Final Proposal REPORT - London, OntarioFinal Proposal Report: 731675 Ontario Limited 2 3080 Bostwick Road, London CONTENTS 5.0 Zoning By-law 44 5.1 Existing Zoning 44 5.2 Proposed

Final Proposal REPORT DRAFT PLAN OF SUBDIVISION APPLICATION 3080 BOSTWICK ROAD London Date:

May 2018 Prepared for:

731675 Ontario Limited Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 630 Colborne Street, Suite 202 London ON N6B 2V2 T: 519 858 2797 x223 F: 519 858 2920 Our File: 1094’B’

Final Proposal Report: 731675 Ontario Limited 3080 Bostwick Road, London

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CONTENTS

1.0 Introduction 6

1.1 Overview 6

1.2 Site Description 6

1.3 Project Vision 8

1.4 Master Plan Concept 9

1.5 Development Concept 12

2.0 Provincial Policy Statement 15

2.1 Framework 15

2.2 Assessment of Proposal 16

3.0 Official Plan 23

3.1 Current Designations (Schedule A) 24

3.2 Policy Review 25

4.0 Area Studies 38

4.1 Southwest Area Plan 38


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CONTENTS

5.0 Zoning By-law 44

5.1 Existing Zoning 44

5.2 Proposed Zoning 46

5.3 Bonus Zoning A 49

6.0 Existing Conditions 50

6.1 Environmental Conditions 50

6.2 Archaeological/Built Heritage Concerns 51

7.0 Subdivision Design 51

7.1 Project Vision and Design Elements 51

7.2 Design Considerations 52

7.3 Existing Services 53

7.4 Subdivision Phasing and Staging 53

8.0 Sanitary Servicing 54

8.1 Proposed Sanitary Sewershed 54

8.2 Sanitary Servicing Strategy 54


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CONTENTS

9.0 Water Servicing 55

9.1 Water Servicing Strategy 55

10.0 Stormwater Management 55

10.1 Stormwater Assumptions 55

10.2 Proposed Strategy for Stormwater 56

11.0 Transportation 57

11.1 Transportation Impact Study 57

11.2 Internal Road Works 58

11.3 External Road Works 59

11.4 Bicycle and Pedestrian Considerations 59

12.0 Natural Heritage/Parks 60

12.1 Natural Heritage System 60

12.2 Parks & Open Space 60


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CONTENTS

13.0 Financial Implications 60

14.0 Miscellaneous 61

14.1 Noise Assessment 61

15.0 References 61 Appendix A Design Concept (Site 2)

Appendix B Design Concept (Site 6)

Appendix C Conceptual Landscape Plan


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LIST OF FIGURES Figure 1: Location Map Following 6

Figure 2: Master Plan Concept (Conceptual Design) Following 9

Figure 3: Master Plan Concept (Block and Street Layout) Following 10

Figure 4: Official Plan Schedule ‘A ‘ Land Use Following 24

Figure 5: Southwest Area Plan Designation (Schedule 4) Following 39

Figure 6: Existing Zoning Following 44

Figure 7: Proposed Zoning Following 46

Figure 8: Official Plan Schedule B1 (Natural Heritage Features) Following 50

Figure 9: Master Servicing Plan Following 53

Figure 10: Conceptual Pathways and Parks System (SWAP) Following 59

Summary of Development Claims from the CSRF Following 61

Proposed Draft Plan of Subdivision Insert 1

LIST OF TABLES Table 1: Surrounding Land Uses 8

Table 2: Summary of Master Plan Component 11

Table 3: Consistency with Provincial Policies (2014 PPS) 16

Table 4: Selected Zoning Regulations (Site 2) 46

Table 5: Selected Zoning Regulations (Site 6) 48


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1.0 INTRODUCTION

1.1 Overview MHBC has been retained by 731675 Ontario Limited (c/o York Developments) to assist with the preparation of a Draft Plan of Subdivision (Draft Plan) application to support a Master Planned development proposal a portion of the property addressed as 3080 Bostwick Road, London. Project Manager responsibilities for the Draft Plan application process will be provided by Scott Allen, Partner (MHBC) on behalf of York Developments. York Developments envisions that, in its entirety, 3080 Bostwick Road will develop into a vibrant, intensified neighbourhood that will function as both a multi-use village centre and a local activity hub. This Master Planned development is to offer a wide diversity of residential, commercial, office and recreational opportunities to meet the varied lifestyle needs of residents and the larger community. Moreover, the active parkland, walkway system and street network incorporated into the Master Plan reflect a campus setting that is closely connected with the recreational facility under construction adjacent to these lands. The Draft Plan proposal discussed in this Final Proposal Report (FPR) has been designed to support a range of uses in the context of the Multi-Family, High Density Residential and Open Space designations of the current (in force) City of London Official Plan, as well as the High Density Residential, and Open Space designations of the City’s Southwest Area Plan. York Developments has presented the Master Plan vision to City staff on several occasions; emphasizing through these discussions that the overarching goal of this Master Plan proposal is to optimize the development permissions of the site’s existing Multi-Family, High Density Residential designation to create a prominent, inclusive and active focal point for the Southwest Planning Area.

1.2 Site Description 1.2.1 Overview (3080 Bostwick Road) The property addressed as 3080 Bostwick Road is located at the southeast corner of the Southdale Road West and Bostwick Road intersection on lands generally described as Part of Lots 38 & 39, Concession 2 (refer to Figure 1). This parcel measures approximately 15.1 ha (37.3 ac) in area and is currently vacant development land. A 4.5 ha (11.0 ac) portion of the original property has been conveyed to the City of London to accommodate a new multi-use recreation centre (Southwest Community Centre). This severed parcel is addressed as 501 Southdale Road West.


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Additionally: Road widening dedications along Southdale Road West and Bostwick Road have been

conveyed to the City in conjunction with Consent application B001/16 (which established servicing and access easements over 3080 Bostwick Road to service the new community centre and adjacent lands); and

The property is bisected by a channelized section of the Thornicroft Drain and is subject

to a 17.2 m (56.4 ft) wide Union Gas development setback extending along the Southdale Road West frontage.

The 3080 Bostwick Road property is located entirely within the City’s Urban Growth Boundary and form part of the Southwest Planning Area. Development of these lands is subject to the policies of the approved Secondary Plan for this community; the Southwest Area Plan (SWAP). This Secondary Plan delineates a series of neighbourhoods within the planning district and defines specific polices for each area. This property is located within the SWAP’s Bostwick Residential Neighbourhood. 1.2.2 Subject Lands and Surrounding Uses The lands subject to this Draft Plan application are irregularly-shaped and measure approximately 5.8 ha (14.3 ac). This parcel has approximately 74.8 m (245.4 ft) of total frontage along Southdale Road West and approximately 132.5 m (435.7 ft) of total flankage along Bostwick Road. Generally, the subject lands (Site) can be characterized as having limited topographic relief with the land gradually sloping towards the Thornicroft Drain. The drain conveys flow southerly from an outlet location at Southdale Road West and ultimately discharges to Dingman Creek. Lands within, and adjacent to this drainage corridor are situated within the Regulation Limit of the Upper Thames River Conservation Authority (UTRCA). As outlined in Table 1.0, medium density residential (townhouse) development is situated immediately north of the Southdale Road West corridor. Agricultural properties, vacant development lands, rural residences and naturalized areas surround the balance of the property. Adjacent to the Site, the Southdale Road West and Bostwick Road corridors include two traffic lanes, as well as left turn lanes where the two streets intersect. Both streets are classified as arterial roads pursuant to Schedule C (Transportation Corridors) of the current City of London Official Plan. Additionally, as set out in the City’s 2030 Transportation Master Plan, dated January 2013, Southdale Road West is to widened in the future from a two lane to a four lane cross-section (planned for 2020). With respect to alternative transportation modes: The Site is located within proximity of London Transit Commission (LTC) bus service, with

routes provided along Dalhousie Drive and Farnham Road. In the vicinity of the Site, LTC bus routes are also provided along Wonderland Road South and Southdale Road West


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(east of Wonderland Road South). Additionally, as set out in the LTC’s 2018 Service Plan, Route 15A will be added to service the Southwest Community Centre. This new bus route will extend along Southdale Road West from Bostwick Road to Wonderland Road South (providing the Site with additional, convenient transit service).

Bicycle pathways are provided along sections of Southdale Road West in close proximity to

the subject lands; and Sidewalks are provided along the Southdale Road West frontage. The following table provides additional details on surrounding land uses:

Table 1.0 - Surrounding Land Uses

Relative Location Existing Land UsesTO THE NORTH: Future development lands (balance of 3080 Bostwick Road property);

Southwest Community Centre (under construction); Union Gas easement; Southdale Road West corridor; townhouse cluster adjacent to the arterial corridor; Southwest Optimist Park

TO THE EAST: Future development lands (balance of 3080 Bostwick Road property); Natural gas easement and substation; electrical transmission line; vacant development lands; Wonderland Road South commercial corridor (integrating new format service/retail commercial uses)

TO THE SOUTH: Woodlot; agricultural land TO THE WEST: Bostwick Road corridor; agricultural land

1.3 Project Vision The project vision, described below, guided the design approach for the Master Plan Concept developed for the 3080 Bostwick Road property:

To provide the Southwest Planning Area with a diverse and integrated residential neighbourhood which will offer a variety of on-site amenities and will benefit from close proximity to regional shopping, employment opportunities, public transit networks, recreational facilities, natural areas and major open space.

To realize this project vision, York Developments established several principal design themes for the entire Site:

Housing Choice and Diversity. A diverse community structure and housing choice would be encouraged (1) by allocating lands for a variety of medium and high density residential forms dispersed throughout the project site and (2) through variation in design features and building heights. Additionally, amenities available on-site and in the surrounding community would support a broad range of lifestyle interests.


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Activity Node. Mixed-use opportunities should be encouraged at prominent locations

along the Southdale Road West and Bostwick Road corridors to enhance the community experience for local residents. In effect, the project site should function as an activity node offering a range of amenities to compliment the Southwest Community Centre including affiliated services, neighbourhood-oriented shopping, professional offices and complimentary recreational areas.

Residential Intensification. Intensive, transit supportive residential forms would be promoted throughout the Site to help provide additional housing choice in the Southwest Planning Area and to support intensification objectives set out in planning policy.

Neighbourhood Connectivity. Internal street and walkway patterns should offer all

residents with excellent vehicular and pedestrian accessibility to the arterial road system, public transit connections, the community centre and open space features. A multi-use pathway should also be constructed adjacent to the Thornicroft Drain to promote active transportation; to function as an organizing element for the internal walkway system; to offer and an aesthetic amenity; and to provide a linkage with a pedestrian bridge planned over the Thornicroft Drain (to be constructed by the City).

Recreational Amenities. In addition to the active recreational facilities planned for the future community centre, the development is best served with active and passive recreational opportunities to support residents with a diversity of physical abilities. Further, an open space feature should be incorporated into the design to offer a core activity area that is fully accessible to the public and integrated with internal walkways and the multi-use pathway.

1.4 Master Plan Concept

1.4.1 General A Master Planning exercise was carried out by York Developments to design a conceptual plan for this Site which had due consideration for the project vision and design themes noted above. Figure 2 illustrates the Master Plan Concept developed through this exercise. In summary, the design approach for the Master Plan Concept has regard for sustainability principles, is pedestrian-oriented, transit supportive and accessible to the surrounding community. Further, it is envisioned that this development will function as an integrated (complete) neighbourhood; offering a mix of housing types, active and passive recreational amenities, offices, convenience commercial uses and employment opportunities within a residential campus setting.

Figure 2

Master Plan Concept (Conceptual Design)

* Site 3 Conceptual Site Plan prepared by Stantec Consulting

*


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1.4.2 Design Considerations Several design elements are incorporated into the Master Plan Concept in order to achieve the project vision, including the following key features:

A range of medium and high density residential forms complemented by limited office and retail/service commercial uses, community facilities, parks, outdoor amenity features and open space. Collectively, it is envisioned that this mix of uses will promote 3080 Bostwick Road as a community gathering place;

Building forms designed with consideration for the local development context (existing and planned) and the larger Master Plan Concept. Buildings are also oriented to address the Southdale Road West and Bostwick Road corridors and internal streets, and to promote prominent views and vistas;

Placement of low, mid- and high-rise forms to support an appropriate transition in building scale;

Enhanced architectural treatments for building designs and landscaping; A coordinated network of active and passive recreational amenities including a

centralized open space feature to establish a defining (core) element for the development. This core activity area would also interface with the Thornicroft Drain which functions as a major stormwater drainage (conveyance) channel. The Thornicroft Drain corridor has also been identified as a potential future route for the City’s multi-use pathway network and may provide opportunities for a future community trail connection to the Southwest Community Centre (by way of a pedestrian bridge to be constructed by the City);

Active transportation linkages provided throughout the development promote connectivity with the neighbouring communities, the Southwest Community Centre, the municipal sidewalks and pathways, and public transit services;

An internal street pattern oriented to support safe vehicular and pedestrian circulation, and to provide efficient access to arterial road corridors; and

Provision of underground parking facilities to reduce surface parking requirements.

1.4.3 Project Components Figure 3 illustrates the development blocks and street network incorporated into the Master Plan Concept. For the purposes of this Report, lands intended for residential development and parks are referred to as Sites; lands intended for open space and roads are referred to as Parts. The following table outlines the anticipated uses encompassed within each identified Site or Part.


