Public Participation Meeting Process
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.
OZ-9127- 84 and 86 St. George Street and 175 – 179 Ann Street - (REVISED) – The purpose and effect of this Official Plan and zoning change is to permit the redevelopment of the subject site for a high rise tower, with a maximum height of 22 storeys stepping down toward the St. George Street frontage to heights of 19 and 9 storeys, with low rise elements transitioned to a 4 storey podium along the St. George Street frontage. 214 residential units are proposed along with on-site amenities for the use of residents of the building. Parking is to be accommodated in an underground multi-level parking structure. Possible amendment to the 1989 Official Plan for the western portion of the property FROM the Multi-family, Medium Density Residential Designation TO the Multi-family, High Density Residential Designation, and to ADD a Specific Area Policy supporting the requested use and to permit a maximum residential density of 585 uph within the Multi-family, High Density Residential designation for this site. Possible change to The London Plan to REPLACE the existing Special Area Policy 1038A in the Neighbourhoods Place Type with revised wording to permit a maximum building height of 22 storeys, and to ADD the site as being subject to a Specific Area Policy on Map 7. Possible change to Zoning By-law Z.-1 FROM a Residential R9 (R9-3*H12) Zone TO a Residential R10 Special Provision Bonus (R10-5(_)*B-__) Zone. Site specific development regulations are proposed to be implemented through special provisions and/or bonus zone requirements for the Residential R10 Zone including: a maximum building height of 75m (22 storeys), a maximum density of 585 uph (214 units) in place of 350 uph, 0m yard depths to all property lines, reduced minimum landscaped open space of 0% where 20% is required, increased maximum lot coverage of 97% where 50% is permitted, and reduced parking of 189 spaces where 214 spaces are required. The request for bonusing is based on the provision of: common open space; underground parking; enhanced landscaped open space; innovative/sensitive design including electric vehicle charging stations, some accessible to the public, and publicly accessible bicycle sharing facilities; enhanced provision of universal accessibility; affordable housing; exceptional site and building design; sustainable development forms; financial contribution to transit facilities; large quantities of secure bicycle parking and cycling infrastructure; and extraordinary tree planting. The City may also consider Official Plan policies establishing an acceptable base height and density and maximum height and density that can only be achieved through bonusing, special provisions in Zoning By-law Z.-1 regulating the height transition of the proposed building, the use of a less intensive base zone with a bonus provision to allow the requested height and density in return for certain facilities, services or matters, and a parking ratio established on the basis of the number of dwelling units. File: OZ-9127 Planner: B. Debbert (City Hall).
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.
SP20-063 - 3557 Colonel Talbot Road - Consideration of a Site Plan Control application to permit the construction of two townhouse blocks with a total of 21 residential units. The current zoning was approved as Holding Residential (h*5*R5-6(14)) which permits cluster townhouse and cluster stacked townhouse dwellings. The zoning on this site includes the holding provisions to require a public site plan meeting before the Planning and Environment Committee. The proposed site plan will be presented at a future meeting of the Planning and Environment Committee for the purpose of receiving comments for the Site Plan Approval Authority. You will receive another notice inviting you to attend this meeting. File: SP20-063 Planner: M.Vivian (City Hall)
39CD-19516 - 1160 Lismer Lane (3542 Emilycarr Lane) - Block 6 of Draft Plan 39T-16508; approximately 0.639ha – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 41 townhouse dwelling units at a density of 65 uph. Consideration of a proposed draft plan consisting of 41 townhouse dwelling units and a common element for private access driveway and services to be registered as one Condominium Corporation. Application has also been made for approval for Site Plan Approval. File: 39CD-19516 Planner: M.Corby (City Hall)
OZ-9261 - 400 Southdale Road East - The purpose and effect of this Official Plan and Zoning change is to permit the development of a 10 storey, mixed use building that will contain 198 dwelling units, 915 square metres of retail commercial space and two levels of underground parking. Possible amendment to the (1989) Official Plan to add a special policy that would modify the ‘Neighbourhood Commercial Node’ designation to permit the proposed residential units on the ground floor and an increased density of 505 units per hectare. Possible amendment to The London Plan (New Official Plan) to add a ‘Specific Policy Area’ to modify the Neighbourhoods Place Type to permit an increased height of ten storeys, density of 505 units per hectare and a maximum retail, service and office floor area of 915 square metres. Possible change to Zoning By-law Z.-1 FROM a Service Station (SS2) Zone; TO Residential R10 Special Provision (R10-5( )) Zone – to permit a mixed use building with special provisions including: the lot line that abuts Southdale Road East to be interpreted as the front lot line; a minimum front yard setback of 1.4m; a minimum exterior side yard setback of 0.9m; a minimum interior side yard setback of 0.5m; a maximum height of 10 storeys (34.3m); a maximum density of 505 unit per hectare; a minimum dwelling unit area of 46 square metres; a minimum parking space dimension of 2.6m by 5.2m a minimum aisle width access and driveway to parking areas for two way traffic of 6.0m; a minimum of 15 parking spaces shared between commercial uses and residential uses as follows: 1 space per 41 square metres of retail space, 0.7 spaces per one bedroom units, 0.8 spaces per one bedroom + den units, 0.9 spaces per two bedroom units and 1 space per three bedroom units; and a balcony encroachment of no more than 1.75 metre projection, not closer than 1.4 m to the front lot line. The City is also considering special provisions in the zoning to implement the urban design requirements and adding holding provisions for the following: urban design, archaeological and public site plan. File: OZ-9261 Planner: A. Riley (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, Development Services or City Planning, 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.
