City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: Fro: Resource Staff: Date of Meeting: Deceber 14, 2017 Subject: File Nuber: Address: Application Type: Owner: Applicant: City of Kingston Report to Planning Coittee Report Nuber PC Chair and Mebers of Planning Coittee Lanie Hurdle, Coissioner, Counity Services Paige Agnew, Director, Planning, Building & Licensing Services Public Meeting Report D Princess Street & 1027 Midland Avenue Zoning By-Law Aendent All Seniors Care Living Centres All Seniors Care Living Centres/Fotenn Consultants Inc. Executive Suary: The following is a Public Meeting report to the Planning Coittee regarding an application for a zoning by-law aendent subitted by All Seniors Care Living Centres/Fotenn Consultants Inc. on behalf of All Seniors Care Living Centres, with respect to the subject site located at 2666 Princess Street & 1027 Midland Avenue. This report describes the proposed application and includes an overview of the relevant policies and regulations that will be evaluated as part of a future coprehensive report. The properties are currently designated Arterial Coercial in the City of Kingston Official Plan and zoned C2-24 zone & C2-24-H zone in Zoning By-Law Nuber 76-26, as aended. The applicant is proposing a seniors supportive living facility ranging in height between 3 and 6 storeys and coprised of 170 independent living units and assisted/care units. A total of 91 parking spaces are proposed, including 16 for staff of the seniors facility and 6 barrier free spaces. The applicant is requesting relief fro the following zoning provisions to accoodate the proposed developent: peritted uses; axiu building height; axiu residential density; axiu accessory building height; yards where parking is peritted; iniu parking stall size; and iniu drive aisle width. 45

2 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 2 of 7 Authorizing Signatures: Lanie Hurdle, Coissioner, Counity Services Gerard Hunt, Chief Adinistrative Officer Consultation with the following Mebers of the Corporate Manageent Tea: Desirée Kennedy, Chief Financial Officer & City Treasurer Not required Denis Leger, Coissioner, Corporate & Eergency Services Not required Mark Van Buren, Acting Coissioner, Transportation & Infrastructure Services Not required 46

3 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 3 of 7 Options/Discussion: Public Meeting Process Anyone who attends a Planning Coittee Public Meeting ay present an oral subission, and/or provide a written subission on the proposed application. Also, any person ay ake written subissions at any tie before city Council akes a decision on the application. If a person or public body does not ake an oral subission at a Public Meeting, or does not ake a written subission to the City of Kingston before a decision is ade by Council, the person or public body is not entitled to appeal the decision of the City of Kingston to the Ontario Municipal Board and ay not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. The Planning Coittee will consider a coprehensive report and recoendation fro the Planning Division, respecting the subject application, at a future eeting. The Coittee will ake its recoendation to city Council at the eeting. The decision of city Council will be final unless appealed. All persons who ade oral or written subissions, or have requested notification in writing, will be given written notice of the future eeting(s) of the Planning Coittee at which tie the subject application will be considered. Anyone wishing to be notified of Council s decision on the subject application ust subit a written request to: Lindsay Labert, Senior Planner The Corporation of the City of Kingston Planning, Building & Licensing Services 216 Ontario Street Kingston, ON K7L 2Z extension 2176 llabert@cityofkingston.ca Application and Subission The proposed developent consists of a seniors supportive living facility coprised of 170 independent living units and assisted/care units. The proposed building footprint contains three wings with a ground floor area of 2,960.9 square etres. The proposed outdoor aenity space consists of landscaped open space, gazebo and pedestrian pathways. Vehicular site access is proposed as two right in/right out only access points; one along Midland Avenue that is shared with the abutting McDonald s restaurant through a registered easeent and one along Princess Street. The existing Princess Street access for the McDonald s restaurant would reain. A total of 91 parking spaces are proposed, including 16 for staff of the facility and 6 barrier free spaces. The subission notes that the parking lot associated with the McDonald s restaurant containing 25 spaces will reain and that the 25 spaces are separate fro those proposed for the senior s supportive living facility. 47

