1Agenda Item d Page #

Transcription

1 1Agenda Item d Page # CHAIR AND MEMBERS - PLANNING COMMllTEE FROM: R. W. PANZER GENERAL MANAGER OF PLANNING AND DEVELOPMENT APPLICATION BY: CITY OF LONDON () ONTARIO LTD. ( ) & ADELAIDE STREET SOUTH, LEATHORNE STREET AND 920 COMMISSIONERS RD. E. PUBLIC PARTICIPATION MEETING ON MONDAY OCTOBER 7:15 PM That, on the recommendation of the General Manager of Planning and Development, based on the application of the City of London () and I Ontario Ltd. () relating to the properties located at Adelaide Street South, all of Leathorne Street, 920 Commissioners Road East and 225 Adelaide Street South: a) a By-law BE INTRODUCED at the Municipal Council meeting on Monday November 1, 2004 to amend the Official Plan, in accordance with the attached amendment, to amend Schedule A, Land Use, to change the designation of the property located at 225 Adelaide Street South FROM Light Industrial To Restricted Service Commercial; b) the request to amend Zoning By-law No. Z.-1 to change the zoning of the property located at 225 Adelaide Street South FROM a Service Station (SS2) Zone TO a Restricted Service Commercial (RSCI ) Zone BE REFUSED; c) a by-law BE INTRODUCED at the Municipal Council meeting on November 1, 2004 to amend Zoning By-law No. Z-1 in accordance with the attached enacting clause in conformity with the Official Plan, as amended in part (a) above to change the zoning of the property located at 225 Adelaide Street South FROM a Service Station (SS2) Zone TO a Restricted Service Commercial (RSCZRSC3) Zone and an Open Space (OS4) Zone; d) a by-law BE INTRODUCED at the Municipal Council meeting on November I, 2004 to amend Zoning By-law No. Z-1 in accordance with the attached enacting clause in conformity with the Official Plan, to: i) change the zoning of the properties at 270, 280, 284, 304, 310 and 314 Adelaide Street South from a Light Industrial (LII) Zone to a Restricted Service Commercial (RSCZRSC3) Zone; ii) iii) change the zoning of the property at 294 Adelaide Street South from a Restricted Service Commercial (RSCI ) Zone to a Restricted Service Commercial (RSC2/RSC3) Zone; change the zoning of the properties fronting both sides of Leathorne Street from a Light Industrial (LII) Zone to a Restricted Service Commercial Special Provision (RSC3/RSC5( )) Zone and to adjust the boundary of the Residential R9 (R9-7*H44) Zone at the northeast corner of Leathorne Street and Commissioners Road East to align with the property boundary of the apartment development at 940 Leathorne Street; 1

2 1Agenda Item k Page # * iv) change the zoning of the property at 244 Adelaide Street South from a Restricted Service Commercial (RSC5) Zone to a Restricted Service Commercial (RSC2/RSC3/RSC5) Zone; v) change the zoning of the property at 920 Commissioners Road East from a Restricted Service Commercial (RSCZRSC4/RSCS) Zone to a Restricted Service Commercial (RSC2/RSC3/RSC 4/RSC5) Zone. It being noted that those lands legally described as lots 24, 25, 26, 27 of Plan 914, located to the south of the Base Line Road East road allowance are intended to be developed and/or utilized in conjunction with the abutting service commercial lands located to the west and south on Adelaide Street South and Leathorne Street, and not as stand alone service commercial lands with access to Emerson Avenue and/or Base Line Road East. RATIONALE ll The expansion of the Restricted Service Commercial land use designation to the north to include 225 Adelaide Street South will permit uses that are compatible with the surrounding uses; the lot is of sufficient size to accommodate the proposed use (Automobile Sales and Service establishment) and the range of uses permitted within the restricted service commercial zones; the proposed change should not have an adverse impact on the existing land and/or building supply of service commercial land or traffic in the area. The recommended zoning changes conform to the Official Plan policies for lands designated Restricted Service Commercial and will support stability throughout this predominately service commercial corridor. The proposed automotive use at 225 Adealide Street South and the range of uses permitted within the recommended restricted service commercial zones are compatible with the surrounding uses. Any redevelopment within this area will be subject to site plan a p prova I. The individual sites throughout the review area can accommodate new development or redevelopment; however, the range and intensity of any new development may be limited by the size of the parcel and the zoning regulations for setbacks, parking, coverage etc. 2

