SUNNINGDALE COMMUNITY PLAN

Prepared by:

City of London

Department of Planning and Development

June, 1998

Surmingdale Community Plan

TABLE OF CONTENTS

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

2.0 BACKGROUND AND PLANNING CONTEXT .....................................................................1

2.2 Study Area ......................................................................................................................3

3.0 COMMUNITY PLAN RECOMMENDATIONS ......................................................................4

3.1 Recommended Amendments to the City of London Official Plan and Official Plan

Amendment No. 88 ..................................................................................................4

3.2 Community Plan Recommendations ..............................................................................5

3.3 Surmingdale Community Plan .......................................................................................6

4.0 COMPONENT STUDIES .........................................................................................................6

4.1 Land Needs Requirement Study .....................................................................................7

4.2 Community Facilities .....................................................................................................9

4.2.1 Community Recreation Facilities ....................................................................9

4.2.2. School Requirements ....................................................................................9

4.2.3 Library Services ............................................................................................10

4.2.4 Emergency Services ......................................................................................10

4.2.5 Transit ...........................................................................................................10

4.2.6 Parks and Open Space ...................................................................................10

4.2.7 Community Linkages ....................................................................................11

4.3 Natural Heritage Study .................................................................................................11

4.3.1 ESA Evaluation Criteria ...............................................................................12

4.3.2. Environmental Management Strategy ..........................................................13

4.3.2 Medway Valley ESA Protection ...................................................................16

4.3.3 Medway Valley ESA Management ...............................................................17

4.3.4 Development Area Requirements .................................................................17

4.4 Servicing ......................................................................................................................17

4.4.1 Sanitary Sewerage Servicing .........................................................................17

4.4.2 Water Supply and Distribution Servicing .....................................................18

4.4.3 Stormwater Management and Servicing .......................................................18

4.5 Transportation ..............................................................................................................19

4.5.1 Road Network ...............................................................................................19

4.5.2 Collector Streets ............................................................................................19

4.5.3 Arterial Roads ...............................................................................................19

4.5.4 Transit ...........................................................................................................20

4.6 Archaeological Assessment .........................................................................................20

4.7 Land Use Plan ..............................................................................................................20

4.7.1 Community Plan Framework ........................................................................21

4.7.2 Low Density Residential Land Uses .............................................................224.7.3 Medium Density Residential Land Uses .......................................................224.7.4 Neighbourhood Shopping Areas ..................................................................22

4.8 Development Phasing .................................................................................................234.9 Financial Impact Study ...............................................................................................23

5.0 IMPLEMENTATION ..............................................................................................................235.1 Official Plan Amendments ...........................................................................................235.2 Plans of Subdivision ....................................................................................................235.3 Zoning By-law Amendments .......................................................................................245.4 Site Plans ......................................................................................................................24

6.0 CONCLUSION ........................................................................................................................ 24

SUNNINGDALE COMMUNITY PLAN

1.0 INTRODUCTION

The preparation of the Community Plan for the Sunningdale Planning Area was undertaken on

the basis of the Community Planning Process Guidelines adopted by the City of London Council

on March 1 g, 1996. Under these Guidelines, the process is a co-operative approach which

involves the municipality and the land owner group within the Sunningdale portion of the urban

growth boundary of the annexed area, and the citizens. This was a "developer-led" community

plan process (under the Guidelines) which was initiated in order to meet the time lines of the land

owners and recognizing that fewer government resources are available to undertake a detailed

area planning process. In that regard, the land owner group financed the component studies

which were in turn reviewed and assessed by municipal staff and used in the preparation of the

comprehensive community plan. The land owners group was represented primarily by the

Sunningdale Golf Club. The lead consultant for the land owners was C.E. Knutson and

Associates Inc. A parallel municipal planning process identified issues and municipal interests,

co-ordinated the department and agency responses, and guided the public participation process.

Due to the absence of an acceptable financial agreement (to allow for the equitable distribution of

faciiities and land uses) among the consortium of land o~vners, the City of London Plarming Staff

managed the preparation of the final land use plan.

A Terms of Reference document was prepared to specify the requirements, exceptions, approach,

and products which were to be provided to the City in order to allow Planning Staff to

recommend a final community plan to City Council and prepare an amendment to the Official

Plan. The Terms of Reference were prepared during the summer of 1996 and was presented in

draft form to the Planning Committee in September of 1996. A public consultation meeting was

held at the Forest City Bible Church in January of 1997 in order to receive public comments on

the draft Terms of References. Taking into account the input from that meeting, and input from a

community interest group concerned with all of the other community planning areas, revisions

were made to the Terms of Reference during the Winter of 1997. On April 7, 1997, Council

adopted the final Terms of Reference.

2.0 BACKGROUND AND PLANNING CONTEXT

The Sunningdale Community Planning Area is comprised of those lands located north of

Fanshawe Park Road to the northerly City boundary, between Wonderland Road and Richmond

Street. A majority of the lands are undeveloped, and lands north of the old City boundary were

annexed to the City of London from the Township of London on January I, 1993. At that time,

under the London-Middlesex Act, 1992 (Bii175), approximately 26,000 hectares of land were

annexed to the City all around its then existing boundaries. The annexation legislation imposed

upon the City a requirement to "...prepare, adopt and forward to the Minister of Municipal

Affairs for approval, an Official Plan that covers all the lands annexed to the City." The Act also

allowed the Minister to issue regulations to prescribe: objectives, principles, policies and land

use designations for inclusion in the new Official Plan; the requirements for public information

and consultation in the preparation of the Plan; requirements for periodic review of the Official

Plan; conditions for the adoptions of an Official Plan amendment; and, requirements and

conditions for the re-designation of agricultural land.

In response to the requirements of the Provincial Government, the City of London initiated a

comprehensive community based program dealing with all aspects of plarming for the future of

the City of London. This program was known as Vision ’96 and was began in early 1993 to

address the plarming requirements and expectations arising from the annexation process and the

London-Middlesex Act. 1992, and the accompanying regulations (Ont. Reg.No. 479/93). In

particular, the regulations require that the Official Plan objectives include the following matters

related to urban growth:

1. Accommodate the growth in the City of London through the extension of the areas

designated for urban uses;

2. Maximize the use of all land designated for urban uses through increased

densities, intensification and redevelopment;

3. Maximize the compatibility of land uses without discouraging mixed land use

development;

4. Determine the designation of land for urban uses in accordance with the Growth

and Settlement Guidelines issued by the Ministry of Municipal Affairs; and,

5. Maximize the amount of new development that will be serviced by municipal

sanitary and storm water sewers and water services.

The early stages of Vision ’96 focussed on the preparation of the London Strategic Plan (which

was adopted by City council in October of 1994), and that provided the foundation for the other

primary Vision ’96 Plans, including:

TheLondon Community Services Plan;

TheLondon Economic Development Strategy;

TheLondon Envirormaental Plan;

TheLondon Infrastructure Plan; and

TheNew Official Plan (Official Plan Amendment No. 88).

