Planning and Environment Committee

Report

The 5th Meeting of the Planning and Environment Committee

Monday, March 29, 2021 at 4:00 P.m. - 5:00 P.m.

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, and B. Westlake Power.
  
  Remote Attendance: Councillors M. Cassidy, J. Helmer, J. Morgan, and M. van Holst; J. Adema, G. Bailey, G. Barrett, M. Corby, G. Dales, M. Davenport, L. Davies-Snyder, M. Feldberg, J. Hall, P. Kavcic, P. Kokkoros, G. Kotsifas, J. Lee, J. MacKay, C. Maton, S. Meksula, L. Mottram, B. O'Hagan, B. Page, M. Pease, J. Raycroft, A. Riley, M. Schulthess, M. Sundercock, C. Saunders, S. Tatavarti, M. Tomazincic, 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.

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1.

Disclosures of Pecuniary Interest

That it BE NOTED that no pecuniary interests were disclosed.

2.

Consent

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

  That Items 2.1 to 2.13, inclusive, BE APPROVED.

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

2.1

1st Report of the Trees and Forests Advisory Committee

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

  That, the following actions be taken with respect to the 1st Report of the Trees and Forests Advisory Committee, from its meeting held on February 24, 2021:

  a)       the following actions be taken with respect to the Notice of Planning Application, dated February 10, 2021, from S. Meksula, Senior Planner, related to a Draft Plan of Subdivision Official Plan and Zoning By-law Amendment for the properties located at 14 Gideon Drive and 2012 Oxford Street West:

  i)        the above-noted Notice BE DEFERRED to the next Trees and Forests Advisory Committee (TFAC) meeting; and,

  ii)       S. Meksula, Senior Planner or delegate, BE INVITED to attend the next TFAC meeting, to give clarification and provide additional details on the above-noted Notice; and,

  b)       clauses 1.1 and 1.2, 3.1, 3.2 and 3.4, 5.1 to 5.4, inclusive, BE RECEIVED for information.

  
  
  
  
  Motion Passed

2.2

2nd Report of the Advisory Committee on the Environment

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

  That, the following actions be taken with respect to the 2nd Report of the Advisory Committee on the Environment, from its meeting held on March 3, 2021:

  a)       the revised Discussion Primer for the Climate Emergency Action Plan - 2020 document, approved by the members of the Advisory Committee on the Environment (ACE), as appended to the ACE Report, BE FORWARDED to the Civic Administration for review; and,

  b)       clauses 1.1 and 1.2, 3.1 to 3.3, inclusive, 4.1 and 5.2, BE RECEIVED for information.

  
  
  
  
  Motion Passed

2.3

1st Report of the Agricultural Advisory Committee

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

  That, the following actions be taken with respect to the 1st Report of the Agricultural Advisory Committee, from its meeting held on March 17, 2021:

  a)       the Urban Agricultural Steering Committee BE ADVISED that Steve Twynstra will act as the Agricultural Advisory Committee representative on the Urban Agricultural Steering Committee; and,

  b)       clauses 1.1 and 1.2, 2.1, 3.1 to 3.5, inclusive, 5.2 to 5.5, inclusive, BE RECEIVED for information.

  
  
  
  
  Motion Passed

2.4

Bill 229 and Ontario's Flooding Strategy

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

  That, on the recommendation of the Director, Planning and City Planner, the staff report dated March 29, 2021 entitled "Bill 229, Protect, Support and Recover from COVID-19 Act (Budget Measures), 2020, and Ontario's Flooding Strategy" BE RECEIVED for information. (2021-S08/D03)

  
  
  
  
  Motion Passed

2.5

Affordable Housing Community Improvement Plan – Loan Agreements – Delegated Authority By-laws

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

  That, on the recommendation of the Director, Planning and City Planner, the following actions be taken with respect to the Affordable Housing Community Improvement Plan:

  a)       the proposed by-law appended to the staff report dated March 29, 20201 as Appendix “A”, being “A by-law to approve and authorize the use of the Affordable Housing Development Loan Agreement template between The Corporation of the City of London (the “City”) and Registered Owner of a property providing affordable rental units (the “Borrower”) to provide for a loan for the creation of new affordable rental housing units and to delegate the authority to enter into such Agreements to the City Planner or delegate”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021; and,

  b)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “B”, being “A by-law to approve and authorize the use of the Additional Residential Unit Loan Agreement template between The Corporation of the City of London (the “City”) and Registered Owner of a property providing affordable rental units (the “Borrower”) to provide for a loan to address affordability of home ownership and to create more long-term, stable rental housing supply to help address low rental vacancy rates, and to delegate the authority to enter into such Agreements to the City Planner or delegate”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021. (2021-S11)

  
  
  
  
  Motion Passed

2.6

Application - 122 Base Line Road West (H-9306)

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

  That, on the recommendation of the Director, Development Services, based on the application by Goldfield Ltd., relating to the property located at 122 Base Line Road West, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 13, 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 Bonus Residential R8 (h-5 *R8-3*B-69) Zone TO a Bonus Residential R8 (R8-3*B-69) Zone to remove the “h-5” holding provision. (2021-D09)

  
  
  
  
  Motion Passed

2.7

Application - 2725 Asima Drive (33M-699, Block 53) (P-9282)

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

  That, on the recommendation of the Director, Development Services, with respect to the application by Rockwood Homes, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to exempt Block 53, Plan 33M-699 from the Part-Lot Control provisions of Subsection 50(5) of the Planning Act, for a period not exceeding three (3) years. (2021-D25)

  
  
  
  
  Motion Passed

2.8

Application - 335 Kennington Way and 3959 Mia Avenue (33M-765, Block 1, RP 33R-20777 Parts 2 and 3) (P-9304)

