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Planning and Design Report February 25, 2020 799 Southdale Road West Zelinka Priamo Ltd.

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Planning and Design Report 799 Southdale Road West Southside Group

January 31, 2020 Revised February 25, 2020


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TABLE OF CONTENTS

INTRODUCTION AND SUMMARY ............................................................................................ 2

SUBJECT LANDS ..................................................................................................................... 3

SPATIAL ANALYSIS AND NEIGHBOURHOOD CHARACTER ............................................... 5

DESIGN GOALS AND OBJECTIVES .................................................................................... 9

PROPOSED DEVELOPMENT ..................................................................................................10

PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT ...................................20

PLANNING POLICY ANALYSIS ..............................................................................................22

2014 PROVINCIAL POLICY STATEMENT ...........................................................................22

1989 OFFICIAL PLAN (LOP) and SOUTHWEST AREA PLAN (SWAP) .............................26

THE LONDON PLAN ............................................................................................................36

OTHER CONSIDERATIONS ....................................................................................................40

CONCLUSION ..........................................................................................................................41

APPENDIX A ............................................................................................................................42


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INTRODUCTION AND SUMMARY

Southside Group has made an application to the City of London to amend its Official Plan and Zoning By-Law to permit the development of the lands at 799 Southdale Road West (the “subject lands”) for a 6-storey continuum-of-care facility; two 5-storey apartment buildings; and 33 townhouse units, for a total of 477 units on the entire site. The required pre-submission consultation meeting was held on August 20, 2019.

The purpose of the following Planning and Design Report is to provide design details and evaluate the proposed Zoning By-Law Amendment within the context of existing land use policies and regulations, including the following documents:

2014 Provincial Policy Statement (‘PPS’); 1989 City of London Official Plan (‘LOP’); The London Plan; The Southwest Area Plan (‘SWAP’); and, The City of London Z.-1 Zoning By-Law.

This report concludes that the proposed Official Plan Amendment (OPA) and Zoning By-Law Amendment (ZBA) are appropriate and desirable for the following reasons:

The applications will permit appropriate residential densities and building heights along a major arterial road and transit route, in keeping with the purpose and intent of the LOP and the SWAP and The London Plan;

The proposed development provides a high degree of design and will urbanize the streetscape;

The proposed development provides an appropriate transition from Southdale Road in the north to existing low-density residential uses to the south.

The subject lands are an appropriate location for increased height and density given their frontage on an arterial road and secondary collector, proximity to commercial amenities, and proximity to open space and parks.


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SUBJECT LANDS

The subject lands are located at the southeast corner of Southdale Road West and Tillman Road (Figure 1), between Colonel Talbot Road to the west and Bostwick Road to the east. The lands have a total frontage of approximately 262.3m (860ft); a maximum lot depth of approximately 193m (633ft) narrowing to approximately 135m (443ft) at the easterly lot line; and a lot area of approximately 4.11ha (10.15ac). The lands recently underwent a reconfiguration to facilitate the development of single detached dwellings fronting onto Tillman Road. The subject lands are currently vacant; two large topsoil piles are currently being removed. There are no significant vegetation or natural features on the lands.

Figure 1 – Subject Lands (outlined in red) and surrounding area

Figure 2 – Subject Lands looking east from Wonderland Road South


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Figure 3 – Site Context looking west from Wonderland Road South

The subject lands abut low-density residential development to the south in the form of single detached dwellings, and, as noted above, lands abutting to the east fronting onto Tillman Road are planned to be developed for single detached dwellings. An agricultural building (apple storage warehouse) is located across Southdale Road West to the north of the subject lands, with single detached dwellings beyond. A multi-unit commercial building is located across Tillman Road to the west. Lands to the east and southeast are planned for future medium density residential development.

The subject lands are within the “Low Density Residential” land use designation in the LOP; designated as “Low Density Residential” in the SWAP; are within the “Neighbourhoods” place type along a "Civic Boulevard" (Southdale Road) and "Neighbouhood Connector" (Tillman Road) in The London Plan; and, are currently zoned “Urban Reserve (UR1)”. A small portion of the northwest corner of the lands are zoned “Residential (h-56*h-84*R4-6(6))” in the City of London Z.-1 Zoning By-Law. A small portion of the southwesterly corner of the lands is within the Upper Thames River Conservation Authority (UTRCA) regulated area.

The intersection of Southdale Road and Tillman Road is signalized. Full municipal services are available.


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SPATIAL ANALYSIS AND NEIGHBOURHOOD CHARACTER

Figure 4 shows the subject lands, notable features, and land uses within 400m and 800m radii. Arterial roads are shown as yellow arrows, and secondary collector roads shown as green arrows. The two radii represent straight line walking distances of approximately 5 and 10 minutes, although due to sidewalk networks and other barriers, the circles may not represent true walking times.

Figure 4 – Spatial Analysis

Notable features within 400m are dominated by recently developed residential uses on the south side of Southdale Road West, consisting of single detached dwellings along Tillman Road, Raleigh Boulevard (Figure 5), Upper Canada Cross, Navin Crescent, and Pomeroy Lane. Three high-rise apartment buildings are located at the intersection of Pomeroy Lane and Southdale Road West (Figure 6). Raleigh Parkette is located approximately 400m away at Raleigh Boulevard and Pomeroy Lane. A French-language elementary school is also located


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approximately 400m away to the south, fronting onto Settlement Trail. Lands to the east and southeast of the subject lands are vacant but planned for future residential development.

Building heights within 400m are dominated by the 17- and 15-storey high-rise buildings located to the west (Pomeroy Place), and a third, recently completed, 12-storey building. It is important to note that these high-rise buildings are located on lots fronting onto Southdale Road. Residential subdivisions to the north and south of Southdale Road are dominated by 2-storey single detached dwellings.

Generally, architectural styles within 400m are dominated by contemporary single detached dwelling design using traditional materials (i.e. brick, stone, vinyl/cement board siding), while the presence of the three apartment buildings (of a modern contemporary design with coloured concrete, vision glass, and stone/masonry bases) and commercial buildings provides some variety in style.

The streetscape along the south side of Southdale Road, west of the subject lands, is informed by the presence of the commercial building at Tillman Road and the Pomeroy Place apartment buildings. The south side of Southdale Road West, east of the subject lands, is largely vacant. The streetscape on the north side of the road is dominated by noise walls separating the street from single detached dwellings. A noticeable gap in the streetscape is evident across from the subject lands, being the location of an agricultural warehouse (apple storage facility). The overall streetscape within 400m is largely informed by the commercial uses and high-rise apartment buildings to the west. Pedestrian sidewalks are currently available on the north side of Southdale Road West and the west side of Tillman Road.

Figure 5 – Single detached dwellings fronting onto Raleigh Boulevard, backing onto the subject lands


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Figure 6 – Pomeroy Place apartment buildings. 12-storey building in foreground with additional buildings beyond

Figure 7 – Agricultural warehouse and single detached dwelling across from the subject lands

Lands within an 800m radius include the commercial node at Colonel Talbot Road and Southdale Road West, which includes a grocery store, pharmacy, and several single- and multi-tenant commercial buildings providing retail, restaurant, service, and financial institution uses (Figures 8


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and 9). Additional open space uses are located to the southwest (Talbot Park, Talbot Village walking trails) and northeast (Southwest Optimist Park). Future phases of the Talbot Village subdivision are currently under development to the south and southwest of the subject lands, proximate to Pack Road. The streetscape within 800m of the subject lands is largely informed by the commercial uses to the west, including the larger commercial development at Colonel Talbot Road, and the high-rise apartments to the west, which provide street activation. There is no significant street activation on the north side of Southdale Road West.

Figure 8 – Commercial uses (right) at Southdale Road and Colonel Talbot Road. Pomeroy Place apartment buildings to left.

Figure 9 – Commercial uses at Southdale Road and Colonel Talbot Road.


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SITE SPECIFIC SPATIAL ANALYSIS

Figure 10 below shows the relationship between the subject lands and abutting uses. Figure 10 – Site Specific Spatial Analysis

Active frontages are located along Southdale Road West (arterial road frontage) and Tillman Road (collector road frontage), shown in green. These locations will have an active relationship with abutting roads, and should accommodate buildings located close to the street.