3 ~ LOCATIONMAP I ' I APPLICANT: City of London, Ont Ltd FILE NO: /0Z-6737 PLANNER: LP I DATE PREPARED: 2004/10/13 w+ke N - S Meters I TECHNICIAN: CK Prepared by: Graphics Information Services, Planning & Development 3

4

5 COUNCIL APPROVED ZONING FOR THE SUBJECT SITE: SS2, RSCS RSCzIRSC3, RSCl, Lll, LIITT-I 1, RSCzIRSC3(9)IRSWRSC5, RSCzIRSWRSC5, RSCzIRSC31RSWRS65 OR - OFFICURESIDENTIAL I) LEGEND FOR ZONING BY-LAW Z-I OC - OFFICE CONVERS4ON R1 - SINGLE DETACHED DWELLINGS R2 - SINGLE AND TWO UNIT DWELLINGS 33 - SINGLE TO FOUR UNIT DWELLINGS 34 - STREET TOWNHOUSE 35 - CLUSTER TOWNHOUSE 36 - CLUSTER HOUSING ALL FORMS 37 - SENIOR'S HOUSING 38 - MEDIUM DENSITY/LOW RISE APTS MEDIUM TO HIGH DENSITY APTS HIGH DENSITYAPARTMENTS 31 I - LODGING HOUSE DA - DOWNTOWN AREA RSA - REGIONAL SHOPPING AREA CSA - COMMUNITY SHOPPING AREA NSA - NEIGHBOURHOOD SHOPPING AREA BDC - BUSINESS DISTRICT COMMERCIAL AC - ARTERIAL COMMERCIAL HS - HIGHWAY SERVICE COMMERCIAL RSC - RESTRICTED SERVICE COMMERCIAL CC - CONVENIENCE COMMERCIAL SS - AUTOMOBILE SERVICE STATION ASA -ASSOCIATED SHOPPING AREA COMMERCIAL 2) FOR TOWNSHIP ZONES PLEASE SEE THE RELEVANT A A * ZONING BY-LAW FOR A DESCRIPTION OF REGULATIONS ~~~ ~ CITY OF LONDON DEPARTMENT OF PLANNING AND DEVELOPMENT ZONING BY-LAW NO. Z.4 - SCHEDULE A THIS MAP IS AN UNOFFICIAL EXTRACT FROM THE ZONING BY-LAW WITH ADDED NOTATIONS 1 RO - RESTRICTED OFFICE OF -OFFICE RF - REGIONAL FACILITY CF - COMMUNITY FACILITY NF - NEIGHBOURHOOD FACILITY HER - HERITAGE DC -DAYCARE OS - OPEN SPACE CR - COMMERCIAL RECREATION OB - OFFICE BUSINESS PARK LI - LIGHT INDUSTRIAL GI - GENERAL INDUSTRIAL HI - HEAW INDUSTRIAL EX - RESOURCE EXTRACTIVE UR - URBAN RESERVE "h" - HOLDING SYMBOL "D" - DENSITY SYMBOL "H" - HEIGHT SYMBOL "8" - BONUS SYMBOL "T" - TEMPORARY USE SYMBOL FILE NO: I / MAP PREPARED: I 2004/09/04 I 100 1:5000 LP CK Meters S

