Planning Justification Report for 505 Talbot Street London ON

Transcription

1 Planning Justification Report for 505 Talbot Street London ON Zoning By-law Amendment Prepared for: 505 Talbot Limited 3800 Colonel Talbot Road London ON N6P 1H5 Prepared by: Stantec Consulting Ltd Queens Avenue London ON N6A 5J7

2 Sign-off Sheet This document entitled Planning Justification Report for 505 Talbot Street London ON was prepared by Stantec Consulting Ltd. ( Stantec ) for the account of 505 Talbot Limited(the Client ). Any reliance on this document by any third party is strictly prohibited. The material in it reflects Stantec s professional judgment in light of the scope, schedule and other limitations stated in the document and in the contract between Stantec and the Client. The opinions in the document are based on conditions and information existing at the time the document was published and do not take into account any subsequent changes. In preparing the document, Stantec did not verify information supplied to it by others. Any use which a third party makes of this document is the responsibility of such third party. Such third party agrees that Stantec shall not be responsible for costs or damages of any kind, if any, suffered by it or any other third party as a result of decisions made or actions taken based on this document. Prepared by Jennifer Mondell, Planner (signature) Reviewed by Corri Marr, Senior Planner (signature)

3 Table of Contents 1.0 INTRODUCTION SITE DESCRIPTION AND SURROUNDING LAND USES SUBJECT LANDS SURROUNDING LANDS AND AREAS EXISTING PLANNING CONTROLS BACKGROUND OVERVIEW PROPOSED APPLICATION LAND USE POLICY FRAMEWORK OVERVIEW PROVINCIAL POLICY FRAMEWORK Provincial Policy Statement, LOCAL POLICY FRAMEWORK City of London Official Plan The London Plan, Draft The City of London Zoning By-law Z DEVELOPMENT PROPOSAL ZONING BY-LAW AMENMENT REQUEST ANAYLSIS Proposed Bonusing Request Justifications SUPPORTING STUDIES/DRAWINGS WATER SERVICING BRIEF SANITARY SERVICING CAPACITY STUDY STORMWATER MANAGEMENT SERVICING URBAN DESIGN BRIEF HERITAGE IMPACT STATEMENT WIND IMPACT ASSESSMENT TRAFFIC IMPACT ASSESSMENT CONCEPTUAL SITE PLAN & ELEVATIONS PLANNING JUSTIFICATION CONSISTENCY AND CONFORMITY WITH POLICY OBJECTIVES Provincial Policy Statement, City of London Official Plan, Zoning By-law Amendment Request CONCLUSIONS RECOMMENDATIONS... 27

4 LIST OF TABLES Table 1: Municipal Planning Framework Table 2: Zoning By-law Comparison Chart LIST OF FIGURES Figure 1: Location Map Figure 2: Surrounding Lands LIST OF APPENDICES Appendix A: Conceptual Site Plan

5 Introduction 1.0 INTRODUCTION On behalf of our client, 505 Talbot Limited, Stantec Consulting Ltd. has prepared this Planning Justification Report in support of their application to amend the City of London Zoning By-law Z.1 for 505 Talbot Street in London, Ontario. This Report has been prepared as outlined in the Minutes of the Pre-consultation Meeting held on March 10, 2015, and through further discussions and decisions made in meetings held April 2, and April 21, This Report provides a review and analysis of pertinent planning policies, outlines the redevelopment proposal and provides professional planning opinion/recommendations. This Planning Justification Report is part of a comprehensive application package including the following supporting studies/drawings and fees submitted concurrently with this application: A Conceptual Site Plan; Water Servicing Brief; Stormwater Management Servicing; Sanitary Servicing Capacity Study; An Urban Design Brief (including a Shadow Study); A Wind Assessment Study; A Heritage Impact Assessment; and A Traffic Impact Analysis. Collectively these studies/plans demonstrate a Complete Application and are reflective of the discussions at the Pre-consultation and subsequent follow-up meetings and correspondence. This Complete Application package should be circulated to the planning review agencies, and made available to Council and the public. bb v:\01614\active\ talbot dufferin highrise\planning\report\rpt_pjr_505talbot_d30_15_final.sig.docx 1.1

6 Site Description and Surrounding Land Uses 2.0 SITE DESCRIPTION AND SURROUNDING LAND USES 2.1 SUBJECT LANDS The subject site is approximately ha (2, square metres) in a rectangle shape with metres of frontage on Dufferin Avenue at the northwest corner of Dufferin Avenue and Talbot Street. The subject site will be an amalgamation of four (4) existing lots which are currently occupied by three office/businesses (two law offices and one software company) and a restaurant, all of which are operating out of converted dwellings and for the purpose of this proposal is being referred to as 505 Talbot Street. Three of the dwellings are listed heritage priority buildings but are not designated structures. See Figure 1: Location Map Figure 1: Location Map 1