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Table 2.0 – Summary of Master Plan Components

Site/Part Area Intended Uses Dwelling Units

1

1.54 ha (3.81 ac) Two integrated high-rise residential towers Commercial/office uses in tower podium

372 30*

2 0.91 ha (2.24 ac) Single high-rise residential tower Two separated low-rise stacked townhouses Future right-of-way

158 16

3 1.12 ha (2.78 ac) Two integrated high-rise residential towers

(senior citizen apartment building) 168

4 0.64 ha (1.57 ac) Community park N/A 5

1.14 ha (2.81 ac) Low-rise commercial office building

High-rise residential tower 30* 198

6 1.23 ha (3.04 ac) Two integrated high-rise residential towers 330 7 0.74 ha (1.83 ac) Future Yorkville Street right-of-way (Street B) N/A 8 0.55 ha (1.36 ac) Future municipal road allowance (Street A) N/A 9 0.79 ha (1.96 ac) Future municipal road allowance (Street C) N/A

10 0.01 ha (0.03 ac) 0.3 metre reserve N/A 11 0.91 (2.25 ac) Open space (Thornicroft Drain corridor) N/A

N/A 5.54 ha (13.68 ac) Future development block N/A Total 15.12 ha (37.36 ac) 1,302

* Density equivalent calculated pursuant to Section 3.4 1) a) of the Zoning By-law. 1.4.4 Project Implementation As an outcome of pre-application consultations with City staff, York Developments intends to implement the Master Plan Concept through the following approval approach: Applications for Consent. Sites 1, 3 and 5 are to be created through individual

severances (consents). OPAs, ZBAs and Site Plan Approval (SPA) permissions are required to develop Sites 1 and 5 as proposed. A ZBA and SPA are required to develop Site 3 as proposed. Temporary easements would also be established to facilitate street access to Sites 1, 3 and 5 in advance of Draft Plan approval (where required).

Draft Plan of Subdivision Application. Sites 2 and 6, the community park (Site 4), the Thornicroft Drain corridor (Part 11), portions of the internal street network, external road treatments and any additional road widenings would be established by way of a Draft Plan of Subdivision. As proposed, a ZBA is required to develop the Draft Plan, and SPA permissions are required to develop Sites 2 and 6. Appropriate reserves would be put in place to ensure all required infrastructure is constructed to service these developments. In the interim, York Developments and the City of London have entered into a Consent


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agreement to facilitate site servicing for the Southwest Community Centre and the eastern portion of the Site.

Future Development. Lands included in the future development area will be excluded

from the Consent or Draft Plan processes as these lands will not have access to sanitary servicing. A future application for Consent or Draft Plan would be submitted to address lot creation on these lands.

1.5 Development Concept

1.5.1 Primary Components The proposed Draft Plan included with this Report (dated April 11, 2018) has been designed to help achieve the project vision of the Master Plan Concept (i.e., promote housing choice and intensification, establish a community gathering place, encourage neighbourhood connectivity, provide recreational amenities). Generally, the proposed Draft Plan (appended) supports a variety range of medium and high density residential development opportunities within Sites 2 and 6, a community park within Site 4 and an open space feature within Part 11. Additionally, the plan integrates an internal transportation network comprised of public and private streets, sidewalks and pathway connections. Conceptual designs prepared by Zedd Architecture for Sites 2 and 6 are included in Appendices A and B of this Report, respectively. The Draft Plan incorporates these principal elements: A high density residential block (Site 2) containing an 18 storey apartment building

positioned along the Bostwick Road frontage accommodating 158 units including four, two storey townhouses integrated into the tower podium (fronting the proposed right-of-way). Additionally, two, 3.5 storey stacked townhouse blocks are planned along the Street A frontage accommodating 16 units. The proposed building and site design includes the following components: A total building gross area of approximately 23,090 m2 above grade; A range of unit types and configurations provided collectively within the residential

tower and townhouses to support housing choice; Enhanced building design and landscaping features, including

hardscaping/softscaping along the street frontages; A multi-level parking area comprised of at-grade parking fields and two levels of

underground parking, and accommodating a total of 254 vehicular stalls (bicycle facilities would also be provided within the parking area);

Indoor and outdoor amenity spaces (e.g., parkette, walkways, courtyards, common rooms/lounges, rooftop terraces, storage lockers);

A 16.5 m (54.1 ft) wide right-of-way across Site 2 providing mid-block public access between Bostwick Road, Street A and the community park (Site 4);


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A high density residential block (Site 6) containing a multi-tower apartment building

comprised of a 17 storey tower along the Street B (Yorkville Street) frontage to a 15 storey tower along the southern property boundary. The towers would be interconnected by a common two storey podium and would accommodate 330 apartment units. The proposed building and site design includes the following components: A total building gross area of approximately 37,724 m2 above grade; A range of unit types and configurations provided within the apartment building; Enhanced building design and landscaping features, including

hardscaping/softscaping along the street frontages; Indoor and outdoor amenity spaces (e.g., atrium, courtyards, common

rooms/lounges, rooftop terraces, bicycle storage lockers); A multi-level parking area comprised of at-grade parking fields and two levels of

underground parking, and accommodating a total of 325 vehicular stalls (bicycle parking would also be provided within the parking area);

An internal development pattern organized by two north-south municipal road

allowances (Street A and Yorkville Street) and one east-west municipal road allowance (Street C). Street A and Yorkville Street (Parts 8 and 7, respectively) are to be local roads and are to provide direct access to the Southdale Road West. Street C (Part 9) is to be a local road connecting to the southern terminuses of Street A and Yorkville Street and provide direct access to Bostwick Road. Streets A and C are to intersect by way of a roundabout. Further, all roads are planned to contain landscaped medians, boulevards and amenities;

A park block (Site 4) providing approximately 0.61ha (1.51 ac) of neighbourhood open

space adjacent to the Thornicroft Drain channel (Part 11). The park is to function as an active recreational space providing community-oriented facilities (e.g., bandshell, playground equipment, racquet sports, community market), internal walkways and connections to the proposed multi-use pathway. Further, the park is to be positioned along the Street A and C frontages to promote accessibility and establish view corridors into this public space;

Designated open space (Part 11) encompassing lands associated with the Thornicroft Drain corridor measures approximately 0.93 ha (2.30 ac) in area. These lands function as a major stormwater drainage (conveyance) channel, and may provide opportunities for a future community trail connection to the Southwest Community Centre and additional landscaping;

The City’s multi-use pathway system is proposed to extend through the Site in a north-south orientation along the western limit of the Thornicroft Drain. The pathway would be contained within Part 11, Street C (Part 9) and potentially the Future Development block south of Street C;


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Internal walkways are also envisioned to promote pedestrian movement throughout the open space area and to provide connectivity with: the arterial road system; the Southwest Community Centre; the City’s multi-use pathway network; and neighbouring residential communities and commercial areas;

A local street network comprised of modified grid system elements and configured with

short blocks and public corridors to support effective vehicular and pedestrian connectivity. Generally, the street network incorporates local street connectivity for internal circulation, direct access to Southdale Road West and Bostwick Road, as well as connections to the City’s multi-use pathway system planned in the vicinity of the Thornicroft Drain; Additionally: The local street arrangement promotes traffic calming within this residential

community, view corridors into public spaces and vista opportunities; The typical width of Streets A and C and Yorkville Street is 21.5 m (70.5 ft). The road

allowance for each of these roads may be wider than the standard road allowance for the road classification to accommodate streetscape/urban design features that may be incorporated into the development plan;

At the Southdale Road West intersections, the widths of Street A and Yorkville Street is 22.5 m (73.8 ft). The width of these streets tapers to 21.5 m internal to the storage segments, over a length of approximately 75 m (246 ft);

Sight triangles (6 m x 6 m) are provided on Street A, the eastern side of Yorkville Street at Southdale Road West and on Street C at Bostwick Road;

Yorkville Street may ultimately be extended to the south to service future development lands within and adjacent to 3080 Bostwick Road (and the future Bradley Avenue extension);

Road widening dedications have been conveyed to the City along the Southdale Road

West and Bostwick Road frontages as a condition of a previous consent application. These road widenings established 18 m (59 ft) wide rights-of-way for both arterial roads adjacent to the Site (measured from the centreline); and

Block 10 provides a 0.3 m (1.0 ft) reserve along the southern boundary of the Street C

corridor. Appendix C includes the Concept Landscape Master Plan designed by Ron Koudys Landscape Architects (RKLA) for the Master Plan Concept. This plan generally illustrates the pathways, amenity areas and landscaping features intended for 3080 Bostwick Road.


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1.5.2 Design Considerations Several design elements have been integrated into the proposed Draft Plan to support the project vision outlined in Section 1.3 of this Report. In this respect, collectively the proposal incorporates the following key features: Medium and high density housing to provide an intensive scale of development

that: (1) supports housing choice, compact urban form and future transit services; (2) is compatible with existing and planned residential development in the Bostwick community; and (3) will exceed minimum density requirements for these lands. It is important to note there are limited permissions for intensive, medium and high density residential development in the Southwest Planning Area; however 3080 Bostwick Road benefits from these permissions;

A neighbourhood park intended to function as a community gathering place and to

provide active recreational facilities (e.g., bandshell, community market, playground equipment, racquet sports, walkways);

An internal street pattern designed to support community connectivity, as well as efficient and safe traffic movement;

A balance of residential densities, open space and low impact development techniques for stormwater management to help promote sustainable development; and

Visual components to enhance the aesthetic character of the development (e.g., unobstructed views of park features and an enhanced, pedestrian-oriented streetscape throughout the development.

2.0 PROVINCIAL POLICY STATEMENT

2.1 Framework The Provincial Policy Statement (PPS) sets the policy foundation for regulating the development and use of land in Ontario. The 2014 PPS was issued under the authority of Section 3 of the Planning Act and came into effect on April 30, 2014. Section 3(5) of the Planning Act requires that all decisions affecting planning matters shall be consistent with policy statements issued under the Act.


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2.2 Assessment of Proposal Table 3.0 demonstrates how the proposed Draft Plan is consistent with provisions of the 2014 PPS that, in our opinion, have particular relevance to this project.

Table 3.0 – Consistency with Provincial Policies (2014 PPS) PPS Policy Response1.1.1 Healthy, livable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long-term; b) accommodating an appropriate range and mix of residential, employment (including industrial and commercial), institutional, recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; e) promoting cost-effective development standards to minimize land consumption and servicing costs; g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs.

The proposal promotes an efficient, mixed-use development pattern to support the long-term financial well-being of the Province of Ontario and the City of London (in the form of increased property tax assessment and the optimization of existing infrastructure). Further, the residential population accommodated by this development would support the viability of existing service/retail commercial enterprises operating within the Wonderland Road South commercial corridor. Economic benefits would also be derived from construction of the project. The subject lands are located within the Bostwick Residential Neighborhood of the Southwest Planning Area. This Neighbourhood is intended to develop predominately as a compact, residential community with the highest intensity of all Residential Neighbourhoods in this Planning Area to support activities in the Wonderland Boulevard Neighbourhood (which contains the Wonderland Road South commercial corridor). The residential components of this proposal would (1) help the Bostwick Residential Neighborhood fulfill its planned function and (2) complement the mix of land uses intended for this Neighbourhood. This project should not result in environmental or public health and safety concerns. Preliminary servicing reviews have been


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PPS Policy Responsecompleted to confirm (1) that the development can proceed in a cost-effective manner and (2) that the necessary servicing infrastructure would be available to meet projected demands. Moreover, it is anticipated that public service facilities available in the vicinity of this property would accommodate the needs of residents and employees of this development.

1.1.2 Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. However, where an alternative time period has been established for specific areas of the Province as a result of a provincial planning exercise or a provincial plan, that time frame may be used for municipalities within the area. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas.

This proposal would develop a vacant development property (3080 Bostwick Road), which is located within the Urban Growth Boundary (UGB) of the City of London on lands designated for high density residential purposes and complementary activities under the SWAP (e.g., convenience commercial uses, community facilities, offices, commercial recreation facilities). Collectively, a similar mix of uses are intended for the Site the larger Master Plan Concept associated with 3080 Bostwick Road. This development that would help the City accommodate its land use projections for the Southwest Planning Area. Additionally, the residential component of this proposal would accommodate a range of apartment unit configurations. In effect, this high density residential development would help to broaden housing choice in the Bostwick community and support its planned function under the SWAP (i.e., to develop as the most intensive Residential Neighbourhood in the Southwest Planning Area in support of the Wonderland Boulevard Neighbourhood).

1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted.

The subject lands are situated within the City’s UGB and are therefore considered part of a settlement area, as defined by the PPS.

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

This development proposal would help to promote efficient use of land and services in the City’s Southwest Planning Area.


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PPS Policy Responsea) densities and a mix of land uses

which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and / or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5.are transit-supportive, where transit is planned, exists, or may be developed;

Preliminary servicing assessments have also been carried out to confirm that adequate servicing capacity is available to accommodate the intended development. Where practical and appropriate, the project would incorporate sustainable development principles to help minimize environmental impacts. The site layout promotes active transportation by incorporating multiple pedestrian access points to adjacent sidewalks and walkways, as well as the provision of bicycle storage in underground parking facilities. Moreover, the project site is located within a convenient (five minute) walking distance of public sidewalks and pathways located along Southdale Road West. The subject lands are also located within convenient walking distance of existing LTC bus stops, as well as a new bus route planned along the Site’s Southdale Road West frontage. Transit service from these locations provides connectivity to service/retail commercial areas, local schools (e.g., Westmount Public School, Jean Vanier Catholic School, Saunders Secondary School), public institutions, recreational areas and the City’s downtown core.

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:

c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or

Collectively, development of stacked townhouses and high-rise apartment towers on Sites 2 and 6 would broaden the range and mix of multiple-unit housing available to current and future residents of the Southwest Planning Area. This proposal would also help the City accommodate its land use projections for the Southwest Planning Area by developing lands designated for high density residential uses for their intended purpose.


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PPS Policy Responsewill be available to support current and projected needs;

d) promoting densities for new housing which efficiently use land, resources, infrastructure, and public services facilities, and support the use of active transportation and transit in areas where it exists or is to be developed.

Preliminary studies have been completed to confirm that servicing infrastructure is available to meet projected needs. Additionally, it is anticipated that existing public service facilities available in the vicinity of the property would accommodate the projected demands of this development. The planned development would utilize existing land and servicing resources in an efficient manner and would be supported by the road transportation system, the active transportation network and transit services (existing and planned).

1.5.1 Healthy, active communities should be promoted by:

a) Planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity.

The proposal integrates design components that would contribute to the promotion of healthy, active communities. Most notably, active transportation, social interaction and community connectivity would be encouraged by the provision of: walkway connections to the municipal sidewalk system which connects to parks, public transit and pathway systems; outdoor amenity areas for passive recreation; and bicycle storage in the underground parking facilities.

1.6.1 Infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities shall be provided in a coordinated, efficient and cost effective manner that considers impacts from climate change while accommodating projected needs.

