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PLANNING JUSTIFICATION REPORT …. on behalf of …… 2594722 Ontario Inc. (Ayman Shanaa)

…. in support of a Zoning Bylaw Amendment to permit a broader range of commercial uses in the existing commercial plaza property

…. at 1830 Wharncliffe Road South at Wonderland Road South and

Exeter Roads, in the City of London.

TABLE OF CONTENTS

July 2019

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1.0 Introduction, Context and Proposal …………………………..…………………………….. page 3

Summary of Proposal ……………………………………………………………………….……….. page 5

Existing Zoning …………………………………………………………………………………………. page 6

Requested Zoning ……………………………………………………………………………….…….. page 8

2.0 Planning Policy……………………………….……………………………………………………..…….. page 10

2.1 Provincial Policy Statement …………………………………………………………..…….. page 10

2.2 City Policy Framework………………………..………………………………….…………… page 11

3.0 Zoning ……………………………………………………...……………………………………………….. page 13

4.0 Requirements of a COMPLETE APPLICATION …………………………………………….. page 14

5.0 Conclusion………………………………………………………………………………………….……….. page 14

Bibliography ……………………………………………………………………………………………………… page 15

Figures Figure 1 – Location Map Figure 2—Photo of commercial plaza front Figure 3 – Aerial site map with building demolition area shown Figure 4 – Zoning Map excerpt

Appendix City Record of Pre-application Zoning Data Sheet

OPA#656 – amending the Southwest Area Plan Conceptual Site Plan

1.0 INTRODUCTION, Context and the PROPOSAL

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The following document is a Planning Justification Report for a Zoning By-law Amendment

(ZBA) application to permit a broader range of commercial uses in the existing commercial

plaza lands being a commercial plaza site of 5835 m2 The broader range of uses would

assist feasibility of expansion as well. See Figure 1 for Location Map.

Figure 1: Location Map of Subject Lands showing subject site in red circle, at

1830Wharncliffe Road South. (source: City of London)

A Pre-consultation meeting with City Development Services staff was held on May 29,

2019 and the Record is attached in the Appendix. The ZONING DATA SHEET and SITE

PLAN CONCEPT are in the Appendix.

The Site Plan concept shows an expansion of the commercial plaza building and two other

auto commercial buildings fronting onto Exeter Road.

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The Report assesses “the Shanaa proposal” within the relevant Provincial and Municipal land

use planning policy frameworks, and proposes a suitable implementing rezoning. The

proposed broader range of commercial Permitted uses is demonstrated to be a logical use

within the existing commercial site that would efficiently utilize the land and building

resources, and would conform to the City of London Official Plan and London Plan. It would

also be consistent with the Provincial Policy Statement.

The existing commercial plaza is approximately 550 m2 gross floor area with 4 tenants

comprising:

Auto sales and service (100 m2);

Restaurant (100 m2);

Craft studio (250 m2);

vacant unit (100 m2).

Site Description: Roll number: 080050130000000.

Legal description: CON 2 PT LOT 37 RP 33R2304 PART 1& PT PART 2.

SITE FRONTAGE (along Wharncliffe Rd. S.) - 67.1 m.

SITE AREA - 5835 m2

Figure 2 – viewing south along Wharncliffe Road South showing front face of commercial plaza.

The eastern portion of the building as shown on the mapping has been demolished. See Figure

3.

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Figure 3 – aerial photo plan

showing portion of building

demolished.

Surrounding land use: The subject lands are surrounded by a variety of land uses.

• To the NORTH is Wharncliffe Road, stormwater management facilities, industrial uses,

and future commercial lands as part of Wonderland enterprise Corridor and zoned ASSOCIATED

SHOPPING AREA - ASA;

• To the EAST are commercial retail outlet of Tootsies shoe store and TCS hardware store.,

and future commercial lands as part of Wonderland enterprise Corridor and zoned ASSOCIATED

SHOPPING AREA - ASA;•

To the WEST is a gas bar, Exeter Road – Wharncliffe – Bostwick intersection and

agricultural land and zoned

To the SOUTH is Exeter Road then agricultural lands and zoned Urban Reserve UR

The conclusion is that there is dominance of existing commercial and industrial small businesses

operating in the area that do not pose a threat to land use compatibility. Large tracts of lands

already have a much broader range of permitted commercial uses with the ASA zoning.

Municipal Services -- Over the last two months full services have been constructed along

Exeter and appropriate private drain connections installed. This is significant to support the

commercial rezoning for a broader range of commercial uses.

Portion demolished

Portion

demolished

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Summary of Proposal

THE OWNER WOULD LIKE TO EXPAND THE PERMITTED USES set out in the ZONING BYLAW. It is

understood that the existing zoning was based on individual private sewage services which limit

the commercial uses permitted. Full servicing of the site now enables a broader range of

commercial uses potentially.

The subject lands are affected by three land use polcy documents comprsing the Official Plan,

London Plan and the Southwest Are Plan.

The Official Plan designates the subject lands as “Wonderland Road Community Enterprise

Corridor.” stating that ………… “ a broad range of commercial, residential, office and

institutional uses are permitted subject to the policies of the Southwest Area Secondary Plan.”

