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HomeMy WebLinkAboutDSD-2026-037 - A 2026-007 - 56 Woolwich StreetStaff Report r JR Development Services Department www.kitchener.ca REPORT TO: Committee of Adjustment DATE OF MEETING: January 20, 2026 SUBMITTED BY: Tina Malone -Wright, Manager, Development Approvals 519-783-8913 PREPARED BY: Eric Schneider, Senior Planner, 519-783-8918 WARD(S) INVOLVED: Ward 1 DATE OF REPORT: January 8, 2026 REPORT NO.: DSD -2026-037 SUBJECT: Minor Variance Application A2026-007 — 56 Woolwich Street RECOMMENDATION: That Minor Variance Application A2026-007 for 56 Woolwich Street requesting relief from Section 7.3, Table 7-2, of Zoning By-law 2019-051 to permit: i) an exterior side yard setback of 1.6 metres instead of the minimum required 4.5 metres to recognize the location of the existing dwelling; and ii) an exterior side yard setback of 1.8 metres instead of the minimum required 4.5 metres to facilitate the construction of a second storey dormer; to facilitate internal stairway access to the attic generally in accordance with drawings prepared by Eagleview Construction, dated October 2025, BE APPROVED. REPORT HIGHLIGHTS: • The purpose of this report is to review a Minor Variance Application to facilitate the construction of an interior stairway and dormer on an existing detached dwelling. • The key finding of this report is that the Minor Variance meets the 4 tests of the Planning Act. • 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. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Page 157 of 197 BACKGROUND: The subject property is located on the southwest corner of the intersection of Woolwich Street and Hillcrest Lane and contains an existing Single Detached Dwelling constructed in approximately 1928. Figure 1: Location Map: 56 Woolwich Street 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 2014 Official Plan. The property is zoned `Low Rise Residential Four Zone (RES -4)' in Zoning By-law 2019- 051. The purpose of the application is to facilitate the construction of a new interior stairway to provide access to the attic which requires a new 2nd storey dormer on an existing single detached dwelling. Page 158 of 197 Figure 2: View of Subject Lands (January 6, 2026) Figure 3: Site Plan showing Proposed Dormer (hatched) Eagleview Construction, October 2025 Page 159 of 197 MILL CREST LAVE yds `' _ _ - �i tNrxelurmuHrmEb ,.d ..� ♦ taRa envEw+,. 3 EXISTING 2 -STOREY HOUSE �I txlL as'.]1'xruMl y TTT i r��rM lr.:-�fS.a rm, � exrr: iV.ve Mn x h YM tl{'JY I.Y : M P401 IAO .14 14 11v ak fair t. f !„ rt+x,+rr�st3 r.+e:r. II �♦ V — 0 FI E yO S � I I 'L� 2 Figure 3: Site Plan showing Proposed Dormer (hatched) Eagleview Construction, October 2025 Page 159 of 197 Figure 4: Front Elevation Showing Dormer Eagleview Construction, October 2025 Figure 5: Exterior Side Elevation Showing Dormer Eagleview Construction, October 2025 Page 160 of 197 F �i■■�r� 1s■■■ ii■■ ! mw i■n■■■■■■■■■■■■\ UI■■■■■■■■■. ■■■■■■\ iiiii■\ Figure 4: Front Elevation Showing Dormer Eagleview Construction, October 2025 Figure 5: Exterior Side Elevation Showing Dormer Eagleview Construction, October 2025 Page 160 of 197 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 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 variance will facilitate a dormer addition and the property use as a single detached dwelling is proposed to remain. The proposed dormer and use of the lands will continue to maintain the low rise character of the property 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 The intent of the regulation that requires a minimum exterior side yard setback of 4.5 metres is to ensure adequate building separation from the street line/public realm. The requested reduction in setback to 1.8 metres for the dormer is generally in line with the 1.6 metre existing building setback, which is also requesting to be legalized with this application. The 1.8 metre setback for the dormer representing the new construction exists on the second floor, reducing the impact to the public realm at ground level. There are no sidewalks on Hillcrest Lane, and there is an approximately 5 metre deep landscaped area in in the right-of-way between the travelled portion of the road and the exterior side property line on Hillcrest Lane. Therefore, there is adequate separation between the proposed dormer on the detached dwelling and the street line/public realm, and in in the opinion of staff the requested variances meet the general intent of the Zoning By-law. Is/Are the Effects of the Variance(s) Minor? Staff do not anticipate adverse impacts to the streetscape and public realm, nor do staff expect any impacts to adjacent properties as the dormer faces toward the street. In the opinion of staff, the effects of the requested variances are considered minor. Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or Structure? The variances are desirable in that they will legalize the location of the existing dwelling and facilitate the addition of a dormer in order to provide a safe internal access to the attic. The small addition and dormer are considered appropriate development of the land in the opinion of staff. Environmental Planning Comments: No comments. Heritage Planning Comments: No heritage comments or concerns. However, the subject property is located adjacent to 49 Woolwich Street, which is listed as a non -designated property of cultural heritage value or interest on the City's Municipal Heritage Register. The subject property is located Page 161 of 197 adjacent to the Walter Bean Trail 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 variance 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 renovations and dormer addition is obtained prior to construction. Please contact the Building Division at building(a)kitchener.ca with any questions. Engineering Division Comments: Engineering has no concerns. Parks and Cemeteries/Forestry Division Comments: Please note that there are multiple existing City -owned street trees within the right-of-way on Hillcrest Lane. The trees could be impacted by proposed construction activities. It is expected that all City owned tree assets will be fully protected to City standards throughout demolition and construction as per Chapter 690 of the current Property Maintenance By- law. Tree Protection and Enhancement Plans to Forestry's satisfaction will be required outlining complete protection of City assets prior to any demolition or building permits being issued. Transportation Planning Comments: Transportation Services have no concerns with this application. Region of Waterloo Comments: No concerns. Six Nations of the Grand River Elected Council 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, and using warmer lights that are directed downwards and away from natural areas. Hundreds of millions of birds are killed by windows in North America each year, with 56% being from low- rise residential, thus this request extends to all sizes of development (https://ontarionature.org/sustainable-building-design-can-stop-millions-of-birds-deaths-blog/). 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://www.toronto.ca/wp-content/uploads/2017/08/8d 1 c-Bird- Friend Iy-Best-Practices- Glass.pdf https://www.toronto.ca/wp-content/upload s/2018/03/8ff6-city-pIan n ing-bird-effective- Iighting.pdf Page 162 of 197 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 ATTACHMENTS: Attachment A — Drawings Package (Floor Plans, Elevations, Site Plan, Sections) Page 163 of 197 Q 0 v wQ0 w - < Krvrvrvrvrvrvrvrvrvrvrvrvry -0 aow�o� z-�Gz�w U0wwDw o O GjjwzOQDQQ a wooaoao 'z I -- Qwzo o o WW.--�-- ��LLw www-w0w<�woww?�waw3 ? w x wow oZwzwGJwwwOwww» o _- U Z O E m ia -F Q Q o dQ of m.�w wQ� z.X owwwwwwww www » Q Wz W oma K (n z 0 a QW xQ ~ a Q E w U Z z oar - oa 0 o a __ O U Z xJ z�- osO WQODaJ- w O zQ 0 LL X 3 N W n QZ� z 0 Q W ��o O N QX00000 O d �am 0x01x0oQxo0xo�o�-����ommmmoa oWod Y =Oo Jz��w�o w - -N z - 3ww Z o O= - � �= two ��=ww�DUwwwwwwDw ow� _� a a a wwwww -o0ox Z _� 10D .Q o o0 > w_ 000 a �w � w0Dow� Qw QQ���o�ww�www���= -��� Z p J�awwwwwQQQQQQQ a u 0 1 o_-Qww W z o 1=w < w w1 - I 0 o 0 z 0 00 w o Q Q0O o QJ - wQ � =z 0 JQQm-�� aY -oJ� o � o -J Q0Q - o a IQ 1ma - 00 DO m 0OUQQO' oz Q0 �3LL 0 0w o� Uo8a � - oa H o�w o �_H z oo Vu Q oQ�� ; oo_- oll, ��O0,oQ ow Q0 z0 � DLL QO 2 Q 1 Su o 2�z 0 D 00 Q o wE-o awaz zQo - o � 0- <. 0 o o�o o_O oQxZ <Qo QoQ < ; $ / o o _o (\ 1. \§ \o�oo tr \\\ j ;�� :// >\( _ § \ \ \ \ \}\\ \\}\\\\ \ ( \ o o } } \ [{ ( » o o \ } ( uu Kj\\> j $ } �> >[ \\ \\ / /\\ \ W= ^\\: W} y\ rn _ » \ w L \ / o :\� \-�( i. 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L l:)�I fi4 1rJ7 1tl�d llS 'd 'H :d,�l ;4;YOHS C].rJ?f fl_��Z�,1�tly � � 13381S HD I M- 00M I"') 4r <a r' 2- iSi! a L)00. a2y NN 2 a� 3 mOL '6`ii 1uj LL zJ�� Z� mm3DN I� L 0rr00m �mpoZqg�p�ZW 3 Q Wz 1-p �Qp002->NWQ IM WZu- R pttN�6. 