planning justification report · 2020-05-13 · planning justification report (2748714 ontario...

PLANNING JUSTIFICATION REPORT ZONING BY-LAW AMENDMENT AND CONSENT APPLICATIONS 3195 White Oak Road London Date:

March 2020 Prepared for:

2748714 ONTARIO INC. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 630 Colborne Street, Suite 202 London ON N6B 2V2 T: 519 858 2797 x223 F: 519 858 2920 Our File: 17334’L’

Planning Justification Report (2748714 Ontario Inc.) 3195 White Oak Road, London

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CONTENTS

1.0 Introduction 4

1.1 Overview 4

1.2 Report Framework 5

1.3 Pre-Application Consultation 5

2.0 Site Location and Surrounding Land Uses 6

2.1 Subject Property (3195 White Oak Road) 6

2.2 Property Description and Surrounding Uses 7

3.0 Description of Proposal 9

3.1 Development Concept 9

3.2 Project Implementation 9

4.0 Planning Analysis 11

4.1 Provincial Policy Statement 11

4.2 City of London Official Plan (1989) 13

4.3 City of London Official Plan (New) 17

4.4 Southwest Area Plan 20


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5.0 Zoning By-law Analysis 24

5.1 Existing Zoning 24

5.2 Proposed Zoning 25

6.0 Conclusions 27

Appendix A

Draft Plan of Subdivision (Whiterock Village)

Appendix B

Severance Plan (3195 White Oak Road)


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LIST OF FIGURES Figure 1: General Location Map Following 6

Figure 2: 1989 Official Plan Designation (Schedule A) Following 13

Figure 3: New Official Plan Designation (Map 1) Following 17

Figure 4: Southwest Area Plan (Schedule 13) Following 21

Figure 5: Existing Zoning Following 24

Figure 6: Proposed Zoning Following 26

LIST OF TABLES

Table 1.0: Surrounding Land Uses (3195 White Oak Road) 8

Table 2.0: Comparison of Proposed Lotting Pattern with R1-3 Zone 25


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1.0 INTRODUCTION

1.1 Overview MHBC has been retained by 2748714 Ontario Inc. to assist with an application to amend the City of London Zoning By-Law Z.-1 in support of a low density residential development proposal for a portion of 3195 White Oak Road. This property, which measures approximately 1.07 ha in area, is located southwest of the White Oak Road/Southdale Road East intersection and immediately south of the residential subdivision planned for 3087 White Oak Road (‘Whiterock Village’). Whiterock Village was processed by the City of London under Draft Plan of Subdivision (Draft Plan) File No. 39T-18505 and Zoning By-law Amendment (ZBA) File No. Z-8980. Draft Plan approval for Whiterock Village was issued to Whiterock Village Inc. by the City of London Approval Authority in July 22, 2019 following City Council Approval of Zoning By-law Z.-1-192756 on June 11, 2019. Collectively, approval of these applications established a Draft Plan incorporating permissions for a mix of low and medium density residential development. The approved Draft Plan is provided in Appendix A to this Report. 2748714 Ontario Inc. is proposing to amend the zoning permissions applying to 3195 White Oak Road to allow for the creation of four residential lots on the northwestern portion of this property, as contemplated during the processing of the Whiterock Village Draft Plan and ZBA applications. The four planned lots would front the Petty Road extension and are intended to accommodate single detached dwellings. Additionally, these lots would be consolidated with a narrow portion of land approximately 100.3 m2 in area that forms part of Block 103 of the Draft Plan. With inclusion of these adjacent lands, each of the proposed lots would have frontage on Petty Road, which is to be extended in conjunction with the development of Whiterock Village. For the purposes of the ZBA application and this Report, the northwestern portion of 3195 White Oak Road and the western portion of Block 103 collectively represent the lands to be developed (hereinafter referred to as the ‘Site’). In total, the consolidated Site would measure approximately 2,243 m2 in area and would have approximately 50.0 m of


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frontage on Petty Road. The four proposed lots would range in area from approximately 420 m2 to 733 m2 and would have a minimum frontage of approximately 12.3 m. No development is proposed for the remnant portions of 3195 White Oak Road and Block 103. Additionally, as discussed in Section 3.1 of this Report, an ‘Application for Consent’ is to be submitted to the City of London to sever the northwestern portion of 3195 White Oak Road and consolidate these lands with Whiterock Village.

1.2 Report Framework This Planning Justification Report has been prepared for submission to the City of London in support of the aforementioned ZBA application and includes the following primary components: An introduction and general description of the subject lands, surrounding uses and

existing conditions to provide an understanding of the locational context;

A review of the planning permissions applicable to the subject lands; and

An assessment of the proposed ZBA relative to the framework of planning policies and development regulations applicable to the affected properties (i.e., the subject lands). As part of this planning analysis, the following documents were reviewed:

Provincial Policy Statement; City of London Official Plan (‘1989 Official Plan’); City of London Official Plan (‘The London Plan’); City of London Southwest Area Plan; and City of London Zoning By-law Z.-1.

1.3 Pre-Application Consultation A Pre-Application Consultation meeting was held on January 21, 2020 with City of London staff to review the submission requirements for the proposed development. A Record of Pre-Application Consultation was subsequently prepared by City staff identifying the requirements for a complete ZBA application. This Report has been prepared in support of the proposal and to help satisfy the application requirements itemized in the Record.


