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Final Proposal REPORT DRAFT PLAN OF CONDOMINIUM, OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT APPLICATION 7098 and 7118 Kilbourne Road London Date:

November 2019 Prepared for: BlueStone Properties Inc. Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 630 Colborne Street, Suite 202 London ON N6B 2V2 T: 519 858 2797 F: 519 858 2920 OUR FILE: 13184’E’

Final Proposal Report: BlueStone Properties Inc. 7098 Kilbourne Road, London 1

CONTENTS

1.0 Introduction ................................................................................................................... 4 1.1 Overview ...................................................................................................................................................... 4 1.2 Site Description .......................................................................................................................................... 4 1.3 Development Concept ........................................................................................................................... 5

1.3.1 Primary Components .......................................................................................................................... 5 2.0 Provincial Policy Statement .......................................................................................... 6

2.1 Framework ................................................................................................................................................... 6 2.2 Assessment of Proposal .......................................................................................................................... 7

2.2.1 Building Strong Healthy Communities ........................................................................................ 7 2.2.2 Wise Use and Management of Resources ................................................................................... 8 2.2.3 Protecting Public Health and Safety ............................................................................................. 9 2.2.4 Conclusion ............................................................................................................................................10

3.0 Official Plan .................................................................................................................. 10 3.1 1989 City of London Official Plan ......................................................................................................10

3.1.1 Overview ................................................................................................................................................10 3.1.2 Policy Review ........................................................................................................................................11

3.2 New City of London Official Plan (The London Plan) ................................................................14 3.2.1 Status .......................................................................................................................................................14 3.2.2 Policy Review .......................................................................................................................................14

4.0 Area Studies ................................................................................................................. 17 4.1 Southwest Area Plan ..............................................................................................................................17

4.1.1 Vision .......................................................................................................................................................17 4.1.2 Planned Function and Development Characteristics ...........................................................18 4.1.3 Permitted Uses ....................................................................................................................................18 4.1.4 Neighbourhood Design ...................................................................................................................19 4.1.5 Density Reduction Rationale ..........................................................................................................21 4.1.6 Conclusion ............................................................................................................................................22

5.0 Zoning By-law .............................................................................................................. 22 5.1 Existing Zoning ........................................................................................................................................22 5.2 Proposed Zoning .....................................................................................................................................23

6.0 Existing Conditions ..................................................................................................... 23 6.1 General Considerations ..............................................................................................................................23 6.2 Environmental Conditions ...................................................................................................................24 6.3 Archaeological/Built Heritage Concerns ........................................................................................25

7.0 Condominium Design ................................................................................................. 25 7.1 Design Elements ............................................................................................................................................25

7.1.1 General ...................................................................................................................................................25 7.1.2 Sanitary Drainage ...............................................................................................................................26 7.1.3 Water Supply ........................................................................................................................................26 7.1.4 Storm Drainage ...................................................................................................................................26 7.1.5 Other Services and Design Considerations ..............................................................................26

7.2 Condominium Phasing and Staging ...............................................................................................27


8.0 Sanitary Servicing ........................................................................................................ 27 8.1 Sanitary Servicing Strategy .................................................................................................................27

9.0 Water Servicing ............................................................................................................ 28 9.1 Water Servicing Strategy ......................................................................................................................28

10.0 Stormwater Management ........................................................................................... 29 10.1 Stormwater Assumptions ........................................................................................................................29 10.2 Proposed Strategy for Stormwater .......................................................................................................30

10.2.1 Quality Control ..................................................................................................................................30 10.2.2 Quantity Control ...............................................................................................................................30 10.2.3 Water Balance / LID Technologies .............................................................................................30

11.0 Transportation ............................................................................................................. 31 11.1 Transportation Impact Study ..................................................................................................................31 11.2 Internal Road Works ...................................................................................................................................31 11.3 External Road Works ..................................................................................................................................31 11.4 Bicycle and Pedestrian Considerations ...............................................................................................31

12.0 Natural Heritage/Parks ............................................................................................... 31 12.1 Natural Heritage System ...........................................................................................................................31 12.2 Parks & Open Space ....................................................................................................................................32

13.0 Financial Implications ................................................................................................. 32 14.0 References .................................................................................................................... 33


LIST OF FIGURES Following

Figure 1: Location Map 5

Figure 2: Existing Official Plan Designations 10

Figure 3: The London Plan Map 1 Place Types 14

Figure 4: Southwest Area Plan Schedule ‘6’ Land Use Designations 18

Figure 5: Existing Zoning 22

Figure 6: Proposed Zoning 23

Figure 7: Existing Official Plan Designations Schedule B1 24

Cost-Shareable Works & DC Revenue Estimate Worksheet 33

Preliminary Draft Plan of Condominium Insert 1

APPENDICES

Appendix A Neighbourhood Character Statement

Appendix B Compatibility Report


1.0 INTRODUCTION

1.1 Overview MHBC has been retained by BlueStone Properties Inc. (BlueStone) to assist with the preparation of a Draft Plan of Condominium (Draft Plan) application for lands addressed as 7098 and 7118 Kilbourne Road, London. Project management responsibilities for the application process will be provided by Carol Wiebe, MHBC Partner, on behalf of the property owner. The Vacant Land Condominium proposal discussed in this Report is designed to support low density residential units on these lands which is compatible with, and complementary to, the surrounding development context. Additionally, individual properties would receive street access by way of a common element roadway containing visitor parking and landscaped areas. To notify nearby residents of the application, a Neighbourhood Meeting was held on June 26, 2018 at the Royal Canadian Legion Branch 501, at 7097 Kilbourne Road. Preliminary plans were presented at this meeting as well as presentation boards outlining the policy framework of the lands as set out in the South West Area Plan (SWAP). A number of residents attended and were generally supportive of the proposed development in terms of density and scale of the lots.

1.2 Site Description The subject lands (Site) is located on the north side of Kilbourne Road approximately 280 m west of the Colonel Talbot Road intersection. The Site is comprised of the following contiguous properties which are considered to be a single development for this proposal: i. 7098 Kilbourne Road. The parcel which abuts Dingman Creek measures approximately

2.76 ha in area and is vacant of buildings and structures. ii. 7118 Kilbourne Road. This parcel abuts a number of single detached lots which front onto

Stacey Crescent to the west and measures approximately 0.77 ha and incorporates. The property is also vacant of buildings and structures following the recent demolition of a single detached dwelling and detached garage that were on the premises.

Collectively, these lands: measure approximately 3.52 ha in area; have an irregular shape; and are generally described as Part of Lots 73, Concession WTR on R Plan 33R-10967. Additionally, measured from Kilbourne Road, the Site has approximately 65.70 m of frontage and a maximum depth approximately 217.3 m. The Site is located entirely within the City’s Urban Growth Boundary and forms part of the Southwest Planning Area. Development of these lands is subject to the policies of the


approved Secondary Plan for this community; the Southwest Area Plan (SWAP). This Secondary Plan delineates a series of neighbourhoods within the planning district and defines specific polices for each area. In this respect, the subject lands are located in the Lambeth Residential Neighbourhood. The Site is located immediately to the west of an established low rise suburban neighbourhood that was developed a number of years ago. (Southwinds Village subdivision) The majority of these lands, which are located on the west side of Colonel Talbot Road, have been developed with large single detached lots which reflect the semi-rural character and surrounding landscape within this part of the City. There is a small estate lot development further to the west on the north side of Kilbourne Road that was also developed a number of years ago. Figure 1 illustrates that these lands are generally bounded by Kilbourne Road to the south; the Dingman Creek corridor to the west, a stormwater management facility to the north and low density residential development (Southwinds Village subdivision) to the east and southeast (Applegate Estates subdivision). Additionally: A 10.7 m wide sanitary servicing easement is located along the eastern boundary of the

Site. This easement allows for maintenance of the existing 300 mm diameter municipal sanitary sewer which services the Applegate Estates development;

A Royal Canadian Legion (community hall) is located immediately south of the property on the south side of Kilbourne Road (7097 Kilbourne Road);

Naturalized areas associated with the Dingman Creek corridor are located along the

western limit of the property and are situated within the Regulation Limit of the Upper Thames River Conservation Authority (UTRCA). In addition these lands form part of the Lower Dingman Creek ESA.

In the vicinity of the project site, the Dingman Creek corridor forms the western limit of

the City’s Urban Growth Boundary; and

Kilbourne Road is classified as a Local Street on Schedule C (Transportation Corridors) of the current Official Plan (1989). According to the transportation network classification prescribed in Section 18.2.2. of the current Official Plan, the intent of this road type is to serve local traffic only, and to provide property access.

1.3 Development Concept

1.3.1 Primary Components The proposed Draft Plan included with this Report (dated January 30, 2018) was prepared by MHBC in consultation with Development Engineering (London) Limited (DELL) and BlueStone Properties Inc. Generally, the Draft Plan was designed to achieve several key objectives as follows:


to provide a small condominium development with appropriate intensification on a

property that previously comprised two dwelling lots; to create a vacant land condominium that would allow for individual home designs to

suit the unique characteristics of each ‘lot’ in order to provide an attractive residential enclave;

to complement the existing suburban development context; to better utilize a remnant land parcel situated between existing development and the

Dingman Creek corridor; and, to protect existing natural features associated with the Dingman Creek corridor.

The following sets out the principal elements of the Draft Plan: A total of fourteen (14) condominium units encompassing a total development area of

approximately 1.575 ha. Typical unit dimensions include between 20 and 25 m of frontage and between 33 and 38 m of depth. Further, the low density building forms planned for these units are intended to be compatible with existing low density residential development surrounding the site.

A single private road connecting to Kilbourne Road and having a typical width of 6.7 m.

Visitor parking (three stalls), snow storage, a community mailbox and boulevard landscaping are provided at dispersed locations along this roadway. The roadway will be designated as a common element roadway for the Draft Plan.

Designated open space encompassing lands below the identified Erosion Hazard Limit as

delineated by the Geotechnical Study prepared by Englobe (dated May, 2019). This common element measures approximately 1.778 ha.

2.0 PROVINCIAL POLICY STATEMENT

2.1 Framework The current Provincial Policy Statement (PPS) was issued in April 2014 under Section 3 of the Planning Act. The PPS provides overall policy direction on matters of provincial interest related to land use planning and development, and sets the policy foundation for regulating the development and use of land. The PPS provides a vision for land use planning in Ontario that focuses growth within settlement areas, and encourages an efficient use of land, resources, and public investment in infrastructure.


2.2 Assessment of Proposal The proposed Draft Plan has been evaluated with regard to the policy direction and provisions of the Provincial Policy Statement. Based upon this analysis, it is our opinion that specific policies in Section 1.0 (Building Strong Healthy Communities) and Section 3.0 (Protecting Public Health and Safety) are particularly relevant to this proposal. Commentary regarding these policies is provided in the following section of this Report. 2.2.1 Building Strong Healthy Communities The PPS provides a vision for land use planning in Ontario that focuses growth within settlement areas, and encourages an efficient use of land, resources, and public investment in infrastructure. To support this vision, the PPS defines a number of policies to promote strong, liveable, healthy and resilient communities. These policies are set out in Section 1.0, and address such matters as efficient development and land use patterns, coordination, employment areas, housing, public spaces/open space, infrastructure and public service facilities, long-term economic prosperity, and energy and air quality. Given the nature and scale of the proposed redevelopment plan, in our opinion, the following policies contained within Section 1.1 (Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns), Section 1.4 (Housing) and 1.6.6 (Sewage, Water and Stormwater) have specific relevance to the revised development proposal: 1. Policy 1.1.1 prescribes a series of measures which support healthy, livable and sustainable

communities. Further: Policy a) promotes efficient development and land use patterns which help sustain the

financial well-being of the City of London and the Province;

Policy b) prescribes that an appropriate range and mix of residential, employment, recreational and open space uses should be encouraged to meet long-term needs.

