CITY OF KINGSTON REPORT TO PLANNING COMMITTEE

Transcription

1 CITY OF KINGSTON RPORT TO PLANNING COMMITT Report No.: PC TO: FROM: RSOURC STAFF: Chair and Members of Planning Committee Cynthia Beach, Commissioner, Sustainability and Growth Grant C. Bain, Director, Planning and Development Department DAT OF MTING: September 5, 2013 SUBJCT: PUBLIC MTING RPORT (File No. D ) 58 Centre Street Application for Zoning By-Law Amendment Applicant Jennifer Bailey XCUTIV SUMMARY: The following is a public meeting report to Planning Committee for a Zoning By-Law Amendment application for the property municipally known as 58 Centre Street. This report describes the purpose and effect of the requested Zoning By-Law Amendment and includes an overview of the relevant policies and regulations that apply to the subject property. The applicant is requesting permission to rezone the subject property to permit two dwelling units within the existing structure. Two dwelling units are permitted within the current zone, however, an amendment is required to reduce the minimum required lot area. The applicant is not proposing any expansion of the structure as part of this application. The proposal contains one five bedroom unit, and one four bedroom unit. The property is designated Residential in the City of Kingston Official Plan and is zoned One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No

2 RPORT TO PLANNING COMMITT RPORT NO. PC September 5, Page 2 - AUTHORIZING SIGNATURS: Cynthia Beach, Commissioner, Sustainability and Growth Gerard Hunt, Chief Administrative Officer CONSULTATION WITH TH FOLLOWING COMMISSIONRS: Lanie Hurdle, Community Services Denis Leger, Transportation, Properties & mergency Services Jim Keech, President and CO, Utilities Kingston N/R N/R N/R (N/R indicates consultation not required) K:\D14_Zoning Applications\2013 Applications\ _58 Centre Street\PC _58 Centre street_ph.docx 2

3 RPORT TO PLANNING COMMITT RPORT NO. PC September 5, Page 3 - OPTIONS/DISCUSSION: This report provides information on a proposed amendment to the former City of Kingston Zoning By-Law No. 8499, which is the subject of this Public Meeting. On June 28, 2013, a Zoning By-Law Amendment application was submitted by the applicant for the purpose of amending the existing One-Family Dwelling and Two-Family Dwelling A Zone to permit two dwelling units within the existing structure. It is proposed that one unit will contain five bedrooms, and the second unit will contain four bedrooms. Parking for two vehicles will be provided in the rear yard via a shared driveway with 56 Centre Street. To accommodate the additional unit the applicant is requesting an amendment to the Zoning By-Law to reduce the minimum required lot area for a two-family dwelling from 740 square metres to 566 square metres. The subject property is designated Residential in the Official Plan and is zoned One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No In accordance with By-Law , a Pre-consultation meeting was conducted on February 12, 2013 by various departments and agencies. On July 15, 2013 the Zoning By-Law Amendment application was deemed complete, in accordance with the Planning Act. The subject site is approximately 566 square metres in size and is located on the west side of Centre Street, between King Street W. and Union Street, in the Alwington neighbourhood, and is municipally known as 58 Centre Street (see xhibit A - Key Map). The Alwington neighbourhood contains a mix of single-family and multi-family dwellings; a hospital (St. Mary s of the Lake); a museum (Bellevue House); and various institutional uses. The subject property presently contains a single family dwelling. The property has frontage on Centre Street, which is a local road. In support of the application, the applicant has submitted the following: Planning Justification Report (See xhibit B); Site Plan (See xhibit C); and Floor Plans (See xhibit D). Anyone who attends the Planning Committee public meeting may present an oral submission, and / or provide a written submission on the proposed application. Also, any person may make written submissions at any time before City Council makes a decision on the application. If a person or public body does not make oral submissions at a public meeting, or does not make written submissions before the application has been approved by City Council, the person or public body is not entitled to appeal the decision to the Ontario Municipal Board and may 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. 3

