80
WEST LONDON AREA IMPROVEMENT PLAN Department of Planning and Development Community Improvement Division March 1993
WEST LONDON AREA IMPROVEMENT PLANDepartment of Planning and Development
Community Improvement DivisionMarch 1993
Table of Contents
PART A - THE COMMUNITY IMPROVEMENT PLAN
INTRODUCTION .................................................. 1
AREA OF APPLICATION ........................................... 2
GOALS OF ~ AREA IMPROVEMENT PLAN .........................3
OBJECTIVES OF THE AREA IMPROVEMENT PLAN ....................4
OUTLINE OF PROJECTS ........................................... 6Social/Recreational Improvements .................................6Municipal Service Improvements ..................................7
FINANCIAL PLAN ................................................ 10
ADDITIONAL IMPROVEMENT PROJECTS ...........................11Municipal Service Projects ...................................... 11Social/Recreational Projects .................................... 14
PART B - BACKGROUND REPORT ON EXISTING CONDITIONS
OFFICIAL PLAN POLICIES REGARDING AREA IMPROVEMENT PLANS .. 17Community Improvement Criteria ................................19
WEST LONDON NEIGHBOURHOOD ............................23Historical Context ............................................ 23Architectural Context .......................................... 24
DEMOGRAPHIC PROFILE .........................................26Population .................................................. 26Household Size ..............................................27Household Structure ..........................................29Household Income ............................................30
HOUSING ...................................................... 31Dwelling Type and Tenure ...................................... 31Dwelling Age ............................... . .................. 32Housing Conditions ........................................... 33Rehabilitation Activity ......................................... 34
ENVIRONMENTAL CONSIDERATIONS ..............................34
OFFICIAL PLAN DESIGNATIONS ................................... 36
ZONING ........................................................ 38
EXISTING LAND USE ............................................. 41
WEST LONDON QUESTIONNAIRE ..................................44
MUNICIPAL SERVICES ........................................... 44Sidewalks .................................................. 44Curbs and Gutters ............................................ 45
SOCIAL/RECREATIONAL DEFICIENCIES ............................45West Lions Park ............................................. 45Cavendish Park .............................................. 48Empress Avenue Park .........................................48Kensington Park (South of Tracks) ................................48Miscellaneous ............................................... 49
List of Tables
Table A-1 ........................................................ 8Table A-2 ........................................................ 9Table A-3 ....................................................... 10Table A-5 ....................................................... 12Table A-6 ....................................................... 13Table A-4 ....................................................... 15Table B-1 ....................................................... 30Table ]3-2 ....................................................... 31
List of Maps
Figure B-1 ....................................................... 26Figure B-2 ....................................................... 28Figure B-3 ....................................................... 32
List of Figures
Map A-1 ......................................................... 2Map B-1 ........................................................ 21Map B-2 ........................................................ 25Map B-3 ........................................................ 35Map B-4 ........................................................ 37Map B-5 ........................................................ 39Map B-6 ........................................................ 40Map B-7 ........................................................ 43Map B-8 ........................................................ 46Map B-9 ............................................... . ......... 47
Appendices
APPENDIX A .................................................... 50APPENDIX B .................................................... 51APPENDIX C .................................................... 57APPENDIX D .................................................... 74
INTRODUCTION
As communities grow and develop, citizens have a greater appreciation for the importance of
rebuilding and renovating in a way which reinforces and sustains them. Area improvement is a
coordinated approach to comprehensive physical improvements in older areas of the City.
On January 14, 1993, the City’s Capital Works Budget was approved by Council. Included in this
budget was a submission by the Director of Community Improvement for funds totalling
$1,800,000 to carry out improvements in West London. In recent years the City of London has
participated in the Province’s Program for Renewal Improvement Development and Economic
Revitalization (P.R.I.D.E.). The province has advised that this program is currently on hold.
Should this program be made available to municipalities, the City will initiate an application for
matching funding in order to carry out additional area improvement projects in West London.
The purpose of this plan is to provide a framework for a coordinated municipal effort to improve
the physical and social/recreational services in the West London Area. This plan should stimulate
private property maintenance and reinvestment activity.
This Area Improvement Plan will be chiefly administered by the Community Improvement
Division. Assistance will be provided by the various Departments which are assigned
responsibility for implementation of the projects.
AREA OF APPLICATION
2
The West London Area Improvement Plan applies to the lands designated under By-law Z-1
__ of the Corporation of the City of London (see appendix A). The area boundary is
illustrated on Map A-1.
The area improvement plan was developed in accordance with Section 28 of the Planning
Act and in conformity with Section 14 of the Official Plan, which outlines the Community
Improvement Policies for the City of London.
Map A-1
WEST LONDON --AREA
GOALS OF THE AREA IMPROVEMENT PLAN
3
The main goals of the area improvement plan for the City of London’s West London Area
include the following:
a) to protect and enhance the quality of life which the residents value
highly;
b) to establish a strong commitment to eliminate deficiencies in parkland,
recreational facilities and municipal services wherever it is
economically and physically possible;
c) to urge and assist property owners to rehabilitate premises where
necessary to eliminate neighbourhood deterioration and to improve
neighbourhood pride in ownership and occupancy; and
d) to preserve and strengthen the sense of community in West London.
OBJECTIVES OF THE AREA IMPROVEMENT PLAN
4
The objectives of the area improvement plan are the following:
a) to ensure that residents of the West London Area have a wider range
of and better accessibility to park space and recreational facilities by
carrying out extensive park and recreational facilities projects;
b) to improve the safety and visual appearance of the area by repairing
and/or replacing deficient sidewalks and curbs and gutters throughout
the area through a phased program;
c) to provide for the maximum feasible amount of rehabilitation by
making use of existing rehabilitation programs;
d) to improve the visual appearance of the area by implementing an
extensive boulevard tree planting program;
e) to enforce the Property Standards By-law and the Zoning By-laws, and
any controls which will contribute to the visual attractiveness of the
neighbourhood and the health and safety of its occupants; and
5
to provide opportunities for the residents to participate in the
implementation of the Area Improvement Plan and to encourage
resident involvement in this and other programs.
OUTLINE OF PRO,~ECTS
6
This section details the social and recreational projects and the municipal service
improvements that will be completed with area improvement funding in the West London
Area during 1993.
Social/Recreational Improvements
To ensure that appropriate park improvements are carried out in an orderly fashion, the
Parks Department has advised that research and conceptual design work will be carried out
in 1993. A plan will be developed detailing proposed park improvements to be carried out
in the West London area in 1994/95.
Oxford Park School
Creative play equipment will be installed at the Oxford Park School site in an appropriate
location as selected by the Public School Board in conjunction with the Home and School
Association.
