12TH REPORT OF THE
Planning
and Environment Committee
meeting held on June
20, 2016, commencing at 4:03 PM, in the Council Chambers, Second Floor, London
City Hall.
PRESENT: Councillor P. Squire (Chair) and
Councillors J. Helmer, P. Hubert, T. Park and S. Turner and H. Lysynski
(Secretary).
ALSO PRESENT: Councillors B.
Armstrong, A. Hopkins and M. van Holst; G. Barrett, J.M. Fleming, K. Gonyou, T.
Grawey, P. Kokkoros, G. Kotsifas, I. Listar, J. MacKay, A. MacLean, A.
Macpherson, D. MacRae, L. Maitland, L. McDougall, L. Mottram, N. Pasato, L.
Pompilii, J. Ramsay, A. Riley, C. Saunders, C. Smith, S. Spring, M. Tomazincic,
B. Turcotte, A-B. Watson, S. Wilson and J. Yanchula.
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That it BE NOTED that no pecuniary
interests were disclosed.
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That the following
actions be taken with respect to the 7th Report of the Advisory Committee on
the Environment from its meeting held on June 1, 2016:
a) Joan
Brady, Sustainable Futures Consulting, and the Agricultural Advisory Committee
Members BE INVITED to a future meeting of the Advisory Committee on the
Environment to discuss the impacts of pesticides on pollinators; it being noted
that the Science Policy Forum on Impacts of and Alternatives to Systematic
Pesticides notes provided by D. Szoller, were received;
b) D.
Szoller BE REQUESTED to provide the Director, Environment Fleet and Solid
Waste, with copies of the Pollinator brochure to include with materials being
provided during festivals and events;
c) the
Civic Administration BE REQUESTED to provide the following with respect to the
Thames River Monitoring to the Advisory Committee on the Environment:
i) a
synopsis of the monitoring and tracking that the City implements in order to
offset spills into the Thames River;
ii) the most
recent report to review; and,
iii) any
reports, when they are provided to the Civic Works Committee; and,
d) clauses 1 to 8, 10 to 13, 16 to
19, BE RECEIVED.
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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That the 6th Report of the Trees and
Forests Advisory Committee from its meeting held on June 1, 2016, BE
RECEIVED.
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Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
That the following
actions be taken with respect to the 7th Report of the Environmental and
Ecological Planning Advisory Committee from its meeting held on June 16, 2016:
a) the
Working Group comments appended to the 7th Report of the Environmental and
Ecological Planning Advisory Committee from its meeting held on June 16, 2016,
related to the Richardson Farms Environmental Impact Study BE FORWARDED to the
Civic Administration for consideration;
b) N.
St. Amour BE APPOINTED as the Environmental and Ecological Planning Advisory
Committee representative to the Trees and Forests Advisory Committee for the
term ending November 30, 2019; and,
c) clauses 1 to 6, 8, 10 and 11, BE
RECEIVED.
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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5.
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Trail Planning in Environmentally
Significant Areas – 2016 Update
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That, the following
actions be taken with respect to the update to the Planning and Design
Standards for Trails in Environmentally Significant Areas:
a) the
Guidelines for Management Zones and Trails in Environmentally Significant
Areas, 2016, endorsed by the Trails Focus Group and appended to the staff
report dated June 20, 2016 as Appendix “A” BE APPROVED as a planning and design
tool for use in the development of trail master plans, and/or Conservation
Master Plans for Environmentally Significant Areas”;
b) the
Trail Standards Review for Conformance to Provincial and Federal Standards,
2016 report appended to the staff report dated June 20, 2016 as Appendix “B”,
BE RECEIVED;
c) Table 2 BE
AMENDED to include the following wording as Footnote 2:
“The Standard allows
the City to provide a narrower path on the trail sections where the
environmental, historical or cultural value would be adversely affected as
outlined in the Integrated Accessibility Standards Regulation of the
Accessibility for Ontarians with Disabilities Act;”;
d) the
Trails Focus Group BE INVITED to attend a future meeting of the Planning and
Environment Committee, when the first trail master plan and/or Conservation
Master Plan for Environmentally Significant Areas is being presented to provide
feedback on the application of the “Guidelines for Management Zones and Trails
in Environmentally Significant Areas” utilized to develop the above-noted Plan(s);
e) a
member of the London Accessibility Advisory Committee BE INCLUDED as a member
of the Local Advisory Committee for Phase 2 of the Conversation Master Plans
and the Trails Focus Group; and,
f) the
members of the Trails Focus Group BE THANKED for their participation in the
review process and for providing comments on the updated Trail Guideline
document;
it being noted that
the Planning and Environment Committee reviewed and received a communication
from D. Wake, 597 Kildare Road, with respect to this matter. (2016-E20)
That, on the
recommendation of the Managing Director, Planning and City Planner, with the
advice of the Heritage Planner, the following actions be taken with respect to
the property located at 142 Kent Street:
a) the
request to repeal designating By-law No. L.S.P.-2984-126 for the property
located at 142 Kent Street BE REFUSED; and,
b) notice
of this decision BE GIVEN to the property owner and to the Ontario Heritage
Trust. (2016-R01)
Motion
Passed
YEAS: P. Squire, J.
Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Managing
Director, Planning and City Planner, the proposed by-law appended to the revised
staff report dated June 20, 2016 to amend By-law No. L.S.P.-3389-65 for the
Mathers Cemetery BE INTRODUCED at the Municipal Council meeting to be held on
June 23, 2016, to correct the municipal address from 3557 Colonel Talbot Road
to 3551 Colonel Talbot Road; it being noted that this matter has been
considered by the London Advisory Committee on Heritage. (2016-S09)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Managing
Director, Planning and City Planner, the proposed by-law appended to the
staff report dated June 20, 2016, to designate 335 Thames Street, (King
Street Bridge), to be of cultural heritage value or interest BE INTRODUCED at
the Municipal Council meeting to be held on June 23, 2016; it being noted
that this matter has been considered by the London Advisory Committee on
Heritage and public notice has been completed with respect to the designation
in compliance with the requirements of the Ontario Heritage Act.
(2016-R01)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Managing
Director, Planning and City Planner, the proposed by-law appended to the
staff report dated June 20, 2016, to designate the property located at 864-872
Dundas Street, to be of cultural heritage value or interest BE INTRODUCED at
the Municipal Council meeting to be held on June 23, 2016; it being noted
that this matter has been considered by the London Advisory Committee on
Heritage and public notice has been completed with respect to the designation
in compliance with the requirements of the Ontario Heritage Act.
(2016-R01)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
That, on the
recommendation of the Senior Planner, Development Services, the following
actions be taken with respect to entering into a subdivision agreement between
The Corporation of the City of London and 700531 Ontario Limited, for the
subdivision of land over Part of Lot 9, Concession 5, (Geographic Township of
London), City of London, County of Middlesex, situated on the north side of
Fanshawe Park Road East, west of Highbury Avenue North, municipally known as
1300 Fanshawe Park Road East:
a) the
Special Provisions to be contained in a Subdivision Agreement between The
Corporation of the City of London and 700531 Ontario Limited, for the Stoney
Creek South Subdivision (39T-04512), appended to the staff report dated June
20, 2016, as Schedule “A” BE APPROVED;
b) the
applicant BE ADVISED that the Director, Development Finance has summarized the
claims and revenues appended to the staff report dated June 20, 2016, as
Schedule “B”;
c) the
financing for this project BE APPROVED as set out in the Source of Financing
Report appended to the staff report dated June 20, 2016, as Schedule “C”; and
d) the
Mayor and the City Clerk BE AUTHORIZED to execute this Agreement, any amending
agreements and all documents required to fulfill its conditions. (2016-D12)
Motion
Passed
YEAS: P. Squire, J.
Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Manager,
Development Services and Planning Liaison, based on the application of
Sunningdale Developments Inc., relating to the property located at 2253
Richmond Street, the proposed by-law appended to the staff report dated June
20, 2016, BE INTRODUCED at the Municipal Council meeting to be held on June
23, 2016 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 Residential
R1 (h*h-100*R1-5) Zone and a Holding Residential R1 (h*h-100*h-114* R1-5)
Zone TO a Residential R1 (R1-5) Zone and a Holding Residential R1
(h-114*R1-5) Zone to remove the holding h and h-100 provisions. (2016-D09)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
That, on
the recommendation of the Senior Planner, Development Services, the following
actions be taken
with respect to the application by Auburn Developments Inc., to exempt lands
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 June 20, 2016 BE INTRODUCED at a future meeting of the Municipal Council
to exempt Part Block 141 in Registered Plan 33M-580 from the Part Lot Control
provisions of subsection 50(5) of the Planning Act, for a period not to
exceed three (3) years; it being pointed out that these lands are subject to a
registered subdivision agreement and are zoned Residential R2/R4 (R2-2/R4-3) in
Zoning By-law No. Z.-1, which permits single detached dwellings with a minimum
lot frontage of 9.0 m and minimum lot area of 360m2;
b) the following conditions of approval BE REQUIRED
to be completed prior to the passage of a Part Lot Control Bylaw for Part Block
141 in Plan 33M-580
as noted in clause a) above:
i)
the
submission by the applicant of a draft reference plan to the Building Division
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;
ii)
prior
to the reference plan being deposited in the Land Registry Office, the submission
by the applicant to Development Services for review, a draft reference plan
showing that the proposed part lots are consistent with the subdivision
servicing, site servicing, site plan, development agreement, subdivision
agreement and conditions to the approval of this application;
iii)
the
submission by the applicant to Development Services, a digital copy, together
with a hard copy, of each reference plan to be deposited; it being noted that
the digital file shall be formatted 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
submission by the applicant of 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 shall obtain confirmation from 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;
vi)
the
applicant shall submit to Development Services confirmation that an approved
reference plan for final lot development has been deposited in the Land
Registry Office; and,
vii)
the
subdivider be required to revise subdivision servicing drawings and enter into
