September 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

Moved by P. Cuddy

Seconded by S. Lewis

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 Items # 6.1 and 6.2 in Stage 6, Confidential, to be considered before Stage #2, Consent.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

That Items 2.1, 2.2, 2.4 and 2.5 BE APPROVED.

Motion Passed (5 to 0)

2.1   Bill 98, Building Homes and Improving Transportation Infrastructure Act, 2026, Information Report

2026-09-09 (2.1) Staff Report - Bill 98 Information Report

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Director, Planning and Development, the staff report dated September 9, 2026, related to Bill 98, Building Homes and Improving Transportation Infrastructure Act, 2026 and to amend various Acts BE RECEIVED.

Motion Passed

2.2   Heritage Alteration Permit Application by Emerald Trading Corporation for 45 Beaconsfield Avenue, Wortley Village-Old South Heritage Conservation District - HAP26-054-L

2026-09-09 (2.2) Staff Report - 45 Beaconsfield Ave - HAP26-054-L

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Director, Planning and Development, the staff report dated September 9, 2026, related to the application under Section 42 of the Ontario Heritage Act seeking retroactive approval for the porch alterations completed in 2026 on the heritage designated property at 45 Beaconsfield Avenue, within the Wortley Village-Old South 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 Wortley Village-Old South Heritage Conservation District Plan and Guidelines.

Motion Passed

2.4   145 Base Line Road West - Temporary Accommodation Commitments 

2026-09-09 (2.4) Staff Report - 145 Base Line Road West - Temporary Accommodation Commitments

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the staff report dated September 9, 2026, related to temporary accommodation commitments associated with the redevelopment of 145 Base Line Road West, BE RECEIVED.

Motion Passed

2.5   Addition to the Affordable Housing Community Improvement Plan - Dollars to Doors MLI Select Program Guidelines

2026-09-09 (2.5 Staff Report - Amendment to Dollars to Doors CIP

Moved by P. Cuddy

Seconded by S. Lewis

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following actions be taken with respect to amending financial incentive programs to be administered through the Affordable Housing Community Improvement Plan:

a)    the proposed by-law as appended to the staff report dated September 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 22, 2026, to amend By-law No. C.P.-1545-41, being “A by-law to establish financial incentives for the Affordable Housing Community Improvement Project Area” by:

i)   ADDING Schedule “7” to the Affordable Housing Community Improvement Plan – Financial Incentive Program Guidelines – Dollars to Doors MLI Select Program Guidelines;

ii)   APPROVING an agreement for funding the Dollars to Doors MLI Select Program Guidelines; and, 

iii)   AUTHORIZING the Deputy City Manager, Housing and Community Growth, or their written designate, to approve amendments, enter into and execute the agreement for funding the Dollars to Doors MLI Select Program Guidelines.

Motion Passed

2.3   725 Notre Dame Drive - Z-26073

2026-09-09 (2.3) Staff Report - 725 Notre Dame Drive

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 Wastell Homes relating to the property located at 725 Notre Dame Drive:

a)    the proposed by-law as appended to the staff repot dated September 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 22, 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 on a portion of the subject property FROM Neighbourhood Shopping Area (NSA2) Zone TO a Residential R5 Special Provision (R5-7( )) Zone; and,

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

i)   provide greater building separation;

ii)   refine and re-delineate parking spaces associated with the existing commercial uses;

iii)   provide additional tree planting to replace trees removed; and, 

iv)   improve pedestrian circulation between the commercial and residential

interfaces; 

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

-    a communication dated September 7, 2026, from L. Paradis;

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 further noted that the verbal delegation requests from D. Stegelmann, D. Vanderbrink and L. Ward related to this matter, were received.

Motion Passed (4 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Hillier

That the delegation request from D. Stegelmann, D. Vanderbrink and L. Ward, as appended to the Added Agenda, be heard at this time.