On the opposite side of the subject lands, the rear of the site interfaces with existing and future single detached dwellings. This interface is shown in blue. Buildings and site features located proximate to this area should be sensitive to the existing dwellings, and provide compatible building characteristics and setbacks.

Potential vehicular access points are identified with yellow arrows. Most prominent are the two existing road stubs which provide access to the rear of the subject lands from Raleigh Boulevard. These stubs may provide principal access to the subject lands; secondary access if primary access is obtained from Tillman Road and/or Southdale Road; or, they may not be directly utilized, in which instance their future status will be determined by the City. Additional access points are located across from an existing commercial access to the west, and a potential new centralized access onto Southdale Road.

As the subject lands are located at the intersection of an arterial road and collector road, the northeast corner may serve as a gateway to the North Talbot neighbourhood to the south. This area is identified on Figure 10 by a pink star. Additional attention to this location may come in the form of building design, landscape features, or other form of ground level activation.


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DESIGN GOALS AND OBJECTIVES

The subject lands are located at the intersection of a major arterial road and a secondary collector, and proximate to commercial and low- and high-density forms of residential development. The lands are large enough to accommodate higher density forms of housing. As such, the design goals for the redevelopment of the subject lands are as follows:

Make efficient use of the land for uses compatible with, and complementary to, existing development along Southdale Road West;

Provide additional height and massing for buildings located close to the street;

Provide a level of residential density that makes efficient use of the land area, and the available municipal services, infrastructure, transit, and transportation infrastructure;

Provide opportunities for complete communities by providing options for aging in place; and,

Provide a form of housing that may be priced less than lower density forms of housing, providing a range of affordability options and housing choice in the community.

PROPOSED DEVELOPMENT

The subject lands are proposed to be developed as two distinct developments as shown conceptually in Figure 11.

SITE DESIGN

The easterly 2.62ha (6.47ac) of the site is proposed to be developed for two, 5-storey apartment buildings facing Southdale Road West, and 33, 2.5 storey townhouse units located interior to the site. A total of 209 units at a density of 80 UPH is proposed. Parking for the apartment units is provided in a centrally located surface parking area that is screened from the street by the apartment buildings. A centralized, all-turns driveway to Southdale Road provides direct vehicular access to the arterial road, while a driveway to the existing road stub of Upper Canada Cross provides alternate access to the south. The 2.5-storey townhouse dwellings are separated from the existing single detached dwellings to the south, by a minimum rear yard setback of 6.0m (standard for townhouse dwellings) at only two points, while the rear yard setback is greater at all other points.


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Figure 11 – Conceptual Site Plan

The west portion of the site is to be developed for a single 6-storey continuum-of-care building; the northerly wing is proposed to be a retirement home (assisted living units) while the southerly wing is proposed to accommodate senior's apartment units (independent living units). The building is a “Continuum-of-Care Facility” as defined in the Zoning By-Law. The building is located close to the street frontage at this highly visible location in order to maximize built form along the street and provide a focal point at the intersection. Access to the easterly portion of the development is from a single, all-turns access from Tillman Road, opposite an existing commercial driveway to the west.

Conceptual cladding materials include coloured concrete, masonry, vision glass, glass railings on balconies, and a variety of accent materials. Conceptual renderings are shown on Figures 12 to 18.


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Figure 12 – Conceptual Rendering – Southdale Road streetscape (looking southwest)

Figure 13 – Conceptual Rendering – Southdale Road streetscape (looking southwest)


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Figure 14 – Conceptual Rendering - Southdale Road streetscape (looking southeast) Continuum of Care at right

Figure 15 – Conceptual Rendering – Interior of Apartment precinct – parking area (looking northeast)


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Figure 16 – Conceptual Rendering – Townhouse elevations

Figure 17 – Conceptual Rendering – Townhouse elevations with apartment building beyond (looking northeast)


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Figure 18 – Conceptual Rendering – Tillman Road and Southdale Road streetscape (looking southeast)

Figure 19 – Conceptual Building Elevation – Continuum-of-Care building north elevation (facing Southdale)

Figure 20 – Conceptual Building Elevation – Continuum-of-Care building west elevation (facing Tillman)


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Figure 21 – Conceptual Building Elevation – Continuum-of-Care building south elevation

Figure 22 – Conceptual Building Elevation – Continuum-of-Care building east elevation

Figure 23 – Conceptual Building Elevation – Continuum-of-Care building east elevation

Figure 24 – Cross Section A* (north at left, showing continuum-of care building)


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Figure 25 – Cross Section B* (north at left, showing apartment buildings and townhouses)

Figure 26 – Cross Section C* (west at left, showing cross section of site looking north)

*full size drawings are included in Appendix A

BUILT FORM

The proposed development consists of the continuum-of-care building, apartment buildings, and townhouses. The mid-rise, L-shaped buildings are oriented along the Southdale Road frontage, providing a strong street edge.

All three mid-rise buildings provide a flat roof with mechanical penthouses and parapets at the roof line. The parapets correspond with non-balcony locations, breaking up the façade of the buildings.

The 2.5 storey townhouses to the south of the apartment buildings provide a transition in built form from mid-rise buildings to the north to the existing single detached dwellings to the south.

MASSING AND ARTICULATION

Each of the mid-rise buildings provides a regular rhythm of at-grade openings, principally with windows. Operational requirements of the continuum-of-care facility require that operable openings (i.e. doors) will be limited along the street frontage. However, there may be multiple openings for the apartment building.

A significant road widening along Southdale Road is required. Buildings are located close to the Southdale Road West ROW to provide a strong street wall. Buildings have been set back to accommodate door swings, balconies, and awnings.


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Considering the planned width of Southdale Road in excess of 48m (157ft), the buildings are appropriately proportioned to the planned ROW. Southdale Road West will have the widest ROW of any road in the City, save and except Veterans Memorial Parkway and Highway 401. Additional height and massing is appropriate at this location.

The flat roofs of the mid-rise buildings are articulated with parapets extending above the roof line at regular spaced locations.

CHARACTER AND IMAGE

The character of Southdale Road West in this area has largely been established by high-rise and commercial buildings to the west, while lands to the east are vacant. The proposed buildings provide a strong and appropriate visual presence along Southdale Road, in keeping with the character of the area.

ARCHITECTURAL TREATMENT

The architectural style of the buildings is modern contemporary, with standardized use of building materials, windows, and functional architectural features. While the design of the buildings will be further refined through the Site Plan Approval (‘SPA’) process, building details contemplated at this stage include accent materials (i.e. different colours, feature walls, and cladding materials) and parapets.

LIGHTING

The subject lands offer good opportunity to provide appropriate lighting features along Southdale Road and Tillman Road. Development on the subject lands will be required to provide a photometric plan demonstrating no adverse lighting impacts on adjacent properties.

SIGNAGE

No specific signage is proposed at this time. It is anticipated that signage will be limited to identification signage, principally focused on the continuum-of-care facility. Any required signage will be confirmed out of the SPA process.

SERVICING

Principal functional servicing requirements for the proposed development, beyond municipal infrastructure, consist of loading for the apartment buildings and continuum-of-care facility. Loading locations for the apartment buildings are provided at each main entrance, located internally on the site away from Southdale Road West.


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A loading space is located at the rear of the continuum-of-care building. The loading space is positioned away from residential uses and is anticipated to be at a lower grade. Specific designs for the loading space will be refined through the SPA process.

PUBLIC REALM

The public realm consists of the Southdale Road and Tillman Road streetscapes, both of which will be greatly enhanced by the proposed development. The public realm along Southdale Road will be defined by the location of the mid-rise buildings close to the street line. Specific features for the public realm will include landscaping, wide sidewalks, decorative architectural features, and/or paving materials.

Although much shorter in length than the Southdale Road frontage, the public realm along Tillman Road will be informed by the location of the north L-wing of the continuum-of-care facility. A visitor parking area and driveway occupy a portion of the frontage, opening up the public realm, and providing a transition to the future single detached dwellings to the south. It is anticipated that a high level of landscaping or focal point features will be provided at the corner of the site.

