City of Kingston - City Council Agenda - Meeting 21-2018 - Report ...

City of Kingston Information Report to Council Report Number 18-343 To:

Mayor and Members of Council

From:

Lanie Hurdle, Commissioner, Community Services

Resource Staff:

Paige Agnew, Director, Planning, Building & Licensing Services

Date of Meeting:

September 18, 2018

Subject:

Homestead Land Holdings Limited, North Block – Official Plan & Zoning By-Law Amendment Applications (D09-039-2015 & D14146-2015)

Executive Summary: Official Plan and zoning by-law amendment applications (File Numbers D09-039-2015 & D14146-2015) submitted by Homestead Land Holdings Limited to facilitate the construction of two multi-unit mixed use buildings were appealed to the former Ontario Municipal Board, now the Local Planning Appeal Tribunal, on June 8, 2017 based on the approval authority’s failure to make a decision within the prescribed period of time. At the August 7, 2018 Council meeting, staff presented Report Number 18-187, in closed session, and it was reported out that Council approved the recommendations, as amended, with respect to Homestead Land Holdings Limited, North Block-Official Plan and Zoning By-Law Amendment Application appeals. This report provides an update on these appeals and advises that staff has had ongoing discussions with the applicant and that Minutes of Settlement have been agreed to between the parties. The hearing on these appeals will now be shaped by the principles addressed by the Minutes of Settlement as between the two principal parties to the appeals, but will also include planning submissions from the other three parties to the appeal. The hearing on the appeals is scheduled to commence on February 4, 2019 for ten days. The revised proposals from the applicant form the basis of the Minutes of Settlement on the 2 separate mixed-use developments; one on the property municipally known as 51-57 Queen Street (Block 3) and one on the property municipally known as 18 Queen Street and 282 Ontario Street (Block 5). The Block 5 building is the principal building of the two which is exemplified through the height, design and massing of the structure. The 23-storey building includes a podium that ranges in height from 5 to 7-storeys, with commercial and amenity space at-grade,

Council Meeting 21 September 18, 2018

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Information Report to Council

Report Number 18-343 September 18, 2018 Page 2 of 15

residential and above-grade parking in floors 2 through 5, office uses in floors 6 and 7 and residential in the tower above. This building has been made prominent through the use of colour, lighting and balcony location to create a defined statement building at this important corner in the downtown. The Block 3 building is complementary to the taller more prominent building located on Block 5. The Block 3 building is 19-storeys in height, including a 5-storey podium clad in a mix of red brick and other masonry materials that are consistent with the heritage character of Kingston’s downtown. The residential tower of the building is glazed with clear glass and lighter masonry brick in the mid portion of the tower. Both tower floorplates have been reduced so that they are consistent with the municipal best practice at 790 square metres. By reducing the floorplate areas of the towers, the visual appearance and mass of the towers is significantly reduced to create attractive buildings that complement the podiums of the structures. The commercial floor area at-grade has been increased through the introduction of commercial uses along King Street, Queen Street and Ontario Street. In the non-commercial at grade space along Queen Street, Ontario Street and Wellington Street, the applicant is proposing to animate the area with active uses such as residential amenity areas and a Municipal Art Gallery. The ground floor of each podium has been designed with a floor to ceiling height of 4.5 metres to accommodate the commercial uses, with glazing and landscaping design to ensure the building animates the pedestrian realm. On Block 5, the exterior area abutting Ontario Street is designed as a commercial patio which will be hardscaped and activated with chairs and tables to complement the commercial/retail space proposed at-grade. The ground floor of each building has been designed with a significant amount of glass to ensure the ground floors of each building contribute to a high quality streetscape experience for pedestrians. Awnings, signage along with active at-grade programming have been incorporated in the buildings at both sites. The primary residential entrances for both developments are via Queen Street, which are located in large podium insets that provide articulation along the continuous building façade. These insets in the podium will be programmed with bicycle parking racks, planters, benches and a hardscaped surface that animates and contributes to a high quality streetscape/pedestrian experience. Each podium corner includes at-grade retail space that contains separate entrances from all streets to facilitate an activated ground floor in accordance with the policies of the Official Plan. The building on Block 3 will include a 241square metre area adjacent to Queen Street and Wellington Street intended to be programmed and operated by the City of Kingston for the purpose of a Municipal Art Gallery. The terms of the proposed lease agreement for the Municipal Art Gallery have been secured in a Section 37 Agreement in accordance with the Planning Act and Sections 9.5.25 to 9.5.30 of the Official Plan. The Minutes of Settlement identify the terms of a future lease agreement between Homestead Land Holdings Limited and the City, representing a value of approximately $300,000 given as a rent credit for a 10-year term.


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The other parties to the appeal are entitled to receive a copy of the Minutes of Settlement. In addition, members of the public are able to obtain a copy of the Minutes of Settlement by request to the City Clerk. Recommendation: This report is for information purposes only.


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Authorizing Signatures: ORIGINAL SIGNED BY COMMISSIONER Lanie Hurdle, Commissioner, Community Services ORIGINAL SIGNED BY CHIEF ADMINISTRATIVE OFFICER Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Jim Keech, President & CEO, Utilities Kingston

Not required

Desirée Kennedy, Chief Financial Officer & City Treasurer

Not required

Denis Leger, Commissioner, Corporate & Emergency Services

Not required


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Options/Discussion: Applications for Official Plan and zoning by-law amendments were submitted for the properties municipally known as 51-57 Queen Street (Block 3) and 18 Queen Street and 282 Ontario Street (Block 5) by Homestead Land Holdings Limited on November 27, 2015 (Exhibit A). The applications (File Numbers D09-039-2015 & D14-146-2015) were deemed complete and confirmed to the applicant by letter dated December 15, 2015. On June 8, 2017, the City Clerk received appeals under subsections 22(7) and 34(11) of the Planning Act based on the approval authority’s failure to make a decision within the prescribed period of time on the proposed Official Plan amendment and zoning by-law amendment applications. Two Pre-Hearing Conferences were held on November 22, 2017 and February 2, 2018. At the pre-hearing conferences, Building Kingston’s Future Inc., the Frontenac Heritage Foundation and the Liquor Control Board of Ontario were granted party status to the hearing. The Local Planning Appeal Tribunal (LPAT) hearing is scheduled from February 4 to 15, 2019. After receiving the appeals, staff met with representatives from Homestead Land Holdings Limited several times to refine the proposal on a without prejudice basis. Further to discussions with the applicant, and with Mr. Brent Toderian as an Urban Design technical advisor, a number of refinements and modifications to the two proposed multi-unit buildings have been agreed to and Table 1 below summarizes the key differences between the submissions: Table 1 – Zoning Matrix Detailing Changes Through the Submissions

Number of Storeys Building Height (metres) Podium Height (Storeys) Podium Height (metres) Number of Dwelling Units Density (units per net hectare) Tower Floorplate (square metres)

Submission 1 Public Meeting February 18, 2016 Block 3 Block 5 21 21 68.0 69.0

Submission 2 Public Meeting August 3, 2017 Block 3 Block 5 17 19 58.0 65.0

Settlement Proposal Block 3 19 63.0

Block 5 23 76.0

4

7

5

5

5

7

16.5

31.0

21.0

20.0

19.0

29.0

180

200

200

200

200

148

767

508

460

508

460

376

1069.1

1069.1

937.7

970.0

786.9

789.7


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Commercial Floor Area frontage

Commercial Floor Area (square metres) Floor Space Index Number of Parking Spaces Municipal Art Gallery (square metres)

Submission 1 Public Meeting February 18, 2016 None King Street, Queen Street

Submission 2 Public Meeting August 3, 2017 King King Street Street, Queen Street

Settlement Proposal King Street, Queen Street

0.0

602.2

262.8

364.0

498.1

5.73 248

6.32 306

6.32 235

7.59 245

4.65 243

King Street, Queen Street, Ontario Street 548.0 7.72 270 241.5

Summary of Current Proposal 18 Queen Street/282 Ontario Street (Block 5)(Exhibit B) The proposed building located on Block 5 is considered to be the principal building which is exemplified through the proposed height, design and massing of the structure. The podium height has increased from 5 to 7-storeys with the two additional floors stepped back from the edge of the main podium (Exhibit B - Block 5 Drawing Set and Renderings (Drawing 8)). The two additional podium floors introduce 3,670 square metres of office space on the site, which is consistent with the permitted uses in the Official Plan. The floor to ceiling height of the ground floor is 4.5 metres to accommodate the commercial uses and on-site amenity space. Floors 2 through 5 are proposed to have a floor to ceiling height of 3.0 metres and contain residential units along the 3 façades adjacent to the street, with above-grade parking in the rear. Floors 6 and 7 are proposed to be stepped back in conformity with the angular plane requirements of the existing zoning by-law and each have a floor to ceiling height of 3.7 metres. With the introduction of the office use, the proposed mixed use building (commercial, office and residential) becomes more sustainable and contributes to a greater support for the proposed ground floor commercial/retail uses. The increased podium height (floors 6 and 7) will be located on the west side of the residential tower, which complements the asymmetrical design of the offcentred tower. The eastern portion of the proposed podium is to remain at 5-storeys, which establishes a consistent building line with the adjacent Smith Robinson Building located at 27 Princess Street. With the reduction in the floorplate and massing of the building, the overall building height has been increased to 23-storeys. This building has been made prominent through the use of colour, lighting and balcony location to create a defined statement building at this important corner in the downtown. Through the introduction of darker gray masonry cladding on the western portion of the proposed tower (Exhibit B - Drawings 19-1 & 19-2) as well as the 2 uppermost storeys of


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the 7-storey podium, the lighter masonry cladding becomes subtle and reduces the visual prominence of the tower. Dark façade cladding has been incorporated on a portion of the south, east and west elevations (Exhibit B - Drawings 09, 19-2, 19-3 & 19-4), which assists in breaking up the massing of the tower and identifying the prominence of the building from each viewplane. The podium has been designed so that the interaction of the building and its relationship to the surrounding public realm is appropriate. Detail regarding the façade material and appearance of the podium fronting on Ontario Street has been modified so that the continuous façade is now articulated to lessen the visual impact of a continuous streetwall and contribute to a high quality streetscape. The eastern podium façade incorporates an appropriate corner treatment at the intersection of Ontario Street and Queen Street for the proposed commercial/retail space. The commercial/retail space is envisioned to program the adjacent open space proposed at-grade through the inclusion of seating and/or patio areas. The open space proposed at-grade adjacent to Ontario Street is considered appropriate provided it will be programmed and developed with uses in harmony with the interior at-grade amenity space provided in the podium. 51-57 Queen Street (Block 3)(Exhibit C) The proposed building located on Block 3 has been designed to be secondary to and complementary to the larger more prominent building proposed to be located on Block 5. The height of the Block 3 building is 19-storeys with a 5-storey podium clad in a mix of red brick and other masonry materials that are consistent with the heritage character of Kingston’s downtown (Exhibit C - Block 3 Drawing Set and Renderings (Drawing 12)). The residential tower of the building is heavily glazed with clear glass and lighter masonry brick in the mid portion of the tower (Exhibit C- Drawings 17-1 & 17-2). The floor to ceiling height of the ground floor is 4.5 metres to adequately accommodate the commercial uses and on-site amenity space. The rear portion of the site is proposed to accommodate an at-grade parking and loading area with a drive lane connecting Wellington Street to King Street and 2 levels of below-grade parking. Given the high visibility of this area from both abutting public streets, the site includes a limestone wall feature that will front Wellington Street and King Street (Exhibit C - Drawings 17-4 & 17-5). The architectural wall feature will visually screen the at-grade surface parking and loading spaces at the rear of the building, contribute to establishing a consistent streetwall and inviting pedestrian experience along Wellington and King Streets. By combining limestone cladding on the ground floor and red brick cladding on floors 2 through 5 of the podium, the pedestrian scale of the building is designed to be consistent with the surrounding neighbourhood. As the tower is predominantly comprised of clear glazing and lighter masonry material, the centrally positioned tower is considered to be less visible from the wider viewplanes of the surrounding neighbourhood. Portions of the podium have been clad in a gray limestone masonry material to differentiate the podium yet compliment the lighter tower façade (Exhibit C- Drawing 12). Key Themes Through the review of the proposals for the two sites, there were four main areas of discussion regarding the mixed use buildings, these included the following:


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   

Commercial use at-grade; Floorplate area; Pedestrian realm experience and façade articulation; and Section 37 contribution.

