BACKGROUND:
Following a two-year interim control by-law study, a suite of new policies and regulations were approved by Council on August 28, 2017 that aims to prevent demolition of buildings along the City's traditional commercial streets for use as surface parking.
The new Official Plan policies and zoning by-law regulations apply within the City's Business Improvement Areas and other mainstreet areas such as Ouellette Avenue between Wyandotte Street and Tecumseh Road. The policies apply to new or expanded parking areas (i.e. creation of 5 or more parking spaces) and generally:
- Prohibit new and expanded off-street parking areas abutting traditional commercial streets;
- Require new and expanded off-street parking areas to be located behind buildings;
- Permit rezoning of residential properties within 75 metres of traditional commercial streets for off-street parking use subject to criteria
- Prohibit new vehicle access from traditional commercial streets where access from a side street or alley exists; and
- Require screening and landscaping of parking areas.
Demolition Control By-law 131-2017 was also approved by Council to encourage orderly development and prevent speculative demolition of residential dwellings in the vicinity of traditional commercial streets.
The property subject of this application is designated for Residential use in the City's Official Plan and zoned Residential District 1.3 (RD1.3), which permits one single unit dwelling and existing semi-detached or duplex dwellings.
DISCUSSION:
The City has received an application to demolish a detached residential dwelling located at 652 Bridge Avenue (see Appendix 1). The owner (Ding Mei) proposes to demolish the existing dwelling and replace it with a larger detached dwelling.
Demolition Control By-law 131-2017 applies to properties containing a residential dwelling unit located within 100 metres (328 feet) of traditional commercial streets, which includes properties north and south of Wyandotte Street West Erie Street (See Appendix 2). The By-law prohibits demolition of any residential property in the demolition control area unless a permit is issued by Council.