from: general manager of planning and ...council.london.ca/councilarchives/agendas/planning...to:...

TO:

FROM: GENERAL MANAGER OF PLANNING AND DEVELOPMENT IL

CHAIR AND MEMBERS - PLANNING COMMITTEE

R. W. PANZER

SUBJECT:

RECOMMENDATION I1

APPLICATION BY: SAM HALBOUNI 300 - 320 MARCONI GATE

(FORMERLY 1901-1929 MARCONI BOULEVARD) PUBLIC PARTICIPATION MEETING ON

MARCH 17,2008 @ 4:30 PM

That, on the recommendation of the General Manager of Planning and Development, the following actions be taken with respect to the application of Sam Halbouni relating to the property located at 300 - 320 Marconi Gate (formerly 1901 - 1929 Marconi Boulevard):

(a) 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 add a Specific Area Policy to Chapter 10 to permit a self-storage establishment; and

(b) 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. 2.-I (in conformity with the Official Plan, as amended in part (a) above) to change the zoning of the subject property FROM a Convenience Commercial/Service Station (CC/SS3) Zone which permits convenience commercial establishments, personal service establishments, financial institutions, automobile service stations and automobile repair garages TO a Neighbourhood Shopping Area Special Provision (NSAI( )) Zone to permit a stand alone self-storage establishment with a maximum lot coverage of 36.5%, a maximum gross floor area of 5,700m2 (62,356sq.R.) and a minimum of twelve parking spaces.

IT BEING NOTED that the following specific design issues have been addressed and will be implemented through the site plan approval process:

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I PURPOSE AND EFFECT OF RECOMMENDED ACTION

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The incorporation of two architectural towers; Decorative fencing along Gore Road and Marconi Boulevard; Building step backs along Marconi Boulevard; Building designs which are sympathetic to, and supportive of, the adjacent residential development; FaGade articulation, building materials, and architectural features to mitigate the overall scale of the development, to visually enhance the development, and to enhance the pedestrian streetscape; Landscaping along all street frontages to visually enhance the development. and to enhance the pedestrian environment: Peaked roof lines; and Stucco and brick exteriors.

I1 PREVIOUS REPORTS PERTINENT TO THIS MATTER II

1

LOCATION MAP Subject Site: 300-320 Marconi Gate

Applicant: Sam Halbouni File Number: 02-6635 Planner: Alanna Riley Created By: Alanna Riley a t e : 2008-03-05

;ale: 1:5000

(formerly 1901-1920 Marconi Boulevard)

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

LEGEND Subject Site Parks

:+ Assessment Parcels 6 .h Vegetation Buildings Address Numbers

Page #

Date Application Accepted: January 2004

Amended October 5,2007

02-6635 Alanna Riley

I RATIONALE

Agent: Steve Ross

1. The recommended Official Plan amendment will permit a self-storage establishment on the subject property on a site specific basis. This is considered appropriate provided the development addresses all urban design and site plan concerns identified during the process and meets a reasonable standard of quality and design.

The recommended Official Plan amendment conforms to the criteria for the adoption of policies for Specific Areas in Chapter 10 of the Official Plan.

The Official Plan amendment, by allowing the proposed use on a site specific basis in the Neighbourhood Shopping Area designation, will provide a positive interface between the residential development to the north and the industrial uses to the south.

The requested use is less intense than some current uses presently permitted, and the potential impacts generated would be relatively low.

The recommended zoning and proposed use is compatible with the surrounding area, and the subject site is of sufficient size to accommodate the proposed use and provides a buffer between adjacent uses.

The recommended Zoning By-law amendment provides for a self-storage establishment with special provisions to permit a stand alone establishment, an increase in lot coverage, an increased gross floor area, and reduced parking.

An application for site plan approval has been made and is currently under review.

2.

3.

4. e

5.

6.

7.

BACKGROUND

Applications to amend the Official Plan and Zoning By-Law Z-1 were originally accepted by the City of London Planning Division on January 29, 2004. The applicants were seeking the Low Density Residential land use designation in place of the existing Neighbourhood Shopping Area designation that currently applies to the subject property; and the Residential R1 (RI- I ) Zone in place of the Convenience Commercial/Automobile Service Station (CC/SS3) Zone that also applies to the subject property.

Processing of the application was subsequently delayed for a few years upon the request of the applicant's agent. The application was amended on October 5, 2007 to request zoning to permit a self-storage establishment, and a letter was submitted November 5. 2007 to reauest a site soecific policy to permit a self-storage establishment.

