February 18, 2026, at 1:00 PM

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1.   Disclosures of Pecuniary Interest

That it BE NOTED that no pecuniary interests were disclosed.

2.   Consent

2.1   Update on Implementation Potential for Servicing Improvements using Housing Accelerator Funding

2026-02-18 (2.1) Staff Report -Update on Implementation Potential for Servicing Improvements

Moved by S. Lewis

Seconded by S. Hillier

That the following actions be taken with respect to the staff report dated February 18, 2026, related to the Update on Implementation Potential for Servicing Improvements using Housing Accelerated Funding: 

a)      the matter of the Pack Road Sewer Extension, as identified in the above-noted staff report, BE REFERRED back to the Civic Administration to undertake further consultation with the affected landowner and their technical consultants and report back to the April 14, 2026, meeting of the Planning and Environment Committee with the results of that consultation and appropriate next steps;

it being noted that the intent of the proposed project is to increase the existing supply of multi-unit housing; 

b)      the remainder of the above-noted staff report, BE RECEIVED;

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

  •    a communication dated February 16, 2026, from C. Kulchycki, Zelinka Priamo Ltd.

Additional Votes:

Moved by S. Lewis

Seconded by S. Hillier

That the matter of the Pack Road Sewer Extension, as identified in the staff report titled Update on Implementation Potential for Servicing Improvements using Housing Accelerator Funding, BE REFERRED back to the Civic Administration to undertake further consultation with the affected landowner and their technical consultants and report back to the April 14, 2026 meeting of the Planning and Environment Committee with the results of that consultation and appropriate next steps;

IT BEING NOTED that the intent of the proposed project is to increase the existing supply of multi-unit housing.

Motion Passed (4 to 0)

Moved by S. Lewis

Seconded by S. Hillier

that the remainder of the staff report dated February 18, 2026, related to the Update on Implementation Potential for Servicing Improvements using Housing Accelerator Funding, BE RECEIVED;

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

  •    a communication dated February 16, 2026, from C. Kulchycki, Zelinka Priamo Ltd.

Motion Passed (4 to 0)

3.   Scheduled Items

3.1   Upper Thames River Conservation Authority Service Level Review - Update Report 

2026-02-18 (3.1) Staff Report UTRCA Service Level Review_Update Report

Moved by S. Lewis

Seconded by S. Hillier

That, on the recommendation of the Deputy City Manager, Housing and Community Growth, the following actions be taken with respect to the staff report dated February 18, 2026, related to the  Upper Thames River Conservation Authority Service Level Review – Update Report:

a)    the above-noted report BE RECEIVED; and,

b)    the Civic Administration BE DIRECTED to collaborate with UTRCA on the implementation of the key recommendations from the Service Level Review;

it being noted that the Presentation as appended to the added agenda from I. Shelley and J. Connolly, Black Line Consulting related to this matter, was received.

Motion Passed (4 to 0)

3.2   Supplementary Guidelines for Heritage Conservation Districts

2026-02-18 (3.3) Staff Report - Supplementary Guidelines for Heritage Conservation Districts

Moved by S. Lewis

Seconded by S. Hillier

That, on the recommendation of the Director, Planning and Development, the staff report dated February 18, 2026, related to the Supplementary Guidelines for Heritage Conservation Districts, BE RECEIVED; 

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

-    M. Wallace, London Development Institute; and,

-    A.M. Valastro;

it being note that the above-noted report fulfills Council’s request and the direction for public input; therefore, the item may be removed from the Planning and Environment Committee’s Deferred Matters List; 

it being further noted that the visual presentation as appended to the added agenda was received.

