Planning and Environment Committee

Report

The 4th Meeting of the Planning and Environment Committee
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2021 Meeting - Virtual Meeting during the COVID-19 Emergency
Please check the City website for current details of COVID-19 service impacts.
Meetings can be viewed via live-streaming on YouTube and the City website
PRESENT:
  • Councillors P. Squire (Chair),
  • S. Lewis,
  • S. Lehman,
  • A. Hopkins,
  • S. Hillier,
  • and Mayor E. Holder
ALSO PRESENT:
  • A. Pascual, M. Ribera, C. Saunders, and M. Schulthess.
    Councillors A. Kayabaga, S. Turner, and M. van Holst; I. Abushehada, J. Adema, A. Anderson, G. Barrett, M. Corby, L. Dent, M. Feldberg, K. Killen, P. Kokkoros, T. Macbeth, J. MacKay, D. MacRae, L. Maitland, H. McNeely, L. McNiven, S. Meksula, L. Mottram, B. O'Hagan, B. Page, M. Pease, B. Somers, M. Sundercock, S. Tatavarti, M. Tomazincic, B. Westlake-Power, S. Wise, and P. Yeoman.

    The meeting is called to order at 4:00 PM, with Councillor P. Squire in the Chair, Councillors A. Hopkins, S. Lehman, and S. Lewis present and all other Members participating by remote attendance.


That it BE NOTED that no pecuniary interests were disclosed.

  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That Items 2.1 to 2.5, inclusive, BE APPROVED.


    Yeas: (6)P. Squire, S. Lewis, S. Lehman, A. Hopkins, S. Hillier, and E. Holder


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That the 1st Report of the Advisory Committee on the Environment, from its meeting held on February 3, 2021, BE RECEIVED.




    Motion Passed
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That, on the recommendation of the Director, City Planning and City Planner, the following actions be taken with respect to the draft Masonville Secondary Plan:

    a)      the draft Masonville Secondary Plan, appended as Appendix “A” to the staff report dated March 1, 2021, BE RECEIVED; and,

    b)      the Civic Administration BE DIRECTED to circulate the draft Masonville Secondary Plan noted in a) above, to receive public input from the community and stakeholders;

    it being noted that a public participation meeting will be held on March 29, 2021 before the Planning and Environment Committee to gather public feedback on the draft Masonville Secondary Plan; and,

    it being further noted that that the input received through the above-noted public consultation processes, and the outcome of supporting studies, will be used to undertake informed revisions to the draft Masonville Secondary Plan and implementing Official Plan Amendment that will be prepared for the consideration at a future meeting of the Planning and Environment Committee. (2021-D09)




    Motion Passed
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That on the recommendation of the Director, Development Services, the report dated March 1, 2021, entitled “Z-1 Zoning By-law – Holding Provision Review”, BE RECEIVED for information. (2021-D14)




    Motion Passed
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That, on the recommendation of the Director, Development Services, based on the application of Bensy Mathew relating to the property located at 973 Gainsborough Road, the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021 BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject property FROM a Holding Business District Commercial (h-17*BDC) Zone TO a Business District Commercial (BDC) Zone to remove the h-17 holding provision;

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

    • the removal of the holding provision will allow for development in conformity with the Zoning By-law; and,
    • Development Services Engineering has confirmed services are available for this site. The Development Agreement and accepted engineering plans will include provisions to ensure the site is connected to the existing municipal water and sanitary sewer systems and therefore the h-17 provision is no longer required. (2021-D09)

     

     

     




    Motion Passed
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That, on the recommendation of the City Clerk, the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021, being “A by-law to amend By-law C.P.-1528-486, as amended, being “A by-law to designate an area as an improvement area and to establish the board of management for the purpose of managing the Hamilton Road Business Improvement Area” by amending the Board of Management composition to provide for a Board comprised of six (6) to twelve (12) directors”, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021. (2021-C05)




    Motion Passed
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That the following actions be taken with respect to the 1st Report of the Environmental and Ecological Planning Advisory Committee (EEPAC), from its meeting held on February 18, 2021:

    a)       the above-noted report BE RECEIVED; it being noted that the Planning and Environment Committee received a delegation from S. Levin, Chair of EEPAC, regarding this matter; and,

    b)      the Civic Administration BE REQUESTED to report back on the lessons learned from the relocation of the Wetland at 905 Sarnia Road; it being noted that the Planning and Environment Committee received the document entitled "Compensation Wetland Monitoring - 905 Sarnia Road".


