Open Council

The 11th Meeting of the Planning and Environment Committee

Open Council

The 11th Meeting of the Planning and Environment Committee

June 23, 2025, at 1:00 PM

Original link

1.   Disclosures of Pecuniary Interest

That it BE NOTED that no pecuniary interests were disclosed.

2.   Consent

Moved by P. Cuddy

Seconded by S. Lewis

That Items 2.1 and 2.2 BE APPROVED.

Motion Passed (6 to 0)

2.1   Information Report on ReThink Zoning Project

2025-06-23 (2.1) Staff Report - Information Report on Rethink Zoning Project

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Director, Planning and Development, the staff report dated June 23, 2025, related to the Information Report on Rethink Zoning Project, BE RECEIVED.

Motion Passed

2.2   (ADDED) Community Advisory Committee on Planning Report

(ADDED) 2025-06-19 CACP Report

Moved by P. Cuddy

Seconded by S. Lewis

That the 3rd Report of the Community Advisory Committee on Planning, from its meeting held on June 19th, 2025, BE RECEIVED.

Motion Passed

3.   Scheduled Items

3.1   Official Plan Review of The London Plan: Draft Urban Growth Boundary Review (Community Growth)

Moved by S. Lewis

Seconded by P. Cuddy

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 and Urban Growth Boundary Review:

a)    that the Draft Urban Growth Boundary Review (Community Growth) as appended to the staff report dated June 23, 2025, as “Appendix A” BE RECEIVED;

b)    that Civic Administration BE DIRECTED to continue consultation on the Draft

Urban Growth Boundary Review (Community Growth) with the community, development industry, and local Indigenous communities; and,

c)    that the report BE RECEIVED;

it being noted that the findings of the Industrial Land Needs Assessment for Employment Areas will be presented to a future meeting of Council and incorporated into the Urban Growth Boundary Review;

it being further noted that following additional consultations, the Urban Growth Boundary Review will be presented to a future meeting of Council and forwarded to the Ministry of Municipal Affairs and Housing for approval; 

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; 

-    J. Zaifman, London Home Builders Association;

-    M. Mussa; 

-    L. Bloomer

-    B. Samuels; 

-    M.A. Hodge; 

-    J. Menocha; and, 

-    T. Grave;

it being further noted that the Planning and Environment Committee received the following communications with respect to these matters:

  •    a communication dated June 8, 2025, from B. Steele; 

  •    a communication dated June 9, 2025, from C. Jacob; 

  •    a communication dated June 4, 2025, from D. Milton; 

  •    a communication dated June 3, 2025, from E. Blokker; 

  •    a communication dated June 11, 2025, from M. Lucas; 

  •    a communication dated June 9, 2025, from M. Mackie; 

  •    a communication dated June 4, 2025, from N. Moss; 

  •    a communication dated June 11, 2025, from Nathaniel; 

  •    a communication dated May 29, 2025, from P. Verkley, Middlesex Federation of Agriculture; 

  •    a communication dated June 16, 2025, from T. Mathers; 

  •    a communication dated June 13, 2025, from K. & D. Gowanlock; and, 

  •    a communication dated June 19, 2025, from Chief, R. K. J. Miskokomon, Chippewas of the Thames First Nation; 

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 Passed (6 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by E. Peloza

Motion to open the public participation meeting.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by E. Peloza

Motion to close the public participation meeting.

Motion Passed (6 to 0)

3.2   2026 Growth Management Implementation Strategy (GMIS) Update

2025-06-23 (3.2) Staff Report - 2026 GMIS Annual Update

Moved by S. Lewis

Seconded by P. Cuddy

That, on the recommendation of the Deputy City Manager, Housing and Community Growth regarding the implementation of The London Plan growth management policies applicable to the financing of growth-related infrastructure works, the following actions be taken:

a)    the 2026 Growth Management Implementation Strategy Update BE APPROVED as appended to the staff report dated June 23, 2025, as Appendix ‘B’; it being noted that: i. Stoney Creek SWMF 7.1 will be cancelled:

ii)    Stoney Creek SWMF 8 will be rescheduled from 2028 to 2030; 

iii)    Stoney Creek SWMF 10 will be rescheduled from 2028 to 2030; 

iv)    Kilally South, East Basin SWM 2 will be rescheduled from 2026 to 2027; 

v)    Thornicroft Drain Natural Channel Improvements will be rescheduled from 2024 to 2026; 

vi)    North Lambeth SWMF P1 North will be rescheduled from 2029 to 2026; 

vii)    North Lambeth SWMF P1 South will be rescheduled from 2029 to 2027; 

