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Planning and Design Report May 2, 2019 1018-1028 Gainsborough Road Zelinka Priamo Ltd.

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Planning and Design Report

Copia Developments 1018-1028 Gainsborough Road

London, ON

May 2019


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TABLE OF CONTENTS

INTRODUCTION ....................................................................................................................... 2

SUBJECT LANDS ..................................................................................................................... 2

NEIGHBOURHOOD CHARACTER and SPATIAL ANALYSIS ................................................. 4

DESIGN GOALS AND OBJECTIVES ...................................................................................10

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

PLANNING POLICY ANALYSIS ..............................................................................................17

2014 PROVINCIAL POLICY STATEMENT ...........................................................................17

1989 CITY OF LONDON OFFICIAL PLAN ...........................................................................21

THE LONDON PLAN ............................................................................................................29

OTHER CONSIDERATIONS ....................................................................................................39

CONCLUSION ..........................................................................................................................40


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INTRODUCTION

Copia Developments has made an application to the City of London to amend its Zoning By-Law

to permit the redevelopment of the lands at 1018-1028 Gainsborough Road (the “subject lands”)

for two buildings: (1) a 6-storey, mixed use building located close to the street, with ground floor

commercial, second floor office, and third to sixth floor residential components; and (2) a 12-

storey residential building to the rear.

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 2014 Provincial Policy Statement, the 1989 City of London Official Plan,

The London Plan, and the City of London Z.-1 Zoning By-Law.

SUBJECT LANDS

The subject lands consist of two parcels located on the south side of Gainsborough Road,

approximately 50m east of Hyde Park Road. The subject lands have a total frontage of

approximately 70m (229ft) along Gainsborough Road and a total area of approximately 1.26ha

(3.11ac). The two parcels at 1018 and 1028 Gainsborough Road have an approximate depth of

216m (710ft) and 55m (180ft), respectively (Figure 1).

Figure 1 – Air Photo of Subject Lands

The subject lands were formerly occupied by four buildings: a 1.5-storey single-detached dwelling

on 1028 Gainsborough Road; two, 1-storey former single-detached dwellings (converted to

commercial uses) located towards the front of 1018 Gainsborough Road, and a large barn to the

rear, which have all since been removed. The remainder of the subject lands consist of parking

area, landscaped lawns, and sporadic mature trees (Figure 2).


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Figure 2 – Subject Lands looking southwest from Gainsborough Road (Google Streetview, June 2018)

Vehicular access to the subject lands is provided by a single, full-turns driveway along the east

side of the subject lands that leads to a surface parking area shared by both 1018 and 1028

Gainsborough Road. It is anticipated that a rear laneway system will line up with the north leg of

Sophia Crescent, extend westerly, and continue south along the rear of properties fronting on

Hyde Park Road (Figure 3). A 12m public access easement will be established over the laneway,

which is anticipated to extend through the subject lands.

Figure 3 – Approximate Location of Proposed Laneway System (Laneway is White Dashed Line)

Pedestrian sidewalks are provided along both sides of Gainsborough Road, providing linkages

between the subject lands and proximate retail, restaurant, and office uses (Figures 4 and 5).

Access to public transit is available at the Hyde Park Road and Gainsborough Road intersection

(Route 19), providing connections to the Hyde Park Power Centre to the north, and downtown to

the southeast.


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Figure 4 – Site Context looking east from subject lands along Gainsborough Road (Google Streetview)

Figure 5 – Site Context looking west from subject lands along Gainsborough Road (Google Streetview)

NEIGHBOURHOOD CHARACTER and SPATIAL ANALYSIS

Gainsborough Road and Hyde Park Road are the only municipal streets that are within 120m of

the subject lands. Proximate streetscapes include both the north and south side of Gainsborough

Road, as well as the east side of Hyde Park Road (Figure 6). Gainsborough Road is characterized

by a four-lane roadway, sidewalks, and City-owned boulevard, finished with interlocking brick,

and also consisting of utility poles and overhead wires. The proximate portion of the east side of

Hyde Park Road is characterized by three lanes of traffic, as well as a delineated bike lane.


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Figure 6 – Streetscapes within 120m of the Subject Lands

A variety of 1 to 2.5-storey converted dwellings line the north side of Gainsborough Road and the

east side of Hyde Park Road, with direct pedestrian pathways connecting to the sidewalks or

pedestrian access provided by side yard driveways (Figures 7 and 8). Additional converted

dwellings and commercial buildings line the south side of Gainsborough Road; however, are set

back further from the street and heavily screened by mature trees and landscaping.

Figure 7 – Converted Dwelling Built Form (1031 Gainsborough Road)


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Figure 8 – Converted Dwellings Built Form (1525, 1535, 1541 Hyde Park Road)

A 2-storey office building is located at the southeast corner of Gainsborough Road and Hyde Park

Road, with direct pedestrian pathways connecting building entrances and the sidewalk (Figure 9).

Limited soft landscaping defines the remainder of the front and side yards, with a surface parking

area to the rear of the building visible from each streetscape.

The exterior finishes of the converted dwellings and office building is primarily of brick and

masonry materials, with some newer/updated buildings consisting of a range of vinyl and

aluminum siding. Small to moderate sized windows are integrated into the front elevations of

converted dwellings, with larger windows wrapped around the exterior of each level in the office

building.

Figure 9 – Office Built Form (1579 Hyde Park Road)


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Figure 10 shows the subject lands and all other land uses within a 400m and 800m radii. The two

radii represent straight line walking distances of approximately 5 and 10 minutes, respectively.

Although due to sidewalk networks and other barriers, the circles may not represent true walking

times. Arterial roads are shown as yellow arrows.

Notable features within 400m include a range of residential uses, including the existing low density

residential neighbourhood to the southwest and newer, medium and high density residential uses

(in the form of townhouses and apartments) to the southeast. A range of commercial uses are

located in converted dwellings and purpose-built structures, primarily along Hyde Park Road and

Gainsborough Road. Lands to the east at 980-982 Gainsborough Road are subject to a Site Plan

Approval application for a residential and commercial development.

Built form to the south of the subject lands is consistent with the proposed development (as

discussed in detail in the “Proposed Development” section of this report) (Figures 11 and 12).

Exterior finishes consist primarily of coloured, poured concrete, with extensive glazing on windows

and balconies. Parking for these developments is primarily provided underground, with limited

surface parking for visitors, loading, and servicing.

Figure 10 – Spatial Analysis


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Figure 11 – 1030 Coronation Drive (Looking Northeast from South Carriage Road)

Figure 12 – 300 South Carriage Road (Looking Northwest from South Carriage Road)

Lands within an 800m radius are comprised of additional low density residential areas, additional

commercial uses, open space, and a range of light industrial uses to the west and northwest.

Existing low density residential uses are located to the north, southeast, and east, and planned

low density residential uses are to the southeast. Additional commercial uses are located on both

sides of Hyde Park Road to the north and south. The remainder of the lands to the north, south,

and west are primarily made up of open space and light industrial uses.


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Built form of the existing low density residential uses consist of 1 to 2-storey single detached

dwellings with attached garages and front yard driveways. Exterior finishes consist of a variety

coloured and textured brick/masonry, along with vinyl siding and a range of window treatments

(Figures 13 and 14).

