NOTICE OF PUBLIC MEETING
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Monday, November 28, 2022. Standing Committee and Council Meetings are meetings hosted in Council Chambers at City Hall. Participation of some Council Members and staff will be virtual. Meetings can be viewed via live-streaming on YouTube and the City website. Additional information about Public Participation Meetings is available on www.london.ca.
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, November 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 a.m. on Friday, November 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.
3195 and 3207 White Oak Road; located on the west side of White Oak Road; approximately 1.64 hectares – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 87 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 Holding Urban Reserve UR4 Special Provision (UR4*UR4(10)*h-94*UR4(11)) Zone to a Residential R5 (R5-7) Zone to permit cluster townhouse dwellings, and cluster stacked townhouse dwellings. Special provisions to the Residential R5 (R5-7) Zone would permit reduced exterior side yard setback of 1.2m whereas, a rear yard second story deck setback of 4.1m and a rear yard depth of 6.0m north interior side yard. File: 39CD-21505 /Z-9350 Planner: S. Meksula ext. 5349.
2846 and 2870 Tokala Trail – The purpose and effect of this zoning change is to facilitate the development of the site for four (4) 3.5-storey stacked back-to-back townhouses, containing 80 dwelling units. Possible change to Zoning By-law Z.-1 FROM a Holding Residential / Neighbourhood Facility (h*h-71*h-100*h-108*R5-7 / NF1) Zone and Urban Reserve (UR3) Zone TO a Holding Residential R5 Special Provision (h(_)*R5-7(_)) Zone, to permit cluster townhouse dwellings and cluster stacked townhouse dwellings. The proposed special provision would permit a density of 70 units per hectare, whereas 60 units per hectare is the maximum permitted.
The City may also consider the use of holding provisions related to an archaeological assessment, and additional special provisions related to setbacks, density, height, and parking. File: Z-9523 Planner: E. Biddanda Pavan ext. 4625.
870-922 Medway Park Drive - The purpose and effect of this amendment is to permit a 43-unit cluster townhouse development. Possible change to Zoning By-law Z.-1 FROM a Holding Restricted Office (h-17*RO2) Zone TO a Holding Residential R5 Special Provision (h-17*R5-7(_)) Zone to permit cluster townhouse dwellings and cluster stacked townhouse dwellings. Proposed special provisions include a minimum front yard depth of 1.5 metres and a maximum front yard depth of 10.0 metres; a minimum rear yard depth of 5.0 metres; a minimum west interior side yard depth of 6.0 metres; a minimum east interior side yard depth of 5.0 metres; a rear yard second storey deck with a minimum setback of 2.5 metres; and a west interior side yard second storey deck with a minimum setback of 3.5 metres. File: Z-9533 Planner: M. Vivian ext. 7547.
Items not to be heard before 4:30 p.m.
338 Boler Road - The purpose and effect of this amendment is to permit the development of a fourplex dwelling. Possible change to Zoning By-law Z.-1 FROM a Residential R2 (R2-1) Zone TO a Residential R3 Special Provision (R3-1(_)) Zone. Special provisions would permit a minimum front yard setback of 1.2 metres and a minimum rear and interior side yard parking area setback of 1.5 metres. File: Z-9510 Planner: M. Vivian ext. 7547.
6092 Pack Road – The purpose and effect of this zoning change is to permit a cluster townhouse development which will include: the retention of the existing 20th-Century Farmhouse as a single detached unit; five (5) 2.5-storey townhouses totalling 33 dwelling units; a 3.5-storey back-to-back townhouse building containing 6 dwelling units and a maximum density of 45 units per hectare. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR3) Zone TO a Residential R6 Special Provision (R6-5(*)) Zone. Special provisions are requested to: exclude apartment buildings as a permitted use; permit an increased minimum front yard setback of 15.8 metres; permit minimum rear yard of 6.0 metres; permit a minimum interior side yard of 1.8 m for buildings one to two stories in height where the end wall of a unit contains no windows to habitable rooms; permit a minimum interior side yard of 3.0 metres for over two stories where the end wall of a unit contains no windows to habitable rooms, or 6.0 metres where the wall of a unit contains windows to habitable rooms; permit minimum separation distance from single detached dwelling of 5.0 metres; permit a maximum density of 45 units per hectare whereas a maximum of 35 units per hectare is permitted; and permit that no dwelling(s) shall be constructed within the interior side yard beside the single detached dwelling that contains the access driveway. The City may also consider additional special provisions. File: Z-9493 Planner: S. Filson ext. 4847.
