11 with a - london, ontariocouncil.london.ca/councilarchives/agendas/planning...2006/04/03 ·...

Agenda Item # Page #

TO:

2-703 J.C. Smii

CHAIR AND MEMBERS - PLANNING COMMlllEE

SUBJECT:

FROM: 1 R. W. PANZER

APPLICATION B Y WICKERSON HEIGHTS INC 1686 TO 1976 AND 1685 TO 1949 IRONWOOD ROAD, 2153 TO 2253 AND 2176 TO 2236 DOGWOOD CRESCENT, 1533 TO 1643 AND 1534 TO 1632

MULBERRY STREET, 2314 TO 2326 LILAC PLACE AND 2114 TO 2206 WICKERSON ROAD

PUBLIC PARTICIPATION MEETING ON MONDAY, APRIL 3,2006 AT bo0 P.M.

GENERAL MANAGER OF PLANNING AND DEVELOPMENT

RECOMMENDATION

That, on the recommendation of the General Manager of Planning and Development, based on the application of Wickerson Heights Inc. relating to the property located at 1686 to 1976 and 1685 to 1949 Ironwood Road, 2153 to 2253 and 2176 to 2236 Dogwood Crescent, 1533 to 1643 and 1534 to 1632 Mulberry Street, 2314 to 2326 Lilac Place and 21 14 to 2206 Wickerson Road, the attached proposed by-law BE INTRODUCED at the Municipal Council meeting on April IO, 2006:

a) Amend By-law No. 2-1-051390, by repealing the zoning on the subject lands and deleting these lands from the said By-law;

b) Amend Zoning By-law No. 2.-1 (in conformity with the Official Plan) to change the zoning of the subject property FROM a Residential R1 (R1-4) Zone and a Residential R1 (RI-6) Zone which permits single detached dwellings TO a Residential R1 Special Provision (R I -40 ) Zone, and a Residential R1 Special Provision (R1-6(-)) Zone which permits one (1) storey single detached dwellings with a lot coverage of 50% and a minimum setback to a garage of 5.5m (18'); and

c) That the request to amend Zoning By-law No. 2.-1 FROM a Residential R1 (RI-4) Zone and a Residential R1 (RI-6) Zone which permits single detached dwellings TO a Residential R1 Special Provision (RI -40) Zone, a Residential R1 Special Provision (R1-40) Zone and a Residential R1 Special Provision (R1-6L)) Zone which permits single detached dwellings with a lot coverage of 50% and a minimum setback to a garage of 5.5177 (18) where a sidewalk exists and a minimum setback to a garage of 4.5m (14.7') where no side walk exists; BE REFUSED.

II PREVIOUS REPORTS PERTINENT TO THIS MATTER II 02-5774- Municipal Council on February 7, 2000 approved amendments to the City of London Official Plan and the City of London Z-1 By-law. The amendments designated these lands Low Density Residential in the City of London Official Plan and zoned these lands Residential R1 (R1-4) and Residential R1 (RI-6). Draft plan approval (39T-99518) was granted March 15, 2000 and the Plan of Subdivision (33M-514) was registered April 1, 2005.

I F PURPOSE AND EFFECT OF RECOMMENDED AMENDMENTS

The recommended amendments will allow single detached dwellings with a reduced setback to the garage of 5.5m (18') verses the current setback of 6.0m (19.6) and to allow one (1) storey single detached dwellings to have maximum lot coverage of 50% verses the current maximum

1

SUBJECT SITE Grsphica li inlormstlan SlllyIc8s

Cornoralion ot lhs cily of Londan b e d on April 2W5 lllght into. u ~ s = p l a " n l n s l p m j e c w p . ~ ~ ~ l ~ ~ ~ ~ ~ " ~ , ~ ~ p ~ " ~

SCALE: 1 :5000

Note: Parcel linework, when shown, is not for official or legal use. S ----


Date Application Accepted: October 25, 2005

2-7039 J.C. Smith

Agent: Don Riley

I RATIONALE

1. The proposed zoning by-law amendment to permit single detached dwellings with a minimum setback to a garage of 5.5m (18) conforms to the policies of the Official Plan.

