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1
SECTION 4
GENERAL PROVISIONS
4.0
APPLICATION OF GENERAL PROVISIONS
No person shall erect or use any building or structure or use any land, or cause
or permit any building or structure to be erected or used or cause or permit any
land to be used in any zone within the City of London for lands affected by this
By-Law except in conformity with the regulations specified by the applicable
general provisions set out in all subsections of Section 4. (Z.-1-051390)
4.1
ACCESSORY USES
1)
ACCESSORY USES PERMITTED IN ALL ZONES
Where this By-Law permits a lot to be used or a building or structure to be
erected or used for a purpose, that purpose shall include any building,
structure or use accessory thereto, except that open storage shall only be
permitted in any zone in which such a use is specifically listed as a
permitted use. No accessory building, structure or use in an agricultural
zone or a residential zone shall be used for human habitation, except
where a dwelling unit is permitted as an additional residential unit or where
the zone permits a bed and breakfast establishment, secondary farm
dwelling, temporary garden suite or hotel. (Z.-1-051390 deleted and
replaced by Z.-1-233111)
2)
LOT COVERAGE
The total lot coverage of all accessory buildings or structures on a lot shall
not exceed 10 percent (10%) of the lot area of the said lot. In agricultural
zones the size of accessory buildings is limited to 25% of the size of the
dwelling excluding main farm buildings such as barns, greenhouses,
stables and driving sheds. The percent coverage's of accessory buildings
and structures are included in the percentage total coverage permitted on
a lot. (Z.-1-051390; Amended by Z.-1-243185)
3)
HEIGHT RESTRICTIONS
Notwithstanding the definition of height, the height of an accessory
building shall be measured from the average finished grade to the upper
most point of the building or structure and shall not exceed the following
overall height : (Z.-1-97490)
a)
all Residential Zones, 4.0 metres (13.1 feet) except as provided in
4.1.4(b) where the height may be increased to 6.0 metres (19.7
feet); (Z.-1-97490)
b)
all Commercial, Agricultural and Institutional Zones, 6.0 metres
(19.7 feet); (Z-1-051390)
c)
all other zones, 10.0 metres (32.8 feet).
4)
LOT REQUIREMENTS OR LOCATION
Accessory buildings or structures are permitted in the following locations:
(Z.-1-051390)
a)
no accessory building or structure shall be permitted within a
required front yard or the required exterior side yard; (Z.-1-97490;
Amended by Z.-1-243185)
b)
when such accessory building or structure is within a residential
zone and is located in an interior side yard or a rear yard, it shall be
no closer than 0.6 metres (2.0 feet) to the side lot line and rear lot
line. Where the height exceeds 4.0 metres (13.1 feet) but in no
case more than 6 metres (19.7 feet), the side and rear lot line
setback shall be increased by the difference in the height above 4.0
2
metres (13.1 feet); (Z.-1-97490; Amended by Z.-1-243185)
c)
when such accessory building or structure is within a non-
residential zone and is located in an interior side yard or a rear
yard, it shall be no closer than 1.2 metres (3.9 feet) to the side lot
line and rear lot line. Where such an accessory building or
structure abuts a residential zone, the setback requirement shall be
equal to one-half of the overall height of the structure but in no case
less than 1.2 metres (3.9 feet) to the side lot line and rear lot line;
(Z.-1-97490)
d)
when such accessory building or structure is wholly or partly
located in an exterior side yard, or a rear yard abutting a street, the
minimum setback shall not be less than the required exterior side
yard setback for the zone in which the lot is located; (Z.-1-97490;
Amended by Z.-1-243185)
e)
when such an accessory building or structure is less than 10
square metres (108 square feet) no yard setbacks shall be required
provided the building or structure is located entirely in the rear yard,
except as provided in 4.1.4(d); (Z.-1-97490)
f)
when the accessory building or structure is a gatehouse, it may
locate in the front yard or the exterior side yard in an industrial
zone;
g)
when the accessory building or structure is a satellite dish, it shall
be restricted to interior side yards or rear yards;
h)
swimming pools shall comply with the provisions of Subsection 4.25
(Swimming Pools) of this By-Law;
i)
air conditioning units and heat pumps shall comply with the
provisions of Subsection 4.27 . (Yard Encroachments Permitted);
j)
Greenhouses shall comply with the provisions of Section 4.38
(Urban Agriculture) of this By-law. (Z.-1-222977)
5)
PARKING STRUCTURES
Within this By-Law, a parking structure will be considered an accessory
use but will not be subject to the general provisions subsections 4.1(2), (3)
or (4), but rather, subject to the building regulations of the zone in which it
is located.
6)
Minor Motor Vehicle Service and Repair is permitted as an accessory and
incidental residential use in all residential zones that permit single, duplex,
semi-detached, duplex, triplex, fourplex or converted dwellings excluding
uses ancillary to an existing agricultural use, if all of the following
conditions are met:
1.
The vehicle being serviced or repaired must have a current valid
ownership permit issued to an occupant or a spouse, child or
sibling of an occupant currently residing in the dwelling.
2.
The minor motor vehicle service repair shall be conducted between
the hours of 8:00 am to 8:00 pm.
3.
No more than one vehicle may be serviced or repaired at the same
time.
4.
Minor motor vehicle service repair shall not occur for more than 6
consecutive calendar days.
5.
Motor vehicle painting, except for minor touch-ups, is prohibited at
all times.
6.
Minor motor vehicle service repair as a commercial use is
prohibited at all times. (Z.-1-071653)
7)
Detached Additional Residential Units will not be subject to the general
provisions subsections 4.1(2), 4.1(3), or 4.1(4), but rather, shall comply
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with the provisions of Section 4.37 (Additional Residential Units) of this
By-law. (Z.-1-243186)
4.2
ACCESS REGULATIONS
No person shall hereafter erect any main building or structure on any lot in any
zone unless such lot or an abutting lot held under the same ownership abuts an
improved street or is a lot on a registered plan of subdivision. In the case of a
parcel of land for which a Development Agreement, Subdivision Agreement
and/or a Site Plan or any one of them has been approved and registered against
title pursuant to Section 41 or Section 50 of the Planning Act, R.S.O. 1990, c.
P.13, as amended from time to time, then the single parcel of land to which the
Development Agreement and/or plan applies shall be deemed to be the lot for
application of this Section, notwithstanding that part of the parcel may be in
separate ownership; does not otherwise satisfy the definition of lot; or does not
abut an improved street. (Z.-1-94236) (O.M.B. File # R910387 - Appeal #9006-2
June 4, 1993)
4.3
BONUS ZONES
1)
HERITAGE BUILDING DESIGNATION BONUS - FLOOR AREA AND
DWELLING UNIT DENSITY BONUS:
For buildings and/or structures designated as historically significant by the
City of London, under the Ontario Heritage Act, in consideration for their
designation, the following regulations shall apply for:
Non Residential Uses:
a) a 25 percent (25%) increase in the gross floor area of the existing
building and/or a 25 percent (25%) decrease in the required minimum
parking for a permitted use on the lot or;
Residential Uses:
b) for every 15 square metres of existing gross building floor area of a
designated building, 1 additional dwelling unit shall be permitted for a
permitted use on the lot to a maximum increase of 25% of the dwelling
units permitted in the zone.
