Planning and Environment Committee

Report

14th Meeting of the Planning and Environment Committee
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Council Chambers - Please check the City website for additional meeting detail information. Meetings can be viewed via live-streaming on YouTube and the City Website.
The City of London is situated on the traditional lands of the Anishinaabek (AUh-nish-in-ah-bek), Haudenosaunee (Ho-den-no-show-nee), Lūnaapéewak (Len-ah-pay-wuk) and Attawandaron (Add-a-won-da-run).
We honour and respect the history, languages and culture of the diverse Indigenous people who call this territory home. The City of London is currently home to many First Nations, Métis and Inuit today.
As representatives of the people of the City of London, we are grateful to have the opportunity to work and live in this territory.
PRESENT:
  • Councillors S. Lehman (Chair), 
  • S. Lewis, 
  • C.Rahman, 
  • S. Franke, 
  • S. Hillier, 
  • and Mayor J. Morgan 
ALSO PRESENT:
  • Councillors P. Cuddy, J. Pribil, S. Trosow, A. Hopkins and E. Peloza; J. Adema, S. Baldwin, R. Bolivar, M. Corby, A. Curtis, I. de Ceuster, K. Edwards, D. Escobar, M. Feldberg, S. Filson, A. Hovius, M. Hynes, P. Kavcic, B. Lambert, T. Macbeth, S. Mathers, C. Maton, H. McNeely, B. O’Hagan, B. Page, N. Pasato, M. Pease, A. Rammeloo, A. Riley and A. Shaw

    Remote Attendance: D. MacRae and E. Skalski

    The meeting is called to order at 1:01 PM; it being noted that Councillor S. Hillier was in remote attendance.

     

1.
This item has Video

 

That it BE NOTED that no pecuniary interests were disclosed.

2.
This item has Video

 
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    That Items 2.1 and 2.2 BE APPROVED.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    That the staff report dated September 10, 2024 entitled "Planning and Development and Building Housing Update - 2024 Year-To-Date" BE RECEIVED for information.




    Motion Passed
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the proposed by-law appended to the staff report dated September 10, 2024 as Appendix “A”, BE INTRODUCED at Municipal Council meeting to be held on September 24, 2024, to repeal and replace By-law No. B.-98-166, being “A by-law to appoint the Chief Building Official and Inspectors under the Building Code Act, 1992, S.O. 1992, c.23, for the purposes of enforcement of the said Act”, and to repeal By-law No. A.-8114-165, being “A by-law to appoint Peter Kokkoros as the Chief Building Official.”




    Motion Passed
  • Moved by:S. Lewis
    Seconded by:S. Franke

    That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by KAP Holdings Inc. (c/o Zelinka Priamo Ltd.), relating to the property located at 2-4 Audrey Avenue and 186-188 Huron Street:

    a)    the proposed by-law appended to the staff report dated September 10, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R1 Special Provision (R1-5(3)) Zone TO a Residential R6 Special Provision (R6-5(_)) Zone;

    b)    the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process:

    i)    screen all parking areas from the public roadway with enhanced all season landscaping, as well as from neighbouring properties to mitigate any noise or light pollution;
    ii)    relocate the proposed bicycle parking to be separate from the proposed waste collection area;
    iii)    explore opportunities to incorporate additional short and long-term bicycle parking on site;
    iv)    provide a fully integrated pedestrian connection through the central parking area by shifting the southern spur sidewalk and providing an accessible pedestrian crossover;
    v)    provide a common outdoor amenity space on site; and,
    vi)    ensure units fronting the public streets are oriented to the street by including the principal unit entrance (front door) on the street-facing elevation;

    it being noted that the Planning and Environment Committee received the following communications with respect to these matters:

    •    a communication dated August 2, 2024 from S. Bentley, Interim President, Broughdale Community Association;
    •    a communication dated September 5, 2024 from S.G.A. Pitel;
    •    a communication dated September 8, 2024 from D. Bartlett, President, London Neighbhourhood Community Association, Inc.; and,
    •    a communication dated August 17, 2024 from M. Ratcliffe and R. Millard, Professors Emeriti, Western University;

    it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:

    •    D.Sikelero Elsenbruch, Planner, Zelinka Priamo Ltd.;
    •    B. Lansink;
    •    S. Pitel;
    •    M. Blosh, Broughdale Community Association;
    •    M. Wodchis-Johnson, Vice President, External Affairs, University Students Council, Western University;
    •    S. Skape;
    •    D. Bartlett, London Neighbourhood Association; and,
    •    D. Fortney;

    it being further noted that the Municipal Council approves this application for the following reasons:

    •    the recommended amendment is consistent with the Provincial Policy Statement, 2020 (PPS), which encourages the regeneration of settlement areas and land use patterns within settlement areas that provide for a range of uses and opportunities for intensification and redevelopment. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future;
    •    the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, City Building policies, the Neighbourhoods Place Type policies; and,
    •    the recommended amendment would permit an appropriate form of redevelopment at an intensity that can be accommodated on the subject lands and is considered compatible with the surrounding neighbourhood;

    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.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)

    Additional Votes:


  • Moved by:S. Franke
    Seconded by:C. Rahman

    Motion to open the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    Motion to close the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by Foxwood Development (London) Inc., relating to the properties located at 1550 and 1602 Sunningdale Road West: 

    a) the proposed by-law appended to the staff report dated September 10, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Holding Residential R5 and R6 (h*h-53*h-54*h-100*h-144*R5-6/R6-5) Zone, a Holding Residential R5 and R6 (h*h-53*h-54*h-100*R5-6/R6-5) Zone, a Holding Residential R5 and R6 (h*h-53*h-54*h-100*h-110*R5-6/R6-5) Zone, a Holding Residential R1 (h*h-100*R1-13) Zone, and a Holding Residential R1 Special Provision (h-110*R1-10(8)) Zone TO a Residential R5 and R6 Special Provision (R5-6(_)/R6-5(_)) Zone, a Residential R1 and R3 (R1-13/R3-1) Zone, and a Residential R1 (R1-3) Zone;

    b) the Approval Authority BE ADVISED that no issues were raised at the public meeting with respect to the application for the properties located at 1550 and 1602 Sunningdale Road West; and,

    c)    the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: 

    i) provision of short-term public bicycle parking in the development of each block through the site plan process;
    ii) street oriented design and safe and accessible pedestrian connections; 
    iii) landscaping to include a minimum 50% native species, with no invasive species planted;
    iv) no laneway or parking areas adjacent to any Civic Boulevards;
    v) provide pedestrian connections from Capris Cres to Sunningdale Road West and from Ethan Circle to Hyde Park Road;

    it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters:

    • M. Paluch, Intermediate Planner, Monteith Brown Planning Consultants;

    it being further noted that the Municipal Council approves this application for the following reasons:

    • the recommended amendments are consistent with the Provincial Policy Statement 2020;
    • the recommended amendments conform to The London Plan; and,
    • the recommended amendments will permit development that is considered appropriate and compatible with the existing and future land uses surrounding the subject lands;

    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.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)

    Additional Votes:


  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to open the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:S. Franke
    Seconded by:C. Rahman

    That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by Sifton Properties Limited, relating to the property located at 3975 Stewart Avenue: 

    a) the proposed by-law appended to the staff report dated September 10, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Holding Residential R5 and R6 Special Provision (h*h-100*h-198*R5-4(23)/R6-5(51)) Zone, TO a Residential R5 and R6 Special Provision (R5-4(_)/R6-5(_) Zone; and,

    b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process:

    i) provision of short-term public bicycle parking in the development of each block through the site plan process; 
    ii) street oriented design and safe and accessible pedestrian connections;
    iii) landscaping to include a minimum 50% native species, with no invasive species planted;
    iv) investigate renewal sources of energy such as solar for the roof and sides of the building, and geothermal for interior heating and cooling;
    v) investigate air source heat pump options; and,
    vi) apply bird friendly policies using the CSA standard;

    it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters:

    • D. Posthumus, Sifton Properties Limited;

    it being further noted that the Municipal Council approves this application for the following reasons:

    • the recommended amendment is consistent with the Provincial Policy Statement, 2020;
    • the recommended amendment conforms to The London Plan;
    • the recommended amendment conforms to the Southwest Area Secondary Plan; and,
    • the recommended amendment will permit development that is considered appropriate and compatible with the existing and future land uses surrounding the subject lands;

    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.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)

    Additional Votes:


  • Moved by:S. Franke
    Seconded by:C. Rahman

    Motion to open the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    Motion to close the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:S. Franke
    Seconded by:S. Lewis

