CITY OF KINGSTON REPORT TO PLANNING COMMITTEE

Transcription

1 CITY OF KINGSTON REPORT TO PLANNING COMMITTEE Report No.: PC TO: FROM: RESOURCE STAFF: Chair and Members of Planning Committee Cynthia Beach Commissioner, Sustainability and Growth Grant C. Bain Director, Planning and Development Department DATE OF MEETING: June 21, 2012 SUBJECT: COMPREHENSIVE REPORT Official Plan Amendment & Zoning By-Law Amendment 351 Select Drive Applicant: Braebury Homes Corp. File No. s D & D EXECUTIVE SUMMARY: The following is a comprehensive report to Planning Committee for Official Plan Amendment, and Zoning By-Law Amendment applications for the property municipally known as 351 Select Drive. The Planning and Development Department recommends APPROVAL of the requested Official Plan Amendment and Zoning By-Law Amendment. The report describes the purpose and effect of the requested Official Plan Amendment and Zoning By-Law Amendment and includes a review and analysis of the relevant policies, regulations and supporting information that apply to the proposed redevelopment. The subject property is being redeveloped by Braebury Development Corporation and is developed with an existing commercial building within a commercial area on the south side of Princess Street. The applicant is requesting permission to introduce a self-storage use on the subject property. The proposed development will be accessed from Princess Street, an arterial road and Select Drive, a local road. The property is designated Arterial Commercial in the City of Kingston Official Plan. The Arterial Commercial land use designation does not identify self-storage as a permitted use hence the request for a site specific Official Plan Amendment. The subject property is also zoned Special General Commercial C2-1 Zone. The C2-1 Zone does not include Self-storage as a permitted use. The application was reviewed against the Provincial Policy Statement, the City of Kingston Official Plan and the existing Zone regulations. 124

2 REPORT TO PLANNING COMMITTEE June 21, Page 2 - Report No.: PC RECOMMENDATION: THAT it be recommended to Council that the application for Official Plan Amendment, and Zoning By-Law Amendment (Our Files No. D and D ) submitted by Braebury Homes Corp., for the property municipally known as 351 Select Drive, BE APPROVED; and, THAT the City of Kingston Official Plan be amended as follows: 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 No. 14 to the Official Plan for the City of Kingston. (a) AMEND Schedule 3-D, Site Specific Policies of the Official Plan for the City of Kingston, so as to designate 351 Select Drive, as shown on Schedule A to By-Law No , as Site Specific Policy No That the Official Plan for the City of Kingston is hereby amended by adding the following new Site Specific Policy as : 351 Select Drive SSP No In addition to the uses permitted in Section 3.4.E, an indoor self-service storage facility will also be permitted on 351 Select Drive as shown on Schedule 3-D. Self-service storage facilities will be limited to a single storey in height. The development will be oriented to the existing commercial context to the north and the buildings will be buffered from the residential uses to the south. 2.0 By-Law No of The Corporation of the City of Kingston, entitled A By-Law to Regulate the Use of Lands and the Character, Location and Use of Buildings and Structures in the Township of Kingston, as amended, is hereby further amended as follows: 2.1. Map 5 of Schedule A, as amended, is hereby further amended by changing the zone symbol of the subject site from C2-1 to C2-68, as shown on Schedule A attached to and forming part of By-Law No By Adding a new subsection 19(bp) thereto as follows: (bp) C2-68 (351 Select Drive) 125

3 REPORT TO PLANNING COMMITTEE June 21, Page 3 - Report No.: PC Notwithstanding the provisions of Section 5 and 19 hereof to the contrary, the lands designated C2-68 on Schedule A hereto, the following regulations shall apply: a) Permitted Use: In addition to the permitted uses of the C2 Zone a Self-Storage use is a permitted use; b) Prohibited Uses: Open Storage associated with a self-storage use is prohibited; and c) Maximum Height: the Maximum height of a self-storage use shall be 9.2 metres. 3.0 THAT the Zoning By-Law Amendment and Official Plan Amendment By-Laws be presented to City Council for all three readings. AUTHORIZING SIGNATURES: Cynthia Beach, P.Eng., MCIP, RPP, Commissioner, Sustainability and Growth Gerard Hunt, Chief Administrative Officer CONSULTATION WITH THE FOLLOWING COMMISSIONERS: Lanie Hurdle, Community Services Denis Leger, Transportation, Properties & Emergency Services Jim Keech, President and CEO, Utilities Kingston N/R N/R N/R (N/R indicates consultation not required) K:\D09_Official Plan Amendments\2012 Applications\ _351 Select Drive\PC _351 Select Drive_COMP.doc 126

4 REPORT TO PLANNING COMMITTEE June 21, Page 4 - Report No.: PC OPTIONS/DISCUSSION: Background: On February 16, 2012, Braebury Development Corporation submitted the subject application for the purpose of permitting the establishment of a self-storage use. The subject property is designated Arterial Commercial in the Official Plan and is zoned Special General Commercial C2-1 Zone in Zoning By-Law No Proposal: The Planning Rationale submitted in support of the requested Official Plan Amendment and Zoning By-Law Amendment details the proposed redevelopment as follows: The purpose of the Official Plan Amendment and rezoning applications is to allow for the redevelopment of the property as an indoor self-service storage facility consisting of approximately 335 storage units. The existing store is vacating the premises and given that the property does not have frontage onto Princess Street and given the extensive competition from other newer big box retail stores in this part of Kingston, it is difficult to attract a retail tenant to a building of this size in this location. As a result, the proposal will allow for reuse of the existing building and repurposing of the site. The applicant is proposing to renovate the existing building to accommodate storage lockers and construct 3 additional buildings flanking the west and east sides of the existing structure. Through the Site Plan Control process (file no. D ) the applicant will be improving the landscaping on the subject property and re-facing the front of the existing building to upgrade the look of the building and make it more compatible with newer construction on the lands to the west. The existing building is approximately 2,600 square metres of gross floor area and the aggregate floor area of the proposed 3 additional buildings is approximately 1,240 square metres. The total floor area of the proposed redevelopment is approximately 3,842 square metres. All storage will be contained within the buildings. Site Characteristics: The subject site is approximately 0.9 hectares in size and is known municipally as 351 Select Drive (Refer to attached Key Map). The subject property is occupied by an existing 2,602.2 square metre single storey concrete commercial building that is presently occupied by a retail use (United Furniture Warehouse). The property has frontage on Select Drive, a local road. The following land uses surround the subject site: North commercial along Princess Street and residential directly behind and north of Princess Street; East Commercial lots and a motel; South residential subdivision consisting primarily of single detached dwellings; and 127

