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 in limited capacity 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. Please note that the majority of Elected Officials 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, including the provision of adequate physical distancing. 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
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 Manager, Records and Information Services at 300 Dufferin Ave., London, ON N6A 4L9. Tel: 519-661-2489 ext. 5590, email: eskalski@london.ca
NOTICE OF REVISED APPLICATION AND NOTICE OF PUBLIC MEETING
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 consider the following matters at a Public Participation Meeting to be held Monday, December 13, 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, December 8, 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, December 10, 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.
876 Wellington Road – The purpose and effect of this zoning change is to permit Service Trade. Possible change to Zoning By-law Z.-1 FROM a Highway Service Commercial Special Provision (HS(1)) TO a Highway Service Commercial Special Provision (HS(_)) Zone. Special provisions would add Service Trade to the existing range of permitted uses and recognize the following existing conditions: a minimum lot frontage of 9.1 metres (whereas 30 metres is required); a minimum northerly interior side yard depth of 0 metres (whereas 3 metres is required); a minimum southerly interior side yard depth of 0.25 metres (whereas 3 metres is required); and a minimum landscaped open space of 0% (whereas 15% is required). The existing special provision permitting Home Improvement and Furnishing Stores would continue to apply to the site. File: Z-9380 Planner: C. Maton ext.5074
NOTICE OF PUBLIC MEETING
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Monday, December 13, 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, December 8, 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, December 10, 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.
4270 Lismer Lane; south side of Wharncliffe Road South; approx. 1.43 hectares (3.53 acres) – The purpose and effect of this application is to facilitate construction of eight (8) townhouse buildings containing 66 units with access from Lismer Lane. Consideration of an amendment to the zoning by-law to change the zoning from Holding Residential R8 (h*h-100*h-104*h198*R8-4), which permits medium density development in the form of low-rise apartment buildings, to a Holding Residential R5 Special Provision and R8 (h*h-100-h*104-h*198*R5-7(_)/R8-4) Zone, which permits medium density residential development in the form of cluster and stacked townhouses. Special provisions have been requested to address reduced exterior side yard setback to Bradley Avenue, reduced interior side yard setback for units 1 and 34, and measuring lot frontage along Paul Peel Avenue. A public meeting will be help no sooner than December 13, 2021, and will not be heard before 4:00 p.m. File: Z-9404 Planner: A. Curtis ext.4497
1955 Jim Hebb Way, north side of Dryer Drive, south side of Henrica Avenue, west side of Jim Hebb Way, and east of Hyde Park Road; total area approx. 1.19 hectares (2.94 ac.) – The purpose and effect of this application is to permit the development of residential dwellings including stacked cluster townhouse dwellings and cluster stacked “back-to-back” townhouse dwelling units up to three (3) storeys in height. Possible amendment to Zoning By-law Z.-1 to change the zoning from a Holding Residential R5/R6 (h*h-54*h-71*h-100*R5-6/R6-5) Zone to a Holding Residential Special Provision R5/R6 (h*h-54*h-71*h-100*R5-6(__))/R6-5 Zone a Residential R5 Special Provision (R5-6( )) Zone to permit cluster townhouses and cluster stacked townhouses up to 75 units per hectare, together with special provisions to permit an front yard depth of 4.8m main building on Henrica Avenue, exterior side yard setback of 4.5m to main building on Dyer Drive & Jim Hebb Way and yard encroachments of 2.6m setback to patio projection from the street line. File: Z-9321, Planner: S. Meksula ext.5349
Items not to be heard before 4:30 p.m.
506 Oxford St. E. The purpose and effect of this Official Plan and zoning change is to permit a pharmacy in association with a medical/dental use. Possible amendment to the Official Plan from Multi-family, Medium Density Residential to permit a convenience commercial and/or a pharmacy use at this location. Possible change to Zoning By-law Z.-1 FROM a Residential R3/Office Conversion (R3-1/OC5) Zone TO Residential R3/Office Conversion Special Policy (R3-1/OC5( )) Zone to permit pharmacies and to recognize the existing building setbacks and landscaped/parking area coverage. File: OZ-9397 Planner: J. Hall ext. 7510
1408 Ernest Avenue – The purpose and effect of this zoning change is to permit the conversion of a two-storey commercial building into a residential apartment building with 18 dwelling units. Possible change to Zoning By-law Z.-1 FROM a Restricted Office (RO2) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone. Special provisions would permit: an apartment building, a minimum front yard and exterior side yard setback of 4.0 m, and a minimum rear yard and interior side yard setback of 4.0 m to recognize the existing setbacks for the building. File: Z-9385 Planner: A. Riley ext.4579
Items not to be heard before 5:00 p.m.
