PLANNING JUSTIFICATION REPORT

Transcription

1 PLANNING JUSTIFICATION REPORT. on behalf of Ontario Inc. (Robert Isaac). in support an Official Plan Amendment and Rezoning to permit a selected OFFICE uses and Existing uses.. at Saskatoon Street and Saskatoon Street in the City of London. March

2 TABLE OF CONTENTS 1.0 Introduction.... page Proposal and Site Context.... page Planning Policy... page Provincial Policy Statement.. page City Official Plan page London Plan.. page City of London Zoning By-law... page Recommended Zoning page Parking.. page Conclusion.... page 17 Bibliography. page 18 Figures Figure 1 Location Map Figure 2 Location Ortho Map Figure 3 Aerial oblique View of Sites Figure 4 photos of interior space Figure 5 Zoning Map Appendix 1 City Record of Pre-application Appendix 2 Conceptual Site Plans of east and west Blocks Appendix 3 letter to Zoning Administrator on defining existing uses. 2

3 1.0 INTRODUCTION The following document is a Planning Justification Report for an Official Plan Amendment (OPA) application and a Zoning By-law Amendment (ZBA) application to permit the existing buildings to be used for selected OFFICE USES and continue to permit existing uses, such as a studio, auto tire sales and service outlet and a warehouse. The applications are for two sites that were developed as one complex in the 1950s, separated by Saskatoon Street and comprise: 1. The West Block from Saskatoon Street containing a 1 storey building of 2782 m2 gfa. 2. The East Block from Saskatoon Street containing a 1 and 2 storey building of 3238 m2 gfa. See Figure 1. The Planning Justification Report follows two preceding Planning Justification Reports that were dealt with through application during The subject Report closely follows the recent Pre-consultation with City Planning and to which the RECORD OF PRE-APPLICATION is contained in the Appendix. Figure 1: Location Map of Subject Lands showing subject sites, comprising 1. The West Block from Saskatoon Street. 2. The East Block from Saskatoon Street. (source: City of London) 3

4 The subject lands are presently Residential R2-3/ Light Industrial LI8. The R2-3 Zone permits low density residential forms of housing such as single-detached and semi-detached dwellings. The LI8 zone permits existing industrial uses, including Support Offices. Neither zone permits the selected Office uses that the owner intends. Therefore a rezoning is required. Since all re-zonings must conform to the land use policy framework of the Municipality, known as the Official Plan it is important to note the entire lands are designated LOW DENSITY RESIDENTIAL. This designation permits a variety of housing forms of a low density low profile nature. It permits medical dental offices and convenience stores, as a secondary use. It does not permit the office use existing or proposed and therefore an Amendment to the Official Plan is required as well. From Pre-consultation, a Chapter 10, SPECIAL POLICY would be necessary to deal with this very unique land use and existing built form situation. The London Plan is taken into account as well later in this Report. The Report demonstrates that the proposed OFFICE uses and existing uses, as well as retaining the existing Residential Zone uses would be generally in-keeping with Provincial and Municipal land use planning policies, is suitable for the subject lands, and would be compatible with neighbouring land uses. 2.0 THE SITE CONTEXT AND PROPOSAL Ontario Inc. (Robert Isaacs) own the two parcels of land and buildings as follows: 1. The West Block from Saskatoon Street on a site with 235 m frontage on Saskatoon Street, 20 m frontage on Borden Street, and site area of 6374 m2 and a single storey building of 2782 m2 gfa. 2. The East Block from Saskatoon Street. on a site with 185.2m frontage on Saskatoon Street, 25 m frontage on Borden Street, and a site area of 5542 m2 and a single partial 2-storey building of 3238 m2 gfa. See Figure 3. See Appendix 2 for CONCEPTUAL SITE PLANS for both the EAST AND WEST BLOCKS. 4

5 Figure 2 - Location Ortho Map of Subject Lands showing subject the two sites, being and Saskatoon Street. (source: City of London) HYDRO ONE LANDS The proponent also leases a strip of land from Hydro One (the owner being Infrastructure Ontario) abutting to the WEST BLOCK, which accommodates 46 parking spaces. The lease is for 5 year terms and the Proponent is currently within the third term. Permission for the 5

6 parking was granted by the Committee of Adjustment in The Proponent intends to continue the lease. The 46 spaces are not eligible to count towards required off-street parking requirements because of the absence of permanence of parking based on the 5 year lease term. Figure 3 (above) Aerial oblique view of East and West Blocks showing building, off-street parking, street parking and Hydro One corridor (top) with leased parking on it. AUTODATA The current owner has owned the premises since the early 2000 s and over the last 15 years Autodata, evolved as a successful technology research and development data centre who continually leased more building space until December 2017 when it occupied 2323m2 of space on the West Block, and 2588m2 of space (1650 m2 for office and 938 m2 for warehouse) on the East Block. The comprised 82% of the building space. Auto Data continues to grow, to the extent that they have relocated to a Downtown location, leaving major vacancy. Autodata is considered a SUPPORT OFFICE use within the context of the City s Zoning Bylaw. The proposed rezoning (and official plan amendment) would recognize and broaden the PERMITTED USES, and thereby the market opportunity to utilize the existing office space. Also, it is critical to the owner and to the existing businesses to continue to permit the 6