5 REPORT TO PLANNING COMMITTEE June 21, Page 5 - Report No.: PC West mixed commercial and multiple family residential, presently under construction. Analysis: Provincial Policy Statement: The Planning Act requires land use planning matters to be consistent with the Provincial Policy Statement. The Provincial Policy Statement provides a policy foundation necessary to direct the development and use of land in the Province of Ontario. The policy document provides policy direction on matters of provincial interest related to land use planning and development which are complemented by local policies addressing local interests. The policies address issues such as managing growth, efficient use of the land and protecting resources (i.e. prime agricultural lands, water and significant natural features). The Official Plan policies incorporate the policies and principles of the 2005 Provincial Policy Statement. Consequently, the development and land use direction of the Province is expanded upon in the City s Official Plan. The proposals that conform to the Official Plan sustainability, growth, urban design and general commercial policies of the Official Plan are also consistent with the Provincial Policy Statement. It is the opinion of the Planning and Development Department that the requested Official Plan Amendment and Zoning By-Law Amendment are consistent with the general intent and purpose of the policies of the Provincial Policy Statement. Official Plan: The subject property is designated as Arterial Commercial in the City of Kingston Official Plan. Lands so designated are to be used for a limited and specialized range of goods and services, such as hospitality uses, automotive uses, restaurants to serve the travelling public or uses that require large sites on a major road to display specialized goods in an outdoor setting (Section 3.4.E, Arterial Commercial, Official Plan). The proposed use is not identified as a permitted use and therefore the proposed redevelopment is not consistent with the general purpose and intent of the Arterial Commercial designation of the Official Plan. An amendment to the Plan is required. Specific uses permitted within the Arterial Commercial land use designation include: hotels, motels, banquet halls, gas bars and service stations, restaurants, commercial or private schools, vehicle sales lots or vehicle rental premises (with associated service functions and limited repair operations), veterinary clinics, lumber yards, garden centres or nurseries or similar uses requiring outdoor display. The Arterial Commercial land use designation also recognizes that existing development and commercial plazas within the designation include uses, through existing zones applied to the subject lands, that are no longer contemplated in the present official plan. The policies permit the existing wider range of uses to continue on those lands (Section 3.4.E.3, Existing Development, Official Plan). When determining the appropriateness of a proposed land use not specifically permitted within the context of the Official Plan and Zoning By-Law the compatibility of the use in relation to the 128

6 REPORT TO PLANNING COMMITTEE June 21, Page 6 - Report No.: PC permitted uses as well as the existing surrounding uses must be examined. The Official Plan includes specific criteria for examining land use compatibility. The criteria are designed to ensure that differing land uses and buildings can co-exist harmoniously in both a visual and functional perspective (Section 2.7.1, Meaning of Compatible, Official Plan). The proposed development was reviewed against the compatibility criteria of the Official Plan. The following matrix is an analysis of the compatibility criteria as it relates to the proposed redevelopment: Adverse Effects Criteria (S.2.7.3, Official Compliance Plan) 1. Shadowing The applicant is not proposing to increase the height of the existing structure and the proposed additional buildings will be lower in height. The low density residential use is located south of the subject property and is therefore not subject to shadowing from the existing structure due to sun declination being from the south. The abutting properties and land uses to the west, east and north are not adversely affected by shadowing from the existing building. 2. loss of privacy due to intrusive overlook The proposed development does not contemplate construction that will result in increased height of the existing building or renovations to the existing building resulting in clients of the proposed self-storage use being able to look into the yards of the low density residential use to the south. The mixed commercial/residential use being completed to the east is approximately 100 metres away and will not be impacted by the proposed redevelopment. 3. increased levels of noise, odour, dust or The proposed use is self-storage to be vibration operated entirely within the existing building and the proposed 3 additional single story structures. The proposed redevelopment does not include the addition of uses that would result in the generation of noise, dust or vibration. The operation of additional uses not permitted in the zone or related and accessory to the operation of a self-storage use are not 4. increased and uncomfortable wind speed permitted. The addition of the 3 single storey storage buildings on the east and west side of the 129

7 REPORT TO PLANNING COMMITTEE June 21, Page 7 - Report No.: PC increased level of traffic that can disrupt the intended function or amenity of a use or area existing building are parallel to the existing building and situated in a north/south direction. The prevailing winds in Kingston are from the south west and the north west. The location of the additional buildings in relation to the existing building will not result in the funnelling of winds to the detriment of abutting land uses or the intended users of the subject property. The proposed development was circulated to the Engineering Department through the technical review process for comment. The review by the engineering department includes input from the City s Traffic Engineer. The technical comments received did not identify a concern regarding increased traffic volumes resulting from the proposed self-storage use. 6. environmental damage or degradation The subject property is presently occupied by an existing commercial development. The proposed redevelopment will not increase the amount of impermeable area already present on the subject property. The developer is proposing to increase the amount of vegetation present with 22 new trees and over 100 shrubs identified in the landscape plan submitted as part of the Site Plan Control application (File No. D ) being processed concurrent with the Official Plan Amendment and Zoning By-Law Amendment. From an aesthetic perspective the proposed redevelopment will enhance the existing built environment. 7. diminished service levels because social or physical infrastructure necessary to support a use or area are overloaded The applications for Official Plan Amendment, Zoning By-Law Amendment and Site Plan Control were circulated to Utilities Kingston as part of the technical review process for their comment. The following comment was received, Utilities Kingston has no concerns with this application. No diminished physical service levels have been identified. Social services such as, the provision of adequate commercial lands, will not be compromised with the introduction of the self- 130

8 REPORT TO PLANNING COMMITTEE June 21, Page 8 - Report No.: PC reduction in the ability to enjoy a property, or the normal amenity associated with it, including safety and access, outdoor areas, historic quality or setting 9. visual intrusion that disrupts the streetscape, building, or cultural heritage resource 10. architectural incompatibility in terms of scale, style, massing and colour 11. the loss or impairment of significant views of cultural heritage resources and natural features and areas to residents storage use. The surrounding residential land uses have access to a wide variety of commercial goods and services along the Princess Street corridor, Gardiners Road corridor, Midland Avenue and the Cataraqui Town Centre. The subject property is a commercial lot that has been used for a retail use. There are no amenities associated with the present use and there are no amenities associated with the proposed use. The subject property will have controlled access with a fence, gate and access to the structures. Through the Site Plan Control process the access, lighting, landscaping and building façade will be addressed. The subject property is not located in close proximity to a registered heritage property or a listed property. The nearest listed property is 2312 Princess Street, which is approximately 400 metres from this property. The proposed enhancement to the existing façade and colours proposed for the additional buildings will improve the streetscape. The existing building is solid, windowless concrete block building. The proposed redevelopment will include significant upgrades to the façade including the following: Introduction of higher quality exterior materials such as faux stone and stucco; Windows; Change roofline to enhance the entryway feature; and Lintels and lighting. The proposed redevelopment will not result in the loss of significant views to cultural heritage or natural heritage features in the City. The self-storage use will not have a greater impact on the existing surrounding built form and streetscape, than the permitted uses identified in the Arterial Commercial land use designation, such as vehicle and boat sales establishment. The proposed development will not include the 131

