planning justification report april 22, 2020 355 marconi … · 2020-05-26 · planning...

Planning Justification Report April 22, 2020 355 Marconi Boulevard

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Planning Justification Report 355 Marconi Boulevard City of London JNF GROUP INC.

April 22nd 2020


Zelinka Priamo Ltd. Page 1

TABLE OF CONTENTS

1.0 INTRODUCTION.................................................................................................................. 2

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

2.1 SPATIAL ANALYSIS ....................................................................................................... 5

3.0 PROPOSED DEVELOPMENT ............................................................................................. 9

4.0 PROPOSED ZONING BY-LAW AMENDMENT ..................................................................10

5.0 PLANNING POLICY ANALYSIS ........................................................................................10

5.1 PLANNING ACT .............................................................................................................11

5.3 1989 CITY OF LONDON OFFICIAL PLAN ...................................................................... 8

5.4 THE LONDON PLAN ......................................................................................................10

5.5 THE CITY OF LONDON ZONING BY-LAW ....................................................................16

6.0 OTHER CONSIDERATIONS ..............................................................................................18

7.0 CONCLUSION ....................................................................................................................19



1.0 INTRODUCTION

JNF Group Inc. has made an application to the City of London to amend its Zoning By-law to re-zone the lands at 355 Marconi Boulevard (the “subject lands”) from the current “Restricted Service Commercial (RSC1), (RSC3), (RSC5)” zone to the “Residential 2 (R2-1(_))” zone for the purpose of permitting single-detached dwellings as set out in a proposed plan of subdivision. A Draft Plan of Subdivision application has been filed concurrently with this Zoning By-Law Amendment application. The subject lands are also currently subject to a severance application (B.035-19) to sever them from the existing parcel, known municipally as 120 Clarke Road.

The purpose of the following Planning Justification Report is to evaluate the proposed Zoning By-law Amendment within the context of existing land use policies and regulations, including the Planning Act, 2020 Provincial Policy Statement (PPS), the 1989 City of London Official Plan (OP), The London Plan, and the City of London Z.-1 Zoning By-Law, and provide a planning rationale for the proposed rezoning of the subject lands.

2.0 SUBJECT LANDS

The subject lands are a rectangular parcel with an area of approximately 1.473 hectares (3.641 acres) and frontage of approximately 90.2 m (296.0 ft.) along Marconi Boulevard (see Figure 1). The lands are subject to a severance application (B.035-19) in order to sever the subject lands from the existing parcel, known municipally as 120 Clarke Road.

Figure 1 – Subject Lands (outlined in yellow) and surrounding area



Figure 2 – Subject Lands looking north from Marconi Boulevard (subject lands to the left) (Google Streetview)

Figure 3 – Subject Lands looking south from Marconi Boulevard (subject lands to the right)



Figure 4 – View of Subject Lands (looking west from Marconi Boulevard)

Figure 5 – View of dwelling across from the Subject Lands (looking east from Marconi Boulevard)



The subject lands are currently used for a soccer field owned and maintained by the Marconi Club of London, and a portion of the lands contains gravel parking for the field.

Proximate land uses include low and medium density residential to the north (townhouses), south (semi-detached dwellings), and east (single-detached and semi-detached dwellings); a private banquet hall (the Marconi Club) abuts the lands to the west; various types of general and light industrial land uses are located further to the west, northwest, and southwest; and auto-oriented commercial land uses to the northwest and southwest. The subject lands are designated “Multi-Family, Medium Density Residential” (MFMDR) under the 1989 City of London Official Plan and are within the “Neighbourhoods” place type in the London Plan. The lands subject to this application arecurrently zoned “Restricted Service Commercial (RSC1), (RSC3), (RSC5)”.

2.1 SPATIAL ANALYSIS

Figure 6 shows the subject lands, notable features, and land uses within 400m and 800m radii. The two radii represent straight line walking distances of approximately 5 and 10 minutes respectively, although due to sidewalk networks and other barriers, the circles may not represent true walking times.

Figure 6 – Spatial Analysis



Notable features within 400m include a range of residential uses, including low density residential uses in the form of single detached dwellings, and medium density residential uses in the form of townhouses and a low-rise apartment building for social housing. Commercial uses are located at the Clarke Road and Trafalgar Street intersection, a range of industrial uses can also be found along Clarke Road.

