City of Kingston Report to Planning Committee Report Number PC

Transcription

1 To: From: Resource Staff: Date of Meeting: September, 20 Subject: File Number: Address: Application Type: Owner: Applicant: City of Kingston Report to Planning Committee Report Number PC--092 Chair and Members of Planning Committee Lanie Hurdle, Commissioner, Community Services Paige Agnew, Director, Planning, Building & Licensing Services Public Meeting & Comprehensive Report D Montreal Street Zoning By-Law Amendment Jungho Baek & Eunsil Kang Bernard Fitzgerald Executive Summary: The following is a Public Meeting and comprehensive report recommending approval to the Planning Committee regarding an application for a zoning by-law amendment submitted by Bernard Fitzgerald, on behalf of Jungho Baek & Eunsil Kang, with respect to the subject site located at Montreal Street. The applicant is proposing to change the use from retail to doctor s office for a unit within an existing four unit commercial building. The property is currently zoned site specific A.4 in Zoning By-Law Number 8499 which allows for neighbourhood stores use (retail and restaurant use) but does not permit a doctor s office use. The existing site-specific zone is required to be amended to include doctor s office as a permitted use. The applicant is also seeking relief from parking requirements through this proposal. The requested relief is consistent with the general intent of the Official Plan and the Provincial Policy Statement. All technical comments regarding the zoning by-law amendment have been addressed. 26

2 Report to Planning Committee Report Number PC--092 September, 20 Page 2 of 9 Recommendation: That it be recommended to Council that the application for a zoning by-law amendment (File Number D-02-20) submitted by Bernard Fitzgerald, on behalf of Jungho Baek & Eunsil Kang, for the property municipally known as Montreal Street, be approved; and That By-Law Number 8499, entitled "Restricted Area (Zoning) By-Law of the Corporation of the City of Kingston", as amended, be further amended, as per Exhibit A (Draft By-Law and Schedule A to Amend Zoning By-Law Number 8499) to Report Number PC--092; and That Council determines that in accordance with Section 4() of the Planning Act, no further notice is required prior to the passage of the by-law; and That the amending by-law be presented to Council for all three readings. 2

3 Report to Planning Committee Report Number PC--092 September, 20 Page of 9 Authorizing Signatures: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer Consultation with the following Members of the Corporate Management Team: Desirée Kennedy, Chief Financial Officer & City Treasurer Not required Denis Leger, Commissioner, Corporate & Emergency Services Not required Mark Van Buren, Acting Commissioner, Transportation & Infrastructure Services Not required 28

4 Report to Planning Committee Report Number PC--092 September, 20 Page 4 of 9 Options/Discussion: The applicant is proposing to change the use from retail to doctor s office for a unit within an existing four unit commercial building. The property is currently zoned site specific A.4 in Zoning By-Law Number 8499 which allows for a neighbourhood stores use (retail and restaurant use) but does not permit a doctor s office use. The existing site-specific zone will be required to be amended to include doctor s office as a permitted use. The applicant is also seeking relief from parking requirements through this proposal. Public Meeting & Comprehensive Report The Planning Division is recommending the Public Meeting and comprehensive report are heard concurrently based on the following: The proposal is compatible with the Provincial Policy Statement (20) and the Kingston Official Plan; The proposal is considered minor in nature; The proposal will be contained within the existing structure; and Combining the Public Meeting and the comprehensive report facilitates the streamlining of the development approval process, thereby decreasing application processing time. Anyone who attends the Planning Committee Public Meeting may present an oral submission, and/or provide a written submission on the proposed application. Also, any person may make written submissions at any time before City Council makes a decision on the application. If a person or public body does not make an oral submission at a Public Meeting, or does not make a written submission to the City of Kingston before a decision is made by Council, the person or public body is not entitled to appeal the decision of the City of Kingston to the Ontario Municipal Board and may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. The Planning Committee will consider this comprehensive report and recommendation from the Planning Division, respecting the subject application following the Public Meeting. The Committee will then make its recommendation to City Council. The decision of City Council will be final unless appealed. All persons who made oral or written submissions, or have requested notification in writing, will be given written notice of the future meeting(s) of the Planning Committee at which time the subject application will be considered. Anyone wishing to be notified of Council s decision on the subject application must submit a written request to: Sajid Sifat, Intermediate Planner The Corporation of the City of Kingston Planning, Building & Licensing Services 2 Ontario Street 29

