r-ln APPLICATION BY: BRANKO & KATA SIMUNAC 735 SOUTHDALE ROAD WEST PUBLIC PARTICIPATION MEETING ON MONDAY DECEMBER 11,2006 7:OO P.M.

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1 Agenda r-ln Itern # uu OZ-7141lL. MOTTRAM FROM: SUBJECT: I R. W. PANZER GENERAL MANAGER OF PLANNING AND DEVELOPMENT APPLICATION BY: BRANKO & KATA SIMUNAC 735 SOUTHDALE ROAD WEST PUBLIC PARTICIPATION MEETING ON MONDAY DECEMBER 11,2006 (@ 7:OO P.M. RECOMMENDATION That, on the recommendation of the General Manager of Planning and Development, the following actions be taken with respect to the application of Branko & Kata Simunac relating to the property located at 735 Southdale Road West: (a) (b) (c) (d) the request to amend the Official Plan to change the designation of the subject property from Low Density Residential to Multi-Family, High Density Residential BE REFUSED; the request to amend Zoning By-law No Z.-1 to change the zoning of the subject property from an Urban Reserve (URI) Zone to a Residential R5lResidential RG/Residential R8/Residential R9 (R5-2lR64R84R9-7.H-36) Zone BE REFUSED. the proposed by-law attached hereto as Appendix "A BE INTRODUCED at the Municipal Council meeting on January 22, 2007 to amend the Official Plan to change the designation of the subject property from "Low Density Residential" to "Multi-Family, Medium Density Residential"; and, the proposed by-law attached hereto as Appendix "B' BE INTRODUCED at the Municipal Council meeting on January 22, 2007 to amend Zoning By-law No (in conformity with the Official Plan, as amended in part (c) above) to change the zoning of the subject property FROM an Urban Reserve (URI) Zone TO a Holding Residential R5lResidential RGlResidential R8 (h*h-2.h-3o.h-53-h--*r5-2/r6-4/r8-4) Zone to permit townhouses and stacked townhouses at a maximum density of 30 units per hectare (12 unitslacre); cluster housing in the form of single detached, semi-detached and duplex dwellings at a maximum density of 30 units per hectare (12 unitslacre); and apartment buildings at a maximum density of 75 units per hectare (30 unitslacre) and maximum height of 13 metres (42.6 ft.); with holding provisions to ensure the provision of adequate municipal services, completion of an environmental impact study, dedication of public roads, and that development is designed and approved consistent with the North Talbot Community Plan. II PREVIOUS REPORTS PERTINENT TO THIS MATTER II None. 1. The application to change the designation from Low Density Residential to Multi-Family, High Density Residential, and the associated zoning amendments, are not appropriate or compatible with the scale and character of surrounding residential development and planned future development. 2. The recommended amendments to the Official Plan and zoning by-law are appropriate to permit medium density forms of housing, including cluster housing and low rise apartment buildings. 3. The recommended amendments are in keeping with the North Talbot Community area plan which envisions a lowlmedium density form and scale of residential land use. 1

2 OZ-7141lL. MOTTRAM I PURPOSE AND EFFECT OF RECOMMENDED AMENDMENTS I( The recommended amendments will allow for a redesignation and rezoning of the subject lands to permit medium-scale, multiple-attached dwellings including townhouses, cluster housing, and low-rise apartment buildings, subject to holding provisions in the zoning which will address issues with respect to municipal servicing, environmental impact studies, required road dedications, and development that is street-oriented and eliminates the need for noise walls. I BACKGROUND Date Application Accepted: March 29, 2006 Agent: Jack E. Davis Holdings Ltd. SITE CHARACTERISTICS: Current Land Use - residential dwelling Frontage metres (1849 ft.) Depth metres (440 ft ) Area hectares (9.4 acres) Shape - Irregular SURROUNDING LAND USES: North - residential South - undeveloped lands in agricultural use East - undeveloped lands in agricultural use West - undeveloped lands in agricultural use OFFICIAL PLAN DESIGNATION: (refer to map on page 4) Low Density Residential EXISTING ZONING: (refer to map on page 5) Urban Reserve (URI) - I PLANNING HISTORY The lands which are the subject of this application were previously in the Town of Westminster and became part of the City of London as a result of a large annexation and expansion of the City boundaries which occurred in The annexation legislation imposed upon the City a requirement to prepare and adopt an Official Plan that would cover all of the lands annexed to the City. A comprehensive community based planning program was initiated to address the planning requirements and expectations arising from the annexation process. In 1996, a major Official Plan Amendment was prepared and adopted by City Council (referred to as O.P.A. 88). That amendment repealed the inherited Official Plan policies of the former municipalities, incorporated the annexed lands into the City of London Official Plan, and assigned appropriate land use designations. Further, the amendment identified areas for long term urban growth and the general policy framework for the preparation of more detailed area planning studies. The subject properties are located within an area plan known as the North Talbot Community Plan which was completed and adopted by City Council in The area plan boundaries were defined as the former City of London boundary to the north, Bostwick Road to 2

