I hereby certify that the Municipal Council, at its session held on February 23, 2009 resolved:

Transcription

1 3 Duffrin Avnu P.O. Box 535 London, ON N6A 4L9 London CANADA Fbruary 24,29 R. Panzr Gnral Managr of Planning and Dvlopmnt I hrby crtify that th Municipal Council, at its sssion hld on Fbruary 23, 29 rsolvd: 1. Rfrnc : That th following actions b takn with rspct to th Southwst Ara Study Trms of (a) on th rcommndation of th Gnral Managr of Planning and Dvlopmnt th attachd Trms of Rfrnc for th Southwst Ara Study BE APPROVED with th following amndmnts: (i) Part 2 -Study Purpos -amndd by adding th following nw sntnc at th nd of th first paragraph, Th Southwst Ara Plan may b adoptd as a scondary plan to provid guidanc for implmntation of th sub ara plans. ; (ii) Part 6 - Community Vision - amndd by adding th following nw sntnc at th nd of th scond paragraph, This will includ considration of th impacts on agricultural lands immdiatly adjacnt to th primary study ara. ; (iii) Part 13 - Guidlins for Sub Ara Plans - amndd in th first paragraph by adding th following words at th nd of th first sntnc, that may includ th adoption of th Southwst Ara Plan as a scondary plan to guid th implmntation of th sub ara plans; and (iv) Part 16 - Implmntation and Monitoring - amndd by adding th following sntnc at th bginning of th first paragraph, Th consultant shall provid dirction for th possibl adoption of th Southwst Ara Plan and sub ara plans as scondary plans. ; (b) (c) th Southwst Ara Plan and Sub Ara Plans BE ADOPTED as scondary plans; and th Civic Administration BE REQUESTED to rport back at a futur mting of th Planning Committ with rspct to th Official Plan policy changs ncssary to provid for th adoption of scondary plans; it bing notd th Planning Committ rcivd and notd a communication datd Dcmbr 15,28 from I. L, 27 Windrmr Court East, and commnts from th Environmntal and Ecological Planning Advisory Committ with rspct to this mattr. (29-D7-) (AS AMENDED) (1/4/PC) Kvin Bain City Clrk Ihw cc: I. L, 27 Windrmr Court East, London, ON N6G 4J5 G. Fourni, 4 Sldn Court, London, ON N6P IC6 6. Bst, 6 Sldn Court, London, ON N6P IC6 P. Birch, 4 Aspn Plac, London, ON N6P IC6 J. Branchflowr, 98 Sunray Avnu, London, ON N6P 1 C1 S. Brodi, 66 Kirk Driv, London, ON N6P IC9 Th Corporation of th City of London Offic: xt. 969 Fax: www. london.ca

2 K. Braur, 122 Sunray Avnu, London, ON N6P 1 C6 W. and M. Chartrand, 92 Sunray Avnu, London, ON N6P IC1 B. Connll, 125 Sunray Avnu, London, ON N6P IC6 D. Diosy and A. Rangr, 3 Sldn Court, London, ON N6P IC6 S. Frguson, 15 Sunray Avnu, London, ON N6P 1 C6 J. Finan, 5 Sldn Court, London, ON N6P IC6 G. and R. Ford, 115 Sunray Avnu, London, ON N6P IC6 G. Grryts, 7119 Clayton Walk, London, ON N6P 1V3 A. Harris, 45 Kirk Driv, London, ON N6P 1E2 R. Jankura, 8 Caldwll Plac, London, ON N6P IE2 B. Johnston, 114 Sunray Avnu, London, ON N6P 1 C6 C. Jons, 3 Aspn Plac, London, ON N6P IC6 A. Lgihn, 6 Aspn Plac, London, ON N6P IC6 K. Maton, 96 Sunray Avnu, London, ON N6P IC1 T. and M. Mazzotta, 5 Aspn Plac, London, ON N6P IC6 T. Mayo, 687 Batti Strt, London, ON N6P 1A3 M. McDonald, 93 Sunray Avnu, London, ON N6P 1 C1 B. McKinny, 12 Sunray Avnu, London, ON N6P IC6 R. Millr, 2 Aspn Plac, London, ON N6P IC6 P. Millar, 5 Marianna Driv, London, ON N6P 1B3 S. Mitchll, 63 Kirk Driv, London, ON N6P IC9 B. Murphy, 1 Aspn Plac, London, ON N6P IC9 B. Nunn, 7 Aspn Plac, London, ON N6P IC6 K. Payn, Colonl Talbot Road, London, ON N6P 1V9 D. Prior, 62 Sunray Avnu, London, ON N6P 1V9. Rd, 14 Sunray Avnu, London, ON N6P 1 C6 N. Sayr, 12 Sunray Avnu, London, ON N6P I C6 H. and S. Scarfon, 67 Marianna Driv, London, ON N6P 1B5 B. Scott, 83 Sunray Avnu, London, ON N6P IC1 M. Scrocchi, 43 Outr Driv, London, ON N6P 1E3 L. Shaw, 116 Sunray Avnu, London, ON N6P 1 C6 J. Vrbn, 91 Broadway Avnu, London, ON N6P 1A9 K. Wallr, 82 Dnnis Avnu, London, ON N6P 1B5 Hllnic Community Cntr c/o A. Dmakos, Prsidnt, 133 Southdal Road Wst, London N6J 2J2 York Dvlopmnts c/o A. Soufan, 233 York Strt East, London, ON N6B 1L1 LDI, c/o S. Jans, 63 Colborn Strt, Suit 23, London, ON N6B 2V Ontario Ltd. c/o Zlinka Priamo Ltd., 318 Wllington Road, London, ON N6C 4P4 Grnhills Shopping Cntrs Ltd. c/o P. Nikolakakos, 7 Applwood Crscnt, Vaughan, L4K 5x3 GSP Group, c/o E. Saulslja, 72 Victoria Strt, South, Suit 21, Kitchnr, ON N2G 4Y9 Southsid Group c/o V. Frijia, 358 Horton Strt East, London, ON N6B I L7 T. Bray1 Copp Family Corporation and Copp Limitd c/o J. Davis, Jack E. Davis Holdings Ltd., 127 Baslin Road East, London, ON N6C 2N6 L. and S. Courtny and Brown Family c/o W. Pol, lbl Group, 35 Oxford Strt Wst, Suit 23, London, N6H IT3 Mtrix Ralty Group, c/o S. d Jong, 285 King Strt, Suit 24, London, ON N6B 3M6 Norquay Dvlopmnts Ltd. c/o B. Vitch, 31-1 Wllington Strt, London, ON N6B 2K6 L. Kirknss, Kirknss Consulting Inc., 427 Rgnt Strt, London, ON N5Y 4H1 Bluston Proprtis Inc. c/o M. Turgon, 13 Duffrin Avnu, Suit 15, London, ON N6A 5R2 Lambth Community Association, c/o J. Boyc, 6197 Dckr Driv, London, ON N6P 1 J6 D, Landry, 6277 Hamlyn Strt, London, ON N6P 1J9 S. and M. Mayo, 619 Hamlyn Strt, London, ON N6P 1J9 B. Mai, 6191 Hamlyn Strt, London, ON N6P 1 J9 T. Brown, 3133 Colonl Talbot Road, London, ON N6P I H3 L. and S. Courtny, 3493 Colonl Talbot Road, London, ON N6P 1H6 R. Park, 2295 Wharncliff Road South, London, ON N6P IS7 D. Andrson, 2961 Paulkan Chas, London, ON N6L OA7 J. Wid, Clayton Walk, London, ON N6P 1 W1 W. Hazlwood, 166 Southdal Road Wst, London, ON N6J 2J1 H. Jnnr, 458 Wondrland Road South, London, ON N6P IS8 T. Gaspr, Stls Avnu, Hornby, ON LOP 1 EO Larilyn Proprty Managmnt c/o W. Pritchard, 541 Wharncliff Road South, London, ON N6J 2M4 A. Brown, 387 Colonl Talbot Road, London, ON N6P lh3 ElWO Canadian Managmnt Ltd. c/o M. Kastnr, 82 Wbr Strt East, Kitchnr N2H IC7 B. Williston, 3349 Sttlmnt Trail, London, ON N6P 1V8 Th Corporation of th City of London Offic: xt. 969 Fax: www. london.ca

