City of Kingston Report to Committee of Adjustment Report Number COA

Transcription

1 To: From: Date of Meeting: March 18, 2019 Application for: File Number: Address: Owner/Applicant: City of Kingston Report to Committee of Adjustment Report Number COA Chair and Members of Committee of Adjustment Kassidee Fior, Planning Intern Minor Variance D th Concession Road Arif Mohammed Abdella Executive Summary: This report provides a recommendation to the Committee of Adjustment regarding an application for minor variances for the property located at th Concession Road. The applicant is proposing to construct a two-storey single-family detached dwelling with an attached garage on the subject property, which is currently vacant. The applicant is seeking variances to reduce the interior side yard setback requirement of the General Rural A2 zone as well as the driveway setback from interior side lot line requirement of the General Provisions in Zoning By-Law Number 32-74, as amended. The requested minor variances are consistent with the general intent and purpose of both the City of Kingston Official Plan and Zoning By-Law Number The requested minor variances are desirable for the appropriate development or use of the land, building or structure and are minor in nature. As such, the proposed application meets all four tests under Subsection 45(1) of the Planning Act and is recommended for approval. Recommendation: It is recommended that minor variance application, File Number 0TD , for the property located at th Concession Road to reduce the interior side yard setback requirement and to reduce the driveway setback from an interior lot line to permit the construction of a two-storey single-family dwelling and attached garage, be approved. Committee of Adjustment Meeting Number 04 March 18,

2 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 2 of 12 Variance Number 1: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 2: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Proposed Garage Section 24(2)(e) Interior Side Yard Setback 12.0 metres Interior Side Yard Setback 1.2 metres 10.8 metres Proposed Driveway Section 5(14)(e)(viii) Driveway Setback from Interior Side Lot Line 3.5 metres Driveway Setback from Interior Side Lot Line 1.5 metres 2.0 metres Approval of the foregoing variance shall be subject to the following conditions: 1. Limitation That the approved variances apply only to the location of the proposed dwelling and attached garage and driveway as shown on the approved drawings attached to the signed Notice of Decision. 2. No Adverse Impacts The owner/applicant shall demonstrate to the satisfaction of the City that there are no adverse impacts on neighbouring properties as a result of any modifications to on-site grading or drainage. 3. Building Permit Application Requirements The owner/applicant shall provide to the Building Division a copy of the decision of the Committee of Adjustment, together with a copy of the approved drawings, when they make an application for a Building Permit. The drawings submitted with the Building Permit application must, in the opinion of the City, conform to the general intent and description of the approved drawing(s), including any amendments and conditions approved by the Committee of Adjustment, as stated in the decision. It must be noted that additional planning approvals may be required should further zoning deficiencies be identified through the Building Permit application process. Any new septic system on the property shall be constructed in accordance with the requirements of the Kingston, Frontenac, Lennox and Addington (KFL&A) Public Health. A well shall be constructed, or confirmation shall be provided of an existing well on the property, in accordance with current standards described in Ontario Regulation 903, as amended. Committee of Adjustment Meeting Number 04 March 18,

3 Report to Committee of Adjustment Report Number COA Standard Archaeological Condition March 18, 2019 Page 3 of 12 In the event that deeply buried or previously undiscovered archaeological deposits are discovered in the course of development or site alteration, all work must immediately cease and the site must be secured. The Cultural Program Branch of the Ministry of Tourism, Culture and Sport ( ) and the City of Kingston s Planning Division ( , extension 3180) must be immediately contacted. In the event that human remains are encountered, all work must immediately cease and the site must be secured. The Kingston Police ( ), the Registrar of Cemeteries Regulation Section of the Ontario Ministry of Consumer Business Services ( ), the Cultural Program Branch of the Ministry of Tourism, Culture and Sport ( ), and the City of Kingston s Planning Division ( , extension 3180) must be immediately contacted. 5. Archaeological Assessment An Archaeological Assessment (beginning with a Stage One Assessment) and any subsequent or supporting studies are required on the property prior to the issuance of a Building Permit, as the site falls under several of the criteria for archaeological potential. Any area of development or site alteration, including access routes, on lands containing archaeological resources or areas of archaeological potential will need to be assessed by an archaeologist licensed in the Province of Ontario. The applicant shall contact the Planning Division to confirm their requirements for approval of this condition. Two (2) copies of the study and all relative information shall be provided to the Building Division. The report shall be registered with the Ministry of Tourism, Culture and Sport or an acceptance letter shall be obtained by the Ministry prior to the issuance of a Building Permit. The City relies upon the report of the professional archaeologist as filed, but reserves the right to require further reports should further evidence be uncovered. The applicant may be required to further review the state of archaeological resources on the property depending on the recommendations of the report and subject to input and review from the Ministry of Tourism, Culture and Sport. The City shall not be restricted in its ability to determine requirements related to review, assessment and/or protection should archaeological resources be found on site. Any costs arising from such requirements of the City, or any other duly authorized Government body, shall be borne solely by the applicant. 6. Entrance Permit Any new or altered entrance to the property will require an Entrance Permit from the Engineering Services Department. Committee of Adjustment Meeting Number 04 March 18,

