City of Kingston
Report to Planning Committee
Report Number PC-17-030
To:
Chair and Members of Planning Committee
From:
Lanie Hurdle, Commissioner, Community Services
Resource Staff:
Paige Agnew, Director, Planning, Building & Licensing Services
Date of Meeting:
March 23, 2017
Subject:
Comprehensive Report
File Number:
D35-007-2016
Address:
311 Conacher Drive
Application Type:
Draft Plan of Subdivision and Draft Plan of Condominium
Owner:
Conacher Kingston Holdings Inc.
Applicant:
Nicholas Kyriacopoulos
Executive Summary:
The following is a comprehensive report recommending approval to the Planning Committee
regarding applications for Draft Plan of Subdivision and Draft Plan of Condominium submitted
by Nicholas Kyriacopoulos, on behalf of Conacher Kingston Holdings Inc., with respect to the
subject site located at 311 Conacher Drive.
The applicant is proposing a Draft Plan of Subdivision and Condominium to create 257
townhouse lots, an internal road network, common private amenity areas and two storm water
management ponds. Applications for Draft Plan of Subdivision and Draft Plan of Condominium
were previously approved by Council on July 17, 2013, however the approvals lapsed. The
current applications are proposing to establish the same development.
A Public Meeting with respect to the subject applications was held on January 19, 2017.
The requested Draft Plan of Subdivision and Draft Plan of Condominium conform to and are
consistent with the applicable policies in the 2014 Provincial Policy Statement and Official Plan,
and conform to the associated site-specific zoning by-law amendment approved in 2013 (File
Number D14-245-2012). Comments raised by external agencies and internal departments are
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addressed by the recommended conditions of Draft Plan of Subdivision and Condominium
approval.
Recommendation:
That it be recommended to Council that the applications for Draft Plan of Subdivision and Draft
Plan of Condominium (File Number D35-007-2016) submitted by Nicholas Kyriacopoulos, on
behalf of Conacher Kingston Holdings Inc., for the property municipally known as 311 Conacher
Drive, be approved; and
That the Draft Plan of Subdivision be subject to the conditions as per Exhibit A (Draft Plan of
Subdivision Conditions) to Report Number PC-17-030; and
That the Draft Plan of Condominium be subject to the conditions as per Exhibit B (Draft Plan of
Condominium Conditions) to Report Number PC-17-030.
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Authorizing Signatures:
ORIGINAL SIGNED BY COMMISSIONER
Lanie Hurdle, Commissioner, Community Services
ORIGINAL SIGNED BY CHIEF ADMINISTRATIVE OFFICER
Gerard Hunt, Chief Administrative Officer
Consultation with the following Members of the Corporate Management Team:
Denis Leger, Commissioner, Corporate & Emergency Services
Not required
Jim Keech, President and CEO, Utilities Kingston
Not required
Desiree Kennedy, Chief Financial Officer & City Treasurer
Not required
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Options/Discussion:
Background and Decision Date
In accordance with By-Law Number 2007-43, these applications were subject to a preapplication meeting held on October 18, 2016, with the Planning Division and various other
departments and agencies. Following this, a formal submission was made by FoTenn
Consultants Inc. on behalf of the applicant on November 3, 2016, and on November 16, 2016
the applications were deemed complete in accordance with the Planning Act.
In accordance with the Planning Act, these applications are subject to a decision by Council on
or before May 15, 2017 which is 180 days after a complete application was received. In the
absence of a decision by Council in this timeframe, the applicant may exercise their right to
appeal to the Ontario Municipal Board (OMB).
Application and Submission
The applicant is proposing to construct 257 freehold townhouses accessed by private
condominium roads. The proposal also includes common private amenity areas and two storm
water management ponds.
The proposal previously received draft subdivision and draft condominium approval in 2013;
however, the draft approval expired in August 2016. The applicant would like to move forward
with the formerly approved Draft Plan of Subdivision and Draft Plan of Condominium, and has
re-applied for approval.
In support of the applications, the applicant has submitted the following:
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Draft Plan of Subdivision (Exhibit H);
Draft Plan of Condominium (Exhibit I);
Demonstration Report;
Functional Servicing and Stormwater Management Report;
Natural Heritage Review;
Traffic Impact Study;
Supplemental Memo Regarding Parking Bays, Parking Spaces, and Roadway Design;
Geotechnical Investigation;
Environmental Noise Study;
Addendum Number 1 to Noise Study;
Tree Inventory and Assessment;
Street Cross Section;
Preliminary Grading Plan; and
Stage 1 Archaeological Assessment Review Correspondence from the Ministry of
Tourism, Culture and Sport.
All submission materials are available online through the Development and Services Hub
(DASH) at the following link, DASH, using “Look-up a Specific Address”. If there are multiple
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addresses, search one address at a time, or submission materials may also be found by
searching the file number.
Site Characteristics
The subject property is located on the north side of Conacher Drive, east of Division Street and
is more particularly described as Blocks D, E, F, G and Part Blocks C and H and Part of Marker
Crescent, Registered Plan 1578 (Exhibit C - Key Map). The site is approximately 7.7 hectares in
area and is currently undeveloped. The property directly abuts Conacher Drive at two locations,
with an approximate frontage of 58 metres and 20 metres.
The subject property is located in a residential area with single family dwellings to the east and
multi-family dwellings to the south. The site abuts Markers Acres Park to the east and Highway
401 to the north. To the west is Day’s Inn Hotel and commercial development along Division
Street.
Provincial Policy Statement
The Provincial Policy Statement (2014) provides policy direction on matters of provincial interest
related to land use planning and development, which are intended to be complemented by local
policies addressing local interests. The proposal is consistent with the Provincial Policy
Statement with respect to the following:
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The proposed residential draft plan of subdivision within the City’s Urban Boundary will
promote efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long-term (Section 1.1.1.a), by
optimizing the use of existing infrastructure and public service facilities (Section 1.6.3) and
minimizing land consumption and servicing costs (Section 1.1.1.e.);
The supporting studies submitted with the Draft Plan of Subdivision demonstrate that the
proposal will avoid development and land use patterns which may cause environmental or
public health and safety concerns (Section 1.1.1.c);
The proposed subdivision will facilitate forms of housing required to meet the social,
health and well-being requirements of current and future residents, including special
needs requirements (Section 1.4.3.b) and will provide for an appropriate range of housing
types and densities by facilitating forms of residential intensification (Section 1.4.3.b.2);
and
The subject property, which is undeveloped within the Urban Boundary, represents an
opportunity for intensification where this can be accommodated taking into account
existing building stock or areas, including brownfield sites, and the availability of suitable
existing or planned infrastructure and public service facilities required to accommodate
projected needs (Section 1.1.3.3).
The applications are consistent with the applicable policies in the Provincial Policy Statement.
Official Plan Considerations
The subject site is designated ‘Residential’ in the City of Kingston Official Plan (Exhibit E –
Official Plan Land Use Map). The predominant use within the Residential designation is
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residential dwellings, including detached, semi-detached or duplex dwellings, townhouses, and
apartments. Small-scale, local commercial uses such as a convenience shop, coffee shop,
hairdresser or barber may be permitted within a Residential designation.
The proposed Draft Plan of Subdivision and Draft Plan of Condominium is for a vacant site
within the Urban Boundary, which is consistent with the strategic direction outlined under section
2.3.2 of the Official Plan to increase the overall net residential density within the Urban
Boundary. The proposed row dwellings are an appropriate form of residential development in
relation to the surrounding built form, which consists of row and semi-detached dwellings
fronting onto Conacher Drive, and multi-unit buildings on the south side of Conacher Drive.
The proposed Draft Plan of Subdivision and Draft Plan of Condominium represent a medium
density development (30 to 75 units per net hectare), with a density of approximately 33 units
per net hectare, which is subject to criteria in the Official Plan under section 3.3.B. The relevant
criteria are met as follows:
a) Site Plan Control review;
In accordance with the City’s Site Plan Control By-Law Number 2010-217, townhouse
developments approved through a plan of subdivision are not subject to Site Plan
Control. As a result, the subject application for Draft Plan of Subdivision proposing row
dwellings does not require Site Plan Control review.
b) Availability of adequate municipal services;
There is availability of adequate municipal services to recommend approval of the subject
applications. A Serviceability and Stormwater Management Report was submitted in
support of the applications, which concludes that the proposed development can be
adequately serviced by existing infrastructure along Conacher Drive and proposed site
works. Draft Plan of Subdivision Conditions and Draft Plan of Condominium Conditions
are recommended to address outstanding requirements and details with respect to
servicing prior to any final Plan of Subdivision approval.
c) Provision of adequate outdoor amenity areas, which must include a children’s play area,
common areas and private areas to the satisfaction of the City;
The proposed development includes adequate outdoor amenity areas, including two
parkettes which will provide common outdoor amenity and play space within the Plan of
Subdivision, as well as private rear yard amenity space. In accordance with the sitespecific zoning by-law amendment approved for the subject property in 2013 (File
Number D14-245-2012) there will be a minimum of 1,500 square metres of common
amenity space for residents.
d) Adequate on-site parking for each residential unit and for visitors, either in surface
parking areas, individual driveways and garages, or in above or below grade parking
structures, as the City deems appropriate; and
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Adequate on-site parking is proposed. Each row dwelling unit will have a minimum of one
parking space, provided in an attached garage, in accordance with the site-specific
zoning by-law amendment approved for the subject property. A minimum of 37 visitor
parking spaces will be required throughout the development, of which a minimum of 9
spaces must be barrier free.
e) Protection of adjacent low density residential areas from adverse effects such as
overshadowing and excessive traffic.
The proposed development is compatible in terms of height and built form with the
surrounding residential area and no adverse effects such as overshadowing will result
from the proposal.
Adverse effects associated with traffic are not anticipated as a result of the development.
The Traffic Impact Study submitted in support of the applications concludes that the
transportation demand generated by the development can be accommodated by the
existing road network. An update to the Traffic Impact Study is recommended in the Draft
Plan of Subdivision Conditions and Draft Plan of Condominium Conditions to update the
2012 Traffic Study and to incorporate any required mitigation measures into detailed
design drawings prior to any final Plan of Subdivision approval.
The proposed development is consistent with the City’s residential policies regarding
intensification (Section 3.3.8) that permit moderate increases in density at the edge of
neighbourhoods, in fully serviced areas, adjacent to transit routes, in proximity to open space
and community facilities. At approximately 33 units per hectare, the proposed development
represents a moderate increase in density above the low density parameters in the residential
designation (up to 30 units per hectare). The proposed development is within the Urban
Boundary, at the edge of the residential area established south of Highway 401, is located east
of Markers Acres Park and is in proximity to transit stops on Conacher Drive for bus routes 2
and 7.
The proposed development addresses the compatibility criteria established to evaluate
residential infill in section 3.3.7 of the Official Plan, as well as urban design guidelines in Section
8 of the Official Plan. The proposed built form within the subdivision will include two-storey row
dwellings with basements, with a height compatible with the row dwellings fronting onto
Conacher Drive. Street trees are proposed, in addition to landscaping treatments (i.e. turf grass)
in the parkettes to enhance the streetscape and common outdoor areas. The proposed yard
setbacks and reduced internal roadway width are intended to enhance the pedestrian character
of the subdivision and to encourage reduced traffic speeds. Midblock connections are provided
to encourage pedestrian movement throughout the site.
Draft Plan of Subdivision Discussion
Section 51(24) of the Planning Act states that in considering a Draft Plan of Subdivision, “regard
shall be had among other matters, to the health, safety, convenience, accessibility for persons
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with disabilities and welfare of the present and future inhabitants of the municipality” Regard
shall also be had to the following criteria:
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The effect of development of the proposed subdivision on matters of provincial interest as
referred to in Section 2 of the Planning Act;
Whether the proposed subdivision is premature or in the public interest;
Whether the plan conforms to the Official Plan and adjacent plans of subdivision, if any;
The suitability of the land for the purposes for which it is to be subdivided;
The number, width, location and proposed grades and elevations of highways, and the
adequacy of them, and the highways linking the highways in the proposed subdivision
with the established highway system in the vicinity and the adequacy of them;
The dimensions and shapes of the proposed lots;
The restrictions or proposed restrictions, if any, on the land proposed to be subdivided or
the buildings and structures proposed to be erected on it and the restrictions, if any, on
adjoining land;
Conservation of natural resources and flood control;
The adequacy of utilities and municipal services;
The adequacy of school sites;
The area of land, if any, within the proposed subdivision that, exclusive of highways, is to
be conveyed or dedicated for public purposes;
The extent to which the plan’s design optimizes the available supply, means of supplying,
efficient use and conservation of energy; and
The interrelationship between the design of the proposed Plan of Subdivision and Site
Plan Control matters relating to any development on the land, if the land is also located
within a Site Plan Control area designated under subsection 41(2) of the Planning Act.
