w. ofcouncil.london.ca/councilarchives/agendas/planning... · 3 stormwater management blocks and 1...

TO:

FROM:

SUBJECT:

RECOMMENDATION That. on the recommendation of the General Manaaer of Plannina and Develooment. the

CHAIR AND MEMBERS PLANNING COMMITTEE

R. W. PANZER GENERAL MANAGER OF PLANNING AND DEVELOPMENT

APPLICATION BY: CITY OF LONDON NORTHEAST CORNER OF VETERANS MEMORIAL PARKWAY AND

BRADLEY AVENUE PUBLIC PARTICIPATION MEETING ON

FEBRUARY 12,2007 @ 445 p.m.

following actions be taken with respect to the application of the Cbporation of ihe City of London relating to the property located on the northeast corner of Veterans Memorial Parkway and Bradley Avenue, legally described a Part of Lots 3 and 4, Concession 1 (geographic Township of Westminster) now in the City of London:

(a) the Approval Authority BE REQUESTED to approve the draft plan of industrial subdivision, as submitted by the Corporation of the City of London (File No. 39T-06506) prepared by EarthTech (Drawing No. A I - DPI, dated 14/03/06), as RED-LINED, which shows 14 industrial development blocks, 2 stormwater management blocks, 1 woodland block, 1 possible interchange block, and several road widening and 0.3 m reserve blocks all served by 3 new streets, SUBJECT TO the conditions contained in the attached Appendix "39T-06506-1 'I;

the Draft Approval of the Industrial plan of subdivision as submitted by the Corporation of the City of London (File No. 39T-06506) BE APPROVED, SUBJECT TO the City's conditions contained in the attached Appendix "39T-06505-2":

(c) the proposed by-law attached hereto as Appendix "A" BE INTRODUCED at the Municipal Council meeting on February 19, 2007 to amend Zoning By-law No. 2.-1 (in conformity with the Official Plan) to change the zoning of the subject property FROM an Urban Reserve (UR6) Zone and an Environmental Review (ER) Zone to a holding Light Industrial Special Provision (h.LlZ(9)) Zone, a holding Light Industrial Special Provision (h.h-36.L12(9)) Zone, a holding Light Industrial (h,h.-L12(9)) Zone, an Open Space (OSI) and an Open Space (OS5) Zone. The new holding provision recommended will permit existing uses until the Veterans Memorial Parkway Interchanges Environmental Assessment Study is completed;

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

(b)

(d)

- Revenue Urban Works General $421,954.00 ($225,000.00) $196,954.00 Reserve Fund

Stormwater $41,511.00 Nil $41,511 .OO Ponds Subtotal $463,465.00 ($225,000.00) $238,46500

IMPACT OF PROJECT~N RESERVE FUNDS AND BUDGET I I Estimated I Estimated Claims I Net Impact

Reserve Fund London District Catholic School Board Fund

Nil Nil

~ ~ ~ _ _ _ _ _

$1,068,027.00 $1,068,027.00

Capital Works Budget Industrial Oversizing

Nil

Nil

NOTF.

39T-O6506/J. Leunissen 2-68OZL. Pompilii

. .- . -. 1) ESTIMATES ARE CA-CU-ATED USING CURRENT RATES AND THE INFORMATION IS

REPORTED ALL IN ACCORDANCE WlTh ThE DEVELOPMEhT CHARGES AND URBAN WORKS ~~ ~

FUND BY-LAW (IE. C.P.-1440-167). AND ANY AMENDMENfS THERETO. ANY CLAIM PAYMENT FROM THE URBAN WORKS RESERVE FUND WILL BE IN ACCORDANCE WITH BY-LAW NO. C.P.- 1440-167 AND AS APPROVED BY THE CITY ENGINEER.

2) ESTIMATES ARE BASED ON INFORMATION PROVIDED BY THE APPLICANT AND ARE PROVIDED FOR INFORMATION PURPOSES ONLY. THEY DO NOT CONSTITUTE ANY COMMITMENTS ON BEHALF OF THE CITY OF LONDON. ACTUAL CLAIMS WILL BE DETERMINED IN CONJUNCTION WITH THE SUBDIVISION AGREEMENT AND THE BY-LAWS. ACTUAL REVENUES ARE DETERMINED IN CONJUNCTION WITH BUILDING PERMITS.,AND THE BY-LAWS AT THAT TIME.

COUNCIL SHOULD TAKE NOTE THAT THERE IS CURRENTLY A DELAY IN PAYMENT OF CLAIMS FROM THE URBAN WORKS RESERVE FUND'. THERE IS POTENTIAL FOR SIGNIFICANT DELAYS IN PAYMENT ON UWRF CLAIMS AT THIS TIME.

3)

4) DEVELOPMENT CHARGES DO NOT APPLY TO INDUSTRIAL LANDS. HOWEVER, REVENUES TO THE URBAN WORKS FUND AND CITY SERVICES FUND HAVE BEEN PROJECTED IN THIS PLAN BASED ON THE ASSUMPTION THAT THERE WILL BE A COMMERCIAL, ADMINISTRATION AND/OR OFFICE USE COMPONENT IN THE INDUSTRIAL BUILDINGS WHICH WOULD BE SUBJECT TO DEVELOPMENT CHARGES. THE CHARGES HAVE BEEN ESTABLISHED FOR REPORTING PURPOSES BASED ON AN ASSUMED FLOOR AREA RATIO OF 2% OF THE BLOCK AREA BEING SUBJECTTO DEVELOPMENT CHARGES.

5) ANTICIPATED SCHEDULE FOR IMPACT ON CAPITAL WORKS BUDGET AND INDUSTRIAL OVER-SIZING RESERVE FUND

THE ENTIRE AIRPORT ROAD SOUTH INDUSTRIAL AREA IS INCLUDED IN THE CAPITAL PROJECT TS2165, ESTIMATED AT A CONSERVATIVE VALUE OF $24.35 MILLION FOR EXTERNAL ROAD WORKS BASED ON CURRENT KNOWLEDGE. THIS SUBDIVISION, KNOWN AS INNOVATION PARK PHASE 4, IS PART OF THAT ESTIMATE. FUTURE SUBDIVISION IN THE AREA WILL REQUIRE FUNDING AND THOSE UNDERTAKINGS WILL BE AT THE FUTURE DISCRETION OF CITY COUNCIL.

(e) a demolition permit BE ISSUED for the demolition of the existing dwelling unit located at 2548 Bradley Avenue.

prior to any disturbance of the barns on 2492 Bradley Avenue, the Heritage Planner photo-document these structures;

prior to submission of an application for a Certificate of Approval to the Ministry of the Environment, the Environmental and Engineering Services Department submit an information report outlining how the approved engineering drawings implement the Council adopted Airport Road South Business Park Urban Design Guidelines; and,

that all offers of purchase and sale submitted to Board of Control for consideration shall include an acknowledgement and acceptance by the purchaser that the development of the subject lands will be required to conform to the Airport Road South Urban Design Guidelines.

(9

(9)

(h)

I PREVIOUS REPORTS PERTINENT TO THIS MATTER

None

RATIONALE

1) The recommended plan has been evaluated against the Light Industrial Policies, the Area Specific Policies and the Council adopted Airport Road South Area Plan and been determined to conform to these policies and guidelines.

The recommended plan and conditions of draft approval protects the existing natural heritage feature and for the possibility of a future interchange at the intersection of Veterans Memorial Parkway and Bradley Avenue.

2)

2

Agenda Item # Page # i m

Date Application Accepted: March 23, 2006

39T-O6506/J. Leunissen Z-6802/L. Pompilii

The recommended conditions of draft approval will ensure municipal services are adequate to support proposed uses in accordance with normal City standards.

3)

Agent: Carol Wiebe, MHBC Planning

4) Application of the same Light Industrial Special Provision Zone to the developable portion of these lands that is currently in effect on the west side of Veterans Memorial Highway will permit a range of light industrial uses with appropriate landscaping and building setbacks to provide an aesthetically pleasing entrance to the City of London.

The recommended holding provisions will ensure development does not take place until adequate municipal services are available to the property, future development conforms to the Provincial Policy Statement and the Veterans Memorial Parkway Interchanges Environmental Assessment Study is not impacted by this development.

5)

BACKGROUND I

SITE CHARACTERISTICS:

Shape - Irregular

Current Land Use -Agriculture - cash corps, Woodlands, Municipal Drain

Frontage - approximately 805 m (2,645 ft) along Bradley Avenue

Depth - approximately 1310 m (4,300 ft) along Veterans Memorial Parkway

Area - 84 ha (207 ac)

SURROUNDING LAND USES:

North -Agriculture - cash crops; Woodlands; Municipal Drain

South -Agriculture - cash crops, farm dwellings, Union Gas Regulator Station, Grain

East - Agriculture - cash crops

West - Restricted Access Highway, Agriculture - cash crops, Industrial plan of

Dealer - consisting of 6 large grain elevators and storage building.

3

LOCATION MAP Subject Site: North side of Bradley Avenue between Airport Road and the City boundary

Applicant: London City Created By:

File Number: 39T-06506/2-6802 Leunissen

Planner: Jeffrey Leunissen

Jeffery

Date: 3/30/2006

LEGEND Subject Site Parcel

Water Vegetation

Draft Approved Buildings Parcels Submitted Parcels Addresses

I City Boundary

Agenda Item # Page #

r r - - - i

39T-06506N. Leunissen 2-6802IL. Pornpilii

OFFICIAL PLAN DESIGNATION: (refer to maps on pages 7, 8 and 9)

Schedule " A - Light Industrial and Open Space

Schedule "8" -Vegetation Patch Outside of ESAs and Wetlands; River, Stream, and Ravine Corridor Outside Flood Plain Regulated Corridors

Schedule "C" - Proposed Interchange, abuts Expressway

EXISTING ZONING: (refer to map on page IO)

Urban Reserve (UR6), Environmental Review (ER)

PLANNING HISTORY

The City of London commissioned an Area Study for the lands bounded by the North Branch of the Thames River, the City boundary, Highway 401 and Old Victoria Road in 2003 in order to provide appropriate urban employment areas. The study area comprised approximately 600 hectares (1,482 ac) of land. Two workshops were held with stakeholders in the community and a public meeting before Planning Committee was held on June 21, 2004. On August 3, 2004, Municipal Council adopted the Airport Road South Area Plan, The Airport Road South Urban Design Guidelines and amended the Official Plan to Light Industrial, Office Business Park, Environmental Review and Open Space. There were no appeals to the Official Plan Amendment.

On March 1, 2005, an application by the Corporation of the City of London for a draft approval of industrial plan of subdivision for the first two phases of the Innovation Park industrial park was accepted (our file 39T-05503). The proposed plan consisted of 8 industrial development blocks, 3 stormwater management blocks and 1 future interchange block on 90 ha (222 ac) of land located on the west side of Veterans Memorial Parkway between Bradley Avenue and Hamilton Road. Draft Plan approval was granted on May 24, 2005. Two appeals to the Decision were subsequently received and withdrawn and on June 29, 2006, the City of London approved revisions to the draft approved plan. There were no appeals to the revised plan. On March 6, 2006, Phase 1 of the Innovation Park industrial plan of subdivision was granted final approval and on March 7, 2006 it was registered as Plan 33M-544

Phase 2 of Innovation Park is included in the 39T-05503 draft approval and is expected to be registered in near future.

On March 23, 2006 a draft plan of subdivision application was accepted for the lands bounded by Bradley Avenue, Veterans Memorial Parkway, Highway 401 and Old Victoria Road. This plan will constitute Phase 3 of Innovation Park. The draft plan is currently out on circulation and will be submitted to the Planning Committee later in 2007.

In November 2004, the City initiated a review of the zoning of lands within the Airport Road South Area Study (our file 2-6802). The zoning review applies to all lands owned by the City and lands within private ownership whose owner's have expressed an interest in having their lands rezoned at this time. To date, only the lands within Phases 1 and 2 of Innovation Park have been considered by Council. Other lands included in this zoning review will be brought to Council when more information, such as a draft plan, is available.

