HomeMy WebLinkAboutCA Minutes - 2024-12-10
Committee of Adjustment
Committee Minutes
December 10, 2024, 10:00 a.m.
Council Chambers
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
Present: S. Hannah, Member
B. Santos, Member
B. McColl, Member
M. Gambetti, Member
Staff: T. Malone-Wright, Manager, Development Approvals
D. Seller, Transportation Services
M. Mills, Committee Coordinator
C. Owen, Administrative Clerk
_____________________________________________________________________
1. COMMENCEMENT
The Committee of Adjustment met this date commencing at 10:02 a.m.
2. MINUTES
Moved by M. Gambetti
Seconded by B. Santos
"That the regular minutes of the Committee of Adjustment meeting held
November 19, 2024, as circulated to the members, be accepted".
3. DISCLOSURE OF PECUNIARY INTEREST AND THE GENERAL
NATURE THEREOF
3.1 B. McColl - B 2024-017 & B 2024-018 - 135 Gateway Park Drive, DSD-2024-
420
1
B. McColl declared a pecuniary interest with respect to consent application B
2024-017 & B 2024-018 - 135 Gateway Park Drive, DSD-2024-420 on the
agenda this date due to owning property in close proximity to the subject
property. Accordingly, B. McColl did not participate in any discussion or vote
regarding this matter.
3.2 B. McColl - A 2024-112 - 578 Guelph Street, DSD-2024-533
B. McColl declared a pecuniary interest with respect to minor variance
application A 2024-112 - 578 Guelph Street, DSD-2024-533 on the agenda this
date to a family member residing in close proximity to the subject property.
Accordingly, B. McColl did not participate in any discussion or vote regarding this
matter.
4. APPLICATIONS FOR MINOR VARIANCE AND / OR CONSENT PURSUANT
TO THE PLANNING ACT
5. UNFINISHED BUSINESS
5.1 A 2024-075 - 96 Wood Street, DSD-2024-530
Submission No.: A 2024-075
Applicant: Nadajda Vladco & Natalia Podolean
Property Location: 96 Wood Street
Legal Description: Lot 28, Plan 287
Appearances:
In Support:
J. Dantzer
N. Podolean
N. Ryan
Contra:
M. Grieco
Written Submissions:
I. Cote
M. Grieco
T. Pilcher
J. Gaunt
2
A. Wong
E. Beyers
L. & W. Hickman
M. Rudy-Froese
P. Koop
J. Fowler
A. Gordon
W. Rogers
K. Snyder
O. Koop
Sarah
J. & A. Weber Steckly
M. Reynolds & N. Majury
K. Phillips
C. Puddy
A. Marshall
L. McDonald
A. Harding
T. Foster-Grieco
D. Kennedy
C. Snyder
The Committee was advised the applicant requested permission to permit a
visibility obstruction (a fence) having a height of 1.83m within one side of the
Driveway Visibility Triangle (DVT) rather than maximum permitted height of 0.9m
within the DVT; a lot area of 393 sq.m. rather than the required 450 sq.m; a front
yard setback of 3.8m rather than the required 4.5m; an exterior side yard setback
abutting York Street of 2.5m rather than the required 4m; a building height of 12m
rather than the maximum permitted 11m to facilitate the redevelopment of the
property into an 8-unit multi-residential dwelling.
3
The Committee considered Development Services Department report DSD-2024-
530, dated November 28, 2024, recommending deferral until June 17, 2025, or
earlier, as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated August 26, 2024, advising they have no concerns with the subject
application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
T. Malone-Wright advised, the Committee deferred consideration of the subject
application at the September 17, 2024 Committee of Adjustment meeting to allow
the applicant an opportunity to prepare, submit and obtain approval of a Tree
Protection and Enhancement Plan and Planning Justification. T. Malone-Wright
noted the applicant has yet to provide the requested reports thus, Staff
recommend a further deferral to the June 17, 2025 meeting, or earlier, to allow
the applicants additional time to prepare and submit the Tree Protection and
Enhancement Plan and Planning Justification report.
N. Ryan, Masri O Architects, J. Dantzer, and N. Podolean were in attendance in
support of the staff recommendation noting the applicant requires additional time
to address cultural heritage aspects in the Planning Justification report.
In response to questions from N. Ryan regarding the requirement for a Tree
Protection and Enhancement Plan if the proposed location of the driveway is no
longer pursued, the Committee advised due to the setback of the proposed
building and its' impact to street trees, a Tree Protection and Enhancement Plan
will still be required. J. Dantzer expressed disagreement noting the concrete
located at the front yard has no impacts to street tress and will be maintained if
the variance is approved. Further, J. Dantzer noted other properties along York
Street have setbacks of 3.5m from their property lines thus, the requested 3.8m
front yard setback is reasonable.
M. Grieco provided comments in opposition to the application noting the
proposed development sets precedent for further intensification in the subject
area which will negatively impact the neighbourhood design characteristics.
Moved by B. Santos
Seconded by M. Gambetti
That the application of NADEJDA VLADCO and NATALIA PODOLEAN
requesting a minor variance to permit a visibility obstruction (a fence) having a
4
height of 1.83m within one side of the Driveway Visibility Triangle (DVT) rather
than maximum permitted height of 0.9m within the DVT; a lot area of 393 sq.m.
rather than the required 450 sq.m; a front yard setback of 3.8m rather than the
required 4.5m; an exterior side yard setback abutting York Street of 2.5m rather
than the required 4m; a building height of 12m rather than the maximum
permitted 11m to facilitate the redevelopment of the property into an 8-unit multi-
residential dwelling, on Lot 28, Plan 287, 96 Wood Street, Kitchener, Ontario, BE
DEFERRED until June 17, 2025, or earlier to allow the applicants additional
time to prepare and submit a Tree Protection and Enhancement Plan and
Planning Justification report.
Carried
5.2 B 2024-017 & B 2024-018 - 135 Gateway Park Drive, DSD-2024-527
Submission No.: B 2024-017 & B 2024-018
Applicant: 1289193 Ontario Inc /co David Perrott
Property Location: 135 Gateway Park Drive
Legal Description: Block 11, Plan 1745 and Block 4, Lots 1, 8, 9, 10, Plan 1744
Appearances:
In Support:
E. Elliott
Contra:
None
Written Submissions:
None
B. McColl declared a pecuniary interest with respect to consent application B
2024-017 & B 2024-018 - 135 Gateway Park Drive, DSD-2024-530 on the
agenda this date due to owning property in close proximity to the subject
property. Accordingly, B. McColl did not participate in any discussion or vote
regarding this matter.
B. McColl left the meeting at this time.
The Committee was advised the applicant requested permission to create an
easement over the retained parcel from Consent Application B 2024-017, in
favour of the severed parcels created proposed to be created through Consent
Applications B 2024-018 and B 2024-037. Further, the applicant requested
5
permission to sever a parcel of land having a width of 180m, a depth of 84m and
an area of 18,624sq.m., and to create an easement over the severed parcel, in
favour of the retained parcel proposed to be created through Consent Application
B 2024-017 and the severed parcel proposed to be created through Consent
Application B 2024-037. Additionally, the applicant requested permission to sever
an irregular parcel of land having a width of 84m, a depth of 65m and an area of
4,327sq.m., and to create an Easement over the severed parcel, in favour of the
retained parcel proposed to be created through Consent Application B 2024-017
and the severed parcel proposed to be created through Consent Application B
2024-018.
The Committee considered Development Services Department report DSD-2024-
527, dated November 27, 2024, recommending approval subject to conditions as
outlined in the report.
The Committee considered the reports of the Region of Waterloo Transportation
Planner, dated November 25, 2024, advising they have no concerns with the
application subject to a condition as outlined in the report.
The Committee considered the reports of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
The Chair noted Consent application B 2024-037 will be considered sequentially
to the subject application as it relates to the subject property.
T. Malone-Wright advised, the Committee deferred consideration of the subject
application at the August 20, 2024 Committee of Adjustment meeting to allow the
applicant an opportunity to consult further with Staff and public agencies
regarding proposed conditions of the application approval. It was noted the
applicant has since revised the application to add an additional severance for
each existing building to be located on a separate lot in order to be dealt with
independently and has requested easements over both the severed and retained
parcels in order to maintain access through the site for all properties.
E. Elliott, MHBC Planning was in attendance in support of the staff
recommendation.
