~~~~ Agenda tem # Page # 2-6748 TO: FROM: SUBJECT: CHAR AND MEMBERS - PLANNNG COMMTTEE R. W. PANZER GENERAL MANAGER OF PLANNNG AND DEVELOPMENT APPLCATON BY: URBAN PROPERTY SERVCES (LONDON) NC. 409 SUNNNGDALE ROAD EAST. PUBLC PARTCPATON MEETNG ON MONDAY NOVEMBER 8,2004 @ 4:30 P.M. RECOMMENDATON That, on the recommendation of the General Manager of Planning and Development, based on the application of Urban Property Services (London) nc. relating to lands located at 409 Sunningdale Road East, south side, between Richmond Street and Adelaide Street, a by-law BE NTRODUCED at the Municipal Council meeting on Monday November 15, 2004 to amend Zoning By-law No. Z.4 in accordance with the attached enacting clause, in conformity with the Official Plan, to change the zoning of the subject lands FROM a Residential RS/Residential R6 (R5-3/R6-4) Zone TO a holding Residential R6 Special Provision (h-.r6-5( )) Zone to permit cluster housing in the form of single detached, semi-detached, duplex, triplex, and townhouse dwellings, and apartment buildings, up to a maximum density of 35 units per hectare (14 unitdacre) and maximum height of 12 metres (39.4 ft.); with a special provision to permit stacked townhouse dwellings up to a maximum density of 65 units per hectare (26 unitslacre); and a holding provision to ensure the owner agrees to implement all noise attenuation measures recommended in noise assessment reports acceptable to the City of London. RATONALE. The recommended zoning is appropriate and conforms with the Multi-family, Medium Density Residential designation in the Official Plan. A special provision to permit stacked townhouses up to a density of 65 units per hectare is also considered appropriate. 2. The subject site can accommodate this form of development and meet requirements for coverage, height, parking, outdoor amenity space, and building orientation. 3. A holding provision is recommended because the site abuts an arterial road. A noise study will be required prior to lifting the holding symbol from the zone maps. PREVOUS REPORTS PERTNENT TO THS MATTER Report to Planning Committee from the Commissioner of Planning and Development on January 1, 1999 with respect to an application by Sifton Properties Ltd. in the Uplands Community Plan Area. Report to Planning Committee from the Commissioner of Planning and Development on February 28, 2000 with respect to a decision of the O.M.B. on the Uplands Community Plan Official Plan Amendments; the Official Plan Amendments, Zoning By-law Amendments and Draft Plan of Subdivision relating to an application by Sifton Properties Ltd.; and the Ardshell Ltd. (now Drewlo Holding nc.) joint Official Plan Amendment with Sifton, all within the Uplands Community Plan Area.
Agenda tem # Page # 2-6748 BACKGROUND Date Application Accepted: August 31,2004 Agent: Donald Riley - Z Group STE CHARACTERSTCS: Current Land Use - vacant Frontage - 345 metres (1,132 ft.) Depth - 140 metres (459 ft.) Area - 4.852 hectares (12 acres) Shape - irregular SURROUNDNG LAND USES: ~~-~~ ~ ~ ~ North - agricultural and vacant lands for future residential development South - residential cluster housing under development East - residential semi-detached dwellings West - vacant residential development land OFFCAL PLAN DESGNATON: (refer to map on page 4) Multi-Family, Medium Density Residential EXSTNG ZONNG: (refer to map on page 5) 0 Residential RSlResidential R6 (R5-3lR6-4)
\ \ metres 250 500 LOCATON MAP Subject Site: 409 Sunningdale Road E. Planner: LM Subject Site 750 LEGEND Addresses Applicant: Urban Property Services (London). Created By: m nc. Roll Number: 090450348000000 & Date: 9/17/2004 090450349010000 Scale: : 5000 File Number: 2-6748 CORPORATON OF THE CTY OF LONDON Prepared By: Planning & Development Department Water Draft Approved H Submitted Parcels Park n *.
