39T-07506/02-7421 J. Leunissen

TO:

FROM:

SUBJECT:

CHAIR AND MEMBERS PLANNING COMMllTEE

R. W. PANZER GENERAL MANAGER OF PLANNING AND DEVELOPMENT

APPLICATION BY: FUTURESTREETS INC. 1480 HAMILTON ROAD

PUBLIC PARTICIPATION MEETING ON MARCH 17,2008 @ 5:OO P.M.

RECOMMENDATION

That, on the recommendation of the General Manager of Planning and Development, the following actions be taken with respect to the application of Futurestreets Inc. relating to the property located at 1480 Hamilton Road:

the proposed by-law attached hereto as Appendix “A” BE INTRODUCED at the Municipal Council meeting on March 31, 2008 to amend the Official Plan to:

change the designation on Schedule “ A , Land Use, for the southern 114 of the site FROM Open Space TO Low Density Residential to allow a range of low density, low profile uses such as single detached, semi-detached, duplex and converted dwellings as the main permitted uses; and, REVISE the Flood Line mapping applicable to these lands on Schedule “ B , Flood Plain and Environmental Features.

i)

ii)

the Approval Authority BE REQUESTED to approve the draft plan of residential subdivision, as submitted by Futurestreets Inc. (File No. 39T-07506 prepared by MHBC Planning, certified by Laura Gibson (Ontario Land Surveyor), (Drawing No. N:N383’A”/DP-FEB52007.DWG, dated February 5, 2007), as red-line revised which shows 91 single detached dwelling lots, 12 future development blocks, 1 park block, 2 possible future street blocks and several road widening and reserve blocks all served by the extension of Purcell Drive, Baxter Street and two new streets, SUBJECT TO the conditions contained in the attached Appendix ”39T-07506-1”;

the proposed by-law attached hereto as Appendix “B“ BE INTRODUCED at the Municipal Council meeting on March 31, 2008 to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan, as amended in part (a) above) to change the zoning of the subject property FROM an Urban Reserve (UR) Zone and an Open Space (OS4) TO a Residential R1 (RI-2) Zone, a Holding Residential R1 (h.82.RI-2) Zone, a Residential R1 (RI-3) Zone, a holding Residential R1 (h.82.RI-3) Zone, a holding Residential R I (h.82 h56,RI-3) Zone, a Residential R1 Special Provision (RI-3(7)) Zone, a Residential R1 (RI-4) Zone and an Open Space (OSI) Zone. The R1-2 Zone permits single detached dwellings on lots with a minimum area of 300 m2 (3,230 ftz) and a minimum lot frontage of 9.0 m (29.5 ft); the R1-3 Zone permits single detached dwellings on lots with a minimum area of 300 m2 (3,230 ft2) and a minimum lot frontage of 10 m (32.8 ft); the R1-3(7) Zone permits single detached dwellings on lots with a minimum area of 300 mz (3,230 ft2) and a minimum lot frontage of 11 m (36.1 ft); and the R1-4 Zone permits single detached dwellings on lots with a minimum area of 360 mz (3,875 ft2) and a minimum lot frontage of 12 m (39.4 ft). Holding Provision h-56 requires a noise study to assess arterial road noise and Holding Provision h-82 requires the lands to be developed in conjunction with lands outside this plan. Uses permitted by the OS1 Zone include conservation lands, public parks, private parks, and golf courses;

the request to Zone Block 101 Residential R1 (RI-2) BE REFUSED;

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39T-07506/02-7421 J. Leunissen

the applicant BE ADVISED that the General Manager of Environmental & Engineering Services & City Engineer has projected the following claims and revenues information:

IMPACT OF SUBDIVISION ON RESERVE FUNDS AND CAPITAL WORKS

(e)

BUDGETUNDER CURRENT FUNDING PRINCIPLES

Refers to Road, Sewer (Sanitary 8 Storm), Stormwater Management Facilities and Water Services NOTE 1) ESTIMATES ARE CALCULATED USING CURRENT RATES AND THE INFORMATION IS REPORTED ALL IN ~ ~~~ ~~ ~~~~~ ~ ~~ ~~~~~~

ACCORDANCE WITH THE DEVELOPMENT CHARGES AND URBAN WORKS FUND BY-LAW (IE. C.P.. 1440-167), AND ANY AMENDMENTS THERETO. ANY CLAIM PAYMENT FROM THE URBAN WORKS RESERVE FUND WILL BE IN ACCORDANCE WITH BY-LAW NO. C.P.-1440-167 AND AS APPROVED BY THE CITY ENGINEER.

ESTIMATES ARE BASED ON INFORMATION PROVIDED BY THE APPLICANT AND ARE PROVIDED FOR INFORMATION PURPOSES ONLY. THEY DO NOT CONSTITUTE ANY COMMITMENTS ON BEHALF OF THE CITY OF LONDON. ACTUAL CLAIMS WILL BE DETERMINED IN CONJUNCTION WITH THE SUBDIVISION AGREEMENT AND THE BY-LAWS. ACTUAL REVENUES ARE DETERMINED IN

2)

CONJUNCTION WiTH BUILDING PERMITS AND THE BY-LAWS AT THAT TIME.

3) THE OWNER SHOULD TAKE NOTE THAT THERE ARE CURRENTLY SIGNIFICANT DELAYS IN PAYMENT OF CLAIMS FROM THE URBAN WORKS RESERVE FUND.

THE ABOVE CLAIMS/REVENUES ARE BASED ON ESTMATES USING CURRENT UWRF RULES. . FURTHER ESTIMATED CLAIMS/REVENUES BASED ON ANTICIPATED FUTURE RULES MAY VARY

SUBSTANTIALLY.

4)

The above claimshevenues are based on estimates using current UWRF rules. Further estimated claims/revenues based on anticipated future rules may vary substantially as illustrated in the hypothetical examples tabled in italics below. The two charts below are provided to show the difference in the sewer size threshold for oversizing payment, as this has not yet been approved.

2

Industrial Oversizing Reserve Fund Owners New costs Owners Total Cost

~ ~ ~~~~~ ~~~ ~~~~

THE DRAFT RULES. THEY DO NOT CONSTITUTE ANY COMMITMENTS ON BEHALF OF THE CITY OF LONDON. ACTUAL CLAIMS WILL BE DETERMINED IN CONJUNCTION WITH THE SUBDIVISION AGREEMENT AND THE BY-LAWS. ACTUAL REVENUES ARE DETERMINED IN CONJUNCTION WITH BUILDING PERMITS AND THE BY-LAWS AT THAT TIME.

Nil Nil

It being noted that no decision has been made as to whether this the old rules or new rules will apply to this subdivision. Unless otherwise advised, the old rules will apply to this subdivision.

(0 the General Manager of Planning and Development BE DIRECTED to initiate a zoning review of 1476 and 1486 Hamilton Road to determine the appropriate zone for these abutting properties; and

the General Manager of Planning and Development BE DIRECTED to initiate the necessary study(ies) to determine the significance of the woodlands on the abutting property to the east and, if recommended by the study(ies), initiate an Official Plan Amendment.

It also being noted the applicant has also indicted they intend to request a demolition permit be issued in the future for the demolition of the existing dwelling unit located at 1480 Hamilton Road.

(9)

I PREVIOUS REPORTS PERTINENT TO THIS MATTER II

October 17, 2005 - Report to Planning Committee - Futurestreets Inc. draft dan. area concept plan, official plan amendment and zoning by-law amendment application ior 1460 Hamilton Road, Files 39T-04509/02-6816.

October 24, 2005 - Report to Planning Committee - Futurestreets Inc. draft plan, area concept plan, official plan amendment and zoning by-law amendment application for 1460 Hamilton Road, Files 39T-04509/02-6816.

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39T-07506/02-7421 J. Leunissen

PURPOSE AND EFFECT OF RECOMMENDED ACTION

The purpose and effect of these applications is to permit residential development (single detached dwellings) to the north and west of the existing Cobblestone Gate Subdivision and to the east of the Futurestreets subdivision (Phase 1) currently under construction (file 39T- 04509).

APPROVAL of the draft plan of subdivision, Official Plan amendment and the Zoning By-law amendment is recommended because:

1.

2.

3.

4.

Futurestreets Inc. is proposing a plan of subdivision generally consistent with the area road pattern endorsed by the Planning Committee when it recommended approval of 39T-04509. It allows for the extension of existing and draft approved streets, it enlarges a proposed neighbourhood park and provides a second permanent access to the entire neighbourhood. Red-line amendment are recommended to the plan to create a more functional park block and development on abutting lands to the east only takes place after necessary studies and these studies indicate the lands can be developed. The red-line revised plan and recommended conditions of draft plan approval will ensure the lands are appropriate for residential development.

In order for the lands to be developed as proposed the Official Plan must be amended from Open Space to Low Density Residential for the southern portion of the site. These lands can be raised above the regulatory flood elevation by placing fill similar to the subdivision to the west. This activity has been evaluated against the policies of the Official Plan and the recommended conditions of draft plan approval require the necessary steps to ensure residential development will not take place until the lands are appropriate for development.

The applicant has requested a combination of the R1-2 Zone and R1-3 Zone. It is recommended a broader mix of residential zones be applied: R1-2, R1-3, R1-3(7) and R1-4. The recommended zones better reflect the lot dimensions included in the proposed plan and make certain there is a mix of lots in the plan. The applicant's request to zone the park block within this plan Open Space (OSI) is appropriate and consistent with the zoning of the park block on abutting lands. Two holding provisions are recommended - one to protect future residential lands from potential noise and a second to ensure development does not take place on the part blocks until combined with lands outside this plan.

The request to zone Block 101 R1-2 is not recommended because this future development block is required to be developed with abutting lands to the east and it would be premature to apply a development zone until i) the development potential of this parcel is confirmed and ii) the City received an indication from the owner of this property about possible future uses.

4

Clarke Road Clarke Road Park

River Road Golf Course

---__- -_-_

Tharnes River - South Branch \ \

LOCATION MAP Subject Site: Futurestreets Inc. - Plan of Subdivision 4pplicant: Futurestreets Inc. 3 e Number: 39T-07506/02-7421 'lanner: Jeffery Leunissen Zreated By: Jeffery Leunissen Jate: 2008-03-05 Scale: 1:4500

2orporation of the City of London 'repared By: PD - Planning

LEGEND Subject Site

@ Parks

Buildings @ Address Numbers

Assessment Parcels

39T-07506/02-7421 J. Leunissen

I BACKGROUND

Date Application Accepted: August 23, 2007 Agent MHBC Planning (Carol Wiebe

I[ demolit;on of the existing dwelling &it located at I480 Hamilton Road I1 SITE CHARACTERISTICS:

Current Land Use - single detached dwelling along the Hamilton Road frontage together with several accessory buildings located in the middle of the property. A small stand of trees are located along the eastern property line starting in the middle of the site and a small tributary bisects the property.

Frontage-40.163m (131.77ft)

Depth - 445.061 m (1460.174 ft)

Area - 5.862 ha (14.485 ac)

Shape - Irregular

SURROUNDING LAND USES:

North - Vacant land, Clarke Road Park (former landfill site), City of London Clarke Road Transfer Station

South - Estate type single detached dwellings,

East - Single detached dwelling, small scale industrial operation, woodland

West - Single detached dwellings in a registered plan of subdivision, single detached dwellings under construction, and automobile sales establishement.

OFFICIAL PLAN DESIGNATION: (refer to map on page 8, 9 and I O )

Low Density Residential and Open Space on Schedule “A “Flood Lines” and “Fill Lines” on Schedule “ B

EXISTING ZONING: (refer to map on page 8)

Urban Reserve (UR), Open Space (OS4)

7

LEGEND

DOWNTOWN AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHOOD SHOPRNG AREA

ASSOCIATED SHOF'PING AREA COMMERCIAL

BUSINESS DISTRICT

ARTERIALMIXED USE DISIRICT

HIGHWAY SERVICE COMMERCIAL

RESrrnCTEDRllGHWAY SERVICE COMMERCIAL

RESTRICTED SERVICE COMMERCIAL

COMMERCIAL WL lCY AREA

M U U I -FAMILY. HIGH DENSITY RESIDENTIAL

MUlJl -FAMILY, MEDIUM DENSIW RESIDENTIAL

LOW DENSI'IY RESIDENTIAL

0 DEFERRED AREAS

--, AREAS L - UNDER APPEAL OFFICEAREA

OFFICE/RESIDENTIAL

OFFICE BUSINESS PARK

GENERAL INOUSTRIAL

@ UGHT INDUSTRIAL

REGIONAL FACILITY

COMMUNITY F A C I U M

OPENSPACE

URBAN RESERVE - COMMUNIM GROWTH

URBAN RESERVE - INDUSlRlAL G R O W

RURALSElTLEMENl

ENVIRONMENTAL REVIEW

AGfUCUWURE

& URBAN G R O W BOUNDARY

MIS IS AN EXCERPT FROM M E PLANNING DIVISION'S WORKING CONSOUOATION OF SCHEDULE A TO THE CITY OF DNDON OFFICIAL PLAN. WITH ADDED NOTAnONS

I-,- E"".

