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 3rd, 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, September 27, 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, September 29, 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.
Additional Residential Units – The purpose and effect of this Official Plan and Zoning By-law amendment is to permit up to four (4) residential units wherever a zone permits single detached, semi-detached, or street townhouse dwelling. Possible amendment to the Official Plan Policy 942 to permit up to four (4) residential units whereas three (3) units are currently permitted. Possible change to Zoning By-law Z.-1 Section 4.37.2 to conform with the abovementioned Official Plan amendment relating to additional residential units and as-of-right zoning. File: OZ-9651 Planner: B. Coveney.
1236 Southdale Road East – The purpose and effect of this zoning change is to permit two 8-unit townhouse buildings. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-10) Zone TO a Residential R5 Special Provision (R5-7(_) and Open Space (OS5) Zone. Special provisions would permit 1. a minimum front yard setback of 1.5 metres, 2. a maximum front yard setback of 6.0 metres, whereas a minimum front yard setback of 8.0 metres is required, 3. a minimum interior side yard setback of 1.8 metres (with no windows to habitable rooms) and 6.0 metres (with windows to habitable rooms), whereas 7.0 metres is required, 4. a minimum rear yard setback of 3.0 metres, whereas 3.0 metres where the end wall of an end unit facing the rear yard and/or interior side yard may contain a window(s) to habitable rooms on the group floor only and no access points to the dwelling unit along the end wall facing the rear yard and/or the interior side yard is required, 5. a maximum height of 14.0 metres whereas 12.0 metres is the maximum permitted, and 6. a maximum density of 70 units per hectare whereas a maximum density of 60 units per hectare is permitted. File: Z-9634 Planner: N. O’Brien.
3350, 3480 Morgan Avenue and 1363 Wharncliffe Road South; northwest of Wharncliffe Road South and southwest of Bradely Avenue West – The purpose and effect of this revised application is to consider a proposed Draft Plan of Subdivision and Zoning By-law Amendment to allow for a residential subdivision consisting of a one (1) medium density residential block; three (3) medium density mixed-use blocks and one (1) open space block, serviced by two new streets. Draft Plan of Subdivision - Consideration of a proposed Draft Plan of Subdivision and amendments to allow for: one (1) medium density residential block; three (3) medium density mixed-use blocks and one (1) open space block. Zoning By-law Amendment – Consideration of an amendment to the Z.-1 Zoning By-law to change the zoning from Holding Community Shopping Area Special Provision (h*h-11*h-63*h-82*h-95*h-100*h-105*h-135*CSA5(3)) Zone and a Holding Community Shopping Area Special Provision Zone (h*h-11*h-63*h-82*h-95*h-100*h-105*h-138*CSA5(3)) to a Holding Residential R9 Special Provision/Community Shopping Area Special Provision (h*R-4(_)) Zone; Holding Residential R9 Special Provision (h*h-54*h1-98(R9-7(_)/CSA5(3)) Zone; Holding Residential R9 Special Provision/Community Shopping Area Special Provision (h*h*54*h-198*R9-7(_)-CSA5(3)) Zone; Holding Residential R9 Special Provision/Community Shopping Area Special Provision (h*h*54*h-198*R9-7(_)/CSA5(3)) Zone; and an Open Space (OS1). A number of special provisions have been requested for each block, including: additional permitted uses, reduced front, exterior, interior and rear yard setbacks; reduced landscape open space, reduced lot coverage; and, increased height and density. The City may also consider applying Holding Provisions in the zoning. File: 39T-22503 & OZ-9100 Planner: A. Curtis x. 4497
Items not to be heard before 5:00 p.m.
