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, March 27, 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, March 22, 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, March 24, 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.
4:00 pm - 1154 Hamilton Road – The purpose and effect of this zoning change is to permit three 3-storey stacked townhouse buildings with a total of 34 residential units and a density of 57 units per hectare. Special provisions are required to permit a reduced front yard depth of 3.0 metres, whereas 8.0 metres is the minimum required; a reduced rear yard setback of 5.0 metres; whereas 6.0 is the minimum required; a reduced south and east interior side yard setback of 2.5 metres, whereas 3.0 metres is the minimum required; and a maximum encroachment of 0.3 metres to the lot line for a non-structural architectural feature and a maximum encroachment for a balcony into the front yard of 1.8 metres to the lot line. Possible change to Zoning By-law Z.-1 FROM a Neighbourhood Shopping Area NSA4 Special Provision (NSA4(4)) To Residential R5 Special Provision (R5-7(_)) Zone. File: Z-9569 Planner: M. Hynes ext. 4753
4:00 pm - Supportive Care Uses (city-wide) - The purpose and effect of this amendment is to provide permission for supportive housing in association with residential uses and remove duration restrictions for emergency care establishments. Possible changes to Section 2 Definitions and Section 4 General provisions of Zoning By-law Z.-1. File: Z-9594 Planner: L. Maitland. ext. 1517
4:00 pm - 6019 Hamlyn Street - The purpose and effect of this application to consider a proposed Zoning By-law amendment to provide additional park space within a draft approved plan of subdivision. Possible change to Zoning By-law Z.-1 FROM a Holding Residential R1 Special Provision (h•h-100•R1-3(24) Zone TO an Open Space (OS1) Zone which permits public parks, Conservation lands, Conservation works, Cultivation of land for agricultural/horticultural purposes, courses, Private Parks, Recreational golf courses, Recreational buildings associated with conservation lands and public parks, Campground, Managed Forest on lots. This property is also subject to a Draft Plan of Subdivision (File: 39T-18504). A public meeting will be held no sooner than March 27, 2023, and will not be heard before 4:00 p.m. File: Z-9565 - Planner: A.Patel ext.5069
4:00 pm - 955 Commissioners Road East – The purpose and effect of this zoning change is to permit a high-rise apartment building up to a maximum of 14 storeys in height consisting of 188 units at 270 units per hectare. Possible change to Zoning By-law Z.-1 FROM a Residential R9 (R9-7/H42) Zone TO a Residential R9 Special Provision (R9-7(_)/H46)) Zone. Permitted Uses would include: apartment buildings; handicapped person’s apartment buildings; lodging house class 2; senior citizens apartment buildings; continuum-of-care facilities. Special Provisions are requested to permit a reduced minimum front yard depth of 0m whereas 8m is required; a maximum height of 46m in the R9 Zone; a density of 270 units per hectare, whereas 150 units per hectare maximum is permitted; an interior side yard depth of 3.0m; and a minimum lot frontage of 0m, whereas a minimum lot frontage of 30m is required. The City may also consider additional considerations such as a different base zone, the use of holding provisions, and/or additional special provisions. File: Z-9572 Planner: B. House ext. 4078
Items not to be heard before 4:30 p.m.
4:30 pm – 376-390 Hewitt Street & 748 King Street - The purpose and effect of this amendment is to permit a surface parking lot for a period not exceeding three (3) years. Possible change to Zoning By-law Z.-1 FROM a Residential R8 (R8-4) Zone, which permits medium density residential development in the form of low rise apartment buildings, and a Business District Commercial Special Provision (BDC(2)) Zone, which permits a mix of retail, residential, and office uses, TO a Residential R8/Temporary (R8-4/T-_) Zone and Business District Commercial Special Provision/Temporary (BDC(2)/T-_) Zone. The proposed Temporary Zone would permit a surface parking lot for a period not exceeding three (3) years. Special provisions to the Temporary Zone would permit: a minimum parking setback to external property lines (ROW) of 2 metres; a minimum parking setback to internal property lines of 1.0 metres; a minimum parking setback to the daylight triangle of 0.4 metres; a minimum drive aisle width of 6.0 metres; a minimum drive aisle hammerhead depth of 1.0 metres; a minimum interior landscape island width of 0.5 metres with concrete; and a minimum entrance landscape island with of 2.0 metres with landscaping. The existing range of permitted uses and the existing special provisions would continue to apply to the site. File: Z-9576 Planner: C. Maton 5074
4:30 p.m. - 161 Bonaventure Drive – The purpose and effect of this zoning change is to permit an 8-storey apartment building containing 125 units with 157 parking spaces. Possible change to Zoning By-law Z.-1 FROM Highway Service Commercial (HS1), (HS4), and Restricted Service Commercial (RSC2), (RSC3), (RSC4) Zones TO a Residential R9 Special Provision (R9-7(_)) Zone to permit an 8-storey apartment building. The following special provisions are being requested: a maximum height of 30 metres, an increased residential density of 232 units per hectare whereas 150 is the maximum, a reduced interior yard setback of 12.0 metres, whereas 28 metres is required, a reduced minimum rear yard setback of 16.0 metres, whereas 28.0 meters is required, a reduced minimum exterior side yard setback of 2.0 metres, whereas 9.0 metres is required and to permit parking in the front yard and exterior yard. The city may consider additional special provisions for this site. File: Z-9574 Planner: O. Alchits ext. 7154
Items not to be heard before 5:00 p.m.
