June 9, 2026, at 1:00 PM

Original link

1.   Disclosures of Pecuniary Interest

That it BE NOTED that no pecuniary interests were disclosed.

2.   Consent

None.

3.   Scheduled Items

3.1   3924, 4012, and 4050 Colonel Talbot Road - O-26047/Z-26046/39T-12503

2026-06-09 (3.1) Staff Report - 3924 4012 and 4050 Colonel Talbot Road

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application submitted by the City of London and Auburn Developments Inc., related to the properties located at 3924, 4012, and 4050 Colonel Talbot Road.

a)    a proposed by-law BE APPROVED at the Municipal Council meeting to be held on June 23, 2026, to amend The Official Plan for the City of London, 2016 (The London Plan), to:

i)    REVISE Map 3 – Street Classifications of The London Plan to REALIGN the Neighbourhood Connector Street classification for Hayward Drive;

ii)    AMEND the Southwest Area Secondary Plan by ADDING a site-specific policy to the Lambeth Residential Neighbourhood within the Medium Density Residential Neighbourhood to permit the single detached dwellings, stacked townhouse dwellings and apartment buildings as a permitted uses on portions of the subject lands and maximum height of six storeys and maximum density up to 100 units per hectare, as well as increased permissions for garage and driveway widths up to maximum of 60%  for lots having a lot frontage of 12.0 metres or less;

b)    a proposed by-law BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026 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 the above-noted part a), to change the zoning of the subject property FROM a Holding Residential R4 Special Provision/Residential R5/Residential R6/Residential R7 Special Provision/Office (h8-R4-6(16)/R5-3/R6-5/R7H24D100/OF8) Zone, Holding Residential R4 Special Provision/Residential R5/Residential R6/Residential R7 Special Provision (h8-R4-6(16)/R5-3/R6-5/R7H18D30) Zone, Holding Residential R1/Residential R4 Special Provision (h8-R1-3/R4-6(16)), Holding Residential R4 Special Provision/Residential R5/Residential R6 (h8-R4-6(16)/R5-3/R6-5) Zone, Holding Residential R1 (h8-R1-3), Holding Residential R1/Residential R4 Special Provision/Residential 6 (h8-R1-3/R4-6(16)/R6-5) Zone, Urban Reserve UR (UR3) Zone, and a Holding Open Space OS(h-8-OS1) TO a Residential R4 Special Provision/Residential R5/Residential R6 Special Provision/Residential R7 Special Provision/Residential R8 Special Provision/Office (R4-6(16)/R5-3/R6-5()/R7H24D100/R8-4()/OF8) Zone, Residential R4 Special Provision/Residential R5/Residential R6 Special Provision/Residential R7 Special Provision/Neighbourhood Facility NF (R4-6()/R5-3/R6-5()/R7H18D30/NF1) Zone, Residential R3 Special Provision/ Residential R4 Special Provision (R3-1()/R4-6()) Zone, Residential R3 Special Provision/Residential R4 Special Provision/ Residential R6 (R3-1()/R4-6()/R6-5) Zone, , Residential R5 Special Provision/Residential R6 Special Provision/Residential R8 Special Provision (R5-7()/R6-5()/R8-4 (103)) and an Open Space OS1 Zone.; and,

c)    the proposed red-line revisions to the draft-approved plan of subdivision as submitted by Auburn Developments Inc. BE SUPPORTED by Municipal Council subject to approval authority conditions, which includes the realignment of single family residential Blocks (Blocks 1 to 18), Medium Density Residential Blocks (Blocks 19 to 25), School Block/Medium Density Residential Block (Block 26), High Density Residential (Block 27), Park Blocks (Blocks 28 to 30), as well as the realignment of proposed Hayward Drive, the extension of Fallingbrook Avenue, the extension of Heathwoods Avenue, Castle Oak Street, and Street ‘A’;

d)    with respect to the proposed red-line revisions to the draft plan of subdivision for Heathwoods Subdivision as submitted by Auburn Developments Inc., the Planning and Environment Committee REPORT TO the Approval Authority, on the following:

i) any issues raised at the public meeting; and,

ii) request a revised Transportation Impact Assessment be considered as part of the future draft plan of subdivision detailed design and site plan design processes;

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

  •    A. Vandersluis, Auburn Developments Inc.;

it being noted that the Planning and Environment Committee received the following communications with respect to this matter:

  •    a communication dated June 5, 2026, from A. Vandersluis, Auburn Developments Inc.; and,  

  •    a communication dated June 4, 2026, from M. Millar;

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

  •    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;

  •    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; 

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

  •    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.

