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 2.7 in Stage 2, Consent, to be remain in Consent.

That Items 2.1-2.6 and 2.8, BE APPROVED.

That the 4th Report of the Community Advisory Committee on Planning, from its meeting held on July 17, 2025, BE RECEIVED.

That on the recommendation of the Deputy City Manager, Housing and Community Growth the staff report dated August 12, 2025, related to the “Building Services Report– Quarter 2025”, BE RECEIVED.

That, on the recommendation of the Director, Planning and Development, the staff report dated August 12, 2025, related to The London Plan Heights Review, Transit Village, Major Shopping Area and Protected Major Transit Station Areas BE RECEIVED.

That, on the recommendation of the Director, Planning and Development, the application under Section 42 of the Ontario Heritage Act seeking retroactive approval for the porch alterations on the heritage designated property at 964 Dufferin Avenue, within the Old East Heritage Conservation District, BE PERMITTED; it being noted that the alterations were completed without Heritage Alteration Permit approval, however, those alterations comply with the policies and guidelines of the Old East Heritage Conservation District Plan and Conservation & Design Guidelines.

That, on the recommendation of the Director, Planning and Development, the application under Section 42 of the Ontario Heritage Act, seeking to construct a new building on the heritage designated property at 170 Wortley Road, within the Wortley Village-Old South Heritage Conservation District, BE PERMITTED as described in the staff report dated August 12, 2025, and as appended to this report as Appendix “C”, subject to the following terms and conditions: a) the Heritage Planner be circulated on the applicant’s Building Permit application drawings to verify compliance with this Heritage Alteration Permit prior to the issuance of the Building Permit; b) prior to the issuance of the Building Permit, the applicant shall confirm product information and specifications with the Heritage Planner for the exterior stone veneer and exterior red brick veneer to ensure compatibility with adjacent heritage properties; c) signage for the commercial storefront be reviewed under a separate Heritage Alteration Permit application; d) through the Site Plan Approval process, pedestrian connections through the site and connecting to the proposed building entrances be reviewed to ensure they address potential Crime Prevention Through Environmental Design (CPTED) and safety concerns in a manner that is consistent with the policies and guidelines of the Wortley Village-Old South Heritage Conservation District to establish shared spaces for access that contribute to the pedestrian character of the Wor

That, on the recommendation of the Director, Planning and Development, the application under Section 42 of the Ontario Heritage Act, seeking to construct a new building on the heritage designated property at 172 Wortley Road, within the Wortley Village-Old South Heritage Conservation District, BE PERMITTED as described in the staff report dated August 12, 2025, and as appended to this report as Appendix “C”, subject to the following terms and conditions: a) the Heritage Planner be circulated on the applicant’s Building Permit application drawings to verify compliance with this Heritage Alteration Permit prior to the issuance of the Building Permit; b) signage for the commercial storefront be reviewed under a separate Heritage Alteration Permit application; c) through the Site Plan Approval process, pedestrian connections through the site and connecting to the proposed building entrances be reviewed to ensure they address potential Crime Prevention Through Environmental Design (CPTED) and safety concerns in a manner that is consistent with the policies and guidelines of the Wortley Village-Old South Heritage Conservation District to establish shared spaces for access that contribute to the pedestrian character of the Wortley Commercial Area; d) the Heritage Alteration Permit be displayed in a location visible from the street until the work is completed.

That, on the recommendation of the Director, Planning and Development, the staff report dated August 12, 2025, related to the Quarterly Heritage Report – Q2 2025, BE RECEIVED. 3

That the Civic Administration BE DIRECTED to undertake a review of the CMP and update it to remove the trail section of Attawandaron Road Park and take no further action on the implementation and construction of this trail; it being noted that the memo dated August 12, 2025, from the Director, Planning and Development and Manager, Environmental Planning related to the Medway Valley Heritage Forest Environmentally Significant Area (South) Conservation Master Plan, was received; it being further noted that the Planning and Environment Committee received the following communications with respect to these matters: • a communication dated June 21, 2025, from Attawandaron Road Neighbourhood Association (ARNA); • a communication dated July 6, 2025, from L. Robert and L. Elley; • a communication dated July 7, 2025, from P. McLean.; it being further noted that the verbal delegations from B. Vogel, P. McLean and P. Schmidt, with respect to this matter, was received.

That the delegation requests from P. McLean, B. Vogel and P. Schmidt, as appended to the added agenda BE APPROVED, to be heard at this time.

That the motion BE AMENDED to read as follows: That the Civic Administration BE DIRECTED to undertake a review of the CMP and update it to remove the trail section of Attawandaron Road Park and take no further action on the implementation and construction of this trail.