3 C. Woodridg, 9654 Littlchurch Driv, London, ON N6P 1 P3 D. Mlvill, 22 Southland Driv, London, ON N6P IC2 E. Pictus, 24 Extr Road, London, ON N6L 1A3 G. Mdiros, 274 Wstwick Walk, London, ON N6P OA2 B. Flahrty, 6499 Pack Road, London, ON N6P 1M2 D. Olivr, 3357 Colonl Talbot Road, London, ON N6P 1H6 P. Thornicroft, 6294 Hamlyn Strt, London, ON N6P 1P8 M. Mayo, 57 David Strt, London, ON N6P 1B3 R/Max Advantag Ralty Ltd. c/o G. Robinson, 151 Pin Vally Boulvard, London, N6K 3T6 Windmill Dvlopmnt Group Ltd. c/o J. Wstind, 1749 Woodward Driv, Ottawa, ON K2C OP9 Thomas Sign and Awning Company, c/o B, Stin, th Avnu North, Clarwatr FL C. Wodrich c/o 4516 Dingman Driv, London, ON N6L 1 J3 A. W. Kutsch, 2229 Thornicroft Crscnt, London, ON N6P IT6 Frinds of Dingman Crk, c/o C. Mlo, 1538 Thornly Strt, London, ON N6K OA9 G. Faul, 11 Scottsdal Strt, London, ON N6P 1E5 Global Vision Invstmnts, c/o M. Falls, 31 Extr Road, London, ON N6L 1B6 G. Barrtt, Managr, Land Us Planning Policy H. McNly, Snior Plannr T. Grawy, Snior Plannr Chair and Mmbrs, Environmntal and Ecological Planning Advisory Committ Th Corporation of th City of London Offic: xt. 969 Fax: www. london.ca

4 -769 G. Barrtt Southwst London Ara Study Final Trms of Rfrnc City of London Planning and Dvlopmnt Dpartmnt Fbruary 9, 29 I, /

5 ~ Existina ~ T.ABLE OF CONTENTS I 1 Dscription Pag No. r introduction Study Purpos Study Ara i) Primary Study Ara 4 ii) Study Ara for Long Trm Stratgic Planning Objctivs i) P Ian n i ng bj ct ivs ii) Procss Objctivs Planning Contxt Community Vision Componnt Studis 7.1 Natural Hritag Study i) Invntory and Evaluation of Existing Natural Environmnt ii) Groundwatr, Soils and Slops "1.2 Cultural Hritag Study 7.3 Land Us Allocation Study 7.4 Srvicing Studis c, I -769 G. Barrtt i) Watr and Sanitary Srvicing Study ii) Drainag and Stormwatr Managmnt iii) Transportation I Planning. Dsign and Srvicing - Opportunitis and Constraints 2 Analysis 1 9. Altrnativ and Prfrrd Land Us Concpts Financial Impact Analysis D v lo p m n t Phasing Stratgy Long-Trm Growth Concpt 23 pg Guidlins for.sub-ara Plans 23 Proposd Ara Plan 24 Consu I tation Procss 25 i) City of London and Agncy Input ii) Public Consultation Implmntation and Monitoring 26 Ara Studv Schdul 26 I Mar> I Location MaD 5 I Man 2 Ara Plan 6 v Map 3 Currnt Land Us Dsignation 9 Map 4 Environmntal Faturs IO Map 5 Transoortation Corridors 11 1 Map 7 I Rcnt and Activ Planning Application 112 Existina Land Us v 113 3

