City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: From: Resource Staff: Date of Meeting: September, Subject: File Number: Address: Application Type: Owner: Applicant: City of Kingston Report to Planning Committee Report Number PC--09 Chair and Members of the Planning Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, Director, Planning, Building & Licensing Services Public Meeting Report D-00- Lower Union Street & Ontario Street Official Plan and Zoning By-Law Amendment 040 Ontario Incorporated IBI Group Incorporated Executive Summary: The following is a Public Meeting report to the Planning Committee regarding an application for an Official Plan and zoning by-law amendment submitted by IBI Group Incorporated on behalf of 040 Ontario Incorporated, with respect to the subject site located at Lower Union Street & Ontario 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 lands are designated Residential and Environmental Protection Area in the City of Kingston Official Plan. The water lots associated with the site are designated Harbour Area in the Official Plan. The site is currently zoned Harbour HR Zone and Site-Specific Harbour HR-6 Zone in Zoning By-Law Number 96-9, as amended. The applicant is proposing the adaptive re-use of the Dry Dock and Pump House Complex located at Ontario Street and the construction of a storey residential building with 9 dwelling units at Lower Union Street. 8

2 Report to Planning Committee Report Number PC--09 September, Page of The applications propose an increase in the existing height and density provisions for the subject properties. Staff are also seeking input from the community through this Public Meeting process with respect to potential Community Benefits related to the proposed development that might be requested from the applicant. 9

3 Report to Planning Committee Report Number PC--09 September, Page of Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Desirée Kennedy, Chief Financial Officer & City Treasurer Not required Denis Leger, Commissioner, Corporate & Emergency Services Not required Mark Van Buren, Acting Commissioner, Transportation & Infrastructure Services Not required 60

4 Report to Planning Committee Report Number PC--09 September, Page 4 of 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 applications. Also, any person may make written submissions at any time before City Council makes a decision on the applications. If a person or public body does not make an oral submission at a Public Meeting, or does not make a written submission to the City of Kingston before a decision is made by Council, the person or public body is not entitled to appeal the decision of the City of Kingston 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 applications, at a future meeting. The Committee will make its recommendation to City Council at the 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 time the subject applications will be considered. Anyone wishing to be notified of Council s decision on the subject applications must submit a written request to: Lindsay Lambert, Senior Planner The Corporation of the City of Kingston Planning, Building & Licensing Services 6 Ontario Street Kingston, ON KL Z extension 6 llambert@cityofkingston.ca The City will be seeking possible Community Benefits in accordance with Section of the Planning Act and Sections of the Official Plan if any increase in height or density is approved by Council. Possible suggestions for Community Benefits can be provided by the public on September,, or in writing to the above-noted contact information. Application and Submission The City is in receipt of complete applications for Official Plan and zoning by-law amendment with respect to the properties known municipally as Lower Union Street and Ontario Street. The current owner of the properties, 040 Ontario Incorporated, purchased the lands from the Federal Government, after they were declared surplus. The application consists of a proposal to develop a storey residential building with 9 units at the site known as Lower Union Street. The concept for the proposed building is a podium and tower design. Of the 9 proposed residential units, 8 are to be bedroom units and 4 6

5 Report to Planning Committee Report Number PC--09 September, Page of are planned to be bedroom units. The podium portion of the development is proposed to be storeys in height and is intended to accommodate most of the on-site parking. To accommodate site access, the applicant is proposing a roundabout to be located on the subject site at the terminus of Lower Union Street. The applications include the proposed adaptive re-use of the Pump House and Dry Dock Complex. The proposed zoning framework for the site includes flexibility to permit residential, community use (i.e. museum) and commercial uses (i.e. office, retail, restaurant) within the existing Pump House building. The application submission indicates that the applicant is exploring options to provide public access to the pump room. The submission indicates that the Dry Dock is to remain largely as existing. The applicant is proposing a waterfront pathway connection as part of the redevelopment of the site. To accommodate the proposed development, the applicant is requesting to amend the Official Plan as follows: Amend the existing EPA land use designation to Residential (Schedule -A); Remove riparian habitat (Schedule -A); Add each parcel as a separate Special Policy Area (Schedule -D); and Add text to Section.8 to include the special policies for the proposed Special Policy Areas. To accommodate the proposed development, the applicant is proposing a Site-Specific Harbour Zone for each of the properties and incorporating the following proposed zoning relief: Lower Union Street: Permitted Uses; Minimum Yards; Maximum Building Height; Minimum Waterfront Pathway Width; Flood Proofing, Erosion Control; Minimum Amenity Area; Equipped Children s Play Area; Minimum Parking Space Dimensions; Minimum Barrier Free Parking Space Dimensions; Minimum Number of Bicycle Parking Spaces; and Maximum Permitted Yard Projections. Ontario Street: Permitted Uses; Minimum Waterfront Pathway Width; Minimum Amenity Area; 6

