PUBLIC PARTICIPATION MEETING PROCESS
A Provincial Stay-at-Home Order and Province-wide shutdown is in effect for London. In alignment with these measures, the Public Participation Meeting process has been modified to protect the health and well-being of members of the public and City employees during the pandemic.
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.
Council and Standing Committee Meetings will continue; however, City Hall will be temporarily closed to the public for in-person attendance at these meetings. Live streaming of Council and Standing Committee Meetings will continue to be available via the City of London’s website or 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, May 31, 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, May 26, 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, May 28, 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.
349 Southdale Road East; located on the south side of Southdale Road East; approximately 0.318 hectares – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 20 residential units with a private access driveway, private internal services and a common element to be registered as one Condominium Corporation. Consideration of a possible amendment to the Zoning By-law to change the zoning from a Residential R3 (R3-3) Zone to a 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. File: 39CD-21501/Z-9308 Planner: S. Meksula ext.5349
1752 Hamilton Road; east side, north of Commissioners Road East; approx. 0.27 hectares (0.67 acres) - The purpose and effect of this application is to facilitate creation of four (4) single detached dwelling lots identified as Lots 65, 66, 67 & 68 fronting future Oriole Drive. Consideration of an amendment to the zoning by-law to change the zoning from a Residential R1 (R1-14) Zone, which permits single detached dwellings on lots having a minimum lot area of 2000 square metres and minimum lot frontage of 30 metres, to a Residential R1 (R1-3) Zone to permit single detached dwellings on lots having a minimum lot area of 300 square metres and minimum lot frontage 10 metres. The City may also consider applying holding provisions in the zoning to ensure adequate provision of municipal services, and 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 in proximity to arterial roads. File: Z-9314 Planner: L.Mottram ext.4866
Request to Remove Properties from the Register of Cultural Heritage Resources – A request to remove the following properties from the Register of Cultural Heritage Resources has been received: 1033-1037 Dundas Street, 1 Kennon Place,19 Raywood Avenue, 32 Wellington Road, 34 Wellington Road, 90 Wellington Road, 98 Wellington Road, 118 Wellington Road, 120 Wellington Road, 122 Wellington Road, 126 Wellington Road, 134 Wellington Road, 136 Wellington Road, 138 Wellington Road, 140 Wellington Road, 142 Wellington Road, 166 Wellington Road, 220 Wellington Road, 247 Wellington Road, 249 Wellington Road, 251 Wellington Road, 253-255 Wellington Road, 261 Wellington Road, 263 Wellington Road, 265 Wellington Road, 267 Wellington Road, 269 Wellington Road, 271 Wellington Road, 273 Wellington Road, 275 Wellington Road, 285 Wellington Road, 287 Wellington Road, 289 Wellington Road, 297 Wellington Road, 301 Wellington Road, 327 Wellington Road, 331 Wellington Road, 333 Wellington Road, 72 Wellington Street, and 44 Wharncliffe Road North. Contact: K. Gonyou, Heritage Planner ext.5344
Items not to be heard before 4:30 p.m.
16 Wethered Street – The purpose and effect of this zoning change is to permit an 8-unit, 2-storey townhouse building with a density of 40 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-6) Zone TO a Residential R5 Special Provision (R5-4(_)) Zone. A zoning special provision is requested to permit a front yard depth of 5.0 metres in place of 6.0 metres. File: Z-9309 Planner: A. Riley ext.4579
Request for Demolition – 325 Victoria Street – A request has been received for the demolition of a detached garage on the heritage designated property at 325 Victoria Street. Contact: L. E. Dent, Heritage Planner ext.0267
135 Villagewalk Boulevard – SPA18-067 – Consideration of a site plan to permit two commercial pads in the southeast corner of the subject property in addition to access with the remainder of the site to subject to a future application. The zoning includes 2 holding provisions: to require a public site plan meeting before the Planning and Environment Committee; and, to ensure that new development is designed and approved consistent with the policies of the Sunningdale North Area Plan and the “Upper Richmond Village-Urban Design Guidelines”. File: SPA18-067 Planner: L. Maitland ext.1517
Items not to be heard before 5:00 p.m.