The LONDON PLAN establishes a SHOPPING AREA place type on the SUBJECT lands which

extends north and south along Wonderland Road South - a designated URBAN

THOROUGHFARE, WHILE Wharncliffe AND Exeter are CIVIC BOULEVARDS. Policy 877 states

that … “ A broad range of retail, service, office, entertainment, recreational, educational,

institutional, and residential uses may be permitted within the Shopping Area Place Type……….

The Southwest Area Plan, in Section 20.5.6.1 describes the INTENT of the Wonderland Road

Community Enterprise Corridor as … “The Wonderland Road Community Enterprise Corridor

designation is intended to provide for a wide range of large scale commercial uses, medium

scale office development, high density residential uses, and institutional uses. Both stand-alone

and mixed-use developments are permitted.”

Given the above policy basis it would appear that there is potential in rezoning to permit a

broader range of commercial uses.

Existing Zoning: SEE ZONING MAP EXCERPT – Figure 4.

The zoning is RESTRICTED SERVICE COMMERCIAL RSC1 and RSC4 with a h-17 that requires

full municipal sanitary sewer and water services are available to service the site. The services

are being installed during 2019 as scheduled.

The RSC 1 zone permits the following uses.

a) Animal clinics;

b) Automobile rental establishments;

c) Automobile repair garages;

d) Automobile sales and service establishments;

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e) Automobile supply stores;

f) Automotive uses, restricted;

g) Catalogue stores;

h) Duplicating shops;

i) (Hardware stores deleted by Z.-1-96435)

j) Home and auto supply stores;

k) Home improvement and furnishing stores;

l) Kennels;

m) Repair and rental establishments;

n) Service and repair establishments;

o) Studios;

p) Taxi establishments;

q) Self-storage Establishments

The RSC4 zone permits the following uses.

a) Automobile repair garage;

b) Automotive uses, restricted;

c) Bake shops;

d) Convenience service establishments;

e) Convenience stores;

f) Day care centres;

g) Duplicating shops;

h) Financial institutions;

i) Florist shops;

j) Personal service establishments;

k) Restaurants;

l) Video rental establishments;

m) Brewing on premises establishment.

n) Self-storage Establishments

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Figure 4 – Zoning Map excerpt showing the dominance of ASA zoning that implements the

policy framework, on lands to the northeast and southeast all within the Enterprise Corridor.

Bolded red circle identifies the subject lands.

The REQUESTED ZONING below is similar to the ASA zoning of adjacent lands.

Requested Zoning: Similar to other adjacent lands zoning being the “Associated

Shopping Area Zone” and the new added PERMITTED USES from the existing applicable RSC

zones have been bolded.

ASA1

a) Animal hospitals;

b) Convenience service establishments;

c) Convenience stores;

d) Dry cleaning and laundry plants;

e) Duplicating shops;

f) Financial institutions;

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g) Grocery stores;

h) Restaurants;

i) Retail stores;

j) Personal service establishments;

k) Pharmacies;

l) Printing establishments;

m) Video rental establishments;

n) Brewing on premises establishment.

2) ASA2

a) Repair and rental establishments;

b) Restaurants;

c) Retail stores;

g) Service and repair establishments;

h) Studios;

i) Supermarkets;

j) Video rental establishments;

k) Brewing on Premises Establishment.

3) ASA3

a) Clinics;

b) Day care centres;

c) Laboratories;

d) Medical/dental offices;

e) Offices, professional;

f) Offices, service.

Additional uses being requested are:

a) Hardware stores

b) Home and auto supply stores

c) Home improvement/furnishings stores

d) Auto sales and service ( an existing use)

e) "RESTAURANT, EAT-IN"

f) "RESTAURANT, FAST FOOD"

g) "RESTAURANT, TAKE-OUT"

h) Office, support

i) Automotive Supply store

j) Automobile Rental establishments h) Bake shops

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2.0 PLANNING POLICY

2.1 Provincial Policy Statement (PPS)

The Shanaa proposal is consistent with the Provincial Policy Statement (PPS). The following

are the more relevant policies.

Section 1.1.1 Healthy, liveable 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; …………………..

c) avoiding development and land use patterns which may cause environmental or public

health and safety concerns;

d) avoiding development and land use patterns that would prevent theefficient expansion of

settlement areas in those areas which are adjacent or close to settlement areas;

e) promoting cost-effective development patterns and standards to minimize land

consumption and servicing costs; …………………….

g) ensuring that necessary infrastructure, electricity generation facilities and transmission

and distribution systems, and public service facilities are or will be available to meet current

and projected needs; ……………………

Section 1.1.3: Settlement Areas:

• Settlement areas shall be the focus of growth and their vitality and regeneration shall be

promoted.

• Land use patterns within settlement areas shall be based on: ….. densities and a mix of

land uses which efficiently use land and resources… 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, and minimize negative impacts to

air quality and climate change, and promote energy efficiency in accordance with policy 1.8;

Section 1.6. -- Infrastructure and Public Service Facilities:

Infrastructure and public service facilities shall be provided in a coordinated, efficient and

cost-effective manner to accommodate projected needs. Planning for infrastructure and

public service facilities shall be integrated with planning for growth so that these are

available to meet current and projected needs.