Figure 13 – Low Density Residential Built Form within 800m (1599 and 1605 Healy Road)

Figure 14 – Low Density Residential Built Form within 800m (2088 and 2084 North Routledge Road)


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DESIGN GOALS AND OBJECTIVES

The goal of the proposed development is to redevelop vacant, underutilized parcels of land that

are proximate to a range of residential and commercial uses, which will provide an attractive,

compatible, and complementary addition to the Gainsborough Road streetscape. The proposed

development will be built in a manner that is consistent with the existing surrounding built form;

contribute to the planned function of the area; and provide visually attractive buildings. As such,

the proposed development is intended to:

Be consistent with the urban design guidelines of the Hyde Park Community Plan;

Improve and enhance the existing streetscape of Gainsborough Road;

Visually integrate the new buildings within the existing neighbourhood context;

Provide a development that utilizes high-quality materials in a built form compatible with

proximate residential development; and,

Provide a pedestrian-oriented environment along Gainsborough Road, including a direct

relationship to the human-scale and mixed-use building façade close to the street.

PROPOSED DEVELOPMENT

The subject lands are proposed to be developed for two buildings (Figure 15):

Building ‘A’ - a 6-storey, mixed-use building with 992.3 m2 (10,681 ft2) of retail on the

ground floor, 1,434.3 m2 (15,439 ft2) of office on the second floor, and 52 residential units

above, located in the front of the subject lands; and,

Building ‘B’ - a 12-storey residential unit with 182 units, located to the rear of the subject

lands.

Where a lot is divided into two or more zones, each zoned portion is considered a separate lot

(Section 3.9 2) i) of the City of London Z.-1 Zoning By-Law. The mixed use density of the 6-storey,

mixed-use building is approximately 97 units per hectare (UPH), based on the area zoned “h-17,

Business District Commercial (BDC)” of approximately 0.79ha (1.95ac). The residential density

of the 12-storey, residential building is approximately 392 units per hectare (UPH), based on the

area zoned “Urban Reserve (UR3)” of approximately 0.465ha (1.15ac). It is noted that the 6-

storey, mixed-use building is located entirely on the portion of the subject lands zoned “h-17,

Business District Commercial (BDC)” and the 12-storey residential building is located entirely on

the portion zoned “Urban Reserve (UR3)”. The total density across the entire site equates to 205

units per hectare (UPH).

The required parking for the 6-storey, mixed-use building is 168 spaces, consisting of 67 spaces

for the retail uses (992.3 m2; 1 space/15m2); 36 spaces for the office uses (1434.3 m2, 1

space/40m2); and 65 spaces for the residential use (52 residential units, 1.25/unit). The required

parking for the 12-storey, residential building is 228 spaces (182 units, 1.25/unit). Combined, 396

parking spaces are required to accommodate the proposed development. A total of 396 parking

spaces are provided, with 274 underground and 122 on the surface.


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Figure 15 – Rendering of the Proposed Development (Building ‘A’ at Right, Building ‘B’ at Left)

A conceptual site plan is illustrated in Figure 16. Vehicular access to the site is proposed to be

provided from a single, full-turns driveway on the north side of the subject lands from

Gainsborough Road. Underground parking access is provided on the south side of Building ‘A’

and the east side of Building ‘B’. Snow storage is proposed along the west side of the subject

lands between the two buildings. Site specific details relating to grading and drainage of snow

melt and storm water will be determined through the subsequent Site Plan Approval process.

Building ‘A’ is located close, and oriented towards, the Gainsborough Road streetscape. Building

‘B’ is located to the rear of the property. All surface parking is located between each building;

accessible parking spaces are proposed in close proximity to building entrances. Indoor garbage

collection is proposed on the ground floor of each building, with convenient access to the exterior

of the building and outdoor garbage receptacles on the south side of Building ‘A’ and the north

side of Building ‘B’. Other design details, including the location and extent of landscaping, tree

planting, and/or fencing will also be determined throughout the subsequent Site Plan Approval

process.

Building ‘A’ has a loading area on the south side of the building connected by a concrete sidewalk

that wraps around the building to the north, providing connections to building

entrances/emergency exits and the public sidewalk along Gainsborough Road. The front entrance

leads to a common lobby, retail uses on the ground floor, and elevators to the office and residential

uses above. Access to the retail units on the ground floor is provided via a network of interior

hallways from the front entrance. Building ‘B’ has a loading area on the north side of the building,

also connected by a concrete sidewalk that wraps around the building to the north.


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Figure 16 – Conceptual Site Plan (including Approximate Location of Zone Boundary and Laneway)


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Conceptual cladding materials for both buildings include a variety of materials, colours and

textures to provide for a high-quality design (Figures 17-19). Please note the materials noted on

the building elevations are conceptual and for discussion purposes only. A full-sized set of

drawings are located in Appendix A of this report.

Figure 17 – Building ‘A’, North Elevation

Figure 18 – Building ‘A’, East Elevation


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Figure 19 – Building ‘B’, East Elevation

COMPATIBILITY REPORT and PUBLIC REALM

MASSING and BUILT FORM

Each building has a distinct base, middle, and cap.

Building ‘A’

Extensive use of vision glass, accented by horizontal and vertical design features, create a distinct

base on Building ‘A’ that is differentiated from the middle of the building (the third to sixth storey).

Visually, the height of the first two storeys is consistent with the height of the abutting two-storey

office building to the southwest and the two-storey converted dwellings across Gainsborough

Road.

The height of the entire building is consistent with the right-of-way width along Gainsborough

Road, creating a strong sense of enclosure. Above the second storey, the middle of the building

is characterized by the residential component of the building and the private balconies for each

unit. The centre of the building along Gainsborough Road steps back, dividing the massing of the

third to sixth storeys into two smaller portions and minimizing the visual impact of the building.

Breaking up the massing of the building above the second level will reduce shadowing, improve

natural lighting, and reduce view impacts from the street. The proposed building provides a built

form and massing that is compatible and enhances the streetscape along Gainsborough Road.


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Building ‘B’

The use of high quality, contrasting materials create a distinct base on the first three stories of

Building ‘B’; the use of distinct materials on the first three stories is consistent with the height of

the townhouse dwellings to the south. The overall height of the proposed building is consistent

with the height of existing apartment building to the southeast (1030 Coronation Drive) and the

apartment building being constructed to the south (250 South Carriage Road). Given the similar

height, it is noted that proposed building is located at a greater distance to the townhouses to the

south (1040 Coronation Drive) than the existing apartment building at 1030 Coronation Drive

(Figure 20). The 26m distance allows for an appropriately sized buffer to maintain privacy levels

of the townhouse residents, as well as provide for enhanced screening opportunities, including

landscaping, tree plantings and/or fencing. These screening details will be determined throughout

the Site Plan Approval process.

Figure 20 – Approximate Distances Between Existing Built Form and the Proposed Building ‘B’

The feature parapet walls that extend above building entrances on the north and east elevations

contribute to the quality and character of the building and provide unique views of the skyline from

the ground level.

ARTICULATION

The design of both proposed buildings incorporate numerous horizontal and vertical elements

that articulate the development.

Building ‘A’

Horizontal elements include delineation of the base and middle/top through the use of contrasting

materials. Vertical elements include the use of a variety of high quality materials to visually break

up retail units on the ground level. Vertical extensions of the balconies, connecting the fourth and

sixth storeys, provide for a unique visual appearance along the front of the building. The window


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frames on the second storey, and a vertical parapet wall the centre of the building above the

second storey both further articulate the building along Gainsborough Road.

Building ‘B’

Horizontal elements also include the delineation of the base and the middle/top through the use

of contrasting materials. Vertical elements include the use the feature parapet walls above the

building entrances on the north and east elevations, articulating and vertically delineating portions

of the building. Similar to Building ‘A’, windows, doors, and balconies further articulate the

building, particularly near the building entrances on the ground level.

