City of Kingston Report to Committee of Adjustment Report Number COA

Transcription

1 To: From: City of Kingston Report to Committee of Adjustment Chair and Members of Committee of Adjustment Jason Sands, Senior Planner Date of Meeting: December 18, 17 Application for: File Number: Address: Owner: Applicant: Consent D Princess Street Sisters of Providence of St. Vincent de Paul Hospice Kingston Executive Summary: This application for consent to create a 0.6 hectare lot has been submitted by Hospice Kingston on behalf of the owner, Sisters of Providence of St. Vincent de Paul. The purpose of the application is to sever a separately conveyable parcel from the larger site known municipally as 10 Princess Street. The proposed severed parcel is to be accessed via Phillips Street, through the creation of a cul-de-sac at the end of Phillips Street that will be conveyed to the Municipality as a Public Road. The applicant (Hospice Kingston) is proposing to construct a 10 bedroom hospice residence on the proposed severed parcel. The retained parcel which is currently developed with the Sisters of Providence of St. Vincent de Paul convent is not proposed to change through the processing of this application. The subject property is located on Princess Street, west of Sir John A. MacDonald Boulevard and east of Hillendale Avenue. The site has approximately 450 metres of road frontage on Princess Street, abuts Fairview Road, Phillips Street and the eastern and western portions of Elmwood Street to the south. The proposed severed parcel is to be located along the western interior side lot line and be accessed via Phillips Street. A portion of the subject property at the south end of the site is subject to applications for Official Plan amendment and zoning by-law amendment to facilitate the redevelopment of the southernmost 1.6 hectare portion of the site. The application submitted by Homestead Land Holdings Limited seeks approval to construct three, multi-unit residential apartment buildings on Committee of Adjustment Meeting Number 01 December 18, 17 48

2 Report to Committee of Adjustment December 18, 17 Page 2 of 13 the 1.6 hectare portion of the site. These applications do not impact the current application for severance. The subject property is designated Institutional in the Official Plan and is zoned Multiple Family Dwelling B3 zone, Special Education and Medical Uses E2 zone and Multiple Family Dwelling B1 zone in Zoning By-Law Number 8499, as amended. The consent application proceeded through the Delegated Authority process. The city received public comments during the public notification period therefore the file has been transferred to the Committee of Adjustment Public Meeting process. A new public notice was mailed to all property owners within a 60 metre radius of the property and new signage was posted on the site. Recommendation: It is recommended that consent application, File Number: D , to sever an approximately 0.6 hectare parcel with frontage on Phillips Street to facilitate the construction of a 10 bedroom hospice residence and retain an approximately 11.6 hectare parcel of land with frontage on Princess Street, be provisionally approved subject to the following conditions: 1. Deadline That all conditions are satisfied and the Certificate of Official be presented to the Secretary-Treasurer, Committee of Adjustment for certification under Section 53(42) of the Planning Act, R.S.O as amended, within one year of mailing of this notice. We suggest that the Land Registry Office be consulted for preapproval of the Certificate of Official to avoid delays. The Certificate must be registered within two year from the issuance of the certificate as required under Section 53(43) of the Planning Act, R.S.O. 1990, as amended. A copy of the registered transfer certificate shall be provided to the Secretary-Treasurer, Committee of Adjustment to complete the file. 2. Reference Plan That a digital version of a Reference Plan be provided in a PDF and AutoCAD Windows readable format on a compact disc (CD), USB memory stick or by , illustrating the severed parcel be prepared and presented to the Secretary-Treasurer, Committee of Adjustment prior to the issuance of the Certificate of Official. 3. Payment of Taxes The owner/applicant shall contact the Tax Department at tax@cityofkingston.ca and secure in writing from the Treasurer or the Manager of Taxation and Revenue, proof of payment of current taxes and any special charges (not simply a copy of the tax bill) required to be paid out and a statement of proof that is received and shall be provided to the Secretary- Treasurer Committee of Adjustment, prior to the issuance of the consent certificate. The Committee of Adjustment Meeting Number 01 December 18, 17 49