A number of significant Background Studies were prepared as part of the Vision ’96 process, and

these have contributed to the preparation of the Official Plan Amendment No. 88. These

background studies include:

The Transportation Review;

The Sanitary Sewage Servicing Review;

The City of London Population and Housing Demand Projections;

The Archaeological Master Plan;

The Land Requirements Study;

The Sub-watershed Studies - Seven studies covering ten drainage areas and the Thames

River;

The Environmental and Agricultural/Rural Profiles; and,

The Air Emissions Study.

4

The Vision ’96 project had a wide program of consultation and community participation

throughout the preparation of the background studies. Growth forecasts were prepared to project

the population growth for the City for the next twenty years. Along with that, a forecast was

prepared for the amount of land necessary to accommodate the population increase. Also, areas

were identified for urban growth, with an interest toward promotion cost-effective and timely

provision of municipal infrastructure, maintaining a compact and continuous urban form,

integrating new development with existing communities, and having regard for environmentally

sensitive areas and natural heritage.

Specifically, the projected annual population grown rate was determined to be 1.5 per cent,

which is consistent with the Provincial Ministry of Finance projections for the next twenty years.

In turn, the population projection provided the basis for the City of London Housing Demand

Forecast which predicts an annual increment of 2,360 units per year. These housing units were

projected to be comprised of a mix of unit types approximately 60 per cent single and semi-

detached dwellings, 15 per cent row or town housing, and 25 per cent apartments. On the basis of

the suburban locations for the community planning areas, and due to changing consumer

preferences and market conditions, this target has recently been altered to reflect the likelihood of

a greater number of medium density townhouses than apartments (i.e. 25 per cent townhouses

and 15 per cent apartments). A subsequent step in the forecasting process was to determine the

land requirements, by generalized land use types, that would be necessary to accommodate

projected growth over the planning period. By this process it was found that an additional 2,100

hectares of land would be required for community growth and 1,005 hectares for industrial

growth. Once again, efficient use of this newly annexed land base mandated a number of

objectives primarily directed at promoting cost effective and timely provision of municipal

infrastructure and the maintenance of a compact and continuous urban form. At the end of the

Vision’96 process a major Official Plan Amendment was prepared and adopted by City Council.

The Amendment (O.P.A. No. 88) incorporated the lands annexed to the City of London into the

Official Plan and assigned appropriate land use designations to the land. Further, the amendment

identified the areas for urban growth and the general policy framework for preparation of more

detailed studies at the secondary or community planning level. Accordingly, the community

plarming process has been carried out for Suuningdale and the remainder of this report discusses

that process and the findings of the background studies.

z

SUNNINGDALE COMMUNITY PLANNING AREA

BOUNDARY

LOCATION MAP

APPLICAN’E CZTY OF L0NDON

ROLL NUMBER:

FILE NUMBER: 0-5488

PLANNER: 88

TECHNICIAN: H8

LEGEND

SUBJECT SITE

ROADS

RIVERS AND STREAMS

RAILWAYS

HEDGES

WOODED AREAS

BUILDINGS

TRE~S

SCALE 1:15000

CITY OF LONDON

5

2.2 Study Area

The location of the general study area is identified on the attached location map which shows its

proximity within the City. The general area of study is those lands which are north of Fanshawe

Park Road, south of the northern boundary of the City, and between Wonderland Road and

Richmond Street. Although the general study area is much larger, the actual area for which a

termed community plan will be prepared is the land south of Suuningdale Road. The detailed

boundaries may vary for the specific components of the studies, depending on the needs of the

study and its relationship with the surrounding area, but the final community plan will direct land

use designations only for lands south of Sunningdale Road.

Surmingdale Golf Club is the major land owner ~vithin the developable portion of the study area

and is the initiator of the community plan study for Surmingdale. The land ownership pattern for

the developable portion of the study area is shown below:

PROPERTY OWNER TOTAL AREA OF PROPERTY (in hectares)

Surmingdale Golf Club 309

Canada Trust 53

Fellner 23

Ivest 2 I

533883 Ontario Ltd. 9

Gedanski 4.5

Richleigh 2

Other Owners 64.5

(30-35 Individual Owners)

PuNic R.O.W. 31

TOTAL LAND AREA (in hectares) 517

The Sunningdale Community Planning Area, as delineated on Schedule "D" of O.P.A. No. 88,

encompassed 517 hectares of land. Of this 517 hectares, 342 hectares are inside the limits of the

Urban Growth Area (the lands to which specific land use designations will be allocated to

accommodate urban growth over a twenty year planning horizon). A total of 67 hectares (or 20

% of the land base within the Urban Growth Area Boundary), has been identified in the

Background Studies to the Community Plan as areas of environmental significance to be retained

in a natural state. A further 92 hectares includes areas of existing development (Sifton

Hylands/Franklinway). The total developable area within the Urban Growth Area Boundary,

therefore, is approximately 183 hectares.

3.0 COMMUNITY PLAN RECOMMENDATIONS

3.1 Recommended Amendments to the City of London Official Plan and Official Plan

Amendment No. 88

Based on the Official Plan review initiated by The City of London relating to the property located

between Fanshawe Park Road East, Richmond Street North, Sunningdale Road East,

Wonderland Road and the City of London boundary prior to 1993, the follo~ving actions be

taken:

(a) An amendment to the former Township of London Official Plan, Official Plan Township

of London Planning Area, by repealing that Plan as it applies to the subject lands and

adding those lands to the City of London Official Plan as shown on the attached Schedule

"A", Land Use, ~vith the Low Density Residential, Multi-Family Medium Density

Residential, Neighbourhood Shopping Area, and Open Space designations as shown to

allow for the implementation of the Sunningdale Community Plan, AND to amend

Official Plan Amendment No. 88 by changing the designation of the subject lands on

Schedule "A", Land Use, from an Urban Reserve - Community Growth, and

Environmental Review designation as shown on Official Plan Amendment No. 88, to the

Low Density Residential, Multi-Family Medium Density Residential, Neighbourhood

Shopping Area, and Open Space designations;

(b) An amendment to Schedule "B", Flood Plain and Environmental Features, to the Official

Plan for the City of London by adding the subject lands with their respective flood plain

and environmental features designations as shown on the attached Schedule "B", AND to

amend Schedule "B" of Official Plan Amendment No. 88 by removing the areas of

"Vegetation Patches outside ESAs and Wetlands" within the Surmingdale Community

Plarming Area, as shown on the attached Schedule "B", which have been studied and

found not to be of significance as a component of the natural heritage system; and,

(c) An amendment to Schedule "C", Transportation Corridors, to the Official Plan for the

City of Lundon to add the subject lands and to add the new collector road system to serve

the Suuningdale Community Plan Area as shown on the attached Schedule "C" AND to

amend Schedule "C" of Official Plan Amendment No. 88 by adding the same collector

road system.

3.2 Community Plan Recommendations

The Sunningdale Community Pian, as attached, be adopted pursuant to Section 19.2.1 of the

Official Plan, as amended by Official Plan Amendment No. 88, as a guideline document for the

review of planning and development applications, for the planning of public facilities and

services, and as the basis for amendments to the Official Plan and Zoning By-law and guide for

subdivisions within the Surmingdale Community, and;

that the adoption of the Community Plan be SUBJECT TO:

(a) the receipt and acceptance by the Finance and Administration Department of a

final Financial Impact Report; and,

(b) the receipt and acceptance by the Environment Services Department of the final

conceptual Storm Water Management Plans.