6 -769 G. Barrtt I. I n t rod u ct i on In Jun of 28, City Council considrd a rport from th Gnral Managr of Planning and Dvlopmnt stting out a Growth Managmnt Implmntation Stratgy (GMIS) for th City of London. Th Council rsolution arising from that rport includd th following dirction: cc) Th Gnral Managr of Planning and Dvlopmnt to prpar draft Trms of Rfrnc for th compltion of a City-ld Southwst London Ara Study with such Trms of Rfrnc to b considrd at a Public Mting of th Planning Committ by Sptmbr 28; it bing notd,that th Ara Study would b undrtakn as a dvlopmnt chargs fundd projct and that th anticipatd tim fram for compltion of th Study would b th nd of 29; it bing notd that th landownrs will b prmittd to procd with concurrnt studis for Sub-Ara Plans, with th concurrnc of th Gnral Managr of Planning and Dvlopmnt. Th purpos of th GMIS is to co-ordinat th phasing of dvlopmnt approvals with municipal commitmnts to undrtak th major infrastructur works that ar ncssary to provid srvics to th dvlopmnt. Th stratgy will guid th pac and timing of growth in accordanc with municipal prioritis and in a mannr that is consistnt with th Official Plan and provincial policis. As notd in th covr rport to th GMIS, Th on growth ara whr planning issus, srvicing constraints and projctd srvicing costs suggst that it b considrd as a mid-trm priority for dvlopmnt is th Southwst ara of th City. Apart from dvlopmnt approvals alrady in procss a cautious approach should,b takn to grnfild dvlopmnt in this ara ovr th nar trm. Rathr than hav individual landownrs initiat plans and studis on a picmal basis and compt for a vry limitd amount of xisting srvicing capacity, it is proposd that th City initiat a comprhnsiv ara-wid planning and srvicing study. Th ara study will provid th basis for OfTicial plan amndmnts and srvicing stratgis and provid dirction for th staging of growth within this ara Th Southwst London ara includs a substantial portion of th undvlopd land within th City s dfind Urban Growth Ara. Th ara is locatd within th Dingman Crk drainag basin and sanitary swag srvicing for this ara will ultimatly b providd through th construction of th Southsid Swag Tratmnt Plant and associatd trunk swrs. Som post-annxation dvlopmnt within th ara has occurrd on th basis of intrim sanitary srvicing works that hav dirctd flows to th Grnway Pollution Control Plant and, to a lssr xtnt, th Oxford Pollution Control Plant, Additional growth through intrim srvicing is significantly constraind, howvr, by th limitd availability of tratmnt capacity in th Grnway plant and by limitations in th convyanc systms for both plants. A prliminary outlin of th scop and contnt of th proposd Southwst London Ara Study I was providd with th GMIS. 2. Study Purpos Th Southwst London Ara Planning Study is a City-initiatd and Dvlopmnt Charg (DC) fundd projct that will provid a comprhnsiv assssmnt of th opportunitis and constraints for th planning and dvlopmnt of th study ara. As st out in London s Official Plan (Sct ), an ara study will provid th basis for an Official Plan amndmnt that will idntify or rfin nvironmntal faturs, aras and natural rsourcs; apply spcific land us, dsignations; and idntify collctor road alignmnts. Ara studis ar also intndd to provid for th co-ordination of dvlopmnt among multipl land ownrs and provid dirction for: Th dlination, protction and managmnt of natural hritag aras; Th location and siz of parks, schools and othr community facilitis; Housing mix and dnsitis; Municipal srvics; Th phasing of dvlopmnt; Pdstrian and bicycl routs; Transit routing and supportiv facilitis;..,.u 3

7 Sit and subdivision dsign critria; and Local road accss to artrial and collctor roads -769 G. Barrtt Prvious ara studis in London, all of which hav bn dvlopr-ld and fundd, hav covrd aras ranging from 13 ha. to 525 ha. in siz. Plans compltd at this scal dal with all of th abov notd mattrs in an appropriat lvl of dtail. Th Southwst London Study Ara is much largr at ha in siz and spans not only prviously compltd ara plans but also thr aras prviously proposd for nw dvlopr-ld ara plans (Bostwick Wst, Cntral Longwoods and South Longwoods) and othr largr tracts whr it had bn assumd that sparat ara plans would b prpard. Givn th siz of th ara it is not intndd that th Southwst Ara Plan will b progrssd to th sam lvl of dtail as prvious ara plans. Howvr, it is intndd that thr will b an ovrall dsign concpt prpard for th Southwst Ara that will form th basis of a community structur plan that will b mor fully dvlopd in th sub-ara plans. Th community structur plan is intndd to provid a dsign-ld land us concpt that incorporats land uss that ar supportiv of a multi-modal transit first transportation systm, a vibrant pdstrian nvironmnt, th idntification of a hirarchy of activity cntrs that provid both nighbourhood and community scal facilitis, and strngthn and nhanc th xisting community fabric and crat idntifiabl nw communitis within th Southwst ara. Th community structur plan dvlopd through th Southwst Ara Study shall dscrib th paramtrs for th sub-ara plans and idntify implmntation masurs to achiv th sub-ara community vision. Th Southwst London Ara Study will b basd on background studis and community / landownr / agncy consultation at a lvl of dtail appropriat for th prparation of th intndd Official Plan amndmnt and planning1srvicing stratgis (rfr to Sct. 4; Study Objctivs). Th community structur plan dvlopd through th Southwst Ara Study shall idntify implmntation masurs that will dscrib th paramtrs for th sub-ara plans. 3. Studv Ara i) Primary Study Ara Th primary study ara for th projct is shown on Map No. I. th Location Map. It includs all of th Urban Growth Ara south of Southdal Road, ast of Dingman Crk, and north of Highways and including Brockly Planning Ara. Rcognizing that substantial tracts of land ar alrady dvtopd for urban uss (Lambth, Extr Road Industrial Ara) or dsignatd and plannd for dvlopmnt through prvious ara planning studis (North Talbot, Bostwick East, North Longwoods and Dingman), (as shown on Map No. Z), th Ara Study will focus on lands currntly undvlopd and dsignatd in th Official Plan as Urban Rsrv (Map No. 3). Aras of xisting dvlopmnt will b rviwd for th purposs of background studis (srvicing, transportation, and natural hritag, tc.); howvr it is not th intnt of th Ara Study to rcommnd changs to th Official Plan land us dsignation of ths aras, or to planning applications currntly undr considration by th City. ii) Study Ara for Long-Trm Stratgic Planning Long-trm stratgic planning for th allocation of growth, promotion of conomic dvlopmnt and prparation of Mastr Plans for municipal swr and watr srvics and th transportation ntwork warrant a broadr prspctiv xtnding byond th limits of th primary study ara and th planning horizon of th Official Plan. On of th componnts of th study will involv th dvlopmnt of land us and srvicing concpts for th lands byond th primary study ara xtnding to th City boundary on th wst and th Hwys corridor on th south. 4

