Good evening. At 6 p. m. So we'll begin. So the meeting being held tonight is a public meeting held under the planning act. Please note that this meeting will be live streamed on the city website, audio video are being collected by the city of Kingston and the meeting recordings will be archived on the city website, Republicansumption. I will take this opportunity to remind everyone in the room to please ensure that the sound officer devices is turned off. Notice of collection, personal information collected as a result of the public meetings are collected under the authority of the planning act and will be used to assist in making a decision on this matter. Person speaking at the meeting are requested to give their name for recording in the minutes. All names, opinions, and comments may be collected and may form part of the minutes which will be available to the public. To be notified of the decision, you must either fill out the sign - in sheet at the back at the door, or you must email the file planner or committee clerk requesting notice of the decision. Tonight's meeting is to consider a public meeting report. These reports do contain a staff recommendation and the recommendation is typically to approve with conditions or to deny. After the planner's presentation, committee, members will be able to ask questions of staff followed by members of the public. Following the question and answer period, this committee then makes a recommendation on the application to city council who has a final say on the application. Following Council's decision, notice will be circulating accordance with the planning act. Members of the public cannot appeal a decision. Only the registered owner of the land, which the amendment applies, or a prescribed person under the planning act has the ability to appeal a decision of council. For more information about appeal rights or how to be added as a party to the an appeal, please contact the assigned planner. So I'll call the meaning to order at 602 p. m. And I need a mover and secular to approve the agenda with the addendum. We'll Councillor Stevens, second by Councillor Osanic, all in favor. And that passes. All right, do we have a mover in Secondary confirmed the minutes of planning committee meeting number 2026 - 09 held on Thursday, May 7th, 2026? Moved by Councillo Sanik, seconded by. Councillor Glenn, in the edits. Are seeing his nine, okay, all in favor. That passes. All right, are they or need the closures of pecuniary interest. There are no delegations. There are no briefings. So moving on to business for this evening, we have the recommendation report for 3119 and 3123 Princess Street, and I invite staff to present. And I have my mic on. Thank you, and through the chair, good evening members of Planning Committee and members of public. My name is Lindsay Reed, and I'm a senior planner urban designer with the city of Kingston. Tonight I will be presenting supportive recommendation of the Zoning by Law Amendment for the proposed neighbourhood commercial development at 3119 and 3123 Princess Street, submitted by Photen Planning and Design. Community meeting for this application was held in June of 2025, and public notice for this application has been given as per the requirements of the planning act. 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. The subject site highlighted in blue is located on the southwest corner of Princess Street where it meets Lisa and Rosanna Avenue. The surrounding area is primarily made up of residential uses with several commercial uses and interspersed along Princess Street. These include The Hotel, sorry, the motel Kitty Corner to the subject site, as well as a salon and appliance sales and repair store, an automotive repair store, a pharmacy and a dental clinic, all between Holden and Collins Bay Catwoods. The site is within walking distance to Woodbine Park and the Westwoods Open Spaces, as well as schools along Woodbine Road. Also shown on this map is the planned residential build - out for this area, which includes the wood - hape and subdivision, which is nearing completion. The apartments at 2980 and 2988 Princess Street, which are under construction, and approved residential developments at the base of Woodhaven and further along Princess Street. The site has an approximate area of. 6 hectares. With 60 metres of frontage along Princess Street and 84 metres of frontage along Lisa Street. The site is separated from Lisa Street by a 0. 3 metre reserve. The site is designated residential land use in the official plan. 3119 Princess Street is zoned urban residential two, and 3123 Princess Street is a red exception, meaning that it is subject to both the urban residential two zone in the Kingston Zoning bylaw, as well as the site - specific provisions of residential type 1 zone, uh, in quotes are 1 - 11 in zoning by Law 7 - 6 - 2 - 6. The site is currently occupied by two single detached houses. There is a board fence along the South Lotline and the chain - length fence along the South half of the Westlot line. At this location, Princess Street is an arterial road with three lanes of traffic, as well as dedicated cycling lanes on both shoulders and a sidewalk on the south side of the street. Transit Road 19 and 19a runs here with the nearest stop kitty corner to the site in front of the motel. Lisa Street is a local road with two lanes of traffic in a sidewalk on the east side of the road. The applicant is proposing a two - story neighbourhood commercial building, as shown on the site plan. The L - shaped building is oriented to the street and contains 18 small - scale - scale units ranging in size from 49 to 32 square metres. The eight ground floor units have storefronts with separate entrances to the street. And the 10 second floor units are accessed through a shared lobby. The parking area is located behind the building and access via right in, write - out, driveway on Princess Street, and a full moves access on Lisa Street. Within the parking area, there are 68 parking spaces, of which six are accessible. 