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 in limited capacity 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. Please note that the majority of Elected Officials 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, including the provision of adequate physical distancing. 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
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 Manager, Records and Information Services at 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, March 28, 2022. 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, March 23, 2022. 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 25, 2022 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.
1200 Commissioners Road East – The purpose and effect of this zoning change is to add a Place of Worship as an additional permitted use. Possible change to the Zoning By-law Z.-1 FROM a Community Shopping Area Special Provision (CSA5(2)) Zone TO a new Community Shopping Area Special Provision (CSA5(_)) Zone to add a place of worship within one of the existing buildings totalling 1,580.60 sq m. File: Z-9468. Planner: O. Alchits ext. 7154.
Request for Demolition – 3700 Colonel Talbot Road – A request has been received for the demolition of the farmhouse and remaining outbuildings on the heritage listed property at 3700 Colonel Talbot Road. Contact: Heritage Planner K. Gonyou ext.5344
1055 Fanshawe Park Road West – The purpose and effect of this Official Plan and Zoning change is to permit a second, two-storey medical/dental building east of the existing medical/dental building with a gross floor area of 1,782.6 square metres and a common surface parking supply of 284 spaces. Possible amendment to the Official Plan from Office Area to an Office Area Specific Area Policy to permit office buildings with a maximum gross floor area of 6,342.4 square metres. Possible amendment to the Neighbourhoods Place Type Specific Area Policy 1074 to expand the maximum gross floor area permitted for medical/dental offices uses on the site to 6,342.4 square metres. Possible change to Zoning By-law Z.-1 FROM an Office OF5(6) TO an Office OF5( ) Zone to permit a total gross floor area for all office uses of 6342.4 square metres and a total parking supply of 284 spaces where 423 spaces are required. File: OZ-9444 Planner: J. Hall ext. 7150
Items not to be heard before 4:30 p.m.
910 Gainsborough Road – The purpose and effect of this zoning change is to permit a 5-unit, 2-storey townhouse row and a 2-unit, 2-storey semi-detached dwelling for a total density of 25.2 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-11) Zone TO a Residential R5 Special Provision (R5-6(_)) Zone. A zoning special provision is requested to permit reduced east and west interior side yard depths of 3.6 metres and 5.3 metres respectively, whereas 6.0 metres is the minimum required. File: Z-9442 Planner: M. Wu ext. 5924.
2520-2544 Advanced Avenue, 2475-2555 Bonder Road and Other Properties –The purpose and effect of this zoning change is to allow for an expanded range of permitted uses and increased height that will maintain the intent for these lands as a centre for advance manufacturing, research and high-tech industries. Possible change to Zoning By-law Z.-1 to ADD a definition for Aerospace Products and Parts Manufacturing Establishment, High-Tech Industry, and Production Studio. Possible change to Zoning By-law Z.-1 to AMEND a Light Industrial Special Provision (LI2(23)) Zone. Special provisions would add Aerospace Products and Parts Manufacturing Establishments; Data Processing Establishments; High-Tech Industries; Laboratories; Laboratories, Scientific or Research and Development; Pharmaceutical and Medical Products Industries; Printing, Reproduction and Data Processing Industries; Production Studios; and Research and Development Establishments as permitted uses in addition to the existing permitted uses. Special provisions would regulate an increase in maximum height of 50.0m, whereas 15.0m is permitted; and a minimum interior side and rear yard depth of 12.0m for heights over 30.0m. The City may consider the Airport Road South Business Park Urban Design Guidelines be amended to permit increased height limits above 4-stories and additional permitted uses, regulations and holding zone provisions. File: Z-9454 Planner: M. Campbell ext. 4650
Items not to be heard before 5:15 p.m.