39F07506/02-7421 MAP PREPARED

CITY OF LONDON DEPARTMENT OF PLANNINGAND DEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

February 26,2008

w*t I+

LEGEND

NATURAL HER/TAG€ SYSTEM 0 ESA'S

POTENTIAL ESA'S

VEGETATION PATCHES OUTSIDE ESA'S AND WETLANDS

RIVERSTREAM AND RAVINE CORRIDORS OUTSIDE OFFLDOD PLAIN REGULATED CORRIDORS

WETLANDS CLASS 1-3

WETLANDS CLASS 4 - 7

...... ...... ...... &:<prm g & $ g j

- -I- GROUND WATER RECHARGE AREAS

WOODLANDS

WTENTIAL NATURALIZATION AREAS AND UPLAND CORRIOORS

DEFERRED AREAS

NATURAL HAZARDS N FLDOOLINES

'NOTE' Flood lines shown on this map are approximate. The precise delineation of flood plain mapping is available from the conservation auihority having jurisdiction,

FLOODFRINGE 'NOTE' Flood Fringe mapping for certain areas pf the city is available from the Upper Thamss River Conservation Authority.

,,'\\,'' lOOYEAR EROSION LINE

,"Cy FILL LINES

WTENTIALSPECIAL POLICY AREAS

NATURAL RESOURCES r&/ EXTRACTIVE INDUSTRIAL

yT AGGREGATE RESOURCE AREAS

ABANDONED OIUGAS WELLS

THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKING CONSOLIDATION OF SCHEDULE B TO THE CITY OF LONDON OFFICIAL PLAN. WITH ADDED NOTATIONS

I I FILENO. I CITY OF LONDON

DEPARTMENT OF PLANMNCAND DEVE JU)PMENT

February 26,2008 OFFICIAL PLAN SCHEDULE B - FLOOD PLAIN AND

ENVIRONMENTAL FEATURES I 1 PREPARED By: Graphics B Information Services

AML LOCATION: \\clfilel\GiaWark~Iblanina\oroiaba\o o t f i d a l u l s n \ w o r ~ o n s l ~ ~ e r n ~ ~ l s ~ ~ ~ o l ~ x l 4 ~ m l SCALE 1:30,Mx)

COUNCIL APPROVED ZONING FOR THE SUBJECT SITE UR 81 OS4 OR - OFFlCElRESlDENTlAL OC -OFFICE CONVERSION RO -RESTRICTED OFFICE OF -OFFICE

I" 1) LEGEND FOR ZONlNG BY-LAWZ-7

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

OS -OPEN SPACE CR - COMMERCIAL RECREATION ER -ENVIRONMENTAL REVIEW

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

AG -AGRICULTURAL AGC -AGRICULTURAL COMMERCIAL RRC - RURAL SElTLEMENT COMMERCIAL TGS - TEMPORARY GARDEN SUITE

"h" -HOLDING SYMBOL "D" - DENSITY SYMBOL "H" -HEIGHT SYMBOL "B" -BONUS SYMBOL

R1 -SINGLE DETACHED DWELLINGS R2 - SINGLE AND TWO UNIT DWELLINGS R3 -SINGLE TO FOUR UNIT DWELLINGS R4 - STREET TOWNHOUSE R5 - CLUSTER TOWNHOUSE R6 -CLUSTER HOUSING ALL FORMS R7 SENIORS HOUSING R8 MEDIUM DENSITY/LOW RISEAPTS. R9 - MEDIUM TO HIGH DENSITYAPTS. R10 - HIGH DENSINAPARTMENTS R11 -LODGING HOUSE

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

"r -TEMPORARY USE SYMBOL 2, [7 ANNEXED AREA APPEALED AREAS

FILE NO: 39T-07506102-7421 JL

2008/03/04 CK

1:5000

CITY OF LONDON MAP PREPARED:

DEPARTMENT OF PLANNING AND DEVELOPMENT

0 200 Meters 3

@ ZONING

SCHEDULE A

BY-LAW NO. Z.-1

mis MAP IS AN UNOFFICLU EXTRACT FROM THE ZONING BY-LAW WITH ADDED NOTATIONS

39T-07506/02-7421 J. Leunissen

PLANNING HISTORY I1 Area Study In response to a number of applications in the early 1990s for draft plan of residential subdivisions, Official Plan amendments and Zoning By-law amendments in the area, the City initiated a review of the Official Plan and Zoning By-law for the lands on both sides of Clarke Road, north of Hamilton Road. The character of the area was determined to be in transition, principally from industrial to residential. The City review was intended to assess whether this change should be allowed to continue throughout the area or whether portions should remain industrial. The review confirmed the change was appropriate and it resulted in all lands outside the floodplain being designated Low Density Residential or Multi-Family, Medium Density Residential, For 1480 Hamilton Road, the outcome of the review was to change the designation for the portion above the floodplain from Industrial to Low Density Residential. Due to the absence of sanitary sewer services in the area at the time, the potential impacts of methane gas, and that no definite plans had been received by area property owners, no residential zones were applied to lands east of Clarke Road through the review, instead Urban Reserve (UR) Zones were applied.

1440 Hamilton Road In February 1997, Norquay Construction Co. Ltd. submitted a plan of subdivision application and a zoning by-law amendment application for 1440 Hamilton Road to permit an 88 unit small lot subdivision. Issues associated with the review included integration of draft plan with abutting developable lands to the east and west, provision for a second access for emergency vehicles, proximity to the Thames River floodplain, stormwater management and proximity to the former landfill site. When the draft plan was presented to Planning Committee an area road pattern was included to demonstrate how abutting lands could be integrated with the proposed draft plan and provide an alternate access for emergency vehicles and area residents. (See Page 11) The Municipal Requirements required a temporary access for emergency vehicles at the west end of the subdivision. This was later revised to providing a wider road allowance (21.5 m secondary collector standard) for Wildgoose Road between Hamilton Road and Hungerford Street.

In response to the departmental circulation, a portion of the subject lands was identified as being within the UTRCAs Registered Flood and Fill Lines. As the proposed access was outside the floodplain, the plan was recommended for approval. Unfortunately when the final engineering requirements were accepted Wildgoose Road immediately north of the Wildgoose RoadlHamilton Road intersection was constructed, the access did not meet the test of safe and dry access. A regional stormwater management facility was constructed on the south side of Hamilton Road to serve these lands and it was designed to also accommodate all the residentially designated lands on the north side of Hamilton Road east of Clarke Road.

1460 Hamilton Road Futurestreets Inc submitted an Official Plan Amendment application, Plan of Subdivision application and Zoning By-law Amendment application for 1460 Hamilton Road in November 2005. The purpose of the applications was to allow a 52 unit single detached dwelling subdivision on two cul-de-sacs served by the extension of Purcell Drive. The southern portion of the property extended into the Thames River floodplain. The applicant submitted reports indicating development in the floodplain could take place with minimal impacts on abutting properties. The plan was not supported by the Planning and Development Department because it did not allow for a high degree of connectivity with abutting lands and when considered with abutting lands to the east, would have likely resulted in four cul-de-sacs. A revised area road plan was prepared with improved connectivity to abutting lands while maintaining the principle themes of the Norquay area road pattern including a possible road connection to Clarke Road (See Page 12). The revised area road plan proposed a permanent road connection to Hamilton Road at 1480 Hamilton Road. The revised area road plan was circulated to applicable agencies and the Planning Committee in support of the application and there were no objections subject to conditions. Until a second permanent road connection was constructed to either Hamilton Road or Clarke Road, a temporary road connection was proposed within the plan to Hamilton Road. In consultation with the Upper Thames River Conservation Authority conditions of draft approval were drafted to allow the lands below the Regulatory Flood Line to be filled.

11

39T-07506/02-7421 J. Leunissen

Norquay Street Plan . , t

39T-07506102-7421 J. Leunissen

Futurestreets Street Plan

39T-07506/02-7421 J. Leunissen

Phase one of the subdivision consisting of 46 single detached dwelling lots, 1 walkway block, and a temporary access block was granted final approval on June 11, 2007, and registered as 33M-571 on June 22,2007.

SIGNIFICANT DEPARTMENTIAGENCY COMMENTS 1 Environmental and Enaineerina Services Department

Record of Site Condition - Prior to the issuance of a Certificate of Conditional Approval the applicant shall prepare a Record of Site Condition in accordance with Ministry of Environment Guidelines.

Methane Gas - Prior to the issuance of a Certificate of Conditional Approval the Owner shall submit a study to determine if there is methane gas affecting these lands. If methane is present, the report shall include means to protect against methane or other gases.

Emeraency Access through Citv's Transfer Station Propertv - the Owner shall construct an emergency access through the City's Transfer Station property and this access shall include gates, screening, upgrading the road on the City's property. This emergency access shall be designed and constructed to the satisfaction of the City Engineer and at no cost to the City.

Possible Noise Impacts from the Transfer Station - The Owner shall prepare a noise study to assess whether operation of the tub grinder and operation of the Transfer Station will adversely effect the proposed development, specifically lots 1 to 3 and 86 to 91.

Sanitarv Sewers - Proposed sanitary sewers to serve this plan shall be the 200 mm ( 8 ) sanitary sewer on Purcell Drive, and the 250 mm (10) sanitary sewer on Hamilton Road. The Owner shall provide sanitary sewer stubs at the east limit of this plan. The Owner shall design and construct the sanitary sewer system within this plan to accommodate leachate from the abutting landfill site. The Owner shall design and construct a leachate collection system in the southeast corner of the landfill and connect this system to the sanitary sewer system. The Owner may submit a claim against the City's Capital Work's Budget (Environmental Programs and Customer Relations Divisions) for the reimbursement of the connection and oversizing to a maximum amount of $13,000.00 upon completion of these works.

Stormwater Manaaement - Proposed storm sewers to serve this plan shall be the existing 750 mm (30) storm sewer in Plan 33M-571. The Owner shall develop an erosion/sediment control plan in accordance with City and Provincial standards to the satisfaction of the City Engineer. The Owner shall flood proof areas within this plan to the Regulatory Flood Lines and obtain the necessary permits from the Upper Thames River Conservation Authority. The Functional SWM Report submitted with the plan shall include an evaluation of the capacity of the existing SWM Facility and its ability to accommodate these lands for both quality and quantity purposes.

- Water - Proposed watermains to serve this plan shall be the existing 200 mm (8) water main on Purcell Drive, the existing 200 mm (8) water main on Baxter Street and existing 150 mm (6 ) water main on Hamilton Road. The Owner shall confirm the watermain system is looped to the satisfaction of the City Engineer when development proceeds beyond 80 units. Holding provisions shall be applied to enforce this requirement.

TranspottationlRoads -The Owner shall verify the adequacy of the decision sight distance at the Hamilton RoadIStreet " A intersection. Prior to connecting Street "A to Hamilton Road, the Owner shall remove the row of evergreen trees within the road allowance that create a view obstruction. If a Parking Plan is required and increased pavement width is proposed, the Owner shall maintain standard boulevard widths. The Owner shall construct sidewalks on one side of Hamilton Road, Street "A", Purcell Drive, Baxter Street and Frederick Crescent. The Owner shall construct a left hand turn lane on Hamilton Road at Street "A", dedicate sufficient land to widen Hamilton Road to 18 m from centreline and provide 6.0 x 6.0 m "daylighting triangles". No vehicle access for Blocks 101 and 102 will be permitted to Hamilton Road. The Owner shall ensure all construction traffic associated with this plan utilizes Hamilton Road and install street lighting on Hamilton Road when determined warranted by the City Engineer and to the specifications of the City Engineer.

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39T-07506/02-7421 J. Leunissen

Temporary turning facilities will be required at the west limit of Frederick Crescent, the east limit of Purcell Drive and the east limit of Street "B .

