That, on the recommendation of the Director, Planning and Development the following actions be taken with respect to the application of 2355440 Ontario Inc., relating to the property located at 250-272 Springbank Drive:
a) the proposed by-law appended to the staff report dated September 20, 2021 as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on October 5, 2021 to amend the 1989 Official Plan to AMEND a policy to Section 3.5 – Policies for Specific Residential Area West Coves that would modify the height from 14-storeys to 15-storeys on the subject lands located at 250-272 Springbank Drive;
b) the proposed by-law appended to the staff report dated September 20, 2021 as Appendix “B" BE INTRODUCED at the Municipal Council meeting to be held on October 5, 2021 to amend The London Plan to create a special policy area in the Urban Corridor Place Type at 250-272 Springbank Drive to add a site specific policy to align with the Specific Residential Policy in the 1989 Official Plan, and by ADDING the subject lands to Map 7 – Specific Policies Areas – of The London Plan;
c) the proposed attached, revised, by-law (Appendix "C") BE INTRODUCED at the Municipal Council meeting to be held on October 5, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan as amended in parts a) and b) above), to change the zoning of the subject property FROM a holding Residential R9 Bonus/Office Residential Special Provision (h.R9-7.H42.B-49/OR4(2)) Zone and an Open Space (OS4) Zone TO a holding Residential R9 Bonus (h.R9-7.H42.*B- ) Zone and an Open Space (OS4) Zone;
it being noted that the Bonus Zone shall be enabled through one or more agreements to facilitate the development of a high quality residential development, with a maximum height of 15-storeys (51 metres), 260 dwelling units and a maximum density of 306 units per hectare, which substantively implements the Site Plan and Elevations appended to the staff report dated September 20, 2021 as Schedule “1” to the amending by-law in return for the following facilities, services and matters:
1. Exceptional Building Design
the building design shown in the various illustrations contained in Schedule “1” of the amending by-law is being bonused for features which serve to support the City’s objectives of promoting a high standard of design:
• enhanced building and site design features and a setback podium creating a pedestrian area linked to the public sidewalk;
• buildings oriented to Springbank Drive;
• energy efficient built form;
• garden suites adjacent to Springbank Drive with sidewalk access
• architectural design features on the towers that will enhance the skyline and break up the building mass;
• the inclusion of building step backs with a variety of building materials and building articulation to break up the massing of the building; and,
• purpose-designed amenity space on top of the parking structure.
2. Construction of 2 levels of underground parking;
3. Dedication of the Open Space Lands as a public link and to complement the adjacent Environmentally Sensitive Area along with the removal of the existing asphalt parking lot and substituting it with landscaping;
4. Provision of Affordable Housing consisting of:
• a total of 28 units (14 one-bedroom units and 14 two-bedroom units) allocated towards the purpose of affordable housing;
• a period of affordability for all identified affordable units be set at 50 years;
• that rent for the identified affordable units be set at 85% of Average Market Rents (as determined by CMHC) for the London Census Metropolitan Area (CMA) for the calendar year of 2021 as established for one-bedroom and two-bedroom units;
• the identified units will be mixed throughout and not otherwise identifiable within the building;
• rents for the unis shall be inclusive of heat and water and shall only be increased once per 12-month period;
• that the identified affordable housing units be aligned with municipal priorities through a required Tenant Placement Agreement with the City of London; and
• all conditions be secured through an agreement registered on title with associated compliance requirements and remedies.
it being noted that the following Site Plan matters have been raised through the application review process to be addressed through the Site Plan Approval process:
i) the final building design will consider incorporating bird-friendly design features; including, but not limited to, motion actuated lighting and window treatments up to the fourth floor of the proposed building;
ii) incorporate an urban treatment between the built form and the City sidewalk. This can be achieved by landscaped tiered planters and staircases where changes in grades exist along the street. This should also include forms of public art along this street frontage, recognising the significant bonus zone that has been provided;
iii) avoid dark tinted vision glass in favour of clear vision glass to animate the street.
iv) enhanced provision of boundary fencing along boundaries that not only exceed the standards of the Site Plan Control By-law but also has screening/privacy qualities;
v) ensure an access from Springbank Drive along the Thames Valley Corridor to the lands to the south be considered; and,
vi) address the existing sanitary capacity issues. The Brookdale pumping station needs to be upgraded to accommodate the proposed density of this development;
it being noted that the Planning and Environment Committee reviewed and received the staff presentation with respect to this matter;
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 this application for the following reasons:
• the recommended amendments meet the intent of the OMB Order to permit the development of a two tower residential development;
• the recommended amendments to modify the form of the development are considered appropriate and are consistent with the development framework currently approved;
• 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 Urban Corridor Place Type and Key Directions;
• the recommended amendment conforms to the in-force policies of the 1989 Official Plan, including but not limited to the Multi-family, High Density Residential and Open Space designations;
• the recommended amendment facilitates the development of an underutilized site at an important location in the Built Area Boundary and Primary Transit Area; and,
• the recommended amendment facilitates the development of affordable housing units that will help in addressing the growing need for affordable housing in London. The recommended amendment is in alignment with the Housing Stability Action Plan 2019-2024 and Strategic Area of Focus 2: Create More Housing Stock.