Items not to be heard before 5:00 p.m.
931-1255 Southdale Road East – The purpose and effect of this zoning change is to permit 3 six-storey apartment buildings with 167 units in total and a community and office space in the ground-level of the new apartment buildings with 98 of the existing townhouses to be maintained. Possible change to Zoning By-law Z.-1 FROM a Residential R5Zone (R5-5 including a portion additionally zoned DC for Daycare) TO a Residential R8 Special Provision (R8-4(_)) Zone to permit apartment buildings with institution, office and community centre uses. File: Z-9455 Planner: L. Maitland ext. 1517.
Items not to be heard before 5:30 p.m.
608 Commissioners Road West – The purpose and effect of this zoning change is to permit a 6-storey apartment building with step backs consisting of 95 residential units at 215 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Residential R8 Special Provision (R8-4(_). Special provisions would permit a height of 22.0 metres whereas 12.0 metres is required; and a maximum density of 215 units per hectare whereas a maximum of 75 units per hectare is permitted. File: Z-9516. Planner: A. Riley ext. 4579
Items not to be heard before 6:00 p.m.
307 Sunningdale Road East - The purpose and effect of this amendment is to permit ten cluster housing single detached dwellings on the subject site. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-17) Zone, a Holding Residential R1 (h-2*R1-17) Zone and an Open Space (OS5) Zone TO a Residential R6 (R6-3) Zone, to permit cluster single detached, semi-detached or duplex dwellings, and an Open Space (OS5) Zone to permit conservation lands, conservation works, passive recreation uses which include hiking trails and multi-use pathways, and managed woodlots. File: Z-9498 Planner: I. de Ceuster ext. 3835.
Items not to be heard before 7:00 p.m.
4452 Wellington Road South – The purpose and effect of this Official Plan and zoning change is to permit a transport terminal on the eastern portion of the site. Possible amendment to the 1989 Official Plan to change the designation on a portion of the site from New Format Regional Commercial Node to Light Industrial. Possible amendment to the London Plan to change the designation on a portion of the site from the Shopping Area Place Type to the Light Industrial Place Type. Possible change to Zoning By-law Z.-1 FROM a Holding Associated Shopping Area Commercial (h-17*ASA1/ASA2/ASA6) Zone TO a Holding Light Industrial (h-17*LI6) Zone to permit various light industrial uses, including transport terminal, and an Environmental Review (ER) Zone to permit conservation lands and conservation works. The City may also consider the use of additional holding provisions, special provisions, or additional zoning and Official Plan/London Plan amendments as part of this application. File: OZ-9497 Planner: N. Pasato ext. 7156.
952 Southdale Road West – The purpose and effect of this Official Plan and zoning change is to permit a mixed-use commercial/office/residential development. The requested commercial component, located on approximately the southerly 2/3 of the site, includes a grocery store, a 2-storey commercial/office building, and a single-storey commercial building, with a total gross floor area (GFA) of 5,000m2 and a drive through facility. The requested office component within the commercial development has an area of approximately 555m2(REVISED). The requested residential component, located on approximately the north 1/3 of the site includes four, three-storey stacked townhouse buildings with a total of 30 units (density 97 uph)(REVISED). The easterly part of the site is proposed to remain undeveloped to promote the protection and preservation of a Provincially Significant Wetland and associated natural heritage features and buffers.
