Site 1
That the following actions be taken with respect to the application of 31675 Ontario Ltd. (York Developments Inc.), relating to the property located at 3080 Bostwick Road referred to as Site 1:
a) the proposed by-law attached hereto as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend the Official Plan by adding the subject site to the list of Locations of Convenience Commercial and Service Station uses in section 3.6.5.vi); to permit Convenience Commercial Uses;
b) the proposed by-law attached hereto as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject property FROM an Urban Reserve (UR4) Zone, TO a holding Residential R9/Convenience Commercial Special Provision/Restricted Office Special Provision Bonus (h*h-100*h-213*h-(*)*h-(**)*h-(***)*R9-7/CC4(_)/RO2(_)*B-__*H40) Zone; it being noted that the B(_) Bonus Zone shall be implemented through one or more agreements to provide for mixed-use development with one 18 storey (70m (229ft)) tower and one 21 storey (77m (269ft)) tower, with an increased density up to 262 units per hectare in return for the provision of the following facilities, services, and matters, to the specification and satisfaction of the City:
i) a high quality development which is generally in accordance with the site plan and elevations as attached as Schedule “1” and Schedule “2” to the amending by-law, except where described in more detail below or in the Urban Design Guidelines for the High Density Residential designated lands within the Bostwick Neighbourhood;
Base
A) a ground floor design that includes large proportions of clear glazing as well as a variety of materials with direct entrances(s) to commercial space from Southdale Road West;
B) a ground floor to ceiling height that is greater than the height of all other individual storeys to activate the street and create a vibrant pedestrian realm;
C) the provision of a portion of the top of the podium as a greened outdoor amenity area for the residents; and,
D) two levels of underground parking;
Middle
A) slim tower architectural style to minimize the overall mass, visual impact and sunlight disruption of the tower;
B) towers that utilize a high proportion of vision glass as the primary form of cladding for the tower, to mitigate the overall visual building mass and provide a light and refined appearance;
C) A stepback of the tower portions of the buildings from Southdale and Bostwick Streets above the fifth storey; and,
D) utilize changes in colour and material to visually break up the massing of the tower;
Top
utilize building step-backs and variation in massing to define the building cap and completely conceal the mechanical and elevator penthouse within the overall architectural design of the top of the building to contribute to a dynamic skyline.
i) contribution of $25,000 towards creating a skate park on the Bostwick Community Centre lands;
ii) provision of 20% accessible apartment units;
iii) large caliper boulevard tree planting with a minimum 100mm caliper and a minimum distance of 10m between tree planting for the extent of the site frontage for Southdale Road West, Bostwick Road, and both sides of Street A;
iv) provision of one accessible electric vehicle charging station located on the Community Centre lands or in a publicly accessible location on Site 1;
v) provision of two publicly accessible vehicle share facilities/spaces;
vi) provision of ten publicly accessible bicycle share facilities; and,
vii) the following provisions shall be delivered as part of the first development phased of either Site 1 or Site 5 at the time of the development agreement:
A) dedication of 0.64ha of park land identified as Block 4 in the draft plan of subdivision 39T-18502 to the City of London, above and beyond (in excess of) the full standard dedication requirements of by-law CP-9 for parkland or cash-in-lieu for both Sites 1 and 5 and other provisions on Sites 2, 3 and 6;
B) provision of a pavilion and lighting within the dedicated park land, or the commensurate financial equivalent for the features as a identified in by-law C.P.-1496-244, to the City’s discretion; and,
C) provision of a pedestrian bridge from the park land across the Thornicroft Drain to the Bostwick Community Centre, or the commensurate financial equivalent for the feature as a identified in by-law C.P.-1496-244, to the City’s discretion;
c) the Site Plan Approval Authority BE REQUESTED to consider the following through the site plan process:
i) site enhancements such as theme lighting, public seating, masonry walls, bicycle lanes, and wrapped LED lighting for non-boulevard trees; and,
ii) dedicated bicycle parking along Southdale Road West;
d) pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice BE GIVEN as the proposed amendments to the Zoning By-law are minor in nature and the proposed by-law will be published on a future Council Agenda;
and;
e) the timing of future road works in this area BE REVIEWED.
it being pointed out that at the public participation meeting associated with these matters, the individual indicated on the attached public participation meeting record made an oral submission regarding these matters;
it being further noted that the Municipal Council approves these applications for the following reasons:
· the proposed amendments are consistent with the Provincial Policy Statement (2014), that the healthy and liveable communities are sustained by accommodating an appropriate range and mix of residential uses;
· the proposed development conforms to the Multi-Family, High Density Residential Designation of the 1989 Official Plan; The London Plan City Structure, the Neighbourhoods Place Type; and the Southwest Area Secondary Plan. (2018-D09)
Site 3
That the following actions be taken with respect to the application of 31675 Ontario Ltd (York Developments Inc), relating to the property located at 3080 Bostwick Road referred to as Site 3:
a) the proposed by-law attached hereto as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject property FROM an Urban Reserve (UR4) Zone, TO a holding Residential R9 Special Provision (h*h-5*h-213*h-(*)*h-(**)*h-(****)*R9-7(_)*H55) Zone; and
b) the Site Plan Approval Authority BE REQUESTED to consider the following through the site plan process:
i) include built form fronting on the proposed park site (south) to create an active edge and enclosure to the park; and
ii) address the Thornicroft Drain with the built form and provide for active edges along the east boundary;
c) pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice BE GIVEN as the proposed amendments to the Zoning By-law are minor in nature and the proposed by-law will be published on a future Council Agenda; and;
d) and the timing of future road works in this area BE REVIEWED.
