Planning and Environment Committee

That Items 2.1 to 2.7 BE APPROVED.

That the staff report dated December 3, 2024 entitled "Planning & Development and Building Housing Update - 2024 Year-To-Date" BE RECEIVED for information.

That, on the recommendation of the Director, Planning and Development, the proposed by-law appended to the staff report dated December 3, 2024 as Appendix A, to designate the property located at 247 Halls Mill Road to be of cultural heritage value or interest BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024; it being noted that this matter has been considered by the Community Advisory Committee on Planning and public notice has been completed with respect to the designation in compliance with the requirements of the Ontario Heritage Act.

That the staff report dated December 3, 2024 entitled "Upper Thames River Conservation Authority Service Level Review and Thames River Draft Floodplain Update – Status Update" BE RECEIVED for information.

That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the following actions be taken with respect to amending the Upgrade to Building Code Loan Program and Façade Improvement Loan Program Guidelines: a) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to AMEND By-law C.P.-1467- 175, as amended, being A By-law to establish financial incentives for the Downtown Community Improvement Project Area, by DELETING Schedule “1” and REPLACING it with Schedule “1” a revised Downtown Community Improvement Plan – Financial Incentive Program Guidelines appended to the staff report dated December 3, 2024; b) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to AMEND By-law C.P.-1468- 176, as amended, being A By-law to establish financial incentives for the Old East Village Community Improvement Project Area, by DELETING Schedule “1” and REPLACING it with Schedule “1” a revised Old East Village Community Improvement Plan – Financial Incentive Program Guidelines appended to the staff report dated December 3, 2024; c) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix “C” BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to AMEND By-law C.P.-1521- 13, as amended,

That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the following actions be taken in respect of a limiting distance (no-build) agreement between the Corporation of the City of London and XO Homes (2537 Bridgehaven Drive, London, Ontario): a) the proposed limiting distance agreement appended to the staff report dated December 3, 2024 for the property at 2537 Bridgehaven Drive between The Corporation of the City of London and XO Homes BE APPROVED; and, b) the proposed by-law appended to the staff report dated December 3, 2024 BE INTRODUCED at the Municipal Council meeting to be held on December 3, 2024, to approve the limiting distance agreement between The Corporation of the City of London and XO Homes for the property at 2537 Bridgehaven Drive, 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.

That the staff report dated December 3, 2024 entitled "Review of Minister's Zoning Orders" BE RECEIVED for information.

That the 11th Report of the Ecological Community Advisory Committee, from its meeting held on November 21, 2024, BE RECEIVED for information.

That, the following actions be taken with respect to the 11th report of the Community Advisory Committee on Planning, from its meeting held on November 13, 2024: a) the Community Advisory Committee on Planning Listed Property Work Plan BE APPROVED; and, b) clauses 1.1, 3.1, 4.1, 5.1 to 5.3 BE RECEIVED for information; it being noted that the Planning and Environment Committee heard a verbal delegation from J.M. Metrailler, Chair, Community Advisory Committee on Planning, with respect to these matters.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 2288711 Ontario Inc., relating to the property located at 1472 Dundas Street: a) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Community Shopping Area (CSA1) Zone TO a Residential R9 Special Provision (R9- 7(_)*H35*D350) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) landscaping to include at minimum 50% native species, with no invasive species planted; ii) investigate renewable sources of energy such as solar for the roof and sides of the building, and geothermal for interior heating and cooling; iii) investigate air source heat pump options; and, iv) apply bird friendly policies using the CSA standard; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • the presentation from K. Wahdat, Weston Consulting; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • R. Lamichhane, Weston Consulting; it being further noted

Motion to open the public participation meeting.

Motion to close the public participation meeting.

That, on the recommendation of the Director, Planning and Development, based on the application of Sandhyaji Homes Inc., (c/o Zelinka Priamo Ltd.), relating to the property located at 325 Southdale Road East, the proposed by-law appended to the December 3, 2024 Planning and Environment Committee Added Agenda as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R3 (R3-3) Zone TO a Holding Residential R5 Special Provision (*R5-6(_)) Zone; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • the revised by-law; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • A. Richards, Planner, Zelinka Priamo Ltd.; it being further noted that the Municipal Council approves this application for the following reasons: • the recommended amendment is consistent with the Provincial Policy Statement, 2024 (PPS), which encourages growth in settlements areas and land use patterns based on densities and a mix of land uses that provide for a range of uses and opportunities for intensification and redevelopment; • the recommended amendment conforms to The London Plan, including but not limited to Key Directions, City B

