What is Proposed?
- Two, 12 storey apartment buildings at a density of 314 units per hectare,
- 438 apartment units,
- 219 parking spaces,
- Special provisions to allow a reduced parking rate of 0.5 parking spaces per unit and a west interior side yard of 5 metres.
- Allow a self-storage establishment temporarily in the southerly portion of the existing industrial building until the second apartment tower is built.
Further to the Notice of Application you received on June 22, 2022, you are invited to a public meeting of the Planning and Environment Committee to be held:
Meeting Date and Time: Monday, June 19, 2023, no earlier than 4:00 p.m.
Meeting Location: The Planning and Environment Committee Meetings are hosted in City Hall, Council Chambers; virtual participation is also available; please see the City of London website for details.
For more information contact:
Chuck Parker - Senior Planner
[email protected]
519-661-2489 ext. 4648
Planning & Development, City of London
300 Dufferin Avenue, 6th Floor,
London ON
PO Box 5035 N6A 4L9
File: Z-9522
london.ca/planapps
To speak to your Ward Councillor:
Councillor Peter Cuddy,
[email protected]
519-661-2489 ext. 4003
Application Details
Requested Zoning By-law Amendment
To change the zoning from a Light Industrial (LI) Zone to a Residential R9 Special Provision (R9-7(_) H_ ) Zone and a Residential R9 Special Provision Temporary (R9-7(_) H_ /T- _) Zone. Changes to the currently permitted land uses and development regulations are summarized below. The Zoning By-law is available at london.ca.
Current Zoning
Zone: Light Industrial (LI) Zone Permitted Uses: a wide range of light industrial uses with minimal impacts on neighbouring uses including manufacturing and assembly industries, warehouses, service trades, laboratories, pharmaceutical and medical products industries and research and development establishments. Height: 50 metres
Requested Zoning
Zone: Residential R9 Special Provision Bonus (R9-7(_) B-(_) Zone Permitted Uses: apartment buildings, lodging house class 2, senior citizens apartment building, handicapped person apartment building ad continuum-of-care facilities. Special Provisions: reduced parking rate of 0.5 parking spaces per unit, a west interior side yard of 5 metres for building “A” and allow a self-storage establishment in a portion of the existing building temporarily until the second tower is built. Residential Density: 314 units per hectare Height: 38.4 metres (approximately 12 storeys) Bonus Zone: requested to go from 150 units per hectare to 314 units per hectare, exceeding the 25% increase allowed by the 1989 Official Plan policies, in return for affordable housing, transit-orientated facilities and exceptional site and building design. However, the Province ended the practise of Bonus Zoning in September 2022. The London Plan also came into force in May 2022, replacing the 1989 Official Plan, however, the policies have to be considered in the analysis because that Plan was in force when this application was submitted. The City may also consider a different base zone, the use of holding provisions, and/or additional special provisions.
Planning Policies
Any change to the Zoning By-law must conform to the policies of the Official Plan, London’s long-range planning document. The subject lands are in the Rapid Transit Corridor Place Type in The London Plan, permitting a wide range of uses in mixed use buildings at higher intensities than normal. Maximum heights of buildings can range from 2 storeys to 16 storeys (near a Rapid Transit Station) depending on location.
How Can You Participate in the Planning Process?
You have received this Notice because someone has applied to change the zoning of land located within 120 metres of a property you own, or your landlord has posted the public meeting notice in your building. The City reviews and makes decisions on such planning applications in accordance with the requirements of the Planning Act. If you previously provided written or verbal comments about this application, we have considered your comments as part of our review of the application and in the preparation of the planning report and recommendation to the Planning and Environment Committee. The additional ways you can participate in the City’s planning review and decision-making process are summarized below.
See More Information
You can review additional information and material about this application by:
- Contacting the City’s Planner listed on the first page of this Notice; or
- Viewing the application-specific page at london.ca/planapps,
- Opportunities to view any file materials in-person by appointment can be arranged through the file Planner.
Attend This Public Participation Meeting
The Planning and Environment Committee will consider the requested zoning changes at this meeting, which is required by the Planning Act. You will be invited to provide your comments at this public participation meeting. A neighbourhood or community association may exist in your area. If it reflects your views on this application, you may wish to select a representative of the association to speak on your behalf at the public participation meeting. Neighbourhood Associations are listed on the Neighbourgood website. The Planning and Environment Committee will make a recommendation to Council, which will make its decision at a future Council meeting.
What Are Your Legal Rights?
Notification of Council Decision
If you wish to be notified of the decision of the City of London on the proposed zoning by-law amendment, you must make a written request to the City Clerk, 300 Dufferin Ave., P.O. Box 5035, London, ON, N6A 4L9, or at [email protected]. You will also be notified if you speak to the Planning and Environment Committee at the public meeting about this application and leave your name and address with the Clerk of the Committee.
Right to Appeal to the Ontario Land Tribunal
If a person or public body would otherwise have an ability to appeal the decision of the Council of the Corporation of the City of London to the Ontario Land Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the by-law is passed, the person or public body is not entitled to appeal the decision. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of London before the by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the person or public body as a party. For more information go to https://olt.gov.on.ca/appeals-process/forms/.
Notice of Collection of Personal Information
Personal information collected and recorded at the Public Participation Meeting, or through written submissions on this subject, is collected under the authority of the Municipal Act, 2001, as amended, and the Planning Act, 1990 R.S.O. 1990, c.P.13 and will be used by Members of Council and City of London staff in their consideration of this matter. The written submissions, including names and contact information and the associated reports arising from the public participation process, will be made available to the public, including publishing on the City’s website. Video recordings of the Public Participation Meeting may also be posted to the City of London’s website. Questions about this collection should be referred to Evelina Skalski, Manager, Records and Information Services 519-661-CITY (2489) ext. 5590.
Accessibility
The City of London is committed to providing accessible programs and services for supportive and accessible meetings. We can provide you with American Sign Language (ASL) interpretation, live captioning, magnifiers and/or hearing assistive (t coil) technology. Please contact us at [email protected] by June 12, 2023 to request any of these services.
Site Concept
Revised site concept plan - May 2023
Revised site concept plan - May 2023
The above images represent the applicant’s proposal as submitted and may change.
Building Renderings
Rendering looking east from Second Street
The above images represent the applicant’s proposal as submitted and may change.