HomeMy WebLinkAboutDSD-2025-491 - A 2025-127, B 2025-033 & 034 - 67-71 Blucher 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: Eric Schneider, Senior Planner, 519-783-8918
WARD(S) INVOLVED: Ward 10
DATE OF REPORT:
REPORT NO.:
November 26, 2025
DSD -2025-491
SUBJECT: Minor Variance Application A2025-127 — 71 Blucher Street
Consent Application B2025-034 - 71 Blucher Street
Consent Application B2025-035 - 67 Blucher Street
RECOMMENDATION:
A. Minor Variance Application A2025-127 - 71 Blucher Street
That Minor Variance Application A2025-127 for 71 Blucher Street requesting relief
from Section 7.3, Table 7-5, of Zoning By-law 2019-051 to permit the following:
i) a lot width of 5.8 metres instead of the minimum required 19 metres;
ii) a rear yard setback of 3.2 metres instead of the minimum required 6 metres;
and
iii) an interior side yard setback (adjacent to 79 Blucher Street) of 3 metres instead
of the minimum required 4.5 metres;
to facilitate Consent Application B2025-034 and recognize the lot and setbacks of
the severed parcel, municipally addressed 71 Blucher Street, generally in
accordance with drawings prepared by GSP Group, dated October 24, 2025, BE
APPROVED.
B. Consent Application B2025-034 — 71 Blucher Street (Severed Parcel)
That Consent Application B2025-034 for 71 Blucher Street requesting Consent to
sever a parcel of land having a lot width of 5.8 metres on Blucher Street, a lot depth
of 108.8, metres and a lot area of 2127.4 square metres and to create an easement
having an approximate width of 6 metres and a depth of 110 metres, for the
purposes of shared access and parking, in favour of 67 Blucher Street, BE
APPROVED subject to the following conditions:
*** This information is available in accessible formats upon request. ***
Please call 519-741-2345 or TTY 1-866-969-9994 for assistance.
Page 220 of 251
1. That Minor Variance Application A2025-127 receive final approval.
2. That the Owner's solicitor shall provide draft transfer documents and
associated fees for the Certificate of Official to the satisfaction of the Secretary -
Treasurer and City Solicitor, if required.
3. That the Owner shall obtain a tax certificate from the City of Kitchener to
verify that there are no outstanding taxes on the subject property(ies) to the
satisfaction of the City's Revenue Division.
4. That the owner provides a digital file of the deposited reference plan(s)
prepared by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or
.dgn (Microstation) format, as well as two full size paper copies of the
plan(s). The digital file needs to be submitted according to the City of
Kitchener's Digital Submission Standards to the satisfaction of the City's
Mapping Technologist.
5. That the Owner provide a Building Location Survey and/or Reference Plan,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new
lots and that the location of the existing building/foundation, with respect to
the proposed new lot lines, conforms with the Zoning By-law to the
satisfaction of the Manager, Development Approvals.
6. That the Transfer Easement document(s) required to create the Easement(s)
being approved herein shall include the following, and shall be approved by the
City Solicitor in consultation with the City's Manager, Development
Applications:
a) a clear and specific description of the purpose of the Easement(s) and of
the rights and privileges being granted therein (including detailed terms
and/or conditions of any required maintenance, liability and/or cost sharing
provisions related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written
consent of the City.
7. That a satisfactory Solicitor's Undertaking to register the approved Transfer
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor be provided to the City Solicitor.
8. That the Owner install 2 "Class B" bicycle parking spaces on the retained lands
and install 2 "Class B" bicycle parking spaces on the severed lands to the
satisfaction of the Director of Development and Housing Approvals.
9. That at the sole option of the City's Director, Development and Housing
Approvals, that the Owner shall enter into an agreement with the City of
Page 221 of 251
Kitchener, to be prepared by the City Solicitor, to the satisfaction of the City
Solicitor and the City's Manager, Site Plans, and registered on title to the
severed and retained lands, which shall include the following:
a) That prior to initiation of any site development works, grading or issuance of
a Demolition and/or Building Permit the Owner agrees to submit and receive
approval of a Site Plan to the satisfaction of the City's Manager, Site Plans,
which reflects, at minimum, the proposed changes to the lot size and any
associated changes to the operation and/or functioning of the site.
Should a Site Plan Application be approved, to the satisfaction of the City's
Manager, Site Plans, in accordance with the condition above prior to
endorsement of the deed, the above noted condition shall not be required to be
registered on title.
