HomeMy WebLinkAboutDSD-2025-487 - A 2025-126 - 1720 Glasgow Street
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: Evan Wittmann, Senior Planner, 519-783-8523
WARD(S) INVOLVED: Ward 7
DATE OF REPORT: December 3, 2025
REPORT NO.: DSD-2025-487
SUBJECT: Minor Variance Application A2025-126 1720 Glasgow Street
RECOMMENDATION:
That Minor Variance Application A2025-126 for 1720 Glasgow Street requesting
Permission under section 45(2)(a)(ii) of the Planning Act to enlarge a egal Non-
Conforming Use, a Place of Worship, to facilitate an addition to the existing
building in a Neighbourhood Industrial Employment Zone (EMP-1) in Zoning By-
law 2019-051, generally in accordance with drawings prepared by Wayne Long
Architects, dated March 2004, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a Minor Variance Application for Permission to
facilitate a proposed addition to a Legal Non-Conforming Use at 1720 Glasgow Street.
The key finding of this report is the application meets the applied tests and is
recommended for approval.
There are no financial implications.
Community engagement included a notice sign being placed on the property advising
that a Committee of Adjustment application has been received, notice of the
application was mailed to all property owners within 30 metres of the subject property
Committee of Adjustment meeting.
This report supports the delivery of core services.
BACKGROUND:
The subject property is located at the far northwest corner of the City, on the western side
of Glasgow Street. The surrounding area generally consists of a mix of employment, major
utility, places of worship, and residential uses .
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
The site currently features one building, which is currently used as a place of worship. A
large parking area is located in the front yard of the site. The site is approximately 290
metres long and 61 metres wide, with a considerable grade change down towards the rear
of the site. This rear area is GRCA regulated.
Figure 1: Subject Site, View From The Street (Taken November 21, 2025)
Figure 2: Subject Site, View To Rear Of Site (Taken November 21, 2025)
Industrial Employment Area Urban
General Industrial Employment Land Use in the
Neighbourhood Industrial Employment Zone (EMP-1
By-law 2019-051. -
The existing place of worship is not a permitted use in this zone; however, the place of
worship was legally established as a use prior to the current Zoning By-law taking effect,
-
The purpose of the Minor Variance Application is to permit the construction of a new
building addition to the existing place of worship building. The addition is proposed to be
located at the front of the existing building, with a new parking area being proposed to the
rear. The plans originated in 2004, with a future Phase 2 and Phase 3 being proposed.
between the proposed parking area and the existing building but is no longer part of the
expansion plans for the church.
Figure 3: Urban Structure (Map 2 Of Official Plan)
Figure 4: Land Use Designation (Map 3 Of Official Plan)
Figure 5: Zoning By-Law 2019-051
REPORT:
Planning Comments:
Case law sets out the tests to be applied by the Committee of Adjustment in considering
applications under Section 45(2)(a)(ii). It should be noted that the test to be applied is not
the four-part test for minor variances under Section 45(1) but rather whether the approval
of the application:
1. Is in the public interest; and
2. Creates unacceptable or adverse impact upon abutting properties.
Is Approval in the Public Interest?
The site is just over 4 hectares in area. While a substantial size, the site has significant
development constraints, primarily in the form of the slope towards the rear of the
-
This results in roughly half the site being not being feasible for development. The proposal
to develop the front portion of the site would be a more efficient use of the site. While the
site is planned for employment uses, the nature of the addition, being an auditorium for a
non-residential use, would not preclude a permitted use from occupying the site in the
future. As the site is currently underdeveloped, permitting the proposed addition may result
in an easier transition to an employment use in the future.
Any Adverse or Unacceptable Impacts?
The proposed addition would be located between the existing building and the street, an
area currently used for parking. While the addition may bring additional visitors to the
location, parking to accommodate the increased size is planned to be located behind the
existing building. The addition is generally in keeping with the size of nearby uses,
including the place of worship on the property abutting to the north. The GRCA regulated
area to the rear of the site will not be disturbed, resulting in no adverse environmental
impacts.
Environmental Planning Comments:
No concerns since large addition is proposed at the front of the existing structure further
away from the Locally Significant Wetland (Kitchener Natural Heritage Study) at the rear of
the property. Also since this area is already hardened as a parking lot, stormwater
management and drainage should not change.
Heritage Planning Comments:
No comments or concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permit
for the addition to the church is obtained prior to construction. Please contact the Building
Division at building@kitchener.ca with any questions.
