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 Monday, September 18, 2023. 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, September 13, 2023. 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 15, 2023, 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 4:00 p.m.
1208 Fanshawe Park Road East – The purpose and effect of this zoning change is to permit the development of two stacked townhouse buildings with a height of 3.5 storeys, and a total of 26 residential units. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-14) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone, which would permit cluster townhouse dwellings and cluster stacked townhouse dwellings. The proposed special provisions would also permit a reduced minimum front yard depth of 3.0m, whereas 6.0m is required; a reduced rear yard depth of 5.0m, whereas 6.0m is required; an increased maximum density of 74 units per hectare (uph), whereas 60uph is permitted; d that no below grade units shall be permitted fronting Fanshawe Park Road East; and a maximum height of 12.0 metres (up to 4 storeys). 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-9539 Planner: N. Pasato.
Request to Demolish Heritage Listed Property at 1588 Clarke Road – A request has been received to demolish the heritage listed property at 1588 Clarke Road. Contact: L.E. Dent, Heritage Planner, ext. 0267.
Request to Remove the Property at 176 Piccadilly Street from the Register of Cultural Heritage Resources – A request has been received to remove the heritage listed property at 176 Piccadilly Street from the Register of Cultural Heritage Resources. Contact: K Mitchener, Heritage Planner, ext. 7459.
1364-1408 Hyde Park Road – The purpose and effect of this Official Plan and zoning change is to establish zoning which permits 140 apartments and 17 townhouse units. Possible amendment to the Official Plan to permit 7-stories on a portion of the subject lands. Possible change to Zoning By-law Z.-1 FROM a UR3 TO a R9-7(_), OS1 and OS5 Zones to permit 140 apartments, 17 townhouses, parkland and a stream corridor. File: OZ-9635 Planner: L. Maitland.
3234-3274 Wonderland Road South – The purpose and effect of this zoning change is to permit an automobile sales and service establishment on the lot. Possible change to Zoning By-law Z.-1 FROM an Associated Shopping Area Commercial Special Provision (ASA8(17)) Zone, which permits a range of large-scale retail, office, automotive and community facility uses and a holding Light Industrial (h-17.LI1/LI7) Zone which permits a large range of light industrial uses TO an Associated Shopping Area Commercial Special Provision (ASA8(_)) Zone. A special provision would permit add the automobile sales and service establishment use as a permitted use. The City may also consider the use of additional special provisions, or additional zoning amendments as part of this application. File: Z-9618 Planner: A. Riley.
3030 Singleton Avenue – The purpose and effect of this zoning change is to permit a school on the property integrated with the continuum-of-care facility. Possible change to Zoning By-law Z.-1 FROM a Residential R5-5/R6-5/R7*D100*H30 Zone TO a Residential R5-5/R6-5/R7(_)*D100*H30 Zone. Special provisions would set maximum gross floor area (GFA) of School use at 600 square metres. File: Z-9640 Planner: N. O’Brien.
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.
323 Oxford Street West, 92 & 825 Proudfoot Lane, located on the north side of Oxford Street West, east of Proudfoot Lane; approx. 36.9 hectares (91.2 acres) - The purpose and effect of this application is to consider a proposed revised draft plan of subdivision, and zoning amendments to allow a residential subdivision consisting of medium density cluster dwellings, street townhouse dwellings, apartment buildings, parks, open spaces, and multi-use pathways, served by four (4) local streets. Draft Plan of Subdivision – Consideration of a proposed draft plan of subdivision consisting of three (3) medium density residential blocks; five (5) high density blocks; two (2) park blocks; one (1) road reserve block; two (2) open space buffers; and four (4) open space blocks; serviced by four (4) local streets (Streets A, B, Beaverbrook Avenue, and Westfield Drive). Zoning By-law Amendment - Consideration of an amendment to the zoning by-law to change the zoning from an Holding Residential R5/R6/R7/R8 (h-1/R5-3/R6-5/R7/D75/H13/R8-4), Residential R5/R6/R7/R8, Neighbourhood Facility (R5-3/R6-5/R7/D75/H13R8-4/NF1), Holding Residential R8 (h-1/R8-4), Holding Residential Special Provision R8 (h-1/R8-4(9)), Residential R9 (R9-7/H40), Residential R9 (R9-7/H46) Holding Residential Special Provision R9 (h-1/R9-3(8)/H22), Open Space (OS1), and Open Space (OS4) Zones to a Holding Residential R5 Special Provision (h-1/h-80/h-100/R5-7(**)/D75/H13) Zone - to permit such uses as townhouses and stacked townhouses up to a maximum density of 60 units per hectare and maximum height of 12 metres, together with a special provision for additional permitted use(s): cluster stacked townhouse dwelling; with building setbacks, front and rear yard 3.0 metres, exterior and interior side yard 1.5 metres, Density of 75 units/ha, height 13.0 metres (maximum), (4 storeys), coverage 45% maximum and landscape open space 30% minimum; Holding Residential