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PLANNING JUSTIFICATION REPORT

West 5 Retirement Living Buildings

June 2018

Submitted by Sifton Properties Limited

In association with Cornerstone Architecture

SIFTON PROPERTIES LIMITED

WEST 5 RETIREMENT LIVING BUILDINGS PLANNING JUSTIFICATION REPORT

TABLE OF CONTENTS

1.0 INTRODUCTION .......................................................................................................................... 1

2.0 Summary of Proposal ..................................................................................................................... 1

2.1 Official Plan .................................................................................................................................................... 1

2.2 Zoning By-law ................................................................................................................................................. 2

2.3 London Plan .................................................................................................................................................... 3

3.0 Design and Land USe Rationale .................................................................................................... 4

3.1 Background .................................................................................................................................................... 4

3.2 Site Context .................................................................................................................................................... 4

3.3 Concept Plans ................................................................................................................................................. 6

3.4 Parking Requirements ..................................................................................................................................... 9

4.0 Existing Services and Infrastructure .......................................................................................... 11

4.1 Storm Drainage and Stormwater management ............................................................................................. 11

4.2 Sanitary Servicing ......................................................................................................................................... 11

5.3 Water Service ................................................................................................................................................ 11

5.0 Financial Considerations ............................................................................................................. 11

6.0 Planning Justification................................................................................................................... 12

6.1 Provincial Policy Statement .......................................................................................................................... 12

6.2 Official Plan .................................................................................................................................................. 16

6.3 The London Plan ........................................................................................................................................... 21

7.0 Other Information ........................................................................................................................ 21

8.0 Summary ....................................................................................................................................... 21

8.0 BIBLIOGRAPHY AND ATTACHMENTS ............................................................................... 22

Appendix A – Proposed Zoning .............................................................................................................................. 23

Appendix B – West 5 Master Plan Concept ............................................................................................................ 24

Appendix C – Site Plan Concept and Elevations .................................................................................................... 25



PAGE 1 OF 26 JUNE 2018

1.0 INTRODUCTION

This Planning Justification Report is submitted by Sifton Properties for a proposed Zoning By-law Amendment (ZBA) application for a portion of Sifton’s West 5 development, on the southwest corner of Shore Road and Riverbend Road. The property is legally described as Part of Lot 50, Concession B in the Geographic Township of Westminster. The site is located within Block 1 of Plan 33M-743. The development parcel for the retirement / seniors’ apartment is approximately 0.81 hectares in size (2.0 acres), with the overall block being 1.45 ha. No municipal address is assigned to the property as of yet. Lot frontage for the site, assumed to be on Riverbend Road based on zoning definitions, is 56.9 metres (186.7 ft.). Access to the site will be from Shore Road.

The proposed ZBA would add a Special Provision to the R7 zoning for the site to permit increased height and density, and reduced parking, lot coverage, and front and exterior yard setbacks, specifically for a seniors’ apartment and retirement home. Removal of the R5, R7 and R8 zones from the remainder of the parcel is also proposed, to ensure that the overall density of this portion of the site is in general accordance with the original intentions for this block.

The key contacts for this application are Maureen Zunti (519-434-1000, ext. 3238) or Rick Gooyers (519-434-1000, ext. 3270) of Sifton Properties Limited.

2.0 SUMMARY OF PROPOSAL

2.1 OFFICIAL PLAN

The property is currently designated as Multi-Family, Medium Density Residential on Schedule A of the Official Plan. Specific Area policies are in place in Section 10.1.3 of the Official Plan for the West 5 lands, which permit a wide range of medium and high density residential, commercial, office, mixed use and public space uses for the West 5 community. Included in these provisions is a policy that states the overall residential density of the entire West 5 area will not exceed an approximate density of 65 units per hectare, or a total of 2,000 residential units, with the net density within the Mixed Use area not to exceed an overall density of 100 units per hectare in buildings ranging from 2 to 12 storeys.

Figure 1 - Key Map




Based on site plans that have already been approved or are currently in progress, combined with the subject ZBA application, the overall residential density to date can be calculated as follows. This indicates that the proposed zoning amendment will be in compliance with the Official Plan policies for West 5.

Phase of West 5 Area (ha) Number of Units

Mixed use / office buildings (2 buildings complete, 1 under construction)

1.37 0

Phase 1 townhouses (near completion) 2.23 87

Phase 2 townhouses (nearing site plan approval) 2.0 72

10 storey apartment (under construction) 1.16 116

Retirement Residence (subject application) 0.81 41 (based on 3:1 factor)

Seniors apartment (subject application) 98

TOTAL 7.57 414

OVERALL DENSITY 54.7 units/hectare

Adjacent land use designations are:

North – Multi-Family, Medium Density Residential

West – Multi-Family, Medium Density Residential

South – Community Commercial Node

East – Multi-Family, Medium Density Residential There are no features identified for this site on Schedule B of the Official Plan. Schedule C identifies Shore Road as a Secondary Collector and Riverbend Road as a Primary Collector. No amendments to the Official Plan are proposed at this time on the basis of the Specific Area policies contained in Section 10.1.3.

2.2 ZONING BY-LAW

The Site is currently zoned h*h-206*R5-6(10)/R6-5(42)/R7*D75*H18/R8-4(29) which permits a range of residential uses with densities up to 75 units/ha and heights up to 18m. Special provisions for the R5, R6 and R8 zones allow for reduced front and exterior side yard depths (3.0 m) to the main building and lot coverage of 50%.