7 Site Description and Surrounding Land Uses 2.2 SURROUNDING LANDS AND AREAS The subject site is located within the Downtown Core in the City of London. The surrounding neighbourhood is predominately office, commercial and retail uses with limited residential. The site is bound by Talbot Street Church to the north, Talbot Street to the east and Dufferin Corporate Centre further to the east across the municipal road, Dufferin Avenue to the south and a commercial building further to the south across the municipal road, and an office building to the west. Richmond ROW is within walking distance from the site which provides a wide range of amenities to potential residents as well Harris Park is within close proximity providing additional open space. The site is well connected to the existing transit and active transportation networks along Talbot and Dufferin Avenue and the surrounding area. The site is located just outside of the limits of the Downtown Heritage Conservation area which includes Dufferin Avenue from Wellington to Richmond Streets and Tablot Street from railway to Fullarton Street but continues further north along Ridout Street to the west to include Harris Park. See Figure 2: Surrounding Lands Figure 2: Surrounding Lands 2

8 Background 2.3 EXISTING PLANNING CONTROLS The following is a listing of the relevant local Municipal Planning framework: Table 1: Municipal Planning Framework Official Plan Land Use: The London Plan (Draft Official Plan): Zoning Bylaw Designation: Downtown Area Downtown h-3, DA2, D250 A comprehensive review of these relevant local level planning regulatory documents is contained in Section 4.2 of this Report. 3.0 BACKGROUND 3.1 OVERVIEW 505 Talbot Limited is proposing to redevelop the four (4) amalgamated lots known as 505 Talbot Street for a 224 unit, thirty storey condominium tower within the Downtown. The design of the building will be enhanced to be as compatible as possible with the existing, adjacent land uses and other similar structures within the neighbourhood. Full municipal services are available to the site. The applicant is proposing to amend the Zoning By-law to increase the height and density to accommodate the proposed apartment building through bonusing provisions, request a decrease in required bicycle parking and lift the holding provision which is subject to the completion and acceptance of Wind Impact Assessment for buildings with a height greater than 15 metre. The Downtown is intended to be the commercial district in the City and major office/employment centre and its function as a location for new medium and high density residential will strengthen overtime. One of the Planning objectives for the Downtown includes, but is not limited to, encouraging growth of the residential population. A variety of high and medium density housing types in the Downtown will be supported and residential units may be created through new development. The subject site is located within an area which is primarily office and retail with some residential buildings within close proximity. This development will assist with strengthening the residential development and meeting the objective of increasing the residential population which is contemplated in the Official Plan. Increases in density will be permitted without amendments to the Official Plan; therefore in our opinion a Zoning By-law Amendment and Site Plan are required for this proposal. A Draft Plan of Condominium application will be submitted subsequently. The proposed high density residential 3

9 Land Use Policy Framework Overview condominium tower will efficiently use existing services; provide compact urban form and provide for a variation of housing types in the Downtown Area. The increased height and density will be justified through the Bonusing provisions as outlined in Section of the Official Plan and Section 4.3 of the Zoning By-law. Elements of the bonusing provisions to be considered for incorporation into the development include underground parking; innovative and environmentally sensitive development which incorporates notable design features; promotes energy conservation, waste and water recycling; use of public transit and supports the provisions of design features that provide for universal accessibility. Similar examples of increased density through bonusing can be found at Ridout Street (B-4), 100 Fullarton and 475 Tablot Street (B-25) and King, Ridout and 68 York (B-7) within the Downtown. 3.2 PROPOSED APPLICATION A Pre-consultation Meeting was held on March 10, 2015 with City of London Staff to discuss the proposal and Zoning By-law Amendment application requirements with follow up meeting and correspondence held April 2, and April 21, A Zoning By-law Amendment application is being submitted for this project in tandem with the Planning Justification Report and other supporting reports and materials as required through the Pre-consultation process. The Zoning By-law Amendment proposes to permit Apartment uses in the DA2 Zone with increased height and density through the bonusing provisions in the Zoning By-law in addition to lifting the current holding provision (h-3) with the completion of the wind assessment study and a site specific request for a reduction of required bicycle spaces. See Section 5.0 for further details on the Application specifics and the redevelopment proposal. Subsequently, a Site Plan application will be submitted to the City of London to ensure the requested zoning addresses the site specific details as identified through the Site Plan approval process. A Draft Plan of Condominium will be submitted after Zoning and Site Plan Approval. These next steps will confirm the design details of the building and site and will lead to an application for condominium tenure status. 4.0 LAND USE POLICY FRAMEWORK OVERVIEW 4.1 PROVINCIAL POLICY FRAMEWORK Provincial interest is to be considered in the preparation, review and approval of the current proposed applications and subsequent applications (e.g. Site Plan and Plan of Condominium). Specifically, Provincial interests are defined through the Provincial Policy Statement and are to be implemented through the Municipal Official Plan. 4

