Planning and Environment Committee

That Items 2.1 to 2.3, BE APPROVED.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the staff report dated September 9, 2025, related to the ongoing work to action Mayoral Direction 2025-001 – Fast-Tracking New Housing, BE RECEIVED.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following actions be taken with respect to the staff report dated September 9, 2025, related to the City of London’s Housing Accelerator Fund – Enhancing Housing Outcomes allocation review and incentive program optimization, that: a) the Civic Administration BE APPROVED to allocate the additional ‘top-up’ funding of $7,391,000.00 across the three new initiatives to support the construction of an additional 266 units; and, b) the Civic Administration BE APPROVED to re-allocate the identified surplus funds in the amount of $6,044,818.00, to existing Housing Accelerator Fund incentive programs as outlined in section 2.4 and 2.5 of the above-noted report, dated September 9, 2025, to support the construction of an additional 289 units; it being noted that the Civic Administration will report back on the City of London’s overall performance, including updated target counts and milestone development, through the Housing Accelerator Fund annual update reporting process as expected in Q4 2025.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following actions be taken in respect to the staff report dated September 9, 2025, as “Schedule A” related to the limiting distance (no-build) agreement between the Corporation of the City of London and 2196998 ONTARIO INC, O/A CASTELL HOMES (4407 Green Bend, London, Ontario): a) the proposed limiting distance agreement as appended to the staff report dated September 9, 2025, for the property at 4407 Green Bend between the Corporation of the City of London and 2196998 ONTARIO INC, O/A CASTELL HOMES BE APPROVED; and, b) the proposed by-law as appended to the above-noted staff report BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to approve the limiting distance agreement between the Corporation of the City of London and 2196998 ONTARIO INC, O/A CASTELL HOMES for the property at 4407 Green Bend, and to delegate authority to the Deputy City Manager, Environment and Infrastructure to execute the agreement on behalf of the City of London as the adjacent property owner.

Motion to approve part a) and c)

Motion to approve part b) i)

Motion to approve part b) ii)

That, the following actions be taken with respect to the 5th Report of the Community Advisory Committee on Planning Report (CACP), from the meeting held on August 21st, 2025: a) the expenditure of up to $750.00 for the remainder of 2025 and up to $1,500.00 for 2026 to allow the Community Advisory Committee on Planning (CACP) to rent meeting space with audio visual capabilities for its Sub-Committees and Working Groups, BE APPROVED; it being noted that the CACP has sufficient funds in its 2025 and 2026 Budgets to cover the up to $750.00 for the remainder of 2025 and $1,500.00 for 2026 request for monthly room rentals for Sub-Committees and Working Groups; b) the Civic Administration BE ADVISED that the Community Advisory Committee on Planning (CACP) supports the working group recommendations, with a preference for the additional flexibility opinion regarding ‘off the shelf’ vinyl and metal products on porches as outlined in the report; and c) clauses 1.1, 3.1, 4.1 a), 4.2 a), and 5.1-5.5, BE RECEIEVED; it being noted that the verbal delegation from J.M. Mettrailler, Chair, CACP, with respect to this matter, was received.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of London Sports Group (c/o Siv-ik Planning & Design) relating to the property located at 230 Adelaide Street North, the proposed by-law as appended to the staff report dated September 9, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Light Industrial (LI2) Zone TO a Holding Light Industrial Special Provision (h-4*LI3(_)) Zone; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • L. Sooley, Siv-ik Planning and Design; and, • D. Thomas; it being noted that the Planning and Environment Committee received the following communication with respect to this matter: • a communication dated September 5, 2025, from L. Sooley, Siv-ik Planning and Design; it being further noted that the Municipal Council approves this application for the following reasons: • the recommended amendment is consistent with the Provincial Planning Statement, 2024; • the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, Commercial Industrial Place Type, and the Our Tools policies; and, • the recommended amendment would perm

Motion to open the public participation meeting.

Motion to close the public participation meeting.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Hafiz Qaddafi c/o Hashim Imtiaz relating to the property located at 825 Wharncliffe Road South, the revised attached by-law, BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025 to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Convenience Commercial Special Provision (CC4(8)) Zone TO a Convenience Commercial Special Provision (CC( )) Zone; it being noted that the Municipal Council approves this application for the following reasons: • the recommended amendment is consistent with the Provincial Planning Statement, 2024 (PPS); • the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, City Building policies, and the Urban Corridor Place Type policies; and, • the recommended amendment facilitates adaptive reuse of existing building stock with a use that is compatible within the surrounding context without precluding future comprehensive redevelopment.

That the application from Westdell Development Corporation (c/o) MHBC Planning, Urban Design & Landscape Architecture relating to the property located at 1103 & 1111 Westdel Bourne BE REFERRED to Civic Administration for additional discussion with the applicant with respect to an application amendment of reduced height and density considerations; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • S. Allen, MHBC Planning Urban Design and Landscape Architecture; • C. Hames; and, • S. Welt; it being noted that the Planning and Environment Committee received the following communication with respect to this matter: • a communication dated September 5, 2025, from P. Kitson, Westdell Development Corp.; it being acknowledged that any and all oral and written submissions from the public, related to this application have been, on balance, taken into consideration by Council as part of its deliberations and final decision regarding these matters.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of HLH Investments (c/o Zelinka Priamo) relating to the property located at 1911 North Routledge Park: a) consistent with Policy 43_ of the Official Plan for the City of London, 2016 the subject lands representing a portion of 1911 North Routledge Park, BE INTERPRETED to be located within the Main Street Place Type; b) the proposed by-law as appended to the staff report dated September 9, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend Zoning By-law No.Z.-1, in conformity with the Official Plan for the City of London, 2016, to change the zoning of the subject property FROM a Holding Business District Commercial (h-108*BDC1/BDC2) Zone TO a Business District Commercial Special Provision (BDC1/BDC2(_)*H28) Zone; c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) design the proposed mid-rise buildings to express three defined components, a human scale and active base, a cohesive yet distinct mid and a top with finishing treatment; ii) ensure at-grade functions in Building ‘A’ provide a positive interface with Hyde Park Road by incorporating active uses such as commercial spaces, residential units, lobbies, and indoor amenity spaces; locate the principal residential lobby and individual unit entrances to face Hyde P

