That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by W-3 Lambeth Farms Inc., relating to the properties located at 3700 Colonel Talbot Road and 3645 Bostwick Road:
a) the proposed by-law appended to the staff report dated September 23, 2019 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on October 1, 2019 to amend the (1989) Official Plan to:
i) refine and reconfigure the extent of the Low Density, Multi-Family Medium Density, and Open Space designations, by changing the designations on Schedule “A” - Land Use FROM “Low Density Residential”, “Multi-Family, Medium Density Residential”, and “Open Space” TO “Low Density Residential”, “Multi-Family, Medium Density Residential”, and “Open Space” designation;
ii) change the designation on Schedule “B1” – Natural Heritage Features, FROM “Unevaluated Vegetation Patch” TO “Significant Woodlands” and “Locally Significant Wetlands”;
iii) change the designation on Schedule “C” – Transportation Corridors by amending the east-west secondary collector road to align with Street A, and by amending the north-south secondary collector road to align with Street D; and,
iv) change Section 20.5 (Southwest Area Secondary Plan) by:
A) amending Schedule 2 to the Southwest Area Secondary Plan (Multi-Use Pathways and Parks) by realigning the Planned Route and adding a Neighbourhood Park;
B) amending Schedule 4 (Southwest Area Land Use Plan), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, “Medium Density Residential”, and “Open Space” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, realigning the location of the Neighbourhood Central Activity Node, and to realign two secondary collector roads;
C) amending Schedule 8 (Bostwick Residential Neighbourhood Land Use Designations), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, “Medium Density Residential”, and “Open Space” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, adding a Park, and to realign a secondary collector road; and,
D) amending Schedule 9 (North Lambeth Residential Neighbourhood Land Use Designations), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, and “Medium Density Residential” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, realigning the location of the Neighbourhood Central Activity Node, and to realign a secondary collector road;
b) the request to amend the 1989 Official Plan to change the Southwest Area Secondary Plan, Section 20.5.3.9 ii) b) (Urban Design), 20.5.9.1 iii) (Bostwick Residential Neighbourhood), and Section 20.5.10.1 iii) (North Lambeth Residential Neighbourhood), by adding policy to allow for alternative sidewalk arrangements and not requiring sidewalk construction on both sides of all street sections or on all street sections, BE REFUSED for the following reasons:
i) the Provincial Policy Statement promotes active transportation and encourages land use patterns which support active transportation, and promotes healthy, active communities by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity;
ii) the Southwest Area Secondary Plan supports sidewalks on both sides of the street, primarily to support walkability, and encourage active mobility, and to ensure planning is in accordance with the Accessibility for Ontarians with Disabilities Act, so that all of the elements of the City are accessible for everyone; and,
iii) the City’s Complete Streets Design Manual contemplates sidewalks on both sides of the street, to ensure a more “complete” environment that will feature high-quality pedestrian environments and integrate seamlessly with transit services, cycling networks, and automobile users. London’s streets will be designed for connectivity and support the use of active and sustainable modes of transportation;
c) the proposed by-law appended to the staff report dated September 23, 2019 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on October 1, 2019, to amend The London Plan by:
i) changing the Place Types on Map 1 - Place Types - FROM Neighbourhoods and Environmental Review TO Green Space, and to change the alignment of the Neighbourhood Connectors;
ii) changing Map 3 - Street Classifications- by amending the east-west Neighbourhood Connector to align with Street A, and by amending the north-south Neighbourhood Connector to align with Street D;
iii) changing Map 5 - Natural Heritage - FROM Unevaluated Vegetation Patch TO Significant Woodlands and Wetlands; and,
iv) changing 1565_5. Southwest Area Secondary Plan, Section 20.5 (Southwest Area Secondary Plan) by:
A) amending Schedule 2 (Multi-Use Pathways and Parks) by realigning the Planned Route and adding a Neighbourhood Park;
B) amending Schedule 4 (Southwest Area Land Use Plan), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, “Medium Density Residential”, and “Open Space” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, realigning the location of the Neighbourhood Central Activity Node, and to realign two secondary collector roads;
