north talbot community plan - london, ontario · system to serve the north talbot community...

CITY OF

LONDONCANADA

NORTH TALBOT COMMUNITY PLAN

City of London Planning Division

November 1999

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¯ That, on the recommendation of the Commissioner of Planning and Development, based on theOfficial Plan review initiated by the City of London relating to, lands bounded by the former Cityboundary to the north, Bostwick Road to the east, Pack Road to the south and Colonel Talbot Roadto the west, the following actions be taken:

Amend the Official Plan, as amended by Official Plan Amendment No. 88, by changing thedesignation of the subject lands on Schedule "A" Land Use, from the Urban Reserve -Community Growth and Enviromnental Review designations to the Low DensityResidential, Multi-Family Medium Density Residential, Open Space and ColmmmityShopping Area designations, it being noted that given the locational differences of the landsto the north and south of Southdale Road, separate Official Plan Amendments have beenprepared.

o Amend the Official Plan to add a Special Residential Policy to Section 3.5 - Policies forSpecial Residential Areas, addressing the following issues: alternative developmentstandards, housing mix, and canopy retention.

A.mend ,Schedule "B" Flood Plain and Environmental Features, of the Official Plan, byadding areas of Class 4-7 Wetland.

Amend Section "C" Transportation Con-idors, of the Official Plan, to add a collector roadsystem to serve the North Talbot Community Planning Area.

The North Talbot Area Plan, as attached, be adopted pursuant to Section 19.2.1. of theOfficial Plan ,as a guideline, document for the review of development applications, theplanning of public facilities and services, and as the basis for amendments to the OfficialPlata and Zoning By-law within the North Talbot Community; it being noted that alternativedevelopment standards and design guidelines to provide for the implementation of the AreaPlan as envisaged will be fttrther considered including a cost/benefit analysis of thealternative standards, and submitted for Council. review and approval prior to theirapplication tl~rough anyzolfing anaendment or draft plan of subdivision approval.

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The preparation of the North Talbot Area Plan was undertaken on the basis of the CommunityPlanning Process Guidelines adopted by Council on June 22, 1998. The process recognizes thatmany of the land owners in the urban growth area are anxious to see detailed land use designationsapplied to their properties. Under this process, the developer/land owner group is responsible forcarrying out specific studies and satisfying certain plauning criteria and requirements, h~ that regard,the land owner group financed the studies which are in turn reviewed and assessed by municipal staffand review agencies and used in the preparation of the area plan. The lead consultant for the NorthTalbot Area Plan is Richard Zelinka ofZelinka Priamo Planning. The lead municipal planner isCrest Katoiyk.

City Staff have conducted a public consultation program whereby the surrounding local residentshave been given an opportunity to review and have input into the preparation of the land useconcepts and area plan. Community Consultation Meetings were held in July, 1998; December1998; September 1999 and October 1999. Additional complementary neighbourhood meetings wereheld by the lead consultant.

The Preferred Land Use Concept and supporting Background Studies were circulated for public andagency conlment. A final Area Plan has now been completed and is being reconunended foradoption by Council as a guideline doctunent pursuant to Section 19.2.1. ofthe.Officiai Plan to guidethe future development of the North Talbot Planning Area. The Area Plan forms the basis andrationale for amendments to Official Plan Schedules "A", "B" and "C" to change from the "UrbanReserve - Conuntmity Growth" and "Environnaental Review" designations to specific urban growthrelated designation, recognize significant elwironmental feattu"es and indicate a collector roadsystem to serve the North Talbot Plamfing Area;

As previously noted, the development of the North Talbot Area Plan was a Developer-led process.Under the Co~mnunity Plamfing Process Guidelines, City Platming staff were responsible forconducting an extensive parallel process of review and consultation. A large part of that process wasthe co-ordination of the departmental and agency review of all of the background consultants’studies prepared for the land owners. Significant departmental mad agency comments have beenaddressed in this report.

Notice of intent to hold a pubic meeting to consider the amendments to the Official Plan waspublished in the Civic Coiner of the London Free Press on July 3 I, 1999. No replies were receivedwith regard to the July 31, 1999 notice. Notice of the public meeting was published in fl~e LondonFree Press on November 27, 1999. A total of 529 "Notice of Public Meeting" letters were sent outon November 17, 1999.

Prior to the notice of intent to hold.a public meeting, an extensive consultation process was carriedout with the residents of the communities surrounding the North Talbot Plmming Area. This processconsisted of Open House and Workshop Consultation Meetings wlfich were held to distributeinformation to, and receive input from, interestedmembers of the public. Although there were noformal replies received to the Notice of Intent to amend the Official Plan, there were many

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colmnents received from the consultation meetings held in the commmffty. These Comments weresunmaarized in Planning staff reports to City Council and were considered in the preparation of therecommended plan.

1. Land Use Planning Goals

The Goals and Objectives adopted by Council as part of the Terms of Reference for the North TalbotArea Plan, have provided general guidance in the preparation of the Preferred Land Use Concept.The main thrust of the Goals and Objectives is toward the creation of a livable and desirablecomlnunity for the inhabitants of the neighbourhood, as expressed ha the overall Goal:

To create a livable community which enhances the physical, social, environmentaland economic well-being of those who live and work in the neighbourhood.

The portions of the planning area north and south of Southdale Road have distinctively differentcharacteristics, constraints and opportmffties. The platming for the area north of Southdale Roadrecognizes the existing Westmount and Southeast Byron communities mad their planned extensions.The north area is a logical extension .and completion of these communities. The Area Planemphasizes tiffs continuity and seeks to complement existing development and address issues, suchas traffic, in a mariner that is sensitive to the needs of the existing community as well as the needsof future residents.

The area south of Southdale Road is planned as anew co~mnunity, internally integrated, with its ownlocal support facilities and services. This areahas fewer external constraints, and so provides greaterscope for innovation in urban design. South of SoutMale Road, the Plan is premised on the use ofa comprehensive approach to commnnity design in conjunction with alternative developmentstandards to help achieve the Community Vision as described below. These alternative standardsinclude narrower road allowances, larger porches located closer to the sidewalk/street, alternativegarage treatments, and different approaches to the provision of parkland.

2. Land Use Themes

i) Lands North of Southdale Road

Low Density Residential land uses are located in the area north of Southdale Road. This designationwill abut all existing and planned low density uses in the Westmonnt area. Residential developmentin this area will likely be dominated by conventional subdivisions of single detached dwellings asa compatible continuation of the land use pattern to the north.

Multi-Family, Medium Density Residemial land uses are located along the north side of SouthdaleRoad mad at the northeast corner of Southdale Road mad Colonel Talbot Road. The arterialintersection represents, a more intensive mode of activity and development. The lands alongSouthdale continue a pattern of medium density use which characterizes the north side of SouthdaleRoad to the east. These locations offer opportunities for diversifying the housing mix in a locationremoved from existing dwellings and close to the arterial and transit corridor. Uses are expected tobe primarily townhouse and cluster detached dwellings.

ii) Lands South of Southdale Road

The Area Plan creates two focal points -. each centered on a "village green" mad combined withinstitutional and mixed use areas. The westerly commnnity focus also includes a large natural openspace component. The two focal points are joined together by a central "commnnity avenue" to be

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enhanced as a strong visual, physical and functional link for pedestrians, cyclists, transit users anddrivers.

Within the Low Density Residential area south of.Southdale Road, it is intended that a compatibleand integrated mix of single detached, semi-detached and street townhouse dwellings will bedeveloped. Mixed Use Areas are located at the two ’villiage greens". They are intefided to providefor single and multiple dwellings and a range of local-serving, small scale commercial and officeuses within buildings designed to be compatible with stu-rounding residential areas. It is expectedthat many of the buildings will be built initially as residences but designed to be converted in futureto connnercial use.

Two elementary schools sites are required to serve the North Talbot community. Both are locatedsouth of Southdale Road and are shown as potential school/park campuses near the two focal pointsof the proposed community.

A Cormnunity Shopping Area to serve North Talbot and adjacent parts of Westmotmt mad Byron isreserved at the southeast comer of Southdale Road and Colonel Talbot Road. It can accommodatea development of approximately 13,000 m2 (145,000 sq.ft.) gross floor area. Based on recent reviewsof plalmed commercial land supply in the City of London, average ratios of similarly sized cities,and existing ratios within tile City’s neighbourhoods, a land area of 5.4 ha is appropriate.

Given the locational differences of the lands to the north and south of Southdale Road, separateOfficial Plan Amendments have been prepared.

3. Parks

Based on tile recreational needs of the anticipated population, and allowing for the location ofexisting parks in adjacent areas, there are three neighbourhood parks planned at appropriatelocations. All the neighb0urhood parks are at least 2 ha (5 ac.) in size. One park is located to servetile area north of Southdale Road and two are located south of Southdale Road. A number of smallerneighbourhood parks or parkettes are also proposed. Two of these parks are shown in their generallocation where collector roads meet to foml ’T ’intersections. One is shown near the outskirts of theStorm Water Managelnent system and one is shown as a minor expansion of the South WestOptimist Park. The remainder are presented as two village green areas which will foma the focalpoints in the community.

4. Vision for a New Community

The vision for the North Talbot Comrnunity is to produce a healthy, functional and pleasingcommunity environment that reflects the qualities of life associated with the established traditionalresidential neighbourhoods of London. Portions o.fthe Colnmunity will reflect new urbanism or rico-traditional urban design principles. New urbanism is a movement in city plalming which focuses ontile following co~rmatmity design principles:

neighbourhoods with identifiable centres and edgesmodified grid pattern of streetsmixed use areas (retail/residential)housing types are mixed and in close proxhnity to one anothernarrower streets and rear laneways to discourage heavy or fast moving trafficSpecial attention paid to neighboud~ood and building design.

All of the above principles play a key role in the design ofneo-traditional subdivisions. Although


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the Official Plan does not preclude the development of neo-traditional neighbourhoods, there areseveral issues that must be resolved to foster the development ofneo-traditional neighbourhoods.These include:

Alternative Development StandardsNeighbottrhood Design GuidelinesParkettes.

Most neo-traditional neighbourhoods incorporate several forms of alternative developmentstandards. One of the key standards relates to road allowance widths. In order to bring homes closertogether across the street and to reduce or slow down local traffic, most neo-traditionalneighbourhoods contain reduced road widths. Accompanying zoning regulations typically containreduced yard setbacks mad generous provisions for front yard porches within the front yard area. Toacconunodate the narrower roads and reduced setbacks, most neotraditional developments alsoinclude rear lanes so that garages Can be relocated from the frontage and streetscape.

There are several key issues related to alternative Standards: placement and maintenance of utilities,maintenance of rear lanes and paved road widths. A sub-conLmittee of the Utilities CoordinatingConmaittee has been fonr~ed to review the issue of alternative development standards. There hasbeen a concern raised by local utility providers on the future costs and maintenance o futilities whenalterative standards are implemented. At this stage of the planning process, it is difficult todetermine revised standards without specific infomaation normally determined at the subdivisionstage ofpla~ming. A financial analysis will be required to determine the impact on file mtmicipalityon implementing alternative development standards. Several mtmicipalities have undertaken similarstudies, such as cost benefit analysis, when approached for alternative levels of services. The termsof reference for tiffs study will be determined by the City’s Planning and Development andEnvironmental Services Department. For the purpose of the North Talbot Conmaunity Plan, it isrecommended that Council endorse consideration of alternative development standards in principleand that Civic Administration continue to discuss the teclmical aspects of implementing thesestandards.

A key aspect of new urbanism is tile aesthetic character of the neighbourhood. Special attention ispaid to residential facades, commtmity identity features or focal points, and gateway features. Withmixed residential uses and reduced setbacks, the need for design guidelines is of utmost importanceto create the type of community that is intended. These design guidelines should adch’ess tilefollowing issues:

building fonns and massingtreatment of residential facades (front entries, porches, roofs, treatment of garages,and other special conditions such as comer lot architecture)laneways and rear garage featurescolnmunity edges and gateway featuressta’eet architecture mad landscapingcommunity focal points and main avenuesco~nmercial/residential mixed use areasopen space system (trails, parks, parkettes).

Alternative development standards and revised zoning regulations must be addressed as a packagewith detailed design guidelines to ensure that development standards are implemented in a waywhich promotes livable conmlunities. The alternative standards, design principles and concepts thathave been submitted to date provide an appropriate level of direction and comnfitment at the Official

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Plan level of platming. Before subdivision mad zoning approvals will be considered, specificstandards and design guidelines to direct the implementation of the conmaunity vision will berequired. Tiffs directive is outlined in the Official Plan Amendment for the Area Plan.

The issue of parkettes has been introduced into the planning of many new urbanism communitiesin Ontario. These parkettes are developed to meet the needs of families with small clffl&’en and theelderly population. Although parkettes are recogl~zed as a complementary form of open spaceproviding play area for smaller children and seating areas , they are not considered to be analternative to larger neighbourhood parks which are designed to meet the active play requirementsofneighbourhood children.

Parkettes could be considered as part of the 5% parkland dedication if it can be demonstrated thatactive parkland needs are met by the neighbourhood parks, mad there is a commitment by thedeveloper to provide playground equipment and any other park furniture at no cost to the City.Where possible, parkettes Should be located along a trail system leading to a higher order of parkspace in the open space system.

5. Natural Heritage

The Natural Heritage Strategy component of the Background Studies provides the framework forenvironmentally sensitive planning. This component of the planning process provides an inventory0fthe natural enviromnent, identifies mad assesses ecosystem functions;.evaluates sensitive features;and provides recormnendations regarding constraints to development and opportunities fore~flaancement.