3 Report to Committee of Adjustment December 18, 17 Page 3 of 13 owner/applicant must pay any outstanding realty taxes and all local improvement charges levied against the property. 4. Site Servicing Plan The owner/applicant shall provide a Site Servicing Plan for the new lot, which shall be approved by Utilities Kingston, prior to the issuance of the consent certificate. 5. Civic Addressing The owner/applicant shall contact the Planning Division and obtain a civic address for the new lot created and all appropriate fees shall be paid. The owner/applicant shall provide to the Secretary-Treasurer, Committee of Adjustment, written confirmation from the city that the civic address has been obtained prior to the issuance of the consent certificate. 6. Cash-In-Lieu of Parkland The owner/applicant acknowledges that parkland dedication is required for the subject consent application, which will be deferred to the future development of 10 Princess Street. 7. Survey The owner/applicant shall provide a survey that includes the proposed cul-de-sac at the eastern terminus of Phillips Street, which shall be approved by Engineering, prior to the issuance of the consent certificate. 8. 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 01 December 18, 17 50

4 Report to Committee of Adjustment December 18, 17 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 01 December 18, 17 51

5 Report to Committee of Adjustment December 18, 17 Page 5 of 13 Options/Discussion: The consent application was submitted on October 5, 17 by Hospice Kingston on behalf of the owner Sisters of Providence of St. Vincent de Paul, and it proceeded through the Delegated Authority process. The city received public comments during the public notification period; therefore the file has been transferred to the Committee of Adjustment Public Meeting process. A new public notice was mailed to all property owners within a 60 metre radius of the property and new signage was posted on the subject property. Site Characteristics The subject property is located on Princess Street, west of Sir John A. MacDonald Boulevard and east of Hillendale Avenue. The site has approximately 450 metres of frontage on Princess Street, abuts Fairview Road, Phillips Street and the eastern and western portions of Elmwood Street to the south. The subject property is approximately 12.1 hectares in area. The site is a large, single land holding located directly east of the residential neighbourhood with local streets such as Hillendale Avenue, Fairview Road, Phillips Street and Elmwood Street terminating at the property line. The existing residential development west of the subject property is primarily in the form of low density residential uses (i.e. single family dwellings). Also located in the adjacent neighbourhood is École secondaire publique Mille-Îles, a school that serves the Kingston area. Elmwood Park directly abuts the subject property at the southeastern corner. Directly east and south of the subject property are high density residential apartment buildings that front onto Sir John A. MacDonald Boulevard and Bath Road. North of the site is Princess Street, classed as an arterial road. The proposed severed parcel abuts the western interior side lot line and will be accessed via Phillips Street. The proposed severed parcel is to contain road frontage on the proposed cul-desac that is to be added to Phillips Street and conveyed as a municipal road. The proposed severed parcel is to have an area of approximately 0.6 hectares. The subject property is designated Institutional in the Official Plan and zoned Multiple Family Dwelling B3 zone, Special Education and Medical Uses E2 zone and Multiple Family Dwelling B1 in Zoning By-Law Number 8499, as amended. The proposed severed parcel is entirely located within a Multiple Family Dwelling B1 zone. Application Planning, Building & Licensing Services, through delegated authority, can process applications for consent that are technical in nature without holding a Public Meeting. All residents within a 60 metre radius of the property were notified through this process, however, letters of objection and concerns were received. As such, this consent application is being processed by the Committee of Adjustment through the Public Meeting process. Revised signage has been posted on the site and public notification of the Public Meeting has been sent to all property owners within a 60 metre radius. A courtesy advertisement has been published in the local newspaper. Committee of Adjustment Meeting Number 01 December 18, 17 52

