Planning Justification Report...332 Central Avenue, London, ON Zelinka Priamo Ltd. Page 5 Figure 3 – Subject Lands (Looking north on Waterloo Street– photo taken July 24 th, 2019)

Planning Justification Report August 22, 2019 332 Central Avenue, London, ON

Zelinka Priamo Ltd. Page i

Planning Justification Report 332 Central Ave. City of London Mr. Tao Tran

August 2019


Zelinka Priamo Ltd. Page ii

TABLE OF CONTENTS

Page No.

1.0 INTRODUCTION .................................................................................................. 3 2.0 THE SUBJECT LANDS ....................................................................................... 3 3.0 SURROUNDING LAND USES ............................................................................. 6 4.0 PROPOSED APPLICATION ................................................................................ 6 5.0 PLANNING POLICY ANALYSIS .......................................................................... 8 5.1 2014 Provincial Policy Statement (PPS) ............................................................... 8 5.2 the 1989 City of London Official .......................................................................... 11 5.3 The London Plan ................................................................................................ 13 5.4 the West Woodfield Heritage Conservation District Plan ..................................... 14 5.5 the City of London Zoning By-Law ...................................................................... 15 6.0 ADDITIONAL CONSIDERATIONS .................................................................... 16 6.1 Servicing ............................................................................................................. 16 6.2 Parking ............................................................................................................... 16 7.0 CONCLUSIONS ................................................................................................. 16


Zelinka Priamo Ltd. Page 3

1.0 INTRODUCTION

Zelinka Priamo Ltd., on behalf of Mr. Tao Tran, has made an application to amend the City of London Zoning By-Law for the lands located at 332 Central Avenue (the “subject lands”) in the City of London. The purpose of the proposed amendment is to re-zone the lands to add an additional use to the range of permitted uses in the existing “Office Conversion (OC2)” zone. The purpose of the proposed Zoning By-Law Amendment is to allow for a Personal Service Establishment within the permitted uses of the OC2 zone on the subject lands.

The purpose of the following land use Planning Justification Report is to evaluate the proposed Zoning By-Law Amendment for the subject lands within the context of existing land use policies and regulations, including the Provincial Policy Statement, the City of London Official Plan, the new Official Plan (The London Plan), the West Woodfield Heritage Conservation District Plan, and the City of London Zoning By-law.

2.0 THE SUBJECT LANDS

The subject lands consist of a single, rectangular shaped parcel at the northwest corner of Central Avenue and Waterloo Street (Figure 1).

Figure 1 – Subject Lands



The subject lands are within the West Woodfield Heritage Conservation District. The subject lands have a total frontage of approximately 10.6m (34.8ft) along Central Avenue and a total area of approximately 465.2m2 (5,007.4ft2). The depth of the parcel is approximately 43.8m (143.7ft).

The lands are currently occupied by a free-standing building is used for offices on the main floor and a residential unit on the upper floor (Figures 2). Vehicular access is currently provided directly on Waterloo Street, as well as through a rear lane access road (Figure 3 and 4).

Full municipal services are available to the subject lands. The subject lands are designated “Low Density Residential” in the 1989 City of London Official Plan; are within the “Neighbourhoods” Place Type at the intersection of two “Neighbourhood Connector” Street Classifications in The London Plan; and are currently zoned “Residential 3 (R3-2(6))” and “Office Conversion (OC2)” in the City of London Z.-1 Zoning By-Law.

Figure 2 – Floor Plan of existing building



Figure 3 – Subject Lands (Looking north on Waterloo Street– photo taken July 24th, 2019)

Figure 4 – Subject Lands (Looking west on rear access lane– photo taken July 24th, 2019)



3.0 SURROUNDING LAND USES

Land uses surrounding the subject lands consist of primarily “Low Density Residential” in the form of single-detached dwellings; “Multi-Family, High Density Residential across the street on Central Avenue (Granite House – 311 Central Avenue) to the south; additional High Density Residential land use is also located further east to the subject lands; Open Space is located to the southwest of the subject lands (Victoria Park); further to the south is Downtown Area designations which includes a mix of office and retail uses (City Hall, London Life, Centennial Hall, various restaurants. The Richmond Row corridor west of the subject lands has a similar mix of commercial/office/retail/residential uses.