6 1Agenda Item # Page # BACKGROUND Date Application Accepted: - August I I, June 19,2003 Agent: Nick Gallo () The purpose and effect of this zoning review is to examine the appropriateness of the zoning applied to these lands and initiate a zone change that recognizes existing uses and implements the Official Plan. ( Ontario Ltd.) Change the Official Plan land use designation from "Light Industrial" to "Restricted Service Commercial". The purpose and effect of this Official Plan amendment is expand the boundary of the Restricted Service Commercial land use designation to the north to include this site. Change the Zoning By-law Z.4 from "Light Industrial (LII )" to Restricted Service Commercial (RSCI)". The purpose and effect of this zoning change is to implement the requested Official Plan amendment and to allow uses similar to those permitted to the south of this property on the both the east and west sides of Adelaide Street South. SITE CHARACTERISTICS: 0 Current Land Use - car wash (225 Adelaide Street South) service commercial / light industrial (review area) 0 Frontage - Adelaide Street South, Leathorne Street, Commissioners Road E. Depth - See Location Map Area - N/A See Location Map Shape - irregular c 0 0 North - Service Commercial / Light Industrial / Residential South Service Commercial East - Recreational / Residential West - Service Commercial 6

7 ~~~ ~ 1Agenda Item d Page # OFFICIAL PLAN DESIGNATION: EXISTING ZONING: Restricted Service Commercial (Z-6509 review area) Light Industrial (225 Adelaide Street South) Service Station (SS2) Zone (225 Adelaide Street South) Light Industrial (LII ), Restricted Service Commercial (RSCI /RSCZRSCYRSOI/RSC6) PLANNING HISTORY I In recent years there have been several requests for zone changes in this area as a result of the inconsistency between the land use designation applied to this area (Restricted Service Commercial) and the zoning of individual sites. Some of these zone changes are listed below for reference. In response, the City of London has initiated a review of the Zoning By-law for these lands which are designated Restricted Service Commercial in the Official Plan but are primarily zoned for light industrial uses in the Zoning By-law. 294 Adelaide Street (Z-6165) On January 21, 2002, Council approved the rezoning of this site from a Service Sation (SS2) Zone to a Restricted Service Commercial (RSCI) Zone. The RSCI Zone permits animal hospitals; automobile rental establishments; automobile repair garages; automobile sales and service establishments; automobile supply stores; automotive uses, restricted; catalogue stores; duplicating shops; home and auto supply stores; home improvement and furnishings stores; kennels; repair and rental establishments; service and repair establishments; studios, and taxi establishments Adelaide St (Z-6168) On February 4, 2002, Council approved the rezoning of this site by adding a Restricted Service Commercial Special Provision (RSC3(9)) Zone variation to permit assembly halls, clinics, commercial recreation establishments, emergency care establishments, funeral homes, laboratories, medicavdental offices and private clubs in addition to the existing permitted uses I Adelaide Street On May 11, 2002, Council approved the rezoning of this site from a Light Industrial (LII) Zone to a Restricted Service Commercial (RSC5) Zone to permit an auction establishment. Other uses permitted within the requested Restricted Service Commercial (RSC5) Zone include bakeries, building or contracting establishments, building supply outlets, bulk sale establishments, dry cleaning and laundry plants, manufacturing and assembly industries with related sales, nursery and garden stores, printing establishments, service trades, support offices, warehouse establishments, wholesale establishments, and, brewing on premises establishments. 964 Leathorne Street (T-I 1) On June 5, 1995, Council approved the temporary zoning of this site to allow a food store (India Spice), with a maximum gross floor area of 230 square metres (2,500 square feet) within an existing building, for period not exceeding three (3) years. The T-I I Zone was renewed on May 19, 1998, and March 19, As a result of the current review (), the owners have not submitted an application to extend the temporary use, as the zoning review will consider the appropriateness of a permanent zone for this site. C 7

