►
Description
Planning Committee Meeting, September 3, 2020. For full meeting agenda visit: https://bit.ly/3jPMX1B
B
Thank
you
very
much
tonight's
meeting.
We
have,
I
believe,
four
pieces
for
public
meetings
and
I'm
about
to
read
the
notice
of
collection
for
that.
Those
first
meetings,
personal
information
collected
as
a
result
of
this
public
hearing
and
process,
is
collected
under
the
authority
of
the
planning
act
and
will
be
used
to
assist
in
making
a
decision
on
the
matter.
B
B
The
meeting
will
then
be
opened
to
the
public
for
comments
and
questions.
Interested
persons
are
requested
to
give
their
name
and
address
for
for
recording
in
the
minutes.
Interested
members
of
the
public
can
email
the
committee
clerk
or
the
assigned
planner
if
they
wish
to
be
notified.
Regarding
a
particular
application,
no
decisions
are
made
at
public
meetings
concerning
applications.
B
B
B
B
The
decision
of
the
council
of
the
corporation
of
the
city
of
kingston
to
the
local
planning
appeal
tribunal,
but
that
person
or
public
body
does
not
make
oral
submissions
at
a
public
meeting
or
make
written
submissions
to
the
city
of
kingston
before
the
bylaw
is
passed.
That
person
or
public
body
is
not
entitled
to
appeal.
The
decision
so
we'll
move
on
to
our
first
public
meeting
tonight,
which
concerns
262
wellington
street
and
I
believe
the
boulevard
group
will
be
doing
a
presentation.
E
F
Thanks
thanks
derek.
Can
everybody
hear
me?
Yes,
we
can
okay
awesome.
Thank
you
to
to
members
of
committee
staff
and
those
of
you
from
the
public
who
have
joined
us
this
evening.
My
name
is
jason
sands.
I'm
a
registered
professional
planner
here
in
the
province
of
ontario
and
I'm
joined
tonight
by
my
colleague,
alex
adams,
who
will
assist
throughout
this
presentation
primarily
in
any
questions
or
follow
up
preceding
the
presentation.
F
F
So,
very
quickly,
from
a
locational
context
perspective
the
map
illustration.
On
the
right
hand,
side
of
your
screen
will
depict
with
the
red
dot
where
the
subject
property
is
in
the
in
the
downtown
of
the
city
of
kingston.
Largely
it's.
It's
the
midway
point
between
bay
street
to
the
north
and
princess
street
corridor
to
the
south,
located
on
the
west
side
of
wellington
street.
F
It
is,
according
to
the
city's
official
plan,
a
part
of
and
located
within
the
downtown
central
business
district.
Some
neighboring
uses
and
parcels
that
may
be
of
familiarity
include
to
the
east,
the
barrett
street
parking
surface
parking
lot,
as
well
as
the
leon
center,
the
lcbo
and
the
good
life.
Fitness
are
also
to
the
southeast
of
the
parcel
and
north
of
the
parcel
subject.
F
The
subject
property
is
well
served
and
in
very
close
proximity
to
multiple
stops.
It's
also
within
walking
distance
of
the
downtown
transfer
hub
or
transfer
station
next
slide,
please
so.
The
subject
property
from
a
streetscape
perspective
and
an
illustrative
perspective
you
can
see
on
the
screen
is
a
two
and
a
half
story,
red
brick
facade,
which
is
essentially
a
mirror
image
of
each
other
on
either
side.
F
So
I've
gone
over
previously,
whereas
where
the
parcel
sits
related
to
its
its
surrounding
in
the
downtown
core,
but
just
some
illustrative
examples
and
mapping
to
show
where
that
parcel
is
the
the
illustration.
In
the
bottom
left
hand,
corner
of
the
screen
shows
the
ohip
building
in
the
barrack
street
surface
parking
lot
with
the
leon
center,
as
well
as
the
food
basic
grocery
store
in
behind
that's
looking
north
east
up
wellington,
street
and
down
plaque
the
arms.
F
The
illustration,
in
the
bottom
right
hand,
corner
just
shows
that
proximity
from
the
princess
street
corridor
to
the
south
and
its
location
to
the
to
the
main
or
the
core
of
the
central
business
district
next
slide.
Please
so.
As
mentioned
previously,
the
subject
property
is
designated
central
business
district
and
it's
in
the
city
of
kingston's
official
plan.
F
F
So
that's
that's
why
those
are
slightly
different
coloration
on
the
map
to
the
north
west
of
the
subject.
Property
is
the
residential
designation
moving
up
into
the
more
primarily
residential
neighborhoods,
so
the
proposal
to
convert
to
internally
convert
the
subject
property
from
a
mixed-use
building
to
an
entirely
residential
building
has
been
reviewed
with
respect
to
the
high-density
policies
of
the
city
of
kingston's
official
plan,
because
the
proposal
exceeds
75
units
per
net
hectare.
F
The
tipping
point
pushes
us
into
that
high
density
policy
set
and
from
our
perspective.
In
our
opinion,
the
proposal
conforms
to
and
satisfies
the
intent
of
the
section
2.7
and
section
3,
which
speak
to
the
high-density
residential
policies
within
the
official
plan.
What's
not
contained
on
this
slide,
and
it
is
important
to
note
schedule.
Dh3
of
the
city
of
kingston's
official
plan
denotes
where
mandatory
commercial
is
required
at
grade
in
the
downtown
central
business
district,
and
it
should
be
known
that
this
subject,
property
is
located
outside
of
that
area
as
identified
on
the
schedule.
F
So
it
is
in
our
in,
in
our
opinion,
consistent
with
the
intent
of
the
official
plan,
as
it
falls
outside
of
that
area
of
mandatory
ground
floor.
Commercial
next
slide,
please,
from
a
zoning
perspective,
implementing
that
central
business
district,
op,
designation,
the
subject
property
is
zone
central
business
system
c1
within
the
downtown
and
harbor
zoning
bylaw
96-259,
as
you
can
see,
on
the
map
to
the
right.