Moved by P. Cuddy

Seconded by S. Stevenson

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application submitted by the City of London and Auburn Developments Inc., related to the properties located at 3924, 4012, and 4050 Colonel Talbot Road.

a)    a proposed by-law BE APPROVED at the Municipal Council meeting to be held on June 23, 2026, to amend the The Official Plan for the City of London, 2016 (The London Plan), to:

i)    REVISE Map 3 – Street Classifications of The London Plan to REALIGN the Neighbourhood Connector Street classification for Hayward Drive;

ii)    AMEND the Southwest Area Secondary Plan by ADDING a site-specific policy to the Lambeth Residential Neighbourhood within the Medium Density Residential Neighbourhood to permit the single detached dwellings, stacked townhouse dwellings and apartment buildings as a permitted uses on portions of the subject lands and maximum height of six storeys and maximum density up to 100 units per hectare, as well as increased permissions for garage and driveway widths up to maximum of 60%  for lots having a lot frontage of 12.0 metres or less;

b)    a proposed by-law BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026 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 the above-noted part a), to change the zoning of the subject property FROM a Holding Residential R4 Special Provision/Residential R5/Residential R6/Residential R7 Special Provision/Office (h8-R4-6(16)/R5-3/R6-5/R7H24D100/OF8) Zone, Holding Residential R4 Special Provision/Residential R5/Residential R6/Residential R7 Special Provision (h8-R4-6(16)/R5-3/R6-5/R7H18D30) Zone, Holding Residential R1/Residential R4 Special Provision (h8-R1-3/R4-6(16)), Holding Residential R4 Special Provision/Residential R5/Residential R6 (h8-R4-6(16)/R5-3/R6-5) Zone, Holding Residential R1 (h8-R1-3), Holding Residential R1/Residential R4 Special Provision/Residential 6 (h8-R1-3/R4-6(16)/R6-5) Zone, Urban Reserve UR (UR3) Zone, and a Holding Open Space OS(h-8-OS1) TO a Residential R4 Special Provision/Residential R5/Residential R6 Special Provision/Residential R7 Special Provision/Residential R8 Special Provision/Office (R4-6(16)/R5-3/R6-5()/R7H24D100/R8-4()/OF8) Zone, Residential R4 Special Provision/Residential R5/Residential R6 Special Provision/Residential R7 Special Provision/Neighbourhood Facility NF (R4-6()/R5-3/R6-5()/R7H18D30/NF1) Zone, Residential R3 Special Provision/ Residential R4 Special Provision (R3-1()/R4-6()) Zone, Residential R3 Special Provision/Residential R4 Special Provision/ Residential R6 (R3-1()/R4-6()/R6-5) Zone, , Residential R5 Special Provision/Residential R6 Special Provision/Residential R8 Special Provision (R5-7()/R6-5()/R8-4 (103)) and an Open Space OS1 Zone.; and,

c)    the proposed red-line revisions to the draft-approved plan of subdivision as submitted by Auburn Developments Inc. BE SUPPORTED by Municipal Council subject to approval authority conditions, which includes the realignment of single family residential Blocks (Blocks 1 to 18), Medium Density Residential Blocks (Blocks 19 to 25), School Block/Medium Density Residential Block (Block 26), High Density Residential (Block 27), Park Blocks (Blocks 28 to 30), as well as the realignment of proposed Hayward Drive, the extension of Fallingbrook Avenue, the extension of Heathwoods Avenue, Castle Oak Street, and Street ‘A’;

d)    the Planning and Environment Committee REPORT TO the Approval Authority the issues, if any, raised at the public meeting with respect to the proposed red-line revisions to the draft plan of subdivision for Heathwoods Subdivision, as submitted by Auburn Developments Inc.

