HomeMy WebLinkAboutDSD-2025-387 - A 2025-097 - 4438 King St E and 65 Gateway Park Dr
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: September 16, 2025
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Tim Seyler, Senior Planner, 519-783-8920
WARD(S) INVOLVED: Ward 3
DATE OF REPORT: September 4, 2025
REPORT NO.: DSD-2025-387
SUBJECT: Minor Variance Application A2025-097 -
4438 King Street East and 65 Gateway Park Drive
RECOMMENDATION:
That Minor Variance Application A2025-097 for 4438 King Street East and 65
Gateway Park Drive requesting relief from the following Sections of Zoning By-law
2019-051:
i) Section 5.3.2 a) to permit parking spaces to be located 2.6 metres from the
street line instead of the minimum required 3 metres;
ii) Section 5.6 a), Table 5.5, to permit a maximum parking requirement of 735
parking spaces instead of the maximum permitted 457 parking spaces; and
iii) Section 9.3, Table 9-2, to permit a landscaped area of 17% instead of the
minimum required landscaped area of 20%;
to facilitate the demolition of an existing building and expand the existing
commercial parking lot, in accordance with Site Plan Application SP25/063/K, BE
APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a Minor Variance Application to facilitate the
demolition of an existing commercial building and the expansion of an existing
commercial parking lot.
The key finding of this report is that the variances meet the four tests of the Planning
Act and staff recommends approval.
There are no financial implications.
Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Committee of Adjustment meeting.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located on King Street East and Gateway Park Drive, in close
proximity to the intersection of King Street East and Sportsworld Drive.
Figure 1 - Location Map: 4438 King Street East and 65 Gateway Park Drive
Protected Major Transit Station Area
Commercial Campus Land Use in the
Commercial Campus Zone (COM-4 with Site Specific Provision
(28) in Zoning By-law 2019-051.
It should also be noted that the property is proposed to be designated Strategic Growth
Area C in the Official Plan and High Rise Growth Zone (SGA-4) through the City initiated
Growing Together East update to the Official Plan and Zoning By-law. These designations
are currently under appeal and the City is currently duel testing the zoning requirements.
The purpose of the application is to review minor variances to permit an increase in the
maximum permitted amount of parking spaces, a parking lot setback reduction, and a
landscaping requirement reduction.
The applicant is proposing to demolish an existing vacant commercial building to allow for
a parking lot expansion for the existing Costco building. Through the expansion of the
parking lot minor variances are required.
Figure 2: Existing Commercial building to be demolished
Figure 3: View from Gateway Park Drive
Figure 4: Proposed Site Plan Concept
REPORT:
Planning Comments:
In considering the four tests for the minor variances as outlined in Section 45(1) of the
Planning Act, R.S.O, 1990 Chap. P 13, as amended, Planning staff offers the following
comments:
General Intent of the Official Plan
The intent of the Commercial Campus designation is to serve the day-to-day
and weekly commercial needs of the surrounding community. Commercial Campuses
have a regional and/or city-wide orientation and are intended to represent a key
commercial component and be a focal point for commercial development. They are
intended to contribute to a comprehensively planned and balanced commercial land use
and will not undermine the structure by having a detrimental impact to the existing and
future commercial areas.
The proposed demolition of the structure maintains the intent of the Commercial Campus
land use designation, by allowing an existing commercial building to remain and continue
to provide commercial needs for the surrounding community.
The intent of the Strategic Growth Area C designation is to accommodate
significant intensification at higher densities. Lands are generally centrally located within
intensification areas and/or represent redevelopment opportunities at higher densities. The
current commercial use of the lands is permitted within the SGA-C designation
as the retail use has existed for some time and is compatible with the area. The variances
do not hinder the future redevelopment opportunities on the property should the owner
wish to alter the current use of the site at a later date.
Staff are satisfied that the requested variances meet the general intent of the Official Plan.