Staff have reviewed the above criteria, and are of the opinion that each of the criteria have been
addressed in the design of the subdivision and condominium and through draft plan conditions.
In accordance with Section 51(25), the City is proposing to impose a set of conditions on the
Owner, which must be satisfied in advance of any final Plan of Subdivision approval. The draft
plan conditions are attached as Exhibit A and B to this report. Additional conditions, relative to
the conditions approved in 2013, are recommended to request updates to certain reports and
Plans (i.e. Traffic Impact Study Update, and updated Tree Inventory and Preservation Plan).
Updates to Species at Risk legislation has resulted in additional conditions and warning clauses
for the subdivision agreement to ensure the appropriate measures are taken if species at risk
are encountered. A Natural Heritage Review undertaken by the applicant in February 2017
concludes that risks from the development are minimal to species at risk due to the low habitat
potential of the site.
Zoning By-Law Considerations
A site-specific zoning by-law amendment came into effect on July 17, 2013 for the subject
property, to facilitate the proposed development.
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The subject property is zoned ‘A8’ (Row Dwelling Zone), with site-specific ‘A8.429’ and ‘A8.430’
zones applying to Lots 45 and 75 on the Draft Plan of Subdivision, respectively (Exhibit F –
Zoning By-Law Number 8499, Map 3). The A8 zone established on the subject property permits
row dwellings, and includes specific development standards including but not limited to
elements such as: maximum building heights; minimum front yard, exterior side yard, and rear
yards; minimum lot area; minimum lot widths; minimum number of off-street parking; visitor
parking; barrier free parking; maximum garage and driveway widths; garage locations;
maximum number of residential units, minimum common amenity space; and, accessory
buildings.
The lots and blocks proposed as part of the Draft Plan of Subdivision and Draft Plan of
Condominium will be required to demonstrate compliance with the zoning by-law, as amended,
prior to Final Plan Approval, in accordance with the recommended conditions (Exhibit A - Draft
Plan of Subdivision Conditions and Exhibit B - Draft Plan of Condominium Conditions).
Other Applications
The lands were previously subject to applications for Zoning By-law amendment, Draft Plan of
Subdivision and Draft Plan of Condominium (File Numbers D14-245-2012, D07-018-2012 and
D12-070-2012), which were approved in 2013. The draft approval expired for the Plan of
Subdivision and Condominium in August 2016. The applicant would like to move forward with
the formerly approved Draft Plan of Subdivision and Draft Plan of Condominium, and has reapplied for approval as part of the subject application.
Technical Analysis
These applications have been circulated to external agencies and internal departments for
review and comment. All comments on the proposal will be addressed through the Draft Plan of
Subdivision Conditions and Draft Plan of Subdivision Conditions (Exhibits A & B) and no
outstanding technical issues with these applications remain at this time.
Public Comments
The following is a summary of all of the public input received to-date, including the public
submissions received at the Public Meeting held on January 19, 2017. No written
correspondence has been received with respect to the applications.
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Comment: Kingston Transit currently provides service to Conacher Drive. The density of
the subdivision will benefit from the City’s transit system.
Response: Agreed. Bus routes 2 and 7 currently have stops along Conacher Drive, which
will provide transit service to the proposed subdivision.
Effect of Public Input on Draft By-law and Draft Conditions
Comments received from the public were to seek clarification regarding the proposal, and did
not have an effect on the content of the draft conditions.
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Conclusion
The applications for Draft Plan of Subdivision and Draft Plan of Condominium are consistent
with the Provincial Policy Statement and conforms to the applicable policies of the Official Plan,
and the strategic direction for residential development within the Urban Boundary. The
applications for Draft Plan of Subdivision and Draft Plan of Condominium represent appropriate
development of an underutilized site and constitute good land use planning. It is the
recommendation of the Planning Division that these applications be approved.
Existing Policy/By-Law:
The proposed amendment was reviewed against the policies of the Province of Ontario and City
of Kingston to ensure that the changes would be consistent with the Province’s and the City’s
vision of development. The following documents were assessed:
Provincial
Planning Act
Provincial Policy Statement, 2014
Municipal
City of Kingston Official Plan
Zoning By-Law Number 8499
Notice Provisions:
A Public Meeting was held respecting these applications on January 19, 2017. 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 20 days in advance of the Public
Meeting. In addition, notices were sent by mail to 71 property owners (according to the latest
Assessment Rolls) within 120 metres of the subject property and a courtesy notice was placed
in The Kingston Whig-Standard on January 5, 2017.
If the applications are approved, a Notice of Decision will be circulated in accordance with the
provisions of the Planning Act.
At the time of the writing of this report, no pieces of public correspondence have been received
and all planning related matters have been addressed within the body of this report. Any public
correspondence received after the publishing of this report will be included as an addendum to
the Planning Committee Agenda.
Accessibility Considerations:
Not applicable
Financial Considerations:
Not applicable
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Contacts:
Paige Agnew, Director, Planning, Building & Licensing Services 613-546-4291 extension 3252
Marnie Venditti, Manager, Development Approvals 613-546-4291 extension 3256
Amy Didrikson, Intermediate Planner 613-546-4291 extension 3288
Other City of Kingston Staff Consulted:
Not applicable.
Exhibits Attached:
Exhibit A
Draft Plan of Subdivision Conditions
Exhibit B
Draft Plan of Condominium Conditions
Exhibit C
Key Map
Exhibit D
Neighbourhood Context (2015)
Exhibit E
Official Plan, Land Use
Exhibit F
Zoning By-Law Number 8499, Map 3
Exhibit G
Public Notice Notification Map
Exhibit H
Draft Plan of Subdivision
Exhibit I
Draft Plan of Condominium
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Exhibit A
Conditions of Draft Plan of Subdivision Approval
311 Conacher Drive
Conacher Kingston Holdings Inc. (Owner)
City File Number: D35-007-2016
1.
Approved Draft Plan:
(a)
(b)
2.
That this approval applies to the Draft Plan of Subdivision, prepared by
Hopkins,Cornier & Chitty Surveying Consultants Inc., dated October 25, 2016
which shows the following:
•
257 residential lots (Lots 1-257);
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existing hydro easement (Blocks 259); and,
•
common element block (Block 260).
That prior to Final Plan Approval, the Owner shall submit an application and
obtain approval from Council to deem the previous subdivision not be a
registered plan of subdivision.
Streets and Civic Addressing:
(a)
That prior to Final Plan Approval, the Owner shall submit proposed street
names for approval by the Planning Division and shall be included on the first
submission of the engineering drawings. The Streets within this Plan shall be
named to the satisfaction of the City, in consultation with the Planning
Division, in accordance with the City’s Civic Addressing and Road Naming
By-law.
(b)
That Prior to Final Plan Approval, the Owner shall provide confirmation that
civic addresses have been assigned to the proposed lots and blocks by the
City’s Planning Division, in accordance with the City’s Civic Addressing and
Road Naming By-Law. The Owner shall be advised that the civic addresses
are tentative until such time that the final plan is registered and the final lot
layout has been confirmed.
(c)
For lots with more than one road frontage, the lots will be addressed on the
road frontage on which primary vehicular access is situated. Prior to applying
for a building permit the Owner shall confirm with the Planning Division the
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Exhibit A
appropriate road frontage where primary vehicular access is to be provided
and shall confirm the approved civic address in order to comply with the City’s
Civic Addressing and Road Naming By-Law and emergency response
requirements.
(d)
3.
That the Owner shall agree that the location and design of any construction
access shall be approved by the Municipality and/or the appropriate authority.
Reserves, Easements and Conveyances:
(a)
That any dead ends or open side of a road allowance within the Plan shall be
terminated in 0.3 metre reserve to be conveyed to, and held in trust, by the
Municipality.
(b)
That prior to Final Plan Approval, daylighting triangles required at the
intersections on Conacher Drive shall be conveyed to the City free of all
charges and encumbrances.
(c)
That prior to Final Plan Approval, any road widening as may be deemed
necessary for road improvements on Conacher Drive shall be deeded to the
City free of all charges and encumbrances.
(d)
That such easements as may be required for utility or drainage purposes shall
be granted to the appropriate authority free of all charges and encumbrances.
(e)
That Prior to Final Plan Approval, the Owner shall acquire and close the
section of public road allowance known as Marker Crescent, described as
Part 1 of 13R-13872.
(f)
That a 10 metre wide easement for relocation of an existing power line is
required to be granted to Kingston Hydro. Trees and vegetation in the
easement are to be a minimum clearance of three metres from the nearest
line when fully matured. The Owner is to also ensure tree/shrubs and their
roots do not interfere with the hydro servicing trenches and any conductors
contained within. The easement shall also recognize the pedestrian pathway
between the subdivision lots and the City owned parkland.
(g)
If the location of any of the electrical infrastructure is on private property
(including common elements areas) and services a customer or customers
other than the customer whose property the electrical infrastructure is on,
easements shall be granted to Kingston Hydro. Kingston Hydro may accept a
blanket easement.
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Exhibit A
(h)
4.
5.
That all utilities servicing the subdivision are required to be buried. All costs
associated with relocating, burying, moving, etc. and/or meeting the
requirements of the utility company of the overhead wire system and buried
fibre optic cable will be borne by the Owner. All easements that may be
required for these utilities shall be granted to the appropriate authority free of
all charges and encumbrances.
Financial Requirements:
(a)
That the Owner agrees in writing to satisfy all the requirements, financial and
otherwise, of the Municipality concerning all provisions of municipal services
but not limited to including fencing, lighting, landscaping, sidewalks, roads,
installation of underground services, provisions of drainage and noise
mitigation where required.
(b)
That Prior to Final Plan Approval, the Owner shall submit for the
Municipality’s approval a detailed breakdown of the construction costs for the
works associated with the development of this Plan, including any cash
surcharges or special levies. The construction costs shall be prepared and
stamped by a professional engineer. The cost estimate shall be submitted in
the Municipality’s standard format for incorporation into both the Pre-Servicing
and Subdivision Agreements.
(c)
That the Owner shall bear the expense of all off site works resulting from the
approved public works design where such works are not subsidized under the
Policies and By-Laws of the Municipality.
(d)
That the Owner agrees to reimburse the Municipality for the cost of any Peer
Reviews of the Studies / Reports submitted in support of the proposed Plan of
Subdivision.
Subdivision Agreement:
(a)
That the Owner shall enter into the Municipality’s standard Subdivision
Agreement which shall list all approved plans and municipal conditions as
required by the Municipality for the development of this Plan.
(b)
The Subdivision Agreement between the Owner and the Municipality be
registered against the lands to which it applies once the Plan of Subdivision
has been registered.
(c)
That the Subdivision Agreement shall contain all necessary warning clauses
and notices to purchasers resulting from, but not necessarily restricted to, the
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Exhibit A
design and provision of services, including the requirement to provide and
maintain private site specific works as necessary.
(d)
6.
7.
8.
That the Subdivision Agreement shall be registered with an Inhibiting Order
which shall remain in place until all requirements of the Order have been met.
The requirements of the Inhibiting Order will include, amongst other matters,
registration of the Condominium Agreement.
Engineering Drawings:
(a)
That Prior to Final Plan Approval, the Owner shall submit for approval,
subdivision design drawings, including design plans for all public works and
services, prepared and certified by a Professional Engineer and designed
pursuant to the Municipality’s Subdivision Design Guidelines and to the
satisfaction of the Municipality. Such plans are to form part of the Subdivision
Agreement.
(b)
That Prior to Final Plan Approval, the Owner shall submit a digital listing of
the approved subdivision design drawings in the Municipality’s standard
format for incorporation into the Pre-Servicing and Subdivision Agreement.
Revisions to Draft Plan:
(a)
That any further subdivision of Blocks or additional road patterns or pathway
on the Plan shall be completed to the satisfaction of the Municipality.
(b)
That Prior to Final Plan Approval of any part of the Plan, the Owner shall
submit a revised Plan, if required, to reflect any significant alterations caused
from this Draft Plan Approval.
(c)
That where final engineering design(s) result in minor variations to the Plan
(e.g., in the configuration of road allowances and lotting, number of lots, etc.),
these may be reflected in the Final Plan to the satisfaction of the Municipality.
Phasing:
(a)
That Final Plan Approval for registration may be issued in phases to the
satisfaction of the Municipality, subject to all applicable fees.