Preliminary servicing reviews have been carried out to confirm that the development can proceed in a cost-effective manner, and to ensure that necessary infrastructure is available to meet projected needs. As discussed, it is anticipated that the development can be accommodated by existing public service facilities.

1.6.7.1 Transportation systems should beprovided which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs. 1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the use of

The Transportation Impact Study (TIS) prepared by IBI Group (IBI) concluded that the existing road network can accommodate the proposed development provided the recommended remedial measures are implemented. The Site is located within walking distance of existing and planned LTC bus service. The


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PPS Policy Responsetransportation demand management strategies, where feasible. 1.6.7.3 As part of a multimodal transportation system, connectivity within and among transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional standards. 1.6.7.4 A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. 1.6.6.7 Planning for stormwater management shall:

a) minimize, or, where possible, prevent increases in contaminant loads;

b) minimize changes in water balance and erosion;

c) not increase risks to human health and safety and property damage;

d) maximize the extent and function of vegetative and pervious surfaces; and

e) promote stormwater management best practices, including stormwater attenuation and re-use, and low impact development.

LTC transfer system provides connectivity throughout the City and to regional transportation facilities (e.g., London International Airport, VIA Rail Station). As discussed, the subject lands are situated in proximity to established service/retail commercial uses, offices, entertainment facilities, institutional uses (including schools) and neighbourhood parks. The Site’s location relative to this mix of uses would help future residents of this development minimize the length and frequency of vehicle trips. Convenient access to public transit, the municipal sidewalk system and the City’s pathway network would also support alternative transportation modes. Furthermore, developing these lands for intensive residential uses would help to support existing and future investments in public transit. Section 10 of this Report addresses the stormwater management (SWM) strategy developed for the Site. As discussed, the objective of the overall SWM strategy will be to utilize private permanent works for retention and for quality treatment of post-development flows within the subdivision, with flows from these works and the road systems outletting to the Thornicroft Drain.

1.7.1 Long-term economic prosperity should be supported by:

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

c) maintaining and, where possible, enhancing the vitality and viability

The property is designated for intensive residential forms and complementary uses, and a similar mix of uses is proposed for the Site and the Master Plan Concept. Further, this development has access to, and would help to optimize, the arterial road transportation network, transit services municipal servicing infrastructure and public service facilities.


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PPS Policy Responseof downtowns and mainstreets;

Development of these lands for intensive residential uses would also help to support the overall viability of existing service/retail commercial uses within the nearby Wonderland Road South commercial corridor.

1.8.1 Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which:

a) promote compact form and a structure of nodes and corridors;

b) promote the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas;

e) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion;

The project supports the intensive use of designated residential lands fronting two arterial road corridors and connected via active transportation and public transit facilities to local shopping areas, offices, educational institutions, the City’s downtown core, nearby parks and pathways. Development of the proposed stacked townhouses and high-rise residential towers would help to broaden housing choice in the Bostwick community. The close proximity of the subject lands to the above-noted mix of land uses would also help to reduce commuting requirements and thereby decrease transportation congestion.

2.1.1 Natural features and areas shall be protected for the long-term.

The Environmental Impact Study (EIS) prepared by Stantec Consulting (Stantec) for the Master Plan Concept defines mitigation measures to satisfy Policy 2.1.1, as discussed in Section 6.1 of this Report.

2.1.8 Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas identified in policies 2.1.4, 2.1.5, and 2.1.6unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or on their ecological functions.

The EIS prepared for the Draft Plan lands provides guidance to mitigate the potential environmental impacts associated with site development.

2.2.1 Planning authorities shall protect, improve or restore the quality and quantity of water by:

e) implementing necessary restrictions

Exp Services (Exp) has prepared a hydrogeological and water balance assessment for the Master Plan Concept. Water balance calculations have been


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PPS Policy Responseon development and site alterationto: 1. protect all municipal drinking

water supplies and designated vulnerable areas; and

2. protect, improve or restore vulnerable surface and ground water, sensitive surface water features and sensitive ground water features, and their hydrologic functions;

prepared in conjunction with this assessment to guide the detailed subdivision design.

2.4.1 Minerals and petroleum resources shall be protected for long-term use.

The subject lands do not contain any known mineral or petroleum resources.

2.5.1 Mineral aggregate resources shall be protected for long-term use and, where provincial information is available, deposits of mineral aggregate resources shall be identified.

The subject lands do not contain any known mineral aggregate resources.

2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved.

The subject lands are vacant of structures and do not contain any known built heritage resources.

2.6.2 Development and site alteration shall not be permitted on lands containing archaeological resources or areas of archaeological potential unless significant archaeological resources have been conserved.

The archaeological assessment completed for these lands by Bluestone Research concludes that no archaeological resources were found on the subject property, therefore, no further archaeological assessment of the property is required.

3.1.1 Development shall generally be directed to areas outside of:

b) hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards;

The aforementioned EIS guides the protection of natural heritage system features and functions associated with the Site and will include recommendations respecting development in proximity to the open space and park blocks.

3.1.2 Development and site alteration shall not be permitted within:

d) a floodway regardless of whether the area of inundation contains high points of land not subject to flooding.

The EIS guides development and site alteration in the vicinity of the Thornicroft Drain floodway in accordance with Policy 3.1.2.


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The 2014 Provincial Policy Statement seeks to achieve healthy, livable and safe communities by promoting efficient development and land use patterns. Given the foregoing assessment, in our opinion the proposal is consistent with this broad vision. In this regard, the intended use of the land: Represents an efficient development as it supports a compact, intensive urban form on

lands designated for high density residential purposes and located in the vicinity of prominent service/retail commercial enterprises, public institutions, recreational and entertainment uses and a mix of residential development;

Proposes development that has regard for the established neighbourhood character, is compatible with the existing development context, provides a pedestrian orientation, encourages active transportation and is within close proximity of the arterial road network and transit services;

Introduces a range of apartment types and configurations to help broaden multiple-unit

housing choice for current and future residents the Southwest Planning Area, and to help the City accommodate its land use projections for this planning area;

Integrates multiple-unit housing and complementary uses that, collectively, would support the Master Plan Concept discussed in this Report, and help implement the planned function of the Bostwick Residential Neighbourhood. The proposal would also help to promote neighbourhood stability by diversifying the housing choice available in this area (to better accommodate the changing needs of local residents over the long-term);

Promotes a scale of residential development that would help to (1) optimize municipal investments in servicing infrastructure and public transit, (2) support the long-term viability of commercial activities in proximity to the Site, and (3) generate substantial tax revenues to benefit the financial well being of the Province and the City; and

Would not involve development on lands having known significant environmental, cultural heritage, mineral aggregate or petroleum resources.

In light of these considerations and our broader evaluation of this proposal relative to the PPS, it is our opinion that the proposed Draft Plan satisfies, and is consistent with, the policies of the PPS.

3.0 OFFICIAL PLAN

Policy 4.7 of the PPS states that Official Plans are the most important vehicle for implementation of the Provincial Policy Statement. It is further stated that Official Plans shall identify provincial interests and set out appropriate land use designations and policies. Accordingly, this proposal has been assessed relative to the applicable policies set out by the


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City of London Official Plan framework, which includes the City’s current Official Plan (1989), new Official Plan and Southwest Area Plan.

3.1 Current Designations (Schedule A) Section 1.2. of the City of London’s current Official Plan (1989) states that, “The Official Plan for the City of London contains City Council’s objectives and policies to guide the short-term and long-term physical development of all lands within the boundary of the municipality”. Policies defined within the Official Plan provide direction on a range of planning considerations, such as growth management, urban form, urban design and public consultation, in order to promote the physical development of a healthy, sustainable community. The current Official Plan land use designations applying to the Site were approved in conjunction with the approval of the SWAP by the Ontario Municipal Board (OMB) in April 2014 (refer to Section 4.1 of this Report). The approved SWAP land use schedule amended Schedule A (Land Use) of the current Official Plan. Figure 4 illustrates that the property is currently designated Multi-Family, High Density Residential, and Open Space on Schedule A. The permissions of each designation are summarized below: The Multi-Family, High Density Residential designation is intended to accommodate

large-scale, multiple-unit forms of residential development preferably at locations adjacent to major employment centres, shopping areas, major public open space and transportation routes (where such development will not adversely affect surrounding land uses). Additionally, convenience commercial uses, service stations and secondary uses are permitted within this designation (e.g., group homes, community facilities, commercial recreation facilities and small-scale office developments); and

The Open Space designation is applied to the Thornicroft Drain channel traversing the

property. This designation is intended to preserve lands which are to be maintained as park space or in a natural setting.

In our opinion, the land use pattern associated with the proposed Draft Plan is consistent with Schedule A and the permitted uses of the aforementioned designations. The following project components are of particular relevance in this respect: Sites 2 and 6 are located within the Multi-Family, High Density Residential designation

and are intended for intensive housing forms; Site 4 is located in both the Multi-Family, High Density Residential and Open Space

designations and is planned for a community park facility; and


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Part 11 is designated Open Space and is to function as passive open space associated with the Thornicroft Drain corridor.

In our opinion, the Sites 2 and 6 are well-suited to accommodate intensive multiple-unit residential development given its given their proximity to a regional servicing commercial corridor, the arterial road system, transit services, commercial areas, the Southwest Community Centre, residential neighbourhoods and local parks. It is also important to note that there are relatively few properties designated Multi-Family, High Density Residential in the Southwest Planning Area and this Site represents one of the largest undeveloped properties within this designation. Further, pursuant to approval of OPA 656 in July 2017, high-rise permissions have been removed from the intensity policies of the Wonderland Road Community Enterprise Corridor (WRCEC) which encompasses the development area extending along the Wonderland Road South corridor from Southdale Road West to Hamlyn Street. In effect, maximum (standard) building height in the WRCEC was been reduced from 14 storeys to four storeys. In light of these considerations, the high-rise apartments and townhouses proposed collectively for Sites 2 and 6 allow for a greater diversity and mix of multiple-unit housing types, building heights and densities in the Southwest Planning Area. The housing choice provided through this development and the larger Master Plan Concept is also consistent with the Official Plan’s objectives for Residential designations, as discussed in the following section of this Report.

3.2 Policy Review 3.2.1 Overview Chapter 3 (Residential Land Use Designations), Chapter 11 (Urban Design Principles) and Chapter 19 (Implementation) of the current Official Plan include policies particularly germane to this proposal. The following discussion (1) summarizes the key policies applying to the subject lands and (2) evaluates the planning merits of the proposal in the context of these polices. 3.2.2 General Objectives: All Residential Designations Section 3.1. of the current Official Plan defines a series of goals and objectives for all forms of residential land use within the City. The following policy objectives are of particular relevance to this proposal:

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

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

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


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

of densities and structural types throughout the City. v) Encourage infill residential development in residential areas where existing land uses

are not adversely affected and where development can efficiently utilize existing municipal services and facilities.

vii) Minimize the potential for land use compatibility problems which may result from an

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

viii) Support the provision of services and amenities that enhance the quality of the

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

In our opinion, the components of the preliminary Draft Plan are consistent with the guiding principles for residential development. This assessment is based upon the following key considerations: Collectively, the townhouses and apartment buildings planned for Sites 2 and 6 will

provide a variety of choice in relation to dwelling type, location, design and accessibility (to help meet market demands in the Southwest Planning Area;

The preliminary Draft Plan has been designed with consideration for the surrounding

development context, as well as the land use transition between housing forms integrated into the larger Master Plan Concept;

Sites 2 and 6 will be designed to support compact forms of medium and high density housing which will permit land and services to be utilized in an efficient manner;

Existing townhouses north of the Site will be buffered from development planned in

conjunction with the proposed Draft Plan and the larger Master Plan Concept by the Southdale Road West corridor (planned for reconstruction from a two lane to a four lane cross-section in 2020). Further, residential development on the subject lands cannot encroach within 17.2 m (56.4 ft) of the Southdale Road West road allowance in light of the Union Gas development setback; and

The preliminary Draft Plan integrates urban design and landscaping features to enhance

the residential environment including proximity to future public open space, recreational amenities, commercial services integrated into the Master Plan Concept. These features are intended to the support development of 3080 Bostwick Road as an aesthetically-pleasing campus setting that will act as a community hub (servicing both area residents and patrons of the community centre). Internal walkways are also envisioned to promote


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pedestrian movement throughout the Site and to provide connectivity with the arterial road system, the Southwest Community Centre and the City’s multi-use pathway network.

3.2.3 General Objectives: Multi-Family, High Density Residential Development Section 3.1.4. of the current Official Plan states the general objectives for Multi-Family, High Density Residential developments, as follows:

“i) Support the development of multi-family, high density residential uses at locations which enhance the character and amenity of a residential area and where arterial streets, public transit, shopping facilities, public open space, and recreational facilities are easily accessible; and where there are adequate municipal services to accommodate the development;”

The development site achieves the noted prerequisites, given that the subject lands are situated in an area integrating higher density residential forms (existing and planned), which is also adjacent to the arterial road network and supported by nearby shopping, employment opportunities, planned community uses, major public open space and public transit.

“ii) Provide opportunities for the development of multi-family, high density residential

buildings at locations adjacent to major public open space areas where compatibility with adjacent land uses can be achieved;”

Within proximity of the subject lands, the Southdale Road West and Bostwick Road arterial corridors incorporate a variety of residential, commercial, community-oriented and open space uses (existing and planned). The proposed Draft Plan and the Master Plan Concept have been designed to be compatible with, and complement, the existing range of uses within this development area.

“iii) Promote, in the design of multi-family, high density residential developments, sensitivity to the scale and character of adjacent land uses and to desirable natural features on, or in close proximity to, the site.”

The preliminary Draft Plan will accommodate a building scale that is sensitive to the existing and planned development context. Residential forms within these development blocks will also provide an effective density transition to limit potential impacts on adjacent uses. Moreover, the development will incorporate sustainable development principles to minimize environmental impacts (where feasible) in accordance with the recommendations of the EIS discussed in Section 6.1 of this Report. 3.2.4 Permitted Uses: Multi-Family, High Density Residential Development

Section 3.4.1. of the current Official Plan defines the primary permitted uses for the Multi-Family, High Density Residential designation (e.g., low-rise and high-rise apartment buildings; apartment hotels; multiple-attached dwellings). In our opinion, the apartment buildings and


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townhouses intended for Sites 2 and 6 are consistent with the permitted uses set out in Section 3.4.1.