The subject lands are located at the intersection of two local roads within walking distance of Richmond Street (arterial).

Figure 5 – Surrounding Land Uses

4.0 PROPOSED APPLICATION

The proposed Zoning By-Law Amendment seeks to re-zone the subject lands to permit an additional use. The proposed use would be classified as a Personal Service Establishment within the definitions of the Zoning By-law. The site specific zone “Office Conversion (OC2(_))” would then permit professional offices, in existing buildings together with at least one dwelling



unit; service offices; and, personal service establishment. The proposed Zoning-By-law Amendment is not to compromise the exterior structure of the building but simply permit a hair studio and spa establishment within the existing building on the first floor. The owner of the property will use the upper floor for their living area. Parking is proposed to remain unchanged aside from the removal of two spaces which are considered non-conforming when analyzing the Site Plan Control By-Law (see attached Existing Conditions Plan).

It is proposed that the range of permitted uses be expanded on the subject lands in order to remain economically viable within the marketplace and maintain the planned function of the subject lands.

Figure 6 – Surface parking on the subject lands (photo taken July 24th, 2019)



Figure 7 – Surface parking on the subject lands (photo taken July 24th, 2019)

5.0 PLANNING POLICY ANALYSIS

5.1 2014 PROVINCIAL POLICY STATEMENT (PPS)

The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act “provides policy direction on matters of provincial interest related to land use planning” in order to ensure efficient, cost-effective development and the protection of resources. All planning applications, including Zoning By-Law Amendment applications, are required to be consistent with these policies.



In this section, relevant policies are bordered and in italics, with discussion on how the proposed application is consistent with that policy immediately after:

Section 1.1.1

Healthy, liveable and safe communities are sustained by:

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

The additional use that is proposed for the subject lands is similar, consistent, and compatible with the range of office conversions along this portion of Central Ave. Given the compatibility of proposed additional use, the proposed Zoning By-Law Amendment contributes to an appropriate range and mix of employment uses (office uses) to meet the long-term needs of the local and regional area.

Section 1.1.3.2

Land use patterns within settlement areas shall be based on:

a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service

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

5. are transit supportive, where transit is planned, exists or may be developed;

The subject lands are currently operating as an office building with a residential unit on the upper floor. There are no plans to develop the exterior of the building and will be using existing infrastructure and services proximate to Richmond Street (transit supportive).

Section 1.3.1

Planning authorities shall promote economic development and competitiveness by:

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

A greater economic competitiveness, diversity, and prosperity is promoted through the proposed additional use. This use provides opportunities to grow the existing economic base



along Central Ave. in the West Woodfield Heritage District. The similar, consistent, and compatible proposed land use is complementary with the range of employment uses (office uses) to support economic development and growth for both residents and future businesses on the subject lands.

Section 1.7.1

Long-term economic prosperity should be supported by:

a) promoting opportunities for economic development and community investment-readiness.

The purpose of the proposed Zoning By-Law Amendment is to facilitate a Personal Service Establishment on the subject lands. The proposed additional use allows for a new spa/salon use to be permitted within the existing building, promoting economic development.

Section 2.6.1

Significant built heritage resources and significant cultural heritage landscapes shall be conserved.

Section 2.6.3

Planning authorities shall not permit development and site alteration on adjacent lands to protected heritage property except where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved.

The subject lands are designated under Part V of the Ontario Heritage Act as it is within the West Woodfield Heritage Conservation District.

The significant built heritage resources will be conserved as there are no proposed alterations to the exterior of the building or the property. The heritage attributes of the adjacent properties will be conserved because there are no proposed exterior site alterations. Therefore the propose Zoning By-law Amendment is consistent with Section 2.6.1 and 2.6.3 of the PPS.

Based on the above, the proposed Zoning By-Law Amendment is consistent with the intent and the policies of the 2014 Provincial Policy Statement.