2. Policy 1.4.3 requires planning authorities to provide for an appropriate range of housing

types and densities to meet projected requirements for current and future residents. Further: Policy c) directs new housing development to locations where appropriate levels of

infrastructure and public service facilities are available;

Policy d) promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities.

3. Policy 1.6.6.7 sets out a series of objectives for the planning of stormwater management

facilities including the promotion of best practices and low impact development (LID).


With respect to Policy 1.1.1, the proposed Draft Plan proposes an efficient, low density residential land use pattern on lands designated for these uses. The subject lands form part of the Lambeth community which integrates lands planned for a mix of land uses including low and medium residential development, service/retail commercial activities, community parks and public open space. Additionally, the property is located in proximity to, and supported by, the arterial road network, municipal servicing infrastructure and public service facilities. As discussed in Section 6.2 of this Report, existing natural features contained within the common element open space area would be protected in conjunction with site development. In relation to Policy 1.4.3, implementation of this proposal would facilitate low density residential forms compatible with, and complementary to, the local development context. Section 10 of this Report addresses the stormwater management (SWM) strategy proposed for this development. It is noted that the implementation of on-site SWM controls and Low Impact Development (LID) technologies have been investigated and are summarized under Sections 10 of this Report. Taking these matters into consideration, it is our opinion that the proposal satisfies the referenced policies of Section 1.0 of the PPS. 2.2.2 Wise Use and Management of Resources The vision defined in the PPS acknowledges that the long-term prosperity, environmental health and social well-being of Ontario depends, in part, on conserving natural heritage and agricultural resources for their economic, environmental and social benefits. Accordingly, Section 2.0 of the PPS establishes a number of policies that serve to protect sensitive natural features and water resources. The Site incorporates a section of the Dingman Creek corridor and forms part of a Ground Water Recharge Area pursuant to Schedule B1 (Natural Heritage Features) of the 1989 Official Plan. Given this context, in our opinion, one policy prescribed in Section 2.1 (Natural Heritage) and one policy within Section 2.2 (Water) have particular relevance to this development proposal: Natural Heritage 1. Policy 2.1.8 prescribes that development and site alteration shall not be permitted on

lands adjacent to natural heritage features (e.g., significant woodlands) unless it has been demonstrated that the development would have no negative impacts on these natural features or on their ecological function;

Water 2. Policy 2.2.1 e) states that planning authorities shall protect, improve or restore the quality

and quantity of water by implementing necessary restrictions on development and site alteration to: protect, improve or restore vulnerable surface and ground water, sensitive


surface water features and sensitive ground water features, and their hydrologic functions;

With respect to policy 2.1.8, the common element open space area encompasses all lands below the identified Erosion Hazard Limit including the Dingman Creek corridor. Additionally, MTE Consultants Inc. (MTE) has undertaken a scoped Environmental Impact Study (EIS) in consultation with the UTRCA and City to identify appropriate mitigation measures to protect the natural heritage features associated with the Dingman Creek corridor. With respect to Policy 2.2.1, a Scoped Hydrogeological Report (August, 2019) has been completed by Englobe in support of the Draft Plan application to determine location and flow direction of subsurface water and its importance in supporting groundwater recharge, on- and off-site drainage features and wetland features. Water balance calculations pre-development along with a preliminary review of post-development flows has also been carried out as part of the EIS to guide the Draft Plan design. The finalized Hydrogeological and EIS documents have been included with this submission under separate cover. In light of the above, it is our opinion that the development will satisfy the referenced policies of Sections 2.1 and 2.2 of the PPS. 2.2.3 Protecting Public Health and Safety The vision identified in the PPS acknowledges that the long-term prosperity, environmental health and social well-being of Ontario depends, in part, on reducing the potential public cost and risk associated with natural or human-made hazards. Accordingly, Section 3.0 of the PPS states a number of policies designed to direct development away from natural and human-made hazards where there is an unacceptable risk (1) to public health or safety or (2) of property damage. As discussed, a section of the Dingman Creek corridor traverses the western limit of the Site and is encompassed within the common element open space area. In our opinion, the following policies of Section 3.1 (Natural Hazards) are pertinent to this Draft Plan: 1. Policy 3.1.1 generally directs development to areas outside of hazardous lands adjacent to

river, stream and small inland lake systems impacted by flooding hazards. 2. Policy 3.1.2 d) prescribes that development and site alteration shall not be permitted

within a floodway regardless of whether the area of inundation contains high points not subject to flooding.

Lands adjacent to the Dingman Creek are regulated under Ontario Regulation 157/06. Through discussion with UTRCA it was determined that an EIS was required to address impacts to the Dingman Creek corridor. Provided that recommendations from any related investigations are implemented where appropriate, in our opinion the proposal will satisfy the referenced policies of Section 3.1.


2.2.4 Conclusion In light of these considerations and our broader evaluation of this proposal relative to the PPS, it is our opinion that the proposed Draft Plan satisfies, and is consistent with, the policies of the PPS.

3.0 OFFICIAL PLAN

3.1 1989 City of London Official Plan 3.1.1 Overview Section 1.2 of the 1989 City of London Official Plan states that, “The Official Plan for the City of London contains City Council’s objectives and policies to guide the short-term and long-term physical development of all lands within the boundary of the municipality”. Policies defined within the Official Plan provide direction on a range of planning considerations, such as growth management, urban form, urban design and public consultation, in order to promote the physical development of a healthy, sustainable community. The existing Official Plan land use designations applying to the Site were approved in conjunction with the approval of the SWAP by the Ontario Municipal Board (OMB) in April 2014 (refer to Section 4.0 of this Report). The approved SWAP land use schedule amended Schedule A (Land Use) of the Official Plan Figure 2 illustrates the approved land use schedule applying to the Site. The general permissions of applicable designations are discussed as follows: The Low Density Residential designation encompasses the majority of the Site, and the

entire development area. This designation supports the development of lands for low-rise, low density housing forms and, where appropriate, multiple-attached dwellings and non-residential secondary uses. In the context of residential subdivisions and condominiums, policies associated with this designation encourage developments that incorporate sustainable development principles and promote the retention of desirable natural features.

The Open Space designation is applied to lands encompassed in the common element

open space area. Generally, this designation is intended to preserve lands which are to be maintained as park space or in a natural state.

In our opinion, the land use pattern and intended uses of the proposed Draft Plan is consistent with Schedule A of the current Official Plan. Accordingly, no modifications to this Schedule are proposed in conjunction with this application.


3.1.2 Policy Review a. Overview Given the intended uses and design elements of the Draft Plan, Chapter 3 (Residential Land Use Designations), Chapter 11 (Urban Design Principles) and Chapter 19 (Implementation) include development policies of particular relevance to this proposal. The following discussion (1) summarizes the key Official Plan policies applying to the subject lands and (2) evaluates the planning merits of the proposal in the context of these polices. b. General Objectives: All Residential Designations Section 3.1 defines a series of goals and objectives for all forms of residential land use within the City. The following policy objectives are of particular relevance to this proposal: “i) Provide for a supply of residential land that is sufficient to accommodate the

anticipated demand for a broad range of new dwelling types over the planning period. ii) Support the provision of a choice of dwelling types according to location, size,

affordability, tenure, design, and accessibility so that a broad range of housing requirements are satisfied.

iii) Support the distribution of a choice of dwelling types by designating lands for a range

of densities and structural types throughout the City. v) Encourage infill residential development in residential areas where existing land uses

are not adversely affected and where development can efficiently utilize existing municipal services and facilities.

vii) Minimize the potential for land use compatibility problems which may result from an

inappropriate mix of: low, medium and high density housing; higher intensity residential uses with other residential housing; or residential and non-residential uses.

viii) Support the provision of services and amenities that enhance the quality of the

residential environment. x) Promote residential development that makes efficient use of land and services.” The components of the proposed Draft Plan are consistent with the guiding principles for residential development. This assessment is based upon the following key considerations: The proposal provides 14 condominium units to offer housing choice with respect to

dwelling type, tenure, location and design. In this regard, the single detached dwellings intended for the Site will help meet market demands in the Southwest Planning Area;

The proposed Draft Plan has been designed in a comprehensive manner and with

consideration for the suburban development context;


The proposed development has been designed to accommodate a condominium design

that will permit land and services to be utilized in an efficient manner; and The proposal incorporates features to support and enhance the residential environment

including landscaping features and pedestrian connectivity throughout the Site. Further, the condominium layout will integrate urban design components to offer an aesthetically-pleasing residential setting.

c. General Objectives: Low Density Residential Development Section 3.1.2 outlines additional objectives for Low Density Residential development activities: “i) Enhance the character and amenities of residential areas by directing higher intensity uses to locations where existing land uses are not adversely affected; ii) Encourage the development of subdivisions that provide for energy conservation, public transit, and the retention of desirable natural features.”

As proposed, the development will retain existing natural features contained within the open space area, including features adjacent to Dingman Creek (discussed in Section 6.2 of this Report). d. Permitted Uses: Low Density Residential Development In accordance with Section 3.2.1, the primary permitted uses in areas designated Low Density Residential shall be single detached; semi-detached; and duplex dwellings. Multiple-attached dwellings, such as row houses or cluster houses may also be permitted subject to the policies of this Plan and provided they do not exceed the maximum density of development permitted under policy 3.2.2. e. Chapter 11 – Urban Design Objectives Chapter 11 of the Official Plan provides direction for matters relating to the visual character, aesthetics, and compatibility of land use, and to the qualitative aspects of development. Section 11.1.1 itemizes a number of urban design principles that have relevance to this proposal. The preliminary Draft Plan demonstrates regard for the principles set out in Section 11.1.1. In this regard, this condominium layout was developed with consideration for the following core design objectives: 1. Support residential uses that support market demands, promote compact development

and have regard for, and is compatible with, the existing neighbourhood character; 2. Enhance the visual qualities of the Kilbourne Road streetscape by providing a positive

addition to the existing development pattern along this corridor;


3. Provide an internal circulation network that facilitates efficient and safe traffic movement

within the Site and promotes connectivity with the municipal road system and adjacent developments; and

4. Establish a lotting (unit) pattern that protects natural features associated with the Dingman Creek corridor.

In our opinion, the proposed Draft Plan demonstrates regard for the aforementioned design principles and the broader urban design objectives of the Official Plan. f. Chapter 19 – Implementation Section 19.2 of the current Official Plan prescribes that community plans and area plans may be used to assist with the implementation and refinement of policy. Section 19.2.1 i) states that Secondary Plans may be developed, “… to implement a vision or design concept for a specific area, and provide a greater level of detail than the general policies of the Official Plan”. Further, Subsection iii) states that where there is a conflict between the general policies or schedules of the Official Plan and the Secondary Plan, the Secondary Plan prevails. As discussed, the Site forms part of the Southwest Planning Area and therefore subject to the development vision and detailed policies of the SWAP. Section 4.1 of this Report describes how the proposal aligns with policies of this Secondary Plan. Additionally, Section 19.2.2 sets out a series of guideline documents which provide direction for the preparation and review of development proposals. Given the development context of the proposed Draft Plan, project planning has had regard for several City of London guidelines, studies and strategic plans itemized in this policy including: Condominium Submission, Review and Approval Guidelines; Noise and Vibration Attenuation Guidelines; Stormwater Management Guidelines; Urban Design Guidelines; Subwatershed Planning Studies; Ecological Buffers and Development Setback Guidelines; Bicycle Master Plan; City of London Placemaking Guidelines; and Access Management Guidelines. g. Conclusion Given the foregoing considerations, in our opinion the proposal is consistent with the principles, planning framework and policy direction of the Official Plan. In this respect, the land use pattern associated with the proposed Draft Plan is compatible with the surrounding development context, protects and enhances environmental features and promotes pedestrian connectivity. Additionally, the condominium integrates elements which collectively support the urban design objectives set out in the Official Plan.