10. That at the sole option of the City's Director, Development and Housing
Approvals, the Owner shall enter into an agreement with the City of Kitchener,
to be prepared by the City Solicitor, to the satisfaction of the City Solicitor and
the City's Director, Development and Housing Approvals, which shall include
the following:
a) That the Owner shall prepare a Tree Preservation Plan for the severed and
retained lands, in accordance with the City's Tree Management Policy, to
be approved by the City's Manager, Site Plans, and where necessary,
implemented prior to any grading, servicing, tree removal or the issuance
of building permits. Such plans shall include, among other matters, the
identification of a proposed building envelope/work zone, a landscaped
area and the vegetation to be preserved. If necessary, the plan shall
include required mitigation and or compensation measures.
b) The Owner further agrees to implement the approved plan. No changes to
the said plan shall be granted except with the prior approval of the City's
Manager, Site Plans.
c) The Owner shall maintain the lands, in accordance with the approved Tree
Preservation and Enhancement Plan, for the life of the development.
11. That the Owner shall:
a) Complete a Building Code Assessment for the existing dwellings proposed
to be retained on the Severed and Retained parcel of land, prepared by a
qualified person, to confirm that the proposed property line and any of the
building adjacent to this new property line complies with the Ontario
Building Code, to the satisfaction of the City's Chief Building Official. The
assessment shall address items such as, but not limited to, spatial
separation of existing buildings' wall face, and shall include
recommendations such as closing in of openings pending spatial separation
calculation results.
Page 222 of 251
b) A Building Permit shall be obtained for any remedial work/ upgrades
required by the Building Code Assessment.
12. That the Owner provides a servicing plan showing outlets to the municipal
servicing system to the satisfaction of the Director of Engineering Services.
13. That the Owner submit a Development Asset Drawing (digital AutoCAD) for
the site (servicing, SWM etc.) with corresponding layer names and asset
information to the satisfaction of the City's Director of Engineering Services,
prior to deed endorsement.
14. That the Owner makes financial arrangements for the installation of any new
service connections to the severed and/or retained lands to the satisfaction of
the City's Director of Engineering Services.
15. That any new driveways are to be built to City of Kitchener standards at the
Owner's expense prior to occupancy of the building to the satisfaction of the
City's Director of Engineering Services.
16. That the Owner provides confirmation that the basement elevation can be
drained by gravity to the street sewers to the satisfaction of the City's Director
of Engineering Services. If this is not the case, then the owner will need to
pump the sewage via a pump and forcemain to the property line and have a
gravity sewer from the property line to the street to the satisfaction of the City's
Director of Engineering Services.
17. That prior to final approval the Owner submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
18. That prior to final approval the Owner submits a valid Section 59 notice.
C. Consent Application B2025-035 — 67 Blucher Street (Easement on Retained
Parcel
That Consent Application B2025-035 for 67 Blucher Street requesting Consent to
create an easement having an approximate width of 6 metres and a depth of 110
metres, for the purposes of shared access and parking in favour of 71 Blucher
Street, BE APPROVED subject to the following conditions:
1. That Minor Variance Application A2025-127 receive final approval.
2. That the Owner's solicitor shall provide draft transfer documents and
associated fees for the Certificate of Official to the satisfaction of the Secretary -
Treasurer and City Solicitor, if required.
3. That the Owner shall obtain a tax certificate from the City of Kitchener to
verify that there are no outstanding taxes on the subject property(ies) to the
satisfaction of the City's Revenue Division.
4. That the owner provides a digital file of the deposited reference plan(s)
Page 223 of 251
prepared by an Ontario Land Surveyor in PDF and either .dwg (AutoCad) or
.dgn (Microstation) format, as well as two full size paper copies of the
plan(s). The digital file needs to be submitted according to the City of
Kitchener's Digital Submission Standards to the satisfaction of the City's
Mapping Technologist.
5. That the Owner provide a Building Location Survey and/or Reference Plan,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new
lots and that the location of the existing building/foundation, with respect to
the proposed new lot lines, conforms with the Zoning By-law to the
satisfaction of the Manager, Development Approvals.
6. That the Transfer Easement document(s) required to create the Easement(s)
being approved herein shall include the following, and shall be approved by the
City Solicitor in consultation with the City's Manager, Development
Applications:
a) a clear and specific description of the purpose of the Easement(s) and of the
rights and privileges being granted therein (including detailed terms and/or
conditions of any required maintenance, liability and/or cost sharing
provisions related thereto); and
b) a clause/statement/wording confirming that the Easement(s) being granted
shall be maintained and registered on title in perpetuity and shall not be
amended, released or otherwise dealt with without the express written
consent of the City.
7. That a satisfactory Solicitor's Undertaking to register the approved Transfer
Easement(s) and to immediately thereafter provide copies thereof to the City
Solicitor be provided to the City Solicitor.
8. That prior to final approval the Owner submits the Consent Application Review
Fee of $350.00 to the Region of Waterloo.
9. That prior to final approval the Owner submits a valid Section 59 Notice.
REPORT HIGHLIGHTS:
• The purpose of this report is to review Minor Variance and Consent Applications to
facilitate a severance of a lot and creation of reciprocal access easements for a
property containing two cluster townhouse buildings, one with 10 dwelling units (71
Blucher Street) and one with 4 dwelling units (67 Blucher Street).