F
I
just
also
want
to
point
out
before
I
leave
that
slide,
that
the
site-specific
commercial
zone
would
allow
for
either
commercial
uses
to
be
accommodated
or
residential
uses
to
be
accommodated.
It
wouldn't
negate
the
ability
for
the
subject
property
to
revert
back
to
accommodating
commercial
uses
in
the
future.
Next
slide,
please
so,
as
mentioned,
the
proposal
is
to
internally
convert
this
building
to
five
residential
units
in
total,
two
of
which
already
exist
on
the
upper
level,
and
the
two
units
on
the
upper
level
currently
accommodate
two
bedrooms.
F
Each
so
they're
two
units
with
two
beds
and
the
proposal
for
the
basement
unit
is
to
accommodate
one
bed.
The
proposal
to
accommodate
the
two
units
at
grade
would
accommodate
three
bedrooms
in
total,
so
in
total
the
proposed
residential
development
would
be
five
residential
units
with
eight
bedrooms.
F
Now,
the
subject
property
is
affected
by
a
right-of-way
that
does
a
comp
that
does
cover
the
southern
portion
of
this
parcel
and
provide
access
to
the
neighboring
adjacent
parcel.
So
with
that
and
the
requirement
that
that
right-of-way
remain
unobstructed,
the
parcel
is
not
able
to
adequately
accommodate
on-site
vehicular
parking.
F
F
F
The
proposal
is
to
con
to
internally
convert
and
not
expand
the
existing
footprint
or
gross
floor
area
of
the
existing
building
to
accommodate
additional
residential
development
in
the
city's
downtown
service
core.
In
my
opinion,
it's
the
proposal
is
consistent
with
the
2020
provincial
policy
statement.
F
As
mentioned,
the
proposal
seeks
to
maintain
that
that
streetscape
and
the
aesthetics
that
high
quality
aesthetics
of
the
building
by
by
reutilizing
the
existing
access
points
that
connect
out
to
both
the
south
interior
side
lot
line
and
the
driveway,
as
well
as
the
streetscape
of
wellington
street
and
in
in
our
opinion,
this
proposal
represents
appropriate
and
is
good
land-use
planning,
and
then
I
think,
that's
the
last
slide.
I'm
happy
to
answer
any
questions
that
you
may
have.
B
G
B
H
Thank
you,
mr
chair.
Through
you
one
question
about
amenity
space,
it
was
noted
in
the
slides
that
the
proposal
is
to
have
20
square
meters.
I
believe-
and
if
I
understand
the
official
plan
right,
the
minimum
should
normally
be
54
square
meters.
So
I'm
wondering
why
you
have
the
amenities
space.
What's
the
reason
before
before
us,
for
that.
F
F
We
are
unable
or
the
subject
property
is
unable
to
accommodate
outdoor
amenity
space
that
meets
the
requirements
of
of
that
threshold.
So,
through
this
application,
we're
proposing
to
recognize
what
may
be
recognized
outside
from
the
20
square
meter
perspective
of
on-site
amenity
we've
also
through
the
site
plan
commentary
with
city
staff
have
been
working
to
delineate
clearly
inside,
although
it
doesn't
necessarily
satisfy
the
requirement
of
the
zoning
and
that's
one
of
the
reasons
for
the
requested
reduction.
F
It
would.
The
small
unit
count
from
a
bedroom
perspective
with
the
larger
living
areas
that
are
proposed
inside
can
be
not
used
in
lieu
of
outdoor
amenity
space,
but
will
be
looked
at
from
a
site
plan
perspective
to
ensure
that
there
is
sufficient
space
to
function
for
each
resident
of
every
individual
unit.
B
D
Yeah
through
you,
mr
chair,
just
to
expand
on
jason,
I'm
not
sure
where
he's
gone.
We've
designed
this
with
his
small
bedroom
counts
in
the
units
and
we've
kind
of
oversized
the
kind
of
the
living
space
internally.
We
really
looked
at
all
options
on
this
one,
but
the
site
is
so
constrained
with
the
building.
We
just
couldn't
accommodate
any
more
amenity
space
externally,
which
is
why
we've
kind
of
done
the
smaller
units
inside
with
the
larger
kind
of
living,
dining
areas
to
try
and
compensate
for
that
as
much
as
we
could.
H
D
I
E
D
E
J
H
F
Three,
mr
three,
mr
chair,
just
to
add
to
that
question
in
response
by
mr
adams.
I
just
want
to
point
out
to
the
fact
that
the
proposed
site-specific
zoning
is
has
been
drafted
in
a
way
in
which
all
commercial
uses
that
are
currently
permitted
on
the
subject.
Property
would
thereby
be
continued
to
be
permitted
into
the
future,
and
this
can
this
site
specific
would
allow
for
residential
and
or
commercial.
Should
there
be
a
switch
or
or
a
change
of
market
demand
in
the
future.
A
B
B
B
I
get
very
very
I
become
a
school
frankly
when
people
try
to
say
they
don't
need
amended
outdoor
amenity
space
because
there's
a
park
three
blocks
away.
So
I
appreciate
that
that
wasn't
part
of
the
conversation
today
I
just
to
give
you
a
heads
up.
I'm
gonna
comment,
as
we
often
do
about
site
plan
issues.
F
Through
you
through
you,
mr
chair,
it's
it's
mr
sands.
Here
I
just
want
to
thank
you
for
your
commentary
with
respect
to
the
parkland
commentary
in
the
presentation
pointing
out
the
proximity
to
douglas
fleur
park
confederation
park
artillery
park,
etc.
I
I
was
not
necessarily
attempting
to
to
justify
the
project
with
respect
to
those
proximities,
as
opposed
to
to
provide
it
from
a
site
context
perspective,
but
I
so
I
just
I
apologize
if.