The primary natural heritage feature within the North Talbot area is a 3.5 hectare organic deciduousswamp in the south central portion of the plmming area. The prhnary function of this feature is theprovision of floral and faunal, habitat. The fauna of scientific interest include the SpottedSalamander and the Red-bellied Woodpecker. A wetland evaluation was completed and hasidentified the wetland as locally sigtffficant. A Wooded slope provides a buffer to the wetlandconununity. At the interface of the wooded slope and the farmed agricultural lauds, a HickoryHairstreak (buttertly) was found. This habitat is a woodland edge species and the caterpillars preferhickory as a larvae food.

There are several upland woodlot patches in the central and eastern portion of the community plan.These woodlands were evaluated under the municipal vegetation patch guidelines and woodlandevaluation guidelines. Two woodland areas are identified as significant based on the followingfactors:

ecological functions;age and site quality;size and shape;diversity of communities ,species-and habitat,rare species ;natural co~mnunities;and open space amenities atad opportunities.

Having identified the environmental strengths of the pla~ming area, the Natural Heritage Strategyfocuses on protecting and enhancing the organic deciduous swamp which is considered to be themost significant natural heritage feature witlfin the North Talbdt Planning Area. The currenthydrological patterns will be maintained to support this wetland cormnunity. The conceptual stormwater management plata is designed to maintain the volume, pattern and timing, of delivery of water

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to this wetland, expmld its area and strengthen the wetland corridor linkages to the north andsouthwest.

The wooded slopes extending eastward from the core wetland area and forming part of thesignificant woodland patches will be retained in a natural state. The single loaded collector road thatwill define the limits of the core wetland/woodland natural heritage feature will reduce the potentialfor encroachment into this area and accentuate the aesthetic value of the feature. The larger portionof the woodlands will not be protected as open space, however measures will be undertaken toencourage some retention of the existing canopy in these areas including:

the provision of wider treed boulevards along the secondary collector road, andthe preparation of canopy retention plan and guidelines to be implemented through thesubdivision approval and site pla~ming process.

6. Servicing

The purpose of the Servicing Study is to identify the preferred servicing strategy for the North TalbotPlarming Area for sanitary sewers, storm drainage and water supply and distribution.

i) Sanitary Servicing

The majority of the North Talbot Planning Area is located within the Lambeth Subsewershed withone small area Ioeated within the Wonderland Subsewershed. Both of these subsewersheds arewithin the future drainage area of the planned Southside Pollution Control Plant (PCP). Anothersmall area is located within the existing Westmount Subsewershed which is part of the GreenwayPCP Sewershed.

The proposed internal hunk alignnaents developed for the North Talbot Planning Area were basedprimarily on the existing topography with consideration to the preliminary road patterns. Thealignments have been located in low lying areas to minimize sewer depths. As a result, two trunksystems sharing the same outlet location at the intersection of Colonel Talbot Road and Pack Road,have been developed to service the North Talbot area.

As noted above, the long term servicing solution for the south end of London, inc!uding most of theNorth Talbot Plaiufing Area, is based on the construction of the Southside PCP mad the developmentof a trunk sewer system leading to the facility. London City Council is currently reviewing a 20 yearCapital Improvement Plari which addresses flae Southside PCP and associated trunk sewers. In theinterim, temporary servicing measures will be required to accommodate planned growth in NorthTalbot.

The City’s Official Plan establishes a hierarchy of servicing options to be used ha evaluating thefeasibility of servicing alternatives for development applications. The provision ofsa~titary servicingfrom one of the centralized municipal PCPs is the preferred option, however, the Official Planincludes the development of new temporary sanitary sewerage systems in the hierarchy. Where a ¯temporary sanitary sewerage system is proposed by a private developer, the cost related to thefeasibility studies, environnaental assessment, design construction and start-up, operation andmaintenance, ultimate removal of the temporary pumping system and eventual integration of thesewer system with the permanent system when it is extended to the area, will be the responsibilityof the developer. Given the Official Plan policy direction, three interim servicing alternatives wereinvestigated:


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Outlet through the Westmount System to the Greenway PCPOutlet tlu’ough the Byron System to the Oxford PCPCommercial/temporary sewage treatment facility with effluent discharge to the DingmanCreek.

The Westmount Sanitary Sewerage System Improvement Study was undertaken as a direct resultofthe recommendations ofthe Sanitary Sewerage Servicing Study. The Westmount study indicatedthat system improvements may provide some :potential. for servicing the North Talbot Area on aninterim basis. However, given the fact that the Westmount System is tributary to the Greenway PCPwhich is near its current maximum operating capacity, the opportunity to service any part of theNorth Talbot area., even on a temporary basis, through the Westmount System to the Greenway PCPis extremely limited. Therefore, this option is not acceptable to the Enviro~unental ServicesDepartment.

The second option would be to service the North Talbot Area via a pumping station and forcemainsystem wlfich would outlet to the Byron System and the Oxford PCP. Sewage fiom the North Talbotarea would be ptmaped from the general vicinity of the intersection of Colonel Talbot Road and PackRoad via a force main which would outlet at the upstream end of the existing gravity sewer on NorthStreet in Byron. From this location, the sewage would flow by gravity along Commissioners Road,through Springbank Park to the Byron Pumping Station located on the south side of the ThamesRiver offHalls Mill Road. Sewage is then pumped under the Thames River to the Oxford PollutionControl Plant.

The final option reviewed is based on the construction of a temporary sewage treatment facility toservice the area with an outlet for effluent discharge to the Dingman Creek. Preliminaryinvestigations indicate that the wastewater treatment plant would require a minimum site of 2.4hectares including access roads, facilities and parking. This land base also includes a mhaimum 100metre setback from any existing or proposed residential development. Preliminary research hassuggested a preferred location for a wastewater treatment facility at the intersection of Pack Roadand Colonel Talbot Road with an effluent discharge sewer along the Pack Road to Dingman Creek.Given the limited assimilative capacity of Dingman Creek and the practical sizing constraintsassociated with constructing a temporary facility, the servicing population limit of the subjecttreatment plant would be in the order of 11,000 people.

Interim Sanitary Servicing Solution

An interim (2000 - 2007) servicing strategy for the North Talbot Area was prepared and reviewedby Environmental Services staff. The proposal is to collect sewage at a private pump station locatedwithin the North Talbot Area and discharge to the Byron systeln and Oxford sewage treatment plant.The plan. uses the present available capacity in the system and requires staged improvements tocritical pipe links and pumping facilities to accommodate growth not only from the North TalbotArea, but also other lands that could develop over the next 7 years that are either naturally tributaryto the Byron system or have proposed to use it on an interim basis.

At the request of the Environmental Services Department, the proposed interim solution will berefined to include:

an adjustment to the growth projections for Riverbend to reflect the projections used in theD.C. study of 130 units per year for 2001-2005 and 155 units per year for 2006-2010.Lands east of the interjection of Con~nissioners Rd. and Baseline Rd. (5.2ha, 516 pop)should be incorporated into the Byron System as potential future development.

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The estimated costs of remedial works and the potential recoverable amounts should beincorporated into the report.

After 2007, the conthaued use of the Byron system by developing lands outside the natural tributaryarea may restrict growth within the Byron / Oxford service areas. This situation should be addressedwith the construction of the proposed Southside PCP and Colonel Talbot Road tnmk sewer fromLambeth to the North Talbot Area. A commitment to construct the Colonel Talbot Road sewer by2007 is needed. It is estimated that this interim strategy will accelerate the timing of the next OxfordPCP expansion by 2 years (from 2008 to 2006). Future agreements will need to address thedeveloper’s financial responsibility for accelerating the plant expansion, required temporary works,and the Colonel Talbot Road truI~: sewer.

ii) Water Servicing

The City’s water distribution system operates on two pressure zones - a low level zone whichencompasses most of the City, and a high level zone which currently services a lfigher elevation areain the southern end of the City between Commissioners Road and Southdale Road. The NorthTalbot Area lies south of the southern limit of the existing ltigh pressure zone.

The proposed distribution system is based on Servicing the lower area within the southwest cornerof the North Talbot Area from the 10w level system. This area would be served through an extensionof a secondary main loop to be constructed north on Colonel Talbot Road and arotmd the large openspace area servicing adjacent development and tying back into the existing low level main on PackRoad..No external main reinforcements withh~ the low level system are anticipated. The north andeast portions of the North Talbot Area ",viii be serviced offthe high level system.

iii) Storm Water Management

The North Talbot Planning Area is part of the Dingman Creek watershed. Approximately 90% ofthe North Talbot land area drains westerly via natural swales and man made ponds towards existingculverts at Colonel Talbot Road and Pack Road. The balance drains to the east through existingculverts at Southdale Road, Bostwick Road and Pack Road.

The plamting area contains a number of wetland pockets and man-made ponds with associatedseasonal drainage chmmels. There are no natural open water bodies within the subject site. Thereare several excavated ponds which are not hydraulically connected to other water bodies. Theprimary hydrological feature is the 3.5 hectare locally significant’ wetland which is to be retained andenhanced as the core natural feature of the area plan.

Given that the land area drains in several directions, the following drahmge areas were addressed:

Drahlage to Westmount Storm Sewer System

The post-development stormwater nmoff from the northeast corner of fl~e site will drain to theexisting storm sewer system on Kerrigan Court. Additional conveyance is available witlfin theKerrigan Court Storm sewer to accommodate stonnwater rnnoff. Given that there is no stornawatermanagement facility downstream of Kerrigan Court, a wetland is proposed to the west of the SouthWest Optimist Park for water quality treatment and flood control.

Drainage of External Lmads to the North of Southdale Road

The post development runofffrom the largest external &’ainage area located to the north oflhe North

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Talbot Plmming Area will be intercepted by a storm sewer that will flow to the downstreamston~awater management treatment facilities located at tlae southwest corner of the planning area.

Remainder of North Talbot Co~mnunity Planning Area

The major stornawater management facilities are located within the south west corner of the subjectsite. Ial general, the intent is to expand the existing wetland features and create an attractiveconmmnity focus. The extended detention facility is proposed to provide erosion control, waterquality protection and quantity control of the post-development stormwater rtm-off. The detentionfacility is intended to serve as a natural expansion of the existing locally significant wetland.

7. Transportation Network

The transportation plan is based on a modified grid system which links the two proposed mix useareas or focal points mad provides an indirect connection to surromading arterial roads. A largernumber of connections to the arterial road network are planned given the new urbanism approachof grid streets. Several of these connections will be local streets.

In designing the internal road network, special attention was given to potential"cut through" trafficroutes. Future development south and west of the North Talbot Commtmity Planning area mayresult in increasing congestion on the existing arterial roads and some people may try to "short cut"through the neighbourhood to avoid arterial road intersections. The internal road system wasdesigned to make short cutting difficult. Parkettes are planned to be located where seconda~3’collector roads meet to create a "rotmd-about" wlfich has the potential of slowing down traffic. Thefinal location of these parkettes will be determined at the subdivision stage of development. Thereare no "loop streets" which surround major arterial intersections as these loops often are used asshortcuts to avoid the intersection.

Concerns were raised during the initial stages of this Area Plan related to the potential for trafficfroln the North Talbot community cutting through the Westmount residential areas to accessViscount Road. As a result of these concerns, a separate traffic cahning study was initiated by theCity’s Enviromnental Services Department. The study has been completed and is eun’ently beingreviewed by the neighbourhood association. The purpose of the study was to review traffic cahningmeasures and not to determine the best transportation network for the North Talbot Area.

A key issue related to the Westmount neighbourh0od is the connection of Cranbrook Road toSouthdale Road. Three intersection scenarios were assessed to determine which would have the leastimpact on the Westmount Co~mnunity. The following tlu’ee scenarios were assessed:

no intersection with Southdale Road,an intersection restricted to rights in/out only, anda full movement intersection with Southdale Road such that the Cranbrook extension wouldalign with a collector serving the area south of Southdale.

During the neighbourhood transportation meeting, some of the residents ha Westlnonnt suggestednot extending Cranbrook Road to Southdale Road. This connection is essential from a planningperspective to allow for social interaction between communities north and south of Southdale Road;disperse traffic loads within the existing Westmount co~mnunity; provide access to commmfityfacilities including schools and parks; facilitate emergency access and reduce travel distances frominternal residential areas to the arterial roads. This connection also takes into consideration otherplanned and developing lands within the existing Westmotmt area. The trip distribution and tripassignment for the various development forecasts, indicates that of the three intersection scenarios,a full movement intersection at Cranbrook Road and Southdale Road provides the most accessibility

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for the Westmount residents with the least impact on the Westmount Community.

8. Transit,

The London Transit Commission (LTC) has indicated general support for the allocation of land usesand roads with regard to the provision of future transit services. The LTC has indicated two transitroutes to service the North Talbot Colmnunity Planning A~ea. The route tlu’ough thecentre of thecommunity will be a community based service to Westmount Shopping Centre. A secondconm~unity based route will operate on Southdale Road between Byron and Westmount ShoppingCentre to serve the north end of the development. The LTC will monitor development applicationsin the North Talbot Plamfing Area and will refine transit services and facilities once sufficientdevelopment has occurred to provide cost effective service.

9. Trail System

The wetland, storm water management system and retained woodlot areas are features which willserve as a co~mmmity open space focus, The plam~ed trail system recognizes this fact and uses thesefeatures as linkages in the trail system and places of passive recreation. The trail system takes intoconsideration recreational destinationpoints to the north, such as the South West Optimist Park, andproposed open space limkages with surrounding undeveloped lands. Provision is also made for afuture linkage to the Dingman Creek open space system. The specific location of the trail system willbe refined during the plan of subdivision stage of development.

A significant amount of time, effort, and expense has been put forth on the North Talbot CommunityPlamaing Process by the consultant team, land owner group, City Plamfing and Engineering Staff,and the interested members of the public who regularly attended public consultation meetings. Thebackground reports prepared by the land owners’ consultants have provided the City with thereference material necessary to finalize an Area Plan to guide the future development of the NorthTalbot Commtufity.

