HomeMy WebLinkAboutDSD-2025-482 - A 2025-125 - 50-56 Weber Street West and 107 Young StreetStaff Report
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Development Services Department www.kitchener.ca
REPORT TO: Committee of Adjustment
DATE OF MEETING: December 9, 2025
SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals
519-783-8913
PREPARED BY: Andrew Pinnell, Senior Planner, 519-783-8915
WARD INVOLVED: Ward 10
DATE OF REPORT: November 27, 2025
REPORT NO.: DSD -2025-482
SUBJECT: Minor Variance Application A2025-125
50-56 Weber Street West and 107 Young Street
RECOMMENDATION:
That Minor Variance Application A2025-125 for 50-56 Weber Street West and 107
Young Street, requesting relief from the following Sections of Zoning By-law 2019-
051:
i) Section 6.4.3, Table 6-4, to permit a yard setback of 1.3 metres (from the rear
lot line) instead of the minimum required 3 metres;
ii) Section 5.6, Table 5-5 to permit 68 parking spaces instead of the maximum
permitted 41 parking spaces;
iii) Section 6.4.3, Table 6-4, for Storeys 7 and Above, to permit a yard setback of
3 metres (from the interior lot line) on Storeys 7 and 8 instead of the minimum
required 6 metres;
iv) Section 6.4.3, Table 6-4, to permit a Building Height, within 15 metres of a lot
with an SGA -1 Zone of 24 metres, instead of the maximum permitted 20
metres;
v) Section 6.4.3, Table 6-4, to permit a yard setback where the lot abuts a lot with
an SGA -1 Zone of 1.3 metres instead of the minimum required 7.5 metres; and
vi) Section 5.10. a) to permit a Loading Space to be located within 0.6 metres of a
street line instead of the minimum required 6 metres;
to facilitate the development of an 8 -storey residential building containing 31
regular Dwelling Units and 2 Lodging Houses for a total of 33 Dwelling Units, in
accordance with Site Plan Application SP21/132/W/AP, BE APPROVED.
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Page 120 of 251
REPORT HIGHLIGHTS:
• The purpose of this report is to review a Minor Variance Application to facilitate the
redevelopment of the subject property with an 8 -storey residential building containing
31 regular Dwelling Units and 2 Lodging Houses for a total of 33 Dwelling Units.
• There are no financial implications.
• Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
and this report was posted to the City's website with the agenda in advance of the
Committee of Adjustment meeting.
• This report supports the delivery of core services.
Figure 1 — Subject Property (outlined in red) in context of surrounding
neighbourhood
BACKGROUND:
The applicant is pursuing a Minor Variance Application to facilitate the redevelopment of
the subject property with an 8 -storey residential building.
The subject property is composed of 3 abutting lots that have been consolidated for
redevelopment. The property is located directly across Weber Street from the boundary of
Downtown and the St. Louis — St. Mary's Campus of the Waterloo Catholic District School
Board. The property immediately to the southeast (i.e., 48 Weber St W) contains a 3.5 -
storey, 40 -unit multiple dwelling that was renovated in 2015-2016. The property to the
northeast (i.e., 65 Roy St) contains a 1.5 storey, 6 -unit multiple dwelling ("six-plex"). The
property to the north (i.e., 109 Young St) contains a 2.5 storey residential care facility,
currently operated by Marillac Place — a home that supports young mothers. The lands on
the opposite side of Young Street contain a mix of low-density residential uses.
The subject property is located at the intersection of Weber Street West and Young Street,
in the Civic Centre Planning Community. The subject property is located within the Civic
Centre Heritage Conservation District (CCHCD) and currently contains three existing
buildings:
Page 121 of 251
Address Storeys Proposed Future Status
50-52 Weber St W 1.5 To be demolished to prepare for redevelopment
56 Weber St W 2.5 To be demolished to prepare for redevelopment
107 Young St 1.5 To be retained and incorporated into the
proposed redevelopment
Figure 2 — Photo of subject property taken from the intersection of Weber St W and
Young St looking northeast.
In June 2023, Site Plan Application SP21/132/W/AP received `Conditional Approval' for
the redevelopment of the subject property (see approved Site Plan drawings, attached).
The Site Plan Application would facilitate the construction of an 8 -storey residential
building containing 31 regular Dwelling Units and 2 Lodging Houses (one Lodging House
on Level 3 and the other on Level 4) for a total of 33 Dwelling Units. The building would
have a Floor Space Ratio (FSR) of 3.37. Two levels of underground parking are planned
with a total of 68 parking spaces — 33 parking spaces on the upper level and 35 parking
spaces on the lower level. A total of 33 Class A and 6 Class B bicycle parking stalls would
be provided.
Page 122 of 251
Figure 3 — Excerpt of Conditionally -Approved Site Plan Drawing.