3 metres 250 I 500 I LOCATION MAP Subject Site: 735 Southdale Rd W Planner: LM USubject Site Buildings Applicant: Branko 8 Kata SimunaC Created By: Im Water Addresses Roll Number: Date: 11/22/2006 File Number: CORPORATION OF THE CITY OF LONDON Prepared By: PD - Planning Scale: 1: 5000 a Draft Approved K Z a s Pipeline (20 m buffer) Parcel

4 DOWNTOWN AREA OFFICEAREA L -.I REGIONAL SHOPPING AREA COMMUNITYSHOPPING AREA NEIGHBOURHOOD SHOPPING AREA ASSOCIATED SHOPPING AREA COMMERCIAL BUSINESS DISTRICT ARTERIAL MIXED USE DISTRICT HIGHWAY SERVICE COMMERCIAL RESTRlCTEDlHlGHWAY SERVICE COMMERCIAL RESTRICTED SERVICE COMMERCIAL COMMERCIAL POLICY AREA MULTI - FAMILY, HlQH DENSITYRESIDENTIAL MULTI -FAMILY, MEDIUM DENSITY RESIDENTIAL a LOW DENSITY RESIDENTIAL OFFlCElRESlDENTlAL OFFICE BUSINESS PARK GENERAL INDUSTRIAL LIGHT INDUSTRIAL REGIONAL FACILITY COMMUNITY FACILITY OPEN SPACE n DEFERRED AREAS --1 AREAS UNDER APPEAL URBAN RESERVE - COMMUNITYGROWTH URBAN RESERVE -INDUSTRIAL GROWTH RURAL SETllEMENT ENVIRONMENTAL REVIEW AGRICULTURE URBAN GROWTH BOUNDARY THIS IS AN EXCERPT FROM THE PLANNINO DIVISION'S WORKINQ CONSOLIDATION OFSCHEDULEA TO THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS CITY OF LONDON DEPARTMENT OF PLANNING AND DEVELOPMENT OFFICIAL PLAN SCHEDULE A - LAND USE 1 I FILE NO w MAPPREPARED: A" I November 20,2006 CK I PREPARED w: Gtsphlcn & Information SarvIcon SCALE 1:30,000 I AML LOCATION \\olfllal\ginwork\~lsnnlno\nrelact~\~ offiol~lalan\workoon.o100\aarat.\aml.ya~~-~~~

5 COUNCIL APPROVED ZONING FOR THE SUBJECT SITE URI 1) LEGEND FOR ZONING BY-LA WZ-I R1 -SINGLE DETACHED DWELLINGS RZ -SINGLE AND TWO UNIT DWELLINGS R3 -SINGLE TO FOUR UNIT DWELLINGS R4 - STREETTOWNHOUSE R5 ~ CLUSTER TOWNHOUSE R6 - CLUSTER HOUSING ALL FORMS R7 -SENIOR'S HOUSING RE -MEDIUM DENSlW/LW RISE APTS. R9 ~ MEDIUM TO HIGH DENSINAPTS R10 -HIGH DENSITY APARTMENTS R11 -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 *) 111 ANNEXED AREA APPEALED AREAS OR ~ OFFICERESIDENTIAL OC -OFFICE CONVERSION 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 AG -AGRICULTURAL AGC -AGRICULTURAL COMMERCIAL RRC -RURAL SElTLEMENT COMMERCIAL TGS -TEMPORARY GARDEN SUITE "h" -HOLDING SYMBOL "D" -DENSITY SYMBOL "H" ~ HEIGHT SYMBOL "8' -BONUS SYMBOL "T" ~ TEMPORARY USE SYMBOL FILE N O CITY OF LONDON 02-7 ~~ 141 CP DEPARTMENT OF PLANNING AND DEVELOPMENT ZONING BY-LAW NO SCHEDULE A THIS MAP IS AN UNOFFICIAL EXTRACT FROM MEZONING BYLAW WlTn ADDED NOTATIONS MAP PREPARED Meters

