Public Notices - September 12, 2024

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 Tuesday, October 2nd, 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, September 25th, 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, September 27th, 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 AM on the day of the meeting. 

Items not to be heard before 1:00 p.m.

32 Chesterfield Avenue - The purpose and effect of this amendment is to permit six (6) additional single-detached residential lots on the vacant portion of the property south of the existing dwelling. Possible change to Zoning By-law Z.-1 FROM a Residential R4/ Open Space OS4 (R4-3/OS4) Zone TO a Residential R2-1/Special Provision Residential R2-1/Special Provision Open Space (R2-1/R2-1(_)/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: Z-9768. Planner: C.Cernanec.

1350-1352 Webster Street - The purpose and effect of this amendment is to permit the development of townhouses on the subject lands with a total of 56 residential units.  Possible change to Zoning By-law Z.-1 FROM a Residential 5 (R5-6(_)) Zone TO a Residential 5 Special Provision (R5-6(_)) 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-9767. Planner: C.Cernanec.

850 Highbury Avenue North – The purpose and effect of these applications would be the creation of a mixed-use plan of subdivision.

The applicant has submitted a revised Draft Plan of Subdivision (39T-21503), Zoning By-Law Amendment (Z-9577) and Official Plan Amendment (O-9766). The original Notice of Application for these and the associated Combined Official Plan & Zoning By-Law Amendment (OZ-9324) was published in the Londoner on March 11, 2021. A notice of revised application for the Draft Plan of Subdivision and Zoning By-Law Amendment was published in the Londoner on May 30, 2024. The applicant has now submitted another revision to their applications:

  1. No changes are proposed to the previous circulated Draft Plan of Subdivision consisting of one (1) low density residential block, eight (8) medium residential density blocks, two (2) medium density residential/mixed use blocks, eight (8) high density residential/mixed use blocks, six (6) heritage blocks, one (1) institutional block, one (1) parkland block, four (4) open space / servicing blocks, one (1) stormwater management block, one (1) rail line block, one (1) future develop block one, one (1) road widening, served by the extension of Rushland Avenue, Howland Avenue, Spanner Street, and seven (7) new streets (Streets A through G).
  2. Possible Amendment to Zoning By-law Z.-1 To change the zoning from a Regional Facility (RF) Zone to Holding Residential Special Provision R9 (h-80•R9-7(*)•H105) Zone, Holding Residential Special Provision R9 (h-80•R9-7(**)•H98 Zone, Holding Residential Special Provision R9 (h-80•h-240•R9-7(***)•H66) Zone, Holding Residential Special Provision R9 (h-80•h-*•R9-7(***)•H66) Zone, Holding Residential Special Provision R5/R9 / Neighbourhood Facility (h-80•h-*•R5-7(**)/R9-7(****)•H66/NF1) Zone, Holding Residential Special Provision R5/R9 (h-80•h-*•R5-7(**)/R9-7(****)•H46) Zone, Holding Residential Special Provision R5/R8 (h-80•h-*•R5-7(*)/R8-4(*)) Zone, Holding Residential Special Provision R8 (h-80•h-*•R8-4(*)•D150•H22) Zone, Holding Residential Special Provision R8 (h-80•h-*•R8-4(**)•D100•H15) Zone, Holding Business District Commercial / Community Facility / Heritage (h-80•BDC/CF2/CF3/HER) Zone, Holding Business District Commercial / Community Facility / Heritage (h-80•h-*•BDC/CF2/CF3/HER) Zone, Holding Neighbourhood Facility/Open Space (h-*•OS1/NF1) Zone, and Open Space (OS1) Zone. 