Motion Passed (4 to 0)

Additional Votes:

Moved by S. Hillier

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Lewis

Seconded by S. Hillier

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.3   1225 Westdel Bourne - Z-25163 

2026-02-18 (3.4) Staff Report 1225 Westdel Bourne

Moved by S. Lewis

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 Cristina Ferro (c/o Zelinka Priamo Ltd.) relating to the property located at 1225 Westdel Bourne, the proposed by-law as appended to the staff report dated February 18, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on March 3, 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 (R1-16) Zone TO a Residential R1 (R1-11) Zone and a Residential R1 (R1-14) Zone;

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

-   D. Sikelero-Elsenbruch, Zelinka Priamo Ltd.; and, 

-   J. Tysman;

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;

  •    the recommended amendment conforms to the policies of The London Plan, including, but not limited to, the Key Directions and Rural Neighbourhoods Place Type; and, 

  •     the recommended amendment will facilitate an appropriate form of rural residential infill development with consideration for the long-term protection of agricultural resources and land use compatibility; 

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 S. Lewis

Seconded by S. Hillier

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Hillier

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.4   746-774 Base Line Road East and 339-345 Westminster Avenue and 770 Base Line Road East - O-25156 and Z-25157

2026-02-18 (3.4) Staff Report - 770 Base Line Rd E - O-25156 - Z-25157

Moved by S. Lewis

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 the Corporation of the City of London relating to the properties located at 746-774 Base Line Road East and 339-345 Westminster Avenue and 770 Base Line Road East (O-25156) and Mark Semenowicz & Lidia Semenowicz (c/o Strik Baldinelli Moniz Ltd.) relating to the property located at 770 Base Line Road East (Z-25157):

a)    the proposed by-law as appended to the staff report dated February 18, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on March 3, 2026, to amend The Official Plan for the City of London, 2016 (The London Plan), by AMENDING policy 1101_ for Specific Policies in the Institutional Place Type for the Baseline Office Area;

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 March 3, 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 part a), to change the zoning of 770 Base Line Road East FROM an Office (OF2) Zone TO a Residential R8 Special Provision/Office Special Provision (R8-4()/OF2()) Zone; and,

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

i) orient the build forms to the public street with front façade and principle entrances fronting Base Line Road East; and

ii) provide a high proportion of transparent glazing along the front façade to promote an active frontage and passive surveillance; 

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

-    N. Dyjach, Strik Baldinelli Moniz Ltd.; 

-    D. D’Haene; and, 

-    K. Card;

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

  •    the recommended amendment is consistent with the Provincial Planning Statement, 2024 (PPS);

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

  •    the recommended amendment would permit an appropriate form of development at a scale and intensity that is appropriate for the site and surrounding context; 

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 S. Hillier

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Hillier

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.5   550 Ridout Street North & 82-90 Kent Street - OZ-25152

2026-02-18 (3.5) Staff Report - 550 Ridout Street and 82-90 Kent Street

Moved by S. Lehman

Seconded by S. Stevenson

Notwithstanding the recommendation of the Director, Planning and Development, the following actions be taken with respect to the application of Ridout and Kent Block Inc. relating to the property located at 550 Ridout Street North & 82-90 Kent Street:

a)    the attached by-law BE INTRODUCED at the Municipal Council meeting to be held on March 3, 2026, to amend The Official Plan for the City of London, 2016 (The London Plan), by ADDING a new policy to the Specific Policies for the Neighbourhoods Place Type, permitting a 30 storey apartment building, and by ADDING the subject lands to Map 7 – Specific Policy Areas – of the Official Plan;

b)    the attached by-law BE INTRODUCED at the Municipal Council meeting to be held on March 3, 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 part a), to change the zoning of the subject property FROM a Residential R-10/Office Conversion (R10-3*H24/OC7) Zone TO a Residential R10 Special Provision (R10-5(_)D1350H100) Zone, permitting the development as proposed;

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 individuals made verbal presentations at the public participation meeting held in conjunction with these matters:

-    J. Gaudet, MHBC Planning Urban Design and Landscape Architecture; 

-    J. Tysman;

-    M. Blake Rose; 

-    A.M. Valastro; 

-    M.A. Hodge; 

-    R. Summerville; 

