Planning and Design Report - London, Ontario › business › Planning... · Planning and Design...

Planning and Design Report May 15, 2019 1339-1347 Commissioners Road West Zelinka Priamo Ltd.

1

Planning and Design Report

Milan Starcevic 1339-1347 Commissioners Road West

London, Ontario

May 2019


1

TABLE OF CONTENTS

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

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

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

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

PROPOSED APPLICATION .....................................................................................................16

COMPATIBILITY REPORT AND PUBLIC REALM ..................................................................16

PLANNING POLICY ANALYSIS ..............................................................................................18

2014 PROVINCIAL POLICY STATEMENT ...........................................................................18

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

THE LONDON PLAN ............................................................................................................27

OTHER CONSIDERATIONS ....................................................................................................35

CONCLUSION ..........................................................................................................................35

APPENDIX A ............................................................................................................................36


2

INTRODUCTION Milan Starcevic has made an application to amend the City of London Zoning By-Law to permit

the redevelopment of the lands at 1339-1347 Commissioners Road West (the “subject lands”) for

a five-storey residential building, containing a total of 34 units.

The purpose of the following Planning and Design Report is to provide design details and evaluate

the proposed Zoning By-Law Amendment within the context of existing land use policies and

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

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

SUBJECT LANDS

The subject lands are located on the north side of Commissioners Road West, east of Stephen

Street and west of Halls Mills Road (Figure 1). The irregular shaped lands consist of three

individual parcels with a total frontage of approximately 45.9m (150.6t) along Commissioners

Road East; a maximum depth of approximately 59.4m (194.9ft); and an area of approximately

0.23ha (0.57 ac).

Figure 1 – Subject Lands and Surrounding Context

The lands are currently occupied by three single detached dwellings (Figures 2 to 5). The

remainder of the subject lands consist of landscaped areas and asphalt driveways. The lands are

generally flat in topography.


3

Figure 2 – Air Photo of the Subject Lands

Figure 3 – Existing Single Detached Dwelling Located at 1347 Commissioners Road West


4




5

NEIGHBOURHOOD CHARACTER AND SPATIAL ANALYSIS

Commissioners Road West is the only municipal street within 120m of the subject lands (Figure

6). Proximate streetscapes include the north and south side of the street. This portion of

Commissioners Road West is characterized by a two-lane arterial road, with one lane of traffic

and bicycle lane in each direct. Each side of the street has a public sidewalk located between the

street and the landscaped areas at the front of existing buildings. Above-ground hydro poles line

the north and south side of Commissioners Road West, which separate the public sidewalk and

the street.

Figure 6 – Streetscapes within 120m of the Subject Lands

The new, 5-storey building that abuts the subject lands to the west is activates the north side of

the Commissioners Road West (Figure 7); the proposed development will similarly activate the

streetscape. Direct connections from the public sidewalk to the existing building, as well as the

proposed building, are (will be) provided. There is limited activation of the streetscape on the

remaining north portion of the street, with existing townhouse developments at 1331 and 1367

Commissioners Road West separated from the street by a noise wall and/or large mature trees.

The south side of the street is activated by the existing Byron Northview Public Elementary School

and St. Anne’s Anglican Church and Cemetery (Figure 8). Direct connections from the public side

to the school and church are provided. The remainder of the streetscape on the south side is

comprised of surface parking lots (St. Anne’s Anglican Church, and the Tim Horton’s beyond).


6

Figure 7 – Existing Streetscape, North Side of Commissioners Rd W (From Subject Lands, Looking West)

Figure 8 – Existing Streetscape, South Side of Commissioners Rd W (From St. Anne’s Church, Looking West)

Figure 9 shows the subject lands, notable features, and land uses within 400m and 800m radii.

Arterial roads are shown as yellow arrows. The two radii represent straight line walking distances

of approximately 5 and 10 minutes, although due to sidewalk networks and other barriers, the

circles may not represent true walking times.


7

Figure 9 – Spatial Analysis

Notable land uses within 400m include a range of residential uses, including low density

residential uses in the form of single detached dwellings, and medium density residential uses in

the form of townhouses and low-rise apartment buildings. A range of commercial and office uses

are located along both sides of Commissioners Road East (Byron Village), including restaurants,

retail stores, and medical/dental offices. Institutional uses in the form of an elementary school and

church are located across Commissioners Road East. Open space is located to the north and

west, in the form of public parks and naturalized areas along the Thames River.

Residential built form within 400m of the subject lands is comprised of 1 to 1.5-storey single

detached dwellings (Figure 10), 1 to 2-storey townhouse dwellings (Figure 11), and 4 to 5-storey

low-rise apartment buildings (Figure 12).


8

Figure 10 – Single Detached Dwelling Built Form (Stephen Street)

Figure 11 – Townhouse Dwelling Built Form (Commissioners Road West)

Figure 12 – Low Rise and Townhouse Built Form (Commissioners Road West)


9

The surrounding low-rise apartment buildings are clad in a variety of materials, colours, and

textures, including: brick/masonry, aluminum siding, and a mix of window and door treatments.

The newly constructed 5-storey apartment building located at 1355 Commissioners Road West

is located close to the front property line; the proposed development will be located at a similar

distance to the property line along the street. The newly constructed building incorporates

contemporary materials and colours, brick (dark grey), masonry (grey), and siding (cedar wood),

with extensive glazing and architectural features at the entrance along the street; the proposed

building will incorporate a similar range of colours and materials to activate and enhance the

streetscape.

Lands within 800m are comprised of additional low and medium density residential uses (in the

form of 1 to 2.5-storey single detached dwellings and 1-storey townhouse dwellings, respectively),

commercial, institutional, and open space uses. A shopping area approximately 550m to the west

of the subject lands is located at the southeast corner of the Boler Road and Commissioners Road

West intersection, comprised of a range of commercial/retail, restaurant, and office uses.

Institutional uses include the Child and Parent Resource Institute (CPRI), as well as Madeline

Hardy Public School and John Dearness Public School, which are located along Sanatorium Road

to the north across the Thames River. Additional open space uses, including Springbank Park are

located approximately 500m to the west.

