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That, on the recommendation of the Managing
Director, Planning and City Planner, the following actions be taken with
respect to the application of Revera Inc., relating to the properties located
at 3350 and 3460 Morgan Avenue:
a)
the
proposed by-law appended to the staff report dated June 6, 2017, as Appendix
"A" BE INTRODUCED at the Municipal Council meeting to be held on
June 13, 2017 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
Community Shopping Area Special Provision
(h•h-11•h-63•h-82•h-95•h-100•h-105•h-135•CSA5(3)) Zone TO a Holding
Residential R7 (h•h-11•h-21•h-63•h-82•h-95•h-100•h-105•h-135•R7•D27 •H8)
Zone; and,
b)
the
Site Plan Approval Authority BE REQUESTED to consider the following design
issues through the site plan process:
i)
locate
parking in the rear and/or side yards of the Continuum-of-Care Facility, and
screen any parking areas that are visible from the public street;
ii)
the
design of the amenity space (in front of the building) should respond to the
curved street. Consider developing the landscape treatment, including any
fencing or landscaped wall, to enhance the street edge;
iii)
include
articulated building facades and rooflines, and use a coordinated, high
quality material palette;
iv) ensure
windows are proportional to the facades they are on, and minimize large blank
walls;
v) ensure
a strong pedestrian connection between the main building entrance and the
public sidewalk on Morgan Avenue; and,
vi) the
development of the site be generally in keeping with the revised site plan appended
to the staff report dated June 6, 2017, as Appendix “B";
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
regarding these matters;
it being noted that the Municipal Council
approves this application for the following reasons:
·
the
recommended amendment is consistent with the 2014 Provincial Policy Statement
which encourages a range and mix of land uses, and directs municipalities to
permit all forms of housing required to meet the needs of current and future
residents, including special need requirements;
·
the
recommended amendment is consistent with the policy direction in the London
Plan that envisions
Shopping
Areas becoming mixed-use areas. The proposed development is in keeping with
the planned form and intensity of Shopping Areas;
·
the
recommended amendment conforms to the 1989 Official Plan, and will implement
the Community Commercial Node policies. Community facilities, such as the
proposed Continuum-of-Care Facility, are permitted through Zoning By-law
Amendments;
·
the
Southwest Area Secondary Plan does not provide specific policy direction or
guidance for lands in the Commercial designation in the Central Longwoods
Residential Neigbourhood that would supersede the Community Commercial Node
policies in the Official Plan. The proposed development is consistent with the
Urban Design policies in the Southwest Area Secondary Plan; and,
·
the
subject site is an appropriate size and configuration to accommodate the
proposed use in keeping with the standard Residential R7 Zone regulations. (2017-D09)
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