HomeMy WebLinkAboutDSD-2025-370 - Zoning By-law Amendment Application ZBA25/016/W/BB - 137 Woodhaven Road - 2394608 Ontario Inc.Staff Report
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Development Services Department www.kitchener.ca
REPORT TO: Planning and Strategic Initiatives Committee
DATE OF MEETING: October 27, 2025
SUBMITTED BY: Garett Stevenson, Director of Development and Housing
Approvals, 519-783-8922
PREPARED BY: Brian Bateman, Senior Planner, 519-783-8905
WARD(S) INVOLVED: Ward 3
DATE OF REPORT:
REPORT NO.:
September 26, 2025
DSD -2025-370
SUBJECT: Zoning Bylaw Amendment Application ZBA25/016/W/BB
137 Woodhaven Road
2394608 Ontario Inc.
RECOMMENDATION:
That Zoning By-law Amendment Application ZBA25/016/W/BB requesting to amend
Zoning By-law 2019-051 for 2394608 Ontario Inc. be approved in the form shown in
the `Proposed By-law' and `Map No. 1', attached to Report DSD -2025-370 as
Attachments 'Al' and `A2', BE APPROVED.
REPORT HIGHLIGHTS:
• The purpose of this report is to evaluate and provide a planning recommendation
regarding a Zoning By-law Amendment Application for the subject lands located at
137 Woodhaven Road. It is Planning Staff's recommendation that the Zoning By-law
Amendment Application be approved.
• The proposed amendment would rezone the subject property from `Low Rise
Residential Two Zone (RES -2)' to `Low Rise Residential Four Zone (RES -4)' to permit
the use of the property for a semi-detached dwelling whereas the 'RES -2' zone does
not permit a semi-detached dwelling.
• The new semi-detached dwelling would meet all the regulations in the 'RES -4' zone
and no site-specific regulations would be required.
• The owner proposes to demolish the existing duplex dwelling and construct a new
semi-detached dwelling with four (4) additional dwelling units (ADUs) (attached) for a
total of six (6) units. A future Consent application is proposed to divide the property
into two (2) separate and conveyable lots so that each property will contain three (3)
dwelling units each.
• The demolition and construction will result in the displacement of existing tenants.
The City's Rental Replacement By-law does not apply as there are two existing
dwelling units proposed to be demolished and the By-law only applies where there are
6 or more units being demolished.
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 40 of 295
• Community engagement included:
o circulation of a preliminary notice postcard to property owners and residents
within 240 metres of the subject site, newspaper ad and posting on City's
website;
o installation of a billboard notice sign on the property;
o Neighbourhood Meeting held on July 22, 2025;
o follow up one-on-one correspondence with members of the public;
0 on-site meeting on September 17, 2025; and
o Notice of the public meeting was published in The Record on October 3, 2025.
• This report supports the delivery of core services.
• This application was deemed complete on June 23, 2025. The applicant can appeal
the application for non -decision after September 21, 2025.
EXECUTIVE SUMMARY:
The owner of the subject lands, addressed as 137 Woodhaven Road, is proposing to
change the zoning on the subject lands from `Low Rise Residential Two Zone (RES -2)' to
`Low Rise Residential Four Zone (RES -4)'. This will facilitate the redevelopment of the site
with a semi-detached dwelling with attached ADUs. Staff are recommending that the
application to amend the zoning of the subject property be approved as recommended.
REPORT:
The subject property is legally described as Lot 39 Registered Plan 849 in the City of
Kitchener and addressed as 137 Woodhaven Road. The property is located on the south
side of Woodhaven Road (see Figure 1). The subject site is in the Vanier Neighbourhood
and is approximately 400 metres north of Fairway Road South, which is a commercial
corridor and Protected Major Transit Station Area. The Fairway ION transit station stop is
within walking distance, located at Fairview Park Mall.
i
SUBJECT AREA
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Figure 1 — Location Map
Page 41 of 295
The lot is 582 square metres in area with a lot frontage of 15.85 metres along Woodhaven
Road. The subject site (outlined in red in Figure 2 below) contains a duplex dwelling,
originally constructed as a detached home in late 1950's and converted to a duplex in
2019.
The subject site is within an established residential neighbourhood. The surrounding land
uses consist primarily of low density residential, containing a broad mix of single detached
dwellings, semi-detached dwellings and low-rise apartment buildings (see Figure 3).
Approximately 360 metres southwest is a mix of high density residential in the form of
high-rise apartments and commercial uses in the form of restaurants, movie theatres,
medical offices, grocery stores, a variety of shopping centres, and the Fairway ION transit
station. Figure 4 identifies single and semi-detached dwellings within close proximity of the
subject property.