The existing buildings have already undergone a heritage review and have been
considered by Heritage Kitchener and City Council. The demolitions for 50-52 Weber
Street West and 56 Weber Street West were approved by Council in 2020. The applicants
have submitted Heritage Impact Assessments (HIAs). Both the HIAs are still in their draft
phases and have not yet been approved by the Director of Development and Housing
Approvals. The Phase II HIA has concluded that the proposed development conforms to
the policies and guidelines regarding new development in the CCHCD and would not
result in any adverse impacts to the CCHCD's cultural heritage value.
A Heritage Permit Application for the demolition of the rear porch of 107 Young Street and
the construction of the 8 -storey building will be considered by Heritage Kitchener
Committee at its December 2, 2025 meeting. Staff are recommending approval, pending
the fulfillment of certain conditions which include approval of proposed elevations by
Heritage Planning staff, approval of the HIA, and heritage clearance provided by Heritage
Planning staff, prior to the issuance of a building permit. These conditions will ensure that
the proposed development continues to conform to the policies and guidelines of the
Heritage Conservation District Plan, and ensure the long-term conservation of the CCHCD
as a whole.
The subject property is identified as 'Protected Major Transit Station Area' (PMTSA) on
Map 2 — Urban Structure of the Official Plan (being within the Kitchener City Hall PMTSA)
and is designated 'Strategic Growth Area A' on Map 3 — Land Use. The property is zoned
'Strategic Growth Area Two Zone (SGA -2)' in Zoning By-law 2019-051.
Page 123 of 251
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Figure 3 — Excerpt of Conditionally -Approved Site Plan Drawing.
The existing buildings have already undergone a heritage review and have been
considered by Heritage Kitchener and City Council. The demolitions for 50-52 Weber
Street West and 56 Weber Street West were approved by Council in 2020. The applicants
have submitted Heritage Impact Assessments (HIAs). Both the HIAs are still in their draft
phases and have not yet been approved by the Director of Development and Housing
Approvals. The Phase II HIA has concluded that the proposed development conforms to
the policies and guidelines regarding new development in the CCHCD and would not
result in any adverse impacts to the CCHCD's cultural heritage value.
A Heritage Permit Application for the demolition of the rear porch of 107 Young Street and
the construction of the 8 -storey building will be considered by Heritage Kitchener
Committee at its December 2, 2025 meeting. Staff are recommending approval, pending
the fulfillment of certain conditions which include approval of proposed elevations by
Heritage Planning staff, approval of the HIA, and heritage clearance provided by Heritage
Planning staff, prior to the issuance of a building permit. These conditions will ensure that
the proposed development continues to conform to the policies and guidelines of the
Heritage Conservation District Plan, and ensure the long-term conservation of the CCHCD
as a whole.
The subject property is identified as 'Protected Major Transit Station Area' (PMTSA) on
Map 2 — Urban Structure of the Official Plan (being within the Kitchener City Hall PMTSA)
and is designated 'Strategic Growth Area A' on Map 3 — Land Use. The property is zoned
'Strategic Growth Area Two Zone (SGA -2)' in Zoning By-law 2019-051.
Page 123 of 251
Development and Housing Approvals staff visited the site on November 21, 2025.
One of the Site Plan conditions requires that, prior to Site Plan Approval, relief via a Minor
Variance Application be submitted, receive approval, and be in full force and effect. In this
regard, the applicant is now requesting relief from the following sections of Zoning By-law
2019-051, via the subject Minor Variance Application:
1. Section 6.4.3, Table 6-4, to allow a yard setback of 1.3 metres (from the rear lot
line), instead of the minimum required 3.0 metres;
2. Section 5.6, Table 5-5 to allow 68 parking spaces, instead of the maximum
permitted 41 spaces;
3. Section 6.4.3, Table 6-4, for Storeys 7 and Above, to allow a yard setback of 3.0
metres (from the interior lot line) on Storeys 7 and 8, instead of the minimum
required 6.0 metres;
4. Section 6.4.3, Table 6-4, to allow a building height within 15 metres of a lot with an
SGA -1 Zone of 24.0 metres, instead of the maximum required 20.0 metres;
5. Section 6.4.3, Table 6-4, to allow a yard setback where the lot abuts a lot with an
SGA -1 Zone of 1.3 metres, instead of the minimum required 7.5 metres; and
6. Section 5.10. a) to allow a loading space to be located within 0.6 metres of a street
line, instead of the minimum required 6 metres.
It should be noted that the applicant also applied for relief from Section 6.4.3, Table 6-4, to
allow a yard setback of 1.8 metres (from the front lot line), instead of the minimum required
3 metres. However, after review by Staff, it has been determined that such relief is not
required, since under Section 4.21 a) of Zoning By-law 2019-051, prior to the road
widening required through the related Site Plan Application, the proposed development
would comply, having a yard setback of 4.8 metres.