General provisions within the Zoning By-law consider 3 beds as being equal to one 1 dwelling unit for purposes of retirement and nursing homes, therefore 225 beds per hectare for the subject site. Consequently, the currently zoned overall site area (approximately 1.45 ha) would permit up to 109 apartments or 327 beds for retirement and nursing homes.

Figure 2 – Official Plan Designation




A zoning by-law amendment is proposed to add a Special Provision to the R7 zone to permit increased density and height specifically for seniors’ housing purposes, and to apply the same setback and coverage permissions as exist for the current R8 zone which is also an apartment zone. Special provisions are also requested to permit reduced parking standards on the basis of a parking analysis for other retirement and seniors apartments owned by Sifton. The amendment also proposes to remove the R5, R7 and R8 zones on the lands to the immediate west, in order to restrict future uses for that section to lower density forms of multi-family housing. Townhomes are anticipated for that portion of the site, to a maximum of approximately 25 units. The proposed zoning map and special provisions are provided in Appendix A. A site plan application is being submitted concurrently with the Zoning By-law Amendment application, to ensure that the Zoning By-law amendment and site plan are reviewed comprehensively, should any changes be required to either application as a result of circulation and review. In addition, a consent application is being submitted to create a separate block for the retirement residence / seniors’ apartment building, as it is currently within a large block of the registered West 5 subdivision plan that extends from Westdel Bourne to Riverbend Road and from Linkway Boulevard to Shore Road.

2.3 LONDON PLAN

The subject site is located within the Neighbourhoods Place Type in the London Plan. The West 5 area, bounded by Shore Road, Oxford Street E, Kains Road and Westdel Bourne is also identified on Map 7 as a Specific Policy Area. All policies in the Official Plan have been carried over to the London Plan, but they are not yet in effect due to OMB appeals. However, of specific relevance in the London Plan is Policy 888 which states that “The overall residential density of the entire West Five area will not exceed an approximate density of 65 units per hectare, or a total of 2,000 residential units maximum. The appropriate density of individual developments within the area may be further

Figure 3 - Existing Zoning

Figure 5 - Map 7 Excerpt Figure 4 –London Plan Place Type Excerpt




defined in the Zoning By-law.” In addition, Policy 897 states “Net density within the Mixed Use area will not exceed 100 units per hectare, on an overall basis.”

This site is immediately adjacent to the Mixed Use Area. Riverbend Road, which is one of the two main streets in West 5, bounds the eastern limit of the site. Policy 894 states that Riverbend Road is to have a “strong street-related built edge”.

3.0 DESIGN AND LAND USE RATIONALE

3.1 BACKGROUND

West 5 is a visionary community concept focused on sustainability, mixed use, compact form and energy self-sufficiency. An Official Plan amendment was approved in December 2015 with associated Zoning By-law amendments and a draft plan of subdivision approved in January 2016 for the area. As part of the applications for the OPA and ZBA, a Master Plan Concept was prepared for the overall area along with extensive Urban Design Guidelines for the community, which are referenced in the approved Official Plan policies. It has always been acknowledged that the Master Plan is a ‘work in progress’ to some extent, as the design and development of the community is predicated on market demands, energy self-sufficiency goals and detailed architectural design. The Master Plan Concept prepared for the West 5 community has always shown retirement uses for the subject site with the expectation of approximately 200 retirement units in Area ‘BB’ and 17 townhouse units in Area ‘J’ (see Appendix B).

However, as the proposed development will consist of a seniors apartment building integrated with the retirement home, the 3:1 equivalency ratio cannot be used for the seniors’ apartment as the units will have full kitchens. Consequently the density of the site would be calculated as follows:

Seniors apartment – 98 units

Retirement residence – 124 beds = 41 units (based on the 3:1 equivalency ratio)

Future townhouses – 20 (approximately)

Total density for the overall site – 159 units/1.45 ha = 110 units/ha

While this is an increase from the currently approved density, it should be considered primarily a technical amendment due to the inability to use the 3:1 equivalency factor, even though the proposed use is consistent with the originally intended use for the site and on the Master Plan.

3.2 SITE CONTEXT

The site is relatively flat with a slight slope downwards from south to north. There is no vegetation on the site, as it is currently being used as construction staging for the townhouses being constructed to the immediate east. Those townhouses are nearing completion, and the subject site will be available for development in the immediate future.

Adjacent land uses are as follows (see aerial map on following page):




North – St. Nicholas Elementary School, single and multi-family residential

East – multi-family residential (West 5 townhouses, 1 to 3 storeys);

South – vacant (future mixed use/residential up to 12 storeys, commercial/office, future community centre);

West – vacant (future multi-family).

Figure 4 - Aerial View of Existing Context

With a prominent location at the intersection of Riverbend Road and Shore Road, the West 5 Retirement Living Buildings will stand as a focal point at the northern edge of the West 5 Community. Following are a number of photos of the site and surrounding context.

View of site looking to west View from site looking to east at West 5 townhouses




View of eastern limit of site looking south to Sifton Centre View to northeast (Shore Rd/Riverbend Rd corner)

View to northwest (Shore Rd / Riverbend Rd corner) View to west along Shore Road

View to north of St. Nicholas School View across site, looking south from Shore Road

3.3 CONCEPT PLANS

The proposed concept plan (see Appendix C) for the site illustrates a two-phased development with the seniors’ apartment to be constructed as Phase 1 and the retirement residence constructed as Phase 2. The buildings will be physically connected upon completion at various points including the dining area and the ground floor. The remainder of the site is anticipated to be used for townhouses in the future, as conceptually shown on one of the concepts.