3.2.5 Height and Density Considerations: Multi-Family, High Density Residential

Pursuant to Section 3.4.3. of the current Official Plan, the subject lands are situated within the Outside of Central London area and are therefore subject to a normal maximum residential density of 150 units/ha. Subsection i) sets out height and density considerations for areas outside of the Downtown and Central London areas:

“Height and density limitations that are specified in the Zoning By-law will be guided by the following policies:

i) Outside of the Downtown and Central London areas it is Council's intention that a

mixing of housing types, building heights and densities shall be required in large designated Multi-Family, High Density Residential areas. Such areas, which will normally exceed 3 hectares (7.4 acres) in size, will be guided by the following criteria:

(a) a transition in scale shall be encouraged, where appropriate, to avoid extremes in

building height and bulk between the new development and the existing built fabric of adjacent properties;

(b) all areas shall include a diversity of housing forms such as mid-rise and low-rise

apartments and multiple attached dwellings, in order to minimize the overwhelming effect of large high-rise developments;

(c) high-rise structures shall be oriented, where possible, closest to activity nodes

(shopping and employment centres) and points of high accessibility (arterial roads, transit service) with densities and building heights decreasing as the distance from an activity node increases;

(d) massive, at-grade or above-grade parking areas shall not dominate the site.

Pedestrian circulation and access to transit services should be facilitated through site design and building orientation; and

(e) conformity with this policy and the urban design principles in Section 11.1, shall

be demonstrated through the preparation of an secondary plan or a concept plan of the site, ...”

In conjunction with the Master Plan Concept, the preliminary Draft Plan integrates several elements to achieve the prescribed height and density criteria as presented below: The Master Plan Concept integrates several measures that collectively mitigate the

potential overwhelming effect of clustered high-rise developments, including:


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Providing variation in the building form throughout the development (e.g., low-rise stacked townhouses, two storey podium townhouses, low-rise office building, high-rise seniors apartments, high-rise apartments of varying podium and tower heights;

Transitioning and distributing the density and massing of residential forms by the use of tower podiums, townhouse forms, building setbacks, park and open space features amenity areas, landscaping features;

Orienting buildings parallel to the arterial road system and internal roads to support an enhanced streetscape and a pedestrian orientation, screen parking areas, and encourage pedestrian circulation and transit connectivity;

Existing medium density development fronting Southdale Road West is buffered from the

Site by the existing two lane arterial corridor, which is planned for widening to a four lane cross section in 2020. Additionally, residential development on the Site cannot encroach within 17.2 m (56.4 ft) of the Southdale Road West corridor in light of the Union Gas development setback;

The Site is located within close walking distance of a region serving retail node, offices,

public open space, future recreational facilities and transit services; and

Concept plans have been prepared to demonstrate that Sites 2 and 6 can accommodate (1) a mix of residential forms and (2) a site layout that has regard for the urban design policies set out in Section 11.1.

3.2.6 Bonusing Permissions Sections 3.4.3 ii) and iv) grant Council the authority to increase residential density above the limit otherwise permitted by the Zoning By-law, in return for the provision of certain public facilities, amenities or design features. Criteria for considering density bonus are defined in subsection ii):

“ Notwithstanding Section i) above, on any lands designated Multi-Family High Density Residential, Council may consider proposals to allow higher densities than would normally be permitted. Zoning to permit higher densities will only be approved where a development will satisfy all of the following criteria:

(a) the site or area shall be located at the intersection of two arterial roads or an

arterial and primary collector road, and well-served by public transit; (b) the development shall include provision for unique attributes and/or amenities

that may not be normally provided in lower density projects for public benefit such as, but not limited to, enhanced open space and recreational facilities, innovative forms of housing and architectural design features;


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(c) parking facilities shall be designed to minimize the visual impact off-site, and provide for enhanced amenity and recreation areas for the residents of the development;

(d) conformity with this policy and urban design principles in Section 11.1 shall be

demonstrated through the preparation of an secondary plan or a concept plan of the site which exceed the prevailing standards; and

(e) the final approval of zoning shall be withheld pending a public participation

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

It is our opinion that the project site and concept plans for Sites 2 and 6 achieve the prescribed criteria for density bonusing. This assessment is based upon these key considerations:

The subject lands abut designated arterial roads and are within walking distance of the

existing LTC transit system. As discussed, a new bus route (15A) is also planned along Southdale Road West from Bostwick Road to Wonderland Road South (providing the Site with additional, convenient transit service);

The conceptual designs for Sites 2 and 6 (1) integrate contemporary architectural

themes and elements to establish a strong street presence and (2) incorporate underground parking facilities to minimize the scale of the surface parking field. Additionally, the tower podiums serve to frame the high-rise components while also promoting an active street edge and contributing positively to the existing streetscape;

Common areas and walkways incorporated into the design would enhance the

residential amenity and connectivity of the development. A high standard of building and landscape design would also be employed to help reinforce the public realm at the pedestrian level;

Surface parking planned for Sites 2 and 6, and would be largely screened from public

view by the positioning of the tower podiums (and the Site 2 stacked townhouses); and The concept plan and Urban Design Brief prepared in support of this proposal address

the urban design direction of the Official Plan and the SWAP.

Subsection iv) prescribes two bonusing approaches permitted under the terms of the Official Plan:

1. As-of-Right: A maximum density bonus of 25% is permitted on any site without a zoning by-law amendment (as-of-right), pursuant to certain conditions set out in the Zoning By-law; and


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2. Site-Specific: Bonusing for individual developments may exceed the as-of-right permission, subject to Council approval of site specific bonus regulations in the Zoning By-law and the registration of a development agreement on title.

Additionally, Section 3.4.4. provides further guidance for determining appropriate height and density limits for high density residential developments:

“The determination of appropriate height and density limitations for areas designated Multi-Family, High Density Residential, may be based on a secondary plan, in accordance with Section 19.2 of the Plan. Alternatively, for individual sites the determination of appropriate height and density limitations may be based on a concept plan showing how the area will be developed and integrated with surrounding uses.“

The intended development requires site-specific bonusing permissions for a maximum building height of 70.0 m (229.7 ft) and a maximum residential density of 193 units/ha for Site 2 and a maximum height of 68.0 m (223.1 ft) and a maximum density of 269 units/ha for Site 6. The required permissions are predicated on a concept plan that has regard for the bonusing objectives of both the Official Plan and the SWAP. Sections 3.2.10 e) and 5.3.1 of this Report address those urban design enhancements planned for the Site in exchange for height and density bonusing. 3.2.7 Urban Design Objectives Chapter 11 of the current Official Plan provides direction for matters relating to the visual character, aesthetics, and compatibility of land use, and to the qualitative aspects of development. Section 11.1.1. itemizes a series of urban design principles that have relevance to this proposal. The proposed Draft Plan demonstrates regard for the principles set out in Section 11.1.1. In summary, this subdivision layout was developed with consideration for the following core design objectives: 1. Create a strong visual presence along the Bostwick Road and Southdale Road West

corridors; 2. Establish a prominent, high density neighbourhood that promotes compact urban form,

offers residents a wide range of amenities, contributes significantly to the character of the Southwest Planning Area and serves as an activity node for the local community;

3. Enhance the visual qualities of the Southdale Road West and Bostwick Road streetscapes by

creating a positive addition to the existing development pattern in the immediate area; 4. Provide a development setting that (1) will be supportive of transit and alternative

transportation modes and (2) will allow residents to walk to nearby recreational facilities, commercial uses, employment areas and public amenities;


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5. Develop a comprehensive landscape plan that helps to visually integrate the new

development into the surrounding environment and enhances the appearance of existing natural features; and

6. Design an internal road network that facilitates efficient vehicular and pedestrian

movement within the site and promotes connectivity with arterial corridors and adjacent developments.

3.2.8 Chapter 19 – Implementation 3.2.8.1 Guideline Documents Section 19.2. of the current Official Plan prescribes that community plans and area plans and may be used to assist with the implementation and refinement of policy. Section 19.2.1. i) states that Secondary Plans may be developed, “… to implement a vision or design concept for a specific area, and provide a greater level of detail than the general policies of the Official Plan”. Further, Subsection iii) states that where there is a conflict between the general policies or schedules of the Official Plan and the Secondary Plan, the Secondary Plan prevails. As discussed, the Site forms part of the Southwest Planning Area and therefore is subject to the development vision and detailed policies of the SWAP. Section 4.1 of this Report how the proposal aligns with policies of this Secondary Plan. Additionally, Section 19.2.2. sets out a series of guideline documents which provide direction for the preparation and review of development proposals. Given the development context of the proposed Draft Plan, project planning has had regard for several City of London guidelines, studies and strategic plans itemized in this policy including: Southwest Area Plan; Subdivision Design Guidelines; Noise and Vibration Attenuation Guidelines; Stormwater Management Guidelines; Urban Design Guidelines; Subwatershed Planning Studies; Ecological Buffers and Development Setback Guidelines; Bicycle Master Plan; Placemaking Guidelines; Access Management Guidelines; and Environmental Planning Policy Manual (UTRCA). 3.2.8.2 Height and Density Bonusing Section 19.4.4. defines the principles and objectives for implementing height and density bonusing opportunities within the Zoning By-law (pursuant to the permissions prescribed in


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Section 37 of the Planning Act). Policy ii) states that bonusing will be used to support the City's urban design principles and other policies of the Plan, and to support one or more of the defined bonusing objectives. For this proposal, building height and residential density bonusing is requested to permit the proposed development in the context of the Multi-Family, High Density Residential designation. Specifically, a maximum height of 70.0 m (229.7 ft and a maximum density of 193 units/ha is required for Site 2 and a maximum height of 68.0 m (223.1 ft) and a maximum density of 269 units/ha is required for Site 6. In light of the enhanced urban design elements associated with this proposal as described and illustrated in this Report, it is our opinion that following bonusing objectives set out in Policy ii) are achieved: “(b) to support the provision of common open space that is functional for active or passive

recreational use;

(c) to support the provision of underground parking; (d) to encourage aesthetically attractive residential developments through the enhanced

provision of landscaped open space; (h) to support innovative and environmentally sensitive development which incorporates

notable design features, promotes energy conservation, waste and water recycling and use of public transit;

(j) to support the provision of design features that provide for universal accessibility in

new construction and/or redevelopment.” Section 5.3.1 of this Report discusses the bonus zone structure proposed to accommodate the planned development. 3.2.9 Conclusion In light of these considerations, in our opinion the preliminary Draft Plan is consistent with the principles, planning framework and policy direction of the current Official Plan. In this respect, the land use pattern associated with this proposal: is compatible with the surrounding development context; promotes housing choice and intensification; protects and enhances environmental features; and encourages active transportation. Furthermore, the proposed subdivision layout integrates elements which support the urban design objectives and bonusing set out in the current Official Plan.


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3.2.10 New City of London Official Plan (The London Plan) a. Status The City of London Council adopted a new City of London Official Plan (‘The London Plan’) on June 23, 2016 and the Ministry of Municipal Affairs (MMA) issued its approval of the new Official Plan, with modifications, on December 30, 2016. Applicable policies and schedules of the new Official Plan were appealed to the Ontario Municipal Board and are not in currently effect. Notwithstanding, the following discussion describes how the proposed Draft Plan aligns with the policy direction and development provisions of The London Plan as approved by the MMA. b. Place Types (Map 1) Under the new Official Plan, the project site is predominately designated on the land use schedule (Map 1 - Place Types). Policy 916 defines an overall vision for development in the Neighbourhoods place type, “… our neighbourhoods will be vibrant, exciting places to live, that help us to connect with one another and give us a sense of community well-being and quality of life.” Eight principal elements are also defined in this Policy to help achieve the vision statement:

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

2. Attractive streetscapes, buildings, and public spaces.

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

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

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

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

7. Employment opportunities close to where we live.

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

Additionally, consistent with Schedule A of the current Official Plan, the Green Space place type is applied to the Thornicroft Drain channel. Policy 762 of The London Plan states that the Green Space place type is intended to preserve lands as park space or in a natural state.


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c. Permitted Uses and Building Scale (Neighbourhoods Place Type) Several residential forms and secondary uses (e.g., service/retail commercial activities, community facilities, small-scale offices) are permitted in the Neighbourhoods place type; contingent upon the adjacent road network delineated on Map 3 (Street Classifications). With respect to the proposed Draft Plan, the adjacent arterials roads (Southdale Road West and Bostwick Road) are classified as Civic Boulevards. It is anticipated that Streets A and C, and Yorkville Street, will be classified as Neighbourhood Streets in the context of The London Plan. Tables 10 and 11 of the new Official Plan generally specify the following land use, intensity and building form permissions in the Neighbourhoods place type: Lands fronting Neighbourhood Streets (local streets) may be developed for a limited

range of low density residential types (e.g., single detached, semi-detached, duplex dwellings, townhouses). Building heights at these locations are permitted to range from one to two and a half storeys. There are no residential density restrictions applied to the Neighbourhoods place type;

Lands fronting Civic Boulevards (arterial roads) may be developed for the low density

residential types permitted along Neighbourhood Connectors as well as additional low- and mid-rise housing including stacked townhouses, triplexes, fourplexes and low-rise apartments. Building heights at these locations are to range from two to four storeys, with heights up to six storeys permitted where a project qualifies for Type 2 bonusing; and

Mixed-use buildings and stand-alone retail, service and office uses are also permitted at the intersection of Civic Boulevards. At these locations, up to 2,000 m2 (21,528 ft2) of floor area is allowed for service/retail commercial uses.

The Site also contains a High Density Residential Overlay as identified on Map 2 – High Density Residential Overlay (from 1989 Official Plan). Policy 957(2) of the Plan states that this Overlay allows for residential development to a maximum height of 12 storeys and 150 units per hectare on the Property. Type 2 bonusing for additional building height and/or residential density is permitted pursuant to Policy 958(4). d. Permitted Uses (Green Space) Policy 762 generally prescribes that lands in the Green Space place type can be utilized for passive/active recreational uses, community facilities, private green space, agricultural, woodlot management, conservation and stormwater management (depending upon the natural heritage features contained on the lands and potential hazards). In the context of the Draft Plan, lands in the Green Space place type are contained within Part 11 and are to be retained for open space (consistent with the above-noted permissions).