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    That, on the recommendation of the Director, Development Services the following actions be taken with respect to the application of Sifton Properties Limited relating to the property located at 6019 Hamlyn Street:

    a)       the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021 BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject property FROM an Urban Reserve (UR4) Zone, a Holding Urban Reserve (h-2*UR4) Zone, and an Environmental Review (ER) Zone, TO:

    i)        a Holding Residential R1 Special Provision (h*h-100*R1-3(_)) Zone;
    ii)       a Holding Residential R1/R4 Special Provision (h*h-100*R1-3(_)/R4-3(_)) Zone;
    iii)      a Holding Residential R4/R5/R6/R7/R8 Special Provision (h*h-100*h-155*R4-3(_)/R5-7(_)/R6-5(42)/R7(_)*D75*H20/R8-4(_)) Zone;
    iv)      an Open Space Special Provision (OS1(3)) Zone; and
    v)       an Open Space (OS5) Zone;

    b)       the Approval Authority BE ADVISED that no issues were raised at the public meeting held with respect to the application for draft plan of subdivision of Sifton Properties Limited relating to a property located at 6019 Hamlyn Street; and

    c)       the Approval Authority BE ADVISED that the Municipal Council supports the Approval Authority issuing draft approval of the proposed plan of residential subdivision, submitted by Sifton Properties Limited (File No. 39T-18504), prepared by Monteith Brown Planning Consultants, and certified by Jason Wilband OLS, (Project No. 12-812, dated February 10, 2021), which shows ninety-three (93) single detached lots, two (2) medium density residential blocks, three (3) parkland blocks, three (3) open space blocks, one (1) SWM facility block, two (2) road widening blocks and six (6) 0.3 m reserve blocks, all served by three (3) local/neighbourhood streets (Street A, B, C) SUBJECT TO the conditions appended as Appendix “B” to the staff report dated March 1, 2021;

    it being noted that the Municipal Council approves these applications for the following reasons:

    • the proposed and recommended amendments are consistent with the Provincial Policy Statement, 2020 which promotes a compact form of development in strategic locations to minimize land consumption and servicing costs, provide for and accommodate an appropriate affordable and market-based range and mix of housing type and densities to meet the projected requirements of current and future residents;
    • the proposed and recommended amendments conform to the in-force policies of The London Plan, including but not limited to Our Strategy, Our City and the Key Directions, as well as conforming to the policies of the Neighbourhoods and Environmental Review Place Type;
    • the proposed and recommended amendments conform to the in-force policies of the 1989 Official Plan, including but not limited to the Low Density Residential designation, the Multi-Family Medium Density Residential designation, and the Environmental Review designation;
    • the proposed and recommended amendments conform to the policies of the Southwest Area Secondary Plan;
    • the proposed and recommended zoning amendments will facilitate an appropriate form of low and medium density residential development that conforms to The London Plan, the 1989 Official Plan, and the Southwest Area Secondary Plan; and,
    • the recommended draft plan supports a broad range of low and medium density residential development opportunities within the site including more intensive, mid-rise apartments along the Wonderland Road corridor. The Draft Plan has been designed to support these uses and to achieve an aesthetically-pleasing development that is pedestrian friendly, transit supportive and accessible to the surrounding community;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding these matters. (2021-D09)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion to open the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Drewlo Holding Inc. relating to the lands located at 1389 Commissioners Road East within the Summerside Subdivision:

    a)      the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject lands FROM a Residential R1 Special Provision (R1-3(7)) Zone, a Residential R1 (R1-4) Zone, and a Residential R1 Special Provision (R1-4(10)) Zone TO a Residential R1 (R1-2) Zone and a Residential R1 (R1-3) Zone; FROM a Residential R1 Special Provision (R1-3(7)) Zone TO a Holding Residential R6 Special Provision (h-1•R6-5( )) Zone; and FROM a Holding Residential R6 (h-1•R6-5) Zone TO a Holding Residential R6 Special Provision (h-1•R6-5( )) Zone;