4 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 4 of 7 The applicant is requesting zoning relief through a new Special General Coercial C2-XX zone to accoodate the proposed developent. Zoning relief fro the following provisions within the C2 zone are requested through the subject zoning by-law aendent application: peritted uses; axiu building height; axiu residential density; axiu accessory building height; yards where parking is peritted; iniu parking stall size; and iniu drive aisle width. In support of the application, the applicant has subitted the following: Conceptual Site Plan (IBI Group Incorporated, October 20, 2017) Elevation & Section Plans (IBI Group Incorporated, October 20, 2017) Floor Plans (IBI Group Incorporated, October 20, 2017) Tree Inventory (ArbreCare Tree Service) Site Survey (Hopkins Chitty Land Surveyors Inc., April 6, 2017) Planning Justification Report (Fotenn Consultants Inc., Noveber 1, 2017) Site Servicing and Storwater Manageent Report (Forefront Engineering Inc., Septeber 2017) Transportation Ipact Study (IBI Group Incorporated, Septeber 29, 2017) Noise Feasibility Study (Golder Associates Inc., October 2017) Shadow Study (IBI Group Incorporated, Septeber 11, 2017) Urban Design Rationale (Fotenn Consultants Inc., October 24, 2017) Stage 1/2 Archaeological Assessent & Associated Correspondence Fro Ministry of Touris, Culture & Sport Phase I Environental Site Assessent (Golder Associates Inc., May, 2017) As per the city s Site Plan Control By-Law Nuber , the proposed developent is also subject to Site Plan Control. All subission aterials are available online through the Developent and Services Hub (DASH) at the following link, DASH, using Look-up a Specific Address. If there are ultiple addresses, search one address at a tie, or subission aterials ay also be found by searching the file nuber. Site Characteristics The subject properties are located in the Cataraqui Westbrook neighbourhood (Neighbourhood Profiles, 2011). The proposed developent site has a cobined land area of approxiately 1.67 hectares, with 74.9 etres of cobined frontage along Midland Avenue and 88.8 etres of frontage along Princess Street. The proposed developent site abuts an existing McDonald s restaurant. There is an existing vacant dwelling located at 1027 Midland Avenue that is intended to be deolished to accoodate the proposal. An existing north/south pathway provides a connection over the subject lands fro Princess Street to the existing residential subdivision to the north. An existing storwater easeent runs along the northern perieter of the site that consists of a ditch and vegetation. This existing easeent is proposed to reain. 48

5 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 5 of 7 Provincial Policy Stateent The Provincial Policy Stateent (PPS) (2014) provides policy direction on atters of provincial interest related to land use planning and developent, which are intended to be copleented by local policies addressing local interests. Section 1 (Building Strong Healthy Counities) of the Provincial Policy Stateent is supportive of efficient land developent of underutilized sites within settleent areas. Developent that axiizes the use of existing services such as water and sanitary servicing and unicipal transit is also supported by the policies of Section 1 of the PPS. This section also contains policies that support developents that contribute to the range of available housing (including housing for older persons) and that iproves accessibility for older persons. Based on this initial overview, the proposed developent appears to be consistent with the 2014 PPS. This proposal will be further evaluated as part of the future coprehensive report in order to ensure it confors to the policy direction in the PPS (2014). Official Plan Considerations The subject properties are currently designated Arterial Coercial in the City of Kingston Official Plan. The peritted uses within the Arterial Coercial designation consist of: vehicle sales lots; vehicle rental preises; hospitality uses; and autootive uses such as gas bars and service stations. Liited convenience coercial uses are also peritted, subject to ipleenting regulations in the zoning by-law. Office uses are peritted as accessory uses only. The Arterial Coercial designation perits residential developent of underutilized coercial sites with ediu or high density uses without an Official Plan aendent provided that the unicipality is satisfied that the site is adjacent to a Residential designated area, has adequate residential aenity in ters of open space, protection fro noise or other ipacts and that the site can be provided with active transportation linkages to the adjacent Residentially designated area. Section 3.4.E.4 also states that New developent will be subject to a rezoning and Site Plan Control review in order to assess appropriate heights, setbacks, density, access and linkages, and to ensure that a public consultation process is undertaken. Such proposals ust coply with the density policies of Section 2.4, copatibility criteria of Section 2.7 and urban design policies of Section 8 New edius and high density residential developent ust address the locational criteria of Sections 3.3.B.4 and 3.3.C.3 respectively. Zoning By-Law Considerations The subject properties are currently zoned Special General Coercial C2-24 zone & and Special Holding General Coercial C2-24-H zone in Zoning By-Law Nuber 76-26, as aended. The peritted uses in the C2-24 zone are liited to: auditoriu; bank; beverage roo; business or professional office; clinic; coercial club; dry cleaning or laundry outlet; personal service shop; private club; public use; recreational establishent; restaurant; retail store; and shopping centre. The peritted uses in the C2-24-H zone are the sae as those in the C2-24 ; however, the H sybol signifies that there are holding provisions that ust be satisfied prior to the use being peritted. The holding provisions applicable to the C2-24-H 49