(b)
That the phasing of the development shall be reflected in the Subdivision
Agreement and on the approved subdivision design drawings to the
satisfaction of the Municipality, taking into account the temporary termination
of underground services, interim grading, interim stormwater management,
operations and maintenance vehicle access and access for emergency
vehicles.
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Exhibit A
(c) That the phasing of the development shall be proposed in an orderly
progression, in consideration of such matters as the timing of road
improvements, infrastructure, schools and other essential services.
(d) That all agencies agree to registration by phases and provide clearances, as
required, for each phase proposed for registration; furthermore, the required
clearances may relate to lands not located within the phase sought to be
registered.
9.
Zoning By-Law Compliance:
(a)
That the lands within this Draft Plan shall be appropriately zoned by a Zoning
By-Law which has come into effect in accordance with the provisions of the
Planning Act.
(b)
That Prior to Final Plan Approval, the Owner shall submit a Surveyor’s
Certificate which confirms that the lots and blocks within this Plan conform to
the provisions of the applicable Zoning By-Law.
10. Archaeological Assessment
(a)
The City of Kingston is in receipt of an Archaeological Assessment prepared
by Golder Associates dated November 2010. This report is on file with the
Ministry of Tourism, Culture and Sport. The Municipality has received and
relies upon the report of the professional archaeologist as filed but reserves
the right to require further reports should further evidence be uncovered.
(b)
The applicant may be required to further review the state of archaeological
resources on the property depending on the recommendations of the report
and subject to input and review from the Ministry of Tourism, Culture & Sport.
The Municipality shall not be restricted in its ability to determine requirements
related to review, assessment and/or protection should archaeological
resources be found on site. Any costs arising from such requirements of the
Municipality or any other duly authorized Government body shall be borne
solely by the applicant.
(c)
That the Subdivision Agreement shall contain provisions that in the event that
deeply buried or previously undiscovered archaeological deposits are
discovered in the course of development or site alteration, all work must
immediately cease and the site must be secured. The Cultural Program
Branch of the Ministry of Tourism, Culture and Sport (416-314-7132) and City
of Kingston’s Planning, Building and Licensing Services (613-546-4291,
extension 3180) must be immediately contacted.
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Exhibit A
(d)
That the Subdivision Agreement shall contain provisions in the event that
human remains are encountered, all work must immediately cease and the
site must be secured. The Kingston Police (613-549-4660), the Registrar of
Cemeteries and Crematoriums Regulation Unit of the Ontario Ministry of
Government and Consumer Services (416-326-8404), the Cultural Program
Branch of the Ministry of Tourism, Culture and Sport (416-314-7132), and
City of Kingston’s Planning, Building and Licensing Services (613-546-4291,
extension 3180) must be immediately contacted.
11. Stormwater Management
(a)
That prior to Final Plan Approval, the Owner shall submit lot grading and
drainage plans, and erosion and sediment control plans prepared by a
qualified Professional Engineer for the Owner, to the satisfaction of the
Municipality and the Cataraqui Region Conservation Authority. The approved
plans shall be included in the Subdivision Agreement.
(b)
That prior to Final Plan Approval, the Owner shall submit a Stormwater
Management Report and implementing plans for the development. The report
shall be prepared by a qualified Professional Engineer, to the satisfaction of
the Municipality and Cataraqui Region Conservation Authority.
(c)
That the recommendations of the Stormwater Management Report shall be
incorporated into the engineering drawings and the Subdivision Agreement
shall contain provisions whereby the Owner agrees to implement the Study
recommendations to the satisfaction of the Municipality.
(d)
That prior to Final Plan Approval and prior to any works commencing on the
site, the Owner shall submit for approval by the Municipality and the
Cataraqui Region Conservation Authority, a detailed engineering report(s)
that describes the storm drainage system for the proposed development,
which shall include:
i)
plans illustrating how this drainage system will be tied into the
surrounding drainage systems, and indicating whether it is part of an
overall drainage scheme, the design capacity of the receiving system
and how external flows will be accommodated;
ii)
the location and description of all outlets and other facilities;
iii)
stormwater management techniques which may be required to control
minor and major flows;
94
Exhibit A
(e)
iv)
proposed methods of controlling or minimizing erosion and siltation onsite and in downstream areas during and after construction;
v)
overall grading plans for the subject lands; and
vi)
stormwater management practices to be used to treat storm water, to
mitigate the impacts of development on the quality and quantity of
ground and surface water resources as it relates to fish and their
habitat.
That the Owner shall agree to maintain all stormwater management and
erosion and sedimentation control structures operating and in good repair
during the construction period.
12. Noise Impact Study
(a)
That prior to Final Plan Approval, the Owner shall submit a Noise Impact
Study which demonstrates that the appropriate noise criteria can be
achieved, in accordance with Ministry of the Environment guidelines. The
Noise Impact Study must be prepared by a qualified individual with
experience in environmental acoustics, preferably a Professional Engineer.
(b)
That the recommendations of the Noise Impact Study shall be incorporated
into the engineering drawings and the Subdivision Agreement shall contain
provisions whereby the Owner agrees to implement the Study
recommendations to the satisfaction of the Municipality.
13. Traffic Impact Study
(a)
That prior to Final Plan Approval, the Owner shall complete an updated
Traffic Impact Study to the satisfaction of the Municipality.
(b)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the approved Traffic Impact Study, for the subject
property into the approved plans and Subdivision Agreement.
(c)
That the Subdivision Agreement shall contain provisions for the Owner to
design, construct and financially secure the costs of any off side road
improvements as are deemed necessary by the recommendations of the
Traffic Impact Study, to the satisfaction of the Municipality.
14. Geotechnical Study
(a)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the Geotechnical Study prepared by Geotechnical
95
Exhibit A
Investigation, dated September 2007, for the subject property into the
approved plans and Subdivision Agreement.
15. Servicing Study
(a)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the Functional Servicing and Stormwater Management
Report prepared by Masongsong Associates Engineering Limited, dated April
2012, for the subject property into the approved plans and Subdivision
Agreement.
16. Environmental Site Assessment
(a)
That prior to Final Plan Approval, the Owner shall submit an Environmental
Site Assessment to demonstrate that the soil and groundwater quality of the
property is compatible with a residential land use as defined by the generic
criteria listed within the Guideline for Use at Contaminated Sites in Ontario
(MOE, as amended), performed in accordance with CSA standard Z768-01,
and any required follow up investigations or remediation. The report must be
prepared by a qualified Professional Engineer, to the satisfaction of the
Municipality.
(b)
That should site remediation be required to meet the applicable soil and
ground water criteria set out in the Soil, Ground water and Sediment
Standards for use under Part XV.1 of the Environmental Protection Act of
Ontario (MOECC, as amended), the Owner shall submit to the City, prior to
Final Plan Approval, a copy of a Record of Site Condition meeting the
requirements of O.Reg. 153/04 (as amended) and to the satisfaction of the
Municipality.
(c)
That the Owner shall provide a certificate by a qualified professional that all
lands within the Plan and any lands and easements external to the Plan to be
dedicated to the City, meet the applicable soil and ground water criteria set
out in the Soil, Ground Water and Sediment standards for use under Part
XV.1 of the Environmental Protection Act of Ontario (MOECC, as amended).
(d)
That prior to Final Plan Approval, the Owner shall incorporate in the
engineering drawings, to the satisfaction of the Municipality, the Municipality’s
standard Environmental Construction Notes. The notes are to be in a
conspicuous location grading drawings and in a font size relatively consistent
with size used for other instructions.
96
Exhibit A
17. Species at Risk
(a)
That prior to Final Plan Approval, a spring breeding avifauna survey be
undertaken, in particular to confirm whether or not Common Nighthawk is
present on the subject property. The Owner shall submit the findings of the
survey through an update to the Natural Heritage Review report to the
satisfaction of the Municipality.
(b)
That initial land excavation should take place outside of the breeding bird
season (i.e. April 15 to July 31) to avoid contravention of the Migratory Birds
Convention Act.
(c)
That the Subdivision Agreement shall contain provisions that in the event that
species at risk are encountered, as follows:
Birds:
Workers must be vigilant and check work areas for the presence of breeding
birds and nests containing eggs and/or young. If breeding birds and/or nests
are encountered, works should not continue in the location of the nest until
after August 1 (or as soon as it has been determined that that the young have
left the nest). Please note that the breeding bird season in the subject area
extends from April 15 to July 31.
Specific Barn Swallow Information:
Barn Swallow nests may be present under bridges and/or culverts. Therefore,
the underside of these structures should be assessed for Barn Swallow nests
before proceeding. If no nests are present, a contravention of the ESA is
unlikely. However, if nests are present, construction should not begin until
after August 15 of any year. If nests will be impacted during the nesting
season or if the structure will no longer be suitable for nesting postconstruction, ESA requirements will apply to the activity.
Turtles and Snakes:
Workers must be vigilant and check work areas for the presence of turtles. If
turtles or snakes are encountered, whenever possible, work should be
temporarily suspended until the animal is out of harm’s way. Workers should
report any turtle observations (including photographs and coordinates) to the
Peterborough District Office immediately at (705) 755-2001. Please note that
the turtle nesting season in the subject area extends from May 15 to Aug 15.
Therefore, activities which may cause adverse impacts to a species or habitat
(e.g. use of heavy equipment) should commence after Aug 15.
97
Exhibit A
Butternut:
If a Butternut tree(s) is identified and is to be removed, trimmed or is in close
proximity to the application of herbicides, a Butternut Health Assessment
should be conducted by an individual trained and certified by MNRF as a
Butternut Health Assessor (BHA) under the Butternut Health Assessment in
Ontario protocol. All Butternut Health Assessments must be submitted to the
MNRF District office for a 30 day review period before proceeding. Depending
on the results of the assessment, you may have different options for how to
proceed. Please see the following online factsheet Link to Butternut-trees on
your property for more information. Please note that the ideal time of year to
properly identify Butternut (and to distinguish between Butternut and Butternut
Hybrids) is between the leaf on and leaf off period (approximately June to
August). Workers should report any Butternut observations (including
photographs and coordinates) to the Peterborough District office immediately
upon discovery. For those Butternut that are not proposed for removal, a
minimum protective buffer of a 25 metre radius from the stem of each
Butternut is required to prevent root disturbance. A larger area up to 50 m
may also be considered protected habitat for the tree. Within the 25 metre
buffer area, activities that would remove or significantly compact the roots and
soil, and cause direct harm to the Butternut are not permitted. Within the 2550 metre buffer area, activities that would significantly damage or destroy
habitat e.g. by impacting the tree’s ability to disperse seeds are also not
permitted. Removal of other vegetation and careful logging practices within
this radius are permitted.
18. Architectural Design Guidelines
(a)
That prior to Final Plan Approval, the Owner shall submit Architectural Design
Guideline, to the satisfaction of the municipality, designed to complement and
implement the urban design policies in the Official Plan. The Architectural
Design Guideline shall form part of the Subdivision Agreement. The design
objectives and principles in the Architectural Design Guidelines must include,
but not be limited to:
i)
a recognizable preferred identity for the neighbourhood;
ii)
a comprehensively designed new residential neighbourhood providing a
high level of visual quality;
iii)
a variety of architectural designs;
iv)
building design and landscaping guidelines of corner lots;
98
Exhibit A
v)
landscaping guidelines throughout the development and within the
stormwater management pond areas;
vi)
use and design of common amenity areas;
vii) pedestrian links through the neighbourhood and connections to the
amenity area, the adjacent park, parking areas and Conacher Drive;
viii) adequate lighting for the amenity areas and pathways; and,
ix)
(b)
community safety (CPTED).
Sidewalks and connection to adjacent park should be a minimum 1.5 metres
wide.
19. Fire Hydrants and Water Supply
That prior to Final Approval, the Owner shall show on the engineering drawings, to
the satisfaction of the City, the following:
i)
ii)
iii)
iv)
v)
The entire road allowance is designed as a private road and will be required
to be posted throughout as ‘No parking fire access route’. Approved fire route
signage shall be installed along the complete travel portion of the fire route as
follows:
•
Fire route signs shall be permanently mounted on a rigid sign post or
pole with the words Fire Route Tow Away Zone with pictorial sign;
•
be erected at a height of between 1.9 and 2.5 meters as measured from
the traveled surface of the fire route to the bottom edge of the sign;
•
be installed at a distance of .3 and 3 meters from the traveled edges of
the fire route; and
•
be installed along the fire route at intervals no greater than 30 meters or
at such other intervals, approved by the Chief Fire Official, as may be
required to clearly identify the route.
That prior to Final Plan Approval, the engineering drawings shall ensure that
radius on all corners and change in directions comply with the Ontario
Building Code.
