CITY OF KINGSTON REPORT TO PLANNING COMMITTEE

Transcription

1 CTY OF KNGSTON REPORT TO PLANNNG COMMTTEE 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 MEETNG: April 4, 213 SUBJECT: PUBLC MEETNG REPORT (File No. D ) 114 Collingwood Street Application for Zoning By-Law Amendment Applicant Podium Development Corporation EXECUTVE SUMMARY: The following is a public meeting report to Planning Committee for a Zoning By-Law Amendment application for the property municipally known as 114 Collingwood Street. This report describes the purpose and effect of the requested Zoning By-Law Amendment and includes an overview of the relevant policies and regulations that apply to the subject property. The subject property contains a single family dwelling house, which the applicant, Podium Developments, proposes to convert to include a second dwelling unit. The applicant is requesting permission to allow a dwelling unit in a cellar, along with a reduction in the required lot area and a reduction in the required parking. The proposal contains one five bedroom unit, and one two bedroom unit. The applicant is not proposing any expansion of the structure as part of this application. The property is designated Residential in the City of Kingston Official Plan and zoned One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No

2 REPORT TO PLANNNG COMMTTEE REPORT NO. PC April 4, Page 2 - AUTHORZNG SGNATURES: Cynthia Beach, P.Eng., MCP, RPP, Commissioner, Sustainability and Growth Gerard Hunt, Chief Administrative Officer CONSULTATON WTH THE FOLLOWNG COMMSSONERS: 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:\D14_Zoning Applications\213 Applications\6-213_114 Collingwood Street\PC-13-47_114 Collingwood Street_ PH.doc OPTONS/DSCUSSON: This report provides information on a proposed amendment to the former City of Kingston Zoning By-Law No. 8499, which is the subject of this Public Meeting. On February 6, 213, Podium Development Corporation submitted the subject application for the purpose of amending the existing One-Family Dwelling and Two-Family Dwelling A Zone to allow a dwelling unit in a cellar, along with a reduction in the required lot area and a reduction in the required parking. t is proposed that the main dwelling unit will contain five bedrooms, and the second dwelling unit will contain two bedrooms. The applicant is not proposing any expansion of the structure as part of this application. The subject property is designated Residential in the Official Plan and is zoned One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No The subject property is on the City of Kingston Heritage Properties Register and is included in the Part V designation for the adjacent property at 11 Collingwood Street, known as nglewood. 34

3 REPORT TO PLANNNG COMMTTEE REPORT NO. PC April 4, Page 3 - n accordance with By-Law 27-43, a Pre-consultation review was carried out by various departments and agencies. On March 6, 213 the Zoning By-Law Amendment application was deemed complete, in accordance with the Planning Act. The subject site is approximately 377 square metres in size and is located on the west side of Collingwood Street, between Queen s Crescent and Union Street, in the Alwington neighbourhood, and is municipally known as 114 Collingwood Street (see Exhibit A - Key Map). The subject property presently contains a single family dwelling, with an attached single car garage. The property has frontage on Collingwood Street, a local road. n support of the application, the applicant has submitted the following: Site Plan, Floor Plans and Elevations (See Exhibit B) Planning Justification (See Exhibit C) Site Grading Summary 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. f a person or public body does not make oral submissions at a public meeting, or does not make written submissions before the application has been approved by City Council, the person or public body is not entitled to appeal the decision 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. Anyone wishing to be notified of Council s decision on the subject application must submit a written request to: Alex Adams, ntermediate Planner, The Corporation of the City of Kingston, 216 Ontario Street, KNGSTON, Ontario, K7L 2Z3. Planning Committee will consider a comprehensive report and recommendation from the Planning and Development Department, respecting the subject application, 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 Planning Committee at which the subject application will be considered. 35

4 REPORT TO PLANNNG COMMTTEE REPORT NO. PC April 4, Page 4 - EXSTNG POLCY/BY-LAW: The subject property is designated as Residential in the City of Kingston Official Plan (see Exhibit D Existing Official Plan designation). The predominant use within the Residential designation is residential dwellings, including detached, semi-detached or duplex dwellings, townhouses, and apartments. n 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 proposed development is consistent with the general purpose and intent of the Official Plan and therefore an amendment to the Official Plan is not required. The subject property is zoned as One-Family Dwelling and Two-Family Dwelling A Zone in Zoning By-Law No. 8499, as amended (see Exhibit E Existing Zoning). The uses permitted in the One-Family Dwelling and Two-Family Dwelling A Zone include one-family dwellings, twofamily dwellings, and various institutional uses such as libraries and churches. As the proposal does not meet the minimum required lot area for two dwelling units and is requesting to permit a habitation unit in a cellar, a zone change is required. The subject property is on the City of Kingston Heritage Properties Register and is included in the Part V designation for the adjacent property at 11 Collingwood Street, known as nglewood. 11 Collingwood Street was designated in 25 and at that time included the property currently known as 114 Collingwood Street. There is a special condition in the designation By-Law that states, Any severed section of this lot will retain a historical designation under Part V of the Ontario Heritage Act. As the property is included under the heritage designation a heritage permit may be required for any exterior alterations. NOTCE PROVSONS: Pursuant to the requirements of the Planning Act, a notice of the statutory Public Meeting was provided by advertisement in the form of signs posted on the subject site 2 days in advance of the Public Meeting. n addition, prepaid first class mail was sent to all property owners (according to the latest Assessment Rolls) within 12 metres (4 ft.) of the subject property. There were approximately 8 property owners notified by mail. A courtesy notice was placed in The Kingston Whig-Standard. ACCESSBLTY CONSDERATONS: This report is available in alternate formats upon request. FNANCAL CONSDERATONS: There are no financial considerations for this development application. CONTACTS: Grant C. Bain, Director, Planning & Development Department x3252 Marnie Venditti, Manager, Development Approvals x

5 REPORT TO PLANNNG COMMTTEE REPORT NO. PC April 4, Page 5 - Alex Adams, ntermediate Planner, Development Approvals x3219 DEPARTMENTS/OTHERS CONSULTED AND AFFECTED: The application has been circulated to a number of internal departments and external agencies for review and comments. 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. EXHBTS ATTACHED: Exhibit A - Key Map; Exhibit B - Site Plan, Floor Plans and Elevations; Exhibit C - Planning Justification, prepared by & Co ; Exhibit D - Existing Official Plan designation; Exhibit E - Existing Zoning; Exhibit F - Aerial Photograph; and, Exhibit G - Photographs. 37

6 9 DETAL UNON ST KEY MAP Subject 153Lands PORTSMOUTH AVE 149 PALACE RD UNON ST PRNCESS ST VCTORA ST JOHNSON ST ALFRED ST DVSON ST BROCK ST 154 BARRE ST MONTREAL ST QUEEN ST KNG ST E ONTARO ST ALBERT ST KNG ST W COLLNGWOOD ST BEVERLEY ST QUEEN'S CRES QUEEN'S CRES EDGEHLL ST Planning & Development a department of Sustainability & Growth PREPARED BY: J.Partridge DATE: Feb 14, 213 THE COR POR AT ON O F T HE C T Y O F KN G STO N KEY MAP Applicant: Podium Development Corporation File Number: D Address: 114 Collingwood St Legal Description: PLAN B4 PT LOTS 17 AND 18 RP; 13R17881 PART 1 ARN: Legend Subject Lands SCALE Meters 1:1,5 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 respo nsibility for any errors, an d is n ot liable fo r any dam ag es of any kin d resu ltin g from th e u se 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 212 The Corporation of the City of Kingston.

