Agenda Item # Page # d 02-661I /Om6666 Chuck Parker TO: CHAIRS AND MEMBERS - PLANNING COMMITTEE R. W. PANZER FROM: ACTING GENERAL MANAGER OF PLANNING AND DEVELOPMENT SUBJECT: APPLICATION BY: FIRST LONDON NORTH DEVELOPMENTS INC. 1250-1326 Fanshawe Park Road West and lands fronting onto Hyde Park Road north of the woodlot OFFICIAL PLAN AND ZONING BY-LAW REVIEW INITIATED BY THE CITY OF LONPON 13504422 and 1335-1425 Fanshawe Park Road West and southerly portion of First London North lands PUBLIC PARTICIPATION MEETING ON June 7,2004 at 7:30 p.m. - c I RECOMMENDATION That, on the recommendation of the Acting General Manager of Planning and Development, the following actions be taken with respect to the application of First London North Developments Inc. relating to the properties located at 1250-1326 Fanshawe Park Road West and lands fronting onto Hyde Park Road opposite Seagull Road and extending to the north limit of the woodlot (Patch #01012); and the Official Plan and Zoning By-law Review initiated by the City Of London on properties located at 1350-1422 and 1335-1425 Fanshawe Park Road West and the southerly portion of the First London North lands which comprise most of the woodlot (Patch #01012) abutting the east side of Hyde Park Road: (a) a by-law BE INTRODUCED at the Municipal Council meeting on June 14, 2004 to amend the Official Plan in accordance with the attached amendment to; I) change the designations of lands at 1250-1422 and 1335-1425 Fanshawe Park Road West and lands north of the woodlot on Hyde Park Road from Community Shopping Area, Associated Shopping Area Commercial, Restricted Service Commercial, Office Area and Multi-Family, Medium Density Residential to a Commercial Policy Area designation and incorporate special policies to guide the development of this major commercial node; 2) delete Section 10.1.3 Ixxiii) of the Official Plan to remove existing policies which apply to this site; and, 3) add a new Section to Section 4.7 to add the Fanshawe/Hyde Park Road Commercial Node as a new Commercial Policy Area. (b) that the request for an Official Plan Amendment to; I) add a Community Shopping Area designation on the eastern portion of the property (Phase 1 and 2 of the First London North lands); and, 2) add an Official Plan designation or special policies to permit a total of 56,226m2 (605,231 sq.ft.) of retail commercial gross floor area on the First London North lands BE REFUSED. (c) a by-law BE INTRODUCED at the Municipal Council meeting on June 14, 2004 to amend Zoning By-law No. 5000 (Former London Township), in accordance with the attached enacting clause, to delete the Highway Commercial Exception (CI-9) Zone which applies to 1350-1422 Fanshawe Park Road West and remove this site from the By-law; 1 SUBJECT 1250 - 1326,1335 LOCATION MAP SITE: FANSHAWE PARK RD W CITY OF LONDON I Bldgs-new.shp PREPARED BY D.T. I CMH w: : :: Ecological Land Classification 8g:;?y Fabric SCALE: 1:8000 DEPARTMENT OF PLANNING 2004/01116 f23 Municpal Numbers AND DEVELOPMENT DATE: 2004 May 17 PREPARED BY: Graphics & Information Services Agenda Item # Page # 02-661110-6666 Chuck Parker (d) a by-law BE INTRODUCED at the Municipal Council meeting on June 14, 2004 to amend Zoning By-law Z-1, in conformity with the Official Plan (as amended above), in accordance with the attached enacting clause, to apply a Holding Associated Shopping Area Commercial Special Provision (h-25.ASA3/ASA6/ASA8( )) Zone to 1350-1422 Fanshawe Park Road West which permits retail, offices and personal service uses to a maximum gross floor area of 10000m2(107,643 sq.ft.) within the zone; (e) a by-law BE INTRODUCED at the Municipal Council meeting on June 14, 2004 to amend Zoning By-law No. 5000 (Former London Township), in accordance with the attached enacting clause, to delete the Agricultural (AI) Zone which applies to lands on the east side of Hyde Park Road south of Seagull Road and remove this site from the By-law ; (f) a by-law BE INTRODUCED at the Municipal Council meeting on June 14, 2004 to amend Zoning By-law Z-1, in conformity with the Official Plan (as amended above), in accordance with the attached enacting clause, to; I) change the zoning on the property FROM a Holding Restricted Service Commercial Special Provision (h. h-20.RSC2(5)/RSC4) Zone which permits a limited range of commercial uses at a maximum gross ‘floor area of 18,580m2 (200,000 sq.ft.), Holding Office Area Special Provision (h.OF3(2)) and Holding Residential R5 (h.R5-7) Zones TO Holding Associated Shopping Area Commercial Special Provision (h- 25.ASA3/ASA6/ASA8( ) and h-2. h-25.ASA3/ASA6/ASA8( )) and an Associated Shopping Area . Commercial Special Provision (ASA3/ASAG/ASA8( )) Zone to permit a maximum gross floor area of 41805m2 (450,000 