Together, these elements create two visually stimulating buildings that are an appropriate

enhancement to the Gainsborough Road Streetscape.

ARCHITECTURAL TREATMENT

The proposed material palette for both buildings will consist of a mix and range of high quality,

materials, colours, and textures. These materials may include vision glass, metal siding,

brick/masonry, and/or concrete. These materials will be confirmed throughout the planning

process. The materials noted in the building elevations are conceptual at this time.

PUBLIC REALM

The public realm is located in front of Building ‘A’ along Gainsborough Road, which offers a unique

experience for those passing by, pausing to relax, or enjoying the physical design of the building.

The position and orientation of Building ‘A’ close to the street will enhance the pedestrian

experience. The extensive use of vision glass on the first and second floors allow for views into

and out of the retail and office uses, providing passive surveillance and animation of the street. A

canopy is provided above the primary entrance of Building ‘A’, which offers shading and protection

from the elements for pedestrians. There are opportunities for street trees and enhanced

landscaping to further define the streetscape (where feasible), which will be reviewed and

determined throughout the Site Plan Approval process.

PROPOSED ZONING BY-LAW AMENDMENT

Building ‘A’

A Zoning By-Law Amendment is required to permit the proposed 6-storey, mixed-use building. It

is proposed that the existing portion of the subject lands zoned “h-17, Business District

Commercial (BDC)” be re-zoned to a site specific “Business District Commercial (BDC(_))” zone.

The site specific special provisions sought for the “Business District Commercial (BDC(_))” zone

are as follows:

A building height of 25.0m; and,

A mixed-use density of 97 units per hectare (UPH).


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Building ‘B’

A Zoning By-Law Amendment is required to permit the proposed 12-storey, residential building.

It is proposed that the existing portion of the subject lands zoned “Urban Reserve (UR3)” be re-

zoned to a site specific “Residential (R9-7(_))” zone and “Bonus (B-(_))” zone.

The site specific special provisions sought for the “Residential (R9-7(_))” zone are as follows:

A building height of 43.5m;

An east interior side yard setback of 11.2m (whereas 17.4m is required); and,

A west interior side yard setback of 2.2m (whereas 17.4m is required).

The special provision sought for the proposed “Bonus (B-(_))” zone is as follows:

Maximum residential density of 392 units per hectare (UPH).

It is anticipated that the bonusable features provided in the proposed development will be

commensurate with the increase in density sought for this portion of the subject lands.

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 Zoning By-law Amendment applications are required to be consistent with these

policies.

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, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs;

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


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As discussed throughout this report, the proposed development is an efficient and appropriate

form of development for the subject lands. It adds to the range and mix of housing types that meet

the long-term housing needs for a variety of demographics. The proposed ground floor

commercial/office space in Building ‘A’ supports employment opportunities in the Community of

Hyde Park, also promoting “live-work” opportunities for residents of the proposed residential units.

Given that the proposed development is a compact and cost-effective form of development that

will make full use of municipal services within an existing built-up area of London, consumption of

land and servicing costs are minimized.

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, being within the Urban Growth Boundary and

Built-up Area of the City of London. The proposed development promotes vitality and regeneration

of the subject lands, as it is a compact and efficient form of development on an underutilized

parcel of land that is connected to existing municipal services.

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;

b) a range of uses and opportunities for intensification and redevelopment in accordance with

the criteria in policy 1.1.3.3, where this can be accommodated.

Section 1.1.3.3

Planning authorities shall identify appropriate locations and promote opportunities for

intensification and redevelopment where this can be accommodated taking into account existing

building stock or areas, including brownfield sites, and the availability of suitable existing or

planned infrastructure and public service facilities required to accommodate projected needs.

The proposed development broadens the range and mix of land uses, built forms, and intensities

in the area. It makes efficient use of underutilized land, resources, infrastructure, and existing

transportation networks. The proposed development is considered to be intensification as it

proposes the redevelopment of a vacant/underutilized lot within an existing built-up area. The

subject lands are an appropriate location for intensification as they are located adjacent to a range


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of commercial land uses to the east and west, as well as a medium and high density residential

land uses to the south; they are located on an arterial road with proximate access to public transit

along Hyde Park Road; and they are sufficiently sized to accommodate the proposed number of

dwelling units and parking, while also providing appropriate building setbacks. The proposed

development will make use of existing municipal services along Gainsborough Road. Existing

public service facilities, including surrounding schools and hospitals, will support the proposed

development and population on the subject lands. Given the above information, the proposed

development is appropriate for the subject lands and is well suited for increased density.

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 a compact form of redevelopment that is generally desirable along

higher-order roads. Building ‘A’ conforms to the regulations of the existing “Business District

Commercial (BDC)” zone; however, a Zoning By-Law Amendment is required to establish a height

and density that is appropriate for the subject lands. The location of the building close to the street

provides safer and closer pedestrian connections to the building, rather than requiring

connections primarily through a parking area. Building ‘B’ provides setbacks that are compatible

with the residential uses to the north, and the existing BDC zoned lands to the east and west. The

large rear yard provides common, outdoor amenity space for residents. The subject lands are

also proximate to a range of commercial and service amenities in community of Hyde Park,

encouraging the use of the active transportation. Given the above, the proposed development

enhances health and safety opportunities for residents, employees, and pedestrians passing by.

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 efficient use

of land, infrastructure, and public service facilities.

The proposed development is within an existing built-up residential area. The proposed density

of Building ‘A’ of 94 UPH, and of Building ‘B’ of 392 UPH. The combined density of 205 UPH for

the subject lands is reflective of a compact, efficient form of housing which adds to the mix of uses

and densities in this predominantly commercial area.


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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 residential intensification, including second units, and redevelopment

in accordance with policy 1.1.3.3;

The proposed development contributes to a range and mix of housing types to accommodate

future growth in the City of London, and is consistent with the Council’s intent to encourage

appropriate intensification. The proposed development has been designed to be a pedestrian-

oriented housing type, offering an appropriate range of uses that interfaces well with the street,

given the limited activation of the streetscape from adjacent land uses along this portion of

Gainsborough Road.

Residential intensification, as is proposed, contributes to the efficient use of infrastructure and

public service facilities, encourages compact, cost-effective development, and supports the use

of active transportation and public transit (Route #19) along Hyde Park Road to the west.

Servicing is available along Gainsborough Road to support the proposed development.

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 the 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; there is sufficient capacity to

service the development.

Based on the above, the proposed Zoning By-Law Amendment are consistent with the 2014

Provincial Policy Statement.


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1989 CITY OF LONDON OFFICIAL PLAN

The front portion of the subject lands is designated “Main Street Commercial Corridor” in the 1989

City of London Official Plan, while the rear is designated “Multi-Family, High Density Residential”

(Figure 21). Building ‘A’ is located within the “Main Street Commercial Corridor” designation and

Building ‘B’ is located within the “Multi-Family, High Density Residential” designation.

Figure 21 – 1989 City of London Official Plan: Schedule ‘A’ – Land Use (Excerpt)

Building ‘A’

The intent of the “Main Street Commercial Corridor” designation is to provide redevelopment of

underutilized properties for one or more of a broad range of permitted uses at a scale that is

compatible with adjacent development. The permitted uses within the “Main Street Commercial

Corridor” designation include small-scale retail uses, small-scale offices, and residential uses

(stand-alone or through the development of mixed use buildings). The proposed development is

the redevelopment of an underutilized site to provide a street-oriented, mixed use building. The

high-quality design of the building provides for an appropriate and compatible addition along the

Gainsborough Road.