Civic addressing of property shall be in conformance with applicable City ByLaw.
That prior to Final Plan Approval, provisions shall be included in the
Subdivision Agreement, ensuring that construction will be phased to permit
firebreak lots, to the satisfaction of the Fire Chief or designate.
That prior to Final Plan Approval, the engineering drawings shall ensure that
access to blocks of townhouses shall be from the street. A block of
99
Exhibit A
townhouses shall not exceed a distance of 45 metres without access to the
rear of the townhouse block.
20. Tree Preservation Plan and Street Trees
(a)
That prior to Final Plan Approval, the Owner shall submit an updated Tree
Inventory and a Tree Preservation Plan prepared by an ISA Certified Arborist,
Registered Professional Forester, or Treemarker and to the satisfaction of the
Municipality.
(b)
That the recommendations of the Tree Preservation Plan shall be
incorporated into the drawings for approval by the Municipality and the
Subdivision Agreement shall contain provisions whereby the Owner agrees to
implement the Plan recommendations to the satisfaction of the Municipality.
(c)
That prior to any grubbing/clearing or construction on parcels of land not
defined as roadways or servicing easements on the draft plan, the Owner
shall receive final approval from the Municipality for a Tree Preservation Plan
prepared for the subject lands. The final approved tree inventory plan shall
be prepared by a certified arborist (ISA approved), and shall set out the
surveyed locations of all trees on the site. The tree inventory shall list the
species, caliper size, condition, crown radius and indicate whether the tree is
to be retained or removed. If trees 6 inches (150 mm) or more in diameter
are to be removed from the subject lands, the developer will abide by the
conditions of the tree removal permit under the Tree Conservation By-Law
which may, at the Supervisor of Forestry's discretion, include a tree
preservation plan, a tree replacement plan or cash compensation for the
value of the trees to be removed. If the tree is to be removed a rationale for
this action must be noted. If significant trees or groups of trees are identified
to be retained in the tree inventory, a tree preservation plan will be required
prior to final approval at the discretion of the Municipality. This plan shall be
reviewed and approved by the Municipality and be included as a schedule to
the Subdivision Agreement. Requirements for the tree preservation plan are
noted in the subdivision design guidelines produced by the Municipality.
(d)
That prior to Final Plan Approval, the Owner shall submit a Street
Tree/Stormwater Management Pond Planting Plan prepared by a Landscape
Architect to the satisfaction of the Municipality.
(e)
That prior to Final Plan Approval, the Owner shall submit a Tree Protection
Plan with protective fencing details to the satisfaction of the Municipality. The
Owner shall install tree protective fencing, with appropriate signage, around
all retained trees prior to the commencement of any site works. All equipment,
100
Exhibit A
soil, building materials and other debris must be kept outside the hoarded
area. The protective fencing shall be maintained for the entire duration of the
site works. The Owner is responsible for the regular watering and
maintenance of the trees while enclosed by the tree protective fencing.
21. Canada Post - Community Mail Boxes
(a)
That prior to Final Plan Approval, the Owner shall, in consultation with and to
the satisfaction of Canada Post, identify the location of community mail boxes
within the Plan, and shall identify such locations on drawings for approval by
the Municipality.
(b)
That prior to Final Plan Approval, the Owner shall, in consultation with and to
the satisfaction of the Municipality, provide detailed design plans for the
community mail boxes including a landscape plan showing street furniture
and complimentary architectural features.
(c) That the Owner shall provide a suitable temporary community mailbox
location(s) until the curbs, sidewalks and final grading have been completed
at the permanent location(s).
(d) That prior to Final Plan Approval, the Owner shall enter into a Community
Mailbox Developer Agreement and pay the Address Activation Fee with
Canada Post Corporation for the installation of Community Mail Boxes as
required by Canada Post.
(e)
That the Owner shall identify in all offers of purchase and sale, or lease for all
lots and blocks within this Plan that mail delivery will be provided via a
community mail box, provided that the Owner has paid for the activation and
equipment installation of the community mail box, and the locations of all
community mail boxes within this Plan. A Notice to Purchasers shall also be
included in the Subdivision Agreement to this effect.
22. Builder’s Plan
That prior to Final Approval, the Owner shall prepare a Builder’s Plan to the
satisfaction of the City of Kingston that includes the location and width of all
driveways, all above ground infrastructure including street tree planting, and on
street parking and snow storage throughout the plan of subdivision.
101
Exhibit A
23. Bell Canada
(a) That the Owner shall agree in the Subdivision Agreement, in words
satisfactory to Bell Canada, to grant Bell Canada any easements that may be
required for telecommunications services.
(b) That the Owner shall be requested to enter into an Agreement (Letter of
Understanding) with Bell Canada complying with any underground servicing
conditions imposed by the Municipality, or if no such conditions are imposed,
the Owner shall advise the Municipality of the arrangements for servicing.
(c) That the Developer is hereby advised that prior to commencing any work
within the Plan, the Developer must confirm that sufficient wire-line
communication/telecommunication infrastructure is currently available within
the proposed development to provide communication/telecommunication
service to the proposed development. In the event that such infrastructure is
not available, the Developer is hereby advised that the Developer may be
required to pay for the connection to and/or extension of the existing
communication/telecommunication infrastructure. If the Developer elects not
to pay for such connection to and/or extension of the existing
communication/telecommunication infrastructure, the Developer shall be
required to demonstrate to the City that sufficient alternative
communication/telecommunication facilities are available within the proposed
development to enable, at a minimum, the effective delivery of
communication/telecommunication services for emergency management
services (i.e., 911 Emergency Services).
24. Hydro One
(a) That approval from Hydro One Networks Inc. shall be obtained prior to any
work occurring within the easement or if work will cross the easement.
(b) That prior to Final Plan Approval, the Owner shall submit to Hydro One the lot
grading and drainage plan, showing existing and final grades, for review and
approval. Drainage must be controlled and directed away from the Hydro One
Networks Inc. corridor.
(c)
That any development in conjunction with the subdivision must not block
vehicular access to any Hydro One Networks Inc. facilities located on the
right of way. During construction, there will be no storage of materials or
mounding of earth, snow or other debris on the right-of-way.
102
Exhibit A
(d)
That the following Warning Clauses/Notices as required by Hydro One shall
be included in the Subdivision Agreement:
“The transmission lines abutting this subdivision operate at 500,000,
230,000 or 115,000 volts. Section 188 – Proximity – of the Regulations for
Construction Projects in the Occupational Health and Safety Act, require
that no object be brought closer than 6 metres (20 feet) to an energized
500 kV conductor. The distance for 230 kV conductors is 4.5 metres (15
feet), and for 115 kV conductors it is 3 metres (10 feet). It is the
proponent’s responsibility to be aware, and to make all personnel on site
aware, that all equipment and personnel must come no closer than the
distance specified in the Act. They should also be aware that the
conductors can raise and lower without warning, depending on the
electrical demand placed on the line. “
(e) That temporary fencing must be place along the easement corridor during
construction. Permanent fencing must be erected where subdivision lots
directly abut the Hydro One Networks Inc. easement at the developer’s
expense.
(f)
That the costs of any relocations or revisions to Hydro One Networks Inc.
facilities that are necessary to accommodate this subdivision shall be borne
by the Owner.
(g)
That the easement rights of Hydro One Networks Inc. and its legal
predecessors are to be protected and maintained.
25. Utilities Kingston
(a)
That prior to Final Plan Approval, the Owner shall satisfy all technical,
financial and other requirements of Utilities Kingston regarding the design,
installation, connection and/or expansion of gas distribution services, water
distribution services and sanitary sewer distribution services, or any other
related matters.
(b)
That prior to Final Plan Approval, Utilities Kingston will require a Gas Load
Summary for the proposed development in the form of either: (i) a load
summary for a typical unit; or, (ii) one for the entire development in order to
size the gas main.
(c)
That Utilities Kingston will design the gas distribution system and provide a
cost estimate for the installation of the gas distribution system. Utilities
Kingston will require a deposit for 100% of this estimate prior to installation.
103
Exhibit A
(d)
That the Owner will be required to enter into an easement agreement with
Utilities Kingston (the City of Kingston) for the purpose of extending gas
infrastructure from the Municipal ROW to the individual meters.
(e)
That the Owner shall agree to design, purchase materials and install a street
lighting system, compatible with the existing and/or proposed systems in
surrounding Plans, all in accordance with Municipal standards and
specifications.
26. Kingston Hydro
(a)
That the Owner shall agree to enter into an agreement with Utilities Kingston
for the design of the electrical distribution system. The details of any required
capital contribution will be included in the agreement. The agreement will
spell out construction responsibilities as well as ownership demarcation.
i) Three phase service will be provided to the development in the form of a
loop feed. Connection points will be near the two entranceways.
ii)
Onsite transformers will be single phase but connected in such a way as
to balance the load on all three phases.
iii)
The Owner will need to allow for transformer locations (4 x 4m area for
each).
iv)
Utilities Kingston will work with the Owner to determine locations for
transformers.
(b)
Easements will be required for distribution lines (including primary and
secondary) and transformers.
An updated estimate will be provided for relocation of and existing overhead
power line (with a new easement).
Storm water drainage will not be permitted to interfere with poles or access to
poles for the proposed powerline relocation.
(c)
That the Owner shall agree to install a buried hydro distribution system as
designed by Utilities Kingston, compatible with the existing and/or proposed
systems in surrounding Plans, all in accordance with the latest standards and
specifications of Utilities Kingston, Kingston Hydro and the Municipality.
27. Construction Traffic Route
That prior to approval of any engineering drawings, arrangements shall be made
to the satisfaction of the Municipality for a suitable construction traffic route.
104
Exhibit A
28. Bus Stop Upgrades
That the Owner shall show on the engineering drawings, and construct, accessible
bus stop pads and shelters on Conacher Drive, in the location and of the design
satisfactory to the City of Kingston. The Owner should contact Kingston Transit
prior to the detailed design stage to discuss the specific bus stop requirements for
the locations adjacent to this development.
29. Amenity Space Plan
That prior to final approval, the owner shall submit a detail amenity space plan to
the satisfaction of the City.
30. Warning Clauses
That the Owner shall include the following warning clauses in a schedule to all
offers of purchase and sale, or lease for all lots and blocks within this Plan.
Additional warning clauses may be required as a result of the review of the Final
Plan of Subdivision and will be identified in the Subdivision Agreement.
a.
within the entire subdivision plan:
•
“Purchasers and/or tenants are advised that Ownership includes a share
in a Common Elements Condominium which shall own the private roads.”
•
“Purchasers and/or tenants are advised that the roads and pathways
within the development are privately owned by the Condominium
Corporation and will not be assumed by the Municipality. There will be no
municipal snowplowing or maintenance of any kind.”
•
“Purchasers and/or tenants are advised that parking is prohibited at all
times on any part of the private road, except in designated parking areas.
‘No Parking’ signage is to be installed and maintained by the
Condominium Corporation.”
•
“Purchasers and/or tenants are advised that despite the inclusion of noise
control features within both the development area and the individual
building units, noise levels, including from construction activities, may be
of concern and occasionally interfere with some activities of the dwelling
occupants.”
•
“Purchasers and/or tenants are advised that due to the close proximity to
the existing freeway there is a potential for noise and vehicle light impact.
It should be understood that the Ministry of Transportation will not be
105
Exhibit A
responsible for any impact that the highway may have on the properties
and that the Ministry of Transportation will not construct any works to
abate those impacts.”
•
“Purchasers and/or tenants are advised that the proposed finished lot
and/or block grading may not meet City of Kingston lot grading criteria in
certain areas to facilitate preservation of existing vegetation and to
maintain existing adjacent topographical conditions.”
•
“Purchasers and/or tenants are advised that the planting of trees on City
boulevards in front of residential units is a requirement of the City and a
conceptual location Plan is included in the Subdivision Agreement. While
every attempt will be made to plant trees as shown, the City reserves the
right to relocate or delete any boulevard tree without further notice.”
•
“Purchasers and/or tenants are advised that mail delivery will be from a
designated community mailbox, the location of which will be identified by
the Owner prior to any home closings.”
•
“Purchasers and/or tenants are advised that driveways should not be
widened beyond that provided by the home builder without the approval of
the City of Kingston. Maximum driveway widths are controlled through the
Zoning By-Law.”
b.
abutting a park block:
•
“Purchasers and/or tenants are advised that the site abuts a city park, and
periodically active and passive use of the park may interfere with the quiet
enjoyment of their home or yard. Changes to the park may occur over
time based on neighbourhood needs or operational requirements of the
City.”
