City of Kingston Report to Committee of Adjustment Report Number COA

Transcription

1 To: From: City of Kingston Report to Committee of Adjustment Report Number COA Chair and Members of Committee of Adjustment Jason Sands, Senior Planner Date of Meeting: March 26, 2018 Application for: File Number: Address: Owner: Applicant: Minor Variance D Princess Street Stelmach Project Management Ltd. IBI Group Incorporated Executive Summary: This report provides a recommendation to the Committee of Adjustment regarding an application for Minor Variance for the property located at 630 Princess Street. The applicant is proposing to reduce the minimum on-site amenity space requirement from 1650 square metres to 312 square metres. An application for zoning by-law amendment was submitted in 2010 to facilitate the construction of a mixed use multi-unit building (File Number D ) on the subject property. The sitespecific Commercial C.397 zone was approved through an Ontario Municipal Board (OMB) decision, issued on September 15, In 2017, Site Plan Control (File Number D ) was approved to permit the construction of the mixed use building containing a total of thirty-one dwelling units and two commercial units. The building is currently under construction. Bill 73, Smart Growth for our Communities Act; implemented changes to the Planning Act in 2017 which resulted in restrictions on applying for minor variances after a site-specific zoning amendment for a property was approved. Section 45(1.3) of the Planning Act prohibits an applicant from submitting a minor variance application for a site that received approval through a zoning by-law amendment within two years of the passing of the amending by-law. A report is to be presented to Council on March 20, 2018 recommending that the subject property be exempt from Section 45(1.3) of the Planning Act and that the applicant may proceed with a minor variance application to the Committee of Adjustment seeking the reduction in Committee of Adjustment Meeting Number 04 March 26,

2 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 2 of 13 minimum on-site amenity area requirement. Should Council uphold staff s recommendation and approve the applicants request for exemption from the Planning Act to proceed with a minor variance application to the Committee of Adjustment on March 26, The applicant is proposing to reduce the amenity area requirement from 1650 square metres to 312 square metres, which exceeds 10 square metres per dwelling unit for residential development within the Williamsville Main Street Corridor as recommended in the 2015 Amenity Area Review Study completed by Dillon Consulting and updated city-wide through the zoning by-law amendment (File Number D ) updated in The proposed 312 square metres of on-site amenity area provided through an exercise room in the basement, private balconies on floors 1-4 and a communal rooftop terrace is anticipated to sufficiently accommodate the residents of the proposed mixed use building. The requested minor variance is consistent with the general purpose and general intent of both the City of Kingston Official Plan and Zoning By-Law Number The variance is considered to be appropriate and minor, and meet all four tests under the Planning Act. Recommendation: It is recommended that minor variance application, File Number D , for the property located at 630 Princess Street to reduce the minimum on-site amenity area requirement, be approved. Variance Number 1: By-Law Number 8499: C.397 Requirement: 1650 square metres Proposed: 312 square metres Variance Requested: 1338 square metres Approval of the foregoing variance shall be subject to the following conditions: 1. Limitation That the approved variance applies only to the amenity areas identified as shown on drawings received 2/7/ 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. Committee of Adjustment Meeting Number 04 March 26,

3 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 3 of 13 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. Committee of Adjustment Meeting Number 04 March 26,

4 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 4 of 13 Authorizing Signatures: Jason Sands, Senior Planner In Consultation with the following Management of the Community Services Group: Paige Agnew, Director, Planning, Building & Licensing Services Lanie Hurdle, Commissioner, Community Services Committee of Adjustment Meeting Number 04 March 26,