DESIGN GOALS AND OBJECTIVES

The goal of this development is to redevelop an underutilized parcel of land, which is designated

for a higher residential density, to construct a low-rise apartment building in a manner that is

compatible with surrounding built-form. The proposed development is an appropriate, compact

form of development that provides an affordable housing component, contributing a visually

attractive building that is consistent with the planned function of the area. As such, the proposed

development is intended to:

To make efficient use of the subject lands, which will provide an opportunity for desirable

intensification, by optimizing building coverage and height.

To visually integrate the new building into the existing built form;

To provide a pedestrian-oriented street environment at the front of the building, including

a direct relationship to the human scale and building facades which are designed to

animate the streetscape;

To provide for a redevelopment of the subject lands that will be supportive of investments

in public transit, cycling, and walking infrastructure; and,

To contribute to the existing street wall and enhance the streetscape.


10

PROPOSED DEVELOPMENT

The proposed development comprises a five-storey apartment building for 34 residential units

(148 units per hectare [UPH]) (Figure 13). A full-size set of drawings for the proposed

development are attached to this report in Appendix A.

Figure 13 – Conceptual Rendering of South and East Elevation (Looking West on Commissioners Rd W)

The long axis of the proposed building is oriented towards the street. Landscaping is proposed

around the perimeter of the property, with opportunities for tree plantings and fencing along the

rear and side yards, where appropriate. Detailed landscaping, tree plantings (including street

trees), and fencing treatments will be refined through the Site Plan Approval process.

A conceptual site plan and ground level plan, and aerial plan are provided in Figure 14, 15, and

16, respectively.

Vehicular access for residents, visitors, and service vehicles is provided by a single, full-turns,

driveway located on the east side of the subject lands. Parking is accommodated both on the

surface and underground: 44 underground spaces and 2 barrier free spaces on the surface for a

total of 46 parking spaces. Access to the underground parking garage is located on the north side

of subject lands, buffered and screened from the north property line by a landscape strip. The

underground parking exit leads to the Commissioners Road West at the southeast corner of the

property, screened by fencing along the west property line. Pedestrian connections are provided

to the building from the surface parking area at the rear, as well as from the public sidewalk along

Commissioners Road West, in the form of a pedestrian pathway below the cantilevered portion

of the building (Figure 17). Common outdoor amenity space is provided to the rear of the property;

private, individual balconies are also proposed for each unit.


11

Figure 14 – Conceptual Site Plan

Figure 15 – Conceptual Ground Level Plan


12

Figure 16 – Conceptual Aerial View of Proposed Development


13

Figure 17 – Conceptual Rendering, Pedestrian Pathway (Bottom Right, Under Cantilevered Portion of Building)

Conceptual cladding materials primarily include brick and masonry, with extensive use of vision

glass along the front elevation facing the street (Figure 18). The front elevation consists of a

uniform array of windows and balconies (Figure 19). Units on the second to fifth floor on the east

side of the building feature a wide expanse of floor-to-ceiling vision glass that is horizontally

articulated from the rest of the building. This design feature contributes to the quality and the

character of the building, and provides for passive surveillance into and out of the building to the

street. The building footprint of the ground level is smaller than the floors above, with the intent of

providing a weather-protected pedestrian area below the second storey. The remainder of the

building consists of the same brick, masonry, and window treatments (Figures 20-22).

Figure 18 – Conceptual Rendering of South and West Elevation (Looking East on Commissioners Rd W)


14

Figure 19 – Conceptual Front Elevation (South Elevation)

Figure 20 – Conceptual Rear Elevation (North Elevation)


15

Figure 21 – Conceptual Side Elevation (East Elevation)

Figure 22 – Conceptual Side Elevation (West Elevation)


16

PROPOSED APPLICATION

The Zoning By-Law Amendment is proposed in order to permit an apartment building on the

subject lands, and regulate standards for the proposed development. The Zoning By-Law

Amendment proposes to rezone the subject lands to a site specific “Residential (R8-4(_)” and

“Bonus Zone (B-(_))” to permit the proposed development.

On a preliminary basis, the site specific special provisions sought for the “Residential (R8-4(_))”

zone are as follows:

Minimum front yard setback of 2.0m along an arterial road (whereas 8.0m is required);

Minimum east interior side yard setback of 4.5m (whereas 7.2m is required); and,

Minimum west interior side yard setback of 4.5m (whereas 7.2m is required).

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

Maximum density of 148 units per hectare (whereas a maximum density of 100 UPH [~23

units] is permitted; and,

Maximum height of 5-storeys, or 16.5 metres (whereas a maximum height of 13.0m is

permitted).

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

commensurate with the increase in density and height sought for the subject lands.

An Official Plan Amendment (OPA) to the 1989 City of London Official Plan is also required to

permit the proposed density of 148 units per hectare. It is proposed that a site-specific policy area

(Section 10 of the 1989 City of London Official Plan) be applied to the subject lands to permit a

density of 148 units per hectare within the existing “Multi-Family, Medium Density Residential”

land use designation. As illustrated throughout this report, the proposed development conforms

to the policies of The London Plan, and as such, Planning Staff will process a City-initiated Official

Plan Amendment to bring the 1989 City of London Official Plan into conformity with The London

Plan.

COMPATIBILITY REPORT AND PUBLIC REALM

MASSING and BUILT FORM

The pedestrian-oriented area is located in front of the building along Commissioners Road West,

defined by the ground level that is covered by the cantilevered portion of the building above,

providing a canopy from the elements. The larger floor to ceiling height, combined with a distinct

combination of window placement and brick pillars, as well as an opening/connection for

pedestrians and vehicles to the rear of the property, create a distinct base that is differentiated

from the middle and cap of the building. The reduced ground-level floor plate allows for a greater

separation between the active uses in the common areas within the building on the first storey

and the townhouse dwellings that abut the subject lands to the east (i.e. Byron Woods).