2. The proposed zoning by-law amendment to permit one (1) storey single detached dwellings with maximum lot coverage of 50% conforms to the policies of the Official Plan.

J SITE CHARACTERISTICS:

Current Land Use -Vacant Residential Frontage - irregular Depth -irregular Area - 15ha (37ac) Shape - irregular

&

REQUESTED ACTION: Zoning amendment from a Residential R1 (R1-4) Zone and a Residential R1 (RI-6) Zone which permits single detached dwellings to a Residential R1 Special Provision (RI-40) Zone, a Residential R1 Special Provision (RI -40) Zone and a Residential R1 Special Provision (R I -60 ) Zone which permits single detached dwellings with a lot coverage of 50% and a minimum setback to a garage of 5.5117 (18) where a 11 sidewalk exists and a minimum setback to a garage of 4.5m (14.7')where no side walk exists

- SURROUNDING LAND USES:

North - Open Space South - Residential East - Open Space West -Agricultural

OFFICIAL PLAN DESIGNATION: (refer to map on page 5)

EXISTING ZONING: (refer to map on page 6 )

Low Density Residential

Residential R1 (R1-4) Zone and Residential R1 (RI-6) Zone, which permits single detached dwellings with a maximum lot coverage of 40% and a minimum setback to a garage of 6.0m (19.6').

3

LEGEND

DOWNTOWNAREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHOOD SHOPPING AREA

ASSOCIATED SHOPPINQ AREA COMMERCIAL

BUSINESS DISTRICT

ARTERIAL MIXED USE DISTRICT

HIGHWAY SERVICE COMMERCIAL

RESTRICIEDIHIGHVVAY SERVICE COMMERCIAL

RESTRICIED SERVICE COMMERCIAL

COMMERCIAL POLICY AREA

MULTI- FAMILY, HIGH DENSITY RESIDENTIAL

MULTI- FAMILY, MEDIUM DENSITY RESIDENTIAL

0 LOW DENSITY RESIDENTIAL

0 DEFERRED AREAS

OFFICEAREA

OFFlCElRESlDENTlAL

m OFFICE BUSINESS PARK

m GENERAL INDUSTRIAL

LIGHT INDUSTRIAL

REGIONAL FACILITY

COMMUNITY FACILITY

OPEN SPACE

URBAN RESERVE -COMMUNITY GROWTH

URBAN RESERVE -INDUSTRIAL GROWTH

RURAL SETTLEMENT

ENVIRONMENTAL REVIEW

0 AGRICULTURE

4 URBAN GROWTH BOUNDARY

THIS IS AN EXCERPT FROM THE PLANNINQ DIVISION'S WORKINQ CONSOUDATlON OF SCHEDULE A TU THE C I N OF LONDON OFFICIAL PLAN. WITH ADDED NOlXTIONS

FILE NO.

CITY OF LONDON 2-7039 DEPARTMENT OF PLANNJNG AND DEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

February 16,2006 l+l s

SCALE 1:30,000 PREPARED BYI Qranhlca a lntormatlon SOrVICaa I I

OR - OFFICERESIDENTIAL LEGEND FOR ZONING BY-LAW 2-1 R1 -SINGLE DETACHED DWELLINGS OC -OFFICE CONVERSION RZ -SINGLE AND TWO UNIT DWELLINGS RO -RESTRICTED OFFICE R3 -SINGLE TO FOUR UNIT DWELLINGS R4 -STREET TOWNHOUSE R5 - CLUSTERTOWNHOUSE R6 ~ CLUSTER HOUSING ALL FORMS R7 -SENIORS HOUSING RE -MEDIUM DENSITY/LOW RISE APTS R9 - MEDIUM TO HIGH DENSITY APTS. R10 -HIGH DENSITYAPARTMENTS R11 LODGING HOUSE