General Intent of the Zoning By-law
Parking Setback
The intent of the parking lot setback requirement is to ensure there is adequate separation
from the street line as well as an appropriate area for landscaping between the parking lot
and the property line. The subject property has existing landscaping within the setback
area that is remaining and is subject to an updated landscaping plan through the Site Plan
Application. Any removal of landscaping will be reviewed by Staff, if proposed, as well
additional landscaping within the area may be required. Staff are of the opinion that the 2.6
metre setback is appropriate for the area.
Parking Maximum
The intent of the maximum parking requirement is to ensure that parking does not
dominate a property. As per section 5.6 b) the maximum permitted number of parking
spaces is the existing amount of parking spaces that existed when the Zoning By-law was
approved. The amount of parking provided for the business at that time was 652 spaces.
The increase of 83 spaces to the proposed 735 spaces is a minor increase to what was
permitted. The current business has demonstrated a need for an expansion to the existing
parking area as the current product mix offered by the business does not lend itself to
being transported sufficiently by transit or active transportation. The additional parking
spaces will help moderately ease the parking area and support the commercial property
further. Staff are of the opinion that the increase in parking meets the intent of the Zoning
By-law.
Minimum Landscaping requirements
The intent of the minimum landscaping requirements is to ensure that there is adequate
green spaces and permeability on the property. Due to the size of the subject property and
nature of the parking area there is limited area to provide additional landscaping. The site
however is adequately landscaped around the perimeter of the site and additional
landscaping will be reviewed as part of the site plan application. Staff are of the opinion
that this minimum landscaping requirement meets the intent of the Zoning By-law.
There are no variances specifically required within the proposed SGA-4 zoning as there
are no changes to the existing building being proposed and all zoning regulations are
considered legal as they existed prior to the new SGA zoning being approved by City
Council.
Is/Are the Effects of the Variance(s) Minor?
The requested variances for the reduction in the setback to parking, the landscape reduction
and parking maximum increase maintain the general intent of the Zoning By-law, while
increasing the use and function on the current site. Staff do not anticipate any adverse
impacts from the requested variances and expect any effects to be minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
Staff is of the opinion that the proposed demolition of the structure and expansion of the
parking area is complementary to the existing site and surrounding commercial context.
When the SGA designation and zoning are fully in effect, the opportunity for future
redevelopment of the property remains, and in the interim the application will permit the
demolition of a vacant commercial building and provide additional parking closer to the
entrance of the building. The proposed application can therefore be considered desirable
for the appropriate use of the land.
Environmental Planning Comments:
No environmental planning comments of concerns.
Heritage Planning Comments:
No heritage comments or concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance.
Engineering Division Comments:
No engineering division concerns.
Parks and Cemeteries/Forestry Division Comments:
No concerns or further requirements.
Transportation Planning Comments:
Transportation Services defer to Committee members regarding the proposal to increase
the parking supply above the maximum rates permitted in the Zoning By-law.
Transportation staff recognize that the business may require an increase in parking
spaces based on customer demand. However, it is noted that:
A future LRT station is planned approximately 500 metres west of the site, and
surrounding area is being rezoned to accommodate higher density development
through Growing Together East. Under future SGA zoning, parking minimums will be
removed for the site.
As noted in the table below, both the existing and proposed parking supply exceed
the maximum rates permitted under the current and the future (SGA) Zones:
Region of WaterlooComments:
No concerns or comments.
Six Nations of the Grand River Elected Council Environmental Comments:
Advisory Comments:
Six Nations of the Grand River (SNGR) Territory is within the most highly urbanized land in
Canada.
consultation or consent of SNGR. The cumulative effects of this intense development has
contributed to significant environmental degradation, and as a result, Six Nations has
experienced severe impacts on its ability to exercise Aboriginal and Treaty Rights that are
not only set out in the treaties themselves but are also recognized and affirmed in Section
35 of the Constitution Act, 1982. These treaty lands are subject to unresolved litigation and
any infringement upon our treaty rights must be fully mitigated by the proponent. The 1701
perpetuity, but this proposal undermines those rights. SNGR must be accommodated to
mitigate any harm to its treaty rights caused by the proponent.