7 Exhibit B THE BULDER SHALL VERFY ALL DMENSONS AND ALL JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. PROJECT NORTH GENERAL NOTES: AU. CONSTRUCTON TO COMPLYWTH CURRENT EDTON OF THE ONTARO BULDNG AU. WORKMANSHP S TO BE. OF A STANDARD EQUAL N ALL RESPECTS TO GOOD CODE 1997 OBC, AS AMENDED AND ALL AUTHORTES HAVNG JURSDCTON. BULDNG PRACTCE. o DRAWNGS AND SPECFCATONS ARE PROPERTY OF THE DESGNER AND MUST BE RETURNED ON COMPLETON OF THE PROJECT. o REPORT N WRTNG AU. DSCOVERED ERRORS OR OMSSONS TO THE DESGNER AT ONCE.. o DO NOT SCALE DRAWNGS. CONTRACTOR TO VERFY ALL VERTCAL AND HORZONTAL STE DMENSONS PROR TO COMMENCNG WORK- NCLUDNG EXTEROR LANDSCAPNG DMENSONS. CONTRACTOR TO PROVDE PLYWOOD HOARDNG AROUND THE PERMETER OF THE. JOB STE BETWEEN THE. PROPOSED NEW STRUCTURE TO THE. PROPERTY LNE.. F ADDTONAL STAGNG/STORAGE.AREA S REQURED, CONTRACTOR TO APPLY FOR PERMT TO BULD HOARDNG ON CTY PROPERTY. N LEU OF PLYWOOD HOARDNG, A 7'-f1' HGH CHAN LNK FENCE BY'FAST FENCE." OR EQUAL S TO BE USED. STE. MUST BE. SAFE AND SE.CURE AT ALL TMES. CONTRACTOR RESPONSBLE FOR LOCKNG THE CONSTRUCTON GATE NGHTLY. CONTRACTOR MUST POST "NO TRESPASSNG' AND 'DANGER-CONSTRUCTON AA.EA" SGNS AS WEU.AS ANY OTHER SGNS REQURED BY ANY GOVERNNG BOOY ADJACENT DWELLNG PROPERTY LNE 35.36M HED FOR SECURE AND COVERED RAGE OF 6 BC'fa..ES MARY ENT1'NC& EXSTNG 2 STOREY DWELLNG OREY DWB.llNG HOUSE) E.G. HEALTH AND SAFETY, ETC. o,.. # 114 COLLNGWOOD STREET :!; "! w z 1.25M :::; w a. ASPHALT DRVEWAY "'a. PROPERTY LNE 35.36M ADJACENT DWELLNG o EXSTNG GRADE DMENSONS DSTURBED DURNG CONSTRUCTON TO BE MANTANED UNLESS OTHERWSE NOTED ON LOT DRANAGE PLAN. AU. BACKFU. MUST BE LEVELED. ADD 4" TOPSOL AND SOD N ALL AREAS DSTURBED DURNG CONSTRUCTON. REPARS TO EXSTNG LANDSCAPNG - USE TRPLE MX SOL AT ALL PLANTNG BEDS. o AU. NTEROR TRM TO BE POPLAR (PANT) UNLESS OTHERWSE NOTED. EXTEROR TRM TO BE #1 PNE OR BETTER (PANT). NOTE: USE KL ON ALL KNOTS PROR TO PRMER COAT. ALL WOOD TO BE KEPT DRY AND MUST NOT BE PANTED N TEMPERATURES BELOW 1 DEGREES CELSUS. AU. TRM TO BE PREPANTED (PRMER+1 COAT) PROR TO NSTALLATON. NSTAU.AU. KTCHEN APPLANCES NCWDNG FLEX COPPER LNE FOR FRDGE CE MAKER/ GARBURATOR/WALL OVENS COOK TOP (NCL. GAS LNE)/ MCROWAVE FAN HOOD ETC. PROVDE BLOCKNG FOR SUSPENDED KTCHEN CABNETS {LOCATON AS PER SHOP DRAWNGS). NSTAU. FREPL.ACE(S) COMPLETE WTH GASLNE. CONTRACTOR MUST RECEVE PERMSSON FROM OWNER PROR TO NST. OF JOB SGN. CONTRACTOR TO USE FLEXBLE CORNER BEAD AT ALL RADUSED DRYWALL EDGES. NSTAU. 4' DA. METAL EXHAUST DUCT FOR DRYER. CONTRACTOR REQURED TO ERECT A TENT SCREEN AND USE A WATER MSTNG SPRAY TO REDUCE STONE DUST FROM CUTTNG OF STONE. CONTRACTOR TO NFORM N ADVANCE ADJACENT NEGHBOURS PROR TO START OF ANY MASONRY WORK AND TO WASH THER WNDOWS AT END OF JOB. CONTRACTOR TO MANAGE SUBCONTRACTORS VEHCLE PARKNG AND SUPPLY TRUCK ROUTNG AND TO SET TRAFFC CONES TO MARK AREAS OF NO PARKNG. PROVDE FOR PROFESSONAL NTEROR AND EXTEROR CLEANNG AT END OF CONSTRUCTON. REFER TO ARBORST REPORT (WHERE APPLCABLE) FOR SPECAL NSTRUCTON REGARDNG EXCAVATON CONSTRUCTON N PROXMTY TO MATURE TREES EVERY EXCAVATON SHALL BE UNDERTAKEN N SUCH A MANNER AS TO PREVENT MOVEMENT WHCH WOULD CAUSE DAMAGE TO ADJACENT PROPERTY, EXSTNG STRUCTURES, UTLTES, ROADS AND SDEWALKS AT ALL STAGES OF CONSTRUCTON. ENSURE ADEQUATE BRACNG OF FOUNDATON WALLS PROR TO BACKFLLNG. AU. STRUCTURAL WOOD TO BE #2 SPRUCE OR BETTER UNLESS NOTED OTHERWSE. PROVDE POSTS UNDER ALL BEAMS GRDER TRUSSES, ETC. POSTS TO RUN CONTNUOUS TO FOUNDATON OR EQUVALENT SUPPORT. AU. STUMPS, ROOTS AND OTHER DEBRS SHALL BE REMOVED FROM HE SOL TO A MN. DEPTH OF 12" N UNEXTAVATED AREAS UNDER A BULDNG. WOOD DEBRS REMOVAL SHAU. EXTEND 2' O" MN. BEYOND THE PERMETER OF THE BULDNG. AU. WOOD SCRAPS AND FORMS SHALL BE REMOVED FROM AROUND THE FOUNCATONS BEFORE BACKFLLNG AND FROM UNDER EXTEROR STEPS OR PORCHES BEFORE CONSTRUCTON S COMPLETED. USED LATEST REVSED DRAWNGS ONLY. AU. EXSTNG SURFACES ADJACENT TO NEW CONSTRUCTON AND THROUGH WHCH CONSTRUCTON MATERALS AND CONTRACTOR'S FORCES MOVE ARE TO BE PROTECTED. REMOVE ALL CONSTRUCTON DEBRS FROM STE UNLESS OTHERWSE NOTED. AU. WOOD FRAMNG MEMBERS SUPPORTED ON CONCRETE WHCH S N DRECT CONTACT WTH SOL S TO BE SEPARATED FROM CONCRETE WTH DAMP PROOFNG MATERAL ( OBC) POWER WASH ALL BRCKWORK (WTH MLD ACD) AU. EXTEROR DOORS ARE TO COMPLY TO RESST FORCED ENTRY AS PER OBC, AND WNDOWS AS PER OBC. AU. WNDOWS LOCATED WTHN fr-7" FROM GRADE SHALL CONFORM TO CLAUSE 1.13 OF CSA STANDARD A44-M9 AND OBC (RESSTANCE TO FORCED o ENTRY). SUPPLY AND NSTAU. 6" SMOOTH CUT LMESTONE THRESHOLD SU.AT ALL EXTEROR DOORS WNDOWS. AU. GUARD RALS ARE TO SUSTAN MNMUM LOADNG AS PER OBC AND FOR HEGHT AND SPACNG OF PCKETS. HANDRALS ARE TO CONFRM WTH OBC. GARAGE ACCESS DOOR TO BULDNG TO UTLZE SELF CLOSURE MECHANSM AND BE GAS TGHT. DOOR MUST BE CAPABLE TO RESSTANCE TO FORCE ENTRY AS PER 9.6.6BC. These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionecl titled projed, as designed, depictacl and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Peter Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES ELECTRCAL SYSTEM o CONTRACTOR TO REVEW ELECTRCAL LAYOl!T WTH DESGNER PROR.TO NSTAUATON. o CONTRACTOR TO COORDNATE STRUCTURAL JOSTS AND STUD LAYOUTS TO ACCOMMODATE THE ELECTRCAL POT LGHTS, ETC. LOCATONS. NOTE: REPORT ANY LAYOllT DSCREPANCES TO THE DESGNER PROR TO NSTAUATON. o SEE ALSO ATTACHED THE REFLECTED CELNG PLANS AND ELECTRCAL SPEC. o CONTRACTOR TO NSTAU. APPROVED ELECTRCAL PANEL(S) OF ADEQUATE SZE TO HANDLE ALL ELECTRCAL REQUREMENTS. CONTRACTOR RESPONSBLE FOR OBTANNG ONTARO HYDRO PERMT. SMOKE ALARMS (ULC ) AND CARBON MONOXDE DETECTOR (AS PER TORONTO BY4..AW# AND CAN/CGA-6.19 AND Ul..234) TO BE NSTALLED AT EVERY FLOOR LEVEL AT THE STARS CONNECTNG FLOOR LEVELS. ON LEVELS CONTANNG BEDROOMS, ALARMS ARE TO BE NSTALLED BETWEEN THE BEDROOMS AND THE REMANDER OF THE FLOOR AA.EA, E.G.. CORRDORS, HALLWAYS ETC. WHERE MORE THAN ONE SMOKE ALARM S REQURED, ALARMS SHAU. BE NTERCONNECTED OR WRED TO ACTVATE TOGETHER. CARBON MONOXDE DETECTORS SHALL BE WRED SO THAT ACTVATON WLL ACTVATE THE SMOKE ALARMS OR WLL BE EQUPPED wmi AN ALARM THAT S AUDBLE wmiln BEDROOMS WHEN THE NTERVENNG DOORS ARE CLOSED. HEATNG SYSTEM o CONTRACTOR TO REVEW MECHANCAL DESGNERS HEAT LOSS CALCULATONS AND DUCT LAYOUT WTH THE DESGNER PROR TO NSTALLATON o CONTRACTOR RESPONSBLE FOR OBTANNG MECHANCAL PERMT. o CONTRACTOR TO COORDNATE DUCT RUNS WTH STRUCTURE AND RECESSED POT LGHTS AS PER PLANS. NOTE: REPORT ANY LAYOllT DSCREPANCES TO THE DESGNER PROR TO THE NSTAUATON. SUPPLY AND NSTALLATON OF HEATNG SYSTEM TO BE PART OF THS CONTRACT. PLUMBNG o CONTRACTOR TO REVEW RSER LAYOUT AND PLUMBNG FXTURE LOCATONS WTH THE DESGNER PROR TO NSTAUATON. AU. WATER SUPPLY PPES TO BE COPPER. MAN RUN FROM HEATER TO HWT AND TO DSBURSEMENT PONTS AT 1st AND 2nd NOTE: ALL BEAMS ARE FLUSHED UNLESS OTHERWSE NOTED ALL POSTS ARE 3-2x6 N 2x6 WALl AND 3-2x4 N 2x4 WAl.1 UNLESS OTHERWSE NOTED ALL OPENNGS TO HAVE SOLD BEARNG ON BOTH SDES OF OPENNG, 3N 2x6 WAl.1 AND 3-2x4 N 2x4 WAll UNLESS OT-lERWSE NOTED ALL LVL BEAMS MUST BE 2.DE 'f t FLOOR.TOBE AU. SANTARY STACKS ABOVE BASEMENT CELNG TO BE CAST RON. o TOLET AND TUB DRANS THAT RUN N CELNG SPACES TO BE CAST RON. PLACE BATT NSULATON AROUND AU. DRAN PPES STACKS FOR FURTHER SOUND DAMPNG. CONTRACTOR RESPONSBLE FOR OBTANNG PLUMBNG PERMT. CONSTRUCTON NOTES: EXTEROR CONCRETE FOUNDATON AND BASEMENT FOUNDATON WALL WATERPROOF STRUCT\JRAL CONCRETE SLAB FOOTNGS SURFACE PAVNG MATERAL AS PER OWNERS PRODUCT Nil PATERN SELECTlON ORAS 4" MN. PROJECTlON X 8" DEEP POl.U:D MN. 4' OF FREE DRANAGE GRANLlAR MATERAL, AND A B.M.E.C. APPROVED ORAi LAYER SUCH AS DEL.TAMS 2 COATS ASPHALT EMULSON 1/2 'CEMENT PARGNG COVED OVER FOOTNG AND TO 6" ABOVE GRADE EXCEPT AS OTHERWSE NOTED. CONCRETE BLOCK OR POURED CONCRETE AND RENFORCNG AS NOTED ON DRAWNGS. NDCATED ON DRAWNGS. MACHNED TROWELD RENFORCED CONCRETE SLAB TO TillCKt SS AND Wm- REFORCNG STEB.AS NDCATED ON WORKNG ORA.WNGS. TOP COATNG EQUVALENT TO 'CODE BLUE' WATERPROOFNG MEMBWE BY ADVANCED COATNGS NC. CfW PROTECTON MEllERANE BOARD EQUVALENT TO 'PROTECTON BOARD 11 ' BY DOW CHEMCALS. SLOPE SLAB TO DRAN A MNMLN OF 1%. CONCRETE 2-15M HORZONTAL BARS CONTNUOUS KEY FOOTNG TO FOJllDATON WALl W/ 1 M REl1AA. OOWELS@32" O.C. FOOTNGS (MNMUM 22 2ll DAYS CONCRETE) MUST BEAR ON JllDSTURBED SOL CAPABLE OF 3, PSF LOADNG eonom OF FOOTNG TO BE MN. 4' -o BELOW LOWEST GRADE ON UNDSTURBED SOL NOTE: CONTRACTOR RESPONSBLE FOR DETERMNNG SHORNG MElliOO ANl OR THE EXTENT OF UNDERPNNNG (F REQURED) AT NEGl-BOURNG PROPERTE STRUCT\JRES. NOlE ANGLE OF REPOSE BETWEEN FOOTNGS NOTTO EXCEED 7:11 (VERT.: HORZ.) SONO TUBE FOUNDATON 111". SONO TlJBE CONCRETE PER (ORAS PER DRAWNGS) TO MlllMUM 4'-' BB..OW GRADE ON JllDSTURBED SOL OR TO LEVEL OF EXSTlNG FOOTNG. SUMP PUMP & PT MYERS FULLY Sll!MERSBLE SllilP Pl.NP CfW FtASTC BASN AND SEALED LD FLUSH WlT-1 SURROUNDNG FNSHED R..ooR SUMP Pl.F TO HA.VE HGH-WATER ALARM, CONNECT TO POWER SOURCE EJECT SUMP TO GRADE, ENSURE POSTVE SLOPE AWAY FROM FOUNDATON WALL WEEPNG TLES 4' DA. CORRUGATED PLASTC WEEPNG TLE W/ FLTER SOCK SET AT BOTTOM OF FOOTNG 12' DEEP LAYER OF CRUSHED STONE SUD (MN.) SLOPE WEEPNG Tl.E TO SUMP PT & PUMP ORTO DRAN. CONCRETE SLAB ON GRADE MACHlt TROWEllED 4' POURED CONCRETE Willi A MNMUM COMPRESSVE STRENGTH OF 25 MPA AND 5-8 "AR ENTRANMENT 6 ML. VAPOL.ll./ MOSTURE BARRER TJRNED AT NSDE FACE OF FOUNDATON WALL 5" MN. COMPACTED GRANULAR FLL ON UNDSTlJRBED SOL. NOTE: USE 32 MPA MN. COt.l'RESSVE STRENGTH CONCRETE N ALL <WW3E (NCLUDNG NTEROR <WW3ES) AND EXTEROR SLABS. SLOPE TO 1 " SLOPE N3 APPLCABLE. FOR FNSHED SULATED AREAS, ADD; 2'X4'STUDSAT 16'.C. DAMPPROOFNG LAYER (POLY} BELOW STUD PLATE TO GROUND LEVEL 311'l'(R12) BATT NSLl.ATON 8 ML VAPOUR AR BARRER LAP AJ. JONTS A MN. OF 3' ACOUSTlC TYPE SEALANT 112' GYPSUM BOARD. FOUNDATON BACKFLLNG APPLY 12' a.ear STONE COVER OVER WEEPNG TLES BAa<FU. WTH GRANULAR B MATERAL APPLED N24" um PROVDE 12' LAYER OF COMPACTED TOP SOL SLOPED AWAY FROM FOUNDATON WALL ENSURE SOLD BEAM BEARNG NSURE 7112' MN. SOLD MASONRY BENEATH BEAMS ETHER BY FLLNG BLOCK CAVJTES OR USNG SOLD BLOCKS BEARNG WALL & FOOTNG FOUNDATON 2' XS' STUDS@ 16' O.C. CONTNUOUS 2' X 8' Sil PLATE ANaiORED TO CONCRETE WT-l 1/2'11l. SS ANCHOR BOLTS@ 4'-' O.C. EMBEDED 4' MN. N CONCRETE. CAii.KiNG /OR FOAM GASKET BETWEEN PLATE &BEDDNG 12' WDE X 9" THCK SLAB THCKENNG ON UNDSTlJRBED SOL. LOAD BEARNG WALL & FOOTNG FOUNDATON 2'X6' STUDS@16' O.C. SETON CONTNUOUS 2' X 8' SLL PLATE ANCHORED TO 6" MORTAR FLLED CONCRETE BLOCK Wini 112" f2l SS ANCHOR BOLTS@4'-" O.C. Et.llEDED 4' MN. NTOMORTAR. PROVDE C'.AUl..KNG /CR FOAM GASKET