GEORGE / GROSVENOR AREA STUDY RECOMMENDATIONS CITY OF LONDON DEPARTMENT OF PLANNING MAY 1985 r----q
PREFACE On April 9, 1985, the Planning Committee held a public meeting regarding the St. George/Grosvenor Area Study. The draft recommendations were referred back to the administration subsequent to public input, with a request to respond to public concerns. On May 16, 1985, the Planning Committee rewiewed the administration s response report, and made amendments. The Planning Committee s recommended plan was considered and approved by Council at its session on May 21, 1985. Council s resolution follows.
I hereby certify that the Municipal Council, at its session held on May 21 1985, resolved: 4. That, on the recommendation of the Director of Planning and Development, the attached Recommendations on the St. George/Grosvenor Area Study BE ADOPTED AS AMENDED, namely: (a) (b) (c) West side of Richmond Street, between Cheapside and Grosvenor Streets - Change to Residential D75 H4 with office conversions permitted as per Official Plan policy 7.2.15; delete the office conversion permitted line from Map No. I. Richmond Street frontage, between Sydenham and hospitals and along the north side of Oxford Street, west of St. George Street- Change to Residential D75 H4 adjacent to Richmond Street south of hospitals. Change Sir Adam Beck property to Residential D75 H4. Retain the Office-Apartment DI00 designation on the north side of Oxford Street, but reduce the height to 4 storeys; Grosvenor Gate Block - Split the designation and redesignate the St. James frontage from High Density Residential to Residential D75 H4, with a maximum D150 HI4 on the High Density portion of the block; (d) Hospitals - Reduce the maximum intensity of the St. Mary s/marian Villa Block to F.A.R. 3.0; (e) The location criteria for multiple-unit development in the Official Plan ~ii apply; (~) Richmond Street, both sides between Victoria and Grosvenor Streets - (g) (h) (i) Retain the Residential D35 H3 designation but permit office conversion per section 7.2.15 of the Official Plan. Delete the dark line showing office conversions being permitted; Delete the recommended street closure and diversion policies; Retain parking recommendations. The provision of adequate offstreet parking will be a limitation on the intensity of Major Institutional redevelopment; No action be taken on the St. George Street Ratepayers Association s request to change the roadway classification; and that the attached recommendations as amended above, be implemented by amendments to the Official Plan and the Zoning By-law as part of the Zoning Reform Program. (59.1.1.) (4/12/PC)
RECOi~IENDATIONS Hay 16, 1985 PAGE NO. 1.0 Introduction 2.0 Objectives 3.0 Land Use 3.1 Infilling 3.2 Conversions 4.0 Circulation 5.0 Parking 6.0 Special Policies 6.1 Special Policies for Block Bounded by St. James, St. George, Grosvenor and Flood Plain Lands (Grosvenor Gate) 6.2 Special Policies for Office Apartment 6.3 Special Policies for Major Institutional 6.4 Major Open Space - Flood Plain 6.5 Architectural and Historic Buildings 6.6 Boulevard Parking 7.0 Implementation Table No. l, Land Use Map No. l, Land Use Map No. 2, Conservation and Rehabilitation Area Map No. 3, Traffic Circulation 2-3 3-4 4-7 4 7 7-13 13 13-15 13 14 14 15 15 15 15-16 8-11 5 6 12 Map No. 4, Properties Identified by the Local Architectural Conservation Advisory Committee, of Historical and/or Architectural Significance - August, 1984 17
RECO~IENDATIONS 1.0 INTRODUCTION The following objectives and policies are recommended specifically to guide future development in the St. George/Grosvenor Area. Ares Studies detail the various land uses in a Planning District, Planning Unit, or other geographic area. Where an Area Study has been prepared and its recommendations approved, Council will refer to and give consideration to Area Study recommendations when evaluating development proposals, subdivisions, rezonings, public works and other municipal actions and approvals. The terms of reference approved by Council in 1982 outlined the policy issues and the study output, and have been addressed in these recommendations. These included: Policy Issues The issues to be addressed are: A) The land use and traffic impacts on the surrounding area of the Grosvenor Gate block redevelopment proposal in its various forms. B) The land use and traffic impacts on the surrounding area of the property acquisition, expansion or intensification plans of the two hospitals. C) The suitability of the major street pattern for this area as set out in the Official Plan. D) The suitability of the High Density Residential designation in the block bounded by College, Richmond, St. James and St. George Streets.