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2.0 SITE LOCATION AND SURROUNDING LAND USES

2.1 Subject Property (3195 White Oak Road)

The property addressed as 3195 White Oak Road is situated on the west side of White Oak Road on lands generally described as Part of Lot 31, Concession 2, Geographic Township of Westminster. This property measures approximately 1.07 ha in area, and has approximately 54.9 m of street frontage and a maximum depth of approximately 195.9 m. There is currently an outbuilding located on the eastern portion of these lands. Figure 1 illustrates the general site context. The subject property is located entirely within the City’s Urban Growth Boundary and forms part of the Southwest Planning Area. Development of these lands is therefore subject to the policies of the approved Secondary Plan for this community; the Southwest Area Plan (SWAP). This Secondary Plan delineates a series of neighbourhoods within the planning district and defines specific policies for each area. In this respect, these lands are located in the North Longwoods Residential Neighbourhood. Generally, 3195 White Oak Road forms part of an established mixed-use community located in proximity to the Southdale Road East/White Oak Road intersection. This community is comprised of a variety of land uses including: residential subdivision development east of White Oak Road and west of this property; single detached dwellings and industrial activities fronting White Oak Road; auto-oriented commercial development fronting Southdale Road East corridor; and office uses, parkland and open space south of the property. Most notably, these lands interface with Copperfields Subdivision located west of the property and the Whiterock Village subdivision planned north of these lands.


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2.2 Property Description and Surrounding Uses The subject property is rectangular in shape and can be characterized as having limited topographic relief. Additionally, these lands do not contain any designated natural areas as identified in the policies and schedules of the 1989 Official Plan and The London Plan. The central portion of the property is located within the Upper Thames River Conservation Authority (UTRCA) Regulation Limit. A 9.0 m wide storm sewer easement servicing Whiterock Village bisects the property in a diagonal orientation, with the Site located to the west of this easement (refer to Appendix A). No buildings or structures will be permitted within this servicing corridor.

Additionally: Adjacent to the subject property the White Oak Road corridor includes two through traffic

lanes at this location, as well as a continuous turning lane and sidewalks on the east side of the street. White Oak Road is classified as an arterial road pursuant to Schedule C (Transportation Corridors) of the 1989 Official Plan and a Civic Boulevard pursuant to Map 3 (Street Classifications) of The London Plan;

Petty Road currently terminates adjacent to the western limit of the subject property. The

existing section of this street has a two lane cross-section, with sidewalks provided on south side of the corridor. Petty Road is categorized as a local road under Schedule C of the 1989 Official Plan and a neighbourhood street under Map 3 of The London Plan. In conjunction with the development of Whiterock Village, this road is to be extended to Southdale Road East to service the subdivision and help complete the local street network;

The subject property is located within proximity of London Transit Commission (LTC) bus

service, with bus stops provided at the White Oak Road/Southdale Road East and White Oak Road/Bradley Avenue intersections; and

A Class III industrial use (Oakside/Kelcoatings) is located at 3300 White Oak Road. A 300 m

minimum influence area is identified between a Class III industrial use and a proposed sensitive land use (e.g., residential development). This area of influence extends into the eastern portion of 3195 White Oak Road; however as illustrated on the Draft Plan, the Site is located outside of the delineated influence area.

Table 1.0 provides additional details land uses surrounding 3195 White Oak Road.


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Table 1.0 - Surrounding Land Uses (3195 White Oak Road)

Relative Location Existing Land Uses TO THE NORTH: Petty Road right-of-way; Whiterock Village subdivision (future low and

medium density residential development) TO THE EAST: White Oak Road corridor; light industrial development, low- and mid-

rise residential development TO THE SOUTH: Single detached dwelling, commercial recreation, professional offices TO THE WEST: Single detached dwellings (Copperfields Subdivision)


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3.0 DESCRIPTION OF PROPOSAL

3.1 Development Concept Appendix A illustrates that a portion of 3195 White Oak Road located west of the aforementioned storm sewer easement is intended to accommodate four single detached dwellings. The proposed lots are to be severed from the subject property and consolidated with approximately 100.3 m2 of adjacent lands currently incorporated into Block 103 of Whiterock Village. These lands collectively represent the lands to be developed (the Site). The proposed Severance Plan is included in Appendix B to this Report. Following consolidation, the four proposed lots are to be created by way of a ‘redline’ revision to the Whiterock Village Draft Plan and a concurrent rezoning approval (discussed below). As an outcome of these actions, four separate parcels would be established on the Site, each having frontage on Petty Road (which is to be extended in conjunction with development of Whiterock Village). Further, these new lots would be integrated into the servicing plan designed for the subdivision. In total, the consolidated Site would measure approximately 2,243 m2 in area and would have approximately 50.0 m of frontage on Petty Road. The four proposed lots would have lot areas ranging from approximately 420 m2 to 733 m2 and lot frontages ranging from approximately 12.3 m to 13.0 m. No development is proposed for the remnant portions of 3195 White Oak Road or Block 103. Additionally, based on our review, the Site is located outside of the UTRCA regulated area.

3.2 Project Implementation 2748714 Ontario Inc. is proposing to amend the zoning permissions applying to the Site and to the remnant portion of 3195 White Oak Road to allow for the creation of four residential lots on the northwestern portion of this property. To facilitate this rezoning proposal and the creation of the four proposed lots, we anticipate that the following applications and approvals will be required:


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1. An ‘Application for Consent’ is to be submitted to the City of London to sever the

northwestern portion of 3195 White Oak Road. These lands would be considered the ‘lot to be severed’, having a total area of 0.22 ha. The remnant portion of the existing property would constitute the ‘lot to be retained’, having a total area of 0.82 ha (refer to Appendix B). As part of this application, it is anticipated that a 0.03 ha road widening dedication would be required along the White Oak Road frontage to establish an 18 m wide road allowance measured from centerline.

