Final Proposal Report - London, Ontario€¦ · This Secondary Plan / Final Proposal Report is...

Final Proposal Report

RiverBend South Secondary Plan

May 16, 2011

Submitted by Sifton Properties Limited In Association with

AECOM Stantec Consulting

IBI Group GSP Group

Golder Associates

SIFTON PROPERTIES LIMITED RiverBend South Secondary Plan Final Proposal Report

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1.0 INTRODUCTION.......................................................................................................................... 3 2.0 PROVINCIAL POLICY STATEMENT (PPS)........................................................................... 4 3.0 OFFICIAL PLAN (OP) ................................................................................................................. 6 4.0 ZONING / BY-LAW...................................................................................................................... 6 5.0 AREA / SECONDARY PLAN STUDIES .................................................................................... 7 6.0 EXISTING CONDITIONS............................................................................................................ 8

6.1 Environmental Conditions........................................................................................................... 9 6.1.1 RiverBend South Natural Heritage and Environmental Impact Study ................................... 9 6.1.2 Study Objectives and Scoping ................................................................................................ 9 6.1.3 Field Investigations............................................................................................................... 10 6.1.4 Study Findings...................................................................................................................... 10 6.1.5 Natural Heritage Strategy ..................................................................................................... 12 6.1.6 Impact Assessment ............................................................................................................... 12 6.1.7 Environmental Management Plan......................................................................................... 13 6.1.8 Conclusions and Recommendations ..................................................................................... 13

6.2 Site Contamination .................................................................................................................... 14 6.3 Archaeological/Built Heritage Concern.................................................................................... 14 6.4 Existing Background Studies..................................................................................................... 14

7.0 LAND USE PLAN........................................................................................................................ 15 7.1 Vision......................................................................................................................................... 16 7.2 Design Principles ...................................................................................................................... 16 7.3 Preferred Land Use Plan........................................................................................................... 19 7.4 Housing and Population Projections ........................................................................................ 21 7.5 Schools and Community Facilities ............................................................................................ 22 7.6 Land Use Compatibility............................................................................................................. 22 7.7 Affordable Housing ................................................................................................................... 23

7.8 Energy Conservation ............................................................................................................ 24 8.0 SANITARY SERVICING ........................................................................................................... 24

8.1 External Connections ........................................................................................................... 24 8.2 Internal Sewer System........................................................................................................... 25

9.0 WATER SERVICING ................................................................................................................. 25 9.1 Pressure requirements............................................................................................................... 25 9.2 Construction of External Works ................................................................................................ 26 9.3 Internal Watermain Layout / sizing ........................................................................................... 26 9.4 Conversion of Existing Homes .................................................................................................. 26

10.0 STORMWATER MANAGEMENT........................................................................................... 27 10.1 General...................................................................................................................................... 27 10.2 Stormwater Assumptions ........................................................................................................... 27


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10.3 Proposed Strategy for Stormwater ............................................................................................ 29 11.0 TRANSPORTATION.................................................................................................................. 31

11.1 Transportation Impact Study..................................................................................................... 31 11.2 Internal Roadworks ................................................................................................................... 32

11.2.1 Functional Classification of Internal Roads..................................................................... 32 11.2.2 Traffic Calming Measures ............................................................................................... 32 11.2.3 Pedestrian and Bicycle Infrastructure .............................................................................. 32

11.3 External Roadworks .................................................................................................................. 33 11.3.1 Future Transit Routes....................................................................................................... 33 11.3.2 Arterial Roadway Improvements ..................................................................................... 33 11.3.3 Conclusion ....................................................................................................................... 34

11.4 Bicycle and Pedestrian Considerations..................................................................................... 34 11.5 Public Transit ............................................................................................................................ 36

12.0 PARKS PLANNING.................................................................................................................... 36 13.0 FINANCIAL IMPLICATIONS .................................................................................................. 38

13.1 Summary of Revenues................................................................................................................ 38 13.2 Summary of Claimable Costs .................................................................................................... 38

14.0 MISCELLANEOUS..................................................................................................................... 39 14.1 Noise Assessment....................................................................................................................... 39 14.2 Slope Stability............................................................................................................................ 39 14.3 Public and Agency Consultation ............................................................................................... 39

15.0 BIBLIOGRAPHY AND APPENDICES .................................................................................... 43


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1.0 INTRODUCTION This Secondary Plan / Final Proposal Report is submitted by Sifton Properties, in association with AECOM, Stantec Consulting, IBI Group, GSP Group and Golder Associates for the proposed RiverBend South Secondary Plan and future associated Official Plan and zoning by-law amendments and subdivision plan(s) for property located in the RiverBend South Planning Area, south of Oxford Street West, west of the Warbler Woods ESA, east of Westdel Bourne and north of the current Urban Growth Boundary. Approval was given by City Council in January 2008 to undertake a ‘hybrid’ area and subdivision plan for the RiverBend South area, on the basis that the land area involved was relatively small compared to most area plans, and because Sifton owned or had authorization to act on behalf of the landowner for the vast majority of the lands within the planning area. Official Plan, Zoning Bylaw and subdivision applications were submitted in March 2010 in conformity with Council direction. However, the City of London refused to accept the applications as the Tributary C Class EA was still underway. Consequently, the proposed Secondary Plan Land Use Plan and associated background reports are now being submitted for purposes of circulation, review and public and agency consultation. Terms of Reference had been prepared for the proposed Secondary / Subdivision Plan and this FPR provides a summary of the background studies and activities undertaken during the process. The FPR also addresses comments and provides additional information identified at the Initial Proposal Review Meeting relating to the draft background studies and subdivision plan concept that was submitted in November 2009. Copies of the final background reports are provided with this FPR for circulation and review. It is anticipated that RiverBend South will be processed as a Secondary Plan in the Official Plan based on recently adopted policies. Municipal addresses and legal descriptions for the properties within the plan of subdivision are as follows: • 1854 Oxford Street W – Concession BF Lot 50, Part Lot 51 • 1826 Oxford Street W – Concession B, Part Lots 49 and 50, RP 33R15665,

Part 1 RP 33R 16268 • Easterly portion – Commissioners Road West S/S Concession B, Part Lot 49

RP 33R12741 Pt, Part 1 • 1478 Westdel Bourne – Concession BF Part Lot 50 (owned by Wagner)

In addition, property owned by J. Dunn was also considered and integrated with the Secondary Plan and all associated background studies. This property is located at 1420 Westdel Bourne, legally described as Concession B, Part Lot 50. A map in Appendix 1 illustrates the various landowners and areas of their parcels.


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Figure 1 Key Map for Secondary Plan Area

The proposed Land Use Plan for the RiverBend South Secondary Plan shows a proposed subdivision road layout to assist in illustrating the overall intentions for the RiverBend South planning area and was used as a basis for the completion of the background studies, particularly with respect to natural heritage studies and the traffic impact study. Sifton Properties Limited owns or has authorization to act on behalf of the owner for the majority of lands included in the Secondary Plan area. Sifton has also worked with representatives of the Dunn property for the Secondary Plan component of RiverBend South and all servicing and transportation studies have included the Dunn lands. Key contacts for this application are Maureen Zunti or Phil Masschelein of Sifton Properties Limited.

2.0 PROVINCIAL POLICY STATEMENT (PPS) The proposed Secondary / Land Use Plan is consistent with the Provincial Policy Statement in the following manner:


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Section 1.1.1 – It is consistent with the policies contained in Section 1.1.1 as it promotes efficient development and land use patterns by being located in an area where adequate transportation and servicing capacity exists or is planned, and is located adjacent to existing / previously approved development. The plan will provide a range of residential and employment opportunities through the mix of low, medium and high density residential and commercial uses. It also incorporates and is immediately adjacent to recreational and open space uses. Section 1.1.3 – The proposed plan is located within the City of London’s established growth boundary (settlement area) and will contain densities and a mix of land uses that efficiently use land and are appropriate for the planned / available infrastructure and public service facilities. As the proposed land use plan includes a relatively large proportion of medium and high-density residential development, it is consistent with policies promoting intensification and compact form and is adjacent to the existing built up area. Section 1.3 – The land use plan includes a commercial block intended to help meet the long-term commercial needs of RiverBend South and surrounding community. Section 1.4 – The land use plan contributes to the provision of an appropriate range of housing types and densities by providing a full range of housing opportunities for the RiverBend South community to help meet the projected requirements of current and future residents. Section 1.6 – The proposed land use plan will make use of existing / planned municipal water, sanitary and stormwater services. Existing external transportation infrastructure is available to serve the area and any required road widening will be provided. The proposed land use mix and densities will also promote the viability of public transit and alternative transportation modes. Section 1.8 – The proposed land use plan promotes compact form through its inclusion of medium and high density residential uses and improves the mix of employment and housing by inclusion of the commercial block. Section 2.0 – Natural heritage features located on the site (Hickory Woods, Warbler Woods ESA) are being appropriately protected. In addition, a non-significant woodlot is also being retained. Section 2.2 – The plan will incorporate appropriate stormwater management practices. Section 2.6 – Archaeological investigations and required mitigation for the site have been completed for the Sifton lands. Stage 4 archaeological investigations will be required prior to actual development on the lands owned by Wagner. Section 3.0 – There are no natural hazards or human-made hazards on the site that would constrain approval of the land use plan


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3.0 OFFICIAL PLAN (OP) The property is currently designated as Urban Reserve – Community Growth for the majority of the area. The northwest corner is already designated as Community Commercial Node as a result of the original RiverBend Community Plan, approved in 1999 and subsequent revisions in OPA 438. A small area, immediately west of Hickory woods, was re-designated as Environmental Review instead of Urban Reserve – Community Growth, during the Official Plan Review process (OPA 438). The Urban Reserve Community Growth designation is intended to provide a general indication that the land uses in such areas will be predominantly residential, but also will include a range of commercial, institutional and open space uses that support communities. The Community Commercial Node designation is intended to accommodate a range of retail, service and office uses. Permitted uses include all types of retail outlets including department stores, home improvement and furnishings stores, supermarkets, food stores and pharmacies; convenience commercial uses; personal services; restaurants; commercial recreation establishments; financial institutions and services; a limited range of automotive services; service-oriented office uses such as real estate, insurance and travel agencies; community facilities, such as libraries or day care centres; professional and medical/dental offices; and commercial and private schools. Within Community Commercial Nodes, office uses and places of entertainment are also permitted in limited amounts.

4.0 ZONING / BY-LAW The majority of the site is currently zoned Urban Reserve (UR3), with the easterly portion along the Warbler Woods ESA containing a holding provision (h-2*UR3). This holding provision requires the completion of an EIS to determine the extent of development and that an agreement will be entered into that specifies appropriate development conditions and boundaries to ensure that development will not have a negative impact on relevant components of the Natural Heritage System. A very small Environmental Review zone exists at the northeast corner of the site, with an Open Space zone (OS5) that encompasses the Hickory Woods woodlot and a small area adjacent to it.