3.2 New City of London Official Plan (The London Plan) 3.2.1 Status The City of London initiated the ReThink London initiative in May 2012 to help facilitate preparation of a new Official Plan. City staff released the third draft of the new Official Plan (The London Plan) in May 2016. City Council adopted this final draft document as the new City of London Official Plan on June 23, 2016. The London Plan was subsequently submitted to the Ministry of Municipal Affairs (MMA) for approval. The Ministry issued its approval of the new Official Plan, with modifications, on December 30, 2016. Applicable policies and schedules of the new Official Plan have been appealed to the Ontario Municipal Board and are not in effect. Notwithstanding, the following discussion describes how the proposed Draft Plan aligns with the policy direction and development provisions of The London Plan as approved by the MMA. 3.2.2 Policy Review a. Place Types (Map 1) Figure 3 illustrates that the project site is predominately designated Neighbourhoods on the land use schedule of the new Official Plan (Map 1 - Place Types), with a portion of the Site designated Green Space along the Dingman Creek corridor. Policy 916 defines an overall vision for development in the Neighbourhoods place type, “… our neighbourhoods will be vibrant, exciting places to live, that help us to connect with one another and give us a sense of community well-being and quality of life.” Eight principal elements are also defined in this Policy to help achieve the vision statement:

“1. A strong neighbourhood character, sense of place and identity.

2. Attractive streetscapes, buildings, and public spaces.

3. A diversity of housing choices allowing for affordability and giving people the opportunity to remain in their neighbourhoods as they age if they choose to do so.

4. Well-connected neighbourhoods, from place to place within the neighbourhood and to other locations in the city such as the downtown.

5. Lots of safe, comfortable, convenient, and attractive alternatives for mobility.

6. Easy access to daily goods and services within walking distance.

7. Employment opportunities close to where we live.

8. Parks, pathways, and recreational opportunities that strengthen community identity and serve as connectors and gathering places.”


Additionally, consistent with Schedule A of the current Official Plan, the portion of the Site adjacent to the Dingman Creek corridor is designated Green Space place type. Pursuant to Policy 762 of The London Plan, the Green Space place type is intended to preserve lands as park space or in a natural state. b. Permitted Uses and Building Scale (Neighbourhoods Place Type) Several residential forms and secondary uses (e.g., retail/service commercial activities, community facilities, small-scale offices) are permitted in the Neighbourhood place type; contingent upon the adjacent road network delineated on Map 3 (Street Classifications). With respect to the proposed Draft Plan, Kilbourne Road is classified as a Neighbourhood Connector and it is anticipated that the planned private road would be classified as a Neighbourhood Street. Tables 10 and 11 of the new Official Plan generally specify the following land use, development intensity and building form permissions in the Neighbourhoods place type: Lands fronting Neighbourhood Streets (local streets) may be developed for a limited

range of low density residential types (e.g., single detached, semi-detached, duplex dwellings, townhouses). Building heights at these locations are permitted to range from one to two and a half storeys. There are no residential density restrictions applied to the Neighbourhoods place type; and

Lands fronting Neighbourhood Connectors (secondary collector roads) may be developed for the low density residential types permitted along Neighbourhood Streets as well as triplexes. Building heights at these locations are also to range from one to two and a half storeys.

c. Permitted Uses (Green Space) Policy 762 generally prescribes that lands in the Green Space place type can be utilized for passive/active recreational uses, community facilities, private green space, agricultural, woodlot management, conservation and stormwater management (depending upon the natural heritage features contained on the lands and potential hazards). d. Natural Heritage With respect to natural heritage features, Policy 1415 states that “ in addition to buffer lands, additional techniques may be required to assist in minimizing the impact of development on the Natural Heritage System…” The discussion to follow addresses the various criteria listed under this policy that are relevant to the proposal.

1. Discourage rear-lotting adjacent to the Natural Heritage System, and the use of site planning to orient the development away from natural heritage features and areas.

The lotting configuration of the proposed Draft Plan integrates rear-lotting adjacent to the Natural Heritage system. Based on the irregular configuration of the subject lands, and the


narrowness of the overall Site, this lot configuration was determined to be the most appropriate for the following reasons:

The narrowness of the Site in proximity to Kilbourne Road is such that the private road must be located along the perimeter of the Site to accommodate usable lots.

Options were explored to move the access from Kilbourne Road further west to

establish a road configuration that abuts the Dingman Creek corridor within the Site. However, shifting this access to the west, near the bottom of the hill on Kilbourne Road would reduce sightlines and decrease safety for vehicular traffic. Accordingly, this access from Kilbourne Road is more appropriate near the crest of the hill along the eastern perimeter of the Site.

The eastern perimeter of the Site contains a 10.67 m servicing easement. If the private

road was shifted to the west to abut the Natural Heritage feature, notwithstanding the considerations described above, it would result in lots 1-3 being undersized, and underutilized relative to the rest of the lots within the Draft Plan.

Situating the private road adjacent to the Dingman Creek corridor would result in

increased salt loading to the Natural Heritage system. By providing back lotting onto this feature, the lots serve as a buffer from salt.

Grading

3. The use of a geotechnical setback from the boundary of natural heritage areas or natural hazard areas for construction purposes.

Geotechnical setbacks were identified for construction purposes in the Geotechnical Engineering Report (May 2019) prepared by Englobe for this application.

4. Restriction of public access by providing a limited number of access points to natural heritage areas.

Given the configuration of the Draft Plan of Condominium, there will be no public access points to the natural heritage area along the western perimeter of the Site.

6. Development and site alteration on lands identified and delineated as an ecological buffer shall be prohibited unless specified as a permitted use in the Zoning By-law.

Development and site alteration is not proposed within any areas that serve as an ecological buffer.

7. Setbacks shall apply from any lands identified as an ecological buffer. The EIS prepared by MTE (November, 2019) provides information regarding appropriate setbacks from natural heritage features.


9. Fencing (without gates) along all private lands abutting natural features. Fencing will be incorporated along all private lands which abut the Dingman Creek corridor.

10. Other measures, as determined through a detailed environmental study.

The EIS prepared by MTE (November, 2019) provides a description of all recommended mitigation and protection measures. e. Secondary Plans Notwithstanding the aforementioned permissions, consistent with the current Official Plan, Policy 1558 of The London Plan states the following in relation to the status of the Southwest Area Plan:

“Secondary plans will be adopted by City Council and form part of The London Plan. Where there is a conflict or inconsistency between the parent policies or maps of The London Plan and the policies or maps of a secondary plan, the secondary plan policies or maps will prevail.”

The SWAP provides specific policy direction in relation to land use, development intensity and building form. f. Conclusion In our opinion, the discussion outlined in Sections 2.0 and 3.0 of the Report demonstrates that the intended land uses and design elements of the proposed Draft Plan support the broad vision and guiding objectives for the Neighbourhoods and Green Space place types. The Draft Plan also generally aligns with the development permissions prescribed for these place types (recognizing that the project is subject to the more detailed policies of the Southwest Area Plan and that applicable development intensity and building form policies are under appeal and not in effect).

4.0 Area Studies

4.1 Southwest Area Plan

4.1.1 Vision Section 19.2 of the current Official Plan prescribes that Area studies, commonly referred to as community plans and area plans, and guideline documents may be used to assist in the implementation and refinement of the Official Plan. The Site is located within the Southwest Planning Area and is therefore subject to the policies of the SWAP, dated April 2014.


The policy direction and provisions of the SWAP are intended to help achieve the broad vision statement set out in Section 20.5.1.3 of the Secondary Plan. In our opinion, the following component of the vision statement effectively defines the fundamental objective of this planning document:

“This Plan … places an emphasis on promoting sustainable growth patterns, attractive urbanism, strong neighbourhoods, the protection of significant natural heritage features and built and cultural heritage, and the qualities that are unique to the southwest quadrant of the city.”

4.1.2 Planned Function and Development Characteristics

The SWAP includes land use policies which serve to implement the planning vision and objectives developed for this study area. The document also discusses how the detailed Secondary Plan policies would integrate into the policy framework of the Official Plan. The subject lands and situated within the Southwest Planning Area and form part of the SWAP Lambeth Residential Neighbourhood. Section 20.5.7 i) of the Secondary Plan sets out the intended function of the Lambeth community relative to intended land uses:

“i) Function and Purpose

… The Neighbourhood is primarily residential. The maintenance and enhancement of existing residential areas, and the development of new residential areas will provide a nearby population base to support the stores and services that make up a healthy and sustainable village core. New residential development north of Longwoods Road will be of an intensity that is generally higher than achieved in other areas of the city, but is less than the intensity of the Bostwick Neighbourhood. The focus for new development is to be on a mix of low to mid-rise housing forms, ranging from single detached dwellings to low rise apartment buildings within individual subdivisions and throughout the neighbourhood. …”

4.1.3 Permitted Uses The Southwest Area Plan includes land use policies that are intended to support the planning vision and objectives developed for this study area. The document also discusses how the detailed Secondary Plan policies would integrate into the policy framework of the new Official Plan (recognizing that many policies of The London Plan are under appeal and are not currently in effect). The following sets out key SWAP development policies applicable to the proposed Draft Plan in accordance with Schedule 6 (Lambeth Residential Neighbourhood Land Use Designations) of the SWAP (refer to Figure 4). It is important to note that pursuant to Section 20.5.1.2 of the Secondary Plan, the permitted use policies of the SWAP prevail over those prescribed in the Official Plan where more detailed or alternate direction is provided in the Secondary Plan.


Additionally, as discussed, the approved SWAP land use schedule amended the Schedule A (Land Use Plan) of the current Official Plan. Land Use Designations: i. Low Density Residential Designation. As illustrated on Figure 4, the Site is predominately

designated Low Density Residential under the SWAP. Pursuant to Section 20.5.7.1 i) the intent of this designation is to provide for low-intensity residential uses consistent with existing and planned development. Subsection ii) provides that this designation allows for residential uses permitted in accordance with the Low Density Residential designation of the current Official Plan (i.e., low-rise, low density housing forms). Commercial uses are not permitted in this designation.

ii. Open Space and Environmental Review. Figure 4 also illustrates that lands adjacent to the

Dingman Creek corridor are designated Open Space and Environmental Review. Pursuant to Section 20.5.4.3 of the SWAP, lands in this designation are intended for active and passive recreation. Four distinct types of open space are identified within the Plan with the Open Space area on the subject lands belonging to the Natural Heritage / Environmental category. This open space area is intended to protect the features and functions of the Natural Heritage System.