Municipal Service Improvements
7
Sidewalks, Curbs and Gutters
The sidewalks, curbs and gutters as shown on Tables A-1 and A-2 shall be reconstructed or
repaired in 1993. Although the entire block may be designated for improvement, the precise
location of these improvements shall be at the discretion of the City Engineering
Department at the time of construction. Road and boulevard restoration which may be
required as a result of construction will be funded through the City Engineers Capital
Budget. The list of curb and gutter and sidewalk improvements was determined through
field surveys and concerns of residents expressed at the public meeting. Should additional
funding be made available, additional curb and gutter and sidewalk improvements have been
listed on Tables A-5 and A-6.
8
Table A-1
Sidewalk Improvements
STREET SECTION SIDE ESTIMATED COST
Cooper Street All Both
Empress Avenue Wharncliffe to Rathnally Both
Gower Street All Both
Ratlmally Street Empress to Oxford Both
Woodward AvenueRiverside to Cambridge West
$ 35,000
$ 23,0OO
$ 19,000
$ 20,000
$ 64,000
Total $161,000
9
Table A-2
Curb and Gutter Improvements
STREET SECTION SIDE ESTIMATED COST
Cooper Street All Both
Empress Avenue Wharncliffe to Rathnally Both
Gower Street All Both
Rathnally Street Empress to Oxford Both
Wood Street Forward to Maurice Both
$29,000
$19,000
$15,000
$15,000
$11,000
Total $89,000
FINANCIAL PLAN
10
The financial plan for the West London area is set out in Table A-3. This plan illustrates
the estimated cost of the proposed projects. Revisions to this plan may occur as design
details of these projects are finalized and more accurate estimates are obtained.
Funding for projects scheduled for completion in 1993 is based on the City’s Capital Works
Budget.
The City’s Capital Works Budget includes funding for the West London area from 1993-
1995. Due to the uncertainty of PRIDE funding, the detailed implementation of projects
in this area will be scheduled on a year by year basis. Therefore, an amendment to the
implementation schedule to this plan will be required each year in order for the plan to
coincide with current budget approvals and to correctly reflect the status of the Provincial
PRIDE program.
Table A-3West London Financial Plan. 1993
Project Project Amount
SidewalksCurbs and GuttersPark DesignOxford Park School
$ 250,000$ 30,000$ 20,000
Total $ 300,000
ADDITIONAL IMPROVEMENT PROJECTS
11
The following is a list of additional area improvement projects which should be considered
for implementation in 1994 and 1995.
Municipal Service Proiects
Table A-5 and A-6 indicate additional sidewalk, curb and gutter projects which could be
undertaken should additional municipal and/or provincia! funding become available. It
should be noted that new curb and gutter construction falls under Local Improvement.
Therefore, residents interested in having curbs and gutters installed on their street where
none currently exist must submit a petition, which meets the City’s requirements, and be
prepared to cover the cost of curb and gutter construction. New curb and gutter
construction completed under the Provincial PRIDE Program does not fall under Local
Improvement and therefore can be carried out at no additional cost to the property owner.
Road and boulevard restoration, which may be required as a result of construction, will be
funded through the City Engineers budget.
Table A-5
SIDEWALK PROJECTS
STREET FROM TO SIDE
Cambridge Woodward Britannia SMaurlce Riverside W. End NMauriee Wood W. End SMurdock S. End Maurice WMurdock S. End Riverside ERiverside Upper Ave Beaverbrook NWood Forward Maurice BMt Pleasant Wharncliffe Riverside SEBlackfriars Napier Argyle NBlackfriars Wilson Albion SBlaekfriars Napier Wilson SEmpress Rathnally Rathowen BCedar Western Wharndiffe BEssex Hollywood W. End NEssex Western W. End SGranville Lexington Barrington BFoster Upper Ave Oxford WBarry P1 Woodward End SColumbia Edinburgh Oxford BFoster Edinburgh Oxford EFoster Tozer Edinburgh ELorraine Paul End WEmpress Napier Argyle NSaunby Irwin Wharncliffe NBritannia Cambridge Oxford EBritannia Edinburgh Cambridge EBritannia Tozer Edinburgh EBritannia Riverside Tozer ECambridge Britannia Columbia NCambridge Woodward Britannia NCumbddge Britannia Columbia SFoster Tozer Upper SWFoster Riverside Tozer WFoster Riverside Tozer EUpper Ave Riverside Foster WUpper Ave Tozer Foster SEUpper Ave Riverside Tozer EChandler Wilson Albion NSt Patrick Argyle St Andrew NBeaufort Gunn Irwin SHollywood Essex Western" BIrwin Saunby Beaufort BWestern Essex Hollywood WRathowen Paul Oxford B
Table A-6
CURB & G~R PROJECTS
STREET FROM TO SIDE
Maurice Riverside W. End NMaudce Wood W. End SMurdock S. End Maurice WMurdock S. End Riverside ERiverside Upper Ave Beaverbrook NMt Pleasant Wharncliffe Riverside SEBlaelffriars Napier Argyle NBlaekfrlars Wilson Albion SBlaekfriars Napier Wilson SEmpress Rathnally Rathowen BCedar Western Wharndlffe BEssex Hollywood W. End NForward Wood W. End NForward Delmage Wood NForward Riverside Delmage NWForward Walnut W. End SBritannia Cambridge Oxford EBritannia Edinburgh Cambridge EBritannia Tozer Edinburgh EBritannia Riverside Tozer ECambridge Britannia Columbia NCambridge Woodward Britannia NCambridge Britannia Columbia SFoster Tozer Upper SWFoster Riverside Tozer WFoster Riverside Tozer EUpper Ave Riverside Foster WUpper Ave Tozer Foster SEUpper Ave Riverside Tozer EChandler Wilson Albion NSt Patrick Argyle St Andrew NBeaufort Gunn Irwin SHollywood Essex Western BIrwin Saunby Beaufort BWestern Essex Hollywood WBritannia Cambridge Oxford WBritannia Edinburgh Cambridge WBritannia Tozer Edinburgh WBritannia Riverside Tozer WCambridge Woodward Britannia SEdinburgh Columbia Foster NEdhaburgh Britannia Columbia NEdinburgh Woodward Britannia NEdinburgh Britannia Foster ’ SEdinburgh E. End Woodward SGranville L~xington Barrington EWharncliffe Kensington Mt Pleasant ESt Patrick Argyle St Andrew SSt Patrick E. End Argyle SCummings Napier Wilson S
13
Social/Recreational Prqiects
14
West Lions Park
An extensive pathway system will be constructed along the southern and western boundaries
to allow easier pedestrian/bicycle access to the park. New play equipment will be installed
in appropriate locations as determined by the Parks department and improvements will be
carried out to the baseball backstop. The parking lot will be expanded and storm sewers
will be installed to provide appropriate drainage. Finally, tree planting will be carried out
throughout the park.
Cavendish Park
Debris from the snow dump will be removed and tree planting along road frontages will be
undertaken. The containment berm at the south limit will be naturalized.
Empress Avenue Park
An asphalt pathway will be constructed to the steps at the bottom of the embankment. A
free play area will be provided and creative play equipment will be installed. Planting will
also be carded out where required as determined by the Parks Department.