London Hydro has adequate 27.6 kV underground distribution in place along Hamilton Road and 27.6kV underground distribution along Purcell Drive for this development. The internal servicing of the development should present no foreseeable problems. The applicant will be responsible for the cost associated with the underground system expansion within the development, but may receive rebates from London Hydro based on connected load over a five year connection window. Transformation lead times are minimum 30 weeks. London Hydro recommends you contact their engineering department to confirm transformer requirements and availability. The applicant will be responsible for the cost associated with the relocation of any existing infrastructure as a result of this development.

London Hvdro

London Transit London Transit has reviewed the proposed plan of subdivision and submits the following comments:

Due to the small size of the subdivision, future transit service will only be provided on arterial roads (Hamilton Road and Clarke Road). In keeping with previous phases of the subdivision, LTC requests sidewalks fronting on Hamilton Road and throughout the development. We also recommend a pedestrian walkway from Frederick Crescent connecting to paths on City owned property to the north. Permanent pedestrian access should be located at Street " A and Hamilton Road.

As a municipal condition of draft approval, we request the developer agree to meet LTC requirements with respect to the construction and installation of future bus stop locations within the subdivision. These include:

i) marking proposed bus stop locations on all the appropriate engineering drawings; ii) installation and maintenance of advance signage indicating "Possible Future Transit

Stop Area," in the approximate stop locations' iii) Installation of concrete pads at the stop locations as the adjacent sidewalks are built,

generally a 1.5 metre wide connector pad between the curb and the City sidewalk.

The exact stop locations can be field located at the curbs as the development is built, at which time the developer should install the signpost and sign (sign to be provided by LTC). The potential future transit stop location, subject to Transportation Division approval, is as follows:

1) Westbound Hamilton Road, west of Street "A

Uwer Thames River'Conservation Authority The Upper Thames River Conservation Authority has reviewed the subject applications with regard for policies contained within the Environmental Planning Policy Manual for the Upper Thames River Conservation Authority (June 2006). These policies include regulations made pursuant to Secdon 28 of the Conservation Authorities Act, and are consistent with the natural hazard and natural heritage policies contained in the Provincial Policy Statement (2005). These comments are provided to document our meeting with you, Peter McAllister of Earth Tech, and UTRCA staff.

The UTRCA has reviewed the Hydraulic Analysis and Conceptual Stormwater Management Plan, Cameron Creek Subdivision, dated March 22, 2004. In addition an e-mail from Peter McAllister of Earth Tech was received on January 17, 2008. Our comments from our technical review will be provided under separate cover.

UTRCA ENVIRONMENTAL PLANNING POLICY MANUAL (June 2006) The policies which are applicable to the subject property include:

3.2.2 General Natural Hazard Policies These policies direct new development and site alteration away from hazard lands and establish the UTRCAs requirements for floodproofing and access for those cases where development may be permitted within hazard lands. No new hazards are to be created and existing hazards should not be aggravated.

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39T-07506/02-7421 J. Leunissen

3.2.3 Riverine Flooding Hazard Policies These policies address matters such as the provision of detailed flood plain mapping, uses that may be permitted in the flood plain, one & two zone flood plain policy areas as well as special policy areas.

Our concerns regarding Access and Flood Fringe have been provided in correspondence from our office dated March 28, 2007. They are provided along with our Stormwater Management comments below:

1. Access -the UTRCA will require safe access to be provided in the interim. While this represents a policy compromise on behalf of the Authority, we are acknowledging the unique circumstances that affect this development in terms of future opportunities for connections and the anticipated future improvements to Hamilton Road. Furthermore, this requirement satisfies the minimum requirements of the Provincial Policy Statement (PPS) and while our policy requires that dry access be achieved for new development and we continue to view this as the best planning approach to deal with natural hazards, the safe access requirement does meet the minimum provincial standard.

The Ministry of Natural Resources Natural Hazards Training Manual, (2002) stipulates that safe access should be within 0.3 metres of the Regulatory Elevation for emergency access. The UTRCA encourages the applicant to achieve this standard if possible. However, again given the unique circumstances the Authority understands that this standard many not be achievable and would consider safe access within 0.5 metres of the Regulatory Elevation for the temporary access.

We strongly encourage the City to pursue a dry access option for this area. During our discussion it was mentioned that the development of a permanent access to Hamilton Road was considered an improvement to the existing situation, but we remind you that with the development of these lands, additional people will be at risk.

Flood Fringe - A portion of the subject lands have been identified as Flood Fringe through detailed hydraulic analysis completed by MRC for Phase 1 of the Development. These lands are regulated by the UTRCA. Development within the Regulation Limit requires a UTRCA Permit pursuant to Section 28 of the Conservation Authorities Act -Application for Development, Interference with Wetlands and Alferations to Shorelines and Watercourses.

Prior to the development, filling will be required to floodproof the lands. As discussed, the hydraulic floodway analysis will need to be updated to reflect the following: 1) addenbums for the revised road patterns; 2) the as-built conditions which include the affects of the noise wall constructed as

part of phase 1; and 3) how the secondary flow path will be maintained, or eliminated by rerouting.

Also, the UTRCA will require the applicant to address the impact of the development on adjacent landowners specifically the lands to the east (former Tubby's Tire site and others). This is consistent with UTRCA policy 3.2.2.213) - "existing hazards will not be aggravated'!. Any modification to the elevations and hydrology must be cross referenced to the previous studies that have been undertaken.

MRC has completed several scenarios based on flood proofing the area for future development. Interim development and ultimate development scenario are assessed and the preferred option is selected keeping in mind that the flooding problems are not aggravated. Under interim development conditions, there are some areas east of proposed development which may be affected as a result of full development of proposed Future Streets subdivision. Therefore, it is necessary to maintain secondary flow path at south east comer of proposed site by keeping 0.1 ha of floodplain area as open space or undevelopable. It can be developed under the ultimate development conditions when Hamilton Road is reconstructed and flood proofed to the regulatory

2.

. .

16

I 39T-07506/02-7421 J. Leunissen

storm event. Under ultimate conditions all the floodplain area of 3.2 ha can be developed which requires flood proofing the area up to regulatory flood level and raising the existing Hamilton Road up to regulatory storm event by maintaining the relief flow of South Thames at the Hamilton Road crossing.

In addition to the updated hydraulic floodway analysis we will be recommending that the requirement for a UTRCA permit be included as a draft condition.

3. Stormwater Management - The total drainage area to existing SWMF (linear wetland) was 20.2 ha of which 3.2 ha was from floodplain area. When the facility was designed it was assumed that the floodplain area would not be developed; therefore an area of 3.2 ha was not included in SWMF design, For Future Street Subdivision, 1 ha area out of 3.2 ha is within the floodplain and development is proposed under ultimate conditions in this area located at south east comer of proposed subdivision.

The SWM was designed on contributed area of 17 ha which included 2.8 ha of development of Future Street subdivision (Future Streets Subdivision). The proposed development area of Future Streets subdivision under ultimate conditions is 100% (3.8 ha). MRC has used SWM design information to confirm that the additional 1 ha or (total 3.8 ha) of proposed site can be accommodated in the SWMF. This information is stated on page 18 of the report under Table 7.

We have noted that the storage required for Cameron street subdivision is based on directly connected imperviousness; however this should be based on total imperviousness of proposed Cameron Street Subdivision. There is no information in the report on the total proposed imperviousness of Future Streets subdivision. Secondly, it appears from the information provided in MRC report that rest of 2.2 ha of floodplain area require onsite SWM controls when develop. Information received to date indicates that there is no more storage available for these floodplain lands within the existing linear SWMF. Appendix A - Hamilton Road Subdivision Conceptual Stormwater Management Plan, Stanley Technology Group, Drawing SW#1 in the March, 1998 does not clearly identify the catchment areas, an updated drawing would be helpful.

Prior to offering conditions of draft approval we need to review a functional SWM report that evaluates the impact of developing the flood plain lands and confirm that there is capacity in the facility to accommodate these lands or provide on-site solutions. In addition, the SWM report should include; an evaluation of the current status of the SWM facility, storage available and maintenance and monitoring plan.

Homeowner Information Package - It appears from the geotechnical report that the water balance for the site may be maintained. The soils in the area would promote infiltration and most of the infiltration measures as proposed in the SWM design may be feasible. The homeowner information package for this development should also include information on the provided SWM practices provided at source. For example: the deep root planting near the proposed infiltration trenches perimeter should not be encouraged as it may rupture the filter fabric of infiltration trenches. This can be included as a condition of draft approval.

Planning Note: Prior to draft approving File 39T-04509 (1460 Hamilton Road) the UTRCA was shown the area road plan and they posed no objection to the plan subject to conditions. The application is consistent with that plan and Planning takes the position these issues can be addressed as conditions of draft plan approval. Wastewater and Drainage Division of the Environmental and Engineering Services Department was circulated a copy of the MRC reports and fakes the position the functional stormwater management report can be submitted after draft approval has been granted.

Canada Post -This subdivision will receive mail service to centralized mail facilities provided through our Community Mailbox program.

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39T-07506/02-7421 J. Leunissen

We request the following conditions be added for Canada Post Corporation's purposes.

The owner shall complete to the satisfaction of the Director of Engineering of the City of London and Canada Post: a) include on all offers of purchase and sale, a statement that advises the prospective

purchaser:. i) that the home/business mail delivery will be from a designated Centralized Mail

BOX. ii)

the owner further agrees to: i)

that the developers/owners be responsible for officially notifying the purchasers of the exact Central Mail Box locations prior to the closing of any home sales.

work with Canada Post to determine and provide temporary suitable Centralized Mail Box locations which may be utilized by Canada Post until the curbs, boulevards, and sidewalks are in place in the remainder of the subdivision install a concrete pad in accordance with the requirements of, and in locations to be approved by, Canada Post to facilitate the placement of Community Mail Boxes;

iii) identify the pads above on the engineering servicing drawings. Said pads are to be poured at the time of the sidewalk and/or curb installations within each phase of the plan of subdivision.

iv) determine the location of all centralized mail receiving facilities in co-operation with Canada Post and to indicate the locations of the centralized mail fac appropriate maps, information boards and plans. Maps are to be prominently displayed in the sales office(s) showing specific Centralized Mail Facility locations.

Canada Post's multi-unit policy, which requires that the owner/developer provide the centralized mail facility at their own expense, will be in effect for buildings and complexes with a common lobby, common indoor or sheltered space.

Should the description on the project change, we would appreciate an update in order to access the impact of the change on mail service.

b)

ii)

c)

Union Gas Union Gas Limited's request that as a condition of final approval that the owneddeveloper provide to Union Gas Limited the necessary easements and/or agreements required by Union Gas Limited for the provision of gas services for this project, in a form satisfactory to Union Gas Limited.

Ministrv of Municipal Affairs and Housing Thank you for circulating copies of the applications to us. I provide the following comments in reply. The policies of the Provincial Policy Statement (PPS) 2005 are applicable to this matter and, under Section 3(5) of the Planning Act, the decision of Council in this regard must "be consistent wi th these policies.

Under the "One Window" provincial planning system, Ministry of Municipal Affairs and Housing (MAH) circulated the above-noted application to the Ministry of Natural Resources. Received comments are summarized below.

Based on the information received, it is understood that the purpose of these applications are to permit residential development (single detached dwellings) to the north and west of the existing Cobblestone Gate Subdivision and to the east of the subdivision currently under construction.

Based on the nature of this application, the following policies of the PPS are applicable in this case. Also, be advised that there may be other policies if the PPS that may be applicable, as the PPS must be read in its entirety.

Ministry of Natural Resources MNR staff have reviewed the application and note that as per 2000 aerial photography, it appears that there is still a 6.7 hectare woodland along the eastern boundary of the site. As such, MNR staff note that Section 2.1.3. of the PPS may apply and states development and site alterations shall not be permitted in a) significant habitat of endangered species and threatened species; b) significant wetlands; and c) significant costal wetlands.

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39T-07506/02-7421 J. Leunissen

Further, MNR staff note that Section 2.1.4. of the PPS may apply and states that development and site alteration shall not be permitted in b) significant woodlands; significant valley lands; d) significant wildlife habitat; and e) significant areas of natural and scientific interest unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions.

Section 2.1.6. states that development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas identified in policy 2.1.3 and 2.1.4. unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions.