6 Report to Committee of Adjustment December 18, 17 Page 6 of 13 The applicant is proposing to sever a 0.6 hectare parcel along the western interior side lot line directly south of Phillips Street to facilitate the development of a 10 bedroom hospice residence. The parcel is proposed to be severed to facilitate separate water/sanitary services for the proposed 10 bedroom hospice residence from the retained Sisters convent. The use of the proposed severed lot complies with the permitted uses of both existing Official Plan designation and zoning by-law requirements, therefore the proposed use is not the subject of this application. The proposed severed lot is to be located within a Multiple Family Dwelling B1 zone of Zoning By-Law Number 8499, as amended. The proposed parcel complies with all performance standards (i.e. minimum frontage and lot area requirements) of the existing B1 zone. 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. The application being considered is site specific to accommodate a specific proposal and does not involve any major policy considerations and as much, the proposal conforms to and is consistent with the PPS. The subject property is within the City of Kingston Urban Boundary, which is an area identified in the Official Plan for residential intensification. Applicable policies in the Provincial Policy Statement include, but are not limited to: policies which encourage development patterns that minimize land consumption and servicing costs, are transit-supportive (Sections 1.1.1; ); policies regarding active transportation (Sections ); and policies which encourage an appropriate range and mix of housing and commercial uses (Sections 1.1.1b) and 1.4). Official Plan The subject property is designated Institutional in the City of Kingston Official Plan. Permitted uses in the Institutional designation include post-secondary institutions, hospitals and care facilities, extended care complexes, corrections facilities, military establishments and government and religious administrative centres (Section 3.5.1). Section states that where land or buildings designated as Institutional cease to be owned or operated by, or on behalf of, a public body, any new use that does not conform to the intent of this Plan will require an Official Plan amendment. As the proposed severed parcel is to be developed with a 10 bedroom hospice residence, operated by Hospice Kingston and the land will continue to be owned by the Sisters of Providence of St. Vincent de Paul, an Official Plan amendment is not required. Section (b) of the Official Plan states that any application for consent that proposes more than 3 new lots (2 severed and 1 retained) being created from an existing lot of record must be processed by way of plan of subdivision. The proposal is to create one new lot and retain one lot which complies with section (b). The proposed consent is consistent with policies of Section a, which states that the lot frontage, depth and area of any lot created by consent (severed and retained parcel) are appropriate for the proposed use, and is in compliance with the provisions of the applicable Committee of Adjustment Meeting Number 01 December 18, 17 53

7 Report to Committee of Adjustment December 18, 17 Page 7 of 13 zoning by-law. The proposed severed parcel has frontage on Phillips Street, which is proposed to be formalized through the construction of a cul-de-sac. In considering whether this proposed consent is desirable, the Committee of Adjustment will have regard to the nine requirements included in Section of the Official Plan. The following is an assessment of how the proposal is consistent with these requirements. a. The proposed severed and retained parcels are appropriately sized for the existing and proposed uses on each parcel. The road frontage of the proposed retained parcel will not change, approximately 450 metres of frontage exists on Princess Street. The proposed severed lot will have access/frontage on Phillips Street through the construction/assumption of a cul-de-sac. This application is to establish a separately conveyable parcel, no change in use is proposed. b. The shape of the proposed retained lot is not required to change significantly. Although the proposed severed parcel appears to be irregular, the proposed parcel is a typical rectangular shape that will eventually abut a cul-de-sac. The cul-de-sac has been included as part of the consent application to ensure that the frontage/access from Phillips Street can be formalized with a turnaround built to municipal standard. Through subsequent applications (i.e. Site Plan Control) the cul-de-sac will be dedicated to the city as part of the municipal road. Upon assumption of the cul-de-sac, the severed parcel will be a regularly shaped rectangle parcel. c. Both the proposed severed and retained parcels have direct frontage on assumed municipal roads. d. The proposed retained parcel has direct road frontage on Princess Street (Major Road), it is not subject to the jurisdiction of the Ministry of Transportation. The existing access to Princess Street for the retained parcel is not to change as part of this application. Access to the proposed severed parcel will be from a local road (Phillips Street). e. New access points or driveways will not be located in a location that would create a traffic hazard due to sight lines, grades or corners. The new cul-de-sac would formalize the termination of Phillips Street. f. The proposed severed parcel is designated Institutional in the City of Kingston Official Plan, there are no concerns with respect to minor infilling of residential development resulting in ribbon development. g. The proposed consent application is located in an urban area, there is no concern regarding the frontage requirements in the rural context. h. The proposed consent application is located in an urban area, the compatibility of land uses for the lot and the neighbouring land uses located in the rural area is not applicable. Future development on the proposed severed parcel will be subject to the existing Official Plan and zoning by-law requirements. Through the processing of this consent application, the applicant is not seeking permission to amend the permitted uses on the subject property. Further, future development on the proposed severed parcel will be subject to Site Plan Control, whereby staff will ensure appropriate buffering and screening from adjacent residential land uses. i. The proposed consent application is not anticipated to have any adverse impacts on the natural heritage system, natural heritage features and areas, natural hazards, cultural Committee of Adjustment Meeting Number 01 December 18, 17 54

