PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually using Zoom online or by attending in person. 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.
Notice of Collection of Personal Information – personal information 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 consideration of these matters.
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 Manager, Records and Information Services, 519-661-CITY (2489) ext. 5590.
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.
3680 & 3700 Colonel Talbot Road; east side, north of Royal Magnolia Avenue (approx. 31 hectares) – The purpose and effect of this application is to consider revisions to a proposed draft plan of subdivision, together with Official Plan and Zoning amendments to allow a residential subdivision consisting of single detached dwellings, cluster townhouses, street townhouses, low-rise apartments, mid to high-rise apartments, parkland, and open space; served by six (6) public streets. Draft Plan of Subdivision – Consideration of a revised Draft Plan of Subdivision consisting of seven (7) low density residential blocks with an estimated yield of 173 single detached dwelling units; one (1) street townhouse block with an estimated yield of 15 dwelling units; five (5) cluster townhouse blocks with an estimated yield of 492 dwelling units; three (3) apartment building blocks with an estimated yield of 288 units; one (1) residential/commercial mixed-use block with an estimated yield of 220 units; one (1) park block; three (3) open space blocks; three (3) walkway blocks; four (4) stormwater management (SWM) blocks; one (1) sanitary sewer easement block; five (5) 0.3 metre reserve blocks; served by the extensions of Campbell Street North and Big Leaf Trail, and four (4) new streets (Streets N, O, P & Q). Official Plan Amendment – Consideration of possible amendments to The London Plan to refine the Green Space Place Type to include those lands within the Neighbourhoods Place Type that are to form part of the natural corridor, SWM facilities, walkways and parkland. Additionally, revisions to Maps 5 and 6 may be required to reflect findings of the Environmental Impact Study (EIS). Consideration of possible amendments to the Southwest Area Secondary Plan (SWAP) to redesignate portions of the subject lands Low Density Residential, Medium Density Residential, Neighborhood Central Activity Node (overlay), Open Space and Environmental Review to align with the proposed Draft Plan of Subdivision. Zoning By-law Amendment – Consideration of an amendment to the Z.-1 Zoning By-law to change the zoning from Urban Reserve (UR4), Neighbourhood Facility (NF) and Open Space (OS4) to the following zones: Blocks 1 to 7 – a Residential R1 Special Provision (R1-3(_)) Zone to permit single detached dwellings on lots with a minimum lot area of 300 m² and minimum lot frontage of 10.0 m; together with a special provision for a minimum 1.2 m interior side yard setback, 45% maximum lot coverage, minimum front yard setback of 3.0 m to main dwelling and 6.0 m to garage. Garages shall not project beyond the façade of the dwelling or façade (front face) of any porch, whichever is closer to the front lot line, and shall not occupy more than 50% of lot frontage. Blocks 1 to 7 and Block 9 - a Residential R2 Special Provision (R2-1(_)) Zone to permit such uses as single detached, semi-detached and duplex dwellings; together with a special provision for a minimum 1.2 m interior side yard setback, 45% maximum lot coverage, minimum front yard setback of 3.0 m to main dwelling and 6.0 m to garage. Garages shall not project beyond the façade of the dwelling or façade (front face) of any porch, whichever is closer to the front lot line, and shall not occupy more than 50% of lot frontage. The requested special provision would also permit one unit of a semi-detached dwelling to have a minimum lot frontage of 7.0 metres and minimum lot area of 210 m². Block 9 – a Residential R4 Special Provision (R4-6(_)) Zone to permit street townhouse dwellings; together with a special provision for a minimum lot frontage of 7.0 m per unit, a maximum driveway width of 3.5 m per unit, as well as the minimum front yard setback, interior side yard setback, and garage-related regulations of the proposed R1-3(_) Zone. Blocks 12 to 15, 17 to 20 and 22 – a Residential R6 Special Provision (R6-5(_)) Zone to permit cluster housing in the form of single detached dwellings, semi-detached dwellings, duplexes, triplexes, fourplexes, townhouses, stacked townhouses, and apartments. A special provision R6-5(_) zone variation is proposed for Blocks 12 to 15 and Block 17 to permit a maximum density of 75 units/ha and a maximum building height of four (4) storeys. A second special provision R6-5(*) zone variation is proposed for Blocks 18, 19 and 22 to permit a maximum building height of nine (9) storeys and a maximum density of 120 units/ha. A third special provision R6-5 (**) zone variation is proposed for Block 20 to permit a maximum building height of six (6) storeys and a maximum density of 120 units/ha. Additionally, all R6-5 Zone variations would include special provisions permitting the minimum front yard and exterior side yard setbacks and garage-related regulations of the proposed R1-3(_) Zone. Blocks 12 to 15, 17 to 20 and 22 – a Residential R8 Special Provision (R8-4(_)) Zone to permit such uses as low rise apartment buildings, stacked townhouses, and senior citizen apartment buildings. A special provision R8-4(_) zone variation is proposed for Blocks 12 to 15 and Block 17 to permit a maximum building height of six (6) storeys and a maximum density of 75 units/ha. A second special provision R8-4(*) zone variation is proposed for Blocks 18 to 20 and Block 