REPORT:
Planning Comments:
In considering the four tests for the minor variances as outlined in Section 45(1) of the
Planning Act, R.S.O, 1990 Chap. P 13, as amended, Planning staff offers the following
comments:
General Intent of the Official Plan
The Official Plan contains numerous policies that are relevant to the subject application,
for example:
3.C.2.17. The planned function of Protected Major Transit Station Areas, in
order to support transit and rapid transit, is to:
a) provide a focus for accommodating growth through development
to support existing and planned transit and rapid transit service
levels;
b) provide connectivity of various modes of transportation to the
transit system;
Page 124 of 251
c) achieve a mix of residential, office (including major office),
institutional (including major institutional) and commercial
development (including retail commercial centres), wherever
appropriate; and,
d) have streetscapes and a built form that is pedestrian -friendly and
transit -oriented.
Policies a) through d) above should not be interpreted to mean that
every property located within a Protected Major Transit Station Area is
necessarily appropriate for major intensification.
3.C.2.18. The following Protected Major Transit Station Areas shall be planned
to achieve the following minimum densities:... c) Victoria Park and
Kitchener City Hall Station: 160 residents and jobs combined per
hectare; ...
11.C.1.37. The City will require development and/or redevelopment and public
works in the Protected Major Transit Station Area to support and
contribute to a high quality public realm. To do this the City will:
a) Ensure streetscape design supports safe and comfortable walking,
cycling and rolling throughout the station area, including to and
from transit stops.
b) Require a high quality public realm at grade which includes
sidewalks, street furniture, street trees and landscaping. Where
this is not achieved within the public right of way, encourage these
placemaking elements to be located on private property or in
shared ownership....
e) Encourage landscape screening between the public right of way
and any visible surface parking, loading/service areas or back of
house functions.
f) Encourage pedestrian shelter and bicycle parking along streets
that connect to transit stops and/or contain existing or planned
active transportation infrastructure...
15.D.2.1. The Urban Growth Centre (Downtown) and Protected Major Transit
Station Areas, as shown on Map 3 and Map 4, will be the primary
focus areas in the city for intensification.
15.D.2.55. The Strategic Growth Area A land use designation will accommodate
a range of low and medium density residential housing types including
those permitted in the Low Rise Residential and Medium Rise
Residential land use designation
15.D.2.5. Notwithstanding policies 4.C.1.8 and 4.C.1.9, site specific applications
which seek relief from the implementing zoning through a minor
variance(s) or amendment to the Zoning By-law, and/or seek to
amend this Plan will consider the following factors:
a) Compatibility with the planned function of the subject lands and
adjacent lands;
Page 125 of 251
b) Suitability of the lot for the proposed use and/or built -form;
c) Lot area and consolidation as further outlined in Policy 3.C.2.11;
d) Compliance with the City's Urban Design Manual and Policy
11.C.1.34;
e) Cultural heritage resources, including Policy 15.D.2.8; and,
f) Technical considerations and other contextual or site specific
factors.
15.D.2.6. The implementing zoning may regulate matters related to built form
including, but not limited to, building length, floor plate area, on-site
separation between buildings, and off-site separation between
buildings.
15.D.2.28. Where new parking spaces are proposed to be developed in
combination with all new development or redevelopment, the City will:
a) Consider parking space reductions where warranted where such
new development or redevelopment will enhance and contribute to
the planned function of the Urban Growth Centre (Downtown);
b) Encourage owners/applicants to utilize Transportation Demand
Management (TDM) measures;
c) Encourage owners/applicants to provide cash -in -lieu of required
parking;
d) Encourage parking structures that are integrated with other uses
as the desired form of parking;
e) Encourage required off-street parking to be located away from
and/or screened from the view of the public realm; and,
f) Discourage the creation of new surface parking lots and
commercial parking facilities.
With respect to the Official Plan, Development and Housing Approvals (DHA) staff advises
that the requested variances will facilitate appropriate redevelopment and intensification
that supports existing and planned transit and rapid transit service levels within the
Kitchener City Hall PMTSA. It would assist in achieving the City's minimum density goal of
160 residents and jobs combined per hectare. The proposed development will help
provide 33 residential units. At 8 -storeys in height, the proposed built form and land use
represents `missing middle' and medium density development that is both pedestrian -
friendly and transit -oriented.
Moreover, the requested variances would facilitate a built form that is compatible with the
planned function of the subject property and adjacent properties. The proposal represents
a desirable consolidation of three to facilitate comprehensive redevelopment at an
appropriate scale. In addition, the design of the proposed development has been accepted
by City Heritage Planning and Urban Design staff for conformity with heritage policy and
urban design guidelines.