14 bike spaces with thinnel bike facility and an outdoor seating area for tenants and clients. South of the building is the loading area and the waste recycling area that is fenced and gated. And along the south and westlot lines are planting strips and a privacy funds. There are walkways that facilitate pedestrian access from the street and throughout the site. And as part of this development, a new sidewalk will be constructed on the west side of Lisa Street between Princess Street and Catherine Crescent. The proposal before you today has been revised to reflect comments received from the public and through the technical review. Key changes include the removal of the daycare and the associated outdoor area on the rooftop. The planting strips have been expanded and will be composed of a mix of more coniferous trees. The size of the parking lot has been reduced to allow for the expanded planting strips, a shifted snow storage area that is distanced from the southlot line and accessible walkways. The sidewalk on the west side of Lisa Street, which previously ran adjacent to the site now extends all the way to Catherine. Rezoning of this site to neighbourhood commercial zone would permit the proposed neighbourhood commercialuses and the exception overlay would establish site - specific performance standards. With respect to the daycare, um, as noted, it has been replaced with five small - scale commercial units on the second floor. A daycare does remain a permitted use in the neighbourhood commercial zone and should a daycare be contemplated on the site in the future. The operator wouldn't require a license under the child care in early years act. And depending on the scope and size of the facility, it may require an amendment to the site plan agreement. In the official plan, neighbourhood commercials uses are allowed in residential areas on a site - specific basis on low rise and mid - rise residential sites. These neighbourhood commercial uses are intended to allow for small plazas or freestanding is establishment that serves the local area. Commercial uses are limited to small - scale, convenience, goods and services, like retail stores, cafes, doctor's office, banks, hair salons, and similar. They are generally located at the corner of the collector Street and are required to have a well - functioning site that is compatible with the adjacent residential uses. They must also be supported by a market justification and impact assessment. In this case, the site is located at the intersection of an arterial road on a local road and within walking distance to residential uses. The development is small - scale and satisfies the development criteria in the OP for a neighbourhood commercial use. This is seen in that The two - story building is oriented to the street with the main entrance and sorpherind entrances facing it. And this design enhances and animates the public realm. Further, the building is separated from the abutting residential uses, the building is 22 metres from the southlot line and 20 metres from the west lot line. The parking is internal to the site. And buffering has been provided in the form of a 1. 8 metre tall solid wood privacy fence, as well as planting strips at 3, 5, and 8 metres in width along the south and westlot lines. This is an addition to other new trees and soft landscaping that are provided across this site. And I would like to note that 37 new trees will be planted as part of this development. The development also satisfies the compatibility criteria in the facial plan, particularly as it relates to scale overlook noise traffic and stormwater. The scope market justification and impact study submitted in support of this application determined that this site was well located for a commercial retail centre and that this trade area can accommodate new commercial space. This area actually is anticipated to grow by 1, 700 people by 2034. And it has currently has a vacancy rate of 1. 5 percent which is lower than a balanced market, which would generally have a vacancy rate of 5 to 7. 