City Of Kingston Planning Committee Meeting Number 10-2016 Minutes Thursday May 5, 2016 at 6:30 p.m. Council Chamber, City Hall Committee Members Present Councillor Schell, Chair Councillor Neill, Vice-Chair Councillor Allen Councillor M c Laren Councillor Osanic Committee Members Absent Councillor Turner Staff Members Present Ms. Agarwal, Senior Planner Ms. Blumenberg, Committee Clerk Ms. Didrikson, Intermediate Planner Ms. Forfar, Manager, Development Approvals Ms. Hurdle, Commissioner, Community Services Mr. Newman, Manager, Policy Planning Ms. Venditti, Senior Manager, Client Relations Others Present Approximately 70 members of the public.
Introduction By Committee Chair Page 2 of 14 Councillor Schell, Chair, explained the purpose of the meeting and read the rights and obligations afforded to the Committee members and members of the public in these public meetings. Public Meeting Held Pursuant to the Planning Act 6:30 p.m. 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 8499. 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 site-specific 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. 556 Princess Street Councillor Schell called the public meeting to order at 6:34 p.m. Mr. Mark Touw, spoke to the details of the application and conducted a PowerPoint presentation. A copy of the presentation can be obtained by contacting the City Clerk s Department. 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
Page 3 of 14 20 days in advance of the Public Meeting. In addition, notices were sent by mail to 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. Ms. Didrikson, Intermediate Planner, informed the Committee that two written correspondence regarding this application were received. Councillor Neill expressed concern about the distance between the building on the west side as well as the proximity of the windows to the neighbouring buildings. Mr. Touw responded that the current zoning permits buildings to be built right along the property line regardless of what is there. He noted that there is a requirement for fire separation and that if the angular plain is met it proximity is not a challenging factor. Councillor Allen asked about the Williamsville Main street study and if the goal is to have ground floor commercial as there is currently no stipulations in the zoning that t sets up the ability to convert it to commercial in the future. Mr. Touw replied that the application is an area that over time will shift and create commercial places, as the demand increases. Councillor M c Laren expressed concern about the loss of amenity space. Mr. Touw responded that the application is complying with what is recommended amenity and that it can be a challenge to provide amenity space that is usable and will work with staff to ensure it is available. Councillor Neill questioned the amenity space per unit rather than number of bedrooms. Mr. Touw stated that the amenity space will be available for use by all people living in the building. Councillor Schell opened up the floor for comments from members of the public to provide comment. Mr. Dixon noted that the report does not explain how many dwelling units are in the existing structure, increase in density and asked what the distance is between the ed line parking and the triangular property as proposed to the margin. Ms. Garrison expressed concern about the relief request in the proposal, specifically relating to the right of way encroachment. She noted that an improvement to the architecture of the property is welcome; however the intent of the Williamsville study is not achieved through this application. Ms. Bowie asked when the urban design checklist comes into play.
Page 4 of 14 Ms. Zakos spoke about the property as it exists being an eye sore and expressed concern about safety with the encroachment and amenity space. She asked that bicycle parking be included in the design. Mr. Touw thanked members of the public for their comments. He stated that the area in terms of right of way encroachment information obtained in the case of the existing building it does not encroach onto an adjacent property. Mr. Touw advised that amenity space can be a challenge; however the proponents reduced the number of units to allow better use of the space provided. He explained that there will be bicycle storage in the basement. Councillor Neill stated that there is concern from residents on the presumed survey lines that the developer has put forward. He advised that waste management and parking could be an issue and that the building height and design needs to be transferable for a different type of use. Mr. Touw replied that the right of way property lines seen are based on a survey of the line. He explained that possible future ground floor commercial would need a proposed ceiling height change. In response to a question from Councillor Schell regarding parking, Mr. Touw responded that offset parking has to be registered to confirm parking that needs to be reserved. Ms. Didrikson replied that the parking will be registered before a building permit is issued. The public meeting regarding the application for a Zoning By-Law Amendment 556 Princess Street adjourned at 7:32 p.m.