3.3 Sunningdale Community Plan:

The Sunningdale Community Plan is based on a network of pedestrian and trail

linkages connecting both portions of the community on the east and west sides of

the Medway Valley ESA. The preferred location is to provide these linkages in

the designated open space and parkland areas. Opportunities to link trail

development with any required infrastructure construction in the valley will be

pursued. The City will make efforts to maintain the future linkages to the north

and west of the community planning area, in particular with the adjacent Fox

Hollow Community.

(b) The subdivision of land adjacent to the Medway Valley ESA must be undertaken

in full consideration of the protective measures outlined in the community plan.

This shall be implemented as a condition of the plan of subdivision.

(c) The storm water management facilities of this Community Plan are based on the

approach established t~ough the Subwatershed Study. The stormwater

management ponds shown on the plan are intended to establish the general size

and location for these uses. Studies cun’ently underway may conclude that other

assumptions and approaches to Storm Water Management may be preferred. No

changes shall be made to the stormwater management approach based on the

Subwatershed studies until the City of London is satisfied with the engineering

and ecological conclusions of the work.

(d) The second elementary school campus, and separate secondary school site in the

northeast comer of the community may not be developed depending on the

requirements of the respective school boards. In the event these sites are not

selected for schools or other neighbourhood facility uses, the secondary school

site will be permitted to develop for Multi-Family Medium Density Residential

land uses, while the second elementary school site will be permitted to develop for

Low Density Residential Land Uses.

4.0 COMPONENT STUDIES

In preparation of the Terms of Reference for the Sunningdale Community Plan Process, City

Staff consulted with a large number of public agencies and City departments to identify those

issues which were of significance to the municipality in relation to the planning area and which

required further research as a component study or enhancement to an existing study. These were

discussed with the developer/land owner group and incorporated into the Terms of Reference for

the Community Plan Process.

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

well as describing the objectives, approach/scope, report requirements and project schedule¯ The

initial phase was to provide the background reports while the second phase generally involved

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

The last phase was to involve testing and refinement in conjunction with the finalization of the

community plan.

The various component studies were conducted and submitted by the consultant team in four

phases as follows:

May15,1997 Land Needs Requirements Study

Community Facilities Study

Natural and Physical Environment Study

June 12, 1997 Storm Water Management Study

Sanitary Sewage Study

Transportation Study

Financial Impact Study

September 15, 1997 Summary of Issues Report

Draft Land Use Plan

April13,1998- Introduction

- Natural Heritage Study

- Land Needs Study

- Community Facilities Study

- Engineering Components

4.1 Land Needs Requirement Study

The purpose of the Land Needs Requirement Study is to determine the range and mix of housing

units and other supportive land uses that can be accommodated in the Sunningdale area based on

the projected population/household growth rates and housing demand for the City. This also

includes determining the amount of land within the community planning area that is to be

allocated to the various land use designations.

9

The background studies carried out for the Surmingdale Community Plan determined that there

are approximately 183 hectares of developable land within the study area south of Sunningdale

Road. Of this, approximately 145 hectares would be available for residential development. The

Vision London program anticipated that the mix of housing within residential areas would be

somewhere in the order of 60 per cent low density, and 40 per cent medium and high density (25

per cent medium and 15 per cent high density).

City staff undertook an intensive investigation of the existing densities in cun’ent and recent

plans of subdivision and on average found the density to be around 12 units per hectare for low

density residential development and 30 units per hectare for medium density. These densities

generally result in a combined net community density of 16.5 units per hectare. The proposed net

community density for Surmingdale is 17.5 units per hectare. Accordingly, the recommended

population for the new area of Surmingdale to be developed is approximately 6,900.The

developing SiffoniHylands Community is expected to contribute an approximate population of

1,500 for a total community population of 8,400.

Table 1

SUNNINGDALE COMMUNITY LAND USE PLAN BREAKDOWN

Total Area of Community Planning Area 517 100%

Total Area of Community Planning Area Outside of the 175 34%

Urban Growth Area Boundary

Total Area of Urban Growth Area 342 100%

Total Area of Environmentally Significant Areas (ESA’s) 67 20%

Siflon Hylands and Franklinway 92 27%

Developable Area .... . : Area (hectares):: Percentage:

Total Developable Area

Residentially Designated Land

Low Density Residential (LDR)

Medium Density Residential (MDR)

High Density Residential (HDR)

183 100%

145 79%

109 75%

36 25%

0

10

CommercialIy Designated Land 7 4%

Neighbourhood Shopping Area (NSA) 7 4%

Other Land Uses and Designations 32 18%

Schools 18 10%Parks 10 6%Stormwater Management Areas (outside ESA/OS) 4 2%

* Numbers and Percentages have been rounded off

Table 2

DWELLING UNITS AND POPULATION PROJECTIONS

~ ~ ~i !~!~ )/

,:

Low Density 109 75%

@15 units/ha; 1635 65%2.95 persons/unit 4800 70%

Medium Density 36 25%

@25 units/ha; 900 35%

2.36 persons/unit 2100 30%

High Density N/A

@125 units/ha;

1.61 persons/unit

TOTALS 145 2535 6900

Net Community Density in units/hectare - 17.5 (2535 units in 145 ha)

Gross Community Density in units/hectare - 14.4 (2535 units in 176 ha)

4.2 Community Facilities

The purpose of the community facilities component of the Surmingdale Community Plan is to

determine the need for community facilities such as public and separate schools, libraries, parks

and recreational centres. Further, the community facilities component will address the issue of

community focus needed to achieve both physical and social linkages with the existing

11

developed communities to the south and the east and with the future community to the west (Fox

Hollow Community Planning Area).

4.2.1 Community Recreation Facilities

The consultant’s report indicates that the need for active recreation facilities beyond those that

would be provided in neighbourhood parks has not been identified by the City of London for the

Sunningdale Community Planning Area. It is anticipated that the schools to be developed in the

community could serve a community facility function.

4.2.2. School Requirements

School requirements were determined on the basis of projected household and popuiation figures

from the Land Needs Component Study, and thxough discussions with staff representatives from

the public and separate school boards. Based on the above, it was determined that one separate

secondary school and four elementary schools (2 separate, 2 public) would be required in the

Surmingdale Community south of Surmingdale Road.

School blocks constitute approximately 18 hectares, or 10% of the developable land base within

Surmingdale. Elementary school sites have been situated on collector streets and are central to the

population that they will serve. The separate secondary school site has been located within the

Community Planning Area with frontage on an arterial road (Richmond Street). The high school

is expected to serve the northern portion of the City, as well as provide service on a regional

basis. Parks and school facilities have been planned adjacent to each other to facilitate a campus

setting. Centrally located within a safe and convenient walking distance of the majority of

neighbourhood residents, the school/park campus settings will provide for both active and

passive recreational opportunities.

