City of Kingston Report to Committee of Adjustment Report Number COA

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1 To: From: City of Kingston Chair and Members of Committee of Adjustment Tim Fisher, Planner Date of Meeting: Application for: File Number: Address: Owner: Applicant: Minor Variance D th Concession Road Daniel and Julie Tourond Dan Tourond 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 subject property is developed with a single-detached dwelling and storage shed on the western half while the eastern half has a large pond. The applicant proposes to construct a 56.8 square metre, three season sunroom at the rear of the dwelling where a deck currently exists, while maintaining the existing septic disposal system and private well. A variance is requested to reduce the side yard setback from 12 metres to 4.5 metres to recognize the location of the three season sunroom to the western lot line. A storage shed is located in the rear yard however the applicant proposes to remove the shed and construct a 16.3 square metre storage shed in the same approximate location. Variances are requested to reduce the rear yard setback from 15 metres to 10 metres and a reduction of the interior side yard setback from 12 metres to 2.7 metres to recognize the location of the new storage shed. While there are nearby agricultural uses, the proposed development is on an existing lot of record located in an area of predominantly residential land use, and the proposed development will not have an impact on agriculture, aggregates and minerals, or natural heritage features. 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 Committee of Adjustment Meeting Number 05 62

2 Page 2 of 14 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 minimum rear yard and side yard setback requirements to replace an existing 16.4 square metre shed in the rear yard and to reduce the side yard setback to construct a 56.8 square metre three season sunroom at the rear of the dwelling, be approved. Variance Number 1: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 2: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 3: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Section 24(2)(e) Interior Side Yard Setback (sunroom) 12 metres 4.5 metres 7.5 metres Section 24(2)(e) Interior Side Yard Setback (shed) 12 metres 2.7 metres 9.3 metres Section 24(2)(f) Interior Side Yard Setback (shed) 15 metres 10 metres 5 metres Approval of the foregoing variances shall be subject to the following conditions: 1. Limitation That the approved variances apply only to the location of the shed and sunroom as shown on shown on the approved drawings attached to the 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. Committee of Adjustment Meeting Number 05 63

3 Page 3 of 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. 4. Standard Archaeological Condition 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. Committee of Adjustment Meeting Number 05 64

4 Page 4 of 14 Authorizing Signatures: Tim Fisher, Planner 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 05 65

5 Page 5 of 14 Options/Discussion: On February 19, 2019, a minor variance application was submitted by 0TDan Tourond, on behalf of the owners, 0TDaniel and Julie Tourond, with respect to the property located at th Concession Road. Two variances are requested to reduce the minimum rear yard and side yard setback requirements to replace an existing 16.3 square metre shed in the rear yard. A third variance is requested to reduce the side yard setback to construct a 56.8 square metre three season sunroom at the rear of the single detached dwelling. In support of the application, the applicant has submitted the following: Exhibit E - Sunroom Plot Plan/Elevation; and Exhibit F - Existing/Proposed Shed Plot Plan. 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 at the northwest corner of 4 th Concession Road and Findlay Station Road. The square metre parcel of land is developed with a single-detached dwelling and a storage shed on the western half of the lot with its road access from 4 th Concession Road. The eastern half of the lot is a large pond. 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 The property abuts undeveloped land to the north and west, Findlay Station Road to the east, and undeveloped land to the south. 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 05 66

6 Page 6 of 14 1) The general intent and purpose of the Official Plan are maintained The majority of the subject property is designated Environmental Protection Area and also designed Rural Lands in the northwest and southwest corners of the lot as per Schedule 3- C of the City of Kingston Official Plan. Permitted uses in the Rural Lands designation include all agricultural uses and agriculturerelated uses as permitted in the Prime Agricultural Area designation, sports and outdoor recreation activities in accordance with Section , and detached dwellings in accordance with Section and that are compatible with adjacent land uses. The Rural Lands designation aims to minimize impacts on abutting rural properties developed with residential and/or agricultural uses, by ensuring land use compatibility and providing appropriate separation distances. Permitted uses within the Environmental Protection Area (EPA) are limited to those related to open space, conservation or flood protection, and must be approved in consultation with the Cataraqui Region Conservation Authority, the Ministry of Natural Resources and or Parks Canada as appropriate. A large pond is located within the eastern half of the lot and is designated Environmental Protection Area. The EPA designation appears to correspond to the pond, its drainage route and a 30 metre setback (riparian corridors) from the water s edge. Section 3.9 of the Official Plan requires the maintenance of a ribbon of life along the waterfront through the application of a 30 metre setback from all water bodies through zoning, and the non disturbance of soil and vegetation. Applications for relief from the 30 metre water setback require the submission of an environmental impact assessment. Section of the Official Plan states that on lots existing as of adoption of the Official Plan, new development may be permitted within the 30 metre ribbon of life for the enlargement or a building, structure or facility which existed on the date of the adoption of the Official Plan, provided the enlargement does not further encroach into the existing water setback. The sunroom and shed will not be any closer to the pond than the existing dwelling. Section of the Official Plan states that where an Environmental Protection Area designation is solely tied to riparian corridors as illustrated on Schedule 7 in the Official Plan, permitted land uses on lots existing as of the date of adoption of the Official Plan include the permitted land uses of another land use designation applicable to the lot. Therefore, the EPA designated area tied to riparian corridors may include the uses of the Rural Lands designation. Section of the Official Plan states that some of the boundaries of lands designated Environmental Protection Area result from the Council-endorsed Central Cataraqui Region Natural Heritage Study (2006), which acknowledged that the boundaries are approximate, and are to be more specifically delineated in consultation with the Cataraqui Region Conservation Authority or Ministry of Natural Resources and Forestry, as appropriate. Committee of Adjustment Meeting Number 05 67

