City Council Planning Committee Considers Princess Street Zoning Amendment

A Planning Committee meeting considered a zoning bylaw amendment for 3119 and 3123 Princess Street to permit a two-storey neighbourhood commercial building with 18 small-scale commercial units on a site now occupied by two single-family homes. Discussion focused on whether the proposal fit the city's official plan, the loss of a previously proposed daycare space, traffic and access, drainage impacts on nearby homes, and how garbage would be stored. After hearing from residents, councillors, and staff, the committee forwarded the application to City Council for a final decision and approved a waste management plan for the site.

Topics Discussed

1. ZONING APPLICATION FOR 3119 AND 3123 PRINCESS STREET

The application would amend the Kingston Zoning By-law to allow redevelopment of the southwest corner of Princess Street and Lisa Street/Rosanna Avenue with a two-storey commercial building containing 18 small-scale neighbourhood commercial units. Lindsay Reed, senior planner and urban designer, said, "The purpose and effect of this application is to amend the Kingston Zoning bylaw to permit the proposed redevelopment of this site with the two-story commercial building with 18 small-scale neighbourhood commercial units."

Staff said the site is at "the intersection of an arterial road on a local road and within walking distance to residential uses" and that the proposal is "small-scale" and meets official plan criteria for neighbourhood commercial use.

2. REVISIONS TO THE PROPOSAL

The applicant removed a proposed daycare and outdoor play area from the second floor and replaced that space with additional commercial units, increasing the total from 14 to 18. Councillor Lof said, "So 18 is, you know, what's shown on the plan, um, that number went from 14 to 18 when we did remove kind of that larger area for the daycare on that second floor."

The change drew questions about whether the site was losing a potential community use and whether housing should be considered instead. Councillor Carol Day asked, "do you think there was any discussion or could there still be any discussion in the future for some of those second floor units to be residential? Because we are in a housing crisis ... And this time we're giving up housing for commercial."

Staff said a daycare would still remain a permitted use in the neighbourhood commercial zone if one were proposed later.

3. FIT WITH THE OFFICIAL PLAN AND NEIGHBOURHOOD

Committee members questioned why the design required exceptions rather than fully matching the city's planning framework. One councillor asked, "My question would be, why was this design not created to be compliant within the cities' official plan and taking that into account."

Resident Steven McAllister also challenged the scale of the proposal, asking, "My first question would be, how are 18 commercial units in a 2000 square metre two story building considered neighbourhood commercial."

Staff responded that the site's location on Princess Street, its small scale, and its walking-distance relationship to nearby homes supported the neighbourhood commercial designation.

4. TRAFFIC, ACCESS, AND PEDESTRIAN CONNECTIONS

Committee members and speakers discussed vehicle access and safety. The plan includes right-in/right-out access from Princess Street, full-movement access from Lisa Street, 68 parking spaces, and 14 bicycle parking spaces. A sidewalk is also planned on the west side of Lisa Street linking Princess Street to Catherine Crescent.

Public comments raised concerns about how vehicles would enter and leave the site from Princess Street and how that access would function near surrounding residential streets.

5. DRAINAGE, SCREENING, AND IMPACTS ON NEIGHBOURING HOMES

Councillors asked what would happen if runoff affected adjacent properties. One councillor asked, "If Mr. and Mrs. Fisher like realize or see, you know, as evidence that there is going to be more water flowing through it and through their backyard. What happens then."

Staff said the redevelopment would reduce the amount of developed area on the site and include stormwater controls. They also said fencing, landscaping, trees, and shrubs would be secured through the site plan agreement and maintained over time, even if ownership changes.

6. PERMITTED USES AND SITE OPERATIONS

The committee discussed what kinds of businesses could operate on the site and whether some uses would create impacts for nearby residents. Staff said the zoning would allow neighbourhood-serving commercial uses.

Councillor Senec said she still could not support the proposal because of nearby residents' concerns, stating, "I just can't still support it because of the neighbours that are right in that area. They're still concerned about, um, attracting rodents because of the garbage that's on the south side or the smell of the garbage that could accumulate in the summer."

The committee also reviewed a waste plan featuring subterranean receptacles and a brick enclosure intended to reduce noise and better contain garbage.

Motions

• Zoning Bylaw Amendment for 3119 and 3123 Princess Street — Committee considered the application and forwarded a recommendation to City Council for final consideration.
• Waste Management Plan / Waste Storage for the Commercial Development — Passed, 5-1. The approved plan includes subterranean waste receptacles and a brick wall enclosure with gating.

Attendees

Councillors identified in the provided notes as present or participating: - Councillor Conic - Councillor Senec - Councillor Stephen - Councillor Strath - Councillor Carol Day - Councillor Lof

Other attendees mentioned: - Lindsay Reed, Senior Planner Urban Designer - Staff planners and committee staff - Applicant: Photen Planning and Design - Public speakers: Frank Dixon, Steven McAllister

The full attendance list was not included in the provided notes.