Mr. Clendening conducted a PowerPoint presentation regarding the Zoning By-Law Amendment and Draft Plan of Subdivision for 999 Purdy's Mill Road. A copy of this presentation is available upon request through the City Clerk's Department.
The Chair provided an opportunity for Committee members to ask questions.
Councillor Osanic inquired what direct communication had occurred with the Cataraqui Cemetery Board since the Public Meeting for this application in 2020. Mr. Clendening noted that there were 25 days of advanced notice given to the public for this meeting but added that he is unaware of any direct communication with the Cataraqui Cemetery Board on this file. Councillor Osanic stated that the public meeting in 2020 included many concerns brought forward by the Cataraqui Cemetery Board. Mr. Bar explained that a meeting onsite took place after the 2020 meeting with some representation from the Cataraqui Cemetery Board present. He added that direct stakeholder outreach was not conducted by staff.
Councillor Osanic inquired if a fence would be provided along the far western edge of the property. She further inquired if there were changes in the setback of the homes closest to the creek from the setbacks in the south built in phase one. Mr. Bar stated fencing would be examined through the site plan control application but noted that the security provided by a fence would have to be weighed against the potential loss of additional trees to construct the fence. Mr. Clendening confirmed that all residential lots are outside of the flood hazard zone with all building envelopes maintaining a 15-meter setback.
Councillor Osanic asked for confirmation that there would be a pathway and inquired if the pathway would be natural or paved. She further inquired if the backyards of the homes would be fenced so that encroachment into the creek system does not occur over time. Mr. Clendening stated that there would be a three-metre wide pathway flanking the rear lots lines of the subdivision. He noted that it is not the intention of the applicant to disturb the vegetation in the area. Mr. Bar stated that communication with the Cataraqui Conservation Authority is ongoing and staff have recommendations from the Environmental Impact Statement to consider during the final plan of subdivision. He added that these will be taken into account when considering a suitable edge condition for the lots.
Councillor Osanic asked for confirmation that 475 trees would be saved on the west end of the property. Mr. Clendening confirmed that this was correct.
Councillor Oosterhof inquired about the timelines for the development and whether the homes would be completed first. He asked if the single detached homes would be for purchase or rent and how large they would be. Mr. Bar explained that construction of the apartment buildings would likely begin first and the subdivision would be progressively built out. He added that the market would determine the size of the homes.
Councillor Chaves noted that a paved pathway may make the pathway more accessible for all residents of the area. He added that he foresees increased traffic on Purdy's Mill Road due to the congestion at nearby intersections. He inquired if the applicant would consider extending Old Mill Road to Arnold Street. Mr. Hoegi confirmed that the expectation is that there will be increased use of Purdy's Mill Road and that this will be taken into account in the study being completed as part of the Multi-Criteria Analysis study for the extension of Cataraqui Woods Drive. He added that staff are awaiting recommendations from the report regarding a re-classification of Old Mill Road and that the expectation for the expansion of Cataraqui Woods Drive is currently not to extend to Arnold Street.
Councillor Chaves inquired into features of the building that would be net-zero beyond the requirements of the Ontario Building Code. He further inquired if a community garden would be approved if requested by residents. Mr. Clendening noted that this information would be determined at the site plan control phase of the application.
Councillor Glenn inquired if any additional considerations had been given to heritage features of the apartment buildings to minimize the impact on the cemetery. She further inquired if any heritage conditions would apply to this development to ensure minimal impact. She urged the applicant to consider consulting with Heritage Staff. She added that housing with more than one or two bedrooms is needed and is more successful in reselling at this time. Mr. Konrad noted that the Designation By-Law does not identify views as heritage attributes and added that no mitigation measures are required under the Ontario Heritage Act. He added that the orientation of the buildings has been altered to minimize impact but no other measures have been implemented to his knowledge.
The Chair provided an opportunity for members of the public to speak.
Robert MacInnes, 278 Sydenham Street, expressed concern regarding the construction of the homes in the floodplain and the ability for homeowners to secure insurance. He encouraged the developer to reconsider the number of homes near the stream and increase the density on the mid-rise buildings in case of flooding. He inquired if the developer would use mass-timber to construct the high-rise buildings and if the buildings would be heated and cooled with cold-air heat pumps.
Mark Misener, 201 Mill Pond Place, expressed concern for cut-through traffic in this area. He asked for the timeline of the development and expressed further concern for the construction access and inquired if alternate routes may be considered for access as opposed to Old Mill Road.
Kerry Hill, expressed concern for the affordability of housing in Kingston. She noted the 700 housing units would result in the removal of hundreds of mature trees and the impact of the towers to the cemetery sightline. She expressed additional concern for the exclusion of community gardens in the proposal.
In response to public comments, Mr. Clendening stated that more details would come at a later phase regarding the building design and sustainability. He explained that a firm timeline of development could not be given at this time. He added that it is likely construction vehicles would use Old Mill Road. He noted that affordability is a concern and adding to the market will have a positive impact on the affordability of homes over time.
Mr. Hoegi added that construction access would be determined through the detailed design stages but noted that the expectation is that a second access to the subdivision will be built. He confirmed that a traffic calming study is required to be conducted.
Mr. Park noted that the Watson and Associates growth figures are based on 2021 Census numbers and added that the next federal census occurs in 2026. He stated that staff are still confident that the growth projection figures are representative.
Mr. Bar stated that the zoning being proposed reflects new environmental standards and pulls the development further from the cemetery than previously proposed and permitted.
Mark Touw, agent for the applicant, noted that the applicant did receive comments from the first public meeting and listed a number of changes made to the development in response to those comments. He stated that the closest point of the homes in the existing subdivision to the creek are about 24 metres to the creek. He explained that the minimum setback in the new subdivision would be 30 metres and that the applicant has identified room for community gardens. He added that the current plan is to build one- and two-bedroom units at around 1100-1200 square feet in size.
Councillor Osanic asked if the walkway path would be within the 30-metre ribbon of life and within the Environmental Protection Area (EPA). She reiterated the questions from the public regarding the towers being built in mass timber and if the buildings would be heated and cooled with cold air heat pumps. Mr. Clendening stated that there is significant space between the walkway and the watercourse. Mr. Bar noted that the developer does not construct with mass timber. Mr. Clendening added that the applicant has agreed to use cold air heat pumps for this development.
Councillor Osanic stated that there would be 475 trees remaining and encouraged irrigation for the survival of the remaining trees. She inquired whether the City could commit to holding a meeting with the Cataraqui Cemetery Board during the site plan approval stage of the development. She further inquired if the City could be held liable should there be flooding in the basement of the homes in this subdivision. Mr. Bar confirmed that the Cataraqui Cemetery Board would be included at the site plan approve stage and explained that the City cannot be held liable for good faith land use planning decisions.
Councillor Osanic inquired whether any of the parkland dedication would be EPA and whether the area is being classified as car-dependent. Mr. Clendening confirmed that the parkland area is outside of the EPA and added that staff are working with the applicant to make this subdivision transit-friendly for future transit opportunities. Mr. Park added that the extensions of Cataraqui Woods Drive and Purdy's Mill Road will allow transit to reconsider bus routes through the area.