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10 G. Barrtt 4. Study Objctivs i) Planning Objctivs: a) Provid th basis for an Official Plan amndmnt3 i) dsignat lands from Urban Rsrv to appropriat land us dsignations; ii) idntify any nw artrial or. collctor road alignmnts, and crat a strt classification systm to implmnt th community structur plan within th sub-ara plans that ar rquird to accommodat th dvlopmnt of th ara; and iii) rfin th catgorization and dlination of natural hritag faturs and hazards. b) Rcommnd stratgis for th protction and nhancmnt of th natural hritag systm; and for th staging of municipal swr, watr, stormwatr managmnt and transportation works togthr with th corrsponding phasing of dvlopmnt approvals, to b prpard within th contxt of th Growth Managmnt Implmntation Stratgy approvd by Council. Ths stratgis may provid th basis for spcial Official Plan policis to guid th phasing of dvlopmnt, and th rfinmnt to th Growth Managmnt implmntation Stratgy. c) Provid a macro-scal urban dsign concpt and rlatd guidlins for th prparation of sub-ara plans and plans of subdivisions. It is th intnt to crat an urban nvironmnt built around a multi-modal transit first transportation ntwork that conncts popl to placs and public spacs, and builds a framwork with mphasis on high quality dsign for th built form and public infrastructur. d) Plan for th provision of rquird community facilitis (including rcrational facilitis, schools, libraris, fir stations and othr facilitis) at a concptual lvl rcognizing that xact locations and sit configurations will b dtrmind through mor dtaild planning procsss. ii) Procss Objctivs: a) Consult landownrs, agncis and th broadr community at various stags of th planning procss including: - a visioning procss to guid th prparation of broad planning and d v I o p m n t con& pts ; th rviw of background studis; th rviw of altrnativ land us concpts; and th rviw of proposd srvicing, phasing, natural hritag and urban dsign stratgis. I b) c) Follow planning procsss that minimiz andlor facilitat subsqunt nvironmntal assss mn t rq ui r mn ts., Provid dirction for and maintain co-ordination with th prparation of any concurrnt su b-ara plans. 5. P 1 ann i nq Con txt Th Study Ara is comprisd of lands that wr annxd to th City of London in Following annxation, an Official Plan amndmnt (OPA88) was adoptd to incorporat th annxd lands within th- Official Plan. Th Urban Growth Ara was dlinatd as part of this amndmnt and proposd community planning aras wr idntifid. Sinc that tim, four ara plans hav bn compltd within this ara and thr othrs hav bn proposd (Map No. 2). Dspit th currnt srvicing constraints, th ara is undr significant prssur for planning and d v I o p m n t a p p rova I s. - Map No s. 3, 4, and 5 dpict currnt Official Plan land us dsignations, nvironmntal faturs and transportation corridors. Lands that ar subjct to activ planning and dvlopmnt 7

11 -769 G. Barrtt applications ar shown on Map No. 6. Existing land us in th Study Ara is shown in Map No. 7. In lat 27, th Planning and EESD staff prpard a rport on planning and srvicing issus. In conjunction with its rviw of this information rport in January of 28, Council rsolvd that: i) i i) iii) Accptanc of rqusts to initiat ara planning studis within th southwst quadrant of th City will not b ntrtaind until such tim as th Growth Managmnt Stratgy is approvd by Council; Rqusts for th initiation of ara studis within th subjct ara to b supportd by a justification rport to indicat how th idntifid srvicing plan and costs togthr with planning issus ar to b addrssd; and Th rvisions to th Growth Managmnt Policis prpard in conjunction with th ongoing Official Plan Rviw b rvisd to indicat that notwithstanding th compltion of Ara Planning Studis or th approval of Official Plan amndmnts to r-dsignat lands, applications for nw rsidntial and commrcial dvlopmnt approvals and zoning changs will b considrd to b prmatur until Council approvs a stratgy for th cration of convyanc and tratmnt capacity for all portions of th Southwst Study Ara. Sinc that tim, th rvisd Official Plan growth managmnt policis hav bn adoptd by City Council; th Growth Managmnt Implmntation Stratgy has bn approvd in principl; th background srvicing studis for th 29 Dvlopmnt Chargs Backgr'ound Study and By-law updat ar naring compltion; substantial progrss on th prparation of an updatd DC, By-aw has bn mad; and dirction has bn givn by Council for th undrtaking of a broadr, City-ld ara plan for th southwst ara. As pointd out in th Southwst Ara Issus Summary Rport, th southwst quadrant of th City is th last dvlopd in trms of major srvicing. Thr ar nds for major watr supply and distribution infrastructur; sanitary convyanc and tratmnt capacity improvmnts; road widnings and xtnsions and othr transportation upgrads; and th xtnsion of storm watr managmnt systms. Th rport provids an ovrviw of srvicing nds and issus as thy wr known in lat 27. A dtaild listing of th works rquird to addrss ths srvicing issus and growth in th southwst can b xtractd from th up-to-dat contnt of th Growth Managmnt Implmntation Stratgy and DC Background Study. Othr significant rfrncs for th considration of srvicing issus in th southwst ara ar th Dingman Crk Subwatrshd Study and updats; th London Transportation Mastr Plan updat which will b procding concurrnt with th Southwst Ara Study; and London Transit Commission's Long Trm Transit Stratgy. 6 Community Vision Th purpos of th visioning xrcis is to ngag ara landownrs, rsidnts and intrst groups in a procss of dtrmining th community valus and dsign concpts that should influnc th dvlopmnt of th ara plan. Th xrcis will b undrtakn at th outst of th program and will includ th considration of macro-dsign lmnts such as gatways, community focal points, opn spac corridors, commrcial nods, mploymnt aras and transit corridors. It is xpctd that th consultant will prsnt and sk community fdback on ky planning and dsign principls rlating to mattrs such as placmaking sustainability, halthy communitis, transit-supportiv planning, compact urban form, mixd us and affordabl housing. Whil th visioning xrcis will focus on th primary study ara, it will also sk input on th futur dvlopmnt of th largr ara bing considrd for long-trm stratgic planning, including considration of lands locatd outsid th Urban Growth Boundary that ar tributary to xisting srvic aras.

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15 .. \ -769 G. Barrtt UJ z+ B /' --- _c-- _---.._., '.." ~..,,."._ '

16 J -769 G, Barrtt 13

17 ,,,,l.., I! r,,, I. < ' G. Barrtt Th visioning xrcis shall includ a spatial analysis that shall prform a SWOT (Strngths, Waknsss, Opportunitis and Thrats) Analysis from an urban dsign prspctiv. This analysis will guid th dvlopmnt of th land us concpts. This componnt study will look to rviw th study ara from an urban dsign prspctiv and would idntify th following i nfo r m at i o n : Land marks; Edgs; Barrirs; Paths; Nods (xisting); Existing charactr aras; Viw corridors andlor trminuss; Urban structur (xisting); Gatways (potntial and xisting); Focal Points (potntial and xisting); and Points of intgration with xisting urban aras.. Th xpctd outcoms of th visioning procss ar: A macro-scal urban dsign concpt; A statmnt of community basd planning and dsign principls; and, A dsign framwork and implmntation stratgy for. sub-ara plans. Ths outcoms will b considrd in th latr prparation of altrnativ land us concpts and th rcommndd ara plan. 7 Componnt Studis Th Southwst London Ara Planning Study will includ th following componnt studis that will provid th ncssary background for th prparation of land us concpts and stratgis for srvicing, dvlopmnt phasing and natural hritag protction. To th xtnt possibl, componnt studis will rly upon information availabl from prviously compltd: - Mastr Srvicing Plans, DC By-law updat, Growth Managmnt Implmntation Stratgy, Ara Planning Studis (Bostwick East, North Longwoods, North Tal bot, Ding man), Dingman Crk Subwatrshd Study Updat, Parks and Rcration Mastr Plan, Long Trm Transit Stratgy, Placm a ki ng G uidli ns, Archological Mastr Plan and City of London Invntory of Hritag Rsourcs, City of London Official Plan 5 Yar Rviw (26), City of London Environmntal Managmnt Guidlins, Environmntal Rviw Lands Study and Invntory & Evaluation of Woodlands Rport (Octobr 28), and Environmntal Assss mn ts 7.1 Natural Hritag lnvntory and Evaluation of th Existing Natural Environmnt This study will provid an invntory and.analysis of natural hritag faturs and functions within th study ara. It will b conductd at a lvl of dtail that is appropriat for dtrmining th significanc of natural hritag faturs and functions consistnt with Official Pian policis and will provid th basis for an Official Plan amndmnt to rdsignat Environmntal Rviw aras, rfin th dlination of significant faturs and idntify mattrs to b addrssd in any rquird nvironmntal impact study (EIS). It will also idntify nvironmntal opportunitis and 14