it being pointed out that at the public participation meeting associated with these matters, the individual indicated on the attached public participation meeting record made an oral submission regarding these matters;
it being further noted that the Municipal Council approves this application for the following reasons:
· the proposed amendments are consistent with the Provincial Policy Statement (2014), that the healthy and liveable communities are sustained by accommodating an appropriate range and mix of residential uses;
· the proposed development conforms to the Multi-Family, High Density Residential Designation of the 1989 Official Plan; The London Plan City Structure, the Neighbourhoods Place Type; and the Southwest Area Secondary Plan. (2018-D09)
Site 5
That the following actions be taken with respect to the application of 31675 Ontario Ltd (York Developments Inc), relating to the property located at 3080 Bostwick Road referred to as Site 5:
a) the proposed by-law attached hereto as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend the Official Plan by adding the subject site to the list of Locations of Convenience Commercial and Service Station uses in section 3.6.5.vi); to permit Convenience Commercial Uses;
b) the proposed by-law attached hereto as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject property FROM an Urban Reserve (UR4) Zone, TO a holding Residential R9/Convenience Commercial Special Provision/Restricted Office Special Provision Bonus (h*h-213*h-(*)*h-(**)*h-(***)*R9-7/CC4(_)/RO2(_)*B-__*H40) Zone; it being noted that the B(_) Bonus Zone shall be implemented through one or more agreements to provide for a three storey (13.5m (44 ft)) mixed office and commercial building and one 17 storey (68m (223ft)) tower, with an increased density up to 209 units per hectare in return for the provision of the following facilities, services, and matters, to the specification and satisfaction of the City:
i) high quality development which is generally in accordance with the site plan and elevations as attached as Schedule “1” and Schedule “2” to the amending by-law, except where described in more detail below or in the Urban Design Guidelines for the High Density Residential designated lands within the Bostwick Neighbourhood;
Base
A) a ground floor design that includes large proportions of clear glazing;
B) a ground floor to ceiling height that is greater than the height of all other individual storeys to activate the street and create a vibrant pedestrian realm; and,.
C) two levels of underground parking.
Middle
A) slim tower architectural style to minimize the overall mass, visual impact and sunlight disruption of the tower;
B) tower that utilizes a high proportion of vision glass as the primary form of cladding for the tower, to mitigate the overall visual building mass and provide a light and refined appearance;
C) a stepback of the tower portion of the building above the fourth storey along the Street B frontage and,
D) utilize changes in colour and material to visually break up the massing of the tower.
Top
utilize building step-backs and variation in massing to define the building cap and completely conceal the mechanical and elevator penthouse within the overall architectural design of the top of the building to contribute to a dynamic skyline.
ii) contribution of $25,000 towards creating a skate park on the Bostwick Community Centre lands;
iii) provision of 20% accessible apartment units;
iv) large caliper boulevard tree planting with a minimum 100mm caliper and a minimum distance of 10m between tree planting for the extent of the site frontage for Southdale Road West, and both sides of Street B;
v) provision of one accessible electric vehicle charging station located on the Community Centre lands or in a publicly accessible location on Site 5;
vi) provision of two publicly accessible vehicle share facilities/spaces;
vii) provision of ten publicly accessible bicycle share facilities;
viii) the following provisions shall be delivered as part of the first development phased of either Site 1 or Site 5 at the time of the development agreement:
A) dedication of 0.64ha of park land identified as Block 4 in the draft plan of subdivision 39T-18502 to the City of London, above and beyond (in excess of) the full standard dedication requirements of by-law CP-9 for parkland or cash-in-lieu for both Sites 1 and 5 and other proposals on Sites 2, 3 and 6;
B) provision of a pavilion and lighting within the dedicated park land, or the commensurate financial equivalent for the features as a identified in by-law C.P.-1496-244, to the City’s discretion; and,
C) provision of a pedestrian bridge from the park land across the Thornicroft Drain to the Bostwick Community Centre, or the commensurate financial equivalent for the feature as a identified in by-law C.P.-1496-244, to the City’s discretion;
c) the Site Plan Approval Authority BE REQUESTED to consider the following through the site plan process:
A) site enhancements such as theme lighting, public seating, masonry walls, bicycle lanes, and wrapped LED lighting for non-boulevard trees; and,
B) dedicated bicycle parking along Southdale Road West;
d) pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice BE GIVEN as the proposed amendments to the Zoning By-law are minor in nature and the proposed by-law will be published on a future Council Agenda; and,
e) and the timing of future road works in this area BE REVIEWED.
it being pointed out that at the public participation meeting associated with these matters, the individual indicated on the attached public participation meeting record made an oral submission regarding these matters;
it being further noted that the Municipal Council approves these application for the following reasons:
· the proposed amendments are consistent with the Provincial Policy Statement (2014), that the healthy and liveable communities are sustained by accommodating an appropriate range and mix of residential uses;
· the proposed development conforms to the Multi-Family, High Density Residential Designation of the 1989 Official Plan; The London Plan City Structure, the Neighbourhoods Place Type; and the Southwest Area Secondary Plan. (2018-D09)