That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by 2425293 Ontario Inc., relating to the property located at 2009 Wharncliffe Road South:
a) the proposed by-law appended to the staff report dated July 25, 2022 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 2, 2022 to amend section 1565_5 of The London Plan, the Official Plan for the City of London, 2016, List of Secondary Plans - Southwest Area Secondary Plan, by ADDING a policy to section 20.5.9.4 “Bostwick Residential Neighbourhood – 2009 Wharncliffe Road South”, to permit a maximum mixed-use density of 176 units per hectare, through Bonusing;
b) the proposed by-law appended to the Planning and Environment Committee Added Agenda BE INTRODUCED at the Municipal Council meeting to be held on August 2, 2022 to amend Zoning By-law No. Z.-1, (in conformity with the London Plan, The Official Plan for the City of London, 2016, as amended in part a) above), to change the zoning of the subject property FROM an Urban Reserve (UR4) Zone TO a Residential R9 Special Provision Bonus (R9-1(_)*B-(_)) Zone;
it being noted that the Bonus Zone shall be implemented through one or more agreements to facilitate the development of a high-quality mixed use commercial/office and residential apartment building, with a maximum height of 22.5 metres (6 storeys), 372 square metres of first floor commercial/office uses, 45 dwelling units and a maximum mixed-use density of 176 units per hectare, which substantively implements the Site Plan, Renderings, Elevations and Views, attached as Schedule “1” to the amending by-law and provides for the following:
1. Exceptional Building and Site Design
i) a built form located along the Wharncliffe Road South that establishes a built edge with primary building entrance, street oriented residential units and active uses along those frontages;
ii) a built form that addresses the corner orientation at the intersection with Savoy Street;
iii) a step-back and terracing of 2m minimum, above the 4th storey for the building along Wharncliffe Road South frontage and at the intersection providing a human-scale along the street(s);
iv) a setback of 1-2m minimum, from the property line along Wharncliffe Road South and Savoy Street to avoid the requirement for encroachment agreements for building elements such as canopies, balconies, opening of doors, etc.;
v) a significant setback from the property to the North to provide a transition to the existing low-rise buildings;
vi) articulated facades including recesses, projections, balconies and terraces to provide depth and variation in the built form to enhance the pedestrian environment;
vii) a variety of materials, textures and articulation along building façade(s) to highlight different architectural elements and provide interest and human-scale rhythm along the street frontages; and,
viii) locates majority of the parking underground, behind the building and screened away from the street;
it being noted that additional site and building design criteria, not shown on the proposed renderings, will also be addressed as part of the site plan submission:
i) to include active ground-floor uses such as the principal building entrance, lobbies, common amenity areas, and street oriented commercial/residential units, oriented towards the public streets with direct access to the sidewalk along Wharncliffe Road South and Savoy Street in order to activate the street edge;
ii) for the ground floor commercial units, provide for a store-front design with primary entrances facing Wharncliffe Road South and Savoy Street. This should include a higher proportion of vision glass, signage, double doors, an increase in ground floor height, and the potential for canopies and lighting to frame the entrance include direct access from the commercial unit(s) fronting the street to the City sidewalk;
iii) provide functional primary entrances (double doors) for the commercial units along both Wharncliffe and Savoy Street with walkways connecting the entrances to the City Sidewalk;
iv) redesign the surface parking lot in an effort to reduce impermeable surfaces and leave space for a more functional and centrally-located common amenity area, by removing the central ‘snow storage’ area, consolidating the drive aisles and exploring opportunities for a drop-off/layby off of Savoy Street to allow more convenient access to a street-facing main entrance; and,
v) ensure common outdoor amenity space at ground level.
2. Provision of Affordable Housing
i) a total of three (3) one-bedroom units will be provided for affordable housing;
ii) rents not exceeding 80% of the Average Market Rent (AMR) for the London Census Metropolitan Area as determined by the CMHC at the time of building occupancy;
iii) the duration of affordability set at 50 years from the point of initial occupancy;
iv) the proponent enter into a Tenant Placement Agreement (TPA) with the City of London to align the affordable units with priority populations; and,
v) these conditions to be secured through an agreement registered on title with associated compliance requirements and remedies;
it being noted that the Planning and Environment Committee received the staff presentation with respect to these matters;
it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with this matter:
• D. Hannam, Zelinka Priamo Ltd.;
it being further noted that the Municipal Council approves this application for the following reasons:
• the recommended amendment is consistent with the Provincial Policy Statement, 2020, which encourages the regeneration of settlement areas and land use patterns within settlement areas that provide for a range of uses and opportunities for intensification and redevelopment. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future;
• the recommended amendment conforms to the in-force policies of The London Plan, including but not limited to the Key Directions, and Neighbourhoods Place Type;
• the recommended amendment conforms to the in-force policies of the Southwest Area Secondary Plan, including but not limited to the Medium Density Residential policies within the Bostwick Residential Neighbourhood;
• the recommended amendment facilitates the development of a site within the Built-Area Boundary with an appropriate form of infill development; and,
• the recommended amendment secures units for affordable housing through the bonus zone. (2022-D04)