HomeMy WebLinkAboutDSD-2025-490 - A 2025-123 - 20 Gildner 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: Tim Seyler, Senior Planner, 519-783-8920
WARD(S) INVOLVED: Ward 9
DATE OF REPORT: November 26, 2025
REPORT NO.: DSD-2025-490
SUBJECT: Minor Variance Application A2025-123 20 Gildner Street
RECOMMENDATION:
That Minor Variance Application A2025-123 for 20 Gildner Street requesting relief
from Section 6, Table 6-3, of Zoning By-law 2019-051, to permit a lot width of 12.3
metres instead of the minimum required 18 metres and a lot area of 693.7 square
metres instead of the minimum required 700 square metres, in accordance with Site
Plan Application SPB/097/G, BE APPROVED.
REPORT HIGHLIGHTS:
The purpose of this report is to review a Minor Variance Application to facilitate the
construction of 2 additional dwelling units within an already existing 10 unit multiple
dwelling, for a total of 12 dwelling units on the subject property.
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 on the north side of Gildner Street near the intersection of
Park Street and Gildner Street.
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Figure 1 - Location Map: 20 Gildner Street
Protected Major Transit Station Area
Strategic Growth Area A Land Use in the
Low Rise Growth Zone (SGA-1-law 2019-051.
The purpose of the application is to facilitate the construction of 2 additional dwelling units
within an already existing 10 unit multiple dwelling, for a total of 12 dwelling units on the
subject property. The applicant is requesting a reduced lot width of 12.3 metres rather than
the minimum required lot width of 18 metres, and a reduced lot area of 693.7 square
metres rather than the minimum required lot area of 700 square metres.
Figure 2 Proposed overall Site Plan
The applicant is proposing to convert existing storage space and laundry facilities to
provide 2 additional units within the existing building on the subject property. The
remaining units will also be renovated to include new laundry facilities within the units.
There is no loss of dwelling units on the property, nor will there be any loss of existing
tenants. During the renovations the existing storage shed at the back of the property will
be removed in order to modify the existing parking layout to the new proposed layout. An
existing access easement with the adjacent property at 16 Gildner St over the driveway
will be maintained to provide access to the rear parking area.
Further, Section 6.3.2 c) of the Zoning By-law states that existing buildings may be
converted for more dwelling units and only subject to the minimum lot width and minimum
lot area regulations and parking spaces cannot be located within the front yard and
exterior side yards. The application is for interior renovations only and no changes to the
exterior of the building are proposed therefor the existing setbacks are considered to be
legal non-conforming.
Figure 3 Existing building 20 Gildner Street
Figure 4 Existing rear yard (structure to be removed)
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
intensification with existing predominantly low-rise residential neighbourhoods that are
located further away from rapid transit station stops, or where the lands are generally too
small to support high rise buildings. The designation anticipates a majority of development
will occur through infill development including missing middle housing and compatible non-
residential uses. The renovations to include 2 additional units within an existing 10-unit
building is considered to be gentle intensification and infill development within the existing
neighbourhood. Planning Staff are of the opinion that the proposed development meets
the general intent of the Official Plan.
General Intent of the Zoning By-law
The intent of the lot width and lot area regulations is to ensure that a lot is large enough to
support a multiple dwelling and to ensure appropriate setbacks can be met in a compatible
way. The property is an existing multiple dwelling, and the additional units will be within the
existing building. While parking is proposed to continue to be provided, the 2 additional
dwelling units do not generate any new required parking. No changes are being made to
the external portions of the building, and the property has shown that a multiple dwelling
can function within the neighbourhood with no concerns. Staff is off the opinion that the
requested variances for a reduced lot width and lot area meet the general intent of the
Zoning By-law.
Is/Are the Effects of the Variance(s) Minor?
The effects of the reduced lot width and lot area are considered minor, as the reductions
ensure that the existing building can remain and renovated for an additional 2 units for a
total of 12 dwelling units. There will be no exterior changes to the building and no
significant changes noticeable to the surrounding neighbourhood. As the proposed
variances are not expected to impact the surrounding neighbourhood, the effects will be
minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The requested variances are considered desirable for the appropriate development of the
land. The decrease in lot width and lot area will allow an additional 2 dwelling units to be
development within an existing building
Housing Pledge.
Environmental Planning Comments:
No natural heritage planning concerns.
Heritage Planning Comments:
The subject property has no heritage status. However, it is located within the Gildner
Neighborhood Cultural Heritage Landscape (CHL).The Kitchener Cultural Heritage
Landscape Study (CHLS) dated December 2014 and prepared by The Landplan
Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an
inventory and was the first step of a phased Cultural Heritage Landscape (CHL)
conservation process. Since the proposed application is not proposing any exterior
alterations, it is not anticipated to have any adverse impacts to the CHL's attributes. Thus,
staff have no comments or concerns.
Building Division Comments:
The Building Division has no objections to the proposed variance provided a building permit
for the 2 additional dwelling units 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:
Cash-in-lieu of parkland dedication will be required prior to issuance of a Building Permit.
No other concerns or requirements.
Transportation Planning Comments:
Transportation Services have no concerns with this application.
Region of Waterloo Comments:
No concerns.
STRATEGIC PLAN ALIGNMENT:
This report supports the delivery of core services.
FINANCIAL IMPLICATIONS:
Capital Budget The recommendation has no impact on the Capital Budget.
Operating Budget The recommendation has no impact on the Operating Budget.
COMMUNITY ENGAGEMENT:
INFORM
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
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, 2025via email
Marilyn Mills
Secretary-Treasurer
Committee of Adjustment
City of Kitchener
200 King Street West
Kitchener, ON, N2G 4G7
DearMarilyn Mills,
Re:Committee of Adjustment Meeting December 9, 2025
Applications for Minor Variance
A 2025-1172922 King Street East
A 2025-118630 Benninger Drive
A 2025-119455 Old Chicopee Trail
A 2025-122117 Samuel Street
A 2025-12320 Gildner Street
A 2025-12550-56 Weber Street West & 107 Young Street
A 2025-12771 Blucher Street
Applications for Consent
B 2025-032776 Rockway Drive
B 2025-033104 Brentwood Avenue
B 2025-03471 Blucher Street
B 2025-03567 Blucher Street
Grand River Conservation Authority (GRCA) staff havereviewed 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 arenot subject to Ontario Regulation 41/24and,therefore,a permission
from GRCA is not required.
Should you haveany questions, please contact meataherreman@grandriver.caor 519-621-
2763 ext. 2228.
Sincerely,
Andrew Herreman, CPT
Resource Planning Technician
Grand River Conservation Authority