Engineering Division Comments:
Engineering has no concerns.
Parks and Cemeteries/Forestry Division Comments:
No concerns, no requirements.
Transportation Planning Comments:
Transportation Services have no concerns with this application.
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.
guidelines and implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-
Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-
lighting.pdf
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
capacity allows.
Region of Waterloo:
No concerns.
Grand River Conservation Authority:
GRCA has reviewed this application under the Mandatory Programs and Services
Regulation (Ontario Regulation 686/21), including acting on behalf of the Province
regarding natural hazards identified in Section 5.2 of the Provincial Planning Statement
(PPS, 2024), as a regulatory authority under Ontario Regulation 41/24, and as a public
body under the Planning Act as per our CA Board approved policies.
Information currently available at this office indicates that the subject property contains a
wetland and the regulated allowance a
mapping is attached.
Due to the presence of the above-noted features, a portion of the subject property is
regulated by the GRCA under Ontario Regulation 41/24 Prohibited Activities,
Exemptions and Permits Regulation. Any future development or other alteration within the
regulated area will require prior written approval from GRCA in the form of a permit
pursuant to Ontario Regulation 41/24.
It is understood that the proposed minor variance application requests an extension of the
legal non-conforming use to facilitate an expansion of the existing church. GRCA staff
reviewed the plans circulated and confirmed that the proposed development is outside of
the regulated area noted above. As such, the GRCA has no objection to the approval of
this minor variance application.
minor variance,
review of this application.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget The recommendation has no impact on the Capital Budget.
Operating Budget The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM
of the Committee of Adjustment meeting. A notice sign was placed on the property
advising that a Committee of Adjustment application has been received. The sign advises
Planning Division. A notice of the application was mailed to all property owners within 30
metres of the subject property.
PREVIOUS REPORTS/AUTHORITIES:
Planning Act
Provincial Planning Statement (PPS 2024)
Regional Official Plan
Official Plan (2014)
Zoning By-law 2019-051
ATTACHMENTS:
Attachment A Site Plan
Attachment A Site Plan
November 18th, 2025
Connie Owen
City
of Kitchener File No.: D20-20/
200 King Street West VAR KIT GEN
P.O. Box 1118
Kitchener, ON N2G 4G7
Subject: Committee of Adjustment MeetingDecember 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
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
November 21, 2025 via email
GRCA File: A2025-126 1720 Glasgow Street
Marilyn Mills
City of Kitchener
200 King Street West
Kitchener, ON N2G 4O7
Dear Marilyn Mills,
Re: Application for Minor Variance A 2025-126
1720 Glasgow Street, City of Kitchener
Kitchener Baptist Church
Grand River Conservation Authority (GRCA) staff has reviewed the above-noted minor
variance application requesting an extension of the legal non-conforming use.
Recommendation
The GRCA has no objection to the proposed minor variance application.
GRCA Comments
GRCA has reviewed this application under the Mandatory Programs and Services
Regulation (Ontario Regulation 686/21), including acting on behalf of the Province
regarding natural hazards identified in Section 5.2 of the Provincial Planning Statement
(PPS, 2024), as a regulatory authority under Ontario Regulation 41/24, and as a public
body under the Planning Act as per our CA Board approved policies.
Information currently available at this office indicates that the subject property contains
a wetland and the regulated allowance adjacent to the wetland.
resource mapping is attached.
Due to the presence of the above-noted features, a portion of the subject property is
regulated by the GRCA under Ontario Regulation 41/24 Prohibited Activities,
Exemptions and Permits Regulation. Any future development or other alteration within
the regulated area will require prior written approval from GRCA in the form of a permit
pursuant to Ontario Regulation 41/24.
It is understood that the proposed minor variance application requests an extension of
the legal non-conforming use to facilitate an expansion of the existing church. GRCA
staff reviewed the circulated plans and confirmed that the proposed development is
outside of the regulated area noted above. As such, the GRCA has no objection to the
approval of this minor variance application.
review of this application.
Should you have any questions, please contact me at 519-621-2763 ext. 2228 or
aherreman@grandriver.ca.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority
Enclosed: GRCA Mapping
Copy:*Kitchener Baptist Church(via email)
Luke Passmore, Frey Building Contractors(via email)
Author: ah
Date: Nov 17, 2025
Legend
From:Emmett Vanson
To:Committee of Adjustment (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-01a2z2tl.png
SNGREC Env Comments re Kitchener CoA Dec 9 meeting.pdf
Hello,
Attached are my environmental comments on behalf of Six Nations of the Grand River Elected
Council (SNGREC) regarding the 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.
