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					                                                                                                 1
                                       Agenda Item ##   Page #




                                                                 39T-03511/02-6558/H. McNeely



      TO:                                                  -
                              CHAIR AND MEMBERS PLANNING COMMITTEE

                                                    R. W. PANZER
                         GENERAL MANAGER OF PLANNING AND DEVELOPMENT

                                   APPLICATION BY: PHYLLIS MATTHEWS
                                              1820 WOODHULL ROAD
                                    PUBLIC PARTICIPATION MEETING ON
                                            December 13,2004 7:30 pm




That, on the recommendation of the General Manager of Planning and Development, the
following actions be taken with respect to the application of Phyllis Matthews relating to the
property located at 1820 Woodhull Road:


       a by-law BE INTRODUCED at the Municipal Council meeting on January 24, 2005 to
       amend Schedule B of the Official Plan in accordance with the attached amendment to
       remove the Aggregate Resource Area designation from the subject lands;

       on the advice of the Administrative Planning Advisory Group, the Approval Authority BE
       REQUESTED TO REFUSE the draft plan of residential subdivision, submitted by Phyllis.
       Matthews (File No. 39T-03511), prepared by Callon Dietz (Drawing No. X-857, dated
       October 4, 2004), which shows 23 single detached lots, a residential development block,
       served by two local public streets,

       on the advice of the Administrative Planning Advisory Group, the Approval Authority BE
       REQUESTED TO APPROVE the draft plan of residential subdivision, as red-line
       amended, submitted by Phyllis Matthews (File No. 39T-0351I ) , prepared by Callon Dietz
       (Drawing No. X-857, dated October 4, 2004), which shows 21 single detached lots, a
       park block, and an open space block served by two local public streets, SUBJECT TO
       the conditions contained in the attached Appendix "39T-03511-1", and the adopted
       Official Plan amendment coming into effect;

       on the advice of the Administrative Planning Advisory Group, the DrafkApproval of the
       residential plan of subdivision as submitted by Phyllis Matthews (File No. 39T-0351I)
                                                                                           BE
       APPROVED, SUBJECT TO the municipal requirements contained in the attached
       Appendix "39T-03511-2";

       a by-law BE INTRODUCED at the Municipal Council meeting on January 24, 2005 to
       amend Zoning By-law No. 8-1984 (former Delaware) in accordance with the attached
       enacting clause to delete the Agricultural (AG)Zone applicable to a portion of the subject
       lands located at 1820 Woodhull Road;

       the request to amend the Zoning By-law No. 8-1984 to change the zoning of the subject
       property from an Agricultural (AG) Zone which permits agriculture, passive recreation,
       conservation, farm implement storage, single family dwelling, kennel, riding school, pet
       cemetery, open storage of agricultural materials accessory to the farm use, and
       buildings, structures and uses accessory to the permitted use to a Residential R I (RI-
       1I ) Zone BE REFUSED;

        a by-law BE INTRODUCED at the Municipal Council meeting on January 24, 2005 to
        amend Zoning By-law No. Z.-I in accordance with the attached enacting clause (in
        conformity with the Official Plan) to change the zoning of a portion of the lands located at
                                                                                                   2
                                        Agenda Item #   Page #




                                                                       39T-03511/02-6558/H. McNeely

        1820 Woodhull Road FROM Residential R1 Special Provision (RI-I l(8)) Zone which
        permits a single detached dwelling with a minimum lot area of 1.2 hectares (3 acres) TO
        APPLY a Holding Residential R1 (h.Rl-15) Zone and regulations to permit single
        detached dwellings with a minimum lot area of 3000 square metres (9842 square feet);
        and TO APPLY the following zones and regulations to a portion of the lands located at
        1820 Woodhull Road:

        a Holding Residential R1 (h.R1-14) Zone to permit single detached dwellings with a
        minimum lot area of 2000 square metres (6562 square feet),

        a Holding Residential R1 (h.Rl-15) Zone to permit single detached dwellings with a
        minimum lot area of 3000 square metres (9842 square feet),

        a Holding Residential R1 (h.R1-16) Zone to permit single detached dwellings with a
        minimum lot area of 4000 square metres (I
                                                3,123 square feet),

        a Holding Residential R I Special Provision (h. h-37. R1-14) Zone to permit single
        detached dwellings with a minimum lot area of 2000 square metres (6562 square feet).
        The holding provision is to ensure minimum distance separation is enforced for the
        protection of adjacent existing agricultural operations, and

        an Open Space (OS4 and OSS) Zone.

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

                                                        Estimated                     Estimated
                                                        Revenue                           Claims
Urban Works Reserve Fund                                $        NIL                        --
        Claim (excluding SWM)                               --                              NIL
        SWM claim (including land)                          --                              NIL
Development & LDCSB Charges Reserve Fund $                   72,l 97                        NIL


Total                                                   $    72,197                   $     NIL
Note:
        (11    ESTIMATED REVENUES FROM DEVELOPMENTl LONDON DISTRICT CATHOLIC SCHOOL BOARD
               (LDCSB), AND URBAN WORKS CHARGES ARE BASED ON CURRENT RATES IN ACCORDANCE WITH
               BY-LAW C.P.-1440-167.
        (2)                     S
               THIS INFORMATION I REPORTED IN ACCORDANCE WITH THE DEVELOPMENT CHARGES AND
               URBAN WORKS FUND BY-LAW     (IE.C.P.-1440-167), AND ANY AMENDMENTS THERETO. ANY CLAIM
               PAYMENT FROM THE URBAN WORKS RESERVE FUND WILL BE IN ACCORDANCE WITH BY-LAW NO.
               C.P.-1440-167 AND AS APPROVED BY THE CITY ENGINEER.
        (3)    URBAN WORKS CHARGES ARE NIL AND DEVELOPMENT CHARGES ARE REDUCED FOR
               DEVELOPMENTOUTSIDE URBAN GROWTH AREA
               (2)


        (4)    ESTIMATED REVENUES AND ESTIMATED CLAIMS ARE BASED ON INFORMATION PROVIDED BY THE
               APPLICANT AND ARE PROVIDED FOR INFORMATION PURPOSES ONLY. THEY DO NOT CONSTITUTE
               ANY COMMITMENTS ON BEHALF OF THE CITY OF LONDON. ACTUAL REVENUES AND CLAIMS WILL
               BE DETERMINED IN CONJUNCTION WITH THE SUBDIVISION AGREEMENT AND ISSUANCE OF
               BUILDING PERMITS. THE BY-LAWS IN EFFECT AT THE TIME OF BUILDING PERMITS BEING ISSUED
               WILL ESTABLISH FINAL CLAIMS AND REVENUES.



I                    PREVIOUS REPORTS PERTINENT TO THIS MATTER                                         R
      None.
                                                                                                                         0




                          41




                      0




                                                                                                                             en

I '                                         LOCATION MAP                                   I Legend
    Subject Site : 1820 Woodhull Road                                   Planner : HMcN                OSUBJECT
    Applicant : P. Matthews                                           Created By : CMH                J
                                                                                                      p      strctpoly


    Roll Number :                                                     Date : 2004 Nov 24
                                                                                                      -      registered
    File Number : 39t-03511 02-6558                                    Scale 1:6000 N                 --
                                                                                                      1-1-   draftapproved



I
                                                                                                             underreview
    Prepared by :Graphics 8 lnformatlon Services ,Planning Division                                          wtrpoly
    Corporation of the City of London
    File=planning/proJects/p-locationrnaps/MXDs
                                                                                                      -      widln
                                                                                                   4
                                       Agenda Item #   Page #




                                                                                    McNeely
                                                                 39T-O3511/02-6558/H.

                                                                            ~




                                          RATIONALE


APPROVAL of the Official Plan amendment, draft plan of subdivision, as red-line amended, and
the Zoning By-law amendment, as amended, are recommended because:

    1.   The Ministry of Natural Resources has confirmed that they have no objection with the
         removal of the Aggregate Resource designation on Schedule 8 of the Official Plan.

    2.    The draft plan is consistent with the Official Plan policies, and the recommended lot
          sizes are comparable to the developable portions of the lots on the north side of Lime
          Kiln Drive.

    3.    The draft plan, as red-line amended, can be accommodated on the subject lands and
          can be integrated with the adjacent subdivision to the north on Lime Kiln Drive.

    4.    The recommended Zoning By-law amendment is consistent with the draft plan, as red-
          line amended, and the Holding provision to be applied on a portion of the subject lands
          will implement the minimum distance separation from the existing livestock operations
          located at 1941 Woodhull Road and 254 Gideon Drive.

    5.    The recommended zoning conforms to and will implement the Official Plan.


REFUSAL of the requested draft plan of subdivision and zoning by-law amendment is
recommended because:


    1.     The proposed subdivision does not adequately address the access .drive connection
           for the existing residence, consistent with the agreement with the City; and the
           applicant’s proposed lot sizes are not considered to be comparable in size to the lots
           on the north side of Lime Kiln Drive.

   2.      The requested Residential R1 (RI-I I)     Zone would allow lot sizes that are smaller in lot
           size than the existing residential lots on the north side of Lime Kiln Drive.
    3.     The Holding (h-37) provision is necessary to ensure that minimum distance separation
           s
           i implemented to protect nearby existing livestock operations.


                                         BACKGROUND


 Date Application Accepted:                     Agent: EngPlus (Nindi Sharma)
 September 24, 2003
                                                                                              5
                                       Agenda Item #   Page #




                                                                39T-0351I/OZ-6558/H. McNeely


 REQUESTED ACTION:

 Possible Amendment to the Official Plan to remove the “Aggregate Resource Area”
 designation from Schedule B - Flood Plain and Environmental Features of the Official Plan,

 Consideration of a residential Plan of Subdivision with 23 single detached lots, 1 residential
 development block, served by 2 local public roads.

 Possible amendment to the (Delaware) Zoning By-law to repeal the Agricultural (AG) Zone
 and to amend the City of London Zoning By-law Z.-I by adding a Residential R1 (RI-I 1)
 Zone.



 SITE CHARACTERISTICS:

        Current Land Use -field crop
        Frontage - approx. 387 m (1269 ft)
              -
        Depth approx. 345 m ( I 132 ft)
             -
        Area 8.4 hectares (21 acres)
               -
        Shape irregular



 SURROUNDING LAND USES:

               -
        North Residential subdivision / Woodeden Easter Seal Camp facility
                -
        South Residential dwellings I Agricultural
              -
        East Agricultural
        West - Residential dwellings/ Agricultural
                                                                                                  A




/ OFFICIAL
         PLAN        DESIGNATION: refer to Official Plan map


I1       Rural Settlement and Open Space

     EXISTING ZONING: refer to Zoning map.                                                        I
         Residential R1-1l(8); Agriculture DE-AG




The subject lands were annexed into the City of London from Delaware Township on January 1,
1993 and were subject to an extensive review as part of the Vision ’96 Official Plan process.
On December 22, 1999, the final Board Order was issued for Official Plan Amendment 88 (OPA
88) which designates the subject lands as Rural Settlement.