The following is a summary of each of these areas of focus. Commercial Uses and At-Grade Experience In the original submission, the applicant was seeking an Official Plan amendment to remove the mandatory ground floor commercial requirement as it related to all street frontages (Wellington Street, Queen Street, King Street and Ontario Street) abutting the two development sites. As identified on Schedule DH-3 of the Official Plan, all streets are identified as requiring mandatory commercial frontage. The Official Plan identifies King Street, Queen Street and Ontario Street as prime pedestrian streets. Through the Minutes of Settlement the amount of commercial ground floor area of the proposed buildings has been increased. Commercial uses have been introduced along King Street, Queen Street and Ontario Street (Exhibit B - Drawing 01, 05 & 06, Exhibit C - Drawing 05). Within the non-commercial at grade space along Queen Street and Ontario Street, the applicant is proposing to animate the area with active uses such as amenity areas, a Municipal Art Gallery and street activated café and patio uses. A 241square metre (2,600 square foot) Municipal Art Gallery is included in the building on Block 3 at the corner of Wellington Street and Queen Street that will be operated by the City of Kingston, as established through a Section 37 Agreement in accordance with the Planning Act. The Art Gallery will occupy 100 percent of the building frontage located along Wellington Street as well as the western portion of Queen Street – which will be the location of the primary pedestrian entrance to the Art Gallery. Adjacent to the Art Gallery space along Queen Street, a 153 square metre active amenity space that may be accessed from Queen Street and the 195 square metre lobby occupy the ground floor space (Exhibit C - Drawing 05). A commercial space with an area of 498 square metres is included at the intersection of Queen Street and King Street, which has been designed to incorporate entrances from Queen Street, King Street and at the corner. The ground floor of the building has been designed with a 4.5 metre floor to ceiling height, large windows and awnings to ensure that the building animates the pedestrian realm at-grade. The amount of commercial floor area has also been increased in the Block 5 building. At the corner of Ontario Street and Queen Street, the commercial floor area has been increased so that the 125 square metres of commercial space wraps the corner to provide a visually prominent design at this location (Exhibit B - Drawing 05 & Drawing 19-1). The commercial space has been designed with a large outdoor commercial patio area located in the setback abutting Ontario Street and the potential to have multiple entrances from the street into the commercial space has been included in the design (Exhibit B - Drawing 19-6). The remainder of the building’s frontage along Ontario Street is animated with private amenity area for the residential tenants of the building. The outdoor commercial patio adjacent to Ontario Street extends southward to animate the outdoor space in front of the private amenity space. 422


148



square metres of commercial floor area is provided in the northwest corner of the building, wrapping the corner of King Street and Queen Street. East of this commercial space at-grade amenity space and the principal pedestrian entrance to the residential lobby will be provided. Insets have been incorporated into the Queen Street façade of the building to provide visual building articulation and break up the massing of the façade. Programming through the incorporation of bicycle parking stalls, benches, planters and vegetation has been designed and integrated in the space adjacent to the main entrance on Queen Street. Pedestrian Realm Experience The interaction of the buildings with public space has been designed to positively influence the pedestrian experience. The main residential entrances of each building have been designed so that they are setback approximately 5.2 metres from the property line abutting Ontario Street, creating a ‘courtyard’ area programmed with benches, bicycle parking and planters (Exhibit B Drawings 01 & 19-5)(Exhibit C - Drawings 01 & 17-3). This programmed open space assists in signifying the prominent residential entrances to each building. The ground floor of each podium contains a floor to ceiling height of 4.5 metres for the commercial/retail uses, active amenity uses and City programmed gallery space. On Block 5, the area abutting Ontario Street is designed as a commercial patio which will be hardscaped and animated with chairs and tables to complement the commercial/retail space proposed atgrade. Both the proposed at-grade commercial space and amenity space is to be connected with the outdoor space via entrances on the Ontario Street building façade to ensure efficient functionality and usability. Given that commercial tenants have not yet been secured for the retail spaces, details regarding entrance locations, landscaping treatment at grade and bicycle racks are conceptually being shown on the current building renderings and will be finalized through the application for Site Plan Control. Staff have worked with Homestead Land Holdings Limited to ensure that entrances can be accommodated at various locations on the building frontages should there be additional commercial demand for the space or future conversion of amenity space at-grade into commercial units. Provisions have been included in the zoning to allow for some variation in building setbacks on the first level of the buildings to allow for additional variation in the streetwall to accommodate additional patio space or recesses for commercial entrances. An at-grade parking area is located to the rear of the podium of the building proposed on Block 3, which is proposed to be screened from King Street and Wellington Street with a limestone wall feature (Exhibit C - Drawings 17-4 & 17-5). The architectural wall would visually screen the at-grade surface parking and loading spaces at the rear of the building, contribute to establishing a consistent streetwall and improving the pedestrian experience along Wellington and King Streets. Floorplate Area The original proposal sought to develop two, multi-unit residential apartment buildings with floorplates of 1,069 square metres for the towers, which presented as bulky, imposing structures. The Official Plan does not contain policies to regulate building tower floorplates and the City of Kingston does not have ‘tall building guidelines’ to guide this form of development. In the absence of such policies and guidelines, staff undertook a review of the best practices of


149



other municipalities (including Guelph, Toronto and Burlington) in parallel with the guidance and expertise of Mr. Toderian, which identified a range of 750 square metres to 800 square metres as an appropriate tower floorplate. Both tower floorplates have been reduced so that they are consistent with the municipal best practice at 790 square metres (Exhibit E – Zoning By-Law Amendment). By reducing the floorplate areas of the towers, the visual bulk and mass of the towers is significantly reduced to create attractive tower buildings that complement the proposed podiums and demonstrate compatibility consistent with the policies in Section 2.7.3 of the City of Kingston Official Plan of the Official Plan regarding Land Use Compatibility and the Urban Design Policies of Section 8. Height As noted in Table 1, the height of the proposed buildings has changed through the review of the applications. The original proposal submitted in 2015 was to construct two 21-storey buildings with a 4-storey podium on Block 3 and Block 5. Based on public input and external Peer Review comments, in the second submission the height of the proposed buildings was reduced to 17storeys on Block 3 and 19-storeys on Block 5, while maintaining the consistent 4-storey podium on both sites. The proposed height has increased to 19-storeys with a 5-storey podium on Block 3 and 23storeys with a 7-storey podium on Block 5. The proposed buildings, while taller, achieve a greater expression of urban design excellence and are well-resolved architecturally. Façade Articulation With respect to building design and façade articulation, the original submissions proposed two towers that were very similar in appearance. Significant glazing complemented with lighter brick masonry and protruding balconies was the theme of both buildings. From an urban design perspective, it is not preferable to have the buildings massed and visually identical from a distance. The accepted proposal differentiates the two building sites. This has been accomplished through varying the tower heights and podium heights on each site, including architectural features, tower and podium façade articulation as well as variation in the uses included in each podium at grade. The building on Block 5 now includes a 7-storey podium that is planned to include the corporate offices for Homestead Land Holdings Limited. The proposed office space within the 6th and 7th floors of the podium are set back from the lower podium component from storeys 1 through 5, compliant with the angular plane requirements (Exhibit B - Drawing 08). A 5-storey podium is designed on Block 3. The taller, 23-storey building proposed on Block 5 has been designed to be the more prominent, flagship building of architectural significance. In addition to the podium and tower height, the building on Block 5 uses coloured masonry cladding such as traditional grey brick, grey stone accented with a darker veneer to accent partial façades of the tower and podium (Exhibit B - Drawing 19-2).


150



The 19-storey building proposed on Block 3 incorporates red brick and masonry limestone façade materials that typify downtown Kingston in its podium (Exhibit C - Drawing 17-2). Both the northern and southern façades of the proposed tower have been designed to be convex, which softens the effect of the tower on the Queen Street streetscape and the adjacent neighbourhood north of the site. The tower is primarily comprised of glazing coupled with a lighter grey masonry façade to lessen the visual prominence of the building. Each podium has been designed with a significant proportion of glazing at grade to ensure the ground floors of each building are effectively contributing to a high quality streetscape experience for pedestrians. Awnings and signage, along with active at-grade programming, have been incorporated in the development at both sites. The primary residential entrances for both buildings are via Queen Street, and are located in large podium insets that provide articulation along the continuous building façade. These large insets in each podium will be programmed with surface bicycle parking racks, planters, benches and a hardscaped surface that animates and contributes to a high quality streetscape/pedestrian experience. Each corner of the podium includes at-grade retail space that contains separate entrances from all abutting street frontages to facilitate an activated ground floor in accordance with the policies of the Official Plan. The Queen Street/Ontario Street and Queen Street/King Street corners of the podiums have been designed so that they respect the adjacent heritage properties as well as distinguish the building with architectural significance (Exhibit B - Drawing 19-3, Exhibit C - Drawing 17-2). At the Queen Street/Ontario Street intersection, the corner feature of the building includes vertical glazing and a metal awning feature that differentiates the at-grade retail use from the upper residential storeys. The architectural corner has been designed to complement the proposed building as well as provide an aesthetically interesting gateway feature to the downtown for motorists and pedestrians travelling via Ontario Street. The Queen Street/King Street corners of the buildings have been designed to include a 4-storey feature that transitions the 5-storey podium to the lower scale heritage building on the northeast corner of this intersection. The corner features includes 100 percent glazing at-grade with commercial entrances, substantial glazing combined with a darkened masonry veneer on floors 2 to 4. The building to be located on Block 3 has been designed so that it occupies the southern portion of the parcel with the northern portion of the parcel designed to accommodate access, vehicular parking, delivery vehicles and other functioning building necessities. With the access limited to the rear of the building via Wellington Street and King Street, at-grade masonry features have been incorporated as a visual screen for the rear parking area. The masonry features are designed to be consistent with the material used in the podium and function to differentiate the public/private environment while establishing a consistent streetwall (Exhibit C - Drawings 17-4 & 17-5). Consistent with the corner feature included in the podium design on Block 5, the applicant is proposing a 4-storey podium feature at the Queen Street/King Street intersection that functions as an entrance to the at-grade retail area. The corner primarily comprised of glazing augmented with masonry grey stone effectively differentiates the red-brick podium façade while complementing the built form on adjacent blocks.


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Section 37 Contribution Based on recent property appraisals together with a review of the existing zoning permissions for the two sites, a section 37 contribution valued at $300,000 has been determined to be appropriate for the proposed development applications. These applications seek to increase the maximum building height and remain relatively consistent with the gross floor area that is permitted as-of-right by the existing zoning by-law. Consistent with the Kingston Cultural Plan and in consultation with Cultural Services, the building located on Block 3 now incorporates 241 square metres of ground floor area in the podium of the proposed development for the use of a Municipal Art Gallery. The gallery space will be leased to the City of Kingston for a 10-year term with a rent credit of $300,000. The contribution of $300,000 for the proposed Municipal Art Gallery is appropriate, with an appropriate nexus between the development and the Section 37 contribution. The terms of the proposed lease agreement for the Municipal Art Gallery will be secured in a Section 37 Agreement in accordance with Section 37 of the Planning Act and Sections 9.5.25 to 9.5.30 of the Official Plan. The site-specific zoning by-law will permit the Municipal Art Gallery use and require the space to be programmed with a commercial use or an active amenity use if the Municipal Art Gallery use ceases, to ensure that the Queen and Wellington Street streetscapes will continue to be activated. The Municipal Art Gallery would be programmed and operated by the City of Kingston at the intersection of Wellington Street and Queen Street. The building frontage along Wellington Street has been designed to incorporate significant glazing and awnings to contribute to a high quality streetscape aesthetic with at-grade commercial uses. The awnings and glazing wrap the corner of the podium on Queen Street where an inset façade breaks the continuous glazing with a double door entrance to the Municipal Art Gallery space and at-grade amenity space. Along the prime pedestrian street (Queen Street), the entrance is proposed to provide pedestrian access to the Municipal Art Gallery as well as access to the active at-grade amenity space that will serve the residents of the building. Proposed Official Plan Amendment (Exhibit D) The settlement for these buildings will amend the Official Plan to remove the mandatory commercial frontage at the corner of Wellington and Queen Street and remove the identified ‘Courtyard/Open Area Opportunity’. The amendment will create a new site-specific policy area Number 66 that will continue to implement the existing site-specific policies for the north block special policy area, will include specific policies regarding the ground floor use of the buildings, and establish a maximum building height for each site as well as require the implementation of a height map through zoning to regulate the form of the building on each site (Exhibit E – ZoningBy-Law Amendment (Schedule B and Schedule C)). The resulting development form will be a podium and tower development on each Block that incorporates commercial uses at-grade fronting all abutting streets, a building height that is compatible within the urban context and a well-designed podium that provides a positive pedestrian experience.


