PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually using Zoom online or phone, or by attending in person. City Hall is currently open to the public for public participation meetings. If you wish to attend in person to speak to a matter that is on an agenda you are encouraged to pre-register by email or phone; however, should you wish to attend virtually, pre-registration is required. To pre-register, please email PPMClerks@london.ca or call 519-661-2489, ext. 7100. Please note that some Elected Officials may attend the meetings virtually.
1 Notice of Collection of Personal Information – personal information is collected under the authority of the Municipal Act, 2001 and will be used by Members of Council and City of London staff in their consideration of this matter. Questions about this collection should be addressed to Manager, Records and Information Services, 3rd floor, City Hall, 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489, ext. 5590, email: eskalski@london.ca.
NOTICE OF PUBLIC MEETING
Items not to be heard before 1:05 p.m.
June 18, 2024 – 2024 Growth Management Implementation Strategy (GMIS) Update - The Strategic Priorities and Policy Committee will hold a public participation meeting to receive delegations and their comments regarding the 2025 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 2025 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. File: O-9595 Planner: T. Macbeth ext. 5102.
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.
850 Highbury Avenue North – The purpose and effect of these applications would be the creation of a mixed-use plan of subdivision.
The applicant has submitted a revised Draft Plan of Subdivision (39T-21503) and Zoning By-Law Amendment (Z-9577). The original Notice of Application for these and the associated Combined Official Plan & Zoning By-Law Amendment (OZ-9324) was published in the Londoner on March 11, 2021.
- Consideration of a revised Draft Plan of Subdivision consisting of one (1) low density residential block, eight (8) medium residential density blocks, two (2) medium density residential/mixed use blocks, eight (8) high density residential/mixed use blocks, six (6) heritage blocks, one (1) institutional block, one (1) parkland block, four (4) open space / servicing blocks, one (1) stormwater management block, one (1) rail block, one (1) future develop block one, one (1) road widening, served by the extension of Rushland Avenue, Howland Avenue, Spanner Street, and seven (7) new streets (Streets A through G).
- Possible Amendment to Zoning By-law Z.-1 to change the zoning from a Regional Facility (RF) Zone to: Holding Residential Special Provision R5/R8 (h-*•h-***•R5-7(*)/R8-4(*)•D100) Zone, Holding Residential Special Provision R5/R9 (h-*• h-**•h-***•R5-7(***)/R9-7(*****)) Zone, Holding Residential Special Provision R5/R9 (h-*• h-**•h-***• h-****•R5-7(***)/R9-7(*****)) Zone, Holding Residential Special Provision R8 (h-*• h-**•h-***• R8-4(**)•D100) Zone, Holding Residential Special Provision R5/R9 (h-*•h-**• h-***•R5-7(**)/R9-7(****)) Zone, Holding Residential Special Provision R5/R9 / Neighbourhood Facility 1 (h-*•h-**• h-***•R5-7(**)/R9-7(****)/NF1) Zone, Holding Residential Special Provision R9 (h-*•h-**•R9-7(*)•D320) Zone, Holding Residential Special Provision R9 (h-*•h-**•R9-7(*)•D300) Zone, Holding Residential Special Provision R9 (h-*•h-**•R9-7(**)•D250) Zone, Holding Residential Special Provision R9 (h-*•h-**•R9-7(***)•D250) Zone, Holding Residential Special Provision R9 (h-*• h-**• h-***•R9-7(***)•D250) Zone, Business District Commercial / Community Facility / Heritage (BDC/CF2/CF3/HER) Zone, Holding Business District Commercial / Community Facility / Heritage (h-***•BDC/CF2/CF3/HER) Zone, Holding Neighbourhood Facility/Open Space (h-*•h-***•NF1/OS1) Zone, and Open Space (OS1) Zone.
- The blocks with R9 (R9-7(*), R9-7(**), R9-7(***)) zones would permit high density residential uses including apartment buildings as well as a wide variety of commercial and office uses from the BDC zone within mixed use buildings, and require active uses fronting on to Oxford Street East and Highbury Avenue North. Special provisions are also proposed including for minimum and maximum heights, reduce front and exterior side yard setbacks, and increased density.
The blocks with R5/R9 (R5-7(**)/R9-7(****)) zones would permit high density residential uses including apartment, stacked townhouse, and cluster townhouse buildings as well as a wide variety of commercial and office uses from the BDC zone within mixed use buildings. Special provisions are also proposed including for minimum and maximum heights, reduce front and exterior side yard setbacks, and increased density.
The blocks with R5/R9 (R5-7(***)/R9-7(*****)) and R5/R8 (R5-7(*)/R8-4(*) zones would permit medium density residential uses including apartment, and stacked townhouse buildings. Special provisions are also proposed including for minimum and maximum heights, reduce front and exterior side yard setbacks, and increased density.