4 RPORT TO PLANNING COMMITT RPORT NO. PC September 5, Page 4 - Anyone wishing to be notified of Council s decision on the subject application must submit a written request to: Alex Adams, Intermediate Planner, The Corporation of the City of Kingston, 216 Ontario Street, KINGSTON, Ontario, K7L 2Z3. Planning Committee will consider a comprehensive report and recommendation from the Planning and Development Department, respecting the subject application, at a future meeting. The Committee will make its recommendation to City Council at that meeting. The decision of City Council will be final unless appealed. All persons who made oral or written submissions, or have requested notification in writing, will be given written notice of the future meeting(s) of Planning Committee at which the subject application will be considered. XISTING POLICY/BY-LAW: The subject property is designated as Residential in the City of Kingston Official Plan (see xhibit xisting Official Plan designation). The predominant use within the Residential designation is residential dwellings, including detached, semi-detached or duplex dwellings, townhouses, and apartments. In addition to the various forms of housing, community facilities such as schools and places of worship are also permitted. Small-scale, convenience commercial uses which support residential neighbourhoods and are compatible with the residential setting may also be permitted in the designation. The proposed use is consistent with the general purpose and intent of the Official Plan and therefore an amendment to the Official Plan is not required. The subject property is zoned as One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No. 8499, as amended (see xhibit F xisting Zoning). The uses permitted in the One-Family Dwelling and Two-Family Dwelling A Zone include one-family dwellings, twofamily dwellings, and various institutional uses such as libraries and churches. As the proposal does not meet the minimum required lot area for two dwelling units, a zone change is required. Although the subject property is not on the Municipal Heritage Properties Register, it is located in the vicinity of various designated properties and opposite Bellevue House, a National Historic Site of Canada. Based on the proposal that no expansion of the existing structure is proposed as part of the application, the Heritage and Urban Design Division have no concerns with the application from a built heritage perspective. 4

5 RPORT TO PLANNING COMMITT RPORT NO. PC September 5, Page 5 - NOTIC PROVISIONS: Pursuant to the requirements of the Planning Act, a notice of the statutory Public Meeting was provided by advertisement in the form of signs posted on the subject site 20 days in advance of the Public Meeting. In addition, prepaid first class mail was sent to all property owners (according to the latest Assessment Rolls) within 120 metres (400 ft.) of the subject property. There were approximately 44 property owners notified by mail. A courtesy notice was placed in The Kingston Whig-Standard. ACCSSIBILITY CONSIDRATIONS: This report is available in alternate formats upon request. FINANCIAL CONSIDRATIONS: There are no financial considerations for this development application. CONTACTS: Grant C. Bain, Director, Planning & Development Department x3252 Marnie Venditti, Manager, Development Approvals x3256 Alex Adams, Intermediate Planner, Development Approvals x3219 DPARTMNTS/OTHRS CONSULTD AND AFFCTD: The application has been circulated to a number of internal departments and external agencies for review and comments. The responses to the technical circulation will be addressed in the technical review and included in the comprehensive report to a future Planning Committee meeting. XHIBITS ATTACHD: xhibit A - Key Map xhibit B - Planning Justification Report, prepared by IBI Group xhibit C - Site Plan xhibit D - Floor Plans xhibit - xisting Official Plan designation xhibit F - xisting Zoning xhibit G - Aerial Photograph 5

6 DTAIL LLRBCK ST PORTSMOUTH AV KY MAP QUN MARY RD JOHNSON ST PORTSMOUTH AV JOHNSON ST Subject Lands 49 PALAC RD SIR JOHN A. MACDONALD BLVD KING ST W BROCK ST JOHNSON ST UNION ST KNSINGTON AV VICTORIA ST PRINCSS ST DGHILL ST ALFRD ST 35 PRINCSS ST DIVISION ST BARRI ST ORDNANC ST 84 B PRINCSS PRINCSS ST ST BROCK ST JOHNSON ST KING ST KING ST ONTARIO ST PLAC D'ARMS BROCK ST CNTR ST DAVIDSON ST / / KING ST W MORTON WAY 346 Planning & Development a department of Sustainability & Growth PRPARD BY: J.Partridge DAT:July 3, 2013 TH CORPORATION OF TH CITY OF KINGSTON PLANNING & DVLOPMNT DPARTMNT KY MAP Applicant: Jennifer Bailey File Number: D Adrress: 58 Centre Street Legal Description:KINGSTON CON 1 PT FARM LOT;22 ARN: Meters Legend Subject Lands Disclaimer: This document is subject to copyright and may only be used for your personal, non-commercial use provided you keep intact 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, likely results or reliability of the use of the information contained in this document 2013 The Corporation of the City of Kingston.

