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Planning Justification Report661 and 675 Wharncliffe Road S.

March 20, 2018

Prepared on behalf of: Jeff Leal, General Manager 552062 Ontario Ltd.

Prepared by:

Stantec Consulting Ltd.

Sign-off Sheet

This document entitled PLANNING JUSTIFICATION REPORT 661/675 WHARNCLIFFE ROAD was prepared by Stantec Consulting Ltd. (“Stantec”) for the account of Jeff Leal (the “Client”). Any reliance on this document by any third party is strictly prohibited. The material in it reflects Stantec’s professional judgment in light of the scope, schedule and other limitations stated in the document and in the contract between Stantec and the Client. The opinions in the document are based on conditions and information existing at the time the document was published and do not take into account any subsequent changes. In preparing the document, Stantec did not verify information supplied to it by others. Any use which a third party makes of this document is the responsibility of such third party. Such third party agrees that Stantec shall not be responsible for costs or damages of any kind, if any, suffered by it or any other third party as a result of decisions made or actions taken based on this document.

Prepared by

(signature)

Stephanie Bergman, Planner

Reviewed by

(signature)

Paula Burnard, RPP, MCIP

PLANNING JUSTIFICATION REPORT 661/675 WHARNCLIFFE ROAD

Table of Contents

1.0 INTRODUCTION .......................................................................................................... 1.1 1.1 APPLICATION HISTORY ............................................................................................. 1.1 1.2 SITE DESCRIPTION AND ADJACENT LAND USE ..................................................... 1.2

2.0 DESCRIPTION OF PROPOSAL .................................................................................. 2.4 2.1 EXISTING AND PROPOSED LAND USE AND ZONING ............................................. 2.4

3.0 SERVICING.................................................................................................................. 3.6

4.0 PLANNING DOCUMENTS AND ANALYSIS ............................................................... 4.7 4.1 PROVINCIAL POLICY STATEMENT 2014 .................................................................. 4.7 4.2 OFFICIAL PLAN 1989 .................................................................................................. 4.7 4.3 LONDON PLAN (COUNCIL/MINISTRY APPROVED) .................................................. 4.7

5.0 CITY OF LONDON ZONING BYLAW Z.-1 ................................................................... 5.8

6.0 CLOSING ................................................................................................................... 6.10

LIST OF TABLES Table 1 Existing and Proposed Land Use and Zoning .............................................................. 2.5

LIST OF FIGURES Figure 1 Subject Site ................................................................................................................ 1.2 Figure 2 Subject Site Looking West ......................................................................................... 1.3 Figure 3 Subject Site Looking Southwest ................................................................................. 1.3 Figure 4 Looking East from Subject Site .................................................................................. 1.4 Figure 5 Existing Zoning .......................................................................................................... 2.6 Figure 6 Proposed Zoning Bylaw Amendment ....................................................................... 5.10

LIST OF APPENDICES

CONCEPTUAL SITE PLAN ....................................................................... A.1

RECORD OF PRECONSULTATION ......................................................... B.2

STORMWATER SERVICING MEMORANDUM ......................................... C.3


Introduction March 20, 2018

bs v:\01650\active\165001082\correspondence\report\rpt_pjr_03082018.docx 1.1

1.0 INTRODUCTION

This Planning Justification Report (PJR) has been prepared in support of a Zoning Bylaw Amendment (ZBA) request submitted for properties located at 661 and 675 Wharncliffe Road South. It has been prepared in consideration of the Evaluation Criteria for Planning and Development Applications within the London Plan (Policies 1577_ through 1579_), Criteria for Planning Impact Analysis within the 1989 Official Plan (OP Policies 4.5.2. i), and scoped based on Pre-Consultation discussions with City of London Planning Services Staff.

The subject site is located on Wharncliffe Road South, between Commissioners Road and Southdale Road. The property is rectangular in shape, with an area of approximately 2.2 ha. The property is approximately 190 m deep, with 140 m of frontage on Wharncliffe Road.

A portion of the property houses the Subaru of London car dealership building and associated parking and driveway facilities. The remainder of the parcel is undeveloped manicured lawn area.

The proponent is requesting a ZBA to extend existing uses on the site associated with the existing car dealership, including the provision of additional car parking and loading facilities.