5 percent. The site is accessed via a write - in write - out on Princess Street and a full moves access on Lisa Street. This arrangement aligns with the city's access management guidelines as it provides for the safe and efficient operation of this arterial road and signalized intersection. The right in right - out means that there are no left turns onto Princess Street. And there are no concerns from transportation staff about the full moves access on Lisa Street. The signalized infrastructure is the entry point into this neighbourhood to the south and as such traffic will and should use this roadway to access the neighbourhood and Princess Street. The trips being generated from this site at 42 in the morning and 99 in the evening at peak hours are not a concern from a traffic operations point of view. Transportation staff have also indicated that if there are interests in traffic calming within this neighbourhood, through your district councillor, um, to pursue this. With respect to pedestrian movements, the application includes a new sidewalk along the west side of Lisa Street that will connect, sorry, with the new pedestrian crossing at Catherine's Crescent. This fills a gap in the local sidewalk network and supports more and more walkable neighbourhood. The stormwater management reports submitted in support of this development and reviewed by city engineering determined that flows will be safely conveyed with adverse effects on the neighbouring properties. Stormwater projections contemplated flows exceeding the 100 - year storm event and this strategy ensures that post - development flows do not exceed pre - development ones. The stormwater will be managed through a rooftop storage system with an inlet control device that basically directs water collected on the roof down into an underground storage chamber system in the parking area. The parking lot itself is graded to direct the water through drained to the same storage chamber. This allows for the controlled release of water into the municipal system. At the perimeter of the site over landstorm water runoff will be directed north to the roadside ditch at Princess Street, east to Lisa Street to the Lisa Street Stormwater System. And you can see in this plan there's actually a swale that runs along the south edge of the property, directing stormwater to Lisa. And there will be a strip along the west edge of the lot that drains into the Westerly swale there. Staff recommend the approval of the proposed neighbourhood commercial development that will provide this area with access to a range of neighbourhood commercial uses within walking distance of local residents. Enhance the public realm with a new two - story commercial building with parking internalized to the site. Improve pedestrian connectivity through the construction of a new sidewalk and create opportunities for new small - scale businesses. Staff have reviewed all the planning and technical studies submitted in support of this application and are satisfied that the proposed zoning bylaw amendment will meet all the policy tests and reprodends technically sound development in the public interest. The next steps for this application are. The recommendation from this planning committee proceeding to Council on June 2nd. And the applicant has also submitted a site plan control application that has been being reviewed in tandem to this. Subsequent to that, the applicant would need to apply for demolition and new construction permits. Okay, thank you. So are there any questions from committee members. Councillocenic. Thank you Mr. Chair. Um, yeah, so I do have a few questions and then I'll have comments as well. Um, later on. Uh, yeah, thanks very much for the presentation and for the details and for the amendments and mitigation measures that have been made since last year's public meeting, uh, fourth offence that's going up. If it goes into a state of, um, disrepair like over the years is that up to the landowner to repair the fence. Through the chair. Um, so we will include the fence as part of the site plan agreement. So that will obligate the owner to maintain the fence. Um, throughout in perpetuity, regardless of whether or not the landowner changes. Thank you. And through you, Mr. Chair, does the same go for the shrubs in the trees. Are they registered on the, say, will they be registered on the title of the site plan. Through the chair, that is correct. As part of the site plan agreement, there will be a landscaping plan that itemizes all the trees that are shown as well as the soft landscaping. All right. Yeah. Thanks very much for increasing the number of trees. Um, that we saw compared to last year in making a lot of them evergreen trees. And for reducing the parking spaces to allow for more, um, green space on the property for the swale that's on the, uh, west side of the property. If Mr. and Mrs. Fisher like realise or see, you know, as evidence that, um, there is going to be more water flowing through it and through their backyard. Um, what happens then. Like I know that we're said that this got an engineering diagram and that, um, all the water should be taken care of. And the only water going over to the west side, which is mystery and Mrs. Fisher's property would be coming off the grass on the west side. I think that's what I read in the report. What happens though if that turns out to not be true. The chair, um, so a couple of things I'd like to note is right now, um, the area that is along the west line is a grassed area. And what's being proposed here is planted area which would be, would require more water. So it is anticipated that some of the flows that are anticipated here would actually be absorbed by the new planting strip. Um, the second piece is, is in reviewing this with the city engineer, uh, we were specifically looking at this West swale to understand the current area that dreams in there versus what is proposed. And that area is being reduced by about 50 