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Home My WebLink AboutDSD-2026-028 - A 2026-008 - 14 Sportsman Hill Street 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: Sheryl Rice Menezes, Senior Planning Technician 519-783-8944 WARD(S) INVOLVED: Ward 4 DATE OF REPORT: January 7, 2026 REPORT NO.: DSD-2026-028 SUBJECT: Minor Variance Application A2026-008 14 Sportsman Hill St. RECOMMENDATION: That Minor Variance Application A2026-008 for 14 Sportsman Hill Street requesting relief from Section 4.14.10 (b) of Zoning By-law 2019-051, to permit a westerly side yard setback of 0.1 metres instead of the minimum required 0.5 metres, to legalize the existing steps in the side yard and to facilitate an Additional Dwelling Unit (ADU) (Attached) (Duplex), in accordance with the drawings prepared by Prism Design Space, dated Nov 13, 2025, BE APPROVED. REPORT HIGHLIGHTS: The purpose of this report is to review a Minor Variance Application to facilitate the conversion of the existing Single Detached Dwelling (1 dwelling unit) to a Single Detached Dwelling with one (1) Additional Dwelling Unit (ADU) (Attached) (2 dwelling units - Duplex). The key finding of this report is that the requested Minor Variance meets all the four 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 Committee of Adjustment meeting. This report supports the delivery of core services. BACKGROUND: The subject property is located on the south side of Sportsman Hill Street and east of Blair Creek Drive and currently contains a Single Detached Dwelling constructed in 2021. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. Image 1: Aerial photo The subject property is Community Areas Urban Structure and is Low Rise Residential Low Rise Residential Four Zone (RES-4-law 2019- 051. The purpose of the application is to facilitate the conversion of the existing Single Detached Dwelling to a Single Detached Dwelling with One Attached Additional Dwelling Unit (Duplex). 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 property is designated The intent of this land use designation is to encourage residential intensification and/or redevelopment which includes additional dwelling units to respond to changing housing needs and as a cost-effective means to reduce infrastructure and service costs by minimizing land consumption and making better use of existing community infrastructure. The variance meets the general intent of the Official Plan. Image 2: Streetview General Intent of the Zoning By-law The intent of the regulation requiring a minimum 0.5 metre setback for steps is to ensure that there is adequate setback to maintain the steps, to ensure adequate drainage in the side yard and to ensure that no part of the steps will encroach onto the neighbouring lands. As noted by Engineering staff, the side yard currently accommodates overland stormwater flows. An existing sidewalk is being requested to be legalized to the rear yard. The final grading of this property shall not adversely affect the drainage of adjacent properties or the overall grading control plan. The Owner is responsible to address storm water drainage at the Building Permit stage. As the steps are at grade, they can be maintained. And they are setback 0.1 metre from the side lot line. As noted by Engineering staff, the owner shall ensure that storm water drainage does not adversely affect the neighbouring lands. Staff are of the opinion that the intent of the Zoning Bylaw is being maintained. Is/Are the Effects of the Variance(s) Minor? The creation of a second dwelling unit in the existing building requires the subject variance. As noted above, the variance meets the intent of the Official Plan and Zoning By-law. As the effects of the variance are minimal and will permit the property to add a second dwelling unit, staff are of the opinion that they may be considered minor. Is/Are the Variance(s) Desirable For The Appropriate Development or Use of the Land, Building and/or Structure? Staff are of the opinion that the variance for the second dwelling unit is desirable and appropriate for the property and will provide a gentle form of intensification which can be considered appropriate use for the property and compatible with the surrounding neighbourhood. Image 3: View of side lot line from sidewalk Environmental Planning Comments: No concerns. Heritage Planning Comments: No concerns. Building Division Comments: The Building Division has no objections to the proposed variance. A Building Permit Application has been made for the additional attached dwelling unit. Image 4: Photo submitted by applicant (taken on different date from staff photos). Engineering Division Comments: The side yard currently accommodates overland stormwater flows. A sidewalk is requested to the rear yard. The final grading of this property shall not adversely affect the drainage of adjacent properties or the overall grading control plan. The Owner is responsible to address storm water drainage at the Building Permit stage. Parks and Cemeteries/Forestry Division Comments: No concerns or requirements. Transportation Planning Comments: No concerns with this application. Region of Waterloo Comments: No concerns. Six Nations Grand River Elected Council 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/). 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/2017/08/8d1c-Bird-Friendly-Best-Practices- Glass.pdf https://www.toronto.ca/wp-content/uploads/2018/03/8ff6-city-planning-bird-effective- lighting.pdf 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 January 9, 2026 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 Meeting December 9, City of Kitchener Regional staff has reviewed the following Committee of Adjustment applications and have the following comments: 1) A 2026001 532 Courtland Avenue East No Concerns 2) A 2026002 546 Courtland Avenue East No Concerns 3) A 2026003 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 2026004 37 Heiman Street No Concerns 5) A 2026005 1541 Fischer-Hallman Boulevard No Concerns 6) A 2026006 235 Hoffman Street No Concerns 7) A 2026007 56 Woolwich Street No Concerns 8) A 2026008 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. 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЎЊЏВЌЋА Please forward any decisions on the above-mentioned Application numbers to the undersigned. Yours Truly, Cheryl Marcy Manager, Corridor Development 5ƚĭǒƒĻƓƷ bǒƒĬĻƩʹ ЎЊЏВЌЋА From:Trevor Heywood To:Committee of Adjustment (SM) Cc:Andrew Herreman; Anab Siraj 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.pdf 2025-12-31 A2026-002 GRCA comments.pdf 2025-12-31 A2026-004 GRCA comments.pdf 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.grandriver.ca | 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. 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, January 5, 2026. 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 From:Emmett Vanson To:Committee of Adjustment (SM) Cc:Peter Graham Subject:SNGREC Comments Re: Kitchener January CofA Date:Monday, January 5, 2026 1:56:45 PM Attachments:Outlook-kexdlfm1.png 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 using warmer 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: 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 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 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’sbirdfriendlypractices 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 Niá: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 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.