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Public Notices - October 10, 2019


NOTICE OF APPLICATION

The following applications have been received by the City of London.  The Planning and Environment Committee will be considering these applications at a future public meeting, the date and time of which will be published in the Londoner.  If you have any questions or would like to provide comment, please see “Providing Comment” below.

84 and 86 St. George Street and 175 – 179 Ann Street – The purpose and effect of this Official Plan and zoning change is to permit the redevelopment of the subject site for a mixed use high rise tower, with a maximum height of 28 storeys stepping down toward the St. George Street frontage to heights of 26 and 12 storeys, with low rise elements adjacent to both St. George Street and Ann Street. 274 residential units are proposed along with commercial, personal service and administrative space, and a café/lounge which will be accessible to the public. Parking is to be accommodated in an underground multi-level parking structure. Possible amendment to the 1989 Official Plan for the western portion of the property FROM the Multi-family, Medium Density Residential Designation TO the Multi-family, High Density Residential Designation, to identify the site as a permitted location for convenience commercial uses, and to ADD a Specific Area Policy to permit a maximum residential density of 764 uph within the Multi-family, High Density Residential designation for this site. Possible change to The London Plan to ADD a Special Area Policy in the Neighbourhoods Place Type for this site to permit a maximum building height of 28 storeys, and to permit a maximum overall floor area of 1,000 m2 for retail, service and office uses within the podium base. Possible change to Zoning By-law Z.-1 FROM a Residential R9 (R9-3*H12) Zone TO a Residential R10 Special Provision/Convenience Commercial Special Provision (R10-5(_)*D764*H93/CC4(_)) Zone. Requested special provisions for the Residential R10 Zone would permit an apartment building with a maximum height of 93m (28 storeys), a maximum density of 764 uph (274 units), 0m yard depths to all property lines, reduced minimum landscaped open space of 0% where 20% is required, increased maximum lot coverage of 97% where 50% is permitted, and reduced parking of 209 spaces where 310 spaces are required. Special Provisions requested for the Convenience Commercial (CC4) Zone would allow food stores and take-out and eat-in restaurants without drive-through facilities, and brewing on premises establishments, in addition to convenience service establishments, convenience stores, financial institutions, and personal service establishments all without drive through facilities, and all restricted to a location within an apartment building, and limited to a maximum commercial gross floor area of 1,000m2 for an individual commercial use. The City may also consider special provisions in Zoning By-law Z.-1 regulating the height transition of the proposed building, and the use of a less intensive base zone with a bonus provision to allow the requested height and density in return for certain facilities, services or matters. File: OZ-9127 Planner: B. Debbert (City Hall)

 

NOTICE OF INTENT TO REMOVE A HOLDING PROVISION

City Council will consider removing the Holding Provisions as applied to the lands described below at a future Council Meeting.  Council will not hear representations from the public on these matters.  If you have any questions or comments about this matter, please call the planner identified below.

200 Callaway Road – City Council intends to consider removing the “h-5*h-99*h-100” holding provisions from the subject site. The purpose of the “h-5” provision is to ensure that development takes a form compatible with adjacent land uses, agreements shall be entered into following a public site plan review specifying issues allowed for under Section 41 of the Planning Act, R.S.O. 1990, c. P. 13, prior to removal. The “h-99” provision is to ensure that new development is designed and approved consistent with the policies of the Sunningdale North Area Plan and the “Upper Richmond Village-Urban Design Guidelines”, to the satisfaction of the City of London, prior to removal. The “h-100” symbol shall not be deleted until a looped watermain system is constructed and a second public access available to the satisfaction of the City Engineer. Council will consider removing these holding provisions as they apply to these lands no earlier than November 4, 2019. File: H-9126 Planner: A. Riley (City Hall)