4 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 4 of 12 Authorizing Signatures: Kassidee Fior, Planning Intern In Consultation with the following Management of the Community Services Group: Paige Agnew, Director, Planning, Building & Licensing Services Lanie Hurdle, Acting Chief Administrative Officer Committee of Adjustment Meeting Number 04 March 18,

5 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 5 of 12 Options/Discussion: On January 10, 2019, a minor variance application was submitted by 0TArif Mohammed Abdella with respect to the property located at th Concession Road. The variances are requested to provide zoning relief for a proposed single detached dwelling and attached garage through a reduction in the interior side yard setback requirement and a reduction in the driveway setback from an interior lot line. In support of the application, the applicant has submitted the following: Site Plan (Exhibit E); Floor Plan and Elevation Drawings (Exhibit F); and City of Kingston Engineering Residential Entranceway Application (Exhibit G). All submission materials are available online through the Development and Services Hub (DASH) at the following link, DASH, using Look-up a Specific Address. If there are multiple addresses, search one address at a time, or submission materials may also be found by searching the file number. Site Characteristics The subject property is located on the south side of 4 th Concession Road, between Hitchcock Road to the west and Findlay Station Road to the east (Exhibit A Key Map). The property is approximately 0.5 hectares (2.47 acres) in area with approximately 62 metres of frontage on 4 th Concession Road. The lands abut a residentially developed property that fronts onto 4 th Concession Road to the west. The property abuts undeveloped lands to the south. The subject property is designated Rural Lands and Environmental Protection Area in the Official Plan and zoned General Rural A2 in Zoning By-Law Number 32-74, as amended. Application The review of an application for minor variances is not a simple mathematical calculation, but rather a detailed assessment of whether the variances requested, both separately and together, meet the four tests of a minor variance outlined in Subsection 45(1) of the Planning Act. The following provides this review: Provincial Policy Statement In addition to the four tests of a minor variance detailed above, Subsection 3(5) of the Planning Act requires that a decision in respect of the exercise of any authority that affects a planning matter shall be consistent with the Provincial Policy Statement (the PPS). The PPS provides policy direction on matters of provincial interest related to land use planning and development which are complemented by local policies addressing local interests. The application being considered is site specific to accommodate a specific proposal and does not involve any major policy considerations and as such, the proposal conforms to and is consistent with the PPS. Committee of Adjustment Meeting Number 04 March 18,