Residential built form within 400m of the subject lands is comprised of 1 to 2-storey single detached dwellings and semi-detached dwellings, 2-storey townhouse dwellings, and a 4-storey low-rise apartment building (Figures 7 and 8).

Figure 7 – Townhouse Built Form at 243-345 Marconi Boulevard (Google streetview)

Figure 8 Low-Rise Apartment Building Built Form at 230 Marconi Boulevard (Google Streetview)

Exterior design and finish of the surrounding single-detached and semi-detached dwellings and townhouses is primarily of brick and masonry materials, with a range of vinyl siding and window



treatments. The low-rise apartment building’s exterior design incorporates brick and masonry, with simple glazing and architectural features.

Lands within 800m are comprised of a wider mix of low density and medium density residential uses, as well as open space, and a broader range of industrial and commercial uses. More intense industrial uses are located to the south and southwest, including John Zubick Ltd. (metal recycling), Accuride Canada (manufacturing) and Corey Auto Wreckers.

Low density residential uses, in the form of 1 to 2-storey single-detached dwellings, are located to the northeast, northwest and southeast, with additional medium density residential in the form of 1 to 2-storey townhouses to the north. Exterior design and finishes are similar to the residential uses within 400m of the subject lands. A wider variety of lot sizes, setbacks, and location of driveways present beyond 400m.

Marconi Boulevard and Julia Court are the municipal streets within 120m of the subject lands. Proximate streetscapes include the east and west side of Marconi Boulevard and the north and south side of Julia Court (Figure 9).

Figure 9 – Streetscapes within 120m of the Subject Lands



This portion of Marconi Boulevard is characterized by a two-lane secondary collector roadway, with a public sidewalk and a tree-lined, city-owned boulevard on the east and west side. A limited amount of street activation is achieved with houses fronting onto Marconi Boulevard opposite the subject lands, however, houses on Julia Court have exterior side yards along Marconi Boulevard and the townhouses to the north do not have any buildings with direct frontage on Marconi Boulevard.

2.1.1 Site Specific Spatial Analysis Figure 10 below shows the relationship between the subject lands and abutting uses.

Figure 10 – Site Specific Spatial Analysis

There is frontage along Marconi Boulevard (secondary collector), shown in pink. This location will have convenient access for the proposed road in the plan of subdivision and offers an opportunity to enhance the streetscape

The south side of the subject lands interfaces with existing semi-detached dwellings fronting onto Julia Court (purple). These existing dwellings may serve as a standard for establishing rear yard setbacks and fencing for future dwellings on the subject lands. Similarly, the interface with townhouses on the north side of the subject lands (shown in green) can serve the same role. As the lands interface with low-rise, low-intensity residential uses on both the north and south, any similar type land use is regarded as compatible.

Lands abutting to the west contain the Marconi Club, its associated surface parking area, and recreational amenities (playing courts and fields, playground). Any future use of the west side of the subject lands will interface with these uses. Buffering measures, such as a board on board



fence, may be useful to mitigate any impacts from the Marconi Club on future sensitive land uses.

It is noted that there are no opportunities for vehicular connections to the north, south or west.

3.0 PROPOSED DEVELOPMENT

A Draft Plan of Subdivision, submitted concurrently with this Zoning By-law Amendment application, proposes to create 32 residential lots for single-detached dwellings with frontages ranging from approximately 9.0 m to 11.0 m on a new 18.0m wide public street (Figure 11). The proposed subdivision is similar in character to Julia Court to the South.

Although no specific dwelling designs have yet been developed, it is anticipated that the new single-detached dwellings will be of a similar design and construction as other dwellings in the neighbourhood. The proposed single–detached dwellings on the corner lots (Lot 1 and 32) will address Marconi Boulevard through architectural features and limited fencing along the exterior side yard in order to promote an attractive streetscape.

Due to the shape and configuration of the subject lands, a looped road is not possible and therefore a cul-de-sac road is the only appropriate type of public road that can be used to provide access to the freehold dwellings.

Street ‘A’ on the proposed Draft Plan of Subdivision will have access on Marconi Boulevard and provide frontage for each of the residential lots. This road design and layout is in keeping with the surrounding neighborhood layout (cul-de-sac to the south).

