HomeMy WebLinkAboutDSD-2025-412 - A 2025-105 - 1010 Copper Leaf Cres
Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: October 21, 2025
SUBMITTED BY: Tina Malone-Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Arwa Alzoor, Planner, 519-783-8903
WARD(S) INVOLVED: Ward 5
DATE OF REPORT: October 15, 2025
REPORT NO.: DSD-2025-412
SUBJECT: Minor Variance Application A2025-105
1010 Copper Leaf Crescent
RECOMMENDATION:
That Minor Variance Application A2025-105 for 1010 Copper Leaf Crescent
requesting relief from Zoning By-law 2019-051:
i) Section 4.12.3 g) to permit a lot width of 8 metres instead of the minimum
required 10.5 metres; and
ii) Site Specific Provision (280) to permit a rear yard setback of 11.6 metres for
the principal dwelling and 0.9 metres to the Additional Dwelling Unit
(ADU)(Detached) instead of the minimum required rear yard setback of 18.5
metres;
to facilitate the development of an Additional Dwelling Unit (ADU) (Detached) in the
rear yard of the subject property, generally in accordance with drawings prepared
by GoConex Group Inc., dated September 16, 2025, BE APPROVED, subject to the
following conditions:
1. That the Owner shall modify the existing driveway, to provide a driveway and a
distinguishable unobstructed walkway to the proposed Additional Dwelling Unit
(ADU)(Detached), in accordance with the regulations of Zoning By-law 2019-051.
2. That the Owner shall complete the work, identified in Condition No. 1 above, by
June 30, 2026. Any request for a time extension must be approved in writing by
the Manager, Development Approvals prior to completion date set out in this
decision. Failure to complete the condition will result in this approval becoming
null and void.
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REPORT HIGHLIGHTS:
The purpose of this report isto review minor variances to allow for the development of
an Additional Dwelling Unit (ADU) (Detached) to a property containingan existing
Single Detached Dwelling with oneAdditional Dwelling Unit (Attached)(Duplex).
The key finding of this report isthat the requested minor variances meet the 4 tests of
the Planning Act.
There are nofinancial 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
Committee of Adjustment meeting. Notice of the application is also mailedto all
property owners within 30 metres of the subject property, however given the Canada
Post Strike this was not possible.
This report supports the delivery of core services.
BACKGROUND:
The subject property is locatedin the Laurentian West neighbourhood,north of Bleams
Road and to the west of Fischer Hallman Road,outside the Central Neighbourhood
Figure 1: Location Map
Figure 2: Zoning Map
Urban Structure and is
-4)with Site-Specific
Provision(280in Zoning By-law 2019-051.
The purpose of this application is to review a proposal to facilitate theconstruction of an
Additional Dwelling Unit (ADU)(Detached)in the rear yard of a property currently occupied
by a Single Detached Dwelling with one(1)Additional Dwelling Unit (ADU)(Attached),
(Duplex).
The original house was built in 2002 as a Single Detached Dwelling with a double car
garage. In 2024, a Building Permit was issued to convert the basement into an attached
ADU. In 2025, the applicant submitted a new Building Permit Application, along with a
Zoning Occupancy Certificate Application, to construct a detached ADU in the rear yard.
During the Zoning Certificatereview, zoning deficiencies were identified, requiringa Minor
Variance Application. The variances relate to the minimum required lot width and a site-
specific rear yard setback requirementas follows:
Lot width to be 8 metres instead of 10.5 metres; and;
A rear yard setback of 11.6 metres for the principal dwelling and 0.9 metres to the
Additional Dwelling Unit (ADU)(Detached) instead of 18.5 metres.
Figure 3: Proposed Site Plan
Figure 4: Front Image of the Subject Property
Figure 5: An image showing the side of the Subject Property
Development and Housing Approvals Staff visited the site on October 2, 2025.
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
emphasis on accommodating a full range of low density housing type which includes
single detached dwellings, additional dwelling units, attached and detached. The City will
encourage and support the mixing and integration of innovative and different forms of
housing to achieve and maintain a low-rise built form.
will permit a stand-alone additional dwelling unit (detached), as an ancillary use to
single detached dwellings, semi-detach dwellings and street townhouse dwellings. The
following criteria will be considered as the basis for permitting an additional dwelling
unit (detached). a) the use is subordinate to the main dwelling on the lot;
b) the use can be integrated into its surroundings with negligible visual impact to
the streetscape;
c) the use is compatible in design and scale with the built form on the lot and the
surrounding residential neighbourhood in terms of massing, height and visual
appearance; and,
d) other requirements such as servicing, parking, access, stormwater
management, tree preservation, landscaping and the provision of amenity
The proposed variances will meet the general intent of the Official Plan.
General Intent of the Zoning By-law
The minimum lot width: The intent of the zoning regulation requiring a minimum lot width
of 10.5 metres, outside of the Central Neighbourhood Area and farther from LRT stations,
is to ensure that properties are sufficiently wide enough to accommodate essential site
elements such as parking spaces (double wide driveways), landscaping, walkways, and
side yard buffers. These elements help ensure the site can function appropriately.
In this case, the subject property has a pie-shaped configuration, with the lot width
increasing toward the rear, as shown in Figure 6. Despite the narrower frontage, the
property provides adequate width to accommodate the required parking and walkway.
There are three dwelling units on the property, and each unit requires one parking space,
resulting in a total of three (3) required parking spaces. One space will be located inside
the garage, which also includes the required bicycle parking, and two (2) parking spaces
will be provided on the front driveway. The driveway must match the width of the garage
and will be updated accordingly as a condition of approval.