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7 Agenda Item kl # Page 1 # L. MOlTRANl the east, Pack Road to the south, and Colonel Talbot Road to the west. This area of 239 hectares (590 acres) was primarily in agricultural use and included a significant organic wetland located in the south central portion of the study area. Through the O.P.A. 88 process the lands in this area were designated Urban Reserve - Community Growth and Environmental Review. Upon completion of the North Talbot Community Plan, Municipal Council amended the Official Plan by changing the land use designations on Schedule A from Urban Reserve - Community Growth and Environmental Review to Low Density Residential; Multi-family, Medium Density Residential; Community Shopping Area; and Open Space. The lands which are the subject of this application were designated Low Density Residential. Amendments were also made to Schedule B Environmental Features map, and Schedule C Transportation Corridors map to identify the road network which will serve the future community..while the environmental planning component did not identify any significant natural features affecting the subject lands, the transportation component identified a secondary collector road connection to Southdale Road at the easterly extremity of the subject property as shown on Schedule C. Another road connection west of this intersection was also identified in the community plan intended as a local connection restricted to rights in/out only on Southdale Road. The culmination of the work of those who participated in the background studies and preparation of the community plan - consultants, City staff, landowners, local residents, and other interest groups -resulted in a vision or theme for the future development of the area. This theme is embodied in special policies in the Official Plan (Section Policies for Specific Residential Areas) and is described in this excerpt from the Commissioner of Planning and Development s report to,planning Committee on December 13, 1999, as follows: The Area Plan creates two focal points - each centered on a village green and combined with institutional and mixed use areas. The westerly community focus also includes a large, natural o.pen space component. The two focal points are joined together by a central community avenue to be enhanced as a strong visual, physical and functional link for pedestrians, cyclists, transit users and drivers. Within the Low Density Residential area south of Southdale Road, it is intended that a compatible and integrated mix of single detached, semi-detached and street townhouse dwellings will be developed. Mixed use areas are located at the two village greens. They are intended to provide for single and multiple dwellings and a range of localserving, small scale commercial and office uses within buildings designed to be compatible with surrounding residential areas. It is expected that many of the buildings will be built initially as residences but designed to be converted in future to commercial use. Two elementary school sites are required to serve the North Talbot community. Both are located south of Southdale Road and are shown as potential schoollpark campuses near the two focal points of the proposed community. A Community Shopping Area to serve North Talbot and adjacent parts of Westmount and Byron is reserved at the southeast corner of Southdale Road and Colonel Talbot Road, It can accommodate a development of approximately 13,000 m2 (145,000 sq.ft.) gross floor area. Based on recent reviews of planned commercial land supply in the City of London, average ratios of.similarly sized cities, and existing ratios within the City s neighourhoods, a land area of 5.4 hectares is appropriate. Another major theme which came out of this process relates to neo-traditional planning concepts and community design objectives. These planning objectives are implemented through design guidelines and alternative development standards to help achieve the community vision described above. For example, development in this community wo.uld feature a modified grid street pattern, narrower road allowances, larger front porches located closer to the sidewalkktreet, alternative garage treatments, and different approaches to the provision of parkland and common amenity areas. A copy of the land use plan as adopted by Municipal Council is attached to this report. The North Talbot community is now beginning to build out, and a significant amount of subdivision development is occurring to the west and south of the subject lands. 7

8 Agenda rln Item # lL. MOTTRAM SIGNIFICANT DEPARTMENTIAGENCY COMMENTS The City's,Environmental and Engineering Setvices Department reports: As identified in the Official Plan and the North Talbot Area Plan, a. local street and a secondary collector roadway are intended to be constructed ' through these lands to Southdale Road.. These streets will become access points from Southdale Road to the lands in the easterly. portion'of the North Talbot area. Access for lands to the south will be severely restricted without the construction of these roadways. The secondary collector road was identified in the Official Plan and is intended to be the main roadway for the eastern section of the North Talbot Area from Southdale Road.,The local street was planned as part of the North Talbot Area Plan and was intended to provide limited access with right in and right out only., Without.these streets in place, traffic will be diverted onto other roads potentially increasing volumes on these streets above there recommended limit. It may also create additional delay and reduced capacity along Southdale Road at intersections where this diverted traffic would access the area. The dedication and construction of roads is best accommodated through the plan of subdivision process. = There are also concerns regarding the -vehicular capacity of Southdale Road to accommodate the traffic growth from the development of these lands and existing and approved development within the surrounding area. A traffic impact study will be required to determine if Southdale Road has the capacity to accommodate the traffic generated by this site. To accurately determine the impacts of development this study must also take into consideration traffic growth from other existing and approved development in the area.. There are presently no municipal sanitary sewers available to service the subject site and it is not likely that municipal sewers will be extended to service thissite within a reasonable time frame. Further, if sanitary servicing were readily available for the site the proposed land use represents an intensification of use which would require an analysis to confirm there was adequate sanitary capacity for the proposed land use.' - There is presently no municipal watermain available to service the subject site. Engineering analysis may be required by the developer to determine the extent of external waterworks that may be required, satisfactory to the General Manager of Environmental and Engineering Services, and the City Engineer. * The subject lands are located within the Dingman creek subwatershed. The owner shall be required to comply with the storm water management targets and criteria identified in the Dingman Creek Subwatershed Planning Study, which may include but not be limited' to, quantity control and quality control of storm flows, erosion protection and stream morphology at the time of development. Therefore, based on the above concerns, we recommend holding provisions be applied to address the following: * An appropriate holding provision be applied to the subject lands until the right-of-way for the,secondary collector and local street are dedicated and fully serviced roadways constructed as part of the development on these lands, all at no cost to the City. * An appropriate holding provision applied to the subject lands until a traffic impact study is undertaken to determine if there is sufficient vehicular capacity on Southdale Road to accommodate this development... An appropriate holding provision be applied to the subjed lands until such time that adequate municipal sanitary sewers are available to serve the subject site An appropriate holding provision be applied to the subject lands until such time that a municipal watermain is available to serve the subject lands and until such time that a satisfactory engineering analysis has been submitted. These, among other issues may be addressed in greater detail as necessary through future applications such as the site plan approval process. 8