6

LEGEND n DEFERRED AREAS

--'I AREAS DOWNTOWN AREA OFFICEAREA L - .I UNDER APPEAL

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHOOD SHOPPING AREA

ASSOCIATED SHOPPING AREA COMMERCIAL

BUSINESS DISTRICT

ARTERIAL MIXED USE DISTRICT

HIGHWAY SERVICE COMMERCIAL

RESTRlCTEDlHlGHWAY SERVICE COMMERCIAL

RESTRICED SERVICE COMMERCIAL

COMMERCIAL POLICY AREA

MULTI - FAMILY, HIGH DENSINRESIDENTIAL

M U U l - FAMILY, MEDIUM DENSITY RESIDENTIAL

LOW DENSITY RESIDENTIAL

OFFlCElRESlDENTlAL

OFFICE BUSINESS PARK

GENERAL INDUSTRIAL

LIGHT INDUSTRIAL

REGIONAL FACILITY

COMMUNITY FACILITY

OPEN SPACE

URBAN RESERVE - COMMUNITY GROWTH

URBAN RESERVE - INDUSTRIAL GROWTH

RURAL SElTLEMENT

ENVIRONMENTAL REVIEW

AGRICULTURE

URBAN GROWTH BOUNDARY

THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKING CONSOLIDATION OFSCHEDULE A TU THE CITY OF LONDON OFFICIAL PLAN. WITH ADDED NOTATIONS

FILE NO.

CITY OF LONDON 39T-06506,2-6802 DEPARTMENT OF PLANNING AND DEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

January 02,2007 i d

LEGEND

DEPARTMENT OF PLANNING ANDDEVELOPMENT

S

w*e

OFFICIAL PLAN SCHEDULE B - FLOOD PLAIN AND

ENVIRONMENTAL FEATURES PREPARED By: Qraphlcs Informa~on SsWlCSS

DEFERRED AREAS

MAP PREPARED

January 02,2007 CK

P 0 Mx) loo0 1 6 w m

SCALE t30.000

NATURAL HERITAGE SYSTEM ESASs

...... . . . . . . POTENTiAL ESA'S ...... I

NATURAL HAZARDS N FLOODLINES

*NOTE* Flood lines shown on thlsmap are approxlmata The precise dellnsatlon of flood plaln mappln Is available from the conservation authorlty havlng jurlsd~ctlon.