6�.202(J9 DJ. N m QNoO z z N Lu mm Um -� z W LJOW V_r1'NJ "ma 11 - \I } I z Ca } ,1 �� rti (I43,Ztr 0 3,OF ,£tr .tN (Id Y40U 40;961 i (Id113S 9D; 99 11 ('SV3W) Z5; 16 3 ,OE 12t, .1 N m 3 AF L1Ftr .4N --------- — --- � _�. L l:)�I fi4 1rJ7 1tl�d llS 'd 'H :d,�l ;4;YOHS C].rJ?f fl_��Z�,1�tly � � 13381S HD I M- 00M I"') Region of Waterloo January 9, 2026 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 4A 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 2026-001 — 532 Courtland Avenue East — No Concerns 2) A 2026-002 — 546 Courtland Avenue East — No Concerns 3) A 2026-003 — 4417 King Street East — It is unclear if this application will result in an impact on the water supply. Please be advised that the Region is currently updating the Water Supply Strategy. We wish to bring to your attention that through this work, concerns have been identified regarding water servicing capacity within the Mannheim Service Area. Regional staff are currently undertaking work to better understand the magnitude of the concerns. As such, we note that subsection 3(5) of the Planning Act requires that decisions made by approval authorities be consistent with the policies of the Provincial Planning Statement, 2024 (PPS) including those polices found in s. 3.6 of the PPS relating to water services. 4) A 2026-004 — 37 Heiman Street — No Concerns 5) A 2026-005 — 1541 Fischer -Hallman Boulevard — No Concerns 6) A 2026-006 — 235 Hoffman Street — No Concerns 7) A 2026-007 — 56 Woolwich Street — No Concerns 8) A 2026-008 — 14 Sportsman Hill 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: 5169327 Page 178 of 197 Please forward any decisions on the above-mentioned Application numbers to the undersigned. Yours Truly, Ck"'r9 L m a-rc'-y Cheryl Marcy Manager, Corridor Development Document Number: 5169327 Page 179 of 197 From: Trevor Heywood To: Committee of Adiustment (SM) Cc: Andrew Herreman; Anab Sirai Subject: Re: ACTION REQUIRED - Committee of Adjustment Application Review — January 20, 2026 Meeting Date: Wednesday, December 31, 2025 9:39:44 AM Attachments: 2025-12-31 A2026-001 GRCA comments.odf 2025-12-31 A2026-002 GRCA comments.odf 2025-12-31 A2026-004 GRCA comments.odf Hi there, Please see the GRCA's comments attached for applications: • A2026-001 - 532 Courtland Ave E • A2026-002 - 546 Courtland Ave E • A2026-004 - 37 Heiman St Additional comments will follow in a separate email for A2026-005 - 1541 Fischer -Hallman Road. All other applications are not regulated by the GRCA, and we have no comments or concerns with them: • A2026-003 - 4417 King St E • A2026-006 - 235 Hoffman St • A2026-007 - 56 Woolwich St • A2026-008 - 14 Sportsman Hill St Thank you. Regards, Trevor Heywood B.Sc.(Env.) Resource Planner Grand River Conservation Authority 400 Clyde Road, PO Box 729 Cambridge, ON N1R 5W6 Phone: 519-621-2761 ext. 2292 Email: theywood@grandriver. ca www.grand river.ca I Connect with us on social media From: Committee of Adjustment (SM)<CommitteeofAdjustment@kitchener.ca> Sent: December 22, 2025 3:08 PM Subject: ACTION REQUIRED - Committee of Adjustment Application Review —January 20, 2026 Meeting Hello, Please be advised the applications for the City of Kitchener Committee of Adjustment meeting scheduled for Tuesday, January 20, 2026, have been loaded and circulated through ShareFile. You should have already received the necessary link. Page 180 of 197 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 CofACoDkitchener.ca no later than 12 noon on Monday, January 5, 2026. 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 cofaC(:bl<itchener.ca Page 181 of 197 From: Emmett Vanson To: Committee of Adiustment (SM) Cc: Peter Graham Subject: SNGREC Comments Re: Kitchener January CofA Date: Monday, January 5, 2026 1:56:45 PM Attachments: Outlook-kexd Ifm 1. ona Hello, The following are my comments for the January CofA for Kitchener. Comments are separated by a bold and underlined heading with addresses, and I have combined multiple applications to receive the same comment. For 532 and 546 Courtland Ave 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, and usingwarmer lights that are directed downwards and away from natural areas. 