PUBLIC PARTICIPATION MEETING PROCESS
Anyone wishing to speak at a Public Participation Meeting can do so virtually using Zoom online or by attending in person. Should you wish to attend virtually, pre-registration is required. To pre-register, please email PPMClerks@london.ca or call 519-661-2489, ext. 7100.
Notice of Collection of Personal Information – personal information is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13, and will be used by Members of Council and City of London staff in consideration of these matters.
Written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City's website. Video recordings of the Public Participation Meeting may also be posted to the City of London's website. Questions about this collection should be referred to Manager, Records and Information Services, 519-661-CITY (2489) ext. 5590.
NOTICE OF PUBLIC MEETING
The Planning and Environment Committee will consider the following matters at a Public Participation Meeting to be held Tuesday, October 22, 2024. Standing Committee and Council Meetings are held at City Hall in Council Chambers. Participation of some Council Members and staff may be virtual. Meetings can be viewed via live-streaming on YouTube and the City website. There is additional information on the City of London website 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, October 16, 2024, Written submissions regarding this matter to be included on the Planning and Environment Committee Added Agenda are to be submitted no later than 9:00 AM on Friday, October 18, 2024, either delivered or mailed to the City Clerk’s Office, Room 308, 300 Dufferin Avenue, P.O. Box 5035, London, ON N6A 4L9 or by email to pec@london.ca. Those who wish to attend virtually should pre-register by contacting PPMClerks@london.ca or 519-661-2489 ext. 7100 no later than 9:00 a.m. on the day of the meeting.
Items not to be heard before 1:00 p.m.
763-773 Dundas Street – The purpose and effect of this zoning change is to permit a 6-storey mixed-use building fronting Dundas Street, consisting of 34 residential units and approximately 300m² of gross-floor commercial space; and a 24-storey mixed-use building located to the rear, consisting of 213 units and ground-floor multi-use space. A minimum of 40% of the proposed 247 residential dwelling units are to be affordable. Possible change to Zoning By-law Z.-1 FROM a Business District Commercial (BDC(19)*D250*H46) Zone TO a Business District Commercial (BDC(_)*D550*H82) Zone. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: Z-9777 Planner: M. Hynes.
2118 Richmond Street – The purpose and effect of this Official Plan and Zoning By-law Amendment is to permit an eleven (11) storey residential apartment building with a total of 158 residential units, 227 parking spaces, and 168 bicycle parking spaces. Possible amendment to the Official Plan to amend Specific Policy Area 16 (Policy 1069 of The London Plan) to remove references to the Bonus Zone Provisions; increase the permitted residential density from 123 units per hectare to 211 units per hectare, and to remove the required three (3) storey townhouses along the base of the building. Possible change to the Zoning By-law Z.-1 FROM a Holding Residential R6 and R8 Bonus (h*h-5*h-11*h-183*R6-5/R8-4*B-30) Zone TO a Residential R9 Special Provision (R9-7(_)) Zone. Special Provisions are requested for increased density, increased height, reduced setbacks, minimum landscape open space and maximum lot coverage. The City may also consider additional considerations, such as a different base zone, the use of holding provisions, and/or additional special provisions. File: OZ-9770. Planner: A. Curtis.
566-578 Colborne Street: not to be heard before 1:00PM – Possible change to Zoning By-law Z.-1 FROM a Residential R3 (R3-2) Zone & a Residential R11 Zone TO a Residential R5 Special Provision (R5-7(_)) Zone to permit two (2) 3-storey stacked townhouse buildings behind the existing dwellings on the subject lands. Additionally, the existing lodging houses are being converted to 3-unit dwellings. The proposal results in a total of 18 units. File: Z-9775. Planner: B. House.
313-323 Horton Street E – The purpose and effect of this Zoning change is to permit the development of an 8-storey, mixed-use building with 107 dwelling units and 179m2 of commercial space of the ground floor. Possible change to Zoning By-law Z.-1 FROM change FROM an Arterial Commercial (AC4) Zone TO a Business District Commercial Special Provision (BDC(_)) Zone. Special provisions would permit a rear yard depth of 4.5; a maximum height of 27.0m (8-storeys); and a maximum density of 530 units per hectare. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9616. Planner: Alanna Riley.