5 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 5 of 13 Options/Discussion: On February 8, 2018, a minor variance application was submitted by IBI Group Incorporated, on behalf of the owner, Stelmach Project Management Ltd., with respect to the property located at 630 Princess Street. The variance is requested to reduce the on-site amenity area requirement from 1650 square metres to 312 square metres which is in compliance with the recently amended amenity space provisions of the zoning by-law. The applicant is proposing to finalize the construction of the mixed use, multi-unit structure on the subject property. The building is currently under construction and is being built to the amenity area requirement of 1650 square metres, however the applicant is proposing to reduce the on-site amenity area requirement prior to finalizing construction (Exhibit H Site Photos). An application for zoning by-law amendment was submitted in 2010 to facilitate the construction of a mixed use multi-unit building (File Number D ) on the subject property. The sitespecific Commercial C.397 zone was approved through an Ontario Municipal Board (OMB) decision issued on September 15, In 2017, Site Plan Control (File Number D ) was approved to permit the construction of mixed use building containing a total of thirty-one dwelling units and two commercial units. Section 45(1.3) of the Planning Act prohibits an applicant from submitting a minor variance application for a site that received approval through a zoning by-law amendment within two years of the zoning amendment approval. Section 45(1.3) of the Planning Act states: Subject to subsection (1.4), no person shall apply for a minor variance from the provisions of the by-law in respect of the land, building or structure before the second anniversary of the day on which the by-law was amended. Section 45(1.4) of the Planning Act goes on to state: Subsection (1.3) does not apply in respect of an application if the Council has declared by resolution that such an application is permitted, which resolution may be made in respect of a specific application, a class of applications or in respect of such applications generally. It is the intent of Section 45(1.3) of the Planning Act to ensure that the implementing site-specific zone resulting from the zoning by-law amendment application be adhered to and not undermined through a subsequent relief requested via minor variance (i.e. Committee of Adjustment). A report is being presented to Council on March 20, 2018 recommending the subject property be exempt from Section 45(1.3) of the Planning Act and that the applicant proceed with a minor variance application to the Committee of Adjustment seeking the reduction in minimum on-site amenity area requirement. Should Council uphold staff s recommendation and approve the applicants request for Planning Act exemption to proceed with a minor variance application to the Committee of Adjustment, the application will be heard by the Committee of Adjustment on March 26, Committee of Adjustment Meeting Number 04 March 26,

6 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 6 of 13 The variance is requested to reduce the minimum on-site amenity area requirement from 1650 square metres to 312 square metres. The mixed use, 5 storey building is not proposed to change in overall building height, massing or appearance as a result of the proposed variance related to amenity area. The on-site changes are limited to minor modifications to the floor plans, including the amenity area located in the basement, private balconies on floors 1-4 along with the rooftop (Exhibit F Floor Plans). In support of the application, the applicant has submitted the following: Planning Justification; Planning Letter Request for Council Exemption; Amenity Area Calculations (Exhibit G); and Floor Plans (Exhibit F). 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 southeast corner of the Princess and Nelson Street intersection. The subject property is west of Albert Street and located within the Williamsville District (Exhibit B Neighbourhood Context, 2015). The mixed use multi-unit structure is currently under construction on the subject property. The subject property is approximately 1,150 square metres in area with approximately 47 metres of road frontage along Princess Street and 41.5 metres of road frontage along Nelson Street. Directly south of the proposed development is a single family dwelling on the property known municipally as 177 Nelson Street. Directly east of the proposed development is an automotive dealer (Ashie Motor Sales). On the southwest corner of Princess and Nelson Street, active development applications are seeking approval to construct a 10 storey mixed use, multiunit structure on the lands known municipally as 652 Princess Street. Victoria Park is located approximately 300 metres south of the subject property and the Kingston Memorial Centre is located approximately 180 metres north of the site. The subject property is designated Main Street Commercial in the Official Plan and zoned sitespecific Commercial C.397 in Zoning By-Law Number 8499, as amended. Application A minor variance is not a mathematical calculation, but rather an assessment of whether the general intent of the Official Plan and zoning by-law are maintained. To do this, the impact of the variance on the surrounding land uses and the appropriateness of the development are considered. When reviewing applications for minor variance, the approval authority must be satisfied that each of the four tests of the Planning Act are met. The following provides this review: Committee of Adjustment Meeting Number 04 March 26,