The concept is generally consistent with the intent of the Block Plan, consisting of two buildings accommodating elderly persons with up to 100 suites each, however the buildings have been reoriented on the site to create direct connectivity between them. They are now better positioned with respect to the overall site and surrounding area and also have a reduced building footprint. Phase 1 is proposed to accommodate 98 retirement apartments plus common lounge and dining space. Phase 2 is proposed to accommodate 100 retirement home suites with a total of 124 beds plus common lounge, activity, therapy, administrative, and dining space.

The major difference between the two phases is that Phase 1 caters to more independent individuals who are provided with dining and emergency call services, whereas individuals in Phase 2 are less independent and receive a range of care services in addition to dining. Consequently, the suites in Phase 1 are larger with less common space provided, and in Phase 2 the suites are smaller and there is much more common space. The suites in Phase 1 would include normal kitchens whereas suites in Phase 2 would have kitchenettes only. Residents in Phase 1 would, however, have full access to all the common areas in both phases as part of creating a ‘continuum of care’ setting that encourages social interaction among all residents.

The site design concept focuses on the following objectives:

Create a ‘U’ shaped building which optimizes south-facing wall and roof exposure for BIPV (Building Integrated Photovoltaics) while creating a shared landscaped forecourt, which achieves the following:

o Provide clear wayfinding to the Apartment and Retirement Home entrances; o Provide a safe, accessible and efficient integration of vehicular and pedestrian

circulation with clear connections to the public sidewalk; o Alignment of the vehicular and Fire Route entrance along Shore Road with the

vehicular access of St. Nicholas Catholic Elementary School; o Provide a vehicle lay-by on the south side of the parking lot for convenient drop-off

and pick-up at the Retirement Home; o Limit the amount of on-grade parking to provide landscaped seating areas that are

integrated into and accessible from the sidewalks; o Provide a consistent street frontage along Shore Road that is bracketed by the end

wings of the two buildings and landscaped to create a buffer between the parking and public sidewalk through drought tolerant landscaping and low masonry landscape walls to match the building;

o Incorporate building signage into the landscape buffer/street frontage adjacent to the main vehicular and pedestrian site entrance.

Locate the receiving area, garbage/recycling collection, and underground parking lot access off of the south internal driveway to keep these operations separate from the main vehicular and pedestrian activity located in the forecourt further promoting site safety and avoiding pedestrian/vehicular conflicts.

Provide a pedestrian connection to Riverbend Road from the Retirement Home Cafe for use during operating hours.




Buffer the grade level apartment units from the roads, sidewalks and parking ramp with landscaping for privacy.

Connect all building exits to a public right-of-way.

Figure 5 - Rendering of Proposed Development

Underground parking will serve residents and staff, with a limited number of surface parking spaces provided for visitors at the entrance. While this configuration does not create a continuous ‘street wall’ along Shore Road, it does respect the existing elementary school and single family homes to the north by setting the main building mass back and minimizing shadows. This configuration also maximizes the solar potential of the south elevation, contributing to West Five’s goal of net zero energy use.

Building massing responds to the program areas of the interior while addressing the building’s exposure to the shared courtyard, Riverbend Road and Shore Road. The building consists of six storey residential wings and a partial seventh floor accommodating the main dining rooms for both buildings. Not only does this help to articulate the building form, it also provides all residents with views to the surrounding community. The seventh floor dining area is situated on the south side of the building, which minimizes shadow and height impacts. It incorporates a single slope roof, optimized for roof-top photovoltaic production, with a north cantilever to provide shelter to the roof top patios, create a top to the building, and highlight this unique feature. The additional height requirements sought by the Zoning By-law amendment are required primarily to accommodate ground floor ceiling heights of 4.5 metres and the seventh floor dining pavilion with its cantilevered, single slope roof.

A simple and durable palette of building materials is proposed, including brick, architectural concrete block, aluminum composite panel, photovoltaic panels, wood-look metal siding, aluminum curtain wall system and fibreglass windows.

Numerous sustainability features are being incorporated into the buildings, including:




High efficient exterior envelope

Lower window to wall ratio

High performance glazing

Air source variable refrigerant heating/cooling system

Energy recovery ventilation equipment

Energy star appliances

Heat recovery for use in the building from kitchen area

Drought resistant plantings

Occupancy sensors

Regenerative drives in our elevators

Excellent southerly and westerly exposure for solar

Additional information and details regarding the proposed building and site design are provided in the Urban Design Brief submitted with this report.

3.4 PARKING REQUIREMENTS

The Zoning By-law amendment includes a special provision for reduced parking requirements for the retirement residence / senior’s apartment building. According to the current Zoning By-law, parking must be provided at a ratio of 1.25 parking spaces per unit for the seniors’ apartment and 1 space per 3 beds for the retirement residence. In addition, visitor parking must also be provided. Total parking requirements according to the Zoning By-law have been determined to be 164 spaces. However, based on the proposed site plan concept, 135 parking spaces are proposed. Justification for the reduction in parking is based on Sifton’s experience with a number of existing retirement residences and seniors’ apartment buildings. Data was collected by Sifton’s Retirement Living Division staff regarding parking usage at a number of retirement and seniors’ apartment facilities owned by Sifton in 2017 and is summarized below.