    b)      the Approval Authority BE ADVISED that there were no issues raised at the public meeting held with respect to the application for red-line revisions to Draft Plans of Subdivision by Drewlo Holding Inc. relating to the lands located at 1389 Commissioners Road East within the Summerside Subdivision; and,

    c)      the Approval Authority BE ADVISED that Municipal Council supports issuing draft approval of the proposed red-line revisions to the residential Draft Plans of Subdivision, SUBJECT TO the conditions contained in Appendix “B” #39T-92020 / 39T-92020-D appended to the staff report dated March 1, 2021;

    it being noted that the Municipal Council approves these applications for the following reasons:

    • the proposed red-line revisions and zoning amendment is consistent with the Provincial Policy Statement (PPS), 2020, as it achieves objectives for efficient and resilient development and land use patterns. It represents development of low and medium density forms of housing, including single detached dwelling lots, townhouse and cluster forms of housing taking place within the City’s urban growth area and within previously draft-approved plans of subdivision. It also achieves objectives for promoting compact form, contributes to the neighbourhood mix of housing and densities that allows for the efficient use of land, infrastructure and public service facilities, supports the use of public transit, and increases community connectivity by eliminating cul-de-sacs;
    • the proposed draft plan revisions and zoning conforms to the in-force polices of The London Plan, including but not limited to the Neighbourhoods Place Type, Our Strategy, City Building and Design, Our Tools, and all other applicable London Plan policies;
    • the proposed draft plan revisions and zoning conforms to the policies of the (1989) Official Plan, including but not limited to the Multi-Family, Medium Density Residential designation; and,
    • the recommended zoning amendment is considered appropriate to facilitate the proposed lot adjustments, permits an appropriate increase in density to the medium density blocks, and maintains compatibility with the form and character of existing residential development in the surrounding neighbourhood;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding these matters. (2021-D12)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    Motion to open the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    That the staff report dated March 1, 2021 entitled “100 Fullarton Street – Old Oak Properties Inc.”, BE RECEIVED; it being noted that the attached letter dated March 1, 2021 from Zelinka Priamo Ltd., agent for the Applicant, indicating the Applicant’s wish to withdraw the related Zoning By-law amendment request, was received and considered by the Planning and Environment Committee;

    it being further noted that the Planning and Environment reviewed and received the following communications with respect to this matter:

    • H. Guizzzetti
    • J. Graydon
    • S. Kopp
    • B. McQuaid
    • M. and B. Evans
    • J. Manness
    • S. Lunau
    • J. Wombwell
    • C. Jennings
    • S. Miller
    • B. Benedict
    • M. Rooks
    • G. Nicodemo
    • M. van Diepen
    • G. Priamo, Zelinka Priamo Ltd.
    • W. and D. Cherwaty
    • North Talbot Neighbourhood Association
    • P. Davis (2021-P10/R01)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That the following actions be taken with respect to the application by Old Oak Properties relating to the property located at 93-95 Dufferin Avenue:

    a)      the staff report dated March 1, 2021 entitled “Demolition Request for Heritage Designated Property at 93-95 Dufferin Avenue by Old Oak Properties”, BE RECEIVED; it being noted that the attached letter dated March 1, 2021 from Zelinka Priamo Ltd., agent for the Applicant, indicating the Applicant’s wish to withdraw the related request for demolition was received and considered by the Planning and Environment Committee; and

    b)      the request to demolish the buildings on the heritage designated property at 93-95 Dufferin Avenue, BE REFUSED for the following reasons:

    i)       the proposed demolition is contrary to the Provincial Policy Statement 2020 and is inconsistent with policies of The London Plan;
    ii)      the subject property continues to demonstrate significant cultural heritage value;
    iii)     the condition of the subject building does not sufficiently warrant the demolition of this heritage designated property;
    iv)    the demolition of the subject building will contribute to the continual loss of significant heritage buildings designed by Samuel Peters; and,
    v)     the proposed demolition of the building does not support previous commitments and confirm public expectations through an approved Bonus Zone that conserved the properties at 93-95 Dufferin Avenue;

    it being noted that the Planning and Environment reviewed and received the following communications with respect to this matter:

    • S. Woodward
    • J. Grainger
    • M. Rooks
    • J. Fooks
    • J. Boose
    • T. Colbridge
    • S. Bentley
    • D. Lindsay
    • R. McDowell
    • J. McDowell
    • N. Stevens
    • G. Hodder
    • M. Coles
    • J. Jacobson
    • T. Smith (2021-P10D/R01)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion that the Planning and Environment Committee RECESS.