Figure 2 — Aerial Photo of Subject Property
Figure 3 — Surrounding Land Use Map (Source: SBM Ltd., 2025)
Page 42 of 295
Figure 4 — Single and Semi-detached Dwelling Areas
The applicant is proposing to construct a new semi-detached dwelling containing two (2)
additional dwelling units (ADUs) (attached), for a total of 6 new residential dwelling units
(see Figure 4). The existing duplex dwelling is proposed to be demolished and the owner
has advised that the current tenants will be displaced as a result. The owner has indicated
that notice will be provided in accordance with the Residential Tenancies Act. The Owner
has advised staff that upon completion of the new dwellings, currents tenants will be
offered to move into a new unit at the same rental rate. The demolition of the duplex is not
subject to the City's Rental Replacement By-law because the demolition of less than 6
dwelling units is exempted.
A future Consent application will be submitted to sever the subject property into two
separate and conveyable lots each having approximately 7.5 metres of lot width. Each lot
would be serviced independently and contain a semi-detached dwelling with two ADUs
(attached) per side, for a total of six dwelling units.
The proposed site plan provided in Figure 5 below shows the proposed severance line and
the proposed footprint. The new building is proposed to have front porches, a single width
driveway for each side with parking for 2 vehicles in tandem, and a rear yard deck with
access to a rear yard amenity area. The design of the proposed building and location of
the driveways will allow for the retention of the existing boulevard tree.
Page 43 of 295
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Figure 5 — Proposed Site Plan of the Semi -Detached Dwelling
Figures 6, 7 and 8 below, show the proposed conceptual building elevations. Figure 5 is
the front view. Note the front porches and lower pitch line of the roof. The height is
proposed to be 9 metres (29 feet) and two (2) storeys, in accordance with the maximum
permitted height regulation based on the established height of the adjacent buildings.
Page 44 of 295
Figure 6 - Proposed Front View of the Semi -Detached Dwelling
Figure 7 — Proposed Side View of the Semi -Detached Dwelling
In
Page 45 of 295
a
Figure 7 — Proposed Side View of the Semi -Detached Dwelling
In
Page 45 of 295
Figure 8 - Proposed Rear View of the Semi -Detached Dwelling
Planning Act, R.S.O. 1990, c. P.13 25.
Section 2 of the Planning Act establishes matters of provincial interest and states that the
Minister, the council of a municipality, a local board, a planning board and the Tribunal, in
carrying out their responsibilities under this Act, shall have regard to, among other matters,
matters of provincial interest such as:
f) The adequate provision and efficient use of communication, transportation, sewage
and water services and waste management systems;
g) The minimization of waste;
h) The orderly development of safe and healthy communities;
j) The adequate provision of a full range of housing, including affordable housing;
k) The adequate provision of employment opportunities;
p) The appropriate location of growth and development;
q) The promotion of development that is designed to be sustainable, to support public
transit and to be oriented to pedestrians;
r) The promotion of built form that,
(i) Is well-designed,
(ii) Encourages a sense of place, and
(iii) Provides for public spaces that are of high quality, safe, accessible, attractive
and vibrant;
s) The mitigation of greenhouse gas emissions and adaptation to a changing climate.
These matters of provincial interest are addressed and are implemented through the
Provincial Planning Statement, 2024, as it directs how and where development is to occur.
The City's Official Plan is the most important vehicle for the implementation of the
Provincial Planning Statement, 2024 and to ensure Provincial policy is adhered to.
Page 46 of 295
Provincial Planning Statement, 2024:
The Provincial Planning Statement (PPS), 2024 is a streamlined province -wide land use
planning policy framework that replaces both the Provincial Policy Statement, 2020 and A
Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 while building upon
housing -supportive policies from both documents. The PPS 2024 came into force on
October 20, 2024.
According to the Province, the PPS 2024 provides municipalities with the tools and
flexibility they need to build more homes. It enables municipalities to:
• plan for and support development, and increase the housing supply across the
province
• align development with infrastructure to build a strong and competitive economy
that is investment -ready
• foster the long-term viability of rural areas
• protect agricultural lands, the environment, public health and safety
Sections 2.1.6 and 2.3.1.3 of the PPS 2024 promote planning for people and homes and
supports planning authorities to support general intensification and redevelopment while
achieving complete communities by accommodating an appropriate range and mix of land
uses, housing options, transportation options with multimodal access, employment, public
service facilities and other institutional uses, recreation, parks and open space, and other
uses to meet long-term needs.