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

-    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;

-    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; 

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

-    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.

Additional Votes:

Moved by S. Lewis

Seconded by S. Stevenson

That part d) of the motion BE AMENDED to read as follows:

d)        with respect to the proposed red-line revisions to the draft plan of subdivision for Heathwoods Subdivision as submitted by Auburn Developments Inc., the Planning and Environment Committee REPORT TO the Approval Authority, on the following:

i) any issues raised at the public meeting; and

ii) request a revised Transportation Impact Assessment be considered as part of the future draft plan of subdivision detailed design and site plan design processes.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

That the motion, as amended, BE APPROVED.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.2   Employment Area Policy Review and Unsuitable/Ineligible Industrial Land Review - O-25125

2026-06-09 (3.2) Staff Report - Employment Area and Unsuitable Ineligible Industrial Land Reviews

Moved by P. Cuddy

Seconded by S. Stevenson

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to Employment Areas policies and mapping of The Official Plan for the City of London, 2016 (The London Plan):

a)    the proposed by-law as appended to the staff report June 9, 2026, as Appendix “B” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, to amend The London Plan, to:

i) REVISE the term ‘Employment Areas’ and the policies of the Industrial Place Types to align with the new Employment Areas definition and provision in the Planning Act and new Employment Areas definition and policies in the Provincial Planning Statement, 2024;

ii) REVISE Map 1 – Place Types of The London Plan to change the Place Types of the subject lands FROM Heavy Industrial and Light Industrial TO Commercial Industrial and Neighbourhoods; and,

iii) ADD to Map 7 – Specific Policy Areas the Employment Areas that align with the boundaries of the Heavy Industrial, Light Industrial, and Future Industrial Growth Place Types to support clear delineation and implementation of the Employment Areas policies; 

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

-    A. Richards, Zelinka Priamo Ltd; 

-    R. Rains; and, 

-    E. Steele, Monteith Brown Planning Consultants Ltd.;

it being noted that the Planning and Environment Committee received the following communication with respect to this matter:

  •    a communication dated June 5, 2026, from A. Richards, Zelinka Priamo Ltd.;

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

  •    the recommended amendments align The London Plan to the Planning Act and Provincial Planning Statement, 2024; and, 

  •    the recommended amendments facilitate an appropriate form of development for the context of the site and surrounding neighbourhood;

it being further noted that draft Industrial zones and Employment use definitions have been developed through ReThink Zoning consistent with these amendments and Provincial policy direction; 

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 (5 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.3   1837 Churchill Avenue - Z-26048

2026-06-09 (3.3) Staff Report - 1837 Churchill Avenue - Z-26048

That the application from Al-Taqwa Academy (c/o Strik Baldinelli Moniz Ltd.) relating to the property located at 1837 Churchill Avenue BE REFUSED;

it being noted that Municipal Council’s rationale for supporting refusal of the application include the following reasons;

i)     the recommended amendments do not conform to The London Plan, including but not limited to the Key Directions, City Building policies, Place Type policies, and the Out Tools policies; and, 

ii)    the requested special provision would facilitate a form of development that is too intense for the subject lands; 

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

-    J. Robinson, Strik Baldinelli Moniz Ltd.; and,

-    L. Davis;

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.

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Al-Taqwa Academy (c/o Strik Baldinelli Moniz Ltd.) relating to the property located at 1837 Churchill Avenue, the proposed by-law as appended to the staff report dated June 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Neighbourhood Facility (NF) Zone and Residential R2 (R2-3) Zone, TO a Neighbourhood Facility Special Provision (NF(_)) 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 Building policies, Place Type policies, and the Our Tools policies; and, 

  •    the recommended amendment facilitates an appropriate use in a suitable location, allowing an addition to the existing building at a scale and intensity that can be accommodated while supporting a diverse range and mix of land uses within the area.