an amending subdivision agreement with the City, if necessary;
c) the applicant BE ADVISED that the cost of
registration of the by-law noted in a) above, is to be borne by the applicant
in accordance with City of London policy. (2016-D09/D25)
Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Senior
Planner, Development Services, based on the application of Barry Wade,
relating to the property located at 1490 Highbury Avenue North, the proposed
by-law appended to the staff report dated June 20, 2016, BE INTRODUCED at the
Municipal Council meeting to be held on June 23, 2016 to amend Zoning By-law
Z.-1, (in conformity with the Official Plan), to change the zoning FROM a Holding
Restricted Office Special Provision (h*h-18*RO2(20)) Zone TO a Restricted
Office Special Provision (RO2(20)) Zone to remove the “h” and “h-18” holding
provision. (2016-D09)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
That, on the
recommendation of the Managing Director, Corporate Services and City Treasurer,
Chief Financial Officer, the following actions be taken with respect to the
site plan agreement between The Corporation of the City of London and Carvest
Properties Ltd., for the construction of works external to 1030 Coronation
Drive:
a) the
applicant BE ADVISED that the Director, Development Finance has summarized the
claims and revenues appended to the staff report dated June 20, 2016 as
Appendix “A”; and,
b) the
financing for this project BE APPROVED as set out in the Source of Financing
Report appended to the staff report dated June 20, 2016 as Appendix “B”.
(2016-D11)
Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Senior
Planner, Development Planning, based on the application of 1822094 Ontario
Inc., relating to land located at 7186 Isaac Drive, the proposed by-law
appended to the staff report dated June 20, 2016, BE INTRODUCED at the
Municipal Council meeting to be held on June 23, 2016 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 Residential R6 (h. h-5 R6-1 D10) Zone TO a
Residential R6 (R6-1 D10) Zone to remove the “h.” and “h-5” holding
provisions. (2016-D09)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the recommendation of the Manager,
Development Services and Planning Liaison, the Civic Administration BE
DIRECTED to initiate a review of Zoning By-law Z.-1 to consider possible
amendments to those portions of the Zoning By-law outlined in the staff
report dated June 20, 2016 for consideration at a future public participation
meeting of the Planning and Environment Committee. (2016-D14)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That the Building Division Monthly Report
for April 2016 BE RECEIVED. (2016-A23)
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Motion Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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The following actions be taken with respect
to the 7th Report of the London Advisory Committee on Heritage from its
meeting held on June 8, 2016:
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a) the
following actions be taken with respect to 240 Waterloo Street:
i) the
Civic Administration BE ADVISED that the London Advisory Committee on Heritage
(LACH) supports the Heritage Impact Statement for the London Roundhouse, Phase
2, located at 240 Waterloo Street, prepared by Kirkness Consulting; and,
ii) the
Civic Administration BE REQUESTED to strongly encourage the property owners to
designate the above-noted property as a heritage site;
it being noted that
the LACH heard a verbal delegation from L. Kirkness, Kirkness Consulting, with
respect to this matter;
b) on the recommendation of the Managing Director,
Planning and City Planner, with the advice of the Heritage Planner, the Chief
Building Official BE ADVISED that the Municipal Council consents to the demolition
of the building located at 175/179/181 King Street in the Downtown London
Heritage Conservation District under Section 42 (1) of the Ontario Heritage
Act, subject to the following conditions:
i) prior to any demolition, measured drawings of the
exterior and photo documentation of the exterior and interior of the existing
structure at 175/179/181 King Street be provided by the applicant and submitted
to Planning Services;
ii) prior to any demolition activity,
a conservation plan satisfactory to the Chief Building Official be provided by
the applicant to ensure the protection and structural viability of the building
located at 183 King Street; and,
iii) the applicant be required to post
a bond or provide a certificate of insurance as a guarantee that the structure
at 183 King is protected during the demolition process of the building at 175/179/181
King Street;
c) on
the recommendation of the Managing
Director, Planning and City Planner, with the advice of the Heritage
Planner, the following actions be taken with respect to a request for the
demolition of a heritage listed property located at 5221 Cook Road:
i) the
Chief Building Official BE ADVISED that Municipal Council consents to the
demolition of this property; and,
ii) the
property located at 5221 Cook Road BE REMOVED from the Inventory of Heritage
Resources (Register);
d) on
the recommendation of the Managing Director, Planning and City Planner, with
the advice of the Heritage Planner, the request to repeal designating By-law
No. L.S.P.-2984-126 for 142 Kent Street BE REFUSED and that notice of this
decision be given to the property owner and to the Ontario Heritage Trust; it
being noted that the London Advisory Committee on Heritage (LACH) received a
communication dated June 7, 2016, from J. Horn, Solicitor, representing the
property owner; and,
e) clauses
1, 3 to 10, and 14 to 23 BE RECEIVED.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That,
on the recommendation of the Manager, Development Services and Planning
Liaison, the following actions be taken with respect to the site plan approval