SUBJECT \ LEGEND DOWNTOWN AREA REGONAL SHOPPNG AREA @ COMMUNTY SHOPPNG AREA NEGHBOURHOOD SHOPPNG AREA ASSOCATED SHOPPNG AREA COMMERCAL BUSNESS DSTRCT ARTERAL MXED USE DSTRCT' HGHWAY SERVCE COMMERCAL RESTRlCTED/HGHWAY SEWCE COMMERCAL RESTRCTED SERVCE COMMERCAL COMMERCAL POLCY AREA MULT - FAMLY, HGH DENSTY RESDENTAL MULT - FAMLY, MEDUM DENSTY RESDENTAL 1-1 LOW DENSTY RESDENTAL OFFCE AREA OFFCE/RESDENTAL OFFCE BUSNESS PARK n DEFERRED AREAS -- AREAS L UNDER APPEAL GENERAL NDUSTRAL LGHT NDUSTRAL REGlONAL FACLTY COMMUNTY FACLTY OPEN SPACE URBAN RESERVE - COMMUNTY GROW URBAN RESERVE - NDUSTRAL GROWTH RURAL SETTLEMENT ENVRONMENTAL REVEW AGRCULTURE URBAN GROWTH BOUNDARY THS S AN EXCERPT FROM THE PLANNNQ DVSON'S WORKlNa CONSOLDATON OF SCHEDULE A To THE CTY OF LONDON OFFCAL PLAN, WTH ADDED NOTATONS "- CTY OF LONDON DEPARTMENT OF PLANNNG AND DEVELOPMENT OFFCAL PLAN SCHEDULE A - LAND USE PREPARED By: Graphlca & nformation Servlcea AML LOCATON: \\clrlel\qiswork\plannlng\projecta\p~off lcialplan\workconsoloo\exerp FLE NO. 2-6748 LM MAP PREPARED: September 22,2004 0 600 lo00 SCALE 1;30,000 \amls\scha bl k8x14.aml CMH
COUNCL APPROVED ZONNG FOR THE SUBJECT STE: R5-3lR6-4 ) LEGEND FOR ZONNG BY-LAW Z- R1 SNGLE DETACHED DWELLNGS R2 SNGLE AND TWO UNT DWELLNGS R3 - SNGLE TO FOUR UNT DWELLNGS R4 STREET TOWNHOUSE R5 CLUSTER TOWNHOUSE R6 - CLUSTER HOUSNG ALL FORMS R7 SENOR'S HOUSNG R8 MEDUM DENSTYLOW RSE APTS. R9 - MEDUM TO HGH DENSTY APTS. R10 - HGH DENSTY APARTMENTS R11 - LODGNG HOUSE DA - DOWNTOWN AREA RSA - REGONAL SHOPPNG AREA CSA - COMMUNTY SHOPPNG AREA NSA - NEGHBOURHOOD SHOPPNG AREA BDC - BUSNESS DSTRCT COMMERCAL AC - ARTERAL COMMERCAL HS - HGHWAY SERVCE COMMERCAL RSC - RESTRCTED SERVCE COMMERCAL CC - CONVENENCE COMMERCAL SS - AUTOMOBLE SERVCE STATON ASA -ASSOCATED SHOPPNG AREA COMMERCAL 2) FOR TOWNSHP ZONES PLEASE SEE THE RELEVANT.. h #-. * -5 ZONNG BY-LAW FOR A DESCRPTON OF REGULATONS LL m n ~ ~ m FLE NO: OR - OFFCURESDENTAL OC - OFFCE CONVERSON RO - RESTRCTED OFFCE OF -OFFCE RF - REGONAL FACLTY CF - COMMUNTY FACLTY NF - NEGHBOURHOOD FACLTY HER - HERTAGE DC -DAYCARE OS - OPEN SPACE CR - COMMERCAL RECREATON OB - OFFCE BUSNESS PARK L - LGHT NDUSTRAL G - GENERAL NDUSTRAL H - HEAW NDUSTRAL EX - RESOURCE EXTRACTVE UR - URBAN RESERVE "h" - HOLDNG SYMBOL "D" - DENSTY SYMBOL "H" - HEGHT SYMBOL "8" - BONUS SYMBOL "T" - TEMPORARY USE SYMBOL SCHEDULE ZONNG BY4AW NO. Z.4 A....-... THS MAP S AN UNOFFCAL DCTRACT FROM THE ZONNG BY-LAW WTH ADD= NOTATONS - 1 MAP PREPARED: 1 2004Sept22 CMH 100 1 :NO0 0 100 Meters
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Agenda tem # Page # 2-6748 PLANNNG HSTORY n December 1999, the Ontario Municipal Board issued a decision with respect to a hearing on the City-initiated Uplands Community Plan Official Plan Amendment, the privately initiated Official Plan Amendment of Sifton Properties and Ardshell Ltd. (now Drewlo Holding nc.) as a joint Official Plan Amendment, and a draft plan of subdivision and implementing zoning by-law amendments relating to Sifton Properties Ltd., all within the Uplands Community Planning Area. The O.M.B. decision included the lands which are the subject of this application and resulted in approval of the present land use designation and zoning. This is a multi-family, medium density block within the Sifton Properties draft plan of subdivision, originally identified as Block 461 in Draft Plan 39T-98505. The subject block subsequently became part of Sifton s Phase 5 Upland Hills subdivision and was renumbered Block 86. SGNFCANT DEPARTMENTAGENCY COMMENTS The City s Environmental and Engineerha Services Department reports: 1 A road widening dedication to allow for 18 meters from the centerline of Sunningdale Road to the subject sites property line may be required. This property is located in the Stoney Creek subwatershed and is tributary to the Powell drain. This parcel was not included in the design of the existing Upland Hills Regional Stormwater Management Facility located south of the subject site. Therefore this site will be required to provide on-site stormwater management to meet the criteria of the Stoney Creek Su bwatershed Study. t is noted that this site is part of Upland Hills Phase 5 subdivision (39T-98505). The vehicular access for this property will be permitted through internal secondary collector streets Skyline Avenue, Bluebell Road and Lindisfarne Road. Additional engineering and transportation issues will be addressed in greater detail through the site plan approval process and the subdivision approval process. PUBLC LASON: Notice of application to amend the zoning by-law was sent to 1 10 surrounding property owners on September 22, 2004. A notice appeared in the Living in the City section of the London Free Press on Saturday October 2,2004. 