1.1 APPLICATION HISTORY

The property received Site Plan Approval for an expansion undertaken in 2015. Through the public Site Plan Approval process, concerns were raised from residents to the west regarding potential impacts of the expansion of the car dealership activities (car exhaust, noise) on neighbouring residential areas. A fence/landscape buffer had been identified within the Site Plan Agreement (SP06025803 and SP14040389) along the western property limit, and the implementation of this has been delayed pending the outcome of the current application to rezone the property. It is the applicant’s intent to address these concerns through the upcoming public ZBA process. A letter requesting an extension to the period specified in the site development agreement for completion of agreement terms was submitted to the City on January 2, 2018.




1.2 SITE DESCRIPTION AND ADJACENT LAND USE

The subject site is located on Wharncliffe Road, between Highview Avenue and Ferndale Avenue/Belmont Drive, along what is commonly referred to as London’s “Golden Auto-Mile”. The site is approximately 2.156 ha in size, with approximately 110 m of frontage on Wharncliffe Road. The site is home to an existing car dealership (Subaru of London). The site is bounded by the following land uses:

To the north: Existing Residential

To the east: Existing Car Dealership

To the south: Existing Self-Storage Facility

To the west: Existing Residential

Figure 1 Subject Site




Figure 2 Subject Site Looking West

Figure 3 Subject Site Looking Southwest


Description of Proposal March 20, 2018


Figure 4 Looking East from Subject Site

2.0 DESCRIPTION OF PROPOSAL

The proposed development consists of an expansion of the existing RSC zoning to permit the construction of an appropriate truck turnaround and loading zone, and two additional parking areas to supplement the existing car dealership activities. The usage of the site is consistent with adjacent land uses along the corridor, and will permit safer loading and unloading of vehicles with less disruption to traffic along the Wharncliffe Road South Corridor. Currently, car carrier trailers are required to load and unload within the curbside travel lane of Wharncliffe Road causing safety hazards for staff and traffic, as well as disruptions to traffic along the road. The proposed development will facilitate an appropriate truck loading and unloading area, and will supplement existing parking for the growing business, including an area dedicated to used cars. See the conceptual site plan included in Appendix A.

2.1 EXISTING AND PROPOSED LAND USE AND ZONING

A portion of the parcel is currently zoned Restricted Service Commercial (RSC 1), RSC2, RSC3, and RSC4, which provide a range of uses including the existing car dealership. The remainder of the site is zoned Residential (R) 5-7, R9-7, H48 which permits cluster townhouse, cluster stacked townhouse dwellings, and various apartment building uses.

The following table provides an overview of the existing and proposed land use and zoning for the site, developed in consultation with City Planning staff.


Description of Proposal March 20, 2018


Table 1 Existing and Proposed Land Use and Zoning

Existing Proposed

The London Plan (Council Approved)

Urban Corridor (Transitional) Urban Corridor (Transitional)

1989 Official Plan (in legal force and effect until London Plan approval

Auto-Oriented Commercial Corridor and Multi-Family High Density

Technical amendment required to permit Urban Corridor policies of the London Plan as a site-specific amendment. Technical amendment to be undertaken by the City (see Record of Pre-Application Consultation in Appendix B.

Zoning Bylaw Z. 1 RSC1, RSC2, RSC4, and h-5, R5-7, R9-7, H48 (rear portion)

RSC1, RSC2, RSC3, RSC4 with Special Provisions to limit permitted uses to Open Storage (Vehicles).


Servicing March 20, 2018


Figure 5 Existing Zoning

3.0 SERVICING

The proposed ZBA will not impact water or wastewater servicing to the site, as no new buildings, service connections, or increase in design capacity are proposed. Since additional impervious surfaces are being constructed, a conceptual SWM analysis was undertaken to ensure there is available capacity within the existing stormwater system.

The proposed site changes for the automotive sales establishment at 675/661 Wharncliffe Road South pose no problems from a stormwater standpoint. The 2.16 ha site currently has impervious coverage of approximately 1.00 ha, resulting in a calculated runoff coefficient of 0.52. The additional parking areas and access lane result in an increased impervious coverage of 1.40 ha and a runoff coefficient of 0.65.

