HomeMy WebLinkAboutDSD-2025-422 - B 2025-027 to 030 - 60, 62, 64, 66 Gage Ave
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: Brian Bateman, Senior Planner, 519-783-8905
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: October 8, 2025
REPORT NO.: DSD-2025-422
SUBJECT: Consent Applications B2025-027 and B2025-028 60-62 Gage
Avenue
Consent Applications B2025-029 and B2025-030 64-66 Gage
Avenue
RECOMMENDATION:
A. Consent Application B2025-027 - 60 Gage Avenue (Severed Parcel and Easement
in favour of 62 Gage Avenue)
That Consent Application B2025-027 for 60 Gage Avenue requesting Consent to
sever a parcel of land having a lot width of 7.6 metres on Gage Avenue, a lot depth
of 28.5 metres, and a lot area of 214.4 square metres, and to create an easement
over the Severed Parcel, in favour of 62 Gage Avenue, measuring 1.5 metres in
width and 2.9 metres long, where the common wall is not shared for the purposes of
access and maintenance, BE APPROVED subject to the following conditions:
1.
fees for the Certificate of Official to the satisfaction of the Secretary-Treasurer and
City Solicitor, if required.
2. That the Owner shall obtain a tax certificate from the City of Kitchener to verify
that there are no outstanding taxes on the subject property(ies) to the
Revenue Division.
3. That the owner provides a digital file of the deposited reference plan(s) prepared
by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn
(Microstation) format, as well as two full size paper copies of the plan(s). The
digital file needs to be submitted according to the City of Kitchener's Digital
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
4. That the Owner provide a Building Location Survey and/or Reference Plan,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new lots
and that the location of the foundation, with respect to the proposed new lot lines,
conforms with the Zoning By-law to the satisfaction of the Manager, Development
Approvals. If necessary, that the Owner obtain Consent Approval of 1.5 metre
Maintenance Easements to facilitate any 0-metre lot line development along the
common lot line.
5. That the Transfer Easement document(s) required to create the Easement(s) being
approved herein shall include the following, and shall be approved by the City
Approvals:
a) a clear and specific description of the purpose of the Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
conditions of any required maintenance, liability and/or cost sharing
provisions related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written consent
of the City.
6.
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor, be provided to the City Solicitor.
7. That the Owner provides a servicing plan showing outlets to the municipal
servicing system to the satisfaction of the Director of Engineering Services.
8. That the Owner submit a Development Asset Drawing (digital AutoCAD) for the site
(servicing, SWM etc.) with corresponding layer names and asset information to the
endorsement.
9. That the Owner makes financial arrangements for the installation of any new
service connections to the severed and/or retained lands to the satisfaction of the
City's Director of Engineering Services.
10. That any new driveways are to be built to City of Kitchener standards at the
Director of Engineering Services.
11. That the Owner provides confirmation that the basement elevation can be drained
by gravity to the street sewers
Engineering Services. If basement finished floor elevations do not allow for gravity
drainage to the existing municipal sanitary system, the owner will have to pump
the sewage to achieve gravity drainage from the property line to the municipal
sanitary sewer in the right of way,
Engineering Services.
12. That the Owner submits a Plan to implement a suitable design solution for a sump
pump outlet, to the satisfaction of
13. That the Owner submit a Final Grading Plan to demonstrate that the drainage of the
subject lands will not adversely affect the drainage of adjacent properties or the
overall grading control plan, noting that the side yards currently accommodate
Director of Engineering Services.
14.
the Owner shall enter into an agreement with the City of Kitchener, to be prepared
Development and Housing Approvals, which shall include the following:
a) That the Owner shall prepare a Tree Preservation and Enhancement Plan for
the Severed and R
where necessary, implemented prior to any grading, servicing, tree removal or
the issuance of building permits. Such plans shall include, among other
matters, the identification of a proposed building envelope/work zone, a
landscaped area and the vegetation to be preserved. If necessary, the plan
shall include required mitigation and or compensation measures.
b) The owner further agrees to implement the approved plan. No changes to the
Site Plans.
c) The owner shall maintain the lands, in accordance with the approved Tree
Preservation and Enhancement Plan, for the life of the development.
15. That the owner pay to the City of Kitchener a cash-in-lieu contribution for park
dedication of $11,862.00.
16. That prior to final approval, the Owner submits the Consent review fee of
$350.00.
17. That prior to final approval the Owner submit a Section 59 Notice, in accordance
with the Clean Water Act, to the satisfaction of the Region.
B. Consent Application B2025-028 - 62 Gage Avenue (Retained Parcel - Easement in
favour of 60 Gage Avenue)
That Consent Application B2025-028 for 62 Gage Avenue requesting Consent to
create an easement over the Retained Parcel, in favour of 60 Gage Avenue,
measuring 1.5 metres in width and 2.9 metres long, where the common wall is not
shared for access and maintenance, BE APPROVED subject to the following
conditions:
1.
fees for the Certificate of Official to the satisfaction of the Secretary-Treasurer and
City Solicitor, if required.