1856-1910 Oxford Street West – The purpose and effect of this Official Plan and Zoning change is to permit a mixed-use development with a commercial podium consisting of 840m2 of ground floor commercial uses and two 10 & 11 storey residential towers consisting of 223 residential units. Possible amendment to The London Plan to ADD a Specific Area Policy to permit a mixed-use development with 840m2 of ground floor commercial along with two 10 & 11 storey residential towers within the Neighbourhood Place Type. Possible change to Zoning By-law Z.-1 FROM a Commercial Shopping Area Special Provision (CSA5(6)) Zone TO a Residential R9 Special Provision (R9-7( )) Zone. Special provisions would permit existing permitted commercial use; a mixed-use development with a commercial podium consisting of ground floor commercial uses and two 10 & 11 storey residential towers; apartment buildings as additional uses; permit a minimum front and exterior side yard setback of 0.0 metres as permitted under the current zone; permit a south interior side yard setback of 4.5 metres; permit a height of 40.0 metres whereas 12.0 metres is required; minimum long term bicycle parking spaces of 0.45 spaces per unit whereas 0.9 spaces per unit are required; a maximum of 223 residential units; a maximum of 840m2 commercial; and to permit stand-alone buildings that do not form part of a shopping centre as permitted under the current zone. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions (i.e., height and/or density), and/or the use of holding provisions. File: O-9484/Z-9485. Planner: Alanna Riley.
Items not to be heard before 1:30 p.m.
279 Sarnia Road– The purpose and effect of this zoning change is to permit two blocks of 3-storey back-to-back stacked townhouses, with 20 residential units. Possible change to Zoning By-law Z.-1 from a Residential R1 (R1-10) Zone to a Holding Residential R8 Special Provision (h-213*R8-4(_)) Zone. File: Z-9774. Planner: I. de Ceuster.
1210-1240 Wharncliffe Road South– The purpose and effect of this zoning change is to permit eleven blocks of 3.5-storey stacked townhouses, with 108 residential units. Possible change to Zoning By-law Z.-1 from a Restricted Service Commercial (RSC1/RSC3/RSC4/RSC5) Zone and Urban Reserve (UR4) Zone to a Residential R5 Special Provision (R5-7(_)) Zone and Open Space (OS5) Zone. File: Z-9778. Planner: I. de Ceuster.
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.
952 Southdale Road West – The purpose and effect of this zoning change is to permit an animal hospital use on the subject lands. Possible change to Zoning By-law Z.-1 FROM (h*R8-4(80) & (h*h-129*R8-4(80) & (h*h-129*CSA1(6)) & (h*CSA1(6)) & OS5 & UR2 Zones TO (h*R8-4(80) & (h*h-129*R8-4(80) & (h*h-129*CSA1(6)) & (h*CSA1(_)) & OS5 & UR2 Zones. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (ie height and/or density), and/or the use of holding provisions. File: Z-9787. Planner: C. Cernanec.
1472 Dundas Street – The purpose and effect of this Zoning amendment is to permit a 10-storey mixed-use apartment development with 334 residential units and office/ground floor commercial uses. Possible change to Zoning By-law Z.-1 FROM a Community Shopping Area (CSA1) zone TO a Residential R9 Special Provision (R9-7(_)) Zone. Requested special provision for maximum density. The City may also contemplate alternative zoning such as a different base zone, additional permitted uses, additional special provisions and/or the use of holding provisions. File Z-9788. Planner: Isaac de Ceuster
415 Oxford Street West– The purpose and effect of this zoning change is to permit two mixed-use buildings, each comprised of an 8-storey (north) and a 22-storey portion (south) with a total of 704 residential dwelling units, approximately 750m2 of retail area, and a requested mixed-used density of 280 units per hectare. Possible amendment to change the existing Specific Policy Area in the Neighbourhood Place Type for the lands located at 415 Oxford Street West to permit a maximum building height of 22-storeys, where a maximum height of 12-storeys is currently permitted, and to permit apartment buildings within the entirety of the subject lands. Possible change to Zoning By-law Z.-1 FROM Commercial Recreational (CR) Zone and Open Space (OS4) Zone TO a Residential R10 Special Provision and Community Shopping Area Special Provision (R10-3(__/CSA1(_)) Zone and Open Space (OS4) Zone. The City may also contemplate alternative zoning such a different base zone, additional permitted uses, additional special provisions (i.e. height and/or density), and/or the use of holding provisions. File: OZ-9789. Planner: M. Hynes.