• The key finding of this report is that the minor variance meets the 4 tests of the
Planning Act, and that the proposed consents to sever the lot and create the
easements are appropriate to facilitate the functional access to the rear parking areas
on each of the resultant lots.
• 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
Page 224 of 251
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.
BACKGROUND:
The subject property is located on the south side of Blucher Street between Hett Avenue
and Ellis Street.
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Figure 1: Location Map:67-71 Blucher Street
The subject property is identified as a `Community Areas' on Map 2 — Urban Structure and
is designated `Low Rise Residential' on Map 3 — Land Use in the City's 2014 Official Plan.
The property is zoned `Low Rise Residential Five Zone (RES -5)' in Zoning By-law 2019-
051.
The purpose of the application is to facilitate a severance of a lot and creation of reciprocal
access easements for a property containing two cluster townhouse buildings, one with 10
dwelling units (71 Blucher Street) and one with 4 dwelling units (67 Blucher Street).
On March 22, 2024 the City granted Conditional Approval for Site Plan Application
SP23/084/B/TS to demolish the existing 4 -unit cluster townhouse building on 67 Blucher
Street and replace it with a two stacked townhouse buildings containing a total of 16
dwelling units.
On May 21, 2024 the Committee of Adjustment approved minor variance application
A2024-037 which granted relief for front yard setback, rear yard setback, and Floor Space
Ratio (FSR) for the proposed 16 -unit development, in the context of that development
occurring on the whole lot containing the existing 10 unit cluster townhouse building
addressed as 71 Blucher Street.
Page 225 of 251
With the subject applications discussed in this report, the applicant is seeking to separate
the lot into two lots, one which would contain the existing 10 unit cluster townhouse
building on 71 Blucher (Severed lands) and one which would currently contain the 4 unit
cluster townhouse building and is proposed to be developed with two new stacked
townhouse buildings totalling 16 units on 67 Blucher Street (Retained lands).
Figure 2: View of Subject Lands from Blucher Street (November 21, 2025)
Page 226 of 251
Figure 3: View of Existing 4 -Unit Cluster Townhouse Dwelling at 67 Blucher Street
(November 21, 2025)
Figure 4: View of Existing 10 -Unit Cluster Townhouse Dwelling at 71 Blucher Street
(November 21, 2025)
It is noted that a Reference Plan and Building Location Survey were not provided and
submitted with the Consent Applications. The Applicant is submitting these applications
Page 227 of 251
with confidence that the existing building/foundation will coincide with the proposed lot
dimensions and setbacks, the proposed easement is in its correct location no other
easements are necessary and is proceeding with the applications at this time `at their
own risk'. A new condition is proposed to be added to these types of Consent Approvals
as follows:
"That the Owner provide a Building Location Survey and/or Reference Plan,
prepared by an Ontario Land Surveyor, to confirm the boundaries of the new
lots and that the location of the existing building/foundation, with respect to the
proposed new lot lines, conforms with the Zoning By-law to the satisfaction of
the Manager, Development Approvals."
Should the setbacks of the building/dwelling not meet zoning requirements, the location
and/or configuration of the proposed easement is not correct, the Applicant will be required
to rectify and/or submit Committee of Adjustment Applications to resolve the errors and/or
deficiencies at their own expense.
REPORT:
Planning Comments Minor Variance Application A2025-127:
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 subject property is designated `Low Rise Residential' in the Official Plan. The intent of
this designation is to encourage a range of different forms of housing to achieve a low
density neighbourhood. The requested variances will facilitate a shared driveway and
support the permitted uses and continue to maintain the low rise character of the
properties and surrounding neighbourhood. It is the opinion of staff that the requested
variances meet the general intent of the Official Plan.
General Intent of the Zonina By-law
Lot Width
The intent of the regulation that requires a minimum lot width of 19 metres is to ensure that
there is adequate lot size to accommodate a multiple dwelling building, along with
sufficient space and access to street frontage for site functionality including servicing,
access to parking areas, and waste collection. This regulation is intended for typical,
rectangular shaped lots. The proposed new lot configuration creates an irregular shaped
lot with a narrow access at the street line that widens significantly at the rear of the site.
While the frontage at the street line is 5.8 metres, this increases to approximately 30
metres in width in the portion of the lot containing the existing building. The 5.8 metre lot
width at the street line, along with the area proposed to be an access and servicing
easement created through a concurrent Consent Application (132025-035) on the 67
Blucher Street property provides for sufficient site functionality in the opinion of staff and
therefore meets the general intent of the Zoning By-law.
Page 228 of 251
Rear Yard Setback
The intent of the regulation that requires a minimum rear yard setback of 6 metres for a
cluster townhouse dwelling is to provide for adequate amenity space and adequate
building separation. The regulation is intended to apply to the rear of a building as it faces
a rear property line, or where a functional rear yard would typically be located. The existing
building at 71 Blucher Street is oriented as such that the functional rear yards face east,
towards the interior property line. These functional rear yards for the cluster townhouse
units are located 7.6 metres from that property line, demonstrating an adequate amenity
area and building separation. Therefore, the request for a reduction in rear yard setback
meets the general intent of the Zoning By-law in the opinion of staff.
