City Council Committee of Adjustment Meeting

The Committee of Adjustment approved several residential and automotive-commercial variances, including an eight-storey, 87-unit development at 831 Frederick Street, a triplex conversion at 104 Blucher Street and expansions at two automotive businesses.

It refused a proposed four-lot, 16-unit townhouse development at 9 Pleasant Avenue after planning staff determined that the proposal would create a land use not permitted under the RES 4 zoning. The committee also refused variances for a commercial plaza that would eliminate required secure bicycle parking and deferred Tricar's severance applications for three King Street East properties to address water-servicing and easement details.

Topics Discussed

Residential development and housing

The committee approved variances for an eight-storey, 87-unit building at 831 Frederick Street. According to staff, "These variances are to facilitate the construction of an eight-story residential building having 87 dwelling units in accordance with the site plan application. Staff have reviewed the variances in light of the four tests of the Planning Act, find that they meet all four and is recommending approval." The approvals permit a maximum height of 28.5 metres instead of 25 metres and private patio areas of 4.9 square metres instead of 11 square metres.

The committee also approved a triplex conversion at 104 Blucher Street, a duplex conversion at 59 Lancaster Street West and a severance at 54 Brubacher Street to allow construction of a new semi-detached dwelling. The Lancaster Street approval includes railway-noise covenants or easements involving Metrolinx and CN.

Proposed 16-unit townhouse development at 9 Pleasant Avenue

The committee refused consent applications B 2026-027 through B 2026-029 for a proposal to divide one property into four lots and construct 16 townhouse units.

Planning staff said the proposal would "artificially subdivide a multiple dwelling" to create a land use not permitted in the RES 4 zone and to avoid the site-plan and condominium approval processes. Staff described the proposal as "procedurally inappropriate" and contrary to the applicable planning framework.

The applications also involved shared driveways, parking, drainage, stormwater management and blanket easements. The committee discussed whether maintenance obligations would transfer with the land, including responsibility for snow clearing, salting, sanding and insurance.

The applicant described the proposal as "missing middle housing" and said refusal could lead to an appeal to the Ontario Land Tribunal. A proposed deferral was defeated before the committee refused all three applications. Chair McCall summarized the motion as: "The motion on the floor is to support the staff report, which is to refuse all three of these consent applications."

Commercial and automotive applications

The committee approved variances for an automotive detailing and repair operation at 326 Wellington Street North. The decision allows 15 parking spaces instead of 21 and a 0.3-metre interior side-yard setback where a 14-metre setback would normally be required beside residential zones.

At 4202 King Street East, the committee approved a 288-square-metre addition and a reconfiguration of customer and vehicle parking for an existing automotive dealership and repair shop.

At 2333 Kingsway Drive, the committee approved an office expansion at an automotive service garage. The decision allows a 1.4-metre interior side-yard setback instead of 7.5 metres and 10 parking spaces instead of 12. The applicant said vehicles would be stored inside the additional bay and that the site would have four full-time employees.

Proposed commercial plaza and bicycle parking

The committee refused the application for a commercial plaza at 100 Chicopee Hills Drive. The applicant sought to reduce the street-facing façade height from 7.5 metres to 5.2 metres and eliminate four required long-term bicycle parking spaces.

Planning staff pointed to the property's proximity to multi-use trails along Fairway and Lackland Boulevard. A committee member also questioned the removal of secure bicycle parking for people using the area's cycling routes, stating: "Like we mentioned before, there's existing multi-use trails flanking the frontage here on Fairway and on Lackland Boulevard and I think it would be a disservice to put the cyclist last like they have been for many years. It's time to bring them to the forefront and give them the spaces that they require." The application was refused.

Other residential variances and deferred severance

The committee approved a rear sunroom addition at 56 Everglades Crescent, allowing a 4.6-metre rear-yard setback instead of 7.5 metres.

For 29 Bridge Street West, staff recommended approval of a front entrance and elevated deck with a 0.7-metre setback instead of 5.5 metres, subject to marking part of the driveway as an area where parking is prohibited. The provided material does not state the committee's final decision.

The committee deferred Tricar's applications for 4286, 4288 and 4290 King Street East to the November meeting. The applications seek to sever property containing two residential towers and recognize existing setbacks. The deferral will allow the applicant to circulate a reference plan and provide easement details addressing a water-service connection issue.

Motions

• A 2026-029 — 326 Wellington Street North: Approved variances for a 0.3-metre interior side-yard setback and 15 parking spaces instead of 21.
• A 2026-058 — 4202 King Street East: Approved a 288-square-metre automotive-facility addition and parking-area reconfiguration.
• A 2026-060 — 2333 Kingsway Drive: Approved variances for the automotive-service-garage office expansion, including the reduced setback and 10-space parking provision.
• A-2026-061 — 831 Frederick Street: Approved variances for the eight-storey, 87-unit residential development.
• A-2026-062 — 56 Everglades Crescent: Approved the rear sunroom addition.
• A-2026-064 — 104 Blucher Street: Approved variances for conversion of the property to a triplex.
• A-2026-065 — 100 Chicopee Hills Drive: Refused the commercial plaza variances, including the request to eliminate secure bicycle parking.
• A-2026-067 — 59 Lancaster Street West: Approved variances for the duplex conversion.
• B 2026-026 — 54 Brubacher Street: Approved the lot severance for a new semi-detached dwelling.
• B 2026-027 through B 2026-029 — 9 Pleasant Avenue: Defeated a proposed deferral and refused all three consent applications.
• B 2026-030 and A-2026-068 to 069 — 4286, 4288 and 4290 King Street East: Deferred to the November meeting to address water-servicing, reference-plan and easement details.
• A-2026-063 — 29 Bridge Street West: Staff recommended approval with a driveway-parking condition; the final decision was not stated in the provided material.

Attendees

The provided material does not include a complete attendance list. Identified committee members or officials include:

• Chair McCall
• Committee Member Marco
• Committee Member Maria
• Committee Member Amanda

Other named participants included Kevin Muir of the Zehr Group, Tom Butkovic, Syed Aurangzeb, Larry Raguenet, Gordon Cassell, Ryan Mounsey of Urban Insights Incorporated, Dylan Schnurr of GSP Group, Hugh Handy of GSP Group and Jesse McLellan of GSP Group.