The increase in gross floor area and/or dwelling units shall be
permitted in accordance with the regulations of the applicable zone.
Where the proposed building is a mixture of residential and non-
residential permitted uses, the bonus shall not exceed a combined total
percentage of 25 percent (25%) increase in maximum number of
dwelling units and non-residential floor area for the lot.
(Excluding 120 Kent Street - Z.-1-95316)
2)
PUBLIC OPEN SPACE
For every 100.0 square metres (1,074 square feet) of public open space
which is dedicated to the City (in excess of the required parkland
dedication any undevelopable floodplain lands and Class 1,2, or 3
Wetlands), the density of the residential development may be increased
by one unit per each 100.0 square metres (1,074 square feet) up to 25
percent (25%) of the total number of units that would otherwise be
permitted by this by-Law.
(Excluding 120 Kent Street - Z.-1-95316)
3)
DAY CARE FACILITIES
Where day care facilities are provided within commercial or mixed-use
buildings of larger than 1858.0 square metres (20,000 square feet), the
floor area devoted to the day care facilities shall not be included in the
floor area ratio, the maximum gross or gross leasable floor area permitted,
or in the calculation of the parking requirements for the building.
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4)
SITE SPECIFIC BONUS PROVISIONS
Notwithstanding the Density (D) and Height (H) zones which apply to a lot
where a B (Bonus) zone also applies to the lot, the maximum permitted
density and/or height and/or parking may be altered in accordance with
the provisions set out below on having entered into a Development
Agreement, with bonusing clauses, with the City of London. (Z-1-051390)
The number following the letter "B" on the Zone Maps indicates the
number of the applicable Bonus Zone provision set out below.
B-1
(Added by Z.-1-95315)
(Deleted by Z.-1-98591)
B-2
i)
The maximum permitted density may be increased to 325 units per
hectare (132 units per acre) if the building design approved by
Council, as contained in the bonusing clause of the development
agreement, is built. The design is intended to be sympathetic, with
regard to the design of the porch and the colour, to the heritage
structure located to the south at 530 Ridout Street North.
(Z.-1-98590)
B-3
435 Colborne Street
i)
The subject site is being bonused for enhanced urban design and
underground parking. The maximum number of units may be
increased by thirteen (13) to a total of forty-three (43) if the building
design as contained in the bonusing clauses of the development
agreement, is built. The building design is identified through the
elevations, site plan, and floor plans included in the development
agreement.
(Z.-1-051380) (Z.-1-071604)
B-4
484-500 Ridout Street North
i)
The maximum permitted density may be increased to 750 units per
hectare (303 units per acre) if the building design approved by
Council, as contained in the bonusing clause of the development
agreement, is built. The design is intended to be sympathetic to the
existing streetscape and surrounding buildings. The design includes
a "human scale" ground level and an upper level setback in addition
to complementary colours and balcony treatments. The preferred
site plan, landscape plan and building elevation are attached to the
development agreement. (Z.-1-051396)
B-5
180 Mill Street
i)
To ensure compatibility and a transition between high-rise
development to the east and lower scale development to the west,
three design features are required to obtain bonus zoning. They
include 1) an apartment building on the eastern portion of the site
with a progressively lower height as it approaches Mill Street and 2)
a row of street-orientated townhouse units along St. George Street
and a retaining wall with a high quality "street friendly" design and
3) a high quality "street-friendly" treatment for the townhouses
along Mill Street. The maximum permitted density and/or height
may be increased with the approval of a design to the satisfaction
of the City of London and on having entered into a Site Plan
Agreement with the City of London. The cumulative impact of using
this bonusing provision shall not result in a density greater than 250
units per hectare (100 units per acre) and a building height greater
than 40 metres (131.2 feet). (Z.-1-061457)
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B-6
305-325 Queens Avenue
i)
A maximum height of 90 m (295 ft.) will be permitted on this site
subject to the property owner entering into a development
agreement which establishes a high quality of architectural design
for this building. The location of the new structure will be identified
on the future site plan and bonusing clauses will be inserted in the
resultant development agreement to implement the bonusing
provisions. (Z.-1-061460)
B-7
59-73 King Street, 342-360 Ridout Street North and 68 York Street
i)
To implement Council's initiative to significantly increase the
number of new residential units in the Downtown and in return for
the contribution of $100,000 towards public art to be installed on
this site, transit-supportive design, enhanced landscaping,
commercial uses at grade, the provision of some amount of
underground parking, the integration of design features which
reduce the visual massing of the building, articulate the base of the
building to be sympathetic with surrounding building heights and
create a quality pedestrian streetscape and positive contribution to
the London skyline, as specified in the bonusing clauses in the
development agreement, the maximum density allowed on this site
may be increased from 350 units per hectare to 750 units per
hectare and height from 90 metres to 95 metres. (Z.-1-061557)
B-8
863, 867 and 869 Adelaide Street North, and on a portion of 859,
861, and 865 Adelaide Street North
The subject site is being bonused for enhanced urban design. The
building design is identified through the elevations, site plan, and
landscaping plan included in the development agreement, which includes
one apartment building, 42 units, 3 storeys in height (maximum 10.0
metres), located along the northern boundary of the site, and one stacked
townhouse development, 10 units, 2 storeys in height (maximum 8.0
metres), located along the western boundary of the site.
A design character statement has also been included in the development
agreement to provide guidance to any minor changes that are made as
these plans are finalized through the site plan process.
The following regulations apply with the approved site plan:
Permitted Uses:
i)
Apartments and Stacked Townhouses
Lot Area (minimum):
6,000 square
metres
Lot Frontage (minimum):
15.0 metres
Front Yard Setback (minimum):
7.0 metres
Interior Side Yard - north (minimum):
3.0 metres
Interior Side Yard - south (minimum):
9.0 metres
Rear Yard Depth (minimum):
4.5 metres
Landscaped Open Space (%) (minimum):
30%
Lot Coverage (%) (maximum):
30%
Height (maximum):
10.0 metres
Density - units per hectare (maximum):
87
Parking:
1 space per unit
The cumulative impact of using this bonusing provision shall not result in a
density greater than 87 units per hectare (215 units per acre) and a
building height greater than 10 metres (32.8 feet).