Due to the narrow front yard, vehicles parked on the driveway may slightly overlap onto
the boulevard when reversing. Transportation staff reviewed the site and confirmed its
functionality by analyzing vehicle turning movements, as illustrated in Figure 7.
The site-specific provisions, rear yard setback: The intent of the required rear yard
setback in Site-Specific Provision (280), which requires an 18.5-metre rear yard setback
for residential properties, is to address the impact of the adjacent Regional Road (Bleams
Road). As illustrated in the zoning grid map, the subject property is unique in that it does
not share a direct lot line with the Regional Road; instead, it backs onto another residential
property. This configuration helps mitigate the potential impacts typically associated with
proximity to a Regional Road. Although both the existing main dwelling and the proposed
detached dwelling are situated closer than 18 metres to the rear lot line, the Zoning By-
Based on t variances will meet the general intent of
the Zoning By-law.
Figure 6: An Ariel Image of the Subject Property
Figure 7: AutoTURN plan for Required Parking Spaces
Figure 8: Zoning By-law Index 5200
Is/Are the Effects of the Variance(s) Minor?
The requested lot width variance is considered minor due to the pie-shaped configuration
of the property, which allows for a wider lot dimension along its depth. Despite the reduced
frontage, the lot exceeds the minimum required lot area, ensuring that theoverall
functionalityis not compromised.
The rear yard setback requirement under Site-Specific Provision(280)is intended to
mitigate the impact of proximity to a Regional Road. However, the subject property does
not directly abut the Regional Road; instead, it backs onto another residential property,
which provides a natural buffer. Both the existing dwelling and the proposed Detached
AdditionalDwelling Unit (ADU) comply with the standard rear yard setback for their zone.
Therefore, the effects of the variances can beconsidered minor in nature.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
Planning staff is of the opinion that the proposed variances are desirable and appropriate
as they will facilitate a form of gentle intensification of the subject property with the
development of an additional dwelling in the rear yard that is compatible with the
neighbourhood and will make use of existing infrastructure.
Environmental Planning Comments:
No natural heritage features/functions. No treesor Tree ManagementPolicy compliance
issues.
Heritage Planning Comments:
No Heritage comments or concerns
BuildingDivisionComments:
The Building Division has no objections to the proposed variance. ABuilding Permit
Application has been made for the Detached ADU.
Engineering Division Comments:
No concerns.
Parks and Cemeteries/Forestry Division Comments:
No concerns, no requirements.
Transportation Planning Comments:
Transportation Services have no concerns with this application.
The Region Waterloo Comments:
No concerns.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget The recommendation has no impact on the Capital Budget.
Operating Budget The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM dvance
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
ailing the
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property , however given the Canada Post Strike this was not
possible.
PREVIOUS REPORTS/AUTHORITIES:
Planning Act
Provincial Planning Statement (PPS 2024)
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051
Septmeber 29th, 2025
Connie Owen
City of KitchenerFile No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7
Subject: Committee of Adjustment Meeting October 21, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 – 076 – Sydney Street South – No Concerns
2) A 2025 – 101 – 199 Breithaupt Street – No Concerns
3) A 2025 – 102 – 282 Tremaine Cresent – No Concerns
4) A 2025 – 103 – 129 Saint George Street – No Concerns
5) A 2025 – 104 – 23 Donnenwerth Drive – No Concerns
6) A 2025 – 105 – 1010 Copper Leaf Cresent – No Concerns
7) A 2025 – 106 – 43 Maurice Street – No Concerns
8) A 2025 – 107 – 904 Isaiah Place – No Concerns
9) A 2025 – 108 – 32 & 42 Windom Road – No Concerns
10) A 2025 – 109 – 29 Ednad Street – No Concerns
11) A 2025 – 110 – 600 Queen Street South – No Concerns
12) A 2025 – 111 – 396 Southill Drive – No Concerns
13) A 2025 – 112 – 54 Mount Hope & 509 Park Street – 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.
Document Number: 5085291
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.
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
Joshua Beech Falshaw
Transportation Planner
jbeechfalshaw@regionofwaterloo.ca
Document Number: 5041192
October 3, 2025 via email
Marilyn Mills
Secretary-Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
Dear Marilyn Mills,
Re: Committee of Adjustment Meeting October 21, 2025
Applications for Minor Variance
A 2025-101 199 Breithaupt Street
A 2025-102 282 Tremaine Crescent
A 2025-103 129 St.George Street
A 2025-104 23 Donnenwerth Drive
A 2025-105 1010 Copper Leaf Crescent
A 2025-106 43 Maurice Street
A 2025-107 904 Isaiah Place
A 2025-108 32 & 42 Windom Road
A 2025-109 29 Edna Street
A 2025-110 600 Queen Street South
A 2025-111 396 Southill Drive
A 2025-112 509 Park Street & 54 Mount Hope Street
Applications for Consent
B 2024-031 829 Stirling Avenue South
B 2025-026 96 Third Avenue
B 2025-027 60 Gage Avenue
B 2025-028 62 Gage Avenue
B 2025-029 64 Gage Avenue
B 2025-030 66 Gage Avenue
B 2025-031 509 Park Street & 54 Mount Hope Street
Grand River Conservation Authority (GRCA) staff have reviewed 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 are not subject to Ontario Regulation 41/24 and, 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