978 Gainsborough Road – The purpose and effect of this Zoning change is to permit the development of two, 20 storey residential apartment buildings interconnected by a 4-storey podium with a total of 400 residential units. Possible change to Zoning By-law Z.-1 FROM Holding Residential R9 Special Provision (h-5.h-11.h-17. R9-7(17).H50) TO Holding Residential R9 Special Provision Bonus (h-5.h-11.h-17. R9-7( ).H68*B-( )) Zone; –– to permit apartment buildings with special provisions for a minimum front yard setback of 6.2 metres, a minimum west interior side yard setback of 12.0m, a minimum rear side yard setback of 21.1m, a maximum lot coverage of 31.7%, a minimum landscaped open space of 28.3%, and a maximum building height of 67.4m. There is also a request to add a Bonus Zone to permit a maximum density of 308 units per hectare. The City also may consider adding special provisions and/or holding provisions in the zoning to implement the urban design requirements and considerations of the Hyde Park Community Plan. File: Z-9247, Planner: A.Riley ext.4579
Items not to be heard before 5:30 p.m.
414-418 Old Wonderland Road – SPA20-103 – Consideration of a Site Plan Control Application to permit the construction of three (3) two-storey townhouse blocks and two (2) two-storey stacked townhouse blocks for a total of 29-units. The current zoning was approved as Holding Residential R5 Special Provision (h-5*R5-7(20)) Zone and an Open Space Special Provision (OS5(19)) Zone which permits the proposed cluster townhouse and stacked townhouse development. The zoning on this site includes the holding provision to require a public site plan meeting before the Planning and Environment Committee. File: SPA20-103 – Site Development Planner: M.Vivian ext.7547
Items not to be heard before 6:00 p.m.
Environmental Management Guidelines
The purpose is to present Council with the recommended Environmental Management Guidelines (EMGs) (2021). The EMGs are used as a guideline document to implement the policies of The London Plan by setting out in more detail the requirements of environmental studies for development and site alteration. These EMGs are an update to the existing 2007 version and have been developed with substantial public participation. Ecologist/Planner: E.Williamson ext.7602
Items not to be heard before 6:30 p.m.
Request for Demolition – 50 King Street – A request has been received for the demolition of the building located on the heritage designated property at 50 King Street, located within the Downtown Heritage Conservation District. Contact: K. Gonyou ext.5344
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.
600 Oxford Street West – The purpose and effect of this Official Plan and zoning change is to permit “office”, “retail”, and “automotive uses, restricted” within existing buildings on the subject lands. Possible amendment to the 1989 Official Plan to add a Chapter 10 Specific Area Policy to permit “office” and “retail” uses within existing buildings, in addition to the uses permitted in the Auto-Oriented Commercial Corridor designation. Possible amendment to The London Plan to add a Specific Policy Area to permit “automotive uses, restricted” within existing buildings, in addition to the uses permitted in the Transit Village Place Type. Possible change to Zoning By-law Z.-1 FROM Highway Service Commercial/ Restricted Service Commercial (HS/RSC1) Zone TO a Highway Service Commercial Special Provision (HS(_)) Zone. Special provisions would add “office” and “retail store” to the range of permitted uses, and permit: a westerly interior side yard depth of 1.25m, whereas 4.5m is required; an easterly interior side yard depth of 4.05m, whereas 4.5m is required; a landscaped open space of 8%, whereas 15% is required; and parking to be setback 0m from the ultimate road allowance, whereas 3m is required. The City may also consider additional special provisions. File: OZ-9437 Planner: C. Maton ext. 5074
520 Sarnia Road – The purpose and effect of this Official Plan and zoning change is to permit an 8-storey apartment building with at total of a total of 129 residential units with a density of 168 units per hectare and parking spaces provided in underground and above-ground facilities. Possible amendment to the 1989 Official Plan to ADD a Specific Area Policy to permit an 8-storey apartment building with at total of a total of 129 residential units with a density of 168 units per hectare without a commercial component on the ground floor. Possible amendment to the London Plan to permit an 8-storey apartment building with at total of a total of 129 residential units with a density of 168 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Neighbourhood Shopping Area Special Provision (NSA1(3)) Zone TO a Residential R9 Special Provision Bonus (R9-7(_)*B-_) Zone. Special provisions would identify the Sarnia Road frontage as the front lot line; permit a minimum interior side yard setback of 7.5 metres; and permit a minimum parking rate of 1 space per residential unit, whereas 0.78 spaces per unit is required.The proposed bonus zone would permit a maximum building height of 8-storeys (27.1 metres) and a maximum mixed-use density of 168 units per hectare in return for eligible facilities, services, and matters, specifically affordable housing outlined in Section 19.4.4 of the 1989 Official Plan and policies 1638_ to 1655_ of The London Plan. File: OZ-9432. Planner: A.Riley ext.4579
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.