Overall, the proposed development will provide a strong enhancement to the pedestrian experience along both street frontages.


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PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT

The height and density of the proposed development is not permitted under the current policy framework of the LOP and SWAP. As such, an Official Plan Amendment to re-designate the lands from the “Low Density Residential” land use designation to the “Medium Density Residential” land use designation is required to permit the proposed development. Essentially an extension of the abutting “Medium Density Residential” designation to the east is proposed to include the subject lands, in accordance with the policies in Section 20.5.4.1.iv) of the SWAP. The SWAP is a secondary plan within the LOP, and is carried forward and included within The London Plan. An amendment specific to The London Plan is not required.

A Zoning By-Law Amendment to permit the proposed development will be required. It is proposed that the entire lands be rezoned to a single, compound zone: “Residential 5 , Residential 7, and Residential 9 (R5-7(_)/R7*H19*D100/R9-3(_)) Zone”. The specific zoning regulations are provided in Table 1:

Table 1: Proposed site-specific zoning regulations for the subject lands

R9-3(_) Zone R5-7(_) Zone R7 Zone

Use Apartment Building Cluster Townhouses Continuum-of-Care Facility

Lot Area 0.1 ha 0.1 ha 0.1 ha

Lot Frontage 30.0 m 30.0 m 30.0 m

Front Yard Setback 0.0 as per Section

4.28 / 0.0 m* 0.0 as per Section 4.28 / 8.0

m 0.0 m as per Section 4.28

Rear Yard Setback 16.0 m 6.0m (with habitable room

windows)

6m plus 1m per 10m of main building height or fraction thereof

above the first 3.0m

Side Yard Setback (East)

4.8m* 6.0m (with habitable room

windows)

1.2m per 3m of main building height or fraction thereof above

3m, but in no case less than 4.5m

Side Yard Setback (West)

4.8m* 6.0m (with habitable room

windows)

6m plus 1m per 10m of main building height or fraction thereof

above the first 3.0m

Lot Coverage 30% total across site 30% total across site 35%

Landscaped Open Space

30% total across site 45% total across site 30%

Building Height 17.0m* 12.0m 19.0 m*

Density 100 UPH *100 UPH (total across site) 100 UPH

Parking 1.25 per unit 1.5 per unit 1 per 3 units/beds

Additional regulation*

Front lot line is deemed to be

Southdale Road West

Front lot line is deemed to be Southdale Road West


*special regulation required


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Generally, the zone regulations proposed in the R9-3(_) and R5-7(_) zone components are standard, save and except for a specific regulation for apartment building height (no standard height is provided); a 4.8m side yard setbacks for the apartment building (6.0m is the standard); and a 100 UPH density regulation to be included in the zoning permitting townhouses (60 UPH is the standard). The special density regulation allows density to be calculated across the entire site, rather than attempting to determine a specific density based on a specific area.

The proposed R7 zone is a standard zone variation which permits a number of uses, consisting of senior citizen apartment buildings, handicapped persons apartment buildings, nursing homes, retirement lodges, continuum-of-care facilities, and emergency care establishments. The proposed development on the west portion of the subject lands is considered to be a continuum-of-care establishment, as it provides a variety of forms of care in one facility.

A single compound zone is proposed in order to provide flexibility for the ultimate development while maintaining simplified zoning regulations and no zone boundary.

An additional, technical regulation is required for each zone component, being a special regulation to recognize Southdale Road West as the front lot line for the subject lands. As per the definitions in the Zoning By-Law, the road stubs at Upper Canada Cross are regarded as the front lot line, as they are the shortest road frontage. However, it is not intended that these stubs be the front lot line of any component of the development, rather Southdale Road West should be regarded as the front lot line.


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PLANNING POLICY ANALYSIS 2014 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act “provides policy direction on matters of provincial interest related to land use planning” in order to ensure efficient development and the protection of resources. All planning applications, including Official Plan Amendments (OPA) and Zoning By-Law Amendment (ZBA) applications are required to be consistent with these policies.

In this analysis section, relevant policies are bordered and in italics, with discussion on how the proposed application is consistent with that policy immediately after. Section 1.1.1

Healthy, liveable and safe communities are sustained by:

a. promoting efficient development and land use patterns which sustain the financial well-

being of the Province and municipalities over the long term;

b. accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs;

e. promoting cost effective development patterns and standards to minimize land consumption and servicing costs;

f. improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society;

The proposed development benefits the financial well-being of the Province and the City of London by providing a compact form of development that generates increased tax assessment revenue and providing more affordable housing choices. The proposed OPA and ZBA are intended to permit higher intensity forms of residential uses than would otherwise be permitted on the subject lands, and are an appropriate form of development along major arterial roads with transit services. These forms of housing, being mid-rise apartment buildings, a mid-rise continuum-of-care facility, and townhouses, are inherently efficient forms of housing that, as detailed through this report, are appropriate for the subject lands. The increased mix of housing types adds to the range and affordability of housing choice, and will also allow persons to age in place within the North Talbot community, rather than having to leave the community to reside in a retirement home in other parts of the City. The proposed development is efficient because land consumption and servicing costs are minimized. Additionally, the proposed continuum-of-care component of the site will contain accessibility features, encouraging full participation in society for residents.


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Section 1.1.3.1

Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted.

The subject lands are within a settlement area. The proposed development of the subject lands promotes the regeneration and the vitality of the lands and contributes to the vibrancy of the North Talbot community.

Section 1.1.3.2 Land use patterns within settlement areas shall be based on:

a. densities and a mix of land uses which:

1. efficiently use land and resources;

2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion;

4. support active transportation

5. are transit-supportive, where transit is planned, exists or may be developed;

The proposed development efficiently uses land and resources by being an inherently efficient form of residential development and housing. As demonstrated in the Functional Servicing Report prepared by IBI Group, the proposed development can be serviced by full municipal services and does not require any significant servicing expansion. As the subject lands are located within 800m of a major commercial node and several parks, residents may choose to use active transportation to carry out daily activities. Transit is also available along Southdale Road providing transit service to the remainder of the City.

Section 1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment, and compact form, while avoiding risks to public health and safety.

The proposed development is in keeping with the vision and intent of Council as expressed in The London Plan. The proposed OPA and ZBA allow massing, height, and residential intensity that is appropriate for the subject lands. The buildings’ built form can be appropriately accommodated on the lands with sufficient and appropriate setbacks. The zoning regulations proposed are generally established standard regulations. Minor, site-specific regulations are proposed which, as discussed later in this report, are appropriate. There are no inherent risks to public safety arising from the proposed development.


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Section 1.1.3.6 New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.

The proposed development is adjacent to an existing built-up residential area, provides a compact and efficient form, and an appropriate residential density to allow for efficient use of land, infrastructure, and public service facilities.

Section 1.4.1

To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall:

a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and

b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three-year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.

While the subject lands have been planned to accommodate residential development for some time, the proposed development effectively increases the number of dwelling units that may be provided and therefore adds to the supply of housing to meet current and future needs.

Section 1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:

b) permitting and facilitating:

2. all forms of housing required to meet the social, health and well-being requirement of current and future residents, including special needs requirements;

c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed;

The proposed development provides forms of housing that are in immediate demand in the North Talbot community, and the City of London as a whole. The apartment and townhouse forms of


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housing help address issues of affordability and provide an efficient form of housing at an appropriate location along a major arterial road. The proposed retirement facility provides for a specialized form of housing that, as members of the community age, will allow appropriate aging in place, in addition to adding to the overall supply of retirement accommodations in the City. As noted in the accompanying Functional Servicing Report, existing infrastructure is available to service the proposed development. Further the proposed development will encourage the use of transit and active transportation by virtue of its location along an arterial road proximate to a commercial node.

Section 1.6.6.2

Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

The proposed development will make use of full municipal services.

The proposed development is located along a major arterial road; is supportive of transit and active transportation; can be adequately serviced; provides a range of housing in a compact form; and, as discussed later in this report, is compatible with abutting uses. The proposed Official Plan Amendment and Zoning By-Law Amendment are consistent with the policies of the PPS.


