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14. DEMOLITION CONTROL - 999 MERIVALE
ROAD RÉGLEMENTATION DES DÉMOLITIONS
- 999, CHEMIN MERIVALE |
Committee recommendations
That Council approve the demolition
of a two-storey, six unit, rental apartment building that has taken place at
999 Merivale Road and impose the following conditions:
1. The Owner shall be required to submit
to the Director of Planning and the Director of Building Services, a Record of
Site Condition (RSC) completed in accordance with the O.Reg. 153/04 and
acknowledged by the Ministry of the 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 999
Merivale Road be substantially completed within five years from the date of
this approval and in default thereof, the City Clerk shall enter on the
collectors roll the sum of $10 000.00 for each dwelling unit contained in the
residential property demolished.
3. That 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.
4. That the Owner enter 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.
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 Conseil approuve la démolition de l’immeuble d’habitation de deux étages et de six logements situé au 999, chemin Merivale, et impose les conditions suivantes :
1. Le propriétaire devra soumettre au directeur de l’Urbanisme et au directeur des Services du bâtiment un document sur l’état du site établi conformément aux exigences du Règlement de l’Ontario 153/04 et reconnu par le ministère de l’Environnement; ce document devra confirmer que le site conviendra en totalité ou en partie à l’utilisation projetée, en conformité avec le Règlement de l’Ontario 153/04, comme le précise le document 1.
2. Un immeuble de remplacement devra être substantiellement
achevé au 999, chemin Merivale dans les cinq ans suivant la date de la présente
approbation, à défaut de quoi le greffier de la Ville inscrira au rôle de
perception la somme de 10 000 $ pour chaque logement que comptait l’immeuble
d’habitation démoli.
3. Que d’ici à la construction de l’immeuble de remplacement,
le propriétaire ensemence ou gazonne et entretienne le terrain à la manière
d’un espace vert, qu’il ne confère pas à la propriété d’autres utilisations
provisoires et qu’il l’entretienne en conformité avec le Règlement municipal
sur les normes de biens-fonds.
4. Que le propriétaire conclue avec la Ville d’Ottawa une entente renfermant les conditions qui précèdent et paie 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 sera nulle et non avenue et le propriétaire en sera dégagé au moment où il fera la demande. Le propriétaire devra payer les coûts d’enregistrement de ce dégagement.
5. Que l’approbation soit nulle et non avenue si les conditions
énoncées au paragraphe 4 n’ont pas été remplies dans les six mois suivant la
date d’approbation.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 13 November 2007 (ACS2007-PTE-APR-0169).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
13 November 2007 / le 13 novembre
2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager /
Directrice municipale adjointe,
Planning, Transit and the Environment /
Urbanisme, Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager /
Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That Planning and
Environment Committee recommend Council approve the demolition of a two-storey,
six unit, rental apartment building that has taken place at 999 Merivale Road
and impose the following conditions:
1.
The Owner shall be required to
submit to the Director of Planning and the Director of Building Services, a
Record of Site Condition (RSC) completed in accordance with the O.Reg. 153/04
and acknowledged by the Ministry of the 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 999
Merivale Road be substantially completed within five years from the date of
this approval and in default thereof, the City Clerk shall enter on the
collectors roll the sum of $10 000.00 for each dwelling unit contained in the
residential property demolished.
3.
That 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.
4.
That the Owner enter 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.
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.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil
d’approuver la démolition de l’immeuble d’habitation de deux étages et de six
logements situé au 999, chemin Merivale, et impose les conditions
suivantes :
1. Le
propriétaire devra soumettre au directeur de l’Urbanisme et au directeur des
Services du bâtiment un document sur l’état du site établi conformément aux
exigences du Règlement de l’Ontario 153/04 et reconnu par le ministère de
l’Environnement; ce document devra confirmer que le site conviendra en totalité
ou en partie à l’utilisation projetée, en conformité avec le Règlement de
l’Ontario 153/04, comme le précise le document 1.
2. Un
immeuble de remplacement devra être substantiellement achevé au 999, chemin
Merivale dans les cinq ans suivant la date de la présente approbation, à défaut
de quoi le greffier de la Ville inscrira au rôle de perception la somme de
10 000 $ pour chaque logement que comptait l’immeuble d’habitation
démoli.
3. Que
d’ici à la construction de l’immeuble de remplacement, le propriétaire
ensemence ou gazonne et entretienne le terrain à la manière d’un espace vert,
qu’il ne confère pas à la propriété d’autres utilisations provisoires et qu’il
l’entretienne en conformité avec le Règlement municipal sur les normes de
biens-fonds.
4. Que
le propriétaire conclue avec la Ville d’Ottawa une entente renfermant les
conditions qui précèdent et paie 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 sera nulle et non avenue et le propriétaire en sera dégagé au moment
où il fera la demande. Le propriétaire devra payer les coûts d’enregistrement
de ce dégagement.
5. Que
l’approbation soit nulle et non avenue si les conditions énoncées au
paragraphe 4 n’ont pas été remplies dans les six mois suivant la date
d’approbation.
BACKGROUND
The subject property, located at 999 Merivale Road, is on the east side of Merivale, south of Highway 417 and north of the Experimental Farm.
The subject 819-square metre site is currently vacant. A three-storey rental apartment building formerly occupied the site. Adjacent to the east is a six-unit rental apartment building. Properties to the north (vacant), south and west, along Merivale are zoned Neighbourhood Linear Commercial with a Floor Space Index of 1.0. (CN F (1.0))
The previous owner replaced the oil heating system of the building with a SAZ Fired Burner but left the oil tank of the previous system with oil still in it, sometime in 2004. The tank rusted out and oil leaked into the ground. The current owner purchased the property, in March of 2005, with knowledge of the contamination, but not of its extent. The Ministry of the Environment (MOE) intervened and requested, at least two times in October of 2005 and May of 2006, that the site be remediated. It was necessary to demolish the building to remediate the site. A demolition permit was applied for in August of 2005 but not issued. The current owner has spent approximately $300 000 to demolish the building and remediate the property and the adjacent property.
Under the Demolition Control By-law 215-2000, City Council approval of a demolition permits is required within the former City of Ottawa when a dwelling unit is removed from a property without a proposed replacement building. Extenuating circumstances and a request from the Ministry of the Environment, led to the owner demolishing the building without the appropriate Demolition Control approval or a Demolition Permit. 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 building.
DISCUSSION
Staff is recommending approval of this application. As noted, removal of the building and remediation of the site and adjacent site was required in order to control the environmental impact of the petroleum spill 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 Planning Act. This condition 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. 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 time frame 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 $10 000 per dwelling unit is recommended.
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
APPLICATION PROCESS
TIMELINE STATUS
This application was not processed within the
timeframe established for the processing of an Application for Demolition
Control due to waiting for clarification regarding environmental contamination
and clean up.
SUPPORTING DOCUMENTATION
Document
1 - Details of Condition 1
Document 2 - Location Plan
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify owner, Luc P. Dugas, DFB Associates, 2350 Stevenage Drive, Unit # 22, Ottawa, Ontario, K1G 3W3, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) and all interested parties of City Council’s decision.
Legal Services Branch to prepare agreement between owner and City as per the above noted recommendations.