5:00 pm - 1407-1427 Hyde Park Road (at South Carriage Road) - The purpose and effect of this Official Plan and Zoning by-law change is to permit a mixed-use development including a single-storey multiple-unit commercial structure along Hyde Park Road and two, 3.5 storey stacked, back-to-back townhouse blocks with 72 dwelling units to the rear of the property serviced by a surface parking lot between them. The applicants revised their initial submission and removed the stand-alone restaurant and drive-through plus made other changes to the proposal.
Possible amendment to The London Plan to ADD a Specific Policy Area to permit a single-storey building height within the Main Street Place Type whereas a minimum of 2 storeys or 8 metres are required and to ADD the site to Map 7 – Specific Policy Areas. Possible change to Zoning By-law Z.-1 FROM a Holding Business District Commercial Special Provision (h*BDC2(4)) Zone and a Business District Commercial Special Provision (BDC2(3)) Zone TO a new Business District Commercial Special Provision (BDC2(_)) Zone to maintain the existing permitted range of land uses; to maintain the existing special provision exempting the site from the maximum 3.0m front yard depth (South Carriage Road); and to permit stacked townhouses at a maximum mixed-use density of 65 units per hectare, a maximum building height of 14.5m in place of 12.0m and parking in the front yard whereas parking in the front yard is not permitted. File: OZ-9438 Planner: C. Parker ext. 4648
5:00pm - 614 Westmount Crescent – The purpose and effect of this zoning change is to permit a cluster townhouse development comprised of two, three storey buildings containing a total of 20 residential units (equating to a residential density of 43 units/ha). Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-9) Zone TO a Residential R5 Special Provision R5-5( ) Zone. Special provisions would permit a minimum front yard setback of 3.0 metres whereas 6.0metres is required; and to permit a minimum rear yard setback of 4.5 metres, whereas 6.0 metres is required. The City may also consider the use of additional special provisions, or additional zoning amendments as part of this application. File: Z-9553. Planner: A. Riley ext. 4579
Items not to be heard before 5:45 p.m.
5:45pm - 300-320 King Street – The purpose and effect of this zoning change is to permit the development of a 35-storey, 435-unit mixed-use building with a central residential tower, and a 4 and 5-storey podium across the entire site consisting of commercial, a parking structure, bicycle storage and residential units. A Site Plan Approval application is currently being processed to permit the conversion of part, or all, of the existing hotel units to residential units. A density of 595 units per hectare(uph) is proposed for the development, resulting in a total site density of approximately 940 uph if the existing hotel is completely converted to apartments. Possible change to Zoning By-law Z.-1 FROM a holding Downtown Area (h-3*DA2*D350) Zone TO a Downtown Area Special Provision (DA2( )) Zone. Special provisions would permit no landscaped open space requirement, a maximum building height of 111m, a maximum lot coverage of 97%, and a maximum density of 940 units per hectare. File: Z-9570. Planner: A. Riley ext. 4579
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.