    That, the following actions be taken with respect to the application by 13759741 Canada Inc. (c/o Strik, Baldinelli, Moniz Ltd.), relating to the property located at 80-82 Base Line Road West:

    a) the proposed revised, attached by-law as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R9 (R9-7*H45) Zone TO a Residential R9 Special Provision (R9-7(_)*H30) Zone;

    b)    The Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process:

    i) the applicant shall provide a revised water servicing report through the Site Plan Approval process; 
    ii) landscaping to include at minimum 50% native species, with no invasive species planted;
    iii) investigate renewable sources of energy such as solar for the roof and sides of the building, and geothermal for interior heating and cooling;
    iv) investigate air source heat pump options;
    v) apply bird friendly policies using the CSA standard; and,
    vi) consultation with the Municipal Housing Development division for the provision of affordable housing units and entering into a Tenant Placement Agreement for existing tenants;

    it being noted that the applicant has expressed interest in using mass timber construction, which is encouraged by Council in support of the Climate and Emergency Action Plan;

    it being noted that the Planning and Environment Committee received the following communication with respect to these matters:

    • a communication dated September 6, 2024 from S. Rasanu, Planner and Project Lead, Strik Baldinelli Moniz;

    it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:

    • S. Rasanu, Planner and Project Lead, Strik Baldinelli Moniz;
    • J. Chichendt; and,

    • C. Rorke;

    it being further noted that the Municipal Council approves this application for the following reasons:

    • the amendment is consistent with the Provincial Policy Statement, 2020 (PPS), which encourages the regeneration of settlement areas and land use patterns within settlement areas that provide for a range of uses and opportunities for intensification and redevelopment. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future.
    • the amendment conforms to The London Plan, including but not limited to the Key Directions, City Design and Building policies, Neighbourhoods Place Type policies; and will facilitate a built form that contributes to achieving a compact City; and,
    • the recommended amendment would facilitate the redevelopment of an underutilized parcel of land with a scale and intensity that is appropriate for the site and surrounding context;

    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.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and S. Franke
    Nays: (1)C. Rahman


    Motion Passed (4 to 1)

    Additional Votes:


  • Moved by:S. Franke
    Seconded by:C. Rahman

    Motion to open the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    That, the following actions be taken with respect to the application by Auburn Homes Inc. (c/o Steve Stapleton), relating to the property located at 1338-1388 Sunningdale Road East: 

    a) the proposed revised by-law appended to the Planning and Environment Committee Added Agenda as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R1 (R1-14) Zone, Urban Reserve (UR3) Zone, and a holding Urban Reserve (h-2*UR3) Zone on a portion of the lands TO a holding compound Residential R5 Special Provision/Residential R6 Special Provision/Residential R7 Special Provision (h*R5-4(  )/R6-5(  )/ R7*H22*D100) Zone, Open Space Special Provision (OS5(  )) Zone and an Open Space (OS5) Zone;

    b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: 

    i) provide a shared amenity space that is purposeful and large enough to support the number of residents anticipated at the development, a site layout that addresses the public realm; and built form that is located close to the public street; 
    ii) ensure the interior side yards adequately are buffered from the adjacent properties, and the principal entrances for units fronting Sunningdale Rd E are oriented towards the street with direct walkway access from individual units; 
    iii) ensure a network of pedestrian walkways are included throughout the site to provide connections between buildings, parking areas, amenity spaces and Sunningdale Road East and a site playout that maximizes the visual exposure of the open space to the rest of the development; and,
    iv) ensure the pedestrian circulation on site allows for future connections to the future multi-use pathway to be accommodated within the ESA buffer;

    it being noted that the Planning and Environment Committee received the following communications with respect to these matters:

    • a revised by-law; and,

    • a communication dated August 2, 2024, from J. Uribe and M. Alcocer;

    it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters:

    • A. Vandersluis, Development Manager, Auburn Developments;

    it being further noted that the Municipal Council approves this application for the following reasons:

    • the recommended amendment is consistent with the Provincial Policy Statement, 2020 (PPS), which encourages the regeneration of settlement areas and land use patterns within settlement areas that provide for a range of uses and opportunities for intensification and redevelopment. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future; 
    • the recommended amendment conforms to The London Plan, including, but not limited to the Key Directions, City Design and Building, Our Tools, Environmental policies, and the Neighbourhoods Place Type policies; 
    • the recommended amendment would apply zones that permit a range of residential uses with appropriate forms and intensities for the context of the site and surrounding neighbourhood; and,
    • the recommended amendment supports Council’s commitment to increase housing supply and affordability;

    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.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman
    Absent: (1)Mayor J. Morgan


    (5 to 0)

    Additional Votes:


  • Moved by:S. Franke
    Seconded by:C. Rahman

    Motion to open the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (5)S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (5 to 0)
  • Moved by:Mayor J. Morgan
    Seconded by:S. Lewis