Motion Failed (2 to 3)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.4   2496 Dundas Street - Z-26043

2026-06-09 (3.4) Staff Report - 2496 Dundas St - Z-26043

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 application of (Rosewood Grove Ltd. c/o Mohamed Abuhajar) relating to the property located at 2496 Dundas Street:

a)    the proposed by-law as appended to the staff report dated June 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Holding Light Industrial (h-108LI1) Zone and an Environmental Review (ER) Zone TO a Holding Residential R5 Special Provision (h-9h-108*R5-7( )) Zone and an Open Space (OS5) Zone; and,

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

i) implementation of the recommendations of the Noise Study, including the recommended mitigation measures;

ii) implementation of the recommendations of the D-6 Compatibility Study, including the recommended mitigation measures; and,

iii) consider shifting the entire front block slightly south closer to the visitor parking area to ensure a minimum of 6 metres is provided as there are windows to habitable rooms that face the side yard;

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

-    E. Steele, Monteith Brown Planning Consultants Ltd;

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

  •    the recommended amendments are consistent with the Provincial Planning Statement, 2024 (PPS), which encourages growth in settlement areas and land use patterns based on densities and a mix of land uses that provide for a range of uses and opportunities for intensification;

  •    the recommended amendments conform to The London Plan, including but not limited to the Key Directions, City Building policies, and the Neighbourhoods Place Type, and Green Space Place Type policies;

  •    the recommended amendments would permit an appropriate form of development at an intensity that can be accommodated on the subject lands and is considered compatible with the surrounding area; and, 

  •    the recommended amendments would reflect the development limits identified through detailed environmental studies and provide a buffer to preserve and protect the natural features;

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 (5 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.5   221 Queens Avenue - TZ-26045

2026-06-09 (3.5) Staff Report - 221 Queens Ave

Moved by S. Lewis

Seconded by S. Hillier

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Sifton Properties Limited relating to the property located at 221 Queens Avenue:

a)    a proposed by-law BE INTRODUCED at the Municipal Council meeting to be held  on June 23, 2026, to amend Zoning By-law No. Z.-1, in conformity with The Official Plan for the City of London, 2016 (The London Plan), by extending the Temporary Use (T-69) Zone for a temporary period of three (3) years;

AND BE IT FURTHER RESOLVED that pursuant to subsection 34(17) of the Planning Act, no further notice be given;

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

-    J. McGuffin, Monteith Brown Planning Consultants Ltd.;

the Municipal Council approves this application for the following reasons:

-    the request does conform to the established policies of The London Plan, including but not limited to the Key Directions; City Building, Downtown Place Type policies with the evaluation criteria for Temporary Use By-laws;

-    the request does not hinder or delay the long-term redevelopment of the site to a more intense, downtown-supportive land use as the applicant’s current focus is on commercial vacancy in the downtown and this use supports that;

IT BEING NOTED that the applicant is seeking an extension at this time, not an Official Plan Amendment for permanent use.;

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. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.6   1057-1061 Richmond Street - Z-26051

2026-06-09 (3.6) Staff Report - 1057-1061 Richmond Street - Z-26051

Moved by P. Cuddy

Seconded by S. Stevenson

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1001436158 Ontario Inc. (Royal Premier Homes) relating to the property located at 1057-1061 Richmond Street, the proposed by-law as appended to the staff report dated June 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Neighbourhood Facility Special Provision Bonus (NF1(14)*B-24) Zone TO a Neighbourhood Facility Special Provision (NF1(14)) Zone;

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

-    M. Davis, Siv-ik Planning and Design Inc.;

-    M.A. Colihan;

-    D. Lajoie;  

-    M. Backz; 

-    G. Barrett; 

-    P. Adams; 

-    J. Gard; and, 

-    A. Cui;

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

  •     the recommended amendment is consistent with the PPS 2024;

  •     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 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 regarding these matters.

