PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually using Zoom online or by attending in person. 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.
Notice of Collection of Personal Information – personal information 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 consideration of these matters.
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 Manager, Records and Information Services, 519-661-CITY (2489) ext. 5590.
NOTICE OF PUBLIC MEETING
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Tuesday, December 3, 2024. Standing Committee and Council Meetings are held at City Hall in Council Chambers. Participation of some Council Members and staff may 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 about Public Participation Meetings. Information regarding the matter being considered at the Public Participation Meeting will be posted on the City of London website on Wednesday, November 27, 2024. 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 a.m. on Friday, November 29, 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 pec@london.ca. Those who wish to attend virtually should pre-register by contacting PPMClerks@london.ca or 519-661-2489 ext. 7100 no later than 9:00 a.m. on the day of the meeting.
Items not to be heard before 1:00 p.m.
1472 Dundas Street – The purpose and effect of this Zoning amendment is to permit a 10-storey mixed-use apartment development with 334 residential units and office/ground floor commercial uses. Possible change to Zoning By-law Z.-1 FROM a Community Shopping Area (CSA1) zone TO a Residential R9 Special Provision (R9-7(_)) Zone with special provisions to implement the proposed development. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e., height and/or density), and/or the use of holding provisions. File: Z-9788. Planner: I. de Ceuster.
325 Southdale Road East – The purpose and effect of this Zoning amendment is to permit a 3.5-storey stacked townhouse development with a total of 10 residential units, and a total maximum density of 50 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R3 (R3-3) zone TO a Holding Residential R5 Special Provision (h*R5-6(_)) Zone with special provisions to implement the proposed development. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e., height and/or density), and/or the use of holding provisions. File Z-9794. Planner: I. de Ceuster.
952 Southdale Road West – The purpose and effect of this zoning change is to expand the range of permitted uses on the subject lands. Possible change to Zoning By-law Z.-1 to amend the existing special provision in the current CSA1(6) Zone to permit Animal Hospital as an additional permitted use. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9787. Planner: C. Cernanec.
691 Fanshawe Park Road East - The purpose and effect of this Zoning amendment is to permit a 3.5 storey stacked townhouse development with 10 residential units. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) zone TO a Residential R5 Special Provision (R5-7(_)) 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 and/or the use of holding provisions. File Z-9800. Planner: A. Riley.
Request remove the Heritage Listed Property at 1927 Richmond Street from the Register of Cultural Heritage Resources– A request has been received to remove the heritage listed property at 1927 Richmond Street from the Register of Cultural Heritage Resources. Heritage Planner: M. Greguol.
Request for Demolition – 93 King Street – A request has been received for the demolition of the building on the heritage designated property at 93 King Street, located in the Downtown Heritage Conservation District. Heritage Planner: L.E. Dent.
City-wide amendments to Site Plan Control and Z.-1 Zoning By-laws - The purpose and effect of these amendments is to implement Council direction to update the Site Plan Control By-law C.P.-1455-541 to include Green Development Standards related to native species for landscaping and bird friendly design for city facilities. A house-keeping amendment of the Site Plan Control By-law is also proposed to update exempt classes of development and remove mandatory pre-application consultation to align with recent provincial changes. The amendment to Z.-1 Zoning By-law is to implement Council direction to include Green Development Standards to require a minimum amount of electric vehicle charging stations. File: Z-9804. Planner: S. Wise.
Items not to be heard before 1:30 p.m.
1922 Highland Heights & 205 Commissioners Road East - The purpose and effect of this amendment is to permit a maintenance facility building, accessory to the existing golf course with 25 parking spaces and access over the existing driveway at 205 Commissioners Road East. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO an Open Space Special Provision (OS1(_)) Zone at 1922 Highland Heights. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Residential R1 Special Provision (R1-9(_)) Zone at 205 Commissioners Road East. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: Z-9795. Planner: M. Vivian.
21-41 Meadowlily Road North & 20 Norlan Avenue - The purpose and effect of this amendment is to remove the existing Bonus (B- 94) Zone to permit three 3.5-storey stacked townhouse blocks with a total of 92-units and a density of 105 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R5 Special Provision Bonus (R5-7(26)*B-94) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: Z-9798. Planner: M. Vivian.
4040 Colonel Talbot Road – The purpose and effect of these amendments is to permit two 3-storey stacked townhouse blocks, and two 2-storey semi-detached dwellings for a total of 52 units and a density of 65 units per hectare. Possible amendment to the Official Plan, to the Southwest Area Secondary Plan by changing the land use designation FROM Low Density Residential TO Medium Density Residential in the Lambeth Residential Neighbourhood. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR3) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone with special provisions to implement the proposed development. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: OZ-9796. Planner: M. Hynes.
415 Oxford Street West – The purpose and effect of these amendments is to permit two mixed-use buildings, each comprised of an 8-storey (north) and a 22-storey portion (south) with a total of 704 residential dwelling units, approximately 750m2 of retail area, and a mixed-used density of 280 units per hectare. Possible amendment to The London Plan to change the existing Specific Policy Area in the Neighbourhoods Place Type for the lands located at 415 Oxford Street West to permit a maximum building height of 22-storeys, whereas a maximum height of 12-storeys is currently permitted, and to permit apartment buildings within the entirety of the subject lands. Possible change to Zoning By-law Z.-1 FROM Commercial Recreational (CR) Zone and Open Space (OS4) Zone TO a Residential R10 Special Provision/Community Shopping Area Special Provision (R10-3(_)/CSA1(_)) Zone and Open Space (OS4) Zone. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: OZ-9789. Planner: M. Hynes.