Study Output The Study will produce a set of recommended policies, in both text and map form, on the following: A) Land use type and intensity, on both an interim and long-range basis. B) Traffic circulation pattern, including streets classifications and traffic operational strategies. 2.0 OBJECTIVES Residential To conserve the existing high quality housing stock in the community. To permit new development which is compatible with adjoining development in the vicinity. To provide for the redevelopment of the major portion of the Grosvenor Gate block. Rehabilitation and Preservation To encourage the rehabilitation and improvement of residential property by applying appropriate land use policies. Institutions To provide for the expansion of the hospitals. Traffic To discourage the use of the residential street system by through traffic.
Parking 4 To provide for parking facilities and structures which wil! meet the needs of the institutions and minimize impacts on the residential area. 3.0 LAND USE Table Number i, Land Use, shows the primary and secondary uses to be permitted in the land use areas shown on Map No. i. The residential density permitted on any individusl lot, parcel of land, or portion thereof, is governed by the designated maximum net residential density figure, the figure following the "D" as shown on Map No. i. Map No. 2 shows areas of "conservation and rehabilitation". In this area policies and programs should be encouraged to maintain snd rehabilitate the residentisl environment with some selective new infill projects permitted at a density and height compatible with that in the area. 3.1 Infilling To maintain the architectursl character of the neighbourhood, new infill projects should be encouraged to have regard for architectural elements of nearby housing. Of greatest importance are elements with the strongest visual impact, such as building form and height. It is desirable, where feasible, for infill projects to be compatible in scale with existing development patterns, comparable in height snd intensity to existing housing. Where the existing "street wall" is one of consistent height, setbacks, architectural treatment, and house/street relationships, new infill projects should attempt to maintain the continuity. Council should encourage the retention of existing buildings on and uses of an infill site to preserve the historical, physical, and social continuity they
MAP NO. 2. ST. GEORGE - GROSVENOR AREA
provide to the community. Buildings in poor condition and site uses which are incompatible with the residential character of the area may be demolished or removed. 3.2 Conversions Office Conversions. Office Conversions will be permitted in Residential designations adjacent to Richmond Street in accordance with the policies in Section 7.2.15. of the Official Plan Residential Conversions Conversion of large single detached dwellings into multiple units should be encouraged for dwellings with larger than average size floor area or lot area. Suitable site planning controls should be applied to protect the character and amenity of the area. Residential conversion within existing single detached and semi-detached dwelling units, should be implemented through the zoning by-law. 4.0. CIRCULATION. Alternatives were examined by the Engineering Department to determine measures which would serve to reduce the through traffic destined to and from the Universtiy of Western Ontario, St. Joseph s and St. Mary s hospitals and the east and west sections of the City on a daily basis. Talbot Street between Oxford and St. James, St. James Street between Talbot and St. George, St. George Street between Oxford and Cheapside and Cheapside between St. George and Richmond form the collector road system for this neighbourhood. St. George Street north of Cheapside is a local street through to Huron Street. These proposed secondary collector classifications are based on the view that the present and future traffic usage on these streets requires a secondary collector classification. The adjacent land use, (institutional, high density and low density residential) also necessitate the
TABLE NO. 1 LAND USE LAND USE CATEGORY MAXIMUM PERMITTED DENSITY/HEIGHT/ INTENSITY PRIMARY USES SECONDARY USES RESIDENTIAL D25 and RESIDENTIAL D35 25 units/hectare (I0 units/acre) to 35 units/hectare (14 units/acre) Height restricted to 3 storeys Single detached Semi-detached Duplex Converted dwelling Rowhouse Uses pertaining to municipal services and utilities Home occupations Group homes Local recreational Day care centres Existing churches RESIDENTIAL D75 RESIDENTIAL DIO0 RESIDENTIAL DI50 75 units/hectare (30 units/acre) I00 units/hectare (40 units/acre) Height maximum of 4 storeys 150 units/hectare (60 units!acre) Height may vary generally 7+ storeys. Existing single detached semi-detached, and duplex buildings Converted dwellings Rowhouse buildings Apartment buildings Uses pertaining to municipal services and utilities Group homes in existing single detached, semidetached and duplex units Emergency care establishments Offices Clinics Private clubs Day care centres Rooming houses