2. That the Owner shall obtain a tax certificate from the City of Kitchener to verify
that there are no outstanding taxes on the subject property(ies) to the
3. That the owner provides a digital file of the deposited reference plan(s) prepared
by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn
(Microstation) format, as well as two full size paper copies of the plan(s). The
digital file needs to be submitted according to the City of Kitchener's Digital
4. That the Owner provide a Reference Plan and a Building Location Survey,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new lots
and that the location of the foundation and setbacks, with respect to the proposed
new lot lines, conforms with the Zoning By-law to the satisfaction of the Manager,
Development Approvals.
5. That the Transfer Easement document(s) required to create the Easement(s) being
approved herein shall include the following, and shall be approved by the City
Approvals:
a) a clear and specific description of the purpose of the Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
conditions of any required maintenance, liability and/or cost sharing
provisions related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written consent
of the City.
6.
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor, be provided to the City Solicitor.
7. That prior to final approval the Owner submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
8. That prior to final approval the Owner submit a Section 59 Notice, in accordance
with the Clean Water Act, to the satisfaction of the Region.
C. Consent Application B2025-029 - 64 Gage Avenue (Severed Parcel and Easement
in favour of 66 Gage Avenue)
That Consent Application B2025-029 for 64 Gage Avenue requesting Consent to
sever a parcel of land having a lot width of 7.6 metres on Gage Avenue, a lot depth
of 28.3 metres, and a lot area of 211.9 square metres and to create an easement
over the Severed Parcel, in favour of 66 Gage Avenue, measuring 1.5 metres in
width and 2.9 metres long, where the common wall is not shared for the purposes
of access and maintenance, BE APPROVED subject to the following conditions:
1. transfer documents and associated
fees for the Certificate of Official to the satisfaction of the Secretary-Treasurer and
City Solicitor, if required.
2. That the Owner shall obtain a tax certificate from the City of Kitchener to verify
that there are no outstanding taxes on the subject property(ies) to the
3. That the owner provides a digital file of the deposited reference plan(s) prepared
by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn
(Microstation) format, as well as two full size paper copies of the plan(s). The
digital file needs to be submitted according to the City of Kitchener's Digital
.
4. That the Owner provide a Building Location Survey and/or Reference Plan,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new lots
and that the location of the foundation, with respect to the proposed new lot lines,
conforms with the Zoning By-law to the satisfaction of the Manager, Development
Approvals. If necessary, that the Owner obtain Consent Approval of 1.5 metre
Maintenance Easements to facilitate any 0-metre lot line development along the
common lot line.
5. That the Transfer Easement document(s) required to create the Easement(s) being
approved herein shall include the following, and shall be approved by the City
Approvals:
a) a clear and specific description of the purpose of the Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
conditions of any required maintenance, liability and/or cost sharing
provisions related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written consent
of the City.
6. ved Transfer
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor, be provided to the City Solicitor.
7. That the Owner provides a servicing plan showing outlets to the municipal
servicing system to the satisfaction of the Director of Engineering Services.
8. That the Owner submit a Development Asset Drawing (digital AutoCAD) for the
site (servicing, SWM etc.) with corresponding layer names and asset information
endorsement.
9. That the Owner makes financial arrangements for the installation of any new
service connections to the severed and/or retained lands to the satisfaction of the
City's Director of Engineering Services.
10. That any new driveways are to be built to City of Kitchener standards at the
11. That the Owner provides confirmation that the basement elevation can be drained
by gravity to the street sewers to
Engineering Services. If basement finished floor elevations do not allow for gravity
drainage to the existing municipal sanitary system, the owner will have to pump
the sewage to achieve gravity drainage from the property line to the municipal
sanitary sewer in the right of way,
Engineering Services.
12. That the Owner submits a Plan to implement a suitable design solution for a sump
pump outlet, to the satisfaction of th
13. That the Owner submit a Final Grading Plan to demonstrate that the drainage of
the subject lands will not adversely affect the drainage of adjacent properties or
the overall grading control plan, noting that the side yards currently accommodate
Director of Engineering Services.
14.
Approvals, the Owner shall enter into an agreement with the City of Kitchener, to
be prepared by the City Solicitor, to the satisfaction of the City Solicitor and the
following:
a) That the Owner shall prepare a Tree Preservation and Enhancement Plan for
the Severed and R
where necessary, implemented prior to any grading, servicing, tree removal or
the issuance of building permits. Such plans shall include, among other
matters, the identification of a proposed building envelope/work zone, a
landscaped area and the vegetation to be preserved. If necessary, the plan
shall include required mitigation and or compensation measures.
b) The owner further agrees to implement the approved plan. No changes to the
Site Plans.
c) The owner shall maintain the lands, in accordance with the approved Tree
Preservation and Enhancement Plan, for the life of the development.
