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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 Rygar Properties Limited, relating to the
properties located at 150 Dundas Street and 153 Carling Street:
a) the
proposed by-law appended to the staff report dated July 31, 2017, as Appendix
"A" BE INTRODUCED at the Municipal Council meeting to be held on
August 22, 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*DA1*D350) Zone TO a Downtown Area Special Provision Bonus
(DA1(_)*D350*B-__) Zone subject to the completion of a development agreement
that substantively implements the site and building design appended to the
staff report dated July 31, 2017 as Appendix “1”; it being noted that the
Bonus Zone shall be implemented through one or more agreements to provide for
a mixed-use apartment building of 85m (278 ft) with an increased density of up
to 1,498 units per hectare in return for the provision of the following
facilities, services, and matters:
i) a
high quality development which substantively implements the site plan and
elevations appended to the staff report dated July 31, 2017 as Appendix “1”,
with minor revisions at the discretion of the Managing Director, Planning and
City Planner;
Base
A) a
modern interpretation of an art-deco architectural style podium design which is
sensitive to, and responds to, the surrounding heritage features and
implements the design criteria of the Downtown Heritage Conservation District
including a 5m tower stepback for the majority of the podium;
B) a
ground floor design that includes large proportions of clear glazing as well
as stone veneer and granite materials with separate direct entrances to
individual commercial units to Dundas Street and Carling Street with a
generous ground floor to ceiling height to activate the street and create a
vibrant pedestrian realm;
C) permanent
architecturally integrated canopies above the ground floor entrances to
differentiate the building base and provide overhead protection from natural
elements;
D) the
provision of an outdoor common amenity area for the residents located on the
top of the third level of the building (fourth floor terrace);
E) a
ramp from Carling Street to the lower level bicycle storage facilities for
convenient bicycle access; and,
F) a
decorative treatment of the loading door along Carling Street;
Middle
G) a
point-tower architectural style with tower floor-plate of less than 800m2
to minimize the overall mass, visual impact and sunlight disruption of the
tower;
H) a
tower that utilizes a high proportion of vision glass and spandrel glass
(window-wall) as the primary form of cladding for the tower, to mitigate the
overall visual building mass and provide a light and refined appearance in
the city skyline;
Top
I)
the
use of building step-backs and variation in massing to define the building
cap and completely conceal the mechanical and elevator penthouse within the
overall architectural design of the top of the building to contribute to a
dynamic downtown skyline;
ii)
Dundas
Place
the
contribution to My Dundas Place for the provision of facilities,
services, programming, public art or other matters that will provide for
positive project enhancements including:
J)
the
financial contribution of funding in the amount of 1% of the construction
value up to $250,000, to be provided at the time of site plan approval, or
K)
the
provision of 465m² (5,000 sq ft) of storage space, in a form and
configuration to the satisfaction of the City, for a long-term lease not less
than 15 years, at a cost to the City of $1.00 per annum;
b) the
Site Plan Approval Authority BE REQUESTED to consider the implementation of
the facilities, services, and matters described in the above clause a) i) in
addition to the following wind mitigation through the site plan approval process for the fourth floor outdoor terrace:
i)
the
integration of vertical wind screen/barriers at least 1.6m above the walking
surface, extending 2m outward located along the east 4.5m tower setback on
the fourth floor terrace;
ii)
the
integration of vertical wind screens/barriers at least 2m above the walking
surface, extending 3m outward located along the west 4.5m tower setback on
the fourth floor terrace; and,
iii)
the
provision of 1.6m tall wind screens for the northeast and southeast corners
of the roof to protect outdoor seating at these locations on the fourth floor
terrace;
it being noted that the Planning and
Environment Committee reviewed and received a communication dated July 27,
2017 from A. Oudshoorn, Assistant Professor, Arthur Labatt Family School of
Nursing, with respect to this matter;
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 further noted that the Municipal Council
approves this application for the following reasons:
·
the
recommended amendment is consistent with the Provincial Policy Statement
(PPS), 2014, which promotes intensification, redevelopment and a compact
form in strategic locations to minimize land consumption and servicing costs
and provide for a range of housing types and densities to meet projected
requirements of current and future residents;
·
the
recommended amendment is consistent with the policies of the Provincial
Policy Statement, 2014 which requires planning authorities to facilitate
pedestrian and non-motorized movement by promoting a land use pattern,
density and a mix of uses that serve to minimize the length and number of
vehicle trips and support the development of viable choices and plans for
public transit and other alternative transportation modes;
·
the
recommended amendment supports the objectives of the Downtown Area
designation of the City of London Official Plan which encourages growth in
the residential population of the downtown through high density residential
development and design features which serve to enhance the pedestrian
environment;
·
the
recommended amendment will allow for the proposed development including the
required increase to density, through a bonus zone which requires that the
ultimate form of development be consistent with the site plan and
elevations appended to the amending by-law. Should the
applicant not satisfy all of the provisions of the bonus zone, the increased
density will not be permitted;
·
the
recommended amendment will facilitate an enhanced form of development which
includes an architecturally defined base, middle and top with the base
serving to frame the pedestrian realm at a human-scale, the middle to provide
for step-backs and variation in the massing of the proposed structure to
reduce the visual impact of the tower and provide for effective integration
with the surrounding built context of the downtown, and a visually attractive
cap on the tower which screens all mechanical elements and enhances the City
skyline;
·
the
recommended bonus zone provides for a density of 1,498 units per hectare in
return for a series of design related matters and contributions in accordance
with Section 19.4.4 of the Official Plan; and,
·
the
recommended amendment maintains the spirit and intent of the Downtown
Heritage Conservation District and other relevant Council approved Guideline
Documents which provide direction for development in the Downtown. (2017-D09)
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