Planning and Environment Committee

Report

12th 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, A. Hopkins, E. Peloza and D. Ferreira; B. Bonello, M. Butlin, C. Cernanec, M. Corby, I. de Ceuster, K. Edwards, M. Greguol, B. House, M. Hynes, B. Lambert, T. Macbeth, C. Maton, C. McCreery, H. McNeely, B. O’Hagan, R. Patel, A. Rammeloo, A. Riley, A. Shaw, S. Sleiman, J.W. Taylor, M. Vivian and E. Williamson

    Remote Attendance: E. Skalski and P. Yeoman

    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:C. Rahman
    Seconded by:S. Franke

    That Item 2.1 BE APPROVED.


    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

    That the staff report dated August 13, 2024 entitled "Planning & Development and Building Housing Update - 2024 Year-To-Date" BE RECEIVED for information. (2024-S11)




    Motion Passed

3.
This item has Video

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

    That, on the recommendation of the Director, Planning and Development, based on the application by 1787377 Ontario Inc., relating to the property located at 379 Southdale Road West, the proposed by-law appended to the staff report dated August 13, 2024 as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on August 27, 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 an Associated Shopping Area Commercial (ASA1/ASA3) Zone TO an Associated Shopping Area Commercial Special Provision (ASA1(_)/ASA3) Zone;

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

    • D. Murphy, Siv-ik Planning and Design;

    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, including, but not limited to the Shopping Area Place Type; and,

    • the recommended amendment will permit an additional complementary use within existing building stock;

    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


    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
    Absent: (1)Mayor J. Morgan


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

    Motion to close the public participation meeting.


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


    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 John MacArthur and Derek Sloan, (c/o Zelinka Priamo Ltd.), relating to the properties located at 553 and 557 Upper Queen Street: 

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 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 (R1-9) Zone TO a Residential R5 Special Provision (R5-5(_)) Zone; and,

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

    i) re-orientation of Units 9 and 10 to provide a minimum driveway length of 6.0 metres to avoid encroachments into the drive-aisle; and,
    ii) complete pedestrian connections through the site;

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

    • a communication dated August 12, 2024 from A. Johnson, Greenpeace Alliance;

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


    • M. Campbell, Zelinka Prfiamo Ltd.; 
    • E. Vogel;

    • A. Johnson; and,

    • R. Orr;

    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, which encourages the regeneration of settlement areas and land use patterns that provide for a range of uses and opportunities for intensification and redevelopment;
    • the recommended amendment conforms to the policies of The London Plan, including but not limited to, the Neighbourhoods Place Type, City Building Policies, and Our Tools;
    • the recommended amendment would permit a development at an intensity that is appropriate for the site and the surrounding neighbourhood; and,
    • the recommended amendment facilitates the development of a site within the Primary Transit Area and Built-Area Boundary with an appropriate form of infill development;

    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


    Motion Passed (5 to 0)

    Additional Votes:


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

    Motion to open the public participation meeting.


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


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

    Motion to close the public participation meeting.


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


    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 Highbury Self Storage Equities Limited, (c/o Zelinka Priamo Ltd.), relating to the property located at 455 Highbury Avenue North: 

    a)    the request to amend the Official Plan for the City of London, 2016, to AMEND the Brydges Street Area Specific Policy in the Light Industrial Place Type of the subject lands, BE REFUSED for the following reasons:

    i)    the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available; and,
    ii)    the proposed development does not conform to The London Plan (2016), including, but not limited to, the Key Directions, City Design, Intensity and Form policies of the Light Industrial Place Type, as well as the Brydges Street Area Specific Policy;

    b)    the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property FROM a Light Industrial Special Provision (LI1(22)) Zone TO a Light Industrial Special Provision (LI1(_)) Zone, BE REFUSED for the following reasons:

    i)    the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available;
    ii)    the proposed development does not conform to The London Plan (2016) as the requested Specific Policy is not recommended for approval; and,
    iii)    the proposed development and requested zoning represent a negative impact to the subject lands as a whole, as the area does not promote outdoor storage within a gateway to the City of London;

    it being noted that should Council approve the proposed development, Staff recommend that a holding provision (h-18) that will ensure the development will not occur until such time as that archaeological matters will be addressed;