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Proposed Zoning By-Law Amendment (Exhibit E) To accommodate the proposed development, amendments are required to the provisions of Zoning By-Law Number 96-259, as amended, including required yards on Wellington Street, Queen Street, King Street and Ontario Street; angular plane provisions; build-to-plane provisions; maximum density provisions; minimum children’s play area requirements; standard and barrier free parking space dimensions; bicycle parking space sizes; minimum loading space requirements and yard projections. The implementing site-specific zoning by-law will create two site-specific Central Business System zones, one applicable to each site (Exhibit E - Schedule A). The zoning for both sites will be regulated through a height map, which will implement zoning requirements including the overall building height, build-to-plane provisions, building height at the various stepbacks, façade insets/articulation as well as yard setbacks and projections/encroachments. The implementing site-specific zoning by-law will specify minimum floor area requirements for commercial/retail uses within each building, which will result in a requirement for the provision of commercial/retail space as shown on the attached floor plans (Exhibit B - Drawing 01 and Exhibit C - Drawing 05). The site-specific zone applied to Block 5 will regulate the outdoor patio area adjacent to Ontario Street to ensure this space will be programmed and activated across the entire building façade. On-site vehicular and bicycle parking are proposed to meet or exceed the 1 space per dwelling unit requirement, which will be required by the zoning by-law. The sitespecific zones will permit a maximum of 25% of the required on-site bicycle parking spaces to be located outdoors, for the purposes of short-term users visiting the at-grade commercial space or residents of the building. The proposed on-site barrier free parking complies with the Accessibility for Ontarians with Disabilities Act (AODA). Conclusion In conclusion, the revised proposals have been reviewed against the policies of the Provincial Policy Statement, the City of Kingston Official Plan, the North Block Study and best practices related to tall buildings in other municipalities. The appeals are scheduled for a hearing and the Minutes of Settlement are based on the revised proposal and the principles set out in this report and will be submitted to LPAT. With respect to the Provincial Policy Statement, the proposed development conforms to the fundamental provincial vision that seeks to build strong healthy communities, protect public health and safety and efficiently manage natural resources. With respect to the City of Kingston Official Plan, the proposed development seeks to increase the residential density with a built form that respects the surrounding area in the City’s urban boundary that can be adequately serviced with municipal infrastructure. The proposed development is consistent with the North Block Study completed in 2009 that envisioned financially feasible development on the 5 blocks bound by Ontario Street, Princess Street, Wellington Street and Place D’Armes that enhanced the character and quality of the pedestrian environment through the construction of mixed use development.


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The proposed 19 and 23-storey mixed use buildings will introduce a mix of residential, commercial and office uses to the area, which will in turn help to enhance the viability and longterm vitality of the downtown. The proposed development incorporates architectural design, massing, façade articulation and materials that will positively contribute to the intensification of underutilized brownfield properties in the City’s downtown core and the redevelopment of the City’s North Block area in a manner that conforms to the policies of the Official Plan and is consistent with the intent of the North Block Study. The proposed buildings will enhance the pedestrian experience by introducing grade-related commercial uses and active amenity areas, with a built form that has been designed to integrate into the urban fabric. A copy of the Minutes of Settlement will be provided to the other parties to this appeal. Following this, there will be the opportunity to meet and have further discussions with the parties regarding the settlement. The the Minutes of Settlement will assist in setting out the scope of the presentations at the hearing that has been scheduled for 10 days commencing on February 4, 2019. Existing Policy/By-Law: Provincial Policy Statement City of Kingston Official Plan (2010) Zoning By-Law Number 96-259 Notice Provisions: Not applicable Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services 613 546-4291 extension 3252 Laura MacCormick, Deputy Director, Planning Division 613 546-4291 extension 3223 Marnie Venditti, Manager, Development Approvals 613 546-4291 extension 3256 Jason Sands, Senior Planner 613 546-4291 extension 3277


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Other City of Kingston Staff Consulted: Susan Nicholson, Director of Legal Services and City Solicitor 613-546-4291 extension 1293 Exhibits Attached: Exhibit A

Block Map

Exhibit B

Block 5 Drawing Set and Renderings

Exhibit C

Block 3 Drawing Set and Renderings

Exhibit D

Official Plan Amendment

Exhibit E

Zoning By-Law Amendment


155

55

306 8 6 4 2 304 302

52 50 29

47 45 41

RIDEA

ORDNANCE ST 48 44

5

40

35

381

26 20 16

119

14 10 6 4

115

350

19 17 15 11 7

ST BAGO T

RAC

119

122

112

120

57

125

172

105

99 168

TON S LING 94

166 162 158

94 159 155 153 151

106

86

78

76

CL AR

131 68

126

JO H

EN

67

CE

ST 294

ON

90

ST

270

368

80

366 65

ESS

ST

76

69

CK S 68 62

68 62 356 354 352

59 55 330

T

58 65

23

17

1

1

GICA

375 371 369 367 365 53 41

BLOCK 5 282

267 263

27 27

259 257 11 9 7 5

34 34 34 252 250 248 230

35 33

255 12 10 6 253 251

2

237 235

5

225

MA

1

275

328

310 300

LLY H IP WA Y

285

11

18

50 48 46 44 353 349 343 341 339 335 331 327

342 338

297

129

NS

29

324 320 318

89

86

N ST

79

67

BRO

1

51

390 388 382

86

179 177 175 171

1 1

295

58 56 52

PRIN C

TR A

BLOCK 3

207

73 71

115

THE

34

QU E E

62 60

101

190 186 184

1

346

317

28

100

1 1

33

237 64 235

89 132

1 1 1

63

203 197

111

1

1

1 1 1 1 1

1 1 1 1

1

T

129

WE L

212

1 1

1 1

1

1 1

PLAC E D'A RME S

K ST

91 87 228 85 79 75 73

80

1

1 1 1 1 1

1 1 1 1 1 1

1 1 1 1 1

1 1 1 1 1 1 1

388

248

102

1

27 27 27

49

232 97

1 1

85

242 240 238 236

303

136

279

3

96

135

288

1 1 1 1

11

1 11 1 1 1 1 1 1

282 280 278 276 274 270 268 266 264 262

92

105

145

R

1 11

1

11 1 1

35

33 31 29 27 25 23

BAR

311 110

U TER 292

RIDEAU ST

382

1

T

398

60

407 403 401

308

RIO S

402

69 63 61

ST E

410

64

Exhibit A

2

71

KING

BAGOT ST

416

68 66

ONTA

417

1

216

RK

20 16 47 45

ET

ST

211

Council Meeting 21200September 18, 2018 209

156

Exhibit B

SITE

QUEEN

COMMERCIAL ENTRANCE

6000

600

4500 1500

COMMERCIAL ENTRANCE

EXIT

1800

40.44

34.58

KEY MAP

5 STOREY PODIUM

10400

33639

23 STOREY RESIDENTIAL TOWER OUTLINE OF 23rd LEVEL 25008

5 STOREY PODIUM

9000

OUTLINE OF 23rd LEVEL

23487

7 STOREY PODIUM

10800

5600

ONTARIO

55800

5 STOREY PODIUM

55200

N13°40'20"E

5200

3600

EXIT

BARRIER-FREE ACCESSIBLE ENTRY

7700

20.09(M)

N76°34'40"W

2600

20.22

N77°24'00"W

FUTURE PEDESTRIAN ENTRANCE

N76°32'50"W

5800

8800

5 STOREY PODIUM

5200

20.21

5700

N76°52'50"W

N13°04'00"E 5.64(P2&M)

3600

6075

3100

N13°26'20"E

STREET

EXIT

COMMERCIAL EXIT

10700

3170

40.42

4000

2500 1500

600

KING

N76°54'50"W

STREET

60.33

6722

2500

N76°54'50"W

STREET

40.32

43900 52155

0m

10

20

30

BAR SCALE PROJECT STATISTICS AS PER OWNERS REQUEST: BASED ON 200 UNITS

ZONING SITE AREA

C1-22 (H)

FINISHED GRADE (ZONING DEF.) BUILDING HEIGHT AT BUILD TO PLANE BUILDING HEIGHT - TOWER BUILDING HEIGHT - TOWER

# of units to 1 net hectare of lot area

513

LOADING BAY (3.6 x9)

1

(GEO. ELEV.) 78.20

PARKING SPACE SIZE

2.60 x 5.20

PARKING SPACE SIZE (SMALL CAR)

2.40 x 4.60

SPECIAL VEHICLE PARKING - TYPE A

3.40 x 5.20

21.0 M (5 STOREY'S) METRES STOREYS

76.0 M 23

BUILDING HEIGHT - PODIUM

METRES

29.0 M

BUILDING HEIGHT - PODIUM

STOREYS

7

FRONT YARD SETBACK (KING St.)

0.50 M

EXTERIOR SIDE YARD SETBACK (QUEEN St.)

1.50 M

EXTERIOR SIDE YARD SETBACK (ONTARIO St.)

5.20 M

REAR YARD SETBACK

DENSITY = 513 du/net ha (200 du/0.39344ha)

3,943.4 sq. m. 42,446 sq. ft.

(0.39434 ha)

SPECIAL VEHICLE PARKING - TYPE B SPECIAL VEHICLE ACCESS AISLE AISLE WIDTH BICYCLE PARKING SPACE SIZE (INTERIOR & EXTERIOR) BICYCLE PARKING SPACE SIZE REDUCED (INTERIOR & EXTERIOR)

2.40 x 5.20 1.50 x 5.20 6.0 M 1.8 x 0.6

CAR PARKING

REQUIRED

RESIDENCE

- 1.0 PER UNIT (200 UNITS)

COMMERCIAL

- NOT REQUIRED

CAR PARKING RESIDENCE PARKING

200 0

200

TOTAL

RESIDENTIAL - BARRIER FREE

CAR PARKING

- 4% of 200 SPACES

- 1.30 PER UNIT

TOTAL

262 8

270

4

BARRIER FREE SPACE TYPE B (2.40 x 5.20)

4

BICYCLE PARKING

REQUIRED

RESIDENCE


1.8 x 0.3

- 1 PER 200 M² GFA

3

- 1 PER 250 M² GFA

13

1 BEDROOM

150

TOTAL

200

1,400.0 sq. m. 450.0 sq. m. 200.0 sq. m.

ROOF TOP PATIO (23th LEVEL) =

150.0 sq. m.

TOTAL =

2,200.0 sq. m.

COMMERCIAL AREA COMMERCIAL - GROUND FLOOR COMMERCIAL OFFICE - 6th - 7th FLOOR

COMMERCIAL - WITHIN BUILDING EXTERIOR - ON HARD SURFACE BOULEVARD

BELOW GRADE P1 - PARKING LEVEL

3,624.0 sq. m. 39,008 sq. ft.

GROUND FLOOR

2,620.5 sq. m. 28,207 sq. ft. 622.3 sq. m. 6,698 sq. ft.

548.0 sq. m. 5,900 sq. ft. 3,200.0 sq. m. 34,450 sq. ft.

3rd & 4th FLOOR - RESIDENTIAL

665.4 sq. m.

16.8%

BUILDING FOOTPRINT =

2,727.9 sq. m.

69.2%

13

LANDSCAPE OPEN SPACE =

550.1 sq. m.

14.0%

10

TOTAL =

3,943.4 sq. m.

100.0%

123

SITE PLAN

2 x 2,962.5 sq. m. 2 x 31,888 sq. ft.

5,925.0 sq. m. 63,776 sq. ft. 2,918.5 sq. m. 31,415 sq. ft.

5th FLOOR - RESIDENTIAL

8th & 22nd FLOOR - RESIDENTIAL

PAVED SURFACE = 100

2,951.8 sq. m. 31,773 sq. ft.

