16TH REPORT OF THE
Planning
and Environment Committee
Special meeting held on June 24, 2013,
commencing at 3:00 PM, in Committee Room #3, Second Floor, London City Hall
PRESENT: Councillor B. Polhill (Chair),
Councillors N. Branscombe, D.G. Henderson and P. Hubert and H. Lysynski
(Secretary).
ABSENT: Councillor S. White.
ALSO PRESENT: Mayor J.F.
Fontana, Councillors J.P. Bryant and H.L. Usher, J.P. Barber, G. Barrett, J.
Braam, J.M. Fleming, T. Grawey, G. Kotsifas, B. Krichker, J. Lucas, C. Saunders,
C. Smith, E. Soldo, M. Tomaznicic and J. Yanchula.
|
1.
|
That it BE NOTED that no pecuniary
interests were disclosed.
|
|
2.
|
Properties located at 56-82 Wellington
Street, 283-323 South Street and 69-77 Waterloo Street (OZ-8114)
|
Recommendation: That, on the direction of
the Municipal Council, the following actions be taken with respect to the
application of the Fincore Group, relating to the properties located at 56-82
Wellington Street, 283-323 South Street and 69-77 Waterloo Street:
a)
the
attached, revised, proposed by-law BE INTRODUCED at the Municipal
Council meeting to be held on June 25, 2013, to amend Section 3.5
(Policies for Specific Residential Areas) of the Official Plan within the lands
located at 291-299 South Street and to amend Section
4.4.1.13 (Specific Main Street Corridors), to add a policy to include the lands
located at 56-82 Wellington Street South and 283-289 South Street substantially
located on the east side of Wellington Street to a depth of 82 metres from
centreline of Wellington Street between South Street and the Thames River;
b)
the
proposed by-law, as appended to the staff report dated June 24, 2013, BE
INTRODUCED at the Municipal Council meeting to be held on June 25,
2013, to
amend Section 3.5 (Policies for Specific Residential Areas) of the Official
Plan within the lands located at 303-323 South Street and 69-77 Waterloo
Street, which is substantially bounded by Waterloo Street on the east, South
Street on the north, the Thames River on the south, and the limit of the Main
Street Commercial Corridor designation on Wellington Street, excluding the
lands located at 291-299 South Street;
c)
subject
to Policy 19.1.1. of the Official Plan, the lands located south of the existing
Upper Thames River Conservation Authority Regulated Area, BE INTERPRETED to be
located within the “Open Space” designation;
d)
the
proposed by-law, as appended to the staff report dated June 24, 2013, BE INTRODUCED
at the Municipal Council meeting to be held on June 25, 2013, to amend Zoning
By-law No. Z.-1, (in conformity with the Official Plan, as amended in part a),
above), to change the zoning applicable to the lands located at 56-82
Wellington Street and 283-299 South Street FROM a Business District Commercial
Special Provision/ Neighbourhood Facility (BDC (6)/NF1) Zone, which permits a
large range of commercial uses, churches and residential uses, a Residential R9
(R9-3*H22) Zone, which permits apartment buildings with a maximum height of 22m
and a Holding Residential R7/Residential R9/Regional Facility
(h-5*R7*D150*H30/R9-7*H30/RF) Zone, which permits retirement homes, continuum
of care facilities and apartment buildings with a maximum height of 30 metres
and a maximum density of 150 units per hectare TO an Open Space (OS2) Zone, to
allow for conservation lands and public parks and a Holding Business District
Commercial Special Provision/ Bonus (h-2*h-5*h-35*h-55*h-89*h-(*)*h-(**)*BDC(__)*B-(*))
Zone, which
permits medical/dental office, clinics, a wide range of commercial uses,
apartment buildings, nursing homes, lodging houses, offices, an Independent
Health Facility on the second floor or above with a maximum gross floor area of
2000m2 and a maximum height of 12m, with a bonus zone to facilitate
a development design that is consistent with the text and illustrations, appended
to the staff report dated June 24, 2013, as Appendix “E”,
which includes a 26 storey (94m tall) mixed use building on the southeast
corner of Wellington Street and South Street with 19 storeys of residential
apartment use, 6 storeys, 4,650m2 gross floor area of
medical/dental, clinic and independent health facility use and 929m2
of ground floor commercial retail which shall be implemented through a
development agreement in return for the provision of the following services
facilities and matters:
·
underground
parking spaces;
·
placement
of the building at the corner of Wellington and South Streets, with the design
at its skyline to provide visual signals that both define and distinguish the