5.2 THE 1989 CITY OF LONDON OFFICIAL

The subject lands are designated “Low Density Residential” according to “Schedule ‘A’ – Land Use” in the 1989 City of London Official Plan (Figure 6), and fall under the policies of Section 3.2. Under Section 3.1.1 the intent of lands designated residential:

viii) Support the provision of services and amenities that enhance the quality of the residential environment.

ix) Encourage the maintenance and preservation of buildings and/or areas considered by Council to be architecturally and/or historically significant to the community.

Providing this proposed personal service establishment would benefit surrounding neighbors while maintaining the existing built form and streetscape.

Figure 8 – 1989 City of London Official Plan (Excerpt)



Section 3.1.2 sets out objectives for all low density residential land uses. Of note are the following objectives:

i) Enhance the character and amenities of residential areas by directing higher intensity uses to locations where existing land uses are not adversely affected.

ii) Encourage the development of subdivisions that provide for energy conservation, public transit, and the retention of desirable natural features.

The proposed Zoning By-Law Amendment is consistent with these objectives by providing an additional use that serves the needs of nearby residents, as well as passing traffic, in order to strengthen the vitality of London’s central core.

Policies for lands designated “Low Density Residential” promote development which shall enhance the character of the residential area. Certain secondary uses of a non-residential nature which are integral to, and compatible with, a neighbourhood environment, are also permitted (Section 3.2). The proposed additional use is compatible with the surrounding neighbourhood and provides a personal service to residents in the immediate area which does not compromise the aesthetic or character of the West Woodfield Heritage District.

Primary permitted uses within the “Low Density Residential” land use designation include single detached; semi-detached; and duplex dwellings; multiple-attached dwellings, such as row houses or cluster houses provided they do not exceed site specific maximum densities. Secondary uses permitted include group homes, home occupations, community facilities, funeral homes, and office conversions. The proposed office conversion with an accessory dwelling unit is therefore permitted in the Low Density Residential land use designation.

There is no external development or construction proposed for the existing building aside from new signage for the proposed personal service establishment. There are no additional shadowing impacts aside from what currently exists. The existing parking area is screened from Centre Ave. however the existing building is prominent along the streetscape.

Section 13.2.3 of the 1989 City of London Official Plan states that no alteration, removal or demolition shall be undertaken which would adversely affect the reason(s) for designation. As a result of this Zoning By-law Amendment application there are no proposed alterations and no proposed demolition which will alter the heritage qualities of the subject lands.

Section 13.3.8.4 of the 1989 City of London Official Plan identifies the policy related to the West Woodfield Heritage Conservation District and the visual consistency of architecture in the district with a large number of converted dwellings which have retained their original architectural integrity. The proposed Zoning By-law Amendment to add a Personal Service Establishment is



considered an office conversion which will retain its exterior architectural integrity and will remain consistent with the style of the neighbourhood and integrity of the West Woodfield Conservation District.

Given the analysis above, the proposed additional use is consistent with the “Low Density Residential” land use policies. As such, a Zoning By-Law Amendment to permit the proposed additional use is consistent with the policies and intent of the 1989 City of London Official Plan.

5.3 THE LONDON PLAN

The subject lands are identified within the “Neighbourhoods” Place Type (Figure 7) at the intersection of two “Neighbourhood Connector” Street Classifications. As of the date this report was prepared, it is our understanding that many of the “Neighbourhoods” Place Type policies are still under appeal. However, development proposals are to have regard for policies contained within The London Plan.

The intent of the “Neighbourhoods” Place Type is to provide a strong neighbourhood character, sense of place and identity; provide attractive streetscapes, buildings, and public spaces; provide well-connected neighbourhoods, from place to place within the neighbourhood and to other locations in the city such; provide easy access to daily goods and services within walking distance; and, employment opportunities close to where we live (Policy 916). The proposed additional use is consistent with the intent of the Place Type by adding to the mix and range of uses on the subject lands. Central Ave. and Waterloo Street are in London’s central core which has access to public transit, sidewalks, and paved bicycle pathways.