TABLE 1 – PARKING USAGE AT SIFTON RETIREMENT & SENIORS’ FACILITIES

Location # of Units

# of Units Occupied

# of Parking Spaces

# of Spaces Actually Used by Residents

Parking Space Usage Ratio

Longwoods RR - London 126 126 58 16 1 per 7.9 units

Richmond Woods Apts 102 102 102 60 1 per 1.7 units

Richmond Woods RR 130 130 60 7 1 per 18.6 units

Westhill – Waterloo Apts 115 86 86 24 1 per 3.6 units

Erinview – Mississauga 121 81 54 5 1 per 16.2 units

As can be seen from the foregoing table, parking spaces provided substantially exceed the actual parking demand / usage for both retirement homes and seniors apartments.




A more technical analysis was undertaken by Paradigm Transportation Solutions in late 2017 for a similar retirement residence and senior’s apartment development project being undertaken by Sifton in Mississauga. In that study, data was collected from the Richmond Woods Retirement Village at 200 North Centre Road as it was a similar type of development and was considered a suitable proxy for analysis. The Richmond Woods site consists of 102 seniors’ independent living units and 130 retirement dwelling units, which is very similar to the proposed West 5 development. Parking utilization surveys were conducted for four days over two weeks from 12:00 Noon to 21:00 on the following dates:

Wednesday, 13 December 2017

Thursday, 14 December 2017

Wednesday, 20 December 2017

Thursday, 21 December 2017 Hourly parking demand and utilization percentages were observed for the four days of data collection. The temporal distribution of weekday parking demand observed for the four days of data collection suggests the following parking rates:

Resident parking demand – 0.32 spaces per unit;

Visitor parking demand – 0.06 spaces per unit; and

Employee parking demand – 0.08 spaces per unit. Based on that information, the number of parking spaces required for the proposed West 5 retirement residence and senior’s apartment site would be as follows:

TABLE 2 – ESTIMATED PARKING DEMAND FOR WEST 5 RETIREMENT DEVELOPMENT

Number of Units

Utilization Rate Required Parking Spaces

Retirement & Seniors Apt. combined 224

Residents 0.32 72

Visitors 0.06 14

Employees 0.08 18

TOTAL 104

As noted previously in this section, the current Zoning By-law would require 164 spaces for the completed development. However, the site plan proposes 135 parking spaces. This is still well in excess of what would be required based on similar uses in various locations. As such, a Special Provision is being requested to permit reduced parking requirements for the site. It should also be noted that the Zoning By-law General Provisions state that the parking rate for a ‘Senior Citizens Apartment’ is 0.5 spaces per unit in Parking Standard Area 3. However, the definition of an "Apartment Building, Senior Citizens" in the bylaw means “an apartment building designed for the accommodation of the elderly, which is owned and managed by a public housing authority or non-profit organization or a charitable institution and which may be associated with a church.” The proposed building meets the intent of the definition with the exception that it will not be owned by a public housing, non-profit or charitable organization.




However, as shown in the foregoing tables, the utilization rate in existing seniors’ apartments owned by Sifton is much more in keeping with 0.5 spaces per unit than the required 1.25 spaces per unit. It is also important to note that the majority of West 5 has reduced parking standards of 1 space per unit for the majority of the site in the BDC zone which also permits retirement residences and senior citizens apartment buildings.

4.0 EXISTING SERVICES AND INFRASTRUCTURE

Existing servicing and infrastructure options have been reviewed by Stantec, who have provided the following information.

4.1 STORM DRAINAGE AND STORMWATER MANAGEMENT

The subject site is tributary to the existing Riverbend Mews SWM facility. Runoff coefficient targets were set through the subdivision approval process for the West 5 development within which the subject site is located. As details of the site plan are progressed, on-site controls for quality or quantity will be implemented to address any exceedance of what the downstream system will provide. Minor flow from the site is tributary to the existing storm sewer on Shore Road. An existing connection point is available to the west of the subject site or a new connection to the Shore Road storm sewer could be made as details of the site plan are progressed.

4.2 SANITARY SERVICING

The subject site is tributary to the existing sanitary sewer located within Shore Road which discharges to the Riverbend Pumping Station where flow is pumped to the Oxford Pollution Control Plant for treatment. An existing connection point is available to the west of the subject site or a new connection to the Shore Road sanitary sewer could be made as details of the site plan are progressed. There are no downstream system capacity concerns.

5.3 WATER SERVICE

The subject site is located within an area that is well serviced by the City of London’s low level system which has an assumed operating hydraulic grade line of 301.8m. The anticipated finished grading of the subject site is well within the service elevation of this system and the large diameter mains in the immediate vicinity provide sufficient available flow. The proposed development is anticipated to connect to the existing watermain located on Riverbend Road immediately east of the subject site.

5.0 FINANCIAL CONSIDERATIONS

We are not aware of any anticipated claims to the UWRF or CSRF fund. Development charge revenue will be approximately $2,553,414.




6.0 PLANNING JUSTIFICATION

6.1 PROVINCIAL POLICY STATEMENT

The following section of the report summarizes how the proposed zoning by-law amendment application is consistent with the Provincial Policy Statement (PPS), the City of London Official Plan and the London Plan.

PPS POLICY HOW POLICY IS MET

1.0 Building Strong Communities 1.1.1 Healthy, livable and safe communities are sustained by: a) promoting efficient development and land

use patterns which sustain the financial well-being of the Province and municipalities over the long term;

a) The proposed development promotes efficient land use by

providing for higher intensity residential development for its intended seniors market and is in close proximity to open space and mixed/future commercial uses.

b) accommodating an appropriate range and mix of residential, (including second units, affordable housing and housing for older persons), employment (including industrial, and commercial and), institutional uses), (including places of worship, cemeteries and long-term care homes), recreational, park and open space, and other uses to meet long-term needs;

b) The development will add to the mix of residential uses in the area to meet long-term market demands. The site is also located adjacent or in proximity to other existing and proposed residential, commercial, parks and open space areas resulting in efficient and cost effective development.

c) avoiding development and land use patterns which may cause environmental or public health and safety concerns;

c) The proposed land uses will not cause environmental or public health and safety concerns.

d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas;

d) Not applicable

e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs;

e) Mid-rise apartments are cost effective forms of housing the utilize land and services efficiently.

h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate.

h) The proposed development considers the impact of a changing climate by integrating a substantial number of green / sustainable building features.

