Planning and Environment Committee

That Items 2.1 and 2.2 BE APPROVED.

That, on the recommendation of the Director, Planning and Development, the following report with respect to Bill 17, Protect Ontario by Building Faster and Smarter Act, 2025, BE RECEIVED.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following actions be taken with respect to the Quick Communities Update: a) the staff report dated July 15, 2025, which incorporates comments from relevant stakeholders related to the Quick Communities motion, BE RECEIVED; and, b) the Civic Administration BE DIRECTED to forward the above- mentioned staff report to the ReThink Zoning team to consider options for future zones that support temporary and permanent uses with this form of construction.

That, on the recommendation of the Director, Planning and Development, the following action be taken with respect to the application of Paul Kitson relating to the property located at 15 Capulet Walk, the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 2025, to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Transit Village Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan; it being noted that the Planning and Environment Committee received the following communications with respect to these matters: • a communication dated June 18, 2025, from R. Coates; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • S. Allen, MHBC Planning; 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 Policies, Transit Village Place Type policies, and the Our Tools policies; and, • the recommended amendment would permit residential intensification within the Built-Area Boundary and Primary Transit Area that is appropriate

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 Tricar Properties Ltd. (c/o Siv-ik Planning and Design) relating to the properties located at 555-559 & 567 Commissioners Rd W: a) the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 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 lands FROM a Residential R1 (R1-9) Zone TO a Residential R9 Special Provision (R9-4(_)*H21 Zone); b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) ensure the proposed building has a distinct base by providing a minimum ground floor height of 4.0m to allow large windows and a high proportion of transparent glazing to promote an active frontage and passive surveillance; ii) avoid retaining walls along the public street frontage to ensure the street-level façade is active and comfortable for pedestrians; and, iii) as per the proposed site concept, submitted as part of this application, carry forward the following: • provide the walkway network within site design connecting proposed building entrances, parking areas and the public sidewalk; • locate the parking behind the building, at the rear of the property; • locate the retaining wall to the rea

That, on the recommendation of the Director, Planning and Development, the following action be taken with respect to the application of Younger Homes Holding Inc. (c/o Monteith Brown Planning Consultants) relating to the properties located at 1658-1678 Evangeline Street, the proposed by- law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 2025, to amend Zoning Bylaw No. Z.-1 (in conformity with the Official Plan for the City of London, 2026), to change the zoning of the subject lands FROM a Residential R2 (R2-3) Zone TO a Holding Residential R4 Special Provision (h-8*R4-6( )) Zone; it being noted to the applicant that that the following comments have been received: a) Planning and Development supports the inclusion of principal entrances with canopies fronting Evangeline Street, as well as the walkway connections from individual townhouse units to the street and recommends that these features be carried forward; b) CPKC Rail recommends the following conditions: i) all construction, continued maintenance, access, ingress and egress must be done without entering railroad right of way; this includes but is not limited to maintenance of any equipment, lawn care, snow plowing and emergency exits via windows or doors; and, ii) a condition be inserted in all property and tenancy agreements and offers of purchase and sale for all dwelling units in the proposed building(s): “CPKC and/or its assi

That, on the recommendation of the Director, Planning and Development, the following action be taken with respect to the application of Chryssoulis Holdings Inc. (c/o MHBC Planning) relating to the property located at 523 First Street, the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 2025, 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 the subject property FROM Light Industrial (LI1) Zone TO a Light Industrial Special Provision (LI1(_)) Zone; it being noted to the applicant that that the following comments have been received: a) CN Rail encourages the following conditions: i) undertake an analysis of noise; and, ii) a warning clause be inserted on land title, in all development agreements, offers to purchase, and agreements of Purchase and Sale or Lease within 300m of the railway right-of-way; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • J. Gaudet, MHBC Planning; and, • A. Chryssoulis, AMTEL; 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, C

That, notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Stantec Consulting Ltd. relating to the property located at 376, 378, 380, 382, 386 & 390 Hewitt Street and 748 King Street, the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property by extending the Temporary Use (T-79) Zone for a temporary period of two (2) years, BE ACCEPTED with the considerations for additional extension as outlined in the Council Resolution dated May 14, 2024. it being noted that an updated by-law will be brought forward to the Municipal Council meeting on July 22, 2025 for approval; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • B. Blackwell, Stantec Consulting Ltd.; 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 Mt. Elgin Dairy Farms Ltd. (c/o Zelinka Priamo Ltd.) relating to the property located at 2034 Wilton Grove Road, the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 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 a portion of the subject property FROM an Agricultural (AG2) Zone TO an Agricultural Special Provision (AG2(*)) Zone and Agricultural Special Provision (AG2(**)) Zone; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • D. Sikelero Elsenbruch, Zelinka Priamo; 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 Design and Building policies, and the Farmland Place Type & Environmental Review policies; and, • the proposed use is considered appropriate within the adjacent land uses and considers both the long-term protection of agricultural resources and the long-term compatibility of uses; it being ack

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Canadian Commercial Development (c/o Zelinka Priamo Ltd.) relating to the property located at 1225 Wonderland Road North: a) the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 2025, to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Shopping Area Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan; b) the proposed by-law as appended to the staff report dated July 15, 2025, as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on July 22, 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 a) above), to change the zoning of the subject property FROM a Community Shopping Area (CSA4) Zone to a Residential R9 Special Provision (R9-7(_)*H30) Zone and a Community Shopping Area Special Provision (CSA4(_)) Zone; c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) provide transparent glazing for the active uses at-grade (e.g., lobby area, amenity spaces etc.) to create an active interface and alleviate potential Crime Prevention Through Environmental Design (CPTED) concerns; a

That the motion BE AMENDED to include a new part d) iv) that reads as follows: iv) an updated shadow study for each block as it develops to assess and further minimize potential impacts on surrounding properties.

That the motion, as amended, BE APPROVED.

That the Planning and Environment Committee convenes in Closed Session to consider the following: A matter being considered pertains to information explicitly supplied in confidence to the municipality by the Ministry of Municipal Affairs and Housing pursuant to subsection 239(2)(h) of the Municipal Act, 2001. 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 of Council’s decision to designate pursuant to Part IV of the Ontario Heritage Act the properties at 183 & 197 Ann Street (the “Subject Property”) at the Ontario Land Tribunal (“OLT”), and for the purpose of providing instructions and directions to officers and employees of the Corporation. 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 of Council’s decision to refuse an application for zoning by-law amendment regarding 1494 Commissioners Road West (the “Subject Property”) at the Ontario Land Tribunal (“OLT”), and for the purpose of providing instructions and directions to officers and employees of the Corporation.

That the meeting BE ADJOURNED.