•
“Puchasers and/or tenants are advised that neither dumping of debris,
vegetative cuttings nor emptying of pool water shall be permitted onto the
park.”
31. Model Homes:
That where the Owner proposes to proceed with the construction of a model
home(s) prior to registration of the Plan, the Owner shall enter into an Agreement
with the City, setting out the conditions, and shall fulfill all relevant conditions of
that Agreement prior to issuance of a building permit.
106
Exhibit A
32. General Conditions:
(a)
That prior to Final Plan Approval, the Applicant will submit a detailed written
account of how each Condition of Draft Plan Approval has been satisfied,
including copies of all required clearance letters and all final reports. The
owner shall also provide copies of the final reference plans and M-plan.
(b)
That the Owner shall pay any and all outstanding application fees to the
Planning and Development Department, in accordance with the City’s Tariff of
Fees By-Law.
(c)
That when requesting Final Approval from the City, the Owner shall
accompany such request with the required number of originals and copies of
the Final Plan, together with a surveyor’s certificate stating that the lots/blocks
thereon conform to the frontage and area requirements of the Zoning By-Law.
(d)
That the Owner agrees to remove any driveways and buildings on site, which
are not approved to be maintained as part of the Plan; any modification to offsite driveways required to accommodate this Plan shall be coordinated and
completed at the cost of the Owner.
(e)
That the Owner shall agree that all lots or blocks to be left vacant shall be
graded, seeded, maintained and signed to prohibit dumping and trespassing
prior to assumption of the works by the City.
(f)
That prior to Final Plan Approval, the Owner shall pay the proportionate
share of the cost of any external municipal services, temporary and/or
permanent, built or proposed, that have been designed and oversized by
others to accommodate the subject plan.
(g)
That the Owner shall agree to erect fencing in the locations and of the types
as shown on the approved subdivision works drawings and as required by
the City.
(h)
That the Owner shall agree that no building permits, with the exception of
model homes, will be applied for until the City is satisfied that adequate
access, municipal water, sanitary and storm services are available.
(i)
Certain requirements of the Subdivision Agreement are to be completed prior
to final approval, such as, but not limited to, grading, the construction and
installation of fire routes and fire route signs, and the completion of special
studies.
107
Exhibit A
33. Clearance Letters:
(a) That prior to Final Plan Approval, the approval authority shall advise that all
Conditions of Draft Plan Approval have been satisfied; the clearance
memorandum shall include a brief statement detailing how each Condition
has been met.
(b) That prior to Final Plan Approval, the City is to be advised in writing by the
Cataraqui Region Conservation Authority the method by which Condition 11
has been satisfied.
(c)
That prior to Final Plan Approval, the City is to be advised in writing by
Canada Post the method by which Condition 21 has been satisfied.
(d) That prior to Final Plan Approval, the City is to be advised in writing by Hydro
One the method by which Condition 24 has been satisfied.
34. Lapsing Provisions:
(a)
That pursuant to Section 51(32) of the Planning Act, this Draft Plan Approval
shall lapse at the expiration of three (3) years from the date of issuance of
Draft Plan Approval if final approval has not been given, unless an extension
is requested by the Owner and, subject to review, granted by the approval
authority.
(b)
That pursuant to Section 51(33) of the Planning Act, the Owner may submit a
request to the approval authority for an extension to this Draft Plan Approval.
The extension period shall be for a maximum of two (2) years and must be
submitted prior to the lapsing of Draft Plan Approval. Further extensions may
be considered at the discretion of the approval authority where there are
extenuating circumstances.
108
Exhibit B
Conditions of Draft Plan of Condominium Approval
311 Conacher Drive
Conacher Kingston Holdings Inc. (Owner)
City File Number: D35-007-2016
1.
Approved Draft Plan:
(a)
2.
That this approval applies to the Draft Plan of Condominium, prepared by
Hopkins Chitty Land Surveyors Inc., dated October 25, 2016 which shows the
following:
•
Common Element Condominium (Block 260); and,
•
Existing Hydro Easement (Blocks 259).
Streets and Civic Addressing:
(a)
That prior to Final Plan Approval, the Owner shall submit proposed street
names for approval by the Planning Division and shall be included on the first
submission of the engineering drawings. The Streets within this Plan shall be
named to the satisfaction of the City, in consultation with the Planning
Division, in accordance with the City’s Civic Addressing and Road Naming
By-law.
(b)
That Prior to Final Plan Approval, the Owner shall provide confirmation that
civic addresses have been assigned to the proposed lots and blocks by the
City’s Planning Division, in accordance with the City’s Civic Addressing and
Road Naming By-Law. The Owner shall be advised that the civic addresses
are tentative until such time that the final plan is registered and the final lot
layout has been confirmed.
(c)
For lots with more than one road frontage, the lots will be addressed on the
road frontage on which primary vehicular access is situated. Prior to applying
for a building permit the Owner shall confirm with the Planning Division the
appropriate road frontage where primary vehicular access is to be provided
and shall confirm the approved civic address in order to comply with the City’s
Civic Addressing and Road Naming By-Law and emergency response
requirements.
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Exhibit B
(d)
3.
That the Owner shall agree that the location and design of any construction
access shall be approved by the Municipality and/or the appropriate authority.
Reserves, Easements and Conveyances:
(a)
That any dead ends or open side of a road allowance within the Plan shall be
terminated in 0.3 metre reserve to be conveyed to, and held in trust, by the
Municipality.
(b)
That prior to Final Plan Approval, daylighting triangles required at the
intersections on Conacher Drive shall be conveyed to the City free of all
charges and encumbrances.
(c)
That prior to Final Plan Approval, any road widening as may be deemed
necessary for road improvements on Conacher Drive shall be deeded to the
City free of all charges and encumbrances.
(d)
That such easements as may be required for utility or drainage purposes shall
be granted to the appropriate authority free of all charges and encumbrances.
(e)
That Prior to Final Plan Approval, the Owner shall acquire and close the
section of public road allowance known as Marker Crescent, described as
Part 1 of 13R-13872.
(f)
That a 10 metre wide easement for relocation of an existing power line is
required to be granted to Kingston Hydro. Trees and vegetation in the
easement are to be a minimum clearance of three metres from the nearest
line when fully matured. The Owner is to also ensure tree/shrubs and their
roots do not interfere with the hydro servicing trenches and any conductors
contained within. The easement shall also recognize the pedestrian pathway
between the subdivision lots and the City owned parkland.
(g)
If the location of any of the electrical infrastructure is on private property
(including common elements areas) and services a customer or customers
other than the customer whose property the electrical infrastructure is on,
easements shall be granted to Kingston Hydro. Kingston Hydro may accept a
blanket easement.
(h)
That all utilities servicing the subdivision are required to be buried. All costs
associated with relocating, burying, moving, etc. and/or meeting the
requirements of the utility company of the overhead wire system and buried
fibre optic cable will be borne by the Owner. All easements that may be
required for these utilities shall be granted to the appropriate authority free of
all charges and encumbrances.
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Exhibit B
4.
5.
6.
Financial Requirements:
(a)
That the Owner agrees in writing to satisfy all the requirements, financial and
otherwise, of the Municipality concerning all provisions of municipal services
but not limited to including fencing, lighting, landscaping, sidewalks, roads,
installation of underground services, provisions of drainage and noise
mitigation where required.
(b)
That Prior to Final Plan Approval, the Owner shall submit for the
Municipality’s approval a detailed breakdown of the construction costs for the
works associated with the development of this Plan, including any cash
surcharges or special levies. The construction costs shall be prepared and
stamped by a professional engineer. The cost estimate shall be submitted in
the Municipality’s standard format for incorporation into the Condominium
Agreement.
(c)
That the Owner shall bear the expense of all off site works resulting from the
approved public works design where such works are not subsidized under the
Policies and By-Laws of the Municipality.
(d)
That the Owner agrees to reimburse the Municipality for the cost of any Peer
Reviews of the Studies / Reports submitted in support of the proposed Plan of
Subdivision.
Condominium Agreement:
(a)
That the Owner shall enter into the Municipality’s standard Condominium
Agreement which shall list all approved plans and municipal conditions as
required by the Municipality for the development of this Plan.
(b)
The Condominium Agreement between the Owner and the Municipality be
registered against the lands to which it applies once the Plan of Condominium
has been registered.
(c)
That the Condominium Agreement shall contain all necessary warning
clauses and notices to purchasers resulting from, but not necessarily
restricted to, the design and provision of services, including the requirement
to provide and maintain private site specific works as necessary.
Engineering Drawings:
(a)
That Prior to Final Plan Approval, the Owner shall submit for approval,
Condominium design drawings, including design plans for all public works
and services, prepared and certified by a Professional Engineer and to the
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Exhibit B
satisfaction of the City. Such plans are to form part of the Condominium
Agreement.
(b)
7.
8.
That Prior to Final Plan Approval, the Owner shall submit a digital listing of
the approved Condominium design drawings in the Municipality’s standard
format for incorporation into the Condominium Agreement.
Revisions to Draft Plan:
(a)
That any alterations to the Plan shall be completed to the satisfaction of the
Municipality.
(b)
That Prior to Final Plan Approval of any part of the Plan, the Owner shall
submit a revised Plan, if required, to reflect any significant alterations caused
from this Draft Plan Approval.
(c)
That where final engineering design(s) result in minor variations to the Plan,
these may be reflected in the Final Plan to the satisfaction of the Municipality.
Phasing:
(a)
That Final Plan Approval for registration may be issued in phases to the
satisfaction of the Municipality, subject to all applicable fees.
(b)
That the phasing of the development shall be reflected in the Condominium
Agreement and on the approved Condominium design drawings to the
satisfaction of the Municipality, taking into account the temporary termination
of underground services, interim grading, interim stormwater management,
operations and maintenance vehicle access and access for emergency
vehicles.
(c) That the phasing of the development shall be proposed in an orderly
progression, in consideration of such matters as the timing of road
improvements, infrastructure, schools and other essential services.
(d) That all agencies agree to registration by phases and provide clearances, as
required, for each phase proposed for registration; furthermore, the required
clearances may relate to lands not located within the phase sought to be
registered.
(e)
To minimize the negative impacts on future condominium owners and the
City from the creation of small, landlocked or fragmented condominiums on a
temporary or permanent basis, the following will apply:
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Exhibit B
9.
i)
the Condominium Corporation registered must contain a minimum of
10 units to ensure it can operate independently if no additional phases
are built or registered, of if the remainder of the development is
registered as one or more separate condominium corporations.
Smaller initial registrations may be considered on the individual merits
of the development proposal, including the distribution and size of
residential blocks, or the overall number of units within the
development;
ii)
the condominium plan registered must have frontage on and access to
an open public road; and,
iii)
easements to the benefit of the remnant lands will be created in
conjunction with the initial registration. Joint use and maintenance
agreements may also be required.
Related Planning Approvals:
(a)
That the lands within this Draft Plan shall be appropriately zoned by a Zoning
By-Law which has come into effect in accordance with the provisions of the
Planning Act.
(b)
That Prior to Final Plan Approval, the related Plan of Subdivision must
receive final approval and a Subdivision Agreement with the City of Kingston
must be registered on title.
10. Condominium Act Requirements
Consistent with the requirements of the Condominium Act, prior to Final Plan
Approval, the following shall be confirmed:
(a)
all services and facilities required for the registration are to be completed
prior to final approval of the condominium plan; and,
(b)
The Owner/Developer’s professional engineer shall provide certification to
the Municipality that the facilities and services have been installed and are
sufficient to ensure the independent operation of the condominium
corporation. Alternatively, if any facilities or services have not been installed
such that the condominium corporation can operate independently, then the
Owner/Developer will be required to engage the services of a qualified
quantity surveyor of professional engineer to provide a calculated amount of
the required security for one hundred percent (100%) of the required works.
The security shall be provided in a form satisfactory to the Municipality, in the
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Exhibit B
amount of one hundred twenty-five percent (125%) of the calculated cost of
the required works.
11. Archaeological Assessment
(a)
The City of Kingston is in receipt of an Archaeological Assessment prepared
by Golder Associates dated November 2010. This report is on file with the
Ministry of Tourism, Culture and Sport. The Municipality has received and
relies upon the report of the professional archaeologist as filed but reserves
the right to require further reports should further evidence be uncovered.
(b)
The applicant may be required to further review the state of archaeological
resources on the property depending on the recommendations of the report
and subject to input and review from the Ministry of Tourism, Culture & Sport.
The Municipality shall not be restricted in its ability to determine requirements
related to review, assessment and/or protection should archaeological
resources be found on site. Any costs arising from such requirements of the
Municipality or any other duly authorized Government body shall be borne
solely by the applicant.