F
F
It
was
only
noted
that
four
bicycle
spice
spaces
may
be
accommodated
while
assuring
that
that
right-of-way
maintains
sufficient
clearance
for
vehicles
for
any
other
abutting
parcel,
but
we,
as
applicants
have
been
in
communication
with
city
staff,
and
we
continue
to
be,
and
we
will
do
our
best
to
obtain
that
additional
space
as
as
again
recognizing
the
one-to-one
ratio
is,
is
desired
and,
lastly,
the
the
charging
station,
unfortunately
we're
not
able
to
to
provide
any
parking
on
site
from
vehicle
perspective,
but
absolutely
do
noted
for
for
any
other
project.
Thank
you.
B
A
B
B
L
The
image
on
this
slide
shows
an
aerial
image
of
the
surrounding
area,
with
a
600
meter,
walking
radius
and
illustrates
the
proximity
of
the
site
to
multiple
parks,
open
spaces
and
schools,
as
well
as
commercial
uses
within
walking.
Distance
on
princess
street
kingston
transit
also
operates
on
portsmouth
avenue
and
a
transit.
Stop
is
located
approximately
20
meters,
east
of
the
site
on
champlain
avenue.
L
The
subject
site
is
currently
developed
with
a
two-story
dwelling,
has
a
lot
area
of
just
over
962
square
meters
and
15.8
meters
of
frontage
on
portsmouth
avenue.
The
image
on
this
slide
provides
a
more
detailed
aerial
image
of
the
surrounding
neighborhood
and,
as
can
be
seen,
the
west
side
of
portsmouth
avenue
has
a
number
of
residential
dwellings
which
have
front
yard
parking
next
slide.
Please,
the
existing
dwelling
is
a
two-story
triplex
dwelling
containing
three
dwelling
units.
One
unit
is
located
in
the
basement.
L
L
The
images
on
this
slide
show
the
front
and
rear
elevations
of
the
dwelling,
and
I
would
just
like
to
note
that
the
owner
purchased
the
property
in
2017,
knowing
that
it
was
a
dupe
that
it
was
a
triplex
dwelling,
but
was
later
informed
by
the
city,
that
a
three
unit
dwelling
was
not
permitted
on
the
site
and
at
that
point
stopped
renting.
The
basement
unit,
but
since
acquiring
the
property,
the
owner
has
been
paying
taxes
for
a
three
unit.
Dwelling
next
slide,
please,
as
illustrated
in
the
images
on
this
slide.
L
The
property
also
contains
a
shed
located
in
the
rear
yard
and
abutting
the
southern
property
line
as
well.
It
contains
a
large
backyard
with
a
public
multi-use
trail
abutting.
The
railway
line
next
slide.
Please,
the
image
on
this
slide
illustrates
that
the
site
is
designated
residential
and
environmental
protection
area
in
the
city's
official
plan
and
the
residential
designation
is
intended
to
accommodate,
fully
serviced
residential
uses
and
supports
a
wide
range
of
built
forms
in
order
to
meet
the
full
range
of
housing
needs
in
the
city.
L
The
environmental
protection
area,
designation,
boundary
is
generally
approximate
and
meant
to
reference
the
end
of
the
floodplain
line
and
is
intended
to
excuse
me
to
be
maintained
in
its
natural
and
undisturbed
state
next
slide.
Please,
the
image
on
this
slide
illustrates
that
the
site
is
currently
zoned.
L
One
family
dwelling
into
family
dwelling,
a5
zone
and
environmental
protection
area
zone
in
the
city's
zoning
bylaw
8499,
the
one
family
and
two
family
dwelling
zone
permits
one
and
two
family
dwellings,
as
well
as
a
variety
of
community
related
uses
and
the
environmental
protection
area
zone
does
not
permit
any
buildings
next
slide.
Please,
the
intent
of
this
application
is
to
permit
a
third
dwelling
unit
in
the
basement
of
the
existing
two-story
triplex
dwelling
as
well.
L
The
application
seeks
to
permit
two
parking
spaces
in
a
tandem
arrangement
in
the
existing
driveway
and
one
parking
space
in
the
front
yard.
The
driveway
is
proposed
to
be
slightly
extended
to
the
minimum
needed
into
the
rear
yard
to
ensure
that
the
two
tandem
parking
spaces
are
located
behind
the
front
wall
of
the
main
dwelling.
L
L
L
I
just
want
to
note
just
on
the
slide
that
the
basement
floor
plan
was
actually
prepared
so
that
the
front
yard
is
at
the
top
of
the
plan,
whereas
for
the
first
and
second
floors
the
front
girders
show
on
the
bottom.
So
just
if
you're
looking
and
comparing
them
on
the
side.
Just
to
keep
that
in
mind,
the
existing
two
units
each
have
two
bedrooms
and
the
proposed
basement
unit
will
have
one
bedroom.
L
The
applicant
intends
to
complete
renovations
to
refresh
and
revitalize
the
interior
of
the
basement
unit,
as
well
as
to
introduce
floodproofing
measures,
as
recommended
by
the
cataractway
region
conservation
authority
as
well.
A
vestibule
will
be
created
in
the
entrance
of
the
basement
dwelling
unit
to
separate
common
features
shared
by
all
units,
including
launching
facilities
from
the
third
dwelling
unit.
L
Next
slide,
please
so
the
existing
a5
zone
does
not
allow
a
three
unit
dwelling
and
this
application
for
minor
zoning.
Bylaw
amendment
seeks
to
rezone
the
subject
site
to
a
special
three
to
six
family
dwelling
zone
and
maintain
the
environmental
protection
area
zone
on
the
property.
This
this
approach
has
generally
been
taken
recently
for
other
triplex
dwellings
on
the
west
side
of
portsmouth
avenue.
L
The
dwelling
complies
with
the
current
a5
side
yard
setback
requirement
of
1.2
meters.
However,
the
new
b
zone
requires
a
minimum
setback
equal
to
two-fifths
of
the
height
of
the
main
dwelling,
which
in
this
case,
equates
to
3.8
meters.
The
existing
dwelling
has
a
south
side
yard
setback
of
2.5
meters
and
a
technical
amendment
is
necessary
to
recognize
this
existing
site
condition.