On September 24, 2003, the Planning Division accepted the subject subdivision development
application from Phyilis Matthews for a residential plan of subdivision showing 23 single
detached residential lots, a future development block, served by 2 local public roads; and a
corresponding Zoning By-law amendment. Subsequently on July 7, 2004, the Planning Division
accepted an Official Plan amendment for the removal of the Aggregate Resource Area
designation on Schedule B of the Official Plan.
           SUBJECT
           SITE




    LEGEND
                                                                                              --I AREAS
           DOWNTOWN AREA                                          OFFICE AREA                  ,a.
                                                                                              lI UNDER APPEAL
           REGIONAL SHOPPING AREA                                 OFFICE/RESIDENTIAL
           COMMUNITY SHOPPING AREA                                OFFICE BUSINESS PARK
           NEIGHBOURHOOD SHOPPING AREA                            GENERAL INDUSTRIAL
           ASSOCIATED SHOPPING AREA COMMERCIAL                    LIGHT INDUSTRIAL
           BUSINESS DISTRICT                                      REGIONAL FACILITY
           ARTERIAL MIXED USE DISTRICT                            COMMUNITY FAFILITY
           HIGHWAY SERVICE COMMERCIAL                             OPEN SPACE
           RESTRlCTTED/HIGHWAY SERVICE COMMERCIAL                                      -
                                                                  URBAN RESERVE COMMUNITY GROWTH
           RESTRIO'ED SERVICE COMMERCIAL                                               -
                                                                  URBAN RESERVE INDUSTRlAL GROWTH
            COMMERCIAL POLICY AREA                                RURAL SETTLEMENT
                  -
            MULTI FAMILY, HIGH DENSITY RESIDENTIAL                ENVIRONMENTAL REVIEW
            MULTI - FAMILY' MEDIUM DENSITY RESIDENTIAL            AQRlCULTURE
            LOW DENSITY RESIDENTIAL                               URBAN GROWTH BOUNDARY


    TH18 IS AN EXCERPT FROM THE PLANNINQ DIVISION'S WORKINQ CONSOLIDATION OF SCHEDULE A
    To THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS



I                                                                        I   FILENO,

                  CITY OF LONDON                                                                                HM

I   DEPARTMENT OF PLANNING AND DEVELOPMENT

                                                           k
                                                                         1
                                                                             MAP PREPARED:

                                                                               October 16,2003                  CMH
    . OFFICIAL PLAN
    SCHEDULE A - LAND USE                                                          I
                                                                                   ,o        600       1000'     Wn
                                                                                                                1 r

L   PREPARED W: draphlca & lnformatlon Servlces
    , - -. . . -
                                                                         I                   SCALE 1:30,000~-
          COUNCIL APPROVED ZONING FOR THE SUBJECT SITE: AG [former Delaware Twp] R1-ll(8)
                                                                                      OR - OFFICBRESIDENTIAL


I   1)    LEGEND FOR ZONING BY-LAW Z-1
          RI.
          R2
          R3
          R4
             - SINGLE DETACHED DWELLINGS
             - SINGLE AND TWO UNIT DWELLINGS
             - SINGLE TO FOUR UNIT DWELLINGS
             - STREET TOWNHOUSE
             - CLUSTER TOWNHOUSE
                                                                                             -
                                                                                      OC OFFICE CONVERSION
                                                                                      RO - RESTRICTED OFFICE
                                                                                      OF -OFFICE

                                                                                            -
                                                                                      RF REGIONAL FACILITY
                                                                                            -
                                                                                      CF COMMUNITY FACILITY
          R5
             - CLUSTER HOUSING ALL FORMS                                                    -
                                                                                      NF NEIGHBOURHOOD FACILITY
          R6
          R7 - SENIOR'S HOUSING                                                                 -
                                                                                      HER HERITAGE
          R8 - MEDIUM DENSlTYlLOW RISE APTS.
                                       '
                                                                                      DC -DAYCARE
          R9 - MEDIUM TO HIGH DENSITYAPTS.                                            OS    - OPEN SPACE
          R10 - HIGH DENSITY APARTMENTS                                               CR    - COMMERCIAL RECREATION
          R11 - LODGING HOUSE

                      - DOWNTOWNAREA                                                  OB      - OFFICE BUSINESS PARK
          DA
          RSA         - REGIONAL SHOPPING AREA                                        LI    - LIGHT INDUSTRIAL
          CSA         - COMMUNITY SHOPPING AREA                                       I
                                                                                      G  - GENERAL INDUSTRIAL
          NSA          - NEIGHBOURHOOD SHOPPING AREA                                  HI - HEAW INDUSTRIAL
                                                                                      EX - RESOURCE EXTRACTIVE
          BDC          - BUSINESS DISTRICT COMMERCIAL                                        - URBAN RESERVE
          AC          - ARTERIAL COMMERCIAL                                           UR
          HS
          RSC
                      --HIGHWAY SERVICE COMMERCIAL
                         RESTRICTED SERVICE COMMERCIAL                                "h" - HOLDING SYMBOL
          CC          - CONVENIENCE COMMERCIAL                                        "D"   - DENSITY SYMBOL
          SS          --ASSOCIATEDSERVICE STATIONCOMMERCIAL
                        AUTOMOBILE                                                    "H" - HEIGHT SYMBOL
          ASA                      SHOPPING AREA                                      "6" - BONUS SYMBOL
                                                                                      "T" - TEMPORARY USE SYMBOL

I   2)     C
           .

           -< c-
                r'.   h
                            FOR TOWNSHIP ZONES PLEASE SEE THE RELEVANT
                            ZONING BY-LAW FOR A DESCRIPTION OF REGULATIONS
                                                                                                          ~    ~~




I
                                                                                    FILE NO:
                             CITY OF LONDON                                                  39t-03511/02-6558               HMcN
         DEPARTMENT OF PLANNING AND DEVELOPMENT


I
                                                                                    MAP PREPARED:




                                                                                                     -
        ZONING                                                                                2004/11/23 , 29
                                                                                    2003/10/1~,                                CMH
    BY-LAW NO. 2.4
                                                                                                              1:6250
         SCHEDULE A                                                                                 100       0        I00 Meters
1   THIS MAP IS AN UNOFFICIAL EXTRACT FROM THE ZONING BY-LAW WITH ADDED NOTATIONS
                                                                                                 8
                                       Agenda Item ##   Page #




                                                                 39T-03511/02-6558/H. McNeely

 On October 4, 2004, the Planning Division received a revised draft plan of subdivision. The
revisions to the plan are the result of consultation with UTRCA concerning the rear lot lines
abutting the ravinelstream corridor and incorporating the required 6 metre erosion maintenance
allowance at the rear of lots 10 through 15.

The delay in processing the subdivision application is the result of additional geotechnical
information required by UTRCA concerning the slope stability adjacent to the existing
ravinektream corridor, and the requirement for the applicant to submit an Official Plan
amendment for the removal of the Aggregate Resource designation from Schedule B of the
Official Plan. Clearance from the Ministry of Natural Resources regarding the removal of the
Aggregate Resource designation was required prior to proceeding with a recommendationfor
the draft plan of subdivision.




Engineering and Environmental Services Department:

Sanitary - “The London Sanitary Sewer Servicing Study identifies that a future trunk sanitary
            sewer will eventually be constructed along Gideon Drive, outletting to the future
            River Bend pumping station. However, the construction of this trunk sewer is not
            planned in the near future.”

Storm -    “The storm outlet for the subject lands is Tributary C of the Thames River as
           identified in the Downstream Thames Subwatershed Study.”

Water -    “The closest water supply available is the existing 600 rnm (24”) diameter water main
           on Westdel Bourne at Oxford Street West.”

Roads -    “Prior to execution of the subdivision agreement, the one foot reserve along Lime
           Kiln Drive is to be released to permit access to Street “A”.

           The subdivider is to be advised of the reduced load limit of Woodhull Road which
           restricts the load limit to a maximum weight of five (5) tones per axle for any vehicle
           traveling on this road during the period March 1 to April 30 inclusive in any year.’,

Red-line revisions - “Revisions are required to the draft plan as follows:

               i)      modify the draft plan, if necessary, should the lot sizes not be adequate to
                       support the installation of private services;

               ii)     modify the draft plan to re-align Street        “B” such that Street “B” is
                       perpendicular (at 90 degrees) to Street “ A ;

               iii)    modify the draft plan to reflect the minimum centreline radii (minimum
                       inside street line radii) required on Street “ A ;

               iv)     modify the draft plan to provide a widened road and tapers on both street
                       lines of Street “ A at Woodhull Road;

               v)      modify the draft plan to show daylighting triangles at the intersection of
                       Street “ Awith Woodhull Road ;

               vi)     modify the draft plan to show a daylighting triangle at the intersection of
                       Lime Kiln Drive with Woodhull Road (southeast corner) ;

               vii)    modify the draft plan to show a 0.3 m (IJ) reserve along Woodhull Road
                       abutting Lots 1-7 inclusive ;
                                                                                               9
                                      Agenda Item #   Page #




                                                               39T-O3511/02-6558/H. McNeely

              viii)   modify the draft plan to show a 0.3 m (1’) reserve along Woodhull Road
                      abutting Lot 8.”


Ministry of Natural Resources:

“The setbacks that would be required (to issue a license under the Aggregate Resources Act to
extract the sandlgravel) between the existing residential development and the watercourse
would not allow sufficient space on this site for a viable aggregate extraction operation. We
have no objection to the removal of the ‘Aggregate Resource Areas’ designation from this site.”


Upper Thames River Conservation Authority:

“We are generally satisfied with the information submitted and can offer the following conditions
of draft approval at this time:

       I.That a detailed erosion and sediment control plan be submitted to the satisfaction of
          the UTRCA.
       2. That detailed servicing and grading plans showing the measures identified in the
          stormwater management, and sediment and erosion control plans, be submitted to
          the satisfaction of the UTRCA.
       3. That prior to final approval, the subdivider will be required to obtain all necessary
          approvals made pursuant to Section 28 of the Conservation Authorities Act to the
          satisfaction of the UTRCA. Specifically, permits will be required for the storm sewer
          outlet location, and for filling and grading activities at the rear of lots I 1 to 15.”

On November 16J 2004, the UTRCA confirmed that they are satisfied with the extent of the
Open Space lands to be included on the recommended red-line amended draft plan, and they
are satisfied that the natural hazards have been identified within the Open Space corridor. The
open space corridor includes the area identified as top of slope plus a 6 metre buffer. The two
components of the open space lands fulfill the requirements of the I 0 0 year erosion line.


Thames Valley District School Board:

“This proposal is within a designated elementary attendance of Byron Northview Public School.
The secondary students are accommodated at Saunders Secondary School. While there are
no objections or modifications required to this proposal we would point out that the location of
this development will require the long-term transportation of students. The application has been
filed for information.”


Agricultural Advisory Committee (AAC):

       “Notwithstanding the decision of the Ontario Municipal Board the City should not allow
       the current proposal to be implemented;
       Lot sizes should be the same as the lot sizes on Lime Kiln Road;
       Premature as the proposed lots do not have city services such as sewers and water; it
       being noted that the City has had problems with unserviced subdivisions in the past;
       Large scale development in a rural area;
       Does not comply with the Rural Settlement definition;
       Leap frog development; and
       Increased volume of traffic.”

    Planning Comment: The proposed development is designated to allow a residential
    subdivision on private services. The proposed draft plan, as red-line amended completes
    the development of the Rural Settlement designated lands located at the south-east corner
    of Oxford Street W and Woodhull Road.         Planning staff have evaluated the lot sizes
    between the Lime Kiln subdivision and the proposed subdivision based the developable land
    area above the geotechnical stable top of slope. Red-line revisions are recommended to
                                                                                             10
                                      Agenda Item #   Page #




                                                               39T-03511/02-6558/H. McNeely

   increase the lot sizes of the Woodhull plan lots immediately adjacent to Lime Kiln Drive and
   the recommended zone for these lots would allow a minimum lot area of 4000 square
   metres. All the recommended red-lined lot sizes in the Woodhull plan exceed the
   developable lot area of the smallest developable portion of a lot on the Lime Kiln Drive. The
   additional increase in traffic to the area is based on the recommended 27 lots. The owner
   will be required to make some minor improvements to Woodhull Road, including additional
   pavement widening, and constructing sight daylighting triangles at the access points to the
   subdivision to increase visibility for on-coming traffic along Woodhull Road.