Request for Demolition – 126 Price Street – A request has been received for the demolition of the dwelling located on the heritage listed property at 126 Price Street. Contact M. Greguol, Heritage Planner ext.5843
1697 Highbury Avenue North - The purpose and effect of this zoning change is to permit two new stacked townhouse buildings with a total of 20 units (58 units per hectare(uph)): (1) a 3-storey, stacked townhouse building with 12 units located close to the street; and (2) a 2-storey stacked townhouse building with 8 units located toward the rear of the property. Possible change to Zoning By-law Z.-1 FROM a Residential R5/Residential R6 (R5-2/R6-4) Zone and an Open Space (OS5) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone and an Open Space (OS5) Zone. Special provisions for the Residential R5 Special Provision (R5-7(_) Zone include a minimum front yard depth of 1.0m, a maximum front yard depth of 6.0m, a south interior side yard depth of 1.5m, a rear yard depth of 5.5m, and a third stacked townhouse unit on the units immediately adjacent to Highbury Avenue North whereas the definition of “Stacked Townhouse” permits stacking up to 2 units high. File: Z-9302 Planner: B. Debbert ext.5345
Items not to be heard before 5:30 p.m.
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 on 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. The City may also consider a holding provision with respect to heritage matters, and the use of alternative or additional Special Provisions and/or Bonus Zoning requirements to implement the proposed plan. File: Z-9301 Planner: B. Debbert ext.5345
435-451 Ridout Street North The purpose and effect of this Official Plan and zoning change is to permit a 40-storey mixed-use building containing 280 residential units and 6,308 square metres of commercial/office gross floor area, incorporated with the existing heritage buildings on-site. Possible Official Plan Amendment to The London Plan to ADD a specific policy to the Downtown Place Type to permit a maximum building height of 40-storeys with a Type 2 Bonus Zone. Possible change to Zoning By-law Z.-1 FROM a Downtown Area Special Provision (DA2(3)*D350) Zone, a Heritage/Regional Facility (HER/RF) Zone, and an Open Space (OS4) Zone TO a Downtown Area Special Provision Bonus (DA2(3)*B-_) Zone and an Open Space (OS4) Zone to permit the proposed mixed-use building. The bonus zone would permit a density of 500 units per hectare, a building height of 40-storeys (125 metres), and a setback of 17.9 metres to the residential component of the building, in return for eligible facilities, services, and matters including but not limited to: provision of affordable housing; heritage retention and conservation; green building design; and/or public parking. City Council may also consider the use of holding provisions. File: OZ-9157 Planner: C. Maton ext.5074
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.
2009 Wharncliffe Road South – The purpose and effect of this Official Plan and zoning change is to permit the development of a 9-storey mixed-use apartment building containing 55 residential units and 477 square metres of commercial gross floor area. Possible Official Plan Amendments to the 1989 Official Plan, The London Plan, and the Southwest Area Secondary Plan to ADD site-specific policies to permit a mixed-use building with a maximum height of 9-storeys, 477 square metres of commercial gross floor area, and a maximum mixed-use density of 216 units per hectare. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR4) Zone TO a Business District Commercial Special Provision Bonus (BDC(_)*B-_) Zone. Special provisions would permit a maximum front yard depth of 3.9 metres; a minimum interior side yard depth of 1.2 metres; a minimum parking rate of 1 space per residential unit; and a minimum parking rate of 1 space per 40 square metres of any permitted non-residential use. The proposed bonus zone would permit a maximum building height 31 metres and a maximum mixed-use density of 216 units per hectare, 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. City Council may consider an alternative zone variation(s) to facilitate the requested development other than those identified above. File: OZ-9348 Planner: C. Maton ext.5074
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 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
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 June 3, 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-130/20 - 174 Columbia Avenue, PLAN 434 LOT 252, west side of Columbia Avenue, south of Oxford Street West. To construct a driveway. To permit a driveway width of 5.5m, whereas 3.8m is the maximum permitted REQUESTS: To permit one (1) additional parking space in the front yard, whereas parking is restricted to the rear and interior side.