Interior Side Yard Setback
The intent of the regulation that requires a minimum interior side yard setback of 4.5
metres for a cluster townhouse is to ensure adequate building separation. The requested
reduction in setback to 3 metres represents an existing building that faces the rear yards
of two existing detached dwellings facing Blucher Street. The adjacency to rear yards
demonstrates adequate building separation as the existing detached dwellings are located
approximately 24 metres from the rear lot line, totalling 27 metres of building separation.
Should the detached dwellings be redeveloped in the future, it would still provide a
minimum 7.5 metre rear yard setback and total building separation of 10.5 metres.
Therefore, the requested variance for reduction to interior side yard setback meets the
general intent of the Zoning By-law in the opinion of staff.
Is/Are the Effects of the Variance(s) Minor?
With respect to the lot width, staff are of the opinion that the site can function with a shared
access and do not expect adverse impacts or effects as a result of the request for a reduction
in lot width. With respect to the rear and interior side yard setbacks, this represents an
existing building and no changes to the building at 71 Blucher Street are proposed. In the
opinion of Staff, the effects of the requested variances can be considered minor.
Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land,
Building and/or Structure?
The requested variances will facilitate the orderly development of the land with low rise
residential uses that are permitted in the Zoning By-law. The requested variances are
considered desirable for the appropriate development of the lands in the opinion of staff.
Planning Comments Consent Application B2025-034 & 2025-035:
In considering all the relevant Provincial legislation, Regional and City policies and
regulations, Planning staff offer the following comments:
Provincial Planning Statement (PPS 2024)
Staff are satisfied that the proposed consent applications are consistent with the Provincial
Planning Statement in general and as it related to housing policies in Chapter 2 regarding
intensification and facilitating housing options. Section 2.2 1 (b) states that Planning
authorities shall provide for an appropriate range and mix of housing options and densities
to meet projected needs of current and future residents of the regional market area by
permitting and facilitating all housing options required to meet the social, health, economic
and well-being requirements of current and future residents.
Page 229 of 251
Regional Official Plan (ROP):
ROP Urban Area policies state that the focus of the Region's future growth shall be within
the Urban Area. The subject lands fall within the `Urban Area' and are designated `Built -Up
Area' in the ROP. The proposed development conforms to Policy 2. D.1 of the ROP as this
neighbourhood provides for the physical and community infrastructure required for the
proposed residential development, including transportation networks, municipal water and
wastewater systems, and a broad range of social and public health services. Regional
polices require municipalities to plan for a range of housing in terms of form, tenure,
density, and affordability to satisfy the various physical, social, economic, and personal
support needs of current and future residents. Staff are satisfied that the proposed consent
applications adhere to these policies and conforms to the ROP.
City's Official Plan (2014)
The subject property is identified as `Community Areas' on Map 2 — Urban Structure and is
designated `Low Rise Residential' on Map 3 — Land Use in the City's Official Plan.
Section 17.E.20 of the Official Plan implements Section 51 of the Planning Act and
contains policies regarding infill development and lot creation (Consent Policies). Policy
17.E.20.5 states the following:
"17.E.20.5 Applications for consent to create new lots will only be granted where:
a) the lots comply with the policies of this Plan, any Community Plan
and/or Secondary Plan, and that the lots are in conformity with the
Zoning By-law, or a minor variance has been granted to correct any
deficiencies;
b) the lots reflect the general scale and character of the established
development pattern of surrounding lands by taking into consideration
lot frontages, areas, and configurations;
c) all of the criteria for plan of subdivision are given due consideration;
d) the lot will have frontage on a public street;
e) municipal water services are available;
f) municipal sanitary services are available except in accordance with
Policy 14.C.1.19;
g) a Plan of Subdivision or Condominium has been deemed not to be
necessary for proper and orderly development; and,
h) the lot(s) will not restrict the ultimate development of adjacent
properties."
Staff are satisfied that the proposed consent applications to sever into two lots with
easements for shared access and servicing meets the criteria set out in Policy 17.E.20.5
Page 230 of 251
of the Official Plan. Although the resultant lot fabrics are irregular in shape and width at the
street line, the original lot is irregular in shape and represents an existing condition within
the neighbourhood. Further, the shared access will result in a situation whereas legally it is
two lots but will appear to function as one lot.
Section 17.E.20.4 of the Official plan states, Consents may be permitted for the creation of
a new lot, boundary adjustments, rights of -way, easements, long-term leases and to
convey additional lands to an abutting lot provided an undersized lot is not created.
The applications are requesting consent to create easements on both the severed and
retained lots. Staff are satisfied that the consent to create easements is appropriate for the
orderly development of the lands.