Motion Passed (4 to 0)

3.   Scheduled Items

3.1   8th Report of the Community Advisory Committee on Planning

2026-08-20 CACP Report

Moved by P. Cuddy

Seconded by S. Lewis

That the 8th Report of the Community Advisory Committee on Planning from its meeting held on August 20, 2026, BE RECEIVED;

it being noted that the verbal delegation request from J.M. Metraillier, related to this matter was received.

Motion Passed (5 to 0)

3.2   Update Report for Draft Neighbourhood Plans and Guidelines - O-25116

2026-09-09 (3.2) Staff Report - Update Report for Draft Neighbourhood Plans and Guidelines - O-25116

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 staff report dated September 9, 2026, related to the Draft Neighbourhood Plans and the associated Draft Guideline Document:

a)    the Draft Neighbourhood Plan Official Plan Amendments and Draft Guideline Document as appended to the above-noted staff report as Appendix “A” BE RECEIVED for the purposes of continued consultation; and, 

b)    the Civic Administration BE DIRECTED to forward the above-noted staff report and the above-noted Draft Official Plan Amendments and Guideline Document to the Ministry of Municipal Affairs and Housing for Provincial Minister’s approval;

it being noted that in conformity with Planning Act s. 17 (21.1), Provincial Approval is required prior to Municipal Council adopting an amendment to an Official Plan which adds complete planning application requirements;

it being further noted that consistent with the Council direction received on July 14,2026, further public consultation has been undertaken with local communities, residents within proposed areas for expansion, and members of the public for clarification on the Neighbourhood Plans process;

it being further noted that should Provincial Approval be received for the draft policy amendments and guidelines, continued consultations will be held prior the presentation of final amendments at a future meeting of the Planning and Environment Committee for the Council’s consideration; 

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

-    a communication dated September 4, 2026, from C. Butler;

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;

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. Lewis

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.3   299-307 Sarnia Road - Z-26076

2026-09-09 (3.3) Staff Report - 299-307 Sarnia Road - Z-26076

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 Kimko Inc. and 20223388 Holdings Inc. relating to the property located at 299-307 Sarnia Road:

a)    the revised attached by-law BE INTRODUCED at the Municipal Council meeting to be held on September 22, 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 Residential R9 Special Provision (h-8h-101R9-7(72)H20) Zone, TO a holding Residential R9 Special Provision (h-8h-101*R9-7(72)*H29.5) Zone;

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

i)    orient the built form to the public streets with front facades and principal entrances fronting the street;

ii)   provide a built form that reinforces a residential character, is compatible with the surrounding neighbourhood context, and contributes to a comfortable, human-scale pedestrian environment including but not limited to the use of balconies or terraces, architectural features, and/or articulation;

iii)   provide adequate all-season landscape buffers and retain as many mature trees as possible along interior and rear property boundaries to mitigate potential impacts on adjacent single detached lots; and, 

iv)   maintain the current maximum height of 8 storeys being directed towards Sarnia Road with an appropriate transition to the north;

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

-    a communication dated September 8, 2026, from K. Crowley, Zelinka Priamo Ltd.; 

-    a communication dated September 3, 2026, from A. Quan-Haase; 

-    a communication dated September 3, 2026, from K. Ong; 

-    a communication dated August 28, 2026, from C. Rowland; 

-    a communication dated August 31, 2026, from D. Anglin-Bodrug; 

-    a communication dated September 2, 2026, from D. Pike; 

-    a communication dated September 5, 2026, from E. Hoffman; 

-    a communication dated September 8, 2026, from A. Guy Plint; 

-    a communication dated September 4, 2026, from J. and A. Morrow; 

-    a communication dated September 7, 2026, from L. Dang; 

-    a communication dated September 8, 2026, from L. Kari; 

-    a communication dated September 2, 2026, from K. Kesketh; 

-    a communication dated September 6, 2026, from L. Dunikowski; 

-    a communication dated September 3, 2026, from S. Carneiro Fernandes, Brown Bettie O’Donovan LLP; 

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

-    K. Crowley, Zelinka Priamo Ltd.;

-    B. Churos; 

-    S. Metchev;

-    Matt;

-    H. Xie;

-    D. Anglin-Bodrug;

-    J.M. Metrailler; 

-    S. North; 

-    S. Levin; 

-    S. Ferandes, Brown Beatie O’Donavan LLC; 

-    P. Secca; and, 

-    S. MacDonald;

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), which encourages growth in settlements 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 and redevelopment;

  •     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.