5 Report to Planning Committee Report Number PC--092 September, 20 Page of 9 Kingston, ON KL 2Z extension 6 ssifat@cityofkingston.ca Background and Decision Date In accordance with By-Law Number 200-4, this application was subject to a pre-application meeting held on January, 20, with the Planning Division and various other departments and agencies. Following this, a formal submission was made by the applicant on July, 20 and on July 2, 20, this application was deemed complete in accordance with the Planning Act. In accordance with the Planning Act, this application is subject to a decision by Council on or before November 22, 20 which is 0 days after a complete application was received. In the absence of a decision by Council in this timeframe, the applicant may exercise their right to appeal to the Ontario Municipal Board (OMB). Application and Submission The applicant is proposing to change the permitted use from retail to doctor s office for one unit within an existing four unit commercial building. The property is currently zoned site specific One and Two-Family Dwelling zone - A.4 in Zoning By-Law Number 8499 which allows for neighbourhood stores use (retail and restaurant use) but does not permit a doctor s office use. The existing site specific zone will be required to be amended to include doctor s office as a permitted use. The applicant is also seeking relief from parking requirements through this proposal. Based on the size of the building, parking stalls are required on-site as per the parking requirements for retail or doctor s office use (both uses have the same parking requirements). The applicant is proposing a total of 0 parking stalls which is what the existing parking lot is able to accommodate. Two of the four units within the commercial building are currently occupied for retail use including a convenience store and a pharmacy. The other two spaces are currently vacant. One of the two vacant spaces is proposed to be converted to a doctor s office. The proposed doctor s office will provide office space for two doctors. The parking area at the front of the property is being re-arranged to accommodate 0 parking stalls including one barrier free parking stall, all of which are accessed from Montreal Street. Bike racks are also being proposed on the front of each unit to provide for bicycle parking for a total of 0 bike parking stalls for customers. Two.0 metre wide planting strips are also being proposed on the front of the property and along the side property lines to provide a buffer from the adjacent residential properties. A loading space is provided at the rear of building through a right-of-way accessed via John Street. No other alterations are proposed as part of this proposal. In support of the application, the applicant has submitted the following: Site Plan Planning Justification Parking Study 0

6 Report to Planning Committee Report Number PC--092 September, 20 Page 6 of 9 All submission materials are available online through the Development and Services Hub (DASH) at the following link, DASH, using Look-up a Specific Address. If there are multiple addresses, search one address at a time, or submission materials may also be found by searching the file number. Site Characteristics The subject property is located on Montreal Street south of John Street. The property is approximately,00 square metres in area, with approximately. metres of frontage on Montreal Street. The subject property is predominantly surrounded by low-rise single and multiple family dwelling units and several properties in the area include commercial uses at grade. A commercial building (Rexall Pharmacy) is located directly across the street from the subject property. Provincial Policy Statement The Provincial Policy Statement (20) provides policy direction on matters of provincial interest related to land use planning and development, which are intended to be complemented by local policies addressing local interests. Policies in the Provincial Policy Statement (PPS) encourage densities and a mix of uses that allow for an efficient use of infrastructure and public service facilities. The subject proposal is located within a predominantly residential neighbourhood, and the retail as well as doctor s office use complements the neighbourhood. The subject property is located on Montreal Street which is an Arterial Road where transit is available. Due to the proximity to residential buildings, cycling and walking are a viable means of transportation to the commercial uses. This proposal conforms to the intent of the policies in the PPS. Official Plan Discussion The subject property is designated Residential in the City of Kingston Official Plan (Exhibit C). The proposed zoning by-law amendment complies with the general intent of the City of Kingston Official Plan; therefore, no Official Plan amendment is required. The predominant use of land in the Residential designation is residential dwellings, including detached, semi-detached or duplex dwellings, townhouses, and apartments of various types, tenure and density that respond to a wide range of housing needs. In addition to the various forms of housing, community facilities such as schools and places of worship are also permitted. Small-scale, convenience commercial uses which support residential neighbourhoods and are compatible with the residential setting may also be permitted in the designation. The subject property is a small-scale commercial building that currently includes retail uses and proposed office uses that are complementary to the neighbourhood. One of the units in the building is a pharmacy, in addition to an existing pharmacy located directly across the street (Rexall Pharmacy), which will complement the doctor s office use. The proposed doctor s office will accommodate offices for two doctors and is compatible in scale to the residential neighbourhood.