2nd FLOOR - RESIDENTIAL

6th & 7th FLOOR - OFFICE

LOT COVERAGE

PROVIDED

50

2 BEDROOM UNIT

216

TOTAL

GROSS BUILDING AREA

MEZZANINE LEVEL

PRIVATE BALCONIES = AMENITY AREAS (GROUND FLOOR) = AMENITY ROOM (23th LEVEL) =

COMMERCIAL RETAIL

TOTAL

2,000.0 sq. m.

AMENITY SPACE - PROVIDED

200

COMMERCIAL OFFICE

BICYCLE PARKING

UNIT STATISTICS

12

SMALL SPACE (2.40 x 4.60)

RESIDENCE - WITHIN BUILDING

0.0 M

10 M² PER UNITS (200)

250

STANDARD SPACE (2.60 x 5.20)

BARRIER FREE SPACE TYPE A (3.40 x 5.20)

8

PROVIDED

BARRIER FREE

AMENITY SPACE - REQUIRED

PARKING SPACE SIZE

2 x 1,782.5 sq. m. 2 x 19,187 sq. ft. 15 x 747.5 sq. m. 15 x 8,046 sq. ft.

23rd LEVEL - AMENITY / MECHANICAL

G.F.A. = 612.2 m² (6,590 ft²)

G.F.A. = 2,941.8 m² (31,665 ft²)

105 sq. m.

G.F.A. = 2,952.0 m² (31,775 ft²)

210 sq. m. 674 sq. m.

G.F.A. = 1,972.3 m² (21,230 ft²)

3,565.1 sq. m. 38,374 sq. ft.

G.F.A. = 921.0 m² (9,914 ft²)

1,164 sq. m.

11,212.5 sq. m. 120,690 sq. ft.

G.F.A. = 807.3 m² (8,690 ft²)

177 sq. m.

630.1 sq. m. 6,783 sq. ft.

G.F.A. = 643.0 m² (6,921 ft²)

TOTAL AREA (ABOVE GRADE)

30,445.8 sq. m. 327,716 sq. ft.

TOTAL AREA

34,069.8 sq. m. 366,724 sq. ft.

(INCLUDING BELOW GRADE PARKING)

G.F.A. = 3,607.7 m² (38,833 ft²)

G.F.A. = 2,513.9 m² (27,060 ft²)

(BLOCK 5)

SCALE 1:200

01

KINGSTON, ONTARIO

PLOT DATE: Friday, July 27, 2018


PROJ. # 1517

157

Exhibit B

48((1675((7 2

5,600

3

8,200

4

8,200

5

8,200

6

8,200

7

8,200

8,203

8

8,200

9

10

8,200

11

8,200

8,200

12

5,643

13

S

S

S

S

S

S

S

S

ELEC.

S

B

SLOPE DN @ 2%

75,610 C

S

76,010 S

S

S

S

S

S

S

S

S

D

4,139

S

5,861

S

MECH.

2,644

S

C D

6,602

B

A

RAMP DN @ 12%

E

F

S

S

S

S

S

S

G

S

S

S

S

SLOPE DN @ 3%

S

P1 LEVEL SCALE 1 : 300

S

S

S

S

S

S

73,800

S

S

S

S

S

S

S

S

S

2,266

5,463

E

S

S

S

H

S

18 QUEEN - 282 ONTARIO STREET

JULY 17, 2018

P1

KINGSTON, ONTARIO


F

4,534

.,1*675((7($67

A

217$5,2675((7

1

158

Exhibit B

48((1675((7 5,600

2

3

8,200

8,200

4

5

8,200

6

8,200

7

8,200

8,203

8

9

8,200

10

8,200

11

8,200

12

8,200

5,643

13

79,500 COMMERCIAL 4550 SQ.FT.

SLOPE DN @ 12% %

D

AMENITY SPACE

E LOADING

SHIPPING AND RECEIVING

GARBAGE

S

S

S

S

S

2,266

S

BICYCLE PARKING

SLOPE DN @ 6% %

6,602

RAMP UP @ 18% %

SLOPE DN @ 5% %

77,900

78,800 H

S

LEVEL 1

SCALE 1 : 300

S

S

S

S

S

S

S

F G

4,534

F

77,000

STORAGE

D

G

B

C

79,750

E

77,900

LOBBY

STORAGE

C

4,139

COMMERCIAL 1350 SQ.FT.

77,900

8,505

AMENITY SPACE

79,500

5,463

B

A

SLOPE UP @ 13% %

.,1*675((7($67

A

217$5,2675((7

1

S

S

S

S

S

S

S

S

S

S

S

S

S

S

H

S


JULY 06, 2018

01

KINGSTON, ONTARIO


159

Exhibit B

48((1675((7 1

5,600

2

3

8,200

4

8,200

5

8,200

6

8,200

7

8,200

8

8,203

8,200

9

8,200

10

8,200

11

8,200

12

5,643

13

A

S

RAMP UP @ 12% %

RAMP DN @ 18%

10%

C D

6,602

6,690

5,800

S

D

2,644

C

E

S

S

S

S

S

S

S

S

2,266

S

S

LEVEL 2

SCALE 1 : 300

S

S

F G

4,534

6,000

S

G

OPEN TO BELOW

S

F

S

5,463

E

217$5,2675((7

B 5,861

B

2,600

.,1*675((7($67

4,139

A

S

S

S

S

S

S

S

S

S

H

S


JULY 17, 2018

02

KINGSTON, ONTARIO


160

Exhibit B

48((1675((7 1

5,600

2

3

8,200

4

8,200

5

8,200

6

8,200

7

8,200

8

8,203

8,200

9

8,200

10

8,200

11

8,200

12

5,643

13

2,644

S

RAMP UP @ 12% %

D

RAMP DN @ 12% 6,602

5,800

S

D

C

E

S

5,463

E

S

S

S

2,266

S

S

LEVEL 3-4 SCALE 1 : 300

F G

4,534

S

G

S

S

S

217$5,2675((7

B 5,861

B

2,600

.,1*675((7($67

4,139

A

S

S

S

S

S

S

S

S

S

S

S

H

S


JULY 17, 2018

03

KINGSTON, ONTARIO


161

Exhibit B

48((1675((7 1

5,600

2

8,200

3

4

8,200

5

8,200

6

8,200

7

8,200

8

8,203

8,200

9

8,200

10

8,200

11

8,200

12

5,643

13

2,644

S

S

D

D

6,602

S

S

RAMP DN @ 12%

C

E

S

5,463

E

S

S

S

S

S

S

2,266

S

S

LEVEL 5

SCALE 1 : 300

F G

4,534

G

S

S

S

217$5,2675((7

B 5,861

B

S

.,1*675((7($67

4,139

A

S

S

S

S

S

S

S

S

S

S

S

H

S


JULY 17, 2018

04

KINGSTON, ONTARIO


162

Exhibit B

1

5,600

2

8,200

3

8,200

4

8,200

5

8,200

6

8,200

7

8,203

8

8,200

9

8,200

10

8,200

11

8,200

12

5,643

13

A 4,139

A

B 5,861

B

2,644

C

D

6,602

D

C

E 5,463

E

2,266

F

G

4,534

G

F

H

H

OFFICE FLOOR PLAN(LEVEL 6) SCALE 1 : 300


JULY 17, 2018

05

KINGSTON, ONTARIO


163

Exhibit B

48((1675((7 1

5,600

2

8,200

3

8,200

4

8,200

5

8,200

6

8,200

7

8,203

8

8,200

9

8,200

10

8,200

11

8,200

12

5,643

13

A

2,644

C

D

6,602

D

C

E 5,463

E

2,266

F G

F

217$5,2675((7

B 5,861

B

G

4,534

2

.,1*675((7($67

4,139

A

H

H

OFFICE FLOOR PLAN (LEVEL 7) SCALE 1 : 300


JULY 17, 2018

06

KINGSTON, ONTARIO


164

Exhibit B

48((1675((7 8

8,200

10

8,200

11

12

8,200

8,200

UNIT AREA=1470 SQ. FT.


217$5,2675((7

8,504

B


6,602

D

E

7,729


G



920

.,1*675((7($67

1,158

9

TYPICAL FLOOR PLAN-LEVEL 8-22 SCALE 1 : 300


JULY 17, 2018

07

KINGSTON, ONTARIO


165

Exhibit B

13

12

11

10

9

8

7

6

5

4

3

2

1

4,500

3,000 3,000 3,000 3,000 3,700

75,200

3,700 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000

4,700

152,700

145,000

130,000

96,000 93,000

79,500

77,900

NORTH ELEVATION SCALE 1 : 350


JULY 17, 2018

08

KINGSTON, ONTARIO


166

BUILDING HEIGHT ALONG ANGULAR PLANE (MAX)

SCALE 1 : 350 AN GU LA R

($67(/(9$7,21 EAST & WEST ELEVATIONS 75,200

BUILD-TO PLANE

NORTH PROPERTY LINE

1,700 2,800 3,000 3,000 3,000 3,000 3,700 3,500 3,700 3,500 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000

20,000

75,200

300 3,000 2,800 3,000 3,000 3,000 3,000 3,700 3,500 3,700 3,500 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000

AVERAGE MEAN GRADE NORTH PROPERTY LINE

PL AN E

19,350

BUILD-TO PLANE

SOUTH-WEST PROPERTY LINE

SOUTH-EAST PROPERTY LINE

AN

JULY 17, 2018

Council Meeting 21 September 18, 2018 LA GU R A PL NE BUILDING HEIGHT ALONG ANGULAR PLANE (MAX)

SOUTH-EAST PROPERTY LINE

SOUTH-WEST PROPERTY LINE

4,700

4,700

Exhibit B

AVERAGE MEAN GRADE

:(67(/(9$7,21

18 QUEEN - 282 ONTARIO STREET KINGSTON, ONTARIO

09

167

3,000 3,000 3,000 3,000

WEST PROPERTY LINE

L GU AR AN PL E


SOUTH ELEVATION

SCALE 1 : 350

JULY 17, 2018

Council Meeting 21 September 18, 2018 AN LA R

3,000 2,800 3,000 3,000 3,000 3,000 3,700 3,500 3,700 3,500 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000

EAST PROPERTY LINE

PL AN E

300

AVERAGE MEAN GRADE GU

20,000

AN

BUILD-TO PLANE

BUILD-TO PLANE

1,300 4,500

4,700

Exhibit B

18 QUEEN - 282 ONTARIO STREET KINGSTON, ONTARIO

10

168

Exhibit B

3D VIEW1

18 QUEEN-282 ONTARIO STREET

SCALE

JULY 16, 2018 PAPER SIZE: Tabloid

PLOT DATE:

7/17/2018 9:34:01 PM

19-1

KINGSTON, ONTARIO PLOT SCALE: 1:1

F:\2015\1511 - 51-57 Queen Street, Kingston\01_Design Development\08_Revit\1511- 51-57 Queen _MOA-21JUNE.rvt


169

Exhibit B

3D VIEW2


SCALE


PLOT DATE:

7/17/2018 9:34:13 PM

19-2




170

Exhibit B

3D VIEW3


SCALE


PLOT DATE:

7/17/2018 9:34:23 PM

19-3




171

Exhibit B

3D VIEW4


SCALE


PLOT DATE:

7/17/2018 9:34:33 PM

19-4




172

Exhibit B


173

Exhibit B

3D VIEW6


SCALE


PLOT DATE:

7/17/2018 9:34:52 PM

19-6




174

Exhibit B

3D VIEW7 SCALE

18 QUEEN-282 ONTARIO STREET/ 51-57 QUEEN STREET


PLOT DATE:

7/17/2018 9:35:07 PM

19-7




175

Exhibit C

1 STOREY COMMERCIAL BUILDING

SITE

2 STOREY COMMERCIAL BUILDING

STREET

16.32

N13°14'50"E 1.49(P1&M) N75°26'20"W 1.51(P1&M)

59.42

N76°12'10"W

5200

3600

5200

9000

11500

KEY MAP

STREET

43.18

6500

18800

10603

6500

42.10

17700

10300

2600

5200

6200

33547

2100 2000

34900

23437

5 STOREY PODIUM

5 STOREY PODIUM

N13°09'50"E

25600

OUTLINE OF 19th LEVEL

4 STOREY PODIUM

N13°40'40"E

32800

19 STOREY RESIDENTIAL TOWER

EXIT

KING

EXIT

4 STOREY PODIUM

EXIT

OUTLINE OF 19th LEVEL

EXIT

2000 2200

23437 FRONTAGE

WELLINGTON

N76°35'30"W

24.19

N76°23'00"W

97406

4200

700

1800

6890

4 STOREY PODIUM

1200

58.27

N76°31'30"W 600

43.54

2800

5900

2800

2800

4 STOREY PODIUM

2100

3100

4100 8403

1800

QUEEN

STREET

0m

10

20

30

BAR SCALE PROJECT STATISTICS

DENSITY = 460 du/net ha (200du/0.4351ha) ZONING SITE AREA

C1-22 (H)

(0.4351 ha)

FINISHED GRADE (ZONING DEF.) BUILDING HEIGHT AT BUILD TO PLANE

4,350.9 sq. m. 46,833 sq. ft.

