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: 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 Wednesday, February 21st, 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, February 14th, 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, February 16th, 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.
1467 Wharncliffe Road South – The purpose and effect of this Official Plan and zoning change is to permit a 3.5 storey, 20-unit, residential stacked townhouse development. Possible amendment to the Southwest Area Secondary Plan to redesignate from a Commercial to Medium Density Residential Designation. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR4) zone TO a holding Residential R8 Special Provision (h-149*R8-4(_)) zone. File OZ-9680. Planner: Isaac de Ceuster.
1494 Commissioners Road West – The purpose and effect of this zoning change is to permit a 4-storey apartment building consisting of 10 dwelling units. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-8) Zone TO a Residential R8 Special Provision (R8-4(*)) & Open Space (OS5) Zones. Permitted Uses would include apartment buildings; handicapped person’s apartment buildings; stacked townhouses; lodging house class 2; senior citizens apartment buildings; continuum-of-care facilities. Special Provisions are requested to permit a minimum rear yard setback of 0.3 metres, whereas 4.5 metres is the minimum required; east Interior side yard depth of 0.3 metres, whereas 4.5 metres is the minimum required; west interior side yard depth of 1.5 metres, whereas 4.5 metres is the minimum required; lot coverage of 46.2%, whereas 40% is the maximum permitted; height of 13.5 metres, whereas 13 metres is the minimum required. File: Z-9689 Planner: B. House.
1160 Wharncliffe Road South and 234 Exeter Road; located south of Wharncliffe Road South and west of White Oak Road – The purpose and effect of this application is to consider a proposed Draft Plan of Subdivision, Official Plan Amendments and Zoning By-law Amendments to allow for a residential subdivision consisting of low-density single detached dwellings, medium density multiple attached dwellings and open space, serviced by five (5) new streets. Draft Plan of Subdivision – Consideration of proposed Draft Plan of Subdivision and amendments to allow for: 78 single detached residential lots; two (2) blocks for street townhomes three (3) medium density, multi-family residential blocks; three (3) open space blocks; four (4) reserve blocks; and, five (5) new streets (Streets A through E). Official Plan Amendment – Consideration of possible amendments to the Southwest Area Secondary Plan, including amendments to Schedule 4 to extend the Medium Density designation to Blocks 81 to 83, and designated Blocks 84 to 86 Open Space and Environmental Review. Consideration of possible amendments to The London Plan, including amendments to Map 1 to add the Green Space Place Type. Zoning By-law Amendment – Consideration of an amendment to the Z.-1 Zoning By-law to change the zoning from an Urban Reserve UR1, Environmental Review ER and Light Industrial LI1/LI7 Zone to: Residential R1 (R1-3) Zone for Lots 1 to 78 to permit single detached dwellings on lots with a minimum lot area of 365 square meters and minimum lot frontage of 12 meters; Residential R4 (R4-4) to permit street townhomes with a minimum lot size of 180 square meters for Blocks 79 and 80; Residential R6 Special Provision (R6-5(*)) Zone for Blocks 81 to 83 to permit various forms of cluster housing up to a maximum of 75 units per hectare and maximum height of 12 meters; and, Open Space (OS4) for Blocks 84 to 86 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. The City may also consider applying Holding Provisions in the zoning. File: 39T-21507/OZ-9450 Planner: A. Curtis x. 4497.
475 Wharncliffe Road South – The purpose and effect of this zoning change expand the range of uses on the subject lands. Possible change to Zoning By-law Z.-1 FROM a Restricted Service Commercial (RSC2/RSC4) Zone TO a Restrictive Service Commercial Special Provision (RSC2/RSC4(*)) Zone in order to add additional uses including Retail Stores, Bakeries, Clinics Medical/Dental, Laboratories, Private Clubs, and Restaurant (with drive-through) as additional permitted uses. Special provisions include establishing existing lot requirements including to permit a lot depth of 57m where a minimum of 60m is required, an exterior side yard setback of 7.7m where 8.0 is required, a rear yard depth of 4.2m where 7.5m is required, a lot coverage of 36% where 30% is required, a landscape open space of 0% where a minimum of 15% is required, and a parking setback from the Ultimate Road Allowance of 0.0m. File: Z-9687 Planner: B.House.
Items not to be heard before 1:30 p.m.
Gloucester Deferred Trail Segment - Medway Valley Heritage Forest Conservation Master Plan – The purpose and effect of this public meeting is for City Council to consider approving a Level 2 Trail for the Gloucester deferred trail segment to finalize the 2021 Medway Valley Heritage Forest ESA (South) Conservation Master Plan Phase II, and consider next steps to advance the resolution of the City-owned Green Acres Drive unopened highway road allowance. Ecologist Planner: E. Williamson.
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.
