City of Kingston Report to Planning Committee Report Number PC

Transcription

1 City of Kingston Report to Planning Committee Report Number PC To: Chair and Members of Planning Committee From: Lanie Hurdle, Commissioner, Community Services Resource Staff: Paige Agnew, Director, Planning, Building & Licensing Services Date of Meeting: May 5, 2016 Subject: Public Meeting Report File Number: D Address: 556 Princess Street Application Type: Official Plan & Zoning By-Law Amendment Owner: Ontario Limited Applicant: Nathan Patry and Mark McGrath Executive Summary: The following is a Public Meeting report to the Planning Committee regarding an application for Official Plan and zoning by-law amendment with respect to the subject site located at 556 Princess Street. This report describes the proposed application and includes an overview of the relevant policies and regulations that will be evaluated as part of a future comprehensive report. The subject property is designated Main Street Commercial in the City of Kingston Official Plan, within the Princess Street Corridor Special Policy Area (Williamsville Main Street), and is zoned C4-H (T1) Williamsville Main Street Commercial in Zoning By-Law Number The applicant is proposing to renovate and expand the existing building on the subject property to accommodate three, five-bedroom dwelling units, with the required parking provided off-site. The subject property is currently the location of a 275 square metre, three-storey building, formerly used as a boarding house. The proposed three-storey, rear addition will add approximately 260 square metres of gross floor area to the existing building. To permit the addition, a site-specific Official Plan amendment to the angular plane requirement and a sitespecific C4-X Zone is proposed to obtain relief from a number of zoning provisions. Zoning relief is also required to permit the proposed off-site parking. As part of the application, a request has also been submitted to remove the holding provisions from the subject property. 1

2 Report to Planning Committee Report Number PC May 5, 2016 Page 2 of 7 Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Cynthia Beach, Corporate & Strategic Initiatives Denis Leger, Transportation, Facilities & Emergency Services Jim Keech, President and CEO, Utilities Kingston Desiree Kennedy, Chief Financial Officer & City Treasurer Not required Not required Not required Not required 2

3 Report to Planning Committee Report Number PC May 5, 2016 Page 3 of 7 Options/Discussion: Public Meeting Process Anyone who attends a 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 an oral submission at a Public Meeting, or does not make a written submission 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. The Planning Committee will consider a comprehensive report and recommendation from the Planning Division, 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 the Planning Committee at which the subject application will be considered. Anyone wishing to be notified of Council s decision on the subject application must submit a written request to: Amy Didrikson, Intermediate Planner The Corporation of the City of Kingston Planning, Building & Licensing Services 216 Ontario Street Kingston, ON K7L 2Z extension 3288 adidrikson@cityofkingston.ca Application and Submission The applicant is proposing to renovate, convert and expand the existing three storey building to accommodate three, five-bedroom dwelling units. A three storey, 260 square metre addition is proposed at the rear of the existing three-storey building. Each of the three dwelling units will occupy one storey of the building and will contain five bedrooms, two bathrooms, a living room, dining room and kitchen. It is proposed that a total of 3 required parking spaces will be located on a property approximately 70 metres from the subject property, or a 125 metre walking distance. Outdoor amenity space will be provided in the rear of the property. The property is designated Main Street Commercial in the City of Kingston Official Plan, within the Princess Street Corridor Special Policy Area (Williamsville Main Street). A site-specific Official Plan amendment is requested to the rear angular plane requirements in section 10E.1.35 of the Official Plan to permit the proposed rear addition. 3

