HomeMy WebLinkAboutDSD-2025-439 - Demolition Control Application - 42 & 32 Windom RoadStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: October 27, 2025
SUBMITTED BY: Garett Stevenson, Director, Development and Housing Approvals
Division, 519-783-8922
PREPARED BY: Tina Malone -Wright, Manager, Development Approvals 519-783-
8913
WARD(S) INVOLVED: Ward 2
DATE OF REPORT: October 14, 2025
REPORT NO.: DSD -2025-439
SUBJECT: Demolition Control Application DC25/024/W/AA - 42 & 32 Windom
Road
RECOMMENDATION:
That Demolition Control Application DC25/024/W/AA requesting permission to
remove an existing single detached dwelling located at 32 Windom Road and a
single detached dwelling with an additional dwelling unit (attached) located at 42
Windom Road, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to review a request to demolish an existing single
detached dwelling located at 32 Windom Road and a single detached dwelling with an
additional dwelling unit (attached) located at 42 Windom Road.
• The key finding of this report is that staff supports the demolition as the Applicant
intends to demolish both residential buildings and redevelop with 56 stacked
townhouse dwelling units as per site plan SPF25/066/W, the properties are vacant,
and the removal will facilitate appropriate future development of the lands for
additional residential uses.
• There are no financial implications as there are no impacts to the Capital or Operating
Budget.
• Community engagement included the information posted to the City's website with the
agenda in advance of the Council/Committee meeting. All property owners within 30
metres of the subject property would receive notice of the demolition control
application for information purposes immediately following Council approval.
• This report supports the delivery of core services.
BACKGROUND:
The Development Services Department has received an application requesting the
demolition of a single detached dwelling located at 32 Windom Road and a single detached
dwelling with an additional dwelling unit (attached) located at 42 Windom Road. The subject
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property is zoned Residential Three Zone (RES -5) with site-specific regulation 390 in the
Zoning By-law 2019-51 and designated Low Rise Residential in the City's Official Plan.
The applicant intends to demolish both residential buildings and redevelop with 56 stacked
townhouse dwelling units as per site plan SPF25/066/W.
Figure 1 - Location Map
REPORT:
The dwellings are currently vacant, and the existing structures are proposed to be
demolished to redevelop the site with 56 stacked townhouse dwelling units as per site plan
SPF25/066M.
The proposed demolition will not result in the displacement of residents or the premature
loss of viable housing stock. Therefore, the removal of the existing buildings will facilitate
development of the lands for additional residential units.
Since the demolition will result in the loss of a dwelling unit without an approved plan for
redevelopment (Building Permit for redevelopment), a Council decision is required in
accordance with the City's Demolition Control Policy.
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Existing building at 32 Windom Road
Existing building at 42 Windom Road
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Demolition Control Considerations
The property is located within the City's Demolition Control Area, as defined in the City's
Demolition Control By-law. The demolition control provisions under Section 33 of the
Planning Act are intended to:
• Prevent the premature loss of viable housing stock and the creation of vacant
parcels of land.
• Protect the appearance, character, and integrity of residential neighborhoods and
streetscapes where no redevelopment is planned.
• Prevent the premature loss of municipal property assessment.
• Retain existing dwelling units until redevelopment plans have been considered and
approved.
• Ensure that redevelopment occurs in a timely manner, where proposed.
The property is not designated under the Ontario Heritage Act and is not adjacent to any
cultural heritage resources. Heritage Planning has no concerns with the application.
It is staff's opinion that the proposed demolition is justified as the applicant intends to
redevelop the land with 56 stacked townhouse dwelling units on both properties. The
proposed redevelopment is compatible with the neighbourhood and conforms to the City's
Official Plan and Zoning By-law. At this time, staff recommend that the Demolition Control
Application DC25/024/W/AA, requesting permission to demolish both existing residential
buildings, be approved.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report and the agenda have been posted to the City's website in advance
of the Council / Committee meeting. Immediately following council approval, all property
owners within 30 metres of the subject properties will receive notice of the demolition control
application for information purposes.
PREVIOUS REPORTS/AUTHORITIES:
• City of Kitchener's Demolition Control By-law
• Zoning By-law 2019-051
• Official Plan, 2014
APPROVED BY: Justin Readman, General Manager, Development Services
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