Figure 2 Existing Official Plan Designations Source – City of London OP

Subject Site


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A zoning by-law amendment will be submitted with the future subdivision application to accommodate the proposed residential, commercial, parks and open space uses. Residential zoning for the site is anticipated to include a range of R1, R4, R5, R6, R7, R8 and R9 zones to permit a full range of single and multi-family forms of housing. Open Space (OS1, OS5) zones are expected to be proposed for the parks, park linkages and natural heritage features identified within and immediately adjacent to the land use plan.

Figure 3 Existing Zoning of Site Source – City of London Zoning By-law

5.0 AREA / SECONDARY PLAN STUDIES The secondary plan and proposed land use plan is within the Riverbend Planning Area. The Riverbend Community Plan for the area north of Oxford Street and immediately south of Oxford Street was approved in 1999, with further revisions made later in 2004 to areas north of Oxford Street. The RiverBend Community Plan identified the northwest corner of the area within the subdivision plan for commercial uses. City of London Council has adopted OP policies for Secondary Plans instead of Area Plans, therefore the land use plan and accompanying background studies are now proposed to be processed as a Secondary Plan in the Official Plan. This report and the accompanying land use plan propose a mix of commercial, low, medium and high density residential and parks and open space uses, as illustrated in Appendix 1 are intended to meet the requirements of the Secondary

Subject Site


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Plan process. The proposed land use plan, by its inclusion of a wide range of uses, is intended to create a diverse, integrated and active community.

6.0 EXISTING CONDITIONS The subject site is located in the northwest area of the City of London, bounded by Oxford Street to the north, Westdel Bourne to the west, the Warbler Woods ESA and existing / draft approved residential development (Hopedale, warbler Woods Walk) to the east and undeveloped rural residential and communications tower uses to the south, outside of the current Urban Growth Boundary. The site is presently primarily an open space/greenfield area, with a rolling topography generally sloping down to the northwest from the southeast portions of the site. Elevations on the site range from approximately 263 metres in the northwest corner to 301 metres in the southeast corner. Adjacent land uses are as follows: • North – existing and future residential (single family, multi-family cluster in

Hopedale, Warbler Woods West Phase 3 and Warbler Woods Walk subdivisions), medium and high density residential and commercial mixed use district proposed for RiverBend Heights north of Oxford Street

• East – open space and woodlands (Warbler Woods ESA for majority of site, Hickory Woods), existing residential (Warbler Woods Walk),

• South – undeveloped rural residential / former agricultural, communications tower

• West – existing estate residential

Figure 4 Aerial Photo of Subject Site Source – City of London Maps Website

Subject Site


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6.1 Environmental Conditions The majority of the site was formerly used for agricultural purposes (crop production and cattle grazing) and consists of relatively rolling topography with the high point at the south east and the low point at Oxford Street and Westdel Bourne. As a result, there are some excellent views to the west and north. Appendix 1 provides a plan illustrating the general high points of the site along with a number of photos of the site. There are no lands within the Study Area that are identified as being within the UTRCA’s regulation limits. The subject property also has some woodland features within or immediately adjacent to it, including the Warbler Woods ESA to the east and Hickory Woods in the north central area. At the present time, there is also a plantation along the eastern limits of the site, a remnant treed area in the northwest area and a small number of individual trees and hedgerows within the site, generally located along former property boundaries. As part of the overall secondary plan process, a Natural Heritage Study and Environmental Impact Study were completed for the subject site. Following is a summary of the key findings.

6.1.1 RiverBend South Natural Heritage and Environmental Impact Study The RiverBend South Natural Heritage & Environmental Impact Study was conducted to provide natural heritage and environmental supporting documentation to the Draft Plan application for the proposed RiverBend South Plan of Subdivision. The planning for the RiverBend South Area is proposed to be a “hybrid” of the Secondary Planning process and Plan of Subdivision process. For this reason the natural heritage documentation is a combined Natural Heritage Study and Environmental Impact Study report. The NH & EIS Report provides an assessment of environmental features and functions within and adjacent to the subject lands, assesses the significance of natural heritage features, presents a Natural Heritage Strategy that provides direction for the development of land use concepts for the subject lands, assesses the potential impacts anticipated as a result of the proposed subdivision and provides an Environmental Management Plan.

6.1.2 Study Objectives and Scoping The primary objective of the Natural Heritage and Environmental Impact Study is to provide the evaluation of unevaluated vegetation patches and technical support for land use recommendations made as a part of the overall Secondary Plan, as they relate to natural heritage features. The Natural Heritage Study component of the RiverBend South Secondary Plan is intended to: • Provide recommendations regarding appropriate land use designations for

lands identified as Environmental Review; • Provide recommendations regarding protection of natural heritage features

and functions; and • Provide a Natural Heritage Strategy for the Secondary Plan lands.


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• The Environmental Impact Study component of the study is intended to: • Evaluate land use concepts for the selection of a preferred land use concept; • Provide a Net Effects Assessment of impacts potentially arising from the

development of the preferred land use concept; • Develop mitigation and compensation measures for the preferred land use

plan; and • Prepare an Environmental Management Plan for the protection of Natural

Heritage features and functions of the subject lands. On March 27th 2008, Sifton Properties and AECOM met with City of London Planning and Parks Planning staff with the intent of scoping the Natural Heritage and Environmental Impact Study. The following issues and tasks were confirmed to be addressed within the study: • Confirmation, staking and survey of the Warbler Woods; • Delineation, staking and survey of the western limits of the Significant

Woodland • Evaluation of the isolated wooded patch; • Assessment of existing impacts within the subject lands; • Development of appropriate buffer zones for the proposed development; • Identification of an appropriate green space linkage.

6.1.3 Field Investigations The description of the existing environment within the study area was prepared through; 1) the compilation of data and mapping from existing information sources including: Official Plan mapping, floodplain mapping, vegetation surveys and other resource information from the Upper Thames River Conservation Authority (UTRCA) and data and mapping from other studies conducted for portions of the study area and 2) site-specific field investigations of properties within the study area. Terrestrial vegetation assessments were conducted on unevaluated woodland patches and other vegetation units found within the study area. Data collected for all vegetation communities comprised of noting dominant species in the canopy, sub-canopy and ground cover layers; using guidelines in the Ecological Land Classification (ELC) for Southern Ontario Manual (Lee et al, 1998). There are no aquatic features and/or habitat found within or adjacent to the study area.

6.1.4 Study Findings Terrestrial vegetation for the most part consists of abandoned agricultural fields accounting for 56% of the study area. Woodland communities with tree cover over 60% account for approximately 1.6 hectares or 3% and individual trees/hedgerows account for 1.7 hectares (3.3%). The following describes the communities found throughout and adjacent to the study area. i) Small isolated Woodland Patch (0.8 hectares) located at one of the highest

points within the study area. Note that this patch has undergone severe tree


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clearing from the previous landowner and was at one time connected to Significant Woodland Patch No. 07041, noted below.

ii) A portion of Significant Woodland Patch No. 07041 located within the northeast corner of the study area.

iii) Communities associated with Warbler Woods ESA along the eastern boundary of the study area.

iv) Vegetation units less than 0.5 hectares scattered throughout the study area.

Two faunal surveys were completed for the study area. The most recent was completed in spring 2007, consisting of three site visits and the second was completed in conjunction with the terrestrial investigations.

Significant Features: There are two (2) known Natural Heritage Features within proximity to the study area; the Warbler Woods Environmentally Significant Area (ESA) and the Significant Woodland Patch No. 07041. • Warbler Woods Environmentally Significant Area – The Warbler Woods ESA,

also known as the Byron Woods Significant ANSI, forms an ecological corridor connecting natural heritage and rural areas to the south and west with the Thames River.

• Significant Woodlot Patch No. 07041 - The significant woodlot patch No.

07041 was identified by Earth Tech in 2002 while completing the Kains South Property Environmental Impact Study. The woodlot is defined into two Ecological Land Classification units (ELC), FOD2-3: Dry-Fresh Hickory Deciduous Forest Type and FOD 4-2: Dry-Fresh White Ash Deciduous Forest Type.

Each of the significant features noted above were delineated using the City of London’s “Guideline Documents for Environmentally Significant Areas Identification, Evaluation and Boundary Delineation“(1997). As part of the application of these guidelines, the plantation adjacent to Warbler Woods ESA was not included in the boundary of the ESA according to Guidelines 5 – Satellite Woodlands, and Guideline 8 – Plantations. The plantation was further assessed based on application of Significant Wildlife Habitat criteria, as outlined in the City of London’s Official Plan policies and as outlined in the Ministry of Natural Resources’ Significant Wildlife Habitat Technical Guide (2000). Significant Species: There are two (2) identified significant species found within the study area. The following federally recognized plant/bird species were found within the study area:

• Federally Recognized Species – American chestnut (Castanea dentata) is

considered federally endangered. One individual was observed along the western edge of Significant Woodland Patch No. 07041.

• Conservation Priority bird species: The following Conservation Priority bird species were found within the study area: ruby-throated hummingbird – CP2, red-bellied woodpecker – CP1, purple martin – CP2, northern rough-winged swallow – CP2, bank swallow – CP1, scarlet tanager – CP2, eastern towhee–


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CP2, savannah sparrow– CP1, swamp sparrow – CP2, bobolink – CP2, eastern meadowlark– CP2

• Provincially Recognized Species – Pignut hickory (Carya glabra) is

considered provincially vulnerable. One individual was observed along the western edge of Significant Woodland Patch No. 07041.

The following county/regionally recognized features were found within the study area: • Significant woodland patch #07041 (County of Middlesex): is identified in the

County of Middlesex’s Natural Heritage Study as a significant woodland meeting 5 criteria for significance. The evaluation of significance, however, was applied to the patch prior to removal of the wooded areas on the western portion of the study area.

The following county/regionally recognized butterfly species were found within the study area: • Regionally rare butterfly species (County of Middlesex): Tawny-edged

Skipper (Polites Themistocles) – R2.

6.1.5 Natural Heritage Strategy A Natural Heritage Strategy for the RiverBend South Area was developed to provide the framework for the environmentally sound development and selection of preferred land uses for a future urbanizing landscape. The Natural Heritage Strategy is consistent with the City of London’s Environmental Policies (Section 15.0, OPA 88, City of London 2000), specifically with those policies related to the city’s Natural Heritage System (Section 15.2), and the Provincial Policy Statement’s Natural Heritage Policies 2.3 (1997). The key elements of the Natural Heritage Strategy are: • The identification of natural areas to be protected; • The recommendation of preliminary buffers; • The identification of opportunities for a corridor connection between natural

areas; and • The provision of recommendations for tree preservation.