The end product of this program is the North Talbot Area Plan and associated Official PlanAmendment. It was prepared as a developer-led process under the Council approved guidelines andrepresents a co-operative effort by all of those concerned. The adoption of the Aa-ea Plan by CityCouncil will provide a guideline document to assist in flae review of subdivision and developmentapplications, for the platming of public facilities, trod as the basis for Zoning By-law amendmentswithin the North Talbot Cormnunity:

AMENDMENT NO.

to the

OFFICIAL PLAN FOR THE CITY OF LONDON

A. PURPOSE OF THIS AMENDMENT

The purpose of this Amendment is:

To amend the City of London Official Plan, as amended by Official Plan Amendment 88,by changing the designation of the subject lands on Schedule "A" Land Use, from an UrbanReserve- Connnunity Growth, and Environmental Review designation to Low DensityResidential; Multi-Family, Medium Density Residential; Commnnity Shopping Area; andOpen Space designations to allow for the implementation of the North Talbot Area Plan.

To amend to the Official Plan to add a,special residential policy to section 3.5 Policies forSpecial Residential Areas addressing mixed use areas, residential streetscapes, alternativedevelopment standards, urban design guidelines and tree canopy retention areas.

To amend Schedule "B" Flood Plain and Enviromnental Features, by adding Class 4-7Wetlands and revising the delineation of Vegetation Patches.

To amend Schedule "C" Transportation Corridors, to add the new collector road system toserve the North Talbot Planning Area.

LOCATION OF THIS AMENDMENT

These Amendments apply to lands within the North Talbot Area bounded bySouthdale Road to the north, Bostwick Road to the east, Pack Road to the south andColonel Talbot Road to the west.

BASIS OF THE AMENDMENT

The subj,_ect lands were annexed to the City of London on January 1, 1993, as part of a muchlarger annexation sun’ounding the entire City. The annexation legislation imposed upon theCity a requirement to prepare and adopt an Official Plan that would cover all of the landsannexed to the City. A comprehensive comlnunity based planning program was initiated toaddress the planning requirements mad expectations arising from the annexation process, ha1996, a major Official Plan Amendment was prepared and adopted by City Council (O.P.A.No. 88). That amendment repealed the Mlerited Official Plan policies of the fonnerlnmlicipalities, incorporated the amaexed lands into the City of London Official Plan andassigmed appropriate land designations. Further, the anaendment identified areas for longterm urban growth and the general policy framework for the preparation of more detailedarea plamfing studies,

In keeping with the policies of the Official Plan, City Council adopted area plmming processguidelines. These guidelines provide for a developer-led area plan process. Accordingly, theNorth Talbot land owner group carried out the component studies which were required bythe City as set out in the Council approved Terms of Reference for the North Talbot Area.On the basis of these studies and input received through the public mad. agency reviewprocesses, an Area Plan and implementing Official Plan Amendment have been prepared.The land use plan and tile backgronnd studies for North Talbot provide additional basis forthe amendment.

THE AMENDMENT

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

Schedule "A", Land Use, to the Official Plan for the City of London isamended by changing the designation of the subject lands on Schedule "A",Land Use, from the Urban Reserve- Community Growth, and EnviromnentalReview designations to Low Density Residential; Multi-Family, MediumDensity Residential; Co~rmaunity Shopping Area, and Open Spacedesignations to allow for the implementation of the North Talbot Area Plan,as shown on the attached amendment;

II Add the following policy to Section 3.5 Policies for Special ResidentialAreas

3.5.10 North Talbot Community

The following policy applies to lands bounded by Southdale Road to thenorth, Bostwick Road to the east, Pack Road to the south mad Colonel TalbotRoad to the west, in keeping with the North Talbot Area Plan, as adoptedpursuant to Section 19.2.1. of the Official Plan ,as a guideline document fortim review of development applications.

Within this area, lands designated Multi-Family, Medium Density Residentialmay include mixed use areas consisting of residential!colmnerciaidevelopment in the form of small scale, pedestrian-oriented neighbourhoodserving co~mnercial uses and small scale office buildings located asconmatmity focal points within the larger area. Small groupings of low riseapartments may surround the mixed use areas in accordance with the de~mityand height limitations of section 3.3.3. Scale of Development of the Multi-Family, Medium Density Residential designation. Zoning on individual sitesmay not allow for the full range of permitted uses.

The primary permitted uses in accordance with Section 3.2.1. Permitted Usesmay be mixed along the local and collector street frontages. Smallgroupings ofmultiple attached dwellings, such as street townhouses, may bepermitted along a residential streetscape in accordance with the density andheight limitations of section 3.3.3. Scale of Development of the Multi-FmnilyMedium Density Residential designation. Zoning on individual sites may notallow for the full range of permitted uses.

Consideration may be given to alternative development standards andassociated zoning regulations intended to provide for a more efficientutilization of land and to achieve an overall commtmity design concept,where urban design guidelines have been approved by Council to addresssuch matters as building form and. massing, treatment of residential facadesand design of commercial/residential mixed use buildings and sites. Urbandesign guidelines must be approved prior to draft plan of subdivisionapproval. Alternative development standards and regulations may include,but are not limited to: reduced road allowance widths, the use of rear lanes,neighbourhood parkettes, and reduced front yard setbacks to brhag buildingfacades closer to the street.

In the areas designated Low Density Residential on Schedule "A" Land Use,and delineated as Vegetation Patches on Schedule "B" Flood Plain andEnviromnental Features, and identified as Canopy Retention Areas in theNorth Talbot Area Plan, a vegetative management plan identifying the bestclusters of the woodland to protect for canopy retention, mad a management

III

IV

program designed to reduce impacts on retained vegetation duringconstruction must be prepared for consideration in the review of developmentproposals.

Schedule "B" Flood Plain ~.nd Enviromnental Features, of the Official Planis amended by adding Class 4-7 Wetlands and revising the delineation ofVegetation Patches, as shown on the attached amendment.

Schedule "C" Transportation Corridors, of the Official Plan is amended byadding the new collector road system to serve the North Talbot PlmmingArea as shown on the attached amendment.

y:\IMPLEMEN\TALBOTCOM\opa final.ok.wpd

LEGEND

DOWNTOWN AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHOOD SHOPPING AREA

ASSOCIATED SHOPPING A~REA COMMERCIAL

BUSINESS DISTRICT

ARTERIAL MIXED USE DISTRICT

HIGHWAY SERVICE COMMERCIAL

RESTRICTED/HIGHWAY SERVICE COMMERCIAL

RESTRICTED SERVICE COMMERCIAL

COMMERCIAL POLICY AREA

MULTI - FAMIL% HIGH DENSITY RESIDENTIAL

MULTI - FAMILY, MEDIUM DENSITY RESIDENTIAL

LOW DENSITY RESIDENTIAL

OFFICE AREA

OFFICE/RESIDENTIAL

OFFICE BUSINESS PARK

GENERAL INDUSTRIAL

LIGHT INDUSTRIAL ~

REGIONAL FACILITY

COMMUNITY FACILITY

OPEN SPACE

URBAN RESERVE - COMMUNITY GROWTH

URBAN RESERVE - INDUSTRIAL GROWTH

RURAL SETTLEMENT

ENVIRONMENTAL REVIEW

AGRICULTURE

URBAN GROWTH BOUNDARY

THIS IS AN EXTRACT FROM ADMENDMENT NO. 88 SCHEDLUE A, OF THEOFFICIAL PLAN WITH ADDED NOTATIONS

FILE NO.

CITY OF LONDONDEPARTMENT OF PLANNING AND DEVELOPMENT

OFFICIAL PLANAMENDMENT NO. 88.c:P_l-II:rll II I::: A - IAND LISI=

MAP PREPARED:

December 0], ~999

0 500 1000, 1 ~;00 m

LEGEND

NATURAL HERITAGE SYSTEMESA’S

POTENTIAL ESA’S

VEGETATION PATCHES OUTSIDE ESA’S AND WETLANDS

RiVER,STREAM AND RAVINE CORRIDORS OUTSIDEOF FLOOD PLAIN REGULATED CORRIDORS

w~LANDS cLAss 1-3WETLANDS CLASS 4- 7

NATURAL HAZARDSFLOOD LINES*NOTE* Flood lines shown on this map are approximate.The precise delineation of flood plain mapping is availablefrom the ~onservation authority having jurisdiction,

FLOOD FRINGE*NOTE~ Flood Fringe mapping for certain areas of the city isavailable from the Upper Thames River Conservation Authority,

100 YEAR EROSION LINE

FILL LINES

POTENTIAL SPECIAL POLICY AREAS

- * "i - GROUND WATER RECHARGE AREAS NATURAL RESOURCES~//~//~ EXTRACTIVE INDUSTRIAL

"~ POTENTIAL NATURALIZATION AREAS AND

I UPLAND CORRIDORS ~’~’~ AGGREGATE RESOURCE AREAS

ABANDONED OIL/GAS WELLS

FILE NO.

THIS IS AN EXTRACT FROM AMENDMENT NO, 88 SCHEDULE B, OF THEOFFICIAL PLAN WITH ADDED NOTATIONS


OFFICIAL PLAN ~AMENDMENT NO. 88 ~--~,~SCHEDULE B - FLOOD PLAIN AND

~~

MAP PREPARED:

December 08, ~999

S~ 10ooII

LEGEND

ROAD CLASSIFICATION

EXPRESSWAY

ARTERIAL

PRIMARY COLLECTOR

SECONDARY COLLECTOR

FREEWAYS

PROPOSED ROAD CORRIDOR

PROPOSED EXPRESSWAY

PROPOSED ARTERIAL

PROPOSED PRIMARY coLLECTOR

PROPOSED SECONDARY COLLECTOR

PROPOSED FREEWAYS

THIS IS AN EXTRACT FROM AMENDMENT NO. 88 SCHEDULE C, OF THEOFFICIAL PLAN WiTH ADDED NOTATIONS

FILE NO.


OFFICIAL PLANAMENDMENT NO. 88SCHEDULE C - TRANSPORTATION

CORRIDORS

MAP PREPARED:

December 06, 1999

II IIo 500 IOOO 1500 m

Ao

AMENDMENT NO.

to the

OFFICIAL PLAN FOR THE CITY OF LONDON

PURPOSE OF THIS AMENDMENT

The purpose of this Amenchnent is:

To amend the City of London Official Plan, as amended by Official Plan Amendment 88,by changing the designation of the subject lands on Schedule "A" Land Use, from an UrbanReserve - Conununity Growth, and Enviromnental Review designations to Low DensityResidential and Multi-Family, Medium Density Residential designations to allow for theimplementation of the North Talbot Area Plan.

o To amend Schedule "B" Flood Plain and Enviromnental Features, by adding Class 4-7Wetlands and revising the delineation of Vegetation Patches.

o To anaend Schedule "C" Transportation Corridors, to add the new collector road system toserve the North Talbot Planning Area.

LOCATION OF THIS AMENDMENT

These A_mendments apply to lands within the North Talbot Area bonnded by theformer City botmdary to the north, the easterly limit of the South West OptimistPark to the east, Southdale Road to the south and Colonel Talbot Road to the west.

BASIS OF THE AMENDMENT

The subject lands were annexed to the City of London on January 1, 1993, as part of a muchlarger annexation Surrounding the entire City. The aimexation legislation imposed upon theCity a requirement to prepare and adopt an Official Plan that would cover all of the landsannexed to the City. A comprehensive community based plamting program was initiated toaddress the planning requirements and expectations arising from the annexation process. In1996, a major Official Plan Amendment was prepared and adopted by City Council (O.P.A.No. 88). That amendment repealed the inherited Official Plan policies of the formermunicipalities, incorporated the annexed lands into the City of London Official Plan andassigned appropriate land designations. Further, the amen&nent identified areas for longterm urban growth and the general policy fratnework for the preparation of more detailedarea plamfing studies.

In keeping with the policies of the Official Plan, City Council adopted area planning processguidelines. These guidelines provide for a developer-led area plata process. Accordingly, theNorth Talbot land owner group can-ied out the component studies which were required bythe City as set out in the Cotmcil approved Terms of Reference for the North Talbot Area.On the basis of these studies and input received through the public and agency reviewprocesses, an Area Plata and implementing Official Plan Amendment have been prepared.The land use plan and the background studies for North Talbot provide additional basis forthe amendment. A separate amendment addresses the lands south of Southdale Road.

D. THE AMENDMENT

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

Schedule "A", Land Use, to the Official Plan for the City of London isamended by changing the designation of the subject lands on Schedule "A",Land Use, from the Urban Reserve - Community Growth, and EnviromnentalReview designations to Low Density Residential and Multi-Family, MediumDensity Residential to allow for the implementation of the North TalbotArea Plan, as shown on the attached amendment;

II Schedule "B" Flood Plain and Environmental Features, of the Official Planis amended by by adding Class 4-7 Wetlands and revising the delineation

¯ of Vegetation Patches, as shown on the attached amendment.

III Schedule "C". Transportation.Corridors, of the Official Plan is amended byadding the new collector road system as shown on the attached amendment..

Y:\IMPLEMEN~TALBOTCOM\opa final, north side 0k.wpd

LEGEND

/ DOWNTOWN AREA

REGIONAL SHOPPING AREA

COMMUNITY SHOPPING AREA

NEIGHBOURHOOD SHOPPING AREA

ASSOCIATED SHOPPING AREA COMMERCIAL

BUSINESS DISTRICT

ARTERIAL MIXED USE DISTRICT

HIGHWAY SERVICE COMMERCIAL

RESTRICTED/HIGHWAY SERVICE COMMERCIAL

RESTRICTED SERVICE COMMERCIAL

COMMERCIAL POLICY AREA

MULTI - FAMILY~ HIGH DENSITY RESIDENTIAL

MULTI - FAMILY~ MEDIUM DENSITY RESIDENTIAL

LOW DENSITY RESIDENTIAL N’

OFFICE AREA

OFFICE/RESIDENTIAL

OFFICE BUSINESS PARK

GENERAL INDUSTRIAL

LIGHT INDUSTRIAL

REGIONAL FACILITY

COMMUNITY FACILITY

OPEN SPACE

URBAN RESERVE - COMMUNITY GROWTH

URBAN RESERVE - INDUSTRIAL GROWTH

RURAL SETTLEMENT

ENVIRONMENTAL REVIEW

AGRICULTURE

URBAN GROWTH BOUNDARY

FILE NO.