7 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 7 of 13 1) The proposal shall be consistent with the Provincial Policy Statement (PPS) and the general intent and purpose of the Official Plan Provincial Policy Statement The Provincial Policy Statement provides policy direction on matters of provincial interest related to land use planning and development which are complemented by local policies addressing local interests. Bill 73, Smart Growth for our Communities Act, implemented changes to the Planning Act in 2017 which resulted in restrictions on applying for minor variances after a site-specific zoning amendment is approved for a specific property. As discussed above, it is the intent of Section 45(1.3) of the Planning Act to ensure that the implementing site-specific zone resulting from the zoning by-law amendment application be adhered to and not undermined through a subsequent relief requested via minor variance (i.e. Committee of Adjustment). Therefore, no person shall apply for a minor variance before the second anniversary of the day on which the by-law was amended unless Council has declared by resolution that such an application is permitted. On March 20, 2018, staff will be presenting a recommendation for approval of the applicants request for Planning Act exemption to proceed with a minor variance application to the Committee of Adjustment. With Council approval for this exemption, the proposed minor variance application may proceed to Committee of Adjustment. The minor variance application being considered is site-specific and does not involve any major policy considerations. The proposal conforms to and is consistent with the PPS. Official Plan The subject site is located in a Corridor as shown on Schedule 2 of the Official Plan. Section 2.2 of the Official Plan states that the City is divided into broad, structural elements which are intended to remain stable for the duration of the Plan. The Princess Street Corridor between the Central Business District Centre and the Cataraqui Centre will continue to evolve as a mixed land use development area with mixed use buildings containing residential, employment and retail uses. It is a priority transit route and is intended to be the focus of intensification involving higher building heights and densities (Section ). The subject property is designated Main Street Commercial and is located within the Williamsville Special Policy Area in the City of Kingston Official Plan (Exhibit C Official Plan, Land Use). The planned function of the Main Street Commercial designation is to serve surrounding neighbourhoods with a broad range of uses. Permitted commercial uses include retail, service and office uses that are suitable for a main street pedestrian format, and are intended to serve the surrounding neighbourhoods. Compatible residential uses are also permitted. For properties within the Main Street Commercial designation, land use on the ground floor is required to be commercial, unless otherwise identified in a Special Policy Area. Committee of Adjustment Meeting Number 04 March 26,

8 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 8 of 13 The Princess Street corridor in Williamsville was recently identified as a Special Policy Area as shown on Schedule PS-1 in the Official Plan. The Williamsville Main Street is divided into three character areas. The subject property is located within the Community Destination area (Section 10E.1.8). It is the intent that this area should serve as a primary destination for local residents, providing for community uses such as open spaces, community centres, daycares and commercial uses that focus on community amenities to serve the day to day needs of the local residents. The Official Plan specifically references amenity area in multiple sections, including Section 1.4 which defines amenity area as: An amenity area exterior to the residential building, or a common interior area within a residential building, which is designed and intended primarily for the leisure and recreation of the occupants of the building. Section of the Plan identifies that development proposals must demonstrate that the functional needs of the buildings occupants will be supported which includes clearly defined and safe amenity areas. The policies within the Plan do not prescribe a minimum threshold for on-site amenity area, defaulting to the implementing zoning by-law to set such standards. The applicant is proposing 312 square metres of on-site amenity area within the proposed 5 storey, mixed use building. The applicant is proposing square metres of on-site amenity area through private exterior balconies located on floors 1 4, square metres of amenity area in an exercise room located in the basement and 75.3 square metres of amenity area on the roof top terrace (Exhibit G Amenity Area Calculations). In total, the applicant is proposing 312 square metres of on-site amenity area to serve the residents of the multi-unit residential building (Exhibit F Floor Plans). The proposal meets the intent of the Official Plan, as the proposed on-site amenity area is anticipated to sufficiently accommodate the residents of the building. 2) The general intent and purpose of the zoning by-law varied is maintained The subject property is located in a site-specific Commercial C.397 zone in the City of Kingston Zoning By-Law Number 8499, entitled "Restricted Area (Zoning) By-Law of the Corporation of the City of Kingston", as amended. The site-specific Commercial C.397 zone permits mixed commercial/residential use and prohibits a hotel/motel use, a marina use, sales room or yards for motor vehicles; including automotive service stations; and automotive repair shops that install and service previously manufactured parts. The building containing 31 residential dwelling units and 2 commercial units that is currently being constructed on-site complies with the site-specific Commercial C.397 zone requirements. Committee of Adjustment Meeting Number 04 March 26,

