As real estate speculation and house flipping soars, resulting in single-family home demolitions potentially reaching record levels, the City of Richmond is proposing a new bylaw to deal with residential construction waste.
This week, at the request of Richmond city council, city planners proposed a Demolition Waste and Recyclable Materials Bylaw aimed at achieving a minimum of 70 per cent diversion of waste from residential construction sites.
In order to oversee the bylaw, the city will hire a new building inspector.
Under the new bylaw, No. 9516, the demolition materials must be taken to licensed recycling and/or waste facilities or reused in accordance with recycling guidelines.
The inspector will have the discretion to waive the bylaw requirements for health and safety, or emergency considerations (damage from fire).
Builders will be required to pay a $250 non-refundable fee as part of the demolition permit application process. They must also pay a $2 per square foot deposit — so $8,000 on a 4,000 square foot home. If more than 70 per cent diversion is achieved, that deposit is refunded. If less than 70 per cent is achieved, the refund decreases on a sliding scale.
Builders were consulted on the bylaw, according to a report to the public works committee. Builders will also be required to submit a recycling plan and a post-demolition compliance report.
Violation penalties run up to $10,000.
The bylaw is expected to come into force on April 1, if passed by city council on Monday.
The city has a goal of 80 per cent household waste diversion, but many residents have been critical of council’s so-called “sustainability framework and initiatives to improve the short and long term livability of our city,” in light of the demolitions.
In 2015, there were 512 home demolitions in Richmond, according to demolition permit reports. In 2011, 473 homes were demolished, the previous highest figure since 2006 — the first year such data has been posted online for Richmond.ca. Since 2009, an annual average of 351 homes have met the wrecking ball.
The report notes city council requested an examination of incentives for house preservation and/or disincentives for demolitions.
The report states punitive fees on demolitions are not possible under the Community Charter, the provincial legislation that governs municipal affairs and fees.
“A fee for local government services must be related to the cost of providing those services.”
As such, a higher fee above the cost-recovery model cannot be imposed on the demolition fees that are punitive in nature in an effort to discourage demolition activities,” notes the report.
Coun. Carol Day had suggested incentives for relocating homes.
However the report notes new energy efficient building codes (thicker windows and doors, better heating/ventilation systems, insulation, seismic requirements etc.) for new and relocated homes “would likely serve to be cost prohibitive.”