Motion Passed (5 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (6 to 0)

3.7   36 Wethered Street - Z-26050

2026-06-09 (3.7) Staff Report - 36 Wethered Street

Moved by P. Cuddy

Seconded by S. Hillier

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Monteith Brown Planning Consultants Ltd. (c/o Jay McGuffin) relating to the property located at 36 Wethered Street, the proposed by-law as appended to the staff report dated June 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Residential R1 (R1-6) Zone TO a Holding Residential R5 Special Provision (h-6*R5-4(_)) Zone;

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

-    A. Lagrou, Monteith Brown Planning Consultants Ltd.; 

-    H. McInnis;

-    Z. McInnis; and, 

-    S. McInnis;

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 Building policies, and the Neighbourhoods Place Type policies; and, 

  •    the recommended amendment would permit an appropriate form of redevelopment at an intensity that can be accommodated on the subject lands and is considered compatible with the 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 regarding these matters.

Motion Passed (4 to 1)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.8   929 Cheapside Street - Z-26003

2026-06-09 (3.8) 929 Cheapside Street - Z-26003

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 929 Cheapside Inc. (c/o Monteith Brown Planning Consultants) relating to the property located at 929 Cheapside Street:

a)    the proposed by-law as appended to the staff report dated June 9, 2026, Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Convenience Commercial Special Provision (CC1(2)) Zone and a Residential R1 (R1-5) Zone TO a Residential R9 Special Provision (R9-7(_)*H21) Zone;

b)    the requested Special Provisions, as part of the amendment to Zoning By-law No. Z.-1, to permit a minimum exterior side yard depth of 0.75 metres (whereas 8.0 metres is required), to permit a maximum lot coverage of 40% (whereas 30% is required), to permit a minimum landscaped open space of 17% (whereas 30% is required), and to permit yard encroachments up to 0.2 metres from the lot line for balconies, architectural features, terraces, patios, porches and canopies (whereas 1.5 metres is permitted provided the projection is no closer than 3.0 metres to the lot line), BE REFUSED for the following reasons:

i) the requested special provisions do not conform to the policies of The London Plan, including but not limited to the City Building policies and Neighbourhoods Place Type policies; and,

ii) The requested special provisions would facilitate a form of development that is too intense for the subject lands;

c)    the Site Plan Approval Authority BE REQUESTED to include a public site plan process and consider the following design issues through the site plan process:

i) explore opportunities to relocate the accessible paratransit lay-by to improve pedestrian circulation and provide consistent drive aisle widths;

ii) provide a landscape buffer to screen the parking area exposed to Cheapside Street and Sterling Street; and, 

iii) explore opportunities to work with the London Transit Commission to design and integrate the LTC bus stop (Stop #348 – Cheapside at Barker EB) as part of the proposed development; 

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

-    A. Lagrou, Monteith Brown Planning Consultants Ltd.; and,

-    S. Riley;

-    P. Strong;

-    A. Wild;  

-    N. Shea; 

-    C. Church; 

-    J. McGuffin, Monteith Brown Planning Consultants Ltd.; 

-    M. Wilson; 

-    S. Ord; and, 

-    L. Winster; 

it being noted that the Planning and Environment Committee received the following communication with respect to this matter:

  •    a communication dated June 4, 2026, 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, City Building policies, and the Neighbourhoods Place Type 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 regarding these matters.

Additional Votes:

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 929 Cheapside Inc. (c/o Monteith Brown Planning Consultants) relating to the property located at 929 Cheapside Street:

a)    the proposed by-law as appended to the staff report dated June 9, 2026, Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Convenience Commercial Special Provision (CC1(2)) Zone and a Residential R1 (R1-5) Zone TO a Residential R9 Special Provision (R9-7(_)*H21) Zone;

b)    the requested Special Provisions, as part of the amendment to Zoning By-law No. Z.-1, to permit a minimum exterior side yard depth of 0.75 metres (whereas 8.0 metres is required), to permit a maximum lot coverage of 40% (whereas 30% is required), to permit a minimum landscaped open space of 17% (whereas 30% is required), and to permit yard encroachments up to 0.2 metres from the lot line for balconies, architectural features, terraces, patios, porches and canopies (whereas 1.5 metres is permitted provided the projection is no closer than 3.0 metres to the lot line), BE REFUSED for the following reasons:

i) the requested special provisions do not conform to the policies of The London Plan, including but not limited to the City Building policies and Neighbourhoods Place Type policies; and,

ii) The requested special provisions would facilitate a form of development that is too intense for the subject lands;

