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, November 13th, 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 8th, 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, November 10th, 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.
Amendment to the Industrial Lands Community Improvement Plan – The purpose and effect of the proposed amendment is to implement Municipal Council direction following from the 2023 Community Improvement Plans and Financial Incentives Five-Year Review. This includes removing references to the former 1989 Official Plan and Provincial Policy Statement and replacing them with references to The London Plan and the Provincial Policy Statement, 2020; removing ‘businesses that develop computer software or hardware for license or sale to end users that are on land zoned for industrial uses’ and ‘enhanced transportation and logistics’ uses; and, deleting the Industrial Land Corridor Enhancement Grant Program from the Community Improvement Plan. This amendment will also remove outdated references to the Industrial Lands Development Strategy, Municipal Council’s Strategic Plan, and Community Improvement Plans and replace them with updated references to the Industrial Lands Development Strategy, Municipal Council’s Strategic Plan, and Community Improvement Plans. File: O-9647. Planner: G. Bailey.
Request for Demolition – 187 Wharncliffe Road North, Blackfriars/Petersville Heritage Conservation District – A request has been received for the demolition of the heritage designated property at 187 Wharncliffe Road North, in the Blackfriars/Petersville Heritage Conservation District. A Heritage Alteration Permit application has been submitted for a proposed building on the property. Contact: K Mitchener, Heritage Planner, ext. 7459 (kmitchen@london.ca)
6019 Hamlyn Street; located west and south of the intersection of Hamlyn Street and Wonderland South Road – The purpose and effect of this application to consider a proposed Zoning By-law amendment to permit two (2), six (6)-storey apartment buildings within a Draft Approved Plan of Subdivision. Possible change to Zoning By-law Z.-1 FROM a Holding Residential R4/R5/R6/R7/R8 Special Provision (h*h-100*R4-3(2)*R5-7(18)*R6-5(74)*R7(29) *D75*H20*R8-4(62)) Zone with provisions for a Maximum Density of 75 units per hectare and a Maximum Height of 20 meters TO a Holding Residential R4/R5/R6/R7/R8 Special Provision (h*h-100*R4-3(2)*R5-7(18)*R6-5(74)*R7(29) *D100*H20*R8-4(__)) Zone with special provisions for a minimum interior side and rear yard depth of 3.0 meters, a minimum front and exterior side yard depth to the sight triangle of 0.8 meters, a maximum front and exterior side yard depth to the main building of 7.0 meters, a minimum landscaped open space of 25%, a Maximum Density of 100 units per hectare, and a Maximum Height of 20 meters. This property is also subject to a Draft Plan of Subdivision (File: 39T-18504).
607 Queens Avenue – The purpose and effect of this zoning change is to permit a restaurant use on the ground level of the existing building with eat-in and take-out services, and residential use on the upper floors. FROM a Residential R3 (R3-1)/Office Conversion (OC5) Zone TO a Residential R3 (R3-1)/Office Conversion Special Provision (OC7(_)) Zone to permit a restaurant use with eat-in and take-out services and residential use on the upper floors of the existing building. Special provisions include: Restaurant including take-out; a west interior side yard setback of 0.0m, whereas 1.8m is required; an east exterior side yard setback of 2.0m, whereas 6.0m is required; landscaped open space of 14%, whereas 30% is required; a parking area coverage of 51%, whereas 25% maximum is permitted; and to recognize parking in the front yard. File: Z-9650 Planner: C. Cernanec
1990 Commissioners Road East & 2767 Doyle Drive – The purpose and effect of this zoning change is to facilitate the development of three stacked townhouse buildings, containing 72 units in total at a density of 66 units per hectare. FROM an Urban Reserve (UR4/UR4(5)/UR4(7)) Zone TO a Residential Special Provision R5 (R5-7(_)) Zone. Special Provisions include an east interior side yard setback of 4.9 metres, whereas 6 metres is the minimum required, a West interior side yard setback of 5.6 metres, whereas 6.0 metres is the minimum required, a minimum height of 15 metres, whereas 12 metres is the minimum required and a maximum density of 66 units per hectare, whereas 60 units per hectare is the maximum required. File: Z-9656 Planner: B. House.