7 Report to Planning Committee Report Number PC--092 September, 20 Page of 9 Zoning By-Law Discussion The subject property is zoned site specific One and Two-Family Dwelling zone - A.4 which allows for neighbourhood stores including retail stores and restaurants but does not allow office use. A zoning amendment is required to add doctor s office as a permitted use in the zone. The applicant is also seeking a reduction in the parking requirement in order to add the doctor s office use and allow continued operation of the existing retail uses. Provisions will be included to restrict the size and scale of the use to ensure the site continues to function without any negative impact to the site or surrounding area. The parking requirement based on the size of the existing building (includes all 4 units) is parking stalls. This is based on the parking requirement for retail and doctor s office use. Relief is being requested to reduce the number of parking stalls from the required stalls to the proposed 0 parking stalls, including barrier free stall. No relief is being requested for the barrier free parking. The proposed 0 parking stalls meet the minimum dimensions of parking stalls for both regular stalls and barrier free stalls. No other relief is being sought through this proposal. A doctor s office is considered compatible to a neighbourhood commercial use provided that the operation is small-scale in nature. The draft by-law allows Professional Office as a permitted use which can include a doctor s office. Based on the proposal, the draft by-law limits the gross floor area within the building that can operate as a doctor s office use equivalent to the area of one existing unit and the draft by-law also limits the number of doctors within the doctor s office use to a maximum of two doctors. This will ensure that the scale of the doctor s office use is compatible with the surrounding area and mitigate any issues with shortage of parking. The current zoning allows restaurants and banks as permitted uses. The draft zoning by-law excludes restaurants as permitted use due to the higher requirement of parking for the restaurant use. However, a take-out restaurant has been defined through the draft by-law to allow for small scale take-out restaurants or cafes that provide little to no seating, hence, the reduced impact on parking for this use. Banks which are currently permitted have been removed as a permitted use through the draft by-law due to higher parking requirements. A parking study, completed by Josselyn Engineering Inc., supports the reduction of parking on the subject property and recommends permitting the doctor s office use. A total of 0 bicycle parking stalls are also being included as part of this proposal. Other Applications Following a zoning by-law amendment, this proposal will also be subject to a Site Plan Control application to be reviewed against the amended zoning by-law. Technical Analysis This application has been circulated to external agencies and internal departments for review and comment. All comments on the proposal have been addressed and no outstanding issues with this application remain at this time. 2

8 Report to Planning Committee Report Number PC--092 September, 20 Page 8 of 9 Conclusion The Planning Division recommends approval of the application for a zoning by-law amendment for the property located at Montreal Street. The proposal to allow a doctor s office use within a neighbourhood commercial building is considered compatible to the surrounding area subject to provisions to restrict the size of the proposed office. This proposal requires relief from parking that is justified by a parking study. The draft by-law also limits the number of doctors in the office to two; and limits the number of units within the building that is doctor s offices to one unit in order to mitigate any impacts from shortage of parking. Therefore, the zoning amendment is minor in nature and will not negatively impact the surrounding area. The proposal also complies with the policies of the City of Kingston Official Plan and the general intent of Zoning By-Law Number Existing Policy/By-Law: The proposed amendment was reviewed against the policies of the Province of Ontario and City of Kingston to ensure that the changes would be consistent with the Province s and the City s vision of development. The following documents were assessed: Provincial Planning Act Provincial Policy Statement, 20 Municipal City of Kingston Official Plan Zoning By-Law Number 8499 Notice Provisions: A Public Meeting is being held concurrent with the comprehensive report submission with respect to this application on September, 20. Pursuant to the requirements of the Planning Act, a notice of the Statutory Public Meeting was provided by advertisement in the form of a sign posted on the subject site 20 days in advance of the Public Meeting. In addition, notices were sent by mail to property owners (according to the latest Assessment Rolls) within 0 metres of the subject property and a courtesy notice was placed in The Kingston Whig-Standard on September, 20. If the application is approved, a Notice of Passing will be circulated in accordance with the provisions of the Planning Act. At the time of writing this report, no public correspondence has been received regarding this application. Any public correspondence received after the publishing of this report will be included as an addendum to the Planning Committee agenda.