-    O. Juwah; and, 

-    J. Gasior;

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

  •    a communication dated February 7, 2026, from R. Keene; 

  •    a communication dated February 3, 2026, from S. Agranove; 

  •    a communication dated February 4, 2026, from B. Benedict; 

  •    a communication dated February 18, 2026, from A. Soufan, President, York Developments; 

  •    a communication dated February 13, 2026, from R. Sovorov; 

  •    a communication dated February 16, 2026, from H. Elmsie; 

  •    a communication dated February 13, 2026, from R. Hajimirzakhani; 

  •    a communication dated February 8, 2026, from S. Tyson; and, 

  •    a communication dated February 11, 2026, from The Woodfield Community Association Executive; 

it being further noted that the above noted amendment is being recommended for the following reasons:

  •    downtown revitalization depends on increasing residential and employment density to support economic vitality and municipal initiatives;

  •    the site is within close proximity to existing 40- and 29-storey buildings, establishing an appropriate tall-building context;

  •    Richmond Street (primary transit corridor) is approximately one block away; Dundas Street is approximately three blocks away;

  •    downtown Height Guidelines permit significantly greater building heights on the opposite side of Kent Street, immediately adjacent to the subject lands; and, 

  •    the proposed 30-storey height is appropriate within the existing and planned context and supports downtown intensification, walkability, and access to services; 

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 S. Hillier

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Hillier

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.6   Additional Residential Unit Permissions - Z-25159

2026-02-18 (3.7) Staff Report - Additional Residential Unit New Provisions

Moved by S. Lewis

Seconded by S. Hillier

That, further to the direction of the Municipal Council, the following actions be taken with respect to the application by the City of London relating to additional residential unit permissions, the proposed by-law as appended to the staff report dated February 18, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on March 3, 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:

a)    limit additional residential unit(s) to a maximum of two bedrooms;

b)    limit the total number of bedrooms to a maximum of three in all additional residential units located within or attached to the main building;

c)    limit the total number of bedrooms to a maximum of three in all additional residential units located within an accessory building; and,

d)    limit any additional residential unit to not exceed 80% of the gross floor area of the primary dwelling unit, excluding common or shared utility areas; 

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; 

-    M. Moussa; and, 

-    M.A. Hodge;

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

  •    the recommended amendments would be consistent with the Provincial Planning Statement, 2024;

  •    the recommended amendment conforms to the general intent of The London Plan, including but not limited to the Neighbourhoods Place Type, Policy 942; and, 

  •    the recommended amendment will allow for intensification in neighbourhoods, consistent with Council’s commitment to increase housing supply and affordability; 

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 S. Hillier

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Hillier

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (4 to 0)

3.7   Amendments to The London Plan

2026-02-18 (3.8) Staff Report - Amendments to the London Plan

Moved by S. Lewis

Seconded by S. Hillier

That, on the recommendation of the Director, Planning and Development, the proposed by-law as appended to the staff report dated February 18, 2026, as Appendix “A” BE INTRODUCED at the Municipal Council meeting to be held on March 3, 2026, to amend The London Plan, to ensure alignment with the Provincial Planning Statement and recent legislative changes, including Bill 23, Bill 17, and Bill 185, resolve any inconsistencies with previous amendments, and mapping associated with these changes;

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

-    M. Wallace, London Development Institute; and,

-    M. Moussa;

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

  •    to revise any policies which are impacted by changes to the Planning Act due to various Provincial legislation, including Provincial Planning Statement, 2024, the Green Energy Repeal Act, 2018, Cutting Red Tape to Build More Homes Act, 2024 (Bill 185), Protect Ontario by Building Faster and Smarter Act, 2025 (Bill 17); 

  •    to make updates certain policies and maps of The London Plan to reflect

Council’s decisions; 

  •    to update the title of Provincial Planning Statement from Provincial Policy Statement, as the Ministry of Municipal Affairs and Housing has changed the title of this document; 

  •    to correct errors and omissions identified throughout The London Plan, including typographical, grammatical, formatting and mapping errors and old terminologies to reflect changes to federal and provincial documents and ministries; and, 

  •    to correct an inadvertent implication to the Notice Requirements official plan amendment (OPA 141). The recommended amendments are consistent with the Provincial Policy Statement, 2020;

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 S. Hillier

Seconded by S. Lewis

Motion to open the public participation meeting.

