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. 5590, email: eskalski@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, September 10th, 2024. Standing Committee and Council Meetings are held at City Hall in Council Chambers. Participation of some Council Members and staff may 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, September 4th, 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, September 6th, 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 virtually should pre-register by contacting PPMClerks@london.ca or 519-661-2489 ext. 7100 no later than 9:00 AM on the day of the meeting.
Items not to be heard before 1:00 p.m.
2-4 Audrey Avenue & 186-188 Huron Street – The purpose and effect of this zoning change is to permit two 3-storey blocks of back-to-back townhouses with a total of 14-units. Possible change to Zoning By-law Z.-1 FROM a Residential R1 Special Provision (R1-5(3)) Zone TO a Residential R6 Special Provision (R6-5(_)) Zone. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: Z-9755 Planner: M. Hynes.
1550 and 1602 Sunningdale Road West; east of Hyde Park Road; approx. 7.13 hectares (17.62 acres) – The purpose and effect of this application is to facilitate development of one (1) medium density block with a mix of townhouse unit forms, six (6) single-detached lots, and eight (8) semi-detached dwelling lots as part of a current approved draft plan of subdivision (39T-11503). Amendments to the Zoning By-law have been requested to change the zoning of 1550 and 1602 Sunningdale Rd W from a Holding Residential R5 and R6 (h*h-53*h-54*h-100*h-144*R5-6/R6-5) Zone, a Holding Residential R5 and R6 (h*h-53*h-54*h-100*R5-6/R6-5) Zone, a Holding Residential R5 and R6 (h*h-53*h-54*h-100*h-110*R5-6/R6-5) Zone, a Holding Residential R1 (h*h-100*R1-13) Zone, and a Holding Residential R1 Special Provision (h-110*R1-10(8)) Zone to a Holding Residential R5 and R6 Special Provision (h*h-53*h-54*h-100*h-144*R5-6(_)/R6-5(_)) Zone, a Holding Residential R5 and R6 Special Provision (h*h-53*h-54*h-100*h-110*R5-6(_)/R6-5(_)) Zone, a Holding Residential R1 and R3 (h*h-100*R1-13/R3-1) Zone, and a Holding Residential R1 (h-110*R1-3) Zone. Residential R1 Zones permit low density development in the form of single-detached dwellings, Residential R3 Zones permit low to low-medium density developments such as single detached dwellings, semi-detached dwellings, and multiple-attached dwellings, Residential R5 Zones permit medium density in the form of cluster townhouses, and Residential R6 Zones permit medium density development in the form of cluster housing ranging from single detached dwellings to townhouses and apartments. The requested zoning amendment would provide for greater variability in the form of residential development provided on the site. File: Z-9764 Planner: A. Curtis x 4497.
3975 Stewart Avenue; located on the north side of Exeter Road, west of Stewart Avenue; approximately 0.73 hectares - The purpose and effect of this Application is to facilitate construction of one (1) apartment building with access from Stewart Avenue. Consideration of an amendment to the zoning by-law to change the zoning from a Holding Residential R5 and R6 Special Provision (h*h-100*h-198*R5-4(23)/R6-5(51)) Zone to a new R5 and R6 Special Provision Zone (R5-4(_)/R6-5(_)) Zone, which permits medium density residential development in the form of single-detached, semi-detached, duplex, triplex, townhouse, stacked townhouse, apartment and fourplex dwellings, as well as cluster townhouses and cluster stacked townhouses. Special provisions have been requested to address reduced setbacks, increased lot coverage, increased height, increased density, and seniors’ apartments and retirement lodges as additional uses. File: Z-9754 Planner: A. Curtis ext. 4497.
850 Highbury Avenue North – The purpose and effect of this applications would be the creation of a mixed-use plan of subdivision. The applicant has submitted an Official Plan Amendment (O-9735) to update the London Plan and London Psychiatric Hospital Secondary Plan to permit a maximum height of 30 storeys for blocks that are immediately adjacent to Oxford Street East and Highbury Avenue North. The City will also consider possible amendments to the Secondary Plan to provide flexibility in the design of public streets and bicycle routes, update the schedules of the Secondary Plan to reflect revisions to the proposed road network and block fabric, and other minor amendments to the plan to be consistent with the revised proposed Draft Plan of Subdivision for the subject lands (39T-21503). File: O-9766 Planner: M. Clark & A. Curtis (City Hall).
850 Highbury Avenue North – The purpose and effect of these applications would be the creation of a mixed-use plan of subdivision.