Public Meeting Held Pursuant to the Planning Act 6:30 p.m. Page 5 of 14 The following is a Public Meeting report to the Planning Committee regarding an application for zoning by-law amendment with respect to the subject site located at 484 Days Road. 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 Residential in the City s Official Plan, and is within a site-specific General Commercial C2-13 Zone in Zoning By-Law Number 76-26. The applicant is requesting permission to amend the site-specific zoning of the property which currently permits a dental office and an accessory dwelling unit. The requested amendments to the zoning by-law are required to permit a broader range of neighbourhood commercial uses in the existing building, such as a professional office, personal service shop, and retail convenience store, in addition to additional residential permissions. 484 Days Road Councillor Schell called the public meeting to order at 7:35 p.m. Mr. Edmund O Neill, spoke to the details of the application and noted that the purpose is to sell and move to a smaller facility. He commended City staff for being helpful on the process. 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 22 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. Ms. Didrikson, Intermediate Planner, informed the Committee that no written correspondence regarding this application was received. Councillor Neill expressed concern for parking and traffic. Ms. Venditti replied that a traffic study will not be required, however engineering and traffic will comment on the report. Councillor Schell opened up the floor for comments from members of the public. There were no comments from the public.
Page 6 of 14 The public meeting regarding the application for a Zoning By-Law Amendment for 484 Days Road adjourned at 7:52 p.m. Public Meeting Held Pursuant to the Planning Act 6:30 p.m. The following is a Public Meeting report to the Planning Committee regarding an application for zoning by-law amendment with respect to the subject properties located at 1471-1479 John Counter Boulevard and 16 Terry Fox Drive. 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 properties are comprised of five parcels. The properties located at 1471, 1473 and 1479 John Counter Boulevard are designated Business Park Industrial in the Official Plan. The properties located at 1475 John Counter Boulevard and 16 Terry Fox Drive are designated General Industrial. 1471-1475 John Counter Boulevard and 16 Terry Fox Drive are zoned Business Park Modified M9.296 Zone in Zoning By-Law Number 8499. The property located at 1479 John Counter Boulevard is zoned Industrial Modified M.177 Zone. The applicant is requesting an amendment to the zoning by-law to expand the list of permitted uses to accommodate demand from new tenants such as medical clinics, retail pharmacies, restaurants (including drive-through), retail stores, personal service shops, business offices, professional offices with no restriction on profession, and commercial school/education centre. A site-specific Business Park M9.X Zone is proposed. The applicant is also requesting that commercial uses be limited to 25% of the area zoned M9.X, and that a maximum of 25% of the total floor area in this zone be permitted for the display and retail sales of products manufactured, processed, fabricated or assembled on the premises. No exterior changes to the existing buildings are proposed 1471-1479 John Counter Boulevard and 16 Terry Fox Drive Councillor Schell called the public meeting to order at 7:54 p.m. Mr. Curtis Branscombe, spoke to the details of the application and conducted a PowerPoint presentation. A copy of the presentation can be obtained by contacting the City Clerk s Department. 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
Page 7 of 14 20 days in advance of the Public Meeting. In addition, notices were sent by mail to 139 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. Ms. Agarwal, Senior Planner, informed the Committee that no written correspondence regarding this application was received. Councillor Osanic asked about the adjacent business and if additional entrances would be required. Mr. Branscombe stated that the City has guaranteed the Sir John A MacDonald entrance and that there will be ample opportunities as Council continues to evolve the area. Councillor Neill expressed support for the business park expansion and inquired about the 25% increase of accessory uses. Mr. Branscombe responded that the 25% applied to the entire parcel of land as there are a few properties vacant or semi vacant. Councillor Neill expressed concern for the potential of a drive through restaurant because the area is becoming a strip of fast food restaurants for 401 highway. Mr. Branscombe stated that the applicant is expanding the possibilities and the drive-thru was a request in the zoning, however if that was the case there would be further site plan control studies. Ms. Agarwal advised that a site specific zoning will have to comply with the zoning site specific. Ms. Venditti expanded that accessory retail floor space is calculated on the floor area of uses not the land area. She stated that the area is an entrance to the City and therefore staff want to have a high quality area of design. Councillor Schell opened up the floor for comments from members of the public. Mr. Dixon spoke in favour of the plan to expand on the uses and inquired about parking. Mr. Branscombe stated that a parking review was completed and there is a lesser requirement and have kept parking availability the same. The public meeting regarding the application for a Zoning By-Law Amendment for 1471-1479 John Counter Boulevard and 16 Terry Fox Drive adjourned at 8:12 p.m.