(Z.-1-071641)
B-9
590 & 598 Beaverbrook Avenue
The subject site is being bonused for enhanced urban design. The
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building design is identified through the elevations, site plan, and
landscaping plan included in the development agreement, which includes
two apartment buildings, 72 units each (combined total of 144 units), and
5 storeys in height (maximum 16.0 metres), located along the southern
boundary of the site. An underground parking deck will also be included in
the final design.
Design guidelines will be included in the development agreement to
provide guidance to any minor changes that are made as these plans are
finalized through the site plan process.
The following regulations apply with the approved site plan:
Permitted Uses:
Apartments
Lot Area (minimum):
1.0 hectares
Lot Frontage (minimum):
70.0 metres
Front Yard Setback (minimum):
6.0 metres
Interior Side Yard - north (minimum):
13.0 metres (building); 4.5
metres (parking structure)
Interior Side Yard - south (minimum):
6.0 metres
Rear Yard Depth (minimum):
7.0 metres
Landscaped Open Space (%) (minimum):
30%
Lot Coverage (%) (maximum):
40%
Height (maximum):
16.0 metres (or 5 stories,
whichever is less)
Density - units per hectare (maximum):
100
Parking:
1 space per unit
The cumulative impact of using this bonusing provision shall not result in a
density greater than 100 units per hectare (247 units per acre) and a
building height greater than 16.0 metres.
(Z.-1-071660)
B-10 725, 729 Dundas Street and 704, 738 King Street and 380, 382 Lyle
Street and 387, 389, 391 Hewitt Street
Deleted by Z.-1-152397
B-11 570, 572, 576 & 580 Beaverbrook Avenue
The subject site is being bonused for enhanced urban design. The
building design is identified through the elevations and site plan included
in the development agreement, which includes four apartment buildings,
74 units each (combined total of 296 units), and 5 storeys in height
(maximum 18.0 metres).
Design guidelines will be included in the development agreement to
provide guidance to any minor changes that are made as these plans are
finalized through the site plan process.
The following regulations apply with the approved site plan:
Permitted Uses:
Apartments
Lot Area
(Minimum)
3.0 hectares
Lot Frontage
(Minimum)
65.0 metres
Front Yard Setback
(Minimum)
3.0 metres
Interior Side Yard -
North (Minimum)
3.0 metres
Interior Side Yard -
South (Minimum):
7.0 metres
7
Exterior Side Yard
North (Minimum)
3.0 metres
Rear Yard Depth
(Minimum)
3.0 metres
Landscaped Open Space
(Minimum)
40%
Lot Coverage
(Maximum)
30%
Height
(Maximum)
18.0 metres (or 5 storeys,
whichever is less)
Density - units per hectare
(Maximum)
82
Parking:
1 space per unit
(Z.-1-091825)
B-12 726, 728, 732, 740, 742, 744, 746, 748 Dundas Street and 415 English
Street
The subject site is being bonused for enhanced urban design,
underground parking, green roof and the revitalization of the Old East
Village. The building design is identified through the elevations and site
plan included in the development agreement, which includes a mixed use
building with 154 residential units and 9 commercial units.
The following regulations apply with the approved site plan:
i)
Density (Maximum)
483 units per hectare
ii)
Secure Bicycle Parking Spaces
30 (notwithstanding the
(Minimum)
requirements of Section
4.19 (16)) of this By-law
iii)
Front Yard Depth (Minimum)
3.0 metres above the first
12 metres of building
Height
iv)
Setback of balcony
1.5 metres
projections from lot line
(Minimum)
The cumulative impact of using this bonusing provision shall not result in a
density greater than 483 units per hectare (1,194 units per acre).
(Z.-1-091836)
B-13 637 Dundas Street
The subject site is being bonused for enhanced urban design, landscaping
and the promotion of transit usage and the revitalization of the Old East
Village District. The required building design is identified through the
elevations, site plan, and landscaping plan included in the development
agreement, which includes one three storey commercial building with
residential units above fronting Dundas Street and a senior apartment
building 30m (maximum 9 storeys) in height fronting on Marshall Street
with a total of 72 units (280 units/ha).
The following regulations apply with the approved site plan:
Height (maximum):
30.0 metres
Density - units per hectare (maximum): 280
Parking:
15 spaces minimum
Secure Bicycle Parking Spaces
0 spaces minimum
Interior side yard setbacks to
9 storey senior apartment building:
East:
7.5 metres
8
West:
21 metres
Dwelling units are permitted on the whole of the first floor including the
frontage on Marshall Street, but excludes the Dundas Street frontage.
The cumulative impact of using this bonusing provision shall not result in a
density greater than 280 units per hectare and a building height greater
than 30.0 metres (100 feet). (Z.-1-101920)
B-14 1235, 1237, 1245, 1247, and 1253 Richmond Street
The subject lands are being bonused for enhanced urban design
including: Building orientation toward Richmond Street with parking area
located to the rear; building elevations that have been divided into a
series of modulated components and are defined by complementary
changes in height, massing, and cladding materials; the division and
articulation of the base, middle and cap of the building; a variation of
building materials and the use of cornices that define the major changes in
cladding materials on the elevations; the development of a paved and
landscaped urban forecourt along Richmond Street; and, a main entrance
area marked by an entry canopy, a change in cladding materials, and a 5-
storey colonnade. The building design is identified through the elevations
and site plan included in the development agreement, which includes a
mixed use building with 311, two-bedroom residential units and 1
commercial unit.
The following regulations apply with the approved site plan:
i)
Density
450 units per hectare
(Maximum)
ii)
Number of Bedrooms per Dwelling Unit 2 bedrooms
(Maximum)
iii)
Front Yard Depth from ultimate
4.4 metres
road allowance
(Minimum)
iv)
Rear yard depth
1.8 metres
(Minimum)
v)
Interior side yard depth (north)
5.1 metres
(Minimum)
vi)
Interior side yard depth (south)
2.1 metres
(Minimum)
vii)
Landscaped open space
23%
(Minimum)
viii)
Lot coverage
64%
(Maximum)
ix)
Height
55 metres
(Maximum)
x)
Off-street Parking
174 spaces
(Minimum)
Notwithstanding these Zoning Regulations, the cumulative impact of this
bonus zone shall not result in the creation of more than 311 residential
dwelling units. (Z.-1-112002)
B-15 307 Fanshawe Park Road East
The subject site is being bonused for:
1.
enhanced urban design features:
- The proposed project provides an appropriate built form height
given its location along Fanshawe Park Road and the width of the
Public Right-of-Way;
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- Parking is located underground and/or behind the built form (not in
the front setback), which provides a distinguishable built edge to
the public realm;
- The project provides for a residential infill opportunity that creates
an active frontage along Fanshawe Park Road by orienting building
access and including gathering space along the Public Right-of-
Way;
- Underground parking garage is to provide vehicle and bicycle
parking along with garbage storage;
- The development retains the original building and incorporates it
into the overall design by using design features and materials found
in the surrounding neighbourhood. These include: pitched roofs;
brick masonry and decorative wood elements;
- The proposal is organised around a common open space, with
landscaping, that provides residents of the site opportunities to
socialise;
- Maintaining the existing trees along the western boundary of the
site;
- The proposed built form and its massing transitions with the
topography of the site;
- Mitigation of the building mass through:
. variation of height 2 storey and three storey sections
.
includes a flat roof which decrease height associated with a
pitched roof
.
moderation of facades with vertical banding and store piers
.
variation of building material
.
introduction of vegetation and screening on third storey
.
terracing of end units (wedding cake form)
and the following services and matters:
2. a centralized courtyard which provides a common open space that
is functional for passive recreational use;
3. 54% landscaped open space;
4. 42 underground parking spaces; and
5. 0.0m front yard setback to allow for a pedestrian accessibility ramp.