Location

The “Main Street Commercial Corridor” designation is applied to long established commercial

areas, primarily along arterial roads, in older parts of the City that mostly consist of small,

separately-owned and often pedestrian-oriented commercial uses. It is the intent that new

development within this designation strengthen and enhance the existing commercial corridor.

The proposed development is located along an arterial road (i.e. Gainsborough Road). Many

existing independent, converted buildings, occupied by commercial uses, line both sides of the

street, and provide direct pedestrian connections from the public sidewalk. The proposed

development enhances the corridor with a new, visually appealing building located close to the


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street. Direct pedestrian connections are maintained from the public sidewalk to the ground-level

retail provided in the building. The proposed building sets a precedent for the provision of high

quality, pedestrian-oriented built form on this portion of Gainsborough Road. With the building

located close to the street, it will create an animated and vibrant frontage that interfaces well with

the public sidewalks along Gainsborough Road. The positioning of the building close to the street

creates a strong street wall along Gainsborough Road and will enhance the streetscape and

provide a pleasing public realm. The ground floor retail component of the proposed building will

benefit from the connections to the street and public sidewalk through the front building entrance.

Scale of Development

Redevelopment of commercial uses in the “Main Street Commercial Corridor” designation are to

form a continuous, pedestrian-oriented shopping area, as well as maintain a setback and

storefront orientation that is consistent with adjacent uses. The proposed building forms a street

wall that is consistent with the office building to the west on Gainsborough Road. Given the scale

of the building, it creates an enhanced sense of enclosure for pedestrians along the street.

A cluster of new retail uses developed in this designation do not normally exceed the scale of

development within the “Neighbourhood Commercial Node” (i.e. 1,000 m2 to 13,000 m2 of gross

floor area). The gross floor area of the proposed retail uses are within the permitted range (just

below 1,000 m2 at 906.3 m2). Office uses developed in this designation are limited through

regulations in the Zoning By-Law to a size that is compatible with surrounding land uses.

Residential densities within mixed use buildings should be consistent with the densities permitted

in the “Multi-Family, High Density Residential” and “Multi-Family, Medium Density Residential”

designations, being a maximum of 150 units per hectare (UPH) and 75 units per hectare (UPH),

respectively. There are 52 residential units proposed on the third to sixth floor. Based on the area

zoned “h-17, Business District Commercial (BDC)” of approximately 0.79ha (1.92ac), this equates

to residential density of 65 units per hectare (UPH). The proposed residential density is well below

the permitted densities of the “Multi-Family, High Density Residential” and “Multi-Family, Medium

Density Residential” designations. The combined commercial/residential density equate to 94

UPH.

Mixed Use Development

Residential uses combined with commercial uses are encouraged to promote active street life

and movement in those areas beyond the work-day hours. The front entrance functions as an

entrance for both the retail and office uses during the work day, as well as a primary entrance for

residential uses above. Given that the front entrance is shared between all uses, opportunities for

activity on the street are continuous throughout the day (i.e. retail and office uses during work-

day hours, residential uses all day).

Residential development above existing commercial development should provide maximum

privacy between private living spaces as well as adequate separation from commercial activity.

Given that the intent of the “Main Street Commercial Corridor” designation is to provide new,

mixed use development with minimum front and interior yard setbacks, privacy is maintained in

the interior of the building within individual units. Exterior amenity space, including individual


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balconies are visible from the street to promote animation and passive surveillance. The proposed

office uses on the second level provide appropriate separation between the retail uses below and

residential uses above. Office uses generally produce less noise and activity than retail uses,

therefore offer an appropriate transition between retail and residential uses.

Building ‘B’

The intent of the “Multi-Family, High Density Residential” designation is to accommodate large-

scale, multiple-unit forms of residential development that will not adversely impact surrounding

land uses. The proposed high-rise apartment building is a permitted use within the “Multi-Family,

High Density Residential” designation.

Location

The preferred location for development on these lands are adjacent to major employment centres,

shopping areas, major public open space, and transportation routes. A variety of commercial,

office, and medical/dental office uses are located along the proximate portions of Hyde Park Road

and Gainsborough Road, with larger shopping areas to the north at Hyde Park Road and

Fanshawe Park Road West, to the south at Hyde Park Road and Oxford Street West, and to the

east at Gainsborough Road and Wonderland Road North. These variety of proximate and

surrounding uses provide many employment opportunities. Hyde Park Village Green is located

across Gainsborough Road to the northwest. Hyde Park Road and Gainsborough Road are both

arterial roads, with access to public transit (Route #19) along Hyde Park Road. Given the above,

the lands are appropriately located to accommodate the proposed development.

Compatibility

The development of a site for high density residential uses shall take into account surrounding

land uses in terms of height, scale, and setback and shall not adversely impact the amenities and

character of the surrounding area. The scale of the proposed development is consistent with the

planned vision of the surrounding area as a whole; the Hyde Park Village is intended to be

redeveloped for higher density and a mix of uses that will revitalize and enhance the immediate

area. For example, the proposed building contributes to an increase in density that will support

the viability of the growing commercial base in the area and provides additional population to

support public transit along the Hyde Park Road corridor.

The proposed building is an appropriate addition to the area that is sensitive to surrounding land

uses. The height, scale, and setbacks of the proposed building are compatible with the existing

land uses in the surrounding area. The proposed height of 12-storeys (43.5m) is consistent with

the height of the surrounding high-rise apartment buildings to the south (i.e. 1030 Coronation

Drive and 250 South Carriage Road). The building is located appropriately on the subject lands

to provide setbacks that are sensitive to abutting uses. The proposed interior side yard setbacks

are consistent with the planned vision of the abutting lands to the east and west, being for

compact, mixed use development with minimal setbacks in the BDC zone. The rear yard setback

is consistent with the standard R9-7 regulation, allowing for an appropriately sized buffer between

the proposed apartment building and the townhouse dwellings to the south.


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There are opportunities for screening around the proposed building in the interior side yards and

rear yard, including landscaping, tree plantings, and/or fencing. These details are to be reviewed

and confirmed throughout the Site Plan Approval process.

Municipal Services

The subject lands will make use of existing municipal services along Gainsborough Road.

Traffic

City Staff have confirmed that a Traffic Impact Assessment (TIA) is required as part of a complete

Zoning By-Law Amendment application. Any findings, recommendations, and mitigation

measures will be incorporated into the proposed development throughout the planning process.

Buffering

The rear yard is large enough (17.4m) to provide an adequate amenity space and screening

measures that create an adequate buffer between proposed building and the townhouse

dwellings to the south. Common, outdoor amenity space, with screening measures like

landscaping, tree planting, and/or fencing are proposed; details of which will be confirmed

throughout the Site Plan Approval process.

Proximity to Transit and Service Facilities

Public transit is available along Hyde Park Road (Route #19), connecting the proximate shopping

area at Hyde Park Road and Fanshawe Park Road West with the downtown. Public open space,

in the form of a public park (Hyde Park Village Green), is available across to the north along Hyde

Park Road.

Scale of Development

Outside of Downtown and Central London, the mixing of housing types, building heights, and

densities shall be required in large designated “Multi-Family, High Density Residential” areas

(these designated areas are to be larger than 3 hectares in size). The subject lands are a portion

of a larger area designated “Multi-Family, High Density Residential”.