2. Following approval of the Application for Consent, the lot to be severed would be

registered in the same name and interest as the ownership of Whiterock Village, and the Site would subsequently form a development block of that subdivision. In effect, this consolidation would provide the Site with access to two public roads (Southdale Road East, White Oak Road) and adequate site servicing;

3. A redline revision to the Draft Plan Approval would be issued for Whiterock Village in

order to create four lots on the Site and to transfer the adjacent portion of Block 103 to each respective parcel. Collectively, these revisions would establish four lots on the subject lands, each having frontage on Petty Road following its planned extension to service Whiterock Village. City staff have advised that the redlining of the Draft Plan should occur in conjunction with approval of the ZBA application.

The objective of this proposal is to promote development on the Site that is compatible with, and complementary to, the local development context. In particular, the four proposed lots are designed to reflect the lotting pattern of both the Copperfields Subdivision and Whiterock Village in proximity of the Site. Further, it is anticipated that these proposed lots would be developed for single detached dwellings that would help to: complete the subdivision layout in the vicinity of the Petty Road corridor; reinforce the urban building line along the south side of Petty Street; and accentuate the local streetscape.


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4.0 PLANNING ANALYSIS The proposed Zoning By-law Amendment must be assessed in terms of applicable policies set out by the Province of Ontario and the City of London. The following discussion outlines how the proposal addresses relevant policies of the Provincial Policy Statement and the City of London’s Official Plan (1989), new Official Plan (The London Plan) and Southwest Area Plan.

4.1 Provincial Policy Statement

4.1.1 Framework The current Provincial Policy Statement (PPS) was issued in 2014 under Section 3 of the Planning Act. The PPS provides overall policy direction on matters of provincial interest related to land use planning and development, and sets the policy foundation for regulating the development and use of land. The PPS provides a vision for land use planning in Ontario that focuses growth within settlement areas, and encourages an efficient use of land, resources, and public investment in infrastructure. In order to achieve this vision, a number of policies have been established to aid in ‘building strong communities’. These policies can be found in Section 1.0 of the PPS, and address such matters as efficient development and land use patterns, coordination, employment areas, housing, public spaces/open space, infrastructure and public service facilities, long-term economic prosperity, and energy and air quality. 4.1.2 Assessment of Proposal The ZBA application has been evaluated with regard to the policy direction and provisions of the Provincial Policy Statement. Two policies within Section 1.0 (Building Strong Communities) are of particular relevance to this proposal:

1. Policy 1.1.1 prescribes a series of measures that support healthy, livable and sustainable communities. Further:


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Policy a) promotes efficient development and land use patterns which sustain the financial well-being of the City of London and the Province; and

Policy b) prescribes that an appropriate range and mix of residential, employment, recreational and open space uses should be encouraged to meet long-term needs.

2. Policy 1.1.3.2 a) states that land use patterns within settlement areas shall be based on

densities and a mix of land uses that address a number of considerations, including Policy 1., which promotes the efficient use of land and resources; and Policy 2., which prescribes that land uses are to be appropriate for, and efficiently

use, infrastructure and public service facilities that are planned or available, and avoid the need for their unjustified and/or uneconomical expansion.

3. Policy 1.4.3 requires planning authorities to provide for an appropriate range of

housing types and densities to meet projected requirements for current and future residents. Further: Policy c) directs new housing development to locations where appropriate levels of

infrastructure and public service facilities are available; and Policy d) promotes densities for new housing which efficiently use land, resources,

infrastructure and public service facilities. 4. Policy 1.7.1 b) states that long-term economic prosperity should be supported by

optimizing the long-term availability and use of land, resources, infrastructure and public service facilities.

The proposed amendment to the Zoning By-law would encourage an efficient form of low density residential development that would optimize the use of lands designated for these purposes and situated within the City’s Urban Growth Boundary. Implementation of this proposal would also facilitate residential housing on the Site that is: compatible with the local development context; appropriate for the subject lands; and supportive of the mixed-use development pattern approved for Whiterock Village. Further, the proposal (1) would assist the City to achieve its land use projections set out for the Southwest Planning Area and (2) help to promote the efficient use of municipal servicing infrastructure and public service facilities. 4.1.3 Conclusion Based our review of the Provincial Policy Statement, and in particular the referenced policies of Section 1.0, it is our opinion that this planning application satisfies, and is consistent with, the policies of the PPS.