50 King Street & 399 Ridout Street North – The purpose and effect of this Official Plan and zoning change is to permit a mixed-use development of the site including a 43 storey apartment building, a 53 storey apartment building and 13,785 square meters of commercial, office and retail space, while retaining the existing heritage gaol and courthouse buildings. Possible amendment to the Official Plan to add a specific policy to allow for an increased building height of 53 storeys (186m). Possible change to Zoning By-law Z.-1 FROM a Community Facility/Downtown Area (CF1/DA2*D350*H15) zone; and a holding Downtown Area Bonus (h-3*h-5*h-149*h-207*DA1*D350*H15*B-36) zone TO a holding Downtown Area Special Provision (h-5*h-18*h-103*h-149*h-207*h-(_)*DA2(_)*D1175*H186) Zone to permit: the existing broad range of residential, office, commercial and other permitted uses; a maximum height of 53 storeys (186m), and a maximum density of 1,175 units per hectare. Special provisions will regulate the design elements including: tower floorplate, tower location, ground floor design and location of underground parking. Holding provisions are proposed for public involvement, archaeological assessment, servicing, urban design and heritage. A portion of the municipal owned lands to the west of the site along Ivey Park are proposed to be rezoned as Open Space (OS4) and Open Space Special Provision (OS2(_)) to permit passive and active open space uses on a portion of the lands. File: OZ-9622 Planner: Sonia Wise.
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.
610-620 Beaverbrook Road – The purpose and effect of this Official Plan and zoning change is to permit two, 5-storey apartment buildings with at total of a total of 184 residential units with a density
of 150 units per hectare. Possible amendment to the London Plan to ADD a Specific Area Policy to permit two, apartment buildings as permitted uses and a height of 5-storeys within the Neighbourhood Place Type. Possible change to Zoning By-law Z.-1 FROM an Urban Reserve (UR1)) Zone and a Holding Residential R5 (h.R5-7) Zone TO a Residential R8 Special Provision (R8-4(_) Zone. Special provisions would permit a minimum front yard setback of 4.5 metres, whereas 8.0 metres is required; a minimum rear yard setback of 5.1 metres whereas 7.2 metres is required; a maximum building height of 17.0 metres whereas 12.0 metres is required; and a minimum landscaped open space of 24% whereas 30% is required. File: OZ-9517. Planner: A. Riley ext. 4579
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 (REVISED). 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 (REVISED), 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 (REVISED); a minimum east and west interior side yard setback of 3.0 metres, whereas 17.4 metres is required (REVISED); a minimum rear yard setback of 8.0 metres, whereas 17.4 metres is required (REVISED); a maximum density of 926 units per hectare, whereas 250 units per hectare are permitted (REVISED). 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.
2331 Kilally Road and 1588 Clarke Road, located on the south side of Kilally Road, east of Clarke Road; approx. 26 hectares (64 acres) - The purpose and effect of this application is to consider a proposed draft plan of subdivision, Official Plan and zoning amendment to allow a residential subdivision consisting of low density single detached and semi-detached dwellings, medium density cluster dwellings, street townhouse dwellings, low-rise apartment buildings, parkland, multi-use pathways and a stormwater management facility, served by six (6) public streets. Draft Plan of Subdivision – Consideration of a proposed revised draft plan of subdivision consisting of eleven (11) low density residential blocks; nine (9) low-medium density residential street townhouse blocks; three (3) medium density residential blocks; two (2) park blocks; one (1) block for Stormwater Management (SWM) Pond; three (3) road widening and reserve blocks; served by a neighbourhood connector and several neighbourhood streets (Streets A, B, C, D, E & F). Official Plan Amendment – Consideration of possible amendments to The London Plan: Map 1 – Place Types to redesignate certain lands from “Neighbourhoods” to “Green Space”; Map 4 – Active Mobility Network to incorporate the proposed alignment for the Thames Valley Parkway; Map 5 – Natural Heritage to revise the limits of the ESA to reflect the findings of the Environmental Impact Study (EIS) completed in support of the proposed Draft Plan of Subdivision application; and Map 6 – Hazards and Natural Resources to redesignate the Maximum Hazard Line. Zoning By-law Amendment - Consideration of an amendment to the zoning by-law to change the zoning from an Urban Reserve UR4 Zone, an Urban Reserve UR4/Temporary (T-56) Zone and a Holding Urban Reserve (h-2•UR4) Zone to Residential R1 (R1-1) Zone to permit single detached dwellings on lots with a minimum lot area of 250 square metres and minimum lot frontage of 9.0 metres; Residential R1 Special Provision (R1-1(*)) Zone to permit single detached dwellings on lots with a minimum lot area of 250 square metres and minimum lot frontage of 9.0 metres, together