►
Description
Planning Committee meeting from November 4, 2021. For full meeting agenda, visit: https://bit.ly/3BHOpeQ
A
B
A
Call
thank
you
very
much
so
welcome
everyone
to
tonight's
planning
committee
meeting.
We
currently
have
four
members
of
the
planning
committee
present
with
us
as
councillor
kylie
has
sent
his
regrets,
so
we
do
still
have
quorum.
Councillor
chappelle
and
councillor
osterhoff
are
also
joining
us.
This
evening
we
have
from
staff
tim
park
director
of
planning
services,
james
barr
manager,
development
approvals,
janiece
grant
senior
planner
mike
zlaggy,
planner
and
blair.
Johnson
is
our
meeting
host
for
this
evening.
I
am
elizabeth
fawcett.
As
committee
clerk.
B
The
purpose
of
public
meetings
is
to
present
planning
applications
in
a
public
forum
and
to
give
the
public
public
an
opportunity
to
make
representations
in
respect
of
the
proposal,
as
required
by
the
planning
act
following
presentations
by
the
applicant.
The
meeting
will
be
open
to
the
public
for
comments
and
questions.
B
Persons
speaking
at
the
meeting
are
requested
to
give
their
name
and
address
for
recording
in
the
minutes.
Additionally,
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
meeting
concerning
applications.
B
An
exception
to
this
rule
is
combined
reports
which
consolidates
the
public
meeting
and
comprehensive
reports.
These
applications
are
deemed
by
staff
as
straightforward
and
routine,
and
we
do
have
one
such
decision
tonight.
Public
meeting
reports
are
provided
to
inform
the
public
of
relevant
information
after
the
meeting
tonight,
staff
will
be
considering
the
comments
made
by
the
public
in
their
further
review
of
the
applications.
B
B
I'm
sorry,
I've
lost
my
place.
Ontario
I'll
start
that
again,
following
council
decision
notice
will
be
circulated
in
accordance
with
planning
act.
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
to
ontario
to
the
ontario
land
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.
B
B
C
Yes
thanks
mr
taran
through
you,
so
the
applicant
will
be
presenting
on
the
public
meeting
portion
tonight,
but
I
will
just
let
the
committee
know
about
notices
that
have
gone
out
so
notice
was
mailed
out
and
posted
on
site
in
accordance
with
the
requirements
of
the
planning
act.
Courtesy
notices
were
also
placed
in
the
consuming
standard.
C
We
as
staff
have
responded
to
the
representative
and
they've
indicated
their
satisfaction
with
that
that
response
moving
forward,
but
we
wanted
to
make
sure
that
the
committee
was
aware
of
those
questions
and
we're
happy
to
speak
to
clarifying
or
responding
to
any
of
those
questions.
Tonight.
The
applicant's
planner
has
also
had
a
chance
to
review
those
questions
and
can
touch
on
them
in
her
and
her
presentation
as
well.
So
I
will
hand
it
over
to
jen
now.
C
C
Queens
has
since
entered
into
an
agreement
with
school
board,
to
purchase
the
property
which
is
conditional
on
the
approval
of
the
planning
applications
before
you
this
evening,
which
would
effectively
permit
the
use
of
the
existing
school
building
for
university
uses
next
slide,
please
a
very
brief
background
on
on
the
property
itself.
It's
roughly
1.4
hectares
in
size,
and
it
has
frontage
on
frontenac
street
earl
street
and
alfred
street.
C
It's
directly
adjacent
to
the
queen's
university
main
campus
queen's
own
properties.
You
can
see
are
highlighted
on
the
slide
in
this
area
in
purple,
so
the
university
flanks,
this
property
to
the
south
in
the
east.
There
is
a
university-owned
property
across
the
street
to
the
north
on
pearl
as
well.
C
C
The
building
does
have
cultural
heritage,
value
and
significance
and,
as
such,
is
a
designated
designated
under
part
4
of
the
ontario
heritage
act.
The
building
is,
is
oriented
towards
front
knack
street,
so
that
image
is
is
taken
from
front
neck.
It
has
a
rear
surface
parking
lot
that
can
be
accessed
from
both
front
mac
and
alfred
streets
next
slide,
please.
C
C
The
exact
university
uses
that
will
utilize
the
space
is
yet
is
not
yet
known
that
will
start
to
be
made
more
clear
if
and
when
the
purchase
goes
through,
but
at
this
time
the
proposed
interior
use
is
not
intended
to
accommodate
any
kind
of
student
residence
use
next
slide,
please,
the
property
is
designated
residential.
In
the
official
plan.
The
designation
permits
both
primary
and
secondary
schools,
but
does
not
permit
post-secondary
institutions
or
schools.
So
an
official
plan
amendment
is
proposed
that
would
redesignate
the
property
from
institutional
or
from
residential
rather
to
institutional.
C
This
is
the
the
designation
that
applies
to
the
rest
of
queens
and
permits
permits
the
use
next
slide.
Please,
the
property
is
currently
zoned
one
family
and
two
family
dwelling
a
so
similar
to
the
op
designation.
The
residential
zoning
also
permits
public
schools,
but
does
not
permit
post-secondary
schools,
so
a
rezoning
is
also
required
and
proposed
next
slide.
Please.
C
So,
in
terms
of
the
proposed
rezoning,
we're
proposing
the
special
education
and
medical
uses
e-zone,
the
e
zone
is
what
applies
to
the
rest
of
queen's
main
campus,
we're
proposing
a
site-specific
zone
as
well
as
a
holding
symbol.
So
the
site-specific
e-zone
will
include
a
special
provision
that
essentially
recognizes
the
location
of
the
existing
school
building.
C
Since
it
is
cons,
it
is
old,
so
old
that
it's
considered
legal
non-complying
and
doesn't
meet
a
number
of
the
zoning
provisions.
So
the
site-specific
zone
would
recognize
that
situation
and
basically
say
that
if
any
future
development
is
proposed
beyond
what
exists,
it
is
required
to
comply
with
with
the
e-zone
requirements.
C
D
C
As
I
noted
at
this
time,
this
building
is
not
anticipated
to
be
converted
for
any
residential
use
for
the
university,
but
it's
it's
just
sort
of
an
extra
measure
to
account
for
the
known
servicing
constraints
in
this
area.
If
and
when
one
day
residential
use
were
to
be
contemplated
next
slide,
please
so
just
to
wrap
up
it's
my
opinion
that
the
proposed
official
plan
and
zoning
bylaw
amendments
are
are
the
applications
are
consistent
with
the
provincial
policy
statement,
as
well
as
the
general
intent
of
the
official
plan.
C
B
A
A
B
Thank
you
very
much.
If
something
comes
to
mind
with
any
of
the
public
that
are
here
tonight,
you
can
always
do
that
in
written
form
through
the
clerk
and
through
our
or
through
our
planning
department.
So
I
will
now
turn
to
the
committee
to
see
if
there
are
any
comments
or
questions
that
the
committee
may
have.
B
B
A
F
B
Thank
you
very
much,
and
so
we
have
a
co
two
confirmation
of
minutes,
one
from
october
13th
and
one
from
october.
21St
we've
had
an
opportunity
to
read
those.
Is
there
a
mover
and
a
seconder
for
those
two
councillor
sanik
councillor
hutchison,
all
those
in
favor
carrie?
Thank
you
very
much
disclosure
of
pecuniary
interest.
B
Seeing
none
delegations
we
have
none
scheduled
briefings.
We
have
none
business.
Our
first
order
of
business
tonight
is
the
combined
application
regarding
235
frontenac
street,
and
we
have
the
report
before
us
and
the
recommendation
before
us.
Are
there
any
comments
from
the
committee
regarding
this
first
item.
A
It's
all
right,
mr
church,
if
I
could
just
interject
just
to
get
a
point
of
clarification,
I
understood
from
the
motion
from
councillor
hill
that
he
was
moving
the
mcadoos
lane
matter.
First
on
the
agenda.
So
since
that
has
been
duly
voted
on,
I
believe
we
have
to
begin
with
the
mcadoo
lane.
You're.
B
Absolutely
right
I
apologize.
I
am
dysfunctional
from
lack
of
sleep.
I
apologize
to
everybody,
so
we
will
go
to
the
mcadoos
lane,
one
which
is
item
c
on
our
agenda
and
we'll
go
to
the
committee
to
ask
any
questions
and
after
the
committee
has
an
opportunity
to
speak,
we
will
recognize
councillors
and
again
my
apologies.
D
C
Okay,
great
so
hello
to
committee
and
to
members
of
the
public,
my
name
is
janiece
and
I'm
a
planner
with
the
city,
so
I
will
be
presenting
staff's
recommendation
related
to
applications
for
official
plan
amendment
and
zoning
by-law
amendment
for
the
property
at
1533
mcadoos
lane.
The
committee
saw
this
application
at
a
public
meeting
in
december
of
last
year.
Next
slide,
please
elizabeth.
C
So
the
application
proposes
to
redesignate
the
property
from
rural
commercial,
to
waste
management,
industrial
and
to
rezone
the
site
from
a
special
open
space
zone
to
a
special
disposable
disposal.
Industrial
zone.
Successful
applications
would
facilitate
the
introduction
of
a
salvage
yard
and
a
metal
recycling
facility
on
the
site.
Next
slide.
Please
elizabeth.
C
It
is
located
adjacent
to
the
bend
at
the
west
end
of
mcnews
lane
just
east
of
perth
road
and
approximately
one
kilometer
north
of
highway
401
at
its
division
street
perth
road
exit
next
slide,
please,
the
property
is
known
locally
as
the
former
site
of
kingston
family
fun
world
and
is
developed
with
facilities
for
a
drive-in
movie,
theater
mini
golf
course
batting
cages
and
a
go-kart
track,
and
here
are
just
a
couple
of
images
of
what's
on
the
site.
Now
next
slide,
please.
C
So
the
property
is
currently
designated
rural
commercial.
In
the
official
plan.
This
designation
is
the
result
of
the
long-standing
use
of
the
site
as
the
former
family
fun
world,
which
took
advantage
of
the
large
lot
size
and
the
rural
setting
of
the
site
for
context.
Rural
commercial
designations
have
not
been
pre-applied
to
vacant
lots
to
direct
commercial
uses
in
the
rural
area,
but
instead
the
designation
has
historically
been
applied
based
on
the
location
of
existing
uses.
C
At
the
time
that
the
official
plan
was
adopted
and
new
rural
commercial
uses
are
designated
on
a
site-specific
basis
through
amendment
to
the
official
plan,
where
the
official
plan
outlines
criteria
for
such
amendments-
and
this
is
also
consistent
with
how
we
apply
the
waste
management,
industrial
designation
in
the
rural
area.
Next
slide,
please,
elizabeth.
C
This
zone
permits
a
commercial
recreation
park
in
a
water
park
and
it
recognizes
the
location
of
existing
buildings
and
structures
that
are
on
the
site
associated
with
family
fun.
World.
The
zone
also
contains
specific
provisions
related
to
the
lifting
of
a
holding
symbol
which
is
currently
applied
to
the
property
and
recommended
to
continue
to
apply
next
slide.
Please,
so
the
application
proposes
to
introduce
a
metal
recycling
facility
being
aim
recycling
and
an
auto
parts
and
automobile
recycling
operation
being
kenny
yupo
on
the
site
and
just
to
refresh
the
memory
of
the
committee
and
the
public.
