Item No. 11.2 THE CITY OF ONTARIO. CANADA Council Report: C 75/2018 Subject: Application to demolish residential dwellings located at 1558-1560 Ouellette Avenue and 1559 Dufferin Place, which are subject to Demolition Control By-law 131-2017 (Ward 3) Reference: Date to Council: 04/23/18 Author: Greg Atkinson, Senior Planner 519-255-6543 ext. 6582 gatkinson@citywindsor.ca Planning & Building Services Report Date: 17/04/2018 Clerk's File #:SPL/10759 To: Mayor and Members of City Council Recommendation: THAT the Chief Building Official BE AUTHORIZED to issue a demolition permit for the residential dwellings located at 1558-1560 Ouellette Avenue and 1559 Dufferin Place to facilitate redevelopment of the property along with 1568 Ouellette Avenue and 0 Dufferin Place; and, THAT the Chief Building Official BE DIRECTED to require, as a condition of the demolition permit, that the redevelopment be substantially complete within two years of demolition permit issuance. Executive Summary: N/A 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; Page 1 of 4
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. Discussion: The City has received an application to demolish the vacant residential dwellings located at 1558-1560 Ouellette Avenue and 1559 Dufferin Place. The dwellings would be demolished to facilitate a larger redevelopment project on the subject property and adjacent properties located at 0 Dufferin Place and 1568 Ouellette Avenue (see Map 1). The redevelopment plans also include demolition of the commercial building located at 1568 Ouellette Avenue (WRA Clinics) to facilitate the construction of a new 836 square metre (9,000 square foot) medical office building that would be the new home ofwra Clinics. An application for site plan approval has been conditionally approved by Planning Staff (see Appendix A) and an Economic Revitalization Community Improvement Plan (CIP) grant was approved by Council on April 9, 2018. The subject property is designated for Mixed Use in the City's Official Plan and zoned Commercial District (CD3.5), which permits a range of commercial, office, and residential uses. 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 between Pellisier Street and Dufferin Place (See Map 2). The By-law prohibits demolition of any residential property in the demolition control area unless a permit is issued by Council. The By-law allows Council to attach a condition to a demolition permit requiring redevelopment to be substantially completed within a specified timeframe (i.e. must be at least two years from demolition permit issuance). If the condition is not met the City may impose a fee of up to $20,000 for each dwelling unit that was demolished and may put the fee on the tax roll of the subject property. For the two subject properties the maximum fee could be $40,000. 1559 Dufferin Place Is a one and a half story, detached, three bedroom dwelling constructed in 1925 (see Appendix B). The dwelling has been vacant since being purchased by the current owner (2563712 Ontario Limited) in July 2017. Page 2 of 4
1558-1560 Ouellette Avenue is a two and a half storey building originally constructed sometime prior to 1924 as a semi-detached residential dwelling but has been converted for commercial use. The entire building has been used for commercial purposes since being purchased by the current owner in 2014. There is no permit information indicating when the last residential use occurred in this building, however the Municipal Property Assessment Corporation (MPAC ) currently assesses part of the building as residential. Neither property is listed on the Municipal Heritage Register. The proposed site plan conforms with the new off-street parking policies and zoning by-law regulations. Risk Analysis: There is little risk associated with approval of the requested demolition. Refusing the requested demolition would jeopardize the redevelopment plans. Financial Matters: The current total assessed value of the two properties is $353,500 and combined municipal tax levy is $8,500.50. The owner proposed to invest $2,745,000 In new building construction, demolition, site preparation, and development fees. The investment is estimated to increase the collective property value of the entire redevelopment area by $541,000, which would increase the municipal tax levy by $23,645. Fifty percent of the municipal tax increase will be granted back to the owner for the next ten years through the recent Economic Revitalization CIP grant approval. The City will retain the amount of pre-development taxes and half of the estimated tax increase during the CIP grant program. The City will collect the full amount of increased taxes in perpetuity following the expiry of the C1P grant. Consultations: Staff from the Planning, Building and Legal Department has been consulted in the preparation of this report. Conclusion: The demolition of the existing residential dwelling at 1558-1560 Oueiiette Avenue and 1559 Dufferin Place will facilitate a larger office redevelopment that includes two abutting properties. The redevelopment will ensure the existing jobs based out of the WRA Clinics facility will remain Downtown and will add 22 new jobs over the next ten years. The redevelopment will also provide increased property value assessment and related tax levy. The proposed redevelopment conforms with new off-street parking policies and zoning, constitutes orderly development, and the requested demolition is not considered speculative. It is recommended that Council grant the demolition permit for 1558-1560 Ouellette Avenue and 1559 Dufferin Place and that a condition be imposed requiring the Page 3 of 4
redevelopment to be substantially complete within two years of demolition permit issuance. Planning Act Matters: N/A Approvals: Name Michael Cooke Thorn Hunt Joe Baker John Re veil Wira Vendrasco Shelby Askin Hager Onorio Colucci Titl^ Manager of Planning Policy City Planner Manager of Permits / Deputy CBO Chief Building Official Deputy City Solicitor City Solicitor CAO Notifications: Name Gagnon Demolition Samip Shah Paulo Collavino Daniel Desantis Address Email gagnon@mnsi.net sshah@wraclinics.ca paolo@collavinogroup.com ddesantis@collavino.com Appendices: Map 1: Location Map 2: Demolition Control Area - Ouellette Avenue Appendix A: Approved Site Plan Appendix B: Site Photos Page 4 of 4
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Appendix B: Site Photos 1559Dufferin Place 155S-1560 Ouellette Avenue