2-6723 Pagecouncil.london.ca/CouncilArchives/Agendas/Planning... · 10/25/2004 · 2-6723 bp 2004/09/14 ck 1 5000 m city of london map prepared: department of planning and development

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1Agenda Item # Page #

TO:

FROM:

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CHAIR AND MEMBERS - PLANNING COMMITTEE

R. W. PANZER . GENERAL MANAGER OF PLANNING AND DEVELOPMENT

SUBJECT: ~ -~ ~ _ _

APPLICATION BY: BONAVENTURE CROSSINGS (LONDON) INC. I 2221 DUNDAS STREET

PUBLIC PARTICIPATION MEETING ON OCTOBER 25,2004 @ 7:30 PM

RECOMMENDATION

That, on the recommendation of the General Manager of Planning and Development, based on the application of Bonaventure Crossings (London) Inc. relating to the property located at 2221 Dundas Street, a by-law BE INTRODUCED at the Municipal Council meeting on November 1, 2004 to amend Zoning By-law No. Z.-1 in accordance with the attached enacting clause in conformity with the Official Plan to change the zoning of the subject lands FROM a Community Shopping Area Special Provision CSA3(2) Zone which permits a wide range of community scale, commercial, retail and . service uses such as assembly halls, bake shops, retail stores, restaurants, ,commercial recreation establishments, supermarkets and video rental establishments in a shopping centre form TO a Community Shopping Area Special Provision CSA6(J Zone which permits the same range of uses in stand alone commercial buildings with a minimum rear yard setback of 10 metres (32.8 ft).

It being noted, that a traffic review study will be required at the time of submission for site plan review, which shall address among other things the location and number of access points, the traffic impact on surrounding roads and roadway improvements required to accommodate this development .

I PREVIOUS REPORTS PERTINENT TO THIS MAllER I None.

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4.

The recommended CSA6 Zone is appropriate and will allow the flexibility to develop this site as either stand-alone or as an enclosed mall development.

The zone change is appropriate and in keeping with the intent of the scale of development permitted within the Community Shopping Area designation.

Site Plan Approval will be required for the development of this site which will ensure that issues such as access, drainage, buffering from the adjacent residential neighbourhood, appropriate landscaping, etc. will be addressed.

A traffic review study is to be required at the time of submission for site plan review which shall address among other things the location and number of access points, the traffic impact on surrounding roads and roadway improvements required to accommodate this develop men t .

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metres 250 I 500 I ,

LOCATION MAP Subject Site: 2221 Dundas Street Planner: BP

Applicant: Bonadventure Crossings Created By: BP

Roll Number: Date: 9/13/2004

File Number: 2-6723 Scale: 1: 5000

CORPORATION OF THE! CITY OF LONDON Prepared By: Planning & Development Department

750 I I 100

LEGEND Subject Site

Rail

a Park

Buildings

@ Addresses

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Date Application Accepted: July 23, 2004

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Agent: Endri Poletti - Architect

BACKGROUND

North - Industrial South - Residential

I East - Industrial, service commercial I West - Residential

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11 SITE CHARACTERISTICS: II Current Land Use - vacant Frontage - 273.2 metres (896.3 ft) Depth - 86 metres (282 ft) Area - 2.3 hectares (5.68 acres) Shape - irregular

11 SURROUNDING LAND USES: I1

OFFICIAL PLAN DESIGNATION: (refer to map on page) Community Shopping Area

Community Shopping Area ~~ ~~~~ ~

EXISTING ZONING: (refer to map on page)

Community Shopping Area Special Provision CSA3(2) provides a broad range of commercial uses including assembly halls, bake shops, clinics, financial institutions, off ices, persona I service est a blis h m en t s , restaurants , ret ai I st ores, supermarkets and video rental establishments. The Special Provision specifically excludes theatres and cinemas.

PLANNING HISTORY

The subject site was zoned Community Shopping Area CSA3 as part of the 2.-I Zoning By-law review process. In 1995, Municipal Council approved an entertainment amendment to the Zoning by-law that restricted the location of theatres and cinemas. Accordingly the Community Shopping Area Special Provision CSA3(2) was applied to the site.