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

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by Sifton Properties Limited, to exempt Block 1, Plan 33M-765, RP 33R-20777 Parts 2 & 3 from Part-Lot Control:

  a)       pursuant to subsection 50(7) of the Planning Act, R.S.O. 1990, c. P.13, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at a future Municipal Council meeting, to exempt Block 1, Plan 33M-765, RP 33R-20777 Parts 2 & 3 from the Part-Lot Control provisions of subsection 50(5) of the said Act, it being noted that these lands are subject to registered subdivision agreements and are zoned Residential R4 Special Provision (R4-6(10)) in Zoning By-law No. Z.-1, which permits street townhouses, with special provisions regulating lot frontage, front yard setback, garage front yard setback and garages shall not project beyond the façade of the dwelling or façade (front face) of any porch, and shall not occupy more than 50% of lot frontage;

  b)       the following conditions of approval BE REQUIRED to be completed prior to the passage of a Part-Lot Control By-law for Block 1, Plan 33M-765, RP 33R-20777 Parts 2 & 3 as noted in clause a) above:

  i)        the applicant be advised that the costs of registration of the said by-laws are to be borne by the applicant in accordance with City Policy;

  ii)       the applicant submit a draft reference plan to the Development Services for review and approval to ensure the proposed part lots and development plans comply with the regulations of the Zoning By-law, prior to the reference plan being deposited in the land registry office;

  iii)      the applicant submits to the Development Services a digital copy together with a hard copy of each reference plan to be deposited. The digital file shall be assembled in accordance with the City of London's Digital Submission / Drafting Standards and be referenced to the City’s NAD83 UTM Control Reference;

  iv)      the applicant submit each draft reference plan to London Hydro showing driveway locations and obtain approval for hydro servicing locations and above ground hydro equipment locations prior to the reference plan being deposited in the land registry office;

  v)       the applicant submit to the City Engineer for review and approval prior to the reference plan being deposited in the land registry office; any revised lot grading and servicing plans in accordance with the final lot layout to divide the blocks should there be further division of property contemplated as a result of the approval of the reference plan;

  vi)      the applicant shall enter into any amending subdivision agreement with the City, if necessary;

  vii)     the applicant shall agree to construct all services, including private drain connections and water services, in accordance with the approved final design of the lots;

  viii)     the applicant shall obtain confirmation from the Development Services that the assignment of municipal numbering has been completed in accordance with the reference plan(s) to be deposited, should there be further division of property contemplated as a result of the approval of the reference plan prior to the reference plan being deposited in the land registry office;

  ix)       the applicant shall obtain approval from the Development Services of each reference plan to be registered prior to the reference plan being registered in the land registry office;

  x)        the applicant shall submit to the City, confirmation that an approved reference plan for final lot development has been deposited in the Land Registry Office;

  xi)       the applicant shall obtain clearance from the City Engineer that requirements iv), v) and vi) inclusive, outlined above, are satisfactorily completed, prior to any issuance of building permits by the Building Controls Division for lots being developed in any future reference plan;

  xii)      that on notice from the applicant that a reference plan has been registered on a Block, and that Part Lot Control be re-established by the repeal of the by-law affecting the Lots/Block in question. (2021-D25)

  
  
  
  
  Motion Passed

2.9

Application - 3964 Mia Avenue (33M-765, Block 2) (P-9305)

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

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by Sifton Properties Limited to exempt Block 2, Plan 33M-765 from Part-Lot Control:

  a)       pursuant to subsection 50(7) of the Planning Act, R.S.O. 1990, c. P.13, the proposed revised by-law appended to the Planning and Environment Committee Added Agenda, BE INTRODUCED at a future Municipal Council meeting, to exempt Block 2, Plan 33M-765 from the Part-Lot Control provisions of subsection 50(5) of the said Act; it being noted that these lands are subject to registered subdivision agreements and are zoned Residential R4 Special Provision (R4-6(10)) in Zoning By-law No. Z.-1, which permits street townhouses, with special provisions regulating lot frontage, front yard setback, garage front yard setback and garages shall not project beyond the façade of the dwelling or façade (front face) of any porch, and shall not occupy more than 50% of lot frontage;

  b)       the following conditions of approval BE REQUIRED to be completed prior to the passage of a Part-Lot Control By-law for Block 2, Plan 33M-765 as noted in clause a) above:

  i)        the applicant be advised that the costs of registration of the said by-laws are to be borne by the applicant in accordance with City Policy;

  ii)        the applicant submit a draft reference plan to the Development Services for review and approval to ensure the proposed part lots and development plans comply with the regulations of the Zoning By-law, prior to the reference plan being deposited in the land registry office;

  iii)       the applicant submits to the Development Services a digital copy together with a hard copy of each reference plan to be deposited. The digital file shall be assembled in accordance with the City of London's Digital Submission / Drafting Standards and be referenced to the City’s NAD83 UTM Control Reference;

  iv)       the applicant submit each draft reference plan to London Hydro showing driveway locations and obtain approval for hydro servicing locations and above ground hydro equipment locations prior to the reference plan being deposited in the land registry office;

  v)        the applicant submit to the City Engineer for review and approval prior to the reference plan being deposited in the land registry office; any revised lot grading and servicing plans in accordance with the final lot layout to divide the block should there be further division of property contemplated as a result of the approval of the reference plan;

  vi)        the applicant shall enter into any amending subdivision agreement with the City, if necessary;

  vii)       the applicant shall agree to construct all services, including private drain connections and water services, in accordance with the approved final design of the lots;