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1989 OFFICIAL PLAN (LOP) and SOUTHWEST AREA PLAN (SWAP)

The subject lands are designated “Low Density Residential” Schedule “A” – Land Use in the LOP (Figure 27). A “Multi-Family, Medium Density Residential” designation abuts the subject lands to the east and north, while a “Multi-family, High Density Residential” designation abuts the lands to the west, and the “Low Density Residential” designation extends to the south.

The lands are within the North Talbot Community. Section 3.5.11 (North Talbot Community) in the LOP provides high level policies for the North Talbot Community, in keeping with the North Talbot Area Plan, adopted 20 years ago. The North Talbot Area Plan is intended to be used as a guideline document for the review of development applications. The subject lands are designated “Low Density Residential” in the North Talbot Area Plan.

The primary permitted uses are in Section 3.2.1 – Permitted Uses in the LOP, which provides that multiple attached dwellings, such as rowhouses or cluster houses may be permitted provided they do not exceed the maximum density permitted under Section 3.2.2 of 30 UPH.

Given this land use policy, an amendment to the LOP is required to allow the proposed development of apartments and townhouses at the proposed density of 100 UPH.

Figure 27 – City of London Official Plan – Schedule ‘A’ – Land Use (excerpt)

Section 20.2 – List of Adopted Secondary Plans in the LOP lists the Southwest Area Secondary Plan (SWAP) as an adopted Secondary Plan and in Section 20.5 the SWAP is identified as having


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been adopted as an Official Plan Amendment. According to Section 19.2.1 – Secondary Plans, in subsection 19.2.1.iii) – Status, where there is a conflict between the general policies of the LOP and a Secondary Plan, the policies and schedules of the Secondary Plan prevail.

In the following analysis, applicable evaluation criteria from the LOP are incorporated in the review of the SWAP.

The SWAP was adopted in 2012 and came into effect as amended by the Ontario Municipal Board on April 29, 2014.

The subject lands are designated “Low Density Residential” on Schedule 12 to the SWAP. (It is noted that the designation on the subject lands in the SWAP has been consolidated with Schedule A to the LOP, as shown in Figure 21). The “Low Density Residential designation reflects the designation established in the North Talbot Community Plan and the LOP. There are no conflicts between the LOP, the North Talbot Area Plan, and the SWAP policies that apply to the subject lands.

The policies of the SWAP as they apply to the subject lands provide that the land use policies of the “Low Density Residential” land use designation apply. Generally, low-density forms of housing such as single detached dwellings and townhouses with a height of not more than 3 storeys, and a maximum residential density of 30 UPH is permitted within these areas. While there are policies in SWAP that permit additional height and density along arterial roads, such as the abutting lands to the west of the subject lands, those policies do not apply to the subject lands. As such, the policies of SWAP do not anticipate the form and intensity of housing proposed and therefore an Official Plan Amendment, in addition to a Zoning By-Law Amendment, is required.

It is important to note that the “Low Density Residential” policies were applied to the subject lands during the SWAP planning process as the result of an active development proposal for low-density housing, consisting of single detached dwellings on local roads, some of which would back on to Southdale Road West (i.e. rear lotting). As a result, the subject lands represent an anomalous land use designation along the Southdale Road West frontage, as they are between the “Multi-Family, High Density Residential” designation to the west, and the “Medium Density Residential” designation to the east. Given the SWAP intent to permit higher densities along arterial corridors, the current “Low Density Residential” land use designation is not reflective of the overall goals and objectives of current planning policy in London.

Implementation of a set of policies to permit the proposed development may come either in the form of a special policy area or by extending the “Medium Density Residential” land use designation which abuts the subject lands to the east and implementing the SWAP policies for development abutting an arterial road.


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Section 20.5.4.1.v) provides the basis for evaluating a proposal to add or expand the “Medium Density Residential” land use designation. The policy states:

“Applications to Expand or Add

Applications to expand the Medium Density Residential designation applicable to portions of the arterial road network will be evaluated using all of the policies of this Secondary Plan. It is not intended that this policy will be applied within the internal portions of the Neighbourhoods, and any expansions or additions to the areas affected by this policy shall be adjacent to, and have exposure to, an arterial road on which transit service is to be provided.”

Evaluation of the proposed amendment must consider the objectives and intent of SWAP. In this analysis section, relevant policies are bordered and in italics, with discussion on how the proposed application is consistent with that policy immediately after.

Section 20.5.1.4.ii) a) Ensure that a range and mix of housing types is provided within developments to achieve

a balanced and inclusive residential community.

b) Ensure that housing developments and designs achieve compact residential development.

c) Achieve an urban form which makes effective use of land, services, community facilities and related infrastructure.

d) Ensure that the community caters to the needs of all ages, stages of live and income groups.

The proposed development adds to the range and choice of housing types in the community, and provides a form of specialized housing that will allow for aging in place. The North Talbot community has I high percentage of single detached dwellings. The proposed development provides a more compact and efficient form of housing that will provide a lower priced housing option for the area. The combination of all the proposed forms of housing caters to the needs of all ages, stages of life, and income levels.

Section 20.5.2 – Community Structure Plan iv) the arterial roads shall serve as key organizing elements and shall generally experience a higher intensity of development than the interior portions of the Planning Area; The proposed OPA and ZBA applications seek to permit a higher level of residential intensity along an arterial road than the interior portions of the neighbourhood. This is also in keeping with the overall intent of The London Plan to minimize land consumption across the City through increased density where appropriate.


Page 29

Section 20.5.2 – Built Form and Intensity

c) In areas where higher intensity built form is to be located near single detached dwellings the higher intensity built form is to be designed with massing and articulation that transitions between the lower-rise form and the higher-rise form.

The proposed development provides an appropriate transition in building height and intensity starting at the highest and most intense portion of the site at the north, to the least intense and lowest portion of the site at the south. The 33 townhouse dwellings provide an appropriate transition between the mid-rise buildings proposed along Southdale Road and the single detached dwellings to the south. Similarly, the retirement apartment building is well separated from the single detached dwellings to the south and west (approximately 35m setback to lotline), resulting in a compatible height transition. Section 20.5.4.1 – General Land Use Policies

i)…Residential areas are to accommodate a diversity of dwelling types, building forms and heights, and densities in order to use land efficiently, provide for a variety of housing prices, and to allow for members of the community to “age-in-place”…

As noted above, the proposed development provides a range of housing types and built forms, and will allow for members of the community to age in place. Section 20.5.4.1.iv) – Residential Development Intensity Adjacent to Arterial Roads a) Function and Purpose - It is intended that arterial roads can serve as significant routes for public transit services. Specific policies apply along portions of the arterial network that are intended to focus intense, medium density housing forms along transit oriented corridors, Consistent with the Province of Ontario Transit Supportive Guidelines. This would also support alternative modes of transportation, such as walking and bicycling. b) Character - Development along the arterial road corridors will include street-oriented and higher intensity housing forms such as stacked townhouses and low-rise apartment buildings. However, to encourage a diverse and interesting streetscape, built forms that are traditionally less intensive may also be permitted, provided minimum density targets are met. Arterial road boulevards will provide opportunities for landscaping, street trees and furniture, to create a vibrant urban context. c) Intent - This policy area is intended to provide for transit-oriented, low-rise to mid-rise residential development at a slightly higher intensity than is typical for medium density development, providing for development at suitable densities to support transit along the arterial road network.


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SWAP contemplates development along arterial and higher order roads to be more intensive than lands interior to the neighbourhood fronting onto lower order streets. Prior to the adoption of SWAP, the subject lands were anticipated to be developed (as part of an active planning application) for low-density, single detached dwellings that would rear lot onto Southdale. SWAP was cognizant of that development intent and did not include the subject lands in the “Medium Density Residential” designation that would have otherwise prohibited single-detached dwellings. However, current urban design and development conditions suggest medium-density development along arterial roads is more desirable and appropriate. The SWAP and The London Plan encourage intensive land uses such as mid-rise apartment buildings along these arterial corridors. As such the subject lands, being located along Southdale Road West, are an appropriate location for the proposed development of more intensive forms of housing such as is being proposed.

