HomeMy WebLinkAboutPSI Agenda - 2025-09-08Planning & Strategic Initiatives Committee
Agenda
Monday, September 8, 2025, 6:00 p.m. - 7:00 p.m.
Council Chambers - Hybrid
City of Kitchener
200 King Street W, Kitchener, ON N2G 4G7
People interested in participating in this meeting can register online using the delegation registration
form at www.kitchener.ca/delegation or via email at delegation kitchener.ca. Please refer to the
delegation section on the agenda below for in-person registration and electronic participation
deadlines. Written comments received will be circulated prior to the meeting and will form part of the
public record.
The meeting live -stream and archived videos are available at www.kitchener.ca/watchnow.
*Accessible formats and communication supports are available upon request. If you require
assistance to take part in a city meeting or event, please call 519-741-2345 or TTY 1-866-969-9994.*
Chair: Councillor P. Singh
Vice -Chair: Councillor D. Chapman
Pages
1. Commencement
2. Disclosure of Pecuniary Interest and the General Nature Thereof
Members of Council and members of the City's local boards/committees are
required to file a written statement when they have a conflict of interest. If a
conflict is declared, please visit www.kitchener.ca/conflict to submit your written
form.
3. Consent Items
The following matters are considered not to require debate and should be
approved by one motion in accordance with the recommendation contained in
each staff report. A majority vote is required to discuss any report listed as
under this section.
3.1 Private Street Naming - 995 Amand Drive, DSD -2025-362 4
3.2 Uniform Traffic and Parking By-law Amendments, DSD -2025-327
3.3 Uncollectable Utility Write -Off June 2025, FIN -2025-316
3.4 Uncollectable Miscellaneous Receivable Accounts Write -Off June 2025,
FIN -2025-315
4. Delegations
Pursuant to Council's Procedural By-law, delegations are permitted to address
the Committee for a maximum of five (5) minutes. All Delegations where
possible are encouraged to register prior to the start of the meeting. For
Delegates who are attending in-person, registration is permitted up to the start
of the meeting. Delegates who are interested in attending virtually must register
by TIME on September 8, 2025 in order to participate electronically.
4.1 Item 6.1 - Trevor Hawkins, MHBC Planning
4.2 Item 6.2 - Son Lien Pham
5. Discussion Items
5.1 None.
6. Public Hearing Matters under the Planning Act (advertised)
This is a formal public meeting to consider applications under the Planning Act.
In accordance with the Ontario Planning Act, only the applicant or owner of land
affected by the planning applications, a specified person, or a public body, and
or the Minister may appeal most decisions. If you do not make a verbal
submission to the Committee or Council, or make a written submission prior to
City Council making a decision on the proposal, you may not be entitled to
appeal the decision of the City of Kitchener to the Ontario Land Tribunal (OLT),
and may not be added as a party to the hearing of an appeal before the OLT. To
understand your right of appeal, if any, or for further clarification regarding
appeals, please see the Ontario Land Tribunal website (https://olt.gov.on.ca/).
6.1 Zoning By-law Amendment Application 30 m
ZBA25/013/S/AP, 157 Schweitzer Street,
1000947521 Ontario Inc., DSD -2025-356
(Staff will provide a 5 -minute presentation on this matter.)
6.2 Zoning By-law Amendment Application 15 m
ZBA25/021/Q/AA, 434- 436 Queen Street
South, Son Lien Pham, DSD -2025-341
(Staff will provide a 5 -minute presentation on this matter.)
7. Information Items
7.1 Quarterly Planning Report (Q3), DSD -2025-364
7.2 Recent Changes to Development Charges, FIN -2025-372
11
26
Wel
32
109
129
Page 2 of 167
8. Adjournment
Mariah Blake
Committee Coordinator
Page 3 of 167
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 5197838922
PREPARED BY: Arwa Alzoor, Planner, 519-783-8903
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: August 21, 2025
REPORT NO.: DSD -2025-362
SUBJECT: 995 Amand Drive - Private Street Naming
RECOMMENDATION:
That the City of Kitchener acknowledge that Kitchener Developments Inc. intends to
name the following private streets as:
• Amand Lane
• Canyon Hill Drive
• Sumac Lane
• Azores Drive
• Fig Lane
within a multiple residential development located at 995 Amand Drive, in the
locations as shown on the Site Plan attached as Appendix `A'; and further,
That the City's Legal Services division be directed to proceed with the required
advertising, preparation, and registration of the necessary By-law for the naming of
"Amand Lane, Canyon Hill Drive, Sumac Lane, Azores Drive and Fig Lane".
• The purpose of this report is the applicant is seeking Council approval to name five (5)
private streets within the residential development located at 995 Amand Drive
• The key finding of this report is that the applicant is proposing to name the private
streets as "Amand Lane, Canyon Hill Drive, Sumac Lane, Azores Drive and Fig Lane"
in the locations as shown on the Site Plan attached as Appendix `A' to this report. Staff
are satisfied that the proposed private street names are appropriate and support the
street naming request.
• There are no financial implications as there is no impact on the capital or operating
budget.
• Community engagement included the information posted to the City's website with the
agenda in advance of the council/committee meeting.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 4 of 167
• This report supports the delivery of core services.
BACKGROUND:
Kitchener Green Developments Inc. is seeking Council approval to name five (5) private
streets within the residential development located at 995 Amand Drive. The proposed
multiple residential development received conditional approval of Site Plan Application
SP24/090/A/ES for 101 units (cluster townhouses units within 12 buildings) on March 25,
2025.
REPORT:
The applicant is proposing to name the private streets shown on Appendix `A' as "Amand
Lane, Canyon Hill Drive, Sumac Lane, Azores Drive and Fig Lane". The naming of the
private streets will eliminate the need for a Multiple Unit Identification Sign at the entrance
to the site, and offer improved site navigation for emergency services, residents, and
visitors.
The proposal has been circulated to internal departments and all concerns have been
addressed. The dwellings will be addressed in accordance with the City's Street Naming
and Addressing Policy. The Region has approved the proposed street names. Staff are
satisfied that the proposed private street names are appropriate and support the street
naming request.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the council / committee meeting.
REVIEWED BY: Malone -Wright, Tina — Manager of Development Approvals
APPROVED BY: Readman, Justin — General Manager, Development Services
ATTACHMENTS:
Appendix A —
Site Plan Application SP24090AES - 995 Amand Drive
Appendix B —
Applicant Request — 995 Amand Drive
Appendix C —
Agency Comments — 995 Amand Drive
Appendix D —
Draft Reference Plan - 995 Amand Drive
Page 5 of 167
L$�
I
E
F
EP
> U
U = y o E
w .
W W m >
.y
p SRR°� +CiO
Lu
z
W W
O F
W W
m �
� Z
QO
J cl
Q Of K
H
WLLI
o Q a
Qx
R O J
C7
62'
J aRi m x m
E m m p r of
Z N H Z 2i U
\ E _
� c
`o E 3
Ew�
W > N E a
O N E a '4
I E Li dO
O Er O Y O
�� M 60s UN dd'odV
� �-
iiV ���
� ¢
Q� N Q_ N V Q C/)U) o U o a N s Q
ow
(6uj
N
ai N J m W J Q d d OT�! d � a>N ti 7 m 2
I
1
1N3W35V3 0....
0
W
LU
W
Of
LO
CN
O
N
LO
OCD
V
LO
LU
o Q
U
LO
N
O
N
A
bi
H
Q
NW
CU)
zZ
Y
O
"'
O
�
m
�
O
C
O
CN
N
Op
z
c ~
Cn
Lo
LLI
O
Z
Z
=W a
a_
Z
U
Y
LLI
u 0
O
LU
Q
O
LU
U
W
O�
Q
U)
LLI
Q
oo
W
~
W
U)
J
0
W
LU
W
Of
LO
CN
O
N
LO
OCD
V
LO
LU
o Q
U
LO
N
O
N
A
bi
H
Q
U
zZ
rZ
v )
W
mi
O
W
aW
0
W
w>
L
W
Z
Z
LU
y
Q
U
Y
LO
m
Etfftamy��s
August 6, 2025
Arwa Alzoor
City of Kitchener
200 King St W
Kitchener, ON
N2G 4G7
Re: Private Street Naming Request - 995 Amand Drive
Mattamy Wildflowers Subdivision
Kitchener Green Developments Inc.
Draft Plan # 30T-14201
City of Kitchener
Dear Ms Alzoor,
Mattamy Homes Canada • GTA Low Rise
6696 a a it Dirt �`eT 905203,3900
Wss�
Kitchener Green Developments Inc. is pleased to submit the enclosed items in support of this private street naming
request.
• A cheque, in the amount of $1,430 to cover the Planning fee for considering private street naming;
• A cheque, in the amount of $1,750 to cover the Legal fee for administration, advertising costs and registry
costs;
• A digital copy of a draft reference plan identifying the 5 streets as:
o Parts 1, 4, and 7-9: "Amand Lane"
o Parts 2 and 10: "Canyon Hill Drive"
o Part 3: "Sumac Lane"
o Part 6: "Azores Drive"
o Part 5: "Fig Lane"
We are requestingthese private street names to allow future homeowners to have a simpler and more unique address,
and provide improved emergency access while avoiding the need for an MUI sign.
Please consider the attached, and we request that this matter be considered at the next available Council meeting.
Sincerely,
Michael O'Donnell, P.Eng
Associate Land Development Manager
Kitchener Green Developments Inc.
(il II.,,JA ;`,if4'✓IL10 11' If11/llI;I/�j 0 ,,,}'F{11X AI' G j A J -,A I/ ✓I,A 1lC/✓I H 4IJP✓II I I B 11 �a��� )k� I (
Agency Comments:
Canada Post:
No issue from Canada Post if this is new, not developed or already existing.
Thank you for checking!
Regards,
Brad Biskaborn
Delivery Services / CANADA POST
Kitchener / Cambridge / Waterloo
The Region of Waterloo:
Hello Arwa,
The Region has no concerns with the changed names.
Thanks,
Kevin Shea
GIS Technologist, Region of Waterloo
150 Frederick St, Kitchener, ON
N2G 4J3
ksIha@ireg� oire(,)Iwatoir°Ioo.ca
226-752-5234
Page 8 of 167
Fire Prevention:
Hi Arwa,
Fire does not have concerns with the proposed names below for 996 Amand Drive.
Thankyou,
Jennifer Arends
Fire Prevention Officer I City of Kitchener
519-783-7983 1,Uii�iiniiii
Transportation Planning:
No concerns.
Dave Seller, C.E.T.
Transportation Planning Analyst I Transportation Services I City of Kitchener
519-783-8152 1 TTY 1-866-969-99941 dav a:Bei.i ir@�l<iiLc,["n icy eii,.c
Building division:
Hi Michael,
Currently I do not foresee any issues with the addressing. Once I have preliminary
addressing done Jennifer Arends and I will review to ensure the addressing meets all
required policies with addressing and fire.
I will be addressing individual units off the private streets once names are confirmed and
approved.
Jenn
** UPCOMING HOLIDAYALERT** August 5,2025 — August 18, 2025 inclusive
Jennifer Wilson
Addressing Analyst I Building Division I City of Kitchener
519-783-8258 1 TTY 1-866-969-9994 1
Page 9 of 167
b
:45�'g�
a
\ VA\\
-TS ape
MTS;
9 18Vd _
44k?48r�
oo
m
a
It
n
K eRey
no
LO
ZWLLOR
gw�
00
s��U
�NWL���
�G&ansa
�UD)
4w
N
w
asp `-
m
-
X00=
-
-
-
00
aOw
_a
w.......
b
:45�'g�
a
\ VA\\
-TS ape
MTS;
9 18Vd _
44k?48r�
oo
m
a
It
n
K eRey
Staff Report
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Barry Cronkite, Director, Transportation Services
519-783-8955
PREPARED BY: Sebastian Biernat, Traffic Technologist
519-707-1461
WARD(S) INVOLVED: Ward 1, Ward 6, Ward 7, Ward 8, Ward 9
DATE OF REPORT: August 20, 2025
REPORT NO.: DSD -2025-327
SUBJECT: Uniform Traffic & Parking Bylaw Amendments
RECOMMENDATION:
That parking be prohibited on the north (even -numbered) side of Otterbein Road from
Dunnigan Court to a point 60 metres west thereof; and,
That parking be prohibited on the south (odd -numbered) side of Country Hill Drive
from a point 26 metres west of Cherry Hill Drive to a point 28 metres west thereof;
and,
That parking be prohibited on the east (odd -numbered) side of Benesfort Drive from
Benesfort Court to a point 23 metres south thereof; and,
That parking be prohibited on the south (odd -numbered) side of Avalon Place from
Southmoor Drive to a point 114 metres west thereof; and,
That parking be prohibited on the east (odd -numbered) side of Karn Street from a
point 85 metres north of Westmount Rd to a point 112 metres north thereof; and,
That parking be prohibited on the east (even -numbered) side of Mooregate Crescent
from a point 35 metres north of Hazelglen Drive to a point 30 metres north thereof;
and,
That parking be prohibited on the west (even -numbered) side of Madison Avenue
South from a point 140 metres north of Courtland Avenue East to a point 40 metres
north thereof; and,
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 11 of 167
That stopping (8:OOam — 4:30pm, Monday to Friday) be prohibited on the north (odd -
numbered) side of Shea Crescent from a point 30 metres east of Laurentian Drive to
a point 26 metres east thereof; and,
That stopping (8:OOam — 4:30pm, Monday to Friday) be prohibited on the south (odd -
numbered) side of Parkland Crescent from Driftwood Drive to a point 53 metres west
thereof; and,
That the Uniform Traffic Bylaw be amended accordingly.
REPORT HIGHLIGHTS:
• The purpose of this report is to recommend amendments to the Uniform Traffic By -
Law 2019-113, including the installation of on -street parking prohibitions and
adjustments to stopping prohibitions near schools.
• The key finding of this report is that safety and operations will be improved through
the installation and adjustments of parking and stopping restrictions.
• Directly affected properties were notified of the proposed amendments via hand
delivered letters, and no concerns were raised.
• The financial implications are approximately $2,300 and will be taken from the
existing sign maintenance budget.
• This report supports the delivery of core services.
BACKGROUND:
Transportation Services receives numerous concerns from residents regarding general
traffic operation and safety related to parking and stopping on a regular basis. This report
summarizes concerns which have reviewed by Transportation Services and determined to
be valid. In response, amendments to existing bylaws are recommended to enhance traffic
and improve safety for all street users.
REPORT:
Proposed No Parking Restrictions
Otterbein Road -Ward 1
Transportation Services received a request to review on -street parking adjacent to the
roundabout on Otterbein Road. The request cited safety concerns related to vehicles parked
along the inside of the curve on the east (even -numbered) side, which affects visibility and
navigation through the roundabout.
After review, Transportation Services has confirmed that a sightline deficiency exists in this
area due to the presence of vehicles parked adjacent to the roundabout. To address this
concern Transportation Services recommends prohibiting parking on the north side of
Otterbein Road from Dunnigan Court to a point 60 metres west thereof.
The proposed parking prohibition will result in the loss of approximately two (2) legal on -
street parking spaces. However, there are sufficient on -street parking options available
within close -proximity to the affected area. A key plan of the street is attached in Appendix
A.
Country Hill Drive -Ward 6
Page 12 of 167
Transportation Services received a request to review the existing on -street parking
regulations on Country Hill Drive. The request cited safety concerns related to sightlines for
vehicles exiting the east access at 17 Country Hill Drive.
After review, Transportation Services has confirmed that a sightline deficiency exists in this
area due to the presence of vehicles parked close to the driveway entrance. To address this
safety concern, staff recommend prohibiting parking on the south (odd -numbered) side of
Country Hill Drive from a point 26 metres west of Cherry Hill Drive to a point 28 metres west
thereof.
The proposed parking prohibition would result in the loss of approximately two (2) legal on -
street parking spaces. However, there are sufficient on -street parking options available
within close proximity to the affected area. A key plan of the street is attached in Appendix
B.
Benesfort Drive - Ward 7
Transportation Services received a request to review the existing on -street parking
regulations on Benesfort Drive near Benesfort Court. The request cited safety concerns
related to sightlines for vehicles exiting Benesfort Court.
After review, Transportation Services has confirmed that a sightline deficiency exists in this
area due to the presence of parked vehicles near the intersection. To address this safety
concern, staff recommend prohibiting parking on the east (odd -numbered) side of Benesfort
Drive from a point 23 metres south of Benesfort Court.
The proposed parking prohibition would result in the loss of approximately one (1) legal on -
street parking space. However, there are sufficient on -street parking options available within
close proximity to the affected area. A key plan of the street is attached in Appendix C.
Avalon Place - Ward 8
Transportation Services received a request to review the existing on -street parking
regulations on Avalon Place between Stirling Avenue South and Southmoor Drive. The
request cited safety concerns related to vehicles parking on both sides of the street, making
it difficult for traffic to safely pass through.
Avalon Place is a local residential street with an approximate width of 6 metres and currently
permits parking on both sides. It should be noted that a pedestrian bridge was recently
installed in the area, which has resulted in a reduction in street width near the bridge
location. After reviewing conditions on-site, Transportation Services has determined that
vehicles cannot pass if cars are parked on both sides of the street with the new reduced
width. Overall safety would be improved if parking were prohibited on the south (odd -
numbered) side of Avalon Place from Southmoor Drive to a point 114 metres west thereof.
The proposed parking prohibition will improve traffic flow, sightlines, and provide a safer
environment for all street users. The proposed parking prohibition would result in the loss of
approximately eighteen (18) legal on -street parking spaces. However, there are sufficient
on -street parking options available on the opposite side of the street and within close
proximity to the affected area. A key plan of the street is attached in Appendix D.
Page 13 of 167
Karn Street - Ward 8
Transportation Services received a request to review the existing on -street parking
regulations on Karn Street between Westmount Road and Weichel Street. The request cited
concerns about limited sightlines along the vertical curve of the hill, particularly when
vehicles are parked on both sides of the street. The combination of the hill, curve and parked
vehicles affect visibility and navigation.
After review, Transportation Services has determined that safety would be improved by
prohibiting parking on the east (odd -numbered) side of Karn Street from a point 85 metres
north of Westmount Road to a point 112 metres north thereof.
The proposed parking prohibition would result in the loss of approximately seven (7) legal
on -street parking spaces. However, there are sufficient on -street parking options available
within close proximity to the affected area. A key plan of the street is attached in Appendix
E.
Mooregate Crescent - Ward 8
Transportation Services received a request to review the existing on -street parking
regulations on Mooregate Crescent. The request cited safety concerns related to sightlines
for vehicles exiting the access at 24 Mooregate Crescent.
After review, Transportation Services has confirmed that a sightline deficiency exists in this
area due to the presence of vehicles parked near the entrance. To address this safety
concern, staff recommend prohibiting parking on the east (even -numbered) side of
Mooregate Crescent from a point 35 metres north of Hazelglen Drive to a point 30 metres
north thereof.
The proposed parking prohibition would result in the loss of approximately three (3) legal
on -street parking spaces. However, there are sufficient on -street parking options available
within close proximity to the affected area. A key plan of the street is attached in Appendix
F.
Madison Avenue South — Ward 9
Transportation Services received a request to review on -street parking regulations near 119
Madison Avenue South. The request cited concerns that parked vehicles are obstructing
access to the rear of the apartment building, preventing garbage trucks from safely
accessing the service area.
After review and completing turning movement analysis, Transportation Servies has
confirmed that vehicles parked in front of the driveway limit maneuverability and restrict
access for large service vehicles. To address this issue, staff recommend implementing a
no parking restriction on the west (even -numbered) side of Madison Avenue South from a
point 140 metres north of Courtland Avenue East to a point 40 metres north thereof.
The proposed parking prohibition will result in the removal of approximately three (3) legal
on -street parking spaces. However, there are sufficient on -street parking options available
within close proximity to the affected area. A key plan of the street is attached in Appendix
G.
Page 14 of 167
Proposed No Stopping Restrictions
Shea Crescent - Ward 6
Transportation Services is recommending an extension of the existing no stopping zone
(8:OOam to 4:30pm, Monday -Friday) on Shea Crescent to support safe and efficient school
bus operations.
Currently there is a gap in the existing prohibition that includes one (1) parking space in the
middle of a no -stopping area. To improve accessibility and maneuverability for school buses,
it is recommended that stopping be prohibited from 8:OOam to 4:30pm (Monday to Friday)
on the north (odd -numbered) side of Shea Crescent from a point 30 metres east of
Laurentian Drive to a point 26 metres east thereof.
This proposed extension will help ensure that school buses can navigate the area safely
and without obstruction while addressing the existing signage gap. The restriction will result
in the removal of approximately one (1) legal on -street parking space from 8:OOam to 4:30pm
(Monday to Friday). However, there are sufficient on -street parking options available within
close proximity to the affected area. A key plan of the street is attached in Appendix H.
Parkland Crescent - Ward 7
Transportation Services received a request from a school bus operator to review parking
regulations on Parkland Crescent. The request cited concerns regarding limited accessibility
and maneuverability for school buses due to vehicles parked on both sides of the street.
To address this concern and support safe and efficient school bus operations, staff
recommend implementing a no stopping regulation (8:OOam to 4:30pm, Monday to Friday)
on the south side of Parkland Crescent from Driftwood Drive to a point 53 metres west
thereof.
The proposed restriction will help ensure adequate clearance for school buses to safely
travel and turn through this section of Parkland Crescent. This restriction will result in the
removal of approximately four (4) legal on -street parking spaces from 8:OOam to 4:30pm
(Monday to Friday). However, there are sufficient on -street parking options available within
close proximity to the affected area. A key plan of the street is attached in Appendix I.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has the following impact on the Operating Budget.
Sign installations: Otterbein Road, $200; Shea Crescent, $200; Country Hill Drive, $200;
Parkland Crescent, $200; Benesfort Drive, $200; Avalon Place, $500; Karn Street, $300;
Page 15 of 167
Mooregate Crescent, $250; Madison Avenue South, $250 for a total estimated cost of
$2300. These costs will be charged to the existing Sign Maintenance budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of
the council / committee meeting.
INFORM — Directly affected properties were notified of the proposed changes via a hand
delivered letter by Transportation staff. No concerns were raised regarding the proposed
changes, while positive feedback was received regarding some of the proposed changes.
PREVIOUS REPORTS/AUTHORITIES:
0 City of Kitchener Uniform Traffic By-law No. 2019-113
APPROVED BY: Justin Readman, General Manager, Development Services Division
ATTACHMENTS:
Attachment A
— Key Map
— Otterbein Road — On -Street Parking Prohibition
Attachment B
— Key Map
— Country Hill Drive — On -Street Parking Prohibition
Attachment C
— Key Map
— Benesfort Drive — On -Street Parking Prohibition
Attachment D
— Key Map
— Avalon Place — On -Street Parking Prohibition
Attachment E
— Key Map
— Karn Street — On -Street Parking Prohibition
Attachment F
— Key Map
— Mooregate Crescent — On -Street Parking Prohibition
Attachment G
— Key Map
— Madison Avenue South — On -Street Parking Prohibition
Attachment H
— Key Map
— Shea Crescent — On -Street Stopping Prohibition
Attachment I —
Key Map —
Parkland Crescent — On -Street Stopping Prohibition
Page 16 of 167
Oil
I
:W
an a -0 aA
Q
O
o.
Lu a Z w
-E 4
zm
o
r
Q
1,
µp
V4MU
"
4'
w
sB
L�
a�
oN
4
w
S
d
wN
h.
w�
Vo,
?
o
duo'
X
,wr
a
Y
� �
J
O
it
ww.
T
•
�
en
1
W,
m
�i '
N
8
i
E
rt
�
Q � �
c
d
OJ
a O Q 0
z a
r
�`
zam
_0
no Q -0 aA
z
Lu a w
•
sa"UT RD w
��z
LEA
0
co
N
N
(0
0000
000
0
is
LL
LL 0
C) 4�
0
o
E
oo
Q)
Q)
E E
0 41
o 66
<
OD
00 tLo w
an
a
0 -CL
a 0
0
4-
0 ,
N n
4- Q)
V)
0
0
L/) Q- o
0 0
Z
z
_0 m
... .....
CLO
tin CIJ tin
E
0
x
C)
x t 0 in
Lu
Lu a- z Lu
%
Pune
1
Pune
pfd'
LL
LL
0
O
4-
Yj
LL
LL
0
O
4-
R.
p
SO
G
Q
Q
O
0
roV
a
o V
c
Q
o
en
oo
on
oo
�
ago
C
�
Y
L
u
a
0
Q L
L
4-
N
o w
+, Q
(n
•;.
z
°
O
=
O
z
m
�
aj
m
an
cLu
o
c
}
N
OO
X
w
a z
w
w
Staff Report
Financial Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Saleh Saleh, Director, Revenue, 519-904-6308
PREPARED BY: Marcy Ignor, Manager Utility billing and Customer Service, 519-783-8057
WARD(S) INVOLVED: ALL
DATE OF REPORT: July 7, 2025
REPORT NO.: FIN -2025-316
SUBJECT: Uncollectable Utility Receivable Account Write -Off
RECOMMENDATION:
That uncollectable utility accounts amounting to $121,784 be written off against the
allowance for doubtful utility receivables.
REPORT HIGHLIGHTS:
• As per council policy, approval from Council is required for accounts to be written -off and
sent to an outside collection agency for third party collection efforts.
• Staff have worked diligently in attempting to collect on these accounts but have not been
successful in the process.
• This report recommends that accounts totalling $121,784 be written off and forwarded to an
outside collection agency.
• This report supports the delivery of core services.
BACKGROUND:
As per council policy FIN -FEE -517 Utility and Miscellaneous Receivable policy, approval from
Council is required for accounts to be written -off and sent to an outside collection agency for
third party collection efforts.
Utilities receivable represent invoices generally billed through the city's SAP utility billing system.
The majority of these invoices relate to usage for Gas and Water. The current report represents
write-off of utility accounts which have been deemed to be uncollectable up to the end of June
30 2025.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 26 of 167
REPORT:
Staff are recommending that accounts totalling $121,784 be written off and forwarded to the
collection agency. Staff have worked diligently in attempting to collect on these accounts but
have not been successful either due to the customer declaring bankruptcy or having no
forwarding address. Any tenant deposits previously received on the uncollectable accounts
have been applied to reduce the debt outstanding. A total of 172 customer accounts are being
recommended to be written off and transferred to a third -party collection agency.