7 Page 7 of 14 This application was circulated to the Cataraqui Region Conservation Authority for review. The Cataraqui Region Conservation Authority (CRCA) has indicated that based on their measurements, the location of the storage shed and the sunroom will be located outside of the 30 metre setback. Their report also states that the subject property has sparse tree cover. Lands to the north, west and south (across 4th Concession Road) are vegetated with a mix of low, scrub-type growth with scattered mature deciduous trees. The undisturbed portions of the surrounding vegetation have been identified as part of a larger area of significant woodland in the Central Cataraqui Region Natural Heritage Study. The Official Plan specifies in section that development or site alteration within significant woodlands or on adjacent lands is not permitted unless it has been demonstrated that there would be no negative impacts on the natural features or ecological functions of the area. To this end it is stated that the City, in consultation with the CRCA, will require an Environmental Impact Assessment (EIA) for any proposed development within 120 metres of the woodland. Concurrently, both the 2014 Provincial Policy Statement (PPS) and CRCA Environmental Planning Policies require proponents to demonstrate that there would be no negative impacts on natural features or their ecological functions within and adjacent (up to 120 metres) to significant woodlands. The application proposes minor development outside of lands identified as Significant Woodland but within 120 metres of the nearby Significant Woodlands, particularly in proximity to the woodlands to the west of the property. CRCA staff does not anticipate negative impacts to Significant Woodlands and their adjacent lands as a result of this proposal. The proposed structures are minor in scale, located in pre-disturbed areas close to existing development and there will be little to no disturbance to existing vegetation and soil mantle as a result. CRCA staff recommends that an EIA is not warranted in support of the minor variance. The CRCA has no concerns from a natural heritage perspective. CRCA staff indicated that they have no objections to the variances based on their consideration for natural hazard, natural and cultural heritage, and water quality and quantity protection policies. The owner/applicant is advised that a CRCA permit for the Development, Interference within Wetlands, and Alterations to Shorelines and Watercourses under Ontario Regulation 148/06 is required prior to the issuance of a Building Permit. In summary, the Cataraqui Region Conservation Authority confirms that the shed and sunroom are outside of the 30 metre setback from the water s edge of the pond, therefore planning staff is satisfied that the location of the shed and sunroom will comply with the Rural Lands and Environmental Protection Area designation policies in the Official Plan. 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. Committee of Adjustment Meeting Number 05 68

8 Page 8 of 14 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 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 ). The subject property is developed with a single-detached dwelling and storage shed. The applicant proposes to construct a three season sunroom at the rear of the dwelling where a deck currently exists, while maintaining the existing septic disposal system and private well. A storage shed is located in the rear yard however the applicant proposes to remove the shed and construct a new one in its place. While there are nearby agricultural uses, the proposed development is on an existing lot of record located in an area of predominantly residential land use, and the proposed development will not have an 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 three season sunroom will be compatible with the existing residential and agricultural uses along 4 th Concession Road and Findlay Station Road. Residential lots along 4 th Concession Road are undersized lots of approximately square metres however these lots are existing lots of record. Any new development is required to comply with the A2 zone requirements. Due to the size of the lots, and other contributing factors, new development on each lot would not likely comply with all the requirements of the A2 zone. The subject lot is approximately twice the size of the average residential lot along 4 th Concession Road however the eastern half of the lot consists of a large pond which restricts development to the western half of the lot. The existing single-detached dwelling is situated on an angle on the lot and is approximately 6 metres to the western lot line at its closest point. The owner proposes to construct a 17 square metre three season sunroom at the rear of the dwelling. As a result of the location of the dwelling and its angle to the western lot line, a variance is required in order to recognize the location of the three season room to the lot line. A variance is requested to reduce the interior side yard setback from 12 metres to 4.5 metres. Committee of Adjustment Meeting Number 05 69