EEPAC:

“EEPAC has several serious concerns about this proposal, which lead us to strongly advise the
City not to proceed with this development as presented.

Our concerns revolve around two main issues:
      a) the potential for serious groundwater problems, and
      b) shortcomings of the BioLogic report in not addressing the overall ESA strategy in this
          area. I‘




In response to an addendum to the geotechnical study prepared by Trow Associates Inc. dated
February 16, 2004, EEPAC recommended the following:
       i)     “The application for the proposed subdivision at Woodhull Road be rejected; and
       ii)    Civic Administration obtain a servicing plan for. areas which are proposed for
              development prior to the acceptance of any development proposal.”

Subsequently, in response to the revised application for the Official Plan amendment to remove
the Aggregate Resource Area designation from Schedule B, EEPAC advised they “do not
support redesignation until such time as there is satisfactory evidence made available to the
EEPAC that the area would support development and would therefore warrant the EEPAC’s
consideration of such redesignation.”

Planning Comment: An EIS report prepared by Biologic in May 2000, adequately addresses the
features within the significant stream corridor (Vegetation Patch 07032), and was accepted by
fhe City. The open space lands located on the Phyllis Matthews property are not identified as
€SA lands; however, they are identified as river/stream corridor on Schedule B of the Official
Plan. Notwithstanding, the open space lands provide a linkage to ESA designated lands and
therefore from a long term land use planning perspective an open space linkage system that
includes the ravine/stream corridor should be established. As a result of discussions between
the applicant and Planning staff regarding the planning of the open space system, the applicant
has agreed’with staff‘s recommendation to red-line the plan to include the open space lands
within the boundaries of the draft plan. The integration of the open space lands within the
boundaries of the subdivision is an opportunity for the City to establish the desired open space
connection.

An addendum to the original geotechnical study was prepared by Trow Associates, dated
February 76, 2004. Trow’s study concludes that a properly designed filter bedlor biofilter septic
systems are not expected to detrimentally impact the groundwater aquifer. In addition, the Trow
report identified that the MOE Well records in this area revealed a pump rate of 78 to 25 gpm
based on two nearby existing wells. Based on their findings, Trow concludes that there is
sufficient groundwater in the shallow and bedrock aquifers. The geotechnical report addendum
was circulated to EEPAC on March 3, 2004 for comment. As of the date of this report, no
additional comments from EEPAC regarding the groundwater issue have been received. A
condition of draft approval is recommended that requires water quality monitoring be carried out
commencing from any site alteration until and after dwelling construction is complete to ensure
there is minimal impact to the existing wells in the area.

 On September ?6, 2004, Planning staff provided to € W A C at their meeting a copy of fhe
justification report for the removal of the Aggregate Resource Area designation prepared by
 EngPlus, dated July 28, 2004, and the clearance letter from the Ministry of Natural Resources.
 As of the date of this report, no further comments regarding the removal of the Aggregate
 Resource Area designation was received from EEPAC.
                                                                                                       11
                                        Agenda Item #   .   Page #




                                                                        39T-0351I/OZ=6558/H.McNeely



Canada Post Corporation:

“This development as described, will receive mail delivery via lot line delivery to a rural mail
receptacle supplied by the owner or developer.    “




London Hydro:

“London Hydro has no objection to this possible zoning amendment.

Servicing the        above      proposal should         present     no    foreseeable      problems;
however, London Hydro will prepare an electrical layout and submit our requirements for the
Developer’s approval as a condition of servicing and site plan approval. Any new and/or
relocation of existing electrical infrastructure at the existing residence will be at the applicant’s
expense. Note: Transformation lead times are 8-10 weeks.”




 PUBLIC                       On October 17, 2003, 24                As of the date this report was
                              liaison letters were                   prepared, twelve (12) responses
 LIAISON:
                              circulated and on October              have been received.




                              On July 21, 2004, 25 liaison
                              letters were circulated for
                              the revised application and
                              on July 31, 2004 notice
                              was given in Living in the
                              City.



 Responses: Of the twelve responses received concerning the proposed development there
 were three respondents that do not object to the proposed development, there were three
 respondents that have objections to the proposed development, and there were seven
 respondents that expressed concerns regarding possible impacts of the proposed
 development.

 The concerns expressed by the area residents are summarized as follows:
              Road access for the existing residence at 1810 Woodhull Road - subdivider is
              required to fulfill the requirements of an agreement with City
              Proposed lot sizes are not considered comparable to the existing lots on Lime
              Kiln Drive
              Possible impact on well water quality and quantity - significant water recharge
              area
              Septic system with raised beds may have impact on wells in the development
              and in the surrounding area.
               New development will have impacts on adjacent open space/ ESA lands
               Leapfrog development not good planning, and subject lands are part of urban
              growth area
               Potential traffic impacts - increase in traffic increase in speed of traffic and
               increase visibility problems
               Consider proposal premature because it is outside of the urban growth
               boundary and expressed a need for a comprehensive plan for possible
              development in the area.
                                                                                               12
                                       Agenda Item #   Page #




                                                                39T-0351I/OZ=6558/H.McNeely


                                           ANALYSIS


Existing Situation:

To the north of the subject lands is an existing 5 lot residential subdivision on Lime Kiln Drive.
The surrounding lands are comprised predominantly of agricultural operations, horse barns, and
residential dwellings.

The residential lot located at 1810 Woodhull Road originally comprised part of the subject lands
but was severed in May, 2002. The parcel at 1810 Woodhull Road is in separate ownership with
an access easement traversing the site. The balance of the 26 hectare (65.26 acre) parcel of
land owned by the applicant, including the subject site is used for agricultural purposes and is
dissected by a stream corridor. The subject parcel comprising the proposed draft plan of
subdivision is located north-west of the stream corridor. The approval of the subdivision would
in effect sever the draft plan lands from the balance of the applicant’s land holdings.
Notwithstanding the lands will become severed as a result of registration of the plan of
subdivision, the owner has submitted a separate application for land severance (B. 16/04) to
convey the lands containing the draft plan from the balance of the lands. The severance
application was revised to include the open space lands in the land holdings of the conveyed
lands. As such, to be consistent with the revised severance, the plan of subdivision was red-
line amended to include the open space lands.

The subject site is comprised of field crop, a driveway within an easement serving the existing
dwelling located at 1810 Woodhull Road, and contains a barn structure with a silo. The silo was
built in 1939; however, it has been brought to Planning staffs attention that the clay silo may
have some heritage significance and should be inventoried. It is recommended that a condition
of draft approval be included that requires the City Heritage Planner and LACH to inventory the
silo. The recommendations of staff and LACH should be implemented prior to the owner
removing/demolishingany of the on-site farm buildings.

The subject site is located within an area of archaeological potential. As such, a condition has
been included under the conditions of draft approval to address the archaeological
requirements.


Official Plan:

The subject lands are designated “Rural Settlement” on Schedule A in the Official Plan, and is
designated “Aggregate Resource Area” on Schedule B in the Official Plan. The east portion of
the plan, as red-line amended, is designated as “Open Space” in the Official Plan, and identified
as a “River / Stream Corridor” on Schedule B of the Official Plan.


Aggregate Resources -
An aggregate resource review was completed by EngPlus (July 28, 2004) as part of their
request for the Official Plan amendment to remove the Aggregate Resource designation from
Schedule B of the Official Plan. The justification report included reasons for the removal of the
designation from Schedule B based on location and the proximity to an existing subdivision and
a significant watercourse, a geotechnical investigation which did not indicate the presence of
any significant amount of aggregates and the presence of a high water table which makes the
site unsuitable for aggregate extraction, the site is too small and confined to support aggregate
extraction on a commercial scale, and the impacts of heavy truck traffic on Woodhull Road
hauling aggregates. Based on the EngPlus report, the Ministry of Natural Resources has
 provided clearance to the removal of the Aggregate Resource Area designation from Schedule
 B of the Official Plan. As such, the change to Schedule ‘B’ to the Official Plan can proceed to
remove the Aggregate Resource Area designation. EEPAC had expressed that they would not
support redesignation until there was satisfactory evidence made available to them. On
September 16, 2004, Planning staff provided to EEPAC at their meeting a copy of the
justification report prepared by EngPlus, dated July 28, 2004, and the clearance letter from the
                                                                                               13
                                      Agenda Item ##   Page #




                                                                39T-0351IIOZ-6558lH. McNeely

Ministry of Natural Resources. As of the date of this report, no further comments regarding the
removal of the Aggregate Resource Area designation was received from EEPAC.


Rural Settlement -

The Rural Settlement designation permits single detached dwellings on lots suitably sized to
allow for the proper siting and functioning of individual on-site water supply and wastewater
treatment systems. The proposed residential land use for the subject site is a permitted use in
the Official Plan, subject to meeting the required development standards.

Special Policy Section 10.1.3 in the Official Plan identifies that the lands within the Rural
Settlement designation on the subject lands may be developed for the purposes of a rural estate
residential subdivision provided an environmental impact study is undertaken prior to the
approval of the subdivision to determine measures for protection, and possible enhancement;
and that the subdivision shall consist of large rural residential lots comparable to those on the
north side of Lime Kiln Drive. The applicant has submitted an EIS as required by the OP policy.
The recommendations of the EIS have been included as conditions of draft approval. An
evaluation of the comparable lot sizes has been addressed under the subdivision design
analysis, below, of this report.


Envh-onmentalImpact Study (EIS) -

An EIS was required to evaluate the potential impacts of the subject development on the
adjacent river/stream corridor. An EIS report prepared by Biologic in May 2000, addresses the
features within the significant stream corridor (Vegetation Patch 07032), and the EIS was
accepted by the City. In response to the concerns expressed by EEPAC, UTRCA and the City,
an addendum to the geotechnical report (February 16, 2004) was submitted to confirm that the .
rear lot lines coincide with geotechnical stable top of slope and that the erosion protection
setback is not located within the lots. A site investigation was conducted by UTRCA with the
engineering consultants to confirm the rear lot lines along the west limit of the open space
lands. The applicant subsequently submitted a revised draft plan (October 4, 2004) which
incorporates the accepted rear lot lines along the open space corridor. In addition, Planning         ,
staff is recommending the open space corridor be incorporated within the limits of the draft plan.
The integration of the open space corridor not only satisfies the park land dedication
 requirements in accordance with the Planning Act, but also addresses EEPAC’s concern
 regarding the overall ESA strategy in this area. The open space lands are intended to form part
 of a larger public open space system that includes the ravinelstream corridor and the flood
 plane forest along Oxford Street W. The access connection from the developable portion of the
 subdivision to the east side of the ravine will provide the open space linkage along the east side
 of the ravine from Woodhull Road to Oxford Street W.


Draft Plan of Subdivision:

Major elements of the land use pattern proposed in the submitted plan of subdivision include 23
single detached dwelling lots, ’ residential development block, served by two local public
                                l
streets. The land use and road pattern of the draft plan is consistent with the adjacent Lime Kiln
subdivision.


Design -

Notwithstanding the proposed subdivision is a permitted use on the subject lands, the
applicant’s proposed lot sizes in the submitted draft plan are not considered to be “comparable”
in size to the lots in the Lime Kiln subdivision and therefore do not satisfy Policy 10.1.3.(1x) of
the Official Plan.

The term “comparable as it applies to the Woodhull and Lime Kiln subdivisions is being
                         I‘

characterized in different methods. The residents of Lime Kiln consider the entire legal lot as the
lot size on which ‘comparable’ should be based. However if current planning standards were
                                                                                              14
                                      Agenda Item ##   Page ##




                                                                 39T-03511/02-65581H. McNeely

applied to the Lime Kiln subdivision, the portion of lot containing the slope area would not be
included in the developable land area and the lot line would be established at the geotechnical
stable top of slope, similar to the standards being applied to the Woodhull subdivision. For the
purposes of the review to determine comparable lot sizes, Planning staff has applied the current
standards to both plans of subdivision. Specifically, the lot fabric used in the calculations for
the Lime Kiln subdivision does not include the portion of lands comprising the slope, and the
calculations have been applied to the lots on the north side of Lime Kiln, only, consistent with
the requirements in the Official Plan policy (refer to attached comparison map).