The collection procedures staff have undertaken include:
• Sending customers statements and demand letters.
• Verbal request by telephone or in person.
• Negotiating revised payment terms.
• Applying any deposits held to the outstanding amounts.
• Transferring uncollectable items to the customer's property tax account where permitted
by the Municipal Act.
The cumulative amount of utility write-offs identified in this report equal $121,784 and relate to
the years 2023, 2024 and 2025. The cumulative write-offs are shown in the table below and the
average is well below the targeted upper limit for write-offs set at 0.3% previously approved by
Council.
A five-year summary of write-offs is included in the table below.
Utility Accounts Write-off
Cumulative
Total $ Invoiced
Write-offs as a
Write-offs for the Year
Year to Date
%of Sales
2025
$ 14,110
$ 141,485, 522
0.0100%
2024
$ 206,894
$ 250, 506, 834
0.0826%
2023
$ 196,527
$ 248, 049, 552
0.0792%
2022
$ 154,220
$ 233, 620, 592
0.0660%
2021
$ 171,585
$ 216, 217, 805
0.0794%
Tota I
I $ 743,336
$ 1, 089, 880, 305
0.0682%
STRATEGIC PLAN ALIGNMENT:
Page 27 of 167
The recommendation of this report supports the achievement of the city's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
The uncollectable accounts will be written off against the Allowance for Doubtful Utility
Receivables account.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
council / committee meeting.
PREVIOUS REPORTS/AUTHORITIES:
• FIN -FEE -517 Collections- Utility and Miscellaneous Receivable
APPROVED BY: Jonathan Lautenbach, Chief Financial Officer, Financial Services
Page 28 of 167
Staff Report
Financial Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Saleh Saleh, Director, Revenue, 519-904-6308
PREPARED BY: Marcy Ignor, Manager Utility Billing and Customer Service, 519-783-8057
WARD(S) INVOLVED: ALL
DATE OF REPORT: July 7, 2025
REPORT NO.: FIN -2025-315
SUBJECT: Uncollectable Miscellaneous Receivable Accounts Write -Off
RECOMMENDATION:
That uncollectable miscellaneous receivable accounts amounting to $12,341 be written
off against the Allowance for Doubtful Receivables.
REPORT HIGHLIGHTS:
• As per council policy, approval from Council is required for accounts to be written -off and
sent to an outside collection agency for third party collection efforts.
• Staff have worked diligently in attempting to collect on these accounts but have not been
successful in the process.
• This report recommends that accounts totalling $12,341 be written off and forwarded to an
outside collection agency.
• This report supports the delivery of cores services.
BACKGROUND:
As per council policy FIN -FEE -517 Utility and Miscellaneous Receivable policy, approval from
Council is required for accounts to be written -off and sent to an outside collection agency for
third party collection efforts.
This report represents miscellaneous receivables accounts that are deemed to be uncollectable
by collections staff. Miscellaneous receivables represent services that are generally billed
through the City's financial system (SAP). Examples of miscellaneous receivables include Direct
Detect for alarm monitoring, Parking and Cemetery sales. Property tax and utility accounts are
not included in miscellaneous receivables.
REPORT:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 29 of 167
Staff are recommending that accounts totalling $12,341 be written off and forwarded to a
collection agency. Staff have worked diligently in attempting to collect on these accounts but
have not been successful in the process.
The collection procedures staff have undertaken include:
• Sending customers statements and demand letters.
• Verbal request by telephone or in person.
• Negotiating revised payment terms.
• Applying any deposits held to the outstanding amounts.
• Transferring uncollectable items to the customer's property tax account were permitted
by the Municipal Act.
The current amount being recommended to be written off relates to 9 customer accounts for
services provided in the following areas:
Economic Development
724
Parking
67
Operations
9,066
Utilities
2,484
Total
1221341
The cumulative amount of write-offs identified in this report equal $12,341 and relate to the years
2023 and 2024. The cumulative write-offs are shown in the table below and the average is well
below the targeted upper limit for write-offs set at 0.3% previously approved by Council.
Page 30 of 167
Miscellaneous Receivables Write -off
Cumulative
Total $ Invoiced
Write-offs as a
Write-offs for the Year
Year to Date
%of Sales
2025
$
0
$
20,000,000
0.0000%
2024
$
15,865
$
39,474,200
0.0402%
2023
$
45,642
$
37,174, 640
0.1228%
2022
$
32,228
$
30,280,755
0.1064%
2021
$
38,573
$
27, 380, 864
0.1409%
Total
$
132,308
$
154,310,459
0.0857°/
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the city's strategic vision through
the delivery of core service.
FINANCIAL IMPLICATIONS:
The uncollectable accounts will be written off against the Allowance for Doubtful Receivables
account.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
council / committee meeting.
PREVIOUS REPORTS/AUTHORITIES:
• FIN -FEE -517 Collections- Utility and Miscellaneous Receivable
APPROVED BY: Jonathan Lautenbach, Chief Financial Officer, Financial Services
Page 31 of 167
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-783-8922
PREPARED BY: Andrew Pinnell, Senior Planner, 519-783-8915
WARD(S) INVOLVED: Ward 1
DATE OF REPORT:
REPORT NO.:
August 28, 2025
DSD -2025-356
SUBJECT: Zoning By-law Amendment Application ZBA25/013/S/AP
Address: 157 Schweitzer Street
Owner: 1000947521 Ontario Inc.
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA25/013/S/AP for 157 Schweitzer
Street, requesting a change in zoning from `Residential Three Zone (R-3)' in Zoning
By-law 85-1 to `Low Rise Residential Four Zone (RES -4) with Site -Specific Provision
(438)' in Zoning By-law 2019-051, be approved in the form shown in the Proposed
By-law and Map No. 1 attached to Report DSD -2025-356 as Attachment `A'.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding the Zoning By-law Amendment Application (ZBA) for the subject property,
addressed as 157 Schweitzer Street. It is Development and Housing Approvals staff's
recommendation that the ZBA be approved.
• The requested amendment supports the intensification of the lands through the future
creation of three new lots with frontage on Lark Street, each to be developed with a
single detached dwelling. The existing single detached dwelling would be retained.
• Community engagement included:
o A preliminary postcard notice and Neighbourhood Meeting invitation was mailed
to all residents and property owners within 240 metres of the subject property;
o Installation of two notice signs on the property;
o Follow-up communication with respondents;
o Virtual Neighbourhood Meeting held on June 26, 2025;
o Postcard advising of the statutory public meeting was forwarded to all residents
and property owners within 240 metres of the subject property and those who
responded to the preliminary notice;
o Notice of the public meeting was published in The Record on August 15, 2025.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 32 of 167
This report supports the delivery of core services.
The application was deemed complete on May 22, 2025. The Applicant can appeal
this application for non -decision after August 20, 2025.
EXECUTIVE SUMMARY:
The owner of the subject property, addressed as 157 Schweitzer Street, is requesting a
Zoning By-law Amendment Application (ZBA) to facilitate the intensification of the lands
through the future creation of three new lots with frontage on Lark Street, each to be
developed with a single detached dwelling. The existing single detached dwelling would be
retained. These lots are proposed to be created sometime after Council's decision of this
application, should Council decide to approve the ZBA. Future Consent Applications would
be required to create the lots.
To facilitate the proposed development concept, the applicant is requesting a ZBA to
change the zoning of the subject property from `Residential Three Zone (R-3)' (Zoning By-
law 85-1) to `Low Rise Residential Four Zone (RES -4)' (Zoning By-law 2019-051) with
Site Specific Provision (438) to legalize certain deficiencies under the `RES -4' Zone for the
existing dwelling, including the required minimum front yard setback and minimum rear
yard setback. Also, the requested site specific provision would provide relief from the
required minimum rear yard setback for the new dwellings.
Development and Housing Approvals staff is recommending that the application be
approved.
BACKGROUND:
The City of Kitchener has received an owner -initiated Zoning By-law Amendment
Application (ZBA) to facilitate the intensification of the lands through the future creation of
three new lots with frontage on Lark Street, each to be developed with a single detached
dwelling. The existing single detached dwelling would be retained. These lots are
proposed to be created sometime after Council's decision of this application, should
Council decide to approve the ZBA. Future Consent Applications would be required to
create the lots.
The ZBA would change the zoning of the subject property from `Residential Three Zone
(R-3)' (Zoning By-law 85-1) to `Low Rise Residential Four Zone (RES -4)' (Zoning By-law
2019-051) with Site Specific Provision (438) to legalize certain deficiencies under the
`RES -4' Zone for the existing dwelling, including the required minimum front yard setback
and minimum rear yard setback. Also, the requested site specific provision would provide
relief from the required minimum rear yard setback for the new dwellings. Details of the
amendments are outlined in the report, below.
Site Context:
The subject property is addressed as 157 Schweitzer Street and is owned by 1000947521
Ontario Inc. The property is located at the intersection of Lark Street and Schweitzer
Street, in the Bridgeport East Planning Community. The property has approximately 27.4
metres of frontage on Schweitzer Street and 50.9 metres of frontage on Lark Street. The
subject property is approximately 1,393 square metre (0.34 acres) in area. The property is
developed with a one -storey single detached dwelling constructed in the 1960s, as well as
a detached garage in the rear yard. The property also contains two, small accessory
Page 33 of 167
buildings in the rear yard. The property has one driveway, which leads to Schweitzer
Street.
The existing single detached dwelling on the subject property is presently occupied by
tenants (a family of three persons). The tenants were advised of the subject proposal
when they moved in. The tenants are not required to relocate because the dwelling is not
proposed to be demolished. Development and Housing Approvals staff have been advised
by the Owner that tenants will continue to live in the existing dwelling.
WM.A/K.141
'�mouiuw
nm ana^ tlti 'r'lom
of,yia
mN.o�,���n U
kM
-SUBJECT AREA�
y
ems„
� dM Pt
V
Figure 1 - Location map showing 157 Schweitzer Street as the Subject Area.
The surrounding area is comprised primarily of low rise residential land uses, mainly single
and semi- detached dwellings. Dwellings in the area range between one and two storeys
in height. The Kitchener border with Woolwich Township is located 180 metres to the east.
A vacant field owned by the Croatian Roman Catholic Church is located directly across
Schweitzer Street from the subject lands (to the south). These Church lands are zoned
`Residential Four Zone (R-4)' in Zoning By-law 85-1, for low rise residential development.
The Croatian Roman Catholic Church building is located east of the subject lands, near
the cul-de-sac bulb terminus of Schweitzer Street. Sylvia Park is located approximately
360 metres to the southwest. The subject property is located within 110 metres from local
GRT Route #5.
Page 34 of 167
REPORT:
Proposed Development Concept
The applicant is proposing to redevelop the lands through the future creation of three new
lots with frontage on Lark Street, each to be developed with a single detached dwelling.
The existing single detached dwelling would be retained. These lots are proposed to be
created sometime after Council's decision of this application, should Council decide to
approve the ZBA. Future Consent Applications would be required to create the lots.
Figure 2 — Proposed development concept plan showing the Retained Lot (i.e., Lot
1) containing the existing dwelling, and three future lots each containing a new
single detached dwelling (i.e., Lots 2, 3, and 4).
The Scoped Planning Justification Report submitted in support of the application states
that each of the proposed single detached dwellings would be two storeys in height and
would have a driveway in the front yard and an attached garage. Each new (severed) lot
(i.e., Lots 2, 3, and 4 on Figure 2) would have a width of approximately 9.0 metres
(frontage on Lark Street), a depth of 27.4 metres, and an area of 246.6 square metres.
The proposed development concept plan in the Scoped Planning Justification Report (i.e.,
Figure 2) shows that the proposed dwellings would have a front yard setback of
approximately 6 metres, a rear yard of 6.8 metres, and interior side yard setbacks of 1.3
metres. Lot coverage would be approximately 53%.
Page 35 of 167
Figure 3 — Conceptual rendering showing the one of the proposed single detached
dwellings fronting Lark Street, looking northeast.
The Retained Lot (i.e., Lot 1 on Figure 2) containing the existing one -storey dwelling would
have a width of approximately 23.9 metres (frontage on Lark Street), a depth of 27.4
metres, and an area of 654.9 metres. The proposed development concept plan shows that
the dwelling would have a front yard setback of approximately 4.2 metres a rear yard of 5
metres, an interior side yard setback of 1.6 metres, and an exterior side yard setback of 10
metres. Lot coverage would be approximately 32%. It should be noted that while the front
technical front lot line would be on Lark Street, the fagade with the front door and attached
garage door/entrance would continue to face Schweitzer Street. Also, the detached
garage in the rear yard, and the two, smaller accessory buildings would need to be
demolished to facilitate the proposed development.
To facilitate the proposed development concept, a Zoning By-law Amendment Application
(ZBA) is required to change the zoning, since the future lots and dwellings would not
comply with several existing regulations, for example minimum lot area (411 square
metres is required, whereas 246.6 square metres is proposed, in the case of the proposed
dwellings on the new lots), minimum lot width (13.7 metres is whereas 9 metres is
Page 36 of 167
proposed, in the case of the proposed dwellings on the new lots), and minimum rear yard
setback (7.5 metres is required, whereas 5 metres is proposed, in the case of the dwelling
on the Retained Lot).
In addition to a change in residential zoning category, a Site Specific Provision is also
requested. Also, the ZBA would bring the subject property out of the City's older Zoning
By-law 85-1 into the newer Zoning By-law 2019-051. The details of the ZBA are discussed
in detail in the Requested Zoning By-law Amendment section of this report.
Planning Analysis:
Planning Act, R.S.O. 1990, c. P.13 25
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
e) The supply, efficient use and conservation of energy and water;
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Planning Statement, 2024, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Planning Statement, 2024 and to ensure Provincial policy is adhered to.
Provincial Policy Statement, 2024
The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use
planning policy framework that replaces both the Provincial Policy Statement, 2020 and A
Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon
housing -supportive policies from both documents. The PPS 2024 came into force on
October 20, 2024.
According to the Province, the PPS 2024 provides municipalities with the tools and
flexibility they need to build more homes. It enables municipalities to:
Page 37 of 167
• plan for and support development, and increase the housing supply across the
province
• align development with infrastructure to build a strong and competitive economy
that is investment -ready
• foster the long-term viability of rural areas
• protect agricultural lands, the environment, public health and safety
Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and
supports planning authorities to support general intensification and redevelopment while
achieving complete communities by accommodating an appropriate range and mix of land
uses, housing options, transportation options with multimodal access, employment, public
service facilities and other institutional uses, recreation, parks and open space, and other
uses to meet long-term needs.
Section 2.2.1 requires that Planning authorities provide for a range and mix of housing
options and densities to meet projected needs of current and future residents. One way
this is accomplished is by "permitting and facilitating: 1. all housing options required to
meet the social, health, economic and wellbeing requirements of current and future
residents, including additional needs housing and needs arising from demographic
changes and employment opportunities; and 2. all types of residential intensification ... for
residential use, development and introduction of new housing options within previously
developed areas, and redevelopment, which results in a net increase in residential units...
In this regard, Development and Housing Approvals (DHA) staff is of the opinion that the
requested amendments are consistent with the PPS 2024; they will facilitate residential
intensification of the property.
Regional Official Plan (ROP)
The subject property is located in the `Urban Area' and `Delineated Built Up Area' in the
Regional Official Plan (ROP). Urban Area policies of the ROP identify that the focus of the
Region's future growth will be within the Urban Area.
Growth is directed to the Built Up Area of the Region to make better use of infrastructure
that can assist in transitioning the Region into an energy efficient, low carbon community.
Furthermore, intensification within the Built Up Area assists the gradual transition of
existing neighbourhoods within the Region into 15 -minute neighbourhoods that are
compact, well connected places that allow all people of all ages and abilities to access the
needs for daily living within 15 minutes by walking, cycling or rolling. Regional policies
require Area Municipalities to plan for a range of housing in terms of form, tenure, density
and affordability to satisfy the various physical, social, economic and personal support
needs of current and future residents.
The requested amendment conforms to the ROP and will assist in transitioning the
existing neighbourhood into a 15 -minute neighbourhood by facilitating gentle
intensification through infill development and through development of an underutilized lot
at a higher density than currently exists.
Furthermore, Regional staff advise that they have no objections to the requested ZBA.
Page 38 of 167
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides the long-term land use vision for Kitchener. The vision
is further articulated and implemented through the guiding principles, goals, objectives,
and policies which are set out in the Plan. The Vision and Goals of the OP strive to build
an innovative, vibrant, attractive, safe, complete, and healthy community.
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. The subject property is
identified on Map 2 — Urban Structure of the City's Official Plan (OP) as `Community
Areas'. The OP states that "The planned function of Community Areas is to provide for
residential uses as well as non-residential supporting uses intended to serve the
immediate residential areas." This urban structure component allows for limited
intensification in accordance with the applicable land use designation and the Urban
Design Policies in Section 11. In addition, "development must be sensitive to and
compatible with the character, form and planned function of the surrounding context."
The subject proposal would assist in achieving the planned function by facilitating
residential intensification that is sensitive to and compatible with the surrounding context.
The requested amendment would facilitate low rise residential development that is
compatible in lot area, lot width, lot coverage, height and setbacks with the surrounding
neighbourhood.
DHA staff is of the opinion that the requested ZBA will support redevelopment that
conforms to the City's Community Areas policies.
Housing Policies
The City's Official Plan contains numerous housing -related objectives and policies that
apply to the subject proposal, for example:
4.1.1. To provide for an appropriate range, variety and mix of housing types and
styles, densities, tenure and affordability to satisfy the varying housing needs
of our community through all stages of life.
4.1.5. To encourage and support the retention and rehabilitation of older housing or
the reconstruction of existing housing to maintain the housing stock and the
stability and community character of established residential neighbourhoods.
4.C.1.6. The City will identify and encourage residential intensification and/or
redevelopment, including adaptive re -use and infill opportunities, including
additional dwelling units, attached and detached, in order to respond to
changing housing needs and as a cost-effective means to reduce
infrastructure and servicing costs by minimizing land consumption and
making better use of existing community infrastructure.
4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested,
proposed or required to facilitate residential intensification or a
Page 39 of 167
redevelopment of lands, the overall impact of the special zoning regulation(s)
or minor variance(s) will be reviewed, but not limited to the following to
ensure, that:
a) Any new buildings and any additions and/or modifications to existing
buildings are appropriate in massing and scale and are compatible with
the built form and the community character of the established
neighbourhood and will have regard to Section 11 of this Plan, the
City's Urban Design Manual, and any site-specific Urban Design Brief
or Urban Design Report and Urban Design Scorecard.
b) Where front yard setback reductions are proposed for new buildings in
established neighbourhoods, the requested front yard setback should
be similar to adjacent properties and supports and maintain the
character of the streetscape and the neighbourhood.
d) New buildings, additions, modifications and conversions are sensitive
to the exterior areas of adjacent properties and that the appropriate
screening and/or buffering is provided to mitigate any adverse impacts,
particularly with respect to privacy.
e) The lands can function appropriately and not create unacceptable
adverse impacts for adjacent properties by providing both an
appropriate number of parking spaces and an appropriate
landscaped/amenity area on the site.
4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high
degree of sensitivity to surrounding context is important in considering
compatibility.
4.C.1.12. The City favours a land use pattern which mixes and disperses a full range
of housing types and styles both across the city as a whole and within
neighbourhoods.
In this regard, DHA staff is satisfied that the subject application would facilitate
development that will assist in creating a land use pattern that mixes and disperses a full
range of housing types and styles, especially within this neighbourhood, where one -storey
dwellings are not as prevalent and lot widths are greater.
DHA staff is of the opinion that the requested amendment would allow gentle
intensification (infill development) that respects the existing character of and is compatible
with the surrounding neighbourhood. The proposal would facilitate two single detached
dwellings within an established neighbourhood that is dominated by one -storey single
detached dwellings, albeit on lots that are lesser in area and lot width. Also, the existing
dwelling at the intersection would be retained, assisting in the City's objective of
encouraging and supporting, "the retention and rehabilitation of older housing or the
reconstruction of existing housing to maintain the housing stock and the stability and
community character of established residential neighbourhoods."
Page 40 of 167
The proposed front yard setbacks for the proposed new dwellings would provide an
appropriate transition from the existing building on subject lot to the property addressed as
7 Lark Street, to the north. The proposed rear yard setbacks for the new dwellings
represent a nominal decrease to the required minimum rear yard setback in both the
current and requested zoning categories. The proposed rear yard setback for the existing
dwellings represents a technical legalization of the side yard setback. Ample landscaped
area is provided in the exterior side yard, where a 10 -metre setback exists.
DHA staff is of the opinion that the requested ZBA supports intensification that conforms to
the City's Housing policies.
Land Use Designation
The subject property is currently designated `Low Rise Residential' on Map 3 — Land Use
of the City of Kitchener Official Plan. The `Low Rise Residential' land use designation is
intended to accommodate a full range of low density housing types, including single
detached dwellings, additional dwelling units, semi-detached dwelling, street townhouse
dwellings, cluster townhouses, low-rise multiple dwellings, special needs housing, and
other forms of low density residential use. Within this designation, the City encourages and
supports the mixing and integration of innovative and different forms of housing within a
low-rise built form. The `Low Rise Residential' designation limits building height to 3
storeys or 11 metres.
The applicant is not requesting an Official Plan Amendment to change the land use
designation, since the proposal conforms to these policies. The requested ZBA will
facilitate the applicant's proposed development concept.
Policy Conclusion
DHA staff is of the opinion that the requested ZBA is conforms to policies of the Provincial
Policy Statement, the Regional Official Plan, and the City of Kitchener Official Plan.
Requested Zoning By-law Amendment
To facilitate the proposed development concept outlined in the Proposed Development
Concept section of this report, the applicant is requesting a Zoning By-law Amendment
(ZBA). The property is currently zoned `Residential Three Zone (R-3)' in Zoning By-law 85-
1. The applicant is requesting to change the zoning to `Low Rise Residential Four Zone
(RES -4)', primarily to allow a lesser lot area and lot width. The ZBA would also add Site
Specific Provision (438).
Page 41 of 167
A zoning comparison / review table is provided below. Bolded, red text with an asterisk
under the `Proposed / Provided' column denotes a deficiency under the requested `RES -4'
Zone category and, consequently, the need for relief via a requested Site Specific
Provision (see Table 1 — Zoning Comparison / Review Table).
Table 1 — Zoning Comparison / Review Table
Page 42 of 167
Requirement
Requirement
Proposed/
Proposed/
under
under
Provided - Lot 1
Provided — Lots 2,
Current R-3
Requested RES-
(Retained Lot for
3, and 4 (Severed
Zone (By-
4 Zone Category;
existing dwelling,
Lots for new
law 85-1)
(By-law 2019-
as shown on Fig.
dwellings, as
051)
2)
shown on Fig. 2)
Minimum Lot
411 m2
235 m2
654.9 m2
246.6 m2
Area
Minimum Lot
13.7 m
9 m
N/A
9 m
Width
Minimum
15 m
12.8 m
23.9 m
N/A
Corner Lot
Width
Minimum Front
4.5m (6 m for
In accordance
Required: 8.7m
Required: 4.7m
Yard Setback
garages)
with Section 7.6
(see Proposed /
Proposed: *4.2m
Proposed: 6 m
Provided column
Maximum
N/A
In accordance
Required:
Required:
Front Yard
with Section 7.6
10.7 m
6.7 m
Setback
(see Proposed /
Provided column)
Proposed:
Proposed:
4.2m
6m
Minimum Side
4.5 m
4.5 m
10 m
N/A
Yard Abutting;
a Street /
Exterior Yard
Setback'
Minimum
1.2 m
1.2 m
1.6 m
1.3 m
Interior Side
Yard Setback
Minimum Rear
7.5 m
7.5 m
*5 rn
*.8 rn
Yard Setback
Maximum
10.5 m
11 m
<11 m
<11 m
Building Height
Maximum
N/A
3
1
2
Number of
Storeys
Maximum Lot
55%
55%
32%
53%
Coverage
Table 1 — Zoning Comparison / Review Table
Page 42 of 167
Change from R-3 to RES -4
The predominant zone category in this neighbourhood is `R-3'. The requested change in
zone category will assist in further diversifying the zone categories within this
neighbourhood and, consequently, the built form. Also, this change will allow for gentle
intensification, through infill and through permitting greater density by permitting lots that
are lesser in area and width than those permitted in the R-3 Zone. At the same time, the
change would facilitate the construction of new single detached dwellings, which remain
the predominant land use within the neighbourhood. The location of the subject property at
an intersection and the fact that it has a greater lot width than the average lot in the
neighbourhood lends itself well to the proposed limited intensification. Moreover, this
change would bring the subject property into the updated Zoning By-law 2019-051.
DHA staff supports the change from `Residential Three Zone (R-3)' in Zoning By-law 85-1
to `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019-051.
Site Specific Provision (438)
Regarding the request for a Site Specific Provision to reduce the required Minimum Front
Yard Setback from 8.7 metres to 4.2 metres for Lot 1 (Retained Lot for existing dwelling,
as shown on Figure 2), it should be noted that this required setback is based on the
Established Front Yard. In the case of a corner lot, this term means, "the front yard of the
abutting lot with a low rise residential zone, in which the principal pedestrian entrance is
oriented towards the same street..." This relates to the front yard of the abutting dwelling
on Schweitzer Street. However, in this case, if the ZBA is approved and a Consent
Application is submitted that establishes Lot 1, the lot orientation would technically
change: the yard abutting Schweitzer Street would become the exterior side yard (despite
it abutting the front door) and the yard abutting Lark Street would become the front yard
(despite it abutting the side of the dwelling). This change means that the required setback
does not relate well to the building to which it applies. Also, the relationship of the dwelling
to the lot line in question is not proposed to change. In this regard, the requested Site
Specific Provision would resolve this technicality and would legalize the existing building.
