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Page 1 of 23
SECTION 3
ZONES AND ZONE SYMBOLS
3.1
ESTABLISHMENT OF ZONES
For the purposes of this By-Law and of the maps contained in Schedule "A" hereto, the
following zones are established and they may be referred to by class, symbol or name:
CLASS:
RESIDENTIAL
Symbol
Name
R1
Residential R1 Zone
R2
Residential R2 Zone
R3
Residential R3 Zone
R4
Residential R4 Zone
R5
Residential R5 Zone
R6
Residential R6 Zone
R7
Residential R7 Zone
R8
Residential R8 Zone
R9
Residential R9 Zone
R10
Residential R10 Zone
R11
Residential R11 Zone
CLASS:
OFFICE
Symbol
Name
OR
Office Residential Zone
OC
Office Conversion Zone
RO
Restricted Office Zone
OF
Office Zone
CLASS:
COMMERCIAL
Symbol
Name
DA
Downtown Area Zone
RSA
Regional Shopping Area Zone
CSA
Community Shopping Area Zone
NSA
Neighbourhood Shopping Area Zone
ASA
Associated Shopping Area Commercial Zone
BDC
Business District Commercial Zone
AC
Arterial Commercial Zone
HS
Highway Service Commercial Zone
RSC
Restricted Service Commercial Zone
CC
Convenience Commercial Zone
SS
Automobile Service Station Zone
CLASS:
INSTITUTIONAL FACILITIES
Symbol
Name
RF
Regional Facility Zone
CF
Community Facility Zone
NF
Neighbourhood Facility Zone
HER
Heritage Zone
DC
Day Care Zone
CLASS:
OPEN SPACE AND RECREATION
Symbol
Name
OS
Open Space Zone
ER
Environmental Review Zone (Z.-1-051390)
CR
Commercial Recreation Zone
CLASS:
INDUSTRIAL
Symbol
Name
OB
Office Business Park Zone
Page 2 of 23
LI
Light Industrial Zone
GI
General Industrial Zone
HI
Heavy Industrial Zone
EX
Resource Extraction Zone
RT
Rail Transportation Zone (Z.1-051390)
CLASS:
AGRICULTURAL (Z.1-051390)
Symbol
Name
AG
Agricultural Zone (Z.1-051390)
AGC
Agricultural Commercial Zone (Z.1-051390)
RRC
Rural Settlement Commercial Zone (Z.1-051390)
TGS
Temporary Garden Suite Zone (Z.1-051390)
(Z-1-051390)
CLASS:
MISCELLANEOUS
Symbol
Name
UR
Urban Reserve Zone
T
Temporary Zone
3.2
SCHEDULES AND TABLES
All Schedules and Tables attached to this By-Law form part of the By-Law.
3.3
ZONE SYMBOLS AND PROVISIONS
The Zone symbols may be used to refer to buildings or structures and to the uses of
lots, buildings and structures permitted by this By-Law in the said Zones.
Wherever in this By-Law the word "zone" is used, preceded by any of the said zone
symbols, such reference shall mean any part of the zoned area delineated on Schedule
"A" and designated thereon by the said symbol.
For each zone established by this By-Law, a separate section of this By-Law sets out
the uses permitted in, and the specific provisions relating to, such zone under the
headings "PERMITTED USES" and "REGULATIONS", respectively.
Except as otherwise specifically provided herein, the specific zone requirements set out
for each zone shall apply to such zone in addition to the general provisions set out in
Section 4.
3.4
DENSITY "D"
Where the symbol "D" follows a single zone or a compound zone applying to certain
lands on a zoning map, the number following the "D" specifies the maximum net
residential density in units per hectare permitted on those lands, and this map
designation takes precedence over any maximum density regulation set out in the
relevant use zone.
Where, in a compound zone, a separate "D" symbol follows each individual zone, the
relevant density shall apply only to the uses permitted in the associated zone.
Where the Lodging House Class 2 use is permitted in a zone and the symbol "D",
follows a single zone or a compound zone applying to certain lands on a zoning map,
the number following the "D", multiplied by three (3), specifies the maximum net lodging
unit density in units per hectare permitted on those lands, and this map designation
takes precedence over any maximum lodging unit density regulation set out in the
relevant use zone.
(Z.-1-96447)
Where a nursing home, rest home, retirement lodge, continuum-of-care facility,
emergency care establishment or hospital is permitted in a zone which is subject to a
density provision in the Zone Regulations or on the Zoning Maps, the number following
the "D", multiplied by three (3), specifies the maximum density in number of beds per
hectare permitted for accommodations not defined as a dwelling unit(s) herein. For the
above-noted uses, three (3) beds are equal to one (1) dwelling unit.
(Z.-1-99688)
Page 3 of 23
Example Application of Section 3.4 - Density "D" Zones
Metric
A 0.5 hectare (or 5 000 m2) lot zoned OR-D150 may be developed for apartments at a
density of 150 units per net residential hectare (for a total of 0.5 X 150 = 75 units), or for
non-residential uses at a floor area ratio of (150 ÷100) 1.5:1 (for a total of 1.5 X 5 000 = 7
500 m2 gross floor area).
Lodging Houses
For the calculation of lodging houses, three lodging house units equal one dwelling unit
for the purpose of density calculations.
Nursing Homes, Rest Homes, Retirement Lodges, Continuum-of-Care Facilities,
Emergency Care Establishments and Hospitals
For the calculation of density of accommodations for nursing homes, rest homes, retirement
lodges, continuum-of-care facilities and emergency care establishments, three beds equal
one dwelling unit. For example, a 0.75 ha lot zoned R7-D150 may be developed for a nursing
home at a density of 150 units per hectare. With three beds equalling one unit the nursing
home could contain 337 beds (0.75 ha. x 150 u.p.h. x 3 beds).
If the same site were to be used for a continuum-of-care facility with 20 dwelling units, 276
beds in addition to the units would be permitted. The calculation is as follows:
0.75 ha. X 150 u.p.h = 112.5 units
112 units (permitted) - 20 units (requested) = 92 units (available for bed equivalent)
92 units x 3 (1 unit = 3 beds) =276 beds
(Z.-1-99688)
1)
MIXED USE DEVELOPMENTS
a)
RESIDENTIAL/NON-RESIDENTIAL COMBINATIONS
Where a lot is used for both residential and non-residential purposes, the
maximum number of dwelling units permitted by the applicable maximum
density regulations or "D" zone shall be reduced at the rate of one
dwelling unit for each 100.0 square metres (1,076 sq. ft.) of gross floor
area devoted to non-residential uses.
b)
BED/UNIT COMBINATIONS FOR CARE FACILITIES
Where a site is used for a nursing home, rest home, retirement lodge,
continuum-of-care facility, emergency care establishment, hospital, or a
combination thereof in which dwelling units (as defined) and institutional
beds, are to be provided, the maximum number of dwellings units
permitted by the applicable maximum density regulations or "D" zone shall
be reduced at the rate of one (1) dwelling unit for each three (3) beds.
(Z.-1-99688)
Example Application of Section 3.4 - Mixed Use Developments
A 0.5 hectare (1.23 acre) lot zoned OR-D150 (OR-D61) is to be developed for an
apartment building with 500 square metres (5,382 square feet) of office space on the
ground floor:
0.5 hectare (1.23 acres) X 150 units per hectare (61 units per acre) = 75 units
500.0 square metres (5,382 square feet) ÷ 100.0 square metres (1,076 square feet) = 5
Permitted development is (75 - 5 =) 70 dwelling units plus 500.0 square metres (5,382
square feet) of office space.