6 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 6 of 7 zone are the following generic provisions identified in section 6(6) of Zoning By-Law Nuber 76-26: All applicable unicipal requireents and financial arrangeents have been copleted to the satisfaction of Council; The required services are available or can be ade available; The phasing and design of the proposed developent is to Council s satisfaction; Any identified developent constraints can be addressed to the satisfaction of Council; All necessary agreeents, such as the Subdivision agreeent or Site Plan Control agreeent, have been registered on title; and City Council has given Notice pursuant to the requireents of the Planning Act of its intention to pass a by-law to reove the -H Holding Sybol and has passed the appropriate aendent to the zoning by-law to reove the -H Holding Sybol pursuant to the Planning Act. As the proposed use of the site as a senior's facility (apartent dwelling house) is not currently peritted within the existing zoning fraework of the site, the applicant is requesting zoning relief through a new Special General Coercial C2-XX zone. Zoning relief fro the following provisions within the parent C2 zone are requested through the subject zoning by-law aendent application: peritted uses; axiu building height; axiu residential density; axiu accessory building height; yards where parking is peritted; iniu parking stall size; and iniu drive aisle width. Technical Circulation Process The application has been circulated to a nuber of internal departents and external agencies for review and coents. The responses to the technical circulation will be addressed in the technical review and included in the coprehensive report for consideration at a future Planning Coittee eeting. Existing Policy/By-Law: The proposed aendent will be reviewed against the policies of the Province of Ontario and City of Kingston to ensure that the changes will be consistent with the Province s and the city s vision of developent. The following docuents will be assessed: Provincial Planning Act Provincial Policy Stateent, 2014 Municipal City of Kingston Official Plan Zoning By-Law Nuber

7 Report to Planning Coittee Report Nuber PC Deceber 14, 2017 Page 7 of 7 Notice Provisions: Pursuant to the requireents of the Planning Act, a notice of the Statutory Public Meeting was provided by advertiseent in the for of signs posted on the subject site 20 days in advance of the Public Meeting. In addition, notices were sent by ail to all 67 property owners (according to the latest Assessent Rolls) within 120 etres of the subject property. A courtesy notice was also placed in The Kingston Whig-Standard on Deceber 5, Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension 3252 Marnie Venditti, Manager, Developent Approvals extension 3256 Lindsay Labert, Senior Planner extension 2176 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (2015) Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Nuber 76-26, Map 3 Exhibit E Exhibit F Proposed Conceptual Site Plan & Elevation Plans Public Notice Notification Map 51