  viii)      the applicant shall obtain confirmation from the Development Services that the assignment of municipal numbering has been completed in accordance with the reference plan(s) to be deposited, should there be further division of property contemplated as a result of the approval of the reference plan prior to the reference plan being deposited in the land registry office;

  ix)        the applicant shall obtain approval from the Development Services of each reference plan to be registered prior to the reference plan being registered in the land registry office;

  x)         the applicant shall submit to the City, confirmation that an approved reference plan for final lot development has been deposited in the Land Registry Office;

  xi)        the applicant shall obtain clearance from the City Engineer that requirements iv), v) and vi) inclusive, outlined above, are satisfactorily completed, prior to any issuance of building permits by the Building Controls Division for lots being developed in any future reference plan;

  xii)       that on notice from the applicant that a reference plan has been registered on a Block, and that Part Lot Control be re-established by the repeal of the bylaw affecting the Lots/Block in question. (2021-D25)

  
  
  
  
  Motion Passed

2.10

Application - 3087 White Oak Road, Block 73 (H-9271)

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

  That, on the recommendation of the Director, Development Services, based on the application of Whiterock Village Inc., relating to the property located at 3112 Petty Road, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of 3112 Petty Road (formally known as 3087 White Oak Road) FROM a Holding Residential R6 Special Provision (h*h-71*h-100*h-161*h-227*R6-5(58)) Zone TO a Residential R6 Special Provision (R6-5(58))Zone to remove the h, h-71, h-100, h-161 and h-227 holding provisions. (2021-D29)

  
  
  
  
  Motion Passed

2.11

Application - 3493 Colonel Talbot Road – Silverleaf Subdivision Phase 2 – Special Provisions

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

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to entering into a Subdivision Agreement between The Corporation of the City of London and 2219008 Ontario Limited for the subdivision of land over Part of Lot 75, West of the North Branch of the Talbot Road (Geographic Township of Westminster), City of London, County of Middlesex, situated on the south side of Pack Road, west of Colonel Talbot Road, municipally known as 3493 Colonel Talbot Road.

  a)       the Special Provisions, to be contained in a Subdivision Agreement between The Corporation of the City of London and 2219008 Ontario Limited for the Silverleaf Subdivision, Phase 2 (39T-14504-2) appended to the staff report dated March 29, 2021 as Appendix “A”, BE APPROVED;

  b)       the Applicant BE ADVISED that Development Finance has summarized the claims and revenues appended to the staff report dated March 29, 2021 as Appendix “B”; and,

  c)       the Mayor and the City Clerk BE AUTHORIZED to execute this Agreement, any amending agreements and all documents required to fulfill its conditions.(2021-D12)

  
  
  
  
  Motion Passed

2.12

2021 Post-Development Environmental Impact Study Monitoring

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

  That, on the recommendation of the Managing Director, Development & Compliance Services and Chief Building Official, the staff report dated March 29, 2021 entitled "2021 Post-Development Environmental Impact Study Monitoring" BE RECEIVED for information. (2021-D12)

  
  
  
  
  Motion Passed

2.13

Building Division Monthly Report for January 2021

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

  That the Building Division Monthly Report for January 2021 BE RECEIVED for information. (2021-A23)

  
  
  
  
  Motion Passed

3.

Scheduled Items

3.1

Downtown Community Improvement Plan - Performance Measures and Indicators of Success (O-9286)

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

  That, on the recommendation of the Director, Planning and City Planner, the proposed by-law appended to the staff report dated March 29, 2021, as Appendix “A”, being “A by-law to amend the Downtown Community Improvement Plan (CIP) to add an Appendix that sets out performance measures and indicators of success for the CIP”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021;

  it being pointed out that the Planning and Environment Committee reviewed and received a communication dated March 25, 2021 from C. Butler, by email, with respect to this matter;

  it being noted that no individuals spoke at the public participation meeting associated with this matter;

  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). The PPS encourages the vitality and regeneration of settlement areas as critical to the long-term economic prosperity of communities, and, where possible, enhancing the vitality and viability of downtowns and mainstreets;
  ● the recommended amendment conforms with the Planning Act, as the loan and grant programs meet the requirements set out in Section 28 related to community improvement;
  ● the recommended amendment conforms to the in-force policies of The London Plan, including the Key Directions, Urban Regeneration, and Community Improvement; and,
  ● the recommended amendment conforms to the policies of Our Move Forward: London’s Downtown Plan and the Downtown Community Improvement Plan. (2021-D19)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• Moved by: A. Hopkins
  Seconded by: E. Holder

  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: A. Hopkins

  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)

3.2

Old East Village Community Improvement Plan - Performance Measures and Indicators of Success (O-9285)

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

  That, on the recommendation of the Director, Planning and City Planner, the proposed by-law, appended to the staff report dated March 29, 2021, as Appendix “A”, being “A by-law to amend the Old East Village Community Improvement Plan (CIP) to add an Appendix that sets out performance measures and indicators of success for the CIP”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021;

  it being pointed out that the Planning and Environment Committee reviewed and received a communication dated March 25, 2021 from C. Butler, by email, with respect to this matter;

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

  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). The PPS encourages the vitality and regeneration of settlement areas as critical to the long-term economic prosperity of communities, and, where possible, enhancing the vitality and viability of downtowns and mainstreets;
  ● the recommended amendment conforms with the Planning Act, as the loan and grant programs meet the requirements set out in Section 28 related to community improvement;
  ● the recommended amendment conforms to the in-force policies of The London Plan, including the Key Directions, Urban Regeneration, and Community Improvement; and,
  ● the recommended amendment conforms to the policies of the Old East Village Dundas Street Corridor Secondary Plan and the Old East Village Community Improvement Plan. The recommended amendment is consistent with the Provincial Policy Statement, 2020 (PPS). The PPS encourages the vitality and regeneration of settlement areas as critical to the long-term economic prosperity of communities, and,
  ● the recommended amendment conforms to the policies of the Old East Village Dundas Street Corridor Secondary Plan and the Old East Village Community Improvement Plan. (2021-D19)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• Moved by: S. Lewis
  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: 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)