3.5
PRIVATE ROAD "PR"
Where the symbol "PR" appears on a zoning map as a prefix to a single zone or a
compound zone applying to certain lands, it is considered to represent development on
individually owned parcels or structures with frontage on a private road, in conformity
with the Official Plan policies. The "PR" symbol can be used with both residential and
non-residential zones. (Z.-1-96446)
Page 4 of 23
3.6
HEIGHT "H"
Where the symbol "H" follows a zone applying to certain lands on a zoning map, the
number following the "H" specifies the maximum height in metres permitted on these
lands.
3.7
BONUSING "B"
Where the symbol "B" follows a zone applying to certain lands on a zoning map, the
number following the "B" identifies the specific provisions as outlined in Section 4.3
(Bonus Zones) that will be applicable to these lands.
3.8
HOLDING "h" ZONES
1)
USE OF SYMBOL
Where the symbol "h" appears on a zoning map as a prefix to a single
zone or a compound zone applying to certain lands, notwithstanding the
provisions of that zone or zones, unless this By-law has been amended to
remove the relevant "h" symbol, those lands shall not be developed or
used except in compliance with the provisions of the applicable zone for
existing uses, or for such other uses set out in the relevant Holding Zone
Provisions below. The relevant Holding Zone Provisions are denoted by
the number (if any) immediately following the symbol "h" on the zoning
map.
2)
HOLDING ZONE PROVISIONS
(Section 3.8(2) Deleted and replaced by Z.-1-253279)
h-1
Purpose: To determine the extent to which development will be
permitted and ensure that development will not have a negative
impact on relevant components of the Natural Heritage System of
the Official Plan, an agreement shall be entered into specifying
appropriate development conditions and boundaries, based on an
Environmental Impact Study or Subject Lands Status Report that
has been prepared in accordance with the provisions of the Official
Plan and to the satisfaction of the City of London, prior to removal
of the "h-1" symbol. (Z.-1-051390) (Z.-1-202871)
Permitted Interim Uses: Existing use
h-2
Purpose: To implement the Provincial Minimum Distance
Separation (MDS) regulations the "h-2" holding provision will not be
deleted until the existing livestock facility has been removed or,
through removal of building infrastructure, is no longer capable of
housing livestock.
Permitted Interim Use: Existing uses (Z.-1-021040)
h-3
Purpose: To ensure the appropriate development of the site and
limit the impact of the development on the existing roadways, a
traffic impact study for the entire site is to be completed prior to site
plan approval to determine the location and number of access
points, the traffic impact on surrounding roads and roadway
improvements required to accommodate this development. The "h-
3" symbol shall be deleted upon the acceptance of the traffic study
by the City of London. (Z.-1-041295)
h-4
Purpose: To address concerns of site contamination, a Record of
Site Condition shall be carried out by a qualified professional and
submitted to the Ministry of the Environment. The City of London
will remove the "h-4" holding provision once the Ministry is satisfied
that the Record of Site Condition is satisfactory. (Z.-1-061479)
Page 5 of 23
h-5
Purpose: the "h- 5" symbol shall not be deleted until a methane gas
study is completed and mitigation measures are implemented, if
required, to the satisfaction of City Engineer. (Z.-1-071652)
h-6
Purpose: To ensure the orderly development of the lands the "h-6"
symbol shall not be deleted until a stormwater servicing report has
been prepared and confirmation that stormwater management
systems are implemented to the satisfaction of the City Engineer.
Permitted Interim Uses: Existing Uses
h-7
Purpose: to ensure that the Municipal Emergency Communication
System is functional and uninterrupted, the holding symbol shall not
be deleted until subsequent studies determine no impacts exist or
mitigation measures are identified and mutually agreed upon to the
satisfaction of the City of London.
Permitted Interim Uses: Permitted uses within existing buildings.
(Z.-1-233103)
h-8
Purpose: To ensure the orderly development of lands and the
adequate provision of municipal services, the "h-8" symbol shall not
be deleted until appropriate servicing arrangements are provided to
the satisfaction of the City.
h-9
Purpose: The proponent shall retain a consultant archaeologist,
licensed by the Ministry of Citizenship and Multiculturalism (MCM)
under the provisions of the Ontario Heritage Act (R.S.O. 1990 as
amended) to carry out a Stage 1 (or Stage 1-2) archaeological
assessment of the entire property. Development or property
alteration shall only be permitted on the subject property containing
archaeological resources or areas of archaeological potential if the
archaeological resources have been conserved by removal and
documentation, or by site preservation (Stages 3 and 4). The
archaeological assessment must be completed in accordance with
the most current Standards and Guidelines for Consulting
Archaeologists. Engagement with the appropriate First Nations
shall be completed consistent with the policies of The London Plan.
All archaeological assessment reports, in both hard copy format
and digitally in Portable Document Format (PDF), will be submitted
to the City of London once MCM has accepted them into the Public
Registry. Significant archaeological resources will be incorporated
into the proposed development through either in situ preservation
or interpretation where feasible, or may be commemorated and
interpreted on site. No demolition, new exterior construction,
grading, or any other activity where soil disturbance will occur or
might be reasonably anticipated shall take place on the subject
property prior to the City of London receiving the MCM compliance
letter indicating that all archaeological licensing and reporting
requirements have been satisfied.
h-10
Purpose: To ensure that cultural heritage resource(s) are
conserved, not adversely affected by a proposed development, and
to ensure that development is in a form compatible with the cultural
heritage resource(s). The removal of the "h-10" holding provision
shall not occur until such time as it has been demonstrated to the
satisfaction of the City, through the acceptance of a Heritage
Impact Assessment, that the cultural heritage resource(s) are
conserved, not adversely affected by a proposed development, and
that the development is in a form that is compatible with the cultural
heritage resource(s), and any recommended mitigation measures
are reflected in a development agreement for the proposed.
Page 6 of 23
h-11
Purpose: To ensure there are no land use conflicts between the
proposed sensitive land uses and arterial roads, rail lines, and/or
existing land uses, the "h-11" shall not be deleted until the owner
agrees to implement all noise and vibration attenuation measures
and/or safety measures for possible train derailments, as
recommended through the required reports as acceptable to the
City.
h-12
Purpose: To ensure the orderly development of lands and the
adequate provision of municipal services, the "h-12" shall not be
removed until full municipal services are available to the site.
Interim Permitted Uses: Existing Uses and private water and
sanitary servicing permitted.
h-13
Purpose: To ensure the orderly development of the lands the "h-13"
symbol shall not be deleted until a servicing capacity report has
been prepared and confirmation that a municipal sewer outlet is
available to service the site to the satisfaction of the City.
Development applications will have to satisfy this condition prior to
development taking place.
h-14
Purpose: To ensure a suitable location for the compensation of the
proposed natural heritage feature removals is established and
protected for the long-term, the "h-14" shall not be deleted until an
identified compensation area has been designated on Map 1 and
Map 5 of The London Plan and zoned in a manner that will ensure
its long-term protection, consistent with an accepted Ecological
Replacement and Compensation Plan (ERCP), all to the
satisfaction of the City. Development applications will have to
satisfy this condition prior to development taking place. The ERCP
will need to demonstrate no net loss to the natural heritage system.
(Z.-1-253320)
h-15
Purpose: to ensure that as-built grades are certified in accordance
with the final cut-fill analysis and grading design of the subject
lands, the "h-15" shall not be removed until the Owner's engineer
certifies that as-built conditions match the proposed grading design,
all to the satisfaction of the City. (Z.-1-263470)
h-100
Purpose: To ensure that mitigating measures are undertaken in
areas adjacent to transportation and utility corridors, an agreement
shall be entered into, following consultation with relevant agencies,
covering requirements for incorporating appropriate noise and/or
vibration attenuation measures into the design of the development,
prior to the removal of the "h-100" symbol. (Z.-1-051390)
Permitted Interim Uses: Existing uses; any non-residential use
permitted by the applicable zones
h-101
Purpose: To ensure that development takes a form compatible with
adjacent land uses, agreements shall be entered into following
public site plan review specifying the issues allowed for under
Section 41 of the Planning Act, R.S.O. 1990, c. P.13, prior to the
removal of the "h-101" symbol. Notwithstanding this, residential
developments of 10 or fewer units are exempt from Public Site Plan
Meetings, as per Bill 23, More Homes Built Faster Act, 2022.