1031 and 1095 Upperpoint Avenue – City Council intends to consider removing the “h*h-54*h-209” holding provisions from the subject site. The purpose of the “h” provision is to ensure the orderly development of lands and the adequate provision of municipal services. The “h” symbol shall not be deleted until the required security has been provided for the development agreement or subdivision agreement, and Council is satisfied that the conditions of the approval of the plans and drawings for a site plan, or the conditions of the approval of a draft plan of subdivision, will ensure a development agreement or subdivision agreement is executed by the applicant and the City prior to development. The “h-54” provision is to ensure there are no land use conflicts between arterial roads and the proposed residential uses, the h-54 shall not be deleted until the owner agrees to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London. The “h-209” provision is to encourage building orientation towards public streets and public spaces, a site plan shall be approved and a development agreement shall be entered into which ensures that future development of the lands complies with the urban design policies identified in the Riverbend South Secondary Plan, to the satisfaction of the City of London prior to the removal of the h-209 symbol.  Council will consider removing the holding provision as it applies to these lands no earlier than November 4, 2019. File: H-9124 Planner: A. Riley (City Hall)

915 and 965 Upperpoint Avenue – City Council intends to consider removing the “h*h-54*h-209” holding provisions from the subject site. The purpose of the “h” provision is to ensure the orderly development of lands and the adequate provision of municipal services. The “h” symbol shall not be deleted until the required security has been provided for the development agreement or subdivision agreement, and Council is satisfied that the conditions of the approval of the plans and drawings for a site plan, or the conditions of the approval of a draft plan of subdivision, will ensure a development agreement or subdivision agreement is executed by the applicant and the City prior to development. The “h-54” provision is to ensure there are no land use conflicts between arterial roads and the proposed residential uses, the h-54 shall not be deleted until the owner agrees to implement all noise attenuation measures, recommended in noise assessment reports acceptable to the City of London. The “h-209” provision is to encourage building orientation towards public streets and public spaces, a site plan shall be approved and a development agreement shall be entered into which ensures that future development of the lands complies with the urban design policies identified in the Riverbend South Secondary Plan, to the satisfaction of the City of London prior to the removal of the h-209 symbol. Council will consider removing the holding provision as it applies to these lands no earlier than November 4, 2019. File: H-9125 Planner: A. Riley (City Hall)

 

PROVIDING COMMENT

Your comments on these matters are important.  You may comment by phone, mail, e-mail, by faxing  519-930-3501 or emailing the planner assigned to the file you are interested in.  Mail should be directed to: The City of London, Development Services, P.O. Box 5035, 300 Dufferin Ave., London, ON, N6A 4L9.

Please note: Personal information collected and recorded at the Public Participation Meeting, or through written submissions on this subject, is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13 and will be used by Members of Council and City of London staff in their consideration of this matter. The written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City's website. Video recordings of the Public Participation Meeting may also be posted to the City of London's website.  Questions about this collection should be referred to Cathy Saunders, City Clerk, 519-661-2489 ext. 4937.

If a person or public body would otherwise have an ability to appeal the decision of the Corporation of the City of London or of the Approval Authority to the Local Planning Appeal Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the application is adopted or approved, the person or public body is not entitled to appeal the decision.
If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the proposed amendment is adopted or approved, the person or public body may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party.

ADDITIONAL INFORMATION

For more information about these matters, including information about appeal rights, contact Development Services, 6th floor, City Hall, 300 Dufferin Ave., London, ON, 519-930-3500, Monday to Friday, 8:30am-4:30pm.  The notices listed above indicate the office location of the files. Information for most subdivisions, condominiums, official plan amendments and zoning by-law amendments is also available at london.ca/planapps. Key maps for the lands described in these applications are not provided as they are available for review at the offices noted above.

*Please ensure you reference the File Number or address in all communications.

 

MINOR VARIANCES

The Committee of Adjustment for the City of London will meet on Monday, October 28, 2019, commencing at 1:20 p.m., on the second floor of City Hall, 300 Dufferin Avenue, London, Ontario for the purpose of hearing the following applications for Minor Variance to Zoning By-law Z.-1.