8 1Agenda Item k Page # 954 Leathorne Street (A.28104) On February 16, 2004, the Committee of Adjustment refused a minor variance application to add the use of a private club at this location. The application did not meet the tests under the Planning Act for approving a minor variance application as the addition of new uses requires of comprehensive planning review. The applicant was advised of the City initiated zoning review for this area and the applicants' request to consider a private club use at this location has been considered as part of this review. SIGNIFICANT DEPARTMENTIAGENCY COMMENTS Environmental and Engineering Services Department : The City of London's Environmental and Engineering Services Department has not identified any engineering concerns with respect to the aforementioned Zoning By-Law review initiated by the City. Site servicing, grading & drainage, stormwater management and transportation issues will be addressed in detail through the site plan approval process, if required. : The City of London's Environmental and Engineering Services Department offers the following comments with respect to the aforementioned Official Plan and Zoning By-Law amendment application. A road widening dedication to allow for I8 meters from the centerline of Adelaide Street South to the subject sites property line may be required.. The subject lands are located in the Central Thames subwatershed. Stormwater management may be required to control storm flows related to this site. These, among other engineering and transportation issues will be addressed in greater detail through the site plan approval process, if required. PUBLIC L'AISoN: On February 17,2004 Notice of Applications letters were sent surrounding property owners and on February 26 and September 25, 2004, a Notice was placed in the Free Press - On August 17,2004 Notice of Applications letters were sent to surrounding property owners and on August 22 and September 25, 2004, a Notice was placed in the Free Press One phone call! Four letters II 8

9 1Agenda Item t) Page # n The Nature of Liaison: (City Initiated File) In response to several requests for zone changes in this area the City of London has initiated a review of the Zoning By-law for the said lands which are designated Restricted Service Commercial in the Official Plan but are primarily zoned for light industrial uses in the Zoning By-law. The purpose and effect of this zoning review is to examine the appropriateness of the zoning applied to these lands and initiate a zone change that recognizes existing uses and implements the Official Plan. (q Ontario Ltd.) Change the Official Plan land use designation from "Light Industrial" to "Restricted Service Commercial". The purpose and effect of this Official Plan amendment is expand the boundary of the Restricted Service Commercial land use designation to the north to include this site. n Change the Zoning By-law Z.4 from "Light Industrial (LII)" to Restricted Service Commercial (RSCI)'I. purpose and effect of this zoning change is to implement the requested Official Plan amendment and to allow uses similar to those permitted to the south of this property on the both the east and west sides of Adelaide Street South. Responses: One general inquiry One letter of support for the proposed change at 225 Adelaide Street South Three letters requesting specific RSC Zone variations within the review area 954 Leathorne Street requesting RSC3 to allow private club Adelaide Street South requesting various RSC Zone variations I I 310 Adelaide Street South requesting RSC Zone variation that would allow automobile 1 uses. ANALYSIS Existing Situation In response to several requests for zone changes in this area, the City initiated a review of the Zoning By-law for those lands which are designated Restricted Service Commercial in the Official Plan but are primarily zoned for light industrial uses in the Zoning By-law. The zoning review area is bounded by the CN Railway right-of-way to the west, Commissioners Road East to the south, the Base Line Road East road allowance to the north and the property boundary limits of those properties on the east side of Leathorne Street to the east. The property located at 225 Adelaide Street South, located on the west side of Adelaide Street, is also being reviewed and considered for an Official Plan amendment to expand the Restricted Service Commercial designation to the north to include this site. The purpose and effect of this zoning review is to examine the appropriateness of the zoning applied to these lands and initiate a zone change that recognizes existing uses and implements ab 9