9 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 9 of 13 The subject property is currently located in a site-specific Commercial C.397 zone in Zoning By-Law Number 8499, as amended. The zoning by-law amendment submitted in 2010 was finalized through an Ontario Municipal Board decision in Along with several other performance standards, the site-specific C.397 zone requires a minimum of 1650 square metres of on-site amenity area which satisfied the minimum requirement in In 2017, By-law Number updated the amenity area requirements in Zoning By-Law Number 8499 to be consistent with the Council endorsed Amenity Area Review Study completed in 2015 by Dillon Consulting. The variance being requested: Variance: By-Law Number: 8499 C.397 Requirement: 1650 square metres Proposed: 312 square metres Variance Requested: 1338 square metres By-Law Number (Amenity Area and Landscaped Open Space Provisions) updated Zoning By-Law Number 8499, as amended with respect to the minimum required on-site amenity area requirements in The Amenity Area definition contained within Section 5 of Zoning By-Law Number 8499, as amended is consistent with the Official Plan definition noted above. Applicable amenity area provisions of Zoning By-Law Number 8499, as amended state: - A minimum of 10 square metres of amenity area shall be provided for each dwelling unit on a lot for properties within the Williamsville Main Street Commercial C4 Zone; - Amenity areas, or any part thereof, shall be designed and located so that the length does not exceed four times the width; - Amenity areas, if provided as communal space, must be aggregated into one area or grouped into areas of not less than 54.0 square metres; - Where an amenity area, provided as an outdoor area exterior to the residential building, is located at grade level, it may be included in the calculation of landscaped open space requirements. The proposed on-site amenity area complies with all provisions noted above as contained within Zoning By-Law Number 8499, as amended. The applicant is proposing square metres of on-site amenity area through private exterior balconies located on floors 1 4, square metres of amenity area in an exercise room located in the basement and 75.3 square metres of amenity area on the roof top terrace (Exhibit G Amenity Area Calculations). In total, the applicant is proposing 312 square metres of on-site amenity area (Exhibit F Floor Plans). The proposed on-site amenity area complies with the minimum requirements of Zoning By- Law Number 8499, as amended, therefore the proposed variance is considered consistent with the intent and purpose of Zoning By-Law Number Committee of Adjustment Meeting Number 04 March 26,

10 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 10 of 13 3) The variance is minor in nature The variance is considered minor as the proposed amenity area complies with the minimum amenity area requirements prescribed in Zoning By-Law Number 8499, which was updated in 2017 through By-Law Number By-Law Number amended the on-site amenity area requirements within Zoning By-Law Number 8499 to be consistent with the Council endorsed Amenity Area Review Study completed in 2015 by Dillon Consulting. 4) The variance is desirable for the appropriate development or use of the land, building or structure The requested variance will not create any adverse effects on abutting properties as there will be no change to the built form to accommodate the proposed amended on-site amenity area requirements. The overall scale and massing of the proposed structure has been designed and approved through the Ontario Municipal Board (OMB) decision issued on September 15, The proposed variance is limited to on-site amenity area, which is proposed to be reduced to 312 square metres. The proposed 312 square metre on-site amenity area is to be comprised of an exercise room in the basement, private exterior balconies on floors 1-4 and a rooftop terrace. It is the opinion of staff that the proposed variance is desirable and appropriate development. 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. Committee of Adjustment Meeting Number 04 March 26,