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

i) explore opportunities to relocate the accessible paratransit lay-by to improve pedestrian circulation and provide consistent drive aisle widths;

ii) provide a landscape buffer to screen the parking area exposed to Cheapside Street and Sterling Street; and, 

iii) explore opportunities to work with the London Transit Commission to design and integrate the LTC bus stop (Stop #348 – Cheapside at Barker EB) as part of the proposed development;

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 Building policies, and the Neighbourhoods Place Type policies; and,

  •    the recommended amendment would permit residential intensification that is appropriate for the existing and planned context of the site and surrounding neighbourhood.

Moved by P. Cuddy

Seconded by S. Lewis

That the motion BE AMENDED in part c) to include a public site plan process.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

That part c) of the motion, as amended, BE APPROVED.

Motion Passed (4 to 1)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to approve part a)

Motion Passed (3 to 2)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to approve part b)

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

Moved by S. Stevenson

Seconded by S. Hillier

That the Planning and Environment Committee recess at this time, for 10 minutes.

Motion Passed (5 to 0)

The Planning and Environment Committee recesses at 5:19 PM and reconvenes at 5:33 PM.

3.9   1945 Hyde Park Road - Z-26044

2026-06-09 (3.9) Staff Report - 1945 Hyde Park Road

Moved by S. Stevenson

Seconded by P. Cuddy

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Canadian Property Holdings (Ontario) Inc., Calloway REIT (SW Ontario) Inc. relating to the property located at 1945 Hyde Park Road, the proposed by-law as appended to the staff report dated June 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on June 23, 2026, 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 a Holding Office Special Provision (h-8OF3(2)) Zone TO a Holding Compound Associated Shopping Area Commercial (h-8ASA3/ASA6/ASA8) Zone;

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

-    D. Orellana, Smart Center Street;

it being noted that the Planning and Environment Committee received the following communication with respect to this matter:

  •    a communication dated June 8, 2026, from M.B. Rose;

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 Building policies, Place Type policies, and the Our Tools policies; and,

  •    the recommended amendment facilitates an appropriate use in a suitable location at a scale and intensity that can be suitably accommodated and will contribute to achieving a diverse range of commercial options in the area; 

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 (4 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.10   517-525 Fanshawe Park Road East and 1536 Geary Avenue - Z-26039

2026-06-09 (3.10) Staff Report - 517-525 Fanshawe Park Road East 1536 Geary Avenue

Moved by P. Cuddy

Seconded by S. Stevenson

That, on the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of 1001221436 Ontario Inc. (c/o Royal Premier Homes) relating to the property located at 517-525 Fanshawe Park Road East and 1536 Geary Avenue, the request to amend Zoning By-law No. Z.-1 to change the zoning of the subject property FROM a Residential R8 Special Provision Bonus (R8-4(71)*B-84) Zone and Residential R1 (R1-10) Zone to a Residential R9 Special Provision (R9-7(_)) Zone, BE REFUSED for the following reasons:

i)    the requested amendment is inconsistent with the Provincial Planning Statement, 2024, which directs planning authorities to support the achievement of complete communities by permitting appropriate types and scales of development within strategic growth areas, while ensuring compatibility with surrounding land uses and providing suitable transitions in built form;

ii)    the requested amendment is not in conformity with The London Plan, including, but not limited to, the Key Directions, City Building policies, and the Neighbourhoods Place Type policies;

iii)    the requested amendment proposes a ninth (9th) storey, which is not in conformity with The London Plan and would require an Official Plan Amendment;

iv)    the requested amendment proposes a scale and intensity of development that are not appropriate within the surrounding neighbourhood context, and it has not been demonstrated that the development will maintain compatibility with or preserve the character of the lower-order street; and,

v)    the requested amendment constitutes over-intensification of the subject lands, which cannot appropriately accommodate the proposed scale and intensity of development and does not incorporate sufficient mitigation measures to address

potential adverse impacts;