18 -769 G. Barrtt constraints that will lad to th dvlopmnt of a stratgy for protcting, sustaining and strngthning linkags within th natural hritag systm, and in a mannr that nhancs th urban nvironmnt. Th study will r1.y on xisting sourcs of information availabl from th City of London, Uppr Thams Rivr. Consrvation Authority and Ministry of Natural Rsourcs supplmntd by fild invntory work as ncssary to apply Official Plan policis. Th scop of th invntory and valuation work will b dtrmind in consultation with City staff and th Environmntal and Ecological Planning Advisory Committ but, at a minimum, will includ all lands dsignatd as Opn Spac or Environmntal Rviw on Schdul A of th Official Plan; all componnts of th Natural Hritag Systm and hazard lands as shown on Schdul B of th Official Plan; and any othr faturs idntifid in th Dingman Crk Subwatrshd Study or in th invntoris maintaind by th City, UTRCA or Ministry of Natural Rsourcs. Th consultant will compil sufficint data to apply th Environmntally Significant Ara (ESA) and Significant Woodland critria and guidlins and th Ontario Wtland Evaluation Systm. Th Study will provid dscriptions and mapping for vgtation communitis, wildlif habitat and populations, aquatic rsourcs, wildlif corridors and habitat linkags, and natural landforms and faturs, including all faturs and functions that ar contiguous and locatd in/outsid of th study ara. ii) Groundwatr, Soils and Slops Hydro-gological and gotchnical assssmnt will b rquird. Th purpos of this work is to provid a dscription, assssmnt and mapping of sufiac watr rsourcs, ground watr aquifrs, potntial surfac to groundwatr rcharg aras and slop conditions. Th Official Plan rquirs protction of th hydrological function of snsitiv groundwatr rcharg aras, hadwatrs and aquifrs through th planning approvals procss. Th following tasks will b compltd : a) idntify significant aquifrs and thir attributs; b) idntify aras having high, modrat and low rcharg contributions to groundwatr and aras whr masurs may b rquird to protct groundwatr rsourcs; c) prpar watr budgt calculations for xisting and post-dvlopmnt conditions and dtrmin masurs to offst potntial shortags from dsird groundwatr rcharg contributions; d) idntify any subsurfac linkags btwn th study ara and th aquifrs providing potabl watr to th subjct ara; and ) Assss th stability of xisting slops and confirm or rcommnd rvisions to rosion hazard limits and dvlopmnt stbacks. Availabl information will b collctd and xamind for local soil and groundwatr conditions. This information includs rlvant documnts from th City of London; arial photos, gological mapping and rports; watr wll rcords maintaind by th Ministry of th Environmnt; and rcords of borhols and gotchnical rports prpard for th ara. Th rsults of th information rviw will b includd in a draft rport togthr with a watr budgt analysis and rcommndations for masurs to maintain pr-dvlopmnt bas flows following dvlopmnt. This rport will includ mapping of xisting groundwatr rc ha rg /d isch a rg aras. Rcommndations for mor dtaild fildwork to assss groundwatr and soil conditions to b undrtakn in conjunction with sub-ara plans or plans of subdivision will also b providd. Th Official Plan dos not idntify any aggrgat rsourcs within th study; thrfor, an aggrgat valuation will not b rquird. Expctd outcoms of th Natural Hritag Study includ: rcommndations for an Official Plan amndmnt to rcogniz and/or rfin th catgorization and dlination of natural hritag bystm componnts. Aras currntly dsignatd as Environmntal Rviw will b valuatd and, whr warrantd, rcommndd for r-dsignation as Opn Spac; and

19 -769 G. Barrtt \ a Long-trm Stratgy to protct and sustain th Natural Hritag Systm within th Study Ara and strngthn its linkags and corridors; and rcommndations and guidlins for studis and masurs, including buffrs, to b undrtakn at a mor dtaild lvl in conjunction with sub-ara plans or plans of subdivision to implmnt th natural hritag stratgy. 7.2 Cultural H.ritag Study A qualifid consultant will undrtak a rviw of availabl information to invntory and assss known archaological and built hritag rsourcs. This study will b prpard in accordanc with provincial rquirmnts for a Stag I archaological assssmnt as st out in th Archaological Assssmnt Tchnical Guidlins and with rgard for th City of London Archaological Mastr Plan and Invntory of Hritag Rsourcs. Th study will includ: A rviw of th pr-sttlmnt and post-sttlmnt history within th study ara, including any prtinnt historic maps; An xamination of th Natural Sit Rgistration Databas to dtrmin th prsnc of known archaological sits within and narby th Study Ara; and A rviw of past archaological assssmnts conductd within th Study Ara. Th study will also provid rcommndations for mor dtaild assssmnts to b undrtakn in conjunction with sub-ara plans or plans of subdivision. Land Us Allocation Study 7.3 Land Us Allocation Study This componnt study will addrss, at a broad lvl, th targtd allocation of land uss, a hirarchy of activity cntrs, and housing mix, dnsity, and urban form to mt Official Plan objctivs for community growth, conomic dvlopmnt and compact urban form. Th consultant will rviw all applicabl Official Plan policis and background studis and consult with City Planning staff, th London Economic Dvlopmnt Commission, dvlopmnt proponnts and community groups to dtrmin appropriat targts for population and housing mix, commrcial land us and mploymntlindustrial land us. Th nd and locational rquirmnts for district and rgional-scal community facilitis (schools, district parks, community cntrs, branch libraris, fir halls) will also b assssd through discussions with th appropriat dpartmnts and agncis and through rviw of th rlvant documnts such as th Parks and Rcration Mastr Plan. Th locational rquirmnts for ths facilitis will b dtrmind through th community structur plan and th prparation of th land us concpt plan. Th dtrmination of land us allocations will b co-ordinatd with th visioning xrcis and prparation of a macro urban dsign concpt/community structur plan as st out in Sction 6 of th Trms of Rfrnc, so that thr is congrunc btwn ths two componnt studis. Togthr ths documnts will provid a foundation for th prparation of altrnativ land us concpts, and ultimatly, th prfrrd land us plan and Official Plan amndmnt. Th Land us Allocation Study, will also st targts for housing mix and dnsitis for sub-aras within th Study Ara as wll as th approximat prfrrd locations for community facilitis, rcognizing that th xact location, siz and configuration of such facilitis will b dtrmind at a latr stag in th planning procss.