10 Land Use Policy Framework Overview Provincial Policy Statement, 2014 The Provincial Policy Statement (PPS) sets a policy foundation for regulating the development and use of land; it provides direction on matters of provincial interest and supports the enhancement of the quality of life for all citizens of Ontario. The legislation requires that Planning Act applications must be consistent with the Provincial Policy Statement. With regards to the Provincial Policy Statement, the proposal is consistent with following policies in support of the application: Building Strong Communities: The proposal supports the policies and guidelines of this section of the Provincial Policy Statement in the following ways: It s an efficient land use and will contribute to the mix of residential options within the Downtown; (1.1.1 a/b) The land use patterns poses no threat to the environment or public health and safety; (1.1.1 c) The proposed development is for an infill site with services currently available, also, the increased density minimizes land consumption and increases cost-effectiveness; (1.1.1 e) The site and building will be designed to comply with barrier free standards; (1.1.1 f) Infrastructure is readily available; (1.1.1 g) and The site is not within a regulated area, or natural heritage therefore it is contributing to the conservation of biodiversity and considers the impacts to climate by providing compact, high density development. Energy efficiencies will be considered when appropriate throughout the design and finishes of the building (1.1.1h). It also supports the Settlement Area objectives of: Settlement areas as the focus of growth; ( ) and The development will provide a land use pattern and density that will efficiently use the land and infrastructure, is transit supportive and will promote active transportation opportunities ( ). The development will provide a range and mix of housing types and densities to meet the projected current and future residents needs and supports the Housing objectives by: Directing development of new housing towards location where appropriate levels of infrastructure and public service facilities are available to support current and projected needs; (1.4.3c) and 5

11 Land Use Policy Framework Overview Promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities and supports active transportation and transit where it exists; (1.4.3d). A healthy, active community will be promoted by planning streets and spaces to meet the needs of pedestrians which fosters social interactions and facilitates active transportation/community connectivity (1.5) Infrastructure will be used in an efficient and cost-effective manner, and will be available to meet current and future needs (1.6) Energy Conservation, Air Quality and Climate Change have been considered by: Promoting a compact development form; (1.8a) Promoting active transportation and using existing transit given the Downtown location; (1.8b) There will be improved housing options Downtown which will contribute to shorten commute journeys for those who live and work Downtown; (1.8e) and The building design promotes energy efficiency and conservation as well as increasing the landscape area on the site (1.8f). Wise Use and Management of Resources: This section of the PPS has been acknowledged but deemed non-applicable to the development application presented as there are no natural heritage features within the subject site (2.1). Protecting Public Health and Safety: Section 3 of the PPS has been acknowledged but deemed non-applicable to the development application presented as there are no areas of natural or man-made hazards within the subject site. It is our professional planning opinion that the proposed redevelopment is consistent with the policies outlined in the Provincial Policy Statement as it is promoting a compact, efficient land use, is providing a redevelopment opportunity within an existing settlement area, optimizing/upgrading existing infrastructure, and providing a variety of house types in an established Downtown core as outlined in the policies above. 4.2 LOCAL POLICY FRAMEWORK City of London Official Plan The subject lands are designated as Downtown on Schedule A Land Use Plan. The proposed redevelopment is subject to the following policies within the Official Plan: 6

12 Land Use Policy Framework Overview High and medium density residential development shall be directed to appropriate areas within and adjacent to the Downtown, near the periphery of Regional and Community Shopping Areas, and in selected locations along major roads specifically along transit nodes and corridors and near Open Space designations. (policy 2.4vi) A compact urban form and efficient use of serviced land shall be encouraged. Compact urban form pertains to the development or expansion of the urban area of the City in a manner that avoids a scattered or leap-frog development pattern, maximizes the use of existing services, minimizes the loss of productive agricultural land, is conducive to the provision of public transit and minimizes the need for and cost of new infrastructure. (policy 2.4xvi) The City of London population is projected to reach approximately 419,700 people by 2026 compared to the 385,300 projected by The demographic is anticipated to shift due to aging population along with the natural pace of urban growth suggesting a gradual shift towards higher density housing demands over the next three decades. Medium and high density housing will account for about 20% of total residential construction in the future. (section 2.5) The forecasted growth in population, housing and employment will be accommodated through the intensification of land use in the existing urban areas involving infill, redevelopment and the conversion of existing buildings. It is estimated that over the planning period 75% of the demand for apartments (high density) will be met on an intensification basis. (policy 2.5.5) Council will consider promoting residential development within the Downtown in the pursuit of Downtown Revitalization Goals. (policy ii) Chapter 4 outlines the policies for the Downtown Land Use Designation. Policy 4.1 outlines that the Downtown is the primary multi-functional activity centre serving the City of London and the surrounding areas, comprising much of the southwestern Ontario. It contains regionally significant office, retail, service, government, recreational, entertainment and cultural facilities and is distinguished from other areas in the City by its concentration of employment and its intensive, multi-functional land use pattern. It is intended that the Downtown will continue to be the major office employment centre and commercial district in the City, and that its function as a location for new medium and high density residential environment will be strengthened overtime. Section outlines the Urban Design Objectives for the Downtown, an Urban Design Brief has been completed for this proposal and included as part of the Complete Zoning By-law Amendment Application submission. The redevelopment will conform to the Official Plan policies as follows: 7