6 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 6 of 12 1) The general intent and purpose of the Official Plan are maintained The subject property is designated Rural Lands and Environmental Protection Area in the City of Kingston Official Plan (Exhibit C Official Plan, Land Use). The portions of the property on which the proposed dwelling and attached garage are to be constructed are located within the portion of the lands designated Rural Lands. The goal of the Rural Lands designation is to protect the rural community by balancing the environmental, resource protection, community and economic objectives of land use on Rural Lands, and to permit a range and scale of uses that help to promote the longterm growth and viability of the rural community ; to protect land suitable for agricultural production from scattered development and land uses which are unrelated to agriculture ; and to focus growth and development in identified Hamlets of Elginburg, Brewer s Mills, Kingston Mills, Joyceville, Glenburnie, and Sunnyside and to promote their vitality and regeneration (Section 3.12). The Official Plan policies permit single-family detached dwellings as a permitted use in the Rural Lands designation, subject to Section This section states that among other requirements, single-detached residential development is only permitted on properties that are 1.0 hectare in area or greater. The intent of this policy is interpreted to be to ensure that adequate private servicing (septic and water) can be provided for on rural lots. The applicable zoning by-law (Zoning By-Law Number 32-74, as amended) permits the development of the subject property with a single-detached dwelling as of right under provisions regarding existing lots of record, as discussed later in this report. The applicant is not proposing to create a new undersized lot for development, but rather develop an existing lot with development potential that, due to natural topography, is not suitable for agricultural uses as permitted in the Rural Lands designation. KFL&A Public Health was circulated through technical review, and provided comments stating that while they had not evaluated the property for its suitability for installing a sewage disposal system, they have no objection to the minor variance application. A condition requiring the applicant to ensure that any new septic system is constructed in accordance with the requirements of KFL&A Public Health, and that a well is constructed in accordance with Ontario Regulation 903 has been included. The impact of the proposal and requested variances is deemed minor, and is therefore not subject to a zoning by-law amendment application process. In considering whether this proposed variance is desirable, the Committee of Adjustment will have regard to the nine requirements included in Section of the Official Plan. The following provides these nine requirements and an assessment of how the proposal is consistent with each. 1. The proposed development meets the intent of Section 2 Strategic Policy Direction, and all other applicable policies of this Plan; The proposal meets the intent of Section 2 of the Official Plan, and the strategic policy direction that Rural Areas are comprised of a mix of land uses that support a Committee of Adjustment Meeting Number 04 March 18,

7 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 7 of 12 diversification of the economic base, housing, and employment opportunities (Section ). Planning for lands designated as Rural Areas must balance the resource protection objectives for agriculture, aggregates and minerals with the environmental objectives of the natural heritage features and areas and watershed management and the social objectives of protecting rural communities and the rural way of life (Section ). While there are nearby agricultural uses, the proposed development is on an existing lot of record located on rocky terrain in an area of predominantly residential land use, and the proposed development will not have a negative impact on agriculture, aggregates and minerals, or natural heritage features. 2. The proposed development will be compatible with surrounding uses, buildings or structures and development standards associated with adjacent properties, and if necessary, incorporate means of alleviating adverse effects on abutting land uses as recommended in Section 2.7 of this Plan; The proposed development will be compatible with the surrounding residential use of adjacent properties. The height and massing of the proposed dwelling is similar to those within the surrounding area. There are no adverse impacts anticipated as a result from the proposed development, such as shadowing or intrusive overlook. 3. The ability of the site to function in an appropriate manner in terms of access, parking for vehicles and bicycles or any other matter and means of improving such function including considerations for universal accessibility; The vehicular access to the subject property is proposed via a driveway in the western interior side yard. The proposed single-family dwelling includes a garage attached via a breezeway which will accommodate the on-site parking. 4. The conformity of the proposal to any applicable urban design policies endorsed by Council, particularly if the site includes or could impact a built heritage resource or is within a Heritage District; The proposal conforms to applicable urban design policies, as outline in Section 8 of the Official Plan. Similar detached dwellings exist in the immediate vicinity of the site. As such, it will have a minimal impact on the streetscape. 5. If the site is designated under the Ontario Heritage Act, the application shall be reviewed by Heritage Kingston for approval. If the property is adjacent to a designated property under the Ontario Heritage Act or shown as a Heritage Area feature, or is affected by the protected views shown on Schedule 9 of this Plan, then a heritage impact statement may be required to assist staff to determine if the resulting development is desirable; The subject property is not designated under the Ontario Heritage Act, is not located adjacent to a designated property and is not affected by the protected views as identified on Schedule 9 of the Official Plan. Committee of Adjustment Meeting Number 04 March 18,