6.1.6 Impact Assessment The proposed land use options were evaluated based on adherence to the Natural Heritage Strategy and minimization of potential impacts. Once a preferred land use option was selected, an assessment of potential impacts was conducted. Based on the assessment conducted, the overall net effect of the proposed development is considered to be low on adjacent ESA and Significant Woodland features and functions for the following reasons: (1) the proposed development will be limited to the most disturbed vegetation communities, (2) the proposed development will not directly affect the ESA/significant woodlot cores and related


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sensitive features, (3) site specific buffers will be established with associated plantings, (4) existing construction related impacts will be mitigated, (5) an awareness program will educate the community on local ecological features and functions, (6) appropriate measures will be taken to reduce the impact of the road through the natural corridor.

6.1.7 Environmental Management Plan The final component of the NH&EIS was the preparation of an Environmental Management Plan. The RiverBend South Environmental Management Plan (EMP) provides recommendations for the protection and management of natural heritage features and functions of the Warbler Woods Environmentally Significant Area (ESA) and Hickory Woods Significant Woodland. The EMP was developed based on the knowledge of identified natural heritage features and functions of the site, the details of the proposed development plan, and potential impacts that can be reasonably anticipated from the proposed development and its construction. Furthermore, the EMP was developed to avoid impacts through site plan modifications where feasible, mitigate potential impacts wherever feasible, and compensate for those impacts that cannot be mitigated.

The Environmental Management Plan is comprised of the following components: Identified Environmental Protection Areas where development is not permitted, Buffer Zone Establishment and Management Recommendations designed to protect identified features and their functions on lands adjacent to the development area, Development Mitigation Recommendations intended to protect identified features and functions, Environmental Approval Requirements required for the development to proceed, Construction Mitigation and Monitoring Recommendations to prevent and mitigate any potential impacts resulting from the construction phase of the project and, Environmental Monitoring Recommendations to track the success of the implementation of this Environmental Management Plan. A map of the Environmental Management Plan is included in Appendix 1.

6.1.8 Conclusions and Recommendations The RiverBend South Natural Heritage & Environmental Impact Study report provides the necessary supporting documentation and a recommended Environmental Management Plan (EMP) for the RiverBend South Secondary Plan and proposed land use plan. A full copy of the report is contained in Appendix 4.


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The implementation of the RiverBend South EMP will provide for the protection and enhancement of the Warbler Woods Environmentally Significant Area and Hickory Woods Significant Woodland and their associated features and functions.

6.2 Site Contamination Based on previous and current uses (agricultural crop production, cattle grazing, no structures other than two existing residential dwellings), there is no reason to suspect any site contamination on the subject property.

6.3 Archaeological/Built Heritage Concern An archeological investigation was undertaken for the RiverBend South Secondary Plan on the Sifton and Wagner lands by Archaeologix Inc. (now Golder Associates). The study resulted in the identification of eleven archaeological sites, including eight pre-contact Aboriginal sites and three 19th century Euro-Canadian sites. Of these, two pre-contact Aboriginal sites and the three Euro-Canadian sites were recommended for further Stage 3 assessment. This additional work was conducted for all sites in 2008, resulting in a recommendation for Stage 4 assessment of one pre-contact Aboriginal site and two of the Euro-Canadian sites. Of these sites, Stage 4 assessment has been completed for one location in the northwest area of the site, and the second site located on the Sifton property is intended to remain undisturbed within a multi-family block and park area. If not, further Stage 3/4 assessment would be required prior to disturbance of this part of the block. The remaining site is located on property owned by the Wagner’s and will be mitigated prior to development occurring on the site. A full copy of the archaeological reports is contained in Appendices 3 and 4.

6.4 Existing Background Studies The following table lists the various studies and investigations that have been completed for the RiverBend South Secondary Plan. Draft reports of all technical studies were submitted with the Initial Proposal Report in November 2009 and are not listed in the following table. Title Prepared By Date Status Natural Heritage Study and Environmental Impact Study – Constraints and Opportunities Report

AECOM 08/06 Submitted to City

RiverBend South Stormwater Management Servicing Study (Phase 1 Report)

Stantec 08/07/03 Submitted to City

RiverBend South Phase 1 Sanitary Servicing Study (Phase 1 Report)


RiverBend South Municipal Water Servicing Study (Phase 1 Report)


RiverBend South Area/Subdivision Transportation Study (Phase 1 Report)

IBI Group 08/07/03 Submitted to City

RiverBend South - Archeological Assessment (Stages 1 and 2)

Archaeologix 08/06 Submitted to City

RiverBend South - Slope Stability Golder 08/06/11 Appendix 9


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Assessment Associates RiverBend South Archaeological Assessment (Stage 3)

Archaeologix 08/07 Appendix 2

RiverBend South Stage 4 Archaeological Assessment (Location 3)

Golder Associates

09/02 Appendix 3

RiverBend South Natural Heritage and Environmental Impact Study (Final Report)

AECOM 10/03/04 Appendix 4

RiverBend South Phase 1 Sanitary Servicing Study (Final Report)

Stantec 10/03/17 Appendix 5

RiverBend South Municipal Water Servicing Study (Final Report)

Stantec 09/11/05 Appendix 6

RiverBend South Area/Subdivision Transportation Study (Final Report)

IBI Group 10/03 Appendix 7

Parks and Open Space Master Plan GSP Group 10/03 Appendix 8

7.0 LAND USE PLAN The proposed land use plan consists of low density, medium density and high density residential uses to accommodate a full range of single family, cluster, townhouse and apartment dwellings. Also proposed on the land use plan is a slightly enlarged commercial block from what was previously approved in the original RiverBend Community Plan, along with a number of park and open space areas. All land uses would be served by the extension of Riverbend Road (currently classified as a secondary collector), a proposed secondary collector road and a number of connected internal local streets, which are shown on the proposed land use plan. The land use and subdivision plan concept are intended to provide an opportunity for the development of a highly connected, pedestrian oriented community that provides a wide range of housing from single family, townhouses and cluster housing to high rise apartment dwellings, as well as a range of commercial uses. The commercial component provides a potential opportunity to include a mix of smaller-scale, neighbourhood retail with a main-street orientation along the continuation of Riverbend Road as well as larger format retail along the arterial roadways. The land use plan also provides for an extensive parks and open space system consisting of smaller, neighbourhood parks, the retention of an existing woodlot, two significant natural heritage areas (Hickory Woods and the Warbler Woods ESA) connected by linear parks and corridors, including a proposed landscaped trail system along Westdel Bourne to facilitate a very active, healthy community. It is proposed that local streets in the future subdivision plan have an 18 m right of way, and a large section of the Riverbend Road secondary collector with a 20 metre right of way, to help slow down traffic, provide a more intimate streetscape, and consider the City’s placemaking guidelines. A conceptual local street stub is shown at the south boundary of the draft plan, extending from Riverbend Road, to provide future access to the lands currently outside of the Urban Growth Boundary. Comments in the IPR summary had suggested consideration of reconfiguring RiverBend Road to create a T-intersection with the stub street extending from that point. However, this has not been done as the T-intersection


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would have provided a street stub to those lands which contain a telecommunications tower. It is our opinion that the lands west of that will be more likely to be developed in the future and that access should be provided to them rather than the telecommunications tower lands. A local public street stub is also provided to the Dunn lands to allow for future access from the internal road network. Comments in the IPR indicated that a road connection should be provided through the Dunn lands. However, at this point, a second road connection is not shown at either of these locations, pending further discussions with City staff and the property owner to ensure that any potential street connection (if required) is in the appropriate location for future site and servicing plans on the Dunn lands. The following sections of the report provide additional information regarding the vision, design principles and key features of the Secondary Plan and land use plan.

7.1 Vision RiverBend South will encourage an active, healthy lifestyle for residents and visitors where they can live, work, shop and play at all stages of their lives through its provision of a range of housing and commercial development, the protection of significant natural features and the integration and connectivity of diverse parks and open space areas.

7.2 Design Principles The following design principles have been established for the RiverBend South area. These principles reflect the development intentions of Sifton as well as input from public consultation sessions. GENERAL • RiverBend South is intended to promote an active, healthy lifestyle by

providing a strong network of streets, trails, parks and open space that encourage walking, cycling and other forms of physical activity.

• RiverBend South will incorporate a diverse mix of land uses to allow residents

to live, work and play within their community. • Significant natural heritage features (Warbler Woods ESA, Hickory Woods)

will be preserved, protected and appropriately integrated with the overall design of RiverBend South.

• Landscaped streets and trails, linear parks and innovative ‘edge’ treatments are encouraged to create green connections and transition areas between existing development, new development and natural areas.

• Gateways and focal points should emphasize the unique attributes of

RiverBend South and create an identifiable sense of place.


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• The rolling topography and views that exist in RiverBend South should be preserved and highlighted as much as possible.

• Consideration and integration of the existing surrounding context will be

undertaken through attention to site and building design, pedestrian and vehicle connections and natural heritage components.

RESIDENTIAL • RiverBend South should provide a diverse range of housing types and lot

sizes to accommodate different household types, incomes and preferences. • High and medium density residential development should be located in close

proximity to arterial (Westdel Bourne, Oxford Street) and collector roads, commercial areas and where there is good access to parks and open space.

• Innovative housing forms are encouraged that take advantage of, and allow

retention of, the existing natural topography. • Transition between low density residential areas and medium / high density

development is encouraged through the use of appropriate scale and materials, architectural detailing and articulation, and consideration of access to sunlight.

• Dwellings located on corner lots, adjacent to walkways and linear parks and

other locations where the side or rear of a building is visible from the street or public space should be designed to have architectural interest, detailing (e.g. - porches, bays, entrances, rooflines, etc) and materials that wrap around the visible parts of the building.

• Larger high-density multi-family blocks should incorporate a mix of lower

scale, street-oriented buildings, appropriate landscaping and other site / design features with higher density buildings to provide suitable transition where they are located adjacent to low density residential development.

• Attached garages are encouraged to be set back from or flush with the main

building façade to minimize their visual dominance from the street. • Buildings are encouraged to be located close to the street to provide a strong

street edge and sense of enclosure. CIRCULATION • RiverBend South will provide a street hierarchy that reflects the specific

context and intent of different types of streets, accommodates anticipated traffic volumes and provides a comfortable pedestrian environment.

• An integrated network of on and off-street pedestrian and cycling connections

will link different land uses, recreational destinations and natural areas.


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• Public transit connections and opportunities will be integrated into the overall street and pedestrian network.

• Pedestrian and cycling connections through parks, walkways and open space

corridors in RiverBend South will provide enjoyable and varied opportunities for active living and alternative modes of transportation.