11 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 11 of 13 Public Comments At the time this report was finalized, no public correspondence was 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 2010: D An application for Official Plan amendment was submitted concurrently with zoning by-law amendment application (File Number D ). Upon technical review, the Official Plan amendment was determined to not be required. 2010: D A zoning by-law amendment application to rezone the subject property to facilitate the development of a 5 storey mixed use, multi-unit building on the subject property. The application was approved through an Ontario Municipal Board (OMB) decision on September 15, 2016 which rezoned the site to a site-specific C.397 zone, which permits the development of a 5 storey mixed use structure containing 31 residential dwelling units and 2 commercial units at grade. 2011: D An application for Site Plan Control to facilitate the development of the 5 storey mixed use building was submitted and processed concurrently with zoning by-law amendment application D Following the OMB decision in 2016 regarding the zoning by-law amendment, the Site Plan Control application was finalized on April 18, A Building Permit was issued on May 16, 2017 to commence construction. Conclusion The requested variance is consistent with the general purpose and general intent of both the City of Kingston Official Plan and Zoning By-Law Number The variance meets all four tests under the Planning Act and as such the application is being recommended for approval, subject to the proposed conditions. Approval of this application will allow the applicant to complete the construction of the mixed use building. The applicant is seeking to provide 312 square metres of amenity area through the construction of a communal exercise room in the basement, private balconies on floors 1-4 and a communal rooftop terrace. The proposed reduction in on-site amenity area appears significant, however the proposed 312 square metres exceeds 10 square metres per dwelling unit for residential development within the Williamsville Main Street Corridor as recommended in the 2015 Amenity Area Review Study completed by Dillon Consulting and updated city-wide through zoning by-law amendment (File Number D ) updated in The proposed 312 square metres of on-site amenity area is anticipated to sufficiently accommodate the residents of the proposed mixed use building. Committee of Adjustment Meeting Number 04 March 26,

12 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 12 of 13 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 8499 Notice Provisions: A Committee of Adjustment Meeting is going to be held respecting this application on March 26, 2018, subject to the decision of Council at the March 20, 2018 meeting. 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 39 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: Paige Agnew, Director, Planning, Building & Licensing Services extension 3252 Marnie Venditti, Manager, Development Approvals extension 3256 Jason Sands, Senior Planner extension 3277 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. Committee of Adjustment Meeting Number 04 March 26,

13 Report to Committee of Adjustment Report Number COA March 26, 2018 Page 13 of 13 Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (2015) Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Number 8499, Map 19 Exhibit E Exhibit F Exhibit G Exhibit H Public Notification Map Floor Plans Amenity Area Calculations Site Photos Committee of Adjustment Meeting Number 04 March 26,

14 SOUT H BARTLETT ST DURHAM ST PARK ST Planning, Building & Licensing Services a department of Community Services VICTORIA ST 619 # NELSON ST COMMITTEE OF ADJUSTMENT KEY MAP A PRINCESS ST Applicant: IBI Group Incorporated Owner: Stelmach Project Management Ltd. File Number: D Address: 630 Princess Street Metres 1:2,000 CONTEXT MAP 624 BATH RD PALACE RD 484 CONCESSION ST YORK ST ALBERT ST PRINCESS ST JOHNSON ST VICTORIA ST A 515 A SEVENTH AVE UNION ST LEGEND PINE ST ALFRED ST DIVISION ST 601 Exhibit A RAILWAY ST STEPHEN ST 578 YORK ST BARRIE ST BROCK ST MONTREAL ST ORDNANCE ST 552 QUEEN ST KING ST E ONTARIO ST WELLINGTON ST FRONTENAC ST A 464 E Lands Subject to Minor Variance PREPARED BY: J. Partridge DATE: 2/14/2018 Committee of Adjustment Meeting Number 04 March 26, 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.