Built Form and Intensity Pursuant to Section 20.5.7.1iii) Development shall occur at a minimum density of 15 units per hectare and a maximum density of 30 units per hectare. Building heights shall not exceed four storeys and shall be sensitive to the scale of development in the surrounding neighbourhood. Given the commentary in Section 3.0 of this Report regarding residential permissions applying to the Site under the current Official Plan, it is our opinion that the preliminary Draft Plan has regard for the permitted use policies of the SWAP. However, an amendment is required to permit a residential density below the required 15 units per hectare. Refer to Neighbourhood Character Statement and Compatibility Report in Appendix A, and B, and the discussion below under Section 4.1.5 of this Report for a rationale for a lower residential density for the Draft Plan. 4.1.4 Neighbourhood Design a. Overview Urban design policies within the SWAP provide direction regarding the treatment of the public realm, building form and site design. During the development of the Draft Plan, a detailed assessment of these policies was completed to align the condominium design with the policy direction of the Secondary Plan.


The following discussion provides an overview of the core SWAP design themes and policies that have a particular relationship to the proposal. Commentary is also provided evaluating the merits of the condominium design relative to this policy framework. b. Neighbourhood Elements As discussed, the SWAP directs that new residential development in the Lambeth neighbourhood should maintain and enhance the character of existing residential areas. Additionally, Section 20.5.1.4 i) of the Secondary Plan identifies several objectives to achieve diverse and connected communities. In our opinion, the following objectives have particular relevance to this Draft Plan:

“a) Provide for a range of land uses including residential, open space, public, commercial, office and mixed-uses and community facilities.

f) Identify opportunities for places that foster community identity … g) Enhance the public realm, including streetscapes, public spaces and infrastructure. … i) Integrate the new community with surrounding neighbourhoods. …”

The proposed Draft Plan has been designed with consideration for the above-noted objectives. Most notably, the proposal integrates low density residential development that is compatible with existing Lambeth neighbourhoods and supports housing choice appropriate for the suburban development context while also increasing densities beyond what currently exists in the surrounding neighbourhood. c. Housing Choice Section 20.5.1.4 ii) of the SWAP states that a range and mix of housing types, and housing designs, are to be provided within all Southwest Planning Area neighbourhoods. A series of policy objectives are also defined in this Section in support of this broad principle, including the following which have particular relevance to this Draft Plan proposal:

“b) Ensure that housing developments and designs achieve compact residential development.

c) Achieve an urban form which makes effective use of land, services, community

facilities and related infrastructure.” In light of the following considerations, in our opinion the residential elements of the Draft Plan are in keeping with the policy objectives noted above: The Draft Plan provides 14 residential units that have been planned to support low

density residential housing opportunities throughout the Site. Collectively, this condominium layout is intended to accommodate housing types that are compatible with, and complement, the local development context;


The condominium plan has been designed to support a compact, walkable community

that will permit land and services to be utilized in an efficient manner; and d. Sustainable/Green Design Section 20.5.3.2 of the SWAP states that a key objective of the Secondary Plan is to promote sustainable development through a policy framework encouraging: enhanced connectivity to transit; mixed-use development; a modified grid road system; and a connected open space system. In support of this broad objective, Subsection i) defines sustainable design criteria to be considered in conjunction with planning applications in the Southwest Planning Area:

“a) Reduce the consumption of energy, land and other nonrenewable resources; b) Minimize the waste of materials, water and other limited resources; c) Create livable, healthy, accessible and inclusive environments; and d) Reduce greenhouse gases.”

Subsection ii) further itemizes a series of sustainable/green development initiatives to be considered in project planning. This proposal is being advanced with consideration for the design guidance set out in these Subsections and to support the broader SWAP objective to encourage green development in the Southwest Planning Area. To this end, sustainable development features will be considered in greater detail in conjunction with the Design Studies and/or Detailed Design phases of the condominium approval process. 4.1.5 Density Reduction Rationale As described above, and demonstrated in the Neighbourhood Character Statement (Appendix A) and Compatibility Report (Appendix B), the proposal has regard for the surrounding development context. In this regard, the proposal will integrate into the surrounding low-density residential context in a manner that complements and is compatible with the surrounding uses. Given the irregular configuration of the Site and the constraints imposed by the Dingman Creek corridor along the western perimeter, it is difficult to accommodate a large number of lots onto the Draft Plan in a manner that would complement and be compatible with the surrounding development context. At the Neighbourhood meeting held on June 26, 2019, alternative higher density development concepts were presented to residents of the areas surrounding the Site. The residents were concerned about higher densities in proximity to their properties and preferred the lower-density design that is proposed. As described in the Neighbourhood Character Statement, the proposed density is consistent with the surrounding residential densities to the north and west. The lands to the west of the Dingman Creek Corridor feature very low densities on large estate lots with densities of


approximately 2 units per hectare. While these lands are outside of the urban growth boundary and are on private services, it is important to recognize that the subject lands are situated at the interface of urban and rural land uses and is intended to act as a transition. The Southwinds Village subdivision to the north and east integrates a net residential density of approximately 9.95 units per hectare. The 8 units per hectare density proposed for the Draft Plan is in keeping with this density, and facilitates a transition from the low-density development to the west, into the Southwinds Village Subdivision to the north and east. 4.1.6 Conclusion In light of these considerations, it is our opinion that subject to an amendment to reduce the maximum permitted density, the proposed Draft Plan has regard for the vision, objectives and policy direction of the Southwest Area Plan. The subject lands were previously occupied with a single detached dwelling and associated outbuildings. The proposed development will increase the density beyond what was previously on site in a manner that is compatible with surrounding neighbourhoods.

5.0 Zoning By-law

5.1 Existing Zoning Figure 5 illustrates that the subject lands currently incorporate a compound zoning structure comprised of the Residential R1 (R1-8) Zone, Environmental Review (ER), Open Space (OS4) and Open Space (OS5) Zones. The following sets out the permitted uses in each of the applicable zones. Residential R1 (R1-8). The R1-8 Zone is applied to the 7098 Kilbourne Road property and

the eastern portion of the 7118 Kilbourne Road property. Permitted uses in the Zone are limited to single detached dwellings.

Environmental Review (ER). The ER Zone is applied to a portion of 7118 Kilbourne Road immediately west of a portion of the property zoned R1-8. Permitted uses in this Zone are largely restricted to conservation, passive recreation and agriculture.

Open Space (OS4). The h-2*OS4 Zone is applied to lands immediately east of the Dingman Creek channel. The holding provision (h-2) is also applied to these lands and requires the applicant to complete an Environmental Impact Statement or Subject Lands Status Report to determine appropriate development boundaries. Permitted uses in the OS4 Zone variation include conservation, public/private parks without structures, agriculture and sports fields.


Open Space (OS5). OS5 Zoning is applied to the portion of 7118 Kilbourne Road within, and adjacent to Dingman Creek corridor. Permitted use in this Zone are largely restricted to conservation and passive recreation.

Additionally, portions of both 7098 and 7118 Kilbourne Road are also situated within the UTRCA Regulation Limit.

5.2 Proposed Zoning

The land uses associated with the proposed Draft Plan would not comply with the current zoning regime. Accordingly, a Zoning By-law Amendment application will be submitted concurrently with the Draft Plan in order to facilitate the planned development. An analysis of Zoning By-law Z-1 was conducted to identify a zone regime that could accommodate the intended uses of the Site and the development layout of the proposed Draft Plan. As an outcome of this assessment, it is anticipated that the permissions of the following zones can accommodate the intended uses and planned scale of this proposal: Residential R6 (R6-1): The R6-1 Zone would be applied to all lands intended for low

density residential development (Units 1 to 14). The R6 parent zone is intended to regulate medium density development in the form of cluster housing and is commonly applied to Vacant Land Condominiums. R6-1 Zone provisions permit single detached dwellings on a condominium site having a minimum lot area of 5,000 m2, a minimum lot frontage of 22 m. Development regulations associated with this Zone specify a maximum building height of 10.5 m and a maximum density of 15 units/ha.

Open Space (OS5): The proposed common element open space area would be zoned OS5.

Land uses within this area would be restricted to passive recreation, conservation uses and woodlot management.

Figure 6 illustrates the zoning proposed for the Draft Plan.

6.0 Existing Conditions

6.1 General Considerations

As discussed, the Site forms part of a developing, suburban residential community. Currently, established residential subdivisions exist to the north, east and southeast of the Site and a Royal Canadian Legion hall is located immediately south of the property on the south side of Kilbourne Road. The Dingman Creek corridor and rural residences are located west of the property. DELL conducted a preliminary assessment of existing site conditions to help inform the Draft Plan design (DELL Project #DEL15-002-103, dated January 13, 2016). As part of this assessment, elevation contour mapping was taken from the UTRCA website and compared


with Ontario Base Maps (OBM) in absence of a detailed topographic survey of the Site. In addition, plan and profile drawings for nearby municipal rights‐of‐way and nearby subdivision grading plans, area plans and sewer design sheets were provided by the City of London. These were reviewed to provide a general understanding of the existing conditions of the subject lands. Key findings from the DELL assessment are summarized below: The site generally drains from east to west, with geodetic elevations ranging from

approximately 258 m along the eastern boundary of the site to 249 m along the eastern bank of Dingman Creek. The majority of this grade change occurs within a portion of the site zoned OS4 (i.e., lands not anticipated to be developed). The area is comprised of riverine flooding and erosion hazards which are regulated by the UTRCA. Overland flows generally travel from east to west towards Dingman Creek.

The grading and storm sewer design of the adjacent Southwinds Village indicates that

there is no off‐site drainage contribution to the subject site. Minor and major flows from the Southwinds Village to the north and the Applegate Estates on the south side of Kilbourne Road discharge into separate stormwater management facilities via municipal storm sewer systems and overland flow routes. Drainage from the Kilbourne Road itself is conveyed via roadside ditches directly into Dingman Creek.

Soil conditions were investigated by Englobe and described in the aforementioned Geotechnical Engineering Report. The geotechnical investigation was carried out to determine subsurface conditions and, based on that information, to provide geotechnical recommendations for the project design. The findings of the report indicated a 50-450 mm thick layer of topsoil underlain by soil consisting of layers of compact to dense sand and gravel material and loose to compact silt and fine sand material (with occasional seams and layers of firm to very stiff clayey silt and silty clay). In conjunction with the geotechnical investigation, Englobe also carried out a study to establish the Erosion Hazard Limit for the Dingman Creek slope. The Erosion Hazard Limit delineated through this study is identified on the attached Draft Plan and forms the western limit of the condominium development area.

6.2 Environmental Conditions Figure 7 illustrates that two components of the Site have been designated on Schedule B1 (Natural Heritage Features) of the current Official Plan. Firstly, the section of the Dingman Creek corridor adjacent to the Site is identified as a Significant Corridor. Secondly, the Site is identified as being within a Ground Water Recharge Area. Thirdly, the Maximum Hazard Line of the Dingman Creek corridor is also delineated. Generally, these identified features and applicable UTRCA development regulations represent the principal natural heritage considerations applicable to the Site.