Submission No. B 2024-017
Moved by B. Santos
Seconded by M. Gambetti
6
That the application of 1289193 ONTARIO INC requesting permission to create
an easement over the retained parcel from Consent Application B 2024-017, in
favour of the severed parcels created through Consent Applications B 2024-018
and B 2024-037, generally in accordance with the severance sketch, prepared by
MHBC Planning, dated October 2024, on Block 11, Plan 1745 and Block 4, Lots
1, 8, 9, 10, Plan 1744, 135 Gateway Park Drive, Kitchener, Ontario, BE
APPROVED, subject to the following conditions:
1.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
2. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
property(ies) to the satisfaction of the City
3. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
4. That the Transfer Easement document(s) required to create the
Easement(s) being approved herein shall include the following, and shall
Development and Housing Approvals:
1. a clear and specific description of the purpose of the Easement(s) and
of the rights and privileges being granted therein (including detailed
terms and/or conditions of any required maintenance, liability and/or
cost sharing provisions related thereto); and
2. a clause/statement/wording confirming that the Easement(s) being
granted shall be maintained and registered on title in perpetuity and
shall not be amended, released or otherwise dealt with without the
express written consent of the City.
5.
Transfer Easement(s) and to immediately thereafter provide copies
thereof to the City Solicitor, be provided to the City Solicitor.
6. That the property owner shall convey to the City of Kitchener, without cost
and free of encumbrance, an approximate 3-metre-wide road widening
7
along the entire Gateway Park Drive frontage (retained and severed), as
shown indicated on a reference plan by an Ontario Land Surveyor (OLS),
Prior to conveyance, the property Owner shall prepare, at their cost, a Phase I
and if necessary, a Phase II Environmental Site Assessment (ESA) for the portion
of the lands being dedicated for a road widening of Gateway Park Drive, to the
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
n-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-018
Moved by B. Santos
Seconded by M. Gambetti
That the application of 1289193 ONTARIO INC requesting to sever a parcel of
land having a width of 180m, a depth of 84m and an area of 18,624sq.m., and to
8
create an easement over the severed parcel, in favour of the retained parcel
created through Consent Application B 2024-017 and the severed parcel created
through Consent Application B 2024-037, generally in accordance with the
severance sketch, prepared by MHBC Planning, dated October 2024 on Block
11, Plan 1745 and Block 4, Lots 1, 8, 9, 10, Plan 1744, 135 Gateway Park Drive,
Kitchener, Ontario, BE APPROVED, subject to the following conditions:
1.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
2. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
property(ies) to the satisfaction of
3. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
4. That the Transfer Easement document(s) required to create the
Easement(s) being approved herein shall include the following, and shall
Development and Housing Approvals:
1. a clear and specific description of the purpose of the Easement(s) and
of the rights and privileges being granted therein (including detailed
terms and/or conditions of any required maintenance, liability and/or
cost sharing provisions related thereto); and
2. a clause/statement/wording confirming that the Easement(s) being
granted shall be maintained and registered on title in perpetuity and
shall not be amended, released or otherwise dealt with without the
express written consent of the City.
5.
Transfer Easement(s) and to immediately thereafter provide copies
thereof to the City Solicitor, be provided to the City Solicitor.
6. That the property owner shall provide a servicing plan showing outlets to
the municipal servicing system to the satisfaction of the Director of
Engineering Services.
9
7. That the property owner shall submit a Development Asset Drawing
(digital AutoCAD) for the site (servicing, SWM etc.) with corresponding
of Engineering Services, prior to deed endorsement.
8. That the property owner shall make financial arrangements for the
installation of any new service connections to the severed and/or retained
lands to the satisfaction of the City's Director of Engineering Services.
9. That the property owner shall convey to the City of Kitchener, without cost
and free of encumbrance, an approximate 3-metre-wide road widening
along the entire Gateway Park Drive frontage (retained and severed), as
shown indicated on a reference plan by an Ontario Land Surveyor (OLS),
Prior to conveyance, the property owner shall prepare, at their cost, a
Phase I and if necessary, a Phase II Environmental Site Assessment
(ESA) for the portion of the lands being dedicated for a road widening of
Engineering Services.
10. That the property owner shall complete a Building Code Assessment for
the existing buildings proposed to be retained on the severed and retained
parcels of land, prepared by a qualified person, to confirm that the
proposed property line and any of the building adjacent to this new
property line complies with the Ontario Building Code, to the satisfaction
Building Official. The assessment shall address items
face, and shall include recommendations such as closing in of openings
pending spatial separation calculation results.
The property owner shall obtain a Building Permit for any remedial
work/upgrades required by the Building Code Assessment.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
10
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting minutes, which are
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
6. NEW BUSINESS
6.1 B 2024-037 - 135 Gateway Park Drive, DSD-2024-527
Submission No.: B 2024-037
Applicant: 1289193 Ontario Inc c/o David Perrott
Property Location: 135 Gateway Park Drive
Legal Description: Block 11, Plan 1745 and Block 4, Lots 1, 8, 9, 10, Plan 1744
Appearances:
In Support:
E. Elliott
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to sever an
irregular parcel of land having a width of 180m along King Street and an area of
4,327 sq.m., shown as Part 3 on the severance plan attached to the application.
The retained land will have a width of 58m along King Street East and an area of
12,623 sq.m. Consent is also requested to create an easement having an
11
approximate area of 494 sq.m. for access purposes over Part 4 shown on the
severance plan attached to the application.
The Committee considered Development Services Department report DSD-2024-
527, dated November 27, 2024, recommending approval subject to conditions as
outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 25, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
E. Elliott, MHBC Planning, was in attendance in support of the staff
recommendation.
Moved by B. Santos
Seconded by M. Gambetti
That the application of 1289193 ONTARIO INC requesting permission to sever
an irregular parcel of land having a width of 84m, a depth of 65m and an area of
4,327sq.m., and to create an Easement over the severed parcel, in favour of the
retained parcel created through Consent Application B 2024-017 and the severed
parcel created through Consent Application B 2024-018, generally in accordance
with the severance sketch, prepared by MHBC Planning, dated October 2024, on
Block 11, Plan 1745 and Block 4, Lots 1, 8, 9, 10, Plan 1744, 135 Gateway Park
Drive, Kitchener, Ontario, BE APPROVED, subject to the following conditions:
1. nsfer documents
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
2. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
3. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
12
4. That the Transfer Easement document(s) required to create the
Easement(s) being approved herein shall include the following, and shall
Development and Housing Approvals:
a. a clear and specific description of the purpose of the Easement(s) and
of the rights and privileges being granted therein (including detailed
terms and/or conditions of any required maintenance, liability and/or
cost sharing provisions related thereto); and
b. a clause/statement/wording confirming that the Easement(s) being
granted shall be maintained and registered on title in perpetuity and
shall not be amended, released or otherwise dealt with without the
express written consent of the City.
5. That a satisfactory
Transfer Easement(s) and to immediately thereafter provide copies
thereof to the City Solicitor, be provided to the City Solicitor.
6. That the property owner shall provide a servicing plan showing outlets to
the municipal servicing system to the satisfaction of the Director of
Engineering Services.
7. That the property owner shall submit a Development Asset Drawing
(digital AutoCAD) for the site (servicing, SWM etc.) with corresponding
layer names and asset info
of Engineering Services, prior to deed endorsement.
8. That the property owner shall make financial arrangements for the
installation of any new service connections to the severed and/or retained
lands to the satisfaction of the City's Director of Engineering Services.
9. That the property owner shall complete a Building Code Assessment for
the existing buildings proposed to be retained on the Severed and
Retained parcels of land, prepared by a Qualified Person, to confirm that
the proposed property line and any of the building adjacent to this new
property line complies with the Ontario Building Code, to the satisfaction
such as, but not li
face, and shall include recommendations such as closing in of openings
pending spatial separation calculation results.
The property owner shall obtain a Building Permit for any remedial work/
upgrades required by the Building Code Assessment.
13
10. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
6.2 A 2024-107 - 15-105 Mooregate Crescent, DSD-2024-536
B. McColl returned to the meeting at this time.
Submission No.: A 2024-107
Applicant: Region of Waterloo c/o Dave Pawelko
Property Location: 15-105 Mooregate Crescent
Legal Description: Lot 12, Plan 1268
Appearances:
In Support:
R. White
14
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a 2.9m
westerly interior side yard setback rather than the required 4.5m; a maximum
Gross Floor Area (GFA) of 1,100 sq.m, for individual non-residential use whereas
a maximum GFA of 600 sq.m.is permitted; to permit dwelling units located at
ground floor level to have no patio area adjacent to the dwelling unit with direct
access to such dwelling unit; to add a Health Clinic and Social Service
Establishment as permitted uses; to permit balconies 1.1m from the street line
rather than the required 3m; having 303 parking spaces rather than the required
378 parking spaces (1 space per unit); having non-residential uses subject to the
Multi-Unit Parking Rate with a gross floor area (GFA) of 2657 sq.m.; 32 parking
spaces rather than the required 78 parking spaces (1 space per 35 sq.m.); and,
having parking spaces to be assigned uses in the following quantities: dwelling
units having a minimum of 303 parking spaces, nonresidential uses having a
minimum of 32 parking spaces and a minimum of 30 parking spaces for visitors
rather than all parking spaces being shared between uses and unassigned to
facilitate the redevelopment of the property with residential, social services and
convenience retail uses.