OF -OFFICE

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

OS -OPEN SPACE CR -COMMERCIAL RECREATION

OB OFFICE BUSINESS PARK LI -LIGHT INDUSTRIAL GI -GENERAL INDUSTRIAL HI - HE4W INDUSTRIAL EX ~ RESOURCE EXTRACTIVE UR -URBANRESERVE

"h" ~ HOLDING SYMBOL "D" - DENSITY SYMBOL "H" -HEIGHT SYMBOL "B" -BONUS SYMBOL "r -TEMPORARY USE SYMBGL

DEPARTMENT OF PLANNING AND DEVELOPMENT

100 Meters AMENDMENT NO. 2.-1-051390

THIS MAS IS AN UNOFFICIAL EXTRACT FROM THE ZONING B Y U W WITH ADDED NOTATIONS


~~~~ ~~ ~ ~

PUBLIC LIAISON:

On November 25,2005 82 letters were sent to all landowners within 120 m of the property. Living in the City notice was published on December 3,2005.

2-7039 J.C. Smith

Three (3) replies were received.

~ ~~

PLANNING HISTORY

‘ O n March 15, 2000 draft plan approval (39T-99518) was given for these lands. Municipal Council passed the by-law to amend the lands to a Residential R1 (R1-4) Zone and Residential R1 (RI-6) Zone, on February 7, 2000. The final plan of subdivision (33M-514) was registered on April 1, 2005.

I SIGNIFICANT DEPARTMENTIAGENCY COMMENTS I]

Environmental & Enaineerina Services DeDartment

- “EESD has concerns regarding this rezoning that would permit a 4.5m setback for parking on streets with no sidewalks and 5.5m for parking on streets that have sidewalks. EESD has no concerns with the main building being placed closer to the road allowance, however, any garage should be placed a minimum of 5.5m from the right-of-way. This will ensure vehicles do not extend over the sidewalks, or on streets with no sidewalks, extend onto the travel portion of the roadway if vehicles are parked back to back. Therefore garages should not be placed closer than 5.5m from the right-of-way.

The subject lands are located within Wickerson Heights Phase 1 Subdivision (33M-514). Site servicing, grading and drainage and stormwater management must remain compliant with the conditions provided as part of the subdivision agreement for Wickerson Heights Phase 1.”

.

6


2-7039 J.C. Smith

Subiect Site The subiect site is located on the east side of Wickerson Road. south of Bvron Baseline Rbad. It is apprdximately 15ha (37ac) in size. There are 210 residential lots regktered on the plan of subdivision (33M-514).

Nature of Application The proposed application is to permit single detached dwellings with maximum lot coverage of 50% and to reduce the required setback to a garage from 6 metres (19.6') to 5.5 metres (18') for single detached dwellings where a municipal sidewalk exists and a minimum setback of 4.5 metres (14.7') where no municipal sidewalk exists.

What are the Current Zoning Renulations? The current zone permits single detached dwellings with lot coverage of 40%. The maximum lot coverage permitted for a single detached dwelling in any Residential R1 zone variation is 45%. The current zoning also requires a minimum setback to a garage of 6.0 metres (19.6). The City of London 2-1 Zoning By-law requires the minimum size of a parking space be 2.7 X 5.5 metres (8.8 X 18). The current zoning permits a minimum front yard setback of 4.5 metres to the main building in a Residential R1 (RI-4) Zone and 5.0 metres (16.4) in a Residential R1 (RI-6) Zone.

Is the Proposed Lot Coveraqe Compatible With Surrounding Land Uses? To accommodate the floor area of all internal amenity spaces in a one storey dwelling in this subdivision requires lot coverage greater than what is permitted by the current zoning. Minimum side yard setback for a one dwelling unit in this subdivision is 1.2 metres (3.9'). A one storey dwelling with lot coverage of 50% and a two storey dwelling with lot coverage of 40% with the same front yard setback, oriented to the street will have a similar visual impact on the streetscape. A single storey dwelling with 50% coverage will not create a scale or mass that is greater than a two storey dwelling with 40% coverage. The proposed one storey single detached dwellings will maintain the required front, rear and side yard setbacks and will be constructed within the "building envelope" required by the Z-1 Zoning By-law. The proposed increase for one (1) storey single detached dwellings to have lot coverage of 50% is compatible with the surrounding uses.