Kensington Park (South of Tracks)
15
An asphalt pathway will be constructed throughout the park to provide for easier and a
more defined pedestrian/bicycle route. Improvements will also be carried out to the
parking lot and play equipment will be installed. Planting will also be carried out as
required.
Tree Planting
To improve the aesthetic appearance of the ueighbourhood, an extensive program of tree
planting will be undertaken along boulevards throughout the area.
Table A-4
Additional Project Schedule
Year Project Amount
1994 - 1996Park Improvements
West Lions ParkCavendish ParkKensington ParkEmpress Avenue Park
Tree Planting
Sidewalks, Curb and Gutter
Total $1,500,000
16
P~TB
BACKGROUND REPORT
ON
EXISTING COND~IONS
17
In order to determine the need for area improvement in West London it was necessary to
carry out a background study of the area. Areas of research included historical/architectural
context, demographic trends, housing, existing land uses, envirortmental factors and
municipal services. A questionnaire was also distributed to the residents in this area to
determine what they felt their need with respect to area improvement was. The following
Official Plan policies provide a framework which will assist in determining the need for area
improvement in West London.
OFFICIAL PLAN POLICIES REGARDING AREA IMPROVEMENT PLANS
Under the Planning Act, municipalities may designate "Community Improvement Project
Areas" within which the City may acquire lands, prepare improvement plans, and undertake
various community improvement projects and works to implement these plans. The following
community improvement policies from the City of London’s Official Plan provide a
framework for the preparation and implementation of the West London Area Improvement
Plan.
The objectives of the City of London’s Community Improvement Policies as outlined in
Section 14.1 of the Official Plan are:
i) Provide for the designation of "Community Improvement
Project Areas" in areas of the City that exhibit problems of
instability, building deterioration, inadequate municipal services
and facilities, or inappropriate arrangement of land uses.
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ii) Promote the long term stability and viability of designated
"Community Improvement Areas".
iii) Encourage the coordination of municipal expenditures and
planning and development activity within designated
"Community Improvement Areas".
iv) Stimulate private property maintenance and reinvestment
activity.
Reduce the detrimental effects of incompatible land uses in
designated "Community Improvement Areas".
vii). Upgrade physical services and social and recreational facilities
in designated "Community Improvement Project Areas".
Communiff Improvement Criteria
19
The criteria which the City of London uses in determining residential areas eligible for
Community Improvement are listed in Section 14.2.1 of the Official Plan. They include:
a) a significant proportion of residential properties in need of
rehabilitation;
b) average household income below City average;
c) deficiency or inadequate development of parkland or social and
recreational facilities;
d) need for improvement to municipal services including storm
sewers, sanitary sewers, sidewalks, curbs and gutters, streetlights,
and watermains;
e) a stable pattern of land use; and
eligibility for designation for assistance under a neighbourhood
improvement program.
20
It was necessaw to analyze the West London area with respect to these criteria to determine
the need for area improvement in this neighbourhood.
There are two categories of eligible residential areas as outlined in Section 14.2.2 of the City
of London’s Official Plan. They are:
a) High Priority Areas, which are currently designated for
assistance under a neighbourhood improvement program, or
which meet all of the other criteria.
b) Low Priority Areas, which are deficient only in municipal
services or park and recreational facilities, but not both; or
which have indications of instability in the existing pattern of
land use.
The West London area has both High and Low Priorities as described in the Official Plan.
Map B-1 illustrates the priority designations for the West London. It is appropriate to
develop an area improvement program for the entire area since it functions as one
community.
i
Section 14.3.1 of the Official Plan states that:
22
Within residential areas ... federal and provincial government programs which
are made available to assist with area improvement will be utilized where
appropriate.
In previous years the City has participated in the Province’s PRIDE program which was
designed to provide financial assistance to carry out community improvement in older
industrial, commercial and residential neighbourhoods. The Province has advised us that
this program is currently on hold. The City will be applying for matching PRIDE funding
should this program be made available.
Finally, Section 14.3.4. of the Official Plan states that:
... Council may assist in the implementation of community improvement
through...consideration of the need for community improvement measures
during the preparation of the capital and current budgets.
On January 14, 1993, $1,800,000 was approved in the City’s 1993-1997 Capital Works Budget
for area improvement in the West London neighbourhood.
THE WEST LONDON NEIGHBOURHOOD
23
The West London Improvement Area is located immediately west of the Central Business
District in the West London Planning District. The area is bounded on the east and south
by the Thames River, the west by an area west of Upper Avenue to Oxford Street and Platts
Lane and the north by an area north of Cedar Avenue to Platts Lane (see Map A-I).
Historical Context
The majority of the West London Improvement Area was part of the original crown reserve
set aside by Lieutenant Governor John Graves Simcoe in 1793 for the future capitol of
Upper Canada (see Map B-2). This area became known as Petersville, due to the strong
influence of the Squire of the district, Samuel Peters.
Petersville obtained status of village in 1874. The village name was eventually changed to
London West and in 1898 London West was formally annexed by the City of London.
There was very little business or industrial activity in London West since most residents
lived in the village but worked and shopped in the City. As a result, London West became
home to farmers and the working class.
Due to its precarious location on the floodplain, floods were a constant threat to the people
of London West. On two separate occasions, July 1883 and April 1937, flood waters swept
24
over the area causing enormous amounts of damage and loss of lives. After the flood of
1937, the existing dykes were reinforced and heightened by concrete retaining walls.
Construction of the Fanshawe Dam across the northern branch of the Thames River in
1953, further reduced the threat of floods in the area.
Architectural Context
The housing stock in Petersville is composed largely of modest housing. Notable styles of
architecture include Gothic, Italianate and Ontario Cottage. Also of interest is Blackfl’iars
Bridge which many consider to be a focal point of the district. Built in 1875, it is one of
Canada’s most significant, existing engineering structures. Designed by the Wrought Iron
Bridge Company of Canton, Ohio, it is probably the oldest wrought iron bridge in North
America sti!l used for vehicular traffic.
There are 106 properties in the West London area listed in the City’s Inventory of Heritage
resources. Three of these properties (9 Blackfriars Street, 20 Woodward Avenue and 1017
Western Road) are designated under the Ontario Heritage Act. The properties are
individually listed in Appendix "B".
Map_ B-2
25
DEMOGRAPHIC PROFILE
26
Population
In 1991, the total population of this area was 5,490. This is a 5.8% decline from 1986 when
the population was 5,829. As Figure B-1 indicates, the largest decrease in population
between 1986 and 1991 occurred in the 55-59 and 25-29 age groups respectively. This seems
to indicate that families moved out of this area probably as a result of increased activity in
the real estate market in the mid 1980’s.
The only increases in population occurred in the 35-39 and 40-44 age groups.
Figure B-1
WEST LONDON STUDY AREAAge Profile
1,2oo
600
400
200
0
Source: Statistics Canada
|1986 ]
Household Size
In 1986, there were 2,880 households in the West London Area representing 2.8% of the
City’s total number of households. In 1991, the number of households decreased by 2.6%
to 2,805 households. This represents 2.4% of the City’s total number of households. The
decline in the number of households reflects the decline in the area’s population.