The Committee considered Development Services Department report DSD-2024-
536, dated December 4, 2024, recommending approval as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
R. White, SvN - Architects + Planners, was in attendance in support of the staff
recommendation.
Moved by M. Gambetti
Seconded by B. Santos
That the application of REGIONAL MUNICIPALITY OF WATERLOO requesting
minor variances to permit a 2.9m westerly interior side yard setback rather than
15
the required 4.5m; a maximum Gross Floor Area (GFA) of 1,100 sq.m, for
individual non-residential use whereas a maximum GFA of 600 sq.m.is permitted;
to permit dwelling units located at ground floor level to have no patio area
adjacent to the dwelling unit with direct access to such dwelling unit; to add a
Health Clinic and Social Service Establishment as permitted uses; to permit
balconies 1.1m from the street line rather than the required 3m; having 303
parking spaces rather than the required 378 parking spaces (1 space per unit);
having non-residential uses subject to the Multi-Unit Parking Rate with a gross
floor area (GFA) of 2657 sq.m.; 32 parking spaces rather than the required 78
parking spaces (1 space per 35 sq.m.); and, having parking spaces to be
assigned uses in the following quantities: dwelling units having a minimum of 303
parking spaces, nonresidential uses having a minimum of 32 parking spaces and
a minimum of 30 parking spaces for visitors rather than all parking spaces being
shared between uses and unassigned to facilitate the redevelopment of the
property with residential, social services and convenience retail uses, generally in
accordance with drawings prepared by SvN - Architects + Planners, on Lot 12,
Plan 1268, 15 -105 Mooregate Crescent, Kitchener, Ontario, BE APPROVED.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
considered and taken into account as part of t-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
6.3 A 2024-108 - 42 Wendy Crescent, DSD-2024-523
Submission No.: A 2024-108
Applicant: Mariusz & Magdalena Gawronski
Property Location: 42 Wendy Crescent
Legal Description: Part Lot 10, Plan 1661; being Part 2 on Reference Plan 58R-
6172
16
Appearances:
In Support:
M. Gawronski
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a
maximum height to the underside of the fascia of 4.3m rather than the permitted
3m to facilitate the construction of an accessory structure in the rear yard of the
subject property.
The Committee considered Development Services Department report DSD-2024-
523, dated December 4, 2024, recommending approval as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
M. Gawronski was in attendance in support of the staff recommendation.
Moved by M. Gambetti
Seconded by B. Santos
That the application of MAGDALENA EZBIETA GAWRONSKA and MARIUSZ
GAWRONSKI requesting a minor variance to permit a maximum height to the
underside of the fascia of 4.3m rather than the permitted 3m to facilitate the
construction of an accessory structure in the rear yard of the subject property,
generally in accordance with drawings by View-it Design, dated March 2024, on
Part Lot 10, Plan 1661; being Part 2 on Reference Plan 58R-6172, 42 Wendy
Crescent, Kitchener, Ontario, BE APPROVED.
It is the opinion of this Committee that:
1. The variance requested in this application is minor.
17
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
6.4 A 2024-109 - 25 Sandsprings Crescent, DSD-2024-515
Submission No.: A 2024-109
Applicant: Kristen McKellar & Richard McKellar
Property Location: 25 Sandsprings Crescent
Legal Description: Lot 531, Plan 1375
Appearances:
In Support:
K. McKellar
R. McKellar
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a
driveway to be located 0m from the front (easterly) lot line rather than the
required 1.2m to recognize the location of an existing driveway.
The Committee considered Development Services Department report DSD-2024-
515, dated November 26, 2024, recommending approval as outlined in the
report.
18
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
K. McKellar and R. McKellar were in attendance in support of the staff
recommendation.
Moved by B. McColl
Seconded by M. Gambetti
That the application of KRISTIN MCKELLAR and RICHARD MCKELLAR
requesting a minor variance to permit a driveway to be located 0m from the front
(easterly) lot line rather than the required 1.2m to recognize the location of an
existing driveway, on Lot 531, Plan 1375, 25 Sandsprings Crescent, Kitchener,
Ontario, BE APPROVED.
It is the opinion of this Committee that:
1. The variance requested in this application is minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting minutes, which are ava
www.kitchener.ca.
Carried
6.5 A 2024-111 - 124 Cedar Street South, DSD-2024-522
Submission No.: A 2024-111
Applicant: Nicholas Vining
Property Location: 124 Cedar Street South
Legal Description: Part Lot 18, Plan 390
19
Appearances:
In Support:
N. Vining
M. Muller
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a front
yard setback of 2m rather than the required 4.5m to facilitate the construction of
a 2-storey addition, a porch and ground supported a balcony in the front yard of
the existing dwelling.
The Committee considered Development Services Department report DSD-2024-
522, dated November 27, 2024, recommending approval subject to a condition
as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
N. Vining and M. Muller, John MacDonald Architect Inc., were in attendance in
support of the staff recommendation. In response to questions from the
Committee regarding the driveway encroachment onto the neighbouring property,
N. Vining advised of his intention to rectify this issue in 2025.
Moved by B. Santos
Seconded by M. Gambetti
That the application of NICHOLAS WILLIAM EDWARD VINING requesting a
minor variance Zoning By-Law 2019-051 an 85-1 to permit a front yard setback
of 2m rather than the required 4.5m to facilitate the construction of a 2-storey
addition, a porch and ground supported a balcony in the front yard of the existing
dwelling, in accordance with drawings prepared by John MacDonald Architect,
20
dated November 1, 2024, on Part Lot 18, Plan 390, 124 Cedar Street South,
Kitchener, Ontario, BE APPROVED.
This Minor Variance shall become effective only at such time as By-law 2024-065
(for Protected Major Transit Station Areas Lands) comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variance requested in this application is minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
6.6 A 2024-112 - 578 Guelph Street, DSD-2024-533
Submission No.: A 2024-112
Applicant: Simon Wong
Property Location: 578 Guelph Street
Legal Description: Lot 14, Plan 750
Appearances:
In Support:
S. Wong
Contra:
None
Written Submissions:
None
21
B. McColl declared a pecuniary interest with respect to minor variance
application A 2024-112 - 578 Guelph Street, DSD-2024-533 on the agenda this
date to a family member residing in close proximity to the subject property.
Accordingly, B. McColl did not participate in any discussion or vote regarding this
matter.
B. McColl left the meeting at this time.
The Committee was advised the applicant requested permission to permit at-
grade steps to be setback 0.12m from the easterly lot line rather than the
required 0.5m; and, having a front yard setback of 5.15m rather than the required
6.61m, to facilitate the construction of a second floor balcony supported by the
ground of a detached dwelling unit on the 2nd floor and the construction of an
unobstructed walkway leading to an Additional Dwelling Unit (Detached) in the
rear yard.
The Committee considered Development Services Department report DSD-2024-
533, dated November 29, 2024, recommending approval as outlined in the
report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
S. Wong was in attendance in support of the staff recommendation. In response
to questions from the Committee regarding the number of dwelling units intended
to be constructed, S. Wong noted three dwelling units are proposed. T. Malone-
Wright confirmed Staff received a declaration from the applicant confirming the
main building will be used for a duplex and the detached unit at the rear of the
property will be used for one dwelling unit.
In response to questions from the Committee, T. Malone-Wright advised 4 units
are permitted at the property subject to building permit approval. In response to
further questions from the Committee, D. Seller confirmed the proposed parking
configuration at the subject property is permitted.
S. Hannah noted he would not be voting in favour of approval of the Staff
recommendation as the plan provided with the application gives the impression
the applicant is attempting to construct 4 dwelling units rather than 3. Further, S.
22
Hannah noted the proposed parking configuration requires majority of the front
yard to be covered in asphalt.
B. Santos noted he would not be voting in favour of approval of the Staff
recommendation as the proposed development does not seem compatible with
the size of the subject lot.
In response to questions from the Committee, T. Malone Wright clarified
construction of the proposed ADU is permitted whether or not the variance is
approved by the Committee this date, however, the applicant is requesting a
minor variance related to the walkway as they wish to install steps. T. Malone-
Wright noted the proposed ADU will be compliant with the Zoning By-Law if the
walkway is a slope rather than steps.
The following motion was then voted on and was LOST with M. Gambetti voting
in favour; and, B. Santos and S. Hannah voting in opposition.
It was noted, as a result of the application being voted on and LOST, Minor
Variance Application A 2024-112 - 578 Guelph Street outlined in Development
Services Department report DSD-2024-533, has effectively been refused.