8 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 8 of The resulting development has adequate municipal water and sewage services within the Urban Boundary, or is capable of providing individual on-site water and sewage services outside the Urban Boundary; The subject property is located outside of the Urban Boundary. The application was circulated to Utilities Kingston through technical review, who noted that there were no concerns as it is outside of their servicing jurisdiction. The application was also circulated to KFL&A Public Health Unit, which had no objections but noted that the subject lot has not been evaluated by KFL&A Public Health for its suitability for installing a sewage disposal system. 7. Whether the application and the cumulative impact of the proposed variances would be more appropriately addressed by a zoning amendment to the applicable zoning by-law; The proposal meets the four tests of a minor variance as outlined in the Planning Act, and described therein. 8. The Committee of Adjustment may attach such conditions as it deems appropriate to the approval of the application for a minor variance including any reasonable requirements, recommendations of City departments, or the submission of studies as listed in Section 9.12 of this Plan that may be required to properly evaluate the application; Multiple conditions of approval are recommended in this report. 9. The degree to which such approval may set an undesirable precedent for the immediate area. The proposal is in keeping and is compatible with the existing development in the surrounding area and will not set an undesired precedent. In summary, the proposal meets the intent of the Official Plan, as the proposed development will not result in any negative impacts to adjacent properties. The variance application being considered is site specific to facilitate the development of the subject property with a single family detached dwelling and an attached garage. The proposal meets the general intent of the Official Plan as the proposed development does not constitute major development in the Rural Lands designation and is not designated under the Ontario Heritage Act nor listed on the City of Kingston Heritage Properties Register. 2) The general intent and purpose of the zoning by-law are maintained The subject property is zoned General Rural A2 in the City of Kingston Zoning By-Law Number 32-74, entitled "Township of Pittsburgh Zoning By-Law", as amended (Exhibit D Zoning By-Law Number 32-74, Map 2). The General Rural A2 zone permits residential uses including an accessory dwelling house, a detached single family dwelling house, as well as non-residential uses including a cemetery, a farm, a farm produce outlet, a home occupation, a public use, and a specialized farm. Committee of Adjustment Meeting Number 04 March 18,

9 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 9 of 12 Relief is requested from the general provisions regarding driveway setback from an interior lot line, and also the specific provisions of the General Rural A2 zone regarding the minimum interior side yard setback requirement. The development proposal requires variances to Section 5(14)(e)(viii) and Section 24(2)(e) of Zoning By-Law Number 32-74, as amended. The requested relief to facilitate the development of the subject property is: Variance Number 1: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 2: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Proposed Garage Section 24(2)(e) Interior Side Yard Setback 12.0 metres Interior Side Yard Setback 1.2 metres 10.8 metres Proposed Driveway Section 5(14)(e)(viii) Driveway Setback from Interior Side Lot Line 3.5 metres Driveway Setback from Interior Side Lot Line 1.5 metres 2.0 metres The proposed location of the attached garage will not comply with the interior side yard setback requirement as a result of the proposed location of the driveway access, as well as the rocky terrain of the subject property. Therefore a variance is requested to decrease the interior side yard setback by 10.8 metres. Similarly, due to the shape of the frontage on 4 th Concession Road, the City of Kingston specified that driveway access should be taken from the west boundary of the frontage (Exhibit G Driveway Access Permit). As a result, the proposed driveway does not comply with the setback requirement for driveways from the interior side lot line. While the subject lands do not meet the minimum lot requirement of 1.0 hectare and minimum lot frontage of 90 metres as set out in the provisions of the A2 zone, the lot is recognized as an existing lot of record under Section 5(11)(d), which states where a lot having a lesser lot area and/or frontage than that required herein is held under distinct and separate ownership from abutting lots, as shown by a registered conveyance in the records of the Registry or Land Titles Office on the date of the passing of this By-law, or where such a lot is created as a result of an expropriation, such smaller lot may be used and a building or structure may be erected, altered or used on such smaller lot, provided that all other requirements of this By-law are complied with. The existing lot area and lot frontage are not proposed to be changed, and are similar to those of several properties directly to the east of the subject lands (properties located at 3168, 3194, and th Concession Road). The reduced lot area and lot frontage will not have an adverse impact on the subject property or on surrounding properties. The proposed variances to support the construction of a single-family dwelling and attached garage on the subject property are not anticipated to cause any adverse impacts on the adjacent residential properties. Committee of Adjustment Meeting Number 04 March 18,