THIS 18 AN EXTRACT FROM ADMENDMENT NO. 88 SCHEDLUE A, OF THEOFFICIAL PLAN WITH ADDED NOTATION5


OFFICIAL PLANAMENDMENT NO. 88~Pl-II:::ni II I:= A - I AND

MAP PREPARED:

December 01, 1999

o 500 looo 1F~oo m

LEGEND

NATURAL HERITAGE SYSTEMESA’S

POTENTIAL ESA’S

VEGETATION PATCHES OUTSIDE ESA’S AND WETLANDS

RIVER,STREAM AND RAVINE CORRIDORS OUTSIDEOF FLOOD PLAIN REGULATED CORRIDORS

WETLANDS CLASS 1 - 3

WETLANDS CLASS 4 - 7

GROUND WATER RECHA RGE A REAS

POTENTIAL NATURALIZATION AREAS ANDUPLAND CORRIDORS

NATURAL HAZARDSFLOOD LINES*NOTE* Flood lines ehown on this map are approxlmat~The precise delineation of flood plain mapping Is availablefrom the conservation authority having jurisdiction.

FLOOD FRINGE~NOTE* Flood Fringe mapping for certain areas of l~e city isavailable from the Upper Themes River Conservation Authority.

1OO YEAR EROSION LINE

FILL UNES

POTENTIAL SPECIAL POUCY AREAS

NATURAL RESOURCES~/~//~/~ EXTRACTIVE INDUSTRIAL

~’~ AGGREGATE RESOURCE AREAS

ABANDONED OIL/GAS WELLS

FILE NO,

THIS IS AN EXTRACT FROM AMENDMENT NO. 88 SCHEDULE B, OF THEOFFICIAL PLAN WITH ADDED NOTATIONS


OFFICIAL PLANAMENDMENT NO, 88SCHEDULE B - FLOOD PLAIN AND

ENVIRONMENTAL FEATURES

MAP PREPARED:

December 08, 1999

500 1000 1500 m

LEGEND

ROAD CLASSIFICATION

EXPRESSWAY

ARTERIAL

PRIMARY COLLECTOR

SECONDARY COLLECTOR

FREEWAYS

PROP~ OSED ROAD CORRIDOR

PROPOSED EXPRESSWAY

pROPOSED ARTERIAL

PROPOSED PRIMARY COLLECTOR


PROPOSED FREEWAYS

THIS IS AN EXTRACT FROM AMENDMENT NO, 88 SCHEDULE C, OF THEOFFICIAL PLAN W!TH ADDED NOTATIONS



PnRRII~nR~

FILE NO,

MAP PREPARED:

December 08, 1999

O 500 1OO0 1500 m

CITY OF

LONDONCANADA

NORTH TALBOT AREA PLAN

City of London Plannhtg Division

December 1999

TABLE. OF CONTENTS

1.0

2.0

3.0

4.0

5.0

6.0

7;0

8.0

Introduction ...................................................... Page 11.1 Background and Planning Context ............." .................. Page 1

Background Studies .................................................2.1 Land Needs Study ..............................., .............2.2 Community Facilities Study .....................................

2.2.1 Schools ...............................................2.2.2 Library Services ........................................2.2.3 Emergency Services ....................... ..............2.2.4 Parks .................................................

2.3 Natural Heritage Strategy ................................ . ......2.4 Servicing Study ..............................................

2.4.1 Sanitary Servicing .......................................

2.5

Page 2Page 2Page 3Page 3Page 4Page 4Page 4Page 5Page 8Page 8

2.4.2 Water Servicing ....................................... Page 112.4.3 Storm Water Management ...............................Page 12Aychaeological/Built,Heritage Resources Study ..................... Page 14

Land Use Plan3.13.23.33.43.53.63.73.83.93.I0

................................................... Page 14Distinct Community Areas ........: ............................ Page 16Community Focal Points ......................................Page 16

¯ Low Density Residential (North of Southdale Road) ................Page 17Medium Density Residential (North of Southdale Road) .............Page.17Low Density Residential (South of Southdale Road) ................’ Page ! 7Mixed Use Area (South of Southdale Road) .......................Page 17Schools .................................................. ~. Page 17Conarnunity Shopping Area ....................................Page 18Parkland .....~ ............................. . ................ Page 18New Urbanism Vision ........................................Page 193.10.1 Alternative Development Standards .......................Page 193.10.2 Neighbourhood Design Guidelines ........................Page 203.10.3 Parkettes ....................................... ...... Page 20

Transportation Plan ........................, ....................... Page 214. I Road Network .............................................. Page 214.2 Transit .................................................... Page 224.3 Trail System ................................................ Page 23

Development Phasing ..............................................Page 235.1 Phases South of Southdale Road ............ ....................Page 245.2 Phases North of Southdale Road ................................Page 24

Financial Impact Study ............................................Page 24

Implementation ,. .................................................

Conclusion ................. ’ ..................................... Page 25

NORTH TALBOT AREA PLAN

1.0 Introduction

The preparation of the North Talbot Area Plan was undertaken on the basis of the CommunityPlmming

Process Guidelines adopted by Council on June 22,1998. The process recognizes that many of the land

owners in the urban growth area are anxious to see detailed land use designations applied to theirproperties. Under tiffs process, the developer/land owner group is responsible for. carrying out Specific

studies and satisfying certain planning criteria and requirements. In that regard, the land owner group

financed the studies which are, in turn, reviewed and assessed by municipal staffand review agencies and

used in tile preparation of the area plan. The lead consultant for the North Talbot Planning Community

Area is Richard Zelinka ofZelinka Priamo Planning. The lead rmmicipal planner is Orest Katolyk.

City Staff have conducted apublic consultation program wherebyflm sun-ounding local residents have been

¯ given an opportunity to comment and have input into the preparation of the land use concepts and the area

plan. Co~mntmity consultation naeetings were held in July, 1998; December, 1998; September, 1999 and

October, 1999. Additional complementary neighboud~ood meetings were held by the lead

consultant.

The Preferred Land Use Concept and supporting Background Studies were circulated for public and

agency conunent. A final area plan has now been completed and is being recommended for adoption by

Council as a guideline document pursuant to Section 19.2,1. of the Official Plan to guide the future

development of the North Talbot CommtmityPlamaing Area. The Area Plan fonns file basis and ratio~mle

for amendments to Official Plan Schedules "A", "B’"and "C" to change fi’om the"Urban Reserve -

Community Growth" and "Enviromnental Review" designation to specific urban growth relateddesignations; to recognize significant environrnental features and to indicate a collector road system to serve

the North Talbot Community Planning Area.

1.1 Background and Planning Context

The proposed North Talbot Community Planning Area is located in the south west quadrant of the City.

The area is bounded by the former City boundary to the north, BostwickRoad to the east, Pack Road to

the south and Colonel Talbot Road to the west. The boundary of the area was set following extensive

discus .sions with property owners within and surrounding the planning area. The boundary of file No~h

Talbot Conmttmity Plauning Area was adopted by Council in accordance with the Council adopted Terms

of Reference. The Conununity Plan and Official Plan Amendment outlining future land uses and specific

area policies will be applicable to lands within the described area.

North Talbot Community Plan Page 1

The subject lands were a~mexed to the CityofLondon from the Town of Westminster on January I, 1993.

At that time, under the Loudon Middlesex Act, 1992 (Bill 75), approxflnately 26,000 hectares of land were

armexed to the City. The mmexation legislation directed the City to prepare mad adopt an Official Plan that

covers all the land annexed to the City. ha 1993, the City of London initiated a comprehensive commtmity

based land use planning program titled Vision’96. The early stages of this extensive program focused on

the preparation of the London Strategic Plan which provided the fotmdation for other primary Vision ’96

Plmas h~cluding the London lnfi-astmctm-e Plan and the New Official Plan. As part of the plmnffng process

a number of significant background studies were prepared including: Transportation Review, Sanitary

Se~verage Services Study, several subwatershed studies and land requirements study. These studies were

used as a resource for the preparation of background studies for the North Talbot Area Plan.

2.0 Background Studies

Iaa preparation of the Terms of Reference for theNorfla Talbot Area Plan Process, City Staff consulted with

alarge ntunber of public agencies at~d City departments to identify those issues which were of significance

to the mtmicip ality in relation to the plaunfiag area aud wlfich required further research as a co~nponent study

or enhancement to an existing study. These were discussed with the developer/land owner group and

incorporated into the Terms of Reference for the Area Plan Process.

The Terms of Reference provided a detailed breakdown of the various component studies, as well as

describing the objeetives, approach!scope, report requirements and project schedule. The initial phase was

to provide the backgrotmd reports while the second phase generally involved the preparation of strategies

or recommendations to guide the development of the land use plan.

2.1 Land Needs Study

The purpose of the Land Needs Study is to provido an initial assessment of the capacity of the planning

area for housing mad other supportive land uses. It is based on calculations of land areas, targets for

housing mix, estimates of land needs for commercial, commtmity facility and open space uses.

The North Talbot Planning Area includes a total of 240 hectares (593 acres) of land; 190 hectares (470

acres) south of Southdale Road and 50 hectares (123 acres) north of Southdale Road. The north side ofSouthdaleRoad is characterized by smaller land holdings while the south side is dominated by two large

land holdings and a ntunber of small property holdings. Appendix 1 lists the land ownerslfips witlfm the

Planning Area.

It is hnportant to assess the location of the North Talbot Plmming Area within the context of the City. The

Plmming Area is located in a suburban location on the edge of an existing low density residential

neighbourhood locally known as Westmount and near the low density edge of Lambeth (Southwinds

subdivision). Based on its locationwitlfin the London context and based on the expected market dernandwitlfin this area, the anticipated housing mix for tiffs area should consist of approximately 75% low density

North Talbot Community Plan Pag~ z

residential and 25% medium densityresidential. This area is not aprhne location for the development ofhigh density apartment buildings.

Due to the sun’ounding residential uses adjacent to the lands on the north side and south side of Southdale

Road, different residential patterns are anticipated. Given the established pattern of medium density along

Southdale Road between Wonderland Road and Fan, ham Road, it is anticipated that a higher than average

proportion of units will be developed for meditun densityhousing. On the south side of Southdale Road,

the major land holders have indicated a strong preference for a neo-traditional cormnmfity consisting of

smaller and differently configured single detached dwellings, a mix of different housing forms along a

streetscape mad mixed use areas.

For the lands on tlae north side of Southdale Road the anticipated density for residential development is

approximately 19 units per hectare (upha) to recognize the existing development of Westmount which is

predominately shagle detached dwellings on large lots. For the lands on the south side of Southdale, the

low density development is increased to sli/ghtly over 20 u!gha to recognize a debaser fonaa of low density

development normally occurring in subttrban neo-traditional developments. Based on these assumptions

the anticipated housingmix is 850 medium density units and 2800 low density traits for a population range

of 9,000 to 12,000 people.

Having estimated the anticipated population base, it is necessary to identify the amount o flaud devoted to

other supportive land uses. Within the North Talbot Conmaunity Area a block of commercial land is

proposed at the Southdale/Colonel Talbot Road arterial intersection. Based on the anticipated population

and a larger service area extending into Byron and Lambeth, a land area of 6 to 8 hectares should provide

for the community shopping needs of the Plmming Area. Although this location could accommodate a

larger corrmaercial development, flaere are vacant lands zoned at the Wonderland Road/Southdale Roadintersection which allow a range of retail and service land uses; Additional smaller scale conunercial and

office uses could be acco~rmaodated within the mixed use areas envisioned to act as key focal points in the

core of the comnatmity.

2.2 Community Facilities Study

The purpose oflhe community facilities component ofthe North Talbot Commtmity Pla~milag is to detemaine

the need for commtmity facilities such as public and separate schools, libraries, parks and emergency

services. The community facifities component of the CommunityPlan recognizes the need to aclfieve both

physical and social linkages with existing and developing surrounding communities.

2.2.1 Schools

School requh:, ements were detennfl~ed on the basis o fproj ected household and population figures incluclhag

school age children; accepted elementary school waLkhag distances and the location of existing andplanned

schools in the area. The location and number of school sites was determined through discussions with

planning stafffrom both the public and separate school boards. Based on the above, it was determined

that two elementary school sites would be required to serve the portion of the North Talbot Platming Area

south of Southdale Road. The lands north of Southdale Road would be served by existing schools in the

Westmount neighbourhood. Where possible, parks and schools are located adjacent to each other to

facilitate a campus setting. The school sites are centrally located to provide a safe mad convenient walking

distance for the majority of the neighbourhood children. At this time, one site is allocated for a public

elementary school and one site for a separate elementary school. It is premature to specify which schoolsite will be allocated for the public/separate school board. This will be determined as the area develops

and will be based on the fimding constraints of the public/separate school boards aud the student population

witlfin the enrolhnent area of the school.

2.2.2 Library Services

This area is sewed by the Westmotmt, Lambeth and Byron Branch Libraries. LibraryAdnhrtistration have

not indicated aninterest in locating a libraryin this location at this tilne. Should Library A&ninistration

consider a new branch library within the North Talbot Plaru~g Area, consideration should be given to the

two co~mnunity focal points indicated as the mixed use areas.

2.2.3 Emergency Services

Police Services have indicated that no new facilities will be required within the North Talbot Plmat~ag Area.

The London Fire Department is actively reviewing the need for an additional location to serve the south

west quadrant of London, including Byron. Although theyhave not indicated a preferred location, the

North Talbot Planning Area would be witl~a their service area. A futttre location wittfin the North Talbot

Conmaunity Plmming area may require an anaendment to the Zoning By-law.