9 Report to Planning Committee Report Number PC--092 September, 20 Page 9 of 9 Accessibility Considerations: Not applicable Financial Considerations: Not applicable Contacts: Paige Agnew, Director, Planning, Building & Licensing Services extension 22 Marnie Venditti, Manager, Development Approvals extension 26 Sajid Sifat, Intermediate Planner extension 6 Other City of Kingston Staff Consulted: Not applicable Exhibits Attached: Exhibit A Draft By-Law and Schedule A to Amend Zoning By-Law Number 8499 Exhibit B Key Map Exhibit C Neighbourhood Context (20) Exhibit D Official Plan, Land Use Exhibit E Zoning By-Law Number 8499, Map 8 Exhibit F Exhibit G Proposed Site Plan Public Notice Notification Map 4

10 Page of Exhibit A Clause (x) to Report xx--xxx File Number D By-Law Number 20-XX A By-Law to Amend By-Law Number 8499, Restricted Area (Zoning) By-Law of the Corporation of the City of Kingston (Replace A.4 Regulations, Montreal 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, 998 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 8499, 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:. By-Law Number 8499 of The Corporation of the City of Kingston, entitled Restricted Area (Zoning) By-Law of The Corporation of the City of Kingston, as amended, is hereby further amended as follows:.. Map 8 of Schedule A, as amended, is hereby further amended by replacing A.4 regulations, as shown on Schedule A attached to and forming part of By- Law Number By Deleting and Replacing the following section in Part VIII Exceptions To Various Zone Classifications as follows: 4. Montreal Street Notwithstanding the provisions of Section and Section hereof to the contrary, the lands designated A.4 on Schedule A hereto, the following regulations shall apply: (a) Definitions: Take-Out Restaurant means an establishment where food is offered for sale or sold to the public solely for consumption off the premises of the establishment.

11 Exhibit A City of Kingston By-Law Number 20-XX Page 2 of Personal Service Shop means an establishment wherein a personal service is performed. This definition may include a barber shop, a beauty salon, a dressmaking shop, shoe repair shop, or a tailor shop, a photographic studio, or similar use. Professional Office means a building or part of a building wherein one or more individuals are employed in the management, direction, or conducting of any agency, business, brokerage or labour organization and includes such uses as a doctor s office, lawyer's office, an architect's office, an engineer's office, real estate agency, consulting firm, communications office, and research business, but does not include any use otherwise defined in this Bylaw. This use class does not include medical clinics. Planting Strip means the open unobstructed space at grade on a lot accessible by walking from the street on which the lot is located and which is suitable for the growth and maintenance of trees, shrubs, hedges and flower beds. (b) Permitted Uses: General Store Food Store Drug Store Hardware store Sporting goods store Personal Service Shop Take-Out Restaurant Professional Office (c) Professional office use shall be limited to a gross floor area of square metres. (d) Take-out Restaurants shall not include seating for more than 4 people (e) Required number of parking stalls 0 (f) Two.0 metres wide planting strips shall be provided on the front of the property, along the east and west side property lines. 6

12 Exhibit A City of Kingston By-Law Number 20-XX Page of 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. 9, c. P. as amended from time to time. Given all Three Readings and Passed: [Meeting Date] John Bolognone City Clerk Bryan Paterson Mayor