8 MIDLAND AVE GARDINERS RD CEDARWOOD DR REDWOOD CRES CONTEXT MAP 982 BAYRIDGE DR 1089 PRINCESS ST 1077 MIDLAND AVE Exhibit A CATARAQUI WOODS DR CENTENNIAL DR REDWOOD CRES WILLOWOOD DR MIDLAND AVE 1030 CENTENNIAL DR PRINCESS ST WINCHESTER LANE NING COMMITTEE KEY MAP LEGEND E Planning, Building & Licensing Services a departent of Counity Services Applicant: All Seniors Care Living Centres & Fotenn Consultants Inc Owner: All Seniors Care Living Centres File Nuber: D Address: 2666 Princess Street & 1027 Midland Avenue Subject Property Property Boundaries :3,000 Metres PREPARED BY: K. Cruz DATE: 11/20/ Disclaier: This docuent is subject to copyright and ay only be used for your personal, noncoercial use provided you keepintact the copyright notice. The City of Kingston assues no responsibility for any errors, and is not liable for any daages of any kind resulting fro the use of, or reliance on, the inforation contained in this docuent. The City of Kingston does not ake any representation or warranty, express or iplied, concerning the accuracy, quality, or reliability of the use of the inforation contained in this docuent The Corporation of the City of Kingston.

9 C ED A RW O O D DR WI LL OW O OD DR REDWOOD CRES MIDLA ND AVE 1030 Exhibit B PRI N CE SS S T WINCHESTER LANE BE AC O NH I LL RIDLEY DR NORW EST R D Planning, Building & Licensing Services a departent of Counity Services C R T NING COMMITTEE NEIGHBOURHOOD CONTEXT (2015) Applicant: All Seniors Care Living Centres & Fotenn Consultants Inc Owner: All Seniors Care Living Centres File Nuber: D Address: 2666 Princess Street & 1027 Midland Avenue Metres 1:3,000 LEGEND Subject Property Property Boundaries E PREPARED BY: J.Partridge DATE: 11/20/ Disclaier: This docuent is subject to copyright and ay only be used for your personal, noncoercial use provided you keepintact the copyright notice. The City of Kingston assues no responsibility for any errors, and is not liable for any daages of any kind resulting fro the use of, or reliance on, the inforation contained in this docuent. The City of Kingston does not ake any representation or warranty, express or iplied, concerning the accuracy, quality, or reliability of the use of the inforation contained in this docuent The Corporation of the City of Kingston.

10 MIDLAND AVE CEDARWOOD DR REDWOOD CRES WILLOWOOD DR MIMOSA CRT MIDLAND AVE 1030 Exhibit C PRINCESS ST WINCHESTER LANE NORWEST RD RIDLEY DR a departent of PREPARED BY: J.Partridge DATE: 11/20/2017 BEACONHILL CRT 875 Planning, Building & Licensing Services Counity Services NING COMMITTEE OFFICIAL, Land Use Metres 1:3, Applicant: All Seniors Care Living Centres & Fotenn Consultants Inc Owner: All Seniors Care Living Centres File Nuber: D Address: 2666 Princess Street & 1027 Midland Avenue 54 Disclaier: This docuent is subject to copyright and ay only be used for your personal, noncoercial use provided you keepintact the copyright notice. The City of Kingston assues no responsibility for any errors, and is not liable for any daages of any kind resulting fro the use of, or reliance on, the inforation contained in this docuent. The City of Kingston does not ake any representation or warranty, express or iplied, concerning the accuracy, quality, or reliability of the use of the inforation contained in this docuent The Corporation of the City of Kingston. LEGEND Subject Property ARTERIAL COMMERCIAL OPEN SPACE REGIONAL COMMERCIAL RESIDENTIAL E

11 R R OS WILLOWOOD DR REDWOOD CRES REDWOOD CRES R C2-24-H C C2-55-H 1043 R MIDLAND AVE C7-H 1030 Exhibit D C7-5 D C C2-24 C C2-24-H 2666 C2-24-H 2658 C7-4 R5-6 PRINCESS ST 2648 C C2-24-H WINCHESTER LANE R4 Planning, Building & Licensing Services a departent of Counity Services PREPARED BY: J.Partridge DATE: 11/20/ BEACONHILL R2-9 CRT RIDLEY DR OS 770 NING COMMITTEE 832 C1-3 NORWEST RD C2-57 C R5-1 ZONING BY-LAW 76-26, Map 3 Applicant: All Seniors Care Living Centres & Fotenn Consultants Inc Owner: All Seniors Care Living Centres File Nuber: D Address: 2666 Princess Street & 1027 Midland Avenue :3,000 Metres 55 Disclaier: This docuent is subject to copyright and ay only be used for your personal, noncoercial use provided you keepintact the copyright notice. The City of Kingston assues no responsibility for any errors, and is not liable for any daages of any kind resulting fro the use of, or reliance on, the inforation contained in this docuent. The City of Kingston does not ake any representation or warranty, express or iplied, concerning the accuracy, quality, or reliability of the use of the inforation contained in this docuent The Corporation of the City of Kingston. C6 LEGEND Consolidated Zoning Subject Property Property Boundaries E