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71 BOCHER'STRIF& I 1
(LOT TO BE SEVERED) - =1
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97 BLUCHER STREET
(LOT TO BE RETAINED)
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Figure 5: Severance Sketch
Zoning By-law 2019-051
The subject property is zoned as `Low Rise Residential Five Zone (RES -5)' in Zoning By-
law 2019-051. Minor variances for lot width and yard setbacks as part of concurrent Minor
Variance Application A2025-127 have been discussed in this report.
Planning Conclusions/Comments:
With respect to the criteria for the subdivision of land listed in Section 51(24) of the
Planning Act, R.S.O. 1990, c.P.13, staff is satisfied that the creation of the severed lots are
desirable and appropriate. The severed lands front onto an established public street and
are serviced with municipal services. Staff is further of the opinion that the proposal is
consistent with the Region of Waterloo Official Plan, the Provincial Planning Statement,
and is good planning and in the public interest.
With respect to the criteria for granting easements contained in Section 54(2) of the
Planning Act, R.S.O. 1990, c.P.13, staff is satisfied that the creation of reciprocal access
easements to facilitate shared access and servicing is desirable and appropriate.
Page 231 of 251
Environmental Planning Comments:
Please include the standard consent condition to enter into an agreement to complete,
submit, obtain approval of, and implement a Tree Preservation and Enhancement Plan for
both the severed and retained lots. Shared ownership trees may be a concern.
Heritage Planning Comments:
The property municipally addressed as 71 Blucher Street has no heritage status. However,
it is located within the Mt. Hope/Breithaupt Neighborhood Cultural Heritage Landscape
(CHL). The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014
and prepared by The Landplaned Collaborative Ltd. was approved by Council in 2015.
The CHLS serves to establish an inventory and was the first step of a phased Cultural
Heritage Landscape (CHL) conservation process. The proposed severance is not
anticipated to have any adverse impacts to the CHL's attributes. Thus, staff have no
comments or concerns.
The property municipally addressed as 67 & 71 Blucher Street is located within the Mt.
Hope/Breithaupt 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. The proposed easement 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 consent provided for the retained land:
1. A qualified designer is retained to complete a Building Code Assessment as it relates to
the new proposed property line and any of the building adjacent to this new property line
shall addresses such items as: Spatial separation of existing buildings' wall face to the
satisfaction of the Chief Building Official. Closing in of openings may be required, pending
spatial separation calculation results.
2. A Building Permit shall be obtained for any remedial work/ upgrades that may be
required by the building code assessment.
Engineering Division Comments:
B2025-034 — 71 Blucher Street
• Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
• The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval.
• Any new driveways are to be built to City of Kitchener standards. All works are at the
owner's expense, and all work needs to be completed prior to occupancy of the
building.
• A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
Page 232 of 251
A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering.
B2025-035 — 67 Blucher Street
• Severance of any blocks within the subject lands will require separate, individual
service connections for sanitary, storm, and water, in accordance with City policies.
• The owner is required to make satisfactory financial arrangements with the
Engineering Division for the installation of new service connections that may be
required to service this property, all prior to severance approval.
• Any new driveways are to be built to City of Kitchener standards. All works are at the
owner's expense, and all work needs to be completed prior to occupancy of the
building.
• A servicing plan showing outlets to the municipal servicing system will be required to
the satisfaction of the Engineering Division prior to severance approval.
• A Development Asset Drawing (digital AutoCAD) is required for the new site
infrastructure with corresponding layer names and asset information to the
satisfaction of the Engineering Division prior to severance approval.
• The owner must ensure that the basement elevation of the building can be drained by
gravity to the municipal sanitary sewer. If basement finished floor elevations do not
allow for gravity drainage to the existing municipal sanitary system, the owner will
have to pump the sewage to achieve gravity drainage from the property line to the
municipal sanitary sewer in the right of way.
• The Owner shall implement a suitable design solution for a sump pump outlet to the
satisfaction of the Director of Engineering.
Parks/Operations Division Comments:
A2025-127 — 71 Blucher Street
No concerns.
B2025-034 — 71 Blucher Street
All Parks and Forestry requirements, including parkland dedication, will be addressed
through SP23/074/B/TS for 67 Blucher Street.
B2025-035 — 67 Blucher Street
No concerns.
Transportation Planning Comments:
Transportation Services have noted that the proposed easement is larger than what is
anticipated to be required. However, staff do not object to the application, as the proposed
easement is not expected to create any safety or operational concerns.
Page 233 of 251
Region of Waterloo Comments:
The applicant/owner is proposing consent to sever to create a new residential lot and to
create reciprocal easements for shared access/servicing. The lot to be severed (71
Blucher) contains an existing linear townhouse building (10 units). The lot to be retained
(67 Blucher) contains an existing linear townhouse building (4 units) which would be
demolished to in order to develop two 8 -unit linear stacked townhouse (total of 16 units).