7 existing Auto Tire Sales outlet, the Karate Studio and the existing warehouse space, as described above. DALE BRAIN INJURY SERVICES (DBIS) seeks the WEST BLOCK Since the previous City pre-consultations, Dale Brain Injury charitable organization has elected to relocate its office headquarters to the West Block building and consume all of the vacant space which would be 2305 m2 gfa, with the existing 477 m2 Auto Tire Sales outlet remaining. Dale Brain Injury Services provides services to persons affected by acquired brain injury supporting individuals to maximize their strengths and live healthy meaningful lives. DBIS would operate with approximately 45 employees and what they refer to as allied help whom are medical and psycho-therapeutic, and physio/occupational therapist specialists. DBIS operates from 8 a.m. thru 5 p.m. during the 5 week days, and occasionally have employee and client professional group sessions in the evenings and on weekends. DBIS has a clientele that come to appointments for therapy and counselling during the weekdays. The City s Zoning Bylaw (ZB) would define the DBIS use as a OFFICE, CHARITABLE ORGANIZATION use as follows: OFFICE, CHARITABLE ORGANIZATION means a building or part thereof in which the administrative functions of a registered charitable organization are carried out as the primary function, including but not limited to such uses as design, printing, assembly and distribution of information materials related to the use, customer service and data processing related to the use, warehousing/storage of supplies related to the use, and training and conference facilities and public education programs related to the use. This OFFICE, CHARITABLE ORGANIZATION use is being requested in the rezoning. The parking rate for the above office use would be 1 space per 40 m2. The parking rate required for SUPPORT Office is 1 per 45 m2. The ZB would require 58 spaces for the DBIS use (i.e m2 gfa divided by 40 m2 per space). The 59 parking spaces on-site would provide ample parking for the DBIS and the existing Auto Tire outlet. EXISTING RESIDENTIAL R2-3 ZONE In addition to the above, it is requested that the existing RESDIENTIAL R2-3 zone be retained on both the EAST and WEST BLOCKS. The adjacent residential neighbourhoods are zoned R2-3. This zone helps to implement the LOW DENSITY RESIDENTIAL land use designation on the 7

8 subject lands arising from the existing Official Plan and the NEIGHBOURHOOD place type of the London Plan. EAST BLOCK FUTURE USES Currently, there are no proposed uses for the EAST BLOCK as is the case for the WEST BLOCK. The existing uses are the karate studio and the warehouse. THE OWNER S REQUEST IS FOR THE FOLLOWING PERMITTED USES IN THE ZONING BYLAW On the West Block The total building area is 2782 m2, and within the existing building the following uses are requested: 1. Office, Support 2. Office, charitable organization 3. the existing Dave s Auto Tire Sales which occupies 477 m2 and located at #385 Saskatoon Street. 4. Residential R2-3 zone On the East Block -- The total building area is 3238 m2 and within the existing building the following uses are requested: 1. Office, Support 2. the existing 940 m2 warehouse at # Saskatoon Street 3. the existing Daypuck Karate studio occupying 479 m2 on the second floor portion at #380 Saskatoon Street. 4. Residential R2-3 zone Surrounding Land Uses To the East of the subject lands of both sites is a residential neighbourhood of single detached dwellings and zoned Residential R2-3 permitting single, semi-detached and duplex dwellings. To the West of the subject lands of both sites is a residential neighbourhood of single detached dwellings and zoned Residential R2-3 permitting single, semi-detached and duplex dwellings. To the South of the subject lands of both sites is a residential neighbourhood of single detached dwellings and zoned Residential R2-3 permitting single, semi-detached and duplex dwellings. To the North of the subject lands of both sites is commercial development oriented to the major\arterial road of Dundas Street, and zoned ASA Associated Shopping Area. 8

9 The following Figure 4 show some of the interior quality space for office based uses, compiled by Royal LePage. Figure 4 photos showing high quality interior office uses space. 9

