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That, on the recommendation of the Senior
Planner, Development Services, the following actions be taken with respect to
the application of 748094 Ontario Ltd. and 2624 Jackson Road Inc., for the
lands located at 1635 Commissioners Road East and 2624 Jackson Road and the
application by the City of London, relating to Official Plan Amendments for
1663 Commissioners Road East, 1685 Commissioners Road East and 2652 Jackson
Road:
a)
the
Approval Authority BE ADVISED that no issues were raised at the public meeting
with respect to the application for Draft Plan of Subdivision by 748094
Ontario Ltd. and 2624 Jackson Road Inc., relating to lands located at 1635
Commissioners Road East and 2624 Jackson Road;
b)
the
Approval Authority BE ADVISED that the Municipal Council supports issuing
Draft Approval of the proposed plan of subdivision as submitted by 748094
Ontario Ltd. and 2624 Jackson Road Inc., prepared by Stantec Consulting Ltd.
and certified by Terry P. Dietz O.L.S. (Project No. 1614-03884 Drawing No.1,
dated May 2, 2017), which shows thirty-nine (39) low density residential
blocks, seventeen (17) medium density residential blocks, three (3) open
space blocks, two (2) open space buffer blocks, six (6) park blocks, three
(3) park/walkway blocks, one (1) part block, one (1) access/servicing block,
one (1) school block, one (1) stormwater management block, one (1) existing
hydro corridor block, two (2) future development blocks, twelve (12) reserve
blocks, and four (4) road widening blocks, SUBJECT TO the conditions
contained in the staff report dated September 25, 2017 as Appendix “D”;
c)
the
proposed by-law appended to the staff report dated September 25, 2017 as
Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on
October 3, 2017 to amend the Official Plan for lands located at 1635
Commissioners Road East and 2624 Jackson Road to change the land use
designations on Schedule ‘A’ – Land Use FROM “Urban Reserve - Community
Growth” and “Environmental Review” TO “Low Density Residential”,
“Multi-family, Medium Density Residential”, and “Open Space”; and to amend
Schedule ‘C’ – Transportation Corridors to add “Secondary Collectors”;
d)
the
proposed by-law appended to the staff report dated September 25, 2017 as
Appendix “B” BE INTRODUCED at the Municipal Council meeting to be held on
October 3, 2017 to amend the Official Plan for lands located at 1663
Commissioners Road East and 1685 Commissioners Road East to change the land
use designation on Schedule ‘A’ – Land Use FROM “Urban Reserve - Community
Growth” TO “Multi-family, Medium Density Residential”;
e)
based
on the City-initiated review of the Official Plan land use designations, NO
FURTHER ACTION be taken with respect to lands located at 2652 Jackson Road;
it being noted that the property is adjacent a phase of the subdivision
intended for future development requiring further detailed planning, and no
changes to the land use designation are proposed at this time;
f)
the proposed by-law appended to the staff report dated
September 25, 2017 as Appendix “C” BE INTRODUCED at the Municipal Council
meeting to be held on October 3, 2017 to amend Zoning By-law No.
