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That, on the recommendation of the Managing
Director, Planning and City Planner, the following actions be taken with
respect to the application of Old Oak Properties, relating to the property
located at 515 Richmond Street:
a)
the
proposed by-law appended to the staff report dated May 8, 2017, BE INTRODUCED
at the Municipal Council meeting to be held on May 16, 2017 to amend Zoning
By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning
of the subject property FROM a Holding Downtown Area (h-3·DA2·D250) Zone TO a Downtown Area Bonus (DA2·B-(*)) Zone; it being noted that the
Bonus “B-(*) Zone shall be implemented through a development agreement that
would provide for increased height up to 101 metres and an increased density
up to 342 units per hectare in return for the following services, facilities
and matters which are described in greater detail in the proposed by-law:
i)
a
building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is consistent with the Site
Plan and illustrations shown in Schedule “1” of the amending by-law appended
to the staff report dated May 8, 2017;
ii)
High
Design Standards
the site-specific
building design to be constructed in this prominent Downtown location,
promoted by:
Base Features:
i) a
base height equal to two stories, including floor to ceiling vision glass on
the east façade and wrapping around partially to the south and north facades;
ii) 60%
vision glass on the south, east and north facades, including a secondary
entrance on the south façade facing the storefronts of the adjacent
commercial building;
iii) seven
architectural stainless steel columns to the east and south of the building
supporting the residential floors above;
iv) a
large canopy supported by steel columns, extending towards the street on a
slight angle with lighting integrated on the underside;
v) an
enclosed corridor attaching the main building to the parking structure,
including alternating resident storage areas and vision glass into the
corridor;
Tower
Features:
vi) a
point tower form with a tower floor-plate maximum of 700 square metres;
vii) 60%
(linear) vision glass on residential floors;
viii) fully
wrap-around balconies on floors 3 through 28, alternating every 4th or
5th floor between the following:
A) wood
finish metal panel on the underside and visible portions of the balcony,
paired with tainted glass and a coordinated colour for metal portions of the
railing; balconies rotated on a slight angle ( 3 degrees) from the angle of the
building; and,
B) light
grey finish metal panel on the underside and visible portions of the balcony,
paired with clear glass and a coordinated colour for metal portions of the
railing; balconies rotated on the opposite angle of above;
ix) light
grey finish metal panel balconies wrapping two separate portions of the
building on floors 29 through 32, with wood finish metal panel balconies wrapping
the north east corner with a higher portion of vision glass and a taller roof
height and cap;
x) a
mechanical penthouse fully enclosed and clad in materials complimentary to
the building.
Pedestrian
Plaza and Forecourt:
xi) a
pedestrian-only plaza located in the setback from Richmond Street, delineated
from the public sidewalk by fixed, architectural planters with integrated
seating; and,
xiv) a
decorative pavement pattern extending across the east entry plaza and into
the linear plaza on the south side of the building;
it
being pointed out that at the public participation meeting associated with
this matter, the individuals indicated on the attached public
participation meeting record made oral submissions regarding these matters;
it being noted that the Planning and
Environment Committee reviewed and received a communication dated May 3, 2017
from F. Tranquilli, Lerners, with respect to this matter;
it being further noted that the Municipal
Council approves this application for the following reasons:
·
the
recommended Zoning By-law amendment is consistent with, and will serve to
implement, the “Managing and Directing Land Use to Achieve Efficient and
Resilient Development and Land Use Patterns” policies of Section 1.0 of
the Provincial Policy Statement, 2014;
·
the
recommended Zoning By-law amendment is consistent with, and will serve to
implement, the “Wise Use and Management of Resources” policies of
Section 2.0 of the Provincial Policy Statement;
·
the
recommended Bonus “B-(*)” Zone is consistent with, and will serve to
implement, the Downtown Area, Urban Design and Bonus Zone policies of the
City of London Official Plan and the Strategic Directions of the “Our Move
Forward: London’s Downtown Plan” and design principles of the “Downtown
Design Manual”;
·
the
recommended Zoning By-law amendment is consistent with, and will serve to
implement, the Cultural Heritage policies of the City of London Official Plan
and the “West Woodfield Heritage Conservation District”;
·
the
recommended Bonus “B-(*)” Zone, including the recommended front yard setback
from Richmond Street, ensures that the building form and design, including
the public plaza (that area to the south of the proposed apartment tower) and
public arcade (that area to the east of the proposed apartment tower) fit
within the surrounding area and provide for an enhanced design standard;
·
the
removal of the Holding “h-3” Zone is viewed as being appropriate given the
findings of the Pedestrian Level Wind Preliminary Impact Assessment submitted
in support of the requested Zoning By-law amendment; and,
·
the
recommended Zoning By-law amendment is also viewed as being consistent with,
and serves to implement, the use, intensity and form policies of the Downtown
Place Type of the London Plan. (2017-D09)
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