Urban Design Policy 11.C.1.37 encourages screening between the public right-of-way and
visible loading / servicing areas. While the proposed loading / servicing area off Young
Street (side street) will be visible from the street, it will be unobtrusive, representing a
small percentage of the fagade width (see Figure 4). Also, the fact that all parking will be
Page 126 of 251
located underground, with an entrance to Weber Street (main street), will ensure that
parking / loading functions do not become the focus of the Young Street facade.
In this regard, DHA staff is of the opinion that the requested variances meet the general
intent of the City's Official Plan.
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General Intent of the Zoning By-law
It should be noted that the Site Plan Application that will be facilitated by the subject
application, was approved in June 2023, well before the SGA -2 Zone came into effect (as an
update to By-law 2019-051). The Site Plan underwent a rigorous planning, urban design, and
heritage planning review under the previous CR -3 Zone / By-law 85-1. While the proposal
would have required variances under By-law 85-1, these variances were significantly
different than the ones requested under the current SGA -2 Zone / By-law 2019-051. For
example, a variance would have been required under By-law 85-1 to reduce the minimum
distance separation (MDS) between lodging houses, whereas MDS is not required for
lodging houses under By-law 2019-051. Also, no parking maximums were required under By-
law 85-1, whereas parking maximums are now required in PMTSAs, including the SGA -2
Zone, under By-law 2019-051. Staff suggests that the Committee keep this fact in mind when
deciding the subject application.
Variance 1
The applicant is requesting to allow a yard setback of 1.3 metres (from the rear lot line),
instead of the minimum required 3.0 metres. The purpose of the yard setback requirement
Page 127 of 251
is to ensure adequate buffering between adjacent properties and the public right-of-way. In
this case, staff advises that this request for relief is essentially a legalization of the setback
between the rear lot line and the existing single detached dwelling (107 Young Street).
The only reason a variance is required is because additional gross floor area is being
added to the property as a whole, with the proposed 8 -storey building to be attached to the
existing dwelling. The proposed 8 -storey building itself will maintain a setback of 7.65
metres, which does not require a variance.
Variances 2 and 6
The applicant is requesting parking and loading -related variances to allow 68 parking
spaces, instead of the maximum permitted 41 parking spaces (31 regular dwelling units x
1.3 = 41) and to allow a Loading Space to be located within 0.6 metres of a street line,
instead of the minimum required 6 metres. In this regard, it should be noted that all parking
will be located below grade with access to the underground parking garage off Weber
Street West. No parking will be visible from the street.
DHA staff understands from the applicant that the living/housing model for residents of the
proposed building would be different than that of traditional rental buildings. According to
the applicant, three organizations would operate the housing/living situation for certain
units, while other units would be rented in the traditional manner:
• Abbeyfield would operate the two Lodging Houses — one Lodging House on Level 3
and the other on Level 4. Each Lodging House would contain 16 bedrooms, for a
total of 32 residents. According to their website, "Abbeyfield Houses exists to
enable seniors to stay in their communities in safe, affordable, family -style shared
housing designed to foster companionship and ward off social isolation."
• Senior Women Living Together (SWLT) would operate 6 of the regular dwelling
units, accounting for 18 residents. According to SWLT's website, "We believe that
affordable housing is a human right and intend to ensure that every senior woman
will have housing options that allow her to maintain her independence, autonomy
and dignity."
• Marillac Place will also operate some Dwelling Units within the building (three 1 -
bedroom units).
• The balance of the regular Dwelling Units would be rented in a traditional manner.
The applicant has confirmed that the proposed use is 31 regular Dwelling Units and 2
Lodging Houses and would not have a Residential Care Facility or Group Home
component.
The living/housing arrangements of 50 residents would be organized by Abbeyfield and
SWLT. According to the applicant, this unique situation comes with unique needs,
including, for example, a higher demand for parking. It must be noted that Lodging Houses
do not require a maximum parking ratio under the Zoning By-law. Lodging Houses are the
only residential use without a maximum parking ratio. Accordingly, the maximum parking
requirement is applied only to the regular Dwelling Units. In this case, the maximum
parking requirement may be viewed as onerous considering:
• That the maximum parking ratio is based on the number of Dwelling Units,
excluding Lodging Houses and excluding the number of bedrooms contained within
Lodging Houses; and
Page 128 of 251
• The unique nature of the proposed use and living / housing arrangements (i.e.,
involvement of Abbeyfield, SWLT, and Marillac Place).
Hypothetically, if each of the 32 bedrooms within the Lodging Houses was assigned the
same maximum parking ratio as that of the 31 regular Dwelling Units, the maximum
parking for the Lodging Houses would be 42 spaces and the overall maximum parking
(regular Dwelling Units plus Lodging Houses) would be 83 parking spaces, whereas only
68 parking spaces are proposed.
