That, on the recommendation of the Senior
Planner, Development Services, the following actions be taken with respect to
the application by Sifton Properties Limited, for approval of a Draft Plan of
Subdivision, Official Plan Amendment and Zoning By-law Amendment, for lands
located at 1080 Westdel Bourne, bounded by Oxford Street West, Westdel
Bourne, Shore Road and Kains Road:
a) the proposed by-law appended to the staff report dated
November 30, 2015 as Appendix “A” BE INTRODUCED at the Municipal Council
meeting to be held on December 8, 2015, to amend the Official Plan for lands
bounded by Oxford Street West, Westdel Bourne, Shore Road and Kains Road BY
ADDING a specific policy to Section 10.1.3 – Policies for Specific Areas and
to change the land uses designations on Schedule ‘A’ – Land Use FROM “Community
Commercial Node” TO “Multi-family, Medium Density Residential” and FROM
“Multi-family, Medium Density Residential” TO “Multi-family, High Density
Residential”;
b) the
proposed by-law appended to the staff report dated November 30, 2015 as
Appendix "B" BE INTRODUCED at the Municipal Council meeting to be
held on December 8, 2015, 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 lands FROM an
Urban Reserve (UR3) Zone, a Community Shopping Area (CSA5) Zone, and a
holding Community Shopping Area (h•h-25•CSA5) Zone TO:
·
a Holding
Business District Commercial Special Provision (h•h- •BDC( )) Zone, to permit a range of
uses such as animal clinics, apartment buildings, assembly halls, bake shops,
cinemas, clinics, commercial recreation establishments, convenience service
establishments, financial institutions, hotels, medical/ dental offices,
nursing homes, offices, places of entertainment, private clubs, private
schools, restaurants, retail stores, service and repair establishments,
supermarkets, taverns, cluster townhouses, cluster stacked townhouses and
street townhouses together with special zone regulations for a front and
exterior side yard depth maximum of 8.0 metres; interior side and rear yard
depth minimum abutting a residential zone of 6.0 metres; interior side and
rear yard depth minimum abutting a non-residential zone of 3.0 metres from
any other zone boundary and 0.0 metres within the same BDC( ) zone; building
height minimum of 8.0 metres; building height maximum of 38.0 metres; gross
floor area for retail uses maximum 30,000 square metres; total gross floor
area for office uses maximum 9,500 square metres; gross floor area for
offices per building maximum 5,000 square metres; landscaped open space
minimum 10%; lot coverage maximum 60%; off-street parking minimum for
commercial – one (1) space per 30 square metres; off-street parking minimum
for office – one (1) space per 40 square metres; off-street parking minimum
for residential – one (1) space per unit; distance of surface parking areas
from a public road allowance minimum 3.0 metres; residential density maximum
100 units per hectare; it being noted that uses shall be permitted in a
shopping centre building, a stand-alone building or a mixed use multi-storey
building (including live-work format); (h) – to ensure orderly development and
adequate provision of municipal services, the “h” symbol shall not be deleted
until the required security is provided and that the conditions of draft plan
approval will ensure the execution of a subdivision agreement prior to
development; (h-_) – to ensure that
urban design objectives established through the subdivision review process
are being met, a site plan shall be approved and a development agreement
shall be entered into which ensures that future development is in keeping
with the design principles and concepts identified in the West Five Urban Design
Guidelines, and subject to further refinement through the subdivision Design
Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential R5/R6 Special Provision/Community Facility Special Provision (h•h- •R5-3( )/R6-5( )/CF1( )) Zone to
permit various forms of cluster housing including single detached,
semi-detached, duplex, triplex, fourplex, townhouse, stacked townhouse and
apartment buildings up to a maximum density of 35 units per hectare with a
special provision for maximum lot coverage of 50%, minimum front and exterior
side yard depth to main building of 3.0 metres; and to permit a limited range
of Community Facility uses such as community centres and libraries; (h) – to
ensure orderly development and adequate provision of municipal services, the
“h” symbol shall not be deleted until the required security is provided and
that the conditions of draft plan approval will ensure the execution of a subdivision
agreement prior to development; (h-_) – to ensure that urban design objectives
established through the subdivision review process are being met, a site plan