1.1.2 Sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years..... Within settlement areas, sufficient land shall be made available through intensification and

The proposed development will assist in providing for and meeting the residential needs for the City of London for the 20 year planning horizon within a designated growth area.




redevelopment and, if necessary, designated growth areas....

1.1.3 Settlement Areas 1.1.3.1 Settlement areas shall be the focus of growth and development, and their vitality and regeneration shall be promoted.

The proposed development is within a settlement area, and is entirely within London’s Urban Growth Boundary.

1.1.3.2 Land use patterns within settlement areas shall be based on: a. densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use,

the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; and

3. minimize negative impacts to air quality and climate change, and promote energy efficiency;

4. support active transportation; 5. are transit-supportive, where transit is

planned, exists may be developed; 6. are freight supportive; and

The proposed development contributes to a desirable land use pattern within the settlement area by: a) Being located within an area already identified, designated and

zoned for development, making use of available services, and being located immediately adjacent / contiguous to existing / future residential development. It will also add to the range of residential densities and uses in the overall development by focusing on seniors.

b. a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3.

b) Not applicable.

1.1.3.6 New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.

The proposed development is immediately adjacent to existing built-up / under construction areas.

1.3 Employment Areas 1.3.1 Planning authorities shall promote economic development & competitiveness by: a) providing for an appropriate mix and

range of employment and institutional uses) to meet long-term needs;

a) The retirement home will offer employment opportunities.

b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses;

b) Not applicable to this site.

c) encouraging compact, mixed-use development that incorporates compatible employment uses to support livable and resilient communities; and

c) The proposed development is immediately adjacent to future mixed use / commercial and will thereby support employment in those areas, as well as providing employment within the facility itself.

d) ensuring the necessary infrastructure is provided to support current and projected needs.

d) Infrastructure is available for the site.




1.4 Housing 1.4.1 To provide for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market area, planning authorities shall:

a) maintain at all times the ability to accommodate residential growth for a minimum of 10 years through residential intensification and redevelopment and, if necessary, lands which are designated and available for residential development; and

b) maintain at all times where new development is to occur, land with servicing capacity sufficient to provide at least a three year supply of residential units available through lands suitably zoned to facilitate residential intensification and redevelopment, and land in draft approved and registered plans.

a, b) The proposed development will add to the range of housing choices to help meet both short and longer-term housing demands in the City of London.

1.6 Infrastructure & Public Services 1.6.1 Infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities shall be provided in a coordinated, efficient and cost-effective manner that considers impacts from climate change while accommodating projected needs....

Services are available at the property boundary and sufficient capacity is available, thereby allowing for efficient and cost-effective development.

1.6.2 Planning authorities should promote green infrastructure to complement infrastructure.

The proposed development incorporates photovoltaic systems into the design of the building, along with other sustainability measures.

1.6.5 Public service facilities should be co-located in community hubs, where appropriate, to promote cost-effectiveness and facilitate service integration, access to transit and active transportation.

Not applicable to this site.

1.6.6.2 Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

The development will utilize full municipal services, which are available at the property boundary of the subject site.

1.6.6.7 Planning for stormwater management shall: a) minimize, or wherever possible, prevent

increases in contaminant loads; b) minimize changes in water balance and

erosion; c) not increase risks to human health and

Proposed stormwater management facilities have already been constructed to service this facility.




safety and property damage; d) maximize the extent and function of

vegetative and pervious surfaces; and e) promote stormwater best management

practices, including stormwater attenuation and re-use, and low impact development.

1.6.7 Transportation Systems 1.6.7.4 A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation.

The proposed development is in close proximity to future mixed use / commercial development to minimize the length and number of vehicle trips.

1.6.11 Energy Supply 1.6.11.1 Planning authorities should provide opportunities for the development of energy supply including electricity generation facilities, and transmission and distribution systems, to accommodate current and projected needs. 1.6.11.2 Planning authorities should promote renewable energy systems and alternative energy systems, where feasible, in accordance with provincial and federal requirements.

The proposed development incorporates ‘building integrated’ photovoltaic panels thereby making use of renewable energy systems.

1.7 Long-term Economic Prosperity 1.7.1 Long-term economic prosperity should be supported by: a) Promoting opportunities for economic

development and community investment readiness;

a) The proposed development supports long-term economic prosperity by adding to the range of residential development, contributing to the local economy, and makes efficient use of existing and planned servicing and transportation infrastructure.

c) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes;

c) A sense of place will be provided through well designed built form and amenity areas.

i) promoting energy conservation and providing opportunities for development of renewable energy systems and alternative energy systems, including district energy;

i) Energy conservation will be addressed through multiple building features and the use of solar energy.

j) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature;

j) The implementation of various sustainability options, combined with the use of drought tolerant landscaping, trees, and other features will assist in minimizing the effects of climate change and provide ecological benefits.