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0 DEFERRED AREAS LEGEND

Dovmmvm AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHODD SHOPPING AREA

ASSOCIATED SHOPPING AREA COMMERCIAL

BUSINESS DISTRICT

ARTERIAL MIXED USE DlSlRlCT

HIGHWAY SERVICE COMMERCIAL

@@ RESTRICTEDMIGHWAY SEAVICE COMMERCIAL

a RESTRICTED SERVICE COMMERCIAL

COMMERCIAL WUCY AREA MULTI -FAMILY. HIGH DENSITY RESIDENTIAL

MULTI -FAMILY. MEDIUM DENSllY RESIDENTIAL

a UIW DENSITY RESlDENllAL

--I AREAS GI2I;] OFFICEAREA L - UNDER APPEAL

OFFlCElRESlDENllAL

a OFFICE BUSINESS PARK

GENERAL INDUSTRIAL

UGHT INDUSTRIAL

REGIONAL FACILITY

COMMUNITY FACIUTY

OPEN SPACE

URBAN RESERVE - COMMUNITY G R O W

URBAN RESERVE - INDUSTRIAL G R O W

RURALSEITLEMENT

ENVIRONMENTAL REVIEW

a AGRICULTURE

@ URBAN GROWTH BOUNDARY

THlSISAND(CERPTFR0M'THEPLANNlNG MVISION'SWORKING CONSOLIDATION OFSCHEDULEA TO THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS

FILE NO.

CITY OF LONDON 02-6635 DEPART~OFPZANNINGANDDEVELOPMENT

OFFICIAL PLAN SCHEDULE A - LAND USE

February 29.2008

1000

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 - HEAVY INDUSTRIAL EX -RESOURCE EXTRACTIVE UR -URBAN RESERVE

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

R1 -SINGLE DETACHED DWELLINGS R2 -SlNGLEANDlWOUNlTDWELLlNGS R3 -SINGLE TO FOUR UNIT DWELLINGS R4 -STREETTOWNHOUSE R5 -CLUSTER TOWNHOUSE R6 -CLUSTER HOUSING ALL FORMS R7 -SENIOR'S HOUSING R8 - MEDIUM DENSITY/LOW RISE APTS. R9 -MEDIUM TO HIGH DENSITYAPTS. R10 -HIGH DENSITY APARTMENTS 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 COMMERCIAL

ANNEXED AREA APPEALED AREAS

DEPARTMENT OF PLANNING AND DEVELOPMENT

100 Meters SCHEDULE A I I TH S MAP IS Ivu bNOFFIC AL MTRACT FROM TnE ZON hG BY-LAW WlTn ADDED NOTAT.ONS


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SITE CHARACTERISTICS:

- Shape - Irregular

Current Land Use - Vacant

Frontage - 273 metres (896 feet)

Depth - 100 metres (328 feet)

Area - 3.55 hectares(3.8 acres)

OFFICIAL PLAN DESIGNATION: (refer to map on page 4) . Neighbourhood Shopping Area

EXISTING ZONING: (refer to map on page 5 ) - Convenience ComrnerciallService Station (CClSS3)

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SURROUNDING LAND USES:

North - Single detached dwellings/Townhouse dwellings

South - Gore Road/CN Principal Main Line

East - Single detached dwellingsNacant lot

West - C.N. Rail Line/lndustrial Uses

SIGNIFICANT DEPARTMENTIAGENCY COMMENTS

Environmental and Engineering Services Department

The Environmental and Engineering Services Department (EESD) offers the following comments with respect to the above application.

. Access for this site shall be from Marconi Boulevard or Marconi Gate.

- Engineering analysis, satisfactory to the City Engineer, may be required by the owner’s P

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Agenda Item # Page #

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PUBLIC Notice of the possible Zoning By-law amendment was sent LIAISON: to surrounding property owners. Notice of the possible

amendment was also advertised in the "Living in the City" section of the London Free Press.


12 Replies

professional engineer to determine the extent of external watersworks that may be required.

The subject lands are located in the Pottersburg Creek subwatershed. When the site is developed, the owner shall comply with the storm water management targets and criteria identified in the Pottersburg Creek Subwatershed Planning Study, which may include, but not be limited to quantity control and quality control of storm flows, erosion control, stream morphology, etc.