3.3

Application - 1414 Dundas Street (Z-9276)

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

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of Humane Society London & Middlesex, relating to the property located at 1414 Dundas Street:

  a)       the request to amend Zoning-By-law No. Z.-1 to change the zoning of the subject property FROM a Commercial Recreation (CR) Zone and a Regional Facility (RF) Zone TO a Restricted Service Commercial (RSC2) Zone, BE REFUSED for the following reason:

  i)        the site layout depicting a surface parking lot between the proposed building and the treed allée, does not conform to the form and urban design policies found within the Council approved London Psychiatric Hospital Secondary Plan (LPHSP);

  b)       the proposed revised, attached by-law BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2020 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London (1989), the London Psychiatric Hospital Secondary Plan and The London Plan), to change the zoning of the subject property FROM a Commercial Recreation (CR) Zone and a Regional Facility (RF) Zone TO a Restricted Service Commercial Special Provision (RSC2(_)) Zone; it being noted that the revised by-law will provide for parking to be permitted between the treed allée and any building and the provision of a 10.0 metre wide landscaped buffer;

  it being noted that the following heritage mitigation measures and recommendations were raised during the application review process:

  i)         landscaping treatments be implemented for areas between the treed allée and the building to minimize impacts;

  ii)        further consideration to enhance the gateway function of the treed allée where it intersects with Dundas Street by the Humane Society London & Middlesex;

  iii)        vehicular access routes to the new Humane Society London & Middlesex facility should be sensitively planned to protect the treed allée; and,

  iv)        staging and construction activities should be planned to ensure protection of all trees which form the treed allée and appropriate tree preservation measures are in place to that the root systems are fully avoided within the tree protection area;

  it being pointed out that the Planning and Environment Committee reviewed and received a staff presentation with respect to this matter;

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

  c) pursuant to section 34(17) of the Planning Act, RSO, 1990, c.P. 13, the Municipal Council DETERMINES that no further public notice is to be given with respect to this application as the changes to the proposed by-law are minor in nature;

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

  ● the recommended amendment is consistent with the 2020 Provincial Policy Statement (PPS) which direct municipalities to ensure development provides healthy, liveable and safe communities, and encourages settlement areas to be the main focus of growth and development to provide for a range of uses and opportunities for intensification and redevelopment;
  ● the recommended amendment conforms to the in-force policies of the London Psychiatric Hospital Lands Secondary Plan that promotes the evolution of the area incorporating elements of sustainability, mixed-use development, heritage conservation, walkability and high quality urban design;
  ● the recommended amendment conforms to the in-force policies of The London Plan including but not limited to, Our City, Key Directions, and City Building, and will facilitate a built form that contributes to achieving a compact, mixed-use City;
  ● the recommended amendment conforms to the in-force policies of the 1989 Official Plan, including but not limited to the objectives of the London Psychiatric Hospital Lands Secondary Plan policies which encourages redevelopment in this specific Transit Oriented Corridor;
  ● the recommended amendment will facilitate an enhanced form of development in accordance with the London Psychiatric Hospital Lands Secondary Plan Urban Design policies;
  ● the recommended amendment is appropriate for the site and surrounding context and will assist with the revitalization of a portion of the London Psychiatric Hospital Lands; and,
  ● the recommended amendment to the Zoning By-law with special provisions will provide for an appropriate development of the site. (2021-D09)

  
  

  Yeas: (5)	S. Lewis, S. Hillier, S. Lehman, E. Holder, and P. Squire
  Nays: (1)	A. Hopkins

  
  
  
  Motion Passed (5 to 1)

  Additional Votes:

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

  That the matter of Application for 1414 Dundas Street BE REFERRED back to Civic Administration in order for additional discussion with respect to parking location and reduction and the landscaped buffer with the applicant.

  
  

  Yeas: (2)	P. Squire, and A. Hopkins
  Nays: (4)	S. Lewis, S. Hillier, S. Lehman, and E. Holder

  
  
  
  Motion Failed (2 to 4)
• Moved by: S. Lewis
  Seconded by: E. Holder

  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)

3.4

Application - 1870 Aldersbrook Gate 39CD-20514

• Moved by: E. Holder
  Seconded by: S. Lewis

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of LOCO Ventures (Aldersbrook) Ltd., relating to the property located at 1870 Aldersbrook Gate:

  a)       the Approval Authority BE ADVISED that no issues were raised at the public meeting with respect to the application for Draft Plan of Vacant Land Condominium relating to the property located at 1870 Aldersbrook Gate;

  it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participation meeting record made oral submissions regarding these matters. (2021-D07)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

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

  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: A. Hopkins

  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)

3.5

Application - 101 Meadowlily Road South 39CD-20502 (OZ-9192)

• That it BE NOTED that the Planning and Environment Committee was unable to reach a majority decision with respect to the application of 2690015 Ontario Inc., relating to the property located at 101 Meadowlily Road South, and pursuant to Section 19.3 of the Council Procedure By-law, the matter is hereby submitted to the Municipal Council for its disposition;