10 3.0 PLANNING POLICY 3.1 Provincial Policy Statement (PPS) The PPS generally encourages the efficient use of land and resources and promotes infill development as per Section The proposal is within a designated settlement area and helps promote its vitality and regeneration as per Section The proposal would be on full municipal services if needed, as is preferred by Section of the PPS. The proposal would support a business that contributes to local employment and prosperity (Section 1.3). In the opinion of the writer, the requested Office uses and permission to continue the existing uses would be consistent with the Provincial Policy Statement (PPS). 3.2 City of London Official Plan (OP) The subject lands are designated LOW DENSITY RESIDENTIAL under the City of London Official Plan (OP) Schedule A Land Use. Section 3.3 permits a broad range of low density, low profile residential dwelling types. It permits secondary uses as well, but it does not permit the office uses, as proposed. From Pre-consultation it has been recognized that there exists substantial well maintained office buildings and that a sufficiently unique situation prevails which is best dealt with in terms of Land Use Planning permissions, through a Chapter 10 Special Policy. Section sets out the PURPOSE and Criteria for a SPECIAL POLICY AREA as follows: Notwithstanding the other land use policies contained in Section II of this Plan, policies for Specific Areas may be applied where the application of existing policies would not accurately reflect the intent of Council with respect to the future use of the land. The adoption of policies for Specific Areas may be considered where one or more of the following conditions apply: i) The change in land use is site specific, is appropriate given the mix of uses in the area, and cannot be accommodated within other land use designations without having a negative impact on the surrounding area. ii) The change in land use is site specific and is located in an area where Council wishes to maintain existing land use designations, while allowing for a site specific use. 10

11 iii) The existing mix of uses in the area does not lend itself to a specific land use designation for directing future development and a site specific policy is required. iv) The policy is required to restrict the range of permitted uses, or to restrict the scale and density of development normally allowed in a particular designation, in order to protect other uses in an area from negative impacts associated with excessive noise, traffic, loss of privacy or servicing constraints. It would appear that the unique circumstances of the existing land uses and built form on the two existing sites meet criteria ii) and iii) above, although i) and iv) are also partly relevant to the criteria. In essence a special policy is required to enable the existing substantial well maintained buildings to be used for Office uses and existing uses, that are expected to be compatible with the adjacent residential neighbourhoods, while respecting its location on a secondary collector road, adjacent to a major commercial corridor (i.e. Dundas Street). It also contains some existing non-office and non-residential uses that are to be maintained. Finally, it is believed by City Planning that there is a need to enable the underlying land use designation which is LOW DENSITY RESIDENTIAL. Therefore, it is the opinion of the writer that criteria II above is met. Criteria III is also capable of being satisfied but not necessary to qualify for the Chapter 10 special policy. The SPECIAL POLICY proposed, would read as follows: In addition to the uses permitted in the Low Density Residential designation, on the lands, comprising two separate sites, known as Saskatoon Street located on the west side and Saskatoon Street located on the east side, the following uses may be permitted in the EXISTING BUILDINGS: Office, Support Office, Charitable Organization at Saskatoon Street the existing Automotive Garage which occupies 477 m2 and located at #385 Saskatoon Street. the existing 940 m2 Warehouse at # Saskatoon Street the existing Studio occupying 479 m2 on the second floor portion at #380 Saskatoon Street. Section sets out policies on Planning Impact Analysis that will be required on all applications for policies for Specific Areas. The appropriate criteria to be applied will be determined from potential impacts on surrounding land use designations. 11

12 The Planning Impact Analysis applied here would arise from chapter 3, RESIDENTIAL POLICIES, and specifically section Planning Impact Analysis which states that it. will be carried out and proposals for changes in the use of land will be evaluated on the basis of criteria relevant to the proposed change. Where an Official Plan amendment and/or zone change application is being considered the following criteria may be considered: (a) compatibility of proposed uses with surrounding land uses, and the likely impact of the proposed development on present and future land uses in the area. RESPONSE: Land Use Compatibility is about ensuring nuisances and hazards are not produced by the introduction of new land uses and building types or form, such that neighbouring properties would be adversely impacted. Land Use Compatibility can be measured on the basis of the following criteria: 1. Impact on human health and safety 2. Nuisance of noise, odours, unsightliness, and glare 3. Loss of privacy (from overviewing etc.) 4. Traffic of vehicles (type and number) The reasons that the proposed list of permitted uses would be compatible area as follows: i. The existing buildings would remain. ii. The proposed permitted used would be very similar or the same uses as has been present for 20 years. There have been no complaints from adjacent residences to our knowledge. iii. On the WEST BLOCK the buildings and parking are separated from the residential neighbourhoods by a Hydro One power transmission corridor of 30 m in width. On the EAST BLOCK the buildings and parking are separated by a private lane of 6 m in width and substantial existing wooden privacy fencing. The existing office uses have throughout the recent past, demonstrated compatibility. (b) 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 use; RESPONSE: The existing buildings are accommodated on the existing site area and shape without any difficulty or problems. The special policy proposed along with the implementing zoning amendment would restrict permitted uses and the size of permitted uses that require higher parking standards in order to prevent over-taxing the parking availability. This protects the adjacent neighbourhoods from potential on-street parking demanded by the permitted uses.. 12