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4.2 City of London Official Plan (1989) 4.2.1 Overview Section 1.2 of the 1989 Official Plan states that, “The Official Plan for the City of London contains City Council’s objectives and policies to guide the short-term and long-term physical development of all lands within the boundary of the municipality”. Policies defined within this Official Plan provide direction on a range of planning considerations, such as growth management, urban form, urban design and public consultation, in order to promote the physical development of a healthy, sustainable community. 4.2.2 Existing Designations The land use designations applying to the Site under the 1989 Official Plan were approved in conjunction with the approval of the SWAP by the Ontario Municipal Board (OMB) in April 2014. In this regard, the approved SWAP land use schedule amended Schedule ‘A’ (Land Use) of the Official Plan. Figure 2 illustrates that 3195 White Oak Road and Block 103, Whiterock Village are designated Low Density Residential on Schedule ‘A’. Section 3.2 of the 1989 Official Plan states that this designation supports the development of lands for low-rise, low density housing forms and, where appropriate, multiple-attached dwellings and non-residential secondary uses. With respect to built form, Section 3.2.2 of this Official Plan states that lands in this designation are intended for low-rise, low coverage housing forms that minimize problems of shadowing, view obstruction and loss of privacy. It is further stated in this Section that net densities in this designation normally range up to 30 units/ha. The proposed severance plan would create four low-rise, single detached dwellings on a parcel measuring approximately 2,243 m2 (equating to a residential density of approximately 18 units/ha). In light of this, in our opinion the proposed application would support the types of residential uses and development forms permitted in the Low Density Residential designation of this Official Plan. 4.2.3 Planning Analysis a. Overview Given the intended use of the Site for low density residential purposes, it is our opinion that Chapter 3 (Residential Land Use Designations), Chapter 11 (Urban Design Principles) and Chapter 19 (Implementation) of the 1989 Official Plan include policies of particular relevance


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to this application. The following discussion (1) summarizes, in our opinion, the key policies of this Official Plan applying to the subject lands and (2) evaluates the planning merits of the proposal in the context of these polices. b. General Objectives: All Residential Designations Section 3.1 of the 1989 Official Plan defines a series of broad goals and objectives for all forms of residential land use within the City. The following policy objectives are of particular relevance to this proposal:

“i) Provide for a supply of residential land that is sufficient to accommodate the anticipated demand for a broad range of new dwelling types over the planning period.

ii) Support the provision of a choice of dwelling types according to location, size,

affordability, tenure, design, and accessibility so that a broad range of housing requirements are satisfied.

iii) Support the distribution of a choice of dwelling types by designating lands for a range

of densities and structural types throughout the City. vii) Minimize the potential for land use compatibility problems which may result from an

inappropriate mix of: low, medium and high density housing; higher intensity residential uses with other residential housing; or residential and non-residential uses.

x) Promote residential development that makes efficient use of land and services.”

In our opinion, the scope of the proposed ZBA is in keeping with these guiding objectives for residential development. This assessment is based on the following key considerations:

The proposed rezoning and the associated severance application would establish four low density residential lots adjacent to established and planned residential subdivisions. The proposed residential lots would help promote housing choice in relation to dwelling type, location, design and accessibility. These additional building lots would also help the City accommodate its land use projections for the Southwest Planning Area;

The low-rise housing forms developed as a result of this proposal (1) would be

compatible with surrounding residential development and (2) would permit land and services to be utilized in an efficient manner; and


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Future development on the eastern portion of 3195 White Oak Road would be buffered from the proposed development by the 9.0 m wide storm sewer easement planned along the eastern limit of the Site.

c. General Objectives: Low Density Residential Development Section 3.1.2 of this Official Plan outlines the following additional objectives for Low Density Residential development activities:

“i) Enhance the character and amenities of residential areas by directing higher intensity uses to locations where existing land uses are not adversely affected;

ii) Encourage the development of subdivisions that provide for energy conservation, public

transit, and the retention of desirable natural features.”

The proposal and the associated severance application would create four parcels on the Site intended for single detached dwellings. Lands to the immediate north and west of the Site are also developed or planned for similar low-rise, single detached residential forms. Consistent with Subsection i) noted above, the proposed development pattern is intended to be compatible with the local, low density residential character in proximity of Petty Road; noting that higher intensity uses associated with the Whiterock Village are located in proximity to the Southdale Road East corridor. Additionally, with respect to Subsection ii), the residential density of the proposed lot layout is designed to promote efficient land use and to support public transit. d. Chapter 11 – Urban Design Principles Chapter 11 of the 1989 Official Plan provides direction for matters relating to the visual character, aesthetics, and compatibility of land use, and to the qualitative aspects of development. Section 11.1.1 itemizes a number of urban design principles to be considered during the review of development applications. In our opinion, the proposal demonstrates regard for these principles, where applicable. In this respect, it is our opinion that intended lot layout was developed with consideration for the following core design objectives: 1. Enhance the visual qualities of the Petty Road streetscape by providing a positive addition

to the existing development pattern in the vicinity of this corridor; 2. Establish a land use pattern that would be supportive of transit and active transportation

modes; and


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3. Provide residential uses that support market demand, promote compact development and have regard for, and complement, the existing neighbourhood character.

4.2.4 Chapter 19 – Implementation Section 19.2 of the 1989 Official Plan outlines that Secondary Plans may be used to assist with the implementation and refinement of policy. Section 19.2.1 i) states that Secondary Plans may be developed, “… to implement a vision or design concept for a specific area, and provide a greater level of detail than the general policies of the Official Plan”. Further, Subsection iii) states that where there is a conflict between the general policies or schedules of the Official Plan and the Secondary Plan, the Secondary Plan prevails. The Site forms part of the Southwest Planning Area and therefore is subject to the development vision and detailed policies of the SWAP. Section 4.4 of this Report evaluates the proposal relative to the applicable policies of this Secondary Plan. Section 19.2.2 of this Official Plan sets out a series of guideline documents that provide direction for the preparation and review of development proposals. Given the local development context and the intended consolidation of the Site with Whiterock Village, project planning has had regard for several City of London guidelines, studies and strategic plans itemized in this policy including: Subdivision Design Guidelines; Stormwater Management Guidelines; Urban Design Guidelines; Subwatershed Planning Studies; City of London Placemaking Guidelines; and Access Management Guidelines. Additionally, Section 19.7.1 i) defines criteria that the City of London Consent Authority is to consider when reviewing a severance application (e.g., conformity with Official Plan and Zoning By-law provisions, appropriate lot pattern, access to a public road, provision adequate municipal servicing). In our opinion, with consolidation of this Site into the Whiterock Village subdivision, the severance plan associated with this proposal satisfies the consent criteria set out in this policy. 4.2.5 Conclusion Given these considerations, in our opinion the proposal is consistent with the principles, planning framework, policy direction and permissions of the 1989 Official Plan. In this respect, it is our opinion that the land use pattern associated with the proposal: allows for housing types that are compatible with the surrounding development context; promotes efficient and


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compact development; and integrates elements which collectively support the urban design objectives set out in this Official Plan.