Section 1033 of the London Plan outlines policies which apply to the West Woodfield Heritage Conservation District. These policies are under appeal according to the consolidated May 23rd, 2019 version of the plan and therefore the policies in Section 13.3.8.4 of the 1989 City of London Official Plan will apply.



Figure 9 – The London Plan: Place Types (Excerpt)

The “Neighourhoods” Place Type policies for Central London permit triplexes; small-scale community facilities; fourplexes; stacked townhouses; low-rise apartments as primary uses and mixed-use buildings and low-rise apartments as secondary permitted uses (Table 10). The proposed additional use is consistent with the permitted uses listed above as it would be considered a mixed use building with an accessory residential unit.

For the reasons noted above, the ZBA to permit an additional use is consistent with the intent and policies of The London Plan.

5.4 THE WEST WOODFIELD HERITAGE CONSERVATION DISTRICT PLAN

Section 4.2.1 and Section 4.3 of The West Woodfield Heritage Conservation District Plan governs the policies for alterations and new developments within the neighbourhood of the subject lands and its designated properties. Alterations to the subject lands are internal to the building and will not alter the structural or architectural integrity of the building. There are no proposed additions, demolitions or alterations to the exterior of the building, and no new buildings proposed. As such, the building will remain compatible with the existing streetscape



and adjacent context. Therefore the proposed ZBA is consistent with the West Woodfield Heritage Conservation District Plan.

5.5 THE CITY OF LONDON ZONING BY-LAW

The subject lands are currently zoned “Residential 3 (R3-2(6))” and “Office Conversion (OC2)” in the City of London Z.-1 Zoning By-Law (Figure 9). The OC2 zone currently permits professional offices in existing buildings together with at least one dwelling unit; and, service offices in existing buildings together with at least one dwelling unit. The R3-2(6) zone permits single-detached dwellings; semi-detached dwellings; duplex dwellings; triplex dwellings; converted dwellings; and, fourplex dwellings. It is proposed that Personal Service Establishment use be added to the list of permitted uses within the OC2 zone, thus creating a site specific zone regulation OC2(_). As such, a Zoning By-Law Amendment is required.

Figure 10 – City of London Zoning By-Law (Excerpt)

The proposed additional use is appropriate for the subject lands and is permitted in both the 1989 City of London Official Plan and The London Plan. The proposed Zoning By-Law Amendment allows for more efficient utilization of the subject lands and provides a service



which is not found in the immediate area. The proposed additional use is similar, consistent, and compatible with the existing range of uses along this portion of Central Ave.

6.0 ADDITIONAL CONSIDERATIONS

6.1 SERVICING

Full municipal services are located along Central Avenue or via Waterloo Street. The proposed additional use will make efficient use of these existing municipal services.

6.2 PARKING

The existing parking on the property serves as an adequate number of parking spaces for the existing use. With the addition of a personal service establishment use and the conversion of the building into a spa and salon, the parking number will continue to function as a sufficient number of spaces. In the foreseeable future, the site will have access to parking spaces on-site and within the City’s boulevard. The location of the subject lands is within the primary transit area with access to public transit, it is pedestrian friendly and has access to alternative parking on Central Avenue.

7.0 CONCLUSIONS

The proposed Zoning By-Law Amendment to re-zone the subject lands to add a personal service establishment to the range of permitted uses is intended to allow for greater mix and range of services in Central London. The additional use proposed is contemplated by both the 1989 City of London Official Plan, The London Plan and the West Woodfield Heritage Conservation District Plan. The proposed re-zoning of the subject lands is consistent, similar, and compatible with the surrounding uses along Central Avenue and is a use which can be supported in Central London.

As discussed above, the proposed Zoning By-Law Amendment is consistent with the intent and policies of the 2014 Provincial Policy Statement, the 1989 City of London Official Plan, and The London Plan, and represents good planning practice.

Documents

Planning Justification Report...332 Central Avenue, London, ON Zelinka Priamo Ltd. Page 5 Figure 3 – Subject Lands (Looking north on Waterloo Street– photo taken July 24 th, 2019)