    Motion Passed

    The Planning and Environment Committee recesses at 4:45 PM and resumes in public session at 5:00 PM, with Councillor Squire in the Chair and Councillors Hillier, Hopkins, Lehman, Lewis, and Mayor Holder participating.


  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Auburn Developments Ltd. pertaining to portions of the lands located at 3924 Colonel Talbot Road:

    a)      the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject lands FROM a Holding Open Space Special Provision (h*OS5(9)) Zone TO an Open Space Special Provision (OS5(_)) Zone; FROM a Holding Residential R1 (h*R1-3) Zone TO a Holding Open Space (h*OS1) Zone; FROM a Holding Residential R1 (h*R1-3) Zone TO an Open Space (OS1/OS3) Zone; FROM a Holding Residential R1 (h*R1-13) Zone TO a Holding Residential R1(h*R1-3) Zone; FROM a Holding Residential R5/R6/R7 (h*R5-3/R6-5/R7*H15*D30) Zone TO a Holding Residential R4/R5/R6/R7 Special Provision (h*R4-6(_)/R5-3(_)/R6-5(_)/R7*H15*D30) Zone; FROM a Holding Residential R5/R6/R7 (h*R5-3/R6-5/R7*H15*D30) Zone TO a Holding Residential R4/R5/R6/R7 Special Provision (h*R4-6(_)/R5-3/R6-5/R7*H18*D30) Zone; FROM a Residential R1/R6 Special Provision (R1-3(7)/R6-5) Zone TO a Residential R1 Special Provision (R1-3(7) Zone; FROM a Holding Residential R5/R6/R7 (h*R5-3/R6-5/R7*H15*D30) Zone TO a Holding Residential R4/R5/R6 Special Provision (h*R4-6(_)/R5-3/R6-5) Zone; FROM a Holding Residential R1 (h*R1-3) Zone TO a Holding Residential R1/R4 Special Provision (h*R1-1/R4-6(_)) Zone; FROM a Holding Residential R1/R6 (h*R1-3/R6-5) Zone TO a Holding Residential R1/R4/R6 Special Provision (h*R1-3/R4-6(_)/R6-5) Zone; FROM a Holding Residential R1/R6 (h*R1-3/R6-5) Zone TO a Holding Residential R1/R4 Special Provision (h*R1-1/R4-6(_)) Zone; FROM a Holding Residential R5/R6/R7 (h*R5-3/R6-5/R7*H15*D30) Zone TO Holding Residential R1/R4 Special Provision (h*R1-1/R4-6(_)) Zone; FROM a Holding Residential R1/R4 (h*R1-13/R4-6) Zone TO a Holding Residential R1/R4 Special Provision (h*R1-1/R4-6(_)) Zone; FROM a Holding Residential R5/R6/R7/Office (h*h-54*R5-3/R6-5/7*H15*D30*OF) Zone TO a Holding Residential R4/R5/R6 Special Provision (R4-6(_)/R5-3/R6-5) Zone; FROM a Holding Residential R5/R6/R7/Office (h*h-54*R5-3/R6-5/R7*H15*D30*OF) Zone TO a Holding Residential R4/R5/R6/R7 Special Provision/Office (h*h-54*R4-6(_)/R5-3/R6-5/7*H24*D100*OF8(_)) Zone; FROM a Holding Residential R5/R6/R7/Office (h*h-54*R5-3/R6-5/R7*H15*D30*OF) Zone TO a Holding Open Space (OS1) Zone; FROM a Residential R1 (R1-16) Zone TO a Holding Residential R4/R5/R6/R7 Special Provision/Office (h*h-54*R4-6(_)/R5-3/R6-5/7*H24*D100*OF8(_)) Zone; FROM a Holding Residential R1/R6 (h*h-54*R1-3/R6-5) Zone TO a Holding Residential R1/R4/R6 Special Provision (h*h-54*R1-3/R4-6(_)/R6-5) Zone; FROM a Holding Residential R1 (h*R1-3) Zone TO a Holding Residential R1/R4 Special Provision (h*R1-3/R4-6(_)) Zone; FROM a Residential R1 (R1-5) Zone TO a Residential R1 (R1-4) Zone; Special provisions for the proposed R4-6(_) zone would include an exterior side yard setback to a collector road of 4.5m where rear lots abut and 3.5m front and exterior side yard adjacent to a roundabout:

    b)      the Approval Authority BE ADVISED that the Municipal Council supports the proposed red-line revisions to the draft-approved plan of subdivision as submitted by Auburn Developments Ltd., prepared by Archibald, Gray and McKay Engineering Ltd. (Project No: 161403241 dated May 15, 2020), which shows property realignment of single family residential Blocks 3, 4, 10, 11, 12, 13, 16, 17, 18, 19, 20, 22, 23, 28, 31 and 32, Medium Density Residential Blocks 38-41 and Block 43, Medium Density Residential Block 44, Park Blocks 46, 48 and 49 SUBJECT TO the conditions contained in Appendix “A-2” appended to the staff report dated March 1, 2021; and,

    c)      the Approval Authority BE ADVISED that the following issues were raised at the public meeting held with respect to the proposed red-line revisions to the draft plan of subdivision for Heathwoods Subdivision, as submitted by Auburn Developments Ltd.:

    • traffic control on Colonel Talbot Road, Hayward Drive, Kilbourne Road; and,
    • street naming of Kilbourne Road to Hayward Drive;

    it being noted that the Municipal Council approves these applications for the following reasons:

    • the recommended zoning amendments and revisions to draft plan of subdivision are considered appropriate and consistent with the Provincial Policy Statement 2020;
    • the proposed and recommended amendments conform to the in-force policies of The London Plan, including but not limited the policies of the Neighbourhoods Place Type;
    • the proposed and recommended amendments conform to the policies of the (1989) Official Plan, specifically Low Density Residential and Multi-Family, Medium Density Residential; and,
    • the zoning and red-line revisions as proposed are compatible and in keeping with the character of the existing neighbourhood;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding this matter. (2021-D09)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lehman

    Motion to open the public participation meeting.

     


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Housing Development Corporation, London (HDC) relating to the property located at 403 Thompson Road:

    a)      the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend The London Plan to create a specific policy area which permits low-rise apartment building up to 4-storeys within the Neighbourhoods Place Type on the subject lands located at 403 Thompson Road;

    b)      the proposed by-law appended as Appendix “B” to the staff report dated March 1, 2021, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan as amended in part a) above), to change the zoning of the subject property FROM a Neighbourhood Shopping Area (NSA1) Zone TO a Residential R9 Special Provision (R9-7(_)●H14) Zone; and,

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

    i)        Provision of increased amenity space to support reduced unit sizing;
    ii)       Provision of perimeter trees along the south and southeast limits of the site to provide screening;
    iii)      If possible opportunities for additional parking can be explored with the applicant as the application moves forward;
    iv)      Provision of fencing; and,
    v)       Appropriate location of garbage storage to ensure consideration of adjacent neighbours;

    it being noted that the Municipal Council approves these applications for the following reasons:

    • the proposed amendments are consistent with the Provincial Policy Statement 2020, which provides affordable housing through an infill development;
    • the proposed amendments conform to the policies of The London Plan and implements the Key Directions of the Plan; and,
    • the proposed Zoning By-law amendment conforms to the policies of The London Plan upon approval of the recommended amendment;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding this matter;

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

    • K. Wood and B. Turcotte, Housing Development Corporation (2021-D09/S11)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Hillier