C
The
metal
recycling
facility
would
accept
and
sort
metal
on
site,
after
which
the
bins
would
be
taken
off
site
for
further
processing
and
no
processing
of
metals
would
be
permitted
on
the
site,
so
this
includes
no
shredding,
and
this
is
restricted
through
the
recommended
zoning
by-law
in
front
of
committee
today,
the
proposed
auto
parts
and
automobile
recycling
operation,
so
kenny
youthful
differs
from
that
of
a
typical
salvage
yard
in
both
function
and
design.
Kenny
you
pull
push
purchases.
C
Cars
from
customers
removes
batteries
and
fluids
at
deep
pollution
stations
within
the
building
and
prior
to
placing
vehicles
on
individual
lifts
in
the
self-serve
customer
area.
The
lifts
are
located
in
a
grid
pattern
and,
as
such,
the
yard
resembles
a
parking
lot
more
than
what
we
think
of
when
we
picture
a
typical
salvage
yard,
with
cars
kind
of
stacked
on
top
of
each
other
throughout
the
yard.
Customers
looking
for
parts
are
then
able
to
determine
exactly
where
a
match
would
be
located.
C
C
C
Please,
then,
the
majority
of
the
site
would
hold
the
self-serve
customer
area,
which
is
a
pros
to
accommodate
approximately
1400
cars
and
outdoor
storage
on
those
lifts.
The
cars
in
this
area
would
be
on
the
lifts
and
the
area
would
be
finished
with
gravel
treatment,
so
it
would
not
be
paved.
Fencing
would
be
provided
around
the
entire
car
storage
area
for
safety
next
slide,
please.
C
So
a
minimum
14
meter
side
yard
is
provided
up
from
three
meters
at
the
original
submission
and
this
would
accommodate
a
one
meter:
high
burn,
a
2.4
meter,
high
wooden
fence
on
top
of
that
berm
and
an
8.5
meter
wide
multi-level
planting
strip
on
the
outside
of
the
fence,
so
abutting
the
road
to
provide
visual
screening
of
the
site
next
slide.
Please.
C
So
a
number
of
items
of
correspondence
have
been
received
related
to
the
application
and
are
included
in
the
report
in
front
of
committee
tonight.
Additionally,
committee
members
have
put
forward
a
few
questions
at
the
public
needing
help
for
the
application.
Last
year
we
did
receive
one
additional
piece
of
correspondence
today
this
afternoon,
which
was
circulated
to
council,
so
that
should
be
available
for
you
to
review,
and
I
think
my
presentation
here
should
respond
to
that.
C
But
if
there's
any
further
questions,
I'm
happy
to
take
those
so
in
the
following,
slides
I'm
going
to
provide
information
related
to
the
topics
of
interest
that
are
outlined
here
from
a
policy
and
technical
review
perspective,
and
my
apologies
that
this
is
slightly
long.
But
I'm
hoping
that
providing
this
information
up
front
might
make
the
night
a
little
bit
shorter
for
everybody.
So
hopefully
this
is
helpful
to
you
all
next
slide.
Please.
C
So
to
undertake
this,
the
applicant
has
provided
a
review
of
the
province's
d-series
guidelines
which
aim
to
assess
land-use
compatibility
between
industrial
and
sensitive
land
uses
for
the
use
proposed.
The
guidelines
recommend
a
70
meter
separation
to
industrial
uses
from
the
property
line
of
a
sensitive
land
use,
and
this
is
represented
on
the
map
here
by
the
blue
dotted
line,
which
is
slightly
difficult
to
see
on
my
small
computer.
But
hopefully
it's
visible
for
you
consistent
with
these
guidelines.
C
All
elements
of
the
industrial
use
which
could
create
compatibility
issues
from
an
industrial
perspective,
including
the
car
crusher,
the
building
and
the
crush
cars
and
metal
storage,
have
been
located.
A
significant
distance
outside
of
the
70
meter
buffer
at
the
far
east
side
of
the
property
and
away
from
the
sensitive
land
uses.
C
The
outdoor
vehicle
storage
area
functions
much
like
a
commercial
car
sales
lot
and
that
the
cars
will
not
be
stocked
and
will
be
organized
in
rows
for
customer
viewing,
customers
will
be
using
their
own
tools
to
remove
parts
during
regular
business
hours,
which
would
result
in
similar
noise
to
the
existing
auto
service
shop
on
the
adjacent
property,
the
as
well.
The
burning,
fencing
and
landscaping
requirements
that
I
discussed
earlier
will
be
located
within
this
buffer
area
in
order
to
further
mitigate
any
visual
or
auditory
impacts
of
the
open
storage
use.
C
C
The
applicants
have
completed
a
minimum
separation,
distance
or
mds
setback
calculation
and,
as
confirmed
by
the
ministry
mds,
does
not
actually
apply
to
the
subject
application
as
it
is
proposing
a
less
sensitive
use
than
the
previous
commercial
use
on
the
site,
but
despite
this,
mds
will
apply
to
any
future
building
permit
application,
and
so
a
calculation
was
completed.
The
mds
calculation
confirms
that
the
building
location
exceeds
minimum
setback
requirements
by
approximately
80
meters,
also
for
the
committee's
note
or
information,
a
notice
of
complete
application,
a
notice
of
public
meeting
and
a
notice
of
tonight's
meeting.
C
C
So
concerns
had
also
been
raised
related
to
the
potential
unattractive
use
into
the
site
from
surrounding
roads.
As
shown
in
these
photos
which
were
taken
by
me,
the
topography
of
the
site
and
the
surrounding
lands
actually
make
it
quite
difficult
to
see
into
the
property,
from
the
401
and
from
the
division
street
herth
road
approaches
without
actively
trying
to
do
so.
So
you
can
see
the
corner
of
the
property
from
some
angles
closer
to
the
interchange,
but
the
grading
of
the
surrounding
properties
makes
it
challenging
to
actually
see
into
the
site
at
any
distance.
C
Next
slide,
please
so,
while
there
the
site
does
benefit
from
this
natural
screening
from
the
area
topography.
We
also
recognize
that
it's
important
that
onsen
on-site
screening
is
provided
to
ensure
that
the
use
is
not
unattractive
from
surrounding
approaches.
To
achieve
this,
as
I
discussed
before
the
side,
yard
width
has
been
expanded
from
three
meters
at
the
initial
to
the
submission
to
14
meters
requirement
for
burning
and
wood
and
wooden
fencing
on
top
of
that
berm
along
the
side
lot
line
has
been
introduced.
C
C
C
So
the
next
question
that
has
come
up
is
expanding.
This
type
of
views
to
the
south
south
side
of
the
road,
so
waste
management,
industrial
designated
lands
on
mcadoos
lane
are
currently
limited
to
the
north
side
of
the
road
east
of
the
existing
quarry
site,
and
you
can
see
the
expanse
of
these
types
of
uses
already
in
place
in
the
image
here.
C
Questions
were
raised
regarding
the
appropriateness
of
expanding
the
designation
to
the
south
side
of
the
road.
So
before
I
get
into
this
on
the
next
slide,
I
just
want
to
recognize
first
that
from
a
lady's
planning
perspective,
the
canoes
lane
serves
a
critical
function
to
the
city
as
a
focused
area
for
rural
industrial,
waste
management,
industrial
and
core
uses
grouping.
These
type
of
uses
together
in
limited
location,
alleviates
pressure
for
the
introduction
of
similar
uses
spread
across
the
rural
area.
C
Next
slide,
please
elizabeth,
so
our
official
plan
clearly
directs
us
to
cluster
waste
management.
Industrial
uses
in
limited
areas
in
the
rural
area.
Mkhituz
lane
currently
contains
approximately
70
hectares
of
waste
management.
Industrial
lands
on
the
north
side
of
the
road,
which
represents
the
largest
cluster
of
these
lands
within
the
city.
Introduction
of
waste
management.
C
Industrial
sites
in
the
area
is
therefore
consistent
with
our
official
plan
direction,
while
the
expansion
of
the
designation
to
the
south
side
of
the
road
would
represent
a
change,
it's
important
to
also
acknowledge
that
the
property
immediately
next
door
to
the
west
is
already
zoned
for
disposal,
industrial
and
for
zoning,
and
therefore
it
does
permit
a
salvage
american
yard
as
of
right
looking
further
along
the
side
of
the
road,
the
south
side
of
the
road.
Sorry,
our
existing
m1
zones,
which
permit
various
industrial
plants,
transport
yards
and
storage
yard
uses
as
of
right.
C
So,
while
the
the
subject
application
would
expand
the
extent
of
the
waste
management,
industrial
designation
to
the
south
side
of
the
street,
it
wouldn't
actually
introduce
land
use
permissions
that
are
inconsistent
with
the
permissions
that
are
already
in
place
for
various
lots
on
the
south
side
of
the
road.
Next
slide,
please
so.
Another
topic
of
concern
that
has
been
raised
is
related
to
contamination
potential
from
the
proposed
use,
so
protection
of
water
and
environmental
health
is
a
key
consideration
and
review
of
all
applications
that
we
see,
but
especially
for
applications
in
the
rural
area.
C
So
in
accordance
with
the
direction
of
the
cataract
resource
protection
plan
and
the
official
plan's
source
water
protection
policies,
the
applicants
have
outlined
management
practices
that
will
be
implemented
to
adequately
manage
the
risk
to
ground
water
quality.
These
practices
include
the
removal
of
batteries
and
fluids
from
all
vehicles
prior
to
their
placement
in
the
yard,
which
will
limit
the
potential
for
contamination
in
the
storage
yard
area.
Fluid
removal
will
take
place
directly
into
deep
pollution
tanks
which
are
located
on
the
reinforced
concrete
pad
at
the
rear
of
the
building.
C
In
order
to
further
limit
abilities
for
contamination
of
the
water
table,
the
concrete
slab
area
is
outlined
here
in
red.
Just
to
remind
everyone
of
where
that's
located,
all
tanks
would
be
equipped
with
a
float
sensor
which
sound
an
alarm
when
tanks
reach
80
capacity
and
shut
the
system
down
until
the
tank
has
been
emptied.
C
In
addition
to
the
on-site
practices
and
the
risk
management
plan,
the
stormwater
management
strategy
for
the
site
also
includes
quality
and
quantity
control
assurance
measures,
including
an
oral
oil
separator
to
address
any
runoff
from
the
concrete
slab,
as
well
as
a
hydrodynamic
separator
at
the
stormwater
management
plant
at
the
southwest
side
of
the
site,
which
I've
also
outlined
on
this
image
as
well.
This
stormwater
management
approach
has
been
reviewed
by
city
engineering
staff
as
well
as
the
crca.
C
In
addition
to
the
controls
that
I
measured
or
mentioned
already,
the
applicants
also
require
a
number
of
provincial
approvals
for
the
proposed
use.
The
ministry
of
environment
conservation
and
parks
has
indicated
that
an
end-of-life
vehicle
approval
and
a
stormwater
management
approval
will
be
required,
among
others.
This
provides
an
additional
layer
of
assurance
that
all
regulatory
and
best
practice
requirements
will
be
fulfilled.
C
Related
to
environmental
protection
and
stormwater
management
for
the
proposed
use
and
the
hold
that's
recommended
to
be
applied
to
the
site
would
be
contingent
on
the
applicants
receiving
those
approvals
from
the
ministry
prior
to
council
being
able
to
lift
the
hold
so
based
on
what
I've
outlined
here.