application of Southside Group, for a one-storey apartment building to be
located at 193 Clarke Road:
a)
the
Approval Authority BE ADVISED that issues with respect to drainage were raised
at the public meeting with respect to the application for Site Plan Approval to
permit a one-storey, 14-unit apartment building for adults with Autism Spectrum
Disorder at 193 Clarke Road; and,
b)
the
Approval Authority BE ADVISED that the Municipal Council supports the Site Plan
Application for a one-storey, 14-unit apartment building for adults with
Autism Spectrum Disorder at 193 Clarke Road;
it
being pointed out that at the public participation meeting associated with this
matter, the individual indicated on the attached public participation
meeting record made an oral submission regarding this matter. (SPA16-001)
Voting
Record:
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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Motion
to open the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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Motion
to close the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on
the recommendation of the Manager, Development Services and Planning Liaison,
the following actions be taken with respect to the site plan approval application
of Romlex International Ltd., for conversion of an existing church building to a
nine unit residential building at the properties located at 1057, 1059 and 1061
Richmond Street:
a) the
Approval Authority BE ADVISED issues with respect to construction traffic, vehicular
access to the laneway and landscape open space were raised at the public participation
meeting with respect to the application for Site Plan Approval to permit the
conversion of an existing church building to a nine unit residential building
at the properties located at 1057, 1059 and 1061 Richmond Street; and,
b) the
Approval Authority BE ADVISED that the Municipal Council supports the Site Plan
Application to
permit the conversion of an existing church building to a nine unit residential
building at the properties located at 1057, 1059 and 1061 Richmond Street;
it being
pointed out that at the public participation meeting associated with this
matter, the individuals indicated on the attached public participation
meeting record made oral submissions regarding this matter. (SPA16-001)
Voting
record:
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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Motion
to open the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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Motion
to close the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the
recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application by the City of
London, with respect to the Blackfriars/Petersville Area:
a) the
proposed by-law appended to the staff report dated June 20, 2016 as Appendix
"A", relating to the Blackfriars/Petersville Area BE INTRODUCED at
the Municipal Council meeting to be held on June 23, 2016 to amend Zoning
By-law No. Z.-1, (in conformity with the Official Plan), to change the zoning
of the subject property FROM a Residential Special Provision R2-2(17) Zone, TO
a Residential Special Provision R2-2(_) Zone. (2016-D09); and,
b) the
Civic Administration BE DIRECTED to initiate a Zoning By-law Amendment process
to exempt the property located at 25 Gower Street from the zoning by-law
restrictions implemented by a) above;
it being
pointed out that at the public participation meeting associated with this
matter, the individual indicated on the attached public participation
meeting record made an oral submission regarding this matter. (2016-D09)
Voting Record:
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park (4)
NAYS: S. Turner (1)
Motion to open the public
participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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Motion
to close the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, based on the recommendation of the
Managing Director, Planning and City Planner, with respect to the application
by 761030 Ontario Ltd, relating to the property located at 4680 Wellington
Road South, the proposed by-law appended to the staff report dated June 20,
2016 as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be
held on June 23, 2016, to amend Zoning By-law Z.-1, (in conformity with the
Official Plan), to change the zoning on a portion of the subject lands FROM
an Urban Reserve (UR6) Zone TO an Urban Reserve/Temporary Use (UR6/T-__) Zone;
it being pointed
out that no individuals spoke at the public participation meeting associated
with this matter.
(2016-D09)
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Voting Record:
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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Motion
to open the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on the
recommendation of the Managing Director, Planning and City Planner, with the
advice of the Heritage Planner, the following actions be taken with respect to
the request for the demolition of a heritage listed property located at 5221
Cook Road:
a) the
staff report dated June 20, 2016 regarding the above-noted matter BE RECEIVED;
b) the
Chief Building Official BE ADVISED that Municipal Council consents to the
demolition of this property; and,
c) 5221
Cook Road BE REMOVED from the Inventory of Heritage Resources (Register);
it being
pointed out that no individuals spoke at the public participation meeting
associated with this matter. (2016-P10D/R01)
Voting Record:
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
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Motion
to open the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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|
Motion
to close the public participation meeting.