These among other issues may be addressed in greater detail through future applications for development such as consent to sever, site plan and subdivision approvals.

London Hydro

Servicing to the above property should present no foreseeable problems. The property will be serviced from London Hydro's aerial 27.6kV distribution along Gore Road. Depending upon the power requirements of the applicant, padmount transformation or a customer owned substation area all options for servicing this development. Transformation lead times are minimum 30 weeks. London Hydro recommends you contact their engineering department to confirm transformer requirements and availability. Any relocation of existing infrastructure will be a the applicant's expense. London Hydro will require a blanket easement over the entire property. London Hydro has no objection to the zoning or official plan amendment.

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The purpose and effect of the requested changes are to permit a self storage establishment.

Change the Official Plan to add a specific area policy to allow a self storage establishment in the Neighbourhood Shopping Area designation.

Change the Zoning By-law 2.-1 from a Convenience Commercial/Automobile Service Station (CC/SS3) which permits such uses as convenience service establishments, convenience stores, financial institutions, personal service establishments, automotive uses, and automobile repair to a Neighbourhood Shopping Area Special Provision (NSAI( )) Zone to specifically permit a self storage establishment.

Responses:

1. Property Values

2. Traffic

3. Landscaping

4. Want Convenience Commercial Use

5. Eyesore

6. Not Serve Community in Positive Manner

7. Security

8. Lighting

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F! Fi ANALYSIS

Existing Situation

The subject site is comprised of three vacant properties, located at the corner of Marconi Boulevard and Marconi Gate. These lands are vacant commercial lands that have remained undeveloped for many years. Lands immediately to the north and east have developed for residential plans of subdivision over the past two decades and have formed a stable, low density residential community.

Lands to the south and west of the subject lands have been industrial for many years with Gore Road acting as a divide between residential use to the north and industrial uses to the south. A CN railway line exists along the south westerly corner of the subject lands.

Marconi Boulevard is classified as a secondary collector road in the City of London's Official Plan, while Gore Road is classified as an arterial road.

Proposal

Initially. the applicant applied for an Official Plan and Zoning By-law amendments in order to develop low density residential uses. Due to the site constraints with CN Rail, the applicant amended the application. It is the now the intent of the applicant to develop the subject lands as a self-storage establishment. The applicant has amended the original application for residential uses and has requested to change the Official Plan to add a site specific policy, and to change the Zoning By-law from Convenience Commercial/Service Station (CC/SSS) to a Neighbourhood Shopping Area Special Provision Zone to permit a stand alone self-storage facility. The applicant has applied for site plan approval concurrent with this application. The most current site plan is attached below.

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[-lJ bi 02-6635

Alnnna Rilnv

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Agenda Item # Page # Fl Fi 02-6635

Alanna Riley

Official Plan

The subject lands are currently designated Neighbourhood Shopping Area Commercial in the Official Plan. This designation permits a broad range of service and convenience commercial uses intended to serve the daily or weekly shopping needs of nearby residents

Permitted uses in the NSA designation include: small retail stores; food stores; pharmacies; convenience commercial uses; personal services; financial institutions; a limited range of automotive services; service-oriented office uses such as real estate, insurance and travel agencies; community facilities such as libraries, or day care centres; professional and medical/dental offices; small-scale restaurants; commercial recreation establishments; and, similar uses that draw customers from a neighbourhood-scale trade area.

While the existing Neighbourhood Shopping Area designation is considered appropriate for the subject lands, the lands have remained undeveloped for many years. A s mentioned, an attempt was made to re-designate and re-zone the property for a low density residential development. Due to site constraints, the application was placed on hold for a couple of years and amended for the current application. As the site is severely constrained for residential development by CN setback requirements and there appears to be limited demand for retail uses on this site, it is deemed appropriate to consider a site specific policy for the subject lands.

A self-storage establishment as requested by the applicant is not permitted within the Neighbourhood Shopping Area designation that currently applies to the property. This use has been directed to lands having the Light Industrial land use designation in the more industrial areas of the City, and away from residential communities,

However, in recent years, there have been examples of self-storage establishments within commercial designations in close proximity to residential communities. A more permissive approach to the location of self-storage establishments reflects changes in the design such that these uses are more comparable to low impact commercial uses than industrial uses. This comparison is supported by the clientele for self-storage establishments, which more often includes renters, homeowners, offices and small businesses who require additional storage space, and not industrial or commercial users that typically use large trucks making frequent trips to a location. Locations in close proximity to concentrations of residential and commercial uses provide a connected service to area residents and businesses.