9 REPORT TO PLANNING COMMITTEE June 21, Page 9 - Report No.: PC outdoor storage of goods, unlike the vehicle sales use or boat sales use where the majority of the stock is located outdoors on the subject property. The proposed self-storage use will not generate any additional noise already associated with a commercial use and is not considered a high traffic generating use. The proposed self-storage use is appropriate and compatible with the surrounding land uses, does not compromise existing physical and social infrastructures and will improve the existing streetscape through the Site Plan Control process. As well, it provides for the reuse of an existing commercial building. The Planning and Development Department recommends a Site Specific Official Plan Policy to permit the establishment of a self-storage use on the subject property. Zoning: The subject property is zoned as C2-1 in Zoning By-Law No The C2-1 Zone permits an auditorium; an automatic car wash; an automobile service station; an appliance rental shop; a bank; a beverage room; a boat sales establishment; a business or professional office; a clinic; a commercial club; a commercial school; a dry-cleaning or laundry outlet; a funeral home; a gasoline retail facility; a home occupation; an institute; a laundromat; a merchandise service shop; a vehicle sales or rental establishment; (83-43) a parking lot; a personal service shop; a copy shop; a private club; a public use in accordance with the provisions of Section 5(18) hereof; a recreational establishment; a restaurant; a take-out restaurant; a retail store; a supermarket; an undertaking establishment; a veterinary clinic; a shopping centre consisting of any of the permitted uses listed herein; and a day nursery. In addition to the list of permitted uses above, the Special General Commercial C2-1 Zone also permits a motel, a hotel, a convention centre, a place of worship, a day nursery, an arcade accessory to a permitted principal use, and an accessory dwelling unit located on the ground floor. Since the proposed development is not specifically permitted, a Zone Change is required. The proposed self-storage use compatible with the commercial uses permitted in the C2-1 Zone. The proposed redevelopment and new use does not require relief from the provisions of the C2-1 Zone. The site specific zone to be applied to the subject property will incorporate the existing regulations of the C2 zone as well as the introduction of the self-storage use as a permitted use on the subject property. Site Plan Control: The proposed development will be subject to Site Plan Control under the City s Site Plan Control By-Law and the Planning Act. Site Plan Control is a form of development control provided to municipalities by Ontario's Planning Act. No one can undertake any development which is subject to site plan control unless the City has reviewed and approved certain plans. As part of the Site Plan Control process details respecting the following matters would be reviewed and approved by the City: building location; site access; site servicing; landscaping; buffering and screening provisions; noise mitigation; storm water management; location of garbage storage and, fire routes. Once the plans are approved, a site plan control agreement is generally executed. This agreement contractually binds the owner to develop and maintain a site in 132

10 REPORT TO PLANNING COMMITTEE June 21, Page 10 - Report No.: PC accordance with the approved plans and the terms of the agreement and the owner provides security to the City to ensure completion of the required works. A number of the comments received from the technical circulation have been incorporated into the comprehensive report. Other comments of a more technical nature relate to the development of the subject property and will be addressed during the Site Plan Control process. A Site Plan Control Application was submitted concurrent with the Official Plan Amendment and Zoning By-Law Amendment applications and is presently being processed by City Staff (File No. D ). Supporting information: A Planning Rationale, by prepared Macaulay Shiomi Howson Ltd., a Stormwater Management Report, prepared by Josselyn Engineering Inc., a Stage 1 Archaeological Assessment, prepared by Abacus Archaeology and a complete set of Site Plan drawings were submitted with the application. Planning Rationale: A planning rationale was submitted in support of the requested Official Plan Amendment, as required in the City of Kingston Official Plan. The planning rationale outlines the proposed redevelopment and how it complies with the general intent of the Official Plan and is appropriate and desirable development of the subject property. The Planning Rationale includes an analysis of the Provincial Policy Statement, Official Plan Zoning By-Law and supporting studies such as the archaeological assessment, stage 1, and storm water management reports. The planning rationale concludes the following: the Provincial Policy Statement encourages a wide variety of uses within the urban area and includes supporting policies for intensification and redevelopment; the Arterial Commercial designation permits uses that are not compatible with other commercial use and categories within the commercial land use hierarchy. The Arterial Commercial land use designation includes flexibility for existing development and zoning present prior to the adoption of the Official Plan. The proposed self-storage use is compatible with the restricted uses in the arterial Commercial designation as well as the uses present in the zones applied to existing commercial developments within the designation. The sustainable development policies support the proposed redevelopment and intensification of an underutilized commercial property. The massing, façade and location of the proposed redevelopment does not adversely affect existing surrounding land uses. 133

11 REPORT TO PLANNING COMMITTEE June 21, Page 11 - Report No.: PC The requested Official Plan Amendment and Zoning By-Law Amendment comply with the intent of the Official Plan and would allow for appropriate redevelopment of the subject property. Archaeological Assessment, Stage 1: A stage 1 archaeological assessment was completed for the subject property. The assessment concluded that, The subject property has a low potential for archaeological resources. No further work is required within the study area. The property should be considered clear of archaeological concern. Storm Water Management Report: The storm water management report examined the proposed redevelopment and the potential impacts on the existing storm water management system as well as recommendation for mitigating silt and run-off during construction. The report provides the following conclusion: There will be no increase in post-development runoff from this site due to the proposed works. In accordance with the requirements of the CMD, the site imperviousness does not exceed 70%. Runoff from the site will virtually be free of contaminations and therefore no permanent quality controls are required. Public Comment: The Notice for public meeting and Notice of Complete Application were circulated to all property owners within 120 metres of the subject property. A public meeting was held on April 19, No written comments were received regarding the proposed Official Plan Amendment and Zoning By-Law Amendment. In addition, no deputations objecting to the proposed redevelopment were made at the statutory public meeting. Conclusion: In conclusion, Planning Staff recommend approval of the applications for Official Plan Amendment and Zoning By-Law Amendment for the property located at 351 Select Drive. The proposed new use is consistent with the Provincial Policy Statement and conforms to the intent and purpose of the Official Plan. It is the opinion of the Planning and Development Department that the introduction of the selfstorage use at 351 Select Drive is appropriate, conforms to the intent and purpose of the Official Plan and constitutes good land use planning. EXISTING POLICY/BY LAW: The proposed amendment was reviewed against the policies of the Province of Ontario, the Official Plan, By-Laws and studies of the City of Kingston to ensure that the changes would be 134