7 PLANNING JUSTIFICATION 58 CNTR STRT KINGSTON, ONTARIO PROPOSD: ZONING BY-LAW AMNDMNT 181 PROJCT #: JUN

8 Table of Contents 1. INTRODUCTION PR-CONSULTATION AND RQUIRD STUDIS SIT OVRVIW AND CONTXT POLICY ANALYSIS Provincial Policy Statement (PPS), City of Kingston Official Plan CITY OF KINGSTON ZONING BY-LAW NO DISCUSSION AND CONCLUSION Centre Street- Zoning By-law Amendment Planning Justification /Bl Project No Pagei

9 1. INTRODUCTION The purpose of the accompanying Zoning By-law amendment application is to permit the conversion of an existing one-unit dwelling at 58 Centre Street into a two-unit dwelling. The subject property is designated 'Residential' in the City of Kingston Official Plan and is in the 'A' Zone in Zoning By-law No. 8499, both of which permit the existing and proposed uses. The landowner is applying for a Zoning By-law amendment in order to seek relief from the required minimum lot size for two units, which cannot be met by the subject property. The landowner is only proposing to make interior changes to the building to accommodate the conversion; no exterior changes, such as increases to the existing building envelope or building additions, are proposed. As part of the amendment request, recognition of existing non-compliances with respect to the building depth and yards for the existing dwelling is also being sought. The subject site is located on the east side of Centre Street, south of dgehill Street and directly across from the Bellevue House National Historic Site in the former City of Kingston (Figure 1). The surrounding neighbourhood has a variety of uses, some of which are historic in character. The property contains a twostory single-unit dwelling with a shared 2-car garage. Figure 1: Location of subject site (Source: Kingston Kmaps, 2013). 2. PR-CONSULTATION AND RQUIRD STUDIS A pre-consultation meeting with City staff was held on February 12, 2013 to determine the requirements for a complete application for this proposal. City staff indicated at this meeting that a Zoning By-law amendment would be required in order to permit the use of a two-unit dwelling on the subject site. Furthermore, staff indicated that the following supporting information/studies needed to be submitted with the application in order for the application to be deemed complete: Planning Justification; Conceptual Site Plan; and Floor Plans. These items are being provided as part of the complete application package submitted by the owner. 58 Centre Street - Zoning By-law Amendment Planning Justification 181 Project No Page 1

10 3. SIT OVRVIW AND CONTXT The approximately 566 square metre property is located on the eastern side of Centre Street and falls within Kingston's Alwington neighbourhood (Figure 2). With regard to the dwelling on the subject property, a flood this past winter resulted in the drywall being removed from many walls and ceilings. The owners have since replaced the proposed separating walls with the necessary fire and sound separation. In addition, the owners upgraded the electrical and plumbing systems. The subject site has frontage on Centre Street, and is an 'L' shaped lot, which is uncommon for the area with the exception of 63 Centre Street across the road (Figure 2). The lot size of the subject site is average in comparison to other residential lots in the Alwington neighbourhood, although there are a few exceptionally large residential lots nearby, such as 26 Centre Street. From Centre Street, which is categorized in the Official Plan as a local road, the property has easy access to two main roads: Union Street (a collector road north of the property) and King Street (an arterial road south of the property), which can be seen in Figure 1. This location provides easy access for residents to use transit services and also provides opportunities for various other modes of transportation. A number of parks are within walking distance of the subject property, as is the Princess Street corridor, which offers a variety of amenities and services. Major employment and institutional uses, including Queen's University and Kingston General Hospital, are located nearby. Figure 2: Site Context (Source: Kingston Kmaps, 2012). There are a variety of uses in close proximity to the subject site, including a hospital and a museum. The site's rear (west) property line abuts St. Mary's of the Lake Hospital. As previously stated, the subject site is adjacent to Bellevue House National Historic Site, which is the museum noted above. A portion of the north property line abuts the parking lot for this museum, and another nearby heritage site is located at 26 Centre Street, which is designated under the Ontario Heritage Act (Figure 2). 58 Centre Street-Zoning By-law Amendment Planning Justification /Bl Project No Page2

11 The Alwington neighbourhood contains a mix of single and multi-unit dwellings (Figure 1). Tenure in the area appears to include rental and ownership based on appearances and local knowledge. With the exception of some of the larger lots in the area, the lot size, coverage and massing is similar and in keeping with the range of dwelling forms and styles found in the neighbourhood. Figure 3: View of existing building at 58 Centre St. Figure 4: Shared driveway between 58 & 56 Centre Street. Also illustrates the view of Bellevue House. Figure 5: View of parking area. Figure 6: View of rear yard. Figure 7: Historically-designated property at 26 Centre Street, south of the site. Figure 8: View of 58 Centre Street, and 60 Centre Street, followed by the Bellevue House parking lot. 58 Centre Street - Zoning By-law Amendment Planning Justification /Bl Project No Page3

