39t-0350512-6463 debbert woods 751 fanshawe...

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SUBJECT: APPLICATION BY: VISTA WOODS ESTATES INC. 751 Fanshawe Park Road West (Part of Lot 21, Concession 5)

(Geographic Township of London)) PUBLIC PARTICIPATION MEETING ON

NOVEMBER 29.2004 at 7:30 P.M.

I That, on the recommendation of the General Manager of Planning and Development, the following actions be taken with respect to the application of Vista Woods Estates Inc. relating to the property located at 751 Fanshawe Park Road West:

on the advice of the Administrative Planning Advisory Group, the Approval Authority BE REQUESTED to approve the draft plan of residential subdivision submitted by Vista Woods Estates Inc. (File No. 39T-03505), prepared by J. Ancfrew Smith, O.L.S. (Drawing No. Dp7.DWG1 dated May 12, 2004), as amended, which shows 297 single detached residential lots, one single detached residential block, three multiple family residential blocks, and two park blocks, served by three new secondary collector roads and 10 new local roads, SUBJECT TO the conditions contained in the attached Appendix "39T- 03505-1 'I;

on the advice of the Administrative Planning Advisory Group, the Draft Approval of the residential plan of subdivision submitted by Vista Woods Estates Inc. (File No. 39T- 03505), as amended, BE APPROVED, SUBJECT TO the requirements contained in the attached Append ix "39T-0 3 505-2";

a by-law BE INTRODUCED at the Municipal Council meeting on December 6, 2004 to amend Zoning By-law No. Z.-1 to change the zoning of the subject property (in conformity with Official Plan Amendment No. 324) to DELETE the Agricultural (AI) Zone and an Agricultural Exception ((AI-(38)) Zone in former Township of London By-law No. 5000 and remove these lands from the By-law, and APPLY the following Zones in By- law No. Z.-I: a Holding Residential R1 (h-R1-4), a Holding Residential R1 (h-R1-6), a Holding Residential RWR6 (h-R5-2/R6-4), a Holding Residential RUR6 (h.h-54.R5-4/ R6-5), and an Open Space (OSI) Zone, and that Section 4.21, Road Allowance Requirements - Specific Roads, be amended to identify the secondary collector roads. The requested residential zones will permit a range of residential uses including single detached dwellings, street townhouses, cluster housing (cluster townhouses, cluster single detached dwellings and cluster apartment buildings). The OS1 zone would permit public parks, conservation lands and golf courses. The Holding symbols would require the owner to enter into a subdivision or development agreement to ensure the orderly development of the lands and the adequate provision of municipal services, and to agree to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London, on multiple-family blocks adjacent to arterial roads.

the request to amend Zoning By-law No. Z.4 to zone proposed Lots 1 - 30 as a Residential R1/R4 (R1-4/R4-2) Zone BE REFUSED:


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(e) the applicant BE ADVISED that the General Manager of Environmental and Engineering Services and City Engineer has projected the following claims and revenues information:

Estimated Revenue Estimated Claims

2.228,020 -- $ 978,000 -- Urban Works Reserve Fund $

Claim (excluding SWM) SWM Claim (including land) -- NIL

Dev’t & LDCSB Charges Reserve Fund $ 3,047,164 NIL

TOTAL $ 5,275,184 $ 978,000

NOTE: (1) ESTIMATED REVENUES FROM DEVELOPMENT, LONDON DISTRICT CATHOLIC SCHOOL BOARD (LDCSB) AND URBAN WORKS CHARGES ARE BASED ON CURRENT RATES IN ACCORDANCE WITH BY-LAWS C.P.-1413-214 AND 1414-215.

(2) THIS INFORMATION IS REPORTED IN ACCORDANCE WITH THE DEVELOPMETN CHARGES

ANY AMENDMENTS THERETO. ANY CLAIM PAYMENT FROM THE URBAN WORKS

APPROVED BY THE CITY ENGINEER.

AND URBAN WORKS RESERVE FUNDS BY-LAWS (IE. C.P.-1413-214 AND 1414-215), AND

RESERVE FUND WILL BE IN ACCORDANCE WITH BY-LAW NO. C.P.-1414-215 AND AS

PREVIOUS REPORTS PERTINENT TO THIS MATTER

None. The report on this agenda for 2-6801 - City of London - 2039 Wonderland Road North is related.

1) The proposed draft plan, which consists of low and medium density residential development, is in keeping with the Official Plan policies for this area and the revised Fox Hollow Community Plan adopted by Council May 17, 2004.

2) The draft plan, as red-lined, is recommended as it provides the required neighbourhood parkland dedication and accommodates the community pathway connection delineated on the community plan.

3) The recommended red-line revisions will, among other things, eliminate a cul-de-sac which serves no municipal purpose, provide better pedestrian connections within the community, and provide future access to remnant parcels.

4) The recommended conditions of draft plan approval require the provision of necessary services to the property before development can occur.

5) The recommended zoning by-law amendment will allow the range and type of uses proposed by the draft plan of subdivision. Street townhouse zoning originally requested by the applicant is not recommended as it conflicts, on some lots, with the Small Lot Design Guidelines, and on others is no longer desired by the applicant. Appropriate holding provisions are applied to limit development until municipal services, access and arterial road capacity issues are resolved to the City’s satisfaction, and to ensure noise studies are reviewed and implemented on the multi-family blocks.

metres 1000 1

LOCATION MAP Subject Site: Pt Lot 21, Con 5 (London)

Applicant: Vista Woods Estates Ltd.

Roll Number: Date: 6/7/2004

File Number: 39T-0350512-6463

Planner: BD

Created By: bd

Scale: I: I0000

CORPORATION OF THE CITY OF LONDON Prepared By: Planning & Development Department

2000

LEGEND 0 Subject Site 111 Park

Water Vegetation

Draft Approved Buildings

Addresses n ftzfd City Boundary

Imperial Oil Pipeline (20 m buffer)


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Date Application Accepted: April 2, 2003 REVISED May 19,2004

REQUESTED ACTION: approve a draft plan of subdivision having 301 single detached residential lots, one single detached residential block, four multiple family residential blocks, and two park blocks, served by 12 new streets and the related zoning by-law amendments to apply the Residential R1 (R1-4), Residential R1 (R1 -6), Residential RVR4 (R1-4/R4-2), Residential R5/R6 (R5-2/R6-4), Residential RUR6 (R5-4/R6-5), and Open Space (OS1 ) Zones.

Agent: Maureen Zunti (Stantec)

SITE CHARACTERISTICS:

Current Land Use - agriculture/woodland

0 Frontage - 72.59 metres (238.2 feet) along Fanshawe Park Road West; 293.39 metres (962.57 feet) along Sunningdale Road West, and various interrupted frontages along Wonderland Road North i

Depth - 1170.9 metres

Area - 36.526 ha

Shape - irregular

SURROUNDING LAND USES:

North - Estate type residential uses, agriculture (cash crops), Sunningdale Road West and golf course (to north-east)

South - Fanshawe Park Road West and single detached residential subdivision

East - single detached residential, commercial, retail, motel, church and communication facility uses, along with vacant farmland and vacant commercial properties, and Wonderland Road North. East of Wonderland Road, auto service/repair, single detached residential farm uses and golf course.

West - agriculture (draft approved residential plan of subdivision (39T-02505))


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. FOX HOIIOW Community Plan The Fox Hollow Community Plan, which is generally bounded by Sunningdale Road West, Wonderland Road North, Fanshawe Park Road West and Hyde Park Road and has an area of 344 ha (850 ac), was adopted in March 1999 (see page 8).

On May 17, 2004, Council adopted revisions to the Fox Hollow Community Plan. Several revisions affected the subject property as follows: 0 the north-south secondary collector road located on the subject lands was relocated to

stormwater management facility No. 4 was relocated within the Fox Hollow lands.

a portion of “Hippo” woodlot proposed to be dedicated to the City through draft plans of

possible roundabouts were shown at the intersections of secondary collector roads; and, the community pathway system along the open space network and pedestrian access

the Fox Hollow Developments Inc. lands to the west.

facility, when constructed, will continue to service the majority of the subject site.

subdivision was identified as open space;

0 This

0

0

0

points were shown on the plan.

Council also adopted Official Plan Amendment No. 324 on May 17, 2004 and this OPA implements above-noted revisions to the Community Plan.

The proposed plan of subdivision for the subject property was submitted in April, 2003 and was resubmitted in response to the changes to the Community Plan, on May 19, 2004.

Fanshawe Park Road West Municipal Class EA On April 22, 2003, Municipal Council ADOPTED the Environmental Study Report (ESR) for the Fanshawe Park Road West Widening from Hyde Park Road to Wonderland Road North. The ESR identified that Fanshawe Park Road West was nearing its capacity during peak hours. In addition to the ESR, traffic impact studies that have been completed for the commercial developments at the intersection of Fanshawe Park Road West and Hyde Park Road indicate that during the peak periods, traffic volume exceeds arterial road capacity. It should be noted that when traffic demand exceeds capacity, travel delays, greenhouse gas emissions, accident rates and the amount of short-cutting traffic through adjacent subdivisions increase.

Development in the Hvde Park and Fox Hollow Community Planning Areas On May 20, 2003, Councillor Caranci inquired at Council about the potential impact of all the development proposed in the Hyde Park and Fox Hollow Community Planning Area on the City’s capital works program. Councillor Caranci expressed the same general concerns regarding the amount of development along the Fanshawe Park Road West corridor. The Chair referred this inquiry to the General Manager of Environmental Services and the General Manager of Planning and Development for a joint report to the Environment and Transportation Committee and to the Planning Committee at their meeting on July 28, 2003. To date this report has not been completed.

SUBJECT SITE \

LEGEND

DOWNTOWN AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

0 DEFERRED AREAS

--I AREAS L I .a UNDER APPEAL OFFICE AREA

0 FFICE/RESI DENTIAL

OFFICE BUSINESS PARK

NEIGHBOURHOOD SHOPPING AREA GENERAL INDUSTRIAL

ASSOCIATED SHOPPING AREA COMMERCIAL LIGHT INDUSTRIAL

BUSINESS DISTRICT F] REGIONAL FACILITY

AKTERIAL MIXED USE DISTRICX

HIGH WAY SERVl CE CO MMERCl AL

COMMUNITY FACILITY

OPEN SPACE

RESTRlCTED/HIGHWAY SERVICE COMMERCIAL URBAN RESERVE - COMMUNITY GROWTH

mj RESTRICTED SEWICE COMMERCIAL URBAN RESERVE - INDUSTRIAL GROWTH

COMMERCIAL POLICY AREA RURAL SHTLEMENT

MULTI - FAMILY, HIGH DENSITY RESIDENTIAL FTd ENVIRONMENTAL REVIEW

MULTl - FAMILY, MEDIUM DENSITY RESIDENTIAL I] AGRICULTURE

E d LOW DENSITY RESIDENTIAL URBAN GROWTH BOUNDARY

TH16 IS AN EXCERPT FROM THE PLANNINQ DIVISION'S WORKING CONSOLIDATION OF SCHEDULE A TO THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS

FILE NO.

,CITY OF LONDON 39%03505/0-6242R-6463 DEPARTMENT OF PLANNING AND DEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

August IO, 2004

w*e 111 PREPARED By: Qraphlea & lnformatlon Servloets I SCALE 1:30,000 I AML LOCATION: \\clfilel\6i8Work\plannlng\project8\p~off iclalplan\workconsolO0\ex~rpte\amI~\echa blk8xl4.aml

I COUNCIL APPROVED ZONING FOR THE SUBJECT SITE: AI-38, AI (London Twp 5000 By-Law)

CITY OF LONDON DEPARTMENT OF PLANNING AND DEVELOPMENT

@ ZONING

SCHEDULE A

BY-LAW NO. 2.-1

THIS MAP IS AN UNOFFICIAL EXTRACT FROM THE ZONING BY-LAW WITH ADDED NOTATIONS

I) LEGEND FOR ZONING BY-LAW Z-7 R1 - SINGLE DETACHED DWELLINGS R2 I - SINGLE AND TWO UNIT DWELLINGS

FILE NO: 39T-03505/0-6241/2-6463 BD

MAP PREPARED:

2004/08/10 CK I

1:9500

100 0 100 Meters I

R3 R4 - STREET TOWNHOUSE R5 - CLUSTER TOWNHOUSE R6 R7 - SENIOR'S HOUSING R8 R9 R10 - HIGH DENSITY APARTMENTS R11 - LODGING HOUSE

- SINGLE TO FOUR UNIT DWELLINGS

- CLUSTER HOUSING ALL FORMS

- MEDIUM DENSITY/LOW RISE APTS. - MEDIUM TO HIGH DENSITY APTS.

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

OR - OFFICE/RESIDENTIAL 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

"h" - HOLDING SYMBOL "D" - DENSITY SYMBOL "H" - HEIGHT SYMBOL "B" - BONUS SYMBOL "T" - TEMPORARY USE SYMBOL

FOR TOWNSHIP ZONES PLEASE SEE THE RELEVANT ZONING BY-LAW FOR A DESCRIPTION OF REGULATIONS

I


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Council Adopted Fox Hollow Community Plan


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Other Applications 39T-02505 - On June 29, 2004, the Fox Hollow Subdivision, located on lands to the immediate west of the subject lands, received draft approval. The plan includes the secondary collector road connections to Fanshawe Park Road West and Sunningdale Road West, 34 single detached dwelling blocks for future lotting, 4 medium density residential blocks, I school block, 2 stormwater management blocks, 1 commercial block and several new local roads.

