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
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Monday, December 4, 2023. 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. 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 29, 2023. 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, December 1, 2023, 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.
1680 Richmond Street– 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 FROM a Regional Shopping Area Special Provision (RSA1(1)) Zone TO add an additional special provision to include Automobile Sales Boutique as an additional permitted use. File: Z-9667 Planner: B.House
625 Mornington Avenue and 1299, 1303, 1307, & 1323 Oxford Street East - The purpose and effect of this zoning change is to permit the development of a 15-storey, 177-unit apartment building. Possible change to Zoning By-law Z.-1 FROM a Commercial Shopping Area (CSA4) Zone TO a Residential R9 Special Provision (R9-7(_)*H45) Zone and a Commercial Shopping Area Special Provision (CSA4(_)) Zone. The requested special provisions to the proposed R9-7 Zone would permit the following: a maximum building height of 45 metres; an increased maximum density of 475 units per hectare (whereas 150 units per hectare is the maximum); a reduced minimum front yard depth of 3.81 metres to the main building and 0.0 metres to the parking garage (whereas a minimum of 10.11 metres is required); a reduced minimum northerly interior side yard depth of 12.83 metres to the main building and 0.0 metres to the parking garage (whereas a minimum of 17.64 metres is required); a reduced minimum southerly interior side yard depth of 5.0 metres (whereas a minimum of 10.11 metres is required); a reduced minimum rear yard depth of 17.4 metres to the main building and 0.36 metres to the parking garage (whereas a minimum of 17.64 metres is required); an increased maximum lot coverage of 81% (whereas a maximum of 30% is permitted); and a reduced minimum landscaped open space of 12% (whereas a minimum of 30% is required). The requested special provisions to the CSA4 Zone would permit a reduced southerly interior side yard depth of 0.0 metres to the existing parking garage (whereas a minimum of 10 metres is required abutting a residential zone) and a reduced rear yard depth of 0.0 metres to the existing parking garage (whereas a minimum of 10 metres is required abutting a residential zone). 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-9589 Planner: C. Maton.
1350 Wharncliffe Road South; located northeast of Middleton Avenue and south of Bradley Avenue – The purpose and effect of this application is to consider a proposed Draft Plan of Subdivision and Zoning By-law Amendment to allow for a residential subdivision. Draft Plan of Subdivision - Consideration of a proposed Draft Plan of Subdivision to allow for: twenty-eight (28) single detached lots and three (3) medium density block, one (1) reserve block, and two (2) streets (Southbridge Avenue and Street A). Zoning By-law Amendment – Consideration of an amendment to the Z.-1 Zoning By-law to change the zoning from Holding Urban Reserve (h-17*h-42*UR6(1)), to: Residential R1 Special Provision (R1-13(7)) Zone for Lots 1 through 26 to permit single-detached lots with a minimum lot area of 270 square metres and a minimum lot frontage of 9 metres; Residential R1 Special Provision (R1-13(_)) Zone for Lot 27 to permit single-detached lots with a minimum lot area of 270 square metres and a minimum lot frontage of 9 metres; Residential R1 Special Provision (R1-13(7)) Zone for Lot 28 to permit single-detached lots with a minimum lot area of 270 square metres and a minimum lot frontage of 9 metres; Residential R4 Special Provision (R4-6(_)) Zone for Blocks 29 and 30 to permit street townhouses with special provisions for minimum lot frontage of 6.7 meters, a maximum lot coverage of 50 per cent, and a height of 12 metres; and, Residential R6 Special Provision (R6-5(_)) Zone for Block 31to permit cluster housing with special provisions for a minimum front and exterior side yard of 1.5 meters, and a minimum density of 30 units per hectare and a maximum density of 75 units per hectare. The City may also consider applying Holding Provisions in the zoning. File: 39T-22501 & OZ-9502 Planner: A. Curtis x. 4497
130 Southdale Road West – The purpose and effect of this zoning change is to permit a fourplex dwelling. Possible change to Zoning By-law Z.-1 FROM a Residential R1-9, Zone TO a Residential R3 Special Provision (R3-1(_)) Zone. Special provisions would permit reduced front and interior side yards, increased height, increased parking area coverage, and reduced driveway width. File: Z-9663. Planner: N. O’Brien.
