PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually using Zoom online or phone, or by attending in person. City Hall is currently open to the public for public participation meetings. If you wish to attend in person to speak to a matter that is on an agenda you are encouraged to pre-register by email or phone; however, should you wish to attend virtually, pre-registration is required. To pre-register, please email PPMClerks@london.ca or call 519-661-2489, ext. 7100. Please note that some Elected Officials may attend the meetings virtually.
1 Notice of Collection of Personal Information – personal information is collected under the authority of the Municipal Act, 2001 and will be used by Members of Council and City of London staff in their consideration of this matter. Questions about this collection should be addressed to Manager, Records and Information Services, 3rd floor, City Hall, 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489, ext. 5275, email: bsomers@london.ca.
NOTICE OF PUBLIC MEETING
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Tuesday, April 30th, 2024. Standing Committee and Council Meetings are virtual meetings hosted in City Hall, Council Chambers. Participation of some Council Members and staff will be virtual. Meetings can be viewed via live-streaming on YouTube and the City website. There is additional information on the City of London website www.london.ca about Public Participation Meetings. Information regarding the matter being considered at the Public Participation Meeting will be posted on the City of London website at www.london.ca on Wednesday, April 24th, 2024, Written submissions regarding this matter to be included on the Planning and Environment Committee Added Agenda are to be submitted no later than 9:00 AM on Friday, January 26th, 2024, either delivered or mailed to the City Clerk’s Office, Room 308, 300 Dufferin Avenue, P.O. Box 5035, London, ON N6A 4L9 or by email to pec@london.ca. Those who wish to attend in person should pre-register by contacting PPMClerks@london.ca or 519-661-2489 ext. 7100.
Items not to be heard before 1:00 p.m.
1560 Dundas Street - The purpose and effect of this zoning change is to permit a broader range of uses within the existing building. Possible change to Zoning By-law Z.-1 FROM an Associated Shopping Area Commercial (ASA1/ASA4) Zone TO an Associated Shopping Area Commercial Special Provision (ASA1(_)/ASA3(_)/ASA4(_)) Zone. Special provisions would recognize existing site conditions and permit the existing number of parking spaces for all permitted uses within the existing building. The City may also consider additional considerations such as a different base zone, the use of holding provisions, and/or additional special provisions. File: Z-9715 Planner: C. Maton.
4023-4500 Meadowbrook Drive and 169-207 Exeter Road – The purpose and effect of this zoning change is to facilitate additional commercial, and office uses on the subject lands. Possible amendment to the Southwest Area Secondary Plan, for the City of London South Longwoods Residential Land Use Designations by adding a Specific Policy Area for the Transitional Industrial lands located at 4023-4500 Meadowbrook Drive and 169-207 Exeter Road in the City of London. Possible change to the Zoning By-law Z.-1 to ADD a site specific Light Industrial LI4(_) Zone to the subject lands to permit Office, Business; Office, Professional and Office, Service as additional permitted uses. File: OZ-9706 Planner: B. House.
6555 & 6595 Royal Magnolia Avenue – The purpose and effect of this zoning change is to facilitate two, six-storey mixed-used buildings with a total of 176 dwelling units and ground floor commercial space. Possible amendment to the Official Plan, The London Plan, to add a Specific Policy Area to the Neighbourhoods Place Type, and to the Southwest Area Secondary Plan (SWAP) to add a Specific Policy Area to the North Lambeth Residential Neighbourhood. The Specific Policy Areas. Possible change to the Zoning By-law Z.-1 FROM a Residential R8 Special Provision/Convenience Commercial Special Provision/Neighbourhood Facility Special Provision (R8-4(51)/CC6(120)/NF1(17)) Zone to Residential R9 Special Provision (R9-7(_)) Zone TO a Residential R9 Special Provision (R9-7(_)) Zone. Special Provisions include: Recognizing Royal Magnolia Avenue as the front lot line; A maximum exterior side yard depth of 9.0m; Minimum rear yard depth of 19.0m whereas 23.0m is required; Maximum density of 75uph whereas 165uph is required; Maximum height of 24.0m (6-storeys) whereas 4-storeys are permitted; Non-residential uses accessory to the apartment building shall be provided on the ground floor; Maximum gross floor are area for all non-residential uses shall be 300 metres square; Drive-through facilities shall not be permitted; and to Permit Bake shop, Convenience service establishments, Convenience stores, Craft brewery, Day care centres, Dog or domestic cat grooming, Florist shops, Food stores, Live-work, Personal service establishments, Pharmacies, Restaurants, eat-in, Restaurants, take-out, Retail, and Studios. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: OZ-9702 Planner: M. Hynes.
Items not to be heard before 1:30 p.m.