Permitted Interim Uses: Residential Developments of 10 units or
fewer. (Z.-1-94236 deleted and replaced by Z.-1-233100)
h-102
Purpose: To ensure that development in the vicinity of operating
and closed landfill sites will occur in a safe manner and in
Page 7 of 23
accordance with the Environmental Protection Act, agreements
shall be entered into specifying any necessary studies and
protective measures to the satisfaction of the City of London,
demonstrating that the development in the form and manner
proposed, will not be adversely affected prior to the removal of the
"h-102" symbol.
Permitted Interim Uses: Existing uses
h-103
Purpose: To ensure that aggregate resource extraction does not
take place in advance of the municipal review and approval of an
aggregate extraction license application submitted to the City of
London by the Ministry of Natural Resources prior to the removal of
the "h-103" symbol. (Z1-051390)
Permitted Interim Uses: Existing uses.
h-104
Purpose: To ensure that there is no land-use conflict between
industrial and proposed residential uses on these lands, the "h-104"
symbol shall not be deleted until all industrial uses have been
removed from the site and abutting residentially zoned lands.
Permitted Interim Uses: Existing uses. (O.M.B. File #910043,
R910387 - Appeal #5013 June 4, 1993)
h-105
Purpose: To ensure the orderly development of lands and the
adequate provision of municipal services, the "h-105" symbol shall
not be deleted until a development agreement associated with a
site plan which provides for appropriate access arrangements to
the satisfaction of Council is entered into with the City of London.
Permitted Interim Uses: Existing uses.(O.M.B. File #R 910387 -
Appeal #3004 May 19, 1994)(Z.-1-92066)
h-106
i) Until this By-law is amended to remove the Holding Provisions,
the Holding Provisions and Interim Provisions shall apply;
ii) To ensure the protection and preservation of the City's Heritage
Resources, and to ensure that new development and
redevelopment does not affect the integrity or result in the
destruction of the City's Heritage Resources, the following
conditions must be satisfied prior to the removal of the Holding
Provisions:
a) The existing building exterior must be designated under
the Ontario Heritage Act by the City of London;
b) The site and buildings, or portions thereof. Must be
subject to an easement, or easements, to provide for
municipal services, heritage preservation, and conservation
purposes, in favour of the City of London, to the satisfaction
of the City of London.
c) The affected lands will be subject to Site Plan Control
under Section 41 of the Planning Act, R.S.O. 1990, c. P.13
and a development agreement must be entered into by the
owner of the subject lands and the City of London; and, (Z.-
1-94236)
d) An agreement to permit additional uses on this site must
be entered into with the City of London to permit additional
development on the site in exchange for retaining and
preserving the heritage resources on the subject land.
Interim
Page 8 of 23
Permitted Uses/Interim Provisions: Uses legally existing on the 5th
day of October, 1992. (Z.-1-92118)
h-107
Purpose: To ensure that development within 300 metres (984 feet)
of a resource extraction operation will not be adversely impacted by
the presence of such an operation, a noise and dust impact study
shall be completed and any mitigation measures contained therein
shall be carried out to the satisfaction of the City of London in
conjunction with the Ministry of the Environment and Energy and
the Ministry of Natural Resources prior to the removal of the "h-
107" symbol. (Z.-1-94236) Notwithstanding the regulations of
residential zones in this By-law to the contrary, new buildings
intended for human occupancy shall have a minimum separation
distance of 135 metres (443 feet) from a Resource Extraction
(EX/EX1) Zone or area licensed for gravel extraction. Any deviation
from the 135 metres (443 feet) regulation would only be considered
on the basis of the noise and dust impact study referred to above.
Permitted Interim Uses: Existing uses (Z.-1-93193)
h-108
Purpose: To ensure the orderly development of lands and the
adequate provision of municipal services, the "h-108" symbol shall
not be deleted until full municipal sanitary sewer and water services
are available to service the site.
Permitted Interim Uses: Dry uses on individual sanitary facilities
permitted by the applied Zone. (Z.-1-97484)
h-109
Purpose: To ensure the orderly development of lands located at
2185 Highbury Avenue North and part of 2225 Highbury Avenue
North (formerly 2135 Highbury Avenue North), notwithstanding the
list of permitted uses included within Section 33.2.(2), uses
permitted on private temporary water and sewerage systems shall
be limited to place of worship, school and day care uses. (Z.-1-
01900)
h-110
Purpose: To ensure that development will not have a negative
impact on an environmentally sensitive area, or natural feature, an
agreement shall be entered into specifying any necessary
preventative measures, based on study(ies) to the satisfaction of
the City of London conducted by qualified professional(s)
demonstrating that development in the form proposed will not
adversely affect the area or feature, prior to the removal of the "h-
110" symbol.
Permitted Interim Uses: Uses permitted by the applicable zone
within existing buildings.(Z.-1-02942)
h-111
Purpose: To ensure that the on-site septic treatment system is
adequate to accommodate a proposed use and that there will not
be any adverse impact on groundwater resources or recharge
functions, an agreement shall be entered into specifying any
necessary preventative measures, based on study(ies) to the
satisfaction of the City of London conducted by qualified
professional(s) demonstrating that the use or development in the
form proposed will not adversely affect the area.
Permitted Interim Uses: Existing Uses. (Z.-1-031085)
h-112
Purpose: To ensure the development of the recycling facility will be
planned, designed, operated and maintained in such a way as to
promote compatibility with adjacent, existing and future land uses,
and to minimize any adverse impacts on the natural environment,
Page 9 of 23
the "h-112" symbol shall not be deleted until a Certificate of
Approval has been granted by the Ministry of Environment. (OMB
Order # R 040163) (Z.-1-041255)
h-113
Purpose: To ensure that development is not adversely impacted by
industrial uses on the east side of Clarke Road, a noise study shall
be undertaken and an agreement shall be entered into, covering
requirements for incorporating appropriate attenuation measures
into the design of the development, prior to the removal of the "h-
113" symbol.
Permitted Interim Uses: Existing uses. (Z.-1-041257)
h-114
Purpose: To ensure that all environmental reviews and approvals
have taken place for the location, quality and quantity of discharge
from the pollution control plant. The "h-114" symbol shall not be
deleted until a Certificate of Approval has been issued by the
Ministry of the Environment of the Province of Ontario which will
deal with the discharge of effluent from the pollution control plant.
(Z-1-051390)
h-115
Purpose: To ensure compliance with Official Plan Amendment No.
279, any expansion to the Southside Pollution Control Plant shall
not occur until an environmental assessment under the
Environmental Assessment Act, R.S.O. 1990, c E.18, as amended,
or any subsequent legislation has been completed including any
reviews and appeals beyond the initial 4 MIGD (million imperial
gallons per day). The "h-115" symbol shall not be deleted or
amended until and unless any additional capacity has been
authorized through an environmental assessment under the
aforementioned Act and a Certificate of Approval has been issued
by the Ministry of the Environment of the Province of Ontario.
Permitted Interim Uses: pollution control plant to a maximum
capacity of 4 MIGD (million imperial gallons per day). (Z-1-051390)
h-116
Purpose: To ensure there are no land use conflicts between the
commercial and residential land uses, the "h- 116" symbol shall not
be deleted until the owner agrees to implement all noise attenuation
and design mitigating measures as recommended in noise
assessment reports, acceptable to the City of London. (Z.-1-
061467)
h-117
Purpose: To encourage a street-oriented development, to ensure
that the residential infill development is designed to mitigate
impacts on adjacent residential properties, and provide for a high
quality of urban design, a development agreement shall be entered
into to ensure that new residential infill development is designed
substantially consistent with the design concept tabled by the
developer as part of the rezoning application, to the satisfaction of
the City of London, prior to the removal of the "h-117" symbol.