    Motion to open the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application Housing Development Corporation, London (HDC) relating to the property located at 345 Sylvan Street:

    a)      the proposed by-law appended as Appendix "A" to the staff report dated March 1, 2021, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend The London Plan to create a specific policy area that permits low-rise apartment building up to 3-storeys within the Neighbourhoods Place Type on the subject lands located at 345 Sylvan Street;

    b)      the attached revised by-law appended BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan as amended in part a) above), to change the zoning of the subject property FROM Community Facility (CF5) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone;

    it being noted that the revised by-law will contain an h-5 provision; and,

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

    i)       Screening to be achieved through the maintenance of existing perimeter trees throughout the development process, and with replacement, as needed;
    ii)      Provision of secured bicycle parking;
    iii)     Provision of fencing for privacy; and,
    iv)     Maintenance of existing trees;

    it being noted that the Municipal Council approves these applications for the following reasons:

    • the proposed amendments are consistent with the Provincial Policy Statement 2020, which provides affordable housing through an infill development;
    • the proposed amendments conform to the policies of The London Plan and implements the Key Directions of the Plan; and,
    • the proposed Zoning By-law amendment conforms to the policies of The London Plan upon approval of the recommended amendment;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding these matters;

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

    • K. Wood and B. Turcotte, Housing Development Corporation (2021-D09/S11)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    Motion to open the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lehman

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    That, on the recommendation of the Director, City Planning and City Planner, the following actions be taken with respect to the application by The Corporation of the City of London relating to the Core Area Community Improvement Plan:

    a)      the proposed by-law appended as Appendix “A” to the staff report dated March 1, 2021, being “A by-law to designate the Core Area Community Improvement Project Area”, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021;

    b)      subject to the approval of a) above, the proposed by-law appended as Appendix “B” to the staff report dated March 1, 2021, being “A by-law to amend The London Plan for the City of London, 2016, relating to Map 8 in Appendix 1 (Maps) and the Core Area Community Improvement Project Area”, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021;

    c)      subject to the approval of a) above, the proposed by-law appended as Appendix “C” to the staff report dated March 1, 2021, being “A by-law to adopt the Core Area Community Improvement Plan”, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021;

    d)      subject to the approval of a) above, the proposed by-law appended as Appendix “D” to the staff report dated March 1, 2021, being “A by-law to establish financial incentives for the Core Area Community Improvement Area”, BE INTRODUCED at the Municipal Council meeting to held on March 23, 2021; and,

    e)      the proposed by-law appended as Appendix “E” to the staff report dated March 1, 2021, being “A by-law to amend C.P.-1467-175, as amended, being “A By-law to establish financial incentives for the Downtown Community Improvement Project Areas”, by deleting in its entirety, Schedule 3 – The Boulevard Café Grant Guidelines”, BE INTRODUCED at the Municipal Council meeting to be held on March 23, 2021;

    it being noted that funding has been approved through the 2020-2023 Multi-Year Budget for the proposed Core Area Safety Audit Grant Program and Core Area Boulevard Café Grant Program, and that funding is available in the Community Improvement Plan Grant Reserve Fund to implement the proposed Core Area Sign Grant Program;

    it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participating meeting record made oral submissions regarding these matters;

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

    • G. A. Tucker
    • C. Butler (2021-F11A/D19)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    Motion to open the public participation meeting.

     


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:A. Hopkins
    Seconded by:S. Lewis

    That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Housing Development Corporation, London (HDC) relating to the property located at 122 Base Line Road West:

    a)      the Approval Authority BE ADVISED that there were no issues raised at the public meeting with respect to the application for Site Plan Approval to permit the construction of a 61-unit apartment building; and

    b)      the Approval Authority BE ADVISED that the Municipal Council supports the Site Plan Application;

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

    • the proposed Site Plan is consistent with the Provincial Policy Statement, which directs development to designated growth areas and that development be adjacent to existing development;
    • the proposed Site Plan conforms to the policies of the Neighbourhoods Place Type and all other applicable policies of The London Plan.
    • the proposed Site Plan is in conformity with the policies of the Multi-Family Medium Density Residential designation of the Official Plan (1989) and will implement an appropriate form of residential intensification for the site;
    • the proposed Site Plan conforms to the regulations of the Z.-1 Zoning By-law; and,
    • the proposed Site Plan meets the requirements of the Site Plan Control By-law;

    it being pointed out that at the public participation meeting associated with this matter, the individuals indicated on the attached public participating meeting record made oral submissions regarding this matter. (2021-D09/S11)


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    Motion to open the public participation meeting.