MNR staff is not aware if an Environmental Impact Statement (EIS) was completed in support of this application. As such, MNR staff would suggest that an EIS be completed to determine adjacent lands impact to the woodlands as well as the impact into the fringe of the woodlands.

Further MNR staff note that on the draft plan circulated with the application shows a visible tree line underneath the property lines. It appears from the draft plan that several lots are located within the woodland. Further Purcell Drive appears to continue into the woodland on the next plan over and it would appear to MNR that the indent of future development is to develop through the interior of the woodlands.

MNR suggests that an EIS be completed to determine adjacent lands impact to this woodlands as well as the impact into the fringe of the woodlands.

Ministry of Municipal Affairs and Housing Section 1.1.3 of the PPS states that settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. Further, Section 1.1.3.3 of the PPS directs planning authorities to identify and promote opportunities for intensification and redevelopment. Further, Section 1.1.3.7 states that new development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.

Care must also be taken to ensure that, in accordance with the policies of Section 1.6.4 of the PPS; there is adequate sewage treatment and water supply available for the proposed development.

Further, MAH staff support the comments of MNR above and their request for completion of an EIS for this proposal.

Planning Note: The vegetated area along the eastern property line was identified through the Subwatershed Studies as patch 9020. Patch 9020 was not included as a Woodland Patch Outside An ESA on Schedule “E” or designated Open Space or Environmental Review on Schedule “A”. At the time the application was made and as of March 1, 2008, Patch 9020 is not classified as a significant woodland. The existing Tree Conservation By-law prohibits the cutting of trees within a Environmental Protection Area without a permit and an Environmental Protection Area is defined as designated as Open Space and/or Environmental Review on Schedule “A“ of the Official Plan and/or lands zoned as Environmental Review and/or OS5 in By-law Z.-I. Past practice in the City has been to not require an €IS where natural heritage features are within a designation on Schedule “A” which would permit development and where the feature is not identified on Schedule “E”.

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39T-07506/02-7421 J. Leunissen

Nature of Liaison: Same as Requested Action I

PUBLIC LIAISON:

Notice of the applications was sent to 81 surrounding property owners on September 5'h, 2007. In addition, Notice of the applications was also published in the Living in the City section of the London Free Press on September 8", 2007. Also a Possible Land Use Change sign has been erected on the site.

2 telephone replies were received written response

were received

Responses: The two telephone calls that were received were from the same individual regarding the general timing of the application. Wondered about construction or addition to his property. He was advised any work requiring a building permit would require a minor variance as his lands are zoned OS4. Was also concerned that a fence be constructed around his property, preferably a 10 ft fence, since there is a grade difference between his property and the proposed development.

LL

ANALYSIS

What currently occupies the subject site, surrounding lands, and how would it be impacted by the proposal?

Subject Site The subject site has 40 m (130 ft) of frontage on Hamilton Road and a total area of 5.82 ha (14.485 ac). It is comprised of three distinct areas, each of which is described below:

A M - Immediately adjacent to Hamilton Road, occupied by a single detached dwelling and an accessory building. No vegetation. Generally flat. Within Thames River floodplain. Small pens in rear yard previously used to house small livestock. Northern limit of area A is an intermittent stream.

A& - North of intermittent stream to northern property line. Primarily vacant. Two small accessory buildings at south end. Vegetation along eastern property line. Moderate slope from north to south.

- Between existing built-out plan of subdivision and draft approved plan of subdivision and City Transfer site/old landfill site. Gentle slope from north to south. Vacant of buildings and structures.

Prior to any development on Area A, grading and filling is required to elevate the lands above the Thames River floodplain. The northern limits of Area B and C are in close proximity to a former landfill site. Prior to development in these areas the applicant will be required to demonstrate methane levels do not exceed provincial guidelines.

20

- .I

39T-07506/02-7421 J. Leunissen

2007 Aerial Photograph

Surrounding Lands Lands to the north and west are occupied by the City of London Clarke Road Transfer Station (former Clarke Road landfill site) and existing and proposed single detached dwellings respectively. Development of the lands for single detached dwelling uses at a scale consistent with other single detached dwellings in the area will not result in compatibility issues especially when a second full permanent access to a collector road is provided. East of the subject site are a small scale industrial operation and a property entirely covered by trees and east of those uses is the City of London owned River Road Golf Course. South of the subject lands are estate type residential dwellings on private services. Future development on the lands to the south is not expected as the lands are within the Thames River Floodplain and any attempt to floodproof new developments would have significant upstream impact which is contrary to Upper Thames River Conservation Authority policy.

Hamilton Road between Clarke Road and the Thames River - South Branch is classified as an arterial road. This section of Hamilton Road is a truck route from 7:OO am to 6:OO pm and in 2002 it carried an average annual daily traffic volume of 6000 vehicles. It is estimated that within 20 years, Hamilton Road will have an average annual daily traffic volume of 20,000 vehicles per day.

What are the Official Plan policies applicable to these lands? Schedule "A Two different Official Plan designations are applied to this site. The northern 3/4ih5 of the site is designated Low Density Residential which is intended for low-rise, low density residential uses such as sin le detached dwellings, semi-detached dwellings, and duplex dwellings. The

space lands, flood plain lands and natural heritage area. In this instance, the Open Space designation has been applied to recognize the Thames River - South Branch floodplain,

southern 1/4' a of the site is designated Open Space which is applied to public and private open

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39T-07506/02-7421 J. Leunissen

Schedule " B The subject lands are identified as being affected by the Flood Line on Schedule " B of the Official Plan. The extent of the lands below the floodplain mirrors that of the Open Space designation on Schedule "A". The vegetated area along the eastern property line was identified through the Subwatershed Studies as patch 9020; although, identification of this patch did not result in application of a Woodland Patch Outside An ESA symbol on Schedule " B . The Official Plan does not normally require an EIS where no natural heritage feature is identified on Schedule " B . Subsection 15.5.l.iii) of the Official Plan states "the City may require that an Environmental Impact Study consider areas beyond those outlined in Table 15.1". Past practice where a natural heritage feature exists on a parcel which is not included in Schedule " B of the Official Plan is to not require an EIS.

When the Planning Committee considered the draft plan on 1460 Hamilton Road (Futurestreets Phase 1 - 39T-04509), it endorsed an area road pattern. The road pattern showed future development on all the lands designated Low Density Residential.

The Tree Conservation By-law, enacted in October 2007 is not applicable in this instance as the lands are not within a defined Environmental Protection Area.

As patch 9020 is not shown on Schedule " B , the Planning Committee endorsed an area road pattern through this patch, and the applicant can remove the existing trees without approvals, no subject land status report or EIS has been requested as a prerequisite to this proposal. Notwithstanding the absence of policy or regulatory framework, Planning staff is recommending the applicant provide a tree preservation report prior to submission of engineering drawings.

Along identified portions of the Thames River, the City with the support of the Upper Thames River Conservation Authority, and in keeping with the Provincial Policy Statement, has adopted a Two Zone Concept for floodplain management. Where the two zone concept is applied, uses limited to flood and erosion control; essential pubic utilities; and passive, non-structural uses commonly adjacent to watercourses may be permitted in the "Floodway". The floodway is considered the most hazardous portion of the floodway where water flows and velocities during a flood are expected to be greatest. In the "Flood Fringe", the portion of the floodplain outside the floodway, a limited range of use may be permitted provided development is floodproofed and there is a provislon for safe access. The two zone concept is in effect along this portion of the Thames River and all of the floodplain lands on the subject lands are identified as "floodfringe". The subject property is partially within the "floodfringe".

Similar to phase 1 of the development, the applicant is proposing to cut and fill a portion of the site such that proposed lots and streets are to be above the regulatory flood elevation. In support of this proposal, the applicant has submitted a Hydraulic Analysis, prepared by McCormick Rakin Corporation, to both the City and the Upper Thames River Conservation Authority. When phase 1 was considered, the UTRCA posed no objection to the proposal to cut and fill for lands identified as floodfringe provided the following criteria were met:'

Confirmation on the status of the current Wildgoose Road access. If it is neither "dry" nor "safe"a, it is recommended it should be upgraded to "safe", preferably "dry"; Access to Hamilton Road must be "safe" under Regulatory Flood events; The applicant obtain an Alteration to Waterways permit to address enclosure of the tributary; It is strongly recommended that when Hamilton Road is upgraded in the future, the minimum elevation be greater than the Regulatory Flood elevation; The Owner not regrade or place any fill with the southern portion of the site until all the necessary cut and fill approvals are granted by the Upper Thames River Conservation Authority. If cut and fill permits result in significant changes to the lotting pattern, the City shall request red-line revisions to the plan; and

The Owner satisfied the requirements of the UTRCA and the southern portion of phase 1 was registered in 2007.

In association with this phase, the UTRCA has requested the following information:

Floodlines

Prior to the development, updated hydraulic floodplain analysis is required containing the revised road pattern, as built conditions and maintenance of the secondary flow path;

Access is considered safe where water depths are less than 0.5 metres during a Regulatory Flood 22

39T-07506/02-7421 J. Leunissen

Prior to submitting possible conditions of draft plan approval, a functional Stormwater Management Report that evaluated the impacts of developing floodplain lands and confirms capacity in the existing facility; As a condition of draft plan approval a Homeowners Information Package should be circulated. The homeowners information package should include information on the SWM practices provided at source; and, The City is strongly encouraged to purse a dry access option for this area. .

The UTRCA has raised the issue of dry access because the Provincial Policy Statement applicable to this application contains provisions for development impacted by natural hazards. Development may be permitted provided "vehicles and people have a way of safely entering and exiting the area during times of flooding, erosion and other emergencies" (3.1.6.b). The UTRCA policy is for all new development to have dry access but in this instance they will accept safe access because of the elevation of a short portion of Wildgoose Road. The UTRCA has indicated it would consider safe access if the elevation was within 0.5 m of the Regulatory Elevation. According to McCormick Rankin Corporation, the depth of the regulatory flood does not exceed 0.5 m for the section of Hamilton Road from Wildgoose Road to proposed Street "A. Based on the information provided by MRC and in consultation with the UTRCA the proposed access for the subject plan of subdivision is "safe".

The UTRCA has requested a functional stormwater management report before submitting requested conditions of draft plan approval. The have asked for this information because they wish to confirm whether the existing facility has capacity for the subject lands, especially those previously included in the drainage area calculations. The City - Environmental and Engineering Services Department is responsible for stormwater management in the City and they have taken the position issues dealing with stormwater management can be addressed through conditions of draft approval. It is recommended the conditions of draft approval require 1) a functional stormwater management report be submitted to the UTRCA and 2) an updated hydraulic analysis be prepared to the satisfaction of the UTRCA, 3) the applicant submit with the first set of engineering drawings confirmation from the UTRCA that he has obtained all the necessary permits from the UTRCA, and 4) a homeowners package to the satisfaction of the Approval Authority be given to all homeowners advising them of at source best management practices.

The recommended conditions of draft approval require the applicant to design and construct a full safe access to Hamilton Road. Because this access is not restricted to residents within the recommended subdivision, it will provide a permanent safe access to existing and future residents of this area. In order to ensure the access is safe, engineering drawings shall be reviewed by the UTRCA prior to final approval of the Plan and as-built drawings are also to be submitted to the UTRCA for approval prior to the issuance of building permits. When Hamilton Road is rebuilt in the future, every effort should be made to ensure this portion of Hamilton Road is raised above Regulatory Flood elevation in order to provide dry access to all the units in this community.

.

Methane and Contamination The Environmental and Engineering Services Department has indicated the northern portion of the site is identified as a possible methane zone. In addition, industrial activity on other sites in the area has resulted in materials being buried. As a condition of draft plan approval EESD has requested the Owner hire a qualified professional to provide a Record of Site Condition in accordance with the Ministry of Environment Guidelines for Use at Contaminated Sites in Ontario and undertake a methane study in accordance with industry standards. Section 15.8. of the Official Plan states that notwithstanding the designation on Schedule "A, development will not be permitted on, or in the vicinity of, known suspected contaminated sites unless it is determined development satisfies the provisions of the Environmental Protection Act, and other applicable provincial or municipal guideline. The recommended conditions of draft approval require the Owner to provide a methane study to the satisfaction of the City and a Record of Site Condition in accordance with Ministry of Environment standards.