Z.-1, (in conformity with the Official Plan, as amended in Part c) above), to
change the zoning of the subject lands FROM an Urban Reserve (UR4)
Zone, an Environmental Review (ER) Zone and an Agricultural (AG1) Zone TO:
i)
a
Holding Residential
R1 Special Provision (h•h-100•R1-13( )) Zone to
permit single detached dwellings on lots with a minimum lot frontage of 9.0
metres and minimum lot area of 270 square metres; together with a special
provision for a minimum rear yard depth of 6.0 metres;
ii)
a
Holding Residential R1 (h•h-100•R1-4) Zone to
permit single detached dwellings on lots with a minimum lot frontage of 12.0
metres and minimum lot area of 360 square metres;
iii)
a
Holding Residential R4/R5/R6 (h•h-71•h-100•R4-6/R5-4/R6-5) Zone to permit street
townhouse dwellings; townhouses and stacked townhouses up to a maximum
density of 40 units per hectare and maximum height of 12 metres; and various
forms of cluster housing including single detached, semi-detached, duplex,
triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up
to a maximum density of 35 units per hectare and maximum height of 12 metres;
iv)
a
Holding Residential R4/R5/R6 (h•h-54•h-71•h-100•R4-6/R5-4/R6-5) Zone to permit street
townhouse dwellings; townhouses and stacked townhouses up to a maximum
density of 40 units per hectare and maximum height of 12 metres; and various
forms of cluster housing including single detached, semi-detached, duplex,
triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up
to a maximum density of 35 units per hectare and maximum height of 12 metres;
v)
a
holding Neighbourhood Facility / Residential R1 (h•h-100•NF/R1-4) Zone to
permit such uses as elementary schools, places of worship, and day care
centres; and to permit single detached dwellings on lots with a minimum lot
frontage of 12.0 metres and minimum lot area of 360 square metres;
vi)
an
Open Space (OS1) Zone to permit public parks, conservation lands, and
recreational buildings associated with conservation lands and public parks;
vii)
an
Open Space (OS5) Zone to permit conservation lands, conservation works,
passive recreation uses which include hiking trails and multi-use pathways,
and managed woodlots;
viii)
an
Urban Reserve Special Provision (UR4( )) Zone to permit such uses as
existing dwellings, agricultural uses, conservation lands, passive recreation
uses, kennels, and private outdoor recreation clubs; together with a special
provision for a minimum lot area of 7.0 hectares;
ix)
a
holding Urban Reserve Special Provision (h-82•UR4( )) Zone to permit such uses as
existing dwellings, agricultural uses, conservation lands, passive recreation
uses, kennels, and private outdoor recreation clubs; together with a special
provision for a minimum lot area of 160 square metres and no minimum lot
frontage requirement;
x)
an
Agricultural Special Provision (AG1( )) Zone to permit agricultural uses,
kennels, conservation lands, nursery, passive recreation uses, farm markets,
and greenhouses; together with a special provision for a minimum lot area of
2.6 hectares; and,
xi)
an
Agricultural Special Provision (AG1( )) Zone to permit agricultural uses,
kennels, conservation lands, nursery, passive recreation uses, farm markets,
and greenhouses; together with a special provision for a minimum lot area of
1.5 hectares and minimum lot frontage of 50 metres;
it
being noted that the following holding provisions have also been applied:
·
(h)
- to ensure orderly development and adequate provision of municipal services,
the “h” symbol shall not be deleted until the required security is provided
and that the conditions of draft plan approval will ensure the execution of a
subdivision agreement prior to development;
·
(h-54)
- to ensure completion of noise assessment reports and implementation of
mitigation measures for development adjacent arterial roads;
·
(h-71)
) - to encourage street oriented development the Owner shall prepare a
building orientation plan to be incorporated into the approved Site Plan and
Development Agreement;
·
(h-82)
– to ensure consistent lotting pattern and that any part blocks are
consolidated with adjacent lands; and,
·
(h-100)
– to ensure there is adequate water service and appropriate access, a looped
watermain system must be constructed and a second public access must be
available;
it being
noted that modifications to Map 1 – Place Types and Map 3 – Street
Classifications in The London Plan reflecting the amendments as
recommended in parts c) and d) above will be undertaken by the Civic
Administration and will be brought forward to Municipal Council as part of a
future comprehensive review; and,
g)
the
applicant BE ADVISED that the Development Finance has summarized the
estimated costs and revenues information appended to the staff report dated
September 25, 2017 as Appendix "E";
it
being noted that no individuals spoke at the public participation meeting
associated with this matter;
it being further noted that the Municipal
Council approves this application for the following reasons:
•
the
recommended
Draft Plan, Official Plan and Zoning amendments conform to the policies of
the Official Plan, and are consistent with the Provincial Policy Statement;
•
the
proposal will utilize existing municipal services and preserve significant
natural heritage features; provide for an attractive, pedestrian-oriented and
compatible development; and contribute to compact urban form through the
proposed range and mix of low and medium density residential uses; and,
• in order to consider the
proposed land use changes comprehensively, the City initiated a concurrent
review of three existing residential lots that are located outside the limits
of the Draft Plan of subdivision. Based on that review, it is appropriate to
include the two “orphan” parcels on Commissioners Road East in the amendments
to the Official Plan. At this time no action is recommended for the third
property located at the corner of Jackson Road and Bradley Avenue as that
part of the Draft Plan is being held for future development, and there are no
proposed changes to the land use designation. (2017-D09)
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