12 REPORT TO PLANNING COMMITTEE June 21, Page 12 - Report No.: PC consistent with the Province s and City s vision of urban development. The following documents were assessed: Provincial Planning Act Provincial Policy Statement, 2005 Municipal City of Kingston Official Plan The former Township of Kingston Zoning By-Law No NOTICE PROVISIONS: A public meeting was held respecting this application on April 19, 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, prepaid first class mail was sent to approximately 96 property owners and/or property management/condominium corporations (according to the latest Assessment Rolls) within 120 metres (400 ft.) of the subject property and a courtesy notice was placed in The Kingston Whig-Standard. If the applications are approved, a Notice of Adoption and a Notice of Passing will be circulated in accordance with the provisions of the Planning Act. ACCESSIBILITY CONSIDERATIONS: The accessibility considerations will be addressed at the Site Plan Control stage of development. This report is available in alternate formats upon request. FINANCIAL CONSIDERATIONS: No financial implications are considered in this report. CONTACTS: Jason Budd, Senior Planner, Development Approvals, , ext. 3178; Marnie Venditti, Manager, Development Approvals, , ext 3256; and, Grant C. Bain, Director, Planning and Development Department, , ext OTHER CITY OF KINGSTON STAFF CONSULTED: The application was circulated to the relevant internal departments and external agencies for review and comment. The responses to the technical circulation have been addressed and are included in this comprehensive report. The application was circulated to the following departments and technical agencies: 135

13 REPORT TO PLANNING COMMITTEE June 21, Page 13 - Report No.: PC Del Stowe, Building & Licensing Kim Brown, Engineering Chantal Chiddle, Utilities Kingston Robb Kidd, Fire and Rescue Chanda Theng, Recreation & Leisure Parks Development Cynthia Beach, Sustainability and Growth Cherie Mills, Planning and Development Marnie Venditti, Planning and Development Lindsay Lambert, Planning and Development Brodie Richmond, Environment Damon Wells, Public Works Ian Semple, Transit John Giles, Solid Waste EXHIBITS ATTACHED: Exhibit A - Key Map; Exhibit B - Proposed Official Plan Amendment; Exhibit C - Proposed Zoning By-Law Amendment Exhibit D - Planning Rationale; Exhibit E - Proposed Property Plan; and, Exhibit F - Aerial Photograph. 136

14 VICTORIA ST DETAIL AUGUSTA DR KEY MAP BAYRIDGE DR MIDLAND AVE 2360 CENTENNIAL DR SYDENHAM RD HWY 401 HWY 401 Subject Lands JOHN COUNTER BLVD PRINCESS ST GARDINERS RD TAYLOR-KIDD BLVD CENTENNIAL DR BATH RD PRINCESS ST 2345 PORTSMOUTH AVE SIR JOHN A. MACDONALD BLVD FUTURES GATE SELECT DR UXBRIDGE CRES WALKER CRT GRANDTRUNK AVE Planning & Development a department of Sustainability & Growth PREPARED BY: A. Adams DATE: February 29, 2012 THE CORPORATION OF THE CITY OF KINGSTON PLANNING & DEVELOPMENT DEPARTMENT KEY MAP Applicant: Braebury Development File Number: D , D & D Address: 351 Select Drive Legal Description: PLAN 1949 LOT 12 LOT 13 LOT 14 ARN: Meters Legend Subject Lands 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, likely results or reliability of the use of the information contained in this document. C 2011 The Corporation of the City of Kingston.

15 Clause ( ), Report No., 2012 D _ BY-LAW NO A BY-LAW TO AMEND THE OFFICIAL PLAN FOR THE CITY OF KINGSTON PLANNING AREA (AMENDMENT NO. 14, known municipally as 351 Select Drive) WHEREAS a public meeting was held regarding this amendment on April 19, 2012; PASSED: 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 No. 14 to the Official Plan for the City of Kingston. (a) AMEND Schedule 3-D, Site Specific Policies of the Official Plan for the City of Kingston, so as to designate 351 Select Drive, as shown on Schedule A to By-Law No , as Site Specific Policy No That the Official Plan for the City of Kingston is hereby amended by adding the following new Site Specific Policy as : 351 Select Drive SSP No In addition to the uses permitted in Section 3.4.E, an indoor self-service storage facility will also be permitted on 351 Select Drive as shown on Schedule 3-D. Self-service storage facilities will be limited to a single storey in height. The development will be oriented to the existing commercial context to the north and the buildings will be buffered from the residential uses to the south. 3. 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 CITY CLERK MAYOR 138

16 JENNIFER CRT AUGUSTA DR ANDERSEN DR PRINCESS ST SELECT DR DAVIS DR MUIRFIELD CRES UXBRIDGE CRES WARBURTON CRES WALKER CRT SUBJECT LANDS: 351 Select Drive Current Designation: Arterial Commercial GRANDTRUNK AVE GRANITE CRT CENTENNIAL DR WATERLOO DR FRIARHILL CRES TOLLGATE TERR LEGEND RESIDENTIAL ESTATE RESIDENTIAL RESIDENTIAL COMMERCIAL ARTERIAL COMMERCIAL CENTRAL BUSINESS DISTRICT DISTRICT COMMERCIAL MAIN STREET COMMERCIAL REGIONAL COMMERCIAL EMPLOYMENT AIRPORT BUSINESS PARK INDUSTRIAL GENERAL INDUSTRIAL WASTE MANAGEMENT INDUSTRIAL RURAL MINERAL RESOURCE AREA PRIME AGRICULTURAL AREA RURAL AREA RURAL COMMERCIAL RURAL INDUSTRIAL OTHER DEFERRED AREA ENVIRONMENTAL PROTECTION AREA INSTITUTIONAL OPEN SPACE SECONDARY PLAN AREA Planning & Development a department of Sustainability & Growth PREPARED BY: A. Adams DATE: Feb 29, 2012 THE CORPORATION OF THE CITY OF KINGSTON Official Plan for the City of Kingston Schedule 3-A, Existing Land Use Applicant: Braebury Development File Number: D , D & D Address: 351 Select Drive Legal Description: PLAN 1949 LOT 12 LOT 13 LOT 14 ARN: Legend Subject Lands SCALE metre :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, likely results or reliability of the use of the information contained in this document. C 2012 The Corporation of the City of Kingston.

