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.
1938 & 1964 Commissioners Road East; located on the north side of Commissioners Road East, east of Sheffield Boulevard and west of Hamilton Road; approx. 6.8 hectares (16.8 ac.) - The purpose and effect of this application is to consider a proposed revised draft plan of subdivision and zoning amendment to allow 12 single detached lots, five (5) single detached blocks, four (4) multi-family blocks, two (2) future development blocks, nine (9) park blocks, one (1) open space block, six (6) open space buffer blocks, one (1) road widening block, and one (1) 0.3 metre reserve serviced by two (2) new streets, with public road connections to Constance Avenue, Kettering Street and Holbrook Drive. Also, consideration of an amendment to the zoning by-law to change the zoning from Urban Reserve UR4, Open Space OS4, and holding Open Space (h-2•OS4) Zones to a Residential R1 Special Provision (R1-3(16)) Zone to permit single detached dwellings on lots with a minimum lot area of 300 square metres and minimum lot frontage of 11 metres; a Residential R1 Special Provision (R1-3(*)) Zone to permit single detached dwellings on lots with a minimum lot area of 300 square metres and minimum lot frontage of 10 metres, together with a special provision for a front yard setback to main building (minimum) of 3.0 metres, and rear yard setback (minimum) of 3.0 metres; a Residential R1 Special Provision (R1-4(28)) Zone to permit single detached dwellings on lots with a minimum lot area of 360 square metres and minimum lot frontage of 12 metres; a Residential R4 Special Provision (R4-3(*)) Zone to permit street townhouse dwellings on lots with a minimum lot area of 200 square metres per unit; together with a special provision for an exterior side yard setback to a local road of 1.2 metres, an exterior side yard setback to an arterial road of 6.0 metres, and maximum lot coverage of 55 percent; a Residential R5/R6 Special Provision (R5-6(8)/R6-5(31)) Zone to permit townhouses and stacked townhouses up to a maximum density of 50 units per hectare and maximum height of 12 metres; various forms of cluster housing including single detached, semi-detached, duplex, triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up to a maximum density of 35 units per hectare and maximum height of 12 metres; a Residential R5/R6 Special Provision (R5-5( )/R6-5( )) Zone to permit townhouses and stacked townhouses up to a maximum density of 45 units per hectare and maximum height of 12 metres; various forms of cluster housing including single detached, semi-detached, duplex, triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up to a maximum density of 35 units per hectare and maximum height of 12 metres; together with a special provision for a front yard setback to main building (minimum) of 4.5 metres, rear yard depth to an OS Zone (minimum) 4.0 metres, and interior side yard depth to an OS Zone (minimum) of 1.2 metres; a holding Business District Commercial/Office/ Residential R8 (h•h-54•h-100•h-128•BDC2(5)/OF5/R8-4(17)) Zone to permit a mix of commercial, institutional, office and residential uses; an Open Space OS1 and Open Space OS1 Special Provision (OS1(3)) Zone to permit conservation lands, conservation works, golf courses, public and private parks, recreational buildings associated with conservation lands and public parks; and, an Open Space OS4 to permit conservation lands, conservation works, golf courses, public and private parks, and sports fields all without structures. The City may also consider applying holding provisions in the zoning to ensure adequate provision of municipal services, that a subdivision agreement or development agreement is entered into, and to ensure completion of noise assessment reports and implementation of mitigation measures for development adjacent arterial roads. An Environmental Impact Study (EIS) has been prepared by AECOM dated December 2020 to assist in the evaluation of this application. The EIS report is available for review by contacting the City’s Planner listed below. File: 39T-19501 / Z-9015 Planner: L. Mottram ext.4866
1634 – 1656 Hyde Park Road, 1480 North Routledge Park, and Part of 1069 Gainsborough Road – The purpose and effect of this zoning change is to permit one eight storey mixed-use apartment building with 144 residential dwelling units and 1,279.3m2 of commercial space in the main floor of the apartment building along Hyde Park Road. The proposal includes the retention, slight relocation and integration of the designated heritage structure located at 1656 Hyde Park Road into the proposed development. Possible change to Zoning By-law Z.-1 FROM a Business District Commercial (BDC) Zone and Holding Business District Commercial Special Provision (h-18*BDC(39)) Zone TO a Business District Commercial Special Provision/Bonus (BDC(_)*B-_) Zone to permit a broad range of commercial, service, office, and recreational uses and apartment buildings, which are all currently permitted. Special Provisions and/or Bonus Zoning are requested to permit: a maximum building height of 29m; a mixed-use density of 169uph (144 residential units and 1,279.3m2 of commercial floor area); a maximum front yard depth of 10.1m in place of 3.0m located within the courtyard abutting the heritage building; dwelling units on the entire first floor along North Routledge Park; a parking rate of 1 space per 20m2 for all commercial uses, including patios; and a parking rate of 1 space per residential unit. The proposed facilities, services and matters to support Bonus Zoning include building design, affordable housing and the preservation of structures identified as being of cultural heritage value or interest. File: Z-9301 Planner: B. Debbert ext.5345