L
L
The
b-zone
requires
one
on-site
parking
space
to
be
provided
for
each
dwelling
unit
and
therefore
three
parking
spaces
are
required
on
site.
The
zoning
bylaw
also
requires
parking
to
be
located
behind
the
midway
point
of
the
main
dwelling.
The
intent
of
this
requirement
is
to
generally
encourage
parking
to
be
located
in
the
rear
yard.
L
The
existing
gravel
driveway
on
the
site,
however,
is
located
on
the
north
side
of
the
dwelling.
It
is
not
wide
or
long
enough
for
all
parking
spaces
to
be
located
behind
the
midway
point
of
the
dwelling,
and
this
application
is
not
seeking
to
create
a
new
parking
area
in
the
rear
yard
as
well.
The
zoning
bylaw
does
not
currently
permit
parking
in
a
tandem
arrangement
for
for
triplex
dwellings.
L
We
are
asking
to
amend
the
parking
location
provisions
in
order
to
permit
the
on-site
parking
configuration
as
proposed,
which
is
two
spaces
in
a
tandem
arrangement
in
the
driveway
and
one
in
the
front
yard.
So
although
the
amendment
will
allow
two
parking
spaces
in
front
of
the
midway
point
of
the
dwelling,
two
spaces
will
actually
be
located
in
the
driveway,
and
only
one
space
will
be
located
in
the
front
yard.
This
amendment
will
ensure
an
efficient
site
configuration
and
allow
each
unit
to
have
on-site
parking.
L
So
in
summary,
the
subject
site
supports
intensification
due
to
the
addition
of
a
dwelling
unit
within
the
existing
building
and
without
requiring
exterior
modification
as
well.
The
site
is
located
in
proximity
to
transit
routes,
schools
parks
and
open
space
areas.
The
proposal
is
consistent
with
the
provincial
policy
statement
and
that
it
is
a
compatible
form
of
intensification
and
is
an
efficient
use
of
service
land
within
the
city's
urban
boundary
as
well.
The
proposal
conforms
to
the
official
plan
is
a
compatible
form
of
residential
intensification
within
a
stable
neighborhood.
L
B
B
M
Yes,
thank
you
and
good
evening,
mr
chair,
for
you,
a
formal
notice
for
this
public
meeting
was
provided
in
accordance
with
the
planning
act.
There
was
a
formal
notice
placed
in
the
kingston
week
standard
20
days
in
advance
of
the
meeting,
as
well
as
an
additional
courtesy
notice
in
the
week
as
well.
To
date,
staff
have
not
received
any
comments
or
inquiries
either
written
or
verbal.
Regarding
the
application
and
along
with
the
the
applicant's
agents,
I'm
certainly
happy
to
answer
any
questions
you
might
have.
M
L
L
But
through
the
building
permit
review
process,
the
plans
and
the
existing
basement
conditions
will
be
reviewed
for
compliance
with
the
ontario
building
code.
And
if,
if
anything
is
found
to
be
non-compliant,
it
will
be
required
to
be
fixed
prior
to
any
tenants
being
in
the
unit
and
then
in
terms
of
the
driveway.
L
So
just
the
concept
plan
and
the
survey
that
were
submitted
shows
the
floodplain
boundary
on
the
site
and
there
there
is
not
sufficient
area
in
the
rear
yard
outside
outside
of
the
floodplain
boundary.
Basically,
there's
not
enough
space
between
the
floodplain
boundary
and
the
rear
wall
of
the
dwelling
to
efficiently
provide
the
necessary
parking.
So
there
is
enough
room
in
the
rear
yard
technically
to
provide
parking
without
requiring
it
to
be
in
the
front
yard,
but
it
wouldn't
be
outside
of
the
floodplain.
L
N
N
B
M
Yes,
thank
you
through
you,
mr
chair,
so
we
have
been
working
closely
with
our
colleagues
at
the
crca,
the
conservation
authority,
for
this
file
because
of
the
proximity
to
the
floodplain
in
the
epa
area.
So
there
are
often
concerns
with
respect
to
putting
either
people
or
possessions
via
their
buildings,
cars,
etc
in
a
flood
plain
area.
M
So
we
can
certainly
ask
that
question
again
from
them
to
get
clarification,
but
generally
they
do
like
to
see
as
much
as
possible
amenity
areas,
parking
accessory
structures,
all
everything
located
within
a
certain
distance
away
from
the
floodplain.
However,
we're
happy
to
revisit
that
issue
with
them
and
address
it
in
a
comprehensive
report.
A
O
B
B
Exhaust,
which
is
exactly
the
reason
why
the
city
is
always
reluctant
to
approve
tandem
parking,
it's
a
nightmare
in
the
university
district
and
it's
a
nightmare
anywhere
when
a
neighbor
has
to
go
pounding
on
a
door
at
11
o'clock
at
night
to
ask
somebody
to
move
their
cars,
doesn't
make
for
good
a
good
neighborhood.
I
don't
think
so
so
any
way
that
we
can,
that
you
can
accommodate
parking
without
making
it
tandem.
B
Having
said
that,
I
just
want
to
make
a
quick
comment:
there
are
so
many
or
were
so
many
illegal
third
baseman
apartments
right
across
the
city,
and
I
appreciate
that
your
the
new
owner
is
endeavoring
to
bring
this
into
compliance.
That
and
I've
always
supported
somebody
trying
to
make
an
illegal
unit
legal
again.
B
But
having
said
that,
there
is
a
buyer.
Beware,
and-
and
particularly
you
know
in
the
case
of
often
real
estate
agents
sell
without
doing
due
diligence
without
telling
people
sell
it
as
a
as
a
three
triplex
when
in
fact
it's
all
it
isn't
a
legal
triplex.
So
I,
but
I
appreciate
that
the
owner's
trying
to
bring
it
into
compliance-
and
I
will
support
it
as
long
as
it
meets
parking
regulations
and
the
regulations
of
of
the
building
code,
which
may
mean
sound
proofing
and
other
things
like
that.