2-6201 - On October 7, 2003, 761 Fanshawe Park Road West was rezoned to a Holding Convenience Commercial (h-I 1 .CC5) to permit convenience commercial uses. The holding provision was included to ensure that appropriate access and servicing arrangements were made before redevelopment of the site.

8. 76/04 - On September 28, 2004, the Consent Authority approved the severance of the rear of 1889 Wonderland Road North, to be merged on title with the vacant land to the north, and subject to rezoning to permit the proposed residential uses.

2-6801 - This subdivision application is being brought fotward coincident with a City initiated amendment for 2039 Wonderland Road North to reflect the City’s preferred land use pattern of road completion and lot creation.

I SIGNIFICANT DEPARTMENTIAGENCY COMMENTS

Engineerinn and Environmental Services Department

Sanitary Sewers The sanitary outlet for this plan is the existing sanitary sewer located in the Fox Hollow ravine. This outlets into the Whitehills Pumping Station and to the Gainsborough Trunk Sanitary Sewer, before outletting into the Medway Pumping Station. There is residual capacity within the Whitehills Pumping Station for approximately 50 residential lots, but this capacity has been reserved for the Fox Hollow (39T-02505) Subdivision, which adjoins this subdivision to the west.

The subdivider will be required to construct a new gravity trunk sewer from the Whitehills Pumping Station easterly to the Medway Sanitary Trunk Sewer. Costs incurred for construction of the new trunk sanitary sewer will be claimable from the Urban Works Reserve Fund.

Storm and Stormwater Management The storm outlet for the subject lands is the Heard Drain via the proposed Stormwater Management Facility (SWMF M). Building permits shall be issued upon the regional Stormwater Management Facility being constructed and operational, the completion of the Municipal Class Environmental Assessment Study, and the Heard Drain remediation works being constructed and operational, completed under this application and/or completed by others.

The north portion of the subject land is tributary to SWMF # 8 in accordance with the approved Functional Drainage and Stormwater Master Plan for the Fox Hollow Community Development. The north portion of this plan may develop when this regional facility is constructed and operational and all related storm/drainage services are complete and operational, or a temporary SWM system is in place to serve this area.

Water Mains Water supply for this subdivision is available from the existing municipal 400 mm (16”) diameter high pressure water main on Fanshawe Park Road West at Aldersbrook Gate. The existing main on Fanshawe Park Road West is to be extended through the Fox Hollow


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Subdivision to the west to serve this site. The subdivider will be required to “loop” the water main system to the satisfaction of the City Engineer after 80 lots are constructed.

Transportation The subdivider is to remove the existing turning circle on Medway Park Court and complete restoration of this road as a through street. This section of Medway Park Court is to be reconstructed to secondary collector road standards. Medway Park Drive is to be constructed in alignment with Medway Park Court. These works are to be completed at no cost to the City.

Additional local road connections are required opposite the north leg of Street “C”, and on . the south side of Street “ A to serve the abutting lands to the east and south.

A bicycle path is to be constructed on the west side of Wonderland Road North from Sunningdale Road West southward to the south limit (Wonderland Road North frontage) of this draft plan of subdivision, and on the north side of Fanshawe Park Road West from the westerly limit of the plan to Wonderland Road North, to be claimed from the Urban Works Reserve Fund.

It has been agreed that both Fanshawe Park Road West and Wonderland Road North have limited capacity. The Subdivider, prior to entering into a subdivision agreement, must demonstrate to the satisfaction of the City Engineer that, there is sufficient arterial road network capacity on Fanshawe Park Road West and Wonderland Road North. It is anticipated that a traffic study at this time will demonstrate that the network capacity will be insufficient for the proposed usage and that development restrictions will need to be applied.

The subdivider agrees no development shall take place until the improvements to Fanshawe Park Road West and in the vicinity of the intersection of Wonderland Road North and Fanshawe Park Road West are implemented. The City of London plans to undertake the reconstruction of Fanshawe Park Road West and Wonderland Road North in the next decade. Should the subdivider wish to proceed in advance of the current plans for reconstruction of the road(s), the subdivider may pursue any of the following options for the reconstruction of Fanshawe Park Road West and Wonderland Road North to the satisfaction of the City Engineer;

i) construct at no cost to the City;

ii) by entering into a private third party(ies) arrangement with other developer(s) all at no cost to the City or;

iii) under an agreement with the City whereby costs and scheduling are negotiated to mutual satisfaction between the subdivider and the City or;

iv) under an agreement with the City whereby costs and scheduling are negotiated between the subdivider and others and the Cify.

In all cases the City will require a release of any claims related to the relevant portion of the costs before recommending approval of further development.

In the event that a third party front-ending developer improves Fanshawe Park Road West and Wonderland Road North in advance of the City’s schedule for the roads in 2009, and the subdivider wishes to seek approvals before 2009, then the subdivider may proceed with development provided the subdivider reimburses to the City those monies related to the subdivider’s portion of any carrying and financing charges incurred by the front-ending developer. Otherwise the approvals will be delayed until 2009. The subdivider must provide the details for calculating their portion of the monies satisfactory to the City Engineer prior to any further approvals. This will constitute a one-time payment as an opportunity to advance


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the subdivider’s schedule. Monies received by the City for this purpose will be disbursed to the front-ending developer in accordance with the provisions of a separate agreement for the roadworks between the City and the front-ending developer.

The subdivider will be required to construct a left hand auxiliary lane on Wonderland Road North at Street “A” and on Wonderland Road North at Medway Park Court with sufficient storage and taper to accommodate the traffic demand anticipated as a result of full build out of the Fox Hollow Community. The subdivider will install traffic signals at the intersection of Wonderland Road North and Street A”, and Wonderland Road North and Medway Park Court when determined warranted by the City Engineer. Cost incurred for providing the left turn lane and traffic signals will be claimable from the Urban Works Reserve Fund.

Permanent access from the multi-family Blocks 305 and 306 is to be to the internal road network directly or via other development blocks through the implementation of joint internal driveway agreements as a condition of site plan approval. No permanent access to Wonderland Road North or Sunningdale Road West from these blocks is to be provided. Temporary, construction and emergency access provisions will be considered subject to review and approval by the City Engineer.

Permanent access to multi-family Block 303 is to be to the internal road network. The subdivider is to enter into a future joint internal driveway agreement as a condition of site plan approval with the property to the west to facilitate access to the internal road network and minimize the number of accesses required to the arterial road network.

A traffic calming plan and/or measures to the satisfaction of the City Engineer will be required to discourage through traffic and excessive speeds on the secondary collector road network. Speed humps will be required on Streets. “A” and “B” south of Medway Park to reduce cut-through traffic.

Requested Red-line Revisions i)

i i)

iii)

iv)

v)

vi)

London Transit

revise centerline radius Street “F” in accordance with City of London

Standard “Minimum Centerline Radii of Curvature of Roads in

Subdivisions.

add Street ”M” (20 metre road allowance) at Street “ A to the west limit of

the subdivision in alignment with Street ”E” in the Fox Hollow draft plan

(39T-02505) and add a 0.3 m reserve

identify 6.0 m x 6.0 m daylighting triangle at the intersection of

Sunningdale Road West with Wonderland Road North identify a continuous 0.3 m ( IJ) reserve along the entire Sunningdale

Road West frontage of this draft plan of subdivision

provide a future development block from Street “A, opposite the north leg

of Street “C”, to serve those lands abutting this draft plan of subdivision to

the east

provide a future development block on the south side of Street “ A in a

location to the satisfaction of the City Engineer.

Streets A, E, and Medway Park are designated as transit routes in the Fox Hollow Community Plan, including future planned two-way service on Streets A and Medway Park.


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The traffic calming circle at the intersection of Medway Park and Street A does not appear to be designed to the City of London minimum design specifications for traffic circles. Specifically, the 14 metre radii on the opposing corners could create operational difficulties for transit vehicles operating through the circle, noting the planned route involves an east to north left turn.

As a municipal condition of draft approval, we request the developer agree to meet LTC requirements with respect to the construction and installation of future bus stop locations within the subdivision.

Any traffic calming measures, if warranted, should consider planned transit routes and stops, including : I) 2)

avoiding the use of horizontal and/or vertical deflections (Le. speed humps); where stop locations are impacted by traffic calming measures such as curb extensions, the stop area should be designed to the relevant City of London design specification; and, traffic circles should be built at least to the minimum city design standard. iii)

London Hvdro

Servicing the above proposal from Wonderland Road North or Sunningdale Road West should present no foreseeable problems, however, London Hydro will prepare an electrical layout and submit our requirements for the Developer’s approval as a condition of servicing and site plan approval. Should servicing be required from Fanshawe Park Road West, a system expansion will be required and the costs to the Developer shall be in accordance with Ontario Energy Board Regulations. Note: Transformation lead times are 8 - 10 weeks.

* Canada Post This subdivision will receive mail service to centralized mail facilities provided through our Community Mailbox Program.

Umer Thames River Conservation Authority The Upper Thames River Conservation Authority has no objection. The UTRCA will defer the review of servicing and sediment and erosion control plans to the City of London.

EEPAC The area within this plan comprising part of Vegetation Patch 03011 should be protected as OS1 so that the wooded corridor on the property immediately west of this site will connect up with the woodland within this plan. If this is already the plan for this land, EEPAC agrees with the decision to protect it as wildlife habitat and as an area that would enhance the value and beauty of the surrounding home sites.

Planning response: Proposed Block 308 provides the requested connecting link to Patch 0307 7 (the “hippo”).

London District Catholic School Board (resDonse to initial submission1 Block 318 has been identified as a schooVmulti-family block and has not been designated for either School Board on the plan. In conjunction with the Thames Valley District School Board, the Board feels that a more centrally located site would better serve the Fox Hollow Community Area, and therefore, we request that a suitable dual school/park campus be investigated on lands situated to the west of this application prior to the issuance of any approvals.

Planning Response: This was fhe Board’s response to fhe first formal submission, which included a school block. A school site is provided for the use of either school board in fhe draft approved Fox Hollow Subdivision (39T-02505). No further comments were received from the Board respecting the submission currently under consideration.


3 9 T-03 505/2-646 3 B. Debbert

Thames Valley District School Board (resDonse to initial submission) This request is currently within a designated “Holding Zone” for elementary school accommodation. The Holding School is yet to be determined by the Board. The secondary students from this area would be accommodated at neighbouring Secondary School facilities yet to be determined. We would request that as a condition of Draft Plan approval the warning clause attached be included in the Special Provisions of the Subdivision Agreement.

The Block which has been designated as a “multi-family/school” is not identified for either Board and in terms of the Thames Valley District School Board not required in this location. We feel that a more centrally located site within the overall Planning Area would more appropriately meet the Board’s long term requirements. We would, therefore request that this alternative be considered in conjunction to the neighbouring development prior to any approvals and that both Boards review the final proposed school campus configuration.

Planning Response: This was the Board’s response to the first formal submission, which included a school block. A school site is provided for the use of either school board in the draft approved Fox Hollow Subdivision (39742505). No further comments were received from the Board respecting the submission currently under consideration.

Agricultural Advisory Committee The AAC has no comments with respect to this application.

PUBLIC LIAISON:

I

Notice of Application was sent to 57 surrounding landowners on April 17, 2003, and published in the Living in the City section of the London Free Press on April 26, 2003. A revised Notice of Application was sent to 52 surrounding landowners on June I 1 and published in

i the Civic Corner on June 12,2004 and ~ June 26,2004.

Two replies were received on the first application. One reply was ‘received with respect to the revised notice.

Nature of Liaison (revised application):

Consideration of a residential Plan of Subdivision with 301 single detached lots, 4 multiple family residential blocks, and two park blocks, served by 11 new streets.

Possibte Amendment to Zoning By-law Z-1 to change the zoning FROM an Agricultural (AI) Zone and Agriculture (AI-38) Zone in the Former Township of London By-law No. 5000, TO the following Zones in By-law No. 2 4 : Residential R1 (R1-4), Residential R I (Rl-6), Residential R1 /R4 (RI -4/R4-2), Residential R5/R6 (R5-2/R6-4), Residential R5/R6 (R5-4/R6- 5), and Open Space (OSI). The requested residential zones will permit a range of residential uses including single detached dwellings, street townhouses, cluster housing (cluster townhouses, cluster single detached dwellings and cluster apartment buildings). The OS1 zone would permit public parks, conservation lands and golf courses.

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3

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i9T-03505/2-6463 B. Debbert

Responses:

Initial submission: One landowner requested that Medway Park within this subdivision line up with the existing Medway Park Court. This landowner also wanted to know if the water system was going to be looped on Medway Park Court and if so, what costs would be expected for the present owners.

One landowner expressed concerns (in response to the Fox Hollow Subdivision to the west) about the lack of future access to a secondary collector for possible redevelopment of residential uses at 787 and 809 Fanshawe Park Road West. Continued access to Fanshawe Park Road for redevelopment could cause problems with respect to road expansion and traffic control. Any future development would be better served having access to a secondary collector road. This landowner also wanted to know if the sewer and water services planned for this area would be able to handle the increased load that townhouse development on these lands would add.

Current Submission: The representative of the owners of a 5.3 ha. ( I3 ac.) area of land located to the east of the subdivision and north of Medway Park Court provided a concept plan for future development of multi-family (cluster single detached) development and expressed no objection to the proposed plan provided access is provided from Fox Hollow Drive to the future development lands.