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

    • T. Whitney, Zelinka Priamo Ltd.;

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

    •  the proposed development is not consistent with the Provincial Policy Statement, 2020, which promotes intensification and redevelopment in appropriate locations where appropriate levels of infrastructure and public service facilities are or will be available;
    •  the proposed development does not conform to The London Plan (2016) as the requested Specific Policy is not recommended for approval; and,
    •  the proposed development and requested zoning represent a negative impact to the subject lands as a whole, as the area does not promote outdoor storage within a gateway to the City of London;

    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


    Motion Passed (5 to 0)

    Additional Votes:


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

    Motion to open the public participation meeting.


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


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

    Motion to close the public participation meeting.


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


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

    That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by 2858637 Ontario Inc., relating to the property located at 4452 Wellington Road South:

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London), to change the zoning of the subject property FROM an Environmental Review (ER) Zone TO a holding Light Industrial (h-17*LI6) and holding Associated Shopping Area Commercial (h-17*ASA1/ASA2/ASA6) Zone;

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

    i) provide a high-quality gateway image along Highway 401 East and Wellington Road South and enhanced landscaping along the gateway corridor shall be required in conformity with the policy framework of The London Plan and Southwest Area Secondary Plan;

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

    • a communication dated August 12, 2024 from A. Johnson, Greenpeace Alliance;

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

    • S. Allen, MHBC Planning; and,
    • A. Johnson;

    it being further noted that the Municipal Council refuses 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, including but not limited to the Shopping Area Place Type, and Key Directions; and,
    • the recommended amendment facilitates a broader mix of uses on a serviced site with the urban growth boundary;

    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


    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
    Absent: (1)Mayor J. Morgan


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

    Motion to close the public participation meeting.


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


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    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 Judy Kojlak, c/o Zelinka Priamo Ltd. (c/o Matt Campbell) relating to the property located at 757 Southdale Road East:

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024 to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Neighbourhoods Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan;

    b) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024 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), to change the zoning of the subject properties FROM a Residential R1 (R1-4) Zone TO a compound Holding Residential R1/Office Conversion Special Provision (h-18*R1-4/OC5(_)) Zone;

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

    i) closure of driveway nearest the intersection of Southdale Road East and Dearness Drive; and,
    ii) the owner enter into an Encroachment Agreement and Boulevard Parking Agreement with the City of London to permit the existing parking area, drive aisle, and proposed second access from Dearness Drive to encroach within the City’s right-of-way;

    d) pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice BE GIVEN in respect of the proposed by-law as the recommended amendment is reflective of the proposed development circulated in the Notice of Application and Notice of Public Meeting, existing permissions, and the existing development on site;

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

    • M. Campbell, Zelinka Priamo Ltd.;

    it being further noted that the Municipal Council refuses 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, including, but not limited to the evaluation criteria for Specific Policy Areas, and the Neighbourhoods Place Type policies; and,
    • the recommended amendment would facilitate continuation of the existing standalone medical/dental office building on 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
    Absent: (1)Mayor J. Morgan


    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
    Absent: (1)Mayor J. Morgan


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

    Motion to close the public participation meeting.