B
B
B
B
H
B
C
B
C
P
Thank
you
very
much
and
through
you,
mr
chair,
my
name
is
jennifer
wood.
I'm
a
land
use
planner
with
photon
planning
and
design,
and
I'm
excited
to
be
here
tonight
to
present
an
application
for
zoning
bylaw
amendment
for
1200
princess
street,
on
behalf
of
the
owner,
providence,
village,
and
also
the
applicant
providence
manner.
P
I'm
joined
tonight
by
phil
goodfellow
of
g
architects.
Phil
is
the
lead
architect
for
this
project
and
will
be
helping
me
to
deliver
this
presentation
and
answer
questions
or
receive
comments.
So
this
is
this
is
a
pretty
special
site
and
it's
got
a
fascinating
history
and
holds
a
very
exciting
vision
for
the
future.
P
The
current
applications
being
submitted
to
support
the
development
of
a
new
long-term
care
facility
in
the
center
of
the
village.
Now
this
proposal
is
just
one
piece
of
a
broader
vision
and
a
broader
puzzle
for
the
site.
The
long-term
plan
is
to
continue
to
develop
the
lands
with
additional
uses
that
honor
the
legacy
of
the
sisters
and
their
mission,
but
tonight
we're
going
to
be
taking
you
through
the
current
plans
and
proposal
for
providence,
manor,
long-term
care
home
next
slide.
Please.
P
This
is
an
aerial
image
where
you
can
see
the
subject:
property
outlined
in
red.
The
property
is
located
in
the
hillandale
neighborhood
on
the
south
side
of
princess
street,
just
west
of
sir
johnny
mcdonald
boulevard.
The
surrounding
community
is
characterized
by
a
real
mix
of
uses,
both
residential
commercial
and
institutional
as
well.
P
P
P
This
property
is,
it's
quite
large,
it's
9.6
hectares
in
size,
so
it's
almost
24
acres
and
it's
currently
occupied
by
the
sisters
of
providence,
mother
house
and
there's
a
really
interesting
history
associated
with
the
property.
The
original
house
or
villa
as
it
was
as
it
was
called,
was
constructed
sometime
in
the
1830s
and
that
home
and
farm
eventually
became
known
as
heathfield,
and
he
failed
property.
It
remained
intact
during
sort
of
the
end
of
the
19th
century
and
then
early
into
the
20th
century.
P
P
P
The
building,
which
is,
I
don't
know
if
you
can
see
my
cursor
in
the
middle
of
the
site,
is
a
sick,
is
six
stories
in
height
and
would
contain
320
beds
and
I'll
get
into
a
few
more
details
about
the
building
in
my
next
slides.
The
current
proposal
also
includes
a
three-story
parking
structure,
just
north
of
the
long-term
care
facility,
which
would
be
adjacent
to
and
sort
of
in,
between
the
long-term
care
home
and
the
mother
house.
P
P
The
applicant
is
proposing
to
establish
a
public
easement
over
this
entire
area
in
order
to
grant
public
access
and
also
to
satisfy
the
parkland
dedication
requirements
of
the
development
next
slide.
Please
so
I'll
briefly,
just
walk
you
through
some
of
the
details
of
the
buildings
themselves.
This
is
the
proposed
footprint
of
providence,
manor,
long-term
care
home.
As
you
can
see,
it
features
sort
of
a
longer
narrower
main
structure
with
two
wings,
which
really
helps
to
create
more
opportunities
for
windows
and
natural
light
and
also
creates
multiple
exterior
courtyard
areas.
P
The
upper
levels
of
the
building
will
contain
320,
long-term
care
beds,
and
the
main
floor
of
the
building
will
contain
a
combination
of
administrative
components
of
the
building,
as
well
as
just
spaces.
That
will
be
that
will
support
the
broader
long-term
care
use
such
as
family
celebration,
room
multi-purpose
rooms,
wellness,
gym
salon
cafe
as
well
there'll
be
a
daycare
in
the
main
floor
of
the
lower
main
wing
and,
as
you
can
see,
there's
also
outside
numerous
pedestrian
connections
that
are
planned
to
really
integrate
the
development
with
the
broader
site.
P
P
P
J
So
what
is
what
is
in
front
of
you
this
evening,
in
this
updated
proposed
massing
is
where
we
are
currently
in
the
design.
The
drawings
that
were
included
in
our
in
the
application
were
made
a
number
of
months
ago,
and
we
continue
to
advance
the
design
and
we're
excited
to
share
with
you
our
current
status
and
also
look
forward
to
submitting
site
plan
where
we
can
begin
talking
in
more
detail
about
the
development
with
city
staff.
J
But
what
you
can
see
from
this
view.
This
is
a
view
looking
from
the
south
east
towards
the
northwest
in
the
foreground.
You
can
see
providence
manor
with
its
entry
court
and
drop-off
province.
Manor
is,
at
the
end,
the
termination
of
providence
way
immediately
to
the
right
of
it
or
to
the
north
is
the
parking
garage
that
supports
all
of
the
planned
current
planned
uses
for
the
site
and
the
future
uses
again.
One
of
the.
P
Great,
thank
you
so
much
phil,
so
just
building
on
that
in
terms
of
the
design,
one
of
the
things
we
have
been
very
cognizant
of
all
along
is
ensuring
that
we
situate
the
building
in
an
appropriate
location
on
the
site
in
order
to
minimize
potential
impacts
on
surrounding
uses.
So
to
the
both
the
south
and
the
east
of
the
site
are
a
number
of
apartment,
buildings
and
condominiums
that
range
in
height
from
6
to
13
stories.
P
P
The
northeast
corner
triangle
is
zoned
b3,
which
is
a
multiple
family
dwelling
zone,
and
the
southern
portion
of
the
property
is
within
the
multiple
family
dwelling
b1
zone.
Now
none
of
these
zones
permits
a
long-term
care
facility.
In
fact,
this
zoning
bylaw
does
not
define
or
contemplate
that
use
at
all.
