Purpose and Use of the proposed draft land use policies: The purpose of the Secondary Plan is to establish a vision, principles and policies for the evolution of the southwest planning area to a vibrant community in the City which incorporates a significant gateway into the City, and incorporate elements of mixed-use development, an increased range and density of residential built form, sustainability, walkability and high quality urban design. This Secondary Plan provides greater level of detail than the general policies in the City Official Plan. The Southwest Area Secondary Plan Character Area Plan identifies the communities in SWAP. The Community Character Concept Plan further defines each of the character areas, and provides a visual representation of the differing components of each Community. The proposed Schedules of the Amendments to the Official Plan provide the policy framework necessary to implement the secondary plan policies. It is the intent of this Secondary Plan that the goals, objectives, policies and schedules of the City Official Plan shall apply to all lands within the study area, except in instances where detailed or alternative direction is provided in the Secondary Plan, in which case the Secondary Plan shall prevail. 20.5.5.X GENERAL POLICIES 20.5.5.X.1 Housing i) Affordable Housing The SWAP lands provide an opportunity to contribute to the supply of affordable housing and may assist the City in meeting its target for provision of affordable housing. The following policies shall also apply to the SWAP lands: a) 35 percent of the new housing units on the SWAP lands will be in forms other than single detached dwellings. b) Where appropriate, density bonusing will be considered for proposals that have an affordable housing component above 25% of the total dwelling count in any one development. c) Opportunities for affordable housing shall be integrated into neighbourhoods and developments that also provide for regular market housing. d) A wide range of unit sizes within multiple-unit buildings will be encouraged in discussions with development proponents. SWAP draft January 2012 1
Seniors and Special Populations Housing The City may pre-zone specific areas of the Multi-Family, Medium Density Residential designation to permit small-scale nursing homes, homes for the aged, rest homes, and continuum of care area facilities. These zones should be located within or in close proximity to the TOC Wonderland and TOC- Bradley neighbourhoods. Additional permitted uses in such areas may be restricted to ensure the development of such facilities within the SWAP lands. 20.5.5.X.2 Sustainable/ Green Development i) Principles The SWAP Secondary Plan is based on conceptual design, which maximizes the potential for sustainable development throughout. This is achieved through such features as enhanced connectivity to transit, mixed use development, a modified grid road system, and the open space system. Sustainable design elements shall be incorporated into municipal facilities located with the SWAP secondary planning area. Through planning applications, proponents shall design and construct development to do the following: a) Reduce consumption of energy, land and other non-renewable resources; b) Minimize the waste of materials, water and other limited resources; c) Create livable, health and inclusive environments; and d) Reduce greenhouse gases. Policies As part of a complete application for development within the SWAP Secondary Plan, a report shall be submitted explaining how the proposed development has incorporated the following goals and objectives: a) New buildings should strive to achieve LEED certification, or at a minimum, the Owner shall describe how LEED principles have been incorporated into the design. b) Subdivision plans should endeavor to achieve LEED Neighbourhood Development certification, or at a minimum, the Owner shall describe how LEED principles have been incorporated into the design. c) Alternative energy sources are encouraged, including solar and appropriately sized rooftop mounted wind collectors. Such technologies should be sensitively incorporated into buildings and community design. d) Where appropriate, buildings should be oriented to maximize opportunities for passive solar gain. e) A range of residential dwelling types is to be provided that support lifecycle housing and provide opportunities to age-in-place. This may include seniors housing. f) Landscaped areas will be maximized and trees will be planted on the right-of-way, on development sites, and on buildings and structures to SWAP draft January 2012 2
reduce the urban heat-island effect, improve air quality, moderate sun and wind, and improve ground water infiltration. g) Opportunities will be explored for the integration of urban agriculture into parks, buildings and landscapes. h) The incorporation of food production opportunities is encouraged throughout the site. This includes but is not limited to community gardens, private gardens, greenhouses, roof-top gardens and edible landscaping programs. i) New development will incorporate existing mature trees into landscape schemes and appropriate measures should be taken to keep these trees healthy. j) Storm drainage and stormwater management will be encouraged through alternative roadside drainage techniques, the use of pervious paving methods, enhanced use of organic cover, and/or the adoption of road diets to reduce impervious coverage are to be accommodated, where possible. k) Quality materials that are durable and have high levels of energy conservation will be chosen for buildings. l) The employment of building technologies such as greenroofs is encouraged. Alternately, the use of reflective roof surface materials with high solar and thermal reflectivity to reduce the heat island effect is also desired. m) A detailed Community Parkland Implementation Plan shall be prepared to address matters pertaining to parkland dedication that would otherwise be achieved through a typical subdivision agreement, including the range of uses that are permitted within the parkland components, the anticipated maintenance protocols required, sources of funding for ongoing maintenance, the determination of dedication ratios of natural parkland components, the phasing of land dedication, brownfields