Treaty Rights Compensation
As this development will result in a large amount of emissions and waste through demolition
and paving, SNGREC requests that this development be paired with compensation for
impacts to Six Nations Aboriginal and Treaty Rights and to the environment. SNGREC
requests compensation in the form of offsite environmental enhancements. Please reach out
to lrlust@sixnations.cato collaborate on determining compensation.
Planning Staff Response:
Planning Staff note that th
time and will work with SNGR and the applicant during the Site Plan Approval process.
Six Nations of the Grand River Comments:
Given the nature of the proposal, we have no objections or concernsat this time.
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
of the Committee of Adjustment meeting. A notice sign was placed on the property
advising that a Committee of Adjustment application has been received. The sign advises
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
Planning Act
Provincial Planning Statement (PPS 2024)
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051
Growing Together East
September 3, 2025
Connie Owen
City of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7
Subject: Committee of Adjustment Meeting September 16, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 089 239 Woodbine Ave No Concerns
2) A 2025 090 10 Abram Clemens St No Concerns
3) A 2025 091 234-240 Frederick St No Concerns
4) A 2025 092 184 Woolwich St No Concerns
5) A 2025 093 535 Stirling Ave No Concerns
6) A 2025 094 160 Samuel St No Concerns
7) A 2025 095 66 Geogina St No Concerns
8) A 2025 096 457 Maple Ave No Concerns
9) A 2025 097 4438 King St E & 65 Gateway Park Dr No Concerns
10) A 2025 098 180 Ahrens St W (Dwelling 1) No Concerns
11) A 2025 099 180 Ahrens St W (Dwelling 2) No Concerns
12) A 2025 100 180 Ahrens St W (Dwelling 3) No Concerns
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require payment of Regional Development Charges for these
developments prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application numbers listed. If a site
is subject to more than one application, additional comments may apply.
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЎЉЏЋЏЍЍ ĻƩƭźƚƓʹ Њ
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
Tanikia Kinear, C.E.T.
Senior Transportation Planner
(519) 897-5691
5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЎЉЏЋЏЍЍ ĻƩƭźƚƓʹ Њ
August 28, 2025via email
Marilyn Mills
Secretary-Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
DearMarilyn Mills,
Re:Committee of Adjustment Meeting September16, 2025
Applications for Minor Variance
A 2025-089239 Woodbine Avenue
A 2025-09010 Abram Clemens Street
A 2025-091234-240 Frederick Street
A 2025-093535 Stirling Avenue South
A 2025-094160 Samuel Street
A 2025-09566 Georgina Street
A 2025-096457 Maple Avenue
A 2025-0974438 King Street East & 65 Gateway Park Drive
A 2025-098 to A 2025-100180 Ahrens Street West
Grand River Conservation Authority (GRCA) staff havereviewed the above-noted
applications.
GRCA has no objection to the approval of the above applications. The subject
properties do not contain any natural hazards such as watercourses, floodplains,
shorelines, wetlands, or valley slopes.The properties arenot subject to Ontario
Regulation 41/24and,therefore,a permission from GRCA is not required.
Should you haveany questions, please contact meataherreman@grandriver.caor
519-621-2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
From:Jenna Auger
To:Committee of Adjustment (SM)
Subject:RE: ACTION REQUIRED - Committee of Adjustment Application Review – September 16, 2025 Meeting
Date:Monday, August 25, 2025 2:42:24 PM
Attachments:image001.png
Good afternoon,
th
Thank you for circulating the September 16, 2025, Committee of Adjustments agenda for
Kitchener.
Upon review, we note there are no applications that are subject to the Metrolinx review zone.
As such, Metrolinx issues no comments or concerns on this agenda.