2.2.4 Parlcs

Parks and recreation is an essential part of the qualityoflife in a neighbotullood. Neighbourhood parks are

intended to serve a local neighbourhood population and m’e designed to support unorganized activities

along with some organized recreation programs. The prime focus ofneighbotuhood parks is for children’s

activities. Neighbourhoodparks should be accessible by foot to the majority ofneighbottrhood residents.

The service area for aneighbourhood park should not be separated by arterial roadways. Neighbourhood

parks should be designed to have extensive street frontage for visibility and safety. Where practical and

feasible, neighbourhood parks should be coordinated with school sites to encottmge school-park can~puses

and maximize the functionality of public open space.

There are two levels ofneighbourhood parks identified in the North Talbot Area. The first level is the

standard neighbottrhood park which is sized to accommodate organized recreational programs. Thesecond level is the smaller than average neighbourhood park, conmaonly known as parkettes, which are

located to provide convenient open space opporttmities, particularly for young children, their parents and

seniors, and to facilitate social interaction in the neighbourhood. The vision for this area is also to establish

two "village greens" as focal points.

North Talbot Co~rmaunity Plan

2.3 Natural Heritage Strategy

The NaturaI Heritage Strategyprovides the framework for enviromnentally sensitive planning. This

hnportant component of the plam~ing process provides an inventory of the nattu’al enviro~maent, identifies

and assesses ecosystem ftmctions; evaluates sensitive features; mid provides reconmaendations regarding

constraints to development and opportunities for enhancement.

The North Talbot Planning Area can be described as having rolling topography with slopes ranging from

2% to 9% in the bottomlands and tablelands. Along the eroded channels and trenches, slopes are

moderate (9-15%) to steep (15-30%). The area consists of sandy loam, organic, silty clay and silty loam

soil, Peaty topsoil was observed in wetland patches in the southwest end of the area.

There are no natural permanent water bodies on-site. Many of the small open water features were

originally excavated ponds. Ponded water was observed at the downstream end of the site near the

intersection of Park Road and Colonel Talbot Road. No water was observed leaving this location other

than from surface rtm-off. A weir was constructed to contain and delay water flow from tlle North Talbot

area over Colonel Talbot Road. As aresult of this blockage, there is insufficient outflow to create definedchmmels downstream of the Planning Area.

The primary natural heritage feature within the North Talbot area is a 3.5 hectare organic deciduous swamp

h~ the south central portion. The primary function o fthis feattue is the provision of floral and faunal habitat.

The fauna of scientific interest include the Spotted Salamander and the Red-bellied Woodpecker. A

wetland evaluation was completed and has identified this wetland as locally sig~fificant. A wooded slope

provides a buffer to the wetland conunmfity. At the interface of the wooded Slope and the farmed.

agricultural lands, a HickoryHairstreak (butterfly) was found. Tiffs habitat is awoodlaud edge species mid

the cateq0illars prefer hickory as a larvae food.

There are several upland woodlot patehesin fl~e central mad eastern portion of the commtuffty plan. These

woodlands were evaluated reader the lnunicipal vegetation patch guidelines and woodland evaluation

guidelines. Two woodland (Patch 10053 (southern woodlot 10 ha) mad Patch 10054 (northern woodlot

7 ha)) areas are identified as significant based on the following factors:

ecological functions;

age and site quality;

size and shape;

diversity of commtmities, species and habitat,

rare species ;

natural conmmnities;

and open space amenities and opportunities.

North Talbot Community Plan

Patch 10053 has a higher level of significance than Patch 10054 due to proximity to the locally significant

wetland. A key component of Patch 10053 is the vegetated slope which provides some shading and

buffer function for the wetland area.

Having identified the envkomnental strengths of the Pla~ming Area, the Natural Heritage Strategy focuses

on protecting and ex~ancing the organic deciduous swamp which is considered to be the prlanary natural

heritage feature within North Talbot. The current hydrological patterns will be maintained to support tlfis

wetland conm~unity. The conceptual stoma water management plan is designed to maintain the volvane,

pattern and timing of delivery of water to tlfis wetland, expand its area mad strengthen the wetland eon-idor

linkages to the north and southwest.

The wooded slopes extending eastward from tt~e core wetland area and forming part of the significant

woodland area will be retained in a natural state. The single loaded collector road that will defme the limits

of the core wetland/woodland natural heritage feature will reduce the potential for encroacl~nent into this

area and accentuate the aesthetic value of the feature. The larger portion of the woodlmads will not b~protected as open space, however measures will be tmder/aken to encotuage some retention of the existing

canopy in these areas, including the provision of wider treed boulevards along the secondary collector

road, aud the preparation of canopy retention plan mad guidelines to be hnplemented through the subdivision

approval and site planning process. Other elements of the Natural Heritage Strategy include:

strengthening the zone oft~asition with a habitat specific (Spotted S alammlder) management plan

for the west facing slope which is currently a meadow;creation of water quality and quantity features adjacent to the existing wetland;

provision o fan enhanced aquatic lh~k between the wetland commtmities fl~rough the integration of

the storm water management system;

expansion of the community 6,2 within Patch 10054 along the sloped area to the north and west

which area is currently an active pasture meadow;

introduction of an aquatic enviro~maent (potential storm water managenaent facility) at the toe of the

slope to create additional salamander habitat;

development of a planting strategyto expmad the habitat range of the Hickory Hairstreak butterfly;

and,

creation of a larger open water feature which is seen as a desirable way to help provide a

community focus and identity.

The key accomplislmaent of the Environmental Management Strategy is the enhancement of the locallysignificant wetland together with canopy retention strategies for the two woodlots.,

Based on preliminary lotting patterns for low and medium density residential uses, two catlopyretention

options have been reviewed:

a fixed road setback that orients all the vegetation retention to the rear yards

a variable road setback, determined on a site specific basis to permit front yard and rear yard

vegetation where appropriate.

North Talbot Community Plma t’ag~ 6

SampleCress-Section

Upland BoulevardWoodiot Trees (dark)

SamplePlan View

Park Road Property A

CanopyRetention

Property internalRoad

Property C

I

I1I

Canopy Retention Concept

Scale 1:750

Fax [519] 64.5.2474

Under the In’st option, it would be possible to maintain a bated of vegetation 10-13m wide at the back of

each lot for a combinedretention of 10-26 m. Prelilafinary investigation indicates the possibility of multi

tiered canopyretention layers ha the 5-10-15 m height range. At the current vegetative density, this could

result in the retention of 10-15 trees per lot. Under the second option both the fi~ont yards and rear yards

would incorporate tree cover. The second option is being recommended in the area where Patch 10053

abuts the proposed collector roadway, This option is illustrated in the following smnple cross section and

sample plata view illustration. This would provide a greater buffer for the roadway. It is also recommended

that canopy retention be applied to Patch 10063 (abutting Bostwick Road) and the wooded areas south

of the homes on BarclayRoad. The details of a canopy retention policy will be undertaken at the draft plata

approval stage atad will include~ a silviculture management plata identifying the best parts of the woodland

to preserve; a managen:tent program designed to reduce inapacts on existing vegetation during construction

atad a restoration program designed to modify any impacts identified. This policy will be applied to all the

vegetative patches where canopy retention is proposed.

2.4 Servicing Study

The purpose of the Servicing Studyis to identify the preferred servicing strategy for the North Talbot

Plmming Area for sanitary sewers, storm drainage and water supply and distribution.

2.4.1 Sanitary Servicing

As part of the Vision ’96 process, the City of London completed a Master Plan for sanitary sewerage

servicing. The main objective o fthis plan was to develop a comprehensive sataitary servicing strategy for

the recently atmexed areas of London through the preparation of both a 20 year atad 50 year platming

strategy. One ofthe main reconarnendations ofthe plan was the proposed construction ofthe Southside

Pollution Control Plant to service the south London area. The plan also identified proposed "20 year" tnmk

sewer alignments to service the Dingman, Wonderland and Lambeth Subsewersheds.

The majorityofthe North Talbot Planning Pa’ea is tributary to the Lambeth Subsewershed with one small

arealocated within the Wonderland Subsewershed. Both of these subsewersheds are witlfin the future

&ainage area ofthe planned Southside Pollution Control Plant (PCP). The area botmded by the formerCity boundary to the north, Colonel Talbot Road to the west, Famhatn Road to the east and Southdale

Road to the south is tributary to two sewershed systems. The western half of this area generally drains to

the west and south. These lands are tributary to the Lambeth Subsewershed and it is anticipated that

conveyance of sewage flows from this area will be by extension of the proposed tnmk sewer system

through the lands south of Soufl~dale Road. The balance of lands to the east generally drain from the south

to north-east toward Westmotmt. This area has previously been included in fl~e Westmomat system design

and is tributaty to the existing sanitary server located at the west limit of Kerrigan Court.

North Talbot Community Plata Page 8

The lands bounded by Southdale Road to the north, Colonel Talbot Road to the west, Bostwick Road to

the east and Pack Road to the south are located within the Lambeth and Wonderland subsewersheds. This

area generally drains from the north to the south with the west portion outletting towards the intersection

of Colonel Talbot Road and Pack Road, and the east portion outletting midway across Pack Road.

According to the20 year plan, the majority of this area is intended to be serviced by the Lambeth trunk

sewer located along Colonel Talbot Road, with a small area to the east being serviced by an extension of

the Wonderland trunk sewer. Research undertaken for the North Talbot Area Plan indicates that the

elevation of the Lambeth trunk sewer is of adequate elevation to service all of the lands south of Southdale

Road.

The proposed internal trunk aligttrnents devdoped for the North Talbot Plamfing Area were based primarily

on the existing topography with consideration to the preliminaryroad patterns. The alignment locations

have been established with the intent to rrtinhnize the sewer depths by locating the alignment in lower lying

areas. As a result, two main trtuhk systems, both sharing the same outlet location at the intersection of

Colonel Talbot Road and Pack Road, have been developed to service the North Talbot area.

North Talbot Trunk # 1 is located within the lower linaits oftheNorth Talbot Area along Pack Road mad

is intended to service the east portion of the site. As previouslynoted, a small part of the lands south of

Southdale Road was identified as being tributary to the Wonderland Subsewershed. Given the depth of

the proposed Lambeth Trunk Sewer, sewage flows from this area could not be conveyed to the outlet

location at the intersection of Colonel Talbot Road and Pack Road by gravity. North Talbot Trunk #2

isproposed to service thewest halfoftheNorthTalbotArea. This trtuak is proposed to rtm north through

fl~e development, parallel to Colonel Talbot Road.

As noted above, the long term servicing solution for the south end of London, including the North Talbot

Platming Area, is based on the construction of the Southside PCP and the development of a trunk sewer

system leading to the facifity. London City Council is cturently reviewing a 20 y~ar Capital hnprovement

Plan which addresses the Southside PCP and associated tnmk sewers, h~ the interim, temporaryservicing

measures will be required to accormnodate pla~med growth in south London.

The City’s Official Plan establishes a hierar_chy of servicing options to be used in evaluating the feasibility

of servicing alternatives for development applications. The Official Plan considers the development of new

temporary sanitary sewerage systems in the hierarchy. Where a temporary sanitary sewerage system is

proposed by a private developer, the cost related to the feasibility studies, enviromnental assessment,

design, construction, start-up, operation, mahatenance, and ultinaate removal of the temporary pumping

system and eventual integration of the sewer system with the pemaanent system wheu it is extended to the

area, will be the responsibility of the developer. The proposed development to be serviced by the

temporary sanitary sewerage system must represent a logical extension of the urban area, provide for an

efficient utilization of land, and must not set a precedent for or contribute to scattered or ’leap frog’

development. The North Talbot Area was identified as a community growth area witlfin the 20 year

horizon. The area is a logical extension of the existing Byron mad Westmount connnunifies and does not

contribute to scattered or ’leap frog’ pattern of development. Given the Official Plan policydirection, three

interim servicing alternatives were investigated.

Outlet through the Westmount System to the Greenway PCP

Outlet through tile Byron System to the Oxford PCP

Commercial/temporary sewage treatment facility with effluent discharge to the Dingman Creek.

The Westmount Sanitary Sewerage System Improvement Studywas undertaken as a direct result of the

recommendations of the Sanitary Sewerage Servicing Study. One of the objectives of the Westmount

Study was to review the sewerage capacity of the existing system. The Westmotmt Study indicated that

system hnprovements mayprovide some potential for servicing the North Talbot Area on an interina basis.

However, the Westmount System is tributary to the Greenway PCP wlfich is near its current maximum

operating capacity. As a result, the opportunity to service any part of the Norfll Talbot area, even on a

temporary basis, through the Westmount System to the Greenway PCP is extremely limi(edl This option

is not acceptable to the Envlromaaental services Department.

The second option would be to service the North Talbot Area via a pumping station and force main system

wlfich would outlet to the Byron System and the Oxford PCP. Sewage from the North Talbot area would

be pumped fiom the general vicinity of the intersection of Colonel Talbot Road and Pack Road via a force

main which would outlet at the upstream end of the existing gravity sewer on North Stt~eet in Byron. From

this location, the sewage would flow by gravity along Commissioners Road, tln’ougli Spdngbank Park to

the Byron Ptunping Station located on the south side of the Thames River offHalls Mill Road. Sewngeis

then pumped reader the Thames River to the Oxford Pollution Control Plant.

Consideration of the Byron option includes the upgrading of the existing Byron Pumping Station. There

are currently a ntunber ofsignificmltpotential developments within the Byron Sewershed. Ti~ese include:

an initial phase of the Rive~b end.Community consisting of 30 hectares of residential land with a potential

population of 1,500 persons; lands along the Wickerson Road area consisting of 40 hectares with an

esthnated serviced population of 2,000 people; lands north of Southdale Road between Wickerson Road

and North Street (Bilmar) with a developable land area of 43 hectares with an estimated serviced

population of2,100 people; lands adjacent to the existing Sou,th Winds development (Oliver) with a

developable land area of 18 hectares with an.estimated serviced population of 600 people; and the North

Talbot area. This translates to apotentialadditionalpopulationofapproximately21,000people. Several

of these proposed developments would utilize tile Oxford PCP only as an interim measttre.