percent. So we're really not anticipating any increase of flows to the West. We're actually anticipating a decrease. However, should in the future there be concerns about it. I would encourage, um, the property owner to contact staff and we can facilitate conversations with the owner, especially if it's between the period of, uh, the site plan securities being returned to the owner because that gives us, um, the most, we'll be, we'll still be in dialogue with the owner at that point in time about making sure they're satisfying the requirements of the site plan agreement. Super, thanks very much for that, that answer. Um, that hopes a lot. Uh, through you, Mr. Chair. So I think, um, all the residents are glad to see that the daycare is gone because that was a big concern last year and accessing the second, uh, the second story. So, um, as far as the staircase goes, I think I read in the report that there's an exterior staircase. It's going to, or was that it's not like the stir is the staircase of the second floor only inside that shared lobby where the elevator is. So under the building code, they do have internal stairs to access the second floor. Those are all internal to the building. There's no external stairs. My apologies on any confusion there. Oh, and no problem. My computer crashed, it's been crashing since Tuesday. So I was only able to read the report and bits and pieces. Um, let's see. Then, um, for snow storage, right? Um, can you just go over that part again. Um, through the chair. So I understand there were concerns about the location of the snow storage that were brought out at brought up at the community meeting. Um, I think at that point in time, the snow storage was located closer to the South lot line. And the adjacent neighbours were worried about snow accumulation and how it would impact their property. So what the applicant has done is they've actually shifted the snow storage. So it separated. So there's now a swale running fully between there. There's trees along there. Um, and I think it's been enlarged a little bit, though I will defer to my private colleague if they have anything else to answer on that point. Oh, all right. Um, so just on that note, okay. So it's going to be separate. It's not going to be one gigantic big pile. It's sort of going to be pushed into different areas. Is that it? No, it's still centralized, but there's two things about it. It is separated from the lot line by, I forget how many metres, but by, I think it's two or three metres. Um, and as well, it's more contained because it has a line of trees to the bottom and to the side of it. Thank you. Just for, um, just to be in the minutes, um, just a little concern if the snow plough operator, whatever contractor is going to be hired is going to push all that snow too close to the trees. The trees will probably get damaged from the salt to accumulation. And since the trees are going to be on title, um, that will cause extra expense in having to replace trees. Okay. Thanks. Just look at Walmart as an example. Those trees in the parking lot are now all dead. So, okay. Um, then moving on from there. Where did I want to go? So I see the one letter, um, are added from dominoes pizza. So it looks like one use can be, well, I see a use as restaurant, right? And maybe then we'll have the dominoes pizza in there. I saw the comment about cannabis. We can't do anything. Um, if that were to be as set up, um, maybe a dental office, um, to me, it just seems 18 units is a lot of commercial for that smaller type area, especially up on the second floor. I just wondered, um, 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 hosing crisis and usually it's always the opposite, right? We're trying to get more housing in just more hosing, more hosing, more housing. And this time we're giving up tosing, you know, for commercial where I know the new official plan will take us to 2051, but all the studies we've seen so far has shown that like we have either too much commercial or just enough. Through the chair. Thank you for the question. Um, so at this point in time, there's not specifically any residential component proposed. But as part of the neighbourhood commercial zone that we are seeking, there will be permission for dwelling units. Should there be a change in desire moving forward? So, um, we wouldn't need to necessarily come back for any sort of zoning amendment to facilitate that. It would, um, likely trigger a cylink control application. Though there would still be, um, that planning process to go through with staff, um, should that occur. And I also acknowledge some of the letters that we did receive dominoes. There was a nail salon operator who had submitted a letter. Um, I also know that the applicant for the project has been in touch with a few potential tenants, um, you know, gauging interests, seeing, you know, what potential opportunities there are for tenants for the property, um, and I can also note that they've, they've also been in contact with some, um, healthcare, um, kind of wellness clinic, uh, potential uses. So there is potential for a dentist doctor's office, um, you know, a diagnostics laboratory type of service, uh, pharmacy. So, um, more kind of personal service, wellness uses, um, that we see as really being a compliment to those more kind of retail or more commercial types of