517-525 Fanshawe Park Road East – The purpose and effect of this Official Plan and zoning change is to permit a 6 storey, 99 unit apartment building. Possible amendment to the 1989 Official Plan to ADD a Chapter 10 Specific Area Policy to permit a 6 storey, 99 unit apartment building with Bonus Zoning. The intent is to align the 1989 Official Plan policies with The London Plan policies that will apply to the site. Possible change to Zoning By-law Z.-1 FROM a Residential R2 (R2-4) Zone TO a Residential R9 Special Provision Bonus (R9-7(_)*B-_) Zone. The proposed special provisions would permit: a reduced minimum front yard depth of 1.0m, whereas 10m is required (revised); a reduced minimum exterior side yard depth of 1.0m, whereas 8m is required (revised); a reduced minimum interior side yard depth of 8.1m, whereas 21m is required; and a reduced minimum parking rate of 1.19 spaces per unit, whereas 1.25 spaces per unit is required. The proposed bonus zone would permit a maximum building height of 6 storeys (21m) and a maximum density of 175 units per hectare, whereas 150 units per hectare is the maximum, in return for eligible facilities, services, and matters outlined in Section 19.4.4 of the 1989 Official Plan and policies 1638_ to 1655_ of The London Plan. The proposed facilities, services, and matters to support Bonus Zoning include: enhanced urban design; underground parking; roof-top amenity; and affordable housing. The City may also consider additional considerations such as a different base zone (a Residential R8 Special Provision (R8-4( )) Zone), the use of holding provisions, and/or additional special provisions. File: O-9426/Z-9427 Planner: N. Pasato ext. 7156
Item not to be heard before 6:00 p.m.
1521 Sunningdale Road West and 2631 Hyde Park Road - The purpose and effect of the draft plan of subdivision and zoning by-law amendment would be the creation of residential subdivision. Consideration of a draft plan of subdivision with nine (9) low density residential blocks, three (3) low/medium residential blocks, three (3) medium residential blocks, one (1) park block, one (1) stormwater management facilities/park link block, one (1) open space block, four (4) future road blocks, and four (4) road reserve blocks; serviced by three (3) new local streets. Possible amendment to Zoning By-law Z.1 FROM a Holding Open Space (h-5•h-21•OS3) Zone TO a Residential R1 (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; Residential R1 (R1-10) Zone to permit single detached dwellings on lots with a minimum lot area of 925 square metres and minimum lot frontage of 22 metres; Residential R4 (R4-6) Zone to permit street townhouse dwellings on lots with a minimum lot area of 145 square metres and minimum lot frontage of 5.5 metres per unit; Residential R5 (R5-4) Zone to permit cluster townhouse dwellings and cluster stacked townhouse dwellings up to a maximum density of 40 units per hectare and maximum height of 12 metres; Residential R6 (R6-5) Zone to permit single detached dwellings, semi-detached dwellings, duplex dwellings, triplex dwellings, townhouse dwellings, stacked townhouse dwellings, apartment buildings, and fourplex dwellings up to a maximum density of 35 units per hectare and maximum height of 12 metres; Residential R7 (R7•H20•D100) Zone to permit senior citizen apartment buildings, handicapped persons apartment buildings, nursing homes, retirement lodges, continuum-of-care facilities, and emergency care establishments up to a maximum density of 100 units per hectare and maximum height of 20 metres; Residential R8 (R8•H20•D100) Zone to permit apartment buildings, handicapped person’s apartment buildings, lodging house class 2, stacked townhousing, senior citizen apartment buildings, emergency care establishments, continuum-of-care facilities up to a maximum density of 100 units per hectare and maximum height of 20 metres; Restricted Office (RO) Zone to permit offices, professional; Restricted Office (RO1/RO2/RO3) Zone to permit offices, professional, medical/dental offices, offices, business service establishments, day care centres, emergency care establishments, personal service establishments, restaurants eat-in, retail stores, studios, and financial institutions; Open Space (OS1) Zone to permit conservation lands, conservation works, golf courses, public and private parks, recreational buildings associated with conservation lands and public parks, campgrounds, and managed forests; and Open Space (OS4) Zone to permit conservation lands, conservation works, golf courses without structures, private parks without structures, public parks without structures, recreational golf courses without structures, cultivation or use of land for agricultural/horticultural purposes and sports fields 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) report has been submitted with the application for draft plan of subdivision. The EIS report is available for viewing by contacting the City’s Planner listed below. File: 39T-21506 / Z-9440 Planner: M. Johnson ext. 6276
