Planning and Environment Committee

Report

10th 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, S. Trosow, J. Pribil and A. Hopkins; J. Adema, M. Aitken, G. Bailey, C. Cernanec, M. Clark, M. Corby, A. Curtis, G. Dales, K. Edwards, A. Eiveri, D. Escobar, M. Feldberg, K. Gonyou, M. Harrison, B. House, P. Kavcic, B. Lambert, T. Macbeth, S. Mathers, C. Maton, H. McNeely, K. Mitchener, L. Mottram, B. O’Hagan, B. Page, C. Parsons, S. Tatavarti and J. Yanchula

    Remote Attendance: E. Hunt, W. Jeffery, S. Meksula, A. Patel, E. Skalski,

     

    The meeting is called to order at 1:02 PM; it being noted that Mayor J. Morgan and Councillor S. Hillier were in remote attendance.

     

That it BE NOTED that no pecuniary interests were disclosed.

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

    That Items 2.1, 2.2, 2.3 and 2.5 BE APPROVED.


    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. Franke

    That the 6th Report of the Ecological Community Advisory Committee, from its meeting held on May 16, 2024 BE RECEIVED for information.




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

    That the staff report dated June 11, 2024 entitled "Planning and Development and Building Monthly Housing Update - 2024 Year-To-Date" BE RECEIVED for information.  (2024-S11)




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

    That the item entitled "Appointment of Consultant for RFP 2024-113 Community Improvement Plan to Encourage Residential Development near Transit" BE WITHDRAWN.




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

    That the staff report dated June 11, 2024 entitled "Annual Report on Building Permit Fees" BE RECEIVED for information.  (2024-P10)




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

    That the Heritage Alteration Permit application under Section 42 of the Ontario Heritage Act relating to the property located at 332 St. James Street BE APPROVED;

    it being noted that the Planning and Environment Committee heard a verbal delegation from G. Keene, with respect to these matters;

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

    •    a request for delegation status and communication dated June 6, 2024 from G. Keane;
    •    a communication dated June 6, 2024 from M. Ross;
    •    a communication dated June 6, 2024 from J. Brown; and,
    •    a communication dated June 8, 2024 from J. Byrne;

    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.   (2024-R01)


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)

    Additional Votes:


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

    That G. Keane BE GRANTED delegation status with respect to the Heritage Alteration Permit application relating to the property located at 332 St. James Street.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)
  • Moved by:S. Lewis
    Seconded by:S. Hillier

    That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the following actions be taken with respect to the Community Improvement Plans Review for Increasing Affordable Housing:

    a)    the Civic Administration BE DIRECTED to amend the Affordable Housing Community Improvement Plan to:

    i)    update the definitions of affordability (Consultant Recommendation #1); and,
    ii)    review and update the CIP’s goals and objectives (Consultant Recommendation #2);

    b)    the Civic Administration BE DIRECTED to report back on the financial implications of amending the Affordable Housing Community Improvement Plan and its Financial Incentive Program Guidelines to:

    i)    introduce the following new financial incentive programs (Consultant Recommendation #4);

    A)    tax Increment Equivalent Grant Program (Consultant Recommendation #5);
    B)    Capital Grant Program (Consultant Recommendation #6);
    C)    Municipal Fee Exemption Program (Consultant Recommendation #9);
    D)    Pre-Construction Grant Program (Consultant Recommendation #10);

    ii)    amend the existing Additional Residential Unit (ARU) Loan Program to introduce a forgivable loan (Consultant Recommendation #7) and create an ARU grant pilot project (Consultant Recommendation #8); and,
    iii)    introduce a Land Banking and Disposal Program (Consultant Recommendation #11);

    c)    the Civic Administration BE DIRECTED to undertake the following recommendations to support the Affordable Housing CIP’s implementation and the construction of affordable housing:

    i)    review and report back on the coordination and program delivery of affordable housing programs across the Corporation of the City of London (Consultant Recommendation #12); and,
    ii)    amend the Affordable Housing CIP to implement performance targets and monitor them (Consultant Recommendation #13);

    d)    the Civic Administration BE DIRECTED to report back on the following recommendations that fall outside of the legislated authority of a Community Improvement Plan:

    i)    assign City staff as a concierge to act as consistent point of contact for affordable housing project proponents to help navigate City approval processes (Consultant Recommendation #18);

    e)    the report titled “Community Improvement Plan Review for Increasing Affordable Housing Supply” from Tim Welch Consulting Inc. (Appendix “A”) BE RECEIVED;

    it being noted that Consultant Recommendation: 