The applicant has submitted a revised Draft Plan of Subdivision (39T-21503) and Zoning By-Law Amendment (Z-9577). The original Notice of Application for these and the associated Combined Official Plan & Zoning By-Law Amendment (OZ-9324) was published in the Londoner on March 11, 2021. A notice of revised application for the Draft Plan of Subdivision and Zoning By-Law Amendment was published in the Londoner on May 30, 2024. The applicant has now submitted another revision to their applications:
- No changes are proposed to the previous circulated Draft Plan of Subdivision consisting of one (1) low density residential block, eight (8) medium residential density blocks, two (2) medium density residential/mixed use blocks, eight (8) high density residential/mixed use blocks, six (6) heritage blocks, one (1) institutional block, one (1) parkland block, four (4) open space / servicing blocks, one (1) stormwater management block, one (1) rail line block, one (1) future develop block one, one (1) road widening, served by the extension of Rushland Avenue, Howland Avenue, Spanner Street, and seven (7) new streets (Streets A through G).
- Possible Amendment to Zoning By-law Z.-1 To change the zoning from a Regional Facility (RF) Zone to a Holding Residential Special Provision R9 (h-100•R9-7(*)•D440•H92) Zone, Holding Residential Special Provision R9 (h-100•R9-7(*)•D560•H92) Zone, Holding Residential Special Provision R9 (h-100•R9-7(*)•D410•H92) Zone, Holding Residential Special Provision R9 (h-100•R9-7(**)•D440•H92) Zone, Holding Residential Special Provision R9 (h-100•R9-7(*)•D350•H80) Zone, Holding Residential Special Provision R9 (h-100•R9-7(*)•D350•H80) Zone, Holding Residential Special Provision R9 (h-100•h-***•R9-7(*)•D350•H80) Zone, Holding Residential Special Provision R5/R9 / Neighbourhood Facility (h-100•h-***•R5-7(**)/R9-7(***)•D150•H42/NF1) Zone, Holding Residential Special Provision R5/R9 (h-100•h-***•R5-7(**)/R9-7(***)•D150•H42) Zone, Holding Residential Special Provision R5/R8 (h-100•h-***•R5-7(*)/R8-4(*)•D100•H15) Zone, Holding Residential Special Provision R8 (h-100•h-***•R8-4(*)•D150•H22) Zone, Holding Residential Special Provision R8 (h-100•h-***•R8-4(**)•D100•H15) Zone, Holding Business District Commercial / Community Facility / Heritage (h-100•BDC/CF2/CF3/HER) Zone, Holding Business District Commercial / Community Facility / Heritage (h-100•h-***•BDC/CF2/CF3/HER) Zone, Holding Neighbourhood Facility/Open Space (h-***•OS1/NF1) Zone, and Open Space (OS1) Zone.
Key revisions to the previously circulated applications include:
- Key changes to the previously circulated proposed zoning include increasing the maximum permitted heights from 42m (12 storeys), 54m (16 storeys), and 75m (22 storeys) to 80m (25 storeys) and 92m (30 storeys) on blocks fronting Highbury Avenue North and Oxford. The maximum permitted densities on these blocks are also proposed to be increased from 250, 300, and 320 units per hectare to 350, 410, 440 and 560 units per hectare.
- The previously proposed R9-7 special provision zone requested for medium density residential blocks in the southeast portion of the plan, has been replaced with an R8-4 special provision zone with similar height and density special provisions.
- A new holding provision h-*** is proposed by the applicant which would require further study and implementation of noise and vibration mitigation measure before development on the impacted blocks to the satisfaction of the City.
- No changes are proposed to the revised Draft Plan of Subdivision previously circulated on May 30, 2024.
The City is also considering the following amendments:
- Alternative residential zones which reflect the long-term development vision of the subject lands;
- Special Provisions in zoning to implement the urban design requirements and considerations of the London Psychiatric Hospital Secondary Plan; and
- Adding holding provisions for the following: land use compatibility, urban design, water looping, municipal services, and phasing.
A new application for an Official Plan Amendment has also been submitted (File: O-9766) to amend the London Plan and London Psychiatric Hospital Secondary Plan to permit the heights proposed in the revised Zoning By-Law Amendment. File: 39T-21503/Z-9577. Planner: M. Clark & A. Curtis (City Hall).