17

The height of the building is consistent with the recently constructed, 5-storey apartment building

on the abutting lands to the west at 1355 Commissioners Road West. Windows and balconies on

the north and south elevations are vertically and uniformly stacked along the second to fifth floors,

whereas the windows and balconies on the east and west elevations are offset and vary in location

depending on the storey. Each corner of the building includes a private balcony for end units.

Although a portion of these balconies may be visible from abutting lands, appropriate setbacks

are proposed to ensure adequate privacy levels are maintained. Specific details relating to

landscaping, tree plantings, and/or fencing to further screen and buffer the proposed building will

be reviewed and confirmed through the subsequent Site Plan Approval process.

ARTICULATION

The design of the proposed building incorporates numerous horizontal and vertical elements that

provide for a high quality design that fits well within the surrounding context. Horizontal articulation

is primarily through the use of contrasting materials between each storey, further articulated by

the placement and rectangular shape of the aluminum framed windows and doors. Vertical

articulation is provided from the placement of balconies, windows, and building materials, which

delineate units on each elevation.

ARCHITECTURAL TREATMENT

The material palette will consist of a mix and range of high quality materials, colours, and textures.

Conceptually, the primary materials include brick, masonry and vision glass. The use of a neutral

coloured brick is consistent with the exterior of the existing townhouse dwellings and low-rise

apartment buildings in the surrounding area. The exact materials will be confirmed throughout the

planning process.

PUBLIC REALM

The public realm is located in front of the building along Commissioners Road West, which offers

a unique experience for those passing by, pausing to relax, or enjoy the physical design of the

building.

The position and orientation of the building close to the street will enhance the pedestrian

experience. The extensive use of vision glass along the front of the building (the south elevation)

allows for views into and out of the building, particularly the ground level that contain common

areas and indoor amenity space for residents, providing for passive surveillance and animation

of the public realm. Direct pedestrian connections are provided from the sidewalk to the front of

the building, leading to the ground level below the cantilevered portion of the building above. This

area offers shading and protection from the elements for pedestrians. There are opportunities for

street trees and enhanced landscaping the further define the streetscape, where feasible, which

will be reviewed and confirmed throughout the Site Plan Approval process.


18

PLANNING POLICY ANALYSIS

2014 PROVINCIAL POLICY STATEMENT

The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning

Act “provides policy direction on matters of provincial interest related to land use planning” in

order to ensure efficient development and the protection of resources. All planning applications,

including Zoning By-Law Amendment applications, are required to be consistent with these

policies.

In this analysis section, relevant policies are bordered and in italics, with discussion on how the

proposed application is consistent with the policy immediately after.

Section 1.1.1

Healthy, liveable and safe communities are sustained by:

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

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

. The proposed development is an efficient and compatible form of development for the subject

lands. It adds to the range and mix of housing types in the area that meet the long-term housing

needs for a variety of demographics. Given that the proposed development is a compact and

cost-effective form of development that will make full use of municipal services within an existing

built-up area, consumption of land and servicing costs are minimized.

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

(a) densities and a mix of land uses which: 1. efficiently use land and resources; 1. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed.

The subject lands are located within the City of London, a settlement area. The proposed

development broadens the range of residential forms and intensities in the area, making efficient

use of existing land, resources, infrastructure, and transportation networks.


19

The subject lands are located on an arterial road and have convenient access to public transit

Route #5 and Route #17: approximately 200m to the west on Commissioners Road West (Route

#5 and Route #17 westbound bus stop); approximately 25m across Commissioners Road West

(Route #17 eastbound bus stop); and approximately 450m east on Commissioners Road West at

Boler Road (Route #5 eastbound bus stop). Public sidewalks and a delineated cycling lane are

located on both sides of Commissioners Road West.

Section 1.1.3.3

Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs The subject lands are an appropriate location for intensification given that they are located on an

arterial road, have access to public transit, and are proximate to open space (Springbank Park

approximately 400m east) and commercial uses along Commissioners Road West. The lands are

sufficiently sized to accommodate the requisite components of the proposed development.

Section 1.1.3.4

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

The proposed Zoning By-Law Amendment applies a zone that is generally applied to this form of

housing and type of residential intensification in the area, including the abutting lands to the west.

Given the surrounding context, the proposed site specific provisions will provide for privacy and

amenity for future residents and adjoining uses, including enhanced landscaping, tree plantings,

and privacy fencing. The proposed development will provide passive surveillance, thereby

enhancing safety levels.

Section 1.1.3.6

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

of 148 units per hectare is reflective of a compact, efficient form of housing that adds to the mix

of uses and densities along this portion of Commissioners Road West.


20

Section 1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: 2. permitting and facilitating:

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

2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3.

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

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

appropriate intensification. A portion of bonused units will be developed as affordable housing, as

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

detailed analysis on the appropriateness and compatibility of the proposed development is

provided above in the Compatibility Report and Public Realm section and below in the The

London Plan section.

Section 1.6.6.2 Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

The proposed development will make use of full municipal services. An associated technical

report confirms that there is sufficient capacity to service the proposed development.


21

1989 CITY OF LONDON OFFICIAL PLAN

The subject lands are designated “Multi-Family, Medium Density Residential” on to “Schedule ‘A’

– Land Use” in the 1989 City of London Official Plan (Figure 23). The permitted uses in “Multi-

Family, Medium Density” designation include low rise apartment buildings (Section 3.3.1).

Figure 23 – 1989 City of London Official Plan: Schedule ‘A’ – Land Use (Excerpt)

Location – Section 3.3.2

The preferred locations for the Multi-Family, Medium Density Residential designation include

lands that are along arterial roads, and are in close proximity to shopping areas, open space, and

regional facility uses. The subject lands have frontage along Commissioners Road West (an

arterial road), and a variety of commercial amenities (i.e. Byron Village), open space (i.e. Halls

Mills Park, Springbank Park), and regional facility uses (i.e. CPRI and St. Thomas Aquinas

Catholic Secondary School) are located nearby to the east and across the river to the north.