1284 Sunningdale Road West - The purpose and effect of this application is to facilitate the development of an elementary school and day care on the subject lands. Consideration of an amendment to the Zoning By-law Z.1 to change the zoning FROM a Holding Residential R4/R6/R7/R8 (h•h-54•h-71•h-95•h-100•R4-6(14)/R6-5/R-7•H15•D75•R-8•H15•D75) Zone TO a Holding Residential R4/R6/R7/R8, Neighbourhood Facility (h•h-54•h-71•h-95•h-100•R4-6(14)/R6-5/R-7•H15•D75•R-8•H15•D75•NF1) Zone to permit street townhouse dwellings, single detached dwelling, semi-detached dwelling, duplex dwelling, triplex dwelling, townhouse dwelling, stacked townhouse dwelling, apartment buildings, fourplex dwelling, apartment buildings, senior citizen apartment buildings, handicapped persons apartment buildings, nursing homes, retirement lodges, continuum-of-care facilities, emergency care establishments, lodging house class 2, stacked townhousing up to a maximum density of 75 units per hectare and maximum height of 15 metres, and permitted uses within the NF1 zone variation that include places of worship, elementary schools, day care centres, community centres, libraries, private schools, fire stations, private club, and police station. File: Z-9458 Planner: M. Johnson ext. 6276
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.
712 Base Line Road East – The purpose and effect of this zoning change is to permit a mixed-use (commercial/office and residential) apartment building with a height of 16 storeys, 150 residential units, and 650 square metres of commercial. Possible change to Zoning By-law Z.-1 FROM a Community Shopping Area (CSA3) Zone TO a Residential R9 Special Provision/Bonus (R9-7(_)*B-(_) Zone, which would permit apartment buildings; lodging house class 2; senior citizens apartment buildings; handicapped persons apartment buildings; continuum-of-care facilities. The proposed special provisions would also permit additional permitted uses, such as: animal hospitals; apartment buildings, with any or all of the other permitted uses on the first floor; bake shops; clinics; commercial recreation establishments; commercial parking structures and/or lots; converted dwellings; day care centres; dry cleaning and laundry depots; duplicating shops; emergency care establishments; existing dwellings; financial institutions; grocery stores; laboratories; laundromats; libraries; medical/dental offices; offices; personal service establishments; private clubs; restaurants; retail stores; service and repair establishments; studios; video rental establishments; cinemas; brewing on premises establishment; food store; animal clinic; convenience store; post office; convenience service establishments; dwelling units restricted to the rear portion of the ground floor or on the second floor or above with any or all of the other permitted uses in the front portion of the ground floor; bed and breakfast establishments; antique store; police stations; artisan workshop; craft brewery; a reduced minimum front yard depth of 0.5m, whereas 11m is required; a reduced minimum rear yard depth of 0.5m , whereas 19.2m is required; a reduced minimum interior (west and east) side yard depth of 5.5m, whereas 19.2m is required; a maximum lot coverage of 60.5% , whereas 30% maximum is required; a reduced landscape open space of 19.5%, whereas 30% minimum is required; a reduced minimum parking requirement of 149 spaces, whereas 232 spaces are required; and a reduced minimum parking setback of 1.4m, whereas 1.5m is required. The Bonus Zone would permit a maximum building height of 16 storeys (47m) and a maximum density of 660 units per hectare, whereas 150 units per hectare is the maximum, in return for eligible facilities, services, and matters outlined in Section 19.4.4 of the 1989 Official Plan and policies 1638_ to 1655_ of The London Plan. The proposed facilities, services, and matters to support Bonus Zoning include: exceptional site and building design, sustainable forms of development, contribution to the development of transit amenities, features and facilities, affordable housing, and extraordinary tree planting, which may include large calliper tree stock, a greater number of trees planted than required, or the planting of rare tree species as appropriate. The City may also consider additional considerations such as a different base zone (such as a Business District Commercial Special Provision (BDC1(_)) Zone, the use of holding provisions, and/or additional special provisions. File: Z-9474 Planner: N. Pasato ext. 7156