Section 2.2.1 requires that Planning authorities provide for a range and mix of housing
options and densities to meet projected needs of current and future residents. One way
this is accomplished is by "permitting and facilitating: 1. all housing options required to
meet the social, health, economic and wellbeing requirements of current and future
residents, including additional needs housing and needs arising from demographic
changes and employment opportunities; and 2. all types of residential intensification ... for
residential use, development and introduction of new housing options within previously
developed areas, and redevelopment, which results in a net increase in residential units...
In this regard, Development and Housing Approvals (DHA) staff is of the opinion that the
requested amendment is consistent with the PPS 2024; it will facilitate a gentle residential
intensification of the subject property with a compatible built form.
Regional Official Plan (ROP):
The Region of Waterloo is an upper -tier municipality without planning responsibilities. The
More Homes Built Faster Act, 2022, amended the Planning Act by transferring planning
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.
Page 47 of 295
For purposes of this application, Regional staff have provided their comments which have
been consideration in the formation of the planning recommendation of the subject
applications.
The subject lands are designated "Urban Area" and "Built -Up Area" on Schedule 3a of the
Regional Official Plan (ROP). Urban Area policies of the ROP identify that the focus of the
Region's future growth will be within the Urban Area and the proposed development
conforms to Policy 2.F of the ROP as the proposed development will support the
achievement of the minimum intensification targets within the delineated Built -Up Area.
Growth is directed to the Built Up Area of the Region to make better use of infrastructure
that can assist in transitioning the Region into an energy efficient, low carbon community.
Furthermore, intensification within the Built -Up Area assists the gradual transition of
existing neighbourhoods within the Region into 15 -minute neighbourhoods that are
compact, well connected places that allow all people of all ages and abilities to access the
needs for daily living within 15 minutes by walking, cycling or rolling. The Region of
Waterloo have indicated they have no objections to the proposed application. (Attachment
`D'
The proposed development conforms the ROP, since the proposed development helps to
achieve the planned intensification target. Moreover, the proposed built form provides a
mix of unit types and is appropriately located in which growth can be located close to
transit and active transportation services and infrastructure. In addition, Chapter 3 of
ROPA 6 establishes policies for housing in the region. The proposed development meets
the intent of these policies
City of Kitchener Official Plan (OP)
Urban Structure
The Official Plan establishes an Urban Structure for the City of Kitchener and provides
policies for directing growth and development within this structure. The subject property is
identified on Map 2 — Urban Structure of the City's Official Plan (OP) as `Community
Areas'. The OP states that "The planned function of Community Areas is to provide for
residential uses as well as non-residential supporting uses intended to serve the
immediate residential areas." This urban structure component allows for limited
intensification in accordance with the applicable land use designation and the Urban
Design Policies in Section 11. In addition, "development must be sensitive to and
compatible with the character, form and planned function of the surrounding context."
The subject proposal would assist in achieving the planned function by facilitating a gentle
residential intensification that is sensitive to and compatible with the surrounding context.
The requested amendment would facilitate low rise residential development that is
compatible in lot area, lot width, lot coverage, height and setbacks with the surrounding
neighbourhood.
DHA staff is of the opinion that the requested amendment will support redevelopment that
conforms to the City's `Community Areas' policies.
Housing Policies
The City's Official Plan contains numerous housing -related objectives and policies that
apply to the subject proposal, for example:
Page 48 of 295
4.1.1. To provide for an appropriate range, variety and mix of housing types and
styles, densities, tenure and affordability to satisfy the varying housing needs
of our community through all stages of life.
4.1.5. To encourage and support the retention and rehabilitation of older housing or
the reconstruction of existing housing to maintain the housing stock and the
stability and community character of established residential neighbourhoods.
4.C.1.6. The City will identify and encourage residential intensification and/or
redevelopment, including adaptive re -use and infill opportunities, including
additional dwelling units, attached and detached, in order to respond to
changing housing needs and as a cost-effective means to reduce
infrastructure and servicing costs by minimizing land consumption and
making better use of existing community infrastructure.
4.C.1.8. Where a special zoning regulation(s) or minor variance(s) is/are requested,
proposed or required to facilitate residential intensification or a
redevelopment of lands, the overall impact of the special zoning regulation(s)
or minor variance(s) will be reviewed, but not limited to the following to
ensure, that:
a) Any new buildings and any additions and/or modifications to existing
buildings are appropriate in massing and scale and are compatible with
the built form and the community character of the established
neighbourhood and will have regard to Section 11 of this Plan, the
City's Urban Design Manual, and any site-specific Urban Design Brief
or Urban Design Report and Urban Design Scorecard.
b) Where front yard setback reductions are proposed for new buildings in
established neighbourhoods, the requested front yard setback should
be similar to adjacent properties and supports and maintain the
character of the streetscape and the neighbourhood.
d) New buildings, additions, modifications and conversions are sensitive
to the exterior areas of adjacent properties and that the appropriate
screening and/or buffering is provided to mitigate any adverse impacts,
particularly with respect to privacy.
e) The lands can function appropriately and not create unacceptable
adverse impacts for adjacent properties by providing both an
appropriate number of parking spaces and an appropriate
landscaped/amenity area on the site.