    •    #3 requires no action from Civic Administration because the Affordable Housing community improvement project area is already the entire municipality; 
    •    #15 requires no action because introducing affordable housing minimums would have a negative impact on the existing housing-related financial incentive programs; and,
    •    #16 (investigate updating the Zoning-By-law to allow for affordable housing citywide without the need for a Zoning By-law Amendment) will be forwarded to the ReThink Zoning project;

    it being noted that the Planning and Environment Committee heard a presentation by T. Welch, TWC, with respect to these matters;

    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.  (2024-S11)


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


    Motion Passed (5 to 0)

    Additional Votes:


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

    Motion to approve #15

    •    #15 requires no action because introducing affordable housing minimums would have a negative impact on the existing housing-related financial incentive programs; and,


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


    Motion Passed (4 to 1)
  • Moved by:S. Lewis
    Seconded by:S. Hillier

    Motion to approve clauses c) i), ii) and d) ii)

    c) the Civic Administration BE DIRECTED to undertake the following recommendations to support the Affordable Housing CIP’s implementation and the construction of affordable housing:

    i) review and report back on the coordination and program delivery of affordable housing programs across the Corporation of the City of London (Consultant Recommendation #12);
    ii) amend the Affordable Housing CIP to implement performance targets and monitor them (Consultant Recommendation #13);

    d) the Civic Administration BE DIRECTED to report back on the following recommendations that fall outside of the legislated authority of a Community Improvement Plan:

    ii) assign City staff as a concierge to act as consistent point of contact for affordable housing project proponents to help navigate City approval processes (Consultant Recommendation #18);


    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 Martin Quarcoopome c/o Weston Consulting, relating to the property located at 1944 Bradley Avenue:

    a)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 2024 to amend the Official Plan, The London Plan, to AMEND Map 3 – Street Classifications to ADD a Neighbourhood Connector Street Classification;

    b)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 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 lands FROM an Urban Reserve (UR4) Zone and an Environmental Review ER Zone TO a Holding Residential R1 Special Provision (h-17•R1-3( )) Zone; a Holding Residential R4 Special Provision (h-17•R4-6( )) Zone; a Holding Residential R6 Special Provision (h-17•R6-5( )) Zone; an Open Space (OS1) Zone; and an Open Space (OS5) Zone;

    c)    the Approval Authority BE ADVISED that the following issues were raised through the application review process for the property located at 1944 Bradley Avenue:

    i)    the development be condensed to allow for more green space; and,
    ii)    the noise and smell from nearby farm uses be taken into consideration;
    d)    the Approval Authority BE ADVISED that Municipal Council supports issuing draft approval of the proposed plan of residential subdivision submitted by Martin Quarcoopome c/o Weston Consulting on behalf of Elite Bradley Developments Inc., consisting of 47 single detached residential lots; 20 street townhouse blocks; one (1) cluster townhouse block; one (1) park block; one (1) hydro corridor block; one (1) open space buffer block; one (1) open space block; four (4) 0.3 metre reserve blocks; served by four (4) new streets, subject to draft plan conditions as recommended by the Approval Authority (File No. 39T-23505);

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

    •    a presentation from Martin Quarcoopome, Weston Consulting;

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

    •    M. Quarcoopome; and,
    •    A.M. Valastro;

    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 which promote densities that efficiently use land, resources, and infrastructure, and neighbourhoods that foster social interaction, facilitate active transportation and community connectivity;
    •    the recommended amendments conform to the policies of The London Plan, including, but not limited to, the Neighbourhoods Place Type, City Building and Design, Environmental, Our Tools, and all other applicable policies of The London Plan;
    the recommended amendments are appropriate and compatible with existing and future land uses surrounding the subject lands;
    •    the recommended zoning will support the proposed Draft Plan of Subdivision and facilitate an appropriate form, height, and mix of residential development in conformity with The London Plan, as amended;
     
    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.   (2024-D09)


    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. 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 Darryl Neville, relating to the property located at 1806 Avalon Street, known legally as Concession 1, Part Lot 5 Registered Plan No. 33R6847 Parts 2 to 4:

    a)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 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 Special Provision Residential R2 (R2-1(9)) Zone and a Special Provision Residential R2 (R2-3(3)) Zone TO a Holding Residential R6 Special Provision (h-65*R6-5 (_)) Zone;