So,
no
matter
where
a
new
facility
like
this
is
proposed,
a
zoning
bylaw
amendment
would
be
required
to
permit
it
next
slide.
Please.
P
P
Institutional
land
uses
are
generally
intended
to
provide
important
services
to
the
public,
and
the
proposed
long-term
care
facility
and
its
accessory
uses
are
permitted
within
this
land.
Use
designation
next
slide,
please
so
this
this
slide
attempts
to
summarize
the
nature
of
the
zoning
bylaw
amendment
before
you
and
the
rezoning
is
intended
to
achieve
a
few
things.
The
first,
which
I've
already
mentioned,
is
because
long-term
care
facilities
are
not
defined,
not
a
defined
use
in
this
zoning
bylaw.
P
So
this
amendment
will
essentially
introduce
long-term
care
facility
as
a
permitted
use
in
this
site-specific
e-2
zone
and
we'll
define
it
we're
also
proposing
to
slightly
modify
the
boundary
of
the
e2
zone
along
the
southern
limit
of
it,
so
that
the
facility
doesn't
straddle
the
adjacent
v1
zone.
So
you
can
see
that
we've
sort
of
accommodated
a
slight
modification
to
that
zone
boundary.
P
P
Now
this
height
would
permission
would
only
apply
to
the
long-term
care
facility
in
the
zoning
amendment,
we're
not
applying
it
to
the
site
in
a
blanket
way.
So
all
other
existing
uses
and
future
uses,
including
the
parking
structure
for
example,
would
still
be
subject
to
the
the
23
meter
height
maximum
or
in
the
case
of
the
b1
or
b3
zones.
The
height
maximum
is
applicable
within
those
zones.
P
We
are
proposing
reduced
parking
stall
dimension
size,
similar
to
what
we
see
in
other
rezoning
applications.
The
minimum
dimension
requirement
is
2.7
by
6
meters
and
we're
requesting
2.6
by
5.2
meters.
These
dimensions
have
been
implemented
for
a
number
of
years
in
kingston
and
have
been
confirmed
to
be
functional
within
the
parking
structure.
Only
we're
proposing
a
reduced
stall
length
of
5.2
meters
for
accessible
spaces
in
order
to
match
the
length
of
standard
spaces.
This
will
allow
for
basically
a
greater
efficiency
and
circulation
within
the
structure.
P
P
P
The
proposed
use
is
compatible
with
the
surrounding
area
and
built
form,
and
it's
in
proximity
to
transit
routes,
parks
and
open
space
areas
that
can
help
support
intensification
in
this
location,
and
that
concludes
my
presentation.
I'd
be
happy
to
answer
any
questions
or
and
receive
comments
from
members
of
public
in
the
committee.
K
So,
pursuant
to
the
requirements
of
the
planning
act,
a
notice
of
this
public
meeting
was
provided
in
the
week
standard
20
days
in
advance
of
the
meeting,
and
a
courtesy
notice
was
also
placed
following
that.
Today
we
have
received
one
piece
of
correspondence
which
is
in
the
addendum
in
front
of
you
today.
B
N
Well,
I
mean
I
will
get
the
comments
later.
I'm
very
excited
about
this
project,
but
the
the
question
I
had
and
this
sort
of
relates
to
the
providence
care
center.
One
of
the
issues
that
we
had
there
was
getting
public
transportation
into
that
facility
continues
to
be
an
issue.
I
wonder
if
you've,
given
any
consideration
to
how
you
might
at
some
point,
ensure
that
public
transportation,
buses
in
particular
would
be
able
to
get
in
and
access
that
site.
P
That,
yes,
thank
you
and
through
you,
mr
chair,
I
think
at
this
point
we've
we
have
had
some
preliminary
discussions
with
transportation
staff
regarding
providing
potential
transit
access
to
the
site,
as
I'm
sure
you
all
know,
princess
street
does
have
transit
and
transit
stops.
However,
we
do
recognize
that
the
building
itself
is
is
not
directly
adjacent
to
princess
street.
N
I
mean
I'm
glad
to
hear.
I
hope
those
conversations
will
continue,
because
you
know
there
is
a
lot
of
neighborhood
amenities.
I
guess
that
folks.
I
think
it
would
be
wonderful
to
do
that
very
easily
by
accessing
public
transportation,
so
hopefully
to
look
at.
What's
your
target
made
for
shovels
on
the
ground.
P
B
E
E
I
don't
think
they'll
want
to
bring
the
bus
in
because
of
express
plus
service
on
princess
street,
so
maybe
the
odd
bus
or
something
I
don't
know,
but
you'll
find
that
out
when
you're
them
the.
I
was
a
bit
concerned
about
the
the
notion
of
around
the
parkland
dedication
and
that
an
easement
would
be
supplied
to
this
space
which
would
allow
public
access.
P
P
That,
I
think,
are
things
that
can
be
dealt
with
pretty
well
through
the
site
plan
control
process
that
that
the
access
that
access
can
be
identified
to
that
that
open
space
and
and
in
terms
of
the
the
space
being
accessed
by
an
easement,
the
parkland
dedication
bylaw,
does
provide
that
option.
As
opposed
to
you
know
traditional
conveyance
of
land
to
the
municipality.
P
P
I
think
there's
a
really
strong
desire
and-
and
we've
heard
this
from
the
surrounding
community
through
years
of
consultation-
that
there's
a
concern
with
potential
through
traffic,
so
for
vehicles,
it's
it's
not
intended
to
go
straight
down
to
elmwood,
but
potentially
through
you
know,
future
development
of
that
southern
portion
of
the
site.
A
pedestrian
connection
would
maybe
be
appropriate
there
and
would
be
considered.
P
J
I
I
can.
I
can
speak
to
the
master
planning
period
that
we
did
about
four
or
five
years
ago
with
the
sisters
and
the
intent
in
the
master
plan
for
the
for
the
village
was
always
that
it
would
become
a
destination
rather
than
somewhere
that
you
drove
through.
