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3. DEMOLITION CONTROL – 405
TWEEDSMUIR AVENUE RESUME DE LA PROPOSITION DE REGLEMENT DE DEMOLITION
– 405, AVENUE TWEEDSMUIR |
Committee
recommendationS
That Council
approve demolition of a three-unit converted dwelling at 405 Tweedsmuir Avenue
subject to the following conditions:
1.
Until the time of construction of the replacement building, the Owner
shall seed/sod and maintain the property as open space, not use the property
for other interim uses, and maintain the
property in accordance with the Property Standards By-law;
2.
A
replacement building for 405 Tweedsmuir Avenue be substantially completed
within two years from the date of this approval and in default thereof, the
City Clerk and Solicitor shall enter on the collectors roll the sum of
$10,000.00 for each dwelling unit contained in the residential property
demolished;
3.
The Owner
enters into an agreement with the City including the forgoing conditions and
pay all the costs associated with the registration of the said agreement. At such time as a building permit is issued
to redevelop the site and the replacement building is in place, the agreement
will become null and void and will be released upon request by the Owner. The Owner shall pay all costs associated with
the registration of the release from this agreement; and
4.
The approval of this agreement is null and void if provisions of
Condition 3 have not been fulfilled within six months of the date of approval.
RecommandationS DU Comité
Que le Conseil approuve
la démolition d’une habitation
convertie de trois logements située au 405, avenue Tweedsmuir, aux conditions
suivantes :
1.
Que, d’ici à la construction du nouvel immeuble, le propriétaire assure
l'ensemencement/le gazonnement et l'entretien de la propriété en tant qu'espace
ouvert, n'en fasse aucun autre usage temporaire et l’entretienne conformément
au Règlement sur les normes de biens-fonds;
2.
Qu’un immeuble de remplacement pour le 405, avenue Tweedsmuir, soit
substantiellement achevé dans les deux ans suivant la date de la présente approbation,
à défaut de quoi le greffier municipal inscrira au rôle du percepteur la somme
de 10 000 $ pour chacun des logements de la propriété résidentielle
démolie;
3.
Que le propriétaire conclue avec la Ville d'Ottawa une entente
renfermant les conditions énoncées ci-dessus et assume la totalité des coûts
d'enregistrement de cette entente.
Lorsqu'un permis de construire aura été délivré pour le réaménagement du
site et que l'immeuble de remplacement aura été construit, l'entente deviendra
nulle et non avenue et sera révoquée à la demande du propriétaire. Le
propriétaire assumera la totalité des coûts d'enregistrement du formulaire de
révocation de l'entente; et
4.
De considérer l'approbation comme nulle et non avenue si les
dispositions de la recommandation 3 n'ont pas été remplies dans les six mois
suivant la date de l'approbation.
Documentation
Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 23 December 2011 (ACS2012-ICS-PGM-0032).
Report
to/Rapport au :
Comité
de l'urbanisme
and Council / et au Conseil
23 December 2011 / le 23 décembre 2011
Submitted by/Soumis
par : Nancy Schepers, Deputy City
Manager,
Directrice municipale adjointe, Infrastructure
Services and Community Sustainability, Services d'infrastructure et Viabilité des
collectivités
Contact Person/Personne-ressource : John Smit, Manager/Gestionnaire
Development Review-Urban
Services, Inner Core/Examen des projets d'aménagement-
Services urbains, Unité du
Centre intérieur
Planning and Growth Management/Urbanisme et Gestion de
la croissance
(613) 580-2424,13866 John.Smit@ottawa.ca
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SUBJECT: |
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OBJET : |
resume de la proposition de reglement de
demolition – 405, avenue tweedsmuir |
REPORT RECOMMENDATIONS
That the Planning Committee recommend
Council approve demolition of a three-unit converted dwelling at 405 Tweedsmuir
Avenue subject to the following conditions:
1.
Until the time of construction of the replacement building, the Owner
shall seed/sod and maintain the property as open space, not use the property
for other interim uses, and maintain the
property in accordance with the Property Standards By-law;
2.
A
replacement building for 405 Tweedsmuir Avenue be substantially completed
within two years from the date of this approval and in default thereof, the
City Clerk and Solicitor shall enter on the collectors roll the sum of
$10,000.00 for each dwelling unit contained in the residential property
demolished;
3.
The Owner
enters into an agreement with the City including the forgoing conditions and
pay all the costs associated with the registration of the said agreement. At such time as a building permit is issued
to redevelop the site and the replacement building is in place, the agreement
will become null and void and will be released upon request by the Owner. The Owner shall pay all costs associated with
the registration of the release from this agreement; and
4.
The approval of this agreement is null and void if provisions of
Condition 3 have not been fulfilled within six months of the date of approval.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’urbanisme recommande au
Conseil d’approuver la démolition d’une habitation convertie de trois logements
située au 405, avenue Tweedsmuir, aux conditions suivantes :
1.
