That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by Horizen Developments LP, relating to the property located at 520 Sarnia Road:
a) the proposed by-law appended to the staff report dated April 19, 2022 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on May 3, 2022 to amend The London Plan to create a specific area policy in the Neighbourhoods Place Type at 520 Sarnia Road to permit an 8-storey apartment building and by ADDING the subject lands to Map 7 – Specific Policy Areas – of The London Plan;
b) the proposed by-law appended to the staff report dated April 19, 2022 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on May 3, 2022 to amend the 1989 Official Plan to ADD a policy to Section 10.1.3 – “Policies for Specific Areas” that would modify the ‘Community Commercial Node’ designation to permit an eight (8) storey apartment building with a total of 129 residential units at a density of 168 units per hectare without a commercial component on the ground floor, and also align this policy context with The London Plan;
c) the attached, revised, proposed by-law (Appendix "C") BE INTRODUCED at the Municipal Council meeting to be held on May 3, 2022 to amend Zoning By-law No. Z.-1, (in conformity with the 1989 Official Plan and The London Plan, as amended in clauses a) and b) above), to change the zoning of the subject property FROM a Neighbourhood Shopping Area Special Provision (NSA1(3)) Zone TO a Residential R9 Special Provision Bonus (R9-7(_)*B-_) Zone;
it being noted that the following site plan and urban design matters were raised during the application review process:
i) provide individual or common walkways that connect to the ground floor units to the City sidewalk, to encourage and allow residents and visitors to easily walk to transit and nearby amenities. Landscape buffering can be provided between the amenity spaces and the walkway to delineate the public from the private realm;
ii) provide sufficient setbacks for site plan planting requirements, and sufficient setbacks to retain existing trees and protect offsite tree roots, and/or provide adequate soil volumes for required perimeter plantings;
iii) include a sufficiently sized landscape buffer along the southern property line to provide space for the retaining wall and planting to screen between the residential uses to the south and the parking area;
iv) include all connections to the sewer on Chapman Court from these lands and the adjacent Commercial property (Shell Gas Station); and,
v) provide all details and information regarding all easements, all servicing sewers though the subject site, any and all setbacks as required while ensuring there are no conflicts or encroachments to existing easements and servicing, no buildings or structures are to constructed over top of existing building sewers crossing this property or removal;
d) the Bonus Zone shall be enabled through one or more agreements to facilitate the development of a high-quality residential apartment building, with a maximum height of eight (8) storeys, 129 dwelling units and a maximum density of 168 units per hectare, which substantively implements the Site Plan and Elevations appended to the staff report dated April 19, 2022 as Schedule “1” to the amending by-law in return for the following facilities, services and matters:
1) Exceptional Building Design
• a built form located along Sarnia Road that establishes a built edge with primary building entrance, street oriented units and active uses along this frontage;
• treatment of the first three-storeys of the proposed building contrasts with the remainder of the building above to clearly delineate the attractive, pedestrian-oriented area within the public realm;
• a contemporary flat roof, with modern cornice lines and canopies for the balconies along the north side of the building, effectively announce the top of the building and help distinguish the building along the corridor;
• an adequately sized interior side yard setback is provided to allow for ample space for pedestrian connections, bicycle parking and landscaping to transition between he proposed building and the existing uses to the northeast;
• a larger than required rear yard setback is proposed between the building and the medium-density and high-density residential uses to the south, southeast and southwest;
• each elevation incorporates vertical portions of the building that are offset to provide for a unique visual variety and texture along the façade;
• a variety of materials, colours and textures break up the massing of the building into smaller sections, both vertically and horizontally, to appropriately frame the street and enhance the streetscape; and
• universal accessibility including units that provide the opportunity for any and all demographics, able-bodies or not, to live in the proposed development;
2) Provision of Affordable Housing
• a total of two(2) bachelor residential units will be provided for affordable housing;
• rents not exceeding 80% of the Average Market Rent (AMR) for the London Census Metropolitan Area as determined by the CMHC at the time of building occupancy;
• the duration of affordability set at 50 years from the point of initial occupancy;
• the proponent enter into a Tenant Placement Agreement (TPA) with the City of London to align the affordable units with priority populations;
• these conditions to be secured through an agreement registered on title with associated compliance requirements and remedies.
e) pursuant to Section 34(17) of the Planning Act R.S.O. 1990, c. P. 13, as determined by the Municipal Council, no further notice BE GIVEN in respect of the proposed by-laws as the recommendation implements the same height of eight (8) storeys, and same number of proposed units of 129 for which public notification has been given;
it being noted that the Planning and Environment Committee received a revised recommendation, by-law and staff presentation with respect to this matter;
it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:
• M. Campbell, Zelinka Priamo Ltd.; and,
• D. Radakovic, 30 Chapman Court;
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, 2020, which encourages the regeneration of settlement areas and land use patterns within settlement areas that provide for a range of uses and opportunities for intensification and redevelopment. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future;
• the recommended amendment conforms to the in-force policies of The London Plan including but not limited to, Our City, Key Directions, City Design and City Building, and will facilitate a built form that contributes to achieving a compact, mixed-use City;
• the recommended amendment meets the criteria for specific area policies in the 1989 Official Plan;
• the recommendation aligns the policy context of the 1989 Official Plan with The London Plan policies to exclusively permit the proposed residential development;
• the recommended amendment facilitates the development of an underutilized property and encourages an appropriate form of development;
• the recommended amendment facilitates the development of affordable housing units that will help in addressing the growing need for affordable housing in London. The recommended amendment is in alignment with the Housing Stability Action Plan 2019-2024 and Strategic Area of Focus 2: Create More Housing Stock; and,
• the recommended bonus zone for the subject site will provide public benefits that include affordable housing units, barrier-free and accessible design, transit supportive development, and a quality design standard to be implemented through a subsequent site plan application. (2022-D09)