4.3 City of London Official Plan (The London Plan)

4.3.1 Status The City of London Council adopted a new City of London Official Plan (The London Plan) on June 23, 2016 and the Ministry of Municipal Affairs (MMA) issued its approval of the new Official Plan, with modifications, on December 30, 2016. Applicable policies and schedules of the new Official Plan were appealed to the OMB and are not currently in effect. Notwithstanding, the following discussion describes how the proposal aligns with the policy direction and development provisions of The London Plan as approved by the MMA. 4.3.2 Place Type (Map 1) Figure 3 illustrates that 3195 White Oak Road and Block 103, Whiterock Village are designated Neighbourhoods place type pursuant to Map 1 (Place Types) of The London Plan. Policy 916 defines an overall vision for development in the Neighbourhoods place type, “In 2035 our neighbourhoods would be vibrant, exciting places to live, that help us to connect with one another and give us a sense of community well-being and quality of life.” Eight principal elements are also defined in this Policy to help achieve the vision statement:

“1. A strong neighbourhood character, sense of place and identity.

2. Attractive streetscapes, buildings, and public spaces.

3. A diversity of housing choices allowing for affordability and giving people the opportunity to remain in their neighbourhoods as they age if they choose to do so.

4. Well-connected neighbourhoods, from place to place within the neighbourhood and to other locations in the city such as the downtown.

5. Lots of safe, comfortable, convenient, and attractive alternatives for mobility.

6. Easy access to daily goods and services within walking distance.

7. Employment opportunities close to where we live.

8. Parks, pathways, and recreational opportunities that strengthen community identity and serve as connectors and gathering places.”


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4.3.3 Permitted Uses Several residential forms and secondary uses (e.g., service/retail commercial activities, community facilities, small-scale offices) are permitted in the Neighbourhoods place type; contingent on the adjacent road network delineated on Map 3 (Street Classifications). In this regard, Petty Road is classified as a neighbourhood street. Tables 10 to 12 of the new Official Plan generally specify the land use, intensity and building form permissions for the Neighbourhoods place type. Given the attributes of the subject lands noted above, The London Plan permits the Site to be developed for a range of low-rise residential forms including single and semi-detached dwellings having a maximum building height of 2.5 storeys. There are no residential density restrictions applied to the Neighbourhoods place type. Given this framework, in our opinion, the proposal is consistent with the land use, intensity and building form permissions set out in the new Official Plan. 4.3.4 City Design Urban design considerations associated with the Neighbourhoods place type are principally addressed in the City Design component of The London Plan. Policies 189 to 306 of this Official Plan define the urban design principles and policies that are intended to guide the character and form of development. The overarching objectives of these policies are outlined in Policy 193: “In all of the planning and development we do and the initiatives we take as a municipality,

we will design for and foster:

1. A well-designed built form throughout the city. 2. Development that is designed to be a good fit and compatible within its context. 3. A high-quality, distinctive and memorable city image. 4. Development that supports a positive pedestrian environment. 5. A built form that is supportive of all types of active mobility and universal accessibility. 6. High-quality public spaces that are safe, accessible, attractive and vibrant. 7. A mix of housing types to support ageing in place and affordability.


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8. Sustainably designed development that is resilient to long-term change. 9. Healthy, diverse and vibrant neighbourhoods that promote a sense of place and

character.”

In our opinion, the components of this proposal has been designed to achieve these broad objectives, where applicable. Further, it is our opinion that the lot pattern and low-rise forms intended for the Site align with the intent of the character, streetscape, site layout and building form policies set out in the City Design section of the new Official Plan. 4.3.5 Secondary Plans Notwithstanding the aforementioned permissions, consistent with the 1989 Official Plan, Policy 1558 of The London Plan states the following in relation to the status of approved Secondary Plans:

“Secondary plans will be adopted by City Council and form part of The London Plan. Where

there is a conflict or inconsistency between the parent policies or maps of The London Plan and the policies or maps of a secondary plan, the secondary plan policies or maps will prevail.”

For this Site, the SWAP provides specific policy direction in relation to land use, development intensity and building form. 4.3.6 Consent to Sever Lands Policies 1699 of The London Plan prescribes a series of criteria to be considered by the City’s Consent Authority when reviewing severance applications. The consent criteria set out in this policy that are relevance to this proposal are largely consistent with the criteria defined in Section 19.7.1 i) of the 1989 Official Plan (discussed in Section 4.2.4 of this Report). In our opinion, with consolidation of this Site into the Whiterock Village subdivision, the severance plan associated with this proposal satisfies the consent criteria of Policy 1699. 4.3.7 Conclusion Given these considerations, in our opinion the proposal supports the broad vision, guiding objectives and development permissions established for the Neighbourhoods place type (recognizing that the project is subject to the more detailed policies of the SWAP and that development intensity and building form policies of The London Plan are not currently in effect).