Best Regards,
Jenna Auger (She/Her)
Project Analyst, Adjacent Construction Review (ACR)
Development & Real Estate Management
T: (416)-881-0579
20 Bay Street | Toronto | Ontario | M5J 2W3
From: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Sent: August 22, 2025 3:54 PM
To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Subject: ACTION REQUIRED - Committee of Adjustment Application Review – September 16, 2025
Meeting
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Hello,
Please be advised the applications for the City of Kitchener Committee of Adjustment
meeting scheduled for Tuesday, September 16, 2025, have been loaded and circulated
through ShareFile. You should have already received the necessary link.
If you wish to make comments, provide advice, or request the imposition of any conditions
on any of these applications, please provide the Committee with a written report.
Please note: If you have comments, your written report must be sent to
CofA@kitchener.ca no later than 12 noon on Friday, August 29, 2025.
If you have no comments for the Committee's consideration, you do not need to respond.
Connie Owen
Administrative Clerk | Legislated Services | City of Kitchener
519-741-2203 | TTY 1-866-969-9994 | cofa@kitchener.ca
This e-mail is intended only for the person or entity to which it is addressed. If you received
this in error, please contact the sender and delete all copies of the e-mail together with any
attachments.
From:Tierra Henhawk
To:Committee of Adjustment (SM)
Cc:Tanya Hill-Montour
Subject:RE: ACTION REQUIRED - Committee of Adjustment Application Review – September 16, 2025 Meeting
Date:Monday, August 25, 2025 10:39:19 AM
Good morning,
Please find SNGR comments via email
Would the City of Kitchener have any GIS data or archaeological potential mapping that
could be shared in support of development application reviews?
A2025-089 - 239 Woodbine Ave
Could you please confirm whether an archaeological assessment has been completed for the
site located at 239 Woodbine Ave? If available, we would appreciate receiving any related
documentation or reports.
A2025-090 - 10 Abram Clemens St
If an archaeological assessment has not been completed, SNGR requests that a minimum
Stage 1 Archaeological Assessment be conducted. SNGR Archaeological Supervisor, Tanya
Hill-Montour, (tanyahill-montour@sixnations.ca) will require copies of all Archaeological
Assessment Reports related to the project for her review and comments. Should further
archaeological work be required following the Stage 1 assessment, SNGR requests the
participation of a Six Nations archaeological monitor in subsequent stages.
A2025-091 - 234-240 Frederick St
Could you please confirm whether an archaeological assessment has been completed for the
site located at 239 Woodbine Ave? If available, we would appreciate receiving any related
documentation or reports. If no archaeological assessment has been completed, SNGR would
like a standard archaeological warning clause applied to the file.
A2025-092 - 184 Woolwich St.
Could you please confirm whether an archaeological assessment has been completed for the
site located at 239 Woodbine Ave? If available, we would appreciate receiving any related
documentation or reports. If no archaeological assessment has been completed, SNGR would
like a standard archaeological warning clause applied to the file.
A2025-093 - 535 Stirling Ave. S
Given the significant prior disturbance to the area, an archaeological assessment is not
deemed necessary for this site.
A2025-094 - 160 Samuel St.
Given the significant prior disturbance to the area, an archaeological assessment is not
deemed necessary for this site.
A2025-095 - 66 Georgina St.
Given the nature of the proposal, we have no objections or concerns at this time.
A2025-096 - 457 Maple Ave.
Given the significant prior disturbance to the area, an archaeological assessment is not
deemed necessary for this site.
A2025-097 - 4438 King St. E. & 65 Gateway Park Dr.
Given the nature of the proposal, we have no objections or concerns at this time.
A2025-098 - 180 Ahrens Street West Dwellings 1-3
Could you please confirm whether an archaeological assessment has been completed for the
site located at 180 Ahrens Street West? If available, we would appreciate receiving any related
documentation or reports.
Nya:weh! / Thank You!