BETWEEN PLATE AND CUii!. PROVDE CONTNUOUS 14" WDEX 8' THCK RENFORCED CONCRETE FOOTNG CW2-15M HORZONTAL RE-BARS KEY FOOTNG TO FOUl'llATON WALLS WTH 1 M RE.a.AR 32' O.C. FOOTNGS MUST BEAR ON UNDSTURBED SOL CAPABLE OF 2, LBS S.F. LOADNG FLOOR ASSEMBLES SLL PLATE 2' X B' PRESSURE TREATED Sil PLATE SET ON CONTNUOUS SLL GASKET WTH 112' ", 12' LONG SS ANCHOR BOLTS EMBED MN. 4" N CONCRETE AND SPACED@ T-' MAX. O.C. FLOOR ASSEMBLY SELECTED Fl41SH FLOORNG PRODUCTS 518' T&G PLYWOOD SEATHNG GLUED SCREWED TO JOSTS WTH STAGGERED JONTS. REFEER TO WORKNG DRAWNGS FOR JOST TYPE, SPG AND CROSS BRDGNG. WHERE FLOORS t.l.st BE NSl.l.ATED, ADD 6 ML. VAPOUR/ AR BARRER ON WARM SDE AND SEAL ALL JONTS WTH ACOUSllC TYPE 6"""'1. PROVllE 8 112' (R-35) BATT NSULATON BETWEEN JOSTS AND A SUTAEl..E MEANS OF HOLDNG THE THE NSLATON BAns N PLACE. LEDGER BOARD CONTNUOUS 2-2 X 1 GLUED LEDGER BOARD WTH 112"21 SS BOLTS 32" O.C EMBEDED 4' MN. NTO SOLD MASONRY WALL MASONRY FREPLACE AND CHMNEY ENSURE 2' MN. Q.EARANCE BETWEEN CHMNEY AND SURROUt-l:llNG COMBUSTBLE MATERALS. ENSURE TOP OF CHMNEY S A MNMUM OF 2'=' ABOVE ANY ADJACENT ROOF STRUCTJRESWlnilN 1'-' HORZONTAL DSTANCE FR<Jil CHMNEY. REFER TO.B.C 921AA. FOR CHMNEYS AND TO O.B.C TO FOR CONSTRUCTlON AN> NSTAllATON OF WOOD BURNNG FREPLACES. CONTRACTOR TO ASCERTAN WETHER CHMt V(S) ON ADJACENT PROPERTES REQURE HEGlfT EXTENSONS DUE TO THE PROXMTY OF THE NEW ROOF AND OR EXTEROR WALL EXTEROR WALLS MASONRY VENEER EXTEROR WALLS 4' FACE BRCK NON-CORROSVE METAL TES@ 32' O.C. HORZONTAL, 18' O.C. VERTCAL. MASONRY VENTS 24' O.C. AT BOTTOM OF WALL CAVTY CfW NSECT 8aU:ENS AND COLOUR TO MATCH MASONRY. BRCK CONTROL JONTS (CAULK, COLOUR TO BE SPECFED) N3 PER NDUSTRY STANDARDS PROVDE THROUGH-WA.! OF CAVTY TO MNMUM B' UP BEHND HOUSEWRAP 1'ARSPACE HOUSEWRAP BREATHER PAPER NSTAJ.ED AS PER MANUFACTlJRE'S'S SPECFCATONS; LAP &TAPEALLJONTS. 9116" ORENTED STRAND BOARD (OSB) 2' X8' STUDS AT 18' O.C., DOLllLE PLATE AT 6' R-2 BATTS SULATON. 6 ML. VAPOL.ll./ AR BARRER LAP All JONTS A MN. OF '1' ACOUSTC TYPE SEALANT. 112' GYPSUM BOARD. STONE AND PRECAST VENEER EXTEROR WALL 4' FACE STONE NON.CORROSVE METAL TES AT 32' O.C. HORZONTAL, 18' O.C. VERTlr.AL MASONRY VENTS AT 24" O.C. AT BOTTOM OF CAVTY WALl C1W NSECT SCREENS AMl COLOUR TO MATCH STONE. PROVDE THROUGH-WALl Fl.ASHNG AT BOTTOM OF CAVTY TO MNMUM 6' UP BEHND BREATHER PAPER. 1'ARSPACE BREATHER PAPER AS PER MANUFACTUE'S SPECFCATONS; LAP & TAPE ALL JONTS. 9118' ORENTED STRAND BOARD (OSB) 2' X 6' STUDS AT 16' O.C., DOUBLE Pl.ATE AT TJP. 6' R-2 BATTS NS\JLATON. B ML. VAPOUR/ AR BARRER LAP ALL JONTS '1' MN.MO SEAL Wini ACOUSTC TYPE SEALANT. 112' GYPSUM BOARD AND NTEROR FNSHES. FLASHNG PROVDE PREFNSf D ALUMNUM FLASHNG N THE FOLLOWNG LOCATONS; BENEATH JONTED MASONRY SLLS OVER HEADS OF WNOOWS AND DOORS SET FURTliER THAN 114 THE EAVES OVERWlG BELOW TE SOFFT AROUtcl CHlilNEY, OR.ANY B..EMENTS CROSSNG ROOF SURFACES THAT ARE NOT SUPPi.JED Wini MANUFACTURERS FLASHNG AT lltersectlon OF ROOF SURFACES WTH EXTEROR DORMER WAU.S. ROOF CONSTRUCTON ROOF CONSTRUCTON - TRUSSES REFER TO ROOF CONSTRUCOON FOR FURTliER SPECFCATONS APPROVED PRE-ENEERED ROOF TRUSSES AS PER SHOP DRAWNGS. CONTRACTOR TO SUBMT 1WO (2) SETS OF SHOP DRAWNGS TO ARCHTECT FOR REVEW PROR TO ORDERNG DESGN LOADS: DEAD LOAD AT TOP CHORD 9 LB SQFT LVE LOAD STANDARD AS PER LOCAL MUNCPAL REQURBENTS LESS NOTED OTHERWSE) 112" EXTEROR GRADE PLYWOOD SHEATHNG EAVESTROUGH DOWNPPES NTEROR WALLS 5'WDE COPPER/ PREANSHED Al..UMNU M EAVESTROUGH (COLOUR TO BE DETERMNED) 3"X4'COPPER/ PREFNSHED ALUMNUM DOWM'PES (COLOUR TO BE DETERMNED) CW CONCRETE SPU. PAD (SLOPE AWAY FROM BULDNG) NOTE: DOWNPPES ROUTl4G TO BE DSCUSSED Willi ARCHTECT PROR TO NSTAllATON. TYPCAL NTEROR PARTTON ASPHALT SHNGLES MN. 25 YEAR PRODUCT N COLOUR AND PATTERN SELECTED BY OWNER 112' GYPSUM BOARD BGTH SDES 'Z'X4' STJSAT 16" O.C. PROVDE HORZONTAi.. BLOCKNG AT HALF WALL HEGHT WHERE WALLS EXCEED 8'--' N HEGHT. ACOUSTCAL TREATMENT NSTALl 4' SOUND ATTEMJATON N STUD CAVTES AND 2-4' BLANKETS N FLOOR AND/OR CELNGS THAT MAY PERMT SOUND TRANSMSSON N ROOMS REQURNG ACOUSTlC TREATliENT REFER TO FLOOR Pl.ANS FOR RCXJ.S TO RECEVE ACOUSTC TREATJ. NT. BATHTUB/SHOWER WALL NSTALl SELF ADHERNG CE AN> WATER SHB.D TO ALL VALLEYS NSTALL 15 LB. FELT UNDERLAY OVER THE CE AND WATER SHELD NSTALl 16 OZ COPPER VAll.EYTO A MNlt.l.M 1'-' UP EACH SDE OF THE VALLEY PROVDE A MN. OF R-35 NSULATNG VALUE N ATTC SPACE ElniER WTH BATTS OR LOOSE FLL NSULATON. 112' GYPSUM BOARD ON BML POLYV.B CELNG ASSEMBLY. USE TLE-BACKER WATER-RESSTANT NSTALL 'OlROC WONDERBOARD' AT ALL SURROUNDNG WALLS. TAPE WTH SELF ADHESVE FBREGLASS MESH TAPE AND SPACKLE USE BLUEBOARD AT REMNNG BATHROOM WAU.S. NSULATED NTEROR WALL 112' GYPSUM BOARD 2'X8'STUDS 6" (R2)!!ATT NSULATON 6 ML. VAPOUR/ AR BARRER WT- ALL JONTS SEALED WTH ACOUSTC TYPE SEALANT 112" GYPSlN BOARD. PREFABRCARED LOUVRED VENTS PROVDE PREFABRCATED LOUVRED VENTS N STYLES, SZES AND LOCATONS NDCATED ON DRAWNGS. ASSURE ADEQUATE LOUVRE S.AT OVERLAP TO ASSURE WEATHER TGHTNESS. SUPPLY LOUVRED VENT UNTS CfW SCREENS. GAS AND EXHAUSTFUMES PROTECTON ROOF ATTC VENTLATON PROVDE HGH DENSTY POLYETl-M.Et-E LAP, TAPE AND SEAL.ALL JONTS TO NTEROR WALLS AND CELNG 5'll"TYPE X DRYWALl FOR FRE PROTECTON. TAPED AMl SPACKLED. CONTRACTOR TO PROVDE ADEQUATE VENTLATON AT BOTH NEW AMl EXlG STRUCTlJRE- MN. VENT AREA: 1/3 (1/15 FOR RAT ROOFS) OF NSULATED CELNG AREA; ENSURE NSECT SCREEN. VENTS TO BE UNFORlil...Y DSTRBlTED NOTE: ROOFATTlCVENTSMUSTNOTBE Pl.ACED AT FRONT ELEVATON ROOF LNE. CHECK ELEVATON DRAWNGS FOR ANY SPECFC ROOF VENT LOCATONS SOFFT VENTS TO BE NSECT SCREENED COLOUR OF ROOF VENTS TO MATCH SHNGLES. BEARNG STUD WALL sruos o.c. 2"X4' AT 18' (WTH DOUBLE PLATES) 2'X4" BLOCKNG AT HALF WALL HEGHT 112' GYPSllil BOARD ON BOTH SDES. NTEROR FNSHES HARDWOOD FLOORNG 518' X21/4' SB..ECT RED OAKT & G STRP FLOORJNG BLND NAL TO EXSTlNG NEW SUBFLOOR. NSTALL WAXED BULDNG PAPER OVER SL&LOCll. PROR (USE PREFNSHED HARDWOOO FLOORNG - CONFRM W/OWNER/ ARCHTECT ARCHTECT) FNSH: SNll STRP FLOORNG TO EXPOSE NAMW. WOOD USNG THREE (3) STAGE s.t.ndng PROCESS. FNSH WTH 1 GRT PAPER STAN COLOUR TO BE DETERMED (F APPLCABLE) APPLY THREE (3) COATS HGH QUALTY LRETHANE, SAPJNG LGHTlY BETWEEN COATS. NOTE: NO SE.ALER TO BE USED FLOOR TLNG GALVANZED WRE MESH, SCRATCH CEMENT TL.14G GROUTNG (COL.OUR TO BE OWNER FLOOR TLNG (AS PER CBC 9.3.6) LAY ASPHALT SEATHNG PAPER, FB.T OR POLYETHYLENE FLM GALVANZED WRE MESH (2 X 2 SCRATCH CEMENT COAT (1114' MN. THCK) TLNG GROUTNG (COLOUR TO BE DETERMNED) NOTE: APPLY 2 COATS OF SEAi.ER FOR STONE FLOORNG (AS PER SUPPLER'S/ MANUFACTURERS SPECFCATONS WNDOWS (TO COMPLY WTH CBC 9.7) ALL WNDOWS ARE TO BE WOOD FRAMED CASEMENTS SEALED a.ear WOOD NTEROR AND (FL.EXACRON) FACTORY PREFNSHED EXTEROR Sl.ll.FACES All GLAZNG TO BE CL.EAR LOW "E' SEAL.ED THERMOPANE UNTS, ARGON GAS FLLED, 718' OVERAU. THCKNESS CONTRACTOR TO SUBMT NAME AND TYPCAL DETALS OF PROPOSED MANUFACTURER TO THE ARCHTECT FOR APPROVAL SOFFT PANTNG PREFNSHED ALUMNUM SOFFTWTH NSECT ALL NTEROR WOOD TRM: ONE COAT LATEX PRlll R, TWO (2) COATS SEM- LUSTRE ACRYLC BASED LATEX SCREENG LAY ALUMNUM PANELS WTH CORRUGATONS PERPENDCULAR TO FASCA SEE PL.ANS FOR OVERHANG DlhENSON. ALL DRYWALL SURFACES: ONE COAT LATEX SE.ALER. TW(2)COATS SATN/ EGGSHELL LATEX SOFFT ALL EXTmOR WOOD TRM: O COAT EXTmOR BASE LATEX PRMER, 2 COATS EXTEROR GRADE LATEX LOW GLOSS ALL COLOURS TO BE SELECTED BY ARCHTECT 1' X B'T & GPNE SOFFT (PANT) WTH CONTNUOUS PREANSHED ALUMNUM OR COPPER (TO MATCli ROOF) VENT STRP WTH NSECT SCREENNG LAY T &GPERPENDCULARTO FASCA SEE PLANS FOR OVERWG DMENSON. OWElt SOFFT 112' 'OURAFlY' OR 'CREZON' (PANT}FNSHED ONE SDE WT- CONTNUOUS PREFNSHED ALUMNLN OR COPPER (TO MATCli ROOF) VENT STRP WTH NSECT SCREENNG SEE PLANS FOR OVERHANG DMENSON. 39 DOORS EXTEROR ELEMENTS & LANDSCAPNG SOOD WOOD (UNLESS NOTED OTHERWSE) WTH RECESSED FLAT licf PANB..jS) TO WOOD DECK AND STEPS STAR CRTERA MAX. RSE: 7 718' MN. RUN: 8114' MN. TREAD:91/4' MN. NOSNG: 1' 'MEN RUN LESS T1iAN 9 718' MN. WDTH: 2'-1" BETWEEN WALL FACES MN. HEADROOM: 6'-B' MN. HANDRAL HEGlfT: 2'-B' MAX. HANDRAL HEGlfT:?-r 4 X4 NEWEL POSTS Wini APPLED TRM DETAL + CAP (PANT) 1 314' X 1114' PCKET'S (PANT) MAHOGANY HANDRAL (STAN +URETHANE) OAK twmwood TREADS (STAN + URETHANE) PNE RSERS + COVE MOULot.GS (PANT) CARPET RUNNER (4' TREAD SHOWNG EACH SDE) MEDCNE CABNET Ot MRRORED DOOR ON CONTNUOUS CHROhE PANOHNGE PROVDE TOUCH LATCH AND A MNMUM OF 2 ADJUSTABLE MELAMNE SHELVES DEPTH AS PER WALL STUD DMENSONS. TOWEL BARS AND PAPER HOLDERS PROVDE SOOD BLOCKNG AND NSTAJ. TOWEL BARS AND PAPER H AS SELECTED BY OWNER N LOCATONS NDCATED ON DRAWNGS SHOWER LAUNDRY MACHNE FLOOR PAN SHOWER LNER BY 'AQUAPROOF NJ. 53" (OR EQUAL) RETURN UP PAN Cl.RB AMl All SURROUtcllNG WALLS ADHERE LNER TO DRAN SLOPE CEMENT BASE TO DRAN. HANG ROD & SHELF 1114' DA. HANG RODWT- BRACKET'S-ALL CHROME FNSH NSTALL@S'-4' O.C. A.F.F. 314' MELAMNE BOARD (WHTE FNSHED EDGES, 1'-3' DEPTH, ON LEDGER 2' OVER HANG ROD. CLOSET SYSTEM CO-ORDNATE Q.OSET NTEROR SHELVNG AND STORAGE ORGNllZERS WTH CLOSET SPECALTY COMPANY TO MEET ER'S REQUREMENTS. SHELVNG PROVDE (BJ ADJUSTABLE SHELVES TO AVALABLE E'TH. OF CLOSET USE PRESSURE TREATED WOOD 2'X4'/2' X6" DECKNG AS PER Pl.ANS (118' SPACNG BETWEEN PLAN<S) 2' O.C. JOSTS PROVDE SOLD CROSS BRDGNG AT 6'-' O.C MAX. CEDAR WOOD DECK AND STEPS USE PRESSURE TREATED WOOD BB.OW DECK 2' X4' / 'Z'Xff' DECKNG AS PER PLANS: # CEDAR (118' SPACNG BETWEEN BOARDS) CJ. SLEEPERS 2" O.C. JOSTS PROVDE SOLD CROSS BRDGNG AT B'-" O.C MAX. WATERPROOF DECK USE PRESSURE TREATED WOOD FOR DECK SUB STRUCTlJRE FRAMG 2' X8' DECKNG: #1 CEDAR (114' SPACNG BETWEEN BOARDS) ON SLEEPERS OVER WATERPROOFNG t.embrane NSTALLEDOVER ROOF COMPONENTS AS NDCATED ON DRAWNGS OR SPECFED. 1 OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON REVSONS/ SSUE DATES GARAGE DOOR WEATHER STRPPNG PROVDE WEATER STRPPNG ANO SELF Q.OSNG DEVCE ON GARAGE DOOR LEADNG NTO HOUSE. FORCED ENTRY PROTECTON PETER HGGNS PROVDE FORCED ENTRY PROTECTON AS PER OAC 97 REQUREMENTS. ARCHTECT NC. MECHANCAL VENTLATON 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) PROVDE MECl-Ll.NCAL VENTLATON N All BATifiOOM AREAS HAVNG NO NATURAL VENTLATON N; PER O.B.C REQUREllENTS. DRYER VENTS PROVDE CAPED DRYER VENT CfW BAFFLE PLATE AND NSECT SCREEN. E-MAL.;phlggl111anM8clCDrollers.com 1llOCTOER1 2-PERlllT1 PROJECT: ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONTARO MECHANCAL EXTEROR EXHAUST GRlllES METAL GRU.E WTH SECT SCREEN DMENSONED TO SUT EXHAUST REQUREMENTS NOTE; CONTRACTOR TO COORDWiTE DUCT RUNS WTH OTHER MEctWllCAL RUNS, PLUMBNG RUNS AND STRUCTURE TO ELMNATE NEED FOR BlUEAJS.