with a special provision for a dwelling setback from a high pressure pipeline of 20 metres (minimum); Residential R1/Residential R3/Residential R4 Special Provision (R1-1/R3-1/R4-6(*)) Zone to permit a range of dwelling types such as single detached dwellings on lots with a minimum lot area of 250 square metres and minimum lot frontage of 9.0 metres; semi-detached dwellings with a minimum lot area of 430 square metres, minimum lot frontage of 18 metres, maximum lot coverage of 45%, and maximum height of 10.5 metres; and street townhouses with a minimum lot area of 145 square metres per unit and a minimum lot frontage of 5.5 metres per unit, together with a special provision for a lot coverage of 50 percent (maximum); Residential R5/Residential R6/Residential R7/Residential R8 (R5-7/R6-5/R7•H20•D75/R8-4•H20•D100) Zone to permit such uses as townhouses and stacked townhouses up to a maximum density of 60 units per hectare and maximum height of 12 metres; various forms of cluster housing including single detached, semi-detached, duplex, triplex, fourplex, townhouse, stacked townhouse, and apartment buildings up to a maximum density of 35 units per hectare and maximum height of 12 metres; senior citizen apartment buildings, handicapped persons apartment buildings, nursing homes, retirement lodges, continuum-of-care facilities, and emergency care establishments up to a maximum density of 75 units per hectare and maximum height of 20 metres; apartment buildings, stacked townhouses, and lodging house class 2 up to a maximum density of 100 units per hectare and maximum height of 20 metres; an Open Space OS1 Zone to permit such uses as conservation lands, conservation works, golf courses, public and private parks, recreational buildings associated with conservation lands and public parks, campgrounds, and managed forests; and, an Open Space OS1(3) Special Provision Zone to permit conservation lands, conservation works, golf courses, public and private parks, recreational buildings associated with conservation lands and public parks, campgrounds, and managed forests, together with a special provision for no minimum lot frontage or minimum lot area requirement. An amendment to Subsection 4.21 of the Zoning By-law General Provisions is also requested to amend the street classification of Kilally Road, 200 metres east of Clarke Road, from a ‘Proposed Arterial’ to ‘Local Road’, and amend the road allowance limit as measured from the centre line from 18 metres to 10 metres to reflect existing conditions (the steep slopes and vegetation on the north side of Kilally Road will impede any road-widening plans), and to be consistent with the transportation network vision established in The London Plan. The City may also consider applying holding provisions in the zoning to ensure adequate provision of municipal services, that a subdivision agreement or development agreement is entered into, and to ensure completion of noise assessment reports and implementation of mitigation measures for development adjacent arterial roads. An Environmental Impact Study (EIS) report prepared by AECOM, dated March 2020, and EIS Addendum, dated March 2021, have been submitted with the application for draft plan of subdivision. The EIS reports are available for viewing by contacting the City’s Planner listed below. File: 39T-20502 / OZ-9244 Planner: L. Mottram (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.
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. Possible change to the Zoning By-law Z.-1 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
Additional Residential Units – The purpose and effect of this Official Plan and Zoning By-law amendment is to permit up to four (4) residential units wherever a zone permits single detached, semi-detached, or street townhouse dwelling. Possible amendment to the Official Plan Policy 942 to permit up to four (4) residential units whereas three (3) units are currently permitted. Possible change to Zoning By-law Z.-1 Section 4.37.2 to conform with the abovementioned Official Plan amendment relating to additional residential units and as-of-right zoning. File: OZ-9651 Planner: B. Coveney.
NOTICE OF INTENT TO REMOVE A HOLDING PROVISION
City Council will consider removing the Holding Provisions as applied to the lands described below at a future Council Meeting. Council will not hear representations from the public on these matters. If you have any questions or comments about this matter, please call the planner identified below.
2497 Bradley Avenue and 2531 Bradley Avenue – The Delegated Authority for the City of London intends to consider removing the h-18 holding provision from the subject lands. The purpose of the “h-18” provision is to ensure that the proponent shall retain a consultant archaeologist, licensed by the Ministry of Tourism, Culture and Sport (MTCS) under the provisions of the Ontario Heritage Act (R.S.O. 1990 as amended) and carry out a Stage 1 (or Stage 1-2) archaeological assessment of the entire property prior to the issuance of a building permit. The Delegated Authority will consider removing the holding provisions as they apply to these lands no earlier than September 21, 2023.