A transition in scale is encouraged, where appropriate, to avoid extremes in building height and

bulk between the new development and existing built fabric. The proximity of the proposed

building to lands to the east and west are appropriate, given that the BDC zoned lands permit

forms of higher density, mixed use, and compact development with minimal setbacks. It is also

appropriate for the subject lands to provide a transition area between the proposed development

and the residential uses to the south. The 17.4m rear yard setback provides a sufficient area to

transition and provide buffering and screening between the proposed building and the existing

medium density residential uses in the form of three-storey townhouses.


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The greater area surrounding the subject lands consist of an existing and planned range and mix

of housing types, including townhouse dwellings, single detached dwellings, and apartment

buildings, reducing the influence of the proposed building. The proposed building is oriented

towards Gainsborough Road, a point of high accessibility and activity, further reducing its

influence to the residential uses to the use.

Parking is located between the buildings, screened from view from the street along Gainsborough

Road, as well as from the residential uses to the south. The provision of underground parking

allows for increased landscaped open space and amenity space on the surface of the subject

lands.

Criteria for Increasing Density

Council may consider proposals to allow higher densities than would normally be permitted on

lands designated “Multi-Family, High Density Residential”, subject to the following criteria:

The site or area shall be located at the intersection of two arterial roads or an arterial and

primary collector road, and well-served by public transit;

The subject lands are located closely to an intersection of two arterial roads (i.e. Gainsborough

Road and Hyde Park Road), where public transit is accessible along Hyde Park Road (Route

#19).

The development shall include the provision of unique attributes and/or amenities that may

not be normally provided in lower density projects for public benefit such as, but not limited

to, enhanced open space and recreational facilities, innovative forms of housing and

architectural design features;

The proposed development will include affordable housing, as well as a unique, desirable, and

high-quality building design, which both enhance the public benefit. The standard requirements

for affordable housing through bonusing provisions, as per the City of London Housing

Development Corporation (HDC), will be included in the proposed building.

Parking facilities shall be designed to minimize the visual impact off-site, and provide for

enhanced amenity and recreation areas for the residents of the development;

The location of surface parking between the buildings minimizes the visual impact of parking from

the street. The provision of underground parking increases the area available for common,

outdoor amenity space for residents.

Comformity with this policy and urban design policies in Section 11.1 shall be

demonstrated through the preparation of a concept plan of the site which exceed

prevailing standards;

The proposed development is consistent with the urban design policies of Section 11.1, as

illustrated in the subsequent Urban Design section of this report.


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The final approval of zoning shall be withheld pending a public participation meeting on

the site plan and the enactment of a satisfactory agreement with the City.

Acknowledged.

Density Bonusing

An increase in density, beyond the maximum permitted 150 units per hectare (UPH) within the

“Multi-Family, High Density Residential” designation may be permitted in return for the provision

of facilities, services, or matters that are commensurate with the proposed increase. The

proposed density of Building ‘B’ is 392 UPH, an increase in 242 UPH from the standard maximum

permitted. The following bonusable features, which are commensurate with the proposed

increase, are included in the proposed building:

To support the provision of the development of affordable housing;

The standard requirement for affordable housing will be included in the proposed development,

as per the requirements of the City of London Housing Development Corporation (HDC).

To support the provision of underground parking; and,

The proposed building includes the provision of underground parking (i.e. 274 parking spaces

below ground).

To support the provision of common open space that is functional for passive recreational

use;

The provision of underground parking, in turn, combined with the large 17.4 rear yard setback,

allows for the provision of common open space that will be available for the use of residents.

Details, including landscaping, tree plantings, and/or fencing of the common open space will be

determined through Site Plan Approval.

URBAN DESIGN

“Main Street Commercial Corridors” are to be developed and maintained in accordance with the

urban design guidelines in Chapter 11 of the 1989 City of London Official Plan. In addition, main

street commercial areas should ensure that urban design:

Section 4.4.1.9

Provides continuity of the urban fabric;

Building ‘A’ maintains the established street wall formed by the office building to the west along

Gainsborough Road. Although the scale of the proposed building is larger than any proximate

built form along Gainsborough Road, it is consistent with the vision of the Hyde Park Community

by providing mixed use buildings that are located close to the street, and have densities consistent

with the “Multi-Family, High Density Residential” and “Multi-Family, Medium Density Residential”

designations.


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Protects heritage buildings and landscapes and maintains the diversity of the urban

environment;

As part of a complete application, a Heritage Impact Assessment (HIA) has been completed to

ensure the proposed development maintains the surrounding urban environment and variety of

heritage buildings.

Provides appropriate building massing and height provision to ensure main streets define

the public spaces in front and in between buildings;

The use of vision glass on the first and second level of Building ‘A’ differentiates the portion of the

building that is human scale. The building is located at minimal setback from the street. The

combination of human scale design elements and a building located close to the street clearly

defines the public realm along the sidewalk.

Provides for architectural guidelines to enable greater influence on building elevations,

entrances, and materials;

Provides for signage policies and regulations that are sensitive to the main street

environment;

Provides guidelines with strong direction on the provision of landscaping and

streetscaping, open spaces, and on-street parking as elements of the public realm.

The Hyde Park Community Plan provides a series of guidelines for built form, materials, signage,

landscaping, open spaces, and parking. These guidelines are discussed later in this report within

the “Hyde Park Community Plan” section.

The 1989 City of London Official Plan includes design principles that are applied to new

developments. Section 11.1 lists the general principles that are to be promoted in 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. The

design principles relevant to the proposed development, and how they are addressed, are

outlined as follows:

High Design Standards – The proposed development provides for contemporary building

designs that make use of modern design practices, high quality materials, and unique

artistic accents visible from the street (Section 11.1.1.iv);

Architectural Continuity –The first and second level of Building ‘A’ are visually

delineated from the remainder of the building, creating a human scale development that

is consistent with the massing of the adjacent office building to the west of Gainsborough

Road. The first three storeys of Building ‘B’ are also visually delineated from the remainder

of the building, creating a consistent human scale development, similar to Building ‘A’

(Section 11.1.1.v);


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Redevelopment – The proposed development replaces vacant, under-utilized lands with

an efficient, well designed mixed use and residential buildings that contribute to the

housing needs in this area of the City of London (Section 11.1.1.vi);

Streetscape – The placement and orientation of Building ‘A’ towards the street with a high

quality building façade improves the attractiveness and visual appeal of the streetscape.

Opportunities for signage, lighting, and landscaping at the front of the building will be

detailed throughout the Site Plan Approval process (Section 11.1.1.vii);

Pedestrian Traffic Areas – Pedestrian traffic to and from the proposed development will

be connected to the public sidewalk along Gainsborough Road at multiple points. To

enhance the pedestrian area in the front of each building, a canopy is provided above the

primary building entrances (Section 11.1.1.viii);

Access to Sunlight – Access to sunlight is evaluated both in terms of potential effects on

existing sunlight exposure to abutting lands and natural light penetration to the proposed

development. Given the existing parking areas that abut the subject lands at 1006/1010

Gainsborough Road to the east and 1570 Hyde Park Road to the west, there is sufficient

distance between Building ‘A’, the commercial building to the east, and the office building

to the west. Sunlight exposure for these abutting lands will ultimately remain unchanged.

