CITY OF KINGSTON REPORT TO PLANNING COMMITTEE Report No.: PC-4-00 TO: FROM: RESOURCE STAFF: Chair and Members of Planning Committee Lanie Hurdle, Commissioner, Community Services Grant C. Bain, Director, Planning and Development Department DATE OF MEETING: December 5, 203 SUBJECT: PUBLIC MEETING REPORT (File No. D09-008-203 & D4-045-203) Applications for Official Plan Amendment and Zoning By-Law Amendment ABNA Investments / DREAM Soccer Lane EXECUTIVE SUMMARY: The purpose of this report is to provide general information regarding applications for Official Plan Amendment and Zoning By-Law Amendment which have been submitted by DREAM with respect to Soccer Lane. The applicant is proposing a commercial development with approximately 20,000 m 2 (25,000 ft 2 ) of commercial space consisting of a large format retail outlet and four smaller commercial buildings. The application requests to amend the Arterial Commercial designation in the City of Kingston Official Plan to a site specific Regional Commercial designation. The application also requests to amend the site specific Arterial Commercial (C2.0) zone to add permitted uses, decrease the minimum front yard, minimum side yard, minimum rear yard, permitted floor area, number of parking spaces and number of loading spaces. The attached report provides information on the proposed amendments to the City of Kingston Official Plan and Zoning By-Law No. 8499.
REPORT TO PLANNING COMMITTEE December 5, 203 - Page 2 - Report No.: PC-4-00 AUTHORIZING SIGNATURES: Lanie Hurdle, Commissioner, Community Services Gerard Hunt, Chief Administrative Officer CONSULTATION WITH THE FOLLOWING COMMISSIONERS: Cynthia Beach, Corporate and Strategic Initiatives Denis Leger, Transportation, Facilities and Emergency Services Jim Keech, President and CEO, Utilities Kingston N/R N/R N/R (N/R indicates consultation not required) 2
REPORT TO PLANNING COMMITTEE December 5, 203 - Page 3 - Report No.: PC-4-00 OPTIONS/DISCUSSION: On October, 203, an Official Plan Amendment application and Zoning By-Law Amendment application were submitted by DREAM for the purpose of amending the existing Arterial Commercial designation and site specific Arterial Commercial (C2.0) zone in order to permit a 20,000 m 2 commercial development. In accordance with By-Law No. 2007-43, a pre-consultation meeting between the applicant and various Departments and agencies was conducted on April, 203. On October 7, 203, the Official Plan Amendment and Zoning By-Law Amendment applications were deemed complete, in accordance with the Planning Act. The subject property is located east of Division Street, north of Weller Avenue and is municipally known as Soccer Lane (see Exhibit A - Key Map to Report No.: PC-4-00). The site is approximately 8 hectares in area and is currently vacant but was previously a quarry and contained a soccer dome. The subject property is located in an area of mixed residential and commercial land uses. To the north is the Kingslake Plaza. Residential development in the form of multiple unit residential buildings, single family dwellings and semi-detached dwellings are located to the north, east and south. Commercial uses are to the west. The applicant is proposing a commercial development with approximately 20,000 m 2 (25,000 ft 2 ) of commercial space consisting of a large format retail outlet (Wal-Mart) and four smaller commercial buildings expected to be occupied by uses such as restaurant, bank or other specialty goods and services retailers (see Exhibit B Conceptual Site Plan to Report No.: PC-4-00). The applications propose to change the Official Plan designation of the site to a site specific Regional Commercial and amend the permitted uses, permitted floor area, front yard, side yard, rear yard, parking and loading provisions of the zoning. In support of the applications, the applicant has submitted the following: Conceptual Site Plan; Planning Rationale; Environmental Noise Feasibility Study; Air Emissions Assessment Report; Retail Market Demand and Impact Study; Servicing Feasibility Report; Preliminary Slope Stability Report; Traffic Impact & Parking Report; and Analysis of On-Site Stormwater Management Report. 3