uses. So, um, it's, it's not likely that the entire building would be made up of those kind of more commercial focus types of uses, but also more of those complementary uses that can really support more people within, uh, within the neighbourhood. Thank you, Mr. Chair, just my last question on that note. So is that why the owner wrote us, well, two owners wrote us the letter saying, it'll be 10 to 14 businesses, but there's 18 units because some of the units might be combined into one big one. Through the chair. It's certainly possible. Um, we are, um, as Miss Reed mentioned going through Cyplan concurrently, um, but there is always that opportunity where the potential tenant that comes forward and is looking to lease or occupy, you know, one, two multiple, multiple units that are currently shown. Maybe they want to combine some of those, um, internal spaces and have kind of one, one larger area versus multiple individual offices. 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. So there is certainly opportunity for, you know, those interior walls to be shifted to, you know, support and accommodate, um, the tenants and the types of uses that, um, the applicants would like to support on the property. All right. Uh, Councilloff. Thank you. Mr. Chair. My esteemed colleague asked a lot of good questions. So not too many left on this page. Um, can you hear me well now. Yes. Um, thank you. Sorry. Yeah. So definitely the need to the community. I was concerned about, but Lisa had asked that as far as the uses. I was very curious about that. Um, I do want to compliment the flexibility. Of the possibilities in the sounding. Um, I think that's important. But I really hope that there's a focus on the needs of a community. So there's lap scribing that way. Um. I was curious about the stormwater management. And enough, I missed that. I think I might have, I think you did manage a little bit. So they actually anticipate decrease and laws. I just wanted, you know, when they get the big range there and they have controlled release, they're going to also have to have controlled, um, letting protection too. Um, is, is there, um, I guess that's part of the job. The site plan is, is designed to manage, uh, short term flooding than to release water as well. And you're not going to flood the place out when it's a storm, correct? Sue the chair, that is correct. Okay. Thank you. Um. Some of that, uh, I would just curious. Was the public concern for daycare related to a second floor. Or was it, I mean, I was surprised like we need daycares, uh, and we're certainly out there. So I'm surprised at what was the rationale. So it's allowed. It's just that. What was the community concern there? I need to learn from that. Thanks. And through your chair, uh, I believe the community concern was too prong that A was on the second floor, but B, it had to do with the traffic to and from the site during the morning and evening, uh, there is school pickup on the neighbourhood. So with parents dropping their kids off at daycare parking in the plaza, taking their kids up to the second floor, then going back out, the concern about, about traffic in the area. And I think there was also concern about, uh, types of retail and proximity to daycares as well. So those were the two key pieces that I remember from the, uh, initial public meeting about the daycare. Okay. Well, that helps. I'm just interested in the thinking there. Is there the possibility of lights? That's Lisa Street, right? That intersects with highway two. Through the chair, that is correct. But no lights are considered then because of the right herring ten, right burnt turn lane. And then the right turn lane out of it. Um, through the chair, that is a signalized intersection already. Yeah. Oh, it is. Oh yeah. Okay. All right. They did improvements there like three years ago. Okay. Thank you for that. And, um, thanks to Lisa for, uh, answering all the important questions, but just no surprise or asking all the important questions, which is no surprise. Well done. Thank you. Okay. Anyone else have any questions. Councillor Steven. Thank you Mr. Chair through you. Um, just one quick question. And I apologise if I missed it, but did you talk about bike parking at all. Through the chair, there is a centralized bike facility. So in the kind of island in the middle of the parking area, there's 14 parking spaces. So seven short term and seven long term. Terrific. Thank you. Anyone else who hasn't spoken. Okay. So now we will go to members of the public present wishing to speak to this file. Yeah. Go ahead. Just state your name and you have five minutes. Okay. Uh, Frank Dixon. Um, I've written my points with a quirk to assist record keeping. I'll turn that in. For a good presentation, uh, a lot of detail with the proposal was well explained. So I support the proposal and the, uh, associated, uh. Zoning amendment, which is the merging of the two lots together. Looks to be appropriate for a quickly developing neighbourhood. And it should be in demand there. So, uh, my concerns, uh, on the lighting at the Access egress on the Princess Street intersection. With possible heavy traffic at night, this points needs good lighting. And that wasn't what we talked about. So, um, and just on the access egress angle again, even though there is a signalized intersection at Lisa and Princess, as