4.2.3 Library Services

The MasonviIle Brach Library is located a short distance to the south and east of the study area,

adjacent to Masonville Mall. Library Staff have indicated that this branch library is adequate to

continue to serve the Surmingdale Community. Additional service can be provided by the

Sherwood Forest and Northridge Libraries.

4.2.4 Emergency Services

Police, fire and ambulance services have indicated that no new facilities will be required within

the Surmingdale Community Planning Area.

4.2.5 Transit

12

The London Transit Commission has indicated general support for the allocation of land uses and

roads with regard to the provision of future transit services. It will monitor development

applications in the Sunningdale Community Planning Area and will plan for transit service and

facilities once sufficient development has occurred to provide cost effective service. The

recommended collector road pattern will provide for public transit stops within 400m of all of the

Community Planning Area, except for a small portion in the northwest corner. This has been

confirmed by placing the routing pattern on the road system.

4.2.6 Parks and Open Space

A primary objective throughout the Community Planning program has been the provision of

adequate parks and open space areas for new communities. The Vision London Community

Services Plan recognizes parkland as an important part of facilitating healthy, enjoyable

communities that foster fitness, communication, interaction and learning. Accordingly, the

recommended land use plan for the Surmingdale Community integrates active parks at a

neighbourhood scale, with the Medway Valley ESA, and school locations. This integration

promotes linkages with both segments of the community on either side of the Medway Valley, as

well encourages the efficient use of lands associated with community facilities, such as school

sites.

A central school/park campus serves the eastern portion of the Sunningdale Community Plan and

the adjacent development Sifton Hylands. Three other park sites have been identified for the

Surmingdale Community Plan Area. These provide trail-head access to the Medway ESA, as well

as opportunities for active recreation. Opportunities to link park space with SWM facilities will

also be pursued to provide additional open space within the Sunningdale Community Planning

Area.

City Park staff have indicated a service level ofl hectare of parkland for every 1,000 residents in

a community. The projected population for the Surmingdale Community, including the Sifton

Hyland project, is approximately 8,400 people. Lands have been allocated for 10 hectares of

neighbourhood parts in the Sunningdale Community.

The Medway Valley has been identified as an ESA in the City of London Official Plan, and will

have an Open Space designation. This natural feature has been recognized from the onset of the

Community Planning process as an important resource performing an essential ecological

function, and providing a limited opportunity for passive recreational activities (ie. hiking, trails,

bicycle paths).

4.2.7 Community Linkages

The Community Plan identifies a trail system through the Medway Valley ESA, and a system of

pedestrian walkways connecting the various parts of the community.

The trail system would offer hiking opportunities in a natural setting and has been shown

conceptually on the Land Use Plan attached to the Sunningdale Community Plan. An informal

network 0ftrails already exists through the valley lands. The final delineation of this trail

network will be subject to the timings of a Conservation Master Plan which would have

consideration for the environmentally significant features identified in the Natural Heritage

Background Study. Opportunities to develop this trail system within the ESA and with any

required infrastructure construction will be pursued.

13

The pedestrian walkways shall connect residential areas with transit opportunities, community

facilities, and parks and open space. Shown conceptually on the attached Sunningdale

Community Land Use Plan, the exact routing of the linkages will be determined at subsequent

planning stages (plan of subdivision and site plan) and will incorporate a wide range of design

components including, but not limited to, sidewalks, on-street bicycle lanes (on higher order

roads), engineered walkways through block connections and the parks and school blocks.

4.3 Natural Heritage Study

The Natural Heritage Study prepared for the Suuningdale Community Plarming Area is

comprised of three essential components: a background inventory and analysis; the development

of an Envirunmental Management Strategy for the long-term protection of the natural heritage

system; and, a comprehensive environmental impact assessment of the proposed community

development resulting in guidelines for future plans of subdivision.

An ecological resources inventory prepared for the Sunningdale Community Planning Area

provides deseriptions and mapping for the following features: geomorphology and hydrogeology;

hydrology; vegetation communities; aquatic resources; wildlife habitat; and corridors and habitat

linkages. The subsequent analysis of these features focuses on the significance and sensitivity of

landscape functions and features and individual species; ESA evaluation criteria and boundary

guidelines; and delineation of the ESA boundary.

A primary objective of the Natural Heritage Study is to identify significant species and habitat

features that require specific protection through the community plarming process. Provincially

significant fish, bird and plant species have been identified within the Surmingdale Community

Plan0aing Area, primarily in association with the Medway Valley ESA.

4.3.1 ESA Evaluation Criteria

~’he Sunningdale Community Plarming Area is one of two areas selected to test the City of

London ESA selection criteria, application guidelines, and ESA boundary delineation guidelines.

Based on the review of the revised ESA criteria, the Surmingdale candidate ESA meets five of

the seven criteria, with the possibility of meeting one additional criteria depending on the

detailed review of the complete subwatershed data base. From the analysis, the Sunningdale

candidate ESA should be recognized as an ESA, and it should be protected with all the

appropriate measures.

14

The preliminary boundaries of the ESA are shown on schedules A and B in OPA No. 88. These

boundaries are limited to the areas within the Medway Creek flood plain. Additional areas to be

considered as part of the ESA are designated as Environmental Review (ER) in O.P.A. No. 88.

The consultants review of the ESA boundaries, and the application of the boundary delineation

guidelines, has resulted in the inclusion of significant areas of Envirormaental Review within the

ESA boundary. These areas have been included based on the need to protect these features and

functions recognized in the determination of the ESA.

The approach incIudes: the protection of high quality representative vegetation communities;

protection of continuous forest habitat for area sensitive species; the protection of the hydrologic

functions performed by this large tributary to the Thames River, protection of a range of habitat

types and species; and protection of habitat for rare species.

The recommended ESA boundary is depicted on the Sunningdale Land Use Plan. This boundary

includes all required areas for the general protection of ESA functions. In many instances, the

boundary includes buffer zones of lower quality habitat and established "ecotones" or interfaces

between the relatively natural landscape and the more actively managed areas.

An analysis of the vegetative communities beyond the Sunningdale ESA boundary has been

undertaken, and it has been determined that none of these areas contribute significantly to wild

life habitat or the protection and maintenance of ESA functions. However, those areas will be

considered during the preparation of the environmental management strategy, environmental

impact studies and stormwater management plans. Recommendations will be made with respect

to tree retention analyses, habitat restoration, landscape naturalization, and management

requirements for slope stability and community facilities.

Depending on the outcome of those studies, areas outside of the designated Sunningdale ESA

may be protected during the development of surrounding lands; or may be enhanced as amenity

features contributing to the future urban landscape.

4.3.2. Environmental Management Strategy

The environmental management strategy is based on previously established subwatershed targets

and recommendations as modified by the consultant’s field work. Included are measures to

protect existing resources, enhance existing degraded areas, and incorporate future development

and infrastructure into the natural heritage system.

The main areas addressed in the environmental management strategy include: enviromnental

targets; categories of protection areas; enhancement areas and opportunities, including both

15

terrestrial and aquatic wildlife enhancement strategies; servicing and recreational opportunities;

and development of an environmental plan to be used as input for the community plan.