The building design will be in accordance with the elevations sections, and
site plan attached as Appendix "B" of this By-law, which includes one
apartment building, 16 units, 3 storeys in height (maximum 13.0 metres),
and a converted dwelling with two units.
The following regulations apply with the approved site plan:
Permitted Uses:
Apartment and a
converted two unit
dwelling
Lot Area (minimum):
5,651 square metres
Lot Frontage (minimum):
53.3 metres
Front Yard Setback (minimum):
0.0 metres
Interior Side Yard - east (minimum):
7.2 metres to the
converted dwelling
Interior Side Yard- east (minimum):
9.8 metres to the
apartment building
Interior Side Yard - west (minimum):
7.1 metres to the stairwell
Interior Side Yard- west (minimum):
9.7m to the apartment
building
Rear Yard Depth (minimum):
9.5 metres
Landscaped Open Space (%) (minimum):
54%
Lot Coverage (%) (maximum):
32%
Height (maximum):
13.0 metres
Density - units per hectare (maximum):
32
Parking:
42 Underground spaces
and 5 surface spaces
10
Secure Bicycle Parking
15 Minimum
The cumulative impact of using this bonusing provision shall result in a
density not greater than 32 units per hectare (79 units per acre) and a
building height not greater than 13 metres (42.6 feet).
(Z.-1-112013)
B-16 909 Southdale Road West and 3045 Pomeroy Lane
The increase in height and density to the zoning of the subject lands shall
be permitted in return for enhanced urban design elements and urban
design features that consist of:
- Constructing two apartment buildings that are "L" shaped in plan, with
terraced profiles that will achieve a maximum height of 50.5m and
contain a maximum of 434 dwelling units;
- The two apartment buildings shall be constructed in a mirror image
with one apartment building located at the northeast corner of the
subject lands with the two building faces constructed parallel to
Southdale Road West and Pomeroy Lane and the other building
located at the northwest corner of the subject lands with the two
building faces constructed parallel to Southdale Road West and the
westerly rear lot line in order to frame public realm;
- Defining the base, middle, and top of the apartment buildings:
o with the base consisting of the portion of the façade between the
ground floor and the third and fourth floors and using architectural
stone and cornice lines to define the base;
o with the middle consisting of the portion of the façade between the
top of the base to the fourteenth floor and using coloured concrete
and cornice lines to define the middle; and,
o with the top consisting of the portion of the façade above the
fourteenth floor and using coloured concrete differentiated from the
middle, floorplate setbacks and a roof form profile to define the top;
- Addressing the intersection of Southdale Road and Pomeroy Lane with
the concentration of massing and architectural treatment of the eastern
apartment building to naturally direct the user to the primary entrances;
- Introducing of trees and vegetation along the street frontage to improve
the pedestrian experience along this section of Southdale Road;
- Designing and constructing an attractive, curb free paved and
landscaped forecourt using unit pavers between the north facade and
the Southdale Road West and the east façade and Pomeroy Lane to
create an appealing interface between the buildings and the abutting
roads;
- Designing the parking structure elevations to complement the
architectural details and materials used in the elevations of the base of
the two residential apartment buildings to create visual consistency
between the apartment buildings and parking structure;
- Constructing of a 1.8m high solid board privacy fence along the
southern property line to provide a visual barrier between the parking
structure and the rear yards of the abutting single detached residential
lots to the south; and,
- Planting a dense row of coniferous trees between the privacy fence
and the parking structure to augment the visual barrier between the
parking structure and the rear yards of the abutting single detached
residential lots to the south.
The building design is identified through the elevations, site plan, and
landscaping plan included in the development agreement.
The following regulations apply with the approved site plan:
i)
Height 50.5 metres
(Maximum)
(165.7 feet)
ii)
Density
207 units per hectare
11
(Maximum)
(83 units per acre)
iii)
Interior side yard depth (south)
35.0 metres
from main building
114.8 feet)
(Minimum)
iv)
Rear yard depth
18.1 metres
(Minimum)
(59.4 feet)
v)
Lot coverage
40.5%
(Maximum)
(Z.-1-122088)
B-17 1461 Huron Street.
The subject site is being bonused for providing:
1.
an affordable apartment building 13m (maximum 3 storeys) in
height with a total of 25 units (81 units/ha); and
2. enhanced urban design including the following:
- site the building in general alignment with property lines and
prevailing setbacks of adjacent buildings;
- provide landscaping which:
- incorporates a hard surface forecourt with fixed seating that defines
the building's main entrance and corner lot location;
- integrates stone salvaged from the demolished place of worship;
- defines private outdoor amenity areas with hard surfaced terraces
and fence-wall privacy screens for all at-grade residential units;
- minimizes the need for extensive watering;
- provide a building which:
- clearly expresses a base, middle, and top (roof) on all elevations,
predominantly using masonry materials;
- uses variations in massing, materials, scaling and architectural
features to identify the north façade and entrance as the front of the
building and the south façade and entrance as a service egress;
and employs ample glazing to distinguish stairwell forms from the
residential units and maximize visibility for security purposes.
The cumulative impact of using this bonusing provision shall not result in a
density greater than 81 units per hectare. (Z.-1-122096)
B-18
To complement the urban design features in the Council direction given to
the Site Plan Approval Authority, the subject site is being bonused for:
- Enhanced urban design features;
- A built form (apartment building) and smaller dwelling unit size that
promotes intrinsically affordable housing;
- The provision of parking spaces within the building;
- The use of sustainable design features; and
- The provision of the main entry access at grade for universal
accessibility.
The development shall be in accordance with the site concept and
renderings attached as Schedule "A" of this By-law and as further
addressed or modified below, which includes one new apartment building
with a maximum of 33 dwelling units, a maximum height of 15 metres, and
a maximum density for the site of 256 units per hectare including the
existing building, and shall specifically incorporate the following:
Site
- The building is perpendicular to the street allowing views through the
site between Hope Street and Princess Avenue.