80-82 Base Line Road West – The purpose and effect of this zoning change is to permit an 8-storey, 77-unit apartment development. Possible change to Zoning By-law Z.-1 from a Residential R9 (R9-7*H45) Zone to a Residential R9 Special Provision (R9-7(_)) Zone. File: Z-9750. Planner: I. de Ceuster ext. 3835.
1338, 1352, 1376, & 1388 Sunningdale Rd E – The purpose and effect of this zoning change is to permit the development of 96, 2-storey townhouses or other residential uses. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-14), Urban Reserve (UR3), and holding Urban Reserve (h-2.UR3) Zone on a portion of the lands TO a compound Residential R5 Special Provision, Residential R6 Special Provision, Residential R7 Special Provision (R5-4( )R6-5( ), R7*H22*D100) Zone which would permit cluster townhouse dwellings; cluster stacked townhouse dwelling; single detached dwellings; semi-detached dwellings; duplex dwellings; triplex dwellings; townhouse dwellings; stacked townhouse dwellings; apartment buildings; fourplex dwellings: senior citizen apartment buildings; handicapped persons apartment buildings; nursing homes; retirement lodges; continuum-of-care facilities; and emergency care establishments. Special provisions are for a reduced front yard setback to 4.5m and density of 100 units per hectare. The Open Space OS5 Special Provision (OS5( )) Zone is proposed to be applied to the 30m buffer area of land within the proposed development separating the natural heritage area with an Open Space (OS5) Zone proposed on the natural heritage lands. City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9740. Planner: A. Riley ext. 4579.
Items not to be heard before 1:30 p.m.
REVISED City-Wide – Official Plan Review – Heights, Transit Village, Major Shopping Areas - The purpose and effect of this Official Plan and Zoning amendment is to: amend minimum and maximum building heights; remove the “standard maximum” heights; amend the policies of the Transit Village Place Type to permit and add Transit Villages at the Oxford-Richmond intersection, and surrounding 100 Kellogg Lane; amend the zoning to exempt new Transit Villages from minimum parking standards (4.19); and create and identify Major Shopping Areas in policy and on Map 1 – Place Types. Proposed Official Plan amendments: 1) Amend Policies: 95_, 98_, Figure 5, Figure 14, Figure 20, 127_, 128_, 129_, 130_, 816_, 817_, 820_,844_,875_, 876_, 877_, 878_, 881_, 910_, 921_,1018_, 1021_, 1086_, 1132A_, 1638_, 1639_, 1640_, 1641_, 1795_, Table 8, Table 9, table 10, Table 11, Map 1 – Place Types, and Map 7 – Specific Policy Areas. These amendments to The London Plan would permit increased heights within primarily urban Place Types (Heights); 2) Amend Policies: 95_; 98_; 816_; 817_; 844_ 2.; 849_ 1.; 849A_ 2.; 864E_; 994_; 1018_; 1021_; 1025_; 1063A; 1132A_; 1716_ 9.; Figure 5 - Downtown, Transit Villages and Rapid Transit Corridors; Figure 20 - City Structure Composite; Map 1 - Place Types; Map 7 - Specific Policy Areas; Map 10 - Protected Major Transit Station Areas; and Appendix 1 - Maps. These amendments to The London Plan would permit additional Transit Villages, and add a new Transit Village Place Type at Oxford-Richmond while amending policies to provide consistency for the Transit Village Place Type at 100 Kellogg Lane (Transit Village); Amend Policies 86_, 90_, 95_, 126_, 129_, 270_, 363_, 510_, 874_, 875_, 876_, 877_, 878_, 881_ by adding policies related to Major Shopping Areas. Amend Map 1 – Place Types by adding Major Shopping Area to the legend, and adding new Major Shopping Areas to the maps (Major Shopping Area). Possible amendment to Z.-1 Zoning By-law Figure 4.19 to add the proposed Transit Villages to the Areas Exempt from Minimum Parking Standards in consistency with other Transit Village Place Types. The city may also consider additional amendments to the London Plan, and additional special provisions as part of this amendment. File: O-9752 (Heights), OZ 9726 & OZ-9727 (Transit Village) Planner: S. Filson. File: O-9753 (Major Shopping Area) Planner: S. Baldwin.
Items not to be heard before 2:00 p.m.