The subject lands are currently serviced through municipal water and waste services,
with access to a local road. Minor variance applications are required to facilitate the
consent for the severed lands, pertaining to lot width, and setbacks. The lands were
subject to Stamp B Site Plan Approval (SP23/073/B/TS) in Feb 2024 to formalize
existing conditions. SP23/084/B/TS conditional site plan approval was granted in March
2024 for the redevelopment of 67 Blucher Street.
The proposed lot configuration is as follows:
Retained - B2025-034 - - 67 Blucher — 1,594.68 sq. m. area with 26.8 m frontage
Severed — B2025-035 - 71 Blucher - — 2,127.47 sq. m. area with 5.8 m frontage
The subject lands are designated Built -Up Area (within the Urban Boundary), with an
MTSA (Central Station) and Urban Growth Centre (Downtown Kitchener) in the
Regional Official Plan (ROP), Low -Rise Residential and Community Area in the City of
Kitchener Official Plan, and zoned RES -5.
Threats Inventory Database (Advisory)
The following information from the Region's Threat Inventory Database (TID) is
provided until such time as access is transferred to the City of Kitchener. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (S. 59 Notice) is required as part of a
formal application for Consent. Regional Staff are not in receipt of the S. 59 Notice and
this will be required as a condition of consent approval if not received by the Region
prior to the Decision of the Committee of Adjustment.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350.00 per application
to the satisfaction of the Region of Waterloo.
2. That the applicant submit the Notice of Source Protection Plan Compliance (S.
59 Notice) to the satisfaction of the Region of Waterloo.
Page 234 of 251
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 (ROP)
• Official Plan (2014)
• Zoning By-law 2019-051
• DSD -2024-225 (Minor Variance Application A2024-037)
ATTACHMENTS:
Attachment A — Severance Sketch
Attachment B — Severance Sketch- New Site Plan
Attachment B — Severance Sketch- Original Site Plan
Page 235 of 251
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Region of Waterloo
Connie Owen
Administrative Clerk, Legislative Services
Committee of Adjustment
City of Kitchener
P.O. Box 1118
200 King Street East
Kitchener, ON N2G 4G7
Dear Ms. Owen:
PLANNING, DEVELOPMENTAND
LEGISLATIVE SERVICES
150 Frederick Street, 8t" floor
Kitchener Ontario N2G 4J3 Canada
Telephone: 519-575-4400
Fax: 519-575-4449
www.regionofwaterloo.ca
Erica Ali, MCIP, RPP
File: D20-20/25 KIT
November 24, 2025
Re: Comments on Consent Applications — B 2025-032 to B2025-036 (inclusive)
Committee of Adjustment Meeting — December 9, 2025
City of Kitchener
Page 239 of 251
File: B2025-032
Address: 776 Rockway Dr
Description: Plan 649, Lot 22
Owner: 2832516 Ontario Inc c/o Tara Bruwer-Sutton
Applicant: Masri O Inc Architects c/o Reema Masri
The applicant/owner is proposing consent to sever to create a new residential lot. The
severance will facilitate the redevelopment of each lot with a semi-detached duplex,
providing 4 units per dwelling, for a total of 8 units. The existing single detached
dwelling will demolished. The subject lands are currently serviced through municipal
water and waste services, with access to a local road. Minor variance applications are
not required to facilitate the consent.
The proposed lot configuration is as follows:
Severed — 278.8 sqm area with 7.62m frontage
Retained — 278.422 sqm with 7.62m frontage
The subject lands are designated Built -Up Area within the Urban Boundary in the
Regional Official Plan (ROP), Low -Rise Residential in the City of Kitchener Official Plan,
and zoned RES -4.
Threats Inventory Database (Advisory)
The following information from the Region's Threat Inventory Database (TID) is
provided until such time as access is transferred to the City of Kitchener. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (Section 59 Notice) is required as part of
a formal application for Consent. Regional Staff acknowledge receipt of the S. 59
Notice.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application to
the satisfaction of the Region of Waterloo.
Page 240 of 251
File: B2025-033
Address: 104 Brentwood Ave
Description: Plan 651, Lot 158
Owner: Veasna Suon
Applicant: Masri O Inc Architects c/o Reema Masri
The applicant/owner is proposing consent to sever to create a new residential lot. The
severance will facilitate the redevelopment of each lot with a semi-detached duplex,
providing 4 units per dwelling, for a total of 8 units. The existing single detached
dwelling will demolished. The subject lands are currently serviced through municipal
water and waste services, with access to a local road. Minor variance applications are
not required to facilitate the consent.
The proposed lot configuration is as follows:
Severed — 277.9 sqm area with 7.6m frontage
Retained — 277.9 sqm with 7.6m frontage
The subject lands are designated Built -Up Area within the Urban Boundary in the
Regional Official Plan (ROP), Low -Rise Residential in the City of Kitchener Official Plan,
and zoned RES -4.