As noted in the Record of Pre-Application Consultation dated January 16, 2018, the Wharncliffe Road sewer to which the site outlets to is a 1350mm pipe and designed for a runoff coefficient of 0.65 for the subject site. As such, no detrimental impacts from development are foreseen on the downstream receivers as the proposed site plan does not exceed the existing design. Please see the memorandum provided in Appendix C.


Planning Documents and Analysis March 20, 2018


4.0 PLANNING DOCUMENTS AND ANALYSIS

4.1 PROVINCIAL POLICY STATEMENT 2014

The Provincial Policy Statement (PPS) 2014, the companion document to the Planning Act, sets a policy foundation for regulation the development and use of land. It provides direction on matters of provincial interest and supports the enhancement of the quality of life for all citizens of Ontario. The legislation requires that applications under the Planning Act must be “consistent with” the PPS.

The proposal is consistent with the relevant policy objectives of the PPS. The minor extension of the existing land use is an appropriate form of infill development that contributes to the range and mix of land uses along the corridor and encourages economic development and economic sustainability of the auto-sales industry in London. The site’s location within the so-called “Golden Auto-Mile” represents an appropriate existing land use, while not precluding future redevelopments in accordance with local planning policy.

4.2 OFFICIAL PLAN 1989

While the London Plan has received Council and Provincial approval, the 1989 Official Plan remains in legal force and effect until initial Ontario Municipal Board appeal hearings are undertaken. Within the 1989 Official Plan, the subject site is designated as Auto-Oriented Commercial Corridor, and Multi-Family High Density on the rear (west) portion of the property. Through preconsultation, City Planning staff have identified that an Official Plan Amendment will be initiated by the City to add the Urban Corridor policies of the London Plan as part of a Specific Policy Area for the subject lands in coordination with the subject Zoning Bylaw Amendment.

4.3 LONDON PLAN (COUNCIL/MINISTRY APPROVED)

At the date this report was completed, the London Plan was currently undergoing initial appeal hearing before the Ontario Municipal Board, and the majority of the Plan is expected to be in legal force and effect by April. The subject site is designated as an Urban Corridor Place Type, within a Transitional Segment (Policy 853_). The vision for the Urban Corridor Place Type, includes mid-rise residential and mixed-use developments. Urban Corridor Place Types encourage intensification over the lifespan of the Plan to support higher-order transit services beyond the life of the Plan. Transitional Segment Policies (853_) recognize the established development patterns within certain areas, while not precluding the long terms goals for the Place Type. Policy 855_ addresses proposals that may not generally fulfill the long-term vision for the Urban Corridor Place Type, permitting them on a transitional basis, provided they do not preclude future redevelopment into more compact and transit-oriented mixed-use corridors.

The proposed ZBA to permit a minor extension of the existing uses on the site (open vehicle storage), is consistent with existing land uses on the site and within the surrounding area, and will not preclude future redevelopment of the lands in the future. Thus, the proposal is consistent with the policy objectives and vision for the Urban Corridor Place Type within the London Plan.

Proposals are also required to consider potential impacts on adjacent and nearby properties in the area and the degree to which such impacts can be managed and mitigated (Policy 1578_). The proposed extension of the existing


City of London Zoning Bylaw Z.-1 March 20, 2018


uses of the automobile sales establishment (vehicle storage) have the potential to cause minor impacts on immediately adjacent areas related to vehicle noise, emissions, lighting impacts from vehicle headlights, and perceived visual impacts. These impacts, however, will be minimal in nature and generally restricted to regular business operating hours. In addition, these potential impacts can be appropriately mitigated or eliminated by the proposed setbacks, landscaping, and fencing.

5.0 CITY OF LONDON ZONING BYLAW Z.-1

The proponent is requesting the rezoning of the rear (western) portion of the site from h-5, R5-7, R9-7, H48, to RSC1(*) with special provisions to restrict permitted use to Open Storage (vehicles), and to include a minimum setback for Open Storage to 15 m. The special provisions, along with the landscaped buffer and board-on-board fence along the west identified on the conceptual site plan will mitigate the potential for any adverse impacts to adjacent residential areas.

Provision RSC1 Proposed Special Provision Required?

