That, the following actions be taken with respect to the application by The Corporation of the City of London, relating to Protected Major Transit Station Areas (PMTSAs):
a) the proposed revised, attached, by-law attached as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024 to amend the Official Plan, The London Plan, by amending Policies 800_1, 802_1, 811_1, 813_1, 837_1, 839, 840_5, 840_6, and 847_ 2, adding Policies 798A, 802_4, 802_5, 809A, 813_4, 813_5, 829A, 840_3 and 840_4, and deleting Polices 803A, 803B, 803C, 803D, 803E, 803F, 814A, 814B, 814C, 815D, 815E, 815F, 860A, 860B, 860C, 860D, 860E and 860F relating to the Protected Major Transit Station Areas (PMTSAs), and Map 10 – Protected Major Transit Station Areas, relating to the boundary of the Protected Major Transit Station Areas (PMTSAs), and Map 3 – Street Classifications, relating to the locations of the Rapid Transit Stations, and the by-law BE FORWARDED to the Minister of Municipal Affairs and Housing for approval;
it being noted that in accordance with the Planning Act, the Ministry of Municipal Affairs and Housing is the approval authority for official plan amendments with respect to PMTSAs;
it being noted that the alternative bylaw includes the following changes:
i) remove Protected Major Transit Station Areas along Richmond Street from Kent Street to Epworth Avenue, and Western Road from Windermere Road to Sunnyside Drive on Map 10 – Protected Major Transit Station Areas;
ii) remove Protected Major Transit Station Areas from Richmond Street and Oxford Street East Transit Village on Map 10 – Protected Major Transit Station Areas;
iii) amend Policy 813 to permit a maximum of 35 storeys within the Transit Village Place Type and Transit Village Protected Major Transit Station Area;
iv) amend Policy 839 to remove references to Table 9 and permit a maximum height of 25 storeys within a Rapid Transit Corridor and 15 storeys within an Urban Corridor Place Type, and maintain the existing minimum height;
v) delete Policy 840.6 related to greater residential intensity may be permitted within the Rapid Transit Corridor Place Type on sites that are located within 100 metres of a rapid transit station; and,
vi) delete Policy 840.7 related to clause iv, above;
b) the proposed revised, attached, by-law as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on on September 24, 2024, and BE GIVEN two readings, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016, as amended in part a) above), and subject to OZ-9726, OZ-9727 and O-9752 coming into force and effect, to add Section 52 Transit Station Area Zone and to change the zoning of the subject properties in the Protected Major Transit Station Area TO add a Holding Transit Station Area (h-213*TSA1, h-213*TSA2, h-213*TSA3, h-213*TSA4, h-213*TSA5, and h-213*TSA6) Zone;
it being noted that the third reading of the by-law would occur at such time as the Official Plan Amendment described in part (a) above is approved and in-force;
it being noted that the alternative bylaw includes the following changes:
i) remove TSA zoning related to the Richmond Street and Western Road corridors;
ii) remove TSA zoning related to the Oxford and Richmond Transit Village;
iii) change the TSA4 Zone to permit a maximum height of 35 storeys;
iv) remove the TSA1 Zone and renumber the subsequent zones and amend mapping;
v) apply the TSA2 Zone to areas currently within the TSA1 Zone;
• That the zoning by-law amendment relating to Protected Major Transit Station Areas be changed by deleting Emergency Care Establishment from Section 52.2 – Permitted Uses in the following clauses:
i) Clause b) of the TSA1 Zone;
ii) Clause g) of the TSA1 Zone;
iii) Clause a) of the TSA2 Zone;
iv) Clause b) of the TSA2 Zone;
v) Clause b) of the TSA3 Zone;
vi) Clause g) of the TSA3 Zone;
vii) Clause a) of the TSA4 Zone;
viii) Clause b) of the TSA4 Zone;
ix) Clause b) of the TSA5 Zone;
x) Clause g) of the TSA5 Zone;
xi) Clause a) of the TSA7 Zone; and,
xii) Clause b) of the TSA7 Zone;
and be it further resolved that pursuant to subsection 34(17) of the Planning Act, no further notice be given;
it being noted that the above noted amendment is being recommended for the following reasons:
• the amendments are consistent with the Provincial Policy Statement, 2020 and the Provincial Planning Statement, 2024, which both require land use patterns within settlement areas to be based on densities and a mix of land uses that are transit-supportive, where transit is planned, exists or may be developed;
• the amendments conform to The London Plan including but not limited to the Key Directions, City Design and Building policies and will facilitate a built form that contributes to achieving a compact city; and,
• the amendments will implement federal Housing Accelerator Fund initiatives through Canada Mortgage Housing Corporation (CMHC);
c) the Civic Administration BE DIRECTED to bring forward a report to a future meeting of the Planning and Environment Committee to consider the following submissions:
• 1164-1170 Richmond Street;
• 420 York Street;
• TSA2, TSA4, TSA7, request to change to “optional” instead of “required”;
• amend the wording to confirm permission for office/commercial on floors other than the first floor only;
• allow the market to determine the mix in a mixed-use building;
• 743 Wellington Road did not contain proper base zoning;
• south side of York Street in and around the Thames Street area;
• TRICAR IN STAFF REPORT APPENDIX;
• 100 Kellogg Lane;
• 335 Kellogg Lane;
• 1063 Dundas Street;
• 1097 Dundas Street;
• 1127 Dundas Street;
• 351 Eleanor Street;
• 1151 York Street;
• 1080 Dundas Street;
• 1100 Dundas Street;
• 1108 Dundas Street;
• 1453, 1455, 1457 and 1459 Oxford Street East and 648, 65, 654 and 656 Ayreswood Avenue;
• standalone residential;
• flooding on Moore Street and adjacent streets;
d) the Civic Administration BE DIRECTED to bring forward the required by-law changes to Council to permit residential use on the ground floor within all TSA zones and the opportunity of other range of uses above the first floor;
it being noted that the Planning and Environment Committee received the following communications with respect to these matters:
• the staff presentation;
• a revised Map 12;
• a revised recommendation from Mayor J. Morgan;
• a communication from J. Smolarek, Siv-ik Planning and Design;
• a communication dated September 6, 2024 from J.M. Fleming, Principal, City Planning Solutions, on behalf of Copp Realty Corp.;
• a communication dated September 6, 2024 from J.M. Fleming, Principal, City Planning Solutions, on behalf of Tricar Properties;
• a communication dated September 6, 2024 from J.M. Fleming, Principal, City Planning Solutions, on behalf of 100 Kellogg Lane;
• a communication dated September 5, 2024 from J. Zaifman, CEO, London Home Builders’ Association;
• a communication dated September 5, 2024 from M. Wallace, Executive Director, London Development Institute;
• a communication dated September 5, 2024 from C. Butler; and,
• a communication dated September 8, 2024 from A.M. Valastro;
it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:
• A. Kaplansky, KAP Holdings;
• V. Campanale;
• M. Wallace, Executive Director, London Development Institute;
• H. Froussios, Zelinka Priamo Ltd;
• J.M. Fleming, City Planning Solutions;
• J. Zaifman, London Home Builders Association;
• J. Smolarek, Siv-ik Planning and Design;
• A. Vandersluis, Auburn Developments;
• M. Moussa; and,
• M. Legan;
it being further noted that the Municipal Council approves this application for the following reasons:
• the amendments are consistent with the Provincial Policy Statement, 2020 and the Provincial Planning Statement, 2024, which both require land use patterns within settlement areas to be based on densities and a mix of land uses that are transit-supportive, where transit is planned, exists or may be developed;
• the amendments conform to The London Plan including but not limited to the Key Directions, City Design and Building policies and will facilitate a built form that contributes to achieving a compact city; and,
• the amendments will implement federal Housing Accelerator Fund initiatives through Canada Mortgage Housing Corporation (CMHC);
it being acknowledged that any and all oral and written submissions from the public, related to this application have been, on balance, taken into consideration by Council as part of its deliberations and final decision regarding these matters.