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LEGEND

DOWNTOWN AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

n DEFERRED AREAS

-11 AREAS mi OFFICE AREA L m UNDER APPEAL

OFFICEIRESI DENTlAL

F q OFFICE BUSINESS PARK

NEIGHBOURHOOD SHOPPING AREA GENERAL INDUSTRIAL

ASSOCIATED SHOPPING AREA COMMERCIAL LIGHT INDUSTRIAL

BUSINESS DISTRICT E l REGIONAL FACILITY

ARTERIAL MIXED USE DISTRICT -1 COMMUNITY FACILITY

HIGHWAY SEWICE COMMERCIAL OPEN SPACE

@@ RESTRlCl€D/HIGHWAY SERVICE COMMERCIAL URBAN RESERVE - COMMUNITY GROWTH

1x4 RESTRICTED SERVICE COMMERClAL URBAN RESERVE - INDUSTRIAL GROWTH

p;f;f3 COMMERCIAL POLICY AREA 1111 RURAL GETTtEMENT

MULTI- FAMILY, HIGH DENSITY RESIDENTIAL mj ENVIRONMENTAL REVIEW

MtJLTl - FAMILY, MEDIUM DENSITY RESIDENTIAL T I AGRlCULfURE

[-I LOW DENSITY RESIDENTIAL 4 URBAN GROWTH BOUNDARY

THIS IS AN EXCERPT FROM THE PLANNINQ DIVISION'8 WORKIN0 CONSOUDATlON OF SCHEDULE A 70 THE CITY OF LONDON OFFICIAL PLAN. WITH ADDED NOTATIONS

CITY OF LONDON DEPARTMENT OF P L A " G AND DEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

FILE NO. I 2-6723 BP I I I MAP PREPARED:

September 14,2004

w*@ 111 1 SCALE 1:30,000 PREPARED By: Qrrphlos & lnformrtlon Servlcer

AML L6CATlON: \\olfllel\QisWork\plannln~~ro~ectr\p. off ic lr lplrn\workconsolOO\~~~~~aml+\roha~k8xl4~ml I

COUNCIL APPROVED ZONING FOR

LEGEND FOR ZONING BY-LAW Z-7 R1 - SINGLE DETACHED DWELLINGS R2 R3 R4 - STREET TOWNHOUSE R5 - CLUSTER TOWNHOUSE R6 R7 - SENIOR'S HOUSING R8