Developable Portion - Highest and Lowest Lot Sizes (m2)
       I Lime Kiln - 4398 / 2061 I Woodhull - 4231 / 2690          .   I
Developable Portion - Average Lot Size (m2)
       1 Lime Kiln - 3409           I Woodhull - 3280

Developable Portion - Median (m2)
         I
        Lime Kiln - 3590          I3140                                1
Based on the information above, a comparable lot size of approximately 4000 square metres
(13,123 square feet) is recommended for the lots which have direct exposure to the Lime Kiln
subdivision, specifically lots 1 and 21. The balance of the subdivision which comprises lots
sizes starting from 2690 square metres (8825 square feet) is supported by Planning sta
proposed lots exceed the smallest developable portion of a lot on Lime Kiln Drive. As identified
above, the smallest lot in the Woodhull subdivision exceeds the smallest lot in the Lime Kiln
subdivision by 629 square metres (2064 square feet). Red-line changes to the Woodhull draft
plan to reflect the recommended lot sizes would result in a loss of 2 lots for a total of 21 lots.

The recommended red-line changes to the draft plan to show comparable lot sizes starting at
2690 square metres (8825 square feet) is consistent with the intent of the Official Plan Policy
10.1.3, and the methodology used to establish a comparable lot area represents a fair and
reasonable approach to address the concerns of both the existing residents and the applicant.


Road Access to 7870 Woodhull Road -

As part of an agreement between the City and the applicant for the land severance at 1810
Woodhull Road, dated June 13, 2002, the applicant is required to provide an access for the
existing residential lot at 1810 Woodhull Road. The clause is identified as follows:

        “Matthews covenants and agrees to permit an access drive on the lands over the
        retained parcel (I820 Woodhull Road) from the residence on the severed parcel (I810
        Woodhull Road) to either Lime Kiln Drive or Woodhull Road, but not both at a location
        determined by her as the owner of the retained parcel.”

The proposed draft plan shows a block of land (Block 24) abutting the identified severed parcel,
described as Part 3, 33R-14928. To satisfy the conditions of the agreement, it is recommended
that Block 24 be deleted and replaced with the extension of Street B. The extension of the
public road will ensure that the parcel of land located at 1810 Woodhull Road has frontage and
access to a public road. On registration of the proposed road in the red-lined draft plan, the
existing access agreement would be given up as a public access would be available to 1810
Woodhull Road.
 COMPARISON MP
 Legend
                  New Stable Slope
                  6m Buffer
 ----             Contours
J-                Structures
1-‘               Open Space Corridor
                  MDS Buffer Ring


 -
 -
        0         MDS
                  250 Year Flood

  -               Remnant Valley Slope



  -
                  Stable Slope




  -
  “I     I
                  Toe Erosion Stable Slope
                  Top of Slope



  -
  3   206tJ..I,
                  Parcels
                  Buildable Lot Area
                  Recommended
                                      A
                                     1:3,500
                  Red-line Revisions
                                                                                              16
                                       Agenda Item #   Page #




                                                                 39T-0351IlOZ-65581H. McNeely


Parkland Dedication -

A neighbourhood park is not required for this subdivision. However, from a long term land use
planning perspective it is anticipated that an open space system that includes the ravinektream
corridor should be established in the area. As a result of extensive discusSions between the
applicant and Planning staff regarding the planning of the open space system, the applicant has
agreed with staffs recommendation to red-line the plan to include the open space lands within
the boundaries of the draft plan. To address the connection to the open space block, it is
recommended that a provision for access to the existing stream crossing should be made
between lots 14 and 15 of the plan, as red-line amended. The access provision would allow an
internal connection to the lands east of the ravine and to a future linear open space corridor. It
is recommended the draft plan be red-line amended to show the 10 metre wide access. The
access and open space lands comprise the five (5) percent parkland dedication, based on a 4:l
ratio, for the applicant’s entire land holdings at 1810 Woodhull Road. As such, upon
conveyance of the Open Space block to the City, the owner will be relieved from any further
 parkland contribution for future development on the balance of the lands. Further, the boundary
of Open Space block will constitute the development limit for the recommended plan of
subdivision as well as the development limit for the retained lands, east of the Open Space
 block.    The approved zoning setback requirements will apply from the accepted
 development/o pen space limit.

It is recommended that a condition of draft approval be included to require the access and rear
lot lines of the residential lots be monumented to identify the limits of the lots relative to the
ravinektream corridor and to control encroachments into the open space lands.


Fencing Adjacent to Woodhull Road -

Woodhull Road is classified as an arterial road on Schedule C of the Official Plan and according
to Council Policy a noise wall is required. However, it is recommended that a noise wall not be
required to be constructed on Woodhull Road at the present time given that the proposed
subdivision is located outside of the urban growth boundary and that noise typically generated
from an arterial road would not be experienced here for some time. Notwithstanding, as a
minimum it is recommended that a condition of draft approval be included requiring the
subdivider to install a fence treatment along the west limit of the plan adjacent to Woodhull
Road and the north limit of the plan adjacent to the Lime Kiln subdivision that has a consistent
treatment acceptable to the General Manager of Planning and Development. In addition, it is
also recommended that as a condition of draft approval, the owner agrees that any future noise
attenuation along the Woodhull Road frontage will be constructed on private property.

Red-line Amendments to the Draff Plan -

               i)       lot adjustments to the plan and re-label lots/blocks accordingly;


               ii)                        such that Street %” is perpendicular (at 90 degrees) to
                        re-align Street “6”
                        Street “A;

               iii)     show a minimum centreline radii (minimum inside street line radii)
                        required on Street “ A ;

               iv)      provide a widened road and tapers on both street lines of Street “ A at
                        Woodhull Road;
                                              DRAFT P!
                                                    IA         F) ZUBDlVlSlON
                                             LOT C, GORE CONCESSION
                                                 ( C E O O W C TOWNSHIP OF DMWARE)
                                                              IN   me
                                    /                  CITY OF LONDON
                                                    COUMY OF MIDDLESEX
                                                       SCALE 1:lOM) (MEKUC)


                                                            ( - H M )

                                                          J. ANDFEW SMITH
                                                       ONTARIO UND SURVROR




                                        LAND USE SCHEDULE:




Revised Draft Plan as Submitted by Applicant

            .October4, 2004

                                I
I RECOMMENDED REDlLlNE REVISIONS
I
                                                                                          39T103511            I
                                                                                                               I




                                                             I    I

                                                                          Legend
                                                                          -   Recommended Red-line Revisions
                                                                              Submitted Plan (Oct.4/04)




    I
    * Measurements shown are approximate.
                                                          SCALE 1:3,000                                   N
    LOCATION: e:\plannlng\srnith\
    Woodhull-rd\WoodhullJaport.mxd                            I       I       1 Meters
    Plot Date: Nov. 23,2004                 0   25   50     100     150      200
                                                                                                19
                                      Agenda Item #   Page #




                                                                39T-03511/02-6558/H. McNeely


              v)      show daylighting triangles at the intersection of Street “ A with Woodhull
                      Road ;

              vi)     show a daylighting triangle at the intersection of Lime Kiln Drive with
                      Woodhull Road (southeast corner) ;

              vii)    show a 0.3 m (1’) reserve along Woodhull Road abutting Lots 1-6
                      inclusive ;

              viii)   show a 0.3 m (1’) reserve along Woodhull Road abutting Lot 7;

               ix)    show a 0.3 m (1’) reserve along the north limit of lot 21 abutting Lime Kiln
                      Drive;

              )o       extend Street B to abut the adjacent residential parcel to the north-east.

               xi)     show a 10 metre wide access block between Lots 14 and 15.


Zoning:
The applicant has requested the Residential R1 (RI-I 1) Zone on the subject lands. The subject
lands are presently zoned Agricultural (AG) in By-law 8-1984 (Delaware) and a portion of land
north-east of Street B is Zoned Residential R1 Special Provision (RI-I l(8)). As such, an
amendment to delete the lands from By-law 8-1984 and an amendment to apply a new Z.-1
Zone on the lands is required. The portion of the subject lands within the R l - I l(8) is required
to be modified to be consistent with the zoning of the lands within the boundary of the draft plan.

New R? (RI-14, Rl-15, and Rl-16) Zones have been developed through the Annexed Area
Zoning By-law Program to recognize large rural lots for lots designated Rural Settlement in the
Official Plan. It is recommended that the R1-14, R1-15, and R1-15 Zones be applied to the
subject lands to ensure that the lot sizes as shown on the red-lined plan are maintained. The
intent is to have larger lots directly abutting Lime Kiln Drive (lots Iand 21) with a minimum lot
area of 4000 square metres and a transition of lot sizes with a’minimum lot area of 3000 square
metres to lot sizes of a minimum lot area of 2600 square metres on the balance of the
subdivision. The applicant has been consulted regarding the transition of lot sizes in the
subdivision and they have verbally indicated that they are in agreement with staff‘s
recommendation.

A holding provision (h) is recommended for the owner to enter into a subdivision agreement with
the City for the draft plan of subdivision.

The holding provision (h-37) is recommended to be applied to Lots 7 and 8 within the minimum
distance separation (MDS) from adjacent livestock operations at 1941 Woodhull Road and 254
Gideon Drive (refer to comparison map). It is the intent of the holding provision to restrict
building permits from being applied for on the parcels affected by MDS. The holding provision
shall not be removed until the livestock operation, or the building infrastructure capable of
housing livestock ceases to exist.


Issues:
    1.Geotechnical -
        i. Slope Stability - At the time of the circulation of the application and original
            geotechnical study, UTRCA had identified technical and policy application issues
            that were required to be addressed in an accepted final geotechnical report before
            recommending draft approval of the proposed plan of subdivision. Additional
            information that was requested by UTRCA included detailed cross sections, a plan
            illustrating the contours and slope boundaries, and additional discussion and
            recommendations respecting the potential impact of the private sewage disposal
            systems on the slopes.
                                                                                           20
                                  Agenda Item #   Page #




                                                           39T-0351IiOZ=6558/H. McNeely


          Subsequently after further consultation and site meetings with the applicant and
          consulting engineer, UTRCA confirmed that the additional information provided to
          them satisfied their concerns. Revisions to the rear lot lines abutting the
          ravinektream corridor provide the required 6 metre erosion maintenance
          allowance at the rear of lots 10 through 15. In addition, conditions of draft
          approval have been included to address UTRCAs requirements for sediment and
          erosion control, and the required approvals in accordance with the Consentation
          Authorities Act.

    ii.   Septic system - In conformity with the Official Plan, the subject subdivision is
          proposed to be developed on private services. A study prepared and certified by
          Trow Associates, dated February 16, 2004, concludes that the proposed 23 lot
          subdivision can be serviced by individual private septic systems and private water
          wells without impact on the quality and quantity of existing adjacent private water
          wells. As a condition of draft approval, the recommendations of the Trow report
          will be required to be implemented at detail design and construction of the
          development.


2. Water Quality and Quantity -

A study prepared by Trow Associates, dated February 16, 2004, has identified that the
potable water can be taken from a shallow aquifer (within 10 metres below the ground
surface). The study concludes that properly designed filter bedlor biofilter septic systems
are not expected to detrimentally impact the groundwater aquifer. As a condition of draft
approval, it is recommended that additional water quality monitoring be carried out during
and after construction to ensure minimal impact to the existing wells in the area.