Public Meeting Held Pursuant to the Planning Act 6:30 p.m. Page 8 of 14 The following is a Public Meeting report to the Planning Committee regarding an application for zoning by-law amendment with respect to the subject site located at 965 Milford Drive. 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 District Commercial in the Official Plan and zoned a site-specific General Commercial C2-22 Zone in Zoning By-Law Number 76-26. The applicant is proposing to renovate the interior of the existing building on the property to accommodate Dawn House Women s Shelter, including nine affordable apartment units, one safe/transitional dwelling unit with seven beds, shared washrooms and common area, and office space for the Dawn House organization. The 46 parking spaces currently existing on the property are proposed to be reduced to 27 spaces to accommodate more landscaped open space and amenity area on the site. A site-specific Residential Type 4 R4-X Zone is proposed to accommodate residential and accessory office uses and to obtain relief from a number of zoning provisions. A concurrent application for Site Plan Control approval (File Number D11-010- 2016) has also been submitted 965 Milford Drive Councillor Schell called the public meeting to order at 8:13 p.m. Ms. Nancy Cornish, IBI Group, spoke to the details of the application and conducted a PowerPoint presentation. A copy of the presentation can be obtained by contacting the City Clerk s Department. 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 47 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. Ms. Agarwal, Senior Planner, informed the Committee that approximately 20 items of correspondence regarding this application were received.
Page 9 of 14 Councillor Osanic asked about garbage, bicycle racks and maximizing future tenant and surrounding homeowners privacy. Mr. Touw replied that there is an opportunity for outdoor garbage storage if it cannot be accommodated within the existing unit as well as bicycle parking. He noted that privacy areas along Bayridge Drive that will be screened areas for residents of the building. Councillor Osanic asked if the garbage could be far away from homes and camouflaged. She inquired about the zoning change from commercial to medium density and if the application opens the door for other uses if sold. Mr. Touw replied that through the site specific zoning the intention is that the standard setbacks and property line separations would tie the building down to what exists today and retain the characteristics of the neighbourhood. Councillor Neill spoke about the Ontario Human Rights Code and that planning decisions need to be based on the Planning Act, not tenants. Ms. Agarwal concurred that the Ontario Provincial Policy Statements need to be implemented in a consistent manner and the Planning Act gives us the authority to zone for land uses not tenants. Councillor Neill advised that he has not heard concerns from his district when Dawn House operated on Victoria Street. He expressed his hope that the application is weighed purely on criteria of sound land use planning. Councillor Schell opened up the floor for comments from members of the public. Ms. Latulippe expressed concern with the application due to transparency issues with the applicant, safety for the neighbourhood and that the housing agency could not sustain such a large property in the long term. She questioned how the agency could generate funding for this endeavour and asked if the property would be exempt from paying municipal taxes. Ms. Latulippe spoke to her personal history of living in the area and stated that the application will negatively impact the property values. Mr. Islam spoke to his personal history of living in the area since 1982 and what a thriving community with parks and schools. He expressed concern for the application infringing upon the rights of the current residents, and safety. Mr. Ward advised that he was proud there was a shelter close to his home in downtown Kingston because it blended into the community, and it provides necessary services to women and children. He noted that Dawn House operating in his neighbourhood did not affect property values and that there are over 400 homeless people in Kingston with many on a waiting list for affordable housing and our community should see it as a vital development.