Building ‘B’ abuts vacant lands to the east and west; the access to sunlight for the

townhouse dwellings to the south will be similar to current levels, given the existing,

adjacent apartment buildings of similar height. Further, extensive glazing is proposed on

all elevations, maximizing the amount of natural light that will enter each unit in the

proposed building (Section 11.1.1.ix);

Building Positioning – Building ‘A’ positioned and oriented towards the Gainsborough

Road streetscape, thereby creating a vibrant street wall and a visually appealing street

edge. Building ‘B’ is located to rear of the site, however is still oriented internal to the site

towards Gainsborough Road, focusing activity levels of the proposed building away from

abutting lands to the south, east, and west (Section 11.1.1.xi);

Parking and Loading – A single, full-turns driveway on the east side of the subject lands

provides access to the surface parking area, loading areas, and underground parking

ramps to the rear of the subject lands (Section 11.1.1.xiii);

Privacy – The existing surface parking lots and open space at 1006/1010 Gainsborough

Road to the west, and the rear yards of 1503-1579 Hyde Park Road to the east, provide

ample space between the existing built form and the proposed buildings. Given that these

lands are zoned BDC to permit compact development with minimal setbacks, adequate

privacy levels are maintained to the east and west. Gainsborough Road provides a

sufficient buffer between Building ‘A’ and the uses across the street to the north. A large,

17.4m rear setback is provided between Building ‘B’ and the townhouse dwellings to the

south, allowing for adequate privacy levels to also be maintained (Section 11.1.1.xiv).


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Waste Management – Although it is anticipated that most of the waste will be

accommodated internal to the buildings, a waste enclosure is proposed on the south side

of Building ‘A’ and the north side of Building ‘B’, accessible by pedestrian pathways that

connect to building entrances. There is ample space in the rear drive aisles within the

surface parking area to accommodate large garbage/disposal trucks that would require

access to the waste enclosure (Section 11.1.1.xix).

Based on the above, the proposed development represents an appropriate and compatible form

of mixed use redevelopment and is consistent with the policies and the intent of the 1989 City of

London Official Plan.

THE LONDON PLAN

It is noted that the many relevant London Plan policies remain under appeal. This report has

regard for these policies in The London Plan, but given that they are not currently in full force and

effect, the proposed development is not subject to conform to these policies.

The front portion of the subject lands is located within the “Main Street” Place Type along a “Main

Street” Street Classification and the rear portion is within the “Neighbourhood” Place Type (with

frontage along a “Civic Boulevard”, as confirmed by Staff) according to “Map 1 – Place Types”

and “Map 3 – Street Classifications, respectively, in The London Plan (Figures 22 and 23).

Figure 22 – The London Plan, “Map 1 – Place Types” (Excerpt)


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Figure 23 – The London Plan, “Map 3 – Street Classifications” (Excerpt)

A broad range of residential, retail, service, and office uses are permitted within the “Main Street”

Place Type. Mixed use buildings are encouraged with retail and services uses at grade, with

residential and non-service office uses directed to the rear of buildings and to upper floors.

Building ‘A’ is a mixed use building, comprised of retail on the ground floor, office on the second

floor, and residential units on the third to sixth floor, which is permitted within the “Main Street”

Place Type.

A range of residential uses, including fourplexes, stacked townhouses, and low-rise apartments

are permitted within the “Neighbourhoods” Place Type. The maximum permitted height along a

“Civic Boulevard” is 4 storeys, and up to 6 storeys with Type 2 Bonusing. It is noted that the

property owner of the subject land is a participant in an appeal to the Local Planning Appeal

Tribunal (LPAT) relating to the application of the high density overlay on the subject lands. Given

the existing “Multi-Family, High Density Residential” designation on the subject lands in the 1989

City of London Plan, and the surrounding high density residential uses to the south, the application

of the high density overlay policies in The London Plan are appropriate (i.e. building heights up to

12 storeys). Building ‘B’ is consistent with the maximum height permitted within the high density

overlay policies of The London Plan.

Notwithstanding the fact the proposed development is not required to conform to The London

Plan, the proposal does in fact conform to the following policies, which establish the vision for

future development of the subject lands.

Planned Vision and Fit

The planned vision of the “Main Street” Place Type is to allow for appropriate and sensitive

intensification, with a mix of uses, that enhances the quality and character of the existing corridors.

Buildings are to be designed to fit with the planned vision, scale, and character of the area. Given


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that is limited built form along the south side of this portion of Gainsborough Road, new

development would set a precedent, establish the scale, and define the streetscape. The

proposed development is appropriate for the subject lands and sensitive to abutting uses. The

location and orientation of the building accommodates ample space between existing uses to the

east and west along Gainsborough Road, and the extensive use of vision glass on the first two

storeys creates a human scale, attractive, and inviting pedestrian zone. The combination of

materials, and the placement of the building close to the street, effectively maintains the intent of

the “Main Street” Place Type in The London Plan.

Mitigation of Potential Adverse Impacts

An analysis of the following potential impacts on nearby properties allows for effective evaluation

of the appropriateness and compatibility of the proposed development (Policy 1578, Our Tools

Chapter).

Traffic and Access Management

The City of London determined a Traffic Impact Assessment (TIA) is required for the proposed

Zoning By-Law Amendment application. All recommendations within the assessment to address

traffic concerns are to be fully incorporated throughout the application process. A single, full-turns

driveway is proposed, consistent with Access Management Guidelines and the Site Plan Control

By-Law.

Noise

The City of London determined that a Noise Study is not required for the proposed Zoning By-

Law Amendment. No significant noise levels are anticipated from the proposed development that

would negatively impact adjacent lands.

Parking

Adequate parking is provided for the proposed development. It is not anticipated that any overflow

parking will be required on streets or adjacent properties. On-street parking is not permitted on

the south side of this portion of Gainsborough Road.

Lighting

The location and type of exterior lighting will be confirmed in the Site Plan Approval process. A

photometric plan may be required to illustrate the effects of the proposed lighting fixtures.

Garbage

It is anticipated that garbage and recycling will be organized internal to each building, with garbage

enclosures for pick-up within the surface parking area, buffered from the property lines by the

underground parking ramps and landscape strips.


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Privacy, Visual Impact, Loss of Views

The existing surface parking lots and open space at 1006/1010 Gainsborough Road to the west,

and the rear yards of 1503-1579 Hyde Park Road to the east, provide ample space between the

existing built form and the proposed buildings. Given that these lands are zoned BDC to permit

compact development with minimal setbacks, adequate privacy levels are maintained to the east

and west. Gainsborough Road provides a sufficient buffer between Building ‘A’ and the uses

across the street to the north. A large, 17.4m rear setback is provided between Building ‘B’ and

the townhouse dwellings to the south, allowing for adequate privacy levels to also be maintained.

Ultimately, the existing conditions allow for the construction of the proposed development without

any impacts to privacy for adjacent uses or future residents of the building. Opportunities for

additional landscaping, tree plantings, and/or fencing are possible for the subject lands, and will

be confirmed through the Site Plan Approval stage.

Shadowing

The City of London determined that a shadow study was not required for the proposed Zoning

By-Law Amendment. Shadowing of the proposed buildings are anticipated to be similar to the

shadowing of the existing apartment buildings to the south.

Loss of Trees, Impact on Natural Heritage Features, Impact on Natural Resources

The City of London determined that a Tree Preservation Plan and/or Study was not required for

the proposed Zoning By-Law Amendment. Given the limited vegetation on the subject lands, there

will not be a significant loss of trees, natural heritage features, or natural resources.

Impact on Cultural Heritage Resources

The City of London determined that an Archaeological Assessment and a Heritage Impact

Assessment (HIA) is required for the Zoning By-Law Amendment application. No further

archaeological assessment is recommended, and any recommendations/mitigation measures to

protect heritage resources from the assessment are to be fully incorporated throughout the

approvals process.