Exisfina Situation: The 36.53 hectare (90.27 acre) parcel of land is located north of and abutting Fanshawe Park Road West, south of and abutting Sunningdale Road West, and west of Wonderland Road North, within the Fox Hollow Community Planning Area. Fanshawe Park Road West, Sunningdale Road West, and Wonderland Road North are all classified as arterial roads, 24 hour truck routes, and carry 17,000, 1,500 and 6,000 vehicles per day respectively.

The land is predominately used for agriculture (cash crop) purposes, with one farm building adjacent to Fanshawe Park Road West. The west-central portion of the site is covered by the east end of the woodlot commonly referred to as the hippo. The subject site is relatively flat, sloping gently down toward the west and north.

The subject site is located within an area of archaeological potential. A condition of draft approval is recommended to address archaeological survey requirements and if necessary, rescue excavation.

Agricultural (cash crop) and estate residential uses characterize the land uses to the north. Uses to the east and interrupting the frontage of the subject site along Wonderland Road North include a mix of residential, institutional, service commercial, commercial, hospitality industry and office uses. The existing Medway Park Court provides a future secondary collector road connection from this subdivision to Wonderland Road North. Land uses to the south include automobile service and neighbourhood shopping uses, single detached dwellings and Snake Creek (Heard Drain). To the immediate west, the existing land use is agriculture, but these lands have been draft approved for subdivision development (39T-02505) which will provide the proposed subdivision with storm water management and access to the arterial road network via the secondary collector road system to the subject lands.

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39T-03505/2-6463 B. Debbert

A vacant land parcel adjacent to the east, and estate residential uses on large lots to the south require consideration of future access requirement for potential future development. Neighbourhood park requirements are to be met within this plan of subdivision, along with pedestrian trail linkages from the “hippo” on the draft approved lands adjacent to the west.

Development of the subject lands for a mixture of low and medium density residential uses will not conflict with existing and planned uses on surrounding properties.

2002 Aerial Photo

Fox Hollow Community Plan: Revisions to the Fox Hollow Community Plan were adopted by Council on May 17, 2004. The plan of subdivision currently under review reflects those revisions. Secondary collector road access to the subject lands is provided via the draft approved Fox Hollow subdivision to the west, and the existing Medway Park Court. Within the plan, the secondary collector road network is continued in accordance with the community plan, including a traffic calming circle in the south portion of the site.

The proposed plan consists primarily of low density, low profile uses on local streets. It contains a local park with sufficient space for active recreational uses and provision for the community pathway system as shown on the Community Plan.

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Community Focus The community focus within the Fox Hollow Community Planning Area includes the retained portions of the “hippo” woodlot, located primarily on the lands to the west, connecting pedestrian links and future parkland, and future potential school sites. The proposed plan of subdivision contributes to the community focal points by providing connecting links along with a small park site and a suitable access to the woodlot and is considered to implement the Council adopted Fox Hollow Community Plan.

Official Plan: On May 17, 2004, Council adopted Official Plan Amendment No. 324, an amendment to Schedule “A”, Land Use, and Schedule “C”, Transportation Corridors. This amendment is in force and effect and amends the land use and transportation requirements applicable to the subject lands.

Schedule “A” The majority of the subject site is designated “Low Density Residential”. In conformity with this designation, the applicant has proposed a mix of single detached dwellings, including one block for single detached condominium cluster housing, and one neighbourhood park block.

Lands abutting Fanshawe Park Road West and Sunningdale Road West are designated “Multi- family, Medium Density Residential”. Adjacent to these roads, the applicant has proposed multiple family blocks with zoning to permit cluster housing types ranging from single detached to low rise apartment housing. The “Multi-family, Medium Density Residential” designation permits a range of low and medium profile residential uses including single detached dwellings, semi-detached dwellings, townhouse dwelling and low rise apartment building.

The remainder of the lands are designated “Open Space”. The proposed land use within the “Open Space” designation on these lands is a park block to accommodate remnant portions at the boundary of the hippo woodlot and a future trail system.

Schedule “B” No environmental features affecting this site are shown on Schedule “B”.

Schedule “C” OPA No. 324 identifies an east-west collector on the subject lands that connects to the secondary collector road system on the Fox Hollow lands to the west, and the existing Medway Park Court to the east. Another secondary collector road joins the east-west corridor and extends north and then east to provide a more northerly connection to Wonderland Road North. A third secondary collector joins the second and extends north and then west to join the northerly secondary collector road in the Fox Hollow subdivision to the west. The proposed plan of subdivision provides for the collector road system, all as required by the Official Plan.

The proposed land uses and secondary collector road pattern contained in the proposed plan are in conformity with Schedules “A , “B” and ”C” of the Official Plan, as amended, and development in conformity with these policies is considered appropriate.

Develoloment in the Hvde Park and Fox Hollow Communitv Plannina Areas: In April 2003, Municipal Council ADOPTED the Environmental Study Report (ESR) for the Fanshawe Park Road West Widening from Hyde Park Road to Wonderland Road North. Data for this ESR was collected prior to the commercial development being built on Fanshawe Park Road West and Hyde Park Road. Since that time, traffic impact studies have been submitted which indicate traffic volumes on Fanshawe Park Road West exceed the arterial road capacity.

In May 2003, Council requested a report on the potential impact of development proposed in the ’Hyde Park and Fox Hollow Community Planning Areas on the City’s capital works program. To date, this report has not been submitted to Council.


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The recommended draft approval conditions for the Vista Woods subdivision would prevent any development on these lands until road improvements are made. Should Council adopt a different position on development in this area upon receipt of the report on addressing the financial impact of development in the Hyde Park and Fox Hollow Community Planning areas, the conditions of draft approval may need to be amended.

Evaluation of fhe proposed draft plan of subdivision: The proposed plan of subdivision covers 36.53 hectares (90.27 acres) and contains a mix of residential housing types including 301 single detached lots, one low density residential block, three medium density residential blocks, and two park blocks, all served by two new secondary collector roads and 10 new streets. The land use pattern proposed in the plan of subdivision is consistent with the approved Fox Hollow Community Plan and the Official Plan.

An evaluation of the design elements of the proposed draft plan, together with public responses, reveals a number of issues related to local road patterns, connectivity with adjacent lands, noise walls, and park design, as detailed below:

Local Road Patterns: The proposed plan contains two secondary collector road intersections and, in accordance with current practice for traffic calming, the applicant is proposing a roundabout at each intersection. With minor red-line revisions to adjust the radii on the southerly roundabout to meet municipal standards, the secondary collector road system is satisfactory to the Transportation Planning and Design Division.

The proposed plan also contains ten new local roads. One, (Street “A”) provides for local road access to the north-south secondary collector road within the Fox Hollow Subdivision, south of the secondary collector road intersection. Three are cul-de-sacs, two abutting the east limit of the retained woodlot (Streets ‘IF” and ‘I“) and one (Street I’D”) abutting the proposed neighbourhood park and pedestrian linkage to the woodlot. The current plan also contains one street and two street segments (Streets “E” and “K), with a total of four street stub terminations at properties that may develop in the future.

Southerlv Connection to Secondary Collector in Fox Hollow Subdivision Transportation Division has expressed concerns about the potential for cut-through traffic along proposed Street “A to avoid the secondary collector road system to the west and north. The alternate local road route is seen as being attractive to motorists because it would normally not be subject to traffic calming measures common to the secondary collector roads.

An expectation was created through the approval of the Fox Hollow Subdivision that a local road connection to the secondary collector road would be available at this location. In part, the commitment was made to compensate Vista Woods for the relocation of the secondary collector road connection to Fanshawe Park Road West, from the Vista Woods lands to the Fox Hollow lands as part of the amendments to the Community Plan.

The threat of cut through traffic is considered to be minimal and easily mitigated by the provision of two speed humps to be location on each of Streets “ A and “B” as shown on the proposed draft plan.

Cul-de-sac (Street “D”) Planning Committee has directed Planning staff to eliminate cul-de-sacs where possible where there is-no municipal benefit. The developer has indicated the cul-de-sac was proposed in order to provide the greatest potential to retain trees at the perimeter of the lots around the cul- de-sac. However, there is no permanent obligation on the part of future land owners to retain these trees and staff feel that the same benefit can be derived by eliminating the cul-de-sac, connecting Street “D” to the west end of the Street “C” crescent, and making the appropriate lotting adjustments. As discussed in more detail later in this report (Park Block 307), the trees


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lrTi u PROJECT LOCATION: e:\planning\projec~~-redlln~subdivisions\ 39t-03505\prqeclsLedline~nov05~04~8x144.rnxd

PLOT DATE Nwember 5,2004

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can be effectively retained within the Neighbourhood Park Block. Appropriate red-line revisions to the proposed plan are recommended to eliminate the cul-de-sac.

Cul-de-sac (Streets ‘IF” and I”) The draft approved Fox Hollow subdivision to the west provides for two potential future street linkages north of the woodlot, to the Vista Woods plan. They provide the potential opportunity for re-design to eliminate the Street “F” cul-de-sac. Staff examined a possible crescent configuration as shown below. It allowed for the development of 22 lots instead of 121 and reduced the amount of parkland dedication required to provide pedestrian trail linkages to the woodlot.

The applicant had a number of objections to this proposal. They included such items as; total reliance on the Fox Hollow plan to develop the lots; loss of trees; shallower than typical lot depths; and longer road length to maintain.

While the proposed redesign netted an additional 10 lots for development, the applicant expressed a strong preference to retain the cul-de-sac in the interests of preserving trees associated with the east end of the “hippo” both on private and public lands regardless of their environmental significance, and providing sufficient land for the development of community trail access. It is noted that the applicant, in order to achieve these goals, is offering parkland dedication in the approximate amount of 2.4 ha. (5.9 ac.), 0.57 ha. (1.41 ac.) in excess of the required 1.83 ha. (4.5 ac.).

Staff are not recommending any changes to the proposed Street “F” cul-de-sac.

With respect to the Street “L” cul-de-sac, design options are limited. The proposed configuration, provides the potential for access to the pedestrian trail linkage to be made from the intersection of the two secondary collector roads (at the north-west corner of Street “A and Street “E”). This configuration is desirable from a planning perspective and provides benefit to


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the parks system of the municipality. Therefore no changes are recommended to the proposed Street “L” cul-de-sac.

Other Road Issues:

Width of Medwav Park Drive Medway Park Drive is the proposed secondary collector road that connects directly to the secondary collector road system within the Fox Hollow Subdivision to the west, east of the traffic roundabout. The applicant proposes to provide an entrance feature (landscaped island) within the road allowance, necessitating a widening from 21.5 metres (70.6 feet), to approximately 28.1 metres (92.2 feet), tapering back to 21.5 metres approximately 30 metres east of the subdivision boundary. Final widenings, dimensions and the landscape island will be to the satisfaction of the City Engineer. Appropriate adjustments have been made within the first submission of Engineering drawings for the Fox Hollow Subdivision.

Width of Street “E” south of the Roundabout Street “E” south of the roundabout is classified as a local road. Therefore, the road width is to be reduced to 20 metres (65.6 feet), the maximum local road standard.

Connection from Street “ A to the Fox Hollow Subdivision A revision to the proposed draft plan is required to connect Street “ A to Street “E” in the draft approved Fox Hollow plan. This new local road connection is to be 20 metres (65.6 feet) wide and designated as Street I’M” for identification purposes. A 0.3 metre (I foot) reserve is required at the east limit of the new street.

Renamincl Medwav Park Court It is a requirement for this subdivision that the Medway Park Court cul-de-sac be eliminated and that the secondary collector road connection from its termination through to the west subdivision boundary be completed. Medway Park Court will become a through street and therefore requires renaming to Medway Park Drive as established to the west in the Fox Hollow plan of subdivision and as recommended for this plan of subdivision. The owner will be required as a condition of draft approval to rename Medway Park Court at his expense.

Connectivity with Adjacent Lands: The property abuts a number of remnant parcels fronting onto Fanshawe Park Road West, and Wonderland Road North, which require consideration in the design of the proposed plan of subdivision.

The Official Plan policies strive to protect the efficiency, safety and traffic carrying capacity of arterial roads, such as Fanshawe Park Road West, Wonderland Road North, and Sunningdale Road West, by minimizing the number and spacing of intersecting streets and access points. In implementing this policy, the Transportation Division encourages the creation of opportunities for access to remnant parcels from the road network in developing subdivisions. This can help prevent future pressure for new accesses or intensification of the use of existing accesses to the arterial road network if or when these parcels redevelop.

2039 and 2121 Wonderland Road North The current plan shows Street ‘K” terminating in street stubs where it meets the south property line of 2121 Wonderland Road North, and where it meets both the south and north property boundaries of 2039 Wonderland Road North. Each property is currently the site of one single detached dwelling.

The street stub to 2121 Wonderland Road North provides for future access from a local road to the property in the event its use is intensified in the future. The future form of development could be a cul-de-sac with freehold lots or a privately owned development. In the latter case, a publicly owned turning facility would be required at the end of the local road as part of the approved development .


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In accordance with current municipal requirements, the owner will be required to construct the street stub as a fully serviced road at no cost to the City.

