QUEEN STREET 219 VICTORIA STREET & THE REAR LANDS OF JOHNSON STREET AND 129 JOHNSON STREET PROPOSED HOTEL

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1 QUEEN STREET 219 VICTORIA STREET & THE REAR LANDS OF JOHNSON STREET AND 129 JOHNSON STREET PROPOSED HOTEL PLANNING IMPACT ASSESSMENT & STREETSCAPE STUDY

2 Planning Impact Assessment Page 2 of 14 INTRODUCTION The subject property is located in the Old Town of Niagara with its main frontage on Queen Street and consists of Queen Street, 219 Victoria Street and the rear lands of Johnson Street and 129 Johnson Street. The property is about 5500m 2 (1.3 acres) in size and is currently occupied by a 14 room hotel at 114 Queen Street, retail commercial uses on the ground floor of 118 to 126 Queen Street with upper floor apartments, a multiple dwelling house at 219 Victoria Street and a building referred to as the Smity located behind 118 Queen Street. The rear lands at Johnson Street and the rear lands at 129 Johnson Street are vacant and grassed with a couple of existing trees. The properties at Queen Street and 219 Victoria Street all form the Niagara North Standard Condominium Plan no. 221 The proposal is to construct a 28 room hotel consisting of 9 hotel rooms, 9 studio suites and 10 two bedroom suites. Eight 2 bedroom suites with lockouts to one bedroom for a potential total of 35 individual rented units. The proposed 28 units will contain both sanitary and kitchen facilities. The existing building called the Smithy will be converted to provide for 2 hotel suites for a total of 30 hotel suites on the property. The interior of the hotel will include a lobby area (63m 2 ), the hotel office (13m 2 ) and a meeting room (97m 2 ). A spa and fitness facility (281m 2 ) is proposed in the basement. The hotel will be located directly behind 126 and 118 Queen Street. The hotel will be 9.75m in height and the ground floor area will be m 2 (9362ft 2 ) Queen Street is designated General Commercial in the Town s Official Plan which permits the hotel use. The rear lands are designated Established Residential. The underground parking structure proposed on the rear lands is not permitted. It is also proposed to move the Smithy from its current location behind 118 Queen Street to a location just south of the Valu Mart. The proposal is to convert the Smithy into two hotel rooms. The land at 219 Victoria Street is designated Residential Multiple Family and was the subject of a site specific amendment no. 47 An amendment to the Official Plan is requried to permit both the underground parking structure and the Smithy on the rear lands at Johnson Street and 129 Johnson Street. An amendment to the Official Plan is not required to add a kitchen to the hotel units however an amendment to the zoning by-law is required to the definition of a hotel as provided in the Town s Zoning By-law. 114 and 126 Queen Street are currently zoned Queen Picton Commercial (QPC) Queen Street is also zoned QPC but was the subject of a site specific amendment (50). The amendment permitted the Smithy to also be used as a single detached dwelling and required a total of 33 parking spaces for Queen Street. 219 Victoria Street is zoned Residential Multiple 1 (RM1-49). The amendment set specific yards for the existing building and included the lands with the lands at Queen Street requiring a total of 33 parking spaces. The rear lands at Johnson Street and 129 Johnson Street are currently zoned Established Residential. A minor variance was approved to allow for the 14 unit hotel at 114 Queen Street and set the overall parking requirement for Queen Street and 219 Victoria Street at 42 parking spaces. The Town s Zoning By-law defines a dwelling as: means a building or part thereof used or intended to be used as a residential unit. A guest bedroom is defined as: means a room used or maintained for the accommodation of the public and which contains no provisions for cooking. A hotel is defined as:

3 Planning Impact Assessment Page 3 of 14 means a commercial establishment in which accommodation is provided for the traveling public, with or without restaurant facilities, and having a minimum of ten (10) guest sleeping rooms or suites and may include amoung its internal functions a banquet hall, meeting rooms, licensed lounge, convenience store, gift shop and indoor or outdoor commercial recreation facilities and commercial entertainment facilities but does not include adult entertainment facilites or body rub parlours. The proposed hotel suites would be considered as guest sleeping rooms and would fit the definition of a guest bedroom where kitchen facilites are not permitted. An amendment to the zoning by-law is required to indicate that the hotel suites in this project may include kitchen facilites. There are currently 42 surface parking spaces on site. The parking study by Paradigm Transportation Solutions dated April 13, 2018 indicates that with the hotel a total of 70 parking spaces are needed. This does not include the Smithy which will require two parkings for the two hotel units for a total of 72 parking spaces needed. A total of 75 parking spaces are proposed (10 surface and 65 underground). The 10 surface parking spaces will be provided near the entrance at 219 Victoria Street. A spa and exercise room is also proposed with a floor area of 281m 2 which has a parking requirement as a personal service establishment of one space for every 15m 2 of Gross Leasable Floor Area generating a parking requirement of 18.7 spaces for a total parking requirement of 96.7 spaces. A total of 75 parking spaces is proposed. The traffic engineers report shows that the parking demand is 70 spaces. 2 parking spaces are required for the two hotel units in the Smithy for a total of 72 parking spaces. When the hotel at 114 Queen Street was approved the driveway access at 114 Queen Street was closed thus allowing the municipality to use the closed driveway for an on street parking space. This credit of one parking space was not honored at the time. The municipality has now agreed to allow for one required parking space to be located on Victoria Street subject to the issuance of a parking permit by the municipality. This would bring the total number of parking space provided to 75 spaces leaving a surplus of 3 parking spaces. An amendment to the Zoning By-law is required to recognize the parking demand of 72 parking spaces The rear lands are designated and zoned Established Residential. The proposed underground parking and the use of the Smithy for two hotel rooms would not be permitted. An amendment to the Official Plan and Zoning By-law is required. The owners of the property have retained Professional Planning Services Inc to undertake a Planning Impact Assessment in support of the required planning applications. SITE, SITUATION AND STREETSCAPE The subject property is flat with some existing trees on the rear lands. The rest of the property consists of existing commercial and residential uses with an associated parking area. The surrounding land uses are: North: The Post Office and commercial uses along the north side of Queen Street East: Shaw Café & Wine Bar, Grace United Church, a residential home and the Post House Inn

4 Planning Impact Assessment Page 4 of 14 South: Single detached dwellings West: Single detached dwellings and the Valu Mart The surrounding land uses can be described as predominately commercial along Queen Street with predominately residential to the south fronting onto Johnson Street. The proposed Hotel is well distanced from the residential uses along Johnson Street. The proposed underground parking structure will be adjacent to the rear lot lines of the homes fronting onto Johnson Street. POLICY DOCUMENTS Provincial Policy Statement Planning in Ontario is regulated by the Ontario Planning Act. Subsection 3(5) of the Act requires that a decision of the council of a municipality in respect of the exercise of any authority that affects a planning matter shall be consistent with the Provincial Policy Statement. The application to amend the Official Plan and Zoning By-law for the property at Queen Street, 219 Victoria Street and the rear lands of Johnson Street and 129 Johnson Street is consistent with the Provincial Policy Statement in the following regard: Provincial Policy states that: Healthy, livable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term Provinical Policy states that: Settlement areas shall be the focus of growth and development and their vitality and regeneration shall be promoted Provincial Policy states that: Land use patterns within settlement areas shall be based on: a) densities and a mix of uses which: 1. Efficiently use land and resources; 2. Are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available and avoid the need for their unjustified and/or uneconomical expansion Provincial Policy states that: significant built heritage resources and significant cultural landscapes shall be conserved. The subject lands are in a settlement area (the Old Town of Niagara) municipal services are available and the development represents an efficient use of existing public services facilities and infrastructure. A separate Heritage Impact Assessment has been prepared and filed with the planning applications. The impact assessment in consultation with Town Staff was updated to consider the latest site plan and the Staff report endorses the latest design. A peer review has been requested and is to be completed shortly. It is highly unlikely that the report would be contary to both the Heritage Impact Assessment (HIA) prepared by the developers consultant and the Town heritage planner s report which supported the