4.C.1.9. Residential intensification and/or redevelopment within existing
neighbourhoods will be designed to respect existing character. A high
degree of sensitivity to surrounding context is important in considering
compatibility.
Page 49 of 295
4.C.1.12. The City favours a land use pattern which mixes and disperses a full range
of housing types and styles both across the city as a whole and within
neighbourhoods.
DHA staff is of the opinion that the requested amendment would allow gentle
intensification (infill development) that respects the existing character of and is compatible
with the surrounding neighbourhood. The proposal would facilitate a semi-detached
dwelling use on Woodhaven Road that is largely comprised of single storey detached
dwellings, offering greater housing choice. The broader Vanier neighbourhood contains
many semi-detached dwellings. Moreover, the proposal is serviceable, functional and
driveways are provided to accommodate two parking spaces in tandem for a total of 4
parking spaces (one per unit). Building height has been lowered to 9 metres (2 storeys) to
respect existing one storey bungalows of the area and regulatory setbacks have been met
to maintain the rhythm and pattern of the street. More discussion on this matter is found in
the Urban Design section of this report.
DHA staff is of the opinion that the requested ZBA supports intensification that conforms to
the City's Housing policies.
Land Use Designation
The subject property is designated `Low Rise Residential' in the City's Official Plan (Map 3
— Land Use). Low Rise Residential areas are intended to accommodate a full range of low
density housing types including single detached, semi-detached, townhouse, and low-rise
multiple dwellings. The Low Rise Residential designation states that the City will
encourage and support the mixing and integrating of innovative and different forms of
housing to achieve and maintain a low-rise built form. No buildings shall exceed 3 storeys
or 11 metres in height. No Official Plan amendment is required to implement the proposed
zoning.
DHA staff is of the opinion that the requested Zoning By-law Amendment will facilitate a
housing form that conforms with the Low Rise Residential land use designation in the
City's Official Plan.
Transportation
The City's Official Plan contains policies to develop, support, and maintain a complete,
convenient, accessible and integrated transportation system that incorporates active
transportation, public transit, and accommodates vehicular traffic.
In regard to alternate modes of transportation, objectives of the Official Plan include
promoting land use planning and development that is integrated and conducive to the
efficient and effective operation of public transit and encourages increased ridership of the
public transit system. The City shall promote and encourage walking and cycling as safe
and convenient modes of transportation.
The proposed development aims to increase density on an existing site that is served well
by public transit, with access to Grand River Transit bus and ION transit. Cycling
infrastructure is nearby and includes dedicated bike lanes on Wilson Avenue. Staff is of
the opinion that the requested Zoning By-law Amendment conforms with the transportation
policies of the City's Official Plan.
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Urban Desian
The City is committed to achieving a high standard of urban design, architecture and
place -making to positively contribute to quality of life, environmental viability and economic
vitality. Urban design is a vital component of city planning and goes beyond the visual and
aesthetic character of individual buildings; and it also considers the functionality and
compatibility of development as a means of strengthening complete communities. The
City will require high quality urban design in the review of all development applications
through the implementation of the policies of the Official Plan and the City's Urban Design
Manual.
The proposed development concept orients building massing and unit entrances towards
the street line along Woodhaven Road. This is consistent with the existing pattern of low
rise development. Height is limited to two storeys and 9 metres and the design shows a
lowered pitched roof line to respect the existing bungalows on Woodhaven Road. A single
wide vehicle driveway to each side of the semi-detached dwelling is proposed without an
attached/detached garage. This is consistent with the surrounding properties. The
proposed driveways are offset, rather than paired up, to provide soft landscaping in the
front yard to break up the hard surface asphalt areas and to preserve the boulevard street
tree. This is similar to the existing pattern and rhythm of development. City-wide policy and
zoning generally support building heights of up to 3 storeys and 11 metres for low rise
residential areas. However, the proposal is 9 metres and 2 storeys aligns with central area
neighbourhood zoning regulations, applied where adjacent dwellings are 6 metres or less
in height (see Figure 9).
