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, October 31, 2022. 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, October 26, 2022. Written submissions regarding this matter to be included on the Planning and Environment Committee Added Agenda are to be submitted no later than 9:00 AM on Friday, October 28, 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.
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 R5/ 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
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 with a density of 15 units per hectare, where 35 units per hectare are permitted, a height of 8 meters, where a maximum height of 12 metres is permitted, 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 4:30 p.m.
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 660m2. 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 54 units (density 48 uph). With the exception of a 0.21ha future residential area located at the southeastern limit of the site, 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 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 compound Residential R8 Special Provision/Community Shopping Area Special Provision (R8-4(_)/CSA1(_)) Zone with special provisions for the Residential R8 Zone to permit a minimum exterior side yard depth of 5.0 metres in place of 8.0m, a minimum interior side yard depth of 2.1m in place of 4.5m, a minimum landscaped open space of 22% in place of 30%, a minimum of 51 parking spaces in place of 81 spaces (.94 spaces/unit in place of 1.5 spaces/unit), and to permit stacked townhouses 3 units high whereas a maximum of 2 unit high stacked townhouses are permitted, and with special provisions for the Community Shopping Area (CSA1) Zone to permit a minimum front yard depth of 1.5m in place of 8.0m, a minimum exterior side yard depth of 3.0m in place of 8.0m, a minimum interior side yard depth of 2.0m in place of 3.0m, a maximum building height of 13.0m in place of 9.0m, a minimum of 220 parking spaces in place of 255 spaces (1 space/22.73m2 of GFA in place of 1 space/20m2 of GFA), a minimum of 8 drive through stacking spaces in place of 15 spaces, a minimum of 8 accessible parking spaces in place of 10 spaces, a minimum parking setback from Colonel Talbot Road of 0.5m in place of 3.0m, and to reduce the maximum permitted commercial/office GFA from 6,000m2 to 5,000m2; 2) an Urban Reserve Special Provision (UR2(_)) Zone with a special provision to permit a minimum lot area of 0.2ha in place of 6.0ha, and 3) an Open Space (OS5) Zone. The applicant also requested the use of a Holding Provision (h-129) on a portion of the proposed development area and the Open Space (OS5) Zone to prohibit development to accommodate an interim flood storage solution until permanent flood storage measures are identified. The City may also consider additional special provisions and/or holding 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.
867, 875 and 879 Wellington Road – The purpose and effect of this zoning change is to permit a broader range of service and retail commercial uses on the subject site within the existing building(s). Possible change to Zoning By-law Z.-1 FROM a Highway Service Commercial (HS1/HS4) Zone TO a Highway Service Commercial/Associated Shopping Area Commercial (HS1/HS4/ASA1) Zone to permit a broader range of commercial and retail uses including Dry cleaning and laundry plants; Grocery stores; Retail stores; Pharmacies; Printing establishments; Video rental establishments. File: Z-9550 Planner: B. House ext. 4078
88 Chesterfield Avenue - The purpose and effect of this zoning change is to permit the existing two-storey, three-unit converted dwelling. Possible change to Zoning By-law Z.-1 FROM a Residential (R2-2) Zone TO a Residential R3 Special Provision (R3-2(_)) Zone, to permit the existing two-storey, three-unit converted dwelling. The city may consider other special provisions to recognize existing site conditions. File Z-9522: Planner O. Alchits ext. 7154
614 Westmount Crescent – The purpose and effect of this zoning change is to permit a cluster townhouse development comprised of two, three storey buildings containing a total of 20 residential units (equating to a residential density of 43 units/ha). Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Residential R5 Special Provision R5-5( ) Zone. Special provisions would permit a minimum front yard setback of 3.0 metres whereas 6.0metres is required; and to permit a minimum rear yard setback of 4.5 metres, whereas 6.0 metres is required File: Z-9553. Planner: A. Riley ext. 4579
PROVIDING COMMENT
Your comments on these matters are important. You may comment by phone, mail or emailing the planner assigned to the file you are interested in. Mail should be directed to: The City of London, Planning and Development, P.O. Box 5035, 300 Dufferin Ave., London, ON, N6A 4L9.