Compatibility, Buffering, and Screening (Section 3.3.2.i)

The proposed development is consistent with the height, scale, and setbacks of the existing four

to five-storey, low rise residential buildings to the west (1355 Commissioners Road West) and

northwest (1367-1369 Commissioners Road West). The proposed building is located and oriented

on the site to achieve adequate privacy and amenity.

The building is located at the southwest corner of the subject lands, close to the street, away from

the single-storey townhouse dwellings to the east at 1337 Commissioners Road West. The

proposed driveway is of similar width as the abutting driveway to the east, providing a sufficient

buffer between the proposed building and the existing townhouse dwellings. Additional screening

treatments, including fencing, landscaping, and/or tree plantings will be reviewed and confirmed

throughout the Site Plan Approval process.


22

The outdoor amenity space to the rear of the building, in conjunction with the indoor common

area, are adequately sized to accommodate the proposed 34 residential units. The outdoor

amenity space provides a sufficient buffer between the proposed building and the townhouse

dwellings to the north. To maximize privacy levels for units with walls along the east and west

elevations, no additional balconies are proposed and the number of windows are reduced, as

compared to the north and south elevations.

Municipal Services (Section 3.3.2.ii)

The proposed development will make use of full municipal services.

Traffic (Section 3.3.2.iii)

City Staff have confirmed that a Traffic Impact Analysis (TIA) is not required for the Zoning By-

Law Amendment application.

Scale of Development – Section 3.3.3

Normally height of proposed development will not exceed four storeys; height may be permitted

to exceed this limit if determined through a compatibility report. As noted in the above

Compatibility Report and Public Realm section of this report, the proposed five-storey

apartment building is compatible with the surrounding context, particularly in terms of built form,

massing, articulation, and architectural treatment.

Within the 1989 City of London Official Plan (Section 3.3.3), medium density development will not

typically exceed an approximate net density of 75 units per hectare. Exceptions to the density

limit may be made without an amendment to the 1989 City of London Official Plan, however, only

up to a maximum of 100 units per hectare may be considered. Given that the proposed density is

148 units per hectare, an Official Plan Amendment is required. It is proposed that a site-specific

policy (i.e. Section 10 of the 1989 City of London Official Plan) be applied to the subject lands to

permit a density of 148 units per hectare within the existing “Multi-Family, Medium Density

Residential” designation. Notwithstanding the maximum density policies, the proposed

development conforms to the “Multi-Family, Medium Density Residential” policies of the 1989 City

of London Official Plan. All proposals above 75 units per hectare (UPH) are to be evaluated on

the basis of Section 3.7, Planning Impact Analysis.

It is noted that The London Plan identifies the subject lands within the “Neighbourhoods” Place

Type. The proposed development is consistent with the permitted use policies (i.e. low-rise

apartments) and intensity policies (i.e. up to 6-storeys with Type 2 Bonusing). The London Plan

does not regulate density. As such, Planning Staff will process a City-Initiated Official Plan

Amendment application concurrently with the proposed Zoning By-Law Amendment on the basis

that the proposed development is consistent with the policy intent of The London Plan.


23

Planning Impact Analysis – Section 3.7

The proposed development conforms to the Planning Impact Analysis policies of Section 3.7 (as

it relates to Section 3.3.3.ii)):

compatibility of proposed uses with surrounding land uses, and the likely impact of the

proposed development on present and future land uses in the area;

the height, location and spacing of any buildings in the proposed development, and

any potential impacts on surrounding land uses;

the exterior design in terms of the bulk, scale, and layout of buildings, and the

integration of these uses with present and future land uses in the area;

The proposed building height, location, materials, and setbacks allow the proposed development

to compatibly integrate with the surrounding context. The proposed building is consistent with the

scale of the surrounding low-rise residential apartment buildings and provides a noise buffer for

the townhouse dwellings to the north from Commissioners Road West.

the size and shape of the parcel of land on which a proposal is to be located, and the

ability of the site to accommodate the intensity of the proposed use;

The subject lands are large enough to accommodate the proposed building, vehicular and

pedestrian circulation, parking requirements, and landscaped open space. We recognize that the

size of the subject lands is a constraint to provide a built form that is similar in scale to surrounding

low-rise apartment buildings, while also providing adequate parking and outdoor amenity space.

As such, parking is provided underground to ensure adequate amenity space, screening, and

buffering can be integrated to accommodate the intensity of the proposed building.

the supply of vacant land in the area which is already designated and/or zoned for the

proposed use;

There is limited available, vacant land in the area with a land use designation, zone, and direct

access to an arterial road to accommodate the proposed development.

the proximity of any proposal for medium or high density residential development to

public open space and recreational facilities, community facilities, and transit services,

and the adequacy of these facilities and services;

impacts of the proposed change on the transportation system, including transit.

A range of existing four to five-storey apartment buildings are located to the west and northwest

of the subject lands. Public open space, including walking trails and a public park, are located

180m and 400m to the northeast (Halls Mills Park and Springbank Park, respectively). Springbank

Park provides over 76ha (190ac) of public open space. Numerous schools are in close proximity,

including Byron Northview across the street at 1370 Commissioners Road West. A cross walk is

located in front of the school, protected by a crossing guard during peak hours. Public transit is

available along Commissioners Road West (Route #5 and Route #17) providing connections to

downtown (approximately 25 minutes on Route #5) and Fanshawe College (approximately 40


24

minutes on Route #17) from proximate bus stops. The proposed increase in density on the subject

lands is transit-supportive, placing more residents along an existing transit corridor.

the extent to which the proposed development provides for the retention of any

desirable vegetation or natural features that contribute to the visual character of the

surrounding area;

the potential impact of the development on surrounding natural features and heritage

resources;

City Staff have confirmed that a Tree Assessment/Tree Protection Report is not required for the

Zoning By-Law Amendment application. There are no significant natural features identified on the

subject lands, as illustrated in ‘Schedule B1 – Natural Heritage Features’ in the 1989 City of

London Official Plan.