     


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:S. Lehman
    Seconded by:E. Holder

    Motion to close the public participation meeting.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


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

    That the following action be taken with respect to the 2nd Report of the London Advisory Committee on Heritage for its meeting held on February 10, 2021:

    a)      the London Advisory Committee on Heritage recommends that the Planning and Environment Committee support the recommendation of the Director, Development Services, that the following actions be taken with respect to the application by Old Oak Properties relating to the property located at 93-95 Dufferin Avenue that the request to demolish the buildings on the heritage designated property at 93-95 Dufferin Avenue, BE REFUSED for the following reasons:

    i)       the demolition runs contrary to the PPS-2020 and is inconsistent with policies of The London Plan;
    ii)      the property continues to demonstrate significant cultural heritage value;
    iii)     the condition of the building does not sufficiently warrant the demolition of this heritage designated property;
    iv)     the demolition will contribute to the continual loss of significant heritage buildings designed by Samuel Peters;
    v)      the demolition does not support previous commitments and confirm public expectations through an approved bonus zone that conserved the properties at 93-95 Dufferin Avenue; and,
    vi)     the Chief Building Official BE ADVISED of Municipal Council’s intention in this matter;
    it being noted that a communication, dated November 4, 2020, from K. McKeating, Architectural Conservancy Ontario – London Region, and a verbal delegation from G. Priamo and H. Garrett, Zelinka Priamo Ltd., with respect to this matter, were received.

    b)      the London Advisory Committee on Heritage recommends that the Planning and Environment Committee support the recommendation of the Director, City Planning and City Planner, with the advice of the Heritage Planner, that the application under Section 42 of the Ontario Heritage Act, seeking retroactive approval for alterations completed to the heritage designated property located at 330 St James Street, in the Bishop Hellmuth Heritage Conservation District, BE REFUSED;

    it being noted that the alterations completed without Heritage Alteration Permit approval are contrary to the policies and guidelines of the Bishop Hellmuth Heritage Conservation District Plan and fail to conserve the heritage attributes of this heritage designated property;

    it being further noted that a verbal delegation from P. Brown, with respect to this matter, was received.

    c)      the London Advisory Committee on Heritage recommends that the Planning and Environment Committee support the recommendation of the Director, City Planning and City Planner, with the advice of the Heritage Planner, the application under Section 42 of the Ontario Heritage Act, seeking approval for alterations to the heritage designated property located at 179 Dundas Street, in the Downtown Heritage Conservation District, BE APPROVED with the following terms and conditions:

    • the storefront, including sign band, be reclad with smooth fiber cement board with a painted finish, as shown in the drawings included as Appendix C, as appended to the agenda; and,
    • the Heritage Alteration Permit be displayed in a location visible from the street until the work is completed.

    d)      Clauses 3.1 to 4.1, inclusive and 5.3 to 6.1, inclusive, BE RECEIVED.


    Yeas: (6)S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins


    Motion Passed (6 to 0)
  • Moved by:E. Holder
    Seconded by:S. Lewis

    That the Planning and Environment Committee convene, In Closed Session, for the purpose of considering the following item:


    6.1. Solicitor-Client Privilege / Litigation or Potential Litigation
    This report can be considered in a meeting closed to the public as the subject matter being considered pertains to advice that is subject to solicitor-client privilege, including communications necessary for that purpose from the solicitor and officers and employees of the Corporation; the subject matter pertains to litigation or potential litigation with respect to an appeal at the Local Planning Appeal Tribunal (“LPAT”), and for the purpose of providing instructions and directions to officers and employees of the Corporation.


    Yeas: (6)P. Squire, S. Lewis, S. Lehman, A. Hopkins, S. Hillier, and E. Holder


    Motion Passed (6 to 0)

    The Planning and Environment Committee convenes, in Closed Session, from 7:26 PM to 7:51 PM. 


The meeting adjourned at 7:53 PM.

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