13 Land Use Policy Framework Overview Promote a high standard of design for buildings to be constructed in the strategic or prominent locations of the Downtown. The proposed development promotes intensification at a suitable scale, in keeping with the scale of surrounding buildings on Dufferin Avenue and Talbot Street. Discourage development and design treatments that are considered detrimental to the functional success and visual quality of Downtown. The proposed development will utilize design techniques and materials that are sensitive to the preservation of the Downtown character, and complement existing structures in the vicinity. Allow flexibility for individual design creativity and innovation. Design techniques and building materials used in the proposed redevelopment will be of good quality and contemporary, while at the same time be neutral enough to complement existing building façades in the surrounding area. Urban design at grade will employ modern materials that will both enhance the design intent of the building and set a precedent for future similar developments. Design new development to complement the appearance and function of any significant natural features and public open spaces that are adjacent to the site. While there are no natural features or open spaces adjacent to the subject site, the design process will draw from existing public spaces in the surrounding properties to create a consistent and functional public realm at grade. Selection of landscape elements such as raised concrete planters, hardscapes, and plant material will consider space limitations and similar, recent developments as precedents for functional urban design. With the site design, a heritage square is being proposed as an outdoor public gathering space that celebrates the historic importance of the adjacent Church and historic nature of the area. To the extent feasible, position new development to minimize the obstruction of view corridors to natural features and landmarks. The new development is not located in a major view corridor, and will not impede pedestrian level views on either Dufferin Avenue or Talbot Street. Design new development to provide for continuity and harmony in architectural style with adjacent uses that have a distinctive or attractive visual identity or are recognized as being of architectural or historic significance. The modern design of the proposed tower will employ innovative techniques while complementing design elements of existing structures in the vicinity, such as the 8

14 Land Use Policy Framework Overview Dufferin Centre across the street, and newer apartment buildings on Ridout and Talbot Streets. The podium is composed as a base that grounds the building. At street level, it articulates an interesting active face that is friendly and well-portioned relative to the street. The use of transparent glazing at the corner reveals a multi-story lobby implying that this development will be welcoming and amenable to the general public. The podium creates a datum that is consistent with the adjacent church and houses along Talbot Street. It maintains this datum to complement the context, and create a series of masonry bays that borrow from the palette of local historic materials. Additionally, the bays mimic the built form and void pattern of the adjacent homes and continue the pattern of the street, thereby enhancing the pedestrian experience. Above the masonry bays is a level that transitions the form between the podium and tower above. The white materiality of this level complements the tower above. A series of punch windows that populate the podium help maintain the characteristics of a traditional street. Its staggered pattern of vertical mullions represents an acknowledgement of contemporary design and adds variation. The dark black mullions also create contrast and add a sense of depth to the development. With its white precast cladding, the articulation of the podium draws the visual interest up the tower. The height of the tower matches the heights of neighboring buildings on Talbot Street and Dufferin Avenue. The tower is composed of vertical lines that continue upwards to a predominantly glass penthouse with outdoor roof terrace. Balconies are organized into continuous stacks that complement the verticality, and are supported by a series of piers that run up the building expressing the structure in a contemporary way. The resulting form creates a building that creates variation and visual interest. To summarize, the design creates an appealing composition throughout that is both varied and contextual, and aesthetically enhances its surroundings. Co-ordinate the planning and design of streetscape improvements in the Downtown including the upgrading of building façades, signage, sidewalks, lighting, parking areas and landscaping. The development proposes an aesthetically pleasing view of the building and continuous streetscape treatment with enhanced landscaping and high quality façade design. The orientation of the tower will integrate functionally with the streetscape and existing pedestrian, vehicular, and public transit routes. A heritage square is being proposed on site as an outdoor public gathering space that celebrates the historic importance of the adjacent Church and historic nature of the area. 9

15 Land Use Policy Framework Overview Policy outlines permitted uses within the boundaries of Downtown which states that the development of a variety of high and medium density housing types will be supported. Residential units may be created through new development or through the conversion of vacant or under-utilized space in existing buildings (policy 4.1.6iv). Policy states that Downtown will accommodate the greatest height and density for retail, office and residential development permitted in the City of London. Policy 4.1.7i) states that development Downtown will normally not exceed 350 units per hectare for residential but increases in density may be permitted without an amendment to the Official Plan provided the proposal satisfies density bonusing provisions (see Section 5.1.1). Therefore, in our planning opinion the redevelopment proposal meets the intent of the Official Plan by providing compact form and high quality design on this site and the proposed building. The proposed redevelopment will provide high density residential use in the Downtown which will accommodate a variety of housing options for the increasing population and allow residents to better utilize the amenities, transit network and other infrastructure currently available Downtown. The existing utilities, services and pedestrian and public transit network will be efficiently utilized on this site. The redevelopment will be compatible with surrounding land use and neighbourhood character and meets the urban design objectives and policies within the Official Plan for Downtown The London Plan, Draft The Draft Official Plan outlines a number of Directions in the Our Strategy section to give focus and clear path to lead the City to its vision for Direction #5 is to build a mixed-use compact city by promoting strong and consistent growth, directs high intensity mixed-use development in strategic locations, looks inward and upward, plans for infill and intensification, ensures a mix of housing types and more. Direction #7 is to build strong and attractive neighbourhoods for everyone by promoting active living, healthy housing options and social connectedness and designing complete neighbourhoods meeting the needs of all people, placemaking by promoting design that is safe, diverse, walkable, healthy and connected. The City Structure shows five centres with the Downtown being unique as it will allow for the greatest level of intensity and broadest range of uses. The objective is to aim to establish a world-class, mid-sized Downtown that is well connected to the rest of London and the Transit Villages and Rapid Transit Corridors. The City Building Policies supports and encourages intensification which could be achieved by infill development of vacant and underutilized lots, or redevelopment at a higher than existing density on developed lands, as examples. Approximately 40% of the new residential development will be accommodated within the built area boundary and will ensure intensification targets are met. 10