15. That the owner pay to the City of Kitchener a cash-in-lieu contribution for park
dedication of $11,862.00.
16. That prior to final approval, the owner/applicant submits the Consent review fee
of $350.00.
17. That prior to final approval the Owner submit a Section 59 Notice, in accordance
with the Clean Water Act, to the satisfaction of the Region.
D. Consent Application B2025-030 - 66 Gage Avenue (Retained Parcel - Easement in
favour of 64 Gage Avenue)
That Consent Application B2025-030 for 66 Gage Avenue requesting Consent to
create an easement over the Retained Parcel, in favour of 64 Gage Avenue,
measuring 1.5 metres in width and 2.9 metres long, where the common wall is not
shared for access and maintenance, BE APPROVED subject to the following
conditions:
1.
fees for the Certificate of Official to the satisfaction of the Secretary-Treasurer and
City Solicitor, if required.
2. That the Owner shall obtain a tax certificate from the City of Kitchener to verify
that there are no outstanding taxes on the subject property(ies) to the
3. That the owner provides a digital file of the deposited reference plan(s) prepared by
an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or .dgn (Microstation)
format, as well as two full size paper copies of the plan(s). The digital file needs to
be submitted according to the City of Kitchener's Digital Submission Standards to
4. That the Owner provide a Reference Plan and a Building Location Survey, prepared
by an Ontario Land Surveyor, to confirm the boundaries of the new lots and that
the location of the foundation and setbacks, with respect to the proposed new lot
lines, conforms with the Zoning By-law to the satisfaction of the Manager,
Development Approvals.
5. That the Transfer Easement document(s) required to create the Easement(s) being
approved herein shall include the following, and shall be approved by the City
Approvals:
a) a clear and specific description of the purpose of the Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
conditions of any required maintenance, liability and/or cost sharing provisions
related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written consent
of the City.
6. That a
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor, be provided to the City Solicitor.
7. That prior to final approval the Owner submits the Consent Application Review Fee
of $350.00 to the Region of Waterloo.
8. That prior to final approval the Owner submit a Section 59 Notice, in accordance
with the Clean Water Act, to the satisfaction of the Region.
REPORT HIGHLIGHTS:
The purpose of this report is to assess a request for Consent to sever two (2) Semi-
Detached building lots so that each half of the semi-detached dwelling units can be
dealt with and serviced independently.
The key finding of this report is that the applications for Consent are deemed good
planning.
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 and this report was
Adjustment meeting. Notice of the application is also mailed to 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 properties, 60-62 Gage Avenue and 64-66 Gage Avenue are located at the
southwesterly bend of Gage Avenue (see Figure 1).
Subject Property
Figure 1 Aerial Photograph
In August of 2024, the Committee of Adjustment considered and approved Consent
Application B2024-021 for 62 Gage Avenue to facilitate the demolition of the existing
Single Detached Dwelling and sever the property into 2 lots to create 2 new Semi-
Detached Dwellings. This application was only to create the whole of the 2 separate semi-
detached building lots. It was intended that future Consent Applications would be
submitted to enable each half of the semi-detached dwellings to be dealt with
independently.
Figure 2 shows that the Semi-Detached Dwelling on the property addressed as 60-62
Gage has been substantially constructed whereas the foundation is getting ready to be
poured for the Semi-Detached Dwelling proposed for 64-66 Gage Avenue (see Figure 3).
Figure 2 Consent Application B2024-021 62 Gage Avenue
Figure 2 Photograph of 60 and 62 Gage Avenue
64 and 66 Gage
Figure 3 Photograph of where 64 and 66 Gage Avenue will be constructed
Figure 4 Consent Plans for 60-66 Gage Avenue (source: Grit Engineering)
The subject properties are Community Areas Urban Structure
and are Low Rise Residential
Plan.
The properties are zoned Low Rise Residential Four Zone (RES-4-law
2019-051.
The purpose of the Applications is to sever the two (2) Semi-Detached Dwellings, located
on 60-62 and 64-66 Gage Avenue, so that each half of the semi-detached dwelling can be
dealt with and serviced independently (see Figure 4). Additionally, because the walls of
the semi-detached dwelling units along the common lot line are offset, Consent is required
to permit easements for access and maintenance purposes where the wall is not shared
and jointly used.
It is noted that the foundations for the future buildings/dwellings have not yet been poured
and/or surveyed and a Reference Plan and Building Location Survey was not provided
and submitted with the Consent Applications. Typically, best practices dictate that prior to
the Consent of a property proposed to contain an attached dwelling, the foundation is to
be set and surveyed so as to accurately capture the new lot line as constructed. The City
is cognisant of the construction challenges and excavation costs that this process poses,
and as such, will permit Consent Applications to proceed ahead of the foundation being
poured and surveyed. The Applicant is submitting these applications with confidence that
the existing and future foundations will coincide with the proposed lot dimensions and
setbacks and is proceeding with the applications at this time . A new
condition is proposed to be added to these types of Consent Approvals as follows:
Building Location Survey,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new
lots and that the location of the foundation and setbacks, with respect to the
proposed new lot lines, conforms with the Zoning By-law to the satisfaction of
Should the common wall of the foundation not be located on the common lot line, or the
setbacks of the building/dwelling do not meet zoning requirements, the Applicant will be
required to rectify and/or submit Committee of Adjustment Applications to resolve the
errors and/or deficiencies at their own expense.