10 1Agenda Item # Page # the Official Plan. Planning staff considered the deletion of the Light Industrial (L11) Zone and application of Restricted Service Commercial Zone variations including the RSC2, RSC3 and RSC5 Zones. A Restricted Service Commercial Special Provision (RSC5( )) Zone has been considered for those properties on Leathorne Street to recognize some of the existing light industrial type uses. Although lands on the west side of Adelaide Street South have been included within the review area, they are currently zoned for an appropriate range of service commercial uses as the existing built form and uses clearly demonstrate. Changes to the zoning of these lands are not considered to be necessary. The subject site and the surrounding area include a mix of service commercial, retail, and some low impact light industrial uses. 225 Adelaide Street South is currently occupied by a car wash use. The applicant s intent for this site is to convert the use to an automobile sale and service establishment. The east side of Adelaide Street South includes office, retail, automotive and service trade uses. The lands along both sides of Leathorne Street contain primarily service trade, light industrial and office type uses, including the London and Area Food Bank, Olympia Tile, Pro RESP Corporate Offices, EMCO Distributions, and offices associated with the Thames Valley District School Board. The lands located on the west side of Adelaide Street South and both sides of Commissioners Road East include a Bingo Hall, a church, a private club and retail and commercial uses including a commercial plaza that has a range of retail uses and an eat-in restaurant. There are some building/floor area vacancies along the east side of Adelaide Street South and Leathorne Street. The subject site has frontage on Adelaide Street South, which is an arterial road carrying an average of 20,000 vehicles per day at this location, and on Commissioners Road East which is also an arterial road carrying an average of 27,000 vehicles per day (2002 traffic counts). Official Plan Policy The Restricted Service Commercial land use designation is intended to be developed for a limited range of commercial uses that require sites that are large enough to accommodate extensive, open or enclosed display or storage areas. The Restricted Service Commercial designation is not intended to accommodate retail activities that are better located within the Downtown, Shopping Area or Associated Shopping Area Commercial designations. Permitted uses within Restricted Service Commercial areas include sale of seasonal produce; automotive uses; building supply outlets and hardware stores; furniture and home furnishings stores; warehouse and wholesale outlets; nursery and garden stores; animal hospitals or boarding kennels; light industrial uses which have ancillary retail, wholesale or service functions; construction and trade outlets; repair, service and rental establishments; service trades; commercial recreation establishments; assembly halls and private clubs; similar types of uses that require large, open or enclosed display or storage areas; funeral homes; and service commercial uses which may not be suitable in other land use designations by reason of potential nuisance impacts on adjacent land uses. Secondary uses which serve employees of the Restricted Service Commercial Area or adjacent industrial areas including eat-in restaurants; financial institutions; personal services; convenience commercial uses; a limited amount and range of retail uses; day care centres; medical and dental offices and clinics; and offices associated with wholesale warehouse or construction and trade outlets, and similar support offices may also be permitted in appropriate locations. Zoning on individual sites may not allow the full range of permitted uses. Height, setback, site coverage, and parking requirements in the Zoning By-law will provide for a low-rise, low-coverage scale of development. 10

11 1Agenda Item k Page # 225 Adelaide Street South The lands designated for Restricted Service Commercial development as shown on Schedule "A" - the Land Use Map, are widely distributed and include areas that can accommodate infilling and redevelopment. The limit of the -Restricted Service Commercial land use designation has been interpreted to be the midpoint of the Base Line Road East road allowance which would place 225 Adelaide Street South within the Light Industrial land use designation. The proposed Official Plan amendment and zone change application for 225 Adelaide Street South has been reviewed based on the following criteria : (a) (b) (c) (d) compatibilitv of proposed uses with surrounding land uses, and the likely impact of the proposed development on present and future land uses in the area; the size and shape of the parcel of land on which a proposal is to be located, and the ability of the site to accommodate the intensity of the proposed uses; the SUPDIV of vacant land or vacant buildings in the area which is designated and/or zoned for the proposed uses; and the potential traffic generated by the proposed change, and the likely impact of this additional traffic on City streets, pedestrian and vehicular safety, and on surrounding properties. The subject site is surrounded by service trade uses to the north; service commercial uses including furniture supply outlets, office uses and an auction establishment to the east; CN railway tracks to the west and a private club and service commercial uses to the south. The proposed expansion of the Restricted Service Commercial land use designation to the north to include 225 Adelaide Street South is compatible with the above-noted surrounding uses. The lands at 225 Adelaide Street South consist of a lot frontage of 52 metres ( feet), a lot depth of 72 metres ( feet) and a lot area of 3,804 square metres ( 0.94 acres). The lot is of sufficient size to accommodate the proposed use (Automobile Sales and Service establishment) and the range of uses permitted within the restricted service commercial zones. The proposed change should not have an adverse impact on the existing land and/or building supply of service commercial land in the area nor have a negative impact on traffic in the area. Detailed parking requirements will be addressed when the applicant applies for a change of use permit. A portion of the most westerly limit of this site has been identified by the UTRCA as being within the I00 Year Erosion Limit as identified in Schedule B of the Official Plan. Planning staff are recommending that these lands be placed within an Open Space (OS4) Zone to prohibit development within a hazard area. Recommended Zoning The zoning review area has been separated into two distinct area; those properties fronting onto to the arterial roads (Adelaide Street South and Commissioners Road East); and, those properties fronting on to Leathorne Street. Adelaide Street South / Commissioners Road East Frontage The west side of Adelaide Street South between Commissioner Road East and 225 Adelaide Street South currently consists of the RSC2, RSC3, RSC4 and RSC5 Zone variations. Only those properties that front and/or flank Commissioners Road East contain the RSC4/RSC5 Zone variations while those properties that front the west side of Adelaide Street South compound the RSC2/RSC3 Zone variations. The uses include in the RSC2/RSC3 Zone variations are considered to be appropriate for the Adhlaide Street Commercial Corridor. Uses 11