8 Report to Committee of Adjustment December 18, 17 Page 8 of 13 heritage resources or areas of archaeological potential. The subject property is cleared from an archaeological potential perspective. j. The consent application was circulated to applicable internal/external departments, whom have noted no concerns with the proposed lot creation. The consent application to create a separately conveyable parcel along the westernmost side yard of the property known municipally as 10 Princess Street will not change the intended Institutional use and character of the parcel. Therefore, the application maintains the intent of the Official Plan. Zoning By-Law The lands known municipally as 10 Princess Street are zoned Multiple Family Dwelling B3 zone, Special Education and Medical Uses E2 zone and Multiple Family Dwelling B1 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 area of proposed development (ie. lot creation) are entirely located in the Multiple Family Dwelling B1 zone. The northernmost portion of the proposed cul-de-sac is to be located within the E2 zone. The uses permitted in the B1 zone include; libraries, art galleries and museums; churches, community halls; two-family dwellings; multiple family dwellings; bachelor apartments; group dwellings, row dwellings; public or private day schools; institutions or homes, operated or supervised by a Children s Aid Society for the temporary care of children; Community Homes; Senior Citizen Apartments; Residential Care Facilities. The proposed severed and proposed retained lots will comply with the minimum lot area and frontage requirements of the B1 and E2 zones. Any new construction on either the proposed severed or proposed retained parcels will be required to comply with the provisions of each respective zone. The 10 bedroom hospice residence proposed by Hospice Kingston on the proposed severed parcel will be subject to Site Plan Control. Discussion The applicant is requesting to sever a 0.6 hectare parcel of land with frontage on Phillips Street. The retained parcel, currently developed with the Sisters of Providence of St. Vincent de Paul convent is not proposed to change. The proposed retained lands are to continue to be accessed via the main entrance fronting onto Princess Street. The applicant, Hospice Kingston is proposing to construct a 10-bedroom hospice residence on the proposed severed lot. The proposed severed lot is to be accessed via Phillips Street. The Parks Department requires that new lots be subject to Cash-in-Lieu of Parkland. The owner/applicant is required to pay parkland dedication at a rate of 2% of the site area, which equates to 1 square metres. As the proposed development will be subject to an application for Site Plan Control, the Parks Department has requested that the Cash-in-Lieu of Parkland fee be deferred until future development applications are submitted. This is recommended as a condition of approval. Committee of Adjustment Meeting Number 01 December 18, 17 55

9 Report to Committee of Adjustment December 18, 17 Page 9 of 13 The Forestry Department requires that a Tree Inventory, Tree Preservation and Landscape Plan be provided in advance of any on-site development commencing. The above referenced plans are to be submitted in support of the 10 bedroom hospice residence and submitted at the time of Site Plan Control. The Engineering Department has reviewed the proposed development, specifically to the proposal to construct and convey a municipal cul-de-sac at the end of Phillips Street. Engineering requires that a survey is submitted outlining the specifics of the proposed road and that the development will be secured through the use of a Construction Agreement. This is recommended as a condition of approval. Utilities Kingston has reviewed the application and notes that a servicing plan illustrating all existing and proposed services be provided. All parcels within the city are restricted to one service per property. The applicant is required to provide a servicing drawing showing the proposed and any existing services and the mains they connect too, and the buildings and all proposed and existing property lines, prior to the issuance of the consent certificate. This is recommended as a condition of approval. It is the opinion of Planning, Building and Licensing Services that the consent application to sever a lot with frontage on Phillips Street is consistent with the Provincial Policy Statement (14) and is in keeping with the intent and purpose of the Official Plan and Zoning By-Law Number 8499, as amended. 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, 3 pieces of written public correspondence along with a letter containing 17 supporting signatures were received. Committee of Adjustment Meeting Number 01 December 18, 17 56