Possible amendment to The London Plan to change the Place Type on Map 1 for a portion of the property FROM Green Space TO Neighbourhoods, and FROM Neighbourhoods TO Green Space, and to MODIFY the natural heritage features on Map 5 to reflect current Ministry of Natural Resources and Forestry mapping. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR2) Zone TO the following: 1) a Residential R8 Special Provision (R8-4(_)) Zone. Permitted uses include: apartment buildings, handicapped persons apartment buildings, lodging house class 2, stacked townhouse, senior citizen apartment building, emergency care establishment, continuum-of-care facility. Special provisions include: a minimum Front Yard setback of 3.0m whereas 7.0m is required (REVISED); a minimum Rear Side Yard setback of 3.0m whereas 4.5m is required (adjacent to the OS5 Zone) (REVISED); an increased in density from 75 units/ha to 97units/ha (REVISED); to permit stacked townhouse buildings three units high, rather than two as defined in the Zoning By-law; and to deem Colonel Talbot Road as the Front Lot Line for zoning purposes (REVISED). The City may also consider a reduced residential density and specify the areas of the site on which residential development may occur; 2) a Community Shopping Area Special Provision (CSA1(_)) Zone. Permitted Uses include: a broad range of retail, service, office, recreational, and institutional uses. Special provisions include: a minimum Front Yard setback of 0.0m, whereas 8.0 m is required (REVISED); a minimum Exterior Side Yard setback of 1.0m whereas 8.0m is required (REVISED); a minimum Rear Yard setback of 2.0m whereas 8.0m is required (abutting the proposed R8-4(_) Zone))(REVISED); a minimum Interior Side Yard setback of 0.0m whereas 3.0m is required (adjacent to a non-residential zone being the OS5 Zone integrating the ecological buffer)(REVISED); a minimum required parking setback from a road allowance of 0.5m whereas 3.0m is required(REVISED); and a reduction of the drive-through stacking stalls from 15 to 8 for a coffee shop. The City may also specify the areas of the site on which commercial development may occur; 3) an Open Space (OS5) Zone. Permitted uses include: conservation lands, conservation works, passive recreation uses which include hiking trails and multi-use pathways, managed woodlots. The City may also consider adding a holding provision (h-129) on a portion of the site to ensure that the results of the Hydraulic Floodway Analysis are accepted to the satisfaction of the Upper Thames River Conservation Authority. The City may also consider additional holding provisions and/or special provisions to implement the proposed development. File: OZ-9431 Planner: N. Pasato ext. 7156.
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.
1120, 1122 & 1126 Oxford Street E and 2 & 6 Clemens Street – The purpose and effect of this zoning change is to permit a mid-rise apartment building up to a maximum of 10 storeys in height consisting of 136 units at 429 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R2/Office Conversion (R2-2/OC5) and Residential R1 (R1-6) Zone TO a Residential R9 Special Provision (R9-7(_)) Zone. Permitted Uses would include: apartment buildings; handicapped person’s apartment buildings; lodging house class 2; senior citizens apartment buildings; continuum-of-care facilities; a reduced minimum front and exterior side yard depth of 0m whereas 8m is required; a maximum height of 34m in the R9 Zone; a density of 430 units per hectare, whereas 150 units per hectare maximum is permitted; interior side yard depth of 1.0m; unit size for 1-bedroom of 480ft², whereas a unit size of 506ft² is the minimum required. The City may also consider additional considerations such as a different base zone, the use of holding provisions, and/or additional special provisions. File: Z-9491 Planner: A. Singh ext. 7153.
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.
3894-3948 Big Leaf Trail– The Delegated Authority for the City of London intends to consider removing the h-84 holding provision from the subject lands to allow for the development of eleven (11) residential single detached dwellings. The purpose of the “h-84” provision is to ensure that there is a consistent lotting pattern in this area, the "h-84" symbol shall not be deleted until the part block has been consolidated with adjacent lands. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than December 1, 2022. File: H-9558 Planner: A. Patel ext. 5069.
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 meet on Thursday, December 8, 2022 commencing at 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. Public hearings before the committee are held virtually. Those who wish to attend the public hearing, or to provide written submissions regarding the matter should contact the CoAsubmit@london.ca / CoAregister@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 review by contacting the Secretary-Treasurer, London Committee of Adjustment
1:30 p.m. – A.137/22 - 192 Culver Crescent PLAN M4 LOT 52-1 40.00FR 110.00D. To construct a carport addition. To permit a side yard setback of 0.6 metres whereas 1.2 metres is the minimum 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. Comments Due by November 24, 2022
B-034-22 – 225 & 227 Cathcart Street - Permission to sever a lot with an area of 452m² and a frontage of 12.2 metres, and retain a lot with an area of 3216m² and a lot frontage of 30 metres. Planner: N. O’Brien ext. 7339.
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, Planning and Economic Development, Planning and Development, 6th Floor, City Hall, 300 Dufferin Avenue, London, Ontario 519-930-3500.
NOTICES
Notice of Public Update for Dingman Drive Improvements Project - The City of London is hosting a virtual Public Update for the Dingman Drive Improvements Project, which is planned for construction in 2023. The project team will provide an overview of the project and the plans for construction, including anticipated improvements and potential impacts. A pre-recorded presentation will be available on Wednesday, November 16, 2022, on the project’s webpage at getinvolved.london.ca/dingmandrive for Londoners to review at their convenience.
We recognize that not everyone will be able to access this information online. If you require special accommodations, or have questions about the project, please contact Michele Morris, City Project Manager at 519-661-2489 ext. 5806 or mmorris@london.ca.