1170 Fanshawe Park Road East – The purpose and effect of this zoning change is to facilitate a 3.5-storey, 26-unit stacked townhouse development with a maximum height of 12.0 metres and density of 70 units per hectare. Possible change to the Zoning By-law Z.-1 FROM a Residential R1 (R1-14) Zone TO a Residential R6 Special Provision (R6-5(_)) Zone. Special Provisions include: A Minimum front yard depth (Fanshawe Park Road East) of 2.0m whereas 8.0m is the minimum required; Minimum exterior side yard depth (Stackhouse Avenue) of 2.0m whereas 6.0m is the minimum required; Minimum interior side yard depth of 2.5m when the wall of a unit contains no windows to habitable rooms whereas 3.0m is the minimum required; and Maximum density of 70 units per hectare whereas 30 units per hectare is permitted. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: Z-9713 Planner: M. Hynes.
376-390 Hewitt Street and 748 King Street – The purpose and effect of this zoning change is to permit the continued operation of the temporary surface residential parking lot on the subject properties for an additional three (3) years. Possible change to Zoning By-law Z.-1 BY AMENDING the temporary use provisions of the existing Business District Commercial Temporary Use (BDC(2)/T-79) Zone and Residential Temporary Use (R8-4/T-79) Zone TO PERMIT the temporary residential parking lot for an additional three (3) years. The city may consider special provisions for this site.
File: Z-9698 Planner: C. Cernanec
Items not to be heard before 2:00 p.m.
2331 Kilally Road and 1588 Clarke Road, located on the south side of Kilally Road, east of Clarke Road; approx. 26 hectares (64 acres) - The purpose and effect of this application is to consider a proposed draft plan of subdivision, Official Plan and zoning amendment to allow a residential subdivision consisting of a mix of low density single detached and semi-detached dwellings, various forms of cluster dwellings, townhouse and street townhouse dwellings, low-rise apartment buildings, parkland, multi-use pathways and a stormwater management facility, served by six (6) public streets. Draft Plan of Subdivision – Consideration of a proposed revised draft plan of subdivision consisting of thirteen (13) low density residential blocks; eight (8) low-medium density residential street townhouse blocks; three (3) large medium density residential blocks; six (6) park blocks; one (1) future development block; one (1) block for Stormwater Management (SWM) Pond; seven (7) road widening and reserve blocks; served by a neighbourhood connector and several neighbourhood streets (Kilally Road extension and Streets A, B, C, D & E). Official Plan Amendment – Consideration of possible amendments to The London Plan: Map 1 – Place Types to redesignate certain lands from “Neighbourhoods” to “Green Space”; Map 4 – Active Mobility Network to incorporate the proposed alignment for the Thames Valley Parkway; Map 5 – Natural Heritage to revise the limits of the ESA to reflect the findings of the Environmental Impact Study (EIS) completed in support of the proposed Draft Plan of Subdivision application; and Map 6 – Hazards and Natural Resources to redesignate the Maximum Hazard Line. In addition, the City is considering amendments to The London Plan: Map 3 – Street Classifications to add neighbourhood Connector and Civic Boulevard; and to add a new Specific Policy to the Neighbourhoods Place Type on the westerly portion of the subject lands to permit triplexes, fourplexes, stacked townhouses, low-rise apartments, small-scale community facilities emergency care establishments, and rooming houses, and permit a maximum height of six (6) storeys, or 20 metres. Zoning By-law Amendment - Consideration of an amendment to the zoning by-law to change the zoning from an Urban Reserve UR4 Zone, an Urban Reserve UR4/Temporary (T-56) Zone and a Holding Urban Reserve (h-2•UR4) Zone to a Residential R1 (R1-4) Zone to permit single detached dwellings on lots with a minimum lot area of 360 square metres and minimum lot frontage of 12 metres; a Residential R1 Special Provision (R1-4(21)) Zone to permit single detached dwellings on lots with a minimum lot area of 360 square metres and minimum lot frontage of 12 metres, together with a special provision for a dwelling setback from a high-pressure pipeline of 20 metres (minimum); a Residential R1/Residential R3 (R1-3/R3-1) Zone to permit single detached dwellings on lots with a minimum lot area of 300 square metres and minimum lot frontage of 10.0 metres; in addition to a range of dwelling types including semi-detached, duplex, triplex and fourplex dwellings; a Residential R1/Residential R3/Residential R4 Special Provision (R1-1/R3-1/R4-6(*)) Zone to permit single detached dwellings on lots with a minimum lot area of 250 square metres and minimum lot frontage of 9.0 metres; a range of dwelling types including semi-detached, duplex, triplex and fourplex dwellings; and street townhouses with a minimum lot area of 145 square metres per unit and a minimum lot frontage of 5.5 metres per unit, together with