That, on the recommendation of the Director, Planning and Development, based on the application of Forest Edge Commons Inc., (c/o Monteith Brown Planning Consultants), relating to the property located at 952 Southdale Road West, the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to amend the zoning of a portion of the subject property BY AMENDING the Community Shopping Area Special Provision (CSA1(6)) Zone; it being noted that no individuals spoke at the public participation meeting associated with 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 Planning Statement, 2024 (PPS); • the recommended amendment conforms to The London Plan, including, but not limited to the Key Directions, City Design and Building policies, and the Neighbourhoods Place Type policies; and, • the recommended amendment would permit a complementary use that is considered appropriate within the surrounding context; 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, based on the application of Mamdouh Ahmed, (c/o Monteith Brown Planning Consultants), relating to the property located at 691 Fanshawe Park Road East, the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024 to amend Zoning By- law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Residential R1 (R1-9) Zone TO a Residential R5 Special Provision (R5-7( )) Zone; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • the presentation from B. Senkevics, Monteith Brown Planning Consultants; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • B. Senkevics, Monteith Brown Planning Consultants; and, • G. Bloch; 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 (PPS); • the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, City Building policies, and the Neighbourhoods Place Type policies; and, • the recommended amendment would permit an appropriate form of developme

That, on the recommendation of the Director, Planning and Development, the property located at 1927 Richmond Street BE REMOVED from the Register of Cultural Heritage Resources; it being noted that the Planning and Environment Committee received the following communications with respect to these matters: • a communication dated November 27, 2024 from A. Winder; • a communication dated November 27, 2024 from D. Jordan, Executive Superintendent of Business and Corporate Services, London District Catholic School Board; • a communication dated November 25, 2024 from A. Thompson; • a communication dated November 28, 2024 from B. Perry; • a communication from Dr. C. Drake; • a communication dated November 27, 2024 from G. Cook; • a communication dated November 27, 2024 from Jill; • a communication dated November 27, 2024 from L. Hamilton Smit; • a communication dated November 28, 2024 from M. Allistone; • a communication dated November 29, 2024 from M. Thompson; • a communication dated November 28, 2024 from M. Tucker; • a communication dated November 28, 2024 from S. Kosar; • a communication dated November 28, 2024 from C. Dykeman; • a communication dated November 28, 2024 from E. Kennedy; • a communication dated November 28, 2024 from S. Jackson; • a communication dated November 28, 2024 from C. Ryan; • a communication dated November 28, 2024 from D. Thompson; • a communication dated November 28, 2024 from C. Thompson; • a communication from J. Grainger; • a communication dated No

Motion to close the public participation meeting. 9

That, on the recommendation of the Director, Planning and Development, the application made under Section 42 of the Ontario Heritage Act seeking approval to demolish the existing building on the property at 93 King Street, within the Downtown Heritage Conservation District, BE PERMITTED subject to the term and condition that, following the demolition of the current building, decorative wrought iron fencing and all- season landscaping be installed by the property owner along the King Street frontage of the property as shown in Appendix C as an interim condition prior to the future redevelopment of the property; it being noted that no individuals spoke at the public participation meeting associated with these matters; it being acknowledged that any and all oral and written submissions from the public, related to this application have been, on balance, taken into consideration by Council as part of its deliberations and final decision regarding these matters.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to implementing house-keeping amendments and sustainability measures to the Site Plan Control By-law as follows: a) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024 to amend By-law C.P.-1455- 541, as amended, entitled the “Site Plan Control By-law”, to add the following: i) exempt classes of development for less than 10 residential units, portables associated with school boards, colleges and universities; ii) remove references to mandatory pre-application consultation; iii) require bird-friendly standards for city facilities design standards; and, iv) encourage a minimum amount of native species for landscaping. b) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to add the following: i) a minimum number of electric vehicle charging stations for new development; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • a communication dated November 27, 2024 from A. Vandersluis, Development Manager, Auburn Developments; it being pointed out that the following in

Motion to open the public participation meeting. 11

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Highland Golf & Country Club, c/o Zelinka Priamo Ltd., relating to the property located at 1922 Highland Heights and 205 Commissioners Road East: a) the proposed revised, attached, by-law as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024 to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject properties at 1922 Highland Heights and 205 Commissioners Road East FROM a Residential R1 (R1-9) Zone TO Residential R1 Special Provision (R1-9(_)) Zone and a Holding Open Space Special Provision (h- 101*OS1(_)) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) enhanced landscape buffering along the north and west property boundaries that exceed the minimum requirements of the Site Plan Control By-law; ii) installation of a board-on-board fence, exceeding the height requirements of the Site Plan Control By-law, along the north property boundary; iii) removal of the access between the existing single detached dwelling and west property boundary; iv) the Development Agreement shall reflect the need for an easement should the parcels be placed in separate ownership in the future; it being noted that the Planning and Environment Committee received the fol