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Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
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That, on
the recommendation of the Managing Director, Planning and City Planner, the
following actions be taken with respect to the application of 1016790 Ontario
Ltd., relating to the property located at 455 Clarence Street:
a)
the
proposed by-law appended to the staff report dated June 20, 2016 as Appendix
"A" BE INTRODUCED at the Municipal Council meeting on June 23, 2016
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 Downtown Area (h-3*DA1*D350) Zone
and a Holding Downtown Area (h-3*DA2*D350) Zone, TO a Downtown Area Bonus
(DA1*D350*B(_)) Zone; it being noted that the Bonus Zone shall be implemented
through a development agreement to provide for increased height up to 105
metres, and an increased density up to 1180 units per hectare in return for the
provision of the following services, facilities and matters which are described
in greater detail in the proposed by-law:
i) a
podium design which is sensitive to, and responds to, the surrounding heritage
features and implements the design criteria of the Downtown Heritage
Conservation District;
ii) a
high quality of building design, including the following design elements:
A)
Podium
I) use
of stone veneer and granite, similar to the materials used on the historic
office building across the street;
II)
generous
double height transparent windows at the base of the podium along Clarence
Street in order to activate the street frontage;
III)
projecting
glass canopy along the length of the podium, along the Clarence Street
frontage, in order to provide weather protection to pedestrians;
IV)
large
bay windows with transparent glass above the main floor to help soften and
break up the stone veneer walls while providing light into the parking garage
and animating the upper levels of the podium;
B)
Mid-Block
Connection
I) a
covered pedestrian alley, along the south property line, with active
storefronts in order to implement the “laneways connection” transformational
project found in Our Move Forward: London’s Downtown Plan;
C)
Tower
I)
a
point tower form with the massing of the building mitigated by a high
proportion of glass materials and a relatively low proportion of panels or
similar materials;
II)
a
variation of material colours in order to add interest and break up blank wall
sections;
III) continuous
window wall within groupings of vertical window sections accented by a colour
and projecting (roughly 1ft) in order to provide a unique architectural element
to the building and break up the large flat portion of wall on the Clarence
Street façade;
III)
a
visually interesting building cap that will contribute positively to the
Downtown London skyline;
D)
Streetscape
I) high
quality design and landscaping, within the City Boulevard as required to
achieve the goals of the Downtown Master Plan;
E)
Public
Art
I)
the
provision of public art, to be administered in accordance with the City of
London Are Policy in the amount of 1% of construction value up to $250,000;
b) pursuant
to Section 34(17) of the Planning Act, as determined by Municipal
Council, no further notice BE GIVEN in respect of the proposed by-law as
the change in building height is minor in nature; and, the change in building
height maintains the same form of development that had been publicly vetted
during the public participation process; and
c) the
Site Plan Approval Authority BE REQUESTED to consider the following design
elements through the site plan approval process:
i) ensure
landscaping
and design feature enhancements are provided within the City Boulevard through
a design concept plan to be reviewed by Urban Design Staff through the site
plan process; and,
ii) create
a tree-lined connection through high quality landscaping and design creating an
enhanced pedestrian experience along the “Clarence Street Connector” as
outlined in the Downtown Master Plan;
it being pointed out
that at the public participation meeting associated with this matter, the
individual indicated on the attached public participation meeting record
made an oral submission regarding this matter. (2016-D09)
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
That, on
the recommendation of the Senior Planner, Development Services, the following
actions be taken with respect to the application of Thames Village Joint
Venture Corporation, relating to the lands located at 1691 Hamilton Road:
a) the
Approval Authority BE ADVISED that no issues were raised at the public meeting
with respect to the application for draft plan of subdivision by Thames Village
Joint Venture Corporation, relating to lands located at 1691 Hamilton Road;
b) the
Approval Authority BE ADVISED that Municipal Council supports issuing draft
approval of the proposed plan of subdivision as submitted by Thames
Village Joint Venture Corporation, prepared by Archibald, Gray &
McKay and certified by Bruce Baker, Ontario Land Surveyor dated March 23, 2016
(Project No. OVE WEST DPS), as red-lined revised, which shows 73 single
detached lots, two (2) open space blocks, one (1) temporary road block, two (2)
abutting land owner blocks, two (2) future road allowance blocks, five (5)