C) amending Schedule 8 (Bostwick Residential Neighbourhood Land Use Designations), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, “Medium Density Residential”, and “Open Space” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, adding a Park, and to realign a secondary collector road; and,
D) amending Schedule 9 (North Lambeth Residential Neighbourhood Land Use Designations), by refining and reconfiguring the extent of the Low Density, Medium Density, and Open Space designations, FROM “Low Density Residential”, and “Medium Density Residential” TO “Low Density Residential”, “Medium Density Residential”, and “Open Space”, realigning the location of the Neighbourhood Central Activity Node, and to realign a secondary collector road;
it being noted that the amendments will come into full force and effect concurrently with Maps 1, 3 and 5 of The London Plan; and,
d) the request to amend The London Plan to change the Southwest Area Secondary Plan, Section 20.5.3.9 ii) b) (Urban Design), 20.5.9.1 iii) (Bostwick Residential Neighbourhood), and Section 20.5.10.1 iii) (North Lambeth Residential Neighbourhood), by adding policy to allow for alternative sidewalk arrangements and not requiring sidewalk construction on both sides of all street sections or on all street sections, BE REFUSED for the following reasons:
i) the Provincial Policy Statement promotes active transportation and encourages land use patterns which support active transportation, and promotes healthy, active communities by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity;
ii) the London Plan and the Southwest Area Secondary Plan support sidewalks on both sides of the street, primarily to support walkability, and encourage active mobility, and to ensure planning is in accordance with the Accessibility for Ontarians with Disabilities Act, so that all of the elements of the City are accessible for everyone; and,
iii) the City’s Complete Streets Design Manual contemplates sidewalks on both sides of the street, to ensure a more “complete” environment that will feature high-quality pedestrian environments and integrate seamlessly with transit services, cycling networks, and automobile users. London’s streets will be designed for connectivity and support the use of active and sustainable modes of transportation;
e) the proposed by-law appended to the staff report dated September 23, 2019 as Appendix "C" BE INTRODUCED at the Municipal Council meeting to be held on October 1, 2019 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 property FROM an Urban Reserve (UR4) Zone and an Environmental Review (ER) Zone, TO:
i) a Holding Residential R1 Special Provision (h*h-100*R1-3(*)) Zone;
ii) a Holding Residential R1 Special Provision (h*h-82*h-100*R1-3(*)) Zone;
iii) a Holding Residential R1 Special Provision (h*h-100*R1-4(*)) Zone; ,
iv) a Holding Residential R2 Special Provision (h*h-100*R2-1(*)) Zone;
v) a Holding Residential R2 Special Provision (h*h-100*R2-3(*)) Zone;
vi) a Holding Residential R2 Special Provision/Residential R4 Special Provision (h*h-100*R2-1(*)/R4-6(*)) Zone;
vii) a Holding Residential R2 Special Provision/Residential R4 Special Provision/ Residential R6 Special Provision/Neighbourhood Facility (h*h-100*R2-1(*)/R4-6(*)/R6-5(****)/NF1) Zone;
viii) a Holding Residential R6 Special Provision/Residential R8 Special Provision (h*h-100*R6-5(*)/R8-4(**)) Zone;
ix) a Holding Residential R6 Special Provision/Residential R8 Special Provision (h*h-100*R6-5(**)/R8-3(*)) Zone;
x) a Holding Residential R6 Special Provision/Residential R8 Special Provision/Residential R9 (h*h-100*R6-5(***)/R8-4(****)/R9-3(**)) Zone;
xi) a Holding Residential R6 Special Provision/Residential R8 Special Provision/Residential R9 (h*h-100*R6-5(***)/R8-4(****)/R9-3(***)) Zone;
xii) a Holding Residential R8 Special Provision/Convenience Commercial Special Provision (h*h-100*R8-4(*)/CC6(*)) Zone;
xiii) a Holding Residential R8 Special Provision/Convenience Commercial Special Provision/Neighbourhood Facility Special Provision (h*h-100*R8-4(***)/CC6(**)/NF1(*)) Zone;
xiv) a Holding Residential R9 Special Provision/Convenience Commercial Special Provision (h*h-100*R9-3(*)/CC6(***)) Zone;
xv) an Open Space (OS1) Zone;
xvi) an Open Space (OS5) Zone;
xvii) an Environmental Review (ER) Zone; and,
xviii) an Urban Reserve (UR4) Zone;
f) the Approval Authority BE ADVISED that the following issues were raised at the public meeting with respect to the application for draft plan of subdivision of W-3 Lambeth Farms Inc. relating to a property located at 3700 Colonel Talbot Road and 3645 Bostwick Road:
i) the approval of clause b) above relating to the request to amend the 1989 Official Plan to change the Southwest Area Secondary Plan, Section 20.5.3.9 ii) b) (Urban Design), 20.5.9.1 iii) (Bostwick Residential Neighbourhood), and Section 20.5.10.1 iii) (North Lambeth Residential Neighbourhood), by adding policy to allow for alternative sidewalk arrangements and not requiring sidewalk construction on both sides of all street sections or on all street sections; it being noted that the Civic Administration is recommending refusal;