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e. Type 2 Bonus Zoning Policy 1652 of the London Plan states that for Type 2 Bonus Zoning, additional height or density may be permitted in exchange for certain facilities, services, or matters. A number of bonusable items are also summarized in this Policy which were considered in the design of the Site 2 and 6 proposals. In our opinion, the design elements of the concept plan provide an enhanced level of building and site design which aligns with several bonusable items set out in Policy 1652 and discussed below. Exceptional site and building design. As discussed, collectively the building design and

site layout incorporate contemporary architectural themes, design elements and landscaping features to establish a strong presence and active street edge along the Bostwick Road and Yorkville Street corridors. Most notably, the site layouts and building designs for Sites 2 and 6 include the following enhancements:

High-rise towers designed to be compatible with adjacent streetscapes and the

broader urban context. In this regard, the towers planned for Sites 2 and 6 include tower elements designed to help enclose the adjacent pedestrian realm and activate the streetscape;

Amenity and landscaping features incorporated into the site layout are designed to

enhance the public realm and provide residents with a high standard of common open space and pedestrian connectivity; and

A parking arrangement comprised of structured parking facilities for residents

supplemented by a limited amount of surface parking. Surface parking areas would be largely screened from public view by the positioning of the tower podium.

Dedication of public open space. Approximately 2.8 ha (7.0 ac) of property within the

original 3080 Bostwick Road site was donated by York Developments to the City of London to accommodate the Southwest Community Centre. Additionally, Site 4 would be dedicated as a community park and would provide 0.64 ha of active recreational space.

Provision of off-site community amenities. Lands donated by York Developments have

facilitated development of the Southwest Community Centre; a complex that will provide a wide variety of public amenities including library, arena, athletic, pool and meeting facilities, community space and open space areas.

Public art. York Developments will consult with City of London staff to explore

opportunities for the placement of public art at prominent locations within the Site. Large quantities of secure bicycle parking and cycling infrastructure. Secure bicycle

parking will be provided in the underground parking structures for building residents.


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Public bicycle parking will also be provided at convenient outdoor locations and will integrate effectively with the layouts of Sites 2 and 6. It is also anticipated that pathways for bicycle use will be provided along the street frontages. Internal connections to these pathways would be provided from the Site 2 and 6 podiums and the associated surface parking areas.

Contribution to transit facilities. The subject lands abut designated arterial roads and are

within walking distance of the existing LTC transit system (and Route 15A planned along the Site’s Southdale Road West frontage). York Developments will consult with City and LTC staff to confirm if modifications to the site layout would be required to accommodate a transit (bus) stop at this location.

Extraordinary tree planting. Large caliper tree stock is to be planted along the street

frontages and outdoor amenity areas in accordance with the RKLA Landscape Plan. Additionally, the Policies 1653 and 1654 provide direction to City Council for the application of Type 2 Bonusing:

“1653_Type 2 Bonus Zoning will only be permitted where it is demonstrated that the

resulting intensity and form of the proposed development represents good planning within its context.

1654_ Greater height or density offered through Type 2 Bonus Zoning will be commensurate with the public value of the facility, service or matter that is provided. “

The planning merits and enhanced design elements of this proposal are described and illustrated in this Report and the associated Urban Design Brief. In light of these considerations, in our opinion bonusing for additional building height on Sites 2 and 6 is (1) appropriate for the local development context and (2) commensurate with the public benefit derived from project enhancements. It is therefore our opinion that the proposal fulfills the requirements of Policies 1653 and 1654. f. Secondary Plans Notwithstanding the aforementioned permissions, consistent with the current Official Plan, Policy 1558 of The London Plan states the following in relation to the status of the Southwest Area Plan:

“Secondary plans will be adopted by City Council and form part of The London Plan. Where there is a conflict or inconsistency between the parent policies or maps of The London Plan and the policies or maps of a secondary plan, the secondary plan policies or maps will prevail.”

The SWAP provides specific policy direction in relation to land use, development intensity and building form. Most notably, Section 4.1.3 of this Report identifies that the applicable maximum


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building height permissions set out in the SWAP exceed those prescribed in Tables 10 and 11 of The London Plan for the Neighbourhoods place type. Moreover, bonusing for additional building height and residential density is permitted in this designation in accordance with the framework of the current (in effect) Official Plan (pursuant to Section 20.5.9.2 i) c) of the SWAP)). g. Conclusion In our opinion, the discussion outlined in Sections 1.3, 1.5 and 7.0 of this Report demonstrates that the intended land uses and design component of the proposed Draft Plan support the broad vision and guiding objectives for the applicable Neighbourhoods and Green Space Review place types. Further, with Type 2 Bonus Zoning permissions for additional building height, the proposal also aligns with the development permissions prescribed for these place types (recognizing that the project is subject to the more detailed policies of the Southwest Area Plan and that applicable development intensity and building form policies of The London Plan are under appeal and are not in effect).

4.0 Area Studies

4.1 Southwest Area Plan 4.1.1 Vision Section 19.2. of the current Official Plan prescribes that Area studies, commonly referred to as community plans and area plans, and guideline documents may be used to assist in the implementation and refinement of the Official Plan. The Site is located within the Southwest Planning Area and is therefore subject to the policies of the SWAP, dated April 2014. The policy direction and provisions of this SWAP are intended to help achieve the broad vision statement set out in Section 20.5.1.3 of the Secondary Plan. In our opinion, the following component of the vision statement effectively defines the fundamental objective of this planning document:

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

4.1.2 Planned Function and Development Characteristics The Southwest Area Plan includes land use policies which serve to implement the planning vision and objectives developed for this study area. The document also discusses how the detailed Secondary Plan policies would integrate into the policy framework of the Official Plan.


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The subject lands and situated within the Southwest Planning Area and form part of the SWAP Bostwick Residential Neighbourhood. Section 20.5.9 i) of this Secondary Plan sets out the intended function, purpose and character of this planning area relative to higher intensity uses:

“i) Function and Purpose

The Bostwick Neighbourhood will provide for residential development with the highest intensity of all of the Residential Neighbourhood Areas in the Southwest Planning Area, to support activities in the Wonderland Boulevard Neighbourhood. ....

Higher intensity mid-rise, transit-oriented development is encouraged along portions of the arterial road network to support the provision of transit services as detailed in Section 20.5.4.1 iv) of the General Residential policies.”

Further, with respect to development character, it is noted in Subsection ii) that residential areas will, “… develop as traditional suburban neighbourhoods, with characteristics similar to those found in the older areas of the city, reflecting a compact development, a diversity of building types, and walkable amenities”. 4.1.3 Development Policies a. Overview The SWAP includes land use policies that are intended to support the planning vision and objectives developed for this study area. The document also discusses how the detailed Secondary Plan policies would integrate into the policy framework of the current Official Plan (recognizing that many applicable policies of The London Plan are under appeal and are not currently in effect). The following discussion compares key SWAP development policies applicable to the Site relative to the preliminary Draft Plan. It is important to note that pursuant to Section 20.5.1.2 of the Secondary Plan, the permitted use policies of the SWAP prevail over those prescribed by the current the Official Plan. i. High Density Residential Permissions. Figure 5 illustrates that the subject lands are

predominately designated High Density Residential under Schedule 4 (Land Use Plan) of the SWAP. Bostwick Residential Neighbourhood policies allow for the mid- and high-rise apartment forms, homes for the aged, convenience commercial uses and secondary uses in this designation (as permitted by the current Official Plan). Further, in accordance with built form and intensity policies set out in Section 20.5.9.2, new development in this designation is limited to a maximum residential density of 150 units/ha and a maximum building height of 12 storeys, subject to urban design review at the Site Plan Approval stage and exclusive of bonusing permissions set out in the current Official Plan).


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ii. Open Space Permissions. Schedule 4 also illustrates that lands adjacent to the Thornicroft Drain channel are designated Open Space. Pursuant to Section 20.5.4.3 of the SWAP, lands in this designation are intended for active and passive recreation.

b. Evaluation of Proposed Draft Plan i. Residential Development. The apartment buildings proposed for Sites 2 and 6 are

consistent with the residential permissions of the High Density Residential designation. Bonusing permissions are required as the residential densities and maximum building heights planned for these Sites exceed standard permissions. As discussed in Section 3.2.6 of this Report, in our opinion, the urban design elements of this proposal satisfy bonusing criteria for additional residential density and building height under the current Official Plan.

ii. Open Space Uses. In our opinion, the active and passive uses intended for the Open

Space components of the proposed Draft Plan (Site 4, Part 11) are consistent with the Open Space designation of the SWAP.

4.1.4 Neighbourhood Design a. Overview Urban design policies within the SWAP provide direction regarding the treatment of the public realm, building form and site design. The following discussion provides an overview of the core SWAP design themes and policies that have a particular relationship to the Draft Plan and the larger Master Plan Concept. Commentary is also provided evaluating the merits of the subdivision design relative to this policy framework. b. Neighbourhood Elements As discussed, the SWAP directs that residential areas in the Bostwick Residential Neighbourhood will develop (1) at the highest intensity in the Southwest Planning Area and (2) in a manner similar to traditional suburban neighbourhoods (reflecting a compact development pattern, a diversity of building forms and walkable amenities). Section 20.5.1.4 i) of the Secondary Plan identifies several objectives to achieve these types of diverse and connected communities. In our opinion, the following have direct applicability to this Draft Plan and the Master Plan Concept:

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


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b) Foster a sense of community interaction by connecting diverse land uses within and between neighbourhoods using the linear park and open space systems and a system of connected streets and blocks.

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

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

The Draft Plan and the Master Plan Concept have been designed with consideration for the above-noted objectives in order to support development of a diverse and integrated (complete) community. In this respect, the Draft Plan is intended to contribute to the range and mix of land uses within Master Plan Concept by accommodating high-rise housing types recreational areas and open space. Additionally, connectivity between these uses, the Southwest Community Centre and adjacent lands would be provided by a circulation network integrating local streets, sidewalks, walkways and multi-use pathways. The public realm would also be enhanced through the provision of a local park for active and passive recreation, linear park features along the Thornicroft Drain and an attractive streetscape/walkway design incorporating street trees, enhanced landscaping elements at prominent locations, multiple view corridors and vista opportunities. c. Housing Choice Section 20.5.1.4 ii) of the SWAP states that a range and mix of housing types, and housing designs, are to be provided within all Southwest Planning Area neighbourhoods. A series of policy objectives are also defined in the Section in support of this broad principle, including the following which have particular relevance to this Draft Plan proposal:

“a) Ensure that a range and mix of housing types is provided within developments to achieve a balanced and inclusive residential community.

b) Ensure that housing developments and designs achieve compact residential

development.


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c) Achieve an urban form which makes effective use of land, services, community facilities and related infrastructure.

d) Ensure that the community caters to the needs of all ages, stages of life and income

groups.” In light of the following considerations, in our opinion the residential elements of the Draft Plan are in keeping with the policy objectives noted above: The Draft Plan provides two residential development blocks that have been planned to

support medium and high density housing forms. Further, this development layout is intended to accommodate a variety of housing choice relative to dwelling type, location, design and accessibility including opportunities to age-in-place; and

As discussed in Section 4.1.3 of this Report, the proposed Draft Plan has been designed to

facilitate intensive residential development that exceeds the minimum density requirements defined in the SWAP. The intensity of this development proposal also encourages a compact, walkable community that will permit land and services to be utilized in an efficient manner.

d. Sustainable/Green Design Section 20.5.3.2 of the SWAP states that a key objective of the Secondary Plan is to promote sustainable development through a policy framework encouraging: enhanced connectivity to transit; mixed-use development; a modified grid road system; and a connected open space system. In support of this broad objective, Subsection i) defines sustainable design criteria to be considered in conjunction with planning applications in the Southwest Planning Area:

“a) Reduce the consumption of energy, land and other nonrenewable resources; b) Minimize the waste of materials, water and other limited resources; c) Create livable, healthy, accessible and inclusive environments; and d) Reduce greenhouse gases.”

Subsection ii) further itemize a series of sustainable/green development initiatives to be considered in project planning. This proposal is being progressed with regard for the design guidance set out in these Subsections and to support the broader SWAP objective to encourage green development in the Southwest Planning Area. To this end, sustainable development features will be considered in greater detail in conjunction with future design phases of the subdivision approval process.


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e. Additional Design Elements The Draft Plan and the Master Plan Concept have been developed with consideration for a number of supplemental policies and sustainable design principles detailed in the SWAP. In particular, the subdivision design responds to provisions in Section 20.5.3.6 (Natural Heritage), Section 20.5.3.8 (Transportation) and Section 20.5.3.9 (Urban Design) which were determined to have direct relevance to this proposal. The following provides an overview of the design direction provided by the identified Sections and in other related policies of the Secondary Plan: Natural Heritage: Enhanced, visible connections to the open space areas will be incorporated into all

neighbourhoods, and will promote appropriate linkages within and between neighbourhoods;

Open space areas and utility corridors shall provide pedestrian and cycling linkages that complement the street network;

Develop publicly-owned open spaces into linear parks;

Utilize public green spaces and urban squares/parkettes as significant design features; Encourage development patterns that provide visual/physical public access to natural

features, provided there is minimal impact; An interconnected system of trails will be developed to support recreation, transit and

transportation; Subdivision design shall provide pathway and park connections within and between

neighbourhoods where possible, and will provide exposure of the open space feature; Transportation: Development shall be based on a modified grid road system with interconnected

networks of roads designed to disperse and reduce the length of vehicular and pedestrian trips and support transit service;

Street network will respond to topography, the Open Space System and nodal areas; Street patterns shall support pedestrian-oriented development patterns, transit and

cycling with strong relationships to natural heritage features;


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Special design treatments shall be implemented in appropriate locations, on local and secondary collector streets, to slow or restrict traffic movements and place a priority on pedestrian movements;

Urban Design: All development shall be compact in form, pedestrian oriented and transit friendly;

Building densities and land uses along identified transit routes are to be designed to

support this service; Blocks should be short and regular in length for efficient walking and for variation in

routes. Where it is impossible/undesirable to provide short blocks, wide public mid-block corridors should be provided;

Public safety, views and accessibility to the Open Space System and civic features, will be

an important consideration and should be accomplished through different approaches (e.g., single-loaded roads, combining open space with community facilities); and

Where there is a significant transition in height between [buildings], it is preferable that

this transition occurs over a street (one side of the street has one height, the opposite side has another height). Where this is not possible there should be a gradual transition of height across the block.

