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, January 30th, 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, January 25th, 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, January 27th, 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.
3502 Manning Drive – The purpose and effect of this zoning change is to expand the W12A operations area, and the existing material drop off area. Possible changes to Map 1 - The London Plan FROM an Environmental Review Place Type TO a Green Space Place Type on Map 1 – Place Types; to change the designation of a portion of the subject lands FROM a Waste Management Resource Recovery Area Place Type TO a Green Space Place Type on Map 1 – Place Types; to change the designation of a portion of the subject lands FROM an Environmental Review Place Type TO a Waste Management Resource Recovery Area Place Type on Map 1 – Place Types. Possible changes to Map 5 - The London Plan FROM a Valleylands TO a Significant Valleylands; ADD Significant Valleylands designation to a portion of the subject lands; DELETE a portion of the Valleylands designation; to change the designation of the northerly-located wetland FROM an Unevaluated Wetlands TO a Wetlands; and DELETE the Unevaluated Wetlands designation for the westerly located feature. Possible change to Zoning By-law Z.-1 FROM an Agricultural (AG2) Zone TO an Open Space (OS5) Zone; and to change the zoning of a portion of the subject property FROM an Agricultural (AG2) Zone TO a Waste & Resource Management (WRM1) Zone. File: OZ-9674 Planner: B.House
Demolition Request for the Heritage Listed Properties at 16 Wellington Road & 26-28-30 Wellington Road – A request has been received to demolish the heritage listed properties at 16 Wellington Road and 26-28-30 Wellington Road, as a part of the Wellington Gateway Construction Project phase of London’s BRT project. Contact: K Mitchener, Heritage Planner, ext. 7459.
900 Wilton Grove Road – The purpose and effect of this zoning change is to permit a tattoo parlour and barbershop within the existing building (Rocky’s Harley-Davidson). FROM a Light Industrial (LI2, LI3, LI7) Zone TO a Light Industrial Special Provision (LI2, LI3, LI7(_)) Zone. Special provisions include: an additional permitted use for a barbershop and tattoo parlour, and a regulation to permit a maximum floor area of a personal service establishment of 2% of the total Gross Floor Area. File: Z-9677 Planner: C. Cernanec
4366 Colonel Talbot Road – The purpose and effect of this zoning change is to facilitate the development of a stand-alone restaurant and drive-through facility with a total of 15 surface parking stalls, 10 stacking spaces and a single one-way exit driveway onto Colonel Talbot Road. Possible change to the Zoning By-law Z.-1 FROM a holding Arterial Commercial (h-17*h-18*h-124*AC2) Zone TO a Business District Commercial Special Provision (BDC(_)) Zone. Special Provisions include a minimum front yard depth of 1.0 metres; a minimum landscaped open space of 15 percent; a maximum gross floor area of 250 square metres for all restaurant uses; to permit drive-through facilities as a main and accessory use; to permit 8 stacking spaces; to permit a 3.0 metre rear landscape buffer from a drive-through and a 1.5 metre north interior buffer from drive-through; and notwithstanding Section 4.18.2.b of the outdoor patio associated with a restaurant may be permitted in the front or interior side yard. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: Z-9676 Planner: M. Hynes.
Items not to be heard before 1:30 p.m.
934 Oxford Street West – The purpose and effect of this zoning change is to permit a 3.5 storey apartment building with 8 residential units. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-10), Zone TO a Residential R8 Special Provision (R8-4(_)) Zone. Special provisions would permit the existing reduced frontage, a reduced minimum front yard, a reduced west interior side yard setback, and an increased density of 80 units per hectare. File: Z-9678. Planner: N. O’Brien.