Section 20.5.4.1.iv) – Residential Development Intensity Adjacent to Arterial Roads e) Built Form and Intensity - Development shall occur at a minimum density of 30 units per hectare and a maximum density of 100 units per hectare. Building heights shall be a minimum of two storeys and a maximum of nine storeys. A residential density exceeding 100 units per hectare (up to 120 units per hectare) may be permitted through a site specific zoning by-law amendment, site plan application, and associated urban design review. A request for an increase in density shall also be subject to the following criteria:

conformity with the policies of Section 11.1 of the Official Plan and this Secondary Plan shall be demonstrated through the preparation of a concept plan of the site that exceeds the prevailing densities for the planning area;

parking facilities shall be designed to minimize the visual impact from adjacent properties and the public realm and provide for enhanced amenity and recreation areas for the residents of the development;

buildings shall be located close to the street and designed to be street oriented such that the functional front and main entrances to the building face the street;

subdivisions and site plans shall provide for safe and accessible pedestrian connections for the public between the arterial road and the interior of the adjacent neighbourhoods, which are integrated into the design and function of the site; and,

subdivisions and site plans shall provide for an enhanced pedestrian environment adjacent to the arterial road.

The built form and intensity policies above are specifically listed to demonstrate the level of intensity that SWAP intends to be developed along arterial corridors, including Southdale Road West. This level of intensity is consistent with that proposed for the subject lands.

Building heights are proposed to be six storeys (continuum-of-care building), five storeys (apartment buildings), and two to three storeys (townhouses), well under the maximum contemplated in the policies of SWAP for lands along arterial roads. Despite having a total residential density of well under 100 UPH, the proposed development complies with the additional


Page 31

criteria for permitting densities up to 120 UPH, including minimizing the visual impact of parking areas, providing pedestrian connections, and locating buildings close to the street.

The proposed re-designation of the subject lands is appropriate, measured, and desirable in achieving the intent, goals, and planned function of SWAP.

Section 20.5.3.9.i) – Urban Design – Development Design Policies g) Building densities and land uses located along identified transit routes are to be designed to support transit and the users of those services.

The subject lands are located along an identified transit route (Southdale Road West) and are of a sufficient density to support transit usage.

Section 20.5.3.9.iII) – Urban Design – Buildings and Site Design a) Buildings, structures and landscaping shall be designed to provide visual interest to pedestrians, as well as a “sense of enclosure” to the street. Generally, heights of buildings shall also be related to road widths to create a more comfortable pedestrian environment, so that the wider the road width, the higher the building height. c) Buildings on corner lots at the intersections of arterial and collector roads shall be sited and massed toward the intersection. d) The rear and side building elevations of all buildings on corner lots shall be designed to take advantage of their extra visibility. f) Where there is a significant transition in height between, it is preferable that this transition occurs over a street; meaning that one side of the street has one height and the opposite side is the other height. Where this is not possible there should be a gradual transition of height across the block. In some instances landscaping or other design mitigation measures may be used where, but not limited to, issues such as changes in topography or patterns of land assembly, mitigation measures shall be to the satisfaction of the City.

The proposed building heights and massing have been designed to provide a sense of enclosure to the street. Given that over half of the subject lands will front onto the widest right-of-way in the City (save an except for expressway ROWs), increased building height is appropriate. SWAP explicitly contemplates building heights of up to nine storeys at similar locations, and therefore the proposed maximum building height is in keeping with the purpose and intent of SWAP. It is noted that, as the subject lands are located at the widest arterial ROW in SWAP (48m wide) the maximum building height contemplated of nine storeys would be appropriate at this location.

The subject lands have corner frontage at Southdale Road West and Tillman Road. The proposed L-Shaped, six-storey continuum-of-care building is appropriately positioned close to the corner in order to provide a strong street presence.


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In order to provide an appropriate transition in height moving from north to south across the site, height and massing are concentrated at the north end and decrease towards the south, including the proposed intervening townhouse units which separate the five-storey apartment buildings from the single detached dwellings to the south. While there are no intervening land uses between the continuum-of-care building and existing dwellings to the south and future dwellings to the west, there are significant setbacks providing an appropriate spatial separation between uses, and area for landscaping.

As the subject lands are proposed to be developed for a density that is within the general range of what is considered medium density development, the evaluation criteria of Section 3.3.2 of the LOP may be used to evaluate the appropriateness of the development:

Compatibility

The proposed development has been designed specifically to reduce building height and massing at the south side of the site, and increasing height and massing abutting Southdale Road. This ensures prominent sightlines to taller buildings along the street, and diminished sighlines from the south. The use of townhouse dwellings as an intervening land use on the east portion of the site is an appropriate transition of height and intensity abutting the single detached dwellings to the south, and a significant building setback is provided between the continuum-of-care buildings and abutting single-detached dwellings to the south and west. The proposed development has also specifically oriented buildings to minimize their exposure to the single detached dwellings to the south. As shown on the south-facing continuum-of-care building, no balconies will directly face south. Further, the majority of the building massing for the continuum-of-care building is located across from the commercial uses to the west, which are not sensitive to building height.

Municipal Services

A Functional Servicing Report, prepared by IBI Group, concludes that the proposed development can be adequately serviced by the proposed development.

Traffic

A Traffic Impact Study prepared by RC Spencer and Associates has provided analysis on the traffic operations of the proposed site accesses and proximate intersections. The study concludes that “it is the engineers’ opinion that the proposed development will not have an adverse effect on the traffic operations of the area roadway network.”

Buffering

Buffering measures, specifically through the use of landscaping, tree plantings, and fencing, will be used to maintain privacy for abutting low density residential uses. The subject lands are of suitable size to provide buffering between property lines and the proposed buildings. Emphasis will be placed on these areas, where appropriate setbacks have been provided to ensure buffering


Page 33

and screening of the proposed development. Significant landscaping features could be planted along the south and west property lines to provide additional visual screening for the abutting single detached dwellings.

The City of London Official Plan also includes design principles that are to be applied to new developments. Section 11.1.1 lists the design principles that are to be promoted in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. It is noted that the policies of Section 11.1.1 are the broader, more general urban design policies of the Official Plan, and that the more specific policies provided in SWAP also apply to the proposed development. The design principles relevant to this proposed development and how they are addressed are outlined as follows: Natural Features – There are no natural features on the subject lands.

Trees – There are no significant trees on the subject lands. Trees along the easterly lot line

will be retained where feasible.

High Design Standards - The proposed development provides a strong architectural presence. A variety of cladding materials are utilized, and strategic architectural elements are included in the building design. Parapet walls provide a unique and attractive design cue. The use of a mix of materials allows for different colours and textures to be used as accents on the exterior of the building.

Architectural Continuity – The design of the proposed buildings is generally consistent with

the contemporary architecture that is evident along Southdale Road West in this part of the Talbot Community.

Streetscape – The proposed development will enhance the streetscape by providing a strong,

well designed street edge along a very wide right-of-way. The five and six storey buildings fronting onto the street are well proportioned to the right of way width, and Southdale Road West provides the opportunity for a wide public realm in front of the buildings for high quality landscaping on the streetscape.

Pedestrian Traffic Areas – The proposed development provides buildings facing the street for a positive pedestrian experience along the road, while ample sidewalk connections linking the buildings to the street, and throughout the site, allow appropriate pedestrian circulation.


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Access to Sunlight – By virtue of the subject lands being located north of the single detached dwellings to the south, shadow impacts from the proposed development will be minimal, if any at all. Rather, shadows will be cast principally onto Southdale Road. The conceptual building elevations show a high proportion of windows, allowing for ample sunlight penetration into the buildings.

Landscaping – Landscaping details, including elements that will enhance the proposed buildings and screen the subject lands from adjacent properties, will be determined through the SPA process.

Building Positioning - The majority of the massing and building height is located towards

Southdale Road West. This is proposed for two reasons: first, to provide a strong street presence and positive streetscape along Southdale Road West; and, to maximize separation between the existing single detached dwellings to the south. The continuum-of-care building is located to the easterly end of its site to maximize separation between the single detached dwellings to the west.