8 PROPERTY LNE ASPHALT DRVEWAY 2- STOREY PRNCPLE DWELLNG UNT (MAN HOUSE) 1.75M i 2s.12 '\ i ' --! /r ::.l PROPERTY LNE EXST. GROUND FLOOR PLAN - i 2s EXST. LVNG ROOM HARDWOOD ao.4s i :;; 15.M DNNG ROOM HARDWOOD COOKTOP HOOD EXHAUST J L EXST.KTCHEN TLE :c==::::::r::========:::r:====:; le\ FLAT ARCH...-,_ 1 PANTRY FLE '=== > ; i AY STORAG(: ==:=:==:==:==:==:=:'_-':::======== :!====================='l---' lr = l_l.ml.o=om4 - \_@ L)m , C:J-""="'+ ':.. -ii,, ;i.22helot:'-., J EXST. GA> GE _,-.F"' ""'. _ EX T.BATHROOM1-..,'-. GASPR.OOFED,...-;-,,,-,,.,..-- _,..-".ii<u""":.jl l_c::'::j""" CTLETLE i llln.1%slope _/ J lf",...---il '- - ' F : EXSTNG SELF CLOSNG DOORH WTH MAGNETC VYEAlHER - r / DN.2R... "-,... lj.j...- \f->-- 1 ), \. 1 J 15.25M ' ) EXST.LBRARY HARDWOOD "' A 3.M > i 2s.12 SHED FOR SECURE AND COVERED "TORAGE OF 6 BCYCLES. i 2s.12 \ " THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. PROJECT NORTH These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionad titled project, as designed, depictad and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Pater Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES STRUCTURAL LEGEND NOTE: ALL BEAMS ARE FLUSHED UNLESS OTHERWSE NOTED ALL POSTS ARE 3-2x6 N 2x6 WALl AND 3-2x4 N 2x4 WAl.1 UNLESS OTHERWSE NOTED ALL OPENNGS TO HAVE SOLD BEARNG ON BOTH SDES OF OPENNG, 3- N 2x6 WAl.1 AND 3-2x4 N 2x4 WAl.1 UNLESS OT-lERWSE NOTED ALL LVL BEAMS MUST BE 2.DE PROPERTY LNE B.25M 15.M 4.5M 2.M BASE PLATE TO BEAM AND AN DTOWALL WTH - 518ia X 5 A.B. (TYP 1J SUMP PT &PUMP s"' KTCHEN CARPET 6.25M LVNG ROOM CARPET BEDROOM#1 CARPET O.OOM 4.25M CONT. 2-2"X8" LJNTa. EXST.LAUNDRY ROOM, RAMC TLE TLE.g STARP 15Ell. R. LOAD BEARJNG PARTmON 2X8 S1UDS@16" O.C ON ON J"SOLJD CONC. BLOCK CURB Wl1H B"X 16" FTG. CW 2-15 M CONT.RE BARS.l.C T L J 1 OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON REVSONS/ SSUE DATES PROPERTY LNE UNEXCAVATED BEDROOM#2 CARPET r M 4.5M ooore NffiiNiRiRtPOSED OT SD1.25M PROJECT: PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com 1 lloctoer1 2-PERlllT1 ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO DRAWN BY S.A. DATE: OCT. 212 CHECKED BY: 2 EXST. BASEMENT FLOOR PLAN ' Mebic scale: PROPOSED SECONDARY DWELLNG UNT N CELLAR PJH. SCALE: 1:5 OCT. 212 BCN PROJECT NO: DRAWNG TTLE: BASEMENT GROUND FLOOR PLANS DRAWNG NO: A-2 4