• Connectivity to areas outside of the plan will be provided through street and

pedestrian linkages. • Westdel Bourne presents a prime opportunity for the creation of a landscaped

trail in the east right-of-way that can provide visual screening and amenity and an attractive north-south pedestrian / cycling route.

• Reduced road rights-of-way are encouraged to create a more intimate

streetscape and slow down local traffic. • Driveway accesses to the collector road should be limited as much as

possible to minimize traffic conflicts and create a more continuous pedestrian environment.

PARKS, OPEN SPACE AND NATURAL HERITAGE • Neighbourhood parks should be distributed in the RiverBend South

community and incorporate or be in proximity to natural features (woodlots, views and vistas, significant topographical features) where feasible.

• Incorporation of native plants, trees and natural materials into parks, corridor

connections and buffer areas is encouraged to enhance the natural environment.

• Tree preservation of viable specimens in the pine plantation is encouraged in

the buffer area and at the rear of lots and in multi-family blocks, where feasible, given grading requirements and tree condition.

• Maintain the existing rolling topography of RiverBend South to the extent

possible via east-west orientation of local streets, innovative architectural design and careful consideration of site layout.

• Measures will be taken to accommodate for the special needs of the

community. Parks, trails and open spaces will be inclusively designed to enable full participation of people of all abilities.

GATEWAYS AND FOCAL POINTS • Focal points should be created throughout the community, through park

features, views to parks / woods, roundabouts and entrance features to private and public space.


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• Maintain or create views where possible through alignment of local and collector roads, location of parks and siting of buildings.

• The corner of Westdel Bourne and Oxford Street is a prime gateway to the

City of London. Every effort should be made to create a highly visible and unique entrance feature

COMMERCIAL • Street oriented commercial / office buildings are encouraged along Riverbend

Road to provide a continuation of the main street environment that is proposed for RiverBend Heights to the north.

• Parking areas at the front of buildings along Oxford Street should be

minimized to create a more attractive streetscape and pedestrian environment.

• Commercial and office buildings should incorporate interesting materials,

textures, facade articulation, rooflines and signage.

7.3 Preferred Land Use Plan As RiverBend South is being undertaken as a ‘hybrid’ Secondary / Subdivision Plan, this section of the FPR describes the Preferred Land Use Plan that has been prepared based on the findings and recommendations of the various technical background studies, public consultation sessions, discussions with City staff and adjacent landowners, and Sifton’s intentions for their specific properties. The Preferred Land Use Plan is included in Appendix 1, with a description of its key features below. Key Design Features • Inclusive community designed for active living for a wide spectrum of

households; • Landscaped linear park / trail system along Westdel Bourne proposed for

visual screening and amenity; • General grid-oriented street system; • Mix of land uses with medium and high density uses situated primarily along

Westdel Bourne and Street A; • Diversity, density and street pattern facilitates viable public transit system. Natural Heritage • Preservation of the significant woodlot adjacent to Hickory Woods; • Creation of a 5 – 15 metre buffer along Warbler Woods ESA; • Creation of a corridor from Warbler Woods ESA to Hickory Woods. Parks and Focal Points • Retention of non-significant woodlot as a large neighbourhood park; • Small park integrated with Hickory Woods; • Full street frontage along woodlot; • View termination for roundabout to park and Hickory Woods beyond;


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• Neighbourhood park at south end of community with street frontage on three sides, also provides view termination to a local street;

• Linear park provides connection to Westdel Bourne and also provides view termination to a local street;

• Opportunities for focal points and interpretive features in parks, roundabouts and corridors;

• Linear park in median provides location for multi-use trail system outside of ESA and creates a unique park space amenity and focal point for the eastern part of the neighbourhood;

• Wide, landscaped trail corridor proposed within the ROW and gas easement along Westdel Bourne will create a functional, active ‘green edge’ to the community as a unique focal point and transition zone between existing development and new development in RiverBend South.

External Road Connections • Two public road access points to Westdel Bourne through arterial roundabout

and/or traditional intersection, across from gaps; • Two (minimum) proposed private access points (one restricted to right-in-

right-out only) to Westdel Bourne; • One full access to Oxford Street at Riverbend Road; • One right-in-right-out access to Oxford Street from the commercial block. Internal Street Pattern • Collector road spine generally oriented north-south curves to meet Westdel

Bourne and takes advantage of view corridor; • Primarily grid oriented street pattern facilitates connectivity for pedestrians

and cyclists; • Local street connection provided to existing Warbler Woods Walk; • Local roads are primarily oriented east-west to maintain topography; • Collector road contains roundabout and other traffic calming locations for

traffic management and focal points; • Majority of lots flank onto collector street to minimize driveway traffic conflicts. Pedestrian and Cycling Connections • Proposed 12.7 metre trail corridor along Westdel Bourne; • Sidewalks along grid oriented street system augmented with walkways and

linear parks provides full pedestrian connectivity throughout neighbourhood; • Avoidance of driveways along collector street where possible through use of

flanking lots; • Wide landscaped corridors, linear parks and walkways provide connections to

Warbler Woods ESA, Hickory Woods, non-significant woodlot, commercial area and multi-use trail system;

• Multi-use trail along Warbler Woods ESA and within a 9m wide landscaped median provides north-south continuity;

• Trail connection from park and Hickory Woods to ESA. Range of Housing and Lots Provided • Approximately 60% of the residential lands are dedicated to low density uses

including single family lots and cluster housing;


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• Streetscape variation provided in low density area by interspersing cluster housing blocks with single family lots;

• High and medium density blocks located adjacent to collector and arterial roads in accordance with Official Plan policies;

• Transition between existing / future low density and high density development to be addressed through the proposed landscaped corridor on Westdel Bourne and design guidelines regarding built form, transition and landscaping,

Commercial • Commercial located at Oxford / Westdel Bourne, where already designated • Potential for main street commercial along Riverbend Road to continue

proposed pattern in RiverBend Heights, north of Oxford Street Following is a summary of the various land uses proposed for RiverBend South overall, based on the Option 1 Land Use Plan without the stormwater management facility. Option 2 illustrates nearly identical land uses, with the exception of a stormwater management facility of approximately 2 hectares instead of high density residential along then southerly portion of Westdel Bourne. Both land use concepts are included in Appendix 1 at the end of this report.

Land Use Area (ha) Percent of Land Low Density Residential 22.146 38.72% Medium Density Residential 6.258 10.94% High Density Residential (includes Dunn lands) 9.865 17.25% Commercial 3.782 6.61% Neighbourhood Parks, Trails and Walkways 4.557 7.97% Environmental Buffer 1.009 1.76% Roads and Road Widenings 9.571 16.74% TOTAL 57.188 100.00%

7.4 Housing and Population Projections Housing and population projections for the overall area are summarized in the table below. These are based on the proposed land use and subdivision concept (Option 1) and anticipated zoning, or in the case of the Dunn lands, information provided by the landowner regarding general density assumptions / expectations.


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Land Use Area

(ha) Density # of Lots/

Units ppu Estimated

Population

Single family 17.048 15.8 269 3 807 Low Density MF 3.146 25 79 2.4 189 Low Density MF 1.952 25 49 2.4 117 Medium Density MF 6.258 40 250 2.4 601 High density MF (Sifton) 6.095 130 792 1.6 1268 High Density MF (Dunn) 3.77 150 566 1.6 905 TOTAL 38.27 2,005 3,886

7.5 Schools and Community Facilities No school sites are proposed in RiverBend South, based on previous discussions and written correspondence with the public and separate school boards. Elementary student populations projected for the area, based on the proposed land uses and housing types are summarized below. It is assumed that these students will be accommodated at other schools where capacity exists, based on further direction from the School Boards as development proceeds.

Public School Board Separate School Board Housing Type Approx

# of Units

Pupils/unit Total Pupils

Pupils/unit Total Pupils

Single family 269 0.46 124 0.16 43 Low / Medium Density MF

378 0.35 132 0.13 49

High Density MF 1,358 0.1 136 0.03 41 TOTAL 2005 392 133

It is anticipated that other community facilities, such as libraries, community centres, police and fire services will not be necessary within the RiverBend South planning area, as an existing library and relatively new fire station are both located in Byron. Should a community centre be considered for the Riverbend area, it is most likely that it would be constructed in the District Park that is located in the RiverBend Community to the north or within the RiverBend Heights development, as has been discussed during preliminary planning for that area. Both of these locations would be relatively convenient to RiverBend South, with good accessibility by vehicle, cycling, walking and potentially public transit.

7.6 Land Use Compatibility During public consultation sessions held for the Secondary Plan component of RiverBend South, some concerns were voiced by residents on the west side of Westdel Bourne with respect to potential medium and high density development across from them. As a result of these concerns, some modifications have been made to the preferred plan that was presented in May 2009 for the Sifton lands,


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by shifting one of the high density blocks to an east west orientation along the collector road (Street A) and proposing medium density residential along a larger section of Westdel Bourne. In addition, the densities anticipated for the Sifton lands are 40 uph and 130 uph for medium and high density designations respectively, which are in the lower range of densities permitted by these designations. Should Option 2 be developed, a stormwater management facility would separate much of the high density uses from Westdel Bourne. Medium and high density designations are appropriate along Westdel Bourne, Street A and a portion of Riverbend Road as they comply with Official Plan policies, are located along higher order streets for future public transit accessibility, and are in closest proximity to the commercial uses proposed for RiverBend South. In addition, they are immediately adjacent or in close proximity to the large proposed park where an existing hill and woodlot is being retained. This park will not only provide a significant amenity and passive recreation area for residents, but will also help shield and/or provide a backdrop to higher density development. It is anticipated that there will still be concerns regarding the proposed medium and high density designations, however, we believe those can be addressed through the general urban design principles included in this report as well as more detailed urban design guidelines and/or design review at a later stage of the approvals process (i.e. – site plan stage). In addition, the proposed landscaped corridor along Westdel Bourne will also provide a substantial visual screen and green edge to medium and higher density development. It should also be noted that the majority of existing residences on the west side of Westdel Bourne are generally set well back from the street and most have substantial trees and vegetation along their frontage which blocks or screens much of the east side of Westdel Bourne.

7.7 Affordable Housing The City of London Official Plan contains a number of policies relating to the provision of affordable housing. Through the Official Plan Review process (OPA 438), additional policies were adopted by Council that stated Area Studies and larger residential development proposals were to include a 25% affordable housing component through a mix of housing types, specifically indicating that “Completed Area Studies may require 25% of the new housing units to be in forms other than single detached dwellings.” These policies pertaining to affordable housing are met by the provision of a substantial number of medium and high density multi-family blocks, which are anticipated to be constructed as town houses and apartments. As shown in Section 7.4, it is possible that over 80% of the dwelling units constructed in RiverBend South have the potential to be in forms other than single detached dwellings. It is anticipated that there will be a range of dwelling types, prices and tenures that address the affordable housing needs and criteria of the City for both low and moderate income households.