1.8 Energy Conservation, Air Quality And Climate Change

1.8.1 Planning authorities shall support energy conservation and efficiency, improved air quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which:

The proposed development supports energy efficiency and improved air quality as it incorporates a substantial number of sustainable building features including:

Increased building envelope performance including thermally broken balconies

Optimize energy performance through responsive building operating systems




a) promote compact form and a structure of nodes and corridors;

Low flow plumbing fixtures to reduce water usage

Use of natural light throughout, including daylighting controls where feasible

Building integrated photovoltaics

Low maintenance and drought tolerant native vegetation.

e) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and

e) The proposed development adds to the mix of uses in proximity to future and under development mixed use/commercial uses.

f) promote design and orientation which: 1. maximize energy efficiency and

conservation, and considers the mitigating effects of vegetation; and

2. maximizes opportunities for the use of renewable energy systems and alternative energy systems; and

f) The building design has been intentionally oriented to maximize opportunities for active and passive solar capture.

2.1 Natural Heritage 2.1.1 Natural features and areas shall be protected for the long term.

There are no natural heritage features on the site.

2.3 Agriculture 2.3.1 Prime agricultural areas shall be protected for long-term use for agriculture.

The subject lands are within a defined settlement area and do not contain, nor are they adjacent to, any agricultural areas.

2.4 Minerals and Petroleum Minerals and petroleum resources shall be protected for the long term.

Not applicable – there are no mineral or petroleum resources on or adjacent to the site.

2.5 Mineral Aggregate Resources Mineral aggregate resources shall be protected for long term use....

Not applicable – there are no mineral aggregate resources on the site

2.6 Cultural Heritage & Archaeology 2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved.

There are no significant built or cultural heritage resources on the site.

3.1 Natural Hazards

Not applicable - there are no natural hazard areas on the site.

3.2 Human-made Hazards Not applicable - there are no known human-made hazards or contamination on or adjacent to the subject site.

6.2 OFFICIAL PLAN

OFFICIAL PLAN POLICY HOW POLICY IS MET

CHAPTER 2 PLANNING FRAMEWORK

2.1.3 Strategic Priorities i) Economic Prosperity Creating an environment for a resilient, diversified and inclusive economy. Our goal is to accelerate the growth of a strong and vibrant economy and foster private sector investment in the City.

The proposed ZBA, through its mix of housing choices and its proximity to nearby residential, open space, commercial and civic space contributes to a vibrant and strong economy by providing places for people to live, work and play. The site will generate private investment by Sifton as well as contribute development charge funds.

iii) Community Vitality Enhancing a creative, caring and engaged community.

The proposed ZBA promotes a livable, accessible and inclusive development specifically targeted to seniors at




Our goal is to assure the health, safety and well-being of individuals and families while promoting livable, accessible and inclusive neighbourhoods.

different stages of their lives.

iv) Environmental Leadership Valuing our natural heritage and environment. Our goal is to protect a healthy and sustainable environment and encourage an environmentally-sensitive City.

There are no natural heritage features on the site. However, the buildings will contribute to sustainability by the inclusion of solar energy and other sustainability features, with the goal of net zero development for the West 5 community.

vi) Progressive Transportation System Building and coordinating an efficient and effective transportation network.

The building is adjacent to public streets, multi-use trails, and a public transit route (operational on weekdays).

2.3 Planning Principles ii) Land use planning should promote compatibility among land uses in terms of scale, intensity of use and potentially related impacts.

Proposed zoning requests a higher density, but the plan is generally consistent with what was originally intended for the site. The additional height increase is situated primarily to the rear of the building, away from the street and will have minimal shadow impacts on adjacent uses.

iii) Land use planning should be conducive to the maintenance and enhancement of environmental quality and conservation of natural, cultural and built heritage resources.

There are no natural, cultural or built heritage resources on or adjacent to the site.

v) Planning for urban growth should encourage a compact urban form which is conducive to the maintenance and efficient use of services and facilities and which minimizes the loss of productive agricultural land.

The proposed ZBA is premised on compact form through the mid-rise apartment form of development and proposed density. As such, it makes efficient use of services and facilities.

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

The proposed development provides attractive, functional and accessible site design to promote connectivity to the street. While it is a taller building, it is across from an elementary school which is also a larger scale building.

viii) Land use planning should be closely coordinated with the planning and implementation of infrastructure and transit improvements, to enhance the efficiency and accessibility of all modes of travel in the transportation network, and to provide an appropriate level of service throughout the City of London.

Plans for the development are coordinated with infrastructure planning in that services for the site are already in place.

2.4.1 City Structure High & Medium Density Residential Development vi) High and medium density residential development shall be directed to appropriate areas within and adjacent to the Downtown, near the periphery of Regional and Community Shopping Areas, and in selected locations along major roads specifically along transit nodes and corridors as identified in Chapter 18, and near Open Space designations....

The proposed development is on a primary collector road within a medium density designation which is adjacent to a mixed use area under development, as well as park and school uses.

Natural Heritage System xi) A natural heritage system comprised of areas, features, corridors, habitats, ecological functions and their connecting links that are significant for their contribution to the health and diversity of the City's natural environment will be identified and protected

There are no natural heritage features on the subject site.




through the Official Plan and in the planning documents, such as environmental impact studies and guideline documents required for implementation of the Official Plan.

Protection from Natural Hazards xii) Development on lands identified as floodplain will be restricted. Development on lands subject to erosion and slope or soil stability hazards will be limited to areas where the risk to public safety and of property damage can be avoided.

There are no natural hazard features on the site.