As discussed, the open space area has been designed to accommodate all lands below the identified Erosion Hazard Limit. In light of this, MTE will consult with City staff to confirm if additional review is needed to evaluate natural features and functions within the Site.

6.3 Archaeological/Built Heritage Concerns To satisfy built heritage requirements, it is noted that the owner consulted with Kyle Gonyou, the City’s Heritage Planner in December 2016, and received clearance for the demolition of the house and outbuildings on the property. With respect to Archaeological potential, The Stage 1 background study indicated that the Site has archaeological potential for both Pre-Contact Indigenous and historical Euro-Canadian sites, and as a result it was determined that a Stage 2 field assessment would be required. The Stage 2 field assessment, which involved a test pit survey at 5 m intervals, resulted in the identification of one previously disturbed location and one undisturbed artifact producing location, both yielding Euro-Canadian historical material. As a result, Stage 3 and 4 assessments are in the process of being completed.

7.0 Condominium Design

7.1 Design Elements Section 1.3 of this Report provides an overview of the major components of the proposed Draft Plan. Collectively, these design elements offer residents with low density housing opportunities, access to natural amenities and nearby commercial, office and community facilities, and connectivity to the City’s arterial road network. Further, it is envisioned that the Draft Plan will be compatible with the local development character and the planned function of the Lambeth Residential Neighbourhood. DELL conducted a preliminary evaluation of existing servicing infrastructure in the vicinity of the Site and has developed a conceptual servicing strategy to accommodate the Draft Plan. The following summarizes the findings of DELL, as outlined in their aforementioned servicing report, dated January 13, 2017 and updated per IPR comments outlined in the City Proposal Review Meeting dated April 23, 2018. 7.1.1 General As‐built plan and profile drawings were acquired by DELL from the City of London for Kilbourne Road and the adjacent Southwinds Village and Applegate Estates subdivisions. Information gained from these drawings was utilized to confirm the existing services available for the subject site.


7.1.2 Sanitary Drainage There is an existing 300 mm diameter (dia.) municipal sanitary sewer located within the 10.668 m wide sanitary servicing easement on the east limit of the subject site. This sewer services Applegate Estates on the south side of Kilbourne Road. The sewer conveys drainage to the northwest, under the Southwinds Village stormwater management facility (SWMF) and into the Southwinds Village sanitary sewer network on West Graham Place. Within the limits of the subject lands, this sanitary sewer is 4 m to 6 m deep. Figure 8 illustrates the location of the existing municipal sanitary sewer in proximity to the subject lands.

7.1.3 Water Supply There is an existing 300 mm dia. municipal watermain located on the north (near) side of Kilbourne Road, terminating with a cap immediately to the east of the boundary of the Site. There is one (1) municipal fire hydrant operating on this watermain near the Site roughly at the location of the cap. The approximate location of the existing watermain is indicated on Figure 8. 7.1.4 Storm Drainage Kilbourne Road currently has a hybrid urban/rural profile in the vicinity of the Site. Drainage from the road itself is conveyed via roadside curbs to the west towards the bridge spanning Dingman Creek, where scuppers discharge directly into the creek. Roadside ditches are also present on the north and south side of Kilbourne Road to transport boulevard drainage to the west into Dingman Creek. Both the Southwinds Village and Applegate Estates subdivisions include municipal storm sewer systems that convey drainage into each development’s respective SWMF. Both facilities outlet into Dingman Creek. The location of each SWMF is indicated on Figure 8.

7.1.5 Other Services and Design Considerations

Kilbourne Road has available hydro service that could be utilized for future development of the subject lands. Overhead hydro is noted within the south (far) boulevard of Kilbourne Road, as indicated on City Drawing No. 16627 prepared by Stantec Consulting Ltd. (Stantec).

Kilbourne Road has available underground Bell service that could be utilized for future development of the Site. City Drawing 16627 indicates Bell service within the north (near) boulevard of Kilbourne Road.

Kilbourne Road has available underground gas main service that could be utilized for future development of the Site. An existing 50 mm diameter main is located under the south (far) boulevard of Kilbourne Road as indicated on City Drawing 16627.

The proposed grading of the Site will be conducted in a manner to provide, where

possible, a reasonable cut/fill balance while matching into existing grades along the property boundaries as well as at the erosion hazard limit (as identified in the


Geotechnical Engineering Study prepared by Englobe) at the west end of the site. The proposed grading of the Site will not impact the slope or the natural heritage system.

Drainage from approximately 1.18ha of the subject site is to be routed through the

Southwinds Village SWMF to the Dingman Creek, rather than creating an additional outlet to the Dingman Creek (as per UTRCA comments). As the SWMF was not specifically designed to accept drainage from the subject site, an on-site Private Permanent SWM System (PPS) is to be designed to minimize additional flow to the SWMF. As per pre-consultation with the City of London, all post-development flows for all storm events up to and including the 100-year design storm shall be controlled to the pre-development levels. The remainder of the development area will continue to sheet drain directly to the Dingman Creek as per existing conditions.

7.2 Condominium Phasing and Staging The proposed Draft Plan is to be approved in its entirety to create 14 low density residential units. If necessary, phasing for final registration and phase boundaries would be considered during the Design Studies phase of the condominium approval process.

8.0 Sanitary Servicing

8.1 Sanitary Servicing Strategy DELL has developed a preliminary sanitary servicing strategy for the Draft Plan. The following addresses the key considerations associated with this servicing plan:

Each lot will require independent sanitary services to provide sanitary drainage. The sizing of each service will be confirmed during detailed design.

Each lot would be serviced for sanitary off of the 300 mm dia. municipal sanitary sewer

within the 10.668 m, wide sanitary servicing easement on the east boundary of the Site. DELL has conducted a review of City of London sanitary area plans and sewer design

sheets for the Southwinds Village (City Drawing No. 14339 prepared by Paragon Engineering Ltd.) and Applegate Estates (City Drawings No. 16614 and 16616, prepared by Stantec). Review of the Southwinds Village drawings revealed that the minimum residual capacity of the 250 mm dia. municipal sanitary sewer between the Site and the municipal pump station on West Graham Place is 29.4 L/s. However, approximately 9.7 L/s of flow was added to this sewer as part of the Applegate Estates subdivision design, reducing the residual capacity to 19.7 L/s.

The Draft Plan includes a total of 14 single detached lots. Given an assumption of 3

people/lot (42 people), 230 L/person/day and a harmon peaking factor of 4.33 in accordance with the City of London Design Specifications and Requirements Manual (last


updated July, 2018), the anticipated peak sanitary flow rate from the proposed development would be 0.5 L/s, well under the minimum residual capacity of the downstream sanitary sewer system. It is assumed that the pump station has similar residual capacity as the sewer system.

An access easement is to be placed over the proposed private common element road in

benefit to the City to provide maintenance access for the existing municipal trunk sanitary sewer.

The City’s Wastewater and Drainage Engineering (WADE) department noted in the IPR Proposal Review Meeting minutes while there is demonstrated available capacity in the immediate municipal gravity sanitary sewers to support the proposed development, there are limitations and constraints at the downstream Southwinds Pumping Station on West Graham Place . Upgrades are currently in the works for the further downstream Colonel Talbot Pump Station in support of the Southwest Area Sanitary Master Servicing Plan, tentatively scheduled for completion in Fall of 2019. These upgrades are required to be finished as well as any requisite upgrades to the Southwinds Pump Station prior to the City accepting any additional flows to the Municipal Sanitary sewer system. Until such time as these upgrades are complete, WADE has suggested a holding provision be placed on the Site.

9.0 Water Servicing

9.1 Water Servicing Strategy The following addresses the key components of this water servicing strategy developed by DELL for the Draft Plan:

Each lot will require independent water services for domestic flow demands. The proposed services will be tied into a new private watermain within the common element roadway. The sizing of each service as well as the private main will be confirmed during Detailed Design, although it is anticipated that a 200 mm dia. main would be sufficient. As indicated in the IPR Proposal Review Meeting Minutes, no private watermain is to be located inside of the municipal sanitary trunk sewer easement on the east side of the site. As the private element roadway is located within the aforementioned easement in front of Units 1-4, the new private watermain will need to be located in the front yards of those units within a private servicing easement.

Two (2) private hydrants will be required to provide fire flow coverage for all of the

proposed lots in accordance with requirements set forth in the Ontario Building Code (OBC 2012) and the Fire Underwriters Survey (FUS, 1999). A fire flow analysis should be conducted at the Detailed Design stage to ensure that minimum pressures can be achieved during the fire flow condition at each proposed private hydrant.

The proposed 200 mm diameter private watermain would be connected into the 300 mm

dia. municipal watermain stub on Kilbourne Road with a 300 x 200 tee. In order to reach


the proposed private connection, the existing municipal watermain on Kilbourne Road must be extended. As per the attached hydrant flow data provided by the City of London the existing 300 mm dia. municipal watermain has a flow rate of 1900 USGPM with a residual pressure of 60 PSI. No issues are anticipated with respect to flow and pressure for both domestic use and fire protection.

10.0 Stormwater Management

10.1 Stormwater Assumptions The subject site is located at the boundary of Tributaries B and C of the Dingman Creek Subwatershed and as such is subject to the Stormwater Management (SWM) criteria as set forth in the Dingman Creek Subwatershed Study Update (DCSSU) (Delcan, April 2005). The Southwinds Village Stormwater Management Facility (SWMF) lies directly to the north of the subject site and is at a sufficiently deep elevation to be utilized as an outlet according to the site topographic survey conducted by DELL and Upper Thames River Conservation Authority (UTRCA) contour mapping. Based on the subdivision grading plans, storm servicing plans and SWM Report provided by the City, the SWMF appears to be a quantity control facility only with some residual capacity available (particularly for the larger storm events). Approximately three quarters of the subject development area (the private road, front yards of the units to the west and entire lots of the units to the east of the private road) can be directed to the SWMF in the post-development condition. As the SWMF was not specifically designed to accept drainage from the subject site, it is proposed that on-site Private Permanent SWM Systems (PPS) be designed to minimize additional flow to the SWMF and avoid having to completely update its design. In accordance with the 2005 DCSSU, the following criteria will be followed, which also reflect the City Criteria set forth in the IPR Proposal Review Meeting Minutes:

Quality Control: Provide a normal (70% TSS removal) level of water quality control through use of an OGS.

Quantity Control: Control the post-development flow rates for all storm events up to and including the 100 year to pre-development levels;

Water Balance: Provide infiltration in accordance with the water balance objectives set forth in the Hydrogeological and Water Balance Report by Englobe; and,

Flood Control: Confirm conveyance of the 250 year storm event.

The City has noted in their IPR Proposal Review Meeting Minutes a supplemental survey of the Southwinds Village SWMF will be required to confirm actual field capacity relative to design capacity. An Environmental Compliance Approval (ECA) from the Ministry of Environment, Conservation and Parks (MECP) may be required for any potential design changes and new inlet to the existing SWMF, pending confirmation from the MECP.


As also indicated in the IPR Proposal Review Meeting Minutes, no private storm sewer infrastructure is to be located inside of the municipal sanitary trunk sewer easement on the east side of the site. As the private element roadway is located within the aforementioned easement in front of Units 1-4, the new private storm sewer and LID features will need to be located in the front yards those units within a private servicing easement.