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4.4 Southwest Area Plan

4.4.1 Vision/Planned Function Section 19.2 of the 1989 Official Plan prescribes that community plans, area plans and guideline documents may be used to assist in the implementation and refinement of Official Plan policy. The Site is located within the Southwest Planning Area and is therefore subject to the policies of the SWAP, dated April 2014. The policy direction and provisions of this SWAP are intended to help achieve the broad vision statement set out in Section 20.5.1.3 of the Secondary Plan. In our opinion, the following component of the vision statement effectively defines the fundamental objective of this planning document:

“This Plan … places an emphasis on promoting sustainable growth patterns, attractive urbanism, strong neighbourhoods, the protection of significant natural heritage features and built and cultural heritage, and the qualities that are unique to the southwest quadrant of the city.”

The Site also forms part of the SWAP’s North Longwoods Residential Neighbourhood. Section 20.5.11 i) of the Secondary Plan sets out the intended function of the North Longwoods community relative to intended land uses:

“i) Function and Purpose

… The North Talbot and North Longwoods Neighbourhoods are areas which have already experienced a significant number of planning approvals and are currently under development. No Neighbourhood-specific policies apply to the Commercial designations within these Neighbourhoods. The Low, Medium and High Density Residential designations are subject to special provisions regarding land use.”

Further, with respect to development character, it is noted in Subsection ii) that, “It is expected that redevelopment and new development in these neighbourhoods will reflect the existing character of the neighbourhood and will provide a walkable environment with a pedestrian scale.” 4.4.2 Development Policies Overview Consistent with the 1989 Official Plan and Figure 3 of this Report, 3195 White Oak Road and Block 103, Whiterock Village are designated Low Density Residential pursuant to Schedule 13


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(North Longwoods Residential Neighbourhood Land Use Designations) of the SWAP (refer to Figure 4). Pursuant to Section 20.5.11.1 ii) of the SWAP, for this designation the North Longwoods Residential Neighbourhood allows for residential uses permitted in accordance with the Low Density Residential designation of the 1989 Official Plan (i.e., low-rise, low density housing forms). Additionally, urban design policies within the SWAP provide direction regarding the treatment of the public realm, building form and site design. The following discussion provides an overview of the core SWAP design themes and policies that have a particular relationship to this proposal. Commentary is also provided evaluating the merits of the proposal relative to this policy framework. Neighbourhood Design As discussed, the SWAP directs that redevelopment and new development in North Longwoods communities is to (1) reflect the existing development character of the neighbourhood and (2) provide a walkable environment with a pedestrian scale. Additionally, Section 20.5.1.4 i) of the Secondary Plan identifies several objectives to achieve diverse and connected communities. In our opinion, the following objectives have particular relevance to this proposal and the larger Whiterock Village subdivision:

“a) Provide for a range of land uses including residential, open space, public, commercial, office and mixed-uses and community facilities.

b) Foster a sense of community interaction by connecting diverse land uses within and

between neighbourhoods using the linear park and open space systems and a system of connected streets and blocks.

c) Provide for the extension of necessary public services and facilities to support the

community. d) Provide for daily needs without reliance on a car. e) Enhance recreational opportunities throughout the neighbourhoods. f) Identify opportunities for places that foster community identity … g) Enhance the public realm, including streetscapes, public spaces and infrastructure. i) Integrate the new community with surrounding neighbourhoods.”


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The proposal discussed in this Report has been designed with consideration for the above-referenced objectives in order to support the development of Whiterock Village as a mixed-use, connected community. In this respect, the ZBA application is intended to contribute to the mix of land uses within this subdivision by offering low density housing choice that is compatible with, and complementary to, the local development context (existing and planned). Connectivity between the Site, Whiterock Village and adjacent neighbourhoods would be provided by way of a transportation network integrating local streets, sidewalks, walkways and multi-use pathways. It is also anticipated that the public realm associated with the Site would be enhanced through the provision of attractive house designs and streetscape elements. Housing Choice Section 20.5.1.4 ii) of the SWAP states that a range and mix of housing types, and housing designs, are to be provided within all Southwest Planning Area neighbourhoods. A series of policy objectives are also defined in the Section in support of this broad principle, including the following which have relevance to this proposal:

“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 life and income

groups.” The proposal is intended to optimize the development potential for low density housing on the Site, while also contributing to the mix of housing types in Whiterock Village relative to unit type, location, design and accessibility. The intensity of development associated with this proposal also encourages a compact, walkable community that would permit land and services to be utilized in an efficient manner.


23

4.4.3 Conclusion Given these considerations and our further review of SWAP policies, it our opinion that the proposal is consistent with the vision, policy direction, design principles, land use pattern and development permissions of this Secondary Plan. In this respect, the land use pattern associated with this proposal (1) is compatible with, and complementary to, the surrounding development context and (2) would contribute to housing choice and mix of uses associated with Whiterock Village.