Compact Urban Form xvi) A compact urban form and efficient use of serviced land shall be encouraged. Compact urban form, as used in the Plan, pertains to the development or expansion of the urban area of the City in a manner that avoids a scattered or "leap-frog" development pattern, maximizes the use of existing services, minimizes the loss of productive agricultural land, is conducive to the provision of public transit and minimizes the need for and cost of new infrastructure.

The proposed ZBA supports compact form through the form of housing (apartment) and requested density. As such, it makes efficient use of services and facilities and will support public transit adjacent to the site. It is also within the urban growth boundary.

Allowance for Choice xviii) Within the boundaries of the City, as they exist over the planning period, the planning and servicing of land to meet residential, commercial and industrial development requirements shall incorporate a reasonable allowance for choice according to location, site area, servicing affordability and other criteria.

The proposed development adds to the range of housing choices available in the area by providing housing specifically targeted to seniors.

Sustainable Development xxi) Forms of development that are designed to be pedestrian-oriented, supportive of public transit service and within the bounds set by the need to maintain or sustain environmental health, shall be supported through redevelopment and in planning for areas of new development.

The proposed development is street-oriented, supportive of public transit through the proposed use and density and sustainable through its use of green technology and solar energy.

CHAPTER 10 – POLICIES FOR SPECIFIC AREAS

10.1.3 clv) The following policies apply to the “West Five” lands bounded by Oxford Street West, Westdel Bourne, Shore Road, and Kains Road, and designated as Multi-family, High Density Residential, Multi-Family, Medium Density Residential, and Community Commercial Node.

The proposed site is within the Special Policy Area applicable to the West 5 lands.

Vision – The West Five community will consist of a mixture of uses - office, retail, residential and public spaces. It is to be a model of “smart” community design incorporating significant energy saving and renewable initiatives, to promote a healthy and sustainable lifestyle. Its success will be achieved by establishing unique architecture, aesthetically pleasing public spaces and vistas, and identifiable landmarks and focal points.

The proposed development contributes to the mix of uses, by being specifically targeted to seniors. It incorporates significant sustainability features, with a strong focus placed on unique architecture and attractive outdoor spaces for residents and visitors.

Built Form - West Five will be compact in form, and contain a mix of low-, mid- and high-rise development.

The proposed retirement and seniors apartment building is a compact, mid-rise form. It will provide transition




There will be transition of building height and mass with the tallest buildings located at the intersection of Oxford Street and Kains Road, and centred on Riverbend Road and The Linkway, gradually transitioning to lower heights to the north. The vision for West Five contemplates a variety of building typologies, including townhouses, apartments, several commercial formats, office buildings and multi-storey mixed use buildings. The scale and orientation of these built form typologies around a modified grid road network reflects a logical and traditional neighbourhood design pattern. Buildings will generally be oriented to the street to create a vibrant pedestrian-oriented atmosphere that supports transit services. Minimum and maximum setbacks, building heights and other regulations may be implemented in the Zoning By-law to achieve the desired built form.

between the existing school and residential uses to the north of Shore Road and other mixed use buildings to the south which include a 10 storey mixed use building (apartment and commercial) currently under development south of Linkway Boulevard and anticipated buildings of similar or taller profiles between it and the proposed seniors building. The building is oriented to the street with active uses on the ground floor along Riverbend Road, with the east and west wings oriented to Shore Road, with a landscaped forecourt and amenity area integrated with the driveway / drop-off area between. Additional detail regarding built form is provided in the Urban Design Brief submitted with this application.

Density - The overall residential density of the entire West Five area will not exceed an approximate density of 65 units per hectare, or a total of 2,000 residential units maximum. The appropriate density of individual developments within the area may be further defined in the Zoning By-law.

The overall residential density of West 5 to date, based on approved site plans, combined with the requested density of the retirement / seniors building is approximately 55 units/ha, well within the anticipated density of West 5.

Scale and Form of Commercial Uses - The total retail gross floor area permitted in the West Five Special Policy Area will be 30,000 square metres. Gross floor area permitted for retail uses does not include office uses, commercial recreation establishments, institutions or day care centres. In addition, a maximum of 9,500 square metres of office space will be permitted. Office uses will be encouraged to locate on the upper storeys of buildings or in purpose built office buildings, while retail and service-oriented uses will be encouraged on the ground floor of multi-storey buildings or in live-work forms and oriented to the street to create a pedestrian-oriented environment in a “main street” format. Larger retail formats will have a campus-oriented form to accommodate required parking; however, these larger stores will be designed to integrate with the “main street” areas and minimize visual impact of large open parking areas and will offer strong pedestrian connections.

Not applicable to this application.

Sustainability - West Five is intended to be a showcase of sustainable design and development. The goal is to achieve net zero annual energy usage to the extent feasible through various design considerations. West Five may be developed with alternative/renewable energy solutions such as solar energy, district energy/heating, energy storage systems and other technologies that are or may become available over the span of its development through public and private sector partnerships. Ecologically efficient transportation systems will be integrated where feasible, including electric vehicles and charging facilities. Other

The proposed building will include a substantial number of sustainability features, including: • Increased building envelope performance including

thermally broken balconies • Optimize energy performance through responsive

building operating systems • Low flow plumbing fixtures to reduce water usage • Use of natural light throughout, including daylighting

controls where feasible • Building integrated photovoltaics • Low maintenance and drought tolerant native

vegetation




sustainability initiatives, including low impact development alternatives for stormwater management such as rainwater capture and reuse for irrigation, bioswales, permeable pavement, etc. may also be encouraged and supported. The City will encourage and facilitate opportunities for partnerships, incentives and funding opportunities that assist in implementing sustainability initiatives, and may consider alternative development standards for streets, utilities and infrastructure.