Sincerely,
Tierra Henhawk
Archaeology Community Monitor Administrative Assistant
Six Nations of the Grand River (SNGR)
Lands and Resources Department
2498 Chiefswood Road, Ohsweken ON
(T) 519-445-2205 ext: 5465
Lands & Resources Department (T) 519-753-0665
acmaa@sixnations.ca
Confidentiality Notice: This e-mail including any attachments, is for the sole use of the intended recipients and may
contain private and confidential information. Any unauthorized review, use, disclosure or distribution is prohibited. If
you are not the intended recipient or this information has been inappropriately forwarded to you, please contact the
sender by reply e-mail and destroy all copies of the original.
From: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Sent: August 22, 2025 3:54 PM
To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Subject: \[External\] ACTION REQUIRED - Committee of Adjustment Application Review – September
16, 2025 Meeting
Hello,
Please be advised the applications for the City of Kitchener Committee of Adjustment
meeting scheduled for Tuesday, September 16, 2025, have been loaded and circulated
through ShareFile. You should have already received the necessary link.
If you wish to make comments, provide advice, or request the imposition of any conditions
on any of these applications, please provide the Committee with a written report.
Please note: If you have comments, your written report must be sent to
CofA@kitchener.ca no later than 12 noon on Friday, August 29, 2025.
If you have no comments for the Committee's consideration, you do not need to respond.
Connie Owen
Administrative Clerk | Legislated Services | City of Kitchener
519-741-2203 | TTY 1-866-969-9994 | cofa@kitchener.ca
From:Emmett Vanson
To:Committee of Adjustment (SM)
Subject:SNGREC Environmental Comments for Sept 16 Committee of Adjustments
Date:Monday, August 25, 2025 11:58:56 AM
Attachments:image.png
Sekon (Hello),
Included are my environmental comments on behalf of Six Nations of the Grand River Elected
Council (SNGREC) regarding all applications included for the Sept 16 Kitchener Committee of
Adjustments.
The following Preamble applies to all applications:
Haldimand Tract and 1701 Nanfan Treaty Preamble
Six Nations of the Grand River (SNGR) Territory is within the most highly urbanized land in
Canada. Development has occurred on Six Nations’ traditional territory without consultation or
consent of SNGR. The cumulative effects of this intense development has contributed to
significant environmental degradation and, as a result, Six Nations has experienced severe
impacts on its ability to exercise Aboriginal and Treaty Rights that are not only set out in the
treaties themselves but are also recognized and affirmed in Section 35 of the Constitution Act,
1982. These treaty lands are subject to unresolved litigation and any infringement upon our
treaty rights must be fully mitigated by the proponent. The 1701 Nanfan Treaty guarantees
SNGR’s right to harvest and hunt on this property for perpetuity, but this proposal undermines
those rights. SNGR must be accommodated to mitigate any harm to its treaty rights caused by
the proponent.
160 Samuel St.
No Comment
239 Woodbine Ave.
No Comment
10 Abram Clemens St.
Treaty Rights Compensation
As this development will essentially ensure that this land will never be returned to a
natural state, SNGREC requests that this development be paired with compensation for impacts
to Six Nations Aboriginal and Treaty Rights and to the environment. SNGREC requests that these
compensations come in the forms of affordable units, dedicated units for First Nations people,
and environmental enhancements. Please reach to plan a meeting to collaborate on determining
compensation.
Landscaping
SNGREC requests that only native plant species are used in landscaping efforts. Please
provide SNGREC with a landscape plant list before procurement begins. SNGREC requests that
the proponent uses Kayanase Plant Nursery for procurement of plants if Kayanase’s capacity
allows.
4438 King Street East & 65 Gateway Park Drive.
Treaty Rights Compensation
As this development will result in a large amount of emissions and waste through
demolition and paving, SNGREC requests that this development be paired with compensation
for impacts to Six Nations Aboriginal and Treaty Rights and to the environment. SNGREC
requests compensation in the form of offsite environmental enhancements. Please reach out to
lrlust@sixnations.ca to collaborate on determining compensation.