Permitted Uses Automobile Sales and Service Establishment

Automobile Sales and Service Establishment/Open Storage (vehicles)

Yes – Special Provision to restrict usage to Open Storage (vehicles)

Minimum Lot Frontage

30m 113m No

Minimum Lot Depth

60m 190m No

Minimum Landscaped Open Space

15% 36% No

Maximum Lot Coverage

30% 9% No

Maximum Height 12m No new buildings proposed

N/A


City of London Zoning Bylaw Z.-1 March 20, 2018


Provision RSC1 Proposed Special Provision Required?

Total Gross Floor Area Maximum m2

6,000 No new buildings proposed

N/A

Open Storage (%) maximum

5% 10% Yes – special provisions requested are consistent with maximum open storage for self-storage establishments is 40%.

Minimum setback for open storage for specific individual use when abutting residential use (28.3.6) (west)

15.0m plus the applicable rear and interior side yard depth when abutting a residential zone (15m + 6m= 21m)

19.9m Yes – special provision requested. Landscaped buffer also to be included, along with board-on-board fence to provide appropriate buffer.

Minimum setback for open storage for specific individual use when abutting non-residential use (28.3.6) (south)

0.0m within the same RSC zone

0.0m No

The proposed zoning with Special Provisions will address potential concerns expressed from the existing residential areas to the west of the property which were raised during the previous Site Plan Approval process. The potential for impacts to adjacent properties associated with the overflow vehicle storage is low; nonetheless, a significant setback (~20m), a landscape buffer, and board-on-board fence will mitigate any potential perceived impacts on adjacent neighbouring residential area associated with the overflow vehicle storage for the regular operation of the automobile dealership.


Closing March 20, 2018


Figure 6 Proposed Zoning Bylaw Amendment

6.0 CLOSING

The proposed ZBA represents a minor extension of the existing operations of the automobile sales establishment. In accordance with the above analysis, the proposed application is consistent with the Provincial Policy Statement, and maintains the intent and purpose of the City of London Official Plan, London Plan, and Zoning Bylaw. As discussed above, the appropriate provisions have been identified to mitigate the potential for impacts to adjacent residential land uses.

RSC1(*)

APPENDICES


Appendix A Conceptual Site Plan March 20, 2018

A.1

CONCEPTUAL SITE PLAN

WHARNC

LIFFE ROAD SO

UTH

±189.82

±113.97

±190.71

±113.10 EXISTING1 STOREY BUILDING(SUBARU OF LONDON)

EXISTINGPARKING

19

10 10 10 10 10 7

PROPOSED TRUCKTURN AROUND

EXISTINGRESIDENTIAL

EXISTINGRESIDENTIAL

EXISTINGRESTRICTED SERVICE

COMMERCIAL

EXISTINGRESTRICTED SERVICE

COMMERCIALWB-20 - Tractor & Semi-Trailer

6.76.7

8.0

R16.5

PROPOSEDPARKING

76 SPACES

R3.0R3.0

19.9

RSC1RSC2RSC3RSC4

h-5R5-7R9-7H48

33.5

PROPO

SED BOARD

ON BO

ARD FENCE

CAR CARRIER DROP-OFF

EXISTING ZO

NING LIM

ITS

PROPOSED FENCE

PROPOSED TRUCKTURN AROUND

PROPOSEDPARKING

66 SPACES 28

34

4

EXISTING BOARDON BOARD FENCE

1.5

PROPOSED LANDSCAPE BUFFER

PROPO

SED LANDSCAPE BUFFER

VEHICLEDISPLAYLOCATION

5.7

6.7

5.5

6.7

2.7

TYP.

Figure No.

Client/Project

Title

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1.0

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CONCEPTUAL DESIGNFOR DISCUSSION PURPOSES ONLY

Total Site Area:Building Coverage:Landscape Open Space:Open Space Storage:Current Zoning:

±2.156ha±9.1%±36.5%±10.0%RSC1, RSC2, RSC3, RSC4, andh-5, R5-7, R9-7, H48


Appendix B Record of Preconsultation March 20, 2018

B.2

RECORD OF PRECONSULTATION

RECORD OF PRE-APPLICATION CONSULTATION

The following form is to be completed and signed off at/following the Pre-application Consultation Meeting (PACM).

Date: January 16, 2018

TO: Paula Burnard – Stantec Consulting Ltd.