In 1991, the dominant household size in the neighbourhood was one person households
representing 47.2% of the households in the area. The dominant household size for the City
of London was the two person household which represented 33.1% of the households for
the City.
Between 1986 and 1991, there was a 4.3% increase in one person households in the West
London Area while the 2, 3-4 and 5-7 person households had an aggregate decrease of
8.9%. In the City of London increases occurred in all households between 1986 and 1991.
These figures seem to indicate a decline in the number of families with children and an
increase of childless families living and/or moving into the West London Area.
The average number of persons per household remained fairly constant, decreasing by only
0.14 persons between 1986 and 1991 from 2.05 to 1.91 persons per household in the
neighbourhood. This trend was also observed for the City where the number of persons per
household decreased by 0.21 persons from 2.53 to 2.32 persons per household.
~i_~ure
28
WEST LONDON STUDY AREAHousehold Size
1,400
1,200
1,000
8OO
6OO
4OO
2OO
02 3-4 5+
¯ 1986
[] 1991
Source-Statistics Canada
Household Structure
29
The census separates households into family and non-family households. Family household
refers to a household that contains at least one census family (i.e. persons living in the same
dwelling who have a spouse or parent or never married child relationship). A non-family
household refers to one person who lives alone in a private dwelling and do not constitute
a census family. In 1986, there were 1,495 non-family households representing 51.9% of the
households in the area. The percentage increased in 1991 where 1,630 non-family
households represented 58.3% of the households in the area. In comparison, in 1991 the
percentage of non-family households in London was 32.8%.
Information regarding the number of families with children and the average number of
children per family for 1991 is not currently available from Statistics Canada. In 1981, the
number of families with children was 841 or 54.2% of all families. In 1986, the number of
families with children decreased to 760 or 53.3% of all families in the area. Of the families
with children, the majority had one child. In 1981, there were 238 lone parent families.
This decreased to 230 in 1986. The average number of children per family in 1981 was 0.93
and in 1986 was 0.88 children per family. The average number of children per family for
the City in 1981 was 1.21 and in 1986 1.16.
The above figures indicate that the percentage of non-family households did not drastically
change between 1981 and 1986, however, the number of families with children and the
number of single parent families both decreased slightly.
Household Income
30
Table B-1 illustrates the average household income distribution in 1988 for the area. There
were 45.3% (1,338 households) in the West London Area with incomes of under $20,000
and 27.3% (29,978 households) in the City of London with incomes under $20,000. The
high percentage of incomes under $20,0000 in the West London area may be due in part
to the fact that a higher percentage of individuals in 65 + age groups reside there, than in
the City of London.
The 1986 average household income for the area was $23,783 which was 31% lower than
the average income for the City ($23,462). In 1986, the average per capita income in the
area was $11,602 while the average per capital income in the City was $13,621.
Table B-1
1988 AVERAGE HOUSEHOLD INCOME DISTRIBUTION (Estimates)
Average Household Income West London Area City of London
less than $10,000 21.54 9.86$I0,000 - $19,999 23.71 17.41$20,000 - $29,999 16.14 16.35$30,000 - $39,999 13.60 13.84$40,000 o $49,999 9.20 11.26$50,000 - $59,999 6.22 8.60$60,000 - $69,999 3.28 6.28$70,000 - $79,999 2.94 4.46$80,000 - $99,999 2.06 5.49$100,000 + 1.32 6.38
Source: Statistics Canada
HOUSING
31
Dwelling T~e and Tenure
Between 1986 and 1991, the total number of dwelling units in the area decreased 3.4% from2,905 to 2,805. The types of dwellings remained relatively unchanged (Table B-2). Therehas also been very little change in the proportion of owned and rented dwellings.
Table B-2DWELLING TYPE AND TENURE, 1986 and 1991
Dwelling Type Total
Single Family 1,470Other Multiple 655Apartments 780(over 5 storeys)
1986 1991
Owned Rented Total Owned Rented
1,230 240 1,310 1,065 250170 485 700 165 53010 770 795 15 790
Total 2,905 1,310 1,495 2,805 1,245 1,570
Totals vary due to rounding.
Source: Statistics Canada
32
As shown in Figure B-3, 38% of the dwellings in the area were constructed prior to 1945and 25% of the dwellings were constructed between 1946-1960. Only 2% of the dwellingswere constructed in the area between 1981-1985.
Figure B-3
WEST LONDON AREADwelling Age
1921-1945 19%
Pre1920 19%
1946-1960 2%
1961-1970 6%1971-1975 18,%
1976-1980 15%
Source: Statistics Canada
33
Housing Conditions
In February, 1993, a survey was conducted by the Community Improvement Division of theresidential building conditions in the West London area. Residential conditions weredetermined on the basis of the following evaluation criteria:
Good Exterior of building appears generally well maintained. No exteriorimprovements required.
Fair Some signs of exterior deterioration visible. Requires rehabilitation or repairsof a non-structural nature (ie. replacement of eavestroughing, minor roofingrepairs).
Poor Shows signs of significant deterioration. Requires rehabilitation or repairsof a structural nature (ie. verandah repairs, chimney improvements, majorroof repairs).
NOTE Since this is a visual survey, only elements on the exterior of the building canbe considered. Interior structural soundness cannot be evaluated accurately.
The survey established that there are only 7 residential buildings in poor condition, 305 in
fair condition and the remainder of the buildings were rated as being in good condition.
The study illustrated that few residential units showed significant exterior deterioration that
require rehabilitation or repair. The study also showed that over half of the residential units
rated as being in poor condition were located in the historic Petersville District (south of
Oxford Street and east of Wharncliffe Road).
Rehabilitation Activity
34
The area has been quite active in housing rehabilitation programs. There have been a total
of 212 properties rehabilitated. The Residential Rehabilitation Assistance Program (RRAP)
provided assistance to 25 properties, the Ontario Home Renewal Program (OHRP)
provided assistance to 168 properties, and the Low Rise Rehabilitation Program provided
assistance to 19 properties. This represent 7.4% of the total dwellings in the area receiving
some form of rehabilitation assistance.
ENVIRONMENTAL CONSIDERATIONS
The Engineering Department have advised us that there are three landfill sites within the
West London area. Map B-3 shows the location of the sites.
Site 10-
Site 14 -
Sffe 52-
This site is located in the centre of the area and extends southerly fromCharles Street to Cavendish Crescent. The site includes parts of West LionsPark and Cavendish Park. The natural watercourse from West Lions Park tothe river was enclosed with a storm sewer pipe and filled with an unknown fillmaterial. The area south of Walnut Street and west of Cavendish Crescentwas filled with garbage in 1946 to widen and strengthen the breakwater forflood control purposes. The fill area and private properties adjacent to thesite and the enclosed watercourse from the river north to Paul Street havebeen tested for methane gas and have been on the City’s ongoing methanemonitoring programme since 1978.