1875 Dalmagarry Road – The purpose and effect of this application is to approve a Draft Plan of Vacant Land Condominium consisting of 193 residential units. Consideration of a proposed draft plan consisting of 193 multiple-attached 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 SPA20-070. File: 39CD-23503 Planner: S. Meksula ext. 5349
1176, 1180, 1182, & 1186 Huron Street & 294 Briarhill Avenue – The purpose and effect of this Official Plan and zoning change is to permit an 8-storey, 143-unit apartment building. Possible amendment to the Official Plan to add a Specific Policy to the Neighbourhoods Place Type to permit an apartment building or mixed-use apartment building at an upper maximum height of 8-storeys, subject to the policies for Zoning to the Upper Maximum and the following additional criteria: the lands shall be assembled to form a minimum lot assembly of 0.68 hectares; and, any portion of a building permitted to increase to 8 storeys shall fit within a 45 degree angular plane measured from the north property line and a 60 degree angular plane measured from the east property line. Possible change to Zoning By-law Z.-1 FROM a Residential R1 (R1-6) Zone, which permits a single detached dwelling, TO a Residential R9 Special Provision (R9-7(_)*H27) Zone, which permits: apartment buildings; lodging house class 2; senior citizens apartment buildings; handicapped persons apartment buildings; and continuum-of-care facilities. The following special provisions have been requested: a minimum lot area of 6,800 square metres; a minimum front/exterior side yard depth of 0 metres; a maximum front/exterior side yard depth of 6 metres; a minimum rear yard depth of 1.0 metres per 1.0 metres of main building height or fraction thereof for all portions of the main building above 3.0 metres in height but in no case less than 7.5 metres; a minimum interior side yard depth of 1.0 metres per 2.0 metres of main building height or fraction thereof, but in no case less than 4.5 metres; a maximum building height of 27.0 metres; a maximum density of 225 units per hectare; and, notwithstanding any provisions of the by-law to the contrary, Huron Street shall be regarded as the front lot line. File: OZ-9596 Planner: C. Maton ext. 5074
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 virtually on Thursday March 30, 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. Those who wish to attend the public hearing, or to provide written submissions regarding the matter should contact the CoAsubmit@london.ca / CoAregister@london.ca Secretary - Treasurer, London Committee of 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 inspection by contacting the Secretary-Treasurer, London Committee of Adjustment
1:30 p.m. – A.024/23 – 420 Fanshawe Park Road East LONDON CON 5 PT LOT 14. To permit an increase to the maximum density of a proposed apartment building. To permit a maximum density of 105 units per hectare (UPH), whereas 104.3 units per hectare is the maximum permitted.
1:30 p.m. – A.023/23 – 545 Ontario Street - PLAN 352 BLK O PT LOT 62. To construct a detached garage. To permit a landscaped open space of 29.5%, whereas 30% is the minimum required. To permit a parking area coverage of 29%, whereas 25% is the maximum permitted. To permit an accessory structure with a lot coverage of 15%, whereas 10% is the maximum permitted. To permit an accessory structure with a garage width of 73% of the building façade width, whereas 50% 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. 519-661-2489 ext. 4988
CONSENTS
The Committee of Adjustment for the City of London will meet on Thursday March 23, 2023, commencing at 1:30 p.m., for the purpose of hearing the following applications for Consent and may have concurrent applications for Minor Variances to Zoning By-law Z.-1. Public hearings before the committee are held virtually. Those who wish to attend the public hearing, or to provide written submissions regarding the matter should contact CoAregister@london.ca / CoAsubmit@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. 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.
2:00 p.m. - B.005/23 – 182 Thompson Road - Permission to sever a lot (Part 1) with an area of 381.2 square metres and a lot frontage of 9.0 metres, and retain a lot (Part 2) with an area of 579.8 square metres and a lot frontage of 14.3 metres. Planner: N. O’Brien
2:00 p.m. - B.001/23 – 1965 Highland Heights - Permission to sever a lot with an area of 479.5 m² and a lot frontage of 15.0m and retain a lot with an area of 1374.8 m² with a lot frontage of 29.1m.
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, Planning and Development, 6th Floor, City Hall, 300 Dufferin Avenue, London, Ontario 519-930-3500.
NOTICES
Comprehensive Review of The London Plan - Community Information Meeting - The City of London is holding an Open House for the public to speak to staff about the issues, scope, and timing of the Comprehensive Review of The London Plan. Your input is important.
Meeting Date: Thursday, March 9, 2023
Meeting Time: 7:00 p.m. to 9:00 p.m.
Meeting Location: Committee Room 1, 2nd Floor, City Hall, 300 Dufferin Avenue
This meeting is a non-statutory community information meeting which the City’s Planning and Development Department at times convenes when, in the opinion of the Managing Director, Planning and Economic Development and City Planner, that the community should have a further opportunity to obtain information regarding a planning application. There will be a future statutory public participation meeting required under the Planning Act, held at the Planning and Environment Committee, which will provide the public with another opportunity to comment on the planning application.
Comprehensive Review of The London Plan: Public Participation Meeting - The Planning and Environment Committee (PEC) will consider the issues, scope, timing, and proposed Terms of Reference at a Public Participation Meeting to be held:
Meeting Date: Tuesday, April 11, 2023
Meeting Time: Item not to be heard before 5:00 p.m.
Meeting Location: Planning and Environment Committee, Council Chambers, 3rd Floor, City Hall, 300 Dufferin Avenue, London
The Planning Act requires that every municipality regularly review their official plan to ensure it conforms with Provincial Plans, has regard for matters of Provincial Interest, and is consistent with policy statements, including the Provincial Policy Statement (PPS). The London Plan is the official plan for the City of London. A Comprehensive Review must also review its land supply to ensure lands planned for various land uses meet the needs of projected growth.
The City will follow the provisions of Section 26 of the Planning Act for public notice and meetings required for this review of The London Plan. File: O-9595. Planner: T. Macbeth. Extension: 5102