Is the Reduced Setback to the Garage A~propriate? The City of London Z-1 By-law requires that a minimum of two (2) parking spaces be provided completely on a lot, for a single detached dwelling. A parking space can be in a garage, a side yard or a rear yard. A vehicle can park in any driveway that leads to a legal parking space. The Z-1 By-law requires a 6.0 metres (19.6) setback to a garage to provide a parking space in front of the garage completely on the lot with no overlap into the City of London road allowance. The front yard setback requirements to the main building are 4.5 metres (14.7') for a Residential R1 (R1-4) Zone and 5.0 metres (16.4') for a Residential R1 (RI-6) Zone. The applicant can construct single detached dwelling with a front yard setback to the main building that is even with or less than the proposed minimum setback to the garage. The reduction of the minimum setback to the garage should not impact the streetscape as the setbacks to the main buildings remain the same. The minimum size of a parking space in the City of London Z-1 By-law is 2.7 X 5.5 metres (8.8 X j8). A reduction of the minimum setback to a garage to 5.5 metres (18) will maintain the intent of the Z-1 By-law by maintaining a parking space completely on the lot in front of the garage.

Planning Impact Analvsis The Low Density Residential designation permits single detached dwellings at a height and scale that is compatible with the surrounding uses.

This application to amend the Residential R1 (RI-4) Zone and the Residential R1 (RI-6) Zone to allow one storey single detached dwellings with a lot coverage of 50% and to permit setbacks

7


2-7039 J.C. Smith

to a garage of 5.5 metres (18') complies with the Low Density Residential policies of the Official Plan. As sumrnarized in the above analysis the proposal has been reviewed in accordance with the Planning Impact Analysis as per Section 3.7.2 of the City of London, Official Plan and the proposed zoning amendment is considered appropriate at this location.

Comments Relating to Public Issues Raised Throuah Circulation

i. The increase in lot coverage is for one (1) storey single detached dwellings. The rear yard setback to the dwelling unit remains unchanged and the increased coverage will not negatively impact the existing residential to the east.

The proposed zoning amendment will not be out of scale with the existing dwellings in the subdivision as the increase in lot coverage is for one (1) storey single detached dwellings only. The side yard and rear yard setbacks remain the same. The reduced setback to the garage will maintain one parking space in front of a garage completely on a lot.

ii.

1 CONCLUSION The proposed Zoning By-law amendments to accommodate the proposed floor area of a one storey single detached dwelling and to permit reduced setbacks to a garage in this subdivision comply with the policies of the City of London Official Plan and are appropriate.

R. W. PANZER

March 21, 2006 JCSI.. . ..Document1 "Attach"

a


2-7039 J.C. Smith

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

Telephone

Russell Lomas 1816 Ironwood Road

Barb McCormick 178 Chalet Crescent

Connie Barel 170 Chalet Crescent. c/o 11 Linnell Crescent, RR5 Komoka

9

RADIUS MAP Subject Site: 1976 Ironwood Rd 33M-514 Lots 1-213 Smith

Appilcant: Wickerson Heights inc

Roll Number:

File Number: 2-7039

Planner: Craig

Created By: Craig Smith

Date: 11/25/2005