16 Development Proposal Therefore, in general the proposed redevelopment, in our professional planning opinion, meets the intention of the draft Official Plan and will assist with realizing the City s objectives to promote compact form, build complete neighbourhoods and bring intensity and diversity Downtown The City of London Zoning By-law Z.1 The subject lands are zoned as Downtown Area DA2, D250, h-3 in the City of London Zoning Bylaw Z-1. The DA2 zone permits apartment buildings with a maximum density of 250 units per hectare. The holding provision h-3 is to ensure that development over 15.0 metres (49.2 feet) in the DA2 Zone will not have an adverse impact on pedestrian level wind conditions in the Downtown Area. A wind impact assessment is to be completed at the request of the City. Any recommendation for building design or site modifications shall be considered and incorporated where appropriate in the proposed development to the satisfaction of the City prior to removal of the holding provision. Therefore, in our professional planning opinion the proposed redevelopment is consistent with the permitted use in the DA2 zone with amendments required for the proposed height and density as well as removal of the holding provision and a site specific relief from bicycle parking regulation in the general provisions. 5.0 DEVELOPMENT PROPOSAL 5.1 ZONING BY-LAW AMENMENT REQUEST ANAYLSIS The proposed Zoning By-law Amendment being requested through this Application would allow for a 224 unit, thirty storey residential condominium tower Downtown at 505 Talbot Street with increased height and density for this site through the bonusing provisions in the Zoning By-law and requested relief from provision Bicycle Parking to permit a reduction in required spaces. It is the intention of Tricar to seek condominium tenure status for the proposed redevelopment. Table 2 provides a comparative analysis of the provisions in the Downtown DA2 zone and general provisions of the Zoning By-law to the existing conditions and proposed redevelopment for the subject site. 11

17 Development Proposal Table 2: Zoning By-law Comparison Chart Provision DA2 Zone/General Provision Proposed Conforms? Amendment to be Requested Permitted Uses Apartment Building Apartment Building Yes N/A Minimum Lot Frontage 3.0 m m (Dufferin) Yes N/A Minimum Yard Depths 0.0 m 0 m (front & exterior) Yes N/A 0.45 m (rear) 3.85m (interior) Minimum Landscaped Open Space 5% 20.4% (including the road widening) Yes N/A Maximum Lot Coverage 95% 78.4% Yes N/A Maximum Height 90 m 97m No Justification will be provided through bonusing provisions (see Section 5.1.1) Density 250 units per hectare 1,072 uph No Justification will be provided through bonusing provisions (see Section 5.1.1) Floor Area Ratio for Non- Residential Uses 6:1 N/A N/A N/A Maximum Retail Gross Floor Area The lesser of 20% or 5,000 Up a maximum of 750m 2 Yes N/A 12

18 Development Proposal Provision DA2 Zone/General Provision Proposed Conforms? Amendment to be Requested Location of Residential Uses N/A 7 th 30 th floors Yes N/A Location of Retail Uses Restricted to the 1 st and 2 nd floors N/A N/A N/A Parking N/A 214 Yes N/A Garbage Storage Internal public collection from Talbot Street Yes N/A Bicycle Parking 0.75 long-term bicycle parking space per residential unit. 0.4 long-term bicycle parking spaces per residential unit: 90 spaces Internal No Yes, site specific amendment to request Bicycle Parking be provided at a rate of 0.4 per residential unit. Road Widening Dufferin Avenue from Ridout to Richmond Street the limit of road allowance from centre line is 13 m (42.7 ft) or as existing As existing Yes, as confirmed by the City s Transportation Department Dufferin Avenue will remain as existing N/A Sight Triangles As per section 4.24 DA zones are exempt from this regulation 4.5 metre daylight triangles will be provided at Dufferin Avenue and Talbot Street. Yes N/A 13