15 DURHAM ST PARK ST Planning, Building & Licensing Services a department of Community Services COMMITTEE OF ADJUSTMENT PRI N CE SS S T NEIGHBOURHOOD CONTEXT (2015) Applicant: IBI Group Incorporated Owner: Stelmach Project Management Ltd. File Number: D Address: 630 Princess Street NEL SO N S T YOR K S T ALB ER T S T LEGEND Exhibit B FRO NT EN AC S T E Lands Subject to Minor Variance Property Boundaries PREPARED BY: J.Partridge DATE: 2/14/ Metres 1:2,000 Committee of Adjustment Meeting Number 04 March 26, 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.

16 DURHAM ST PARK ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 2/14/ VICTORIA ST COMMITTEE OF ADJUSTMENT OFFICIAL PLAN, Land Use Applicant: IBI Group Incorporated Owner: Stelmach Project Management Ltd. File Number: D Address: 630 Princess Street Metres 1:2, YORK ST 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. NELSON ST PRINCESS ST ALBERT ST LEGEND Lands Subject to Minor Variance MAIN STREET COMMERCIAL OPEN SPACE RESIDENTIAL Exhibit C Committee of Adjustment Meeting Number 04 March 26, FRONTENAC ST E

17 B DURHAM C.421 C ST PARK ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 2/14/ VICTORIA ST C A.243 A C4-H (T1) P1 154 A COMMITTEE OF ADJUSTMENT NELSON ST C C.397 YORK ST ZONING BY-LAW 8499, Map 19 Applicant: IBI Group Incorporated Owner: Stelmach Project Management Ltd. File Number: D Address: 630 Princess Street Metres 1:2,000 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 A PRINCESS ST A ALBERT ST C.125 LEGEND Exhibit D A C A.427 Consolidated Zoning A FRONTENAC ST B3 B3.452 Lands Subject to Minor Variance Property Boundaries Committee of Adjustment Meeting Number 04 March 26, E

18 DURHAM ST PARK ST Planning, Building & Licensing Services a department of Community Services 484 VICTORIA ST NELSON ST YORK ST PRINCESS ST COMMITTEE OF ADJUSTMENT PUBLIC NOTICE NOTIFICATION MAP Applicant: IBI Group Incorporated Owner: Stelmach Project Management Ltd. File Number: D Address: 630 Princess Street ALBERT ST LEGEND Exhibit E Lands Subject to Minor Variance 60 m Public Notice Boundary Property Boundaries 39 Properties in Receipt of Notice FRONTENAC ST E PREPARED BY: J.Partridge DATE: 2/14/ Metres 1:2,000 Committee of Adjustment Meeting Number 04 March 26, 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.