The site located immediately north of Beaufort Street and east of WharncliffeRoad North is listed as a fill area. No park project~ are proposed for this area.
Located north of Oxford Street between Summit Avenue and Gowan Place,this site is listed as a natural area. No park projects are scheduled for thisarea.
35
OFFICIAL PLAN DESIGNATIONS
36
This area is predominately designated "Low Density Residential" in the Official Plan (see
Map B-4). There is also some medium and high density residential designated land north
of Oxford Street. The area bordering the Thames River and in the centre of the
neighbourhood is designated "Open Space". There are two commercial designated areas
within this neighbourhood. The first is located on the north side of Oxford Street at
Wharncliffe Road and it is designated "Regional Shopping Area". The second is located
north of Riverside Drive at Wharncliffe Road and is designated "Highway Service
Commercial". The southeast corner of Riverside Drive and Wharncliffe Road and west side
of Woodward Avenue at Riverside Drive is designated "Regional Facility".
37
"- HtX
ZONING
38
This area is currently regulated by zoning by-law C.P.-953-42 and by-law C.P.-952-41 as
shown on Map B-5. The area is predominately zoned two family residential, permitting any
use specified in the single-family residential zone as well as two family dwellings, duplexes
or semi-detached dwellings. The areas north of Oxford Street and north of Beaufort Street
are zoned multi-family residential.
The area around Wharncliffe Road and Riverside Drive is zoned general business. The
area around Wharncliffe Road and Oxford Street is zoned general business and special
commercial. The centre of the neighbourhood and areas adjacent to the Thames River are
zoned open space.
Although the area is currently regulated by by-law C.P.-953-42, the City is currently in the
process of adopting a new Z-1 by-law which is intended to replace all by-laws in the City.
After comparing the proposed Z-1 by-law to the existing C.P.-953-42 by-law and the existing
land use, it appears that the intent of the Z-1 by-law is to zone according to existing land
uses. Map B-6 outlines the proposed Z-1 by-law.
CIT;( OF LONDON ~Y-LAW C.P-952-41/953-42
CITY OF LONDONZONING BY-LAW
NO. Z.-1
EXISTING LAND USE
41
The predominate land use in the West London area is low-density residential. High-density
residential developments exist north of Oxford Street and in smaller pockets throughout the
remainder of the neighbourhood.
Commercial uses are concentrated mainly at the intersections of Wharncliffe Road and
Oxford Street and Wharncliffe Road and Riverside Drive. These uses range from service
commercial uses such as sports equipment stores and car repair shops to personal service
uses such as restaurants and hairstyling establishments.
Institutional uses are located off Western Road (Lawson Museum), north of Oxford Street
at Summit Avenue (London Muslim Mosque), north of Blackfriars Street (Empress United
Church), west of Wharncliffe Road (St. George’s Anglican Church), north of Riverside Drive
at Mount Pleasant Avenue (Grace Villa Hospital), and west of Granville Street at West
Lions Park (Kinsmen Arena).
There are four parks located in this neighbourhood. The largest, West Lions Park, is
located in the centre of the neighbourhood and serves as an active neighbourhood park.
Cavendish Park, located west of Cavendish Crescent at the Thames River, is a passive park.
Empress Avenue Park is located along a ravine south of Oxford Street and west of
Rathowen Street. Kensington Park is located south of the Canadian Pacific Railway tracks,
west of Wharncliffe Road and serves as an active park.
42
There are two schools located in the West London area. Empress Avenue School is located
at the northeast corner of Wharncliffe Road and Empress Avenue and Oxford Park School
is located south of Oxford Street and west of Foster Avenue. The Oxford Park School site
has the largest parcel of open space in the area of the neighbourhood.
A neighbourhood senior’s centre is located at the south-east corner of Riverside Drive and
Wharncliffe Road.
Map B-7 illustrates the existing land uses for the West London area.
LEGEND
RESIDENTIAL
RESIDENTIAL
COMMERCIAL
INSTITUTIONAL
INDUSTRIAL
PARKS ~ OPEN SPACE
WEST LONDON QUESTIONNAIRE
44
In order to properly assess the needs of the West London community, the Community
Improvement Division developed a questionnaire which was sent to the residents on July
3, 1992 (see Appendix D). Approximately 2000 questionnaires were mailed and 435 (22%)
completed questionnaires were returned. A summary of residents responses are outline in
Appendix C.
Using these responses as a guide, meetings were held with the City Engineers Department
and the Parks Department to formulate a list of municipal service and social/recreational
deficiencies.
MUNICIPAL SERVICES DEFICIENCIE~q
Sidewalks
A number of residents responded with comments regarding poor sidewalk conditions. The
City’s Engineer Department provided us with a list of sidewalks in the area which they felt
were in need of repair and/or replacement. Map B-8 identifies the condition of sidewalks
in this neighbourhood.
Curbs and Gutters
45
Map B-9 shows the existing condition of curbs and gutters in the West London area as
identified by the City’s Engineer Department. Since the installation of curbs and gutters
falls under Local Improvements it will only be possible to repair and/or replace existing
deficient curbs and gutters with City funding.
SOCIAL/RECREATIONAL DEFICIENCIES
The Parks Department have reviewed the condition of the parks in this neighbourhood in
conjunction with the residents responses and list the following deficiencies:
West Lions Park
The majority of residents concerns dealt with the poor condition of existing playground
equipment.
V
~OOB ................ ,,",
NIV~ ,,,,,,,,,,
000~ ~
0N~037
£NOIIIGNO0 H’IVM3OIB
VBWV AanlB NOGNOI IBBAA
WEST LONDON STUDY AREACURB & GUTTER CONDITIONS
LEGEND
GOOD
FAIR
POOR
BLAN~NO CURBS OR
48
Concerns were also raised with respect to the poor condition of the ball diamond backstop.
The Parks Department reviewed the parking based on residents responses through the
questionnaire and they agree that there is an insufficient amount of parking for a park of
this size. They also noted that storm water is not draining properly from this area and that
this would have to be rectified in conjunction with any parking lot improvements.
Cavendish Park
This park is used as a dump for snow removal during the winter months. As a result debris
has gathered at this location leaving an unappealing view.
Empress Avenue Park
At the western boundary of this park is a set of steps which allow access from the top of the
embartkment. There is currently no defined pathway identifying these steps as an access
point. The frontage and access to this park from Rathowen Street is poor and should be
improved. A lack of play equipment in this park causes it to be under-utilized.
Kensington Park (South of Tracks)
This is for the most part a wide open space with no defined pedestrian routes. There is also
a deficiency in play equipment and vegetation.
Miscellaneous
49
A number of residents in the vicinity of Oxford Park School have expressed an interest in
having play equipment installed on the school grounds.
Residents also expressed an interest in increasing tree planting throughout the
neighbourhood.
APPENDIX A
CITY OF LONDON
BY-LAW NO. Z-1 -?