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Drewlo Holdings Inc. relating to the property located at 772 Reardon Boulevard: a) the proposed by-law as appended to the staff report dated September 9, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025 to amend Zoning By-law No.Z.-1 (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R4/Residential R5/Residential R6 (R4-6/R5-4/R6-5) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) provide for an internal walkway through the amenity space to connect to Commissioners Road East; ii) provide an adequate all-season landscape buffer to screen the proposed parking areas from the public streets; iii) demonstrate that any retaining walls along street frontages will not have a negative impact on the public realm and that there will be no retaining walls along street frontages; and, iv) building entrances are to be oriented towards the public street; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • C. O'Brien, Drewlo Holdings Inc.; it being noted that the Municipal Council approves t

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Copia Developments (c/o Zelinka Priamo Ltd.) relating to the property located at 1470-1474 Highbury Avenue North, the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject properties FROM a Neighbourhood Facility Special Provision (NF1(1)) Zone, an Open Space (OS1) Zone, and an Urban Reserve (UR1) Zone TO a Residential R9 Special Provision (R9-7(_)) Zone, Open Space Special Provision (OS5(_)) Zone and Open Space (OS5) Zone, BE REFUSED for the following reasons: i) the requested amendment is not consistent with the Provincial Planning Statement, 2024, which directs planning authorities to protect, improve or restore the quality and quantity of water by implementing the necessary restrictions on development and site alterations; ii) the requested amendment is premature as it is contingent upon the results of an updated Hydrogeological Assessment demonstrating that the development will not result in unacceptable off-site impacts, including impacts to nearby private wells; iii) the requested amendment does not promote compatibility between developments, as it does not appropriately protect the character and function of the surrounding area and uses, including, but not limited to, onsite natural heritage features and appropriate setbacks from the centre of the high-pressure Imperial Oil pipeline; and, iv) the recommended ame

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1000077448 Ontario Inc. (c/o Siv-ik Planning & Design Inc.) relating to the property located at 767 Southdale Road East: a) the proposed by-law as appended to the staff report dated September 9, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject properties FROM a Residential R1 (R1- 4) Zone TO a Residential R1/Residential R8 Special Provision (R1-4/R8- 4(_)) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) screen any parking areas visible from the public realm with enhanced all season landscaping; and, ii) provide active uses on the ground floor adjacent to the public streets with a high level of glazing; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • D. Murphy, Siv-ik Planning and Design; • M. Mankal; • S. Mitchell; and, • N. Al Tarhuni; it being noted that the Planning and Environment Committee received the following communication with respect to this matter: • a communication dated September 5, 2025, from D. Murphy, Siv-ik Planning and Design; it being further noted t

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1803299 Ontario Inc. (c/o City Planning Solutions Inc.) relating to the property located at 100 Kellogg Lane, 1080-1108 & 1097-1127 Dundas Street, 420 Burbrook Place, 351 Eleanor Street & 1101 King Street, and 1151 York Street: a) the proposed by-law as appended to the staff report dated September 9, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend the Official Plan, The London Plan, to: AMEND policy 820A in the Transit Village Place Type; to ADD a new policy to the Specific Policies for the Rapid Transit Corridor Place Type; and to AMEND Specific Policy Area 113 on Map 7 – Specific Policy Areas – of the Official Plan to include 1100 and 1108 Dundas Street, 420 Burbrook Place, and 351 Eleanor Street; b) the proposed by-law as appended to the above-noted staff report as Appendix “B” BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend the McCormick Area Secondary Plan, forming part of the Official Plan, The London Plan, to ADD a new policy to 4.9 Special Policies; c) the proposed by-law as appended to the above-noted staff report as Appendix "C" BE INTRODUCED at the Municipal Council meeting to be held on September 23, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan for the City of London, 2016), as amended in part t

That part j) iii) a motion BE AMMENDED to reads as follows: Implement the recommendations from the Path Loss Study to ensure acceptable service levels.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following action be taken with respect to the staff report dated September 9, 2025, related to the request from the Hyde Park BIA to expand its boundaries: a) the Civic Administration BE DIRECTED to proceed with issuing notices in accordance with section 210 of the Municipal Act, S.O. 2001, c. 25 of Council’s intention to consider the draft proposed by-law, as appended to the above-noted staff report as Appendix “A”, being a by-law to amend By-law No. C.P. -1519-490 “A by-law to designate an area as an improvement area and to establish the board of management for the purpose of managing the Hyde Park Business Improvement Area” to: i) expand the area designated as an improvement area; and, ii) increase the number of directors comprising the board of management from seven (7) to eight (8), with said notices to be provided to every person who on the last returned assessment roll was assessed for rateable property that is in a prescribed business property class located in the existing and proposed expansion areas; it being noted that the Planning and Environment Committee received the following communication with respect to this matter: • a communication dated August 29, 2025, from T. Delaney and D. Szpakowski, HPBIA; it being further noted that the verbal delegation from D. Szpakowski, CEO & General Manager, HPBIA, with respect to this matter, was received.

That the delegation request from D. Szpakowski, HPBIA, as appended to the Agenda, to be heard at this time.

That the September Deferred Matters List, BE RECEIVED.

That the meeting BE ADJOURNED.