The final option reviewed is based on the construction ofa temporat3, sewage treatment facility to service

tile area with an outlet for effluent discharge to the Dingman Creek. The type and configuration of the

temporaryplant would be subject to fm’ther investigation and woulddepend, to a large extent, on the type

of treatment teclmology utilized. Preliminaryinvestigations indicate that the wastewater treatment plant

would require a minimtun site of 2.4 hectares including access roads, facilities and parking. Tiffs land basealso includes a minimum 100 metre setback from any existing or proposed residential development.


Preliminary research has suggested a preferred location for a wastewater treatment facility at the

hltersection of Pack Road and Colonel Talbot Road with an effluent discharge sewer along the Pack Road

to Dingman Creek. Tlfis location is compatible with the long tenn servicing strategy for the subject area

as identified within the CityofLondon Sanitary Sewerage Servicing Study as local sewers leading to the

plant would ultimately be tributary to a lat’ger gravitytrtmk system along Colonel Talbot Road. Given the

limited assimilative capacity of Dingman Creek and the practical sizing constraints associated with

constructing a temporary facility, the servicing population limit of the subject treatment plant would be in

the order of 11,000 people.

An interim (2000 - 2007) servicing strategy for the NorthTalbot Area was prepared and reviewed by

Envh’omnental SetMces staff. The proposal is to collect sewage at a private ptunp station located within

the North Talbot Area and discharge to the Byron system and Oxford PCP. The plan uses the present

available capacity in the system supplemented by staged haaprovements to critical pipe links mad pumping

f~cilities to acco~mnodate growth. Population projections include expected growth fiom the North TalbotArea as well as other lands that could develop over the next 7 years that are either naturally tributary or

would also use the Byron system in tlae interim period.

Refinement of the plan should include the following:

an adjustment to the growth projections for Riverbend to reflect the projections used in the D.C.

study of 130 units per year for 2001-2005 and 155 units per year for 2006-2010.

Lands east of the intersection of Commissioners Rd. and Baseline Rd. (5.2ha, 516 pop) should be

incorporated into the Byron System as potential future development.

The estimated costs of remedial’ works and the potential recoverable amomats should be

incorporated into the report.

Atter 2007, the continued use of the Byron system by developing lands outside tlle natural tributary area

may restrict growth witllin the Byron/Oxford service areas. This situation should be addressed with theconstruction of the proposed Col. Talbot Rd: (Sanitary Servicing Master Plata) tnukk sewer from the Nortla

Talbot Area to Main St., concurrent with the construction of sewer and treatment facilities downstream(Southside system) scheduled for Completion in 2007. A co~Iunitment to construct the Col. Talbot sewer

by 2007 is needed. It is esthnated that this strategy will accelerate the timing of the next Oxford PCP

expansion by2 years (from 2008 to 2006). Future agreements will need to address the developer(s)

financial responsibility for accelerating theplat~t expansion, temporaryworks, and the Col. TalbotRd.

trtmk sewer.

2.4.2 Water Servicing

The City’s water distribution system operates on two pressure zones - a low level zone which encompasses

most of the City, and a high level zone wlfich cun’ently services a higher elevation area in the southern end

of the City between Commissioners Road mad Southdale Road. The North Talbot Area lies south of the

North Talbot Conmaunity Plan I’ag~ 11

southemlimit of the existing high pressure zone. (Southdale Road). The area is bounded on the south andeast by a large diameter low level trtmk main and high level distribution mains to the north along Barclay

Avenue and Southdale Road.

The internal water distribution network follows the road network established for the platming area with maha

sizes established through system modeling based on water demands from different land uses, line flow

considerations and development staging.

The proposed distribution system is based on servicing the lower area within the southwest comer of the

North Talbot Commtmity Area from the low level system. The area would be served through an extension

ofa secondarymain loop to be constructed north on Co!. Talbot Road and around the large open spacearea servicing adjacent development and tying back into the existialg low level main on Pack Road. No

external main reinforcements within the low level system are anticipated.

The north and east portions of the North Talbot areawill be serviced offthe high level system. A looped

network of mains will be extended south from Southdale Road through the development area and tying

back into the Southdale Road main. In order to complete the system, the existing 400ram main on

Southdale Road will have to be extended east fiom the existing Springbank supplymain to Bostwick Road.

2.4.3 Storm Water Management

The North Talbot CommunityPlannhag Area is part of the Dingman Creek watershed that drains an area

of 170 kmz. This watershed encompasses approximately 30 tributaries most of which have been altered

from their natural state as aresult of urbanization. Approximately 60% of the lands ha the Dingman Creek

watershed are agricultural. Approximately 90% of the North Talbot land area drains westerlyvianatttral

swales and man made ponds towards existing culverts at Colonel Talbot Road and Pack Road. The

balance ch’ains to the east through existing culverts at Southdale Road, Bostwick Road and Pack Road.

Grotmdwater recharge potential is estimated to be between 0 and 25 ram/year within the subject lands.

A small area located at the southwest coruer of the site has a high recharge area with a potential recharge

rate of about 200-300 nun/year. Tiffs area is designated to accommodate the bulk of the stormwater run-

off treatment facilities.

The platming area contains a number of wetland pockets and man-made ponds with associated seasonal

drainage channels. TherearenonaturalopenwaterbodieswithJnthesubjectsite. Several excavated man-

made ponds exist on-site wlfich are not hydraulically comlected to other water bodies. The primary

hydrological featm’e is a 3.5 hectare locally significant wetland which is to be retained and e~thanced as the

core natural feature of the Area Plan.

North Talbot Community Plan Pag~ 12

The following storm water management objectives were established:

maintain and protect the natural wetlands, and existing important heritage features.

minimize site grading to maintain existing topographic features.

minimize adverse impacts on water quality in downstream receiving waters

reduce soil erosion potential where discharge becomes concentrated

encourage the use of at-source and conveyance storm water controls

encourage infiltration and groundwater recharge wherever: possible

no increase in flood risks either upstream or downstream of the subject site.

use the pre-development flows and conveyance capacity of the receiving swales, drainage cha~mels

and structures as the post-development target release rates.

provide "at-source" erosion control, and sedimentation control during construction.

Given that the land area drains in several directions, the following drainage areas were addressed:

Drainage to Westmount Storm Sewer System

The post-development stonnwater runoff from the northeast corner of the site will drain to the existing

ston’n sewer system on Kerrigan Court. Additional conveyance is available for the Ken’igan Court Storm

sewer to acconunodate stonnwater runoff. Given that there is no Stonnwater management facility

downstream o fKelxigan Court, awetland is proposed to the west of the South West Optimist Park for

water quality treatment mad flood control.

Drainage of External Lands to the North of Southdale Road

The post development rtmoff from the external drainage area located to the north of the North Talbot

P lamming Area will be intercepted at Southdale Road by a storm sewer flowing towards the downstream

stonnwater management treatment facilities located at the southwest comer of the area.

Remainder of North Talbot Planning Area

The maj or stormwater management facilities are located within the south west corner of the subject site.

In general, the intent is to expand the existing wetland features and create an attractive co~vanunity focus.

The extended detention facilityis proposed toprovide erosion control, water quafityprotection and quaz}tity

control of the post-development stormwater run-of£ A sediment forebayis proposed to trap large particles

and enhance quality treatment of the post development stomawater nmo ff. The detention facifityis intended

to serve as a natural expansion ofthe existing locally significatat wetlands. The Storm Water Management

concept is intended to help sustain the existing wetland conmaunities and create a keyco~mnu~fity focus.

P~]or to the release of the final draft plan approvals all 6parian issues related t0the receiving watercourses,

such as conveyance capacity and the expected increase in the frequency of low flows from the post-

Nlorlh Talbot Colnmurtity Plan Page 13

development store1 water runoff, are to be addressed to the satisfaction of the City of London and

consistent with the approved Storm Water Management Plan. The developer is to undertal~e a re-

designation of the watercourses receiving the controlled post-devdopment stoma water runofffi’om the

NorthTalbot Area to the Ontario Water Resources Act, including piped and open channd systems. This

re-designation will permit unrestricted access bythe City Works Department for regular inspections,

maintenatme or low flow monitoring.

2.5 Archaeological/Built Heritage Resources Study

The archaeological study focused on identifying significant or potentially significant archeological sites

marked by the ruins of former buildings or as scatters of historic artifacts.

Previous surveys have found two signifidant sites: the"Dale" site in the south-east pat~ of the plantfing area,and the"Farnham" site on tim Southwest Optimist Park property. Both were found to contain prehistoriccabin sites. The Optimist Park site was fully excavated prior to the development of the park. Based onfield work by the London Musemn of_Archaeology, four additional sites were found to be potentially

significant: the "Rabbit" site, located on the north side of Southdale Road west of Soutiawest Optimist Parkmay be aprelfistoric cabin site; a site on the south side of Southdale Road in tlae north Central part of theblock (prehistoric scatter) and two artifact sites in thewoodlot north ofthe "Dale" site. These sites willrequire further investigation to detemfine their precise nature and long term preservation and/or mitigation2’

This would occur at the site plan or plan of subdivision stage of the development process.

3.0 Land Use Plan -

Theptapose of the Land Use Pla~ming Studyis to reconcile the information arid findings of the component

studies ha order to allocate lands appropriately within the North Talbot Platming Area. The Area Plata will

be used to assist ha the hnplementation and refinement of the Official Plan and will serve as flae basis for an

Official Plata Amendment to assign specific land use designatious. The Land Use Planning Study allows for

tlae analysis and conceptual planning of the North Talbot Connnunity Area at a level of detail which is

greater than that of the Official Plan. In preparing the Land Use Plan, the findings atad recormnendation of

all component studies are evaluated agahast each other in order to produce a balanced land use plan which

will guide the orderly and efficient use of land within the North Talbot Planning Area.

The Goals and Objectives adopted by Council as part of the Terms of Reference for the North Talbot Area

Plan, have provided general guidance in the preparation of the Land Use Plan. The main fllrust of the Goals

and Objectives is toward the creation of a livable and desirable conwnm~ty and is expressed in the overall

Goal:

To create a livable community which enhances the physi~al, social, environmental

- and econonffc well-being of those who live and work in the neighbourhood.

North Talbot Commtmity Plan Page 14

R

F

F

LAND USEPLAN

LEGEND

The overall Goal adopted by Council, and by this study, implies a weighting in favour ofcommmfity

elements and planning approaches which help create a good living enviromnent comprised of well-

functioning neighbourhoods.

The Community Vision for the North Talbot Area Plan is to produce a healthy, functional and pleasing

commtmity envirornnent fl~at reflects the qualities of life associated with the establisl!ed traditional residential

neighbourhoods of London. Through the process of many consultations with the public there has been a

strong endorsement of the "plamfing and urban design objectives" of the Comrnunity Vision.

ha keeping with the Community Vision and the hffonnation generated by the B ackgrotmd Studies, the Area

Plan reflects a number of key themes as described below. The distribution of land use components is fotmd

in Appendix 2 of this report.

3.1 Distinct Community Areas

The areas north and south of Southdale Road have distinctively different characteristics, constraints and

opportunities.

The plmming for the area north of Southdale Road recog~fizes the existing Weslmotmt and Southeast Byron

comtnunities and their plam~ed extensions. The north area is a logical extension and completion of these

commtmities. The Area Plan emphasizes this continuity and seeks to complement existing development mad

to address issues, such as traffic, in a mariner that is sensitive to the needs of the existing commtmities as

well as the needs of the future residents.

The area south of Southdale Road is platmed as a new commtufity, intemallyintegrated, with its own local

support facilities aud services. This area has fewer external constraints, mad so provides greater scope for

innovation ifi urban design. South of Southdale Road, the Plan is premised on the use of alternative

development standards and a comprehensive approach to urban design to help achieve the Conmmnity

Vision. The alternative standards include narrower road allowances, larger porches located closer to the

sidewalk/street, alternative garage treatments, and different approaches to the provision ofparldand. These

issues are discussed further in the Area Plan Report.

3.2 Com~nunity Focal Points

The AreaPlan creates two focal points - each centered on a"village green" and combined with institutional

aud mixed use areas. The westerly community focus also includes a large natural open space component.

The two focal points are joined together by a central "Co~mnunity avenue" to be designed as a strongvisual, physical and functional link for pedestrians, cyclists, transit and drivers.

North Talbot Community Plan Page

3.3 Low Density Residential (North of Southdale Road)

Low DensityResidential land uses are located in the area north of Southdale Road. They abut all existing

and plmmed low density uses in the Weshnount area. Uses will likely be dominated by single detached

dwellings as a compatible continuation of the land use pattern to the north.

3.4 Medium Density Residential (North of Southdale Road)

Medimn density land uses are located along the north side of Southdale Road and at the northeast comer

of Southdale Road and Colonel Talbot Road. The arterial intersection represents a more intensive node

of activity and development. The lands along Southdale continue a pattern of medium density use which

characterizes the north side of Southdale Road to the east. These locations offer opportunities for

divelsifying the housing mix in a location removed fiom existing dwellings and close to the arterial mad trausit

corridor. Residential uses are expected to be prinaarilytownhouse dwellings and various folxns of cluster

dwellings.

3.5 Low Density Residential (South of Southdale Road)

This category applies to all of the residentially designated lands inNorth Talbot south of Southdale Road.

It is intended to promote a compatible mix of single detached, semi-detached, and street townhouse

dwellings in integrated streetscapes. It may also include small groupings of other low-profile multiple

dwellings adjacent to the Mixed Use areas at the community focal points, and other residential uses such

as small-scale nursing homes.

The Official Plan Amenchnent contains a special policy to allow the lnix of dwelling types.