460 Asher Crescent (Block 231, 33M-826) – The purpose and effect of this zoning change is to increase the maximum height and density, and reduce the minimum yard depths and landscaped open space within the existing Holding Residential R6 (R6-5) Zone. The Zoning change would permit two 6-storey apartment buildings with 62 residential units each, a 5-storey apartment building with 52 residential units, and 72 townhouse residential units. Possible change to Zoning By-law Z.-1 FROM a Holding (h*h-54*h-71*h-100) Residential R4 (R4-6), Residential R5 (R5-4), and Residential R6 (R6-5) TO a Holding (h*h-54*h-71*h-100) Residential R4 (R4-6), Residential R5 (R5-4), and Residential R6 Special Provision (R6-5(_)) Zone. File: Z-9701. Planner: M. Clark.
NOTICE OF INTENT TO REMOVE A HOLDING PROVISION
City Council will consider removing the Holding Provisions as applied to the lands described below at a future Council Meeting. Council 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.
3493 Colonel Talbot Road – The Delegated Authority for the City of London intends to consider removing the h, h-100, and h-198 holding provision from the subject lands to allow a residential development. The purpose of the “h” holding provisions is to ensure the orderly development of lands and the adequate provision of municipal services, the “h” symbol shall not be deleted until the required security has been provided for the development agreement or subdivision agreement, and Council is satisfied that the conditions of the approval of the plans and drawings for a site plan, or the conditions of the approval of a draft plan of subdivision, will ensure a development agreement or subdivision agreement is executed by the applicant and the City prior to development. The purpose of the “h-100” holding provisions is to ensure there is adequate water service and appropriate access, a looped watermain system must be constructed and a second public access must be available to the satisfaction of the City Engineer, prior to the removal of the h-100 symbol. The purpose of the “h-198” holding provisions is to encourage street-oriented development and discourage noise attenuation walls along arterial roads, a development agreement shall be entered into to ensure that new development is designed and approved consistent with the Southwest Area Secondary Plan. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than February 19, 2024. File: H-9700 Planner: A. Patel.
1031 Upperpoint Avenue – The Delegated Authority for the City of London intends to consider removing the h, h-54 and h-209 holding provisions from the subject lands to allow for the residential development. The purpose of the “h” holding provision to ensure the orderly development of lands and the adequate provision of municipal services, the “h” symbol shall not be deleted until the required security has been provided for the development agreement or subdivision agreement, and Council is satisfied that the conditions of the approval of the plans and drawings for a site plan, or the conditions of the approval of a draft plan of subdivision, will ensure a development agreement or subdivision agreement is executed by the applicant and the City prior to development. The purpose of “h-54” holding provision is to ensure there are no land use conflicts between arterial roads and the proposed residential uses, the h-54 shall not be deleted until the owner agrees to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London. “h-209” is to encourage building orientation towards public streets and public spaces, a site plan shall be approved and a development agreement shall be entered into which ensures that future development of the lands complies with the urban design policies identified in the Riverbend South Secondary Plan, to the satisfaction of the City of London prior to the removal of the h-209 symbol. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than February 19, 2024. File: H-9684 Planner: A. Patel.
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 February 15, 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.009/24 - 1989 Zenia Green, PLAN 33M724 LOT 73. To permit a single-storey deck in the rear yard. To permit a single-storey deck yard encroachment of 3.7m maximum into a required rear yard, whereas 3.0m is the maximum encroachment permitted.
The Committee of Adjustment for the City of London will be held electronically and attendance by the Committee members will be virtual on Thursday February 22, 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.010/24 - 72 Fitzroy Place, PLAN 973 LOT 285. To permit a detached garage in the rear yard. To permit an accessory building lot coverage of 10.3% maximum, whereas 10% is the maximum permitted. To permit an accessory building with a west interior side yard setback of 0.9m minimum, whereas 2.6m is the minimum required. To permit an accessory building with a rear yard setback of 0.9m minimum, whereas 2.6m is the minimum required. To permit an accessory building with a maximum garage width that is 56% of the building façade width, whereas 50% of the building façade width is the maximum permitted. To permit an eaves with a maximum projection of 0.6m into the required rear yard and west interior side yard, whereas 0.5m is the maximum projection permitted.
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
NOTICES
DOWNTOWN FINANCIAL INCENTIVE PROGRAM GUIDELINES UPDATE - Office-to-Residential Conversion Grant Program (February 21, 2024 – Planning and Environment Committee – Consent Item) – The main purpose of this report is to update the Downtown Community Improvement Plan Financial Incentive Program Guidelines to introduce an Office-to-Residential (OTR) Conversion Grant Program. The Program would provide to eligible office-to-residential conversion projects a grant equal to the amount of applicable development charges based on the number of bedrooms per unit and the total number of residential units created. The report is also recommending housekeeping updates to the Program Guidelines. Planner: G. Bailey.