(c)
That the Condominium Agreement shall contain provisions that in the event
that deeply buried or previously undiscovered archaeological deposits are
discovered in the course of development or site alteration, all work must
immediately cease and the site must be secured. The Cultural Program
Branch of the Ministry of Tourism, Culture and Sport (416-314-7132) and City
of Kingston’s Planning, Building and Licensing Services (613-546-4291,
extension 3180) must be immediately contacted.
(d)
That the Condominium Agreement shall contain provisions in the event that
human remains are encountered, all work must immediately cease and the
site must be secured. The Kingston Police (613-549-4660), the Registrar of
Cemeteries and Crematoriums Regulation Unit of the Ontario Ministry of
Government and Consumer Services (416-326-8404), the Cultural Program
Branch of the Ministry of Tourism, Culture and Sport (416-314-7132), and City
of Kingston’s Planning, Building and Licensing Services (613-546-4291,
extension 3180) must be immediately contacted.
12. Stormwater Management
(a)
That prior to Final Plan Approval, the Owner shall submit lot grading and
drainage plans, and erosion and sediment control plans prepared by a
qualified Professional Engineer for the Owner, to the satisfaction of the
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Exhibit B
Municipality and the Cataraqui Region Conservation Authority. The approved
plans shall be included in the Condominium Agreement.
(b)
That prior to Final Plan Approval, the Owner shall submit a Stormwater
Management Report and implementing plans for the development. The report
shall be prepared by a qualified Professional Engineer, to the satisfaction of
the City and Cataraqui Region Conservation Authority.
(c)
That the recommendations of the Stormwater Management Report shall be
incorporated into the engineering drawings and the Condoimium Agreement
shall contain provisions whereby the Owner agrees to implement the Study
recommendations to the satisfaction of the City.
(d)
That prior to Final Plan Approval and prior to any works commencing on the
site, the Owner shall submit for approval by the City and the Cataraqui
Region Conservation Authority, a detailed engineering report(s) that
describes the storm drainage system for the proposed development, which
shall include:
(e)
i)
plans illustrating how this drainage system will be tied into the
surrounding drainage systems, and indicating whether it is part of an
overall drainage scheme, the design capacity of the receiving system
and how external flows will be accommodated;
ii)
the location and description of all outlets and other facilities;
iii)
stormwater management techniques which may be required to control
minor and major flows;
iv)
proposed methods of controlling or minimizing erosion and siltation onsite and in downstream areas during and after construction;
v)
overall grading plans for the subject lands; and
vi)
stormwater management practices to be used to treat storm water, to
mitigate the impacts of development on the quality and quantity of
ground and surface water resources as it relates to fish and their
habitat.
That the Owner shall agree to maintain all stormwater management and
erosion and sedimentation control structures operating and in good repair.
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Exhibit B
13. Noise Impact Study
(a)
That prior to Final Plan Approval, the Owner shall submit a Noise Impact
Study which demonstrates that the appropriate noise criteria can be achieved,
in accordance with Ministry of the Environment guidelines. The Noise Impact
Study must be prepared by a qualified individual with experience in
environmental acoustics, preferably a Professional Engineer.
(b)
That the recommendations of the Noise Impact Study shall be incorporated
into the engineering drawings and the Condominium Agreement shall contain
provisions whereby the Owner agrees to implement the Study
recommendations to the satisfaction of the City.
14. Traffic Impact Study
(a)
That prior to Final Plan Approval, the Owner shall complete an updated
Traffic Impact Study to the satisfaction of the City.
(b)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the approved Traffic Impact Study, for the subject
property into the approved plans and Condominium Agreement.
(c)
That the Condominium Agreement shall contain provisions for the Owner to
design, construct and financially secure the costs of any off side road
improvements as are deemed necessary by the recommendations of the
Traffic Impact Study, to the satisfaction of the City.
15. Geotechnical Study
(a)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the Geotechnical Study prepared by Geotechnical
Investigation, dated September 2007, for the subject property into the
approved plans and Condominium Agreement.
16. Servicing Study
(a)
That prior to Final Plan Approval, the Owner shall agree to incorporate the
recommendations of the Functional Servicing and Stormwater Management
Report prepared by Masongsong Associates Engineering Limited, dated April
2012, for the subject property into the approved plans and Condominium
Agreement.
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Exhibit B
17. Environmental Site Assessment
(a)
That prior to Final Plan Approval, the Owner shall submit an Environmental
Site Assessment to demonstrate that the soil and groundwater quality of the
property is compatible with a residential land use as defined by the generic
criteria listed within the Guideline for Use at Contaminated Sites in Ontario
(MOE, as amended), performed in accordance with CSA standard Z768-01,
and any required follow up investigations or remediation. The report must be
prepared by a qualified Professional Engineer, to the satisfaction of the
Municipality.
(b)
That should site remediation be required to meet the applicable soil and
ground water criteria set out in the Soil, Ground water and Sediment
Standards for use under Part XV.1 of the Environmental Protection Act of
Ontario (MOECC, as amended), the Owner shall submit to the City, prior to
Final Plan Approval, a copy of a Record of Site Condition meeting the
requirements of O.Reg. 153/04 (as amended) and to the satisfaction of the
Municipality.
(c)
That the Owner shall provide a certificate by a qualified professional that all
lands within the Plan and any lands and easements external to the Plan to be
dedicated to the City, meet the applicable soil and ground water criteria set
out in the Soil, Ground Water and Sediment standards for use under Part
XV.1 of the Environmental Protection Act of Ontario (MOECC, as amended).
(d)
That prior to Final Plan Approval, the Owner shall incorporate in the
engineering drawings, to the satisfaction of the City, the City’s standard
Environmental Construction Notes. The notes are to be in a conspicuous
location grading drawings and in a font size relatively consistent with size
used for other instructions.
18. Species at Risk
(a)
That prior to Final Plan Approval, a spring breeding avifauna survey be
undertaken, in particular to confirm whether or not Common Nighthawk is
present on the subject property. The Owner shall submit the findings of the
survey through an update to the Natural Heritage Review report to the
satisfaction of the City.
(b)
That initial land excavation should take place outside of the breeding bird
season (i.e. April 15 to July 31) to avoid contravention of the Migratory Birds
Convention Act.
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Exhibit B
(c)
That the Condominium Agreement shall contain provisions that in the event
that species at risk are encountered, as follows:
Birds
Workers must be vigilant and check work areas for the presence of breeding
birds and nests containing eggs and/or young. If breeding birds and/or nests
are encountered, works should not continue in the location of the nest until
after August 1 (or as soon as it has been determined that that the young have
left the nest). Please note that the breeding bird season in the subject area
extends from April 15 to July 31.
Specific Barn Swallow Information:
Barn Swallow nests may be present under bridges and/or culverts. Therefore,
the underside of these structures should be assessed for Barn Swallow nests
before proceeding. If no nests are present, a contravention of the ESA is
unlikely. However, if nests are present, construction should not begin until
after August 15 of any year. If nests will be impacted during the nesting
season or if the structure will no longer be suitable for nesting postconstruction, ESA requirements will apply to the activity.
Turtles and Snakes:
Workers must be vigilant and check work areas for the presence of turtles. If
turtles or snakes are encountered, whenever possible, work should be
temporarily suspended until the animal is out of harm’s way. Workers should
report any turtle observations (including photographs and coordinates) to the
Peterborough District Office immediately at (705) 755-2001. Please note that
the turtle nesting season in the subject area extends from May 15 to Aug 15.
Therefore, activities which may cause adverse impacts to a species or habitat
(e.g. use of heavy equipment) should commence after Aug 15.
Butternut:
If a Butternut tree(s) is identified and is to be removed, trimmed or is in close
proximity to the application of herbicides, a Butternut Health Assessment
should be conducted by an individual trained and certified by MNRF as a
Butternut Health Assessor (BHA) under the Butternut Health Assessment in
Ontario protocol. All Butternut Health Assessments must be submitted to the
MNRF District office for a 30 day review period before proceeding. Depending
on the results of the assessment, you may have different options for how to
proceed. Please see the following online factsheet Link to Butternut-trees on
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Exhibit B
your property or more information. Please note that the ideal time of year to
properly identify Butternut (and to distinguish between Butternut and Butternut
Hybrids) is between the leaf on and leaf off period (approximately June to
August). Workers should report any Butternut observations (including
photographs and coordinates) to the Peterborough District office immediately
upon discovery. For those Butternut that are not proposed for removal, a
minimum protective buffer of a 25 metre radius from the stem of each
Butternut is required to prevent root disturbance. A larger area up to 50 m
may also be considered protected habitat for the tree. Within the 25 metre
buffer area, activities that would remove or significantly compact the roots and
soil, and cause direct harm to the Butternut are not permitted. Within the 2550 metre buffer area, activities that would significantly damage or destroy
habitat e.g. by impacting the tree’s ability to disperse seeds are also not
permitted. Removal of other vegetation and careful logging practices within
this radius are permitted.
18. Fire Hydrants and Water Supply
That prior to Final Approval, the Owner shall show on the engineering drawings, to
the satisfaction of the City, the following:
i)
ii)
The entire road allowance is designed as a private road and will be required
to be posted throughout as ‘No parking fire access route’. Approved fire route
signage shall be installed along the complete travel portion of the fire route as
follows:
•
Fire route signs shall be permanently mounted on a rigid sign post or
pole with the words Fire Route Tow Away Zone with pictorial sign;
•
be erected at a height of between 1.9 and 2.5 meters as measured from
the traveled surface of the fire route to the bottom edge of the sign;
•
be installed at a distance of .3 and 3 meters from the traveled edges of
the fire route; and
•
be installed along the fire route at intervals no greater than 30 meters or
at such other intervals, approved by the Chief Fire Official, as may be
required to clearly identify the route.
That prior to Final Plan Approval, the engineering drawings shall ensure that
radius on all corners and change in directions comply with the Ontario
Building Code.
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Exhibit B
iii)
Civic addressing of property shall be in conformance with applicable City ByLaw.
iv)
That prior to Final Plan Approval, provisions shall be included in the
Condominium Agreement, ensuring that construction will be phased to permit
firebreak lots, to the satisfaction of the Fire Chief or designate.
v)
That prior to Final Plan Approval, the engineering drawings shall ensure that
access to blocks of townhouses shall be from the street. A block of
townhouses shall not exceed a distance of 45 metres without access to the
rear of the townhouse block.
19. Tree Preservation Plan and Street Trees
(a)
That prior to Final Plan Approval, the Owner shall submit an updated Tree
Inventory and a Tree Preservation Plan prepared by an ISA Certified Arborist,
Registered Professional Forester, or Treemarker and to the satisfaction of the
Municipality.
(b)
That the recommendations of the Tree Preservation Plan shall be
incorporated into the drawings for approval by the Municipality and the
Condominium Agreement shall contain provisions whereby the Owner agrees
to implement the Plan recommendations to the satisfaction of the City of
Kingston.
(c)
That prior to any grubbing/clearing or construction on parcels of land not
defined as roadways or servicing easements on the draft plan, the Owner
shall receive final approval from the Municipality for a Tree Preservation Plan
prepared for the subject lands. The final approved tree inventory plan shall be
prepared by a certified arborist (ISA approved), and shall set out the surveyed
locations of all trees on the site. The tree inventory shall list the species,
caliper size, condition, crown radius and indicate whether the tree is to be
retained or removed. If trees 6 inches (150 mm) or more in diameter are to be
removed from the subject lands, the developer will abide by the conditions of
the tree removal permit under the Tree Conservation By-Law which may, at
the Supervisor of Forestry's discretion, include a tree preservation plan, a tree
replacement plan or cash compensation for the value of the trees to be
removed. If the tree is to be removed a rationale for this action must be noted.
If significant trees or groups of trees are identified to be retained in the tree
inventory, a tree preservation plan will be required prior to final approval at
the discretion of the City. This plan shall be reviewed and approved by the
Municipality and be included as a schedule to the Condominium Agreement.
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Exhibit B
Requirements for the tree preservation plan are noted in the Condominium
design guidelines produced by the Municipality.
(d)
That prior to Final Plan Approval, the Owner shall submit a Street
Tree/Stormwater Management Pond Planting Plan prepared by a Landscape
Architect to the satisfaction of the Municipality.
(e)
That prior to Final Plan Approval, the Owner shall submit a Tree Protection
Plan with protective fencing details to the satisfaction of the Municipality. The
Owner shall install tree protective fencing, with appropriate signage, around
all retained trees prior to the commencement of any site works. All equipment,
soil, building materials and other debris must be kept outside the hoarded
area. The protective fencing shall be maintained for the entire duration of the
site works. The Owner is responsible for the regular watering and
maintenance of the trees while enclosed by the tree protective fencing.