Items not to be heard before 4:30 p.m.
978 Gainsborough Road – The purpose and effect of this Official Plan and zoning change is to permit the development of two, 17 storey residential apartment buildings interconnected by a 6-storey podium with a total of 476 residential units. Possible amendment to The London Plan to AMEND the site-specific policy to permit a maximum density of 370 units per hectare(uph) and a maximum height of 17-storeys on the subject lands. Possible amendment to the Zoning B-law to change is to permit 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 (h-5.h-11.h-17. R9-7( ).H60 Zone; –– to permit apartment buildings with special provisions including a minimum westerly interior side yard setback of 18.0m whereas 21.2m is required; a minimum rear yard setback of 17.5m whereas 21.2m is required; a maximum building height of 60.0m whereas 50.0m is permitted; a maximum lot coverage of 38% whereas 34% is permitted; and, a maximum density of 370 UPH whereas 150 UPH is permitted. The City may also consider the use of additional special provisions, or additional zoning amendments as part of this application. File: Z- 9247 Planner: A. Riley
Items not to be heard before 5:00 p.m.
200 Albert Street – The purpose and effect of this revised zoning change is to permit a 16-storey residential apartment building with 325 residential units and 121 parking spaces. Possible change to Zoning By-law Z.-1 FROM a Residential R10/Office Conversion/Temporary (R10-3*H24/OC7/T-70) Zone to a Residential R10 Special Provision (R10-3(_)) Zone to permit apartment buildings with a maximum height of 56 metres/16 storeys, whereas the current maximum height is 24 metres/8 storeys. Requested special provisions include: a minimum front yard setback of 3.0 metres, whereas 10.0 metres is required; a minimum east and west interior side yard setback of 3.0 metres, whereas 17.4 metres is required; a minimum rear yard setback of 8.0 metres, whereas 17.4 metres is required; a maximum density of 926 units per hectare, whereas 250 units per hectare are permitted. The City may also consider the use of holding provisions related to urban design and servicing, and additional special provisions related to setbacks, coverage, height, and parking. File: Z-9561 Planner: N. Pasato.
NOTICE OF REVISED APPLICATION
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 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.
Amendment to the Industrial Lands Community Improvement Plan – The purpose and effect of the proposed amendment is to implement Municipal Council direction following from the 2023 Community Improvement Plans and Financial Incentives Five-Year Review. This includes removing references to the former 1989 Official Plan and Provincial Policy Statement and replacing them with references to The London Plan and the Provincial Policy Statement, 2020; removing ‘businesses that develop computer software or hardware for license or sale to end users that are on land zoned for industrial uses’ and ‘enhanced transportation and logistics’ uses; and, deleting the Industrial Land Corridor Enhancement Grant Program from the Community Improvement Plan. This amendment will also remove outdated references to the Industrial Lands Development Strategy, Municipal Council’s Strategic Plan, and Community Improvement Plans and replace them with updated references to the Industrial Lands Development Strategy, Municipal Council’s Strategic Plan, and Community Improvement Plans. File: O-9647. Planner: G. Bailey.
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.
6092 Pack Road – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 33 multiple attached townhouse dwelling units and one (1) single-detached dwelling unit (an existing heritage building). Visitor parking and a private road providing access from Pack Road within the common elements of the Condominium will be shared with the proposed adjacent Standard Condominium submitted concurrently (39CD-23510) with 6 stacked-townhouse dwelling units. File: 39CD-23509 Planner: M. Clark (City Hall).