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


    Motion Passed (5 to 0)
  • Moved by:C. Rahman
    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 Citi Plaza London Inc., (c/o Zelinka Priamo Ltd.), relating to the property located at 267 York Street:

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Downtown Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan;

    b) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, 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), to change the zoning of the subject properties FROM a Holding Downtown Area (h-1*h-3 *DA2*D350) Zone to a Holding Downtown Area Special Provision (h-17*h-(_)*DA2(_)*H150*D2280) Zone;

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

    i) no windows to habitable rooms should be provided along the west façade of the proposed podium that abuts the adjacent property on York Street;
    ii) provide a minimum of 50% of transparent glazing on the buildings podium on the North (York Street) and East (Wellington Street) facades;
    iii) provide a high-quality gateway image of the south façade and design the top of the building to integrate mechanical and elevator penthouses into an architectural feature that will add to the visual interest of the skyline;
    iv) investigate renewable 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;
    vi) include a minimum of 5% EV charging spots roughed in;
    vii) utilize bird friendly policies using the CSA standard;
    viii) a rail safety study be required to identify details of the mitigation measures (crash wall) and how it will be integrated into the design;
    ix) an encroachment agreement be entered into to permit the underground parking garage to encroach into the daylight triangle;
    x)  details regarding garbage collection and storage be determined;
    xi) the recommendations of the Noise and Vibration Study be implemented; and,
    xii) the recommendations of the Wind Study be implemented;

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

    • a communication dated August 11, 2024 from C. Butler; and,

    • a communication dated August 12, 2024 from A. Johnson, Greenpeace Alliance;

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

    • T. Whitney, Zelinka Priamo Ltd.;

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

    • the recommended amendments are consistent with the Provincial Policy Statement (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, promote transit-supportive development and support long-term economic prosperity. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future; 
    • the recommended amendments conform to The London Plan, including but not limited to the Key Directions, City Design and Building policies and the Downtown Place Type policies, and will facilitate a built form that contributes to achieving a compact, mixed-use City; 
    • the recommended amendments facilitate the development of a prominent site within the Downtown, Built-Area Boundary and the Primary Transit Area; and,
    • the recommended amendments would permit an appropriate form of development at an intensity that is appropriate for the site and 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
    Absent: (1)Mayor J. Morgan


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

    Motion to open the public participation meeting.


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


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

    Motion to close the public participation meeting.


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


    Motion Passed (5 to 0)
  • Moved by:S. Franke
    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 Ashishkumar Patel, Hetalben Sevantilal Patel, (c/o Siv-ik Planning & Design Inc.), relating to the property located at 1368 Oxford Street East:

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix A BE INTRODUCED at the Municipal Council meeting to be held on August 27, 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 (R1-9) Zone TO a Residential R1/Office Conversion Special Provision (R1-9/OC5(_)) Zone;

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

    i) provide enhanced salt resistant all-season landscaping to screen the parking from Roehampton Avenue & Oxford Street East; and,
    ii) four (4) short-term bicycle parking spaces are required for the proposed medical/dental office conversion;

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

    • D. Murphy, Siv-ik Planning and Design;

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

    • the recommended amendment is consistent with the Provincial Policy Statement, 2020 (PPS);
    • the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, City Building policies, and the Rapid Transit Corridors Place Type policies;
    • the recommended amendment would permit a new use that is appropriate within the surrounding context; and,
    • the recommended amendment would provide access to medical/dental offices in a convenient and accessible location to meet the needs of neighbourhood residents;

    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


    Motion Passed (5 to 0)

    Additional Votes:


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

    Motion to open the public participation meeting.


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


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

    Motion to close the public participation meeting.


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


    Motion Passed (5 to 0)
  • Moved by:S. Franke
    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 South London Investments Inc., (c/o Siv-ik Planning & Design Inc.), relating to the property located at 539 & 543 Topping Lane:

    a) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Neighbourhoods Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan;

    b) the proposed by-law appended to the staff report dated August 13, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, 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), to change the zoning of the subject property FROM a Residential R1 (R1-9) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone;