The Trow report identified that the MOE Well records in this area revealed a pump rate of I 8
to 25 gpm based on two nearby existing wells. Based on their findings, Trow concludes that
there is sufficient groundwater in the shallow and bedrock aquifers.

EEPAC had expressed concerns regarding the potential for serious groundwater problems.
The comments from EEPAC were based on a report prepared by Trow Consulting
Engineers Ltd. dated January 21, 2000. The addendum to the geotechnical report, dated
February 16, 2004, discussed above, was circulated to EEPAC on March 3, 2004 for
comment. As of the date of this report, no additional comments from EEPAC regarding the
groundwater issue have been received.


3. Minimum Distance Separation (MDS) from Existing Livestock Operations -

According to the Minimum Distance Separation from Livestock Facility (MDSI), existing
                                                                              the
livestock facilities located at 1941 Woodhull Road and 254 Gideon Drive have the potential
to impact Lots 7 and 8 of the recommended proposed draft plan, as red-line amended (refer
to attached comparison map).

Given the applicant did not provide any information regarding the adjacent livestock
facilities, Planning staff determined the capacity based on the building footprint of the
buildings for horses. The capacity of the identified barns for each property were added
together to calculate the total capacity for horses on the respective property. The MDSl
calculation is based on the total livestock capacity of the livestock facilities located on the
property.

The following table outlines the MDSI calculation based on the building footprint for the
surrounding I ivestock f aciI it ies.

     Buildings       Floor Area of      Ft2 of Building      Estimated            MDSI
                     Building (ft2)       per Animal          Livestock       Calculation (m)
                                          Household           Housing
                                                             Capacity in
                                                                                             21
                                      Agenda Itern #   Page #




                                                                 39T-0351I/OZ-6558/HmMcNeely

                                                                Livestock Units
    1941 Woodhull           4103            325 ft2/horse of          13              133
        Road                                downstairs floor
                                            area, including
                                            alleys.

      309 Gideon           10980            Same as above             34              160
         Drive

1     254 Gideon
         Drive
                           29188
                                        I   Same as above
                                                                      90
                                                                                      244           I
I     148 Gideon
         Drive
                            2102
                                        I   Same as above
                                                                      6


    Note: Based on Animal Group 7 - 7 livesfock unit equals one Horse unit (MDS7 publication,
    March 1995 OMAFRA)

    The MDSI calculation for an on-site manure storage system is also applicable for the
    proposed residential development. However, for covered storage systems in MDSI the
    same measured distance applies.


    4. Public Concerns -

    In response to the expressed concerns of the public, the proposed development is
    designated to allow residential development on private services. The proposed draft plan,
    as red-line amended completes the development of the Rural Settlement designated lands
    located at the south-east corner of Oxford Street W and Woodhull Road.


    Lot Sizes -
    The Planning Division has evaluated the lot sizes between the Lime Kiln subdivision and the
    proposed subdivision. The land area used for the calculations on both plans is the
    developable land area above the geotechnical stable top of slope. It is recommended that
    red-line revisions to the Woodhull plan are required to enlarge the lots immediately adjacent
    to Lime Kiln Drive and the recommended zone for these lots would allow a minimum lot area
    of 4000 square metres. As a transition, the abutting four lots are recommended to be red-
    line amended and zoned for lot sizes at a minimum of 3000 square metre lots, and the
    balance of the lots are recommended to be red-line amended and zoned for lot sizes at a
    minimum of 2600 square metres. It is noted that all the recommended lot sizes in the
    Woodhull plan exceed the developable lot area of lot 3 on the Lime Kiln subdivision. The
    total number of units in the Woodhull plan is reduced from 23 units to 21 units.


    Servicing -

    According to a geotechnical study certified by a licensed professional engineer, the subject
    property is capable of supporting development of at least 23 lots. The study confirms that
    the installation of private water wells and septic beds for the proposed development, in
    accordance with the specifications of the geotechnical engineer, should not impact the
    quality and quantity of the ground water aquifer/supply in the surrounding area.


    Access to Woodhull Road -

    To satisfy the requirement for the provision of a road access for 1810 Woodhull Road, a red-
    line amendment to the plan is recommended to delete Block 24 and extend the bulb on
                                                                                        s
    Street B. The road extension to the limit of 1810 Woodhull will ensure that there i direct
    frontage and access to serve the existing lot.
                                                                                                                     22
                                         Agenda Item #        Page #




                                                                             39T-0351I/OZ-6558/H. McNeely

     Open Space Lands -

    Regarding the possible impacts of the development on the abutting open space lands, a
    geotechnical study has been completed and accepted by UTRCA and the City specifically to
    address the slope stability of the east' limit of the development lands. In addition, the
    applicant submitted a revised plan (October 4, 2004) which shows the accepted
    development limit. The Planning Division has also recommended that the ravine/corridor
    lands be included in the boundary of the draft plan and zoned for open space uses to ensure
    the lands are adequately protected and enhancement measures can be applied. Conditions
    of draft plan approval are also recommended to require a detailed erosion and sediment
    control plan be submitted for approval, and the submission of grading plans of the open
    space block for review and approval by the Planning Department.

     Access to Arterial Road -

     To alleviate site access visibility concerns with proposed development, access to Woodhull
     Road is limited to an internal road access (Street A) from this subdivision, only. As such, the
     lots abutting Woodhull Road will be restricted from having direct access to Woodutl Road.
     The additional 21 units to the area will result in additional traffic; however, the owner will be
     required to make some minor improvements to Woodhull Road, including additional
     pavement widening, and constructing sight daylighting triangles at the' access points to the
     subdivision to increase visibility for on-coming traffic along Woodhull Road.



I                                           CONCLUSION

The proposed draft plan of subdivision, as red-line amended, is recommended for draft
approval. The draft plan is consistent with the Official Plan. Appropriate conditions have been
included in the conditions of draft approval and requirements to be included in the subdivision
agreement. The recommended Zoning By-law amendment is in conformity with the Official Plan
and a holding provision is also recommended for minimum distance separation from existing
livestock operations. Special provisions to the Zoning on the subject lands are recommended to
maintain the lot sizes of the recommended red-lined draft plan of subdivision. The proposed
land use is compatible with the existing surrounding land uses, and conditions of draft approval
have been included requiring the owner to implement the requirements of an accepted EIS.


                                                         SUBMITTED B Y
        I



                                                         I/
    H. McNEELY                                           D. N ~ T A N L A K E
    SENIOR PLANNER                                       MANAGER OF
                                                         SUBDIVISIONS & SPECIAL PROJECTS
    SUBDIVISIONS & SPECIAL PROJECTS
                                                                                                                      ~




    RECOMMENDED BY:




             h
            L%
    R. W.PANZER

    GENERAL MANAGER OF PLANNING AND DEVELOPMENT
 lecember 2,2004
HMcN/
"Attach."
                                                                       Y:\shared\sub&spec\subdiv\2003\39T-03511 \report pc
                                                                                                   23
                                      Agenda Item #     Page #




                                                                                     McNeely
                                                                   39T-O3511/02-6558/H.

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


                 -
Andrea Gross 1810 Woodhull Road                       Don Bryant, McKenzie Lake on behalf of
Aware of proposal, however did not realize it                        -
                                                      h d r e a Gross 1810 Woodhull Road
would occur this soon. Requested
confirmation of proposed timing of
development.




                                               Matthews and the Citv.
                 -
Tony Scarpelli 2320 Lime Kiln Drive                                      -
                                               Martin Langdale 2280 Lime Kiln Drive
No objections expressed to development,
however concerned with potential impact on
water quality and quantity of wells. Requested
Notice of Decision of draft plan approval..
            -
Nan Brown 3936 Southwinds Court
Expressed concerns with proposed
application. Requested Notice of Decision of
draft plan approval.




                     -
Neville Knowles 2300 Lime Kiln Drive
Expressed concern with quantitylquality of
water. No concerns with proposed
development in general. Requested Notice of
Decision of draft plan approval.
             -
Bob Young 2250 Lime Kiln Drive                        Michael Pearce and Kathy Karn 1845 -
Expressed concerns with possible impacts of           Woodhull Rd
development on water quality/quantity,the             Expressed concern regarding water
number of proposed lots, and that the lot sizes       quality/quantity; the lot size are too small and
are not comparable to the existing lots in the        not comparable with existing lots on Lime Kiln
Lime Kiln subdivision. Requested Notice of            Drive, number of proposed lots, and protection
Decision of draft plan approval.                      of environmental area and ravine. Requested
                                                      Notice of Decision of draft plan approval.
                 -
Leslie Cornish 309 Gideon Drive                                          -
                                                      Rachel Benjamin 578 Dufferin Ave
Expressed no objection to the proposed                Expressed objection with the proposed
residential subdivision; however, requested           development and impact on agricultural lands.
that with the proposed development the water
quality and quantity be safeguarded.
                                 -
Robert and Lorraine Lukings 2250 Lime                                         -
                                                      Lori and Steve Tisdall 1941 Woodhull
Kiln Drive                                            Road
Expressed concerns regarding:                         Expressed full support for the residential
            - water - existing, and future            subdivision and confirmed that during the 7
                impacts                               generations (200 years plus) they have not
            - private septic                          experienced a shortage of quality water on
            - concern with lightslglare and           their property. They expressed that with
                traffic in this area if street        proper studies for water quality and quantity
                located opposite his lot.             the proposed development should not affect
            - Opposes intensification                 their supply of water.
                altogether
 Requested Notice of Decision of draft plan
approvaI.
                                                                                            24
                                      Agenda Item #    Page #




                                                                                   McNeely
                                                                39T-03511102-65581H.

                                     AMENDMENT NO.

                                              to the
                       OFFICIAL PLAN FOR THE CITY OF LONDON


A.   PURPOSE OF THIS AMENDMENT

     The purpose of this Amendment is:

     A.       To remove ,the Aggregate Resource Area designation of certain lands on
              Schedule B of the Official Plan for the City of London.


6. LOCATION OF THIS AMENDMENT

     1.       This Amendment applies to a portion of lands located on the south side of Oxford
              Street W, east of Woodhull Road, known municipally as 1820 Woodhull Road in
              the City of London.

C.   BASIS OF THE AMENDMENT

Schedule B of the Official Plan presently designates the subject site as Aggregate Resource
Area and is identified as being within a ground water recharge area.

An aggregate resource review was completed by EngPlus (July 28, 2004) as part of the request
for the Official Plan amendment to remove the Aggregate. Resource designation from Schedule
B of the Official Plan. The justification report included reasons for the removal of the
designation based on location and the proximity to an existing subdivision and a significant
watercourse, a geotechnical investigation which did not indicate the presence of any significant
amount of aggregates and the presence of a high water table which makes the site unsuitable
for aggregate extraction, the site i too small and confined to support aggregate extraction on a
                                   s
commercial scale, and the impacts of heavy truck traffic on Woodhull Road hauling aggregates.
Based on the EngPlus report, the Ministry of Natural Resources provided the required clearance
to change to Schedule 'B' of the Official Plan to remove the Aggregate Resource Area
designation.


D.   THE AMENDMENT

     The Official Plan for the City of London i hereby amended as follows:
                                              s
     I.        Schedule "B'l, Flood Plain and Environmental Features, to the Official Plan for
               the City of London Planning Area is amended by removing the designation from
               a portion of those lands located at I820 Woodhull Road in the City of London, as
               indicated on "Schedule I attached hereto.
                                         'I
                                                                                                            27
                                                 Agenda Item #   Page #




                                                                                       IOZ-6558/Hm
                                                                               39T-0351I         McNeely

ENACTING CLAUSE

BY-LAW NO. 2.-I


                                      CITY OF LONDON ZONING BY-LAW

                               BY-LAW NO. 2.-I                            AMENDMENT


 1)              Section 5.1 to By-law No. Z.4 (General Purpose o f the R I Zone) is amended by
                                    ....
                 adding the words “The RI-14, Rl-15 and Rl-116 Zone variations are intended t o
                 apply to large lots with single detached dwellings’’.....after the sentence. ..The R I -
                 13 Zone variation deals specifically with small lot single detached dwellings in
                 suburban areas of the City.