REPORT:
Planning Comments:
In considering all the relevant Provincial legislation, Regional and City policies and
regulations, Planning staff offer the following comments:
Provincial Planning Statement (PPS 2024)
Staff are satisfied that the proposed infill severance applications are consistent with the
Provincial Planning Statement in general and as it related to housing policies in Chapter 2
regarding intensification and facilitating housing options. Section 2.2 1 (b) states that
Planning authorities shall provide for an appropriate range and mix of housing options and
densities to meet projected needs of current and future residents of the regional market
area by permitting and facilitating all housing options required to meet the social, health,
economic and well-being requirements of current and future residents.
Regional Official Plan (ROP):
The Region of Waterloo is an upper-tier municipality without planning responsibilities. The
More Homes Built Faster Act
responsibilities from upper-tier governments across the Province, including the Region of
Waterloo to local municipalities. The Region is responsible for commenting on the
infrastructure and service delivery that the Region of Waterloo delivers to the community,
such as Public Health and Paramedic Services, Affordable Housing, source water
protection, water and wastewater infrastructure, transit and transportation, waste
management, and the Region of Waterloo International Airport. As a result, the Region no
longer has a ROP as it is now an Official Plan for area municipalities who are responsible
for implementation of the ROP until it is repealed through a future Area Municipal planning
exercise.
-Up
e ROP as this
neighbourhood provides for the physical and community infrastructure required for the
proposed residential development, including transportation networks, municipal water and
wastewater systems, and a broad range of social and public health services. Regional
polices require 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. Staff are satisfied that the proposed
severance applications adhere to these policies and conforms to the ROP.\]
Community Area Urban Structure and is
Low Rise ResidentialMap 3
Section 17.E.20.5 of the Official Plan implements Section 51 of the Planning Act and
contains policies regarding infill development and lot creation (Consent Policies).These
policies state the following:
E.20.5 Applications for consent to create new lots will only be granted where:
a) the lots comply with the policies of this Plan, any Community Plan
and/or Secondary Plan, and that the lots are in conformity with the
Zoning By-law, or a minor variance has been granted to correct any
deficiencies;
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;
c) all of the criteria for plan of subdivision are given due consideration;
d) the lot will have frontage on a public street;
e) municipal water services are available;
f) municipal sanitary services are available except in accordance with
Policy 14.C.1.19;
g) a Plan of Subdivision or Condominium has been deemed not to be
necessary for proper and orderly development; and,
h) the lot(s) will not restrict the ultimate development of adjacent
Zoning By-law 2019-051
The properties are zoned Low Rise Residential Four Zone (RES--law
2019-051. The use of a semi-detached dwelling is permitted and review of the severance
-
zoning regulations.
Planning Conclusions/Comments:
With respect to the criteria for the subdivision of land listed in Section 51(24) of the
Planning Act, R.S.O. 1990, c.P.13, staff is satisfied that the creation of the severed lots are
desirable and appropriate. The uses of both the severed and retained parcels are in
-law. Planning staff is of the opinion
that the size, dimension and shape of the proposed lots are suitable for the use of the
lands and compatible with the surrounding community. The severed lands front onto an
established public street and are serviced with municipal services. Staff is further of the
opinion that the proposal is consistent with the Region of Waterloo Official Plan, the
Provincial Planning Statement, and is good planning and in the public interest.
Environmental Planning Comments:
Standard condition to complete a Tree Preservation/Enhancement Plan to determine if any
of the trees remaining near property lines and/or in shared ownership have been harmed
by the construction activity that occurred without study or tree protection have been
harmed, need remedial arboricultural actions, or other remedies such as removal.
Heritage Planning Comments:
The property municipally addressed as 60 Gage Avenue has no heritage status. It is,
however, located adjacent to 85 and 99 Strange Street, properties which are listed as non-
designated properties of cultural heritage value or interest on the City's Municipal Register.
The subject property is also located within the Warehouse District Cultural Heritage
Landscape (CHL). The Kitchener Cultural Heritage Landscape Study (CHLS) dated
December 2014 and prepared by The Landplan Collaborative Ltd. was approved by
Council in 2015. The CHLS serves to establish an inventory and was the first step of a
phased Cultural Heritage Landscape (CHL) conservation process. The proposed
severance and easement will not have an impact on the CHL's attributes, and on the listed
properties. Thus, staff have no concerns.