The use of existing infrastructure and public service facilities should be optimized,

wherever feasible, before consideration is given to developing new infrastructure and

public service facilities.

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Section 1.7.1 -- Long-term economic prosperity should be supported by:

a) promoting opportunities for economic development and community investment-

readiness;

……………………

RESPONSE: The Shanaa proposal contributes to achieving all of the above policies by:

Contributes to economic prosperity;

Utilizing suitable existing infrastructure such as water and private sewers;

Being within a serviced Settlement Area.

…. and therefore, in the opinion of the writer, is consistent with the PPS.

2.2 City of London Land Use Policy Framework

The policy framework comprises four parts as follows.

THE OFFICIAL PLAN: The subject lands have multiple lands use designations which are:

Wonderland Road Community Enterprise Corridor. Section 4.8.3 sets out Permitted Uses .. Stating that ………… “ a broad range of commercial, residential, office and institutional uses are permitted subject to the policies of the Southwest Area Secondary Plan.”

The LONDON PLAN: establishes a SHOPPING AREA place type on the SUBJECT lands which

extends north and south along Wonderland Road South - a designated URBAN

THOROUGHFARE, and Wharncliffe AND Exeter Roads are CIVIC BOULEVARDS. Policy 877

states that … “ A broad range of retail, service, office, entertainment, recreational,

educational, institutional, and residential uses may be permitted within the Shopping Area

Place Type………. Mixed-use buildings will be encouraged.

THE SOUTHWEST AREA PLAN: Section 20.5.6.1 describes the INTENT of the Wonderland

Road Community Enterprise Corridor being:

“The Wonderland Road Community Enterprise Corridor designation is intended to provide for

a wide range of large scale commercial uses, medium scale office development, high density

residential uses, and institutional uses. Both stand-alone and mixed-use developments are

permitted.”

Permitted Uses are described to be “ Permitted commercial uses will include those uses

outlined in the “New Format Regional Commercial Node” designation in the Official Plan.”

Section 4.3.6.3.of the Official Plan describes the Permitted Uses as follows:

UR6

UR6

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“ ……….. all types of large and small-scale retail outlets; including supermarkets and food

stores; department stores; retail warehouses, building supply, and home improvement and

furnishings stores; convenience commercial uses; personal services; restaurants; commercial

recreation establishments; financial institutions and services; a limited range of automotive

services; service-oriented office uses; community facilities, such as libraries; and professional

and medical/dental offices. Within New Format Regional Commercial Nodes, office uses and

places of entertainment will be permitted in limited amounts.”

OPA#656 : amending the SWAP 2012 relating to the Wonderland Road community

Enterprise Corridor designation, which essential replaced section 20.5.6.1. A copy of this

OPA is in the Appendix.

The policies have been reviewed and the following ones are the significant ones to be

considered here:

ii) Permitted Uses

A broad range of retail, service, office, entertainment, recreational, educational,

institutional, and residential uses may be permitted within the Wonderland Road

Community Enterprise Corridor

v) Intensity

a) Commercial development for the entire Wonderland Road Community Enterprise

Corridor designation shall not exceed 100,000 square metres gross floor area.

d) Office development for the entire Wonderland Road Community Enterprise Corridor shall

not exceed 2000Dm2, excluding small scale Service Offices and Medical/Dental Offices, and

each building shall not exceed a maximum gross floor area of 200Dm2.

vi) Built Form

a) Built form may be of a low to mid-rise height, however minimum height and setbacks may

be established in the Zoning By-law to ensure that development will result in a strong, street-

related built edge and achieve other design objectives for this area. In particular,

development will be encouraged in a main street” format where buildings are oriented to a

public street.

Response:

In general, the requested broader zoning for the commercial plaza would conform to the

policies of the four policy framework components. Relative to the entire Enterprise Corridor,

the Shanaa site is relatively very small at 5830 m2. The existing lot coverage of the Shana

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site was calculated to be 18.3%. The Record of Pre-application states that 30% lot coverage

was assumed which enables some expansion of the Shana commercial plaza. All of the

above polices above and within OPA#656 can be accommodated as demonstrated by the

Conceptual Site Plan which reflects the lot coverage of 24.5%. Ample landscaped area is

provided and new buildings are street oriented.

3.0 Zoning

Section 2.0 dealt with the existing zoning and requested zoning in detail. Essentially, the

application is requesting the change of zoning from the RESTRICTED SERVICE COMMERCIAL

RSC 1 and RSC4 zones TO the ASSOCIATED SHOPPING AREA – ASA1, ASA2, ASA3 ZONES with

specific ADDED USES.

The same zoning approach has been applied to 3 other large sites to the north of Wharncliife

Road and to the east of Wonderland Road, as follows:

1. ASA8(12) 3313 – 3405 Wonderland Road South & 1789 Wharncliffe Road South

a) Additional Permitted Use:

i) Home Improvement Stores.