5 Planning Impact Assessment Page 5 of 14 amended HIA submitted by the consultant. Both documents demonstrate that there are no impacts from the proposed development on heritage resources or the cultural landscape. Places to Grow Plan 2006 The Places to Grow Plan is a Provincial Plan applying to all of southern Ontario including the Niagara Region. The Places to Grow Plan complements the Provincial Greenbelt Plan in that the Greenbelt Plan protects agricultural resources and limits urban growth. The Places to Grow Plan indicates where growth can occur and encourages intensification and redevelopment. The Places to Grow Plan identifies the urban area of the Old Town of Niagara as being within the built boundary where development, redevelopment and intensification is encouraged. The proposed hotel is a commercial development and consistent with the Places to Grow Plan. No residential development is proposed. Regional Planning Objectives The Regional Municipality of Niagara Policy Plan designates the subject land as Built Up Area which permits a variety of residential, commercial and industrial uses. The Policy Plan encourages intensification within the built boundary and mirrors the objectives of the Provincial Policy Statement and the Places to Grow Plan. The comments from the Regional Municipality dated November 24, 2017 support the proposed development. Local Planning Objectives Official Plan: The Official Plan for the Town of Niagara-on-the-Lake designates the subject land General Commercial along the Queen Street frontage and Established Residential applying to 219 Victoria Street and the rear lands at Johnson Street and 129 Johnson Street. The proposed hotel use is a permitted use in the General Commercial designation. The proposed underground parking structure and the use of the Smithy for two hotel suites is not a permitted use. An amendment to the Official Plan is required for the rear lands. Section 6.A.36 Growth Management Policies Policy 2.4 Built-up Area and Built Boundary Planned Function states that: The Built-up Area is the limit of existing development within the urban areas of Virgil and the Old Town as defined by the Province of Ontario in April, All growth and development which will occur within the Built-up Area is considered to be intensification and will count towards the achievement of the Town s Intensification target. The subject property is within the built-up area and the proposed hotel used and underground parking would be considered development, an intensification of land use and a more efficient use of municipal services. This is a commercial intensification, no dwelling units are proposed but jobs will be created thereby helping the municipality reach its intensification target for jobs.

6 Planning Impact Assessment Page 6 of 14 Streetscape Assessment: The Town s Official Plan does not contain any specific policies with regard to what constitues a streetscape study. The closest policies providing some guideance are contained in Policy 4.6 Land Use Compatibility Policies Residential Neighbourhoods which states that: Neighbourhoods are stable but not static. There is a degree of change that occurs within neighbourhoods over time and the policies of this provide that this change will be appropriate and compatible within the Town s neighbourhoods and throughout the entire Built-up Area. The proposed hotel is to be constructed behind Queen Street on lands designated in the Town s Official Plan as General Commercial which permits the hotel use. The underground parking structure will be constructed on lands designated Established Residential and will abut residential homes to the west, south and east. The Land Use Compatibility Policies of Section 4.6 and the streetscap impacts are addressed as follows: a) The existing and/or planned built form and heritage of the property and surrounding neighbourhood Response: A detailed Heritage Impact Assessment (later revised) was prepared and submitted with the planning application to amend the Official Plan and Zoning By-law. The assessment concluded that there are no significant impacts from the proposed development on any abutting or nearby heritage properties b) The existing and/or planned natural heritage areas of the site and within the surrounding neighbourhood Response: There are no natural heritage features on site nor on any of the abutting properties. The Conservation Authority did not attend the pre-consultation meeting in regard to this project. A tree preservation plan has been prepared and submitted with the planning application and assesses the vegetation on site, what is to be protected, what is to be removed and new landscaping to be installed c) The existing and/or planned densities of the surrounding neighbourhood; and Response: This is a commercial project the hotel use is permitted and there are no residential units being proposed. The properties along Johnson Street, Victoria Street and Gate Street as they abut the subject lands are all low density residential uses. The underground parking structure and surface landscaping will abut the homes along the north side of Johnson Street, the west side of Victoria Street and the west side of Gate Street. d) The existing and/or planned height and massing of buildings within the surrounding neighbourhood