Also, the applicant advises that the parking demand for the building will be greater than
the 33 parking spaces that can be accommodated by the upper parking level. To
accommodate the additional parking demand, the applicant further advises that,
"It doesn't make financial sense to construct a portion of a level of parking, also,
structurally, it is likely that it will be required to construct the entire level (if a portion
of the level is to be used as parking) in any case, to address the needs of the
footings. If the maximum parking limit is enforced, that would greatly reduce the
livability of these affordable units and would also mean burying expensive
infrastructure that won't be visible from the onset."
Regarding the setback of the loading space, as aforementioned, while the loading and
servicing area are not proposed to be screened from Young Street, they will remain
unobtrusive, comprising only approximately 12% of the overall fagade width along Young
Street (see Figure 4).
Variances 3, 4, and 5
The applicant is requesting the following relief:
3. For Storeys 7 and Above, to permit a yard setback of 3 metres (from the interior lot
line) on Storeys 7 and 8, instead of the minimum required 6 metres [applicable
abutting properties: 48 Weber St W and 65 Roy St];
4. To permit a Building Height within 15 metres of a lot with an SGA -1 Zone of 24
metres (within 4.7 metres of the interior side lot line), instead of the maximum
permitted 20 metres [applicable abutting properties: 109 Young St and 65 Roy St];
and
5. To permit a yard setback where the lot abuts a lot with an SGA -1 Zone of 1.3
metres (i.e., 1.3 metres to rear lot line; 3.0 metres to interior lot line), instead of the
minimum required 7.5 metres [applicable abutting properties: 109 Young St and 65
Roy St].
These setbacks and maximum building height requirements are meant to provide buffering
and a transition to abutting properties, particularly to those properties that are zoned `SGA -
1' (in this case, 65 Roy Street and 109 Young Street).
Regarding Variance 3, Building Code requirements will be maintained relative to the
interior side lot line. It should also be noted that it is only Storeys 7 and 8 that would not
comply with the `SGA -2' Zone. The abutting building at 48 Weber Street West is only 3.5
storeys in height and does not possess any rooftop amenity space which might otherwise
be impacted by a loss of privacy. Also, the six-plex at 65 Roy Street would be located
Page 129 of 251
approximately 24 metres from the Th storey and 26 metres from the 8th storey of the
proposed building and a parking lot is located within the space between, which is not likely
to be redeveloped.
Regarding Variance 5, the proposed building height is approximately 21 metres (7 storeys)
within 13.2 metres of 109 Young Street, as shown on the East Elevation drawing included
with the application form, rather than the required 15 metres. This is negligible. No
variance is required for the 8th storey relative to 109 Young Street.
The proposed Building Height is approximately 21 metres (7 storeys) within 3 metres of
the southwest corner of 65 Roy Street and 24 metres (8 storeys) within 4.7 metres of the
southwest corner 65 Roy Street. However, the building on 65 Roy Street itself is separated
from the subject property by a parking lot that is unlikely to redevelop and is located
approximately 24 metres from the 7th storey of the proposed building and 26 metres from
the 8th storey.
Regarding Variance 5, the only reason that a minimum yard setback variance is required
relative to the rear lot line is essentially to legalize the setback to the existing / retained
dwelling (i.e., 107 Young Street). A variance is required since additional gross floor area is
being added to the property as a whole, with the proposed building proposed to be
attached to the existing / retained dwelling. The proposed addition will maintain a setback
of 7.6 metres, which does not require a variance.
While a minimum yard setback variance relative to the interior side lot line (only for the
13.6 metre stretch of the side lot line abutting 65 Roy Street) is required, the six-plex itself
at 65 Roy Street would be located approximately 19 metres from the first six storeys of the
proposed building and a parking lot is located within the space between (the Th and 8th
Storeys are located even farther from the six-plex, as aforementioned).
In this regard, DHA staff is of the opinion that all requested variances meet the general
intent of the Zoning By-law.
Are the Effects of the Variances Minor?
DHA staff is of the opinion that the requested variances are minor since they are not
anticipated to cause unacceptably adverse impacts on adjacent properties. All facilities
necessary to support the proposed building and use are appropriately accommodated
through the building and site design. The Building Code will ensure that requirements
relative to lot lines and adjacent buildings are maintained.
Are the Variances Desirable for the Appropriate Development or Use of the Land, Building
and/or Structure?
DHA staff is of the opinion that the requested variances are justified; they will facilitate
appropriate residential intensification and allow for the establishment of 31 regular Dwelling
Units and 2 Lodging Houses. The unique nature of the proposed use and living / housing
arrangements, including the involvement of Abbeyfield, Senior Women Living Together,
and Marillac Place, may contribute to housing that is affordable, innovative, and desirable.