9 Agenda item # I Page # lL. MOTTRAM The Upper Thames River Conservat/on Authority reports The subject property is affected by the Authority s Regulation Limit, specifically wetland features and the surrounding area of interference associated with the wetland features. The UTRCA controls development within the Regulation Limit in accordance with Ontario Regulation 157/06 made pursuant to Section 28 of the Conservation Aothorit/es Act This regulation requires the landowner to obtain written approval from the UTRCA prior to undertaking any works including filling, grading and/or construction in the regulated area on the subject lands. In accordance with UTRCA Policy made pursuant to Section 28 of the Conservation Authorities Act, new development and site alteration is not permitted in wetlands. Furthermore, development and site alteration within the areas of interference shall only be permitted subject to the completion of an Environmental Impact Study (EIS) to the satisfaction of the UTRCA. The UTRCA recommends that the application for Official Plan and zoning by-law amendment be deferred until such time that an EIS has been prepared to the satisfaction of the Authority which can assist in determining whether there is a viable building envelope to accommodate the proposed residential development on the site. The City s Transportation Advisory Committee (TAC) reports. PUBLIC LIAISON: Notice of application to amend the Official Plan and zoning by-law was sent to 56 surrounding property owners on June 16, A notice appeared in the Living in the City section of the London Free Press on Saturday June replies received 11 Nature of Liaison: requested amendments traffic, and increase noise levels. As residents of this area, we wish to maintain the existing community and do not want to have a high-rise building in our backyard. Existing Situation ANALYSIS This application affects a triangular shape parcel of land having frontage and access on Southdale Road West. This parcel is characterized by an irregular lot depth which varies from 0 metres on the east to approximately 134 metres on the west. The irregular shape appears to have been as a result of the lot and concession pattern where the original township lots in the concession east of the Talbot Road (ETR) are parallel with Pack Road and intersect at an angle with Southdale Road. The property currently consists of an occupied single detached dwelling on 3.8 hectares (9.4 acres) of land. The lands are zoned Urban Reserve (URI) which permits existing dwellings, farm dwellings, and non-intensive agricultural uses. The Urban Reserve Zone provides for and regulates existing uses on lands which are primarily undeveloped. It is applied as an interim zoning and is intended to protect large tracks of land from premature subdivision and development in order to provide for future comprehensive development on those lands. The comprehensive planning has been completed though the North Talbot Community Plan process. In order for any 9

10 r-lm Agenda Item # L. MOTTRAM development to proceed, an application for a draft plan of subdivision andlor a rezoning is required. In this case an application has been made for an Official Plan and zoning by-law amendment. The primary basis for the requested amendments is that the parcel is constrained by its size and shape, and would be difficult to develop by a plan of subdivision on its own unless it was integrated with adjacent lands. The requested amendments would open up opportunities for development of the parcel for other forms of housing, for example townhouses and apartment buildings, and would increase the efficiency and utilization of the land. Official Plan The request to redesignate the subject lands from Low Density Residential to Multi-Family, High Density Residential is not recommended for approval. Given the recommendation for approval of the Multi-Family, Medium Density Residential designation, there are two areas of the Official Plan land use policies which are directly relevant. The first is the Multi-Family, Medium Density Residential policies under Section 3.3 and the second is the North Talbot Community policies under Section Multi-Family. Medium Densitv Residential Under Section 3.3, the Multi-Family, Medium Density Residential designation permits multipleunit residential development having a low-rise profile, and densities that exceed those found in Low Density Residential areas but do not approach the densities intended for the Multi-Family, High Density Residential designation. The primary permitted uses include multiple-attached dwellings, such as row houses or cluster houses; low-rise apartment buildings; rooming and boarding houses; emergency care facilities; converted dwellings; and small-scale nursing homes, rest homes, and homes for the aged. These areas may also be developed for singledetached,~semi-detached, and duplex dwellings. Secondary uses considered to be integral to, or compatible with, medium density residential development include group homes, home occupations, community facilities, funeral homes, commercial recreation fac es, small-scale office developments, and office conversions, subject to specific location and compatibility criteria under Section 3.6. Location Section addresses the general location and compatibility criteria. The preferred locations for the Multi-Family, Medium Density Residential designation include lands in close proximity to Shopping Areas, Commercial Districts, designated Open Space areas or Regional Facilities; lands adjacent to. a Multi-Family, High Density Residential designation; and lands abutting an arterial, primary collector, or secondary collector street. The subject lands are located less than 1.0 kilometre from the Community Shopping Area designation at the southeast corner of Southdale Road and Colonel Talbot Road to the west, and approximately 1.5 kilometres from the commercial shopping area Southdale Road and Wonderland Road to the east. This location is close to shopping fa es and abuts an arterial road. There are designated Open Space 'areas within the North Talbot Area Plan and there is a district park and playfield, Southwest Optimist Park, located opposite the easterly end of the subject site. Compatibility In terms of compatibility with surrounding land uses there are existing residential uses on the north side of Southdale Road consisting of low and medium density development including a subdivision of single detached dwellings and two townhouse condominium developments. Adjacent lands to the west, south, and east are presently undeveloped. An application is in process for approval of a draft plan of subdivision and zoning by-law amendment on the adjacent lands to the west (799 Southdale Road West - Speyside East Corporation c/o Vito Frijia). The draft subdivision plan indicates 7 residential blocks, 1 future residential block, and 2 new local streets. The zoning would.allow for a range of dwelling.types including single detached, semi-detached, and duplex dwellings, and street townhouses. Block 7 of the proposed draft plan of subdivision abuts the west side of the subject lands. Although individual lots within the block are not shown, it appears that it will be the rear yards of,future residential dwellings that will abut the subject lands. Although there is no site plan at this time to evaluate the final building forms in terms of height, scale, and setbacks, there are maximum height and minimum setback requirements in the zoning by-law. The proposed zone 10