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

    i) provide a dedicated paratransit layby;
    ii) consider revising the parking layout to ensure all parking spaces are more easily accessible;
    iii)  ensure a high degree of transparent glazing is provided on the ground floor along both public street frontages;
    iv)  enhanced tree planting, particularly along the western and northern property lines;
    v)  landscaping to include at minimum 50% native species, with no invasive species planted;
    vi) investigate renewable sources of energy such as solar for the roof and sides of the building, and geothermal for interior heating and cooling;
    vii) investigate air source heat pump options;
    viii) include a minimum of 5% EV charging spots roughed in;
    ix) utilize bird friendly policies using the CSA standard; and,

    x) consultation with the Municipal Housing Developmet division for the provision of affordable units;

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

    • a petition from K. Benke, with 63 signatures; and,

    • the project summary from M. Davis, Siv-ik Planning and Design;

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

    • M. Davis, Siv-ik Planning and Design;
    • K. Benke;

    • A. Crawford;

    • M. Pryciak;

    • R. Scholtes;

    • J. Bosdale; and,

    • I. Driscoll;

    it being further noted that the Municipal Council refuses 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, Specific Policy Areas, and 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
    Absent: (1)Mayor J. Morgan


    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
    Absent: (1)Mayor J. Morgan


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

    Motion to close the public participation meeting.


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


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

    Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application 2783142 Ontario Inc. (c/o Zelinka Priamo Ltd.) relating to a portion of the property located at 2060 Dundas Street:
    (a)    The proposed by-law attached hereto BE INTRODUCED at the Municipal Council meeting to be held on August 27, 2024, to amend Zoning By-law No. Z.-1, in conformity with the Official Plan, The London Plan, to change the zoning of a portion of the subject property FROM a Light Industrial (LI1/LI7) Zone and Restricted Service Commercial (RSC2/RSC3/RSC4/RSC5) Zone TO a Residential R9 Special Provision (R9-3(_)) Zone and an Open Space (OS5) Zone;
    AND BE IT FURTHER RESOLVED that pursuant to subsection 34(17) of the Planning Act, no further notice be given; 

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

    •    ;

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

    IT BEING NOTED, that the above noted amendment is being recommended for the following reasons:
    i)    The recommended amendment is consistent with the Provincial Policy Statement, 2020, which encourages the regeneration of settlement areas and land use patterns that provide for a range of uses and opportunities for intensification and redevelopment;
    ii)    The recommended amendment would permit a development at an intensity that is appropriate for the site and 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: (3)S. Lewis, S. Hillier, and S. Lehman
    Nays: (2)S. Franke, and C. Rahman
    Absent: (1)Mayor J. Morgan


    Motion Passed (3 to 2)

    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
    Absent: (1)Mayor J. Morgan


    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
    Absent: (1)Mayor J. Morgan


    Motion Passed (5 to 0)

4.
This item has Video

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

    That the Mayor BE ASKED to write a letter requesting the decision of the Minister of Natural Resources and Forestry of Ontario, Graydon Smith, to reverse the decision to freeze the fees conservation authorities can charge in regard to planning, development, and permitting fees;

    it being noted that the Planning and Environment Committee heard a verbal presentation from B. Petrie, Chair, Upper Thames River Conservation Authority Board of Directors, with respect to these matters.


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


    Motion Passed (5 to 0)

    Additional Votes:


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

    Motion to approve delegation status to B. Petrie, Mayor, Town of Ingersoll, with respect to these matters.


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


    Motion Passed (5 to 0)

None.

6.
This item has Video

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

    That the Planning and Environment Committee convenes In Closed Session to consider the following:

        
    A matter pertaining to advice that is subject to solicitor-client privilege, including communications necessary for that purpose, from the solicitor and officers or employees of the Corporation and litigation or potential litigation, with respect to appeals related to 247 Halls Mill at the Conservation Review Board (“CRB”) and for the purpose of providing instructions and directions to officers and employees of the Corporation.


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


    Motion Passed (5 to 0)

    The Planning and Environment Committee convenes In Closed Session from 3:31 PM to 3:38 PM.


7.
This item has Video

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

    The meeting adjourned at 3:42 PM.


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


    Motion Passed (5 to 0)