Staff
are
satisfied
that
the
proposal
meets
all
regulatory
and
policy
direction
related
to
water
protection,
which
are
put
into
place
in
order
to
appropriately
manage
the
risks
and
provide
layers
of
protection,
particularly
in
the
rural
area.
Next
slide,
please.
C
Some
questions
were
also
raised
about
noise
generated
from
the
site
and
how
this
would
be
regulated.
So
the
noise
study
submitted
with
the
application
concludes
that
with
appropriate
muffling,
the
proposal
will
comply
with
all
relevant
provincial
and
local
noise
policy,
so
that
muffling
would
be
something
that
would
be
conditioned
through
the
site,
plane,
control
agreement.
The
location
of
the
crusher
is
regulated
through
the
recommended
bylaw.
C
In
order
to
ensure
compliance
with
that
noise
study
and
its
recommendations-
and
this
means
it
will
be
located
at
least
229
meters
from
the
exterior
sidewalk
line
from
a
day-to-day
use
perspective.
Crushing
activities
will
be
limited
to
regular
business
hours
from
monday
to
friday,
and
movement
of
cars
within
the
yard
will
also
be
limited
to
normal
business
hours
and
will
not
occur
during
evenings
or
weekends
customers.
Removing
parts
from
cars
would
be
doing
so
during
the
daytime
hours
and
mainly
using
manual
tools
as
such.
C
Day-To-Day
sound
levels
will
not
be
a
significant
increase
from
previous
uses
on
the
property,
which
included
a
go-kart
track
and
a
drive-in
movie
theater
in
terms
of
traffic
impacts.
It's
anticipated
that
approximately
two
trucks
per
day
will
be
accessing
the
site
to
assist
the
site
operations
and
customer
traffic
would
be
during
regular
business
hours
and
is
not
anticipated
to
be
a
substantial
increase
from
previous
uses.
C
City
staff
have
reviewed
the
application
and
have
no
concerns
in
terms
of
increased
traffic
levels
or
the
suitability
of
the
existing
road
system
in
the
area
to
accommodate
the
use.
Next
slide,
please
so
just
to
touch
on
official
plan
policy
direction
to
bring
us
back
here
for
the
application
of
a
new
waste
management.
Industrial
designation,
similar
to
the
approach
for
rural
commercial
designations
I
described
earlier.
C
The
city
does
not
generally
predesignate
waste
management,
industrial
areas
within
the
rural
area,
rather,
proposals
for
new
or
expanded
designations
are
assessed
on
an
individual
basis
to
ensure
a
high
level
of
study
specific
to
the
proposed
use
and
location.
The
official
plan
provides
criteria
for
the
consideration
of
new
waste
processing
and
transfer
facilities
in
the
city,
which
are
intended
to
inform
the
review
of
these
types
of
applications.
C
C
In
terms
of
the
rezoning
requests,
the
applicants
are
proposing
to
rezone
the
site
to
a
site-specific
special
disposable
industrial,
so
d47h
zone
to
permit
the
uses
in
the
site
layout
proposed.
The
recommended
bylaw
has
been
written
so
as
to
limit
the
permitted
uses
to
that
that
have
been
assessed
through
this
application,
so
the
bylaw
limits
uses
to
an
automobile
wrecking
yard,
a
salvage
yard
and
an
accessory
vehicle
and
retail
sales.
C
Sanitary
landfills,
telecommunication
towers,
transportation,
depots,
warehouses
and
public
uses
are
all
permitted
in
the
parent
m4
zone,
but
have
not
been
included
in
the
permitted
uses
for
this
site.
In
order
to
limit
to
what
we
are
reviewing
today,
the
bylaw
provisions
have
been
written
to
implement
the
site
layout
as
well
reviewed
and
secured
through
this
application,
including
the
mitigation
measures
in
the
exterior
side,
yard,
height
limitations
for
the
open
storage
area
and
the
location
of
the
crusher.
C
The
recommended
bylaw
would
also
maintain
the
existing
holding
symbol
on
the
property
and
would
further
clarify
the
requirements
for
any
future.
Lifting
of
that
hold
a
holding
symbol
just
to
provide
some
background
is
a
tool
provided
by
the
planning
act,
which
allows
municipalities
to
restrict
certain
land
uses
until
a
time
that
stipulated
conditions
are
fulfilled
in
order
for
council
to
pass
a
bylaw
to
lift
that
hold
in
this
case.
C
In
order
to
apply
to
lift
the
hold,
the
applicants
will
be
required
to
submit
a
further
hydro
geological
report
outlining
the
detailed
methods
for
private
servicing
on
the
site
would
be
required
to
receive
all
ministry
approvals
for
the
use
and
would
be
required
to
have
an
approved
site
plan
control
agreement
with
the
city
registered
on
title
next
slide.
Please,
in
conclusion,
staff
are
satisfied
that
the
proposal
is
consistent
with
the
pps
as
it
contributes
to
a
diversified
rural
economy
and
supports
additional
employment
opportunities
within
the
rural
area.
C
The
proposal
can
be
sustained
by
existing
rural
service
levels
and
will
not
constrain
the
city's
undeveloped
rural
lands.
The
proposed
use
would
not
constitute
a
good
use
of
service
lands
within
our
urban
boundary
and,
as
such,
a
location
within
the
rural
area
is
most
appropriate.
The
proposal
would
add
a
new
waste
management.
Industrial
use
in
an
area
where
the
designation
is
already
clustered
as
directed
by
our
official
plan,
and
it
also
conforms
to
official
plan
policies
related
to
new
waste
management,
industrial
designations.
C
Sorry,
I
lost
my
place
there
through
technical
review.
The
site
configuration
has
been
altered,
as
discussed
throughout
this
presentation,
to
implement
appropriate
mitigation
to
ensure
land
use
compatibility.
Our
internal
and
external
technical
technical
commenting
agencies
are
satisfied
with
the
proposal
at
this
stage.
Further
technical
review
of
detailed
design,
including
the
risk
management
plan
I
outlined
as
and
the
detailed
stormwater
management
plan,
would
be
undertaken
at
the
site
control
stage.
C
If
this
application
is
successful,
the
proposal
is
consistent
with
the
provincial
policy
statement
conforms
to
the
general
intent
of
purpose
of
the
official
plan
and
represents
good
land
use
planning
and
is
therefore
recommended
for
approval.
Next
slide,
please
in
terms
of
next
steps.
If
the
subject
application
is
successful,
the
applicants
will
be
required
to
submit
an
application
for
site
plan
control
in
order
to
move
forward
with
the
proposal
through
the
site
plan
process.
C
The
requirements
that
I
outlined
earlier
would
be
reviewed
in
more
detail
by
the
crca.
The
applicants
would
also
be
responsible
for
obtaining
any
required
approvals
from
the
ministry
and
provide
evidence
of
such
to
the
city,
as
well
as
a
hydrogeological
report,
which
I
mentioned
before
once
these
requirements
were
met,
abyla
would
be
presented
to
council
and
it
would
be
their
decision
if
they
chose
to
lift
the
holding
symbol
or
not
next
slide.
Please
so.
That
concludes
my
presentation
today.
C
B
E
Thank
you
through
you,
mr
chair,
so
I
just
wondered
about
stacking.
I
know
that
they've
gone
they've
gone
to
a
great
measure
to
prevent
you
know
sight
line
issues,
but
typically,
I
think
when
people
think
of
something
like
this
or
thinking
of
a
junkyard
for
cars
and
that
often
when
they're,
you
know
particularly
united
states,
they've
seen
them
where
the
cars
are
stacked,
sort
of
six
to
eight
cars
high
and
therefore
they
would
be
visible.
What
is
there
any
restrictions
in
terms
of
cars
being
stacked
in
this
lot?.
C
Thank
you
anthony
mr
chair.
Yes,
so,
as
we
saw
on
the
site
layout,
there
is
an
area
behind
the
building
beside
where
that
reinforced,
concrete
slab
is
where
they
would
store
crushed
cars
before
they're
taken
off
site,
but
the
entire
open
storage
area
is
subject
to
that:
2.5
meter
maximum
height
for
any
open
storage.
So
that
is
something
that
could
be
enforced
if
they
were
not
in
compliance
with
that
anywhere.
Within
that
open
storage
area.
G
C
Thank
you.
Thank
you,
mr
cherry.
Yes,
so
the
crca
reviewed
the
application
in
detail,
as
I
talked
about
in
my
presentation,
and
they
are
satisfied
in
principle
with
what
has
been
forwarded
at
this
stage.
However,
they
have
been,
they
have
required
that
standalone
risk
management
plan
which
would
go
into
the
further
detail
to
make
sure
that
all
the
the
mean
menu
details
are
secured
through
the
site
plane
control
stage.
G
G
C
C
Thank
you,
mr
chair.
Yes,
so
the
business
model
of
can
you
pull?
Is
that
they're
on
itemized
lifts
and
then
they're
able
to
tell
people
exactly
where
the
car
park
they're
looking
for?
Is
they
do
remove
any
fluids
in
any
batteries?
So
those
are
not
within
the
cars
to
be
removed
by
the
public,
but
mechanical
parts
are.
We
do
have
representatives
from
the
kenny
you
pull
team
on
the
site,
who
can
probably
speak
to
the
specifics
of
their
business
model
a
little
bit
better
than
me,
but
that's
the
format
of
the
business.
G
Yeah,
thank
you
to
you,
mr
chair.
So
I'm
reading
the
letters
that
we've
received
and
you
know
there's
it
looks
like
like
I'm,
not
a
mechanic
right,
but
it
looks
like
there's
fluids
that
are
not.
You
know
like
within
a
car
that
are
not
the
main
parts
that
might
be
taken
out
where
those
fluids
could
still
leak,
and
you
know
eventually
contaminate
the
ground
water
and
I
don't
like
that
part
at
all,
especially
because
everyone
relies
on
the
ground
water
for
their
drinking
water,
since
it's
north
of
the
401.
A
F
Through
the
chair,
thank
you
guys
for
tonight,
so
there
will
be
the
risk
management
plan,
as
was
discussed
earlier,
and
that
is
a
very
fulsome
plan
that
goes
through
and
contains
all
of
the
smell
management.
If
there
are
spills
how
how
it's
cleaned,
how
it's
the
soils
restored,
it
is
very
well
monitored
the
with
respect
to
the
shredder,
the
site's,
not
big
enough
to
have
a
shredder
on
the
site
ever
like
that's
and
that's
never
been
the
intention
on
the
site.
F
They
have
other
sites
for
that
this
business
model
of
the
kenny.
You
pull
aim.
They
run
these
smaller
sites
all
over,
basically
all
over
north
america,
which
then
go
to
bigger
processing
sites,
one
being
in
hamilton
one
being
in
montreal
and
then
with
the
contamination
from
the
cars.
So
cars
are
fully
de-polluted.
All
the
there
is
a,
I
believe,
it's
about
a
30-point
or
40-point
checklist
that
has
to
be
gone
through
every
time
they
bring
a
car
in
and
how
they
de-pollute
it.
They
pull
all
the
fluids
out.
F
The
tanks
where
the
fluids
are
stored
are
directly
linked
into
a
system
of
hoses
which
run
through
the
building
and
out
into
the
tanks,
and
then
once
the
tanks
hit,
80
percent
capacity
and
alarm
sounds
and
they're
shut
down
until
they're
emptied.
So
there's
no,
the
tanks
are
reinforced.
They
are
two
tssa
requirements.