2:10 p.m. – A.104/19 - 621 Creston Avenue, PLAN 578 PT LOT 44 RP 33R15261 PART 1, on the south side of Creston Avenue, west of Verulam Street. To sever one lot into two lots. To permit a lot area of 503.5m², whereas a minimum lot area of 600m² is required (Retained Lot). To permit a lot area of 503.5m², whereas a minimum lot area of 600m² is required (Severed Lot).

2:20 p.m. – A.105/19 ­- 3260 Singleton Avenue, Block 59 (Phase 2), Registered Plan Number 33M-636, on the north side of Singleton Avenue, east of Springmeadow Road. To construct townhouses. To permit a minimum interior side yard setback of 2.4m, whereas a minimum interior side yard setback of 6.0m is required. To permit a maximum density of 41 units per hectare, whereas 35 units per hectare is the maximum density permitted.

2:30 p.m. – A.106/19 - 6743 Crown Grant Road, PLAN 33M726 LOT 8, on the west side of Crown Grant Road, South of Garrison Boulevard. To construct a single detached dwelling. To permit an exterior side yard setback of 2.7m, whereas a minimum exterior side yard setback of 6.0m is required.

2:40 p.m. – A.107/19 - 1087 Gainsborough Road, PLAN 373 LOT 3, on the north side of Gainsborough Road, west of Hyde Park Road. To construct an addition to an accessory structure. To permit an accessory structure with a maximum lot coverage of 16.1%, whereas 10% is the maximum permitted.

If you wish to be notified of a decision of the Committee of Adjustment, you must appear in person or by Counsel at the hearing and file a written request with the Secretary-Treasurer of the Committee of Adjustment.  An appeal from a decision of the Committee of Adjustment to the Local Planning Appeal Tribunal (LPAT) shall be filed within 20 days of making the decision. Any appeal must be filed with the Secretary-Treasurer of the Committee of Adjustment, in person at 7th Floor, City Hall, 300 Dufferin Ave., London, ON, or Mail to City of London, P.O. Box 5035, ON  N6A 4L9. 519-661-2489 ext. 4988.
 

CONSENTS

The London Consent Authority will be considering the following application for consent. Comments are due October 24, 2019 to the London Consent Authority.

B.039/19 – 389 Hyde Park Road – Request to establish an easement of approximately 217.95m² over 389 Hyde Park Road in favour of 394 Hazel Avenue for the purpose of a private sanitary sewer connection. Planner: S. Meksula

B.040-19 – 1093 Westdel Bourne – Request to sever 12.246m², 96.402m², 327.703m2, 287.113m2 and 169.412m² from 1093 Westdel Bourne and covey to 2141, 2149, 2157, 2161 and 2165 Longworth Road for the purpose of future residential uses. Planner: S. Meksula

B.041-192065 Shore Road - Request to sever approximately 1.702 hectares (Part 1) for future residential uses, 0.187 hectares (Part 2) for a private driveway access and to retain approximately 0.733 hectares for a future retirement, senior’s apartment and mixed use building. Planner: S. Meksula

If a person or public body that files an appeal of a decision of the City of London Consent Authority in respect of the proposed consent does not make written submissions to the Consent Authority, before it gives or refuses to give a provisional consent, the Local Planning Appeal Tribunal (LPAT) may dismiss the appeal. If you wish to be notified of the decision of the Consent Authority in respect of the proposed consent you must make a written submission to the City of London Consent Authority, 300 Dufferin Avenue, 6th Floor, London, Ontario, N6A 4L9. Additional information on these applications is available at the Consent Authority Office, Development and Compliance Services, Development Services, 6th Floor, City Hall, 300 Dufferin Avenue, London, Ontario 519-930-3500.

 

NOTICES

 

Notice of Public Information Centre - Veterans Memorial Parkway Extension
Huron Street to Clarke Road - Detailed Design and Construction

The Veterans Memorial Parkway (VMP) Extension from Huron Street to Clarke Road is a priority project in the Transportation Master Plan (TMP) as part of Growth Management Implementation Strategy for the transportation projects. The improvements are anticipated to be constructed in 2020. Staging will involve a 6 week closure of VMP between Huron Street and Oxford Street for road realignment and intersection work. Access for local residents and emergency services will be maintained for the duration of the construction. The City of London is completing the detailed design to extend this roadway including two 3.75 m travel lanes and 3.0 m wide paved shoulders; pavement widening along Huron Street; storm drainage improvements including culverts, sewers and ditching; watermain and sanitary sewer extension; street lighting (Huron Street and intersections) and traffic signals; new signage; and tree planting along the VMP corridor.