(GEO. ELEV.) 79.40 16.0 M (4 STOREY'S)

BUILDING HEIGHT - TOWER

METRES

BUILDING HEIGHT - TOWER

63.0 M

STOREYS

19

BUILDING HEIGHT - TOWER PODIUM

METRES

19.0 M

BUILDING HEIGHT - TOWER PODIUM

STOREYS

5

FRONT YARD SETBACK (WELLINGTON St.) EXTERIOR SIDE YARD SETBACK (QUEEN St.) EXTERIOR SIDE YARD SETBACK (KING St.) REAR YARD SETBACK

CAR PARKING

AS PER OWNERS REQUEST: BASED ON 200 UNITS

2.0 M 0.7 M

# of units to 1 net hectare of lot area

LOADING BAY (3.6 x 9.0 x 5.0) PARKING SPACE SIZE

460 1 2.60 x 5.20

PARKING SPACE SIZE (SMALL CAR)

2.40 x 4.60

SPECIAL VEHICLE PARKING - TYPE A

3.40 x 5.20

SPECIAL VEHICLE PARKING - TYPE B

2.40 x 5.20

SPECIAL VEHICLE ACCESS AISLE

1.50 x 5.20

AISLE WIDTH BICYCLE PARKING SPACE SIZE (INTERIOR & EXTERIOR) BICYCLE PARKING SPACE SIZE REDUCED (INTERIOR & EXTERIOR)

6.0 M 1.8 x 0.6

1.8 x 0.3

2.0 M 10.4 M

BICYCLE PARKING

REQUIRED

RESIDENCE


COMMERCIAL

- NOT REQUIRED

200

BARRIER FREE RESIDENTIAL

- 8 (4% of 200 SPACES REQUIRED)

CAR PARKING

PROVIDED

RESIDENCE PARKING

- 1.17 PER UNIT

243

10 M² PER UNITS (200)

200

PAVED SURFACE =

1,687.5 sq. m.

BUILDING FOOTPRINT =

2,162.5 sq. m.

LANDSCAPE OPEN SPACE =

500.9 sq. m.

11.5%

TOTAL =

4,350.9 sq. m.

100.0%

2,000.0 sq. m.

4

204

38.8% 49.7%

229

SMALL SPACE (2.40 x 4.60)

6

BARRIER FREE SPACE TYPE A (3.40 x 5.20)

4

BARRIER FREE SPACE TYPE B (2.40 x 5.20)

4


4,009.0 sq. m. 43,152 sq. ft.


4,009.0 sq. m. 43,152 sq. ft. 2,068.0 sq. m. 22,259 sq. ft.

GROUND FLOOR

BICYCLE PARKING RESIDENCE - WITHIN BUILDING EXTERIOR - WITHIN SIDEWALK TOTAL

PARKING SPACE SIZE

SCALE 1:200

- 1 PER 200 M² GFA

TOTAL

AMENITY SPACE 235

TOTAL

SITE PLAN


COMMERCIAL RETAIL

GROSS BUILDING AREA

8

8

STANDARD SPACE (2.60 x 5.20)

RESIDENCE

LOT COVERAGE

REQUIRED

AMENITY AREAS (GROUND FLOOR) =

PROVIDED

UNIT STATISTICS

PROVIDED PRIVATE BALCONIES =

RESIDENTIAL BARRIER FREE

CAR PARKING

200 0

TOTAL

AMENITY SPACE

REQUIRED

1,700.0 sq. m. 700.0 sq. m.

AMENITY ROOM (17th LEVEL) =

158.0 sq. m.

100

ROOF TOP PATIO (17th LEVEL) =

168.0 sq. m.

10

TOTAL =

2,726 sq. m.

1 BEDROOM

2nd - 4th FLOOR 98

2 BEDROOM UNIT

102

TOTAL

200

3 x 2,062.3 sq. m. 3 x 22,198 sq. ft.

1,914.7 sq. m. 20,610 sq. ft.

5th FLOOR FLOOR 6th - 18th FLOOR

13 x 741.1 sq. m. 13 x 7,977 sq. ft.

19th LEVEL - AMENITY / MECHANICAL

110

COMMERCIAL AREA COMMERCIAL RETAIL

739.7 sq. m. 7,962 sq. ft.

449.7 sq. m. 4,841 sq. ft. 20,253 sq. m. 218,009 sq. ft.

TOTAL AREA

28,271 sq. m. 304,313 sq. ft.

KINGSTON, ONTARIO


9,634.1 sq. m. 103,701 sq. ft.

TOTAL AREA (ABOVE GRADE)

51 - 57 QUEEN STREET (BLOCK 3)

PLOT DATE: Friday, July 27, 2018

6,186.8 sq. m. 66,594 sq. ft.

(INCLUDING BELOW GRADE PARKING)

01 PROJ. # 1511

176

Exhibit C

A

B 7,000

C

D

2,706

7,000

E 7,000

F

G

7,000

H

8,200

8,200

I

J

8,200

8,200

K 7,000

L 7,000

M 7,000

N 7,000

O

P 4,700

5,200

2,600

TO P2

15,000 TO LEVEL 1

2,127

S

S

KING STREET EAST

6,940

MECHANICAL

6,600

6,000

S

6 2,827

77,000 6,019

7 3,992

WELLINGTON STREET

5

RAMP DN @ 10 %

4

RAMP UP @ 10%

3

4,254

2

2,676 653

1

6,600

RAMP DN @ 5.0%

ELECTRICAL

8

5,200

6,611

S

2,600

9

QUEEN STREET

P1 AND P2 LEVEL


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:51:03 AM


04



177

Exhibit C

A

B 7,000

C

D

2,706

7,000

E 7,000

F 7,000

G 8,200

H

I

8,200

8,200

J 8,200

K 7,000

L 7,000

M 7,000

N 3,935

O 3,065

P 4,700

3600 x 9000 LOADING BAY

80,000

SLOPE DN @ 4.9%

4

5,200

RAMP DN @ 10 %

3

4,254

2

2,676 653

1

2,127

6,500

SLOPE DN @ 2.0%

6,940

GARBAGE 1477 SQ. FT.

BICYCLE STORAGE 904 SQ. FT.

.,1*675((7($67

SHIPPING+ RECEIVING 452 SQ. FT.

AMENITY 3379 SQ. FT. CACF

6 2,827

80,000

7 3,992

:(//,1*721675((7

5

LOBBY 2102 SQ. FT.

COMMERCIAL 5362 SQ. FT.

6,611

8 MUNICIPAL ART GALLERY 2600 SQ. FT.

ACTIVE AMENITY 1655 SQ. FT.

DELIVERY

9

48((1675((7

LEVEL 1


SCALE 1 : 300


PLOT DATE:

7/18/2018 10:41:58 AM


05



178

Exhibit C

A

B

4

7,000

F

7,000

G

8,200

H

8,200

I

8,200

J

8,200

K

7,000

L

M

7,000

7,000

N

O

7,000

P

4,700

2 BEDROOM 924 SQ. FT.


2 BEDROOM+STUDY 804 SQ. FT.


1,800

3

7,000

E

4,254

2

2,676 653

1

2,706

D

2,127

7,000

C







KING STREET EAST

6,940



ELECTRICAL

1,800

6 2,827

CACF

3,992

7

8













9

1,800

6,611

WELLINGTON STREET

5

QUEEN STREET

LEVEL 2-4


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:52:09 AM


06



179

Exhibit C

A

B

3 4

7,000

F

7,000

4,254

2

7,000

E

G

8,200

H

8,200

I

8,200

J

K

8,200

7,000

L

M

7,000

7,000

N

O

7,000

P

4,700





2,676 653

1

2,706

D

2,127

7,000

C





KING STREET EAST

6,940

1 BEDROOM 761 SQ. FT. 1 BEDROOM 783 SQ. FT.



6 2,827

CACF

7 3,992

WELLINGTON STREET

5





8 1 BEDROOM 673 SQ. FT.







6,611


9

QUEEN STREET

LEVEL 5


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:52:17 AM


08



180

Exhibit C

A

B

3 4

7,000

4,254

2

7,000

E

F

7,000

G

8,200

H

8,200

I

8,200

J

8,200

K

7,000

L

7,000

M

7,000

N

7,000

O

P

4,700





2,676 653

1

2,706

D

2,127

7,000

C

KING STREET EAST

6,940 2,827

6 7




3,992


8 6,611

WELLINGTON STREET

5

9

QUEEN STREET

LEVEL 6-18


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:52:24 AM


09



181

Exhibit C

F

G

3 4

4,254

2

8,200

J

8,200

MECHANICAL ROOM 1710 SQ. FT.

2,676 653

1

8,200

I

2,127

8,200

H

5

6,940

DECK 1808 SQ. FT.

2,827

6 PARTY ROOM 1710 SQ. FT.

3,992

7

8

MECHANICAL PENTHOUSE


SCALE 1 : 300


PLOT DATE:

7/16/2018 11:03:33 AM


09-1



182

R LA GU AN

AN GU L

E AN PL

AR

PL AN E

EAST PROPERTY LINE

WEST PROPERTY LINE


BUILD-TO PLANE

BUILD-TO PLANE

3,000

44,150

600

4,500

3,000

18,150

3,000

3,000

3,000

3,000

3,000

3,000

3,000

62,300

3,000

3,000

3,000

3,000

3,000

3,000

3,000

3,000

4,700

Exhibit C

AVERAGE MEAN GRADE

SOUTH ELEVATION


SCALE 1 : 300


PLOT DATE:

7/17/2018 9:46:55 PM


12



183

4,700 3,000 3,000 3,000 3,000 3,000 44,150

E AN PL

NORTH-EAST PROPERTY LINE

AR

NORTH-WEST PROPERTY LINE

SOUTH PROPERTY LINE

3,000 3,000 3,000

L GU AN

3,000 3,000

18,150

3,000

3,000

3,000

3,000

PL AN E

3,000

AR

SOUTH PROPERTY LINE

AN GU L


600

600

4,500

7,500

3,000

18,150

3,000 3,000

3,000

62,300

3,000

3,000

3,000 3,000


3,000

NORTH-WEST PROPERTY LINE

NORTH-EAST PROPERTY LINE

3,000

3,000

62,300

3,000

3,000

44,150

3,000

3,000

3,000

3,000

3,000

4,700

1,500

Exhibit C

AVERAGE MEAN GRADE

AVERAGE MEAN GRADE

WEST ELEVATION

EAST ELEVATION EAST & WEST ELEVATIONS


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:54:44 AM


13



184

3,000 3,000 E AN PL

3,000

R LA GU AN

WEST PROPERTY LINE


18,150

3,000 600

4,500

3,000

3,000

BUILD-TO PLANE

BUILD-TO PLANE

3,000

3,000

EAST PROPERTY LINE

3,000

62,300

3,000

3,000

3,000

44,150

3,000

3,000

3,000

3,000

3,000

4,700

Exhibit C

AVERAGE MEAN GRADE

NORTH ELEVATION


SCALE 1 : 300


PLOT DATE:

7/16/2018 10:55:35 AM


14



185

Exhibit C

3D view1


SCALE


PLOT DATE:

7/17/2018 9:33:11 PM


17-1



186

Exhibit C

3D view2


SCALE


PLOT DATE:

7/17/2018 9:33:21 PM


17-2



187

Exhibit C

3D view3


SCALE


PLOT DATE:

7/17/2018 9:33:30 PM


17-3



188

Exhibit C

3D view4


SCALE


PLOT DATE:

7/17/2018 9:33:40 PM


17-4



189

Exhibit C

3D VIEW5


SCALE


PLOT DATE:

7/17/2018 9:33:49 PM


17-5



190

Exhibit C

3D VIEW7 SCALE

18 QUEEN-282 ONTARIO STREET/ 51-57 QUEEN STREET


PLOT DATE:

7/17/2018 9:35:07 PM


19-7



191

Exhibit D Clause (x) to Report XXX-18-XXX

Page 1 of 4

File Number D09-039-2015 By-Law Number 2018-XXX A By-Law To Amend The Official Plan For The City Of Kingston Planning Area (Amendment Number 63, 51-57 Queen Street and 18 Queen Street & 282 Ontario Street) Passed: [Meeting Date] Whereas a Public Meeting was held regarding this amendment on February 18, 2016 and August 3, 2017; Now Therefore the Council of The Corporation of the City of Kingston, in accordance with the provisions of Section 17 of the Planning Act, R.S.O. 1990, c.P13, hereby enacts as follows: 1. The Official Plan for the City of Kingston is hereby amended by the following map change which shall constitute Amendment Number 63 to the Official Plan for the City of Kingston. (a)

Amend Schedule ‘3-D’, ‘Site Specific Policies’, of the City of Kingston Official Plan, so as to designate the properties located at 51-57 Queen Street and 18 Queen Street & 282 Ontario Street, as shown on Schedule ‘A’ to By-Law Number 2018-xxx, as ‘Site Specific Policy Area Number 66’.