FLOOD FRINGE 'NOTE' Flood Frlnge mapplng for certain areas of the clty la svallabls from the Upper Thamas River Consawatlon Authority.

~~~~~

VEGETATION PATCHES OUTSIDE ESA'S AND WETLANDS

RIVER,STREAM AND RA~INE CORRIDORS OUTSIDE ,,*\") 100YEAREROSlON LINE OF FLOOD PLAIN REGULATED CORRIDORS

WETLANDS CLASS 1 - 3 WETLANDS CLASS 4 - 7

FILL LINES

POTENTIAL SPECIAL POLICY AREAS ~~~

-+ - l - ' , NATURAL RESOURCES GROUND WATER RECHARGE AREAS

WOODLANDS r/h EXTRACTIVE INDUSTRIAL

&F AQQREGATE RESOURCE AREAS ,& POTENTIAL NATURALIZATION AREAS AND

UPLAND CORRIDORS ABANDONED OIUGAS WELLS

THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKING CONSOUDATION OF SCHEDULE E TO THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS

I I FILENO.

CITY OF LONDON I 39F06506.Z-6802 JL

LEGEND

ROAD CLASSIFICATION

.qj@ I EXPRESSWAY

)I) FREEWAYS

ARTERIAL

PRIMARYCOLLECTOR

,.,fl\,<'' SECONDARY COLLECTOR

OFFICIAL PLAN SCHEDULE C -TRANSPORTATION

CORRIDORS PREPARE0 w: Graph108 & lnformatlon Servlces

,..... 'L... C DEFERRED AREAS

January 02,2007 CK

0 6W loo0

SCALE 1:30,000

PROPOSED ROAD CORRIDOR

6, * PROPOSED EXPRESSWAY

d, @ PROPOSEDFREEWAYS

* PROPOSEDARTERIAL

* )* la

\+ 44 +* **+ ,,++%+4/ PROPOSED PRIMARY COLLECTOR

. ' ' e .* PROPOSED SECONDARY COLLECTOR 1 . .

0 PROPOSED INTERCHANGE

THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKING CONSOLIDATION OF SCHEDULE C 70 THE CITY OF LONDON OFFICIAL PLAN. WITH ADDED NOTATIONS

CITY OF LONDON DEPARTMENT OF PLANNING AND DEWLOPMENT

FILE NO.

397106506,2-6802

1) LEGEND FOR ZONING BY-LAWZ-I

R1 -SINGLE DETACHED DWELLINGS R2 -SINGLE AND TWO UNIT DWELLINGS R3 - SINGLETO FOUR UNIT DWELUNGS R4 - STREETTOWNHOUSE R5 - CLUSTER TOWNHOUSE R6 -CLUSTER HOUSING ALL FORMS R7 -SENIORS HOUSING RB -MEDIUM DENSITYILOW RISE APTS. R9 -MEDIUM TO HIGH DENSITY APTS. R1O - HIGH DENSITY APARTMENTS R11 -LODGING HOUSE

DA -DOWNTOWN AREA RSA ~ REGIONAL SHOPPING AREA CSA - COMMUNITY SHOPPING AREA NSA - NEIGHBOURHOOD SHOPPING AREA BDC -BUSINESS DISTRICT COMMERCIAL AC -ARTERIAL COMMERCIAL HS -HIGHWAY SERVICE COMMERCIAL RSC - RESTRICTED SERVICE COMMERCIAL CC CONVENIENCE COMMERCIAL SS -AUTOMOBILE SERVICE STATION ASA -ASSOCIATED SHOPPING AREA COMMERCIAL

2, .I I

ANNEXED AREA APPEALED AREAS

FILE NO: CITY OF LONDON 39T-06506 I Z-6802 JL

2007/01/02 CK I MAP PREPARED:

DEPARTMENT OF PLANNING AND DEVELOPMENT

1 : 12000

0 100 Meters 0

0 ZONING

SCHEDULE A

BY-LAW NO. 2.-I

THIS MAP IS AN UNOFFICIAL MTPACT FROM THE ZONING BY-LAW wim ADDED NOTATIONS

OR ~ OFFICE/RESIDENTIAL OC ~ OFFICE CONVERSION RO -RESTRICTED OFFICE OF -OFFICE

RF I REGIONAL FACILITY CF .COMMUNITY FACILITY NF ~ NEIGHBOURHOOD FACILITY HER -HERITAGE DC -DAYCARE

OS -OPEN SPACE CR ~ COMMERCIAL RECREATION

OB ~DFFICE BUSINESS PARK LI . LlGhT INDUSTRIAL GI -GENERAL INDUSTRIAL HI ~ HEAVY INDUSTRIAL EX - RESOURCE EXTRACTIVE UR .URBAN RESERVE

AG -AGRICULTURAL AGC ~ AGRICULTURAL COMMERCIAL RRC -RURAL SETrLEMENT COMMERCIAL TGS .TEMPORARY GARDEN SUITE

'n' -HOLDING SYMBOL 'D' -DENSITY SYMBOL "H' .HEIGHT SYMBOL 'E' -BONUS SYMBOL T -TEMPORARY USE SYMBOL


MF 39T-O6506/J. Leunissen

Z-6802/L. Pompilii

SIGNIFICANT DEPARTMENT/AGENCY COMMENTS

Environmental and Engineering Services Department

The proposed sanitary sewer to serve this plan is the existing 675 mm (27") sanitary sewer on Veterans Memorial Parkway, south of Hamilton Road. The plan is located in the Pottersburg Pollution Control Plant sewerage shed.

The majority of the stormwater flows will drain into the Fekete Drain via two stormwater management facilities. The remaining flows will connect to storm sewers in Phase 1 of Innovation Park. The Owner shall design and construct StormlDrainage and Stormwater Management Servicing works to the specifications of the City Engineer and in accordance with the SWM Servicing Works for Airport Road South Development Area Municipal Class EA. Mitigation measures to deal with potential impacts on Flood Plain lines downstream may include the following:

Sanitary

Storm and Stormwater Manaqement

Enlargement of the SWM facilities within the plan; Remediation works within the downstream portion of the watercourse; and Combination of enlarging SWM facilities and remediation works downstream.

Water Mains The proposed watermain to serve this plan is the existing 900 mm (36) diameter high pressure watermain on Jackson Road. The Owner shall extend the high pressure watermain on Jackson Road along Bradley Avenue to Street "A of this plan.

Streets and Transportation The Owner shall construct auxiliarv turn lanes on Street "A" at Bradlev Avenue and on Bradley Avenue to accommodate ahicipated demand. The Owner shall install sidewalks on one side of all streets within the subdivision. The Owner shall hold Block 22 out of development for possible future interchange needs. The Owner shall install traffic signals at the Bradley AvenuelStreet " A intersection when determined warranted by the City Engineer. No direct access to Veterans Memorial Parkway, Bradley Avenue will be permitted and restricted access only will be permitted to Street " A within 100 m of Bradley Avenue. The Owner shall install street lights at the Bradley AvenuelStreet '"A intersection when determined warranted by the City Engineer. If an emergency access is required, technical aspects shall be to the satisfaction of the City Engineer. The Owner may submit a claim against the Urban Works Reserve Fund for the following items: 50 % of the cost of street lights at the Bradley AvenuelStreet "A intersection; 50% of the cost of traffic signals at the Bradley AvenudStreet "A" intersection; and 50 % of the cost of auxiliary turn lanes on Bradley Avenue at Street "A.

The followinq information is beina Drovided to Council for information purposes only. Development of this large industrial subdivision is underway by phases. Phases 1 and 2 have been previously approved. This approval covers Phase 4. Approval of Phase 3 will occur at a later date. The rate of build-out of the industrial park will influence the need for boundary road improvements to be implemented under the Capital Construction Program. Because the "Owner" is the City, the Capital Works Budget is the appropriate vehicle for identifying and delivering external road improvements. The timing for such works will unfold with the City's Capital Construction Program at a pace influenced by operational needs and Council priorities. Internal requirements relate to this specific plan of subdivision and will be required in the immediate future to accommodate development. External conditions relate to surrounding arterial roads to accommodate this development and some of the development of abutting lands within the Airport Road Industrial Area.

EESD has estimated preliminary construction costs for external works that will be required to accommodate this plan of subdivision. These works will also help accommodate the needs of the other phases and the surrounding area. This level of estimates is for discussion only. A more detailed cost analysis must be undertaken for budgetary purposes. Some of these projects have already been identified in the Capital Budget forecast. A detailed scheduling of

11

39T-O6506/J. Leunissen 2-68021L. Pompilii

these works should also be undertaken based on projected development of these lands to ensure development does not outpace roadway capacity and structural condition.

The traffic impact study undertaken for this phase of development used two different growth scenarios to determine the traffic impact on abutting arterial roadways. Based upon these growth scenarios, two transportation infrastructure plans were determined. One scenario required an interchange on Veterans Memorial Parkway and the other required intersection improvements and the widening of Bradley Avenue, east of Veterans Memorial Parkway. As development occurs, the City will monitor the growth in traffic volume to determine the improvements necessary to accommodate development. More knowledge on some of these projects will be derived from the Airport Road Interchanges Environmental Assessment Study. Preliminary estimates are presented in two options, as follows:

Construction of one interchange Reconstruction of Bradley Avenue (2 lanes)

Street lighting installation

On Veterans Memorial Approx. $7 million Parkway at Bradley Avenue Between Veterans Memorial Approx. $850,000 Parkway and the east limit of the plan On Bradley Avenue from Approx. $80,000 Veterans Memorial Parkway to the east limit of the plan

Total approx. CWB cost: $7.93 million

Reconstruction of Bradlev Avenue (4 lanes)

Auxiliary turn lanes


4 lanes between Veterans Memorial Parkway and Street 'A and 2 lanes between Street 'A and the east limit of the plan At various intersections on Bradley Avenue and Veterans Memorial Parkway On Bradley Avenue from Veterans Memorial Parkway to the east limit of the plan

Approx. $1.49 million


Approx. $80,000


The total estimated cost for external road work only is approximately $3.37 million. Similar road work will also be required for the remaining phase (Phase 3) of the development identified in the Airport Road Industrial Area.

The above costs will be incurred for the Airport Road Industrial Area at the discretion and timing of Council priorities. As with all City projects, efforts shall be made to minimize and control costs.

London Hvdro Servicing is anticipated from Bradley Avenue, as a substantial system expansion will be required to service this development. The applicant will be responsible for the cost associated with the system expansion to and within the development, but may receive rebates from London

12


Hydro based on connected load over a five year connection window. Any relocation of existing infrastructure will also be at the applicant's expense. London Hydro also requests a one (1) year notice in advance of development for budgetary purposes and eight (8) months advance notice for design purposes. London Hydro has no objection to the zoning amendment.

Upper Thames River Conservation Authority Environmental lmaact Studv

The UTRCA has reviewed the hnovation Park Phase 4 Environmental Impact Study (revised) prepared by EarthTech dated October 4,2006. The following concerns need to be addressed:

Review of the stormwater management (SWM) design must address the runoff potential and capacity for the subject lands. Please refer to point 2 and 3 for additional design constraints and considerations. Anv SWM facilitv reauirina an outlet must comDlv with MOE water quality standards to ensure that reciving' waters and aquatic wildliie *are not adversely affected. Fish habitat includes intermittent watercourses such as swales and overland drainage (flow) that were states as existing on the subject lands in the EIS. Therefore the UTRCAs designated Fish Habitat Biologist from Fisheries and Oceans Canada (DFO) Joe DeLaronde, should be contacted to confirm that the proposed works will not result in a net loss of fish habitat. Consultation with the Municipal Drainage Superintendent is required , to review the engineer's report for the Fekete Drain to determine the tile outlets such as tile drains and farm tiles that are associated with the Fekete Drain. The Municipal Drainage Superintendent would confirm whether the appointment of an engineer would be required to prepare a new report for any proposed changes (including the abandonment of tile outlets, and the addition of new outlets such as required by SWM Facilities) to the Fekete Drain.

Conceotual Stormwater Manaaement Plan The Uppe; Thames River Consekation Authority has had an opportunity to be involved in the review and discussions of the City of London's Innovation Park Phase 4 technical reports. We have specifically reviewed the Environmental Impact Study and the Conceptual Stormwater Management Report, Innovation Park Phase 4, prepared by EarthTech Canada. A recent exchange of communication between EarthTech Canada and the UTRCA has resulting in resolution of points previously raised by this office regarding Phase 4. Consequently, we are prepared to accept these technical reports and offer the following as possible conditions for draft plan approval at this time:

Management (SWM) Servicing works for Innovation Park shall be completed in accordance with the requirements and specifications of the City Engineer and the Municipal Class EA Schedule B for StormlDrainage and SWM Servicing Works for the Airport Road South Development Area (Innovation Park), and the approval of the Ministry of the Environment. The Owner agrees that all design and construction works related to mitigation measures which deal with the potential impacts on flood lines on downstream properties associated with the Innovation Park Subdivision will address in accordance with the proposed undertaking that will include, but not be limited to, the following i) enlargement of the SWM facilities to mitigate any potential impacts on the existing flood lines; or ii) the remediation works within the downstream portion of the watercourse referred to as Fekete Drain to provide additional conveyance capacity to service the subject lands in order to maintain the existing flood lines andlor iii) combination of some enlarging of SWM facilities on the subject lands and some remediation works within the downstream portion of the watercourse (external to the subject plan) to mitigate the post-development conditions on the subjects lands; it being noted that the proposed works must be acceptable to the UTRCA, and that all costs of the above-noted works and any other related works will be borne by the Owner.

Planning Note: the above-noted concerns have been addressed in the conditions of draft plan approval.

Ministry of Transportation (Plannina and Desian Section - Southwestern Reclion) - Mav 29, 2006 The Ministry has completed a review of the applications (39T-06505 and 39T-06506). These applications have been considered with the requirements of the ministry highway access control policies and the Public Transportation and Highway Improvement Act. The following outlines our comments:

. The Owner agrees that all design and construction of StormlDrainage and Stormwater

13

Agenda Item # Page # mm


Direct access onto Highway 401 or Airport Road (now Veterans Memorial Parkway) south of Bradley Avenue will not be permitted

The original Official Plan Amendment application indicated the potential for future interchanges on Airport Road, at the Bradley Avenue and at the Hamilton Road intersections. The Ministry wishes to advise that any proposed interchange at Bradley Avenue may conflict with the operations of the existing Highway 401 and Airport Road interchange due to the proximity of Bradley Avenue to Highway 401. The ministry would be pleased to meet with the City’s Transportation Staff to discuss this issue in greater detail.

As Conditions of Draft Approval and prior to final approval, we require the following to apply: I. To ensure that the Highway 401 and Airport Road interchange is not adversely affected

by the proposed development of these lands, we require the owners to submit to the Ministry of Transportation for review and approval, a comprehensive Traffic Impact Study indicating the anticipated traffic volumes and their impacts upon the interchange for the full development area. Of particular concern are the impacts associated with the Bradley Avenue intersection.

2. A Legal Agreement will be required to be entered into between the owners and Ministry, whereby the owners agree to assume financial responsibility for the design and construction of all warranted highway improvements, identified from our review and analysis of the traffic impact study.

3. Any property required in order to construct the warranted highway improvements identified from our review and analysis of the study, will be the owner’s financial responsibility.

4. To ensure that stormwater runoff from the development does not affect the highway drainage system or right-of-way, we require the owners to submit a stormwater management report along with gradingldrainage plans for review and approval. The Owner’s consultant should refer to website at www.mto.qov.on.ca/enclineerinq/drainaae/index.html for ministry drainage requirements to assist in preparing the report.