In our opinion, the project description provided within this Report and presented in the enclosed Draft Plan demonstrates consideration for the design direction summarized above. MHBC has also prepared an Urban Design Brief for this proposal which further demonstrates that the subdivision layout has regard for these design elements. 4.1.5 Conclusion/Statement of Conformity In light of these considerations, in our that the proposed Draft Plan is in keeping with the vision, policy direction, design principles and land use pattern of the Southwest Area Plan. Provided that bonus zoning is applied to the residential components of the proposal, it is our opinion that this Draft Plan will conform with the Secondary Plan.

5.0 Zoning By-law

5.1 Existing Zoning Figure 6 illustrates that the lands being considered for development purposes are currently zoned Urban Reserve (UR4), with the Thornicroft Drain channel zoned Open Space (OS4) and Environmental Review (ER).


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Section 49.1 of the Zoning By-law describes that the parent Urban Reserve Zone regulates existing uses on lands which are primarily undeveloped. Additionally, it is stated that this zone is intended to protect large tracts of land from premature subdivision and development in order to provide for future comprehensive development on those lands. The UR4 Zone variation is generally applied to undeveloped areas which have not been reviewed through a Secondary Plan process. Permitted uses in the UR4 Zone are as follows: Existing dwellings; Agricultural uses; Conservation lands; Managed woodlots; Wayside pits; Passive recreation uses; Kennels; Private outdoor recreation clubs and riding stables.

The OS4 and ER zoning applied to Thornicroft Drain corridor permit the following uses: OS4 Zone Conservation lands; Conservation works; Golf courses without structures; Private parks without structures; Public parks without structures; Recreational golf courses without structures; Cultivation or use of land for agricultural/horticultural purposes; and Sports fields without structures.

ER Zone Conservation lands; Conservation works; Passive recreation uses; Managed woodlots; and Agricultural uses.

Lands within and adjacent to both of the OS4 and ER zones are also situated within the UTRCA Regulation Limit.


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5.2 Proposed Zoning

The land uses associated with the preliminary Draft Plan would not comply with the current zoning. Accordingly, a Zoning By-law Amendment (ZBA) application will be submitted concurrently with the Draft Plan application in order to facilitate the planned development. 5.2.1 Residential Component Following an analysis of the Zoning By-law, it was concluded that form and scale of the residential component of the proposal most closely align with the planned function of the Residential R9 Zone regime. Section 13.1 of the Zoning By-law states that the parent R9 Zone provides for and regulates a wide range of medium and higher density residential developments in the form of apartment buildings. The Residential R9 (R9-7) Zone variation is proposed for the residential component of this development, as the zoning is commonly applied to high density residential forms in areas situated outside of Central London (as defined in the current Official Plan). This R9-7 Zone variation supports a variety of intensive residential housing forms (e.g., apartment buildings, senior citizens apartments, continuum-of-care facilities) and permits a maximum density 150 units/ha, exclusive of bonusing. The standard R9-7 Zone regulations set out in Table 20.3 of the Zoning By-law do not specify a maximum building height. Site 2 Zoning Structure Table 4.0 compares the concept plan layout for Site 2 with several applicable development regulations for the R9-7 Zone:

Table 4.0 - Selected Zoning Regulations (R9-7 Zone)

Regulation Required Provided (Site 2)

Lot Area (min.) 1,000 m2 9.066 m2 Lot Frontage (min.) 30.0 m 84.3 m Building Setbacks (min.) Front Yard Interior Side Yard Exterior Side Yard Rear Yard

9.0 m (townhouse building)

15.0 m (18 storey tower) N/A

7.0 m (townhouse building) 15.0 m (18 storey tower)

4.2 m (townhouse building) 27.6 m (17 storey tower) 28.0 m (18 storey tower)

6.4 m +/-

40.9 m +/- N/A/

6.5 m +/- 0.4 m +/- 22.5 m +/- 26.5 m +/- 29.9 m +/-

Building Height (max.) Site-specific 70.0 m Landscaped Open Space (min.) 30.0% 36.1% Lot Coverage (max.) 36.0% 26.4%


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Regulation Required Provided (Site 2)Residential Density (max.) 150 units/ha 193 units/ha Off-Street Parking (min.) 222 stalls 254 stalls Bicycle Parking (min.) 119 spaces 119 spaces

As illustrated, the proposed building scale and site layout meet a number of the applicable regulations; however a site-specific R9-7 Zone variation is required to address the following matters: Permit reduced exterior side yard (0.4 m) and rear yard (22 m) setbacks to: position the

apartment building in close proximity to the street frontages consistent with contemporary urban design objectives; and to optimize the development potential of this site in the context of the Master Plan Concept.

Permit a site-specific maximum height permission of 70.0 m to reflect the planned 18

storey high-rise tower; and Allow for a maximum residential density of 193 units/ha to permit the Site to be

developed for an intensive mixed-use form that would support the efficient use of existing infrastructure and public services.

Permit 16 dwelling units in two stacked townhouse buildings having a maximum height of 13.0 m and minimum front yard setbacks of 6.0 m.

Permit four, two-storey townhouse dwellings integrated into the tower podium. Given the building height and density permissions requested for this development and the bonusing permissions set out in the High Density Residential designation of the SWAP, in our opinion, a Bonus (B) Zone is the most appropriate mechanism to integrate the requested R9-7 Zone variation. Site 6 Zoning Structure Table 5.0 compares the concept plan layout for Site 6 with several applicable development regulations for the R9-7 Zone.


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Table 5.0 - Selected Zoning Regulations (R9-7 Zone)

Regulation Required Provided (Site 6)Lot Area (min.) 1,000 m2 12,319 m2 Lot Frontage (min.) 30.0 m 128.1 m Building Setbacks (min.) Front Yard Interior Side Yard Exterior Side Yard Rear Yard

7.0 m (tower podium) 12.0 m (15 storey tower) 13.0 m (17 storey tower)

12.8 m (12 storey tower) 25.2 m (15 storey tower) 27.6 m (17 storey tower)

N/A 22.8 m (12 storey tower) 25.2 m (15 storey tower)

7.0 m

7.0 m +/- 7.0 m +/-

13.8 m +/- 13.8 m +/- 34.4 m +/-

N/A 12.8 m +/- 26.7 m +/-

Building Height (max.) Site-specific 68.0 m Landscaped Open Space (min.) 30.0% 48.6% Lot Coverage (max.) 40.0% 23.1% Residential Density (max.) 150 units/ha 269 units/ha Off-Street Parking (min.) 413 stalls 325 stalls Bicycle Parking (min.) 248 spaces 248 spaces

As illustrated, the proposed building scale and site layout meet a number of the applicable regulations; however a site-specific R9-7 Zone variation is required to address the following matters: Permit reduced front yard (6.5 m), interior side yard (12.0 m) and rear yard (12.0 m)

setbacks to: position the residential apartment building in close proximity to the street frontages consistent with contemporary urban design objectives; and to optimize the development potential of this site in the context of the Master Plan Concept.

Permit a site-specific maximum height permission of 68.0 m to reflect the planned 17

storey high-rise tower; Allow for a maximum residential density of 269 units/ha to permit the Site to be

developed for an intensive mixed-use form that would support the efficient use of existing infrastructure and public services; and

Permit a reduction in the required parking spaces from 413 to 325 spaces. Given the building height and density permissions requested for this development and the permissions set out in the High Density Residential designation of the SWAP, in our opinion, a Bonus (B) Zone is the most appropriate mechanism to integrate the requested R9-7 Zone variation.


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5.2.2 Open Space Component i. Open Space (OS2): Open Space (OS2) is proposed for the community park planned for

Site 4 to encourage the widest range of active recreational activities on these lands. ii. Open Space (OS4): Part 11 would be zoned Open Space (OS4) to promote passive

recreation and conservation activities in the vicinity of the Thornicroft Drain. 5.2.3 Future Development Block It is anticipated that the two parts of the future development block located outside of the Thornicroft Draft corridor would also need to be rezoned in conjunction with the ZBA application. Both parts are zoned UR4 which requires the minimum lot area to be equivalent to the area within the current zone boundaries. As the UR4 Zone boundary would be reduced following rezoning of lands in the Draft Plan, we are proposing that the future development areas be rezoned Urban Reserve Special Provision (UR4(_)). This site-specific zone structure would permit a minimum lot size of 2.0 ha (4.9 ac). No new development permissions would be applied to the affected lands.

5.3 Bonus Zoning A Figure 7 illustrates the Residential R9 Bonus (R9-7*B-(_)) Zones are proposed for Sites 2 and 6, respectively. It is anticipated that the Bonus Zones would allow for the noted special permissions in exchange for enhanced urban design elements associated with the Draft Plan. Sections 3.2.6 and 3.2.10 e) this Report identifies several urban design enhancements which support height and density bonusing in conjunction with this proposal. In review, it is our opinion that the proposed site and concept plan for Sites 2 and 6 achieve the prescribed criteria for density bonusing given these principal considerations: Architectural Design. The concept plans for both Sites incorporate architectural themes

which, in conjunction with the larger Master Plan Concept, would establish a prominent presence within the Southdale Road West and Bostwick Road corridors. Moreover, the massing, orientation and articulation of the apartment towers are designed to be sensitive to the established neighbourhood character, and to promote a pedestrian environment. The building designs would also integrate measures to help facilitate universal accessibility.

Amenity Space. Amenity features incorporated into the layouts of Sites 2 and 6 to provide residents with a high standard of indoor and outdoor common space. Landscaping features would be provided along the street boulevards and in outdoor amenity areas to enhance the public realm and to establish an attractive entrance feature.


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Additionally, the Draft Plan includes active parkland (Site 4) and passive recreational area (Part 11) to provide additional outdoor amenity space to residents of both residential developments.

Connectivity. Sites 2 and 6 are located in close proximity to designated arterial roads and are within convenient walking distance of LTC bus routes along Dalhousie Drive and Farnham Road. In the vicinity of the Site, LTC bus routes are also provided along Wonderland Road South and Southdale Road West (east of Wonderland Road South). These lands are also located within close proximity of existing neighbourhoods, the Wonderland/Southdale commercial node, parks and pathway systems. A public right-of-way is also proposed along the northern limit of Site 2 to provide additional pedestrian linkages from Bostwick Road to Yorkville Street, parkland, pathways, open space and residential areas associated with the Master Plan Concept. Further, it is anticipated that the City’s multi-use pathway system would traverse the property in a north-south orientation along the Thornicroft Drain corridor (Part 11) with access points provided via the adjacent development block (Site 3) and the community park block (Site 4).

Parking Arrangement. Structured parking would be provided for residents of both

apartment buildings and accessed from the rear of the sites. Surface parking would generally be restricted to visitors and would be largely screened from public view by the high-rise towers.

Urban Design Considerations. The Urban Design Brief prepared in support of this

proposal demonstrates that the project design and site layout has regard for the urban design principles set out in the current Official Plan.

6.0 Existing Conditions

6.1 Environmental Conditions The subject lands can be characterized as having limited topographic relief with the land gradually sloping towards the Thornicroft Drain. This drainage channel (Part 11) and lands integrated into the community park (Site 4) are identified as a Significant Corridor on Schedule B1 (Natural Heritage Features) of the current Official Plan (refer to Figure 8). There are no other features within the property designated on Schedule B1. The flood limits of the corridor are also delineated within the UTRCA Regulation Limit. Generally, this watercourse feature represents the principal development constraint applicable to the Site. Stantec has completed an EIS evaluating the potential impacts of the proposed development on natural heritage features and natural hazards identified on, and adjacent to, the 3080 Bostwick Road site. This study included a review of existing background information and field investigations, and is intended to assist with the design of the proposed development. The associated study report prescribes a number of recommendations for site development and


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opportunities to mitigate the impacts of the development on the ecological functions on natural heritage features. In summary, as stated Section 10.0 (Conclusions and Recommendations) of the report, “The directed and indirect impacts of the proposed development on natural heritage features can be mitigated through the implementation of an Erosion and Sediment Control Plan and a Tree Removal Plan to be provided as part of the detailed design phase”. Further, as stated Section 10.0 (Conclusions and Recommendations) of the report, “The completion of the EIS has demonstrated that the proposed development complies with the natural heritage policies of the PPS, City of London Official Plan, UTRCA policies and the intent of the Southwest Area Secondary Plan”. The recommended mitigation set out in the EIS will be considered in greater detail in conjunction with future design phases of the subdivision approval process.

6.2 Archaeological/Built Heritage Concerns Bluestone Archaeologic has completed a Stage 1-2 archaeological assessment for the entire 3080 Bostwick Road property. Findings from this assessment are summarized in a study report (dated November 2014) included with this Draft Plan application. As stated in Section 4.0 (Summary) of the report, “No archaeological resources were identified in conjunction with the assessment of the study area, and no further archaeological assessment of the property is recommended”. The findings of the report were reviewed by the Ministry of Tourism, Culture and Sport (MTCS) and in correspondence dated March 18, 2015, the report has been entered into the Ontario Public Register of Archaeological Reports. It is also noted in this correspondence that no further archaeological assessment of the property is required.

7.0 Subdivision Design

7.1 Project Vision and Design Elements Section 1.5 of this Report provides an overview of the major components of the preliminary Draft Plan. These design elements have been integrated into the development concept to help achieve the guiding objective of this proposal: to develop the subject lands into a complete, attractive neighbourhood providing the types of residences and services ideal for a full range of households and lifestyles. Collectively, the defining attributes of this Draft Plan and the larger Master Plan Concept offer residents diverse housing choice, commercial, office and community-oriented opportunities, a variety of recreational and natural amenities, as well as enhanced connectivity to active transportation and transit networks. In light of these features, it is fully envisioned that 3080


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Bostwick Road will contribute positively to the local development character and the larger development context of the Southwest Planning Area. To realize this project vision, the following themes have been incorporated into the subdivision layout: Housing Choice. The subdivision design allocates development blocks to accommodate

medium and high density residential forms at dispersed locations throughout the project site. This approach encourages a diverse community structure by supporting both a mix of residential designs and a range of housing options. This design also (1) integrates with, and complements, the balance of the Master Plan Concept and (2) has regard for the surrounding development context (existing and planned).