4 Report to Planning Committee Report Number PC May 5, 2016 Page 4 of 7 The property is zoned C4-H (T1) Williamsville Main Street Commercial in Zoning By-Law Number 8499, which permits multiple family dwellings containing three or more dwelling units. A site-specific, Williamsville Main Street Commercial C4-X Zone is proposed to obtain relief from a number of zoning provisions including: Section 23C.3(a)(i): Height streetwall (minimum); Section 23C.3(a)(v): Angular plane taken from rear property line (minimum); Section 23C.3(a)(vii): Ground floor height (minimum); Section 23C.3(b)(i): Front yard (minimum); Section 23C.3(b)(iii): Rear yard (minimum); Section 5.3B(g)(ii): Off-site residential parking distance in the C4 zone (maximum); Section 5.8(c): Projections into yards, setback from front lot line (minimum); and 5.27(a): Amenity area for multiple family dwellings (minimum). In support of the Official Plan and zoning by-law amendment application, the applicant has submitted the following: Survey/Plot Plan Site Plan (Exhibit E) Planning Justification Report Floor Plans and Elevations (Exhibit F) Stormwater Management Report Servicing Brief Parking Plan Stage 1 Archaeological Assessment Report Addendum to Planning Justification Report Site Characteristics The subject property is approximately 286 square metres in area and is located in the Williamsville community, on the south side of Princess Street between Frontenac Street and Alfred Street (Exhibit A - Key Map). The property contains a three-storey building, previously used as a boarding house, which is currently vacant. The site is accessed from Princess Street, which is an Arterial Road as shown on Schedule 4 of the Official Plan. The property is bounded by multi-unit residential development to the west, community services to the east (Addiction and Mental Health Services), mixed use development to the north across Princess Street (primarily commercial at grade with residential above), and residential development to the south (Exhibit B - Neighbourhood Context (2015)). Official Plan Considerations The subject property is designated Main Street Commercial in the Official Plan (Exhibit C) and is located within the Princess Street Corridor Special Policy Area (Williamsville Main Street) identified on Schedule PS-1 of the Official Plan. The property is within the Community Destination Character Area as shown on Schedule PS-1. 4

5 Report to Planning Committee Report Number PC May 5, 2016 Page 5 of 7 The uses permitted in the Main Street Commercial designation include a range of retail, service, residential and office uses that are developed close to the sidewalk in a main street format. Residential uses at grade are permitted in the Community Destination Character Area of the applicable Special Policy Area, provided that the property is not directly abutting the intersection of Nelson Street, Victoria Street or Alfred Street. The Official Plan indicates that where ground floor residential uses are permitted in the Special Policy Area, that the building design must contribute to pedestrian activity and amenity and complement surrounding commercial storefront design. The height of the ground floor units must also enable future conversions to commercial uses. The Williamsville Main Street Special Policy Area is subject to a number of area-specific policies which are intended to meet goals specific to the community and its function as a gateway into the historic core of Kingston. Policies apply to matters such as building design and massing, the public realm and parking, and to encourage a mix of commercial, community and residential uses. Specific urban design policies apply in this Special Policy Area to be consistent with the guidelines established through the Williamsville Main Street Study (2012). The proposal does not meet the 45 angular plane specified in Section 10E.1.35 of the Official Plan, and as a result, staff requested that an Official Plan amendment application be submitted to support relief from the angular plane provisions. While the applicable policy in the Official Plan includes discretionary language (i.e. should ), it concludes with an explicit policy directive which necessitates adherence to a 45 degree angular plane, measured from the rear property line. The City has been consistent in requiring that development proposals within the Williamsville Main Street Special Policy Area respect the angular plane provisions of the Official Plan, or seek amendments to support deviations thereto. The application proposes a site-specific Official Plan amendment to the rear angular plane requirement to accommodate the proposed addition. The subject property is within an area of Composite Archaeological Potential, and therefore subject to section 7.4 of the Official Plan. Section of the Official Plan requires an archaeological assessment when development is proposed in an area of archaeological potential. Zoning By-Law Considerations The property is zoned C4-H (T1) Williamsville Main Street Commercial in Zoning By-Law Number 8499 (Exhibit D), which permits multiple family dwellings containing three or more dwelling units. The applicable zoning contains an H Holding Zone which relates to a number of provisions outlined under section 5.39 of the zoning by-law. A temporary use ( T1 ) provision is also included in the zoning which permits a temporary surface parking lot according to section 23C.5 of the by-law. The application proposes a site-specific Williamsville Main Street Commercial C4-X Zone to accommodate the proposal through relief from a number of zoning provisions. Relief is requested from requirements pertaining to elements such as: amenity space, rear yard, angular plane, front yard, height at the street wall, ground floor height, off-site parking and projections 5

6 Report to Planning Committee Report Number PC May 5, 2016 Page 6 of 7 into the front yard. As part of the application, a request has also been submitted to remove the holding provisions from the subject property. Technical Circulation Process 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 for consideration at a future Planning Committee meeting. Existing Policy/By-Law: The proposed amendments were 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 Planning Act Provincial Policy Statement, 2014 Municipal City of Kingston Official Plan Zoning By-Law Number Notice 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, notices were sent by mail to all 45 property owners (according to the latest Assessment Rolls) within 120 metres of the subject property. A courtesy notice was also placed in the Kingston Whig-Standard. Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension 3252 Stacey Forfar, Manager, Development Approvals extension 3253 Amy Didrikson, Intermediate Planner extension