19 Development Proposal Therefore, based on our review and analysis of the City of London Zoning By-law Z.1 the Zoning By-law Amendment Application is requesting consideration to allow increased height and density through the bonusing provisions of the Official Plan and Zoning By-law and to allow bicycle parking at a rate of 0.4 spaces per residential unit (relief from general provision ). In addition, we are requesting the removal of the holding provision h-3 concurrently with this application should the wind assessment and its recommendations provided as part of this complete application be acceptable to the City. In our planning opinion this request meets the general intent of the DA2 Zoning By-law and examples of bonusing for increased height and density can be found within Downtown as per Section 4.3(4) of the Zoning By-law Proposed Bonusing Request Justifications Under the provisions of Section 37 in the Planning Act, a council of a municipality may authorize increases in height and density of development in a by-law in return for the provision of such facilities, services or matters as set out in the by-law. Section 4.3 of the City of London Z.1 By-law sets out this provision. Section of the Official Plan outlines the implementation of this by-law. In our planning opinion the following features will result in the benefit of the general public and will provide an enhancement to the design and amenities of the development to the extent that the requested increase in height and density is warranted. Therefore, the following development features are proposed to be implemented: Underground parking will be provided for one (1) level in this development which decreases the stories of the parking structure above grade within the base on the tower design. All remaining parking will be structured, removing the surface parking existing today. This allows for the more sympathetic and compatible design with the adjacent Church to the north. The required landscape open space is 5%, the proposed development provides for over 18% landscape open space on the site. This will substantially increase the aesthetics of the subject lands and the residential development given current impervious asphalt parking surfaces with little to no landscaping. The development will support design features that provide accessibility which include accessible parking spaces within the parking structure (we note that the DA2 zone does not require any parking) and accessible entrances along all entry points from Talbot Street and Dufferin Avenue. A heritage square is being proposed on site as an outdoor public gathering space that celebrates the historic importance of the adjacent Church and historic nature of the area. This will be accessible to the general public and residents. This public gathering 14

20 Development Proposal space will celebrate the history of the adjacent Church and the historic nature of the area. The development will incorporate a number of innovative and environmentally sensitive design features to promote energy conservation, waste and water recycling and use of public transit. These features include: o SITE SUSTAINABILITY OVERVIEW Urban Development Urban Development Erosion and sedimentation control Existing and Proposed Trees Site Lighting Alternative Transportation Carbon Dioxide Landscape and Exterior Design Heat Island A dense and well utilized site close to the downtown core to help contain urban sprawl and bring luxury high density residential living to the Downtown. Integrates an active pedestrian connection between new and existing development. A comprehensive erosion and sedimentation control plan will be in effect throughout the development of this site. The stormwater management plan incorporates a design that results in an increased pervious area, resulting in a reduced runoff rate than current conditions. The redevelopment of this site will allow for improvements to site grading that will reduce the runoff onto neighbouring properties that is experienced under current conditions. New trees on site and in the public right of way will contribute to the downtown urban canopy, and new growth will add to the overall rejuvenation of the urban forest. It will provide a pleasant visualization for the existing adjacent buildings, as well as occupants of the proposed. Site lighting will be designed to direct to the ground and not to the sky. The site is adjacent to public transportation routes, pedestrian and cycling networks and has on-site bicycle storage. Future residents will have many active transportation choices, and the site is well served by nearby Richmond ROW and downtown retail and service uses within walking distance. The active pedestrian connection provides residents ease of access to Richmond ROW and the downtown core. The design and construction of the building will take into consideration the electrical and natural gas consumption for each major plant and electrical systems. Design will be balanced to provide more efficient equipment. Part of the design exercise will be to target larger electrical loads and the selection of the most efficient solution. An improvement in the amount of landscaped open space is provided throughout the site, and roof top amenity and possible green roof area. The zoning by-law required 5% landscape area and the development provides 20%. The existing asphalt parking areas will be removed. The building proposes light-colored building materials which 15

21 Development Proposal have proven effective in reflecting more light. The existing buildings and asphalt parking areas will be removed and replaced with the light coloured building and cool roof on the 30 st storey. The 30 th storey rooftop is a cool roof with lighter-coloured surfaces compared to a typical asphalt roof, which does not reflect a lot of solar radiation. Exterior Design Building Sustainability Through responsible building design, mixes of building materials will be evaluated and selected to decrease the heat island effect and be energy efficient. The design of the new building will be subject to the recently amended Ontario Building Code requirements, particularly by energy modeling design evaluation approach, which largely influences the percentage of glazing, glazing type, building opening s orientation, etc. By the use of a responsible balance of materials and orientation, an energy efficient design will be synergized in an aesthetically pleasing and sustainable structure. The building design, materials, and equipment have been selected and will be incorporated such that the building is sustainable in the long term. Sections of window walls will be designed in compartments to reduce the overall large expansion and contraction properties attributed with glass and aluminum. The use of precast exterior wall panels and coating provides improved life cycle façade with minimal fading or delamination as found in other materials. High quality protective membranes and coatings (parking garage traffic membranes, exterior wall coating, roof membranes, landscaped roof area membrane and landscape protection sheets, foundation waterproofing, redundant caulking systems for all precast panels, etc.) will be selected to withstand long term climatic impacts. Temporary construction sealants will be applied during construction to avoid water penetrations at finishing stages to avoid any temporary water damage or mold exposure. o WATER EFFICIENCY Water Efficient Drought resistant landscape material will be specified as Landscaping much as possible. Stormwater Proper control of storm water runoff peak flows and volumes Management and an improvement in runoff water quality will be achieved with the redevelopment of the parcel. The proposed redevelopment of this site will result in an increased pervious area, resulting in a reduced runoff rate than current conditions. This is significant for a downtown urban site. 16