22 to permit a maximum building height of six (6) storeys and a maximum density of 120 units/ha. Both R8-4(_) and R8-4(*) Zone variations would include the minimum front and exterior side yard, interior side yard, and garage-related regulations of the proposed R1-3(_) Zone. Blocks 18, 19 and 22 – a Residential R9 Special Provision (R9-3(_)*H32*D120)) Zone to permit apartment buildings; together with a special provision for a maximum building height of 32 m or nine (9) storeys, a maximum density of 120 units/ha, and minimum front yard and exterior side yard setback of 1.0 m. Blocks 20 and 22 - a Convenience Commercial Special Provision (CC6(_)) Zone to permit a range of uses such as convenience stores, food stores, pharmacies, and restaurants (eat-in or take-out) all without drive-through facilities; medical/dental offices; and dwelling units, together with any other permitted uses. A special provision is proposed to permit single use buildings, restrict dwelling units to the second floor and above, and apply the regulations of the R8-4(*) zone if dwelling units are included in the building. Blocks 23 & 76 – Open Space (OS1) Zone to permit such uses as conservation lands, conservation works, golf courses, public and private parks, and recreational buildings associated with conservation lands and public parks. Blocks 69 to 75 - Open Space (OS4) Zone to permit such uses as conservation lands, conservation works, golf courses without structures, public and private parks without structures, and sports fields without structures. Blocks 24 to 26 - Open Space (OS5) Zone to permit such uses as conservation lands, conservation works, passive recreation uses which include hiking trails and multi-use pathways, and managed woodlands. A Focused Environmental Impact Study - 3680 and 3700 Colonel Talbot Road (EIS) report prepared by MTE Consultants Inc., dated December 12, 2023, was submitted with the application for draft plan of subdivision. The EIS report is available for viewing by contacting the City’s Planner listed below. These lands are the subject of an Application for Approval of Draft Plan of Subdivision. File No: 39T-24501/OZ-25013. Planners: L. Mottram and A. Patel.
1398 Wellington Road – The purpose and effect of this amendment is to add a broader range of commercial uses permitted under the Associated Shopping Area Commercial (ASA1/ASA3/ASA6) and to permit 103 parking spaces for all permitted uses. Possible change to Zoning By-law Z.-1 FROM a Restricted Service Commercial/ Light Industrial (RSC2/LI1) Zone TO a Restricted Service Commercial/ Light Industrial/ Associated Shopping Area Commercial Special Provision (RSC2/LI1/ASA1(_)) Zone. The existing range of permitted uses would continue to apply to the site. The City may also contemplate alternative zoning such as 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-25015. Planner: M. Hynes.
825 Wharncliffe Rd S – The purpose and effect of this zoning change is to permit an animal hospital with nine (9) off-street parking spaces. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Convenience Commercial Special Provision (CC4( ) Zone with special provisions to implement the proposed use. 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: Z-25021 Planner: A. Riley.
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.
2840 Buroak Drive – The Delegated Authority for the City of London intends to consider removing the h-8 and h-125 holding provision from the subject lands. The purpose of the “h-8” provision is to ensure that the orderly development of lands and the adequate provision of municipal services, the “h-8” symbol shall not be deleted until appropriate servicing arrangements are provided to the satisfaction of the City. The purpose of the “h-125” provision 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-125” symbol. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than March 3, 2025. File: H-25020 Planner: Brent 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 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.
MINOR VARIANCES
The Committee of Adjustment for the City of London will be held both electronically and in person; attendance by the Committee members will be virtual on Thursday February 27, 2025, 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-25011 - 1341 Bush Hill Link, PLAN 33M819 LOT 93. To permit a single detached dwelling. To permit a maximum residential garage width of 74% of the lot frontage, whereas 53% is the maximum permitted. To permit an access driveway within a sight triangle, whereas an access driveway may not be permitted within a sight triangle.
1:30 p.m. – A-25012 - 1121 The Parkway, PLAN 674 PT LOT 4 PT LOT 5. To permit an addition to the existing single-detached dwelling. To permit four (4) parking spaces, whereas five (5) parking spaces are required. To permit a maximum garage width of 52%, whereas 50% is the maximum permitted. To permit a yard encroachment (air conditioning unit) with a setback of 0.5m, whereas 0.9m is the minimum required. REQUEST: To permit a private garage front yard setback of 7.9m. To permit a rear yard depth of 12.2% (4.0m). To permit a maximum floor area ratio of 70%. 4. To permit a floor area of 480.9m².
CONSENTS
The London Consent Authority will be considering the following application for consent. Comments Due February 27, 2025.
B–25008 - 21 Norlan Avenue, CON A PT LOT 8 PLAN 285 PT LOT 39 RP 33R8706 PARTS 1 & 2. Permission to sever a lot with a lot area of approximately 713m², and lot frontage of approximately 18m for the purpose of the existing residential use and to retain a lot with a lot area of approximately 11,942m², and a lot frontage of approximately 189m for the continued agricultural use. Planner: A. Nair.