Based on the findings of the consultant’s report the most important aquatic community targets

arel

maintenance of the highly diverse warm water community in the main branch of the

Medway Creek;

maintenance and enhancement of moderately tolerant warm water community in the main

branch of the Medway Creek;

maintenance and enhancement of moderately tolerant warm water community in the

Uplands tributary;

¯ Maintenance and restoration of a diverse warm water community in the Uplands tributary.

The most significant terrestrial resource target is the protection and maintenance of the

Sunningdale ESA.

Management practices within the ESA boundary will include enhancement of riparian cover,

graded replacement of successive habitat with forested habitat and management ofinvasive and

non-invasive species. Specific physical processes to be monitored inside the ESA include

existing erosion sites along Medway Creek and the failed and unstable slopes associated with the

designated slope setback line.

In addition to environmental targets, urban development requirements must also be considered.

The most significant requirement in this regard is stormwater management (SWM). The

consultant’s report addresses SWM requirements developed in consideration of the

environmental resource analysis and environmental targets. Facilities are located on tributaries

T4, and T8-T11.

Categories of Protection Areas:

The consultant’s report identifies three categories of protection areas deveIoped in consideration

of the environmental targets. The most important protective category is the ESA. It is

recommended in the consultant’s report that all future development within the Community

Planning Area should recognize and protect the important ecological features and functions

located within the ESA.

The second category of protection areas identified is the aquatic communities located outside of

the ESA boundary. It is pointed out that the Wonderland Road tributary, the Uplands tributary,

and the main branch of the Medway Creek are all important fish habitat that must be protected

from future development.

16

Category three protection areas include intermittent tributaries, which provide limited or no fish

habitat value. The remaining nine tributaries have been assigned to a protection category in view

of existing conditions, the potential for future restoration, and SWM locations.

Enhancement Opportunities:

In addition to the restrictive approach of protection areas, there are opportunities where proactive

management can result in improved environmental conditions. A major opportunity for

environmental enhancement is the improvement of water quality and aquatic habitat conditions

through increased and more diverse riparian cover along Medway Creek and its main tributaries.

Many of the opportunities for riparian cover enhancement lie outside of the ESA boundary,

although some sections inside the ESA where current riparian conditions have degraded could

benefit from enhancement. Enhancement opportunities outside the ESA boundary can be

accomplished through future development plans which should address the need for riparian cover

for portions of the creek, and the main tributaries which may be affected by the development

plan. Riparian cover within the ESA boundary can be permitted to improve naturally over time,

or may be part of an active riparian management program for the ESA.

There are five separate opportunities for the enhancement offish habitat. Two are intermittent

tributaries which are poorly connected to the main branch of the Medway Creek system. These

tributaries may provide suitable habitat if the connection between the main branch and the

tributary was improved, and if adequate shallow fiats and appropriate emergent vegetation were

introduced. This enhancement may be achieved through ongoing ESA management, or as part of

stormwater management planning for future development.

Three of the potential enhancement opportunities relate to slow moving portions of the Medway

Creek where heavy sedimentation and low vegetation cover have degraded water quality and

habitat conditions. A significant measure in improving these habitat is controlling sediment

input, to the Medway system. Much of the present sediment input originates in agricultural areas

beyond the boundaries of the Sunningdale Community Planning Area. However, where

appropriate controls can be introduced, the following enhancement activities would lead to

improved fish habitat conditions.

¯ control or elimination of the carp population;

¯ planting of aquatic vegetation;

¯ removal of existing sediments and introduction of a range of stream substrate types; and

introduction of structural fish habitat including pools, undercut banks, logs, etc.

17

Two main type of vegetative enhancement opportunities are present within the Community Plan

area. The first is areas where forest diversity and structure could be managed. Vegetative

communities may be managed through management of invasive, non-native species, introduction

of selected native specifics and cultural steps, such as selective thinning, taken to accelerate and

direct the successional process. Such measures may lend to a more diverse forest with a higher

percentage of native species. Several areas identified for forest restoration are old field shrub

thicket, or golf course rough areas. These areas will yield the most immediate benefit from

planting of native species, and the management ofinvasive non-native species. This can be

achieved as part of an ESA management plan process.

Wildlife Management Strategies:

TERRESTRIAL WILDLIFE:

The primary habitat for terrestrial wildlife within the Community Planning Area is the Medway

Valley ESA, and its associated features. As such, the protection of the ESA will ensure its

maintenance as a viable habitat over the long term.

Trails to provide passive recreational opportunities for the public should be planned with regard

to protecting the most sensitive features of the ESA. An important aspect of habitat management

is educating the public on the importance of maintaining the ESA in its natural state to maximize

its habitat function. A public education program for areas outside the ESA boundary is necessary

to encourage wildlife-friendly landscaping for private yards, portions of public parks, and any

large institutional or condominium ownership blocks.

AQUATIC WILDLIFE STRATEGIES:

Opportunities to enhance fish habitat should be encouraged where servicing improvements are

anticipated (ie. sanitary sewers, trails, etc.). The most important aspect of enhancing fish habitat

is the control of sediment inputs from the upper regions of the Medway Creek watershed.

Controls recommended in the subwatershed report (MMM, 1995) should be pursued to achieve

this goal. Public education to demonstrate the link between water quality and viable aquatic

habitats should be stressed during trail and interpretive design work undertaken in the ESA.

Both public and private land management practices play a significant role in the quality mad

maintenance of aquatic habitats. Public responsibilities to ensure appropriate water quality

include the proper maintenance of stormwater management facilities, particularly the cleaning of

sediment traps. The public must be made aware of the connection between water quality in the

storm sewers and water quality in aquatic habitats. Public awareness messages such as

illustrating fish species on storm sewer gates to emphasize the water quality connection have

been effective in other areas of the province, and should be considered for the Surmingdale

Community Planning Area.

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4.3.2 Medway Valley ESA Protection:

The most effective means of protecting the Medway Valley ESA is through the designation of

this feature as Open Space. Designation as Open Space restricts development within the ESA

lands but allows for limited works relating to service corridors, environmental management, and

passive recreational uses. A large component of the protection measures outlined for the Medway

Valley ESA is the establishment of Buffer Zones for different areas along the Medway Valley

boundary as detern~ined by the sensitivity of key ecological features inside the ESA and the

proposed land uses adjacent to the ESA. Buffer requirements are based on ecological

management objectives and specific requirements for each of the key ecological features within

the ESA and the potential impacts associated with the different land uses. The ecological Buffer

Zones (Types 1-4) recommended for the Medway Valley ESA are delineated on the Land Use

Map attached to the Sunningdale Community Plan. The purpose of the Buffer Zone, the buffer

zone width, permitted uses within the buffer zone, and buffer management recommendations, are

detailed on Table 3 "ESA Buffer Requirements" of the Surmingdale Community Plan.

Generally speaking, Buffer Zones (or Buffer Management Units), as depicted on the attached

Surmingdale Land Use Plan, range in width from 0 metres to 30 metres from the boundary of the

ESA. Buffer Zones have been shown as a range in order that they may be refined at a site-specific

level of plarming when details of the proposed adjacent development are known. For the most

part, areas within the buffer zones should be allowed to regenerate naturally to provide edge

habitat and a vegetative screen to reduce impacts from adjacent residential land uses. In some

instances, however, the trail system could be integrated with the buffer zones along the boundary

of the ESA.