viii)    North Lambeth SWMF P2 South will be rescheduled from 2026 to 2027; 

ix)    North Lambeth P3 (Dingman Tributary D4) will be rescheduled from 2026 to 2027; 

x)    Bradley Avenue Extension – Wonderland to Bostwick will be rescheduled from 2028 to 2033; 

xi)    Pincombe Drain SWMF 5 will be rescheduled from 2027 to 2030; 

xii)    White Oaks SWMF 4 Phase 1 will be rescheduled from 2027 to 2032; and, 

xiii)    Murray Mar SWMF 1 will be cancelled;

b)    the Capital Budget BE ADJUSTED to reflect the timing changes associated with the projects in the above noted clause a);

c)    that Civic Administration BE DIRECTED to bring forward a report on the implementation potential and next steps of proceeding with the following servicing improvement projects to support multi-unit housing using Housing Accelerator Funding:

i)    Sewer Extension on Pack Road; 

ii)    Sewer Extension on Exeter Road;  

iii)    Hyde Park Road and Sunningdale Road Servicing Extension-Engineering Design; and,  

iv)    Hyde Park Pump Station Upgrade;

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 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 Passed (6 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by E. Peloza

Motion to open the public participation meeting.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (6 to 0)

3.3   Environmental Management Guidelines Update

2025-06-23 (3.3) Staff Report - Environmental Management Guidelines Update

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Director, Planning and Development, the following actions be taken:

a)    the Environmental Management Guidelines as appended to the staff report dated June 23, 2025, as Appendix 1 to Appendix “A”, BE ADOPTED as a Municipal Guideline Document; and,

b)    the proposed by-law as appended to the staff report dated June 23, 2025, as Appendix “A”, BE INTRODUCED at the Municipal Council meeting to be held on July 22, 2025, to adopt the Environmental Management Guidelines, in accordance with the Official Plan for the City of London, 2016, policy 1713;

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;

-    S. Levin; and, 

-    L. Bloomer; 

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 Passed (6 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (6 to 0)

3.4   3680 & 3700 Colonel Talbot Road (OZ-25013)

2025-06-23 (3.4) Staff Report - 3680-3700 Colonel Talbot Road - Sunset Creek - OZ-25013

Moved by P. Cuddy

Seconded by S. Lewis

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 3680 and 3700 Colonel Talbot Road:

a)    the proposed by-law as appended to the staff report dated June 23, 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, to:

i)    REVISE Map 1 – Place Types to change the designation on a portion of the subject lands FROM Neighbourhoods Place Type TO Green Space Place Type; 

ii)    REVISE Map 3 – Street Classifications of The London Plan to REALIGN the Neighbourhood Connector Street classification for Campbell Street North and Big Leaf Trail; 

iii)    ADD a new Specific Policy to the Neighbourhoods Place Type applicable to the subject lands identified as Blocks 12 and 20 on the proposed Draft Plan of Subdivision to permit a maximum height of six (6) storeys on a Neighbourhood Connector; 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 lands FROM Low Density Residential, Medium Density Residential, Open Space and Environmental Review TO Low Density Residential, Medium Density Residential, Open Space and Environmental Review to align with the lot and block layout, and road configuration within the applicant’s proposed Draft Plan of Subdivision; and to relocate the Neighbourhood Central Activity Node east of the Royal Magnolia Avenue and Campbell Street North intersection; and, 

v)    REVISE the Southwest Area Secondary Plan by ADDING a site-specific policy to the North Lambeth Residential Neighbourhood to permit a maximum height of six (6) storeys on Block 12; and maximum height of six (6) storeys and maximum density of 120 units per hectare on Block 20 of the proposed Draft Plan of Subdivision;

b)    the proposed by-law as appended to the staff report dated June 23, 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 Neighbourhood Facility NF Zone, an Urban Reserve (UR4) Zone, and an Open Space (OS4) Zone TO a Residential R1 Special Provision/Residential R2 Special Provision (R1-3()/R2-1()) Zone; a Residential R2 Special Provision/Residential R4 Special Provision (R2-1()/R4-6()) Zone; a Residential R1 Special Provision/Residential R2 Special Provision/Residential R6 Special Provision/Residential R8 Special Provision (R1-3()/R2-1()/R6-5()/R8-4()) Zone; a Residential R6 Special Provision/Residential R8 Special Provision (R6-5()/R8-4()) Zone; a Residential R6 Special Provision/Residential R8 Special Provision/Convenience Commercial CC (R6-5()/R8-4()/CC6()) Zone; a Residential R6 Special Provision/Residential R8 Special Provision/Residential R9 Special Provision (R6-5()/R8-4()/R9-3(_)-H32-D120) Zone; a Residential R6 Special Provision/Residential R8 Special Provision/Residential R9 Special Provision (R6-5()/R8-4()/R9-3(_)-H32-D120) Zone; a Residential R6 Special Provision/Residential R8 Special Provision/Residential R9 Special Provision/Convenience Commercial CC Special Provision (R6-5()/R8-4(**)/R9-3(_)-H32-D120/CC6(*)) Zone; an Open Space (OS1) Zone; an Open Space (OS4) Zone; and an Open Space (OS5) Zone;