22 Development Proposal Reduced Water Consumption - Domestic Use Reduced Water Consumption - Heating & Cooling The stormwater management approach incorporates improvements to site grading that will reduce the runoff onto neighbouring properties that is experienced under current conditions. Low-flow faucets, toilets, and showerheads will be incorporated throughout the units to reduce water consumption. The intent is for hot water domestic supply to come via condensing boiler systems. Heated storage tanks will be utilized to reduce fluctuations in the requirement for hot water under peak demand. Allowing for on-site storage reduces the amount of time required by residents to wait for hot water to come from centralized systems. Through the integration of a chiller and condensing boilers, the heating and cooling systems will be completely closed looped systems. The evaporation losses and energy efficiencies will be minimalized, even more than a conventional heating and cooling system. o o ENERGY & ATMOSPHERE Design The buildings HVAC system is centralized, individual controls Features will be provided in units for heating, cooling and lighting. The Mechanical use of condensing boilers will be installed. Variable speed Systems pumps for heating and cooling will be incorporated with integrated building controls. Design Features Electrical Electrical Metering and Controls Energy efficient lighting will be utilized throughout the building. High efficiency florescent lighting will be utilized in most common areas which require 100% illumination at all time (parking garage, corridors, and stairs), and consideration for motion detection devices and/or LED lighting will be taken into consideration. Natural light is accommodated in all units and common areas to reduce the need for electrical consumption. Energy efficient appliances will be the standard inclusion for all units. Utilities will be separately metered for individual units making residents aware of energy consumption. The building manager will be responsible for common areas and to monitor and reduce energy consumption. Common areas to be separately metered for electrical and natural gas. MATERIALS & RESOURCES Regional The vast majority of materials are available locally (800km Materials radius as defined in LEED standard), limiting environmental impact of source supply transportation. Low Emitting Materials Collection of Recyclables Low VOC materials will be used where possible, including, membranes, soy based polyurethane insulation, paints, carpeting, etc. Collection of recyclables will be in accordance with City bylaws. A collection room will be located in the base of the 17

23 Supporting Studies/Drawings Building Materials Construction Waste Management building with ample room for additional bins. High recycled content material to be specified where possible. Renewable finishes (such as flooring) will be offered as choices to purchasers of residential units. A construction waste diversion program will be in effect during the construction period. On-site concrete washing out will not be done on-site, back washing of the concrete truck will be done at the batching plant. o INDOOR ENVIRONMENT QUALITY System Each unit will have access to individual controls for heating, Controllability cooling, lighting, and ventilation. Natural Operatable windows are provided for every unit and Ventilation individual balcony or terrace space. Low VOC Low VOC materials will be utilized where possible. emitting Materials Natural Light The building provides natural light to all regularly utilized spaces, other than the below grade parking garage. o INNOVATION & DESIGN PROCESS Sustainable The building and units will be designed and developed with Consultants input from accredited sustainable consultants. The building will be constructed to SB10 of the Ontario Building Code, energy modeling will be completed and applied to the building design to exceed the requirements of SB10. Therefore, in our planning opinion and for the reasons outlines above, the proposed redevelopment provides significant benefits to the general public giving the improvements proposed from the existing condition of the subject lands, the enhanced building and site esthetics within the Downtown and integration into the existing transportation networks. The proposed redevelopment also provides significant innovative and environmental sensitive design elements and systems within the building which will provide benefits for residents and visitors to the building. Therefore, in our opinion, the above provides sufficient justification to permit the request for increased height and density through a bonusing by-law provision for the proposed redevelopment. 6.0 SUPPORTING STUDIES/DRAWINGS 6.1 WATER SERVICING BRIEF A Water Servicing Brief has been prepared by Stantec Consulting Ltd. dated April 30, 2015 in support of the Zoning By-law Amendment and has been submitted as part of the Complete Application Submission. 18