     2)          Section 5.3 4) is amended by adding the words.. ..”and R l -14, R’II-15, and R l -16 .*.
                 after the words Rl-6 to R l - I 1 in the title.

     3)                                       s
                 Table 5.3 to By-law No. 2.4 i amended by adding the following column containing
                 the regulations for the Residential R I (Rl -14), (Rl -15) and ( R l -16) Zones:

                                Residential R I (R1-14, R1-15, R1-16) Zones

     Column A                    0             IP              IQ
     1   RESIDENTIAL TYPE              SINGLE DETACHED DWELLING UNIT
     2   ZONES                   R1-14         I R1-15         I R1-16
~~
     3 I PERMITTEDUSES
            ~
                                               SEE SECTION 5.2
     4   LOT AREA (m2)MINIMUM                                    4000
     5   LOT FRONTAGE (ma)                                       50.0
         MINIMUM
     6   FRONTAND      LOCAL                                     6.0
         EXTERIOR      STREET
         SIDE YARD     MAIN
         DEPTH (m)     BUILDING
         MlNlMlUM
                       LOCAL     6.0             6.0             6.0      I
                       STREET
                       GARAGE
                       ARTERIAL                                  8.0
                       PRIMARY                                   7.0
                       COLLECTOR
                       SECONDARY                                 6.0
                       COLLECTOR
     I 1    I
                REAR YARD DEPTH (m)                      25% of lot depth or 10.5 m, whichever is greater
                MINIMUM
     12
                INTERIOR SIDE YARD DEPTH
                (m) MINIMUM
     ’13                                           25                         25           20
                LOT COVERAGE               (%I
                MAXIMUM
     I‘ A
                H_EIGHT (m) MAXIMUM
                                                    12.0                  I 12.0          1 12.0
                                                                          I
     IK                                             15
                PARKING AREA COVERAGE
                (%) MAXIMUM                                                   lo          15
     16         NUMBER OF UNITS PER LOT
                                                                                   I
                                                                                                Amendment No.




                                                                            SUBJECT SITE
  LOCATION                                             LEGEND
                                                                               1820 Wickerson Rd
    MAP                                                nSubject Site        FILE NO:
                                                                                                 I
                                                                                  02-6558/39T-0351                          HM
  CITY OF LONDON                                 1-1          Buildings
DEPARTMENT OF PLANNING
                                                       -
                                                       1      Water         MAP PREPARED:
                                                              Fence              2004/11/29                          CK

                                                                                           -
    AND DEVELOPMENT                          / ,$' /

                                                       --.,
                                                    :$
                                                   $,      . E;
                                                             . Vegetation
                                                                                                 1:6500
                                                                                           60     0       50   100 Melera
PREPARED BY Graphics h Informalion Serices
                                                                                               AMENDMENT No.




Remove: Aggregate Resource Area                                                     A




                                                                                                                              I


  LEGEND                                                            NATURAL HAZARDS
                                                                           FLOODLINES
                                                                                                       L
                                                                                                       +
                                                                                                        3"
                                                                                                        ":
                                                                                                       .'.
                                                                                                                           i
                                                                                                                DEFERRED AREAS
                                                                                                                                  b r