Residential Intensification. Planning permissions associated with this proposal would

allow for intensive, transit supportive development along the Bostwick Road frontage (Site 2) and in the vicinity of the Southdale Road West frontage (Site 6).

Neighbourhood Connectivity. The design of the internal street pattern provides excellent vehicular and pedestrian accessibility to the arterial road system, as well as safe and convenient access throughout the Site. Individual residential blocks will also integrate sidewalk features to reduce walking distances and to increase connectivity throughout the larger development. Further, it is anticipated that the City’s multi-use pathway system would traverse the property in a north-south orientation along the Thornicroft Drain corridor (Part 11). Access points to the pathway system would be incorporated into the adjacent development block (Site 3) and the community park block (Site 4).

Integrated Open Space. The project incorporates several measures to preserve prominent

natural heritage features and to integrate these amenities with public parkland. Most notably, a community park and multi-use pathway system would be established within Site 4 and Part 11, respectively. These features would collectively function as the core recreational area, a linear green space and a visual amenity for local residents and the broader community.

7.2 Design Considerations In addition to the core design elements noted above, this Draft Plan and the Master Plan Concept also have regard for several City of London policies and guidelines relating to subdivision and neighbourhood design. In particular, the following best practices have been incorporated into the subdivision design:

Create an inclusive, diverse and unique neighbourhood that integrates a mix of uses, has

a high level of connectivity, promotes a strong identity and provides a community focal point and activity hub;


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Provide a variety of housing opportunities to meet the needs of citizens and to cater to a wide range of ages, stages of life and incomes;

Utilize efficient development patterns to minimize land consumption and servicing costs; Achieve high residential densities by encouraging integration of various housing types

within individual developments; Encourage intensive land uses along arterial corridors to support transit service; Design street patterns to support pedestrian-oriented development patterns, transit and

cycling with strong relationships to natural heritage features; Promote pathway and park connections within and between neighbourhoods where

possible, and provide exposure of the open space features; and Provide opportunities for visual connections and ease of public access to adjacent streets,

parks and other public areas.

7.3 Existing Services Storm, water and wastewater servicing are all in close proximity to the subject lands; however each service will require some form of extension to existing services to service the planned development. In each instance, the servicing strategy for storm, sanitary and water servicing will maximize the use of existing infrastructure along with improvements or extensions to existing infrastructure that are compatible with the long term servicing needs of the area. Figure 9 illustrates the Master Servicing Plan developed for 3080 Bostwick Road which includes both the existing and proposed servicing arrangements.

Each element of servicing is discussed in Sections 8.0 to 10.0 of this Report. Information provided in these Sections has been prepared by York Developments.

7.4 Subdivision Phasing and Staging The preliminary Draft Plan is to be approved in its entirety to create two residential blocks, a park block and several street blocks, as well as to provide servicing to two mixed-use blocks (Sites 1 and 5) and one residential block (Site 3) fronting Southdale Road West. It is anticipated that upon approval, the Draft Plan will be advanced to final registration in phases (according to market conditions). Decisions regarding block progression will be deferred until design studies are prepared; however it is anticipated that the Draft Plan will follow Site Plan Approval for Sites 1, 3 and 5.

Figure 9

Master Servicing Plan

RIG

HT

-O

F -

W

AY


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8.0 Sanitary Servicing The sanitary servicing strategy for this proposal was developed in conjunction with the information presented in the 2014 Southwest Area Sanitary Servicing Master Plan, as well as the Colonel Talbot Pumping Station Environmental Assessment, 2016.

8.1 Proposed Sanitary Sewershed The sanitary sewer capacity available for the development site is limited to 23.1 L/s. The City has committed 15L/s and the remainder is identified as required through this application. In 2016, the City undertook an environmental assessment for the Colonel Talbot Pumping station and concluded there was no ability to receive future flows from any development east of Bostwick Road for depth reasons. The Southwest Community Centre (SWCC) utilizes 7.5 L/s of the total available capacity (23.1L/s). The balance is proposed to be allocated to Blocks 1, 2, 3, 5 and 6.

8.2 Sanitary Servicing Strategy A sanitary sewer extension on Farmham Road and Southdale Road West was constructed in 2016 as far east as Yorkville Street (Part 7). The sewer was also installed on Yorkville Street to frontage on Site 6. Servicing on Street A (Part 8) would provide an outlet for Site 2.

The subvivision application terminates at the south limit of the Street C road allowance. In total, 5.54 ha (13.68 ac) of the existing 3080 Bostwick Road property is not able to be serviced at this time. When servicing is provided from the south in the future, capacity will be included for these lands as they have no available capacity to the north or west. In this subdivision design, it is necessary to provide some attention to the provision of a sanitary sewer casing at the time the west storm sewer outfall or the Street C culvert are constructed. This ensures that no unnecessary disruption happens with the Thornicroft Drain, and that there is access to the only available sanitary outlet in the future. A sanitary sewer directly to the south for this parcel is not possible due to a large woodlot being immediately to the south.

More detail on the overall plan is provided in the Sanitary Sewer Servicing brief included with the Draft Plan application. Further, the servicing layout is illustrated in the Master Servicing Plan (refer to Figure 9).


55

9.0 Water Servicing The predevelopment topography of the 3080 Bostwick Road parcel varies between 272 m and 275 m, with higher elevations being closest to Southdale Road West. Additionally, 275 m is the approximate elevation limit of service pressures for low density developments in the City low pressure zones for water servicing.

9.1 Water Servicing Strategy Given the location of large diameter distribution mains, the proposed mixed-use development pattern and preliminary finished site elevations, it is proposed to service the area via the high pressure system existing on Southdale Road West. As shown in the Master Servicing Plan, the property would be serviced from the 400 mm watermain installed on Southdale Road West. A potential local 250 mm on Yorkville Street would extend on Street C to Bostwick Road to loop the services and also to provide servicing to the remnant 5.54 ha parcel to the south of Street C. A watermain is not required on Street A as development blocks are serviced directly from Southdale Road West or Bostwick Road. A water model will be assembled in support of the various development blocks for use in supporting any development site plans, so that various demands are evaluated and appropriate flows at acceptable pressures are available.

10.0 Stormwater Management The site is located within Tributary ‘D’ of the Dingman Creek Subwatershed. Detailed assessment of the existing stormwater drainage and the proposed controls for the subdivision has been provided in the Stormwater Management Plan, 3080 Bostwick Road report prepared by IBI (April 2016). A portion of the controls have been constructed.

10.1 Stormwater Assumptions The property overall drains from west and east to the Thornicorft Drain traversing the property from north to south. The drain receives uncontrolled drainage from the north at a 2,250 mm diameter outlet at Southdale Road West receiving approximately 223 ha (551 ac) of principally low density development. The Thornicroft Drain is an open vegetated channel with an unstable bottom due to ongoing scouring resulting from current discharges.


56

An OTTSWM model developed in 2016 was used to provide guidance in the design of the outlet for the storm sewers and overland flow path on the east side of the site. This was done to provide drainage for the street and future development including the City’s Southwest Community Centre. The storm sewer is constructed to the outfall at the drain including an Oil Grit Separator (OGS) and overland Flow routes. The community centre is near completion and features on-site quantity and quality controls.

10.2 Proposed Strategy for Stormwater Stormwater controls for quantity and quality within the development blocks will be provided in accordance with design guidelines for permanent private stormwater systems applicable to sites under 10.0 ha (24.7 ac) in size. SWM design control will be based on the results of various studies and criteria from several guideline documents including: Studies Geotechnical, Hydrogeotechnical and Water Balance studies undertaken by Exp and LVM

(Englobe), 2008, 2017, 2018 Environmental Impact Study, Stantec 2018 Storm Drainage and Stormwater Management Plan, IBI 2016 Standards and Guidelines City Design Standards Dingman Creek Subwatershed Study, 2005 Updated Dingman Creek Subwatershed Study and Environmental Assessment (as

available)

A layout of the overall storm minor and major flow routes is shown in the Master Servicing Diagram (Figure 9). Site development blocks are planned to be developed independently of each other. To accommodate a comprehensive stormwater management design, the IBI report will be expanded and the model enhanced to provide criteria for each site that defines the level of control required for each block. At the site plan level, this will be translated into storage requirements and will also provide the quality metrics to size the appropriate devices for sediment removal. At the same time, overland flow routes are developed in conjunction with minor drainage for the site for the subdivision so that each block can be developed based on a comprehensive plan. Soil conditions vary on the site and there is some opportunity for Low Impact Development strategies (LIDs) with input from City staff, as LIDs at this time remain in development. Overall the model, the design criteria and controls for each block and the streets will need to be approved by the City before detailed design of any development proceeds. It is York Developments’ intention to work on this approach during the draft plan


57

and block zoning approvals so that clear design criteria are available for all components of design. Another function of the model will be to focus on the Thornicroft Drain at the location of the existing eastern storm sewer outlet, the proposed western outlet and the road culvert for Street C. Flow routing of the drain is already a part of the model for design storm events. The outlet works and the road culvert are located in near physical proximity. The model provides outlet velocity, flow rates, qualities and physical constraints required for the design of infrastructure. The subdivision application terminates at the south limit of the Street C road allowance. The gross land area of the remnant parcel is 5.54 ha. Like areas to the north, the storm sewer servicing is proposed to be implemented as private permanent works. Site minor flows will be collected and conveyed to the outlet on the Thornicroft Drain with other minor flows from the north. This sewer is aligned under Street C and the overland flow route to the Thornicroft is also located on Street C.

11.0 Transportation

11.1 Transportation Impact Study IBI has updated the current accepted TIS to reflect the total development area including the community centre. The updated report (dated September 2017), is included with the Draft Plan application. As set out in Section 1.1 (Scope) of the report sets out that the study was prepared in accordance with the City of London Transportation Impact Assessment Guidelines (April 2012). Section 1.1 also identifies the key study objectives, as identified in discussions with City of London staff:

“ • Determine the impact of the proposed 3080 Bostwick Road Development generated traffic volumes on the adjacent road network at Full Buildout horizon year (2023), as well as Full Buildout + 5 years (2028),

• Recommend appropriate measures/strategies/modifications to ensure the adjacent

road network can accommodate the proposed 3080 Bostwick Road Development generated traffic volumes at the Full Buildout and Full Buildout + 5 years.”

Based on the completed analysis for the 3080 Bostwick Road Development, it was concluded in Section 7 (Conclusions and Recommendations) of the report that, “… the traffic generated by the proposed 3080 Bostwick Road development can be adequately accommodated on the adjacent road network with consideration of the conclusions and recommendations …”. Further, Table 13 of the TIS presents a summary of recommended actions/modifications to


58

address traffic conditions in the study area relative to City standards to the ultimate 2028 horizon year. The road improvements recommended in the TIS will be considered in greater detail in conjunction with future design phases of the subdivision approval process.

11.2 Internal Road Works The preliminary Draft Plan incorporates four blocks to accommodate new roads:

1. A north-south road (Yorkville Street) extending along the eastern portion of the community centre site. This road has been constructed in conjunction with the development of the facility and was dedicated to the City in advance of Draft Plan approval. It is anticipated that this road would be classified as a Secondary Collector under the current Official Plan and a Neighbourhood Connector under The London Plan. Additionally, it is expected that this road would extend further south in the future.

2. A local north-south municipal road (Street A) which extends along the eastern limit of Sites 1 and 2. It is anticipated that this road would be constructed in Phase 1 of site development to provide a driveway access for Sites 1 and 3 (refer to Section 1.5 of this Report). It is anticipated that this road would be classified as a Neighbourhood Street under The London Plan.

3. A future east-west municipal road (Street C) extending along the southern boundary of Parts 2, 4, and 6, and connecting with Street A and Yorkville Street. . It is anticipated that this road would be classified as a Secondary Collector under the current Official Plan and a Neighbourhood Connector under The London Plan; and

4. A 16.5 m (54.1 ft) wide right-of-way across Site 2 providing mid-block public (pedestrian) access between Bostwick Road, Street A and the community park. A private road connection between Bostwick Road and Street A would also be established within this right-of-way to service (principally to service Sites 1 and 2).

Additionally:

The location of the high density residential blocks (Site 2 and 6) was based, in part, on the anticipation of future transit routes on the arterial roads; and

Traffic calming measures will be predicated on projected traffic volumes; however during the design studies phase further consideration will be given to vehicle/pedestrian interactions at the Southwest Community Centre and adjacent to open space areas.

The TIS addresses the traffic function of each of the roads within the local network and establishes the road classifications. Study recommendations will also guide the configuration of (1) the intersection of the north-south road with Southdale Road West (including auxiliary lanes and timing for signalization warrants) and (2) Bostwick Road and Street C.


59

11.3 External Road Works The development blocks are serviced and bounded by Southdale Road West to the north and Bostwick Road to the west. Each arterial road currently consists of a two lane rural cross-section with left turn lanes at the intersection of these arterial roads. Southdale Road West is to be widened from Pine Valley Boulevard west to Colonel Talbot Road in 2020.

Appropriate auxiliary lanes and intersection geometry for the new accesses onto Bostwick Road and Southdale Road West will be confirmed at the final design stage for each new access point onto these roads. The City has not provided any direction with respect to changes to the cross-section of external roads; however it is anticipated that boulevard grading, sidewalks and street lighting will be required along the arterial frontages of the development blocks.

11.4 Bicycle and Pedestrian Considerations To promote mobility throughout the Site and to adjacent developments, pedestrian sidewalks will be provided on all primary, secondary and local streets within the subdivisions (in accordance with the general planning and design standards of the City of London). The sidewalk network will include external linkages to the arterial road system and the Southwest Community Centre. Additionally, a trail may be provided through Site 4 and Part 11 linking the subdivision’s sidewalk system with a pedestrian bridge planned over the Thornicroft Drain (to be constructed by the City to support connectivity to the Southwest Community Centre).

