Intensification is the theme for this Committee of Adjustment meeting, which includes eleven secondary dwelling unit applications, five severance applications, and two building retrofits to add units.
Of note, the final variance approvals for a Kiwanis Homes seniors’ affordable rental housing project located at 1362–1374 Barton Street East.
Updates with staff comments, posted by the City on May 2, are in italics.
Decisions are underlined
SDU Applications
The eleven secondary dwelling unit applications are at:
- 68 Holmes Avenue (Hamilton) Approved
- 70 Holmes Avenue (Hamilton) [This is also a severance application] Approved
- 46 Meadowlands Boulevard (Ancaster) Tabled
- 8 Market Street North (Dundas) Approved
- 30 Appleford Road (Hamilton) Approved
- 970 Garth Street (Hamilton) Tabled
- 39 Trailbank Gardens (Flamborough) Approved
- 105 Kenesky Drive (Flamborough) Approved
- 4 Holcomb Terrace (Flamborough) Approved
- 1232 Westover Road (Flamborough) Approved
- 41 Freedom Crescent (Glanbrook) Approved
SDU Applications of Note
The property at 68 Holmes Avenue is proposed for severance. The existing single-detached house on the property will be demolished and replaced with two separate detached houses.
Each of these houses will have six bedrooms: two in the basement, two on the main floor, and two on the second floor. The basement and second floor also have a room labelled “den.” They are the typical configuration for student rentals.
City staff comments recommend approval of all variances (including the severance to create 70 Holmes Avenue) except decreased setbacks. The application seeks a 0.4-metre side yard and 0.6-metre rear yard setback, while 1.0 metres is required. APPROVED
Parking will be an issue for 39 Trailbank Gardens, 105 Kenesky Drive, and 4 Holcomb Terrace in Flamborough.
The Trailbank and Holcomb applications are asking for a full parking exemption. The Kenesky application is seeking permission for tandem parking.
City staff recommend approval for Trailbank and Holcomb. APPROVED
City staff recommend denial for Kenesky. AMENDED AND APPROVED
The Committee has denied similar applications in Flamborough, citing that many households in the community have more vehicles than can fit in driveways, which creates on-street parking disputes.
46 Meadowlands Blvd is recommended for tabling. Staff wish to discuss alternative designs to conform to planning policies. TABLED
1232 Westover Road is a technical denial recommendation because the applicant seeks an SDU to be located in the front yard, whereas they are only permitted in a rear and/or interior side yard. City staff write, “However, staff do recognize that this is a unique circumstance given that the Additional Dwelling Unit – Detached is the former existing single detached dwelling and has existed along the streetscape since ±1957.” APPROVED
970 Garth Street has a denial recommendation because the proposed additional dwelling unit is larger than the principal residence. TABLED
The five severance applications are at:
- 68 Holmes Avenue (Hamilton) Approved
- 73 & 75 Hillview Street (Hamilton) Approved
- 239 Highland Road West (Stoney Creek) Approved
- 171 Britannia Avenue (Stoney Creek) Approved
- 3055 & 3051 Homestead Drive (Glanbrook) Approved
These severances are all for large lots and part of a continuing trend across Hamilton of building new, slimmer homes on smaller parcels of land. This is an increasingly common form of intensification.
The Hillview Street application involves severing the backyards of the two properties and creating a new lot for potential construction of a triplex. The properties are in Ainslie Wood and owned by Empress Developments Ltd. City staff are recommending approval. APPROVED
Retrofit for More Units
The owner of 317 Queenston Road is applying to retrofit the two-storey commercial building into a six-unit residential building. This type of conversion has occurred at nearby properties. Six units are a ‘sweet-spot’ for financing. Recommended for approval. APPROVED
The owner of a mid-rise rental building at 7 Catalina Drive is seeking to add eight units within the existing 29-unit building. Recommended for approval APPROVED
Kiwanis Homes
Kiwanis Homes needs a series of housekeeping variances as the final stage of development approval for a six-storey 55-unit seniors affordable rental building. Recommended for approval
Production Details
v. 1.1.0
Published: April 23, 2025
Last updated: May 8, 2025
Author: Joey Coleman
Update Record
v. 1.0.0 original version
v. 1.1.0 added information from staff comments.
v. 1.2.0 post-meeting decision notes.
Correction, May 7, 2025 23:27: The original version of this story missed SDU applications at 1232 Westover Road and 41 Freedom Cresent.
What can you tell us about 970 Garth Street. I live next door at 978 Garth Street and have not recieved notice.