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 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.
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. Possible change to the Zoning By-law Z.-1 FROM an Agricultural (AG2) Zone TO an Agricultural Commercial Special Provision and Agricultural Special Provision (AGC1(_)/AG2(_)) 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
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 Residential R10 Special Provision (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 exterior side yard setback of 3.0 metres whereas 10.48 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
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.
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.
447 Ashland Avenue – The Delegated Authority for the City of London intends to consider removing the h-5, h-67, h-120, h-149, h-203, h-204 and h-205 holding provisions from the subject lands to allow for the development of one (1) long term care facility. The purpose of the “h-5” holding provision to ensure that development takes a form compatible with adjacent land uses, agreements shall be entered into following public site plan review specifying the issues allowed for under Section 41 of the Planning Act, R.S.O. 1990, c. P.13, prior to the removal of the "h-5" symbol. Notwithstanding this, residential developments of 10 or fewer units are exempt from Public Site Plan Meetings, as per Bill 23, More Homes Built Faster Act, 2022. The purpose of “h-67” holding provision is to address concerns of site contamination, a Record of Site Condition shall be carried out by a qualified professional and submitted to the Ministry of the Environment. The City of London will remove the "h-67" holding provision once the Ministry is satisfied that the Record of Site Condition is satisfactory. “h-120” holding provision is to ensure the orderly development of lands, the "h-120" symbol shall not be deleted until a Traffic Impact Study has been completed and the accepted recommendations have been implemented through a development agreement all to the satisfaction of the City Engineer and the General Manager of Planning and Development. The purpose of “h-149” holding provision to ensure the orderly development of the lands the symbol shall not be deleted until sanitary and stormwater servicing reports have been prepared and confirmation that sanitary and stormwater management systems are implemented to the satisfaction of the City Engineer. “h-203” holding provision is to ensure the orderly development of lands, the “h-203” symbol shall not be deleted until a development agreement associated with plan of subdivision provides for the dedication and construction of Gleeson Street to municipal standards, between Ashland Avenue and McCormick Boulevard, as proposed in the Concept Plan, attached as Schedule “1” of the amending by-law, as part of a future development proposal. “h-204” holding provision is to encourage high quality urban design for the redevelopment of the former McCormick factory site, a development which, with minor variations at the discretion of the Managing Director, Planning and City Planner, is consistent with the conceptual site plan attached as Schedule “1” to the amending by-law and with the Urban Design Guidelines, attached as Schedule “2” of the amending by-law, will be assessed during the site plan approval/review process and a development agreement is entered into with the City of London prior to the removal of the "h-204” symbol. The purpose of “h-205” holding provision is to ensure the orderly development of lands, the “h-205” symbol shall not be deleted until a Land Use Compatibility report associated with a site plan is undertaken which provides direction on how the proposed sensitive land uses can be appropriately designed, buffered and/or separated from the existing major facilities to prevent or mitigate potential adverse effects. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than February 14, 2024.
File: H-9694 Planner: A. Patel x.5069
160 Edgevalley Road – The Delegated Authority for the City of London intends to consider removing the h and h-54 holding provisions from the subject lands to allow for the development of two (2) residential towers. 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. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than February 14, 2024.
File: H-9696 Planner: A. Patel x.5069
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.007/24 - 523 Bathurst Street, PLAN 178 LOT 23 PT LOT 22 S/E BATHURST ST RP 33R3679 PARTS 1 2. To permit an addition to an existing light industrial building. To permit a west interior side yard depth of 0.0m whereas 2.4m is the minimum required. To permit a minimum landscaped open space of 7% whereas 10% is the minimum required.
1:30 p.m. – A.008/24 - 568 Second Street, PLAN 19 PT LOT 73.To permit an apartment building. To permit a minimum front yard setback of 4.3m whereas 12.0m is the minimum required. To permit a minimum rear yard setback of 11.0m whereas 16.8m is the minimum required. To permit a building stepback of 0.0m above the fourth storey whereas 1.5m is the minimum required stepback above the fourth storey.
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
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 31st, 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 the One River EA Management Plan will be implemented 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