Blocks compounded with the neighbourhood facility (NF1) zone would permit community facilities that serve the neighbourhood including elementary schools, day care facilities, libraries, and community centres in addition to the uses permitted within the compound zones.
The R8 (R8-4(**)) zone would permit medium density residential uses including apartment, stacked townhouse, and cluster townhouse buildings as well as a wide variety of commercial and office uses from the BDC zone within mixed use buildings. Special provisions are also proposed including for minimum and maximum heights, reduce front and exterior side yard setbacks, and increased density.
The BDC/CF2/CF3/HER zones would permit a mix of retail, restaurant, neighbourhood facility, office and residential uses. The CF zones will permit institutional type uses which provide a city-wide or community service function. The heritage zone provides for and regulates buildings, structures and lands that have been designated under the Ontario Heritage Act.
The OS1 Zone would permit future parkland, open space corridors, and stormwater management facilities.
Key revisions to the previously circulated applications include:
- Draft Plan of Subdivision: The previously proposed single family lots have been replaced with a low density residential block and reoriented parkland block, the realignment of the future extension to Spanner Street, and minor changes to the road alignments throughout the plan.
- Zoning By-Law Amendment: Business District Commercial Zones have been removed from many blocks and these uses are proposed to only be permitted within the proposed R9-7 zones as part of mixed use buildings. Other special provisions have been proposed for minimum and maximum heights, reduced front and exterior side yard setbacks, and increased density. The proposed zoning has been revised to switch of some Residential R9 Zones to medium density Residential R8 Zones. The proposed zoning also include several holding provisions related to ensuring mitigation for noise and vibration impacts, and requiring implementation of the design policies of the Secondary Plan to allow development up to the upper maximum heights.
The City is also considering the following amendments:
- Alternative residential zones which reflect the long-term development vision of the subject lands;
- Special Provisions in zoning to implement the urban design requirements and considerations of the London Psychiatric Hospital Secondary Plan; and
- Adding holding provisions for the following: land use compatibility, urban design, water looping, municipal services, and phasing.
File: 39T-21503/Z-9577 Planner: M. Clark & A. Curtis (City Hall).
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.
850 Highbury Avenue North – The purpose and effect of this applications would be the creation of a mixed-use plan of subdivision.
The City of London has initiated an Official Plan Amendment (O-9735) to update the London Psychiatric Hospital Secondary Plan. The application will consider possible amendments to the Secondary Plan to provide flexibility in the design of public streets and bicycle routes, update the schedules of the Secondary Plan to reflect revisions to the proposed road network and block fabric, and other minor amendments to the plan to be consistent with the revised proposed Draft Plan of Subdivision and Zoning By-law Amendments for the subject lands (39T-21503/Z-9577). File: O-9735. Planner: M. Clark & A. Curtis (City Hall).
3563 Bostwick Road, on the south side of Pack Road, west of Bostwick Road; approx. 14.84 hectares (36.67 acres) – The purpose and effect of this application is to consider a proposed draft plan of subdivision consisting of single detached dwellings, cluster townhouses, street townhouses, apartments, parkland, open space, and served by three (3) public streets. Draft Plan of Subdivision – Consideration of a Draft Plan of Subdivision consisting of four (4) single detached residential blocks with an estimated yield of 46 single detached dwelling units (Blocks 1-4); three (3) street townhouse block with an estimated yield of 37 dwelling units (Block 5-7); three (3) cluster townhouse blocks with an estimated yield of 56 dwelling units (Block 9, 11-12); five (5) apartment building blocks with an estimated yield of 610 units (Block 8-12); one (1) future road/residential development block (Block 13), one (1) park block (Block 14); two (2) open space block (Block 15-16); three (3) 0.3 metre reserve blocks (Blocks 17-19); served by three (3) new streets (Streets A, B and C). A Focused Environmental Impact Study – 3563 Bostwick Road (EIS) report prepared by MTE Consultants Inc., dated September 20, 2023, was 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-24502. Planner: L. Mottram (City Hall) and A.Patel (City Hall).
1338, 1352, 1376, & 1388 Sunningdale Rd E – The purpose and effect of this zoning change is to permit the development of of 53, 2-storey townhouses or other residential uses. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-14), Urban Reserve (UR3), and holding Urban Reserve (h-2.UR3) Zone on a portion of the lands TO a compound Residential (R5-4, R6-5, R7*H15*D75) Zone, which would permit cluster townhouse dwellings; cluster stacked townhouse dwelling; single detached dwellings; semi-detached dwellings; duplex dwellings; triplex dwellings; townhouse dwellings; stacked townhouse dwellings; apartment buildings; fourplex dwellings: senior citizen apartment buildings; handicapped persons apartment buildings; nursing homes; retirement lodges; continuum-of-care facilities; and emergency care establishments. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9740. Planner: A. Riley ext. 4579.