shall be approved and a development agreement shall be entered into which
ensures that future development is in keeping with the design principles and
concepts identified in the West
Five Urban Design Guidelines, and subject to further refinement through the
subdivision Design Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential Special Provision (h•h- •R5-3( )/R6-5( )) Zone to permit various forms of
cluster housing including single detached, semi-detached, duplex, triplex,
fourplex, townhouse, stacked townhouse and apartment buildings up to a
maximum density of 35 units per hectare with a special provision for maximum
lot coverage of 50%, and minimum front and exterior side yard depth to main
building of 3.0 metres; (h) – to ensure orderly development and adequate
provision of municipal services, the “h” symbol shall not be deleted until
the required security is provided and that the conditions of draft plan
approval will ensure the execution of a subdivision agreement prior to
development; (h-_) – to ensure that
urban design objectives established through the subdivision review process
are being met, a site plan shall be approved and a development agreement
shall be entered into which ensures that future development is in keeping
with the design principles and concepts identified in the West Five Urban Design
Guidelines, and subject to further refinement through the subdivision Design
Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential R5/R6/R7/R8 Special Provision (h•h-
•R5-6( )/R6-5( )/ R7•D75•H18/R8-4( )) Zone to permit various
forms of cluster housing including single detached, semi-detached, duplex,
triplex, fourplex, townhouse and stacked townhouses up to a maximum density
of 50 units per hectare with a special provision for a maximum lot coverage
of 50%, maximum height of 15 metres and minimum front and exterior side yard
depth to main building of 3.0 metres; and, to permit such uses as apartment
buildings, senior citizens apartment buildings, nursing homes, continuum-of-care
facilities and emergency care establishments up to a maximum density of 75
units per hectare and maximum height of 18 metres; (h) – to ensure orderly
development and adequate provision of municipal services, the “h” symbol
shall not be deleted until the required security is provided and that the
conditions of draft plan approval will ensure the execution of a subdivision
agreement prior to development; (h-_) – to ensure that urban design objectives
established through the subdivision review process are being met, a site plan
shall be approved and a development agreement shall be entered into which
ensures that future development is in keeping with the design principles and
concepts identified in the West
Five Urban Design Guidelines, and subject to further refinement through the
subdivision Design Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential R5/R6/R8 Special Provision (h•h-
•R5-6( )/R6-5( )/R8-3( )) Zone to
permit various forms of cluster housing including single detached,
semi-detached, duplex, triplex, fourplex, townhouse and stacked townhouses up
to a maximum density of 50 units per hectare with a special provision for a
maximum lot coverage of 50%, maximum height of 15 metres and minimum front
and exterior side yard depth to main building of 3.0 metres; and, to permit
such uses as apartment buildings, senior citizens apartment buildings,
continuum-of-care facilities and emergency care establishments up to a
maximum density of 65 units per hectare with a special provision for maximum
height of 15 metres; (h) – to ensure orderly development and adequate
provision of municipal services, the “h” symbol shall not be deleted until
the required security is provided and that the conditions of draft plan
approval will ensure the execution of a subdivision agreement prior to
development; (h-_) – to ensure that
urban design objectives established through the subdivision review process
are being met, a site plan shall be approved and a development agreement
shall be entered into which ensures that future development is in keeping
with the design principles and concepts identified in the West Five Urban Design
Guidelines, and subject to further refinement through the subdivision Design
Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential R5/R6 Special Provision (h•h- •R5-6( )/R6-5( )) Zone to permit various forms of
cluster housing including single detached, semi-detached, duplex, triplex,
fourplex, apartment buildings, townhouse and stacked townhouses up to a
maximum density of 50 units per hectare with a special provision for a
maximum lot coverage of 50%, maximum height of 15 metres and minimum front
and exterior side yard depth to main building of 3.0 metres; (h) – to ensure orderly
development and adequate provision of municipal services, the “h” symbol
