That, on the recommendation of the Managing Director, Planning and City Planner, the following actions be taken with respect to the application of The Tricar Group, relating to the property located at 230 North Centre Road:
a) the proposed by-law appended to the staff report dated November 12, 2018 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 to amend the Official Plan to change the designation of the subject lands FROM a Multi-Family, Medium Density Residential designation TO a Multi-Family, High Density Residential designation;
b) the proposed by-law appended to the staff report dated November 12, 2018 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on November 20, 2018 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 a Holding Residential R5/R7/R8 (h-5*R5-7/R7*D75*H12/R8-4*H12) Zone TO a Holding Residential R9 Bonus (h-183*R9-7*B(_)) Zone; it being noted that the B(_) Bonus Zone shall be implemented through one or more agreements to provide for an apartment building height of 15 storeys or 56 metres (183.7ft) with an increased density of up to 192 units per hectare in return for the provision of the following facilities, services, and matters:
i) a high quality development which substantially implements the site plan and elevations appended in the staff report dated November 14, 2018 in Schedule “1” to the amending by-law:
Podium
A) the inclusion of podium townhouse units, seven along the Richmond Street frontage and seven along the North Centre Road frontage;
B) brick as the primary material on the street-facing elevations;
C) individual unit entrances with front door access for all townhouse units;
D) ground floor units with walkways leading to the City sidewalk for all street facing townhouse units;
E) a prominent principle entrance into the apartment building that is easily identifiable by including some or all of the following: a change of massing, a higher level of clear glazing, and/or the incorporation of canopies;
F) a multi-level parking structure that is buffered from the street-facing facades by the inclusion the townhouse units; and,
G) architectural details and design elements on the north podium elevation that will be visible to those entering the City from the north;
Mid Rise Portions
A) a material and colour palette that provides for a cohesive design between all elements of the building including the podium, the mid-rise portions and the tower; it being noted that this could include the inclusion of brick and/or a similar colour to the brick cladding on the podium;
B) a high proportion of glass materials and a relatively low proportion of exposed concrete or similar materials, including floor to ceiling window walls. Use of clear glass balcony barriers; and,
C) the inclusion of window walls on the eight floor matching the top levels of the tower portion;
Tower
A) a material and colour palette that provides for a cohesive design between all elements of the building including the podium, the mid-rise portions and the tower; it being noted that this could include the inclusion of brick and/or a similar colour to the brick cladding on the podium;
B) a high proportion of glass materials and a relatively low proportion of exposed concrete or similar materials, including floor to ceiling window walls. Use of clear glass balcony barriers;
C) a step-back of the fourteenth and fifteenth floors on all tower elevations;
D) the inclusion of window walls on the fourteenth and fifteenth floors;
E) the design of the top of the towers that provides interest to the skyline and is well integrated with the design language of the overall building; and,
F) incorporation of mechanical room with the roofline of the tower;
ii) Transit Station
the financial contribution of funding to the future Transit Station at Masonville Mall in the amount of 1% of the construction value up to $250,000, for the provision of facilities, services, programming, public art or other matters for positive project enhancements to be provided at the time of site plan approval or construction of the station, whichever occurs first;
iii) 1 level of underground parking
iv) publicly accessible civic space located at the southwest corner of the site
c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan approval process:
A) consider designing the exterior elevations of the amenity room with more prominence and relate it further to the corner entrance rather than the design of the townhouses. Both the entrance and amenity room could appear as one from the outside, this would provide for a stronger building presence at the corner;
B) on the south elevation of the corner entrance, extend the glass/spandrel treatment further east up to the brick on the townhouse
C) explore ways to provide interest on the west façade of the 3 storey townhouse at the corner entrance, this could be achieved in many ways including; greenwall, vines, mural, brick patterns, etc.;
D) remove the columns on the balconies on the west elevation of the midrise portion along Richmond Street similar to what is shown on the east elevation. Alternatively, if the columns are necessary consider moving them up against the building making them appear as an extension of the building rather than columns;
E) as three new townhouse units have been added to the east elevation of the podium, consider locating these townhouses further south immediately north of the towns along North Centre Rd as this would provide for an active edge on a very visible portion of building and would provide for a more welcoming entrance to the site.
Ensure any visible portions of the north podium elevation include architectural details and design elements that provide interest in order to avoid large blank portions of wall on the podium; it being noted that this is important as this northern façade will be seen by those entering the City, southbound, at this important gateway;
d) the Civic Administration BE REQUESTED to investigate and report to the Civic Works Committee on the potential installation of a pedestrian crossover on North Centre Road;
it being noted that the Planning and Environment Committee reviewed and received the following communications with respect to this matter:
- a communication from S. Gliksman, Board of Directors and Residents, MSCC#582;
- a communication dated November 1, 2018 from V. Digby, by e-mail;
- a communication dated November 8, 2018 from C. MacKinnon, by e-mail;
- a communication dated November 8, 2018 from R. Croft, 38-145 North Centre Road;
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 recommended amendment is consistent with the Provincial Policy Statement 2014;
• the recommended amendment is consistent with the City of London Official Plan policies and Transit Village Place Type policies of The London Plan;
• the recommended amendment facilitates the development of an undeveloped lot and encourages an appropriate form of development;
• the bonusing of the subject site ensures the building form and design will fit within the surrounding area while providing a high quality design standard;
• the subject site is located in a location where intensification can be accommodated given the existing municipal infrastructure, the nearby arterial roads (Richmond Street & Fanshawe Park Road), large commercial node, and existing and future public transit facilities in the area. (2018-D09)