URBAN DESIGN

The London Plan includes City Design policies that are applied to new developments relating to

character, street network, streetscapes, public space, site layout, and buildings. The individual

principles do not always apply to each specific development, and are dependent upon the location

and characteristics of the proposal. The design principles relevant to the proposed development,

and how they are addressed, is described as follows.

Character and Streetscapes

The built form of Building ‘A’ is consistent with the planned vision of the “Main Street” Place Type:

forming a strong neighbourhood character and distinct sense of place. Building ‘A’ is located close


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to the street, establishing a street wall with retail uses on the ground floor that is easily accessible

by pedestrians. The proposed development will define the character of this portion of

Gainsborough Road, creating a unique identity and strong sense of place for the area. The

proposed development adds to a diversity of patterns, sizes, and residential housing choices,

which may accommodate a variety of demographics. Overall, the character of the proposed

development will be a positive addition to the Gainsborough Road streetscape.

Street Network

A rear laneway system is proposed and intended to allow access to rear lands rather than

individual access to businesses along Hyde Park Road and Gainsborough Road. The laneway

reduces the need for on-street parking by a shared access to rear yard parking areas for the

businesses along the roadways. Reducing the number of vehicular accesses along Hyde Park

Road and Gainsborough Road allows for building frontages to contribute to a quality, pedestrian-

oriented streetscape.

Site Layout

The site layout is based on a response to its surrounding context, specifically existing commercial

and office uses to the east and west, as well as the residential uses to the south. Building ‘A’ is

positioned an appropriate distance from surrounding uses; significant existing setbacks, mature

trees, and landscaping all buffer and screen the proposed development. Building ‘B’ abuts open

space on the lands to the east and west, and is setback appropriately from the residential uses to

the south. Site specific details, like fencing and on-site landscaping, may be used to further screen

the development, where appropriate. These details will be determined through the Site Plan

Approval process.

Building ‘A’ has been sited with minimal setbacks from the Gainsborough Road right-of-way to

create a street edge, establish a sense of enclosure, and develop a comfortable pedestrian

environment. The front entrance is directly connected to the public sidewalk and an internal

pathway system that leads to secondary entrances on the side and the rear of the building, surface

parking, and garbage enclosures.

Building

The scale, massing, location, and materials of the proposed development foster a positive and

compatible relationship with the surrounding residential uses. From the street-level, first two

storeys of Building ‘A’ are clad with vision glass and interface well with the massing of the office

building to the east. The first three storeys of Building ‘B’ are clad with brick, consistent with the

height and building material of the townhouse dwellings to the south.

Furthermore, the proposed development supports the City Design policies in Policy 193 as

follows:


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The proposed development is compatible with the surrounding context, given the location

of the existing buildings on abutting properties and the provision of a significant buffer, as

well as existing vegetation and mature trees that screen the proposed development.

Building ‘A’ is located close to the street edge, thereby enhancing the pedestrian

environment and providing a strong street presence. Opportunities for landscaping along

the street edge and the proposed pedestrian connections from the Gainsborough Road

sidewalk to the buildings will aid in providing a well-designed and aesthetically pleasing

streetscape. The provision of one vehicular access allows for a greater area for the

building to address the street.

The proposed development provides a housing type that supports appropriate residential

intensification, and by virtue of being a high density form of housing and providing

affordable units, provides housing that may be more affordable for residents.

The proposed Zoning By-Law Amendment is intended to permit an appropriate form of

redevelopment that is compatible with surrounding and abutting uses. Notwithstanding the fact

the proposed development is not required to conform to The London Plan, much of the proposal

does in fact conform the above policies. The proposal is consistent with the intent of The London

Plan, including residential intensification policies, urban design, compatibility, and evaluation

criteria for planning and development applications.

THE HYDE PARK COMMUNITY PLAN

The Hyde Park Community Plan is divided into a number of sections, including: urban form, street

network and street design, and building design. Each of the sections do not always apply to each

specific development, and are dependent upon the location and characteristics of the proposal.

The guidelines relevant to the proposed development, and how they are addressed, is described

in the following:

Urban Form

The land use plan for the Hyde Park Community Plan provides for a mix of residential, retail, open

space, and community uses that are arranged to facilitate linkages through the neighbourhoods

to facilitate travel by automobile, walking, transit, and bicycle. The proposed development

provides a mix of uses that is well-connected by automobile and active transportation, and is

proximate to public transit along Hyde Park Road (Route #19).

Street Network, Street Design, and Streetscape

The street system of Hyde Park should be designed to both move traffic while recognizing

pedestrian needs and creating a comfortable environment for people walking along the streets.

Buildings should be located close to the street to enclose the street space and make a positive

contribution to the liveliness of the street. The proposed rear laneway system provides vehicular

access to the surface parking area to the rear of the building, as well as to other uses along Hyde

Park Road and Gainsborough, allowing for an increased pedestrian focus along Gainsborough

Road. The proposed building is located close to the street, with the human scale component of


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the building extensively clad in vision glass to animate and liven the street. Details that enhance

the streetscape, such as street trees, street furniture, the location and width of sidewalks, and

signage are to be determined through the Site Plan Approval process.

Building Design

A variety of architectural style and building types are promoted by providing a range of

architectural expressions with attention to certain building elements and the streetscape. The

design of the proposed buildings is of a unique architectural style for the area, and the use of

contrasting materials on the first two storeys of Building ‘A’ and the first three storeys of Building

‘B’ provides architectural expression that is consistent with the height and materials of adjacent

built form (i.e. vision glass on first two storeys of Building ‘A’ is consistent with the height and

dominant material on office building to the west; brick on the first three storeys of Building ‘B’ is

consistent with the height and materials adjacent townhouse dwellings to the south)..

Buildings are encouraged to define the public street space with maximized building walls to

enclose the street and create a consistent street edge. Buildings should be arranged in varied,

clustered masses relating close to the street. The proposed buildings provide a massing that is

differentiated from the existing built form, yet is sensitive and compatible given that the proposed

building is scaled into smaller elements with the use exterior materials.

THE CITY OF LONDON ZONING BY-LAW

The subject lands are currently zoned “Holding, Business District Commercial (h-17, BDC)” in the

front, and “Urban Reserve (UR3)” in the rear (Figure 24). The proposed building is located on the

lands zoned “h-17, BDC”, which permits apartment buildings with retail stores on the first floor,

offices on the second floor, and residential uses above.

Figure 24 – City of London Zone Map (Excerpt)


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Building ‘A’

A Zoning By-Law Amendment is required to permit the proposed 6-storey, mixed-use building. It

is proposed that the existing portion of the subject lands zoned “h-17, Business District

Commercial (BDC)” be re-zoned to a site specific “Business District Commercial (BDC(_))” zone.

The site specific special provisions sought for the “Business District Commercial (BDC(_))” zone

are as follows:

A building height of 25.0m; and,

A mixed-use density of 97 units per hectare (UPH).

Building ‘B’

A Zoning By-Law Amendment is required to permit the proposed 12-storey, residential building.

It is proposed that the existing portion of the subject lands zoned “Urban Reserve (UR3)” be re-

zoned to a site specific “Residential (R9-7(_))” zone and “Bonus (B-(_))” zone.

The site specific special provisions sought for the “Residential (R9-7(_))” zone are as follows:

A building height of 43.5m;

An east interior side yard setback of 11.2m (whereas 17.4m is required); and,

A west interior side yard setback of 2.2m (whereas 17.4m is required).

The special provision sought for the proposed “Bonus (B-(_))” zone is as follows:

Maximum residential density of 392 units per hectare (UPH).