remediation, access and servicing. This implementation plan shall be completed by the owner, which integrates its lands in the context of the entire neighbourhood character area, and adopted by City Council in accordance with Section 19.2.2 of the Official Plan, prior to the disposition of the community parkland components. One or more components of the parkland may be transferred to the City or another public proponent in advance of the preparation of the Community Parkland Implementation Plan. 20.5.5.X.3 Community Parkland Active parkland and natural parkland are the components that are recognized by the Open Space designation in this Secondary Plan. Active parkland includes such uses as sports fields. Natural parkland includes the natural heritage features as identified on Schedule B-1, including significant woodlands, wetlands and corridors. Parkland may be either under public or private ownership. Open space is a necessary component of a thriving community and this Secondary Plan provides ample open space particularly in the central and southern portions of the Secondary Plan area. SWAP draft January 2012 3
Section 16 of the Official Plan contains the policies that address active parkland. The following additional policies will also apply: a) Pedestrian and trail development should be focused along the central corridor through the community extending from Dingman Creek to Southdale Road W (and beyond) which will include the Sandra McInnis Woods, Thornicroft Drain, Pincombe Drain and hydro corridor. These corridors also provide a major pedestrian and cycling linkage within the overall community parkland network. b) Agreement from Hydro One and private landowners is required for the possibility of integrating and constructing a multi-use pathway within parts of the hydroelectricity corridor for a north/south pedestrian connection through the entire Secondary Plan. The intent is to construct a linear multi-use pedestrian pathway within the full length of the hydro corridor located in the Secondary Plan with the cooperation of private landowners. In the event the pathway connection through these lands cannot be secured, then a linear multi-use pathway adjacent to the corridor shall be established as an alternative location. c) The pathway network shown on Figure XX may be treated as pedestrian walkways for the purposes of municipal land dedication under the Planning Act. Lands included in the pathway network in excess of 5 metres in width will be recognized as parkland. d) Additional public urban squares and/or parkettes will be acquired at the time of development through outstanding parkland dedication or in accordance with a Community Parkland Implementation Plan. Urban squares and parkettes will generally have a minimum size of 2500m². At a minimum, one public square and/or parkette shall be provided in each residential neighbourhood. 20.5.5.X.4 Parkland Dedication The City of London Policy Manual provides Council direction regarding parkland dedication. In addition to the Parkland Conveyance & Levy By-law, parkland dedication policies in Section 16.3.2. of the Official Plan and following additional policies: i) The public components of the Community Parkland identified in Section 20.5.5.X.1, and shown as Open Space on Figure XX of this Secondary Plan, shall be dedicated to the City for public park purposes. Some components of the natural heritage/environmental; pedestrian corridors; and stormwater management systems may serve other public uses, in which case the land may be conveyed to the City for public use. In association with the Community Parkland Implementation Plan, an analysis of funding sources to address the ongoing maintenance of these parkland components shall identify such measures as cash-in-lieu payments, development charge payments, condominium common element fees, and other suitable mechanisms to ensure a viable and sustainable source of funding. 20.5.5.X.5 Natural Heritage A comprehensive Natural Heritage Study (NHS) was completed as part of the Secondary Plan process. The recommendations of the NHS have been incorporated SWAP draft January 2012 4
into the Official Plan Schedules A and B-1, as well as the Schedules in the SWAP Secondary Plan, and Features listed in Appendix XX. Section 15 of the Official Plan contains policies that address the Natural Heritage System and requirements for an Environmental Impact Study (EIS). The following additional policies will also apply: i) As part of a complete application, the Owner shall complete an EIS, and accepted by the City, for lands adjacent to natural heritage features. The trigger distances and EIS study requirements specific to each Natural Heritage System component in SWAP is listed in Appendix XX. The requirements of the SWAP Natural Heritage Study be implemented during the scoping stage of the EIS, and incorporated into site-specific EIS Terms of Reference. The intent of the EIS will be to determine the extent to which development may be permitted adjacent to a protected feature and to determine avoidance, mitigation and compensation requirements; Subdivision design shall incorporate parks in proximity to natural heritage features, and linked to natural heritage features; and i Subdivision design shall incorporate and provide connections of linear trail and park systems within residential communities, and between communities where possible, and to provide significant exposure of the open space feature connection to the residential community. 20.5.5.X.6 Stormwater Management Any recommendations arising out of a Municipal Environmental Assessment Study for lands in the SWAP Secondary Plan shall be implemented. Any development of the SWAP lands shall also be consistent with Official Plan policies in Section 17.6. 20.5.5.X.7 Community Facilities Community Facilities, such as schools and churches will be encouraged to be located in Neighbourhood Central Activity Node designated areas given the locational benefits to the neighbourhood at the intersection of two secondary collector roads for convenient access to the facility, and to serve as a focal point of the neighbourhood. Cooperation and negotiation will be required between affected land owners, the City of London, and the applicable School Board to facilitate the allocation, and possible integration, of lands proposed for school, park and community facility uses. Provided all parties work together, a reasonable and mutually beneficial land exchange/purchase can occur. One school board, the Conseil scolaire Viamonde, has identified a possible need for a school site within the planning area, specifically in Residential-Bostwick, Residential-North Longwoods, or Residential-Central Longwoods neighbourhoods. This Board has identified a need to acquire a site with an area of two (2) hectares (5 acres), at the intersection of two collector roads, or at the intersection of an arterial road and collector road. As a requirement for submission of a complete application, the Owner shall demonstrate that each of the school boards has been contacted concerning the proposed residential application, and provide to the City either a sign-off from each school board confirming the Board does not have a need for a SWAP draft January 2012 5