It is staffs expectation that when 2039 Wonderland Road North is redeveloped, the development plan would include the continuation of the local street across the rear of the property, and the creation of three residential lots fronting onto the local road. 2039 Wonderland Road North is designated Low Density Residential in the Official Plan and zoned Agricultural (LO-AI) in the former London Township Zoning By-law. Through a separate report (File 2-6801), staff are recommending the lands be rezoned in By-law Z.-1 to a “Residential R1 (RI-4) Zone” at this time to reflect the City’s preference for the future form of development.

As with 2121 Wonderland Road North, the owner will be required to construct the street stub as a fully serviced road at no cost to the City.

Lands to the east (Lands north of, and rear of Forest City Bible Church) These lands are the subject of a consent application (B.76/04) to convey the rear of the church lands to the vacant property to the north. The consent’is conditionally approved subject to a rezoning to permit residential uses and other conditions. The agent for the future,purchaser of these lands approached the City with a request that future access to this site for a residential development be given consideration as part of the Vista Woods plan of subdivision. The agent’s preferred option was a future joint access, to be shared by the church and the residential development, to Wonderland Road North with secondary accesses as necessary from proposed Streets “E” and “A.

The Transportation Division does not support a direct access to Wonderland Road North upon development of the parcel or a joint access with the church property. The Official Plan designates these lands “Multi-family, Medium Density Residential” allowing for densities ranging up to 75 units per hectare (30 units per acre). Subject to the necessary rezoning, up to approximately 400 units might be permitted on the 5.27 hectare (13.02 acre) site. The threshold for a second access for emergency services purposes is 80 units. Therefore in the absence of a specific development application, it is critical that two accesses from the Vista Woods plan of subdivision be provided.

The proposed plan of subdivision provides a street stub at the end of Street “E”, that the owner will be required to construct as a fully serviced road at no cost to the City. This stub provides the necessary future direct access to a local road. It is noted that if the public local road is not continued southerly upon redevelopment of these lands, a public turning facility will be required on these lands. To provide the second access, staff recommend that an additional 20.0 metre (65.6 foot) wide future access block be provided on the east side of Street “ A opposite to and in alignment with the north leg of Street “C”. This block is to be dedicated to the City at no cost, for future use as needed. If this block is not needed upon development of these lands, the block will be returned to the developer for use as a building lot.

761 - 809 Fanshawe Park Road West The owner of 787 and 809 Fanshawe Park Road West requested consideration in relation to the Fox Hollow Community Plan, of future access of these properties to the proposed secondary collector road system to avoid the need for direct access to Fanshawe Park Road West if the properties redeveloped. These properties, along with 775 Fanshawe Park Road West, have redevelopment potential and are designated “Multi-family, Medium Density Residential” in the Official Plan.

Staff recommend that a 20.0 metre (65.6 foot) wide future access block be provided on the south side of Street “A” at the property line between 787 and 809 Fanshawe Park Road West. This block is to be dedicated to the City at no cost, for future use as a residential access as needed. If this block is not needed upon development of these lands, the block will be returned to the developer for use as a building lot. It is anticipated that at the site plan approval stage,


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consideration would be given to requiring that all three properties enter into joint use agreements to share one access.

761 Fanshawe Park Road East was rezoned to a Holding Convenience Commercial (h-I 1 .CC5) on October 18, 2002 (File 2-6201) to permit convenience commercial uses. The Environmental and Engineering Services Department noted at that time that no municipal storm or sanitary sewer, or watermain is adjacent to the subject site. EESD also indicated that the location and number of accesses, and any restriction to access will be subject to the provision of adequate turn lane channelization, storage and taper to serve the site, and that future joint accesses and/or joint internal driveway agreements may also be required as a condition of site plan approval to minimize and/or consolidate the number of accesses necessary to serve those properties abutting the arterial road.

As a result, the holding provision was included in the by-law amendment, requiring the owner to enter into a development agreement associated with a site plan which proves for appropriate access arrangements, to the satisfaction of Council.

It was the intent of the Fox Hollow Community Plan at that time that the secondary collector road connection to Fanshawe Park Road West would be located to the east of the commercial property. In 2004 the community plan was amended to move the collector road to the west. Although the property owner requested consideration of the removal of the holding provision at that time, the action was not considered warranted as the servicing and access issues had not changed. It is recommended that the holding symbol be maintained on the site until a specific development application respecting this site on its own or in combination with other remnant parcels, is submitted and considered.

Noise Walls: Under direction from the City Engineer and the General Manager of Planning and Development, staff have undertaken a study to consider policies for noise attenuation measures for residential land uses adjacent to arterial roads. One of the objectives is to eliminate continuous noise walls along arterial roads. A background report was submitted to Planning Committee on March 29, 2004 and the April 6, 2004 Council resolution gave direction for circulation of the report to stakeholders for comments and feedback. The report was circulated on April 26, 2004 with a commenting deadline of May 31. Additional research and final report preparation is currently underway and it is anticipated the final report will be tabled with Planning Committee this year.

Sinale Lot Reverse Frontaaes adiacent to Wonderland Road North Given the intended direction respecting noise walls along arterials, several alternative designs were prepared for the local roads and lot patterns within the proposed plan of subdivision in the vicinity of Wonderland Road North, to see if there were viable alternatives for this site. One of these alternatives is shown on the following page.

In accordance with Ministry of the Environment standards, the outdoor rear yard amenity area is to be protected from road noise. This example employs a window street to increase the distance of dwellings from the arterial road and enable lots to face or be side lotted to the arterial. This option results in the elimination of the need for a continuous noise wall. Discontinuous noise attenuation would still be required to protect the rear yard amenity space for the lots with the exterior side yard oriented toward Wonderland Road North. In addition, this option creates the need for additional lots to have frontage and driveway access to the secondary collector road, resulting in interference with the proposed entrance feature within the road allowance.

Other options that were explored but are not illustrated here had similar results. It is to be noted that the development of options is somewhat complicated by the remnant parcels (2039 and 2121 Wonderland Road North). It is unclear whether these lands will redevelop. In particular 2039 poses problems for the creation of design options that will not result in the indefinite need for temporary turning circles and withholding of permits for some lots.


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In assessing the approach to possible redesign of the plan to address noise attenuation issues, staff also considered the following factors: The Fox Hollow Community Plan approved in 1999 predated the current concern with the impact of noise attenuation barriers and does not provide specific direction such as that contained in some of the later community plans, such as the Hyde Park Community Plan; there is no policy in place at this time to require the applicant to design to eliminate continuous noise walls; and the original plan of subdivision was submitted before the staff review of the issue on a City-wide basis began.

Planning Staff expect to bring the final report on noise walls to the December 13, 2004 Planning Committee meeting.

The applicant responded to the various design alternative reviewed with them. Some of the concerns they raised in addition to those identified by staff were: - preliminary noise calculations for lots on the west side of the single loaded street

Without noise walls, residents are likely to build fences of their choosing adjacent to

Interior noise, dust, exhaust and pollution would be significantly increased for residents

This is a relatively short segment of single family development along Wonderland Road

adjacent to Wonderland Road North indicated that those lots will also exceed noise criteria and would require physical attenuation to protect the outdoor amenity areas.

Wonderland Road North for privacy, creating a less pleasing visual appearance than many of the noise walls in London that are covered in vines and greenery.

in proximity to Wonderland Road North, detracting from the quality of life.

North, with some non-residential development to the south, therefore noise walls along this section will not present as much visual impact as other situations where residential development extends for much longer stretches.

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It should also be noted that requiring a noise wall on the subject lands will have an impact on proposed residential development on the east side of Wonderland Road North. There is the potential that in order to mitigate noise, that noise walls on both sides of Wonderland Road North, north of Fanshawe Park Road West may be the result.

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The outcome of this review is a reluctant acceptance of the road pattern in the east part of the subdivision as proposed by the developer. A condition of draft approval is recommended requiring a noise report to be submitted and complied with.

Mu It i-f a m i I v B I oc ks The submission, review and implementation of noise studies for multiple family blocks is usually completed at the site plan stage. It is recommended that a holding provision be applied to proposed Blocks 303, 305, 306 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. It is anticipated that the multi-family blocks can be designed in a manner that will not require a continuous noise wall at the interface with the arterial roads.

Access to Arterial Roads: The proposed plan of subdivision contains three multi-family residential blocks that abut the adjacent arterial roads. Direct access to these sites via the surrounding arterial road system is not supported and continuous 0.3 metre (I foot) reserves have been recommended along the common property line with the arterial roads.

Blocks 305 and 306 The prohibition on access to the arterial roads effectively land locks proposed Block 306. Therefore it is recommended that Blocks 305 and 306 be combined as one development block of 3.8 hectares (9.39 acres).

The lands are designated ”Multi-family, Medium Density Residential” and the proposed zoning is Residential RUResidential R6 (R5-4/R6-5), providing for a maximum density of 40 units per hectare (16.19 units per acre). This would result in a possible 152 units on the site, exceeding the maximum recommended 80 units for a single access from Street “ E to the development for emergency services purposes. At the request of the developer, consideration was given to providing some form of emergency access to the site from Sunningdale Road West or Wonderland Road North. The provision of a chain and bollard arrangement would provide for emergency access to the site if necessary, while preventing use of the access by residents of and visitors to the development.

As there is the potential for split servicing areas for the subdivision, the conditions of draft approval provide for temporary access to the site via the arterial road system for construction purposes’and future occupants of the development until such time as permanent access to the site is available via Street “E”. The specifics of location, sight lines, and turning lanes will be addressed as part of the site plan approval.

Block 303 Block 303 in the south portion of the plan has sufficient internal access to the subdivision and the prohibition of access to Fanshawe Park Road West does not pose design issues. EESD has required that as a condition of site plan approval, a future joint internal driveway agreement with the property to the west be entered into to minimize the number of accesses required to the arterial road network to serve remnant parcels abutting the draft plan of subdivision. A future development block for access to the remnant parcels on Fanshawe Park Road directly from Street “ A was recommended earlier in this report. Additional provision for future integration of the parcels through joint access provisions provides an added measure of design flexibility and is recommended as being good planning.

Parkland Dedication and Design: Park Block 307 Park Block 307 is intended to be a neighbourhood park in accordance with the Community Plan. Current plans are for the provision of a mini soccer pitch, play structure and pedestrian linkages between the intersection of the secondary collector roads in the south of the Fox Hollow subdivision and the “hippo” woodlot to be preserved. In order to provide better visibility and


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access to the park, and improved trail linkages, it is recommended that proposed Lots 232 and 21 1 be deleted from the plan. In addition, a wider throat to the trail linkages within the north part of the park block is desired. This widening can occur naturally in connection with the deletion of the Street “D” cul-de-sac and relotting recommended earlier in the report, narrowing from approximately 25 metres at the entrance to 20 metres toward the north. The resultant red-line revisions to the plan are shown on Page 19. The resultant park dedication for proposed Block 307 is approximately 1.4 hectares (3.5 acres)

Park Block 308 and Parkland Overdedication The Fox Hollow Community Plan indicates conceptually the need for a pedestrian trail linkage and the retention of a portion of the east end of the “hippo” woodlot as a cultural feature. A Natural Heritage System Retention Study, prepared by BioLogic, September 2002 for Fox Hollow Developments Inc., describes the various communities within the woodlot on both properties and recommends which communities should be retained in order to protect amphibian habitat, breeding bird habitat and open space functions of the woodlot. This report indicates the portion of the “hippo” proposed to be retained within Block 308 is not needed for reasons of environmental protection. The Planning Division has identified the primary need for the land is to provide the open space linkage identified in the Community Plan.

The plan proposed by the applicant includes a 1.006 hectare (2.49 ac) park block to fulfil these functions. The Planning Division requested that proposed Lot 145 be relocated to the north to improve the frontage and exposure of the park onto Street “E” and to limit the number of trees to be removed for the construction of the trail system. This revision to the plan is recommended as being in the community interest.

The total parkland dedication required from this plan of subdivision based on 5% of the total land area is 1.83 hectares (4.5 acres). The total combined dedication shown on the plan as redlined is approximately 2.4 hectares (5.9 acres). This represents an overdedication in the approximate amount of 0.57 hectares (1.41 acres). The overdedication is provided in the area of the woodlot and is not required for adequate trail linkages or active park space, but has been provided by the choice of the developer. All parties have agreed that the City will not offer compensation for the additional lands. Some minor adjustments to the rear lots lines of proposed lots 139 and 140 adjacent to the park may occur prior to final approval to address visibility and safety concerns as set out in Crime Prevention Through Environmental Design (CPTED) guidelines.

Tree Preservation and Parkland Development The Planning Division requires the completion of a tree preservation study respecting lands affected by the “hippo” woodlot and hedgerows along the west side of the property. While regrading of the site is necessary to match existing grades, it may be possible, through advanced planning, to avoid the loss of trees to grading activities. It is recommended the conditions of draft approval require the Environmental and Engineering Services Department to ensure the applicant has had regard for saving as many trees as possible in the preparation of lot grading plans. To facilitate this action, the owner should be required to submit a tree preservation report to the Manager of Parks Planning and Design, prior to the submission of engineering drawings, to determine which trees should be preserved in the future development.

A pathway route is to be cleared within proposed Block 308 and proposed Block 307 is to be graded and seeded prior to any applications for building permits. These requirements are reflected in the conditions of draft approval, along with a requirement for the development of a homeowner’s guide.