Moved by M. Gambetti
Seconded by B. Santos
That the application of KAITLYNN LEISA WONG and SIMON WONG and
ZORAN BOGUNOVIC requesting minor variances to permit at-grade steps to be
setback 0.1m from the easterly lot line rather than the required 0.5m; and, having
a front yard setback of 5.15m rather than the required 6.61m, to facilitate the
construction of a second floor balcony supported by the ground of a detached
dwelling unit on the 2nd floor and the construction of an unobstructed walkway
leading to an Additional Dwelling Unit (Detached) in the rear yard, generally in
accordance with drawings prepared by Bobicon Ltd., dated November 11, 2024,
on Lot 14, Plan 750, 578 Guelph Street, Kitchener, Ontario, BE REFUSED.
It is the opinion of this Committee that:
1. The variances requested in this application are not minor.
2. This application is not desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is not being maintained on the subject property.
23
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting minutes
www.kitchener.ca.
Carried
6.7 A 2024-113 - 1838 Trussler Road, DSD-2024-519
Submission No.: A 2024-113
Applicant: Dan DeBoer
Property Location: 1838 Trussler Road
Legal Description: Tract German Company Part Lot 150
Appearances:
In Support:
B. Flewwelling
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a
driveway having a width of 11m rather than the maximum permitted 8m; and, to
permit the existing use of a Single Detached Dwelling to have a front yard
setback of 24.3m rather than the maximum permitted 10m (32.3m is the existing
front yard setback), a northerly side yard setback of 16.5m rather than the
maximum permitted 10m (25.8m is the existing northerly side yard setback), a
southerly side yard setback of 14.6m rather than the maximum permitted 10m
(20.7m is the existing southerly side yard setback) to facilitate the reconstruction
of the existing single detached dwelling and wider driveway.
The Committee considered Development Services Department report DSD-2024-
519, dated November 18, 2024, recommending approval as outlined in the
report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising any changes within the Region's
right-of-way will require an Access Permit.
24
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
B. Flewwelling, GSP Group Inc., was in attendance in support of the staff
recommendation.
Moved by M. Gambetti
Seconded by B. Santos
That the application of DANIEL ROBERT DEBOER and SUSAN EILEEN
DEBOER requesting minor variances to permit a driveway having a width of 11m
rather than the maximum permitted 8m; and, to permit an Existing Dwelling to
have a front yard setback of 24.3m rather than existing 32.3m, a northerly side
yard setback of 16.5m rather than the existing 25.8m, a southerly side yard
setback of 14.6m rather than the existing 20.7m; and, a rear yard setback of
26.3m rather than the existing 21.5m to facilitate the reconstruction of the
existing single detached dwelling and wider driveway, generally in accordance
with drawings prepared by Erich R. Rube, dated September 18, 2024, on
German Tract Company Part Lot 150, 1838 Trussler Road, Kitchener, Ontario,
BE APPROVED.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
6.8 B 2024-038 - 250 Shirley Avenue, DSD-2024-509
Submission No.: B 2024-038
Applicant: Hidayath Holdings Inc c/o Farhan Hidayath
25
Property Location: 250 Shirley Avenue
Legal Description: Tract German Company Part Lot 122
Appearances:
In Support:
T. Gurtler
S. Shaw
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a
parcel discharge of a mortgage on an irregular parcel of land having an area of
0.15 hectares at the rear of the subject land municipally addressed as 250
Shirley Avenue. The subject land is proposed to be conveyed as a lot addition
(approved in Consent Application B 2024-019) to the land municipally addressed
as 260 Shirley Avenue.
The Committee considered Development Services Department report DSD-2024-
509, dated November 27, 2024, recommending approval subject to conditions as
outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 25, 2024, advising they have no concerns with the
application subject to a condition as outlined in the report.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
T. Gurtler, Kingsley Management and S. Shaw, Kingsley Management, were in
attendance in support of the staff recommendation.
Moved by B. Santos
Seconded by M. Gambetti
That the application of HIDAYATH HOLDINGS INC requesting permission to
permit a parcel discharge of a mortgage on an irregular parcel of land having an
area of 0.15 hectares at the rear of the subject land municipally addressed as
26
250 Shirley Avenue to be conveyed as a lot addition (approved in Consent
Application B 2024-019) to the land municipally addressed as 260 Shirley
Avenue, on Tract German Company Part Lot 122, 250 Shirley Avenue, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. documents
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
2. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
3. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
4. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting mi
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
27
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
6.9 B 2024-039 & B 2024-040 - 120 Keewatin Avenue, DSD-2024-532
Submission No.: B 2024-039
Applicants: Drago Sindjic and Guy Furoy
Property Location: 120 Keewatin Avenue
Legal Description: Lot 34, Plan 1515
Appearances:
In Support:
C. Dumart
Contra:
T. Weinstein
C. Maloney
Written Submissions:
None
The Committee was advised the applicant requested permission to sever a
parcel of land (identified as Parcel A on the plan submitted with the application)
having a width of 7.5m, a depth of 30.5m and an area of 225 sq.m. and is
proposed to contain a new semi-detached dwelling. Consent is also requested to
sever a parcel of land (identified as Parcel B on the plan submitted with the
application) having a width of 7.5m, a depth of 31.5m and an area of 230 sq.m.
and is proposed to contain a new semi-detached dwelling. The retained land will
have a width of 14.8m, a depth of 31.5m and an area of 788 sq.m. and will
contain an existing detached dwelling.
The Committee considered Development Services Department report DSD-2024-
532, dated November 27, 2024, recommending deferral to the February 18,
2025, meeting, or earlier as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 25, 2024, advising they have no concerns with the
application subject to conditions as outlined in the report.
28
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
T. Malone-Wright advised following further discussions with the applicant, Staff
are now recommending approval of the application as it has been determined,
removal of the City-owned Street Tree is required in order to facilitate the
construction of a driveway. As such, Staff are recommending Condition 12
outlined in Development Services Department report, DSD-2024-532 be
amended to state "the owner shall make arrangements regarding financial
compensation for the street tree to be removed, to the satisfaction of the City's
Director of Parks and Cemeteries".
C. Dumart was in attendance in support of the staff recommendation advising he
has been in consultation with the Region of Waterloo, and they have confirmed
they are agreeable with Condition 15 outlined in report, DSD-2024-532 being
amended to state "that the property owner shall enter into an agreement with the
appropriate authority for noise impact mitigation measures, with respect to
building materials/systems and/or noise warning clause".
T. Weinstein provided comments in opposition noting the proposed dwelling is
incompatible with the neighbourhood design characteristics. Safety concerns
were also raised related to the proposed driveways being in close proximity to a
crosswalk and a busy road intersection. C. Maloney also provided comments in
opposition to the application noting there is already a high volume of traffic in the
subject area and the proposed development will facilitate increased traffic and
parking congestion.
In response to questions from the Committee, D. Seller advised the proposed
driveways are located outside the Driveway Visibility Triangle and further, it is not
anticipated that cars exiting out of the driveway will interfere with the nearby
crosswalk. Further, D. Seller advised vehicular traffic in the subject area is an
existing condition which cannot be addressed unless there was a realignment of
the roadway.
B. McColl brought a forward a motion for the application to be deferred to the
December 9, 2025 Committee of Adjustment meeting, or earlier, to allow the
applicant an opportunity to construct the proposed dwellings prior to severance of
the lot and, for the applicant to address safety concerns related to the lot being in
close proximity to a busy road intersection. The deferral motion was seconded by
M. Gambetti.
29
S. Hannah noted he would be voting in favour of the deferral as he is not in
support of lots being severed prior to the foundation being installed as this
process may introduce surveying mistakes. Further, S. Hannah noted this subject
lot is pie-shaped and alternative building configurations which may address the
safety concerns related to the lot being in close proximity to a busy road
intersection could be considered. B. Santos expressed agreement and noted he
would also be voting in favour of the deferral motion.
The following motion was then voted on and was Carried.
Moved by B. McColl
Seconded by M. Gambetti
Submission No. B 2024-039
Moved by
Seconded by
That the application of DRAGO SINDJIC and GUY FUROY requesting
permission to sever a parcel of land (identified as Parcel A on the plan submitted
with the application) having a width of 7.5m, a depth of 30.5m and an area of 225
sq.m. which is proposed to contain a new semi-detached dwelling, on Lot 34,
Plan 1515, 120 Keewatin Avenue, Kitchener, Ontario, BE DEFERRED until
December 9, 2025, or earlier to allow the applicant an opportunity to construct
the proposed dwellings prior to severance of the lot; and, for the applicant to
address safety concerns related to the lot being in close proximity to a busy road
intersection.
Carried
Submission No. B 2024-040
Moved by
Seconded by
That the application of DRAGO SINDJIC and GUY FUROY requesting
permission to sever a parcel of land (identified as Parcel B on the plan submitted
with the application) having a width of 7.5m, a depth of 31.5m and an area of 230
sq.m. which is proposed to contain a new semi-detached dwelling, on Lot 34,
30
Plan 1515, 120 Keewatin Avenue, Kitchener, Ontario, BE DEFERRED until
December 9, 2025, or earlier to allow the applicant an opportunity to construct
the proposed dwellings prior to severance of the lot; and, for the applicant to
address safety concerns related to the lot being in close proximity to a busy road
intersection.