site within the development plan, or alternatively, incorporate a possible school site on the plan based on the identified need by the given Board. Churches and other institutional uses have not been investigated at a detail level as part of this Secondary Plan as they are a permitted use within residential designations. 20.5.5.X.8 Transportation Proposed streets within the Plan consist of Arterial Roads; Primary and Secondary Collector Roads; and Local Streets that establish the community structure, provide connections to flanking arterial roads and provide new connections to the community neighbourhoods. Street development shall be in accordance with Section 11 of the Official Plan, the Transportation policies specific to individual land use designations, the applicable urban design policies in Section 20.5.5.X of this plan, and the following policies: i) Enhanced designed streets shall support pedestrian-oriented development patterns, with strong relationships to the natural heritage features in SWAP; Use of the transit network, cycling and walking are to be supported through community design; i On street frontages identified as Restricted Driveway Access on Figure XX, no driveways shall be permitted; iv) On street frontages identified as Limited Driveway Access on Figure XX, only driveways or laneways providing access to common parking areas or parking structures located to the rear of buildings shall be permitted; v) The use of Common Elements Condominiums should be considered for the ownership, use and maintenance of common laneways and driveways; vi) Special design treatments shall be implemented for Traffic Calming areas to slow or restrict traffic movements and place a priority on pedestrian movements; v Traffic controls, including the provision of signalized intersections and turning movement restrictions shall be implemented, as shown on Figure XX; vi At the subdivision and/or site plan application stage, where applicable, the Owner shall convey and construct the Primary and/or Secondary Collector roads, identified on Schedule C of the Official Plan, to ensure future opportunities for connectivity between neighbourhoods; ix) At the subdivision and/or site plan application stage, Rapid Transit corridors including transit only lanes along arterial roads, particularly Wonderland Road South and Bradley Avenue shall be protected in accordance with City requirements; x) At the subdivision and/or site plan application stage, any land required to accommodate additional through lanes or turn lanes shall be protected in accordance with City requirements, as determined through the Transportation Master Plan (TMP), subsequent studies recommended by the TMP, or a detailed transportation impact analysis; xi) Design guidelines, including right-of-way cross sections, urban street infrastructure and facilities, plantings, surface treatments, parking and SWAP draft January 2012 6
service and utility placement, may be prepared to provide further guidance for the development of public rights-of-way to support pedestrian and cyclist friendly environments for using the public streets, public transit, public parking, cycling and pedestrian networks. In the absence of these specifically prepared design guidelines, the City s Urban Design Guidelines shall be utilized; x The utilization of on-street parking facilities, both angled and parallel, shall be incorporated into the design of the public right-of-way in the Village Core to provide opportunities for vehicular parking, and to protect the streetscape from future construction of large surface parking areas. xi Long stretches of on-street parking on local roads shall be broken-up with landscaped bump-outs. 20.5.5.X.9 Urban Design Conformity with the policies of Section 11 of the Official Plan, the policies specific to individual land use designations of this Secondary Plan, and the following policies will apply to all designations within the Secondary Plan: i) Gateways & Arterial Roads a) Buildings located adjacent to Arterial Roads and at gateway entrances to neighbourhoods and commercial areas shall be promoted by incorporating corner massing elements and by orienting the building s main entry at the corner, so as to signify the entrance to the community. b) Noise walls within the Southwest Area Secondary Plan shall not be permitted. In all cases, road and lot layouts and site plan designs shall avoid the need for noise attenuation walls along arterial roads. The use of noise attenuation walls creates issues of maintenance along private property, and contributes to a canyon effect along arterial roads. These walls can also reduce accessibility into the neighbourhood and can contribute to isolation between residential areas within the Secondary Plan area. Other alternatives such as street-oriented built form, berms, vegetation and increased setbacks, are supported as means of mitigating the effects of road noise on residential areas. Alternative subdivision design elements, such as window streets, service roads, and rear lanes shall be considered. c) Vistas and/or view corridors within the neighbourhood may also be preserved or created through road layout, street-oriented built form, and the preservation and enhancement of interesting topographical features. Built Form a) Where built form is situation on more than one public right-of-way, the building s main entrance shall be oriented to the highest order public right-of-way, such as Arterial, Collector and Local Roads. Arterial roads shall serve as the highest order right-of-way, followed in sequence by Primary Collector, Secondary Collector, and Local Road being the lowest order right-of-way. The built form shall incorporate articulation and massing in a coherent architectural manner adjacent to all public rightsof-way. SWAP draft January 2012 7