6 Report to Planning Committee Report Number PC--09 September, Page 6 of Equipped Children s Play Area; Location of Off-Street Parking; Minimum Parking Space Dimensions; Minimum Barrier Free Parking Space Dimensions; Minimum Number of Bicycle Parking Spaces; Minimum Bicycle Parking Space Dimensions; and Lot Frontage. In support of the applications, the applicant has submitted the following: Planning Rationale Report (IBI Group Incorporated, June ) Heritage Impact Statement (ERA Architects Inc., June ) Urban Design Study & Conceptual Landscape Plan (ERA Architects Inc., June ) Shadow Study (HGA Ltd.) Natural Hazards Report (G.D. Jewell Engineering Inc., Revised August, ) Environmental Impact Assessment (Ecological Services, June, ) Traffic Impact Report (Josselyn Engineering Inc., June 4, ) Noise Feasibility Report (Valcoustics, June, ) Site Servicing Report (Josselyn Engineering Inc., June, ) Stormwater Management Brief (Josselyn Engineering Inc., June 9, ) Stage Archaeological Assessment (Cataraqui Archaeological Research Foundation, April 0) Stages / Archaeological Assessment (Cataraqui Archaeological Research Foundation, December 0) Phase I Environmental Site Assessment (XCG Consulting Ltd., March, 6) Phase II Environmental Site Assessment (XCG Consulting Ltd., February, ) Wind Study (RWDI, June 0, ) Conceptual Site Plan (HGA Ltd., June ) Elevation Plans (HGA Ltd., June ) Floor Plans (HGA Ltd., June ) Conceptual Renderings (HGA Ltd.) -D Model Sketch-Up All submission materials are available online through the Development and Services Hub (DASH) at the following link, DASH, using Look-up a Specific Address. If there are multiple addresses, search one address at a time, or submission materials may also be found by searching the file number. Site Characteristics The subject site is made up of two parcels, which have an area of approximately. hectares, including the associated water lots. The parcel known municipally as Lower Union Street has an area of approximately 0. hectares and is currently vacant. It was the site of the former Union Street Jetty and wharf. The parcel known municipally as Ontario Street has a land area of 0.4 hectares, with the associated water lots comprising an additional 0.4 hectares. 6

7 Report to Planning Committee Report Number PC--09 September, Page of Ontario Street contains a building that formerly served for the dry dock on the site. The building was most recently subleased by the Marine Museum of the Great Lakes. Both parcels have water frontage on Lake Ontario. The site is located within the geographic boundary of the Downtown & Harbour Zoning By-Law Number Surrounding uses include high density residential and mixed-use developments, the Pump House Steam Museum, Battery Park and Navy Memorial Park. The properties are designated as a National Historic Site and under Part IV of the Ontario Heritage Act (OHA By-Law Number 84-6 & Amending By-Law Number 0-9). The property owner is required to obtain municipal approval of a Heritage Permit prior to undertaking any exterior alterations that would materially affect any of the heritage attributes identified within the applicable heritage designation by-law for the site. The applicable OHA designation by-law applies to both properties, Ontario Street and Lower Union Street. Provincial Policy Statement The Provincial Policy Statement (4) provides policy direction on matters of provincial interest related to land use planning and development, which are intended to be complemented by local policies addressing local interests. This proposal will be evaluated as part of the future comprehensive report in order to ensure it conforms to the policy direction in the Provincial Policy Statement (4). Official Plan Considerations Based on the timing of the applicant s provision of a complete application to the municipality, the consideration of the applications falls under the 0 Official Plan (OP) and not the Official Plan Update (OPA #0). The subject lands are designated as Environmental Protection Area and Residential in the City of Kingston OP. The associated water lots are designated Harbour Area. The predominant use within the Residential designation is residential dwellings, including detached, semi-detached or duplex dwellings, townhouses, and apartments of various types, tenure and density that respond to a wide range of housing needs. In addition to various forms of housing, community facilities such as schools and places of worship are also permitted. Small-scale, convenience commercial uses which support residential neighbourhoods and are compatible with the residential setting may also be permitted in the designation. Under Section.. (Infill), the Plan established the following seven criteria for infill projects within existing stable residential areas: a. Adequate municipal services can be provided; b. Compatibility with the general pattern of adjacent sites in terms of gradation of building heights; c. Suitability of dwelling type, lot size, building height and massing, building materials and exterior design; d. Compliance with setbacks, location of private open space, distance between buildings, driveways and parking areas, location of entranceways, landscape treatment or other built form elements; 64

