City Council Planning Committee Meeting

The Planning Committee considered two residential development applications: a mixed-use project at 800 Princess Street and a proposal to create up to three residential lots at 92 Napier Street, formerly part of the Kingston Lawn Bowling Club property. Staff recommended approval of both applications, and the committee carried the 92 Napier Street recommendation unanimously. Discussion focused on the scale and design of the Princess Street building, the loss of an informal pathway at 92 Napier Street, tree planting and survival, and stormwater servicing constraints on Apear Street.

Topics Discussed

800 PRINCESS STREET: MIXED-USE DEVELOPMENT

The application for 800 Princess Street would permit a mixed-use building with 111 dwelling units and two commercial units fronting Princess Street. Planner Ian Clendenning said the proposal requires an official plan amendment "to allow a 21.6 metre tall building, whereas 20 metres is otherwise the maximum," and a zoning bylaw amendment "to permit both the height and 111 total dwelling units on the lot."

Staff recommended approval, with more detailed design work to come through site plan control. In Clendenning's words, "The proposed development represents good land use planning, and accordingly, staff are recommending approval of the official plan and zoning bylaw amendments put forward. In the event of approval, detailed designs would be provided and refined through the site plan control process."

The proposal includes 52 parking spaces. Staff also reviewed several design adjustments, including a reduced drive aisle, smaller parking stalls, removal of a third Princess Street entrance and landscaping of a gravel area at the southwest corner. A minor variance was approved to allow a 1.5-metre fifth-floor stepback in one area instead of the required 2 metres because of an existing structural column.

BUILDING DESIGN, UNIT MIX AND LANDSCAPING

Committee discussion on 800 Princess Street included the building's appearance, unit mix and landscaping. Staff said planning tools and site plan control cannot be used to require a particular exterior colour or cladding material.

The applicant said studio units could not be combined into larger units because the walls between them are structural and form part of the building's lateral-resisting system. Staff said the proposal would still increase the proportion of larger units by including two-bedroom apartments.

Councillor Lisa Osanic focused on tree survival and planting details. She said, "for the 13 trees that are going to be planted, thank you for planting the 13 trees. Can we please try to ensure their survival by watering bags or an underground sprinkler system." She also asked that the southwest landscaped corner include "some native pollinators."

800 PRINCESS STREET: PUBLIC ACCESS

Residents and committee members also discussed an informal pathway between the site and the apartment building behind it. A staff summary of the public meeting said the city heard "concerns regarding the future of the informal pathway between the site and the apartment building to its rear," along with questions about EV charging stations and unit mix.

The applicant said there is no easement over the neighbouring property for the path and raised safety and liability concerns about continuing public access.

92 NAPIER STREET: RESIDENTIAL REZONING

The committee also considered an official plan amendment and zoning bylaw amendment for about 1,800 square metres severed from the former Kingston Lawn Bowling Club property at 92 Napier Street. The application would change the zoning from OS2 open space to UR5 residential, allowing up to three residential lots.

Staff supported the application. In a planning presentation, staff said, "The instruments before committee are fairly straightforward. There's the bylaw to change the land use designation with no site-specific policy changes and zoning amendment to replace the OS2 zone with an UR5 zone and with no site specific modifications." Staff added that the proposal would "enable additional housing in essentially located neighbourhood with zoning and development standards consistent with surrounding lots."

Planner Ms. Ditrickson said applying the UR5 zone, which already governs surrounding properties, was "really our best tool to make sure that development standards are consistent." She added that if consent applications are filed later, "there will be a public notice requirement."

Councillor Vincent Cinanni supported the conversion of the site to housing, saying, "I think this is a pretty good repurposing of a building to changing it into residential."

STORMWATER AND PARKLAND QUESTIONS

Stormwater servicing was a central issue at 92 Napier Street because storm sewers do not extend past Earl Street on Apear Street. Staff said extending the sewer network would be costly, and the applicant's stormwater report proposed managing runoff on site through swales and bioretention facilities. A development agreement would be required to implement that plan.

Residents also asked whether part of the severed parcel could be kept as open space or turned into a public park. Frank Dixon requested that one-third of the land be reserved for a future park. Staff said the site did not meet the city's criteria for parkland acquisition, including connectivity and location factors, so the city did not pursue buying it.

Motions

• 800 Princess Street — Official Plan and Zoning Bylaw Amendments: Staff recommended approval of the amendments, with detailed design to be refined through site plan control. The provided excerpt does not state the final vote.
• 800 Princess Street — Minor Variance: A variance allowing a 1.5-metre fifth-floor stepback instead of the required 2 metres was approved.
• 92 Napier Street — Official Plan and Zoning Bylaw Amendments: The recommendation to redesignate and rezone the severed parcel from OS2 to UR5 to permit up to three residential lots carried unanimously. The motion was moved by Councillor Glenn and seconded by Deputy Mayor Oosterhof.
• 92 Napier Street — Parkland Request: Staff did not support reserving part of the parcel for a future public park, and the city did not pursue acquisition.

Attendees

The excerpt identifies the following councillors as participating:

• Councillor Lisa Osanic
• Councillor Conny Glenn
• Deputy Mayor Gary Oosterhof
• Councillor Vincent Cinanni

The complete attendance list was not included in the provided material.