reserve blocks, served by one (1) collector road and four (4) local streets, SUBJECT TO the
conditions appended to the staff report dated June 20, 2016 as Appendix “C” being
met, and the adopted Official Plan amendment coming into effect;
c) the proposed by-law appended to the staff report dated
June 20, 2016 as Appendix “A” BE INTRODUCED at the Municipal Council meeting to
be held on June 23, 2016 to amend the Official Plan for a portion of the lands
located at 1691 Hamilton Road to remove the “Aggregate Resource Area”
delineation on Schedule ‘B-2’ – Natural Resources and Natural Hazards;
d) the
proposed by-law appended as Appendix “B” to the staff report dated June 20,
2016 BE
INTRODUCED at the Municipal Council meeting to be held on June 23, 2016 to
amend
Zoning By-law No. Z.-1, (in conformity with the Official Plan, as amended in
Part ‘C’ above), to change the zoning of the subject lands FROM an Urban Reserve
Special Provision (UR4(6)) Zone TO a holding Residential R1
Special Provision (h•R1-3( )) Zone, to
permit single detached dwellings, with a special provision for a maximum lot
coverage of 45% for one (1) storey single detached dwellings, and minimum front
and exterior yard depth for main dwelling of 4.5 metres to a primary collector
road, and 6.0 metres for garages; an Open Space Special Provision (OS1(3))
Zone; a holding Open Space (h-2•OS4)
Zone; and an Urban Reserve Special Provision (UR4( )) Zone with a special
provision for minimum lot area of 190 square metres and no minimum lot frontage
requirement;
together with a holding (h) provision to ensure adequate provision of municipal
services and that a subdivision agreement or development agreement is entered
into; and to amend Section 4.21 Road Allowance Requirements - Specific Roads to
By-law No. Z.-1, by adding Street ‘C’ from the west limit of the plan to the
east limit as a Primary Collector Road;
e) the
request to
amend Zoning By-law No. Z.-1 to change the zoning of the subject lands FROM
an Urban
Reserve (UR4(6)) Zone TO a Residential R1 Special Provision (R1-3( ))
Zone, which would include a special provision for a minimum exterior side yard
depth of 2.5 metres BE REFUSED for the following reason:
i) the
requested special provision is not necessary as the Zoning By-law already
provides for a reduced exterior side yard in certain situations. This
provision applies to corner lots having rear yards abutting another rear yard,
in accordance with Section 4.29;
f) the
Civic Administration BE DIRECTED to review opportunities for public road
connections to lands to the west of the proposed draft plan of subdivision; and
report back to a future meeting of the Planning and Environment Committee with an
assessment of feasible alternatives, and recommended updates to the Old
Victoria Area Plan and Official Plan, if required; and,
g) the applicant BE ADVISED that the
Director of Development Finance has summarized claims and revenues information
appended to the staff report dated June 20, 2016 as Appendix "D";
it being pointed out that at the public
participation meeting associated with this matter, the individual indicated on
the attached public participation meeting record made an oral submission
regarding this matter.
(2016-D09/D12)
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
That,
on recommendation of the Managing Director, Planning and City Planner, with the
advice of the Heritage Planner, the Chief Building Official BE ADVISED that the
Municipal Council consents to the demolition of the building located at
175/179/181 King Street in the Downtown London Heritage Conservation District
under Section 42 (1) of the Ontario Heritage Act, subject to the
following conditions:
a) prior to any demolition, measured drawings of the
exterior and photo documentation of the exterior and interior of the existing
structure at 175/179/181 King Street be provided by the applicant and submitted
to Planning Services;
b) prior to any demolition activity,
a conservation plan satisfactory to the Chief Building Official be provided by
the applicant to ensure the protection and structural viability of the building
located at 183 King Street; and,
c) the applicant be required to post
a bond or provide a certificate of insurance as a guarantee that the structure
at 183 King is protected during the demolition process of the building at
175/179/181 King Street;
|
it being pointed
out that at the public participation meeting associated with this matter, the
individuals indicated on the attached public participation meeting
record made oral submissions regarding this matter. (2016-P10D)
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
That, on
the recommendation of the Senior Planner, Development Services, the
following actions be taken with respect to the Vacant Land Plan of Condominium
and Rezoning applications of Kirkness Consulting Inc., relating to the
properties located at 1179 and 1185 Riverside Drive:
a)
the
proposed by-law appended to the staff report dated June 20, 2016 BE INTRODUCED at
the Municipal Council meeting to be held on June 23, 2016 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/Residential R6 (R1-4/R6-5.D20.H7) Zone TO
a Residential R1/Residential R6 Special Provision (R1-4/R6-5( ).D23.H7)) Zone,