Housekeeping Amendment to Zoning By-law Z.-1 – The purpose and effect of this amendment to Zoning By-law Z.-1 is to update the Zoning By-law to address commonly approved Minor Variance applications and other minor interpretation issues in Sections 2 and 4 of the Zoning By-law. File: Z-9679 Planner: N. O’Brien
City-wide 5-Bedroom Limits and Increased Permissions for Additional Residential Units - The purpose and effect of this Official Plan and Zoning By-law amendment is to revise the city-wide bedroom limit and amend provisions related to Additional Residential Units (ARU). Proposed amendment to Official Plan Policy 942 and 942.1 to permit ARUs within duplex, triplex, and converted dwellings; permit up to two ARUs within a maximum of one accessory building; and amend wording when referring to ARUs within accessory buildings. Possible amendment to Zoning By-law Z.-1 to: amend Section 2 Definitions to remove the bedroom limit city-wide, except within Near Campus Neighbourhoods (NCN) areas and include proposed amendments to NCN bedroom limits; amend Sections 4.1 and 4.37 provisions related to building height, setbacks, number of units per building, and lot coverage related to ARUs; amend Section 4.19 to permit front yard parking where an attached garage is converted into an ARU; amend Section 4.26 to define zones where ARUs are a permitted use; amend Section 4.37 to include ARU permissions for duplex, triplex, and converted dwellings, in conformity with the proposed Official Plan amendment; amend Sections 5, 6, 7, 8 of the Residential Zone Regulations tables to include a maximum of four units per lot for dwelling types where ARUs are permitted. File: OZ-9661 Planner: B. Coveney
Items not to be heard before 2:00 p.m.
1310 Adelaide Street North and 795 Windermere Road – The purpose and effect of this Official Plan and zoning change is to permit two commercial buildings with a combined total of 975.5 square metres, with 48 parking spaces, and a naturalized drainage channel for flood control on a portion of the site. Possible amendment to the London Plan to add a Specific Area Policy to Map 7 to the existing Green Space Place Type to permit proposed commercial uses, as follows: In the Green Space Place Type applied to the lands located at 1310 Adelaide Road North and 795 Windermere Road, commercial uses may be permitted such as but not limited to, restaurants, retail, or personal service uses with a cumulative gross floor area of 975.5 square metres .Possible change to Zoning By-law Z.-1 FROM an Open Space Special Provision (OS4(2)) Zone TO another Open Space Special Provision (OS4(_)) Zone to permit a range of retail uses including: Bake shops; Convenience store; Commercial recreation establishment; Drive-through facility; Financial institutions; Food stores; Personal service establishments; Restaurants; Retail stores, at a maximum height of 12.0 metres. Special provisions include: The maximum gross floor area shall be 975.5 square metres; the maximum gross floor area for individual uses shall be 520 square metres. The City may consider alternative zones for the site (such as an Open Space Zone) additional zoning special provisions for maximum gross floor area and/or height for the proposed building(s), maximum exterior yard and front yard setbacks, maximum gross floor areas for specific uses, and additional regulations and/or holding provisions related to flood proofing and obtaining the required permits from the Upper Thames River Conservation Authority. File: OZ-8709 Planner: N. Pasato
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.
613 Superior Drive – The purpose and effect of this zoning change is to permit a 2-storey, 142-unit cluster townhouse development. Possible change to Zoning By-law Z.-1 FROM a Residential R1 Special Provision/Neighbourhood Facility (R1-3(7)/NF) Zone and a Residential R1/Neighbourhood Facility (R1-2/NF) 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. File: Z-xxxx Planner: C. Maton.
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 162.5 sq.m of commercial space. Possible change to Zoning By-law Z.-1 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/Convenience Commercial Special Provision/Restricted Office Special Provision Bonus (R9-7(_)/CC4(5)/RO2(32)*B-57*H40) Zone. Special provisions to the proposed R9-7(_) Zone would permit: a minimum front yard depth of 6.5 metres; a minimum exterior side yard depth of 4.0 metres; a minimum interior side yard depth of 2.5 metres; a maximum height of 45 metres; a maximum density of 350 units per hectare; and, notwithstanding Section 4.3.4) to the contrary, on lands zoned R9-7(_), site specific bonusing provisions are not applied to permitted uses. 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-xxxx Planner: C. Maton.
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 1, 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.001/23 - 3493 Colonel Talbot Road, WESTMINSTER CON TBR PT LOT. To permit apartment and townhouse developments at the subject property. To permit a minimum front yard setback of 7.0m to the apartment building whereas 8.0m is the minimum front yard setback required. To permit a maximum height of 14.0m for the townhouses whereas 13.0m is the maximum height permitted. To permit a maximum height of 17.5m for the apartment buildings whereas 13.0m is the maximum height permitted. To permit a maximum density of 83 units per hectare whereas 75 units per hectare is the maximum density permitted. To permit a minimum interior side yard depth of 0.9m whereas 6.0m is the minimum required. To permit a maximum height of 14.0m whereas 10.5m is the maximum height permitted. To permit a deck encroachment of 0.0m to the north interior side yard whereas 1.2m is the minimum required for open or covered but unenclosed decks not exceeding one storey in height.