- A landscaped forecourt in front of the building between the front
(south) façade and Princess Avenue.
12
- The closure of the Hope Street vehicular access while allowing for
access to the site for pedestrians.
- The parking area between Hope Street and Princess Avenue is to be
treated as a shared vehicular/pedestrian space.
- Green design elements.
Building
- The four storey height of the building stepping down to two storeys at
Hope Street.
- The use of similar design and cladding materials as the existing
building on the site and in the surrounding neighbourhood, including
brick, pilasters, flat arches topped with keystone details, and quoin
corners to complement the existing building.
- The provision of the pedestrian entrance on Princess Avenue in the
centre of the front face of the new building.
- Transparent glazing of doors and windows wherever possible, or in the
case of the parking garage, open metalwork.
The use of cornice lines where the building steps back, where the
materials and/or colours change between the third and fourth storeys,
and at the roofline.
- Provision of residents' common areas and amenities on the main level
of the building.
- Placement of a minimum of 30% of the required parking for the site
within the apartment building and away from public view.
- Facilities for waste, recyclables and compostibles (where City
programs exist) incorporated within the building.
- The extension of the red brick to the top of the building in the central
section of the front façade of the building.
- Elimination of the narrow door beside the double door on the rear
(north) façade of the building.
- Green design elements.
Nothwithstanding anything in the By-law to the contrary including Section
4.28, the following regulations apply to any new building within the
approved site plan:
Front Yard Depth (minimum)
6.7 metres (22.0 feet)
West Interior Side Yard Depth (minimum)
5.5 metres (18.1 feet)
Rear Yard Depth (minimum)
5.0 metres (16.5 feet)
Parking spaces (minimum)
0.6 spaces per unit
All other regulations of the Residential R8 (R8-4) Zone apply.
(Z.-1-
122150)
B-19
B-20
B-21
B-22 the lands located on Wellington Street on the east side, between
South Street and the Thames River
The subject site is being bonused to facilitate a development design
which includes a 26 storey (94m tall) mixed use building on the southeast
corner of Wellington Street and South Street with 19 storeys of residential
apartment use, 6 storeys, 4,650m2 gross floor area of medical/dental,
clinic and independent health facility use and 929m2 of ground floor
commercial retail which shall be implemented through a development
agreement as described in Appendix "E" attached to the Staff Report
dated June 20, 2013 in return for the provision of the following services
facilities and matters:
- underground parking spaces;
13
- placement of the building at the corner of Wellington and South
Streets, with the design at its skyline to provide visual signals that both
define and distinguish the Gateway area, and building facades using a
composition of high quality materials including glass, metal panel, and
stone veneer in proportions that, with minor variations at the City's
discretion, match the elevations shown in Schedule "1", so the
architecture of the building itself creates the Gateway;
- utilization of a non-residential podium base with multiple step-backs,
and above it a residential point tower, to have regard for the impact of
the proposed development on year-round sunlight conditions on
adjacent properties and streets and to ensure the form and design of
the new development complements the river valley and parklands
located adjacent to the site;
- orientation of the primary building and unit entrances into the ground
floor commercial spaces so that they face and open onto the
Wellington street frontage in order to provide for the enhancement of
the pedestrian environment;
- a green roof atop the building podium portions to support innovative
and environmentally sensitive development;
- two publicly accessible pedestrian connections through the site, one
from Wellington Street and one from South Street to the public open
space bordering the Thames River to minimize the obstruction of views
of natural features and to provide for improved access to riverside
public open space supplementary to any parkland dedication
requirements; and,
- landscaping enhancements including financial contribution therefor that
are above City standards, of the abutting South Street and Wellington
Street road allowances, to achieve high quality landscaping and the
creation of an attractive street edge at this strategic Gateway location,
to provide for Green Streets as detailed in the SoHo Community
Improvement Plan, for suitable locations to accommodate the planting
of street trees, and to encourage aesthetically attractive residential
developments through the enhanced provision of landscaped open
space.
The following regulations apply with the approved site plan:
Lot Area (minimum):
0.47ha
Lot Frontage (minimum):
50m
Front Yard Setback (maximum):
1.0m
Exterior Side Yard - (maximum):
1.0m
from the future Bus Rapid Transit
road widening
Lot Coverage (%) (maximum):
78%
Height (maximum):
94.0m
Density - units per hectare (maximum):
354
Parking:
510
Bicycle Parking
36
Rear and Interior Side Yard Setbacks
0.0m
(minimum)
The cumulative impact of using this bonusing provision shall result in a
density not greater than 354 units per hectare and a building height not
greater than 94 metres. (Z.-1-132208)
B-23 Lands within the area, bounded by Waterloo Street on the east,
South Street on the north, the limit of the Open Space designation to
the south, and the limit of the Main Street Commercial Corridor
designation on Wellington Street to the west excluding the lands
municipally known as 293 and 299 South Street.
The subject site is being bonused to facilitate a development design which
includes an 18-storey (67m tall) residential building on the southwest
corner of Waterloo Street and South Street with 78 retirement lodges and
14
130 nursing home care units, 65 stacked townhouse dwelling units (15m
tall) along South Street with a maximum of 1000m2 of convenience
commercial uses which include Convenience stores, Convenience service
establishments, Financial institutions, Personal service establishments,
Bake shops, Commercial schools, Florist shops, and Restaurants, at
ground level without a drive through and a place of worship use which
shall be implemented through a development agreement as described in
Appendix "E" attached to the Staff Report dated June 20, 2013 in return
for the provision of the following services facilities and matters:
- secured bicycle parking spaces and temporary bicycle parking spaces
for a total of 150 bicycle parking spaces;
- orientation of buildings to the street so that all principal facades of all
units face the street and include active building elements such as
primary entrances, porches, canopies and windows in order to provide
for the enhancement of the pedestrian environment;
- utilization of a podium base with multiple step-backs and a residential
point tower above on the building abutting the northeast corner so as
to have regard for the impact of the proposed development on year-
round sunlight conditions on adjacent properties and streets and to
ensure the form and design of the new development complements the
river valley and parklands located adjacent to the site;
- building facades using a composition of high quality materials including
glass, metal panel, and stone veneer in proportions that, with minor
variations at the City's discretion, match the elevations shown in
Schedule "2", and townhouse facades that vary in their projection and
recession along South Street so that they do not appear as one solid
plane, so as to ensure a high standard of design for buildings to be
constructed in this prominent location at the perimeter of the
Downtown, near the edge of the river valley;
- a green roof atop the parking structure and building podium portions to
support innovative and environmentally sensitive development;
- a publicly accessible pedestrian and sight line connection through the
site from South Street to the public open space bordering the Thames
River to minimize the obstruction of views of natural features and to
provide for improved access to riverside public open space
supplementary to any parkland dedication requirements;
- provision of enhanced landscaped open space at street level and
along the Thames Valley corridor to support the provision of common
open space that is functional for active or passive recreational use;
and,
- landscaping enhancements including financial contribution therefor that
are above City standards, of the abutting South Street and Waterloo
Street road allowances, to provide for Green Streets as detailed in the
SoHo Community Improvement Plan, for suitable locations to
accommodate the planting of street trees, and to encourage
aesthetically attractive residential developments through the enhanced
provision of landscaped open space.