a special provision for a lot coverage of 50 percent (maximum); a Residential R1/Residential R3/Residential R4 Special Provision (R1-2/R3-1/R4-6(*)) Zone to permit single detached dwellings on lots with a minimum lot area of 300 square metres and minimum lot frontage of 9.0 metres; a range of dwelling types including semi-detached, duplex, triplex and fourplex dwellings; and street townhouses with a minimum lot area of 145 square metres per unit and a minimum lot frontage of 5.5 metres per unit, together with a special provision for a lot coverage of 50 percent (maximum); a Residential R3/Residential R4/Residential R5/Residential R6/Residential R7 Special Provision/Residential R8 Special Provision (R3-3/R4-6/R5-7/R6-5/R7•H20•D100(*)/R8-4•H20•D100(*)) Zone to permit a broad range of dwelling types such as single detached, semi-detached, duplex, triplex and fourplex dwellings; street townhouse dwellings; townhouses and stacked townhouses up to a maximum density of 60 units per hectare and maximum height of 12 metres; various forms of cluster housing including single detached, semi-detached, duplex, triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up to a maximum density of 35 units per hectare and maximum height of 12 metres; senior citizen apartment buildings, handicapped persons apartment buildings, nursing homes, retirement lodges, continuum-of-care facilities, and emergency care establishments up to a maximum density of 100 units per hectare and maximum height of 20 metres; apartment buildings, stacked townhouses, and lodging house class 2 up to a maximum density of 100 units per hectare and maximum height of 20 metres; an Open Space OS1 Zone to permit such uses as conservation lands, conservation works, golf courses, public and private parks, recreational buildings associated with conservation lands and public parks, campgrounds, and managed forests; and, an Open Space OS4/OS5 Zone to permit conservation lands, conservation works, golf courses without structures, public and private parks without structures, cultivation or use of land for agricultural/horticultural purposes, and passive recreation uses which include hiking trails and multi-use pathways. Holding (h-108 and h-109) provisions have been requested to be applied to the R1-1/R3-1/R4-6(*) Zone proposed for Medium Density Block 14 and Future Development Block 32 to ensure these parcels are developed in conjunction with abutting lands, to the satisfaction of the City, prior to removal of the holding symbols. The City may also consider applying holding provisions in the zoning to ensure adequate provision of municipal services, that a subdivision agreement or development agreement is entered into, and to ensure completion of noise assessment reports and implementation of mitigation measures for development adjacent arterial roads. An Environmental Impact Study (EIS) report prepared by AECOM, dated March 2020, and EIS Addendum, dated March 2021, have been submitted with the application for draft plan of subdivision. The EIS reports are available for viewing by contacting the City’s Planner listed below. File: 39T-20502 / OZ-9244 Planner: L. Mottram (City Hall).
NOTICE OF APPLICATION
The following applications have been received by the City of London. The Planning and Environment Committee will be considering these applications at a future public meeting, the date and time of which will be published in the Londoner. If you have any questions or would like to provide comment, please see “Providing Comment” below.
359 Wellington Road & 657 Base Line Road East – The purpose and effect of this Official Plan & Zoning amendment is to permit a 23-storey (73m) residential development with 250 units and a maximum density of 1391 units per hectare. Possible change to Zoning By-law Z.-1 FROM an Automotive Service Station (SS1), Residential R1 (R1-6) and Bonus B-43 zone TO a Residential R9 Special Provision (R9-7(_) Zone. Requested special provisions: A exterior side yard of 0.8 metres; to permit a lot coverage of 61%, a minimum landscaped open space of 14%; to permit a bicycle parking minimum of 1.0 spaces per unit; to permit a maximum height of 72.9 metres; to permit a maximum density of 1391 uph.; and removal of the existing Bonus B-43 zone. File OZ-9719. Planner: Isaac de Ceuster
367 Springbank Drive – The purpose and effect of this zoning change is to permit a dentist office and a building expansion. Possible change to Zoning By-law Z.-1 FROM a Residential R2 (R2-2) Zone and an Office Conversion (OC4) Zone TO an Arterial Commercial Special Provision (AC2(_)) Zone. Special provisions would permit an existing reduced interior side yard setback, a reduced parking area setback, and a dwelling unit in the basement of the existing building. File: Z-9722. Planner: N. O’Brien.
PROVIDING COMMENT
Your comments on these matters are important. You may comment by phone, mail or emailing the planner assigned to the file you are interested in. Mail should be directed to: The City of London, Planning and Development, P.O. Box 5035, 300 Dufferin Ave., London, ON, N6A 4L9.