Noise Walls In March of 2005, Council adopted new policies applicable to residential development adjacent to arterial roads. One purpose of this policy is to reduce the financial obligations of the City for maintenance and replacement in the future. It also encourages aesthetically pleasing

23

39T-07506/02-7421 J. Leunissen

community design. Where possible sensitive land uses shall be separated from arterial roads. Where this is not possible, multi-family developments are preferred as they provide greater flexibility in building orientation and eliminate or minimize the need for noise walls. If neither of these alternatives is practical, window or lay-by streets, service road, are recommended to avoid.side or rear lotting development along arterial roads. Where none of the above-listed alternatives is practical, rear lotting will be permitted and the applicant will be required to submit a noise impact study based on future traffic volumes as established in the Transportation Master Plan or Schedule " C of the Official Plan.

The pattern of rear lotted single detached dwellings along this short section of Hamilton Road was established by the Cobblestone Gate subdivision. The Cobblestone Gate subdivision was approved prior to adoption of the current Noise Policies in March 2005. The area road configuration plan endorsed by the Planning Committee in association with Phase 1 showed the continuation of the rear-lotted single detached dwellings. Given the proposed plan shows a continuation of the existing orientation of development and it is consistent with area road plan, it is not reasonable or practical to redesign the subdivision to include a window or lay-by street. Under these circumstances, rear-lotting abutting Hamilton Road is considered an acceptable alternative west of Street "A. In accordance with Official Plan policy, the Owner will be required to submit a noise study to the satisfaction of the City. As the applicant has previously submitted a noise study for like development on lands to the west and this study was accepted a new comprehensive noise study will not be required. The Owner will be required to submit an addendum to the HGC Study identifying the required noise attenuation measures prior to any development on Block 102.

For lands on the east side of Street "A" it may be possible to develop the lands and avoid the use of noise walls. If 1486 and 1490 Hamilton Road can be developed, it may be possible to develop them for uses other than single detached dwellings. Without knowing the intentions of the abutting property owners to the east, it is recommended residential zoning not be applied to Block 101. It would be premature to establishing the form of development east of Street "A" at this time.

It is noted that the accepted Noise Impact Study for the Phase 1, prepared by HGC Engineering recommends a number of noise attenuation measures including a 3.2 m high noise barrier, central air conditioning units for units abutting Hamilton Road, forced air central heating for units setback from the arterial road, building faCade construction along the exterior walls facing Hamilton Road and a number of warning clauses.

Other Noise Impacts The subject lands abut a small scale industrial operation and a City of London Transfer Station. The Environmental and Engineering Services Department has requested the Owner submit a noise study to ensure operation of the existing tub grinder and Transfer Station will not adversely impact the proposed development. Subsection 3.7.1 .ii) of the Official Plan requires where a site specific zone change is considered that . ..(g) constraints posed by the environment including but not limited to locations where adverse effects from landfill sites, sewage treatment plants, methane gas, contaminated soils, noise, ground bourne vibration and rail safety may limit development. In order to ensure conformity with the Official Plan, the extent of noise impacts from the City of London Transfer Station must be measured and depending on the noise levels mitigation measures may be required. For proposed lots in close proximity to the Transfer Station, inclusion of a condition of draft plan approval is sufficient given the separation from the noise source and the extent of noise may be reduced when the leachate collection system. For the proposed residential blocks in close proximity to the industrial operation at 1490 Hamilton Road, no noise assessment is required at this time as future zoning by-law amendments are required and the need for a noise assessment because of proximity to the industrial uses is better determined in association with that application.

Official Plan Conclusion The applicant's request for residential development has been evaluated against the policies of the Official Plan. Numerous conditions of draft approval are necessary to implement Official Plan policies. Upon fulfillment of the conditions of draft approval, the proposed residential development will conform to the policies of the Official Plan.

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39T-07506/02-7421 J. Leunissen

Is the proposed draft plan of residential subdivision appropriate? The submitted plan consists of 91 single detached dwelling lots, 12 future development blocks 1 park block served by the extension of Purcell Drive, Baxter Street and two new streets. Lot frontages range between 9 and 12 metres with the vast majority being 10 m wide lots. The road network extends existing Purcell Drive and Baxter Street to the east, draft approved Frederick Crescent to the east and west and provides a second permanent connection to residential on the north side of Hamilton Road east of Clarke Road.

Small Lot Desian Guidelines The proposed plan contains in excess of 50 single detached dwelling lots with frontages of less that 12m wide. Where 50 or more lots of less than 12 m wide lots are proposed, the proposed plan is to be evaluated against the Small Lot Design Guidelines. History has shown that small lot developments have their own specific attributes and challenges. In order to facilitate attractive small lot development, the Guidelines encourage the following three goals:

1) promoting a range of housing opportunities and public amenities in appropriate locations;

2) functional and visually appealing streetscapes including reducing the visual dominance of the garage: and,

3) ensuring homes with double car garages are located in a manner that minimizes the cumulative visual impact of the garage on the streetscape.

In order to achieve these goals, the Guidelines contain numerous "best practices" recommendations including providing a mix of lot frontages, short streets, locating small lots in close proximity to a park or school and limiting the number of double car garages to 20%. The mix of lot frontages in this subdivision is as follows

Lot Frontage 9.0 - 9.99 10.0 - 10.99 Metres Number a 59

(Percent %) (9%) (65%)

11.0- 11.99 Greaterthanl2.0

4 20 (4%) (22%)

39T-07506/02-7421 J. Leunissen

with the Guidelines is possible provided the owner promotes attractive architectural design and landscaping.

Area Plan When the Planning Committee considered Phase 1 on 1460 Hamilton Road it did so with a road pattern for the entire area in mind. The proposed plan maintains the intent of the area road plan with only minor exceptions. Firstly this plan provides an additional street access to the lands to the east (extension of Baxter Street). Secondly it no longer shows a walkway on the east side of Frederick Crescent north of Purcell Drive. Inclusion of an additional street connection to the lands to the east provides for improved pedestrian and vehicular connectivity and would normally be considered an improvement to the area plan. However, it is not known if these lands can develop as they are in the floodplain. In order to maintain the intent of the plan without predetermining their development potential, it is recommended the Baxter Street road allowance east of Street " A " be identified as a possible future street block. If the lands to the east can be developed, these blocks can contain a future street. If the lands cannot be developed, the lands will be returned to the Owner at no cost.

Elimination of the walkway is acceptable as the likelihood of a pedestrian connection in the proposed location is minimal given the existing vegetation. The City will have to secure another access to the Clarke Road Park (former landfill site) in a more appropriate location if and when development is proposed on the lands to the east. The proposed plan is generally consistent with the area road plan endorsed by the Planning Committee when it considered the plan of subdivision on the lands to the west - Phase 1.

Access to Hamilton Road As noted above, the proposed plan will provide a second permanent access to the residential community on the north side of Hamilton Road and this access is considered safe from a flooding perspective. It will be designed such that if and when Hamilton Road is rebuilt, it can provide dry access. The proposed intersection of Street "A and Hamilton Road must also be safe from a sight-line perspective. The Transportation Planning and Design Division has expressed concerns that in order for this intersection to be safe from a sight-line perspective, it will be necessary to remove the row of trees on the south side of the traveled portion of the road but in the road allowance. The conditions of draft plan approval will require the Owner to undertake all works' to ensure the proposed intersection of Hamilton Road and Street " A complies with standard sight-line requirements. .

. - parkland dedication.^ As the total area of P ' . z: ,- -"' .a

plan is generally consistent with the area plan and it does contain a 0.293 ha park block

specifically they have requested Lots 11 and 12 be dedicated to the City as parkland and that the western limit of Block 104 be combined with

subdivision is 5.862 ha, the required parkland dedication amounts to 0.293 ha. The submitted .. , i

around the park block in 39T-04509. Planning has requested revisions to the plan,

1O.x 60 metre lots. The Owner does not support Parks Planning's recommended revisions.

It is expected the proposed park will accommodate a play structure. Neighbourhood park play structures are setback a minimum of 20 m from a road allowance and a minimum of 15 m from residential lots. The park block shown on the proposed plan when combined

it is possible to erecta neighbourhood park play structure in the combined parkland dedication, it would be to minimum standards. For this reason it is recommended the applicant be required

26

with the park block in 39T-04509 will have a total ar - ~~

draft approved "square o f f the

lots in 39T-04509. This would park but it would also create four

, . I . , , , , , , '.?<'' c

,/ ! : " ' ; , < , ! I ~ .,., I , , " . / _ . .,., I".*.' , r

ea of 0.476 ha and frontaae of 62 m. While

39T-07506/02-7421 J. Leunissen

to fulfill a portion of the parkland dedication for this subdivision by dedicating Lot 59 in plan 39T- 04509. The amount of parkland within this in this plan will be reduced 366m2. The total area of the combined parkland will not change; however the park frontage will increase to 73 m. Creating a wider park block will allow some flexibility in siting the play structure. The conditions of draft plan approval for 39T-04509 will have to be amended to implement this recommendation. No zoning by-law amendment is required to implement this recommendation as the proposed use is a "public use" and Section 4.2 of Zoning By-law states: "Nothing in this By-law shall apply to prevent or otherwise restrict the use of any land for a public park."

Tree Preservation The eastern portion of Area B has a number of existing trees. Efforts to preserve as many trees as possible in rear yards or along the property line are recommended. The conditions of draft approval require the Owner to submit a tree preservation report to the City for review and approval prior to submission of engineering drawings.

Emeraencv Access The Environmental and Engineering Services Department has requested the Owner construct an emergency access through the Transfer Station/closed landfill property at no cost to the City. If full build-out of all the proposed lots on Frederick Crescent in this plan and plan 39T-04509 took place before the planned extension of Frederick Crescent to the west is constructed there would be a total of 59 single detached dwellings and a neighbourhood park served by one local road. In the past the threshold to require a second access for emergency vehicles has been 80 units. For example, special equipment may be required to remove snow. Barriers are required to prevent the access from being used by non-emergency vehicles. The width of the hard surface and the extent of lighting have all been issues associated with emergency accesses. Given this proposal does will not reach the threshold generally required for an emergency access and emergency accesses create a number of operational issues, it is not recommended an emergency access to the Transfer Station/closed landfill property be required.

Leachate Collection Svstem The Environmental and Engineering Services Department has also requested the Owner design a leachate collection.systern for the former landfill site and design the sanitary sewer system in the plan to accommodate these flows. The Owner may submit a claim against the City's Capital Works Budget for reimbursement of this work to a maximum of $13,000.00. The abutting lands to the north were previously used as a landfill and the City has a leachate collection system for this site which requires the leachate to be trucked away on a regular basis. Connecting the existing leachate system to the municipal sanitary sewers will not only eliminate trucking costs but it will also eliminate possible nuisance complaints when the leachate is pumped into trucks. Connecting the exist.ing leachate collection system benefits both the City and future property owners. The recommended conditions of draft approval require Owner to design a leachate collection system and connect it to the sanitary sewers and for the Owner to submit a claim to the City's Capital Works Budget for an amount of not more than $13,000.00. EESD staff does not believe directing leachate to the sanitary sewer will be an issue and are including precautionary measures in case odour is detected.

Urban Desian Elements The proposed plan contains a number of positive urban design elements including providing a mix of lot widths, short blocks, a second permanent access to an arterial road, numerous road connections to the lands to the east and, when combined with 39T-04509, a functional neighbourhood park. Lots in the subdivisions to the west are primarily 10 rn wide. This plan contains an acceptable mix of lot frontages which will allow for a range of housing designs. Short blocks, possibly three connections to the lands to the east and a second permanent connection to Hamilton Road will promote pedestrian movement within the plan and to the arterial road. Perhaps the most notable urban design element is the proposed neighbourhood park. When combined with the park in 39T-04509 it will result in a functional neighbourhood park that will serve all the residential units on the north side Hamilton Road east of Clarke Road. In the future, the potential exists to link this neighbourhood park to other lands in the future via Clarke Road Park.

Maintenance of emergency accesses can been problematic.

39T-07506/02-7421 J. Leunissen

Red-Line Revisions

Reconfigure park block Replace Baxter Street road allowance east of Street “A with reserve blocks labeled as “Possible future Road.

Add 0.3 m reserve block on Frederick Circle where it abuts the east and west boundary Of 39T-04509

Draft Plan Evaluation Summary The submitted plan has been evaluated against the Small Lot Design Guidelines, the area road configuration endorsed by the Planning Committee, and the responses from circulated departments. With appropriate conditions of draft approval, the red-line amended plan will meet the needs of future residents and the City.