The following regulations apply with the approved site plan:
Lot Area (minimum):
0.87ha
Lot Frontage (minimum):
118m
Front Yard Setback (minimum):
1.0m
Exterior Side Yard (minimum):
1.0m
Lot Coverage (%) (maximum):
46%
Height (maximum):
67.0m
Density - units per hectare (maximum):
275
Parking:
232
Bicycle Parking
150 (secure)
The cumulative impact of using this bonusing provision shall result in a density
not greater than 275 units per hectare and a building height not greater than 67
metres. (Z.-1-132209)
15
B-24 1057 Richmond Street, 1059 Richmond Street, 1061 Richmond Street
Increased residential density, up to a total of 9 dwelling units within the existing
building at 1061 Richmond Street, will be permitted by this bonus zone in return
for heritage preservation by designating 1061 Richmond Street, under Section
29(1) of the Ontario Heritage Act, and also in return for enhanced landscaping
and site design, by constructing a masonry wall, of no more than 1 metre (3.28 ft)
in height, matching the materials and architectural character of the existing
building located at 1061 Richmond Street, to provide for screening and the
creation of a built street edge along the majority of the Richmond Street frontage
and by allowing for no vehicular access to the site from the municipal laneway
adjacent to the west. Site design will be in accordance with the conceptual site
plan shown in the bonusing clause of any development agreement for this site.
a)
Permitted Uses:
i)
Dwelling units in existing place of worship.
b)
Regulations
i)
Number of Dwelling Units
9 units
(Maximum)
ii)
Number of bedrooms per dwelling unit
3
(Maximum)
iii)
Parking Area Setback from east lot line 6.0m (19.7 feet)
(Minimum)
iv)
Parking Area Setback from west
1.5m (4.9 feet)
and south lot line
(Minimum)
v)
Parking for Dwelling Units
1.2 spaces per
(Minimum)
dwelling unit
vi)
Landscape Open Space
30%
(Minimum)
vii)
Density
50 units per hectare
(Maximum)
viii)
The parking area shall be located south of the southernmost portion
of the existing place of worship building;
ix)
No part of the yard located to the west of the existing place of
worship building at 1061 Richmond Street shall be used for any
purpose other than landscaped open space;
x)
Permitted uses are confined to the existing place of worship
building at 1061 Richmond Street on the date of the passing of the
By-law.
(Z.-1-132252 OMB Decision November 26, 2013)
B-25 100 Fullarton Street and 475 Talbot Street
This bonus zone is intended to facilitate a development design which includes a
33-storey (108.15m tall) mixed-use apartment building; with a podium base
accommodating commercial/retail space on the ground floor and a mix of
structured parking, residential, and/or office space above the ground floor; which
shall be implemented through a development agreement in return for the
provision of the following services, facilities and matters:
- A point-tower building design which, with minor variations at the City's
discretion (such variations may include the extension of the podium
northward), matches the Site Plan, Elevations, Sections and Renderings
shown in Schedule "1" attached to this amending by-law, and includes an
architecturally differentiated base, middle and top:
- With the base consisting of the portion of the façades between the ground
floor and the top of the 6th floor with a maximum height of six (6) storeys;
positioned at the front and exterior lot lines at the corner of Talbot Street and
16
Fullarton Street; incorporating architectural detail which creates a prominence
on the Talbot/Fullarton Street corner; including retail uses at street level
abutting the Fullarton and Talbot Street frontages, with a minimum ceiling
height of 3.6 metres and transparent glazing of at least 2.5 metres in height,
for 60% or more of the frontages; with entrances to each retail unit provided,
where possible, directly to the street, flush with the sidewalk grade; including
permanent canopies or architectural elements projecting above pedestrian
entrances at street level; and a mix of structured parking, residential, and/or
office space above the ground floor; with any above-grade structured parking
being screened with a variation in materials and colours;
- With the middle portion consisting of the portion of the façades between the
top of the base and the top of the 32nd floor; clad primarily in glass window-
wall panels, and employing balcony design which creates articulation and
variation in the facades; includes variation in the massing of the tower through
building step-backs; with a combination of vegetated green roof and outdoor
amenity space incorporated into the building step-backs and terraces;
- With the top consisting of the portion of the façades above the top of the 32nd
floor; employing building step-backs on the 33rd floor to provide for outdoor
terraces; employing further step-backs above the 33rd floor to articulate the
top of the building; using attractive materials and architectural design to
screen all mechanical elements located above the 33rd floor; using high-
quality building materials and incorporating decorative lighting elements to
create an aesthetically pleasing cap;
- 2-levels of below grade parking (minimum 65 spaces);
- Locating waste and recycling facilities within the proposed building screened
from views of adjacent properties;
- Providing barrier-free access to all floors (to the extent feasible to facilitate
access and use); and,
- The provision of public art.
The following regulations apply within the bonus zone:
i)
Height
110.0 metres
(Maximum)
ii)
Density
1,155 units per hectare
(Maximum)
iii)
All Yard Setbacks
0.0 metres
(Minimum)
(From existing road
allowance)
(Z.-1-142269)
B-26 670 Garibaldi Avenue
This bonus zone is intended to facilitate a development design which includes a
6-storey (21 metre) apartment building with underground parking and a total of
138 units, which shall be implemented through a development agreement in
return for the provision of the following services, facilities and matters:
-
A 6-storey apartment building design that is aesthetically pleasing, functional
and pedestrian supportive which, with minor variations at the City's discretion
matches the conceptual plan shown in Schedule "1" of the amending By-law,
and includes:
-
Exterior construction materials including brick facade and articulation as
shown in Schedule "1".
-
Minimum of One (1) level of below grade parking with a minimum of 100
vehicular parking spaces.
-
Berm and dense landscaping along the Garibaldi Avenue frontage, south of
the location of the Civic Space, to maximize privacy between the proposed
parking area on the subject lands and the abutting residential properties to
the west.
-
Minimal yard depths from the apartment building to Adelaide Street North to
17
allow the maximum achievable yard depth possible from the apartment
building to Garibaldi Avenue.
-
Pedestrian connections from the subject property to the abutting commercial
lands, existing sidewalks and future municipal pathway.
-
Dedication of a portion of land, with an area of approximately 500 square
metres, to be used as a Civic Space abutting the pedestrian pathway with a
frontage on Garibaldi Avenue. The total land area of this Civic Space may be
in combination with the lands at 660 Garibaldi Avenue.