9 THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON , T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. PROJECT NORTH, L ' These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionacl titled projed, as designed, depictacl and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Pater Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES STRUCTURAL LEGEND EXST. ROOF PLAN PRE ENGNEERED ROOF TRUSSES@ 24" O.C REFER TO MANUFACTURES SHOP DRAWNGS FOR ENGNEERNG NFORMATON NOTE: ALL BEAMS ARE FLUSHED UNLESS OTHERWSE NOTED ALL POSTS ARE 3-2x6 N 2x6 WALl AND 3-2x4 N 2x4 WAl.1 UNLESS OTHERWSE NOTED ALL OPENNGS TO HAVE SOLD BEARNG ON BOTH SDES OF OPENNG, 3- N 2x6 WAl.1 AND 3-2x4 N 2x4 WAl.1 UNLESS OTHERWSE NOTED ALL LVL BEAMS MUST BE 2.DE 15M 1.75M 13.M : / ROOF BELOW rn rl ( i8 D ElllST. 1\ ) ill 'c!dl EXST. BEDROOM EXST.MASTER BEDROOM ( ----="""" W.l.C F 1 81 EXST. BEDROOM EXST. Qr@ElllST MASTER BATii BATHROOM MED. MED. ROOM ll CERAMC TLE 8 CERAMC TLE ";;\ E l:'-;;u h EXST.HALLWAY Lr u 16!6- EXST. ElllST. M W.l.C =... EXST. W.l.C. ";;\ ' STARDN. 16EQ.R EXST. -- DF.D u L/ EXST. n LAUNRYROO CERAMC TLE W/D BEDROOM 1l "" c : 1 OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON PROJECT: REVSONS/ SSUE DATES PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO 15.26M DRAWN BY SA DATE: OCT. 212 EXST. SECOND FLOOR PLAN CHECKED BY: PJH. OCT. 212 SCALE: 1:5 BCN PROJECT NO: DRAWNG TTLE: SECOND FLOOR PLAN ROOF PLAN DRAWNG NO: A-3 41