1:50 p.m. – A-058/21 - 68 Highview Avenue West, PLAN 716 PT LOT 75 W/S GORDON AVE, north side of Highview Avenue West, north of Gordon Avenue. To construct an addition (garage). To permit an exterior side yard setback of 1.2m, whereas 6.7m is the minimum required.
2:30 p.m. - A-051/21 - 4235 Masterson Circle, PLAN M377 LOT 51.18, north side of Masterson Circle, south of Kilbourne Road. To construct an accessory structure (cabana). To permit a lot coverage of 40.5%, whereas 35% is the maximum permitted.
2:50 p.m. – A.015/21 - 621 Creston Avenue, PLAN 578 PT LOT 44 RP 33R15261 PART 1, south side of Creston Avenue, west of Verulam Street. To sever a lot and construct two single detached dwellings. 621 Creston Avenue: To permit a lot area of 503.4m2 whereas a minimum of 600m2 is required. To permit a front yard setback of 5.0m, whereas a minimum of 6.1m is required. To permit an exterior side yard of 5.0m, whereas a minimum of 13.2m is required. 775 Verulam Street: To permit a lot area of 503.6m2 whereas a minimum of 600m2 is 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 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
CONSENTS
The Committee of Adjustment for the City of London will meet on Thursday June 3, 2021, commencing at 1:30 p.m., for the purpose of hearing the following applications for Consent and may have concurrent applications for Minor Variances 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.
2:10 p.m. - B.013/21 – 1664 Evangeline Street, PLAN 483 LOTS 41 TO 46 RP 33R20630 PART 1, north side of Evangeline Street, east of Second Street. To sever 5 parcels of approximately 455m2 for future residential uses and to retain approximately 455m2 for future residential uses.
2:50 p.m. - B.038/20 – 621 Creston Avenue, PLAN 578 PT LOT 44 RP 33R 15261 PART 1, south side of Creston Avenue, west of Verulam Street. To sever 503.6m2 for the purposes of constructing a single detached dwelling, and retain 503.4m2 for the purposes of constructing a single detached dwelling
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 519-661-2489
NOTICES
Notice of Public Participation Meeting – 2022 Growth Management Implementation Strategy (GMIS) Update – Tuesday, May 18, 2021, not to be heard before 4:00 PM, City Hall (2nd Floor), 300 Dufferin Avenue. The Strategic Priorities and Policy Committee will hold a public participation meeting to receive delegations and their comments regarding the 2022 Growth Management Implementation Strategy (GMIS) Update.
The GMIS is the City’s plan for investments in development charges-funded growth infrastructure projects. Updated annually, the GMIS provides revised timing for the construction of infrastructure, to be formally adopted through the capital budget. To date, the process of reviewing the 2022 GMIS has been attended by parties representing both development and taxpayer interests. The recommendations outlined in the staff report will inform the locations of future development throughout the City for the upcoming 10 years.
Information and the staff report (available by Noon on Wednesday May 12, 2021) regarding the above-noted matter will be posted on the City of London’s website at https://getinvolved.london.ca/gmis. Written submissions regarding the above-noted matter to be included on the Strategic Priorities and Policy Committee Agenda Added for the meeting should be submitted by no later than 9:00 AM on Monday, May 17, 2021 either delivered or mailed to the City Clerk’s Office, Room 308, 300 Dufferin Avenue, P.O. Box 5035, London, ON N6A 4L9. Submissions in accordance with the above-noted deadline may also be e-mailed to SPPC@london.ca.
To participate in the meeting, please consult the City of London website. Advance registration is required for all participation, register and get additional information by contacting PPMClerks@london.ca
Personal information collected and recorded at the public participation meeting or submitted in writing on this subject 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 review of this matter. The written submissions including names and contact information and the report of the meeting will be made available to the public, including posting to the City of London’s website. Questions about this collection should be referred to Cathy Saunders, City Clerk (519-661-2500 ext. 4937).