The request for a Site Specific Provision to reduce the required Minimum Rear Yard
Setback from 7.5 metres to 5 metres for Lot 1 is appropriate, since ample landscaped area
will be provided in the exterior side yard (10 -metre -deep yard), providing an opportunity for
amenity space.
The request for a Site Specific Provision to reduce the required Minimum Rear Yard
Setback from 7.5 metres to 6.8 metres for Lots 2-4 is appropriate, since the reduction
represents only a minor decrease in rear yard landscaped area. The applicant is further
proposing rear yard decks (dotted lines on Figure 2), which will enhance the rear yard
amenity space and will comply with the minimum setback requirements for decks.
Moreover, as noted above, Sylvia Park is located nearby and represents an opportunity for
off-site amenity space and recreation for residents.
Page 43 of 167
Proposed Zoning By-law Amendment Application Conclusions:
DHA staff is of the opinion that the requested ZBA Application represents good planning,
since it would facilitate the gentle intensification of the lands with infill development, in the
form of single detached dwellings. The proposal would further diversify the zone
categories within this neighbourhood and, consequently, the built form. The subject
property is located close to a local transit route and Sylvia Park. For these reasons, DHA
staff supports the proposal and recommends that the requested ZBA be approved, as
shown in Attachment `A'.
Department and Agency Comments
Circulation of the Zoning By-law Amendment was undertaken on May 27, 2025 to all
applicable City departments and other review authorities. No significant concerns were
identified by any commenting City department or agency and any necessary revisions and
updates have been incorporated into the proposal. Copies of the comments are found in
Attachment `C' of this report.
The following Reports and Studies were considered as part of the requested Zoning By-
law Amendment Application:
Scoped Planning Justification Report
• Prepared by MHBC Planning (April 24, 2025)
Functional Servicing Brief
• Prepared by MTE Consultants Inc (February 6, 2025)
Archaeological Assessment
• Prepared by Seguin Archaeological Services (January 2, 2025)
Letter re Archaeological Report
• Prepared by Ministry of Citizenship and Multiculturalism (January 17, 2025)
Preliminary Grading and Servicing Plan
• Prepared by MTE Consultants Inc (February 2, 2025)
Community Input and Staff Responses:
Staff received written responses from 9 community members with respect to the proposed
development. Also, a 50 -name petition was received requesting an in-person
neighbourhood meeting. The comments received are included in Attachment `D'. A virtual
neighbourhood meeting was held on June 26, 2025. A summary of what staff heard from
the community, and staff responses are noted below.
Page 44 of 167
�.It
118 households (occupants and property owners) were circulated
Concern with the virtual
and notified
meeting format, in person
logged onto the City -led Virtual Neighbourhood Meeting
preference
9 people/households provided comments by email or telephone.
meeting was made possible by both internet and
A City -led Virtual Neighbourhood Meeting was held on June 26,
2025 and approximately 17 different users logged on.
What We HeardStaff
Comment
Concern with the virtual
DHA staff advises that approximately 17 different users
meeting format, in person
logged onto the City -led Virtual Neighbourhood Meeting
preference
that was held on June 26, 2025. Attendance at the
meeting was made possible by both internet and
phone. The virtual meeting format allows staff to be
able to post the presentation slides and recording to the
City's website so that anyone with internet access can
review these materials, providing accessibility to many
community members. Despite receiving a 50 -name
petition for an in-person meeting, DHA staff is satisfied
that the virtual meeting, which is not a required meeting
under the Planning Act, was successful and reached
many community members.
It should also be noted that DHA staff also had one-on-
one conversations with community members on the
telephone and responded to emails.
Concern with storm
Each proposed dwelling would be on municipal water
drainage
and sewage services. The City's Engineering Services
Division has confirmed that the stormwater scheme will
be confirmed through the future Consent Applications
to create the proposed lots. At that time, if it is
determined that it is not feasible to connect sump pump
discharge to the existing storm sewer on Lark Street
(e.g., due to the sewer being too shallow), the new lots
may either discharge to an infiltration gallery (soil
conditions to be reviewed) or discharge to grade with
the drainage design to ensure that stormwater will not
flow onto adjacent properties.
Page 45 of 167
Concern with environmental
The applicant has advised that the property was never
impact of removing
used for industrial purposes or for commercial
accessory structures where
purposes, such as automotive repair. DHA staff
cars were stored, and an
understands that the subject property was used for
automotive pit below the
residential purposes only. Soil remediation is not
garage used for automotive
typically a concern where automotive repair is
repair
undertaken by a resident, as part of the residential use
of the property.
Concern that the proposed
The proposal would facilitate the development of single
development does not
detached dwellings, which are the predominant land
maintain the existing
use in the surrounding neighbourhood.
character of the
neighbourhood
While the proposal would permit two-storey buildings
and Lark Street includes mainly one -storey dwellings,
there are many examples of two-storey dwellings in the
nearby area (e.g., Schweitzer Street contains many).
The built -form and date of construction of buildings
within this neighbourhood is highly varied and there
does not appear to be a consistent neighbourhood
character. The proposed development will be
consistent with the varied built -form and architecture of
the neighbourhood.
While the lot area and width of the lots are lesser than
many in the area, there are entire streets in the
Bridgeport East that include lots that are of a similar
size (e.g., Schueller St, Daniel Ave., and Stanley Ave
south of Tagge St).
Concern that the owner
If the ZBA is approved, and the owner severs and sells
intends to sever and sell the
the proposed lots, the new owner would be subject to
proposed lots and that very
the approved zoning, as outlined in the "Proposed /
different developments may
Provided" columns in Table 1 of this report. Otherwise,
occur on each lot
additional approvals from the City would be required.
Concern with notice (sign
A preliminary postcard notice and Neighbourhood
and postcard not seen)
Meeting invitation was mailed to all residents and
property owners within 240 metres of the subject
property. Two notice signs were installed on the
property and a postcard advising of the statutory public
meeting was forwarded to all residents and property
owners within 240 metres of the subject property and
those who responded to the preliminary notice. Notice
of the public meeting was published in The Record on
August 15, 2025.
Page 46 of 167
Concern that there is a
As part of the Building Permit process, redevelopment
septic tank on the property
will require decommissioning of any existing or
that was not identified
abandoned septic systems related to the existing
dwelling.
Concern that future
If the ZBA is approved, the owner would also need
development cause damage
approval of a Consent Application (for each property
to neighbouring properties
severance) and Building Permits to construct the future
dwellings. Any damage to neighbouring properties
would be a matter between private property owners. It
is the prerogative of an adjacent property owner
whether to retain a professional engineer to conduct a
pre -construction survey, at their cost, to document the
pre -construction condition of their property.
Concern that additional
Enova Power Corp advises that it has reviewed the
development will strain the
ZBA application. Enova has no issue to supply the
power grid in an area
additional residential units. In general, this area is at the
already prone to outages
fringe of Enova's 13.8kV distribution system. Enova
has two long feeders supplying this area. Since this
area is at the end of these two feeders, by nature any
upstream feeder fault may cause the power outages
affecting this area. If the fault is caused by fallen
trees/branches, it takes long time to clear the upstream
and restore the power. To improve the power
restoration, Enova has installed 3 automated reclosers
on these two feeders in 2014. Following Enova's
merger in 2022, Enova advises that it is considering
extending a third feeder from Waterloo (near
Conestoga Mall) to back up this area, subject to a
further study.
Concern with snow removal
The proposed 9 metre lot widths for Lots 2-4 are
and storage
common throughout the City, especially in newer
subdivisions. Also, zoning contains requirements for
driveway setbacks, which are intended to provide snow
storage areas. DHA staff is satisfied that there will be
sufficient space for on-site snow storage at the sides of
each driveway.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Page 47 of 167
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. A notice sign was posted on the property and
information regarding the application was posted to the City's website on May 27, 2025.
Following the initial circulation referenced below, an additional postcard advising of the
statutory public meeting was circulated to all residents and property owners within 240
metres of the subject lands, those responding to the preliminary circulation and who
attended the Neighbourhood Meeting. Notice of the Statutory Public Meeting was also
posted in The Record on August 15, 2025 (a copy of the Notice may be found in
Attachment `B').
CONSULT — The proposed Zoning By-law Amendment Application was circulated to
residents and property owners within 240 metres of the subject lands on May 27, 2025. In
response to this circulation, staff received 9 written responses, which are summarized as
part of this staff report and is appended in Attachment `D'. DHA staff also had one-on-one
conversations with residents on the telephone and responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
• City of Kitchener Zoning By-law 85-1
REVIEWED BY: Tina Malone -Wright, Manager of Development Approvals
APPROVED BY: Justin Readman, General Manager of Development Services
ATTACHMENTS:
Attachment A — Proposed By-law and Map. No. 1
Attachment B — Newspaper Notice
Attachment C — Department and Agency Comments
Attachment D — Community Comments
Page 48 of 167
PROPOSED BY — LAW
2025
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended,
and 2019-051, as amended, collectively known as the
Zoning By-law for the City of Kitchener
— 1000947521 Ontario Inc. —157 Schweitzer Street)
WHEREAS it is deemed expedient to amend By-law 85-1 and 2019-051 for the
lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener
enacts as follows:
1. Zoning Grid Schedule Number 182 of Appendix "A" to By-law Number 85-1 is
hereby amended by removing the zoning applicable to the parcel of land specified
and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto.
2. Zoning Grid Schedule Number 182 of Appendix "A" to By-law Number 85-1 is
hereby further amended by removing the zone boundaries as shown on Map No. 1
attached hereto.
3. Zoning Grid Schedule Number 182 of Appendix "A" to By-law 2019-051 is hereby
amended by adding hereto the lands specified and illustrated as Area 1 on Map No.
1, in the City of Kitchener, attached hereto, and by zoning the lands specified as
Area 1, Map No. 1 thereafter as Low Rise Residential Four Zone (RES -4) with Site
Specific Provision (438).
4. Zoning Grid Schedule Number 182 of Appendix "A" to By-law Number 2019-051 is
hereby further amended by incorporating additional zone boundaries as shown on
Map No. 1 attached hereto.
5. Section 19 of By-law 2019-051 is hereby amended by adding Section 19 (438)
thereto as follows:
"438. Notwithstanding Sections 5.4 and Table 5-2, 7.3 and Table 7-2 of this By-
law, within the lands zoned Low Rise Residential Four Zone (RES -4) and
shown as being affected by this subsection on Zoning Grid Schedule
Number 182 of Appendix "A", the following special regulations shall apply:
a) For the building existing on the date of passing of this by-law, the
following shall apply:
Page 49 of 167
The Minimum Front Yard Setback shall be 4.2 metres;
The Minimum Rear Yard Setback shall be 5.0 metres;
b) For buildings constructed after the date of passing of this By-law, the
Minimum Rear Yard Setback shall be 6.8 metres."
6. This By-law shall become effective on the date that it is passed.
PASSED at the Council Chambers in the City of Kitchener this day of
, 2025.
Mayor
Clerk
Page 50 of 167
2
U
0
0
W L
Z
LU
Z O Z
O Q ON C
Y Z U C
_O
Q } L
W
Q
Z LU
~ OZ W Z E
Z W
LLLJUnw ONO wC
Z Z W 0Y N (IfC
2 w C7
U) OfCoOHLLLL UC
Lu Q Q Q Lo d
9 co
U O Z Z Z Z C
w w w
Un C� Un cn co 0 _
Q W W W W WQ N
J Z Off [If O J( G
N_ M
m m s C� 0� 0� m O C
Ml.
1
1
1
1
Coco
1�- 1
� 1
1
' umuuuuuuuu
umuuum'uuuuuuu
uu ,
1
1
1
1 �
1 �
ccoo' 000
p1�
LU Liu
W'W
III
(41 Q) '
1
0
o
O
N
C)
Z
Q
0
W
3
/1
Q
\
U)
z
W
M
LO
4
s
Z m
LU
Z
rn
w
Z
Z
N
M Z
0�
Q
N
7
Z
a
W Of
C)WC]of N
W
N
0 00
W
LO
N LL
z
W
w J>
Z
W
z
^^ I -
i
LL
Q
2 ZLU ao
CO)
>t
0C)
CW
G
z
m
QLO ULL o
W
O
HWLIJUN
Q
Z
oQUw0Q
V
LU
w
g M co
U) of
m
W 0 w O=
w
♦- f n
CO)
z
QQLLD� W
2
U
0
0
W L
Z
LU
Z O Z
O Q ON C
Y Z U C
_O
Q } L
W
Q
Z LU
~ OZ W Z E
Z W
LLLJUnw ONO wC
Z Z W 0Y N (IfC
2 w C7
U) OfCoOHLLLL UC
Lu Q Q Q Lo d
9 co
U O Z Z Z Z C
w w w
Un C� Un cn co 0 _
Q W W W W WQ N
J Z Off [If O J( G
N_ M
m m s C� 0� 0� m O C
Ml.
1
1
1
1
Coco
1�- 1
� 1
1
' umuuuuuuuu
umuuum'uuuuuuu
uu ,
1
1
1
1 �
1 �
ccoo' 000
p1�
LU Liu
W'W
III
(41 Q) '
1
0
o
O
N
C)
Z
Q
0
W
3
/1
Q
\
a
uiIL
2a
C0 x
LL �
o
m
N
Q
w }
U U
M
Z m
LU
Z
O
Z
Z
G
LLU L < w
LO
CV
Q
C)WC]of N
W
N
--
W
j Z
z
Wc, d 2
Z 2 Q C)
ONCOn0Y
Z
W
z
^^ I -
i
LL
w
CW
G
z
LI
�_ LO
�
oU)
Q
Z
z
LU
�d
�a�=a
U
J
c
rrGon
V
Z
Q
W
M
N
Z
(cl
LL
m
0
LL
LO
o N
o C)
N
M
Un
W
Lo� O
w o
D
Q
C:) U biQ
U
Z
O U)
W
d
^Z zo w
0+ N =
Q Lo C)
C ti
G o
0
ti
cO
0
O
W
0)
(a
a_
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
157 Schweitzer Street
Concept Drawing
III, el"' a(,.111ell
���
II \\,\ ll II ii 1i 11 a II o i
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
�.1 11 eg a liJ z e
IC) iu v ��!vvvta y Wi(
Date: September 8, 2025
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orV'irtual Meeting,
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchenenca/
PlanningApplications
or contact:
Andrew Pinnell, Senior Planner
andrew.pinnell@ kitchener.ca
519.783.8915
The City of Kitchener will consider a Zoning By-law Amendment Application (ZBA) for
157 Schweitzer Street to facilitate the intensification of the lands through the future
creation of three new lots with frontage on Lark Street, each to be developed with a
single detached dwelling. The existing single detached dwelling would be retained.
These lots are proposed to be created sometime after ouncil' cisi e ZBA,
should Council decide to approve the ZBA. The ZBA cgogl r�ae -s ecific
PP p
provisions for certain setbacks and driveway width.
Project Address: 157 Schweitzer Street
Application Type: Zoning By-law Amendment ZBA25/013/S/AP
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-783-8940
Date of Comments: June 17, 2025
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Scoped Planning Justification Report, prepared by MHBC, dated April 24, 2025.
2. Site Specific Comments & Issues:
I have reviewed the report/plan noted above to support a zoning bylaw amendment that would permit
a consent for three new lots fronting on Lark Street with one retained, and note:
• There are no natural heritage features or functions of local, Regional, Provincial, or national
significance on, or adjacent to the subject property.
0 A few trees are on the property and one tree is located on 7 Lark St, a property adjacent to
proposed Lot 4. The tree is near the rear north east corner of Lot 4 and may be impacted by future
development.
Environmental Planning staff can support the Zoning By Law Amendment.
A Tree Preservation/Enhancement Plan (TP/EP) prepared by an Arborist, in accordance with the City's
Tree Management Policy should be submitted in support of / at the time of the consent application.
The TP / EP should be to protect and conserve the existing healthy trees on the property and
incorporate them into the new development, ensure no tree Species At Risk (e.g. Butternut,
Black Ash, myotis bats, etc.) will be impacted, properly characterize existing conditions; and
assist in evaluating the potential impact on trees subject to the policy.
The TP/EP should also address trees both wholly on the property and trees on adjacent lands
whose root zones might be impacted by development on the property. It will also need to
incorporate grading and servicing details.
The Tree Management Policy can be found online at:
https://www.kitchener.ca/en/resourcesGeneral/Documents/INS OPS Treemanagementpolicy. Of
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 53 of 167
Andrew Pinnell
From:
Mike Seiling
Sent:
Friday, June 27, 2025 11:45 AM
To:
Andrew Pinnell
Subject:
RE: Circulation for Comment - 157 Schweitzer Street (ZBA)
Building; no comments
Page 54 of 167
Andrew Pinnell
From:
Niall Melanson
Sent:
Monday, June 23, 2025 9:29 AM
To:
Andrew Pinnell
Cc:
Angela Mick
Subject:
157 Schweitzer St, ZBA25/013/S/AP - Engineering and KU clearance
Good morning Andrew.
Development Engineering and Kitchener Utilities can provide our clearances for the ZBA application.
Thank you.
Niall Melanson, C.E.T.
Project Manager, Engineering Division, City of Kitchener
p.�Vl.li7rnl �lr ;sanl[ Ccs llcll4u;ll'IIrm lr.s;a, 519-783-8444
200 King St. W., Kitchener, ON N2G 4G7
Page 55 of 167
Andrew Pinnell
From: Niall Melanson
Sent: Monday, July 7, 2025 7:55 AM
To: Chris Spere; Andrew Pinnell; Steve Allen
Cc: Angela Mick
Subject: RE: 157 Schweitzer St, ZBA25/013/S/AP - Engineering and KU clearance
Morning all.
Just catching up on this email chain and thank you Steve for looking into this and providing comments. Typically
during the ZBA process Development Engineering only reviews to confirm sanitary capacity and water demands
are available. This is to confirm that the upsized population may be supported. Storm is sorted out during the site
plan process however it appears as though this development will likely go through CofA, which is okay.
My thoughts are if it is not feasible to connect sump pump discharge to the storm sewer then they may either
discharge to an infiltration gallery (soil conditions should be reviewed) or they may discharge to grade.
Happy to discuss further but please let me know your thoughts.
Thanks
Niall Melanson, C.E.T.
Project Manager, Engineering Division, City of Kitchener
aaVVdri�a Vainwz�irnCaarlklaa;lrl ur,ir.a<u, 519-783-8444
200 King St. W., Kitchener, ON N2G 4G7
Page 56 of 167
Andrew Pinnell
From: Jennifer Arends
Sent: Wednesday, May 28, 2025 3:45 PM
To: Andrew Pinnell
Subject: FW: Circulation for Comment - 157 Schweitzer Street (ZBA)
Attachments: Dept and Agency Circ Letter_157 Schweitzer St.pdf
Hi Andrew,
No issues with zoning from fire, but may want to give them a heads up that Direct to Fire Monitoring of fire alarm
system will be required at building permit stage due to the location.
Thanks,
Fire Prevention Officer I City of Kitchener
519-783-7983 1 iienniiteir„aireinds@lk tclheirneir„ca
Page 57 of 167
Andrew Pinnell
From: Deeksha Choudhry
Sent: Thursday, June 26, 2025 1:43 PM
To: Andrew Pinnell
Subject: Fw: Circulation for Comment - 157 Schweitzer Street (ZBA)
Attachments: Dept and Agency Circ Letter_157 Schweitzer St.pdf
Hi Andrew,
No heritage comments or concerns for this application.
Thanks!
Kind Regards,
Deeksha Choudhry, MSc., BES
Heritage Planners Development and Housing Approvals Division I City of Kitchener
200 King Street West, 6th Floor I P.O. Box 1118 1 Kitchener ON N2G 4G7
Phone: 519-783-8906
E-mail: deeksha.choudhry(&kitchener.ca
IM IM r rI,,
df�01 � x r i uVi
Keit: 1hei:cir.ca/Gir d" [ages - Open until April 30th
Page 58 of 167
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
Address: 157 Schweitzer Street
Owner: 1000947521 ONTARIO INC
Application: ZBA25/013/S/AP
Comments Of:
Commenter's Name:
Email:
Phone
Date of Comments:
Park Planning
Simon Latam
simon.latam@kitchener.ca
519-783-8030
July 2, 2025
1. Documents Reviewed:
I have reviewed the documentation noted below submitted in support of an ZBA to facilitate the
future creation of three new lots with frontage on Lark Street, each to be developed with a single
detached dwelling. The existing dwelling near the intersection would be retained. The ZBA would
change the zoning from R-3 (By-law 85-1) to RES -4 (By-law 2019-051) with site specific provisions for
relief from requirements related to setbacks, and driveway width, and building height.
• Completed and signed Zoning By-law Amendment application forms
• Functional Servicing Brief dated February 6, 2025
• Archeological Assessment dated January 2, 2025
• Scoped Planning Justification Report dated April 24, 2025
• Preliminary Grading and Servicing Plan dated January 2, 2025
2. Site Specific Comments & Issues:
Parkland Dedication
• The site is within the Bridgeport East Planning Community and through Places and Spaces — An Open
Space Strategy for Kitchener, this community has been identified as well served for park and
recreation service delivery.
• In accordance with the Planning Act, City of Kitchener Bylaw 2022-101 and the Park Dedication
Policy MUN-PLA-1074, Parkland Dedication will be required for the application taken as cash -in -lieu
of land.
• Parkland dedication requirements will be deferred at the Zoning By-law Amendment application and
assessed at future Consent for severance application(s). Parkland dedication will be assessed based
on the number and size of lots approved through the Severance application and required as a
condition of Consent. Parkland dedication will be taken as cash -in -lieu of land according to the
Planning Act, Parkland Dedication Bylaw 2022-101 and Parkland Dedication Policy in effect.
• An estimate is provided using the approved land valuation of $36,080/linear meter and a capped
rate of $11,862/unit. The estimated cash -in -lieu park dedication for each of the 3 proposed lots each
having —9.Om of frontage is $11,862 for a total of $35,586.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
PP15glecN of 167
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
See section 5. Anticipated Fees
• Dedication requirements are subject to the Park Dedication Bylaw, Policy and rates in effect. Please
see below.
• Should any further revisions be made, a revised parkland dedication estimate may be required.
• If any questions regarding parkland dedication, please contact the above -noted Parks staff for
clarification.
Street Trees
• There are no existing City owned trees along the frontage of either Schweitzer Street or Lark Street
that will be impacted by the proposed development.
• No new street trees are required.
Trails
• No comment
Impacts to Public Lands
• No comment
Plans, Studies and Reports to submit as part of a complete Planning Act Application:
Zoning Bylaw Amendment application:
• No requirements
• A site plan showing severed lots and property dimensions will be required at time of Consent for
Severance application.
3. Comments on Submitted Documents
• No requirements or comments
4. Policies, Standards and Resources:
• Kitchener Official Plan
• City of Kitchener Park Dedication Bylaw 2022-101 and Park Dedication Policy
• City of Kitchener Development Manual
• Cycling and Trails Master Plan (2020)
• Chapter 690 of the current Property Maintenance By-law
• Places & Spaces: An Open Space Strategy for Kitchener
• Multi -Use Pathways & Trails Masterplan
• Urban Design Manual
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
P ecM of 167
City of Kitchener
Zone Change / Official Plan Amendment Comment Form
5. Anticipated Fees:
• Based on the current legislative and policy framework, the current rates, land classes and the
proposed preliminary site plan, Parkland Dedication of $35,586 (3 lots x $11,862) would be required
as a condition of final Consent approval.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
P°` M of 167
Andrew Pinnell
From: Mike Balch
Sent: Friday, June 27, 2025 3:48 PM
To: Andrew Pinnell
Subject: RE: Circulation for Comment - 157 Schweitzer Street (ZBA)
No Comments
Have a good long weekend!
Mike Balch (he/him), MSc.
Planner (Policy) I Planning and Housing Policy Division I City of Kitchener
519-783-8928 1 TTY 1-866-969-9994 iilke„113 1al I I�iitcheneir..ca
..........................................._F.........................................................
Page 62 of 167
City of Kitchener
Zoning By-law Amendment comments
Application type:
Zoning By-law Amendment Application ZBA25/013/5/AP
Comments of:
Transportation
Commenter's name:
Dave Seller
Email:
Dave.Seller@kitchener.ca
Phone:
(519) 783-8152
Date of comments:
June 5, 2025
Project address:
157 Schweitzer St
Preamble
A Zoning By-law Amendment Application (ZBA) has been submitted to facilitate the future creation of
three new lots with frontage on Lark Street, each to be developed with a single detached dwelling. The
existing dwelling near the intersection would be retained. The ZBA would change the zoning from R-3
(Zoning By-law 85-1) to RES -4 (Zoning By-law 2019-051) with site specific provisions for relief from
requirements related to setbacks and driveway width.
Transportation Services Conclusion
Transportation Services have no concerns with the proposed ZBA.
Transportation Services would like to flag the applicant's proposal to widen the existing driveway on the
retained lands to a maximum width exceeding 8.0 metres. Based on preliminary review, the proposed
driveway width may conflict with the location of an existing hydro pole (refer to redline markup below).
Should the applicant wish to proceed with the driveway widening as proposed, they will be responsible
for all costs associated with relocating the hydro pole.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 63 of 167
Andrew Pinnell
Senior Planner
City of Kitchener
200 King Street West, 6th Floor
P.O. Box 1118, Kitchener, ON
N2G 4G7
Dear Mr. Schneider,
PLANNING, DEVELOPMENT &
LEGISLATIVE SERVICES
150 Frederick Street, 8th floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
Fax: 519-575-4449
www. reg io nofwaterloo.ca
Will Towns: 519-616-1868
File: D17/2/25005
Re: Zoning By-law Amendment
ZBA25/013/S/AP
157 Schweitzer Street
Avinash Mishra c/o MHBC Planning
City of Kitchener
C14/2/25011
June 24, 2025
Regional staff have received a zoning by-law amendment (ZBA) application pertaining
to 157 Schweitzer Street. The applicant proposes to facilitate the creation of three new
lots (via a future consent application), with each lot to be developed with a single -
detached dwelling. The existing dwelling closest to the intersection of Schweitzer Street
and Lark Street would retained. The three proposed severed lots would each feature
246.6 square metres in lot area and 9 metres of frontage on Lark Street, while the
retained lands would be 653.7 square metres in size with 27.4 metres of existing
frontage on Schweitzer Street.