b) Built form shall be street-oriented on all public rights-of-way, with buildings located at or near the property line and front entrances oriented to the street. Noise walls and privacy fences at the front entrance of the built form, adjacent to the public right-of-way shall not be permitted. c) Buildings shall be designed to form a well defined and continuous street edge with high quality architectural features. d) Articulation and massing in a coherent architectural manner shall be applied to distinguish the built form s base, middle and top. e) A diversity of material types, with texture, applied to the base, building and top of the building(s) is encouraged. f) Buildings shall be oriented so that their amenity spaces do not require sound attenuation walls and that noise impacts on adjacent buildings are minimized. g) The built form shall avoid long expanses of pitch roofs, with the exception of the the pitch roof streetscape character in the Village Core designation of Lambeth, which shall be promoted. h) Buildings with a height over 3 storeys shall incorporate architectural massing that avoids the use of pitch roofs. i) Buildings with a height of 10 storeys or less shall provide articulation and massing in a coherent architectural manner to the built form s base, middle and top. j) Buildings with a height, or potential/anticipated future height, of 11 storeys or greater shall incorporate a podium at the base of 3 to 4 storeys in height. The floorplate size for any tower above the top floor of the podium shall have a minimum floorplate area of 1200m². k) For east-west streets, where possible, ensure adequate sunlight is provided for sidewalks by incorporating a 45 degree angular plane from the opposite sidewalk. l) Long expanses of flat and blank facades are to be avoided. m) Built form adjacent to open space lands or natural heritage features shall be designed to maximize connections and maximize view corridors of the open space/natural heritage feature. This can be achieved through the siting, massing, materiality and articulation of the building; construction of single loaded streets, and minimize back lot and/or side lot development to the open space/natural heritage feature. i Public Realm a) With the exception of arterial roads and collector roads, not including streets in the Village Core designation, on-street parking will be provided along all streets within this secondary plan. On-street parking may be provided along all streets located in the Village Core designation. b) Provision is to be made for street trees and an appropriate planting environment along all streets within this secondary plan. c) Where permitted, utilities shall co-locate under the sidewalk to provide optimal growing space for trees. In addition, above-grade utility boxes/features are to be minimized and/or clustered. The preference is for these services to be placed below grade. SWAP draft January 2012 8
d) Utilities located within and/or adjacent to lands along Wonderland Road South corridor shall be placed below-grade to minimize interference with the enhanced Wonderland Road South gateway. e) Public Realm Design Guidelines, including right-of-way cross sections, may be prepared to provide further guidance for the development of public right-of-ways in all designations of this secondary plan. In the absence of these specifically prepared design guidelines, the City s Urban Design Guidelines shall be utilized. f) Landscape walls for the purposes of identifying or delineating community/subdivision entrances shall not be permitted. g) Decorative street and pedestrian level light standards are to be used to differentiate the Village Core area. These light standards will reflect and compliment the village character of Lambeth, and will be similar to those used throughout the entire Secondary Plan area, but with enhanced elements. iv) Transportation a) Subject to more specific or differing transportation policies in the applicable Character Area policies, off-street parking for all uses other than single detached, semi-detached, duplex, street townhouse, and townhouse dwellings, shall be located underground or to the rear of the site (behind the buildings), in a structure or surface parking field. If these options are not possible, then surface parking can be considered in the interior side yard, provided design measures are used to mitigate the view of the parking field from the public realm. Parking is not permitted between the building line and the public right-of-way. b) Appropriate buffering shall be provided between parking areas and back of building functions, such as loading/receiving areas and garbage/storage areas, and adjacent land uses. c) Off-street parking for single detached, semi-detached, duplex, street townhouse, and townhouse dwellings, may include the following: i) As set out in b) above, with the exception of interior side yard parking; or, In an enclosed attached garage located at the front of the dwelling or to the rear of the dwelling in an enclosed attached or detached garage or surface space. Garages located at the front of the dwelling are not to project beyond the front wall of the dwelling, excluding front porches. (Front porches do not constitute the front wall). 20.5.5.X VILLAGE CORE DESIGNATION i) Function and Purpose The Village Core is located in Lambeth, along a major gateway into the community. It comprises lands immediately facing both sides of Wharncliffe Road South between Thornicroft Drain and Campbell Street, both sides of Main Street SWAP draft January 2012 9