133 Woodhaven Road 137 Woodhaven Road 141 Woodhaven Road
Figure 9 - Height and Spacing Relationship between Semi and Adjacent Dwellings
(Source: SBM Ltd., 2025)
Height, massing, side yard setbacks and roofline transition positively to adjacent single
storey homes as shown in Figure 9 above. Front, side and rear yard dimensions respect
the established rhythm and pattern along with consistent building placement and
orientation. Figure 6 shows window placement along the sides of the semi that are
oriented more towards the front half of the semi. Retention of trees in the rear yard are
proposed and adequate private amenity space behind the dwelling is being provided. The
driveways are offset to maintain an existing boulevard tree to maintain the treed nature of
the streetscape. In the opinion of DHA staff, a semi-detached dwelling with attached ADUs
Page 51 of 295
at this location will add more dwelling units without changing the essential low rise
residential character of the neighbourhood. The proposed building will have a similar look
and feel of the existing streetscape, while increasing density and housing variety.
Policy Conclusion
DHA staff are of the opinion that the proposed Zoning By-law Amendment Application is
consistent with policies of the Provincial Planning Statement, conforms to the Regional
Official Plan and the City of Kitchener Official Plan, and represents good planning.
Proposed Zoning By-law Amendment:
The subject lands are zoned `Low Rise Residential Two Zone (RES -2)' in Zoning By-law
2019-051. This zone permits single detached dwellings with up to 3 ADUs for a total of 4
dwelling units on a subject property. While the Official Plan broadly permits semi-detached
dwellings in all low rise residential areas, each parcel must comply with the applicable
zone category in the Zoning By-law. In Kitchener's Zoning By-law 2019-051, a semi-
detached dwelling is a permitted use in 3 of the 5 low rise residential zone categories,
being RES 3, RES -4, and RES -5.
The existing `RES -2' zoning of the lots along Woodhaven Road is reflective of the existing
single detached dwelling pattern of development. As the Official Plan allows semi-
detached dwellings, an Official Plan amendment is not required.
The applicant has requested to change the zoning to `Low Rise Residential Four Zone
(RES -4)'. The requested change in zone category is to permit the proposed use of a semi-
detached dwelling. The RES -4 zoning regulations require a lot width of 7.5 metres for each
side of a semi-detached dwelling. This lot width is achieved given the lot width of the
property. The front yard setback and building height are further regulated through the
Established Neighbourhoods regulations. The proposed building height and front yard
setback are met. No site-specific zoning regulations to the RES -4 zone are being
requested or recommended. The required side yard and rear yard regulations are also
met.
ADUs are permitted as a use in all residential zone categories across the City. The
Planning Act requires a minimum of three dwelling units per serviceable residential lot
Province -wide, where the City of Kitchener permits four units per lot City-wide. The
existing RES -2 zone permits up to 3 ADUs (attached) within a single detached dwelling (4
dwelling units in total) provided the regulations can met.
Should the zoning be amended and a Semi -Detached Dwelling be permitted for the
subject lands. the proposal would meet the ADU regulations without seeking any relief
from the RES -4 zoning regulations. ADU on-site vehicle parking regulations for the
property are regulated by `Appendix E' of Zoning By-law 2019-051, being properties within
800 metres of LRT Station. Properties that are within this area require a minimum of one
parking space for the principal dwelling plus one (1) parking space for two (2) ADUs. As a
result, two vehicle parking spaces are required for each half of the semi-detached dwelling
with 2 ADUs. Each semi-detached dwelling will have a single wide driveway that can
accommodate 2 parking spaces in tandem. This would comply with Zoning By-law.
Department and Agency Comments:
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Circulation of the Zoning By-law Amendment application was undertaken in June 2025 to
all applicable City departments and other review authorities. No major concerns were
cited. Copies of the comments are found in Attachment `C' of this report.
The following Reports and Studies were considered as part of this proposed Zoning By-
law Amendment Application:
• Planning Justification Report
• Site Plan with Building Elevations
• Tree Management Plan with Landscape Plan
• Building Elevations
• Functional Servicing Report
• Sustainability Statement
• Notice of Source Protection Plan Compliance (Section 59 Notice)
WHAT
WE HEARD
Concern with the
DHA utilize a digital meeting platform for the first engagement
�
23 people provided written comments to the circulation in
format, in person
June/July 2025.
preference
A City -led Neighbourhood Meeting was held on July 22, 2025, and
®
approximately 40 were in attendance. There was a shared viewing
event where the meting was streamed with additional participants.
In addition to the Neighborhood Meeting, an on-site meeting was
held on September 17, 2025.
members who may otherwise not be able to attend an in-person
�i
446 households (occupants and property owners) were circulated
and notified
Staff received written responses from 23 residents with respect to the proposed
application in the circulation. These are included in Attachment `D'. A Neighbourhood
Meeting was held on July 22, 2025. In addition, staff had follow-up one-on-one
correspondence with members of the public. Staff also held an on-site meeting on
September 17, 2025, at the request of the Ward Councillor. A summary of what we heard,
and staff responses are noted below.