Key revisions to the previously circulated applications include:

  • Key changes to the previously circulated proposed zoning include increasing the maximum permitted heights from 42m (12 storeys), 54m (16 storeys), and 75m (22 storeys) to 66m (20 storeys), 98m (30 storeys) and 105m (32 storeys) on blocks fronting Highbury Avenue North and Oxford. 
  • The maximum permitted densities on these blocks are also proposed to be increased from 250, 300, and 320 units per hectare and converted into Maximum Floor Area Ratios (FAR) of between 3.0 and 5.25 square metres of gross floor area per square metres of lot size.
  • Blocks 12, 18 and 19 are proposed to have maximum heights of 66 metres or 20 storeys where 25 storeys was previous proposed, and Blocks 2 and 26 are proposed to have maximum heights of 66 metres or 20 storeys where 42 metres or 12 storeys were previously contemplated.
  • Block 1 and the eastern portion of Block 3 are proposed to be rezoned to permit up to 8 storeys, and the western portion of Block 4 is proposed to rezoned to permit up to 12 storeys. 
  • The previously proposed R9-7 special provision zone requested for medium density residential blocks in the southeast portion of the plan, has been replaced with an R8-4 special provision zone with similar height and density special provisions.
  • A new holding provision h-* is proposed by the applicant which would require further study and implementation of noise and vibration mitigation measure before development on the impacted blocks to the satisfaction of the City.
  • No changes are proposed to the revised Draft Plan of Subdivision previously circulated on May 30, 2024.

The City is also considering the following zoning by-law amendments: 

  • Alternative residential zones which reflect the long-term development vision of the subject lands;
  • Special Provisions in zoning to implement the urban design requirements and considerations of the London Psychiatric Hospital Secondary Plan; and
  • Adding holding provisions for the following: land use compatibility, urban design, water looping, municipal services, emergency communications, and phasing.

A new revised application for an Official Plan Amendment has also been submitted (File: O-9766) to amend the London Plan and London Psychiatric Hospital Secondary Plan to permit the heights proposed in the revised Zoning By-Law Amendment.

The revised Official Plan Amendment (O-9766) to update the London Plan and London Psychiatric Hospital Secondary Plan would permit 

  • a maximum height of 32 storeys at the corner of Oxford Street East and Highbury Avenue North, 
  • a maximum height 20 or 30 storeys for other blocks that are immediately adjacent to Oxford Street East and Highbury Avenue North,
  • a maximum height of 20 storeys within the Residential Policy Area 1B,
  • a maximum height of 8 storeys on the northeast portion of the Residential Policy Area 1A,
  • a maximum height of 12 storeys on the western portion of the Residential Policy Area 1A, and
  • a maximum height of 8 storeys on the western portion of the Village Core.

The City will also consider possible amendments to the Secondary Plan to provide flexibility in the design of public streets and bicycle routes, update the schedules of the Secondary Plan to reflect revisions to the proposed road network and block fabric, and other minor amendments to the plan to be consistent with the revised proposed Draft Plan of Subdivision for the subject lands (39T-21503). File: 39T-21503/Z-9577/O-9766 Planner: M. Clark & A. Curtis (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.

489 Upper Queen Street, approximately 0.2 hectares– The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of ten (10) residential units.  Consideration of a proposed draft plan consisting of ten (10) cluster townhouse dwelling units and a common element to be registered as one Condominium Corporation. *For the lands under consideration, a separate application for Zoning By-law Amendment – Application File No. Z-9540 has been submitted and approved. File: 39CD-24506. Planner: A.Patel.

383 Clarke Road & 1906 Whitney Street – The purpose and effect of this zoning change is to permit the development of a 2.5-storey apartment building containing 10 residential units. Possible change to Zoning By-law Z.-1 FROM a Residential R2 (R2-3) Zone TO a Residential R8 Special Provision (R8-4(_)) 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-9779. Planner: C. Cernanec.

1408 & 1412 Commissioners Road West – The purpose and effect of this zoning change is to permit a 22-unit, 4-storey apartment building with 22 vehicle parking spaces Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-8) Zone TO a Residential R8 (R8-4(_)) Zone. Special provisions to implement the proposed development include a reduced front yard setback and increased building height.  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-9780. Planner: Melanie Vivian.

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 Bridgette Somers, 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.
*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 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 September 26, 2024, 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.105/24 – 122 Maitland Street, PLAN 178 PT LOT 18 S/S HILL –To permit a single detached dwelling. To permit a minimum exterior side yard setback of 2.4m, whereas 6.0m is the minimum required. To permit a building located 38.0m from the point of intersection where a road or street crosses a railway at the same grade, whereas a building shall be no closer than 45.5m.