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: httDs://www.toronto.ca/wD-content/ualoads/2017/08/8dl c-Bird-Friend ly- Best- Practices- Glass.pdf httDs://www.toronto.ca/wr)-content/ur)[oads/201 8/03/8ff6-citv-r)[anning-bird-effective- hting.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 requires an opportunity to review any landscape plant lists 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. Pollinator gardens will also increase the visual attractiveness of the area. For 56 Woolwich St. 14 Sportsman Hill St. 1541 Fischer -Hallman St. 37 Heiman St Bird and Light Friendly Design Page 182 of 197 SNGREC requests that the building is designed using bird and light friendly practices. This includes minimizing reflective surfaces, creating visual markers on windows, and using warmer lights that are directed downwards and away from natural areas. Hundreds of millions of birds are killed by windows in North America each year, with 56% being from low-rise residential, thus this request extends to all sizes of development (https://ontarionature.org/sustainable-buildin.E�- desi n-can-stop-millions-of-birds-deaths-blog/). 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://www.toronto.ca/wp-content/uploads/2017/08/8d1 c-Bird-Friendly-Best-Practices- Glass.pdf https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city_planningf-bird-effective- lightin df Nia:wen (thank you), Emmett Vanson, BSc., Grad. Cert. (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 ,ATI 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. Ifyou are notthe intended recipient orthis information has been inappropriately forwarded to you, please contactthe sender by reply email and destroy all copies of the original. Page 183 of 197 From: Danielle Ingram To: Committee of Adiustment (SM) Subject: RE: A2026-007 - 56 Woolwich St Date: Wednesday, January 14, 2026 3:42:15 PM Attachments: image001.png imaae002.ma Good Afternoon, Thank you for providing the drawing associated with the above noted minor variance application. The City of Waterloo has no comment on the application. The City of Waterloo will rely on the City of Kitchener planning staff to undertake a fulsome review and evaluate the merits of the application. Thank you, Danielle Ingram (she/her) Development Application Coordinator, Development Planning IPPW City of Waterloo 100 REGINA ST. S. PO Box 337, STN WATERLOO WATERLOO, ON, N2J 4A8 P: 519.747.8773 TTY: 1.886.786.3941 E: danielle_ingram� .waterloo_ca W: www_waterloo_ca Connect with us: @cityofwaterloo on Instagr m, Facebook, Youtube and X THE CITY OF Waftriloo For Committee of Adjustment submissions, please refer to hh js://www_waterloo_ca/planning-and-development/submit-a-development-application/ For General Inquiries, please email devservices(Wwaterloo.ca or call (519)747-8752 For Zoning matters, please email zoningl�waterloo_ca For Site Plan matters, please email siteplwaterloo_ca For Condominium matters, please email condominiums(V.waterloo_ca From: Committee of Adjustment (SM)<CommitteeofAdjustment@kitchen er.ca> Sent: January 12, 2026 2:05 PM To: Danielle Ingram <Danielle.Ingram@waterloo.ca> Subject: [EXTERNAL] RE: A2026-007 - 56 Woolwich St CAUTION: This email originated from outside the organization. Do not click links or open attachments unless you recognise the sender and know the content is safe. Hi Danielle, Attached is the application with the drawings included. Page 184 of 197 Connie From: Danielle Ingram <Danielle.ingramPwaterloo.ca> Sent: Monday, January 12, 2026 1:36 PM To: Committee of Adjustment (SM) <CommitteeofAdiustmentna kitchener.ca> Subject: A2026-007 - 56 Woolwich St Hello, Would you please forward the drawings for the above noted application? Thank you, Danielle Ingram (she/her) Development Application Coordinator, Development Planning IPPW City of Waterloo 100 REGINA ST. S. PO Box 337, STN WATERLOO WATERLOO, ON, N2J 4A8 P: 519.747.8773 TTY: 1.886.786.3941 E: danielle.ingram(c4waterloo.ca W: www.waterloo.ca Connect with us: @cityofwaterloo on In r m, Facebook, Youtube and X THE CITY OF Fz- I WaWrloo For Committee of Adjustment submissions, please refer to hhtt ps://www.waterloo.ca/planning-and-development/submit-a-development-application/ For General Inquiries, please email devservices(&,waterloo.ca or call (519)747-8752 For Zoning matters, please email zoning4waterloo_ca For Site Plan matters, please email siteplan&waterloo.ca For Condominium matters, please email condominiums(cr�.waterloo_ca Page 185 of 197