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

    i)    provide pedestrian connectivity through the site from all units to the public street;
    ii)    provide adequate landscaped open space and outdoor amenity areas to serve the needs of the residents of the proposed development;
    iii)    provide enhanced tree planting;
    iv)    reduce oversupply of visitor parking to provide additional outdoor amenity areas;
    v)    reduce driveway widths to provide additional landscaped open space;
    vi)    require the completion of an updated Noise and Vibration Study to confirm the requirements to mitigate negative impacts from the rail line and ensure public safety;

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

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

    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, and the Neighbourhoods Place Type policies;
    •    the recommended amendment would permit an appropriate form of development at an intensity that is appropriate for the site and the surrounding neighbourhood; and,
    •    the recommended amendment contributes to the range and mix of housing options within the area;

    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.  (2024-D09)


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


    Motion Passed (5 to 0)

    Additional Votes:


  • Moved by:S. Lewis
    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. 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


    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 demolition request for the house on the heritage listed property at 520 South Street:

    a)    the Chief Building Official BE ADVISED that Municipal Council consents to the demolition of the house on the property; and,

    b)    the property located at 520 South Street BE REMOVED from the Register of Cultural Heritage Resources;

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

    •    S. Rasanu, Strik Baldinelli Moniz Ltd.;

    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.  (2024-R01)


    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: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


    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 Kanwal Dentistry Professional Corporation, relating to the property located at 367 Springbank Drive: 

    a)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 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 R2/Office Conversion (R2-2/OC4) Zone, TO an Arterial Commercial Special Provision (AC2(_)) Zone;

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

    i)    as parking exceeds minimum requirements the applicant is encouraged to convert spaces for additional outdoor amenity space;
    ii)    specify the location of the medical/dental waste;
    iii)    relocate the proposed bicycle parking;
    it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters:

    •    D. French, Story Samways Planning Ltd.;

    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 policies of The London Plan, including but not limited to the Key Directions and Urban Corridor Place Type; and,
    •    the recommended amendment would facilitate the establishment of office and residential uses that are appropriate for the context of the site;

    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.  (2024-D09)


    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. 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


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

    That the public comments BE RECEIVED;

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

    • B. Samuels; and,
    • K. Galil;

    it being noted that a revised recommendation with respect to these matters was received;

    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.  (2024-D09)


    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. Franke

    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. Lewis
    Seconded by:C. Rahman

    That the following actions be taken with respect to the application by Royal Premier Homes, relating to the property located at 735 Southdale Road West:

    a)    the proposed attached, revised by-law as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 25, 2024,  to amend the Official Plan, The London Plan Policy 1565_5, List of Secondary Plans - Southwest Area Secondary Plan by adding a special policy to Section 4.1 iv) a) i) Residential Development Intensity Adjacent to Urban Thoroughfares, Civic Boulevards, Rapid Transit Boulevards, and Main Streets – Function and Purpose to permit a density of 231 units per hectare and a maximum height of 12 storeys (39 metres);

    b)    the proposed attached, revised by-law as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 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, R6, and R8 Zone (h-2*h-30*h-53*h-75*R5-2/R6-4/R8-4) Zone, TO a Holding Residential R5, R6, R8 (h-213*R5-2/R6-4/R8-4(_)) Zone and Open Space (OS5) Zone with the following special provisions:

    i)    Front Yard Setback – 1 metre (Minimum);
    ii)    Rear Yard Setback – 20 metres (Minimum) where lands abuts a Residential or Urban Reserve Zone;
    iii)    Rear Yard Setback – 0 metres (Minimum) where lands abuts an Open Space (OS5) Zone, with a 30 metre buffer from the existing wetland feature;
    iv)    Interior Side Yard Setback – 10 metres (Minimum);
    v)    Lot Coverage – 27% (Minimum);
    vi)    Height – 12 storeys or 38 metres, whichever is shorter (Maximum);
    vii)    Density – 231 units per hectare (Maximum);

    c)    pursuant to subsection 34(17) of the Planning Act, no further notice be given; 

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

    •    a communication dated June 5, 2024 from M. Frijia, Vice President, Southside Group; and,
    •    a communication dated June 6, 2024 from K. Crawley, Senior Planner and H. Froussios, Principal Planner, Zelinka Priamo Ltd.;

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

    •    K. Crowley, Zelinka Priamo Ltd.;
    •    A. Nelson; and,
    •    A.M. Valastro;

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

    •    the requested amendment is not consistent with the PPS 2020; and,
    •    the requested amendment would permit development that is not 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.  (2024-D09)


    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: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