The Official Plan land use designation and zoning permit the proposed uses.
Page 130 of 251
Environmental Planning Comments:
No comments received [Planner note: as part of the related Site Plan Application, the
applicant is required to prepare a Tree Preservation / Enhancement Plan, including
Arborist's report, and implement this plan, to the satisfaction of the City's Director of
Development and Housing Approvals].
Heritage Planning Comments:
The subject properties municipally addressed as 50-56 Weber and 107 Young Street are
located within the Civic Centre Neighborhood Heritage Conservation District and are
designated under Part V of the Ontario Heritage Act. The proposed Minor Variance
Application is being submitted to support Site Plan Application SP21/132/W/AP, which has
received `Conditional Approval'. Once of the conditions for Conditional Approval was that
the applicant obtain a Heritage Permit for the proposed development. That Heritage Permit
is being considered by Heritage Kitchener Committee on December 2, 2025. The
proposed development satisfies many policies of the CCNCHD, and overall, staff do not
have major concerns with the proposed Minor Variance Application.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permit
for the residential building is obtained prior to construction. Please contact the Building
Division at buildinq(a-)kitchener.ca with any questions.
Engineering Division Comments:
Engineering has no concerns.
Parks and Cemeteries/Forestry Division Comments:
All Parks and Forestry requirements, including parkland dedication, will be addressed
through Site Plan Application SP21/132/W/AP.
Transportation Planning Comments:
Transportation Services has completed its review of the applicant's request to increase the
required parking supply from 41 spaces to 68 spaces and to reduce the loading space
setback from 6 metres to 0.6 metres. Based on the rationale provided in the submission,
Transportation Services supports both variances.
Regional Municipality of Waterloo:
No concerns.
Grand River Conservation Authority:
No objections.
Six Nations of the Grand River Elected Council:
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This
includes minimizing reflective surfaces, creating visual markers on windows, directing light
downwards, and more. Please see the City of Toronto's bird friendly practices for glass and
for lighting as guidelines and implement them thoroughly across the entire design:
Page 131 of 251
https://www.toronto.ca/wp-content/uploads/2017/08/8d 1 c -Bird -Friend ly-Best-Practices-
Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-plann inq-bird-effective-
lighting.pdf
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that
invasive or potentially invasive species are completely avoided. Non-native species are less
ecologically beneficial, and some non-native species can become invasive even after
decades of seeming fine. Please provide SNGREC with a landscape plant list before
procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget — The recommendation has no impact on the Capital Budget.
Operating Budget — The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM — This report has been posted to the City's website with the agenda in advance
of the 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 the City's website or by emailing the
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
• Planning Act
• Provincial Planning Statement (PPS 2024)
• Regional Official Plan
• Official Plan (2014)
• Zoning By-law 2019-051
• Site Plan Application SP2111321WIAP
ATTACHMENTS:
Attachment A — Approved Site Plan Drawings (x 3)
Page 132 of 251
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Page 135 of 251
November 18th, 2025
Connie Owen
City of Kitchener
200 King Street West
P.O. Box 1118
Kitchener, ON N2G 4G7
File No.: D20-20/
VAR KIT GEN
PLANNING, DEVELOPMENT
AND LEGISLATIVE SERVICES
150 Frederick Street, 8th Floor
Kitchener ON N2G U Canada
Telephone: 519-575-4400
TTY: 519-575-4608
Fax: 519-575-4449
www. reg i o n ofwate r l o o. ca
Subject: Committee of Adjustment Meeting December 9, City of Kitchener
Regional staff has reviewed the following Committee of Adjustment applications and
have the following comments:
1) A 2025 —
117 —
2922 King Street East — No Concerns
2) A 2025 —
118 —
630 Benninger Drive — No Concerns
3) A 2025 —
119 —
455 Old Chicopee Trail — No Concerns
4) A 2025 —
120 —
532 Courtland Avenue East — No Concerns
5) A 2025 —
121 —
546 Courtland Avenue East — No Concerns
6) A 2025 —
122 —
117 Samuel Street — No Concerns
7) A 2025 —
123 —
20 Gildner Street — No Concerns
8) A 2025 —
124 —
131 Gage Avenue — No Concerns
9) A 2025 —
125 —
50-56 Weber Street West & 107 Young Street — No Concerns
10) A 2025
— 126
— 1720 Glasgow Street — No Concerns
11) A 2025
— 127
— 71 Blucher Street — No Concerns
Please be advised that any development on the subject lands is subject to the
provisions of the Regional Development Charge By-law 19-037 or any successor
thereof and may require payment of Regional Development Charges for these
developments prior to the issuance of a building permit.