5. To protect for the future widening of Highway 401 to 10 lanes, we require that a 10 metre widening extending across the entire highway frontage, including the interchange area, be dedicated as public highway on the owner’s certificate of the final M-plan. A draft of the M-plan must be submitted for our review and approval prior to being registered. Please forward a copy of the Draft Plan of Subdivision so that we may further define our property requirements.

6. The owners shall submit site-servicing plans for the proposed development to the Ministry of Transportation for review and approval.

1. The owners shall ensure that all future developers of any individual lots adjacent to Highway 401 or the Airport Road interchange area submit site plans, grading plans, and/or drainage plans to the Ministry of Transportation for review and approval.

2. All new buildings and structures adjacent to Highway 401 or the Airport Road Interchange area (including stormwater management facilities, parking areas, and internal roads) must be set back a minimum of 14 m from the future highway right-of-way limit.

3. The owners should be aware that building/land use sign permits area required from the Ministry of Transportation before any grading or construction work can begin. Encroachment permits will also be required for any work within the Highway 401 right-of- way or the Airport Road interchange area.

We would appreciate receiving a copy of your Council’s decision and a copy of the Draft Conditions of Approval for these applications.

Ministrv of Transportation (Planninq and Desiqn Section Southwestern Reqion) - Julv 26, 2006 Thank you for meeting with Ministry staff to discuss the planned development along Airport Road (Veterans Memorial Parkway) and its impacts to the Highway 401 operations. We have considered the City’s comments with respect to our conditions of draft approval and offer the following supplementary comments:

Proposed Interchange on Airport Road at Bradley Avenue As you are aware, the desirable spacing for interchanges is 3 to 8 kilometers in order to provide for safe and efficient traffic operations.

We also require the following to be included as Notes to Draft Approval:

14

Agenda Item # Page # r-r-l 39T-06506IJ. Leunissen

Z-6802/L. Pompilii The plans presented for the upgrading of Airport Road to a full interchange access indicates a proposed interchange at Bradley Avenue approximately 1000m north of Highway 401. An interchange at this location will have a significant adverse impact on the operation of the Highway 401/Airport road interchange and the Highway 401 corridor.

On this basis, the ministry cannot support any interchange alternatives at this location. We would recommend that the City consider an interchange at the Commissioners Road/Airport Road intersection combined with an internal service road system. We feel that this option would best address the long-term transportation needs of both the City and the province.

Property Requirements We have further refined our property requirements, as per our letter of May 29, 2006, and have shown these requirements on the attached draft plan (See page 15). As discussed at the meeting, this property will be required to accommodate a future widening of Highway 401 to 10 lanes.

As stated in the aforementioned letter, any property required in order to construct additional highway improvements warranted as a direct result of the development, will be the City’s financial responsibility.

The lands identified on the attached plan for highway widening should be excluded from the Zoning By-law Amendment Application 2-6802.

Planning Notes: (I) In their May 26, 2006 correspondence, the Ministry chose to respond to both 39T-06505

and 39T-06506 in one letter. Lands within this draft plan are approximately 1 kilometer from Highway 401 and 500 metres from the northern limit of the interchange. MTO comments pertaining to stormwater runoff; a possible wide road widening of Highway 401, submitting site plans and sign permits to the Ministry for review and approval pertain to plan 39T-06505 (Innovation Park Phase 3).

(2) The Minstry was provided a copy of the revised Traffic Impact Study in October 2006. (3) Reference was made in the Ministry of Transportation’s letter about a possible interchange

at the Commissioners Road/Airport Road intersection. Cornmissioners Road and Airport Road (now Veterans Memorial Parkway) do not intersect. We believe the Ministry was referring to the Hamilton RoadNeteran Memorial Parkway intersection.

15

ANALYSIS

What uses occupy abutting lands? Surrounding land uses range from cash crop agricultural operations and estate type dwelling units to a grain handling operation and an industrial plan of subdivision. To the north and east of the lands are cash-crop agricultural operation and woodlands. Immediately west of the subject lands is Veterans Memorial Parkway, a 4 lane controlled access divided highway which carried an average annual daily traffic volume of approximately 17,700 vehicles per day in 2006. The southern limit of the subject lands abuts Bradley Avenue which has a rural cross-section and in 2002 Bradley Avenue carried an average annual daily traffic volume of 500 vehicles. Along the north limit of Bradley Avenue is a Union Gas high pressure pipeline and a regulating station. There are no intensive livestock operations in the vicinity of these lands. The existing accessory building at 261 8 Bradley Avenue previously housed livestock. Special zoning will be required to protect the possibility to house livestock in this building in the future. Given the nature of permitted uses in the Light Industrial designations and the recommended zoning,

17

39T-06506N. Leunissen 2-680ZL. Pompilii

surrounding land uses are not expected to be significantly impacted by the proposed industrial plan of subdivision.

2003 Aerial Photograph of Abutting Lands to the East

What are the Official Plan policies applicable to the subject lands? The subject lands are designated a combination of Light Industrial and Open Space on Schedule "A. On Schedule " B , the woodland located in the northwest portion of the site is identified as a Vegetation Patch Outside of ESAs and Wetlands. The Fekete Drain within this woodland is identified as a River, Stream, and Ravine Corridor Outside Flood Plain Regulated Corridors. Schedule "C" classifies Veterans Memorial Parkway as an expressway and Bradley Avenue as an arterial road. Schedule " C also shows the Veterans Memorial Parkway/Bradley Avenue intersection as a "proposed interchange". Interchanges along expressway can be either grade-separated or at-grade. Lastly, the subject lands are also included in Chapter 10, Area Specific Policy. According to Subsection 10.1.3., lands within the Airport Road South Industrial Area Plan are intended for high standard light industrial development and will be promoted and designed to attract office or technology oriented business. Lands designated Light Industrial will accommodate traditional light Industrial manufacturing and warehousing uses. Consideration will be given to how uses can be clustered within the overall development scheme to enhance the functional and visual compatibility. Some commercial development may be permitted on portions of Bradley Avenue to provide business services to area industrial uses and their employees. General Industrial uses may be considered for lands on the east side of Veterans Memorial Parkway, if it offers significant employment opportunities and does not diminish the ability to achieve the design concept in other portions of the planning area. Existing rural residential development are to be protected from industrial development in accordance with MOE guidelines and this is best realized through the zoning by-law and site plan approval.

Schedule " A Within the lands designated Light Industrial and Open Space the proposed draft plan contains 14 industrial development blocks, 3 stormwater management and stormwater management access blocks, 1 future interchange block, 1 woodlot block and several road widening and

18

Agenda Item # Page # r-lm 39T-O6506/J. Leunissen

2-68021L. Pompilii reserve blocks to be served by 3 new local streets. All the industrial development blocks exceed the minimum lot area and minimum lot frontage requirements for light industrial development as contained in Table 39.3 (Light Industrial (LI) Zone Regulations) of By-law Z.-1. The minimum lot frontage and minimum lot area regulations of the LI Zones are sufficient to accommodate light industrial development together with appropriate setbacks, landscaping and building coverage in conformity with the Light Industrial policies of the Official Plan. The proposed industrial development blocks are considered appropriate for industrial uses as permitted by the Official Plan.

Schedule "8" The woodland patch contains a number of communities including cultural thickets, cultural woodland, deciduous forest, deciduous swamp and organic swamp. The patch has been evaluated and identified as a Significant Woodland. The wetland areas were evaluated using the Ministry of Natural Resources Wetland Evaluation Guidelines and scored 501 points. Based on this scoring, the wetlands were determined to be Non-Provincially Significant. A copy of the wetland evaluation was forwarded to the Ministry of Natural Resources for their records.

The main channel of the Fekete Drain is identified as a Class C Fish Habitat (permanent) and the one tributary to the drain which extends through the woodland patch is classified as a Class F Fish Habitat (intermittent). The remaining swales and tributaries on the subject lands, those that cross agricultural lands are not identified as fish habitat.

In accordance with the Official Plan, an Environmental Impact Study was undertaken and it recommends no activities resulting in loss of woodland/wetland function be permitted. In order to appropriately protect the woodland/wetland, the EIS recommends an eight (8) metre buffer abutting Blocks 6 and 10 and a fifteen (15) m buffer abutting Blocks 12, 13 and 25. The EIS also contains recommendations to minimize the short-term construction impacts and long-term environmental impacts.

The applicant is proposing the outlets for the two stormwater management facilities flow into existing swales/tributaries. Proposed buffers are intended to accommodate outlets swales that will dissipate energy from the proposed outlet. If this approach is employed, the EIS states "there will be no measurable negative impact to the wetland and vegetative communities".

The revised EIS has been reviewed by both City and UTRCA staff and provided certain criteria are achieved, they expressed no concerns with the reports recommendations. The following red-line amendments and conditions of draft plan approval are recommended to ensure City and UTRCA concerns are addressed:

Shift the southern and eastern limits of Block 11 where it abuts Blocks 6 and 10, 8 metres and shift the southern and western limits of Block 11 where it abuts Blocks 12, 13 and 15, 15 metres. The Owner implement the recommendations of the Revised Innovation Park Phase 4 Environmental Impact Study, prepared by EarthTech, dated October 4, 2006, to the satisfaction of the General Manager of Planning and Development and the Upper Thames River Conservation Authority. Prior to the submission of Engineering Drawings, the Owner submit design drawings for the stormwater management facility outlets to the General Manager of Planning and Development and the Upper Thames River Conservation Authority for review and approval. Prior to submission of a certificate of approval to the Ministry of the Environment, the Owner shall satisfy all requirements of the Department of Fisheries and Oceans Canada.

Based on the above recommended conditions of draft plan approval, the recommended plan and conditions of draft plan approval are deemed to conform to the Environmental Policies of the Official Plan.

Schedule " C The proposed draft plan is bounded to the south by an (Bradley Avenue) and to the east an expressway (Veterans Memorial Parkway). Arterial Road road allowances range from 26 m and 60 m. Currently the road allowance for Bradley Avenue adjacent to the draft plan is 20 m wide.

19

39T-06506N. Leunissen 2-68021L. Pompilii

This road width does not meet the minimum standards for arterial roads as outlined by the Official Plan. The current practice in the City of London is where road widenings are required, equal amounts shall be taken from both sides of the road, measured from the centreline of the road. The proposed plan shows an approximately 8.0 m road widening block on the north side of Bradley Avenue. When lands on the south side of Bradley Avenue develop, an equal road widening dedication will be required.

The Official Plan identifies the Veterans Memorial ParkwaylBradley Avenue intersection as a Proposed Interchange. The Ministry of Transportation has indicated they do not support an interchange at this location as it does not meet their spacing requirements and an interchange at this location will have a significant adverse impact on the operation of the Highway 401Neterans Memorial Parkway interchange and the Highway 401 corridor. The City is currently undertaking a Municipal Class EA to determine the appropriate intersection design for numerous sites on Veterans Memorial Parkway. The Ministry of Transportation is a participant in this Class EA. The City's Transportation Division believes the Municipal Class EA will be completed by the middle of 2007. In order to protect possible alternatives of the Municipal Class EA and implement the policies of the Official Plan, it is recommended Future Interchange block (Block 22) remain in the draft plan. The block line between Blocks 15 and 16 will be shifted to the north so that Block 22 abuts only 1 industrial development block and a condition of draft plan approval will be added which indicates the City shall not convey either Block 16 or 22 until the Veterans Memorial Parkway Interchanges Environmental Assessment Study is completed. Lastly, it is recommended a holding provision be placed on both Block 16 and 22 indicating permitted uses are limited to existing uses until the Veterans Memorial Parkway Interchanges Environmental Assessment Study is completed. Should the Municipal Class EA recommend an interchange, Block 22 will be shown as a separate block on the registered plan. If the Municipal Class EA does not recommend an interchange, Block 22 will be incorporated into Block 16 and development will be permitted on the entire block.

The recommended approach of prohibiting development on Blocks 16 and 22 until the Municipal Class EA is completed was communicated to the Ministry of Municipal Affairs and Housing on October 4, 2006. While MTO has indicated they do not object to this approach, they have expressed some concerns with the planning approval process proceeding on the basis of a future interchange at the Veterans Memorial Parkway/Bradley Avenue intersection. They believe the transportation-planning component is integral to land use planning and both should be addressed concurrently. Lastly, they believe the other 3 quadrants of the intersection should also be addressed. As noted above, the recommended approach is not proceeding on the basis of a future interchange rather it is proceeding on the basis appropriate intersection improvements will be made to accommodate future traffic volumes. The Municipal Class EA will determine what intersection improvements are required. As the recommended draft plan protects Municipal Class EA alternatives, it is not considered premature to proceed with the planning approvals at this time.

The proposed draft pian as revised will allow development in conformity with Schedule "C" of the Official Plan.

Section 10.1.3. Area specific policies have been adopted by Council to implement the vision of the Airport Road South Area Plan. In addition to identifying the range of uses from traditional light industrial manufacturing and warehousing to office or technology oriented business, the area specific states some commercial development may be permitted on portions of Bradley Avenue. Also the policy sets out design standards and requires abutting rural residential properties to be protected from industrial development in accordance with MOE Guidelines. Lastly, the special policy states there may be proposals in the future where General Industrial uses may be considered on for lands on the east side of Veterans Memorial Parkway without requiring an amendment to the Official Plan.