13 (c) the supply of vacant land in the area which is already designated and/or zoned for the proposed use; and RESPONSE: there is limited land supply of vacant land in the area for offices, although the Dundas Street corridor could accommodate office uses in redevelopment situations. There is little vacancy of commercial buildings in the area. These buildings exist which diminishes the importance of this criteria. (d) the proximity of any proposal for medium or high density residential development to public open space and recreational facilities, community facilities, and transit services, and the adequacy of these facilities and services. RESPONSE: the subject lands are located between two residential neighbourhoods on the east, west and south. To the north is the Dundas Street commercial corridor which provides a broad range of services within walking distance of the employees in the subject lands. Dundas Street carries significant transit service by the London Transit Commission. (e) the need for affordable housing in the area, and in the City as a whole, as determined by the policies of Chapter 12 - Housing. RESPONSE: The conversion of the existing buildings could lead to affordable housing but a rezoning would be necessary to achieve this. The R2-3 zoning that is requested to be maintained, could also be affordable housing. Since a OFFICE uses are proposed within existing buildings that have been used for office uses, the importance of the criteria is diminished. (f) the height, location and spacing of any buildings in the proposed development, and any potential impacts on surrounding land uses; RESPONSE: the existing buildings are known and have evolved to fit with the adjacent neighbourhoods. (g) the extent to which the proposed development provides for the retention of any desirable vegetation or natural features that contribute to the visual character of the surrounding area; RESPONSE: There is minimal natural heritage to account for but front yard landscaping is in place and would be well maintained as it is currently. (h) the location of vehicular access points and their compliance with the City s road access policies and Site Plan Control By-law, and the likely impact of traffic generated by the proposal on City streets, on pedestrian and vehicular safety, and on surrounding properties; 13

14 RESPONSE: The existing buildings with past office uses have occurred for several decades and no traffic problems have been experienced. There is basically two accesses onto Saskatoon Street for both sites. There are other access points on intersecting local streets such as Boren and Whitney. (i) the exterior design in terms of the bulk, scale, and layout of buildings, and the integration of these uses with present and future land uses in the area; RESPONSE: The buildings exist and have been repaired and improved over the last 15 years. There is potential for more façade improvements depending on tenants. (j) the potential impact of the development on surrounding natural features and heritage resources; RESPONSE: with no change proposed there would be no adverse impact on surrounding features. (k) constraints posed by the environment, including but not limited to locations where adverse effects from landfill sites, sewage treatment plants, methane gas, contaminated soils, noise, ground borne vibration and rail safety may limit development; RESPONSE: The only constraint is the availability of on-site parking and the zoning will limit parking intensive uses. (l) compliance of the proposed development with the provisions of the City s Official Plan, Zoning By-law, Site Plan Control By-law, and Sign Control By-law; and RESPONSE: rezoning is part of this report and application submission and regulations. (m) measures planned by the applicant to mitigate any adverse impacts on surrounding land uses and streets which have been identified as part of the Planning Impact Analysis; RESPONSE: The only potential adverse impact would be from the availability of on-site parking and the zoning will limit parking intensive uses. (n) impacts of the proposed change on the transportation system, including transit. RESPONSE: With the amount of parking and the proximity to the Dundas Street commercial corridor, public transit usage would be impacted positively. In conclusion, and based on the above analysis, it is the opinion of the writer that the proposal would be in general conformity with the Official Plan land use policies. 14

15 3.3 The London Plan (LP) The London Plan was adopted by Council in June 2016 and is not fully approved or in effect due to appeals. The subject lands are within a NEIGHBOURHOOD PLACE TYPE. The subject lands are located on a NIEGHBOURHOOD CONNECTOR and Table 10 would permit residential forms of housing up to triplex intensity and small scale community facilities. The selected Office uses would not be permitted. 4.0 CITY OF LONDON ZONING BY-LAW FRAMEWORK The subject lands are presently Residential R2-3/ Light Industrial LI8. The R2-3 Zone permits low density residential forms of housing such as single-detached and semi-detached dwellings. The LI8 zone permits existing industrial uses. It is understood that this zone has been applied to the subject lands since 1993 when the City-wide Zoning Bylaw Figure 5 Zoning Map R2-3 / LI8 took effect. It is unclear about the type and nature of industrial sues that were in existence at the time. It is understood that Auto Data was occupying the premises since This company is a high technology company serving the auto industry and it included a research and development function. Both high technology and research and development are typically an office based land use. Auto Data was deemed to be and therefore permitted. The City Zoning Administrator agrees that Auto Data is a SUPPORT OFFICE. The existing compound zoning does not permit the selected OFFICE uses nor recognize the existing commercial uses. 15