Carried
6.10 B 2024-041 to B 2024-047 & A 2024-114 to A 2024-119 - 217, 221, 225, 229,
233 Lancaster Street East & 98-102 Weber Street East, DSD-2024-531
Submission No.: B 2024-041 to B 2024-047 & A 2024-114 to A 2024-119
Applicants: 1678838 Ontario Inc c/o William Reitzel / Lisa Willms
Property Location: 217, 221, 225, 229, 233 Lancaster Street East & 98-102
Weber Street East
Legal Description: Lots 4 & 5, Plan 159; Part Lot 1, Plan 364; Lot 3, Plan 26
Appearances:
In Support:
B. Reitzel
D. Galbraith
M. Warzecha
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to:
Consent Application B 2024-041 - 98, 102, 221-233 Weber Street East
Requesting consent to sever a triangular-shaped parcel of land having a width of
6.8m, a southerly depth of 10.9m, and an area of 36.8 sq.m. to be conveyed as a
lot addition to the land municipally addressed as 217 Lancaster Street East.
Permission is further requested to create 4 new lots fronting on to Lancaster
Street East for residential use, there will be two retained parcels one at the
corner of Irvin Street and Lancaster Street and the second having frontage on
Weber Street East, the overall parcel is irregular in shape.
31
Consent Application B 2024-042 221 Lancaster Street East
Lot Width (Frontage on Lancaster Street East) 11.2m
Depth 22m
Area 240.1 sq.m.
Minor variances to Zoning By-Law 85-1 are also being requested (Minor Variance
Application A 2024-116) for 221 Lancaster Street East to permit an obstructed
Driveway Visibility Triable (DVT) whereas the By-law does not permit
obstructions into the DVT; and, minor variances to Zoning By-Law 2019-051 and
85-1 to permit a front/exterior porch setback of 0m rather than the required 3m;
and, to allow a front yard setback of 1.9m rather than the required 4.5m.
Consent Application B 2024-043 225 Lancaster Street East
Lot Width (Frontage on Lancaster Street East) 17.8m
Depth 22.7
Area 397.2 sq.m.
Minor variances to Zoning By-Law 85-1 are also being requested (Minor Variance
Application A 2024-117) for 225 Lancaster Street East to permit an obstructed
Driveway Visibility Triable (DVT) whereas the By-law does not permit
obstructions into the DVT. Minor variances to Zoning By-Law 2019-051 and 85-1
are being requested to allow for two driveway accesses whereas the By-law only
permits one; to provide 0 bicycle spaces, rather than the required 2; having a
front yard setback of 1.6m rather than the required 4.5m; and, to permit steps to
be less than 0.6m in height to be located 0m from the lot line rather than the
required 0.5m setback. Further, a minor variance to Zoning By-Law 2019-051 is
being requested permit 217 Lancaster Street to provide no Class C Bicycle
Parking rather than the required two spaces.
Consent Application B 2024-044 229 Lancaster Street East
Lot Width (Frontage on Lancaster Street East) - 12.8m
Northerly Depth 22.7m
Area 292.8 sq.m.
Minor variances to Zoning By-Law 85-1 are also being requested (Minor Variance
Application A 2024-118) for 229 Lancaster Street East to permit an obstructed
Driveway Visibility Triable (DVT) whereas the By-law does not permit
obstructions into the DVT Further, a minor variance to Zoning By-Law 2019-051
32
and 85-1 is being requested to permit a rear yard setback of 4.0m rather than the
required 7.5m.
Consent Application B 2024-045 233 Lancaster Street East
Lot Width (Frontage on Lancaster Street East) - 14.3m
Northerly Depth 26.6m
Area 375.2 sq.m.
A minor variance to Zoning By-Law 85-1 is also being requested to permit 233
Lancaster Street (Minor Variance Application A 2024-119) to have obstructed
Driveway Visibility Triangles whereas no obstruction to visibility is permitted.
Minor variances to Zoning By-Law 2019-051 and 85-1 are also being requested
to permit 233 Lancaster Street to have an exterior porch setback 0m from the
front lot line rather than the required 3.0m; having a front yard setback of 1.8m
rather than the required 4.5m; a side yard setback of 0m rather than the required
1.2 m; and, to provide 6.0% of front yard landscaping rather than the required
20%. Further, a minor variance to Zoning By-Law 2019-051 is being requested to
permit 0 Class C bicycle parking spaces rather than the two required spaces.
Consent Application B 2024-046 - 217 Lancaster Street East
Requesting consent to sever a triangular-shaped parcel of land having a width of
6.7m, a northerly depth of 10.4m, and an area of 24.7 sq.m. to be conveyed as a
lot addition to the land municipally addressed as 221 Lancaster Street East.
Consent Application B 2024-047 - 217 Lancaster Street East
Requesting consent to sever a triangular-shaped parcel of land having a width of
22.5m, a northerly depth of 27.6m, and an area of 316.9 sq.m. to be conveyed as
a lot addition to the land municipally addressed as 98, 102 Weber Street East.
A 2024-115 - 217 Lancaster Street East (Retained Parcel)
Minor variances to Zoning By-Law 2019-051 and 85-1 are being requested for
the retained parcel to permit a rear yard setback of 7.3m rather than the required
7.5m; to permit an obstructed Driveway Visibility Triable (DVT) whereas the By-
law does not permit obstructions into the DVT; to provide no bicycle parking
spaces rather than the required 2; to allow a front yard setback of 4.2m rather
than the required 4.5m; to allow an exterior side yard of 1.9 rather than the
required 4.5m; to allow a minimum lot width of 11.4m rather than the required
15m; to allow a front/exterior porch to be setback of 0.75m rather than the
required 3m; and, to permit a balcony to be supported from the ground within the
front yard with a setback of 0.75m rather than the required 3m. Further, minor
33
variances to Zoning By-Law 2019-051 are being requested permit 217 Lancaster
Street to have a corner lot width of 11.4m rather than the required 12.8m; to
provide no Class C Bicycle Parking rather than the required two spaces; to
permit a balcony to be setback 0.75m from front lot line rather than the required
3m; and, to allow the driveway width to be 45% of the lot width rather than the
permitted 40%.
Retained Parcel 98-102 Weber Street East
Lot Width (Frontage on Weber Street East) - 36.9m
Depth 46.7m
Area 2,233.7 sq.m.
Minor variances to Zoning By-Law 2019-051 and 85-1 are being requested for
the retained land for the property municipally addressed as 98-102 Weber Street
East (Minor Variance Application A 2024-114) to permit 2 single detached
dwellings on one parcel, whereas the By-law only permits 1, to permit an
obstructed Driveway Visibility Triable (DVT) whereas the By-law does not permit
obstructions into the DVT; to permit a front/exterior porch over 0.6m in height,
having a 1.6m setback from the front lot line rather than the required 4.5m; to
provide no bicycle parking spaces rather than the required 2; to permit a front
yard setback of 2.8m rather than the required 4.5m; and, to permit a balcony to
be supported by the ground and setback 1.6m whereas it is required that a
balcony not be supported by the ground and have a minimum setback of 3m.
Further, minor variances to Zoning By-Law 2019-051 are being requested to
permit steps that exceed 0.6m in height to be setback 1.6m from the street line
rather than the required 3.0m; and, to permit a front/exterior porch exceeding
1.0m in height to be setback 1.6m from the front lot line rather than the required
3.0m.
The Committee considered Development Services Department report DSD-2024-
531, dated December 3, 2024, recommending approval subject to conditions as
outlined in the report.
The Committee considered the reports of the Region of Waterloo Transportation
Planner, dated November 18, 2024 and November 25, 2024, advising they have
no concerns with the application subject to conditions as outlined in the report.
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
34
T. Malone-Wright advised the Committee of a revision required to the Staff
recommendation for minor variance application A 2024-115 outlined in
Development Services Department report DSD-2024-531 and requested that the
Staff recommendation be amended to state a variance for the "exterior side yard
setback" rather than "existing side yard setback"; and, condition 5 be removed for
consent application B 2024-047 as it is no longer required as there is no shed on
the subject property.
D. Galbraith, Up Consulting Ltd., M. Warzecha and B. Reitzel were in attendance
in support of the staff recommendation and the amendments presented by Staff.
D. Galbraith requested an additional amendment to omit condition 5 for consent
application B 2024-041 outlined in the Staff recommendation noting, the request
for a Tree Management Plan is not necessary as the purpose of the application is
to re-establish lot lines and there will no building construction on the lot.