between Campbell Street up to Colonel Talbot Road, and both sides of Colonel Talbot Road between Main Street and extends south beyond Sunray Avenue. The purpose of this area is to support a central community focal point, an activity generator, and to provide a neighbourhood level service within comfortable walking distance of most residents of Lambeth. This area will allow for the development of a live-work residential area, and promote a pedestrian-oriented main street environment. In addition, this area will provide for a mix of uses and civic functions, such as public/private gathering spaces, and to act as a gateway into the community. The Village Core designation shall maintain and enhance the high quality architectural design of the built form that provides a sense of place and unity. The Village Core designation is made up of three sub-areas, as follows: a) Main Street Commercial (Lambeth); b) Office Conversion; and c) Auto Oriented Commercial Corridor. i Character The Village Core is to be a walkable urban mixed-use mainstreet with a pedestrian scale. The built form will be primarily street oriented on all public right-of-ways within this area. Sites internal to the neighbourhood will continue to be of a low-rise height that builds upon the traditional mainstreet character of Lambeth. Structures along Main Street will be street oriented and of a low to mid-rise height. Public right-of-ways in the Village Core Area will be of a traditional village character, primarily designed to support walking and street oriented retail. Boulevards will consist primarily of hard surface treatment and provide opportunities for landscaping, such as street trees and furniture, to create a vibrant village main street context. Applications To Expand, Add or Modify Applications to add or to expand the Village Core Designation will be evaluated based on the following criteria, in addition to all other policies included in this Secondary Plan: a) A demonstrated demand/need to extend or add to the designation, considering the supply of land within the designation that is not currently developed; b) A location that is contiguous with the Low Density and Medium Density Residential designations, and Office Residential designation; c) A location that will benefit the natural heritage features as the major focal point for the community; and, d) Where applicable, Planning Impact Analysis Policies in Section 5.4 of the Official Plan shall apply. 20.5.5.X.1 Village Core Policy Area 1 - Main Street Commercial (Lambeth) i) Intent This designation is intended to allow for a transition from Main Street and part of Colonel Talbot Road to the internal portions of the community. Mixed-use SWAP draft January 2012 10
buildings will be encouraged, but stand-alone residential uses will be permitted. A street-oriented building form will be required to support the Village Core designation. Permitted Uses Permitted uses for Main Street and a portion of Colonel Talbot Road, immediately south of Main Street, shall permit those uses in the Main Street Commercial Corridor designation of the Official Plan, and those residential uses permitted in the Multi-Family, Medium Density Residential designation of the Official Plan, with the exception of single-detached, semi-detached and duplex dwellings. Non-residential uses may be located on the ground floor of any residential unit within a live-work built form. The permitted non-residential uses may include those uses which are appropriate in a residential environment, providing a service to its residents, and which do not create significant impacts on neighbouring residential uses. Non-residential uses will be restricted to the ground floor and stand-alone non-residential uses will not be permitted. The south leg of Main Street Commercial Lambeth designation, located on the west side of Colonel Talbot Road frontage, shall comprise primarily of those residential uses permitted in the Multi-Family, Medium Density Residential designation of the Official Plan. The intent for development of these lands is for primarily residential use compared to the primarily nonresidential uses applied to the north portion of the Village Core designation. A range of small-scale commercial uses and conversion of existing buildings for non-residential small-scale uses is also permitted. The south leg of Main Street Commercial Lambeth designation, located on the east side of Colonel Talbot Road frontage, shall comprise of permitted uses in the Main Street Commercial Corridor designation of the Official Plan, but develop at a small-scale intensity as compared to the uses applied to Main Street and the north portion of Colonel Talbot Road. The portion of the remnant school block located within the Colonel Talbot Road, east block-face, shall redevelop with non-residential uses. The east (rear) portion of the remnant school block shall redevelop with residential uses as permitted in the Low Density Residential designation of the Official Plan and develop at a scale and height that is compatible with the existing residential uses located to the east of the remnant school site. The range of small-scale commercial and office uses permitted for those lands located along the south leg of Main Street Commercial Lambeth designation with frontage along Colonel Talbot Road, shall include but are not necessarily limited to: a) professional and services offices; b) medical/ dental offices; c) personal service establishments; d) retail stores; e) convenience stores; SWAP draft January 2012 11
f) studios and galleries; g) day care centers; h) small-scale restaurants; i) specialty food stores; and, j) fitness and wellness establishments. iv) Built Form and Intensity a) Building floorplates shall be designed to accommodate small-scale retail or commercial uses at grade with residential uses located at, or above, grade. b) New residential development shall not exceed a maximum net density of 75 units per hectare. c) The built form shall be of a low-rise height, comparable with the existing streetscape of Lambeth. d) The ground floor of any new residential units shall be designed and constructed in a manner that ensures flexibility and adaptability over time. e) Patio space and canopies are encouraged to be incorporated into the building s ground level. Rooftop patios and balconies are encouraged and shall be considered as amenity areas for residents within mixed-use buildings. f) Buildings should be designed with defined spaces for signage that respects the building s scale, architectural features and the established streetscape design objectives. v) Transportation a) It is intended that the primary mode of transportation within the Community will be by walking or cycling. Residential parking will not be allowed within the front yard of any buildings within the Main Street designation. A limited amount of residential parking should be provided in the rear yard of live work uses for the associated residential component of these uses. Business parking will be directed to on-street locations. 