13 REDAN ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: A. Dowker DATE: 9// JOHN ST MARKLAND ST CHARLES ST SYDENHAM ST SCHEDULE 'A' TO BY-LAW NUMBER Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street Metres :2, JOHN ST 9 RAGLAN RD E 48 BAGOT ST MILLERS LANE LEGEND DUFFERIN ST CORRIGAN ST Reference By-Law 8499, Map RIDEAU ST NORTH ST Rezoned from A.4 to A.4 Certificate of Authentication This is Schedule 'A' to By-Law Number, passed this day of 20. Mayor Exhibit A Clerk

14 CHARLES ST PORTSMOUTH AVE CONTEXT MAP CHARLES ST BATH RD JOHNSON ST KING ST W PALACE RD UNION ST PRINCESS ST VICTORIA ST ELLIOTT AVE OAK ST CONCESSION ST ALFRED ST DIVISION ST 8 YORK ST QUEEN ST BROCK ST BARRIE ST KING ST E CHARLES ST Exhibit B HWY DUFFERIN ST RIDEAU ST 2 HWY 2 DMARTIN JOHN ST JOHN ST BAGOT ST BAGOT ST JOHN ST 9 9 CORRIGAN ST RAGLAN RD REDAN ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: K. Cruz DATE: 8// MARKLAND ST SYDENHAM ST PLANNING COMMITTEE KEY MAP Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street Metres :2, DMARTIN RAGLAN RD RAGLAN RD 9 Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document. 20 The Corporation of the City of Kingston BAGOT ST BAGOT ST LEGEND 49 Subject Property 2 0 Property Boundaries 2 RIDEAU ST RIDEAU ST E

15 RED AN ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 8// JOH N S T MA RK LAN D ST CHA RL ES ST SYD EN HA M ST PLANNING COMMITTEE RAG LA N RD NEIGHBOURHOOD CONTEXT (20) Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street Metres :2, Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document. 20 The Corporation of the City of Kingston B AG O T ST MI L LER S LANE 48 8 DUF FE RI N ST CO RRI G AN ST 48 LEGEND Exhibit C Subject Property Property Boundaries 2 2 RI DE AU ST NO RTH ST E

16 REDAN ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 8// JOHN ST MARKLAND ST SYDENHAM ST 66 CHARLES ST PLANNING COMMITTEE RAGLAN RD OFFICIAL PLAN, Land Use Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street :2,000 Metres Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document. 20 The Corporation of the City of Kingston BAGOT ST 9 MILLERS LANE DUFFERIN ST CORRIGAN ST 4 4 LEGEND Exhibit D RIDEAU ST NORTH ST Subject Property Residential SMITH RD E District Commercial Institution Open Space

17 A A C A. B A A A A B A.0 REDAN ST Planning, Building & Licensing Services a department of Community Services PREPARED BY: J.Partridge DATE: 8// JOHN ST A.06-H 0 A.06 MARKLAND ST A. SYDENHAM ST PLANNING COMMITTEE JOHN ST A RAGLAN RD A. ZONING BY-LAW 8499, Map 8 Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street Metres :2, Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document. 20 The Corporation of the City of Kingston BAGOT ST MILLERS LANE DUFFERIN ST CORRIGAN ST LEGEND Exhibit E P 0 2 RIDEAU ST B.26 NORTH ST Consolidated Zoning Subject Property Property Boundaries E