to permit a single detached cluster housing development with increased density
to 23 units per hectare and a reduced front yard setback of 1.5 metres for Unit
14 (the southwest unit) and 2.5 metres for Unit 1(the southeast unit) in place
of the minimum requirement of 8 metres;
b)
the Approval Authority BE ADVISED that issues
relating to insufficient visitor parking and insufficient green space were
raised at the public participation meeting with respect to the Vacant Land
Condominium application and Site Plan concept;
c)
the
Approval Authority BE ADVISED that Municipal Council supports the issuing of draft
approval of the vacant land condominium for 14 cluster single
detached residential units at 1179 and 1185 Riverside Drive;
d)
that
the following objectives BE CONSIDERED by the Site Plan Approval Authority at
the time of review of the site plan application:
i)
elevations
of buildings and any attached structures (noise walls) need to provide a varied
and interesting streetscape and long expanses of blank walls need to be
minimized;
ii)
necessary
noise walls need to be integrated into the design of the buildings and
constructed of same, or complementary, materials. Height should be limited as
much as possible, and landscape screening is to be provided in front. Consider
incorporating segments of rod-style fencing or gaps in the masonry wall to
break up its length, beyond the distance that is required for noise attenuation;
iii)
rear
elevations of houses backing onto the walkway block need to incorporate a high
level of architectural interest and articulation to appear attractive as seen
from the public space;
iv)
private
amenity areas adjacent to the walkway block should be designed as courtyards
that permit visibility into the public walkway. Fencing along this property
line to be limited in height to a maximum 1.2m and masonry walls be limited to
a maximum height of 0.75m in order to provide passive surveillance. Fencing
along the walkway block to the west should be visually permeable ornamental
fencing and should be enhance with plant materials on private property but
maintain sight lines and natural surveillance;
v)
any
masonry landscape walls (including the one at the end of the drive aisle)
should be no more than 0.75m in height including caps and exposed footings;
vi)
the
gates into many of the private amenity spaces requires access through portions
of the properties (between houses). This may become a concern in the future if
residents put up different fences or landscaping in their side yards;
vii)
the
central tree looks like it will be highly impacted by the new driveway on
either side and the guest parking spaces do not appear functional;
viii)
provide
details for all external lighting and adequately screen from abutting
properties; and,
ix)
Privacy
fencing will be required along the north and east property lines in addition to
plant materials;
it being
pointed out that at the public participation meeting associated with this
matter, the individuals indicated on the attached public participation
meeting record made oral submissions regarding this matter. (2016-D09/D07)
Motion Passed
YEAS: P. Squire, J. Helmer, P. Hubert, T.
Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
That, on the recommendation
of the Senior Planner, Development Planning, the following actions be taken in
response to appeals to the Ontario Municipal Board, dated March 11, 2016,
submitted by Alan Patton of Patton Cormier Ferreira on behalf of Southside Construction
Management Limited appended to the staff report dated June 20, 2016 as Schedule
“C” on the basis of a non-decision by the City of London Approval Authority
within 180 days relating to a draft plan of subdivision application; and a
non-decision by Municipal Council within 120 days relating to a zoning by-law
amendment application concerning lands located at 704 and 706 Boler Road:
a)
the
Ontario Municipal Board BE ADVISED that Municipal Council does not support
draft approval of the proposed plan of subdivision, submitted by Southside
Construction Management Limited (File No. 39T-15503), which shows 44 single
detached lots, one (1) open space block, and one (1) low density block, all
served by an extension of Optimist Park Drive, an extension of Apricot Drive,
and one (1) new local street, for the following reasons:
i)
an
accepted Environmental Impact Study (EIS) is required in order to demonstrate
that there will be no negative impacts on the natural features or their
ecological functions;
ii)
without
an accepted EIS to confirm the limits of development and identify mitigation
measures, it is not possible to recommend red-line revisions to the proposed
draft plan, and conditions of draft approval cannot be formulated;
iii)
the
proposed plan of subdivision is not consistent with the Natural Heritage
policies in Section 15 of the Official Plan;
iv) the proposed plan of
subdivision is not consistent with the provisions in Sections 1.6 and 2.1 of
the Provincial Policy Statement, and Section 3 of the Planning Act; and,
v)
the
plan, as proposed, does not implement the Urban Design principles in Section 11
of the Official Plan or the Placemaking Guidelines adopted pursuant to the
Section 19.2 of the Official Plan.