TABLE NO. 1 LAND USE (Cont d. ) OFFICE APARTMENT I00 to 150 units/ hectare (40 to 60 units/ acre). 1.0 to 1.5 gross floor area Height maximum to 4 storeys Office buildings to have a maximum gross floor area one-half of that permitted by the Floor Area Ratio Apartment buildings Office-apartment buildings Offices Conversion of existing dwelling for office purposes Day care centres. Existing offices or clinics Existing residential uses Group homes in existing single detached, semi- detached and duplex units Uses pertaining to municipal services and utilities Emergency care establishments Clinics Medical laboratories Funeral homes Private clubs Studios Convenience stores, drug stores, personal services establishments, restaurants and dry cleaning and laundry depots which are within buildings containing offices and/or apartments Rooming houses NOTE: Additional commercial uses will not be permitted in the Office Apartment designation abutting Richmond Street and Oxford Street with the exception of the north-west quadrant at the intersection of these streets. "REGIONAL COMMERCIAL" See Map No. 1 Retail stores Personal service establishments Service or repair shops Offices Clinics Financial institutions Hotels. Apartment hotels Restaurants Apartment buildings with retail stores, personal service establishments, service or repair shops, offices, clinics, financial institutions, taverns, dry cleaning and laundry
TABLE NO. ] LAND USE (Cont d.) "REGIONAL COMMERCIAL" (Cont d.) Taverns Commercial entertainment establishments Cinemas and other theatres Convenience stores Dry cleaning and laundryl depots Laundromat Laboratories Studios Private clubs Wholesale establishment Day care centres Emergency care establishments Commercial parking areasl Existing dwelling units Group homes in existing single detached, semidetached and duplex units Uses pertaining to municipal services and utilities depots on the first and/or second floor INSTITUTIONAL See Map No. 1 Hospitals Schools Group homes in existing single detached, semidetached and duplex units Uses pertaining to municipal services and utilities Libraries Post offices Police stations Fire stations Municipal offices Public museums Public art galleries Studio Public recreation and community centre
TABLE NO. 1 LAND USE (Cont d.) INSTITUTIONAL (Cont d.) Public auditoriums Nursing homes Churches Day care centres Recreation and community centres PARKS AND RECREATION N/A Public parks Uses pertaining to municipal services and utilities. Schools Libraries Day care centres OPEN SPACE N/A Public parks Private parks Conservation works Uses pertaining to municipal services and utilities Cultivation of land for agriculatural purposes Cemeteries
VICTORIA ST. : =,. CH EAPSIDE / Inl~~l~~ ST. GROSVENOR ST. = /,~ ~,,,,, ST. JAMES / ~?i..-" "~,,~,,,,,,,,... I -/.~.; " I ~/g ~/~ ~I = ~i~ ~1 SYDENHAM ST. ST. : -inn~unn inii IIll GROSVENOR / ST. GEORGE MAP NO. 3 TRAFFIC CIRCULATION AREA STUDY ~ ARTERIAL PRIMARY COLLECTOR SECONDARY COLLECTOR LOCAL STREET.il loll!~;ir BICYCLE ROUTE :m.lum,m,,, BICYCLEWAY 200 400 ~00 M MAY 16~ 1985
13 requires a secondary collector classification. The adjacent land use, (institutional, high density and low density residential) also necessitate the retention of these designations, however in order to preserve the residential street functions, the right of way and pavement widths will not be altered significantly in the forseeable future. Map No. 3 Traffic Circulation sets out the location and classification of the street system. 5.0. PARKING The study area is well served by transit and to further encourage its use and reduce traffic and on-street parking on the local street system, the following parking management techniques should be applied: (A) To encourage the hospitals to develop incentives for employees to find ride sharing or public transit commuting alternatives. (B) To require redevelopment in the area to provide the necessary off-street parking facilities to meet their own demands, generally in accord with the City of London s parking requirements. 6.0 SPECIAL POLICIES 6.1 Special Policies for Block Bounded by St. James, St. George, Grosvenor and Flood Plain Lands (Grosvenor Gate). Every effort should be made, where economically feasible, to ensure that the site and building design be compatible with lower profile adjacent residences, and in keeping with the existing streetscape of St. George and St. James Streets. Setbacks for building(s) and parking areas are required and landscaping together with building height adjacent to St. George and St. James Streets are considerations.. The suggested maximum height is shown on Map No. 1 and the suggested maximum net residential density is 150 units per hectare (60 units per acre).
