That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Summit Properties Ltd., relating to the property located at 676-700 Beaverbrook Avenue and 356 Oxford Street West:
a) the proposed by-law appended to the staff report dated October 21, 2019 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on October 29, 2019 to amend the Official Plan by ADDING a policy to section 10.1.3 – Policies for Specific Areas to permit a total of 4,000m2 of Office Space;
b) the proposed by-law appended to the staff report dated October 21, 2019 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on October 29, 2019 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan as amended in part a) above), to change the zoning of the subject property FROM a Residential R5/R7/R9/Restricted Office (R5-5/R7*D150*H30/R9-7*H30/RO2) Zone TO a Holding Residential R9 Bonus/Restricted Office Special Provision (R9-7*B(_)/RO2(_)) Zone; it being noted that the Bonus Zone shall be implemented through one or more agreements to provide for 3 apartment buildings at a maximum density of 262 units per hectare with the northerly apartment having a maximum height of 18-storeys; it being further noted that the development must substantively implement the site concept plan and elevations appended to the staff report dated October 21, 2019 as Schedule “1” to the amending by-law in return for the following facilities, services and matters:
i) 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:
A) the inclusion of 6 podium townhouse units, along Beaverbrook Avenue providing a well-defined built edge and creating a positive public interface and human scale at street level;
B) well-defined principle entrances to all of the apartment buildings;
C) appropriate setbacks above the podium.
D) a variety of building materials and building articulation to break up the massing of the building; and,
E) purpose-designed amenity spaces on top of the 8-storey apartment building and parking structure;
ii) 2 levels of underground parking;
iii) Provision of Affordable Housing:
the provision of 20 “rent controlled” affordable housing units which will include 17 one-bedroom units and 3 two bedroom units with a minimum of 6 affordable units per apartment building. The affordable housing units shall be established by agreement at 90% of average market rent for a period of 20 years. An agreement shall be entered into with the Corporation of the City of London, to secure those units for this 20 year term and the term of the contribution agreement will begin upon the initial occupancy of the last subject bonused affordable unit on the subject site;
c) the proposed by-law appended to the staff report dated October 21, 2019 as Appendix "C" BE INTRODUCED at the Municipal Council meeting to be held on October 29, 2019 to amend The London Plan to ADD a Specific Policy for The Rapid Transit and Urban Corridor Place Types to permit a maximum height of 18-storeys;
d) the request to amend the Official Plan to ADD a policy to section 10.1.3 – Policies for Specific Areas to permit a total of 4,500m2 of Office Space BE REFUSED on the basis that the cumulative office gross floor area of this node will exceed 5,000m2 which is inconsistent with the intent of the Office policies;
e) the request to amend The London Plan to ADD a Specific Policy for The Rapid Transit and Urban Corridor Place Types to permit 5,500m2 of Office Space BE REFUSED for the following reasons:
i) the new policies of The London Plan have already increased the permissions for the amount of office space permitted within a development from 2,000m2 in the 1989 Official Plan to 5,000m2 when located within 100m of a transit station; it is considered premature to amend these policies which already increase the office space permissions before they have had an opportunity to be in force and effect;
ii) this potential increase could create a precedent for other transit stations creating the potential removal of office space from the downtown core;
f) pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice BE GIVEN in respect of the proposed by-law as the change to the regulation for density:
i) is minor in nature; and,
ii) continues to implement the building design consistent with the development design circulated with the Notices of Application and Public Meeting;
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 clauses a), b) and c), inclusive, of this application for the following reasons:
• the recommended amendment is consistent with the Provincial Policy Statement 2014;
• the recommended amendment is consistent with the in-force policies of The London Plan including, but not limited to, the Rapid Transit Corridor Place Type policies and the 1989 Official Plan policies;
• the recommended amendment facilitates the development of an underutilized property and encourages an appropriate form of development;
• the bonusing of the subject site ensures the building form and design will fit within the surrounding area while providing a high quality design standard;
• the subject lands are located in a location where intensification can be accommodated given the existing municipal infrastructure, location on an arterial road and future rapid transit corridor along with the existing transit services in the area; and,
• the proposed development includes the provision of affordable housing which will be mixed throughout the north apartment building;
it being also noted that the Municipal Council refuses clauses d) and e), inclusive, of this application for the following reasons:
• on the basis that the cumulative office gross floor area of this node will exceed 5,000m2 which is inconsistent with the intent of the Office policies;
• the new policies of The London Plan have already increased the permissions for the amount of office space permitted within a development from 2,000m2 in the 1989 Official Plan to 5,000m2 when located within 100m of a transit station; it is considered premature to amend these policies which already increase the office space permissions before they have had an opportunity to be in force and effect; and,
• this potential increase could create a precedent for other transit stations creating the potential removal of office space from the downtown core. (2019-D09)