Because these facilities are locating closer to sensitive land uses, the issue of compatibility becomes an important consideration. These facilities typically do not generate significant traffic, noise and nuisance impacts because of their low activity levels. However, it is important that the appearance of the development must be attractive and compatible in relation to the form and scale of the surrounding development. This has been addressed in the Urban Design section of this report.

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Zoning By-law

Currently, the subject lands are zoned Convenience Commercial/ Service Station (CC/SS3). This zone permits convenience commercial establishments, personal service establishments, financial institutions, automobile service stations and automobile repair garages.

The applicant has requested the Neighbourhood Shopping Area Special Provision zoning to facilitate a stand alone self-storage establishment with a maximum lot coverage of 36.5%, a maximum gross floor area of 5,673.35m2(61,069.4sq.R.) and a minimum of twelve parking spaces.

“SELF STORAGE ESTABLISHMENT means a building or buildings consisting of individual storage units accessible by the user, used for the storage of goods, wares, merchandise, foodstuffs, substances, articles or things, but does not include a fuel storage tank except as an accessory use.

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Agenda kern # Page # r-n 02-6635

Alanna Riley This use is considered to have a considerably less impact on adjacent residential uses than the current permitted uses, and/or other uses permitted under the Neighbourhood Shopping Area (NSAI) Zone with regards to impacts. Due to the low level of activity and urban design principles being proposed, the request to intensify the development with a higher gross floor area, higher lot coverage and reduced parking is considered appropriate. The parking requirement for self-storage establishments tends to be considerably less than most commercial uses. Recently developed self-storage establishments have functioned successfully with limited employee parking. As such, the requested reduced parking rate for this use is considered appropriate.

Urban Design

The nature of self-storage establishments has changed dramatically over the last ten years. When self-storage establishments commenced many years ago, the traditional development had a chain link fence surrounding a group of visible garage doors and would often be sited as an industrial use. Today, these establishments are different from both the perspective of design and user. Statistics show that these establishments are used by more residential users, and by offices and businesses. Therefore, these establishments have more recently been locating in commercial areas, and near to or adjacent to residential for easy access, and to provide a service for the neighbourhood. A high level of urban design is crucial to ensure a good fit within the neighbourhood. If located next to residential uses, the design of the self-storage establishment should blend into the residential area, and express to the public a high level of design quality.

The proposed development is located directly adjacent to a residential community. The development will provide a positive interface between this residential community and the industrial lands to the south.

These lands are also on an entranceway into the City, and therefore higher development and operating standards need to be addressed through urban design. Also, the impact on adjacent properties will be minimized by urban design measures through the organizational structure of the buildings on the site, and how the site fits into the larger context of the area. Design measures reviewed through the process include building location, pedestrian realm, architectural features, faqade articulation and building materials, landscaping, siting of parking and screening.

Elevation plans have been submitted to staff throughout the review. The first version was submitted to staff in January for review. This version was an elevation for the corner of Gore Road and Marconi Boulevard. At that time, the applicant met with staff to address all urban design concerns. Staff indicated the development needed some architectural features, diversity, a sense of place, windows, and landscaping.

s

. . . , . . , . . , ,. ,

RKJ STORAGE LTD. e west corner of Gore Road and Marconi

Boulevard I

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The applicant changed the elevations and incorporated features that were outlined. A large yellow glazed faux window faqade was incorporated into the tower, building material colours were updated, landscaping was enhanced and the roof lines altered.

of Gore Road and Marconi Boulevard

The third elevation for the south west corner of Gore Road and Marconi Boulevard further refines the second elevation and includes recessed faux window facades.

south west corner of Gore Road and

Marconi Boulevard I I

Agenda Item # Page # mm


Staff also reviewed the elevations fronting Marconi Boulevard and worked with the applicant to incorporate and enhance a higher level of design, specifically providing a higher quality of a pedestrian environment along Marconi Boulevard. Staff worked further with the applicant and suggested the applicant step back every other building, provide diversity among buildings, enhance landscaping, provide decorative fencing and create a tower at the west end of Marconi Boulevard to resemble the one at the corner of Gore Road and Maroni Gate.