The lands are designated Urban Area and Delineated Built Up Area in the Regional
Official Plan (ROP); designated Low Rise Residential in the City of Kitchener Official
Plan; and zoned Residential Three (R-3) in Zoning By-law 85-1. The ZBA proposes to
change the zone category to Low Rise Residential Four (RES -4) in Zoning By-law 2019-
051 to permit the proposed lot sizes and seek additional relief from provisions related to
front- and rear -yard setbacks and driveway width.
Regional staff provided comments on the related pre -submission application in
November 2024 and have now had the opportunity to review the formal application in
line with the Region's revised responsibilities following the proclamation of Bill 23 (the
Document Number: 5014356 Version: 1 Page 1 of 3
Page 64 of 167
More Homes Built Faster Act) and provide the following technical comments for
consideration by the City and applicant.
Waste Management (Collections) — Advisory
Regional staff have reviewed the proposal in relation to waste collection services
delivered by the Region. The existing lot and dwelling and the three new proposed
properties fronting on Lark Street would all be eligible to receive curbside waste
collection provided by the Region. Each property will be able to participate
independently so long as each property has a driveway onto a municipally maintained
roadway.
Should If the applicant have further questions related to the eligibility of these proposed
properties for waste collection services, please contact
EESColIectionContractCoordinators(a)-region ofwaterloo.ca.
Environmental Threats — Advisory
For the City's awareness, the Region's Threats Inventory Database identifies "low"
environmental threats on the subject lands associated with documented past
commercial land uses. This is identified by the yellow dot in the graphic below.
Fees
In accordance with Regional Fees By-law 24-052, Regional staff acknowledge receipt of
the required $3,000 ZBA review fee from the applicant (received April 22, 2025). An
additional fee ($350) will be required in association with the forthcoming consent
application.
Document Number: 5014356 Version: 1 Page 2 of 3
Page 65 of 167
Conclusions & Next Steps
As per the foregoing, the Region has no objection to the City of Kitchener's approval of
this ZBA application.
Please be advised that any future development on the lands subject to the above -noted
application will be subject to the provisions of Regional Development Charge By-law 19-
037 or any successor thereof.
Please accept this letter as our request for a copy of the decision pertaining to this
application. Should you have any questions, do not hesitate to contact the undersigned.
Yours truly,
Will Towns, MCIP, RPP
Senior Planner
CC. Juliane van Westerholt, MHBC Planning (Agent)
Document Number: 5014356 Version: 1 Page 3 of 3
Page 66 of 167
Andrew Pinnell
From: Shaun Wang <shaun.wang@enovapower.com>
Sent: Friday, June 27, 2025 9:35 AM
To: Andrew Pinnell
Cc: Greig Cameron
Subject: RE: Circulation for Comment - 157 Schweitzer Street (ZBA)
Andrew,
have reviewed the rezoning application.
understand that the customer is seeking approval to sever the lot.
Enova has no issue to supply the additional residential units.
am still vague on why/how power reliability impacts the decision, or how to reply.
Please give me a call and discuss your request.
In general, this area is at the fringe of Enova's 13.8kV distribution system.
We have two long feeders supplying this area, one from Kitchener MTS#4 (our Victoria St Office), the other from
Kitchener MTS #5 (near HWY 86/Ottawa St).
Since this area is at the end of these two feeders, by nature any upstream feeder fault may cause the power
outages affecting this area.
If the fault is caused by fallen trees/branches, it takes long time to clear the upstream and restore the power.
In order to improve the power restoration, Enova has installed 3 automated reclosers on these two feeders in
2014.
Following Enova's merger in 2022, we consider extending a third feeder from Waterloo Scheifele TS (near
Conestoga Mall) to back up this area, subject to a further study.
regards,
l:..:.. -'nova Power Corp
301 Victoria St. South, Kitchener, ON N2G 4L2
Office Number: 226-896-2200 x6312
shaun.wang@enovapower.com.q1gg! gg� yeir„com
Page 67 of 167
Andrew Pinnell
From: Angela Wang <awang@grandriver.ca>
Sent: Wednesday, May 28, 2025 8:38 AM
To: Andrew Pinnell
Subject: RE: Circulation for Comment - 157 Schweitzer Street (ZBA)
Hi Andrew,
Please be advised that the subject property is not regulated by the GRCA under Ontario Regulation
41/24. As such, we will not be providing comments on this application.
Kind regards,
Airr"nellla Waing
i a:sou.uirce IRIa:-airninei
uirairud liiiva; it Coiruseiraaiuoura Authioirity
400 Clyde Rd
Cambridge, ON N1R5W6
Office: 519-621-2763 ext. 2270
Email , nr ,irk..9.. >..9.!r ,irn,aj,irii,veir.c
.www::.9.!r lrn�llriiy lr,.ca 1I ��..............................::...........:...................at.��.....�:!i."�.....p!!�.....so iiall irnediia
g2.! with �u✓i.............................................................
Page 68 of 167
Andrew Pinnell
From:
Planning <planning@wcdsb.ca>
Sent:
Monday, June 9, 2025 2:22 PM
To:
Andrew Pinnell
Subject:
Re: Circulation for Comment - 157 Schweitzer Street (ZBA)
Good afternoon,
The Waterloo Catholic District School Board has reviewed the subject application and based on our
development circulation criteria have the following comments/conditions:
1. That any Education Development Charges shall be collected prior to the issuance of a
building permit(s).
Thankyou.
Kind regards,
Isabelle Lung Ler I Planning Technician
P 519-578-3677 x 2355 1 wcdsb.ca
Watertoo Catholic
t , �
District Irl Board
Quaky, Inclusive, Faith Bawd Cr maation
Page 69 of 167
From:
Steve Gyorffy < >
Sent:
Wednesday, July 2, 2025 2:19 PM
To:
Andrew Pinnell
Cc:
Scott Davey
Subject:
Zone Change for 157 Schweitzer St
Some people who received this message don't often get email from Learn why this is important
Attn: Andrew Pinnell, Senior Planner
Dear Mr Pinnell,
Re: Neighbourhood Meeting Follow-up
The members of our neighbourhood appreciated the further information and insights provided
during the zoom meeting of June 26th, 2025. However, this meeting further reinforced my
concerns about the myriad of justifications put forth in support of this project. Many of these
justifications don't hold up under closer examination.
In the following I will summarize the many reasons for my concerns.
Concerns:
Storm Drainage
Misleading Photographs
Official Plan Adherence
Proposed Variances from New Bylaw
Consents
Notifications
Regional Municipality of Waterloo - Site Servicing Questionnaire
i
Page 70 of 167
Good evening Mr. Pinnell,
There were many concerns that could not be addressed during the course of the June 26
public meeting due to time constraints.
We can appreciate your's and Mr. Davey's position that the Zoom format is how these
meetings are currently done and have been for some time. With all due respect, you work in
a modern environment that has utilized technology for efficiency. However, the Zoom
format does create accessibility issues for many residents, as was witnessed by the
number of senior neighbours that came together at the Bridgeport Community Centre in
order to access the meeting to express their valid concerns. Many residents, namely the
two most affected by the application and adjacent to the subject property, are seniors who
do not have access to email or other electronic communications. This process needs to
consider the accessibility issues to remain equitable and inclusive of everyone impacted.
There will be some residents who are unaware of the application. Postcards were sent to
some neighbouring homes, but some did not receive one. Additionally, it was mentioned
that there should be signage on the subject property for the proposed development. There
is none, nor has there ever been. We address this specifically, with photographs below.
It is clear that the new owner of 157 Schweitzer Street has not spent much time in this
community. It is also clear he does not understand the impact his proposal will have on the
current residents and homes in the neighbourhood.
Many residents in the City of Kitchener likely do not understand that Bridgeport East, while
a part of Kitchener, has its own unique identity. Many of the residents that live in this
specific part of the neighbourhood have lived here for 40, 50 or even 60 years, since
Bridgeport was first developed and not part of Kitchener. Lark Street, Schweitzer Street and
Schofield Drive are streets that end in farmer's fields at the absolute edge of the city
boundary.
The attraction to this neighbourhood is the lot sizes, the low-density housing and being at
the edge of the citywhere traffic issues do not impact our immediate neighbourhood. This
is why we chose to move here almost a decade ago. This proposed development, requiring
a zoning amendment, and exceptions to that amendment, will impact the immediate
neighbourhood considerably.
Page 71 of 167
Scoped Planning Justification Report
We have reviewed the Scoped Planning Justification Report filed by MHBC Planning. There
is a lack of veracity in some of the areas covered in the report that the Planning Committee
should be aware of. There are also issues with the other documentation that came with the
application to the city.
The photographs included in the report are of homes on other streets, but not the affected
Lark Street.
There are no two-storey homes on Lark Street. There are 2 two-storey homes on Schofield
Avenue. Many of the lot sizes or frontages on Lark Street have more than 60 to 70 feet to
accommodate side split homes. It is troubling and has us questioning intentions and the
veracity of other areas of the report, that not one single home from Lark Street was
included in the photographs to represent the character of the neighbourhood for the
Planning Committee. At the recent public meeting, when this issue was touched upon,
MHBC responded with the mischaracterization of 14 Lark Street as being a two-storey
home. This is not the case, nor was a photo of this home submitted in the report. All of the
houses on Lark Street are, in fact, either side splits or bungalows only. Below are four
homes on Lark Street near the subject property and are more representative of the lot size
and homes in the immediate area.
Page 72 of 167
Page 73 of 167
Please note, these homes are side splits with the lower level partially below grade and
therefore cannot be considered two storeys.
Additionally, the inclusion of photographs in the report of two homes on Daniel Avenue, as
representative of the neighbourhood, is also troubling. The 2 one -storey homes
photographed were part of a Habitat for Humanity build that happened manyyears ago.
Those homes are not representative of the other homes and lots in the neighbourhood but
are certainly representative of an already established increase to the density of the larger
neighbourhood in Bridgeport East.
The inclusion of a home on Schofield Drive characterized as a three-storey home is
inaccurate as well. That home was a raised bungalow on a sizeable lot that was renovated
to two storeys to accommodate the family that owned it. The bottom level of the home is
mostly below grade and cannot be considered a three-storey home. Again, this
misrepresentation casts doubt on the veracity of the report submitted.
The inclusion of photographs of two semi-detached homes in the small sample size of
photographs offered by MHBC is also a misleading representation of the surrounding lots
and house sizes in the greater neighbourhood. These homes are an exception to the norm
and already represent an increase in the density of the larger neighbourhood in Bridgeport
Page 74 of 167
East. This misrepresentation of our neighbourhood has been done in an attempt to make
this application pass without actual knowledge this neighbourhood.
The report's conclusion characterizes this severance of 3 lots, with 30 -foot frontages, from
a current backyard as "modest intensification:' During the meeting and in other parts of the
report, it was characterized as gentle intensification. Despite the wordsmithing, it is
considerable intensification on Lark Street.
While all of the other lots on the street are much wider to accommodate side splits and
bungalows, the proposed lots will only have 30 -foot sized lots. This is not in keeping with
the character of the neighbourhood and specifically with the affected Lark Street and is
contrary to Policy 17.E.20.5 of the City Official Plan specifically section b) that reads
"the lots reflect the general scale and character of the established development
pattern of surrounding lands by taking into consideration lot frontages, areas and
configurations." The surrounding lands are Lark Street, Schofield Avenue and Schweitzer
Street and should not include Daniel Avenue.
The lot sizes are NOT similar in size to surrounding lots, they are considerably smaller.
Noted on page 11 of the MHBC's report, they suggest similar lot sizes on Schofield Drive,
Schweitzer Street and Daniel Avenue. This is not accurate. Additionally, the report neglects
to mention Lark Street, where the houses will be built. That omission is glaring, and it would
take 5 minutes to wall<the neighbourhood to see this inconsistency in the report.
The proposed front yard setbacks have the houses sitting closer to the road than any other
homes on the street and will cause them to stand out. This would not be necessary if the
owner chose to sever one lot from the existing property. This would allow sufficient space
to put a home with similar offsets to the existing homes on the street, with similar lot sizing.
When considering the policies of section 4.C.1.8 of the City Official Plan - a) the
proposed single detached dwellings will NOT be similar to other dwellings in the
immediate area, contrary to MHBC's report. While MHBC states the front yard setbacks
will not require a reduction under RES4 zoning, it will not be in Keeping with the rest of the
homes on the street.
While recognizing the importance of the Provincial Planning Statement and reaching
residential targets, this development is not in keeping with current zoning or even the
proposed rezoning application from RES3 to RES4, as the owner will ask for additional
exceptions to zoning requirements if he is successful in having the property rezoned.
Additionally, this application really is not about meeting provincial residential targets. It is
about the owner, Mr. Mishra, increasing his wealth by severing the lots for resale.
Page 75 of 167
As it was pointed out in the meeting, the intention of the owner is to sever the lots and
resell them, not develop them. What is to stop the new owners of the lots from building
multi -unit dwellings on those lots? What will those new lots be zoned as, RES4? This could
create even greater intensification in this purposely built low density neighbourhood
bordering on agricultural land.
With the selling of the proposed 3 lots to individual builders/buyers, there could be very
different homes built on those lots. As well, the construction process could be a long,
drawn-out affair causing disruption to the entrance of this small neighbourhood for an
extended period of time. There is no other access or egress point to Lark Street or Schofield
Drive. All residents must pass by this location in order to reach their homes or leave the
neighbourhood. Multiple builds over a drawn-out period of time will cause considerable
and unreasonable disruption to residents.
All of the residential homes on Lark Street are zoned for RES3. All of the residential homes
on Schofield Drive are zoned for RES3. The majority of the homes in the surrounding
neighbourhood are zoned for RES3. The exceptions are a small number of lots that were
rezoned to RES4 to allow for a few semi-detached homes, the Habitat for Humanity build
on Daniel Avenue and the large agricultural lots across from the subject property belonging
to the church at the end of Schweitzer Street.
The applicant is trying to get the property rezoned to allow for more lot severances because
the proposed development does not comply with the current fabric of the neighbourhood
nor current zoning. Additionally, he will be seeking amendments to the RES4 zoning, if
permitted, to make up for insufficiencies in the current plans as they relate to yard
setbacks and driveway widths.
On page 7 of the report is Table 2 that speaks to the application being consistent with the
PPS Policy of 2024. In the first paragraph, MHBC speaks to the zoning by-law amendment
permitting "the development of single detached dwellings with smaller lots, broadening the
mix of housing styles and lot sizes in the area, increasing housing choice. " This is an
example of where assertions in the report can be incongruent with other areas in the
report. MHBC speaks to the proposed development retaining the character of the
neighbourhood but here it reports it will broaden housing styles and lots sizes. If
compared with the immediate and surrounding neighbouring houses, the new lots and
houses will be very different from the current lot sizes and style of homes. This is contrary
to the policies of the City Official Plan.
There will potentially need to be remediation of the property related to the septic tank
system and a potential automotive repair site. Most homes in this neighbourhood were,
Page 76 of 167
at some point, on septic systems and many homes still have them buried in their yards
despite current connections to the city sewer/sanitation systems. The subject property is
no exception and that has been addressed later in this document as being misrepresented
in the Region's Environmental Site Screening Questionnaire.
In reference to the Region's desire to transition existing neighbourhoods to 15 -minute
neighbourhoods, it cannot go without mention that Bridgeport East is somewhat isolated
from the rest of Kitchener, which is separated by an already congested single bridge. While
there is an industrial park nearby offering some employment opportunities and some
smaller limited park areas (Sylvia Park only in this immediate neighbourhood), there are no
grocery stores and very limited other commercial properties servicing the community.
There are also no schools leaving a requirement to bus children to the nearest schools. As
there is a single GRT transit route for the entire Bridgeport East community, to reach the
nearest grocery store requires a bus change or a long walk up the hill on Bridge Street, after
getting off on Lancaster Street, to reach the local Freshco. Otherwise, without a car, folks
needing groceries would have to ride the one bus route that services the area a
considerable distance. It is difficult to manage without a car here. The Region's goal of 15 -
minute neighbourhoods might not be possible on this side of the bridge.
There is a single two-lane bridge that offers access from Bridgeport (and many
commuters to the East, such as Breslau, Guelph), to the rest of Kitchener. Intensification at
any level in this community creates strain on the traffic flow from Bridgeport East into
Kitchener. During commuting times, traffic is backed up considerably to wait to cross the
bridge. Until there is another bridge or a widening of the existing bridge, traffic congestion
will continue to worsen at this bottleneck. Additionally, a very large new industrial site is
under construction and that will also add to the bottleneck of workers and residents alike
trying to access other parts of the Region.
While the neighbourhood falls within the "built up" area referred to on page 9 of the report
under heading 3.3 City of Kitchener Official Plan, it is just inside the built up area. Lark
Street, Schofield Drive and Schweitzer Street areas where the subject property is situated
are very close to agricultural land and the city boundary. All of these roadways end at a
dead end a short distance away in farmer's fields.
Outside of the MHBC report there are other considerations for this application. Currently,
we experience frequent power outages during all seasons of the year, and these are not
specific to weather events. Theyjust happen. However, just a few nights ago as we were
trying to finish this document, there was an outage with a storm. Adding three more houses
to the grid will offer further strain on an already overburdened power grid. This has been the
Page 77 of 167
case for the duration of our time in this neighbourhood and we seethe potential for it
becoming worse without sufficient updating to the current infrastructure.
As mentioned, many times during the meeting, there is concern about the water table in
the neighbourhood and storm runoff. With the considerable reduction of the green space
on the property of 157 Schweitzer Street in the proposal, we are left wondering how that
will impact the ability forwater absorption during inclement weather and the spring melt
in our immediate neighbourhood. With the current soil make-up, with clay being
predominant, the water table levels are a concern. Our home experiences sump pump
drainage requirements in the spring melt, as do many homes in the neighbourhood. How
will the loss of green space and the construction impact the balance and flow of water
in and on the ground? A proper study should be completed and made public.
The answers offered that the "engineers" said it would not be a problem is insufficient to
calm this concern. I speak further to this below in the report and include photos of the
stormwater system we currently have on this side of Lark Street. As mentioned by another
resident during the meeting, the nearest connection to the city storm system is at Daniel
Avenue and Schweitzer Street. The water draining from the proposed new lots will have
nowhere to go and will have to run over the land, as the current culvert is buried at this
point.
Snow removal is another concern in this neighbourhood. We experience a lot of snow in
this neighbourhood, with snowbanks reaching large volumes due to the close proximity of
open agricultural land and drifting. We are able to disperse this snow from our driveways
along our lot lengths and driveway lengths. The proposed development does not
sufficiently take into account where snowwill be placed with smaller lot sizes. If the
proposed lot sizes are 9 metres and a typical width of a single driveway under the
current governing zoning by-law for this neighbourhood (85-1) is 2.6 metres to a
maximum of 8 metres or 50% of the lot width, where will the snow from these
driveways be placed? These same driveway dimensions exist in the new zoning by-law
2019-051 that is being phased in.
There are no sidewalks in this neighbourhood. As it is, residents and children must walk
and play on the side of the road. Increased traffic on Lark Street will pose a safety risk to
current residents. There is already poor overhead city lighting, creating darkened areas
and poor visibility at that intersection of Lark Street. This lack of lighting, the narrow
street, lack of sidewalks and an increase in traffic exacerbates this safety concern.
Page 78 of 167
Application for Zoning 6y -Law Amendment
Notice Signs
Please note all properties subject to an application for a Zoning By-LawAmendment are
required to post notice signs. As per Council Policy 1-705, should the subject property be
situation at an intersection or have frontage on more than one public road, notification
signs will be required for each street frontage. [...I Property specific notice signs are
provided by the City, at the cost noted in the fees section of this form, and shall be installed
by the applicant.
A photo of the installed property specific notice sign must be sent to the File Planner prior
to the application being deemed complete. The sign(s) shall remain in place until a
decision has been made by Council and the applicable appeal period has expired. At that
time, it is the responsibility of the applicant to remove the sign(s).
There have never been any signs posted on the property on either of the frontages on
Schweitzer Street or Lark Street. It would appear this application is not complete at
this time and should not have proceeded to the next steps of "Notice of Application:'
Some residents may not be aware of this application.
The following photographs were taken of the subject property at 157 Schweitzer Street
immediately following the public meeting held on June 26, 2025.
Page 79 of 167
8. Proposed Zoning By -Law Amendment
There are acknowledged deficiencies, by the applicant, in meeting Low Rise
Residential Four (RES4) regulations. As such there is a request for amendments to site
specific regulations to comply with zoning by-laws due to their proposed severance of
the land from one lot to four lots.
With these acknowledged deficiencies, the applicant still proposes they be granted
exceptions to the RES4 zoning by-law to enable them to sever the lot into four lots,
instead of exploring ways to sever the lot without requiring exceptions to the zoning
by-law.
Under closer inspection of a portion of the proposed changes to the existing lot, you can
see the rear yard of this long-established home becomes 1.6 metres. There is a deck that is
currently larger than the proposed setback for this yard attached to the home (as seen in
the photo below). Additionally, it is absurd for MHBC to suggest that this backyard now
becomes a side yard to meet zoning requirements for yard offsets. Simply calling it the
side yard does not make it so. The house situated here is oriented to have a rear sliding
door that exits onto a deck. This home is 157 Schweitzer Street and the front yard and front
of the house and front door face Schweitzer Street. Again, to suggest that the current side
Page 80 of 167
yard of this property now becomes the front yard in order to meet the requirements of the
zoning law is ridiculous. The home is oriented to have the front yard on Schweitzer Street.
Rezoning this property to RES4 to accommodate the deficiencies of this proposal
seems to be an abuse and manipulation of the current zoning regulations in the name
of maximizing profits.
The existing driveway will now require an exception to be within the requirements of
the law. Additionally, the rezoning will still require exceptions for the yards of the
original property and all of the rear yards for the retained and new proposed severed
lots.
Under the current governing law Zoning By-law 85-1, the minimum lot area for a residential
home should be 411 square metres with minimum widths of 13.7 metres. None of the
current proposed lots whether the original or new severed lots meet all of the requirements
of RES3 and thus the request to move to RES4. However, if the proposal to sever the
property was done in a more reasonable manner to more closely resemble the surrounding
lands, as required, there would be no need to have the property rezoned to RES4.
Page 81 of 167
For example, in keeping with RES3 zoning, the property can be properly severed into two
lots with the original retained lot measuring 29.8 metres by 27.4 metres and the new
severed lot 21.1 metres by 27.4 metres. There would be no requirement for rezoning.
An example of reasonable intensification occurred with this infill home built on Schofield
Drive. It was built on a lot severed from 9 Lark Street. The lot and home is in keeping with
the surrounding lands and homes.
If the subject property is rezoned to RES4, this unreasonable proposal can then proceed
but in addition to this, the original retained lot/home can then be further altered. The
current home is more than 50 years old and has not been well maintained in recent years. It
stands to reason that once rezoning is permitted, the original retained home/lot can be
further severed or a multi -unit dwelling could be added without restriction, furthering the
intensification of this tiny corner of the city.
9. Proposed Zoning By-law designation Chart
The site specific regulation request includes an exception to the Zoning By-law to
allow:
• reduced minimum front yard setbacks for all of the proposed lots
• permit the maximum width of the driveway for the retained lot to exceed
maximum widths
Page 82 of 167
0 reduced minimum rear yard setbacks for all of the proposed lots
Again, these exceptions or amendments to the by-law would not be required if there
was alternate consideration of how the lot was severed. If the lot was severed in a
more responsible waywith slightly less intensification, exceptions to existing laws
would not be required.
10. Site Conditions
It is noted there are veracity issues with how this section has been completed,
whether intentional or oversight. It serves to mislead the Planning Committee, not
giving them all of the available information to make an informed decision on this
application.
b) What is the length of time that the existing use(s) of the subject land have continued?
No answer
c) Are there existing buildings on the subject property? Yes
• If yes, are any of the existing building or structures 50 years of age or older?
No answer
This property was constructed prior to 1970 which would make the original home older
than 50 years.
g) Are there any buildings or structures proposed to be built on the subject lands? No
The intent of the owner/applicant is to sever the one existing lot to make 4 lots. The
additional 3 lots are proposed to be sold for building additional homes on them.
11. Proposed Servicing
c) Stormwater Drainage -A preliminary stormwater drainage report is required for all types
of storm drainage. Select the proposed stormwater drainage servicing below. Sewers
While this is proposed stormwater drainage for the site, there does not exist current
stormwater sewers at this location. Currently, Schofield Drive has a series of ditches
and culverts to manage stormwater drainage. These ditches are also utilized for the
homes to pump excess ground water that enters their sump pump wells in the spring
melt or when the water table is high. These ditches lead to and join a culvert at the
Page 83 of 167
corner of Schofield Drive and Lark Street. The culvert, which is buried approximately 2
feet below the surface, runs under the front of the properties situated at 9 and 7 Lark
Street and continue along the side of the property situated at 157 Schweitzer Street to
the corner. It is then diverted to the storm drain at the corner of Daniel and Schweitzer
Streets.
The current state of this stormwater culvert is not sufficient. It is prone to freezing due
to its shallow depth and does get blocked by snow in the winter.
Please see the photos below.
Page 84 of 167
Regional Municipality of Waterloo - Environmental Site
Screening Questionnaire
3. Was the subject property ever used for commercial purposes where there is potential for
site construction Answer: No
Neighbouring witnesses, who have lived here in excess of 40 years, report that
automotive repair was regularly conducted at 157 Schweitzer Street. Witnesses report
there is an automotive pit below the garage of the residence that was commonly used
for automotive repair work and oil changes.
6. Is there reason to believe that this property may be potentially contaminated based on
historical use of this or an abutting property? Answer: No
Page 85 of 167
Again, neighbours report that automotive work was done at this residence and there is
an automotive pit below the garage of the residence. If this pit was in fact used for oil
changes and other automotive work, there needs to be a proper inspection done by
the Region to ensure there is no contamination of the surrounding property.
10. Does the property use or has it ever used a septic system? Answer: No
It is stated with certainty that there was a septic system in use at this property prior to
it being connected to the city's sanitary sewage system. Most homes in the area have
septic tanks on the property despite now being connected to the city's sanitary
system.