2. ASA8(14) 51 and 99 Exeter Road

a) Additional Permitted Uses:

i) Residential uses permitted by the R9 Zone variation;

ii) Automobile Repair Garages;

iii) Automotive Uses, Restricted;

iv) Clinics;

v) Community Centres;

vi) Day Care Centres;

vii) Home and Auto Supply Stores;

viii) Home Improvement and Furnishing Stores;

ix) Home Improvement Stores;

x) Libraries;

xi) Medical/Dental Offices; and

xii) Offices.

b) Regulations:

i) All uses may develop either in a standalone building or as part of a mixed use building;

ii) Parking is not permitted in the front or exterior side yard between a building and the

public right-of-way.

c) Additional Regulations for Commercial Uses:

iii) Total Gross Floor Area - for all Lands Zoned ASA8(14) 18,556 square metres(Maximum)

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d) Additional Regulations for Office Uses:

i) Total Gross Floor Area for all Lands Zoned ASA8(14) 5,000 square metres (Maximum)

e) Additional Regulations for Residential Uses and Mixed-Use Residential Buildings:

i) Height 6 storeys (Minimum)

ii) Total Building Height 14 storeys(Maximum)

iii) Density 150 units per hectare(Minimum)

iv) Density 175 units per hectare(Maximum) (Z.-1-142352)

3. ASA8(15) 3680 Wonderland Road South

a) Additional Regulations:

Total Commercial 4,700 square metres for all Lands Zoned (Maximum)

4.0 Requirements of a COMPLETE APPLICATION

The Record of Pre-Application sets out requirements for a complete application. Two matters

to note are:

1. A Parking Study is a possible requirement but since the parking rates are mostly met by

the Site Plan Concept, no parking study is being completed.

2. The Site Plan Concept is only a concept and very preliminary. Therefore, no architecture

elevations have been completed and it would be premature to do so at this stage. The

next step of approval , being Site Plan Approval, is anticipated during the next two years.

Architectural elevations will be provided at that time.

5.0 Conclusion

Based on the aforementioned planning analysis, the proposal has been

demonstrated:

1. to be a logical broadening of the Permitted Uses to enable more support to,

and potential revitalization of, the existing commercial plaza that would be

fully municipal serviced;

2. to be compatible with existing and future development;

3. to be consistent with the PPS;

4. to be in general conformity with the City of London Official Plan, the London

Plan and the Southwest Area Plan as amended by OPA#656;

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5. to achieve similar zoning to surrounding lands in the same policy designation;

6. to contribute to local employment and the economy.

Bibliography

1. City of London Official Plan 2010

2. The London Plan 2018

3. City of London Zoning Bylaw Z-1

4. Provincial Policy Statement

Appendix City Record of Pre-application Zoning Data Sheet

OPA#656 – amending the Southwest Area Plan Conceptual Site Plan

Note: Application fees will be changing on January 1, 2019. The following new/revised fees for newapplications submitted after January 1, 2019 are as follows: Combined Official Plan Amendment/ZoningBy-law Amendment Applications $20,000, Official Plan Amendment Applications $12,000, Zoning By-lawAmendment Applications $1 1,000, Proposal Summaries $250 (this amount will be discounted from thefee of an associated application).

RECORD OF PRE-APPLICATION CONSULTATION

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

Date: May 29, 2019

TO: Laverne Kirkness, Kirkness Consulting

FROM: Barb Debbert

RE: 1830 Wharncliffe Road South

ATTENDEES: Laverne Kirkness, Ayman Shanaa, Barb Debbert

PLANNING APPLICATION TEAM: Jerzy Smolarek, Laura Dent, Meg Sundercock, Bruce Page,Mustafa Almusawi

City staff reviewed your Proposal Summary dated May 10, 2019 at an Internal Review Meetingon May 23, 2019. The following form summarizes a preliminary list of issues to be consideredduring the processing of your application. We have also identified the initial materialsubmissions (Studies, Reports, Background or Information) that must be submitted along withthe completed application form, required fees and this Record of Pre-Application ConsultationForm before your application will be accepted as complete for opening and processing.

Maor issues identifiedPolicy Context

• The property is located within the Wonderland Road Community Enterprise Corridordesignation in the Southwest Area Plan. The intent is to complement the more traditionalcommercial uses and forms in Lambeth, and mixed-use developments are encouraged.Specific uses include a broad range of retail, service, office, entertainment, recreational,educational, institutional and residential uses. Office uses that do not require access tothe provincial highway system for work related activities shall be encouraged to locate inthe Downtown. The policies refer to permissions for the main uses of the Office Areadesignation of the 1989 Official Plan which include offices within purpose-designed officebuildings, and buildings converted for office use, along with research, development andinformation processing establishments and businesses with a mobile workforce requiringaccess to the provincial highway system. Uses with large amounts of outdoor storage,large warehouse components, storage of heavy vehicles, and/or emitting noise, vibrationor dust will not be permitted. (See OPA 656)

• These policies also take precedent over the Shopping Area Place Type policies in TheLondon Plan.

• Commercial development for the WRCEC designation in its entirety is not to exceed100,000 square metres. All of this space has been allocated; through the Greenhills0MB appeal proceedings, the 0MB recognized staffs approach to allocate some of thiscap to existing developed properties at a rate of 30% of the land area of the lot. At thattime, staff identified the lot area for this property as 5830.6 square metres, and theexisting commercial development at 18.3%, leaving some room on the site for additionalcommercial development.