Que, d’ici à la construction du nouvel immeuble, le propriétaire assure
l'ensemencement/le gazonnement et l'entretien de la propriété en tant qu'espace
ouvert, n'en fasse aucun autre usage temporaire et l’entretienne conformément
au Règlement sur les normes de biens-fonds;
2.
Qu’un immeuble de remplacement pour le 405, avenue Tweedsmuir, soit
substantiellement achevé dans les deux ans suivant la date de la présente
approbation, à défaut de quoi le greffier municipal inscrira au rôle du
percepteur la somme de 10 000 $ pour chacun des logements de la
propriété résidentielle démolie;
3.
Que le propriétaire conclue avec la Ville d'Ottawa une entente
renfermant les conditions énoncées ci-dessus et assume la totalité des coûts
d'enregistrement de cette entente.
Lorsqu'un permis de construire aura été délivré pour le réaménagement du
site et que l'immeuble de remplacement aura été construit, l'entente deviendra
nulle et non avenue et sera révoquée à la demande du propriétaire. Le
propriétaire assumera la totalité des coûts d'enregistrement du formulaire de
révocation de l'entente; et
4.
De considérer l'approbation comme nulle et non avenue si les
dispositions de la recommandation 3 n'ont pas été remplies dans les six mois
suivant la date de l'approbation.
BACKGROUND
The site, 405 Tweedsmuir Avenue, as shown in Document 1, is located on the east side of Tweedsmuir Avenue between Richmond Road to the north and Byron Avenue to the south. The site is 761 square metres in area and is currently occupied by a converted dwelling containing three units. To the north of the site are a motel and the Richmond Road traditional mainstreet, to the east is a large-scale retail and food store, and to the south and west are low-density residential uses.
The
existing converted dwelling on the site was occupied until the end of October
2011 and is now vacant. The Owner has been unable to rent the units since this
time due to the proposed development on the site.
The
proposed development includes demolishing the existing dwelling and
redeveloping the site with a four-storey 16-unit low-rise apartment building in the spring of 2012 as shown in Document 2.
Under the
former City of Ottawa Demolition Control By-law 2000-215, City Council approval
of a demolition permit is required within the former City of Ottawa when a
dwelling unit is removed from a property without a proposed replacement
building. To ensure compliance with the
Demolition Control By-law, the owner has submitted this application to formally
obtain Council approval for the demolition prior to a building permit being
issued for a replacement building.
DISCUSSION
Planning Act and Demolition Control By-law
The Planning
Act and the Demolition Control By-law enable Council to impose conditions on
demolition control approvals. This report sets out several conditions that
staff consider appropriate for this approval including conditions for
maintenance of the site, a timeframe for a replacement building to be
substantially constructed, and the requirement for an agreement with the City
within six months of Council approval.
The condition requiring that the site be
grassed and maintained as open space is a standard condition of demolition
control approval. This condition ensures that the site will be maintained in a
state that will not detract from the surrounding residential area and not used
for other purposes prior to redevelopment.
The
second condition originates from Section 33 of the Planning Act, which allows Council to stipulate a timeframe for a
replacement building and include up to $20,000 per dwelling unit on the
property's tax roll should the replacement building not be substantially
completed within the timeframe specified. Based on the owner’s proposed plans
for the site and the existing number of units, it has been determined that two
years is an applicable timeframe and $10,000 per dwelling unit is an
appropriate penalty for non-completion of the replacement building.
Finally, the owner will be required to enter
into an agreement with the City within six months of the date Council approves the
demolition control. Should the owner not
enter into the required agreement, the approval will be considered null and
void and a demolition permit cannot be issued until a building permit for a
replacement building is issued. Alternatively, should the owner obtain a
building permit for a replacement building within this six-month timeframe, the
owner will no longer be required to enter into an agreement with the City.
Summary
The Owner of the site has pre-consulted with
City staff for the redevelopment of the site for a four-storey low-rise
apartment building and has submitted a Site Plan Control application for the
development. Staff are confident that, as per ongoing discussions with the Owner,
redevelopment of the site will be undertaken in a timely manner.
RURAL IMPLICATIONS
N/A
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. No comments from the public or advisory committees were received.
COMMENTS BY THE WARD COUNCILLOR(S)
Councillor Hobbs is in support of the recommendations of this report.
LEGAL IMPLICATIONS:
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk implications associated with this report.
FINANCIAL IMPLICATIONS
There are no direct financial implications associated with this report.
ACCESSIBILITY IMPACT
There are no direct accessibility implications associated with this report.
TECHNOLOGY IMPLICATIONS
N/A
CITY STRATEGIC PLAN
The City Strategic Plan provides guiding
principles for creative liveable communities and reducing environmental impact
through sustainable choices.
APPLICATION PROCESS
TIMELINE STATUS
The application was not processed by the "On Time Decision Date" established for the processing of Demolition control application due to resolving concerns raised regarding the proposed parking associated with the development.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Concept
Rendering
DISPOSITION
City Clerk and Solicitor Department Legislative Services to notify, OttawaScene Canada Signs 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5.
Legal
Services Branch to prepare agreement between owner and City as per the above
noted recommendations.