-
The Civic Space shall be improved to the satisfaction of the Managing
Director, Planning and City Planner at no cost to the City of London prior to its
dedication.
The following regulations apply within the bonus zone:
i)
Density
99 units per hectare
(Maximum)
ii)
Height
21 metres
(Maximum)
(Z.-1-142290)
B-27 545 Fanshawe Park Road West
The increase in height and density to the zoning of the subject lands shall be
permitted in return for enhanced urban design elements consisting of 2
residential apartment buildings and a podium base which is generally in keeping
with the illustrations attached as Schedule "1" of the amending by-law, which
shall be implemented through a development agreement in return for the
provision of the following services, facilities, and matters:
- A development design which includes two point tower forms with a common
podium in the form of two-storey townhouses comprised of:
o a maximum of 235 residential dwelling units within the two point tower
forms (Tower A: 115 units; Tower B: 120 units);
o a maximum of 15 residential dwelling units within the two-storey
townhouses (Tower A: 7 units; Tower B: 8 units);
- Building orientation toward the Fanshawe Park Road West corriodor;
- Building elevations that have been divided into a series of modulated
components that are defined by complementary changes in articulation and
cladding materials;
- A variation of building materials and the use of cornices that define the major
changes in cladding materials on the elevations;
- The inclusion of a base, middle and cap with a base consisting of a two-
storey townhouse form, a middle that consists of 14-storeys above the base
for Tower 'A' and 13-storeys above the base for Tower 'B', and a one-storey
cap above the middle;
- A mix of underground and surface parking spaces that are located in the rear
yard;
- Enhanced landscaping features including a centralized park feature and an
outdoor amenity area integrating the existing open space setting;
- Ground floor and second floor private amenity space; and,
- Rooftop patios
a)
Regulations
i) Building Height
60 meters
(Maximum)
ii) Number of Dwelling Units
250 units
(Maximum)
iii) Density
246 units per hectare
(Maximum)
18
iv) Front Yard Setback
5.0 meters (16.4 feet)
(Minimum)
v) Interior Side Yard Setback (East)
12.4 meters (40.8 feet)
(Minimum)
vi) Interior Side Yard Setback (West)
9.2 meters (30.2 feet)
(Minimum)
vii) Rear Yard Setback
9.5 meters (31.2 feet)
(Z.-1-142294)
B-27 96 Ridout Street South
This bonus zone is intended to facilitate a development design which includes a
22-storey (72m tall) residential apartment building; with a 3-storey podium base
accommodating eight apartment units and structured parking; with the street-
facing podium facades designed to appear as stacked townhouses; and up to
183 residential apartment units in the apartment tower from floors 4 to 22; which
shall be implemented through a development agreement in return for the
provision of the following services, facilities and matters:
- A building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, matches the Site Plan, Roof
Top Terrace Plan, and Elevation Drawings shown in Schedule "1" of the
amending by-law, and includes an architecturally differentiated base, middle
and top:
- With the base consisting of the portion of the façades between the ground
floor and the top of the 3rd floor; positioned toward the front lot line along
Ridout Street, generally in line with the established street wall; incorporating
architectural detail which creates a prominence on the Ridout Street frontage;
including apartment units which appear as "stacked townhouses" along the
street-facing facade; with entrances to each "stacked townhouse" unit
provided directly to the street; including architectural elements projecting
above pedestrian entrances at street level; and above-grade structured
parking which is screened with a variation in materials and colours; with
specific architectural detail provided to pronounce the primary building
entrance along the northern building facade to accentuate the entrance;
- With the middle portion consisting of the portion of the façades between the
top of the base and the top of the 20th floor; including two separate columns of
glazed window-wall on both the north and south facades, and, one column
on both the east and west facades; employing balcony design which creates
articulation and variation in the facades; includes substantial tower step-backs
at the 4th floor; with an outdoor terrace on the 4th floor which includes a
combination of soft landscaping, passive amenity space, communal gardens,
and vegetated green roofing;
- With the top consisting of the portion of the façades above the top of the 20th
floor; employing building step-backs on the 21st floor to provide for outdoor
terraces; employing further step-backs above the 21st floor to articulate the
top of the building; using window-wall columns to break up the visual massing
of the facades; using attractive materials and architectural details to screen all
mechanical elements located above the 22nd floor; using high-quality building
materials and incorporating decorative lighting elements to create an
aesthetically pleasing cap;
- Locating waste and recycling facilities within the proposed building screened
from views of adjacent properties; and
- Providing barrier-free access to all floors (to the extent feasible to facilitate
access and use);
The following regulations apply within the bonus zone:
i)
Height
73.0 metres (239.5 feet)
(Maximum)
ii)
Density
322 units
(130 units
19
(Maximum)
per hectare per acre)
iii)
Front Yard Setback
5.5 metres
(18.0 feet)
For Podium Component of Building
(Minimum)
iv)
Front Yard Setback
10.9 metres (35.8 feet)
For Tower Component of Building
(Minimum)
v)
South Interior Yard Setback
4.6 metres
(15.1 feet)
(Minimum)
vi)
North Interior Yard Setback
6.4 metres
(21.0 feet)
for Podium Component of Building
(Minimum)
vii)
North Interior Yard Setback
19.2 metres (63.0 feet)
for Tower Component of Building
(Minimum)
viii)
Landscaped Open Space (%)
17.0
(Minimum)
ix)
Lot Coverage (%)
56.0
(Maximum)
(Z.-1-142316)
B-28 Number not used
B-29 21 Central Avenue and 585 & 581 Waterloo Street
This bonus zone is intended to facilitate a development design which
includes a 6-storey (20m tall) residential apartment building with a
maximum of 35 residential apartment units and underground parking and
shall be implemented through a development agreement in return for the
provision of the following services, facilities and matters:
- A building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is generally consistent
with the Site Plan and Illustrations shown in Schedule "1" of the
amending by-law, and includes an architecturally differentiated base,
middle and top:
- With the base consisting of the portion of the facades between the
ground floor and the top of the 3rd floor; positioned at, or near, the front
and exterior lot lines along Waterloo Street and Central Avenue,
generally in line with the established street wall; incorporating
architectural detail which creates a prominence at the corner of
Waterloo Street and Central Avenue; including apartment units which
appear as "townhouses" spanning the length of both the Waterloo
Street and Central Avenue street-facing facades; with individual
entrances to each "townhouse" unit provided directly to the street;
including architectural elements or canopies projecting above
pedestrian entrances at street level; including patios and/or amenity
space in front of each "townhouse" unit; with specific architectural
detail provided to pronounce the primary building entrance along the
northern building façade and accentuate the entrance;
- With the middle portion consisting of the portion of the facades
between the top of the base and the top of the 4th floor; including
building step-backs at the 4th floor with outdoor terraces provided
which may include a combination of soft landscaping, passive amenity
space, and vegetated green roofing;
- With the top consisting of the portion of the facades above the top of
the 4th floor; employing building step-backs on the 5th floor to provide
for outdoor terraces; incorporating an internal communal amenity
space with the exterior facades comprised of primarily transparent
glazing in order to provide for views into and out of the building to
20
animate the upper floors of the building; using attractive materials and
architectural details to screen all mechanical elements located above
the 6th floor;
- Locating waste and recycling facilities within the proposed building
screened from views of adjacent properties and the public realm;
- Locating all parking facilities below grade within the proposed building
screened from views of adjacent properties and the public realm;
- Providing barrier-free access to all floors (to the extent feasible to
facilitate access and use);
- Reclamation of suitable building materials such as windows, doors,
mouldings, columns, bricks, etc. for potential reuse in the new building
on the site or as replacement components for other buildings in the
neighbourhood which require repair and restoration over time is
required.
