PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually, using Zoom online or by phone. Pre-registration is required.
Please note:
- Members of the public are required to pre-register to speak at the public participation meeting. To register this must be requested no later than 9:00 a.m. the day of the meeting. Speakers will be limited to five minutes of verbal presentation.
- Registered speakers will be given the information to connect to the Zoom meeting and will also be able to present by phone.
- Pre-register by calling 519-661-2489 ext. 7100 or by emailing PPMClerks@london.ca. Please indicate the meeting and item when contacting the Clerk’s Office. Directions on how to participate will be provided upon registration.
- Members of the public can also participate by submitting written communications to the committee or to Members of Council prior to the meeting.
Pre-registration is only required for those wishing to speak at a Public Participation Meeting. All Standing Committee meetings can be viewed on the City of London’s website and YouTube.
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, including the provision of adequate physical distancing. Questions about this collection should be addressed to the City Clerk, 3rd floor, City Hall, 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489, ext. 4937, email: csaunder@london.ca.
2The personal information collected on this form is collected under the authority of the Municipal Act, 2001, S.O. 2001, c. 25, and will only be used to contact you for contact tracing purposes in the event of a COVID-19 outbreak at this facility. Whether or not used, you agree that the City of London can destroy your personal information after 21 days. In the event of an outbreak, the City of London may disclose your name and telephone number to the Middlesex London Health Unit for contact tracing purposes.
Questions about this collection should be addressed to the City Clerk at 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489 ext. 4937, email: csaunder@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, July 26, 2021. During the COVID-19 emergency, 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, during the Covid-19 emergency. 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, July 21, 2021. 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, July 23, 2021 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 4:00 p.m.
450 Wharncliffe Road South – The purpose and effect of this Official Plan and zoning change is to permit in conjunction with the existing permitted uses to include office, medical/dental office, clinic, laboratory, retail store, and liquor, beer and wine store uses with a minimum of 13 parking spaces and a minimum exterior side yard setback to a parking space of 1.5m. Possible amendment to the 1989 Official Plan FROM an Auto Oriented Commercial Corridor Special Policy to remove reference to Highway Service Commercial and to permit a range of office, medical/dental office, clinic, laboratory, retail store, and liquor, beer and wine store uses. The intent is to align the 1989 Official Plan policies with The London Plan policies that apply to the site. Possible change to Zoning By-law Z.-1 FROM a Highway Service Commercial (HS2) Zone TO a Highway Service Commercial Special Provision (HS2 (*)) Zone to permit in conjunction with the existing permitted uses to include office, medical/dental office, clinic, laboratory, retail store, and liquor, beer and wine store uses, with a minimum of 13 parking spaces for all permitted uses and an exterior yard setback to a parking space of 1.5m minimum. File: OZ-9344 Planner: C. Smith ext.4468
360 Callaway Road – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 10 townhouse buildings at 3-storeys in height with a total of 53 dwelling units. Common elements will be provided for private access driveway and services to be registered as one Condominium Corporation. Application has also been made for approval for Site Plan Approval, file SPA21-036. File: 39CD-21504 Planner: M.Corby ext.4657
250-270 Springbank Drive - The purpose and effect of this zoning change is to amend the existing Bonus Zone to allow for affordable housing and an open space area, and add a special provision to permit an overall lot coverage of 29% maximum. Possible change to Zoning By-law Z.-1 FROM a Holding Residential R9 Bonus/Office Residential Special Provision (h.R9-7.H42.B(49)/OR4(2)) Zone and Open Space (OS4) TO a Holding Residential R9 Special Provision Bonus (h.R9-7( ).H51.B( ) Zone and an Open Space 4 (OS4) Zone to permit an increased height of 51.0 metres maximum, and include a special provision to increase lot coverage to 29% maximum. This amendment would continue to permit the two tower residential development with modifications to the form to include the removal of the commercial and LEED certification elements. It should be noted the owner will not be seeking LEED accreditation, however, the development is still proposed to still achieve most of the benefits of LEED. File: Z-9310 Planner: A. Riley ext.4579
Items not to be heard before 4:30 p.m.