Building Division Comments:
The Building Division has no objections to the proposed consent.
Engineering Division Comments:
B2025-027 60 Gage Avenue
Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval. Our records indicate
sanitary, and water municipal services are currently available to service this property.
Any new driveways are to be built to City of Kitchener standards. All works are at the
expense, and all work needs to be completed prior to occupancy of the
building.
A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering. Here is the OBC standard: This is the
requirement in the code: 9.14.5.1. Drainage Disposal
o Foundation drains shall drain to a sewer, drainage ditch or dry well.
The side yard currently accommodates overland stormwater flows from the rear yard.
The final grading of this property shall not adversely affect the drainage of adjacent
properties or the overall grading control plan. The Owner is responsible to address
storm water drainage at the Building Permit stage. Engineering requires a minimum 1
metre swale centered on property line. Therefore, the walkway to the side door
cannot encroach within the 0.5 metres from property line towards the house.
B2025-028 62 Gage Avenue
Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval. Our records indicate
sanitary, and water municipal services are currently available to service this property.
Any new driveways are to be built to City of Kitchener standards. All works are at the
expense, and all work needs to be completed prior to occupancy of the
building.
A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering. Here is the OBC standard: This is the
requirement in the code: 9.14.5.1. Drainage Disposal
o Foundation drains shall drain to a sewer, drainage ditch or dry well.
The side yard currently accommodates overland stormwater flows from the rear yard.
The final grading of this property shall not adversely affect the drainage of adjacent
properties or the overall grading control plan. The Owner is responsible to address
storm water drainage at the Building Permit stage. Engineering requires a minimum 1
metre swale centered on property line. Therefore, the walkway to the side door
cannot encroach within the 0.5 metre from property line towards the house.
B2025-029 64 Gage Ave.
Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval. Our records indicate
sanitary, and water municipal services are currently available to service this property.
Any new driveways are to be built to City of Kitchener standards. All works are at the
expense, and all work needs to be completed prior to occupancy of the
building.
A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering. Here is the OBC standard: This is the
requirement in the code: 9.14.5.1. Drainage Disposal
o Foundation drains shall drain to a sewer, drainage ditch or dry well.
The side yard currently accommodates overland stormwater flows from the rear yard.
The final grading of this property shall not adversely affect the drainage of adjacent
properties or the overall grading control plan. The Owner is responsible to address
storm water drainage at the Building Permit stage. Engineering requires a minimum 1
metre swale centered on property line. Therefore, the walkway to the side door
cannot encroach within the 0.5 metres from property line towards the house.
B2025-030 66 Gage Ave.
Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval. Our records indicate
sanitary, and water municipal services are currently available to service this property.
Any new driveways are to be built to City of Kitchener standards. All works are at the
expense, and all work needs to be completed prior to occupancy of the
building.
A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering. Here is the OBC standard: This is the
requirement in the code: 9.14.5.1. Drainage Disposal
o Foundation drains shall drain to a sewer, drainage ditch or dry well.
The side yard currently accommodates overland stormwater flows from the rear yard.
The final grading of this property shall not adversely affect the drainage of adjacent
properties or the overall grading control plan. The Owner is responsible to address
storm water drainage at the Building Permit stage. Engineering requires a minimum 1
metre swale centered on property line. Therefore, the walkway to the side door
cannot encroach within the 0.5 metres from property line towards the house.
Parks and Cemeteries/Forestry Division Comments:
B2025 027 60 Gage Avenue (Future Severed)
Cash-in-lieu of park land dedication will be required at the time of severance for the severed
parcel as 1 new development lot will be created. The cash-in-lieu dedication required is
$11,862. Park Dedication is calculated at 5% of the new development lot only, with a land
valuation calculated by the lineal frontage of 7.62 m and a land value of $36,080 per frontage
meter, which equals $13,746.48. In this case, a per unit cap of $11,862.00 has been applied.
B2025 028 62 Gage Avenue (Future Retained)
No concerns, no requirements.
B2025 029 64 Gage Avenue (Future Severed)
Cash-in-lieu of park land dedication will be required at the time of severance for the severed
parcel as 1 new development lot will be created. The cash-in-lieu dedication required is
$11,862. Park Dedication is calculated at 5% of the new development lot only, with a land
valuation calculated by the lineal frontage of 7.64 m and a land value of $36,080 per frontage
meter, which equals $13,782.56. In this case, a per unit cap of $11,862.00 has been applied.
B2025 030 66 Gage Avenue (Future Retained)
No concerns, no requirements.
Transportation Planning Comments:
No concerns.
Region of Waterloo Comments:
The owner/applicant is proposing Consent to sever to create four conveyable parcels and
associated easements/right of way. Redevelopment is proposed for a semi-detached
structure (sharing party line) containing a duplex dwelling on each lot (i.e. 2 units on each
lot). Minor variances are not needed to facilitate the consent. All parcels have local road
access and full municipal services. Subject lands are within the Urban Area Boundary and
designated Built-Up Area in the Regional Official Plan (ROP).