F
We
have
mecp
approval
or
we'll
have
to
get
mec
approvals
for
everything
that
we
do
on
site
to
run
this
site
and
as
part
of
the
risk
management
plan,
it
will
look
at
how
do
they
deal
with
spills?
How
do
they
deal
with
any
sort
of
potential
for
contamination
and
then
also
with
the
storm
water
management
plan?
The
site
will
all
go
through
the
storm.
F
Some
oil
grit
separators
to
a
hydraulic
system,
be
clean
before
anything,
goes
out
back
into
the
ditch
along
mcadoos
lane
on
this
east
west
side,
and
then
it
so
the
site
is
very,
they
have
all
the
measures
in
place
on
all
their
sites.
They
are
very
well
aware
of
the
environment,
they're
very
conscious
of
the
environment,
and
there
is
no
intention
like
for
anything
and
same
goes
with
every
other
site
along
mcadoo's
lane.
They
would
have
these
plans
in
place
to
prevent
contamination.
G
F
Through
the
chair
that
would
be
dependent
on
how
many
cars
need
to
be
crushed
that
day.
But
it's
not
it's
not
a
consistent
running
for
eight
hours
straight
and
but
that
is
also
part
of
what
we
did
worst
case
scenario
of
eight
hours
straight
and
that's
why
it's
located
where
it
is
away
from
the
residential
homes.
G
B
B
B
C
Thank
you,
mr
chair,
through
you,
yes
you're
right,
so
the
the
tree
preservation
pin
that
was
submitted
indicated
that
there
are
37
trees
on
the
property
which
would
be
removed,
so
their
replacement
requirement
at
that
stage
would
be
61
trees
in
accordance
with
sorry.
In
accordance
with
the
tree
bylaw,
I
was
just
taking
the
sip
of
iced
tea
before
I
turned
my
camera
on,
but
since
the
exterior
side
yard
has
been
expanded,.
H
C
Give
us
opportunity
to
negotiate
with
the
applicants
in
order
to
keep
a
number
more
of
those
trees.
The
reason
why
some
of
those
trees
needed
to
be
removed
was
because
it
was
planned
to
be
where
cars
would
be
kept,
whereas
that
is
no
longer
the
case
and
they
were
required
to
have
a
planting
strip
anyways
there
so,
where
whatever
trees
are
in
good
condition,
condition
and
can
be
kept
within
that
planting
strip
is
something
that
the
city
would
be
working
on
with
the
applicant.
B
C
Yes,
thank
you
to
you
so
yeah.
Every
cycling,
control
application
that
we
receive
as
the
city
are
accepted
by
staff
once
they're
complete
and
then
circulated
to
all
members
of
council
with
the
ability
for
any
member
of
council
to
bump
that
up
through
a
motion
at
council.
So
the
situation
here
would
be
consistent
with
any
other
site
plan
control
application
we've
received,
so
the
counselor
could
certainly
bump
it
up.
If
he
got
support
from
council
to
do
so.
I
B
B
J
Thank
you,
mr
chair
and
good
evening.
Everyone,
I
don't
see
the
raised
hand
or
how
to
work
it.
So
thank
you
for
for
acknowledging
me,
mr
chair
yeah.
I
have
a
lot
here,
but
I
will
read
to
what
I
everyone
what
I
sent
to
the
counselors
this
week
as
a
way
of
getting
me
warmed
up
here
to
what
I
would
like
to
communicate.
So
as
a
rural
counselor,
I
am
very
disappointed
in
the
decision
of
planning.
J
Once
again,
the
rural
area
is
subjected
to
the
stain
of
old,
op
thinking
and
driving
another
nail
in
the
coffin
of
failed
rural
planning.
I
will
be
asking
planning
committee
to
not
approve
this
recommendation
from
planning
the
future
of
positive
development
and
that's
a
key
planning
issue.
The
future
of
positive
development
on
mcadoo
lanes
is
dependent
on
this
no
amount
of
amount
of
fencing
or
setbacks,
or
even
trees,
or
even
a
bump
up,
will
soften
the
blow
of
another
automobile
graveyard.
J
J
Good
planning
also
spurs
further
positive
development
at
this
location
and
prime
and
a
prime
location
that
it
is.
I
drove
there
today
and
parked-
and
this
is
probably
the
highest
point
in
the
city-
a
real
tribute
to
our
city
that
we're
going
to
make
at
a
graveyard
of
cars,
good
planning,
I'll,
say
again
spurs
further
positive
development.
We
are
sentencing
machidulane
to
another
50
years
of
decline.
J
J
And
the
degradation
of
mcadoo's
lane
has
to
come
to
an
end.
Please
consider
this
in
many
other
points
that
clearly
show
that
public
good,
as
required
in
planning,
is
not
advanced
by
this
development
and
mr
chair,
I
have
just
a
few
more
thoughts
and
comments
and
questions
about
this,
but
I
want
to
reiterate
and
underline
and
that
this
planning
decision
to
to
to
recommend
it
is
just
continuation
of
a
bad
plan
for
mcadoo
lane,
which
could
be
considered
a
brownfield.
J
It
is.
It
is
shameful
how
much
toxins
in
a
big
rain
come
down
the
hill
on
the
north
side
and
go
through
our
treasure
a
crca
cat
little
cat.
It
is
hard
to
be
there
when
you
see
what
comes
down
the
hill
and
as
a
pollutant,
every
time
it
rains
and
it's
a
historic
mess,
and
once
again
we
are
allowing
us
planning
and
planning
committee
has
a
chance.
We
have
a
golden
opportunity
to
say
enough
tonight
we
and
we
can
find
the
rationale
for
it.
J
Once
again,
we
have
a
forced
fit
something
that
doesn't
belong
at
this
location.
I
respect
the
business,
it's
never
about
that.
It's
never!
It's!
Never!
Personal,
it's
in
this
situation.
It
doesn't
belong
here
and
an
approval
would
say
that
we
don't
know
what
we
are
doing.
It
will
say
we'll
approve
anything.
J
This
is
hardly
an
example
of
good
land
use,
just
because
it's
written
at
the
end
of
the
presentation
doesn't
mean
it's
true
and
absolutely
it
doesn't
seem
to
matter.
If
there
is
a
negative
impact
on
the
community,
thousands
and
thousands
of
cars
every
day
are
going
to
know
what's
there
and
it
will
be
noticeable.
J
If
you
have
not
visited
a
car
graveyard
such
as
this,
then
you
don't
know
what
you're
doing.
If
you
approve
it,
I
have
I
have,
and
it's
it's
going
to
bring
shame
onto
the
rural
area.
In
my
opinion,
there
is
no
regard
for
the
potential
long-term
impact
of
this
development
that
must
be
considered
not
just
the
environment
but
visual
impact.
J
J
J
A
J
B
J
You,
mr
chair,
I
do
the
question
I
have
then,
if
I
can
stop
because
the
question
I
have
and
to
get
back
to,
why
wouldn't
they
require
a
containment
apron
under
each
parking
location?
Because,
as
far
as
I
understand
in
my
research,
the
the
significant
amount
of
pollution
will
occur
with
irresponsible.
B
L
Thank
you,
and
through
you
chair,
thank
you
counselor
for
your
comments
on
the
application
to
date.
I
know
we've
had
a
lot
of
conversations
about
this
site
and
about
mcadoo's
lane
and
what
that
could
look
like
long
term.
So
I
I'm
gonna,
take
a
take
a
chance
here
and
respond
to
your
comments
that
you've
raised
so
far.
L
The
official
plan
that
we
have
as
a
city
is
very
specific
and
it
outlines
criteria
that
an
application
has
to
meet
when
considering
whether
or
not
it
is
appropriate
to
change
the
land
use
designation
to
a
waste
management.
Industrial
designation
and
part
of
that
is
the
planning
justification,
as
well
as
the
supporting
studies
that
go
along
with
it,
which
are
reviewed
by
technical
experts
to
come
to
a
conclusion
on
whether
or
not
a
land
use
change
like
this
is
supportable.
L
Both
the
official
plan
and
the
pps,
which
is
the
provincial
policy
statement
that
you
mentioned,
contain
higher
level
goals
on
how
to
guide
land
use
change
and,
if
you
think
about
the
rural
lands,
which
is
the
area
outside
of
the
urban
boundary,
it
is
a
sum
of
multiple
functions.
So
you
have
your
agricultural
functions,
your
rural
residential
functions.
It
also
includes
things
like
aggregate
resources
and
hamlets
and
other
things
which
are
important
in
rural
areas
and
part
of
that.
L
I
know
you
mentioned
you
have
some
concerns
about
the
environmental
responsibility
of
this
site,
but
when
we're
considering
the
environmental
aspects
of
it,
looking
at
the
site
as
it
is
today,
it
is
a
vacant
underutilized
site
that
was
once
previously
developed.
That
does
not
contain
any
natural
heritage
features
on
the
site.
It
doesn't
contain
significant
woodlands
or
water
courses,
so
that
was
forming
part
of
our
evaluation
when
we're
looking
at
the
redevelopment
of
this
site.
L
In
addition
to
that,
the
application
has
submitted
with
it
a
number
of
studies
and
considerations
around
the
pollution
control
for
this
site,
which
requires
additional
input.
Once
we
get
to
the
site
plan
control
stage,
which
is
the
risk
management
plan.
That
plan
sets
out
the
long-term
thinking
on
how
to
address.
L
Should
there
be
any
concerns
about
pollution
or
spills
on
the
site,
how
to
handle
that
once
these
things
do
come
to
light,
as
they've
mentioned
before,
as
belle's
mrs
grant
and
what's
in
her
report,
the
the
site
contains
an
area
where
cars
will
be
de-polluted
and
there
are
a
series
of
stop-gaps
measures
to
make
sure
that
that
pollution
does
not
get
off-site,
and
if
there
are
minor
spills
that
do
occur.
That's
where
the
risk
management
plan
comes
into
effect.
L
Thinking
about
some
of
the
other
aspects.
While
this
is
one
of
the
highest
points
in
the
city,
mcadoos
lane
is
one
of
the
higher
points
and
if
we
consider
the
images
that
were
looked
at
today,
one
of
the
most
visible
and
prominent
things
on
the
site
is
the
existing
old
drive-in
movie
theater
screen,
for
which
you
cannot
really
see
the
entirety
of
it
when
driving
around
the
site.
L
For
the
most
part,
it
is
quite
a
bit
higher
than
anything
that
will
be
on
that
western
portion
of
the
site,
and
if
you
look
inside
the
site
specific
zone,
there
is
a
height
maximum
for
things
that
can
be
stored
and
that
is
set
at
2.5
meters.
And
if
you
take
into
consideration
the
combination
of
the
one
meter
high
burma,
the
2.4
meter,
high
privacy
fence,
that's
going
to
be
erected
around
the
site,
we're
at
about
a
meter
extra
in
buffering
to
help
screen
and
visually
screen.
This
from
view.
L
In
addition
to
that,
there
is
a
requirement
for
a
landscape
planting
strip
to
also
add
to
the
entrance
feel
when
you're
coming
into
mcadoos
lane
to
also
buffer
and
screen
this
site.
So
excuse
me,
there
are
a
lot
of
appropriate
mechanisms
that
have
been
taken
into
account
to
mitigate
any
sort
of
visual
impact,
which
might
be
seen
as
negative.