Permitted Interim Uses: Existing Uses (Z.-1-061480)
h-118
Purpose: To ensure the owner undertakes a tree retention plan as
part of any future subdivision development, the "h" symbol shall not
be deleted until a tree preservation report and plan has been
prepared by a qualified ecological consultant in accordance with the
Tree Preservation Policy and is implemented to the satisfaction of
the General Manager of Planning & Development.
Permitted Interim Uses: Existing Uses. (Z.-1-071640)
Page 10 of 23
h-119
Purpose: To ensure that there is a consistent lotting pattern in this
area, the "h-119" symbol shall not be deleted until the part block
has been consolidated with adjacent lands. (Z.-1-071654)
h-120
Purpose: To ensure that there is a consistent lotting pattern in this
area, the "h-84" symbol shall not be deleted until the part block has
been consolidated with adjacent lands. (Z.-1-071661) O.M.B. Order
# PL070738 July 9, 2008
h-121
Purpose: To ensure that the urban design concepts established
through the Official Plan and/or Zoning amendment review process
are implemented, a development agreement will be entered into
which, to the satisfaction of the General Manager of Planning and
Development, incorporates these concepts and addresses
identified urban design issues.
Permitted Interim Uses: Existing Uses (OMB Case No. PL071246,
Issue Date June 11, 2008, Z.-1-071680)
h-122
Purpose: To assess the degree of impact that the access driveway
will have on the adjacent woodland, identify potential mitigation
measures and determine appropriate ecological compensation, an
Environmental Impact Study will be completed to the satisfaction of
the City of London prior to the removal of the "h-122" symbol.
Permitted Interim Uses: Existing uses. (Z.-1-081704 - OMB Case
No. PL080351)
h-123
Purpose: To ensure that the urban design concepts established
through the Zoning amendment review process are implemented, a
site plan will be approved and a development agreement will be
entered into which, to the satisfaction of the General Manager of
Planning and Development, incorporates these concepts and
addresses identified urban design issues. (Z.-1-081704 - OMB
Case No. PL080351)
h-124
Purpose: To ensure that there is a consistent lotting pattern in this
area, the "h-124" symbol shall not be deleted until the block has
been consolidated with adjacent lands. (Z.-1-081703)
h-125
Purpose: To ensure there is adequate water service and
appropriate access, a looped watermain system must be
constructed and a second public access must be available to the
satisfaction of the City Engineer, prior to the removal of the "h-125"
symbol.
Permitted Interim Uses: A maximum of 80 residential units (Z.-1-
081786) (Z.-1-122078)
h-126
Purpose: To ensure that a comprehensive storm drainage and
stormwater management report prepared by a consulting engineer
is completed to address the stormwater management strategy for
all lands within the subject plan and external lands where a private
permanent on-site storm drainage facility is proposed for any block
or blocks not serviced by a constructed regional stormwater
management facility. The "h-126" symbol shall not be deleted until
the report has been accepted to the satisfaction of the General
Manager of Planning and Development and City Engineer. (Z.-1-
091860)
h-127
Purpose: To ensure that a comprehensive storm drainage and
stormwater management report prepared by a consulting engineer
is completed to address the stormwater management strategy for
all lands within the subject plan and external lands where a private
Page 11 of 23
permanent on-site storm drainage facility is proposed for any block
or blocks not serviced by a constructed regional stormwater
management facility. The "h-127" symbol shall not be deleted until
the report has been accepted to the satisfaction of the General
Manager of Planning and Development and City Engineer. (Z.-1-
091861)
h-128
Purpose: To ensure that this parcel is developed in conjunction with
abutting lands, to the satisfaction City of London, prior to removal of
the "h-128" symbol. (Z.-1-091882)
h-129
Purpose: To ensure that this parcel is developed in conjunction with
abutting lands, to the satisfaction City of London, prior to removal of
the "h-129" symbol. (Z.-1-091883)
h-130
Purpose: To ensure adequate provision of municipal services and
access are provided, the "h-130" shall not be lifted until municipal
servicing and access are adequately addressed through future
planning applications to the satisfaction of the General Manager of
Planning and Development.
Permitted Interim Uses: Existing Uses.(Z.-1-091886)
h-131
Purpose: To ensure that flood proofing requirements are
incorporated and/or that dry, safe access to the Regulatory Flood
Elevation is achieved to the satisfaction of the Upper Thames River
Conservation Authority. (Z.- 1-111989)
h-132
Purpose: To ensure that urban design objectives for the town
centre and public square are addressed, a site plan will be
approved and development agreement entered into which, to the
satisfaction of the City Planner, incorporates the community design
guidelines for the Old Victoria Area Plan. A requirement of the site
plan submission will include an overall design concept plan, a
design brief, and building elevations which details how the ultimate
development will be designed and built in accordance with the
community design guidelines.
Permitted Interim Uses: Existing Uses (Z.-1-112020)
h-133
Purpose: To ensure that the results of the Hydraulic Floodway
Analysis are accepted to the satisfaction of the Upper Thames
River Conservation Authority. (Z-1-112002)
h-134
Purpose: To ensure the orderly redevelopment of the site, the "h"
symbol shall not be deleted and no development can occur beyond
47,120 square metres gross floor area until a comprehensive
(re)development concept site plan and urban design brief are
completed at the time of site plan review and a public site plan
meeting is held.
Permitted Interim Uses: Permitted uses in stand-alone buildings,
enclosed shopping centre format and/or non-enclosed shopping
centre format totalling 47,120 square metres. (Z.-1-112017)
h-135
Purpose: To ensure the orderly development of the lands and the
adequate provision of municipal services, the "h-135" symbol shall
not be deleted until a development agreement is entered into and
permits are issued by the Ministry of Transportation as required by
the Public Transportation and Highway Improvement Act or any
successor legislation.
Permitted Uses: Existing Uses. (Z.-1-081704 - OMB Case No.
PL080351)
Page 12 of 23
h-136
Purpose: to ensure the orderly development of the site the following
items shall be addressed through site plan review and a
development agreement be entered into by the owner/developer
and the City of London:
a) Urban design objectives through the submission of an
urban design brief and building elevations; and
b) Provision for joint access with the property to the east of
the subject site. (Z.-1-122062)
h-137
Purpose: To ensure that urban design is addressed at site plan, a
site plan will be approved and a development agreement will be
entered into which incorporates the design objectives as identified
in the Council resolution (Z.-1-122122)
h-138
Purpose: To ensure the orderly development of the lands the
symbol shall not be deleted until sanitary and stormwater servicing
reports have been prepared and confirmation that sanitary and
stormwater management systems are implemented to the
satisfaction of the City Engineer.(Z.-1- 132185)
h-139
Purpose: To ensure that adequate parking is provided, the "h-139"
symbol shall not be deleted until an easement for parking and
Vehicular ingress/egress is provided over 570 Gainsborough Road
to the satisfaction of the City Engineer. (Z.-1-132206)
h-140
Purpose: To ensure the Owner undertakes a hydrogeotechnical
evaluation and identify geotechnical conditions as well as all
required erosion set back maintenance, erosion, structural,
geotechnical setbacks, and ensure that all matters of slope stability
are adequately engineered for the subject site in the above noted
areas by the Professional Engineer, all to the satisfaction of the City
Engineer and the Upper Thames River Conservation Authority prior
to removal of the "h-140" symbol. (Z.-1- 132208) (Z.-1-132209)
h-141
Purpose: To ensure the proposed stormwater management system
servicing serving this subdivision is constructed and operational,
the holding provision shall not be deleted until these works have
been completed to the satisfaction of the City. (Z.-1-142250)
h-142
Purpose: To ensure that the Richmond Street-Old Masonville
Master Plan and Urban Design Guidelines, established through the
Official Plan and Zoning amendment review process, are
implemented, a development agreement shall be entered into
which ensures that future development of these lands incorporates
the concepts and urban design principles identified in the Master
Plan and Urban Design Guidelines to the satisfaction of the
Director, Land Use Planning and City Planner prior to the removal
of the "h-142" symbol.