7 Report to Planning Committee Report Number PC May 5, 2016 Page 7 of 7 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context (2015) Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Number, Map 19 Exhibit E Exhibit F Proposed Site Plan Elevations and Floor Plans 7

8 CHATHAM ST ALBERT ST Planning, Building & Licensing Services a department of Community Services MACK ST PLANNING COMMITTEE KEY MAP FRONTENAC ST JENKINS ST PRINCESS ST Applicant: Nathan Patry and Mark McGrath File Number: D Address: 556 Princess Street Legal Description: PLAN A12 PT LOT 692 B 300 RP;13R7941 PARTS 1-2 R.O.W CONTEXT MAP BATH RD PALACE RD SIR JOHN A. MACDONALD BLVD ALFRED ST 401 CONCESSION ST 399 UNION ST PRINCESS ST JOHNSON ST 365 VICTORIA ST PINE ST ELM ST ALFRED ST KING ST W LEGEND STEPHEN ST DIVISION ST YORK ST LINTON ST BROCK ST BARRIE ST Exhibit A MONTREAL ST ORDNANCE ST QUEEN ST KING ST E CREIGHTON ST Subject Property WELLINGTON ST 77 ONTARIO ST 240 Property Boundaries E 61 PREPARED BY: J.Partridge DATE: 4/6/ Metres 1:2,000 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. 8

9 AL BE RT S T FR ON TE NA C ST MA C K S T JEN K I NS S T PR I NC ES S S T AL FR ED S T Exhibit B ELM S T CO LB O RN E S T CREIG H TO N ST PLANNING COMMITTEE NEIGHBOURHOOD CONTEXT (2015) LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Nathan Patry and Mark McGrath File Number: D Address: 556 Princess Street Legal Description: PLAN A12 PT LOT 692 B 300 RP;13R7941 PARTS 1-2 R.O.W. Subject Property Property Boundaries Metres 1:2,000 PREPARED BY: J.Partridge DATE: 4/6/2016 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston. 9

10 ALBERT ST MACK ST FRONTENAC ST JENKINS ST PRINCESS ST ALFRED ST ELM ST Exhibit C COLBORNE ST CREIGHTON ST PLANNING COMMITTEE OFFICIAL PLAN, Land Use LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: Nathan Patry and Mark McGrath File Number: D Address: 556 Princess Street Legal Description: PLAN A12 PT LOT 692 B 300 RP;13R7941 PARTS 1-2 R.O.W Metres 1:2,000 Subject Property Residential Main Street Commercial Open Space PREPARED BY: J.Partridge DATE: 4/6/ Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston.

11 ALBERT ST C4-H (T1) C A C.422 A MACK ST FRONTENAC ST P A JENKINS ST 20 C PRINCESS ST CON 1 LOT B B3.42 ALFRED ST ELM ST B C B Exhibit D COLBORNE ST B3 CREIGHTON ST C A CON 1 LOT Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 4/6/2016 PLANNING COMMITTEE ZONING BY-LAW 8499, Map 19 Applicant: Nathan Patry and Mark McGrath File Number: D Address: 556 Princess Street Legal Description: PLAN A12 PT LOT 692 B 300 RP;13R7941 PARTS 1-2 R.O.W Metres 1:2, Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document The Corporation of the City of Kingston LEGEND B.443 Subject Property Consolidated Zoning Property Boundaries E

12 N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. LOTLINE PROJECT NORTH DRIVEWAY RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ LOTLINE LOTLINE CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY BUILDING PROPOSED NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED ADDITION NEW GREEN- 556 PRINCESS STREET SPACE (SOD) CLIENT : 323 SQ.FT. UP (30.0 SQ.M.) Exhibit E PRINCESS STREET ONTARIO STREET PROJECT : LOTLINE APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: ARCHITECTURAL SITE PLAN PROPOSED 1 SITE PLAN - PROPOSED A0 1/8" = 1'-0" SCALE : DATE : AS SHOWN FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : A0 NZ