File: H-9652 Planner: A. Patel x.5069
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 October 5, 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.115/23 – 611-615 Third Street, PLAN 19 PT LOT 65. To permit a second storey deck. To permit a north interior side yard with a setback of 3.3m whereas a north interior side yard setback of 4.57m is required.
1:30 p.m. – A.116/23 - 4270 Lismer Lane, PLAN 33M786 PT BLK 1. To permit a cluster townhouse development. To permit a minimum 1.0m rear yard depth adjacent to an arterial whereas a minimum rear yard depth of 4.5m is required adjacent to an arterial. To permit an exterior side yard depth of 2.0m whereas a 6.0m front yard setback along a secondary collector is required.To permit a front covered porch setback of 1.0m to the lot line whereas an open or covered but unenclosed decks not exceeding one storey in height are to be no closer than 1.2m to the lot line.
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
NOTICES
NOTICE OF HERITAGE DESIGNATION BY-LAWS -TAKE NOTICE THAT the Council of The Corporation of the City of London at its meeting on August 29, 2 023 passed By-law No. L.S.P.-3512-234 to designate 81 Wilson Avenue as being of cultural heritage value or interest pursuant to 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 emailing DocServices@london.ca or phoning 519-661-2489 ext. 0916.
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-law. A notice of appeal must set out the objection to the by-law 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: September 14, 2023
Last Date for Objection: October 14, 2023
Mud Creek Flood Reduction and Rehabilitation – Notice of Public Update Meeting - The City of London is hosting a public meeting about improvements being made to Mud Creek. Londoners are invited to attend this meeting to speak with staff, review display materials, and ask questions.
Meeting Location and Time:
Cherryhill Branch Library - Cherryhill Village Mall
301 Oxford St W, London, ON N6H 1S6
Wednesday, September 20th, 2023
The meeting will be open house format between 6 p.m. to 7 p.m.
About the Project
The City’s Stormwater Engineering Division, in cooperation with a team of engineers, ecologists, archaeologists, and channel specialists are making improvements to Mud Creek. This work will reduce the frequency of flooding in the area, improve the ecological condition of the corridor, and create a new multi-use pathway for residents to use along the creek.
The City will be starting site preparations for the fourth phase of the Mud Creek project (Phase 2B) this fall. The project is meeting the recommendations of a 2017 Environmental Assessment and an Environmental Impact Study public process. The studies concluded that the Mud Creek channel system was in poor condition and recommended to enlarge the channel to reduce flooding on Oxford Street and to improve the environmental habitat. Work began in 2021 in phases for several improvements along Mud Creek, and is continuing this fall and in 2024 in the area of Oxford Street and Proudfoot Lane.
Fall 2023 Tree Removals
To achieve the full rehabilitation of the channel and access the area for this work, extensive tree removals are required, along with the removal of debris and invasive species vegetation. Please be advised that the City makes every effort to preserve trees on all of its projects. For this project, a Tree Assessment identified the need to remove mature trees to complete the work, which includes both native, invasive, and cultivated tree species.
After the improvements are completed, the area will be replanted with native trees, shrubs, and grass species to ensure full restoration of the natural environment. The mitigation strategy also includes a 3:1 tree replacement; with any trees that cannot be naturally accommodated within the project limits being planted in other recommended locations within our city.
2024 Channel Reconstruction
The City’s 2024 channel project will include approximately 800 linear metres of natural channel reconstruction from the CN Rail embankment northerly to Oxford Street. This channel will be widened to approximately 60 meters wide and will be up to 2 meters deeper than the current elevation to reduce flooding on Oxford Street and surrounding properties. This work will support this year’s 2023 construction of a new culvert pipe underneath Oxford Street and connect to the newly reconstructed Phase 1 Mud Creek channel section between the CN Rail and Wonderland Road in 2021/2022.
More information can be found on the project’s webpage.