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 November 16, 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. 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.129/23 - 131 Langarth Street West, PLAN 488 LOT 651 TO 652. To facilitate the severance of 1 lot. Retained lands: To permit a frontage of 11.9m, whereas 12.0m is the minimum required. Severed lands: To permit a frontage of 9.4m, whereas 12.0m is the minimum required. To permit a maximum front yard setback of 2.8, whereas 1.8m is the maximum permitted.
1:30 p.m. – A.130/23 - 7168 Silver Creek Circle, PLAN 33M806 LOT 67. To permit a garage front yard setback of 4.5m, whereas 6.0m is the minimum required. To permit an exterior side yard setback of 2.7m, whereas 8.0m is the minimum required.
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.
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 as the London Consent Authority will be held electronically and attendance by the Committee members will be virtual on Thursday November 16, 2023, no earlier than 1:30 p.m. for the purpose of hearing the following applications for Consent and may be heard concurrently with applications for Minor Variances 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.
1:30 - B.031/23 – 131 Langarth Street West, PLAN 488 LOT 651 TO 652. Permission to sever a lot (Parcel ‘2’) with an area of 397.4m² and a frontage of 9.4m and retain a lot (Parcel ‘1’) with an area of 498.1m² and a frontage of 11.9m.
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, Development and Compliance Services, Development Services, 6th Floor, City Hall, 300 Dufferin Avenue, London, Ontario 519-930-3500.
NOTICES
Notice of Public Update Meeting: Argyle Core Area Streetscape Master Plan - The City of London is hosting a public update meeting about the Argyle Core Area Streetscape Master Plan.
Meeting time and location:
Tuesday, November 7, 2023
6:00 p.m. to 8:00 p.m.
East Lions Community Centre, 1731 Churchill Ave, London, ON
Vehicle parking is provided at the East Lions Community Centre. Cyclists can lock their bikes at bike lockups at the East Lions Community Centre. Bus riders can get off at London Transit stop #1908.
The meeting will include a presentation followed by an opportunity to provide feedback to the project team. The materials presented at the meeting will also be posted online afterwards to the project’s Get Involved website.
About the project
The City is preparing a Streetscape Master Plan for the Argyle Core Area on Dundas Street between Highbury Avenue North and just east of Wavell Street.
The Streetscape Master Plan will be a high-level design guideline that will encompass design enhancements for the street, along with potential opportunities and investments to improve public space in this area. The plan will also include considerations for streetscape furniture, beautification initiatives through green infrastructure, and potential connections to adjacent communities and parkland for different modes of transportation that aligns with the vision set out in the Argyle Community Improvement Plan.
To learn more about this project, share comments, and sign up to receive updates, please visit the project's website.
Notice of Adoption of an Official Plan Amendment, C.P.-1512(cj)-287 (OPA 88) - TAKE NOTICE that the Municipal Council of The Corporation of the City of London passed by-law C.P.-1512(cj)-287 under section 17 of the Planning Act, R.S.O. 1990, c. P.13, as amended, for the purpose of adopting Amendment No. 88 (OPA 88) to the Official Plan for the City of London Planning Area - 2016 on October 17, 2023.
AND TAKE NOTICE that only individuals, corporations, and public bodies may appeal a by-law to the Ontario Land Tribunal (OLT). A notice of appeal may not be filed by an unincorporated association or group. However, a notice of appeal may be filed in the name of an individual who is a member of the association or the group on its behalf. No person or public body shall be added as a party to the hearing of the appeal unless, before the by-law was passed, the person or public body made oral submissions at a public meeting or written submissions to the council or, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
RELATED APPLICATIONS: The land to which the by-law applies is the subject of an application under the Planning Act for an amendment to a zoning by-law, Z.-1-233147. It is not the subject for a minor variance or a consent, a Minister's Zoning Order, or for approval of a plan of subdivision.
ADDRESS OF THE CITY CLERK’S OFFICE: The Corporation of the City of London, 3rd Floor, 300 Dufferin Avenue, London, Ontario N6B 1Z2.