That the motion, as amended, BE APPROVED. Yeas: (5): S. Lehman, S. Lewis, P. Cuddy, E. Peloza, and S. Hillier

That the motion related to the application of Starline Developments relating to the property located at 820 Blythwood Road BE REFERRED to a future meeting of the Planning and Environment Committee (PEC) until such time that the ReThink Zoning process is brought back to the PEC for consideration; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • J. Gaudet, MHBC Planning, Urban Design & Landscape Architecture; and, • J. Hevey; 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.

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 2741943 Ontario Inc. c/o Europa Foods relating to the property located at 430 First Street, the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 a portion of the subject property BY AMENDING the Restricted Service Commercial Special Provision (RSC1(29)) 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 Design and Building policies, and the Urban Corridor Place Type policies; and, • the recommended amendment would permit a range of complementary uses within the existing building that are appropriate for the site and within the surrounding context.

That, on the recommendation of the Director, Planning and Development, the following action be taken with respect to the application of The Incorporated Synod of the Diocese of Huron (c/o Siv-ik Planning & Design of) relating to the property located at 1204 Richmond Street, the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 property FROM the existing Neighbourhood Facility Special Provision (NF(1)) Zone TO a compound Neighbourhood Facility Special Provision/Office Special Provision (NF(1)/OF3(_)) Zone; 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; and, • S. Bentley; 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 Urban Corridors Place Type policies; and, • the recommended amendment would permit complementary uses that are considered appropriate within the surrounding context; it being acknowledg

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the applications of The Corporation of the City of London (O-25063) and GCTel and Fowad Zarify (c/o Zelinka Priamo Ltd.) (Z-25062) relating to the properties located at 180 Simcoe Street and 214-230 Richmond Street: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 2025, to amend the Official Plan for the City of London, 2016, by ADDING a new policy in the Specific Policies in the Neighbourhoods Place Type for 180 Simcoe Street and 214-230 Richmond Street, and by ADDING the lands to Map 7 – Specific Policy Areas – of the Official Plan; b) the proposed by-law as appended to the above-noted report as Appendix "B" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 2025, to amend Zoning By-law No. Z.-1 (in conformity with the Official Plan for the City of London, 2016) as amended in the above part a), to change the zoning of 180 Simcoe Street FROM a Restricted Office (RO1) Zone TO a Restricted Office Special Provision (RO1(_)) Zone; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • C. McAllister, Zelinka Priamo; it being further noted that the Municipal Council approves this application for the following reasons: • the recomm

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Amnoor Homes Inc. (c/o Strik, Baldinelli, Moniz Ltd.) relating to the property located at 514-520 South Street: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 R7 (R7*D75*H10) Zone TO a Residential R5 Special Provision (R5-7(_)) Zone; b) The Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) explore opportunities to re-orient the building to face South Street, or alternatively provide a development with end-facing orientation that incorporates elements such as a main entrance and windows, and elements that provide street presence and functional access; and, ii) provide screening between the parking area and street; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • B. Hyland, Strik Baldinelli Moniz; it being noted that the Planning and Environment Committee received the following communication with respect to these matters: • a communication dated August 11, 2025, from T. Ford; it being furth

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Finch Real Property ll Ltd. relating to the property located at 35-45 Southdale Road East, the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 Restricted Service Commercial Special Provision (RSC1(23)/RSC2(13)/R SC3/RSC4 (20)/RSC5 (20)) Zone TO a Restricted Service Commercial Special Provision (RSC1(23)/RSC2(13)/RSC3(_)/RSC4(20)/RSC5 (20)) Zone; it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters: • D. Murphy, Siv-ik Planning and Design; 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 Shopping Area Place Type policies; • the recommended amendment would permit a range of complementary uses within the existing building that are appropriate for the site and within the surrounding context; it bein

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Alora Homes c/o Creative Structures relating to the property located at 180-186 Commissioners Road West and 548 Viscount Road: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 R9 Special Provision (R9-4(1)) Zone and a Residential R1 (R1-9) Zone TO a Holding Residential R9 Special Provision (h-8*h-13*R9-4(1)*H14) Zone and a Residential R9 Special Provision (R9-4(1)*H12) Zone; b) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: i) provide a built form that is located along both the Commissioners Road West and Viscount Road frontages with units oriented to the street; ii) provide for a building design that includes a high level of architectural detail including, but not limited to, individual front door entrances to ground floor units; mitigation measures to address privacy issues/conflicts between grade-related patios and the public realm on Commissioners Road West; and an appropriately sized common outdoor amenity area for all units; iii) the installation of board-on-board fencing along the ea

