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14. Demolition control - 68
kempster avenuE |
Committee recommendations
That Council approve the demolition of a
single-detached dwelling that has taken place at 68 Kempster Avenue and impose
the following conditions:
1. The owner shall be
required to submit to the Director, Planning and Infrastructure Approvals and
Director, Buildings Services, a Record of Site Condition (RSC) completed in
accordance with the O.Reg. 153/04 and acknowledged by the Ministry of
Environment confirming that all or part of the site will be suitable for the
proposed use in accordance with O.Reg. 153/04, as detailed in Document 1.
2. That a replacement building for 68 Kempster
Avenue be substantially completed within five years from the date of this
approval and in default thereof, the City Clerk shall enter on the collector’s
roll the sum of $5,000.00 for each dwelling unit contained in the residential
property demolished.
3. That until the time of construction of the
replacement building, the registered 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.
4. That the owner enter into an agreement with
the City of Ottawa 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.
5. That the approval be
considered null and void if the provisions of Condition 4 above have not been
fulfilled within six months of the date of approval.
Recommandations du Comité
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil d’approuver la démolition d’une maison
unifamiliale qui a eu lieu au 68, avenue Kempster et d’imposer les conditions
suivantes :
1. Le propriétaire devra soumettre au directeur, Approbation des
demandes d'aménagement et d'infrastructure et au directeur, Services du
bâtiment, un Rapport sur l’état du site (RÉS) rempli conformément au Règlement
153/04 de l’Ontario (O. Reg. 153/04) et reconnu par le ministère de
l’Environnement, confirmant que la totalité ou une partie du site sera
appropriée pour l’utilisation proposée selon O.Reg. 153/04, tel que décrit dans
le document 1.
2. Qu’un bâtiment de remplacement pour le 68, avenue Kempster soit
construit en grande partie dans les cinq ans suivant la date de cette
approbation, et à défaut de quoi, le greffier municipal inscrira sur le rôle du
percepteur le montant de 5 000,00 $ pour chaque unité d’habitation
faisant partie de la propriété résidentielle démolie.
3. Que, jusqu’au moment de la construction du bâtiment de
remplacement, le propriétaire inscrit devra ensemencer la propriété et la
maintenir en tant qu’aire ouverte, ne pourra utiliser la propriéte à d’autres
fins provisoires, et devra maintenir la propriété selon le Règlement sur les
normes de bien-fonds.
4. Que le propriétaire conclue une entente avec la Ville d’Ottawa qui
comprend les conditions précédentes et paie tous les coûts associés à
l’enregistrement de ladite entente. Au moment où un permis de construire sera
délivré afin de réaménager le site et que le bâtiment de remplacement sera en
place, l’entente deviendra nulle et sera rendue publique à la demande du propriétaire.
Le propriétaire devra payer tous les coûts associés à l’enregistrement de la
renonciation à cette entente.
5. Que l’approbation soit considérée nulle si les dispositions de la
Condition 4 ci-dessus n’ont pas été exécutées dans les six mois suivant la date
d’approbation.
Documentation
1. A/Deputy City Manager's report
(Planning and Growth Management) dated
27 May 2006 (ACS2006-PGM-APR-0129).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
Submitted by/Soumis par : John Moser, Deputy
City Manager /
Directeur municipal adjoint par
intérim
Planning and Growth Management /
Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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OBJET : |
REPORT RECOMMENDATIONS
That the Planning and Environment Committee
recommend Council approve the demolition of a single-detached dwelling that has
taken place at 68 Kempster Avenue and impose the following conditions:
1. The owner shall be required to submit to the Director, Planning and Infrastructure Approvals and Director, Buildings Services, a Record of Site Condition (RSC) completed in accordance with the O.Reg. 153/04 and acknowledged by the Ministry of Environment confirming that all or part of the site will be suitable for the proposed use in accordance with O.Reg. 153/04, as detailed in Document 1.
2. That a replacement building for 68 Kempster
Avenue be substantially completed within five years from the date of this
approval and in default thereof, the City Clerk shall enter on the collector’s
roll the sum of $5,000.00 for each dwelling unit contained in the residential
property demolished.
3. That until the time of construction of the
replacement building, the registered 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.
4. That the owner enter into an agreement with
the City of Ottawa 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.
5. That the approval be considered null and void if the provisions of Condition 4 above have not been fulfilled within six months of the date of approval.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil d’approuver la démolition d’une maison unifamiliale qui a
eu lieu au 68, avenue Kempster et d’imposer les conditions suivantes :
1. Le propriétaire devra soumettre au directeur, Approbation des
demandes d'aménagement et d'infrastructure et au directeur, Services du
bâtiment, un Rapport sur l’état du site (RÉS) rempli conformément au Règlement
153/04 de l’Ontario (O. Reg. 153/04) et reconnu par le ministère de
l’Environnement, confirmant que la totalité ou une partie du site sera
appropriée pour l’utilisation proposée selon O.Reg. 153/04, tel que décrit dans
le document 1.
2. Qu’un bâtiment de remplacement pour le 68, avenue Kempster soit
construit en grande partie dans les cinq ans suivant la date de cette
approbation, et à défaut de quoi, le greffier municipal inscrira sur le rôle du
percepteur le montant de 5 000,00 $ pour chaque unité d’habitation
faisant partie de la propriété résidentielle démolie.