The comments contained in this letter pertain to the Application numbers listed. If a site
is subject to more than one application, additional comments may apply.
Document Number: 5129065
085291
Page 136 of 251
Please forward any decisions on the above-mentioned Application numbers to the
undersigned.
Yours Truly,
Joshua Beech Falshaw
Transportation Planner
jbeechfalshaw@regionofwaterloo.ca
Document Number: 5129065
Page 137 of 251
November 21, 2025
Administration Centre: 400 Clyde Road, P.O. Box 729 Cambridge, ON N1 R 5W6
Phone: 519-621-2761 Toll free: 1-866-900-4722 Fax: 519-621-4844 www.grandriver.ca
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 — December 9, 2025
Applications for Minor Variance
A 2025-117
2922 King Street East
A 2025-118
630 Benninger Drive
A 2025-119
455 Old Chicopee Trail
A 2025-122
117 Samuel Street
A 2025-123
20 Gildner Street
A 2025-125
50-56 Weber Street West & 107 Young Street
A 2025-127
71 Blucher Street
Applications for Consent
B 2025-032
776 Rockway Drive
B 2025-033
104 Brentwood Avenue
B 2025-034
71 Blucher Street
B 2025-035
67 Blucher Street
via email
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 have any questions, please contact me at aherremana-grandriver. ca or 519-621-
2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Member of Conservation Ontario, representing Ontario's 36 Conservation Authorities I The Grand — A Canadian Heritage River
Page 138 of 251
From: Emmett Vanson
To: Committee of Adiustment (SM)
Cc: Peter Graham
Subject: SNGREC Environmental Comments Re: Committee of Adjustment Application Review - December 9, 2025 Meeting
Date: Monday, November 17, 2025 11:52:44 AM
Attachments: Outlook-01a2z2t1. ona
SNGREC Env Comments re Kitchener CoA Dec 9 meetino.pdf
Hello,
Attached are my environmental comments on behalf of Six Nations of the Grand River Elected
Council (SNGREC) regardingthe Dec 9th Committee of Adjustments meeting. Please note that
due to lack of previous consultation, most comments relate to the site plan or design of the
application rather than the minor variance itself. Please ensure that this is communicated to the
proponents when comments are passed on. I did not have any comments for any minor
variances that not referenced in the attached documents.
Thank you for taking my comments. Please do not hesitate to reach out if you have any questions
or concerns or connect me with proponents if they have questions or concerns.
Nia:wen (thank you),
Emmett Vanson, BSC. (he/him)
Land Use and Stewardship Technician
Six Nations of the Grand River Elected Council - Lands and Resources Department - Consultation and Accommodation Process Team
lrlust@sixnations.ca
VIATr
9
"- �
Confidentiality Notice: This email, including any attachments, is for the sole purpose oft he intended recipients and may contain private, confidential, and privileged information. Any
unauthorized review; use, disclosure or distribution is prohibited. If you are not the intended recipient or this information has been inappropriately forwarded to you, please contact the sender by
reply email and destroy all copies of the original.
From: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Sent: Friday, November 14, 2025 4:13 PM
To: Committee of Adjustment (SM) <CommitteeofAdjustment@kitchener.ca>
Subject: [External] ACTION REQUIRED - Committee of Adjustment Application Review - December 9, 2025
Meeting
Hello,
Please be advised the applications for the City of Kitchener Committee of Adjustment meeting
scheduled for Tuesday, December 9, 2025, have been loaded and circulated through ShareFile.
You should have already received the necessary link.
If you wish to make comments, provide advice, or request the imposition of any conditions on any of
these applications, please provide the Committee with a written report.
Page 139 of 251
Please note: If you have comments, your written report must be sent to CofAaakitchener.ca
no later than 12 noon on Monday, November 24, 2025.
If you have no comments for the Committee's consideration, you do not need to respond.
Connie Owen
Administrative Clerk I Legislated Services I City of Kitchener
519-741-2203 1 TTY 1-866-969-9994 1 cofaPkitchener.ca
Page 140 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
Nov 17, 2025
To: City of Kitchener Committee of Adjustment Via: Email
Greetings,
Included are my environmental comments on behalf of Six Nations of the Grand River Elected Council (SNGREC)
regarding the Dec 9a' Committee of Adjustments meeting. Please note that due to lack of previous consultation,
most comments relate to the site plan or design of the application rather than the minor variance itself. Please
ensure that this is communicated to the proponents when comments are passed on.
1720 Glasgow St
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards, and more.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
hlWs:llwww.toronto.calwp-contentluploadsl2017/08l8dl c-Bird-Friendly-Best-Practices-Glass.pdf
https:llwww.toronto. calwp-contentluploadsl2018/03l8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. SNGREC requests the replacement of
Mugho Pine and Hicks Yew from the Plant List with native species.