10 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 10 of 12 3) The variance is minor in nature The proposal involves the construction of a single detached dwelling and an attached garage. The variances resulting from this application will not cause an adverse impact on adjacent residential properties or the existing streetscape. The variance is considered minor as the proposed interior side yard setback and the proximity of the proposed driveway to the interior side lot line do not adversely impact the functionality of the subject property or the surrounding area. 4) The variance is desirable for the appropriate development or use of the land, building or structure The requested variances will not create any adverse effects on abutting properties as there will be no shadowing, loss of privacy due to intrusive overlook, or increase in levels of noise and loss of environmental damage or degradation. The existing undersized lot of record is not sufficient for agricultural land uses. Due to the location of large rock outcroppings on the property that would be prohibitive to remove and the requested location of the entrance as per the City of Kingston s Engineering Department, there is limited potential for development of a detached dwelling and attached garage in other locations. The proposed location presents the area of least impact for the development of the property. The proposed development will be compatible in terms of design and scale, and will be similar to other forms of development found in the surrounding area. The overall scale and massing of the proposed two-storey single family dwelling has been designed to be consistent with the existing residential development in the surrounding area. The proposed development includes site access, amenity space, compatible built form, parking and security on the subject property. Technical Review: Circulated Departments and Agencies Building Division Engineering Department Heritage (Planning Division) Finance Utilities Kingston Real Estate & Environmental Initiatives Fire & Rescue Kingston Hydro City s Environment Division Solid Waste Parks Development Canadian National Railways Housing District Councillor Ministry of Transportation KEDCO Municipal Drainage Parks of the St. Lawrence CRCA KFL&A Health Unit Trans Northern Pipelines Parks Canada Eastern Ontario Power CFB Kingston Hydro One Enbridge Pipelines TransCanada Pipelines Kingston Airport Placeholder Placeholder Technical Comments This application was circulated to external agencies and internal departments for their review and comment. Among other reviewers, the application was circulated to Utilities Kingston Committee of Adjustment Meeting Number 04 March 18,

11 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 11 of 12 through technical review, who noted that there were no concerns as it is outside of their servicing jurisdiction. The application was also circulated to KFL&A Public Health Unit, which had no objections but noted that the subject lot has not been evaluated by KFL&A Public Health for its suitability for installing a sewage disposal system. There were no comments or concerns raised that would preclude this application from moving forward. Any technical comments that are received after the publishing of this report will be included as an addendum to the Committee of Adjustment agenda. Public Comments At the time this report was finalized, no public comments were received. Any public comments received after the publishing of this report will be included as an addendum to the Committee of Adjustment agenda. Previous or Concurrent Applications There are no concurrent or relevant historic planning applications on the subject property. Conclusion The requested variances are consistent with the general intent and purpose of both the City of Kingston Official Plan and Zoning By-Law Number 32-74, as amended. The proposal is desirable for the appropriate development or use of the land, building or structure and the requested variances are minor in nature. As such, the proposed application meets all four tests under Subsection 45(1) of the Planning Act and the application is being recommended for approval, subject to the proposed conditions. Approval of this application will permit the owner to construct a two-storey, single family dwelling with an attached garage on the subject property. The proposed development will not set an undesirable precedent for the immediate area. Existing Policy/By-Law: The proposed application was reviewed against the policies of the Province of Ontario and City of Kingston to ensure that the changes would be consistent with the Province s and the City s vision of development. The following documents were assessed: Provincial Provincial Policy Statement, 2014 Municipal City of Kingston Official Plan Zoning By-Law Number Notice Provisions: A Committee of Adjustment Meeting is going to be held respecting this application on March 18, Pursuant to the requirements of the Planning Act, a notice of Statutory Public Meeting was provided by advertisement in the form of signs posted on the subject site 10 days in Committee of Adjustment Meeting Number 04 March 18,

12 Report to Committee of Adjustment Report Number COA March 18, 2019 Page 12 of 12 advance of the meeting. In addition, notices were sent by mail to a total number of 5 property owners (according to the latest Assessment Roll) within 60 metres of the subject property and a courtesy notice was placed in The Kingston Whig-Standard. Once a decision has been rendered by the Committee of Adjustment, a Notice of Decision will be circulated in accordance with the provisions of the Planning Act. Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Laura MacCormick, Deputy Director, Planning Division extension 3223 Kassidee Fior, Planning Intern extension 3294 Other City of Kingston Staff Consulted: The application was circulated to the relevant internal departments and external agencies for review and comment. The responses to the technical circulation have been addressed in the technical review and included in this report. Exhibits Attached: Exhibit A Exhibit B Exhibit C Key Map Neighbourhood Context Official Plan, Land Use Exhibit D Zoning By-Law Number 32-74, Map 2 Exhibit E Exhibit F Exhibit G Exhibit H Proposed Site Plan Proposed Floor Plans and Elevations Driveway Access Permit Public Notice Notification Map Committee of Adjustment Meeting Number 04 March 18,