Lot configuration is as follows:
Plan 402, Part 2
- Unit 66 (retained) 343.3sqm with irregular frontage (11.32+11.38+17.08m)
- Unit 64 (severed) 211.9sqm with irregular frontage (5.19+4.62m)
Plan 402, Part 3
- Unit 62 (retained) 211.6sqm with 7.62m frontage
- Unit 60 (severed) 214.4sqm with 7.62m frontage
Airport Zoning Regulations (Advisory)
Regional staff have no concerns with the application, however, the applicant is advised
that if the development requires a crane (over 100ft in height), the developer must submit
a Land Use application to NAV Canada and obtain a letter of no objection to the
satisfaction of the Region.
Threats Inventory Database (Advisory)
until such time as access is transferred to the area municipality. Noting that there are no
medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a Notice
of Source Protection Plan Compliance (S. 59 Notice) is required as part of a formal
application for Consent. Regional Staff are not in receipt of the S. 59 Notice.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following condition(s):
1. That the applicant submit the Regional Consent Review fee of $350.00 per application
to the satisfaction of the Region of Waterloo.
2. That prior to final approval the Owner submit a Section 59 Notice, in accordance with
the Clean Water Act, to the satisfaction of the Region.
GRCA Comments:
Grand River Conservation Authority (GRCA) staff have reviewed the Consent
Applications.
GRCA has no objection to the approval of the Consent 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.
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 site with the agenda in advance
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
interested parties to find additional information on th
Planning Division. Notice of the application is also 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 (ROP)
Official Plan (2014)
Zoning By-law 2019-051
DSD-2024-357, Consent Application B2024-021
From:Becca Robinson <Becca.Robinson@kitchener.ca>
Sent: Wednesday, October 15, 2025 11:01 AM
To: Tina Malone-Wright <Tina.MaloneWright@kitchener.ca>
Subject:Re: ACTION REQUIRED -Committee of Adjustment Application Review –October 21, 2025
Meeting
Hi Tina,
I have updatedmy comments for these applications as follows (below).I've attached an updated word
doc as well.
B2025 – 027 – 60 Gage Avenue (future severed)
Cash-in-lieu of park land dedication will be required at the time of severance for the severed parcel as 1
new development lot will be created. The cash-in-lieu dedication required is $11,862. Park Dedication is
calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage
of 7.62 m and a land value of $36,080 per frontage meter, which equals $13,746.48. In this case, a per
unit cap of $11,862 has been applied.
B2025 – 028 – 62 Gage Avenue (future retained)
No concerns, no requirements
B2025 – 029 – 64 Gage Avenue (future severed)
Cash-in-lieu of park land dedication will be required at the time of severance for the severed parcel as 1
new development lot will be created. The cash-in-lieu dedication required is $11,862. Park Dedication is
calculated at 5% of the new development lot only, with a land valuation calculated by the lineal frontage
of 7.64 m and a land value of $36,080 per frontage meter, which equals $13,782.56. In this case, a per
unit cap of $11,862 has been applied.
B2025 – 030 – 66 Gage Avenue (future retained)
No concerns, no requirements
Thanks,
Becca Robinson, MLA, OALA, CSLA
Parks Planning & Development Project Manager
Development and Housing Approvals / City of Kitchener
519-904-5778 / Becca.Robinson@kitchener.ca
PLANNING, DEVELOPMENT AND
LEGISLATIVE SERVICES
th
150 Frederick Street, 8 floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
Fax: 519-575-4449
www.regionofwaterloo.ca
Erica Ali, MCIP, RPP
File: D20-20/25 CAM
October 6, 2025
Connie Owen
Administrative Clerk, Legislative Services
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Dear Ms. Owen:
Re: Comments on Consent Applications – B 2024-031, and B2025-026 through
B2025-031 (inclusive)
Committee of Adjustment Meeting - October 21, 2025
City of Kitchener
Page 1 of 7
File: B2024-031
Address: 829 Stirling Ave S
Description: PLAN 785 PT LOT 3
Owner/Applicant: KK Holding Inc c/o Venkata Teja Reddy Thamma
The applicant/owner proposes consent to sever to create a new lot. The consent will
facilitate the redevelopment of the subject lands with construction of a duplex semi-
detached dwelling on each lot (existing structures to be demolished). Minor variance is
not needed to facilitate the consent. All parcels have local road access and full
municipal services. Subject lands are within the Urban Area Boundary and designated
Built-Up Area in the Regional Official Plan (ROP). Note the application was deferred by
the Committee of Adjustment on November 19, 2024, to allow for the applicant to install
the property foundation prior to the severance.
Lot configuration is as follows: Retained and Severed -- 362.31sqm, 7.92m frontage
Threats Inventory Database (Advisory)
The following information from the Region’s Threat Inventory Database (TID) is
provided until such time as access is transferred to the area municipality. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (Section 59 Notice) is required as part of
a formal application for Consent. Regional Staff acknowledge receipt of the S. 59
Notice.