1725-1731 Richmond Street – The purpose and effect of this zoning change is to permit the development of two mixed-use towers which will consist of one 22-storey tower with ground floor commercial office space and 159 residential units above; and one 20-storey tower ground floor commercial and office uses and 178 residential units above. Possible change to Zoning By-law Z.-1 FROM an Associated Shopping Area Special Provision(ASA1(5)), (ASA2(3)), (ASA3(1)), (ASA3(15)) Zone on a portion of the lands TO a Business District Commercial Special Provision (BDC1(_)) Zone with special provisions to implement the proposed development. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9741. Planner: A. Riley ext. 4579.
PROVIDING COMMENT
Your comments on these matters are important. You may comment by phone, mail or emailing the planner assigned to the file you are interested in. Mail should be directed to: The City of London, Planning and Development, P.O. Box 5035, 300 Dufferin Ave., London, ON, N6A 4L9.
Please note: Personal information collected and recorded at the Public Participation Meeting, or through written submissions on this subject, is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13 and will be used by Members of Council and City of London staff in their consideration of this matter. The written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City's website. Video recordings of the Public Participation Meeting may also be posted to the City of London's website. Questions about this collection should be referred to Evelina Skalski, Manager, Records and Information Services 519-661-CITY(2489) ext. 5590.
If a person or public body would otherwise have an ability to appeal the decision of the Corporation of the City of London or of the Approval Authority to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the application is adopted or approved, the person or public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the proposed amendment is adopted or approved, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
ADDITIONAL INFORMATION
Opportunities to view any file materials in-person can be arranged through the file Planner. For more information about these matters, including information about appeal rights, contact Planning and Development at plandev@london.ca and/or (519) 930-3500.
*Please ensure you reference the File Number or address in all communications.
MINOR VARIANCES
The Committee of Adjustment for the City of London will be held electronically and attendance by the Committee members will be virtual on Thursday June 2024, no earlier than 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. Members of the public can participate in person at City Hall 2nd floor Committee Room # 1, or via Zoom by computer, mobile device, or telephone audio. To register to participate in-person or virtually, email CoAregister@london.ca or contact Secretary - Treasurer, London Committee of Adjustment at 519-930-3500 by 4:30 p.m. the day before the committee meeting. To provide written submissions regarding the matter, email CoAsubmit@london.ca. Additional information regarding the matter being considered by the committee is available to the public for inspection by contacting the Secretary-Treasurer, London Committee of Adjustment.
1:30 p.m. – A.065/24 - 1673 Medway Park Drive, PLAN 33M812 LOT 27. To permit a single detached dwelling. To permit a minimum exterior side yard setback of 3.0m, whereas 4.5m is the minimum required.
1:30 p.m. – A.066/24 - 515 Grosvenor Street, PLAN 213 LOT 49. To permit an addition. . To permit a minimum east interior side yard setback of 0.9m, whereas 1.2m is the minimum required. To permit a maximum residential garage width of 4.8m, whereas 4.0m 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. 519-930-3500
Please be advised that from March 4 to July 31, 2024, the front (south) entrance to City Hall will be closed to visitors and staff while repair and rehabilitation work takes place. During this time pedestrian traffic will be redirected to the north entrance located off Reginald Cooper Square. Access from the lower-level parking garage to the City Hall elevators will still be available.
NOTICES
Notice of Introduction of Temporary Fee – Fees and Charges By-law – Civic Works Committee June 11, 2024, Council Chambers, City Hall, 300 Dufferin Avenue. The Civic Works Committee will receive a report regarding introduction of a temporary fee for existing customers that can no longer haul recycling process residuals in walking floor trailers to the W12A Landfill Site, to the City of London’s Fees and Charges By-law. Due to operational constraints, the City of London can no longer receive walking floor trailers until sometime in 2025 (between January and June). The Fees and Charges By-law sets out fees and charges that will be collected by The Corporation of the City of London for services provided by Services Areas throughout the Corporation.
Written submissions regarding the above-noted matter to be included on the Civic Works Committee Regular Agenda are to be submitted by no later than 9:00 AM on Monday, June 3, 2024 and the Added Agenda by no later than 9:00 AM Monday June 10, 2024, 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 cwc@london.ca.
Personal information submitted in writing on this subject is 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 and the report of the public participation meeting, will be made available to the public, including posting on the City of London’s website. A video recording of the meeting proceedings may also be posted to the City of London’s website. Questions about this collection should be referred to the Manager, Records & Information Services 3rd floor, City Hall, 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489, ext. 5590, email: bsomers@london.ca