18 Exhibit F JOHN ST 24.9m 9.0m BAGOT ST FOLD BURLAP FROM T/O ROOT BALL DOWN INTO GROUND; SET T/O ROOT BALL FLUSH W/ FINISH GRADE REMOVE EXISTING SOILS TO THE WIDTHS & DEPTHS SHOWN, REPLACE W/ LOAM TOPSOIL PRIOR TO PLANTING, ADD " - 4" COMPOSTING TO BED & TILL INTO TOP 6" OF PREPARED SOIL 98 County Road 0 Picton ON K0K 2T0 T: (6) THE DESIGNER IS NOT RESPONSIBLE FOR THE ACCURACY OF SURVEY, STRUCTURAL, MECHANICAL, ELECTRICAL, ETC. ENGINEERING INFORMATION SHOWN ON THE DRAWING. REFER TO THE APPROPRIATE ENGINEERING DRAWINGS BEFORE PROCEEDING WITH WORK. CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK AND REPORT ANY DISCREPANCIES TO THE DESIGNER BEFORE PROCEEDING. CONSTRUCTION MUST CONFORM TO ALL APPLICABLE CODES, REQUIREMENTS AND BY-LAWS OF AUTHORITIES HAVING JURISDICTION. THIS DRAWING IS NOT TO BE SCALED. THIS DRAWING IS NOT TO BE USED FOR CONSTRUCTION UNLESS SIGNED BY THE DESIGNER. ISSUED FOR CONSTRUCTION: SIGNATURE: DATE: mm BARK MULCH (NOT AGAINST PLANT BASE) " - 8" (FOR LARGER SHRUB ROOT BALLS, MAKE MIN 4" DEEPER THAN BALL) SOIL SURFACE ROUGHENED TO BIND W/ NEW SOIL BALLED & BURLAPPED PLANT 8" - " CONTAINER-GROWN PLANT W/ ROOTS PULLED OUT OF BALL PREPARED SOIL FOR SHRUBS notes notes. CONTRACTOR IS RESPONSIBLE FOR CHECKING & VERIFYING ALL DIMENSIONS. ANY DESCREPANCIES SHALL BE REPORTED TO OWNER. 2. MATERIALS, SYSTEMS, APPLICATIONS AND CONSTRUCTION PRACTICES SHALL CONFORM TO THE CURRENT EDITION OF THE O.B.C.. THE AUTHORITY HAVING JURISDICTION SHALL BE CONSULTED PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION OR MATERIAL ALTERATION. 4. DO NOT SCALE DRAWINGS.. ALL INTERIOR DIMENSIONS ARE APPROXIMATE. 6. ALL EXTERIOR DIMENSIONS TAKEN FROM OUTSIDE FACE OF STUD TO OUTSIDE FACE OF STUD UNLESS OTHERWISE NOTED.. SITE CONDITIONS PREVAIL. 24 APPROX..m x.0m.0m 6.0m 6.8m 6.8m 6.0m.0m.6m m PARKING SPACES (0 TOTAL) REET EXISTING -ST COMMERCIAL APPROX. SQ M 4.6m GOOD MORNING MART (GROUP E) GENERAL PRACTITIONERS' CLINIC (GROUP D) B&B PHARMACY (GROUP E) RIGHT-OF-WAY ACCESS & LOADING AREA VACANT PLANTING DETAIL (SHRUB) AVOID TREES W/ TWO LEADERS OR REMOVE ONE WHEN PLANTING; ELSE DO NOT PRUNE EXCEPT FOR SPECIFIC STRUCTURAL CORRECTIONS DO NOT STAKE OR WRAP TRUNK; MARK NORTH SIDE OF NURSERY & ORIENT TO THE NORTH 2 4 ft GREATER OF 6'-0" OR 2X ROOT BALL WIDTH ** PROVIDE 0x0mm SPRUCE STAKES FOR ANCHORING GUY WIRES ONE END & OTHER) ** STAKE ALL TREES W/ 2 STEEL T-BARS (MIN 2000mm) IN UNDISTURBED SOIL SET ROOT BALL FLUSH TO GRADE OR SEVERAL INCHES HIGHER IN POORLY DRAINING SOILS 4" BUILT-UP EARTH SAUCER mm BARK MULCH (NOT AGAINST TREE TRUNK) PRIOR TO PLANTING, ADD " - 4" COMPOSTING TO BED & TILL INTO TOP 6" OF PREPARED SOIL 4" - 6" DEEPER THAN ROOT BALL PREPARED SOIL FOR TREES E D C B A project north nord du projet azimuth east of south FOR ZONING AMENDMENT APPLICATION true north nord actuel revision description date initial révision description date initiales -04- D.JONES POST AND RING BICYCLE 24" O.C. & " FROM INSIDE EDGE OF SIDEWALK (0 UNITS) NEW CONCRETE CURB (TO