APPENDIX BINVENTORY OF HERITAGE RESOURCES FOR WEST LONDON
ONTARIO HERITAGE ACT DESIGNATED PROPERTIES
StreetName
Year ArchitecturalBuilt Style
131 Fonvard Ave.
108 Forward Ave.
105 Forward Ave.
111 Forward Ave.
17 Granville
201 Riverside Dr.
899 Riverside Dr.
351 Riverside Dr.
430 Riverside Dr.
340 Riverside Dr.
244 Riverside Dr.
234 Riverside Dr.
207 Riverside Dr.
1135 Riverside Dr.
1143 Riverside Dr.
774 Riverside Dr.
230 Riverside Dr.
1870 Victorian Cottage
1890 c. Italianate
1905 Shingle Style
1905 Late Victorian
1910 Edwardian
1893 c. Italianate
1860 c. Ontario Cottage
1870 c. Ontario Farmhouse
1910 Tudor Revival
1800 c. Shingle
1890 c. Dutch Colonial
1876 c. Georgian Italianate
1880 c. Late Victorian
1880 c. Italianate Farmhouse
1890 c. Victorian
1870 c. Ontario Cottage
1920 c. Spanish Revival
51
Street YearName Built
ArchitecturalStyle
784 Riverside Dr. 1930 c.
270 Riverside Dr. 1880 c.
18 Rogers 1912
73 Riverside Dr. 1890 c.
72 Rogers 1909 c.
9 St. Patrick 1870 c.
1115 Sunset 1950 c.
1109 Sunset 1950 c.
27 Saunby 1865 c.
30 St. Andrew 1901
29 St. Andrew 1909
15 St. Andrew 1877
11 St. Andrew 1887 c.
24 Argyle 1880 c.
15 Argyle 1890 c.
9 Audrey 1890 c.
68 Albion 1886
18 Argyle 1890 c.
88 Albion 1865
85 Albion 1886
Tudor Revival
Italianate
Ontario Cottage
Ontario Cottage
Shingle Style
Ontario Cottage
Post War
Post War
Ontario Cottage
Ontario Cottage
Ontario Cottage
Italianate
Ontario Cottage
Ontario Cottage
Late Victorian
Ontario Cottage
Ontario Cottage
Ontario Cottage
Queen Anne
Gothic Revival
52
Street YearName Built
ArchitecturalStyle
39 Kensington Ave. 1906
37 Kensington Ave. 1906
35 Kensington Ave. 1906
33 Kensington Ave. 1906
15 Kensington Ave. 1900
82 Albion 1865
,97 Barton 1879 c.
8 Leslie 1870 c.
7 Beaufort 1928 c.
20 Barrington 1920
18 Barrington 1920
16 Barrington 1920
14 Barrington 1920
12 Barrington 1920
2 Leslie 1868
11 Leslie 1890
9 Black~ars 1877
46 Blackfriars 1877 e.
72 Blaclff-riars 1890 c.
24 Blackfriars 1870 c.
Double House
Double House
Double House
Double House
Queen Anne
Ontario Cottage
Gothic Revival
Regency Cottage
Arts & Crafts
Craftsman Cottage
Craftsman Cottage
Craftsman Cottage
Craftsman Cottage
Craftsman Cottage
Ontario Cottage
Italianate
Italianate
Italianate
Ontario Cottage
Ontario Cottage
53
Street YearName Built
00 Blackfriars (Blackfriars Bridge) 1875
98 Wilson 1878 c.
77 Wilson 1900 c.
75 Wilson 1900 c.
12 Cherry 1900 c.
4 Cherry 1907
34 Charles 1880
17 Woodward 1870 e.
131 Mt. Pleasant 1890
35 Charles 1880
220 Cambridge 1880 c.
1349 Western Rd. 1950
1064 Western Rd. 1930
1370 Western Rd. 1920
92 Wilson 1881 c.
55 Cavendish 1882 c.
84 Cavendish 1876
335 Wharncliffe Rd. N. 1887 c.
312 Wharncliffe Rd. N. 1890 c.
130 Wharndiffe Rd. N. 1901
54
ArchitecturalStyle
Bowstring Structure
Regency Cottage
Late Victorian
Late Victorian
Late Victorian
Shingle Style
2 Storey Double House
Dutch Colonial
Victorian
Queen Anne
Late Victorian
Collegiate Gothic Tudor
Tudor Revival
Georgian Revival
Gothic Revival
Ontario Cottage
Italianate
Queen Anne
Queen Anne
Ontario Cottage
Street YearName Built
227 Whamcliffe Rd. N. 1890
225 Wharncliffe Rd. N. 1893
177 Wharncliffe Rd. N. 1874 c.
101 Wharncliffe Rd. N. 1897 c.
26 Woodward 1906
20 Woodward 1887 c.
126 Mt. Pleasant 1880 c.
2 Carrothers 1860
89 Wilson 1888 c.
81 Wilson 1868 c.
45 Wilson 1875 c.
39 Wilson 1910
37 Wilson 1912 c.
36 Charles 1907
33 Charles 1907
31 Charles 1906
1285 Western Rd. 1924
1017 Western Rd. 1850 c.
13 Napier 1880 c.
86 Oxford St. W. 1900 c.
ArchitecturalStyle
Gothic Revival
Italianate
Italianate
Queen Anne
Shingle Style
Queen Anne
Ontario Cottage
Gothic Revival
Late Victorian
Ontario Farmhouse
Ontario Cottage
Gambrel Roof
Gambrel Roof
Queen Anne Cottage
Queen Anne
Queen Anne
Collegiate Gothic
English Manor
Italianate
Dutch Colonial
55
StreetName
84 Oxford St. W.
82 Oxford St. W.
1057 Oxford St. W.
88 Oxford St. W.
80 Oxford St. W.
2 Oxford St. W.
164 Oxford St. W.
161 Oxford St. W.
16 Oxford St. W.
Year ArchitecturalBuilt Style
1900 c. Dutch Colonial
1900 c. Dutch Colonial
1855 Regency Farmhouse
1900 c. Dutch Colonial
1880 Dutch Colonial
1875 Ontario Cottage
1899 Queen Anne Cottage
1900 Queen Anne
1895 Shingle Style
56
APPENDIX C
57
QUESTIONNAIRE RESPONSES FOR WEST LONDON
STREET NAME
ALBION STREET (E)
(w)
PRIORITY 1 PRIORITY 2
Sidewalks
Parking for theTiger baseball games
PRIORITY 3
ARGYLE STREET (W)
(w)
Lighting
Storm Sewers
(W) Storm Sewers
(W) Swimming Pools
Sidewalk
Playground
Gr~s
Tennis CouPs
BARRINGTON AVE (S) Storm Sewers
BARRY PLACE (N) Curbs & Street
Lighted BaseballDiamond
Sidewalks Social & Recreation
BLACKFRIARS ST (W)
(N)
(N)
Sidewalks
Sidewalks
Storm Sewers
Curbs
Sidewalks
Road Surface
Curbs
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
59
CAMBRIDGE ST (?) Crosswalks in front ofWestown Plaza
(N) Road Surface Curbs Sanitary Sewers
(N) Tennis Courts Hockey Rink
(N) Public BathroomFacilities
(N) Road Surface Curbs Raised Walkway
(S) Curbs & Gutter Road Resurfacing Storm Sewers
CARROTHERS AVE(N) Bike Ways
(N) Zoning Infractions
CAVENDISH CRES (N) Clear Dump Walking Path
(N) Washrooms at Parks
CEDAR AVE (N) Road Surface Sidewalk
CHARLES ST (?) Pool
(N) Climbers
(N) Parking
(S) Boulevard Trees
Weed Control
Clutter" Tidiness
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
60
(s)
(s)
Clean up ofWest Lions Park
Trees
Play Equipment
CHERRY ST (N)
(s)
Parks & Play Equipment
Clean Streets
COLUMBIA AVE (W) Roads & Curbs Parks
COOPER ST (W)
(w)
(?)