3. Que, jusqu’au moment de la construction du bâtiment de
remplacement, le propriétaire inscrit devra ensemencer la propriété et la
maintenir en tant qu’aire ouverte, ne pourra utiliser la propriéte à d’autres
fins provisoires, et devra maintenir la propriété selon le Règlement sur les
normes de bien-fonds.
4. Que le propriétaire conclue une entente avec la Ville d’Ottawa qui
comprend les conditions précédentes et paie tous les coûts associés à
l’enregistrement de ladite entente. Au moment où un permis de construire sera
délivré afin de réaménager le site et que le bâtiment de remplacement sera en
place, l’entente deviendra nulle et sera rendue publique à la demande du
propriétaire. Le propriétaire devra payer tous les coûts associés à
l’enregistrement de la renonciation à cette entente.
5. Que l’approbation soit considérée nulle si les dispositions de la
Condition 4 ci-dessus n’ont pas été exécutées dans les six mois suivant la date
d’approbation.
BACKGROUND
The subject property is located at 68 Kempster Avenue
on the west side of the street, one property north of Carling Avenue. The 460 square metre property is presently
vacant. A two-storey detached dwelling
and garage formerly occupied the site.
The lands abutting the site to the north, west, and east across Kempster
Avenue contain single-detached dwellings.
Abutting the property to the south, along Carling Avenue is a
three-storey commercial building.
In February 2006,
approximately 900 litres of oil leaked from an above-ground storage tank
located on the subject property.
Subsequent borehole investigations revealed the presence of a petroleum
plume extending underneath the residence.
It was determined that immediate removal of the building was necessary
to enable remediation and avoid further ground contamination. To facilitate this, the City expedited the
issuance of a demolition permit (reference number 0601254). The property in question has been acquired
by the previous owner’s insurance company.
According to the applicant, the insurance company intends to sell the
property following remediation.
Under the Demolition
Control By-law 215-2000, City Council approval of demolition permits is
required within the former City of Ottawa when a dwelling unit is removed from
a property without a proposed replacement building. Due to the urgency of the situation at 68 Kempster Avenue, a
demolition permit was issued without the owner first obtaining Demolition
Control Approval. To ensure compliance
with the Demolition Control By-law, the owner has submitted this application to
formally obtain Council approval for the demolition that has taken place, as
the owner has not applied to replace the former dwelling.
DISCUSSION
Staff is recommending
approval of this application. As noted,
removal of the building was urgent, in order to control the environmental
impact of the petroleum spill that occurred on the property. As a result, the owner was unable to have
plans prepared to obtain a permit for a replacement building prior to
demolishing the existing building.
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. Condition 1 relates to the oil spill that
occurred on the property. It requires
that the owner submit a record of Site Condition (RSC) prior to obtaining a
building permit as set out in Document 1.
This will ensure that the property is remediated to a standard safe for
residential redevelopment. The second
condition originates from Section 33 of the Ontario Planning Act. This condition allows Council to stipulate a
timeframe for a replacement building and include up to $20,000.00 on the
property’s tax roll, should the replacement building not be substantially
completed within the time period specified.
This is to ensure that the site will be developed within a reasonable
time period, so as to maintain the fabric of the community. The five-year timeframe specified in the
recommendation provides three additional years over the normal timeframe for
having buildings substantially completed following the demolition of a
residential property. This is to allow
for extensive environmental assessment and remediation that will be required
prior to redevelopment.
If a replacement dwelling
is not substantially completed within five years, a monetary penalty of
$5,000.00 is recommended. This amount
is considerably less than the $20,000.00 that could be imposed under the
Planning Act, and is this case, is considered reasonable.
Condition 3 requires
that the site be grassed and maintained as open space. This is a standard condition imposed as part
of the demolition control approval to ensure that the site will be maintained
in a state that will not detract from the residential area. Finally, as provided for by Section 33 of the
Planning Act, the owner will be required to enter into an agreement with the
City within six months of the date Council approves this recommendation. Should the owner not enter into the required
agreement, the approval will be considered null and void and the owner will be
in violation of the provisions of the Demolition Control By-law.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of the proposal. No comments were received in response to the circulation of this application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS
TIMELINE STATUS
This application was processed within the
timeframe established for the processing of an Application for Demolition
Control.
SUPPORTING DOCUMENTATION
Document 1 - Details of Condition 1
Document 2 - Location Plan
DISPOSITION
Department of Planning and Growth Management to
notify, Paul Vriend, 1084 Kenaston Street, Ottawa, Ontario, K1B 3P5, Signs.ca,
866 Campbell Avenue, Ottawa, Ontario, K2A 2C5, and all interested parties of
Planning and Environment Committee’s decision.
a) The Record of Site Condition (RSC) required in condition 1 shall be submitted prior to the issuance of a building permit.
b) The City may issue a building permit on
a phased basis to allow for site investigation and remediation activities if
permitted by O.Reg. 153/04. No further
site works will be permitted until the RSC is submitted.
c) Where available information reveals that contamination extends into a City right-of-way and submission of an RSC is not possible, a building permit may be issued in regards to a site on a phased basis:
(i) Where the owner has executed an off-site management agreement to remediate the right-of-way and the site; or
(ii) Where the owner has completed remediation
work on the right-of-way to the satisfaction of the City.