10 Report to Committee of Adjustment December 18, 17 Page 10 of 13 Regarding the proposed consent application, several public comments have been received (Exhibit H). Specific concerns regarding the application to sever a 0.6 hectare lot for the purposes of establishing a 10-bedroom hospice residence are: - Inappropriate location for a hospice adjacent to a city park; - Inappropriate place for a public building adjacent to a residence; - Inappropriate to have an entrance on a street already congested with traffic; - Inappropriate to access via Phillips Street as the increase in danger to children and students; - The hospice should be accessed via Elmwood Street off Sir John A. MacDonald Avenue; - Inappropriate to have traffic routed through the residential neighbourhood; - The Sisters of Providence should increase the parkland perimeter of their property to buffer the adjacent residential uses; - The proposed development should be accessed via main streets and thoroughfares, not residential neighbourhoods - Increased traffic on Phillips Street will be significant; - Property values will decrease; - Value will not be added to the adjacent residential neighbourhood; - There will be an increase in traffic on Portsmouth Avenue. Any public comments received after the publishing of this report will be included as an addendum to the Committee of Adjustment agenda. This application has been circulated to applicable internal and external agencies for comment. Specifically, the application was circulated to the city Transportation Engineer, Stormwater Engineer and Utilities Engineer to review the proposed development as it relates to each respective field. The Transportation Services department has no concerns with the anticipated increase in traffic on Phillips Street as a result of the proposed development of a 10 bedroom hospice residence on the severed parcel. The Engineering Department, specifically the Stormwater Engineer requires that prior to the construction of any development on the proposed severed parcel, a grading plan will be required to be submitted as part of the Site Plan Control application. Utilities Kingston has reviewed the proposal and has no concerns with respect to ensuring sufficient water and sanitary servicing capacity exists to support the development of a 10- bedroom hospice residence. Further, Utilities Kingston requires that the applicant provide a servicing drawing outlining any existing and proposed services to municipal infrastructure, prior to the issuance of the consent certificate. New development on the proposed severed parcel is required to comply with the requirements of the B1 zone. Should the proposed 10-bedroom hospice residence not comply with any existing zoning provisions, relief through a zoning by-law amendment or minor variance Committee of Adjustment Meeting Number 01 December 18, 17 57

11 Report to Committee of Adjustment December 18, 17 Page 11 of 13 application will be required. The minimum front and rear yard setback requirement is 7.5 metres, side yard setbacks shall be a minimum of ½ the height of the non-residential building. With respect to the proposed use and the concern of the hospice residence having the potential to reduce the property values of the existing residential development in the immediate neighbourhood, use is not the subject of the consent application (D ). The area of the subject property that is proposed to be severed and located on a separately conveyable parcel is currently located in a Multiple Family B1 zone, which permits a residential care facility. Per Section 4.62A of Zoning By-Law Number 8499, as amended, the proposed 10 bedroom hospice residence is considered a residential care facility. The proposed consent application is not seeking permission to change the use on the proposed severed or retained lands, rather establish a separately conveyable parcel with frontage on Phillips Street. It is the opinion of Planning, Building and Licensing Services that the consent application to sever a lot with frontage on Phillips Street is consistent with the Provincial Policy Statement (14) and is in keeping with the intent and purpose of the Official Plan and constitutes good land use planning. Previous or Concurrent Applications The property is subject to applications for Official Plan amendment and zoning by-law amendment (File Number D ) which relate to the proposed multi-unit residential development on the southernmost 1.6 hectare portion of the site. The application seeks to change the Official Plan designation from Institutional to Residential and a site-specific Multiple Family Residential zone to support the proposed development. Conclusion Based on the foregoing discussion, the consent application to sever a lot at the Phillips Street frontage is consistent with the Provincial Policy Statement (14) and is in keeping with the intent and purpose of the Official Plan and complies with existing zoning. Approval of the consent will result in the creation of an approximately 0.6 hectare parcel along the westernmost interior side lot line of the subject property, which complies with the Official Plan policies of supporting efficient use of serviced lands in the urban boundary. The proposed lot is not anticipated to have any adverse impacts on the continued abutting residential and institutional uses. 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, 14 Municipal City of Kingston Official Plan Committee of Adjustment Meeting Number 01 December 18, 17 58