(E)
(N)
(w)
(w)
Personal Problem withBoulevard Trees
Toddlers Climbers Tennis Courtsand Sand Box
Streets Improved
Storm Sewers
More Bike Paths
Sewers Road Surface
Sidewalks Road Surface
Trees Trimmed
Roads Curbs
Sidewalks
Curbs
DELMAGE ST (W) Storm Sewer
EDINBURGH ST (N) Curbs
STREET NAME PRIORITY1 PRIORITY2 PRIORITY 3
61
(N)
(N)
(S)
(S)
Pollution Control
Sewers Roads
Sidewalks
Tile Creek at Paul St
Sidewalk & Curbs
EDITH ST (E)
(E)
Clean Up Old CavendishDump Site
Parklands Roads Heritage Sites
EMPRESS AVE (?)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(s)
(s)
(s)
Sanitary Sewers Storm Sewers
East to West ArteryShould Be Opened Up
Parks CommunityFacilities
Road Surface
Road Surface
Sidewalks
Road Surface
Road Surface
Road Surface
Sewers Parking
Steps up to Breakwater
Passive Parkland
Sanitary Sewers
STREET NAME PRIORITY 1 PRIORITY2 PRIORITY 3
62
ESSEX ST (E) Roads Curbs Sidewalks
(S) Clean Ravine Park with Modern Communityalong CPR Equipment for All Ages
(S) Paving Curbs Gutters
(S) Road Surface Curbs Storm Sewers
(S) Sidewalks Storm Sewers Road Surface
(W) Roads Sidewalks Sewers
Centre
FERNLEY AVE (W) Repave Road Curb & Sidewalk Fence Along Park
FORWARD AVE (?)
(E)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
(N)
Roads Curbs
Pave Road
Bike Paths Roads
Curbs & Gutters Sidewalks
Curbs
Roads & Curbs Walkway for Seniors
Road Improvements Storm Sewers
Road Surface
Sewers Curbs
Sidewalks Curbs
Sewer
PlayGround
Storm Sewers
Road Surface
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
63
(s)
(s)
(s)
(s)
(s)
(s)
Baseball Diamond Better Coverage ofWooded Areas nearthe Thames River
Children’s Playground
Move Trees Flower Garden inTriangle - Intersectionof Forward Ave andWalnut St
Road Repair
Recreation Roads
Sanitary Sewers Playground
(S) Sewers Police Patrol
(S) Sidewalk Sewers
(S) Sidewalk Curbs
(S) Sidewalk Curbs
(S) Sidewalks Curbs
(W) Sidewalks Roads
Clean and MaintainPassive Parkland
Greenway Pollution
River
Road Surface
Road Surface
Sewers
FOSTER AVE (?)
(E)
(E)
(E)
Sidewalk Playground
Curb, Gutter & Sewer Road Surface
Curbs & Gutters
Pave Roads Curbs
Bike Path
Sidewalks
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
65
GUNN ST (E) Increased PolicePatrol
(E) Winter CommunityFacilities at Gibbons/Harris Park
Traffic Lights Curb & Sidewalk& Pavement
HOLLYWOOD CRES (N) Sidewalks
(S) Control Numberof Students in aDwelling
(W) Kill Ground Hogs
(W) Road Surface
More Visible Police
Sidewalks Storm Sewers
IRWIN ST (E) Storm Sewers Visibility on Pathsto Bridge
(E) Storm Sewers Curbs Road
(W) Storm Sewers Curbs & Gutters Road Surface
KENSINGTON AVE (N) Sanitary Sewers Storm Sewers Education
LESLIE ST (N)
(s)
Separate Bike Paths
Approach toBreakwater VeryDangerous
Snow Removal
STREET NAME PRIORITY1 PRIORITY2 PRIORITY 3
66
(s) Separate Bike Path Weed Control AlongAlong River, Breakwater& Floodplain
MAURICE ST (?) Curb & Gutter
(N) Sidewalks
(S) Storm Sewers
Roads Sidewalk Repair
Underground Wires Speed Bumps
McDONALD AVE (S) More PublicWashrooms
Handicap Access toPark Areas
(S) Tree Planting Clean Overgrowth Community CentreNorth of CPR
MOrn ST (S) Tree Planting Traffic Control Monitor Developmentof Intersection atRiverside &Whamcliffe
MOUNT PLEASANT AVE (?) Sidewalks
(N)
Curbs Roads
(?) Storm Sewers Sanitary Sewers
Adequate Parkingfor Labatt’s/Harris ParkFunctions
(N) Sidewalks
(N) Sidewalks
Curbs Road Surface
STREET NAME PRIORITY 1 PRIORITY2 PRIORITY3
67
MURDOCK ST (S)
(N)
(s)
(s)
(s)
(s)
Tree Planting
Road
Sidewalks
Sports Facilities
Trees
Road Surface
Grass Areas
Washrooms
Parking for Labatt’sPark
Sidewalks
Cut Grass
Tennis CouPs
NAPIER ST (E)
(w)
Widen Bike Path Add Garbage Cans
Washrooms at Sidewalks LightingHarris Park
OXFORD ST W (N)
(s)
(s)
(s)
PALMER ST (N)
(s)
(s)
No Tax Increase
Decrease Taxes
Storm Sewers
Upgrade Walk at
Decrease Speed
Bike Paths
Cut GrassBlackfzriars & Oxford
Policing Clean
Curbs & Gutter
Curbs
Improve Parking
Provide Lighting
Regular Maintenance
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY3
68
PAUL ST (N)
(N)
(S)
(S)
(s)
(s)
(w)
RATHNALLY ST (E)
(E)
RATHOWEN ST (E)
Road Resuffacing
Sewers
Sanitary Sewers
Sewers
Storm Sewers
Storm Sewers
Paul St
Storm Sewers
Sidewalk Repair
Curb & SidewalkRepair
(E) Personal TreeProblems
Community Centre
Sidewalks
Storm Sewers
Sidewalks
West Lion Park
Swimming Pool
Roads
Sidewalks
Trees
Better Park Facilities
Curb Repair Road Resurfacing
Clean Park
Sidewalk, Storm &Sanitary Sewer
(E) Park & Play Curb CutsEquipment
(E) Sidewalks
(E) Storm Sewers
(W) Clean Park
(W) More Streetlights
Street Lights
Bike Paths & Safety
Crosswalk
Clean West LionsPark
Neff Sidewalks
Bike Paths
Traffic Concerns(Street Games)
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
69
(W) Sidewalks
(W) Streetlights
RIVERSIDE DR (N)
(N)
(N)
(N)
(N)
(N)
(s)
(s)
(s)
(w)
Flashing Lights atMt Pleasant Ave
Road Surface
Road Surface
Road Surface
Curbs Flattenedfor Stroller &Wheelchair Use
Sanitary Sewers
Streetlights
Roads
Storm Sewers
Passive Parkland
Sidewalk
Sidewalks Bike Paths
Street Repair betweenBeaverBrook & Forward
Curbs
Sanitary Sewers
Storm Sewers
Sweep Loose Gravelon Roads
Sidewalks
Play Equipment
ROGERS AVE (N)
(N)
Park Benches
Storm Sewers
Washrooms
Renew Facilitiesat West Lions
Water Fountain
(S) Parking for Labatt’s Hedges Cut at WilsonPark and Rogers
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
70
(s)
(s)
Pools
Sanitary Sewers
SAUNBY ST (N) Permanent Bridge toGibbons Park
ST. PATRICK ST. (N) Roads Sanitary Sewers
(S) Curbs Road Surface
(S) Storm Drainage Roads
SUMMIT AVE (?)