10.2 Proposed Strategy for Stormwater 10.2.1 Quality Control The water quality control requirement for the subject site can be achieved through the installation of an oil‐grit separator on the proposed private storm sewer system. Sizing of the any proposed oil‐grit separator(s) would be conducted at the Detailed Design stage.

10.2.2 Quantity Control The water quantity control and water balance requirements can be achieved by a combination of measures. It is anticipated based on preliminary geotechnical data that Low Impact Development (LID) measures can be implemented to reduce post-development peak flows and promote infiltration. If additional runoff reduction is required, a combination of one or more orifice plates on the proposed private storm sewer system can be proposed to further reduce the flow rate of storm runoff from the site. Based on a preliminary SWM model, it is anticipated that approximately 250 m3 of storage would be required to reduce the 100 year post‐development flow rate from the developable area to pre‐development levels. This volume would be provided either with underground storage tanks or by the addition of surface ponding within the common element roadway up to a maximum depth of 0.3 m. A weir would be provided in order to provide relief on the system for larger design storms and convey storm drainage into the Kilbourne Road right‐of‐way or towards Dingman Creek. More detailed modeling using hydraulic modeling software such as SWMM5 or PCSWMM would need to be conducted during the detailed design stage to ensure any proposed SWM system adheres to the criteria set forth by the City of London. The UTRCA has noted in their IPR Proposal Meeting minutes that major overland flow to Dingman Creek will not be accepted. Further discussion is required with the UTRCA during detailed design to confirm what solutions will be allowable. 10.2.3 Water Balance / LID Technologies As noted earlier, LID infiltration measures such as linear bioswales and an “Etobicoke” style infiltration system will be implemented into the design to meet the Hydrogeological/Water Balance objectives.


11.0 Transportation

11.1 Transportation Impact Study Given the limited traffic volumes to be generated from the proposed Draft Plan, it is not anticipated that a Transportation Impact Study will be required to support this proposal.

11.2 Internal Road Works Internal road circulation is provided by a single private street (Street A) that will form part of a common element of the proposed Vacant Land Condominium. The proposed road would provide a minimum 6.7 m wide right-of-way throughout the Site. Traffic calming measures are not currently proposed for this roadway given the low traffic volumes anticipated with this development.

11.3 External Road Works External road work requirements will be confirmed through further discussions with City staff. A Traffic Management Plan has been provided with this application to accommodate a partial lane shift for the Site entrance, and watermain service and construction. It is acknowledged that the Owner is required to obtain all other necessary and relevant permits and approvals such as Ministry of the Environment and Climate Change approvals, Permits for Approved Works (PAWS) etc.

It is further acknowledged that a road widening dedication of 10.75m from centre line is required on Kilbourne Road. This will be reflected on the Draft Plan.

11.4 Bicycle and Pedestrian Considerations The private roadway will support active transportation opportunities for residents and provide connectivity to the local road system, neighbouring communities, parks and open space areas.

12.0 Natural Heritage/Parks

12.1 Natural Heritage System Natural Heritage features within the Site are illustrated on Schedule B1 of the 1989 Official Plan and include a Maximum Hazard line, Significant Corridor and ESA (Lower Dingman Creek ESA) along the east side of Dingman Creek. Dingman Creek and these associated features continue linearly northwest and south beyond the Site.


The EIS prepared by MTE for this application identifies a recommended rear lot line to protect the natural features identified above in addition to the natural forested slopes of the Lower Dingman Creek ESA and significant wildlife habitat that was identified within this area. Further, the EIS has set out additional recommendations to protect the adjacent significant natural heritage features. Provided these are met, the proposed development will not adversely impact upon the features and functions of the existing natural heritage system.

12.2 Parks & Open Space

A common element open space area is proposed to encompass all lands below the identified Erosion Hazard Limit delineated by Englobe in the Geotechnical Engineering Report which accompanies this application. This area measures approximately 1.778 ha and is intended to protect existing natural features. It is anticipated that any additional requirement for parkland dedication for this development would be addressed through a payment in lieu of the required conveyance. Details regarding the parkland dedication and any in lieu payment will be reviewed with City staff. The City has requested a multi-use pathway connection from Kilbourne Road to the SWM pond to the north of the Site. Further, it was noted that consideration should be given to the configuration of Lot 10 to allow for pathway access to the SWM pond. To address this comment, the applicant is proposing a sidewalk along the north side of Kilbourne Road to connect to the multi-use pathway (MUP) which links to Kilbourne Road from the south. This sidewalk would connect to the sidewalk system further to the east at Malpass Road. The Malpass Road sidewalk is part of a comprehensive sidewalk system within the Southwinds Village subdivision which provides a direct linkage to the SWM pond. By providing connection to this system along Kilbourne Road, a linkage would be created from the MUP south of Kilbourne Road to the SWM pond, and Southwinds Park.

13.0 Financial Implications

The development proposal provides a range of residential types and forms to increase housing choice and density in the Southwest Planning Area. The proposed Draft Plan provides estimated revenues (2019 rates) of:

UWRF: $36,932 CSRF: $411,222

TOTAL: $448,154 Claimable works to the CSRF are limited to the following: Intersection works at Kilbourne Road; Sidewalks and lighting along the Kilbourne Road corridor; and


Potentially certain LIDS implementation.

The claimable items are outlined in the following Cost Sharable Works & DC Revenue Estimate Worksheet.

14.0 References The following key documents were consulted in the preparation of this Report: Provincial Policy Statement, Province of Ontario; Official Plan, City of London; The London Plan, City of London; Southwest Area Plan, City of London; Zoning By-Law, No. Z-1, City of London; Municipal Class Environmental Assessment, Municipal Engineers Association; Sanitary Master Plan Environmental Assessment, City of London (1993); Sanitary Master Plan Update, City of London (2003); Southwest Area Sanitary Servicing Master Plan, City of London (2014); Environmental Planning Policy Manual, Upper Thames River Conservation Authority

(2006). Transportation Impact Study Guidelines, City of London (2012); Growth Management Implementation Strategy (2015), City of London; Design Specifications and Requirements Manual, City of London (September 2012); and Condominium Submission, Review and Approval Guidelines, City of London (March 2003).

In conclusion, it is our opinion that this proposal represents good planning and is in keeping with the policies and intent of the Provincial Policy Statement, the current City of London Official Plan, the new City of London Official Plan and the Southwest Area Plan. Accordingly, there is merit to proceed with formal Draft Plan of Condominium and Zoning By-law Amendment applications required to facilitate this development. Respectfully submitted, MHBC

Carol M. Wiebe, BES Eric Miles, MPL Partner Planner

Proposed Development:Address:Applicant:File Tracking Number:Prepared By:Date Prepared:

DC Background Estimate(s)

Final Proposal Report Estimate(s)

Roadworks

1. Channelization on Arterial Road

2. Signalization at Arterial Road

3. Street Lighting

4. Sidewalks

5. Bicycle Lane

6. Curbs and Gutters

7. Arterial Road Widening

Storm sewers

Sanitary sewers

SWM Facility

Land

Other

Total $0 $0Total includes 15% Engineering & 13% HST



Roadworks

1. Channelization on Arterial Road

2. Signalization at Arterial Road

3. Street Lighting

4. Sidewalks

5. Bicycle Lane

6. Curbs and Gutters

7. Arterial Road Widening

Storm sewers

Sanitary sewers

Watermain

SWM Facility

Land

Other

Total $0 $0Total includes 15% Engineering & 13% HST



Specify

Specify

Specify

Total $0 $0



Specify

Specify

Specify

Total $0 $0

Land Use Hectares Units/Ha. UWRF Rate UWRF Revenue CSRF Rate CSRF Revenue

Low Density (Single Family) $2,638 $36,932 $29,373 $411,222

Multiple/Row Housing $1,993 $0 $22,018 $0

Apartments <2 bedooms/unit $1,232 $0 $13,663 $0

Apartments >=2 bedooms/unit $1,661 $0 $18,439 $0

Rate/m 2 Rate/m 2

Commercial $38.16 $0 $266.50 $0

Institutional $9.83 $0 $147.32 $0

Institutional (applicable for 50% CSRF reduction)

$9.83 $0 $73.66 $0

Industrial $3.94 $0 $188.58 $0

Notes: 09-Jul-14

1. Draft DC Bylaw - Effective Aug.4, 2014. Rates are Based On City of London Development Charge Rate document, prepared December 3, 2018 and effective until August 3, 2019.

3. This Form Is For "Inside Urban Growth Areas" Only. i.e. Excludes "Outside Urban Growth Areas".

$411,222Total $36,932

Estimated Revenue

Provide a summary of proposed units/floorspace to calculate estimated revenue. Use typical unit/ha densities for a block parcel and actual lot counts where available.

Actual Units

14

City Services Reserve Fund (CSRF)

Capital Works Budget (CWB) -N/A

Industrial Oversizing Reserve Fund (IORF) -N/A

N/A

July 26, 2019 (DC Bylaw - Aug.4, 2014, rates updated for 2019)

Cost Sharable WorksProvide a general listing of any development charge claimable works or capital expenditures triggered by the proposed development. Include reporting information in the provided Notes field.

NotesUrban Works Reserve Fund (UWRF) N/A

Final Proposal Report (FPR)Cost Sharable Works & DC Revenue Estimate Worksheet

7098-7118 Kilbourne Road Condominiums7098-7118 Kilbourne Road, London, ONBluestone Properties Inc.

Development Engineering (London) Limited

STACEY CRES

LANDSCAPED FEATUREOR ENTRY GATE

KILBOURNE ROAD

PRIVATE ROAD

PRIVATE ROAD

3UNIT

1UNIT

2UNIT

4UNIT

5UNIT

6UNIT

7UNIT

8UNIT

9UNIT

10UNIT

11UNIT

12UNIT

13UNIT

14UNIT

COMMON ELEMENT1.778 HA.

EXISTING RESIDENTIAL



EXISTING RESIDENTIALLAMBETH CENTENNIAL PARK

WEST GRAHAM PLACE

OPEN SPACE

STORM WATER MANAGEMENT POND

OPEN SPACE

OPEN SPACE

OPEN SPACE


10.668m W

ide

EASEMENT

10.668m W

ide

EASEMENT

10.668m W

ide

EASEMENT

LANDSCAPED

LANDSCAPED

LANDSCAPED

RESIDENTIALEXISTING

TOP OF SLOPE

EROSION HAZARD LIMIT

TOP OF SLOPE

TOP O

F SLOPE

LANDSCAPED

LANDSCAPED

(COMM

ON ELEMENT)

(COMM

ON ELEMENT)

(COMM

ON ELEMENT)

(COMM

ON ELEMENT)

(COMM

ON ELEMENT)

(COMMON ELEMENT)

(COMM

ON ELEMENT)

(COMM

ON ELEMENT)

(COMMON ELEMENT)

CANADIAN LEGION HALL

FIRE ROUTE

FIRE ROUTE

FIRE ROUTE

FIRE ROUTE

TOP OF SLOPE

EROSION HAZARD LIMIT

ERO

SION

HAZAR

D LIM

IT

DINGMAN CREEK

Key Plan

MHBC PLANNING

File No.13184'E'

Drawn By

Date

WWW.MHBCPLAN.COM

Plan Scale

P: 519.878.2797 F: 519.858.2920LONDON, ON, N6B 12V2630 COLBORNE ST. SUITE#202 ARCHITECTURE

& LANDSCAPEURBAN DESIGNPLANNING

ByDate Issued / Revision

1:600

OCTOBER 02, 2019

LIMITS OF VACANT LAND CONDOMINIMUM

7098 & 7118 KILBOURNE ROADKey Plan

Subject Lands

N.T.S.