Permitted Interim Uses: Existing Uses (Z.-1-142261)
h-143
Purpose: To ensure the orderly development of the subject lands,
the "h-143" symbol shall not be removed until a storm/drainage and
stormwater management (SWM) servicing design report has been
prepared and accepted for the subject lands to ensure that the that
future development has the sufficient storm outlet and SWM
servicing to the specifications and satisfaction of the City Engineer.
Permitted Interim Uses: Existing Uses (Z.-1-142261)
h-144
Purpose: To ensure the orderly development of the lands, the "h-
144" shall not be deleted until a private on-site sanitary disposal
Page 13 of 23
system has been designed and can be implemented to the
satisfaction of the Managing Director, Development and
Compliance Services and Chief Building Official. (Z.-1-142288)
h-145
Purpose: To ensure the orderly development of lands and the
adequate provision of municipal services, the "h-145" symbol shall
not be deleted:
i)
Until a development agreement associated with a site
plan which provides for appropriate access
arrangements to the satisfaction of Council is entered
into with the City of London;
ii)
Until the owner agrees to implement all noise
attenuation and design mitigating measures as
recommended in noise assessment reports,
acceptable to the City of London; and
iii)
That urban design is addressed at site plan, a site
plan will be approved and a development agreement
will be entered into which, to the satisfaction of the
City Planner, incorporates the design objectives as
identified in the June 12, 2012 Council resolution. A
requirement of the site plan submission will include an
urban design brief and building elevations which detail
how the objectives have been achieved.
Permitted Interim Uses: Existing Uses; automobile sales and
service establishment permitted by the applicable zone within
existing buildings. (Z.-1-142289)
h-146
Purpose: To ensure that development is consistent with the City of
London Urban Design Principles and Placemaking Guidelines, the
"h-146" shall not be deleted until urban design guidelines have
been prepared and implemented through the subdivision
agreement, to the satisfaction of the City of London.
Permitted Interim Uses: Existing Uses (Z.-1-142328)
h-147
Purpose: To ensure that development will not have any negative
impacts on the groundwater in the area, with specific attention
given to any negative impacts on existing wells, a Hydrogeological
Study shall be prepared by a qualified professional and submitted
to the City to evaluate the potential impact of the proposed
development to area private wells and provide recommendations
for monitoring post construction impacts and possible mitigation
measures to the satisfaction of the City Engineer prior to the
removal of the "h-147" symbol. Any recommendations contained
therein shall be incorporated into the development agreement to
the satisfaction of the City of London. (Z.-1-142350)
h-148
Purpose: The removal of the "h-148" shall not occur until such time
as the as the alignment of the Hamlyn Street extension has been
determined and the Owner has entered into an agreement with the
City of London, to the satisfaction of the City Engineer, to construct
and convey Hamlyn Street. Map 3 of The London Plan may be
amended to reflect the determined alignment of a proposed future
road corridor, without the need for an Official Plan amendment. (Z.-
1-142352; deleted and replaced by Z.-1-263461)
Page 14 of 23
h-149
Purpose: To ensure the orderly development of the subject lands,
the "h-149" symbol shall not be removed until the design of the
proposed storm/drainage and SWM servicing works from the
proposed development is completed in accordance Pincombe Drain
Strom Drainage, Stormwater Management and Drain Restoration
Schedule "B" Municipal Class EA Summary Report (Stantec, 2013),
City of London design and specifications, MOE requirements and
guidelines all to satisfaction of the City Engineer, it being noted that
any proposed works must be located outside the footprint of the
future Pincombe No.4 SWM facility location as identified in the
Municipal Class EA; or the regional Pincombe No.4 SWM facility is
functional and operational. (Z.-1-142352)
h-150
Purpose: To outline the extent to which development will be
permitted and ensure that development will not have a negative
impact on significant wildlife habitat, an agreement shall be entered
into specifying appropriate development conditions and boundaries
based on a Species at Risk Assessment prepared in accordance
with the Endangered Species Act to the satisfaction of the
Managing Director, Planning and City Planner prior to the removal
of the "h-150" symbol. (Z.-1-142352)
h-151
Purpose: In order to ensure that building setbacks and design
elements on lands along Wonderland Road South are not impacted
by the widening of Wonderland Road as identified through the
results of the Wonderland Road Environmental Assessment, no
development shall be approved within 28.5 metres of the centerline
of Wonderland Road South and until such time as the
Environmental Assessment (EA) Study of Wonderland Road South
is approved and a further Zoning By-law Amendment is in full force
and effect to reflect the ultimate right-of-way. (Z.-1-142352)
h-152
Purpose: To ensure the size and configuration of lots and blocks is
appropriate for the area and suitably serviced the "h-152" symbol
shall not be deleted until after the Environmental Assessment for
the Bostwick Road realignments has been completed and a
subdivision agreement is entered into specifying conditions of
development, to the satisfaction of Council. (Z.-1-152390)
h-153
Purpose: To encourage street-oriented development and
discourage noise attenuation walls along arterial roads, a
development agreement shall be entered into to ensure that new
development is designed and approved consistent with The London
Plan. (Z.-1-152390; deleted and replaced by Z.-1-263461)
h-154
Purpose: To ensure that the works required to implement the
Pottersburg Creek Storm Drainage, Flood Control and Remediation
Works project are completed prior to any development on the site,
the "h-154" symbol shall not be deleted until the "as-built" drawings
for the required works are submitted and accepted to the
satisfaction of the Upper Thames River Conservation Authority and
City Engineer. (Z.-1-152430)
h-155
Purpose: To ensure that urban design is addressed at site plan, a
development agreement shall be entered into that incorporates high
quality urban design features that recognize the prominent gateway
location of the site, including enhanced building and landscape
design, screened service and loading areas, and building
orientation and setbacks. The "h-155" symbol shall not be deleted
until building elevations and site plan have been submitted that
recognizes the prominent gateway location of the site, to the
satisfaction of the City Planner. (Z.-1-152430)
Page 15 of 23
h-156
Purpose: To ensure that as much of the existing vegetation is
retained, the holding provision will not be deleted until a tree
preservation report and plan has been prepared by a qualified
ecological consultant and is implemented to the satisfaction of City
of London. (Z.-1-162440)
h-157
Purpose: To ensure the orderly development of lands, the "h-157"
symbol shall not be deleted until a development agreement
associated with plan of subdivision provides for the dedication and
construction of Gleeson Street to municipal standards, between
Ashland Avenue and McCormick Boulevard, as proposed in the
Concept Plan, attached as Schedule "1" of the amending by-law, as
part of a future development proposal. (Z.-1-162440)
h-158
Purpose: To encourage high quality urban design for the
redevelopment of the former McCormick factory site, a
development which, with minor Page 30 of 39 variations at the
discretion of the Managing Director, Planning and City Planner, is
consistent with the conceptual site plan attached as Schedule "1" to
the amending by-law and with the Urban Design Guidelines,
attached as Schedule "2" of the amending by-law, will be assessed
during the site plan approval/review process and a development
agreement is entered into with the City of London prior to the
removal of the "h-158" symbol. (Z.-1-162440)
h-159
Purpose: To ensure the orderly development of lands, the "h-159"
symbol shall not be deleted until a Land Use Compatibility report
associated with a site plan is undertaken which provides direction
on how the proposed sensitive land uses can be appropriately
designed, buffered and/or separated from the existing major
facilities to prevent or mitigate potential adverse effects. (Z.-1-
162440)
h-160
Purpose: To ensure that urban design objectives established
through the subdivision review process are being met, a site plan
shall be approved and a development agreement shall be entered
into which ensures that future development of the lands is in
keeping with the design principles and concepts identified in the
West Five Urban Design Guidelines, and subject to further
refinement through the subdivision Design Studies and/or Site Plan
Approval process, to the satisfaction of the City of London prior to
the removal of the "h-160" symbol.