Having regard to the above stated concerns regarding the Application for Zoning By-
law Amendment, as well as the somewhat uninformed Regional Environmental Site
Screening Questionnaire, there are sufficient concerns and issues with the
application that warrant further investigation prior to the Planning Committee meeting
so they may make an informed decision regarding this application.
In closing, we can confidently say this proposed application causes considerable concern.
Increased strain on infrastructure that has not been updated to meet current standards,
such as stormwater movement, water table and ground saturation and hydro power,
congestion on the bridge, as well as increased safety concerns over street lighting, lack of
sidewalks and more traffic on a narrow street.
The addition of three 30 foot lots with two storey houses onto a street that has
predominantly 60 to 70 foot lots with side splits and bungalows does change the character
of the immediate neighbourhood. The zoning changes will permit reduction in green space
requirements on each lot.
If the applicant reduced the proposal to only sever the lot once to allow one additional
home, it would allow for the lot size, yard setbacks and home style to more closely
resemble the character of the neighbourhood and current zoning. If this proposal is
allowed to proceed, it will change the character of the street and impact the existing
properties and residents in a number of ways, as outlined above. Additionally, we do worry
about what these changes will do to impact propertyvalues on our street and set
precedents for further intensification to the subject property and surrounding properties
once the lots are sold.
Thank you foryour consideration of our concerns and comments,
Julie Sudds and Rebecca Shay
Page 86 of 167
From:
Steve Gyorffy < >
Sent:
Monday, June 16, 2025 8:59 AM
To:
Andrew Pinnell
Cc:
Scott Davey
Subject:
157 Schweitzer St
Some people who received this message don't often get email from Learn why this is important
Re: Planning Application - 157 Schweitzer St
My name is Steve Gyorffy and I have lived at for 57 years. I am also a
former City Engineer having worked for the City of Kitchener for 34 years. Therefore, I
am familiar with development applications in the past and how they were handled. I am
concerned about this current proposal which will have a substantial impact on our
established 60 year old neighborhood.
could understand the need for a zoom process during pandemic times. However, the
city now seems to have adopted this same process even though the pandemic is long
over. As a former city employee, I have attended many public meetings. On my
retirement, I have attended both public and zoom meetings. I have found that an in-
person open house is much more informative and productive. I am disappointed that
the city would not provide one at an excellent city resource like the Bridgeport
Community Centre. The Ward Councillor should also attend such a meeting. This is
important since there are a substantial number of retired seniors on our street who may
not be capable of or interested in participating electronically.
It almost seems that the city is trying to ram this project through by providing minimal
information to neighboring residents. This is borne out by the proposal for a zoom
meeting and the fact that I placed a call to the File Manager requesting further
information on receiving the mail -out and to date my call has not been returned.
acknowledge and recognize the city's initiatives to increase housing density, but any
such endeavours need to recognize site conditions and any associated constraints that
they impose.
There is a major change requested in zoning from R-3 to RES -4. That is a significant
change for our neighborhood by itself. However, it is also requested that we support
relief from requirements related to setbacks, driveway width, and building height. In
particular, the current proposal to move the building setbacks closer to the street by 1.6
Page 87 of 167
meters will stick out like a sore thumb on the entrance to the street. The other
proposals leave no backyard for the existing house and little greenspace on any of the
proposed lots. The major reduction in greenspace will exacerbate the chances for
flooding in this area and negate the city's efforts for more stormwater management.
Being in an area on the fringe of the city, access to public transit is not as readily
available as in core areas. As a result, area residents tend to have multiple cars
increasing the need for readily available parking. The proximity of the 3 lots will negate
the space for street parking in front of these lots. That will require visitors to park
elsewhere on the street. Many area residents have more than one car. On a walk
around the corner this morning, I noted a property with 5 cars in the driveway. These
were all accommodated on the property's driveway. There will certainly be a problem
accommodating anything more than a single car in this proposal. The Habitat homes
on neighboring Daniel Ave are a fine example of lower cost housing. With slightly wider
lots, they can accommodate ample parking at the side of each house.They were
constructed in 1993 with even President Jimmy Carter coming to help build them!
There are also some infrastructure considerations. This area has a high water table.
Special precautions were taken over 40 years ago during the installation of the sanitary
sewers to not lower the high groundwater table for fear of damage to existing
structures. Many homes have major problems with sump pumps running frequently in
the early spring. Despite the comments by the applicant's Engineer, there is not
adequate storm drainage on the street. A shallow culvert pipe was installed years ago
to conduct sump and ditch drainage from the corner of Schofield Drive to Schweitzer
Street. This pipe is shallow and prone to freezing thus blockage. It cannot be
considered a proper storm drain by engineering standards. It has previously collapsed
requiring repairs by the city. The closest proper drainage outlet which is below frost
depth is located one block away at the intersection of Schweitzer St and Daniel Ave.
Drainage problems will be exacerbated by the substantial reduction in green space
substituted by non porous surfaces on further development.
Although the proponent supplied an engineering report on the suitability of this project,
there is no information provided with respect to construction constraints and the
impacts of the water table in this area. The construction of a new foundation in close
proximity to the existing dwelling at #7 Lark St (Harbach) presents an unreasonable
impact to the existing house both from the standpoint of accommodation of her house
and the potential for structural impacts. The suitability of soil and groundwater
conditions for further development is not addressed in this proposal.
In addition to the concerns noted above, further development on this site is premature
until a proper storm drainage system is installed from the intersection of Lark St and
z
Page 88 of 167
Schofield Ave to the intersection of Schweitzer St and Daniel Ave to preclude the
aggravation of existing drainage issues.
In summary, this proposal is clearly overkill - like trying to put ten pounds of sugar in a
five pound bag. It doesn't fit!
Respectfully submitted
Steve Gyorffy
Page 89 of 167
From:
Sent:
To:
Subject:
You don't often get email from
Good day Andrew,
Zekiel Foncardas <
Thursday, June 19, 2025 9:11 PM
Andrew Pinnell
157 Schweitzer St. Neighbourhood Meeting
Learn why this is important
My name is Zekiel, and I am a UW planning student.
I'm just curious as to what Kitchener's open houses/public meetings look like. May I attend the
neighbourhood meeting for 157 Schweitzer (I see that it is online) to observe?
Thanks,
Zekiel
Page 90 of 167
From: Paul Kordish < >
Sent: Wednesday, July 2, 2025 7:56 PM
To: Andrew Pinnell
Subject: Re: 157 Schweitzer St. Proposed Development Zoom Meeting
You don't often get email from Learn why this is important
Hi Andrew,
Sorry to bother you, but further to our recent discussion, my MIL requested that I bring something to your
attention.
At the virtual meeting, Julie spoke about the Septic Tank situation on the subject property.
Perhaps I misunderstood her, but I got the impression that she was not aware of a Septic system ever
existing and that City service was in place.
Although that is the case currently, when 157 Scweitzer was originally built in the 60's, it utilized a Septic
Tank.
Mrs. Boes is not sure if the tank was ever decommissioned, but she is certain that it was never removed
in the 50+ years that she has lived next door.
We thought that we should bring this matter to your attention, as it obviously has important implications
for your investigation and planning process in respect of the rezoning application.
Thank you and please don't hesitate to contact me if you require any further information.
Regards.
Paul
On Fri, Jun 27, 2025 at 10:28 AM Andrew Pinnell <Andrew.Pin nell@kitchener.ca> wrote:
Hi Paul,
Thank you for your comments.
am sorry that you had trouble with the audio at last night's Zoom meeting. Note that the recording of the Virtual
Neighbourhood Meeting that was held on June 26th and the presentation slides will be posted on following
website in the coming days: www.l<itchener.ca/planningaaalications
As I mentioned, the upcoming Planning Committee meeting will be a hybrid format (you may attend in-person or
virtually). I can confirm that I have added you to the notification list and you will receive further updates on this
application.
Page 91 of 167
There is no maximum timeframe for the owner to commence construction of the new houses. At this point, the
application is simply to see approval to change the zoning to allow the future severance and construction of the
houses.
Your comments will be considered and summarized in the following ways:
• During my Planning analysis; and
• Ina recommendation report to Council.
Here are the next steps:
Noitioceofd.enllo meini w Reil Ilh'bourhsood Stafnarns�afiidatltugallfe@dlbackinciderto Councildecmnron
sent andkeba� � info�rmnation 3)fnaliizear arnneWitio�ntobeconsidered � ��,coimmun�icatedbarcklo
Al req�atested Session by,Pla�animgCurnmfitteeamudlCityCouncil � � resid,eMswho partmciiipat
i n mn hormmatia rr sen,smorms
Learn more about the project, share your thoughts and understand your appeal rights, visit
www.kitchener.ca/planningaaalications.
Thanks,
Andrew Pinnell, MCIP, RPP
Senior Planner I Development & Housing Approvals Division I City of Kitchener
519-783-8915 1 TTY 1-866-969-9994 1 andrew.pinnellPkitchener.ca
From: Paul Kordish <
Sent: Thursday, June 26, 2025 8:52 PM
To: Andrew Pinnell <Andrew.Pinnell@kitchener.ca>
Subject: 157 Schweitzer St. Proposed Development Zoom Meeting
You don't often get email from
Good Evening Andrew.
Learn why this is important
My name is Paul Kordish and I was the person who attended the Zoom meeting this evening and who
was unable to audio connect despite everything on my system apparently functioning correctly.
My mother-in-law, Edith Boes, is the owner and resides immediately next door to the subject property at
Given that she is in her 91 st year, she did request that I attend the virtual meeting in an effort to help her
better understand the scope of the proposed development.
I have 2 requests on behalf of Mrs. Boes.
Page 92 of 167
Firstly, would you kindly add me to your email list for further notifications and developments in respect
of this matter.
Secondly, is a question that I was unfortunately unable to submit earlier tonight due to audio technical
difficulties.
My question is, once any of the 3 properties are sold, what is the maximum time frame that the
purchaser must commence construction of the home on the lot?
Thank you foryour assistance in both of these requests.
Best regards.
Paul Kordish
Page 93 of 167
From: Mary Hoch < >
Sent: Monday, June 16, 2025 9:23 AM
To: Andrew Pinnell
Cc: Scott Davey
Subject: Re: planning application 157 Schweitzer St
Attachments: 2025-06-16 08-49.pdf
[Some people who received this message don't often get email from Learn why this is
important at https://aka.ms/LearnAboutSenderidentification ]
There is a proposal for a Zoom meeting regarding the planning application for 157 Schweitzer St. on June 26, 2025.
This neighbourhood has a large number of retired seniors, and others are not comfortable with the latest computer
technologies and would not be participating in a zoom meeting. We are there for submitting the attached petition
for a personal open house style meeting in a convenient nearby centre such as the Bridgeport community centre
instead of a zoom meeting to allow input from everyone concerned.
In the event time constraints do not allow for making this change. We have no objection to having this meeting
postponed to a later date to accommodate this request.
Your consideration of this request will be appreciated by all the residence listed on this attached petition.
Please confirm these arrangements can be made.
Kind regards
Mary Hoch
Page 94 of 167
From:
Sent:
To:
Cc:
Subject:
You don't often get email from
Dear Andrew,
Mai Ahmed <
Thursday, June 26, 2025 8:54 PM
Andrew Pinnell
Walid Mohiyeldin
157 schweitzer st mailing list
Learn why this is important
This is Mai Ahmed & WaLid Ibrahim the owners of
Kindly include our emails in the mailing list for any updates and further meetings concerning 157
Schweitzer st. development.
Thanks in advance
Kali IKhalled Ahmed
Page 95 of 167
From:
Sent: Thursday, June 26, 2025 12:57 PM
To: Andrew Pinnell
Cc: Ross Huehn;
Subject: Fw: Proposed Development of 157 Schweitzer St in Kitchener
You don't often get email from . Learn why this is important
Andrew Pinnell, Senior Planner
City of Kitchener, On
Re: Proposed Development of 157 Schweitzer St
Dear Sir,
I am not in agreement to the current proposed development in my neighbourhood.
1. The retained parcel currently has the front yard and driveway facing
Schweitzer St. The existing single detached dwelling is proposed to
be retained. The proposal highlights Lark St being the front yard which
does not meet the zoning restrictions for both front and rear yard
requirements of the retained parcel.
2. 1 have concerns with the (2) accessory buildings in the rear yard of 157
Schweitzer being demolished and excavations taking place without a
review of the environmental impact. It is my belief many old cars where
stored for many years in the larger building.
3. My house is located on the west side and is a single detached home as
per the homes on Lark St currently R-3 zoning. I want to maintain the
main character of my established neighbourhood . I am not in
agreements to amendments to the rezoning with the front yard
and rear yards especially. The proposed lots are not similar to the
surrounding area on the west side consisting of all of Lark St.
4. Lark St does not have Storms Drains plus we have high ground
water levels. The addition of 3 lots is a serious concern H
This has always been a very serious matter as any modification to our
ground water levels could lead to our foundations being impacted.
When both the sewers were installed and the proposed gravel pit
was under consideration city and township planners were well aware
of our concerns and planned appropriate actions. It is my understanding
that new house construction requires proper storm drains which may not
be possible on Lark St.
i
Page 96 of 167
These are my current concerns and I look forward to the zoom meeting and wil
advise any further concerns.
Best regards,
Karen Huehn
Owner
Kitchener
Page 97 of 167
Pla nnilng Apptlication - 157'Schweiltzer Str�eet
Petition to request in person meeting,
. ................
Name Address, Signature
(P�teasie print) (Pleasie print),
IIIIIII III viii
...... . . . ... . . . . ..............
LLyurj cHocv-6cwi
LLQ
'k
I 4acb-bcx-�'--�( I
Page 98 of 167
a
Planning Application - 157 Sch�weitzer Street
Petition to reiqu,est in pers,on meeting
Name Address Signature
lease pi ri n't) (Please pri�nt)------
owl
M
a
a
M
I
10go, 0 WIA
Page 99 of 167
fanning Application -157 Schweitzer, Street
Petition:, to request in person meeting
Name Adidress Signature
( Please pry nt) (Please print)
Page 100 of 167
&U 1,1111 TV 1 r V 2 1 W � 1, 11 Y d IP,1
From: Rebecca < >
Sent: Thursday, June 26, 2025 11:24 PM
To: Andrew Pinnell
Subject: 157 Schweitzer new build
Attachments: Concerns & Comments from 7 Lark Street.pdf
[You don't often get email from . Learn why this is important at
https://aka.ms/LearnAboutSenderidentification ]
Please read and take into consideration the attached letter from Pat, my elderly neighbour, residing at
and next to the proposed new build at 157 Schweitzer. She does not have access to electronic
communication.
Pat is one of the longest residing residents on Lark Street and is directly affected by the proposed new build. She is
one of many of the neighbourhood residents with valid concerns regarding the proposed construction.
Thankyou.
Page 101 of 167
C
a
Ml
Page 103 of 167
From:
Sent:
To:
Subject:
You don't often get email from
Tracey Taylor <
Thursday, June 26, 2025 8:42 PM
Andrew Pinnell
Proposed Lark Street development
Learn why this is important
Please include me in any communication regarding this proposed neighborhood development.
Regaird s,
I..racey TayU..:xr
Page 104 of 167
Storm Drainage
The applicant's Engineering Consultant indicates, in its report, that there is a storm sewer on
Lark St fronting the subject property. In my 35 years as a municipal engineer, I do not
consider the extension of driveway culverts to meet the definition of a proper storm sewer.
Drainage (since we moved into this area in 1968) is accomplished, as in rural settings, by
shallow ditches and culverts. Over the years, while being responsible for Public Works
Operations, I was involved in rectifying problems with respect to substandard drainage on
these streets.
There are an abundance of sump pumps that discharge as a result of the high water table in
the area. Water would often lay in the ditches and stagnate due to the fact that we are at the
top of the hill, and there is minimal grade to maintain a steady flow in the ditches. As a result,
sections of the open ditch were filled in over the years with culvert pipe to remove the
unsightly puddling in the ditch.
That is what happened in the case of the culvert pipe that was installed in front of the subject
properties abutting 157 Schweitzer Street. This pipe does NOT constitute a proper storm
drainage system. This pipe is very shallow and gets filled in by snow and freezes at the
Schofield Drive inlet during the winter months.
The loss of green space with this proposal; the additional hard surfaces; and the lack of
stormwater management facilities in this area will only aggravate future flooding problems on
the street. Not to mention the suggested connection of three new sump pumps to a
substandard pipe.
Misleading Photographs
To illustrate our neighbourhood, the Planning Consultant Included pictures of houses on
neighbouring streets, even a block away, and did NOT include any photos of the homes
adjacent to the subject property on Lark St. Therefore, this is not an accurate example of our
"neighbourhood" which we all consider to include the full length of Lark Street and its
attachment to Schofield Drive.
Official Plan Adherence
The current proposal does not recognize the conditions on our street as suggested in the
Official Plan below. The Planning Consultant tries to justify this by likening the proposal to
z
Page 105 of 167
other streets in the neighbourhood such as Daniel Ave and Schweitzer St. We have no
relationship with these streets. Nor did any of us purchase homes here so that we could
resemble Daniel Avenue. Again, we consider our homogeneous neighbourhood to be Lark
Street and Schofield Drive. Introduction of the proposed dwellings facing Lark Street will
therefore interfere with the homogenous nature of our enclave.
Section 4.C.1.8 a) of the City of Kitchener Official Plan states:
"Any new buildings and any additions and/or modifications to existing buildings are
appropriate in massing and scale and are compatible with the built form and the community
character of the established neighbourhood"
Furthermore:
Section 4.C.1.8 b) states:
"For new buildings in established s, the requested front yard setback should be similar to
adjacent properties and support and maintain the character of the existing streetscape and
the neighbourhood."
Furthermore:
Section 4.C.1.8 c) also states
"Scale, massing, design and character of adjacent properties in keeping with the character of
the streetscape"
Therefore, the proposal does NOT respect these suggestions.
Proposed Zoning Variances from New Bylaw
The MHBC report talks about variances for this project from the new RES -4 bylaw. However,
what the residents are concerned about are the major variances from our existing R-3 bylaw.
For example, the new bylaw would allow houses to be 1.6 meters closer to the road which is
contrary to the foregoing official plan policies.
As if the changes by imposition of the new bylaw on our street wasn't bad enough, variances
are requested from the proposed bylaw for this project. It is proposed that the minimum Rear
Yard Setback which is required at 7.5 m be reduced to 5.0 m for the retained lands and 5.4 m
for the proposed lots. For those of us enjoying ample yards on the street, it is difficult to
comprehend the major reduction of any usable yard space remaining, particularly for the
existing house.
Consents
Policy 17.E.20.5 requires that Applications for consent to create new lots will only be granted
where:
"b) the lots reflect the general scale and character of the established development pattern of
surrounding lands by taking into consideration lot frontages, areas and configurations"
Page 106 of 167
The MHBC submission states: "The proposed lots are similar in size to many of the lots in the
surrounding area including lots along Schofield Drive, along Schweitzer Street to the west and
along Daniel Avenue to the south". It is interesting to note that the comparison of Lark Street
is omitted from this comparison. I surmise it is because there are no such similar lots on Lark
St. Yet the new dwellings will front on Lark Street. Perhaps that is why photographs of the
existing houses on Lark St were omitted from the consultant's presentation. The lots on Lark
Street are at least twice as wide as the ones in this proposal. Photographs of the Lark St
homes (a more accurate depiction of our neighbourhood) can be found in the recent
submission by Julie Sudds and Rebecca Shay of 9 Lark St. Once again, let me reiterate that
our neighbourhood comprises Lark St and Schofield Drive and our streetscape is radically
different from Schweitzer St or Daniel Ave.
Notifications
It is our understanding that the city requires a sign to be posted on a property advising of
pending zone changes. To the knowledge of myself and my neighbours, no such sign was
ever posted. I also heard that some residents did not receive the postcard notification that
was sent out by the city. Poorly communicated notice undermines respect for the long-time
residents of the area.
Regional Municipality of Waterloo - Environmental Site Servicing Questionnaire
Incorrect answers were given to this questionnaire. For example answering "no" instead of
"unknown" to the question of the presence of a septic tank on the property while the
neighbours know that the house was built years before the installation of sewers in the area.
There are also concerns about other environmental considerations due to the presence of a
vehicle servicing pit in the attached garage. It seems that the applicant was not exactly
conscientiously answering the Region's concerns.
Conclusions
There are numerous other concerns that my neighbours and I have. I have not enumerated
these to avoid duplication but I absolutely agree with their concerns with respect to parking,
snow removal etc.
The homes on Lark Street and Schofield Drive are owner occupied. It was discouraging to
learn during the zoom call that the applicant is not even from this community and proposes to
use the existing home as a rental property. The value of the existing home will be degraded
with this proposal and the substantial loss of green space surrounding it. We are concerned
that the three new properties could also be built as income properties, substantially degrading
the nature of our neighbourhood. It seems that the applicant is not interested in living in our
neighbourhood and maintaining it, but only in the opportunity to gain a profit by obtaining this
4
Page 107 of 167
zone change. Surely the voices of long-standing residents - some of whom have lived here for
over 50 years - should take precedence over those of the applicant.
It is a fact that our area has developed since incorporation into the City of Kitchener with such
amenities as the installation of sanitary sewers in the late 70's. However, we are still lacking
amenities such as storm sewers; curb and gutters; and sidewalks. As a result, I do not believe
intensification of the nature proposed in this application is as appropriate as it could be in
older and other fully serviced areas of Kitchener.
For the reasons noted above, as well as my previous comments, I cannot support this
proposal.
Respectfully submitted,
Steve Gyorffy
5
Page 108 of 167
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-783-8922
PREPARED BY: Arwa Alzoor, Planner, 519-783-8903
WARD(S) INVOLVED: Ward 9
DATE OF REPORT:
REPORT NO.:
August 13, 2025
DSD -2025-341
SUBJECT: Zoning By-law Amendment Application ZBA25/021/Q/AA
Address: 434- 436 Queen Street South
Owner: Son Lien Pham
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA25/021/Q/AA (Son Lien Pham)
requesting to amend Zoning By-law 2019-051, for the purpose of changing the
zoning of the subject property (434- 436 Queen Street South) from `Existing Use
Floodplain Zone (EUF-1)' to `Existing Use Floodplain Zone (EUF-1) with Site Specific
Provision (437)', specified and illustrated as the `Subject Area' on Map No. 1, be
approved in the form shown in the `Proposed By-law' attached to the Report DSD -
2025 -341 as Attachment `A2'
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding the Zoning By-law Amendment Application (ZBA) for the subject property, to
add retail as a permitted use for the property addressed as 434- 436 Queen Street
South. It is Development and Housing Approvals staff's recommendation that the ZBA
be approved.
• The key finding of this report is that retail is an appropriate use of the subject property
and staff is recommending approval of the Zoning By-law Amendment Application to
add a Site -Specific Provision to add retail as a permitted use in the existing building
which is located in the Existing Use Floodplain Zone (EUF-1).
• There are no financial implications associated with the Zoning By-law Amendment
Application.
• Community engagement included a notification that was advertised in The Record on
August 15, 2025, in accordance with Council Policy MUN-PLA-1170.
• This report supports the delivery of core services.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 109 of 167
This application was deemed complete on July 18, 2025. The Applicant can appeal
these applications for non -decision after October 16, 2025.
BACKGROUND:
Dan Mairovits, the tenant of the ground -floor unit, has submitted a Zoning By-law
Amendment Application to request permission for a "retail use alongside the existing non-
residential use" on the ground floor of the subject property. The current use of the unit on
the ground floor is a personal service establishment.
The subject property also contains two existing residential dwelling units on the second
floor. These units are not subject to any changes under this application.
According to City records, the front parking area is legal non -conforming. The property is
entirely located within the Existing Use Floodplain Zone (EUF-1). This zone is intended to
recognize existing uses within a floodway or floodplain. Permitted uses are limited to:
• The existing use,
• Uses of the same type as the existing use,
• Residential uses with the same or fewer dwelling units than currently exist.
This restriction is in place to prevent further development due to the flooding hazard.
Additionally, under Council Policy MUN-PLA-1170, landowners are permitted to submit a
one-time Zoning By-law Amendment Application at no cost to facilitate a change in use or
to add an additional permitted use.
REPORT:
The subject property, municipally addressed as 434- 436 Queen Street South, is located in
the Mill Courtland Woodside Park Neighbourhood, south of Courtland Avenue East on
Queen Street South. The property backs onto Schneider Creek and is surrounded by
lands designated as Existing Floodplain Zone (EUF-1) and Natural Conservation Zone
(NHC). Notably, the entire property is situated within the floodplain.
Page 110 of 167
Figure 1: Location Map: 434- 436 Queen Street South
Figure 2: Front view of the Subject Property (Google Streetview)
The site contains an existing two-storey building with a mix of uses: the ground floor is a
personal service use, and the second floor contains two residential dwelling units. The
building functions as a semi-detached structure, with the adjoining half located on the
neighbouring property at 432 Queen Street South.
Page 111 of 167
The property is zoned Existing Use Floodplain Zone (EUF-1) in Zoning By-law 2019-051.
The EUF-1 Zone permits existing uses to legally continue within the floodplain. Any
proposed change in use through a Zoning By-law Amendment should be to a less
sensitive use or to one that is similar to the currently permitted uses, in order to align with
floodplain management policies.
The property owner is proposing a Zoning By-law Amendment to permit retail as a
permitted use on the ground floor of the subject property. This proposed use is similar in
nature to the historically permitted personal services use and aligns with the existing
mixed-use character of the building. No new development, expansion, or physical
modifications are proposed to the building or the site.
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as,
e) The supply, efficient use and conservation of energy and water;
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Planning Statement, 2024, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Planning Statement, 2024 and to ensure Provincial policy is adhered to.
Provincial Planning Statement, 2024
The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use
planning policy framework that replaces both the Provincial Policy Statement, 2020 and A
Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon
housing -supportive policies from both documents. The PPS 2024 came into force on
October 20, 2024.