                                                                           *NOTE* Flood lines shown on this map are approximate,
                                                                           The preobe delineation of flood plain mappln is avaitable
NATURAL HERITAGE SYSTEM                                                    from the oonrsrvation authority havingjurltdPetion.
                  ESA'S                                                    FLOOD FRINGE
       ......
       , ..., .
       ......     POTENTIAL ESA'S
                                                                           *NOTE* flood Fringe map Ing for certain areas of the city le
                                                                           available from the Upper dames River Conservation Authority.
                                                                    ,&/'   100YEAR EROSION LINE
                  VEGETATION PATCHES OUISIDE ESA'S AND WETLANDS
                                                                    /\J'   FILL LINES
~~~~




                  RIVER'STREAM AND RAVINE CORRIDORS OUTSIDE
                  OF FLOOD PLAIN REGULATEDCORRIDORS                        POTENTIAL SPECIAL POLICY AREAS
                  WETLANDS CLASS 1 3 -
                  WETLANDS CLASS 4 7 -                              NATURAL RESOURCES
                  GROUND W&ER RECHARQEAREAS
                                                                    &
                                                                    v      EXTRACTIVE INDUSTRIAL

                  WOODLANDS
                                                                    w
                                                                    &      AOQREQATERESOURCEAREAS

        .&$.      POTENTIAL NATURALIZATIONAREAS AND                        ABANDONED OWGAS W E L U
                  UPLAND CORRIDORS
       ' THIS IS AN EXCERPT FROM THE PLANNING DIVISION'S WORKlNQ CONSOLIDATIONOF SCHEDULE B
        To THE CITY OF LONDON OFFICIAL PLAN, WITH ADDED NOTATIONS
                                                                                    FILE NO.

        SCHEDULE 1                                                              1       02-65 !58/39%O35II                  HM
        TO
        OFF'ICIAL PLAN
        AMENDMENT NO.
                                                                                I   MAP PREPARED:
                                                                                        November 25,2004                    CK

                                                                                I        -0          600          1000
                                                             39T-0351I          McNeely
                                                                      /02=6558/H.
ENACTING CLAUSE


                           CITY OF LONDON ZONING BY-LAW

                      BY-LAW NO. 2.4   -               AMENDMENT




Schedule "A" to By-law No. 8-1984 (former Delaware) is amended by deleting the Agricultural
(AG) Zone applicable to a portion of the subject lands located at 1820 Woodhull Road, as
shown on the map below comprising part of Zoning Map Schedule C and removing this site
from the By-law.

                            AMENDMENT TO SCHEDULE "A"




                                                                            as of 2004/09/01


   Fife Number: 39t03511 oz-6558 map b       SUBJECT SITE
   Planner: HMcN
   Date Prepared: 2004 Nov 24
   Technician:     CMH                         -
                                             SCALE 1:5000

                                             100         0          100 Meters
                                                                                   s
                                                                                             29
                                      Agenda Item #     Page #




                                                                   39T-03511/OZ-6558/HmMcNeely

ENACTING CLAUSE
                             CITY OF LONDON ZONING BY-LAW
                      D\
                      PL   ,AW NO. Z.4-                          AMENDMENT

Anne Marie DeCicco                                                           Kevin Bain


Schedule “A” to By-law No. 2.-I is amended by changing the zoning applicable to a portion of the
subject lands located at 1820 Woodhull Road as shown on the map below comprising part of Key
Map No. 42, to apply a Holding Residential R I (h.R1-14) Zone, a Holding Residential RI
Special Provision (h.Rl-I 5) Zone, a Holding Residential R1 Special Provision (h.Rl-16) Zone, a
Holding Residential R I Special Provision (h. h-37. Rl-14) Zone, and an Open Space (OS4 and        .
OSS) Zone.

                              AMENDMENT TO SCHEDULE “A”




    File Number: 39t03511 02-6558 map b               SUBJECT SITE
    Planner: HMcN
                                                      SCALE 1:5000
    Date Prepared: 2004 Nov 24/30
                                                      100         0       100 Meters
    Technician: CMH                                    I
                                                                                              30
                                         Agenda Item #     Page #




                                                                     39T-0351IlOZ-6558lH. McNeely
                                    ENACTING CLAUSE

                           CITY OF LONDON ZONING BY-LAW
                    BY-LAW NO. 2.4-                            ‘    AMENDMENT




Schedule “A”to By-law No. Z.-1 is amended by changing the zoning applicable to a portion o the
                                                                                          f
lands located at I820 Woodhull Road, as shown on the map below comprising part of Key Map
No. 42, from Residential R1 Special Provision (RI-ll(8)) Zone to a Holding Residential R1
(h.R1-15) Zone.
                                    -,

                             AMENDMENT TO SCHEDULE “A”




    File Number: 39t03511 02-6558 map a                  SUBJECT SITE
    Planner: HMcN
                                                         SCALE 1:5000
    Date Prepared: 200411U02
                                                         100         0       100 Meters
    Technician: CMHICK                                    5
                                                                                                 31
                                       Agenda Item #   Page #




                                                                 39T-0351I/OZ16558/H. McNeely

THE CORPORATION OF THE CITY OF LONDON’S CONDITIONS AND AMENDMENT TO
FINAL APPROVAL FOR THE REGISTRATION OF THIS SUBDIVISION, FILE NUMBER 39T-
03511 ARE AS FOLLOWS:

NO.    CONDITIONS

1.     That this approval applies to the draft plan, submitted by Phyllis Matthews., prepared by
       Callon Dietz., File No. 39T-03511, drawing No. X-857, as red-line amended, which
       shows 21 single detached dwelling lots, a park block, and an open space block, all
       served by 2 local public roads.

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




3.     That the road allowance included in this draft plan shall be shown and dedicated as
       public highways.

4.     That the street(s) shall be named to the satisfaction of the General Manager of Planning
       and Development.

5.     That the municipal addresses shall be assigned to the satisfaction of the General
       Manager of Planning and Development.

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

7.     That prior to final approval, the Approval Authority is to be advised by the City Clerk of
       the City of London that appropriate zoning is in effect for this.proposed subdivision.

8.     That the owner agrees in writing to satisfy all the requirements, financial and otherwise,
       of the City of London including, but not limited to, surfacing of roads, installation and
       maintenance of services, drainage and grading, tree planting and tree preservation.

9.     That the subdivision agreement between the owner and the City of London be registered
       against the lands to which it applies once the plan of subdivision has been registered.

IO.    That the owner grant to the appropriate authorities such easements as may be required
       for utility or drainage purposes.

11.    That the subdivision agreement between the owner and the municipality contain phasing
       arrangements to the satisfaction of the General Manager of Planning and Development
       and the City Engineer.

12.    The owner agrees to implement the requirements of the City of London concerning
       sedimentation and erosion control measures during all phases of construction. The
       owner’s consulting engineer shall have these requirements established and approved by
       the City Engineer, prior to any work on the site.

 13.   The owner agrees that no construction or installations of any kind (eg. clearing or
       servicing of land) involved with this plan shall be undertaken prior to obtaining all
       necessary permits, approvals and/or certificates that need to be issued in conjunction
       with the development of the subdivision, unless otherwise approved by the General
       Manager of Planning and Development in writing (eg. MOE certificates;
       City/Ministry/Agency permits: Approved Works, water connection, water-taking,
       navigable waterways; approvals: UTRCA, MNR, MOE, City; etc; etc.). No construction
       involving installation of services requiring an EA is to be undertaken prior to fulfilling the
       obligations and requirements of the Province of Ontario’s Environmental Assessment
       Act and the City of London.
                                                                                                32
                                      Agenda Item #   Page #




                                                                39T-0351I/02-6558/H. McNeely

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

15.   The owner agrees to carry out twice yearly water quality monitoring during any site
      alteration and dwelling construction and at the time of assumption by the City, to ensure
      minimal impact to the existing wells in the area.        Should any remedial works be
      required, the owner agrees to complete these works to the satisfaction of the City, at no
      cost to the City.

16.   That the owner convey the park block (Block 22), and the open space block (Block 23),
      to satisfy the required dedication under the Planning Act for 5% of the land included in
      the plan to the municipality for park purposes. The land dedication of the park block and
      open space block satisfies the parkland needs for the entire property located at 1820
      Woodhull Road.

17.   a) The subdivider agrees to submit grading plans of the park block (Block 22),for review
      and approval by the General Manager of Planning and Development.

      b) The subdivider agrees that lot and block grading plans must match adjacent
      properties including any City owned lands or future open space lands with existing
      grades along the property line. In instances where this is not practical or desirable, any
      grading into the open space shall be to the satisfaction of the General Manager of
      Planning and Development.

18.   The subdivider agrees that lot and block grading plans must match adjacent properties
      including any City owned lands or future open space lands with existing grades along
      the property line. In instances where this is not practical or desirable, any grading into
      the open space shall be to the satisfaction of the General Manager of Planning and
      Development.

19.   That prior to final approval of this plan and subject to the satisfaction of the London
      District Catholic School Board, the owner shall agree in the subdivision agreement to
      include a suitable warning clause advising future purchasers that this area may be
      accommodated in temporary facilities and/or bused outside the neighbourhood for their
      education.

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

2A.   That the owner shall carry out an archaeological survey and rescue excavation of any
      significant archaeological remains found on the site to the satisfaction of the
      Southwestern Regional Archaeologist of the Ministry of Culture; and that no final
      approval shall be given, and no grading or other soil disturbance shall take place on the
      subject property prior to the letter of release from the Ministry of Culture.

22.   The owner agrees to decommission and permanently cap any abandoned wells located
      in this plan, in accordance with current Provincial legislation, regulations and standards
      and submit the completion report to the General Manager of Planning and Development.
      It is the responsibility of the subdivider to determine if any abandoned wells exist in this
      plan.
                                                                                                33
                                      Agenda Item #   Page #




                                                                39T-03511/02-6558/H. McNeely


23.   a) Prior to any site alteration on the subject property, the owner shall allow the City’s
      Heritage Planner and/or LACH evaluate the on-site clay silo, and the Heritage Planner
      will present recommendations to the Approval Authority which may require revisions to
      the draft plan.

      b) After LACH has completed their evaluation and agreement on‘the recommendations
      of the evaluation have been resolved to the satisfaction of the General Manager of
      Planning and Development, the owner shall prior to final approval either remove,
      demolish or relocate any remnant structures that exist on the subject lands, or agree in
      the subdivision agreement to retain, remove, demolish or relocate any remnant
      structures prior to the submission of any building permits.

24.   The owner shall receive approval from the London Fire Department should any burning
      of materials on-site be contemplated.

25.   The owner shall, as part of the submission of engineered servicing drawings for this
      subdivision, implement lot grading plan incorporating the recommendations of the Trow
      report for the design and construction of the private sewage disposal systems, water
      wells and storm outlet from the subdivision.

26.   That prior to final approval, the owner agrees to pay a cost contribution in lieu of
      constructing a temporary Quality Control Stormwater Management (SWM) facility for this
      subdivision; or alternatively, have a professional engineer design and construct a Quality
      Control SWM facility located on the subject lands, to the satisfaction of the City Engineer;
      and the SWM facility will be operational to the satisfaction of the City Engineer. Should
      the owner choose to construct a temporary SWM facility, the draft plan may be required
      to be further amended to accommodate the SWM facility.

27.   Prior to final approval, if the owner chooses to construct a SWM facility the owner shall
      enter into an agreement which provides all required and adequate land dedications in
      relation to the proposed SWM facility, all to the satisfaction of the City Engineer.

28.   Prior to the submission of, engineering drawings, the owner shall have an engineer
      provide a report to address an adequate water supply system for this draft plan of
      subdivision, all to the specifications and satisfaction of the City Engineer and at no cost to
      the City.

29.   Prior to the submission of engineering drawings, the owner shall verify the adequacy of
      the decision sight distance on Woodhull Road at Street “ A . If the sight lines are not
      adequate, this access is to be relocated and/or road work undertaken to establish
      adequate decision sight distance.

30.   The owner shall dedicate sufficient land to widen Woodhull Road to 18.0 metres (60’)
      from the centerline of the original road allowance or existing road.

31.   The owner shall dedicate 6.0 m x 6.0 m “daylighting triangles” at the intersection.of Street
      “ A with Woodhull Road in accordance with the Z-I Zoning By-law, Section 4.24.

32.   The owner shall dedicate 6.0 m x 6.0 m “daylighting triangles” at the intersection of Lime
      Kiln Drive with Woodhull Road (southeast corner) in accordance with the Z-1 Zoning By-
      law, Section 4.24.

33.    Prior to the submission of engineering drawings, the owner’s professional engineer is to
       determine the need for an EnvironmentalAssessment under the Class EA requirements
       for the provision of any services related to this plan. No construction involving
       installation of services requiring an EA is to be undertaken prior to fulfilling the
       obligations and requirements of the Province of Ontario’s Environmental Assessment
       Act.

34.    That the owner conveys the park (pedestrian connection) Block 22 located between Lots
       14 and 15 to the City of London and to fence said block to the satisfaction of the
                                                                                              34
                                     Agenda Item #   Page #




                                                              39T-0351I/OZ-6558/H. McNeely

      Manager of Parks Planning and Design.

35.   That the owner agrees to erect a 1.5 metre (5 ft) high chain link fence without gates on
      Lots 7-17 adjacent to the open space to the satisfaction of the General Manager of
      Planning and Development and the owner further agrees not to submit building permit
      applications unless accompanied by certification for the said Lots that the fence has
      been installed.

36.   In accordance with the approved EIS, the owner agrees to implement the requirements
      of the City of London concerning sedimentation and erosion control measures during all
      phases of construction. The owner’s consulting engineer shall provide bi-monthly status
      reports to the Manager of Parks Planning and Design and the City Engineer ensuring the
      appropriate measures are in place and functioning, prior to and during work on the site.

37.   As part of the submission of engineered servicing drawings for this subdivision, the
      owner shall have its professional engineer design the water conveyance of the overland
      flow route to the tributary to the satisfaction of the City Engineer, and the subject lands
      comprising the Natural Heritage System component must be approved by the General
      Manager of Planning & Development. The owner agrees to implement the approved
      servicing drawings.

38.   The owner shall, as part of the submission of engineered servicing drawings for this
      subdivision, prepare a plan for the planting on the slopes to suit the existing partially
      vegetated slopes. The recommendations of the landscape plan should be designed and
      constructed with the natural heritage component to permit an ecosystem approach to
      planning.

39.   The owner agrees, that in lieu of constructing a noise attenuation wall abutting Woodhull
      Road, to complete a noise study to address any potential traffic noise mitigation
      measures. Should any physical noise attenuation features be required, the owner (and
      subsequent owners) agree to construct and maintain said physical mitigation feature on
      private property.

40.   That prior to submission of a building permit application on lots 1 to 7 inclusive and on
      lots 18, 19 and 21, the owner agrees to install a fence treatment along the west limit of
      the plan adjacent to Woodhull Road and the north limit of the plan adjacent to the Lime
      Kiln Drive subdivision, acceptable to the General Manager of Planning and
      Development. The fence treatment shall be a consistent treatment on the lots, shall be
      located entirely on private property, at the owner’s expense and maintained by the
      owner(s), all to the satisfaction of the General Manager of Planning and Development.

41.   That a detailed erosion and sediment control plan be submitted to the satisfaction of the
      UTRCA.

42.   That detailed servicing and grading plans showing the measures identified in the
      stormwater management, and sediment and erosion control plans, be submitted to the
      satisfaction of the UTRCA.

43.   That prior to final approval, the subdivider will be required to obtain all necessary
      approvals made pursuant to Section 28 of the Conservation Authorities Act to the
      satisfaction of the UTRCA. Specifically, permits will be required for the storm sewer
      outlet location, and for filling and grading activities at the rear of lots 1Ito 15.

44.   The owner agrees that no building permits will be applied for on lots 8 and 9 until the
      Holding Provision on the affected lands is removed to address Minimum Distance
      Separation (MDS) from an identified livestock operation.

45.   Prior to final approval, the owner’s consulting engineer shall ensure that increased and
      accelerated stormwater runoff from this subdivision shall not cause damage to
      downstream lands, properties or structures beyond the limits of this subdivision and
      notwithstanding any requirements of the City, or any approval given by the City Engineer,
      the subdivider shall indemnify the City against any damage or claim for damages arising
                                                                                    35