414 and 418 Old Wonderland Road - The purpose and effect of this zoning change is to permit a cluster townhouse/stacked townhouse development with 13 cluster townhouses and 8 stacked townhouses(16 units). Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-10) Zone and an Urban Reserve (UR1) Zone TO a Residential R5 Special Provision (R5-7( )) Zone and Open Space (OS5) Zone. Special Provisions include reduced parking rate for stacked townhouses from 1.5 spaces per unit to 1.0 spaces per unit totalling 8 spaces for these units, a reduced rear and interior yard setbacks for decks from 6.0m to 3.0m, and a 0m setback for decks and buildings from the Open Space (OS5) Zone. File: Z-9293 Planner: A. Riley ext.4579
400 Southdale Road East – The purpose and effect of this Official Plan and Zoning change is to permit the development of a 7-storey, apartment building that will contain 182 dwelling units, and two levels of underground parking. Possible amendment to the (1989) Official Plan to add a ADD a Specific Area Policy to permit the proposed residential units on the ground floor, a maximum building height of 7-storeys with mechanical (29.2 metres) and a maximum density of 503 units per hectare. Possible amendment to The London Plan(New Official Plan) to ADD a Specific Area Policy to permit the proposed residential units on the ground floor, a maximum building height of 7-storeys with mechanical (29.2 metres) and a maximum density of 503 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Service Station (SS2) Zone; TO Residential R10 Special Provision Bonus (R10-5( )*B- ) Zone. Special Provisions to permit a minimum front yard setback of 0.0m whereas 11.0m is required; a minimum exterior side yard setback of 0.0m whereas 9.0m is required; a minimum rear yard setback of 0.65m whereas 12.0m is required; a minimum interior side yard setback of 9.84m whereas 12.0m is required; a minimum landscaped open space of 15% whereas 20% is required; a minimum aisle width for access and driveway of 6.5m for two-way traffic whereas 6.7m is required; reduced parking to 193 spaces (1.06 spaces per unit) where as 227 spaces (125 spaces per unit) is required; 7 accessible parking spaces whereas 8 spaces are required; bicycle parking spaces of 0.45m(width) x 1.1m(height) x 1.85m(length where as 06.m(width) x 1.5m(height) x 1.9m(length) is required; and balcony yard encroachment of 1.8m in all yards, no closer than 1.05m to the lot line whereas 1.5m balcony yard encroachment in all yards, no closer than 3.0m to the lot line is required. The proposed bonus zone would permit a maximum building height of 7-storeys with mechanical (29.2 metres) and a maximum density of 503 units per hectare in return for eligible facilities, services, and matters, specifically affordable housing outlined in Section 19.4.4 of the 1989 Official Plan and policies 1638_ to 1655_ of The London Plan. The City is also considering the following special provisions in the zoning to implement the urban design requirements and adding holding provisions for the following: urban design, archaeological and public site plan. File: OZ-9261 Planner: A. Riley ext.4579
Items not to be heard before 5:00 p.m.
180 – 186 Commissioners Road West – The purpose and effect of this Official Plan and zoning change is to permit a four storey apartment building with 40 dwelling units. Possible amendment to the 1989 Official Plan to ADD a specific area policy to the Multi-family, Medium Density Residential designation to permit a maximum residential density of 105uph, in place of a maximum density of 75uph with the potential to bonus up to 100uph. The intent is to align the 1989 Official Plan policies with The London Plan policies that apply to the site. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Residential R9 Special Provision (R9-4(_)) Zone to permit a 4 storey (13.4m) apartment building with a maximum density of 105uph. Special Provisions are requested to: establish Commissioners Road West as the front property line; and to permit a maximum height of 14.0m whereas the height is to be established on the zone map, a reduced maximum density of 105uph in place of 115uph, a minimum exterior side yard depth of 5.4m in place of 10.0m, a minimum interior side yard depth of 7.1m in place of 14m, a minimum parking rate of 1 space per residential unit in place of 1.25 spaces per residential unit, and balconies to be a minimum of 0.5m from the front lot line whereas balconies are permitted to project into required yards by 1.5m provided the projection is no closer than 3.0m to the lot line. For the requested zoning, the City may also consider establishing minimum and maximum front yard depths where none are required, and removing existing as-of-right bonusing for the provision of additional landscaped open space from the Residential R9 (R9-4) Zone. File: O-9318/Z-9317 Planner: B. Debbert ext.5345
Items not to be heard before 5:30 p.m.
1047 – 1055 Dearness Drive – The purpose and effect of this Official Plan and zoning change is to permit a six storey apartment building with 55 residential dwelling units. Possible amendment to the 1989 Official Plan FROM Low Density Residential TO Multi-family, Medium Density Residential with a specific area policy to: allow a height of 6 storeys; increase the permitted maximum density with Bonus Zoning of 134uph in place of 100uph. The intent is to align the 1989 Official Plan policies with The London Plan policies that apply to the site. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-4) Zone and a Residential R2/Office Conversion (R2-2/OC) Zone TO a Residential R9 Special Provision Bonus (R9-5(_)/B*_)) Zone to permit a 6 storey (26m) apartment building with a maximum density of 134 uph (55 residential units). Special Provisions and/or Bonus Zoning are requested to permit: an interior side yard depth of 2.9m in place of 11.0m, an exterior side yard depth of 4.0m in place of 6.0m, and a maximum permitted density of 134 uph in place of 125 uph. The proposed services, facilities and matters to support Bonus Zoning include building design, affordable housing, building fronting onto Bradley Avenue, and underground parking. For the requested zoning, the City may also consider such measures as: applying a less intensive base zone for development that does not qualify for bonusing; including specific street-orientation regulations for the proposed building; establishing a minimum front yard depth whereas no setback is required; removing existing as-of-right bonusing for the provision of additional landscaped open space from the Residential R9/Bonus (R9-5)/B*_) Zone. File: O-9288/Z-9289 Planner: B. Debbert ext.5345
Items not to be heard before 6:00 p.m.