11 Nature of Liaison: see requested amendments 2 replies received Responses: The Planning Division received one telephone call and one letter. The telephone caller requested further information and clarification. The written response from a resident of the Upland Hills subdivision indicated concerns with respect to cluster housing, particularly apartment buildings, interfering with their view; over-crowding and reduced effectiveness of neighbourhood traffic calming measures; the appropriateness of triplexes and apartment buildings in this neighbourhood of long term family residents; and impact on property values. ANALYSS Does the Recommended Zoning Conform with the Official Plan? These lands are designated Multi-family, Medium Density Residential in the Official Plan. This land use designation permits multiple-attached dwellings such as row houses or cluster houses; low rise apartments; rooming and boarding houses; emergency care facilities; and small-scale nursing homes as the main uses. Single detached, semi-detached, and duplex dwellings may
Agenda tem # Page # 2-6748 also be permitted. n terms of density and height, medium density development will not normally exceed 75 units per hectare (30 units/acre) and building heights that do not exceed four storeys. All development is subject to height limitations in the zoning by-law and is to be sensitive to the scale of development in the surrounding neighbourhood. The current Residential R5-3/R6-4 zoning permits townhouses and stacked townhouses up to a maximum density of 35 units per hectare (14 unitslacre) and maximum height of 2 metres (39.4 ft.), or approximately 4 storeys. The zoning also permits cluster detached, semi-detached and duplex dwellings to a maximum density of 30 units per hectare (12 unitslacre) and maximum height of 10.5 metres (34.5 ft.). The requested zoning change to a Residential R6 Special Provision (R6-5( )) Zone would permit cluster housing in the form of single detached, semi-detached, duplex, triplex, and townhouse dwellings, and apartment buildings, up to a maximum density of 35 units per hectare (14 units/acre) and maximum height of 12 metres (39.4 ft.); with a special provision to permit stacked townhouse dwellings up to a maximum density of 65 units per hectare (26 unitslacre) The maximum building height limit under the R6-5 zone is 12 metres (39.4 ft.). The requested special provision zone provides for an increased density specifically for, stacked townhouses. Stacked townhouses, according to the definition in the City s zoning by-law, means a building designed to contain three or more dwelling units attached side by side, two units high, with each dwelling unit having a private entrance to grade level and a private open space area of any upper unit may utilize a portion of the roof of any lower unit. The concept plan and elevations that accompanied the application illustrates a development of 300 stacked units at a density of 61.6 units per hectare (24.6 unitdacre) is achievable while meeting the minimum requirements for on-site parking (450 spaces or 1.5 spaces per unit). Building heights based on the elevation drawings indicate 3% storey stacked townhouse dwellings with pitched roof. n terms of the building area, the plans indicate 25 buildings each consisting of six attached units stacked two units high, and each unit having two finished floor levels. The lot coverage is calculated at approximately 20 percent, well below the maximum requirement of 45 percent under the R6-5 zone. The special density provision may be appropriate for the stacked townhouse dwellings. Based on the concept plan the site can achieve a higher density and be designed to provide sufficient outdoor amenity space and landscaped areas, as well as proper spacing and orientation of buildings. The front facing orientation of the buildings towards Sunningdale Road achieves the desired aesthetic appearance, as well as avoids the need for noise walls along the arterial road frontage. Similar treatment should be given for the perimeter dwelling units adjacent the collector roads. The zoning and the range of permitted uses are in conformity with the Official Plan. The height and density limits, including the density for stacked townhouses are appropriate. The development of cluster stacked townhouses is compatible with the permitted uses and planned residential development on the adjacent blocks in the subdivision to the south, east and west. There is good spatial separation (150 metres) between this site and the single detached dwellings on Whisker Street. The intervening lands are zoned to permit development of cluster housing and townhouses at a maximum density of 25 units per hectare (O units/acre), as well as an elementary school site. s the Recommended Holding Provision Requiring a Noise Study Appropriate? The Ontario Municipal Board s conditions and amendments to the final approval for the registration of this subdivision, file 39T-98505, indicate in Condition No. 24 that: Prior to the issuance of building permits or approval under Section 41 of the Planning Act, the subdivider agrees to have a qualified acoustical consultant prepare a noise study concerning the impact of traffic noise from Sunningldae Road upon the lot/blocks in the subdivision which abut Sunningdale Road. The noise study is to include recommendations for noise abatement in accordance with M.O.E. standards, must