So
that
is
why
the
streets
do
not
expand
and
connect
to
some
of
the
surrounding
phillips
and
fairview.
Well,
it
connects
to
fairview
just
through
internal
sideways,
but
it
it's.
It's
been
anticipated
that
it's
it's
a
village
that
you
come
and
you
experience
and.
H
E
B
A
Q
John
yeah,
it's
john
garrison
here
and
this
site
has
a
very
close
attachment
to
myself
and
my
family
and
that
our
entire
family,
pretty
well
at
one
time
or
another,
worked
for
saint
mary's
river
lake
hospital
and
the
first
job
that
I
ever
had
in
the
summer
was
right
at
heathfield
in
1957,
when
I
was
in
charge
of
cutting
all
those
beautiful
lawns
for
the
entire
summer
and
pulling
out
all
those
weeds.
So
it's
got
a
you
know
a
very
close
attachment
to
it.
Q
Q
What
are
the
plans
with
respect
to
the
southern
part,
because,
on
some
of
the
slides,
the
planner,
the
planner
for
the
sisters
very
convenient
to
show
the
entire
property
and
another
slides
it
all
and
all
of
a
sudden
doesn't
show
the
bottom
x
number
of
acres
that
are
right
next
to
to
the
bowling
green
apartments.
So
my
simple
question
is:
what
are
the
plans
with
respect
to
that
property?
R
Thank
you.
My
name
is
terry,
easter,
sheen
and
I'm
a
resident
of
fairview
road,
and
while
I
certainly
support
this
endeavor,
I
have
a
couple
of
questions
with
respect
to
the
service
and
emergency
access
point
that
is
referred
to
with
respect
to
fairview
road.
So
I'm
wondering.
Does
the
service
access
mean
for
construction?
R
R
B
R
A
P
P
P
There
is
a
is
a
long-term
vision
for
this
site
that
was
developed
by
the
sisters
and
the
community,
and
I
think
there
there
was,
and
continues
to
be,
a
vision
to
see
that
portion
of
the
property
developed
with
residential
uses
that
will
be
required
to
integrate
an
affordable
housing
aspect.
That's
always
been
the
vision
of
the
sisters
and
I
think
for
future.
Interested
parties
in
developing
those
lands
in
partnership
with
the
village
will
continue
to
be
a
requirement
at
this
point
in
time.
P
Ms
easter
sheen,
thank
you
for
your
comments,
and
I
know
folks
on
fairview
have
had
great
involvement
over
the
years
in
consultation
efforts
with
with
the
sisters
and
with
developing
a
vision
for
the
site,
and
I
I
know
that
one
of
the
the
biggest
I
guess,
concerns
or
comments
received
was
the
the
desire
to
see
that
end
of
fairview
not
open
up
as
a
as
a
regular
through
fair
that
would
drive
traffic
through
the
neighborhood.
So
just
emphasizing
that
will
that
existing
situation
will
continue.
P
We
are
sort
of
early
days
in
the
grand
scheme
of
things
as
as
aggressive
as
the
overall
timeline
for
construction
is.
We
are
at
the
zoning
stage,
so
I
don't.
I
don't
know
that
necessarily
staging
and
construction
movement
plans
are
are
in
the
works
at
this
point
and
and
phil
feel
free
to
correct
me
if
I'm
wrong.
But
I
think
that's
that's
a
component
that
that
will
come
moving
forward
when
we're
better
through
the
municipal
planning
process
and
towards
building
permits
process.
J
I
think
terry
just
add
we
understand
and
we
hear
your
concern
and
from
the
perspective
of
construction
traffic,
the
easiest
frontage
is
princess
street,
which
are
is
our
longest
frontage.
So,
though,
we're
still
in
development
of
the
overall
means
and
methods
of
construction
and
mobilization
on
on
the
site,
I
do
not
believe
there's
any
contemplation
of
moving
construction
traffic
through
local
streets
and
the
intent
has
always
been
to
maintain
the
current
service
and
fire
access
only
for
that
portion
of
the
property
near.
J
B
B
Seeing
none
I
just
want
to
say
this
is
wonderfully
canadian
and
21st
century.
It's
the
good
sisters
of
providence
and
the
united
church
of
canada,
who
are
the
owners.
I
appreciate
that
so
I'll
declare
this
portion
of
the
meeting
of
this
particular
public
meeting
over
and
we'll
move
on
to
our
very
last
public
meeting,
which
is
31
hyperion
court.
I
hope
I
got
that
right
and
I
believe
it's
photine
that
are
the
planners
of
record
on
this
one
as
well.
So
I'll
turn
the
floor
over
to
you.
S
S
So
this
is
a
map
on
the
slide
for
those
that
might
be
listening
and
not
watching,
and
the
the
location
of
this
site.
Hyperion
court
is
a
property
that
fronts
onto
john
counter
boulevard,
roughly
halfway
between
division
street
and
sir
john
a
macdonald,
and
it's
located
in
one
of
the
city's
industrial
and
business
park
hubs.
S
So
there's
a
variety
of
of
businesses
in
the
area,
including
the
city
of
kingston,
planning
and
engineering,
as
well
as
the
utilities
kingston
building
are
just
across
the
street
from
this
site
for
those
that
have
lived
in
the
city
for
a
long
time.
You
may
remember
this
building
used
to
house
revenue,
canada
and
it's
located
in
the
tip
of
the
alcan
business
park,
so
this
is
really
the
top
of
the
the
alcan
lands
that
are
to
the
south
next
slide.
Please.
S
The
property
itself
is
almost
three
hectares
in
size.
It's
a
very
large
property,
with
extensive
frontage
on
three
streets
being
hyperion,
lapins
lane
and
john
counter
boulevard,
and
it's
surrounded
by
very
similar
types
of
uses
in
terms
of
business
park.
Office
lighter,
lighter
industrial
type
uses
in
the
area
next
slide.