17 Clause (_), Report No. _, 2012 D BY-LAW NO A BY-LAW TO AMEND BY-LAW NO , A BY-LAW TO REGULATE THE USE OF LANDS AND THE CHARACTER, LOCATION AND USE OF BUILDINGS AND STRUCTURES IN THE TOWNSHIP OF KINGSTON (Zone Change from Special General Commercial C2-1 Zone to Special General Commercial C2-68 Zone, #51 Select Drive) PASSED: month day, year-not bold 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 No , as amended, of the former Township of Kingston; NOW THEREFORE the Council of The Corporation of the City of Kingston hereby ENACTS as follows. 1. By-Law No of The Corporation of the City of Kingston, entitled A By-Law to Regulate the Use of Lands and the Character, Location and Use of Buildings and Structures in the Township of Kingston, as amended, is hereby further amended as follows: 1.1. Map 5 of Schedule A, as amended, is hereby further amended by changing the zone symbol of the subject site from C2-1 to C2-68, as shown on Schedule A attached to and forming part of By- Law No By Adding a new subsection 19(bp) thereto as follows: (bp) C2-68 (351 Select Drive) Notwithstanding the provisions of Section 5 and 19 hereof to the contrary, the lands designated C2-68 on Schedule A hereto, the following regulations shall apply: a) Permitted Use: In addition to the permitted uses of the C2 Zone a Self-Storage use is a permitted use; b) Prohibited Uses: Open Storage associated with a self-storage use is prohibited; and c) Maximum Height: the Maximum height of a self-storage use shall be 9.2 metres. 140

18 Zoning Amendment 351 Select Drive By-Law No Page 2 of 3 2. This By-Law shall come into force and take effect on its passing, provided no Notice of Appeal is filed to this By-Law, all in accordance with the provisions of Section 34, Subsections 19 and 30 of the Planning Act, R.S.O. 1990, c. P. 13; and where one or more appeals have been filed within the time period specified, at the conclusion of which, the provisions of Section 34, Subsections 19 and 30 of the Planning Act, R.S.O. 1990, c. P. 13 apply and the By-Law shall be deemed to have come into force and take effect on the day it was passed. GIVEN ALL THREE READINGS AND PASSED month day, year-not bold CITY CLERK JOHN BOLOGNONE MAYOR MARK GERRETSEN 141

19 142

20 EXIUBIT D PLANNING RATIONALE REPORT OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS FOR 351 SELECT DRIVE CITY OF KINGSTON PREPARED FOR BRAE BURY DEVELOPMENT CORP BY MACAULAY SHIOMI HOWSON LTD. February 2012 H 1 PL-, 'NG&C":VEL{- ;,..,,1 DtP. -r.nt --n,. CITY OF KINGSTON.-/.,.,., "-. 143

21 351 Select Drive Planning Rationale Report Page 1 1. INTRODUCTION This report has been prepared in support of Official Plan amendment and rezoning applications by 8raebury Development Corporation to allow for redevelopment of the United Furniture Warehouse site which is located at 351 Select Drive, near the intersection of Princess Street and Centennial Drive. The purpose of this report is to outline the applications and to provide a planning rationale as to how the proposal complies with the general intent of the Official Plan and provides for appropriate redevelopment of the subject property. 1.1 Site Description The tolallot area involved in these applications is 9,712.4m 2 The site has a frontage of 90.0 metres on Select Drive and a depth of metres. The property is generally flat and contains existing trees around the periphery of the property. The subject building was constructed in the 1992 and contains a one-storey retail warehouse building (United Furniture Warehouse). There are currently two driveways into the site from Select Drive, one adjacent to the eastern lot line and one on the west side of the site which is a shared access with the property to the west. There is paved surface parking on au sides of the building and two loading bays located at the rear of the building. There is a wooden fence and with trees along the south property line and there is a large freestanding sign at the northwest comer of the property. 1.2 Surrounding Land Uses The surrounding land uses include: lands to the north, west and east are part of a commercial stretch of development along Princess Street that include a variety of commercial uses including retail stores, hotels, motels, restaurants, offices, car dealerships and leasing. The lands immediately to the east are vacant. Immediately west of the subject property is the Value Centre with retail commercial and office units. The lands to the north, at the northeast corner of Select Drive and Future Gate contain a StarTek which is a call centre and it is going to be replaced with a Farm Boy grocery store. At the northwest come r of Select Drive and Future Gate are developed with an office building currently leased to the Ministry of Health. To the west of that is Centennial Square which is a mixed use development consisting of retail, office and residential uses. lands to the south are currently developed with single and semi-detached houses which front onto Uxbridge Crescent and Walker Court and are part of the Waterloo Village community. 2. PROPOSED REDEVELOPMENT The purpose of the Official Plan amendment and rezoning applications is to allow for the redevelopment of the property as an indoor self-service storage facility consisting of approximately 335 storage units. The existing store is vacating the premises and given that the property does not have frontage onto Princess Street and given the extensive competition from MAC AUL AY SHIOMI H O WSON LTO. 144