L
This
site
has
been
thoroughly
reviewed
in
light
of
both
our
official
plan
and
crca
regulations
and
staff
tonight,
in
consideration
of
all
of
the
items
that
have
been
put
forward
and
the
questions
that
have
been
put
to
us
have
landed
at
the
conclusion
that
this
land
use
change
is
supportable,
given
the
provincial
policy,
local
policy
and
the
regulations
of
the
crca.
If
I've
missed
any
of
your
questions,
I'd
be
happy
to
answer
them.
So
please,
just
let
me
know
if
something
was
missed.
M
Thank
you,
mr
chair.
It's
always
a
pleasure
to
come
and
speak
before
my
fellow
colleagues
and
friends
on
the
planning
committee.
I
I'm
going
to
use
a
little
bit
of
the
technique
that
I've
learned
by
visiting
these
planning
committee
meetings
and
bend
the
words
and
meanings
of
words
to
suggest
this
site
has
no
natural
heritage.
I
would
argue
that
there
are
many
young
children
born
from
their
parents
visiting
this
site
in
past
years,
so
I
do
think,
there's
a
natural
heritage
value.
M
I
would
like
to
know
if
any
of
the
staff
have
visited
the
sites
that
this
proponent
has
at
alternate
locations
in
the
province
or
in
the
province
of
quebec
and
I'd
like
to
know
if
any
of
them
have
ever
visited
a
a
wrecking
yard
of
sorts
at
all
within
even
the
region
for
matter,
and
because
I
find
the
simplistic
approach
that's
been
presented
is
absolutely
bombastic
to
suggest
to
me
that
a
fuel
determination
site
would
remove.
All
liquids
is
idiotic.
M
M
So
what
we
have,
I
don't
think
anyone
has
consulted
the
issue
of
that.
We
have
a
fractured
limestone
substrate
and
it's
all
highly
sensitive
to
point
pollution
and
we
are
actually
creating
a
point
point
source
pollution
in
in
this
area,
which
is
not
necessary,
and
so
from
a
perspective
of
the
residents
of
countryside,
they
were
promised
an
amalgamation
to
have
water
brought
up
to
that
site
at
amalgamation.
They
still
haven't
had
water
brought
up.
M
This
is
not
a
project
that
that
is
suitable
to,
and
I
would
encourage
my
friends
on
on
the
planning
committee
to
turn
it
down.
This
had
an
incredible
opportunity
to
be
a
showcase
site
for
our
community,
welcoming
people
to
kingston,
and
I
I
don't
like
the
idea
of
having
a
junkyard
in
my
backyard
and
I'm
really
tired
of
the
attitude
that
we
have
expressed
that
countryside
and
rural
communities
are
the
dump
sites
of
the
city,
because
that
is
not
an
appropriate
message
to
say.
Considering.
M
We've
declared
a
climate
emergency
in
this
community
take
this
business
elsewhere.
It
is
not
going
to
bring
the
jobs.
You
know
that
that
you
profess.
I
I'm
not
impressed
at
all
that
we
would
even
be
considering
this
in
that
location
when
there
is
so
much
promise
from
mcadoo
lane,
especially
at
that
that
high
point
in
the
city
that
showcase
that
could
be,
but
instead
we're
going
to
put
junk
cars
there.
So
I
I
am
very
disappointed
yet
again
with
planning
staff
of
the
city
against
them.
B
C
C
C
Yes
and
then
the
the
management
plan
for
the
contaminants
is
that
all
fluids
from
the
cars
are
removed
through
their
standard
practice,
and
so
I
think
that
there
was
a
comment
that
that
was
not
possible,
but
that
is
the
the
practice
of
the
company.
I
understand
there
may
be
some
leftover
contaminants
within
lines,
and
that
is
where
that
risk
management
plan
and
the
stormwater
management
controls
come
into
place
to
ensure
that
there
is
quality
control
of
any
water
that
is
leaving
the
site
further.
C
They
will
also
be
required
to
get
ministry
approvals
for
that
stormwater
management
plan,
and
that
is
something
that
is
reviewed
and
forced
and
followed
up
on
by
the
ministry.
So
that's
an
additional
level
of
approvals
and
I
will
not
call
myself
an
expert
on
stormwater
management,
and
so
that
is
why
we
have
relied
in
our
review
on
our
city
engineers,
as
well
as
the
qualified
staff
at
the
crca,
in
order
to
review
the
documents
that
have
been
submitted
by
the
application
from
a
feasibility
point.
C
So
just
for
some
clarification
right
now
we
are
at
a
feasibility
stage.
Detailed
design
is
what
happens
at
cycling
control.
So
from
a
feasibility
stage,
our
city
engineers
and
the
staff
at
the
crca
are
satisfied
that
this
proposal
is
meeting
regulatory
requirements
for
managing
stormwater
management
on
the
site,
and
I
think
this
is
the
last
point.
I
just
wanted
to
clarify
that.
I
think
the
message
that
we
are
trying
to
send
is
not
that
this
is
a
is
a
dump.
C
We
are
tr,
we
are
aligning
with
the
direction
provided
in
the
official
plan
to
cluster
waste
management
uses
together,
and
so,
as
I
mentioned,
this
is
the
biggest
waste
management
industrial
site
in
the
city,
and
so
the
intent
is
to
cluster
that
in
one
area
in
the
rural
area,
so
as
to
not
have
a
bunch
of
dumps
throughout
the
rural
area
and
in
this
one
location.
So
the
intent
is
certainly
not
to
say
that
the
rural
area
should
have
dumps
throughout
it,
but
we
are
following
the
official
plan
guidance
related
to
clustering.
B
A
Thank
you,
mr
chair,
and
through
you,
we
do
already
have
a
couple
of
hands
raised
here
before
we
get
started
for
those
who
wish
to
speak
to
the
current
file,
please
raise
your
hand
and
zoom
so
that
we
may
call
on
you
again.
This
is
located
in
the
center
of
the
screen.
When
you
move
your
mouse
over
the
zoom
window.
For
those
who
are
joining
us
by
phone,
you
will
be
required
to
press
star
9
in
order
to
raise
your
hand.
B
B
N
Hello,
I'm
james
morgan
and
I'm
from
morgan's
diesel
truck
parks
on
mcadoos
lane.
I
returns
we
as
a
wrecker
salvage
yard.
Whatever
you
want,
the
categories
are
strive
to
be
as
clean
as
possible
when
new
technologies
come
along.
New
processes
are
better.
We
implement
those
as
of
a
new
laws,
come
along
like
his
vehicle
branding
in
98
and
recently
elv
has
come
in,
and
the
light
vehicles
as
a
truck
wrecker
we
get
grouped
in
with
cars.
N
N
N
N
N
N
N
This
yard
is
not
just
canada
wide.
This
company
is
north
america-wide.
He
is
huge.
He
has
26
yards
in
california
alone,
so
when
they
do
say
that
they
are
going
to
do
things
right,
they
probably
are
going
to
do
it
to
the
technology
we
have
because
they
are
in
most
the
strictest
epa
environmental
areas
in
the
world.
N
A
O
B
B
G
N
The
business
we
have
done
has
been
good
and
usually
when
they
say
they're
gonna
do
something
they
do
it,
but
you
know
we've
had
to
jump
through
some
hoops
over
the
years.
You
know
we
like
we
had
to
be
a
mile
north
of
the
highway
and
and
we've
had
all
these
other
things
implemented
on
us.
You
know
we
feel
some
of
that
times
that
it
should
be
fair
for
all.
N
Getting
back
to
the
pollution
thing,
I
don't
know
if
you
heard
that
like
we
now
have
we
have
an
engine
outside,
it
has
to
be
wrapped
up
with
shrink
wrap,
it
has
to
be
drained,
it
has
to
be
in
either
a
building
or
on
a
cement
slab
in
our
business.
We
can't
keep
an
engine
outside,
because
a
lot
of
our
engines
are
worth
25
000
to
50
000,
a
piece
you
don't
put
something
that
valuable
outside
in
the
weather.
N
So,
furthermore,
there
is
when
I,
if
you
didn't
hear
it,
there's
no
way
the
two
trucks
are
going
to
be
able
to
run
this
business.
There's
going
to
be
probably
closer
to
25
trucks,
in
my
opinion,
being
that
they're
going
to
be
hauling,
scrap
in
and
out,
and
to
have
that
many
cars
going
through
their
year
like
that
1400
on
site,
they're,
probably
gonna
go
between
six
and
ten
thousand
a
year
as
a
revolving
thing,
because
it's
a
business
of
volume.
H
N
E
N
N
H
H
You
cannot.
It
is
impossible
for
them
to
completely
decontaminate
a
car
unless
they
completely
dismantle
it.
They're
going
to
punch
a
hole
in
the
oil
pan,
they're
going
to
punch
a
hole
in
the
transmission
pan
and
they're
going
to
drain
the
fluid
they're
going
to
drain
the
radiator
in
the
gas
tank.
Every
car
has
gas
lines
from
front
to
back.
Every
car
has
four
brake
lines
from
front
to
back.
Every
car
has
power
steering
lines.
You
cannot
empty
these
unless
you
take
them
off
the
vehicle
in
the
contamination
site
which
they
will
not
be
doing.
H
H
And
so
what
I
would
like
to
ask
the
planning
board
and
the
councilors
is:
would
they
like
this
position
and
this
conte
possible
contamination
right
next
to
their
property?
And
if
that's
the
case,
would
anybody
ever
consider
putting
this
in
your
new
industrial
park?
And
I
know
the
answers
to
both
those
questions
but
they're
legitimate
questions,
and
I
know
this
contamination
is
going
to
happen.
I
grew
up
in
an
out
of
records.
My
family
has
had
two
auto
records
and
I
am
a
mechanic.
There
is
no
way
in
the
world.
H
You
can
decontaminate
this
every
any
single
car
unless
you
completely
dismantle
it
they'll.
Take
the
transmission
fluid
out
of
the
transmission,
but
in
the
transmission
is
the
torque
converter,
which
holds
six
liters,
approximately
a
fluid
and
that
six
liters
is
going
to
stay
in
there
until
some
unlicensed
person
comes
in
and
removes
that
transmission
and
then
they're
going
to
dump
it
on
the
ground
and
it's
going
to
be
brake.
Fluid
transmission,
fluid
gasoline
power
steering
fluid.
H
This
all
is
going
to
end
up
on
that
ground
for
approximately
at
the
low
end
of
6
000
cars
a
year
for
multiple
years.
There
is
no
doubt
in
my
mind:
I
grew
up
at
raceway,
auto
parts
macadoo,
auto
parts.
I
know
what
the
grounds
are
like
up
there.
It's
all
going
to
move
to
the
south
side
of
this
road
now
and
it's
going
to
contaminate
my
property
and
the
property
to
the
south
of
it.
A
A
B
A
C
Thank
you,
mr
chair.
No
problem.
I
know
you're
tired.
I
will
try
to
respond
to
some
of
the
questions
and
some
of
the
final
questions.
I
will
ask
the
pen,
you
pull
representatives
on
the
line
today
to
speak
about
their
business
practice
specifically,
but
I'm
just
going
to
go
through
my
list
and
if
there's
anything
I
missed.
C
My
colleagues
are
on
the
line
too,
so
they
can
notify
me
of
that.
So,
first
speaking
to
the
comments
about
being
a
mile
from
the
401
through
circulation
of
this
application,
the
ministry
of
transportation
was
circulated
and
they
didn't
have
objections
to
this
application.
They
have
some
requirements
related
to
the
site,
plane
control
stage.
So
that's
something
that
would
be
addressed.