Please note: Personal information collected and recorded at the Public Participation Meeting, or through written submissions on this subject, is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13 and will be used by Members of Council and City of London staff in their consideration of this matter. The written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City's website. Video recordings of the Public Participation Meeting may also be posted to the City of London's website. Questions about this collection should be referred to Evelina Skalski, Manager, Records and Information Services 519-661-CITY(2489) ext. 5590.
If a person or public body would otherwise have an ability to appeal the decision of the Corporation of the City of London or of the Approval Authority to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the application is adopted or approved, the person or public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the proposed amendment is adopted or approved, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
ADDITIONAL INFORMATION
Opportunities to view any file materials in-person can be arranged through the file Planner. For more information about these matters, including information about appeal rights, contact Planning and Development at plandev@london.ca and/or (519) 930-3500.
*Please ensure you reference the File Number or address in all communications.
MINOR VARIANCES
The Committee of Adjustment for the City of London will be held electronically and attendance by the Committee members will be virtual on Thursday May 2, 2024, no earlier than 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. Members of the public can participate in person at City Hall 2nd floor Committee Room # 1, or via Zoom by computer, mobile device, or telephone audio. To register to participate in-person or virtually, email CoAregister@london.ca or contact Secretary - Treasurer, London Committee of Adjustment at 519-930-3500 by 4:30 p.m. the day before the committee meeting. To provide written submissions regarding the matter, email CoAsubmit@london.ca. Additional information regarding the matter being considered by the committee is available to the public for inspection by contacting the Secretary-Treasurer, London Committee of Adjustment.
1:30 p.m. – A.035/24 - 623 York Street, CON C PT LOT 12 E/S ADELAIDE. To permit an addition. To permit a minimum front yard setback of 6.0m, whereas 8.0m is required. To permit a minimum interior side yard setback of 3.3m, whereas 4.5m is required.
If you wish to be notified of a decision of the Committee of Adjustment, you must appear in person or by Counsel at the hearing and file a written request with the Secretary-Treasurer of the Committee of Adjustment. An appeal from a decision of the Committee of Adjustment to the Ontario Land Tribunal shall be filed within 20 days of making the decision. Any appeal must be filed with the Secretary-Treasurer of the Committee of Adjustment, in person at 6th Floor, City Hall, 300 Dufferin Ave., London, ON, or Mail to City of London, P.O. Box 5035, ON N6A 4L9. 519-930-3500
NOTICES
NOTICE OF INTENTION TO DESIGNATE A PROPERTY OF CULTURAL HERITAGE VALUE OR INTEREST - NOTICE IS HEREBY GIVEN that the Council of The Corporation of the City of London intends to designate the following property as a property of cultural heritage value or interest in accordance with the Ontario Heritage Act, R.S.O. 1990:
Property Description
244 Base Line Road East
Publication Date
April 11, 2024
Last Date for Objection
May 11, 2024
Description of Property
The property at 244 Base Line Road East is located at the northwest corner of Base Line Road East and Wortley Road in London’s Old South neighbourhood.
Statement of Cultural Heritage Value or Interest
The property at 244 Base Line Road East is of significant cultural heritage value or interest because of its physical or design values, and its contextual values.
Criteria 1: the house on the property at 244 Base Line Road East has design value or physical value because it is a representative example of a Tudor Revival house.
Criteria 7: the property at 244 Base Line Road East has contextual value because it is important in defining the character of the Old South neighbourhood of London.
The full statement explaining the cultural heritage value or interest and a description of the heritage attributes of the property can be seen in or obtained from the Office of the City Clerk by phoning 519-661-CITY (2489) ext. 0916 or e-mailing docservices@london.ca. Any person who objects to an intended designation must, within thirty days after the date of publication, serve on the City Clerk a notice of objection in writing, setting out the reason for the objection and all relevant facts. The Ontario Heritage Act provides that where a notice of objection has been served, the Council shall consider the objection and decide whether to proceed with designation.
DATED at London, Ontario on April 11, 2024
Michael Schulthess, City Clerk
NOTICE OF TEMPORARY CLOSURE, CITY HALL FRONT ENTRANCE – Beginning Monday, March 11, the front entrance to City Hall on Dufferin Avenue will be closed to visitors and staff while repair and rehabilitation construction work takes place. During this time, access to City Hall will be maintained and pedestrian traffic will be redirected around the building to the north entrance located off Reginald Cooper Square.
While the front entrance will be inaccessible, the front circle will be maintained for vehicle traffic with minor intermittent impacts and a reduced number of parking spaces. The accessible parking space and the accessible access ramp will continue to be in service. Access from the lower-level parking garage to the City Hall elevators will still be available.
The anticipated completion date for the construction is July 31, 2024.