- SINGLE AND TWO UNIT DWELLINGS - SINGLE TO FOUR UNIT DWELLINGS

- CLUSTER HOUSING ALL FORMS

- MEDIUM DENSITY/LOW RISE APTS.

~~~~~ ~~

THE SUBJECT SITE:

R9 RIO - HIGH DENSITYAPARTMENTS R11 - LODGING HOUSE

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

- MEDIUM TO HIGH DENSITYAPTS. I

CSA3(2) OR - OFFICE/RESIDENTIAL OC - OFFICE CONVERSION RO - RESTRICTED OFFICE OF -OFFICE

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

OS - OPEN SPACE CR - COMMERCIAL RECREATION

OB - OFFICE BUSINESS PARK LI - LIGHT INDUSTRIAL GI - GENERAL INDUSTRIAL HI - HEAVY INDUSTRIAL EX - RESOURCE EXTRACTIVE UR - URBAN RESERVE

"h" - HOLDING SYMBOL "D" - DENSITY SYMBOL "H" - HEIGHT SYMBOL. "B" - BONUS SYMBOL nr - TEMPORARY USE SYMBOL

2) FOR TOWNSHIP ZONES PLEASE SEE THE RELEVANT ZONING BY-LAW FOR A DESCRIPTION OF REGULATIONS

FILE NO:

2-6723 BP

2004/09/14 CK

1 5000

m

CITY OF LONDON

MAP PREPARED: DEPARTMENT OF PLANNING AND DEVELOPMENT

100 0 100 Meters

0 ZONING

SCHEDULE A

BY=LA\N NO. 2.~1

THIS MAP IS AN UNOFFICIAL EXTRACT FROM THE ZONING BY-LAW WITH ADDED NOTATIONS

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1Agenda Item #

PUBLIC LIAISON:

Page #

On September 13,2004 letters were sent to 220 surrounding property owners advising of the requested zone change. Notice of the application was also published in the "Living in the City" Section of the London Free Press on September 18,2004.

3 replies were received

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SIGNIFICANT DEPARTMENT/AGENCY COMMENTS

Environmental and Engineering Services Department

L A holding provision should be placed on vehicular.access for this site until a traffic impact study is conducted by the applicant to determine the location and number of access points, the traffic impact on surrounding roads and roadway improvements required to accommodate this development.

. In consideration of the lane configuration on abutting roadways and vehicle access for other developments in the area, an overall plan should be determined prior to site plan to ensure vehicle access and accompanying turn lanes for this development can be accommodated.

It is noted that Airport Road has been identified in the Official Plan, Transportation Master Plan and Long Term Transportation Corridor Protection Study as an access control Expressway and EESD will not support any access to this roadway. I

These, among other engineering and transportation issues will be addressed in greater detail through the site plan approval process, if required.

Nature of Liaison: Change Zoning By-law Z.-1 from Community Shopping Area Special Provision (CSA3(2)) Zone to a Community Shopping Area (CSAG) Zone.

The purpose and effect of this zoning change is to allow for the opportunity to construct stand-alone commercial buildings where the current zone requires all uses to be located within a shopping centre form. The amendment would not effect the range of commercial uses permitted within the Community Shopping Area Zone which includes, assembly halls, bake shops, clinics, financial institutions, offices, personal service establishments, restaurants, retail stores, supermarkets and video rental establishments.

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Responses: The responses generally related to the future form of the development and the specific users. The main concern related to the relocation or the opening of a new adult entertainment parlour.

ll ANALYSIS I1 What is the intent of the application?

The applicant has applied for a zoning by-law amendment to change the zone variation applied to the site from a Community Shopping Area Special Provision CSA3(2) Zone which permits a broad range of commercial uses such as assembly halls, bake shops, clinics, financial institutions, offices, personal service establishments, restaurants, retail stores, supermarkets and video rental establishments in shopping mall form to a Community Shopping Area CSA6 Zone to permit the same range of commercial uses in stand-alone buildings.

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Concept Plan

In support of the application, the applicant submitted a concept plan depicting two stand-alone retail buildings, two restaurant buildings and a one 2 unit commercial building on a 2.38 hectare (5.38 acre) site. The proposed gross floor area for the entire commercial development is approximately 4288.3 square metres (461 58.9 sq. feet) with the first phase being developed with 1741.6 square metre retail building on the west side of the lot.

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Does the request conform to Official Plan policies? Commercial development within a Community Shopping Area is to normally range from 6,000 square metres (64,585 square feet) to 30,000 square metres (322,927 square feet) of gross leasable floor area. Where there are multiple shopping centres and/or stores in a designated Shopping Area, Council may permit, without requiring an amendment to the Plan, an increase in the size of the Shopping Area above that permitted by the size criteria, if it can be demonstrated that the Shopping Area will continue to serve its designated function.