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

  ● a presentation from S. Shannon, Dillon Consulting;
  ● a communication dated March 16, 2021 from N.J. Small, by e-mail;
  ● a communication from Lorraine, by e-mail;
  ● a communication from S. Nichols, by e-mail;
  ● a communication from E. Sweitzer, by e-mail;
  ● a communication dated March 21, 2021 from G. Smith and S. High, 141 Meadowlily Road South;
  ● a communication dated March 14, 2021 from A. Swan, by e-mail;
  ● the staff presentation; and,

  ● a communication dated March 26, 2021 from D. Koscinski, Acting Executive Director, Thames Talbot Land Trust;

  it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participation meeting record made oral submissions regarding these matters. (2021-D08)

  
  
  
  
  

  Additional Votes:

  
  
• Moved by: E. Holder
  Seconded by: S. Hillier

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application of 2690015 Ontario Inc., relating to the property located at 101 Meadowlily Road South:

  a)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend the Official Plan to change the designation of the subject lands FROM an Urban Reserve Community Growth designation TO a Low Density Residential designation and Open Space designation;

  b)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend The London Plan to change the Place Type on a portion of the subject lands FROM a Neighbourhood Place Type TO a Green Space Place Type;

  it being noted that the amendments will come into full force and effect concurrently with Map 1 and Map 7 of The London Plan;

  c)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "C" BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2020 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 Holding Urban Reserve (h-2*UR1) Zone TO a Residential Special Provision R6 (R6-5(_)) Zone and Open Space (OS5) Zone;

  d)       the Approval Authority BE ADVISED that the following issues were raised at the public participation meeting with respect to the application for Draft Plan of Vacant Land Condominium relating to the property located at 101 Meadowlily Road South:

  i)         increased traffic on Meadowlily Road South and lack of street parking;

  ii)        design and spacing of the units;

  iii)       minimal buffering on the east and west side of the area facing Meadowlily Road South and Highbury Woods;

  e)        the Approval Authority BE ADVISED that the following issues were raised at the public participation meeting with respect to the Site Plan Approval application relating to the property located at 101 Meadowlily Road South:

  i)         lack of bird-friendly lighting approaches in the design;

  f)         the Civic Administration BE REQUESTED to include the HIA with any recommendation and continue to consult with the London Advisory Committee on Heritage (LACH) on future approvals for this matter and to consult with the LACH on HIA related matters.

  
  

  Yeas: (2)	E. Holder, and A. Hopkins
  Nays: (4)	S. Lewis, S. Hillier, S. Lehman, and P. Squire

  
  
  
  Motion Failed (2 to 4)
• Moved by: A. Hopkins
  Seconded by: S. Lewis

  That the following be added to the recommendation:

  f) the Civic Administration BE REQUESTED to include the HIA with any recommendation and continue to consult with the London Advisory Committee on Heritage (LACH) on future approvals for this matter and to consult with the LACH on HIA related matters.

  
  

  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: 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)

3.6

Application - 1153-1155 Dundas Street (O-9207 / Z-9198)

• 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 of Zelinka Priamo Ltd., relating to the property located at 1153-1155 Dundas Street:

  a)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "A", BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend the Official Plan to change the designation of the subject lands FROM a Light Industrial (LI) designation TO a Main Street Commercial Corridor (MSCC) designation; and,

  b)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix "B", BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the 1989 Official Plan as amended in part a) above), to change the zoning of the subject property FROM a Light Industrial 2 (LI2) Zone TO a Business District Commercial Special Provision (BDC(_)) Zone; and,

  c)       it being noted that Site Plan matters have been raised through the application review process for consideration by the Site Plan Approval Authority;

  it being pointed out that the Planning and Environment Committee reviewed and received a staff presentation with respect to this matter;

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

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

  ● the recommended amendment to Zoning By-law Z.-1 is consistent with the Provincial Policy Statement (PPS) which encourages the following: accommodating an appropriate range and mix of employment; promoting economic development and competitiveness; supporting long-term economic prosperity; promoting the vitality and regeneration of settlement areas; supporting and promoting active transportation, transit-supportive land uses; supporting energy conservation, improved air quality, reduced greenhouse gas emissions (GHGs) and climate change adaptation; supporting and promoting intensification and redevelopment to utilize existing services; and, conserving built heritage resources and cultural heritage landscapes;
  ● the recommended amendment to Zoning By-law Z.-1 conforms to the Main Street Commercial Corridor policies of the 1989 Official Plan;
  ● the recommended amendment to Zoning By-law Z.-1 conforms to the in-force policies of the Rapid Transit Corridor Place Type polices of The London Plan and implements Key Directions of the Plan;
  ● the adaptive re-use of the subject lands supports Council’s commitment to reducing and mitigating climate change by making efficient use of existing infrastructure, focusing intensification and growth in already-developed areas, and re-using/adapting an existing structure;
  ● the adaptive re-use of the existing building supports the conservation and enhancement of a listed heritage building in an area identified in Heritage Places 2.0 as having potential to be a Heritage District; and,
  ● the subject lands are an appropriate location for a mixed-use development. The recommended amendments are consistent with and appropriate for the site and context and will support with developing opportunities for cultural and economic activity both on the site and in the area and will provide a transit-supportive development. (2021-D08)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• Moved by: S. Lewis
  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: 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)

3.7

Temporary Outdoor Patio Expansion (Z-9300)

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

  That, on the recommendation of the Director, Planning and City Planner, based on the application by The Corporation of the City of London, relating to seasonal outdoor patios, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend the Zoning By-law Z.-1 to add regulations related to Seasonal Outdoor Patios;

  it being pointed out that the Planning and Environment Committee reviewed and received a communication dated March 23, 2021 from D. Szpakowski, CEO & General Manager, Hyde Park Business Improvement Association, with respect to this matter;

  it being noted that no individuals spoke at the public participation meeting associated with this matter; 