24 Supporting Studies/Drawings The following conclusions were made as it relates to the proposed redevelopment: The existing municipal water network and the proposed watermain servicing the proposed development at 505 Talbot Street will meet the requirements of the City of London, the Ontario Building Code and NFPA. 6.2 SANITARY SERVICING CAPACITY STUDY A Sanitary Servicing Capacity Study has been prepared by Stantec Consulting Ltd. dated April 30, 2015 in support of the Zoning By-law Amendment and has been submitted as part of the Complete Application Submission. The following conclusions were made as it relates to the proposed redevelopment: The anticipated peak sanitary flow from the redevelopment of 94 Dufferin Avenue and 505, 507 and 511 Talbot Street to the existing sanitary sewer is 4.69 L/s which confirms the existing sanitary sewer on Dufferin Avenue has sufficient capacity for this proposed development. This peak flow is also considered conservative as 505 Talbot Limited incorporates water saving technologies into their building designs with features such as low-flow faucets, toilets, and showerheads. There is also intent for hot water domestic supply to come via condensing boiler systems. Heated storage tanks will be utilized to reduce fluctuations in the requirement for hot water under peak demand and allowing for on-site storage reduces the amount of time required by residents to wait for hot water to come from centralized systems. 6.3 STORMWATER MANAGEMENT SERVICING A Stormwater Management Servicing brief has been prepared by Stantec Consulting Ltd. dated April 30, 2015 in support of the Zoning By-law Amendment and has been submitted as part of the Complete Application Submission. The following conclusions were made as it relates to the proposed redevelopment: No formal water quality or quantity controls are proposed, as the proposed site configuration represents an improvement over existing conditions. 6.4 URBAN DESIGN BRIEF An Urban Design Brief has been prepared by Stantec Consulting Ltd. dated April 2015 in support of the Zoning By-law Amendment and has been submitted as part of the Complete Application Submission. The Official Plan s Urban Design Policies, as outlined under Section , and with respect to the proposed development, are discussed below. 19

25 Supporting Studies/Drawings Natural Features There are no significant natural features within the proposed development limits. No mass grading is proposed, as the site is designed to match existing grading and respect the existing surrounding developments. Trees There are no significant tree specimens or groupings within the proposed development limits. Trees in the boulevard that are flagged for removal due to site construction operations will be subject to the City of London s Boulevard Tree Protection bylaw. Open Views There is an open view into the site from the public realm along Dufferin Avenue and Talbot Street. However, the privacy of residents will be maintained, as residential units will not begin until the 7 th storey of the tower. High Standards of Design As the development is intended to meet the needs of both pedestrian and vehicular circulation, it is anticipated that a high standard of design will be implemented from a site layout, landscape design, and architectural perspective. Such design standards include, but are not limited to safe access for site users, aesthetic pedestrian linkages, a shared public streetscape, best practices for built form design, and a landscape plan designed to enhance connectivity, proximity and synergy with adjacent land uses and built form. Architectural Continuity The proposed building will employ high design standards and aesthetic character will complement the architectural style of adjacent structures. Proposed landscaping will enhance the character of the building and provide aesthetic views from the streetscape. Redevelopment There are no incompatible land uses or features within the proposed development limits. Streetscape The only two façades exposed to the public realm, on the south and east facing sides of the building, have been aesthetically enhanced in consideration of their visibility from street level. Landscaped space that transitions the site into the right-of-way will be consistently designed with appropriate paving materials and raised concrete planter walls in an effort to enhance the shared public realm, without impeding pedestrian traffic. Hardscapes will be softened with plant material providing year round interest. Pedestrian Traffic Areas Public and resident pedestrian traffic to and from the proposed development will be facilitated by concrete hardscapes. The main entrance to the building will be sheltered with a protective canopy / overhang. 20

26 Supporting Studies/Drawings Access to Sunlight The regulations of the City of London require adequate sunlight for all residential spaces and recreational areas throughout the year. Per the shadow study completed by Stantec (see Appendix F of the Urban Design Brief), the proposed development meets the City of London criteria. Landscaping Landscape components will be provided in accordance with site plan requirements. The proposed landscaping enhances the overall appearance of the development by softening the edges of the hard materials used in the building façade and the concrete paving at grade, and connecting the building to the streetscape. The landscaping complements the existing spaces in nearby properties, applying similar species and layout. Raised concrete planters / seatwalls will function as delineation of the site, enhance visual corridors, provide aesthetic interest, and be a protected growing medium for plant material, including shade trees. The west side of the site, adjacent to the parking lot at 92 Dufferin Avenue, will be landscaped as appropriate with narrow ornamental trees, and low maintenance shrubs and perennials. Wood privacy fencing along exposed perimeters was considered but not used due to safety concerns. Building Positioning The proposed building has been positioned where appropriate in consideration of setbacks and street-level experience of the site. The position of the building is congruent with Official Plan policies and guidelines. Enhances Accessibility Standards Access and circulation by emergency vehicles will be facilitated as per the site plan. The required ratio of barrier-free parking spaces will also be provided. Sidewalks surrounding the site will enhance pedestrian accessibility and connectivity. It is anticipated that building entrances will be barrier free and sheltered by the overhead balcony. Parking and Loading Internal / underground parking will be provided on site in accordance with the zoning bylaw. The proposed development accommodates accessibility to roads, public transit, bicycle, and walking routes. Loading facilities will be provided as per the Site Plan. Privacy Privacy of residents will be preserved by situating parking in the lower levels of the tower, with residential units beginning at the 7 th storey. Strategic landscape plantings will act as visual barriers from neighbouring properties to the north and west of the proposed site. Outdoor Space/Play Areas/Recreational Facilities Shared amenity space for building occupants will be provided on 7 th floor and the roof of the 30 th storey. A narrow outdoor space will be provided at grade on the west side of the building, 21