16 The requested and more suitable zoning to reflect the current land uses and intended office uses would be the RESTRICTED OFFICE (RO) ZONE- and its GENERAL PURPOSE is that it provides for and regulates new office uses outside of the Downtown area in small scale office buildings primarily in areas designated Multi-family Medium Density Residential in the Official Plan. 5.0 Parking Analysis WEST BLOCK Saskatoon Street The conceptual site plan in the Appendix shows the existing parking availability comprising: 59 on-site spaces 46 Hydro One land spaces ( leased) 13 on street parking 118 total spaces available Only the 59 spaces are eligible to count towards the Zoning Bylaw required spaces. The existing building area is 2782 m2 and the following scenarios help to analyze parking sufficiency. SCENARIO ONE - assume the whole building is SUPPORT OFFICES, the parking requirement is 1space/ 45 m2 x2782 m2 = 62 space required versus the 59 available. SCENARIO TWO - assume the whole building is CHARITABLE OFFICES, the parking requirement is 1space/ 40 m2 x2782 m2 = 70 space required versus the 59 available. SCENARIO THREE - THE MOST REALISTIC ONE AS THIS REPORT IS BEING WRITTEN IS to assume the 2305 m2 of the building is CHARITABLE OFFICES parking at 1/40 m2 = 58 spaces AND the existing Auto Tires Sales outlet is considered and automotive use restricted ( in the city s Zoning Bylaw) with 2 bays requires 7 spaces per bay space. The total required is 14 spaces ADDED to the 58 spaces above = a 72 spaces required versus the 59 available. In effect there are an additional 46 spaces available on the Hydro One lands. There are also 13 spaces on Saskatoon Street that are too distant for any other property nearby to likely utilize. In the writer s opinion, there would be sufficient parking for permitted uses being requested, described above. EAST BLOCK Saskatoon Street The conceptual site plan in the Appendix shows the existing parking availability comprising: 16

17 56 on-site spaces 23 on street parking 79 total spaces available Only the 56 spaces are eligible to count towards the Zoning Bylaw required spaces. The existing building area is 3238 m2 and the following scenarios help to analyze parking sufficiency. SCENARIO ONE - assume the whole building is SUPPORT OFFICES, the parking requirement is 1space/ 45 m2 x3238 m2 = 72 space required versus the 56 available. SCENARIO TWO - THE MOST REALISTIC ONE AS THIS REPORT IS BEING WRITTEN IS to assume: the 1819 m2 of the building is SUPPORT OFFICES parking at 1/45 m2 = 41 spaces; the existing STUDIO utilizes 479 m2 gfa and requires 1 / 45 m2 = 11 spaces; the existing WAREHOUSE utilizes 980 m2 and requires 1 space/200 m2= 5 spaces; for a grand total of 57 spaces required versus the 46 that are on site and 69 that are available. In the writer s opinion, there would be sufficient parking available for the permitted uses being requested as described above. 6.0 The RECOMMENDED ZONING The recommended base zoning is the combination zone of Residential R2-3/ Restricted Office - (special provision **). The RESIDENTIAL R2-3 zone that exists now is recommended to remain on the lands, is the same zone that is on the adjacent neighbourhoods and supports the policy from the Official Plan. 1. The special provision recommended zone for the WEST BLOCK is as follows: R2-3/RO(special provision**) with the following provision: Office, Support and Charitable (office) uses shall be permitted within the existing building. The existing AUTO REPAIR GARAGE shall be permitted AT 385 Saskatoon Street not to exceed 477 m2 gfa and be an added secondary use that is part of the 20% maximum of the total building gross floor area. 17

18 The minimum lot size and area for the R2-3 zone shall be the existing lot area and frontage of each site in order to prevent fragmented development. Parking 59 spaces minimum 2. The special provision recommended zone for the EAST BLOCK is as follows: R2-3/RO(special provision**) with the following provision: Office, SUPPORT use shall be permitted. The existing STUDIO on the second floor of #380 Saskatoon Street shall be permitted and not to exceed 479 m2 gfa. The existing WAREHOUSE use of 938m2 is permitted at # Saskatoon Street shall be permitted. The minimum lot size and area for the R2-3 zone shall be the existing lot area and frontage of each site in order to prevent fragmented development. Parking 46 spaces minimum 7.0 Conclusion Based on the aforementioned planning analysis, the proposal has been demonstrated: 1. to be a logical development on the subject lands for the conversion of the existing buildings. 2. to be consistent with the PPS; 3. to be in general conformity with the City of London Official Plan and the London Plan, notwithstanding the need for amendment; 4. to contribute to local employment and the economy; 5. Locationally, the site is excellent in offering an alternative for office uses in the east side of the City in a small scale fashion. 6. Contextually, there is sufficient separation and/or screen and buffering to adjacent residential uses to achieve compatibility. 7. The Light Industrial Zone LI8 would be removed. 8. There is ample parking available for the likely PERMITTTED USES. 18