Agenda tem # Page # 2-6748 propose alternatives to constructing a noise barrier wall along Sunningdale Road, and is to be reviewed by the City for approval. The approved noise attenuation measures will be required to be incorporated into the design and construction of the development for the area of Blocks 455, 461, 462, 463, and Lots 450-452, at Sunningdale Road along the north limit of this plan, at the subdivider s expense. The notes accompanying the draft approval conditions further indicate that: The subdivider agrees to design and build residential units on Block 455, 461, 462 and 463 and Lots 450-452 inclusive, so not to require a continuous noise barrier to be built along the common property line with Sunningdale Road. Noise walls are currently required to protect outdoor living areas of residential properties where rear yards abut arterial roads. Council has directed Planning Staff to review the issue of noise walls along arterial roads. During our research, Planning has discovered building orientation is used by other municipalities as an alternative to costly noise attenuation barriers and such measures could be employed. t is recommended a holding provision be applied to ensure the City s Building Division has a mechanism to require a noise study to the satisfaction of the General Manager of Planning and Development prior to final approval of any site plan. The recommended wording is as follows: To ensure there are no land use conflicts between arterial roads and the proposed residential uses, the h-- shall not be deleted until the owner agrees to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London. This holding provision is identical to the one applied to the zoning of a recent draft approved subdivision at 1698 Adelaide Street North (Prosperity Homes Ltd. 39T-04502). CONCLUSON The recommended zoning is appropriate and conforms with the Official Plan. A special provision to permit stacked townhouses up to a density of 65 units per hectare is also considered appropriate. Based on our review the site can accommodate this form of development and meet requirements for coverage, height, parking, outdoor amenity space, and building orientation. Through a holding zone provision, a noise study will be required prior to site plan approval with recommendations for noise attenuation measures adjacent Sunningdale Road which does not include a noise wall. 11 PREPARED BY: SUBMllTED BY: ll LEMENTATON October 22,2004 RWP/G B/LM/lm Y:\S hared\implemen\rep&recs\2004\6748z\pcreport
Agenda tem # Page # 2-6748 Responses to Public Liaison Letter and Publication in Living in the City TeleDhone Written Li Huang / 337 Whisker St. Mike Spratt / 368 Whisker St.
Agenda tem # Page # 2-6748 CTY OF LONDON ZONNG BY-LAW BY-LAW NO. 2.4 - AMENDMENT Anne Marie DeCicco Kevin Bain Schedule A to By-law No. Z.4 is amended by changing the zoning applicable to lands located at 409 Sunningdale Road East, south side, between Richmond Street and Adelaide Street, being Block 86 within a Draft Plan of Subdivision 39T-98505, as shown on the map below comprising part of Key Map No. 4, from a Residential RUResidential R6 (R5-3/R6-4) Zone to a holding Residential R6 Special Provision (h- *R6-5( )) Zone. 1, AMENDMENT TO SCHEDULE A File Number: 2-6748 Planner: LM Date Prepared: 200410/20 Technician: CK SUBJECT STE va - SCALE 1:6000 100 0 100 Meters
Agenda tem # Page # 2-6748 ENACTNG CLAUSE BY-LAW NO. Z.4 CTY OF LONDON ZONNG BY-LAW BY-LAW NO. 2.- AMENDMENT ) Section 10.4 of the Residential R6 Zone to By-law No. Z.4 is amended by adding the following Special Provision: Section No. 10.4(e) Zone R6-5 a) Regulations i) Density for Cluster Stacked Townhouse Dwellings (maximum) 65 units per hectare ii) Where the lands to which this special provision zone applies are used for a combination of cluster stacked townhouses and any other type of cluster housing permitted by this zone, the maximum number of stacked dwelling units permitted by the density regulation in part (i) above shall be reduced at the rate of one dwelling unit for each of the other type(s) of cluster housing units proposed for development. 2) Section 3.8(2) of the Holding Zone Provisions Section to By-law Z.4 is amended by adding the following holding provision: h- Purpose: To ensure there are no land use conflicts between arterial roads and the proposed residential uses, the h-- shall not be deleted until the owner agrees to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London.