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7.8 Energy Conservation

PPS and Official Plan policies encourage energy conservation and efficiency in the planning and design of new development. The proposed RiverBend South land use plan and subdivision concept promotes energy conservation and efficiency in the following ways: • The majority of streets are oriented east-west to allow building placement on

the north / south axis to take advantage of passive solar heating; • A relatively large percentage of the development is intended to be multi-

family dwellings, which typically require less energy and materials due to common walls, less exterior wall and roof area, etc

• The proposed street layout and pedestrian / cycling network will facilitate non-vehicular transportation;

• Proximity to other land uses such as commercial, office, etc. within and immediately adjacent to the community (i.e. – RiverBend Heights) provides greater opportunities for living, working and shopping in the immediate vicinity to reduce the number of automobile trips;

• Builders such as Sifton and a number of others likely to construct housing in RiverBend South offer ENERGY STAR qualified homes, which incorporate insulation upgrades, higher-performance windows, reduced air infiltration, more efficient heating, air conditioning and hot water systems.

Opportunities for other energy conservation measures and use of renewable sources will likely be considered as building technology and renewable energy options (wind power, solar collection, geothermal) become more widespread and economically viable for residential construction.

8.0 SANITARY SERVICING

8.1 External Connections Flows from the RiverBend South area will be intercepted by three separate sewer extensions as outlined below. The lands with the highest elevations along the eastern and south-east portions of the site consisting of approximately 17.5 ha have been designed to discharge to an existing sanitary sewer on Warbler Woods Walk. This sewer was designed as part of the Warbler Woods subdivision and the depth and capacity of this existing sewer has been designed to accommodate this area. This sewer discharges to a trunk sewer on Oxford Street which, in turn, discharges to the Oxford Pollution Control Plant. Flow from this area is, therefore, not tributary to the Riverbend Pumping Station. The majority of the site consisting of approximately 34.3 ha has been designed to discharge to a proposed sewer on Riverbend Road. This sewer is currently constructed to the intersection of Shore Road and Riverbend Road and will need to be extended southerly along the proposed Riverbend Road to Oxford Street and into the subject site. Detailed design of this sewer extension has been completed by Stantec as part of the detailed design for the Hopedale Subdivision


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which is located at the south-east corner of Riverbend Road and Oxford Street. This existing sewer terminates in the Riverbend Pumping Station before being pumped to the trunk sewer on Oxford Street and discharging to the Oxford Pollution Control Plant. A small portion of the site consisting of 5.02 ha at the south-east corner of Westdel Bourne and Oxford Street is considered to be too low to discharge to the proposed sewer on Riverbend Road given the relative elevations of this area and the elevation of the intersection of Riverbend Road and Oxford Street. It has been proposed instead that a sub-trunk sewer be extended from the Riverbend Road sewer through future development lands owned by Sifton bounded by Shore Road, Riverbend Road, Oxford Street and Westdel Bourne. The exact alignment of this sewer would be set to compliment the development plans for this area but would go around the higher ground at the intersection of Riverbend Road and Oxford Street. No upgrades to the Riverbend Pumping Station or the Oxford Pollution Control Plant are considered necessary as a result of this draft plan.

8.2 Internal Sewer System An internal piping system will be constructed to convey flows to the outlets noted above. Given that the topography of the site is somewhat extreme with the low portion of the site being along the western boundary with Westdel Bourne, care will need to be exercised at the detailed design stage to ensure that the entire area can be properly serviced. Preliminary sanitary sewer alignments for the central portion of the site indicate that a sub-trunk sewer will need to be extended from the sewer on Riverbend Road through the commercial block at the south-east corner of Oxford Street and Westdel Bourne and then running parallel to Westdel Bourne through road allowances, easements and open space corridors in order to service the area. The preliminary sizes of the sanitary sewer systems are determined to be 250mm and 200mm diameter sewers. Full details of proposed servicing can be found in Appendix 5.

9.0 WATER SERVICING

9.1 Pressure requirements Elevations in the RiverBend South Area fall between a low of 263m and a high of 301m. It is generally accepted that the elevation of 273m is the highest elevation that the low-level or gravity feed system within the City will reach. Above this elevation boosted, or high-level pressure is required. The areas that fall between 263m and 273m are relatively small and confined to the area around the intersection of Westdel Bourne and Oxford Street. As it is desirable to use arterial roads as boundaries between high and low level pressure systems, it is recommended that the entire RiverBend South area be serviced by high-level water.


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9.2 Construction of External Works At present, there is no available connection to the high-level watermain system in the area of the proposed development. The entire RiverBend South development is designated to be serviced from the high level system supplied by the Wickerson Road Pumping Station. The Growth Management Implementation Strategy (GMIS) indicates that planned upgrades in this area will bring high-level watermains to the subject property in the near future. According to the GMIS, the City intends to construct a 450mm diameter high-level watermain on Byron Baseline Road from Wickerson Road to Westdel Bourne and along Westdel Bourne from Byron Baseline Road to Oxford Street. This work is currently planned to occur in 2011. Additionally, the Wickerson Pumping Station will also be upgraded in 2011 as this station has limited capacity. A further extension is planned to extend the system along Oxford Street to link into the low-level watermains and is planned for 2017. Discussions have been undertaken with the City to consider routing the trunk watermains through the RiverBend South Area/Subdivision Plan instead of along Westdel Bourne and Oxford Street. This routing would potentially eliminate the need for more costly watermain construction on Westdel Bourne and Oxford Street, at least along the frontage of the Secondary Plan. This report does not consider this option, however, it is recognized that the City will be completing their own analysis in this regard which may modify the conclusions of this report and the sizing of the watermains contained in the modeling herein.

9.3 Internal Watermain Layout / sizing The modeling has been completed through the RiverBend South Secondary Plan which details the watermain sizes within the RiverBend South Area. All modeling has been completed using the City of London standards. A hydraulic grade line of 335.0 m was assumed for all modeling.

9.4 Conversion of Existing Homes The existing Warbler Woods subdivision has been completed with connection to the low-level water system and provision of jet pumps in the individual homes. Ultimately, the plan was to convert these homes over to the high-level system when it is available. While the timing of the extension of the high-level watermain system to this area is unknown, the submission of this draft plan provides certainty that the area will be developed and that high-level watermains will be brought to the Warbler Woods area. When this occurs, it is recommended that the existing watermains at the end of Warbler Woods Walk and Sumac Way be connected to the new high-level watermains and the system converted. This work will also require the construction of a check valve where Warbler Woods connects to the existing low-level system. This is currently a check valve chamber north-east of Warbler Woods built for this purpose. The chamber is currently empty, so the work would involve removing the existing piping in the chamber and replacing it with a new check valve. In addition, notification should be provided to all home owners that their jet pumps should be disconnected. A more detailed process should be prepared at the time of this change over.


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Additional details regarding water servicing and modeling results can be found in Appendix 6.

10.0 STORMWATER MANAGEMENT

10.1 General The stormwater drainage and management strategy for the subject lands will be consistent with previously approved developments, which accommodates a portion of the development area. The balance of the site is accommodated within the catchment area of Tributary C, located northwest of the Oxford Street and Westdel Bourne intersection. There is currently a Municipal Class Environmental Assessment (EA) underway which will identify the required stormwater management strategy for the area, which includes the balance of the site.

Previously approved subdivisions to the north of Oxford Street, specifically RiverBend Meadows Phase 1 (33M-481), RiverBend Mews (33M-510), and RiverBend Meadows Phase 2 (33M-549) have accommodated a large external drainage area south of Shore Road and extending to south of Oxford Street. An approximate 19.4 hectare area south of Oxford Street has been identified and is designed to be accommodated within the constructed sewers on Riverbend Road, and within the RiverBend Mews SWM Facility. This area generally captures the northwest portion of the subject lands. The attached Figure 10.1 identifies the current approved drainage area south of Oxford Street, and identifies the proposed sewer and overland flow routing north of Oxford Street to the RiverBend Mews SWM Facility.

The remainder of the subject property is presently accommodated within the drainage area associated with Tributary C, which is located to the northwest of the Westdel Bourne/Oxford Street intersection. The Environmental Assessment currently being completed will address the stormwater management strategy for Tributary C. This EA will identify the preferred alternative with respect to what is required, and where, to provide stormwater management controls for the subject property. The attached Figure 10.1 also identifies the proposed Tributary C catchment area, confirming that the balance of the subject lands is being addressed. This area was previously identified in the RiverBend Community Plan on Map 6.7.

10.2 Stormwater Assumptions The SWM Facility constructed as part of the RiverBend Mews Subdivision (33M-510) is designed to accommodate a portion of the major and minor system drainage from the subject site, in accordance with the Riverbend Community Plan and approved downstream developments. Based on the approved storm drainage area plans for the downstream developments, the storm sewer on Riverbend Road, and by extension, the RiverBend Mews SWM Facility, is designed to accommodate 19.4 hectares of the proposed development, with a runoff coefficient of 0.55.


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Based on the current proposed land use plan and subdivision concept for the subject lands, the catchment area identified does not cleanly follow lot lines or street alignments. As such, while the approved catchment area for the lands is approximately 19.4 hectares, it is proposed that the allowable outflow identified for the area is what will be the controlling factor. Since there is a mix of land uses within the catchment area, it is anticipated that the average runoff coefficient will be less than the 0.55 runoff coefficient identified. As a result, it is proposed that the development will be graded and sewer routing designed such that the area contributing to the Riverbend Road sewer and RiverBend Mews SWM Facility is maximized, without exceeding the previously approved flow targets for both minor and major systems. This strategy will benefit Tributary C by somewhat reducing the area tributary to it, thereby lowering overall infrastructure needs and associated costs, as well as promoting efficient use of existing infrastructure.

As indicated, the balance of the site will be accommodated by the proposed stormwater management strategy developed for Tributary C. While the Riverbend Community Plan indicates that a SWM Facility No. 3 (Tributary C) is to be located on the West Kains property to the northwest of the Westdel Bourne/Oxford Street intersection, the EA will determine if this is the intended strategy, or if on-site controls, on the subject lands, is required.

At this time, there is potential for a SWM Facility to be located on the subject lands, to control runoff prior to release to Tributary C, subject to the finalization of the EA. The completed EA will dictate the exact requirements and extent of a SWM facility, however, the proposed land use plan (Option 2 demonstrates that a SWM facility could be accommodated if required. It is anticipated that should a SWM facility be required on the subject lands, it will be designed as a more linear facility, along the westerly portion of the site, fronting Westdel Bourne as shown on the Option 2 land use plan. This arrangement can serve the purpose and function of the providing SWM controls, while enhancing the site and providing visual screening for residents on the west side of Westdel Bourne.