535 Stirling Ave. S.
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This
includes minimizing reflective surfaces, creating visual markers on windows, and directing light
downwards. Large windows are shown on the sunroom in Figures 2 and 3. Please treat these
windows to minimize bird kills.
Please see the City of Toronto’s bird friendly practices for glass and for lighting as
guidelines and implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-
Glass.pdf
184 Woolwich St.
Environmental Impact Study (EIS)
SNGREC requests an EIS for this property to evaluate downslope impacts and impacts to
the wetland on the property (as identified via GRCA mapping). SNGREC believes that this should
have been required before tree clearing on the property, and thus requests enhanced
environmental compensation from the proponent for this development. This requirement could
be solved by sufficient environmental compensation such as habitat creation and construction
of artificial habitat structures (i.e. bat boxes).
Tree Replacement
SNGREC requests a 10:1 tree replacement ratio for all trees removed regardless of DBH
and 1:1 for any dead trees/snags removed as these are an important habitat feature. A high tree
replacement ratio helps to restore lost ecological function and considers time for regrowth and
reduced survivability due to deer browsing and tree die-off. The goal of an increased tree
replacement ratio is also to create habitat and strengthen ecological resilience. On this site, this
would include trees removed before approval of this application. If accurate tree counts are not
already recorded, SNGREC will accept a liberal estimate (higher count). SNGREC acknowledges
that this site would not fit this level of tree replacement and thus requests offsite tree planting.
Further, the higher tree replacement ratio better compensates for the long lasting,
permanent impact of the development that will no longer be able to be used by Indigenous
people. The removal of or damage to the natural environment has an immense negative impact
to Six Nations of the Grand River Aboriginal and Treaty Rights in this area. Planting additional
trees and improving the environment helps make up for the negative impacts from development
on these rights.
Planted trees must be site-specific native species and should be planted as close to the
site as possible without impacting existing features and ecosystems, as should any future
landscaping species be native species.
Please consider planting plugs or other earlier-growth trees to help increase the feasibility
of planting additional trees. SNGREC requires planting best practices are used and suggests
collaboration with Kayanase Plant Nursery for recommendations and guidance.
Please be advised, if tree offset is not feasible onsite, SNGREC expects offset plantings to
take place as close as reasonably possible to the impacted site. SNGREC encourages
collaboration with the Grand River Conservation Authority, City of Kitchener, Region of Waterloo,
or RARE to achieve these offset plantings. Lastly, the Six Nations of the Grand River
Environmental Levy may be considered should closer sites be unavailable. SNGREC expects that
the tree replacement is paired with a robust and complete monitoring and maintenance plan
complete with contingency actions to ensure successful establishment of the trees for long term
success.
Wetland Buffer Encroachment
SNGREC requests that any encroachment into the wetland buffer (as shown for the
proposed driveway) is compensation for with enhancement or creation of wetlands.
To minimize the required compensation, SNGREC suggests changing the driveway
location to fit closer to the north edge of the lot and to have the garage and parking on the north
side of the property.
Landscaping
SNGREC requests that only native plant species are used in landscaping efforts. Please
provide SNGREC with a landscape plant list before procurement begins. SNGREC requests that
the proponent uses Kayanase Plant Nursery for procurement of plants if Kayanase’s capacity
allows.
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This
includes minimizing reflective surfaces, creating visual markers on windows, and directing light
downwards.
Please see the City of Toronto’s bird friendly practices for glass and for lighting as
guidelines and implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-
Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-
lighting.pdf
180 Ahrens St.
No Comment
457 Maple Ave.
No Comment
Thank you for taking my comments. I look forward to hearing and collaborating more on these
applications. Please do not hesitate to reach out if you have any questions or concerns.
Niá:wen (thank you),
Emmett Vanson, BSc. (he/him)
Land Use and Stewardship Technician
Six Nations of the Grand River Elected Council Lands and Resources Department
lrlust@sixnations.ca
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