Items not to be heard before 4:30 p.m.
488-492 Pond Mills – The purpose and effect of this zoning change is to permit a 4-storey, 38-unit, residential building with parking. Possible change to the Zoning By-law Z.-1 FROM a Residential R1 (R1-3) Zone TO a Residential R9 Special Provision (R9-3(_)*H15) Zone to permit a 4-storey, 39-unit, residential building with parking. Special provisions include: a minimum front yard depth of 3.0 metres whereas 10.0 metres is required; a minimum north interior side yard depth of 4.4 metres whereas 5.6 metres is required; and a minimum rear yard parking setback of 3.0 metres whereas 1.5 is required; a height of 15.0 metres (4 storeys). The City may also consider additional special provisions, and the use of holding provisions, in addition to the above. File: Z-9625. Planner: M. Hynes
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.
1544 Dundas Street – The purpose and effect of this zoning change is to permit a take-out restaurant use to the existing commercial building. Possible change to the Zoning By-law Z.-1 FROM an Associated Shopping Area Commercial 4 (ASA4) Zone TO an Associated Shopping Area Commercial Special Provision (ASA1(_)) Zone to permit a take-out restaurant use to the existing commercial building. Special provisions include: Additional permitted use; restaurant including take-out; and to recognize the existing parking area. File: Z-9671 Planner: C. Cernanec
2598-2624 Woodhull Road – The purpose and effect of this zoning change is to facilitate the development of a single detached dwelling. Possible change to the Zoning By-law Z.-1 FROM a holding Agricultural and Open Space (h-4*AG2/h-2*OS4) Zone TO an Agricultural Special Provision and Open Space (AG2(_)/OS4) Zone. Special Provisions for 2624 Woodhull Road include a reduced lot frontage of 38.0 metres whereas 300 metres is the minimum required; reduced lot area of 0.18 hectares whereas 30 hectares is the minimum required; reduced minimum front yard setback of 14.0 metres whereas 30.0 metres is required; reduced minimum interior side yard setbacks of 3.0 metres whereas 30.0 metres is required; reduced minimum rear yard setback of 10.0 metres whereas 30.0 metres is required; increased maximum lot coverage of 24% whereas 10% is the maximum permitted; and to permit single detached dwellings as an additional permitted use. Special Provisions for 2598 Woodhull Road include a reduced lot area of 0.34 hectares whereas 30 hectares is the minimum required. The City may also consider the use of holding provisions, and additional special provisions to facilitate the proposed development. File: Z-9673 Planner: M. Hynes.
3502 Manning Drive – The purpose and effect of this zoning change is to expand the W12A operations area, and the existing material drop off area. Possible change to Zoning By-law Z.-1 FROM an Agricultural (AG2) & Waste Resource Management (WRM1) Zone TO an Open Space (OS5) & Waste Resource Management (WRM1) Zone. File: OZ-9674 Planner: B.House
950 Eagletrace Drive – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 26 semi-detached dwelling units and three (3) townhouse dwelling units. Twelve (12) of the semi-detached dwelling units are proposed to have private driveway accesses to Eagletrace Drive. A new private road providing access from Eagletrace Drive is proposed to provide access to all other dwelling units. Landscaped open space, visitor parking, and bicycle parking are also included within the common elements of the Condominium. The development is also subject to a Site Plan application (SPA23-082). No amendment to the existing zoning is proposed. File: 39CD-23512 Planner: M. Clark (City Hall).
3810-3814 Colonel Talbot Road – The purpose and effect of this zoning change is to facilitate the development of 105, 2-storey townhouses and a 6-storey apartment building with 55 apartment dwelling units at a density of 44 units per hectare. Possible change to the Zoning By-law Z.-1 FROM an Urban Reserve (UR3) Zone TO a Special Provision Residential R6 (R6-5(_)) Zone. Special Provisions include a front yard depth and exterior yard depth of 6.4 metres whereas 8.0 metres is the minimum required for townhouses; a height of 21m whereas 12m maximum is permitted for the apartment building; and a density of 44 units per hectare whereas 35 units per hectare is permitted for the overall development. File: Z-9675 Planner: Alanna Riley.