Servicing RestrictionsIDevelopment Timing: There is currently no reserve capacity in the Whitehills Pumping Station for this development. The timing of development will be dependent on the construction of the Snake Creek Trunk Sewer by the developer of the Fox Hollow Plan of Subdivision to the west. The conditions of draft approval reflect this limitation.


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Development timing will also be affected by the capacity restrictions currently being. experienced on Wonderland Road North and Fanshawe Park Road West. The City plans to undertake road reconstruction within the next decade to provide sufficient arterial road capacity to accommodate growth. The development may proceed in advance of this timeframe provided that road reconstruction is undertaken under a variety of scenarios. This limitation and options are reflected in the conditions of draft approval.

Evaluation of Proposed Zonina: The proposed plan consists of just over 25 hectares of residential development, approximately 19 hectares or 74% of which is 301 single detached lots, all having design frontages exceeding 12 metres (39.4 feet). The majority of these lots are proposed to be zoned Residential R1 (RI- 4) which requires a minimum lot frontage of 12 metres and a minimum lot area of 360 square metres (3,875 square feet). Fifty lots are proposed to be zoned Residential R1 (Rl-6) which requires a minimum lot frontage of 15 metres (49.2 feet) and a minimum lot area of 450 square metres (4,844 square feet). Thirty lots on the east side of proposed Street “ A in the south portion of the plan included a Residential R4 (R4-2) zone in combination with the Residential R1 (RI-4) zone. The R4-2 zone permits street townhouses with a minimum lot frontage of 5.5 metres ( I 8.04 feet) per unit. Minor adjustment to the zone boundaries for the residential lots are required to reflect red-line revisions to the proposed draft plan.

The remaining residential parcels include four multi-family residential blocks proposed to be zoned for possible townhouse, stacked townhouse and cluster developments with densities ranging to a maximum of 40 units per hectare (16.19 units per acre). The proposed uses and densities are appropriate for these lands given the Official Plan policies, subdivision design, block size and compatibility with adjacent existing and future land uses.

The remaining lands are the park blocks which are proposed to be zoned Open Space (OSI). The OS1 zone is the appropriate zone for these lands. The zone lines proposed require minor adjustments to match revised park block boundaries as noted earlier in this report.

Minor adjustments to the Residential R1 zones are required as follows:

Consistency with Adiacent Fox Hollow Plan of Subdivision Proposed Block 302 on the west side of Street “A”, is an undersized parcel that will need to be developed in conjunction with lands within the Fox Hollow plan that are to be lotted in the future. The Fox Hollow lands are zoned Residential R1 (RI-5). The proposed Residential R I (RI-4) zone for Block 302 should bexhanged to an R1-5 zone to eliminate interpretation problems at the detailed design and permit issuance stages.

Dual Zoning on Lands east of Street “A” The applicant originally requested dual zoning to permit single detached dwellings or street townhouses (Residential RIlResidential R4 (RI-41R4-2)) on thirty lots on the east side of Street “A”, divided between the local road and secondary collector road classifications. The street townhouse request on the secondary collector road portion was considered inappropriate with respect to the intent of the City’s “Small Lot Guidelines” as it requires only a minimum lot frontage of 5.5 metres, potentially resulting in an excess of driveways and inadequate on-street parking.

Staff were supportive of shifting the dual zoning southerly so that it would affect lots fronting on local roads only, but noted that a decision to develop street townhouses at a later date could necessitate relotting of the subdivision through the lifting of Part Lot Control. The applicant has decided to delete the request for the R4-2 zoning that would have permitted street townhouses. The recommendations to Planning Committee therefore include the refusal of the R4-2 zone request.


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Section 4.21 Road Allowance Requirements The proposed plan contains three new secondary collector roads. Secondary collector roads are identified in Section 4.21 of By-law Z.4 to ensure the proper front yard setback regulation is applied. The recommended zoning by-law amendment includes the three new secondary collector roads. The street name Medway Park Drive is established through this amendment. The other secondary collector roads will be named prior to registration of the plan.

Holding Zone Provisions Several site conditions warrant the application of holding provisions to the lots and blocks within the subdivision. No services have been constructed to serve the subdivision. Sanitary sewers are not available and a major extension of a sanitary trunk service must be constructed by the adjacent land owner. A full water servicing report is required as a condition of draft approval. There are limitations for vehicular access to Fanshawe Park Road West based on traffic capacity issues for accessing arterial roads. As a result, a general holding (h) provision has been applied to all the lands in the subdivision with the exception of the Open Space zones. Removal of the holding provision is not expected until municipal services are readily available and a subdivision agreement has been entered into.

Past City practice was to include the requirement for a noise study to the satisfaction of the General Manager of Planning and Development as a clause in the subdivision agreement. Recent legal interpretations have suggested this approach may cause future problems as the subdivision agreement is not “applicable law” and the Chief Building Official is bound only by “applicable law” when issuing a building permit. For this reason, it is recommended that a holding provision be applied to proposed Blocks 303, and 3051306 (combined) requiring a noise attenuation report to the satisfaction of the General Manager of Planning and Development prior to entering into a site plan agreement with the applicant.

Summary of Red-line Changes, and Zoning Changes

Red-line revisions Eliminate cul-de-sac and connect Street “D” to Street “C” at west end of plan and revise lotting accordingly. provide a 20.0 metre (65.6 foot) wide future development block from Street “A, opposite the north leg of Street T“, to serve those lands abutting this draft plan of subdivision to the east Provide a 20.0 metre (65.6) foot wide future development block on the south side of Street “ A at the common property line between 787 and 809 Fanshawe Park Road West.

frontage of this draft plan of subdivision

subdivision in alignment with Street “E” in the Fox Hollow draft plan (39T-02505) and add a 0.3 m reserve identify 6.0 m x 6.0 m daylighting triangle at the intersection of Sunningdale Road West with Wonderland Road North Widen Medway Park at west edge of Plan to accommodate landscape entrance increase radii in traffic calming circle on Medway Park and Street “A to 17 metres relocate residential lot 145 to the north side of Park Block 308 Remove lots 21 1 and 232 to improve park frontage/exposure to Street “C”

- identify a continuous 0.3 m ( IJ) reserve along the entire Sunningdale Road West

add Street “M” (20 metre road allowance) at Street “ A to the west limit of the -

- -

Zoning Changes - Eliminate R4-2 zoning on secondary collector north of Medway Park and local road

south of Medway Park Adjust zone lines to reflect revised parkland dedication. Change Block 302 to R5-I to match zoning on Fox Hollow Plan of Subdivision

- -


39T-03505E-6463 B. Debbert

Apply a Holding provision to all development lands to require a subdivision agreement.

ensure a noise report is prepared, reviewed and implemented. - Apply a Holding provision to the multi-family blocks abutting the arterial roads to

Add secondary collectors to Section 4. -

The proposed draft plan and requested zoning amendment have been reviewed with respect to the City of London Official Plan, the revised Fox Hollow Community Plan, and other Guideline documents.

The draft plan will permit a mix of residential and park uses in conformity with Official Plan policies. It is also consistent with the adopted Community Plan as it provides the woodland and pedestrian linkages delineated on the Community Plan. Red-line revisions to the plan are recommended to delete one cul-de-sac that serves no municipal purpose, provides appropriate linkages to future development lands, and generally meet municipal requirements. The recommended conditions of draft approval address the servicing requirements prior to the development of these lands.

The applicant has requested a range of zones which will permit a mix of residential dwelling types. In general, the requested zones are considered appropriate as they will permit residential uses anticipated by the draft plan of subdivision. In one location, street townhouse zoning is not recommended due to inconsistency with the Small Lot Guidelines accompanied by a change in thinking by the applicant. Technical adjustments are made to the proposed zoning to accommodate red-line revisions and to flow with adjacent zoning where a block is to be developed jointly. It is recommended that a holding provision be applied to the entire site except the Open Space zones, until municipal services are available. It is recommended that a holding provision be applied to the multi-family blocks abutting the arterial roads, to ensure a noise report is submitted, reviewed and implemented.

1 PREPARED BY: I SUBMITTED BY:

PLANNER - SUBDIVISIONS AND 11 SPECIAL PROJECTS I PROJECTS 1 RECOMMENDED BY:

11 GENERAL MANAGER OF PLANNING AND DEVELOPMENT

November 18,2004 BDI

I Attach. y:\shared\sub&spec\subdiv\2003

39T-03505\39T-03505 planning committee report

I

A genda Item ## Page ## 30

39T-03505/2-6463 B. Debbert

Responses to Public Liaison Letter and Publication in “Living in the City”

Telephone

Dennis Oliver, Oliver and Associates Realty, 99 Horton Street West, London ON Issue: Expressed concern proposed secondary road connection to Medway Park Court

will cause realignment to go through a new building. The extension of services is important.

Written

Dennis Oliver, Oliver and Associates Realty, 99 Horton Street West, London ON Is’sue: Requested the alignment of the future road to align with the existing “Medway

Park Court”. This road has existed for over I O years. If it is not changed it will go through the existing Davidoff Roofing” building.

Mike Demelo, EllisDon Construction Issue: Proposed subdivision plan will leave 787 and 809 Fanshawe Park Road West

with no access to secondary collector roads. The only option is to provide access to Fanshawe Park Road. Future plans for road expansion and traffic control could cause future access problems if these properties are developed. Also, would like confirmation that the sewer and water services planned for this area would be able to handle the increased load that future townhouse development on these lands would add.

Paul Flood, Manengment Ltd, 14 Bromleigh Avenue, London ON Issue: Represents owners of future I 3 acre property, to be amalgamated under one

ownership] including lands north of the Forest City Bible Church and part of the church lands., A future draft plan application is forthcoming. A concept sketch showing a future cluster single detached residential development was attached to the letter. The owners require access from Fox Hollow Drive to the west and are looking for some input from Planning on how best to deal with the various options available. No objections to the plan provided that these access issues are resolved in an acceptable manner. According to the sketch provided, the first access preference is a shared access with the church directly from Wonderland Road North across from Franklin Way. The second preferred access is from Fox Hollow Drive directly across from Street “C”.


Street

31

From - To Street Limit of Road C m AI Iowan ce

39T-0350512-6463 B. Debbert

Medway Park 1 Drive

ENACTING CLAUSE

BY-LAW NO. Z.-I

East limit of Plan Secondary I Collector

CITY OF LONDON ZONING BY-LAW BY-LAW NO. 2.-1 AMENDMENT

Medway Park Drive 39T-03505

1. Section 4.21 of the Road Allowance Requirements - Specific Roads to By-law Z-1 is amended by adding new roads as follows:

West limit of plan East limit of Plan Secondary Collector

Street “E” 39T-03505

Street “ A 39T-03505

Street “ A West limit of Secondary 10.75 m (35.3 ft) Plan Col I ect or

1 10.75 m (35.3 ft)

Agenda Item # Page #


CITY OF LONDON ZONING BY-LAW BY-LAW NO. 5000- AMENDMENT

Schedule "A" to By-law No. 5000 .(former Township of London) is amended by deleting the Agricultural (AI) Zone and the Agricultural (AI-(38)) Zone applicable to lands located at 751 Fanshawe Park Road West, on the north side of Fanshawe Park Road West, west of Wonderland Road North and legally described as Part of Lot 21, Concession 5 (Geographic Township of London), as shown on the map below comprising part of Key Map No. SOOO(13) and removing this site from the By-law.

I AMENDMENT TO SCHEDULE "A"

File Number: 39T-03505

Planner: BD

Date Prepared: 2004/11/05

Technician: MB

SCALE 1:8500

100 0 100 Meters - I N

. . A genda Item # Page #

. Anne Marie DeCicco Kevin Bain

MAYOR DAY MONTH YEAR ' CITY CLERK

Schedule "A" to By-law No. Z.4 is amended by adding the lands located at 751 Fanshawe Park Road West, on the north side of Fanshawe Park Road West, west of Wonderland Road North and legally described as Part of Lot 21, Concession 5 (Geographic Township of London), as shown on the map below comprising part of Key Map No 2j and applying a Holding Residential R I (h-R1-4), a Holding Residential R1 (h.R1-6), a Holding Residential R5/R6 (h.R5-2/R6-4), a Holding Residential R5/R6 (h.h-54.R5-4/R6-5), and an Open Space (OSI) Zone.