22 351 Select Drive Planning Rationale Report Page 2 other newer big box retail stores in this part of Kingston, it is difficult to auract a retail tenant to a building of this size in this location. As a result, the proposal will allow for reuse of the existing building and repurposing of the site. The storage lockers wilt be located within the existing building and in three new proposed buildings on either side of the existing building. Currentty, the zoning on the property does not permit a self-service storage facility. A site plan application is also being submitted concurrently and the proposed site layout is shown on Figure 1. The existing building (Building A) contains 2,600.2m 2 of floor space while the proposed new buildings would contain 1,240 m 2 of floor space consisting of m 2 in Building B, 585.3m2 in Building C and m 2 in Buildinp O. The total building area proposed on the property as shown on the site plan is 3,842.2 m. The storage lockers in Buildings S, C and D will have direct access to the outside from doors on both sides and the rear of the buildings. The access to the storage lockers in Building A will be through the main entrances to the building. Heating will be provided in Buildings B, C and D through radiant floor heating and Building A will continue to be climate controlled. Access will be available to the units 24 hours a day but experience in other storage facilities run by the same operator indicates that night time usage of the facility is very limited. The fa9ade of the existing building will be upgraded with new exterior materials and improvements to the massing around the main front entrance and the three new buildings will utilize the same exterior materials to match the upgraded existing building fa9ade. The design of the fa9ade will be generally consistent with the development occurring on Centennial Square to the west. The proposed redevelopment will include the provision of 10 parking spaces, two of which will be designated barrier-free. There are two existing loading spaces at the rear of the existing building that will be maintained. Garbage storage will remain in its existing location at the rear of the building. The existing building has a flat roof and the height of the building will remain at 7.8m in the rear and 6.6m in the front with a small increase in height around the front door to allow for the addition of a pitched roof and entrance feature. The proposed new buildings will have a height of 4.3m and will have pitched roofs. Lighting wi ll be located on the buildings to minimize the height of the fixtures. It will shielded and directed downward to reduce light pollution and impacts on adjacent residential uses. In order to facilitate the construction of the new buildings and allow proper access to them. existing concrete islands and the trees within them along both the sides of the property will need to be removed. As shown on the tree preservation plan, there are currently a total of 21 trees on site and 13 of those will be removed; however the trees being removed are all in poor health and they will be replaced with 9 trees and 126 shrubs and large bushes. Additional concrete paver areas at the front of the building will also be removed to allow improved traffic flows in the parking areas and also to allow for creation of ramps for barrier free access. MACAULAY SHIOMI H O WSON LTD. 145

23 351 Select Drive Planning Rationale Report Page 3 r '--'--'--'--'--'--'--'--'--'--'. I, 1 I, I, I, I, I, I, :m flllsttrlg SJ1LOiNG ',.' I!!. i L-., Figure 1 Site Layout MACAULAY SHIOMI HOWSON LTD. 146

24 351 Select Drive Planning Rationale Report Page 4 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest in land use planning and development and the Planning Act requires that decisions affecting planning matters shall be consistent with the policy statement. The PPS indicates that healthy, liveable and safe communities are sustained by "promoting efficient development and land use pattems", -accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs", promoting cost effective development standards to minimize land consumption and servicing costs", and -ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs. n The proposed development meets these criteria and helps to achieve efficient development patterns by further intensifying an existing site to promote efficient land use patterns which minimize land consumption and servicing costs. The policies state that settlement areas shall be the focus of growth. l and use patterns within settlement areas will be based on: densities and a mix of uses that efficiently use land and resources, that are appropriate for, and efficiently use, infrastructure and public service facilities and that promote energy efficiency, and a range of uses and opportunities for intensification and redevelopment. The policies also state the appropriate development standards should be promoted that facilitate intensification, redevelopment and compact form white maintaining appropriate levels of public health and safety. They further indicate that the use of existing infrastructure should be optimized and that development on municipal water and sewer services is the preferred form of development in settlement areas. The proposed development is within the settlement area of Kingston and promotes the efficient use of land through redevelopment and intensification of an older existing site. It will utilize existing municipal servicing to help to optimize its use. The PPS indicates that planning authorities will promote economic development and competitiveness by providing an appropriate mix and range of employment including industrial commercial and institutional uses to meet long term needs and by providing opportunities for a diverse economic base including suitable sites that support a wide range of economic activities and ancillary uses. The proposed redevelopment maintains the competiveness of the site, and contributes to a diversity of economic uses and employment opportunities In the area. The policies state that municipal sewage and water services are the preferred form of servicing in settlement areas and the proposed development satisfies that requirement. Policies also indicate that efficient use must be made of existing and planned transportation infrastructure and that land use pattems, density and mix of uses should minimize the length and number of vehicle trips. The proposed deve lopment is located in close proximity to a va riety of residential and commercial uses which may need to utilize these types of facilities thereby reducing the need for long vehicular trips and addressing these policy requirements. MACA.UL AY S HIOMI HOWSON LTD. 147

25 351 Select Drive Planning Rationale Report Page S There are no natural heritage features on or adjacent to the subject property. There are existing trees on site, none of which are significant, and while some of them will be need to be removed, they will be replaced. Although the site has already been developed a Stage 1 Archaeological Assessment and it indicated that there is low potential for archaeological resources on the property and it should be considered free of archaeological concern. Based on a review of all of the policies, the proposed development is consistent with the Provincial Policy Statement. 3. CITY OF KINGSTON OFFICIAL PLAN The new City of Kingston Official Plan (OP) sets out goals and policies that Mguide physical development and redevelopment, protection of natural and cultural resources, resource management and necessary supporting infrastructure within the City" The OP designates the subject property Arterial Commercial as shown on Figure 2. The purpose of the Official Plan amendment is to add a site specific policy to permit an indoor self serve storage facility on the subject property. 3.1 Commercial Section 3.4 of the OP deals with Commercial uses and indicates that the City will provide a wide range of goods and services which are important to the activity level of the Centres and the Princess Street corridor. Commercial uses are established in a hierarchy based on the intended function of each category. Certain uses are prohibited in the commercial designations including long term open storage and industrial uses. The proposal would provide storage that is wholly enclosed within buildings and would not provide for any open storage on the site. Section 3.4.E addresses the Arterial Commercial designation and states that it is a special purpose designation for a limited and specialized range of goods and services such as hospitality uses, automotive uses, restaurants to serve the travelling public or uses that require large sites on a major road to display specialized goods in an outdoor setting. The Arterial Commercial designation is not intended to accommodate types of retail goods and services that are planned for other designations in the retail hierarchy" The permitted uses include hotels, motels, banquet halls, gas bars and service stations, restaurants, commercial or private schools, vehicle sales lots or vehicle rental premises, veterinary clinics, lumber yards, garden centres or nurseries or similar uses requiring outdoor display. Large floor plate retail uses intended for regional centres and are not permitted and office uses except as an accessory use are generally prohibited. It is noted that the some of the uses that are currently permitted within the Arterial Commercial designation could create greater impacts than the proposed indoor selfservice storage facility. The policies indicate that there are a number of older strip plazas that have developed along arterial roads and contain a mix of retail, office and services uses in addition to those permitted in the Arterial Commercial designation and that the zoning for these sites may recognize a wider MA C AULAY S HIOMI HOWSO N LTD. 148