19 Bibliography 1. City of London Official Plan The London Plan City of London Zoning Bylaw Z-1 4. Provincial Policy Statement APPENDIX 1 City Record of Pre-application APPENDIX 2 Conceptual Site Plans for both EAST AND WEST BLOCKS. APPENDIX 3 letter to Zoning Administrator on defining existing uses. 19

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26 CITY OF LONDON ZONING DATA SHEET ZONING DATA SHEET ZONING BY-LAW AMENDMENT To be completed by Applicant as part of Complete Application File No. Description of Land Municipal street address: Saskatoon Street Legal Description: Part of Lot 9, Lots 10-13, RP768, Part of Block A, Lot 1, N/S Borden Street Street Frontage / Street Flankage (name): 240 m Existing Zone(s) in Z.-1 Zoning By-law: Residential R2-3/Light Industrial LI8 WEST BLOCK Proposed Zone(s) in Zoning By-law: R2-3/OF7 (special provisions) BY-LAW RESTRICTIONS REQUIRED (PROPOSED ZONE) AS SHOWN ON PLAN (a) Use Range of office uses and secondary uses Same through applications (b) Lot Area (m 2 ) Min (c) Lot Frontage (m) Min assume Saskatoon Street as Frontage (d) Front Yard (m) Main Building/ Garage (m) Min ****** (e) Rear Yard (m) Min 1 m per 3 m of bldg.. ht. = 5 m 8.6 (f) Interior Yard (m) Min 1 m per 3 m of bldg.. ht. = 5 m 21 (g) Interior Yard (m) Min na ---- (h) Exterior Yard (m) Min (i) Lot Coverage (%) Max ***** (j) Landscape Open Space (% min) ***** (k) Height (m) Max (l) Off-street Parking 1 space /40m2 and 7 per bay = 72 59***** (m) Bicycle Parking 7% of 72 spaces = 5 5 (n) Parking Area Coverage (%) Max na -- (o) Parking Set Back 3m from roads and 1.5m from interior 0 ***** (p) Gross Floor Area (m²) Max ***** (q) Gross Floor Area For Specific Uses (m²) Max ***** (r) Yard Encroachments (if applicable) none -- (s) Density Units Per Hectare Max na -- (t) Special Provisions none Recognize existing use of auto restricted ****** (u) Other By-law Regulations COMMENTS ***** denotes non-compliance but this should be accommodated by the following: SEE PLANNING JUSTIFICATION REPORT BY KIRKNESS CONSULTING INC. MARCH 2018 Recognize and PERMIT EXISTING BUILDINGS and existing parking of 59 spaces at the time of passing of the ZBA. 8

27 CITY OF LONDON ZONING DATA SHEET NOTE: Please be sure to carefully review and include data / details related to: - General Provisions (Section 4) of the Zoning By-law - Regulations Section and Table for Proposed Zone - Zoning By-law Definitions The Applicant is responsible for submitting complete & accurate information on the Zoning Data Sheet and associated plans. Failure to provide complete & accurate information on the Zoning Data Sheet and associated plans will result in processing delays, and may require the submission of a revised Zoning By-law amendment application. 8

28 CITY OF LONDON ZONING DATA SHEET ZONING DATA SHEET ZONING BY-LAW AMENDMENT To be completed by Applicant as part of Complete Application File No. Description of Land Municipal street address: Saskatoon Street Legal Description: Part of Lot 9, Lots 10-13, RP768, Part of Block A, Lot 1, N/S Borden Street Street Frontage / Street Flankage (name): 240 m Existing Zone(s) in Z.-1 Zoning By-law: Residential R2-3/Light Industrial LI8 EAST BLOCK Proposed Zone(s) in Zoning By-law: R2-3/RO (special provisions) BY-LAW RESTRICTIONS REQUIRED (PROPOSED ZONE) AS SHOWN ON PLAN (a) Use Range of office uses and secondary uses Same through applications (b) Lot Area (m 2 ) Min (c) Lot Frontage (m) Min assume Saskatoon Street is Frontage (d) Front Yard (m) Main Building/ Garage (m) Min ***** (e) Rear Yard (m) Min 1.2 per 3 m of bldg. ht. = (f) Interior Yard (m) Min (north) na -- (g) Interior Yard (m) Min na -- (h) Exterior Yard (m) Min (Borden) /42.9 (i) Lot Coverage (%) Max 30 51***** (j) Landscape Open Space (% min) ***** (k) Height (m) Max 10 9 (l) Off-street Parking 1 space /45m2 generally = **** (m) Bicycle Parking 7% of 55spaces 5 (n) Parking Area Coverage (%) Max na -- (o) Parking Set Back 3m from roads and 1.5m from interior 0 ***** (p) Gross Floor Area (m²) Max 2000 ***** (q) Gross Floor Area For Specific Uses (m²) Max 2000 for offices ***** (r) Yard Encroachments (if applicable) none none (s) Density Units Per Hectare Max na na (t) Special Provisions none Recognize existing uses of karate studio and warehouse ***** (u) Other By-law Regulations COMMENTS ***** denotes non-compliance but this should be accommodated by the following: SEE PLANNING JUSTIFICATION REPORT BY KIRKNESS CONSULTING INC. MARCH 2018 Recognize and PERMIT EXISTING BUILDINGS and existing parking of 59 spaces at the time of passing of the ZBA. 8