A Public Information Centre is being held on Wednesday, October 16, 2019 from 5:00pm to 7:00pm (5:30pm Presentation) at Upper Thames River Conservation Authority Watershed Conservation Centre, 1424 Clarke Road, London ON (between Huron Street and Kilally Road). The purpose of this PIC is to provide information on the design details, construction activities and detour routes, and answer any questions about the project. Please feel free to contact members of the study team for more information. Peter Kavcic, P. Eng. City of London 519-661-CITY (2489) ext. 4581 pkavcic@london.ca; Isaac Bartlett, P. Eng., ENV SP Stantec Consulting Ltd. 519-675-6643 Isaac.bartlett@stantec.com.

 

 

Notice of Public Participation Meeting – Fees and Charges By-law – October 28, 2019, not to be heard before 4:05 PM, Council Chambers, City Hall , 300 Dufferin Avenue. The Strategic Priorities and Policy Committee will hold a public participation meeting to receive delegations and their comments regarding the City of London’s Fees and Charges By-law. The Fees and Charges By-law sets out fees and charges that will be collected by The Corporation of the City of London for services provided by Services Areas throughout the Corporation.

Information regarding the above-noted matter will be posted on the City of London’s website at www.london.ca on Wednesday, October 23, 2019. Written submissions regarding the above-noted matter to be included on the Strategic Priorities and Policy Committee Added Agenda for the meeting should be submitted by no later than 9:00 AM on Friday, October 25, 2019, either delivered or mailed to the City Clerk’s Office, Room 308, 300 Dufferin Avenue, P.O. Box 5035, London, ON N6A 4L9. Submissions in accordance with the above-noted deadline may be e-mailed to sppc@london.ca.

Personal information collected and recorded at the public participation meeting or submitted in writing on this subject is collected under the authority of the Municipal Act, 2001, as amended, and will be used by Members of Council and City of London staff in their review of this matter. The written submissions, including names and contact information and the report of the public participation meeting, will be made available to the public, including posting on the City of London’s website. A video recording of the meeting proceedings may also be posted to the City of London’s website. Questions about this collection should be referred to Cathy Saunders, City Clerk, 519-661-2489 ext. 4937.

 

 

Notice of Public Meeting - Kilally South, East Basin Municipal Class Environmental Assessment

A public meeting for the Kilally South, East Basin Municipal Class Environmental Assessment will be held October 10, 2019 from 6:30pm – 8:30pm at London Public Library Beacock Branch, in Meeting Room A, 1280 Huron St.  The City and its team invite you to share your ideas, opinions, and feedback on the study. 

The study purpose is to determine a stormwater management servicing approach for 96 hectares of future neighbourhood development while best reducing and mitigating stormwater management impacts related to future development within the study area. For more information please visit: http://www.london.ca/residents/Environment/EAs/Pages/Kilally-South,-East-Basin.aspx

How to ensure your opinions are heard:

The City wants to hear from you, if you choose not to attend the public meeting but would like to ask a question, make a comment or add your name to the contact list, please contact the City project manager or the City’s consultant either through the study webpage or through your preferred means of communication:

Adrienne Sones, P.Eng.
Environmental Services Engineer
City of London
519-661-2489 ext. 5593
asones@london.ca

Chris Moon, P.Eng.
Project Manager
Ecosystem Recovery Inc.
519-859-8438
chris.moon@ecosystemrecovery.ca

Municipal Class EA Process

This study is being undertaken in accordance with the Municipal Class Environmental Assessment process (MEA, 2000 as amended in 2007, 2011, and 2015). For details on this process, please refer to https://www.municipalclassea.ca/index.html or contact the City project manager listed above.