(b)

Amend Schedule ‘DH-3’, ‘Downtown and Harbour Special Policy Area – Areas of Pedestrian Focus’, of the City of Kingston Official Plan, so as to remove the Mandatory Commercial Frontage from Wellington Street and a portion of the Queen Street frontage for the property located at 51-57 Queen Street, as shown on Schedule ‘B’ to By-Law Number 2018-xxx, within the ‘Downtown and Harbour Area’.

(c)

Amend Schedule ‘DH-3’, ‘Downtown and Harbour Special Policy Area – Areas of Pedestrian Focus’, of the City of Kingston Official Plan, so as to remove the Courtyard/Open Space Area Opportunity from the properties located at 51-57 Queen Street and 18 Queen Street & 282 Ontario Street, as shown on Schedule ‘B’ to By-Law Number 2018-xxx, within the ‘Downtown and Harbour Area’.

2. That the City of Kingston Official Plan, as amended, be further amended by adding the following new Site Specific Policy as Section 3.17.66: 51-57 Queen Street and 18 & 282 Ontario Street, Schedule 3-D, SSP Number 66 3.17.66

The properties located at 51-57 Queen Street and 18 Queen Street & 282 Ontario Street, shown on Schedule 3-D as Area 66 are each


192

Exhibit D City of Kingston By-Law Number 2018-XX Page 2 of 4 intended to accommodate a mixed-use, high density residential building. The Official Plan recognizes the special status of the North Block Central Business District Area as an area in the city core which was assessed in the context of an Urban Design Study, analyzing the potential for long-term intensification and development of the area. The subject area, shown on Schedule 3-D as Area 66, is currently underdeveloped, but does contain large areas of parking that serve the downtown and a number of commercial uses, such as grocery stores, that provide key anchors to the downtown, and support residents living in the area. It is the policy of Council to encourage the development of lands within this Site Specific Policy Area in accordance with the approved development framework established for the Central Business District policies of this Plan, to establish a general policy approach to guide the area’s transition and intensification, and to provide direction to the formulation and review of any proposed land use change and/or development proposal. The following provisions are intended to guide the development of the subject lands: a. The floor area of ground floor commercial uses shall be regulated through the implementing zoning by-law. b. Residential amenities and building support uses such as lobbies, common areas and mechanical uses are permitted at grade, including in those areas shown on Schedule DH-3 as having “Mandatory Commercial Frontage”, subject to the requirements for ground floor commercial uses in the implementing zoning by-law. c. A height map shall be introduced through the zoning by-law to define the form of the building traditionally addressed through angular plane and building height requirements. The maximum height on Block 3 shall be 63 metres and the maximum height on Block 5 shall be 76 metres, with any exceptions to these height limits being identified in the implementing zoning by-law. d. Reduction of amenity space requirements as required in the Downtown and Harbour Zoning By-Law may be considered, subject to the provision of alternate common amenity space, such as on rooftops, in internal courtyards, or mid-block walkways designed to improve pedestrian movement.


193

Exhibit D City of Kingston By-Law Number 2018-XX Page 3 of 4 e. The waterfront views are to be maintained along the municipal rights-of-ways of Queen Street and The Tragically Hip Way as shown on Schedule 9. f. Traffic studies and parking impact studies that examine circulation in the immediate area of a development proposal, and the on and off-site traffic impacts, are required for each development proposal. g. Heritage buildings within the study area must be protected and conserved in accordance with Section 7, of this Plan, and deviations from this requires consultation with Heritage Kingston and approval of City Council. h. Archaeological protection must take place, as set out in Section 7 of this Plan, and in accordance with the recommendations of the Stage One Archaeological Assessment included as Appendix C in the Urban Design Guidelines for the North Block Central Business District (2004). i. This Official Plan sets out policies for fostering improved environmental quality and requiring site remediation of contaminated sites. The policies and the area subject to the Community Improvement Plan were updated in 2005, in order to start the implementation of Kingston’s brownfields program. When proposing a change to a more sensitive land use, the owner must file a Record of Site Condition to demonstrate that the proposed land use is appropriate and in accordance with provincial legislation. j. These parcels of land are subject to an ‘H’ Holding Symbol under Section 36 of the Planning Act and in accordance with the policies of Section 9 of this Plan. 3. That the City of Kingston Official Plan, as amended, be further amended by deleting Section 10A.5.1 and replacing it with the following new Section 10A.5.1; 10A.5.11 This site on the south side of Queen Street between King and Ontario Street is part of the North Block Site Specific Policy Areas shown on Schedule 3D and is able to accommodate new large scale development. Development on this site is subject to the site specific policies of Section 3.17.66 of this Plan. 4. That the City of Kingston Official Plan, as amended, be further amended by deleting Section 10A.5.3 and replacing it with the following new Section 10A.5.3; 10A.5.3

The north side of Queen Street between Wellington and King Streets is part of the North Block Site Specific Policy Area shown on Schedule 3-D and is able to accommodate new large-scale


194

Exhibit D City of Kingston By-Law Number 2018-XX Page 4 of 4 development. Development on this site is subject to the site specific policies of Section 3.17.66 of this Plan.

5. This by-law shall come into force and take effect on the day that is the day after the last day for filing an appeal pursuant to the Planning Act, provided that no Notice of Appeal is filed to this by-law in accordance with the provisions of Section 17, Subsection 24 of the Planning Act, as amended; and where one or more appeals have been filed within the time period specified, at the conclusion of which, the By-Law shall be deemed to have come into force and take effect on the day the appeals are withdrawn or dismissed, as the case may be. Given all Three Readings and Passed: [Meeting date]

John Bolognone City Clerk

Bryan Paterson Mayor


195

OR DN AN C

Exhibit D

5

35

6

7

4

278 276 274

PLAC E

264 262

BAR R

248 246 244 242 240 238 236

237

85

212

119

295

ST

56 52

42 390

368

79 77 75

80

171

168

73 71

94 159 155 153 93

86 82

348 346 342 338

67

78

76

69

59

68 62 58 65

55

ESS

BRO C

365 53 51

ST

331 327 39

K ST

282 275 267

41

259 257 11 9

14

35 33

328

25

12

10 6

251

2

237 235

326

5

Applicant: Homestead Land Holdings Ltd File Numbers: D09-039-2015; D14-146-2015 Address: 51-57 Queen Street, 18 Queen Street & 282 Ontario Street Legal Description: Various 0

253

36

7

230

Official Plan Amendment Number 63

PREPARED BY: A, Dowker DATE: 2018-08-01

285

248

Schedule 'A' to Bylaw _____

a department of Community Services

255

34 252 250

89

Planning, Building & Licensing Services

263

27

50 48 46 44 353 349 343 345 341 339 335

330

11

1

371 369 367

356 354 352

179 177 175

17

22

375

366

PRIN C

23 21

ANE TIVE L E XE C U

85

100

172

29

18

65

186 184 182

95

58

51

388 382

190

99

QUE EN

62 60 209

101

106

22

57

89

112

28

22

207 205 201 197

111

1

34

228 79 75 224 73

80

317

22

33

AC K ST

64

235

ON ST

89 87

WEL LIN GT

93 91

388

63

232 97 95

D PLA 'A R CE M ES

D'ARM ES

22

256

96

27

49

270 268 266

3

92

346

ST

11

115

1

282 280

19 17 15

14 12

279

ONT ARIO

16

288

ST E

20

33 31 29 27 25 23

RIDEAU ST

26

ES T

KIN G

38

50 1:2,500

75

100

meters

Official Plan Schedule 3D Site Specific Policy Areas

E

Land Subject to Change from Site Specific Policy Number 22 to Site Specific Policy Number 66 Existing Site Specific Policy Area

Certificate of Authentication This is Schedule 'A' to By-Law Number_____ passed this ____ day of ______ 2018 _________________

Council Meeting 21 September 18, 2018 Mayor

__________________ Clerk 196

Exhibit D 33 282 31 280 29 27 LEGEND 278 25 381 26 276 23 PRIME PEDESTRIAN STREETS 274 20 272 19 PRIORITY PEDESTRIAN WALK 270 17 16 268 15 AREA EXISTING COURTYARD/OPEN 266 14 11 COURTYARD/ OPEN AREA OPPORTUNITY 264 10 119 262 MANDATORY 115 COMMERCIAL FRONTAGE 7 6

RIDEAU ST

1

27

49

PLAC E D'A RMES

D PLA 'A R CE M ES

4 HARBOUR DOWNTOWN AND 3 AREA 89

92

388

256

63

BAR R

248 246 244 242 240 238 236

96

237

AC K ST

64

235

317

33 1

34

232 93 91

87

85

28

228 79 75 224 73

295

104 102

131 119

111

112

106

388 382

CL AR EN CE

94 159

ST

93

69

59

86 82 76

155 153 95

342 338

68 62 58 65

55

330

BRO C

365 53 51

ST

282 275 267

41

259 257 11 9

327 39

10 6

251

2

35 33

328

237 235 5

318

67

Applicant: Homestead Land Holdings Ltd File Numbers: D09-039-2015; D14-146-2015 Address: 51-57 Queen Street, 18 Queen Street & 282 Ontario Street Legal Description: Various

0 PREPARED BY: A, Dowker DATE: 2018-08-14

12

230

Official Plan Amendment Number 63


253

7

248

Schedule 'B' to Bylaw _____


255

34 252 250

343 345

341 339 335

324 320

89

263

27

50 48 46 44

331

K ST

285

1

353 349

348

171

73 71 166 162 158

ESS

11

369 367

356 354 352

179 177 175

168

17

375 373

366

PRIN C

80 78

186

99

368

79 77 75

100

172

23 21

18

65

182

29

42 390

190

105

56 52

207 205 201 197

89

120

58

ST

ST E

ON S T

62 60

51

ANE TIVE L E XE C U

101

WEL LING T

212

209

QUE EN

ONT ARIO

57

80

122

ST

97 95

KIN G

105

25

50 1:2,500

75

100

meters

E

Official Plan Schedule DH-3 Downtown and Harbour - Areas of Pedestrian Focus Subject Lands

Mandatory Commercial Frontage to be Removed at the Intersection of Wellington Street/Queen Street of the Property known as 51-57 Queen Street Courtyard/ Open Area Opportunity to be Removed

Certificate of Authentication This is Schedule 'B' to By-Law Number_____ passed this ____ day of ______ 2018 _________________

Council Meeting 21 September 18, 2018 Mayor

__________________ Clerk 197

Exhibit E Clause (x) to Report XXX-18-XXX

Page 1 of 12

File Number D14-146-2015 By-Law Number 2018-XX A By-Law to Amend By-Law Number 96-259, “Downtown and Harbour Zoning ByLaw for The Corporation of The City of Kingston” (Zone Change from site-specific Central Business System ‘C1-22(H)’ Zone to site-specific Central Business System ‘C1-47-H’ Zone & site-specific Central Business System ‘C1-48-H’ Zone, 51-57 Queen Street / 18 Queen Street & 282 Ontario Street) Passed: [Meeting Date] Whereas by Order of the Minister of Municipal Affairs and Housing, The Corporation of the Township of Kingston, The Corporation of the Township of Pittsburgh and The Corporation of the City of Kingston were amalgamated on January 1, 1998 to form The Corporation of the City of Kingston as the successor municipal Corporation and pursuant to the Minister’s Order, any by-laws of the former municipality passed under the Planning Act continue as the by-laws covering the area of the former municipality now forming part of the new City; and Whereas the Council of The Corporation of the City of Kingston deems it advisable to amend By-Law Number 96-259, as amended, of the former City of Kingston; Therefore be it resolved that the Council of the Corporation of the City of Kingston hereby enacts as follows: 1. By-Law Number 96-259 of The Corporation of the City of Kingston, entitled “Downtown and Harbour Zoning By-Law for The Corporation of the City of Kingston”, as amended, is hereby further amended as follows: 1.1.