7 Planning Impact Assessment Page 7 of 14 Response: The proposed hotel is located behined 118 and 126 Queen Street. It will barely be visable from Queen Street. The proposed building height is less than 10m which is consistent with the building heights in the area. e) Development proposals will demonstrate compatibility and integration with surrounding land uses by ensuring that an effective transition in built form is provided between areas of different development densities and scale. Transition in built form will act as a buffer between the proposed development and existing uses and should be provided through appropriate height, massing, architectural design, siting, setbacks, parking, public and private open space and amenity areas Response: The proposed hotel is a compatible and permitted use with the existing commercial uses along Queen Street. The proposed hotel is well separated from residential uses on Johnson Street, Victoria Street and Gate Street and provides an intervening land use being the surface landscaped area. The surface landscaping will act as a buffer and distance separator from the proposed hotel. The heritage impact study concluded that there are no impacts on cultural or heritage features. The heritage impact study also contains a section on Streetscape Objectives and Policies and concludes that the streetscape will not be significantly impacted. The report also includes architectural renderings showing the views of the hotel from the Valu Mart parking lot, the entrance on Victoria Street and the corridor/open garden area between 118 and 114 Queen Street. These views suggest that the proposed buildings are well setback from the view on Queen Street and Victoria Street and through the proper use of colours and materials can soften any minor visual impact. Parking will be predominately underground. The minor amount of surface parking can be screened but is already well distanced from any residential use. f) Intensification and/or redevelopment shall be compatible and integrate with the established character and heritage of the area and shall have regard to: Street and block patterns Response: The Queen Street block pattern consists of commercial buildings with minimal side yard setbacks and parking in the rear yard except for the Valu Mart which has parking in front of the building. The residential block pattern along Johnson Street, Victoria Street and Gate Street consists of single detached dwellings near the street with deep rear yards. The proposed underground parking with surface landscaping will not impact any residential use and will act as a landscape buffer between the hotel and existing residential uses. Lot frontages, lot area, and depth Response: The lot frontages in the area vary. The proposed hotel being to the rear of the existing uses on Queen Street will not impact the existing lot frontages. The subject property is the largest property in the area. Building setbacks privacy and over view Response: The proposed underground parking structure will not be visible at grade from any abutting residential use so there is no overview. The proposed hotel will be located on

8 Planning Impact Assessment Page 8 of 14 commercial lands and is a permitted use. The hotel is well distanced from any residential use so overview is not an issue. Lot grading and drainage Response: The subject land is flat and occupied by commercial parking and existing buildings. The rear lands are vacant. A lot grading plan and drainage plan will be required at the site plan stage. There are no significant lot grading or drainage issues. Parking Response: As already stated sufficient parking will be provided and has been assessed by a traffic and parking consultant Servicing Response: Full municipal services are available. A servicing study has been submitted along with the application for the site plan approval. To facilitate the proposed hotel development and underground parking structure the rear lands of 129 Johnson Street will have to be merged with the properties at Queen Street, 219 Victoria Street and the rear lands at Johnson Street. The merger of the rear lands at 129 Johnson Street will reduce the lot depth of the property at 129 Johnson Street. The property at 129 Johnson Street is designated Established Residential (ER). Official Plan amendment no 68 established guidelines for any change in lot frontage and lot depth for properties designated Established Residential (ER). The guidelines are as follows: A) Changes to lot frontage and/or depth may be permitted subject to a Zoning By-law Amendment B) The required Zoning By-law Amendment shall be processed prior to acceptance of an Application for Consent to Sever land C) In the analysis of any application to amend the Zoning By-law proposing changes to lot frontage and/or lot depth the following shall be considered: i)the average lot frontage and lot depth of the existing parcels on the block face Response: The table below indicates the property address, lot frontage and lot depth for the block face on the north side of Johnson Street Property Address Lot Frontage Lot Depth Amount of Change 135 Johnson Street 32.88m 23.27m No change 129 Johnson Street 15.65m 64.5m Reduce depth by 24.8m 127 Johnson Street 15.93m 32.51m No change 123 Johnson Street 11.33m 31.93m No change Johnson Street 27.61m Depth to be reduced 105 Victoria Street on Johnson Street 27.56m on Victoria St No change