PROVIDING COMMENT
Your comments on these matters are important. You can comment by phone, mail or email to 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.
If a person or public body would otherwise have an ability to appeal the decision of the Corporation of the City of London or of the Approval Authority to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the application is adopted or approved, the person or public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the proposed amendment is adopted or approved, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
*Please see the Planning Act for updated appeal requirements.
ADDITIONAL INFORMATION
Opportunities to view any file materials in-person can be arranged through the file Planner. For more information about these matters, including information about appeal rights, contact Planning and Development at plandev@london.ca 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. Comments Due by Thursday October 17, 2024.
B.038/24 – 435 Grey Street and 446 Hill Street, PLAN 178 LOTS 13 AND 14 S GREY ST E PT LOTS 14 AND 15 N HILL ST E RP 33R18472 PARTS 1 TO 3 – Permission to sever a lot (PART 2) with a lot area of approximately 370m2 and a lot frontage of 10.3m and retain a lot (PART 1) with a lot area of approximately of approximately 4032m2 and a lot frontage of 54.5 to establish two (2) properties for the continuation of the existing residential uses. Planner Anmona Nair.
B.039/24 - 1300 Fanshawe Park Road East, LONDON CON 5 PT LOT 9 RP\ 33R14864 PT PART 1 –Permission to establish an easement (Part 2 Plan 33R-21921) on Block 1 Part 1, Plan 33R- 21921 and an easement (Part 8 Plan 33R-21921) on Part 1, Plan 33R-14864 for the purpose of shared access and services in favour of Block 1, Part 1 (33R-21921) and Part 1 on Plan 33R-14864. Planner: Chloe Cernanec.
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, or by email to CoAsubmit@london.ca. Additional information on these applications is available at the City of London Business Hub, 2nd Floor, City Hall, 300 Dufferin Avenue, London, Ontario, or by emailing CoAsubmit@london.ca or calling 519-930-3500.
Please be advised that from March 4 to July 31, 2024, the front (south) entrance to City Hall will be closed to visitors and staff while repair and rehabilitation work takes place. During this time pedestrian traffic will be redirected to the north entrance located off Reginald Cooper Square. Access from the lower-level parking garage to the City Hall elevators will still be available.
NOTICES
NOTICE OF PUBLIC PARTICIPATION MEETING – Amendment to the User Fees and Charges By-law – October 8, 2024, not to be heard before 1:05 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 2024 Amendment to the User Fees and Charges By-law. The Fees and Charges By-law sets out fees and charges that will be collected by The Corporation of the City of London for services provided by Services Areas throughout the Corporation.
NOTICE OF PUBLIC PARTICIPATION MEETING – Ward Boundary Review – Preliminary Ward Boundary Options – October 8, 2024, not to be heard before 1:30 PM, Council Chambers, City Hall, 300 Dufferin Ave., London ON. The Strategic Priorities and Policy Committee will hold a public participation meeting to receive delegations and their comments regarding the Preliminary Ward Boundary Options report. The Preliminary Ward Boundary Options report will propose options for future ward boundaries for the City of London and request community feedback on the options.
NOTICE OF PUBLIC PARTICIPATION MEETING – Rates and Charges By-laws Water and Wastewater and Treatment – Tuesday, October 8, 2024, not to be heard before 1:45 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-laws related to Water and Wastewater and Treatment.
Anyone wishing to speak at this Public Participation Meeting on October 8, 2024, can do so in person or virtually Via Zoom. If you wish to attend virtually, pre-registration is required. To pre-register, please email PPMClerks@london.ca or call 519-661-2489, ext. 7100.
Information regarding the above-noted matter will be posted on the City of London’s website at www.london.ca on Wednesday, October 2, 2024. Written submissions regarding the above-noted matter should be submitted by no later than 9:00 AM on Monday, October 7, 2024, either emailed to sppc@london.ca or delivered to the City Clerk’s Office, Room 308, 300 Dufferin Avenue, P.O. Box 5035, London, ON N6A 4L9.
