Committee of Adjustment Hearing: Variance and Consent Applications

The Committee of Adjustment held a videoconference hearing on minor variance and consent applications, with member Mr. Towski absent and three applications deferred before consideration. The committee discussed residential variance requests at 210 Balsam Drive, 335 Maple Avenue and 324 Spruce Street, as well as applications tied to a Halton Region Paramedic Services headquarters and regional emergency operations centre on Bronte Road and commercial development at 3515-3545 Rebecca Street. Multiple applications were approved with conditions, including two-year expiry terms if building permits are not issued.

Topics Discussed

1. Hearing procedures and appeal rules

The chair opened with administrative instructions for the videoconference hearing, including how residents could speak by calling 905-815-6095 and pressing star six when polled. Applicant or agent presentations were limited to five minutes, public delegations to five minutes, and applicant replies to five minutes.

The committee also advised that, after Bill 23, members of the public no longer have appeal rights to the Ontario Land Tribunal. As stated during the hearing: "In October 2022, Bill 23 legislation, the More Homes Build Faster Act, amended the Planning Act to remove appeal rights for members of the public."

2. Application 099 of 2026 — 210 Balsam Drive

This application concerns a proposed new two-storey dwelling at 210 Balsam Drive. The applicant sought four variances, including side-yard setbacks of 1.52 metres and 2.42 metres where 4.2 metres is required, along with variances for lot coverage and floor area ratio.

Agent Lucas Cooko said the design had originally been prepared under the 2014 zoning bylaw, but the committee was now applying the amended 2026 bylaw. He told the committee: "the initial design concept was initially drafted based on the 2014 zoning bylaw but as you're aware the 2026 amended bylaw was recently passed in June. So based on how the variances are read they're read in more of a restrictive manner."

A letter of opposition from Mr. and Mrs. Smith raised drainage concerns. Cooko said those were reasonable issues and said a site alteration permit would be required to address drainage and stormwater matters. The provided notes do not clearly record a final decision on this application.

3. Application 100 of 2026 — 335 Maple Avenue

The committee heard an application for variances at 335 Maple Avenue, including a reduced side-yard setback for the garage portion of the dwelling and an increase in lot coverage. Agent Joris Kieran responded to objections from neighbour Jeffrey Chow.

According to the notes, Kieran said the neighbouring living room has a forward-facing window toward the street and argued the proposed dwelling would not be visible from that window. He also said the reduced setback applies only to the garage portion of the house. The excerpt provided ends while the presentation was still underway, and no final vote on this file is recorded.

4. Residential rebuild and tree protection issues

In a separate residential redevelopment discussion, neighbour Kim Granfield asked how mature trees on adjacent properties would be protected during demolition and rebuilding. She told the committee: "I just would like to understand what tree protection is going in place. My property is to the north and west of the development that's going to be going in. We have extremely large mature trees that are close to the fence … I have seen trees been protected and then during the process of demolishing the house and rebuilding they are damaged and or taken down."

The applicant said two mature front-yard trees and two mature rear-yard trees would be preserved, while one smaller tree would be removed. The applicant also said both a site alteration permit and a tree permit would be required.

Committee member Miss Price said she was satisfied the application met the Planning Act tests, stating: "the variances are minor in nature and conform to the four tests under the planning act" and moved approval subject to conditions, including that the dwelling be built in accordance with the submitted site plan and elevation drawings dated July 22, 2026, and that the approval expire in two years if no building permit is issued.

5. Approvals for Spruce Street, Bronte Road and Rebecca Street

The committee approved Application 102 of 2026 for 324 Spruce Street, where an existing 1.5-storey dwelling is to be replaced with a two-storey single-detached dwelling. One letter of opposition was received. In moving approval, Miss Price said: "Taking into account my site visit, the report submitted by the agent staff and metro links as well as one letter of opposition which was addressed by the agent, I find the variances to be minor in nature and are in keeping with the general intent and purpose of the official plan and zoning bylaw and are desirable for the appropriate development of the land. The lower rooflines and main wall setbacks help to break up the massing and scale of the dwelling and maintain the character of the existing neighborhood."

The committee also approved Application 103 of 2026 for a Halton Region Paramedic Services headquarters and regional emergency operations centre at Bronte Road and North Service Road West. The approved variance allows a 15.12-metre flankage yard setback to accommodate emergency vehicle circulation.

For 3515-3545 Rebecca Street at Burloak Marketplace, the committee considered CAVA106 of 2026, a request to increase the amount of retail and service commercial space that can proceed before office space is built, from 50 per cent to 80 per cent of the permitted total. During the hearing, staff explained: "the purpose of this application … is to change the timing mechanism in the bylaw regarding the provision of office space on the site." The applicant added that the change would allow the owner to lease vacant second-floor space, construct Building D for a financial institution, and adjust uses in other buildings based on market demand. The notes indicate the related file SP1635.025/01025/01 was unanimously approved.

Motions

Deferred: - Application 101 of 2026 — 253 Margaret Drive - Application 104 of 2026 — 2032 Rebecca Street - Application 105 of 2026 — 604 Maplehurst Avenue

Approved with conditions: - Application 102 of 2026 — 324 Spruce Street - Unnamed residential development application requiring construction in accordance with site plan and elevation drawings dated July 22, 2026 - Application 103 of 2026 — Halton Region Paramedic Services headquarters and emergency operations centre, Bronte Road/North Service Road West

Other approvals: - Final approval granted — SP530.019/01 - Unanimously approved — SP1635.025/01025/01

No clear decision recorded in provided notes: - Application 100 of 2026 — 335 Maple Avenue - Application 099 of 2026 — 210 Balsam Drive - CAVA106 of 2026 — 3515-3545 Rebecca Street

Attendees

• Mr. Towski — absent, regrets noted

The provided notes do not identify the chair or the full committee attendance by name.