shall not be deleted until the required security is provided and that the
conditions of draft plan approval will ensure the execution of a subdivision
agreement prior to development; (h-_) – to ensure that urban design objectives
established through the subdivision review process are being met, a site plan
shall be approved and a development agreement shall be entered into which
ensures that future development is in keeping with the design principles and
concepts identified in the West
Five Urban Design Guidelines, and subject to further refinement through the
subdivision Design Studies and/or Site Plan Approval process, to the satisfaction of the City of London;
·
a Holding
Residential R10 (h•h-54•h- •R10-3•H55) Zone to permit such uses as
apartment buildings, senior citizens apartment buildings and
continuum-of-care facilities up to a maximum density of 250 units per hectare
and maximum height of 55 metres; (h) – to ensure orderly development and
adequate provision of municipal services, the “h” symbol shall not be deleted
until the required security is provided and that the conditions of draft plan
approval will ensure the execution of a subdivision agreement prior to
development; (h-_) – to ensure that
urban design objectives established through the subdivision review process
are being met, a site plan shall be approved and a development agreement
shall be entered into which ensures that future development is in keeping
with the design principles and concepts identified in the West Five Urban Design
Guidelines, and subject to further refinement through the subdivision Design
Studies and/or Site Plan Approval process, to the satisfaction of the City of London; (h-54) – to ensure the owner
implements all noise attenuation measures as recommended in noise assessment
reports, acceptable to the City of London;
·
an Open Space
(OS1) Zone to permit such uses as conservation lands, conservation works and
public parks;
·
an Open Space
(OS3) Zone to permit cemeteries; and,
·
a Holding
Community Shopping Area Special Provision (h•h-25•CSA5( )) Zone with a special provision that the Total
Gross Floor Area for Office Uses (Maximum) within this zone and the adjacent
BDC( ) Zone combined shall not exceed 9,500 square metres; (h) – to ensure orderly
development and adequate provision of municipal services, the “h” symbol
shall not be deleted until the required security is provided and that the
conditions of draft plan approval will ensure the execution of a subdivision
agreement prior to development;
c) the
Approval Authority BE ADVISED the Approval Authority BE ADVISED that, at
the public participation meeting of the Planning and Environment Committee
held with respect to these matters, the following issues were raised:
i)
the possibility
of townhouses backing onto Shore Road across from an existing development;
ii)
the increase in
traffic and the safety of the area residents;
iii)
the flexibility
of the mixed use, as it allows the developer to build whatever they wish;
iv)
the building
heights in the most dense area of the proposed development; and,
v)
the number of
iterations of the plan; noting that the changes are not outlined;
d)
the
Approval Authority BE ADVISED that the Municipal Council supports the
Approval Authority issuing draft approval of the proposed plan of
subdivision, submitted
by Sifton Properties Limited (File No. 39T-14503), prepared by GSP Group and
certified by Jason Wilband, Ontario Land Surveyor dated May 6, 2015 (Project
No. 8103), as red-line amended, which shows one (1) medium density residential block,
three (3) medium density residential/mixed use blocks, one (1) mixed use
block, one (1) high density residential/mixed use block, served by one (1) primary collector, two
(2) local streets, one (1) road widening block, and five (5) reserve blocks SUBJECT TO the
conditions appended to the staff report dated November 30, 2015 as Appendix
"C" and the adopted Official Plan Amendment coming into effect;
e)
the request to
amend Zoning By-law No. Z.-1 to change the zoning of the subject lands FROM
an Urban Reserve (UR3)
Zone, a Community Shopping Area (CSA5) Zone and a holding Community Shopping
Area (h•h-25•CSA5) Zone
TO a Mixed Use (MU) Zone BE REFUSED for the following reasons:
i)
the requested
amendment proposes to introduce a new zone category to the Zoning By-law
which currently does not exist, and which is not considered necessary; and,
ii)
the
requested amendment can be accommodated through existing zone categories;
and,
f) the
financing for the project BE APPROVED in accordance with the “Estimated
Claims and Revenues Report” appended to the staff report dated November 30,
2015 as Appendix "D";
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 (2015-D09/D12)
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