12 4. POLICY ANALYSIS This section considers the proposed development in light of the Provincial Policy Statement (PPS) and the City of Kingston Official Plan. 4.1 Provincial Policy Statement (PPS), 2005 The Provincial Policy Statement provides policy direction on matters of Provincial interest and sets the foundation for the regulation of development and land use planning. The PPS encourages efficient, cost effective development and patterns of land use which stimulate economic growth and protect the environment and public health. It also encourages land use patterns that accommodate an appropriate range and mix of residential uses in a manner that supports intensification of development in already serviced areas and discourages expansion of the urban boundary {Section and 1.4.3). The proposed two-unit dwelling use represents a form of intensification in a developed area where adequate municipal services are available. It makes use of existing infrastructure, is in a designated growth area, and will provide an additional housing unit in an area with very low vacancy rates. The proposed development is consistent with the policies of the PPS. 4.2 City of Kingston Official Plan The subject lands are designated 'Residential' in the Official Plan {OP) for the City of Kingston (Figure 9). The existing and proposed uses are permitted in this land use designation. The conversion of a one-unit dwelling to a two-unit dwelling represents intensification within the existing urban area. The relevant OP policies are addressed in the following paragraphs. RSIDNTIAL OPN SPAC lns11tutional Figure 9: City of Kingston Official Plan (2010)- Designated 'Residential'. Medium Density Residential {3.3.B): The proposed development will increase the density on the subject site from 17.7 residential units per net hectare to 35.3 residential units per net hectare, which places the property within the medium density category. The OP identifies that the density range for medium density residential is 30 to 75 units per hectare. This land use permits building types such as townhouses, 58 Centre Street - Zoning By-law Amendment Planning Justification /Bl Project No Page4

13 maisonettes, multiple dwelling conversions, walk-up or small scale apartments, etc. While the proposed density for the site is 35.3 units per hectare, the site itself is in line with the description of low density residential land uses which permits single detached dwellings, semi-detached dwellings, duplexes, triplexes, etc. However, the proposed two-unit dwelling is consistent with the policy requirements for medium density development (Section 3.3.B.2): the site can be supplied with adequate municipal services; sufficient amenity space will be available for users; parking on-site is adequate; the proposed development is not anticipated to have adverse effects such as overshadowing (the building already exists) and excessive traffic (traffic is not anticipated to increase from its current level). In terms of locational criteria, these are addressed throughout this section. Principles of Growth, and Phasing of Growth (2.3 and 2.4): Sustainable growth is an integral component weaved throughout the OP with the primary objective of transforming the City of Kingston "into one of the foremost sustainable cities on the continent" (Section 2.1). Part of this goal is to reduce land consumption through intensification and by increasing residential density. The City of Kingston is expected to grow by 15,900 people by The City anticipates that this growth, combined with the shift towards smaller household sizes, will result in a need for 13,300 new residential units over this time period. Accordingly, the OP policies establish targets for such things as increased urban residential densities, residential intensification, and transit supportive development. Section 2.4.S identifies the City's intent to increase the urban residential density by a minimum of 9% from the current overall density of 21.6 units per hectare to 23.5 residential units per net hectare by To achieve this increase in residential density, the OP recommends larger scale developments, and the expansion or conversion of existing buildings, among other approaches. By converting the existing one-unit dwelling into a two-unit dwelling, the proposed development will increase the density on the subject site from 17.7 residential units per net hectare to 35.3 residential units per net hectare. This intensification is supported by the subject property's close proximity to the downtown and associated amenities, easy access to both an arterial road and a collector road, and is well supported by pedestrian and cycling infrastructure. Based on these policies, this proposal is supportive of the City's goals for residential intensification and ultimately for sustainable growth in the City of Kingston. Compatibility (2.7.1): The term compatible in the OP means "the ability of various land uses, buildings, sites or urban design treatments to co-exist with one another from both a functional and visual perspective through their arrangement, location... buffering, massing, or other means of providing transition that are able to successfully address undue adverse effects." ssentially this means that various land uses, architectural styles, densities, massing, heights, etc., are permitted as long as they do not result in adverse effects (Sections and 2.7.4). We are of the opinion that this proposed development is compatible with the existing development in the area, especially given that no external changes to the existing building are proposed. More specifically, the size, scale, massing, and overall visual appearance of the building will continue to exist in its current. The conversion is not anticipated to have a negative impact on the properties adjacent to the subject site or on the neighbourhood as a whole. It is anticipated that the property will continue to be compatible with the overall visual appearance and function of the existing streetscape. Adverse ffects (2.7.3): Adverse effects can include: Shadowing: The building is not proposed to change from its current size, height, scale, etc., and as. such, the shadowing will not be increased from its current situation by this proposed development. loss of privacy due to intrusive overlook: The building is not proposed to change from its current size, height, scale, etc., and as such, the no negative impacts on privacy due to overlook are anticipated. Increased level of traffic that can disrupt the intended function or amenity use of an area: Currently, there are two parking spaces available for the existing dwelling, which satisfies the 58 Centre Street -Zoning By-law Amendment Planning Justification /Bl Project No Pages