Gateway area, and building facades using a composition of high quality
materials including glass, metal panel, and stone veneer in proportions that,
with minor variations at the City’s discretion, match the elevations appended
to the staff report dated June 24, 2013, as Appendix “E”, so the architecture
of the building itself creates the Gateway;
·
utilization
of a non-residential podium base with multiple step-backs, and above it a
residential point tower, to have regard for the impact of the proposed
development on year-round sunlight conditions on adjacent properties and
streets and to ensure the form and design of the new development complements
the river valley and parklands located adjacent to the site;
·
orientation
of the primary building and unit entrances into the ground floor commercial
spaces so that they face and open onto the Wellington street frontage in order
to provide for the enhancement of the pedestrian environment;
·
a
green roof atop the building podium portions to support innovative and
environmentally sensitive development;
·
two
publicly accessible pedestrian connections through the site, one from
Wellington Street and one from South Street to the public open space bordering
the Thames River to minimize the obstruction of views of natural features and
to provide for improved access to riverside public open space supplementary to
any parkland dedication requirements; and,
·
landscaping
enhancements including financial contribution therefor that are above City
standards, of the abutting South Street and Wellington Street road allowances,
to achieve high quality landscaping and the creation of an attractive street
edge at this strategic Gateway location, to provide for Green Streets as detailed
in the SoHo Community Improvement Plan, for suitable locations to accommodate
the planting of street trees, and to encourage aesthetically attractive
residential developments through the enhanced provision of landscaped open
space;
and a Holding Residential
R5 /Residential R7 /Residential R9/Bonus (h-2 *h-5*h-35*h-55*h-89*h-(*)*h-(**)*
R5-7/R7*D150*H22/R9-7*H22*B(*)) Zone, which
permits apartments, senior apartments, nursing homes, townhouses, stacked
townhouses to a maximum height of 22m and maximum density of 150 units per
hectare with a bonus zone to facilitate a development design that is consistent
with the text and illustrations as appended to the staff report dated June 24,
2013,
as Appendix “E”, which includes a 26 storey (94m tall) mixed use building on
the southeast corner of Wellington Street and South Street with 19 storeys of
residential apartment use, 6 storeys, 4,650m2 gross floor area of
medical/dental, clinic and independent health facility use and 929m2
of ground floor commercial retail which shall be implemented through a
development agreement in return for the provision of the following services
facilities and matters:
·
underground
parking spaces;
·
placement
of the building at the corner of Wellington and South Streets, with the design
at its skyline to provide visual signals that both define and distinguish the
Gateway area, and building facades using a composition of high quality
materials including glass, metal panel, and stone veneer in proportions that,
with minor variations at the City’s discretion, match the elevations appended
to the staff report dated June 24, 2013, as Appendix “E”, so the architecture
of the building itself creates the Gateway;
·
utilization
of a non-residential podium base with multiple step-backs, and above it a
residential point tower, to have regard for the impact of the proposed
development on year-round sunlight conditions on adjacent properties and
streets and to ensure the form and design of the new development complements
the river valley and parklands located adjacent to the site;
·
orientation
of the primary building and unit entrances into the ground floor commercial
spaces so that they face and open onto the Wellington street frontage in order
to provide for the enhancement of the pedestrian environment;
·
a
green roof atop the building podium portions to support innovative and
environmentally sensitive development;
·
two
publicly accessible pedestrian connections through the site, one from
Wellington Street and one from South Street to the public open space bordering
the Thames River to minimize the obstruction of views of natural features and
to provide for improved access to riverside public open space supplementary to
any parkland dedication requirements; and,
