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, Consent, following Item 2.1.

That the 4th Report of the Ecological Community Advisory Committee, from its meeting held on March 20, 2025, BE RECEIVED; it being noted that the verbal delegation from S. Levin, Chair of the Ecological Community Advisory Committee, with respect to this matter was received.

that the motion be amended to include a new part that reads as follows: the Civic Administration BE REQUESTED to include in the Ecological Reference Group Terms of Reference a review Environmental Impact Studies, Environmental Assessments, infrastructure reviews, Subject Land Status Reports and Subwatershed Studies.

That, the Civic Administration BE DIRECTED to bring forward a by-law to the Municipal Council meeting on April 22, 2025, to amend By-law C.P.- 1559-83, as amended, being A By-law to establish financial incentives for the Core Area Community Improvement Project Area, by adding Schedule 4 – Core Area Community Improvement Plan – Vacant Commercial Space Fit-Out Grant Program Guidelines; it being noted that the written communication from W. Thomas and D. Brown, with respect to this matter was received; it being further noted that the delegation from K. Morrison, Old East Village BIA, with respect to this matter was received.

That the delegation request from K. Morrison, as appended to the Added Agenda, BE APPROVED to be heard at this time.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Southside Construction Management Ltd. relating to the property located at 3095 Bostwick Road: a) the proposed by-law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 22, 2025, to amend the Official Plan, for the City of London, 2026, to: i) change the designation of the subject lands on Map 1 of The London Plan FROM Green Space and Neighbourhoods Place Type TO Green Space and Neighbourhoods Place Type; ii) change the designation of the subject lands on Schedules 4 and 12 of the Southwest Area Secondary Plan FROM Open Space and Environmental Review, and Low Density Residential designations, TO Open Space and Environmental Review, and Low Density Residential designations; b) the proposed by-law attached to the staff report dated April 8, 2025, as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on April 22, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan, from the City of London, 2016 as amended in part a) above), to change the zoning of the subject property FROM an Urban Reserve (UR3) Zone TO a Residential R2 (R2- 3(6)), Residential R4 (R4- 4(2)), and an Open Space (OS5) Zone; and, c) the Planning and Environment Committee REPORT TO the Approval Authority the issues, if any, raised through the application r

that part c) be amended to include i) to read as follows: i) The subdivision approval authority include a draft plan condition specific to natural heritage compensation for the 1.27 hectares of feature removal, consisting of 0.57 ha of wetlands and 0.70 ha of woodlands, to demonstrate no net loss to the natural heritage features and functions, to the satisfaction of the City. If the Owner is unable to compensate for the full 1.27 hectares on the subject lands, the balance is to be provided on non-City lands external to the subject lands.

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 Dancor Construction Ltd. relating to the property located at 2826 Dundas Street: a) the proposed by-law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 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 property FROM a Holding Light Industrial (h- 108*LI1) Zone TO a Holding Light Industrial Special Provision (h-108*h- 9*LI1/LI6(_)) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider design issues through the site plan process that incorporates measures to relocate the building closer to the street with parking in the interior side and/or rear yard, and design the street facing façade to reduce large expanses of blank wall along Dundas Street; and, c) that pursuant to Section 34(17) of the Planning Act, as determined by the Municipal Council, no further notice be given in respect of the proposed by-law as the key map provided in the Notice of Application and Public Meeting correctly depicted the subject lands, the change in address has no major impacts on the nature of the application, and no public concerns were received in response to the Notice of Application and Public Meeting; it being pointed out that the following individuals made verbal pr

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 1620 Evans Boulevard (formerly 1622 Evans Boulevard): a) the proposed by-law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 22, 2025, to amend the Official Plan for the City of London, 2016, by ADDING a new policy to the Specific Policies for the Neighbourhoods 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 April 8, 2025, as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on April 22, 2025, to amend the Zoning By-law No. Z.- 1 (in conformity with the Official Planfor the City of London, 2016, as amended in part a) above), to change the zoning of the subject property FROM a Holding Residential R6/Residential R8 (h-100*R6-5/R8-4) Zone, TO a Residential R6/Residential R8 Special Provision (R6-5(_)/R8-4(_)) Zone; c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) opportunities to reduce hard surface areas in favour of increased trees and landscaping; and, ii) tree planting along the rear of the property to provide screening from Highbury Avenue South; it being pointed out that the following indivi

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Rosella Merucci relating to the property located at 8530 Longwoods Road, the proposed by-law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 22, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan of the City of London, 2016), to change the zoning of the subject property FROM an Agricultural (AG1) Zone TO a Residential R1 (R1-15) Zone; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • P. Saker; 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, Rural Neighbourhoods Place Type and Our Tools policies; and, • the recommended amendment would permit residential intensification that is appropriate for the existing and planned context of the site and surrounding neighbourhood; 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 rega