9 Page 9 of 14 A storage shed is located in the rear yard abutting the western lot line. The applicant proposes to remove the shed and construct a 16.3 square metre shed in its approximate location as the former shed. Variances are required to recognize the location of the shed from the side and rear lot lines. A variance is requested to reduce the interior side yard setback from 12 metres to 2.7 metres and to reduce the rear yard setback from 15 metres to 10 metres. The location of the sunroom and storage shed will not have any adverse effects on the abutting property to the west as the area of the lands abutting the lot to the west and north are undeveloped and heavily treed. The sunroom and shed will not be visible from the street. 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 single-detached dwelling will maintain its road access from 4 th Concession Road and provide its parking on the site. The existing driveway and parking area are not proposed to change as part of the overall development plan. 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 generally conforms to applicable urban design policies, as outlined in Section 8 of the Official Plan. The location of the three season sunroom is in a similar location to the single-detached dwelling and an existing rear deck while the new storage shed will be located in an area of an existing storage shed which will be removed to accommodate the new shed. 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 lands are not designated under the Ontario Heritage Act. The subject property is identified as having composite archaeological potential. Given the location of the sunroom and the similar size and location of the new shed to the existing, an assessment is not required for this scope of work, therefore the standard archaeological clause has been included as a condition in case the discovery of deeply buried or previously undiscovered archaeological deposits or human remains. 6. 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; Committee of Adjustment Meeting Number 05 70

10 Page 10 of 14 The subject property is located outside of the Urban Boundary and is developed with a private well and septic disposal system. KFL&A Public Health Unit has not provided comments prior to the preparation of this report. Their comments will be forwarded to the Committee prior to the Public Meeting. If comments are not received prior to the Public Meeting, then the application should be deferred until comments have been obtained and reviewed by staff. 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 application and the cumulative impact of the proposal does not warrant a zoning bylaw amendment. 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; The Committee of Adjustment may attach such conditions as it deems appropriate to the approval of the application. Suggested conditions are listed in the recommendation above. The conditions may be added, altered or removed at the Committee s discretion. 9. The degree to which such approval may set an undesirable precedent for the immediate area; The approval of the requested variances will result in the continued enjoyment of the single detached dwelling use on a lot which has limitations as a result of lot area, development configuration and the location of a large pond and will therefore not set precedent for the immediate area because each minor variance is reviewed on its own merits. The proposal meets the intent of the Official Plan, as the proposed development and its variances will not result in any negative impacts to adjacent properties or to the neighbourhood. 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. The A2 zone permits a single detached dwelling subject to Section 24(2). The proposal requires variances to Section 24(2) to the interior side yard setback to recognize the location of a proposed three season sunroom at the rear of the single detached dwelling to the western lot line. Two additional variances are requested to reduce the interior side yard setback and rear yard setback to recognize the location of a new storage shed in the rear yard which will replace an existing shed in a similar location. Committee of Adjustment Meeting Number 05 71

11 Page 11 of 14 Variance Number 1: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 2: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Variance Number 3: By-Law Number 32-74: Requirement: Proposed: Variance Requested: Section 24(2)(e) Interior Side Yard Setback (sunroom) 12 metres 4.5 metres 7.5 metres Section 24(2)(e) Interior Side Yard Setback (shed) 12 metres 2.7 metres 9.3 metres Section 24(2)(f) Interior Side Yard Setback (shed) 15 metres 10 metres 5 metres The required interior side yard and rear yard setback in the General Rural zone, intends to reduce the negative impacts on the adjacent properties. The reduced setbacks meet the intent of the zoning by-law as the proposed three season sunroom and location of the new storage shed will not cause any negative impact on the adjacent residential/agricultural lands. The location of the sunroom and storage shed will not have any adverse effects on the abutting property to the west as the area of the lands abutting the lot to the west and north are undeveloped and heavily treed. The sunroom and shed will not be visible from the street. The subject property is used for residential purposes and proposed the setbacks are adequate for a residential property and is in keeping with the interior side yard and rear yard setbacks for the surrounding residential development. The proposal complies with all other requirements of the A2 zone. 3) The variance is minor in nature The variances are considered minor as the location of the three season sunroom will be located in an area which currently is developed with a rear deck. The variance to the interior side lot line is a result of the existing location and angle of the single-detached dwelling from the western lot line, therefore any addition which results in a projection from the rear wall of the dwelling would require a variance. The construction of the three season sunroom will not have any adverse impacts on the abutting undeveloped land to the west and will not be visible from 4 th Concession Road. An existing shed is located in the rear yard and is in a state of disrepair. The applicant proposes to remove the storage shed and construct a new shed in a similar area. Variances to the interior side yard setback and rear yard setback are required to recognize the location of the new storage shed. The shed will provide storage for the residential use. Committee of Adjustment Meeting Number 05 72