Urban Design - West Five will be developed with a high standard of urban design and architectural design. Creativity and individual architectural expression will be encouraged. The City’s Placemaking Guidelines and the Urban Design Guidelines for West Five, prepared in accordance with Section 11.1.3, will be used to provide guidance regarding building design, orientation, massing, height, public streets, public spaces, sustainable design, landscaping, and other related design matters. An emphasis will be placed on achieving an attractive and functional public realm that supports a diverse and vibrant community. The streets, sidewalks and buildings will be designed to collectively create comfortable, cohesive and vibrant public spaces. Private streets within the development will also adhere to the design principles with respect to creating pedestrian friendly, cohesive, comfortable and vibrant spaces. Continuity of the public and private space network within the West Five area and to the broader community will be a priority.

The proposed buildings will have a high standard of design, in general accordance with the Urban Design Guidelines for West 5. The Master Plan Concept for West 5, included in the Urban Design Guidelines, identifies building heights of 5 to 6 storeys for this block. The proposed building is 6 storeys, with a 7 storey feature along the southerly limits of the site. While one storey above the original indications for the site, the additional story serves to provide additional architectural interest, excellent views to the surrounding area and reduces the building footprint, allowing for increased landscaping and amenity area for residents. Additional information is provided in the Urban Design Brief.

Street Network - Riverbend Road and The Linkway will serve as “main streets” and have a strong street-related built edge, wide sidewalks and other design features to support its role. Street design shall maximize on-street parking opportunities. Off street parking requirements in the Zoning By-law may be reduced if supported by a parking study to recognize the pedestrian oriented, mixed use nature of the development and the shared parking strategy along with the on street parking supply. Alternative street design standards which minimize right-of-way widths will be considered.

The proposed building provides a strong street-related built edge along Riverbend Road. The majority of parking is provided underground. Reduced parking standards have been requested in the ZBA to reflect the nature of the uses and Sifton’s experience with parking requirements in other retirement and seniors apartment facilities.

The primary permitted uses shall include low, mid- and high-rise apartment buildings and a broad range of retail, service, office, institutional and community facilities, recreation, entertainment and related activities. Both mixed use and single use buildings shall be permitted. Buildings may be purpose built or designed for future adaptability of use to respond to changing market conditions.

The proposed building is a mid-rise apartment building form designed specifically for a retirement home and senior’s apartment building, which will be physically and functionally linked once both phases have been constructed.

Net density within the Mixed Use area will not exceed 100 units per hectare, on an overall basis for the Mixed Use area. Building heights will typically range from two

As noted above, the net density for West 5 to date will be approximately 55 units per hectare.




to twelve storeys. Buildings exceeding twelve storeys may be permitted through bonusing at key locations such as gateways and focal points so long as they meet the intent of these policies and associated Urban Design Guidelines.

6.3 THE LONDON PLAN

The policies from Section 10 of the Official Plan have been carried over in their entirety to The London Plan, but are not yet in effect due to OMB appeals. However, the table provided above for the City of London Official Plan is directly applicable to policies in The London Plan as well.

7.0 OTHER INFORMATION

We are not aware of any other issues or considerations that would need to be addressed for the proposed zoning by-law amendment.

8.0 SUMMARY

The proposed Zoning By-law amendment is in general accordance with the intentions of the West 5 Master Plan and Official Plan policies and will be an attractive, pedestrian oriented and sustainable development targeted to retirees and senior citizens. It will expand the range of housing opportunities in the Riverbend community and greater west London area. Significant attention has been paid to the site plan concept and architectural design to ensure an attractive and vibrant addition to the West 5 community and surrounding neighbourhood.

The proposed zoning by-law amendment is consistent with the PPS and relevant sections of both the City of London Official Plan and The London Plan, and as such, represents good planning.

Report prepared by:

_____________________________________________

Maureen Zunti, RPP, MCIP Project Manager – Planning, Sifton Properties Limited




8.0 BIBLIOGRAPHY AND ATTACHMENTS

Existing Background Studies and Documents (not attached)

City of London Official Plan

City of London Z.1 Zoning By-law

West 5 Urban Design Guidelines

The London Plan

Erinview Independent Senior’s Living Parking Justification by Paradigm Transportation Solutions Limited, March 2018




APPENDIX A – PROPOSED ZONING


WEST 5 RETIREMENT RESIDENCE AND SENIORS APARTMENT ZONING BY-LAW AMENDMENT

PROPOSED SPECIAL PROVISIONS

R7(___)*D100*H30

(a) Permitted Uses Seniors’ Apartment Building – Maximum 100 Units Retirement Lodge – Maximum 125 Beds

(b) Regulations

i) Front & Exterior Side Yard Depth to Main Building (Minimum): 3.0 metres ii) Front & Exterior Side Yard Depth to Sight Triangle (Minimum): 0.8 metres iii) Lot Coverage (Maximum) 40%

iv) Required Parking (Minimum) 120 spaces

Project: WEST 5

RETIREMENT LIVING

LONDON, ONTARIO

Drawing: PROPOSED ZONING

Project No. :

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-- June 14, 2018

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TYPICAL 1 STOREY UNIT




APPENDIX B – WEST 5 MASTER PLAN CONCEPT

25West Five Urban Design Guidelines

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Height PlanThe height plan illustrates the number of levels for future buildings. It is intended to be a diagram for building height since the built form guidelines will offer more open-ended directions on height control.

7. a mix of land uses




APPENDIX C – SITE PLAN CONCEPT AND ELEVATIONS