Planning and Environment Committee

That, pursuant to section 27.6 of the Council Procedure By-law, a change in order of the Planning and Environment Committee Agenda BE APPROVED, to provide for Item 2.2 in Stage 2, Consent, to remain in Stage 2.

That Items 2.1, 2.3 and 2.4, BE APPROVED.

That the staff report dated November 12, 2025, related to Building Services Report – Quarter 3 2025, BE RECEIVED.

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the staff report dated November 12, 2025, related to the Housing Accelerator Fund – 2025 Annual Update BE RECEIVED.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to amending the program guidelines for the Transit Oriented Development Community Improvement Plan Per-Unit Forgivable Loan Program: a) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix ‘A’, BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to AMEND By-law C.P.-1596- 87, as amended, being a by-law to establish financial incentives for the Transit Oriented Development Community Improvement Project Area, by DELETING Schedule “1” and REPLACING with the appended to the above-noted staff report as Schedule “1” being a revised Transit Oriented Development Community Improvement Project Area Financial Incentive Program Guidelines; i) subject to the approval of a) above, approve the revised Transit Oriented Development Per-Unit Forgivable Loan Agreement template; ii) authorize the Deputy City Manager, Housing and Community Growth, or their written designate, to approve, enter into and execute the above referenced agreement substantially in the form authorized and approved under clause (a) i) provided the terms of the agreement conform with the applicable Transit Oriented Development Community Improvement Project Area Financial Incentive Program Guidelines; iii) authorize the Deputy City Manager, Housing and Community Growth, or their written designate, to approve, enter into and execute amending agreemen

Notwithstanding the recommendation from the Director, Planning and Development the heritage designation request related to the property at 1269 Hyde Park Road BE REFUSED.

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 Red Maple Properties Inc. (c/o Siv-ik Planning & Design) relating to the property located at 1453-1459 Oxford Street East & 648-656 Ayreswood Avenue: a) consistent with Policy 43_ of The Official Plan for the City of London, 2016 (The London Plan), for the subject lands representing 648-656 Ayreswood Avnuee, BE INTERPRETED to be located within the Rapid Transit Corridor Place Type; b) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend Zoning By-law No. Z.-1 in conformity with The Official Plan for the City of London, 2016 (The London Plan), to change the zoning of the subject property FROM Residential R1 (R1-6) Zone, a Residential R1/Holding Transit Station Area (R1-6/h-213*TSA1) Zone, and a Residential R1/Office Conversion/Holding Transit Station Area (R1-6/OC4/h-213*TSA1) Zone TO Transit Station Area Special Provision (TSA1( )) Zone; and, c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) provide a variety of common outdoor amenity space (at-grade and on roof tops); and, ii) provide a Transportation Impact Study; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjun

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1412651 Ontario Limited o/a Prospera Properties relating to the property located at 1447-1449 Dundas Street and 684-690 Hale Street: a) the proposed attached by-law BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend The Official Plan for the City of London, 2016 (The London Plan), to change the designation of 684 Hale Street FROM a Neighbourhoods Place Type TO an Urban Corridors Place Type; b) the proposed attached by-law BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend The Official Plan for the City of London, 2016 (The London Plan), by ADDING a new policy to the Specific Policies for the Urban Corridors Place Type and by ADDING the subject lands to Map 7 – Specific Policy Areas – of The London Plan; c) the proposed attached by-law BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend Zoning By- law No. Z.-1, in conformity with The Official Plan for the City of London, 2016 (The London Plan), change the zoning of the subject property FROM an Associated Shopping Area Commercial (ASA4/ASA5) Zone TO a holding Business District Commercial Special Provision (h- 9*BDC(_)*D400*H60) Zone; d) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) Orient primary reside

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1269 Hyde Park Rd Inc. relating to the property located at 1269 Hyde Park Road: a) the proposed attached by-law BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend The Official Plan for the City of London, 2016 (The London Plan), 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 London Plan; b) the proposed attached by-law BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend Zoning By- law No. Z.-1, in conformity with The Official Plan for the City of London, 2016 (The London Plan), as amended in part a) above, to change the zoning of the subject property FROM a Holding Restricted Service Commercial (h-108*RSC1/RSC3/RSC5) Zone TO a Holding Business District Commercial Special Provision (h-108*BDC1(_)*D450*H50) Zone; c) the Site Plan Authority be requested to ensure the proposed documentation and commemoration of the existing building as proposed by the applicant be included in the Site Plan Approval process, and that the applicant be encouraged to consult with the City’s Heritage Planners on materials that may be salvaged and incorporated into the commemorative feature; AND BE IT FURTHER RESOLVED that pursuant to subsection 34(17) of the Planning Act, no furth