T. Malone Wright noted Staff are not in support of the removal of the condition
requiring a tree management plan as this condition ensures protection of trees on
the subject property. Further, it was noted Staff requested the applicant provide a
Tree Preservation Plan as part of the application however, as the applicant was
unable to provide the plan, Staff agreed to process the application with the
requirement for a Tree Preservation Plan as a condition of the application
approval. In response, D. Galbraith noted an inventory of trees at the subject site
was completed as part of the application process however, as there is no
development proposed at the subject site, the requirement for a Tree
Preservation plan is unnecessary. D. Galbraith noted if there is any future
development, protection of tress can be addressed through a site plan
application process.
Due to the request for an amendment for consent application B 2024-041, S.
Hannah requested this application be voted on separately.
B. McColl brought forward a motion to approve the subject applications (except
for B 2024-041) including the amendments presented by Staff which was
seconded by M. Gambetti, was voted on and was Carried.
B. McColl brought forward a motion to approve the Staff recommendation for
consent application B 2024-041 as outlined in report DSD-2024-531 which was
seconded by B. Santos, was voted on and was Carried.
Submission No. A 2024-114
Moved by B. McColl
Seconded by M. Gambetti
35
That the application of 1678838 ONTARIO INC requesting minor variances to
Zoning By-Law 85-1 to permit 2 single detached dwellings on one parcel
whereas the By-law only permits 1, to permit an obstructed Driveway Visibility
Triable (DVT) whereas the By-law does not permit obstructions into the DVT; to
permit a front/exterior porch over 0.6m in height above finished grade level to be
setback 1.6m from the front lot line rather than the required 4.5m; to provide no
bicycle parking spaces rather than the required 2; to permit a front yard setback
of 2.8m rather than the required 4.5m; and, to permit a balcony to be supported
by the ground and setback 1.6m whereas it is required that a balcony not be
supported by the ground and have a minimum setback of 3m; and, minor
variances to Zoning By-Law 2019-051 to permit 2 single detached dwellings on
one parcel whereas the By-law only permits 1; to allow a front yard setback of
2.8m rather than the required 4.5m; to permit a front/exterior porch to exceed
1.0m in height above ground and to be setback 1.6m from the front lot line rather
than the required 3.0m; to provide no Class C Bicycle Parking rather than the
required two spaces; to permit a balcony to be supported by the ground and to
be setback 1.6m from the street line, whereas a balcony is not permitted to be
supported by the ground and requires a setback of 3.0m; and, to permit steps
that exceed 0.6m in height to be setback 1.6m from the street line rather than the
required 3.0m, to facilitate the legalization of two existing dwellings (1 Single
Detached Dwelling without Additional Dwelling Units at 98 Weber Street East and
1 Single Detached Dwelling with 1 Additional Dwelling Unit (Attached) at 102
Weber Street East) on the Retained Lot, as determined through Consent
Applications B 2024-041 B 2024-047, generally in accordance with the
drawings entitled Severance Sketch Retained Parcel 98, 102 Weber Street
East attached to Development Services Department report DSD-2024-531, on
Part Lot 1, Plan 364; Lot 3, Plan 26, 98-102 Weber Street East, Kitchener,
Ontario, BE APPROVED.
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
36
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting
www.kitchener.ca.
Carried
Submission No. A 2024-115
Moved by B. McColl
Seconded by M. Gambetti
That the application of LISA MARIE WILLMS and WILLIAM JOSEPH REITZEL
requesting minor variances to Zoning By-Law 85-1 to permit a rear yard setback
of 7.3m rather than the required 7.5m; to permit an obstructed Driveway Visibility
Triable (DVT) whereas the By-law does not permit obstructions into the DVT; to
provide no bicycle parking spaces rather than the required 2; to permit a balcony
to be supported from the ground and setback 0.75m from the front lot line rather
than the required 3m; to allow a front yard setback of 4.2m rather than the
required 4.5m; to allow an exterior side yard setback of 1.9m; to allow a minimum
lot width of 11.4m rather than the required 15m; to allow a front/exterior porch to
be setback of 0.75m from the front lot line rather than the required 3m; and,
minor variances to Zoning By-Law 2019-051 to permit 217 Lancaster Street East
to have a corner lot width of 11.4m rather than the required 12.8m; to allow a
front yard setback of 4.2m rather than the required 4.5m; to permit a rear yard
setback of 7.3m rather than the required 7.5m; to permit a porch to be setback
0.75m from the street line whereas 3.0m is required; to provide no Class C
Bicycle Parking rather than the required two spaces; to allow an exterior side
yard setback of 1.9m rather than the required 4.5m; to permit a balcony to be
setback 0.75m from front lot line rather than the required 3m; and, to allow the
driveway width to be 45% of the lot width rather than the permitted 40%, to
facilitate legalization of an existing Single Detached Dwelling with 2 Additional
Dwelling Units (Attached) on the lot established through Consent Applications B
2024-041 B 2024-047, generally in accordance with the drawings entitled
Severance Sketch Lot Line Adjustment 217 Lancaster Street East, Kitchener
attached to Development Services Department report, DSD-2024-531 on Part
37
Lots 4 & 5, Plan 159, 217 Lancaster Street East, Kitchener, Ontario, BE
APPROVED.
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
Submission No. A 2024-116
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting minor variances to
Zoning By-Law 2019-051 and 85-1 to permit a front/exterior porch to be setback
0m from the front lot line rather than the required 3m; and, to allow a front yard
setback of 1.9m rather than the required 4.5m; and, minor variances to Zoning
By-Law 85-1 to permit an obstructed Driveway Visibility Triable (DVT) whereas
the By-law does not permit obstructions into the DVT to facilitate legalization of
an existing Single Detached Dwelling without Additional Dwelling Units on the lot
established though Consent Applications B 2024-041 B 2024-047, generally in
accordance with the drawings entitled Severance Sketch Severed Lot 1 221
Lancaster Street East, Kitchener attached to Development Services Department
report DSD-2024-531, on Lot 4, Plan 364, 221 Lancaster Street East, Kitchener,
Ontario, BE APPROVED.
38
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting
www.kitchener.ca.
Carried
Submission No. A 2024-117
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting minor variances to
Zoning By-Law 85-1 to permit an obstructed Driveway Visibility Triable (DVT)
whereas the By-law does not permit obstructions into the DVT; to permit two
driveway accesses whereas the By-law only permits one; to provide 0 bicycle
spaces rather than the required 2; to allow a front yard setback of 1.6m rather
than the required 4.5m; and, to permit steps less than 0.6m above grade to be
located 0m from the lot line rather than the required 0.5m; and, minor variances
to Zoning By-Law 2019-051 to permit a front yard setback of 1.6m rather than the
required 4.5m; to provide no Class C bicycle parking whereas two spaces are
required; to permit two driveway accesses whereas only one access point from
each street or lane is permitted; and to permit steps to be located 0m from a lot
line rather than the required 0.5m, to facilitate legalization of an existing Single
Detached Dwelling with 3 Additional Dwelling Units (Attached) on the lot
established though Consent Applications B2024-041 B2024-047, generally in
39
accordance with the drawings entitled Severance Sketch Severed Lot 2 225
Lancaster Street East, Kitchener attached to Development Services Department
report DSD-2024-531 on Lot 4, Plan 364, 225 Lancaster Street East, Kitchener,
Ontario, BE APPROVED.
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting minutes, which are av
www.kitchener.ca.
Carried
Submission No. A 2024-118
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting minor variances to
Zoning By-Law 85-1 to permit an obstructed Driveway Visibility Triable (DVT)
whereas the By-law does not permit obstructions into the DVT; to allow a rear
yard setback of 4.0m rather than the required 7.5m; and, a minor variances to
Zoning By-Law 2019-051 to permit a rear yard setback of 4.0m rather than the
required 7.5m., generally in accordance with the drawings entitled Severance
Sketch Severed Lot 3 229 Lancaster Street East, Kitchener attached to
Development Services Department report DSD-2024-53, on Lot 4, Plan 364, 229
Lancaster Street East, Kitchener, Ontario, BE APPROVED.
40
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
Submission No. A 2024-119
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting minor variances to
Zoning By-Law 85-1 to permit obstructed Driveway Visibility Triangles whereas
no obstruction to visibility is permitted; to have an exterior porch setback 0m from
the front lot line rather than the required 3.0m; to provide 6.0% of front yard
landscaping rather than the required 20%; to provide no bicycle parking whereas
two spaces are required; having a front yard setback of 1.8m rather than the
required 4.5m; a side yard setback of 0m rather than the required 1.2m; and,
minor variances to Zoning By-Law 2019-051 to permit 233 Lancaster Street East
to have an exterior porch setback 0m from the front lot line rather than the
required 3.0m; having a front yard setback of 1.8m rather than the required 4.5m;
a side yard setback of 0m rather than the required 1.2 m; to provide 6.0% of front
yard landscaping rather than the required 20%; and, to permit 0 Class C bicycle
parking spaces rather than the two required spaces, to facilitate legalization of an
existing Single Detached Dwelling with 2 Additional Dwelling Units (Attached) on
41
the lot established through Consent Applications B 2024-041 B 2024-047,
generally in accordance with the drawings entitled Severance Sketch Severed
Lot 4 233 Lancaster Street East, Kitchener Kitchener attached to Development
Services Department report DSD-2024-53, on Lot 4, Plan 364, 233 Lancaster
Street East, Kitchener, Ontario, BE APPROVED.