WHEN AND HOW TO FILE AN APPEAL: An appeal to the Ontario Land Tribunal (OLT) must be filed with the City Clerk of The Corporation of the City of London at the address shown above by November 15, 2023; set out the reasons for the appeal; the appellant form is available from the Ontario Land Tribunal at www.olt.gov.on.ca; and, be accompanied by the fee prescribed under the Ontario Land Tribunal Act, 2021, payable to the Minister of Finance.
PURPOSE AND EFFECT OF THE OFFICIAL PLAN AMENDMENT: The recommended action will increase the total number of residential units permitted as-of-right within a single detached, semi-detached, or street townhouse dwelling from three to four, including the primary dwelling unit and three additional residential units.
WHEN COUNCIL’S DECISION IS FINAL: The proposed official plan amendment is exempt from approval by the Minister of Municipal Affairs and Housing. The decision of the Council is final if a notice of appeal is not received on or before the last day for filing a notice of appeal.
For further information about this by-law, please contact B. Coveney in Planning and Development at 519-930-3500 or plandev@london.ca. When making inquiries, please quote File No. OZ-9651.
A copy of the Official Plan Amendment may be requested from the City Clerk’s Office in person during business hours Monday to Friday 8:30am to 4:30pm, via e-mail at docservices@london.ca or telephone at 519-661-4530.
Dated at the City of London this 26th day of October 2023.
Michael Schulthess, City Clerk
The Corporation of the City of London
Notice of Passing of a Zoning By-law Z.-1 Amendment, Z.-1-233147 - TAKE NOTICE that the Municipal Council of The Corporation of the City of London passed By-law Z.-1-233147 under section 34 of the Planning Act, R.S.O. 1990, c. P.13, as amended, on October 17, 2023.
AND TAKE NOTICE that only individuals, corporations, and public bodies may appeal a by-law to the Ontario Land Tribunal (OLT). A notice of appeal may not be filed by an unincorporated association or group. However, a notice of appeal may be filed in the name of an individual who is a member of the association or the group on its behalf. No person or public body shall be added as a party to the hearing of the appeal unless, before the by-law was passed, the person or public body made oral submissions at a public meeting or written submissions to the council or, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
RELATED APPLICATIONS: The land to which the by-law applies is the subject of an application under the Planning Act for an amendment to an official plan, OPA No. 88. It is not the subject for a minor variance or a consent, a Minister's Zoning Order, or for approval of a plan of subdivision.
ADDRESS OF THE CITY CLERK’S OFFICE: The Corporation of the City of London, 3rd Floor, 300 Dufferin Avenue, London, Ontario N6B 1Z2
WHEN AND HOW TO FILE AN APPEAL: An appeal to the Ontario Land Tribunal (OLT) must be filed with the City Clerk of The Corporation of the City of London at the address shown above by November 15, 2023; set out the reasons for the appeal; the appellant form is available from the Ontario Land Tribunal at www.olt.gov.on.ca; and, be accompanied by the fee prescribed under the Ontario Land Tribunal Act, 2021, payable to the Minister of Finance.
PURPOSE AND EFFECT OF THE OFFICIAL PLAN AMENDMENT: The recommended action will increase the total number of residential units permitted as-of-right within a single detached, semi-detached, or street townhouse dwelling from three to four, including the primary dwelling unit and three additional residential units.
For further information about this by-law, please contact B. Coveney in Planning and Development at 519-930-3500 or plandev@london.ca. When making inquiries, please quote File No. OZ-9651.
A copy of the Zoning By-law Amendment may be requested in the City Clerk’s Office during regular business hours, Monday to Friday from 8:30 a.m. to 4:30 p.m., via e-mail at DocServices@london.ca, or telephone at 519-661-4530.
Dated at the City of London this 26th day of October 2023.
Michael Schulthess, City Clerk
The Corporation of the City of London