Fees (Advisory)
Regional staff are in receipt of the required consent review fee of $350, received
November 15, 2024.
Regional staff have no objection to this application.
Page 2 of 7
File: B2025-026
Address: 96/98 Third Ave
Description: PLAN 254 PT BLK B
Owner: Dario Bakic, Jovana Bakic, Katarina Bakic
Applicant: Bobicon Ltd c/o Boban Jakanovic
The owner/applicant is proposing consent to sever to create a new residential lot.
Redevelopment is proposed (under construction) for a semi-detached structure (sharing
party line) containing a duplex dwelling on each lot (i.e. 2 dwelling units on each lot).
Minor variances are not needed to facilitate the consent. All parcels have local road
access and full municipal services. Subject lands are within the Urban Area Boundary
and designated Built-Up Area in the Regional Official Plan (ROP).
Lot configuration is as follows:
- Severed – 320.67sqm with 8.055m frontage
- Retained – 320.91sqm with 8.056m frontage
Airport Zoning Regulations (Advisory)
The property is located in an area subject to Airport Zoning Regulations. Regional staff
have no concerns with the application, however, the applicant is advised that if the
development requires a crane, the developer must submit a Land Use application to
NAV Canada and obtain a letter of no objection to the satisfaction of the Region.
Threats Inventory Database (Advisory)
The following information from the Region’s Threat Inventory Database (TID) is
provided until such time as access is transferred to the area municipality. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (Section 59 Notice) is required as part of
a formal application for Consent. Regional Staff acknowledge receipt of the S. 59
Notice.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application to
the satisfaction of the Region of Waterloo.
Page 3 of 7
File: B2025-027—B2025-030 (inclusive)
Address: 60/62, 64/66 Gage Ave
Description: PLAN 402 PT LOT 20 RP 58R12573 PT 1
Owner/Applicant: Jon Crummer; jon@homeridgedesign.com
The owner/applicant is proposing consent to sever to create four conveyable parcels
and associated easements/right of way. Redevelopment is proposed for a semi-
detached structure (sharing party line) containing a duplex dwelling on each lot (i.e. 2
units on each lot). Minor variances are not needed to facilitate the consent. All parcels
have local road access and full municipal services. Subject lands are within the Urban
Area Boundary and designated Built-Up Area in the Regional Official Plan (ROP).
Lot configuration is as follows:
Plan 402, Part 2
- Unit 66 (retained) – 343.3sqm with irregular frontage (11.32+11.38+17.08m)
- Unit 64 (severed) – 211.9sqm with irregular frontage (5.19+4.62m)
Plan 402, Part 3
- Unit 62 (retained) – 211.6sqm with 7.62m frontage
- Unit 60 (severed) – 214.4sqm with 7.62m frontage
Airport Zoning Regulations (Advisory)
Regional staff have no concerns with the application, however, the applicant is advised
that if the development requires a crane (over 100ft in height), the developer must
submit a Land Use application to NAV Canada and obtain a letter of no objection to the
satisfaction of the Region.
Threats Inventory Database (Advisory)
The following information from the Region’s Threat Inventory Database (TID) is
provided until such time as access is transferred to the area municipality. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (S. 59 Notice) is required as part of a
formal application for Consent. Regional Staff are not in receipt of the S. 59 Notice.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application to
the satisfaction of the Region of Waterloo.
Page 4 of 7
File: B2025-031
Address: 509 Park St & 54 Mt. Hope St (and portion of 82 York St),
Description: PLAN 438 PT LOT 14 PT LOT 15 PT LOT 17 RP 58R838 PT LOT 1 PT
LOT 2 PT LOT 9
Owner: Woodhouse Investments c/o Joe Woodhouse
Applicant: Up Consulting Ltd c/o David Galbraith; david@upconsulting.ca
The owner/applicant is proposing consent to sever for lot addition, to convey part of
parcel (509 Park St) to 54 Mt Hope St. The lands are also subject to a conditionally
approved consent (B 2024-015), conveying a portion of 82 York St to 509 Park St. to
facilitate a proposed development that is currently undergoing site plan approval
(SPF25/052/P and SPF25/053/P). The consent will facilitate the proposed residential
redevelopment of the conveyed parts or parcel while accommodating existing use on
retained lands.
The Retained lot will accommodate the existing healthcare building fronting Park St
(including access drive, parking, common amenity area). The severed lot (54 Mt Hope
St) along with conveyed part of parcel (82 York St - subject to B 2024-015) will
accommodate a proposal for 12-unit stacked townhouses accessed from Mt. Hope St
(including access drive).
The applicant is proposing to establish reciprocal easement rights (blanket easement)
and a development agreement to provide for the coordinated and long-term functioning
of the subject lands. Noting that, Part 2 and Part 9 on R-Plan 58R-838, are subject to
existing easement as in instrument No. 1518268 pertaining to access/servicing for
neighboring property.
