|
Recommendation: That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of Homes Unlimited
Inc., relating to the property located at 77 Tecumseh Avenue West:
a) the
proposed by-law, as appended to the staff report dated February 4, 2014, BE
INTRODUCED at the Municipal Council meeting to be held on February 11, 2014,
to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to
change the zoning of the subject property FROM a Holding Residential R8
Special Provision (h-5•h-149•R8-4(21)) Zone, which permits a maximum of 22
residential dwelling units in the public school building, as it existed at
the time of passing the by-law, subject to holding provisions which require a
public site plan review and confirmation of stormwater management servicing
capacity TO a Holding Residential R8 Special Provision (h-149•R8-4(_)) Zone,
to permit a maximum of 22 residential dwelling units in a purpose designed
2-storey apartment building with a reduced exterior yard setback of 6.4m
subject to a holding provision to ensure sufficient stormwater capacity is
available and a Residential R1 Special Provision (R1-3(4)) Zone, which
permits single detached residential dwellings with special provisions to
allow for reduced front, exterior and interior yard setbacks;
b) the
Site Plan Approval Authority BE REQUESTED to implement, through the site plan
approval process, development of the subject property which is consistent
with the Site Plan and Elevation Drawings, as appended as Appendix ‘B’ to the
staff report dated February 4, 2014, particularly with regard to the
following:
i) the
positioning of the building at the street corner across from the public park
to create a defined street edge on Tecumseh Avenue West and Winston Avenue;
ii) employing
built form and architectural treatments that are sympathetic to the existing
residential dwellings in the neighbourhood to create a compatible form of
development;
iii) including
the various recesses and protrusions along the building facade that mimic the
rhythm of existing residential development;
iv) varying
materials, colours and architectural detail on the individual facades to add
further interest to the streetscape;
v) minimizing
the appearance of blank walls by incorporating a combination of architectural
articulation, windows, doors, canopies, porches and/or other creative
techniques into building facades that are visible from the public streets;
vi) providing
a low landscape wall and enhanced planting to screen the parking lot along
the Tecumseh Avenue West property line; and,
vii) visually
integrating the building into the landscape, through a combination of
foundation planting beds, paving, sitting areas, landscape walls and/or other
suitable landscape elements or treatments, particularly to the north and west
of the proposed building;
it being noted that the Planning and
Environment Committee reviewed and received a communication dated November
20, 2013, from K. Wood, 27 Forbes Street, with respect to this matter;
it being pointed out that at the public
participation meeting associated with this matter, the following individuals
made oral submissions in connection therewith:
·
Arnon
Kaplansky,
599
Maitland Street
– indicating that the first report, dated April 9, 2013, recommended 28 affordable
housing units plus 10 single-family dwellings; noting that there was a second
report provided on April 30, 2013; enquiring as to whether there was any
change in the planning principle to change the number of units; indicating
that, on page 127 of the Agenda, the last line of paragraph two in the staff
report reads “which are consistent with the existing lot fabric established
through Registered Plan 488”; advising that the Plan was registered in 1914;
and, enquiring as to whether or not the Planners are trying to do what they
did in 1914 or are they trying to intensify the use in the Core areas.
·
Derrick
McBurney, 4 – 466 South Street – objecting to the misconception of the type
of people that move into affordable housing units.
·
Greg
Playford, on behalf of the applicant - expressing support for the staff
recommendation; noting that the process took longer than they had
anticipated; reiterating that they are happy with the outcome; and, believing
that it will be a very attractive addition to the affordable housing stock in
London. (2014-D14A)
|