20.5.5.X.2 Village Core Policy Area 2 Office Conversion i) Intent This designation provides an opportunity to provide an intensive form of residential uses that contributes to the urban mainstreet. A street-oriented building form is required to support the Village Core. This designation also promotes effective transition from existing large lots to smaller efficient sized lots. Stand-alone residential uses will be permitted, but mixed-use buildings will be encouraged that supports total or partial conversion of a residential building for office use. Consistent with the Official Plan policies in Section 3.6, office conversions may involve minor additions to the existing building where these facilitate the use of the building for offices. Retention of the general form and character of buildings converted for office use will be required. SWAP draft January 2012 12
Permitted Uses The primary permitted uses in the Multi-family, Medium Density Residential designation of the Official Plan will be permitted. Home occupations and office conversions, may be permitted according to the provisions of Section 3.6. of the Official Plan. Convenience commercial uses, and secondary permitted uses, not identified above, that are allowed in the Multi-family, Medium Density Residential designation will not be permitted within these areas. Single detached dwellings, duplexes, semi-detached dwellings, and street townhouses may be permitted, provided that any new development maintains a village streetscape with a consistent building setback, building height, and traditional village character of Lambeth. i Built Form and Intensity a) Building floorplates shall be designed to accommodate small-scale retail or commercial uses at grade with residential uses located at, or above, grade. b) New residential development shall not exceed a maximum net density of 75 units per hectare. c) The built form shall be of a low-rise height, and with a roof line consistent with the village streetscape character of Lambeth. d) The ground floor of the any new residential units shall be designed and constructed in a manner that ensures flexibility and adaptability over time. In no instance shall the entire building be used exclusively for a nonresidential use; however, the entire building may be used for residential purposes. e) Corner sites or areas connecting to parking facilities are encouraged to incorporate forecourts or mid-block connections that may be private, but provide for public access and amenity. f) Patio space and canopies are encouraged to be incorporated into the building s ground level. Rooftop patios and balconies are encouraged and shall be considered as amenity areas for residents within mixed-use buildings. g) Buildings should be designed with defined spaces for signage that respects the building s scale, architectural features and the established streetscape design objectives. iv) Transportation a) It is intended that the primary mode of transportation within the community will be by walking or cycling. Parking for new residential development will not be allowed within the front yard of any buildings within the Village Core designation. A limited amount of residential parking should be provided in the rear yard of live work uses for the associated residential component of these uses. Business parking will be directed to on-street locations. SWAP draft January 2012 13
20.5.5.X.3 Village Core Policy Area 3 Auto-Oriented Commercial Corridor i) Intent The Auto-Oriented Commercial Corridor designation is intended to allow for a range of small-scale highway commercial type uses within a stand-alone or mixed-use form. A street-oriented built form with high level of design and enhanced landscaping will be required to support the Village Core character and to act as a gateway into the community. i Permitted Uses The Auto-Oriented Commercial Corridor designation shall include mid-rise buildings with a maximum total floor area of 2,000 m² or less within each building. The permitted uses include the primary permitted uses in the Auto- Oriented Commercial Corridor designation of the Official Plan, except light industrial uses. Small-scale commercial and office uses are preferred, including the following: i) convenience commercial uses eat-in restaurants; day care centers; i financial institutions; v) medical and dental offices and clinics; vi) personal services; v pharmacies; vi a limited amount and range of retail uses ix) studios and galleries; x) specialty food stores; and xi) fitness and wellness establishments. Built Form and Intensity a) A maximum of 2000m² total gross floor area. This can be included in a single building. b) The built form shall be of a low-rise height, and roof line consistent with the village streetscape character of Lambeth. c) Corner sites or areas connecting to parking facilities are encouraged to incorporate forecourts or mid-block connections that may be private, but provide for public access and amenity. d) Large windows, patio space and canopies are encouraged to be incorporated into the building s ground level. Rooftop patios and balconies are encouraged and shall be considered as amenity areas for residents within mixed-use buildings. e) Buildings shall be designed with defined spaces for signage that respects the building s scale, architectural features and the established streetscape design objectives. f) Buildings within the designated area shall be designed to form a well defined and continuous street edge with high quality architectural features. SWAP draft January 2012 14