Permitted Interim Uses: Existing Uses (Z.-1-162444)
h-161
Purpose: To encourage building orientation towards public streets
and public spaces, a site plan shall be approved and a
development agreement shall be entered into which ensures that
future development of the lands complies with the urban design
policies identified in the Riverbend South Secondary Plan, to the
satisfaction of the City of London prior to the removal of the "h-161"
symbol.
Permitted Interim Uses: Existing Uses (Z.-1-172539)
h-162
Purpose: To prevent or minimize possible adverse effects on
sensitive land uses created by industrial properties an analysis of
compatibility between industrial facilities (D6 Guidelines) shall be
carried out by a qualified professional and submitted to the City and
any recommendation contained therein for mitigation measures be
undertaken to the satisfaction of the Site Plan Approval Authority,
prior to the removal of the "h-162" symbol. ( Z.-1-172619)
Page 16 of 23
h-163
Purpose: To ensure that development occurs in a safe manner, no
new structures that would require municipal servicing shall be
erected, or the use of the Wellington Pavilion Building be permitted
until it is demonstrated to the City Engineer that the on-site water
servicing meets current City standards, prior to the removal of the
"h-163" symbol. (Z.-1-182662)
h-164
Purpose: To ensure that adequate provision of municipal water
services, the "h-215" symbol shall not be deleted until it is
demonstrated to the City Engineer that the on-site water servicing
meets current City standards, prior to the removal of the "h-164"
symbol.
Permitted Interim Uses: Conservation lands, Conservation works,
Cultivation of land for agricultural/horticultural purposes,
Greenhouses, Institutional uses, Managed forest, Office of a
charitable non-profit organization and associated uses, Offices in
association with an institutional use, Outdoor farmers market,
Playground, Passive recreational uses which include hiking trails
and multi-use pathways, Private Schools, Recreational Buildings,
Recreational buildings in association with conservation lands and
public parks, Sports fields without structures, Wellness Centre. (Z.-
1-182662)
h-165
Purpose: To ensure that there is no land-use conflict between
existing industrial and future residential uses on these lands, the "h-
165" symbol shall not be deleted and the lands shall not be
developed for residential uses until a compatibility study has
demonstrated that Ministry of the Environment and Climate Change
D-6 Guidelines: Compatibility between Industrial Facilities and
Sensitive Land Uses can be met, or mitigation measures provided,
to the satisfaction of the City of London.
Permitted Interim Uses: any non-residential use permitted by the
applicable zones. (Z.-1-182678)
h-166
Purpose: To ensure that residential development takes a form
compatible with adjacent land uses, agreements shall be entered
into following public site plan review specifying the issues allowed
for under Section 41 of the Planning Act, R.S.O. 1990, c. P.13, prior
to the removal of the "h-166" symbol.
Permitted Interim Uses: Residential Developments of 10 units or
fewer. (Z.-1-182680 deleted and replaced by Z.-1-233100)
h-167
Purpose: To ensure archaeological matters are addressed, the
owner/developer's consultant archaeologist licensed by the Ministry
of Tourism, Cultural and Sport under the provisions of the Ontario
Heritage Act (R.S.O. 1990 as amended) shall prepare an
archeological monitoring mitigation strategy to the satisfaction of
the City of London, prior to the removal of the "h-167" symbol. (Z.-
1-182697)
h-168
Purpose: To ensure that the built form is guided by a consistent
design approach, Urban Design Guidelines shall be prepared for
the High Density Residential designated lands within the Bostwick
Neighbourhood, and adopted under Section 19.2.2 (Guideline
Documents) of the Official Plan; with the input of the Urban Design
Peer Review Panel and to the satisfaction of the City of London, to
establish an overall design vision based on holistic and
comprehensive consideration of all development sites within the
master plan lands.
Page 17 of 23
h-169
Purpose: To ensure that new development is designed and
approved consistent with the Urban Design Guidelines prepared for
the High Density Residential designated lands within the Bostwick
Neighbourhood, the site plan, building elevations, and landscape
plan will be assessed for compliance with the approved Urban
Design Guidelines during the site plan approval review process;
and a development agreement entered into to the satisfaction of the
City of London prior to the removal of the "h-169" symbol.
Permitted Interim Uses: Existing uses (Z.-1-182711)
h-170
Purpose: To ensure that development will not have a negative
impact on the hydrology and hydrogeology or on the natural
heritage system including the abutting wetland and woodland
features, an Environmental Impact Study, a Water Balance Study
and a Hydrogeological Study and a Stormwater Management Study
shall be prepared and accepted to the satisfaction of the UTRCA
and the City of London, prior to removal of the "h-170" symbol.
Permitted Interim Uses: Existing uses (Z.-1-182711)
h-171
Purpose: To determine the extent to which development will be
permitted and ensure that development will not have a negative
impact on the hydrology and hydrogeology or on the natural
heritage system including the abutting wetland and woodland
features, an Environmental Impact Study, a Water Balance Study
and a Hydrogeological Study and a Stormwater Management Study
shall be prepared and accepted to the satisfaction of the UTRCA
and the City of London, prior to removal of the "h-171" symbol.
Permitted Interim Uses: Existing uses (Z.-1-182712)
h-172
Purpose: The proponent shall retain an archaeologist, licensed by
the Ministry of Tourism, Culture and Sport under the provisions of
the Ontario Heritage Act (R.S.O. 1990 as amended) to carry out a
Stage 1 (or Stage 1-2) archaeological assessment of the entire
property and follow through on recommendations to mitigate,
through preservation or resource removal and documentation,
adverse impacts to any significant archaeological resources found
(Stages 3-4). The archaeological assessment must be completed in
accordance with the most current Standards and Guidelines for
Consulting Archaeologists, Ministry of Tourism, Culture and Sport.
All archaeological assessment reports, in both hard copy format
and as a PDF, will be submitted to the City of London once the
Ministry of Tourism, Culture and Sport has accepted them into the
Public Registry. Significant archaeological resources will be
incorporated into the proposed development through either in situ
preservation or interpretation where feasible, or may be
commemorated and interpreted through exhibition development on
site including, but not limited to, commemorative plaquing. No
demolition, construction, or grading or other soil disturbance shall
take place on the subject property prior to the City's Planning
Services receiving the Ministry of Tourism, Culture and Sport
compliance letter indicating that all archaeological licensing and
technical review requirements have been satisfied.
Permitted Interim Uses: uses within the existing building where no
soil disturbance takes place. (By-law Z.-1-192722 - LPAT Order
PL190015)
h-173
Purpose: To ensure there is adequate water service and
appropriate access, the Regiment Road public access to Southdale
Road West must be available to the satisfaction of the Deputy City
Page 18 of 23
Manager, Environment and Infrastructure or designate, prior to the
removal of the "h-173" symbol. (Z.-1-222980)
h-174
3207 Woodhull Road
Purpose: to determine the extent to which development will be
permitted and ensure that development will not have a negative
impact on relevant components of the Natural Heritage System, an
agreement shall be entered into specifying appropriate
development conditions and boundaries, based on a Subject Lands
Status Report and/or Environmental Impact Study, Hydrogeological
Report/Water Balance, and Geotechnical Report that have been
prepared to the satisfaction of the City of London and/or the Upper
Thames River Conservation Authority, as applicable, prior to the
removal of the "h-174" symbol.