Subject to the timing of the development of the various blocks within the proposed development area, a SWM facility may or may not be needed or available. As a result, there are three general scenarios to provide stormwater management control and servicing for development in advance of any Tributary C-related facilities construction.

i) West Kains SWM Facility Available – Should a singular SWM Facility be required, to be located on the West Kains Land, a storm sewer outlet from the subject lands would need to be constructed, outletting to the West Kains SWM Facility. The current routing as identified in the Riverbend Community Plan is along Westdel Bourne to the south side of the lots on Ashgrove Court. As identified on Map 6.7 of the Riverbend Community Plan, this trunk sewer accommodates an area larger than 20 hectares, therefore this sewer would be considered claimable from the UWRF, subject to new UWRF rules. The exact requirement and alignment of any outletting sewers from the RiverBend South area will be identified in the EA.


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ii) West Kains SWM Facility Not Available (Roadside Ditch Outlet) – Should timing or development restrictions prevent the West Kains SWM Facility from being available at the time of developing a portion of the RiverBend South area, temporary on-site control measures would be proposed. These measures could include parking lot or roof top storage, a small interim SWM Facility, oil/grit separators, or BMP’s, that would provide stormwater quantity and quality control, or other control measures for temperature controls, prior to outletting to the roadside ditches. These measures would either remain in place until such time as the trunk sewer outlet is provided to a completed West Kains SWM Facility, be maintained permanently if on a commercial or multi-family block, or until a facility is constructed on the south side of Oxford Street, if required.

iii) No Regional SWM Facility Available (Riverbend Road Sewer Outlet) – Alternatively, on-site controls could be provided such that the Riverbend Road storm sewer which is to be extended to Oxford Street could potentially be used as an outlet, either temporarily or as a permanent outlet. Depth restrictions may prevent the use of this storm sewer outlet, subject to a review of grading and sewer depth requirements on various blocks. Since this sewer ultimately outlets to the Riverbend Mews Subdivision, on-site quantity controls may only be required. The Riverbend Road sewer does accommodate a northeasterly portion of the subject lands, however, could be maximized to temporarily accommodate additional lands until measures are in place to accommodate the balance of the site.

Any permanent SWM Facility and outlet works associated with the westerly part of the subject area, including land costs and engineering fees (including the Class EA), will be considered claimable from the Urban Works Reserve or the Development Charges Funds. If the drainage area to the Riverbend Road sewer outlet increases to above 20 hectares, then portions of the outlet sewer within the development area may be considered UWRF or DC claimable, subject to new UWRF/DC rules in place at the time of development.

10.3 Proposed Strategy for Stormwater As noted above, the site is divided in to two (2) separate drainage areas. The Riverbend Road outlet will be used for the northeasterly quadrant of the subject lands, totaling approximately 19.4 hectares, in accordance with the RiverBend Community Plan and the previously approved external area plans for the downstream developments. The remaining development lands will be serviced by future SWM facilities or a singular SWM facility, to be identified and confirmed as part of the Tributary C SWM Class EA presently underway. This servicing strategy will utilize and outlet to the north of Oxford Street on Westdel Bourne, either directly to a SWM facility on the West Kains Lands, or through a SWM Facility located on the subject lands, or a combination of both.

A 1200mm diameter storm trunk sewer on Shore Road at Riverbend Road, was constructed as part of the final servicing of the RiverBend Meadows Subdivision Phase 2 (33M-549). This sewer will convey flows from the lands south of Shore Road and an approximate 19.4 hectare area south of Oxford Street, ultimately


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outletting to the RiverBend Mews SWM facility, all in accordance with the Community Plan and previously approved reports and developments.

The 1200mm diameter storm sewer stub has an invert of approximately 257.30, and is sized and of adequate depth to service a portion of the lands (11.4 hectares) between Shore Road and Oxford Street, Riverbend Road, and the approximate 19.4 hectare area to the south of Oxford Street. There is presently no storm sewer constructed on Riverbend Road, between Shore Road and Oxford Street, and would need to be in place prior to the northeasterly area of the site being developed.

As noted above, since the land uses of the original proposed 19.4 hectare catchment area are made up of mostly single-family residential and park/woodlot area, the original design runoff coefficient of 0.55 is conservative. Based on the drainage limits shown, and as part of a detailed analysis prepared by Stantec Consulting Ltd. for an adjacent related development parcel (Hopedale Subdivision), a total catchment area of approximately 20.32 hectares is proposed to be accommodated within the Riverbend Road trunk storm sewer. Due to the various land uses, including low and medium density residential, commercial and open space/woodlot areas, the corresponding weighted runoff coefficient is approximately 0.52. As such, the reduced runoff coefficient allows approximately 20.32 hectares of development area to be accommodated within the trunk sewer as opposed to the 19.4 hectares originally identified. By maximizing the area accommodated in the sewers, this promotes efficient use of existing downstream sewers, while helping to minimize pond sizing and sewer sizing in the remaining area which helps to minimize future infrastructure needs and associated costs. Included are storm design area plans and design sheets prepared by Stantec Consulting, Ltd. confirming capacities of the downstream sewers.

Concurrent with the proposal to accommodate the 20.32 hectares identified within the Riverbend Road trunk storm sewer, a strategy has been developed to address the major system flows generated from this drainage area. Since major system flows cannot be conveyed over an arterial road, being Oxford Street, it is intended that flows up to the 50-year design storm will be conveyed under Oxford Street, as identified on the attached Storm Sewer Design Sheet prepared by Stantec Consulting Ltd,

The balance of the major system flows, up to the 250-year design storm, are proposed to be accommodated within the stormwater management strategy associated with Tributary C. These flows would not be permitted to cross private development sites, therefore would need to be conveyed via a swale along Oxford Street within the current right-of-way limits, or widened right-of-way, or conveyed within a piped system to a proper outlet or stormwater management facility. These flows would be routed to a crossing at the Westdel Bourne/Oxford Street intersection, or to a SWM facility south of Oxford Street on the subject site, depending on the final stormwater management strategy developed as part of the Class Environmental Assessment.

Stormwater drainage from the balance of the site, including the 50-250 year design flows for the northeasterly 20.32 hectares noted above, is intended to be


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accommodated within the stormwater management strategy developed as part of the current SWM Class EA. This strategy may outlet to a SWM facility block within this plan and/or within the West Kains Lands development. It is understood that the SWM Class EA is required to be completed to determine any final SWM facility location or other stormwater management control requirements, however it is intended that the outlet for the balance of the subject site would be directed towards stormwater control measures along the westerly portion of this site or a direct storm sewer outlet at the Oxford Street/Westdel Bourne intersection. The routing and sizing of any outlet sewers on the subject site to either a local SWM facility or a trunk sewer outlet would be designed as part of the detailed design of the development.

Interim conveyance and control measures to accommodate major system flows from the northeasterly 20.32 hectares will need to be considered in advance of any final stormwater management controls in place related to Tributary C. Depending on the timing of development of the northeasterly lands, consideration will be required to conveying and controlling the 50-250 year design flows to the west. If a temporary outlet SWM facility, or other control measures are proposed in the interim, the details of these would be confirmed as part of a separate analysis and design associated with the development phase itself.

It is assumed that any SWM Facility or outlet sewer required as part of the development may become a City-lead project, through the Development Charges works program. If a temporary facility outlet or other control measures are required until such time as a permanent facility or outlet is in place, it is anticipated that this work would be constructed by the developer.

11.0 TRANSPORTATION

11.1 Transportation Impact Study IBI Group was retained by Sifton Properties Ltd. to carry out the Transportation Impact Study (TIS) for the RiverBend South Secondary/Subdivision Plan. The Transportation Impact Study considers the impacts of future development in the Study Area on the arterial road system and further defines the internal collector road system requirements. A base year of 2009 and two horizon years of 2015/16 and 2025 were selected as it is anticipated that the development will be built and occupied by this time. This study incorporates the traffic forecasts and roadway improvements presented in the Riverbend Heights and West Kains Development Traffic Impact Study (Paradigm, February 9, 2009) to account for other developments near the study area. Vehicular access to the site will be provided directly from Oxford Street and Westdel Bourne. Access on Oxford Street is via a signalized intersection at Riverbend Road and a right-in/right-out driveway for the commercial centre development. Westdel Bourne will provide access via a future extension of Riverbend Road, Street A connection that links Riverbend Road and Westdel Bourne. An additional unsignalized access will be required if the “Dunn Lands” are developed in the long-term scenario. This additional access will improve vehicular access to the multi-family blocks and the “Dunn Lands”. A right-in/right-


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out driveway on Westdel Bourne for the commercial centre is also recommended. The subject development is expected to generate approximately 1,280, 1,635 and 1,720 additional two-way net trips during the weekday a.m., weekday p.m. and Saturday peak hours, respectively.

11.2 Internal Roadworks

11.2.1 Functional Classification of Internal Roads Riverbend Road between Street A and Oxford Street should be classified as a “Primary Collector”. A separate southbound right-turn lane on Riverbend Road is proposed at the commercial access to isolate traffic turning to access the commercial site from residential traffic travelling farther to the south. The remainder of Riverbend Road can be classified as a “Secondary Collector” roadway. With two right-in/right-out accesses on Westdel Bourne and Oxford Street for the commercial centre, Street A can be classified as a “Secondary Collector”. Without these accesses, however, Street A would operate as a “Primary Collector”.

11.2.2 Traffic Calming Measures Potential traffic calming measures for Riverbend Road were identified. Two roundabouts at or near the end points of this road are recommended to reduce operating speeds significantly for the motorists entering from the adjacent high speed arterial roads. A combination of roundabouts, curb extensions, median islands and raised intersections should be placed at regular intervals along Riverbend Road, such as at or near the intersections of local streets and the park.

11.2.3 Pedestrian and Bicycle Infrastructure In order to encourage walking and cycling within the development, it is recommended that pedestrian and cycling infrastructure be built from the outset. Key features should include: • A circumferential walking path around the perimeter of the Street A,

Riverbend Road and commercial centre development south of Oxford Street;

• Narrow streets with pedestrian sidewalks within the Riverbend Road right-of-way (between Street A and Westdel Bourne), which promote lower traffic speeds;

• A pedestrian and bicycle connection to the north and south portion of

Riverbend Road to ensure access to the north part of the Oxford Street;

• Additional recreational pedestrian and bicycle connections are also recommended to the Warbler Woods ESA, east of the subject site, to promote walking and cycling to the east;


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• Nearby retail and employment opportunities, which will allow people to carry out daily activities without relying on a car; and

• Two proposed traffic signals at Westdel Bourne and Riverbend Road on

Oxford Street, to allow for pedestrian crossings of this arterial roadway.

In addition, as the site plans and building details are refined, other opportunities to promote walking and cycling should be pursued, including options for bicycle parking, pedestrian amenities (e.g. benches), and further traffic calming measures described in previous sections.