the location of vehicular access points and their compliance with the City’s road access

policies and Site Plan Control By-law, and the likely impact of traffic generated by the

proposal on City streets, on pedestrian and vehicular safety, and on surrounding

properties;

A two-way, full-turns driveway is located on the east side of the subject lands. The total of two

access points is a reduction from the existing three, full-turns driveways associated with the single

detached dwellings. Detailed designs and dimension of the proposed vehicular access points will

be reviewed and confirmed throughout the Site Plan Approval process. Traffic impacts from the

proposed development will also be reviewed through the Site Plan Approval process, if required.

compliance of the proposed development with the provisions of the City’s Official Plan,

Zoning By-law, Site Plan Control By-law, and Sign Control By-law;

As noted throughout this report, the proposed development is consistent with the provisions of

the 1989 City of London Official Plan, The London Plan, and the City of London Z.-1 Zoning By-

Law. Conformity with the Site Plan Control By-Law will be confirmed through the Site Plan

Approval Process. There are no signs proposed on the subject lands.

measures planned by the applicant to mitigate any adverse impacts on surrounding

land uses and streets which have been identified as part of the Planning Impact

Analysis; and,

The proposed building design and site design have been developed to mitigate any significant

impacts to surrounding land uses, the streetscape, and the existing transportation network.

Bonus Zoning – Section 19.4.4

A bonus zone is proposed to implement the increase in density (and height, to be consistent with

the intensity policies of The London Plan. The following bonusable features are included in the

proposed development, which are commensurate with the increase in density and height:


25

1. To support the provision of the development of affordable housing;

The standard unit allocation for affordable housing is proposed for the building (i.e. 10% of the

bonusable units, which will be confirmed throughout the approvals process with the City of London

Housing Development Corporation.

2. To support the provision of underground parking;

To ensure that adequate common open space is provided on the subject lands for residents, all

parking (save and except the accessible spaces on the surface) is provided underground.

3. To encourage aesthetically attractive residential developments through enhanced provision

of landscaped open space; and,

Any landscaping proposed on the subject lands will enhance the proposed building and outdoor

amenity space for residents. Details of any landscaping proposed will be reviewed and confirmed


URBAN DESIGN

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

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

preparation of development proposals. The individual principles listed do not always apply to each

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

The design principles relevant to this proposed development and how they are addressed are

outlined as follows:

Natural Features – There are no significant natural features on the subject lands;

Trees – Any trees on the subject lands will be preserved, where feasible;

Open Views – The proposed development does not obstruct views to natural features

or landmarks;

High Design Standards – The proposed development provides a contemporary

building design that makes use of modern design practices and high-quality materials

Architectural Continuity – There is no single design style maintained throughout the

surrounding built form. However, the orientation and setback of the proposed building

is consistent with the newly constructed apartment building at 1355 Commissioners

Road West;

Redevelopment – This policy is not applicable to the proposed development or

subject lands;

Streetscape – The proposed development is similar to the newly constructed building

at 1355 Commissioners Road West; both buildings establishing a new street edge,

enhancing the streetscape with high-quality buildings, landscaping, and pedestrian

connections;


26

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

will be connected to the public sidewalk along Commissioners Road West by a

proposed sidewalk adjacent to the driveway. The building is cantilevered over the

ground level to provide a canopy from the elements for pedestrians;

Access to Sunlight – Sunlight and shadowing will be similar to existing

circumstances, given the location of the existing four to five-storey, low rise apartment

buildings in the surrounding area;

Landscaping – Landscaping will improve the Commissioners Road West streetscape

by softening pedestrian connections and the base of the building;

Building Positioning – The orientation and setback of the proposed building is similar

to the existing apartment building located at 1355 Commissioners Road West;

Enhances Accessibility Standards – The proposed building will be fully accessible

and the design will be consistent with the City of London Facility Accessibility and

Design standards through barrier-free units, entrances, and barrier-free accessible

parking stalls;

Parking and Loading – All parking, save and except the accessible surface parking

spaces in the rear yard, are conveniently located underground. A loading and drop-off

area is located in the east interior side yard below the cantilevered portion of the

building;

Privacy – The building is located close to the street, away from abutting townhouse

dwellings to the north and east. Landscaping features will further screen and buffer

the proposed building from surrounding uses. These features will be determined


Outdoor Space/Play Areas/Recreational Facilities – Each unit will have a private

balcony, as well as access to the outdoor amenity space in the rear yard and the indoor

amenity space on the ground floor;

Noise Attenuation – Staff have confirmed that a noise study is not required for the

Zoning By-Law Amendment application. The proposed building will screen vehicular

noise and activity along Commissioners Road West from the townhouse dwellings to

the north. The proposed development is not anticipated to increase existing noise

levels in the immediate area;

Waste Management – Garbage and recycling will be accommodated internal to the

proposed building. Temporary waste bins are located at the northeast corner of the

subject lands, where the use of these receptacles will be restricted to pick-up days

only;

Resource Conservation – The proposed development will be constructed with

modern construction practices, reducing energy and waste where possible; and,

Gateways – The proposed development will contribute to the enhancement of the

Commissioners Road West corridor for pedestrians, cyclists, transit-users, and

motorists when travelling eastbound toward Byron Village.


27

THE LONDON PLAN

The subject lands are identified within the “Neighbourhoods” Place Type along a “Civic Boulevard”

Street Classification (Figures 24 and 25 in The London Plan. Low-rise apartment buildings are

permitted within the “Neighbourhoods” Place Type along a “Civic Boulevard” Street Classification

(Policy 921, Table 10).

The permitted maximum height of development along a “Civic Boulevard” Street Classification is

four storeys, up to a maximum of six storeys with bonus zoning (Policy 935, Table 11).

Figure 24 – The London Plan, “Map 1 – Place Types” (Excerpt)

Figure 25 – The London Plan, “Map 3 – Street Classifications” (Excerpt)


28

Mitigation of Potential Adverse Impacts – Section 1578

The following criteria within The London Plan are considered when evaluating all planning and

development applications.