(?)
Natural Parkland Bike Paths
Ensure Sanitary Sewers
TOZER AVE (N)
Are Effective
(W) Road Surface Cut Grass Tennis Courts
(W) Roads Sidewalks Safety
(W) Snow Removal Improve Garbage Outdoor LightsPick Up
Road Surface Curb & Gutter
UPPER AVE (E) Curbs
(E) Curbs
Gutters/Storm Sewer
Storm Sewers Gutters
71
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY3
(E)
(W)
(W)
(W)
(W)
(W)
(W)
(W)
Repave Riverside DrBetween Woodward &Beaverbrook
Bike Paths
Curbs & Sidewalk
Curbs
Curbs
Sidewalks
Storm Sewers
Storm Sewers
Traffic Concerns Tree Planting
Underground Hydro Park Improvements
Sidewalks Road Surface
Road Surface Curbs
Curb & Gutter Road Surface
Sidewalks Curbs
WALNUT ST (N)
(s)
(s)
Education
Bike Path
Road & Curbs
WESTERN RD (N)
(N)
Sanitary Sewers
Storm & SanitarySewers
Bike Paths Develop RiverbankLand for Garden
WHARNCLIFFE RD (E) Develop Parklandbetween Beaufortand Oxford
(W) Clean Boulevard
Bike Paths
Sidewalks
STREET NAME PRIORITY1 PRIORITY2 PRIORITY 3
72
(E)
(E) Curbs
(E)
(E)
(E) Traffic Lights atIntersection
(N) Litter Free
(W) Bike Paths
(W) Cut Grass
(W) Playground
(W) Preserve Parks
(W) Preserve WoodedArea
Community Facility Playground Equipmentfor Seniors for Older Kids 5-12
More Parking atShopping Centre
More Grass Areas Picnic Tables atat Empress School West Lions Park
Private Grass,House & Junk Maintenance
Trim Trees
Seniors Drop inCentre
Trap Ground Hogs
Sidewalk Ramp
Connect Bike Paths Widen Bike PathsSpringbank
Connect Bike Pathto Springbank
WILSON AVE (E) Road Surface
(E) Sidewalks
(W) EliminateBoulevard Grass
(W) Lights
Road Surface Curbs
Wide~n Sidewalk Storm Sewers
STREET NAME PRIORITY 1 PRIORITY 2 PRIORITY 3
73
(w)
(w)
Paving
Storm Sewers Road Surface
WOOD ST (E)
(E)
Limit VehicularAccess to Park
Mailbox Closer forSenior Citizens
WOODWARD AVE (E)
(E)
(E)
WYATI" ST (N)
Sidewalk
Closer Facilities
Curb & Gutter
(E) PlaygroundEquipment
(W) PlaygroundEquipment
(W) Put Power LinesUnderground
(W) Sidewalks
Tennis Courts
(S) Drain Sewers
Storm Sewer Reforestation
New Senior CentreCloser Mailbox
Parkland Tennis Courts
Road ImprovementCommunity Centrefor Kids
Sidewalk Establish Area Park
Backstop forBaseball
Repair PlayEquipment
APPENDIX D
74
AREA IMPROVEMENT PROJECT QUESTIONNAIRE
1. On what street do you live?
On which side? North, South, East, West
2. For all persons in your household, please indicate the number of persons in each age
category.
r i r I i i I--1 i---i l--q i--i r--J
10"41 15-/41 12~5-191 120-28[ 130-391 140-491 150-641 165+ I
I 11 I I I 1 I I [ I I I I I IL J L I [__J i__J L__I l__J t__J
3. How would you rate the following services on your block?
Adequate Fair Pool
Sidewalks
Road Surfaces
Cu~s
Storm Sewers
Sanitary Sewers
4. How would you rate the parkland and recreational facilities in your neighbourhood.
Adequate Fair Poor
Passive Parkland
Parkland
(Parks with outdoor facilities
such as playground
equipment, tennis courts,
playing fields and bicycle
paths)
Community Facilities
(ie. Senior Citizens Centre,
Community Centre or other
indoor facilities)
5. What could be done to improve area parks and where should the improvements be
located?
76
6. What could be done to improve area community facilities and where should the
improvements be located?
7. Area improvement funds can be used to improve any of the services and facilities
mentioned above. Since funding is limited it is necessary to establish priorities for work
to be completed. List the work that you believe should be done from most important
to least important.
Most Important 1
2
Least Important
3
4
5
6
7
8
9
10
77
8. Do you have any other suggestions or comments?
April 6, 1993
K. L. PerryDirector of Planning & Development
I hereby certify that the Municipal Council, at its session held on April 5, 1993, resolved:
3. That, on the recommendation of the Director of Planning and Development:
(a)a by-law BE INTRODUCED at the Municipal Council meeting on April 5, 1993 to designateWest London as a community improvement area under subsection 28(2) of the PlanningAct in conformity with section 14.2.2 of the Official Plan; and
(b)the West London Area Improvement Plan, outlining various municipal service andsocial/recreational projects to be completed during 1993 with City funding which wasapproved for this area in the 1993-95 City’s Capital Budget, BE APPROVED. (3/9/CPSC)
K. W. SaNerCity Clerk/la
CC: L. H. Kearney, City TreasurerJ. W. Jardine, City EngineerH. A. Pulver, Director of Community ImprovementJ. G. Lohuis, Manager of Parks and RecreationV. J. Reed, Clerk - By-Laws