LondonA N A flA

Proposed land uses• Consider refining the request to eliminate duplicate uses that are already permitted.• Further thought should be given to whether the 2-stage approach is required; the h-17, if

maintained on the site, will control high water users without setting a temporary short-listof uses or changing the wording of the holding provision — case in point, there arealready permitted uses that may not be “dry” — eg. Restaurants.

• Please consult City Planning (Gregg Barrett, Justin Adema) regarding the status of theallocation of office space within the 20,000 square metre allocation for the entireWRCEC.

• Please consult By-law Enforcement regarding the definition of “Restaurant” and the needto specify the eat-in, take out and fast food variations thereof.

• Please consider a “Food Store” (permits up to 2,000 square metres or as determined bythe zone), rather than a “Grocery Store” which permits up to 3,000 square metres)

• Staff may consider the refinement of the existing zoning to remove quasi-industrial andautomotive uses that are not the best fit with the current policy framework.

Design details• It may be beneficial to the proponent to provide a site concept for the future

redevelopment of the property so that contemporary zoning regulations can beconsidered as part of the addition of new uses. The City may not consider the addition ofa broad range of uses to conform to SWAP and The London Plan within the existing builtform. Staff would be pleased to look at a new Proposal Summary with ultimate sitedesign details.

• If the predominant use is not retail stores, the development will not be considered ashopping centre and the parking rates will be based on each individual use. If the worstcase scenario for parking requirements results in a deficit in the required parking spaces,a parking report will be required.

• The applicant may also wish to consider establishing a joint use and maintenanceagreement with 1856 Wharncliffe Road South as there is no clear delineation of theshared property line within the parking area.

• Road widening equivalent to 18.0 metres from centreline will be required at the site planstage associated with new development on the site.

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

• Planning Justification Report• Possible parking study• Site Concept• Zoning Data Sheet• If new development is proposed, renderings for signs as required by Schedule App-2 of

the application form• Electronic copies of all supporting background information (USB)

Other Issues

Urban Design

Urban design staff have reviewed the Proposal Summary for the above noted address andprovide the following urban design principles consistent with the Official Plan, applicable by-lawsand guidelines:

• If the applicant is seeking to simply add a few uses to expand the marketability of thespaces in the existing plaza, as it exists today, than there are no urban design relatedcomments.

• However, if the applicant is seeking to expand the uses to the ultimate permitted in TheLondon Plan and Southwest Area Secondary Plan, as mention in a portion of theirproposal summary, there should be a more comprehensive look at the form ofdevelopment to be permitted on the site. The zoning by-law should look to implement thepolicies of The London Plan and SWAP. If this is the route that applicant chooses, it

would be recommended that the applicant submit a subsequent Proposal Summary,further urban design comments would provided at that time.

Site Plan

• Based on the proposal summary submitted, Site Plan Approval will be required atsuch time as the subject lands redevelop but is otherwise not required as part ofthe proposal to add permitted uses to the existing zoning.The parking rate is based on each individual use and is not considered ashopping centre as the predominant use is not retail stores. The applicant mayalso consider establishing a joint use and maintenance agreement with theneighbouring property owner at 1856 Wharncliffe Road South (if one is notalready in place) as there is no clear delineation of the shared property line withinthe parking area.

Engineering

The following items are to be considered during a future site plan stage:

Transportation:• Road widening dedication of 18.Om from centre line will be required along Exeter and

Wharncliffe Road.

Wastewater:• As part of the Southwest Area Trunk Sanitary Sewer - Phase 3 project a sanitary sewer is

to be constructed on Exeter Road. The sanitary on Exeter Rd is expected to be completedearly this season. The Owner is advised to co-ordinate with WADE on their timing andsuitable PDC location.The Applicant is to confirm if they did sign back the PDC sign-back form requesting a PDCthat will connect to the new Exeter Rd sanitary sewer. The Owner will be required to paythe appropriate fees namely a $4000 sanitary PDC charge for their PDC installation andin future when they connect the appropriate frontage fee.

Stormwater:• The subject lands are located in the Dingman Creek Subwatershed subject to the ongoing

Dingman Creek EA. The City is currently finalizing phases 3 and 4 of the Dingman CreekMunicipal Class Environmental Assessment fEA) by Aquafor Beech (City’s DingmanCreek EA Consultant) that may include but not be limited to, quantity/quality control,erosion, water balance, stream morphology, etc. and therefore, in future re-developmentapplication for this site the Owner shall be required to provide a Water Balance analysisas part of the required SWM servicing brief.

• At the time of these comments, there was not a municipal storm sewer or outlet to servicethe site.

• The site has a RESTRICTED SERVICE COMMERCIAL (RSC) ZONE and therefore anyproposed re-development shall comply with the approved City Standard DesignRequirements for Permanent Private Stormwater System (PPS), including LIDs.

• Any proposed LID implementation should be supported by a Geotechnical Report and/orhydrogeological investigations prepared with focus on the type of soil, its infiltration rate,hydraulic conductivity (under field saturated conditions), and seasonal high ground waterelevation. The report(s) should include geotechnical and hydrogeologicalrecommendations of any preferred/suitable LID solution.