1. Consistency with the Provincial Policy Statement and in accordance with all applicable

legislation;

As noted previously in this report, the proposed development is consistent with the 2014

Provincial Policy Statement.

2. Conformity with the Our City, Our Strategy, City Building, and Environmental policies in this

plan;

The London Plan encourages residential intensification within the Urban Growth Boundary, such

as the subject lands, which is supported in the form of redevelopment (proposing a higher density

than what is existing). The proposed development is a compact form of housing that strengthens

the health and attractiveness of the surrounding neighbourhood, which conforms to the policies

in the Our Strategy chapter of The London Plan.

There are no significant, undue impacts to the existing natural heritage system from the proposed

development. There are no natural heritage features identified on the subject lands. City Staff

have confirmed that a Tree Preservation/Protection Report is not required as part of the Zoning

By-Law Amendment application. Any tree plantings and/or landscaping will be reviewed and

confirmed throughout the Site Plan Approval process.

3. Conformity with the policies of the place type in which they are located;

The proposed five-storey apartment building is contemplated within the “Neighbourhoods” Place

Type along a “Civic Boulevard” Street Classification. Type 2 Bonusing can be utilized to permit

up to six storeys. The proposed bonusing provisions are discussed earlier in this report.

Compatible intensification, including the proposed development, is encouraged in existing

neighbourhoods (Section 937).

4. Consideration of applicable guideline documents that apply to the subject lands;

There are no additional guideline documents that apply to the subject lands.

5. The availability of municipal services, in conformity with the Civic Infrastructure (policies in the

City Building) chapter of this Plan and the Growth Management/Growth Financing policies in

the Our Tools part of the Plan.


29

Existing municipal sanitary sewage infrastructure and water services can service the proposed

development. Detailed servicing, grading, and storm water management plans will be provided

and reviewed through the Site Plan Approval process.

6. Potential impacts on adjacent and nearby properties in the area and the degree to which such

impacts can be managed and mitigated. Depending upon the type of application under review,

and its context, an analysis of potential impacts on nearby properties may include such things

as:

a. Traffic and access management;

City Staff have confirmed that a Traffic Impact Study is not required as part of the Zoning By-Law

Amendment process. Any concerns with traffic generation and transportation impacts could be

addressed through the Site Plan Approval process, if required.

b. Noise;

City Staff have confirmed that a noise study is not required as part of the Zoning By-Law

Amendment process. The proposed building will likely reduce noise from vehicular traffic and

activity along Commissioners Road West for the existing residential uses to the north by acting

as a buffer. Noise levels for the proposed building will comply with City standards.

c. Parking on streets or adjacent properties;

There are 44 parking spaces provided underground, and 2 accessible parking spaces are

provided on the surface (a total of 46). A total of 43 parking spaces are required under the

standard R8-4 zone regulations. More than the requirement parking is proposed on the subject

lands; it is not anticipated that overflow parking will be required on surrounding local streets.

d. Emissions generated by the use such as odour, dust, or other airborne emissions;

No significant, undue emissions are anticipated from the proposed development.

e. Lighting;

The lighting design details will be provided and reviewed through the future Site Plan Approval

process. Any proposed exterior lighting will be located near building entrances, along pedestrian

walkways, and parking areas. The intent of any lighting fixture is to minimize light spill onto

significant properties.

f. Garbage generated by the use;

Garbage and recycling will be located inside the proposed building, and a waste collection will be

contracted out to a private company.


30

g. Loss of privacy;

Balconies are only proposed along the front and rear of the building and only portion of these

balconies are visible from the sides of the building. The west elevation of the abutting apartment

building to the west at 1355 Commissioners Road West has small, horizontal windows above a

resident’s viewpoint, alleviating privacy concerns between the two buildings. As illustrated in

Figure 26, there is an approximate 19m buffer between the building and the townhouse dwellings

to the east, and an approximate 28m buffer between the building and the townhouse dwellings to

the north. The conceptual site plan shows a proposed two-way, full turns driveway the east side

of the subject lands, with a landscape strip along the property, providing opportunities for

landscaping, tree planting, and/or fencing to screen the building from view. Details regarding the

treatment to the outdoor amenity to the rear of the building has yet to be confirmed, but it is

anticipated that a similar extent of landscaping, tree plantings, and/or fencing will be provided in

the rear yard to screen the building and amenity area from the townhouse dwellings to the north.

These site specific details are to be reviewed and confirmed throughout the site plan approval

process.

Figure 26 – Approximate Distances Between Proposed Building and Townhouse Dwellings

h. Shadowing;

City Staff have confirmed that a shadow study is not required for the Zoning By-Law Amendment

application. Shadowing impacts from the proposed building are generally consistent with the

existing apartment buildings to the northwest and west (1355 Commissioners Road West, 1367

Commissioners Road West). To minimize shadowing to the north and east as much as possible,

the building has been located in the southwest corner of the subject lands.


31

i. Visual impact;

The proposed building will be of high architectural quality and finish, with high levels of articulation

and visual interest. Landscaping will help soften the proposed building when viewed from the

public domain. Overall, the building will provide a strong and positive street presence along

Commissioners Road West.

j. Loss of views;

There are no view corridors to significant features, landmarks, or attractions impacted from the

proposed building.

k. Loss of trees and canopy cover;

City Staff have confirmed that a Tree Preservation/Protection report is not required for the Zoning

By-Law Amendment. Opportunities for tree preservation, where feasible, as well as tree plantings

on the subject lands, will be reviewed and confirmed throughout the Site Plan Approval process.

l. Impact on cultural heritage resources;

There are no cultural heritage resources identified on or adjacent to the subject lands.

m. Impact on natural heritage features and areas;

There are no natural heritage features or areas identified on or adjacent to the subject lands.

n. Impact on natural resources.

There are no natural resources identified on or adjacent to the subject lands.