Policies requiring a visual compatibility are to be implemented through the conditions of draft approval, the adoption of site specific zones, site plan approval and offers of purchase and sale. The proposed industrial development blocks are of sufficient size to accommodate the range of uses listed in the area specific policy together with impact mitigation measures such landscaping and separation distances. To date no commercial uses or general industrial proposal have been requested/considered and none are permitted in the recommended zoning.

20

Agenda Item # Page # n-l 39T-O6506/J. Leunissen

2-68OZL. Pompilii The proposed draft plan will allow industrial development in conformity with the area specific policy of the Official Plan.

Provincial Policy Statement The Official Plan is silent on the issue of industrial development along the Urban Growth Boundary and the City's municipal boundary. The existing UrbanlRural Interface policies apply to only those lands designated "Residential". Notwithstanding the Official Plan is silent on the issue of industrial development abutting the municipal boundary, the Provincial Policy Statement states: "prime agricultural areas are to be protected for long-term use for agriculture" and "the sustainability of the agri-food sector is to be promoted by protecting agricultural resources and minimizing land use conflicts". Generally the Ministry of Agriculture and Food has employed the Minimum Distance Separation Formula as a means of being consistent with the Provincial Policy Statement. Based on a combination site visit/desk top review of surrounding land uses, there are no significant livestock operations or barns capable of holding a significant number of livestock in close proximity to the subject lands. 2618 Bradley Avenue, the lands to the immediate east, does have a small accessory building and 10 to 15 years ago they did house sheep in the accessory building. In order to protect the potential to house livestock in this accessory building in the future, the recommended zoning should include a holding provision that limits uses within the minimum distance separation to existing uses. When the building is not longer capable of housing livestock, the holding provision can be removed.

Summary The proposed draft plan was evaluated against the Light Industrial policies, the features and symbols shown on Schedules " 6 and "C", and against the area specific policies in Chapter I O . Revisions to the plan are recommended to provide a greater buffer around the woodland/wetland and to protect alternatives to be considered by the Veterans Memorial Parkway Interchanges Environmental Assessment Study. No changes are required to the plan are required to comply with the Provincial Policy Statement; however, a holding provision will be applied to a portion of the site to comply with the Minimum Distance Separation requirements. The proposed plan as revised has been determined to be in conformity with the Official Plan and Provincial Policy Statement.

Does the Draft Plan conform to the Area Plan? On August 3, 2004, Council adopted the Airport Road South Area Plan, pursuant to Section 19.2.1. of the Official Plan, as a guideline document for the review of development applications within the Airport Road South Area. "The general community plan direction is summarized as follows:

Develop a high quality, well designed business park at this major gateway that will stimulate and promote economic growth in the City. Provide for light industrial, warehouse, office and technology firms to locate in a contemporary business park with complementary commercial facilities and other amenities that support the employment area. Provide a high standard of building and site design appropriate for a prestige business park and sensitive to the natural environment. and, Prepare urban design guidelines to ensure the vision and objectives are achieved including attention to streetscape, gateways, site design, landscaping, building design, and the frontages of Hamilton Road, Bradley Avenue, Old Victoria Road, Airport Road and Highway 401."

With appropriate conditions in purchase and sale agreements and high standards of site plan approval for development, the proposed revised plan will allow for well designed industrial development that will stimulate and promote economic growth in the city. Light Industrial, warehouse and technology related firms with accessory offices can be located on the proposed industrial development blocks in accordance with the direction set out in the Area Plan. The existing woodland/wetland feature will be retained which will provide passive recreational opportunities for future employees, encourage a high standard of landscaping on area lands and protect the existing functions and features of this natural heritage feature.

21


r--T----l


Airport Road South Area Plan

Map. l l , . ,

~ ~ .~ . .

Recommended~l.an6Use'Plan

NOTES:

39T-06506N. Leunissen 2-68021L. Pompilii

Airport Road South Urban Desiqn Guidelines On April 4, 2004, the City adopted the Airport Road South Urban Design Guidelines to provide greater vision and objectives to the Area Study. In accordance with the Design Guidelines, the road allowance leading into the subdivision from Bradley Avenue is sufficiently wide (28 m (92 ft)) to allow for enhances landscaping or gateway treatments. This will permit the construction of a 2 metre wide landscape median or enhanced landscaping in the boulevard. Industrial development blocks are of a size to facilitate visually appealing landscape treatments as prescribed by the Design Guidelines. The Guidelines also recommend stormwater management ponds are to be landscaped to create attractive facilities and integrate a trail system where necessary. To achieve this design feature, enhanced plantings, trails and trees will be required in the budgeting for stormwater management design and plantings. The Conceptual Stormwater Management Facility proposed for Block 12 includes an asphalt access road around the entire facility. The proposed service road for the stormwater management facility on Block 6 extends along the south and west boundaries. These access roads can double as pedestrian trails providing future employees passive recreational opportunities and contact with the woodland/wetland. Development Services Division of EESD will have to be cognizant of Council's Design Guidelines for enhanced landscaping of stormwater management facilities when approving the engineering drawings for this subdivision. Their approval will have a direct impact on determining if the final build out of public spaces with the subdivision meets Council's Design Guidelines. In order to fulfill this Guideline objective, it is recommended the Parks Planning and Design Section be an integral component of the landscape plan.

Other elements of the Urban Design Guidelines will be implemented through the detailed engineering drawings, the zoning by-law and the site plan application. For example, the nature of landscaping within the road allowance, provisions for hydro services underground, wooden or decorative poles, and the requirement for street trees are all implemented through the engineering drawings. The City's consultant and EESD are to have regard for the Guidelines, which contains a specific section on the "Public Realm", when reviewing and approving engineering drawings. Given Council has adopted specific Design Guidelines for this industrial park and several important components of the industrial parks vision are to be implemented along public streets and stormwater management facilities, it is recommended a report advising Committee Members how Council's vision has been implement in the public realm be submitted to Planning Committee after engineering drawings have been approved.

Other aspects of the Design Guidelines provide direction for the zoning by-law. Section 6.5 of the Guidelines recommends berming, planting or a combination of the two to screen views of the business park. The recommended Light Industrial Special Provision (L12(9)) Zone requires a minimum 5 m wide landscaped strip for all industrial development lands abutting Veterans Memorial Parkway. Maintenance of the vegetation in the buffer strip will be the responsibility of the future industrial owner.

The remaining recommendations in the Urban Design Guidelines, and perhaps the most important, deal with site development and building design. These recommendations are not dealt with through the draft plan, zoning or public spaces, but through future site plans and Offers of Purchase and Sale. The Airport Road South Business Park Urban Design Guidelines have been adopted by Council and must be implemented by the Site Plan Approval Section of Building Division. If there is any concern a proposed development is not consistent with the site development and urban design recommendations, the matter should be brought before the Planning Committee for deliberation. When Offers of Purchase and Sale are considered, an evaluation of how the purchaser's proposal and the conditions accepted by Realty Services complies with the Urban Design Guidelines should be included in the staff report submitted to Board of Control on sale of lands in this subdivision. This will provide Board of Control and Council with the information they need to ensure development proposal are consistent with their intent when they adopted the Airport Road South Urban Design Guidelines.

The proposed draft plan and recommended Zoning By-law allows for the implementation of the Airport Road South Area Plan and the Airport Road South Urban Design Guidelines. Other aspects of the Area Plan and the Design Guidelines can are to be implemented through design of public spaces, future applications for site plan approval and Offers of Purchase and Sale.

23


n K - l


Does the proposed draft industrial plan of subdivision constitute good planning? Industrial Development Blocks The main features of the proposed draft plan are 14 industrial development blocks, 3 stormwater management blocks, 1 woodland block and 1 future interchange block served by 3 new local streets. As noted above, the industrial development blocks are of sufficient size to accommodate proposed light industrial uses together with landscaping, berming, and sufficient setbacks to comply with the Official Plan and the Area Plan. Revisions to Blocks 15 and 16 to provide greater flexibility for the future interchange block will not reduce the functionality of these blocks from an industrial development perspective. In addition, these blocks will still be large enough to provide a 5 m buffer along the Veterans Memorial Parkway frontage.

It is also recommended the boundaries of Woodlot Block 11 be revised to provide a larger buffer for this woodland/wetland feature. Abutting stormwater management facility blocks and industrial development blocks can be modified to ensure they can function as intended by the Official Plan and Area Study.

The proposed draft plan will allow for appropriate industrial development and constitutes sound industrial development.

Stormwater Manaqement Blocks Proposed Stormwater Management blocks are believed to be of sufficient size to accommodate the proposed stormwater management facilities and are located in accordance with the completed Municipal Class EA for Storm/Drainage and SWM Servicing Works for Airport Road South Development Area. Revisions to the woodland block boundaries (Block 11) may require changes to the stormwater management blocks and industrial development blocks; however, any such changes are not expected to inhibit the functionality of the abutting land use or create a situation where the proposed lots do not conform to the zoning by-law. As such formal red- line amendments to the p,lan to accommodate stormwater management facilities are unlikely.

The proposed stormwater management facilities drain into a tributary of the Fekete Drain. The tributary is classified as a Class F Fish Habitat (Intermittent) and the main channel a Class C Fish Habitat (Permanent). Stormwater management facilities in this plan will not be permitted to adversely affect receiving waters and aquatic wildlife and comply with MOE water quality standards, The recommended conditions of draft approval require the City to satisfy this development standard acceptable to the UTRCA and DFO. In order to meet this standard it may be necessary to enlarge the SWM facilities, undertake remediation works downstream of this plan or some combination of these two options.

The proposed plan shows a separate block for access to the stormwater management facility - Block 25. Stormwater management facility maintenance access roads are integral to the stormwater management facility and there is no reason for it to be identified as a separate block on the plan. It is recommended Blocks 12 and 25 be combined into one block.

Road Pattern The proposed new industrial development lands are to be serviced by three new local roads, all 21.5.m .wide or wider. One of these roads is planned to extend to the north and ultimately connect to Hamilton Road. In support of this road pattern, the applicant has submitted a Traffic Study prepared by Paradigm Transportation Solutions, (October 2006). The internal roads are projected to have peak volumes within municipal standards. The study concludes that given little is known about specific uses and full build-out may not take place for 40 years, the City should monitor development applications as they are processed to track type of employment and employment density and revisit infrastructure requirements at regular intervals. For example, infrastructure needs should be evaluated at 25%, 50%, 75% and 100% occupancy of each phase to determine trip generation.

Until such time as the lands to the north are developed for industrial purposes and a second permanent access to a public road can be established, the proposed plan contains only one permanent access for approximately 59 ha (147 ac) of industrial development. With necessary improvements to Bradley Avenue, this access is expected to be able to service industrial operations within the draft plan under normal circumstances. However, if for some reason Street “A” between Bradley Avenue and Street “ B is blocked (vehicular accident, watermain break); there will be no means of access for emergency vehicles or egress for future

24


r - - - - - l

39T-O6506/J. Leunissen Z-68021L. Pompilii

employees. A second means of access for emergency vehicles is recommended and the most practical opportunity for a second means of access is via the stormwater management facility to Veterans Memorial Parkway. The second means of access need not be an open public road. It is recommended access to the Veterans Memorial Parkway be provided form emergencies only through stormwater management facility Block 12. As a 4.0 m wide asphalt service road is proposed around the entire facility, extending the asphalt to connect with Veterans Memorial Parkway will not result in significant additional cost to the Owner. It will be necessary to erecting bollards and chains to prevent this service road from being used in non-emergency situations.

Recent residential plan of subdivision containing cul-de-sacs have been red-lined to reduce the number of dead-end roads. This plan contains two permanent cul-de-sacs and one temporary cul-de-sac and it is not recommended the plan be red-line amended to construct through streets. The rationale for eliminating cul-de-sacs in residential subdivision includes providing improved pedestrian and vehicular linkages between neighbourhoods and a greater sense of community. Eliminating cul-de-sacs may reduce maintenance costs and allow for improved access for emergency vehicles. The benefits of connecting Streets “ B and “C” has drawbacks including the additional costs of road construction. In this instance is providing improved access for emergency vehicles and perhaps reducing road maintenance expenditures of greater value that the cost of approximately 240 m (787 ft) of road? As an access for emergency vehicles is being provided through the north end of Street “C” and maintaining an additional 240 m of road is likely to result in increased maintenance costs, the answer is no. Red-lining the plan to connect the two cul-de-sacs is not recommended.