Servicing for the proposed development will utilize full municipal services. All services are proposed to be extended through the subject lands from existing services within the Marconi Boulevard right-of-way. Further detail on servicing is provided in the attached Final Proposal Report and Servicing Brief.



Figure 11 – Conceptual Development Plan

4.0 PROPOSED ZONING BY-LAW AMENDMENT

The subject lands are proposed to be rezoned from the existing “Restricted Service Commercial (RSC1, RSC3, and RSC5) Zone” to a site specific “Residential 2 (R2-1(_)) Zone” to permit the proposed residential lots. A special provision is required for the exterior side yard of Lot 1 and Lot 32. The proposed exterior side yard is 4.5m, whereas 6.0m is required. This reduction is minor in nature and allows for the proposed single-detached dwellings to more adequately address Marconi Boulevard. The proposed reduction allows for a more appropriate building envelope and will allow these two dwelling units to better address the street and create a more positive streetscape.

5.0 PLANNING POLICY ANALYSIS Section 5 of this report reviews applicable planning policy and regulatory documents and provides analysis as to how the proposed development is consistent with those documents. These documents consist of the following:

• The Planning Act, R.S.O. 1990 (as amended) • 2020 Provincial Policy Statement • City of London 1989 Official Plan • City of London 2016 Official Plan (The London Plan) • City of London Zoning By-Law



5.1 PLANNING ACT

As per Section 51 (24) of the Planning Act in considering a draft plan of subdivision, regard shall be had, for the health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality. The following are criteria and justification for the proposed rezoning and Draft Plan of Subdivision: a) The 2020 Provincial Policy Statement (the “PPS”) sets out provincial interests in land use

planning matters.The application for draft plan of subdivision and the related application for a DPOS are consistent with the PPS.Specifically, the applications are consistent with the following applicable sections of the PPS as outlined in the next section (Section 5.2) of this report:

• Section 1.1.1 a), b), e), g), • Section 1.1.2; • Section 1.1.3.1; • Section 1.1.3.2; • Section 1.1.3.3;

• Section 1.1.3.4; • Section 1.1.3.6; • Section 1.2.6.1; • Section 1.4.1; and, • Section 1.4.3

b) The proposed subdivision is not premature, and it is in the public interest. It infills a serviced

area surrounded by existing compatible uses.

c) The plan conforms to the City’s Official Plans as outlined in Section 5.3 and 5.4 of this report.

d) The generally flat lands are suitable for development for single-detached dwellings.

e) The proposed new street will be built to City standards. The proposed street is adequate to

serve the proposed residential development.

f) The proposed lots have a generally regular shape, with adaptations for road curves. Lots are adequate to accommodate single-detached dwellings.

g) The proposed R2-1(_) zone permits a limited range of low-density forms of housing,

including single-detached dwellings, consistent with a large portion of the surrounding built up area. The proposed zoning regulations restrict future development in terms of setbacks, coverage, and height.

h) There are no natural heritage features present on the subject lands.

i) Municipal services and utilities are available.

j) No additional school site has been requested in this area.

k) The area is well served by parkland. l) The proposed subdivision will improve the efficiency of energy use by providing additional

development to utilize existing servicing capacities and make better use of vacant lands.



m) The proposed subdivision is not subject to Site Plan Control, however is subject to design standards as part of the Draft Plan Conditions.

Based on the above criteria, the proposed plan of subdivision is consistent with the Planning Act. 5.2 2020 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act “provides policy direction on matters of provincial interest related to land use planning” in order to ensure efficient development and the protection of resources. All planning applications, including the proposed Plan of Subdivision and Zoning By-Law Amendment are required to be consistent with these policies.

In this analysis section, relevant policies are bordered and in italics, with discussion on how the proposed application is consistent with that policy immediately after.

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;

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

e. promoting the integration of land use planning, growth management, transit-

supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and 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 proposed narrow lot plan of subdivision is an efficient form development which will help sustain the financial well-being of the Province and City of London by generating development charges and tax revenue over the long term. The smaller lot sizes minimize land consumption while providing an appropriate and desirable residential use to help meet long term needs.

The proposed development will make use of full municipal services.



Section 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 25 years, informed by provincial guidelines. However, where an alternate 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.

Nothing in policy 1.1.2 limits the planning for infrastructure, public service facilities and employment areas beyond a 25-year time horizon.