  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 vitality and regeneration of settlement areas as critical to the long-term economic prosperity of communities;
  ● the recommended amendment is consistent with the 1989 Official Plan, which encourages the management of land and resources to promote economic development; and,
  ● the recommended amendment is consistent with The London Plan, which encourages economic revitalization and enhancing the business attraction potential of urban main streets. (2021-D09)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• 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: 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)

3.8

Application - 1478 Westdel Bourne 39T-20503 (Z-9278)

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

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by Townline Orchard Property Ltd., relating to the lands located at 1478 Westdel Bourne:

  a)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject lands FROM an Urban Reserve UR3 Zone TO a Holding Residential R1 (h•R1-4) Zone; a Holding Residential R1 (h•R1-5) Zone; a Holding Residential R6 Special Provision / Residential R8 Special Provision (h•h-54•h-209•R6-5( )/R8-4( )) Zone; a Holding Residential R4 Special Provision / Residential R5 Special Provision / Residential R6 Special Provision / Residential R8 Special Provision (h•h-54•h-209•R4-6(11)/R5-7(9)/R6-5(61)/R8-3(5)) Zone; and an Open Space OS1 Zone;

  b)       the Approval Authority BE ADVISED that the following issues were raised at the public meeting with respect to the application for Draft Plan of Subdivision submitted by Townline Orchard Property Ltd. relating to the lands located at 1478 Westdel Bourne:

  i)        traffic control,

  ii)       noise and lighting concerns;

  c)       the Approval Authority BE ADVISED that Municipal Council supports issuing draft approval of the proposed plan of subdivision as submitted by Townline Orchard Property Ltd., prepared by Stantec (Project No. 161413921 Drawing No. 1), certified by Robert Wood O.L.S., dated October 13, 2020, as red-line revised, which shows a total of 39 low density residential single detached lots, 2 medium density residential blocks, 1 future development block, 1 park block, 1 road widening block, and 2 reserve blocks, served by 2 new streets being the extensions of Fountain Grass Drive and Upper West Avenue, SUBJECT TO the conditions contained in Appendix “B” appended to the staff report dated March 29, 2021;

  it being pointed out that the Planning and Environment Committee reviewed and received a communication dated March 25, 2021 from H. Froussios, Zelinka Priamo Ltd., with respect to this matter;

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

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

  ● the proposed draft plan of subdivision 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, and low-rise apartment buildings taking place within the City’s urban growth area and within an area for which a secondary plan has been approved to guide future community development. It also achieves objectives for promoting compact form, contributes to the neighbourhood mix of housing and densities that allow for the efficient use of land, infrastructure and public service facilities, supports the use of public transit, and increases community connectivity;
  ● the proposed draft plan of subdivision 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 of subdivision and zoning conforms to the policies of the (1989) Official Plan, including but not limited to the Low Density Residential, Multi-Family, Medium Density Residential, and Open Space designations;
  ● the proposed draft plan of subdivision and zoning conforms to the Riverbend South Secondary Plan, its vision and its principles of connecting the community (through a multi-use pathway, pedestrian connections and street network), providing a range of residential housing types and densities (from single detached dwellings to townhouses and low-rise apartment buildings), promoting healthy living and active transportation (neighbourhood park for passive recreation and a highly connected cycling and pedestrian network), and promoting environmental sustainability (diversity of uses, density and street pattern to facilitate viable public transit); and,
  ● the proposed draft plan of subdivision and zoning represents the third and final phase of the Riverbend South community. In terms of use, form and intensity the proposed subdivision plan is considered appropriate and consistent with the Council-approved plan for guiding community development. (2021-D09)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• 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. Lewis
  Seconded by: A. Hopkins

  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)

3.9

3080 Bostwick Road - 39T-18502 (Z-8931)

• Moved by: S. Lehman
  Seconded by: E. Holder

  That, on the recommendation of the Director, Development Services, the following actions be taken with respect to the application by 731675 Ontario Limited (York Developments Inc.), relating to the lands located at 3080 Bostwick Road:

  a)       the proposed by-law appended to the staff report dated March 29, 2021 as Appendix ‘A’, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 2021 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning of the subject lands FROM an Urban Reserve UR4 Zone and an Environmental Review ER Zone TO a Holding Residential R9 Bonus (h•h-100•h-221•h-222•R9-7•B-( )•H45) Zone; a Holding Residential R9 Bonus (h•h-100•h-221•h-222•R9-7•B-( )•H45) Zone; an Open Space OS2 Zone; an Open Space OS4 Zone; and an Urban Reserve UR Special Provision (UR4( )) Zone;

  the Bonus Zone applying to Block 2 in the proposed plan of subdivision shall be enabled through one or more agreements to facilitate the development of a 189 unit residential apartment building with a maximum height of 18 storeys, and sixteen (16) stacked townhouse dwelling units with a maximum height of 15 metres, and a maximum overall density of 205 units per hectare, which generally implements in principle the site concept and elevation plans appended to the staff report dated March 29, 2021 as Schedule “1” to the amending by-law, with further refinements to occur through the site plan approval process, in return for the following facilities, services and matters:

  i)       high quality architectural design (building/landscaping) including a common design theme applied to street boulevards. Design elements are to have regard for the Urban Design Guidelines prepared for 3080 Bostwick Road;

  ii)      underground parking to reduce surface parking requirements. Surface parking spaces are to be largely dedicated for visitor parking;

  iii)     large caliper boulevard tree planting with a minimum 100 mm caliper and a minimum distance of 10 m between tree planting for the extent of the site frontage for Bostwick Road and both sides of Street A as early as site construction allows;

  iv)     construction of one accessible electric vehicle charging station located on the Bostwick Community Centre lands or in a publically accessible location of Block 2;

  v)      construction of one transit shelter along the Bostwick Road frontage, or the commensurate financial equivalent for the feature;

  vi)     construction of ten (10) publicly accessible bicycle share facilities/spaces;

  the Bonus Zone applying to Block 6 in the proposed plan of subdivision shall be enabled through one or more agreements to facilitate the development of two (2) residential apartment buildings having a total of 387 dwelling units, with a maximum height of 17 storeys, and a maximum density of 320 units per hectare, which generally implements in principle the site concept and elevation plans attached as Schedule “2” to the amending by-law, with further refinements to occur through the site plan approval process, in return for the following facilities, services and matters:

  A)       Provision of Affordable Housing

  i)        the affordable housing shall consist of a total of thirty (30) rental apartment dwelling units, which shall include nineteen (19) one-bedroom units and eleven (11) two-bedroom units;

  ii)        rents shall be set at 85% of the CMHC Average Market Rent (AMR) for the London CMA at the time of occupancy;

  iii)       the period of affordability will be identified as being thirty (30) years from the point of initial occupancy;

  iv)       the Proponent shall enter into a Tenant Placement Agreement (TPA) with the City of London to align the nineteen (19) one-bedroom units and eleven (11) two-bedroom units with priority populations;

  v)        these conditions shall be secured through an agreement registered on title with associated compliance requirements and remedies;

  B)        high quality architectural design (building/landscaping) including a common design theme applied to street boulevards. Design elements are to have regard for the Urban Design Guidelines prepared for 3080 Bostwick Road. Underground parking to reduce surface parking requirements;

  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 submitted by Townline Orchard Property Ltd. relating to the lands located at 1478 Westdel Bourne;

  c)         the Approval Authority BE ADVISED that Municipal Council supports issuing draft approval of the proposed plan of subdivision relating to the lands located at 3080 Bostwick Road as submitted by 731675 Ontario Limited (York Developments Inc.), prepared by MHBC Planning (File No. 1094 ’B’ Drawing No. 1 of 1), certified by Terry Dietz O.L.S., dated July 25, 2018 and updated March 27, 2020, as red-line revised, which shows 2 multi-residential development blocks, 1 park block, 1 open space block, 1 walkway block, 5 road widening blocks, and 1 reserve block, served by 3 new streets; SUBJECT TO the conditions contained in Appendix “B” appended to the staff report dated March 29, 2021;

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

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

  ● the proposed draft plan of subdivision 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 taking place within the City’s urban growth area and within an area for which a secondary plan has been approved to guide future community development. It also achieves objectives for promoting compact form, contributes to the neighbourhood mix of housing and densities that allow for the efficient use of land, infrastructure and public service facilities, supports the use of public transit, and increases community connectivity;
  ● the proposed draft plan of subdivision 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 of subdivision and zoning conforms to the policies of the (1989) Official Plan, including but not limited to the Multi-Family, High Density Residential and Open Space designations;
  ● the proposed draft plan of subdivision and zoning conforms to the Southwest Area Secondary Plan, and the intent, purpose and function for high intensity, transit oriented forms of development within the Bostwick Residential Neighbourhood; and,
  ● the provision of facilities and matters in consideration of the proposed height and density bonus are considered reasonable, result in a benefit to the general public and/or an enhancement of the design of the development, and are considered warranted. The height and density bonuses received will not result in a scale of development that is incompatible with adjacent uses or exceeds the capacity of available municipal services. (2021-D09)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• Moved by: E. Holder
  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)

3.10

611-615 Third Street (Z-9268)

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

  That, on the recommendation of the Director, Development Services, based on the application by Prince Antony, relating to the property located at 611-615 Third Street, the proposed by-law appended to the staff report dated March 29, 2021 as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on April 13, 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 Neighbourhood Facility (NF) Zone TO a Residential R8 Special Provision Bonus (R8-4(_)*B-_) Zone;

  the Bonus Zone shall be enabled through one or more agreements to facilitate the development of a high quality residential apartment building, with a maximum height of 4-storeys, 20 dwelling units and a maximum density of 96 units per hectare, which substantively implements the Site Plan and Elevations appended to the staff report dated March 29, 2021 as Schedule “1” to the amending by-law in return for the following facilities, services and matters:

  i)        Provision of Affordable Housing

  The affordable housing shall consist of:

  i)        a total of three (3), three-bedroom units and one (1), one-bedroom unit, including one (1) accessible three-bedroom unit and one (1) accessible one-bedroom unit;

  ii)       rents for the three (3), three-bedroom units and one (1), one bedroom unit be set at 80% of the CMHC Average Market Rent (AMR) for the London CMA at the time of occupancy;

  iii)      that the period of affordability be identified as being thirty (30) years from the point of initial occupancy; and,

  iv)      that the Proponent enter into a Tenant Placement Agreement (TPA) with the City of London to align the three (3), three-bedroom units and one (1), one-bedroom unit with priority populations;

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

  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 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 in-force policies of The London Plan, including but not limited to the Key Directions;
  ● the recommended amendment conforms to the in-force policies of the 1989 Official Plan, including but not limited to the Multi-Family, Medium Density Residential designation and Near-Campus Neighbourhoods; and,
  ● the recommended amendment facilitates the development of a site within the Built-Area Boundary with an appropriate form of infill development. (2021-D09)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

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

  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)

3.11

Masonville Draft Secondary Plan (O-8991)