    Motion Passed (5 to 0)
  • Moved by:S. Lewis
    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 Sam Katz Holdings Inc., relating to the properties located at 323 Oxford Street West, 92 and 825 Proudfoot Lane: 

    a)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 2024, to amend the Official Plan, The London Plan to:

    i)    REVISE the Specific Policy 864B_ in the Rapid Transit and Urban Corridor Place Types, located at 323 Oxford Street West to permit development with a maximum height of 18 storeys (60 metres);
    ii)    REVISE the Specific Policy 1066_ in the Neighbourhoods Place Type, located at 323 Oxford Street West to permit development with a maximum height of 6 storeys (20 metres) and permit development with a maximum height of 13 storeys (40 metres) at 92 Proudfoot Lane and 825 Proudfoot Lane;
    iii)    REVISE the Specific Policy 1067_ in the High-Density Residential Overlay (from 1989 Official Plan), located at 323 Oxford Street West to permit development with a maximum height of 14 storeys (46 metres) and permit a maximum height of 13 storeys (40 metres) at 92 Proudfoot Lanes;
    iv)    REVISE the Specific Policy 1067A_ in the High-Density Residential Overlay (from 1989 Official Plan), to permit development with a maximum height of 16 storeys (51 metres) only on the portion of the site that is south of Westfield Drive and east of Beaverbrook Drive; 

    b)    the proposed by-law appended to the staff report dated June 11, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on June 25, 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/R6/R7/R8 (h-1•R5-3/R6-5/R7•D75•H13/R8-4), Residential R5/R6/R7/R8, Neighbourhood Facility (R5-3/R6-5/R7•D75•H13/R8-4/NF1), Holding Residential R8 (h-1•R8-4),  Holding Residential Special Provision R8 (h-1•R8-4(9)), Residential R9 (R9-7•H40), Residential R9 (R9-7•H46),  Holding Residential Special Provision R9 (h-1•R9-3(8)•H22), Open Space (OS1), and Open Space (OS4) Zone TO a Holding Residential R5 Special Provision (h-80•h-100•R5-7(**)•D75•H13), Holding Residential R9 Special Provision/Neighbourhood Shopping Area (h-80•h-100•R9-7(**)•D305•H60/NSA3), Holding Residential R9 Special Provision (h-80•h-100•R9-7(**)•D242•H46), Holding Residential R9 Special Provision (h-80•h-100•R9-7(**)•D230•H20), Holding Residential R9 Special Provision/Neighbourhood Facility(h-18•R9-7(**)•D240•H40/NF), Holding Residential R9 Special Provision (h-18•h-80•h-100•R9-7(**)•D200), Open Space (OS1), and Open Space (OS5) Zone BE APPROVED;

    c)    the Approval Authority BE ADVISED that the following issues were raised at the public participation meeting:

    i)    there is no significant woodlot on the property;
    ii)    people have lost their homes through expropriation to recreate Mud Creek;
    iii)    construction of the stormwater drain has disrupted nesting activities of migratory birds, fish spawning habitat;
    iv)    the clear cutting of trees has disrupted bat habitat, which are currently listed at risk in Ontario as well as white tailed deer;
    v)    provide an annual report on monitoring the impact to wildlife that have been displaced;
    vi)    believes the removal of the community garden in Block 1 is detrimental to the seniors living there;
    vii)    increase in traffic, noise, speeding and accidents;
    viii)    increase in GHG emissions that remove vegetation and increases car emissions;
    ix)    flooding risks; and,
    x)    protect and retain the farmland;

    d)    the Approval Authority BE REQUESTED to consider the following transportation and servicing matters:

    i)    update the Transportation Impact Study and implement recommendations into future Site Plan Applications;
    ii)    consider the review of a Traffic Impact Study that addresses the cumulative development impacts and potential cut through traffic; and,
    iii)    ensure planned and future municipal infrastructure projects are coordinated with this development;

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

    i)    provide adequate landscaped open space and outdoor amenity areas. to serve the needs of the residents of the proposed development;
    ii)    provide enhanced tree planting;
    iii)    consider the provision of short-term bicycle parking; and,
    iv)    consider providing an enhanced landscaped view corridor and amenity space south of Westfield Drive; and,

    f)    the Approval Authority BE ADVISED that Municipal Council supports issuing draft approval of the proposed plan of residential subdivision, submitted by Sam Katz Holdings Inc., (File No. 39T-21505), updated February 13, 2024, which shows a draft plan of subdivision consisting of three (3) medium density residential blocks; four (4) high density blocks; four (4) one-foot reserve blocks; serviced by four (4) local streets (Streets A, B, Beaverbrook Avenue, and Westfield Drive). 