26 351 Select Drive Planning Rationale Report Page 6 range of uses. There is therefore clearly the intent to allow some flexibility within this designation to address older existing retail facilities. The Official Plan identifies an area called the Princess Street Corridor which appears to include the subject property. The policies indicate that within the Corridor there are intended to be opportunities for more intensive development and a broader range of uses. The proposal does provide for some intensification of the site and the Official Plan amendment is seeking an additional use on the site. Policies also state that the implementing zoning by-law may limit the size of any Arterial Commercial development and that each building and each use will provide on-site parking and loading which is sufficient to meet peak operating period needs. Very little parking demand is expected to be generated by this use and the proposed parking is slightly in excess of the requirements for this type of use. 3.2 Sustainability Section 2 of the Official Plan deals with Strategic Policy Directions and establishes policies dealing with Sustainable Development. The goal is to is -to protect, conserve and strategically deploy the natural, cultural and buitt resources of the City in a manner that promotes compatibility between different functions; that reduces energy, land or resource consumptionand "that limits the need for undue extension of infrastructure-. The policies indicate that innovative energy systems, recycling of products and green industry and building practices will be required. The policies also state that most growth will occur in the urban boundary and will be directed to achieve greater sustainability through appropriate densities, land use patterns that foster transit and pedestrian activity, enhanced accessibility for all residents, visitors and workers, opportunities for sharing resources such as parking, maximizing the use of investments in infrastructure and public amenities, strategies that will revitalize both neighbourhoods and employment areas and rehabilitate brownfield sites for re-use. The policies also indicate that in reviewing development applications the City will promote sustainability through a number of means including encouraging green building design, design and landscaping practices that promote protection from undesirable weather elements, and construction practices that minimize waste. The proposed development contributes to sustainable development through a number of means. The subject property is redevelopment of a retail site that will revitalize and intensify development on the site. The redevelopment will utilize existing services and infrastructure rather than requiring the extension of services to a greenfield site. The owner is planning to add solar panels on the roof in order to utilize altemative sources of energy. The new buildings will be constructed to achieve greater energy standards than required under the new Building Code as all of the owners properties are consistently buitt above Code and new residential buildings achieve an Energy Star rating. The site is located close to Princess Street which is a priority transit route and currently has four bus routes along it thereby encouraging the use of public transit if appropriate. As a result the proposed development satisfies the intent of the sustainability policies of the Official Plan. MACAULAY S HI O MI HOWSON LTC. 149

27 35 1 Select Orive Planning Rationale Report Page 7 Figure 2r- ---,.!. -,, i \,,,,, I I' - - I l- U w!!ll-,-- III- ;:)1Il r III J ;, I... I I I '1' [' 9 M ACAULAY SHIOMI HOWSON LTD. 150

28 351 Select Drive Planning Rationale Report PageS 3.3 Land Use Compatibility Section 2.7 of the Official Plan provides land use compatibility principles and the policies define compatible as "the ability of various land uses, buildings, sites or urban design treatments to coexist with one another from both a functional and visual perspective through their arrangement, location (including in some instances their separation), methods of buffering, massing or other means of providing transition that are able to successfully address undue adverse impacts" Only proposed land uses that are compatible or that can be made compatible with surrounding sites wilt be approved. Adverse impacts are considered to include: shadowing; loss of privacy due to intrusive overlook; increased levels of noise, dust, odour or vibration; increased and uncomfortable wind speed; increased levels of traffic that can disrupt the intended function or amenity of an area; environmental damage or degradation; diminished service levels because social or physical infrastructure necessary to support a use or area are overloaded; reduction in the ability to enjoy a property or the normal amenity associated with it, including safety and access, outdoor areas, historic quality or setting; visual intrusion that disrupts the streetscape, building or cultural heritage resource; architectural incompatibility in terms of scale, size, massing or colour; or the loss of significant views of cultural heritage resources or natural features and areas to residents. In the case of the proposed redevelopment, the impacts are either expected to be reduced by the change of use or will be successfu lly addressed through a number of means. The proposed development is a single storey and is located north of the existing low density residential and so shadowing on the houses to the south will not be an issue. With respect to loss of privacy due to intrusive overlook, since the buildings are single storey, will have not windows facing the rear and there is an existing fence and trees along the rear lot line, intrusive overlook is not expected or wilt be minimized. The existing development on this site is a retail warehouse and currently has much more significant loading functions and deliveries made by large trucks than will occur with the proposed self storage facilities. It is expected that most of the vehicles usi ng the seff-service storage facilities will be cars or sma ll trucks/cube vans. In addition there will be fewer vehicles overall accessing the site. As a result, the proposed use should generate less noise, dust and vibration on site. Given the height of the buildings and the separation between them, uncomfortable wind speeds should not be generated by the development. The traffic that will be generated by the proposed redevelopment will also likely be less than the existing traffic on site and will be directed via Future Gate Drive to Princess Street which is an arterial road that is designed to accommodate large volumes of traffic and as result traffic should not disrupt the amenity or function of the area. The proposal is the redevelopment of an existing retail warehouse store and most of the property is already covered by hard surfaces. The existing trees along the southern property line will be retained and new trees and large bushes wi ll be planted along the north, east and west property lines to replace those that are being removed for the new buildings and which were in poor health. As a result, no net environmental degradation or impacts are expected. MAC AULAY S HIDMI HOWSON LTD. 151

29 351 Select Drive Planning Rationale Report Page 9 It is not expected that there will be diminished social or physical service levels in the area. Sufficient physical services including water, sewer, utilities, roads and transit exist to service the site and there will be no demand for community facilities. The proposed redevelopment should not reduce safety, access or amenity areas of the adjoining properties. Access for adjoining properties will not be affected and loading facilities will remain the same and are screened from adjoining properties by the existing fence and trees. Buildings will continue to be set back from the property line. The proposed development should not create a visual disruption to the streetscc\pe or existing buildings in the area and in fact, is expected to improve the streetscape by improving the quality of buildings facades on site. The proposed buildings should be architecturally compatible with the adjacent buildings given their height and building materials. Finally no significant views to cultural heritage resources or natural features are being blocked by this development. As a result the proposed development does not create undue or unacceptable adverse impacts and is compatible with the adjacent land uses. Section 2.7 of the Official plan also indicates that development proposals must meet the long term needs of the intended users or occupants. These will be met by providing suitable scale, massing and density in relation of existing built fabric; appropriate landscaping that meets or improves the green amenity space of the site and surrounding and enhances the City's tree planting program; adequate land area and appropriate site configuration; efficient use of municipal services and transit; appropriate infill of vacant or under-utilized land; and clearly defined and safe site access, pedestrian access, amenity area and play space, building entry and parking and bicycle facilities.. As noted above the scale and massing of the proposal is consistent with adjacent development to the north and west and landscaping will be consistent with the intended use of the property. As this is the redevelopment of an existing site, it does create additional development on underutilized land and it will provide efficient use of existing municipal services. As well, the site is currently serviced by four transit route s. Finally, the site access points already exist and it is expected that traffic will be reduced by this redevelopment so that the surrounding roads can accommodate the traffic. The building entrances will be well marked and lit. As a result the proposed development is seen to meet the needs of the intended users of the site. 3.4 Urban DeSign Section 8 of the Official Plan deals with Urban Design and the policies also speak to requiring the design of new development to be visually compatible with surrounding neighbourhoods by addressing the siting, sca le and design of new development in relation to the characteristics of the surrounding neighbourhood. As discussed above, the siting of development is intended to allow for appropriate separation between the buildings and the existing neighbourhood, and the height and use of exterior fac;ade materials will complement those already on in the area. As a result, based on a review of the Official Plan policies, the proposed development conforms to the intent of the policies of the Official Plan. MACAULAY S HIOMI HOWSON LTD. 152