1697 Highbury Ave N - The purpose and effect of this zoning change is to permit the development of two new, townhouse buildings: (1) a 2-storey, stacked townhouse building located close to the street; and (2) a 3-storey stacked townhouse building on a portion of the lands. Possible change to Zoning By-law Z.-1 FROM a Residential R5 (R5-2) and Residential R6 (R6-4) Zone TO a Residential R5 Special Provision (R5-7( )) Zone with special provisions including a maximum density of 54 units per hectare, a minimum front yard setback of 2.9m, and a third stacked unit on the rear units whereas in the definition of stacked townhouse indicates they are only two units high. File: Z-9302 Planner: A. Riley ext.4579
Argyle Area Community Improvement Plan - The purpose and effect of this Official Plan amendment is to designate the Argyle community improvement project area, adopt the Argyle Community Improvement Plan, and adopt any associated Community Improvement Plan Financial Incentive Guidelines, all pursuant to Section 28 of the Planning Act and the Community Improvement Plan section of the Our Tools part of The London Plan. This application will amend The London Plan Map 8 – Community Improvement Project Areas by adding the Argyle community improvement project area. File: O-9299 Planner: Isaac de Ceuster ext.3835
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, Development Services or City Planning, 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 Cathy Saunders, City Clerk, 519-661-2489 ext. 4937.
Please also note that these applications are being circulated during the State of Emergency issued by the Province of Ontario.
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 Local Planning Appeal 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 Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
ADDITIONAL INFORMATION
Please note that this application is being circulated during the COVID-19 State of Emergency issued by the Province of Ontario. 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 Development Services at developmentservices@london.ca and/or (519) 930-3500.
*Please ensure you reference the File Number or address in all communications.
COMMUNITY INFORMATION MEETINGS – NON-STATUTORY
This meeting is a non-statutory community information meeting which the City’s Planning Department at times convenes when, in the opinion of the Managing Director, Planning and City Planner, that the community should have a further opportunity to obtain information regarding a planning application. There will be a future statutory public participation meeting required under the Planning Act, held at the Planning and Environment Committee, which will provide the public with another opportunity to comment on the planning application. Notification of this Public Meeting will be published in the Londoner at a future date.
Community Information Meeting for the Argyle Community Improvement Plan (CIP).
The City of London will be holding two virtual Community Information Meetings to launch the Argyle CIP, to provide an update on the project and receive feedback from the community. Both meetings will provide the same information. Please only attend one session.
Date: Wednesday February 17, 2021.
Time: 10:00 a.m. to 11:00 a.m. (session 1)
7:00 p.m. to 8:00 p.m. (session 2)
Location: This is a virtual meeting being held online through the Zoom platform. Zoom can be accessed for free from any computer with an internet connection. The link to this meeting will be available at https://getinvolved.london.ca/argyle. No pre-registration is required.
This meeting is a non-statutory community information meeting which the City’s Planning Department at times convenes when, in the opinion of the Director, Planning and City Planner, that the community should have a further opportunity to obtain information regarding a planning application. There will be a future statutory public participation meeting required under the Planning Act, held at the Planning and Environment Committee, which will provide the public with another opportunity to comment on the planning application.
File: O-9299 Planner: Isaac de Ceuster ext.3835
MINOR VARIANCES
The Committee of Adjustment for the City of London will meet through electronic public hearing on Thursday February 18, 2021 commencing at 1:30 p.m.
1:30 p.m. – A.132/20 - 260 Wilkins Street, PLAN M21 LOT 79-1, north side of Wilkins Street, east of Upper Queen Street. To permit additional bedrooms. To permit 8 bedrooms in a single detached dwelling unit for the exclusive use as a Group Home Type 1, whereas dwelling units shall contain no more than 5 bedrooms.
1:50 p.m. – A.133/20 - 1390 Medway Park Drive, 7, southwest corner of Medway Park Drive and Heardcreek Trail. To construct a single detached dwelling. To permit an exterior side yard setback of 1.8m, whereas 4.5m is the minimum required.
2:10 p.m. – A.134/20 - 1136 Brydges Street, PLAN 355 LOT 60, north side of Brydges Street, west of Childers Street. To permit a second storey addition to a non-conforming single detached dwelling. REQUESTS: To permit an expansion of a non-conforming single detached dwelling with a west interior side yard setback of 4.3m and a front yard setback of 9.8m.
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 Local Planning Appeal Tribunal (LPAT) 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.