b)
the
Ontario Municipal Board BE ADVISED that Municipal Council recommends that the
request to amend Zoning By-law No. Z.-1 to change the zoning of the subject
property FROM a Urban Reserve (UR1) Zone that permits existing uses TO a
Residential R1 (R1-9) Zone, to permit single detached dwellings with a minimum
lot frontage of 16.0 metres, a minimum lot area of 690m², a Residential R6
(R6-5) Zone, to permit medium density development in various forms of cluster
housing from single detached dwellings to townhouses and apartments at a
maximum density of 35 units per hectare, and an Open Space (OS5) Zone, to
permit activity limited to a range of low-impact uses associated with passive
recreation, conservation and ecosystem management BE REFUSED for the following
reasons:
·
Without
an accepted EIS to confirm the limits of development and the zone boundaries,
it is not possible to recommend approval of the requested zoning by-law
amendment; and,
·
Due
to uncertainty of the development limit, it cannot be demonstrated that the
requested zoning conforms with the Official Plan and is consistent with
Provincial Policy Statement;
c)
the
Ontario Municipal Board BE ADVISED that Municipal Council recommends that the
Official Plan be amended on a portion of the subject lands appended to the
staff report dated June 20, 2016 as Appendix "A" to:
i)
amend
Schedule “A” Land Use to change the designation FROM Low Density Residential TO
Open Space and Environmental Review; and,
ii)
Amend
Schedule B-1- Natural Heritage Features, TO DELETE Unevaluated Vegetation Patch
and TO ADD "Significant Woodlands” and “Locally Significant Wetlands”;
d)
the
Ontario Municipal Board BE ADVISED that Municipal Council recommends that the
Zoning By-law No. Z.-1 be amended as appended to the staff report dated June
20, 2016 as Appendix “B”, (in conformity with the Official Plan as amended in
part c) above), FROM an Urban Reserve (UR1) Zone which permits existing uses TO
an Open Space (OS5) Zone which permits conservation lands and passive
recreational uses, including City trail systems and an Environmental Review
(ER) Zone, which is intended to remain in a natural condition until the
environmental significance is determined through the completion of more
detailed environmental studies; and,
e)
the
City Solicitor BE DIRECTED to provide legal and planning or expert witness
representation at the Ontario Municipal Board hearing in support of Municipal
Council’s position;
it being noted that
the Planning and Environment Committee reviewed and received a communication
dated June 14, 2016, from D. Zock and F. Dowling, 1038 Cherrygrove Road, with
respect to this matter; and,
it being
pointed out that at the public participation meeting associated with this
matter, the individuals indicated on the attached public participation
meeting record made oral submissions regarding this matter. (2016-D09/L01)
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
That, on the recommendation of the Managing
Director, Planning and City Planner, the following actions be taken with
respect to the application of Creative Properties Design Build Inc., relating
to the property located at 240 Waterloo Street and 358 Horton Street East:
a) the
proposed by-law appended to the staff report dated June 20, 2016 as Appendix
"A" BE INTRODUCED at the Municipal Council meeting to be held on
June 23, 2016 to amend the Official Plan BY ADDING a policy to section 10.1.3
– Policies for Specific Areas;
b) the
proposed by-law appended to the staff report dated June 20, 2016 as Appendix
"B" BE INTRODUCED at the Municipal Council meeting to be held on
June 23, 2016 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 Business District Commercial Special Provision (BDC(29))
Zone, and a Restricted Service Commercial (RSC1/RSC4) Zone, and a Restricted
Service Commercial/Light Industrial (RSC1/RSC4/LI8) Zone, TO a Business
District Commercial Special Provision (BDC(29)) Zone;
c) the
Site Plan Approval Authority BE REQUESTED to consider the following design
issues through the site plan process:
i)
remove
existing parking areas south of the building line along Horton Street and
restore the Horton Street Boulevard to City standards, including the use of
sensitive landscaping that does not conceal the heritage features of 240
Waterloo Street;
ii)
two
parking spaces may be permitted to remain in the front yard of 358 Horton
Street East with the provision that they will be removed upon completion of
the third phase of this development;
iii)
minimize
the existing curb cut and amount of asphalt in front of 358 Horton Street
East by reducing it to the maximum width and size required for two parking
spaces and explore opportunities to use an alternate paving material to give
this space less of a driveway appearance;
iv) ensure
all parking areas are screened from the street using landscaping;
iv)
provide
for a sidewalk along Waterloo Street to Horton Street East, and extend the
existing sidewalk north to Bathurst Street;
vi) include
walkways from the City sidewalks along Horton Street and Waterloo Street to
the existing and proposed primary entrances of the buildings; and
vii) ensure
the use of transparent glazing on the façade of 358 Horton Street East, and
the addition facing Horton Street East;
it being
pointed out that at the public participation meeting associated with this
matter, the individual indicated on the attached public participation
meeting record made an oral submission regarding this matter. (2016-D09)
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
The
Beaufort/Irwin/Gunn/Saunby Neighbourhood Secondary Plan BE REFERRED back to the
Civic Administration to consider the public comments received during the public
participation meeting held at the Planning and Environment Committee meeting on
June 20, 2016 and report back with final recommendations to a future meeting of
the Planning and Environment Committee;
it being noted that
the Planning and Environment Committee reviewed and received a communication
dated June 15, 2016, from H. Froussios, Zelinka Priamo Ltd., with respect to
this matter; and,
it being
pointed out that at the public participation meeting associated with this
matter, the individuals indicated on the attached public participation
meeting record made oral submissions regarding this matter. (2016-D09)
Motion
Passed
YEAS:
P. Squire, J. Helmer, T. Park, S. Turner (4)
|
Motion
to open the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, T. Park, S. Turner (4)
|
|
Motion
to close the public participation meeting.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, T. Park, S. Turner (4)
|
|
The Planning and Environment Committee
reviewed and received the PEC Deferred List as of March 22, 2016.
|
|
Motion
Passed
YEAS:
P. Squire, J. Helmer, P. Hubert, T. Park, S. Turner (5)
|
None.
The meeting adjourned at 10:01 PM.