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

    •    a communication dated May 24, 2024 from C. Kuijpers and B. Hannink;
    •    a communication dated June 5, 2024 from T. de Vries;
    •    a communication dated June 5, 2024 from Mr. and Mrs. G. Dyson;
    •    a communication dated June 4, 2024 from E. Prentice;
    •    a communication dated June 3, 2024 from S. Smith;
    •    a communication dated June 6, 2024 from M. Kuijpers;
    •    a communication dated May 24, 2024 from J. Cox;
    •    a communication dated June 9, 2024 from A. Johnson;
    •    a communication dated June 9, 2024 from A.M. Valastro; and,
    •    a communication dated June 10, 2024 from J. Woodyer, Campaigns Director, Zoocheck;

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

    •    J. Katz, Sam Katz Development;
    •    A.M. Valastro;
    •    Resident;
    •    K. Kuijpers;
    •    A. Johnson; and,
    •    M. McClure;

    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 (PPS), 2020, that encourages higher density residential development within transit supportive areas. The PPS directs municipalities to permit all forms of housing required to meet the needs of all residents, present and future;
    •    the recommended zoning conforms to the policies of The London Plan, including, but not limited to, the Neighbourhoods Place Type, Green Space Place Type, Rapid Transit Corridor, City Building and Design, Our Tools, and all other applicable policies of The London Plan;
    •    the proposed zoning will permit development that is considered appropriate and compatible with the existing and future land uses surrounding the subject lands; and,
    •    the recommended zoning amendments will support the proposed Draft Plan of Subdivision and facilitate an appropriate form and mix of medium and high-density residential development that conforms to The London Plan;
     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. (2024-D09)


    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 amend clause to read as follows:

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

    iv) consider providing an enhanced landscaped view corridor and amenity space south of Westfield Drive; and,


    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 approve the recommendation, as amended.


    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

    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. 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


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

    That, the following actions be taken with respect to the Section 26 Official Plan Review of The London Plan and Land Needs Assessment:  

    a)    the proposed attached, revised by-law as Schedules 3 to 10, in Appendix "A" and related mapping in Appendix “F” to adopt the schedules as part of the Section 26 Review, as amended, of The London Plan, BE INTRODUCED at the Municipal Council meeting being held on June 25, 2024 and BE FORWARDED to the Ministry of Municipal Affairs and Housing for approval;

    i)    Official Plan Amendment Schedule 7 of Appendix A, in clause a) be amended with the following Specific Area Policy, as follows:

    (_) Southwest Hyde Park Road and Fanshawe Park Road
    In the Neighbourhood Place Type at 1790, 1828 & 1848 Blue Heron Drive, 1510 & 1568 Woodcock Street, 1605 Woodcock Place and 1640 Fanshawe Park Road West, in addition to the standard range of permitted uses and intensities within this Place Type, the following may be permitted on any street classification: fourplexes and stacked townhomes up to four storeys and mid-rise apartment buildings of up to eight storeys. Mixed-use buildings will be permitted. The provision of necessary residential amenities to create a strong neighbourhood environment will be considered through all future planning processes. The range of Commercial Industrial Uses currently permitted on the lands at 1640 Fanshawe Park Road West will continue to be permitted until such time these lands are redeveloped for Neighbourhood Place Type uses at a future date.

    (__) 1640 Fanshawe Park Road West
    In the Neighbourhoods Place Type located at 1640 Fanshawe Park Road West a building supply outlet, building or contracting establishment, home improvement and furnishing store, warehouse establishment, and manufacturing and assembly industries with related sales may be permitted in addition to the use permitted in the Place Type.
     
    Map 7 – Specific Policy Areas, to the Official Plan, The London Plan, for the City of London Planning Area is amended by adding a Specific Policy Area for the lands located at 1790, 1828 & 1848 Blue Heron Drive, 1510 & 1568 Woodcock Street, 1605 Woodcock Place and 1640 Fanshawe Park Road West in the City of London, as indicated on “Schedule 1” Appendix F attached hereto.