c)    the Planning and Environment Committee REPORT TO the Subdivision Approval Authority the issues, if any, raised through the application review process for the property located at 3680 and 3700 Colonel Talbot Road; and,

d)    the Site Plan Approval Authority BE REQUESTED to consider the following design issues through the site plan process: 

i)    incorporate massing and articulation into building facades along Colonel Talbot Road by including such elements as principal entrances, canopies, awnings, overhangs, transparent glazing, forecourts, patios, landscaping, and lighting. Ensure at-grade commercial uses have storefronts and principal entrances oriented to the public street;  

ii)    incorporate recesses, projections, balconies, and terraces to provide depth and variation in building form;  

iii)    incorporate building massing and articulation at street corners and intersections by including principal entrances, wrapped features, signages, and glazing;  

iv)    design the side elevation of any building fronting a public street with a similar level of massing and articulation as the front elevation;  

v)    ensure building orientation to public streets with principal entrances facing the street and walkway connections to public sidewalks;  

vi)    consider window drive lanes along the open space corridor for greater visual exposure to the natural feature and offering passive surveillance; and,  

vii)    screen any surface parking from the street by buildings or an all-season landscaped buffer;

it being pointed out that the following individual made a verbal presentation at the public participation meeting held in conjunction with these matters:

-    S. Allen, MHBC;

it being noted that the Municipal Council approves this application for the following reasons:

i)    the recommended amendments are consistent with the Provincial Planning Statement 2024 which directs municipalities to provide for a range and mix of housing options and densities, and promotes healthy, active and inclusive communities, fosters social interaction, and facilitate active transportation and community connectivity;  

ii)    the recommended amendments conform to the policies of The London Plan, including, but not limited to, the Neighbourhoods Place Type, City Building and Design, Environmental, Our Tools, and all other applicable policies of The London Plan;  

iii)    the recommended amendments are appropriate and compatible with existing and future land uses surrounding the subject lands; and, 

iv)    the recommended zoning will support the proposed Draft Plan of Subdivision and facilitate an appropriate form, height, and mix of residential development in conformity with The London Plan and the Southwest Area Secondary Plan, as amended;

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 Passed (6 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (6 to 0)

4.   Items for Direction

None.

5.   Deferred Matters/Additional Business

5.1   Deferred Matters List

2025-06-23 PEC Deferred Matters List

Moved by S. Lewis

Seconded by P. Cuddy

That the June Deferred Matters List, BE APPROVED.

Motion Passed (6 to 0)

6.   Adjournment

Moved by S. Lewis

Seconded by P. Cuddy

That the meeting BE ADJOURNED.

Motion Passed

The meeting Adjourned at 3:30 PM.

Full Transcript

Transcript provided by Lillian Skinner’s London Council Archive. Note: This is an automated speech-to-text transcript and may contain errors. Speaker names are not identified.

View full transcript (23 minutes)

[14:43] Good afternoon, everyone. It’s 12 p.m. I’m going to call the special 10th meeting of the Planning Environment Committee meeting to order. Excuse me, the city of London is situated on traditional lands of the Anishnabic, (speaking in foreign language) let it pay walk and add a wander on. We honor and respect the history languages and culture of the diverse indigenous people who call this territory home. The city of London is currently home to many First Nations, Métis and Inuit today. As representatives of the people of the city of London, we are grateful to have the opportunity to work and live in this territory. The city of London is committed to making every effort to provide alternative formats and communication supports for meetings upon request.

[15:22] To make a request specific to this meeting, please contact pec@london.ca or 519-661-2489 extension 2425. I’ll look for any disclosures of pecuniary interest at this time. Seeing none, we have one consent item and then we also have an item in camera as well. So I will go to the consent item first and I will go to Mr. Mathers. Mr. Mathers, why are we here today? Through the chair. So you see before you a transfer payment agreement. So this is something that is a requirement that the city wishes to be able to participate in the Building Faster Fund program.