9 Planning Impact Assessment Page 9 of 14 As noted in the table above there are no changes to the property frontages along Johnson Street. The change in lot depth at 129 Johnson Street will reduce the lot depth by 24.8m for a revised depth of 39.64m. The propertty at Johnson Street has an approved zoning by-law amendment to reduce the depth from m for a revised depth of 27.7m. A consent application to sever the existing dwellings and reduce the lot depth has been submitted. Both 129 Johnson Street and Johnson Street have extreme lot depths. The average lot depth for the remaining lots being 135 Johnson Street, 127 Johnson Street, 123 Johnson Street and 105 Johnson Street have an average lot depth of 28.81m. The revised lot depth for 129 Johnson Street will be 39m and is the result of the existing garage to the rear of the lot. The revised lot depth for Johnson Street will be 27.7m The existing lot depth of 129 Johnson Street is the deepest lot on the block face and reducing it will bring the lot more into conformity with the other lots on the block face ii) In the case of corner lots average lot frontages and lot depths shall be calculated on both block faces Response: 129 Johnson Street is not a corner lot iii) The relevant intensification policies of the Official Plan Response: The rear lands of 129 Johnson Street will form part of a larger parcel intended for a 28 room hotel and underground parking, no residential uses are proposed and therefore the residential intensification policies do not apply. iv) A streetscape study Response: The rear lands of 129 Johnson Street will form part of a larger parcel intended for underground parking. The front portion of 129 Johnson Street will remain undisturbed and the existing streetscape will not be altered. A streetscape study is therefore unnecessary. However the proposed hotel will be subject to a streetscape study which forms part of this document. v) A Planning Justification study Response: The front portion of 129 Johnson Street will not be altered and no development is proposed. Therefore a Planning Justification Report is not required however a study is required for the hotel development vi) An arborist report which shall consider the potential impacts on all trees and addresses Carolinian Canada species

10 Planning Impact Assessment Page 10 of 14 Response: The front portion of 129 Johnson Street will not be disturbed all existing trees will remain therefore an arborist report for the front portion is not required. However the rear portion of 129 Johnson Street will form part of the underground parking structure with the surface landscaped. An arborist report and tree preservation plan has been prepard and submitted for the rear lands vii) Estate Lots and relevant policies Response: 129 Johnson Street is not an Estate Lot viii) Existing and proposed land uses on the subject lands and surrounding lands Response: The existing land uses along the north side of Johnson Street between Gate Street and Victoria Street are low density residential (singles and townhouses). The rear lands of 129 Johnson Street and the rear lands of Johnson Street are intended for an underground parking structure with the surface heavily landscaped. The existing Smithy building currently located behind 118 Queen Street is to be moved to a location near the Valu Mart and used for two hotel rooms. The underground parking structure is to serve a proposed 28 room hotel to be located behind 126 Queen Street and the proposed two hotel units in the Smithy. Zoning By-law: Zoning By-law zones the lands proposed for a Hotel as Queen Picton Commercial (PQC). A hotel and spa are permitted uses. Amendments to the zoning by-law are required for parking, setbacks, building height and lot coverage. The parking supply at 79 spaces is more than sufficient for the proposed development. In fact the parking report by the traffic and parking consultant suggests that 70 parking spaces are sufficient. Two parking spaces will be required for the Smithy for a total of 72 spaces. The draft zoning by-law will set the parking required at 72 parking spaees. The subject property consists of (114, 118, 122 and 126 Queen Street and 219 Victoria Street. By way of consent the rear lands at Johnson Street will be merged with 129 Johnson Street and subsequently merged with the hotel lands on Queen Street. Once a building permit is issued and the building constructed an application for condominium status for the underground parking structure and the Smithy will be filed. Upon draft plan approval of the condominium it will be merged with the existing condominium plan 221.