File Number: 39T-03505

Planner: BD

Date Prepared: 2004/11/05

Technician: MB

~

I S,TE ::::::::::.:.:.: ... a,.,...:.:.:. .:.:.:.:.:.:.:.: I

SCALE 1:8500

100 0 100 Meters - I N


39T-03505/2-6463 B. Debbert

APPENDIX 39T-03505 - I (Conditions to be included for draft plan approval)

THE CORPORATION OF THE CITY OF LONDON’S CONDITIONS AND AMENDMENTS TO

03505 ARE AS FOLLOWS: FINAL APPROVAL FOP THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T-

NO. CONDITIONS

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

That this approval applies to the draft plan submitted by Vista Woods Estates Ltd., (file 39T-03505) prepared by Stantec Consulting Ltd., dated May 12, 2004 (Drawing No. DP- 07), as red-line amended, which shows a total of 297 single detached dwelling lots, 1 single detached dwelling block, 3 medium density residential blocks, 2 park blocks, 2 future development blocks and several road widening and reserve blocks all served by the extension of Medway Park and two new secondary collector roads and 10 new local streets. (Planning)

That the plan be amended as shown in red on the draft plan and the Lot and Block num bers be adjusted accordingly. (Planning)

That this approval of the draft plan applies until , 2007 (insert lapse date), and if final approval is not given by that date, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority. (Planning)

That the road allowances included in this draft plan shall be shown and dedicated as public highways. (Planning)

That the street(s) shall be named to the satisfaction of the General Manager of Planning and Development. (Planning)

That the municipal addresses shall be assigned to the satisfaction of the General Manager of Planning and Development. (Planning)

That the owner, prior to final approval, shall submit to the Approval Authority a digital file of the plan to be registered in a format compiled to the satisfaction of the City of London and referenced to NAD83UTM horizon control network for the City of London mapping program. (Planning)

That prior to final approval, the Approval Authority is to be advised by the City Clerk of the City of London that appropriate zoning is in effect for this proposed subdivision. (Planning )

That the owner agrees in writing to satisfy all the requirements, financial and otherwise, of the City of London including, but not limited to, surfacing of roads, installation and maintenance of services, drainage and grading, tree planting and tree preservation. (PI ann i ng )

That the subdivision agreement between the owner and the City of London be registered against the lands to which it applies once the plan of subdivision has been registered. (PI an n i ng )

That the owner grant to the appropriate authorities such easements as may be required for utility or drainage purposes. (Planning, EESD)


39T-0350512-6463 B. Debbert

12. That the subdivision agreement between the owner and the municipality contain phasing arrangements to the satisfaction of the General Manager of Planning and Development and the City Engineer. (Planning, EESD)

13. The owner agrees to implement the requirements of the City of London concerning sedimentation and erosion control measures during all phases of construction. The owner's consulting engineer shall have these requirements established and approved by the City Engineer, prior to any work on the site. (Planning, EESD)

14. The owner shall not construct or install any kind of services (e.g. Clearing or servicing of land) involved with this plan prior to obtaining a site alteration permit or registering a subdivision agreement and all necessary permits, approvals and/or certificates that need to be issued in conjunction with the development of the subdivision, unless otherwise approved by the General Manager of Planning and Development in writing; (eg. MOE certificates; City/Ministry/Agency permits: Approved Works, water connection, water- taking, navigable waterways; approvals: UTRCA, MNR, MOE, City; etc; etc.) (Planning, EESD)

15. The owner agrees prior to any development related activity on site to have a report prepared by a qualified consultant, and if necessary a detailed hydro geological investigation carried out by a qualified consultartt, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City Engineer. If necessary, the report is to also address any contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report are to be reviewed and approved by the City Engineer, prior to any work on the site. Should any remedial works be recommended in the report, the owner agrees to complete these works to the satisfaction of the City, at no cost to the City. (EESD)

16. That the owner shall carry out an archaeological survey and rescue excavation of any significant archaeological remains found on the site to the satisfaction of the Southwestern Regional Archaeologist of the Ministry of Culture; and that no final approval shall be given, and no grading or other soil disturbance shall take place on the subject property prior to the letter of release from the Ministry of Culture. (MC)

17. The owner agrees to make provisions for oversizing of the internal sanitary sewers in the draft plan (or any resulting phasing) to accommodate flows from the upstream lands external to the subdivision, all in accordance with requirements and details as outlined in the Fox Hollow Community Plan, and to the specifications of the City Engineer.

18.The owner agrees, prior to entering into a subdivision agreement for this draft plan of subdivision, to construct a new gravity trunk sewer, from the Whitehills Pumping Station easterly to the existing Medway sanitary trunk sewer as outlined in the Class Environmental Assessment Study - Fox Hollow Community Servicing (January 2002). (EESD)

19.The owner agrees that the storm outlet for the majority of the subject lands is the Heard Drain via the proposed Stormwater Management Facility (SWMF) ##4 in accordance with the approved Functional Drainage and Stormwater Master Plan for the Fox Hollow Community Development. (EESD)

20. the owner agrees that prior to the submission of building permit applications for the southern part of the site,

i) the regional SWMF ##I and all related stormldrainage service works are

ii) constructed and operational; the Municipal Class Environmental Assessment Study be completed;

A genda Item # Page # . 36

39T-03505/2-6463 6. Debbert

iii) the Heard Drain remediation works are constructed and operational, completed under this application and/or done by others, and all to the satisfaction of the City Engineer. (ESD)

. 21.The owner acknowledges that the north portion of the subject lands is tributary to SWMF #8 in accordance with the approved Functional Drainage and Stormwater Master Plan for the Fox Hollow Community Development. To this effect, the owner agrees that the said north portion of this plan will not be allowed to develop unless the following are satisfied to the satisfaction of the City Engineer:

i) the regional SWMF #8 is constructed and operational and all related

ii) storm/drainage services are completed and operational, or a temporary SWM system is in place to serve thisarea. (EESD)

22. The owner agrees to enter into an agreement for the costs associated with the monitoring and operation of the SWMF to be shared in accordance with flow construction for the proposed SWMF to be built by others. (EESD)

23. Prior to the submission of engineering drawings, the owner shall have a professional engineer design the proposed storm/drainage and SWMF(s) system to service the total catchment area, all to the satisfaction of the City Engineer and according to the requirements of the following:

i) ii)

iii) iv)

v) vi)

The SWM targets and criteria for the Medway Creek Subwatershed Study. The Functional Drainage and Stormwater Master Plan for Fox Hollow Community Development The Functional Stormwater Management Plan for Facility No. 4, The City’s Drainage By-Law and lot grading standards, policies, requirements and practices. Ministry of the Environment SWM Practices Planning and Design Manual (2003). All applicable Acts, Policies, Guidelines, Standards and Requirements of all relevant SWM agencies. (EESD, Planning)

24. The owner agrees to promote the implementation of SWM soft measures Best Management Practices within the plan, where possible, to the satisfaction of the City Engineer. The measures are to form part of the approved engineering drawings for this subdivision. (EESD)

25. Prior to the submission of engineering drawings, the owner’s professional engineer will be required to provide a water servicing report which addresses the following:

i) i i) iii) iv)

v> vi) vi i) viii)

identify external water servicing requirements; confirm capacity requirements are met; identify need for the construction of external works; identify the effect of development on existing water infrastructure/identify potential conflicts; water system area plan@); water network analysis/hydraulic calculations for subdivision report; phasing report; oversizing of watermain/cost sharing agreements. (EESD)

26. The owner is to remove the existing turning circle on Medway Park Court and complete restoration of this road as a through street. This section of Medway Park Court is to be reconstructed to secondary collector road standards. The owner agrees to complete these road works at no cost to the City. (EESD)


39T-03505/2-6463 B. Debbert

27. The owner agrees to convey Future Development Block 304, on the east side of Street “A” opposite to and in alignment with Street “D”, to the City for future use as needed, at no cost to the City. If this block is not needed upon development or redevelopment of the lands to the east of this block, the City agrees that the block will be returned to the owner for a nominal fee, plus the cost of any associated legal fees for document preparation and land transfer, for use as a building lot. (EESD)

28. The owner agrees to convey Future Development Block 305, on the south side of Street ”A at the property boundary between lands known as 787 and 809 Fanshawe Park Road West, to the City for future use for residential access purposes as needed, at no cost to the City. If this block is not needed upon development or redevelopment of the lands to the south of this block, the City agrees that the block will be returned to the owner for a nominal fee, plus the cost of any associated legal fees for document preparation and land transfer, for use as a building lot. (EESD)

29. The owner agrees to construct sidewalks throughout the subdivision to the satisfaction of the City Engineer. (EESD)

30. The owner agrees to construct a bicycle path on the west side of Wonderland Road North from Sunningdale Road West southward to the south limit (Wonderland Road North frontage) of this draft plan of subdivision, and on the north side of Fanshawe Park Road West from the westerly limit of the plan to Wonderland Road North, to be claimed from the Urban Works Reserve Fund. (EESD)

31. The owner agrees to construct a left turn auxiliary lane on Wonderland Road North at Street “A” with sufficient storage and taper to accommodate the traffic demand anticipated as a result of full build out of the Fox Hollow Community. (EESD)

I,

32. The owner agrees to construct a left turn auxiliary lane on Wonderland Road North at Medway Park Court with sufficient storage and taper to accommodate the traffic demand anticipated as a result of full build out of the Fox Hollow Community. (EESD)

33. The owner agrees to install traffic signals at the intersection of Wonderland Road North and Street “A when determined warranted by the City Engineer. (EESD)

34. The owner agrees to install traffic signals at the intersection of Wonderland Road North and Medway Park Court when determined warranted by the City Engineer (EESD)

35. The owner agrees to verify the adequacy of the decision sight distance on Wonderland Road North at Street “ A . If the sight lines are not adequate, this street is to be relocated andlor roadwork undertaken to establish adequate sight distance lines.

36. The owner agrees that upon development of Block 301 the following will apply:

0 permanent access to this site shall be through the internal road network to minimize the number of accesses required to the arterial road network;

ii) one temporary access to service the block may be permitted from either Sunningdale Road West or Wonderland Road North, until access can be provided through other lands or from Street “E”, at which time the owner agrees to terminate the temporary access. The temporary access will be subject to adequate turn lane storage and taper; the owner agrees upon development and as a condition to site plan approval, to enter into a future joint internal driveway agreement with the properly to the south.

iii)


39T-0350WZ-6463 B. Debbert

37. The owner is required to submit a plan developed in the context of the road network established by the Fox Hollow Community Plan which identifies the traffic calming measures required along the secondary collector road network to discourage through traffic and excessive vehicle speeds. In lieu of a traffic calming plan submitted by the owner, the Transportation Division would be prepared to accept traffic calming measures set out by the City Engineer. (EESD)

38. The owner agrees to construct speed humps on local Streets “ A and “B” to the specifications and in locations acceptable to the City Engineer. (EESD)

39. The owner agrees that no development shall take place until road work is undertaken to provide sufficient arterial road capacity on Fanshawe Park Road West and at the intersection of Wonderland Road North and Fanshawe Park Road West to accommodate further development and the proposed secondary collector road connection to the east through Medway Park Court has been established.

40. The owner, prior to entering into a subdivision agreement, will be required to demonstrate to the satisfaction of the City Engineer, that there is sufficient arterial road network capacity on Wonderland Road North, north of Fanshawe Park Road West, to accommodate the proposed development. Restrictions on development and/or phasing may be imposed if there is insufficient network capacity to accommodate the proposed development. (EESD)

41. That should temporary turning facilities for vehicles be required by the City Engineer, the appropriate easement shall be conveyed to the City. (EESD)

42. That any dead ends and open sides of road allowances created by this draft plan, or by phasing of this plan, shall be terminated in 0.3 metre reserves to be conveyed to, and held in trust, by the City of London until required for the future production of such road allowance. (EESD)

43. The owner’s professional engineer shall determine the need for an Environmental Assessment under the Class EA requirements for the provision of any services related to this plan. No construction involving installation of services requiring an EA is to be undertaken prior to fulfilling the obligations and requirements of the Province of Ontario’s Environmental Assessment Act. (EESD)

44. Prior to the submission of engineering drawings, the owner shall have a qualified acoustical consultant carry out a noise study to determine the impacts of traffic noise on the proposed units on single detached lots within this subdivision. The noise report shall recommend appropriate mitigation measures and the subdivision agreement shall include the measures to be installed to the satisfaction of the General Manager of Planning and Development. (Planning)

45. Prior to final approval, the owner shall‘have a qualified acoustical consultant prepare a noise study(ies) concerning the impact of traffic noise from Wonderland Road North and Sunningdale Road West, and of traffic noise from Fanshawe Park Road East on future residential uses on Blocks 301 and 299 respectively, which includes site design and/or alternative noise abatement measures, which preclude the need for noise attenuation walls, that are to be applied in accordance with the requirements of the M.O.E. and to be reviewed and accepted by the General Manager of Planning and Development. The final accepted recommendations shall be incorporated into the subdivision agreement with the City of London. (Planning)

46. The owner agrees to dedicate Park Blocks 302 and 303 to the City of London at no cost. (Planning)


39T103505E-6463 B. Debbert

47. The owner agrees to prepare, and deliver to the all homeowners adjacent to Block 303, an education package which explains the stewardship of natural area, the value of existing tree. cover, and the protection and utilization of the grading and drainage pattern on these lots. The educational package shall be prepared to the satisfaction of General Manager of Planning and Development. (Planning)

48. The owner agrees to construct a 1.5 m fence (4.9 ft) without gates along the periphery of park Blocks 302 and 303 to the satisfaction of the Manager of Parks Planning and Design at no cost to the City. (Planning)

49. The owner agrees, prior to the submission of engineering drawings, a tree retention plan for Lots 136 - 144, 147 - 158,159 - 176,8,190, 191,230,257 - 262 287 and 288 shall be prepared by a qualified Environmental Consultant and accepted by the Manager of Parks Planning & Design. (Planning)

50. The owner agrees that the grading plans to be submitted shall have regard for saving as many trees as possible.

51. Prior to submitting applications for building permits, the owner agrees to grade and seed Block 302 and to clean and prepare a pathway route through park block 303, connecting with the pathway system in the adjacent plan of subdivision to the west, at the owner’s expense, to the specifications of and to the satisfaction of the General Manager of Planning and Development. (Planning)

52. That prior to final approval of this plan and subject to the satisfaction of the London District Catholic School Board, the owner shall agree in the subdivision agreement to include a suitable warning clause advising future purchasers of residential units that students may be accommodated in temporary facilities and/or bused outside the neighbourhood for their education. (Planning)

53. That prior to final approval of this plan and subject to the satisfaction of the Thames Valley District School Board, the Board may require the owner to agree in the subdivision agreement to include a suitable clause to advise future purchasers that this area has been designated a “Holding Zone” for school accommodation purposes and students will be accommodated at a “Holding School”. (Planning)

54. That the owner agrees that at the time of development, the owner shall install signage as the streets are constructed, indicating “Possible Future Transit Stop Area” in the approximate stop locations. The exact stop locations shall be field located as the adjacent sites are built, at which time the developer shall install a 1.5 metre wide concrete pad between the curb and the boulevard, at the finalized stop locations. (P Ian n i ng )

55. The owner agrees Block 298 will be developed in conjunction with Block 45 in the Fox Hollow (39T-02505) plan of subdivision. (Planning)

56. The owner agrees to make application to rename Medway Park Court to Medway Park Drive, all at no cost to the City. (Planning)

57. Approval from the London Fire Department is required should any burning of materials on-site be contemplated.

58. That the owner agrees to permanently cap any abandoned water wells located on the property, in accordance with the Ontario Water Resources Act and the Ministry of Environment.