10 THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionad titled project, as designed, depictad and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Pater Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES STRUCTURAL LEGEND US ROOF STRUCTURE EX T. E ST. TOP OF SECOND FLOOR JOST U/S GROUND FLOOR JOSTS GB DD TOP OF GROUND FLOOR JOSTS 3.48 _-- f, _;- - _-- f, _;- - _-- f, _;- - _-- f, '/r '/r '/r '/r -- - t - -- t - -- t - -- t -,1,,.,111,1,,.,111,1,,.,111,1,,.,11 US BASEMENT FLOOR JOSTS FN. GRADE ,L.l -1, FN.BASEMENT FLOOR L OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON REVSONS/ SSUE DATES PROJECT: PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com 1 lloctoer1 2-PERlllT1 ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO 42

11 THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionad titled project, as designed, depictad and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Pater Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES STRUCTURAL LEGEND U/S ROOF STRUCTURE ffi DD TOP OF SECOND FLOOR JOST U/S GROUND FLOOR JOSTS STAR LANDNG TOP OF GROUND FLOOR JOSTS U/S BASEMENT FLOOR JOSTS - - -_ 1}1 _; }1 _; '/r '/r FN.BASEMENT FLOOR ENTRANCE LANDNG ----, L u ' 1 OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON REVSONS/ SSUE DATES PROJECT: PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com 1 lloctoer1 2-PERlllT1 ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO 43

12 THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementionecl titled projed, as designed, depictacl and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Pater Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES STRUCTURAL LEGEND ATTC VENT ROOF ATTC VENTS AS PER.B.C ATTC VENT U/S ROOF STRUCTURE TOP OF SECOND FLOOR JOST US GROUND FLOOR JOSTS TOP OF GROUND FLOOR JOSTS EXST. CASEMENTS 65"WX36"H / / -7 1; - 1; - - c --- 1, v:i, , v:i, U/S BASEMENT FLOOR JOSTS u ' T L_L l L FN.BASEMENT FLOOR 1 OCT.22,12 SSUED FOR BULDNG PERMT NO. DATE DESCRPTON REVSONS/ SSUE DATES PROJECT: PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com 1 lloctoer1 2-PERlllT1 ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO 44