12 Report to Committee of Adjustment December 18, 17 Page 12 of 13 Zoning By-Law Number 8499 Notice Provisions: A Committee of Adjustment Meeting is going to be held respecting this application on December 18, 17. 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 14 days in advance of the meeting. In addition, notices were sent by mail to a total number of 47 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 37 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 Key Map Public Notification Map Neighbourhood Context Official Plan, Land Use Existing Zoning Committee of Adjustment Meeting Number 01 December 18, 17 59

13 Report to Committee of Adjustment December 18, 17 Page 13 of 13 Exhibit F Exhibit G Exhibit H Consent Cover Letter Proposed Severance Sketch Public Comments Committee of Adjustment Meeting Number 01 December 18, 17 60

14 HILLENDALE AVE HILLENDALE AVE ALEXANDER ST FAIRVIEW RD PHILLIPS ST KINGS GATE PL CONTEXT 99 MAP HWY CREEKFORD RD BAYRIDGE DR MIDLAND AVE NOTTINGHAM PL JANE AVE GARDINERS RD DAYS RD CENTENNIAL DR FRONT RD PRINCESS ST SYDENHAM RD 10 BATH RD DALTON AVE JOHN COUNTER BLVD PRINCESS ST ELIZABETH AVE JOHNSON ST KING ST W UNION ST Exhibit A ALFRED ST PERTH RD SIR JOHN A. MACDONALD BLVD CONACHER DR ELLIOTT AVE DIVISION ST YORK ST 8 MONTREAL ST BROCK ST AVENUE RD 241 HWY HWY HWY GILMOUR AVE Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 11/23/17 72 KEY MAP 245 COMMITTEE OF ADJUSTMENT Applicant: Hospice Kingston Owner:Sisters of Providence of St. Vincent de Paul File Number: D Address: 10 Princess Street Metres 1:4,000 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. 15 The Corporation of the City of Kingston ELMWOOD ST LEGEND 650 Lands to be Severed Lands to be Retained Committee of Adjustment Meeting Number 01 December 18, E

15 PORTSMOUTH AVE INDIAN RD Planning, Building & Licensing Services a department of Community Services HILLENDALE AVE ALEXANDER ST HILLENDALE AVE PHILLIPS ST FAIRVIEW RD ELMWOOD ST GILMOUR AVE ST MCMICHAEL KINGS GATE PL BATH RD PRINCESS ST MACHAR PL GLENCOE CRES NOTTINGHAM PL JANE AVE ELMWOOD ST DELEGATED AUTHORITY CONSENT APPLICATION PUBLIC NOTICE NOTIFICATION MAP Applicant: Hospice Kingston Owner:Sisters of Providence of St. Vincent de Paul File Number: D Address: 10 Princess Street Metres AVENUE RD SIR JOHN A. MACDONALD BLVD LEGEND 1085 Subject Property Exhibit B MOOALLIM PL WRIGHT CRES 60m Public Notice Boundary Property Boundaries 47 Properties in Receipt of Notice E PREPARED BY: K. Cruz DATE: 10/23/17 1:6,000 Committee of Adjustment Meeting Number 01 December 18, 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. 15 The Corporation of the City of Kingston.

16 HILLE NDALE AVE JANE AVE PRI N CE SS S T ELIZABETH AVE AVENUE RD Exhibit C FA IRVIEW RD PHI L LIPS S T GILMO UR AVE ELMWOOD ST COMMITTEE OF ADJUSTMENT NEIGHBOURHOOD CONTEXT (15) 193 SIR JOHN A. MACDONALD BLVD LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Hospice Kingston Owner:Sisters of Providence of St. Vincent de Paul File Number: D Address: 10 Princess Street Subject Property Property Boundaries PREPARED BY: J.Partridge DATE: 11/23/ Metres 1:4,000 Committee of Adjustment Meeting Number 01 December 18, 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. 15 The Corporation of the City of Kingston.