20 -769 G, Barrtt 7.4 Srvicing Studis i) Watr and Sanitary Srvicing Study > This componnt study will rviw and documnt th watr and sanitary swr rquirmnts and options for th study ara. A considrabl amount of highr lvl work has bn compltd through th City s Sanitary and Watr Srvic Mastr Plans, th Srvicing Background Study for th Dvlopmnt Chargs By-law Updat and th Growth Managmnt lmplmntation Study. Mor dtaild, ara-spcific work has also bn undrtakn for th four aras whr ara studis hav alrady bn compltd. Existing swr and watr infrastructur within th Study will b mappd, th currnt situation with rspct to systm capacitis and constraints will b valuatd, and works that ar alrady plannd or proposd to srvic th Study Ara will b compild and mappd. In conjunction with th compltion of altrnativ land us concpts, sanitary and watr srvicing schms will b prpard. Sanitary and watr srvicing schms will b prpard to inform th prparation of th Land Us Concpt Plan, Ths schms should nsur that alignmnts and sizing for srvics intgrats and promots th cration of an nhancd urban nvironmnt throughout th study ara. Ths schms will idntify: a A prliminary dsign of sanitary tributary aras and stimats of swag flows from ths aras; Proposd trunk and sub-trunk sanitary swr alignmnts; Options for rsolving any downstram convyanc constraints that hav bn idntifid; A forcast of watr supply and prssur nds for srvic zons within th Study Ara; Prliminary sizing of trunk watrmain and xtrnal srvic connctions; and Prliminary stimats of th costs and cost sharing for rquird sanitary and watr infrastructur works. Th prliminary sanitary and watr srvicing schms will b rfind and laboratd whn a prfrrd land us concpt has bn prpard. Much of th sanitary srvicing for th Study Ara will b dpndant on th construction of th Southsid Swag Tratmnt Plant and trunk swr systm. Rcognizing that th timing for th construction of this plant is still uncrtain but at last tn yars off, th consultant will considr options for limitd intrim srvicing works that may b accommodatd within th availabl tratmnt capacitis of th Grnway and xford.pollution Control Plants and that ar consistnt with th City s growth managmnt policis and implmntation stratgy. Options for intrim srvicing works and stratgy for financing for th sam will b considrd in th prparation of an ovrall phasing stratgy for srvicing and dvlopmnt approvals within th Study Ara. ii) StormIDrainag and Stormwatr Managmnt Th Storm/Drainag and Stormwatr Managmnt componnt study will provid dirction for th managmnt of runoff and protction of th quantity and quality of surfac and ground watr rsourcs. Th rcommndations ar xpctd to mt th SWM critria and nvironmntal targts in th Dingman Crk Subwatrshd Study Updat, Official Plan and provincial (PPS) policis, Ministry of th Environmnt watr quality critria and City of London standards and guidlins. Stormwatr managmnt planning will b co-ordinatd with parks and natural hritag planning as part of an ovrall opn spac systm that contributs to both sound nvironmntal managmnt and protction, and nhancd community urban dsign. Tasks to b undrtakn as part of this study includ: Th rviw of rlvant background data from prviously compltd studis including, but not limitd, to th Dingman Crk Subwatrshd Study Updat and rlatd documnts, nvironmntal assssmnt rports and ara plan studis;, 17

21 -769 G. Barrtt An assssmnt of xisting drainag conditions including catchmnt and subcatchmnt aras, a rviw of availabl topographic mapping and photographs, survy data and information on soil conditions, th constraints and opportunitis for th Natural Hritag Systm and watr rsourcs managmnt; Prliminary hydrological valuation modling to simulat pr-and post-dvlopmnt storm conditions; Confirmation of SWM systm dsign critria, including any placmaking locational dsign rq u i rm n ts; Dlination of drainag sub-catchmnt aras and proposd trunk swr routing; Hydrologicallhydraulic analysis for th idntifid drainag catchmnt; Prliminary watr balanc/basf low rquirmnts; Prliminary rviw of floodlins, watrcours capacity and outlt rquirmnts; Prliminary val uat ion of f I uvial gomorphological conditions; Analysis of hydro-gological watr balanc stimats to idntify suitabl watr rsourc managmnt practics to minimiz th potntial impacts of dvlopmnt on surfac and ground watr rsourcs; An stimation of th costs and stratgy for cost rcovry rquird SWM works. Th SWM componnt study will b undrtakn in four phass: documntation and analysis of xisting conditions; idntification of opportunitis and constraints; analysis of SW M options having rgard for dvlopmnt viability and costs; and th prparation of a prliminary dsign and implmntation plan for th prfrrd watr rsourcs managmnt systm. Ths tasks should b co-ordinatd with th Natural Hritag Study to facilitat th idntification of opportunitis to incorporat SWM functions within natural aras and to stablish appropriat watrcours protction and watr rsourcs nhancmnt critria. Altrnativ SWM solutions including at-sourc, convyanc and nd-of-pip masurs will b valuatd for complianc with applicabl critria and suitability for th Study Ara. Th prfrrd stratgy will b idntifid through dtaild analysis including hydrolog iclhydraulic modling, watr balanc invstigations and th considration of socio-conomic and nvironmntal factors. Within this ovrall stratgy, th approximat siz and location of rquird SWM facilitis and/or onlin tributary works will b stablishd for dtaild dsign at latr stags in th planning approval procss. Th xpctd outcom of this study is a storm/drainag and stormwatr managmnt stratgy that idntifis th optimal typ and location of SWM facilitis, ovrland convyanc and storm trunk swrs as wll as bst practics to achiv watr rsourc managmnt objctivs. Th stratgy will also includ guidlins for th dsign and implmntation of mor dtaild SWM masurs through th sub-ara or subdivision planning procss. On of th objctivs of th Southwst London Ara Study is to minimiz or facilitat futur nvironmntal assssmnt rquirmnts. To this nd, th consultant is xpctd to pursu opportunitis to intgrat Class EA rquirmnts with th public consultation and. analysis to b undrtakn for this componnt study and th prparation of th ara plan. Th consultation procss will includ a dialogu wifh City staff, th UTRCA, Ministry of Environmnt, Dpartmnt of Fishris and Ocans and othr agncis as rquird, as wll as masurs to sk out th viws of major landownrs and th gnral public. i i i) Transportation This componnt study will addrss transportation rlatd nds, opportunitis and constraints associatd with xisting and futur dvlopmnt within th Study Ara. This componnt study wili includ considration and, to th xtnt fasibl, implmntation of th following transportation objctivs to guid th Land Us Concpt Pian and Community Structur Plan: i> ii) a comprhnsiv, multi-modal transit first transportation ntwork; and a plac basd strt classification systm that will assist in crating a hirarchy of urban placs throughout th study ara; Whr it is not possibl to achiv ths objctivs basd on xisting land us constraints and City wid transportation objctivs, othr altrnativ options may b considrd for spcific aras or corridors. 18