Threats Inventory Database (Advisory)
The following information from the Region's Threat Inventory Database (TID) is
provided until such time as access is transferred to the City of Kitchener. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan (Advisory)
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (Section 59 Notice) is required as part of
a formal application for Consent. Regional Staff acknowledge receipt of the S. 59
Notice.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application to
the satisfaction of the Region of Waterloo.
Page 241 of 251
File: B2025-034/5
Address: 67/71 Blucher St
Description: Plan 328, Lot 6; Plan 339, Part lot 4
Owner: Marko Podobnik
Applicant: GSP Group Inc c/o Kristen Barisdale
The applicant/owner is proposing consent to sever to create a new residential lot and to
create reciprocal easements for shared access/servicing. The lot to be severed (71
Blucher) contains an existing linear townhouse building (10 units). The lot to be retained
(67 Blucher) contains an existing linear townhouse building (4 units) which would be
demolished to in order to develop two 8 -unit linear stacked townhouse (total of 16 units).
The subject lands are currently serviced through municipal water and waste services,
with access to a local road. Minor variance applications are required to facilitate the
consent for the severed lands, pertaining to lot width, and setbacks. The ands were
subject to Stamp B Site Plan Approval (SP23/073/B/TS) in Feb 2024 to formalize
existing conditions. SP23/084/B/TS conditional site plan approval was granted in March
2024 for the redevelopment of 67 Blucher.
The proposed lot configuration is as follows:
Retained - B2025-034 - - 67 Blucher — 1,594.68 sqm with 26.8m frontage
Severed — B2025-035 - 71 Blucher - — 2,127,47 sqm area with 5.8m frontage
The subject lands are designated Built -Up Area (within the Urban Boundary), with an
MTSA (Central Station) and Urban Growth Centre (Downtown Kitchener) in the
Regional Official Plan (ROP), Low -Rise Residential and Community Area in the City of
Kitchener Official Plan, and zoned RES -5.
Threats Inventory Database (Advisory)
The following information from the Region's Threat Inventory Database (TID) is
provided until such time as access is transferred to the City of kKitchener. Noting, there
are no medium or high threats identified on or adjacent to the subject property.
Hydrogeology & Source Water Protection Plan
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (S. 59 Notice) is required as part of a
formal application for Consent. Regional Staff are not in receipt of the S. 59 Notice and
this will be required as a condition of consent approval if not received by the Region
prior to the Decision of the Committee of Adjustment.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Page 242 of 251
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application
to the satisfaction of the Region of Waterloo
2. That the applicant submit the Notice of Source Protection Plan Compliance (S.
59 Notice) to the satisfaction of the Region of Waterloo
Page 243 of 251
File: B2025-036
Address: 25 Breithaupt St
Owner: 2184647 Ontario Ltd c/o Perimeter Development
Applicant: MHBC c/o Juliane von Westerholt
The purpose of consent is to establish a long-term lease in excess of 21 years for the
subject lands. The lease is between Perimeter Group and Google. The lease includes
the use of the entire building located at 25 Breithaupt Street including floors 1 to 5 and
the penthouse floors, as well as access to the parking garage.
The subject lands are designated Built -Up Area within the Urban Boundary in the
Regional Official Plan (ROP), Strategic Growth Area (B) in the City of Kitchener Official
Plan, and zoned SGA -4,(51)(19H)(81 H) and SGA -3(54)(132)133)(81 H).
Threats Inventory Database (Advisory)
The following information from the Region's Threat Inventory Database (TID) is
provided until such time as access is transferred to the City of Kitchener. Noting, there
are medium and/or high threat(s) identified on and/or adjacent to the subject property.
There is one (1) known threat extent mapped, and one (1) Record of Site Condition.
Record of Site Condition
RSC Number: 223120
Site Address: 51 BREITHAUPT STREET, KITCHENER, ON N2H 5G5, 25 BREITHAUPT STREET, KITCHENER,
ON N2H 5G5
Intended Property Use: Commercial
QP Employer: GHD LIMITED
Filing Date: Mar 23, 2017 8:00 PM
Certification Date: May 26, 2016 8:00 PM
Site Conditions: Full Depth Generic Site Conditions Standard, with Potable Ground Water, Coarse
Textured Soil, for Commercial property use, with RA
Page 244 of 251
Known Threat Extent
THREAT—ID: 3800
Description: Plume of contaminated groundwater estimated per 2005 XCG report
Threats Inventory
Threat ID: 20911
Company: COLLINS & AIKMAN CANADA INC.
Threat Rank: Medium
Address: 51 BREITHAUPT ST
NAICS: 314110
NAICS Description: Carpet and Rug Mills
Location Code: Inherited geocode value (i.e. previous databases, consultants, other RMOW
departments); methodology, reliability and accuracy unknown
Source Table: 2003 Dun & Bradstreet Business Listing
Threat ID: 3578
Company: CANADIAN CONSOLIDATED/MERCHANTS/DOMINION RUBBER CO
Threat Rank: Medium
Address: 51 BREITHAUPT ST
SIC E 1980: 1599
SIC E 1980 Description: Other Rubber Products Industries
Location Code: Automatic or manual geocode (remnant of IPCS classification), reliability and accuracy
good
Source Table: Kitchener -Waterloo Historical Survey —Businesses
Threat ID: 6041
Company: PERSTORP COMPONENTS (CANADA) INC.