FROM: Melissa Campbell – Planning Services, City of London

RE: 661 & 675 Whancliffe Road S.

ATTENDEES: Paula Burnard – Stantec Consulting Ltd. & Melissa Campbell – Planning Services, City of London

PLANNING APPLICATION TEAM: Britt O’Hagan – Urban Design; Kyle Gonyou – Urban Regeneration; Amanda Lockwood – Site Plan; Richard Roobroeck – Environmental and Engineering

City staff reviewed your Proposal Summary received January 2, 2018 at an Internal Review Meeting on January 11, 2018. The following form summarizes a preliminary list of issues to be considered during the processing of your application. We have also identified the initial material submissions (Studies, Reports, Background or Information) that must be submitted along with the completed application form, required fees and this Record of Pre-Application Consultation Form before your application will be accepted as complete for opening and processing.

Major issues identified There are concerns that the proposed expansion of the existing “Automobile Sales and

Service Establishment” use from the easterly (front) portion of the property to the westerly (rear) portion of the property has the potential to cause adverse impacts for adjacent residential land uses.

The proponent is encourage to consider requesting a change in the zoning of the westerly (rear) portion of the property to a site-specific Restricted Service Commercial Special Provision Zone, and that the permitted use(s) be limited to “Open Storage” (restricted to vehicles), and the regulation(s) require a minimum setback for “Open Storage” in rear and interior yards of 15 metres plus the applicable rear and interior side yard depth when abutting residential zone (similar to Section 28.3 6)in Zoning By-law Z.-1 addressing “Open Storage” associated with “Self Storage Establishments”). Other Special Provisions may be required.

The proposed use and development of the subject lands are contemplated under the “Urban Corridor” and “Transitional Segment” policies in The London Plan, which apply to the whole of the subject lands, but not the “Multi-Family, High Density Residential” policies in the 1989 Official Plan that apply to the westerly (rear) portion of the subject lands. As such, Planning Staff would undertake a City-initiated Official Plan Amendment to the 1989 Official Plan to add the “Urban Corridor” policies from in The London Plan as part of a Specific Policy Area for the subject lands should the proponent proceed with the ZBA application to permit “Open Storage” as described above.

Residential land use permissions for the westerly (rear) portion of the subject lands should be maintained to allow for redevelopment in the future.

Areas of “Open Storage” should include planted islands to accommodate both trees and shrubs to increase tree canopy coverage, provide for stormwater conveyance and/or infiltration, and help to reduce the heat island effect.

Studies, Reports, Background or Information to be completed and submitted with the application form

Official Plan Amendment Application (City-initiated) Zoning By-law Amendment Application form & fees (Applicant)

Planning Justification Report - analysis of 2014 Provincial Policy Statement (“PPS”) , 1989 Official Plan (“OP”) & The London Plan (“LP”) policies including, but not limited to:

o Criteria for Planning & Development Application (LP Policies 1577_, 1578_ 1.-7., & 1579_)

o Criteria for Planning Impact Analysis (OP Policies 4.5.2 i)-xv)). Zoning Data Sheet Conceptual Site Plan with Site Data Chart Electronic copies of all supporting background information

Other Issues Environmental & Engineering Service Department

Transportation Division All loading and unloading activities are to take place on site.

Wastewater & Drainage (“WADE”) Division The sanitary sewer available for the subject lands is the 450mm trunk sanitary sewer on

the west side of Wharncliffe Road South. Stormwater Management (“SWM”) Division Comments for future development application – Site Plan Approval (“SPA”) process:

The site is service by the 1350mm municipal storm sewer on Wharncliffe Road South at a C=0.65 (refer to as-constructed drawing 10523). Changes in the "C" value required to accommodate the proposed redevelopment will trigger the need for hydraulic calculations (storm sewer capacity analysis) to demonstrate the capacity of the existing storm sewer system is not exceeded and that on-site SWM controls will be design to the satisfaction of the City Engineer.

The design and construction of SWM servicing works for the subject land shall be in accordance with: The SWM criteria and targets for the Dingman Creek Subwatershed, Any Municipal Class Environmental Assessment in the area, The City Design Requirements for on-site SWM controls which may include but

not be limited to quantity/quality and erosion controls, and The City’s Waste Discharge and Drainage By-Laws; the Ministry of the

Environment Planning & Design Manual; as well as all applicable Acts, Policies, Guidelines, Standards and Requirements of all approval agencies.