Is the requested zoning appropriate? The applicant has requested a mix of zoning: for lots south of Street “ B and east of Street “A, the applicant has requested the Residential R1 (R2-1) Zone, for the remainder of the proposed lots and future development blocks the applicant has requested the Residential R1 (RI-3) Zone. In addition, the applicant has requested an Open Space (OSI) Zone for parkland Block 104.

Residential (R1-2) The Residential R1-2 Zone permits single detached dwellings on lots with a minimum area of 300 m2 and a minimum lot frontage of 9.0m. The area requested to be zoned R1-2 contains a mixture of 9.0 m lots and 11.7 m lots. The request to zone the lands to permit single detached dwellings is appropriate: however, the minimum requirements in the zone should reflect the lot frontages proposed on the proposed plan. Application of the R2-1 Zone for Lots 48 - 54 and Blocks 97, 98, and 99 is considered and recommended. For Lots 43-47, which have frontages of 11.7 m or greater, the Residential R1 Special Provision (RI-3(7)) Zone is recommended because the R1-3(7) Zone requires a minimum lot frontage of 11.0m and this zone better reflects the lot frontages shown on the proposed plan.

Residential (RI-3) The applicant has requested the R1-3 zone for the remainder of the lots and blocks. As outlined above, the applied zoning should reflect the proposed lot dimensions. For lots proposed to have frontages of + I2 m the R1-3 Zone is not appropriate. Lots 28-42 all have lot frontages in excess of 12m and for these lots it is recommended the Residential R1-4 Zone be applied as it requires a minimum lot frontage of 12 m. For the remainder of the lots and blocks requested to be zoned R1-3, the R1-3 Zone is considered appropriate and recommended.

Lot 23 is a pie shaped lot located in the bulb on Frederick Crescent and is proposed to have a lot frontage of 9.1 m. Lot 23 is surrounded by 10 m lots and the applicant has requested the entire bulb be zoned R1-3. The proposed Lot would not conform to the requested zoning. The applicant’s agent has indicated they tried to design all the lots on the bulb to meet the minimum requirement of 10 m frontage but given the park location, it was not possible. While it is expected there will minor adjustments to the plan submitted for final approval, it may not be possible to configure,all the lots on the bulb to meet the minimum requirement of 10 m frontage. Given Lot 23 is a pie shaped lot, construction of a single detached dwelling on a 9 m lot will not alter the character of the area. Draft approving the plan with the knowledge the Owner may have to submit a minor variance to create one of the lots is not recommended. For this reason, it is recommended Lot 23 be zoned R1-2 to allow a 9.0m wide lot. The applicant is advised that notwithstanding the zoning, efforts should be made in preparation of the final plan to design all the pie shaped lots on the bulb of Frederick Crescent with a minimum of 10 m frontage.

Block 101 Future development Block 101 is intended to be developed with abutting lands to the east. Prior to any development taking place on the lands to the east, an assessment of the impact on the Thames River floodplain is required. If the lands to the east are determined to be developable it may be possible to develop these lands using another form of housing. Until such time as it can be determined the land to the east can develop for residential uses and the wishes of the abutting property owners are known it is recommended there be no change to the existing OS4 Zoning.

u

29

39T-07506/02-7421 J. Leunissen

Block 102 Future development block 102 is situated on the southwest corner of Baxter Street and Street " A and has 9.8 m of frontage. It is not be possible to construct a single detached dwelling on this Block and not be out of character with the area as there is not sufficient width to maintain an exterior side yard setback. Eliminating the exterior side yard setback is not recommended as the site is located at the entrance to the community. Given the part block must be developed in conjunction with abutting lands to the west and lands in the area have a minimum frontage of 10 m frontage, a R1-3 Zone is recommended.

Open Space (OS11 Block 104 is planned to be combined with Block 67 in 39T-04509 to create a functional neighbourhood park. Block 67 is zoned OS1 and the request to apply the OS1 Zone to Block 104 as red-line amended is considered appropriate.

Holdina Provisions As noted above in the Official Plan review section of this report, a holding provision requiring a noise study prior to development on Block 102 is recommended. In this instance, only an addendum to the previously accepted Noise Impact Study prepared by HGC Engineering is required.

A second holding provision is also recommended for those blocks intended to be combined with lands outside this plan to create a functional building lot. In the past where such blocks were included in a plan it was considered adequate to include only a condition of draft plan approval. Amendments to Provincial Legislation now require the Chief Building Official to consider only applicable law when issuing a building permit and Subdivision Agreements are not considered applicable law. Accordingly such matters must now also be addressed through zoning. Is it recommended a holding provision be applied to those blocks on the red-line amended plan intended to be developed in conjunction with lands outside this plan.

What are the concerns of the area residents and how have they been addressed? The only area resident who responded to the public notice was the owner of 1476 Hamilton Road. This abutting property owner posed no objection to the proposal, only that a fence be erected on the property line and because of the changing grades he requested the fence be 10 ft in height. It is not customary for the City to require fencing between residential properties let alone a 10 ff high fence. It is noted the same owner did not request a 10 ft high fence when 39T-04509 was approved.

CONCLUSION

The applicant has submitted a plan of subdivision application containing 91 single detached dwelling lots, 12 future development blocks and 1 park block served by the extension of Purcell Drive, Baxter Street and two new streets. In addition to the application for a plan of subdivision, the applicant has submitted an application to amend the Official Plan and the Zoning By-law. The Official Plan Amendment is to change the designation from Open Space to Low Density Residential and to revise the floodplain mapping, and the zoning amendment is to change the zoning from Urban Reserve and Open Space (OS5) to a mix of Residential R1 Zones and Open Space (OSI).

The proposed plan is generally consistent with the area road pattern endorsed by the Planning Committee when it recommended approval of 39T-04509. It allows for the extension of existing and draft approved streets, it enlarges a proposed park block and provides a second permanent access to the entire neighbourhood. The red-line revised plan and recommended conditions of draft plan approval will ensure the lands are appropriate for the requested uses.

In order for the lands to be developed as proposed fill must be placed on the southern portion of the site, similar to the subdivision to the west. The plan and this activity has been evaluated against the policies of the Official Plan and the recommended conditions of draft plan approval ensure development will not take place until the necessary steps are taken to ensure the lands are appropriate for residential development and in conformity with the policies of the Official Plan.

The applicant has requested a mix of Residential R1 Zones to permit single detached dwellings. While the request to permit single detached dwellings is appropriate, a broader range of residential zones is recommended which reflect the nature of lots shown on the proposed plan.

30

39T-07506/02-7421 J. Leunissen

In addition, several holding provisions are recommended to ensure potential noise impacts are addressed as well as development does not take place on future development blocks until combined with other lands outside this plan. No change to the zoning of Block 101 is recommended at this time as the development potential of this parcel is unknown and the owners of the lands to the east has not given the City any indication of their long-term intentions for these properties.

RECOMMENDED BY: A

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

March 5,2008 JUsm "Attach."

Y\Shared\SUBBSPEC\SUBDl~OO7\3QT-07506 - 1480 Hamilton Road (JL)\39T-Q7506 Planning Cornmitte Reportdoc

31

39T-07506/02-7421 J. Leunissen

Appendix "A"

Bill No. 2008

By-law No. C.P.-1284

A by-law to amend the Official Plan for the City of London, 1989 relating to 1480 Hamilton Road, located on the north side of Hamilton Road east of Clarke Road.

The Municipal Council of The Corporation of the City of London enacts as

Amendment No. to the Official Plan for the City of London Planning Area -

This by-law shall come into effect in accordance with subsection 17(38) of the

follows:

1. 1989, as contained in the text attached hereto and forming part of this by-law, is adopted.

2. Planning Act, R. S. 0. 1990, c.P. 13.

PASSED in Open Council on

Anne Marie DeCicco-Best Mayor

Kevin Bain City Clerk

First Reading - March 31, 2008 Second Reading - March 31,2008 Third Reading - March 31, 2008

32

39T-07506102-7421 J. Leunissen

AMENDMENT NO.

to the

OFFICIAL PLAN FOR THE CITY OF LONDON

A. PURPOSE OF THIS AMENDMENT

The purpose of this Amendment is:

1. To change the designation of certain lands described herein from Open Space to Low Density Residential on Schedule "A', Land Use, to the Official Plan for the City of London.

2. To revise the Flood Line applicable to certain lands described herein on Schedule " B , Flood Plain and Environmental Features, to the Official Plan for the City of London.

B. LOCATION OF THIS AMENDMENT

1. This Amendment applies to lands located at 1480 Hamilton Road, being on the north side of Hamilton Road, east of Clarke Road in the City of London.

C. BASIS OF THE AMENDMENT

The subject lands are primarily vacant and contain a small single detached dwelling, woodlands and an intermittent stream. The south portion of the property is currently identified as being within the Thames River South Branch floodplain. The property is surrounded by a mix of uses including single detached dwellings in a plan of subdivision; proposed single detached dwellings, estate type residential dwellings, a small industrial operation and the City of London Clarke Road Transfer Station.

Council has consulted with the Upper Thames River Conservation Authority and believes it will be possible to develop the lands currently within the Thames River floodplain. Alterations to the existing grading for a portion of the plan is expected to be acceptable as this property is within the Two-Zone Concept and a similar proposal was approved on lands to the west. Prior to development the Owner will have to submit the necessary documentation and obtain the necessary permits to satisfy the requirements of the Conservation Authority.

Council believes development of the subject lands is appropriate provided the development is on full municipal services designed to the satisfaction of the City Engineer and the Owner addresses possible noise impacts, development of a functional neighbourhood park and impacts from small lot residential development. Development of the lands as shown in the red-line revised plan and in accordance with the recommended conditions of draft plan approval will ensure the lands are appropriate for residential development

D. THE AMENDMENT

The Official Plan for the City of London is hereby amended as follows:

1. Schedule " A , Land Use, to the Official Plan for the City of London Planning Area is amended by designating those lands located at 1480 Hamilton Road, being on the norlh side of Hamilton Road, east of Clarke Road in the City of London, as indicated on "Schedule 1" attached hereto from Open Space to Low Density Residential.

Schedule "B", to the Official Plan for the City of London is amended by revising the Flood Line applicable to lands located at 1480 Hamilton Road, being on the north side of Hamilton Road, east of Clarke Road in the City of London, as indicated on "Schedule 2" attached hereto.

2.

33

39T-07506/02-7421 J. Leunissen

Amendment to Schedule "A"

AMENDMENT No.

LEGEND - DOWNTOWNAREA REGIONAL SHOPPING AREA COMMUNITY SHOPPING AREA NEIGHEOURHOOD SHOPPING AREA ASSOCIPTED SHOPPING AREA COMMERCIAL BUSINESS DISTRICT ARTERIAL MIXED USE DISIRICT

HIGHWAY SERVICE COMMERCIAL RESTRICTEDMIGHWAY SERVICE COMMERCIAL RESTRICTED SERVICE COMMERCIAL COMMERCIAL POLICY AREA M U U l - FAMILY. HIGH DENSITY RESIDENTIAL MUUl -FAMILY. MEDIUM DENSITY RESIDENTIAL LOW DENSITYRESIDENTIAL

0 DEFERRED AREAS

a OFFICEAREA -- AREAS OFFlCElRESlDENTl AL OFFICE BUSINESS PARK GENERAL INDUSTRIAL LIGHT INDUSTRIAL REGIONAL FACILITY M M M U N I T Y FACIUTY

OPENSPACE URBAN RESERVE - COMMUNITY GROWTH URBAN RESERVE - INDUSTRIAL GROWTH

ENVIRONMENTAL REVIEW

1- ,I UNDER APPEAL

- RURALS!ZTLEMENT

THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKING CONSOLIDATION OF SCHEDULE A m THE CITY OF ~ N W N OFFICIAL PUN. WITH ADDED NOTATIONS

FILE NO.

39T-07506/02-7421 JL

February 27,2008 CK MAP PREPARED:

SCHEDULE 1

OFFICIAL PLAN To

AMlWDMENT NO.

PREPARED EY Graphite a lnformatim Sarvicss AML UICATION: \ W f i l e l \ g i s r m r k ~ \ p l a m ~ ~ a ~ e ~ ~ ~ o f f i c i a l p l ~ ~ \ ~ k ~ m s ~ O O ~ m m ~ e n ~ \ o z ~ 7 4 2 ~ ~ m l ~ ~ ~ a ~ ~ x l l a m l

I 500 1 w O 1 5 M m

SCALE 1:30,000

-$Ls

39T-07506/02-7421 J. Leunissen

Amendment to Schedule "B"

A,

AMENDMENT No.