Please also note that these applications are being circulated during the State of Emergency issued by the Province of Ontario. As a result, in-person services are not available at this time.
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 Local Planning Appeal 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 Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.
ADDITIONAL INFORMATION
Please note that this application is being circulated during the COVID-19 State of Emergency issued by the Province of Ontario. Opportunities to view any file materials can be arranged through the file Planner. For more information about these matters, including information about appeal rights, contact City Planning at planning@london.ca and/or 519-661-4980, or Development Services at developmentservices@london.ca and/or (519) 930-3500. When in-person services are available, the notice and application information can be viewed by visiting 206 Dundas Street or the 6th Floor of City Hall, 300 Dufferin Ave., London ON, Monday to Friday between 8:30 am and 4:30 pm. Information for most subdivisions, condominiums, Official Plan amendments and Zoning By-Law amendments is also available at www.london.ca/planapps . Key maps for the land described in these applications are not provided as they are available for review at the offices and through the webpage noted above. *Please ensure you reference the File Number or address in all communications.
MINOR VARIANCES
The Committee of Adjustment for the City of London will meet on Thursday October 22, 2020, commencing at 1:30 p.m., on the second floor of City Hall, 300 Dufferin Avenue, London, Ontario for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1.
1:30 p.m. – A.086/20 - 2222 Tokala Trail, PLAN 33M767 LOT 92 IRREG, northwest corner of Tokala Trail and Silverfox Drive. To construct a single detached dwelling. To permit an exterior side yard setback of 3.5m, whereas 4.5m is the minimum required.
1:45 p.m. – A.070/20 - 99, 103 and 107 Pond Mills Road, PLAN 380 PT LOTS 21,22 29,30, PLAN 380 PT LOT 22,30, and PLAN 380 PT LOT 22 & 30, south side of Pond Mills Road, east of Ailsa Drive. To construct an apartment building. To permit 89 parking spaces, whereas a minimum of 138 parking spaces are required.
The Committee of Adjustment for the City of London will meet on Thursday October 29, 2020, commencing at 1:30 p.m., on the second floor of City Hall, 300 Dufferin Avenue, London, Ontario for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1.
1:30 p.m. – A.086/20 - 2222 Tokala Trail, PLAN 33M767 LOT 92 IRREG, northwest corner of Tokala Trail and Silverfox Drive To construct a single detached dwelling. To permit an exterior side yard setback of 3.5m, whereas 4.5m is the minimum required.
1:45p.m. – A.087/20 - 62 Loggers Grove, PLAN M420 LOT 23 33.46X102.47X98.44X41.45 IRREG, north side of Loggers Grove, east of Trapper Street. To permit an air conditioning unit. To permit an air conditioner located 0.6m from the east interior side lot line, whereas the provided projection is to be no closer than 0.9m.
2:00 p.m. – A.084/20 - 1876 Upper West Avenue, PLAN 33M711 LOT 86 REG, north side of Upper West Avenue, north of Trailsway Avenue. To permit an air conditioning unit. To permit an air conditioner located 0.4m from the east interior side lot line, whereas the provided projection is to be no closer than 0.9m.
2:15 p.m. – A.085/20 - 6456 Old Garrison Boulevard, PLAN 33M755 LOT 1 IRREG, northeast corner of Old Garrison Boulevard and Mersea Street. To construct a single detached dwelling. To permit an exterior side yard setback of 1.3m, whereas 4.5m 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 Local Planning Appeal Tribunal (LPAT) 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 London Consent Authority will be considering the following application for consent. Comments Due By October 22, 2020 to the London Consent Authority.
B.026/20 – 109 Wharncliffe Road South – Request to lease land of approximately 1003 m2 over a portion of 105-109 Wharncliffe Road South for a period of 21 years or more, with no proposed development. Planner: E. Ling
B.028/20 – 30, 32 & 34 Charles Street – Request to sever approximately 391.2m2 (parts 3, 4, & 5) and 393.2m2 (parts 6 & 7) and to retain approximately 618.5m2 (parts 1 & 2) for the purpose of existing residential uses. Access easements in favour of the severed (part 2) and retained lands (part 3) are also proposed. Planner: M. Wu
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 Local Planning Appeal Tribunal (LPAT) 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 Participation Meeting – Meeting of the Strategic Priorities and Policy Committee - Fees and Charges By-law, Water and Wastewater Treatment – Tuesday, October 20, 2020, not to be heard before 4:10 PM, Council Chambers, City Hall, 300 Dufferin Avenue. Pursuant to regulations contained in the Municipal Act, as amended, the Strategic Priorities and Policy Committee will be holding a Public Participation Meeting to receive delegations and their comments regarding the City of London’s Fees and Charges By-law related to Water and Wastewater Treatment.
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, October 19, 2020, 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 emailed to SPPC@london.ca.
Members of the public are asked to pre-register to speak in person by calling 519-661-2489 ext. 7100 or by emailing PPMClerks@london.ca. Please indicate the matter you wish to speak to, registrations will be confirmed. Information related to public participation during the COVID-19 emergency is available on the City website at www.london.ca. Participation of some Council Members and staff will be virtual.
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 Elections Act, 1996, as amended and 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. 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.