3.6 Mixed Use Area (South of Southdale Road)

MixedUse Areas are located at the two Conununity focal points. They are intended to provide for single

and multiple dwellings and a range of local-serving commercial mid office uses within buildings designed

to be compatible with sun’ounding residential areas. It is expected that many of the buildings will be built

initially as residences but designed to be compatible with surrounding residential areas. It is expected that

many of the buildings will be built initially as residences but designed to be converted in future to

commercial use. The Official Plan Amendment contains a policy addressing the mixed use area.

3.7 Schools

The school land use category is comprised prinmrily of sites for the two elementary schools required to

serve the North Talbot Conmaunity. Both are located as potential school park campuses near the two focal

points of the proposed community.


3.8 Community Shopping Area

This category provides for connnunity-level shopping facilities to serve North Talbot and parts ofWestmount and Byron. The location at the southeast comer of Southdale Road mad Colonel Talbot Road

has the best accessibilityto the market. It can acconmaodate a development of approximately 13,000 mz

(145,000 sq.ft.)gross floor area. Based on recent reviews of planned commercial land supply in the City

o fLondon, average ratios of similarly sized cities, and existing ratios within the City’s neighbourhoods,

conunercial space is generally provided at a rate which ranges between 25 and 40 square feet per person.

This range is based on a number of retail assumptions. In a recent studyprepared by the Planning Division,

an assumption of 40 sq. ft. per person evaluated commercial lands including the Downtown, Regional

Shopping Areas (including Westmotuat Mall) and Restricted Service CommercialAueas. At the other range

of the scale a common cormnercial ratio relating to daily, weekly atld bi-weeklyretail trips is 25 sq. ft. per

capita. This ratio more closely represents the commercial land uses platmed for the North Talbot Pl~uming

area. Applying the proj ectedpopulation upper limit of 12,000 people, the total anmunt of commercial

space could approximate 300,000 square feet. Assuming a coverage of 25%, the required land base

would be 11.ha.. Given the location of a Regional Mall (Westmount Mall) witl~n a short driving distance,

a 5.4 ha block ofco~mnercial land at the corner of Southdale Road and Colonel Talbot Road is considered

to be sufficient and appropriate. This area is capable of accomlnodating approximately 13,500 mz

(145,000 sq. ft.) of conmaercial development at a 25% coverage.

3.9 Parkland

This category flacludes active parkland, natural areas, stormwater management areas, and large parts of

the recreational trail system. Parks include areas for fonna! and informal children’ s play, smaller parks

servhag local neighbourhoods, and conmaunity commous or "village greens".

Based on the anticipated population and location of existing parks in adjacent areas, there are three

neighbourhood p arks planned at appropriate locations. All the neighbourhood parks are at least 2 ha (5ac.) in size. One park is located to serve the area north of Southdale Road. The location of this park

recogt~izes the need for recreation services in the west half of this area given the location of the South West

Optimist Park. _As part of any development of the lm~ds adjacent to the South West Optimist Park,

consideration should be given to a minor addition to the park to provide for a playground area to

accompany the existing sports fields used for oaganized sports activities. The specific location of this small

park addition is not shown on the land use plan. The final location will be determined through the

subdivision and zoning approval process for the adjacent lands. The park should be located along the

western boundary of the South West Optimist Park. The other two neighbourhood parks are located to

serve the population south of Southdale Road. Both parks are located near the conmaunity focal points.

A nmnber of smaller neighbourhood parks or parkettes are proposed for the lands south of Southdale

Road. Two of these parks are shown in their general location where collector roads meet to form T

intersections. One is shown near the outskirts of the Storm Water Management system. The remainder

are presented as two village green areas which will form the focal points in the conwnunity.


3.10 New Urbanism Vision

The vision for the North Talbot Conmlmfity is to produce a healthy, functional and pleasing colmllunity

enviro!lment that reflects the qualifies of life associated with the established traditional residential

neighbourlaoods of London. This Vision is based on the new urbanism philosophy of land use platming.

Over the past decade, file development of suburban residential neighbourhoods in North America has been

greatly hlfluenced bythe traditional town designs of the mid 1900’s. Portions of the co~mnunity will reflect

new urbanism or neo-tradifional urban design principles. New urbanism is a movementin city planning

which focuses on the following community dehign principles:

neighbourhoods with identifiable centres and edges

modified grid pattern of Streets

mixed use areas (retail/residential)housing types are mixed and in close proximity to one another

nm-rower streets and rear laneways to discourage heavy or fast moving traffic

special attention paid to neighbourhood and building design.

All of the above principles play a key role in the design ofneo-traditional subdivisions. Although the

Official Plata allows for the consideration of development proposals that use ilmovative design tenures and

servicing st andatds as a means ofhnproving land use efficiency and providing affordable housing, there are

several issues that must be resolved to foster the development ofneo-traditional neighbourhoods.

3.10.1 Alternative Development Standards

Most neo-traditional neighbourhoods incorporate several forms of alternative development standards. Oneof the keystandards is road allowance widths. In order to bring homes closer together across tile street

and to reduce or slow down local traffic, most neo-traditional neighbom’hoods contain reduced road

widths. Accompanying zoning regulations often contahl reduced front yard yard setbacks and provisions

for front yard porches witlli.u the front yard area. Many rico-traditional developments also include rear lanes

to remove the garages from the front facades of the streetscape.

There are several key issues related to alternative standards including placement and maintenance of

utilities, maintenance of rear lanes and paved road widths. A sub-connnittee of the Utilities Coordinating

Committee has been formed to review the issue of alternative development standards. There has been a

concern raised by local utility providers on the future costs and maintenance o futilities when alterative

standards are implemented. At this stage of the planning process, it is difficult to determine revised

standards without specific hfformation normally detemlhled at the subdivision stage of planning. A financial

analysis will be required to deteniline the hnpaet on the municipality of implementing alternative

development standards. SeveralmtmicipaIities have undertaken similar studies, suchas cost benefit

analysis, when approached for alternative levels of services. The terms of reference for this studywill be

North Talbot Commmfity Plan Page 19

determined by the City’s t’larming and De~,elopment and Environmental 8 ervices Departments. For the

ptu-pose of the North Talbot Conmatufity Plan, it is recormnended that Cotmcil endorse consideration of

alternative development standards in principle and that Civic Administration continue to discuss the

teclmical aspects of implementing these standards.

3.10.2 Neighbourhood Design Guidelines

Akey aspect ofnew urbanism is the aesthetic character of the neighbourhood. Special attention is paid

¯ to residential facades, community identity features or focal points, and gateway features to create a"sense

of place" within theconamunity. With mixed residential uses and reduced setbacks, the need for design

guidelines is of utmost importance to create livable conummities. These design guidelines should address

the following issues:

building forms mad massing

treatment of residential facades (fiont entries, porches, roofs, treatment of garages, and

other special conditions such as corner lot architecture)

laneways and rear garage features

community edges and gateway features

street architecture and landscaping

conmaunity focal points and main avenues

commercial/residential mixed use areas

open space system (trails, parks, parkettes).

Alternative development standards and revised zoning regulations must be addressed as a package with

detailed design guidelines to ensure that development standards are implemented in a way which promotes

livable communities. The design guidelines will be implemented as a condition of&aft plan approval.

3.10.3 Parkettes

The issue ofparkettes has been introduced into many new urbanism communities in Ontario. These

parkettes are development to meet the needs of families with small children and the elderlypopulafion.

Parkettes are the smallest fo~tn of parks nomaallylocated on local streets in residential subdivisions. They

normally contain a few seating benches and some playground equipment.

Although parkettes are recognized as a complementary form o fproviding active play space for smaller

children mad seating areas, they are not considered to be an alternative to larger neighbourhood parkswhich are designed to meet the active play requirements of neighbourhood children.

Parkettes could be considered as part of the 5% parkland dedicationifthe following conditions are met:

¯ demonstration that active parkland needs are met by the neighbourhood parks and commitment by the

North Talbot Connntmitv Plan Page 20

developer to provide playground equipment and any other park furniture at no cost to the City. Where

possible parkettes should be located along a trail system leading to a higher order of park space in file open

space system.

4.0 Transportation Plan

A study of the major boundary and access roads and existing traffic patterns provides the fi’amework for

the transportation plan for the North Talbot Plamfing Area. The study area is bounded by the following

roadways:

Southdale Road major east/west arterial

two traveled lanes

traffic signals at Colonel Talbot and Bostwick Rd.

Colonel Talbot Road

Pack Road

north/south at-terial

forms westeru boundary of area

two traveled lanes

traffic signals at Southdale Road

- east/west arterial

- forms southern boundary

¯ - two traveled lanes

- rural cross-section (packed gravel)

¯ Bostwick Road - north/south arterial

- easterly boundary

- two traveled lanes- signalized at Southdale Road

4.1 Road Network

The prefen’ed land use concept is based on a modified grid pattern which addresses potential "cut through"

traffic and neo-tradifional planning approaches to transportation planning. The road network is based on

a number ofcoustraflats and opportunities. The primary constraints in developing the internal road system

are: the existing arterial and collector road alignment, existing mad planned intersections, intersection

spacing, the storm water m,anagement system and existhag topography.

The transportation plan is based on a modified grid system wlfich links the two proposed nfix use areas

or focal points and provides indirect comaections to surrounding arterial roads. A larger number Of

connections to the arterial road network are plamaed given the new urbanism approach of grid streets.

Many of these coxmectionswill be local streets. The secondary collector comaections are shown on

Norfla Talbot Cormnunity Plan Page 21

Schedule "C" of the Official Plan Amendment.

In designing the internal road network, special attention was given to potential "cut through" t-raffle routes.

Future development south and west of the North Talbot Planning Area may result in increasing congestion

on the existing arterial roads and some people may try to "short cut" through the neighbourhood to avoid

arterial road intersections: The internal road system was designed to make short cutting difficult. Parkettes

are planned to be located where local and/or secondary collector roads meet to create a "round-about"

wlffch has the potential of slowing down traffic. There are no "loop streets" wlffch surround major arterial

intersections. These loops often are used as shortcuts to avoid arterial road intersections.

Concerns were raised during the initial stages of this Area Plan related to the potential for traffic from the

North Talbot c’o~mnunity cutting through the Westmount residential areas to access Viscount Road. As

a result of these concerns, a separate traffic calming study was initiated by the City’s Environnaental

Services Department. The study has been Completed and is currently being reviewed by the

neighbourhood association. The purpose of the study was to review traffic calming measures and not to

determine the best transportation network for the North Talbot Area.

A key issue related to the Westxnount neighbourhood is the connection of Cranbrook Road to Southdale

Road. Three intersection scenarios were assessed to determine which would have the least impact on the

Westmount Conununity. The following three scenarios were assessed:

¯ no intersection with Southdale Road,¯ an intersection restricted to rights in/out only,

o a full movement intersection with Southdale Road.

During the neighbourhood transportation meeting, some of the residents in Westmount suggested not

extending Cranbrook Road to Southdale Road. For the following planning reasons, this colmection is

essential: social interaction between communities north and south of Southdale Road, multiple access points

to existing Westmount conanunity, access to cormnunity facilities including schools, emergency access and

access to arterial roads. Tiffs connection also takes into consideration other planned and developing lands

within the existing Westmount area. The trip distribution and trip assigmnent for the various development

forecasts, indicates that offlae flaree intersection scenarios, a full movement intersection at Cranbrook Road

and Southdale Road provides the most accessibility for the Westmount residents with the least impact on

the Westmount Community.

4.2 Transit

The London Transit Commission (!_,TC) has indicated general support for the allocation of land uses and

roads with regard to the provision of future transit services. The LTC has indicated two transit routes to

service the North Talbot Plaxming Area. The route through the centre of the community will be a

North Talbot Conmaunity Plan

community based service to Westmount Shopping Centre. A second cormnunity based service operating

on Southdale Road between B3n’on and Westmount Shopping Centre will serve the north end of the

development.(refer to Appendix 3) The LTC will molfit0r development applications in the North Talbot

Pla~ming area and will refine tr~msit services and facilities once sufficient development has occtu’red to

provide cost effective service. Some concern was raised about the road designs proposed in the two

mixed use areas. The concept envisions two focal points designed as a square with roads on al! fotu" sides

ofapark area. At the plan of subdivision stage of development, attention will be given to accommodating

bus turning movements in these two areas.

4.3 Trail System

The wetland, stoma water management system and retained woodlot areas are features which could

potentially serve as a community open space focus. The planned trail system recognizes this fact and usesthese features as both destination points for passive recreation and linkages in the pedestrian network. The

trail system takes into consideration recreational nodes to lhe north such as the South West Optimist Park

and proposed open space linkages with surrounding undeveloped lands. Provision is als0 made for future

lh~age to the Dingman Creek open space system. The specific location of the trail system will be refined

during the plan of subdivision stage of development.

5,0 " Development Phasing

This study exmnines the phasing of development within the North Talbot Plan.

Phasing is affected by several factors including the availability and logical sequenchag ofmtmicipal services,

thning ofkeycommtmity facilities, preparedness of landowners for development, and constraints imposed

because of site-specific conditions.

The lmadowners who are furthest advanced in terms of preparedness for development are Siflon Propertiesin the north and Speyside East/Tribute Homes in the south. There are holdings in areas which would also

be in the first phase for servicing purposes.

It is desirable that certain key conununity facilities mad other community support uses be developed in thefirst stages of construction in order that new residents have access to amenities and services. It is also

beneficial to construct certain of the feattu’es which will help define the conuntmity. Therefore, the westerly

commtmity focus, inwhole or in part, should be included, subject to servicing constraints, ha the first phase

of development.

The development phasing is divided into two areas:

North Talbot Conununity Plan

5.1 Phases South of Southdale Road

This Phase havolves the construction of interim sanitary servicing facilities and stonnwater management

facilities. This phase will provide servicing to enable development of the Westerly community focus,

including the "village green", mixed use areas, one school and other institutional uses. It will facilitate

construction of the key secondary collector roads and will extend services to the Commtmity Shopping

Area at th~ southwest comer of Southdale Road and Colonel Talbot Road.