Figure 10 identifies the multi-use pathway route proposed for the Site relative to Figure 2 (Multi-Use Pathways and Parks) of the SWAP. It is anticipated that the pathway route would extend along the Thornicroft Drain to Southdale Road. These connections will help facilitate bicycle/pedestrian connectivity between the Westmount and Lambeth communities, as ultimately envisioned in the SWAP. In this respect, it is anticipated that the on-street bike route system through the Westmount community, which currently uses Farnham Road, will be extended west into the North Talbot community (using Bostwick Road with access branching off into the community centre lands).


60

12.0 Natural Heritage/Parks

12.1 Natural Heritage System

Natural Heritage features within the Site are illustrated on Schedule B-1 of the Official Plan. These features are largely contained within Part 11 which contains the Thornicroft Drain corridor. The EIS demonstrates that the intended development will not adversely impact upon the features and functions of the existing natural heritage system.

12.2 Parks & Open Space

Site 4 is to function as a local park which would provide residents with access to active recreational space and other recreational facilities (e.g., bandshell, community market, playground equipment, racquet sports). Additionally: Direct trail connections would be provided from the 0.6 ha park to the multi-use pathway

planned along the Thornicroft Draft corridor; The park block would front onto Streets A and C to improve accessibility and park

visibility; and A public right-of-way is to be provided through Site 2 to support, at a minimum, a direct

pedestrian linkage between the Bostwick Road corridor, the park feature and the City’s planned pedestrian crossing of the Thornicroft Drain.

It is anticipated that this park block would be conveyed to the City as a parkland dedication, in accordance with Section 42 of the Planning Act and the City’s Parkland Conveyance and Levy By-Law CP-9. It is proposed that any deficiency in parkland dedication calculated for this development would be addressed through a payment in lieu of the required conveyance. It is also proposed that details regarding the parkland dedication and any in lieu payment would be defined as a condition of Draft Plan approval.

13.0 Financial Implications

Development of Sites 2 and 6 will provide a range of residential dwelling types and densities to increase housing choice in the Southwest Planning Area.

From a financial perspective, the planned subdivision will greatly benefit the City as the project will generate anticipated revenues of $9,003,204 to the City Services Reserve Fund (CSRF) and the Urban Works Reserve Fund (UWRF) in addition to the development of Sites 1, 3


61

and 5. These revenues will far exceed the estimated claimable works ($984,696.13, including HST).

Based on current rates, the proposed Draft Plan will generate the following approximate revenues (based upon a total assumed yield of 20 multiple/row houses, 142 single bedroom apartments and 342 two-unit apartments):

UWRF: $744,342 CSRF: $8,258,862

The claimable works to the Capital Works Budget triggered by the proposed subdivision are outlined in the following CSRF claims worksheet prepared by Stantec.

14.0 Miscellaneous

14.1 Noise Assessment Noise levels along street frontages adjacent to Sites 2 and 6 may warrant noise attenuation measures for units in proximity to these corridors. If needed, the detailed requirements for affected lots will be determined through a Noise Study.

15.0 References The following documents were consulted in the preparation of this Report: Provincial Policy Statement, Province of Ontario; Official Plan (1989), City of London; City of London Official Plan (The London Plan) Zoning By-Law, No. Z-1, City of London; Southwest Area Plan, City of London; 2013 Transportation Master Plan, City of London; Municipal Class Environmental Assessment, Municipal Engineers Association; Sanitary Master Plan Environmental Assessment, City of London (1993); Sanitary Master Plan Update, City of London (2003); Southwest Area Sanitary Servicing Master Plan, City of London (2014); Environmental Planning Policy Manual, Upper Thames River Conservation Authority

(2006); Transportation Impact Study Guidelines, City of London (2012); Growth Management Implementation Strategy (2015), City of London (Draft); Design Specifications & Requirements Manual; City of London (September 2012);

File #: Development Name:Owner: Consultant:Date Prepared: Prepared by:Status: Draft Plan Agreement

Pipe Diameter Length (m)Credit Amount

($/m) Sub-total HST (13%) Total300 mm 0 25$ -$ -$ -$ 375 mm 0 55$ -$ -$ -$ 450 mm 0 95$ -$ -$ -$

-$ -$ -$


($/m) Sub-total HST (13%) Total1200 mm 0 250$ -$ -$ -$ 1350 mm 0 520$ -$ -$ -$ 1500 mm 0 831$ -$ -$ -$ 1650 mm 0 1,168$ -$ -$ -$ 1800 mm 0 1,593$ -$ -$ -$ 1950 mm 0 1,978$ -$ -$ -$ 2100 mm 0 2,430$ -$ -$ -$

-$ -$ -$


($/m) Sub-total HST (13%) Total300 mm 0 60$ -$ -$ -$ 400 mm 0 155$ -$ -$ -$ 450 mm 0 245$ -$ -$ -$ 500 mm 0 420$ -$ -$ -$

-$ -$ -$

Sub-total HST (13%) Total113,662.50$ 14,776.13$ 128,438.63$ 113,662.50$ 14,776.13$ 128,438.63$

Road Work List Length (m) Unit Cost Sub-total HST (13%) TotalChannelization on Street C and Bostwick Road 1 240,000$ 240,000$ 31,200.00$ 271,200.00$ Signalization on Bostwick Road at Street C 1 175,000$ 175,000$ 22,750.00$ 197,750.00$ Signalization on Southdale Road West at Street B 1 175,000$ 175,000$ 22,750.00$ 197,750.00$

Street Lighting on Bostwick Road 385 250$ 96,250$ 12,512.50$ 108,762.50$ Sidewalk on Bostwick Road 385 100$ 38,500$ 5,005.00$ 43,505.00$ Sidewalk on Southdale Road West 330 100$ 33,000$ 4,290.00$ 37,290.00$

757,750.00$ 98,507.50$ 856,257.50$

Internal Widening Area (m2) Unit Cost Sub-total HST (13%) TotalItem 1 0 -$ -$ -$ -$ Item 2 0 -$ -$ -$ -$

-$ -$ -$

Sub-total HST (13%) Total871,412.50$ 113,283.63$ 984,696.13$

Total

Total

Total CSRF Claims

3080 Bostwick RoadStantec Consulting Ltd.

Darryl HernYork Developments

Road Works EngineeringAs per Schedule 8 (Post August 2014 Agreements)

15% of External Road Works

Total

Total

Total

Total

Storm Sewer OversizingDevelopment Charges By-law (C.P.-1496-244) Schedule 8 (Post August 2014 Agreements) Table 8-BSee schedule for elliptical and box culvert subsidies. Insert extra lines as necessary.

Summary of Developer Claims from the City Services Reserve Fund (CSRF)

Development Services and Development FinanceCity of London

Tuesday, May 01, 2018

Sanitary OversizingDevelopment Charges By-law (C.P.-1496-244) Schedule 8 (Post August 2014 Agreements) Table 8-A

Watermain OversizingDevelopment Charges By-law (C.P.-1496-244) Schedule 8 (Post August 2014 Agreements) Table 8-C

External Road WorksSchedule 8 (Post August 2014 Agreements)

Internal Road Widening

Development FinanceCity of London

\\Cd1217-f01\work_group\01614\active\161403290 - 3080 Bostwick Road - Sanitary Sewer\design\analysis\Cost Share Analysis 2014\161403290_CSRF - Claims Form.xlsxREV: 5/1/2018


62

Strategic Plan for the City of London, 2015-2019, City of London; and City of London Urban Forestry Strategy, City of London (2014).

In conclusion, it is our opinion that this proposal represents good planning and is consistent with the policies and intent of the Provincial Policy Statement, the current City of London Official Plan, the new Official Plan and the Southwest Area Plan. Accordingly, there is merit to proceed with formal Draft Plan of Subdivision and Zoning By-law Amendment applications for this development. Respectfully submitted, MHBC

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

APPENDIX A DESIGN CONCEPT (SITE 2)

Line of parking below

Fire Fighter Acess

bicycle

ramp dn

visitor parking

(17)

layby

visitor parking (5)

FUTURE ROAD WIDENING

7.9 m

SETBACK7.9 m

SETBACK5.0 m

SETB ACK6.0 m

SETBACK5.1 m

PROPOSED 3.5 STOREY16 UNITS RESIDENTIAL

PROPOSED 3.5 STOREY16 UNITS RESIDENTIAL

PROPOSED 18 STOREY 158 UNITS RESIDENTIAL

52.0 m 9.8 m

12.3 m6.0 m

30.7 m 7.2 m 30.7 m 5.1 m

9.0 m

9.1 m

23.5 m13.7 m

1.5 m6.7 m

1.5 m27.5 m

29.7 m

5.5 m 6.7 m 5.5 m 6.7 m 2.7 m

6.7 m 6.7 m

6.7 m

3.0 m 3.0 m

6.7 m

12.7 m 9.7 m 13.5 m 21.1 m

visitor parking

(2)

9.0 m9.0 m

4.0 m

4.0 m

7.2 m

1.5 m6.7 m

12.3 m6.0 m

green space(refer to landscape)green space

(refer to landscape)green space

(refer to landscape)

green space(refer to

landscape)green space

(refer to landscape)

new roadway (refer to landscape)

BOSTWICK

new roadway (refer to landscape)

parkette(refer to

landscape)

File:

363 horton street east london ontario N6B 1L6

Scale 1":40'40'

[email protected] 519 518 9333

YORK DEVELOPMENTS | BOSTWICK DEVELOPMENT | BOSTWICK ROAD + SOUTHDALE ROAD | LONDON ON | MASTER PLANNINGZ:\Projects\2015\15-012 - York Bostwick Master Plan\02 Drawings\01 Schematic Design\02 Revit Model\15-012_York Bostwick_2018-02_20_revisions.rvt

15-012 SITE 2

March 7th, 2018

MP-21

APPENDIX B DESIGN CONCEPT (SITE 6)

green space(refer to landscape)

61 Total surface for commercial+/- 264 parking below for two levels

layby

DN

bicycle

firefighter route

6.9 m 98.4 mSETBACK

16.9 m

SETB ACK7.0 m

21.7 m

SETBACK6.9 m 21.7 m

G.G.

PROPOSED 17 STOREY RESIDENTIAL

PROPOSED 15 STOREY RESIDENTIAL





Fire Fighter Acessnew roadway (refer to landscape)

Rooftop Terrace Level 3

Rooftop TerraceLevel 13

Rooftop Terrace Level 16

9 6

7 8

7 8

7 99.0 m

9.0 m

1.5 m 6.7 m

9.0 m

7.2 m

7.2 m

7.0 m5.5 m

6.7 m5.5 m

6.3 m5.5 m

6.7 m5.5 m

2.5 m

8.7 m

8.7 m

9.5 m 3.0 m 6.4 m 9.9 m 18.9 m 2.7 m 21.6 m 9.0 m 6.7 m 6.0 m

24.3 m2.7 m24.9 m

3.7 m3.7 m

3.7 m

1.5 m

2.0 m1.5 m

1.0 m

1.5 m

7.0 m79.8 m

File:

363 horton street east london ontario N6B 1L6

Scale 1":40'40'

[email protected] 519 518 9333

YORK DEVELOPMENTS | BOSTWICK DEVELOPMENT | BOSTWICK ROAD + SOUTHDALE ROAD | LONDON ON | MASTER PLANNINGZ:\Projects\2015\15-012 - York Bostwick Master Plan\02 Drawings\01 Schematic Design\02 Revit Model\15-012_York Bostwick_2018-02_20_revisions.rvt

15-012 SITE 6

March 7th, 2018

MP-61

APPENDIX C CONCEPTUAL LANDSCAPE PLAN

THOR

NICR

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MTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHH

OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOORRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII

CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRROOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFF

TTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR

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0SCALE 1:750

10 25 50 75

COMMUNITY CENTRE(BY OTHERS)

17 S

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STOR

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3.5

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18 STOREY RESIDENTIAL

TOWER


TOWER

5 STOREY MIXED USE


TOWER

FUTURE DEVELOPMENTRETIREMENT RESIDENCES

PARK



3 STOREY COMMERCIAL

SOUTHDALE ROAD

EXISTING RESIDENTIAL NEIGHBOURHOOD

FUTURE DEVELOPMENT

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Legal Description

Stamp

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Surveyor's Certificate

Area Schedule

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Revision No. By

Date Issued / Revision

Additional Information Required Under Section 51(17) of the Planning Act R.S.O. 1990, c.P.13 as Amended

Dwg No.

1 of 1

Date

File No.

1094 'B

Checked By

L.M.

Drawn By

Other

Plan Scale

1

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DRAFT PLAN OF

Units

488

Area (ha)

2.138

Lots/BlocksDescription

Multiple Residential

Park

Open Space

0.3m Reserve

Roads

2,6

Total

4

5

6

0

COUNTY OF MIDDLESEX

PART OF LOTS 38 & 39, CONCESSION 2,

CITY OF LONDON

(GEOGRAPHIC TOWNSHIP OF WESTMINSTER)

0 5 10 20 30 40 50

P:\1094'B'-York - Bostwick -Draft Plan of Subdivision_April 11 2018.dwg

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Key Plan

3080 BOSTWICK ROAD

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0.906 ha.

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N

S

E

N

T)

SUBJECT

LANDS

R

O

A

D

S

R

O

A

D

BA

RC

LA

Y

P

L

C

T

RD

C

R

E

S

R

D

CR

ES

B

O

S

T

W

IC

K

F

A

R

N

H

A

M

B

R

IX

H

A

M

F

A

R

N

H

A

M

RD

B

R

IX

H

A

M

C

R

E

S

D

A

L

H

O

U

S

IE

B

L

V

D

P

IN

E

P

IN

E

LA

N

E

V

A

LLE

Y

P

I

N

E

V

A

L

L

E

Y

V

A

L

M

cM

A

S

T

E

R

W

O

N

D

E

R

L

A

N

D

KERRIGAN

CT

DA

LH

OU

S

IE

D

R

F

A

R

N

H

A

M

C

R

E

S

FA

R

N

H

A

M

SO

UT

HD

ALE

RO

AD

W

ES

T

RD

.

L

E

Y