Notice of Completion - Victoria Street Sewage Pumping Station
Class Environmental Assessment
Project:
The City of London is concluding the Victoria Street Sewage Pumping Station Class Environmental Assessment (EA). The purpose of this Class EA was to evaluate a range of potential alternatives for the existing Victoria Street Sewage Pumping Station, located at 47 Victoria Street, which is reaching the end of its life and requires renewal or replacement.
Process:
The Class EA study was undertaken in accordance with the Ontario Environmental Assessment Act and has covered all necessary phases of Schedule ‘B’ of the Municipal Class EA Process. The Schedule ‘B’ process includes the definition of a problem or opportunity, as well as the identification and evaluation of potential alternative solutions. At this time, a Project File Report has been completed to conclude the Schedule ‘B’ Municipal Class EA process to recommend the preferred solution for the Victoria Street Sewage Pumping Station. The Project File Report will be available online for review: https://getinvolved.london.ca/victoriastreet
Interested persons may provide written comments to our project team by June 8, 2021. All comments and concerns should be sent directly to Brian Calhoun at the City of London.
In addition, a request may be made to the Ministry of the Environment, Conservation and Parks for an order requiring a higher level of study (i.e. requiring an individual/comprehensive EA approval before being able to proceed), or that conditions be imposed (e.g. require further studies), only on the grounds that the requested order may prevent, mitigate or remedy adverse impacts on constitutionally protected Aboriginal and treaty rights. Requests on other grounds will not be considered. Requests should include the requester contact information and full name.
Requests should specify what kind of order is being requested (request for conditions or a request for an individual/comprehensive environmental assessment), how an order may prevent, mitigate or remedy potential adverse impacts on Aboriginal and treaty rights, and any information in support of the statements in the request. This will ensure that the Ministry is able to efficiently begin reviewing the request.
The request should be sent in writing or by email to:
Minister of the Environment, Conservation and Parks
777 Bay Street, 5th Floor
Toronto ON M7A 2J3
minister.mecp@ontario.ca
and
Director, Environmental Assessment Branch
Ministry of Environment, Conservation and Parks
135 St. Clair Ave. W, 1st Floor
Toronto ON, M4V 1P5
EABDirector@ontario.ca
Requests should also be copied to Brian Calhoun by mail or by e-mail. Please visit the Ministry’s website for more information on requests for orders under section 16 of the Environmental Assessment Act at: https://www.ontario.ca/page/class-environmentalassessments-part-ii-order
All personal information included in your request – such as name, address, telephone number and property location – is collected, under the authority of section 30 of the Environmental Assessment Act and is collected and maintained for the purpose of creating a record that is available to the general public. As this information is collected for the purpose of a public record, the protection of personal information provided in the Freedom of Information and Protection of Privacy Act (FIPPA) does not apply (s.37). Personal information you submit will become part of a public record that is available to the general public unless you request that your personal information remain confidential.
Your feedback is important to us:
To provide comments, obtain alternate formats, request additional information, or if you have any issues accessing the document for review, please contact a member of the project team below:
Brian Calhoun, A.Sc.T.
Senior Engineering Technologist
Wastewater Treatment Operations
City of London
109 Greenside Avenue
London, ON N6J 2X5
519-661-CITY (2489) ext. 1337
bcalhoun@london.ca
Dave Wilhelm, P. Eng.
Manager, Water/Wastewater
MTE Consultants
520 Bingemans Centre Drive
Kitchener, ON N2B 3X9
519-743-6500 ext. 1225
dwilhelm@mte85com
Under the Freedom of Information and Protection of Privacy Act and the Environmental Assessment Act, unless otherwise stated in the submission, any personal information such as name, address, telephone number and property location included in a submission will become part of the public record files for this matter and may be released, if requested, to any person.