If a person or public body that files an appeal of a decision of the City of London Consent Authority in respect of the proposed consent does not make written submissions to the Consent Authority, before it gives or refuses to give a provisional consent, the Ontario Land Tribunal (OLT) may dismiss the appeal. If you wish to be notified of the decision of the Consent Authority in respect of the proposed consent you must make a written submission to the City of London Consent Authority, 300 Dufferin Avenue, 6th Floor, London, Ontario, N6A 4L9, or by email to CoAsubmit@london.ca. Additional information on these applications is available at the City of London Business Hub, 2nd Floor, City Hall, 300 Dufferin Avenue, London, Ontario, or by emailing CoAsubmit@london.ca or calling 519-930-3500.
NOTICES
NOTICE TO OWNERS OF HERITAGE DESIGNATED PROPERTIES – Heritage property owners are reminded to contact a Heritage Planner when considering changes to their property. Heritage Alteration Permit approval may be required to make changes to an individually designated property, or a property located within one of London’s seven Heritage Conservation Districts. There is no fee for a Heritage Alteration Permit. Please contact one of the City’s Heritage Planners, Planning and Development (519-930-3500, heritage@london.ca).
LONDON ENDOWMENT FOR HERITAGE FUND – The London Endowment for Heritage Fund, administered by the London Community Foundation, is accepting applications for grants. Grants are available for Archaeological Heritage, Architectural Heritage, Cultural Landscapes, Movable Heritage, and Natural Heritage. The deadline for grant applications is March 25, 2025. Applications are available through the London Community Foundation (www.lcf.on.ca).
NOTICE OF APPLICATION FOR APPROVAL TO EXPROPRIATE LAND – Expropriations Act, R.S.O. 1990, Chapter E.26 – IN THE MATTER OF an application by The Corporation of the City of London for approval to expropriate lands listed below in the City of London, County of Middlesex, for the purpose of the Wellington Gateway Project.
NOTICE IS HEREBY GIVEN that application has been made for approval to expropriate the following lands described as follows:
Fee Simple:
98 Wellington Road: Part of Lot 25, Broken Front Concession, Geographic Township of Westminster, City of London, County of Middlesex, as in Instrument No. 498775, being all of PIN 08357-0088 (LT)
118 Wellington Road: Part of Lot 3, Plan 312 (4th), City of London, County of Middlesex, as in Instrument No. 824468, being all of PIN 08357-0092 (LT)
120 Wellington Road:Part of Lots 3 and 4, Plan 312 (4th), City of London, County of Middlesex, as in Instrument No. 724651, being all of PIN 08357-0093 (LT)
122 Wellington Road: Part of Lot 4, Plan 312 (4th), City of London, County of Middlesex, as in Instrument No. 676510, being all of PIN 08357-0094 (LT)
140 Wellington Road: Part of Lot 25, Broken Front Concession, Geographic Township of Westminster, City of London, County of Middlesex, being Part 1, Plan 33R-5567, being all of PIN 08358-0006 (LT)
142 Wellington Road: Part Lot 25, Concession Broken Front, Geographic Township of Westminster, Designated as Part 1, Plan 33R-6682 City of London, County of Middlesex, being all of PIN 08358-0007 (LT)
174 Wellington Road: Part of Lots 14, 15, 16, 17 & 26, Plan 467 (4th), City of London, County of Middlesex, Being Part 2, Plan 32R70, Except Part 1, 33R1898; S/T 869824, YB43486Z, being all of PIN 08358-0082 (LT)
261 Wellington Road: Part of Lots 64 and 65, Plan 452 (4th), City of London, County of Middlesex, as in Inst. No. 701133 being all of PIN 08364-0092 (LT)
301 Wellington Road: Part of Lots 207, 208 & 209, Plan 498, Being Parts 1 & 2, 33R-2378, S/T and T/W in Inst. No. 16272, S/T 281618, City of London, County of Middlesex, being all of PIN 08363
303 Wellington Road: Part of Lot 25, Broken Front Concession “B” (Geographic Township of Westminster) And Part of Lot 209, Registered Plan No. 498 In the City of London, County of Middlesex Designated as Parts 3, 5, 6, 7 and 8 on Plan 33R-9059 Being all of PIN 08363-0039
Any owner of land in respect of which notice is given who desires a hearing into whether the taking of such land is fair, sound and reasonably necessary in the achievement of the objectives of the expropriating authority shall so notify the approving authority in writing,
- in the case of a registered owner, served personally or by registered mail within thirty days after the registered owner is served with the notice, or, when the registered owner is served by publication, within thirty days after the first publication of the notice;
- in the case of an owner who is not a registered owner, within thirty days after the first publication of the notice.
The approving authority is the Council of The Corporation of the City of London, 300 Dufferin Avenue, P.O. Box 5035, London ON N6A 4L9.
The expropriating authority is The Corporation of the City of London
MICHAEL SCHULTHESS, CITY CLERK.
This notice first published on the 30th day of January 2025.