39F07506102-7421 JL MAP PREPARED:

LEGEND NATURAL HERITAGE SYSTEM 0 ESA'S ...... ...... . . . . . . POTENTIAL ESA'S

VEGETATION PATCHES OUTSIDE ESA'S AND WETLANDS

RIVERSTREAM AND RAVINE CORRIDORS OUTSIDE OF M O D W I N REGULATED CORRIDORS

WETLANDS CLASS 1 - 3

WETUNE5 CLASS 4 - 7

GROUND WATER RECHARGE AREAS

WOODLANDS

POTENTIALNATURALIZATION AREAS AND UPLAND CORRIDORS

m m

:"": DEFERRED AREAS NATURAL HAZARDS %..* # FLOODLINES

'NOTE. Flood lines shown on this map are approximate. The precise delineation of flood plain mapping is available frm the conservation authority having jurisdiction. FLOOD FRINGE 'NOTE' Flood Fringe mapping for certain amas of the city is available fmm the Upper Thames River Conservation Aumority.

,,'\\,' lOOYEAR EROSION LINE

,,'>\," FILL UNES

POTENTIALSPECIALPOLICY AREAS

NATURAL RESOURCES v/~ EXTRACTIVE INDUSTRIAL

d$$ AGGREGATE RESOURCE AREAS

ABANDONED OIUGAS WELLS

THIS IS AN EXCERPT FROM W E PlANNlNG DIVISION'S WORKING DNSOLIDATION OF SCHEDULE B m THE c m OF LONDON OFFICML PLAN, WITH ADDED NUTATIOI

FILE NO.

SCHEDULE 2

OFFICIALPLAN TO

AMENDMENT NO. February 27,2008 CK

I 0 5M loOD 1 5 M m SCALE 1:30,000 PREPARED BY Graphics R Information Sawices

AML LOCATION: \ \ c l f i l e l \ g i s w o r k \ p l a n n i n g \ p m j ~ ~ ~ ~ o f f i c i ~ l p l a n \ ~ k c o n s o l ~ a m ~ d m e n ~ \ ~ 7 4 Z l ~ m l s ~ h b f i o l ~ l l ~ m l

39T-07506/02-7421 J. Leunissen

APPENDIX " B

Bill No 2008

By-law No. 2.-1-08

A by-law to amend By-law No. Z.-1 to rezone an area of land located 1480 Hamilton Road, located on the north side of Hamilton Road east of Clarke Road.

WHEREAS Futurestreets Inc. has applied to rezone an area of land located 1460 Hamilton Road, located on the north side of Hamilton Road east of Clarke Road, as shown on the map attached to this by-law, as set out below;

AND WHEREAS upon approval of Official Plan Amendment Number __ this rezoning will conform to the Official Plan;

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

Schedule " A to By-law No. Z.-1 is amended by changing the zoning applicable to lands located at 1480 Hamilton Road, located on the north side of Hamilton Road east of Clarke Road, as shown on the attached map comprising part of Key Map No. 106, from an Urban Reserve (UR) Zone and an Open Space (OS4) Zone to a Residential R1 (RI-2) Zone, a Holding Residential R1 (h.82.RI-2) Zone, a Residential R1 (RI-3) Zone, a holding Residential R1 (h.82.RI-3) Zone, a holding Residential R1 (h.82 h.56.RI-3) Zone, a Residential R1 Special Provision (RI-3(7)) Zone, a Residential R1 (RI-4) Zone and an Open Space (OSI) Zone.

This By-law shall come into force and be deemed to come into force in accordance with subsection 34(21) 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 March 31,2008

Anne Marie DeCicco-Best Mayor

Kevin Bain City Clerk

First Reading - March 31, 2008 Second Reading - March 31,2008 Third Reading - March 31, 2008

36

> - Zoning as of 2007/10/22 :': %A' ANNEXED AREA APPEALED AREAS

File Number: 02-7421139T-07506

Planner: JL

Date Prepared: 2008/03/04

Technician: CK

By-Law No: 2-1 -

SUBJECT SITE vA SCALE 1:4000

+E 100 0 100 Meters

39T-07506/02-7421 J. Leunissen

APPENDIX 39T-07506 - 1 (Conditions to be included for draft plan approval)

THE CORPORATION OF THE CITY OF LONDON’S CONDITIONS AND AMENDMENTS TO FINAL APPROVAL FOR THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T- 07506 ARE AS FOLLOWS:

NO. CONDITIONS

1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

This draft approval applies to the draft plan submitted by Futurestreets Inc., prepared by MHBC planning, certified by Laura Gibson (Ontario Land Surveyor) File No. 39T-07506, drawing no. N:N383’A”lDP-FEB52007.DWG, dated FEB 5, 2007, as red-lined, which shows total of shows 91 single detached dwelling lots, 12 future development blocks, 1 park block, 2 possible future street blocks and several road widening and reserve blocks all served by the extension of Purcell Drive, Baxter Street and two new streets.

This approval of the draft plan applies for a period of three (3) years from the date of draft approval and if final approval is not given by that date, the draft approval shall lapse, except in the case where an extension has been granted by the Approval Authority.

The road allowances included in this draft plan shall be shown on the face of the plan and dedicated as public highways.

The street(s) shall be named to the satisfaction of the Manager of Subdivision and Special Projects.

The municipal address shall be assigned to the satisfaction of the Manager of Subdivision and Special Projects.

Prior to final approval, the Owner shall submit to the Approval Authority a digital file of the plan to be registered in a format compiled to the satisfaction of the City of London and referenced to ‘NAD83UTM horizon control network for the City of London mapping program.

Prior to final approval appropriate zoning shall be in effect for this proposed subdivision,

The Owner shall satisfy all the requirements, financial and otherwise, of the City of London including, but not limited to, surfacing of roads, installation and maintenance of services, drainage and grading, tree planting and tree preservation.

The subdivision agreement between the Owner and the City of London shall be registered against the lands to which it applies.

The Owner shall grant to the appropriate authorities such easements as may be required for road, utility or drainage purposes.

If required, the subdivision agreement between the Owner and the City of London shall contain phasing arrangements to the satisfactory to the General Manager of Planning and Development and the City Engineer.

The Owner shall construct temporary measures to control silt entering the storm drainage system to the specifications outlined in the Guidelines on Erosion and Sediment Control for Urban Construction Sites (May 1987) prepared by the Ministry of Natural Resources, These measures are to be approved by the City Engineer and installed prior to commencing any construction on this subdivision, and are to remain in place until construction as required under an agreement has been completed to the specifications of the City Engineer. The Owner shall have its professional engineer monitor the erosion and sediment control measures installed in accordance with the above-noted Guidelines and submit to the City Engineer monitoring reports with a log of dates when the facilities

38

13.

14.

15.

16.

17.

18.

19.

20.

39T-07506/02-7421 J. Leunissen

were inspected, the condition of the facilities at that time, and what remedial action, if any, was needed and taken. The monitoring reports are to be submitted to the City Engineer by April 1, July 1 and November 1 of each year until all works and services in this Plan are assumed by the City.

Prior to the submission of engineering drawings, the Owner shall have a report prepared by a qualified consultant, and if necessary a detailed hydro geological investigation carried out by a qualified consultant, to determine the effects of the construction associated with this subdivision on the existing ground water elevations and domestic or farm wells in the area, to the satisfaction of the City Engineer. If necessary, the report shall also address any contamination impacts that may be anticipated or experienced as a result of the said construction. Any recommendations outlined in the report shall be reviewed and approved by the City Engineer, included in the pertinent agreement(s) with the City of London prior to any work on the site. Should any remedial works be recommended in the report, the Owner shall complete these works to the satisfaction of the City, at no cost to the City.

The Owner shall carry out an archaeological survey and rescue excavation of any significant archaeological remains found on the site to the satisfaction of the Southwestern Regional Archaeologist of the Ministry of Culture. No final approval shall be given, and no grading or other soil disturbance shall take place on the subject property prior to the letter of release from the Ministry of Culture.

The Owner shall dedicate and construct as public highways, satisfactory terminations within this plan of the existing streets, to the approval of the City Engineer and at no cost to the City of London. The Owner shall as part of the submission of engineering drawings shall have its engineer submit to the City Engineer for review and approval, detailed plans showing proposed turnaround fac es complete with provisions for snow piling, the configuration of the turnaround facilities must accommodate maintenance and emergency vehicles.

Prior to the issuance of a Certificate of Conditional Approval for Block 102 the Owner shall submit to the ,Manager of Subdivisions and Special Projects an update to the HGC Engineering Noise Impact Study accepted for 39T-04509 which identifies noise mitigation measures required for this subdivision from the adjacent arterial road. The accepted recommendations of this report shall be constructed by the Owner and may be included as a provision or set of provisions in the subdivision agreement, entered into between the Owner and the .municipality.

Prior to the submission of engineering drawings for Lots 1 and 2 and Blocks 89, 90 91 and Block 92 the Owner shall submit a noise assessment report in accordance with Ministry of Environment and City of London standard which assess noise impacts from existing tub grinder and Transfer Station at 25 Clarke Road. The accepted noise mitigation measures, if any, shall be constructed by the Owner and may be included as a provision or set of provisions in the subdivision agreement, entered into between the Owner and the municipality.

The Owner shall dedicate Block 104 as red-line in this plan and Lot 59 in draft approved plan 39T-04509 to the City of London in fulfillment of their 5% parkland dedication.

The Approval Authority shall amend the conditions of draft approval for 39T-04509. The amended condition shall state Lot 59 shall be dedicated to the City of London in partial fulfillment of their 5% parkland dedication for plan 39T-07506.

The Owner shall construct a 1.5 m high chain link fence where Block 104 abuts lots in this plan and plan 39T-04509 at no cost to the City.

39

21.

22.

23.

24.

25.

26.

27.

28.

29.

30.

31.

32.

33.

39T-07506102-7421 J. Leunissen

Prior to the initial submission of engineering drawings, the Owner shall prepare a detailed Tree Preservation Plan be completed and accepted by the General Manager of Planning and Development for Lots 21-24 both inclusive, 32 - 34 both inclusive, and 41-47 both inclusive, Where lot grading conflicts arise in the subdivision, the grading as recommended in the detailed Tree Preservation Plan shall be implemented where possible to the satisfaction of the City Engineer and the General Manger of Planning and Development.

The subdivision agreement between the Owner and the City of London shall contain a provision stating Blocks 94 to 102 both inclusive and Block 113 to 11 5 both inclusive shall not be developed except in conjunction with adjacent lands.

Any dead ends and open sides of road allowances created by this draft plan, or by phasing of this plan, shall be terminated in 0.3 meter reserves to be conveyed to the City of London until required for the future production of such road allowance.

The Owner shall permanently cap any abandoned water wells located on the property, in accordance with the Ontario Water Resources Act and the Ministry of Environment guidelines. A copy of the well capping report shall be filed with the Planning Division.

Prior to the initial submission of engineering drawings, the Owner shall hire a qualified professional to prepare and file with the Ministry, in accordance with the latest “Guidelines for Use at Contaminated Sites in Ontario”, established by the Ministry of Environmental, a report containing ”Schedule A - Record of Site Condition” including ”Affidavit of Consultant” which summarizes the site assessment and restoration activities carried out at a contaminated site up to the property line. The Owner shall submit a copy of the report to the City or alternatively, should the site be free of contamination, the geotechnical engineer shall provide certification to this effect to the City.

The Owner shall remove and dispose of any garbage or contamination encountered during construction of services within this plan to the satisfaction of the City Engineer, all at its own cost. In addition, the owner shall also restore all affected areas to the satisfaction of the City Engineer, all at its own cost.

The Owner shall implement appropriate methane or other gas migration mitigation measures if required by and to the satisfaction of the City Engineer.

The Owner shall design and construct a leachate collection system which connects the abutting landfill site to sanitary sewers in this subdivision. Sanitary sewers in this plan shall be sized to accommodate the leachate flows. The leachate collection system and sanitary sewers shall designed and constructed be to the satisfaction of the City Engineer.

The Owner may submit a claim against the City’s Capital Works Budget (Environmental Programs and Customer Relations Division) for the reimbursement of the Capital Works Budget share of the cost of the connection and oversizing of sanitary sewers to connect the leachate system to the sanitary sewer system in this plan, including easement, limited to a maximum amount of $13.000.00 upon completion of these works.