NOTICE OF ADOPTION OF AN OFFICIAL PLAN AMENDMENT, C.P.-1512(du)-223 (OPA 124) - TAKE NOTICE that the Municipal Council of The Corporation of the City of London passed by-law C.P.-1512(du)-223 under section 17 of the Planning Act, R.S.O. 1990, c. P.13, as amended, for the purpose of adopting Amendment No. 124 (OPA 124) to the Official Plan for the City of London Planning Area - 2016 on September 24, 2024.
Purpose and Effect of the Official Plan Amendment: The purpose and effect of the recommended Official Plan amendment is to:
1) Update The London Plan policy direction so that it is up-to-date based on current development trends and reliable to set expectations for future development.
2) Increases the opportunity for housing units throughout the City, to help achieve London’s Housing Target and commitments made through the Housing Accelerator Fund.
3) Align intensification with planning priorities and key directions of The London Plan, including the City Structure Plan.
4) Streamline development processes by avoiding the need for amendments to The London Plan for appropriate uses, intensities, and forms of development.
5) Provide a planning policy framework that is consistent with the new Provincial Planning Statement, 2024 and the current Provincial Policy Statement, 2020.
Related Applications: The land to which this by-law applies is the subject of an application under the Planning Act for an amendment to a zoning by-law. 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.
Final Approval by the Approval Authority: This amendment is subject to final approval by the approval authority, the Minister of Municipal Affairs and Housing.
Any person or public body will be entitled to receive notice of the decision of the approval authority if a written request to be notified of the decision (including the person’s or public body’s address, fax number or email address) is made to the approval authority.
Address of the Approval Authority:
The Minister of Municipal Affairs and Housing,
17th Floor, 777 Bay Street,
Toronto, Ontario M7A 2J3.
Tel: 416-585-7041.
minister.mah@ontario.ca.
Address of the City Clerk's Office:
The Corporation of the City of London,
3rd Floor, 300 Dufferin Avenue,
London, Ontario N6B 1Z2
Where to Obtain Information: For further information about this by-law, please contact S. Baldwin/S. Filson in Planning and Development at 519-930-3500 or plandev@london.ca. When making inquiries, please quote File No. OZ-9726, OZ-9727, O-9752, O-9753
A copy of the Official Plan Amendment may be requested from the City Clerk’s Office in person during business hours Monday to Friday 8:30 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 3rd day of October 2024.
Michael Schulthess, City Clerk
The Corporation of the City of London
NOTICE OF ADOPTION OF AN OFFICIAL PLAN AMENDMENT, C.P.-1512(dv)-224 (OPA 125) - TAKE NOTICE that the Municipal Council of The Corporation of the City of London passed by-law C.P.-1512(dv)-224 under section 17 of the Planning Act, R.S.O. 1990, c. P.13, as amended, for the purpose of adopting Amendment No. 125 (OPA 125) to the Official Plan for the City of London Planning Area - 2016 on September 24, 2024.
Purpose and Effect of the Official Plan Amendment: The recommended action will permit high-rise mixed-use development within London’s Protected Major Transit Station Areas (PMTSA) and integrate the PMTSA policies into the corresponding Downtown, Transit Village, and Rapid Transit Corridor Place Types of The London Plan.
Related Applications: The land to which this by-law applies is the subject of an application under the Planning Act for an amendment to a zoning by-law. 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.
Final Approval by the Approval Authority: This amendment is subject to final approval by the approval authority, the Minister of Municipal Affairs and Housing.
Any person or public body will be entitled to receive notice of the decision of the approval authority if a written request to be notified of the decision (including the person’s or public body’s address, fax number or email address) is made to the approval authority.
Address of the Approval Authority:
The Minister of Municipal Affairs and Housing,
17th Floor, 777 Bay Street,
Toronto, Ontario M7A 2J3.
Tel: 416-585-7041.
minister.mah@ontario.ca.
Address of the City Clerk's Office:
The Corporation of the City of London,
3rd Floor, 300 Dufferin Avenue,
London, Ontario N6B 1Z2
Where to Obtain Information: For further information about this by-law, please contact K. Killen in Planning and Development at 519-930-3500 or plandev@london.ca. When making inquiries, please quote File No. OZ-OZ-9749.
A copy of the Official Plan Amendment may be requested from the City Clerk’s Office in person during business hours Monday to Friday 8:30 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 3rd day of October 2024.
Michael Schulthess, City Clerk
The Corporation of the City of London