What We Heard
Staff Comment
Concern with the
DHA utilize a digital meeting platform for the first engagement
virtual meeting
for all development applications within weeks of receiving an
format, in person
application. There were additional opportunities to participate
preference
both in writing and in person. DHA offer a variety of
engagement options to try to reach as many members of the
community. The presentation recording is posted on the City's
website so that anyone with internet access can review these
materials at anytime, providing accessibility to community
members who may otherwise not be able to attend an in-person
format.
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The statutory public meeting (PSIC) and Council meeting are
both in person meetings that are open to the community to
attend.
For the informal public meeting, staff arranged for a meeting
room at Kingsdale CS where those individuals could watch the
virtual presentation with the Ward Councillor. Further, a follow
up on-site meeting was also held.
Neighborhood
Staff agrees that the existing RES -2 zoning reflects the existing
Character and
single detached nature of the immediate area. Official Plan
Zoning
policies permit a land use pattern that provides a mix and
Compatibility
variety of low-rise building typologies in residential
neighbourhoods that include single detached dwellings, semi-
detached dwellings, townhouses and ADUs to offer choice and
variety of housing. A semi-detached dwelling with ADUs is
considered gentle intensification — the proposed building is
similar to the look and feel of a traditional semi-detached
dwelling. The proposal is a way to introduce density and variety
in a compatible low rise form. Orientation, height, window
placement, driveways etc. have been designed to enhance
compatibility, retain vegetation and transition to adjacent
dwellings.
Precedent Setting:
Each application is evaluated on its own merits. The Vanier
neighbourhood does contain a mix of uses, lot sizes, and
building typologies. There are existing townhomes, apartments,
semi-detached dwellings, and single detached dwellings
throughout the Vanier neighbourhood. Introducing a semi-
detached dwelling at the subject location would not be out of
character for the area.
The Low Rise Residential land use designation contemplates
the use of semi-detached dwellings on residential lands, and the
lot is of a sufficient size to accommodate this type of
intensification without the need for site-specific zoning
regulations.
No site specific regulation is requested to the RES -4 zone and
the Established Residential zoning regulations for setback and
height are met.
Ward 3 has already
Table 1 below shows building permit activity from 2019-2025 for
absorbed a
ADUs across the City. This data from staff report DSD2025-411
significant share of
shows a relatively even distribution of building permit activity of
the city's housing
ADUs throughout the city. Vanier's perrmit activity is consistent
intensification
with many other neighbourhoods of the city over this time
efforts.
period.
Page 54 of 295
Year
Duplex
(tl ADU attached)
Triplex
(2 ADUs attached)
F'ourplex
(4 AIDUs attached)
BackyardHome
(11 — 2 ADUls
detached)
2019
261 (211 uniuls;
3 (6 units)
'l (t �ut7it
2020
276 (285 units)
6 (9 units)
-
20211
368 (381 units)
9 (716 units)
1 (t UTA!*
4 (4 units)
2022
5717 (542 units)
tib (11 units)
-
14 (14 units)
2023
646 (674 units)
26 (29 units)
3 (6 units)
27 (27 units)
2024
569 (545 units)
28 (40 units)
14 (36 units)
2.11 (22 units)
2025 (Jan-
Jun)
235 (245 units)
til (26 units)
8 (24 units)
15 (18 units)
Table 1. Ptmulidiliing permits Issued for Additional (Dwelling Unuits In Kltclhrener, 2019-2U25
a building permit caro Iincdude several) units. The inumilber In brackets !indicates, the number Of units cueatedl.
built asa muulltiiplbe dwelling ratthierthan a siingille with ADUs
Page 55 of 295
Page 56 of 295
Permits Issued
Adu ('4v)
Duplex (2,008)
Triplex (48)
Fourplex (5)
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The development
It is staff's understanding that there are many factors that can
into a street of
affect property value. For purposes of assessing a zoning by -
single -storey,
law amendment, however, impact on property values is not a
bungalow homes
test under the Planning Act. Planners assess the merits of a
may have a negative
zoning by-law amendment against planning principles such as
impact on
policy direction, compatibility, functionality of the site, design
surrounding
and mitigation and serviceability.
property values.