The design of the SWM servicing work shall include but not be limited to such aspects as on-site SWM controls design, possible implementation of SWM Best Management Practices (e.g. Low impact Development “LID” features), grading and drainage design (minor, and major flows), storm drainage conveyance from external areas (including any associated easements), hydrological conditions, etc.

Considering the nature of the proposed development, the owner may be required to have a consulting Professional Engineer confirming that water quality has been or will be addressed to the standards of the Ministry of the Environment and to the satisfaction of the City Engineer. Applicable options could include, but not be limited to the use of oil/grit separators, catchbasin hoods, bioswales, etc.

Please note that this response has been made without input from the Water Engineering Division. However, water servicing issues are not anticipated. -- should you have any questions or concerns about Engineering, please feel free to contact Richard Roobroeck, Technologist II at ext. 4952 or by email [email protected]

Urban Design

Urban Design has reviewed the above noted documents and provide the following comments consistent with the Official Plan and applicable by-laws and guidelines:

Any new parking should be located behind the front building façade and screened from the street with a combination of low landscape walls (max 0.75m tall) and/or planting, to mitigate the impact on the public realm (LP Policies 235_, 272_, & 278_). Vehicle display areas may be provided in the front setback and should be integrated with decorative landscaping.

Provide landscape islands with trees throughout the parking areas to provide a long-term canopy cover and stormwater management benefits (LP Policies 277_, & 282_).

Ensure a substantial landscape buffer along the north and west property lines to mitigate noise and lighting impacts on adjacent residential properties (LP Policies 279_, & 1578_).

Due to the minor nature of the development, this proposal will not require an Urban Design Brief or review by the Urban Design Peer Review Panel.

-- should you have any questions or concerns about Urban Design, please feel free to contact Britt O-Hagan, Urban Designer at ext 7543 or by email [email protected]

Site Plan

SPA is required. The following will be required at the time of SPA: The proposed site is located within a Tree Protection Area. A Tree Assessment and

Protection Report will be required at the time of SPA. The Tree Assessment and Protection Report will identify trees on site and any neighbouring trees within 3m of the property line. The report will indicate which trees will be retained, and which trees will be removed as well as any other steps that may need to be taken before, during, and after construction, for example root pruning, fertilization, etc. Any tree protection should be shown on the landscape plans and include the species and dbh of the tree and the dimensions of the tree protection. Urban Forestry may have further comments at the time of SPA.

A minimum 3 metre wide landscaped area will be required between the ultimate road right-of-way and all proposed parking.

Planted parking islands are required at least every 15 parking spaces and at the end of each drive aisle for all proposed parking. Planted islands are required to be 3m in width to accommodate both trees and shrubs.

1.8m board on board privacy fencing is required between the proposed development and residential properties. Show all existing fencing types on the site plan.

Further comments may be provided through the SPA Process. -- should you have any questions or concerns about Site Plan, please feel free to contact Amanda Lockwood, Landscape Planner at ext. 0209 or by email [email protected]

PRE-APPLICATION CONSULTATION HAS OCCURRED

YES NO

PLANNER:

PROPONENT:

DATE:

January 16, 2018

Disclaimer

The pre-application consultation process is intended to identify issues early in the process and to identify the reports, studies and information required to be submitted as part of a complete application. A complete application enables Council to make informed decisions within a reasonable period of time and ensures that the public and other stakeholders have access to the relevant information early in the process. While every effort has been made to identify information needs at this stage, additional issues and/or information needs may be identified through the application review process and may be requested at that time. Should a formal submission of an application not materialize within 9 months, a subsequent Pre-Application Consultation Meeting (PACM) will be required. Council adopted The London Plan, the City’s new Official Plan for the City, on June 23, 2016. It is not yet in force and effect, but should it come into force and effect before you submit your complete application, City staff may identify additional complete application requirements at the time of application submission in order to comply with The London Plan policies.

mailto:[email protected]


Appendix C Stormwater Servicing Memorandum March 20, 2018

C.3

STORMWATER SERVICING MEMORANDUM