14 requirement of the Zoning By-law of one parking space per dwelling. The applicant has not proposed to change the number of parking spaces, and it is not anticipated that the traffic level will increase or that the level of traffic will disrupt the amenity use of the area due to the additional unit. nvironmental damage or degradation: No exterior changes are proposed to the dwelling on the subject property; all changes to the proposed development are interior, and are not anticipated to have a negative environmental impact. Diminished service levels because social or physical infrastructure necessary to support a use or area are overloaded: We understand that the subject site has the servicing capacity for an additional unit. Reduction in the ability to enjoy a property, or the normal amenity associated with it, including safety and access, outdoor areas, historic quality or setting: The ability to enjoy the amenity space on the subject property, as well as on neighbouring properties, is not proposed to be altered by the additional unit. The exterior of the building is not proposed to change, and so the amount of amenity space will also be unchanged. The additional unit is not anticipated to negatively impact safety and access, outdoor areas, or the historic quality of the area. Visual Intrusion that disrupts the streetscape, building, or cultural heritage resource: The proposed development is not anticipated to have a negative impact on the streetscape or nearby cultural heritage resources as the exterior of the building is not being altered. Architectural incompatibility in terms of scale, style, massing and colour: The proposed development is not proposing to make any changes to the existing building in terms of scale, style, massing or colour. The subject site is compatible with the area, and the application will not result in architectural incompatibility as no alterations are proposed. The loss or impairment of significant views of cultural heritage resources and natural features and areas to residents: It is not anticipated that the proposed development will result in the loss or impairment of significant views of cultural heritage resources or natural features and areas to residents. It is not the intent of the development proposal to make any exterior changes to the existing building; only internal changes are proposed. Subsequently, it is not anticipated that the proposed development will result in any adverse effects, especially given that the building already exists. We are of the opinion that the proposed development will not result in any undue adverse effects. Functional Needs (2.7.7): Development proposals are required to demonstrate that the functional needs of the occupants or users are fulfilled. The development should provide: Suitable scale, massing and density; Appropriate landscaping; Adequate land area and appropriate site configuration; fficient use of municipal services, including transit; Appropriate infill of vacant or under-utilized land; and, Clearly defined and safe site access, pedestrian access to the building and parking, amenity and play space, and bicycle facilities. As noted above, the development proposal deals specifically with an existing building that does not propose any external changes. The proposal makes efficient use of existing municipal services, is located near public transit, and provides appropriate landscaping and has adequate land area for the proposed use. As well, there is clearly defined and safe site access to the building, parking, and amenity space. We are of the opinion that the proposed development will meet the functional needs of the occupants. Intensification (3.3.8): In fully serviced areas, the OP supports intensification through "moderate increases in building height or density'' as long as the subject site is in close proximity to transit, community facilities, open space, as well as mixed use centres and corridors. The site is located on Centre Street, which is close to transit, is nearby municipal parks and walking trails, and is close to services and commercial uses, including the Princess Street corridor. 58 Centre Street - Zoning By-law Amendment Planning Justification /Bl Project No Page6

15 Conversion (3.3.9): Residential intensification by converting an existing residential unit on full municipal services into two or more units may be permitted, subject to a zoning by-law amendment where required. The following are requirements for residential conversion include: Maintenance of existing exterior building design; ach residential unit must comprise a self-contained unit; The maximum number of units and bedrooms in each unit may be limited in the zoning by-law; ach residential unit must provide adequate parking and unobstructed access on the property; The amenity area must be large enough to be useful to the residents; and, Provision of municipal services. The development proposal to convert a one-unit dwelling into a two-unit dwelling is on full municipal services and is anticipated to meet the above requirements. CONCLUSION In consideration of a zoning amendment request to permit a two-unit dwelling within the confines of an existing building, the proposed development is consistent with the residential policies outlined in the Official Plan. Furthermore, the proposal is consistent with policies on compatibility, adverse impacts, functional needs, intensification, and conversion. On a fundamental level, this proposed development will assist the City of Kingston towards reaching its goal of intensification to achieve greater sustainable growth by increasing the urban residential density. We are of the opinion that the application for rezoning conforms to the policies of the Official Plan and is appropriate. 5. CITY OF KINGSTON ZONING BY-LAW NO City of Kingston Zoning By-law No (ZBL) places the subject lands in the One-Family and Two-Family Dwelling Zone 'A'. The majority of residential properties in the area are also in the 'A' Zone, which generally permits low-density residential uses and some institutional uses. A A2 A A.43 Figure 10: Map 29 of Zoning By-law No showing the zoning of the subject property. This application is requesting relief from certain provisions of the ZBL in support of the proposal to convert the existing building from a one-unit dwelling to a two-unit dwelling. Table 1 provides a comparison between the provisions of the 'A' Zone and the proposed development. 58 Centre Street-Zoning By-law Amendment Planning Justification /Bl Project No Page7