R9 Special Provision/Neighbourhood Shopping Area (h-1/h-80/h-100/R9-7(**)/D305/H75/NSA3) Zone - to permit apartment buildings, lodging house class 2, senior citizen apartment buildings, handicapped person’s apartment buildings, and continuum-of-care facilities together with a special provision for additional permitted uses: cluster stacked townhouse dwelling, cluster townhouses, and uses permitted within the NSA3 Zone variation, building setbacks for apartments, south property Line (Oxford Street West) 6.0 metres maximum / 0.0 metres minimum, west property line (Beaverbrook Avenue) 6.0 metres maximum / 3.0 metres minimum, north property line (Westfield Drive) 6.0 metres maximum / 3.0 metres minimum, east property line 6.0 metres, density maximum of 305 units/ha, height (maximum) 75.0 metres (16 storeys), for towers with frontage on Oxford Street West: from established grade along Oxford Street West 72.0 metres (22 storeys), from established grade in development block 78.0 metres (24 storeys), for towers with frontage on Westfield Drive 46.0 metres (14 storeys), for towers internal to the development block 59.0 metres (18 storeys), building step back after 4th storey 3.0 metres minimum, maximum point tower floorplate 1,000m2 for towers with frontage on Oxford Street West, Tower Separation 25.0 metres minimum, coverage 45% maximum and a landscape open space 30% minimum. The NSA Zone the NSA Zone provides for and regulates a range of neighbourhood-scale retail, personal service and office uses which are primarily intended to provide for the convenience shopping and service needs of nearby residents; Holding Residential R9 Special Provision (h-1/h-80/h-100/R9-7(**)/D242/H46) Zone - to permit apartment buildings, lodging house class 2, senior citizen apartment buildings, handicapped person’s apartment buildings, and continuum-of-care facilities, together with a special provision for additional permitted uses: cluster stacked townhouse dwelling and cluster townhouses, building setbacks, front yard 6.0 metres maximum and 0.0 metres minimum, exterior side yard 6.0 metres and 3.0 metres minimum, north property line 3.0 metres, east property line 6.0 metres, density maximum of 242 units/ha, height (maximum) 46.0 metres (14 storeys), built form percentage along streetscape 50% minimum, building stepback after 4th storey 3.0 metres minimum, tower separation 25.0 metres minimum, coverage 45% maximum and landscape open space 30% minimum; Holding Residential R9 Special Provision (h-1/h-80/h-100/R9-7(**)/D230/H20) Zone - to permit apartment buildings, lodging house class 2, senior citizen apartment buildings, handicapped person’s apartment buildings, and continuum-of-care facilities, together with a special provision for additional permitted uses: cluster stacked townhouse dwelling; cluster townhouses; together with a special provision for additional permitted uses: cluster stacked townhouse dwelling and cluster townhouses; setbacks for apartment buildings, front yard 6.0 metres maximum/3.0 metres minimum, exterior side yard 6.0 metres maximum/3.0 metres minimum, interior side yard 5.0 metres and rear yard 5.0 meters; setbacks for townhouse dwellings, front yard 3.0 metres maximum, exterior side yard 3.0 metres, interior side yard 1.5 metres and rear yard 3.0 metres, density maximum of 230 units/ha, height 20.0 metres (maximum), (6 storeys), built form percentage along streetscape 50% minimum, coverage 45% maximum and landscape open space 30% minimum; Holding Residential R9 Special Provision/Neighbourhood Facility (h-1/R9-7(**)/D240/H40/NF) – to permit apartment buildings, lodging house class 2, senior citizen apartment buildings, handicapped person’s apartment buildings, and continuum-of-care facilities, together with a special provision for additional permitted uses: cluster stacked townhouse dwelling and cluster townhouses; setbacks for apartment buildings, front yard 6.0 metres maximum/3.0 metres minimum, exterior side yard 6.0 metres maximum/3.0 metres minimum east interior side and interior side yard 6.0 metres maximum and south property line 6.0 meters maximum; setbacks for townhouse dwellings, front yard 3.0 metres maximum, exterior side yard 3.0 metres maximum, interior side 1.5 metres maximum and rear yard 3.0 metres maximum, density maximum of 240 units/ha, height 40.0 metres (maximum), (13 storeys), built form percentage along streetscape 50% minimum, building stepback after 4th storey 3.0 metres minimum, tower separation 25.0 metres minimum, coverage 45% maximum and landscape open space 30% minimum. The Neighbourhood Facility zone provides for and regulates public and private facility uses which primarily serve a neighbourhood function. They include small to medium scale uses which have minimal impact on surrounding land uses and may be appropriate adjacent to or within residential neighbourhoods. The NF Zone variation permits the lowest impact uses permitted in the zone and typically uses are developed independently. The following are permitted uses in the NF Zone variation, places of worship, elementary schools and day care centres; Holding Residential R9 Special Provision (h-1/h-80/h-100/R9-7(**)/D200) - to permit apartment buildings, handicapped person’s apartment buildings, lodging house class 2, stacked townhousing, senior citizen apartment