Threat Rank: Medium
Address: 51 BREITHAUPT ST
SIC E 1980: 1699
SIC E 1980 Description: Other Plastic Products Industries n.e.c.
Location Code: Automatic address match in Mapinfo with assessment points, reliability and accuracy
good
Source Table: 1993 Dun & Bradstreet Business Listing
Threat ID: 14332
Company: COLLINS & AIKMAN
Threat Rank: High
Address: 51 BREITHAUPT STREET
NAICS: 336390
NAICS Description: Other Motor Vehicle Parts Manufacturing
Location Code: Automatic address match in Mapinfo with assessment points, reliability and accuracy
good
Source Table: Waste Generating Companies
Threat ID: 32233
Company: PERIMETER DEVELOPMENT INC.
Page 245 of 251
Threat Rank: High
Address: 51 BREITHAUPT STREET
NAICS: 531310
NAICS Description: Real Estate Property Managers
Location Code: Automatic address match in Mapinfo with assessment points, reliability and accuracy
good
Source Table: Waste Generating Companies
Threat ID: 13687
Company: PERSTORP COMPONENTS CANADA INC.
Threat Rank: High
Address: 51 BREITHAUPT STREET
SIC E 1980: 1611
SIC E 1980 Description: Foamed and Expanded Plastic Products Industry
Location Code: Automatic address match in Mapinfo with assessment points, reliability and accuracy
good
Source Table: Waste Generating Companies
Hydrogeology & Source Water Protection Plan
The subject lands are located in a Source Plan Protection Area where restrictions or
prohibitions may apply in accordance with the Clean Water Act, Part IV. As such a
Notice of Source Protection Plan Compliance (S. 59 Notice) is required as part of a
formal application for Consent. Regional Staff are not in receipt of the S. 59 Notice
which will be required as a condition of consent approval if not received by the Region
prior to the Decision of the Committee of Adjustment.
Fees
Regional staff are not in receipt of the required consent review fee of $350 for consent
application. The outstanding fee(s) will be required as a condition of consent approval if
not received by the Region prior to the Decision of the Committee of Adjustment.
Regional staff have no objection to this application, subject to the following
condition(s):
1. That the applicant submit the regional consent review fee of $350 per application
to the satisfaction of the Region of Waterloo.
2. That the applicant submit the Notice of Source Protection Plan Compliance (S.
59 Notice) to the satisfaction of the Region of Waterloo.
Page 246 of 251
General Comments
Any future development on the lands subject to the above -noted consent applications
will be subject to the provisions of Regional Development Charge By-law 19-037 or any
successor thereof. Prior to final approval, City staff must be in receipt of the above -
noted Regional condition clearances. Please accept this letter as our request for a copy
of the staff reports, decisions and minutes pertaining to each of the consent applications
noted above. Should you require Regional Staff to be in attendance at the meeting or
have any questions, please do not hesitate to contact the undersigned.
Thank you,
Erica Ali, MCIP, RPP
Planner
Regional Growth, Development and Sustainability Services
Regional Municipality of Waterloo
Page 247 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 248 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 249 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 250 of 251
From: Landuse Planning
To: Marilyn Mills
Subject: KITCHENER - 67 AND 71 BLUCHER ST - B 2025-034 AND B 2025-035
Date: Tuesday, December 2, 2025 10:42:13 AM
IYou don't often get email from landuseplanning@hydroone.com. Learn why this is important
Hello,
We are in receipt of your Application for Consent, B 2025-034 AND B 2025-035 dated 2025-11-21. We have reviewed the
documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers
issues affecting Hydro One's 'High Voltage Facilities and Corridor Lands' only.
For proposals affecting'Low Voltage Distribution Facilities' the Owner/Applicant should consult their local area
Distribution Supplier. Where Hydro One is the local supplier the Owner/Applicant must contact the Hydro subdivision
group at subdivision@Hydroone.com or 1-866-272-3330.
To confirm if Hydro One is your local distributor please follow the following link: Stormeentre (hydroone.com)
Please select "Search" and locate the address in question by entering the address or by zooming in and out of the map.
? a
MENU HELP SEARCH
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If you have any further questions or inquiries, please contact Customer Service at 1-888-664-9376 or e-mail
CustomerCommunications(?�HydroOne.com to be connected to your Local Operations Centre
If you have any questions please feel free to contact Land Use Planning.
Thank you,
Land Use Planning Department
Hydro One Networks Inc.
Email: LandUsePlanninggHydroOne.com
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Page 251 of 251