The second phase commencing about Year 5 is in two parts. The first commences servicing and

development o fthe lands south of the major commtmity park/open space area and extending to Pack Road.

The second part, extends residential development north to Southdale Road.

The third phase commencing about Year 8 extends development easterly to Bostwick Road. It is

dependent upon the trunk sanitary services constructed in the second phase. The third phase includes theeasterly commmfity focus with "village gqeen", mixed use areas and another school site.

5.2 Phases North of Southdale Road

The first phase commencing in Year 1 involves the lands that can be serviced tlu’ough the Westmount

sanitary sewerage system, with the exception of the existing apple and storage operation on Southdale

Road. This phase will likely COlmnence at thesoutherly limit of Cranbrook Road then extend to the east

and west. This will provide for early completion o fdevelopment adj acent to existing development to the

north.

6.0 Financial Impact Study

The purpose ofthe Financial Impact Studyis to ensure that municipal financing requh’ements will not have

a negative impact on the financial health of the community.

By the end of"build-out" of the North Talbot area, development charges from the development will have

contributed a total of approximately $12.2 M against claims of$10.2, with a surplus of approximately $2.0

M to the Urban Works Reserve Fund. It should be noted that this includes allocation of 100% of the

Lanabeth #1 Trtmk Sewer costs fi’om Main Street in Lambeth to Pack Road to the Urban Works Reserve

Fund.

From a City Services Reserve Ftmd perspective, it is anticipated that development witlfin the North Talbot

Aaea will contribute a total o f$18.7M towards growth related infrastructure costs with claims estimated

to be approximately $13.8 M for a net stu-plus of $ 4.9M. Claims include approximately $5.6 M for

sewage treatment related costs and $ 2.0 M towards water works related costs.

North Talbot Community Plma Page 24

7.0 Implementation

The Official Plan Schedules and associated text are intended to provide direction for the long term

development of lands in the North Talbot Community. The lands within the urban growth boundary are

recommended for an amendment to the Official Plan to change from the Urban Reserve Community

Growth mad Enviromnent Review designations to other Residential, Commercial and Open Space

designations Milch support new development. Separate Official Plan Amendments are reconunended for

the areas north and south of Southdale Road given the different locational characteristics of the two areas.

These changes are supported by this Area Plan.

Plans of subdivision are intended to create new building lots, establish roads, and set aside lands for public

uses such as parks, schools and storm water management facilities. These plans maybe submitted after the

Official Plan amendments have been approved. For the area south of Southdale Road, design guidelines

will be required addressing alternative development standards and accompanying zoning amendments.These guidelines will be considered at the plan of subdivision stage of development. There is a public

cousultation process associated with the plans o fsubdivision including notices and public meetings. The City

of London will carryout the circulation of the plan to the required agencies and departments. The City of

London gives final approval to subdivision plans.

Zoning ameaadment applications are made concurrently with plans of subdivision to implement the proposed

range of land uses mad lot sizes. The zoning amenchnents will incorporate the develophag area into the City’s

comprehensive By-law Z.-1. Public notice and meethags will be provided as the applicatious for subdivision

and ZOlfing are processed.

The CityofLondon requh’es site plan approval for all developlnents ofconmaercial, institutional and multi-

family dwellings with more than three units, including projects such as townhouses and apartment buildings.

Tlfis approval is intended to consider the siting of buildings, parldng, landscaping and on site servicing to

ensure the site functions and integrates with the sunounding streets and buildings. The approval process

is administrative and no public notice or public meetings are held with respect to these approvals.

8.0 Conclusion

A significant anaount oftinae, effort, and expense has been put forth on the North Talbot Area PlanningProcessbytheconsultant team, land owner group, CityPla~mingand EngineeNag Staff, and flae interested

members of the public. The background reports prepared by the land owners’ consultants have provided

the City with the reference material necessary to guide the future development of the North Talbot

Community.

The end product of tiffs program is the North Talbot Area Plan and associated Official Plan Amendments.

It was prepared as a developer-led process under the Council approved guidelines and represents a co-

operative effort of all of those concerned. The adoption of the Area Plan by City Council will provide a

North Talbot Conununity Plan Pals~ 25

guideline doctunent to assist in the review of subdivision and development applications, for the planning of

public facilities, and as the basis for Zo~lg By-law amendments within the No~lh Talbot Community.

I:~IMPLEMEN~TALBOTCOM’ff’mal report for dec 13.ok.wpd

North Talbot Community Plan

Appendix 1


LAND OWNERSHIP AND LAND AREAS IN THENORTH TALBOT COMMUNITY PLAN AREA

A. South of Southdale Road

NAME ROLL # AREAHectares(Acres)

Speyside East Corporation 8-070-027-00 89.55(221.24)

John Allan McLauchlan 8-07.0-028-00 0.34Bessie Isobel McLauchlan (0.83)

John Liabotis 8-070-029-00 7.93(19.59)

Gus Liabotis

Sam Hassan Soufan 8-070-030-00 4.50Mahmoud Soufan (11.13)Adib Soufan

Branko Simunac 8-070-031-00 3.81(9.42)

Kata Simunac

Joseph Konig 8-070-030-02 3.96(9.78)

Norman Robert Dale 8-050-203-00 1.00(2.47)

Topping Family Farm Inc. 8-050-203-01 39.5(97.50)

c/o Glen A TopPing

Ronald William Topping 8-05O-204-0O 39.6(97.75)

Glen Arrand Topping

SUBTOTAL 9 190.2 (470)

North of Southdale Road

Versteegh Bros. Limited 8-070-032-00 10.94,.(27.05) .,

Gysbertus H. Versteegh 8-070-032-01 0.33(0.81)

Martina Maria Versteegh /

Theodorus H. Versteegh.Jr. 8-070-032-02 0.30Johanna Maria Versteegh (0.73)

Southdale Storage Limited 8-070-032-03 0.93(2.29)

Kenneth Raymond Nixon 8-070-033-00 2.04Barry Douglas Nixon (5.04)

Pilias Angela 8-070-033-01 1.96Georgia Gougoulias (4,85)

Kenneth Raymond Nixon 8-070-033-02 1.96Anita Lou se Nixon (4.85)

Johannes Cornelius Schalk 8-070-034-00 7.78Antonia Maria Sohalk (19.24)

Helen Catharine Green 8-070-036-00 1.39(3.44)

Barry Nelligan (Trustee) 8-070-O35-00 4.08(!0.08) ’

Siffon Properties Limited 8-050-205-00 6.22(15.36) .......

Robert George Luton 8-050-206-00 5.76,(14.23) ....

City of London 8-050-207-0O 6.19(15.30) "

SUBTOTAL 13 49.89(123.27)

TOTAL 22 240.09 (593.27)

Appendix 2


LAND USE COMPONENTS

North of Southdale:

Subtotal:

South of Southdale:

Subtotal:Total:

Low Density ResidentialMedium Density ResidentialPark (Active) (2.5 plus 6.2 existing)

Low Density ResidentialMixed Use AreaCommunity Shopping Area

Park (Active)Open Space (incl. Passive Parkland)School/InstitutionalUnattributed Road Allowance

Gross Area30.2 ha10.1 ha8.7 ha

49.0 ha

142.9 ha3,2 ha5.4 ha

8.8 ha22.2 ha

6.4 ha1.1 ha

190.0 ha239.0 ha

(74.6 ac)(24.9 ac)(21.5 ac)

(121.0 ac)

(353.1 ac)(7.9 ac)

(13.4 ac)

(21.7 ac)(54.9 ac)(15.8 ac)(2.7 ac)

(469.5 ac)(590.5 ac)

ROAD

LEGEND

ROAD CLASSIFICATION

EXPRESSWAY

ARTERIAL

PRIMARY COLLECTOR

SECONDARY COLLECTOR

FREEWAYS

PROPOSED ROAD CORRIDOR

PROPOSED EXPRE~ISWAY

PROPOSED ARTERIAL

PROPOSED PRIMARY COLLECTOR


PROPOSED FREEWAYS

POSSIBLE TRANSIT ROUTINGS

THIS IS AN EXTRACT FROM AMENDMENT NO. 88 SCHEDULE C, OF THEOFFICIAL PLAN WlTHADDED NOTATION~



CORRIDORS

FILE NO.

MAP PREPARED:

December 08, 1999

III ’1000 1500 m

The Corporation of {he City of London-Corporate Services Department

JEFF MALPASSDeputy City Manager

December 21, 1999

V. A. Cot6Commissioner Of Plamaing and Development

Ct’I’Y OF LONDON

FORFOR REPORTFLEB.F.. .OTHER~~~

I hereby certify that the Municipal Council, at its session lleld on December 20, 1999 resolved:

10. That, on the recommendation of the Commissioner of Planning and Development,the fo!lowing actions be taken based on.the Official Plan review initiated by the City of Londonrelating to lands bounded by the former City boundary to the north, Bostwick Road to tile east, PackRoad to the south and Colonel Talbot Road to the west:

(a) a by-law BE INTRODUCED at the Municipal Council meeting on January 17, 2000 toamend the Official Plan, as anaended by Official Plan Amendment No. 88, in accordancewith the attached anaendment to change the designation of the subject lands on Schedule "A"Land Use, from the Urban Reserve - Community Growth and Environmental Reviewdesignations to the Low Density Residential, Multi-Family Medium Density Residential,Open Space and Community Shopping Area designations, it being noted that given thelocational differences of the lands to the north and south of Southdale Road, separateOfficial Plan Amendments have been prepared;

(b)

(c)

(d)

a by-law BE INTRODUCED at the Municipal Council meeting on January 17, 2000 toamend the Official Plan in accordancewith the attached amendment to add a SpecialResidential Policy to Section 3.5 - Policies for Special Residential Areas, to address thefollowing issues: alternative development standards, housing mix, and canopy retention;

a by-law BE INTRODUCED at the Munic.ipal Council meeting on January 17, 2000 toamend Schedule "B" Flood Plain and Enviromnental Features of the Official Plan inaccordance with the attached amendment to add areas of Class 4-7 Wetland;

a by-law BE INTRODUCED at the Municipal Council meeting on January 17, 2000 toamend Section "C" Transportation Corridors of the Official Plan in accordance with theattached amendment to add a collector road system to serve the North Talbot CommunityPlanning Area; and

(e) the attached North Talbot Area Plan BE ADOPTED pursuant to Section 19.2.1. of¯ theOfficial Plan, as a guideline document for the review of development applications, theplanning of public facilities and services, and as the basis for amendments to tile OfficialPlan and Zoning By-law within the North Talbot Community; it being noted that alternativedevelopment standards and design guidelines to provide for the implementation of the AreaPlan as envisaged will be further considered including a cost/benefit analysis of thealternative standards and will be Submitted to tile Municipal Council for review and approvalprior to their application through any zoning amendment or draft plan of subdivisionapproval;

Office: (519) 661-6400 ¯ Fax: (519) 661-4892300 Dufferin Avenue ¯ Room 308 ¯ PO Box 5035 ¯ London ON N6A 4L9

www.city.london.on.ca

-2-

those po~ions of the North Talbot Area Plan that relate to transportation, in particular trafficnetwork patterns and design BE REFERRED to the Civic Administration for considerationin conjunction with the Westmount Area Traffic Cahning Study;

it being pointed out that at the public Participation meeting associated with this matter, the followingindividuals made an oral submission in comaection therewith:

Richard Zelinka, Zelinka, Priamo Inc., and Michael Hannay, on behalf of the landownergroup - expressing support for the proposed community plan;Lucy Stocco, Tribute Homes - expressing support .for the proposed community plan;Ken Baldwin, 718 Cranbrook Road - expressing opposition to the proposed extension andconnection of Cranbrook Road to Southdale Road;Paul Van Meerbergen, 968 Farnham Road, on behalf the Public Advisory Comnfittee to theWestmount Area Traffic Calming Study - expressing support for the proposed extensionand connection of Cranbrook Road to Southdale Road and suggesting that modifieddirectional closure deltas should be used to restrict access to Cranbrook Road and FamharnRoad from the North Talbot Area;Neville Lefcoe, 103 Birchmount Street- expressing concerns that the proposed developmentwill compound existing traffic.problems inthe Westmount area; andJomme Paskaruk, 964 Farnham Road - expressing support for the proposed extension andcolmection of Cranbrook Road to Southdale Road. (59.1.1.) (10/30/PC)

~~-~ R. J. Tolmie

Deputy City Clerk/hal

attach.

Richard Zelinka, Zelinka Priamo Inc., 206 - 1240 Commissioners Road West, N6K 1 C7Lucy Stocco, Tribute Homes, 650 Hwy 7, Thornhill, L4J 1 W2Ken Baldwin, 718 Cranbrook Road, N6K 1W9Paul Van Meerbergen, 968 Farnham Road, N6K I S 1Neville Lefcoe, 103 Birchmount Street, N6K 4K5Joanne Paskaruk, 964 Fart~am Road, N6K 1S 1Alan R. Patton, 1512 - 140 Fullarton Sta’eet, N6A 5P2Larry Comics, 759 Barclay Road, N6K 1K4Jolm Westeinde, W-3 Lambeth Farms Inc., c/o 17 Fitzgerald Road, Suite 200, Nepean,

K2H 9G1J. W. Jardine, Connnissioner of Enviromnental Sea-vices & City Engineer~ Room 1006H. G. Howlett, Commissioner of Community Services, Room 307, Market TowerB. Watts, General Manager, London HydroR. Cerminara, Director of Building Controls, Room 706R._ ... :. ¯ ~:...-....S- Petrie, Division Head - Transportation, Room 8030!’ ~iN~E:i~Se. nior Planner, Room 609C. Geraghty, Documentation Clerk*

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