Parking and Loading – Ample parking is provided for each component of the entire

development, and no relief from parking requirements is requested. As the continuum-of-care facility requires only 1 space per 3 units, parking demands are relatively low. Nonetheless, underground parking is proposed in order to remove as much surface parking as possible and maximize landscaped space on the site. A single loading space is provided to the rear of the continuum-of-care facility, while loading lay-bys are provided for the apartment buildings. The surface parking for the apartment buildings is located interior to the site and will largely be out of view from the street.

Privacy – Buildings have been positioned away from existing single detached dwellings, and

landscaping may be incorporated through the SPA process to ensure adaquate privacy.

Outdoor Space – Ample outdoor space is provided for each component of the development, consisting of a large landscaped area abutting the continuum-of-care facility; a large outdoor area to the southeast of the apartment buildings; and, a private rear yard for the townhouse dwellings.

Recreation Facilities – Although not specifically identified at this time, it is expected that

recreation facilities, such as an indoor gym and/or playground, will be provided for the apartment residents. There are also public parks an open space within walking distance to the subject lands.


Page 35

Noise Attenuation - The positioning of the proposed buildings provides a buffer between Southdale Road West and existing development located south of the subject lands. A noise study evaluating noise impacts from Southdale Road West on the proposed development is anticipated at the SPA process.

Resource Conservation - Where practical, the proposed development will make use of

appropriate sustainability techniques.

Gateways – The proposed continuum-of-care facility is located at a gateway to the North Talbot Community, via Tillman Road. As such, this building is proposed to address the corner with a strong street presence and high-design standard. Additional gateway features may be identified through the SPA process.

The corner location on the subject lands, at Tillman Road and Southdale Road, is identified within the Talbot Community Urban Design Guidelines as a “Community Gateway” location as it provides access from the arterial road network to the predominantly low-density residential subdivision (Talbot Village) to the south. Generally, these locations are to be designed to establish a strong sense of arrival and reinforce the identity of the neighbourhood. Gateways can be designed to include landscaped features at the corner, possibly including signage, and frame views into the neighbourhood. As only a small portion of the subject lands is identified to include a “Community Gateway” specific design elements may be refined through the SPA process. The remainder of the subject lands are outside of the Talbot Community Urban Design Guidelines area.

Overall, the proposed development and associated Official Plan Amendment and Zoning By-Law Amendment represent an appropriate and compatible form of residential development. As the subject lands are located along a major arterial road, between high density residential, commercial, and medium density residential uses (both existing and planned), they are an appropriate location for residential densities that exceed the typical “Low Density Residential” densities. The proposed site design and building layout provides a compatible form of development that maintains privacy for the abutting residents to the south. Further refinements to the development concept through the SPA process will identify specific elements for landscaping and buffering, along with detailed building elevations.

The development will provide a benefit to the North Talbot community, not only by providing a strong, positive streetscape, but allowing residents of the community an option to age-in-place.

For the reasons described above, the proposed Official Plan Amendment and Zoning By-Law Amendment are appropriate and desirable for the subject lands, and are in conformity with LOP.


Page 36

THE LONDON PLAN

Sections of The London Plan are under appeal. The “Neighbourhoods” Place Type policies are currently under appeal before the Ontario Municipal Board (now the Local Planning Appeals Tribunal), and are not yet in force and effect.

However, as SWAP is the approved secondary plan applicable to the subject lands, even when The London Plan comes into force and effect, the policies of SWAP (as stated in Policy 1558 in The London Plan) still prevail. Nonetheless, it is important to consider the objectives and overall intent of The London Plan as it relates to the proposed development. It is noted that if the standard policies of The London Plan (i.e. in absence of the SWAP) would permit the proposed development with no need for an Official Plan Amendment.

The London Plan identifies the subject lands as within the “Neighbourhoods” designation along a “Civic Boulevard” (Southdale Road West) and “Neighbourhood Collector” (Tillman Road) (Figure 28). In Tables 10-12 of The London Plan, this combination of Place Type and Street Classification permits a variety of residential uses including townhouses, stacked townhouses, and low-rise apartments, The maximum height for these permitted uses along a “Civic Boulevard” is four (4) storeys, or six (6) storeys with bonusing.

Figure 28 – The London Plan (Map 1 – Place Types)


Page 37

The London Plan places a strong emphasis on developing intensive forms of housing along higher order roads; this is evident in the land use and height permissions provided in Tables 10-12. This intent sets the overall tone for development across the City, and in particular along higher order roads. The objective of such intensive development is to leverage transit to augment development and in turn, have development support transit programs and infrastructure.

The subject lands, located on a transit route and major transportation corridor in the City, are well positioned to be developed in accordance with the purpose and intent of The London Plan. Developing mid-rise buildings at medium density residential intensities encourages the use of transit and active transportation.

The proposed Official Plan and Zoning By-Law Amendment is intended to permit an appropriate form of residential intensification that is compatible with surrounding and abutting uses, and consistent with development contemplated under the policies of The London Plan. The proposal is consistent with the policies and the intent of The London Plan, including residential intensification policies, urban design, compatibility, and the evaluation criteria for planning and development applications.

THE CITY OF LONDON ZONING BY-LAW

The subject lands are currently zoned “Urban Reserve (UR1)” with a small portion of the northeast corner of the lands zoned “Residential (h-56*h-84*R4-6(6))” in the City of London Z.-1 Zoning By-Law (Figure 29).

Figure 29 - City of London Zone Map


Page 38

As the proposed development is not currently permitted under the existing zoning, it is proposed that the lands be zoned with a single compound zone: “Residential 5, Residential 7, and Residential 9 (R5-7(_)/R7*H19*D100/R9-3(_)) Zone”.

Specific regulations for each zone are presented as follows (repeat of Table 1 earlier in this report):

Table 1: Proposed site-specific zoning regulations for easterly portion of subject lands

Proposed

Apartments Proposed

Townhouses Proposed Continuum-of-care

R9-3(_) Zone R5-7(_) Zone R7 Zone

Use Apartment Building Cluster Townhouses Continuum-of-Care Facility

Lot Area 0.1 ha 0.1 ha 0.1 ha

Lot Frontage 30.0 m 30.0 m 30.0 m

Front Yard Setback 0.0 as per Section

4.28 / 0.0 m* 0.0 as per Section

4.28 / 8.0 m 0.0 m as per Section 4.28

Rear Yard Setback 16.0 m 6.0m (with

habitable room windows)

6m plus 1m per 10m of main building height or fraction

thereof above the first 3.0m = 8.0m

Side Yard Setback (East)

4.8m* 6.0m (with


1.2m per 3m of main building height or fraction thereof above

3m, but in no case less than 4.5m = 6.4m

Side Yard Setback (West)

4.8m* 6.0m (with


6m plus 1m per 10m of main building height or fraction

thereof above the first 3.0m = 8.0m

Lot Coverage 30% total across site 30% total across site 35%

Landscaped Open Space

30% total across site 45% total across site 30%

Building Height 17.0m* 12.0m **19.0 m

Density 100 UPH *100 UPH (total

across site) 100 UPH

Parking 1.25 per unit 1.5 per unit 1 per 3 units/beds

Additional regulation*


Southdale Road West


Southdale Road West


*denotes special regulation

**the proposed height of 19.0m is not required to be identified in the R7 zone, but rather as a specific height symbol (H19) on the resultant zone map.

The intent of applying a single compound zone is to provide flexibility in the ultimate development of the site and implementing zone boundaries with the proposed medium density residential designation.


Page 39

Generally, the zone regulations proposed in the R9-3(_) and R5-7(_) zone components are standard, save and except for specific regulations for apartment building height (no standard height is provided); to permit semi-detached dwellings; a 4.8m side yard setbacks for the apartment building (whereas 6.0m is required); to permit a 100 UPH density regulation to permit the proposed uses. The special density regulation allows density to be calculated across the entire site, rather than attempting to determine a specific density based on a specific area.

