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Motion made by Councillor J. Helmer and
seconded by Councillor M. Salih to Approve:
That, on the recommendation of the Managing
Director, Planning and City Planner, the following actions be taken with
respect to the application of Seasons Retirement Communities relating to the
properties located at 633, 635, 637, 645, 649, 651, 655 Base Line Road East:
a) the
proposed by-law attached hereto as Appendix "A" BE
INTRODUCED at the Municipal Council meeting to be held on June 26, 2017 to
amend the Official Plan to change the designation of the subject lands FROM a
Low Density Residential designation, TO a Multi-Family, Medium Density
Residential designation; and TO ADD a policy to section 10.1.3 – Policies for
Specific Areas;
b) the
proposed by-law attached hereto as Appendix "B" BE
INTRODUCED at the Municipal Council meeting to be held on June 26, 2017 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 R1 (R1-6) Zone, TO a Residential R1 Bonus (R1-6*B-__) Zone; to
being noted that the Bonus Zone shall be implemented through a development
agreement to provide for a continuum of care facility with an increased
building height of up to eight (8) storeys (38.5m) in return for the
provision of the following services, facilities and matters which are
described in greater detail in the proposed by-law:
i) a
development that is consistent with the site plan and elevations attached as
Appendix “1”, with minor revisions at the discretion of the Managing
Director, Planning and City Planner;
ii) a
high quality building design, including a coordinated palette of high quality
materials to be further refined through the site plan approval process, with
a high proportion of brick and glass;
iii) a
significant stepback above the two (2) storey podium along Base Line Road
East to provide a pedestrian scale that is in keeping with the character of
the buildings to the north;
iv) the
provision of active ground floor uses and access to the front terrace located
at grade along Base Line Road East;
v) building
design that breaks up the building horizontally and vertically through
articulation, architectural details and an appropriate proportion and rhythm
of windows and balconies;
vi) the
provision of one level of underground parking;
vii) the
provision of enhanced universal accessibility of all common open spaces,
including exterior landscaped amenities, as well as barrier-free bathrooms in
all independent seniors living suites;
viii) the
use of low impact development (LID) features including the bioswale
environmentally sensitive stormwater management; and
ix) enhanced
landscaped open space including an outdoor amenity area on the west portion
of the site including enhanced landscaping of the bioswale and native plant
palate to provide pollinator species habitat;
c) pursuant
to Section 34(17) of the Planning Act, as determined by Municipal Council, no
further notice BE GIVEN as the proposed recommendation represents minor
changes to the circulated notice;
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 regarding these matters;
it being noted that the Municipal Council
approves this application for the following reasons:
• the
recommended amendment is consistent with, and will serve to implement the
policies of the Provincial Policy Statement, 2014 which encourages infill and
intensification and the provision of a range of housing types including
housing for special needs accommodation, compact urban form and efficient use
of existing infrastructure;
• the
recommended Official Plan amendment is consistent with the policies of the
Multi-Family, Medium Density Residential designation which provides for a
broader mix of residential choices, and will implement an appropriate medium
density development in a compatible form and scale with surrounding land
uses, and in accordance with the greater Official Plan policies;
• the
recommended Official Plan Chapter 10 amendment is consistent with the
Specific Area Policy consideration for a site specific request for an
increased building height;
• the
subject lands are of a suitable size and shape to accommodate the development
proposed, and have access to municipal infrastructure, the nearby arterial
Wellington Road South, commercial nodes and regional facilities, and public
transit facilities;
• the
recommended Bonus Zone provides appropriate regulations to control the use,
intensity and form of development, and will allow for a greater building
height in return for the provision of such bonusable features that will
provide for an enhanced development which uses podium and stepback features
to establish a compatible scale and height to the existing development in the
area;
• the
subject site and proposed development has unique qualities which make them eligible
for greater development potential than generally permitted within the London
Plan.
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