12 List of Architectural Drawings Sheet Nuber Sheet Nae A 0001 COVER PAGE, STATISTICS A 1001 SITE A 2001 GROUND FLOOR A 2002 SECOND FLOOR A 2003 THIRD FLOOR A TH FLOOR A TH-6TH FLOOR A 2006 BASEMENT FLOOR A 2007 ROOF A 3001 NORTH AND SOUTH ELEVATIONS A 3002 EAST AND WEST ELEVATIONS A 4001 SECTIONS A 5001 SHADOW STUDY- JUNE A 5002 SHADOW STUDY- DECEMBER A 5003 SHADOW STUDY- SEPTEMBER CLIENT ALL SENIORS CARE 175 BLOOR ST. E. SOUTH TOWER,STE.601 TORONTO, ONTARIO COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden. Written diensions shall have precedence over scaled diensions. Contractors shall verify and be responsible for all diensions and conditions on the job and IBI Group shall be infored of any variations fro the diensions and conditions shown on the drawing. Shop drawings shall be subitted to IBI Group for approval before proceeding with fabrication. ISSUES NO. ISSUANCE STATUS DATE 1 ISSUED FOR REZONING 11/01/17 SEAL NORTH SUB CONSULTANT PRIME CONSULTANT IBI GROUP 7th Floor - 55 St. Clair Avenue West Toronto ON M4V 2Y7 Canada tel (416) fax (416) ibigroup.co PROJECT ALL SENIORS CARE - KINGSTON 2666 Princess Street Kingston, Ontario PROJECT NO: DRAWN BY: Author CHKD' BY: Checker SCALE: DATE: 10/20/17 SHEET TITLE COVER PAGE, STATISTICS SHEET NUMBER A 0001 ISSUE IBI Group Architects (Canada) Inc. Exhibit E 56