Protected Major Transit Station Area Zoning Amendment – The purpose and effect of this Official Plan and zoning change is to permit mixed-use buildings (office and other commercial uses on ground floor, with residential uses such as apartment buildings, emergency care establishments, group home type 2, handicapped persons apartment buildings, lodging house class 2, and senior citizen apartment buildings above), high-rise (over 8 storeys) residential apartments, and maximum heights of 20 and 45 storeys (Downtown), 15 and 30 storeys (Transit Villages), and 15 and 25 storeys (Rapid Transit Corridors). Possible amendment to the Official Plan to policies 802_1, 803C, 813_1, 815C, 839, 840_5, 840_6, 847_1, 847_2, 860C, Table 8, and Table 9, Map 3, and Map 10. Possible change to Zoning By-law Z.-1 by adding a new Section 52: Transit Station Area Zone. The City may also contemplate alternative zoning such as a different base zones, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: OZ-9749 Planner: K. Killen, R. Lightfoot, M. Hynes.
NOTICE OF REVISED APPLICATION
The following applications were received and advertised on a previous date in The Londoner and have since been REVISED. 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.
1856-1870 Oxford Street West – The purpose and effect of this Official Plan and Zoning change is to permit a mixed-use development with a commercial podium consisting of 840m2 of ground floor commercial uses and two 10 & 11 storey residential towers consisting of 223 residential units. Possible amendment to The London Plan to ADD a Specific Area Policy to permit a mixed-use development with 840m2 of ground floor commercial along with two 10 & 11 storey residential towers within the Neighbourhood Place Type. Possible change to Zoning By-law Z.-1 FROM a Commercial Shopping Area Special Provision (CSA5(6)) Zone TO a Commercial Shopping Area Special Provision (CSA5( )) Zone. Special provisions would permit a mixed-use development with apartment buildings an additional use a; permit a minimum front and exterior side yard setback of 0.0 metres as permitted under the current zone; permit a height of 40.0 metres whereas 12.0 metres is required; minimum long term bicycle parking spaces of 0.45 spaces per unit whereas 0.9 spaces per unit are required; a maximum of 223 residential units; a maximum of 840m2 commercial; and to permit stand-alone buildings that do not form part of a shopping centre as permitted under the current zone. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: O-9484/Z-9485. Planner: Alanna Riley.h
3849 Campbell Street North, located west of Bostwick Road and north of the intersection of Bakervilla Steet and Savoy Street; approx. 4.3 hectares (10.6 acres) – The purpose and effect of this revised application is to consider a proposed draft plan of subdivision and zoning amendment to allow a residential subdivision consisting of multiple-attached dwellings to be served by one (1) public street. The applicant has revised the applications to combine several separate multi-family blocks into one, and convert the possible extension of Savoy Street into a cul-de-sac. Draft Plan of Subdivision – Consideration of a Draft Plan of Subdivision consisting of one (1) multi-family residential block to be served by one (1) public road. Zoning By-law Amendment - Consideration of an amendment to the zoning by-law to change the zoning from an Urban Reserve UR4 Zone to a Residential R5/R6 (R5-4/R6-5) Zone for the west portion of Block 1, Residential R5/R6/R8/R9 (R5-4(*)/R6-5(*)/R8-4(*)•D100•H32/R9-3(*)•H32) Zone on the majority of Bock 1. The Residential (R5-4/R6-5) Zone on the western portion of the subject lands would permit a range of residential uses including cluster housing including single- and semi-detached dwellings, townhouse dwellings and apartment buildings with a maximum height of four (4) storeys. The Residential R5/R6/R8/R9 (R5-4(*)/R6-5(*)/R8-4(*)/R9-3(*)) Zone on the central and eastern portion of the subject lands would permit a range of housing in cluster formats including single- and semi-detached dwellings, townhouse dwellings and apartment buildings with a maximum height of nine (9) storeys. 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. File: 39T-23502 / Z-9614. Planner: M. Clark (City Hall).
NOTICE OF INTENT TO REMOVE A HOLDING PROVISION
The Approval Authority will consider removing the Holding Provisions as applied to the lands described below at a future Council Meeting. The Approval Authority will not hear representations from the public on these matters. If you have any questions or comments about this matter, please call the planner identified below.
1195 Riverbend Road – The Delegated Authority for the City of London intends to consider removing the ‘h’ holding provision from the subject lands. The purpose of the ‘h’ provision is to ensure that the orderly development of the lands and the adequate provision of municipal services. The Delegated Authority will consider removing the holding provision as it applies to these lands no earlier than September 13, 2024. File: H-9769. Planner: S. Wise ext. 5887.
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 Bridgette Somers, 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.
*Please see the Planning Act for updated appeal requirements.
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.