13 N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. WALLS NEW WALLS PROJECT NORTH RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ EMERGENCY EXIT ONLY CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ UP ISSUED TO No. DATE BY UP DN BEDROOM #3 BEDROOM #4 BEDROOM #5 BEDROOM #2 UP UP NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED UP W/I CLOSET BEDROOM #1 KITCHEN BATH NEW GREEN- LIVING/DINING SPACE (SOD) ROOM 323 SQ.FT. (30.0 SQ.M.) CLIENT : ONTARIO STREET Exhibit F BATH 13 PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: FIRST FLOOR PLAN PROPOSED 1 FIRST FLOOR PLAN - PROPOSED A1 1/8" = 1'-0" SCALE : DATE : AS SHOWN JOB NUMBER: DRAWING No. FEBRUARY 2015 DRAWN BY : A1 NZ

14 WALLS NEW WALLS UP EMERGENCY EXIT ONLY UP DN BEDROOM #2 BEDROOM #3 BEDROOM #4 BEDROOM #5 UP DN UP BATH BATH LIVING/DINING ROOM BEDROOM #1 KITCHEN 1 SECOND FLOOR PLAN - PROPOSED A2 1/8" = 1'-0" N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. PROJECT NORTH RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED CLIENT : ONTARIO STREET PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: SECOND FLOOR PLAN PROPOSED SCALE : DATE : AS SHOWN FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : A2 NZ Exhibit F 14

15 WALLS NEW WALLS EMERGENCY EXIT ONLY DN BEDROOM #2 BEDROOM #3 DN BEDROOM #4 BEDROOM #5 DN DN BATH STORAGE BATH LIVING/DINING BEDROOM #1 KITCHEN ROOM W/I CLOSET 1 THIRD FLOOR PLAN - PROPOSED A3 1/8" = 1'-0" N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. PROJECT NORTH RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED CLIENT : ONTARIO STREET PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: THIRD FLOOR PLAN PROPOSED SCALE : DATE : AS SHOWN FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : A3 NZ Exhibit F 15

16 WALLS NEW WALLS BASEMENT ACCESS TO EXIST. BASEMENT BASEMENT FLOOR PLAN - PROPOSED 1 A4 1/8" = 1'-0" UP N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. PROJECT NORTH RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED CLIENT : ONTARIO STREET PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: BASEMENT FLOOR PLAN PROPOSED SCALE : AS SHOWN DATE : FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : NZ A4 Exhibit F 16

17 Exhibit F 17 NEW DORMERS AND VINYL WINDOWS TO DORMERS MATCH NEW VINYL WINDOWS STUCCO FINISH NEW HARDIBOARD REMOVE CLADDING VINYL SIDING AND NEW VINYL WINDOWS INSTALL NEW HARDIBOARD CLADDING NEW PARGING TO MATCH 2 EAST ELEVATION - PROPOSED NEW VINYL A5 1/8" = 1'-0" DOOR NEW VINYL PARGING WINDOW WINDOW TO WINDOW BE REMOVED STUCCO FINISH NEW HARDIBOARD MASONRY CLADDING CLADDING PARGING NEW PARGING TO MATCH 1 WEST ELEVATION - PROPOSED A5 1/8" = 1'-0" N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED CLIENT : ONTARIO STREET PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: EAST & WEST ELEVATION PROPOSED SCALE : DATE : AS SHOWN FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : A5 NZ

18 2 NORTH ELEVATION - PROPOSED A6 1/8" = 1'-0" 1 SOUTH ELEVATION - PROPOSED A6 1/8" = 1'-0" NEW VINYL WINDOW IN REDUCED OPENING WINDOWS STUCCO FINISH WINDOW NEW STAIRS, LANDING AND RAILING PARGING NEW HARDIBOARD CLADDING NEW PARGING TO MATCH N O T E S CONTRACTOR MUST CHECK AND VERIFY ALL DIMENSIONS AND REPORT ANY DISCREPANCIES TO THIS FIRM BEFORE PROCEEDING WITH THE WORK. ALL DRAWINGS REMAIN THE PROPERTY OF THIS FIRM. RE-ISSUED FOR ZBA 04 16/12/2015 NZ ISSUED FOR ZBA 03 04/12/2015 NZ CHANGES TO LAYOUTS 02 15/06/2015 NZ CHANGES TO LAYOUTS 01 10/06/2015 NZ ISSUED TO No. DATE BY NOT FOR CONSTRUCTION UNTIL SIGNED AND SEALED CLIENT : ONTARIO STREET PROJECT : APARTMENT BUILDING 556 PRINCESS STREET DRAWING TITLE: NORTH & SOUTH ELEVATION PROPOSED SCALE : DATE : AS SHOWN FEBRUARY 2015 JOB NUMBER: DRAWING No. DRAWN BY : A6 NZ Exhibit F 18