The proposed building height for the apartment buildings is 16.2m. However, a zoning regulation permitting a maximum of 17.0m for the apartment buildings is proposed in order to afford flexibility in the final building design. The difference would not result in an additional storey to the building, but rather can accommodate changes in average grade or architectural features such as a parapet. It is noted that there is no standard height permitted in the R9-3 zone, but rather each individual zone is provided with a specific height regulation.

The proposed 4.8m side yard setback is the standard side yard setback for a 4-storey apartment building. All the functional requirements of the side yard, such as access between buildings, landscaping, and services, are adequately provided for within the 4.8m. The standard setback of a 5-storey building in the R9-3 zone is 6.0m, a difference of 1.2m. As all the functional requirements are already provided for in 4.8m, the additional 1.2m is only required for visual or aesthetic reasons. Given that the intent for SWAP and The London Plan is to provide a strong and nearly continuous street edge along major arterial roads, the reduction in side yard setback is appropriate.

The requested minimum front yard setback of 0.0m will be permitted as-of-right when the required road widening is dedicated to the City, in compliance with Section 4.28 of the Zoning By-Law. The intent of extending this setback across the entire Southdale Road frontage is to provide flexibility in building placement. Locating buildings at, or close to, the street line promotes a strong street edge and positive pedestrian experience.

Maximum building height is proposed to be 6 storeys, for the proposed continuum-of-care facility. This height is well below the maximum height of 9 storeys contemplated in SWAP for medium density residential uses along arterial roads. Given that the analysis in this report concludes that taller, more intensive forms of housing are appropriate for the subject lands, and that SWAP contemplates building heights of up to 9 storeys along similar segments of arterial roads, the proposed height of 6 storeys is appropriate.

Setbacks abutting low-density residential uses to the south and west are not requested to be varied from the standard setbacks set out in the applicable base zones. These setbacks establish appropriate distances between buildings and lot lines to ensure a compatible development plan. Furthermore, landscaping along the southerly lot line of the subject lands, including such elements as evergreen trees and fencing, may be used to further enhance the transition between uses.

The additional, technical regulation deeming Southdale Road West as the front lot line for the subject lands is required to legally define the intended front lot line. As per the definitions in the


Page 40

Zoning By-Law, the road stubs at Upper Canada Cross are currently regarded as the front lot line, as they are the shortest road frontage. However, it is not intended that these stubs be the front lot line of any component of the development, rather Southdale Road West should be regarded as the front lot line. This technical regulation establishes a definitive denotation for the front lot line and is appropriate for the proposed development.

The requested “Residential 5, Residential 7, and Residential 9 (R5-7(_)/R7*H19*D100/R9-3(_)) Zone” is an appropriate implementing zone for the requested Official Plan Amendment, and is consistent with the intent and purpose of the SWAP and The London Plan.

OTHER CONSIDERATIONS

SERVICING

A Functional Servicing Report has been prepared by IBI Group which identifies access, stormwater, sanitary, and water services for the subject lands. Generally, all services are available to the subject lands.

TRAFFIC

A Traffic Impact Study prepared by RC Spencer and Associates has provided analysis on the traffic operations of the proposed site accesses and proximate intersections. The study concludes that “it is the engineers’ opinion that the proposed development will not have an adverse effect on the traffic operations of the area roadway network.”

NOISE

Southdale Road West is an arterial road in the City of London. As per the policies contained in the LOP, residential development abutting arterial roads requires a noise report to identify noise sources and recommend potential mitigation measures. As a noise report was not required for the present Official Plan and Zoning By-Law Amendment applications, it is anticipated that a noise report will be required at the Site Plan Approval stage.

CULTURAL HERITAGE

The subject lands, nor any abutting or adjacent lands, are designated under the Ontario Heritage Act.

The subject lands are identified in the 2017 City of London Archaeological Master Plan as having archaeological potential. However, a Stage 1-2 Archaeological Assessment conducted in 1998 was accepted by the Ministry of Tourism, Culture, and Sport (MTCS) as having evaluated a broad


Page 41

area of land, including the subject lands, and concluded that no further work is required for the subject lands.

City staff have requested an updated Stage 1 Archaeological Assessment to summarize all previous work, including work conducted on the subject lands, as well as outlining any further work for lands within the development that are outside the specific study area in the 1998 study. The requested Stage 1 Archaeological Assessment is currently being prepared by Lincoln Environmental Consulting Corp.

CONCLUSION

The proposed Official Plan Amendment and Zoning By-Law Amendment seek to permit enhanced residential density and building height on the subject lands, in keeping with the general intent and objectives of the SWAP and The London Plan. The subject lands are well located to support additional height and density, and the proposed site design is responsive to the existing land uses surrounding the subject lands. The proposed continuum-of-care facility is a desirable use to have in the North Talbot community and the City and will allow residents to age while remaining in their neighbourhood. The additional range of residential uses proposed is appropriate to meet the needs of the current housing market in this area of London, and will provide a needed increase in housing choice. The built form of the proposed development is appropriate for the location of the subject lands and is compatible with existing and planned uses abutting the lands. The proposed Official Plan Amendment and Zoning By-Law Amendment are consistent with the PPS, the objectives and intent of the LOP, the SWAP and, The London Plan, are appropriate and desirable for the development of the subject lands, and represents good land use planning .


Page 42

APPENDIX A

CONCEPTUAL SITE PLAN, RENDERINGS, and CROSS SECTIONS

T/O MECH. PENTHOUSE PARAPET

T/O ROOF PARAPET

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 1

RO

AD W

IDEN

ING

DED

ICAT

ION

PRO

PER

TY L

INE

SOUTHDALE ROAD WEST(R.O.W.)

PRO

PER

TY L

INE

SINGLE FAMILYRESIDENCES

BUI

LDIN

G H

EIG

HT

73' -

5 7

/8"

15,400

12,600

9,800

7,000

3,900

0

22,400

19,400

PRO

PER

TY L

INE

CONTINUUM-OF-CAREFACILITY

TOWNHOUSESBEYOND

LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

T/O ROOF PARAPET

3,505

6,452

9,398

12,344

16,534

305

PRO

PER

TY L

INE

LEVEL 1 448

LEVEL 2 3,473

5,937

8,418

EAVES

RIDGE LINE

SOUTHDALE ROAD WEST(R.O.W.)

PRO

PER

TY L

INE

BUI

LDIN

G H

EIG

HT

23' -

6 5

/8"

PRO

PER

TY L

INE

T/O MECH. PENTHOUSEPARAPET19,201

SINGLE FAMILYRESIDENCES

BUIL

DIN

G H

EIG

HT

62' -

11

7/8"

RO

AD W

IDEN

ING

DED

ICAT

ION

TOWNHOUSES

APARTMENT BUILDING

3,900

7,000

9,800

12,600

15,400

0 LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

19,201

LEVEL 1 448

LEVEL 2 3,473

5,937

8,418

LEVEL 3

RIDGE LINE

PRO

PER

TY L

INE

PRO

PER

TY L

INE

TILLMANN ROAD(R.O.W.)

CONTINUUM-OF-CAREFACILITY BEYONDPR

OPE

RTY

LIN

E

PRO

PER

TY L

INE

PRO

PER

TY L

INE

BUILD

ING

HEIG

HT

73' -

5 7

/8"

T/O ROOF PARAPET19,400

22,400 T/O MECH. PENTHOUSE PARAPET

BUILD

ING

HEIG

HT

23' -

6 5

/8"

T/O MECH.PENTHOUSE PARAPET

BUILD

ING

HEIG

HT

62' -

11

7/8"

APARTMENT BUILDINGSBEYOND

TOWNHOUSES

3A102

2A102

1A102

5 - STOREYAPARTMENT BUILDING

5 - STOREYAPARTMENT BUILDING

6 -

STO

REY

CONT

INUU

M-O

F-CA

RE

FAC

ILIT

Y

2 - STOREY TOWNHOUSES (32 UNITS)

SOUTHDALE ROAD WEST

TILL

MAN

N R

OAD

UPPER CANAD

A CR

OSS

RALEIGH BLVD

NOTES:

THE PURPOSE OF THIS DRAWING IS TO SHOW THE GENERAL LOCATION OF THE BUILDINGS. IT'S INTENDEDUSE IS FOR SITE PLAN APPROVAL SUBMISSION ONLY.