The applicant has requested to change the zoning of 2221 Dundas Street and the commercial land abutting it from a Community Shopping Area Special Provision Zone CSA3(2) Zone to a Community Shopping Area CSAG Zone variation. This variation permits a maximum gross leasable floor area 'of 6000 square metres in stand-alone retail buildings. The existing Shopping Area Special Provision Zone CSA3(2) permits a maximum gross floor area of 15,000 square metres in a mall or plaza format. Further, the development of this entire site is projected at 4288 square metres (46159 sq. feet) which is well within the scale of development permitted within the Community Shopping Area designation and less than that currently permitted.

Lands to the south and west of the site have been developed with residential units including single detached dwellings, small lot singles, townhouses and mobile trailer homes. North and east of the site the lands have been developed or planned to be developed with some form of industrial or service commercial uses. Based on this and the submitted concept plan, the proposed zone change is appropriate and in keeping with the intent of the scale of development permitted within the Community Shopping Area designation.

Is the CSAG Zone appropriate? The CSAG zone allows for stand alone commercial uses on lots with a frontage of 30 metres and a depth of 30 metres. The CSAG Zone will provide the flexibility to allow the site to be developed alone or as part of mall development project.

This request is consistent with similar developments which have been approved in other Community Shopping Areas to bring the buildings toward the street frontage to provide more exposure to business and to soften the visual impact of large parking areas. It should also be noted that during the Site Plan Approval stage consideration will be given to the orientation and wall treatment of structures along Dundas Street, Bonaventure Drive and Airport Road to avoid long blank building facades. The concept plan illustrated above shows the location of the proposed buildings and access points to the site.

Further approvals required

The Environmental and Engineering Services Department has requested a holding provision be placed on vehicular access for this site until a traffic impact study is conducted by the applicant to determine the location and number of access points, the traffic impact on surrounding roads and roadway improvements required to accommodate this development. In consideration of the lane configuration on abutting roadways and vehicle access for other developments in the area, an overall plan should be determined prior to site plan to ensure vehicle access and accompanying turn lanes for this development can be accommodated. EESD further notes that Airport Road is identified in the Official Plan, Transportation Master Plan and Long Term Transportation Corridor Protection Study as an access control Expressway and EESD will not support any access to this roadway.

Though the site plan control review process issues such as the number and location of access points (no vehicular access to Airport Road), servicing, lighting, signage, landscaping, parking and buffering of adjacent residential uses will be addressed. It is recommended that a traffic study be required and submitted as part of the application for site plan review and though this process, the number, location, and remedial work required to existing roadways be established.

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’ 6. PAGE A PLANNER

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GREGG BARREIT MANAGER OF IMPLEMENTATION

CONCLUSION

The requested zone change is appropriate and in keeping with the intent of the scale of development permitted within the Community Shopping Area designation. A traffic review study is to be required at the time of submission for site plan review which shall address among other things the location and number of access points, the traffic impact on surrounding roads and roadway improvements required to accommodate this development.

October 7,2004 BPIBP

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Y:shared\lmplemen\development apps\6723z\report.doc

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1Agerda Page # I

Item #

Responses to Public Liaison Letter nd Publication in “Living in the City”

Telephone Written

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Krista Schnittker- 252 Simpson Cre si cent

Nuno De Sousa - 240 Simpson Crejpent

Karen Chartrand - 300 Simpson Crescent

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1Agenda Item # Page #

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ENACTING CLAUSE

BY-LAW NO. 2.-I

CITY OF LONDON ZONING BY-LAW BY-LAW NO. Z.4 AMENDMENT

1) Section 22.4 of the Community Shopping Area Zone to By-law No. Z.4 is amended by adding the following Special Provision:

Section No. 22.4 Zone CSAGU

a) Regulations:

i) Rear Yard I O metres (32.8 ft) (minimum)

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ClTY OF LONDON ZONIN'G BY-LAW

, BY-LAW NO. Z.4- AMENDMENT

Anne Marie DeCicco Kevin Bain MAYOR DAY MONTH YEAR CITY CLERK

Schedule "A" to By-law No. 2.4 is amended by changing the zoning applicable to lands located at 2221 Dundas Street, as shown on the map below comprising part of Key Map No. 91, from a Community Shopping Area Special Provision CSA3(2) Zone to a new Community Shopping Area Special Provision CSAG(JZone.

_ - AMENDMENT -- TO A- -SC-HEDULE "A" - - - r - _ - - _

Fife Number: 2-6723

Planner: BP

Date Prepared: 2004 Oct 14

Technician: CMH

s 100 0 100 Meters 5