    That, the following actions be taken with respect to Phase 2 of the Section 26 Official Plan Review of The London Plan: 

    a) the proposed revised by-law to be provided at the Municipal Council meeting to be held on September 24, 2024 as Appendix "A" to adopt Phase 2 of the Section 26 Review of The London Plan, BE INTRODUCED at the Municipal Council meeting to be held on September 24, 2024 and BE FORWARDED to the Ministry of Municipal Affairs and Housing for approval;  

    it being noted that the alternative by-law includes the following changes:  

    i) change the Place Type for the lands along Richmond Street from Kent Street to Epworth Avenue, and Western Road from Windermere Road to Sunnyside Drive, from Rapid Transit Corridor to Urban Corridor on Map 1 – Place Types; 
    ii) remove Transit Village at Richmond Street and Oxford Street East on Map 1 – Place Types; 
    iii) amend Figure 5 to remove the Transit Village at Richmond Street and Oxford Street East; 
    iv) amend Figure 14 to remove the Transit Village at Richmond Street and Oxford Street East;
    v) reclassify the following portions of the Rapid Transit Boulevard from Rapid Transit Boulevard to Civic Boulevard and remove the Rapid Transit Stations on Map 3 – Street Classifications:  
    A) Richmond Street from Central Avenue to Epworth Avenue,
    B) Western Road from Lambton Drive to Richmond Street,
    C) Richmond Street from Western Road to Fanshawe Park Road,  
    vi) reclassify Clarence Street from Dundas Street to Central Avenue from Rapid Transit Boulevard to Neighbourhood Connector and remove the Rapid Transit Station on Map 3 – Street Classifications;
    vii) amend the height of Transit Villages to 35 storeys; 
    viii) delete Table 9 and amend Table 8 to include a maximum height of 25 storeys within the Rapid Transit Corridor Place Type;
    ix) add a policy within the Rapid Transit and Urban Corridor Place Type chapter to permit a maximum height of 25 storeys in a Rapid Transit Corridor and 15 storeys within an Urban Corridor, and maintain the existing minimum height; 
    x) amend Neighbourhoods Place Type Table 10 to permit stacked townhouses along all Neighbourhood Connectors; 
    xi) amend Neighbourhoods Place Type Table 11 to permit a height of 10 storeys for development at the intersection of a Civic Boulevard or Urban Thoroughfare with another Civic Boulevard or Urban Thoroughfare;  

    b) the Minister of Municipal Affairs and Housing BE ADVISED that Municipal Council declares that Phase 2 of the Section 26 Review of The London Plan does not conflict with provincial plans, has regard to the matters of provincial interest, and is consistent with the Provincial Policy Statement;  

    c) the proposed revised by-law to be provided at the Municipal Council meeting to be held on September 24, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held 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 as amended in part a) above), to amend Figure 4.19 Areas Exempt from Minimum Parking Standards; 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;

    d) pursuant to subsection 34(17) of the Planning Act, no further notice be given;  
     
    e) the Civic Administration BE DIRECTED to monitor implementation of this amendment and report back with possible further amendments after one year of the approved by-law, including Transit Villages;  
     
    it being noted that the Site Plan Control By-law and Zoning By-law will be included in a future review to implement this amendment and address the recommendations of the London Height Framework Review report (July 2024) prepared by SVN Architects and Planners;

    it being noted that the Planning and Environment Committee received the following communications with respect to these matters:

    •    a communication dated August 27, 2024 from A. Haasen, Project Manager, Planning and Development, Sifton Properties Limited;
    •    the staff presentation;
    •    a revised recommendation from Mayor J. Morgan;
    •    a communication dated September 5, 2024 from M. Wallace, Executive Director, London Development Institute;
    •    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 A. Vandersluis, Development Manager, Auburn Developments;
    •    two communications dated September 6, 2024 from L. Jamieson, Zelinka Priamo Ltd., on behalf of Wonderland Power Center Inc.;
    •    a communication dated September 3, 2024 from J. Unrau and R. Daneff;
    •    a communication dated September 6, 2024 from C. Kulchycki, Senior Associate, Zelinka Priamo Ltd., on behalf of 785 Wonderland Road Inc.;
    •    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 Dr. R. Forrester-Jones, et. al.);
    •    a communication dated September 5, 2024 from J. Zaifman, CEO, London Home Builders’ Association;
    •    a communication dated September 5, 2024 from C. Butler; and,
    •    a communication dated September 6, 2024 from P. King;