                              Agenda Item #   Page #




                                                                         McNeely
                                                       39T-03511/02-6558/H.
out of or alleged to have arisen out of such increased or accelerated stormwater runoff
from this subdivision.
                                                                                           36
                                 Agenda Item #   Page #




                                                           39T-O351l/OZ=6558/H.McNeely .

                                Appendix “39T-03511-2”
               (Municipal Requirementsfor the Subdivision Agreement)


A.   SEWERS & WATERMAINS

     I.   Sanitary:

          a)     The owner agrees, since there is no municipal sanitary outlet sewer
                 available at the present time to serve.this draft plan of subdivision, should
                 approval be granted for this draft plan of subdivision to proceed, that
                 approved private sewage disposal systems will be required for each lot
                 (each residential dwelling unit), prior to applying for a building permit.

                 The. owner agrees to ensure that any proposed systems will not
                 contaminate the area’s ground water and surrounding wells, or leach into
                 any nearby watercourses/storm sewer systems.

          b)     The owner agrees to implement the recommendations as outlined in the
                 draft “Geotechnical Assessment Recommendations for Private Sewage
                 Systems and Private Wells” (Trow Consulting Engineers Ltd., January
                 2000), should approval be granted for this development to proceed.

          c)     The owner will be required to notify each individual owner by registration
                 of a condition on title of each individual lot that they may be required to
                 connect to a municipal sanitary sewer, if available, at no cost to the City,
                 when replacement of a private sewage disposal system becomes
                 necessary.


     2.   Storm and Stormwater Manaqement:

          a)     The owner agrees that the storm outlet for the subject lands is Tributary C
                 of the Thames River as identified in the Downstream Thames
                 Subwatershed Study.

          b)     Should the owner be required to construct a temporary SWM facility, the
                 owner shall have a professional engineer design and construct the
                 proposed storm/drainage and SWMF system to service the total
                 catchments area, all to the satisfaction of the City Engineer and according
                 to the requirements of the following:

                  i)     The SWM criteria and Environmental targets for the Downstream
                         Thames Subwatershed Study;

                  ii)    The City of London SWM pond requirements (last update June
                         2003);

                  iii)   The City’s drainage By-law and lot grading standards, policies,
                         requirements and practices;

                  iv)    The Ministry of the Environment SWM Practices Planning and
                         Design Manual (2003);

                  v)     All applicable Acts, Policies, Guidelines, Standards and
                         Requirements of all relevant SWM agencies including the M.O.E.
                         and the U.T.R.C.A.

          c)      The owner agrees to promote the implementation of SWM soft measure
                  Best management Practices (BMP’s) within the plan, where possible, to
                  the satisfaction of the City Engineer. The acceptance of these measures
                                                                                     37
                            Agenda Item #   Page #




                                                                       McNeely
                                                     39T-03511/02-6558/H.
          by the City will be subject to the presence of adequate geotechnical
          conditions within this plan and the approval of the City Engineer.

     d)   The owner agrees to have a professional engineer identify the
          major/minor storm flow routes for the said catchment area, to the
          satisfaction of the City Engineer.

     e)   The owner agrees to have a professional geotechnical engineer ensure
          that all geotechnical issues related to slope stability are adequately
          addressed and that all required maintenance, erosion and structural
          setbacks for the subject lands are ensure, all to the satisfaction of the City
          Engineer and the Upper Thames River Conservation Authority.

     9     Should the owner be required to construct a temporary SWM facility, the
           owner’s professional engineer shall submit a Monitoring and Operation
           Procedure Manual for the maintenance and monitoring program of the
           SWMF in accordance with the City’s “Monitoring and Operational
           Procedure for Stormwater Management Facilities” prior to the issuance of
           a Certificate of Conditional Approval, all to the satisfaction of the City
           Engineer. The program will include but not be limited to the following:

           0        A work program manual for the maintenance and monitoring of
                    this facility;

           ii)      Protocol of sediment sampling and recording of sediment
                    accumulation volumes;

           iii)     Storage and discharge monitoring.

     g)    Should the owner be required to construct a temporary SWM facility, the
           owner, following construction and prior to the assumption of the SWMF,
           agrees to complete the following, all to the satisfaction of the City
           Engineer and at no cost to the City:

           i)       Operate, maintain and monitor the SWMF in accordance with the
                    approved maintenance and monitoring program and the City’s
                     Monitoring and 0perat ionaI Procedure for Stormwater
                    Management Facilities”;

           ii)      Have a professional engineer submit semi-annual monitoring
                    reports in accordance with the approved maintenance and
                    monitoring program and the City’s “Monitoring and Operational
                    Procedure for Stormwater Management Facilities” to the City
                    Engineer for review and approval.

3.   Water Mains:

     a)    The owner shall either extend the existing 600 mm (24”) diameter water
           main on Westdel Bourne at Oxford Street West or have an engineer
           provide a report to address an adequate water supply system for this draft
           plan of subdivision, all to the specifications and satisfaction of the City
           Engineer and at no cost to the City.

4.   General:

     a)    The owner, prior to final approval of this draft plan of subdivision, shall
           complete the following:

           ii)      conduct soil testing to confirm that the lot sizes are adequate to
                    support the individual private sewage disposal systems;

           ii)      establish a satisfactory water supply system.
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                 The owner shall adjust the lot sizes, as necessary, should the lot sizes
                 not be adequate to support the installation of private services.

          b)     The owner agrees to make arrangements with the affected property
                 owner(s) for the construction of any portions of the outlet sewers situated
                 on private lands outside this plan, and to provide satisfactory easements
                 over the sewers as necessary, all to the specifications of the City
                 Engineer.

          c)     The owner agrees that once construction of any future municipal services
                 to be assumed, ie: water, storm or sanitary, to service the lots or blocks
                 in this plan is completed and any proposed relotting of the plan is
                 undertaken, all the previously installed services must be reconstructed in
                 standard location, in accordance with the approved final lotting and
                 approved revised servicing drawings, all to the specifications of the City
                 Engineer and at no cost to the City.


B.   STREETS, TRANSPORTATION & SURVEYS

     I.   Roadway Alignments and Geometries:

          a)     The cul-de-sac on Street “B”is to be constructed in accordance with City
                 of London Standard DWG. SR-5.0. The subdivider may provide a raised
                 circular center island (R=8.0 m) within the cul-de-sac(s) as an option.


          b)     All streets with bends of approximately 90 degrees are to have a
                 minimum inside street line radius in accordance with the following
                 standards:

                                 Road Allowance                S/L Radius
                         i)            20 m                       9.0 m
                         ii)           19 m                       9.5 m
                         iii)          18 m                      10.0 m

          c)     At ‘tee’ intersections, the projected road centerline of the intersecting
                 street is to intersect the through street at 90 degrees with a minimum 6
                 metre (20’) tangent being required along the street lines of the
                 intersecting road.

     2.   Minimum Centreline of Road Radii:

          All streets in the subdivision are to have centerline radii which conform to the City
          of London Standard “Minimum Centreline Radii of Curvature of Roads in
          Subdivisions.”

     3.   Road Widths:

          a)     Streets “ A and “B” are to have a minimum road pavement width
                 (excluding gutters) of 6.0 metres (19.7’) with a minimum road allowance
                 of 18 metres (60’).

          b)     Street “A” from Woodhull Road to 30 metres (100’) east is to have a
                 minimum road pavement width (excluding gutters) of 10.0 metres (32.8’)
                 with a minimum road allowance of 21.5 metres (70’). The widened road
                 on Street “ A is to be equally aligned from the centerline of the road and
                 tapered back to the 6.0 metres (19.7’) of road pavement width (excluding
                 gutters) and 18.0 metres (60’) of road allowance for this street with 30
                 metre (I tapers on both street lines.
                          00’)
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                                                                               McNeely
                                                            39T=03511/02=6558/H.

                  The costs incurred for providing the additional pavement widening be
                  solely at the developer’s expense. These costs will not be claimable from
                  the Urban Works Reserve Fund.

     4.    Boundarv Road Works:


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

     5.    Vehicular Access:

           The owner agrees that no vehicular access will be permitted to Lots Ito 7 along
           Woodhull Road. All vehicular access is to be via the internal subdivision streets,
           Street “A”.

     6.    Construction Access/TemDorarv/SecondAccess Roads:

           The owner agrees that, in the event that an emergency access is’required for this
           subdivision, this requirement will be subject to satisfying the City Engineer with
           respect to all technical aspects, including adequacy of site lines, provision of
           channelization, adequacy of road geometries and structural design etc.

     7.    Street Lighting:

           The owner will be required to install street lighting at Street “ A and at Lime Kiln
           Drive only abutting this subdivision as determined to be warranted by and to the
           specifications of the City Engineer.

           The costs incurred for providing street lights will be solely at the developer’s
           expense. These costs will not be claimable from the Urban Works Reserve
           Fund.

     8.    General:

           a)      The area of all blocks, except street widenings and reserves, shall be
                   shown on the plan to be registered.

           b)      Blocks for 0.3 m (I,)
                                       reserves will be required at the following locations:
                   i)     along the west limit of Lots 1-6 inclusive on this draft plan of
                          subdivision;
                   ii)    along the west limit of Lot 7 on this draft plan of subdivision


C.   GENERAL CONDITIONS

      I.   The owner agrees to have the common property line of Woodhull Road graded in
           accordance with the City of London Standard “Subdivision Grading Along Arterial
           Roads” at no cost to the City, except as permitted otherwise by the Urban Works
           Reserve Fund By-law.

           Further, the grades to be taken as the centerline line grades on Woodhull Road
           are the future centerline of road grades as determined by the owner’s
           professional engineer and accepted by the City Engineer. From these, the
           owner’s professional engineer is to determine the elevations along the common
           property line which will blend with the reconstructed road.

     2.    a)      The owner agrees to advise the City in writing at least two weeks prior to
                   connecting, either directly or indirectly, into any unassumed services
                   constructed by a third party, and to save the City harmless from any
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                            Agenda Item #   Page #




                                                     39T-03511/OZ-6558/HmMcNeely

            damages that may be caused as a result of the connection of the services
           .from this subdivision into any unassumed services.

            Prior to connection being made to an unassumed service, the following
            will apply:

            i)     The unassumed services must be completed and Conditionally
                   Accepted by the City;
            ii)    The owner must have a video inspection completed on all affected
                   unassumed sewers;

     b)     The owner further agrees to pay a proportional share of the operational,
            maintenance and/or monitoring costs of any affected unassumed sewers
            or SWM facilities (if applicable) to third parties that have constructed the
                                                              s
            services and/or facilities, to which the owner i connecting. The above-
            noted proportional share of the cost shall be based on contributing flows
            for sewers or on storage volume in the case of a SWM facility. The
            owner’s payments to third parties, shall:

            i>     commence upon completion of the owner’s service work
                   connections to the existing unassumed services; and
            ii)    continue until the time of assumption of the affected services by
                   the City.

3.   With respect to any services and/or facilities (to be assumed by the municipality)
     constructed in conjunction with this plan, the owner agrees to permit the
     connection into and use of the subject services and/or facilities by outside
     owners whose lands are served by the said services and/or facilities, prior to the
     said services and/or facilities being assumed by the City.

     The connection into and use of the subject services by an outside owner will be
     conditional upon the outside owner satisfying any requirements set out by the
     City, and agreement by the outside owner to pay a proportional share of the
     operational maintenance and/or monitoring costs of any affected unassumed
     services and/or facilities.

4.   The owner agrees to construct all municipal services, including boulevard tree
     planting, for the subject lands at the sole expense of the subdivider. The details
     of the services required will be established by the City Engineer after particulars
     of engineering design are provided by the subdivider, in accordance with the
     policies and standards of the City prevailing at the time the Subdivision
     Agreement is approved by City Council. The provisions of all general by-laws,
     policies and guidelines, as amended from time to time, including those pertaining
     to development charges and other levies, shall continue to apply to the subject
     lands and shall not be affected by any subdivision requirements respecting
     services.

5:   The owner agrees that if, during the building or constructing of all buildings or
     works and services within this subdivision, any deposits of organic materials or
     refuse are encountered, these deposits must be reported to the City
     EngineerlChief Building Official immediately, and if required by the City
     EngineeChief Building Official, the owner/contractor will, at his own expense,
     retain a professional engineer competent in the field of methane gas to
     investigate these deposits and submit a full report on them to the City
     EngineerIChief Building Official. Should the report indicate the presence of
     methane gas then all of the recommendations of the engineer contained in any
     such report submitted to the City EngineedChief Building Official shall be
     implemented and carried out under the supervision of the professional engineer,
     to the satisfaction of the City Engineer/Chief Building Official and at the expense
     of the owner/contractor, before any construction progresses in such an instance.
     The report shall include provision for an ongoing methane gas monitoring
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                              Agenda Item #   Page #




                                                        39T-0351I/OZ=6558/H.McNeely

      program, if required, subject to the approval of the City Engineer and review for
      the duration of the approval program.

      If a permanent venting system or facility is recommended in the report, the
      subdivider further agrees to register a covenant on the title of each affected lot
      and block to the effect that the owner of the subject lots and blocks must have
      the required system or facility designed, constructed and monitored to the
      specifications of the City Engineer, and that the owners must maintain the
      installed system or facilities in perpetuity at no cost to the City. The report shall
      also include measures to control the migration of any methane gas to abutting
      lands outside the plan.

6.    The owner agrees to provide inspection during construction by its professional
      engineer for all work to be assumed by the City, and have its professional
      engineer supply the City with a certificate of compliance upon completion in
      accordance with the plans approved by the’City Engineer.

7.    Minimum side yard setbacks will be required as specified by the City Engineer for
      buildings which are adjacent to rear yard catch basin leads which are not
      covered by an easement on lots in this plan.

8.    The owner agrees to have its engineer notify existing property owners in writing,
      regarding the sewer and/or road works proposed to be constructed on existing
      City streets in conjunction with this subdivision, all in accordance with Council
      policy for “Guidelines for Notification to Public for Major Construction Projects”.

9.    The owner will be required to plant boulevard trees along existing roads abutting
      this subdivision in accordance with the City’s tree planting guidelines, all at no
      cost to the City and as specified by the City Engineer.

IO.   The owner will be required to resubmit a revised draft plan for this subdivision to
      the Environmental and Engineering Services Department (Development Services
      Division) showing any amendments or revisions made to this plan as a result of
      any requirements and/or conditions covering the plan, or otherwise (ie.
      subdivider initiated).

11.   The owner agrees that, should this plan be developed in stages, 0.3 m reserves
      will be required at the end of all dead-end road allowances, across future road
      connections and along any open sides of road allowances.

      Permanent reserves are to be located outside the road allowance, temporary
      reserves are to be allocated from the road allowance and form part of the design
      width.

      Reserve blocks should be separated into parts where it is anticipated that it
      would facilitate future development of abutting lands.

12.   In the event that an existing well in this plan is to be kept in service, the City
      accepts no responsibility for the well, and makes no assertion, implied or
      otherwise, about the quantity or quality of water available in the well. Further, the
      owner of the well accepts all resporlsibility for protecting the well and the
      underlying aquifer from any development activity.

13.   The owner agrees that in accordance with By-law C.P. 1440-167, since this plan
                                                                      s
      is located beyond the limits of the 20 year growth boundary, it i not eligible for
      any claims to be paid from the City’s Urban Works Reserve Fund.

				
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