11.3 External Roadworks

11.3.1 Future Transit Routes Upon completion of Riverbend Road, London Transit Commission is expected to provide a new transit route along Oxford Street to Westdel Bourne and may extend into the area along collector roadways. At least two bus stops on both sides of the site frontage area on Oxford Street are recommended for the future transit routes. Four additional bus stops can also be accommodated along the Westdel Bourne site frontage, if transit routes are extended to this roadway.

11.3.2 Arterial Roadway Improvements A traffic control signal is recommended at the intersection of Oxford Street and Westdel Bourne to accommodate existing traffic volumes (year 2009). No turning movement operational deficiencies are observed for other arterial road intersections in the study area under existing traffic conditions. Under future background traffic conditions, improvements are required on Oxford Street to meet the needs of various phases of background development. These include a dual northbound left-turn lane on Commissioners Road at Oxford Street and widening of Oxford Street to four lanes for the 2011 background traffic conditions. An exclusive westbound left-turn lane at Riverbend Road and Oxford Street will be required to accommodate traffic generated by Phase 1 of the development (year 2011). It is also assumed that the connection between Sumac Way and Riverbend Road will replace the “Warbler Woods” existing access at Commissioners Road. No other additional road improvements will be required within the study area for Phase 1 of development. For Phase 2 of the development (year 2015/16), a northbound left-turn lane and eastbound right-turn lane at Riverbend Road and Oxford Street will be required. Two new intersections on Westdel Bourne controlled by roundabouts are recommended at Street A and Riverbend Road. If the intersection at Riverbend Road is stop controlled, the profile of Westdel Bourne will have to be lowered to provide adequate intersection sight distance. For Phase 3 of the development (year 2025), if the future intersection of Riverbend Road and Westdel Bourne is stop controlled, a separate northbound


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right-turn lane is recommended to accommodate the turning movement traffic generated by the additional land development during this phase. Separate right-in / right-out accesses on both Oxford Street and Westdel Bourne are recommended for the commercial centre development located at the northwest corner of the subject site. The rationale for these restricted accesses is as follows: • The provision of additional accesses would reduce the potential turning

movement side-impact crashes at the Riverbend Road and Oxford Street intersection, and separate eastbound right-turn and westbound left-turn traffic destined to the proposed commercial development;

• Without a right-in/right-out access on Oxford Street, a single commercial

centre access on Riverbend Road will operate over capacity and eastbound left-turns out of the site will experience long delays and queuing during the weekday p.m. and Saturday peak hours;

• Without right-in/right-out accesses on Oxford Street and Westdel Bourne, the

commercial centre users will experience increased travel time and delay during the analysis peak hours. In particular, left-turning traffic out of the site onto Riverbend Road will accept shorter gaps in traffic compromising safety; and

• Without a right-in/right-out access on Westdel Bourne for the commercial

centre, the traffic volumes on Street A, between Westdel Bourne and Riverbend Road, would increase 8% to 11%. Traffic volumes on Riverbend Road, between Street A and Oxford Street would be significantly higher (25% to 28% increase in traffic). This is an undesirable condition for the future residents living on both sides of Street A and Riverbend Road.

• Modifications to the profile of Westdel Bourne north of Street A and north of

Riverbend Road are also recommended to meet sight distance criteria at these new intersections.

11.3.3 Conclusion In summary, the proposed development can be accommodated with the proposed road network improvements. Perhaps more importantly, the development will contribute to the transportation policy directions of the City of London’s Official Plan by accommodating new development in a manner that is consistent with sustainable development and travel demand management. Indeed, given the location of this commercial centre site combined with the neighbourhood walking and cycling trail, it can be expected that a portion of residents will choose to leave their cars at home for non-work trips during the weekdays and weekends. The full Transportation Plan is found in Appendix 7.

11.4 Bicycle and Pedestrian Considerations One of the key design features of the RiverBend South Secondary Plan and land use plan is the extensive pedestrian and cycling network throughout the


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community, intended to facilitate a very active, healthy community for all residents. This network includes sidewalks, multi-use paths, linear park corridors and passive trails. A schematic plan of the overall pedestrian and cycling network and key elements of it is provided in Appendix 8. Following is a summary of some of the primary features of the system.

It is anticipated that sidewalks will be required on all public streets within the proposed development. External sidewalks, along Westdel Bourne and Oxford Street, are also anticipated. There is an existing sidewalk along the west side of Warbler Woods Walk to the north. It is assumed that an extension of the sidewalk will be required to the south.

There is also an existing multi-use trail on the east side of the Warbler Woods West subdivision, between rear yards and the Warbler Woods ESA. A continuation of this trail system is anticipated within or immediately outside of the buffer between the existing trail terminus and a local street. At this point, the proposed multi-use trail will become a unique landscaped feature within the median of the local street. The median is planned to be 9 metres in width to allow for some winding of the trail as well as space for trees and other landscaping. This will provide a unique north-south cycling and pedestrian corridor and linear park. A landscaped sidewalk / trail corridor is also proposed along the east side of Westdel Bourne within the right-of-way. Preliminary cross-sections of the ultimate ROW requirements indicate that if the existing western edge of pavement remains where it is on Westdel Bourne, a 12.7 metre corridor would be available for the trail/sidewalk and associated landscaping on the eastern side. This, combined with sidewalks, a linear park connection midpoint between the two collector road accesses to Westdel Bourne and the internal street pattern, would create an extensive perimeter pedestrian and cycling system with excellent internal linkages and connectivity through the primarily grid oriented street system Additional features that facilitate the pedestrian and cycling network proposed for the RiverBend South community include traffic calming features along Riverbend Road, raised pedestrian crosswalks and/or potential ‘naked streets’ at the junction of Street J/ Riverbend Road and the south park, connecting the park/open space corridor from Hickory Woods to the Warbler Woods ESA across the extension of Warbler Woods Walk, and where the median multi-use trail crosses local streets on the east side of the community. These features would enhance pedestrian safety as well as provide additional placemaking opportunities for RiverBend South. It may also be advisable to have special pavement markings and/or textured surfaces at specific or potential busier pedestrian crossing points on Riverbend Road and Street A to delineate intended crossing areas. It is assumed that dedicated cycling lanes will be constructed on Oxford Street and Westdel Bourne at some future date. It is also intended that a high standard of urban design and landscaping will be implemented throughout the development, including street trees, treed medians, potential main-street


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commercial and well defined pedestrian corridors through the entire community to enhance pedestrian and cycling comfort and safety.

11.5 Public Transit Public transit is anticipated to be located on Oxford Street and Westdel Bourne in the future. In addition, a public transit route along Riverbend Road is also encouraged. This would allow the walking distance to future transit locations to be less than 400 metres from any point in the subdivision and would provide convenient access to the commercial area, internal parks and open spaces and all areas of the community.

12.0 PARKS PLANNING Parks and open space are one of the defining elements of the RiverBend South secondary / subdivision plan, with a range of opportunities provided in the proposed land use plan. These include the following: Warbler Woods ESA – The entire eastern limits of the future draft plan are bordered by the Warbler Woods ESA and buffer area. Passive recreation and amenity is offered by this extensive natural area, as well as cycling and walking opportunities with a section of the multi-use trail along the northern portion of the ESA and non-paved, existing trails also located along the upper ridge and into the ESA. It is Sifton’s intent and expectation that these lands will be acquired by the City of London for public ownership. Discussions / negotiations between Sifton and the City are anticipated during the circulation and review process for the secondary / draft plan. Hickory Woods – The significant woodlot already existing on the adjacent lands to the east, acquired by the City as part of the Warbler Woods Walk subdivision, is being extended to incorporate remaining areas of the woodland within the draft plan. A 30 m wide corridor, to be naturalized, between the eastern side of Hickory Woods and the Warbler Woods ESA is also part of the overall parks and open space system to provide linkages for pedestrians and wildlife. Consistent with the approach taken with the Warbler Woods ESA, the extension of Hickory Woods has also been excluded from the draft plan. However, it is Sifton’s intent and expectation that these lands will also be acquired by the City of London for public ownership. Discussions / negotiations between Sifton and the City are anticipated during the circulation and review process for the secondary / draft plan regarding acquisition of these lands. Non-significant Woodlot – A large wooded area over 2 hectares in size (5.14 acres), in the northwest quadrant of the plan, is being retained for parkland in the subdivision. This woodland will offer passive recreation opportunities as well as excellent views from the top of the hill as it is one of the higher points on the site. Linkages from the woodland park will connect it to the commercial area as well as to the park fronting on Hickory Woods. North Parkette - This parkette provides a visual terminus and view through to Hickory Woods from one of the main collector street accesses (Street A) into the community as well as full frontage and views from Riverbend Road, the other


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main collector that forms a spine through the community. It will also allow for a pedestrian and potential cycling linkage from the non-significant woodlot park to Hickory Woods, and ultimately through to the Warbler Woods ESA via the corridor connection east of Hickory Woods. It is anticipated that this parkette will provide a visual focal point / structure of some type along with relatively passive amenity space for local residents, a children’s play area and landscaping that provides a transition from the parkette to the significant woodlot. This park area has been expanded in size in response to a request from City Parks Planning during the IPR process. South Parkette – The south parkette is also located and bounded on three sides by the Riverbend Road collector, creating another visual focal point along the main community spine. It also forms a view terminus for Street K. This parkette is proposed to contain a ‘vita parcours’ fitness course to encourage active living in the community. This park has also been enlarged slightly at the request of Parks Planning during the IPR process. Multi-use Trail – A continuation of the existing multi-use trail is proposed along the Warbler Woods ESA in the northerly part of the subdivision, and then within a wide, landscaped median and connecting linkages through the remainder of the subdivision until it terminates (at the present time) at the southerly property limit. This approach to the multi-use trail system is intended to minimize impacts and disturbance to the ESA and buffer area and create a unique north-south linear park feature along a large section of the community. The local street has also been shifted westward to allow for potential retention of the hedge rows/tree line within the median park block, as requested by Parks Planning. Final determination of whether these trees can be retained will be addressed at the detailed design stages it is unknown whether the City’s grading and engineering requirements can be met in conjunction with retention of these trees. Linear Park to Westdel Bourne – A 15 m wide linear park corridor is proposed to connect the public street system and a cul de sac accessing two medium-density multi family blocks to Westdel Bourne. It will improve pedestrian ‘permeability’ to the neighborhood by allowing for direct connections to Westdel Bourne and future transit locations, as well as offering a unique landscaped public space between two multi-family blocks. Opportunities will also exist to potentially front residential units in the multi-family blocks onto the linear park. Trail Corridor on Westdel Bourne – Although not identified as a park block on the subdivision plan, it is proposed that a landscaped trail corridor be constructed within the eastern right-of-way along Westdel Bourne. Preliminary planning and design has indicated the potential for a 12.7 metre wide corridor / boulevard that would present an opportunity to develop a unique landscaped edge along Westdel Bourne to create a fully integrated perimeter pedestrian and cycling system as well as a green transition zone between existing and new development. Sketches and an overall plan of the proposed parks and open space system are provided in Appendix 8.