Page 10 of 14 Mr. Dixon spoke in favour of the proposal. He commended the design and the need for such a facility. He asked about the size of units and if they could be modified to meet the minimum standard for size of 400 square feet and improve the ambiance of living there for the residents. Mr. Thompson sympathized with the people who have used these services and realizes their rights to medical treatment. He noted that he does not agree with the proposed location for Dawn House. He spoke about the area being single family dwelling units and the increase in density will negatively impact traffic and safety. Mr. Tahamtan expressed support for the proposal due to the thoughtful design, plenty of greens pace, privacy as well as amenity space. He noted that the previous use was a medical clinic therefore traffic could not increase significantly and that it is an improvement to the vacant structure of what is there now and could add to the property values. Ms. Alexander spoke to her personal history of living the area for over 30 years. She asked the committee to consider whose safety matters more and who is the more vulnerable party in this discussion. Mr. Winship expressed concern about the ability of the applicant to budget adequately to maintain the property. He discussed a situation where Dawn House asked City Council to fund their shelter and that the increase in the neighbourhood is unwarranted. Mr. Wheeler advised that he surveyed surrounding residents and 95% of them revealed opposition to the application. He spoke about the neighbourhood not being able to have a say in the application process despite the obvious opposition to the application. Mr. Park expressed concern with the zoning amendment regarding the space requirements. He asked that the units meet the 400 square foot space requirements because people living in affordable housing deserve respectable accommodations. He suggested that the property remain a mixed commercial dwelling due to all of the foot traffic on the property. Ms. Clarke asked about amenity space requirements. Mr. Touw thanked members of the public for their comments. He noted that finances with Dawn House are not contemplated as part of a zoning bylaw application. He explained that what is examined under the Planning Act is whether the use proposed is appropriate for the area. He spoke about the loss of the commercial space and that the existing property was vacant for several years, therefore the commercial zoning for the area is not in demand. Mr. Touw explained that the size of the units is based on affordability and efficiency of design to provide studio apartments for the residents to
Page 11 of 14 make the most use of existing space. Residents will have access to amenity space indoors and outdoors. Mr. Touw stated that safety concerns and increased traffic generated from this application is standard to the previous and proposed use. He advised that there will be appropriate fencing and setbacks to the road to ensure safety and privacy. The public meeting regarding the application for a Zoning By-Law Amendment for 965 Milford Drive adjourned at 9:33 p.m.
Regular Planning Committee Meeting Number 10-2016 Page 12 of 14 Meeting to Order Councillor Schell called the regular meeting to order at 9:34 p.m. Approval of the Agenda Moved by Councillor M c Laren Seconded by Councillor Osanic That the agenda be approved. Carried Confirmation of Minutes There were none. Disclosure of Pecuniary Interest There were none. Delegations There were none. Briefings a) Paul Lowes, SGL Planning and Design Inc. and Rowan Faludi, urbanmetrics Inc. will be providing a briefing regarding Report PC-16-042, Commercial Land Review - Final Report. Mr. Lowes and Mr. Faludi presented a PowerPoint presentation. A copy of the presentation can be acquired by contacting the committee clerk. Councillor M c Laren asked about the vacant lands. Mr. Lowes replied that the focus has been on the specific designation of those areas. In response to a question from Councillor M c Laren regarding if the airport could be an oversupply, Mr. Faludi replied that it could be. Councillor Neill expressed concern that there is a clear over supply of commercial land. Mr. Lowes stated that the effects will vary in different neighbourhoods. He stated that retail trends are focusing back on the main street.
Page 13 of 14 Councillor Neill recommended some sites that could be considered for other uses which are no longer viable commercial sites. Councillor Allen asked about the recommendations in the C3 zone regarding limitation in lot coverage. Mr. Lowes responded that intensifying commercial can be applied, similar to intensification with residential areas. He explained that using intensification on commercial land can have significant benefits such as sufficient landscaping, consideration for parking and it creates the potential for a more active commercial site. Councillor Allen asked if there is a strategy for identifying more commercial lands in the rural area. Mr. Lowes responded that there will always be a need for rural commercial; however more site specific applications typically come from the rural area. Business a) Commercial Land Review - Final Report Moved by Councillor Neill Seconded by Councillor Allen That the City of Kingston Commercial Land Review Final Report dated March 2015, be accepted by Council in fulfillment of the City s contract with SGL Planning and Design Inc.; and That staff be directed to implement the recommendations of the study through an amendment to the Official Plan; and That staff be directed to forward the recommendations of the report for zoning by-law amendments to the consultant undertaking the comprehensive zoning by-law review. Motions There were none. Notices of Motion There were none. Other Business There was none. Carried
Correspondence Page 14 of 14 Date and Time of Next Meeting The next meeting of the Planning Committee is scheduled for Thursday May 19, 2016 at 6:30 p.m. Adjournment Moved by Councillor Neill Seconded by Councillor Turner That the meeting of the Planning Committee adjourn at 10:02 p.m. Carried