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Marconi Boulevard

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The most recent elevation plan is very positive and reflects these changes, All the issues outlined and shown on the elevations are included in the recommendation to be implemented through the site plan approval process. High quality design is a key rationale for permitting this development adjacent to residential uses, and recommending an increase in gross floor area, lot coverage and a reduction in parking. Given the function and purpose of the buildings and the site’s location at a major entranceway to the City of London, these uses and special provisions can be considered appropriate provided the quality of the design meets urban design principles. Also, these restrictions will ensure the development is compatible with the character of the area.

Neighbourhood Concerns

There have been twelve responses in response to the public liaison letter, eight telephone calls and four written responses and include the following concerns:

1. 2.

P 3. 4. 5. 6. 7. a.

Eyesore Not Serve Community in a Positive Manner Want Convenience Commercial Use Traffic Security Landscaping Lighting Property Values

Opinions expressed stated a self-storage establishment would not fit adjacent to a residential community and should be directed to industrial areas where they would blend in with adjacent and similar buildings. Concerns were also stated that this type of establishment would go beyond serving a neighbourhood function and would actually service out of area people or businesses more than nearby residents. Some residents indicated they were satisfied with the present neighbourhood shopping area designation and zoning and indicated that a convenience store would be a more desirable use as there is not a nearby store in the vicinity.

Self-storage establishments have traditionally been permitted in industrial areas. More recently, zoning amendments to permit them in commercial designations have been approved. Self- storage unit establishments differ from traditional warehousing in that they are intended to provide small scale, private storage primarily to renters and homeowners. Traditional industrial warehousing provides for industrial and commercial users at a much larger scale.

As a high percentage of self-storage facilities are used by residential users these facilities are being located closer to residential areas along arterial roads. Self-storage establishments located in close proximity to residential areas have developed at a higher design standard than those locations in industrial areas. Design features such as peaked roof lines, stucco and brick exteriors, and enhanced landscaping, have enhanced compatibility with adjacent residential areas. Furthermore, these facilities typically do not generate significant traffic, noise and nuisance impacts because of the low level of activity that they generate.

The subject application will result in a reduction in the supply of convenience commercial land in the area. This area has developed as strictly residential, surrounded by industrial with no direct supply of convenience commercial in the area. However, there are quite a number of nearby convenience commercial establishments along Trafalgar Street between Clarke Road and Veterans Memorial Parkway.

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PREPARED BY: - (7j!gmuK$ ALANNA RILEY - PLANNEd II IMPLEMENTATION

CONCLUSION

The application for a special policy in the Official Plan and site-specific zoning to allow for a self- storage establishment is appropriate provided the development meets a high standard of quality and design. A site plan and elevations were submitted concurrently with this application and the applicant has continued to revise these plans to reflect staffs comments and requests. These amendments will ensure development is compatible and comparable with the existing development in the area.

SUBMITTED BY:

J M M. FLEMING, MCIP, RPP MANAGER - IMPLEMENTATION

II 11 RECOMMENDED BY:

I

R. WI PANZER, MCIP, RPP GENERAL MANAGER OF PLANNING AND DEVELOPMENT

March 10, 2008 AWar

Y\Shared\lMPLEMEN\DEVELOPMENT APPSU007 Applications\66350Z-I901-1929 Marconi Eilvd (AR)\PCZ.doc

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Agenda Item # Page # r l r - 02-6635

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

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Telephone

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Bibliography of Information and Material - 02-6635

Reauest for Approval City of London Zoning By-law Application Form, completed by Steve Ross.

Ross, S. Letter to amend application

Ross, S... Summary and rationale of proposed Zoning By-law amendment

ENG Plus, Site Plan (January 16, 2008).

Reference Documents Ontario. Ministry of Municipal Affairs and Housing. Planning Act, R.S.O. 1990, CHAPTER

P. 13, as amended

F- 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-law No. Z.-I, May 21, 1991, as amended

Correspondence: [located in Citv of London File No. 2-7490 unless otherwise stated) City of London Galloway S., City of London Planning Division. E-mail to agent.

Riley, A., City of London Planning Division. E-mails to agent.

Agency Review and Public ResDonses: (located in City of London File No. 2-7490 unless otherwise stated]

London Hydro Macpherson J., London Hydro. Reply Sheet for City of London Applications.

UTRCA Creighton C., UTRCA. Notice of Application.

City of London Burgess L., Environmental and Engineering Services Department. Memo to Alanna Riley

Public Responses Teleohone

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Liam Perch - 1920 Marconi Boulevard

Catherine Thomas - 1918 Marconi Boulevard Resident of 1890 Marconi Boulevard

i - Lorraine .- Bolland - 191 9 Trafalgar !