·
landscaping
enhancements including financial contribution therefor that are above City
standards, of the abutting South Street and Wellington Street road allowances,
to achieve high quality landscaping and the creation of an attractive street
edge at this strategic Gateway location, to provide for Green Streets as
detailed in the SoHo Community Improvement Plan, for suitable locations to
accommodate the planting of street trees, and to encourage aesthetically
attractive residential developments through the enhanced provision of
landscaped open space;
e)
the
proposed by-law, as appended to the staff report dated June 24, 2013, BE
INTRODUCED at the Municipal Council meeting to be held on June 25, 2013 to
amend Zoning By-law No. Z.-1, (in conformity with the Official Plan, as amended
in part b), above), to change the zoning applicable to the lands located at
303-323 South Street and 69-77 Waterloo Street FROM a Residential R9 (R9-3*H22)
Zone, which permits apartment buildings with a maximum height of 22m and a
Holding Residential R7/Residential R9/Regional Facility
(h-5*R7*D150*H30/R9-7*H30/RF) Zone, which permits retirement homes, continuum
of care facilities and apartment buildings with a maximum height of 30m and a
maximum density of 150 units per hectare TO an Open Space (OS2) Zone, to allow
for conservation lands and public parks and a Holding
Residential R5/Residential R7/Residential R9/Bonus (h-2*h-5*h-35*h-55*h-89*h-(*)*h-(**)*R5-7/R7*D150*H22/R9-7*H22*B(**))
Zone, which permits apartments, senior apartments, nursing homes, townhouses,
stacked townhouses to a maximum height of 22m and maximum density of 150 units
per hectare with a bonus zone to facilitate a development design that is
consistent with the text and illustration appended to the staff
report dated June 24, 2013, as Appendix “E”, which includes an 18-storey
(67m tall) residential
building on the southwest corner of Waterloo Street and South Street with 78
retirement lodges and 130 nursing home care units, 65 stacked townhouses
dwelling units (15m tall) along South Street with a maximum of 1,000m2
of convenience commercial uses which include convenience stores, convenience
service establishments, financial institutions, personal service
establishments, bake shops, commercial schools, florist shops, and restaurants,
at ground level without a drive through and a church use which shall be
implemented through a development agreement in return for the provision of
the following services facilities and matters:
·
secured bicycle parking
spaces and temporary bicycle parking spaces for a total of 150 bicycle parking
spaces;
·
orientation of buildings to the
street so that all principal facades of all units face the street and include
active building elements such as primary entrances, porches, canopies and
windows in order to provide for the enhancement of the pedestrian environment;
·
utilization of a podium base with
multiple step-backs and a residential point tower above on the building
abutting the northeast corner so as to have regard for the impact of the
proposed development on year-round sunlight conditions on adjacent properties
and streets and to ensure the form and design of the new development
complements the river valley and parklands located adjacent to the site;
·
building facades using a
composition of high quality materials including glass, metal panel, and stone
veneer in proportions that, with minor variations at the City’s discretion,
match the elevations appended
to the staff report dated June 24, 2013, as Appendix “E”, and
townhouse facades that vary in
their projection and recession along South Street so that they do not appear as
one solid plane, so as to ensure a high
standard of design for buildings to be constructed in this prominent location
at the perimeter of the Downtown, near the edge of the river valley;
·
a green roof atop the parking
structure and building podium portions to support innovative and
environmentally sensitive development;
·
a publicly accessible pedestrian
and sight line connection through the site from South Street to the public open
space bordering the Thames River to minimize the obstruction of views of
natural features and to provide for improved access to riverside public open
space supplementary to any parkland dedication requirements;
·
provision of enhanced landscaped
open space at street level and along the Thames Valley corridor to support the
provision of common open space that is functional for active or passive