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Lambeth Health Organization Inc. (c/o Siv-ik Planning & Design Inc.) relating to the property located at 4402 Colonel Talbot Road: a) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend the Southwest Area Secondary Plan (SWAP), by ADDING a site-specific policy to the Low Density Residential policies in the Lambeth Neighbourhood; 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 November 25, 2025, to amend Zoning By-law No. Z.-1 in conformity with The Official Plan for the City of London, 2016 (The London Plan), as amended in part a) above), to change the zoning on a portion of the subject property FROM a Business District Commercial Special Provision (BDC(30)) Zone and Holding Urban Reserve (h-9*UR1) Zone, TO a Residential R5 Special Provision (R5-4(_)) Zone and to change the zoning on a portion of the subject property FROM a Holding Urban Reserve (h-9*UR1) Zone to a Business District Commercial Special Provision (BDC(30)) Zone; and, c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) installation of a board-on-board fence that exceeds the requirements

That the staff report dated November 12, 2025, related to the application by the City of London relating to Amendments to Home Occupation, BE RECEIVED.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by the City of London relating to home occupation uses: a) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 12, 2025, to amend Zoning By-law No.Z.-1 in conformity with The Official Plan for the City of London, 2016 (The London Plan), to permit home occupations to produce low-risk, home-prepared foods, and allow for the employment of up to three individuals who do not reside in the dwelling unit for all home-based businesses; and, b) the Civic Administration BE DIRECTED to review the Business Licensing By-law L.-131-16 to permit low-risk, home-based food businesses; it being further noted that the Municipal Council approves this application for the following reasons: • alignment with Ontario’s Food Premises Regulation, which supports individuals and businesses selling low-risk, home-prepared foods; • the recommended amendments would be consistent with the Provincial Policy Statement, 2024, which supports a modern economy by providing opportunities for a diversified economic base; • the recommended amendments conform to The London Plan including, but not limited to home occupation policies 928_ and 929_; and, • the recommended amendments support Council’s commitment to encourage equitable economic growth and diversification. Nays: (5)

That, on the recommendation of the Director, Planning and Development, the following actions be taken: a) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on November 25, 2025, to amend The Official Plan for the City of London, 2016 (The London Plan), by Amending Policies 221, 371. 372, 372A, 372B, 378, 380, 1717, 1738, 1739A, 1740, 1747, & 1748 by removing the Street Classification Design Features; it being pointed out that the following individual made a verbal presentations at the public participation meeting held in conjunction with these matters: • M. Wallace, London Development Institute; it being noted that the Municipal Council approves this application for the following reasons: • the recommended amendments are consistent with the Provincial Policy Statement, 2024; • the recommended amendments conform to the general intent of The London Plan; • the recommended amendments will reduce redundancies and clarify contradictions between policies; 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 MHBC Planning Ltd. relating to the property located at 3563 Bostwick Road: a) the proposed by-law as appended to the staff report dated November 12, 2025, as Appendix "A" BE APPROVED at the Municipal Council meeting to be held on November 25, 2025, to amend The Official Plan for the City of London, 2016 (The London Plan), to: i) REVISE Map 1 – Place Types of The London Plan to change the place type on a portion of the subject lands FROM Neighbourhoods Place Type and Environmental Review Place Type TO Neighbourhoods Place Type and Green Space Place Type; ii) REVISE Map 4 – Active Mobility Network of The London Plan to ADD a Cycling and Walking Route; iii) ADD a new Specific Policy to the Neighbourhoods Place Type applicable to the subject lands, in relation to a Draft Plan of Subdivision (39T-24502), to permit a maximum building height of sixteen (16) storeys on the northern portions of Blocks 1 and 2, and eastern portion of Block 4; a maximum height of nine (9) storeys on southern portions of Blocks 1 and 2, and western portion of Block 4; a maximum height of six (6) storeys on Block 3 fronting on a Neighbourhood Street; and commercial uses within mixed use buildings on Block 1, 2 and 4 and ADD the subject lands to Map 7 – Specific Policy Areas; iv) REVISE Schedules 4 and 9 of the Southwest Area Secondary Plan to redesignate the subject land

That the November Deferred Matters List, BE RECEIVED.

That the meeting BE ADJOURNED.