6.2 Special Policies for Office Apartment 14 In order to provide greater flexibility for the proper development of Office-Apartment designations where these designations abut Oxford Street, Council may allow a use permitted under the applicable Office-Apartment designation to extend into the adjoining designation to a depth of approximately 40 metres (131 feet) from the arterial, or to the maximum depth of the Office-Apartment designation within that block as shown on Map No. l, whichever depth is the greater, provided that only uses which are oriented toward the designated arterial frontage are permitted. Additional commercial uses should not be permitted in the Office-Apartment designation with the exception of the north-west quadrant of the Richmond and Oxford Street intersection where there is potential for commercial development without adverse impacts on the residential environment. 6.3 Special Policies Major Institutional: St. Mary s, St. Joseph s Marion Villa, and Merrymount School In order to achieve a proper relation between the residential and institutional land uses in the neighbourhood, the intensity of development of the hospitals should be considered. In addition the hospitals needs for renovation should also be considered. Maximum floor area ratios are used as safeguards for controlling intensity, while at the same time providing some flexibility in form. Over the longer term, further expansions may be permitted subject to rezoning applications to provide for public and Council review. Development on the blocks occupied by the Major Institutional Uses on the east side of Richmond Street should be allowed a maximum Floor Area Ratio of 5.0 and a maximum height of 6 storeys. Development of the Major Institutional block on the west side of Richmond Street should be allowed a maximum Floor Area Ratio of 3.0 and a maximum height of 6 storeys. Further expansions should be subject to a rezoning application and the policies of Council regarding public notification.
15 6.4 MAJOR OPEN SPACE - FLOOD PLAIN The areas shown as "Major Open Space" on Map No. 1 form part of the Open Space designation in the City s Official Plan and are schematically shown on Map No. I. This area includes flood plain and hazard lands. An owner of property abutting on, or within, this Major Open Space designation should make reference to the "flood" and "fill-lines" mapping approved by the U.T.R.C.A. for precise delineation. 6.5 ARCHITECTURAL AND HISTORIC BUILDINGS A number of buildings, structures and properties in the area shown on Map No. 4 have been identified by The Local Architecture Conservation Advisory Committee, as being of architectural significance since they are typical of a style of architecture associated with the early development of the area, or are of historical significance. In order to preserve a building or group of buildings which may be designated by Council to be of architectural or historical value, Council may consider permitting an increased density on the balance of the property provided that a satisfactory overall site plan can be achieved, and that the development proposed for the balance of the property is compatible with the preserved building. 6.6 BOULEVARD PARKING Boulevard parking is regulated in accordance with Council s Boulevard Parking Policy Statement. In Residential designations, boulevard parking should generally be discouraged. 7.0 IMPLEMENTATION 7.1. OFFICIAL PLAN AND ZONING The City should use the study as a basis for proposals to change the Official Plan or Zoning By-law.
7.2. Other 16 That the recommendations of this study be taken into consideration in the preparation of capital works programs by local public authorities, including the bicycle route as shown on Map No. 3.
-7- FIGURE NO. 2A EXISTING LAND USE 1983 STUDY AREA SUBUNITS ~ST GEORGE-GROSVENOR AREA LEGEND ~ SINGLE FAMILY CONVERSIONS APARTMENT INSTITUTIONAL COMMERCIAL OFFICE COMMERCIAL AUTOMOTIVE PARK VACANT