This Minor Variance shall become effective only at such time as By-law 2024-065
for Protected Major Transit Station Areas Lands comes into force and effect,
pursuant to section 34 (30) of the Planning Act, R.S.O. 1990, c. P 13, as
amended, at such time the variance shall be deemed to have come into force
and effect as of the final date of this decision.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
considered and taken into account as part of -making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Carried
Submission No. B 2024-041
Moved by B. McColl
Seconded by B. Santos
That the application of LISA MARIE WILLMS and WILLIAM JOSEPH REITZEL
requesting permission to sever a triangular-shaped parcel of land having an area
of 36.8sq.m. to be conveyed as a lot addition to the land municipally addressed
as 217 Lancaster Street East, generally in accordance with the drawing entitled
Lot Line Addition A attached to Development Services Department report DSD-
2024-531, on Part Lots 4 & 5, Plan 159, 217 Lancaster Street East, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. That Minor Variance Application A2024-115 receive final approval.
42
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
5. That prior to deed endorsement, the property owner shall:
a. Submit a Tree Preservation / Enhancement Plan (TP/EP), in accordance
r the Retained Lands (i.e., 98-
Development and Housing Approvals. Said TP/EP shall include, among
Management Policy, the identification of a proposed building
envelope/work zone, a landscaped area and the vegetation to be
preserved, removed and/or impacted. If necessary, the plan shall include
required mitigation and or compensation measures.
b. Enter into an agreement with the City of Kitchener, to be prepared by the
Development and Housing Approvals, which shall include the following:
i. The property owner shall implement the above referenced Tree
Preservation / Enhancement Plan (TP/EP) prior to any demolition,
grading, servicing, tree removal or the issuance of building permits
whichever comes first;
ii. No changes to the said TP/EP shall be granted except with the prior
iii. The property owner shall maintain the lands in accordance with the
approved TP/EP, for the life of the development.
6. That the property owner shall:
43
a. complete a Building Code Assessment for the existing dwelling proposed
to be retained on the severed and/or retained parcel of land, prepared by
a qualified person, to confirm that the proposed property line and any of
the building adjacent to this new property line complies with the Ontario
assessment shall address items such as, but not limited to, spatial
recommendations such as closing in of openings pending spatial
separation calculation results.
b. A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
7. That the lands to be severed be added to the abutting lands and title be
taken into identical ownership as the abutting lands. The deed for
endorsement shall include that any subsequent conveyance of the parcel
to be severed shall comply with Sections 50(3) and/or (5) of the Planning
Act, R.S.O. 1990, c. P.13, as amended.
Undertaking to register an Application Consolidation Parcels immediately
following the registration of the Severance Deed and prior to any new
applicable mortgages, and to provide a copy of the registered Application
Consolidation Parcels to the City Solicitor within a reasonable time
following registration.
Alternatively, if in the opinion of the City Solicitor, an Application
Consolidation Parcels cannot be registered on title, the Owner shall take
such alternative measures and provide such alternative documents to
ensure that the severed parcel and receiving parcel are not separately
encumbered, conveyed, or otherwise transferred from one another and
shall remain in common ownership, at the discretion of and to the
satisfaction of the City Solicitor.
9. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
10. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
That the following warning clauses be included in all agreements of purchase
and sale and/or rental agreements for all dwelling units on the parcels
municipally addressed as 217 Lancaster Street East, 221 Lancaster Street East,
44
225 Lancaster Street East, 229 Lancaster Street East, and 233 Lancaster Street
East:
ng road
traffic may occasionally interfere with some activities of the dwelling
occupants as the sound levels exceed the sound level limits of the
That the Owner shall enter into a registered Development Agreement with the
Regional Municipality of Waterloo agreeing to complete prior to Site Plan
approval, a Detailed Environmental Noise Study for properties municipally
addressed as 98-102 Weber Street East to assess transportation and stationary
noise, and to enter into an Amending Agreement with the Region of Waterloo
and/or the City of Kitchener (if required) to implement the recommendations of
the Study, all to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried, as amended
45
Submission No. B 2024-042
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting permission to sever a
parcel of land from the lands addressed as 98-102 Weber Street East, having an
approximate width of 11.2m on Lancaster Street East, a depth of 21.8m and an
area of 205.4sq.m., generally in accordance with the drawing entitled Severed
Lot 1 221 Lancaster Street East attached to Development Services Department
report DSD-2024-531 on Lot 4, Plan 364, 221 Lancaster Street East, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. That Minor Variance Application A2024-116 receive final approval.
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
4. That the property owner provides a digital file of the deposited reference
plan(s) prepared by an Ontario Land Surveyor in PDF and either .dwg
(AutoCad) or .dgn (Microstation) format, as well as two full size paper
copies of the plan(s). The digital file needs to be submitted according to
the City of Kitchener's Digital Submission Standards to the satisfaction of
5. That the property owner shall:
a. complete a Building Code Assessment for the existing dwelling
proposed to be retained on the severed and/or retained parcel of land,
prepared by a qualified person, to confirm that the proposed property
line and any of the building adjacent to this new property line complies
Chief
Building Official. The assessment shall address items such as, but not
include recommendations such as closing in of openings pending
spatial separation calculation results.
b. A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
46
6. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
7. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
dvised that sound levels due to increasing
road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
Parks.
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
considered and taken into account as part of the C-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
47
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-043
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting permission to sever a
parcel of land from the lands addressed as 98-102 Weber Street East, having an
approximate width of 17.8m on Lancaster Street East, a depth of 22.7m and an
area of 397.3sq.m., generally in accordance with the drawing entitled Severed
Lot 2 225 Lancaster Street East attached to Development Services Department
report DSD-2024-531 on Lot 4, Plan 364, 225 Lancaster Street East, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. That Minor Variance Application A2024-117 receive final approval.
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
property(ies) to the satisfactio
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
5. That the property owner shall:
48
a. complete a Building Code Assessment for the existing dwelling
proposed to be retained on the severed and/or retained parcel of land,
prepared by a qualified person, to confirm that the proposed property
line and any of the building adjacent to this new property line complies
with the Ontario Buildi
Building Official. The assessment shall address items such as, but not
include recommendations such as closing in of openings pending
spatial separation calculation results.
b. A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
6. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
7. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
49
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
consider-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-044
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting permission to sever a
parcel of land from the lands addressed as 98-102 Weber Street East, having an
approximate lot width of 12.8m on Lancaster Street East, a depth of 26.6m and
an area of 292.8sq.m., generally in accordance with the drawing entitled Severed
Lot 3 229 Lancaster Street East attached to Development Services Department
report DSD-2024-531, on Lot 4, Plan 364, 229 Lancaster Street East, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. That Minor Variance Application A2024-118 receive final approval.
50
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
sion.
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
5. That the property owner shall:
a. complete a Building Code Assessment for the existing dwelling
proposed to be retained on the severed and/or retained parcel of land,
prepared by a qualified person, to confirm that the proposed property
line and any of the building adjacent to this new property line complies
with the Ontario Building Code, to the satisfaction
Building Official. The assessment shall address items such as, but not
include recommendations such as closing in of openings pending
spatial separation calculation results.
b. A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
6. That the property owner shall make satisfactory financial arrangements to
the Region of Waterloo for the consent application review fee of $350.00.
7. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
s/tenants are advised that sound levels due to increasing
road traffic may occasionally interfere with some activities of the
51
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
considered and taken into account as -making
process with respect to the subject application. For more information, please
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-045
Moved by B. McColl
52
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting permission to sever a
parcel of land from the lands addressed as 98-102 Weber Street East, having an
approximate width of 14.3m on Lancaster Street East, a depth of 21.7m and an
area of 375.2sq.m., generally in accordance with the drawing entitled Severed
Lot 4 233 Lancaster Street East attached to Development Services Department
report DSD-2024-531, on Lot 4, Plan 364, 233 Lancaster Street East, Kitchener,
Ontario, BE APPROVED, subject to the following conditions:
1. That Minor Variance Application A2024-119 receive final approval.
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
property(ies) to
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
5. That the existing utility shed / trailer be removed or relocated, to the
6. That the property owner shall:
a. complete a Building Code Assessment for the existing dwelling
proposed to be retained on the severed and/or retained parcel of land,
prepared by a qualified person, to confirm that the proposed property
line and any of the building adjacent to this new property line complies
Building Official. The assessment shall address items such as, but not
include recommendations such as closing in of openings pending
spatial separation calculation results.
b. A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
53
7. That, prior to final approval, the property owner shall submit the Consent
Application Review Fee of $350.00 to the Regional Municipality of
Waterloo.
