What is Proposed?
- Official Plan and Zoning amendments to allow:
- An 8-storey, 143-unit apartment building;
- A maximum density of 225 units per hectare;
- A maximum building height of 27.0 metres;
- Special provisions for minimum lot area, minimum/maximum front and exterior side yard depth; minimum setback to the sight triangle; maximum balcony encroachment; minimum rear yard depth; and minimum interior side yard depth.
Further to the Notice of Application you received on March 8, 2023, 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:
To speak to your Ward Councillor:
Councillor Peter Cuddy,
519-661-2489 ext. 4003
Requested Amendment to The London Plan (New Official Plan)
To add a Specific Policy to the Neighbourhoods Place Type to permit an apartment building or mixed-use apartment building at an upper maximum height of 8-storeys, subject to the policies for Zoning to the Upper Maximum and the following additional criteria: the lands shall be assembled to form a minimum lot assembly of 0.68 hectares; and, any portion of a building permitted to increase to 8 storeys shall fit within a 45 degree angular plane measured from the north property line and a 60 degree angular plane measured from the east property line.
Requested Zoning By-law Amendment
To change the zoning from a Residential R1 (R1-6) Zone to a Residential R9 Special Provision (R9-7(_)*H27) Zone. Changes to the currently permitted land uses and development regulations are summarized below. The London Plan and the Zoning By-law are available at london.ca.
Zone: Residential R1 (R1-6) Zone Permitted Uses: A single detached dwelling. Special Provision(s): None. Residential Density: One single detached dwelling per lot. Height: 10.5 metres
Zone: Residential R9 Special Provision (R9-7(_)*H27) Zone Permitted Uses: Apartment buildings; lodging house class 2; senior citizens apartment buildings; handicapped persons apartment buildings; and continuum-of-care facilities Special Provision(s): A minimum lot area of 6,800 square metres; a minimum front/exterior side yard depth of 1 metre; a maximum front/exterior side yard depth of 6 metres; a 0 metre setback to the sight triangle; a maximum balcony encroachment of 0.5 metres into the front/exterior side yard; a minimum rear yard depth of 1.0 metre per 1.0 metre of main building height or fraction thereof for all portions of the main building above 3.0 metres in height but in no case less than 7.5 metres; a minimum interior side yard depth of 1.0 metre per 2.0 metres of main building height or fraction thereof, but in no case less than 4.5 metres; a maximum building height of 27.0 metres; a maximum density of 225 units per hectare; and, notwithstanding any provisions of the by-law to the contrary, Huron Street shall be regarded as the front lot line. Residential Density: 225 units per hectare. Height: 27.0 metres. The City may also consider additional considerations such as a different base zone, the use of holding provisions, and/or additional special provisions.
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 Neighbourhoods Place Type in The London Plan, permitting a range of low-rise residential uses including low-rise apartments.
How Can You Participate in the Planning Process?
You have received this Notice because someone has applied to change the Official Plan designation and 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 Official Plan and 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. Neighbourgood Associations are listed on the Neighbourhood 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 official plan amendment and/or 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 proposed official plan amendment is adopted, 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 proposed official plan amendment is adopted, 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. 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 do so. 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.
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 Plan
Conceptual Rendering - Corner View
The above images represent the applicant’s proposal as submitted and may change.