LANDSSUBJECT

KILBOURNE ROAD

COLONEL TALBOT ROAD

COURT

W GRAHAM PLACE

MALPASS ROAD

DIANE CRES.

STACEY CRES.

SOUTHWINDS

MALPASS R

OAD

RESIDENTIAL

COMMON ELEMENT

TOTAL

(SINGLE DETACHED)

DESCRIPTION BLKS UNITS

2.053

3.528

LOTS/ AREA (ha.)

1-14 1.475 14

14

(PRIVATE LANE , OPENSPACE & LANDSCAPED & PARKING AREA)

CONDOMINIUM

DRAFT PLAN OF VACANT LAND

DATE:

I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LAND TO BE SUBDIVIDED ON THIS PLAN AND THEIR RELATIONSHIP TO THEADJACENT LANDS ARE ACCURATELY AND CORRECTLY SHOWN.

SURVEYOR'S CERTIFICATE

I HEREBY SUBMIT THIS DRAFT PLAN OF CONDOMINIUMOWNER'S CERTIFICATE

DATE:

F. AS SHOWN

L. AS SHOWNI. SANDY LOAM

ADDITIONAL INFORMATION REQUIRED

E. AS SHOWNH. MUNICIPAL WATERK. ALL SERVICES AS REQUIRED

UNDER SECTION 51(17) OF THE PLANNING ACT R.S.O. 1990,c.P.13

G. AS SHOWN J. AS SHOWN

D. RESIDENTIALC. AS SHOWNB. AS SHOWNA. AS SHOWN

COLIN BIERBAUM

SITE DATA

Subject to the conditions, if any, set forth in our letter dated ,2019 ,this draft plan is approved under Section 51 of the Planning

Act and Section 9 of the Condominium Act 1998, this day, 2019

ROBERT WOOD O.L.S.

PRESIDENT, BLUESTONE PROPERTIES INC.

AGM PLAN,SURVEY,ENGINEER

October 22, 2019

October 13, 2019

A-1 Neighbourhood Character Statement 7098 and 7118 Kilbourne Road

Appendix A NEIGHBOURHOOD CHARACTER STATEMENT

7098 and 7118 Kilbourne Road

1. Introduction This Neighbourhood Character Statement has been prepared for Bluestone Properties Inc. (Bluestone) in support of a Vacant Land Condominium proposal for lands addressed as 7098 and 7118 Kilbourne Road (the Site). The intent of this document is to provide a description of the ‘Lambeth Planning District’ and ‘Lambeth Neighbourhood’, including the unique characteristics that define this area, and outline how the proposed development respects the neighbourhood character. This document is also intended to satisfy Section 3.7.3.1 (a) of the City of London Official Plan, which describes a Neighbourhood Character Statement as:

“A detailed statement of the character of the existing neighbourhood that demonstrates how the proposed development respects the character of the existing neighbourhood shall be submitted by the applicant. This inventory of urban design characteristics shall include a review of structures and the natural environment within the surrounding neighbourhood”.

Additionally, this document is to be read in conjunction with the Final Proposal Report (MHBC, November 2019) respecting this proposal. This report will be submitted with applications to amend the City’s Official Plan and Zoning By-law to implement the project.

2. Site Description The subject lands (Site) are located on the north side of Kilbourne Road approximately 280 metres west of the Colonel Talbot Road intersection. The Site is comprised of the following contiguous properties which are considered to be a single development for this proposal: i. 7098 Kilbourne Road. The parcel which abuts Dingman Creek measures approximately 2.76

hectares in area and is vacant of buildings and structures. ii. 7118 Kilbourne Road. This parcel abuts a number of single detached lots which front onto

Stacey Crescent to the west and measures approximately 0.77 hectares. The property is also vacant of buildings and structures following the demolition of a single detached dwelling and detached garage that were on the premises.

Collectively, these lands: measure approximately 3.53 ha in area; have an irregular shape; and are generally described as Part of Lots 73, Concession WTR on R Plan 33R-10967. Additionally, measured from Kilbourne Street, the Site has approximately 65.70 m of frontage and a maximum depth of approximately 217.3 m.


3. Lambeth Planning District The Lambeth Planning District is an irregularly shaped area situated in the southwest corner of the City. The area is bound by the Dingman Creek along the western perimeter, Highway 402 along the southern perimeter, Wonderland Road and Bostwick Road along the eastern perimeter, and a line approximately halfway between Longwoods Road and Pack Road along the northern perimeter. Aerial imagery of the district is provided below.

Generally, the Lambeth Planning District can be characterized by a low-rise, low-density residential form with areas of agricultural production remaining in the north, and northeast portions of the district that have yet to be developed for residential purposes. The village core of the former Village of Lambeth is located within this district and is identified as the Lambeth Village Core in the Southwest Area Plan to the southeast of the Site. Notable land uses within this district include the Royal Canadian Legion Branch 501, the New Hope Community Church, the commercial corridor within the Lambeth Village Core, the Lambeth Arena, and the Southwinds Park. The location of the Lambeth Planning District within the broader City context is illustrated on the following map.


Lambeth

Location of the Lambeth Planning District within Broader City Context


4. Lambeth Neighbourhood Within the Lambeth Planning District, the Southwest Area Plan defines a more localized area called the Lambeth Neighbourhood. This neighbourhood is also bound by the Dingman Creek along the western perimeter, but is comprised of a smaller area to the north, east, and south as illustrated on the figure below.

The Site


The Lambeth Neighbourhood has a close relationship to the Lambeth Village Core. It includes an existing/ future commercial strip fronting Wharncliffe Road South to support and complement the Village Core, provide the opportunity for mixed-use development and create a major gateway into the community. The areas surrounding the Village Core to the northwest and south are primarily comprised of low-rise, low-density residential uses. Within the northwest quadrant of this neighbourhood, in the vicinity of the Site, low-rise, low-density residential subdivisions are the primary land use adjacent to the Dingman Creek corridor. Pursuant to Section 20.5.7 of the Southwest Area Plan, the maintenance and enhancement of existing residential areas, and the development of new residential areas will provide a nearby population base to support the stores and services that make up a healthy and sustainable village core. 5. Character and Image As noted, the character of the lands in the northwest quadrant of the Lambeth Neighbourhood is predominately low-density, single detached homes. These homes are primarily located on mid to larger sized lots. The Site is located immediately to the west of an established low-rise suburban neighbourhood that was developed a number of years ago (Southwinds Village subdivision). The majority of these lands, which are located on the west side of Colonel Talbot Road, have been developed with large single detached lots which reflect the semi-rural character and surrounding landscape within this part of the City. There is a small estate lot development further to the west on the north side of Kilbourne Road that was also developed a number of years ago. Additionally: A Royal Canadian Legion (community hall) is located immediately south of the property

on the south side of Kilbourne Road (7097 Kilbourne Road);

Naturalized areas associated with the Dingman Creek corridor are located along the western limit of the property and are situated within the Regulation Limit of the Upper Thames River Conservation Authority (UTRCA);

Immediately adjacent to the project site, the Dingman Creek corridor forms the western limit of the City’s Urban Growth Boundary; and

Kilbourne Road is classified as a Local Street on Schedule C (Transportation Corridors) of the current Official Plan (1989). According to the transportation network classification prescribed in Section 18.2.2. of the current Official Plan, the intent of this road type is to serve local traffic only, and to provide property access.

As noted, the Site is situated in between established residential areas to the east and north which are comprised of large lot single-detached dwellings. The residential subdivision to the west is


located outside of the urban growth boundary and was developed on private services thereby requiring large estate lots .The following discussion provides an in-depth analysis of these areas. Residential to the West (Estate Development) The subdivision development to the west, situated to the west of the Dingman Creek corridor is characterized by large estate residential lots as shown on the following image.

Access to these homes is provided via Southwinds Drive which connects to Kilbourne Road to the south. The lots to the west of the Southwinds Drive access are zoned R1-17. These lots front onto Southwinds Drive which culminates at a bulb at the western edge of the development. The net residential density for this area is approximately 1.07 units per hectare. The average lot size within this area is approximately 0.93 hectares. The lots to the east of the Southwinds Drive access are zoned R1-15 and have frontage onto Southwinds Crescent which culminates at a bulb to the east. The net residential density for this area is approximately 3.5 units per hectare. The average lot size within this area is approximately 0.28 hectares. The following images illustrate the streetscape and development context of this area. Aerial of R1-17 Zoned Lands on Southwinds Drive

The Site


Aerial of R1-15 Zoned Lands on Southwinds Crescent

Streetscape along Southwinds Crescent

Based on the foregoing, the character of this residential area can be described as very low density. Setbacks from the road are large, and the lots are deep, relative to typical low-density, single detached neighbourhoods in London. Residential to the North and East (Southwinds Village Subdivision) The subdivision development to the north and east are comprised of single-detached dwellings with access provided from Malpass Road which connects to Kilbourne Road to the south, and Diane Crescent which connects to Colonel Talbot Road to the east. Lot sizes within this area are typically smaller than those found in the larger lot subdivision to the west of the Site and are approximately 0.11 hectares in area. This area is zoned R1-8 and R1-9 with an approximate


net residential density of 9.95 units per hectare. The aerial image below illustrates the lot configuration and pattern for this area.

The lot configurations and densities that characterize this area are typical of low-density residential developments within the Lambeth Neighbourhood. The street network within this area is comprised primarily of local streets, with sidewalks commonly provided on one side. These streets are typically configured in crescent patterns. Further, homes within this area are set back approximately 8 metres from the street. The following image illustrates the streetscape and character of this area. Aerial of Southwinds Village subdivision

The Site


Streetscape along Stacey Crescent

Streetscape along Malpass Road

Natural Heritage Naturalized areas associated with the Dingman Creek corridor are located along the western limit of the property and are situated within the Regulation Limit of the Upper Thames River Conservation Authority (UTRCA). The Dingman Creek Corridor runs north-south along the western perimeter of the Lambeth Neighbourhood extending south across the road from the Site. In this regard, the areas immediately to the west and south of the proposed development can be characterized as heavily naturalized. The image on the following page illustrates the natural heritage context south of the Site.


Naturalized Area South of Site

The Site is also located within an identified “Big Picture Meta-Cores and Meta-Corridors” area. These areas have been refined to reflect local conditions and are identified on Schedule “B1” of the 1989 Official Plan for reference purposes. The core areas and corridors are represented conceptually, and not to be interpreted as rigid boundary delineations. The “Big Picture” concept is not a component of London’s Natural Heritage System. While policies for land use and development activity within the area will continue to be guided by the designations on Schedule “A”, naturalization projects and landowner stewardship initiatives that support the “Big Picture” system of core natural areas and corridor connections will be encouraged by the City of London. Summary Based on the foregoing, the character of the Site and surrounding area is defined by a low-density residential form situated adjacent to the Dingman Creek corridor. Accordingly, development within this area should be compatible with the surrounding low-density context, while respecting the natural heritage features of the Dingman Creek corridor.