C
Then
I'm
not
sure
what
the
previous
guidance
was
related
to
that
one
mile
distance,
but
it's
not
something
that
has
been
flagged
by
the
ministry.
At
this
point
there
were
some
comments
about
existing
wreck
yards
elsewhere
in
the
city
and
potential
implications
on
their
business
models.
The
scope
of
the
planning
act.
Applications
is
land
use
for
this
subject
property.
So
we
cannot
take
into
consideration
independent
business
models.
So
that's
our
response
to
this
comment.
C
We
would
just
look
at
the
official
plan
and
provincial
plan
policies
related
to
the
land,
use
and
compatibility
on
this
specific
site
related
to
traffic
to
the
site.
As
I
mentioned,
traffic
staff
have
have
reviewed
this
application
and
they
don't
have
concerns
related
to
the
amount
of
traffic
it
would
create
on
the
site,
especially
in
comparison
to
the
drive-in
movie
theater.
C
C
So
that's
certainly
something
that
would
be
looked
at
through
the
detailed
risk
management
plan
that
would
be
reviewed
by
the
crca
and
that's
definitely
something
that
I
will
reiterate
with
them
and
making
sure
that
we're
taking
a
close
look
at
kind
of
leftover
fluids
that
are
left
in
the
car
even
after
they
may
be
depolluted.
So
that's
something
I
will
flag
with
the
crca
to
ensure
that
that's
something
that's
incorporated
into
that
risk
management
plan
further.
C
The
ministry
will
also
be
requiring
stormwater
management
and
quality
control
approvals,
which
would
be
enforced
by
the
ministry
and
any
contravention
of
those
plans
would
be
enforceable
by
the
ministry.
I
wanted
to
allow
kenny
yupo's
representative
to
speak
to
how
they
deal
with
leftover
fluids
in
the
line.
So
I
believe
we
have
christian
on
the
line
as
well
as
tracy,
so
I'll
give
them
a
second
and
see
if
they
wanted
to
speak
to
that.
K
K
We
use
a
new
technology
which
is
called
theta.
It
comes
from
europe
and
the
fluid
our
vacuum.
We
have
seven
fluids,
brake
and
t-gel
gas
good
gas.
We
vacuum
it
from
the
equipment.
I
think
you
have.
The
picture
is
a
seda
just
to
let
you
know
we
have
more
than
25
yards
with
canoe
paul
and
we
have
in
ontario
we
have
in
quebec,
we
have
in
maritime.
In
the
main,
we
always
respect
all
the
criteria
that
for
environmental
things
we
get
inspected
for
all
the
moe,
all
the
city.
We
test
our
water.
K
We
we
make
inspections
for
the
storm
water
management.
As
the
previous
say,
we
are,
we
are
used,
we
are
a
big
company,
so
we
don't
try
to
cut
partner
to
save
25
cents.
We
invest
the
money
that
we
have
to
invest.
We
put,
we
have
crusher,
we
have
the
manual
of
maintenance
manual
for
creation,
we
train
our
people,
we
have
site
manager,
we
have
regional
director,
we
have
director,
we
like
the
two
more
turns
of
the
scrapyard,
we
own
many.
We
have
a
thing
now:
3
000
or
4
000
employees.
K
So
we
have
big
processor.
We
have
a
step
in
case
of
spillage,
we
have
a
processor,
we
remove
the
dirt.
We
just
want
to
reassure
you
that
we
we're
we're
big.
We
we
have
many
sites,
we
are
sometimes
a
site
in
saint
john,
near
a
river,
and
we
have
no
complaint
with
that,
and
I
hope
that
to
reassure
you.
B
O
The
the
part
that
really
concerns
me
as
of
yet
is
the
dealing
with
the
the
contamination
fluids,
and
we
just
got
a
description
of
the
type
of
technology
they
might
be
using
the
so
my
question
is
just
to
be
sure
to
staff.
Is
that
my
understanding
from
what
was
said
that
this
issue
will
come
up
again
under
site
plan
control
under
the
risk
management
plan?.
C
Thank
you
and
through
you,
so
the
crca
would
be
requesting
that
plan
to
be
approved
by
them
as
part
of
the
site
plan
control
process.
So
if
it
was
to
be
bumped
up,
that's
something
that
members
of
the
public
or
council
could
certainly
comment
on,
and
the
crca
would
take
that
into
account
in
terms
of
their
review
of
that
risk
management
document.
O
B
I
Through
you,
mr
chair,
in
order
to
get
the
building
permits
necessary
to
undertake
the
construction
for
this
facility,
they
have
to
get
site
plan
approval
so
if
they
don't
meet
the
conditions
and
the
requirements
of
the
site
plan
requirements,
in
other
words,
getting
all
the
approvals
that
agreement
is
not
into
is
not
executed
by
the
city.
Therefore,
they
can't
pull
our
building
permits.
L
Third,
is
all
approvals
have
to
be
sought
and
obtained
from
the
ministry
of
the
environment,
conservation
in
parks
for
the
stormwater
works
on
site,
part
of
which
will
be
the
consideration
of
the
contaminant
control
on
site,
so
even
before
we
can
move
towards
that
issuance
of
a
building
permit
or
works
on
site.
All
of
these
criteria
have
to
be
met.
So
there
are
two
mechanisms
here
which
are
regulating
the
development.
O
Okay,
if
I
can
just
continue
my
yes,
the
floor
shares,
so
this
is
far
from
over.
That's
what
I
gather
from
this,
and
so
one
of
the
claims
made
earlier
was
about
pollution
of
the
crca
land.
That
would
could
result
from
this
development,
and
I
wonder
what
staff's
response
is
to
that
it
is
downhill.
I
can
see
that
I've
been
out
there
quite
often
so.
O
C
Yeah,
thank
you
and
three,
so
the
crca
did
review
that
in
their
review
of
this
application,
because
there
are
not
heritage
features
within
those
crca
lands,
obviously,
based
on
the
separation
between
the
site
and
the
crca
lands,
with
both
mkhitus
lane
and
earth,
rotor
division
they
and
the
the
way
that
the
storm
water
flows
from
the
site
into
the
city's
infrastructure
system
in
the
road.
With
the
quality
control
measures,
they
did
not
raise
concerns
about
potential
impacts
to
the
conservation
authority,
lands.
O
O
C
Yes,
thank
you
and
through
you,
so,
yes,
that
is
what
the
official
plan
directs
us
to
do
very
clearly
is
to
cluster
waste
management.
Industrial
uses
in
limited
areas,
not
necessarily
one
area,
but
definitely
limited
areas
in
the
rural
area,
and
this
mcadoos
lane
currently
represents
the
largest
cluster
that
we
have.
O
O
J
L
Thank
you
and
through
you,
mr
chair,
we,
the
city,
has
a
number
of
waste
management
sites
that
are
existing
today,
one
of
them
being
in
the
clyde
industrial
park
on
john
counter
boulevard
located
within
the
urban
boundary.
These
lands
are
commonly
known
as
the
kimco
steel
property,
so
that
is
a
waste
management
facility
located
within
the
urban
boundary
outside
the
urban
boundary.
L
So
when
we're
thinking
about
the
establishment
of
new
uses
in
the
city,
this
is
really
an
applicant-led
process.
When
someone
comes
to
the
city
with
an
idea
about
what
they
want
to
do,
it
has
to
be
considered
through
the
lens
of
the
city's
policy.
We
don't
have
any
pre-designated
waste
management
areas
located
throughout
the
city,
so
these
are
considered
on
a
proposed
basis.
O
O
O
L
Thank
you
through
your
chair.
There
is
a
hydrogeological
report.
That's
going
to
have
to
be
submitted
as
part
of
the
removal
of
hold
application.
It's
going
to
examine
the
on-site
service
thing,
so
water
and
wastewater
purposes,
but
when
we're
thinking
about
the
redevelopment
of
this
site,
the
site
is
proposed
to
be
regraded
in
such
a
manner
that
the
contaminants
are
all
they're
not
contaminated.
The
stormwater
is
all
directed
towards
the
one
storm
water
management
pond
on
the
site
and
then
fed
through
the
city
system.
L
After
it's
gone
through
its
processes
to
capture
any
sort
of
runoff
that
might
be
captured
by
the
storm
water,
that's
flowing
towards
those
systems,
so
it
it's
it's
not.
Unlike
when
we're
looking
at
the
development
of
a
new
subdivision
or
a
new
site,
it
has
to
be
graded
in
a
manner
so
the
storm
water,
that's
falling
on
that
site,
doesn't
negatively
impact
adjacent
surrounding
uses.
L
So
the
site
has
to
deal
with
its
own
stormwater
management
before
it
can
be
directed
towards
the
city
system
in
a
responsible
manner.
So,
even
though
this
land
might
be
considered
higher
than
other
mechanisms
or
higher
than
other
properties
around
it,
there
are
mechanisms
in
place
in
order
to
ensure
that
the
storm
water
doesn't
spill
over
and
out
onto
adjacent
properties,
and
that
is
part
of
the
review
of
site
plant
control.
We
look
at
items
like
grading,
ditching
and
any
other
stormwater
management
features
through
that
detailed
review.
O
Okay
and
based
on
my
previous
question,
the
mr
park
answered
my
understanding:
is
that
and
hey
mr
barr,
the
my
understanding
is
that
we,
if
they
don't
meet
these
tests,
like
the
risk
management
plan,
the
hydrogeologist
report,
the
holding
symbol,
will
not
be
lifted
in
this.
This
could
be
stopped
at
that
point
again.
Just
to
be
really
clear.
Is
that
correct.
O
L
O
G
Thank
you,
mr
chair,
to
proving
this
is
too
risky.
If
we
were
on
flat
land
with
the
clay
soil,
you
know
that
would
be
better
or
if
it
was
in
the
area
where
residents
are
not
reliant
on
ground
water
and
you
know
for
for
their
wells.
That
would
be
better
too.
We
all
received
a
letter
today
by
email
at
2,
27,
pm
and-
and
I
feel
his
concerns
are
very
valid.
G
B
C
For
you,
mr
chair,
that's
a
good
question.
I
know
that
they
will
have
plans
that
will
they
will
be
required
to
comply
with
with
both
the
ministry
and
the
crca,
so
those
would
be
enforcement
based
if
they
are
in
contravention
of
those
plans,
I'm
not
sure
if
the
crca
does
active
reporting
of
properties
that
are
in
compliance
with
their
requirements,
but
that's
certainly
something
that
I
can
touch
base
with
crca
staff
with
to
see,
if
there's
any
opportunity
to
do
ongoing
monitoring
in
that
way.
Yeah
I
see
mr
park
has
raised.
I
Thank
you,
mr
chair,
for
anyone
there
any
of
the
processes
on
the
site
that
require
provincial
licensing
in
order
to
get
those
renewed
there.
My
understanding
is
that
there
is
testing
that
is
done
during
the
renewal,
as
is
there,
as
is
the
case
for
similar
operations,
currently
on
mcadoos
lane,
where
the
province
does
come
out
and
do
inspections
prior
to
renewing
your
license.
B
C
C
J
Thank
you,
mr
chair,
and
so
we
did
hear
that
there
was
a
possibility
of
some
data
issues
on
traffic.
Is
that
a
concern
at
all
the
road
capacity
is
already
very,
very
heavy,
and
I'm
wondering
if
the
city
recognizes
a
potential
investment
on
the
roads
with
with
considerable
more
traffic,
more
certainly
beyond
the
two
vehicles
a
day.
