That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by Auburn Developments Inc., relating to the property located at 2631 Hyde Park Road and 1521 Sunningdale Road West:
a) the proposed by-law appended to the staff report dated May 10, 2021 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on May 25, 2021 to amend the Official Plan to change the designation of the subject lands FROM an Open Space designation TO an Urban Reserve Community Growth and Environmental Review designation;
b) the proposed by-law appended to the staff report dated May 10, 2021 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on May 25, 2021 to amend The London Plan to change the Place Type of the subject lands FROM a Green Space place type TO a Future Community Growth place type and Environmental Review place type; it being noted that the amendments will come into full force and effect concurrently with Map 1 and Map 7 of The London Plan;
c) the request to amend the Official Plan to change the designation of the subject lands FROM an Open Space designation TO a Low Density Residential designation BE REFUSED for the following reasons:
i) the proposed amendment is not consistent with the Provincial Policy Statement 2020 as it does not ensure an appropriate process can be undertaken prior to development which will allow for the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs, ensuring that necessary infrastructure and public service facilities are or will be available;
ii) the proposed amendment does not conform to the in-force policies of the 1989 Official Plan, including but not limited to the Secondary Plan policies, Urban Reserve Community Growth policies and Environmental Review policies;
iii) the proposed amendment does not conform to the in-force policies of The London Plan, including but not limited to the Key Directions and Secondary Plan Policies;
iv) the requested amendment is premature. The site needs to be considered through a larger planning review process (a secondary plan) to determine its integration within a larger future neighbourhood, the applicable vision and character for the new neighbourhood, what an appropriate land use pattern is for the area, and other technical requirements;
v) the subject site is at a key location within the broader planning context and its designation and potential future development without consideration of the surrounding lands is not “big-picture” or long term thinking and if designated in isolation of these lands, it could result in future land use, servicing, and road network issues;
vi) the subject site has not been reviewed for urban land uses which would have taken into account servicing demands/road networks and schooling/public service facility requirements for the subject site within the larger context of the Fox Hollow Community Plan;
vii) the proposed amendment in isolation of the surrounding lands could result in an inefficient development and land use pattern and create issues with the future expansion of the settlement area as the current amendment may ultimately conflict with the vision and goals of the future Secondary Plan in the area; and,
viii) the lands were originally designated and zoned for the sole purpose of a cemetery use;
d) the request to amend the Official Plan to change the designation of the subject lands FROM a Green Space place type TO a Neighbourhood place type BE REFUSED for the following reasons:
i) the proposed amendment is not consistent with the Provincial Policy Statement 2020 as it does not ensure an appropriate process can be undertaken prior to development which will allow for the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs, ensuring that necessary infrastructure and public service facilities are or will be available;
ii) the proposed amendment does not conform to the in-force policies of the 1989 Official Plan, including but not limited to the Secondary Plan policies, Urban Reserve Community Growth policies and Environmental Review policies;
iii) the proposed amendment does not conform to the in-force policies of The London Plan, including but not limited to the Key Directions and Secondary Plan Policies;
iv) the requested amendment is premature. The site needs to be considered through a larger planning review process (a secondary plan) to determine its integration within a larger future neighbourhood, the applicable vision and character for the new neighbourhood, what an appropriate land use pattern is for the area, and other technical requirements;
v) the subject site is at a key location within the broader planning context and its designation and potential future development without consideration of the surrounding lands is not “big-picture” or long term thinking and if designated in isolation of these lands, it could result in future land use, servicing, and road network issues;
vi) the subject site has not been reviewed for urban land uses which would have taken into account servicing demands/road networks and schooling/public service facility requirements for the subject site within the larger context of the Fox Hollow Community Plan;
vii) the proposed amendment in isolation of the surrounding lands could result in an inefficient development and land use pattern and create issues with the future expansion of the settlement area as the current amendment may ultimately conflict with the vision and goals of the future Secondary Plan in the area; and,
viii) the lands were originally designated and zoned for the sole purpose of a cemetery use;
it being pointed out that the Planning and Environment Committee reviewed and received the following communications with respect to these matters:
- a communication dated May 6, 2021, from S. Stapleton, Vice-President, Auburn Developments; and,
- the staff presentation;
it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participation meeting record made oral submissions regarding these matters;
it being further noted that the Municipal Council approves these application for the following reasons:
• the recommended amendment is consistent with the Provincial Policy Statement (PPS) 2020 as it ensures an appropriate process can be undertaken prior to development which will allow for the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs, ensuring that necessary infrastructure and public service facilities are or will be available;
• the recommended amendment conforms to the in-force policies of the 1989 Official Plan, including but not limited to the Secondary Plan policies, Urban Reserve Community Growth policies and Environmental Review policies;
• the recommended amendment conforms to the in-force policies of The London Plan, including but not limited to the Secondary Plan Policies, Future Community Growth and Environmental Review policies;
• the recommended amendment ensures that the subject site is reviewed through a comprehensive review process along with the surrounding lands to ensure the efficient expansion of the settlement area and comprehensive review of land use and servicing needs for the area; and,
• the recommended amendment prevents ad-hoc planning and prevents future compatibility issues with the surrounding lands in regards to land use impacts, servicing constraints and sufficient public service facilities being able to support the proposed development. (2021-D08)