Recommendation: That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of Drewco
Development Corporation, relating to the properties located at:
a) the
proposed by-law, as appended to the staff report dated March 25, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on April 1, 2014 to
amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to
change the zoning of the properties located at 2250 Blackwater Road and 660
Garibaldi Avenue FROM a Residential R6 Special Provision/Residential R7
(R6-5(5)/R7•D35•H12) Zone TO a Residential R6 Special Provision/Residential
R7 (R6-5(*)/ R7• D63•H12) Zone;
b) the
proposed by-law, as appended to the staff report dated March 25, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on April 1, 2014, to
amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to
change the zoning of the property located at 670 Garibaldi Avenue FROM a
Residential R6 Special Provision/Residential R7 (R6-5(5)/R7•D35•H12) Zone TO
a Residential R6 Special Provision Bonus/Residential R7 (R6-5(**)•B-(_)/R7•D75•H18)
Zone with a bonus zone to permit a maximum height of 21 metres and 99 units
per hectare which shall be implemented through a development agreement in
return for the provision of the following services, facilities and matters:
i) a
6-storey apartment building design that is aesthetically pleasing, functional
and pedestrian supportive which, with minor variations at the City’s
discretion matches the conceptual plan appended to the
staff report dated March 25, 2014 as Schedule “1”, as well as the design
features recommended below:
·
exterior
construction materials including brick facade and articulation as shown in
Schedule “1” of the staff report dated March 25, 2014;
·
a
minimum of one (1) level of below grade parking with a minimum of 100
vehicular parking spaces;
·
berm
and dense landscaping along the Garibaldi Avenue frontage, south of the
location of the Civic Space, to maximize privacy between the proposed parking
area on the subject lands and the abutting residential properties to the
west;
·
minimal
yard depths from the apartment building to Adelaide Street North to allow the
maximum achievable yard depth possible from the apartment building to
Garibaldi Avenue;
·
pedestrian
connections from the subject property to the abutting commercial lands, existing
sidewalks and future municipal pathway;
·
dedication
of a portion of land, with an area of approximately 500 square metres, to be
used as a Civic Space abutting the pedestrian pathway with a frontage on
Garibaldi Avenue; it being noted that the total land area of this Civic Space
may be in combination with the lands at 660 Garibaldi Avenue;
·
the
Civic Space shall be improved to the satisfaction of the Managing Director,
Planning and City Planner, at no cost to the City of London prior to
dedication;
c) the
Site Plan Approval Authority BE REQUESTED to implement, through the site plan
approval process, the development of the subject site in a manner that is
substantially consistent with the Site Plan and Elevation Drawing appended to
the staff report dated March 25, 2014 as Schedule “1” to:
·
ensure
exterior lighting provided on the apartment buildings is directed to minimize
its impact on abutting landowners;
·
encourage
the provision of non-glare lighting fixtures throughout the development,
including parking areas and open spaces to minimize the effect on
neighbouring lands;
·
provide
a combination of berm and tree plantings at a minimum of 4.6 metres in height
and of adequate width to allow for the planting of mature coniferous trees in
a staggered pattern to create a tree-line that creates a visual buffer from
the neighbouring properties which front on Garibaldi Avenue to Buildings 1
and 2;
·
provide
a berm at a minimum height of 1.5 metres, with landscaping, to create a
visual buffer from the neighbouring properties which front on Garibaldi
Avenue to Building 3;
·
encourage
the provision of benches, picnic tables and refuse receptacles in the green
space between Garibaldi Avenue and the parking area for Building 3, as well
as in the green space between Building 1 and Building 2, which parallel
Sunningdale Road East, to maximize the potential of these areas to serve as
outdoor amenity space;
·
a
possible introduction of small ponds or bio-swales into the landscaped open
space to provide naturalized vegetation features which will also assist in
site drainage;
·
meander
the proposed non-vehicular pathway between 600 and 670 Garibaldi Avenue to
provide visual variety and modulate wheeled travel speed between the
residential development and commercial lands to the northeast;
·
provide
a pool/exercise pavilion to be the located southeast corner of 660 Garibaldi
Avenue to coincide with the location of the Civic Space;
·
confirm
siting and configuration of land to be dedicated to The Corporation of the
City of London to improve and enlarge the entrance of the pathway block
between Garibaldi Avenue and Adelaide Street. This includes considerations of
the final Civic Space design, pathway connection location and other
development issues such as servicing, easements, access, fencing, monuments
which may not be reflected in the concept plan appended to the staff report
dated March 25, 2014 as Schedule “1”;
·
to
maintain a drainage swale during and post construction to ensure the conveyance
of surface drainage;
·
if
seeking the bonus zone, install an enclosed below grade parking structure to
avoid the visual impact of surface parking; and,
·
include
rights in and rights out access onto Sunningdale Road;
d) 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 in building height is minor in nature and maintains the same form of
development that had been previously discussed between the applicant and
members of the community; the change in building height is the result of a
grade change and not to a physical increase in the building height; and, consideration
of the recommended building heights was the basis on which the Revised Notice
of Application and Notice of Public Meeting were given;
it being noted that a portion of land fronting Garibaldi Avenue
shall be improved and dedicated, at the discretion of the
Managing Director, Planning and City Planner, to the City to be used by the
public for the purposes of a Civic Space at no cost to the City of London;
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
in connection therewith. (2014-D14)
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