REPORT TO PLANNING COMMITTEE December 5, 203 - Page 4 - Report No.: PC-4-00 Anyone who attends the Planning Committee public meeting may present an oral submission, and/or provide a written submission on the proposed amendments. Also, any person may make written submissions at any time before City Council makes a decision on the applications. If a person or public body does not make oral submissions at a Public Meeting or make written submissions to the City of Kingston before the applications are approved, the person or public body is not entitled to appeal the decision of the City of Kingston to the Ontario Municipal Board. If a person or public body does not make oral submissions at a Public Meeting or make written submissions to the City of Kingston before the By-Laws are passed, the person or public body 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 do so. Anyone wishing to be notified of Council s decision on the subject amendments must submit a written request to: Calvin Chan, Senior Planner The Corporation of the City of Kingston 26 Ontario Street Kingston, ON K7L 2Z3 The Planning Committee will consider a comprehensive report and recommendation from the Planning and Development Department, respecting the subject applications, at a future meeting. The Committee will make its recommendation to City Council at that meeting. 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 the subject applications will be considered. EXISTING POLICY/BY-LAW: The site is designated Arterial Commercial in the City of Kingston Official Plan (see Exhibit C - Existing Official Plan designation of Report No.: PC-4-00). The Arterial Commercial designation permits a limited and specialized range of goods and services, such as hospitality uses, automotive uses and restaurants. Residential redevelopment of outmoded or underutilized Arterial Commercial sites for medium or higher density residential use may be permitted provided that the City is satisfied that the site is contiguous to an adjacent residential neighbourhood, has adequate residential amenity in terms of open space, access, protection from noise or other impacts and that the site can be provided with pedestrian linkages to the adjoining residential neighbourhood. The site is zoned site specific Arterial Commercial (C2.0) (see Exhibit D - Existing Zoning of Report No.: PC-4-00). The uses permitted in the Arterial Commercial zone include a variety of retail, recreational and small scale office uses. However, the site specific Arterial Commercial (C2.0) zone limits the permitted uses to: offices in connection with businesses or professions, provided there is not over 604.0m 2 of office space per structure; banks; bowling alleys, theatres, 4
REPORT TO PLANNING COMMITTEE December 5, 203 - Page 5 - Report No.: PC-4-00 auditoriums; brewer's retail store and liquor store; motels or hotels; municipal and publicly owned utility and government buildings or facilities and telephone exchanges; indoor and outdoor athletic and sports facilities, including open or enclosed stadiums; accessory uses incidental solely to any of the permitted uses which may include restaurants, lunch counters and retail stores (including retail stores selling general service); repair and services for electrical and household equipment; restaurants and lunch counters including drive-in restaurants; automobile sales, service and repair shops and gas bars, including diesel and propane fuels; neighbourhood stores excluding department stores of full line food stores. The combined maximum of the permitted uses shall not exceed 2,800m 2 floor area. The zone also requires that wherever the