Minor variances are needed to facilitate the consent in relation to the lot accommodating
the residential development. All parcels have local road access and full municipal
services. Subject lands are within the Urban Area Boundary, designated Built-Up Area
and MTSA (Grand River Hospital Station) in the Regional Official Plan (ROP).
Airport Zoning Regulations (Advisory)
Regional staff have no concerns with the application, however, the applicant is advised
that if the development requires a crane (over 100ft in height), the developer must
submit a Land Use application to NAV Canada and obtain a letter of no objection to the
satisfaction of the Region.
Threats Inventory Database (Advisory)
The following information from the Region’s Threat Inventory Database (TID) is
provided until such time as access is transferred to the area municipality. Noting, there
are one high threat identified on subject property and no medium/high threats identified
adjacent to property.
Page 5 of 7
Threat ID: 32176
Company: ONTARIO ADDICTION TREATMENT CENTRES
Threat Rank: High
NAICS: Offices of Physician (622110)
Source Table: Waste Generating Companies
Record Last Updated: Sep 6, 2013 5:03 AM
Hydrogeology & Source Water Protection Plan
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (S.59 Notice) is required as part of a
formal application for Consent. Regional Staff are not inreceipt of the S. 59 Notice
whichwill be required as a condition of consent approval if not received by the Region
prior to the Decision of the Committee of Adjustment.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s)will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1.That the applicant submit the regional consent review fee of $350 per application
to the satisfaction of the Region of Waterloo.
2.That the applicant submit the Notice of Source Protection Plan Compliance (S.
59 Notice)to the satisfaction of the Region of Waterloo.
Page 6 of 7
General Comments
Any future development on the lands subject to the above-noted consent applications
will be subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof. Prior to final approval, City staff must be in receipt of the above-
noted Regional condition clearances. Please accept this letter as our request for a copy
of the staff reports, decisions and minutes pertaining to each of the consent applications
noted above. Should you require Regional Staff to be in attendance at the meeting or
have any questions, please do not hesitate to contact the undersigned.
Thank you,
Erica Ali, MCIP, RPP
Planner
Regional Growth, Development and Sustainability Services
Regional Municipality of Waterloo
Page 7 of 7
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
From:LANDUSEPLANNING
To:Committee of Adjustment (SM)
Subject:Kitchener - 60, 62, 64 & 66 Gage Ave - B2025-027, B2025-028, B2025-029 & B2025-030
Date:Wednesday, October 15, 2025 7:24:33 PM
Hello,
We are in receipt of your Application for Consent, B2025-027, B2025-028, B2025-029 & B2025-030 dated 2025-09-26.
We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our
preliminary review considers issues affecting Hydro One’s 'High Voltage Facilities and Corridor Lands' only.
For proposals affecting 'Low Voltage Distribution Facilities’ the Owner/Applicant should consult their local area
Distribution Supplier. Where Hydro One is the local supplier the Owner/Applicant must contact the Hydro subdivision
group at subdivision@Hydroone.com or 1-866-272-3330.
To confirm if Hydro One is your local distributor please follow the following link: Stormcentre (hydroone.com)
Please select “Search” and locate the address in question by entering the address or by zooming in and out of the map.
If you have any further questions or inquiries, please contact Customer Service at 1-888-664-9376 or e-mail
CustomerCommunications@HydroOne.com to be connected to your Local Operations Centre
If you have any questions please feel free to contact myself.
Thank you,
Land Use Planning Department
Hydro One Networks Inc.
Email: LandUsePlanning@HydroOne.com
From:LANDUSEPLANNING
To:Planning Applications (SM); Committee of Adjustment (SM)
Subject:Kitchener - 64 Gage Ave - B2025-029
Date:Wednesday, October 15, 2025 7:23:22 PM
Hello,
We are in receipt of your Application for Consent, B2025-029 dated 2025-09-26. We have reviewed the documents
concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues
affecting Hydro One’s 'High Voltage Facilities and Corridor Lands' only.
For proposals affecting 'Low Voltage Distribution Facilities’ the Owner/Applicant should consult their local area
Distribution Supplier. Where Hydro One is the local supplier the Owner/Applicant must contact the Hydro subdivision
group at subdivision@Hydroone.com or 1-866-272-3330.
To confirm if Hydro One is your local distributor please follow the following link: Stormcentre (hydroone.com)
Please select “Search” and locate the address in question by entering the address or by zooming in and out of the map.
If you have any further questions or inquiries, please contact Customer Service at 1-888-664-9376 or e-mail
CustomerCommunications@HydroOne.com to be connected to your Local Operations Centre
If you have any questions please feel free to contact myself.
Thank you,
Land Use Planning Department
Hydro One Networks Inc.
Email: LandUsePlanning@HydroOne.com