11 Agenda rln item # OZ-7141lL. MOTTRAM regulations have been reviewed for both parcels of land and are found to be within a reasonably compatible range for building height and setbacks. What follows is a sampling from the zones recommended for the subject property and zones requested for the adjacent lands. The maximum height for an apartment within the R8-4 zone is 13 metres (42.6 ft.) or up to a four storey building. The maximum height for a townhouse or stacked townhouse within the R5-2 zone is 12 metres (39.4 ft.), and the maximum height for single detached or duplex dwellings within the R2-1 zone ranges from 9 metres (29.5 ft.) to 10.5 metres (34.5 ft.). Interior side and rear yard setbacks for an apartment within the R8-4 zone range from 4.5 metres (14.7 ft,) to 5 2 metres (17 ft). Minimum interior side and rear yard setbacks for a townhouse or stacked townhouse within the R5-2 zone range from 3 metres (9.8 ft.) to 6 metres (19.7 ft.). The minimum rear yard depth for single detached dwellings within the R2-1 zone is 6 metres (19.7 ft.). The subject lands could be developed for townhouses and various forms of cluster housing up to a maximum density of 30 units per hectare and/or low rise apartments up to a maximum density of 75 units per hectare. The application on the adjacent lands to the west proposes a small lot subdivision, which could be in the~form of closely spaced single detached dwellings on 9 metre wide lots and/or street townhouses. It is reasonable to expect that the adjacent lands to the south would follow the pattern established by the community plan and be developed in a similar manner. Based on our review, development^ of the subject lands for the range of medium density residential uses as recommended should not adversely impact the amenities and character of the surrounding area. Municipal Services The response from EESD indicated that there are presently no municipal sanitary sewers or water services available to service the subject site. The response indicated that it is not likely municipal sewers will be extended to service this site within a reasonable time frame, and that an analysis is required to confirm there will be adequate sanitary capacity for the proposed land use..this area'is planned for development and, is expected to be fully serviced over time. The holding ("h" and "h-30) provisions that are recommended in the zoning will ensure that development does not proceed until adequate servicing is available. Traffic The response from EESD also indicated that a secondary collector 'road and a local road are planned through these lands to Southdale Road, as identified in the North Talbot Area Plan. In addition to providing access to the subject lands, they provide the main roadway access for the eastern section of the North Talbot Area from Southdale Road. Traffic to and from this location is not expected to impact the low density residential areas. A holding ("h- ") provision is recommended requiring the dedication and construction of the identified roads. EESD has advised that a traffic impact study will be required to determine,if Southdale Road has the capacity to accommodate the traffic generated by this site. Vehicular traffic volumes generated by medium density versus high density development are expected to be significantly reduced. Buffering The westerly half of the site, west of the future local road connection, has more lot depthlarea to work with and to incorporate, if necessary, any buffering measures such as landscaped berms, privacy fencing, and screening. The east half provides a much smaller development envelope due to the narrowness of the lot. The amount of developable area is further constrained by the high pressure gas pipeline along Southdale Road, and by the future secondary collector road connecting with Southdale Road at this location, as shown on the North Talbot Area Plan. Because the site directly,abuts an arterial road, the noise attenuation policies under Section apply. The policies encourage high or medium density residential 'uses, wherever practical, be sited adjacent to the arterial road since this form of development offers greater flexibility in building orientation thereby allowing front facing buildings with amenity space in the rear. The recommended holding "h-53" provision is intended to encourage street-oriented development and discourage noise attenuation walls along arterial. roads. It requires a development agreement be entered into to ensure that new development is designed and approved, consistent with the Community Plan, to the satisfaction of the City. 11