explained, I think the right in, write out setup at the Princess Street Point is a potential violation and safety hazard just waiting to happen. So I advocate a close study of any similar setups in Kingston. To learn lessons in advance. Thank you. Okay. Thank you very much. Uh, is there anyone, I guess, nobody else in your room? Is anyone online who wish to speak? Please raise your virtual hand in Zoom. Okay. So I'll recognise Steven McAllister. So state your name and you have five minutes. My. Name is Steven McAlster. Can you hear me? Yes. We can hear you. Okay. Perfect. Good evening. Chair and members of the committee. I'm here to oppose the application. Um. The proposal does not conform to the official plan. It's more than double the intended scale. And functions more as a commercial mall. Rather than a small neighbourhood community development. My first question would be, how are 18 commercial units in a 2000 square metre two story building considered neighbourhood commercial. Can I get an answer on that or do I just keep going. Well, you just, um, so everyone asked their questions. And then once everybody's ask questions, then we get answers. Okay. Perfect. All right. Um. This is a large commercial development that should be located on land that is properly zoned and properly designed for such. A building. The proposal fails to demonstrate. Compatibility, uh, placing. Intensive. Commercial activity parking and servicing next to a residential backyards. It also introduces traffic into a local residential street. Raising safety concerns, which we've talked about in the past in neighbourhood concerns. My question would be, why was this design not created to be compliant within the cities'official plan and taking that into account. Um, my next statement is the application relies on mitigation member, uh, mitigation measures instead of. Being inappropriate scale. And depends on site specific, uh, exceptions to set, uh, that set a troubling precedent. Again, my, my question is why was application not properly designed. To rely on its actual design instead of mitigation measures. Like relying on mitigation is not the correct way to go, uh, these, these should be designed to basically not have, have issues. Currently, uh, a 1. 8 metre high fence in the backyard on the south properties. Will be basically eight, 800 millimeters high when you look at the elevation of the actual parking lot compared to the hoses below. So there's no amount of mitigation that is going to take, take into account that sight line once this gets put into place. To conclude, uh, I believe that a smaller, like I don't oppose a commercial property, but I believe a smaller compliant development would be clearly possible. Thank you for your time. Okay. Thank you very much. Is there anyone else online who wishes to speak? Please raise your hand in Zoom. I'll just give a moment. Okay. Seeing as none. So we'll go to staff to answer the questions. Thank you. And through the chair. So as noted in the presentation, the official plan does permit neighbourhood commercial uses on a site - specific basis on low rise and mid - rise sites. So it does consider buildings that could be two stories. Um, but what they're looking at is as well as the scale of it, which in this case is two stories. And, um, just under 2000 square metres. But they're also looking at the uses within the property itself. So in this, in the neighbourhood commercial use, the uses are very much limited to those that would support the services and needs of residents within, um, walking distance of this. That's really what it's catered to. So in the official plan, it does talk about them as being small plazas, which I think this is, this is an example of. In the official plan, the other way that we're looking at this is the locational criteria. So for instance, being at a corner of a collector Street, meaning that it's one that has more traffic. So a long princess readers and arterial street. This would definitely apply. Um, and then it has different tests related to making sure that it's a well functioning site. So looking at the design of it being compatible with the neighbourhood, making sure that it's fully accessible. Um, limiting the sizes of the individual uses. So we had noted before that the applicant is proposing a number of units that are between kind of 49 and 130 square metres in size. So those are smaller scale. Um, citing the building to the street and parking behind, um, as well as consideration of landscaping lighting and all of the access locations. So this application has undergone a comprehensive review by a municipal staff looking at all of these issues. Um, and found to be compliant with conforming to the official plan. Um, with respect to this, uh, the idea that this application relies on mitigation, um, this, one of the criteria for this sort of development in the official plan does call for appropriate buffering between the proposed neighbourhood commercial youth and the abutting residential uses. In this case, there is the privacy fence that is a solid wood fence that is 1. 8 metres tall. But in addition to that, this site does have customized planting strips. So they do range in size from three metres to five and eight. And the trees along this area, just so people know, the trees well exceed the 1. 