20. Canada Post - Community Mail Boxes
(a)
That prior to Final Plan Approval, the Owner shall, in consultation with and to
the satisfaction of Canada Post, identify the location of community mail boxes
within the Plan, and shall identify such locations on drawings for approval by
the City.
(b)
That prior to Final Plan Approval, the Owner shall, in consultation with and to
the satisfaction of the City, provide detailed design plans for the community
mail boxes including a landscape plan showing street furniture and
complimentary architectural features.
(c) That the Owner shall provide a suitable temporary community mailbox
location(s) until the curbs, sidewalks and final grading have been completed
at the permanent location(s).
(d) That prior to Final Plan Approval, the Owner shall enter into a Community
Mailbox Developer Agreement and pay the Address Activation Fee with
Canada Post Corporation for the installation of Community Mail Boxes as
required by Canada Post.
(e)
That the Owner shall identify in all offers of purchase and sale, or lease for all
lots and blocks within this Plan that mail delivery will be provided via a
community mail box, provided that the Owner has paid for the activation and
equipment installation of the community mail box, and the locations of all
community mail boxes within this Plan. A Notice to Purchasers shall also be
included in the Condominium Agreement to this effect.
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Exhibit B
21. Bell Canada
(a) That the Owner shall agree in the Condominium Agreement, in words
satisfactory to Bell Canada, to grant Bell Canada any easements that may be
required for telecommunications services.
(b) That the Owner shall be requested to enter into an Agreement (Letter of
Understanding) with Bell Canada complying with any underground servicing
conditions imposed by the Municipality, or if no such conditions are imposed,
the Owner shall advise the Municipality of the arrangements for servicing.
(c) That the Developer is hereby advised that prior to commencing any work
within the Plan, the Developer must confirm that sufficient wire-line
communication/telecommunication infrastructure is currently available within
the proposed development to provide communication/telecommunication
service to the proposed development. In the event that such infrastructure is
not available, the Developer is hereby advised that the Developer may be
required to pay for the connection to and/or extension of the existing
communication/telecommunication infrastructure. If the Developer elects not
to pay for such connection to and/or extension of the existing
communication/telecommunication infrastructure, the Developer shall be
required to demonstrate to the Municipality that sufficient alternative
communication/telecommunication facilities are available within the proposed
development to enable, at a minimum, the effective delivery of
communication/telecommunication services for emergency management
services (ie., 911 Emergency Services).
22. Hydro One
(a)
That approval from Hydro One Networks Inc. shall be obtained prior to any
work occurring within the easement or if work will cross the easement.
(b)
That prior to Final Plan Approval, the Owner shall submit to Hydro One the lot
grading and drainage plan, showing existing and final grades, for review and
approval. Drainage must be controlled and directed away from the Hydro One
Networks Inc. corridor.
(c)
That any development in conjunction with the subdivision must not block
vehicular access to any Hydro One Networks Inc. facilities located on the right
of way. During construction, there will be no storage of materials or
mounding of earth, snow or other debris on the right-of-way.
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Exhibit B
(d)
That the following Warning Clauses/Notices as required by Hydro One shall
be included in the Condominium Agreement:
“The transmission lines abutting this subdivision operate at 500,000,
230,000 or 115,000 volts. Section 188 – Proximity – of the Regulations for
Construction Projects in the Occupational Health and Safety Act, require
that no object be brought closer than 6 metres (20 feet) to an energized
500 kV conductor. The distance for 230 kV conductors is 4.5 metres (15
feet), and for 115 kV conductors it is 3 metres (10 feet). It is the
proponent’s responsibility to be aware, and to make all personnel on site
aware, that all equipment and personnel must come no closer than the
distance specified in the Act. They should also be aware that the
conductors can raise and lower without warning, depending on the
electrical demand placed on the line. “
(e)
That temporary fencing must be place along the easement corridor during
construction. Permanent fencing must be erected where subdivision lots
directly abut the Hydro One Networks Inc. easement at the developer’s
expense.
(f)
That the costs of any relocations or revisions to Hydro One Networks Inc.
facilities that are necessary to accommodate this subdivision shall be borne
by the Owner.
(g)
That the easement rights of Hydro One Networks Inc. and its legal
predecessors are to be protected and maintained.
23. Utilities Kingston
(a)
That prior to Final Plan Approval, the Owner shall satisfy all technical,
financial and other requirements of Utilities Kingston regarding the design,
installation, connection and/or expansion of gas distribution services, water
distribution services and sanitary sewer distribution services, or any other
related matters.
(b)
That prior to Final Plan Approval, Utilities Kingston will require a Gas Load
Summary for the proposed development in the form of either: (i) a load
summary for a typical unit; or, (ii) one for the entire development in order to
size the gas main.
(c)
That Utilities Kingston will design the gas distribution system and provide a
cost estimate for the installation of the gas distribution system. Utilities
Kingston will require a deposit for 100% of this estimate prior to installation.
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Exhibit B
(d)
That the Owner will be required to enter into an easement agreement with
Utilities Kingston (the City of Kingston) for the purpose of extending gas
infrastructure from the Municipal ROW to the individual meters.
(e)
That the Owner shall agree to design, purchase materials and install a street
lighting system, compatible with the existing and/or proposed systems in
surrounding Plans, all in accordance with Municipal standards and
specifications.
24. Kingston Hydro
(a)
That the Owner shall agree to enter into an agreement with Utilities Kingston
for the design of the electrical distribution system. The details of any required
capital contribution will be included in the agreement. The agreement will
spell out construction responsibilities as well as ownership demarcation.
i. Three phase service will be provided to the development in the
form of a loop feed. Connection points will be near the two
entranceways.
ii. Onsite transformers will be single phase but connected in such a
way as to balance the load on all three phases.
iii. The Owner will need to allow for transformer locations (4 x 4m area
for each).
iv. Utilities Kingston will work with the Owner to determine locations for
transformers.
(b)
Easements will be required for distribution lines (including primary and
secondary) and transformers.
An updated estimate will be provided for relocation of an existing overhead
power line (with a new easement). Storm water drainage will not be permitted
to interfere with poles or access to poles for the proposed powerline
relocation.
(c)
That the Owner shall agree to install a buried hydro distribution system as
designed by Utilities Kingston, compatible with the existing and/or proposed
systems in surrounding Plans, all in accordance with the latest standards and
specifications of Utilities Kingston, Kingston Hydro and the Municipality.
25. Construction Traffic Route
That prior to approval of any engineering drawings, arrangements shall be made
to the satisfaction of the Municipality for a suitable construction traffic route.
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Exhibit B
26. Bus Stop Upgrades
That the Owner shall show on the engineering drawings, and construct, accessible
bus stop pads and shelters on Conacher Drive, in the location and of the design
satisfactory to the Municipality. The Owner should contact Kingston Transit prior to
the detailed design stage to discuss the specific bus stop requirements for the
locations adjacent to this development.
27. Amenity Space Plan
That prior to final approval, the owner shall submit a detail amenity space plan to
the satisfaction of the Municipality.
28. Warning Clauses
That the Owner shall include the following warning clauses in a schedule to all
offers of purchase and the Condominium Declaration documents. Additional
warning clauses may be required as a result of the review of the Final Plan of
Condominium and will be identified in the Condominium Agreement.
•
“Purchasers and/or tenants are advised that Ownership includes a share
in a Common Elements Condominium which shall own the private roads
and pathways.”
•
“Purchasers and/or tenants are advised that the roads and pathways
within the development are privately owned by the Condominium
Corporation and will not be assumed by the Municipality. There will be no
municipal snowplowing or maintenance of any kind.”
•
“Purchasers and/or tenants are advised that parking is prohibited at all
times on any part of the private road, except in designated parking areas.
‘No Parking’ signage is to be installed and maintained by the
Condominium Corporation.”
•
“Purchasers and/or tenants are advised that despite the inclusion of noise
control features within both the development area and the individual
building units, noise levels, including from construction activities, may be
of concern and occasionally interfere with some activities of the dwelling
occupants.”
•
“Purchasers and/or tenants are advised that due to the close proximity to
the existing freeway there is a potential for noise and vehicle light impact.
It should be understood that the Ministry of Transportation will not be
responsible for any impact that the highway may have on the properties
125
Exhibit B
and that the Ministry of Transportation will not construct any works to
abate those impacts.”
•
“Purchasers and/or tenants are advised that the proposed finished lot
and/or block grading may not meet City of Kingston lot grading criteria in
certain areas to facilitate preservation of existing vegetation and to
maintain existing adjacent topographical conditions.”
•
“Purchasers and/or tenants are advised that the planting of trees on City
boulevards in front of residential units is a requirement of the City and a
conceptual location Plan is included in the Condominium Agreement.
While every attempt will be made to plant trees as shown, the City
reserves the right to relocate or delete any boulevard tree without further
notice.”
•
“Purchasers and/or tenants are advised that mail delivery will be from a
designated community mailbox, the location of which will be identified by
the Owner prior to any home closings.”
•
“Purchasers and/or tenants are advised that the site abuts a city park, and
periodically active and passive use of the park may interfere with the quiet
enjoyment of their home or yard. Changes to the park may occur over
time based on neighbourhood needs or operational requirements of the
City.”
•
“Puchasers and/or tenants are advised that neither dumping of debris,
vegetative cuttings nor emptying of pool water shall be permitted onto the
park.”
•
“Purchasers and/or tenants are advised that driveways should not be
widened beyond that provided by the home builder without the approval of
the City of Kingston. Maximum driveway widths are controlled through the
Zoning By-Law.”
29. General Conditions:
(a)
That prior to Final Plan Approval, the Applicant will submit a detailed written
account of how each Condition of Draft Plan Approval has been satisfied,
including copies of all required clearance letters and all final reports.
(b)
That the Owner shall pay any and all outstanding application fees to the
Planning and Development Department, in accordance with the City’s Tariff of
Fees By-Law.
126
Exhibit B
(c)
That the Owner agrees to remove any driveways and buildings on site, which
are not approved to be maintained as part of the Plan; any modification to offsite driveways required to accommodate this Plan shall be coordinated and
completed at the cost of the Owner.
(d)
That the Owner shall agree that all lots or blocks to be left vacant shall be
graded, seeded, maintained and signed to prohibit dumping and trespassing
prior to assumption of the works by the City.
(e)
That prior to Final Plan Approval, the Owner shall pay the proportionate
share of the cost of any external municipal services, temporary and/or
permanent, built or proposed, that have been designed and oversized by
others to accommodate the subject plan.
(f)
That the Owner shall agree to erect fencing in the locations and of the types
as shown on the approved subdivision works drawings and as required by
the City.
(g)
That the Owner shall agree that no building permits, with the exception of
model homes, will be applied for until the City is satisfied that adequate
access, municipal water, sanitary and storm services are available.
(h)
If the land is included in the unit description, provision for the common
services and facilities located on that unit to be maintained, repaired and
replaced by the condominium corporation may be required, and to ensure
that future owners do not bear the full cost of maintaining and repairing
common facilities and services.
(i)
Certain requirements of the Condominium Agreement are to be completed
prior to final approval, such as, but not limited to, grading, the construction
and installation of fire routes and fire route signs, and the completion of
special studies.
30. Clearance Letters:
(a)
That prior to Final Plan Approval, the approval authority shall advise that all
Conditions of Draft Plan Approval have been satisfied; the clearance
memorandum shall include a brief statement detailing how each Condition
has been met.
(b)
That prior to Final Plan Approval, the Municipality is to be advised in writing
by the Cataraqui Region Conservation Authority the method by which
Condition 12 has been satisfied.
127
Exhibit B
(c)
That prior to Final Plan Approval, the Municipality is to be advised in writing
by Canada Post the method by which Condition 20 has been satisfied.
(d)
That prior to Final Plan Approval, the Municipality is to be advised in writing
by Hydro One the method by which Condition 22 has been satisfied.
31. Lapsing Provisions:
(a)
That pursuant to Section 51(32) of the Planning Act, this Draft Plan Approval
shall lapse at the expiration of three (3) years from the date of issuance of
Draft Plan Approval if final approval has not been given, unless an extension
is requested by the Owner and, subject to review, granted by the approval
authority.
(b)
That pursuant to Section 51(33) of the Planning Act, the Owner may submit a
request to the approval authority for an extension to this Draft Plan Approval.