12 Page 12 of 14 The location of the shed will not have any adverse impacts on the abutting undeveloped property to the north and west and will not be visible from 4 th Concession Road. The proposed development complies with all other A2 zone requirements and will be in keeping with the existing single-detached dwelling along 4 th Concession Road. 4) The variance is desirable for the appropriate development or use of the land, building or structure The requested variances are appropriate for the development or use of the land, as it will permit continues use and enjoyment of an existing single-detached dwelling on an existing lot of record with private onsite services. The proposal will not have any adverse effects on abutting properties, such as shadowing, or loss of privacy, and will not result in any environmental damage or degradation and preserves existing vegetation which provides visual screening along the western lot line. The development will be in keeping the existing development along 4 th Concession Road. The functionality of the property will be maintained with the proposal, as sufficient outdoor amenity space will be maintained, the existing driveway will continue to provide access to the parking area and maintain the existing private onsite services. 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 and 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, there were no written public comments or objections 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. Committee of Adjustment Meeting Number 05 73

13 Page 13 of 14 Conclusion The requested variances maintain the general intent and purpose of both the City of Kingston Official Plan and Zoning By-Law Number 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 construction of a new storage shed in the rear yard and a three season sunroom to the rear of an existing single-detached dwelling on a constrained lot. 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 April 15, 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 advance of the meeting. In addition, notices were sent by mail to a total number of 10 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 Committee of Adjustment Meeting Number 05 74

14 Page 14 of 14 Contacts: Laura MacCormick, Deputy Director of Planning extension 3223 Tim Fisher, Planner extension 3215 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 Exhibit D Exhibit E Exhibit F Exhibit G Key Map Public Notice Notification Map Official Plan Map Zoning By-Law Map Sunroom Plot Plan/Elevation Existing/Proposed Shed Plot Plan Photograph Committee of Adjustment Meeting Number 05 75

15 2388 CONTEXT MAP SAND HILL RD Exhibit A HWY 401 HWY 401 MIDDLE RD 2380 FINDLAY STATION RD HWY HWY TH CONCESSION RD HWY 401 Planning, Building & Licensing Services a department of Community Services CO MMITT EE OF ADJU ST MENT 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: 3/19/2019 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 05 76

16 Exhibit B FINDLAY STATION RD 2388 CON 4 LOT28 CON 4 LOT29 CON 4 LOT30 CON 4 LOT31 CON 4 LOT32 CON 4 LOT33 CON 4 LOT FINDLAY STATION RD TH CONCESSION RD CON 4 LOT34 HWY 401 HWY 401 CON 3 LOT34 CON 3 LOT27 CON 3 LOT28 CON 3 LOT29 CON 3 LOT30 CON 3 LOT31 CON 3 LOT32 CON 3 LOT33 PLANNING COMMITTEE PUBLIC NOTICE NOTIFICATION MAP LEGEND E Planning, Building & Licensing Services a department of Community Services File Number: D Address: th Concession Road 60m Public Notice Boundary Lands Subject to Minor Variance 5 Properties in Receipt of Notice Property Boundaries Metres 1:12,677 PREPARED BY: K. Cruz DATE: 3/19/2019 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 05 77

17 Exhibit C 2380 STATION RD FINDLAY TH CONCESSION RD 401 HWY CO MMITT EE OF ADJU ST MENT OFFICIAL PLAN, Land Use LEGEND E Planning, Building & Licensing Services a department of Community Services File Number: D Address: th Concession Road Metres 1:8,000 Lands Subject to Minor Variance PRIME AGRICULTURAL AREA ENVIRONMENTAL PROTECTION AREA MINERAL RESOURCE RURAL PREPARED BY: J.Partridge DATE: 3/19/2019 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 05 78

18 RR Exhibit D MX 2380 A2 RR-9 FINDLAYST ATION RD 2381 A TH CONCESSION RD HWY 401 HWY 401 MX-2 Planning, Building & Licensing Services a department of Community Services CO MMITT EE OF ADJU ST MENT 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: 3/19/2019 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 05 79

19 Exhibit E Committee of Adjustment Meeting Number 05 80

20 Exhibit F Committee of Adjustment Meeting Number 05 81

21 Exhibit G Committee of Adjustment Meeting Number 05 82