11 Planning Impact Assessment Page 11 of 14 A survey conducted by the architect shows the building heights within the Queen Street block containing the subject lands. The Town s zoning by-law defines building height to the peak of the roof. The study by the architect indicates that the average building height for the Queen Street block face is 7.90m. The proposed building heigth is 9.75m but is hidden behined 118 and 126 Queen Street and except for the views shown in the architects rendering the proposed building will not be seen from Queen Street. In addition the one storey height of the Valu Mart is certainly not appropriate but exists and that property will redevelop in the future. As such the average building height in the block because of Valu Mart does not reflect what will happen along Queen Street. The draft zoning by-law will set the maximum building height at 10m The rear lands are zoned Established Residential (ER) Zone which permits single detached dwellings and accessory uses. The underground parking structure and the Smity as two hotel rooms is not permitted. An amendment to both the Official Plan and Zoning By-law is required to permit the underground parking and the use of the Smithy for two hotel rooms. In regard to the underground parking structure it is noted that the definition of Yard contained in the zoning by-law states that: Yard means that part of a lot extending from a lot line into the lot to the nearest wall of a main building and measured at right angles to the lot line and which space is open, uncovered and unoccupied from the ground to the sky except for such accessory buildings or structures or uses as are specifically permitted elsewhere in this by-law. Yard distances shall be measured from the foundation wall or in the case of a coverd porch, balconey or veranda from the front face of the covered porch, balcony or veranda Based on this definition the parking structure can be located up to the property line there are no setback requirements for the underground structure. Planning Staff has requested that underground setbacks apply. The draft Zoning By-law now contains a notwithstanding clause applying the underground setbacks to the parking structure. Section 6.27 Loading Space Requirements indicates that a loading space is required for commercial uses. The proposed hotel will require 2 loading spaces. It is noted that Section 6.27(h) exempts buildings that existed prior to the passing of the zoning by-law as such no loading spaces was required. The proposed hotel does not contain a restaurant and as such no food delivers will be needed. The majority of the delivers to the hotel will be bedding and linen supplies. These are not large bulk items and are generally delivered by a van. Further most of the deliveries to the business along Queen Street are made from the Street. The dimensions of a loading space are 3.6m wide 9m in length and 4.2m in height which is sufficient to accommodate a tractor trailer. The loading space makes the most sense for uses that require large bulk delieveries such as furniture or appliances. In summary the proposed hotel has limited use for a loading space however two are required. One can be accommodated and is shown located at the existing access to Queen Street between 126 Queen Street and