The Provincial Planning Statement, 2024 (PPS) speaks to development adjacent to a
river/within a floodplain as is the case with this application. While 5.2.2 notes that
Page 112 of 167
development shall generally be directed to areas outside of these hazards, 5.2.8 states
that development and site alteration may be permitted in these areas subject to provincial
standards, and confirmation that the risks to public safety are minor or could be mitigated.
As the applicant is proposing no site alterations at this time, and the use is not changing to
a use identified in 5.2.6 (institutional, essential emergency service, or a use associated
with the disposal, manufacturing, treatment or storage of hazardous substances), the
application is in alignment with the PPS.
Planning staff is of the opinion that the proposed application will facilitate the continued
use of the ground floor of the existing building for non-residential/commercial uses, and
based on the foregoing, staff is of the opinion that this proposal is in conformity with the
PPS.
Regional Official Plan (ROP)
The subject lands are designated as `Delineated Built Up Area' in the Regional Official
Plan (ROP). The ROP supports the introduction of retail uses within the Delineated Built -
Up Area as part of its broader objectives to promote intensification, mixed-use
development, and the creation of complete communities. Policies for the Built -Up Area
encourage a compact urban form that integrates a variety of land uses, including housing,
employment, shopping, and services, in locations well -served by infrastructure and transit.
The Region of Waterloo advises that they do not have concerns with the proposed Zoning
By-law Amendment Application.
City of Kitchener Official Plan (OP)
The City of Kitchener OP provides a long-term land use vision for Kitchener. The vision is
further articulated and implemented through the guiding principles, goals, objectives, and
policies which are set out in the Plan. The Vision and Goals of the OP strive to build an
innovative, vibrant, attractive, safe, complete and healthy community.
Urban Structure
Urban structure components provide guidance on growth management and structure for
the City's urban area. Understanding the organization of the City on a macro level is
necessary for directing growth to appropriate locations.
The Urban Structure of the subject lands is Green Areas as identified in Map 2 of the
Official Plan. The property is located along an existing Transit Corridor on Queen Street
and is beyond the boundary of the Urban Growth Centre (Downtown) and the surrounding
Protected Major Transit Station Areas.
The planned function of green areas is to protect and conserve the ecological functions
and features of the surrounding system. within these areas, the land use designation may
include Natural Heritage Conservation and Open Space.
Land Use Designation
The subject lands are designated Natural Heritage Conservation as identified in Map 3 of
the Official Plan. As described in Section 15.D.9 of the Official Plan, the primary intent of
Page 113 of 167
the Natural Heritage Conservation land use is to protect and conserve natural heritage
features and their associated ecological functions. This land use has been applied in this
case given its relative distance to Schneider Creek and the identified floodway. Policy
15.D.9.2 g) states that existing legal uses as of the plan's date of adoption are permitted.
However as outlined in policy 15.D.9.3, alternatives to existing uses may be permitted
through a zoning by-law amendment, provided that the following conditions are met:
a) the subsequent use is compatible with the surrounding land use designations;
b) no new dwelling units are created;
c) the use presents less of a risk to life and property in the event of flooding;
d) the new use is not specifically prohibited by the Natural Hazard Policies in Section
6.C.2; and,
e) approval is received from the Grand River Conservation Authority.
The prohibited uses described in Policy 6.C.2.6 include institutional uses, essential
emergency services, land uses associated with the outdoor storage of materials, and uses
associated with the disposal, treatment, or storage of hazardous chemicals or substances.
The proposed use would not fall under these categories of uses.
The site is located within the One Zone Policy Area as shown on Map 7. As such, the
entire flood plain is considered the floodway, and no new development or site alterations
will be permitted except in accordance with Policy 6.C.2.5
Policy 6.C.2.22 supports the consideration of alternative uses on lands zoned EUF-1
through a Zoning By-law Amendment, provided that the subsequent uses are compatible
with the surrounding land use designations, no new dwelling units are created, the use
presents less of a risk to life and property in the event of flooding, and approval is received
from the Grand River Conservation Authority.
Planning Staff are of the opinion that the application conforms to the Official Plan.
Requested Zoning By-law Amendment:
The subject lands are zoned Existing Use Floodplain (EUF-1) in the Zoning By-law 2019-
051. The purpose of EUF-1 Zone is to recognize existing uses within a floodway or
floodplain.
The permitted uses within an EUF-1 Zone are restricted to existing uses, the same type of
use as the existing use, and/or a dwelling with the same or fewer dwelling units than those
which were existing on and continually used since the effective date of the zoning by-law.
The current existing uses include personal services on the ground floor and two residential
dwelling units on the second floor.
Table 14-1: Permitted Uses within the Existing Use Floodplain & Future Use Zones
Use
EUF-1
Existing uses
The same type of use as the existing use
J
Page 114 of 167
A dwelling with the same or fewer dwelling units than that existing on, and
continually used since the effective date of this By-law in a dwelling that was
existing on the effective date of this By-law
In order to allow the proposed retail use on the ground floor, a Zoning By-law Amendment
is required to permit the additional new permitted use. The amendment proposes to add
Specific Provision (437) to Zoning By-law 2019-051 to permit retail as a permitted use on
the property.
Planning Analysis
The proposed retail use is compatible with the surrounding land use designations, no new
dwelling units are being created, and the use presents less of a risk to life. Accordingly,
the Zoning By-law Amendment Application meets Policy 6.C.2.22 and would conform with
the Official Plan.
As there are currently no proposals for additions, alterations to or replacement of existing
buildings, the maximum building floor area, and setbacks set out in the Zoning By-law
would not be applied as per Section 14.3 of the Zoning By-law. No other alternative zoning
regulations would be required to be added to Site -Specific Provision (437).
In addition, the parking rate required for a retail use is the same as the rate for a personal
service use, which is a minimum of one (1) parking space for every 33 m2 of Gross Floor
Area (GFA). The current parking situation on the property is legal non -conforming.
The proposed retail use is not expected to increase flood -related risks to the property nor
to its residents, tenants, or customers. It is considered a compatible and appropriate use
for the subject property and is consistent with the character of the surrounding
neighbourhood.
The Grand River Conservation Authority (GRCA) has been directly involved in the review
of this application. The GRCA has confirmed that there is no objection to the proposed use
of the existing building and lands, as it would not result in additional impacts to flood flows
or increase flood risk.
Planning staff is of the opinion that the proposed Zoning By-law Amendment Application to
add Site Specific Provision (427) will benefit the subject property and the surrounding
community. Allowing the requested retail use will permit the applicant to expand on the
existing business within the existing building on the subject property. Allowing the
requested use is appropriate and compatible for the subject lands and surrounding
neighbourhood.
Department and Agency Comments:
Circulation of the Zoning By-law Amendment Application was undertaken on July 24,
2025, to all applicable City departments and other review authorities. No major concerns
were identified by any commenting City department or agency. Copies of the comments
are found in Attachment `C' of this report.
Page 115 of 167
Planning Conclusions
In considering the foregoing, staff are supportive of the proposed Zoning By-law
Amendment Application to permit the use of retail on the subject lands. Staff is of the
opinion that the subject application is consistent with policies of the Provincial Planning
Statement, the Regional Official Plan, and the City of Kitchener Official Plan and
represents good planning. It is recommended that the application be approved.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the council/committee meeting. Notice of the Statutory Public Meeting was also
advertised in The Record on August 15, 2025 (a copy of the Notice may be found in
Attachment `B').
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Growth Plan, 2020
• Provincial Policy Statement, 2020
• Region of Waterloo Official Plan
• City of Kitchener Official Plan 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Malone -Wright, Tina —Manager, Development Approvals, Development
and Housing Approvals
APPROVED BY: Readman, Justin - General Manager, Development Services
ATTACHMENTS:
Attachment Al - Map No. 1
Attachment A2 - Proposed By-law
Attachment B - Newspaper Notice
Attachment C - Department and Agency Comments
Page 116 of 167
z
--
ILL
w W
z
�
O Z
IN
L- Z OZ
N
rn a ZO
Q
N 0 a0
O
Oof
z
z
Q 0 O a
O
(n
w Li
m U) w—
Q
D W U
m
OF- Z j d
Q
ZF zw
H
w P
W
WW0-=
p� W COQ
Q
W0
m
Zo
W W W=
00 F-
W
aaLLw°�
2
F -
z
w w w
Z W z
O w O 10 W U)
LU Z Ll N U) i J
J z Q 2 Z } w — Q
a oaw 0 jJJZ
Z J 0 Q w wQ ZZ Q Q w
W a 0 OZ w W Z Z—
O U) N10� N W O Q Q w
LL) W W D w OCf)� N 0 LY
i U) Z 0 0 Z LLI w w W
Q D— UOUofof(n
U O O (D J (n (n J a d w w
J Z g D D g w W
rwrnaP:w 0 0 D E z of
002 N0 w LuLu
X03: w0 ]ZQ-'OJJ�
JU N LU N— — N V LA (O
N J LL d Z U10� 10� (. (n (n
m u m 00 w w ON z 0 0� of�
G
P V
ANJI, i " : U)
r
R
0
0 F-
INQ
= J
(D U
z
O OJ
0 0
ILL w
l\//X/x>
.
XX
X/�.
O
o
(N
0
z
Q
f
0000
0
YL
a�
wax
_d E,
LL N
O
m
N
Q
�
w }
Cc
Wz O ~
O
z
z
LULiOQz W
N
Q
La
I�X0 Z
m
��
0w0LY N
j w Z
N
Q
Z
w
WW0-=
z
zxa0
W
Zo
NNUU)0Y
W
W
Q
0
CO
LU
Iluulll W a�
LLu
i Lk
LU
U
a
0�
J
Q
0-
L
w
U
o
Z
O
li
N
O
0
N
O
U) N
w
-- p N
W p
O Q
(/) 0
NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
Concept Drawing
Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: September 8, 2025
Location: Council Chambers,
Kitchener City Hall
200 King Street West
orV'irtual Meeting,
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
wwwAitchenenca/
PlanningApplications
or contact:
Arwa Alzoor, Planner
arwa.alzoor@ kitchener.ca
519.783.8903
The City of Kitchener will consider an application to amend the Zoning By-law to permit
a new `Retail' use in one of the two ground floor units of the existing building in the
`Existing Use Floodplain Zone (EUF-1)'.
Page 118 of 167
nd 11,
drninistration Centre: 400 y e fk),c (J, �',(�). bio x /29 (crrr)hrid(ly_,, O)v,I hd 113 `�Vl6
4. Rh4: in(.'°::r PD 62 I 2/0 1 "FoH free( I ^4E,' 6 (.)00 4/,,,12 Fax; 1) 021 4,S44 www,grar11C div r.ca
Go n
Aug 13th, 2025
Arwa Alzoor
Planner
City of Kitchener
200 King Street West
Kitchener ON, N2G 4G7
arwa.alzoor(a)kitchener.ca
Dear Arwa Alzoor,
Re: Zoning By-law Amendment Application (ZBA25/021/Q/AA)
436 Queen Street South, Kitchener
Via email
Grand River Conservation Authority (GRCA) staff have reviewed the above -noted application to
permit a retail use on the Existing -Use Floodplain (EUF-1) zoned portion of the property.
Recommendation
The GRCA has no objections to the Zoning By-law Amendment application.
Documents Reviewed by Staff
• Agency circulation letter (prepared by Arwa Alzoor, dated Aug 1 st, 2025)
GRCA Comments
GRCA has reviewed this application under the Mandatory Programs and Services Regulation
(Ontario Regulation 686/21), including acting on behalf of the Province regarding natural
hazards identified in Section 5.2 of the Provincial Planning Statement (PPS, 2024), as a
regulatory authority under Ontario Regulation 41/24 and as a public body under the Planning
Act as per our CA Board approved policies.
Information currently available at our office indicates that the subject lands contain floodplain
associated with Schneider Creek. As such, the property is regulated by the GRCA under
Ontario Regulation 41/24 — the Prohibited Activities, Exemptions and Permits Regulation. Any
future development on the property will require a permit from the GRCA. A copy of GRCA's
resource mapping is attached for your reference.
I'rrfefni "x'i' Irl 1 r:rr7',t,rv,u hon On :, rio, reprr s,,nting Oi. it,',�i ion's ")5 Ccrns.',,rv,�ilion yr.aCloi� it.ies 11h e (Irair<d A Can adi<m i lr�rit r7.)ra h irfr.:,ir
Page 119 of 167
The subject property lies within a Two -Zone Floodplain Policy Area. The floodway is the area of
the floodplain that is required to pass the flows of greatest depth and velocity. The flood fringe
lies between the floodway and the edge of the floodplain. Depths and velocities of flooding in
the flood fringe are much less than those in the floodway. The subject property is located within
the floodway. Therefore, future development activity (i.e. additions, accessory structures) would
be limited and any applications for development would need to be in conformance with GRCA's
Policies for the Administration of Ontario Reaulation 41/24.
Consistent with GRCA's 2023-2025 approved fee schedule, this application is considered a
minor Zoning Bylaw Amendment, and the applicant will be invoiced $465 for GRCA's review of
this application.
Should you have any questions, please contact Anab Siraj at (519) 621-2763, ext. 2232.
Sincerely,
Melissa Larion, MCIP, RPP
Supervisor of Planning and Regulations
Grand River Conservation Authority
Anab Siraj
Intermediate Resource Planner
Grand River Conservation Authority
Encl * GRCA Map
CC: Son Lien Pham, owner (Via email)
Dan Mairovitz*, agent (Via email)
Page 120 of 167
City of Kitchener
COMMENT FORM
Project Address: 436 Queen St S
Application Type: ZBA
Comments Of: Policy & Research, Planning and Housing Policy Division
Commenter's Name: Mike Balch
Email: mike.balch@kitchener.ca
Phone: 519-783-8928
Date of Comments: August 8, 2025
❑ I plan to attend the meeting (questions/concerns/comments for discussion)
0 1 do NOT plan to attend the meeting (no concerns)
1. Site Specific Comments & Issues:
The subject property is located along Queen 'St -S; between Schneider Ave and Courland Ave E. the
property abuts Schneider's Creek to the south and consists of a mixed use building with personal
services use on the main floor and two residential units above. The applicant is proposing to change the
permitted use in the commercial space from personal services to retail use.
A Zoning By -Law Amendment (ZBA) is proposed to add a permission for retail use on the site. Currently
the site is zoned is EUF-1:'existng Use Floodplain, which is intended to allow existing uses within a
floodplain, subject to hazard provisions. The applicant is seeking to extend the existing permissions to
allow for the new proposed use.
Planning Act and the Provincial Planning Statement
The Provincial Planning Statement, 2024 (PPS) speaks to development adjacent to a river/within a
floodplain as is the case with this application. While 5.2.2 notes that development shall generally be
directed to areas outside of these hazards, 5.2.8 states that development and site alteration may be
permitted in these areas subject to provincial standards, and confirmation that the risk to public safety
are minor or could be mitigated.
As the applicant is proposing no site alterations at this time, and the use is not changing to a use
identified in 5.2.6 (institutional, essential emergency service, or a use associated with the disposal,
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Page 122 of 167
manufacturing, treatment or storage of hazardous substances), the application is in alignment with the
PPS.
City of Kitchener Official Plan and North Ward Secondary Plan
Urban Structure
Urban structure components provide guidance on growth management and structure for the City's
urban area. Understanding the organization of the City on a macro level is necessary for directing
growth to appropriate locations.
The Urban Structure of the subject lands is Green Areas as identified in Map 2 of the Official Plan. The
property is located along an existing Transit Corridor on Queen St and is beyond the boundary of the
Urban Growth Centre (Downtown) and the surrounding Protected Major Transit Station Areas.
The planned function of green areas is to protect and conserve the ecological functions and features of
the surrounding system. within these areas, the land use designation may include Natural Heritage
Conservation and Open Space.
Land Use Designation
The subject lands are designated Natural Heritage Conservation as identified in Map 3 of the Official
Plan. As described in section 15.D.9 of the plan, the primary intent of the Natural Heritage Conservation
land use is to protect and conserve natural heritage features and their associated ecological functions.
This land use has been applied in this case given its relative distance to Schneider Creek and the
identified floodway. Policy 15.D.9.2 g) states that existing legal uses as of the plan's date of adoption are
permitted. However as outlined in policy 15.D.9.3, alternatives to existing uses may be permitted
through a zoning by-law amendment, provided that the following conditions are met:
a) the subsequent use is compatible with the surrounding land use designations;
b) no new dwelling units are created;
c) the use presents less of a risk to life and property in the event of flooding;
d) the new use is not specifically prohibited by the Natural Hazard Policies in Section 6.C.2; and,
e) approval is received from the Grand River Conservation Authority.
The prohibited uses described in 6.C.2.6 include institutional uses, essential emergency services, land
uses associated with the outdoor storage of materials, and uses associated with the disposal, treatment,
or storage of hazardous chemicals or substances. The proposed use would not fall under these
designations.
The site is subject to the One Zone Policy Area as shown on Map 7. As such, the entire flood plain will be
considered the floodway, and no new development or site alterations will be permitted except in
accordance with policy 6.C.2.5
An updated Planning Justification Report will be required that addresses matters including but not
limited to:
A City for Everyone
Working Together— Growing Thoughtfully — Building Community
Page 123 of 167
a\ conformity with Provincial policies and plans, particularly Section 5.2.2 of PPS 2024;
b) conformity tothe vision, goals, objectives and policies ofthe Official Plan, particularly
demonstration of criteria to convert to an alternative use within a natural heritage conservation
land use as described in 15D.9.8;
c) conformity that no new development is to occur within the One Zone Flood Policy Area, and if
any isproposed, conformity topolicy 6I2.S
Zoning BV-Iaw 2019-051
/
The subject lands are zoned Existing Use Floodplain (EUF-1) in the Zoning By-law 2019-051. The purpose
ofEUF-1zone istorecognize existing uses within aOoodwayorfloodplain. � ~/
�
The permitted uses within an EUF'1 zone are restricted to existing uses the same type of use as the
existing use, and/or a dwelling with the same or fewer dwelling units than those which were existing on
and continually used since the effective date ofthe zoning bv'|aw.
The current use is mixed-use with personal services onthe ground floor and two residential units onthe
second floor. Inorder tmallow the proposed retail use mnthe groundfloor,xxzoning
amendment would berequired tmestablish this alternative use. 6norder tmsupport this change, the
applicant would need tmmeet the requirements set out /nthe Official Plan, identified above.
As there are currently no proposals for additions, alterations to or replacement of existing buildings, the
maximum building floor area, and setbacks set out in the zoning by-law would not be applied.
-
2. Plans, Studies and Reports to submit as part of a complete Planning Act Application:
0 Planning Justification Study
3. Anticipated Requirements of full Site Plan Approval:
Approval of
4. Policies, Standards and Resources:
�
• Official Plan - City of Kitchener
* Zoning bylaw - City of Kitchener--
_
5. Anticipated Fees:
N/A from Policy& Research
/4City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 124 of 167
Engineering Comments:
Good morning Arwa,
No engineering concerns with this ZBA. Any questions, please advise.
Eric Riek, C.E.T.
Project Manager, Development Engineering I Engineering Division] City of Kitchener
Transportation comments:
Thanks for the additional info!
Transportation has no concerns.
Stefan Hajgato, P.Eng. (he/him)
Transportation Planning Analyst I City of Kitchener
519-783-8957 1 TTY 1-866-969-9994
From: Arwa Alzoor < ii, rani.AlIz oii,@lk tc)eii,)eir.(.>
Sent: Wednesday, July 30, 2025 1:17 PM
To: Stefan Hajgato <StEi fail-i.l1 IIaUgatoCa 4)l<i t(� Ilicii-IE ill'. a>
Subject: RE: Circulation for Comment - 436 Queen Street South (ZBA)
They want to introduce a retail use, and the only use permitted in this zone is the existing
use
Page 125 of 167
14.2 PERMITTED USES
wvperson shall, within any snrmnmzone, use mpermit the use many lot; merect,
alter muse any building mstructure for any purpose other than those permitted uses
within Table 14-1 below.
Table 14-1: Permitted Uses within the Existing Use Floodplain & Future Use Zones
Currently, the ground floor has a persona Lserviceth at they want to add/ ch a nge it to retail.
Both retail and personal service have the same parking rate requirement
And the parking situation at the front is Legal non -conforming, there is parking at the back
orasphalt, but I'm not sure ifithas any history
Services and Retall� Animal Shelter, Artisan's Establishment,Building Material and Decorating Supply
Establishment, Convenience Retail; Craftsperson Shop; Financial Establishment, Garden Centre, Nursery,
andlor Landscaping Supply, Major Equipment Supply and Seivice� Pawn Establishment, Payday Loan
Establishment,, Personal Services� Pet Boarding� Pet Services Estabfishment,Print Shop-, Propane Retail Outlet,
Retail, and, Retail of Motor Vehicles and Major Recreational Equipment,
Services and Minimurn 1
Retail (see uses parking space No min4nurn 40 M2 GFA 33 nil GFA
above) per:
City of Kitchener Zoning By-law 2019-051
Planner iDevelopment /& Housing Approvals | City ofKitchener
From: Stefan H jg8t0
Page 126 of 167
Existing uses
I/ I/
The same type of use as the existing use
V
A dwelling with the same or fewer dwelling units than that
existing on, and continually used since the effective date of
this By-law in a dwelling that was existing on the effective
date of this By-law
Currently, the ground floor has a persona Lserviceth at they want to add/ ch a nge it to retail.
Both retail and personal service have the same parking rate requirement
And the parking situation at the front is Legal non -conforming, there is parking at the back
orasphalt, but I'm not sure ifithas any history
Services and Retall� Animal Shelter, Artisan's Establishment,Building Material and Decorating Supply
Establishment, Convenience Retail; Craftsperson Shop; Financial Establishment, Garden Centre, Nursery,
andlor Landscaping Supply, Major Equipment Supply and Seivice� Pawn Establishment, Payday Loan
Establishment,, Personal Services� Pet Boarding� Pet Services Estabfishment,Print Shop-, Propane Retail Outlet,
Retail, and, Retail of Motor Vehicles and Major Recreational Equipment,
Services and Minimurn 1
Retail (see uses parking space No min4nurn 40 M2 GFA 33 nil GFA
above) per:
City of Kitchener Zoning By-law 2019-051
Planner iDevelopment /& Housing Approvals | City ofKitchener
From: Stefan H jg8t0
Page 126 of 167
To: Arwa Alzoor <Arwa. Izooir( )11dI;,c,1heirneiim.(;a>
Subject: Circulation for Comment - 436 Queen Street South (ZBA)
Hi Arwa,
Just to confirm, are theyjust legalizing their existing use? It didn't sound like theywere
changing anything.
If nothing is changing, Transportation has no concerns.
Thanks,
Stefan Hajgato, P.Eng. (he/him)
Transportation Planning Analyst I City of Kitchener
519-783-8957 1 TTY 1-866-969-9994
Page 127 of 167
Fire Prevention Comments:
No concerns from fire on this one.
Thankyou,
JenniferArends
Fire Prevention Officer I City of Kitchener
519-783-7983 1ic�iciii iiwiicir�1(�Ilcii� INJr it°mss
Waterloo Catholic District School Board Comments:
Good afternoon,
The Waterloo Catholic District School Board has reviewed the subject application and has
no comments to add.
Thankyou.
Kind regards,
Isabelle Lung Ler I Planning Technician
P 519-578-3677 x 2355 1 c sIt).c
Page 128 of 167
Staff Report
J
IKgc.;i' r� R
Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
PREPARED BY: Rosa Bustamante, Director of Planning and Housing Policy / City
Planner, 519-783-8929
Natalie Goss, Manager Policy & Research, 519-783-8933
Janine Oosterveld, Manager Customer Experience & Project
Management, 519-783-8942
Garett Stevenson, Director of Development and Housing Approvals,
519-783-8922
WARD(S) INVOLVED: All
DATE OF REPORT: August 21, 2025
REPORT NO.: DSD -2025-364
SUBJECT: Quarterly Report (Q3) - Planning and Housing Policy Division &
Development and Housing Approvals Division - Significant
Planning Applications, Policy Projects, Affordable Housing
Projects, and Housing Pledge Update
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
The purpose of this report is to provide an update on significant development applications, policy
projects, affordable housing projects and significant projects to streamline and remove barriers
as well as the City's housing pledge update. Not all work that is currently being undertaken by
the Planning and Housing Policy, and Development and Housing Approvals Divisions is
captured in this report, rather a snapshot of significant work is captured.
Planning staff provide a quarterly update report every March, June, September, and December
of each year of all current significant development applications. It is important to be providing
greater transparency on significant development applications with the community and Council.
The key findings of this report include:
o Since signing the Housing Pledge in March 2023, Kitchener Council has approved
Official Plan Amendment and/or Zoning By-law Amendment applications for projects
which propose 16,141 dwelling units (46.1% of housing pledge), Planning staff have
issued final site plan approval for 5,362 dwelling units and building staff have issued
building permits for 6,985 dwelling units.
o Six initiatives associated with the Housing Accelerator Fund (HAF) have received a
Council decision: Growing Together West and Growing Together East, Inclusionary
Zoning, Enabling 4 Units, the Affordable Rental and Co-op Housing Incentives Pilot
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 129 of 167
Program, and endorsement of the land transaction to donate a City -owned parcel at
River Road and Ottawa Street North for affordable owner -occupied units. The City
has also acquired land in the downtown to construct a mixed use site with a fire station
and a residential component. In June, 2025, the City completed a Housing Needs
Assessment which is one of the HAF initiatives and a requirement of the HAF
program. The remaining initiatives are underway with various milestones anticipated
over the coming months. The City is currently developing an Affordable Housing
Community Improvement Plan that will bring a range of affordable and missing -middle
housing types to the housing market by surmounting the financial barriers that stand
in the way of financial feasibility.
o The Affordable Rental and Co-op Housing Incentives Pilot Program has awarded
$2.06 million in funding among eight projects to date.
o Extensive work continues to streamline development approvals, meet provincially
mandated timelines and support excellent customer service with the current priority
as site plan folder updates and preparation for the public portal.
There are no financial implications with this report.
Community engagement is undertaken for each development application and project, which
varies for each.
• This report supports the delivery of core services.