The subject lands are within a designated growth area (the City of London Urban Growth Boundary), and are planned for residential uses as set out in the Official Plan. The long-term intent of the subject lands is for residential uses, and their development will contribute to the available housing stock for the City of London. Section 1.1.3.1

Settlement areas shall be the focus of growth and development.

The subject lands are within the City of London settlement area and are planned for residential uses in the Official Plan.

Section 1.1.3.2

Land use patterns within settlement areas shall be based on densities and a mix of land uses which:

a) efficiently use land and resources;

b) 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;

e) support active transportation

Land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.

The land use pattern for the subject lands and surrounding area has already been set out in the Official Plan. No change to the planned land use pattern is proposed. As outlined in the Final Proposal Report, there are sufficient municipal services to adequately and efficiently service the proposed development. The lands promote active transportation by being located within walking



and cycling distance to employment areas (both industrial and commercial), amenities, schools and parks. The proposed residential use is a form of intensification supported by the PPS, and is an efficient use of land.

Section 1.1.3.3

Planning authorities shall identify appropriate locations and promote opportunities for transit-supportive development, accommodating a significant supply and range of housing options through intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

The subject lands are an appropriate location for intensification and infill as the lands abut similar low density residential uses to the south and east. The proposed single-detached lots are a desirable and appropriate form of development needed in this area, and, are suitable for the available infrastructure and services.

Section 1.1.3.4

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

The proposed Draft Plan of Subdivision promotes a compact form of development on small residential lots. The proposed single-detached dwelling lots facilitate intensification and complete the residential streetscape along Marconi Boulevard. The proposed zone is an appropriate standard zone for the proposed residential lots.

Section 1.1.3.6 New development taking place in designated growth areas should occur adjacent to the existing built-up area and should have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. The subject lands abut existing development on all sides. The proposed development provides smaller lot sizes in a compact form; provides convenient access to services and infrastructure; and, contributes to the overall density of the area to provide for more housing supply and choice.



Section 1.2.6.1 Major facilities and sensitive land uses shall be planned and developed to avoid, or if avoidance is not possible, minimize and mitigate any potential adverse effects from odour, noise and other contaminants, minimize risk to public health and safety, and to ensure the long-term operational and economic viability of major facilities in accordance with provincial guidelines, standards and procedures.

The proposed plan of subdivision on the subject lands is a compatible land use with abutting low and medium density residential and commercial land uses. It is noted that industrial uses are present in the area, including scrapyards. Given that the existing residential uses are located closer to these uses, such as dwellings on Julia Court and Fieldgate Circle, no undue adverse impacts are expected.

Section 1.4.1

To provide for an appropriate range and mix of housing options and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall:

a) maintain at all times the ability to accommodate residential growth for a minimum of 15 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development;

The proposed subdivision and associated ZBA will contribute to the availability of land to accommodate residential growth in London. Given that there is strong demand for single-detached dwellings, the form of development proposed is desirable to meet the needs of the regional market area.



Section 1.4.3

Planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents of the regional market area by:

b) permitting and facilitating: 1. all housing options required to meet the social, health, economic and well-

being requirements of current and future residents, including special needs requirements and needs arising from demographic changes and employment opportunities; and

2. all types of residential intensification, including additional residential units, and redevelopment in accordance with policy 1.1.3.3;

c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;

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

The proposed subdivision represents an appropriate and desirable form of intensification for a form of housing that helps meet the housing needs in this area of London. Servicing is appropriate to meet the needs of the proposed development, and no significant expansion of services is required. Specific details on servicing and infrastructure are provided in the Final Proposal Report. The proposed subdivision will make use of existing public transit (London Transit Commission), and active transportation (public sidewalks). A public sidewalk is proposed connecting the proposed subdivision to the existing sidewalk on Marconi Boulevard. Existing transit stops are located proximate to the subject lands to the north (Marconi at Noel #2668 –approximately 120m) and to the south (Marconi at Julia #2667 – approximately 67m).