29 CITY OF LONDON ZONING DATA SHEET NOTE: Please be sure to carefully review and include data / details related to: - General Provisions (Section 4) of the Zoning By-law - Regulations Section and Table for Proposed Zone - Zoning By-law Definitions The Applicant is responsible for submitting complete & accurate information on the Zoning Data Sheet and associated plans. Failure to provide complete & accurate information on the Zoning Data Sheet and associated plans will result in processing delays, and may require the submission of a revised Zoning By-law amendment application. 8

30 DUNDAS ST ±130m to the north WHITNEY STREET Existing Single Detached Residential Existing Hydro Plant #385 ±477m² Dave's Tire Auto Repair Existing Residential #375 ±466m² #365 ±477m² #355 ±490m² SASKATOON STREET See East Site Plan for #340, #350 #360, #370 #380, #390 Existing Single Detached Residential Long-term Leased Parking Spaces #345 ±462m² Borden Lane Existing Single Detached Residential #335 ±451m² BORDEN STREET Existing Hydro Corridor Existing Residential BORDEN STREET Site Stats (RO) Required Provided Lot Area (min.) 450.0m² ±6,374m² Lot Frontage (min.) 15.0m ±240.8m Setbacks - Front (min.) 6.0m ±0.0m Setbacks - Rear (min.) 5.0m ±8.6m Setback - Int. Side Yard (min.) n/a ±21.0m Setback - Ext. Side Yard (min.) 6.0m ±43.1m Landscaped Open Space (min.) 30.0% 1,912m² 7.1% ±452m² Lot Coverage (max.) 30.0% 1,912m² 44.3% ±2,824m² Height (max.) 10.0m 5.0m Gross Floor Area-All Office (max.) 2,000m² ±2,305m² CONCEPTUAL SITE PLAN (WEST BLOCK) ONTARIO INC. (ROBERT ISSAC) 335,345,355,365,375,385 SASKATOON STREET PART OF LOT 9, LOTS 10-13, R.P. 768 PART OF BLOCK A, LOT 1, N/S BORDEN IN THE CITY OF LONDON SCALE = 1:750 SUBJECT SITE KEY PLAN N.T.S. Parking (min.) 72 1 space / 40m² 59 -onsite 46 - LT lease 13 - on road THE BASE OF THIS PLAN IS FROM THE CITY OF LONDON CITY MAP DATA, AND IS TO BE USED FOR ILLUSTRATION AND GENERAL ZONING COMPLIANCE PURPOSES. THIS PLAN DOES NOT HAVE THE PRECISION OF A SURVEY PLAN PREPARED BY AND O.L.S. G = GROSS AREA (USING OUTSIDE WALLS) N = LEASEABLE AREA Date: March 12, 2018 Scale: 1:750 metric (11x17) Drawn By: B.H.

31 DUNDAS ST ±130m to the north WHITNEY STREET Existing Single Detached Residential Existing Hydro Plant See West Site Plan for #335, #345 #355, #365 #375, #385 SASKATOON STREET 17 ±122.6m #390 ±463m² #380 ±479m² Daypuck Karate Studio ±33.0m #360 & #370 ±940m² Warehouse ±139.7m Existing Residential Existing Single Detached Residential #350 ±468m² Borden Lane Existing Single Detached Residential 1 ±48.4m #340 ±465m² 20.7 ±23.3m BORDEN STREET Existing Hydro Corridor ±12.1m ±25.0m 11 ±40.9m Existing Residential BORDEN STREET Site Stats (RO) Required Provided Lot Area (min.) 450m² ±5,542m² Lot Frontage (min.) 15.0m ±182m Setbacks - Front (min.) 6.0m ±1.4m Setbacks - Rear (min.) 4.0m ±5.6m Setback - Int. Side Yard (min.) n/a n/a Setback - Ext. Side Yard (min.) 6.0m ±8.3m/42.9m Landscaped Open Space (min.) 30.0% 1,662m² 15.5% ±859m² Lot Coverage (max.) 30.0% 1,662m² 51.0% ±2,227m² Height (max.) 10.0m 9.0m Gross Floor Area-All Office (max.) 2,000m² ±3,238m² Parking (min.) 55 1 space / 45m² 46 - onsite 23 - Saskatoon CONCEPTUAL SITE PLAN (EAST BLOCK) ONTARIO INC. (ROBERT ISSAC) 340,350,360,370,380,390 SASKATOON STREET PART OF LOTS 4-8, E/S SASKATOON, R.P. 768 LOT 2, N/S BORDEN IN THE CITY OF LONDON SCALE = 1:750 SUBJECT SITE KEY PLAN N.T.S. THE BASE OF THIS PLAN IS FROM THE CITY OF LONDON CITY MAP DATA, AND IS TO BE USED FOR ILLUSTRATION AND GENERAL ZONING COMPLIANCE PURPOSES. THIS PLAN DOES NOT HAVE THE PRECISION OF A SURVEY PLAN PREPARED BY AND O.L.S. Date: March 12, 2018 Scale: 1:750 metric (11x17) Drawn By: B.H.