8 metre height. And given that they're more coniferous trees, they are expected to provide a lot more screening. So for instance, there's a mix of Norway spruce, white spruce, burr oak, Austrian pines. And all of these trees that mature height will grow to 25 to 30 metres in height. So, and then in addition in some locations, there's actually layers of trees at the Southwest corner. So the kind of doubly screening there. Um, it is staff's opinion that this does conform with the official plan. Um, and I would turn it over to my colleagues if they have anything further to add on this point. Okay. Thank you. I think that covered it. All right. So now I'll go and move her in a secondary for the recommendation. Move by Councillor Stephen, seconded by. Councillor Strath. Is there any discussion. Councilloc Senec. Thank you, Mr. Chair. And I thank staff for the adjustments that they made since last, um, the last meeting in June 2025. 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. We won't know what smell as it is until we see what type of tenants will go into that plaza into that mall. And also I know that we have a bigger commercial area that looks to be coming along because they removed all the underbrush and all the trees have tags that are left that are 15 centimeters diameter longer. That's basically, um, Colin, that is right at Collins Bay Road and Princess Street. So for the one letter written by someone on Fox Run Place, um, they'll have even a closer commercial area to walk to right at that corner. But it's next to woodbine park. It's always been zoned commercial. Last time I checked with staff. And it looks like the landowner is getting ready for something in there with the way that the trees have ribbons on them. And it all got cut down last year. So, um, I think this bigger commercial area will be coming and that would be more appropriate for, you know, 18 units. I'm worried about the size of the 18 units. I think it would be better if it was just, you know, like the non units, the second floor. I don't know. Maybe this will all work out fine. I'm still don't like the fact that a cannabis, um, can go so close into the neighbourhood, uh, it was just, it's just right there. Um, at least with Collins Bay Road and Princess Street, nothing else is around that corner. It's a major corner. It just has woodbine parked next to it. And, uh, anyway, we'll see what happens. Um, but that's how I'll be voting. Thank you. Okay. Thank you Councillor Stroff. Yeah. Thank you. Mr. Chair. Now again, I really appreciate my colleagues comment. She, her concerns, I think are all of our concerns actually. I do like this development, but I'm not sure it was answered well enough in the foot was then you can let me remember the public. Forgive me. I forgot his name. He talked about the size. I think we all noted the size. And, and they're curious about that. But we, we, we have been told that it does meet the zoning to have 18 potential location stores or amenities and some combined. So I see some of that. When it is not size, I should kind of just be assured that the bylaws that, you know, well, garbage, for example. How is a neighbourhood protected that way? Can I ask that now, Mr. Chair still, I just didn't think the question was answered. As well as it could be in the sense of comfort to the residents is that there is, um, you know, that kind of oversight as well, uh, that this operating at this size is going to be managed adequately. May I answer the question. Of course you can. Thank you. Um, so with respect to waste and recycling on this site, um, there's two things that I think function well about this. One is that they're using the mollok bins, which are partially subterranean. So these tend to create less noise. Um, they contain the garbage better. There tends to be less smell. Um, and, uh, they create less kind of movement of garbage because they're not in dumpsters. They're stationary. So, uh, and these are the same ones. I don't know if you've been downtown behind the British wig that the city has been installing on their sites across the city. So they're a very good, um, waste receptacle. In addition to that, uh, around the waste area, it is fenced and it's fenced with, uh, used fences, a loose term. Uh, there's actually a brick wall that will extend as high as the waste bins. And it's gated. So this, I don't know what else we could do to set this commercial development up for better waste storage and management. In addition, it's adjacent to the loading area. So any trafficking of it, like in terms of the loading or unloading of garbage trucks will all be managed within a very small area. Have I answered all of your questions. Thank you for that. I just needed to hear that we've applied ourselves as well as we can. Thank you very much. Okay. Anyone else have any comments. Or additional questions. I can't see anyone else. No. Okay. So then we'll go to a vote. So all those in favor. And opposed. And that carries. Five to one. Okay. So, um, there are no motions. Uh, there are no notices of motion. Um, is there any other business. Thing as non correspondence was included in the agenda and the addendum. The date of the next meeting of planning committee is scheduled for Thursday, June 4th, 2026 at 6 p. m. and I need to move her in secondary to adjourn. Move by Councillo Sanic, seconded by Councillor Ustrov. Aldo's in favor. Okay. Good night, everyone.