Medway Environmentally Significant Area (ESA) – The purpose and effect of this public meeting is for City Council to consider adoption of the Medway Valley Heritage Forest ESA (South) Conservation Master Plan Phase II, including updates to the Eastern Boundary, Sustainable Trail Concept Plan and environmental management strategy. Also, possible amendment to include this Conservation Master Plan as a guideline document to The London Plan, and possible amendments to align London Plan, 1989 Official Plan, and Zoning By-law with delineation of the ESA, as previously approved by City Council. File: OZ-9367. Ecologist/Planner: E. Williamson/ T. Macbeth
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.
689 Oxford Street West – The purpose and effect of the application to amend the Official Plan and Zoning By-law is to permit development of three (3) high-rise residential buildings in two phases of development. The first proposed phase is one building of seventeen (17) storeys in height. The second proposed phase is one building of seventeen (17) storeys and one building of nineteen (19) storeys. A total of 480 units is proposed (388 units per hectare). Interim retention of the existing commercial plaza is proposed.
Possible amendment to Zoning By-law Z.-1 FROM Highway Service/Restricted Service Commercial (HS1/HS3/RSC2/RSC4) Zone TO Residential Special Provision Bonus (R9-7*B-(_)) Zone and Highway Service/Restricted Service Commercial Special Provision (HS1/HS3/RSC2/RSC4) Zone. The proposed increase in density through the residential Bonus Zoning is in exchange for eligible facilities, services, and matters outlined in Section 19.4.4 of the Official Plan (1989). Other matters such as setback, lot coverage, and parking requirements may be considered through the re-zoning process as part of the Bonus Zone. Also, possible amendment to the Official Plan (1989) FROM Auto-Oriented Commercial Corridor designation TO Multi-Family, High Density Residential designation to align the Official Plan (1989) as it applies to these lands with the Transit Village Place Type of the London Plan. File Z-9199, O-9206. Planner: T. Macbeth ext.5102
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.
355 Middleton Avenue: located on the north side of Exeter Road, west of Middleton Avenue; approximately 2.29 hectares; The purpose and effect of this applications is to approve a Draft Plan of Vacant Land condominium consisting of 122 units in one (1) Block. Consideration of a proposed draft plan consisting of 122 multiple attached dwellings and common elements to be registered as one Condominium Corporation. A public meeting will be held no sooner than July 26th, 2021 and will not be heard before 4:00 p.m.*For the lands under consideration, the following separate applications have been submitted by Sifton Properties Limited: Site Plan Approval – Application File No. SPA21-033; Minor Variance – Application File No. A.087/21; and, Removal of Holding Provisions – Application File No. H-9363. File: 39CD-21509 Planner: A. Curtis ext.4497
915 Upperpoint Avenue; located on the west side of Upperpoint Ave, south of Upperpoint Gate; approximately 1.8 hectares – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 63 units. Consideration of a proposed draft plan consisting of 63 multiple attached townhouse dwelling units and common elements to be registered as one Condominium Corporation. A public meeting will be held no sooner than July 26th, 2021 and will not be heard before 4:00 p.m.*For the lands under consideration, a separate application for Site Plan Approval – Application File No. SPA21-026 – and Removal of Holding Provisions – Application File No. H-9362 - has been submitted by Sifton Properties Limited. File: 39CD-21508 Planner: A. Curtis ext.4497
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.
704-720 Boler Road - City Council intends to consider removing the “h” holding provision as it applies to these lands. The purpose of the “h” provision is 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 and/or a development agreement has been entered into for the subject lands. Council will consider removing the holding provision as it applies to these lands no earlier than July 26, 2021. File: H-9378 Planner: M. Clark ext.4586
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.
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 Development Services at developmentservices@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 meet on Thursday July 29, 2021, commencing at 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. Due to the COVID-19 emergency in the Province of Ontario, public hearings before the committee will be held virtually. Those who wish to attend the public hearing, or to provide written submissions regarding the matter should contact the Secretary - Treasurer, London Committee of Adjustment at 519-661-2489 ext. 4988 by 4:30 p.m. the day before the committee meeting. 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.080/21 - 333 Wortley Road, PLAN 385 BLK C PT LOT 3, west side of Wortley Road, south of Langarth Street East. To construct an addition. To permit a south interior side yard setback of 2.8m, whereas 3.0m is the minimum required.