32 Good morning Laverne, I will not be commenting on whether the uses below were legally established on this property but I do concur with your interpretation of uses with respect to the Z-1 Zoning By-law. Regards Adam Adam Salton Manager, Zoning and Public Property Compliance Development and Compliance Services - Building Division City of London 300 Dufferin Ave, P.O. Box 5035, London, ON N6A 4L9 P: CITY (2489) x 4998 Fax: asalton@london.ca From: Laverne Kirkness [mailto:laverne@kirknessconsultinginc.ca] Sent: Tuesday, May 16, :09 PM To: Salton, Adam <asalton@london.ca>; Pompilii, Lou <LPompili@London.ca> Cc: Robert Isaac <robert@robertirobotics.com>; laverne@kirknessconsultinginc.ca Subject: Ontario Inc., (Robert Isaac) at 340 to390 Saskatoon Street (east side) and 335 to 385 Saskatoon Street (west side). Adam: From pre-consultation with the City Planning division, they advised that we should get a formal position from the Zoning office as to what uses exist at the subject location. We need to know what the ZB would label as the Existing Uses: of which there are three. These are all located at the above addresses on Saskatoon Street. I attach a Proposal Summary to describe the background. 1. Use #1 -- Generally, the two buildings total about 6000 m2 and one tenant known as Autodata occupies about 4831 m2 about 80%. The subject lands are presently Residential R2-3/ Light Industrial LI8. Autodata does the following according to its website: Autodata Solutions, Inc., is a consulting, technology services and business process outsource company dedicated to the automotive industry. Founded in 1990, it is our mission to provide solutions that increase the effectiveness of the automotive sales chain and help put vehicles in consumers' driveways. Our technology solutions range from enabling dealer-to-oem vehicle ordering to consumer-focused interactive marketing initiatives such as brand websites, dealer websites, dealership sales tools and mobile solutions. Over the last two decades we have enabled most of the automotive companies in North America including Chrysler, Ford, GM, Nissan, Toyota, Mazda, Honda, Hyundai, Kia, Volvo, and Jaguar. I believe the Autodata use is a support office defined as "OFFICE, SUPPORT" means a building or part thereof in which technical or professional consulting services are performed to serve industrial manufacturing, assembly, processing or repair establishments, and includes the offices of an architect, a

33 surveyor, an engineer, a business machine servicing establishment and an industrial training facility for manufacturing, assembly, processing or repair skills, 2. Use #2 There is also a KARATE STUDIO which I believe Z-1 labels as a "STUDIO" means a building or part thereof used as the workplace of a photographer, craftsman or artist or for the instruction of art, music, dancing, languages or similar disciplines. The sale of any artifacts produced therein shall be permitted only as an accessory use. 3. Use #3 There is also a RETAIL TIRE SALES AND SERVICE business which I believe Z-1 labels as an Automotive Repair Garage defined as "AUTOMOBILE REPAIR GARAGE" means an establishment for the repair or replacement of parts in a motor vehicle and, without limiting the generality of the foregoing, includes the repair, replacement or reconditioning of mufflers, exhaust systems, shock absorbers, transmissions, gears, brakes, clutch assemblies, steering assemblies, radiators, heating or cooling systems, ignition systems, tires, wheels, windshields, windows and other mechanical or electrical parts of systems, the installation of undercoating, engine tuning, lubrication and engine conversion or replacement and includes the sale of automobiles ancillary to automobile repair garage functions,. We would appreciate your review and comment and would be available for a meeting at your convenience if necessary. Laverne Kirkness, BES.RPP.MCIP. Kirkness Consulting Inc. Urban and Rural Planning 1647 Cedarcreek Crescent London, ON N5X 0C8 phone (519)