MATCH HT OF EXISTING RAISED WALKWAY) EXISTING ASPHALT SECTION (EXTENDING FROM EDGE OF SIDEWALK TO EDGE OF RAISED WALKWAY) TO BE REMOVED 4.9m X 6.0m (min) BARRIER FREE STALL APPROX..m x.0m m.6m 60.9m.2m.0m 2.m 2 DIG WIDE, SHALLOW HOLE W/ TAPERED SIDES TAMP SOIL SOLIDLY AROUND BASE OF ROOT BALL FOLD BURLAP AWAY FROM T/O ROOT BALL 4 PLANTING DETAIL (TREE) ft CUT TOP BANDS OF WIRE BASKET & FOLD AWAY FROM T/O ROOT BALL SET ROOT BALL ON FIRM PAD IN B/O HOLE project title titre du projet SITE PLAN EXISTING SIGN POST KINGSTON, ON drawing title titre du dessin Plotted: Manny / / :8 AM / Montreal dwg ARCH D 24 x 6 UNSTAINED WOOD CHIP COVERAGE ON 4-6' NATIVE TOPSOIL 2 PLANTING STRIP PLAN ft SIDEWALK (EXISTING) PAVED PARKING LOT (EXISTING) S S S N.B. 6" CONCRETE CURB (HEIGHT TO MATCH RAISED WALKWAY) Y Y C C C S S S C C Y Y S S S.B. P.P. Y Y N.B. S S P.P. P.P..4m HIGH WOODEN PRIVACY FENCE EDGE OF PROPERTY LINE.m C C C A.M. S S S.0m RAISED WALKWAY (EXISTING) 0.6m (TYP) 0.m EXISTING STRUCTURE POST & RING BICYCLE STAND (@ VACANT WALL SPACES E.G. AWAY FROM STOREFRONTS) LEGEND SYMBOL # BOTANICAL NAME COMMON NAME NOTES SIZE REMARKS S.B. 2 AMELANCHER CANADENSIS SERVICE BERRY ' TALL MAX / ' SPREAD (WHITE FLOWERS - SPRING) 60mm CALIPER Y TAXUS BACCATA REPANDENS DWARF YEW 0cm SPREAD POTTED N.B. 4 VIBURNUM LENTAGO NANNY BERRY 6' TALL MAX 60mm IN HEIGHT POTTED A.M. 2 ACER GINNALA AMUR MAPLE 4-8m 60mm CALIPER B&B P.P. 6 CORTADERNIA SELLOANA PAMPAS PLUME GRASS 0' MAX 20cm POTTED C CONTONEASTER APICULATUS CRANBERRY CONTONEASTER S 26 SEDUM SPECTABILE AUTUMN JOY NOTE: QUANTITY BASED ON BOTH PLANTING BEDS 8' MAX SPREAD (FLOWERS PINK - JUNE) 2' TALL 2' SPREAD 60cm IN HEIGHT 20cm B&B POTTED POTTED engineer drawn by interior designer architect contact number scale échelle date date SITE & LANDSCAPING PLAN sheet number numéro de la page drawing number numéro du dessin A. _reva DANIEL JONES " = ' of 4

19 REDAN ST Planning, Building & Licensing Services a department of Community Services JOHN ST MARKLAND ST CHARLES ST SYDENHAM ST PLANNING COMMITTEE JOHN ST RAGLAN RD PUBLIC NOTICE NOTIFICATION MAP Applicant: Bernard Fitzgerald Owner: Jungho Baek & Eunsil Kang File Number: D Address: Montreal Street BAGOT ST MILLERS LANE DUFFERIN ST CORRIGAN ST LEGEND Subject Property Exhibit G m Public Notice Boundary Property Boundaries 2 RIDEAU ST NORTH ST Properties in Receipt of Notice E PREPARED BY: K. Cruz DATE: 8// Metres :2, Disclaimer: This document is subject to copyright and may only be used for your personal, noncommercial use provided you keepintact the copyright notice. The City of Kingston assumes no responsibility for any errors, and is not liable for any damages of any kind resulting from the use of, or reliance on, the information contained in this document. The City of Kingston does not make any representation or warranty, express or implied, concerning the accuracy, quality, or reliability of the use of the information contained in this document. 20 The Corporation of the City of Kingston.