12 lL. MOTTRAM The following is taken from the policies under Section which apply to the North Talbot Community bounded by Southdale Road, Bostwick Road, Pack Road, and Colonel Talbot Road: Within this area, lands designated Multi-Family, Medium Density Residential may include mixed use areas consisting of residential/commercial development in the.form of small scale, pedestrian oriented neighbourhood serving commercial uses and small scale office buildings located as community focal points within the larger area. Small groupings of low rise apartments may surround the mixed use areas in accordance with the density and height limitations of section Scale of Development of the Multi-Family, Medium Density residential designation. Zoning on individual sites may not allow for the full range of permitted uses. The purpose of changing the designation from Low Density Residential to Multi-Family, Medium Density Residential is to permit a broader range of residential uses which are considered appropriate for this site (ie. cluster. housing and low rise apartments). Through the area plan process the subject lands were intended for future residential use. By amending the land use designation it is not the intent to recognize this location. as a community focal point or a mixed use area. as contemplated by the policies under Section Those areas are clearly identified in the North Talbot Area Plan. The primary permitted uses in accordance with Section Permitted Uses may be mixed along the local and collector street frontages. Small groupings of multiple attached dwellings, such.as street townhouses, may be permitted along a residential streetscape in accordance with the density and height limitations of section Scale of Development of the Multi-Family, Medium. Density Residential designation. Zoning on individual sites may not allow for the full range of permitted uses. This policy contemplates a scale of development in terms of density and height which is consistent with the Multi-Family, Medium Density Residential policies under Section Medium density development normally does not exceed an approximate net density of 75 units per hectare (30 units per acre). Exceptions may be made for developments which are designed for senior citizens housing, for developments within the Central London area, and for developments that qualify for density bonusing. Building heights will be sensitive to the scale of the surrounding neighbourhood, and would not normally exceed four storeys. The recommended Official Plan and zoning by-law. amendments maintain density and height restrictions that are in keeping with this policy. Consideration may be given to alternative development standards and associated zoning regulations intended to provide for a more efficient utilization of land and to achieve an overall community design concept, where urban design guidelines have been approved by Council to address such matters as building form and massing, treatment of residential facades and design of commercial/residential mixed use buildings and sites. Urban design guidelines must be approved prior to draft plan of subdivision approval. Alternative development standards and regulations may include, but are not limited to: reduced road allowance widths, the use of rear lanes, neighbourhood parketfes, and reduced front yard setbacks to bring building facades closer to the street. The Talbot Community Urban Design Guidelines will be applied to ensure that the community gateway and architectural design objectives are met, and lhat future development provides a positive visual impression of the community. The guidelines will be used to assist in the site plan review process prior to development approval, as well as to assist in the design and construction of the secondary collector road connection to Southdale Road prior to removal of the.holding (h-3 provision. Zoning The zoning being recommended by Planning staff is a Holding Residential RWResidential RG/Residential R8 (h.h-2.h-30*h-53.h--.r5-2/r6-4/r8-4) Zone which would permit a range of dwelling types including townhouses and stacked townhouses at a maximum density of 30 units per hectare (12 unitslacre); cluster housing in the form of single detached, semi-detached and duplex dwellings at a maximum density of 30 units per hectare (12 unitslacre); and apartment buildings at a maximum density of 75 units per hectare (30 unitslacre) and maximum height Of 13 metres (42.6 ft.). 12

13 Agenda Ll Item # Page # a2-l OZ-7141lL. MOTTRAM Holding provisions attached to the zoning are recommended in response to the comments and concerns received from the departmentallagency circulation. The "h" and "h-30 provisions are appropriate to ensure adequate municipal sanitary sewers and water services are available to service future development of the subject site. The "h" symbol is not deleted until a subdivision agreement or development agreement is entered into. The "h-30" provision also relates to development phasing and availability of servicing, and has been applied to the zoning of other lands throughout the North Talbot Community planning area. The "h-2 symbol ensures that development will not have a negative impact on an environmentally sensitive area or natural feature. The UTRCA response indicated concerns with development of lands containing wetland features and surrounding areas of interference. There is a small swampy area immediately to the south of the subject lands which was not identified as an ESA or wetland feature on Schedule " B to the Official Plan. There is a larger pond on the north side of Southdale Road which is part of Southwest Optimist Park and functions as a stormwater management facility. The Conservation Authority regulation limits affect the subject lands and any filling, grading and/or construction activity within these areas will require the landowner to obtain a permit or a letter of clearance from the UTRCA. The recommended holding provision will require the completion of an EIS to confirm if there will be impacts on any natural wetland features. The "h-53 provision encourages street-oriented development and discourages noise attenuation walls along arterial roads, and requires a development agreement be entered into to ensure that new development is designed and approved, consistent with the Community Plan, to the satisfaction of the City. Based on the response from the Engineering and Environmental Services Department and the transportation comments, a new holding "h- " provision is recommended to ensure that either a subdivision agreement has been entered into or provision for the dedication of land and construction of a future secondary collector road connection at the intersection of Southdale Road West, and a local road connection west of this intersection as identified in the community plan, has been finalized. Planning staff do not support the request for high-rise, high density forms of development and recommend that portion of the application be refused. The recommended amendments to the Official Plan and zoning by-law are appropriate to permit a broader range of dwelling types, including cluster housing and low rise apartment buildings. It is also appropriate that it maintains the integrity of the North Talbot Community area plan which envisions a lowlmedium density form and scale of residential land use. PREPARED BY: SUBMITTED BY: RECOMMWED m: // // /Id/'- R. W. PANZER GENERAL MANAGER OF PLANNING AND DEVELOPMENT November 29,2006 RWPlJMFlLMllm "Attach." Y:\shared\iplemen\rep&recs\Z006\0Z-7141.rep 13