13 4 13R Fire Hydrant Water Valve STALLS 5800 METAL PICKET FENCE WITH MASONRY PIERS.0 R9 MONUMENT SIGN FIRE ROUTE Control Gate sf R sf Y PROPERT 5800 TR EN VEST. 145 sf Solid & Broken Yellow Line Line 1033 sf LIBRARY sf LOBBY / GREAT ROOM TUCK SHOP 165 sf 154 sf POOL MECH. / STORAGE 208 sf GENERAL OFFICE PRINCESS STREET A A sf 352 sf 5800 STUFF ROOM 8 - STALLS LOCKERS 183 sf LAUNDRY SOIL ROOM 380 sf SERVICE CORRIDOR GARBAGE ROOM 251 sf WALKERS LAUNDRY CLEAN ROOM SERVICE ELEVATOR 98 sf DATA ROOM COVERED PARKING SCOOTER 236 sf 2 A 3001 PROPERTY 9 - STALLS sf LOCKER 271 sf DIRECTOR'S OFFICE 182 sf MARKETING OFFICE 179 sf MAIL 1237 sf BISTRO 1, R-16 MEANDERING ROCKY DITCH EXISTING CONC. SIDEWALK 9 - STALLS 49 sf CACF MAIN PEDESTRIAN PAVED ENTRANCE AN CE FIRE DEPT. CONNECTION 1012 sf MULTI-PURPOSE ROOM 1899 sf POOL NEW ASPHALT PATHWAY REAR ENTRANCE FOR EAST PARKING & ACCESSS TO OUTDOOR AMENITY 8 - STALLS J.C MEN'S CHANGE ROOM Solid & Broken Yellow FIRE ROUTE A 4001 ORNEMENTAL COLORFUL TREES 10 - STALLS PROJECT LOGO FLOWERS 6000 NEW FIRE HYDRANT 381 sf WOMEN'S CHANGE ROOM CHAPEL STORAGE 51 sf BUS STOP 849 sf MEDIA FITNESS 718 sf RAISED VEGETABLE BOX 171 sf ACTIVITY DIRECTOR'S OFFICE 91 SURFACE PARKING STALLS POTTING ROOM 254 sf 487 sf SALON.0 R STALLS LOW METAL PICKET FENCE 142 sf NURSE OFFICE EXAM ROOM 205 sf 171 sf DOCTOR'S OFFICE 2.0 M WALKING PATH 1 13R A , 13R EXISTING PATHWAY-NEW ASPHALT 10 PROPERTY 2 13R EXISTING PATH 3 13R R WC 60 sf 4.8 EXIT UNIVERSAL WASHROOM 92 sf WC 66 sf CONTROL GATE 1 A STALLS EASEMENT ING AD LO 1670 sf KITCHEN COVERED WALKWAY COMMON TERRACE ABOVE 81 sf CHEF 535 sf PRIVATE DINING RN TU UND O AR LLS STA EXISTING POTENTIAL PATH TO McDONALDS 7- EASEMENT LLS G) STA KIN 8 - PAR AFF (ST IT EX Line Line Solid & Broken Yellow 3 GENERATOR A 4001 TO CE D'S AN AL TR ON EN cd M TRANSFORMER 11.4 CONTROL GATE Solid & Broken Yellow LLS G) STA KIN 8 - PAR AFF (ST N REE L SC WAL LLS STA OUTLINE OF BUILDING ABOVE D RE VE CO KING R PA Exhi R R R R ACCESS FOR LOADING (APPROVAL FROM MCDONALD'S) Exhibit E 13.5 ACCESS FOR LOADING (APPROVAL FROM MCDONALD'S) 2, 6505 EXISTING 44.8 EASEMENT LANDSCAPE OPEN SPACE LANDSCAPE OPEN SPACE EXISTING PROPOSED GAZEBO AND PERGOLA OUT IN Fire Hydrant RIGHT-OUT TED BERM RIGHT-IN Midland Avenue ALL SENIORS CARE 175 BLOOR ST. E. SOUTH TOWER,STE.601 TORONTO, ONTARIO 1 : /20/17 A 1001 SHEET NUMBER SITE SHEET TITLE DATE: Checker Author SCALE: CHKD' BY: DRAWN BY: PROJECT NO: 2666 Princess Street Kingston, Ontario ALL SENIORS CARE KINGSTON PROJECT NORTH DATE 11/01/17 ISSUE IBI GROUP 7th Floor - 55 St. Clair Avenue West Toronto ON M4V 2Y7 Canada tel (416) fax (416) ibigroup.co PRIME CONSULTANT SUB CONSULTANT SEAL STATUS IBI Group Architects (Canada) Inc. NO. ISSUANCE 1 ISSUED FOR REZONING ISSUES Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden. Written diensions shall have precedence over scaled diensions. Contractors shall verify and be responsible for all diensions and conditions on the job and IBI Group shall be infored of any variations fro the diensions and conditions shown on the drawing. Shop drawings shall be subitted to IBI Group for approval before proceeding with fabrication. COPYRIGHT: CLIENT Exhibit E Solid Yellow Line Solid Yellow Line