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 December 7, 2023, no earlier than 1:30 p.m., for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1. The Applicant and/or Authorized Agent, and 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. 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 CoAregister@london.ca or 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.139/23 - 2525 Sheffield Boulevard, PLAN 33M672 BLK 67. To construct a 14-storey apartment building. To permit an apartment building podium with an exterior side yard setback of 8.0m, whereas 9.0m is the minimum required. To permit an apartment building tower with an exterior side yard setback of 10.0m, whereas 11.0m is the minimum required. To permit an apartment building parking structure with a rear yard setback of 17.5m, whereas 19.2m is the minimum required. To permit an apartment building podium with an interior side yard setback of 9.0m, whereas 10.8m is the minimum required. To permit an apartment building tower with an interior side yard setback of 10.2m, whereas 19.2m is the minimum required. To permit an apartment building with a height of 47.0m maximum, whereas 40.0m is the maximum permitted.
1:30 p.m. – A.140/23 - 591 Oxford Street West, Plan 243 PT LOT 6 RP 33R8163
PART 2. To construct a convenience store. To permit a minimum exterior side yard depth of 6.0m whereas 8.0m is the minimum required.
1:30 p.m. – A.141/23 - 36 Essex Street, PLAN 434 LOT 17. To permit a building addition to facilitate the conversion of an existing 2-storey duplex dwelling into a fourplex dwelling. To permit a minimum lot area of 520.9m2, whereas 600m2 is the minimum required. To permit a minimum lot frontage of 12.2m, whereas 15.0m is the minimum required. To permit a minimum driveway width of 3.0m, whereas 6.7m is the minimum required. To permit a maximum floor area ratio of 93%, whereas 75% is the maximum permitted. To permit a minimum of two (2) parking spaces, whereas six (6) parking spaces is the minimum required.
1:30 p.m. - A.142/23 - 1646 Beaverbrook Avenue, PLAN 33M611 BLK 91. To permit a single-detached dwelling. To permit a garage front yard setback of 5.5m, whereas 6.0m is the minimum required. To permit a west interior side yard of 1.0m, whereas 1.2m is the minimum required.
1:30 p.m. - A.143/23 - 462 Woodman Avenue, PLAN 304 BLK T PT LOT 5 E/S QUEBEC. To permit an addition to the existing dormer. To permit a south interior side yard setback of 2.7m minimum, whereas 3.0m is the minimum required.
1:30 p.m. - A.144/23 - 136 Kent Street, PLAN 199 1/2 PT LOTS 6 7 8 E/S TALBOT RP 33R5531 PART 1. To permit an addition to an existing apartment building. To permit an addition to an existing apartment building. To permit a minimum lot area of 877.6 m², whereas 1000 m² is the minimum required. To permit a minimum lot frontage of 19.2m, whereas 30.0m is the minimum required. To permit a minimum west interior side yard of 1.0m, whereas 4.5m is the minimum required. To permit a minimum of two (2) parking spaces, whereas five (5) parking spaces are 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
NOTICES
NOTICE OF PUBLIC INFORMATION CENTER 2 - CARLING CREEK STORMWATER MASTER PLAN - Municipal Class Environmental Assessment
The Study
The City of London has retained the services of Matrix Solutions Inc. (formerly Ecosystem Recovery Inc.) to undertake a Municipal Class Stormwater Management Master Plan and Environmental Assessment (MCEA) study for the Carling Creek subwatershed. The objective of the Carling Creek Stormwater Management Master Plan study is to develop a comprehensive long-term stormwater management strategy that addresses stormwater servicing deficiencies, surface flooding, and infrastructure renewal for existing and future land use within the area described as the ‘Core’ of the City of London. Long-term considerations include evaluating alternative options for strategic infrastructure upgrades, implementation of regional stormwater management systems, and the application of Low Impact Development (LID) solutions to achieve the desired level of stormwater servicing within the ‘Core’ study area. The stormwater management alternatives developed as part of the study have been evaluated based on level of service expectations, constructability, cost, environmental impacts, and adaptability to climate change.