THIS DRAWING CONTAINS INFORMATION PROVIDED BY OTHERS, IT MAY NOT BE COMPLETE OR CURRENT,AND IS COMPILED HERE FOR GENERAL COORDINATION AND CONVENIENCE ONLY.

FOR ALL CONSTRUCTION PURPOSES, REFER TO THE MOST UP TO DATE COPY OF CONSTRUCTIONDOCUMENTS PREPARED BY OTHER CONSULTANTS. IE: SURVEYS, SOILS REPORTS, SITE SERVICING,GRADING, SITE LIGHTING, LANDSCAPE AND OTHER CONSULTANT DRAWINGS AND SPECIFICATIONS.

OTHER THAN FOR COMPLIANCE WITH THE ARCHITECTURAL CONCEPT, THE ARCHITECT HAS NOT REVIEWEDTHE DETAILS OR DESIGNS OF OTHERS AND ACCEPTS NO LIABILITY WHATSOEVER FOR INFORMATIONPROVIDED BY OTHERS.

SURVEY & GRADING INFORMATION IS DERIVED FROM OWNER'S DRAWINGS

Che

ck s

cale

, prin

t may

be

red

uced

:1/

2 in

ch10

mm

All

surv

ey in

form

atio

n, e

xist

ing

& p

ropo

sed

mea

sure

men

ts a

re to

be

conf

irmed

on

site

by

the

cont

ract

or. T

he c

ontra

ctor

sha

llim

med

iate

ly n

otify

the

arch

itect

of a

ll in

cons

iste

ncie

s, e

rror

s or

om

issi

ons

in th

is, o

r oth

er d

ocum

ents

, or

in th

eir r

elat

ion

in w

hole

or i

n pa

rt. D

o no

t pro

ceed

whe

re th

ere

isun

certa

inty

. Thi

s dr

awin

g is

an

inst

rum

ent o

f ser

vice

& re

mai

ns th

e pr

oper

ty o

f the

aut

hor f

irm. T

his

draw

ing

& t

he d

esig

ns r

epre

sent

ed in

it a

repr

otec

ted

by c

opyr

ight

& m

ay n

ot b

e st

ored

ele

ctro

nica

lly,

repr

oduc

ed in

who

le o

r par

t with

out t

he a

utho

r fir

ms

perm

issi

on.

Dwg. No:

Project No:

Scale:

Dwn/Chkd. By:

Date:

As in

dica

ted

799

SO

UTH

DAL

E R

ESID

ENTI

ALD

EVEL

OP

MEN

T79

9 SO

UTH

DAL

E R

OAD

WES

T,LO

ND

ON

, ON

TAR

IO

983

GR/ P

A

OCT

01/1

9

A102

SITE

CR

OSS

-SEC

TIO

NS

A102 1 : 4003 SECTION A

A102 1 : 4002 SECTION B

A102 1 : 4001 SECTION C

A102 1 : 20004 KEY PLAN

01

FO

R C

LIEN

T R

EVIE

WD

EC 2

3/19

02

FO

R C

LIEN

T R

EVIE

WD

EC 2

4/19

SOUTHDALE ROAD

TIL

LM

AN

N R

OA

D

6 STOREY RESIDENTIAL



R

A

L

E

I

G

H

B

L

V

D

U

P

P

E

R

C

A

N

A

D

A

C

R

O

S

S

Barry R. Murphy, O.A.L.A. C.S.L.A. DATE

LONDON, ONTARIO (519) 667-3322.

BARRY R. MURPHY, OALA, CSLA, LANDSCAPE ARCHITECT,

TENDER PURPOSES UNLESS SIGNED AND DATED BY

THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION OR

WITHOUT THE LANDSCAPE ARCHITECTS WRITTEN PERMISSION.

ARCHITECT AND SHALL NOT BE REPRODUCED OR REUSED

ALL DRAWINGS REMAIN THE PROPERTY OF THE LANDSCAPE

KEY MAP

LANDSCAPE PLAN

SCALE = 1:400

STACKW

/DD

.W

UNIT A2

STACKW/D D.W

UNIT B

STACKW

/DD

.W

UNIT B

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

STAC

KW

/DD

.W

UNIT

B

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

D.W

STAC

KW

/D

UNIT

A1

(BAR

RIE

R F

REE

)

B.F. 2

'-8"

STACKW/D

D.W

UNIT E

D.WSTACKW/D

UNIT A

B.F . 2' -8"

STAC

KW

/D

D.W

UNIT C

STACKW/D

D.W

UNIT C

STACKW/D

D.W

UNIT C

STACKW/D D.W

UNIT B

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

D.WSTACKW/D

UNIT A

B.F . 2' -8"

STACKW/D

D.W

UNIT C

D.WSTACKW/D

UNIT A

B.F. 2'-8"

D.WSTACKW/D

UNIT A

B.F. 2'-8"

STACKW/D

D.W

UNIT C

STAC

KW

/DD

.W

UNIT

A2

STACKW/DD.W

UNIT B

STAC

KW

/DD

.W

UNIT

B

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

STACKW

/DD

.W

UNIT B

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

D.W

STACKW

/D

UNIT A1 (BAR

RIER

FREE)

B.F. 2'-8"

STACKW/D

D.W

UNIT

E

D.WSTACKW/D

UNIT A

B.F . 2' -8"

STACKW

/D

D.W

UNIT

C

STACKW/D

D.W

UNIT C

STACKW/D

D.W

UNIT C

STACKW/DD.W

UNIT B

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

D.W

STAC

KW

/D

UNIT

A

B.F. 2

'-8"

D.W

STACKW

/D

UNIT A

B.F. 2'-8"

D.WSTACKW/D

UNIT A

B.F . 2' -8"

D.WSTACKW/D

UNIT A

B.F. 2'-8"

D.WSTACKW/D

UNIT A

B.F. 2'-8"

PRO

PER

TY L

INE

PROPERTY LINE

PRO

PER

TY L

INE

C/L

SETB

ACK

SETB

ACK

SETBACK

Che

ck s

cale

, prin

t may

be

red

uced

:1/

2 in

ch10

mm

All

surv

ey in

form

atio

n, e

xist

ing

& p

ropo

sed

mea

sure

men

ts a

re to

be

conf

irmed

on

site

by

the

cont

ract

or. T

he c

ontra

ctor

sha

llim

med

iate

ly n

otify

the

arch

itect

of a

ll in

cons

iste

ncie

s, e

rror

s or

om

issi

ons

in th

is, o

r oth

er d

ocum

ents

, or

in th

eir r

elat

ion

in w

hole

or i

n pa

rt. D

o no

t pro

ceed

whe

re th

ere

isun

certa

inty

. Thi

s dr

awin

g is

an

inst

rum

ent o

f ser

vice

& re

mai

ns th

e pr

oper

ty o

f the

aut

hor f

irm. T

his

draw

ing

& t

he d

esig

ns r

epre

sent

ed in

it a

repr

otec

ted

by c

opyr

ight

& m

ay n

ot b

e st

ored

ele

ctro

nica

lly,

repr

oduc

ed in

who

le o

r par

t with

out t

he a

utho

r fir

ms

perm

issi

on.

Dwg. No:

Project No:

Scale:

Dwn/Chkd. By:

Date:

1 : 2

5079

9 S

OU

THD

ALE

RES

IDEN

TIAL

DEV

ELO

PM

ENT

799

SOU

THD

ALE

RO

AD W

EST,

LON

DO

N, O

NTA

RIO

983

KN /

PA

OCT

01/1

9

A201

GR

OU

ND

FLO

OR

PLA

N1.

ISSU

ED F

OR

SPA

FEB

. 28/

20

PREL

IMINAR

Y

PREL

IMINAR

Y

PROPOSED RETIREMENT HOME

18-20

6 Leswyn Road, Toronto, Ontario M6A 1K2ph: 416 256 4440 fx: 416 256 4449

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A201

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