13 Exhibit A CONTEXT MAP SAND HILL RD HWY 401 HWY 401 MIDDLE RD HWY 15 HWY TH CONCESSION RD HWY 401 Planning, Building & Licensing Services a department of Community Services CO MMITTEE OF ADJU STMENT KEY MAP File Number: D Address: th Concession Road Metres 1:8,000 LEGEND Lands Subject to Minor Variance E PREPARED BY: J. Partridge DATE: 2/14/2019 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. Committee of Adjustment Meeting Number 04 March 18,

14 Exhibit B HW Y 40 1 Planning, Building & Licensing Services a department of Community Services CO MMITTEE OF ADJU STMENT NEIGHBOURHOOD CONTEXT (2017) File Number: D Address: th Concession Road LEGEND Corporation of the City of Kingston E Lands Subject to Minor Variance Lands Subject to Minor Variance Property Boundaries PREPARED BY: J.Partridge DATE: 2/14/ Metres 1:8,000 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. Committee of Adjustment Meeting Number 04 March 18,

15 Exhibit C TH CONCESSION RD HWY Planning, Building & Licensing Services a department of Community Services CO MMITTEE OF ADJU STMENT OFFICIAL PLAN, Land Use File Number: D Address: th Concession Road Metres 1:8,000 LEGEND E Lands Subject to Minor Variance PRIME AGRICULTURAL AREA ENVIRONMENTAL PROTECTION AREA MINERAL RESOURCE RURAL PREPARED BY: J.Partridge DATE: 2/14/2019 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. Committee of Adjustment Meeting Number 04 March 18,

16 Exhibit D MX A TH CONCESSION RD A A2-22 A2 HWY 401 HWY 401 Planning, Building & Licensing Services a department of Community Services CO MMITTEE OF ADJU STMENT ZONING BY-LAW 32-74, Map 2 File Number: D Address: th Concession Road Metres 1:8,000 LEGEND E Consolidated Zoning Lands Subject to Minor Variance Property Boundaries PREPARED BY: J.Partridge DATE: 2/14/2019 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. Committee of Adjustment Meeting Number 04 March 18,

17 Exhibit E th Concession rd Joceville Ontario Committee of Adjustment Meeting Number 04 March 18,

18 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

19 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

20 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

21 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

22 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

23 Exhibit F Committee of Adjustment Meeting Number 04 March 18,

24 Exhibit G Committee of Adjustment Meeting Number 04 March 18,

25 Exhibit G Committee of Adjustment Meeting Number 04 March 18,

26 Exhibit H CON 5 LOT24 CON 5 LOT CON 5 LOT CON 5 LOT WOODBURN RD CON 5 LOT CON 5 LOT CON 5 LOT31 CON 4 LOT FINDLAY STATION RD HITCHCOCK RD 2485 CON 4 LOT25 CON 4 LOT26 CON 4 LOT27 CON 4 LOT28 CON 4 LOT29 CON 4 LOT CON 4 LOT24 CON 3 LOT CON 3 LOT25 Planning, Building & Licensing Services a department of Community Services CON 3 LOT TH CONCESSION RD 3063 CON 3 LOT27 HWY HWY 401 PLANNING COMMITTEE PUBLIC NOTICE NOTIFICATION MAP File Number: D Address: th Concession Road CON 3 LOT CON 3 LOT29 LEGEND FINDLAY STATION RD 3328 CON 3 LOT31 CON 3 LOT30 Lands Subject to Minor Variance 60m Public Notice Boundary 5 Properties in Receipt of Notice Property Boundaries E Metres 1:12,696 PREPARED BY: K. Cruz DATE: 2/14/2019 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. Committee of Adjustment Meeting Number 04 March 18,