Privacy and
Official Plan policy in the Low Rise Residential land use
Shadowing
designation permit building heights of a maximum of 3 storeys
Concerns
and 11 metres. The proposed semi-detached dwelling under
consideration is 2 storeys and 9 metres in height. It is context
sensitive because the property it is within an Established
Neighbourhood, identified in the Zoning By-law, and is flanked
by bungalows that are 6 metres in height. Setback from the
street line is consistent with the existing pattern of the adjacent
dwellings as shown below. The semi-detached dwelling extends
further back in the property, but it is located within allowable
zoning setbacks. This situation is no different than if one were to
Page 56 of 295
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law Amendment
application. Staff is of the opinion that the subject application is consistent with policies of
the Provincial Planning Statement, conforms to the Regional Official Plan, and the City of
Kitchener Official Plan and represents good planning. Staff recommends that the
application be approved. The proposed application represents an opportunity to provide
gentle intensification that helps to address a need for housing in our community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
Page 57 of 295
construct a rear yard building addition. As a result, staff do not
have concerns with privacy or shadow impacts.
Insufficient Number
Given the location of the subject property being within 800
of Parking Spaces
metres of the ION, Appendix `E' of Zoning By-law 2019-051, a
Provided
minimum of two parking spaces is required (and provided) for
each half of the semi-detached dwelling. One (1) parking space
is required for the principle dwelling and one is required for the
two ADUs, for a total of two (2) parking spaces per each half of
the semi-detached dwelling. These two (2) parking spaces can
be accommodated in the proposed single -wide driveways with a
tandem parking design. Therefore, from a zoning perspective,
the required parking is achieved.
Justification for Re-
The Official Plan generally supports the inclusion of semi -
zoning given that
detached dwellings and ADU's within those areas of the City
there are already
that are designated Low Rise Residential. This report has
several high-density
demonstrated that a re -zoning would be appropriate given
projects nearby
policy direction and the fact that the building design is
functional, serviceable and of at a height and scale that fits in
with the surrounding neighbourhood. The site is within walking
distance to a rapid transit station stop and shopping, which
helps support gentle intensification at this location.
Impact on services
Engineering has reviewed the Preliminary Servicing Report in
and infrastructure
support of the application and have expressed no concerns.
Adequate servicing capacity exists to support the proposed
development. One of the objectives of infill development is to
better utilize existing municipal services.
How will garbage be
According to the Region's Waste By-law, because this
addressed?
development will have 6 units, this property will be eligible for
municipal pick up at the end of the driveway.
Planning Conclusions:
In considering the foregoing, staff are supportive of the Zoning By-law Amendment
application. Staff is of the opinion that the subject application is consistent with policies of
the Provincial Planning Statement, conforms to the Regional Official Plan, and the City of
Kitchener Official Plan and represents good planning. Staff recommends that the
application be approved. The proposed application represents an opportunity to provide
gentle intensification that helps to address a need for housing in our community.
STRATEGIC PLAN ALIGNMENT:
The recommendation of this report supports the achievement of the City's strategic vision
through the delivery of core service.
Page 57 of 295
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the Council / Committee meeting. Notice of the Statutory Public Meeting was also
posted in The Record on October 3, 2025 (a copy of the Notice may be found in Appendix
`C'
CONSULT — The proposed Zoning By-law Amendment Application was circulated to
residents and property owners within 240 metres of the subject lands. Any written
comments received have been included in the staff report. A virtual Neighbourhood
Meeting was held in July 2025. A follow up on-site meeting occurred in September 2025.
Planning staff also had one-on-one conversations with residents on the telephone and
responded to emails.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act, R.S.O. 1990, c. P.13
• Provincial Planning Statement, 2024
• Region of Waterloo Official Plan
• City of Kitchener Official Plan, 2014
• City of Kitchener Zoning By-law 2019-051
REVIEWED BY: Malone -Wright, Tina - Manager of Development Approvals,
Development and Housing Approvals Division
APPROVED BY: Readman, Justin - General Manager, Development Services
ATTACHMENTS:
Attachment Al
— Proposed By-law
Attachment A2
— Map No. 1
Attachment B —
Newspaper Notice
Attachment C —
Department and Agency Comments
Attachment D —
Neighbourhood Comments
Page 58 of 295
Attachment 'B' — Proposed By-law
PROPOSED BY — LAW
, 2025
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a By-law to amend By-law 2019-051, as amended, known
as the Zoning By-law for the City of Kitchener — 137 Woodhaven
Road - 2394608 Ontario Inc.)
WHEREAS it is deemed expedient to amend By-law 2019-051 for the lands specified above;
NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as
follows:
1. Zoning Grid Schedule Number 196 of Appendix "A" to By-law Number 2019-051 is hereby
amended by changing the zoning applicable to the parcel of land specified and illustrated as
Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from `Low Rise Residential Two
Zone (RES -2)' to `Low Rise Residential Four Zone (RES -4)'.