• For a number of at-grade parking spaces equal or higher than 30, the owner shall berequired to have a consulting Professional Engineer confirming how the water quality willbe addressed to the standards of the Ministry of the Environment, Conservation and Parks(MECP) and to the satisfaction of the City Engineer. Applicable options could include, butnot be limited to the use of oil/grit separators, catchbasin hoods, bioswales, etc.

• Additional SWM related comments will be provided upon future review of this site.

/k) ),2L/PRE-APPLICATION CONSULTATION HAS OCCURRED

VS F NO

PLANNER:

______________________

PROPONENT:

___________________________

DATE: /tDisclaimer

The pre-application consultation process is intended to identify issues early in the process andto identify the reports, studies and information required to be submitted as part of a completeapplication. A complete application enables Council to make informed decisions within areasonable period of time and ensures that the public and other stakeholders have access tothe relevant information early in the process. While every effort has been made to identifyinformation needs at this stage, additional issues and/or information needs may be identifiedthrough the application review process and may be requested at that time. Should a formalsubmission of an application not materialize within 9 months, a subsequent Pre-ApplicationConsultation Meeting (PACM) will be required.

Council adopted The London Plan, the City’s new Official Plan for the City, on June 23, 2016. Itis not yet in force and effect, but should it come into force and effect before you submit yourcomplete application, City staff may identify additional complete application requirements at thetime of application submission in order to comply with The London Plan policies.

CITY OF LONDON – ZONING DATA SHEET

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ZONING DATA SHEET – ZONING BY-LAW AMENDMENT To be completed by Applicant as part of Complete Application

Description of Land

Municipal street address: 1830 Wharncliffe Road South

Legal Description: CON 2 PT LOT 37 RP 33R2304 PART 1& PT PART 2.

Street Frontage / Street Flankage (name): Wharncliffe Road and Exeter Road (at rear)

Existing Zone(s) in Z.-1 Zoning By-law:

RESTRICTED SERVICE COMMERCIAL RSC1 and RSC4

Proposed Zone(s) in Zoning By-law:

Associated Shopping Area ASA1, ASA2, ASA3, and other additional uses

BY-LAW RESTRICTIONS REQUIRED (PROPOSED ZONE) AS SHOWN ON PLAN

(a) Use Commercial - ASA Commercial - ASA

(b) Lot Area (m2) Min Not applicable 5805

(c) Lot Frontage (m) Min 45.0 66.9

(d) Front Yard (m) Main Building/ Garage (m) Min

0 6.0

(e) Rear Yard (m) Min 3.0 3.0

(f) Interior Yard (m) Min 3.0 3.0

(g) Interior Yard (m) Min 3.0 3.0

(h) Exterior Yard (m) Min Not applicable --

(i) Lot Coverage (%) Max 30.0 24.5

(j) Landscape Open Space (% min) 15.0 32.1

(k) Height (m) Max 12.0 11.0

(l) Off-street Parking 57 57

(m) Bicycle Parking 4 4

(n) Parking Area Coverage (%) Max Not applicable --

(o) Parking Set Back 1.0 1.0

(p) Gross Floor Area (m²) Max Not applicable --

(q) Gross Floor Area For Specific Uses (m²) Max

Not applicable --

(r) Yard Encroachments (if applicable) Not applicable --

(s) Density – Units Per Hectare Max Not applicable --

(t) Special Provisions Not applicable --

(u) Other By-law Regulations Not applicable --

COMMENTS

Compliance with all regulations.

File No.

CITY OF LONDON – ZONING DATA SHEET

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NOTE:

Please be sure to carefully review and include data / details related to: - General Provisions (Section 4) of the Zoning By-law - Regulations Section and Table for Proposed Zone - Zoning By-law Definitions

The Applicant is responsible for submitting complete & accurate information on the Zoning Data Sheet and associated plans.

Failure to provide complete & accurate information on the Zoning Data Sheet and associated plans will result in processing delays, and may require the submission of a revised Zoning By-law amendment application.

Bill No. 2582017

By-law No. OP-i 284(ta)-206

A by-law to amend the Southwest AreaSecondary Plan, 2012 relating to theWonderland Road Community EnterpriseCorridor designation

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

1. Amendment No. 656 to the Official Plan for the City of London Planning Area —

1989, as contained in the text attached hereto and forming part of this by-law, is adopted.

2. This by-law shall come into effect in accordance with subsection 17(38) of thePlanningAct, R.S.O. 1990, c.P.13.

PASSED in Open Council on June 13, 2017.

Matt BrownMayor

Catharine SaundersCity Clerk

First Reading — June 13, 2017Second Reading — June 13, 2017Third Reading — June 13, 2017

AMENDMENT NO. 656

to the

OFFICIAL PLAN FOR THE CITY OF LONDON

A. PURPOSE OF THIS AMENDMENT

The purpose of this Amendment is to change the Southwest Area Secondary Plan bydeleting Section 20.5.6.1 — Wonderland Road Community Enterprise Corridor in its entiretyand replacing it with the revised policies below.