Building ‘A’

Height

The intent of the “Business District Commercial (BDC)” zone is to implement the “Main Street

Commercial Corridor” land use designation in the 1989 City of London Official Plan. The policies

of the designation do not regulate building height and the proposed 6-storey building of a

maximum 25m in height is permitted.

The proposed height is sensitive to, and compatible with, the surrounding context. There are

significant existing setbacks provided on abutting properties to the east and west to ensure

privacy and sunlight levels are maintained (Figure 29); existing vegetation and mature trees on

abutting properties to the east and west screen the proposed development. There are no windows

on the office building to the west along the façade that faces the proposed development. Given

the existing circumstances, the proposed height can be implemented on the subject lands in a

sensitive and compatible manner.


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Figure 29 – Approximate Existing Setbacks to the East and West of Proposed Building

Given that the vision of the Hyde Park Road and Gainsborough Road intersection is to permit

significant intensity and redevelopment, the proposed building is complementary to those future

plans. It provides a similar or lesser height to what is currently contemplated in City of London

planning policy, and would be an appropriate step down in scale and intensity from the intersection

to the west.

Density

The proposed Zoning By-Law Amendment seeks to establish a mixed use density of 94 units per

hectare (UPH). There are 52 proposed residential units and a total of 2,184.1 m2 of retail and

office gross floor area (906.3m2 and 1277.8m2, respectively). Each 100m2 equates to one unit to

account for in the mixed use density calculation; an equivalent of 21.841 retail and office units are

added to the 52 residential units. With a total of approximate 74 units (56 residential, 22 retail and

office equivalent), within the area zoned “Holding, Business District Commercial (h-17, BDC)” of

0.79 ha (1.95 ac), equates to a mixed use density of 94 units per hectare.

The proposed density is consistent with the intent and policies of both the 1989 City of London

Official Plan and The London Plan. Residential densities within mixed use buildings should be

consistent with the densities permitted in the “Multi-Family, High Density Residential” and “Multi-

Family, Medium Density Residential” designations, being a maximum of 150 units per hectare

(UPH) and 75 units per hectare (UPH), respectively. The proposed mixed use density of 94 units

per hectare is within the contemplated range.

Overall, the requested site specific “Business District Commercial (BDC(_))” zone conforms to the

planned function of the “Main Street Commercial Corridor” land use designation in the 1989 City

of London Official Plan and the “Main Street” Place Type in The London Plan.


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Building ‘B’

The intent of the “Urban Reserve (UR3)” is to regulate undeveloped lands for urban uses. The

UR3 zone is a placeholder until such a time it is appropriate to apply a new zone on the subject

lands that is consistent with the in-force and effect Official Plan (at this time, it is the 1989 City of

London Official Plan).

Height

The intent of the proposed “Residential (R9-7(_))” zone is to regulate a wide range of medium

and high density residential developments in the form of apartment buildings that are consistent

with the “Multi-Family, High Density Residential” land use designation in the 1989 City of London

Official Plan. The policies of this designation do not regulate building height, and the proposed

12-storey building of a maximum of 43.5m in height is permitted.

The building has been located on the subject lands to ensure that it is sensitive to, and compatible

with, the surrounding context. The lands to the east and west of Building ‘B’ are open space

associated with the rear yards of the commercial and office uses along Hyde Park Road and

Gainsborough Road. Given the limited sensitivity of these lands, the proposed height is

considered appropriate.

A large rear yard setback of 17.4m is proposed on the subject lands, which conforms to the

standard rear yard setback regulation of the R9-7 zone. In addition to the setback, an additional

~8.0m setback is provided between the townhouse dwellings to the south and shared property

line. Overall, there is an approximately 25m separation distance between the proposed building

and the townhouse dwellings to the south. This distance is appropriate to accommodate the height

of the proposed building, as well as minimize privacy concerns from the residents of the

townhouse dwellings and the residents of the proposed building.

Side Yard Setbacks

The intent of a minimum side yard setback, dependent on the applicable zone, is to ensure there

is a sufficient buffer between proposed development and existing built form. The lands to the east

and west are zoned BDC, which promote compact development with limited setbacks. If

proposed, the future redevelopment of these lands would require limited setbacks, consistent with

the proposed side yard setbacks of the proposed development (i.e. 11.2m on the east side, 2.2m

on the west side). The proposed side yard setbacks are consistent with the intent of the BDC

zone, as well as the intent of the implementing “Main Street Commercial Corridor” in the 1989

City of London Official Plan.

Density

The intent of the maximum permitted density of 150 UPH, as per the “Multi-Family, High Density

Residential” designation, is to ensure that the intensity of a proposed development can be

appropriately accommodated on developable lands (i.e. in terms of aspects including parking and

amenity space).


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The proposed development provides the required parking supply of 396 spaces, as well as

common, outdoor amenity space in the form of a large, rear yard behind Building ‘B’.

The area zoned “Urban Reserve (UR3)” is considered a separate lot, with a size of approximately

0.465ha (the total size of the subject lands is 1.26ha). A total of 182 residential units are proposed

in the building, equating to a proposed density of 392 UPH. When considering the proposed

density on the entire site, the total density (including both buildings) equates to 205 UPH. It is

anticipated that the provisions of the proposed “Bonus Zone (B-(_))” will be commensurate with

the requested increase in density. These bonusable features, as per the 1989 City of London

Official Plan include the provision of affordable housing, the provision of common amenity space

for recreational use, and the provision of underground parking.

For the reasons noted above, the proposed Zoning By-Law Amendment to permit a 12-storey,

residential apartment building are consistent with the policies of the 1989 City of London Official

Plan, including the Hyde Park Community Plan, and with the City of London’s vision for the future

redevelopment of Hyde Park Village.

OTHER CONSIDERATIONS

HERITAGE

A Heritage Impact Assessment was completed for the subject lands by Zelinka Priamo Ltd. in

May 2019.

ARCHAEOLOGY

A Stage 1 Archaeological Assessment was completed for the subject lands by Lincoln

Environmental Consulting in March 2019. Based on the findings of the assessment, no further

archaeological assessment is required.

TRANSPORTATION

A Transportation Impact Assessment was completed for the subject lands by Paradigm

Transportation Solutions Limited in April 2019. Based on the findings of the assessment, it is

recommended that the City approve the proposed development, subject to implementing the

remedial measures as identified in the study, which will be integrated throughout the planning

process.

SERVICING

A Sanitary and Storm Servicing Study was completed by SBM Ltd. in March 2019. Based on the

findings of the study, the municipal sanitary and storm sewers appear to have sufficient capacity

to accommodate the proposed development.


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CONCLUSION

The proposed Zoning By-Law Amendment seeks to permit a six-storey, mixed use building and

a twelve-storey residential building. A total of 234 proposed residential units and a total of 2,426.6

m2 of retail and office gross floor area are proposed. The subject lands are proximate to

commercial amenities, open space, public transit, and are located along an arterial road. The

proposal to redevelop the underutilized lands provides an opportunity to integrate an attractive,

cost-effective, and compact built form that is compatible with abutting uses, maintains privacy,

and fulfills the planned function of the subject lands. Based on the above, and as detailed

throughout this Planning and Design report, the proposed Zoning By-Law Amendment is

consistent with the intent and policies of the 2014 Provincial Policy Statement (PPS), the 1989

City of London Official Plan, and The London Plan. As such, the Zoning By-Law Amendment is

appropriate and represents good land use planning.


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APPENDIX A

Drawing SP100 Conceptual Site Plan, Site Data, O.B.C. Matrix

Drawing Conceptual Building ‘A’ North and East Elevation

Drawing Conceptual Building ‘B’ East Elevation

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