Map 1 of Schedule “A”, as amended, is hereby further amended by changing the zone symbol of the subject site from site-specific Central Business System ‘C122(H)’ Zone to site-specific Central Business System ‘C1-47-H’ Zone & sitespecific Central Business System ‘C1-48-H’ Zone, as shown on Schedule “A” attached to and forming part of By-Law Number 2018-___.

1.2.

By Adding a new subsection 7.3.47 thereto as follows: “7.3.47

(51-57 Queen Street)

Notwithstanding the provisions of this By-law to the contrary, for the lands designated ‘C1-47’ on Schedule ‘A’ hereto, the following regulations shall apply: 7.3.47.1

Definitions


198

Exhibit E City of Kingston By-Law Number 2018-XXX Page 2 of 12 “Mixed Commercial/Residential Development” shall mean a building or structure which is used for a mixture of commercial and residential uses, with associated residential amenities and commercial uses permitted on a portion of the ground floor. No residential dwelling units are permitted on the ground floor. “Podium” shall mean all areas of the building outside of the Tower, shown as Areas ‘B’, ‘C’ ‘D’ and ‘E’ on Schedule ‘B’. “Street Wall” shall mean all façades of a building adjacent to a lot line that abuts a public street. “Tower” shall mean the building area shown as Area “E” on Schedule ‘B’, floors 6 through 19 of the building. “Tower Floorplate” shall mean the gross floor area of each storey within a Tower, exclusive of inset and projecting balconies. 7.3.47.2

Regulations (a) Building Height (i) The maximum building height at build to plane provisions shall not apply. (ii) The maximum angular plane provisions shall not apply. (iii) No part of the building shall exceed the height limits in metres as shown on Schedule ‘B’, attached hereto and forming part of this Bylaw, subject to the provisions of this zone allowing for variations in the building footprint and articulation from that shown on Schedule ‘B’. (iv) Building Height (exemption) The height limits identified in (a) shall not apply to prevent the erection of decorative, functional, or mechanical elements approved under the Site Plan Agreement or required for the normal operations of the building and permitted uses, including but not limited to the following (whether singular or plural): window washing equipment, lighting fixtures, ornamental elements, lightning rods, parapets, trellises, eaves, window sills, guardrails, balustrades, railings, stairs, stair enclosures, wheel chair ramps, vents, mechanical equipment and/or mechanical penthouse, ventilating equipment, landscape


199

Exhibit E City of Kingston By-Law Number 2018-XXX Page 3 of 12 and green roof elements, solar panels, partitions dividing outdoor amenity areas, wind mitigation features, chimney stack, exhaust flues, garbage chute overrun, elevator overrun, antennae, mast and public art elements. (b)

Tower Setbacks (i) The Tower shall be setback as shown on Schedule ‘B’, attached hereto and forming part of this By-law. (ii) Notwithstanding subsection (a) and (b)(i) for the Tower portion of the building, a variance of up to 2 metres in the setbacks of the Tower as shown on Schedule ‘B’ will be permitted, provided that the setback of the Tower from the Queen Street frontage is no less than 5.0 metres and all other provisions of this By-law are satisfied;

(c) Tower Floorplate The maximum permitted Tower Floorplate for ‘Area E’ as shown in Schedule ‘B’ for floors 6 through 19 shall be 790 square metres. (d) Tower Balconies (i) Balconies are permitted to project a maximum of 2.5 metres from the eastern façade of the Tower (King Street East façade) to a maximum length of 18.0 metres. All inset balconies in the Tower shall be contained within Area ‘E’, as shown on Schedule ‘B’, subject to the provisions of subsection (b)(ii). (ii)All rooftop areas are permitted to be used for terraces. (e) Tower Facades (i) A minimum of 25% of the north and south façades shall be inset a minimum of 1.7 metres from the outermost face of the Tower façade, this shall include inset balconies; (ii) A minimum of 10% of the west façade shall be inset a minimum of 1.7 metres from the outermost face of the Tower façade, this shall include inset balconies; (f) Podium Setbacks (i) The Podium shall be setback as shown on Schedule ‘B’, attached hereto and forming part of this By-Law.


200

Exhibit E City of Kingston By-Law Number 2018-XXX Page 4 of 12 (ii) Notwithstanding subsection (f)(i), at grade setbacks are permitted to vary from the setbacks shown on Schedule ‘B’, attached hereto and forming part of this By-law, to permit additional outdoor active space along the street frontages of the site, to accommodate varied entrance configurations, vehicular ingress and egress to the building and site, and site servicing; (iii) Notwithstanding subsection (f)(i), for the Podium, a variance of up to 0.5 metres in the setbacks shown on Schedule ‘B’ will be permitted. (g)

Podium Facade (i) Notwithstanding subsections (a)(iii) and (f)(i), for the portion of the Podium extending from the intersection of Queen Street and Wellington Street to the western limit of the Tower, the Street Wall of the Podium adjacent to Queen Street shall contain a minimum 6 metre wide independent vertical break with a minimum depth of 2.1 metres measured from the face of the Podium. (ii) Notwithstanding subsections (a)(iii) and (f)(i), for the portion of the Podium extending from the intersection of Queen Street and King Street to the eastern limit of the Tower, the Street Wall of the Podium adjacent to Queen Street shall contain a minimum 6 metre wide independent vertical break with a minimum depth of 2.1 metres measured from the face of the Podium.

(h)

Podium Balconies (i) On levels 2 through 5, balconies are permitted to project a maximum of 2.5 metres beyond the setback established in Schedule “B” but shall not extend beyond the outermost Podium wall/Street Wall. (ii) All other balconies shall be inset within the setbacks established on Schedule “B” of this By-Law. (iii) All rooftop areas are permitted to be used for terraces.

(i)

Lot Coverage The lot coverage provisions shall not apply.

(j)

Density (maximum) There shall be no maximum density.


201

Exhibit E City of Kingston By-Law Number 2018-XXX Page 5 of 12 (k)

Ground Floor Requirements (i) The minimum ground floor height of all building spaces fronting on a public street shall be 4.5 metres, as measured from floor to floor. (ii) A minimum of 487 square metres of commercial uses in accordance with the ‘C1’ zone shall be provided at the corner of King Street and Queen Street. (iii) Residential amenities and building support uses such as lobbies, common areas and mechanical uses are permitted at grade.

(l) Art Gallery Space (i) A minimum of 241 square metres of space shall be provided at the corner of Wellington Street and Queen Street for the purpose of a Municipal Art Gallery, the terms and conditions to be established through the Section 37 Agreement, for a term of 10 years. (ii) In the event the Section 37 Agreement expires, the 241 square metre space may be used for amenity uses or commercial uses in accordance with the ‘C1-47’ zone. (m) Loading (i) The minimum number of loading spaces shall be 1. (ii) Loading spaces shall be accessed by an unobstructed access aisle of minimum 6.0 metres in width, minimum vertical clearance of 4.2 metres and provide sufficient space to permit the maneuvering of vehicles on site. (n) Off-Street Parking (i) All required parking spaces shall have minimum dimensions of 2.6 metres wide by 5.2 metres long. (o) Off-Street Accessible Parking (i) Type A spaces shall have minimum dimensions of 3.4 metres wide by 5.2 metres long. (ii) Type B spaces shall have minimum dimensions of 2.4 metres wide by 5.2 metres long.


202

Exhibit E City of Kingston By-Law Number 2018-XXX Page 6 of 12 (iii) An accessible aisle with minimum dimensions of 1.5 metres wide by 5.2 metres long and marked with high tonal contrast diagonal lines is required adjacent to Type A and Type B accessible parking spaces. The access aisle may be shared between Type A and Type B spaces. (iv)The minimum required vertical clearance of the required accessible spaces shall be 2.1 metres. (p) Off-Street Bicycle Parking (i) A minimum of 1 bicycle parking space shall be provided per residential dwelling unit. (ii) Up to a maximum of 25 percent of required on-site bicycle parking stalls are permitted to be securely located outdoors and exposed to the elements. (iii) Bicycle parking stalls shall have a minimum width of 0.3 metres and minimum length of 1.8 metres with a vertical clearance of 2.1 metres. (iv) Required bicycle parking may be accommodated within a storage area within a dwelling unit. (q) Holding Zone Provisions The use and removal of the Holding (-H) Symbol shall be in accordance with the provisions of Section 6.3 of this By-law. Removal of Holding Symbol The Holding (-H) Symbol shall not be removed until such time as the following requirements have been met to the satisfaction of the municipality: (i)Record of Site Condition prepared and registered by a qualified person as defined by the municipality and is completed to the satisfaction of the municipality with demonstrated adherence to all municipal and provincial requirements; 1.3.

By Adding a new subsection 7.3.48 thereto as follows: “7.3.48

(18 Queen Street & 282 Ontario Street)

Notwithstanding the provisions of this By-law to the contrary, for the lands designated ‘C1-48’ on Schedule ‘A’ hereto, the following regulations shall apply:


203

Exhibit E City of Kingston By-Law Number 2018-XXX Page 7 of 12 7.3.48.1

Definitions

“Mixed Commercial/Residential Development” shall mean a building or structure which is used for a mixture of commercial and residential uses, with associated residential amenities and commercial uses permitted on a portion of the ground floor. No residential dwelling units are permitted on the ground floor. “Podium” shall mean all areas of the building outside of the Tower, shown as Areas ‘B’, ‘C’, ‘D’ ‘E’ and ‘F’ on Schedule C. “Street Wall” shall mean all façades of a building adjacent to a lot line that abuts a public street. “Tower” shall mean the building area shown as Area “F” on Schedule ‘C’ floors 8 through 23. “Tower Floorplate” shall mean the gross floor area of each storey within a Tower, exclusive of inset and projecting balconies. 7.3.48.2

Regulations

(a) Building Height (i) The maximum building height at build to plane provisions shall not apply. (ii) The maximum angular plane provisions shall not apply. (iii) No part of the building shall exceed the height limits in metres as shown on Schedule ‘C’, attached hereto and forming part of this By-law, subject to the provisions of this zone allowing for variations in the building footprint and articulation from that shown on Schedule ‘C’. (iv) Building Height (exemption) The height limits identified in (a) shall not apply to prevent the erection of decorative, functional, or mechanical elements approved under the Site Plan Agreement or required for the normal operations of the building and permitted uses, including but not limited to the following (whether singular or plural): - window washing equipment, lighting fixtures, ornamental elements, lightning rods, parapets, trellises, eaves, window sills, guardrails, balustrades, railings, stairs, stair enclosures, wheel chair ramps, vents, mechanical equipment and/or


204

Exhibit E City of Kingston By-Law Number 2018-XXX Page 8 of 12 mechanical penthouse, ventilating equipment, landscape and green roof elements, solar panels, partitions dividing outdoor amenity areas, wind mitigation features, chimney stack, exhaust flues, garbage chute overrun, elevator overrun, antennae, mast and public art elements. (b)

Tower Setbacks (i) The Tower shall be setback as shown on Schedule ‘C’, attached hereto and forming part of this By-law. (ii) Notwithstanding subsection (a) and (b)(i), for the Tower portion of the building, a variance of up to 2 metres in the setbacks of the Tower shown on Schedule ‘C’ will be permitted, provided that the setback of the Tower from the Queen Street frontage is no less than 5.0 metres and all other provisions of this by-law are satisfied;

(c) Tower Floorplate The maximum permitted Tower Floorplate for ‘Area F’ as shown in Schedule ‘C’ shall be 790 square metres for floors 8 through 23. (d) Tower Balconies (i)

(ii)

East and West façade Balconies are permitted to project a maximum of 2.5 metres from the east and west façades of the Tower to a maximum of 30% of the building face. North and South façade Balconies are permitted to project a maximum of 2.5 metres from the north and south façade of the Tower to a maximum of 40% of the building face.