12 1Agenda Item #h Page # such as automotive services, service trades, private clubs, home furnishings, pharmacies, and liquor stores have functioned well in this area and are better suited to the Adelaide Street Commercial Corridor. Planning staff are recommending the deletion of the existing Light Industrial (Lll) Zone from those properties within the identified area and replacement it with a compound Restricted Service Commercial (RSC2IRSC3) Zone. The result of this change would be the introduction of a wider range of service commercial uses similar to the range of uses available on the west side of Adelaide Street South and on the north side of Commissioners Road East. The compounded RSC2/RSC3 Zone variations would also be added to 244 and 294 Adelaide Street South and the RSC3 Zone variation would be added to 920 Commissioners Road East. The addition of the compounded RSC2/RSC3 Zone in place of the Light Industrial (LII) Zone along the arterial roads is considered to be suitable and will add an appropriate range of service commercial uses that require large sites and a location on a major street Leathorne Street Frontage Due to their limited exposure and location on a local street, the sites located on Leathorne Street are better suited to the types of service commercial uses that are permitted in the RSC3 and RSCS Zone variations, such as: laboratories, auction establishments, building or contracting establishments, nursety/garden stores, printing establishments and building supply outlets. The existing establishments in this area inciude low impact, light industrial uses with associated retail, wholesale and service functions, including the London and Area Food Bank, Olympia Tile, Pro RESP Corporate Offices, EMCO Distributions, and offices associated to the Thames Valley District School Board. The RSCS Zone is similar in function and scale to the Light Industrial (LII ) Zone. A Restricted Service Commercial Special Provision (RSCS( )) Zone is appropriate for those properties on Leathorne Street to recognize some of the existing light industrial type uses. The additional uses recommended in the exception zone include those low impact type light industrial uses included in the existing LI1 Zone that have functioned with minimal impact on surrounding properties and will also allow and contain a use (food store) that has functioned on a temporary basis since 1995 with no negative impacts. The addition of the RSC3 Zone variation would allow commercial uses such as assembly halls, private clubs, commercial recreation establishments, funeral homes, laboratories and medicavdental offices that may assist in revitalizing this area and addressing existing building/floor area vacancies present along this commerciai/industrial corridor. Those lands located to the south of the Base Line Road East road allowance, legally described as lots 24, 25, 26, 27 of Plan 914, are intended to be developed and/or utilized in conjunction with the abutting service commercial lands located to the west and south on Adelaide Street South and Leathorne Street and not as stand alone service commercial lands with access to Emerson Avenue and or Base Line Road East. The lands are currently zoned LII and the recommended zone proposes a RSC3/RSC5( ) Zone. The result of the recommended changes would be the deletion of the Light Industrial (LII) Zone and the introduction of a wider range of service commercial and trade service uses and the retention of those light industrial uses currently occupied in this area and included within the current zone applied to these lands. The special provision would also result in the deletion of the T-I I zone for India Spices (964 Leathorne Street) and allow the containment of that use to its existing location. The proposed changes would also address a minor variance appeal to add a private club use at 954 Leathorne Street. The recommended changes will also adjust the zone boundary for the MF-High Density Residential block at the southeast corner of the Leathome Street / Commissioners Road East intersection by extending the Residential R9 (R9-7*H44) Zone to the northerly limit of this site. 12