    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;
    •    S. Elson, Member, First St. Andrew’s United Church;
    •    C. Butler;
    •    M. Wallace, Executive Director, London Development Institute;
    •    P. Mancini;
    •    S. Levin;
    •    J. Devechenzo;
    •    T. Holness;
    •    J. Farquar;
    •    G. Hickling;
    •    E. Gilckinson;
    •    J. Unrau;
    •    S. Brand;
    •    K. Hall;
    •    J.M. Fleming, City Planning Solutions;
    •    J. Zaifman, London Home Builders Association;
    •    M. Blosh, Broughdale Community Association;
    •    C. Kulchycki, Zelinka Priamo Ltd.;
    •    R. Forrester-Jones;
    •    A. Vandersluis, Auburn Developments;
    •    S. Scape;
    •    T. Jones;
    •    M. Moussa; and,
    •    R. Danuff;

    it being further noted that the Municipal Council approves this application for the following reasons:

    The proposed amendments are consistent with the Provincial Policy Statement 2020 as multiple policies within the PPS support intensification, including:
    •    Healthy, liveable and safe communities are sustained by accommodating an appropriate range and mix of residential types (including additional residential units) (1.1.1.b).
    •    Healthy, liveable and safe communities are sustained by ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs (1.1.1.g).
    •    Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety (1.1.3.4).
    •    Planning authorities are also required to “establish and implement minimum targets for intensification and redevelopment within built-up areas…” (1.1.3.5).
    •    Planning authorities shall provide for an appropriate range and mix of housing options and densities to meet projected market-based and affordable housing needs of current and future residents of the regional market area by permitting and facilitating all types of residential intensification, including additional
    residential units, and redevelopment in accordance with policy 1.1.3.3. (1.4.3b).

    And the proposed amendments are consistent with the proposed PPS 2024 coming into effect October 2024 including:
    •    The addition of the Major Shopping Area Place Type will meet the intent of this proposed 2024 PPS policy section by ‘encouraging the repurposing, reformatting, infill and intensification of existing centres to take advantage of existing services, use land more efficiently, and reduce the need for outward expansion’ (876.4) and permitting a broad range of land uses (877.1).
    •    Complies and aligns with the PPS 2024 new component to Identify Strategic growth areas (SGA) within settlement areas, nodes, corridors, and other areas that have been identified by municipalities to be the focus for accommodating intensification and higher-density mixed uses in a more compact built form;

    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.


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)

    Additional Votes:


  • Moved by:S. Lewis
    Seconded by:S. Franke

    Motion to open the public participation meeting.


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Franke

    G) amend Neighbourhoods Place Type Table 10 to permit stacked townhouses along primary transit routes; 


    Yeas: (1)C. Rahman
    Nays: (5)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, and S. Franke


    Motion Failed (1 to 5)
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    Motion to grant the Mayor an extension of five minutes.


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)
  • Moved by:Mayor J. Morgan
    Seconded by:S. Lewis

    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.




    Additional Votes:


  • Moved by:S. Lewis
    Seconded by:Mayor J. Morgan

    Motion to open the public participation meeting.


    Yeas: (5)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (1)S. Franke


    Motion Passed (5 to 0)
  • Moved by:S. Franke
    Seconded by:C. Rahman

    Motion to close the public participation meeting.


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to add the following to the Zoning By-law by deleting Emergency Care Establishment from Section 52.2 - Permitted Uses:

    •    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:
    1.    Clause b) of the TSA1 Zone
    2.    Clause g) of the TSA1 Zone
    3.    Clause a) of the TSA2 Zone
    4.    Clause b) of the TSA2 Zone
    5.    Clause b) of the TSA3 Zone
    6.    Clause g) of the TSA3 Zone
    7.    Clause a) of the TSA4 Zone
    8.    Clause b) of the TSA4 Zone
    9.    Clause b) of the TSA5 Zone
    10.    Clause g) of the TSA5 Zone
    11.    Clause a) of the TSA7 Zone
    12.    Clause b) of the TSA7 Zone


    Yeas: (5)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Nays: (1)S. Franke


    Motion Passed (5 to 1)
  • Moved by:S. Lewis
    Seconded by:Mayor J. Morgan

    Motion to proceed past 6:00 PM.


    Yeas: (5)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, and S. Franke
    Absent: (1)C. Rahman


    Motion Passed (5 to 0)
  • Motion as amended


    Yeas: (6)Mayor J. Morgan, S. Lewis, S. Hillier, S. Lehman, S. Franke, and C. Rahman


    Motion Passed (6 to 0)

4.
This item has Video

 

None.

None.

6.
This item has Video

 

The meeting adjourned at 6:13 PM.