Can
anybody
comment
on
that.
C
Thank
you
and
through
you,
yes,
so
the
the
applicants
have
submitted
their
estimated
number
of
truck
traffic
to
the
site
per
day
based
on
operations
at
their
previous
site,
with
which
they
have
estimated
to
be
about
two
trucks
per
day.
We
imagine
there
would
be
some
fluctuation
in
that,
depending
on
busy
times
of
year
and
those
types
of
things
transportation
staff
are
not
are
haven't
raised.
Any
concerns
related
to
increased
traffic
on
this
road,
especially
during
daytime
hours.
C
For
for
this
type
of
use,
the
anticipated
traffic
from
one
business
isn't
such
that
it
would
require
upgrades
to
the
existing
road
system
and
the
road
is
already
quite
close
to
the
401,
and
this
property
is
on
the
end
corner
of
that
road.
So
we
don't
have
any
concerns
with
with
traffic
at
this
application.
J
Okay,
thank
you
for
that,
so
yeah
I.
I
guess
I
just
want
to
reiterate
to
mr
chair
that
I
am
asking
the
committee
to
not
approve
of
this
recommendation
from
planning.
I
think
we
have
heard
enough
tonight
and
again
it's
a
very
respectable
development.
I
never
meant
any
negative
on
that,
but
I
think
that
we
have
we
have
seen
and
we
we
we
know
in
our
hearts
that
this
is
a
poor
location.
J
J
I
believe
that
the
failure
of
the
planning
and
the
official
plan
actually
rests
on
council,
for
which
we
are
all
part
of.
I
believe
we
have
failed
to
do
the
adequate
heavy
lifting
when
it
comes
to
what
is
required
for
the
planning
of
the
rural
area
of
kingston
and
putting
a
pause,
putting
a
hold
doing
doing
a
secondary
review,
which
we
as
combining
you
as
planning
committee,
can
have
influence
over
this
development
recommendation
is
another
song
played
poorly
and
I
am
asking
that
we
not
record
it
tonight.
Thank
you.
M
Thank
you,
mr
chair.
I
do
have
a
couple
additional
comments.
One
thing
that
I
was
troubled.
I
went
back
and
looked
at
the
map
and
it
says
that
they
have
to
be
at
least
70
meters
from
the
site
for
the
nearest
neighbor
and
that's.
But
when
you
look
at
the
picture,
it's
70
meters
to
that
residence,
but
not
to
the
property
line.
Like
I
mean
they
say,
that's
80
meters
to
the
right
to
the
property
line
up
so
there's
potential
for
well
contamination,
especially
if
it's
going
down
down
slope.
M
What
has
the
planning
committee
had
an
opportunity
to
review
one
of
these
risk
mitigation
plans?
If
so,
why
wasn't
it
shared
with
council
to
see
what
the
risk
mitigation
would
be
if
someone
did
inadvertently
spill
from
some
joe
hacked
garage,
wannabe
guy
or
some
young
teenager
like
I
was
at
a
time
hanging
out
in
junkyards,
ripping
things
apart
and
making
a
mess?
How
does
that
get
triggered?
M
H
M
Now,
when
we
have
rain
and
rain
events
which
I
wish
counselor
kylie
was
here
tonight,
because
I
had
a
speech
prepared
for
him
that
we
get
flash
flooding
and
that
water
does
not
absorb
into
the
ground,
it
just
runs
off
it
and
it
carries
with
it.
Those
fluids
and
those
fluids
can
travel,
and
our
waste
water
system,
as
it's
described
by
planning,
is
only
a
collection
service.
Actually,
when
you
talk
to
mr
keach,
it
does
not
filter
through
for
vehicular
fluids.
M
M
I
happen
to
unless
you've
lived
with
a
property
on
a
well.
You
don't
appreciate
the
significance
of
that.
If
this
site
was
within
the
urban
brown
boundary,
I
don't
think
it
would
have
such
an
issue
because
at
least
if
there
was
a
fire,
you
would
have
fire
protective
services
to
address
this.
We
didn't
talk
about
tires
tonight
where
they're
storing
the
tires
I
worked
at
queen's
park
when
hagersville
was
there
and
it
was
a
mess
and
all
the
benzene
unleashed
into
the
water.
M
Well
now
we
have
have
an
incredible
potential
catastrophe
and
I'd
like
to
thank
mr
morgan
for
his
presentation,
because
I
am
familiar
with
his
site
and
he
has
a
fantastic
business.
So
thank
you
for
speaking
up
tonight,
but
I
want
to
say
something
you
know
we
talked
it
was
until
he
was
flagged
tonight
about
saint
john.
So
I
looked
up
saint
john,
auto
dealers
and
there's
aim
president
blast
st
john's
city
leaders
in
province.
M
The
scrapyard
has
been
a
catalyst
of
noise,
dust
and
pollution,
complaints
from
neighbors
in
the
city's
lower
west
side
on
the
central
peninsula,
but
the
75
year
old
black
had
little
time
and
apologies
when
he
addressed
the
public
seriously
folks,
wake
up
and
see
and
tell
me
what
you
really
want.
He
said
why
why
you
don't
want
a
scrap
yard
here
you
don't
want
action,
you
don't
want
jobs
and
he
likened
the
impact
of
the
saint
john
plant
to
a
visit
from
a
cruise
ship
with
attended,
taxis
and
crowds
in
the
streets
of
uptown.
M
C
Thank
you
and
through
you,
I
think,
counselor
user
huff.
I
think
I
had
responded
to
his
question
related
to
traffic
and
the
remainder
of
his
comments
were
directed
towards
committee.
No,
sir,
not
if
I'm
corrected,
I
don't
think
there
is
anything
any
questions
specific
for
stuff.
Okay,
perfect,
just
want
to
make
sure
I
didn't
skip
anything
from
either
related
to
counselor
chappelle's
questions.
The
the
map
does
provide
a
70
meter
buffering
from
the
property
line
of
the
residential
dwelling.
C
The
the
information
about
the
85
meters
to
the
actual
location
of
the
drawing
was
just
provided
for
for
contacts
as
part
of
the
presentation
related
to
council.
Seeing
a
specific
risk
mitigation
plan,
the
company
did
provide
their
standard
management
practices
for
depollution
of
cars,
but,
of
course,
each
each
of
those
plans
need
to
be
done
on
a
specific
basis
based
on
the
site,
context
and
grading
all
those
things
we've
discussed
today,
so
that
will
be
shared
if
the
application
is
bumped
up.
C
That
will
be
shared
through
that
process
for
council
to
review
the
comments
about
other
sites
in
st
john's.
I
won't
necessarily
comment
on
those
because
that's
that's
not
the
application
that
we're
viewing
tonight,
so
I
don't
think
that
there's
anything
from
staff
there
to
respond
to,
but
I
will
give
a
minute
for
mr
barr
and
mr
park
to
step
in
if
they
have
any
additional
comments
on
that.
E
Thank
you
through
you,
mr
chair.
I'm
really
surprised
what
I'm
hearing
tonight.
Like
you
know,
we
we
asked
the
crca
their
opinion.
We
asked
the
ministry
of
the
environment,
their
opinion.
Both
of
them
have
approved
this
project.
We
have
a
risk
management
strategy
that
has
to
be
approved
before
this
thing
goes
forward.
We
already
have
a
number
of
these
businesses
that
are
have
been
in
operation
in
that
area
for
a
number
of
years,
and
none
of
the
concerns
that
have
been
expressed
by
some
of
my
colleagues
have
are
in
evidence.
E
O
Thank
you.
I
just
just
wanted
to
say
I
can
understand
people's
apprehensions
about
this,
but
I
don't.
The
problem
is:
is
that
that
we're
in
a
situation
where
we
don't
see
at
this
stage,
all
of
the
evidence
that
has
to
be
brought
to
bear
in
terms
of
risk
management
and
the
ministry
of
environment?
I
I
believe,
and
so
on.
We
haven't
got
it
all,
but
there
is
a
process
for
receiving
and.
O
L
O
Okay,
so
this
is
approved
bug
and
mr
and
counselor
useroff
brings
the
bump
up
gladly.
Secondly,
because
I
do
think
we
need
to
know
more,
but
the
process
allows
us
to
know
more,
and
so
I
think
we
should
afford
ourselves
that
that
consideration
and
because
I
I
do
think,
there's
being
like
compared
to
what
we
saw
in
the
beginning,
staff,
have
negotiated
or
insisted
on
a
large
number
of
improvements
from
everything,
the
planting
strip,
the
berm,
the
separation
of
uses.
O
B
B
B
Given
given
the
fact
that
we
have
that
opportunity
to
review
this,
I
will
be
supporting
it
as
well.
If
you
can
return
the
chair,
I
have
a
quick
question
for
the
clerk
I
returned
the
chair.
Thank
you,
madam
clerk,
have
we
fulfilled
the
obligation
to
give
the
public
an
opportunity
to
speak,
or
should
we
do
one
more
round.
A
B
A
B
A
B
A
B
A
B
Okay
mover
into
shaker,
I
believe,
counselor
hill
and
councillor
bosanic
had
raised
their
hands
so
any
further
comment,
seeing
none
all
those
in
favor
and
that
carries
unanimously.
Thank
you
and
now.
Our
last
item
is
in
regards
to
303
and
305
sutherland
drive,
and
we
have
a
report
before
us
and
I
believe
mike
is
here
to
speak
to
it.
P
Yes,
that's
right
just
to
wait
for
elizabeth
to
put
on
the
application
or
the
presentation.
I
know
it's
been
a
long
evening
and
after
a
long
week,
so
I'll
try
to
be
efficient
with
my
presentation
here
we
can
move
on
to
questions
good
evening.
Mr
chair
members
of
the
committee
and
any
members
of
the
public
who
are
here
this
evening.
My
name
is
mike
slaggy
planner
with
the
city
of
kingston.
P
P
Please,
the
purpose
and
effect
of
the
application
is
to
establish
a
site-specific
a5
zone
in
order
to
add
semi-detached
dwelling
as
a
permitted
use
on
the
properties
and
establish
site-specific
zone
standards
related
to
minimum
lot
area
and
lot
width,
minimum
aggregate
and
minimum
side
yards
and
a
minimum
parking
space
length
the
ultimate
intention
being
to
construct
two
new
semi-detached
dwellings
with
future.
Second
residential
units
next
slide
is
the
subject
lines.
That's
our
next
slide.
P
Thank
you.
The
subject
lines
are
located
on
the
west
side
of
sutherland
drive
between
keats
place
to
the
north
and
connerker
drive
to
the
south.
In
the
markers
acres,
neighborhood
of
the
city
of
kingston,
the
area
nearest
the
site
is
generally
characterized
by
single
and
semi-attached
dwellings,
ranging
from
one
to
two
and
a
half
stories.
The
property
is
located
in
close
proximity
to
markers
acres
park,
which
you
can
see
in
the
bottom
left
of
your
screen,
a
number
of
schools
and
other
institutional
uses
and
commercial
areas
along
montreal
and
division
streets.
P
This
site
is
also
well
serviced
by
kingston
transit
with
bus
rates,
1,
2
and
7
being
located
within
150
meters
of
the
site.
The
site
is
designated
residential
in
the
official
plan
and
zoned
one
and
two
family
a5
zone
in
zoning
bylaw
8499
next
side.
Please
here
are
several
photos
showing
the
site
and
its
surroundings.