1:30 p.m. – A.106/24 - 845 Queens Avenue, PLAN 304 BLK M PT LOT 23 – To permit an additional residential unit. To permit an additional residential unit in a basement where the finished floor level is below the level of any sanitary sewer servicing the building, whereas the finished floor level of such basement shall be above the level of any sanitary sewer servicing the building.

1:30 p.m. – A.107/24 - 1648 Kathryn Drive, PLAN 756 PT LOTS 60,61 – To permit an addition to an existing single detached dwelling. To permit a maximum front yard main building depth of 6.5m whereas 12m is the maximum permitted. To permit a minimum front yard main building depth of 6.5m, whereas 12m is required. To permit a garage front yard setback of 6.5m, whereas 12m is the minimum required.

1:30 p.m. - A.108/24 - 2379 Gatenby Street, PLAN 33M596 LOT 42 – To permit an accessory structure. To permit a maximum lot coverage of 39.5%, whereas 35% is the maximum permitted.

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. 519-930-3500.

Please be advised that 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.

CONSENTS

The London Consent Authority will be considering the following application for consent. Comments Due by September 26, 2024. 

B.037/24 – 32 Chesterfield Avenue, PLAN 462 LOTS 32 TO 52 N/S – Permission to sever a lot (Lot’1’) with a lot area of 335m² and a lot frontage of 11.8m; sever a lot (Lot ‘2’) with a lot area of 335m² and a lot frontage of 11.8m; sever a lot (Lot ‘3’) with a lot area of 410m² and a lot frontage of 14.4m; sever a lot (Lot ‘4’) with a lot area of 341m² and a lot frontage of 9.0m; sever a lot (Lot ‘5’) with a lot area of 341m² and a lot frontage of 9.0m; sever a lot (Lot ‘6’) with a lot area of 341m² and a lot frontage of 9.0m; and retain a lot (Lot ‘7’) with a lot area of 4,012m² and a lot frontage of 8.0m for the purpose of future residential development. 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.

NOTICES

Notice of Study Completion Oxford Street West Improvements Municipal Class Environmental Assessment Study – The City of London has completed a Municipal Class Environmental Assessment (Class EA) study for improvements to Oxford Street West, from Westdel Bourne to Sanatorium Road. The proposed improvements for Oxford Street West address future transportation capacity needs along the corridor and at intersection for all modes (pedestrians, cyclists, motorists) and users of all ages and abilities. The proposed improvements include: 

  • Widening Oxford Street West from two to four lanes to provide additional capacity;
  • Intersection modifications to improve operations and accessibility;
  • A combination of cycle tracks and sidewalks or multi-use paths on both sides of Oxford Street West to provide dedicated facilities for walking and cycling throughout the corridor. 

The study was completed in accordance with ‘Schedule C’ requirements of the Municipal Class Environmental Assessment (October 2000, as amended 2023), which is an approved process under the Ontario Environmental Assessment Act. 

An Environmental Study Report (ESR) has been prepared to document the study process, recommendations, and potential impacts and mitigation measures. The ESR is being placed on the public record for a 30-day review period starting on September 12, 2024 and ending on October 12, 2024. 

The ESR may be reviewed online on the City’s Get Involved webpage at https://getinvolved.london.ca/oxfordwest or in person at the following locations during regular business hours: 

London City Hall
3rd Floor – Clerks Office
300 Dufferin Avenue
London, ON N6B 1Z2

Interested persons should provide written comments to Erik Guil, City Project Manager, by October 12, 2024. If you have further questions or require special accommodation to access the project information, please contact the following members of the project team: 

City of London Project Manager Erik Guil Tel: 519-661-2489 x 5467
Email: eguil@london.ca

CIMA+ Project Manager Katherine Jim Tel: 289-288-0287 x 6835
Email: katherine.jim@cima.ca   

Last modified:Thursday, September 12, 2024