URBAN DESIGN

The “City Design” section of The London Plan describes general urban design policies that apply

to the City of London. The proposed development is consistent with these policies as follows:

The proposed low-rise apartment building maintains the character and range of building

types in the area by providing a well-designed built form that enhances the visual

aesthetics of this location (Policy 197, 210);

A Public Realm Analysis demonstrating the compatibility of the proposed built form within

the existing built context is provided earlier in this report (Policy 199);

The existing streetscape along Commissioners Road West will be enhanced by the

addition of the proposed low-rise apartment building along the street frontage (Policy 221,

235, 879);

The proposed site layout responds to the context of the subject lands and the abutting

lands through a compatible and aesthetically pleasing development that locates the


32

building towards the Commissioners Road West frontage, and internal driveway frontage,

and screens garbage and service areas (Policy 252, 255, 256, 259, 266, 268);

The building design, scale, massing, and materials is respectful of the site’s context along

Commissioners Road West. The front elevation provides extensive use of visual glass and

transparency, providing passive surveillance and views into the building/out to the street.

Rooftop mechanical equipment is screened from view (Policy 284, 285, 286, 287, 291,

295, 296); and,

A range of materials, colours, and textures are proposed for the apartment building (Policy

301, 302).

The Additional Urban Design Considerations for Residential Intensification policies within the

“Neighbourhoods” Place Type section of The London Plan. These policies set out additional urban

design policies that apply to all intensification proposals. The proposed development is consistent

with these policies as follows:

The building, windows, and entrances are oriented to Commissioners Road West and the

internal driveway (Policy 953(2)(b));

The building line is consistent with the existing apartment building at 1355 Commissioners

Road West (Policy 953(2)(c));

The proposed development has a similar massing as the existing low-rise apartment

buildings in the area, as well as similar range of materials to all residential forms in the

immediate area (Policy 953(2)(d)(f)); and,

The proposed development makes efficient use of the subject lands, while providing

common outdoor amenity space in the rear and parking underground, to maximize building

coverage that remains appropriate for the neighbourhood (Policy 953(3)).

THE CITY OF LONDON ZONING BY-LAW The subject lands are currently zoned “Residential (R1-9)” and “Residential (R5-3)” in the City of

London Z.-1 Zoning By-Law (Figure 27). The R1-9 and R5-3 zones do not permit apartment

buildings. The subject lands will be re-zoned to a site specific “Residential (R8-4(_)” and “Bonus

Zone (B-(_)” to permit the proposed development.

On a preliminary basis, the site specific special provisions sought for the “Residential (R8-4(_)”

zone are as follows:

Minimum front yard setback of 2.0m along an arterial road;

Minimum east interior side yard setback of 4.7m; and,

Minimum west interior side yard setback of 4.5m.

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

Maximum height of 5-storeys, or 16.5 metres; and,

Maximum density of 148 units per hectare.


33

Figure 27 – City of London Zone Map (Excerpt)

Front Yard Setback

The proposed building is positioned as close as 2.0m (6.6ft) from Commissioners Road West.

The reduced front yard setback is considered appropriate for the subject lands as it allows for an

active streetscape, the maintenance of an established street edge, a defined public realm, and is

consistent with contemporary urban design practice. The proposed front yard setback provides

direct pedestrian connections between the proposed building and the public sidewalk on

Commissioners Road West. Landscaping will enhance the pedestrian connection and the building

entrances that are visible from the street. Ultimately, the proposed development provides a unique

opportunity to enhance the Commissioners Road West corridor with a pedestrian-oriented urban

design.

East and West Interior Side Yard Setbacks The east and west interior side yard setbacks are proposed to be 4.5m, whereas 8.25m is

required. The intent of the interior side yard setbacks is to ensure adequate privacy and amenity

space can be achieved on the subject lands.

Adequate privacy levels are maintained on the west side of the subject lands. The existing five-

storey apartment building to the west has small, horizontal windows facing the proposed building

that are above the resident’s viewpoint, alleviating privacy concerns for residents of the existing

building as well as future residents of the proposed development. No balconies are located on

the east elevation of the existing apartment building, and only a portion of the end-unit balconies

are visible on the west elevation of the proposed development.


34

Adequate privacy levels are maintained on the east side of the subject lands. An approximate

19m buffer between the proposed building and the west elevation of the townhouse dwellings to

the east is provided. This buffer includes driveways on both the subject lands and the lands to the

east, as well as areas for landscaping, tree plantings, and/or fencing to screen the proposed

development from view. Only a portion of the end-unit balconies are visible on the east elevation

that faces the townhouse dwellings to the east.

Adequate outdoor amenity space is provided with the proposed reduced interior side yard

setbacks. An open area to the rear of the building, connected to the principal building entrance

by a pedestrian pathway below the cantilevered portion of the building, is proposed. The treatment

of the open space is to be determined through the Site Plan Approval Process. It is anticipated

that landscaping, tree plantings, and/or fencing will be provided to screen the amenity area from

the townhouse dwellings to the north.

Height

The 1989 City of London Official Plan does not regulate a maximum height, as long as the height

is compatible with the surrounding context (as described in the Compatibility Report and Public

Realm section of this report). The height limitations of the Zoning By-Law apply.

The height is proposed to be 16.5m, whereas a maximum height of 13.0m is permitted in the

standard R8-4 zone regulations. The intent of maximum height is to ensure a consistent and

compatible built form is maintained in the existing area, and the existing level of privacy is

maintained. As described throughout this report, the proposed height is similar to the newly

constructed apartment building to the west at 1355 Commissioners Road West, and is similar to

the existing low-rise buildings to the north and northwest. Privacy levels of abutting residential

uses are also maintained.

Density

The density is proposed to be 148 units per hectare, whereas 60 units per hectare is permitted in

the standard R8-4 zone regulations. The intent of a maximum density is to ensure appropriate

parking levels, amenity space, privacy levels, and municipal servicing can be accommodated. To

ensure adequate parking is provided, underground parking is proposed. An outdoor amenity

space for residents of the 34 units is proposed to the rear of building, with private balconies

provided for some of the units. As illustrated throughout this report, privacy levels are adequate

for the future residents of the proposed building, and are maintained for surrounding residents.