recreational use; and,
·
landscaping enhancements including
financial contribution therefor that are above City standards, of the abutting
South Street and Waterloo Street road allowances, to provide for Green Streets
as detailed in the SoHo Community Improvement Plan, for suitable locations to
accommodate the planting of street trees, and to encourage aesthetically
attractive residential developments through the enhanced provision of
landscaped open space;
f)
change
Section 2, Definitions, of the City of London Z.-1 Zoning By-law to include the
following definition: “Independent
Health Facility” means a diagnostic facility that is funded by the Ministry to
provide specific classes of diagnostic tests and is an ambulatory facility that
provides surgical and therapeutic procedures for which the costs of carrying
out the procedure are not included in the OHIP fee paid to physicians and is
operated under the authority of a licence issued by the Director of Independent
Health Facilities in accordance with all Ministry regulation, including the Independent
Health Facilities Act as may be amended, does not include overnight
accommodation and requires parking to be provided at the same rate as for a
clinic use;
g)
the
request to amend Zoning By-law No. Z.-1 to change the zoning of the subject
property FROM a Business District Commercial Special Provision/ Neighbourhood
Facility (BDC (6)/NF1) Zone, which permits a large range of commercial uses and
residential use and a Residential R9 (R9-3*H22) Zone, which permits apartment
buildings with a maximum height of 22m and a Holding Residential R7/Residential
R9/Regional Facility (h-5*R7*D150*H30/R9-7*H30/RF) Zone, which permits
retirement homes, continuum of care facilities and apartment buildings with a
maximum height of 30m TO a Holding Business District Commercial
Special Provision (h-5*BDC1 (2)*D265*H80) Zone, which permits medical/dental
office, medical/dental clinics, a wide range of commercial uses, townhouses and
apartment buildings with a maximum height of 80m and maximum density of 265
units per hectare, BE REFUSED for the following reasons:
·
buildings
of this size and intensity may not provide for a good fit, consistent with
Official Plan infill policies in the absence of such measures as appropriate
urban design measures, underground parking, and enhanced landscaping which
cannot all be obtained through the “normal development approval process; and,
·
a
suitable approach to ensuring that the proposed development meets appropriate
criteria for the SoHo Area is to permit zoning categories that allow an
appropriate form of development and permit the requested additional heights and
density through the application of a Bonus Zone;
h)
the
bonusing provision requires that a development agreement be entered into to
ensure that the subject development design shall be consistent with the text
and illustrations contained in appended to the staff report dated June 24,
2013,
as Appendix “E”;
i)
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 there
was a minor clerical change to the by-law as was proposed at the public
participation meeting held on June 18, 2013;
IT BEING NOTED THAT the following issues will be addressed
through the consideration of a future application prior to the lifting of the
holding provisions for these lands:
·
to
determine the extent to which development will be permitted and ensure that
development will not have a negative impact on relevant components of the
Natural Heritage System (identified on Schedule "B" of the Official
Plan), a development agreement shall be entered into specifying appropriate development
conditions and boundaries, based on an Environmental Impact Study or Subject
Lands Status Report that has been prepared in accordance with the provisions of
the Official Plan and to the satisfaction of the City of London, prior to
removal of the "h-2" symbol;
·
a
public participation meeting of the Planning and Environment Committee be held
for consideration of the site plan required for this development prior to the
removal of the "h-5" symbol;
·
to ensure that development will not have a negative impact
on an environmentally sensitive area, or natural feature, a development
agreement shall be entered into specifying any necessary preventative measures,
based on study(ies) to the satisfaction of the City of London conducted by
qualified professional(s) demonstrating that development in the form proposed
will not adversely affect the area or feature, prior to the removal of the