(iii)

Corner Balconies In addition to subsections (d)(i) and (d)(ii), that portion of a corner balcony that is outside of a projected building face shall be permitted.

(iv)

All rooftop areas are permitted to be used for terraces.

(e) Tower Facades


205

Exhibit E City of Kingston By-Law Number 2018-XXX Page 9 of 12 (i) A minimum of 40% of the north and south façades shall be inset a minimum of 0.7 metres from the outermost face of the Tower façade, this shall include inset balconies; (ii) A minimum of 10% of the east and west facade shall be inset a minimum of 0.7 metres from the outermost face of the Tower façade, this shall include inset balconies; (f) Podium Setbacks (i) The Podium shall be setback as shown on Schedule ‘C’, attached hereto and forming part of this By-law. (ii) Notwithstanding subsection (f)(i), at grade setbacks are permitted to vary from the setbacks shown on Schedule ‘C’, attached hereto and forming part of this By-law, to permit additional outdoor active space along the street frontages of the site, to accommodate varied entrance configurations, vehicular ingress and egress to the building and site, and site servicing; (iii) Notwithstanding subsection (f)(i), for the Podium, a variance of up to 0.5 metres in the setbacks shown on Schedule ‘C’ will be permitted. (g)

Podium Facade (i) Notwithstanding (f)(i), for the portion of the Podium extending from the intersection of Queen Street and King Street to the western limit of the Tower the Street Wall of the Podium adjacent to Queen Street shall contain a minimum 6 metre wide independent vertical break with a minimum depth of 2.1 metres.

(h)

Podium Balconies (i) On levels 2 through 7 balconies are permitted to project a maximum of 2.5 m beyond the setback established on Schedule “C” on the façades of the Podium, and shall not extend beyond the outermost Podium wall/Street Wall. (ii) All other balconies shall be inset within the setbacks established on Schedule “C” of this By-law. (iii) All rooftop areas are permitted to be used for terraces. (i)

Lot Coverage The lot coverage provisions shall not apply.


206

Exhibit E City of Kingston By-Law Number 2018-XXX Page 10 of 12 (j)

Density (maximum) There shall be no maximum density.

(k)

Ground Floor Requirements (i) The minimum ground floor height of all building spaces fronting on a public street shall be 4.5 metres, as measured from floor to floor. (ii) A minimum of 413 square metres of commercial uses in accordance with the ‘C1’ zone shall be provided at the corner of King Street and Queen Street. (iii) A minimum of 115 square metres of commercial uses in accordance with the ‘C1’ zone shall be provided at the corner of Ontario Street and Queen Street. (iv) The yard adjacent to Ontario Street abutting 100 percent of the street frontage, not including areas required to accommodate entrance configurations, vehicular ingress and egress to the site, and site servicing, shall be programmed with active at grade uses including a patio or a use that is complementary to the commercial and/or amenity space. (v) Residential amenities and building support uses such as lobbies, common areas and mechanical uses are permitted at grade.

(l) Loading (i) The minimum number of loading spaces shall be 1. (ii) Loading spaces shall be accessed by an unobstructed access aisle of minimum 6.0 metres in width, minimum vertical clearance of 4.2 metres and provide sufficient space to permit the maneuvering of vehicles on site. (m) Off-Street Parking (i) All required parking spaces shall have minimum dimensions of 2.6 metres wide by 5.2 metres long. (n) Off-Street Accessible Parking (i) Type A spaces shall have minimum dimensions of 3.4 metres wide by 5.2 metres long.


207

Exhibit E City of Kingston By-Law Number 2018-XXX Page 11 of 12 (ii) Type B spaces shall have minimum dimensions of 2.4 metres wide by 5.2 metres long. (iii) An accessible aisle with minimum dimensions of 1.5 metres wide by 5.2 metres long and marked with high tonal contrast diagonal lines is required adjacent to Type A and Type B accessible parking spaces. The access aisle may be shared between Type A and Type B spaces. (iv) The minimum required vertical clearance of the required accessible spaces shall be 2.1 metres. (o) Off-Street Bicycle Parking (i) A minimum of 1 bicycle parking space shall be provided per residential dwelling unit. (ii) Up to a maximum of 25 percent of required on-site bicycle parking stalls are permitted to be securely located outdoors and exposed to the elements. (iii) Bicycle parking stalls shall have a minimum width of 0.3 metres and minimum length of 1.8 metres with a vertical clearance of 2.1 metres. (iv) Required bicycle parking may be accommodated within a storage area within a dwelling unit. (p) Holding Zone Provisions The use and removal of the Holding (-H) Symbol shall be in accordance with the provisions of Section 6.3 of this By-law. Removal of Holding Symbol The Holding (-H) Symbol shall not be removed until such time as the following requirements have been met to the satisfaction of the municipality: (i) Record of Site Condition prepared and registered by a qualified person as defined by the municipality and is completed to the satisfaction of the municipality with demonstrated adherence to all municipal and provincial requirements;


208

Exhibit E City of Kingston By-Law Number 2018-XXX Page 12 of 12 2. This By-law shall come into force and take effect on the day it is passed subject to and in accordance with the provisions of the Planning Act, R.S.O. 1990, c. P. 13 as amended from time to time. Given all Three Readings and Passed: [Meeting Date]

John Bolognone City Clerk

Bryan Paterson Mayor


209

96

150 51 43 41 37

138 310

19 15 11 7 153

BAG OT ST

170

311

298

183 173 186

105

159 156 278 274

266 256

97

248

80

111 101

120 112 100 190 184

255 125

172 168

105

144 115

T

THE


PREPARED BY: A. Dowker DATE: 7/31/2018

346

58 52

89

29

ST

67 71

368 366 65 62 356 352 338

21 17

390 18

382 77

TR A

G ICA

LLY H

IP WA Y

51

375 369

365

349 343 341

285

11

1

282 41

27 34 252 250 248 230

275

267 263 259 9 75

46

255 253 10 6 251

2

237 235

5 225

216

1

211 209

6

SCHEDULE 'A' TO BY-LAW NUMBER Planning, Building & Licensing Services

1 1

295

57

94 86 80 76

BRO

1 1 1 1 1 1 1 11 1 1

317

34

55 CK S 331 T 94 86 327 35 76 220 155 68 58 328 151 225 106 65 324 89 131 318 121 CL 67 208 86 AR 310 113 131 MA EN 300 130 68 CE 126 RK 297 129 JO E ST 20 H 16 T S 205 294 NS 45 T 124 ON 200 S 270 120 T 90 91 285 114 34 W 80 106 111 ILL 79 104 196 76 275 IA 273 105 M 75 70 193 265 103 ST 84 178 264 45 189 39 53 63 80 259 70 59 35 166 162

120

1

33

207 203

175 171

1

388

28

ESS

1

1 1 1 1

1

62

PRIN C

136 132 275

1

63

237 64 235

N ST

212 129

D'ARM ES

228

QU E E

303

145

262

242 238

79

102

PLAC E

BAR 85 R AC KS

27 27

49

268

232 91

1

278

11 7

92

1

274

17

121

MO N 30

350

137

157

46

115

279

1

1 1

1 1

T

344

TR EA

58

L ST

72

288 282

25

26 20 16 14 10 6 4

1 1

1

1 11

RIO S

381

119

292

5

35 35 33

100

11 1 1 1

ST E

48 44 40

382

348

29

1

8 4 3 302

52

47 41

ORDNANCE ST

110 106

308

61 55

60

1

2 2

ONTA

68 64

417

407 401

402 69 398

77 75 18 71 69

KING

410

111 106

BAGOT ST

125 121 117

Exhibit E

52 48 78

425 62

RIDEAU ST

96 90 86 428 424 420 137 416 131 412

LEGEND Reference By-Law 96-259

Rezoned from C1-22(H) to C1-47-H Applicant: Homestead Land Holdings Ltd Owner: Homestead Land Holdings Ltd Rezoned from C1-22(H) to C1-48-H File Number: D14-146-2015 Address: 51-57 Queen Street, 18 Queen Street & Certificate of Authentication 282 Ontario Street

This is Schedule 'A' to By-Law Number ____, passed this ______day of ____________ 2018.

0

25

50

1:4,000

75

100

E

Council Meeting 21 September_________________ 18, 2018

Metres

Mayor

_____________________ 210 Clerk

34900

2000 2000

1700

AREA "D" / H 19.00m

AREA "C" / H 16.00m AREA "C" / H 16.00m

AREA "B" / H 9.00m

AREA "C" / H 16.00m

QUEEN

STREET

FOR ZONING SCHEDULE PURPOSE

MAXIMUM BUILDING HEIGHTS AND MAXIMUM NUMBER OF STOREYS


SCHEDULE 'B' TO BY-LAW NUMBER


AREA "C" / H 16.00m

AREA "A" : 0.00m (0 storeys) AREA "B" : 9.00m (2 storeys) AREA "C" : 16.00m (4 storeys) AREA "D" : 19.00m (5 storeys) AREA "E" : 63.00m (19 storeys)

A.M.G. FOR 51 - 57 QUEEN STREET = 79.40 GEODETIC ELEVATION


4100 AREA "C" / H 16.00m

5900

AREA "0" / H 0.00m 2800

700

AREA "C" / H 16.00m

AREA "C" / H 16.00m

2800

7000

AREA "C" / H 16.00m

AREA "A" / H 0.00m

AREA "D" / H 19.00m

AREA "C" / H 16.00m

MAXIMUM TOWER FLOORPLATE 790 sq. m.

4200

AREA "A" / H 0.00m

AREA "E" / H 63.00m

STREET

32800

KING

17700

18800

12600

11500

AREA "A" / H 0.00m

1700

WELLINGTON

STREET

10300

Exhibit E

Applies to Lands Zoned C1-47-H

Applicant: Homestead Land Holdings Ltd Owner: Homestead Land Holdings Ltd File Number: D14-146-2015 Address: 51-57 Queen Street

Certificate of Authentication This is Schedule 'B' to By-Law Number ____, passed this ______day of ____________ 2018

E

_________________ Mayor


_____________________ Clerk

211

AREA "D" / H 21.00m

700

AREA "F" / H 76.00m MAXIMUM TOWER FLOORPLATE 790 sq. m.

700

AREA "E" / H 29.00m

5200

AREA "A" / H 0.00m

10400 55800

10800

7700

AREA "A" / H 0.00m

8800

5200

5700

AREA "D" / H 21.00m AREA "D" / H 21.00m

STREET

700

ONTARIO

700

AREA "D" / H 21.00m

AREA "A" / H 0.00m AREA "B" / H 8.50m

600

AREA "D" / H 21.00m

KING

STREET

AREA "C" / H 18.00m

6000

3100

10700

4000

4000

STREET

1500

QUEEN

1500

4000

Exhibit E

43900

MAXIMUM BUILDING HEIGHTS AND MAXIMUM NUMBER OF STOREYS AREA "A" : 0.00m (0 storeys) AREA "B" : 8.50m (2 storeys) AREA "C" : 18.00m (4 storeys) AREA "D" : 21.00m (5 storeys) AREA "E" : 29.00m (7 storeys) AREA "F" : 76.00m (23 storeys)

FOR ZONING SCHEDULE PURPOSE A.M.G. FOR 18 QUEEN & 282 ONTARIO STREET = 78.20 GEODETIC ELEVATION


SCHEDULE 'C' TO BY-LAW NUMBER Planning, Building & Licensing Services a department of Community Services

Applies to Lands Zoned C1-48-H

Applicant: Homestead Land Holdings Ltd Owner: Homestead Land Holdings Ltd File Number: D14-146-2015 Address: 18 Queen Street & 282 Ontario Street

Certificate of Authentication This is Schedule 'C' to By-Law Number ____, passed this ______day of ____________ 2018

E

_________________ Mayor


_____________________ Clerk

212