ii) the approval of clause d) above relating to the request to amend The London Plan to change the Southwest Area Secondary Plan, Section 20.5.3.9 ii) b) (Urban Design), 20.5.9.1 iii) (Bostwick Residential Neighbourhood), and Section 20.5.10.1 iii) (North Lambeth Residential Neighbourhood), by adding policy to allow for alternative sidewalk arrangements and not requiring sidewalk construction on both sides of all street sections or on all street sections; it being noted that the Civic Administration is recommending refusal; and,
iii) in clause g), below, the removal of the requirement for “one (1) future road block; and,
g) the Approval Authority BE ADVISED that the Municipal Council SUPPORTS the Approval Authority issuing draft approval of the proposed plan of residential subdivision, submitted by W-3 Lambeth Farms Inc. (File No. 39T-17503), prepared by MHBC Planning, File No. 1094 ‘U’, dated December 20, 2018, as red-line amended, which shows a draft plan of subdivision consisting of twenty-one (21) single detached/low density blocks, thirteen (13) street townhouse blocks, two (2) apartment/medium density blocks, four (4) commercial/residential mixed use blocks, two (2) cluster/low rise blocks, one (1) school block, one (1) open space block, seven (7) pathway blocks, three (3) park blocks, one (1) urban reserve/environmental review block, one (1) future road block, two (2) road widening blocks, eleven (11) 0.3 m reserve blocks, all served by two (2) secondary collector/neighbourhood connector roads (Street A and Street D), and nine (9) new local/neighbourhood streets, SUBJECT TO the conditions contained in Appendix “D” appended to the staff report dated September 23, 2019;
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;
it being further noted that the Municipal Council approves this application for the following reasons:
• the proposed and recommended amendments are consistent with the Provincial Policy Statement, 2014 which promotes a compact form of development in strategic locations to minimize land consumption and servicing costs and provide for a range of housing types and densities to meet projected requirements of current and future residents;
• the proposed and recommended amendments conform to the in-force policies of The London Plan, including but not limited to Our Strategy, Our City and the Key Directions, as well as conforming to the policies of the Neighbourhoods and Green Space Place Type;
• the proposed and recommended amendments conform to the in-force policies of the (1989) Official Plan, including but not limited to the Low Density Residential designation, the Multi-Family., Medium Density Residential designation, and the Open Space designation;
• the proposed and recommended amendments conform to the policies of the Southwest Area Secondary Plan;
• the proposed and recommended zoning amendments will facilitate an appropriate form of low and medium density residential development that conforms to The London Plan, the (1989) Official Plan, and the Southwest Area Secondary Plan;
• the proposed and recommended redlined draft plan supports a broad range of low and medium density residential development opportunities within the site including more intensive, mid-rise apartments along the Bostwick Road corridor, limited convenience commercial uses at locations along the Bostwick and Colonel Talbot frontages, and a mixed-use, community oriented development node at the intersection of the proposed secondary collector roads (neighbourhood activity node). The red lined Draft Plan has been designed to support these uses and to achieve an aesthetically-pleasing, mixed-use development that is pedestrian friendly, transit supportive and accessible to the surrounding community; and,
• the proposed amendments to The London Plan and (1989) Official Plan, clauses b) and d) above, are recommended to be refused as the Provincial Policy Statement promotes active transportation and encourages land use patterns which support active transportation, and promotes healthy, active communities by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; The London Plan and the Southwest Area Secondary Plan support sidewalks on both sides of the street, primarily to support walkability, and encourage active mobility, and to ensure planning is in accordance with the Accessibility for Ontarians with Disabilities Act, so that all of the elements of the City are accessible for everyone; and the City’s Complete Streets Design Manual contemplates sidewalks on both sides of the street, to ensure a more “complete” environment that will feature high-quality pedestrian environments and integrate seamlessly with transit services, cycling networks, and automobile users. London’s streets will be designed for connectivity and support the use of active and sustainable modes of transportation. (2019-D09)