16 Table 1: Summary of zoning provisions under the 'A' Zone compared against those reauested in suooort of the orooosed develooment at 58 Centre Street Zone Provision 'A' Zone Reaulrement Proposed Relief Reauired Lot Area (min) (m") 740 (370 I dwelling unit) Front Yard (min) (m) (Centre Street) (existing) None Int. Side Yard (min) (m) (existina) None Aggregate Side Yard (min) (m) (existing) Rear Yard (min) (m) 7.5 >7.5 (existing) None Lot Coveraae (max)(%) 331/ (existing) None Building Height Cmax) Cm) None Buildina Depth (max) (m) (existing) Floor Space Index (max) Cexistina) None No. Of Residential Parkina Spaces (min) 2 (1 :1) 2 None Accessory Building - <4.6 (existing Height (max) (m) 4.6 garage) None Accessory Building - Lot 4.6% (existing 10 Coverage (max) (%) garage) None Accessory Building - 0 (existing shared Setback from lot line 1.2 garage) (min) (m) None The landowner is applying for a Zoning By-law amendment in order to seek relief from the required minimum lot size for two units, which cannot be met by the lot at 58 Centre Street. All changes to be made in the process of converting the dwelling from one unit to two units will be interior. No exterior modifications or building additions are proposed. This proposal meets nearly all of the 'A' Zone requirements, and relief is primarily being sought for the minimum lot area provision, as mentioned above. However, it is requested that the existing conditions of the building depth and aggregate side yard be recognized and regularized as part of the zoning amendment as well. With respect to the requested relief from the required minimum lot area (which is 740 square metres), the proposed reduction of 174 square metres for a lot area of 566 square metres is not anticipated to adversely affect the functionality of the lot. In addition, the proposed relief is not expected to present an appearance of overdevelopment on the lot, especially given that the exterior appearance will not be altered. Sufficient parking is provided for the proposed two dwelling units, servicing is adequate, and there is an appropriate amount of green space for residents. The property is located on a local road, with quick access to collector and arterial roads, and as such has easy access to public transit. Additionally, the property is within close proximity to open space, a variety of amenities and services, as well as institutional and employment uses. CONCLUSION The subject site is in an ideal location for intensification given that the proposed development is in close proximity to a number of services, amenities, employment areas, public park spaces, and has access to public transit. The lot size is appropriate for the area, and the development is compatible with other residential properties in the neighbourhood. Furthermore, the streetscape will remain unchanged as no external changes or additional floor space is to be added. As such, we are of the opinion that the relief requested from Zoning By-law 8499 is appropriate. 58 Centre Street - Zoning By-law Amendment Planning Justification /Bl Project No Page8

17 6. DISCUSSION AND CONCLUSION The development that currently exists on the property at 58 Centre Street is a one-unit dwelling. This proposal seeks to intensify the use of the subject site by converting the existing one-unit dwelling to a twounit dwelling, with no exterior modifications to the existing building. The purpose of the requested Zoning By-law amendment is to reduce the required minimum lot size per dwelling unit in order to permit an additional unit on the subject property, while also regularizing the existing conditions, including the building depth and aggregate side yard. No other relief is needed. Based on our review, the proposed development is consistent with the intent of the Provincial Policy Statement and conforms to the policies of the Official Plan. Based on the rationale provided above, we are of the opinion that converting the existing one-unit dwelling to a two-unit dwelling is appropriate both for the subject site and within the context of the neighbourhood. The dwelling at 58 Centre Street has existed for some time, and it is not anticipated that the proposed intensification will have a negative impact on the site itself, or on the neighbourhood as a whole. We are of the opinion that the streetscape itself will remain intact, and that the historic character of the area will remain unchanged by this proposal. Additionally, this proposed development will add to the range of housing types and tenures available in the area and will do so in a manner that is respectful of existing forms of development in the neighbourhood. In conclusion, we are of the view that the proposed use and the requested site specific zoning is appropriate and constitutes good planning. We look forward to the City's consideration of the matter. Should you have any queries, please do not hesitate to contact us. Sincerely, IBI Group M1~ Mark Touw MCIP, RPP Planner ~ Tar f:~~ I. ~ Planner 58 Centre Street - Zoning By-law Amendment Planning Justification IBIProjectNo Page9