O
S
So
this
property
is
designated
business
park,
industrial
in
the
official
plan
and
that
designation
permits
a
broad
range
of
employment
uses
as
well
as
complementary
commercial
uses,
and
this
is
really
the
first
opportunity
to
tell
you
about
the
the
application
before
you,
which
is
a
zoning
bylaw
amendment
and
what
is
being
sought
is
to
align
the
much
older
zoning
bylaw
on
the
site
with
the
official
plan
designation
next
slide.
Please.
S
S
A
S
S
So
this
is
a
a
slide
that
is
showing
a
colorized
version
of
the
property
and
there's
three
points
on
the
slide.
Speaking
to
the
the
intent
of
the
application
which
I've
largely
stated
already,
but
it's
it's
broadening
the
range
of
the
uses
on
the
site
right
now.
The
building
has
vacancies
and
and
we're
hoping
that
by
bringing
the
site
into
compliance
with
the
official
plan
and
expanding
the
uses
that
are
allowed
on
the
site
will
be
able
to
fill
the
vacancies
within
that
building
next
slide,
please.
S
These
are
a
couple
of
floor
plans
just
to
give
the
planning
committee
and
the
public
an
idea
of
how
a
site
like
this
operates.
So
this
is
kind
of
giving
you
a
sense
of
how
large
the
building
is
and
showing
you
the
couple
of
the
users
that
are
within
the
building
we
have
pathways.
We
have
snc
lavalin
an
engineering,
firm
and
and
taylor
reporting
and
there's
a
large
vacant
portion
in
the
building
on
the
second
floor.
Right
now
and
in
a
building
like
this,
vacancies
can
come
and
go.
S
S
First,
we
looked
at
the
primary
permitted
uses
that
were
allowed
and
the
uses
that
we
are
proposing
to
add
to
the
primary
uses
are
uses
that
are
not
currently
listed
in
the
m9
zone,
but
align
with
the
primary
uses
within
the
official
plan.
The
second
component
is
to
introduce
a
range
of
complementary
commercial
uses.
S
S
At
this
point,
and
when
we
look
back
at
the
historical
approvals
that
occurred
on
the
site,
there
were
a
few
studies
that
had
not
been
conducted,
and
so
working
with
city
staff
they've
asked
that
a
holding
provision
be
introduced
to
deal
with
the
the
sensitive
uses.
So,
for
example,
if
we
want
to
put
a
daycare
in
this
building,
there
would
be
a
holding
provision
that
a
noise
study
and
a
record
of
site
condition
would
have
to
be
prepared
before
that
day
care
could
come
to
the
site.
S
S
So
this
is
my
final
slide
and
summary,
and
I
I'm
of
the
opinion
that
this
application
is
consistent
with
the
provincial
policy
statement
that
the
proposed
uses
perfectly
align
with
the
official
plan
and
that
the
intent
of
this
application
fully
conforms
with
and
is
compatible
with
the
official
plan,
and
it
also
proposes
uses
that
are
completely
compatible
with
the
existing
uses
in
the
building
and
the
surrounding
building.
That
concludes
my
presentation
and
I'm
pleased
to
respond
to
any
questions.
I
I
B
B
No
problem,
we
will
go
back
to
the
committee
if
there
are
any
comments
or
questions
that
people
had
just
a
reminder.
This
is
coming
forward
as
comprehensive
report
and
we
can
also
speak
to
it
at
that
time
as
well,
so
sing
no
hands
up.
I
will
call
this
portion
of
the
of
the
public
meetings
completed
and
I
think
we've
sailed
along
pretty
well
and
then
the
regular
meeting
may
not
take
long,
but
I,
if
anybody
needs
a
recess,
I'd
be
happy
to
accommodate
you.
B
I'll
call
this
meeting
to
order
approval
of
the
agenda
moved
by
councillor
hill
seconded
by
councillor
hutchison.
He
didn't
know
he
was
second
again,
but
he
did.
I
disclose
confirmation
of
minutes
from
our
august
13th
meeting.
I
don't
think
councillor
kylie
was
at
that
meeting,
so
he
can
be
the
seconder
councillor
hill
will
be
the
mover
all
those
in
favor
carried
so
disclosure
of
pecuniary
interest.
B
I
believe
councillor
kylie
already
had
his
one
and
only
so
we'll
move
on
delegations.
We
have
none
briefings.
We
have
none
business.
I
will
read
this
very
quickly
because
I
don't
believe
there's
any
members
of
the
public
here
anyway,
but
this
portion
of
the
meeting
is
open
to
the
public.
The
city
has
initiated
a
new
process
in
which
members
of
the
public
will
have
the
opportunity
to
speak
for
up
to
five
minutes
on
comprehensive
reports
presented
before
the
planning
committee.
B
Those
wishing
to
provide
oral
comments
at
this
meeting
will
be
invited
to
do
so
if
a
person
or
public
body
would
otherwise
have
an
ability
to
appeal.
The
decision
of
the
council
of
the
corporation
of
the
city
of
kingston
in
the
local
to
the
local
planning
appeal
tribunal,
but
that
person
or
public
body
does
not
make
oral
submissions
or
at
a
public
meeting
or
make
written
submissions
to
the
city
of
kingston
before
the
bylaw
is
passed.
That
person
or
public
body
is
not
entitled
to
appeal
the
decision.
B
B
B
Already,
thank
you
very
much.
Go
back
into
the
committee,
see
no
hands
up.
I
will
ask
for
a
mover
and
a
shaker
counselor
hill
moved
councillor
hutchinson
seconded
any
further
questions,
seeing
none
all
those
in
favor
carried.
Thank
you
very
much.
We'll
move
on
to
motions.
We
have
no
more
notices
of
motion.
B
We
have
none
other
business.
We
have
none
correspondence.
We
have
received
the
one
piece
of
correspondence,
seeing
no
questions
regarding
that.
The
date
and
time
of
the
next
meeting
is
september.
17Th
2020
at
6,
30
p.m,
and
I've
seen
it
and
you
may
want
to
drink
lots
of
coffee
and
bring
your
nodos,
because
it's
going
to
be
one
of
those
meetings,
I
think
so.