That, the following actions be taken with respect to the application of 2812347 Ontario Inc., c/o Zelinka Priamo Ltd., relating to the property located at 21-41 Meadowlily Road North and 20 Norlan Avenue: a) the proposed revised, attached, by-law BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to amend Zoning By-law No. Z.-1, (in conformity with the Official Plan for the City of London, 2016), to change the zoning of the subject property FROM a Holding Residential R5 Special Provision Bonus (h-17*h-100*R5-7(26)*B- 94) Zone TO a Holding Residential R5 Special Provision (h*R5-7(26)) Zone; and, b) pursuant to subsection 34(17) of the Planning Act, no further notice be given; it being noted that the applicant has committed to the following: i) providing new playgrounds for Ealing and Trafalgar Elementary Public Schools; and, ii) constructing a sewer line, at their cost, to the Urban Roots property at 21 Norlan Avenue, subject to future approvals by the Board of Urban Roots; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • a communication dated November 28, 2024 from Councillor H. McAlister, Ward 1 Councillor; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • L. Jamieson, Planner, Zelinka Priamo Ltd.;and, • A. Badillo, Urban Roots; it being further noted that the Mun

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Sifton Properties Limited, relating to the property located at 4040 Colonel Talbot Road: a) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to amend the Southwest Area Plan (SWAP), for the City of London to change the designation of the subject lands FROM Low Density Residential TO Medium Density Residential on Schedule 4 Southwest Area Land Use Plan, and Schedule 6 Lambeth Residential Neighbourhood Land Use Designations; b) the proposed by-law appended to the staff report dated December 3, 2024 as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, 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 an Urban Reserve (UR3) Zone TO a Residential R8 Special Provision (R8-4(_)) Zone; c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) ensure the front face and principal unit entrances for Block D are oriented toward Colonel Talbot Road; ii) explore opportunities to reduce the amount of paved area on site in favour of more landscaped area; iii) provide a centrally located and adequately sized common outdoor amenity space

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of RAND Developments, (c/o Zelinka Priamo Ltd.), relating to the property located at 415 Oxford Street West: a) the request to amend the Official Plan, The London Plan, by AMENDING an existing policy in the Specific Policies for the Neighbourhoods Place Type of the Official Plan, BE REFUSED for the following reasons: i) the requested amendment does not satisfy the criteria for adoption of Specific Area Policies; ii) the requested amendment does not facilitate an appropriate form of residential intensification that is sensitive to existing (and future) neighbourhoods and does not represent a good fit, as required by the intensity and residential intensification policies for the Neighbourhoods Place Type; and, iii) the requested amendment does not conform to Policy 86_ of The London Plan that directs the most intense forms of development to the Downtown, Transit Villages and along the Rapid Transit Corridors in which the requested height permissions better align; b) the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property FROM a Commercial Recreational (CR) Zone and Open Space (OS4) Zone TO a Residential R10 Special Provision/ Community Shopping Area Special Provision (R10-3(_)/CSA1(_)) Zone and Open Space (OS4) Zone, BE REFUSED for the following reasons: i) the requested amendment is not consistent with the Provin

That, on the recommendation of the Director, Planning and Development, based on the application by The Corporation of the City of London, relating to the City-Wide Holding Provision Symbol Review, the proposed by-law appended to the December 3, 2024 Planning and Environment Committee as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on December 17, 2024, to AMEND Section 3.8(2) (“Holding Zone Provisions”) By-law No. Z.-1 with an updated list of holding provisions available for use and to adjust the zoning of the subject properties to reflect the revisions to Section 3.8(2); it being noted that the Planning and Environment Committee received the following communications with respect to these matters: • the staff presentation; and, • the revised by-law; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • M. Wallace, Executive Director, London Development Institute; • F. Feldman, on behalf of John Sivak; • J. Johnson, on behalf of D. Matthews; • J. Zaifman, London Home Builders Association; • M. Moussa; and, • B. Rosser, on behalf of Shleigel Villages; 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, 2024; • the recommended amendment is consistent with the Planning Act; and, • the recommended amendment supports Council's

Motion to open the public participation meeting. 18

Motion to close the public participation meeting. 20

Pursuant to Section 2.3 of the Council Procedure By-law, Section 33.8 of the said by-law be suspended for the purpose of permitting the meeting to proceed beyond 6:00 PM.

That the Deferred List BE RECEIVED.

That the Planning and Environment Committee convenes In Closed Session to consider the following: A matter being considered pertains to advice that is subject to solicitor- client privilege, including communications necessary for that purpose from the solicitor and officers or employees of the Corporation; the subject matter pertains to litigation or potential litigation with respect to appeals related to the property located at 1494 Commissioners Road West at the Ontario Land Tribunal (“OLT”), and for the purpose of providing instructions and directions to officers and employees of the Corporation.

The meeting adjourned at 6:20 PM.