Additional Votes:

Moved by S. Hillier

Seconded by S. Lewis

That the motion BE AMENDED to include: 

that the Civic Administration BE DIRECTED to bring forward a revised by-law to the Municipal Council meeting to be held on September 22, 2026, to increase the recommended setback allowing for the incorporation of 13.3 m to the interior side and 12.8 m for the rear.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

That the motion, as amended, BE APPROVED.

Motion Passed (4 to 1)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.4   1766 Wilton Grove Road - OZ-26083

2026-09-09 (3.4) Staff Report - 1766 Wilton Grove Road - OZ-26083

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 Dancor Constructing Ltd. relating to the property located at 1766 Wilton Grove Road:

a)    the proposed by-law as appended to the staff report dated September 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 22, 2026, to amend The Official Plan for the City of London, 2016 (The London Plan), to:

i)    REVISE Map 1 – Place Types of The London Plan to change the designation of the subject lands FROM Future Industrial Growth Place Type, Environmental Review Place Type, Green Space Place Type, and Farmland Place Type TO Light Industrial Place Type and Green Space Place Type;

ii)    REVISE Map 5 – Natural Heritage of The London Plan to REVISE the limits of the Provincially Significant Wetland, Significant Woodland and Significant Valleylands;

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 September 22, 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 the above-noted parts a) and b), to change the zoning of the subject property FROM an Agricultural (AG2) Zone, Open Space (OS4) Zone, and Open Space (OS5) Zone TO a Holding Light Industrial (h-8*LI6) Zone, Urban Reserve (UR4) Zone, Open Space (OS5) Zone and Open Space Special Provision (OS5(5)) Zone; and,

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

i)    incorporate safe and direct pedestrian connections to the proposed buildings; 

ii)   provide adequate all-season landscape buffers to screen the loading areas from the view of the public realm along Wilton Grove Road; and, 

iii)    explore opportunities to minimize front yard parking;

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 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 promotes economic development and competitiveness while protecting natural features and areas shall be protected for the long term;

  •     the recommended amendment conforms to The London Plan, including but not limited to the Key Directions, Our City policies, City Building policies, Environmental policies, and Industrial Place Type policies; and, 

  •     the recommended amendment would permit an appropriate form of development that is 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 (5 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by S. Hillier

Seconded by P. Cuddy

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.5   1579-1589 Fanshawe Park Road East - Z-26080

2026-09-09 (3.5) Staff Report - 1579-1589 Fanshawe Park Road East - Z-26080

Moved by S. Lewis

Seconded by P. Cuddy

That the application dated September 9, 2026, from 1433506 Ontario Inc. (c/o Monteith Brown Planning Consultants), related to the property located at 1579-1589 Fanshawe Park Road East, BE REFERRED back to the Civic Administration to allow for the submission and review of a revised application addressing elements of the proposed zone boundaries and special provisions and report back to a December 1, 2026, meeting of the Planning and Environment Committee on the revised application;

it being noted that the applicant has requested this referral and has voluntarily committed, in writing as appended added agenda, to suspend any appeal to the Ontario Land Tribunal for non-decision for a period of 90 days (until 14 December 2026); 

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

-    J. McGuffin, Monteith Brown Consultants Ltd.; 

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. Hillier

Motion to open the public participation meeting.