Permitted Interim Uses: Uses permitted in the AG2 Zone (Z.-1-
223001)
h-175
Purpose: To ensure there are no land use conflicts between the
Canadian Pacific Rail corridor and the proposed residential and/or
sensitive uses, mitigation measures for safety from possible
derailments are required, that effectively integrate into the urban
design and heritage resources, as acceptable to the City of London.
Permitted Interim Uses: Existing uses within existing buildings (Z.-
1- 223039)
h-176
537 Crestwood Drive
Purpose: To ensure there will be no conflicts between the existing
aggregate resource extraction use and the proposed residential
uses, the "h-176" symbol shall not be deleted until a
geotechnical/slope stability study is prepared which confirms the
Erosion Hazard Limit and addresses potential erosion hazards
based on the proposed development, layout and site grading, to the
satisfaction of the City of London, the report shall be submitted only
at such time as all active pit licenses have been surrendered and a
rehabilitation plan and site restoration plan have been completed
for the adjacent aggregate resource extraction area. (Z.-1-223033)
h-177
258 Richmond Street
Purpose: To prevent or minimize possible adverse effects on
sensitive land uses created by the Canadian Nation Railway (Main
Line), a noise analysis shall be carried out at the time of a change
of use permit by a qualified professional and submitted to the City.
Any recommendations contained therein for mitigation measures
shall be implemented to the satisfaction of the Site Plan Approval
Authority, prior to the removal of the "h-177" symbol.
Permitted Interim Uses: Uses permitted in the BDC Zone other than
residential (Z.-1-223034)
h-178
689 Oxford Street West
Purpose: to ensure the parking garage adjacent to the Canadian
National (CN) Railway main line is designed to a crash wall
standard, including structural drawings with details of reinforcing.
The crash wall designs must be to the satisfaction of the Deputy
City Manager, Planning and Development or designate prior to
development of the lands and removal of the "h-178" symbol. (Z.-1-
223042 - OLT-22-004282).
Page 19 of 23
h-179
Purpose: To ensure that all issues regarding hydrogeology, erosion
setback maintenance, erosion structural, geotechnical setbacks
and all matters relating to slope stability will be dealt with through
the site plan approval process to the satisfaction of the City of
London and the Upper Thames Conservation Authority (UTRCA)
prior to the removal of the "h-179" symbol. (Z.-1-223053)
h-180
Purpose: To ensure there are no land use conflicts between the rail
line and the proposed residential uses, the "h-180" shall not be
deleted until the owner agrees to implement all noise and vibration
attenuation measures, recommended in the noise assessment
report acceptable to the City of London. (Z.-1-223066)
h-181
1140 Fanshawe Park Road East
Purpose: The removal of the "h-181" symbol shall not occur until
such a time as the Owner has provided direct pedestrian
connectivity from Devos Drive to Sunningdale Road East, to the
satisfaction of the City. The centreline of the pedestrian connection
shall not be located more than 15.0 metres from the centreline of
Devos Drive. (Z.-1-233132 - OLT Enacted OLT-22-004106)
h-182
Purpose: To ensure vehicular and pedestrian access and storm
servicing is provided, the removal of the "h-182" shall not occur until
such time as appropriate easements and a joint use and
maintenance agreement with 349 Southdale Road East are in
place, MECP approval for shared services is obtained, and an
approved amendment to the Development Agreement for 349
Southdale Road East is in place to incorporate works proposed by
subject site, all to the satisfaction of the City Engineer. (Z.-1-
233134)
h-183
Purpose: To ensure sanitary servicing is provided, the removal of
the "h-183" shall not occur until such time as appropriate
easements and a joint use and maintenance agreement with 349
Southdale Road East are in place, MECP approval for shared
services is obtained, and an approved amendment to the
Development Agreement for 349 Southdale Road East is in place
to incorporate works proposed by subject site, all to the satisfaction
of the City Engineer. Alternatively, the removal of the "h-183" shall
not occur until a servicing strategy is provided demonstrating
services can be provided solely on the subject lands, to the
satisfaction of the City Engineer. (Z.-1-233134)
h-184
Purpose: To ensure that development is not adversely impacted by
noise, a Noise Study shall be undertaken and an agreement shall
be registered on title to ensure any attenuation measures are
incorporated into the design of the development and any warning
clauses are included in tenancy agreements, as recommended by
the Noise Study, to the satisfaction of the City Engineer prior to the
removal of the "h-184" symbol. (Z.-1-233134)
h-185
Purpose: To ensure the adequate provision of municipal services,
the holding provision shall not be removed until such time as there
is an accepted water strategy and adequate capacity available. (Z.-
1-233148)
h-186
3317 White Oak Road
Purpose: To ensure development on these lands at 3317 White
Oak Road stays within the allotted population (404p) and peak flow
amount (4.54L/s), to mitigate against known basement flooding
issues downstream of the site along Jalna Blvd. The "h-186"
Page 20 of 23
symbol shall not be removed until sanitary reports have been
prepared and confirmation the sanitary system is implemented to
the satisfaction of the City Engineer. (Z.-1-233153)
h-187
3317 White Oak Road
Purpose: To ensure that the proposed development does not
negatively impact nearby sensitive uses, a noise study shall be
undertaken, and any identified mitigative measures be incorporated
into the development. The "h-187" symbol shall not be removed
until such time as a development agreement is entered into which
incorporates the recommended mitigative measures from an
approved noise study. (Z.-1-233153)
h-188
Purpose: To ensure the adequate provision of municipal services,
the holding provision shall not be removed until such time as there
is an accepted water strategy and adequate capacity available. (Z.-
1-243168)
h-189
Purpose: To ensure the orderly development of lands, a masterplan
shall be prepared to the satisfaction of the City, to provide an
organizational structure that establishes: pedestrian connections,
vehicular connections, development parcels, landscaping and
amenity areas.
Permitted Uses: Existing Uses
(Z.-1-243189 - OLT-23-000367)
h-190
3010-3050 Yorkville Street
Purpose: To ensure the implementation of the Bonus (B-57) Zone,
the "h-190" symbol shall not be deleted until the required security
has been provided and the existing bonus agreement has been
updated, to the satisfaction of the City.
Permitted Interim Uses: Existing uses
(Z.-1-243199)
h-191
Purpose: To ensure that development will not have negative
impacts on cultural heritage resources on, and adjacent to the
subject property, and to ensure the long-term conservation of these
resources, the following shall be prepared and accepted to the
satisfaction of the City of London, prior to the removal of the "h-228"
symbol:
i) An Arborist Report - from a certified arborist and landscape
architect - which will include a detailed assessment of
existing vegetation on the Eldon House grounds, Harris Park
and other adjacent properties, and make recommendations
to protect significant vegetation and minimize potential
impacts during preconstruction, construction and post-
construction activities, as well as recommendations to
minimize long term impacts (i.e. shadowing, micro-climate
changes) due to development on the subject property;
ii) A Building Condition Assessment - from a licensed architect
and professional structural engineer with experience with
heritage buildings - which will include a comprehensive
assessment of the current condition (including a structural
evaluation) of cultural heritage resources on and adjacent to
Page 21 of 23
the subject property, along with identification of potential
construction impacts and proposed mitigation measures;
iii) A Conservation Plan - from a qualified member of the
Canadian Association of Heritage Professionals (CAHP) -
which will include a strategy for the management and
conservation of cultural heritage resources on the subject
property along with a detailed plan related to their retention,
restoration (exterior and interior attributes), future use and
integration in the new development, as well plans for
buffering and protection during construction; and
iv) A Vibration Study - from a professional engineer - to
determine the levels of vibration that are acceptable to avoid
negative impacts during construction, and establish
benchmark levels, and include the development of an
inspection, monitoring and implementation plan, along with
proposed mitigation measures.