A number of factors were considered when determining the location of Street “A along the Bradley Avenue frontage including separation distance from the Veteran’s Memorial ParkwaylBradley Avenue intersection, impact on the lands to the south and creation of functional industrial development blocks. Without the Veterans Memorial Parkway Interchanges Environmental Assessment Study being completed, Street “A” must be located sufficiently east of the Veterans Memorial ParkwaylBradley Avenue intersection to protect for the possibility of an interchange. South of the subject lands, at 2555 Bradley Avenue, is a grain dealer with 6 large grain elevators and a barn. This operation is expected to remain for the long term. Access to the proposed plan must allow for an extension to the south without impacting the grain dealer use. The proposed location of Street “A satisfies all these objectives: it will allow for safe turning movements should an overpass be constructed, it allows for an extension without affecting an expected long-term use to the south and it results in functional, marketable industrial blocks. The location of Street “A along the Bradley Avenue frontage is considered appropriate for the short and long term development area.

Union Gas Union Gas has a high pressure pipeline and regulator station along the northern boundary of Bradley Avenue. If the Veterans Memorial Parkway Interchanges Environmental Assessment Study recommends an interchange at the Veterans Memorial ParkwaylBradley Avenue intersection, negotiations will have to commence with Union Gas to relocate the regulator station. If the Municipal Class EA does not recommend an interchange, the existing regulator station does not impose significant development restrictions on the development of Block 16. The condition of draft approval prohibiting the City from conveying these lands until the Municipal Class EA will assist the City in any future negotiations with Union Gas should they be necessary.

Union Gas also has a high pressure pipeline along the limit of Bradley Avenue. The Technical Standards & Safety Authority (TSSA) recommends a 20 m setback between buildings intended for human occupancy and the nearest pipeline. As buildings within the proposed draft plan are not intended for human occupancy no special setback regulation from the pipeline is warranted.

Capital Expenditures The Environmental and Engineering Department has estimated the total cost for external road work related to this phase of development not including London Hydro costs could be as $7.93 million if an interchange along Veterans Memorial Parkway and Bradley Avenue is required or $3.37 million without interchanges. These estimates are broken down as follows:

25


r - l r -7

39T-O6506/J. Leunissen Z-68021L. Pompilii

. . interchangs Parkway at Bradley Avenue Reconstruction of Bradley Between Veterans Memorial Approx. $850,000 Avenue (2 lanes)

Street lighting installation On Bradley Avenue from Approx. $80,000

Parkway and the east limit of the plan

Veterans Memorial Parkway to the east limit of the plan


Reconstruction of Bradlev Avenue (4 lanes)

Auxiliary turn lanes


In addition. the Citv of London

4 lanes between Veterans Memorial Parkway and Street 'A and 2 lanes between Street 'A and the east limit of the plan At various intersections on Bradley Avenue and Veterans Memorial Parkway On Bradley Avenue from Veterans Memorial Parkway to the east limit of the plan

ill be resDonsible for all London



Approx. $80,000

Total approx. CWB cost: $3.37 million ivdro costs associated with tht

system expansion-to and within the development, but may receive rebates from London Hydro based on connected load over a five year connection window.

The above-noted cost estimates will be considered along with other economic, environmental and social factors as part of the Veterans Memorial Parkway Interchanges Environmental Assessment Study which is expected to be completed in the summer of 2007. As per the City's standard practice, efforts will be made to minimize costs. Until such time as the Municipal Class EA is completed, allowances must be made to allow the industrial plan to develop either with or without an interchange.

Funding for external road works for all phases of the Airport Road Industrial Area Capital Project is estimated at $24.35 million. Should additional funding be required to complete other phases of the Airport Road Industrial Area project, it will be as the discretion of City Council. The lack of provision of funding may result in undue servicing or lower level of servicing (roads) until capital is available.

26

Agenda Item # Page # r--m 39T-O6506/J. Leunissen

Z-6802/L. Pompilii RED LINE AMENDED DRAFT PLAN

~ .... ~. ~ ~, ... ” . . ~ ~~~~

39T-06506IJ. Leunissen Z-6802/L. Pompilii

Shift the south and east boundary of Block 11 abutting Blocks 6, 7 and 10 and road allowance of Street "C" to 8 m beyond the dripline; Shift the west and south boundary of Block 11 Blocks 12, 13 and 25 to 15 m beyond the dripline; Shift the SWM maintenance access to 15 m beyond Block 11 and combine into Block 12; Shift the block boundary between Blocks 15 and 16 north to the end of the Future Interchange Block 22; Extend 0.3 m reserve Blocks 19 and 20 to 100 m from the Bradley Avenue road wid en i n g ; Delete "Future" in reference to Block 22 and replace it with "Possible"; and, Delete the reference to "Future" from all the 0.3 m reserve blocks.

Recommended Revisions to the Draft Plan

Nature of the proposed application and the appropriateness of the recommended zones The purpose and effect of this zoning change (2-6802) is to implement the recently approved Official Plan amendments (O.P.A. #335 and #337) and the Council adopted community plan for the Airport Road South Planning Area. Municipal Council recently created a special zone provision to assist with the implementation of the Council adopted Urban Design Guidelines and the approved special policies of the Official Plan, intended for lands within the Innovation Business Park, that provide specific direction relating to site design, location, and distribution of land uses and integration with existing adjacent development.

The overall Zoning By-law review is being considered for all city-owned lands within the Airport Road South Planning Area. A future Zoning By-law amendment for the balance of city-owned land within the Airport Road South Planning Area (2333 and 2429 Bradley Avenue) will be brought before Planning Committee at future date. This will allow municipal staff additional time and opportunities to consider appropriate zoning for these lands. Separating this zoning review by dealing only with the lands within the proposed draft plan of subdivision (39T-06506) will assist with the facilitation of this draft plan and provide for zone boundaries that are consistent with the block and lot configuration of industrial plan of subdivision.

Appropriateness of the recommended zones: The recommended Zoning By-law Amendment proposes to change the existing zoning from an Urban Reserve (UR6) Zone and Environmental Review (ER) Zone to a holding Light Industrial Special Provision h.L12(9) Zone, a holding Light Industrial Special Provision (h.h-36.L12(9)) Zone, and Open Space (OS1 & OS5) Zones in By-law Z.-1 to the subject lands.

The recommended Light Industrial Special Provision L12(9) Zone is a site specific zone designed zone for the Airport Road South Area (Innovation Business Park) and it permits uses and provides site specific direction for landscaping, buffering, setbacks, loading and open storage and separation distances. One means the L12(9) Zone regulates the site is by providing specific landscaping requirements for lands adjacent to the Veterans Memorial Parkway (Airport Road) corridor. The L12(9) Zone is designed to assist in implementing the Urban Design Guidelines and the site specific Official Plan policies and is considered appropriate for the industrial component of the subject lands.

The recommended Open Space Zones: The recommended Open Space Zone variations applied to individual blocks within draft plan 39T-06506 are OS1 and 055. The OS5 Zone applies to the woodland/wetland lands located in red-line amended Block 11. The Open Space (OSl) Zone is recommended for the 2 proposed stormwater management blocks (Blocks 6 and 12) located adjacent to Veterans Memorial Parkway (Airport Road) corridor and Street A, respectively. Application of the OS5 and OS1 zones to woodland/wetland lands and stormwater management facilities respectively is consistent with the approach used in other areas of the city and is considered appropriate for these blocks.

28

Agenda Item # Page # r - r n 39T-06506N. Leunissen

Z-6802/L. Pompilii

Holdinq Provision: It is recommended a holding provision be applied to the land as full municipal services are not currently available to the site. While stormwater is planned to be treated on site and the sanitary sewer is in close proximity to the site, water is to be extended from Bradley and Jackson. As with all subdivisions where full municipal services are not immediately available to service the lands, a holding provision is applied. This approach demonstrates to the owner and prospective purchasers the development cannot take place until full municipal services are available.

A second holding provision is recommended for lands within 170 m of the accessory building on 2618 Bradley Avenue. This building was previously used to house livestock and the potential remains for it to house livestock in the future. In order to be consistent with the Provincial Policy Statement, to minimize the potential for land use conflicts and protect the long-term viability of the agricultural operation, the zoning on the lands within the draft plan must prohibit new industrial uses until there is not longer to potential to house livestock in the accessory building. Application of a holding provision to an industrial area is not unique to this location. Holding Provision (h-36) was previously created to protect livestock potential and is considered appropriate in this instance.

An additional holding provision is recommended for Blocks 16 and 22 pending completion of the Veterans Memorial Parkway Interchanges Environmental Assessment Study. The Municipal Class EA will determine what type of intersection at this location is appropriate and this will determine land needs and road widths. Until such time as the Municipal Class EA is completed, the limit of industrial development cannot be established. The recommended holding provision demonstrates through zoning that the Municipal Class EA must be completed before industrial development can take place.

What issues were raised by the public and how are they proposed to be addressed? Area residents did not raise any concerns with the proposed plan and only one member of the public commented on the plan. The respondent raised issues such as road pattern, street names, landscaping and intensity of development. The issue of road pattern (cul-de-sacs) is addressed elsewhere in this report. Council policy regarding street names allows the developer to request street names and it is recommended at least one street be named after a veteran. Requested street names are reviewed to avoid duplication and street names which sound alike. The developer is free to choose names which they believe reflect the image of the project be it an industrial park or a residential subdivision

Council has adopted Official Plan policies and Urban Design Guidelines which identify these lands as prestige industrial lands. Above normal urban design features are required in this subdivision on public lands include additional landscaping along Veterans Memorial Parkway, gateway treatment, hydro lines below ground on new municipal roads. High order urban design is also required on private property and site plan applications are to be evaluated against the objectives contained in the Council adopted Design Guidelines. Requiring dense industrial development in this industrial park may conflict with some aspects of the vision set out by Council when the Official Plan policies and Urban Design Guidelines were adopted. As opposed to a dense industrial development, Council's vision is for this industrial park is one which encourages pedestrian as well as vehicular movements.

Landscaping on site is to be a major element of the theme of this subdivision. It will be used to link private and public lands. Natural areas and stormwater management facilities are to be connected to the City's multi-use path network where possible. The maximum height of buildings shall generally be limited to 4 stories but this can be increased to 6 stories along gateway locations. Council has established a vision for this subdivision and to deviate from that vision would be contrary to the commitments made by the City to existing and future industrial establishments about the character of the area.

29


r - l r - -

39T-06506N. Leunissen 2-680ZL. Pompilii

Demolition of 2548 Bradley The applicant is proposing to demolish all existing buildings and structures including two barns at 2492 Bradley Avenue and a dwelling unit and two barns at 2548 Bradley Avenue. Notice of the proposed demolition to the residential dwelling was included in the Notice of Public Meeting and the Living in the City advertisement. None of the buildings are on the City's adopted Heritage Inventory.

According to the background study undertaken through the Area Study process, the mode of construction and materials used to build the barns at 2492 Bradley Avenue make them worthy of consideration to be on the City's Heritage Inventory as Priority 3 buildings. The City's Heritage Planner not recommended they be added to the inventory; rather, that that prior to any disturbance of the site he be given the opportunity to photo-document the barns. In addition, he indicated the materials may valuable to area museum i.e. Fanshawe Park Pioneer Village. It is recommended the City's Heritage Planner work cooperatively with our Realty Services Division to investigate the possibility of re-locating the barn andlor reusing the materials.

I CONCLUSION

The City of London has submitted a draft plan of subdivision and initiated a zoning review for light industrial development on 84 ha (207 ac) of land on the northeast corner of Veterans Memorial Parkway and Bradley Avenue The recommended plan has been evaluated against the Light Industrial Policies and the Area Specific Policies of the Official Plan, the Council adopted Airport Road South Area Plan and Airport Road South Urban Design Guidelines and been determined to conform to these policies and guidelines.

The recommended plan and conditions of draft approval will protect an existing natural heritage feature and provides for the possibility of a future interchange at the intersection of Veterans Memorial Parkway and Bradley Avenue. A final decision on any interchange will be considered by Council upon completion of a Municipal Class EA.

In accordance with the policies of the Official Plan, a Light Industrial Special Provision Zone is recommended for the developable portion of the plan. It will permit the range of uses allowed by the Official Plan and contains specific landscaping, setback and open storage regulations intended to assist in implementing the vision for this area.

It is recommended several holding provisions be applied to the site. Until full municipal services are available to the site is it recommended a holding provision be applied to all the proposed industrial development lands. A second holding provision is recommended for lands in close proximity to the accessory building at 2618 Bradley Avenue. The holding provision h-36 requires future development to comply with the Province's Minimum Distance Separation calculations and is necessary to ensure future development is consistent with the Provincial Policy Statement. A third holding provision is recommended and it is to be applied to only Blocks 16 and 22. This holding provision will limit permitted uses to existing uses until the Veterans Memorial Parkway Interchanges Environmental Assessment Study is completed.

30

Agenda Item # Page # r--

39T-O6506/J. Leunissen Z-6802/L. Pornpilii

January 30,2007 JLlLP "Attach."

31

Agenda Item # Page # r lm 39T-O6506/J. Leunissen

Z-6802/L. Pompilii

APPENDIX "A"

Bill No. 2007

By-law No. 2.-1-07

A by-law to amend By-law No. Z.-1 to rezone an area of land legally described as Part of Lots 3 and 4, Concession 1 (geographic Township of Westminster).