1225 Hyde Park Road – City Council intends to consider removing the h-17 holding provisions from the subject lands to allow for the demolition of two existing buildings and the development of an automobile showroom and service bays for an existing automobile dealership. The purpose of the h-17 provision is ensure the orderly development of lands and the adequate provision on municipal services. The symbol shall not be removed until there are full municipal sanitary services and water services available to service the site. Council will consider removing the holding provisions as they apply to these lands no earlier that December 13, 2021. File: H-9419 Planner: A. Curtis x.4497
1150 Byron Baseline Road – City Council intends to consider removing the h-5 and h-183 holding provisions from the subject lands to allow for the development of 28 townhouse units in two (2) buildings. The purpose of the “h-5” provision is to ensure the proposed development is compatible with the surrounding land uses. Agreements shall be entered into following a site plan review prior to the removal of the symbol. Holding provision “h-183” seeks the ensure that development will not have any negative impacts on the groundwater and existing wells. A hydrogeologic study, prepared by a qualified professional, shall be prepared that evaluates the potential impact of the proposed development on area wells and provide recommendations for monitoring post construction impacts and possible mitigation measures. Any recommendations shall be incorporated in the development agreement. Council will consider removing the holding provisions as they apply to these lands no earlier than December 13, 2021. File: H-9424 Planner: A. Curtis x.4497
1761 Wonderland Road North – City Council intends to consider removing the h-17 and h-103 holding provisions from the subject lands to allow for the development of a 17 storey, mixed-use (residential and commercial use) tower. The purpose of the “h-17” provisions is to ensure the orderly development of lands and the adequate provision of municipal services. The symbol shall not be removed until full municipal sanitary sewer and water services are available to service the site. Holding Provision “h-103” ensures that urban design is addressed and incorporated in the site plan. A site plan will be approved, and a development agreement will be entered into which, to the Satisfaction of the General Manager of Planning and Development, incorporates design objectives. Council will consider removing the holding provisions as they apply to these lands no earlier than December 13, 2021. File: H-9407 Planner: A Curtis x. 4497
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 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 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 developmentservices@london.ca and/or (519) 930-3500.
*Please ensure you reference the File Number or address in all communications.
This meeting is a non-statutory community information meeting which the City’s Planning and Development Department at times convenes when, in the opinion of the Managing Director, Planning and Economic Development and City Planner, that the community should have a further opportunity to obtain information regarding a planning application. There will be a future statutory public participation meeting required under the Planning Act, held at the Planning and Environment Committee, which will provide the public with another opportunity to comment on the planning application. Notification of this Public Meeting will be published in the Londoner at a future date.
MINOR VARIANCES
The Committee of Adjustment for the City of London will meet on Thursday December 16, 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 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 inspection by contacting the Secretary-Treasurer, London Committee of Adjustment
1:30 p.m. – A.155/21 - 1941 Frederick Crescent, PLAN 33M606 LOT 73, south of Frederick Crescent, west of Bourdeau Road. To permit a home occupation. To permit front yard parking, whereas parking is permitted within the rear and interior side yard.
1:30 p.m. – A.156/21 - 2A McDonald Avenue, REG COMP PLAN 450 PT LOT 15, south side of McDonald Avenue, west of Wharncliffe Road North. To permit a 2-storey rear addition and a dormer. To permit a Floor Area Ratio of 60.3% whereas 40% is the maximum permitted.