"h-35" symbol;
·
to
ensure the appropriate development of the site and limit the impact of the
development on the existing roadways, a traffic impact study for the entire
site is to be completed prior to site plan approval to determine the location
and number of access points, the traffic impact on surrounding roads and
roadway improvements required to accommodate this development; it being noted
that the "h-55” symbol shall be deleted upon the acceptance of the traffic
study by the City of London;
·
to
ensure the orderly development of the lands the h-89 symbol shall not be
deleted until a stormwater servicing report has been prepared and confirmation
that stormwater management systems are implemented to the satisfaction of the
City Engineer;
·
to
ensure the Owner undertake a hydrogeotechnical evaluation and identify
geotechnical conditions as well as all required erosion set back maintenance,
erosion, structural, geotechnical setbacks, and ensure that all matters of
slope stability are adequately engineered for the subject site in the above
noted areas by the Professional Engineer, all to the satisfaction of the City
Engineer and the Upper Thames River Conservation Authority prior to removal of
the "h- (*)" symbol; and, to ensure that development will not
have an adverse impact on pedestrian level wind conditions, a wind impact
assessment which may, at the request of the City, include wind tunnel testing,
shall be prepared by a qualified professional and submitted to the City, and
any recommendation contained therein for building design or site modifications
necessary to achieve acceptable wind conditions shall be incorporated in the proposed
development to the satisfaction of the City of London prior to removal of the
"h- (**)" symbol. (2013-D14A)
Recommendation: That, the following actions
be taken with respect to the application of 1279059 Ontario Inc. (York
Developments), CLF1 (Wonderland Road) and 1699259 Ontario Inc., relating to the
properties located at 3313-3405 Wonderland Road South and 1789 Wharncliffe Road
South:
a)
the attached proposed by-law BE
INTRODUCED at the Municipal Council meeting to be held on June 25, 2013, to
amend the Official Plan to change the land use designation of the lands known
as 3313-3405 Wonderland Road South and 1789 Wharncliffe Road South FROM an
“Urban Reserve – Community Growth” designation TO a “New Format Regional
Commercial Node” designation to permit a range of retail, convenience, personal
and financial service, restaurant, commercial recreation, office, community
facility and limited automotive uses; and,
b)
the attached proposed by-law BE
INTRODUCED at the Municipal Council meeting to be held on June 25, 2013, (in
conformity with the Official Plan, as amended in part a) above), to change the
zoning of the lands known as 3313-3405 Wonderland Road South and 1789
Wharncliffe Road South FROM an Urban Reserve (UR4) Zone, which permits existing
dwellings, agricultural uses, conservation lands, managed woodlots, wayside
pits, passive recreation uses, kennels, private outdoor recreation clubs, and
riding stables TO an Associated Shopping Area Commercial Special Provision
(h-5*h-_*h-_*ASA3/ASA5/ ASA6/ASA8(_)) Zone, which permits a broad range of
large and small scale retail outlets, including supermarkets and food stores,
department stores, retail warehouses, building supply, service commercial uses,
offices, automotive related uses and other uses such as restaurants, studios,
day care centres, commercial recreation establishments and home improvement
stores, subject to the following holding provisions:
·
in order to ensure the orderly development of
the lands, no development shall occur until a development agreement has been
entered into between the applicant and The Corporation of the City of London to
ensure that the development is consistent with and conforms to the vision and
guidelines of the South West Area Plan; and,
·
to ensure the adequate provision of a
temporary sanitary service for the land and to ensure that development will not
have a negative impact on existing municipal infrastructure or the City of
London’s sanitary servicing strategy for the area, no development shall occur
until the Owner has entered into an agreement with the City of London which
specifies the conditions associated with the provision of temporary sanitary
servicing for the land; and,
c)
a
public site plan meeting BE HELD at a future meeting of the Planning and
Environment Committee. (2013-D14A)
The meeting adjourned at 3:58 PM.