8 Report to Planning Committee Report Number PC--09 September, Page 8 of e. Minimal adverse effects in terms of privacy, access to sunlight or shadowing; f. Ensuring that increases in vehicular traffic are manageable; and g. Compliance with Section.. which requires a Heritage Impact Statement where deemed necessary by the City. The proposed density of the development on the 0. hectare parcel known municipally as Lower Union Street is. units per net hectare, which falls within the high density residential land use category of the OP. New high density land uses are required to meet the following four locational criteria and are subject to the following four rezoning requirements: Section..C. Locational Criteria (High Density Residential) a. On the periphery of a low or medium density residential neighbourhood; b. Adjacent to, or in proximity to, commercial areas; c. On an Arterial or Collector Road designed for public transit; and d. In proximity to parkland or open space. Section..C.4 Rezoning Requirements (High Density Residential) a. The provision of adequate municipal servicing; b. The provision of outdoor amenity areas, which will include a children s play area, common areas and private areas to the satisfaction of the City; c. The provision of adequate on-site parking for each residential unit and for visitors, primarily using above or below grade parking structures as the City deems appropriate; and d. A design that encourages pedestrian activity, streetscape interest and does not impact negatively on neighbouring uses. Permitted uses within the Environmental Protection Area (EPA) designation are limited to those related to open space, conservation or flood protection. The Plan states that uses within the EPA designation must be approved by the Cataraqui Region Conservation Authority (CRCA) and Ministry of Natural Resources, as appropriate. The associated water lots are designated Harbour Area. Permitted uses within the Harbour Area designation include water-related activities such as marine, retail and mooring facilities, seasonal docking, dry docks, marine salvage and repair facilities. Section of the OP establishes general land use categories that make up the broad structure of the City. The locations and composition of these structural elements are intended to be maintained for the life of the Plan. The subject site is located in a Housing District, as shown on Schedule, City Structure of the OP. Section.. states that Housing Districts are intended to remain stable, but will continue to mature and adapt as the City evolves. Minor infilling and development is permitted, subject to being required to integrate compatibly within the prevailing built form standards of height, density and amenity within the neighbourhood. The policy states that higher densities are promoted along major transit routes and in proximity to Centres. 6

9 Report to Planning Committee Report Number PC--09 September, Page 9 of Section. of the Official Plan outlines the City s policies with respect to land use compatibility. The future comprehensive report will assess the proposed development with respect to the relevant policies of this Section of the Plan, particularly adverse effects (..), mitigation measures (..6) and functional needs (..). Zoning By-Law Considerations The subject site is currently zoned Harbour HR and Site-Specific HR-6 zones in Zoning By- Law Number 96-9, as amended. To accommodate the proposed development, the applicant is proposing a Site-Specific Harbour Zone for each of the properties and incorporating the following proposed zoning relief: Lower Union Street: Permitted Uses; Minimum Yards; Maximum Building Height; Minimum Waterfront Pathway Width; Flood Proofing, Erosion Control; Minimum Amenity Area; Equipped Children s Play Area; Minimum Parking Space Dimensions; Minimum Barrier Free Parking Space Dimensions; Minimum Number of Bicycle Parking Spaces; and Maximum Permitted Yard Projections. Ontario Street: Permitted Uses; Minimum Waterfront Pathway Width; Minimum Amenity Area; Equipped Children s Play Area; Location of Off-Street Parking; Minimum Parking Space Dimensions; Minimum Barrier Free Parking Space Dimensions; Minimum Number of Bicycle Parking Spaces; Minimum Bicycle Parking Space Dimensions; and Lot Frontage. Community Benefits In accordance with Section of the Planning Act and Sections of the OP the City will be seeking possible Community Benefits if any increase in height and/or density is approved by Council. As identified in Section 9.. of the OP, possible Community Benefits include providing parkland dedication beyond what is already required by the OP; improving access to public 66