    b)    the Minister of Municipal Affairs and Housing BE ADVISED that Municipal Council declares that the schedules, above, under 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 draft Land Needs Assessment (Community Growth) appended to the staff report dated June 11, 2024 as Appendix “B” BE RECEIVED and that Civic Administration be directed to undertake further consultation with the community and development industry, and during future meetings of the Housing Supply Reference Group, and that the Vacant Lands Inventory analysis be reviewed with respect to unresolved flood plain mapping issues with UTRCA;

    d)    notwithstanding the Council-approved corporate growth projections for 2021-2051, the 2023 Ministry of Finance population projections BE ENDORSED for use as the basis for the Land Needs Assessment of The London Plan and Urban Growth Boundary Review, subject to further consultation with the Housing Supply Reference Group, the findings of the third-party economic consultant identified in clause e, below and review by Municipal Council at a future meeting of PEC; 

    e)    the Civic Administration BE DIRECTED to engage a third -party economic consultant to undertake a housing supply marketplace analysis, including engagement with the Housing Supply Reference Group and a review of the Vacant Lands Inventory, and provide recommendations on the land supply required to meet Council’s provincial housing supply pledge;

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

    •    a communication dated May 28, 2024 from J.M. Fleming, Principal, City Planning Solutions;
    •    the staff presentation;
    •    a revised by-law for Appendix “F”;
    •    a communication from Deputy Mayor and Ward 2 Councillor S. Lewis and PEC Chair and Ward 8 Councillor S. Lehman;
    •    a communication dated June 5, 2024 from S. Stapleton, Vice President, Auburn Developments; and,
    •    a communication dated June 10, 2024 from P. Masschelein, Senior Vice President, Neighbourhood Developments, Sifton Properties Limited;

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

    •    M. Wallace, Executive Director, London Development Institute;
    •    S. Levin;
    •    KLM Planning;
    •    A.M. Valastro;
    •    J.M. Fleming, Principal, City Planning Solutions;
    •    S. Stapleton, Auburn Developments;
    •    J. ----;
    •    P. Masschelein, Sifton Properties Limited;
    •    P. Norman, Altis Group; and,
    •    ESAM Construction;

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


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

    That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the following actions be taken with respect to Amendments to Fees and Charges under the Building Code Act, Building Permit Fees By-law Amendment: 

    a)    the proposed by-law appended to the staff report dated June 11, 2024 as Schedule “A” BE INTRODUCED at the Municipal Council meeting to be held on June 25, 2024, to amend Building Permit Fees By-Law B-7 by repealing and replacing Schedule “A”; and, 

    b)    the Civic Administration BE DIRECTED to continue annual inflationary increases for fees as outlined in Schedule “A”:
    c)    the Civic Administration BE DIRECTED to restructure and phase-in the following building permit fee increases annually, in addition to annual inflationary increases noted in b), starting in 2024:

    i)    Townhouses - 2.1% 
    ii)    Apartments - 5.0%
    iii)    Group A (Assembly) - 1.4%
    iv)    Group E (Mercantile) - 4.0% (finished) and 5.5% (shell)

    d)    the Civic Administration BE DIRECTED to increase all minimum fees by 21%; and,

    e)    Schedule “B” of the staff report dated June 11, 2024 BE RECEIVED for information;

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

    •    M. Wallace, Executive Director, London Development Institute;

    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.  (2024-P10)


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)

    Additional Votes:


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

    Motion to open the public participation meeting.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    That the Civic Administration BE DIRECTED to provide information and associated recommended actions on school block acquisitions and report back to the Planning and Environment Committee in Q4 of 2024, including, but not limited to:

    a) background on the acquisition of blocks for the purposes of a school in the context of Planning Act applications;

    b) a status update on all unacquired Blocks identified in approved Planning Act applications identified for possible School Blocks; and,

    c) provide options for Council’s consideration to provide the School Board(s) with additional flexibility in acquiring School blocks in future Planning Act applications; 

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

    a communication dated June 6, 2024 from Councillor C. Rahman and Mayor J. Morgan; and,

    a communication dated June 4, 2024 from B. Mai, Chair of the Board, Thames Valley District School Board.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)
  • Moved by:S. Lewis
    Seconded by:C. Rahman

    That the June 3, 2024 Deferred Matters List BE RECEIVED.  (2024-D19)


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)
  • Moved by:C. Rahman
    Seconded by:S. Lewis

    That the 6th Report of the Community Advisory Committee on Planning, from its meeting held on June 5, 2024, BE RECEIVED for information.


    Yeas: (4)S. Lewis, S. Hillier, S. Lehman, and C. Rahman
    Absent: (2)Mayor J. Morgan, and S. Franke


    Motion Passed (4 to 0)

The meeting adjourned at 6:13 PM.