538 Southdale Road East – The purpose and effect of this zoning change is to permit a 3.5-storey stacked back-to-back townhouse building containing 12 dwelling units. Possible change to Zoning By-law Z.-1 FROM a holding Residential R3 (R3-2) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone. Special provisions are requested to permit: a minimum front and exterior side yard depth of 1.5m - 4.5m whereas 8.0m is required; a minimum interior yard depth of 1.8m - 3.0m when the end wall of a unit contains no windows to habitable rooms (whereas 0.5m per 1.0m of building height is required); a reduced residential parking rate of 1 space/unit (whereas 1.25-1.5 spaces/unit is required); and a density of 75 units per hectare whereas a maximum of 60 units per hectare is permitted. The City may also consider additional special provisions. File: Z-9480 Planner: M. Wu ext. 5924
574 Southdale Road East – The purpose and effect of this zoning change is to permit two, 3-storey stacked townhouse buildings containing a total of 14 dwelling units. Possible change to Zoning By-law Z.-1 FROM a holding Residential R3 (R3-2) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone. Special provisions are requested to permit: a minimum front and exterior side yard depth of 1.5m - 4.5m whereas 8.0m is required; a minimum interior yard depth of 1.8m - 3.0m when the end wall of a unit contains no windows to habitable rooms (whereas 0.5m per 1.0m of building height is required); a reduced residential parking rate of 1 space/unit (whereas 1.25-1.5 spaces/unit is required); and a density of 70 units per hectare whereas a maximum of 60 units per hectare is permitted. The City may also consider additional special provisions. File: Z-9481 Planner: M. Wu ext. 5924
City Wide – Definition of “Parks”, “Community Centres’ and other Municipally Owned Land Uses and Facilities.
The purpose and effect of this possible zoning by-law amendment is to change the existing definitions in Zoning By-law Z-1 that apply to municipally-owned parks and community facilities, to permit activities currently permitted by the Parks and Recreation By-law (PR-2). File: Z-9469 Planner: C. Parker ext.4648
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 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 April 7, 2022, 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 CoAregister@london.ca / CofAsubmit@london.ca Secretary - Treasurer, London Committee of Adjustment at 519-930-3500 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.024/22 - 240 Cathcart Street, PLAN 448 LOT 65 S/S, east side of Cathcart Street, south of Devonshire Avenue. To permit a exterior side yard parking. To permit two (2) exterior side yard parking spaces whereas parking is only permitted in the interior and rear yard.
1:30 p.m. – A.031/22 - 1935 Wavell Street, PLAN 843 LOT 14, south side of Wavell Street, east of Clarke Road To construct an addition (garage). To permit an interior side yard setback of 0.6m, whereas 1.2m is the minimum required.
1:30 p.m. – A.025/22 - 1014 Quinton Road, PLAN M29 LOT 75-1, south side of Quinton Road, west of Quinton Place. To construct an addition. To permit a lot coverage of 40%, whereas 35% is the maximum.
2:00 p.m. - A.032/22 - 844 Wonderland Road South, CON 1 PT LOT 36, east side of Wonderland Road South, south of Viscount Road. To permit reduced parking. To maintain 24 parking spaces, whereas 28 parking spaces are 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
CONSENTS
The London Consent Authority will be considering the following application for consent on March 31, 2022 at 2:30 PM. Comments are due March 24, 2022 to the London Consent Authority.
B.007/22 – 461 Second Street – Consent to sever approximately 2,671.5m² (28,755.8ft2) with a lot frontage of 18.5m and retain approximately 9,229.5m² (99,345.5ft2) with a lot frontage of 14m. No uses are currently proposed for the severed and retained parcels. Planner: E. Biddanda Pavan ext. 4625.
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 Local Planning Appeal Tribunal (LPAT) 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.