30 351 Select Drive Planning Rationale Report Page ZONING BY-LAW The property is currently zoned C2-1 Highway 2 - Cataraqui, by By-law as shown on Figure 3. The C2 zone permits a wide range of uses including auditorium, automatic car wash, automobile service station, appliance rental shop, bank, boat sales, business or professional office, clinic, funeral home, laundromat, vehicle sale or rental establishment, parking lot, personal service shop, copy shop, private club, recreational establishment, restaurant, retail store, supermarket, and shopping centre. The C2-1 exception adds some additional permitted uses which include a motel, a hotel, a convention centre, a place of worship, a day nursery, an arcade accessory to a permitted principal use, and an accessory dwelling unit located on the ground floor. The purpose of the application for rezoning is to add a self-service storage facility as a permitted use. It is also proposed to remove the following uses permitted under the current C2 zone: automobile service station, a gasoline retail facility, a vehicle sales or rental establishment, and boat sales establishment. The applicable C2 Zone provisions are: Minimum Lot Area Minimum Lot Frontage Minimum Front Yard Depth Minimum Side Yard Depth Minimum Rear Yard Depth Minimum Landscaped Open Space Maximum Lot Coverage Maximum Building height Required 5,000 ft2 (464.5 sq m) 20 ft (6.1 m) 10ft (3.05 m) Oft(Om) 25 ft (7.62 m) 10% 50% 35 ft (10.67 m) Provided sq m 90 m m 6.55m 12.15m 10.1 % 39.5% 7.8m Parking is required at a rate of 1 space for every 300 individual storage units or fraction thereof and 1 parking space for facility employees located adjacent to the facility office. A minimum of 5 such parking spaces shall be provided. Barrier free parking requirements are 1 barrier free space for 5 to 19 parking spaces. There are a total of 10 parking spaces proposed including 2 barrier free parking spaces. Two loading spaces are required for 25,000 to 80,000 sq feet ( to sq m) of space for commercial uses and two loading spaces are provided at the rear of Building A. A planting strip that is a minimum of 10ft (3.05 m) wide is required adjacent to a residential use and a 5.99 m strip already exists along the rear lot line. The proposal complies with all of the C2 zone provisions. MACAULAY SHIOMI HOWSON LTD, 153

31 351 Selec1 Drive Planning Rationale Report Page 11 SUBJECT SITE. I 'I I ] r - -. I : I I C2-/0.. Figure 3 5. SUPPORTING ANAL YSES 6.1 Archaeological Assessment A Stage 1 Archaeological Assessment has been prepared by Abacus Archaeological Services. The site and periphery was inspected on February 7, The report indicates that the Kingston Archaeological Master Plan identifies the property as having the potential for archaeological resources based on its location near a historic farmstead and two other sites being located within 1 kilometre of the property. The site does not contain many of the physiographic features deemed to be of significance. The modern development and use of the property has resulted in extensive and deep land alterations which have severely damaged the integrity of any archaeological resources. Based on the review undertaken rt indicated that there is low potential for archaeological resources occurring on the property, that no further work is required in the study area and the property should be considered free of archaeological concern. M AC A ULAY SHIOMI HOW S ON LTD. 154

32 351 Select Drive Planning Rationale Report Page SUMMARY AND CONCLUSIONS The purpose of the Official Plan amendment, rezoning and site plan applications is to allow for redevelopment of the site at 351 Select Drive currently containing a United Furniture Warehouse site to be redeveloped into a selfservice storage facility. The Official Plan amendment and rezoning applications propose to add a selfservice storage facility as an additional permitted use. The redevelopment would utilize the existing building and create three additional buildings which would be located parallel to and on either side of the existing building for a total floor area of sq metres and approximately 335 storage units. The Provincial Policy Statement encourages a wide va riety of uses within the urban area on fu ll municipal services and encourages intensification and redevelopment opportunities. The proposed amendments are consistent with the intent of the PPS. The subject property is currently designated Arterial Commercial in the Official Plan and the designation is intended to provide for a variety of uses that do not fit into other commercial categories in the retail hierarchy and to allow some flexibility in the uses that are permitted within the designation particularly for older strip plazas. As a result although indoor se lfservice storage facilities are not specifically permitted, they generally co nform to the intent of the designation. The proposal allows for sustainable development through the redevelopment and intensification of an existing, inefficient com mercial building which utilizes existing municipal services. The proposed development will provide for altemative forms of power through the use of solar panels on the roof and will utilize energy efficient construction techniques for the new buildings which will exceed the Ontario Building Code requirements. The proposed development is compatible with surrounding development through the height. setbacks and buffering that are being proposed. There is no shadowing, intrusive overlook or visual disruption. There is expected to be less noise dust and vibration due to fewer and smaller trucks accessing the site and less traffic generated on surrounding streets. There is not expected to be any net environmental degradation. The improvements to the building fac;ade and the materials used make it more visually compatible with the adjacent low density residential. The use is also expected to meet the long term needs of the users. A site specific exception to the Zoning will add the se lfservice storage facility as a permitted use and it is proposed to prohibit an automobile service station, a gasoline retail facility, a vehicle sales or rental establishment, and boat sales establishment. The proposal complies with all of the C2 zone provisions with respect to setbacks, coverage, heights, landscaped open space, parking and loading. An Archaeological Assessment indicated that there is low potential for archaeological resources occurring on the property and it should be considered free of such archaeological concem. It is therefore concluded that the proposed Official Plan amendment and rezoning applications comply with the intent of the Official Plan and would allow for appropriate redevelopment of the subject property. MACAULAY S HIOMI H O WSO N L T D. 155

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