The Owner shall connect the proposed sanitary sewers to serve this plan to an existing municipal sewer system, namely, the 200 mm ( 8 ) sanitary sewer on Purcell Drive and the 250 mm (IO) sanitary sewer on Hamilton Road.

The Owner shall provide sanitary sewer stubs at the east limit of this subdivision on Purcell Drive, Eaxter Street and Street ‘B’ to accommodate the external lands.

The Owner shall connect the proposed storm sewer to serve this plan to an existing municipal sewer system, namely, the 750 rnm (30’) storm sewer in Plan 33M-571.

The Owner shall have its consulting professional engineer design and construct the proposed storm/drainage servicing system for these lands, all to the specifications and satisfaction of the City Engineer and according to the requirements of the following: i)

40 The SWM targets and criteria for the South Thames Subwatershed Study

34.

35.

36..

37.

38.

39.

40.

41.

42.

39T-07506102-7421 J. Leunissen

ii) The approved storm drainage and SWM servicing Functional Report and

iii) iv)

v)

vi)

Stormwater Management Plan for this plan The approved Functional SWM Report for the existing SWM facility The City's Drainage and Waste Discharge By-law, lot grading standards, policies, requirements and practices The Ministry of the Environment's SWM Practices Planning and Design Manual (2003); and All applicable Acts, Policies, Guidelines, Standards and Requirements of the City, the Ministry of the Environment and all other relevant agencies.

Prior to the initial submission of engineering drawings or prior to any work on the site, the Owner professional engineer shall submit a Functional StormDrainage Servicing Report for these landsdo the City Engineer and the Upper Thames River Conservation Authority. The Functional Storm/Drainage Servicing Report shall contain an erosionlsediment control plan that will identify all erosion and sediment control measures for the subject lands in accordance with City of London and Ministry of the Environment standards and requirements for all phases of construction on the subject site, all to the specifications and satisfaction of the City Engineer.

The Owner shall connect the proposed watermains to serve this plan to the existing municipal 200 mm ( 8 ) diameter water main on Purcell Drive, the existing municipal 200 mm (8) diameter watermain on Baxter Street and the existing municipal 150 mm (6) diameter watermain on Hamilton Road all to the satisfaction of the City Engineer

The Owner shall have its professional engineer deliver confirmation that the watermain system has been looped to the satisfaction of the City Engineer when development is proposed to proceed beyond 80 units.

The Owner shall comply with all City of London standards, guidelines and requirements in the design of this draft plan to the satisfaction of the City Engineer. Any deviations to the City's standards, guidelines or requirements shall be satisfactory to the City Engineer.

The Owner shall verify the adequacy of the decision sight distance on Hamilton Road at Street 'A. If the sight lines are not adequate, this roadway is to be relocated and/or work undertaken to establish adequate decision sight distance including removal of the row of evergreen trees that create a view obstruction. No Certificate of Conditional Approval shall be granted for this plan until adequate decision sight distance is established.

The Owner shall construct a 1.5 metre (5') sidewalk on one side of the following streets when determined warranted by the City Engineer: i) Hamilton Road - along the frontage of this plan of subdivision extending westerly

across lands outside this plan, to temporary standards, connecting to the existing sidewalk being constructed as part of Plan M-571.

ii) Street 'A:- east boulevard iii) Purcell Drive - south boulevard iv) Frederick: Crescent - north boulevard and extending across lands outside this plan,

File No. 39T-04509, to connect both sections of Frederick Crescent in this plan. v) Baxter Street - north boulevard, east of Street 'A

The Owner shall construct a left turn lane on Hamilton Road at Street 'A with sufficient storage and taper to accommodate the traffic demand anticipated as a result of the full build out of the area.

The Owner shall be required to make minor boulevard improvements on Hamilton Road adjacent to this plan to the specifications of the City Engineer and at no cost to the City, consisting of clean-up, grading and sodding as necessary.

The Owner shall dedicate Block 105 to the City and Block 105 shall be sufficient to widen Hamilton Road to 18.0 metres (59.06') from the centerline of the original road allowance and contain 6.0 m x 6.0-m "daylighting triangles" at the intersection of Street 'A with Hamilton Road:

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39T-07506/02-7421 J. Leunissen

The Owner shall direct all construction traffic to access this subdivision directly from Hamilton Road.

The Owner shall install street lighting along Hamilton Road abutting this subdivision as determined to be warranted by and to the specifications of the City Engineer.

The Owner shall dedicate all 0.3 m reserve blocks shown on the draft approved plan to the City of London.

The Owner shall construct temporary turning facilities to the specifications of the City Engineer at the following locations:

i) i i) iii) Street '6' -east limit

Frederick Crescent - west limit Purcell Drive -east limit

The Owner shall design and construct Street ' A at Hamilton Road to accommodate the future reconstruction of Hamilton Road at its ultimate elevation above the regulatory flood elevation identified by the Upper Thames River Conservation Authority.

The Owner shall not construct the westerly section of Frederick Crescent in this plan until the section of Frederick Crescent through lands outside this plan under File No. 39T- 04509 has been completed to Granular 'B.

Prior to the initial submission of engineering drawings, and prior to any regrading or soil disturbance, Owner shall obtain all necessary approvals from the Upper Thames River Conservation Authority.

The Owner shall prepare a Homeowners Information Package to the satisfaction of the Approval Authority informing future residents of possible best practice stormwater management at source.

Prior to the submission of building permits, (occupancy), the temporary full access to Hamilton Road will be completed to the satisfaction of the City Engineer.

Prior to final approval of this plan and subject to the satisfaction of the London District Catholic School Board, the Owner shall include in the subdivision agreement a suitable warning clause advising future purchasers of residential units that students may be accommodated in temporary facilities and/or bused outside the neighbourhood for their education.

Prior to final approval of this plan and subject to the satisfaction of the Thames Valley District School Board, the Board may require the Owner shall include in the subdivision agreement a suitable clause to advise future purchasers that this area has been designated a "Holding Zone" for school accommodation purposes and students will be accommodated at a "Holding School".

The Owner shall as part of the submission for engineering drawings design an on-street parking plan, to the satisfaction of the General Manager of Planning and Development. The approved parking plan required for each registered phase of development and will form part of the subdivision agreement for the registered plan.

Prior to final approval, the Owner shall submit a street tree plan to the City. The street tree plan shall show one street tree per lot or a minimum spacing of one per 15 metres (49.2 feet), whichever is the lesser, except where it can be demonstrated that the location of driveways and underground utilities necessitates a greater separation. If there are long stretches where boulevard street trees are not possible because of driveways and utilities, the Owner shall provide street trees in alternate locations including flanking lots, front yards of lots and blocks, and window street landscaping areas all to satisfaction of the General Manager Planning and Development.

43.

44.

45.

46.

47.

48.

49.

50.

51.

52.

53.

54.

55.

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39T-07506/02-7421 J. Leunissen

yards of lots and blocks, and window street landscaping areas all to satisfaction of the General Manager Planning and Development.

The possible future road Blocks 119 and 120 shall be conveyed to and held in reserve by the City until such time it is determined whether redevelopment is permitted on the lands to the east. If new development is permitted on the lands to the east, Block 11 9 and 120 shall be dedicated as a public highway. If new development is not permitted on the lands to the east, Blocks 119 and 120 shall be returned to the Owner at no cost to the City.

For the purpose of satisfying any of the conditions of draft approval herein contained, the Owner shall file, with the City, complete submissions consisting of all required studies, reports, data, information or detailed engineering drawings, all to the satisfaction of the General Manager of Planning and Development and the City Engineer. The Owner acknowledges that, in the event that a submission does not include the complete information required by the General Manager of Planning and Development and the City Engineer, such submission will be returned to the Owner without detailed review by the City.

57.

58.

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39T-07506/02-7421 J. Leunissen

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

Telephone

Tom Eaan 1476 Hamilton Road London ON, N6E 2P2

o Called twice once on October 18, 2007 and again on October 23, 2007 inquiring about the general timing of the application. Wondered about construction or addition to his property which would require a minor variance since it is zoned OS4. Was also concerned that a fence preferably a 10 ft fence be constructed around his property since there is a grade difference between his property and the proposed development

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39T-07506/02-7421 J. Leunissen

Bibliography of Information and Materials 39T-07506/02-7421

Reauest for Awroval: City of London Subdivision Application Form, completed by MHBC Planning Ltd., August 15, 2007

Draft Plan of Subdivision MHBC Planning Ltd. Feb 5, 2007

City of London Official Plan and Zoning By-law Amendment Application Form, completed by MHBC Planning Ltd. August 15, 2007

Reference Documents:

Ontario. Ministry of Municipal Affairs and Housing. Provincial Policy Statement, March 1, 2005.

City of London. Official Plan, June 19, 1989, as amended

City of London. Zoning By-lawNo. Z.-I, May 21, 1991, as amended,

City of London, Small Lot Guidelines, April 2000

City of London Tree Conservation By-law Enacted October 22, 2007

City of London Planning Committee Report, October 17, 2005

City of London Planning Committee Report October 27, 2005

HGC Engineering, Noise Impact Study for the Proposed Cameron Creek Subdivision, November 16,2006

McCormick Rankin Corporation, Hydraulic Analysis and Conceptual Stormwater Management Plan, Cameron Creek Subdivision, March 22, 2004 and addendums

Correspondence: (all located in Citv of London File No. 39T-07503 unless otherwise stated)

City of London - Administrative Planning Advisory Group Meeting Summary, November 15, 2006

Parks Planning and Design Section, Andrew Macpherson, Memo to J. Leunissen, January 29, 2008

Development Services Division, L. Burgess, Letter to D. Stanlahe, December 3, 2007

Outside Agencies

Ministry of Municipal Affairs and Housing, C. Cooper, email to J. Leunissen, September 10, 2007

Ministry of Municipal Affairs and Housing, C. Cooper, letter to J. Leunissen, October 19, 2007

Ministry of Natural Resources, I. Daraleigh, email to J. Leunissen, September 10, 2007

London Transit, S. McNally, Letter to J. Leunissen, September 20, 2007

Upper Thames River Conservation Authority, J. Brick, letter to J. Leunissen, March 28, 2007

Upper Thames River Conservation Authority, J. Brick, letter to J. Leunissen, February 6, 2008

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39T-07506/02-7421 J. Leunissen

Upper Thames River Conservation Authority, J. Brick, letter to P. McAllister, February 8, 2008

Upper Thames River Conservation Authority, J. Brick, email to B. Stratford, February 4, 2008

Upper Thames River Conservation Authority, T. Annett, email to J. Leunissen, October 26, 2007

Canada Post, B. DeSando, letter to J. Leunissen, February 4, 2008

Shirley Brundritt, Union Gas Limited, Letter to J. Leunissen, September 26, 2007

Doyle, R.O., London Hydro. Memo to J. Leunissen, September 12,2007

Aaalicant

MHBC Planning Ltd. C. Wiebe, ernails to J. Leunissen

Earth Tech Canada Inc. P. McAllister, email to J. Leunissen, December 12, 200, January 17, 2008

Public Responses:

T. Egan 62 Beachbank Dr, telephone calls with J. Leunissen, October 18,2007 and October 23, 2007

46

1480 Hamilton Road

Single Famify 103 I Semi-Defached; S8.183

1 SWM I other I Tam1 Claims

Notes: Ravlsd: Mu26 ZW7

1. Dwslopment Charge8 BY-Law C.P.-1440-187 Are Bared On Rates - Mar 26,2007

2. Aparhent Unit Totals Are Based On An Estimated Spilt 0150% 1 Bedmom And 50% 2+ Bedmom Units Unless Actual Numbers Are Available. 3. Oemolilion Credil Calculated When Existing Buildings Replaced. Prellmlnaiy E6timate Only: Final Value Of Credit May Vary And Will

Be Established At lss~ance Of Building Permits. (Ref. - Pi. l i l ByLaws.) 4. 'Development Charges' Includes 'LDCSB Charges" IntrOduCed In 2002.

NOTIFICATION MAP 120m Radius Buffer

Subject Site: 1480 Hamilton Rd Applicant: Futurestreets Inc. File Number: 39T-07506 Planner: Jeffrey Leunissen Created By: Jeffery Leunissen Date: 2007-08-29 Scale: 1:5000

I N I

LEGEND Subject Site Parks Assessment Parcels Buildings Address Numbers

Corporation of the City of London Prepared By: PD - Planning