PASSED at the Council Chambers in the City of Kitchener this day of
2025.
Mayor
Clerk
Page 59 of 295
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NOTICE OF PUBLIC MEETING
for a development in your neighbourhood
137 Woodhaven Road
Concept Drawing
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Have Your Voice Heard!
Planning & Strategic Initiatives Committee
Date: October 27, 2025
Location: Council Chambers,
Kitchener City Hall
200, King Street West
rVirtual Meeting
Go to kitchener.ca/meetings
and select:
• Current agendas and reports
(posted 10 days before meeting)
• Appear as a delegation
• Watch a meeting
To learn more about this project, including
information on your appeal rights, visit:
www.kitchenenca/
PlanningApplications
or contact:
Brian Bateman, Senior Planner
brian.bateman@ kitchener.ca
519.783.8905
The City of Kitchener will consider a Zoning By-law Amendment Application (ZBA) to
change the zone category from `Low Rise Residential Two Zone (RES -2)' to `Low Rise
Residential Four Zone (RES -4)' for the property located at 137 Woodhaven Road. This
zone category will facilitate the redevelopment of a Semi -Detached Dwelling where the
`RES -2' Zone does not permitthe use of a Semi -Detached Dwellinpl. The f nerwishes to
build a Semi Detached Dwellingwith 2 Additional Dwellin ,�1� (20&rhed) per
g*��
side for a total of 6 dwelling units.
Ell
June 24, 2025
Van Harten Land Surveyors & Engineers
Brett Pond
2106 Gordon Street
Guelph, ON N 1 L 11-8
Dear Mr. Pond
ENGINEERING DIVISION
Niall Melanson, C.E.T.
Project Manager
200 King St. W. — 9t" Floor
Kitchener, ON N2G 4G7
Phone: 519-783-8444
niall.melanson@kitchener.ca
Re: 137 Woodhaven Road, ZBA25/016/W/BB - 1St Submission Engineering Comments
City of Kitchener
The following comments are specific to the Van Harten Functional Servicing Report. The Civil Drawings
have been used as a reference, but no comments related to the drawings are provided.
Sanitary Design:
1) Note that the City's zoning bylaws have changed and Table 4 Residential Zoning Criteria, from the
Development Manual is out of date. Reference to Section C.1.7 in from the City's Site Plan
Engineering Guidelines should be used. RES4 = 143peo/ha. Please update the Sanitary Design
Flow Calculation and Section 5 of the FSR.
Watermain Design:
2) Given the scope of this design Kitchener Utilities has confirmed the information provided in the FSR
is acceptable.
General:
3) There appears to be a potential low spot in the neighbouring property at 133 Woodhaven Road. It
is recommended that the site be provided with storm service connections for anticipated sump
pump connections and roof water downspouts be directed to Woodhaven Road to the greatest
extent possible.
Please make the requisite revisions and resubmit one (1) copy of same for review at your earliest
convenience. Along with the revised submission, please submit a letter addressing the City's concerns
and the changes made to the design.
Sincerely,
Niall Melanson, C.E.T.
Project Manager
Page 62 of 295
Project Address: 137 Woodhaven Road
Application Type: Zoning By-law Amendment ZBA25/016/W/BB
Comments of: Environmental Planning — City of Kitchener
Commenter's Name: Carrie Musselman
Email: carrie.musselman@kitchener.ca
Phone: 519-783-8940
Date of Comments: July 14, 2025
1. Plans, Studies and Reports submitted as part of a complete Planning Act Application:
• Arborist Report, prepared by P & A Urban Forestry Consulting Ltd., dated Feb. 7, 2025.
2. Site Specific Comments & Issues:
I have reviewed the report/plan noted above to support a zoning bylaw amendment that would permit
building a semi-detached dwelling with two additional dwelling units (attached) per side, and note:
• There are no natural heritage features or functions of local, Regional, Provincial, or national
significance on, or adjacent to the subject property.
• Two trees are located in the rear yard and one tree in the boulevard in front of the existing house.
• The arborist report notes one tree in the rear yard (spruce in good/fair condition) will
need to be removed to facilitate the proposed development.
• The boulevard tree and the other tree in the rear yard (sugar maple in fair/poor
condition) can remain and should have tree protection fencing installed to protect them
during construction.
Environmental Planning staff can support the Zoning By Law Amendment. To compensate for the loss
of the spruce tree it is recommended that replacement trees be installed once construction/site
grading has been completed.
A City for Everyone
Working Together — Growing Thoughtfully — Building Community
Page 63 of 295