1:50 p.m. – A.081/21 - 26 Base Line Road East, PLAN NIL PT LOT 1 E WHARNCLIFFE S, north side of Base Line Road East, east of Wharncliffe Road South. To construct an accessory structure (garage). To permit an accessory structure height of 6.8m, whereas 6.0m is the maximum permitted. To permit an accessory structure side yard setback of 1.0m, whereas 3.4m is the minimum required.
2:10 p.m. – A.045/21 - 2056 Tribalwood Street, PLAN 33M671 LOT 129, east side of Tribalwood Street, north of Blackacres Boulevard. To construct a single detached dwelling.
To permit an exterior yard setback of 3.0m, whereas 4.5m is the minimum required.
2:30 p.m. - A.094/21 - 2453 Seven Oaks Ridge, PLAN 33M672 LOT 35, north side of Seven Oaks Ridge, west of Sheffield Place. To construct an accessory structure (pool shed).
To permit an accessory structure in an exterior side yard, whereas no accessory structures shall be permitted within an exterior side yard. To permit an accessory structure with an exterior side yard setback of 0.6m, whereas 1.2m is the minimum required. To permit a lot coverage of 43%, whereas 40% is the maximum permitted.
2:50 p.m. - A.046/21 - 30 Villagewalk Boulevard, PLAN 33M633 BLK 89, north side of Villagewalk Boulevard, west of Richmond Street. To construct a 12-storey apartment building. To permit a setback from the street depth of 11.8m, whereas 3.0m is the maximum permitted. To permit a setback for the third storey and above of 3.0m plus the setback of the established first and second storey, whereas 1.0m plus the setback of the established first and second storey is the maximum permitted. To permit a lot coverage of 45%, whereas 35% is the maximum permitted. To permit a density of 343 units per hectare, whereas 300 units per hectare is the maximum permitted.
3:10 p.m. - A.047/21 - 100 Villagewalk Boulevard, PLAN 33M633 BLK 91, north side of Villagewalk Boulevard, west of Richmond Street. To construct a 12-storey apartment building. Overall Site: To permit a lot coverage of 43%, whereas 36% is the maximum permitted. Building 2: To permit a setback for the first and second storey from the street depth of 6.4m, whereas 3.0m is the maximum permitted. To permit a setback for the third storey and above of 4.7m plus the setback of the established first and second storey, whereas 1.0m plus the setback of the established first and second storey is the maximum permitted. Building 3: To permit a setback for the first and second storey from the street depth of 11.9m, whereas 3.0m is the maximum permitted. To permit a setback for the third storey and above of 3.0m plus the setback of the established first and second storey, whereas 1.0m plus the setback of the established first and second storey is the maximum permitted.
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: July 22, 2021
B.022/21 – 300-250 South Carriage Road
Reason: The applicant is requesting to sever approximately 11,196.9m² for the purpose of maintaining the existing residential apartment building and to retain approximately 9,875.9m² for future residential uses. Planner: M. Wu ext.5924
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. Additional information on these applications is available at the Consent Authority Office, Development and Compliance Services, Development Services, 6th Floor, City Hall, 300 Dufferin Avenue, London, Ontario 519-930-3500.
NOTICES
City Council Appointment to the London Hydro Inc. Board of Directors
City Council is seeking applications from individuals wishing to be considered for appointment to fill 1 vacancy on the London Hydro Inc. Board of Directors.
Individuals applying to fill the vacancy shall be at least 18 years of age, must not hold the status of bankrupt, nor have been deemed of unsound mind by a court in Canada or elsewhere and shall meet all the requirements of the Ontario Business Corporation Act, RSO 1990, c.B.16, Section 118(1). For more information on the qualifications required by London Hydro Inc. visit: www.london.ca/boards-commissions.
Persons interested in being considered for appointment are asked to complete and return an application form that is available on the City’s website at: www.london.ca/boards-commissions; or by phoning 519-661-2489 ext. 4599 before 9:00 a.m., Monday, July 19, 2021.
Personal information collected in applications or related communications are collected under the authority of the Municipal Act, 2001, as amended, and will be used by Members of Council and City of London staff in their review of this matter. The written submissions, including names and contact information, will be made available to the public, including posting on the City of London’s website, video recording of the standing committee and Council meetings where this matter will be discussed. Questions about this collection should be addressed to the City Clerk at 300 Dufferin Avenue, London, ON N6A 4L9 or by email to eskalski@london.ca.