Permitted Interim Uses: All permitted uses within the existing
buildings. (Z.-1-212942)
h-192
Purpose: To ensure there are no land use conflicts between the rail
line and the proposed residential and/or sensitive uses, mitigation
measures for safety from possible derailments are required, that
effectively integrate into the urban design and heritage resources,
as acceptable to the City of London.
Permitted Interim Uses: Existing uses within existing buildings.
h-193
Purpose: To ensure the ecological replacement of natural heritage
features, the "h-193" symbol shall not be deleted until an Ecological
Replacement and Compensation Plan has been reviewed and
accepted by the City that demonstrates the replacement of the
ecosystem features and functions to be removed in a manner that
enhances the Natural Heritage System on at least a one-to-one
land area basis and is implemented to the satisfaction of the City.
h-194
Purpose: To ensure there are no land use conflicts between the
proposed sensitive land uses and arterial roads, rail lines, and/or
existing land uses, the "h-194" shall not be deleted until the owner
agrees to implement all noise and vibration attenuation measures,
recommended in noise and vibration assessment reports
acceptable to the City of London.
h-195
Purpose: To ensure the Owner/Developer can demonstrate the
existing municipal water system is adequate to support the
proposed development and if fire flows required are larger than
what is identified in Dillons revised report, it would be a
responsibility of the developer to upsize any municipal watermain(s)
necessary to meet the fire flow demands required for that
development, all to the specifications and satisfaction of the City.
(Z.-1- 223068 - OLT-22-004698)
h-196
Purpose: To encourage street orientated development for the two
medium density blocks, the Owner shall prepare a concept plan to
demonstrate how the front façade of the buildings can be oriented
towards public streets, parks and open spaces, which will be
executed by a future development agreement for Blocks 2 and 3
prior to the removal of the "h-196" symbol. (Z.-1-223068 - OLT-22-
004698)
Page 22 of 23
h-197
Purpose: To ensure that access easements benefiting adjacent
landowners be provided to protect the abutting landowners' access
to the rear yards of the units, which will be executed by a future
development agreement for Block 4 prior to the removal of the "h-
197" symbol. (Z.-1- 223068 - OLT-22-004698)
h-213
(Z.-1-253293; removed by Z.-1-263404)
3.9
COMPOUND ZONES AND MULTIPLE ZONES
1) COMPOUND ZONES
Notwithstanding any other provision of this By-Law, where two or more zoning
symbols divided by a "/" are shown on the zoning maps as applying to a lot or as
compounded by a Special Provision, that lot may be used exclusively for any use
permitted in any one of the zones included in the compound zone symbol, or for
any combination of uses permitted in any of the zones included in the compound
zone symbol, subject to the following regulations:
i)
The regulations for each zone set out in this by-law that forms part of a
compound zone shall be considered separately in relation to the erection
or use of any building or structure. Where two or more zones in a
compound zone permit the same use and the regulations contained in
each of the two or more zones for that use are different in one or more
categories identified in Column A to the Tables in this by-law, the least
restrictive regulation in each category of zone regulation for that use will
be applied. (Z.-1-97483)
ii)
In a compound zone involving an SS Zone, the provisions of Section 30
for the SS Zone shall apply to the use of lands for the purposes of an
automobile service station or gas bar, notwithstanding Paragraph (i)
above.
iii)
In a compound zone involving an OS4 Zone, in addition to the OS4 uses,
lands may be used for purposes accessory to the uses permitted by the
other applicable zone(s), such as parking and landscaped open space;
and any regrading or construction of buildings or structures shall be
subject to the approval of the Conservation Authorities Act; but the lands
affected by such a compound zone shall continue to be eligible for
application of Section 3.9(2)(b) (Multiple Zones), including for the purpose
of density calculations.
iv)
The parking and loading required by this By-Law for each of the uses
included in the development of the lands, whether for a single use or a
combination of uses, shall be provided.
Example Application of Section 3.9(1) - Compound Zones
Lands zoned CF3/R2 may be used for CF3 uses, or for R2 uses, or for a combination
of those uses.
2) MULTIPLE ZONES
i)
Where a lot is divided into two or more zones, each such portion of the
said lot shall be considered a separate lot as defined herein and shall be
used in accordance with the provisions of this By-Law which are
applicable to the zone wherein such portion of the said lot is located.
ii)
Notwithstanding anything to the contrary in Paragraph (i) of this Clause,
where a use or uses are permitted by the zones applying to two or more
portions of the lot, those portions shall be considered to constitute a single
lot as defined herein and the highest or most restrictive zone requirements
pertaining to such use or uses in all the pertinent zones shall apply
throughout.
Page 23 of 23
3.10 DETERMINING ZONE BOUNDARIES
The extent and boundaries of all zones and restricted areas are set out on the maps
comprising Schedule "A" hereto and shall be interpreted in accordance with the
following:
1)
Boundaries of zones and restricted areas shall be construed wherever
possible to be concurrent with:
a)
the centreline of a street, lane, railway right-of-way, transmission
line or watercourse;
b)
the lot line of any lot in a registered plan of subdivision, or deed
description, or of a lot created by severance for which consent has
been given pursuant to Section 53 of the Planning Act, R.S.O.
1990, c. P.13, such lot line is the boundary unless it abuts a street,
lane, railway right-of-way, transmission line or watercourse;(Z.-1-
94236)
c)
as running substantially parallel to a street line where the distance
from the street line is not indicated and the circumstances
described in Paragraphs (a) and (b) do not pertain, the boundary is
parallel to the street line and the distance therefrom shall be
determined according to the scale shown on the zoning map; and,
d)
the maximum extent of the hazard line as determined by the
Conservation Authority, typically the Open Space (OS4) Zone line,
or where a flood fringe area has been identified and approved by
the Conservation Authority and no other hazard feature is present,
the boundary of the floodway. (Z.-1-051390)
2)
In the event that a street or lane which forms the boundary is closed or
partially closed, the boundary between such zones shall be construed as
the former centreline of the said closed street or lane.
3)
Where uncertainty exists as to the location of a zone boundary on
Schedule "A" hereto or a Schedule to any amendment to this By-Law,
reference shall be made to the Schedules at the original scales as
contained in the Municipal Offices and shall be deemed to be the
centrepoint of the line on such Schedule which denotes the said zone
boundary.
3.11 MAP DETAILS
Any street or other names, property boundaries, municipal numbers or physical features
on key map grid patterns shown on the maps are for reference purposes only. The
shaded areas contained on the base maps of Schedule "A" Zone Maps are for
reference purposes only, to assist property owners in knowing if their lands are affected
by the Conservation Authorities Act or are identified as extractive industrial areas or
aggregate resource areas. The lands in the Byron Gravel Pits area shaded on Key
Maps 126 and 127 have been identified as areas containing aggregate resources that
are presently licensed or that may be licensed for future aggregate extraction. Policies
pertaining to the extraction of aggregate resources in the City of London are contained
in the Natural Resources Chapter of the Official Plan. The lands so shaded on all other
key maps lie within the flood fringe of the Thames River and at a minimum may require
floodproofing and/or safe access before any development or redevelopment may occur.
Approvals pursuant to the Conservation Authorities Act, will be required. (Z.-1-94236)
(Z.-1-021019) (Z.-1-202871)
3.12 INTERPRETATION OF USE
Where a use is listed in a zone, the interpretation of that use shall not include any other
use specifically referred to or otherwise defined in this By-law.
(O.M.B. File # R910387 - Appeal #9006-3, 9009-2, 9009-7 June 4, 1993)