_______...._______ _- Jerg Folmes - 1 1 I Kingsbridge

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Written - ~~

1CryStal Cordell - 1908 Marconi Boulevard ~

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Appendix "A"

Bill NO. (number tu be inserted by Clerk's Office) 2008

By-law No. C.P.-1284--

A by-law to amend the Official Plan for the City of London, 1989 relating to 300-320 Marconi Gate(formerly 1901 -1 929 Marconi Boulevard).

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

1. Amendment No. (to be inserted by Clerk's Office) to the Official Plan for the City of London Planning Area - 1989, as contained in the text attached hereto and forming part of this

2. This by-law shall come into effect in accordance with subsection 17(38) of the Planning Act, R.S.O. 1990, c.P.13.

P by-law, is adopted.

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

P

18


AMENDMENT NO.

to the

OFFICIAL PLAN FOR THE CIN OF LONDON

A. PURPOSE OF THIS AMENDMENT

The purpose of this Amendment is:

1. To amend Section 10.1.3 of the Official Plan for the City of London by adding a specific area policy to permit a self-storage establishment.

B. LOCATION OF THIS AMENDMENT

1. This Amendment applies to lands located 300-320 Marconi Gate in the City of London.

C. BASIS OF THE AMENDMENT .-

F-

The subject site is located adjacent to residential uses to the north and east, industrial uses to the south and a CN Main Line to the west.

A self-storage establishment would not typically be located in commercial designations. An Official Plan amendment is required to add a Special Policy to the Official Plan and to develop site-specific zoning regulations to permit a self-storage establishment at an appropriate scale and intensity to minimize impacts on the adjacent residential community. Recent experience with self-storage establishments adjacent to residential areas indicates that this use is less intensive than many commercial uses that are permitted in commercial designations, and the potential impacts generated are minimal.

D. THE AMENDMENT

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

1. Section 10.1.3 of the Official Plan for the City of London is amended by adding the following subsection:

10 .1 .31 3 0 0 - 3 2 0 Marconi Gate, in addition to the uses permitted in the Marconi Neighbourhood Shopping Area designation, a self-storage Gate

In the Neighbourhood Shopping Area designation at 300-320

establishment may also be permitted.

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, A ~ e n d r Item # ,Page #


Appendix "B"

Bill NO. (number to be inserted by Clerk's Office) 2008

By-law No. 2.-1-08

A by-law to amend By-law No. Z.-1 to rezone an area of land located 300-320 Marconi Gate (formerly 1901-1929 Marconi Boulevard).

WHEREAS Sam Halbouni has applied to rezone an area of land located at 300-

AND WHEREAS upon approval of Official Plan Amendment Number (number to be

THEREFORE the Municipal Council of The Corporation of the City of London

Schedule " A to By-law No. Z.-1 is amended by changing the zoning applicable to lands located at 300-320 Marconi Gate, as shown on the attached map comprising part of Key Map No. 99, from a Convenience Commercial Service Station (CC/SS3) Zone to a Neighbourhood Shopping Area Special Provision (NSAI ( )) Zone.

320 Marconi Gate, as shown on the map attached to this by-law, as set out below;

inserted by Clerk's Office) this rezoning Will Conform to the Official Plan;

P enacts as follows:

1) Section 23.4 of the Neighbourhood Shopping Area (NSAI) Zone to By-law No. Z.-1 is amended by adding the following Special Provision:

23.4 NSAl( )

a) Additional Permitted Use

i) Notwithstanding Section 23.3 a Stand Alone Self-storage Establishment

Regulation[s]

i) Gross Floor Area 5,700m2 (61,356sq.ft.) (Maximum)

ii) Lot Coverage 36.5% (Maximum)

iii) Parking Spaces 12 (Minimum)

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

This By-law shall come into force and be deemed to come into force in accordance with subsection 34(21) of the Planning Act, R.S.O. 7990, 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.

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Agenda Item # Page # Fl Fi Anne Marie DeCicco-Best Mayor

Kevin Bain City Clerk

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

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File Number: 02-6635

Planner: Aft

Date Prepared: 2008/02/29

Technician: CK

By-Law No: 2.4-

\ Zoning as of 2007110122

SUBJECT SITE vTA N A

+!+- SCALE 1:5000

100 0 100 Meters -