13 THE BULDER SHALL VERFY ALL DMENSONS AND AU. JOB STE CONDTONS PROR TO PROCEEDNG WTH CONSTRUCTON AND REPORT ANY DSCREPANCES MMEDATELY TO THE ARCHTECT. ONLY THE LATEST APPROVED DRAWNGS ARE TO BE USED FOR CONSTRUCTON. T S THE BULDER'S DUTY TO ENSURE THAT THEY HAVE THE LATEST APPROVED DRAWNGS N HAND. These architectural drawings are the property of Peter Higgins Architect nc. 124 MerbJn Street,Suite 24, Toronto, Ontario. n consideration for full payment of the archltectural services rendered, the use of these drawings and any supporting attachments,is granted to the client/agency responsible for the oonstrudion of the forementioned titled projed, as designed, depictad and detailed on these drawings. These architectural drawings shall not be reproduced or used for any other purpose at any other address by any other person, flnn or corporation without the written consent of Peter Higgins Architect nc. SEE DRAWNG A-1 FOR GENERAL AND CONSTRUCTON NOlES ROOF ASSEMBLY APPROVED PRE-ENGNEERED ROOF TRUSSES AT Z-'.C. REFER TO MANUFACTJRE'S SHOP DRAWNGS FOR FURTHER SPECFCATONS DESGN LOADS: TCLE TC DEAD BCE BC DEAD ALL AS PER LOCAL CODE REQUREMENTS 9/16" O.S.B DECKNG WTH DECK CLPS NSTALl SELF ADHERNG CE AND WATER SHELD TO ALL VALLEYS. 25 YEARASHALT SHNGLES Af3 PER MANUFACTURE'S NSTALLATON NSTRUCTONS. 11" (R-32) BATT NSULATON C/W BAFFLES Af3 REQORED FOR VENTLATON 6 ML VAPOUR/ AR BARRER LAP ALL JONTS MN. 3" AND SEAL WTH ACCOUSTC TYPE SEALANT 112" DRYWALl BATH ROOM "'!. U/S ROOF STRUCTURE STRUCTURAL LEGEND EXTEROR WALL ASSEMBLY BRCK VENEER 1"ARSPACE TYVEK BREATHER PAPER 7/16' OSB SHEATHNG (MN.) 2"X6' STUDS@ 16' O.C R-2 BATTS NS. 6 ML POLYV.B 112' GYPSUM BOARD EXST.DNNG ROOM TOP OF SECOND FLOOR JOST U/S GROUND FLOOR JOSTS --(> <l- FLOOR ASSEMBLY FNSHED FLOORNG OVER 518" T&G PLY SHEATHNG GLUED AND SCREWED TO JOSTS WTH STAGGERD JONTS. FLOOR JOSTS (AND CROSS BRDGNG AS APPLCABLE) AS NOTED ON PLANS and/or MANUFACTURE'S SHOP DRAWNGS F ENGNEERED LUMBER JOSTS TO BE USED LVNG ROOM ROOM MENT 65"WX38 H. EX TOP OF GROUND FLOOR JOSTS U/S BASEMENT FLOOR JOSTS FOUNDATON WALL ASSEMBLY DEL TA MEMBRANE ON PAGNG AND DAMPROOFNG COATS 1"CONC. BLOCK OR 1" POURED CONC. FOUNDATON WALl LNER 2X4 STUDS@ 16" O.C R-12BATTSNS. 6 ML POLY V.B 112" GYPSUM BOARD ' ' : : ' ' u FN.BASEMENT FLOOR _:1,------j L i "" BASEMENT FLOOR ASSEMBLY FN. FLOORNG 4" - 22 PS CONC. SLAB 6 ML POLYV.B MN. 6" COMPACTED GRAN. Fill RESDENTAL GUARD DESGN LOADS MNMUM SPECFED HORZONTAL LOAD APPLED NWARD OR OUTWARD AT THE TOP OF EVERY REQURED GUARD SHALL BE: 1) A UNFORM LOAD OF 5 LB/FT OR A CONCENTRATED LOAD OF 225 LBS 2)AVERTCAL LOAD OF 1 LB/FT, WHCH NEED NOT ACT SMULTANEOUSLY WTH THE HORZONTAL LOAD 3) NDVDUAL ELEMENTS ARE TO BE DESGNED FOR A CONCENTRATED LOAD OF 113 LBS AT ANY PONT OPENNG THROUGH ANY GUARD SHALL BE OF SZE, WHCH WLL PREVENT THE PASSAGE OF A SPHERCAL OBJECT HAVNG A DAMETER OF MORE THAN 4 ". GUARDS SHALL BE DESGNED/NSTALLED SO THAT NO MEMBER ATTACHED 1 NO. OCT.22,12 SSUED FOR BULDNG PERMT DATE DESCRPTON REVSONS/ SSUE DATES PETER HGGNS ARCHTECT NC. 124 MERTON STREET, SUTE 24 TORONTO, ONTARO, M4S 2Z2 OFFCE: (416) FAX: (416) E-MAL.;phlggl111anM8clCDrollers.com PROJECT: 1 lloctoer1 2-PERlllT1 ALTERATONS AT: 114 COLLNGWOOD STREET KNGSTON, ONT ARO 45

14 Project Project / File No. Date 114 Collingwood St Dec 212 Sent via [ ] Mr. James Wilkinson Podium Developments 3 Bridgmann Ave Suite 22 Toronto, ON M5R 3V4 Dear James: Re Planning Justification 114 Collingwood St, Kingston This letter forms a planning justification letter to allow for the creation of a second dwelling unit at the property at 114 Collingwood Street, owned by Podiumcorp Ltd. This will require a rezoning of the property (as identified in the Development Pre- Consultation of October 9, 212 with Alex Adams, Planner). The property was constructed by Ontario Ltd. in 26 as a new single-detached dwelling, and is currently operated as a single dwelling unit with multiple bedrooms. An application for a zoning by-law amendment is submitted to create a second dwelling unit in the basement, effectively creating habitable area in the cellar as defined in the Zoning By-law and generally not permitted in Kingston. The Site The site at 114 Collingwood Street is a property located mid-block between Union Street and Queen Crescent, approximately one block from the edge of Queen s University. The area is surrounded by low-rise housing, primarily as -detached dwellings set on reasonable sized lots, but interspersed with triplex and walk-up apartment type units (closer to the University). 114 Collingwood Street has a site area of 377sm (4,6sf), and a frontage of 1.7m (35 ) and depth of 35.4m (116 ).The site is improved with a two-storey brick house that includes a basement, and a single car garage. The house is setback 9.9m (32 6 ) from the street, and has an asphalt driveway. The house is 8.2m (27 ) wide, and has 1.2m (4 ) side yard setbacks on both sides. The house is setback 1.2m (33 6 ) from the rear lot line. The original house design included a second side (north) door access at the rear of the garage. This is accessible from a walkway that connects to the driveway. This second door provides access both into the raised first floor (up 5 risers) or into the basement (down 1 risers). A separate door is provided at the bottom of the stairs to separate the 46

15 basement rooms. The basement has also been built with a separate washroom, and includes a bar area. The existing driveway leads to a single car garage. Provincial Policy Statement: The Provincial Policy Statement provides policy direction on matters of provincial interest related to land use planning and development, and provides the overarching big picture for the direction of resources, infrastructure and general land use structure. t also provides the framework for which the local Official Plan and Zoning By-law must comply and detail more specific local policies. The application is site specific to accommodate a specific proposal, and does not involve any major policy issues. The proposed Zoning By-Law Amendment is consistent with the Provincial Policy Statement. Official Plan The property is designated as Residential in the City of Kingston Official Plan. This designation permits residential uses and uses accessory to residential uses. Residential lands are to be used for primary residential uses and primarily in the following forms of housing: single detached, semi-detached or duplex, townhouses and apartments. Conversion is promoted as one form of residential intensification (2.4.5), and conversion of a single residential unit into two or more residential units is permitted through a zoning by-law amendment (3.3.9). Specific criteria are given to assess this conversion and are met by the proposal: a) The exterior of the existing building will be maintained; b) Each unit will be self contained with a kitchen, bathroom, common living area and separate entrance; c) The implementing zoning by-law can regulate the number of bedrooms and units; d) Each unit will have sufficient parking; f) Adequate amenity space for each unit is provided. A large sodded rear yard is provided; g) Privacy of adjoining units is ensured as the second entrance to the property exists, and a walkway from the driveway already connects to this door. mmediately beside the walkway is a parking area for the neighbouring house, and the house is well setback from this entrance. The proposal meets the criteria for conversion into a second unit, and can be rezoned. The density of the residential development is determined by the zone applied to the subject property and/or surrounding area. The A Zone applied to the subject property permits one and two family dwellings. This form of housing is typical for a low density residential neighbourhood. The two units would allow for two families to use the dwelling. The proposed residential use is similar to those found in the area and maintains the residential character of the neighbourhood. The site is located on the border of Queen s University (within walking distance), in an area desirable for the use as multiple units. There are a variety of different unit types in the immediate area, including converted 47 2of4