22 G, Barrtt Currnt and projctd traffic volums along artrial roads will b xamind, stimatd, and rportd; and traffic volums to b gnratd from th futur dvlopmnt of th Study Ara will b includd. Estimatd vhicl and pdstrian movmnts, including transit and bicycl traffic, will b rviwd rlativ to prfrrd traffic circulation, safty, and accss control masurs within th Study Ara. Th objctivs of th City s Transportation Mastr Plan will also b considrd along with plannd and futur improvmnts for artrial roads. London s Official Plan Transportation policis, th Long Trm Corridor Protction Study, London Transit Commission s Long-Trm Transit-Stratgy and th City of London Bicycl Mastr Plan will also b considrd. This componnt study will considr th impacts of futur dvlopmnt on th conncting artrial road systm and dvlop a prfrrd plan for an appropriat intrnal collctor road ntwork to srvic th study ara. Th spcific tasks to b undrtakn includ: Rviw background transportation data and othr information availabl from th City,.g. Transportation Mastr Plan, Transportation Impact Study Guidlins, and rlatd transportation istudis, traffic counts and signal control plans, and th transportation studis undrtakn for th four aras plans that hav bn compltd within th Study Ara; Confirm population and mploymnt forcasts for th Southwst Study Ara within th contxt of forcasts for th Transportation Mastr Plan and TMP Updat; Documnt xistinglfutur transportation managmnt rquirmnts including xisting traffic volums, traffic control masurs, lvls of srvic at major intrsctions, transit srvic to th ara, cycling and pdstrian ntwork rquirmnts (5 - A minut walking radius associatd with activity cntrs and nighbourhoods), and plannd improvmnts as containd in th 29 DC Background Study (xpctd compltion in Spring 29); Idntify xisting and potntial transportation and traffic opportunitis and constraints, including non-vhicular (cycling and pdstrian) and public transit routs and options to provid altrnativ mans of transportation. Cycling routs and infrastructur in th study ara will b basd on th rcntly compltd Bicycl Mastr Plan (rcrational and commutr systms); Analyz xisting artrial road and intrsction conditions including xisting lvls of srvic, potntial turning lan rquirmnts, traffic signal warrants, and approximat dvlopmnt phasing, to assist with th prparation of th Land Us Concpt Plans and Community Structur Plan. Whr local strt intrsctions ar proposd along artrial roads, idntify potntial impacts with xisting intrsction dsign standards; Rviw intrnal collctor and local strt options to assist with th dvlopmnt of th land us concpt plans, to assist with th prparation of th Land Us Concpt Plans and Community Structur Plan; o Idntification of th daily traffic volums on th collctor roads at th artrial road intrsctions to dfin thir function and associatd gorntrics. Rviw land us altrnativs from a traff ic/transportation prspctiv and provid rcommndations to assist with dvlopmntlslction of th prfrrd land us concpt, to assist with th prparation of th Land Us Concpt Plans and Community Structur Plan; Rviw LTC transit rquirmnts and dsign critria to facilitat transit srvic and us, including intgration of transit and land us to crat and support activity cntrs and rcognition of th LTC satllit garag that is plannd on Wondrland Road nar Wharncliff; Rviw opportunitis for cycling and pdstrian routs as altrnat forms of trans porta t io n ; Calculat trip gnration and projctd traffic volums for th prfrrd land us plan road ntwork to dtrmin rquirmnts for boundary road intrsction improvmnts; o For projctd traffic volums provid a IO-yar horizon or 219, 2-yar, and 3- var horizon and at ultimat build out. 19

23 -769 G. Barrtt Idntify roadway improvmnts rquird to accommodat ovrall traffic growth in th City (background traffic volums) and traffic gnratd by th prfrrd land us plan in addition to, or diffrnt than prioritis in th 29 DC Background Study; o For background traffic volums provid a IO yar horizon or 219, 2-yar, and 3-yar horizon and at ultimat build out of th currnt Urban Growth Boundary and build out of th currnt Municipal boundary. Idntify th infrastructur rquirmnts for xisting and futur roadways basd on full build-out of th lands, in th study ara, including through lans, auxiliary lans and traffic control masurs. Quuing analysis will b usd to dtrmin th lngth of any auxiliary lans and will b usd to assist in th location and spacing of drivways; Prpar draft and final rports and documnt th work compltd including cor rs po n d i ng co ncl usio n s a nd rco m mnda t io n s ; Estimat 24 hour traffic volums on proposd collctor roads within th Study Ara. - Expctd outcoms of th transportation study componnt includ: a Intgrat th rsults of th traffic impact studis compltd for th xisting Ara Plans (i. Bostwick East, North Talbot, North Longwoods and Dingman) within th Southwst Ara Study dfin transportation-rlatd constraints, opportunitis and collctor road altrnativs that will assist with th dvlopmnt of th land-us concpts. Rcommndations for any artrial road xtnsions andlor r-alignmnts ncssary to facilitat traffic flow within th Study Ara; Proposd collctor road alignmnts and intrsction Iocations with xisting artrial roads; A concptual plan for pdstrian and bik path systms within th Study Ara; A'plan to indicat th prfrrd routing for th xtnsion of transit srvic to th Study Ara; A schdul for proposd transportation infrastructur improvmnts basd on th phasing of land dvlopmnt, including stimatd costs (in currnt dollars); o Estimats of th cost of implmnting transportation improvmnts rquird to support th planning ara dvlopmnt, including allocations of rsponsibility, i.. - background traffic growth, othr study ara dvlopmnt-rlatd traffic, sit traffic. A placd-basd strt classification systm to stablish a roads hirarchy that intgrats th xisting transportation ntwork and altrnativ mods of travl with th Community Structur Plan; Public transit rquirmnts to facilitat routing, accss and transit covrag; Rcommndations for improvmnts to boundary artrial roads and xisting intrsctions basd on currnt and projctd traffic volums (I -yar horizon or 216, 2-yar, 3-yar and ultimat build out); and Idntification of phasing xpctations and/or rquirmnts rlating to th construction of th transportation systm. 8 Planning, Dsian and Srvicinq - Opportunitis and Constraints Analysis Th rsults of th various componnt studis, togthr with input from th landownr, agncy and public consultation procsss will b synthsizd and analyzd to produc a summary of opportunitis and constraints that should influnc th prparation of altrnativ land us and srvicing concpts for th study ara. Th analysis will also hav rgard for: 2