The extension period shall be for a maximum of two (2) years and must be
submitted prior to the lapsing of Draft Plan Approval. Further extensions may
be considered at the discretion of the approval authority where there are
extenuating circumstances.
128
Exhibit C
D
TH R
PE R
BA
TT
ER
SE
A
RD
CONTEXT MAP
401
Y
HW
401
O
N
WB
BE N S O
N ST
DR
CONA CH ER
JOHN COUNT ER BLVD
ON
ELLIOTT AVE
DIV ISION ST
WB
617 ON WB
AV E
HWY 15
6 17
SIR JOHN A. MACDONALD BLVD
DA L
TON
MO
N
TR
E
AL
S
T
Y
HW
7
61
32
28
6 17 O FF W B
01
HW Y 4
H WY
26
22
401
20
16
12
617 ON EB
10
6
277
12
16
14
307
AND
280 276
296
306
309
288
109
300
305
20
DR
33
315
11
310
119
316
123
322
127
326
131
332
334
338
BENSO N ST
303 279
115
MOREN Z CRES
10
4
303
ERL
8
21
6
139
340
271
265
312
167 161 157 153
261
C ON 255 251
ACH
E
294
1201
276
286
201
235
R DR
268
260
252
240
230
218
210
204
300
1201
81
176
184
198
268
172 168 162 158
266
260
41
61
61
61
33
PLAN N I N G C O M MI TTEE
KEY MAP
Planning, Building
& Licensing Services
a department of
Community
Services
LEGEND
Applicant: Nicholas Kyriacopoulos
Owner: Conacher Kingston Holdings INC
File Number: D35-007-2016
Address: 311 Conacher Drive
0
25
50
75
Subject Property
Property Boundaries
100
Me tr es
1:4 ,0 00
PREPARED BY: K. Cruz
DATE: 12/23/2016
129
Di sclai mer : This document i s su bject to copyri ght and may onl y b e used for you r p ersonal , n oncommercial use provided you keepin tact the copyri ght notice. T he C ity of K ing ston
assumes no responsibil ity for an y erro rs, and is not l iabl e for any damages of any kind resultin g from the use of, or rel iance on, the i nfor mati on contai ned in thi s document.
The C ity of K ing ston does not make any representation or warranty, express or i mp lied , concerni ng the accuracy, quali ty, or reliabi li ty of the use of the i nformation contained
in this docu ment. 201 5 T he C orporati on o f the Ci ty of Ki ngston.
2
287
1
SU T H
19
18
3
KEAT ES PL
15
17
311
5
2
11
E
Exhibit D
617 O
NW
B
61 7 O F F WB
401
311
ATES PL
KE
19
8
21
6
10
12
16
14
DR
277
1 287
288 280
4
303
305
20
18
3
AND
15
17
5
2
11
ER L
617 ON EB
SUTH
HWY
307
309
33
315
BENSON ST
11
296
300
306
119
316
123
322
127
326
131
332
334
338
303 279
115
310
139
340
271
265
312
167 161 157
261
255
CO N
294
1201
276
268
260
286
201
251
AC HE R DR
252
235
240
230
218
210
300
1201
41
61
81
168 162 158
176 172
184
198
204
61
33
61
87
51
71
CO MP TO N
ST
40
70
1153
93
94
SOCCER LANE
PLA N N IN G C OM M I TT EE
NEIGHBOURHOOD CONTEXT (2015)
Planning, Building
& Licensing Services
a department of
Community
Services
Applicant: Nicholas Kyriacopoulos
Owner: Conacher Kingston Holdings INC
File Number: D35-007-2016
Address: 311 Conacher Drive
0
25
50
75
100
Metres
1:4,000
PREPARED BY: J.Partridge
DATE: 12/1/2016
130
Disclaim er: This docume nt is subje ct to copyright and m ay only be use d for y our personal, noncom m ercial use prov ided you ke e pint act t he copy right not ice . The C ity of Kingston
assume s no responsibility for any errors, and is not liable for any dam age s of any kind resulting from the use of, or re liance on, t he inform at ion contained in this docum ent .
The Cit y of Kingston doe s not m ake any repre se ntation or warranty, ex pre ss or implie d , concerning the accuracy, quality, or reliability of the use of t he inform at ion contained
in t his docum e nt. 2015 The C orporation of the Cit y of Kingston.
LEGEND
Subject Property
Property Boundaries
E
Exhibit E
WY
277
5
3
KEATES PL
6
4
8
303
10
305
12
307
19
21
20
18
14
16
309
1 287
288 280
DR
15
17
311
SIMPSON PL
2
11
SUTH
ERL
AND
401 H
33
315
11
BENSON ST
296
300
306
115
310
119
316
123
322
127
326
131
332
334
338
303 279
139
340
271
265
312
167 161 157
261
255
251
CON
ACH
ER D
294
1201
276
201
235
R
268
286
260
252
240
230
218
210
204
300
1201
41
61
81
168 162 158
176 172
184
198
61
33
61
87
51
71
COMPTON ST
40
70
1153
93
94
SOCCER LANE
PLA N N IN G C OM M I TT EE
OFFICIAL PLAN, Land Use
Planning, Building
& Licensing Services
a department of
Community
Services
LEGEND
Applicant: Nicholas Kyriacopoulos
Owner: Conacher Kingston Holdings INC
File Number: D35-007-2016
Address: 311 Conacher Drive
0
25
50
75
100
Metres
1:4,000
PREPARED BY: J.Partridge
DATE: 12/1/2016
Disclaim er: This docume nt is subje ct to copyright and m ay only be use d for y our personal, noncom m ercial use prov ided you ke e pint act t he copy right not ice . The C ity of Kingston
assume s no responsibility for any errors, and is not liable for any dam age s of any kind resulting from the use of, or re liance on, t he inform at ion contained in this docum ent .
The Cit y of Kingston doe s not m ake any repre se ntation or warranty, ex pre ss or implie d , concerning the accuracy, quality, or reliability of the use of t he inform at ion contained
in t his docume nt. 2015 The C orporation of the C ity of Kingston.
131
E
Subject Property
Residential
Arterial Commercial
Rural
Open Space
Exhibit F
617
O
N
OS2
B
W
WB
B1
ON
A3.113
7
61
OS1
6 1 7 O F F WB
01
HWY 4
40 1
HW Y
617 ON EB
277
8
21
A8
C2.79
KEATES PL
6
10
305
20
12
18
14
16
4
303
307
DR
ND 280
LA
19
1 287
3
296
309
B1
119
316
123
322
127
326
131
C2
C2.79
P
303 279
1201
276
268
167 161 157
261
CON 255 251
ACH
ER D R
260
286
252
240
201
235
230
300
218
A5
210
C2
41
61
61
71
C2.491-H
COMPTO N S
T
40
70
P
94
SOCCER LANE
PLA N N IN G C OM M I TT EE
ZONING BY-LAW 8499, Map 3
Applicant: Nicholas Kyriacopoulos
Owner: Conacher Kingston Holdings INC
File Number: D35-007-2016
Address: 311 Conacher Drive
LEGEND
E
Consolidated Zoning
Subject Property
Property Boundaries
0
25
50
75
100
Metres
1:4,000
PREPARED BY: J.Partridge
DATE: 12/1/2016
33
51
93
a department of
Community
Services
B1.65
61
87
Planning, Building
& Licensing Services
168 162 158
176 172
184
198
204
81
C2.101
139
340
265
294
1153
332
334
338
271
312
1201
115
310
315
BENSON ST
300
306
33
11
288
H ER
15
17
5
SU T
A8.429
A8.430
311
2
11
132
Disclaim er: This docume nt is subje ct to copyright and m ay only be use d for y our personal, noncom m ercial use prov ided you ke e pint act t he copy right not ice . The C ity of Kingston
assume s no responsibility for any errors, and is not liable for any dam age s of any kind resulting from the use of, or re liance on, t he inform at ion contained in this docum ent .
The Cit y of Kingston doe s not m ake any repre se ntation or warranty, ex pre ss or implie d , concerning the accuracy, quality, or reliability of the use of t he inform at ion contained
in t his docume nt. 2015 The C orporation of the C ity of Kingston.
Exhibit G
617
O
N
ON
WB
B
W
7
61
61 7 OFF WB
01
HW Y 4
401
HWY
617 ON EB
277
311
19
6
10
12
16
14
4
303
305
20
18
1 287
KEATES PL
8
21
3
307
DR
ND 280
ERLA
15
17
5
288
296
SU TH
2
11
300
306
309
33
315
BENSON ST
11
115
310
119
316
123
322
127
326
131
332
334
338
303 279
139
340
271
265
312
294
1201
276
268
260
286
167 161 157
261
CON 255 251
ACH
ER D R
252
240
201
235
230
218
210
168 162 158
176 172
190
198
204
300
1201
41
61
81
61
33
61
87
51
71
COMPTO N S
T
40
70
1153
93
94
SOCCER LANE
100
1141
106
PLA N N IN G C OM M I TT EE
PUBLIC NOTICE BOUNDARY
Planning, Building
& Licensing Services
a department of
Community
Services
Applicant: Nicholas Kyriacopoulos
Owner: Conacher Kingston Holdings INC
File Number: D35-007-2016
Address: 311 Conacher Drive
E
Subject Property
120m Public Notice Boundary
Property Boundaries
71 Properties in Receipt of Notice
0
25
50
75
100
Metres
1:4,000
PREPARED BY: K. Cruz
DATE: 12/1/2016
LEGEND
133
Disclaim er: This docume nt is subje ct to copyright and m ay only be use d for y our personal, noncom m ercial use prov ided you ke e pint act t he copy right not ice . The C ity of Kingston
assume s no responsibility for any errors, and is not liable for any dam age s of any kind resulting from the use of, or re liance on, t he inform at ion contained in this docum ent .
The Cit y of Kingston doe s not m ake any repre se ntation or warranty, ex pre ss or implie d , concerning the accuracy, quality, or reliability of the use of t he inform at ion contained
in t his docume nt. 2015 The C orporation of the C ity of Kingston.
METRIC
DRAFT PLAN of SUBDIVI S ION
Distances Slwwn on This
Part of BLOCKS 'C' and 'H'
Part of MARKER CRESCENT (Closed by BY-LAW No. 97-163)
All of BLOCKS 'D', 'E', 'F' and 'G'
REGISTERED PLAN 1578
CITY OF KINGSTON
Plan are in Metres and
can be Converted to Fed
by Divt.d:ing by 0.3048
COUNTY of FRONTENAC
SCALE = 1:750
HOPKINS CHITTY LAND SURVEYORS INC.
-2016ADDITIONAL INFORJIA.TION REQUIRED UNDER
SECTION 51 . 17(A-L) OF THE PLANNING ACT
a: Shawn. On DnJt Plan
b: Shawn. On /)rQJt Pion
c: AU Lands Owned, 01" In Jr'hi.ch i/1.1 AppUc.....U H<lW An. lntwrut
A" S/l.own On the KrJ Plan.
d: Ruidn!.ti<>.l: Townhouu,f
<t: Sh4tvn On Drqft Pl11n
J: Shown On O..Q/t PI=.
68
tlO
~
t~=~=~:z..
t: ShoUow
J:
Shown I
I::Gof"bog<t
l:S/aowt\1
rto,1"
Zoning: AB
. st'z""'d.,
rzc9'"
. 'n
OWNER' S CERTIFICATE
I,
. Henln! A...thori$•
H"f>l:i'M C/1\tf\1 L4nd S~ Inc.
Inc. to I'Npo,.. a.nd SUbmit Th(;o Pl<ln to
~':~!~1~
SIGNED~
l'llLnulJI.:>
DATE:
AYRIACOPOULOS -
ocr !.7- 2ot ~
PRESIDENT
CONACHER KINGSTON HOLDINGS INC.
/
/
ClJ
(R.P.)
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I CERTIFY THAT:
I_ THE BOUNDARIES OF THE LANDS TO 8£ SUBDIYlDED
AND THEIR RELATIONSHIP TO ADJACENT LANDS ARE
CORRECTLY SHOJfN.
YORS INC.
134
Exhibit H
....,
METRIC
DRA F T PLAN of CON DOMIN I UM
BLOCKS 259 and 260
REGISTERED PLAN 13MCITY OF KINGSTON
by Dividing by 0.3048
COUNTY of FRONTENAC
SCALE
~
1:750
HOPKINS CHITTY LAND SURVEYORS INC.
-2016-
()5
~
tlO
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<:.o
Regi.rtn"ed Pll:m
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Denotes area
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Pla.n of Condtnninium
to
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Exhibit I
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135
PROJECT No. 2016-2'19
REGISTERED PLAN 1578
C/rY OF KINGSTON