39T-03505E-6463 B. Debbert

APPENDIX 39T-02505 - 2 Municipal Requirements

A. SEWERS & WATERMAINS

1. Sanitarv:

a) The subdivider agrees to connect the proposed sanitary sewers to serve this plan to a municipal sewer system, namely the existing 750 mm (30”) sanitary sewer located in the Fox Hollow ravine on the south side of Fanshawe Park Road West.

b) The subdivider agrees this proposed subdivision is located in the Adelaide/Greenway Pollution Control Plant sewerage shed, and that registration of the plan and subsequent development is subject to the availability of sewage treatment capacity at the subject treatment plant(s) for this subdivision.

The subdivider acknowledges that, if treatment capacity is available at the subject treatment plant(s) at the time the subdivision agreement is prepared, then capacity for this subdivision will be reserved at that time by the City Engineer on the condition that registration of the subdivision agreement and the plan of subdivision occur within one (I) year of the date specified in the subdivision agreement.

Failure to register the plan within the specified time may result in the subdivider forfeiting the allotted treatment capacity and, also, the loss of his right to connect into the outlet sanitary sewer, as determined by the City Engineer. In the event of the capacity being forfeited, the subdivider must reapply to the City to have reserved sewage treatment capacity reassigned to the subdivision.

c) The subdivider agrees to make all necessary arrangements for sewer and/or easement provisions on adjacent lands, as necessary, in order to service the subdivision, all to the specifications of the City Engineer.

2. Storm and Stormwater Manaaement:

a) The subdivider agrees to connect the proposed storm sewers to serve this plan to a municipal sewer system within the Medway Creek Subwatershed.

b) The subdivider agrees to promote the implementation of SWM soft measure Best Management Practices (BMP’s) within the plan, where possible to the satisfaction of the City Engineer. The acceptance of these measures by the City will be subject to the presence of adequate geotechnical conditions within this plan and the approval of the City Engineer.

c) The subdivider agrees to have a professional engineer identify the major/minor storm flow routes for the subject catchment area, to the satisfaction of the City Engineer.

d) The subdivider shall ensure that increased and accelerated stormwater runoff from this subdivision shall not cause damage to downstream lands, properties or structures beyond the limits of this subdivision and notwithstanding any requirements of the City, or any approval given by

3.


4 41

39T-03505/2-6463 B. Debbert

the City Engineer, the subdivider shall indemnify the City against any damage or claim for damages arising out of or alleged to have arisen out of such increased or accelerated stormwater runoff from this subdivision.

Water Mains: I

The subdivider agrees to connect the watermains from this subdivision to the existing municipal 400 mm (16") diameter high pressure water main on Fanshawe Park Road at Aldersbrook Gate.

The subdivider agrees to extend the existing main on Fanshawe Park Road West to the subdivision to the west and through the westerly subdivision. Connections will be required to the westerly subdivision at Street A and Medway Park Drive.

The subdivider agrees to construct a looped water main system to the specifications of the City Engineer prior to applying for building permits for more than 80 units in this plan.

The subdivider agrees to obtain all necessary approvals from the City Engineer for individual servicing of blocks in this subdivision, prior to the installation of any water services for the blocks.

4. General:

a) The subdivider agrees to connect the sewers and water mains to be constructed in this subdivision to the existing outlets and watermain(s) to the specifications of the City Engineer.

b) The subdivider agrees to make arrangements with the affected property owner(s) for the construction of any portions of the outlet sewers situated on private lands outside this plan, and to provide satisfactory easements over the sewers as necessary, all to the specifications of the City Engineer.

c) The subdivider agrees that once construction of any private services; ie: water, storm or sanitary, to service the lots of blocks in this plan is completed and any proposed relotting of the plan is undertaken, all the previously installed services must be reconstructed in standard location, in accordance with the approved final lotting and approved revised servicing drawings, all to the specifications of the City Engineer and at no cost to the City.

d) No sewers are to be constructed on easements or on lands designed for future use as a park or school without the necessary approvals from the Environmental and Engineering Services Department, the Manager of Parks Planning & Design where a park block is involved, and the appropriate school board of education where a school block is involved.

e) The subdivider agrees that no weeping tile connections will be permitted into the sanitary sewers within this plan.


39T-03505/2-6463 B. Debbert

8. STREETS, TRANSPORTATION & SURVEYS

1. Roadway Aliqnments and Geometries:

a) The cul-de-sacs on Street “L” and Street “F” are to be constructed in accordance with City of London Standard DWG. SR-5.0 or variation thereof as shown on the draft plan, and as approved by the City Engineer. The subdivider may provide a raised circular center island (R=8.0 m) within the cul-de-sacs as an option.

b) All streets with bends of approximately 90 degrees are to have a minimum inside street line radius in accordance with the following standards:

Road Allowance S/L Radius 0 20 m 9.0 m i i) 19 m 9.5 m iii) 18 m 10.0 m

c) At ‘tee’ intersections, the projected road centerline of the intersecting street is to intersect the through street at 90 degrees with a minimum 6 metra (20’) tangent being required along the street lines of the intersecting road.

d) At all through intersections, the alignment of opposing streets is to be determined based on the centerlines of the street aligning through their intersections thereby having these streets centered with each other, unless otherwise specified herein.

e) The subdivider agrees to construct Medway Park Drive at the western boundary of the subject property in alignment with the proposed secondary collector road to the west as established by the Fox Hollow Community Plan.

The subdivider agrees to construct Medway Park Drive at the eastern boundary of the subject property in alignment with the secondary collector road to the east as established by the Fox Hollow Community Plan or to the satisfaction of the City Engineer.

9

g) The subdivider agrees to construct Street “E” at the western boundary of the subject property in alignment with the proposed secondary collector road to the west as established by the Fox Hollow Community Plan.

h) The subdivider agrees to amend the plan to add Street “M” between Street “A and the west limit of the subdivision in alignment with the proposed Street “E” as established in the Fox Hollow Draft plan (39T- 02505) to the west.

i) The subdivider agrees to construct the street stubs on Streets “ K and “E” as fully serviced roads at no cost to the City.

I


39T-0350512-6463 B. Debbert

2. Minimum Centreline of Road Radii:

All streets in the subdivision are to have centerline radii which conform to the City of London Standard “Minimum Centreline Radii of Curvature of Roads in Subdivisions.”

3. Road Widths:

Street “ A (north of Medway Park), Street “E” (north of Street “A) and Medway Park are to have a minimum road pavement width (excluding gutters) of 9.5 metres (31.2’) with a minimum road allowance of 21.5 metres (70’).

Street “A” (south of Medway Park), Street “E” (south of Street “AJ’), Street “ K (between Street “J” and Street “A) and Street “M” (between Street “ A and west limit of subdivision in alignment with Street “E” in Fox Hollow draft plan (39T-02505) are to have a minimum road:pavement width (excluding gutters) of 8.0 metres (26.2’) with a minimum road allowance of 20 metres (66’).

Street ‘CJ is to have a minimum road pavement width (excluding gutters) of 7.0 metres (23’) with a minimum road allowance of 19 metres (62’).

Street “B”, Street “D”, Street “F”, Street “G”, Street “H”, Street “ I ” , Street “J”, Street “ K (north of Street J), Street “L” and Street “MI’ (based on modifications required to the plan) are to have a minimum road pavement width (excluding gutters) of 6.0 metres (19.7’) with a minimum road allowance of 18 metres (60’).

Street “A from Wonderland Road North to 45 metres (150’) west is to have a minimum road pavement width (excluding gutters) of 1 I .O metres (36.1’) with a minimum road allowance of 22.5 metres (75’). The widened road on Street “ A is to be equally aligned from the centerline of the road and tapered back to the 9.5 metres (31.2’) of road pavement width (excluding gutters) and 21.5 metres (70’) of road allowance for this street with 30 metre (100’) tapers on both street lines.

The costs incurred for providing the additional pavement widening will be claimable from the Urban Works Reserve Fund in accordance with By-law NO. C.P.-1440-167.

The subdivider agrees to construct Medway Park Drive within this plan to secondary collector road standards as identified in the Fox Hollow Community Plan.

The subdivider agrees to construct Street “A” from Medway Park Drive to Wonderland Road to secondary collector road standards as identified in the Fox Hollow Community Plan.

The subdivider agrees to construct Street “E” from Street “A” to the western boundary of the subject property to secondary collector road standards as identified in the Fox Hollow Community Plan.


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4. S i de wa I ks/B i ke ways :

a) The subdivider agrees to construct a 1.5 metres (5’) sidewalk on both sides of the following streets:

i) ii) Medway Park iii)

Street “A - from Wonderland Road North to Medway Park

Street “E” -Street “A to west limit of this draft plan of subdivision

b) The subdivider agrees to construct a 1.5 metre (5’) sidewalk on one side of the following streets:

0 i i) iii) iv) v) vi) vi i)

viii)

Street A - outside boulevard, south of Medway Park Street “C” - outside boulevard Street X” - between Street “A” and Street “J” - east boulevard Street “E” - south of Street “ A - east boulevard Street “M” - south boulevard along Sunningdale Road West frontage along the Wonderland Road North frontage, including lands external to this draft plan of subdivision, from Sunningdale Road West southward to the southerly limit of lot 38 (across frontage of lands external to the plan, the sidewalk will be built to t e m p o ra ry/i n t e ri m stand a rd s) along the Fanshawe Park Road West frontage from the westerly limit of this subdivision to Wonderland Road.

c) The subdivider agrees to construct any of the sidewalks required as outlined in these conditions within a time-frame as directed by the City Engineer, upon determination by the City Engineer that these sidewalks are needed.

d) The subdivider agrees to construct a bicycle path:

i)

ii)

on the west side of Wonderland Road North from Sunningdale Road West southward to the south limit (Wonderland Rd N frontage) of this draft plan of subdivision; on the north side of Fanshawe Park Road West from the westerly limit of this plan of subdivision to Wonderland Road;

in accordance with the City’s Bicycle Transportation Master Plan and/or as approved by the City Engineer.

e) The cost incurred for providing the above noted sidewalks on Sunningdale Road West, Wonderland Road North and Fanshawe Park Road West and the above-noted bicycle paths on Wonderland Road North and Fanshawe Park Road West will be claimable from the Urban Works Reserve Fund in accordance with By-law No. C.P. -1440-167.

5. Boundarv Road Works:

a) It has been agreed that both Fanshawe Park Road West and Wonderland Road North have limited capacity. The Subdivider, prior to entering into a subdivision agreement, must demonstrate to the satisfaction of the City Engineer that there is sufficient arterial road network capacity on Fanshawe Park Road West and Wonderland Road North. It is anticipated that a traffic study at this time will demonstrate that the network capacity


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will be insufficient for the proposed usage and that development restrictions will need to be applied.

The subdivider agrees no development shall take place until the improvements to Fanshawe Park Road West and in the vicinity of the intersection of Wonderland Road North and Fanshawe Park Road West are implemented. The City of London plans to undertake the reconstruction of Fanshawe Park Road West and Wonderland Road North in the next decade. Should the subdivider wish to proceed in advance of the current plans for reconstruction of the road(s), the subdivider may pursue any of the following options for the reconstruction of Fanshawe Park Road West and Wonderland Road North to the satisfaction of the City Engineer;

v) construct at no cost to the City;

vi) by entering into a private third party(ies) arrangement with other developer(s) all at no cost to the City or;

vii) under an agreement with the City whereby costs and scheduling are negotiated to mutual satisfaction between the subdivider and the City or;

under an agreement with the City whereby costs and scheduling are negotiated between the subdivider and others and the City.

iv)

In all cases the City will require a release of any claims related to the relevant portion of the costs before recommending approval of further development .

In the event that a third party front-ending developer, improves Fanshawe Park Road West and Wonderland Road North in advance of the City’s schedule for the roads in 2009 and the subdivider wishes to seek approvals before 2009, then the subdivider may proceed with development provided the subdivider reimburses to the City those monies related to the subdivider’s portion of any carrying and financing charges incurred by the front-ending developer. Otherwise the approvals will be delayed until 2009. The subdivider must provide the details for calculating their portion of the monies satisfactory to the City Engineer prior to any further approvals. This will constitute a one-time payment as an opportunity to advance the subdivider’s schedule. Monies received by the City for this purpose will be disbursed to the front-ending developer in accordance with the provisions of a separate agreement for the roadworks between the City and the front-ending developer.