Section 1.6.6.1 Planning for sewage and water services shall:

a) accommodate forecasted growth in a manner that promotes the efficient use and optimization of existing:

1. municipal sewage services and municipal water services;

b) ensure that these systems are provided in a manner that:

1. can be sustained by the water resources upon which such services rely;

3. is feasible and financially viable over their lifecycle; and 4. protects human health and safety, and the natural environment;

c) promote water conservation and water use efficiency; d) integrate servicing and land use considerations at all stages of the planning process;

and

e) be in accordance with the servicing hierarchy outlined through policies 1.6.6.2, 1.6.6.3, 1.6.6.4 and 1.6.6.5. For clarity, where municipal sewage services and municipal water services are not available, planned or feasible, planning authorities have the ability to consider the use of the servicing options set out through policies 1.6.6.3, 1.6.6.4, and 1.6.6.5 provided that the specified conditions are met.

The proposed development will make use of existing municipal sewage services and municipal water services, as detailed in the Final Proposal Report submitted with the Plan of Subdivision application. The proposed development will comply with efficiency requirements set out in the Ontario Building Code. The servicing proposed is feasible, financially viable, and complies with the regulatory requirements of the City of London while maintaining human health and the natural environment. The lands do not contain significant or hazardous natural environmental features.

Section 2.6.1

Significant built heritage resources and significant cultural heritage landscapes shall be conserved. There are no existing built heritage resources or significant cultural heritage landscapes on the subject lands. A Stage 1-2 Archeological Assessment was conducted on the subject lands and concludes that there is no archaeological potential, and no requirement for additional investigation.

Based on the planning analysis above, the proposed plan of subdivision and Zoning By-law Amendment are consistent with the intent and relevant policies of the PPS.



5.3 1989 CITY OF LONDON OFFICIAL PLAN

The subject lands are located within an existing built up area of London and are designated “Multi-Family, Medium Density Residential” (MFMDR) in the 1989 City of London Official Plan (Figure 12).

Figure 12 – City of London Official Plan – Schedule ‘A’ – Land Use (excerpt)

The MFMDR land use designation permits the proposed residential lots and single-detached dwellings as well as a wide range of medium density residential uses and secondary uses, such as row houses or cluster houses; low-rise apartment buildings; rooming and boarding houses; emergency care facilities; converted dwellings; and small-scale nursing homes, rest homes and homes for the aged; and, semi-detached and duplex dwellings. Although much more intensive forms of housing are contemplated for the subject lands in the Official Plan, the proposed development consists only of single-detached dwellings in order to be sensitive to abutting lands and to ensure a compatible form of development.

The 1989 Official Plan supports development of MFMDR land uses at locations which enhance the character and amenity of an existing residential area, where there is safe access to public transit, shopping, public open space and recreation facilities (Section 3.1.3). The proposed subdivision is surrounded by both medium and low density forms of housing (i.e. low-rise apartment building, townhomes, semi-detached dwellings and single-detached dwellings); is proximate to John P. Robarts Public School (450 m), and commercial land uses (i.e. Shoppers Drugmart, Domino’s Pizza, Metro, The Beer Store, Tim Hortons). The lands are approximately



850m from the commercial node at the intersection of two arterial roads (Clarke Road and Trafalgar Street). As the subject lands abut a developed residential subdivision to the south, the proposed development is a logical extension of a desired form of housing which can be adequately serviced. Buildings in the area are of similar height, scale, and setbacks as the proposed R2-1(_) zone would permit, and therefore surrounding land uses are compatible with the proposed single detached dwellings, and vice versa.

Vehicular traffic to and from the proposed single-family homes will not have a significant impact on existing traffic flows and capacities. Marconi Boulevard is a Secondary Collector road and has been constructed to accommodate this type of traffic volume (Section 3.3.2).

It is noted that there are additional soccer fields proximate to the subject lands (both public and private) including the Portuguese Club of London, located approximately 1.3km to the northwest; the Curinga Italian Club, located approximately 3.2 km to the south of the lands; St. Julien Park, approximately 3.0 km to the west; Ted Early Fields, located approximately 5.7 km north; and, City Wide Sports Complex, located approximately 2.7 km southwest. Therefore the removal of the Marconi Club soccer field does not have a significant impact on recreational facilities in the broader area. Furthermore, it is noted that the Marconi Club soccer field is private, and not a public facility.

The proposed development is in keeping with the scale of development of the surrounding neighbourhoods as it is low rise, low coverage, and minimizes shadowing by being of the same or lower height as the surrounding dwellings (Section 3.3.3).

The Official Plan provides that medium density land use designations should not exceed a net density of 75 uph. The proposed development has a density of 22 uph, which is well below the maximum permitted in the MFMDR land use designation.

