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, March 19, 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, March 13, 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, March 15, 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.
Amendment to the Industrial Lands Community Improvement Plan – The purpose and effect of the proposed amendment is to replace the 2014 Industrial Lands Community Improvement Plan with a revised Industrial Lands Community Improvement Plan. Civic Administration is recommending changes to the CIP that will remove reference to the 1989 Official Plan and Provincial Policy Statement and replace them with references to The London Plan and the 2020 Provincial Policy Statement; remove references to 'businesses that develop computer software or hardware for licence or sale to end users that are on land zoned for industrial uses' and 'enhanced transportation and logistics'; delete Schedule 4 (Industrial Corridor Enhancement Grant Program); remove outdated references to the Industrial Lands Development Strategy, Municipal Council's Strategic Plan, and Community Improvement Plans and replace them with references to the updated versions; remove outdated CIP goals and replace them with updated CIP goals and objectives that are more relevant to circumstances and conditions current in 2024; and, include performance measures, indicators of success, baseline conditions, and targets to align with current City policies and Municipal Council Strategic Directions. File: O-9647. Planner: G. Bailey.
6097 Colonel Talbot Road – The purpose and effect of this zoning change is to permit the development of a heavy equipment/agricultural machinery dealership on the eastern portion of the subject lands. The balance of the subject lands is to continue to be utilized for agricultural production. FROM an Agricultural (AG2) Zone TO an Agricultural Special Provision (AG2(_)) and a holding Agricultural Commercial Special Provision (h-17*h-18*AGC1(_)) Zone. A special provision to the proposed AGC1 Zone would permit a 202m Minimum Distance Separation 1 (MDS1) formula setback measured to the proposed dealership building, rather than the proposed AGC1 Zone boundary. Special provisions to the proposed AG2 Zone would permit a reduced minimum lot area of 15ha (whereas 40ha is the minimum required) and a reduced minimum lot frontage of 15m (whereas 300m is the minimum required). File: Z-9698. Planner: C. Cernanec.
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.
192-196 Central Avenue – The purpose and effect of this zoning change is to permit a 13-storey (48m) residential development with 126 units and a maximum density of 678 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R10 (R10-4*H26*D303), Office Residential OR5 (OR5) and temporary (T-70) zone TO a holding Residential R10 Special Provision (h-17*R10-4(_)) Zone. Requested special provisions: A height of 47.8 metres whereas 26.0 metres is the maximum permitted; a maximum density of 678 uph whereas 303 uph is the maximum permitted; a front yard setback of 3.0 metres whereas 10.48 metres is the minimum required; a west interior side yard setback of 12.4 metres whereas 19.12 metres is the minimum required; an east interior side yard of 3.1 metres whereas 19.12 metres is the minimum required; a rear yard setback of 3.4 metres whereas 19.12m is the minimum required; a landscaped open space of 14.7% whereas 20% is the minimum required; a lot coverage of 70.5% whereas 45% is the maximum permitted; a long-term bicycle parking rate of 0.8 spaces per unit whereas 0.9 spaces per unit are the minimum required; and removal of the existing Temporary T-70 Use zone. File Z-9695. Planner: Isaac de Ceuster.
Items not to be heard before 1:30 p.m.
900 Jalna Boulevard – The purpose and effect of this zoning change is to facilitate a 78-unit, cluster stacked townhouse development with a maximum height of 12.0 metres and density of 100 units per hectare. Possible change to the Zoning By-law Z.-1 FROM a Commercial Recreation (CR) Zone TO a Residential R6 Special Provision (R6-5(_)) Zone. Special Provisions include a minimum front yard setback (Jalna Boulevard) of 3.5m whereas 6.0m is permitted, minimum rear yard setback (Southdale) of 1.0m whereas 3.0m is permitted, maximum density of 100 units per hectare whereas 35 units per hectare is permitted, and to permit cluster townhouse dwellings. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: Z-9697 Planner: M. Hynes.
3010-3050 Yorkville Street – The purpose and effect of this zoning change is to permit a 12-storey mixed-use apartment building containing 120 residential units and 162.5sq.m of commercial space. Possible change to Zoning By-law Z.-1 to rezone a portion of the site FROM a Residential R9/Convenience Commercial Special Provision/Restricted Office Special Provision Bonus (R9-7/CC4(5)/RO2(32)*B-57*H40) Zone TO a Residential R9 Special Provision Bonus (R9-7(*)*B-57*H68) and a Holding Residential R9 Special Provision/Convenience Commercial Special Provision/Restricted Office Special Provision Bonus (h-213*R9-7(**)/CC4(5)/RO2(32)*B-57*H45) Zone. Special provisions proposed through the R9-7(*) Zone would permit the following: a minimum front yard depth of 5.5m (Yorkville Street), a minimum rear yard depth of 19.7m, a minimum interior side yard depth of 5.0m, a maximum canopy encroachment of 0.0m, a maximum density of 286 units per hectare, a minimum 156 long-term bicycle parking spaces, and a minimum 15 short term bicycle parking spaces. Further, notwithstanding section 4.3.4) to the contrary, the regulations of the R9-7(*) Zone shall prevail. Special provisions proposed through the R9-7(**) Zone would permit the following: a mixed-use apartment building, a minimum front yard depth of 4.0m (Yorkville Street), a minimum exterior side yard depth of 6.5m (Southdale Road West), a minimum rear yard depth of 2.5m, and a maximum density of 350 units per hectare. Further, notwithstanding section 4.3.4) to the contrary, the regulations of the R9-7(**) Zone shall prevail. An amendment to the existing special provision in the CC4(5) Zone would permit Convenience Commercial uses within Apartment Buildings or a Restricted Office (RO2) Zoned building. An amendment to the existing special provision in the RO2(32) Zone would permit the following: a minimum exterior side yard depth of 12.9m (Southdale Road West), a minimum rear yard depth of 0.6m, and a maximum building height of 14.0m. 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-9692 Planner: C. Maton.