The
site
itself
is
vacant
and
bound
to
the
north
and
south
by
single
detached
dwellings.
P
One
and
a
half
stories
in
height
further
north
of
the
lots
at
the
intersection
of
keith's
place
in
sutherland
are
single
and
semi-detached
dwellings.
One
and
a
half
to
two
stories
in
height
to
the
west
are
single,
detached
dwellings.
One
to
two
and
a
half
stories
in
height
and
to
the
east
are
single
attached
lines,
one
to
one
and
a
half
stories
a
night
thanks
a
lot
please.
P
The
proposed
element
includes
the
construction
of
two
semi-detached
dwellings,
with
the
intent
of
establishing
second
residential
units
in
each
of
the
semi-detached
units.
Each
semi-detached
unit
would
measure
approximately
275
square
meters
with
the
primary
unit
measuring
approximately
167
square
meters
and
the
second
unit
measuring
approximately
108
square
meters.
Vehicular
access
is
provided
from
sutherland
drive,
which
will
provide
access
to
two
parking
spaces,
one
for
the
primary
residence
in
an
attached
garage
and
a
second
for
the
secondary
unit
and
driveway.
P
The
majority
of
the
lot
will
be
landscaped
open,
skate
assuming
open
space
which,
in
addition
to
provided
balconies,
will
serve
as
amenities
space
for
the
future
residents.
The
provided
balconies
are
set
back
at
303,
sutherland,
4.7
meters
from
the
neighboring
side,
lot
lines
and
4.9
meters
from
the
rear
lot
lines
and
at
305
sutherland.
They
are
set
back
4.3
meters
from
the
side,
lot
lines
and
4.9
from
the
rear
lot
line.
P
In
addition,
two
trees
have
been
included
in
the
front
yard
of
both
semi-detached
buildings,
which,
if
you'll
recall
from
the
context
photos
is
more
characteristic
of
the
neighborhood
and
will
help
integrate
the
new
development
with
the
existing
area.
Next
slide,
please,
this
slide
is
showing
the
proposed
floor
plans
for
the
dwelling
at
305
sutherland,
which
is
effectively
identical
to
303
sutherland,
except
that
the
entry
and
garage
would
be
flipped
at
303
sutherland.
P
This
amendment
would
include
a
limit
of
seven
bedrooms
per
lot
next
slide,
please,
the
dwellings
will
be
two
and
a
half
stories
in
height
for
a
total
of
eight
point,
two
meters,
as
measured
by
the
zoning
by
law
and
nine
point
four
meters
to
the
top
of
roof.
This
is
a
reduction
in
improvement
from
the
initial
submission,
where
a
height
of
8.6
meters,
as
per
the
bylaw
and
10.4
meters
to
the
top
of
the
roof,
was
proposed.
P
This
amounts
to
a
reduction
of
one
meter
in
the
total
height
of
the
building.
Next
slide.
Please,
prior
to
this
evening's
meeting
nine
comment,
letters
have
been
received
throughout
the
application
process.
These
letters
are
included
in
the
report
appendix
a
as
well
as
the
addendum
to
this
evening's
report.
The
concerns
raised
in
these
letters,
as
well
as
the
public
meeting
at
the
public
meeting,
include
concerns
for
the
density
proposed.
The
proposed
height
and
privacy
concerns
traffic
and
parking,
as
well
as
general
compatibility
with
the
surrounding
neighborhood.
P
Please,
to
summarize
the
requested
amendments,
the
applicant
is
seeking
to
add
semi-detached
dwelling
as
permitted
use,
which
will
be
limited
to
seven
bedrooms
per
lot
as
mentioned
earlier.
They
are
also
seeking
a
reduced
lot
area
of
232.3
square
meters
and
a
reduced
lot
width
of
7.6
meters
to
permit
severance
of
the
development
or
of
the
lots.
They
are
also
seeking
a
reduced
minimum
aggregate
side,
yard
and
minimum
side
yard
of
1.2
meters
and
zero,
where
a
building
is
attached
to
reflect
the
semi-detached
nature
of
the
building
and
a
reduced
minimum
park.
P
Space
parking
space
length
of
5.7
meters
for
the
space
located
in
the
attached
garage
next
slide.
Please,
two
other
applications
have
been
submitted
in
relation
to
this
application,
those
being
the
two
consent
applications
to
several
properties.
If
this
zoning
amendment
is
approved
next
slide
is
it
is
the
department's
view
that
the
proposed
development
is
appropriate
and
adds
to
the
range
of
built
form
and
dwelling
unit
sizes
available
in
the
area.
P
The
proposal
contributes
to
the
increasing
to
increasing
the
total
residential
density
within
the
urban
boundary
in
an
area
with
a
variety
of
existing
amenities,
amenities
and
services
that
support
daily
life
and
where
no
undue
adverse
negative
impacts
are
anticipated.
The
proposed
amendment
complies
with
the
provincial
policy
statement
and
official
plan
and
constitutes
good
land
use
planning,
as
such
staff
recommend
approval
of
this
application
for
zoning
braille
amendment
next
slide,
please.
P
B
So
I
will
turn
to
the
committee
and
I
believe
the
counselor
for
the
district
is
here
as
well,
so
we'll
give
the
committee
members
an
opportunity
to
ask
questions,
make
comments
and
then,
if
any
other
counselor
wishes
to
speak
will
give
them
an
opportunity.
So
any
questions
or
comments
seeing
none.
I
will
give
counselor
holland.
Did
you
have
any
comments
or
questions.
D
P
You,
mr
chair,
no
just
to
clarify
the
intent,
has
always
been
that
they
would
construct
the
two
semi-detached
dwellings
or
sorry
sever.
The
properties
to
create
the
four
lots,
build
the
for
two
semi-detached
dwellings
and
then
each
of
the
semi-detached
units.
So
the
four
halves
of
the
buildings
would
then
have
second
residential
units
in
the
they're
on
the
upper
story.
D
Okay
thanks
and
then
just
also
to
some
of
the
questions
regarding
privacy
that
were
brought
up
in
the
public
meeting
that
the
area
is
really
well
established
around
there.
The
residential
area
around
is
all
fenced,
but
the
fences
are
not
very
high.
They're,
not
privacy
fences
just
wondering
if
there's
any
mitigation
proposals
that
would
come
up
around
site
plan,
for
example,
to
do
with
privacy.
Given
that
the
density
that's
proposed
for
this
development.
P
So,
with
respect
to
first,
this
would
not
be
subject
to
site
plan.
However,
the
application
right
now
includes
balconies
at
the
rear
of
each
of
the
floors
and
as
per
the
zoning,
each
balcony
at
least
the
the
two
I
guess
to
the
south
would
be
blocked
by
a
physical
barrier
as
per
the
requirement
of
the
zoning
bylaws,
so
that
the
two
that
would
be
exposed
are
the
ones
nearest
to.
I
assume,
you're
speaking
for
the
corner
property
there,
the
those
would
be
visible.
P
P
An
initial
proposal
did
include
a
juliet
balcony
at
the
second
story,
the
the
tallest
one-
and
I
did
connect
with
the
applicant
prior
to
this
meeting
that
they
would
be
open
to
reverting
back
to
that,
so
that
they
would
just
be
the
first
floor
balconies
if,
if
that
was
something
that
was
a
concern
of
planning
committee,
so
that
is
an
option.
But
right
now
everything
that
they're
doing
is
within
the
the
provisions
of
the
zoning
broiler.
D
P
P
So
if
this
were
to
be
an
ownership
situation,
obviously
less
land
less
building
to
purchase,
so
it
should
be
more
affordable,
and
then
this
with
that,
the
second
residential
units
are
identified
as
an
affordable
form
of
housing
and
would
obviously
add
to
the
range
of
housing
and
options
in
the
area
as
to
specific
price
points.
I
I
don't
know
if
I
can
actually
speak
to
that,
but
it
would
certainly
be
a
more
affordable
option
than
if
it
was
simply
a
single
detached
dwelling.
G
I
Thank
you,
and
through
you,
madam
chair,
just
to
add
to
mr
salagi's
comments.
What
what
this
proposal
is
doing
is
actually
providing
a
range
of
three
bedroom
and
four
bedroom
units
in
the
the
affordability
range.
So
it
gives
us
that
greater
range
that
we're
we're
trying
to
get
a
better
mix
of
units
because
you're
aware
committee,
we
do
see
a
lot
of
proposals
containing
mostly
one
bedroom,
two
bedrooms,
so
this
this
gives
that
greater
range
of
units.
G
Thank
you.
Thank
you,
mr
chair.
I
have
thought
of
some
questions
so
knowing
that
there's
going
to
be
so
many
secondary
suites
in
this,
these
two
semi-detached
homes.
It
kind
of
brings
a
bell
now
of
westbrook
meadows
that
I've
seen
at
westbrook
metals,
and
I
just
wondered
when
you
have
a
secondary
suite.
You
need
two
exits
right,
so
one
will
probably
be
through
the
front
door
or
maybe
like
the
garage
door
at
westbrook
meadows.
They
then
have
like
a
fire
exit
staircase
from
the
one
floor
down
to
the
ground
level.
P
Through
mr
chair,
I'm
actually
not
familiar
with
the
secondary
exits
for
this
property.
I
know
they
will
have
to
go
through
a
building
permit
and
comply
with
any
fire
requirements.
So
if
there
isn't
a
secondary
fire
exit
currently
and
they
require
one
there,
they
will
have
to
install
one
either
through
through
the
balcony
or
juliet
balconies
or
some
other
fashion.
P
After
you,
mr
chair,
as
always,
planning,
doesn't
really
focus
on
the
type
of
tenure
in
speaking
with
the
applicant.
I
understand
that
the
intention
is,
and
this
the
severance
would
corroborate
this,
that
they
would
intend
to
sell
off
the
individual
units
and
then
the
future
owners
could
then
own
it
and
then
rent
out
the
basement
suite
or
use
it
as
a
you
know,
sort
of
a
granny
flat
type
of
situation.
A
Thank
you,
mr
chair,
and
through
you,
we
do
still
have
one
member
of
the
public
with
us
this
evening,
so
we
will
just
give
that
brief
opportunity
should
they
wish
to
speak
to
the
current
application.
If
you
could,
please
raise
your
hand
and
zoom
so
that
we
may
call
on
you
I'll,
just
give
a
couple
of
seconds
here,
mr
chair,
to
make
sure.
O
G
G
P
Through
you,
mr
chair
first,
I
do
just
want
to
clarify
that
the
density
is
measured
by
the
number
of
units,
not
the
bedrooms,
so
it
was
the
eight
are
the
four
units
over
the
two
properties
and
that's
how
they
got
to
their
43
dwelling
units
per
net
hectare.
In
terms
of
medium
density.
I
have
not
done
a
survey
to
see
exactly
what
densities
exist
around
the
area
in
general.
P
However,
one
thing
that
I
think
is
important
to
note
is
the
like
characteristic
of
the
the
neighbor
as
a
neighborhood
as
a
whole.
Is
the
variety
of
housing
types
available,
and
certainly
I
describe
the
the
ones
that
are
nearest
to
the
property,
but
even
south
along
conicur.
You
have
far
more
semi-detached
dwellings
as
well
as
row,
houses
and
low-rise
apartments
to
the
north
east
of
the
property.
Across
from
the
primary
school.
There
are
low-rise
apartment
buildings
southeast
there
are
additional
there's
a
large
number
of
semi-detached
dwellings
as
well.