10 Report to Planning Committee Report Number PC--09 September, Page 0 of transit facilities; providing public areas, pathways and connections to external public pathways/trail systems; providing public and/or underground parking; providing community and open space facilities such as small parks, day care centres, community centres, recreation facilities and cultural facilities; and providing public art. Possible suggestions for Community Benefits can be provided by the public on September, at the Public Meeting, or in writing via the contact details noted earlier in this report. 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 amendment will be reviewed against the policies of the Province of Ontario and City of Kingston to ensure that the changes will be consistent with the Province s and the City s vision of development. The following documents will be assessed: Provincial Planning Act Provincial Policy Statement, 4 Municipal City of Kingston Official Plan Zoning By-Law Number 96-9 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 days in advance of the Public Meeting. In addition, notices were sent by mail to all 0 property owners (according to the latest Assessment Rolls) within metres of the subject property. A courtesy notice was also placed in The Kingston Whig-Standard on September,. Accessibility Considerations: Not applicable Financial Considerations: Not applicable 6

11 Report to Planning Committee Report Number PC--09 September, Page of Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension Marnie Venditti, Manager, Development Approvals extension 6 Lindsay Lambert, Senior Planner extension 6 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Key Map Exhibit B Neighbourhood Context () Exhibit C Official Plan, Land Use Exhibit D Zoning By-Law Number 96-9, Map Exhibit E Exhibit F Exhibit G Proposed Site Plan Conceptual Renderings and Elevations Plans Public Notice Notification Map 68

12 CONTEXT MAP PORTSMOUTH AVE BATH RD JOHNSON ST KING ST W CONCESSION ST PALACE RD UNION ST PRINCESS ST VICTORIA ST ALFRED ST DIVISION ST BROCK ST BARRIE ST MONTREAL ST QUEEN ST KING ST E HWY Exhibit A HWY PLANNING COMMITTEE KEY MAP LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: IBI Group Incorporated Owner: 040 Ontario Incorporated File Number: D-00- Address: Lower Union Street & Ontario Street Metres :,000 Subject Properties Property Boundaries PREPARED BY: J.Partridge DATE: 8// 69 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.

13 EARL ST Exhibit B KI NG S T E GO RE S T LO W E R U N I ON S T ONTARIO ST 6 0 PLANNING COMMITTEE NEIGHBOURHOOD CONTEXT () LEGEND E Planning, Building & Licensing Services a department of Community Services Applicant: IBI Group Incorporated Owner: 040 Ontario Incorporated File Number: D-00- Address: Ontario Street & Lower Union Street Metres :,000 Subject Property Property Boundaries PREPARED BY: J.Partridge DATE: 9// 0 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.

14 EARL ST Exhibit C KING ST E ONTARIO ST 6 GORE ST LOWER UNION ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 8// PLANNING COMMITTEE OFFICIAL PLAN, Land Use Applicant: IBI Group Incorporated Owner: 040 Ontario Incorporated File Number: D-00- Address: Ontario Street & Lower Union Street Metres :,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. LEGEND E Subject Property CENTRAL BUSINESS DISTRICT ENVIRONMENTAL PROTECTION AREA HARBOUR AREA OPEN SPACE RESIDENTIAL

15 B GORE ST C--H B.8 EARL ST HR- Exhibit D KING ST E E 8 HR- 6 B.9 B LOWER UNION ST B.9 0 P ONTARIO ST B.69 6 HR-4 HR- B.8 HR-6 P HR Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 9// PLANNING COMMITTEE ZONING BY-LAW 96-9 Applicant: IBI Group Incorporated Owner: 040 Ontario Incorporated File Number: D-00- Address: Ontario Street & Lower Union Street Metres :,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. LEGEND Consolidated Zoning Subject Property Property Boundaries E

16 inches PARCEL TWO Plot Scale: PARCEL ONE KEY PLAN Updated: NTS ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE AND SHALL BE RETURNED UPON REQUEST. 9 8 Date: JAN. 8 REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE 6 Scale: AS SHOWN 6 Drawn By: K.C. 4 4 Checked By: S.K. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE 00 Temple Drive Windsor, ON N8W J6 (9) FAX.-66 THIS DRAWING IS TO BE SCALED. USE FIGURED DIMENSIONS ONLY. Rev.: Date: 00 0 Issued For: 0 40 ONTARIO STREET KINGSTON, ONTARIO ARCHITECTURAL SITE PLAN A-00 0 OPA & ZBA JUNE-6- Project No.: KINGSTON HARBOUR CONDOMINIUMS SCHEME-F Rev.: Date: 90 Issued For: 0 millimetres Exhibit E File Name: NORTH Project:

17 ONTARIO STREET APARTMENTS HARBOUR VIEW (NORTH EAST) PERSPECTIVE KEY PLAN NOTE: ARTISTIC RENDERING, SCALE & PROPORTION MIGHT SLIGHTLY VARY. HGA Limited 00 Temple Dr, Suite 00 Windsor, Ont 4 Exhibit F

18 ONTARIO STREET APARTMENTS VIEW FROM NEIGHBORING PROPERTY (SOUTH WEST) PERSPECTIVE KEY PLAN NOTE: ARTISTIC RENDERING, SCALE & PROPORTION MIGHT SLIGHTLY VARY. HGA Limited 00 Temple Dr, Suite 00 Windsor, Ont Exhibit F

19 ONTARIO STREET APARTMENTS VIEW FROM NAVY MEMORIAL PARK (NORTH WEST) PERSPECTIVE KEY PLAN NOTE: ARTISTIC RENDERING, SCALE & PROPORTION MIGHT SLIGHTLY VARY. HGA Limited 00 Temple Dr, Suite 00 Windsor, Ont 6 Exhibit F

20 ONTARIO STREET APARTMENTS VIEW OF APPROACH FROM LOWER UNION AT NAVY MEMORIAL PARK PERSPECTIVE KEY PLAN NOTE: ARTISTIC RENDERING, SCALE & PROPORTION MIGHT SLIGHTLY VARY. HGA Limited 00 Temple Dr, Suite 00 Windsor, Ont Exhibit F

21 4 6 8 inches Updated: Plot Scale: 0 ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE AND SHALL BE RETURNED UPON REQUEST. 9 8 Date: JAN. 8 REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE 6 Scale: AS SHOWN 6 Drawn By: K.C. 4 4 Checked By: S.K. 0 THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE File Name: THIS DRAWING IS TO BE SCALED. USE FIGURED DIMENSIONS ONLY. Rev.: Date: 00 0 Issued For: ONTARIO STREET KINGSTON, ONTARIO COLOURED ELEVATIONS A-40(A) Rev.: 0 Project No.: KINGSTON HARBOUR CONDOMINIUMS SCHEME-F 80 Date: 90 Issued For: 0 millimetres Exhibit F 00 Temple Drive Windsor, ON N8W J6 (9) FAX.-66 Project:

22 4 6 8 inches Updated: Plot Scale: 0 ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE AND SHALL BE RETURNED UPON REQUEST. 9 8 Date: JAN. 8 REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE 6 Scale: AS SHOWN 6 Drawn By: K.C. 4 4 Checked By: S.K. 0 THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE File Name: THIS DRAWING IS TO BE SCALED. USE FIGURED DIMENSIONS ONLY. Rev.: Date: 00 0 Issued For: ONTARIO STREET KINGSTON, ONTARIO COLOURED ELEVATIONS A-40(A) Rev.: 0 Project No.: KINGSTON HARBOUR CONDOMINIUMS SCHEME-F 80 Date: 90 Issued For: 0 millimetres Exhibit F 00 Temple Drive Windsor, ON N8W J6 (9) FAX.-66 Project:

23 4 6 8 inches Updated: Plot Scale: 0 ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE AND SHALL BE RETURNED UPON REQUEST. 9 8 Date: JAN. 8 REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE 6 Scale: AS SHOWN 6 Drawn By: K.C. 4 4 Checked By: S.K. 0 THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE File Name: THIS DRAWING IS TO BE SCALED. USE FIGURED DIMENSIONS ONLY. Rev.: Date: 00 0 Issued For: ONTARIO STREET KINGSTON, ONTARIO COLOURED ELEVATIONS A-40(A) Rev.: 0 Project No.: KINGSTON HARBOUR CONDOMINIUMS SCHEME-F 80 Date: 90 Issued For: 0 millimetres Exhibit F 00 Temple Drive Windsor, ON N8W J6 (9) FAX.-66 Project:

24 KING ST E LOWER UNION ST 44 GORE ST 0 64 ONTARIO ST EARL ST 8 WILLIAM ST Exhibit G 4 0 WEST ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: K. Cruz DATE: 9// PLANNING COMMITTEE PUBLIC NOTICE NOTIFICATION MAP Applicant: IBI Group Incorporated Owner: 040 Ontario Incorporated File Number: D-00- Address: Ontario Street & Lower Union Street :,00 Metres 8 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 Subject Property m Public Notice Boundary Property Boundaries 0 Properties in Receipt of Notice E