4.3.3 Medway Valley ESA Management:

In addition to the provision of buffer zones along the boundary of the Medway Valley ESA, the

Natural Heritage Background Study made several recommendations to address the need for the

protection, management, and rehabilitation of ecological features and functions within the ESA.

Recommendations include internal buffers, a forest management plan, rare and threatened

species management plan, weed management plans, restoration plans, and a passive recreational

trail plan.

4.3.4 Development Area Requirements:

The Environmental Management Strategy also provides recommendations for the development

area within the Surmingdale Community Planning Area as it relates to the future planning and

development of land. The recommendations for the developable land within the Sunningdale

19

Community Planning Area include: site-specific EIS requirements; integration of natural features

within the Planning Area o~:the Community Plan; and environmental monitoring requirements of

the Community Plan.

4.4 Servicing:

The Background Reports and the Community Plan identify the Servicing Master Plan for the

Sunningdale Community Plan and identifies the best method of servicing the Surmingdale area

for the staged development of municipal sanitary sewers, water supply and distribution, and

stormwater drainage. The Servicing Master Plan is consistent with Master Plan documentation

for the City of London and is complimentary to other master plan components completed as part

of the Sunningdale Community Planning Process.

4.4.1 Sanitary Sewerage Servicing:

The London Sanitary Sewage Servicing Study (LSSSS) was completed in 1995 as part of the

Vision ’96’ planning program. This study was undertaken to determine the overall sanitary

servicing requirements for the expanded City. Servicing levels were determined on a short term

(5 years), mid-term (20 years), and on a long term (50 years) basis. A subsequent report prepared

as part of the LSSSS work program had specific regard for the sanitary servicing requirements

for the 20 year growth areas of the City, including the Sunningdale Community.

Work completed as part of the LSSS is being used to achieve compliance with the Class

Environmental Assessment for Municipal Water and Wastewater Projects, and included a public

consultation component. In this regard, the Surmingdale Community Planning Area will be

serviced through the extension of the Medway truck sanitary sewer which currently terminates at

the southwest end of Glenridge Crescent, south of Fanshawe Park Road. A Class Environmental

Assessment has been ongoing to determine the appropriate routing of the sanitary sewer. The

Class EA planning process is expected to be completed in 1998.

4.4.2 Water Supply and Distribution Servicing:

The Water Supply and Distribution component of the Servicing Background Study summarizes

and assesses information from the London Water Supply Study, the Water Works Master Plan

and the Water Model Implementation Project - Phase 1. It also takes into consideration the

opportunities and constraints identified through the completion of other master plan components

for the Sunningdale Community Planning Area, The servicing plan discussed herein is based on

the Recommended Land Use Plan for the Sunningdale Community Planning Area. Included is

servicing from both the City’s low pressure and high pressure water systems to Sunningdale and

external areas to the south and west.

20

Water servicing to the Surmingdale community can be provided from existing water mains along

Sumaingdale Road, Wonderland Road and Richmond Street. Water to this area is provided from

the main Arva Pipeline.

A 900 mm diameter watermain along Surmingdale Road was constructed in 1994 and 1995 as the

northwest supply line for the City of London to connect the main Arva pipeline from Lake Huron

to the other major water supply and distribution facilities that are existing or proposed in the west

end of the City. This project included the construction of feeder mains on Richmond Street and

Wonderland Road from Sunningdale Road to cormect the northwest supply line to the existing

water distribution system along Fanshawe Park Road and at Aldersbrook Road.

4.4.3 Stormwater Management and Servicing:

The Medway Creek Subwatershed Study completed in 1995 provides several management

actions which when applied, contribute to a holistic approach to protecting and enhancing the

natural environment features and functions of the Surmingdale area. The management criteria

outlined in this study form the basis of the development of a Master Drainage Plan (MDP) and a

Best Management Practices (BMP) for land development in identified areas of the Medway

Creek subwatershed.

From the Best Management Practices (BMP) review, it was determined that three control

altematives were available: at-source, conveyance, and end-of-pipe controls. Due to the relatively

impermeable nature of the soils in the Sunningdale area, it has been concluded that end-of-pipe

controls are generally the most appropriate controls. As such, wetponds and wetland SWM

facilities were selected as they provide the best results in improving water quality, reducing run-

off volume, and attenuating peak flows. The design objective for this system is to achieve the

required SWM design criteria while utilizing a minimum amount of developable area to reduce

the required construction and maintenance costs.

A majority of the nine SWM facilities are wetponds, some straddling tablelands and portions of

the Medway Valley ESA. One SWM facility is located entirely within the Medway Creek flood

plain.

4.5 Transportation:

The purpose of the Transportation and Traffic Plarming Background Study was to ensure that, for

all modes of travel, the Surmingdale Community Plan provides for existing and furore

transportation needs in accordance with the goals, obj ectives and requirements of the City of

London Official Plan.

4.5.1 Road Network:

21

The Sunningdale Community Planning Area is essentially split into two communities by the

presence of the Medway Valley ESA. As such it is not possible to connect both segments of the

community by roadways. Instead, the westerly portion of the study area will more logically be

integrated with the adjacent Fox Hollow Community. This will be achieved primarily through the

alignment of proposed roadways and pedestrian walkways with existing and proposed linkages in

the Fox Hollow Community. Development in this portion of the community will be served by a

system of local streets that will be integrated where possible at the Draft Plan of Subdivision

stage of development.

4.5.2 Collector Streets:

Lands east of the Medway Valley ESA will be served by a system of collector roads and local

streets distributing traffic to bordering arterials. All internal streets are expected to carry daily

traffic volumes of less than 5,000 vehicles with the possible exception of the collector street

which will intersect Fanshawe Park Road at Louise Boulevard. Serving the existing Sifton

Hylands subdivision and new development to the west, this collector street may carry a daily

volume of up to 7,000 vehicles thus placing it in the designation of a primary collector. These

volumes were anticipated as part of the initial design phase of the Sifton Hylands subdivision in

1985.

Many of the streets that are proposed to intersect Wonderland Road and Sunningdale Road are

expected to carry less than 1,500 vehicles per day. While Official Plan policies discourage the

intersection of local streets with arterial roads, the proposed streets will be necessary for the

successful development of the Community Plan and should retain a local street classification.

Given the fragmented nature of the Surmingdale Community Planning Area, particularly in the

westerly portion of the community, there is no opportunity to integrate required local streets to

form collector roads.

4.5.3 Arterial Roads:

The portion of the Suuningdale Community Plan Area within the Urban Growth Boundary (lands

south of Sunningdale Road) is bordered on all sides by designated arterial roads (Sunningdale

Road, Richmond Street, Fanshawe Park Road, Wonderland Road). Richmond Street and

Fanshawe Park Road have been widened to a four-lane cross-section with auxiliary turning lanes

incorporated where appropriate. It is expected that with new traffic generated from the Fox

Hollow Community, Wonderland Road between Surmingdale Road and Fanshawe Park Road

will also require widening to four lanes.