Niá:wen (thank you),
Emmett Vanson, BSc. (he/him)
Land Use and Stewardship Technician
Six Nations of the Grand River Elected Council - Lands and Resources Department - Consultation and Accommodation Process Team
lrlust@sixnations.ca
Confidentiality Notice: This email, including any attachments, is for the sole purpose of the 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.
Please note: If you have comments, your written report must be sent to CofA@kitchener.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 | Legislated Services | City of Kitchener
519-741-2203 | TTY 1-866-969-9994 | cofa@kitchener.ca
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 1M0
Tel: 519-445-0330 Fax: 519-753-3449
Nov 17, 2025
To:City of KitchenerCommittee of AdjustmentVia: Email
Greetings,
Included are my environmental comments on behalf of Six Nations of the Grand River Elected Council (SNGREC)
th
regardingthe Dec 9Committee of Adjustmentsmeeting. Please note that due to lack of previous consultation,
most comments relate to the site plan or design ofthe 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:
Birdand LightFriendlyDesign
SNGREC requests that the building is designed using birdand lightfriendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards,andmore.
birdfriendlypractices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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 andHicks Yew from the Plant Listwith native species.
capacity allows.
Page 1of 6
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 1M0
Tel: 519-445-0330 Fax: 519-753-3449
107 Young St W
Site Plan Related Comments:
Birdand LightFriendlyDesign
SNGREC requests that the building is designed using birdand lightfriendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards,andmore.
birdfriendlypractices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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
131 Gage Avenue
Site Plan Related Comments:
Birdand LightFriendlyDesign
SNGREC requests that the building is designed using birdand lightfriendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards,andmore.
birdfriendlypractices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Page 2of 6
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 1M0
Tel: 519-445-0330 Fax: 519-753-3449
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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
532&546Courtland Ave E
Site Plan Related Comments:
Birdand LightFriendlyDesign
SNGREC requests that the building is designed using birdand lightfriendly practices. This includes
minimizing reflective surfaces, creating visual markers on windows, directing light downwards,andmore.
birdfriendlypractices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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
Page 3of 6
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 1M0
Tel: 519-445-0330 Fax: 519-753-3449
630 Benninger Drive
Treaty RightsAccommodation 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 andaccommodated for impacts to their rights.
SNGREC requiresthat 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@sixnations.cato
schedule a meeting to collaborate on determining compensation. SNGREC requires commitment to compensation
before Detail Design.
Minor Variance-SpecificComment:
Parking
SNGREC encourages minimizing parkingand does not support the increased parking minimums. New
developments should have a transit-oriented future in mindand should avoid promoting car-centric living. Instead,
developers should be considering mixed-use developments andworking with the City to implement transit options.
Site Plan RelatedComments:
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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
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
pollinatorsthat are harmed by human expansionas they lose functional habitat,and their remaining habitat
becomes more fragmented. Community gardens could also be implemented alongside pollinator gardens foran
Page 4of 6
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 1M0
Tel: 519-445-0330 Fax: 519-753-3449
added community benefit.These will also increase the visual attractiveness of the area.
Birdand LightFriendlyDesign
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.
birdfriendlypractices for glass and for lighting as guidelines and
implement them thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
2922 KingSt E
Parking Minimums
SNGREC supports the reduced parking minimums.
Site Plan Related Comments:
Birdand LightFriendlyDesign
SNGREC requests that the building is designed using birdand lightfriendly practices. This includes minimizing
reflective surfaces, creating visual markers on windows, directing light downwards,andmore.
birdfriendlypractices for glass and for lighting as guidelines and implement them
thoroughly across the entire design:
https://www.toronto.ca/wp-content/uploads/2017/08/8d1c-Bird-Friendly-Best-Practices-Glass.pdf
https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective-lighting.pdf
Landscaping
SNGREC requiresthat native plant species are prioritizedin landscaping efforts,andthatinvasive 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
Page 5of 6
Six Nations of the Grand River Elected Council Lands and Resources Land Use Team 1721 Chiefswood Road, Ohsweken ON N0A 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 concernsor
connect me with proponents if they have questions or concerns.
Niá:wen (Thank you)and kind regards
Emmett Vanson, Land Use and Stewardship Technician
Six Nations of the Grand River Elected CouncilLands and Resources Consultation and Accommodation
Process Team
Page 6of 6