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
9. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
www.kitchener.ca.
54
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-046
Moved by B. McColl
Seconded by M. Gambetti
That the application of 1678838 ONTARIO INC requesting permission to sever a
triangular-shaped having an approximate area of 34.7sq.m. from the lands
addressed as 217 Lancaster Street East to be conveyed as a lot addition to the
land municipally addressed as 221 Lancaster Street East, generally in
accordance with the drawing entitled Lot Line Addition B attached to
Development Services Department report DSD-2024-531, on Lot 4, Plan 364,
221 Lancaster Street East, Kitchener, Ontario, BE APPROVED, subject to the
following conditions:
1. That Minor Variance Application A2024-116 receive final approval.
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
55
5. That the lands to be severed be added to the abutting lands and title be
taken into identical ownership as the abutting lands. The deed for
endorsement shall include that any subsequent conveyance of the parcel
to be severed shall comply with Sections 50(3) and/or (5) of the Planning
Act, R.S.O. 1990, c. P.13, as amended.
6.
to register an Application Consolidation Parcels immediately following the
registration of the Severance Deed and prior to any new applicable
mortgages, and to provide a copy of the registered Application
Consolidation Parcels to the City Solicitor within a reasonable time
following registration.
Alternatively, if in the opinion of the City Solicitor, an Application
Consolidation Parcels cannot be registered on title, the Owner shall take
such alternative measures and provide such alternative documents to
ensure that the severed parcel and receiving parcel are not separately
encumbered, conveyed, or otherwise transferred from one another and
shall remain in common ownership, at the discretion of and to the
satisfaction of the City Solicitor.
7. That, prior to final approval, the property owner shall submit the Consent
Application Review Fee of $350.00 to the Regional Municipality of
Waterloo.
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
9. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
56
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting minutes, which are available on the Cit
www.kitchener.ca.
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
Submission No. B 2024-047
Moved by B. McColl
Seconded by M. Gambetti
That the application of LISA MARIE WILLMS and WILLIAM JOSEPH REITZEL
requesting permission to sever an irregular parcel of land having an area of
316.9sq.m. from the lands addressed as 217 Lancaster Street East to be
conveyed as a lot addition to the land municipally addressed as 98, 102 Weber
57
Street East, generally in accordance with the drawing entitled Lot Line Addition C
attached to Development Services Department report DSD-2024-531, on Lots 4
& 5, Plan 159, Kitchener, Ontario, BE APPROVED, subject to the following
conditions:
1. That Minor Variance Application A2024-115 receive final approval.
2.
and associated fees for the Certificate of Official to the satisfaction of the
Secretary-Treasurer and City Solicitor, if required.
3. That the property owner shall obtain a tax certificate from the City of
Kitchener to verify that there are no outstanding taxes on the subject
4. That the property owner shall provide a digital file of the deposited
reference plan(s) prepared by an Ontario Land Surveyor in PDF and
either .dwg (AutoCad) or .dgn (Microstation) format, as well as two full
size paper copies of the plan(s). The digital file needs to be submitted
according to the City of Kitchener's Digital Submission Standards to the
5. That the lands to be severed be added to the abutting lands and title be
taken into identical ownership as the abutting lands. The deed for
endorsement shall include that any subsequent conveyance of the parcel
to be severed shall comply with Sections 50(3) and/or (5) of the Planning
Act, R.S.O. 1990, c. P.13, as amended.
6.
to register an Application Consolidation Parcels immediately following the
registration of the Severance Deed and prior to any new applicable
mortgages, and to provide a copy of the registered Application
Consolidation Parcels to the City Solicitor within a reasonable time
following registration.
Alternatively, if in the opinion of the City Solicitor, an Application
Consolidation Parcels cannot be registered on title, the Owner shall take
such alternative measures and provide such alternative documents to
ensure that the severed parcel and receiving parcel are not separately
encumbered, conveyed, or otherwise transferred from one another and
shall remain in common ownership, at the discretion of and to the
satisfaction of the City Solicitor.
58
7. That, prior to final approval, the property owner shall submit the Consent
Application Review Fee of $350.00 to the Regional Municipality of
Waterloo.
8. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo to implement the
following noise mitigation measures:
a. That the following warning clauses be included in all agreements of
purchase and sale and/or rental agreements for all dwelling units on
the parcels municipally addressed as 217 Lancaster Street East, 221
Lancaster Street East, 225 Lancaster Street East, 229 Lancaster
Street East, and 233 Lancaster Street East:
road traffic may occasionally interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits
of the Municipality and the Ministry of Environment, Conservation and
9. That the property owner shall enter into a registered Development
Agreement with the Regional Municipality of Waterloo agreeing to
complete prior to Site Plan approval, a Detailed Environmental Noise
Study for properties municipally addressed as 98-102 Weber Street East
to assess transportation and stationary noise, and to enter into an
Amending Agreement with the Region of Waterloo and/or the City of
Kitchener (if required) to implement the recommendations of the Study, all
to the satisfaction of the Region.
It is the opinion of this Committee that:
1. A plan of subdivision is not necessary for the proper and orderly
development of the municipality.
2. The requirements of the Zoning By-law are being maintained on the
severed lands and the retained lands.
3. The use of the land in the application conforms to the City of Kitchener
Municipal Plan and the Regional Official Policies Plan.
Pursuant to Section 53 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
review the meeting
www.kitchener.ca.
59
Pursuant to Subsection 53 (41) of the Planning Act, the applicant shall fulfil the
above-noted conditions within two years of the date of giving notice of this
decision.
Pursuant to Subsection 53 (43) of the Planning Act, a consent lapses at the
expiration of two years from the date of the certificate given under subsection
(42) if the transaction in respect of which the consent was given is not carried out
within the two-year period, but the council or the Minister in giving the consent
may provide for an earlier lapsing of the consent.
Carried
6.11 A 2024-110 - 171 Otterbein Road, DSD-2024-521
Submission No.: A 2024-110
Applicant: Wm. J. Gies Construction Limited c/o Jim Gies
Property Location: 171 Otterbein Road
Legal Description: Lot 67, Plan 58M-651
Appearances:
In Support:
P. Haramis
Contra:
None
Written Submissions:
None
The Committee was advised the applicant requested permission to permit a
corner lot width of 12.5m rather than the required 12.8m; and, a rear yard
setback of 4m rather than the required 7.5m to facilitate the construction of a new
detached dwelling on the vacant corner lot.
The Committee considered Development Services Department report DSD-2024-
521, dated December 4, 2024, recommending approval as outlined in the report.
The Committee considered the report of the Region of Waterloo Transportation
Planner, dated November 18, 2024, advising they have no concerns with the
subject application.
60
The Committee considered the report of the Grand River Conservation Authority
Resource Planning Technician dated November 25, 2024, advising they have no
concerns with the subject application.
P. Haramis, J.D. Barnes Limited, was in attendance in support of the staff
recommendation.
S. Hannah raised concerns with the visibility for the adjacent lot being impacted
by the potential construction of a fence thus suggested the Staff recommendation
be amended to include a statement requiring that the construction of the new
detached dwelling on the vacant corner lot be in accordance with the Zoning By-
law and Fence By-law.
B. Santos brought forward the staff recommendation as outlined in Development
Services Department report DSD-2024-521 including an amendment for the
decision to state a requirement for the new detached dwelling on the vacant
corner lot be built in accordance with the Zoning By-law and Fence By-law. The
following motion as amended was then voted on, and was Carried.
Moved by B. Santos
Seconded by M. Gambetti
That the application of WM. J. GIES CONSTRUCTION LIMITED (JIM GIES)
requesting minor variances to permit a corner lot width of 12.5m rather than the
required 12.8m; and, a rear yard setback of 4m rather than the required 7.5m to
facilitate the construction of a new detached dwelling on a vacant corner lot in
accordance with the Zoning By-law and Fence By-law, generally in accordance
with drawings by J.D. Barnes Limited, submitted with Minor Variance Application
A 2024-110 on Lot 67, Registered Plan 58M-651, 171 Otterbein Road, Kitchener,
Ontario, BE APPROVED.
It is the opinion of this Committee that:
1. The variances requested in this application are minor.
2. This application is desirable for the appropriate development of the
property.
3. The general intent and purpose of the City of Kitchener Zoning By-Law
and Official Plan is being maintained on the subject property.
Pursuant to Section 45 of the Planning Act, all oral and written submissions were
-making
process with respect to the subject application. For more information, please
61
www.kitchener.ca.
Carried, as amended
7. ADJOURNMENT
On motion, the meeting adjourned at 11:23 a.m.
62