That, notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by Highland Communities Ltd., relating to the property located at 978 Gainsborough Road:
a) the request to amend the Official Plan, The London Plan, for the City of London by AMENDING a site-specific policy for the Neighbourhoods Place Type to allow a maximum density of 370 units per hectare and a maximum height of 17-storeys, BE APPROVED;
b) the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject lands FROM a Holding Residential R9 Special Provision (h-5.h-11.h-17. R9-7(17).H50) TO a Holding Residential R9 Special Provision (h-.h-5.h-11.h-110. R9-7( ).H60 Zone to permit the development of two, 17 storey residential apartment buildings interconnected by a 6-storey podium with a total of 481 residential units, BE APPROVED;
c) the Civic Administration, including but not limited to the staff of the Municipal Housing Development team, BE DIRECTED to work with the applicant to provide for affordable housing units in the above-noted proposed development; it being noted that any such units could be a part of the Roadmap to 3,000 Affordable Units, as well as assist with Council’s Strategic focus to increase access to a range of quality affordable housing options;
d) the Civic Administration BE DIRECTED to bring forward the required implementing by-laws to the November 28, 2023 Council meeting for approval;
e) that 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 changes will not significantly alter the proposed development circulated in the Notice of Public Meeting; and,
f) The Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process:
i) include a highly visible and distinguishable principal building entrance for pedestrians on the north elevation. This entrance should be designed with architectural features such as transparent glazing, weather protection (such as canopies), signage and other architectural features that distinguish it as the principal building entrance;
ii) provide a safe and convenient pedestrian walkway from the public sidewalk on Gainsborough Road and the public sidewalk on the future Coronation Drive extension to the principal building entrance(s);
iii) consider locating the entrance(s) to the underground parking on the east and/or west elevations of the building as opposed to the north elevation to allow space for a central pedestrian access closer to the public street, to allow for more active uses on the front of the building, and to not have the parking garage entrance be the view terminus for the main access into site;
iv) consider providing individual unit entrances for the ground floor units along the ‘service road’ and include individual walkway access from each unit to the sidewalk along this street;
v) consider designing the proposed ‘service road’ to include pedestrian amenities such as landscaping, street furniture, human-scale lighting and sidewalks on both sides of the street;
vi) ensure that rooftop mechanical penthouses and equipment should be screened from view and/or incorporated into the overall building design;
vii) provide easily accessible temporary bicycle parking facilities on-site;
viii) confirm the location(s) of garbage pick-up and/or loading areas and ensure they are screened from view from public streets and/or pedestrian connections;
ix) provide fully dimensioned site plan and elevations for all sides of the proposed buildings;
x) landscaping to include at minimum 50% native species, with no invasive species planted;
xi) achieve a LEED certification or similar green standard; and,
xii) include a minimum of 5% EV charging spots (Mix of Level 1 and 2);
it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:
• H. Froussios, Zelinka Priamo Ltd.; and,
• M. Al Ashkar, Highland Communities;
it being further noted that the Municipal Council approves this application for the following reasons:
• the application is consistent with the Provincial Policy Statement; and,
• the application is consistent with the neighbourhood character, with the appropriate holding provisions for servicing and easement requirements;
it being further noted that the applicant verbally indicated that in lieu of affordable housing units at 80% of AMR, a financial contribution of $300,000 will be made toward Council’s Roadmap to 3000 and Whole of Community Response at completion of the Site Plan Approval process; it being noted that detailed information will be provided by the applicant prior to Council's final approval;
it being acknowledged that any and all oral and written submissions from the public, related to this application have been, on balance, taken into consideration by Council as part of its deliberations and final decision regarding these matters. (2023-D04)