Section 19.6 of the 1989 City of London Official Plan outlines how applications are evaluated for plans of subdivision. The proposed plan of subdivision makes use of existing services and each lot is able to be sufficiently serviced as per the Final Proposal Report; each lot has access to a public street and is proximate to community facilities; the proposed subdivision will not normally be exposed to excessive noise levels as they are a sufficient distance away from surrounding industrial uses. The plan of subdivision is designed to reduce any negative impact on surrounding land uses by being similar in scale and character as the surrounding existing development. The plan of subdivision is designed to be integrated with adjacent land uses and continue the low-density residential development in the surrounding area. Although detailed designs have not yet been completed, the proposed subdivision will incorporate Placemaking design principles as adopted under Section 19.2.2 of the City’s current Official Plan. The plan of subdivision is designed to support tree preservation where applicable, however development does not affect significant existing trees. There are no natural heritage features present. The



proposed plan of subdivision on the subject lands is consistent with the policies of the Official Plan.

As described above, the proposed Zoning By-law Amendment and Plan of Subdivision are consistent with the policies and intent of the 1989 Official Plan. The proposed development fulfills the planned function of the MFMDR designation and is an appropriate and compatible form of residential infill.

5.4 THE LONDON PLAN

As of the date this report was prepared, “Map 1 - Place Types” and many of the “Neighbourhoods” Place Type policies are currently under appeal and are not in force and effect, however all new development should have regard for these policies.

Similar to the 1989 Official Plan, The London Plan (LP) identifies the subject lands as within the “Neighbourhoods” place type (Figure 13), while Marconi Boulevard is classified as a “Neighbourhood Connector” street. The intent of the “Neighbourhoods” place type is to promote strong neighbourhood character; attractive streetscapes; a diversity of housing choices; and, providing well connected neighbourhoods with access to goods and services within walking distance (Policy 916).

Permitted uses within this place type, along this order of street include (Table 10):

• Single-detached dwelling; • Duplex dwelling; • Converted dwellings; • Townhouses;

• Secondary suites; • Home occupations; and, • Group home

The proposed single-detached dwellings are a permitted use on the subject lands.

Permitted heights within this place type range between 1 storey and 2.5 storeys (Table 11). The proposed single-detached dwellings will not exceed 2.5 storeys in height. It is notable that, as with the MFMDR policies in the 1989 Official Plan, The London Plan contemplates more intensive dwelling types on the subject lands than is currently proposed.



Figure 13 – The London Plan (Map 1 – Place Types)

Policy 212 states that the configuration of streets planned for new neighbourhoods will be of a grid, or modified grid pattern, where cul-de-sacs would be minimized. Due to the size and configuration of the subject lands, a cul-de-sac is the only available public street configuration for the proposed freehold subdivision lots, and a grid or modified grid is not possible in this case.

Policy 349 provides support for walkable streets and sidewalks. A sidewalk is provided in the proposed subdivision, but as the proposed cul-de-sac extends less than 200m and does not connect to neighbourhood amenities or features, a sidewalk will only be required on one side of the street.

Policy 953 highlights the importance of compatibility of future residential development within existing residential neighbourhoods. The site layout of the proposed development is compatible with the surrounding neighbourhood in terms of access points, driveways, landscaping, amenity areas, building location and parking. The proposed dwellings on the proposed residential lots are compatible with abutting lands in all directions. The proposed residential subdivision will be similar in character and features as the residential neighbourhood to the south (Julia Court), and contain dwellings of a similar height and massing as the surrounding neighbourhood.



As per the description above, the proposed Zoning By-Law Amendment and Plan of Subdivision is consistent with the policies and intent of the London Plan. The proposed form of development is explicitly permitted in Table 10, and is appropriate for the subject lands.