Under full development conditions for all community plans in north London, it is not expected

that Sunningdale Road and Wonderland Road north of Suuningdale Road will require any

improvements beyond a two lane cross section.

4.5.4 Transit:

22

A future transit rider ship estimate of 5% was utilized for the Surmingdale Community Planning

Area. This is consistent with the City of London Transportation Plan which calls for an increase

in transit use on a City-wide basis. With the exception of the smaller development areas to the

west of Medway Creek, all parts of the study area are within 400 metres of the collector street

system that is expected to be served by London Transit. The looped extension of PIane Tree

Drive and the north-south collector extending from Sunningdale Road to Fanshawe Park Road

will provide opportunities for transit routing through the community. Those routes could be the

extension of line 13 or community route 34. Alternatively, additional community routes could be

developed to serve this area, including Uplands and Fox Hollow, based on the use of Masonville

Mall as a transfer point.

4.6 Archaeological Assessment

An archaeological fieId analysis and report prepared for the Surmingdale Community Planning

Area indicates three isolated "find spots" of pre-contact Aboriginal Artifacts. These sites have

been found to have "low information potential", and are not being recommended for further

review in the consultant’s report. The Ministry of Citizenship, Culture, and Recreation is

currently reviewing the findings of the Consultant’s Archaeological Report. The sites subject of

the current review are lands adjacent to Fanshawe Park Road, Sifton’s Richmond Hill

development and the identified ESA lands.

As additional areas are proposed for development, further archaeological assessments will be

required.

4.7 Land Use Plan

The purpose of the Land Use Planning Study is to reconcile the information and findings of the

component studies in order to allocate lands appropriately within the Sunningdale Community

Planning Area. The Community Plan will be used to assist in the implementation and refinement

of the Official Plan and will serve as the basis for an Official Plan Amendment to assign specific

land use designations. The Land Use Plarming Study allows for the analysis and conceptual

planning of the Surmingdale Community Area at a level of detail which is greater than that of the

Official Plan. In preparing the Land use Plan, the findings and recommendation of all component

studies are evaluated against each other in order to produce a balanced comprehensive land use

plan which will guide the orderly and efficient use of land within the Sunningdale Community

Planning Area.

4.7.1 Community Plan Framework:

The Community PIan Framework provides the assumptions and basis for the 1and use decisions

made for this community. The framework sets out the planning basis for the size, location and

23

type of land uses in the Community Plan. These land uses are shown on the land use schedule

attached to this report, depicting the recommendations of this report. The following describes the

framework

Community Focus

A community focus around the central elementary school campus is provided for the

easterly portion of the planning area. It is located generally in the middle of the community,

surrounded by collector streets to provide convenient pedestrian, bicycle and auto access

from anywhere in community. A majority of the community plan area is within 400 metres

(5 minute walk) of the community focus.

Medway Valley ESA

The Medway Valley ESA is an important feature of the framework. This physical feature

contributes community enjoyment by providing continuous flowing water, natural

vegetation, habitant for wildlife and passive recreation trails. It brings a constant reminder

of nature of residential living.

Existing Land Use Pattern

The Medway Valley ESA essentially bisects the Sunningdale Community Planning Area,

creating two distinct communities. Lands to the east of the Medway ESA are expected to

integrate with the currently developing Sifton Hylands subdivision, while lands to the west

will more logically integrate with the Fox Hollow community. In both instances, it is the

intent of the Community Plan to achieve a compatible built-form with the Sifton project,

and the existing Franklinway subdivision. Further, community linkages connecting both

communities will be encouraged through a system of walking and hiking trails through the

Medway Valley ESA.

Storm Water Management

Most storm water management facilities for the Planning Area are located within or in close

proximity to the Medway Valley ESA. Storm water must be managed to allow the outflow

of water into the Medway Creek and to the Thames River in a way that reduces downstream

flood risks, minimizes the erosion deposits downstream and limits the amount of pollutants

travelling to the River. These facilities require significant amounts of land to store water

during storm events and slowly release it into the drainage system. They also provide an

opportunity for passive recreational use.

4.7.2 Low Density Residential Land Uses:

Low Density Residential uses (detached, semi-detached and duplex dwellings) constitute

approximately 109 hectares, or 75%, of the total residential land component and would

accommodate 4,800 people, or 70% of the total Sunningdale population. With respect to unit-

mix, Low Density Residential units comprise 65% of the total units for the Sunningdale

Community Planning Area. Low Density Residential land uses are generally located adjacent to

the Medway Valley ESA to minimize impacts on environmentally significant features. Low

Density Residential uses have also been located a~vay from the arterial roads to minimize land

use compatibility problems and avoid the need for noise walls along the arterial roads.

24

4.7.3 Medium Density Residential Land Uses:

Medium Density Residential development (row housing, cluster housing, low rise apartment

buildings) constitute approximately 36 hectares, or 25%, of the total residential land component.

Accommodating an estimated population of 2,100 people, or 30% of the total Sunningdale

population, Medium Density Residential land uses have been allocated to areas adjacent to

arterial roads, and in close proximity to shopping areas and transit opportunities. Regarding unit-

mix, Medium Density Residential units comprise 35% of the total units for the Sunningdale

Community Planning Area.

4.7.4 Neighbourhood Shopping Areas:

Commercial lands constitute approximately 7 hectares, (17 acres) or 4% of the of the

development land area for the Surmingdale Community Planning Area. Existing lands zoned

commercial located on the north-east comer of Fanshawe Park Road and Wonderland Road

include approximately 3.2 hectares of the total commercial land allocation. This area has been

increased to 3.6 hectares and will have a Neighbourhood Shopping Area designation. An

additional Neighbourhood Shopping Area (3.2 hectares) is proposed for the south-west corner of

Surmingdale Road and Richmond Street. Based on an approximate population of 6,900 residents,

the commercial floor area needs for the Surmingdale Community are approximately 172,500

square feet. This can be accommodated within the two blocks identif]ed for commercial use.

4.8 Development Phasing

The anticipated phasing of development for the Surmingdale Community Planning Area is a

south to north progression beginning with lands (Surmingdale Estates) in the immediate vicinity

of the developing Sifton Hylands Subdivision. Lands to the south of the Franklinway Subdivision

are expected to be the second phase of development. Significant expenditures are expected,

however, to provide the necessary storm and sanitary services to the Surmingdale Community,

and to the Fox Hollow and Uplands communities to accommodate full development.

4.9 Financial Impact Study

25

The purpose of the financial impact Study is to ensure that municipal tinancing requirements will

not have a negative impact on the financial health of the community. Comments from the

Finance Department are still outstanding.

5.0 IMPLEMENTATION

5.1 Official Plan Amendments

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

term development of lands in the Sum~ingdale Community. There are three types of Official Plan

amendment applicable to the Community Plan. First, the lands north of Surmingdale Road are not

being recommended for change through the community process. Official Plan Amendment No.

88 applies the long range policies of the City of London needed to direct uses for at least the next

20 years.