Please note: Personal information collected and recorded at the Public Participation Meeting, or through written submissions on this subject, is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13 and will be used by Members of Council and City of London staff in their consideration of this matter. The written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City's website. Video recordings of the Public Participation Meeting may also be posted to the City of London's website. Questions about this collection should be referred to Evelina Skalski, Manager, Records and Information Services 519-661-CITY(2489) ext. 5590.
If a person or public body would otherwise have an ability to appeal the decision of the Corporation of the City of London or of the Approval Authority to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the application is adopted or approved, the person or public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the proposed amendment is adopted or approved, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
ADDITIONAL INFORMATION
Opportunities to view any file materials in-person can be arranged through the file Planner. For more information about these matters, including information about appeal rights, contact Planning and Development at plandev@london.ca and/or (519) 930-3500.
*Please ensure you reference the File Number or address in all communications.
CONSENTS
The London Consent Authority will be considering the following application for consent no earlier than 2:00 p.m. November 03, 2022.
B.028/22 – 1444 Oakdale Street. Request to sever a lot with an area of 640.2m² and a lot frontage of 12m and retain a lot with an area of 985.8m² with a lot frontage of 18.5m. Planner: M. Hynes ext. 4753
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 Study Completion - Addendum to the Bradley Avenue Extension - Municipal Class Environmental Assessment (MCEA)
The City of London has completed an Addendum to the Bradley Avenue Extension Municipal Class Environment Assessment. The subject area is Bradley Avenue, between White Oak Road and Jalna Boulevard (west leg). The associated improvements are needed to allow for continuous motorist, cyclist, and pedestrian infrastructure along the Bradley Avenue corridor. As the need for these improvements has been confirmed, the City has completed an Addendum to the 2005 MCEA to include the widening of Bradley Avenue between White Oak Road and Jalna Boulevard (west leg) as part of the overall Bradley Avenue extension project.
This study is being undertaken as an Addendum to the 2005 MCEA in accordance with the process outlined in the Municipal Engineers Association’s MCEA document (October 2000, as amended in 2007, 2011 and 2015), which is approved under the Ontario Environmental Assessment Act. The City has now completed the Addendum. Subject to comments received as a result of this Notice, and the receipt of necessary approvals, the City intends to proceed with the detailed design and construction for the recommended improvements to Bradley Avenue between White Oak Road and Jalna Boulevard (west leg).
The planning, consultation and preliminary design process is documented in the Environmental Study Report (ESR) Addendum. The ESR Addendum will be available for public review for 30 calendar days starting on October 13, 2022 and ending on November 14, 2022. The ESR Addendum will be available on the project website (https://getinvolved.london.ca/bradley-ave), London City Hall – City Clerk’s Office, 3rd Floor (300 Dufferin Avenue), and the London Public Library – Jalna Branch (1119 Jalna Boulevard).https://getinvolved.london.ca/
Comments or concerns can be directly sent to the project website or feel free to contact Michelle Morris, City of London, Tel: 519-661-2489 ext. 5806, Email: mmorris@london.ca or Felix Wong, WSP (Formerly Wood E&I Solutions Canada), Tel: 905-335-2353, Email: felix.wong@wsp.com. A Section 16 Order request can also be made to the Ministry of the Environment, Conservation and Parks on the grounds of impacts to the constitutionally protected Aboriginal and treaty rights.
Notice of Passing of Heritage Designation By-laws
TAKE NOTICE that the Council of The Corporation of the City of London at its meeting on September 27, 2022 passed By-law No. L.S.P.-3504-254 to designate 514 Pall Mall Street as being of cultural heritage value or interest pursuant to Part IV the Ontario Heritage Act, R.S.O. 1990.
A copy of the by-law may be obtained from the Office of the City Clerk by phoning 519-661-CITY (2489) ext. 0916, or emailing docservices@london.ca.
Any person who objects to the by-law may appeal to the Ontario Land Tribunal (OLT) by serving a notice of appeal on the Tribunal and City Clerk within 30 days of the date of publication of the notice of passing of the by-laws. A notice of appeal must set out the objection to the by-law(s) and reasons in support of the objection, accompanied by the fee charged by the Tribunal. Further details, including forms and prescribed fees can be found on the OLT website: https://olt.gov.on.ca.
Publication Date: October 13, 2022
Last Date for Objection: November 12, 2022
If no notice of appeal is given, the by-laws will come into force and be registered against the properties affected by the by-law.
DATED at London, Ontario on October 13, 2022
Michael Schulthess, City Clerk