[15:59] So that program of course is being offered by the provincial government. And if you have a scoring of over 80% of the number of units with any one year, then you’d be eligible for this program for funding. So there’s a deadline associated with this. That’s why we needed to bring this to you more quickly than the next committee meeting. So before you happy to answer any questions, you might have about the program. Thank you, Mr. Mathers. So I’ll go to the committee, Mayor. I don’t have any questions.

[16:32] I’ll just make a few comments about this. So first off to Mr. Mathers and your team. I want to thank you for the work that you did in 2024 to actually help us achieve our Building Faster Fund target. I know we didn’t achieve it in 2023, but the program was new. We had a lot of things ramp up and through decisions of your team as well as municipal council. I think we were able to bring a lot of units online in 2024 and allow us to meet the thresholds to secure Building Faster Fund. On the program, I will say, mayors across the province, and I know AMO as well, continue to advocate for a program that more aligns with the things that we actually have control over.

[17:14] The number of permissions that this council has approved are well exceed the number of units that actually get built. Now we were lucky enough that enough got built that we were able to achieve the funds, but we continue to advocate for a program that would reflect incentives tied very closely to the things that we actually have full control over from start to end. As you know, the housing spectrum is something that involves not just municipal governments, but also the development community, the financial sector, the economic conditions, decisions of the province and federal governments as well. And so there’s really a shared accountability, but we’re happy to be accountable for the things we have control over.

[17:50] It’s difficult sometimes to be accountable for things that we don’t. That being said, I’m pretty happy this year that we will achieve our target and continue to work towards 2025. It’s building faster fun. I’ll let members of the planning committee know that we also continue to advocate for if in 2025 there are a number of municipalities who do not meet their targets because we know this is a very difficult year for pretty much housing across the country given the uncertainty caused well beyond the controls of any levels of government or the development industry itself that we continue to advocate for those funds to still be dispersed to municipalities under some sort of program that would potentially be housing enabling infrastructure or other things that we know we need to continue to do to lay the groundwork for the permissions that we’ve already put in place.

[18:39] So I think that this is great that the city of London has achieved their target this year. We’ll certainly work very diligently towards the target in 2025, but we’ll also continue to advocate for programs that align with things that we actually have control over as well as the disbursement of access funds in ways that we can utilize. And I’ll say we’ve been the beneficiary of provincial funding for the downtown siphon and other projects that have come from the provincial government. So I want to commend them for continuing to put infrastructure and investment dollars on the table that helps us unlock housing in the future.

[19:12] And certainly from my perspective, we’ll continue to be a partner with the provincial government in finding solutions, avenues, pathways to enabling housing within the spheres that we actually have some responsibility over, which includes actions each of us can take, actions of development, community can take, actions of the financial community can take. And of course, you know, some economic conditions that are beyond the control of all of us. So, but to Mr. Mathers and your team, thank you so much for the work you’ve done to continue to advocate this and to members of this committee. Thank you for all of the work that you’ve done over the past couple of years to flow through the number of permissions that have flowed through the planning committee, you know, without those permissions and the perspective that council has taken on height and density and housing, enabling housing across the city, we would not have achieved the target that we, we’ve achieved to be able to be the recipient of the funds that are coming our way.

[20:03] The dollar amount of which will be, you know, communicated in the future when the provincial government does an announcement, but certainly this transfer payment sets us up for receiving those funds this year. Would the mayor like to move this? Okay, I look for a seconder. Councillor Cutty lends from the penny. Okay, seeing none, I’ll call the vote. Closing the vote, the motion carries six to zero.

[20:51] We have no scheduled items or items for direction or deferred matters. We have a confidential item, so I would just like, has to clerk to state the reason why we’re going in camera. They’re pertaining to information explicitly supplied in confidence to the municipality by the Ministry of Municipal Affairs and Housing pursuant to subsection 239, brackets gets H of the Municipal Act 2021.

[21:34] Thank you, so I’ll ask staff to prepare. We’re going to just stay here. Yeah, but we just need to move her in a second. Oh yeah, I need a mover please to move into, Councillor Cutty seconded by Deputy Mayor Lewis. Closing the vote, the motion carries six to zero. Okay, thank you. We’re just going to stay here and I’ll ask staff to prepare the room for getting camera. Okay, we’re back.

[23:13] I’m going to just go to Deputy Mayor Lewis to report out please. Thank you, Chair, and through you, I am happy to report out that progress was made on the item for which we went in camera. Thank you, that’s the exhausted reasons for this meeting, so I’ll look for a motion to adjourn. So I’ll move to her, Lewis seconded by Councillor Cutty and we’ll have a hand vote on that. Motion carries. Thank you, and we’ll see you back here in 45 minutes.