6. Site Design As the proposed development is a Draft Plan of Vacant Land Condominium, building designs have not yet been completed for the Site. Accordingly, the character of the proposed buildings cannot be identified in this Report. Notwithstanding, the following sets out the principal elements of the Draft Plan: A total of fourteen (14) condominium units encompassing a total development area of

approximately 1.575 ha. Typical unit dimensions include between 20 and 25 m of frontage


and between 33 and 38 m of depth. Further, the low density building forms planned for these units are intended to be compatible with existing low density residential development surrounding the site.

A single private road connecting to Kilbourne Road and having a typical width of 6.7 m.

Visitor parking (three stalls), snow storage, a community mailbox and boulevard landscaping are provided at dispersed locations along this roadway. The roadway will be designated as a common element roadway for the Draft Plan.


delineated by the Geotechnical Engineering Report Study prepared by Englobe (dated September 5, 2017). This common element measures approximately 1.67 ha.

7. Proposed Development The Vacant Land Condominium proposal discussed in this Report is designed to support low density residential units on the Site which is compatible with, and complementary to, the surrounding development context. Individual properties would receive street access by way of a common element roadway containing visitor parking and landscaped areas. Given the low-density context of the surrounding development described above, and the constraint imposed by the Dingman Creek corridor, the design of the lots on the Site have been appropriately sized and configured. In this regard, the lots have a low-density character that is consistent with, and compatible to the surrounding residential areas to the west, north and east. Further, the lotting has been designed to be sensitive to the natural features associated with the Dingman Creek corridor to the west.

A-1

Compatibility Report 7098 and 7118 Kilbourne Road

Appendix B COMPATIBILITY REPORT

7098 and 7118 Kilbourne Road

1. Introduction Purpose of Report This Compatibility Report has been prepared for BlueStone Properties Inc. (BlueStone) in support of a Vacant Land Condominium proposal for lands addressed as 7098 and 7118 Kilbourne Road (the Site). The intent of this document is to provide an overview of the proposed density and lot layout for the proposal in the context of the surrounding neighbourhood. This document is also intended to satisfy Section 3.7.3.1 (b) of the City of London Official Plan, which describes a Compatibility Report as:

“A detailed statement of the compatibility of the project, to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood.”

Additionally, this document is to be read in conjunction with the Final Proposal Report (MHBC, November 2019), and the Neighbourhood Character Statement (MHBC, November 2019) respecting this proposal. This report will be submitted with applications for Draft Plan of Condominium, and amendment to the City’s Official Plan and Zoning By-law. Development Summary As the proposed development is a Draft Plan of Vacant Land Condominium, building designs have not yet been completed for the Site. Accordingly, the character of the proposed buildings cannot be identified in this Report. Notwithstanding, the following sets out the principal elements of the Draft Plan: A total of fourteen (14) condominium units encompassing a total development area of

approximately 1.575 ha. Typical unit dimensions include between 20 and 25 m of frontage and between 33 and 38 m of depth. Further, the low density building forms planned for these units are intended to be compatible with existing low density residential development surrounding the site.

The proposed density for the development is 8 units per hectare, which is in keeping with the surrounding development context, particularly the Southwinds Village subdivision to the east, and north;

A-2


A single private road connecting to Kilbourne Road and having a typical width of 6.7 m. Visitor parking (three stalls), snow storage, a community mailbox and boulevard landscaping are provided at dispersed locations along this roadway. The roadway will be designated as a common element roadway for the Draft Plan.


delineated by the Geotechnical Engineering Report prepared by Englobe (dated May, 2019). This common element measures approximately 1.67 ha.

2. Official Plan Intensification and Compatibility Considerations The City of London Official Plan contains policies related to residential intensification to ensure that intensification projects are appropriate and compatible with surrounding uses. These policies have been considered in the design of the proposed development and are evaluated below. The following addresses the relevant intensification and compatibility policies set out in the 1989 Official Plan. Chapter 2 - Planning Framework Section 2.3 of the Official Plan contains a number of guiding statements that reflect the objectives and policies contained in the Plan. Principles relevant to this proposal include: “ii) Land use planning should promote compatibility among land uses in terms of scale,

intensity of use and potentially related impacts.” As described in the Neighbourhood Character Statement, the residential lands immediately surrounding the Site are characterized by low-rise, low-density forms. The lands to the west, across the Dingman Creek corridor are comprised of large estate lots, with approximate net residential densities of 2 units per hectare. The Southwinds Village subdivision immediately to the east and north is characterized by lots that are of similar size and frontage to those proposed for the Site. Additionally, the net residential density for this area is approximately 9.95 units per hectare. The density proposed for the Draft Plan lands is 8 units per hectare which is similar to the aforementioned Southwinds Village subdivision. Accordingly, in our opinion the proposed site arrangement is compatible in terms of scale and intensity with the surrounding development context. iii) Land use planning should be conducive to the maintenance and enhancement of

environmental quality and conservation of natural, cultural and built heritage resources. This objective is supported by the various studies completed for the proposed development including the Environmental Impact Study, Geotechnical Engineering Report, and Stage 1-2 Archaeological Assessment which provide recommendations and mitigation measures to protect and enhance the above noted resources.

A-3


“vii) Land use planning should promote attractive, functional and accessible site and building design which is sensitive to the scale and character of surrounding uses. “

The sizing of the lots in the proposed development has been designed to be similar and sensitive to the Southwinds Village subdivision immediately to the east and north. In this regard, the density proposed for the Site is in keeping with the surrounding residential areas to promote compatibility. In particular, lot widths along the eastern perimeter of the Site have been designed at a similar width to the existing lots immediately to the east along Stacey Crescent. The lots have also been sufficiently sized to facilitate tree planting in the rear yards. As a result, privacy will be maintained and enhanced along this interface. In light of these considerations, it is our opinion that the scale of the proposed development is sensitive to the scale and character of the surrounding uses. Section 2.4.1 of the Official Plan describes a number of policies that will guide the City’s Structure over the life of the Plan. Policies with particular importance to this proposal are discussed below: “ix) While it is recognized that there may be redevelopment, infill, and intensification in some

established residential neighbourhoods, higher intensity land uses will be directed to locations where the character of the residential area is enhanced and existing land uses are not adversely affected.

A higher intensity of use is not being sought for the proposed Draft Plan. As discussed above, the density being sought, which would be a reduction to what is required, is commensurate with the densities provided in the immediately surrounding residential areas. The proposed design and layout of the plan of condominium is derived, in part, by the site configuration and change in grade which makes it difficult to develop at higher densities. Chapter 3 - Residential Land Use Designations Section 3.1 provides policy goals and objectives for all residential land use designations. Section 3.1.1 lists overall planning objectives for all residential designations, which include: vi) Encourage infill residential development in residential areas where existing land uses are

not adversely affected and where development can efficiently utilize existing municipal services and facilities.

As discussed, the infill proposal has been designed in a manner that would provide similar lot sizes and densities to the surrounding area. In this regard, the Draft Plan has been designed in a manner that does not adversely affect the neighbouring residential uses, and the adjacent natural heritage features associated with the Dingman Creek corridor.

A-4


With respect to existing municipal services and facilities, the Site is situated approximately 330 m from the Southwinds Park to the northwest, and a multi-use pathway immediately south of the Site which forms part of the City’s extensive trail network. The Site is also located approximately 1.2 km from Main Street which runs through the Lambeth Village Core. Pursuant to Section 20.5.8 of the Southwest Area Plan, this area serves as a central community focal point, and will provide a neighbourhood level of service within comfortable walking distance of most residents of Lambeth and other nearby Neighbourhoods. Given the municipal services in proximity to the Site, the proposed development will be appropriately served by existing municipal services and facilities. “vii) Minimize the potential for land use compatibility problems which may result from an

inappropriate mix of: low, medium and high density housing; higher intensity residential uses with other residential housing; or residential and non-residential uses;”

The proposed Draft Plan has been designed with similar lot sizes and patterns, particularly along the eastern interface, to the surrounding residential areas. As described, the lots along this perimeter are of a similar width to the adjacent existing lots which they back onto. Accordingly, the proposed Draft Plan should not result in compatibility problems. In this regard, a higher density along this interface incorporating a greater number of narrower lots would be less compatible with the surrounding area than what is proposed. Section 3.2 pertains to the Low Density Residential designation. With respect to intensification, Section 3.2.3 sets out the following: 3.2.3. Residential Intensification

Residential Intensification is a means of providing opportunities for the efficient use of land and encouraging compact urban form. Residential Intensification may be permitted in the Low Density Residential designation through an amendment to the Zoning By-law, subject to the following policies and the Planning Impact Analysis policies under Section 3.7. Where the subject lands are within a specific residential area identified under policy 3.5, the application of the following residential intensification policies will supplement those specific policies, but will not supercede them. Residential Intensification projects shall use innovative and creative urban design techniques to ensure that character and compatibility with the surrounding neighbourhood are maintained as outlined in policy 3.2.3.3 and 3.2.3.4.

A Neighbourhood Character Statement has been prepared for this proposal in accordance with the requirements set out under Section 3.2.3.3 of the Official Plan. Further, this Compatibility Report satisfies the requirements of Section 3.2.3.4.

Regarding density and form for intensification projects, Section 3.2.3.2 sets out the following:

Within the Low Density Residential designation, Residential Intensification, with the exception of dwelling conversions, will be considered in a range up to 75 units per

A-5


hectare. Infill housing may be in the form of single detached dwellings, semi-detached dwellings, attached dwellings, cluster housing and low rise apartments. Zoning By-law provisions will ensure that infill housing projects recognize the scale of adjacent land uses and reflect the character of the area.

The R6-1 Zone would be applied to all lands intended for low density residential development (Units 1 to 14). The R6 parent zone is intended to regulate medium density development in the form of cluster housing and is commonly applied to Vacant Land Condominiums. R6-1 Zone provisions permit single detached dwellings on a condominium site having a minimum lot area of 5,000 m2, a minimum lot frontage of 22 m. Development regulations associated with this Zone specify a maximum building height of 10.5 m and a maximum density of 15 units/ha. These regulations would facilitate single-detached dwellings which are similar in form to the adjacent Southwinds Village subdivision which is zoned R1-8 and R1-9.

3. Summary and Conclusions The merits of the proposal relative to intensification and compatibility considerations are summarized below: The development proposal supports the intensification of lands designated in the Official

Plan for low-density residential purposes which are situated in the vicinity of other low-density residential uses;

The density proposed for the Draft Plan is commensurate with the immediately surrounding areas, and incorporates lot sizes and patterns that are similar to those immediately adjacent to the Site;

The Site forms part of an established development area within the Lambeth Neighbourhood which is supported by a range of public services, and municipal infrastructure;

The low-rise housing forms proposed for the Draft Plan is consistent with the permitted uses

of the Low Density Residential designation and will be similar in form to the surrounding residential areas to the north and east; and

The positioning and size of the proposed lots are designed to facilitate visual separation and

privacy and to provide opportunities for additional landscaped screening along the property limits in a manner that will protect the adjacent Natural Heritage feature associated with the Dingman Creek corridor.

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