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5.0 ZONING BY-LAW ANALYSIS

5.1 Existing Zoning Figure 5 illustrates that 3195 White Oak Road is currently zoned Urban Reserve (UR4) under the City of London Zoning By-law Z.-1 (Zoning By-law). Section 49.1 of the Zoning By-law describes that the parent Urban Reserve Zone regulates existing uses on lands that are primarily undeveloped. Additionally, it is stated that this zone is intended to protect large tracts of land from premature subdivision and development in order to provide for future comprehensive development on those lands. The UR4 Zone is generally applied to undeveloped areas that have not been reviewed through a Secondary Plan process. Permitted uses in the UR4 Zone are as follows: Existing dwellings; Agricultural uses; Conservation lands; Managed woodlots; Wayside pits; Passive recreation uses; Kennels; Private outdoor recreation clubs and riding stables. Table 49.3 of the Zoning By-law prescribes that the maximum lot area in the UR4 Zone is 40 ha, or the lot area on the date of passing of the By-law. Additionally, this table states that the minimum permitted lot frontage is 100 m, or the frontage that existed on the dated of passing of the By-law. Block 103, Whiterock Village is zoned UR4(11) and holding provision (h-94) is also applied to these lands. This UR4 Zone variation prescribes that there is no minimum lot frontage or lot area defined for lands within this zone boundary. Further, in order to satisfy the applied holding provision, a consistent lotting pattern needs to be designed for Block 103 following its consolidation with adjacent lands.


25

5.2 Proposed Zoning 5.2.1 Zoning Review The land uses associated with the proposal would not comply with the current zoning regime. Accordingly, to permit the proposed lot pattern, a ZBA application is being submitted in support of the proposal and the associated severance application. An analysis of the Zoning By-law was conducted to identify a zone regime that could accommodate the intended uses of the Site and the proposed development layout. As an outcome of this assessment, it is anticipated that the permissions of the Residential R1 (R1-3) Zone would support the lotting pattern and low density housing forms planned for the Site. The R1-3 Zone variation stipulates a minimum lot area of 300 m2 and a minimum lot frontage of 10.0 m. Figure 5 also illustrates that the R1-3 Zone is applied to adjacent low density residential development in both the Copperfields Subdivision and Whiterock Village. Table 2.0 illustrates that the lands to be severed from 3195 White Oak Road and the lots proposed for the Site satisfy the lot frontage and lot area requirements of the R1-3 Zone. With respect to the severed lands, the lot frontage calculated for this parcel is based on the existing frontage of 3987 White Oak Road along Southdale Road East. By contrast, the four proposed lots would have frontage on Petty Road, following the consolidation of these lands with Block 103, the redlining and registration of Whiterock Village, and the extension of Petty Road (as discussed in Section 3.1 of this Report).

Table 2.0 – Comparison of Proposed Lotting Pattern with R1-3 Zone

Proposed Lot Lot Frontage Lot Area

Required Proposed Required Proposed 3195 White Oak Road (Lands to be severed)

10 m 20.2 m* 300 m2 2,243 m2

The ‘Site’** (Proposed Lots)

10 m

12.3 m (min.) 13.1 m (max.)

300 m2

420 m2 (min.) 733 m2 (max.)

* Following consolidation with 3087 White Oak Road ** Includes the lands to be severed from 3195 White Oak Road and the western portion of Block 103, Whiterock Village

Zone variation R1-3*(21) and holding provisions (‘h’, ‘h-100’ and h-161’) are also applied to lands in Whiterock Village located on the north side of Petty Road. The special provision (21) requires garages not to project beyond the front face or porch of a residence.


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The applicable holding provisions are as follows: ‘h‘ Purpose: To ensure the orderly development of lands and the adequate provision of

municipal services, the “h” symbol shall not be deleted until the required security has been provided for the development agreement or subdivision agreement, and Council is satisfied that the conditions of the approval of the plans and drawings for a site plan, or the conditions of the approval of a draft plan of subdivision, will ensure a development agreement or subdivision agreement is executed by the applicant and the City;

‘h-100’ Purpose: To ensure there is adequate water service and appropriate access, a

looped watermain system must be constructed and a second public access must be available to the satisfaction of the City Engineer, prior to the removal of the h-100 symbol. Permitted Interim Uses: A maximum of 80 residential units; and

‘h-161’ Purpose: To ensure the proposed stormwater management system servicing

serving this subdivision is constructed and operational, the holding provision shall not be deleted until these works have been completed to the satisfaction of the City.

It is anticipated that these holding provisions will be removed from the subdivision site prior to approval of the ZBA and Consent applications relating to the Site. Given that the proposed lot pattern is to be integrated into this Draft Plan and requires redlining of that plan, in our opinion holding provisions do not need to be applied to the R1-3 Zone proposed for the Site to ensure the orderly development of these lands. Additionally: Within the Record of Site Plan Consultation, City staff proposed that the holding provision

(h-94) applying to Block 103 be retained as part of the ZBA application. In our opinion, the intent of this holding provision, to promote orderly development, would be maintained through the City’s Draft Plan redlining procedure Accordingly, the h-94 provision is not included as part of the proposed zoning structure;

It is proposed that the lands to be retained would be rezoned to a site-specific UR4(_)

Zone to recognize that, as a result of the planned severance and road widening, the lot area would be reduced from 1.07 ha to 0.819 ha; and

The remnant portion of Block 103 would retain the existing h-94*UR4(11) Zone. The total area of this block would be reduced from 0.33 ha to 0.23 ha.

Figure 6 illustrates the ‘Residential 1 (R1-3(21))’ zoning proposed for the Site to accommodate the proposed residential lots. This figure also illustrates the ‘Urban Reserve UR4(_)’ Zone proposed for the lands to be retained.

4

6

.