Holding Provision Review - The City of London has conducted a review of the holding provisions within Zoning By-law No. Z.-1. The purpose of this review was to determine the extent and manner in which holding provisions were being applied through Planning Act applications, and to review opportunities to streamline the process to protect both the public interest as well as to avoid unnecessary delays in development. As a result of the review, holding provision use is proposed to be minimized for future planning applications. An amendment of the Zoning By-law Z.-1 is being recommended to update the existing list of holding provisions. There are currently two-hundred and thirty-two (232) holding provisions enacted through the Zoning By-law. Thirteen (13) are proposed to remain in use and two-hundred and nineteen (219) are proposed to no longer be available for use in future applications. Of the 219 provisions, one-hundred and twenty-four (124) are proposed to be removed from any existing properties they are applied to. The other ninety-five (95) provisions are proposed to be removed from existing properties as applications for their removal advance. All holding provision symbols are proposed to be modified to update the numbering of the holding provision list. The thirteen (13) holding provisions proposed to be kept in use are: h, h-2, h-18, h-37, h-41, h-55, h-65, h-67, h-80, h-81, h-89, h-213, and h-240. File: Z-9762. Planner: R. Bolivar.
Items not to be heard before 2:00 p.m.
Review of The London Plan and Land Needs Assessment The purpose and effect of the Official Plan Review is to ensure The London Plan policies conform to Provincial Plans and Policies, and to ensure sufficient land is designated to accommodate the projected long-term growth of the City’s population, employment, and housing. Proposed adjustments to the Land Needs Assessment include the implementation of a 25-year planning horizon, revised methodology and assumptions for the Vacant Land Inventory (VLI), updated population growth-related demand calculations for residential, institutional, and commercial Place Types, and resulting non-residential and residential land supply requirements. Staff will present the results of the Land Needs Assessment Community Growth and discuss a potential Urban Growth Boundary Review to accommodate residential, institutional, and commercial land uses. The residential, institutional, and commercial land needs will be presented in one report to Council. File: O-9595. Planner: F. Parra Hein and B. Coveney.
NOTICE OF INTENT TO REMOVE A HOLDING PROVISION
The Approval Authority will consider removing the Holding Provisions as applied to the lands described below at a future Council Meeting. The Approval Authority 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.
2830 Tokala Trail – The Delegated Authority for the City of London intends to consider removing the h-71, h-95, and h-109 holding provisions from the subject lands. The purpose of the “h-71” provision is to ensure street-oriented design, the “h-95” provision requires the implementation of urban design concepts established through the Official Plan/Zoning Amendment process, and the “h-109” provision requires development in conjunction with abutting lands. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than December 5, 2024. File: H-9805. Planner: S. Wise.
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 Bridgette Somers, 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.
*Please see the Planning Act for updated appeal requirements.
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 November 28, 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.125/24 – 1300 Waterwheel Road, PLAN 33M631 LOT 30. To permit an accessory structure. To permit an accessory structure in the required exterior side yard, whereas accessory structures are permitted in the interior side yard or rear yard. To permit an accessory structure with an exterior side yard setback of 0.4m, whereas 4.5m is the minimum required. To permit an accessory structure with a rear yard setback of 0.4m, whereas 0.6m 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. 519-930-3500.
Please be advised that 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 DISPOSAL OF MUNICIPAL LANDS - Pursuant to City of London By-law A.-6151-17, notice is hereby given that the Municipal Council of The Corporation of the City of London at its meeting on November 5, 2024 declared the following lands to be surplus and now intends to dispose of them:
City-owned property being a part of Philip Street on Registered Plan 38, designated as Part 2, Plan 33R-21948, being an untraveled road allowance between 1825 and 1855 Gore Road.
For further information about this matter, please contact the Realty Services Division, at 519-661-CITY (2489) ext. 5442 or realtyservices@london.ca
PUBLIC UPDATE MEETING – Kilally Infrastructure Project – The City of London will soon be starting upgrades to Kilally Road from Webster Street to Clarke Road. Construction is expected to start in 2025 and will be completed in multiple stages. Few residents and businesses will be impacted however, detour routes to be implemented during periods of full road closures. Access to all properties and businesses will be maintained, with minor access interruptions anticipated.
This project includes upgrading the segment between Webster and Sandford Streets to a 2-lane urban road featuring concrete curbs, gutters, bike lanes, and sidewalks. Additionally, the stretch between Webster and Clarke Roads will be reconstructed with a rural cross-section, wider asphalt, and on-street bike lanes. The project also includes the installation of new water mains, sanitary, and storm sewers to support residential development in northeast London, along with asphalt rehabilitation for Sandford Street.
Interested in learning more? The City is hosting two public meetings to answer questions, share designs and discuss construction plans. To attend the virtual Public Update Meeting (PUM) on Wednesday, November 20 at 12 p.m., please pre-register on the project’s website: getinvolved.london.ca/kilally-infrastructure-project. Alternatively, residents are invited join staff for an in-person drop-in session on Wednesday, December 4 from 6 to 7 p.m. at North London Community Centre (1345 Cheapside St).