HomeMy WebLinkAboutDSD-2026-009 - Demolition Control Application - DC25/034/S/AA - 26 Siebert AvenueStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: January 5, 2026
SUBMITTED BY: Garett Stevenson, Director, Development and Housing Approvals
Division, 519-783-8922
PREPARED BY: Arwa Alzoor, Planner, 519-783-8903
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: December 4, 2025
REPORT NO.: DSD -2026-009
SUBJECT: Demolition Control Application - DC25/034/S/AA
26 Siebert Avenue
RECOMMENDATION:
That Demolition Control Application DC25/034/S/AA for 26 Siebert Avenue
requesting permission to demolish a Single Detached Dwelling with one Additional
Dwelling Unit (ADU)(Attached)(Duplex) and replace it with a new Single Detached
Dwelling, BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to outline a request to be approved by Council to demolish
an existing Single Detached Dwelling with an ADU (Attached) (Duplex) and replace it
with a new Single Detached Dwelling located at 26 Siebert Avenue.
• The key finding of this report is that staff support the demolition of the Duplex and
replacing it with a Single Detached Dwelling.
• There are no financial implications as there is no impact 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 will 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 an existing duplex located at 26 Siebert Avenue.
The purpose of this Demolition Control is to remove the existing building that contains two
dwelling units in the form of a Single Detached Dwelling with one ADU (Attached) and
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replace it with only one dwelling unit in the form of a Single Detached Dwelling, which will
result in a loss of one dwelling unit.
The subject property is located on Siebert Avenue between Clark Avenue and Harber
Avenue.
The subject property is identified as `Major Transit Station Area' on Map 2 — Urban
Structure and `Low Rise Residential' on Map 3 — Land Use in the City's 2014 Official Plan.
The property is zoned `Low Rise Residential Two Zone (RES -2)' in Zoning By-law 2019-
051.
In 2012, a Building Permit was issued to finish the basement to convert an existing Single -
Detached Dwelling into a Duplex.
A detached garage was constructed in 2023. The detached garage size required a Minor
Variance to approve its height. It is proposed to remain to serve the new Single Detached
Dwelling.
Figure 1: Location Map
Development and Housing Approvals Staff visited the site on December 4, 2025.
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Figure 2: Front image of the subject property
Figure 3: An image of the subject property showing the detached garage in the rear
yard
REPORT:
Arcadia Home Design Ltd has requested the demolition of the existing Duplex located at
26 Seibert Avenue and submitted a Building Permit Application for the construction of a
new Single Detached Dwelling. As part of the application, the applicant provided a
justification report explaining that the property owner does not wish to continue operating a
rental unit.
The proposed redevelopment is intended to accommodate the Owner's family as their
primary residence, supporting their long-term goal of aging in place within a home that
meets their spatial and functional needs.
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The design of the new dwelling requires additional basement space to support the family's
living arrangements. The Owner has expressed a desire for full control over the building's
use, including management of utilities and security systems, which is not feasible under
the current duplex configuration.
Furthermore, the proposed Single Detached Dwelling has been designed to reflect and
complement the established character of the surrounding neighbourhood. The removal of
the existing basement accessory dwelling unit (ADU) is requested to allow the property to
function as a Single Detached Dwelling.
The applicant has confirmed that both dwelling units have been vacant for an extended
period, with the upper unit unoccupied for approximately 16 months and the lower unit
vacant for approximately 28 months. As the property has fewer than six dwelling units and
has not been tenanted for over a year, the Rental Replacement By-law does not apply.
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.
Since the demolition will result in the loss of a dwelling unit without a plan for replacement,
a Council decision is required in accordance with the City's Demolition Control Policy.
Heritage Comments:
The subject property has no heritage status and is not located adjacent to any heritage
resource. Thus, staff have no issues or concerns.
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.
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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
REVIEWED BY: Tina Malone -Wright, Manager, Development Approvals, Development
and Housing Approvals Division
APPROVED BY: Justin Readman – General Manager, Development Services
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