subject property abuts a residential zone, a yard of not less than 9.4m wide shall be provided within the subject property. This yard shall be screened by a masonry wall not less than.4m in height, which shall extend to within 7.6m of the street line. Nothing other than a driveway shall be located in the yard. In accordance with By-Law No. 200-27, the site is subject to Site Plan Control. NOTICE PROVISIONS: 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. A Notice of Public Meeting regarding these applications was also sent by pre-paid first class mail to all property owners within 20 metres of the subject property. There were approximately 75 property owners notified by mail. In addition, a courtesy notice was published in The Kingston Whig-Standard. At the time of the writing of this report, no inquiries or correspondence had been received. Any responses received will be addressed in the technical review and included in the comprehensive report to a future Planning Committee meeting. This report was made available to the public prior to the meeting. ACCESSIBILITY CONSIDERATIONS: Any accessibility concerns will be identified in the comprehensive report to a future Planning Committee meeting. This report is available in alternate formats upon request. FINANCIAL CONSIDERATIONS: N/A CONTACTS: Grant C. Bain, Director, Planning & Development Department 63-546-429 ext. 3252 Julie Salter-Keane, Manager, Development Approvals 63-546-429 ext. 63 Calvin Chan, Senior Planner, Development Approvals 63-546-429 ext. 326 Karen Fraser, Senior Planner, Policy Planning 63-546-429 ext. 3287 5
REPORT TO PLANNING COMMITTEE December 5, 203 - Page 6 - Report No.: PC-4-00 DEPARTMENTS/OTHERS CONSULTED AND AFFECTED: The applications have been circulated to a number of internal Departments and external agencies for review and comment. The responses to the technical circulation will be addressed in the technical review and included in the comprehensive report to a future Planning Committee meeting. EXHIBITS ATTACHED: Exhibit A Key Map Exhibit B Conceptual Site Plan Exhibit C Existing Official Plan Designation Exhibit D Existing Zoning 6
DETAIL 39 29 WARNE CRES 67 OFF EB 46 7 69 45 DALTON AVE 67 ON WB 85 85 33 35 BENSON ST HWY 40 20 32 HWY 67 ON EB 40 67 OFF WB KEY MAP SIR JOHN A. MACDONALD BLVD DALTON AVE 303279 27 294 3 HWY 40 JOHN COUNTER BLVD 26 255 25 PERTH RD ELLIOTT AVE OAK ST BENSON ST DIVISION ST 5 CONACHER DR EXHIBIT A MONTREAL ST 2 5 7 HWY 40 Subject Lands 5 3 KEATESPL 9 6 8 4 2 303 0 20 305 2 8 307 4 6 309 30 36 322 326 20 SUTHERLAND DR 60 88 286 276 268 260 CONACHER DR DIVISION ST 252 240 0 28 20 204 98 92 84 78 72 66 65 300 8 6 6 4 62 040 033 059 045 090 55 DIVISION PL 53 5 4 47 FIRST CANADA AVE 39 4 33 29 25 263 45 47 34 7 5 267 087 4 40 0 303 6 5 30 4 375 345 335 327 32 39 307 365 349 258254 244 280 290 278 268 30 7 336 328 36 296 364360 340 354 5 95 9 26 2 35 3 27 3 7 5 89 24 2 9 20 08 04 00 87 22 9 85 8 2 8 6 96 7 2 4 7 24 2 5 2 5 82 83 25 8 0 8 26 3 78 6 4 2 9 74 76 79 32 7 77 3 98 0 5 9 7 34 72 75 3 8 33 36 5 35 73 38 3 37 40 2 39 64 42 WELLER AVE WELLER PL SOCCER LANE ABBEY GLEN DR BERTRIM PL TRILLIUM CRT WORTHINGTON WAY WENTWORTH DR 87 07 93 WELLER AVE COMPTON ST 94 06 7 40 8 2 70 00 6 0 227 200 30 25 4 90 WILEY ST 5 COMPTON ST 99 4 40 0 95 9 85 90 37 33 29 25 2 5 5 52 Planning & Development a department of Community Services PREPARED BY: J. Partridge DATE: /0/203 THE CORPORAT ION OF T HE CIT Y OF KINGSTON KEY MAP Applicant: ABNA Investments File Number: D09-008-203/D4-045-203 Address: Soccer Lane Legal Description: PLAN 68 PT LOT B 58 RP ;3R6937 PARTS & 4 ARN: 004040000 7 Legend Subject lands SCALE 0 20 40 80 20 60 Meters :5,000 Disclaimer: This document is subject to copyright and may only be used for your personal, non -commercial use provided you keep intact 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. 203 The Corporation of the City of Kingston.