WHEREAS The City of London has applied to rezone an area of land legally described a Part of Lots 3 and 4, Concession 1 (geographic Township of Westminster), now in the City of London, municipally known as located at 2492 and 2546 Bradley Avenue, as shown on the map attached to this by-law, as set out below;

AND WHEREAS this rezoning conforms to the Official Plan;

THEREFORE the Municipal Council of The Corporation of the City of London enacts as follows:

Schedule "A" to By-law No. Z.-1 is amended by changing the zoning applicable to lands legally describe a Part of Lots 3 and 4, Concession 1 (geographic Township of Westminster) now in the City of London, as shown on the attached map comprising part of Key Map No. 138, from an Urban Reserve (UR6) Zone and an Environmental Review (ER) Zone to a holding Light Industrial Special Provision (h.L12(9)) Zone, a holding Light Industrial Special Provision (h.h- 36.L12(9)) Zone, an Open Space (OSI) and an Open Space (OS5) Zone.

1) Section Number 3.8(2) of the Holding Provisions Section to By-law No. Z.-I is amended by adding the following holding provision:

-) h-- Purpose: In order to ensure there are no conflicts between Veterans Memorial Parkway and development on these lands, the h-- shall not be deleted until the Veterans Memorial Parkway Interchanges Environmental Assessment Study is completed. lnterim Permitted Uses: Existing Uses. )

The inclusion in this By-law of imperial measure along with metric measure is for the purpose of convenience only and the metric measure governs in case of any discrepancy between the two measures.

This By-law shall come into force and be deemed to come into force in accordance with Section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended, either upon the date of the passage of this by-law or as othewise provided by the said Section.

PASSED in Open Council on February 19,2007.

32


Anne Marie DeCicco-Best Mayor

Kevin Bain City Clerk

First Reading - February 5, 2007 Second Reading - February 5, 2007 Third Reading - February 5, 2007

33

Agenda Item # Page # r-----

39T-O6506/J. Leunissen 2-680ZL. Pompilii

APPENDIX “39T-06506-1” (Conditions to be included for draft plan approval)

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

06506 ARE AS FOLLOWS: FINAL APPROVAL FOR THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T-

NO.

1

-

2.

3.

4.

5.

6.

7.

8.

9.

10.

11

CONDITIONS

That this approval applies to the draft plan submitted by Carol Wiebe of MHBC Planning Limited on behalf of the Corporation of the City of London (File No. 39T-06506), certified by J. A. Smith, OLS, of Callon Dietz Incorporated, Drawing No. AI-DPI, dated 14/03/06, as red-lined which shows 14 industrial development blocks, 2 stormwater management blocks, 1 woodland block, 1 possible interchange block, and several road widening and 0.3 m reserve blocks all served by 3 new streets.

That this approval of the draft plan applies for three years and if final approval is not given by that date, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority.

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

That the street@) shall be named to the satisfaction of the Manager of Subdivision and Special Projects.

That the municipal address shall be assigned to the satisfaction of the Manager of Subdivision and Special Projects.

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

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

That the City agrees through an undertaking to satisfy all the requirements, financial and otherwise, including, but not limited to, surfacing of roads, installation and maintenance of services, drainage and grading, tree planting and tree preservation for this subdivision.

That the City grant to the appropriate authorities such easements as may be required for utility or drainage purposes.

The City agrees to implement the standard requirements for subdivision development concerning sedimentation and erosion control measures during all phases of construction except where construction is in proximity to lands zoned Open Space. In these locations robust silt fencing is required. . The City’s consulting engineer shall have these requirements established and approved by the City Engineer, prior to any work on the site. Prior to the commencement of any grading or alteration on site, the City shall obtain a site alteration undertaking or a subdivision undertaking and obtain any necessary approvals from the UTRCA.

The City shall not commence any construction or installations of any kind (eg. Clearing or servicing of land) involved with this plan prior to obtaining all necessary permits, approvals and/or certificates that need to be issued in conjunction with the development of the subdivision, unless othewise approved by the General Manager of Planning and Development in writing; (eg. MOE certificates; CitylMinistrylAgency permits: Approved

35

12.

13.

14.

15.

16.

17.

18.

19.

20.

21.

22.

39T-O6506/J. Leunissen 2-6802IL. Pompilii

Works, water connection, water-taking, navigable waterways; approvals: UTRCA, MNR, MOE, City; etc; etc.).

The City shall prior to the submission of engineering drawings, have a report prepared by a qualified consultant, and if necessary a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City Engineer. If necessary, the report is to also address any contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report are to be reviewed and approved by the City Engineer, included in the pertinent engineering drawings and any undertakings by the City of London prior to any work on the site. Should any remedial works be recommended in the report, the owner shall to complete these works to the satisfaction of the City Engineer.

The City shall make the necessary arrangements to provide an emergency access to this subdivision to the satisfaction of the City Engineer and the General Manager of Planning and Development should the plan be registered in phases.

The City shall direct all construction traffic associated with this draft plan of subdivision routes designated by the City Engineer all to the satisfaction of the City Engineer and General Manager of Planning and Development.

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

All property lines abutting stormwater management Blocks 6 and 12 be monumented to delineate the property line within one (1) year of registration of the plan to the satisfaction of the General Manager of Planning and Development.

The City shall fence with a 1.5 m high chain link fence, all industrial development blocks abutting Block 11 within one (1) year of registration to the satisfaction of the General Manager of Planning and Development.

The City shall implement the recommendations of the Innovation Park Phase 4 Environmental Impact Study (Revised) dated October 4Ih, 2006, to the satisfaction of the General Manager of Planning and Development through engineering drawings and site plan approvals.

The City shall not grade within Block 11. Where blocks abut Block 11, all grading at the interface with the open space areas are to match grades to maintain exiting slopes, topography and vegetation. In instances where this is not practical or desirable, any grading into the open space shall be to the satisfaction of the General Manager of Planning and Development.

The plan to be registered shall establish the property line between Blocks 6, 10 and possibly Block 7, and Block 11 to be eight (8) metres from the existing dripline to the satisfaction of the General Manager Planning and Development.

The plan to be registered shall establish the property line between Block 12 and possibly Block 13 and Block 11 to be fifteen (15) metres from the existing dripline to the satisfaction of the General Manager of Planning and Development.

The City shall prepare a tree preservation report and plan for lands within the proposed draft plan of subdivision. The tree preservation report and plan shall be focused on the preservation of quality specimen trees within development blocks. The tree preservation report and plan shall be completed in accordance with current approved City of London guidelines for the preparation of tree preservation reports and tree preservation plans, to

36

Agenda Item # Page # m-

39T-06506/Ja Leunissen Z-68021L. Pompilii

the satisfaction of the General Manager of Planning and Development prior to servicing drawing submission. Tree preservation shall be established first and gradingkervicing design shall be developed to accommodate maximum tree preservation as per the Council approved Tree Preservation Guidelines.

The City shall obtain Approval from the London Fire Department prior any burning of materials on-site.

The City in consultation with the LTC, shall indicate on the approved engineering drawings the possible 'Future Transit Stop Areas". The City shall install signage as the streets are constructed, indicating "Possible Future Transit Stop Area" in the approximate stop locations. The exact stop locations shall be field located as the adjacent sites are built, at which time the City shall install a 1.5 metre wide concrete pad between the curb and the boulevard at the finalized stop locations.

The City shall comply with all the requirements of Union Gas with respect to works to be completed on or in the vicinity of the existing Union Gas pipeline.

The City by by-law or on registration of the plan, dedicate sufficient land as road allowance to widen Bradley Avenue to 18 metres from the centreline of the original road allowance to the satisfaction of the City Surveyor.

The City shall provide 0.3 m (1 ft) reserve blocks to restrict access to Street "A" from Bradley Avenue to 100 m north of Bradley Avenue. The City shall advise subsequent owners of land abutting the 0.3 m reserve the extent and limits of these reserve blocks can be re-evaluated based on specific development proposals at the Site Plan stage.

The City shall construct sidewalks within the subdivision at such time as 75% of the lots are developed.

The City shall provide the budget to construct sidewalks along Bradley Avenue to the satisfaction of the City Engineer and when requested by the City Engineer.

The City shall establish a Traffic Management Plan (TMP) in compliance with City Guidelines to the satisfaction of the City Engineer for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision.

Prior to the submission of engineering drawings the City shall verify the adequacy of the decision sight distance on Street "A" at Bradley Avenue. If sight lines are not adequate, the internal roads shall be relocated and/or undertake external road works to establish adequate decision sight distances to the satisfaction of the City Engineer.

The City shall construct auxiliary turn lanes on Bradley Avenue to accommodate anticipated traffic demands when determined warranted, and to the satisfaction of, the City Engineer.

The City shall install traffic signals at the intersection of Street "A" and Bradley Avenue when determined warranted by, and to the satisfaction of, the City Engineer.

The City shall consult the General Manager of Planning and Development when designing and constructing gateway treatment in accordance with the Airport Road South Urban Design Guidelines for the intersection of Street "A" and Bradley Avenue.

The City shall install street lights along the Bradley Avenue frontage when determined warranted by, and to the satisfaction of, the City Engineer.

The City shall not convey Block 16 and or 22 until the Veteran's Memorial Parkway Interchanges Environmental Assessment Study is completed for the Veteran's Memorial Parkway/Bradley Avenue intersection.

23.

24.

25.

26.

27.

28.

29.

30.

31.

-

32.

33.

34.

35.

36.

37

Agenda Item # Page# m r - - -

39T-06506IJ. Leunissen Z-6802/L. Pompilii

The City shall protect area wells from adverse affects of construction. If water quality or quantity is affected, the City shall provide a temporary water supply. If wells are permanently affected by construction or development of this development, the City shall take steps to provide a permanent water supply system to affected property owners at no cost to the affected property owner@).

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

51.

52.

39

39T-065061J. Leunissen Z-6802/L. Pompilii

APPENDIX "39T-06506-2" MUNICIPAL REQUIREMENTS

A. SEWERS & WATERMAINS

1. Sanitarv:

a) The Owner shall connect the proposed sanitary sewers to serve this plan to a municipal sewer system, namely, the existing 675 mm (27") sanitary sewer on Veterans Memorial Parkway (Airport Road), south of Hamilton Road.

The Owner agrees this proposed subdivision is located in the Pottersburg Pollution Control Plant sewerage shed, and that registration of the plan and subsequent development is subject to the availability of sewage treatment capacity at that treatment plant for this subdivision.

The Owner acknowledges that, if treatment capacity is available at the said treatment plant at the time the subdivision agreement is prepared, then capacity for this subdivision will be reserved at that time by the City Engineer on the condition that registration of the subdivision agreement and the plan of subdivision occur within one (1) year of the date specified in the subdivision agreement.

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

The Owner shall complete the sanitary sewer servicing for this area generally in accordance with the "Innovation Park Phase 3 and 4 Sanitary Servicing Report" prepared by Earth Tech Canada and dated March 2006.

d) Information:

b)

c)

The City of London, in compliance with the Airport Road South Area Study and the previously completed Airport Road South Area Sanitary Servicing Class Environmental Assessment by RV Anderson and Associated Ltd., December 2004, recently completed the detailed design and construction of the trunk sanitary sewer along Hamilton Road and through Phase 1 of Innovation Park from the existing River Road trunk sanitary sewer to Veterans Memorial Parkway. This newly constructed sewer will provide the sanitary sewer outlet for Phase 4 and is consistent with all previous sanitary design area plans.

2. Storm and Stormwater Manaaement:

a) The Owner shall discharge the stormwater flows from the majority of this plan to the existing Fekete Drain which crosses the northern portion of this plan and discharges to an existing concrete box culvert crossing Veterans Memorial Parkway approximately 260 metres south of Hamilton Road.

The Owner shall discharge the stormwater flows from a portion of Blocks 15, 16 and 17 of this plan to an existing culvert crossing Veterans Memorial Parkway approximately 300 metres north of Bradley Avenue, all in accordance with the servicing drawings accepted by the City for Airport Road South Industrial Park Phase 1.

40

Agenda Item # Page# mr--


The Owner shall complete all design and construction of StormlDrainage and Stormwater Management (SWM) Servicing Works for the Airport Road Industrial Park Subdivision in accordance with the requirements and specifications of the City Engineer and the Municipal Class EA Schedule B for StormlDrainage and SWM Servicing Works for Airport Road South Development Area, and the approval of the Ministry of the Environment.

b)

c) The Owner shall address all design and construction works related to the mitigation measures which deal with the potential impacts on the Flood Plain lines on the downstream properties associated with the Airport Road Industrial Park Subdivision land development in accordance with the proposed undertaking that may include, but not limited to, the following:

i) enlargement of the SWM Facilities within this plan to mitigate any potential impacts on the existing Flood Plain lines; or

ii) the remediation works within the downstream portion of the watercourse to provide additional conveyance capacity to service the subject lands in order to maintain the existing Flood Plain lines; and/or

combination of some enlarging of SWM Facilities on the subject lands and some remediation works within the downstream portion of the watercourse (external to the subject plan) to mitigate the post development conditions on the subject lands.

iii)

It being noted that the proposed works must be acceptable to the Upper Thames River Conservation Authority (UTRCA) and that all costs of the above-noted works will be borne by the Owner.

3. Water Mains:

a) The Owner shall connect the proposed watermains to serve this plan to a municipal water system, namely, to the existing municipal 900 mm (36) diameter high pressure watermain on Jackson Road.

The Owner shall extend the existing high pressure watermain feed on Jackson Road along Bradley Avenue from Jackson Road to Street ‘ A of this plan.

The Owner shall provide ‘‘looping’’ of the water main system constructed for this subdivision, all to the specifications of the City Engineer.

The Owner shall have its professional engineer provide a water servicing report which addresses the following: 0 identify external water servicing requirements: ii) confirm capacity requirements are met; iii) identify need for the construction of external works; iv) identify the effect of development on existing water

infrastructure/identify potential conflicts; v) water system area plan@): vi) water network analysislhydraulic calculations for subdivision

report; vii) phasing report; viii) oversizing of water maidcost sharing agreements.

b)

c)

d)

41

Agenda Item # Page # r------n


e) Information:

The City has identified a need for a supply watermain on Bradley Avenue from Jackson Road to Veterans Memorial Parkway (Airport Road) currently identified in the Water Budget to be constructed in 2009.

4. General:

a) The Owner shall connect the sewers and water mains to be constructed in this subdivision to the existing outlets and watermains to the specifications of the City Engineer.

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

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

b)

c)

d) The Owner shall notify all future developers that sewage control manholes, built to City of London standards, may be required for each individual industrial block in accordance with Industrial Waste By-law, No. w-982-iaa.

e) No sewers are to be constructed on easements without the necessary approvals from the Environmental Services Department.

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

h)

8. STREETS, TRANSPORTATION & SURVEYS

1. Roadwav Aliqnments and Geometries:

a) The cul-de-sacs on Street ‘B and Street ‘C‘ are to be constructed in accordance with City of London Standard DWG. SR-5.l.or variation thereof as shown on the draft plan, and as approved by the City Engineer.

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

The Owner shall provide road alignments and geometries in accordance with the minimum standards of the City of London and to the satisfaction of the City Engineer.

The Owner shall construct all streets in this plan to collector or local industrial road standards as directed by and to the satisfaction of the City Engineer.

The Owner shall verify the adequacy of the decision sight distance on Street ‘ A at Bradley Avenue. If the sight lines are not adequate,

42

b)

c)

d)

e)


l r - - T

39T-065061J. Lsunissen Z-6802/L. Pompilii

subdivision streets are to be relocated and/or road work undertaken to establish adequate decision sight distance to the satisfaction of the City Engineer.

2. Minimum Centreline of Road Radii:

All streets in the subdivision are to have centerline radii which will accommodate heavy truck traffic movements.

3. Road Widths:

a) Street 'A, Street ' B and Street 'C' are to have a minimum road pavement width (excluding gutters) of 9.5 metres (31.2') with a minimum road allowance of 21.5 metres (70').

The Owner shall construct auxiliary turn lanes on Street 'A at Bradley Avenue to accommodate the traffic demand anticipated as a result of the full build out of these lands to the extent and satisfaction of the City Engineer.

b)

4. Sidewal kslBikewavs:

a) The Owner shall construct a 1.5 metres (5') sidewalk on one side of the following streets:

i) Street 'A -west side ii) Street ' B -south boulevard iii)

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

Street 'C' - south and west boulevard

b)

5. Boundary Road Works:

a) The Owner shall construct auxiliary turn lanes on Bradley Avenue to accommodate the traffic demand anticipated as a result of the full build out of lands within this plan of subdivision, to the extent and satisfaction of the City Engineer.

The Owner shall install traffic signals at the intersection of Bradley Avenue and Street 'A when determined warranted by the City Engineer.

b)

6. Road Wideninq:

a) The Owner shall be required to dedicate sufficient land to widen Bradley Avenue to 18.0 metres (59.06") from the centerline of the original road allowance.

The Owner shall be required to dedicate 6.0 m x 6.0 m "daylighting triangles" at the intersection of Street 'A with Bradley Avenue in accordance with the Z-1 Zoning By-law, Section 4.24.

The Owner shall be required to dedicate 3.0 m x 3.0 m "daylighting triangles" at the intersection of all 21.5 m right-of-ways (eg. Street 'A at Street 'C' and Street ' A at Street 'B'), to satisfy requirements necessary for servicing bus transit routes, as specified by the City Engineer.

The Owner shall hold Block 22 out of development for possible future interchange needs.

b)

c)

d)

43

Agenda Item # Page # mb 39T-065061J. Leunissen

Z-6802/L. Pompilii

7. Vehicular Access:

a) The Owner shall ensure that no vehicular access will be permitted to any blocks from Bradley Avenue and Veterans Memorial Parkway (Airport Road). All vehicular access is to be via the internal subdivision streets.

The Owner shall restrict access to Street ' A from Bradley Avenue to 100 metres north of Bradley Avenue along both sides of this street.

b)

8. Construction Access/TemDorarv/Second Access Roads:

a) The Owner shall direct all construction traffic associated with this draft plan of subdivision to utilize Bradley Avenue via Veterans Memorial Parkway (Airport Road) or other routes as designated by the City Engineer.

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

b)

9. Street Liqhtinq

The Owner shall be required to install street lighting at the intersection of Bradley Avenue and Street 'A of this subdivision as determined to be warranted by and to the specifications and satisfaction of the City Engineer.

10. General:

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

The Owner shall establish and maintain a Traffic Management Plan (TMP), when directed by the City, in conformance with City guidelines and to the satisfaction of the City Engineer for any construction activity that will occur on existing public roadways needed to provide services for this plan of subdivision. The TMP is a construction scheduling tool intended to harmonize a construction project's physical requirements with the operational requirements of the City of London, the transportation needs of road users and access concerns of area property owners. The Owner's contractor(s) shall undertake the work within the prescribed operational constraints of the TMP. The TMP will be submitted and become a requirement of the subdivision servicing drawings for this plan of subdivision.

Blocks for 0.3 m (1') reserves will be required at the following locations:

i) ii)

iii)

iv)

The Owner shall construct a temporary turning facility for vehicles at the following location:

i) to the specifications of the City Engineer.

b)

c)

Bradley Avenue - along the entire frontage of plan Veterans Memorial Parkway (Airport Road) -along entire frontage of plan Street 'A - from Bradley Avenue to 100 metres north of Bradley Avenue along both sides of this street Street 'A - north limit of plan

d)

Street 'A - north limit of plan

44

Agenda Item # Page#

39T-O6506/J. Leunissen Z-68021L. Pompllii

The Owner shall construct Street 'A, Street '8' and Street 'C' to industrial road standards.

e)

C. GENERAL CONDITIONS

1. The Owner shall have the common property line of Veterans Memorial Parkway (Airport Road) and Bradley Avenue graded in accordance with the City of London Standard "Subdivision Grading Along Arterial Roads".

The Owner shall implement the requirements of the City of London concerning sedimentation and erosion control measures during all phases of construction. The Owner's professional engineer shall have these requirements established and approved by the City Engineer prior to any work on the site.

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

The Owner shall install standard barricadedwarning signs at the limits of dead end streets within this plan to the specifications of the City Engineer.

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

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

The Owner shall ensure that construction or installations of any kind (eg. clearing or servicing of land) involved with this plan shall be undertaken prior to obtaining all necessary permits, approvals andlor certificates that need to be issued in conjunction with the development of the subdivision, unless otherwise approved by the City in writing; (eg. MOE Certificates; City/Ministry/Government permits: Approved Works, water connection, water-taking, crown Land, navigable waterways: approvals: UTRCA, MNR, MOE, City; etc.)

2.

3.

4.

5.

6.

7.

8. The Owner shall have a report prepared by a qualified consultant, and if necessary, a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City Engineer. If necessary, the report is to also address any contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report are to be reviewed and approved by the City Engineer, prior to any work on site. Should any remedial works be recommended in the report, the Owner shall ensure these works are completed to the satisfaction of the City.

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

45

39T-065061J. Leunissen Z-6802/L. Pompilii

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

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

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

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

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

IO.

11.

12. Urban Works Reserve Fund:

The Owner may submit claims against the Urban Works Reserve Fund in accordance with By-law No. C.P.-1440-167, as follows, and the City will determine if these claims are eligible:

i) street lights at the intersection of Street 'A and Bradley Avenue (50% of total cost)

ii) traffic signals at the intersection of Street 'A' and Bradley Avenue (50% of total cost)

iii) left and right turn auxiliary lanes on Bradley Avenue at Street 'A' (50% of total cost)

13. All claimable external works shall be identified as separate tender schedules listing items, quantities, plan locations of quantities (chainage "from Station to Station"), and unit costs within larger construction contracts.

Should this plan be developed in phases and any temporary measures be required, these temporary measures shall be constructed to the specifications and satisfaction of the City Engineer.

The subdivider agrees to comply with all requirements of Union Gas Limited with respect to required works to be completed in the vicinity of the existing Union Gas pipeline located in the existing easement across the southerly portion of the plan, on the north side of Bradley Avenue.

14.

15.

D. INFORMATION TO BE INCLUDED IN THE REPORTTO PLANNING COMMITTEE:

The following external road improvements are required to accommodate this plan of subdivision and all of the lands in the Airport Road South Industrial Area. The traffic impact study undertaken for this development recommended that an interchange be constructed on Veterans Memorial Parkway (Airport Road) for the development of the entire Airport Road South Industrial Area at Hamilton Road and Bradley Avenue to accommodate the volume of traffic anticipated by the full build-out. Alternatively, if the interchanges are not constructed, the improvements listed under Alternative Road Works should be implemented. The study recommended that only 53 ha of land be developed in Phase 3 and/or 4 prior to these improvements being undertaken. The need for any of these improvements will be monitored by the City to determine if or when they are required.

46

Agenda Item # Page # r-lm 39T-O6506/J. Leunissen

2-68OUL. Pompilii

The improvements include:

i) street lighting along Bradley Avenue between Veterans Memorial Parkway (Airport Road) and the east limit of the plan of subdivision to the satisfaction of the City Engineer.

reconstruction of Bradley Avenue between Veterans Memorial Parkway (Airport Road) and the east limit of the plan of subdivision to a two-lane cross-section to the extent and satisfaction of the City Engineer.

iii) possible construction of an interchange at Bradley Avenue and Veterans Memorial Parkway (Airport Road) to the extent and satisfaction of the City Engineer.

possible construction of an interchange at Hamilton Road and Veterans Memorial Parkway (Airport Road) to the extent and satisfaction of the City Engineer.

ii)

iv)

Alternative Road Works:

v) reconstruction of Bradley Avenue between Veterans Memorial Parkway (Airport Road) and Street ‘A to a four lane cross-section to the satisfaction of the City Engineer.

reconstruction of Bradley Avenue between Street ‘A and the east limit of the plan of subdivision to a two-lane cross-section to the satisfaction of the City Engineer.

construction of an eastbound right turn lane on Bradley Avenue at Veterans Memorial Parkway (Airport Road) to the satisfaction of the City Engineer.

construction of a southbound right turn lane on Veterans Memorial Parkway (Airport Road) at Hamilton Road to the satisfaction of the City Engineer.

vi)

vii)

viii)

ix) construction of a northbound and southbound right turn lane on Veterans Memorial Parkway (Airport Road) at Bradley Avenue to the satisfaction of the City Engineer.

construction of dual southbound left turn lanes on Veterans Memorial Parkway (Airport Road) at Bradley Avenue to the satisfaction of the City Engineer.

construction of a westbound left turn lane on Bradley Avenue at Veterans Memorial Parkway (Airport Road) to the satisfaction of the City Engineer.

updating of the Capital Project ID 2165 in the 2007 Capital Works Budget and 2008-2015 Forecast to include external road improvements now identified for all stages of development.

Note: The Capital Works Budget is the appropriate vehicle for identifying and delivering external road improvements. The timing for such works will unfold with the City’s Capital Construction program at a pace influenced by operational needs and Council priorities.

x)

xi)

xii)

47


Appendix “C” Public Liaison Responses

Telephone Emanuel Correia, 2698 Bradley Avenue, London, ON Issue(s)

N6M 1H6 Requested general information about the application and a copy of all notices.

Emaii Joshua M. Hurwitz, 502-536 Ridout Street N. London, ON N6A 6H5 Issue(s) The respondent has no objection to the overall development scheme at the

northeast corner of Bradley Av and the Veterans Memorial Pkwy.

The only major issue of note is the street plan, specifically in regards to the CUI- de-sacs of Streets B and C. Since the city is acting as developer of the lands, it should follow its own policy of discouraging cul-de-sacs. The best manner of eliminating these features would be to move the east-west leg of Street C further north, so that it runs between the open space and blocks 7 and I O . The north- south leg of Street C could in turn be extended between blocks 9, 14 and 15 to intersect Street B at its terminus. This redesign will increase continuity within the development (aiding vehicular and pedestrian circulation) and increasing access to the open space features.

Other small matters raised by the respondent are street naming, arterial road treatment and setback and landscaping requirements. First, the City should give new streets in the development thoughtful names that reflect the City’s natural or cultural heritage rather than banal, “anyplace” names such as Concept Dr. Second, as part of this development, the City should beautify Bradley Av and the Veterans Memorial Pkwy by burying hydro lines and planting trees. Finally, the City should not mandate “enhanced setback and landscaped open space requirements”. These requirements result in land use inefficiency. As if the creation of huge industrial badlands was not grievous enough, the City now proposes to lower their density. Industrial areas should be encouraged to use land efficiently, with taller buildings covering greater amounts of land. This increases desirability to new industries, and makes good planning sense.

48

w. ofcouncil.london.ca/councilarchives/agendas/planning... · 3 stormwater management blocks and 1...

Documents