1

2

8

±138.921

±175.649

±55.310

(ROAD WIDENING)

5.48

5.48

FU

TU

RE

LO

TS

UR4

R1-3

R1-10

UR4(10)

h

h-100

h-161

R1-3(21)

h

h-100

h-161

R1-3(21)

h

h-100

h-161

R1-3(22)

UR4(11)

h-94

RSC5(13)

RSC4(9)

RSC1(15)

RSC5(8)

RSC4(9)

RSC1(15)

RSC5(8)

RSC4(9)

RSC1(26)

R1-3(7)

LI1

LI6

LI7

UR4(_)

LEGEND

C:\USERS\LMANUEL\DOCUMENTS\C DIVE FOLDERS\17334'L' - INCON 3195 WHITE OAK ROAD\FIGURE

6_PROPOSED ZONING_MARCH 24 2020_11X17 AT 1TO 1000.DWG

630 COLBORNE ST. , SUITE 202, LONDON, ON, N6B 2V2P: 519.858.2797 | WWW.MHBCPLAN.COM

PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

PROPOSED ZONING

Subject Lands

3195 WHITE OAK ROAD

DATE: March 24, 2020

FILE: 17334'L'

SCALE: 1:1,000

DRAWN: LM

north

WHITE OAK ROAD

Figure 6

R1-3(21)


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6.0 CONCLUSIONS In conclusion, it is our opinion that that the proposed Zoning By-law Amendment is appropriate for the Site, compatible with the existing development context and in keeping with the framework of planning policy. This assessment is based, in part, on consideration of the following merits: 1. The Site is located within the Urban Area Boundary of the City of London, forms part of the

City’s Southwest Planning Area and is currently designated for low density residential development;

2. The proposal and the associated severance application would establish four low density

residential lots adjacent to established and planned residential subdivisions. The proposed residential lots would be consolidated with the Whiterock Village subdivision and would help promote housing choice within the subdivision. These additional building lots would also help the City accommodate its land use projections for the Southwest Planning Area;

3. In effect, the proposed rezoning would optimize the development potential for low

density housing on the Site, while also contributing to the mix of housing types in Whiterock Village relative to unit type, location, design and accessibility. The intensity of development associated with this proposal also encourages a compact, walkable community that would permit land and services to be utilized in an efficient manner;

4. This proposal promotes development on the Site that is compatible with, and

complementary to, the local development context. In particular, the four proposed lots are designed to reflect the lotting pattern of both the Copperfields Subdivision and Whiterock Village in proximity of the Site. Further, it is anticipated that these proposed lots would be developed for single detached dwellings that would help to: complete the subdivision layout in the vicinity of the Petty Road corridor; reinforce the urban building line along the south side of Petty Street; and accentuate the local streetscape. Accordingly, this project should not generate significant land use conflicts with adjacent properties;


28

5. This development proposal is consistent with the Provincial Policy Statement; 6. The nature and intent of this proposal is in keeping with the goals, objectives and policy

direction of the City of London’s 1989 Official Plan, new Official Plan (The London Plan) and Southwest Area Plan;

7. The proposed zoning structure would accommodate the low-rise, low density residential

housing types intended for the Site; and 8. The proposal is appropriate for the subject lands and represents good planning.

Given the noted considerations, it is recommended that the City of London approve the Zoning By-law Amendment application, as proposed.

Respectfully submitted, MHBC Planning, Urban Design & Landscape Architecture

Scott Allen, MA, RPP Eric Miles, MPL Partner Planner

Appendix A Draft Plan of Subdivision (Whiterock Village)

Appendix B Severance Plan (3195 White Oak Road)

WHITE OAK ROAD

LEGEND

C:\USERS\LMANUEL\DOCUMENTS\C DIVE FOLDERS\17334'L' - INCON 3195 WHITE OAK ROAD\SEVERANCE

PLAN_MARCH 24 2020_11X17 AT 1TO 1000.DWG

630 COLBORNE ST. , SUITE 202, LONDON, ON, N6B 2V2P: 519.858.2797 | WWW.MHBCPLAN.COM

PLANNINGURBAN DESIGN& LANDSCAPEARCHITECTUREMHBC

SEVERANCE PLAN

Subject Lands

PROPOSED USE:

SITE DATA

3195 WHITE OAK ROAD

DATE: March 24, 2020

FILE: 17334'L'

SCALE: 1:1,000

DRAWN: LM

north

AREA FRONTAGEPART

A

B

LANDS TO BE RETAINED

10,736.3 SQ.M (2.65ac)

TOTAL AREA

DEPTH

54.93 M.

139.45 M.

LANDS TO BE SEVERED

20.1 M.*2243.4 S.M.(0.55 ac)

8191.9 S.M.(2.02 ac)

C54.92 M.

301.0 S.M.(0.07 ac)

(VARIES)

±49.53 M.

(VARIES)

5.48 M.

* FOLLOWING CONSOLIDATION WITH 3087 WHITE OAK ROAD

SINGLE DETACHED DWELLINGS/ ROAD WIDENING

/ FUTURE DEVELOPMENT

PART 'A'

TO BE RETAINED

PART 'C'

TO BE SEVERED

(ROAD WIDENING)

PART 'B'

TO BE SEVERED

PROPOSED SEVERANCE LINE

±139.335

±174.514

±54.935

±54.925

±15.932

±25.134

±

4

4

.

1

4

8

±55.218

P

R

O

P

O

S

E

D

S

E

V

E

R

A

N

C

E

L

I

N

E

±0.760

±4.054

planning justification report · 2020-05-13 · planning justification report (2748714 ontario...

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