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

  That, on the recommendation of the Director, City Planning and City Planner, the draft Masonville Secondary Plan, appended to the staff report dated March 29, 2021 as Appendix “A”, BE RECEIVED for information; it being noted that the draft Masonville Secondary Plan will serve as the basis for further consultation with the community and stakeholders, and that the feedback received through this consultation process and the outcomes of supporting studies will result in a revised Masonville Secondary Plan and implementing Official Plan Amendment that will be considered at a future public participation meeting of the Planning and Environment Committee;

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

  ● a communication dated March 23, 2021 from R. MacFarlane, Zelinka Priamo Ltd., on behalf of Rock Developments;
  ● a communication dated March 24, 2021 from R. MacFarlane, Zelinka Priamo Ltd., on behalf of Choice Properties; and,
  ● the staff presentation;

  it being pointed out that at the public participation meeting associated with these matters, the individuals indicated on the attached public participation meeting record made oral submissions regarding these matters. (2021-D08)

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

  Additional Votes:

  
  
• Moved by: S. Lewis
  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. Hillier

  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)

4.

Items for Direction

4.1

3rd Report of the London Advisory Committee on Heritage

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

  That, the following actions be taken with respect to the 3rd Report of the London Advisory Committee on Heritage, from its meeting held on March 10, 2021:

  a)       the following actions be taken with respect to the 101 Meadowlily Road South Working Group Report, from its meeting held on February 23, 2021 related to the Revised Notice of Application, dated December 17, 2020, from M. Corby, Senior Planner, with respect to a Draft Plan of Vacant Land Condominium, Official Plan and Zoning By-law Amendments related to the property located at 101 Meadowlily Road South:

  i)        the Heritage Impact Assessment (HIA), dated December 13, 2019, from T. Dingman BE RECEIVED and the recommendations, contained therein, BE ACCEPTED;

  ii)       the revised Conceptual Development Plan, dated November 11, 2020, from Dillon Consulting, as appended to the London Advisory Committee on Heritage Report, BE RECEIVED and the revisions made in keeping with the mitigation measures in the HIA BE SUPPORTED as follows:

  · removal of all direct access from Meadowlily Road from the townhouse blocks;
  · a minimum of 6 metre setbacks from the road widening, together with internal block in front of townhouse blocks, on the west side of Meadowlily Road; and,
  · a maximum building height of 2.5 metres;

  iii)       the following matters BE REFERRED to the Civic Administration for further review during the Site Plan Approval process:

  · a Landscape Plan for a naturalized buffer to be located on the proposed block within the condominium plan on the west side of Meadowlily Road;
  · entrance feature design and location; and,
  · fencing, walls and stormwater facilities, if any, along the west side of Meadowlily Road;

  iv)       the developer BE ENCOURAGED to revisit the townhouse block elevation for the units facing Meadowlily Road in order to achieve a design more harmonious with the rural setting as recommended by the HIA; it being noted that this appears to have been achieved by the conceptual elevation facing Meadowlily Road for the single units (units 1 and 36);

  v)        the above-noted Working Group Report BE FORWARDED to M. Corby, Senior Planner; and,

  vi)       the Civic Administration BE REQUESTED to include the London Advisory Committee on Heritage (LACH) on future approvals for this matter and to consult with the LACH on HIA related matters.

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

4.2

2nd Report of the Environmental and Ecological Planning Advisory Committee

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

  That, the following actions be taken with respect to the 2nd Report of the Environmental and Ecological Planning Advisory Committee, from its meeting held on March 18, 2021:

  a)       the 14 Gideon Drive and 2012 Oxford Street West Working Group comments, appended to the Environmental and Ecological Planning Advisory Committee Agenda, BE FORWARDED to the Civic Administration for consideration;

  b)       the Victoria on the River, Phase 6 (1934 Commissioners Road East) Working Group comments, appended to the Environmental and Ecological Planning Advisory Committee Agenda, BE FORWARDED to the Civic Administration for consideration;

  c)       the 435-451 Ridout Street Working Group comments, appended to the Environmental and Ecological Planning Advisory Committee Agenda, BE FORWARDED to the Civic Administration for consideration;

  d)       the following actions be taken with respect to the Kelly Stanton Environmentally Significant Area Ecological Restoration Plan Working Group comments:

  i)        the Civic Administration BE ADVISED that the Environmental and Ecological Planning Advisory Committee (EEPAC) commends both the City of London and the report authors for their liaising with and involvement of local naturalists in the initial field work and community groups as part of follow-up plans; and,

  ii)        the Working Group comments, appended to the Environmental and Ecological Planning Advisory Committee Agenda, BE FORWARDED to the Civic Administration for consideration;

  e)        a Working Group BE ESTABLISHED consisting of R. Trudeau (lead), L. Banks and S. Levin, with respect to the properties located at 3095 and 3105 Bostwick Road; it being noted that the Environmental and Ecological Planning Advisory Committee reviewed and received a Notice of Draft Plan of Subdivision Official Plan and Zoning By-law Amendment dated March 10, 2021 from M. Corby, Senior Planner and the associated Environmental Impact Study;

  f)         the Civic Administration BE ADVISED that the Environmental and Ecological Planning Advisory Committee is supportive of the revised, Medway Valley Conservation Master Plan Phase 2 mapping, as appended to the EEPAC Report; and,

  g)        clauses 1.1, 2.1, 3.1 to 3.3, inclusive, 4.4, 5.2 and 5.5, BE RECEIVED for information.

  
  

  Yeas: (6)

  S. Lewis, S. Hillier, S. Lehman, E. Holder, P. Squire, and A. Hopkins

  
  
  
  Motion Passed (6 to 0)

5.

Deferred Matters/Additional Business

None.

6.

Adjournment

The meeting adjourned at 9:49 PM.