buildings, emergency care establishments, continuum-of-care facilities and maximum height of 16 metres, together with a special provision for additional permitted uses: cluster stacked townhouse dwelling setbacks for apartment buildings, front yard 6.0 metres maximum/3.0 metres minimum, north property line 30.0 meters; setbacks for townhouse dwellings, front yard 3.0 metres maximum, west property line 5.0 metres maximum, north property line 3.0 metres, density maximum of 200 units/ha, height 13.0 metres (4 storeys) within 72 metres of the west property boundary; otherwise 40.0 metres (maximum), (12 storeys), building stepback after 4th storey 3.0 metres minimum, tower separation 25.0 metres minimum, built form percentage along streetscape 50% minimum, coverage 45% maximum and landscape open space 30% minimum; 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, - OS5 Zone - to permit conservation lands, conservation works, passive recreation uses which include hiking trails and multi-use pathways, and managed woodlots. 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 MTE Consultants, dated February 28, 2023, has been submitted with the application for draft plan of subdivision. The EIS report is available for viewing by contacting the City’s Planner listed below. File: 39T-21505 / Z-9416 Planner: S. Meksula (City Hall).
135 Villagewalk Boulevard– The purpose and effect of this zoning change is for the development of Phase 2 of the subject lands to permit nine buildings consisting of two, single storey commercial buildings, a three storey commercial/office building, a two storey commercial/office building, a 10 storey mixed-use (residential/commercial) building, two 3.5 storey, stacked townhouse buildings, a mixed-use building (residential/commercial) comprised of two 10 storey towers, and a single storey commercial unit. 980 parking spaces, including 506 underground spaces and 15 barrier free spaces are proposed to accommodate this phase 2 development. Possible change to Zoning By-law Z.-1 FROM a Holding Business District Commercial Special Provision (h-5*h-99*BDC(25)) Zone, which permits a variety of community-oriented service/retail uses, office uses and apartment buildings (with other permitted uses). TO a Business District Commercial Special Provision (BDC(25)) Zone. Special provisions proposed to be amended are as follows: to permit apartment buildings and stacked townhouses as additional permitted uses, a maximum density of 125 units per hectare maximum, a maximum height of 40 metres for apartment buildings, a maximum height of 16 metres, a maximum gross floor area of 5,000 m2 for individual office uses, drive-through facilities for all uses, all uses on first floor of apartment buildings and offices and personal service establishments on the first floor of stacked townhouse dwellings. The City may also consider the use of additional special provisions, or additional zoning amendments as part of this application. File: Z-9644 Planner: A. Riley.
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.
3317 White Oak Road – The purpose and effect of this zoning change to rezone the subject lands to permit a range of light industrial activities on the site. The intended light industrial uses are to be in keeping with the permissions of the Light Industrial place type of the City of London Official Plan (The London Plan) and the Industrial designation of the City’s Southwest Area Secondary Plan. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR4) Zone TO a Light Industrial (LI6/LI7/LI10) Zone. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: Z-9645 Planner: B. House.
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 September 21, 2023, commencing at 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. The Applicant and/or Authorized Agent, and 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. Those who wish to attend the public hearing, or to provide written submissions regarding the matter should contact the Secretary - Treasurer, London Committee of Adjustment at CoAregister@london.ca or 519-930-3500 by 4:30 p.m. the day before the committee meeting. 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.107/23 - 100 Villagewalk Boulevard, PLAN 33M633 BLK 91. To permit apartment buildings. To permit a maximum exterior side yard setback of 13.7m for the first and second storey whereas 6.4m is the maximum permitted. (Building 2). To permit a maximum exterior side yard setback of 15.2m for the third storey and above whereas 11.1m is the maximum permitted. (Building 2).
1:30 p.m. – A.108/23 - 400 Scenic Drive, PLAN 836 PT LOTS 5,6,7. To construct an addition to an existing 2-storey apartment building. To permit a maximum density of 78 units per hectare whereas 75 units per hectare is the maximum permitted. To permit the expansion of a non-conforming front yard setback of 6.4 metres whereas 7.0 metres is the minimum required.
1:30 p.m. – A.109/23 - 1076 Gainsborough Road, LONDON CON 3 PT LOT 25 REG. To permit an apartment building. To permit a density of 91 units per hectare whereas 90 units per hectare is the maximum permitted. To permit 54 parking spaces whereas 55 minimum are required. To permit 24 long-term bicycle parking spaces whereas 30 minimum are 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. 519-661-2489 ext. 4988