12 Planning Impact Assessment Page 12 of 14 the Valu Mart and is sufficient for the proposed use. The Draft Zoning By-law has been amended to only require one loading space. The existing house at 129 Johnson Street has an attached garage which requires a 7.5m rear yard and a 1.2m side yard. The rear of the garage will abut the proposed open space. As such the rear yard can be reduced to 1.2m which is the minimum required under the Building Code with no fire rated wall and 8% window openings. The lot coverage and depth of the lot has been revised as shown in the Draft Zoning By-law. The Draft Zoning By-law will show Four Parts on the zoning schedule: Part 1: is 129 Johnson Street as revised to separate the rear lands from the rest of the property the zoning amendment will reduce the depth of the property to 39m, reflect the existing frontage, adjust the rear yard setback to 1.22m and adjust the lot coverage to 35% Part 2 & 3: Will be rezoned to Open Space (OS) and permit open space, the underground parking structure and the Smithy with two hotel rooms. The setbacks, building height and lot coverage for the Smithy will be specific to that building. No setbacks or lot coverage will be specified for the parking structure because it is underground. The Open Space zoning is recommended since it will offer the abutting residents assurance that the lands will not be developed for commercial use in the future. Part 4: Will not change the existing commercial zoning but will limit the use to a hotel containing a maximum of 28 hotel suites each having a kitchen and bathroom plus 8 lock out rooms that can be rented for a total of 35 individual rented units. The maximum building height permitted will be 10m. Setbacks and lot coverage will be specific to the proposed development. Parking for the Hotel will be set at 72 parking spaces LAND USE PLANNING IMPACTS The proposed Hotel is a permitted use and is a compatible use in its proposed location. The Hotel is an extension of the building at 126 Queen Street. The abutting uses are commercial and are compatible. To the south is vacant land intended for the underground parking structure and the Smity. The proposed location for the Smithy is well distanced from the existing residential homes and is a compatible land use. Fencing and landscaping will screen the Smithy building. The proposed use is for two hotel suites which is a minor use and will have no impact on the existing residential dwellings in the area. The balance of the property will be intensely landscaped. The view of the abutting residents and passers by will be a view of what will appear to be a park. A Hertiage Impact Study specific to this application indicated no impact on cultural or heritage resources and a Parking Study indicated that 70 parking spaces is sufficient for the existing commercial uses and the proposed hotel. The Smithy proposed for two hotel units will generate a need for two parking spaces bringing the total to 72 parking spaces. Access to the property will be from Victoria Street and will be a two way access. An easement across 106 Queen Street already exists and will be used to provide the two way access to the hotel along with the

13 Planning Impact Assessment Page 13 of 14 existing driveway at 219 Victoria Street. The current access between 126 Queen Street and the Valu Mart will be used only as a loading space. Additional easements will be granted by way of an amendment to the existing condominium plan 221 granting driveway access from 106 Queen Street across Part 4 to Victoria Street and from Parts 2 &3 to Part 4 for access to the underground parking structure. These easement will be permanent with the merging of the two condominium plans which will require Town Council approval. Currently the subject property is in multiple ownerships which includes the existing condominium plan 122, 129 Johnson Street and Johnson Street. A consent application has been submitted to merge the rear lands at Johnson Street with 129 Johnson Street. Once the building has been constructed a condominim application will be filed to merge the rear lands and the underground parking structure with condominium plan 221 The existing surface parking area to the rear of Queen Street will be removed. In its place will be the hotel, 10 surface parking spaces and a redesigned pedestrian entrance from Queen Street. The pedestrian entrance between 114 and 118 Queen Street will consist of a wide walkway to a sitting area with landscaped features. The redesigned public entrance will enhance the Queen Street pedestrian experience and should be regarded as an important and welcomed feature. CONCLUSION The proposal to construct a 28 room hotel (35 individual rented units), underground parking structure and to use the existing Smithy building for two hotel rooms is consistent with Provincial Policy, the Provincial Places to Grow Plan and the Regional Policy Plan. An amendment to the Town s Official Plan is required to permit the underground parking structure and the use of the Smithy for two hotel rooms on the vacant rear lands. The finished appearance of the project will be a three storey hotel as an extension to 126 Queen Street and will be well separated from existing residential dwellings. The apperance of the rear lands will be of the small Smithy building and a well landscaped park. The underground parking structure will not be visible from the street or from abutting homes. The amendment to the Official Plan for the rear lands to change the designation to Open Space will provide the abutting residents and neighbour with an assurance that the lands will not develop in the future for commercial or residential use. The amendments to the zoning by-law will be for a maximum number of hotel rooms setbacks, parking, lot coverage and building height for the hotel. The hotel is already a permitted use. The rear lands will be zoned Open Space (OS) permitting open space, the underground parking structure and the use of the Smity for two hotel rooms. A minor amendment will also be required to recognize the location of the attached garage at 129 Johnson Street, lot coverage and lot depth. Overall the proposed use will contribute to the vitality of the Queen Street Commercial District. The rear lands as open space are completely compatible with the abutting residential homes. In conclusion the proposed development represents good land use planning.

14 Planning Impact Assessment Page 14 of 14 Respectfully submitted, Original signed by John Perry John Perry RPP