5.5 THE CITY OF LONDON ZONING BY-LAW

The subject lands are currently zoned “Restricted Service Commercial (RSC1, RSC3, RSC5)” within the City of London Zoning By-law (Figure 14). The subject lands likely received this zoning to permit the Marconi Club, as the subject lands were formerly a component of the Marconi club, and were included in the same zones despite being in a residential land use designation. The current zoning does not permit the proposed single-detached dwelling lots on the subject lands and therefore a Zoning By-law Amendment (ZBA) is required. Figure 14 - City of London Zone Map

The proposed “Residential 2 (R2-1(_)) Zone”, permits the following uses:

• Single detached dwellings; • Semi-detached dwellings; • Duplex dwellings; and, • Converted dwellings (maximum 2 dwelling units)



The permitted uses are subject to the following regulations of the R2-1(_) zone for single-detached dwellings:

Regulation (R2-1) Required (R2-1) Shown on Plan Lot Area (min) 250 m2 253.77m2 Lot Frontage (min) 9.0 m 9.1m Front Yard Setback - building (min)

4.5 m TBD

Front Yard Setback – garage (min)

6.0 m TBD

Rear Yard Depth (min) 6.0 m TBD Interior Side Yard Setback (min)

1.8 m TBD

Exterior Side Yard Setback (Lot 1 and Lot 32)

6.0m 4.5m**

Landscaped Open Space (min) 30 % TBD Lot Coverage (max) 45 % TBD Height (max) 9.0 m < 9.0m Parking Area Coverage (max) 25 % TBD Number of Units Per Lot (max) 1 1

** Special provision required

Figure 15 – Building Envelope and Parking Plan



The proposed zone is intended to permit and regulate small lot, single-detached dwellings and is a standard implementing zone for the MFMDR designation. Although semi-detached dwellings and duplex dwellings are permitted within the proposed zone, the proposed lot size would only permit single-detached and semi-detached dwellings.

The proposed R2-1(_) zone permits a lot size that is very similar to the semi-detached dwellings to the south fronting onto Julia Court. The principal difference between the two being that the proposed subdivision will consist of single detached dwellings, whereas Julia Court is predominantly semi-detached dwellings.

The regulations of the R2-1(_) zone are appropriate to permit small lot, single-detached dwellings on the subject lands. The R2-1(_) zone is an implementing zone of the MFMDR land use designation and represents the lower end of the density spectrum contemplated for the lands. The zone will allow for a form of development that is appropriate for the subject lands and compatible with surrounding uses.

6.0 OTHER CONSIDERATIONS

6.1 COMPATIBILITY Compatibility is considered in two aspects for any given development: impacts of the proposed development on existing uses; and, the impacts of existing development on the proposed development. Given that the proposed use is of a lower intensity and density than abutting uses to the north, and south, the use is unlikely to have any significant impacts on abutting uses, and is considered compatible. It is noted, however, that the visual impact of dwellings and rear yards is more evident than that of the soccer field. This is not to say that the proposed use is inappropriate, but rather only that uses that have an impact on other uses can still be compatible. Furthermore, the existence of a privately-owned soccer field is not permanent, nor should it be expected to be, especially given that the City has planned for medium-density residential uses on the subject lands.

It is generally accepted that single-detached dwellings are compatible with semi-detached and townhouse dwellings. The abutting uses will have no detrimental impact on the viability and amenity of the proposed dwellings. As such, the proposed use is a compatible form of development with surrounding uses.

6.2 SERVICING As per the attached water servicing report, hydrogeological study, geotechnical report and water balance study, the lands are suitable for the proposed plan of subdivision, and each of the proposed 32 lots will be provided with sufficient municipal servicing.



6.3 ENVIRONMENTAL There are no significant environmental or significant natural features identified on the subject lands.

6.4 ARCHAEOLOGICAL A Stage 1 & 2 Archaeological Assessment has been completed by Lincoln Environmental Consulting Corp. for the subject lands (attached with this application). The result of the assessment was that the subject lands do not contain any archaeological potential and no further assessments are required.

7.0 CONCLUSION

The proposed ZBA and Draft Plan of Subdivision present a unique opportunity for the City of London to promote new housing opportunities to residents in this area of London, and promote efficient use of land to meet housing needs. The subject lands are appropriately located to accommodate low density residential forms of housing and can be adequately serviced. The proposed ZBA to permit residential development using the R2-1(_) zone regulations is consistent with the intent and policies of the 2020 PPS; the purpose and intent of the 1989 City of London Official Plan and The London Plan. Re-zoning of the subject lands for residential lots is desirable and appropriate for the City of London, and represents good planning practice.



References

The Planning Act

Provincial Policy Statement (2014, 2020)

1989 City of London Official Plan adopted (June 1989)

The London Plan Minister approved (December 2016)

City of London Z.1 Zoning By-law office consolidation (October 2011)

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