19 [R5950] R19' " Exhibit F inches AND HANNA, GHOBRIAL A SSOCIATES LTD. engineering architecture 3100 Temple Drive Windsor, ON N8W 5J6 (519) FAX " [125] A 11'-3" [3430] B 17'-11" [5460] C D E 121' " [36960] 26' " 17'-11" [8065] [5460] 2 A501 11' " [3410] F F.2 F.8 G 2'-3" 12' " 3'-2" [685] [3945] [965] 18' " [5545] 6 A503 H " [215] WT1 WT " [215] 1 5 A503 21' " [6570] OUTLINE OF BUILDING ABOVE OUTLINE OF BUILDING ABOVE 1 Ax WT1 WATER METER ROOM WT9 17' " [5315] WT1 30' " [9190] 17'-2" [5230] WT9 2 [135] " 26"x32" R.O. (ABOVE) INTAKE 6' " [1840] 001 FD 5' " [1770] ' " [2600] 36' " [11010] 2 1x CB CB CB 20'-1" [6120] 4' " [1485] 15' " [4745] [13565] 44' " WT1 2x [29135] 95' " 6" PERFORATED DRAINAGE TILE AT THE PERIMETER FOOTING. REFER TO MECHANICAL DRAWINGS FOR CONTINUATION WITHIN BUILDING FOOTPRINT FHC 5a A503 STAIR 'A' 1 A701 [10] 49' " UP 1 A WT7B UP 15R WT7B 8"Ø R.O. (ABOVE) 12"x12" R.O. (ABOVE) ST1 WT7B MOD. VEST. PDO ST1A 1'-2" [355] 8"Ø R.O ' " 15 WT7C [5220] OCCUPANT LOAD SIGN "MAXIMUM OCCUPANCY, 15 PERSONS. BASED ON DESIGN" 8'-7" [2615] WT7B WT7 9'-8" [2945] EL1 VEST. WT7 WT7C ELEVATOR WT7 EXERCISE ROOM (AMENITY SPACE) 1,337 SQ.FT. (124.4 SQ.M.) LIT 24 HRS. WITH LOW LEVEL LED LIGHTING 16 8"x6" R.O "x10" R.O. A702(ABOVE) CONC. CURB 9' " [2985] WT7 WT7C 5'-9" [1755] WT7 ACCESSIBLE PARKING SIGN 12'-10" [3910] WT7B 5'-0" [1525] 18' " [5695] WT9 9'-8" [2950] 003 OUTLINE OF BUILDING ABOVE 20' " [6130] 20' " 5' " [1625] [6110] 9' " WT1 WT7B [2860] 9' " [2785] 17' " [0] 17' " [0] ELECTRICAL ROOM R12'-0" [R3660] WT7B SLOPED 6% SLOPED 1% 20'-0" [6095] CB EX1.2 18' OVERHEAD DOOR TRENCH DRAIN OUTLINE OF BUILDING ABOVE 10' " 66'-9 [3260] 8 1 " [20350] FHC EXHAUST 26.5"x26.5" WT1 R.O. FD EX1.1 FD UP WT1 WT1 1 A501 WT1 27' " 21' " [8475] [6670] 79'-10" [24335] " [215] 22' " 6' " 10' " 5'-9" [6910] [2120] [3150] [1755] 99' " [30310] ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. WT1 WT1 32' " [9810] RAMP SLOPED 9.7% HEATED 30' " [9385] 21'-0" [6400] DEC CONSTRUCTION AUG PERMIT 3x [235] " SLOPED 1.8% SLOPED 6% 26'-2" [7975] WT1 Dx 26'-1" [7950] WT1 TRANSFORMER PAD 4.00x4.00M 7 MAY APR PERMIT SPA K.C. S.K. [6425] 21'-1" 2 A501 Project: 630 PRINCESS STREET [6000] 19' " 6 A503 30' " [9375] File Name: XRTBLK Updated: 11/12/09 Plot Scale: 1 4x [185] " Ax KINGSTON, ONTARIO Project No.: Sheet Name: GARAGE LEVEL FLOOR PLAN A millimetres Committee of Adjustment Meeting Number 04 March 26,

20 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

21 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

22 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

23 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

24 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

25 Exhibit F Committee of Adjustment Meeting Number 04 March 26,

26 Exhibit G 630 Princess Street Proposed Amenity Area Breakdown Level Unit Number Balcony Area Square Feet Balcony Area Square Metres 100 LEVEL 104 (2A -BF) LEVEL 204 (2A -BF) LEVEL 304 (2A) LEVEL 403 (2B.1) LEVEL 404 (2A) LEVEL 405 (2C.1) LEVEL 503 (2B.1) LEVEL 504 (2A) LEVEL 505 (2C.1) TOTAL LOWER LEVEL EXERCISE ROOM ROOF LEVEL ROOF LOUNGE TOTAL Committee of Adjustment Meeting Number 04 March 26,

27 Exhibit H Site Photos Committee of Adjustment Meeting Number 04 March 26,

28 Exhibit H Committee of Adjustment Meeting Number 04 March 26,