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Parkland dedication requirements for the subdivision will be 5% of the overall residential area or 1 hectare per 300 units, whichever is greater (or the equivalent cash in lieu) and 2% of the commercial area, in compliance with the City’s Official Plan. Based on the subdivision concept and anticipated zoning, it is calculated that approximately 5.6 hectares (or the equivalent cash in lieu) of parkland will be required. The draft plan concept provides for a total of 4.6 hectares of parkland and multi-use trail areas. It should also be noted that these calculations do not include parkland requirements for the Dunn lands which would be in addition to those identified above.

13.0 FINANCIAL IMPLICATIONS

13.1 Summary of Revenues Based on current rates, the proposed RiverBend South development consisting of commercial, low, medium and high density residential development will generate the following revenues (based on the land use plan without a stormwater management pond on site):

Without SWM Facility UWRF $3,582,289 CSRF $16,591,465

The Dunn lands would result in additional revenue of $1,115,849 (UWRF) and $5,558,187 (CSRF) on a Secondary Plan basis.

13.2 Summary of Claimable Costs The proposed development is anticipated to have the following claimable costs based on the Sifton subdivision concept, if no stormwater management pond is required on site:


There are no additional claimable costs for the Dunn lands.

Based on the foregoing estimates, there is a net revenue benefit to the City as follows for the Sifton subdivision alone:


Calculations and assumptions regarding the foregoing figures are contained at the back of Appendix 1 for the land use plan (Option 1) without the on-site stormwater management pond.


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Should Option 2 be selected / required as a result of completion of the Tributary C Class EA, it is anticipated that claims against the UWRF could vary slightly. As well, revenues would decline slightly up to $500,000) as a result of the loss of approximately 2 hectares of land proposed for high density residential development. Notwithstanding this potential reduction, the overall net revenue to the City will still be very substantial.

14.0 MISCELLANEOUS

14.1 Noise Assessment It is anticipated that a noise assessment report will be required for any residential development adjacent to Westdel Bourne. As City policies discourage noise walls along arterial roads, the noise assessment will need to provide recommendations regarding building orientation as well as heating and ventilation requirements. Given the intention to create a relatively significant landscaped corridor along Westdel Bourne, combined with the additional separation from traffic as a result of the gas easement, and the fact that traffic projections on Westdel Bourne are substantially lower than typical arterials, it is expected that noise mitigation requirements will not be onerous. Detailed noise assessments for the residential blocks will be conducted at the time of site plan submission, when more information is available regarding building orientation and site grading to determine what requirements and alternatives exist with respect to noise attenuation.

14.2 Slope Stability A slope stability assessment was conducted by Golder Associates for the area along the Warbler Woods ESA. The study concluded that there were no slope stability issues, and that all setbacks were within the buffer or ESA areas established as the development limit through the natural heritage study. As a result, no additional setbacks are required. The slope stability assessment was previously submitted to the City with the Phase 1 background reports.

14.3 Public and Agency Consultation Three public consultation sessions were held with the public and a number of meetings held with City staff during the Secondary / Subdivision Plan process. The proposed Preferred Land Use Plan and subdivision plan have attempted to address and/or balance various issues and comments raised during the process. Following is a summary of the consultation sessions and actions that were taken as a result of input. For all three sessions, notices were placed in the Living in the City section of the London Free Press. Notices were also mailed out to residents living within 300 metres of the study area, resulting in a total of almost 400 notices being sent out for each meeting. Questionnaires were also available at each meeting for additional input from residents, however, very few of these were completed and returned. Community Visioning Session – Feb. 12/08, John Dearness Public School Attendance - approximately 33 residents signed in


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Meeting Format – workshop format with four topic areas: • Community / urban design • Housing and land use • Servicing and transportation • Natural heritage Purpose – To obtain input from area residents and the general public regarding ideas, preferences, key principles and common themes that should be integrated in the vision for RiverBend South and to assist in developing the community design and completing the technical studies for RiverBend South. Key Findings – A number of common themes were identified as summarized below. A report to Planning Committee was also prepared which provides more detail regarding the session (see Appendix 10). • Maintain the existing rolling topography as much as possible. • Preference for smaller, interconnected parkettes incorporated with woodlots

where possible • Incorporate walking and cycling trails through the community • Pay attention to aesthetics and architectural design of houses and

commercial uses • Avoid big-box commercial • Preference for low density, detached housing on larger lots • Dislike of high density development • Provide some kind of transition / attractive edge at Westdel Bourne • Address traffic speed and volumes on Westdel Bourne • Protect identified natural heritage features (ESA and woodland) • Preserve remaining woodland patch on former Sweeney lands

Community Concepts Open House – July 23/08, Byron Public Library Attendance - approximately 50 residents signed in Meeting Format – Open House Purpose – To provide overview of background study key findings, opportunities and constraints and present three land use concepts to obtain feedback on preferred elements / concepts. Key Findings – In general, Concept 3 was preferred by more residents and respondents to the questionnaire due to it having the lowest density and most single family residential uses, a buffer/landscaped area along Westdel Bourne, and inclusion of cul de sacs. The more dispersed and smaller parks and open space configuration of Concepts 2 and 3 were also preferred over Concept 1, along with the retention of the Sweeney woodlot on Concept 2. A copy of the three concept plans and descriptions of the main features is also provided in Appendix 10.


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Preferred Concept Open House – May 28/09, Byron Public Library Attendance - approximately 30 residents signed in Meeting Format – Open House Purpose – To present and obtain input on the Preferred Concept and associated recommendations. Key Findings – Residents living on Westdel Bourne were generally opposed to the Preferred Concept, stating that they did not want high density development across from them. The majority of other residents provided positive comments about the plan. The proposed parks and open space concepts, retention of the Sweeney woodlot and trail corridor along Westdel Bourne were viewed very positively. Residents were also in favour of proposed transportation improvements such as a roundabout and/or signalization at new intersections as well as signalization at Oxford and Westdel Bourne. No concerns were expressed about the proposed natural heritage and open space system with the exception of concern about deer potentially crossing the corridor area between Hickory Woods and the Warbler Woods ESA. A copy of the Preferred Concept and meeting summary notes is provided in Appendix 10. SUMMARY Overall, attendance at the public consultation sessions was relatively good with a total of over 120 residents signing in over the course of the three meetings. The most frequently identified issue at all three meetings was resistance to high density development, especially from those living along Westdel Bourne. While it is recognized that some residents will likely remain opposed to the Preferred Land Use designations and associated subdivision plan, these objections must be balanced by the need to comply with Provincial and Official Plan policies relating to compact urban form, the provision of a range of housing, affordable housing, efficient servicing, etc. To the extent possible, the Preferred Land Use Concept has integrated features that were identified as positive / preferred elements. Urban design principles and guidelines, as previously outlined in this report, are also expected to help address resident’s concerns regarding higher density development. Following is a brief summary of key elements identified at the public meetings that were and were not included in the Final Preferred Concept along with the rationale for non-inclusion. Key Public Preferences Incorporated Into Plan: • Proposed green space / trail corridor along Westdel Bourne • Two collector road entrances from Westdel Bourne • Retention of non-significant woodlot • Dispersed, smaller parks • Variety of walking and cycling connections • Single family / low density backing on Hickory Woods


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• Single family adjacent to existing Warbler Woods Walk Key Public Preferences Not Incorporated Into Plan • Desire for primarily low density and little or no high density / multi-family

residential o Does not meet City and provincial policies regarding compact

form, efficient land use, provision of range of housing choices o Does not meet anticipated market demands

Retention of pine plantation o Does not meet City criteria for significant woodlot o Much of it is overgrown and in poor condition

• Cul de sacs o City policies discourage cul de sacs o Less connectivity for pedestrians and cyclists

It should also be noted that subsequent to the public meeting to present the Preferred Concept, the Final Preferred Concept that is being submitted with this report and associated applications was revised so that there is less high density and more medium density land use designation along Westdel Bourne on the Sifton lands than previously proposed in order to address public input. In addition, zoning for the future subdivision is anticipated to be in the lower range of permitted densities for medium and high density designations.


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15.0 BIBLIOGRAPHY AND APPENDICES Exhibits (attached) Appendix 1 – Figures • Property Ownership Plan • Proposed Land Use Plan – Option 1 • Proposed Land Use Plan – Option 2 • Environmental Management Plan • Riverbend South Stormwater Area Plan • External Storm Areas • Storm Areas • Storm Design Sheet • Views and Vistas • Parks and Open Space Master Plan • Preliminary Grading Plan • Financial Calculations Appendix 2 – RiverBend South Archaeological Assessment (Stage 3), Archaeologix, July 2008 Appendix 3 – RiverBend South Stage 4 Archaeological Assessment (Location 3), Golder Associates, February 2009 Appendix 4 – RiverBend South Natural Heritage and Environmental Impact Study (Final Report), AECOM, March 4, 2010) Appendix 5 – RiverBend South Phase 1 Sanitary Servicing Study (Final Report), Stantec, March 17, 2010 Appendix 6 – RiverBend South Municipal Water Servicing Study (Final Report), Stantec, November 5, 2009 Appendix 7 – RiverBend South Area/Subdivision Transportation Study (Final Report), IBI Group, March 2010 Appendix 8 – Parks and Open Space Master Plan, GSP Group, March 2010 Appendix 9 - RiverBend South - Slope Stability Assessment, Golder Associates. June 11, 2008 Appendix 10 – Public Consultation Summaries and Plans Existing Background Studies and Documents (not attached) • City of London Official Plan • City of London Z.1 Zoning By-law


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• Riverbend Community Plan (Revised April 20, 2004)

• Natural Heritage Study and Environmental Impact Study – Constraints and Opportunities Report, AECOM (June 2008)

• RiverBend South Stormwater Management Servicing Study (Phase 1 Report),

Stantec (July 3, 2008)

• RiverBend South Phase 1 Sanitary Servicing Study (Phase 1 Report), Stantec (July 3, 2008)

• RiverBend South Municipal Water Servicing Study (Phase 1 Report), Stantec

(July 3, 2008)

• RiverBend South Area/Subdivision Transportation Study (Phase 1 Report), IBI Group (July 3, 2008)

• RiverBend South - Archeological Assessment (Stages 1 and 2), Archaeologix

(June 2008) • Draft Riverbend Heights and West Kains Development Traffic Impact Study,

Paradigm (February 9, 2009) – Not yet submitted to City

• Sifton Properties Limited Initial Proposal Report, November 2009

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