iv) Transportation a) It is intended that the primary mode of transportation within the community will be by walking or cycling. It is anticipated that the commercial and office uses within this designation will employ residents of the area reducing the need for commuting and the need for at-grade parking. Business parking will be directed to on-street locations. 20.5.5.X TRANSIT-ORIENTED CORRIDOR DESIGNATION i) Function and Purpose The purpose of the Transit-Oriented Corridor designation is to focus residential and commercial uses along transit routes, consistent with the Province of Ontario Transit Supportive Guidelines. It is also consistent with the emphasis on walking and bicycling for this Community. The Transit-Oriented Corridor gateway to the City is considered to be Wonderland Road South. The Southwest Area Secondary Plan provides an opportunity to present an attractive gateway to the City, north from Highways 401 & 402, that incorporates a wide range of commercial and residential uses, elements of high quality landscaping, screening of parking areas from the streetscape, the provision of gateway features, and signage and driveway access control guidance. The Transit-Oriented Corridor designation is made up of two character areas, as follows: a) Transit-Oriented Corridor - Wonderland Road South (TOC Wonderland) b) Transit-Oriented Corridor - Bradley Avenue (TOC Bradley) TOC-Wonderland is a diverse community that provides the highest degree of amenities and employment opportunities for its residents and those of the neighbouring character areas. It is expected that the high-level intensity of commercial and residential uses in this designation will create a strong, defining, built form along this corridor. The residential and mixed-use development at medium and high densities supports a multi-modal transportation corridor along Wonderland Road South. Careful attention shall be paid to the exterior architectural design of the built form along this corridor, making use of such tools as building articulation and glazing to minimize the blank wall appearance along the public realm. Mixed-use development, with retail commercial at grade, is directed to arterial road intersections. Stand-alone commercial uses are permitted in certain locations along the corridor. TOC-Bradley is a linear residential neighbourhood that provides living opportunities with strong linkages and enhanced mobility utilizing the City s transit system. Rear lotting of free-hold lots, and back of buildings within multifamily blocks shall be avoided along the Bradley Avenue streetscape to avoid SWAP draft January 2012 15
the presentation of rear yards, privacy fences, and noise attenuation walls along the arterial road. High quality landscaping in combination with streetoriented built form, will achieve the desired appearance of the TOC Bradley streetscape. In all cases, road and lot layouts and site plan designs shall avoid the need for noise walls. Character The Transit-Oriented Corridor is to provide an urban mixed-use community. The built form on all public rights-of-way will be primarily street-oriented within the character area. This area will be characterized by a higher intensity built form to support transit. Public rights-of-ways in the Transit-Oriented Corridor area will be of an urban character, primarily designed to support walking between retail, office business, and residential communities. With the exception of Wonderland Road South, boulevards will consist entirely of hard surface treatment and provide opportunities for landscaping, such as street trees and furniture, to create a vibrant urban main street context. With the exception of the mixed-use commercial node at the intersection of Wharncliffe Road South and Wonderland Road South, the Wonderland Road South boulevard will consist entirely of tree-lined landscaping, comprised of a mix of deciduous canopy trees and coniferous trees with primarily coniferous tree exposure along both sides of Wonderland Road South, all at a minimum depth of 15 metres on private lands, to create a visually pleasing tree-lined gateway into the Forest City. Gateway entrances to the neighbourhood shall be designed with defined spaces for signage that respects the streetscape design objectives. Ground mounted signs and the use of directional signs shall be integrated with the Wonderland Road South landscape theme and to enhance clarity of traffic movement patterns, while ensuring priority for pedestrian circulation on the site. 20.5.5.X.1 Transit- Oriented Corridor Wonderland Road South (TOC Wonderland) i) Intent The TOC-Wonderland designation is generally applied to Wonderland Road South, between Southdale Road West and Dingman Creek. The TOC Wonderland designation is made of six sub- areas, as follows: a) Commercial b) Main Street Commercial/High Density Residential c) Office Business Park d) Residential High Density Residential e) Residential Medium Density Residential f) Residential Low Density Residential Character TOC-Wonderland will support the greatest amount and intensity of residential, office, and commercial use in the Plan. TOC-Wonderland also serves as a major gateway into the City given its proximity to Highways 401 and 402. The SWAP draft January 2012 16
tree-lined boulevards visually separate the built form from the street edge creating a desirable gateway entrance into the Forest City. i Applications To Expand or Add Applications to expand the Transit-Oriented Corridor Designation will be evaluated using all of the policies of this Secondary Plan. It is not intended that this designation will be applied to the primarily residential neighbourhoods of the Plan area, and any expansions or additions to this designation shall be limited to the lands along Wonderland Road South, between the two open space corridors, extending in a north & south direction, south of Southdale Road W. 20.5.5.X.1.1 Transit- Oriented Corridor Wonderland Road South Policy Area 1 - Commercial i) Intent TOC Wonderland Commercial designation is intended to recognize the existing auto-oriented commercial uses located on the east and west sides of Wonderland Road South, south of Southdale Road West. Further, the designation supports the development of a limited amount of commercial lands south of Bradley Avenue in order to anchor the commercial node. i Permitted Uses Given the large format commercial character of this policy area, the permitted uses will include those uses outlined in the New Format Retail Commercial Node designation in the Official Plan. Built Form and Intensity a) Commercial uses in the TOC Wonderland Commercial designation may adopt