Motion Passed (5 to 0)

Moved by P. Cuddy

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (5 to 0)

3.6   350-356 Windermere Road - Z-26014

2026-09-09 (3.6) Staff Report - 350-356 Windermere Road

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 Distinctive Homes London Ltd. relating to the property located at 350-356 Windermere Road:

a)    the proposed by-law as appended to the staff report dated September 9, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on September 22, 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 (R1-8) Zone TO a Residential R5 Special Provision (R5- 7(_)) Zone; and,

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

i)    orient the buildings to Windermere Road by including a high degree of transparent glazing and principal unit entrances on the south-facing façade; 

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

-    C. McAllister, Zelinka Priamo Ltd.; and,

-    M. Blake 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, and the Urban Corridor 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 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Hillier

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by P. Cuddy

Seconded by S. Hillier

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.7   767 Fanshawe Park Road East and 679 Dunboyne Crescent - SPA-26030

2026-09-09 (3.7) Staff Report - 767 Fanshawe Park Road East - SPA-26030

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 Nine Eyes Capital Partners Ltd / 767 Fanshawe LP relating to the property located at 767 Fanshawe Park Road East & 679 Dunboyne Crescent:

a)    the Planning and Environment Committee BE DIRECTED to report to the Approval Authority the issues, if any, raised at the public meeting with respect to the application for Site Plan Approval to facilitate the construction of the proposed residential development; and,

b)    the Municipal Council BE DIRECTED to advise the Approval Authority of any issues they may have with respect to the Site Plan Application, and whether the Council supports the Site Plan Application; 

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

-    a communication dated September 7, 2026, from M. and R. Wilson; and, 

-    a communication dated September 8, 2026, from S. Berberich; 

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

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

-    S. Berberich;

-    D. Berberich; and, 

-    M. Wilson;

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 (3 to 1)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by P. Cuddy

Seconded by S. Hillier

Motion to close the public participation meeting.

Motion Passed (4 to 0)

4.   Items for Direction

4.1   Councillor S. Franke – Permeable Driveway Surfaces

Councillor S. Franke - Permeable driveways motion

Moved by S. Lewis

Seconded by P. Cuddy

That the Civic Administration BE DIRECTED to undertake a review of opportunities to incorporate permeable driveway surfaces into the Zoning By-law’s driveway regulations, or as part of the green development framework, and report back to the appropriate Standing Committee on:

i)    potential definitions for permeable and impermeable surface materials;

ii)    options to incentivize the use of permeable surface materials for residential driveways;

iii)    the anticipated impacts on stormwater management, groundwater infiltration, urban tree canopy preservation, and landscaped open space; and,

iv)    any implementation, enforcement, or cost considerations associated with incorporating permeable driveway standards into the City’s regulatory framework; 

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

-    a communication dated September 3, 2026, from B. Samuels; and, 

-    a communication dated September 2, 2026, from K. Krische;

it being noted that the verbal delegation request from M. Wallace related to this matter, was received.

Motion Passed (4 to 0)

Additional Votes:

Moved by P. Cuddy

Seconded by S. Lehman

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

Motion Passed (4 to 0)

5.   Deferred Matters/Additional Business

None.

6.   Confidential

Moved by S. Hillier

Seconded by P. Cuddy

The Planning and Environment Committee convenes in Closed session to consider the following: 

6.1   Confidential Information Supplied by Canada/Province/Territory/Crown Agency of Same

A matter being considered that pertains to information explicitly supplied in confidence to the municipality by the Ministry of Municipal Affairs and Housing pursuant to subsection 239(2)(h) of the Municipal Act, 2001.

6.2    Solicitor-Client Privilege

A matter pertaining 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.

Motion Passed (5 to 0)

the committee convened in closed session from 1:05 PM to 1:50 PM.

7.   Adjournment

Moved by P. Cuddy

Seconded by S. Hillier

That the meeting BE ADJOURNED.

Motion Passed

The meeting adjourned at 5:06 PM.