1:30 p.m. – A.002/23 - 1760 & 1762 Seeley Drive, PLAN 844 PT LOT 4 PT LOT 5 RP 33R2770 PART 3 TO 4. To construct a garage in the rear yard. To permit a maximum lot coverage of 12% for an accessory structure, whereas 10% is the maximum permitted. To permit an accessory structure maximum height of 6.9m, whereas 6.0m is the maximum permitted. REQUEST: To permit a minimum landscaped open space of 40.7%; To permit a maximum parking area coverage of 34.5%; To permit a minimum lot coverage of 24.8%.
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
Consents
The London Consent Authority will be considering the following application for consent. Comments Due by Thursday January 25, 2024.
B.001/24 – 1095 UPPERPOINT AVENUE, 1031 UPPERPOINT GATE, PLAN 33M754 PT BLK 132 AND RP 33R20255 PART 2. Reason: To sever 0.31ha from 1095 Upperpoint Avenue and convey to 1031 Upperpoint Gate. Planner: Chloe Cernanec
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, 1st Floor, City Hall, 300 Dufferin Avenue, London, Ontario, or by emailing CoAsubmit@london.ca or calling 519-930-3500.
Notices
NOTICE OF PROJECT UPDATE MEETING - 2024 Implementation of One River EA (2019): Springbank Dam Gate Removal and Harris Park Shoreline Improvements – The City of London is hosting a “drop in” project update meeting to present the detailed designs of the Springbank Dam gate removal and the Harris shoreline improvement projects. These projects are being implemented in accordance with recommendations of the One River Master Plan Municipal Class Environmental Assessment, completed in 2019 (One River EA). Londoners are invited to attend this “drop in” meeting to review display materials and discuss questions with City staff and the project team.
Meeting Location and Time:
Date: Wednesday, January 31, 2024
Time: Drop In 6:00 p.m. to 8:30 p.m.
Location: Fleetway Bowling Centre: The Spare Room
720 Proudfoot Lane, London, Ontario N6H 5G5
Project Information:
1) Springbank Dam Gate Removal - Partial removal was selected as the preferred option for the decommissioning of Springbank Dam as per the recommendations of the One River Master Plan Environmental Assessment. As a result, the mechanical components, control building, and the dam gates will be removed, while the concrete superstructure will remain in place. Improvements to address the superstructure’s stability, ongoing preventative maintenance, and a safety inspection program is included. In addition, approximately linear 85m of concrete bank will be removed along the south shore of the Thames River, downstream of the dam. The south bank will be restored as a more naturalized shoreline with plantings and habitat improvements. The City will be starting site preparations for the decommissioning of Springbank Dam in 2024. Detours of the Thames Valley Parkway through Springbank Park will be expected for bicycles and pedestrians throughout the summer. Please contact the City’s Project Manager, Paul Choma (pchoma@london.ca) if you have any questions or refer to the project webpage: getinvolved.london.ca/springbankdam
2) Harris Park Shoreline Rehabilitation and Park Improvements - The existing Thames River bank treatment along Harris Park has partially failed due to corrosion of gabion baskets in multiple locations, causing potential risk to the integrity of the park, including the Thames Valley Parkway. Applicable elements of the One River EA River Management Plan will be implmented including bank reconstruction along Harris Park, invasive species vegetation management, and improvements to the safety and condition of existing access points including pathways, fishing, and non-motorized boat access as well as a new proposed lookout with integrated pathway system closer to the river. The project aims remove the deteriorated stone gabion baskets and install a naturalized vegetated revetment to protect the shoreline, improve park function, and support natural heritage features along the river. The project is currently in the detailed design phase and construction is planned to begin in Summer 2024. The timing is being coordinated with major London festivals. Detours of the Thames Valley Parkway through Harris Park will be expected for bicycles and pedestrians by mid-summer. Please contact the City’s Project Manager, Paul Titus (ptitus@london.ca) if you have any questions or refer to the project webpage: getinvolved.london.ca/harrispark.