300 & 306 Princess Avenue – The purpose and effect of this Official Plan and zoning change is to permit 3-storey rear additions to the existing residential buildings, increasing the number of residential units in each building from 6 to 9. Possible amendment to the Official Plan to add a Specific Policy to the Neighbourhoods Place Type to add apartment buildings as a permitted use and to add the lands to Map 7 – Specific Policy Areas. Possible change to Zoning By-law Z.-1 FROM a Residential R3/Office Conversion (R3-2/OC2) Zone (300 Princess Avenue) and a Residential R3/R11 (R3-2/R11) Zone (306 Princess Avenue) TO a Residential R6 Special Provision (R6-5(*)) Zone (300 Princess Avenue) and a Residential R6 Special Provision (R6-5(**)) Zone (306 Princess Avenue). Special provisions to the proposed R6-5 Zone for 300 Princess Avenue would permit the following: a reduced minimum lot area of 747.6 square metres (whereas 850.0 square metres is required); a reduced minimum front yard depth of 5.7 metres (whereas a minimum of 6.0 metres is required); a reduced minimum interior side yard depth (east) of 0.7 metres (whereas 4.8 metres is required); a reduced minimum interior side yard depth (west) of 1.9 metres (whereas a minimum of 4.8 metres is required); an increased maximum density of 129 units per hectare (whereas a maximum of 35 units per hectare is permitted); and a shared driveway with 306 Princess Avenue. Special provisions to the proposed R6-5 Zone for 306 Princess Avenue would permit the following: a reduced minimum lot area of 738.5 square metres (whereas 850.0 square metres is required); a reduced minimum front yard depth of 5.7 metres (whereas a minimum of 6.0 metres is required); a reduced minimum interior side yard depth (east) of 1.4 metres (whereas 4.8 metres is required); a reduced minimum interior side yard depth (west) of 1.0 metre (whereas a minimum of 4.8 metres is required); a reduced minimum interior side yard depth (east) of 1.1 metres to the existing covered porch (whereas a minimum of 1.2 metres is required); an increased maximum density of 129 units per hectare (whereas a maximum of 35 units per hectare is permitted); and a shared driveway with 300 Princess Avenue. The City may also consider additional considerations such as a different base zone, the use of holding provisions, and/or additional special provisions. File: OZ-9688 Planner: C. Maton.
Items not to be heard before 2:00 p.m.
613 Superior Drive – The purpose and effect of this zoning change is to permit a 2-storey, 142-unit cluster townhouse development consisting of 28 townhouse blocks. Possible change to Zoning By-law Z.-1 FROM a Neighbourhood Facility/Residential R1 Special Provision (NF/R1-3(7)) Zone and a Neighbourhood Facility/Residential R1 (NF/R1-2) Zone, which permits single detached dwellings, places of worship, elementary schools, and daycare centres, TO a Residential R5 (R5-5) Zone, which permits cluster townhouse dwellings and cluster stacked townhouse dwellings. 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-9691 Planner: C. Maton.
Review of The London Plan – The purpose and effect of the Official Plan Review is to ensure The London Plan policies conform to Provincial Plans and Policies, and conform with municipal growth management responsibilities, to ensure sufficient land is designated to accommodate the projected long-term growth of the city’s population, employment, and housing. Possible amendments to The London Plan are contingent on policy and land needs review of the Official Plan Review. Amendments to The London Plan may relate to policies or mapping associated with permitted land uses in Place Types of The London Plan, redesignation of land uses, and other policies identified during the review. Possible amendments in the first phase of the Review may include those associated with a Land Needs Assessment to identify capacity of existing urban area, update the vacant land inventory, and consider industrial land conversions. File: O-9595 Planner: T. Macbeth ext. 5102.
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.
City of London - The purpose and effect of the Official Plan Review under section 26 of the Planning Act is to ensure The London Plan policies conform to Provincial Plans and Policies, and conform with municipal growth management responsibilities, to ensure sufficient land is designated to accommodate the projected long-term growth of the city’s population, employment, and housing. Possible amendments to The London Plan are contingent on policy and land needs review of the Official Plan Review. Amendments to The London Plan may relate to policies or mapping associated with permitted land uses in Place Types of The London Plan, redesignation of land uses, mapping delineating the Urban Growth Boundary, and other policies identified during the review. File: O-9595 Planner: T. Macbeth ext. 5102
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 March 21, 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.017/24 - 541-543 Simcoe Street, PLAN 178 PT LOT 24 S/S SIMCOE W/S WILLIAM. To permit a converted dwelling. To permit a minimum of 53.8m² per unit of lot area, whereas 79.5m² per unit of lot area is the minimum required. To permit zero (0) accessible parking spaces, whereas one (1) accessible parking space is the minimum 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
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 District. 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 FUND FOR HERITAGE – The London Endowment Fund for Heritage, 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 26, 2024. Applications are available through the London Community Foundation www.lcf.on.ca.
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.
The anticipated completion date for the construction is July 31, 2024.