18 Appendix B 58 Centre Street Bylaw Amendment Application Site Plan for Subject Property Modifications to property since Survey Inground pool has been filled in. Mutual Quit Claim has slightly modified ownership of the propelty inside the garage. (See Appendix D for more details.) I NOT A~o LGND: I OARINGS AR ASTRONOMIC DRIVD 11m! TH SOU 'THRLY LIMIT or LOT A r5 I SH OWN QN PLAN 13R HAVING Ai DARING OF N06 ' 26' '.' - D~O'TS SURVY MONUMNT FOUNa. - " WRIIY MOllUt.ltn ST, Bill SIIOn1 S TANOAn O IIIOU ~,~, 1.1 I P (, 5 I - PlM: - M[ASUfU:O rlau ( ST PLAtJ 01 ItUMPIH1I[:; t OVfWih), O,L,S. r.tt/lc II[O fo MOR1CAG III 1153 I I D. G. M { ~IA STfl, a.l.s. For MOl\gog, PurpolCs Only I P l A N Of BUILDING LOCATION SURVV ON PART OF FARM LOT 22 CONCSSION CITY OF 'K I N G S TON COUNT'f bf FRONTNAC SCAL I'" 10 ' I 9 B 7 I GR ANG \,. " LLIOTT LTO. SURV'f.OR'S CRTIFICAT: R!~~~~~C I CRTIFY THAT TH fild SU~VY ON THIS P LAI~ WAS COMPLTD ON, T". DAY Of AP RIL, 19B7 Grange \'I. 'llioll Lld. QtlTAlHO LAlIO svn... VOHS ' MINGS TOn,OIHARIO 'APRIL 'Q,' ~ (4.j-~~.l : L. M. HIGGINSON QUTIlA IQ laiw SURVYOI PtR GRAfIG'II. (l.liotl COPYJ\ IGIIT GRAtt G v,', lllotl LTD., M. Jl!R ALLN, D. l. S" 1907, "Tlns 15 Atl ~IOT OR IGlIlt.L copy WIL [SS I [. IJBO ~S( O wml seal. " J.l,.. j I NS T. N' I 9 Ii ' ' Ilt. ~ MetiS 1 ~.J '':-.,0.;, '"<MU ~"( " z,.: ~ z, 'v ~\1\5 Illa~ ' H't D.. ~ I tl 0"" 1 i ' [ Im \ I (j 7 '1 5 1 I s-:"1'. eaic~ ~ Ii l '..-: ~ e. l. I "....1 : '. ~.. " """ " ~tr" ','..,.,. D "+- "..". ~ _.\900 I DtI.!.'>.. 1. _.: ["' I U.....,_,-,._"' , i:- -==- '\:=:;=-- " ' -ll ll", '. ::. I'~:' I'J H " ~~, ~~-~,~,~~~------~~--~~~~:;==~----~---~ -,-,-. - C" 10.l I 1 N 5 T. N' ~) 9 I " 0 sn. I.~ fa. l STY ", ", ~\.A'" fit I ~ AODltlON ". NVIofI'II"lS I. I!IU'''Il'IoI,O.I..S. I at ra cnto to MOIITUG( N' TlH3 L...~~.,'i I ~,~". =~~41,.y,~ov.. ",,. ".1[ II..UDI N ' S', "[ I It. g " \... 1 I '~ ~f 1::... ~'."'.., = 0 fl: ~I o " - 'u 't ~., '0.:. - 1"1,, ~ z, 11 I. IJ C I l L ( I- 'U~,, [ ~. n IlO'"!i!l' I"e~ 5 Z C. lio.e' ot([i) ;,. ".. z,, J! l J J o!~ IL~~ I ~ :~I ~.-.., G --';-'~'f- '-- -:-',," '" n', ".. "" I r ~l.,,,,, " " 51.0', I sn. nlll( ~ I '.. ::; '..;:- INS T. N' I I <1 I 7 2 I j \ G ' p,~,, ~ 0 t 1 I " 'r : :, f.. ~,,, 18 ~(f I!~ 1,j :.,, -' -h I -; "" It