Secondly the lands south of Surmingdale Road are recommended for amendment to Official Plan

No. 88 to change from Community Growth and Environment Review designations to other

residential, commercial and open space designation which support new development. These

changes are supported by this Community Plan.

Thirdly, the lands south of Surmingdale Road are recommended for amendment to delete these

lands from the former Township of London Official Plan policies and add them onto the existing

approved City of Londun Official Plan. By making this amendment, there is no time delay with

respect to the future approval of Official Plan No. 88.

5.2 Plans of Subdivision

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

uses such as parks and storm water management facilities. These plans may be submitted after

the Official Plan mnendments have been approved. There is a public consultation process

associated with the plan of subdivision with notices and public meetings. The City of London

will carry out the circulation of the plan to the required agencies and departments. The City of

London gives final approval of the subdivision.

5.3 Zoning By-law Amendments

The zoning amendments fail into three categories; zoning for lands north of Sunningdale; zoning

for lands south of Surmingdale Road on newly developing lands and; zoning for other lands.

Zoning for lands north of Sunningdale are being considered in the comprehensive zoning

amendment project for the annexed areas. This project is a City initiated amendment to

........... 3F’-’---F~[ ....................... r ....................... t ........................................

26

implement the Official Plan policies. Public notice and meetings will be held to address changes

from the former Township of London zoning regulations to the City’s comprehensive

By-law Z.- 1.

The second zoning category are zoning amendments made concurrently with plans of subdivision

to implement the proposed range of land uses and lot sizes. The zoning amendments will

incorporate the developing area into the City’s comprehensive By-law Z.-1. Public meetings and

notice will be provided as the applications for subdivision are processed.

The third zoning category are lands south of Surmingdale within the Urban Growth area. Where

there are individual sites which conform to the long term intent of the community plan it is

appropriate for the City to initiate zoning amendments to apply the appropriate zone. Where the

existing land use does not reflect the long term intent of the plan, the site should not be zoned to

recognize the existing land use. Zoning amendments will be initiated for vacant and developed

sites that may not be within plans of subdivision.

5.4 Site Plans

The City of London requires site plans for alI development of multi-family dwelling with more

than three units, including projects such as townhouses and aparmaent buildings. This approval is

intended to consider the siting of buildings, parking, landscaping and on site servicing to ensure

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

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

6.0 CONCLUSION

A significant anaount of time, effort, and expense has been put forth on the Surmingdale

Community Planning Process by the consultant team, land owner group, City Planning and

Engineering Staff, and the interested members of the public whom regularly attended Public

Consultation Meetings. The background reports prepared by the land owners’ consultants have

provided the City with the reference material necessary to conceive, refine and finalize a

Community Plan, Land Use Plan, Environmental Management Strategy, and a Transportation

Plan to guide the future development of the Surmingdale Community.

The end product of this program is the Sunningdale Community Plan and associated Official

Plan Amendment. It was prepared as a developer-led process under the Council approved

guidelines and represents a co-operative effort of all of those concerned. The adoption of the

Community Plan by City Council will provide a guideline document to assist in the review of

subdivision and development applications, for the planning of public facilities, and as the basis

for Zoning By-law amendments within the Surmingdale Community.

27

There are several outstanding issues which must stiI1 be finalized in the Surmingdale Community

Plan process. In particular, the completion of the analysis of the proposed Storm Water

Management facilities, and better measures intended to protect the Medway Valley ESA. The

final approval of the Sunningdale Community Plan should be subject to resolution of this issue.

P:\policy\sunningd\S unningdale, cp

June 23,1998

V.A. Co~CommissionerofPlanningand Developme~

I hereby certify that the Municipal Council, at its session held on June 22, 1998 resoIved:

3. That, on the recommendation of the Commissioner of Planning and Development,based on the application of The City of London relating to lands in the north sector of the City,formerly London Township lands, immediately adjacent to the previous north limits of the City ofLondon, the following actions be taken:

(a) an amendment to the former Township of London Official Plan, Official Plan Township ofLondon Planning Area, by repealing that Plan as it applies to the subject lands and addingthose lands to the City of London Official Plan as shown on the attached Schedule "A", LandUse, with the Low Density Residential, Multi-Family Medium Density Residential,Neighbourhood Shopping Area, and Open Space designations as shown to allow for theimplementation of the Sunningdale Community Plan, and to amend Official PlanAmendment No. 88 by changing the designation of the subject lands on Schedule "A’, LandUse, from an Urban Reserve - Community Growth, and Environmental Review designationas shown on Official Plan Amendment No. 88, to the Low Density Residential, Multi-FamilyMedium Density Residential, Neighbourhood Shopping Area, and Open Space designationsBE APPROVED;

(c)

an amendment to Schedule "B", Fiood Plain and Environmental Features, to the OfficialPlan for the City of London by adding the subject lands with their respective flood plain andenvironmental features designations as shown on the attached Schedule "B", and to amendSchedule "B" of Official Plan Amendment No. 88 by removing the areas of "VegetationPatches outside ESAs and Wetlands" within the Sunningdale Community Planning Area, asshown on the attached Schedule "B", which have been studied and found not to be ofsignificance as a component of the natural heritage system BE APPROVED; and

an amendment to Schedule "C", Transportation Corridors, to the Official Plan for the City ofLondon to add the subject lands and to add the new collector road system to serve theSurmingdale Community Plan Area as shown on the attached Schedule "C" and to amendSchedule "C" of Official Plan Amendment No. 88 by adding the same collector road systemBE APPROVED;

the Sunningdale Community Plan BE REFERRED to the Commissioner of Planning &Development to report back to the Planning Committee about the following issues:

(i)(ii)

the recommended locations for school sites;the recommended locations for storm water management sites;

-2-

(iii)(iv)

(v)

financial implications;the recommended locations for the open space designation related to the protection ofenvironmental features; andpolicy concerns expressed by Mr. Wright on behalf of Mrs. L. B. Winder;

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

Ric Knutson - requesting the Community Plan be referred back to further discuss SpecialPolicy issues related to commercial and buffer policies;Andrew Wright on behalf of Mrs. L. B. Winder - expressing concern about 70% of Mrs.Winder’s lands to be used for the school sites;Keith Oliver, 119 Garfield Avenue - expressing concern about Compact Urban Form, roadlay-out, housing mix and lack of high density, and development of small neighbourhoodcentres;Donald Hamilton, 303 Fanshawe Park Road West - expressing concern with the location ofthe ESA boundaries and suggesting that it be taken from the bottom of bank rather than fromtop of bank. (59.1.1.)

JeffA. MalpassCity Clerk/hap

attach.

J. Hebb, Sifton Properties, P. O. Box 5099, Terminal A, N6A 4M8R. Knutson, C. E. Knutson & Associates, 360 Queens Avenue, N6B 1X6Andrew Wright, Siskind Cromarty Ivey & Dowler, 680 Waterloo Street, N6A 3V8Keith Oliver, 119 Garfield Avenue, N6C 2B7Donald Hamilton, 303 Fanshawe Park Road West, N5X 3V9B. Billings, Planner II, Suite 609C. Geraghty, Documentation Clerk*