a big box or new format type of development. b) Commercial development for the entire commercial designation shall not exceed 120,000 m² gross floor area. c) The inclusion of public common areas in development plans is encouraged. d) Free-standing buildings along the street frontage should be developed to improve the design of the street edge, provide access to transit stops, encourage pedestrian connectivity with adjacent uses and reduce the visual impact of large open parking lots. e) Commercial built form shall be of a low to mid-rise height. f) Comprehensive design studies may be required at the time of development. g) New development will be subject to the Planning Impact Analysis criteria identified in Section 4.5 of the Official Plan. h) Over time, the re-development of lands within this designation will be encouraged to include residential uses. i) For commercial development adjacent to Wonderland Road South, at least 60 percent of the landscaped open space area shall be allotted SWAP draft January 2012 17
towards the Wonderland Road South tree-lined landscaping, at a minimum depth of 15 metres, comprising a mix of deciduous canopy trees and coniferous trees with primarily coniferous tree exposure along the Wonderland Road South frontage. iv) Transportation Pedestrian and non-automotive transportation linkages to and within TOC- Wonderland Commercial designation lands shall be included in development plans. a) Comprehensive traffic studies may be required at the time of development. b) Off-street parking shall be located underground or to the rear of the site (behind the buildings), in a structure or surface parking field. If these options are not possible, then surface parking can be considered in the interior side yard, provided design measures are used to mitigate the view of the parking field from the public realm. Parking is not permitted between the building line and the public right-of-way. c) Appropriate buffering shall be provided between parking areas and back of building functions, and adjacent land uses. 20.5.5.X.1.2 Transit- Oriented Corridor Wonderland Road South Policy Area 2 - Main Street Commercial/High Density Residential i) Intent The TOC Wonderland Main Street Commercial/High Density Residential designation is applied to the major intersection of Wonderland Road South and Wharncliffe Road South and will support the greatest level of high intensity residential use in the Plan with secondary commercial uses on the ground floor. Additionally, the designation is applied to the south side of Exeter Road, east and west of Wonderland Road South and will support single commercial floor plates with limited Gross Floor Area, and mid-rise to high-rise apartment buildings. Permitted Uses The TOC Main Street Commercial/High Density Residential will permit mixed uses comprising commercial and high density residential uses at the intersection locations, specified as follows: a) Intersection of Wonderland Road South/Wharncliffe Road South: Highrise apartment buildings, apartment hotels, nursing homes, and seniors residences. Secondary uses will be permitted on the ground floor of those buildings fronting onto Wonderland Road South or Wharncliffe Road South including, but not limited to: personal services, food stores, retail stores, financial institutions, convenience stores, day care centres, pharmacies, studios and galleries, specialty food stores, fitness and wellness establishments. SWAP draft January 2012 18
b) South side of Exeter Road, east and west of Wonderland Road South: Mid-rise and High-rise apartment buildings, apartment hotels, nursing homes, and seniors residences. In addition, the primary permitted uses in the Community Commercial Node designation of the Official Plan will be permitted. i Built Form and Intensity Intersection of Wonderland Road South/Wharncliffe Road South - a) Residential development shall not be permitted at a density of less than 150 units per hectare. b) A residential density exceeding 150 units per hectare may be permitted through a site specific zoning by-law amendment and site plan application, and the associated urban design review. Additional criteria for increasing density are specified in Section 3.4.3 b e) - Scale of Development, in the Official Plan. c) The frontage of residential buildings located on Wonderland Road South shall be designed to accommodate secondary uses at grade. d) The residential built form shall be of a mid-rise to high-rise height. e) Corner sites or areas connecting to parking facilities are encouraged to incorporate forecourts or mid-block connections that may be private, but provide for public access and amenity. f) Large windows, patio space and canopies are encouraged to be incorporated into the building s ground level. Rooftop patios and balconies are encouraged and shall be considered as amenity areas for residents within mixed-use buildings. g) Buildings should be designed with defined spaces to accommodate signage that respects the building s scale, architectural features and the established streetscape design objectives. h) For development adjacent to Wonderland Road South, where possible, at least 60 percent of the landscaped open space area shall be allotted towards the Wonderland Road South tree-lined landscaping, at a minimum depth of 15 metres, comprising a mix of deciduous canopy trees and coniferous trees. South side of Exeter Road, east and west side of Wonderland Road South - a) Net residential densities will normally be less than 150 units per hectare. b) The residential built form shall be of a mid-rise to high-rise height. c) The commercial built form, stand alone from residential built form, shall be of a low-rise to mid-rise height, comprising a single floor plate with a maximum 6000m² Gross Floor Area. d) Corner sites or areas connecting to parking facilities are encouraged to incorporate forecourts or mid-block connections that may be private, but provide for public access and amenity. e) Rooftop patios and balconies are encouraged and shall be considered as amenity areas for residents within apartment buildings. f) Buildings should be designed with defined spaces to accommodate signage that respects the building s scale, architectural features and the established streetscape design objectives. SWAP draft January 2012 19