17 HILLENDALE AVE PRINCESS ST JANE AVE ELIZABETH AVE AVENUE RD Exhibit D SIR JOHN A. MACDONALD BLVD FAIRVIEW RD PHILLIPS ST GILMOUR AVE ELMWOOD ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 11/23/17 COMMITTEE OF ADJUSTMENT OFFICIAL PLAN, Land Use Applicant: Hospice Kingston Owner:Sisters of Providence of St. Vincent de Paul File Number: D Address: 10 Princess Street Metres 1:4,000 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. 15 The Corporation of the City of Kingston. 193 LEGEND E Subject Property ARTERIAL COMMERCIAL BUSINESS PARK INDUSTRIAL DISTRICT COMMERCIAL INSTITUTIONAL OPEN SPACE RESIDENTIAL Committee of Adjustment Meeting Number 01 December 18, 17 64

18 C HILLENDALE AVE GILMOUR AVE FAIRVIEW RD A2 PHILLIPS ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 11/23/17 C2.294 B3 B1.60 B ELMWOOD ST P C E2 B B3.2 COMMITTEE OF ADJUSTMENT C2 PRINCESS ST ZONING BY-LAW 8499, Map Applicant: Hospice Kingston Owner:Sisters of Providence of St. Vincent de Paul File Number: D Address: 10 Princess Street Metres 1:4,000 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. 15 The Corporation of the City of Kingston. P JANE AVE B3.1 B ELIZABETH AVE B3 B1 ELMWOOD ST B SIR JOHN A. MACDONALD BLVD A1 AVENUE RD 156 C2.5 LEGEND C2.77 C C3.85 Consolidated Zoning Subject Property Exhibit E Property Boundaries M2.4 C C3.84 Committee of Adjustment Meeting Number 01 December 18, C.260 E

19 CONSENT TO SEVER 10 PRINCESS STREET Exhibit F 1 October 5, 17 Mr. Tim Fisher Planner, Secretary-Treasurer Committee of Adjustment Planning Division City of Kingston 1211 John Counter Boulevard RE: 10 Princess Street Consent to Sever Dear Mr. Fisher, Fotenn Consultants Inc. has been retained by the owner, Sisters of Providence of St. Vincent de Paul, and the applicant, Hospice Kingston, to submit an application for Consent in order to sever a portion of the subject property at 10 Princess Street to facilitate the development of a one-storey, 10 bed hospice residence in the southwest corner of the site. 10 Princess Street is currently serviced by existing connections along Princess Street. It is not practical or feasible to connect the new hospice residence via these existing connections. Rather, it is proposed that the new facility connect to services along Phillips Street. It is the policy of Utilities Kingston to prohibit the establishment of multiple servicing connections on one lot. As such, a severance is proposed so that the new hospice residence is located on a separate parcel that can connect to existing infrastructure on Phillips Street. This severance is technical in nature and is not intended to enable the eventual transfer of ownership. The lands to be severed will remain in the ownership of the Sisters of Providence and will be leased to Hospice Kingston on a long-term basis. Based on feedback received during ongoing discussions with planning and engineering staff, it was determined that the applicant will be required to construct and convey a turn-around at the end of Phillips Street. Furthermore, this turn-around is to be built to municipal standards and is to be conveyed through the Site Plan Control process. Please find enclosed within this submission, a severance sketch illustrating the proposed severed and retained lands as well as a concept plan showing the anticipated building footprint, parking area and turn-around design. If you have any questions, please do not hesitate to contact me at garrah@fotenn.com or x 222. Respectfully submitted, Jennifer Garrah, MCIP, RPP Planner Fotenn Consultants Inc. CC Ron Lirette, Hospice Kingston Ruth Gruer, Sisters of Providence of St. Vincent de Paul KINGSTON Cataraqui Street Kingston, ON K2K 1Z7 T fotenn.com Committee of Adjustment Meeting Number 01 December 18, 17 66

20 Exhibit G PRINCESS STREET PROVIDENCE LANDS 11.2 ha FAIRVIEW ROAD CUL DE SAC 0.14 ha PHILLIPS STREET HOSPICE KINGSTON 0.66 ha 17 Spaces m H=1:900 Project 10 PRINCESS STREET HOSPICE KINGSTON No. Revision/Issue Date Drawing 1329 Gardiners Road, Suite 210 Kingston, ON, Canada K7P 0L8 Drawn by: tel. CGD fax. Designed by: Client HOSPICE KINGSTON CONCEPT PLAN Committee of Adjustment Meeting Number 01 December 18, Date: Scale: KMN OCTOBER 17 H: 1:900 Checked by: DEP Approved by: KMN Project No. Drawing No. SK1