B. LOCATION OF THIS AMENDMENT

This Amendment applies to lands located within the Wonderland Road CommunityEnterprise Corridor designation in the Southwest Area Secondary Plan in the City of London.

C. BASIS OF THE AMENDMENT

To amend the Southwest Area Secondary Plan policies for the Wonderland RoadCommunity Enterprise Corridor to implement the policy direction of The London Plan byrevising the policies to reflect the direction of the Shopping Area Place Type. Specificchanges that are recommended include:

1. Reducing maximum and minimum permitted residential intensity;2. Reducing the maximum office floor area per building; and3. Re-formatting the policies to be structured by use, intensity, and form

D. THE AMENDMENT

The Official Plan for the City of London is hereby amended as follows:

1. Section 20.5.6.1 — Wonderland Road Community Enterprise Corridor of theSouthwest Area Secondary Plan, which is listed in Section 20.2 of the Official Planfor the City of London (1989) and 1565 of The London Plan is amended by deletingthe all policies and replacing them with the following:

“20.5.6.1 —Wonderland Road Community Enterprise Corridor

i) Intent

The Wonderland Road Community Enterprise Corridor designation is intended toprovide for a wide range of commercial, office, residential, and institutional uses inlow to mid-rise built forms. Both stand-alone and mixed-use developments arepermitted.

It is anticipated that the area may redevelop over time, such that new mixed-usedevelopments or reformatted commercial development may occur. In order toprovide for these redevelopment opportunities, a grid pattern of development shallbe encouraged through the provision and dedication of local roads and/or rights-of-way aligned perpendicular to Wonderland Road South for the lands designatedas Wonderland Road Community Enterprise Corridor. In advance ofredevelopment, this grid pattern will establish an organizing structure for the landuses permitted within the designation.

Commercial uses within this designation are intended to complement the moretraditional commercial uses and forms in the Lambeth Village Core, and servelocal, neighbourhood and city needs. It is not intended that the specific location ofcommercial uses be identified within this designation, however, such uses shall beencouraged to locate in mixed use developments over time with the opportunity toincorporate office and/or residential uses.

ii) Permitted Uses

A broad range of retail, service, office, entertainment, recreational, educational,institutional, and residential uses may be permitted within the Wonderland RoadCommunity Enterprise Corridor.

Office uses within the Wonderland Road Community Enterprise Corridor are notintended to compete with the Downtown; therefore, office uses that do not requireaccess to the provincial highway system for work-related activities shall beencouraged to locate in the Downtown. In addition to the office uses that arepermitted in accordance with the Office Area’ policies of the Official Plan,research, development and information processing establishments andbusinesses with a mobile sales-based workforce requiring access to the provincialhighway system shall be permitted. Secondary uses permitted in Office Areas shallnot be permitted.

A mix of any of these permitted uses within a single building is also permitted andshall be encouraged

Uses with large amounts of outdoor storage, large warehouse components,storage of heavy vehicles, and/or emitting noise, vibration, or dust, will not bepermitted. Uses that are not compatible with residential and retail uses will not bepermitted.

iii) Development PafternlLocal Street Connections

In order to establish an organizing structure for the present and futuredevelopment for lands within the “Wonderland Road Community EnterpriseCorridor” the policies in 20.5.3.8 i)j) shall apply.

Local street rights-of-way may be dedicated for any development orredevelopment within the Wonderland Road Community Enterprise Corridor. Thededication shall occur as a condition of a plan of subdivision or consent. Wherethe development or redevelopment of the site is subject to site plan control, landarea dedicated to the city for rights-of-way will be included in the lot areacalculation permitted density, coverage and floor area.

Internal access and shared internal driveways across adjacent lands may berequired.

iv) Compatibility Between Land Uses

Lands within the Wonderland Road Community Enterprise Corridor may developover a period of time, and the location of the various permitted land uses is notprescribed. In order to ensure compatibility between developments, designguidelines shall be developed to ensure appropriate relationships betweendifferent forms of development and different land uses. Minimum landscaperequirements, shared parking areas, and integrated site access shall be required.Development proposals on lands within the Wonderland Road CommunityEnterprise Corridor shall demonstrate how they are integrated, and compatiblewith adjacent development.

v) Intensity

a) Commercial development for the entire Wonderland Road Community EnterpriseCorridor designation shall not exceed 100,000 square metres gross floor area.For the purposes of this limit, this shall not include those lands generally locatednorth of the Bradley Avenue extension that are currently developed or areapproved/under construction as of October, 2012.

b) Maximum heights shall not exceed four storeys. Bonus Zoning beyond this limit,up to six storeys, may be permitted.

c) Residential development shall occur at a minimum density of 30 units per hectareand a maximum density of 75 units per hectare. Bonus Zoning beyond this limit,up to 100 units per hectare, may be permitted.

d) Office development for the entire Wonderland Road Community EnterpriseCorridor shall not exceed 2000Dm2, excluding small scale Service Offices andMedical/Dental Offices, and each building shall not exceed a maximum grossfloor area of 200Dm2.

