London's Planning and Environment Committee Meeting

London's Planning and Environment Committee referred the 415 York Street application back for a D6 land use compatibility study involving London District Energy, debated infrastructure funding pressures tied to the 2027 Growth Management Implementation Strategy, and advanced amendments to residential parking rules.

Topics Discussed

1. 415 YORK STREET: Application referred back for D6 compatibility study

The committee deferred a final decision on 415 York Street and referred the application back so the applicant can complete a D6 land use compatibility study related to London District Energy.

Sarah Turney, speaking for London District Energy, told the committee, "despite repeated requests to the applicant we have had no consultation at all by the proponent," adding that "in order to do accurate modeling the proponent needs to speak to us."

Staff said the missing study was significant enough that the application would not normally have reached this stage. The applicant said, "normally this is something that would be required as part of a complete application. It was not actually flagged. It was only flagged very late in the process."

Staff also warned the study could materially change the proposal. One staff member said the applicant would have to complete the study before the matter could return, and that "it may be more appropriate and staff actually recommend that a new application be submitted because there could be substantial changes to the proposed development," including possible impacts on building height.

2. DISTRICT ENERGY AND PROCESS: Members debated refusal versus referral

Committee members spent much of the discussion on whether to refuse the application outright or allow more time for the D6 work.

Councillor Sam Trosow said he did not see the matter as "just a private dispute between two two parties," and questioned whether the applicant's statement about not appealing for non-decision had been formalized. He said, "The fact that there are other good reasons to support the refusal at the OOLT doesn't satisfy my worry that the OOLT may simply look at this as a very simple: you failed to meet the timeline and you're out."

Councillor Skylar Franke argued against moving ahead without the study, saying, "We cannot continue to carry this lot as a very very bloated and dangerous looking hole in the ground. We need to develop here. But that doesn't mean we can take liberties with the public safety."

The committee ultimately chose referral. Staff said that because of scheduling and the work required, the earliest the matter could return to committee was likely Dec. 1.

3. GROWTH MANAGEMENT: Funding gap and project deferrals

The committee then turned to the 2027 Growth Management Implementation Strategy and the city's ability to fund growth-related infrastructure.

Discussion focused on the gap between planned infrastructure and available development charge revenue. Staff said municipalities have generally been responding through project delays. As one staff member put it, "we've had several conversations with some of our municipal counterparts and the general consensus is it's typically through project deferrals like we're doing."

Councillor Steven Hillier said council should be shown broader options rather than only what current funding allows. "I do think to limit us to what's possible is leaving us in a place that we don't need to be," he said.

Paul Van Meerbergen said municipalities were assured they would be compensated for provincial housing-related changes affecting revenues. "We were promised that we would be kept whole," he said, adding that municipalities need to keep pressing the province because "we cannot do it on our own."

4. DEBT AND PROVINCIAL FUNDING: Borrowing and credit rating concerns

The funding discussion also turned to borrowing.

Mayor Shawn Lewis said he would not support taking on debt in a way that could weaken the city's credit rating. "I would not entertain for a moment taking on debt to service growth and put our AAA credit rating down to a double A or a single A," he said, arguing that lower ratings would increase borrowing costs and "cost the taxpayer far more in the long run."

Another speaker, Wallace, said the shortfall should not be shifted onto development charges and ultimately homebuyers. "The burden of making that up should not be on the development side," he said, adding that the city should continue pressing the province to make municipalities whole.

Councillor Anna Hopkins said she was still unclear on the long-term implications of the strategy, particularly around hard surfacing and tree canopy impacts in neighbourhoods.

5. PARKING PROVISIONS UPDATE: Residential parking amendments move forward

The committee also approved updates to residential parking provisions, including a move toward requiring one parking space per unit in many cases.

Councillor Susan Stevenson supported the staff recommendations, saying, "I think staff have struck a very good balance here in recommending the exemptions."

Discussion included the cost of underground parking, front-yard parking, curb cuts, and environmental impacts. Muhammad Musa told the committee, "A parking spot in a high residential underground parking spot is $60 to $90,000 per spot," and questioned who would absorb those costs if parking minimums rise.

Councillor Franke raised concerns about the effect of wider driveways on landscaping and trees, saying forestry staff had indicated the amendment "would compete with permeable planting spaces for trees."

Members also flagged an unintended exemption tied to affordable housing. Staff said a single affordable unit in a larger building could trigger an exemption under the draft wording, and that issue would need to be corrected before final council consideration.

Motions

Passed: - 415 York Street application referred back for D6 Land Use Compatibility Study — 5-0 - Parking provisions update, including Heritage Conservation District exemption — 5-0 - Growth management-related motion — 5-0 - In-camera session motion — 5-0 - Motion 1 (title not specified in notes) — 5-2 - Motion 2 (title not specified in notes) — 4-1

Attendees

Committee members and participants identified in the notes:

• Mayor Shawn Lewis
• Councillor Sam Trosow
• Councillor Susan Stevenson
• Councillor Anna Hopkins
• Councillor Skylar Franke
• Councillor Peter Cuddy
• Councillor Steven Hillier
• Councillor Paul Van Meerbergen
• Sarah Turney, London District Energy
• Muhammad Musa
• Charles Spina
• Wallace