The costs incurred for providing the required left-turn auxiliary lanes on Wonderland Road North at Street “ A and at Wonderland Road North at Medway Park Court and the required traffic signals at Wonderland Road North and Street “A” and Wonderland Road North and Medway Park Court will be claimable from the Urban Works Reserve Fund in accordance with By-law No. C.P. 1440-167.

The subdivider agrees to have his professional engineer prepare ultimate centerline profiles along Sunningdale Road West, Wonderland Road . North and Fanshawe Park Road West (based on arterial road standards) for use in this subdivision design to a suitable distance west and east, .


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6.

north and south and west and east of this plan respectively which is to be ,submitted to the City Engineer for review and approval.

Further, the subdivider agrees to complete the requirements of this condition at no cost to the City.

Road Widening:

a) The subdivider will be required to dedicate sufficient land to widen Fanshawe Park Road West, Wonderland Road North and Sunningdale . Road West to 18.0 metres (59.1”) from the centerline of the original road allowance.

b) The subdivider will be required to dedicate 6.0 m x 6.0 m ”daylighting triangles” at the intersection of Sunningdale Road West with Wonderland Road North and at the intersection of Street “ A and Wonderland Road North, in accordance with the Z-1 Zoning By-law, Section 4.24.

7. Vehicular Access:

a) The subdivider agrees, that upon development of and as a condition of site plan approval for Block 301, that permanent access to this site shall be through the internal road network to minimize the number of accesses required to the arterial road network.

b) The subdivider agrees, that upon development of and as a condition of site plan approval for Block 301, that one temporary access to Sunningdale Road West or Wonderland Road North serving Block 301 may be provided until access can be provided from Street “ E as intended by the Fox Hollow Community Plan, or through lands to south. At such time, the subdivider agrees to terminate any temporary access to Sunningdale Road West or Wonderland Road North to the satisfaction of the City Engineer.

c) The subdivider agrees, that upon development of and as a condition of site plan approval for Block 301, the location of the temporary access, and any restriction to access serving this block will be subject to the provision of adequate turn lane storage and taper to serve the site and the intersection of Sunningdale Road West and Wonderland Road North.

)

d) The subdivider agrees, that upon development of and as a condition of site plan approval for Block 301, to enter into a future joint internal driveway agreement with the property to south to facilitate access to the internal road network and minimize the number of accesses required to the arterial road network to serve remnant parcels abutting the draft plan of subdivision.

e) ’The subdivider agrees, upon development of and as a condition of site plan approval for Block 299, to enter into a future joint internal driveway agreement with the property to the west to facilitate access to the internal road network and minimize the number of accesses required to the arterial road network to serve remnant parcels abutting the draft plan of subdivision.

The subdivider agrees, that upon development of and as a condition of site plan approval for Block 299, the access to this site shall be through

9


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the internal road network to minimize the number of accesses required to the arterial road network.

8. Traffic Calming:

a) The subdivider agrees to submit a plan developed in the context of the road network established by the Fox Hollow Community Plan which identifies the traffic calming measures required along the secondary collector road network to discourage through traffic and excessive speeds.

However, in lieu of a traffic calming plan submitted by the subdivider, the Transportation Division would be prepared to accept the following traffic calming measures:

i) ii) iii)

roundabout at the intersection of Medway Park and Street “A’ roundabout at the intersection of Street “A” and Street “E”; curb extensions along the south side of Medway Park from the eastern boundary of the plan of subdivision with the parking bay removed for utilities (fire hydrants) and for transit stop locations as defined by the London Transit Commission; curb extensions along the west and north side of Street ”A from Medway Park to Wonderland Road with the parking bay removed for utilities (fire hydrants) and for transit stop locations as defined by the London Transit Commission. curb extensions along the east and north side of Street “E” and Street “A to the western boundary of the plan of subdivision with the parking bay removed for utilities (fire hydrants) and for transit stop locations as defined by the London Transit Commission; reduced curb radii (5.0 metre) on the inbound approach to all local roads intersecting the secondary collector road network.

iv)

v)

vi)

The traffic calming measures selected for these locations are subject to the approval of the Transportation Division and are to be designed and constructed to the satisfaction of the City Engineer.

b) As a condition of draft approval the subdivider agrees to install speed humps as traffic calming measures on the following local streets:

9 Street “ A between the west limit of the plan of subdivision and the west intersection with Street “B”;

ii) Street “A between the west intersection of Street “B” and the north intersection of Street “B”;

iii) Street “A between the north intersection of Street “B” and Medway Park;

iv) Street “B” between the north and west intersections of Street “A”.

These traffic calming measures are subject to the approval of the Transportation Planning & Design Division and are to be designed and constructed to the satisfaction of the City Engineer.

9. Construction Access Roads:

a) The subdivider agrees to direct all construction traffic associated with this draft plan of subdivision to utilize Street “A via Wonderland Road North or other routes designated by the City Engineer.

I

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39T-0 3 50 512-646 3 B. Debbert

b) The subdivide th t, in the event that an emergency access is required for this subdivision, this requirement will be subject to satisfying the City Engineer with respect to all technical aspects, including adequacy of site lines, provision of channelization, adequacy of road geometries and structural design etc.

c) A permanent emergency access may be required to serve Block 301. This access will be subject to satisfying the City Engineer with respect to all technical aspects, including adequacy of site lines, provision of channelization, adequacy of road geometries and structural design etc.

I O . Street Lighting:

The subdivider will be required to install street lighting along Sunningdale Road West, Fanshawe Park Road West and Wonderland Road North (from southerly limit to Sunningdale Road) frontages abutting this subdivision as determined to be warranted by and to the specifications of the City Engineer.

These works will be claimable from the Urban Works Reserve Fund in accordance with By-law No. C.P.-1440-167.

11. General:

a) The area of all blocks, except street widenings and reserves, shall be shown on the plan to be registered.

b) Blocks for 0.3 m (I ’) reserves will be required at the following locations: i) Medway Park - west limit; ii) Medway Park - east limit; iii) Street “E” - south limit iv) Street “E” -west limit v) Street “K” - north limit vi) Street “K” termination - north of Street “HI’ vii) Street “ K termination - south of Street “ I ” viii) Block 299 - south limit frontage ix) along the east limits of lots 37-42, inclusive x) along the east limits of lots 43-48 inclusive xi) along the east limit of lots 49-59 inclusive xii) along the east limit of Block 301 frontages xiii) along the north limit of Block 301 xiv) Street “M” - west limit

c) The subdivider agrees to construct a temporary turning facility for vehicles at the following locations: i) Medway Park -west limit ii) to the specifications of the City Engineer.

Street “E” - west limit

d) The subdivider agrees to identify how those blocks (Blocks 299 and 301) with medium density residential land use permitting low density residential development can be served through the internal road network to prevent the creation of local road intersections along the arterial road network, should those lands be developed with low density residential development .

I


39T-03505/2-6463 B. Debbert

e) The subdivider agrees to identify how those lands abutting the plan of subdivision with medium density residential land use permitting low density residential development can be served through the internal road network to prevent the creation of local road intersection along the arterial road network, should these lands be developed with low density residential development .

C. GENERAL CONDITIONS

I. The subdivider agrees to have the common property line of the north, the east and the south limits of this draft plan of subdivision with Sunningdale Road West, with Wonderland Road North and with Fanshawe Park Road West respectively graded in accordance with the City of London Standard “Subdivision Grading Along Arterial Roads” at no cost to the City, except as permitted otherwise by the Urban Works Reserve Fund By-law.

Further, the grades to be taken as the centerline line grades on Sunningdale Road West, Wonderland Road North and Fanshawe Park Road West are the future centerline of road grades as determined by the subdivider’s professional engineer and accepted by the City Engineer. From these, the subdivider’s professional engineer is to determine the elevations along the common property line which will blend with the reconstructed road.

2. a) The subdivider agrees to advise the City in writing at least two weeks prior to connecting, either directly or indirectly, into any unassumed services constructed by a third party, and to save the City harmless from any damages that may be caused as a result of the connection of the services from this subdivision into any unassumed services.

I

Prior to connection being made to an unassumed service, the following will apply:

0 ii)

The unassumed services must be completed and Conditionally

The subdivider must have a video inspection completed on all affected unassumed sewers;

’ Accepted by the City;

b) The subdivider further agrees to pay a proportional share of the , operational, maintenance andlor monitoring costs of any affected

unassumed sewers or SWM facilities (if applicable) to third parties that have constructed the services and/or facilities, to which the subdivider is connecting. The above-noted proportional share of the cost shall be based on contributing flows for sewers or on storage volume in the case of a SWM facility. The subdivider’s payments to third parties, shall:

i ) commence upon completion of the subdivider’s service work connections to the existing unassumed services; and

ii) continue until the time of assumption of the affected services by the City.

3. With respect to any services and/or facilities constructed in conjunction with this plan, the subdivider agrees to permit the connection into and use of the subject services and/or facilities by outside owners whose lands are served by the said services and/or facilities, prior to the said services and/or facilities being assumed by the City.


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The connection into and use of the subject services by an outside owner will be conditional upon the outside owner satisfying any requirements set out by the City, and agreement by the outside owner to pay a proportional share of the operational maintenance and/or monitoring costs of any affected unassumed services and/or facilities.

4. The subdivider agrees to construct all municipal services, including boulevard tree planting, for the subject lands at the sole expense of the subdivider. The details of the services required will be established by the City Engineer after particulars of engineering design are provided by the subdivider, in accordance with the policies and standards of the City prevailing at the time the Subdivision Agreement is approved by City Council. The provisions of all general by-laws, policies and guidelines, as amended from time to time, including those pertaining to development charges and other levies, shall continue to apply to the subject lands and shall not be affected by any subdivision requirements respecting services .

5. The subdivider agrees that if, during the building or constructing of all buildings or works and services within this subdivision, any deposits of organic materials or refuse are encountered, these deposits must be reported to the City Engineer/Chief Building Official immediately, and if required by the City EngineerEhief Building Official, the owner/contractor will, at his own expense, retain a professional engineer competent in the field of methane gas to investigate these deposits and submit a full report on them to the City EngineerKhief Building Official. Should the report indicate the presence of methane gas then all of the recommendations of the engineer contained in any such report submitted to the City EngineerIChief Building Official shall be implemented and carried out under the supervision of the professional engineer, to the satisfaction of the City EngineedChief Building Official and at the expense of the owner/contractor, before any construction progresses in such an instance. The report shall include provision for an ongoing methane gas monitoring program, if required, subject to the approval of the City Engineer and review for the duration of the approval program.

If a permanent venting system or facility is recommended in the report, the subdivider further agrees to register a covenant on the title of each affected lot and block to the effect that the owner of the subject lots and blocks must have the required system or facility designed, constructed and monitored to the specifications of the City Engineer, and that the owners must maintain the installed system or facilities in perpetuity at no cost to the City. The report shall also include measures to control the migration of any methane gas to abutting lands outside the plan.

6. The subdivider agrees to provide inspection during construction by its professional engineer for all work to be assumed by the City, and have its professional engineer supply the City with a certificate of compliance upon completion in accordance with the plans approved by the City Engineer.

7. The subdivider agrees that any noise attenuation walls to be constructed along Sunningdale Road West, Fanshawe Park Road West and Wonderland Road North frontages abutting this draft plan of subdivision, shall be constructed at the subdivider’s expense, all in accordance with the guidelines adopted by Municipal Council.

8. The subdivider will be required to install standard barricadedwarning signs at the limits of dead end streets within this plan to the specifications of the City Engineer.

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9. Minimum side yard setbacks will be required as specified by the City Engineer for buildings which are adjacent to rear yard catch basin leads which are not covered by an easement on lots in this plan.

I O . The subdivider agrees to have its engineer notify existing property owners in writing, regarding the sewer and/or road works proposed to be constructed on existing City streets in conjunction with this subdivision, all in accordance with Council policy for “Guidelines for Notification to Public for Major Construction Projects”.

11. The subdivider will be required to plant boulevard trees along existing roads (eg. Sunningdale Road West, Fanshawe Park Road West and Wonderland Road North) abutting this subdivision in accordance with the City’s tree planting guidelines, all at no cost to the City and as specified by the City Engineer.

12. The subdivider will be required to resubmit a revised draft plan for this subdivision to the Environmental and Engineering Services Department (Development Services Division) showing any amendments or revisions made to this plan as a result of any requirements and/or conditions covering the plan, or otherwise (ie. subdivider initiated), prior fo final approval being issued.

13. The subdivider agrees that, should this plan be developed in stages, 0.3 m reserves will be required at the end of all dead-end road allowances, across future road connections and along any open sides of road allowances.

Permanent reserves are to be located outside the road allowance, temporary reserves are to be allocated from the road allowance and form part of the design width.

Reserve blocks should be separated into parts where it is anticipated that it would facilitate future development of abutting lands.

14. The subdivider agrees to decommission and permanently cap any abandoned wells located in this plan, in accordance with current Provincial legislation, regulations and standards. It is the responsibility of the subdivider to determine if any abandoned wells exist in this plan.

In the event that an existing well in this plan is to be kept in service, the City accepts no responsibility for the well, and makes no assertion, implied or otherwise, about the quantity or quality of water available in the well. Further, the owner of the well accepts all responsibility for protecting the well and the underlying aquifer from any development activity.

39t-0350512-6463 debbert woods 751 fanshawe...

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