The Process
The MCEA study is being completed in accordance with the Ontario Environmental Assessment Act and has followed approach #1 of the Municipal Engineers Association Municipal Class EA Master Plan process. The MCEA study will present sufficient detail to address Schedule A/A+ projects, including public and stakeholder consultation. Schedule B or C projects, namely recommended alternatives requiring the acquisition of private lands for regional stormwater management systems have not been identified as part of the Master Plan study.
Study Area
Carling Creek is a historic watercourse that flows west through the downtown ‘Core’ of the City of London. Dating back nearly 150 years, Carling Creek has evolved from a natural creek to an urban waterway, to an almost completely enclosed stormwater drainage system. The evolution of the watercourse, which at one point involved the construction of a dam across Richmond Street and the creation of a water body historically referred to as Lake Horn, has resulted in obstructed overland flow paths and flooding problems throughout the watershed.
The study area is comprised of the following catchment areas:
- Carling Trunk: outlets at the Thames River near Ann Street;
- Central Catchment: includes key streets such as McMahen Street, Elias Street, Glasgow Street, Quebec Street and Central Avenue;
- Northern Catchment: includes key streets such as Wellington Street, Waterloo Street, Maitland Street and Adelaide Street; and
- South Catchment: includes key streets such as Rectory Street, Elizabeth Street, Marshall Street and William Street South.
Public Feedback
Public input is critical to the Master Plan process. The City of London would like anyone with an interest in Carling Creek to have an opportunity to provide input, which will help the project team identify flooding concerns, develop stormwater management alternatives, and evaluate impacts from a broad range of potential improvement projects throughout the watershed.
The MCEA public consultation process has been facilitated virtually using an interactive webpage at http://getinvolved.london.ca/CarlingCreekMP. The interactive webpage includes Public Information Centre (PIC) #1 presentation material highlighting key aspects of the study with the support of visual aids and audio descriptions. Public Information Centre (PIC) #2 material has recently been added to the website and is available for review and comment using the online forum included on the webpage. The PIC #2 material presents a general overview of the project and MCEA process, potential alternative solutions, a summary of the evaluation of the alternatives, and a list with recommendations for prioritized implementation of improvement projects to achieve the Carling Creek Stormwater Management Master Plan study objectives.
If you have specific Accessibility Requirements, require additional information, have comments regarding the project, or if you would like to be placed on our email mailing list, please do not hesitate to contact us at:
Shawna Chambers, P.Eng., GDPA
Division Manager, Stormwater Engineering
Corporation of the
Dufferin Avenue
London ON, N6A 4L9
Tel: 519-661-2489 x7318
Email: schamber@london.ca
Nicholas Krygsman, P. Eng
Senior Project Manager
Matrix Solutions Inc.
350 Ridout Street South
London ON, N6C 3Z5
Tel: 519-859-0911
Email: nkrygsman@matrix-solutions.com
NOTICE OF PUBLIC PARTICIPATION MEETING – Rates and Charges By-law Water and Wastewater and Treatment – Tuesday, November 21, 2023, not to be heard before 4:10 PM, Council Chambers, City Hall, 300 Dufferin Avenue. The Strategic Priorities and Policy Committee will hold a public participation meeting to receive delegations and their comments regarding the City of London’s Rates and Charges By-law related to Water and Wastewater and Treatment.
Anyone wishing to speak at this Public Participation Meeting on November 21, 2023 can do so virtually using Zoom online or phone, or by attending in person. City Hall is open to the public for public participation meetings. If you wish to attend in person to speak, 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.
Information regarding the above-noted matter will be posted on the City of London’s website at www.london.ca. Written submissions regarding the above-noted matter to be included on the Strategic Priorities and Policy Committee Added Agenda for the meeting should be submitted by no later than 9:00 AM on Monday, November 20, 2023, 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 be e-mailed to sppc@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, 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 of Records and Information, 519-661-2489 ext. 5590, email: eskalski@london.ca.
THE STRATEGIC PRIORITIES & POLICY COMMITTEE will consider revisions to the existing Council Procedure By-law No. A-50 at a meeting to be held on Tuesday, November 21, 2023 at 4pm. Standing Committee meetings are held at City Hall, 300 Dufferin Avenue, London Ontario, and can be viewed virtually on the City of London website: www.london.ca. Comments or questions can be sent to SPPC@london.ca