14 Agenda Item # Page # I I OZ-7141/L. MOTTRAM Telephone Written Barbara & Glen Pederson I204 Birchmount Street Jon Popi I 737 Oak Grove Place Gary & Janet Sullivan I210 Birchmount street Patrick J. ONeil I Adirondack Road Loretta, Henry & Sarah Marienfeldt I 200 Birchmount Street 14

15 lL. MOlTRAM Appendix "A" Bill NO. (number to be inserled by Clerk's Office) 2007 By-law No. C.P A by-law to amend the Official Plan for the City of London, 1989 relating to 735 Southdale Road West. follows: The Municipal Council of The Corporation of the City of London enacts as 1. Amendment No. (to be inserted by Clerk's Office) to the Official Plan for the City of London Planning Area , as contained in the text attached hereto and forming part of this by-law, is adopted. 2. This by-law shall come into effect in accordance with subsection 17(38) of the Planning Act, R.S.O. 1990, c.p.13. PASSED in Open Council on January 22,2007. Anne Marie DeCicco-Best Mayor Kevin Bain City Clerk First Reading -January 22, 2007 Second Reading -January 22,2007 Third Reading - January 22,

16 Agenda item # 7 OZ-7141lL. MOlTRAM AMENDMENT NO. to the OFFICIAL PLAN FOR THE CITY OF LONDON A. PURPOSE OF THIS AMENDMENT The purpose of this Amendment is: 1. To change the designation of certain lands described herein from "Low Density Residential" to "Multi-Family, Medium Density Residential" on Schedule "A", Land Use, to the Official Plan for the City of London. B. LOCATION OF THIS AMENDMENT 1. This Amendment applies to lands located at 735 Southdale Road West in the City of London. C. BASIS OF THE AMENDMENT The subject lands have been reviewed and are found to satisfy the general locational and compatibility criteria under Section for the Multi-Family, Medium Density Residential designation. The preferred locations for the Multi-Family, Medium Density Residential designation include lands in close proximity to Shopping Areas, Commercial Districts, designated Open Space areas or Regional Facilities; lands adjacent to a Multi-Family, High Density Residential designation; and lands abutting an arterial, primary collector, or secondary collector street. The subject lands are located less than 1.0 kilometre from the Community Shopping Area designation at the southeast corner of Southdale Road and Colonel Talbot Road to the west, and approximately 1.5 kilometres from the commercial shopping area at Southdale Road and Wonderland Road to the east. This location is close to shopping facilities and directly abuts an arterial road. There are designated open space areas within the North Talbot Area Plan and there is a district park and playfield, Southwest Optimist Park, located opposite the easterly end of the subject site. The purpose of the recommended amendment is to permit a broader range of residential uses which are considered appropriate and provide for efficient use of the site given its size and shape (ie. for townhouses, cluster houses, and low rise apartment buildings). Through the area plan process the subject lands were intended for future residential use. By amending the land use designation it is not the intent to recognize this location as a community focal point or a mixed use area as contemplated by the policies under Section Those areas are clearly identified in the North Talbot Area Plan. D. THE AMENDMENT The Official Plan for the City of London is hereby amended as follows: 1. Schedule "A, Land Use, to the Official Plan for the City of London Planning Area is amended by designating those lands located at 735 Southdale Road West in the City of London, as indicated on "Schedule 1" attached hereto from "Low Density Residential" to "Multi-Family, Medium Density Residential". 16

17 AMENDMENT No. ~ ~ LEGEND DOWNTOWN AREA REGIONAL SHOPPING AREA COMMUNITY SHOPPING AREA NEIGHBOURHOOD SHOPPING AREA ASSOCIATED SHOPPING AREA COMMERCIAL BUSINESS DISTRICT ARTERIAL MIXED USE DISTRICT HIGHWAY SERVICE COMMERCIAL RESTRICTEDIHIGHWAY SERVICE COMMERCIAL RESTRICTED SERVICE COMMERCIAL COMMERCIAL POLICY AREA - 0 DEFERRED AREAS OFFICEAREA -- AREAS OFFlCElRESlDENTlAL r, -1 UNDER APPEAL OFFICE BUSINESS PARK GENERAL INDUSTRIAL LIGHT INDUSTRIAL REGIONAL FACILITY COMMUNITY FACILITY OPEN SPACE URBAN RESERVE - COMMUNITY GROWTH URBAN RESERVE - INDUSTRIAL GROWTH RURAL SElTLEMENT ENVIRONMENTAL REVIEW e URBAN GROWTH BOUNDARY MULTI ~FAMILY, HIGH DENSITY RESIDENTIAL MULTI -FAMILY, MEDIUM DENSITY RESIDENTIAL 0 AGRICULTURE a LOW DENSITY RESIDENTIAL THIS IS AN EXCERPT FROM THE PLANNINQ DIVISION'S WORKINQ CONSOLIDATION OF SCHEDULE A TO THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS

18 OZ-71411L. MOTTRAM Appendix "B' Bill NO. (number to be insetted by Clerk's mice) 2006 By-law No A by-law to amend By-law No to rezone an area of land located 735 Southdale Road West. WHEREAS Branko and Kata Simunac have applied to rezone an area of land located 735 Southdale Road West, as shown on the map attached to this by-law, as set out below; AND WHEREAS upon approval of Official Plan Amendment Number (number to be inserted by Clerk's Office) this rezoning will Conform to the Official Plan; THEREFORE the Municipal Council of The Corporation of the City of London enacts as follows: Schedule "A" to By-law No. Z.-1 is amended by changing the zoning applicable to lands located at 735 Southdale Road West, as shown on the attached map comprising part of Key Map No. 141, from an Urban Reserve (URI) Zone to a Holding Residential RWResidential RG/Residential R8 (h.h-z.h-3o-h-53*h- *R5-2/R6-4/R8-4) Zone. 1 Section 3.8(2) of the Holding Zone Provisions Section to By-law Z.-1 is amended by adding the following holding provision: - 1 h-- Purpose: To ensure orderly development of lands, the "h- " symbol shall not be deleted until either a subdivision agreement has been entered into or provisions for the dedication of land and construction of a future secondary collector road connection at the intersection of Southdale Road West, and a local road connection west of this intersection as identified in the community plan, have been finalized and the lands have been conveyed to the City. Permitted lnterim Uses. Existing Uses The inclusion in this By-law of imperial measure along with metric measure is for the purpose of convenience only and the metric measure governs in case of any discrepancy between the two measures. This By-law shall come into force and be deemed to come into force in accordance with Section 34 of the Planning Act, R.S.O. 1990, c. P.13, either upon the date of the passage of this by-law or as otherwise provided by the said Section. PASSED in Open Council on January 22,2007. Anne Marie DeCicco-Best Mayor First Reading - January 22, 2007 Second Reading -January 22,2007 Third Reading - January 22,2007 Kevin Bain City Clerk 17

19 Agenda Item # Page # Flle Number: Planner: LM Date Prepared: 20(16/11/27 Technician: CK By-bw NO: 2-1- I 0 I SUBJECTSITE p-4 SCALE 1:7500 IW Meten, N

20 London, ON N6A 4L9 For the attention of Mr. L Mottram Re: :,,~ ', r '.I,.: Notice of Application to Amend the Official Plan and Zoning B$-law Pertaining to 735 Southdale Road West, London, ON 7 : '. File: !.. :.it _.. ', ,p,,3r,r/u*l......" -.. j...- Dear Mr. Mottram: We the undersigned owners and residents of 947 Adirondack Road, London, Ontario, wish to voice their concerns and objections to in regards to the above noted Application for the following reasons: 1. We purchased our condominium units so that we would have a view of the countryside. We realize that this view would not last forever and were prepared for lower density housing, but we are not prepared to look at what would be in effect blocks of high density apartment blocks rising to 118 ft. 2. Southdale Road is already becoming a very busy roadway with construction traffic and normal vehicular traffic. The change to the City's Official Plan will only increase traffic. We would like our concerns and objections appended to the staff report to the Planning Committee of City Councll Yours truly, The Owners and Residents 947 Adirondack Road London, ON &/&/a< ZDWL L Name &H-&edu mdop Name &.OdL 6flIQY A$GL&L&- /7 Name Signature

21 Name Name Name Y,r" \ I Name Name ~ Signature Name Na6e Name Signature Name Name Name

22 Birchmount Street London, ON N6K 4x8 Attention: L. Mottram Re: Branko & Kata Simunac - File We, Gary & Janet Sullivan, owners of 210 Birchmount Street, London, Ontario object to the proposed amendment to the City's Official Planand Zoning By-law for the area of 735 Southdde Road West, south side, west of Bostwick Road (3.8 hectares). As residents of this area, we wish to maintain the existing community and do not want to have a high-rise building in OUT backyard. When we built OUT home four years ago, we chose this location due to the existing community, its attributes and its zoning regulations of low-density residential dwellings. We object to the proposed change. Please add these comments to the staff report. Sincerely, Gary & Janet Sullivan

23 Mottram, Larry From: dipopi Sunday, July 02,2006 3:55 PM Sent: To: Mottram, Larry Subject: Branko & Kata Simunac - File Dear Mr. Mottram, I have recently been informed that an application was made to change the land use designation for 3.8 hectares at 735 Southdale Road West &om Low Density Residential to Multi-family, Medium Density Residential or Multi-family, High Density Residential. 1 am very much opposed to this change. When we purchased our lot and had our house built less than four years ago we investigated thoroughly to ascertain that all the land in the vicinity had the Low Density Residential designation. As our lot is close to Southdale Road, having apartment buildings or commercial facilities constructed on the area in question would mean a loss of privacy for us. This would also intensify the traffic and therefore increase the noise level. I hope you understand my concern and will take it into consideration, I would like to have my comments appended to the staff report. Please do not hesitate to contact me if you have any questions. Jon Popi 737 Oak Grove Place London, N6K 4W7 Phone:

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