EXHIBIT B 40 Dalton Ave. Division St. Benson St. First Canada Ave. Weller Ave. BLDG. C,208 SM (3,000 SF) 6 M BLDG. B 2,508 SM (27,000 SF) PROPOSED PEDESTRIAN CONNECTION John Counter Blvd. SITE STATISTICS Montreal St..5 M BLDG. A2 2,787 SM (30,000 SF) SITE AREA TOTAL GFA PARKING 7.94 HA (9.62 AC) 9,974 SM (25,000 SF) 960 STALLS (4.8 / 00 SM or 4.5 /,000 SF) COVERAGE 25.% DIVISION STREET FIRST CANADA AVENUE BLDG. D,208 SM (3,000 SF) 3 M 2 M BLDG. A 2,263 SM (32,000 SF) 9 M PROJECT NAME: ABNA SITE SEPTEMBER 203 WELLER AVENUE LOCATION: SOCCER LANE, (DIVISION STREET AND FIRST CANADA AVENUE) KINGSTON, ONTARIO State Street Financial Centre 30 Adelaide Street East, Suite 600 Toronto, Ontario, Canada M5C 3H 8
COMPTON ST EXHIBIT C KEATES PL SUTHERLAND DR DIVISION ST MORENZ CRES WARNE CRES DALTON AVE BENSON ST CONACHER DR SUBJECT LANDS: Soccer Lane Current Designation: Arterial Commercial COMPTON ST WILSON ST FIRST CANADA CRT SOCCER LANE DIVISION ST DIVISION PL WELLER PL TR ILLIUM CRT WELLER AVE ABBEY GLEN DR WORTHINGTON WAY WENTWORTH DR WILEY ST BUTLER ST BERTRIM PL JOHN COUNTER BLVD JOHN COUNTER BLVD PARKI N GTON PL LEGEND RESIDENTIAL CENTRAL BUSINESS DISTRICT AGRICULTURAL LAND ENVIRONMENTAL PROTECTION AREA ESTATE RESIDENTIAL REGIONAL COMMERCIAL RURAL COMMERCIAL EPA SUBMERGED VEGETATION BUSINESS PARK INDUSTRIAL MAIN STREET COMMERCIAL RURAL INDUSTRIAL HAMLET GENERAL INDUSTRIAL DISTRICT COMMERCIAL INSTITUTION HARBOUR AREA; WATER AREA WASTE MANAGEMENT INDUSTRIAL ARTERIAL COMMERCIAL DEFERRED AREA MINERAL RESOURCE AIRPORT RURAL OPEN SPACE SECONDARY PLAN AREA Planning & Development a department of Community Services PREPARED BY: J. Partridge DATE: /0/203 THE CORPORAT ION OF T HE CIT Y OF KINGSTON Official Plan for the City of Kingston Schedule 3-A, Existing Land Use Applicant: ABNA Investments File Number: D09-008-203/D4-045-203 Address: Soccer Lane Legal Description: PLAN 68 PT LOT B 58 RP ;3R6937 PARTS & 4 ARN: 004040000 9 SCALE 0 30 60 20 80 240 :6,000 Meters Disclaimer: This document is subject to copyright and may only be used for your personal, non -commercial use provided you keep intact 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. 203 The Corporation of the City of Kingston.
DIVISION ST OS C2.79 33 35 A8 EXHIBIT D C2.87 C2 85 85 C2.79 BENSON ST C2 20 32 294 305 279 275 B CONACHER DR 276 269 263 SUBJECT 259 LANDS 255 Address: 25Soccer Lane 5 Zoning By-Law: 8499 Current Zone: C2.0 268 260 286 252 240 0 P 65 300 55 C2 C2.0 87 53 FIRST CANADA AVE B.65 93 C2.326 5 4 SOCCER LANE 07 47 DIVISION ST DIVISION PL M Planning & Development a department of Community Services PREPARED BY: J.Partridge Date: Oct 24, 203 WELLER AVE 087 075 375 A5 37 40 365 36 A5 345 339 335 349 33327 32 39 WELLER AVE THE CORPORAT ION OF T HE CIT Y OF KINGSTON EXISTING ZONING Zoning By-Law: 8499 Applicant: ABNA Investments File Number: D09-008-203/D4-045-203 Address: Soccer Lane Legal Description: PLAN 68 PT LOT B 58 RP ;3R6937 PARTS & 4 ARN: 004040000 0 3 307 30 45 47 39 43 4 303 32 299 33 3 A3 6 4 2 0 8 6 4 2 Legend: 290 TRILLIUM CRT CLUB HOUSE DR 25 2 Subject lands 9 7 5 3 9 7 5 3 SCALE A6 0 5 30 60 90 20 Meters :3,000 267 C2.83 263 A5 254 250 244 262 258 280 278 276 268 264 FOR REFERENCE PURPOSES ONLY THIS IS AN OFFICE ExportOutput CONSOLIDATION. FOR ACCURATE REFERENCE THE ORIGINAL ZONING BY-LAW AND AMENDMENTS THERETO SHOULD BE CONSULTED AT 2 JOHN COUNTER BLVD Subject lands