SNGREC requests that the proponent uses Kayanase Plant Nursery for procurement of plants if Kayanase's
capacity allows.
Page 1 of 6
Page 141 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
107 Yount St W
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards, and more.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
haps://www.toronto.cLlwp-content/uploads/2017/08l8dl c-Bird-Friendly-Best-Practices-Glass.pdf
haps://www.toronto.cLwp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting pdf
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. Please provide SNGREC with a
landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
131 Gaee Avenue
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards, and more.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
haps://www.toronto.ca/wp-content/uploads/2017/08/8dl c-Bird-Friendly-Best-Practices-Glass.pdf
http s: //www.toronto. cLwp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting_pdf
Page 2 of 6
Page 142 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. Please provide SNGREC with a
landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
532 & 546 Courtland Ave E
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards, and more.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https:llwww.toronto.calwp-contentluploadsl2017/08l8dl c-Bird-Friendly-Best-Practices-Glass.pdf
https:llwww.toronto. calwp-contentluploadsl2018/03l8ff6-city-planning-bird-effective-lighting. pdf
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. Please provide SNGREC with a
landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
Page 3 of 6
Page 143 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
630 Benninger Drive
Treaty Rights Accommodation and Compensation
Further development of the land infringes on Six Nations Aboriginal and Treaty Rights by essentially
guaranteeing land will not be returned to a natural state and by negatively impacting the environment through
emissions and use of resources. Developments on this land fall under the Duty to Consult and Accommodate,
meaning Six Nations of the Grand River must be consulted with and accommodated for impacts to their rights.
SNGREC requires that this development is paired with compensation for impacts to these rights and to the
environment. Compensation should include environmental enhancement and could also include other forms such as
increased numbers of affordable units and discounts for Six Nations people. Please contact lrlust e,sixnations.ca to
schedule a meeting to collaborate on determining compensation. SNGREC requires commitment to compensation
before Detail Design.
Minor Variance -Specific Comment:
Parking
SNGREC encourages minimizing parking and does not support the increased parking minimums. New
developments should have a transit -oriented future in mind and should avoid promoting car -centric living. Instead,
developers should be considering mixed-use developments and working with the City to implement transit options.
Site Plan Related Comments:
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. Please provide SNGREC with a
landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
SNGREC strongly encourages the creation of pollinator gardens using native plant species in landscaped
areas not intended for human movement. Pollinator gardens can offer food, breeding space, and sanctuary for
pollinators that are harmed by human expansion as they lose functional habitat, and their remaining habitat
becomes more fragmented. Community gardens could also be implemented alongside pollinator gardens for an
Page 4 of 6
Page 144 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
added community benefit. These will also increase the visual attractiveness of the area.
Bird and Light Friendly Design
SNGREC requests that the buildings and streetscapes are designed using bird and light friendly practices.
This includes minimizing reflective surfaces, creating visual markers on windows, and directing light downwards.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
haps://www.toronto.cLlwp-content/uploads/2017/08l8dl c-Bird-Friendly-Best-Practices-Glass.pdf
haps://www.toronto.cLwp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting pdf
2922 Kine St E
Parking Minimums
SNGREC supports the reduced parking minimums.
Site Plan Related Comments:
Bird and Light Friendly Design
SNGREC requests that the building is designed using bird and light friendly practices. This includes minimizing
reflective surfaces, creating visual markers on windows, directing light downwards, and more.
Please see the City of Toronto's bird friendly practices for glass and for lighting as guidelines and implement them
thoroughly across the entire design:
haps://www.toronto.ca/wp-content/uploads/2O 17/O8/8dl c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto. ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requires that native plant species are prioritized in landscaping efforts, and that invasive or
potentially invasive species are completely avoided. Non-native species are less ecologically beneficial, and some
non-native species can become invasive even after decades of seeming fine. Please provide SNGREC with a
landscape plant list before procurement begins. SNGREC requests that the proponent uses Kayanase Plant Nursery
for procurement of plants if Kayanase's capacity allows.
Page 5 of 6
Page 145 of 251
OF ..�W THE
Six Nations of the Grand River Elected Council — Lands and Resources — Land Use Team 1721 Chiefswood Road, Ohsweken ON NOA 1M0
Tel: 519-445-0330 Fax: 519-753-3449
Thank you for taking my comments. Please do not hesitate to reach out if you have any questions or concerns or
connect me with proponents if they have questions or concerns.
Nia:wen (Thank you) and kind regards
Emmett Vanson, Land Use and Stewardship Technician
Six Nations of the Grand River Elected Council — Lands and Resources — Consultation and Accommodation
Process Team
Page 6 of 6
Page 146 of 251