19 "" <Ii Basement (Unit A) 0:: ~ ~ 1.7" IF:~ IL:,,Iv ' ' M M Laundry '" :0.1-' ;l't " -, ~! ~ I u.<:: c. - L til c: OJ.<:: ~ " 0.8 oij; VlC< ~ <Ii '" r h / ~'i Main Floor (Units A & B) ". ~ ~i V", Appendix C 58 Centre Street Bylaw Amendment Application Floor Plans for the 3 floor building and parking at rear for 2 vehicles. Upstairs (Unit B). / / M ~ -0 III ~ ~ '" ~. -0 M III M M Parking r--t,m BClckyard 6.7 m ~.,; Unit A parking.. ~ '", y COncfCle pathway House Shared Double Garage N ~ N r- Unit 8 parking Neighbour Parking Shared Driveway " 19

20 MORTON ST CNTR ST KNSINGTON AV QUN'S CRS DGHILL ST LLRBCK ST SUBJCT LANDS: 58 Centre Street Current Designation: Residential BVRLY ST DAVIDSON ST KING ST W LGND RSIDNTIAL MAIN STRT COMMRCIAL DFRRD ARA TRANS-NORTHRN PIPLIN STAT RSIDNTIAL DISTRICT COMMRCIAL OPN SPAC MAJOR HYDRO CORRIDOR BUSINSS PARK INDUSTRIAL ARTRIAL COMMRCIAL NVIRONMNTAL PROTCTION ARA MAJOR ROAD GNRAL INDUSTRIAL RURAL HAMLT LOCAL ROAD OR PRIVAT LAN WAST MANAGMNT INDUSTRIAL AGRICULTURAL LAND; AGRICULTURAL RSRV HARBOUR ARA; WATR ARA PLANNING_OP.Railway AIRPORT RURAL COMMRCIAL MINRAL RSOURC MUNICIPAL BOUNDARY CNTRAL BUSINSS DISTRICT RURAL INDUSTRIAL SCONDARY PLAN ARA RGIONAL COMMRCIAL INSTITUTIONAL Planning & Development a department of Sustainability & Growth PRPARD BY: J.Partridge DAT: Jan April 9, 2013 TH CORPORAT ION OF T H CIT Y OF KINGSTON Official Plan for the City of Kingston Schedule 3-A, xisting Land Use Applicant: Jennifer Bailey File Number: D Adrress: 58 Centre Street Legal Description:KINGSTON CON 1 PT FARM LOT;22 ARN: SCAL Meters 1:2,500 Disclaimer: This document is subject to copyright and may only be used for your personal, non -commercial use provided you keep intact 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, likely results or reliability of the use of the information contained in this document. C 2012 The Corporation of the City of Kingston.

21 A A / / A A B Centre Street A SUBJCT LANDS Zoning By-Law: Current Zone: A P A OS3 Planning & Development a department of Sustainability & Growth PRPARD BY: J.Partridge Date: July 15, 2013 TH CORPORAT ION OF T H CIT Y OF KINGSTON XISTING ZONING Zoning By-Law: 8499 Applicant: Jennifer Bailey File Number: D Adrress: 58 Centre Street Legal Description:KINGSTON CON 1 PT FARM LOT;22 ARN: SCAL Meters 21 1:2,694 Legend: Subject Lands Current Zone: A FOR RFRNC PURPOSS ONLY THIS IS AN OFFIC CONSOLIDATION. FOR ACCURAT RFRNC TH ORIGINAL ZONING BY-LAW AND AMNDMNTS THRTO SHOULD B CONSULTD AT 1211 JOHN COUNTR BLVD

22 B K N S I N G T O N A V D G H I L L S T L L R B C K S T / / C N T R S T K I N G S T W MORTON WAY Planning & Development a department of Sustainability & Growth PRPARD BY: J.Partridge DAT: July 15, 2013 TH CORPORAT ION OF T H CIT Y OF KINGSTON Aerial Imagery (2011) Applicant: Jennifer Bailey File Number: D Adrress: 58 Centre Street Legal Description:KINGSTON CON 1 PT FARM LOT;22 ARN: Legend Subject Lands Meters Disclaimer: This document is subject to copyright and may only be used for your personal, non -commercial use provided you keep intact 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, likely results or reliability of the use of the information contained in this document. C 2012 The Corporation of the City of Kingston.