Motion Passed (4 to 0)

Moved by S. Hillier

Seconded by S. Lewis

Motion to close the public participation meeting.

Motion Passed (4 to 0)

4.   Items for Direction

4.1   Deputy Mayor S. Lewis, Councillors P. Cuddy and C. Rahman - Zoning By-law Amendment - Parking Changes

2026-02-18 (4.1) Submission - S. Lewis, P. Cuddy and C. Rahman - Parking Changes

Moved by S. Lewis

Seconded by S. Hillier

That the Civic Administration BE DIRECTED to bring forward a zoning by-law amendment that includes the following:

a)    make all necessary zoning by-law changes to establish an updated minimum parking requirement for all residential developments to a minimum of 1 parking space for each residential unit, while providing exemptions for those developments that have an affordable housing agreement with the City of London, or those developments located in Protected Major Transit Station Areas, and recommendations for other potential exemptions;

b)    amend section 4.19.6) h) I) to allow a maximum driveway width of 6m on lots with a lot width of up to 12m and to allow a maximum driveway width of 9m on lots greater than 12m;

c)       amend section 4.19.4) c) to permit parking in the front or exterior side yard on a driveway that may not lead to another parking area within the R1, R2, R3, R4 and R11 Zones; and,

d)    amend section 4.37.8 to remove the prohibition on a new additional driveway in association with an additional residential unit;

it being noted that the verbal delegation from M. Wallace and M.A. Hodge, with respect to this matter was received;

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

  •    a communication dated February 15, 2026, from A.M. Valastro; 

  •    a communication dated February 13, 2026, from C. Butler; 

  •    a communication dated February 13, 2026, from D. Hyland; and, 

  •    a communication dated February 16, 2026, from M. Horak.

Motion Passed (4 to 0)

Additional Votes:

Moved by S. Hillier

Seconded by S. Lewis

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

Motion Passed (4 to 0)

Moved by S. Lewis

Seconded by S. Hillier

That a delegation from M.A. Hodge, be heard at this time.

Motion Passed (4 to 0)

4.2   Budget Chair E. Peloza - Notice Distribution - South of Highway 401

2026-02-18 (4.2) Submission - Notice Distribution - E. Peloza

Moved by S. Hillier

Seconded by S. Lewis

That the Civic Administration BE DIRECTED to expand public notice circulation south of Highway 401, including but not limited to, construction notices, applications pursuant to the Planning Act, or studies pursuant to the Environmental Assessment Act, to include the three residential hamlets, located at Avenue Road, Shaver Subdivision, and Glanworth;

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

  •    a communication dated February 11, 2026, from C. Ivanitz.

Motion Passed (4 to 0)

5.   Deferred Matters/Additional Business

5.1   Deferred Matters List

2026-02-18 PEC Deferred Matters List

Moved by S. Lewis

Seconded by S. Hillier

That the Deferred Matters List BE RECEIVED.

Motion Passed (4 to 0)

6.   Confidential

Moved by S. Hillier

Seconded by S. Lehman

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

A matter pertaining to the security of the property of the municipality at Oxford Street West; a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the municipality; advice that is subject to solicitor-client privilege, including communications necessary for that purpose.

Motion Passed (4 to 0)

That Committee convenes In Closed Session, from 5:02 PM to 5:06 PM.

7.   Adjournment

Moved by S. Lewis

Seconded by S. Hillier

That the meeting BE ADJOUNRNED.

Motion Passed

The meeting adjourned at 5:09 PM.