16 houses. Section 2.7 of the Official Plan provides criteria to consider whether a proposal is compatible with its surrounding area by: Providing adequate municipal services (in a well-serviced area); Having appropriate height, massing, dwelling type, and exterior design (the new dwelling unit is proposed within an existing 2-storey house-form building built with sympathetic materials, shape, height and type); Complying with all setbacks and parking requirements (meets setbacks and parking requirements other than one space in front yard); Minimizing impacts on privacy, access to sunlight, and shadowing (within an existing building and will not change these impacts); Mitigating impacts from potential increase in levels of noise or traffic (one additional unit and two bedrooms will create very minimal impacts on noise and traffic); Ensuring safety and access around the property (well accessible, visible and safe); and, Providing appropriate amenity areas (significant rear yard amenity). The proposal generally meets these criteria. The proposed habitable space in the cellar is consistent with and conforms to the general purpose and intent of the Official Plan and therefore an amendment to the Plan is not required. Zoning By-law The existing house, if functioning as two units, would meet all regulations within the A zone other than two areas: General Provision 5.2b of Bylaw 8499, as amended, which does not allow for habitable space found in the cellar. Provision 5.3 A (a) i), where one parking space per dwelling unit is required. The first item, to create a second dwelling unit that has habitable space in the cellar, is a general provision in the Zoning By-law that is found throughout the City of Kingston. As understand, there were two reasons for this general provision. One was to stop the creation of sleeping rooms (particularly for use by students) in old basements, which based on the building stock found in downtown Kingston, often can be substandard in size and quality due to the age of the buildings. Secondly, the restriction on sleeping rooms in cellars would restrict the amount of floor area that could be used as sleeping rooms, which again was of particular use for conversions, or assessments of overall density within a building. The proposal is for the creation of a second unit within a 6-year old building; it has been designed with all modern amenities, and will include the necessary provisions under the Ontario Building Code and Fire Code for fire protection, egress and general safety for both the occupants upstairs and those in the basement unit. t has a separate washroom, and the current craft area could easily be upgraded into a kitchen. Therefore the unit will have all the required elements according to the Official Plan criteria (explained above). The location of the proposal is also of importance; it is located one block from Queen s University campus and will allow for the efficient use of an existing building while not changing the form, creating any new outside construction or a detrimental change in the function of the lot or building. t will allow for up two additional bedrooms in a self- 48 3of4

17 contained unit. t will result in a sensitive intensification form that correlates to the surrounding neighbourhood largely composed of detached dwellings. The siting of the house was chosen to align with the front facade of the house to the immediate south. The house also includes a front porch/verandah, pitched roof line, building materials, scale and setbacks to complement and fit with the surrounding buildings. The second zoning issue is the provision of parking. As mentioned, the site has one parking space in a single garage (beyond the main front wall), as well as a driveway in front of the house. The by-law requires one parking space per dwelling unit (as per 5.3 A (a) i). As a result, the creation of a second dwelling unit will generate a requirement onsite of two spaces. One legal space can be provided in the garage. The rezoning would seek a reduction in the overall parking by one space, maintaining the existing parking for the five-bedroom existing unit and not create an additional space for the new twobedroom unit. The house was constructed when there were not bicycle parking space requirements in the bylaw. Since that time, the bylaw requires one bicycle parking space per unit. Given the creation of the new unit and the request to provide one less parking space on-site, the applicant is proposing to construct an accessory building in the rear yard (a bike shed) that would be large enough to hold 6 bicycles (a total of 1 bicycle or vehicle parking space per bedroom between the two units). This would triple the amount of bicycle parking that would be required by the two units, and would provide a very affordable, feasible and convenient form of transportation for individuals within the units. Given the proximity to the University and Downtown in general as walkable and certainly bikeable, and Union Street (one block north) has several bus routes, alternative forms of travel are very reasonable and creates lower demand on any vehicles for the second unit. The provision of one legal parking space is a minor change from the bylaw requirement of two. Conclusion Overall, the amendment to allow a second dwelling unit will meet the Provincial and local planning policies and will result in a modest intensification of an existing house with a new two-bedroom unit. Best, Sweeny Sterling Finlayson &Co Architects nc. Christian Huggett MCP RPP Associate Christian@andco.com 49 4of4

18 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! VCTORA ST VANDALAY CRES UNON ST ALBERT ST COLLNGWOOD ST SUBJECT LANDS: 114 Collingwood St Current Designation: Residential ALBERT ST KENSNGTON AVE BEVERLEY ST QUEEN'S CRES QUEEN'S CRES BADER LANE EDGEHLL ST STUART ST LEGEND Subject Lands REGONAL COMMERCAL NSTTUTONAL TRANS-NORTHERN PPELNE RESDENTAL MAN STREET COMMERCAL DEFERRED AREA! MAJOR HYDRO CORRDOR ESTATE RESDENTAL DSTRCT COMMERCAL OPEN SPACE MAJOR ROAD BUSNESS PARK NDUSTRAL ARTERAL COMMERCAL ENVRONMENTAL PROTECTON AREA LOCAL ROAD OR PRVATE LANE GENERAL NDUSTRAL RURAL HAMLET PLANNNG_OP.Railway WASTE MANAGEMENT NDUSTRAL AGRCULTURAL LAND; AGRCULTURAL RESERVE!!! HARBOUR AREA; WATER AREA MUNCPAL BOUNDARY ARPORT CENTRAL BUSNESS DSTRCT RURAL COMMERCAL RURAL NDUSTRAL MNERAL RESOURCE SECONDARY PLAN AREA Planning & Development a department of Sustainability & Growth PREPARED BY: J.Partridge DATE : Jan 7, 2 13 THE COR POR AT ON O F T HE C T Y O F KN G STO N Official Plan for the City of Kingston Schedule 3-A, Existing Land Use Applicant: Podium Development Corporation File Number: D Address: 114 Collingwood St Legal Description: PLAN B4 PT LOTS 17 AND 18 RP; 13R17881 PART 1 ARN: SCALE Meters 1:2,152 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 respo nsibility for any errors, an d is n ot liable fo r any dam ag es of any kin d resu ltin g from th e u se 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 212 The Corporation of the City of Kingston.

19 A A A4.312 A A A A A SUBJECT LANDS 15 E Collingwood St Zoning By-Law: Current Zone: A A A E A E A E2 P 271 HLL ST CENTRE ST MACDONNELL ST VANDALAY CRES KENSNGTON AVE EDGEHLL ST UNON ST VCTORA ST BEVERLEY ST QUEEN'S CRES COLLNGWOOD ST QUEEN'S CRES ALBERT ST ALBERT ST UNON ST BADER LANE STUART ST KNG ST W FRONTENAC ST ST. LAWRENCE AVE E.276 Planning & Development a department of Sustainability & Growth PREPARED BY: J.Partridge Date: Jan 7, 213 THE COR POR AT ON O F T HE C T Y O F KN G STO N EXSTNG ZONNG Zoning By-Law: 8499, Map 3 Applicant: Podium Development Corporation File Number: D Address: 114 Collingwood St Legal Description: PLAN B4 PT LOTS 17 SCALE AND 18 RP; 13R17881 PART 1 ARN: Meters 51 1:3, Legend: Subject Lands Current Zone: A FOR REFERENCE PURPOSES ONLY THS S AN OFFCE CONSOLDATON. FOR ACCURATE REFERENCE THE ORGNAL ZONNG BY-LAW AND AMENDMENTS THERETO SHOULD BE CONSULTED AT 1211 JOHN COUNTER BLVD

20 U N O N S T CO L L N G W O O D S T B E V E R L E Y S T Q U E E N 'S C R E S Q U E E N 'S C R E S Planning & Development a department of Sustainability & Growth PREPARED BY: J.Partridge DATE : Feb 22, THE COR POR AT ON O F T HE C T Y O F KN G STO N Aerial magery (211) Applicant: Podium Development Corporation File Number: D Address: 114 Collingwood St Legal Description: PLAN B4 PT LOTS 17 AND 18 RP; 13R17881 PART 1 ARN: Legend Subject Lands 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 respo nsibility for any errors, an d is n ot liable fo r any dam ag es of any kin d resu ltin g from th e u se 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 212 The Corporation of the City of Kingston.