13 1Agenda Item # Page # I CONCLUSION ~ I - - The expansion of the Restricted Service Commercial land use designation to the north to include 225 Adelaide Street South will permit uses that are compatible with the surrounding uses; the lot is of sufficient size to accommodate the proposed use (Automobile Sales and Service establishment) and the range of uses permitted within the restricted service commercial zones; the proposed change should not have an adverse impact on the existing land and/or building supply of service commercial land or traffic in the area. The recommended zoning changes conform to the Official Plan policies for lands designated Restricted Service Commercial and will support stability throughout this predominately service commercial corridor. The proposed automotive use at 225 Adealide Street South and the range of uses permitted within the recommended restricted service commercial zones are compatible with the surrounding uses. Any redevelopment within this area will be subject to site plan approval. The individual sites throughout the review area can accommodate new development or redevelopment; however, the range and intensity of any new development may be limited by the size of the parcel and the zoning regulations for setbacks, parking, coverage etc. August 24,2004 LPllp "Attach" PCreport 13

14 1Agenda Item d Page # Responses to Public Liaison Letter and Publication in Living in the City Telephone Written Peter Moreno (320 Adelaide Street) Ali Meddoui (310 Adelaide Street) Sam Maginas ( Adelaide Street) Jack Davis (954 Leathorne Street) Barry Card (304 Adelaide Street) 14

15 1Agenda Item 3 Page # A. PURPOSE OF THIS AMENDMENT The purpose of this Amendment is: AMENDMENT NO. to the OFFICIAL PLAN FOR THE CITY OF LONDON I. To change the designation of certain lands described herein for the City of London. B. LOCATION OF THIS AMENDMENT I. This Amendment applies to lands located in the City of London at 225 Adelaide Street South located on the west side of Adelaide Street South, north of Commissioners Road East. C. BASIS OF THE AMENDMENT The site represents an appropriate location for Restricted Service Commercial given its proximity to an existing service commercial node to the south and frontage onto an. arterial road. A similar designation is applied to the lands immediately south of the site. Located on an established commercial arterial, the site is fully served by municipal piped services, public transit, and has good public accessibility. Surrounding uses are generally commercial in character and the proposed service commercial uses are likely to have minimal impact on existing uses. D. THE AMENDMENT The Official Plan for the City of London is hereby amended as follows: I. Schedule "A", Land Use, to the Official Plan for the City of London Planning Area is amended by designating lands 225 Adelaide Street South, located on the west side of Adelaide Street South, as indicated on "Schedule 1" attached hereto, from Light Industrial to Restricted Service Commercial. 16

16 1Agenda Item # Page # ENACTING CLAUSE BY-LAW NO. Z.4 CITY OF LONDON ZONING BY-LAW BY-LAW NO. Z.-I AMENDMENT Section 28.4 (d) of the Restricted Service Commercial Zone to Bylaw No. Z.4 is amended by adding the following Special Provision: Section No (d) Zone RSCS( ) lands on both sides of Leathorne Street a) Additional Permitted Uses i) Laboratories ii) iii) iv) Printing, reproduction and data processing industries v) Research and development establishments vi) Paper and allied product industries, excluding pulp and paper and asphalt roofing industries Pharmaceutical and medical product industries Existing building located at 964 Leathorne Street may be used for a food store. b) Regulations i) Gross Floor Area (max.) for a food store 230 square metre (2,500 sq. ft.) 15

17 LOCATION MAP CITY OF LONDON DEPARTMENT OF PLANNING AND DEVELOPMENT LEGEND 0 Subject Site Buildings Water %@I Vegetation,:$:,! Fence SUBJECT SITE: I 225 Adelaide St S FILE NO: I MAP PREPARED: I 2004/10/04 LP CK I PREPARED BY Qraphk~r 6 liifonslbn M c n

