That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by Red Maple Properties, relating to the property located at 1453-1459 Oxford Street East and 648-656 Ayreswood Avenue:
a) the request to amend The London Plan by ADDING a new policy the Specific Policies for the Rapid Transit Corridor Place Type and by ADDING the subject lands to Map 7 – Specific Policies Areas – of The London Plan, BE REFUSED for the following reasons:
i) the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available.
ii) the proposed development does not conform to The London Plan (2016), including, but not limited to, the Key Directions, City Design, Intensity and Form policies of the Rapid Transit Corridor Place Type, Protected Major Transit Station Areas (PMTSA) policies, and Near Campus Neighbourhoods policies.
iii) the existing sanitary sewer servicing the site does not have sufficient capacity to support the proposed density.
b) the request to amend the Official Plan for the City of London (1989) to change the designation of the subject lands FROM a Low Density Residential designation TO a Multi-Family, High Density Residential designation, BE REFUSED for the following reasons:
i) the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available;
ii) the proposed development does not conform to the Official Plan (1989), including, but not limited to, the Permitted Uses, Density and Scale, Bonusing, Residential Intensification, Urban Design, and Policies for Near Campus Neighbourhoods;
iii) the proposed development represents an over-intensification of the site and does not satisfy the criteria of the Planning Impact Analysis;
iv) the existing sanitary sewer servicing the site does not have sufficient capacity to support the proposed density.
c) the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property FROM a Residential R1 (R1-6) Zone and Residential R1/Office Conversion (R1-6/OC4) Zone TO a Residential R9 Bonus/Neighbourhood Shopping Area (R9-7*B-_*H77/NSA3) Zone, BE REFUSED for the following reasons:
i) the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available;
ii) the proposed development does not conform to The London Plan (2016) as the requested Specific Policy is not recommended for approval;
iii) the proposed development does not conform to the Official Plan (1989) as the requested Multi-Family, High Density Residential designation is not recommended for approval;
iv) the proposed development and requested zoning represent an over-intensification of the site and do not satisfy the criteria of the Planning Impact Analysis;
v) the existing sanitary sewer servicing the site does not have sufficient capacity to support the proposed density.
vi) the facilities, services, and matters identified through the proposed bonus zone are not commensurate for the requested height and density;
it being pointed out that the Planning and Environment Committee reviewed and received the following communications with respect to these matters:
• the staff presentation;
• a communication dated November 16, 2021, from P. Lombardi, Partner, Siskinds; and,
• a communication from C. Kulchycki and H. Froussios, Senior Planners, Zelinka Priamo Ltd., and P. Champagne, Owner, Red Maple Properties;
it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participation meeting record made oral submissions regarding these matters. (2021-D09)