REPORT:
Since December of 2021, Planning staff have provided a quarterly update report every March, June,
September, and December of all current significant development applications. This report, and future
quarterly reports, include the following:
• Progress and next steps for Kitchener's Housing Accelerator Fund initiatives;
• Progress and next steps for major planning policy projects;
• A summary of development applications that include affordable housing;
• Updates on significant initiatives to remove barriers and streamline processes to support the
development of housing;
• Housing Pledge reporting - Development application data required to be reported under a
new Provincial regulation — Ontario Regulation 73/23 — Municipal Planning Data Reporting.
It is important to be providing greater transparency on significant development applications with the
community and Council. Attached to this report, the Significant Planning Applications Quarterly
Report provides a summary of the current Planning applications under review at the time of the
preparation of this report (Attachment A).
The current significant development applications section includes Subdivision, Official Plan
Amendment, and Zoning By-law Amendments that have not received final approval. These are the
bulk of the applications that Planning staff consult with the community on an application specific
basis. Significant development applications include property specific proposals as well as new
greenfield communities (subdivisions). Additional details on the development applications can be
found using the online mapping tool available at www.kitchener.ca/planningapplications.
Kitchener's Housing Accelerator Fund Initiatives
In November 2023 Kitchener was awarded $42.4 million, payable in 4 annual installments, as part
of the Federal government's Housing Accelerator Fund to help deliver more affordable housing in
our community. An additional initiative was approved by the Federal Government in March 2025
awarding Kitchener an additional $4.24 million.
Ten action plan initiatives are part of Kitchener's Housing Accelerator Fund and they include the
delivery of:
Page 130 of 167
• Growing Together West: planning framework updates in Kitchener's western protected
major transit station areas;
• Growing Together East: planning framework updates in Kitchener's eastern protected
major transit station areas;
• Growing Together West Inclusionary Zoning;
• Affordable Housing Construction Offset on City -Owned Lands Incentive
• Not -for -Profit Affordable Rental and Co-op Housing Incentive Pilot;
• Enabling 4 Units — additional dwelling unit implementation;
• Strategic land acquisition and supporting infrastructure;
• A climate adaptation plan as an input into Kitchener's new Official Plan;
• A housing needs assessment; and,
• Affordable Housing Community Improvement Plan
Attachment B provides a description of each initiative, status, next steps and target completion.
Major Planning Projects
There are currently 10 planning projects underway or that have been recently completed spanning
a wide range of topics. These include:
• High Performance Development Standards
• Housing for All implementation/ Housing for All 2.0
• Kitchener 2051 - New Official Plan
• Review of Provincial legislation, policies and plans
• Tree Conservation Tools Review
• Urban Design Manual Review
• Growing Together (Major Transit Station Area) Planning Framework review — East MTSAs
• Inclusionary Zoning
• Dundee Secondary Plan
Attachment C provides a description of each project, status, next steps, and target completion.
Development Applications — Affordable Housing
With a strong focus on the housing crisis, this report also includes a summary of the 2025 current
projects that include affordable housing, that are either under review, have received approvals this
year to start construction or are under construction. To address provincial directives, streamline
development approvals and support excellent customer service, the report also provides an update
on significant process improvements underway in 2025 (Attachment D).
Housing Pledge Reporting
As part of the More Homes for Everyone Act, 2022 (Bill 109), the Planning Act was amended to give
the Minister of Municipal Affairs and Housing the authority to require municipalities to report
information on planning matters (Section 64). On April 6 2023, the Province implemented Ontario
Regulation 73/23 - Municipal Planning Data Reporting requiring Ontario's largest and fastest-
growing municipalities, which includes the City of Kitchener, to report development application
information on a quarterly basis (as per Schedule 2 of the regulation) and additional information on
an annual basis (as per Schedule 3 of the regulation). In January 2025, the province amended
Ontario Regulation 73/23 introducing new reporting requirements, including a new quarterly
summary report (as per Schedule 4 of the regulation) which is required to be posted and maintained
on a municipality's website for five years.
The City's quarterly report data includes the following development application types:
• Official Plan Amendments,
• Zoning By-law Amendments,
Page 131 of 167
• Site Plan Applications,
• Minor Variances,
• Land Severances (Consents),
• Plan of Subdivisions,
• Plan of Condominiums,
• Community Infrastructure and Housing Accelerator Orders, and
• Minister's Zoning Orders
The report data must include the following:
• application identifiers (application ID and address);
• application details, as applicable (date application submitted, date application deemed
complete, application status, date of withdrawal, date of decision, date of adoption/passing,
date of registration, number of suggested future residential units/lots);
• heritage information for the subject property as applicable (listed under section 27 (3) of the
Ontario Heritage Act, designated to be of cultural heritage value or interest, subject to
easement or covenant under Section 37 of the Ontario Heritage Act, within a heritage
conservation district area); and,
• appeal information if applicable (third party appeal, type of appeal, date of appeal, date of
appeal decision).
The data gathered by the Province is being used to measure progress towards various Housing
Supply Action Plan commitments and will also provide the information needed to support informed,
evidence -based decisions around housing and planning policy. The regulation also complements
the Province's initiative of developing standards and achieving consistency for exchange of data
required for development applications.
The City of Kitchener has submitted quarterly development application data to the Province since
June 2023. The Q2 2025 quarterly planning data report to the Province is attached to this report
(Attachment E).
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
Council / Committee meeting.
CONSULT — Significant development application specific engagements are undertaken for Official
Plan Amendment, Zoning By-law, and Subdivision applications. Engagement includes mailing
postcards to property owners and occupants of all buildings within 240 metres of the subject lands,
publishing a newspaper notice when the application is first circulated and when the statutory public
meeting is scheduled, as well as informal community meetings including Neighbourhood Meetings
and/or site walks. A large plain language sign is also posted on the property.
Page 132 of 167
For planning policy projects, community engagement plans are developed and implemented to
ensure fulsome, tailored engagement occurs early and throughout each project at a level
commensurate with the scope of the project.
PREVIOUS REPORTS/AUTHORITIES:
There are no previous reports/authorities related to this matter.
APPROVED BY: Justin Readman — General Manager, Development Services
ATTACHMENTS:
Attachment A — Significant Planning Applications Quarterly Report (Q3 2025)
Attachment B — Housing Accelerator Fund Projects (Q3 2025)
Attachment C — Significant Planning Projects (Q3 2025)
Attachment D — Affordable Housing and Significant Streamlining Projects (Q3 2025)
Attachment E — Provincial O. Reg 73/23 Q2 2025 Quarterly Planning Data Report
Page 133 of 167
Attachment A — Significant Planning Applications Quarterly Report (Q3 2025)
Current Significant Development Applications
Subdivision (SA), Official Plan Amendment (OPA), Zoning By-law Amendment (ZBA)
WARD 1
26 STANLEY AVENUE & 31 SCHWEITZER STREET
Proposal: A Draft Plan of Vacant Land Condominium to develop the vacant lands containing 62 semi-
detached and 51 townhouse dwelling units. Each dwelling unit area will have a garage and driveway and there
are 47 surface visitor parking spaces. Surface parking, amenity area, and private roadway comprise the
common element areas.
File Number: 30CDM-24215 Description: A vacant land plan of condominium consisting of semi-
detached and townhouse dwellings.
Application Type: CD Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA21/19/S/BB Description: To rezone the lands from R-4 and R-5 in By-law 85-1 to
RES -5 in By-law 2019-051.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Brian Bateman Neighbourhood Meeting Date: May 31, 2022. October 15, 2024
Owner: Newo Holdings Limited Applicant: GSP Group Inc.
Update Since Last Quarterly Report: The subdivision application was withdrawn and a vacant land plan of
condominium is now proposed. A second Neighbourhood Meeting was held on October 15, 2024 outlining the
revised proposal. Planning Staff and the Applicant are considering input provided at the Neighbourhood
Meeting.
1014 VICTORIA ST N
Proposal: The existing building (former Home Hardware) is proposed to be modified to accommodate a
funeral home and crematorium use.
File Number: ZBA25/012/V/ES
Description: A zoning by-law amendment is proposed to add the
crematorium as a permitted use.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider
Neighbourhood Meeting Date: TBD
Owner: Erb & Good Family Funeral
Applicant: MHBC PLANNING LTD
Home Limited
Update Since Last Quarterly Report: This application has been circulated and Planning staff are accepting
and reviewing comments.
Page 134 of 167
WARD 3
808 & 836 COURTLAND AVE E
Proposal: A mixed-use development containing 3 high-rise residential towers (22, 27 and 30 storeys),
situated on a shared podium (977 dwelling units). The podium contains commercial uses (532.1 m2). 509
parking spaces and 733 bicycle parking spaces are proposed.
File Number: OPA24/011/C/AP Description: The Official Plan Amendment is proposing the change
the land use designation from Commercial and General Industrial
Employment to High Density Residential with a Site Specific Policy
to permit a Floor Space Ratio of 7.0.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA24/023/C/AP Description: The Zoning By-law Amendment proposes to change the
zoning from C-6, 1 R, 73R, 76U & M-2, 29R (By-law 85-1) to RES -7
with a Site Specific Provision to permit restaurant and retail use,
reduce certain setbacks, allow a Floor Space Ratio of 7.0, increase
the maximum building height to 102.6 metres / 30 storeys, and add
certain design -related regulations (By-law 2019-051).
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: October 23, 2024
Owner: 808 Courtland GP Inc. Applicant: Zehr Group
Update Since Last Quarterly Report: This application has been circulated and Planning staff are resolving
comments with the Ministry of Transportation related to transportation.
Page 135 of 167
WARD 4
1388 NEW DUNDEE RD
Proposal: The proposal is to increase the maximum permitted density of the subject lands through a site-
specific Official Plan Amendment and Zoning Bylaw Amendment. The requests specifically apply to maximum
height and floor space ratio permissions. The amendments apply to 12 parcels of land within the Stauffer
Woods/Harvest Park subdivision (30T-08203).
File Number: OPA25/002/N/ES Description: To change the land use designated to Medium Rise
Residential for Stage 4, Block 95; Stage 5, Block 12; Stage 6, Block
4; Stage 6, Block 5; Stage 9, Block 14; Stage 9, Block 15; and Stage
9, Block 17. To permit a maximum FSR of 2.5 and a maximum height
of 10 storeys or 32 metres for Block 5, Stage 6. To permit a maximum
floor space ratio of 4.0, a maximum building height of 68 metres for
Stage 10, Block 1 and 2. To permit educational establishments to be
permitted in accordance with Section 15.D.7 for Stage 8, Block 2.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/005/N/ES Description: To amend Site-specific provisions established through
the original zoning to be applicable to the RES -6 zone and the uses
permitted within the RES -6 zone. To amend the zoning of Stage 6,
Block 5 from RES -5 to RES -6 site-specific provisions to permit an
FSR of 2.5 and a height of 10 -storeys. To amend the zoning of Stage
9, Block 16 by adding new site-specific provisions to permit an FSR
of 1.0. To amend the zoning of Stage 10, Blocks 1 and 2 only by
adding site-specific provisions to permit a maximum FSR of 4.0, a
maximum height of 68 metres or 22 -storeys, and establish a
minimum non-residential gross floor area proportionate to the
number of dwelling units provided. This minimum rate would be
calculated as 1 square metre of non-residential gross floor area per
multiple dwelling unit where fewer than 1,000 multiple dwelling units
are proposed, and 2 square metres of non-residential gross floor area
per multiple dwelling unit where 1,000 or more multiple dwelling units
are proposed. The existing maximum gross floor area of 3,250
square metres would remain. To amend the zoning of Stage 8, Block
to add site-specific provision to permit Daycare Facilities, and
Elementary Schools.
In August 2025, a requested was received to amend Zoning Bylaw
Amendment Application ZBA25/005/N/ES to seek permissions in
Stage 6 to permit a maximum of six (6) attached dwelling units (street
townhouse dwellings) for Block 1 (four blocks of six units, 24 units
total), Bock 2 (two blocks of six units, one block of five units, and one
block of four units, 21 units total), and Block 3 (two blocks of six units
and one block of four units, 16 units total). The request also proposed
a reduced exterior lot width for street townhouse dwellings of 8.1
metres, rather than 10.0 metres.
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Eric Schneider Neighbourhood Meeting Date: April 16, 2025
Owner: Activa Holdings Inc. Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This is a new application and is under review. Detailed engineering review
is ongoing to determined servicing implications of the proposed amendments.
Page 136 of 167
WARD 5
ROCKCLIFFE DR FREURE SOUTH
Proposal: A new community with 471
new residential units including single detached, street townhouses &
multiple dwellings. Parkland open sace & stormwater management facilities are also proposed.
File Number: OP16/001/R/KA
Description: To change the designation of the easterly portion of land
to high rise residential, designate a future park area as open space,
and to adjust the limits of wooded areas designated as open space.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZC16/009/R/KA
Description: To change the zoning from Restricted Business Park (13-
2) to residential and natural heritage conservation zones.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-16201
Description: The plan of subdivision includes single detached, street
townhouses & multiple dwellings along with parkland open space &
stormwater management facilities.
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: TBD
Owner: FREURE DEVELOPMENTS
Applicant: MHBC PLANNING LTD
LIMITED
Update Since Last Quarter) Report: No update. Archeological assessment work continues.
Page 137 of 167
1340 FISCHER HALLMAN ROAD
Proposal: The proposal is to develop the lands with a mixed-use development consisting of office, commercial
and multiple residential uses.
File Number: OPA25/003/F/TS
Description: To amend the Official Plan to permit an increase in
maximum height to 22 storeys.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/006/F/TS
Description: Amendments to the Zoning By-law are proposed to
change the zoning from `Restricted Business Park Zone' (B-2) with
Special Use Provision 221 U, to `Mixed Use Three' (MIX -3), `Medium
Rise Residential Six Zone' (RES -6), `Recreation' (OSR-1) and `Open
Space: Stormwater Management' (OSR-3).
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: 30T-25201
Description: The proposal is to develop the lands with a mixed-use
development consisting of office, commercial and multiple residential
uses. The following blocks are proposed within the Subdivision:
Block 1 — Multiple Residential (3.244 ha) — 194-648 units
Block 2 — Mixed Use (1.367 ha) — 136-546 Units
Block 3 — Mixed Use (1.624 ha) — 162-649 Units
Block 4 — Mixed Use (1.729 ha) — 172-691 Units
Block 5 — Mixed Use (0.450 ha) — 45-180 Units
Block 6 — Park (0.662 ha)
Block 7 — Stormwater Management Facility (1.254 ha)
Block 8 — Open Space (0.050 ha)
Block 9 — 0.3m Reserve 0.002 ha
Application Type: SA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Tim Se ler
Neighbourhood Meeting Date: April 23, 2025
Owner: Activa Holdings Inc.
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: This is a new application and is under review.
Page 138 of 167
WARD 9
50 BORDEN AVE S
Proposal: a mixed-use development consisting of two towers (57 storeys and 51 storeys in height) having
1,224 dwelling units and 7,240 m2 of commercial and institutional space.
File Number: OPA23/004/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA22/008/B/KA
Description: Site-specific regulations propose a Floor Space Ratio
(FSR) of 16. 1, a reduced rear yard setback, and a parking reduction
to permit 618 parking spaces
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Katie Anderl
Neighbourhood Meeting Date: June 6, 2023
Owner: Woodhouse Investments Inc
Applicant: IBI Group
Update Since Last Quarterly Report: No update. This application has been circulated and Planning staff are
accepting and reviewing comments.
Page 139 of 167
WARD 10
22 WEBER ST W
Proposal: A 19 -storey multiple residential building with 162 units, including 25 barrier free units. A total of 24
parking spaces are proposed at grade.
File Number: OPA20/005/W/JVW
Description: The applicant is now proposing to amend the
designation to High Density Commercial Residential with a Special
Policy Area in order to permit a floor space ratio FSR of 7.8.
Application Type: OPA
Status: Under appeal
File Number: ZBA20/013/W/JVW
Description: The subject lands are currently zoned Commercial
Residential Three (CR -3) in Zoning By-law 85-1. The applicant is
proposing the same base zone with site specific special regulations
to permit; an increase in height to 19 storeys, an increase in Floor
Space Ratio to 7.8, To require a minimum ground floor fagade height
of 4.5m, to reduce the required minimum landscaped area required
from 10% to 8%, to reduce front and rear yard setbacks, and to
reduce the required on-site parking to 24 spaces, including 8 visitor
parking spaces.
Application Type: ZBA
Status: Under appeal
Staff Contact: Garett Stevenson
Neighbourhood Meeting Date: Sept. 8, 2021 & March 3, 2022.
Owner: 30 DUKE STREET LIMITED
Applicant: MHBC PLANNING LTD
Update Since Last Quarterly Report: An Ontario land Tribunal hearing was held April 22 — May 2, 2025 and
staff are awaiting a final decision.
20 VICTORIA MARIE COURT VICTORIA COMMON
Proposal: The final phase of the `Victoria Common' development, consisting of 3 towers, with building heights
of 21, 33, and 35 storeys (maximum 110m). The proposal would add approximately 1,151 dwelling units,
ranging from studios to 3 -bedroom units. A Floor Space Ratio of 5.21 is proposed for the subject lands, which
would result in 2.0 FSR for the overall development. An outdoor, linear amenity space of approximately
1,737m2 is proposed, along with 1,747m2 of indoor amenity space across the subject lands. Predominantly
underground parking is proposed.
File Number: OPA25/001/V/AP Description: To amend the existing Specific Policy Area that applies
to the subject lands.
Application Type: OPA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: Description: To amend the existing Site Specific Provision that
applies to the subject lands
Application Type: ZBA Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Andrew Pinnell Neighbourhood Meeting Date: March 25, 2025
Owner: i2 Developments (Victoria Applicant: MHBC PLANNING LTD
Common) Inc.
Update Since Last Quarterly Report: A neighbourhood information meeting was held on March 25, 2025. A
revised submission is anticipated and a second neighbourhood information meeting to be held prior to Council
consideration of the this application.
Page 140 of 167
WARD 10 — NEW APPLICATION
5 HILL STREET
Proposal:
File Number: OPA25/007/H/TS
Description: The Application seeks a site-specific Official Plan
Amendment to redesignate the Site to High Rise Residential with a
Site -Specific Policy to permit a maximum Floor Spare Ratio of 6.1.
Application Type: OPA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
File Number: ZBA25/015/H/TS
Description: The Application seeks a Zoning By-law Amendment to
rezone the Site to a Site -Specific High Rise Residential Seven in
Zoning By-law 2019-051 with Site -Specific Provisions to increase the
maximum Floor Space Ratio to 6.1, to increase the Maximum
Building Height to 120.4 metres, to reduce the outdoor amenity area
to permit 8,650.0 square metres, and to permit an on-site parking rate
of 0.9 spaces per unit and 0.094 spaces per unit for visitor parking.
Application Type: ZBA
Status: This application has been circulated and Planning staff are
accepting and reviewing comments.
Staff Contact: Tim Seyler
Neighbourhood Meeting Date: June 30, 2025
Owner: Hogg Fuel and Supply LTD.
Applicant: GSP Group Inc.
Update Since Last Quarterly Report: A neighbourhood information meeting was held on March 25, 2025. This
application has been circulated and Planning staff are accepting and reviewing comments.
Page 141 of 167
Attachment B — Housing Accelerator Fund Projects
Current Housing Accelerator Fund Projects Quarter 3, 2025 Update
CITY-WIDE
Affordable Housing Construction Offset on City -owned Lands
Description: This initiative involves looking for new opportunities to provide lands for below-market rental and
ownership housing and working directly with affordable housing providers to access the lands and collaborate
on the delivery of affordable or supportive
housing projects.
Current Status:
In April 2024, Council agreed to donate a property at 1035 Ottawa St
IN PROGRESS
to be used as part of the Build Now Initiative and achieve at least 63
launched in June 2024. The first 8 projects have been approved
units for affordable home ownership.
totalling 206 units, with $2.06M now allocated. Staff hosted a webinar
In late 2024, Council agreed to lease a parcel of land on Wellington
in June to raise awareness of the program to ensure continued
Street to a non-profit housing provider.
Next Steps:
Staff plan to bring a report to Council on the land lease decision in
There is currently 1 application in progress.
032025.
Project Lead:
Target Completion: 2026
Rosa Bustamante — Director of
Planning and Housing Policy
Affordable Rental & Co-op Housing
Incentive Pilot Program
Description: With the support of Kitchener's Housing Accelerator Fund, this project aims to establish a
financial incentives pilot program to
assist with the predevelopment costs of building new not-for-profit
affordable rental and co-op housing units.
Current Status:
In April 2024, Council approved this grant program which formally
IN PROGRESS
launched in June 2024. The first 8 projects have been approved
totalling 206 units, with $2.06M now allocated. Staff hosted a webinar
in June to raise awareness of the program to ensure continued
uptake for the program.
Next Steps.
There is currently 1 application in progress.
Project Lead:
Target Completion:
Oluseyi Ojurongbe — Project Manager
Q3 2026 Conclusion of the pilot program
Enabling 4 Units
Description: In response to Council's motion at the October 16, 2023 Council meeting, staff are undertaking
a review of zoning bylaw amendments that would enable up to four units on a lot which currently permit a
single detached, semi-detached or street fronting townhouse dwelling for a Council decision in Q1 2024.
Current Status: On March 25, 2024, Council approved an Official Plan amendment
COMPLETE and Zoning By-law amendment to enable 4 units as -of -right city-
wide which is now in effect. With the support of the Housing
Accelerator Fund, a staff working team undertook an
implementation strategy that included streamlining processes, and
fall education and awareness campaign that included a Guide to
Addition Dwelling Units coupled with a social media campaign,
information webinars and a pop-up Planning and Building service
counter at the Kitchener Farmers Market. The Guide and webinar
are available on the City's website: „Iklitclrieirieir..ca/Alf'.)Us
Next Steps: This project is now complete. Staff will continue to monitor building
permit applications and seek ways to support uptake of these units
through streamlining processes and public education and
awareness.
Project Lead: Completed in Q3 2024(including post -decision implementation
Page 142 of 167
Enabling 4 Units
Katie Anderl — Project Manager
Strategic Land Acquisition and Supporting Infrastructure
Description: This initiative will involve acquiring lands for the purposes of affordable housing development
with a focus on lands within the major transit station areas and working with affordable housing provides to
collaborate on the delivery of affordable housing and necessary related community infrastructure.
Current Status: Staff are reviewing potential opportunity sites that would satisfy the
IN PROGRESS criteria for affordable housing projects.
Next Steps: Staff continue to explore potential land acquisition opportunities.
Project Lead: Target Completion: Ongoing
Rosa Bustamante — Director of
Planning and Housing Policy
Climate Adaptation Plan
Description: This initiative includes
Description: This initiative includes the development of a climate adaptation plan that will be used in the short
term to inform land use policy updates for the next Official Plan.
Current Status:
As part of the Official Plan project, the consultants have completed
IN PROGRESS
the background study.
Next Steps:
The background study will be used to inform climate adaptation
2025.
policies for Kitchener's new Official Plan.
Project Lead:
Target Completion: Q2 2026
Janine Oosterveld — Manager,
Oluseyi Ojurongbe — Project Manager
Customer Experience and Project
Project Lead:
Management
Lucas Van Meer -Mass — Senior
Housing Needs Assessment
Description: This initiative includes
Description: This initiative includes the preparation of a Housing Needs Assessment for the City of Kitchener
which will be used to inform housing
-related initiatives and land use policy updates for the next Official Plan.
Current Status:
The Housing Needs Assessment is nearing completion and is
COMPLETE
targeted to be available on the Kitchener 2051 engage page in June
Next Steps:
2025.
Next Steps:
The Housing Needs Assessment will be used to inform housing
Project Leads:
policies for Kitchener's new Official Plan as well as Housing for All
Oluseyi Ojurongbe — Project Manager
2.0. The Housing Needs Assessment was completed in June 2025.
Project Lead:
Completed in Q2 2025
Lucas Van Meer -Mass — Senior
Planner(Housing)
Affordable Housing Community Improvement Plan new initiative
Description: This initiative includes
the preparation of a Community Improvement Plan for the City of
Kitchener that will bring a range of affordable and missing -middle housing types to the housing market by
surmounting the financial barriers that stand in the way of financial feasibility.
Current Status:
Program options are currently being evaluated and engagement
IN PROGRESS
planning initiated.
Next Steps:
Staff will be preparing a draft program to prepare for formal public
engagement in the fall.
Project Leads:
Target Completion: Q4 2026
Oluseyi Ojurongbe — Project Manager
(Planning)
Elyssa Pompa - Planner
WARD 1 — There are no Ward 1 specific projects at this time.
Page 143 of 167
WARD 2 — There are no Ward 2 specific projects at this time.
WARD 3
Growing Together East Major Transit Station Area Planning Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major
Transit Station Areas.
Current Status:
On May 5` Council approved Official Plan and Zoning By-law
COMPLETE
amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued and the appeal period is ongoing.
Next Steps.
None.
Project Lead:
COMPLETE
Adam Clark — Senior Urban Designer
(Architecture & Urban Form)
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessment to inform potential refinements on specific inclusionary
zoning parameter.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Elyssa Pompa - Planner beyond HAF initiative)
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
WARD 4 — There are no Ward 1 specific projects at this time.
WARD 5 — There are no Ward 2 specific projects at this time.
WARD 6 — There are no Ward 1 specific projects at this time.
WARD 7 — There are no Ward 2 specific projects at this time.
WARD 8 — There are no Ward 1 specific projects at this time.
WARDS 9 & 10 — The Growing Together West initiative was completed in March 2024.
Page 144 of 167
Attachment C — Significant Planning Projects (Q3 2025)
CITY WIDE
High Performance Development Standards
Description: Establish a harmonized high performance development standard for new development,
partnering with municipalities in Waterloo Region, under the leadership of WR Community Energy.
Current Status: ONGOING Staff are currently evaluating the implications of Bill 17 on the project.
Next Steps. See above.
Project Lead: Target Completion: 2025
Janine Oosterveld, Manager
Customer Experience & Project
Management
Housing for All Implementation/Housing for All 2.0
Description: Kitchener Housing for All Strategy was approved in 2020 and identifies actions for the City to
address homelessness and housing issues in Kitchener.