18 AMENDMENT No. LEGEND DOWNTOWN AREA REGIONAL SHOPPING AREA COMMUNITY SHOPPING AREA NEIQHBOURHOOD SHOPPING AREA ASSOCIAED SHOPPING AREA COMMERCIAL BUSINESS DISTRICT AWERIAL MIXED USE DISTRICT HIG WAY SEW1 CE COMMERCIAL 93% RESTRICTEDMIOHWAY SERVICE COMMERCIAL Lxd RESTRICTED SERVICE COMMERCIAL COMMERCIAL POLICY AREA MULTI- FAMILY, HIGH DENSITY RESIDENTIAL MULTI- FAMILY, MEDIUM DENSIW RESIDENTIAL LOW DENSITY RESIDENTIAL m! OFFICE AREA OFFICEIRESIDENTIAL OFFICE BUSINESS PARK GENERAL INDUSTRIAL LIGHT INDUSTRIAL F/ REBIONAL FACILITY COMMUNITY FACILITY OPEN SPACE URBAN RESERVE - COMMUNITY GROWTH URBAN RESERVE - INDUSTRIAL GROWTH RURAL SEITLEMENT ENVIRONMENTAL REVIEW 1-1 URBAN GROWTH BOUNDARY THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKINQ CONSOLIDATION OF SCHEDULE A To THE CITY OF WNDON OFFICIAL PLAN, WITH ADDED NOTATIONS SCHEDULE 1 TO OFFICIAL PLAN AMENDMEN" NO. b FILE NO. I I MAPPREPARED 0 DEFERRED AREAS =- AREAS 1-,I UNDER APPEAL LP October 04,2004. CK PREPARED Bv: Qrmhior & Information Servlosr SCALE 1:30,000 AML LOCATION \\cl~lell\glrwork\plannln~\pro~s~\p~~~alplan\work~on8o~oo\~mendmentr\oz-6737\aml8\roha~k8xll.aml

19 1Agenda Item Page # I J CITY OF LONDON ZONING BY-LAW BY-LAW NO. Z.4 - AMENDMENT Anne Marie DeCicco Kevin Bain Schedule "A" to By-law No. 2.4 is amended by changing the zoning applicable to lands located at 225 Adelaide Street South, as shown on the map below comprising part of Key Map No. 125, from a Service Station (SSZ) Zone to a Restricted Service Commercial I Technician: File Number: / Planner: LP Date Prepared: 2004/10/14 CK SUBJECT SITE p74 SCALE 1: Meters

20 1Agenda Item # Page # Anne Marie DeCicco CITY OF LONDON ZONING BY-LAW BY-LAW NO. Z.4 - AMENDMENT Kevin Bain MAYOR DAY MONTH YEAR CITY CLERK / Schedule "A" to By-law No. Z.4 is amended by changing the zoning applicable to lands located on the east side of Adelaide Street South, the north side of Commissioners Road East and on Leathorne Street, as shown on the map below comprising part of Key Map No. 125, by changing the zoning of the properties at 270,280,284,304,310 and 314 Adelaide Street South from a Light Industrial (LII) Zone to a Restricted Service Commercial (RSC2IRSC3) Zone; changing the zoning of the property at 294 Adelaide Street South from a Restricted Service Commercial (RSCI) Zone to a Restricted Service Commercial (RSCZIRSC3) Zone; changing the zoning of the properties fronting both sides of Leathorne Street from a Light Industrial (LII) Zone to a Restricted Service Commercial Special Provision (RSC3/RSCS( )) Zone and to adjust the boundary of the Residential R9 (R9=7*H44) Zone at the northeast corner of Leathorne Street and Commissioners Road East to align with the property boundary of the apartment development at 940 Leathorne Street; changing the zoning of the property at 244 Adelaide Street South from a Restricted Service Commercial (RSCS) Zone to a Restricted Service Commercial (RSCZ/RSC3/RSCS) Zone; and, changing the zoning of the property at 920 Commissioners Road East from a Restricted Service Commercial (RSC2/RSC4/RSC5) Zone to a Restricted Service Commercial (RSCZIRSC31RSC 4IRSC5) Zone. _.AMEND.MENT-TO-SCHEDULE-:A'' File Number: / Planner: LP Date Prepared: 2004/10/14 Technician: CK ' SUBJECT SITE va - SCALE Meters