Motion to open the public participation meeting. Yeas: (5): S. Lehman, S. Lewis, P. Cuddy, E. Peloza, and S. Hillier Absent: (1): Mayor J. Morgan

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1398 Wellington NDB Limited (c/o Monteith Brown Planning Consultants) relating to the property located at 1398 Wellington Road, the proposed by- law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 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 a Restricted Service Commercial/Light Industrial (RSC2/LI1) Zone TO a Restricted Service Commercial/Light Industrial/Associated Shopping Area Commercial Special Provision (RSC2/LI1/ASA1(_)) Zone; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • A. Legrew; 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, Shopping Area Place Type policies, and the Our Tools policies; and, • the recommended amendment would permit an appropriate range of uses at an intensity that can be accommodated on the subject lands and is considered compatible

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 Creative Structures - Kenneth Gakuhi Ngacaku relating to the property located at 825 Wharncliffe Rd S, the proposed by-law as appended to the staff report dated April 8, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on April 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 property FROM a Residential R1 (R1-9) Zone TO a Convenience Commercial Special Provision (CC4( )) Zone; 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 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, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Royal Premier Homes (c/o Siv-ik Planning and Design Inc.) relating to the property located at 801 Sarnia Road: a) the request to amend the Official Plan for the City of London, 2016, by adding a new policy to the Specific Policies for the Neighbourhoods Place Type and adding the lands to Map 7 – Specific Area Policies, BE REFUSED for the following reasons: i) the requested amendment does not satisfy the criteria for adoption of Specific Area Policies; and; ii) the requested amendment does not facilitate an appropriate form of residential intensification that is sensitive to existing neighbourhoods and does not represent a good fit, as required by the intensity and residential intensification policies for the Neighbourhoods Place Type; b) the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property FROM a Holding Residential R8 Special Provision Bonus (h-8*R8- 4(74)*B-40)) Zone TO a Residential R9 Special Provision (R9-7(_)) Zone, BE REFUSED for the following reasons: i) the requested amendment is not consistent with the Provincial Planning Statement, 2024; ii) the requested amendment is not in conformity with The London Plan, including but not limited to the Residential Intensification policies in the Neighbourhoods Place Type; iii) the proposed density cannot be appropriately accommodated on the subject lands and

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the Section 26 Official Plan Review of The London Plan: a) that the Draft Industrial Land Needs Assessment (Employment Areas)as appended to the staff report dated April 8, 2025, as Appendix “A” BE RECEIVED for continued consultation with the community and development industry; b) that the Civic Administration BE DIRECTED to receive landowner requests for candidate industrial properties to be evaluated for potential inclusion within the urban area of the city as part of the Urban Growth Boundary Review, noting an expansion is warranted based on the findings of the draft Industrial Land Needs Assessment (Employment Areas) contained in the above-noted Appendix “A”; c) that the Civic Administration BE DIRECTED to undertake a review of Ineligible and Unsuitable industrial lands, as identified through the Draft Industrial Land Needs Assessment (Employment Areas), for possible land use redesignation; and, d) that this report BE RECEIVED; it being noted that following consultations, the Industrial Land Needs Assessment for Employment Areas will be presented to future meetings of Council; it being further noted that the findings of the Urban Growth Boundary Review, including evaluation of landowner requests and blocks identified for evaluation by Civic Administration, are to be brought forward to a future meeting of the Planning and Environment Committee for Council ad

That, on the recommendation of the Deputy City Manager, Planning and Economic Development, the following actions be taken: a) the Civic Administration BE DIRECTED to bring forward the fee changes included in Schedule “A” as part of the 2026 Amendments to Consolidated Fees and Charges By-law; and, b) the Civic Administration BE DIRECTED to phase-in the subdivision drawing review fee increase over two years, in addition to annual inflationary increases; and, c) the City of London’s Internal Auditor MNP BE REQUESTED to include a value for money audit of the Subdivision Review Process as part of Proposed Risk-Based Internal Audit Plan for 2026; and, d) the appended report dated April 8. 2025 as Schedule “B” BE RECEIVED for information; it being noted that the second annual subdivision drawing review fee increase will proceed subject to the Subdivision Review Process audit recommendations; it being further noted that the verbal delegation from M. Wallace, with respect to this matter was received.

That the delegation request from M. Wallace, as appended to the Added Agenda, BE APPROVED to be heard at this time.