24 .8,1 Official Plan growth managmnt, land us and srvicing policis;.8,2 Th City s Growth Managmnt Implmntation Stratgy;.8.3 Provincial policis (PPS);.8.,4 Economic dvlopmnt objctivs;.8.5 Applicabl Official Plan Guidlin Documnts and background studis; and DC Background Study G. Barrtt Spcific opportunitis and constraints that will b considrd includ, but ar not limitd to, th following: Compatibility and contxt with adjacnt land us dsignations and xpctations; Intrfac and connctions btwn xisting I proposd dvlopmnt along artrial roads; Srvicing options for Transportation, Watr, Stormwatr Managmnt, & Sanitary Swag, phasing, costs and financial rsponsibility; Transportation corridors 1 rquirmnts, including non-vhicular mods and multi-modal transit first transportation systm; Plac-basd road classification systm; Environmntal faturs I corridors and thir potntial intgration into parkland 1 opn spac systms, trail linkags, stormwatr managmnt facilitis, tc.; Minimum distanc sparation 1 agricultural impacts; Idntification of nods or activity cntrs and corridors; and Dsign concpts that implmnt LEED standards for nighbourhood dsign (LEED-ND). 9 Altrnativ and Prfrrd Land Us Concpts Th opportunitis and constraints analysis will b usd to gnrat thr altrnativ land us coricpts for public and agncy rviw. All of th concpts should provid for th implmntation of natural hritag and srvicing stratgis idntifid through th componnt studis and should incorporat lmnts of th community visioning and urban dsign concpt stablishd at th outst of th Ara Study procss. Th concpts may vary according to th location and xtnt of land us allocations but should b primarily diffrntiatd according to th intnsity of dvlopmnt (rsidntial dnsitis, amount of commrcial dvlopmnt, tc). All concpts should support an urban nvironmnt which links urban placs on a multi-modal transit first transportation systm. All land us concpt plans should includ th fbllowing: Intgration of. nw dvlopmnt with xisting land us fabric, including considration for p rs r v i n g vi I I a g charactr of Lam b t h ; 5 - I O minut walking radius associatd with activity cntrs and nighbourhoods; Potntial location(s) for th Southwst Community Cntr that is proposd for th ara (to b confirmd through th Parks and Rcration Mastr Plan Updat); Dvlopmnt of a nighbourhood pattrn including parks, opn spac and pdstrian circulation systm; Dvlopmnt of a activity cntr or nodal pattrn (includ land us); Dvlopmnt of a highr ordr transportation ntwork; Ability to mt housing mix and typ objctivs and provid rasonabl choic, flxibility and distribution; 21

25 -769 G. Barrtt Impact on adjacnt land uss within and outsid of th study ara, and possibl m i tig a ti on masurs; Srvicing and infrastructur rquirmnts, costs and phasing; Trans porta ti on im plications I costs; Potntial impact to natural and built hritag faturs and opportunitis for nhancmnt; and City, agncy and public fdback. A rport to accompany th land us concpts will provid th comparativ land us statistics and dvlopmnt yilds; any significant diffrncs in th srvicing rquirmnts and costs associatd with th concpts and an valuation of th concpts according to th idntifid constraints and o p portu n i tis. Th altrnativ concpts will b subjct to a public, landownr and agncy consultation procss. Th consultant will utiliz input from this procss and from discussions with City staff to prpar a prfrrd land us concpt. I O Financial Impact Analvsis Onc a prfrrd land us concpt has bn proposd, a financial impact analysis will b undrtakn to dtrmin th stimatd cost of all municipal srvics and infrastructur ncssary to support th proposd dvlopmnt. Th study will focus on th implications of ths works for futur Dvlopmnt Charg Background Study and will provid information on th splits btwn City srvics and Urban Works fundd works and th growthhon-growth componnts of all th works. Th analysis will includ a calculation of stimatd DC rvnus basd on most likly dvlopmnt dnsitis, and provid information on xpctd timing of ralization of th DC rvnus. Th prparation of th Financial Impact Analysis will b consistnt with th dvlopmnt of a dvlopmnt phasing stratgy. Th rcommndd phasing stratgy will b usd to gnrat an stimatd schdul of costs and rvnus ovr th xpctd priod of build-out. Th prliminary dvlopmnt phasing and cost schduls will b rviwd with City staff and rvisd as ncssary to fit with th City s capital financing stratgy, as rflctd in th 29 DC Background Study. It is th policy of th City of London to rquir that ach ara that dvlops dmonstrat that it dos not plac an undu burdn on th City s financial rsourcs. Ky tasks to b undrtakn as part of this study ar outlind as follows: Rviw of th land uss and projctd housing units and projctd squar footag of any non-rsidntial uss; Calculation of Dvlopmnt Charg rvnu projctions basd on most likly dvlopmnt dnsity for projctd land uss or as othrwis dtrmind during th cours of th study; Rviw of trunk sanitary and storm swrs, watr srvics and stormwatr managmnt facilitis in th contxt of thir claimability from Dvlopmnt Chargs and stimat th cost of ths works; Rviw of th rcommndd transportation infrastructur improvmnts and prparation of cost stimats for thos works that ar rcovrabl from Dvlopmnt Chargs; Considration of srvicing nds for xisting dvlopmnt in th Lambth Ara and along xisting artrial roads an valuation of potntial associatd costs, including an stimat of capital works costs to complt this convrsion; and Rviw th implications of dvlopmnt on th City s Capital Expnditurs Program with rspct to budgt and timing and dtrmin if thr is any nd or opportunity to shift capital xpnditurs. 22