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

-    M. Davis, Siv-ik Planning and Design Inc.;

-    K. Kaikkonen;

-    T. Pullinec;

-    T. Khan;

-    J. Peters;

-    J. McKee

-    R. Thorne;

-    R. Ashton;

-    M. Wilson;

-    M. McKee;

-    K. Drum; 

-    A. Dillon;

-    M. Tangredi; 

-    R. Kleinstiver;

-    C. Hoefnagels;

-    J. Herrera; and, 

-    B. Tonken;

it being noted that the Planning and Environment Committee received the following communications with respect to this matter:

  •    a communication dated June 5, 2026, from F. Noory, Royal Premiere Homes; 

  •    a communication dated June 7, 2026, from A. Booth; 

  •    a communication dated June 7, 2026, from B. Andrews; 

  •    a communication dated June 7, 2026, from G. Goodwin; 

  •    a communication dated June 7, 2026, from G. Van Dyke; 

  •    a communication dated June 7, 2026, from J. Peters; 

  •    a communication dated June 7, 2026, from M. and J. Biehn; 

  •    a communication dated June 7, 2026, from M. Tangredi; 

  •    a communication dated June 8, 2026, from R. Kleinstiver; 

  •    a communication dated June 7, 2026, from S. Goodbrand; 

  •    a communication dated June 7, 2026, from S. and R. Graham; 

  •    a communication dated June 8, 2026, from A. Dillon; and, 

  •    a communication dated June 7, 2026, from K. Kaikkonen; 

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 (5 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Stevenson

That pursuant to section 33.8 of the Council Procedure by-law, the Committee BE PERMITTED to proceed beyond 6:00 PM.

Motion Passed (6 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by P. Cuddy

Seconded by S. Stevenson

Motion to close the public participation meeting.

Motion Passed (5 to 0)

4.   Items for Direction

4.1   Councillor C. Rahman - Third-Party Appeal Mechanism

2026-06-09 - Submission 3rd Party Appeals Letter -C. Rahman

Moved by S. Lewis

Seconded by S. Stevenson

That the submission dated June 9, 2026, from Councillor C. Rahman related to Third-Party Appeal Mechanism, BE RECEIVED;

it being noted that the Planning and Environment Committee received the following communications with respect to this matter:

  •    a communication dated June 8, 2026, from C. Bayona;

  •    a communication dated June 8, 2026, from N. Bayona; and,

  •    a communication dated June 6, 2026, from R. Ashton; 

it being further noted the Planning and Environment Committee heard a delegation from M. Moussa related to this matter.

Motion Passed (3 to 2)

Additional Votes:

Moved by S. Stevenson

Seconded by P. Cuddy

That the delegation request as appended to the added agenda from M. Moussa, be heard at this time.

Motion Passed (5 to 0)

5.   Deferred Matters/Additional Business

None.

6.   Confidential

6.1   Solicitor-Client Privilege

Moved by S. Stevenson

Seconded by S. Lehman

That the Planning and Environment Committee rise and go into Committee, In Closed Session, for the purpose of considering the following:

a matter pertaining to advice that is subject to solicitor-client privilege related to 1057-1061 Richmond Street, including communications necessary for that purpose.

Motion Passed (5 to 1)

That Committee convenes In Closed Session, from 3:02 PM to 3:20 PM.

7.   Adjournment

Moved by S. Stevenson

Seconded by P. Cuddy

That the meeting BE ADJOURNED.

Motion Passed

The meeting adjourned at 8:00 PM.