a) The Zoning By-law will include regulations to ensure that the intensity ofdevelopment s appropriate br individual sites

vi) Built Form

a) Built form may be of a low to mid-rise height, however minimum height andsetbacks may be established in the Zoning By-law to ensure that developmentwill result in a strong, street-related built edge and achieve other designobjectives for this area. In particular, development will be encouraged in a mainstreet” format where buildings are oriented to a public street. Permitted uses areencouraged in mixed use developments or buildings.

b) Development shall be planned on the basis that future intensification will occur,either by intensification or redevelopment or through a combination ofapproaches. Nevertheless, except for minor buildings and structures,development will be viewed as permanent (i.e. potentially remaining for the longterm). Accordingly, development shall be located at appropriate locations so thatfuture phases of intensification are not inhibited. Over time, the redevelcpment oflands within this designation will be encouraged to include residential or officeuses in a mixed-use format.

c) Development shall be designed to be pedestrian and transit friendly from theoutset. In particular, development shall be generally oriented to the street wherepossible and designed to promote a vital and safe street life and to support earlyprovision of transit. However, where large scale stores are permitted, given thatthey are often not conducive to a pedestrian oriented street setting, designalternatives to address this issue will be utilized. These may include locatingthese stores in the interior of a commercial or mixed use development block withsmall-scale stores and other buildings oriented to the surrounding major roads tocreate a strong street presence. Alternatively, the frontage of the building facinga major road could be lined with small-scale stores and/or have multipleentrances.

d) The Urban Design policies of Section 20.5.3.9 of this Plan shall apply

vii) Parking — Office and Residential Development

a) Parking will be located underground, in a structure integrated into the building orat the rear of the property behind the building or in a surface parking field to therear of the building. Surface parking may be considered in the interior side yard,provided design measures are used to mitigate the view of the parking field fromthe public realm. Parking is not permitted along the property frontage betweenthe building and the public right-of-way.

b) Appropriate buffering shall be provided between parking areas and “back ofbuilding” functions, such as Ioading/ receiving areas and garbage/storage areas,and adjacent land uses or the public realm.”

OFFICIAL PLAN AMENDMENTNo. 656

LOCATION MAP0 70 140 280 420 580

II0

r

W

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A

R

N

C

L

I

F

E

R

O

A

D

S

O

U

T

H

EX

ET

ER

RO

AD

#1806

#1856

#1849

#1829

#1809

#31

#17

±5.4m

±

6

6

.

9

m

±91.1m

±52.0m

±131.9m

1

5

6

15

16

25

28

36

37

44

45

57

PROPOSED

BLDG 'C'

±212m

2

EXISTING

BLDG 'A'

±611m

2

PROPOSED

BLDG 'B'

±389m

2

#1806

#1856

W

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A

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C

L

I

F

F

E

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O

A

D

S

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H

EXETER ROAD

±8.9m

±3.0m

±3

.0

m

±3

.0

m

±3.1m

±

3

.

0

m

±1.2m

±

2

.

0

m

8

.

0

m

52.5m

1

6

.

1

m

1

6

.

1

m

3

8

.

0

m

1

6

.

1

m

15.0m

14.1m

8.0m

6.7m

±2.9m

6

.

7

m

6.0m

±

2

.

0

m

6.7m

±3.6m

6

.

7

m

6.7m

6

.

7

m

±2.1m

31.9m

10.2m

10.2m

8

6

.

7

m

9

5253

26

27

G

6.7m

PROPOSED

BLDG 'D'

±212m

2

14

.1

m

15.0m

±3

.1

m

±3.7m

±3.9m

±

6

.

0

m

±2.0m

±5.4m

Drawn By:

Scale: Various (11x17)

Date:

KEY PLANN.T.S.

B. HutchisonJuly 17, 2019

THE BASE OF THIS PLAN IS TO BE USED FOR ILLUSTRATION AND GENERAL ZONINGCOMPLIANCE PURPOSES.THIS PLAN DOES NOT HAVE THE PRECISION OF A SURVEY PLAN PREPARED BY ANDO.L.S.

SUBJECTSITE

010 10 20 30 40 50

SCALE = 1:500

SUBJECT SITE

SCALE 1:600

1830 WHARNCLIFFE ROAD S.PART OF LOT 37 ,CONCESSION 2

PARTS 1 & 2, R.P. 33R-2304 IN THE

CITY OF LONDON

CONCEPTUALSITE PLAN

Site Stats - ASA3

RequiredProvided

Lot Area (min.)n/a

±5,805m²

Lot Frontage (min.)45.0m ±66.9m

Lot Depth (min.)60.0m ±91.1m

Setback (min.)

Front Yard

Rear Yard

Interior Sideyard

Exterior Sideyard

0.0m

3.0m

3.0m

0.0m

±6.0m

±3.0m

±3.0m

n/a

Lot Coverage (max.)

30.0%

1,741m²

24.5%

±1,424m²

Landscaped Open Space (min.)

15.0%

871m²

32.1%

1,862m²

Height (max.)

12.0m <12.0m

Total Gross Floor Area (max.) 6,000m

2

±1,424m

2

Parking

@1 space per 25m

2

57

57

1 sp. / 25.0m

2

SCALE 1:1500