2:00 p.m. – A.153/21 - 410 Forest Lawn Ave.; PLAN 18 PT LOT 3 REG 9860.72SF 83.75FR 117.74D. To sever approximately 457.9 square metres to construct a future single detached dwelling and retain approximately 457.9 square metres for an existing single detached dwelling. To sever a lot with an area of 457.9 square metres and a lot frontage of 12.7 metres whereas the minimum lot frontage required is 15.0 metres.
2:00 p.m. – A.146/21 - 2598 Woodhull Road, CON 3 E PT LOT 1 & PT ROAD ALLOWANCE RP34R1843 PARTS 13 TO 15 AND 2624 Woodhull Road, CON 3 PT LOT 1 & ROAD ALLOWANCE RP 34R1843 PARTS 16,17. To permit a single detached dwelling not located in a farm cluster and not incidental or exclusively used in conjunction with a farm and situated on the same lot therewith. To permit a front yard setback of 10 m (building/garage), whereas 30 m is the minimum required. To permit a north interior side yard of 3 m, whereas 30 m is the minimum required. To permit a south interior side yard of 3 m, whereas 30 m 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 Committee of Adjustment for the City of London will meet on Thursday December 16, 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 CoAregister@london.ca / CoAsubmit@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. 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.
2:00 p.m. - B.025/21 – 410 Forest Lawn Avenue; PLAN 18 PT LOT 3 REG. To sever approximately 457.9 square metres to construct a future single detached dwelling and retain approximately 457.9 square metres for an existing single detached dwelling.
2:00 p.m. - B.008/21 – 2598 Woodhull Road, CON 3 E PT LOT 1 & PT ROAD ALLOWANCE RP34R1843 PARTS 13 TO 15 AND 2624 Woodhull Road, CON 3 PT LOT 1 & ROAD ALLOWANCE RP 34R1843 PARTS 16,17. To sever approximately 1,887.7m2 from 2598 Woodhull Road to consolidate with the abutting property to the south (2624 Woodhull Road) for the purpose of constructing a future dwelling, and to retain approximately 9,319.1m2 for the purpose of maintaining the existing dwelling.
The London Consent Authority will be considering the following application for consent no earlier than Comments Due by December 9, 2021
B.038/21– 148 York Street - Request to permit a 10.6m2 utility easement (Telecom Utility Box) (part 1) over 148 York Street in favour of 2367698 Ontario Inc (1-700 York Street). Planner: A. Singh ext.7153
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
Western Road and Sarnia Road / Philip Aziz Avenue - Municipal Class Environmental Assessment - Public Information Centre #1
The City of London is completing a Municipal Class Environmental Assessment (EA) study to determine road and intersection improvements for the Western Road and Sarnia Road / Philip Aziz Avenue intersection. The intent of the study is to identify improvements in the study area that will accommodate the increased traffic, address pedestrian/cyclist/vehicular safety and improve road width constraints along Philip Aziz Avenue.
A virtual Public Information Centre (PIC) is scheduled for Wednesday December 1, 2021. The PIC will be presented using the Zoom Webinar Platform. You must register for the PIC on the City of London Website at: https://london.ca/westernsarnia. PIC No. 1 will present the updated problem/opportunity statement, a review of the study progress, the evaluation of the alternative planning solutions including the preliminary recommended planning solution and project timeline.
To submit a comment, request information or to be added to the study mailing list you can contact:
Karl Grabowski, P.Eng
Program Manager
City of London
300 Dufferin Avenue
London ON, N6A 4L9
Tel:519-661-2489 x5071
Email: kgrabows@london.ca
John Pucchio, P.Eng
Project Manager
AECOM Canada Ltd.
250 York Street, Suite 410
London ON, N6A 6K2
Tel: 519-963-5880
Email: John.Pucchio@aecom.com
FOR YOUR INFORMATION
Lighting of the Lights at Victoria Park – The City of London invites Londoners to ring in the holiday season with the annual Lighting of the Lights at Victoria Park on Friday, November 26, 2021. Caroling begins at 6:15 p.m. followed by the countdown to the spectacular illumination of the entire park at 6:50 p.m. The park will be illuminated each night from 5:00 p.m. to 11:00 p.m. until January 1, 2022. Anyone planning to visit Victoria Park is asked to follow all health precautions to help prevent the spread of COVID-19. The City Hall Promenade Deck will remain closed this year, as part of the ongoing COVID-19 response. Weather permitting, the outdoor skating rink at Victoria Park will open on December 4, and the Rotary Rink at Covent Garden Market on December 10.