21 Exhibit H City of Kingston, Planning Division c/o Secretary Treasurer, Committee of Adjustment 216 Ontario st. Kingston, ON K7L 2Z3 tfisher@cityofkingston.ca Mark and Katie Kyte 168 Phillips St Kingston, ON K7M 2Z8 Home: (613) Cell: (613) Monday, November th, 17, RE: Application for severance of 10 Princess Street. File Number: DIO We are writing this letter in concern for the proposed severance and development of a 10-room Hospice accessed from Phillips Street. We live at 168 Phillips Street. We have been living in this community for over 5 years. We have a young family and value the benefits of living on a dead-end street. Our neighbourhood has changed significantly in the last number of years. The creation of the new school has changed the neighbourhood. The increased traffic and activity has had an overall negative impact. It has not promoted the sense of community in this neighbourhood (as most students and families at the school do not live in this neighbourhood). Neither will the Hospice, We believe that Hospice is an important part of the greater Kingston community, We are not against having these facilities built. However, we have several concerns: 1. We are concerned with how the Hospice site will be accessed. We believe that these facilities should be accessed via main streets and thoroughfares, They should not be accessed via residential neighbourhoods. We do not want to have to be reminded of death everyday. Nor do we want to have our children (or the young children at the school) exposed to this. 2. The increased traffic on Phillips Street will be significant It will not be residential traffic, but rather patient transfer vehicles, hearses, visiting family. This will have direct negative impacts on our family. 3. We do not think that this will add value to our neighbourhood. Living on a dead-end street is ideal for families, including our own. Our children often play on the street, ride their bikes, and visit our neighbours, safely. With the development of a cul-de-sac and Hospice, this will change. 4. This will decrease our property value. 5. It will increase traffic on Portsmouth Avenue. At peak times, it is difficult to cross. At times we wait up to ten minutes to merge. As stated above, we are not against having Hospice Kingston built. We would like the access to this location be reconsidered. It should be accessed either via Princess Street, via Sisters of Providence at 10 Princess St, or via the new apartment development on the eastern section of Elmwood St (off Sir John A. MacDonald). These locations are more suitable for such a facility. These are main streets, not residential streets, and can mitigate all the concerns mentioned above. (R Elk Mark Kyte & Katie Kyte Committee of Adjustment Meeting Number 01 December 18, 17 68

22 Exhibit H We the 00d00 igned, 0g000 with the 厄 00 0b0 ー. we do Street. Name ぐんん一巳 コ ( にて / Address ルユ私 Ⅲ, 夜 6 万灼呼 霈 ) に川 物 物 0 Ho 印 i00 ⅵ0 Phillips Phone Number んイー ( 当曰に p D26 門し鈺 山 K 門兼 2 ( し 0 Ⅲ 一向 2 1 つの 7 ー しら.-り第 1い い 5 ト 气し臼 3 イ和兎 00 一 ワー 5 化 き Cobusa ツ第厚ツぢー 2 / 79 払, 川評 2 当 に 13) 5 ー っ 221 乙 / 嵶 v 3 / 月引 砒ん ん ( 加 2 門 ( ノ 9 いヲ Committee of Adjustment Meeting Number 01 December 18, いいにタ酌 7

23 Exhibit H We the undersigned, agree with the letter above, We do not want the accees to the Hospice via Phillips Street. ame Address umber 9 J 75 K7,n k b/7-/gg 6/35464%30 Committee of Adjustment Meeting Number 01 December 18, 17 70

24 Exhibit H Committee of Adjustment Meeting Number 01 December 18, 17 71

25 Exhibit H Sands,Jason From: Sent: To: Subject: Garry Delves <garrydelves@hotmail.com> Tuesday, November 07, 17 4:18 PM Sands,Jason D , 10 Princess Nov.7,17 Jason, I finally found the notice sign (very small and back near tree at east end of pedestrian walkway at end of Elmwood st.) The only problem for me would be that they will remove the possibility to put in a cross road at Philip St or Fairview road to help alleviate the traffic from Elmwood for the 3 new 400 unit apartment building being planned (D ) Please keep me advised before any decisions are made Thank you Garry Delves 257 Bath Rd Condo unit 506 Kingston On K7M7T garrydelves@hotmail.com Sent from Mail for Windows 10 1 Committee of Adjustment Meeting Number 01 December 18, 17 72