Scah N 7500

CORPORATION OF THE CITY OF LONDON Prepared By: PD - Planning

LEGEND USubject Site Buildings

4 Water @ Addresses

Union Gas Pipeline

Park (20 rn buffer)

Parcel


2-7039 J.C. Smith

Bill NO. (number to be inserted by Clerk's office) 2006

By-law NO. Z.-l-O6(number to be inserted by Clerk's Office)

A by-law to rezone the lands municipally located at 1686 to 1976 and 1685 to 1949 Ironwood Road, 2153 to 2253 and 2176 to 2236 Dogwood Crescent, 1533 to 1643 and 1534 to 1632 Mulberry Street, 2314 to 2326 Lilac Place and 21 14 to 2206 Wickerson Road; in the City of London

WHEREAS Wickerson Heights Inc. has applied to rezone an area of land municipally located at 1686 to 1976 and 1685 to 1949 Ironwood Road, 2153 to 2253 and 2176 to 2236 Dogwood Crescent, 1533 to 1643 and 1534 to 1632 Mulberry Street, 2314 to 2326 Lilac Place and 21 14 to 2206 Wickerson Road, in the City of London;

AND WHEREAS this rezoning conforms to the Official Plan;

AND WHEREAS the subject lands were rezoned by way of By-law No. 2.-1-051390, passed by Council on June 27,2005;

AND WHEREAS By-law No. 2.-1-051390 has been appealed to the Ontario Municipal Board and is not in full force and effect in accordance with the provisions of section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended;

AND WHEREAS the lands are zoned under By-law Z.-I;

THEREFORE the Municipal Council of The Corporation of the City of London enacts as follows:

1. By-law No. 2.-1-051390 is hereby amended by repealing the zoning on the lands municipally located at 1686 to 1976 and 1685 to 1949 Ironwood Road, 2153 to 2253 and 2176 to 2236 Dogwood Crescent, 1533 to 1643 and 1534 to 1632 Mulberry Street, 2314 to 2326 Lilac Place and 21 14 to 2206 Wickerson Road, as shown on the attached map comprising part of Key Map No. 124 to By-law 2.1-051390, and by deleting the lands from the said By-law.

2. Schedule "A" to By-law No. Z.-1 is amended by changing the zoning applicable to lands located at 1686 to 1976 and 1685 to 1949 Ironwood Road, 2153 to 2253 and 2176 to 2236 Dogwood Crescent, 1533 to 1643 and 1534 to 1632 Mulberry Street, 2314 to 2326 Lilac Place and 2114 to 2206 Wickerson Road, as shown on the attached map comprising part of Key Map No. 124, from a Residential R1 (R1-4) Zone and a Residential R1 (RI-6) Zone to a Residential R1 Special Provision (R I -40 ) Zone and a Residential R1 Special Provision (R I -60 ) Zone.

Section 5, Residential R1 Zone, to By-law Z.-1 is amended by adding the following Special Provisions: 1)

Section No. 5.4 J R1-40

a) Regulations

i) Lot Coverage One (1) Storey Single Detached Dwelling (Maximum)

ii) Setback To Garage (Minimum)

50%

5.5 metres (18.0 feet)

11


Section No. 5.4 J R1-60

a) Regulations

i) Lot Coverage One (1) Storey Single Detached Dwelling (Maximum)

To Garage (Minimum)

ii) Setback

2-7039 J.C. Smith

50%

5.5 metres (18.0 feet)

The inclusion in this By-law of imperial measure along with metric measure is for the purpose of convenience only and the metric measure governs in case of any discrepancy between the two measures.

This By-law shall come into force and be deemed to come into force in accordance with Section 34 of the Planning Act, R.S.O. 1990, c. P.13, either upon the date of the passage of this by-law or as otherwise provided by the said subsection.

PASSED in Open Council on April 10,2006.

First Reading -April ,IO, 2006 Second Reading -April 10,2006 Third Reading -April 10, 2006

Anne Marie DeCicco Mayor

Kevin Bain City Clerk

12


File Number: 2-7039

Planner: CS

Date Prepared: 2006 Mar 23

Technician: CMH

By-Law No: 2.4-

SUBJECTSITE

SCALE 1:5000

0 100 Meters


r

File Number: 2-7039

Planner: CS

Date Prepared: 2006 Feb 16

Technician: CMH

By-Law No: 2.4-

N SUBJECT SITE

SCALE 1:5000

0 100 Meters

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