sq.ft.) within the three zoned areas combined, an Office Area Special Provision (OF3(2)) Zone to permit 6968m2 (75,000 sq.ft.) of office space, and a Holding Residential R5 (h.h-2.R5-7) Zone to permit cluster townhouse and stacked townhouse dwellings at a maximum density of 60 units per hectare (24 units per acre) subject to holding provisions for servicing and an environmental study; 2) apply the Open Space (OS5) Zone to lands on the east side of Hyde Park Road south of Seagull Road; and, 3) delete the existing Restricted Service Commercial Special Provision (RSC2(5)) Zone. (9) the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property to a Community Shopping Area Zone and to allow 56,226m2 (605,231 sq.ft.) of retail commercial gross floor area on the First London North lands BE REFUSED. RATIONALE --P 1. The recommended change to a Commercial Policy Area designation recognizes that the subject lands are developing in a form and at a scale that does not fit well with the Community Shopping Area, Associated Shopping Area Commercial or Restricted Service Commercial designations. The Commercial Policy Area designation has been applied to similar areas of “power centre” development along Wonderland Road and Wellington Road South. 2. The recommended policy changes and floor area limitations are intended to achieve a balance between the merits of allowing the First London North lands to develop as a fully, integrated mixed retaiVoffice commercial node, while having regard for concerns regarding 2 Agenda Item # Page # 02-661110-6666 Chuck Parker the negative implications of over-designating commercial lands as previously reported to Planning Committee and Council. 3. The recommended zoning by-law amendments implement the revised Official Plan policies which addresses Municipal Council’s concerns about the supply of retail commercial floorspace as included in the existing special policy that applies to these lands which restricts the retail floorspace to 41 ,805m2 (450,000 sq.ft) on the First London North lands. 4. The recommended Official Plan and Zoning By-law Amendments permit development at an appropriate scale and encourage a well-designed, integrated commercial node at the appropriate time. I BACKGROUND I : Glen ScheelslEric Saulesleja; GSP 3 Agenda Item ## Page ## 02-661l/O-6666 Chuck Parker 3EQUESTED ACTION: By letter dated December 12, 2003, GSP Group, on behalf of First ,ondon North Developments Inc., requested Official Plan and Zoning By-law Amendments to iermit an increase in the permitted gross floor area and permit a greater range40fretail uses In the western portion of the property. Specifically they requested a Community Shopping 4rea designation and zone (CSA5) on Phase 1 (Wal-Mart) and Phase 2 (Winners,Old Navy 3t.al.) on the eastern portion of the property and an Associated Shopping Area Commercial jesignation and Zone (h.h-20.ASA3/ASA6/ASA8) on proposed Phases 3 and 4 on the Nestern portion of the property. The commercial portion of the property is approximately 22 Tectares in size. Other lands to south including the woodlot and lands designated for .esidential uses are 14 hectares in size. They requested an increase in gross floor area permitted on the commercial portion of the First London North lands from 23225m2 (250,000 sq.ft.) of Associated Shopping Area Commercial plus 18,580m2 (200,000 sq.ft.) of Restricted Service Commercial and 6968m2 (75,000 sq.ft.) of new office space to 56,225m2 (605,220 sq.ft.), based on a proposed site plan dated November 23, 2003, of Community Shopping Area and Associated Shopping Area Commercial floorspace, a 25% increase, and elimination of the office component. A planning justification report and proposed site plan were also submitted with the application. The difference between their request and the current Official Plan limit is 14,864m2 (160,000 sq.ft.) which is equal to the floor area slightly larger than the existing W al-Ma rt . In response to this application the City initiated an Official Plan and Zoning By-law review for the remaining First London North lands to the south because; 1) of the proximity of proposed new commercial floorspace next to a significant woodlot which required an updated Environmental Impact Statement; 2) to make official plan and zoning by-law zone boundary corrections on the Wal-Mart site; and, 3) to rezone the last portion of the First London North site which still had the former Township zoning applied. The City also included the remaining properties in the developing commercial node on the south side of Fanshawe Park Road West (1350-1422 Fanshawe Park Road West) in the review to ensure that the southeast corner of the intersection was comprehensively reviewed with the First London North lands.