Current Status: ONGOING The 2025 Housing Needs Assessment is complete and being used
to inform new Official Plan policies and the next iteration of Housing
for All (Housing for All 2.0). Early work on Housing for All 2.0 has
commenced. Based on Council's direction in June 2025, Housing for
All 2.0 will included continued relationship building and preparation
of education materials in the space of evictions.
Next Steps. Continued advancement of Housing for All 2.0.
Project Lead: Target Completion: 2025+ for Housing for All implementation.
Lucas Van Meer -Maas
Partial Housing Accelerator Fund Initiative - Kitchener 2051 - New Official Plan
Description: A comprehensive review of Kitchener's Official Plan to, among other things, align with changes
in Provincial legislation, policies, and plans and the Region of Waterloo's Official Plan Amendment No. 6.
Current Status: All the technical supporting studies for the new Official Plan have
ONGOING been completed. Consultation on approaches to growth, big ideas
and draft policy directions occurred throughout the spring. Dialogue
has continued with Indigenous rights holders. A preferred approach
to growth was endorsed by Council to continue to advance the next
stages of Kitchener 2051.
Next Steps: . Engagement on a draft new Official Plan.
• Continued dialogue with Indigenous rights holders.
• Continuation of a speaker's series.
Project Lead: Target Completion: 2026
Tim Donegani — Senior Planner
John Zunic — Senior Planner
Provincial legislation, policies, plans review
Description: A significant number of Provincial legislative and policy changes have occurred throughout 2022
and 2023. The Planning Division has formally added this review to their workplan due to the significant time
and resources that have been required to review changes and provide comments.
Current Status: ONGOING Proposed updates to the "Projection Methodology Guideline" that
supports the implementation of the Provincial Planning Statement
was released on August 12 for comment. Staff are currently
reviewing this technical guidance document.
Project Lead: Target Completion: N/A
Planning Management Team
Page 145 of 167
Tree Conservation Tools Review — Phase 2
Description: With Council's approval of Kitchener's tree canopy target in January 2022, Council directed staff
to review existing tree conversation processes within the City to explore opportunities for strengthened
measures. This work includes a review of Kitchener's Tree Bylaw and Tree Conservation Bylaw, tree planting
requirements within the Development Manual, and Tree Management Policy.
Current Status: Updates on Kitchener's Public Tree By-law are now in effect. Staff
ONGOING continue to review the tree conservation tools that can and do apply
to private properties.
Next Steps: Conversations with the community and collaborators about the tools
available to and currently used by Kitchener are planned for Q3/Q4
2025. Updates to private tree tools is expected to be presented to
Council in Q4 2025 or early 2026.
Project Leads: Target Completion: 2025/2026
Carrie Musselman/Barbara Steiner —
Senior Environmental Planner
Urban Design Manual Review — Part C
Description: A comprehensive
review of Kitchener's Urban Design Manual which has been occurring in
phases. The last phase was approved
in 2019. Final phase includes the urban design standards Part C).
Current Status: PAUSED
Internal review of existing standards to understand opportunities for
COMPLETE
improvement.
Next Steps:
Draft updates to urban design standards and stakeholder
engagement.
Project Lead:
Target Completion: Post Kitchener 2051
TBD
decision.
WARD 1 — There are no Ward 1 specific projects at this time.
WARD 2 — There are no Ward 2 specific projects at this time.
WARD 3
Housing Accelerator Fund Initiative - Growing Together East (Major Transit Station Area) Planning
Framework Review
Description: Comprehensive review and update of land use, zoning, and urban design guidelines for the
Block Line, Fairway, and S ortsworld Major Transit Station Areas.
Current Status:
On May 5` Council approved Official Plan and Zoning By-law
COMPLETE
amendments to update land use and zoning for Kitchener's Block
Line, Fairway, and Sportsworld PMTSAs. A notice of decision was
issued on the zoning by-law amendment. One appeal was received.
The Official Plan amendment is currently with the Province for
decision.
Next Steps:
Providing support as needed to the Province for a decision on the
Official Plan amendment.
Project Lead:
COMPLETE
Adam Clark — Senior Urban Designer
Architecture & Urban Form
Page 146 of 167
Housing Accelerator Fund Initiative - Inclusionary Zoning*
Description: Inclusionary Zoning can be used to require new, multi -unit housing developments to include
affordable units. The Region, Kitchener, Waterloo, and Cambridge are coordinating their approach to
implementing inclusionary zoning within MTSAs. A portion of this work is being funded through the Provincial
Streamline Development Approvals Funding. This work is being coordinated with Growing Together.
Current Status: Staff are in the preliminary stages of an updated economic
IN PROGRESS assessment, with the support of consultants, to inform potential
refinements onspecific inclusionary zoning parameters.
Next Steps. A report to Council is targeted for December 2025.
Project Leads: Target Completion: Q4, 2025 (report back per Council's direction
Elyssa Pompa - Planner beyond HAF initiative)
*This initiative also applies to the Protected Major Transit Station Areas in Wards 9 and 10
WARD 4 and WARD 5
Dundee Secondary Plan
Description: Development of a
new secondary plan (land use, transportation, natural heritage system,
complete community) for lands in south-west Kitchener. The project will also fulfill the requirements for an
environmental assessment and will recommend infrastructure to service the area.
Current Status: ONGOING
The land use scenarios are being evaluated and a preferred
alternative selected that will inform the drafting of a Dundee
Secondary Plan.
Next Steps:
• Continued dialogue with Indigenous rights holders.
• Community conversations on a preferred land use scenario
• Continued Secondary Plan drafting
Project Leads:
Target Completion: Q1 2026
Carrie Musselman — Senior
Environmental Planner
Gaurang Khandelwal — Planner
(Policy)
WARD 6 — There are no Ward 6 specific projects at this time.
WARD 7 — There are no Ward 7 specific projects at this time.
WARD 8 — There are no Ward 8 specific projects at this time.
WARD 9 — There are no Ward 9 specific projects at this time.
WARD 10 — There are no Ward 10 specific projects at this time.
Page 147 of 167
Attachment D — Affordable Housing and Projects to Streamline Approvals (Q3 2025)
2025 Active Affordable Housing Development Status
Address and
Total Units
Affordable
Status
City incentives
applicant
Units
83-97 Victoria St N,
44
44
Under construction
Project manager
The Working Centre
Planning and building
application fees waived
82 Wilson Ave,
123
32 (net
Under construction
Planning and building
Region of Waterloo
(existing)
increase)
application fees waived
49 Queen St N,
41
41
Under construction
Planning and building
Indwell Community
application fees waived
Homes and St. Peter's
Lutheran Church
137 Queen St S,
57
21
Clearing conditions of
Project manager
St Paul's Lutheran
site plan approval,
Planning and building
Church
shoring permit issued,
application fees waived
Committee of
Adjustment application
approved
210 Duke St E,
100
40
Under construction
Project manager
Knossos Housing
Planning and building
a lication fees waived
47 Charles St. E
172
172
Under construction
Project manager
House of Friendship
Planning and building
application fees waived;
NFP Affordable Rental
and Co-op Housing
Incentive
15-105 Mooregate
378
378
Clearing conditions of
Project manager
Cres
site plan approval,
Planning and building
Region of Waterloo
Committee of
application fees waived
Adjustment application
approved
878 Frederick St
18
18
Under construction
Planning and building
KW Habilitation
application fees waived;
Services
NFP Affordable Rental
and Co-op Housing
Incentive
59 Franklin St N
55
22
Site Plan approval
NFP Affordable Rental
Eleven Housing Corp.
granted, building permit
and Co-op Housing
pending
Incentive
667 Victoria St S
30
30
Site Plan application
Project manager
Thresholds Homes and
conditional approval —
Planning and building
Supports
clearing conditions,
application fees waived;
committee of
NFP Affordable Rental
adjustment application
and Co-op Housing
approved
Incentive
1035 Ottawa St N
71
71
Committee of
Project manager, HAF
Habitat for Humanity
Adjustment application
City property donation
approved
887 Frederick St
20
20
Site Plan conditional
Project manager
Beyond Housing
approval granted,
Planning and building
clearing conditions of
application fees waived;
Page 148 of 167
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Review module to allow external agencies to provide comments and sign -offs under development.
Next Steps:
Final phase with public portal integration to be completed in 2025.
Project Lead: Tanya Roberts, Project Manager (Planning)
Completion date: Q4 2025
Page 149 of 167
approval, committee of
NFP Affordable Rental
adjustment application
and Co-op Housing
approved
Incentive
132 Fairway Road N
26
26
Official Plan and Zoning
Project manager
Eleven Housing Corp.
Bylaw Amendment
Planning and building
recommended for
application fees waived;
approval by PSIC, Site
NFP Affordable Rental
Plan application under
and Co-op Housing
review
Incentive
475 Lancaster St W,
3
3
Site plan under review
Planning and building
Union Community
to add 3 affordable units
application fees waived;
Housing
to the existing housing
NFP Affordable Rental
complex
and Co-op Housing
Incentive
Total New Units:
1,015
918
Projects to Streamline Development Approvals
Site Plan folder updates
Description: Updating the file management software (AMANDA) for site plan applications to continue
process improvements and prepare for the public portal which will allow applicants to submit applications,
make payment and monitor progress.
Current Status: Underway
Review module to allow external agencies to provide comments and sign -offs under development.
Next Steps:
Final phase with public portal integration to be completed in 2025.
Project Lead: Tanya Roberts, Project Manager (Planning)
Completion date: Q4 2025
Page 149 of 167
ti
c0
0
0
LO
a�
c�
lo
_ - ( \I(„
(\\\\/\\\((\(\\j(}\\}\(((\)\\\(\\(/ \\
\\\ \ \ \ \\\\\\\\\\\\\\\\\\\j\jj............ jj
I -
Q0
0
N
LO
I
D
_
�
\\ \ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \\\\\\\\\\\\\\
\{ }}\}}\)}\}\}}}}}})}\}}}}}}}}}}}}}\\}}\}\)\))\\})(}}\}\}\}\}\}}}\
LLZ i73Ze 2:z 221.2 fKz:
_= n,: §.{} }/} ,:\ : ,.),:!!_ l{
;(\)\)\}\;i)}(4\\\n!§
}( \})/)(\\)(}){\\\]|}))){j(\))}}}/}\(}}|])}\j)}}\\/}(})(\\i)§
ti
c0
0
ti
LO
a�
M
n
I -
Q0
0
00
LO
I
D
_
n
\ / } \
/\ )
- _ - - f ) 2 -
\ \\ }\} \ \\\ \\\ \\\\\\ \\\\ \\ \ \ \\ \ \\ \\\\\\ \ \ \\E\\\6 E
16 Ag
\/\
'i )E
){) }_
-!§\)} _
\ \\\\\\ }\\ \\\\\}\\\\\\\\\ }\ }
\ \\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\ \\\\\\\\\\\\\\\\\\\\\
Staff Report
J
IKgc.;i' r� R
Financial Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: September 8, 2025
SUBMITTED BY: Katie Fischer, Director of Financial Reporting & ERP Solutions, 519-904-
9354
PREPARED BY: Katie Fischer, Director of Financial Reporting & ERP Solutions, 519-904-
9354
WARD(S) INVOLVED: All Wards
DATE OF REPORT: August 20, 2025
REPORT NO.: FIN -2025-372
SUBJECT: Recent Changes to Development Charges
RECOMMENDATION:
For information.
REPORT HIGHLIGHTS:
• The purpose of this report is to provide an update regarding the initial impacts to the City's
development charges (DCs) and related processes resulting from Bill 17, Protect Ontario by
Building Faster and Smarter Act, 2025.
• The key finding of this report is that the introduction of DC deferral to occupancy for all
residential developments will have significant impacts to the City's DC cashflow and revenue
forecast. Additionally, it will add additional administrative work to process, track and collect
the deferred DCs.
• The financial implications are that the deferral of collecting DCs will result in significantly
less DC revenues over the initial deferral period.
• Community engagement included posting this report to the City's website with the agenda
in advance of the council / committee meeting
• This report supports Building a Connected City Together: Focuses on
neighbourhoods; housing and ensuring secure, affordable homes; getting around
easily, sustainably and safely to the places and spaces that matter.
BACKGROUND:
Development charges are fees imposed on developments to fund growth -related capital costs.
They traditionally followed a principle that "growth pays for growth", where the financial burden
of constructing new infrastructure needed to support development and intensification is not
borne by existing taxpayers but is factored into the cost of the new development. Per the City's
most recent DC background study completed in 2022, to effectively support the growth -related
capital plan the City should collect approximately $38 million in DC revenues per year, although
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 159 of 167
actual DC collections has been less due in part to legislative discounts and exemptions in recent
years.
On May 12, 2025, the province introduced an omnibus bill, Bill 17 — Protect Ontario by Building
Faster and Smarter Act, 2025, to amend various Acts with respect to infrastructure, housing and
transit including the Development Charges Act, 1997. Bill 17 received Royal Assent on June 5,
2025. City of Kitchener staff provided comments, as outlined in Attachment A, prior to the bill
receiving royal assent.
The changes to the Development Charges Act (DCA) include:
Deferral of development charges (DCs) for residential developments to occupancy:
Previously, only rental housing developments and institutional developments were
eligible for DC deferrals (and these have only been in place since 2019 when Bill 108,
More Homes, More Choice Act, 2019 was enacted). With these changes under Bill 17,
all residential developments (ranging from single detached homes to condo -
developments) are eligible for DC deferrals payable at occupancy instead of at building
permit issuance. This new deferral comes into effect on a date yet to be named by the
Province at the time of writing this report. Rental housing developments and institutional
developments will continue to be deferred with payments occurring over 6 annual
installments beginning at occupancy (compared to non -rentals which are payable in full
at occupancy), as is existing practice.
Removal of interest on deferrals / instalments: Previously, the City charged interest
at a rate of Prime + 1 % on all DC deferrals for rentals and institutional deferrals, as was
provided under the DCA. Removal of this ability results in an annual loss of revenues of
$650,000. Additionally, it is anticipated to increase the number of developers choosing
the deferral program given it acts similar to an interest-free loan, which will further impact
the City's timing of cashflows on DC revenues.
Exemption for long-term care homes: Long-term care homes are classed as
"institutional developments" and pay DCs based on the non-residential per square
footage rate; they were previously eligible for the institutional DC deferral with payments
occurring over 6 annual installments beginning at occupancy. With Bill 17, these are now
fully DC exempt, to support and incentivize the building of needed long-term care beds.
For the City of Kitchener, this results in an immediate reversal of $162,378 in DCs that
were previously in deferral for a long-term care development.
Regulation -making authority to impose limits on eligible capital costs, define local
services, and prescribe benefit -to -existing ratios, as well as standardize DC
background studies and annual reporting requirements: The stated objective is to
simplify and standardize DC -related components that can vary from one municipality to
another. No regulations have been released at present time and will be assessed if and
when they become available, as they could have a range of impacts from minimal to major
changes in terms of what can be funded from DCs.
Page 160 of 167
Simplified DC by-law amendment process: Municipalities are enabled to make
changes that only have the effect of reducing DCs without having to amend or undertake
a new background study, hold public consultations, etc.
REPORT:
The deferral of DCs for residential developments to occupancy will have major impacts to 1) the
City's cashflow critical to funding housing -enabling infrastructure, and 2) the City's administrative
functions in processing, tracking and collecting DC deferrals. The impacts of each are described
below.
Cashflow Impacts
The City anticipates a waiting period ranging from six months to two years as developments
progress from building permit issuance to occupancy stage, with minimal DC revenues collected
during this waiting period. This pause in collection on residential developments could result in a
reduction of $50-60 million in revenues over the next two years.
During this waiting period, Kitchener will still need to rely on its DC reserves to fund housing -
enabling infrastructure. Presently, Kitchener's DC reserve funds have an overall negative
balance as shown in the graph below. Prior to Bill 17, the City's negative DC reserve funds
were expected to return to a positive position within the 10 -year capital forecast period.
However, with the enactment of this Bill, the DC reserve funds are now projected to remain
negative beyond the 10 -year forecast even with an anticipated $199 million in DC -supported
debt forecasted from 2024 to 2028.
$40,000,000
5210,10100,0010
$0
($20,000,000)
($40,000,000)
($00,000,000)
,($80,000,000)
,($100,000,000)
D C R, e, s, e, im e Fw a iri d IP r oJ le ct i lo s
21025 2026: 2027 2028, 20,29 20,;':310, 2031 2032 2033 2034
F: c,i ir e ca st. IBS F..,F rir e IB Iii III III °.l 7' Forecast
Page 161 of 167
Additionally, with the elimination of interest on rental DC deferrals, the City anticipates more
rental developments will opt to defer their DCs over the 6 years following occupancy which will
further negatively impact the City's DC cashflow in the coming years. Prior to Bill 17, nearly
half of the rental housing developments that the City has had since 2019 have elected to pay
early. It is anticipated that with a 0% interest rate, most developers will opt for the deferral in
the future as it operates similar to an interest-free loan.
Within the existing DC deferral framework for rental residential developments effective since
2019, the City has experienced challenges in collecting DCs owed on the annual installments.
These payments start at the time building occupancy is granted, and therefore the City does
not have the ability to withhold a permit to ensure collection. This has resulted $4.8 million
(reflecting both the City and Regional DC portions, as the City is responsible for collecting both
DCs and property taxes on behalf of the Region) of uncollectible DCs that have now been
transferred to the associated property tax rolls to attempt collection there. Additionally, the
efforts to work towards collection from the developers on the deferrals adds to the
administrative work of staff. With the increase in deferrals anticipated, these uncollectible
balances — as well as the effort to track and attempt collection — are anticipated to increase.
DC Collections Administrative Processes
The deferral of municipal DCs to occupancy on all residential developments adds to the
administrative work associated with building permits and occupancy permits and the collection
of DCs. There are now 3 distinct collection time periods for DCs:
1) Building permit issuance:
o Education (school boards) DCs are distinct and governed separately from
municipal DCs, as part of the Education Act, R.S.O. 1990. The Province has not
modified the collection of these DCs and they remain payable at building permit
issuance for all development types.
o Non-residential DCs (i.e. commercial, industrial; with the exclusion of
institutional) remain payable at building permit issuance. Note that there can be
multi -residential developments that also include a commercial space (e.g. on the
ground floor), with the commercial component payable at building permit
issuance even while the residential component is deferred.
o Prior to 2019, all DCs were payable at building permit issuance.
2) Six annual installments beginning at occupancy:
o In 2019, the Province introduced "DC deferrals" for rental residential and
institutional developments (as well as nonprofit housing, but these were later
made fully exempt). These deferrals are payable in six equal annual installments
(over a period of 5 years) beginning at occupancy.
3) Occupancy permit, paid in full:
o With Bill 17, all remaining residential developments (i.e. not meeting the
definitional of rental housing development) are now payable in full at occupancy
permit. This is an entirely new trigger timeline associated with DCs and new
process required for collection.
Page 162 of 167
Historically, the work associated with calculating and collecting DCs has been done at building
permit issuance. The shift to DC deferrals does not move the administrative efforts away from
building permit, as the full efforts remain in place at that time to calculate, communicate, and
collect some DCs at building permit:
• The City still must coordinate DC certification with the Region of Waterloo and both the
Public and Catholic school boards at building permit application.
• The City is still required to collect education DCs and non-residential DCs at that time.
• The municipalities (City and Region) are required under financial reporting rules to
record the necessary receivable for tracking the deferred DCs.
• The City is required to communicate to the developer their deferred DC obligation and
payment terms.
DC deferral adds new administrative processes to track the receivables, communicate with
developers, issue invoices at occupancy permits (and annual installments thereafter where
applicable), and follow through on collection. Staff are working on defining new processes and
changes needed to systems to support this work. Once defined, staff resources that may be
required to administer the new DC deferral and occupancy permit processes will be handled
using temporary resources until the full impact and scope of work is well refined over time.
STRATEGIC PLAN ALIGNMENT:
This report supports Building a Connected City Together: Focuses on neighbourhoods;
housing and ensuring secure, affordable homes; getting around easily, sustainably and
safely to the places and spaces that matter.
FINANCIAL IMPLICATIONS:
The deferral of collecting DCs will result in significantly less DC revenues over the initial deferral
period. This may necessitate an increase in grant funding from the Provincial or Federal
governments to mitigate impacts, potential deferral of growth capital projects, increased debt,
and/or increased DC rates. Staff will continue to monitor the City's DC revenues, reserve funds,
and DC -funded capital projects. Additionally, with the City's DC by-law expiring in June 2027, a
new DC background study is planned to commence in 2026, which will include a detailed
analysis on the City's DC rates, capital project forecast, and reserve funds.
It is anticipated that the additional DC deferrals to occupancy will require more administrative
resources to track, process, invoices, collect, and to avoid any delayed occupancy issues. In the
more immediate term, resources that may be required to administer the new DC deferral and
occupancy permit processes will be handled using temporary resources until the full impact and
scope of work is well refined over time.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance of the
council / committee meeting.
Page 163 of 167
PREVIOUS REPORTS/AUTHORITIES:
• Development Charges By -Law, 2022-071
• Development Charges Act, 1997
APPROVED BY: Jonathan Lautenbach, Chief Financial Officer
ATTACHMENTS:
Attachment A — Submission to Province's Proposal 25-MMAH003 Changes to the
Development Charges Act, 1997 to Simplify and Standardize the Development Charge
(DC) Framework
Page 164 of 167
June 5, 2025
Attn: Ministry of Municipal Affairs and Housing
Re: Changes to the Development Charges Act, 1997 to Simplify and Standardize the
Development Charge (DC) Framework
Proposal Number: 25-MMAH003
The City of Kitchener is committed to fostering an affordable, livable, and welcoming
community. Recognizing the ongoing housing crisis, Kitchener remains dedicated to
working with the Province of Ontario to develop effective solutions. The city is focused on
expediting the construction of new homes and infrastructure to address this issue.
Kitchener continues to be a provincial leader in streamlining development processes,
consistently meeting all legislated planning timelines since 2023.
Kitchener appreciates the opportunityto offer feedback as the province begins
implementing the proposed provisions of Bill 17. It is crucial for municipalities, who are
directly impacted, to be continuously consulted during this process. Similarly, we look
forward to providing further feedback as the province develops development charges (DC)
regulations pertaining to prescribing benefit to existing rates, defining local services, and
reviewing capital cost inclusions.
In the context of this consultation, the citywould like to highlight three primary concerns
regarding the deferral of residential DC payments to the occupancy stage. These concerns
pertain to cash flow implications, increased administrative burden, and legal and
enforcement clarity.
Cash Flow Implications
In light of Bill 17, Kitchener anticipates collecting minimal DC revenues for one to two years
as developments progress towards occupancy. This could result in a reduction of $50-60
million in revenue over the first two years.
During this waiting period, Kitchener relies on its annual reserves to fund housing -enabling
infrastructure. Presently, Kitchener's DC reserve funds have an overall negative balance.
Prior to Bill 17, the city's negative DC reserve funds were expected to return to a positive
position within the 10 -year capital forecast period. However, with the enactment of this bill,
the DC reserve funds are now projected to remain negative beyond the 10 -year forecast
even with an anticipated $194 million in DC -supported debt forecasted from 2024 to 2028.
This scenario will have negative impacts on the city, requiring reprioritization and delay of
key capital infrastructure projects. It may also result in the accrual of additional debt.
Page 165 of 167
Furthermore, there could be an increase in development charges to mitigate the impact,
and potentially, a shift in growth costs to existing taxpayers and ratepayers to maintain
balanced finances.
Kitchener has experienced a rise in rental housing construction in recent years. Following
changes implemented by Bill 23, some developers of rental units have elected to pay early
while others use the rental deferral program currently in place under the DCA. Making
these deferrals interest-free may lead to a greater number of developers opting to defer
payment, further exacerbating the city's cash flow impact.
The loss of interest income from the current deferral program has an annual revenue
impact of $650,000.
Administrative Impact
The deferral of residential DC payments from building permit issuance to occupancy will
require significant enhancements to administrative procedures, systems, and staffing.
Municipalities will need to develop robust systems and processes capable of monitoring
the status of deferred payments and generating alerts for unpaid DCs ahead of occupancy
approval.
Furthermore, additional personnel may be required to manage these processes effectively,
conduct reviews, and enforce compliance. This administrative expansion may lead to
increased operational costs, further straining municipal budgets already impacted by
reduced DC cash flow.
Legal and Enforcement Clarity
Prior to the enforcement of this provision, a mechanism is needed to deny occupancy until
DC payment is received is vital. Without clear regulations to ensure payment of DCs,
municipalities are left in a precarious position. Establishing well-defined legal and
enforcement mechanisms is essential to uphold accountability and ensure that DC
payments are collected at the appropriate stage.
These regulations should outline the legal framework within which municipalities can
operate, providing clarity on their rights and responsibilities when DC payments are
deferred. This may include implementing a formal procedure for notifying developers of
outstanding DC obligations prior to occupancy approval, as well as creating penalties or
interest charges for late payments to discourage deferrals without valid cause. Additionally,
the ability to hold securities through the deferral period on any development types — not
limited to those where occupancy permits do not apply—would help ensure that future
Page 166 of 167
homeowners are not left paying through their property tax roll for DCs that a developer
failed to remit.
It is important to recognize that a mechanism granting legal authority via the Building Code
for municipalities to condition the issuance of occupancy permits on the payment of
development charges could place undue pressure on municipal building officials and may
not be an effective solution.
The introduction of such mechanisms would safeguard municipal budgets against the
financial instability caused by DC collection challenges, ensuring that infrastructure
projects vital to housing development are not further jeopardized or delayed. Addressing
this gap in enforcement clarity is a pivotal step toward achieving a balanced and equitable
implementation of Bill 17.
Final Remarks
The City of Kitchener recognizes the immense importance of provincial partnership in
addressing the housing crisis. While the city remains committed to accelerating
development approval processes to get housing built faster, Kitchener urges the province
to consider the financial and administrative impacts that Bill 17 poses related to delaying
DCs from building permit to occupancy.
As a partner in progress, Kitchener reiterates its dedication to being a steadfast ally in
fostering affordable and livable communities. However, it stresses that this partnership
must be supported by thoughtful measures that accelerate the delivery of housing and
infrastructure projects, while also safeguarding municipal budgets from undue strain.
Page 167 of 167