City Staff have confirmed that a sanitary capacity analysis is not required for the Zoning By-Law

Amendment application.

The London Plan policies do not regulate density, but rather height of proposed developments.

Given that the proposed additional storey in height is commensurate with the proposed bonusable

features, any density within the five-storey proposed development is contemplated in The London

Plan. Ultimately, the proposed density of 148 UPH conforms to The London Plan.


35

Overall, the requested site specific “Residential (R8-4(_))” and “Bonus Zone (B-(_))” provisions

conform to the policies, planned function, and intent of the “Multi-Family, Medium Density

Residential” land use designation in the 1989 City of London Official Plan, as well as the

“Neighbourhoods” Place Type in The London Plan.

OTHER CONSIDERATIONS

SERVICING

A Servicing Feasibility Study was completed for the subject lands by Strik, Baldinelli, Moniz Ltd.

(SBM) in May 2019. The existing city infrastructure and proposed site services have sufficient

capacity to accommodate the proposed development.

CONCLUSION

The proposed Zoning By-Law Amendment seeks to permit a five-storey apartment building with

a total of 34 residential units on the subject lands. The proposal for residential intensification on

the subject lands appropriately provides an efficient and cost-effective development that is

compatible with the surrounding context, maintains privacy, and fulfills the planned function of the

subject lands. The bonusable features, including exceptional building and site design,

underground parking, and affordable housing, are commensurate with the proposed one-storey

in additional height. Based on the above, and as detailed throughout this Planning and Design

Report, the proposed Zoning By-Law Amendment (and City of London initiated Official Plan

Amendment to bring the 1989 City of London Official Plan into conformity with The London Plan)

is consistent with the intent and policies of the 2014 Provincial Policy Statement, the 1989 City of

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

appropriate and represents good land use planning practice.


36

APPENDIX A

Drawing A1 Site Plan

Drawing A5 Landscape Plan

Drawing A6-A9 Elevations

Drawing A10-A11 Cross Sections

LIN

E O

F S

ET

BA

CK

2m

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

PROPOSED 5 STOREYAPARTMENT BUILDING

(34 UNITS)

4500

2000

450 0

19200

CO

MM

ISS

ION

ER

S R

OA

D W

ES

T

PROPERTY LINE

PROPERTY LINE

PR

OP

ER

TY

LIN

E

TEMPORARY GARBAGE STORAGE ON PICKUP DAYS

INTERNAL GARBAGE STORAGE

Req'd. / Max. / Min.

SITE DATA - Proposed Residential Zone (R8-4)(36)

Building Area

Lot Coverage

Proposed Zoned Use

Lot Area

Lot Frontage

Building Height

Lot Depth

Front Yard Setback (Arterial)

Parking

Landscape Open Space

Proposed

Interior Side Yard Setback (west)

Rear Yard Setback

2311m2

Apartment Building

45.9m

59.5m

931.0m2

40%

16.5m

33%

44 Underground + 2BF

8m (min.)

7.2m (min.)

2m

4.5m

4.5m

19.2m

1000m2

Apartment Building

30 m (min.)

-

-

40% (max.)

13m (max.)

30% (min.)

34 units x 1.25 = 43 spaces

Proposed Zoning Residential (R8-4)

7.2m (min.)

7.2m (min.)

Density 34 units.2311 ha x 75 uph (max.) = 17 units

Interior Side Yard Setback (east)

Drawn By

Scale

Date

Dwg. No.

Project No.

As indicated

A1

MAY 2019

EW

18-52Starhomes Ltd. Commissioners Road Development

SITE PLAN

ENTRANCE

SERVICE/DROP-OFF AREA

84 m²

SUITE

80 m²

SUITE

LOBBY

GARBAGEROOM

OFFICE

M/E

TEMPORARY GARBAGE STORAGE ON PICKUP DAYS

ENTRANCE TOUNDERGROUND PARKING

MECH.BIKE

COMMON

STAIR TO PARKING LEVEL

LA

ND

SC

AP

E

AR

EA

LANDSCAPE AREA

LA

ND

SC

AP

E

AR

EA

LA

ND

SC

AP

E

AR

EA

LANDSCAPE AREA

OUTDOOR AMENITY AREA

Drawn By

Scale

Date

Dwg. No.

Project No.

1 : 250

A5

MAY 2019

EW


LANDSCAPE PLAN

LEVEL 1 0

LEVEL 2 4000

LEVEL 5 13000

LEVEL 3 7000

LEVEL 4 10000

ROOF LEVEL 16000

A B D EC

Drawn By

Scale

Date

Dwg. No.

Project No.

1 : 150

A6

MAY 2019

EW


WEST ELEVATION

LEVEL 1 0

LEVEL 2 4000

LEVEL 5 13000

LEVEL 3 7000

LEVEL 4 10000

ROOF LEVEL 16000

1 2 3 4 5

Drawn By

Scale

Date

Dwg. No.

Project No.

1 : 150

A7

MAY 2019

EW


SOUTH ELEVATION

LEVEL 1 0

LEVEL 2 4000

LEVEL 5 13000

LEVEL 3 7000

LEVEL 4 10000

ROOF LEVEL 16000

ABDE C

Drawn By

Scale

Date

Dwg. No.

Project No.

1 : 150

A8

MAY 2019

EW


EAST ELEVATION

LEVEL 1 0

LEVEL 2 4000

LEVEL 5 13000

LEVEL 3 7000

LEVEL 4 10000

ROOF LEVEL 16000

12345

Drawn By

Scale

Date

Dwg. No.

Project No.

1 : 150

A9

MAY 2019

EW


NORTH ELEVATION

Drawn By

Scale

Date

Dwg. No.

Project No.

A10

MAY 2019

EW


BUILDING SECTION

Drawn By

Scale

Date

Dwg. No.

Project No.

A11

MAY 2019

Designer


BUILDING SECTION

Planning and Design Report - London, Ontario › business › Planning... · Planning and Design...

Documents

Transcript of Planning and Design Report - London, Ontario › business › Planning... · Planning and Design...