14 Exhibit E Top of MPH Roof th Floor th Floor th Floor rd Floor CLAY BRICK METAL ROOF MASONRY CLAY BRICK 2nd Floor WINDOW WALL Roof th Floor th Floor th Floor rd Floor nd Floor METAL ROOF MASONRY CLAY BRICK Top of MPH GLASS BALCONY GUARDS Ground Floor OVERALL NORTH ELEVATION A 3001 Scale: 1 : 200 Ground Floor OVERALL SOUTH ELEVATION A 3001 Scale: 1 : 200 CLIENT ALL SENIORS CARE 175 BLOOR ST. E. SOUTH TOWER,STE.601 TORONTO, ONTARIO COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden. Written diensions shall have precedence over scaled diensions. Contractors shall verify and be responsible for all diensions and conditions on the job and IBI Group shall be infored of any variations fro the diensions and conditions shown on the drawing. Shop drawings shall be subitted to IBI Group for approval before proceeding with fabrication. IBI Group Architects (Canada) Inc. ISSUES NO. ISSUANCE STATUS DATE 1 ISSUE FOR REZONING /17 SEAL NORTH SUB CONSULTANT PRIME CONSULTANT IBI GROUP 7th Floor - 55 St. Clair Avenue West Toronto ON M4V 2Y7 Canada tel (416) fax (416) ibigroup.co PROJECT ALL SENIORS CARE - KINGSTON 2666 Princess Street Kingston, Ontario PROJECT NO: DRAWN BY: Author CHKD' BY: Checker SCALE: 1 : 200 DATE: 08/10/17 SHEET TITLE NORTH AND SOUTH ELEVATIONS SHEET NUMBER A 3001 ISSUE 58

15 Exhibit E METAL ROOF STUCCO Top of MPH CLAY BRICK 4100 Roof th Floor th Floor th Floor rd Floor nd Floor METAL SCREEN Ground Floor ENTRY TO COVERED PARKING ENTRY TO COVERED PARKING MASONRY 1 OVERALL EAST ELEVATION A 3002 Scale: 1 : 200 METAL ROOF Top of MPH CLAY BRICK 4100 STUCCO Roof th Floor th Floor th Floor rd Floor nd Floor MASONRY Ground Floor METAL SCREEN 2 OVERALL WEST ELEVATION A 3002 Scale: 1 : 200 CLIENT ALL SENIORS CARE 175 BLOOR ST. E. SOUTH TOWER,STE.601 TORONTO, ONTARIO COPYRIGHT: Any reproduction or distribution for any purpose other than authorized by IBI Group is forbidden. Written diensions shall have precedence over scaled diensions. Contractors shall verify and be responsible for all diensions and conditions on the job and IBI Group shall be infored of any variations fro the diensions and conditions shown on the drawing. Shop drawings shall be subitted to IBI Group for approval before proceeding with fabrication. IBI Group Architects (Canada) Inc. ISSUES NO. ISSUANCE STATUS DATE 1 ISSUE FOR REZONING /17 SEAL NORTH SUB CONSULTANT PRIME CONSULTANT IBI GROUP 7th Floor - 55 St. Clair Avenue West Toronto ON M4V 2Y7 Canada tel (416) fax (416) ibigroup.co PROJECT ALL SENIORS CARE - KINGSTON 2666 Princess Street Kingston, Ontario PROJECT NO: DRAWN BY: Author CHKD' BY: Checker SCALE: 1 : 200 DATE: 08/14/17 SHEET TITLE EAST AND WEST ELEVATIONS SHEET NUMBER A 3002 ISSUE 59

16 CEDARWOOD DR WILLOWOOD DR REDWOOD CRES REDWOOD CRES MIDLAND AVE 1030 Exhibit F PRINCESS ST WINCHESTER LANE BEACONHILL CRT RIDLEY DR NORWEST RD Planning, Building & Licensing Services a departent of Counity Services NING COMMITTEE PUBLIC NOTICE NOTIFICATION MAP Applicant: All Seniors Care Living Centres & Fotenn Consultants Inc Owner: All Seniors Care Living Centres File Nuber: D Address: 2666 Princess Street & 1027 Midland Avenue LEGEND Subject Property 120 Public Notice Boundary Property Boundaries 67 Properties in Receipt of Notice E PREPARED BY: K. Cruz DATE: 11/20/ Metres 1:3, Disclaier: This docuent is subject to copyright and ay only be used for your personal, noncoercial use provided you keepintact the copyright notice. The City of Kingston assues no responsibility for any errors, and is not liable for any daages of any kind resulting fro the use of, or reliance on, the inforation contained in this docuent. The City of Kingston does not ake any representation or warranty, express or iplied, concerning the accuracy, quality, or reliability of the use of the inforation contained in this docuent The Corporation of the City of Kingston.