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Tristone Partners Inc. relating to the property located at 116-118 Adelaide Street North: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 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 R2 (R2-2) Zone TO a Residential R6 Special Provision (R6-5(_)) Zone; b) the requested Special Provisions, as part of the requested amendment to Zoning By-law No. Z.-1, to permit a rear yard setback of 3.0 metres whereas 6.0 metres is required when the wall of a unit contains windows to habitable rooms, to permit interior side yard setbacks of 3.0 metres to a 3-storey apartment building whereas 6.0 metres is required when the wall of a unit contains windows to habitable rooms, and to permit a landscape open space of 25% whereas 30% is required, BE REFUSED for the following reasons: i) the requested Special Provisions do not conform to the policies of The London Plan, including the City Design policies, Neighbourhood Place Type policies, nor the regulations of the Zoning By-law No. Z.-1; ii) functionality concerns and concerns with the setbacks proposed for the 3-storey apartment building could result in negative impacts on

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Landea Developments Inc. relating to the property located at 1196 Sunningdale Road West: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 2025, to amend the Official Plan for the City of London, 2016, to change the designation of the subject lands on Map 1 – Place Types of The London Plan FROM Green Space Place Type TO Neighbourhoods Place Type; 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 August 26, 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 Holding Residential R1 (h-8*h-125*R1-13) Zone and Open Space OS1 Zone TO a Community Facility CF2/ Residential R4 Special Provision (CF2/R4-4(_)) Zone, Community Facility CF2/ Residential R9 Special Provision (CF2/R9 5(_)/H20/D130) Zone and Open Space OS1 Zone; c) the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process if the school block doesn’t advance: i) orient the built forms to the public streets with principal entrance facing the public street and provide direct walkway connections t

That the motion BE AMENDED to add a new part e) to read as follows: e) the Subdivision Approval Authority BE REQUESTED to consider amending the draft plan of subdivision to require the subject lands to be reserved for 3 years for permitted uses within the Community Facility (CF2) zone until the draft plan of subdivision lapses. Should the school board and the developer, Landea Developments Inc., be unable to reach a resolution by the lapse of the draft plan of subdivision, the Subdivision Approval Authority BE REQUESTED to consider permitting the lands to then proceed to develop for residential use.

That the motion, as amended, BE APPROVED.

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application by the Corporation of the City of London relating to the definition of stacked townhouse: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 2025, TO AMEND Zoning By-law No. Z.- 1, Section 2 Definition for "DWELLING" r) "STACKED TOWNHOUSE" to facilitate stacked townhouse dwellings with more than two units high; it being pointed out that the following individuals made verbal presentations at the public participation meeting held in conjunction with these matters: • M. Wallace, London Development Institute; and, • S. Bentley; it being noted that the Planning and Environment Committee received the following communications with respect to these matters: • a communication dated August 8, 2025, from C. Butler; 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 and the Our Tools policies; and, • the recommended amendment supports Council’s commitment to improve the delivery of services through streamlined decision-making process; it being acknowledged that any and all oral and written submiss

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 the Delegation and Approval of Minor Zoning By-law Amendments: a) the proposed by-law as appended to the staff report dated August 12, 2025, as Appendix "A" BE INTRODUCED at the Municipal Council meeting to be held on August 26, 2025, to amend the Official Plan for the City of London, 2026, by AMENDING Policy 1633A and ADDING Policy 1633D_ and E_ relating to delegated authority and alternative engagement techniques for minor zoning by-law amendments; 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 August 26, 2025, to amend By-law No. A.-8279- 200, by AMENDING Sections 2.1 and 3.3 relating to delegated authority for approvals of zoning by-law amendments that are of a minor nature under Section 34 of the Planning Act; 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, London Development Institute; it being noted that the Municipal Council approves this application for the following reasons: • the recommended amendment is consistent with Section 39.2 of the Planning Act which provides discretionary authority that allows municipal councils to delegate decision-making authority under Section 34 that are of

That the submission from Councillor S. Franke related to the Agricultural Land Offset Policy BE RECEIVED; it being noted that the Planning and Environment Committee received the following communications with respect to these matters: • a communication dated August 9, 2025, from B. Newell; • a communication dated August 10, 2025, from P. Verkley, Middlesex Federation of Agriculture • a communication dated August 10, 2025, from Rev. C. G. Foster-Haig; and, • a communication dated August 9, 2025, from T. Daniele.

That the submission from Councillors S. Franke and E. Peloza related to Supporting Small Business and Nonprofits through updates to the Zoning By-law, BE RECEIVED and be forwarded to the Civic Administration for their consideration through the ReThink Zoning process.

That the August Deferred Matters List, BE RECEIVED, with the exception of Item 1.

That the Deferred Matters list BE AMENDED to remove item 1 from the list.

That Committee rise and go into Committee, In Closed Session, for the purpose of considering 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 London Plan for the property located at 560-562 Wellington Street 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.