The following regulations apply within the bonus zone:
a)
Permitted Uses:
Apartment Buildings
b)
Regulations:
i)
Lot Area
1,600m2
(0.4 ac.)
(Min.)
ii)
Lot Frontage
40m
(131 ft.)
(Min.)
iii)
Front Yard Depth
0.0m
(0 ft.)
(Min.)
(From existing road allowance)
iv)
Interior Side Yard
9.3m
(30.5 ft.)
(Min.)
v)
Exterior Side Yard Depth 0.0m
(0 ft.)
(Min.)
(From existing road allowance)
vi)
Rear Yard Depth
0.0m
(0 ft.)
(Min.)
vii)
Landscaped Open Space 25%
(Min.)
viii)
Lot Coverage
55%
(Max.)
ix)
Height
20m
(66 ft.)
(Max.)
x)
Density
210 Units Per Hectare
(Max.)
(Z.-1-14234)
B- 30 2118 Richmond Street
The subject site is being bonused for:
- Enhanced urban design features;
- Underground parking and related additional open space; and,
- The planting of nine mature shade trees (minimum diameter at breast
height (dbh) of 11 cm) as part of the landscaping plan between the south
building face and Sunningdale Road East.
The development shall be in accordance with the site concept and elevations
attached as Schedule "1" of the amending By-law which includes an apartment
building with a maximum height of 33 metres with eight, three-storey townhouses
integrated into the base of the building adjacent to Sunningdale Road East, for a
total maximum of 107 units (123 units per hectare). The apartment building
component of the structure shall be restricted to the north portion of the property,
thereby locating the maximum intensity away from the single detached dwellings
21
within the residential neighbourhood south of Sunningdale Road East. The
development shall specifically incorporate the following key components:
Building
- a building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, matches the site concept and
elevation drawings shown in Schedule "1" of the amending By-law;
- the proposed building has an "L" shaped configuration with townhouses
located along the Sunningdale Road East frontage and the apartment building
portion located along the Richmond Street frontage;
- the building is located in close proximity to the Richmond Street property line
and as close as possible to the Sunningdale Road East property line given
the setback for the oil pipeline and the need to provide a landscaped amenity
area between the building and the street;
- the townhouses facing Sunningdale Road East include individual accesses
from each townhouse unit directly out the landscaped open space located
along Sunningdale Road East;
- individual entrances to the apartments are located on the ground floor of the
apartment building adjacent to Richmond Street and function as front doors
rather than patio doors;
- the main entrance into the apartment building is located on the west façade
facing Richmond Street;
- The building includes a differentiated base, middle and top:
-
with the base consisting of the portion of the façade between the ground
floor and the top of the third floor; design elements from the three storey
townhouses being carried through the first three floors of the apartment
building.
-
with the middle consisting of the portion of the façade between the top of
the base and the 8th floor, including material changes, large windows and
balconies, and a column of windows following the width of the lobby.
-
with the top consisting of the portion of the façade above the top of the 8th
floor, including the southern portion of the top of the building as a window
wall set back on the 9th floor and set back further on the 10th floor.
Site
- Landscape plans include a minimum of nine mature trees with a minimum
dbh of 11 cm between the building face and the south property line in order to
reduce the visual impact of the new building on the single detached dwellings
located on the south side of Sunningdale Road East;
- All parking is located behind and below the building;
- A limited amount of parking in the rear of the building in order to
accommodate a landscaped amenity area.
Notwithstanding anything in the By-law to the contrary the following regulations
shall apply:
i)
Lot Area
0.8 hectares (1.98 acres)
(minimum)
ii)
Lot Frontage
60.0 metres (196.8 feet)
(minimum)
iii)
Front Yard Depth (Sunningdale Road East)
16.0 metres (52.5 feet)
(minimum)
iv)
Exterior Side Yard Depth
8.2 metres
(26.9 feet)
(minimum)
v)
Rear Yard Depth
8.7 metres (28.8 feet)
(minimum)
vi)
Interior Side Yard Depth
1.2 metres (3.9 feet) metres
22
(minimum)
(9.8 feet) of main building height
or fraction thereof, but in no case
less than 4.5 metres (14.8 feet)
6.0 metres (19.7 feet) plus 1.0
metres (3.3 feet) per 1.0 metre
(3.3 feet) in height for all portions
of a building above 6.0 metres
(19.7 feet) in height where the
subject site abuts lands zoned
Residential R1 or Residential R2
vii)
Landscaped Open Space (minimum)
55 %
viii)
Coverage (maximum)
30%
ix)
Height (maximum)
33.0 metres (108.3 feet)
x)
Density (maximum)
123 units per hectare
(Z.-1-142350)
B-31
B-32 690, 696, 698, 700 King Street, 400 Lyle Street, 701, 725, 729, 735, 737
Dundas Street, and 389, 391, 393 Hewitt Street
Phase 1 & 2 - 690, 696, 698, 700 King Street, and 400 Lyle Street
Phase 1 & 2 include three existing apartment buildings with two 21 storey towers,
and one 24 storey tower, municipally known as 700 King Street and 400 Lyle
Street. This part of the subject site was previously bonused for enhanced urban
design, underground parking, the promotion of transit usage and the revitalization
of the Old East District.
Phase 3 - 725, 729, 735, 737 Dundas Street and 389, 391, 393 Hewitt Street
Phase 3 includes the properties municipally known as 725, 729, 735, 737
Dundas Street, and 389, 391, 393 Hewitt Street. The Bonus Zone shall be
implemented through one or more agreements to facilitate the development of a
high quality mixed-use building, with a maximum height of 24 storeys (82m) and
243 dwelling units, which substantively implements the Site Plan and Elevations
attached as Schedule "1" to the amending by-law, and provides for enhanced
urban design, underground parking and affordable housing. The affordable
housing component may be implemented through phase 1, 2 and/or 3 and shall
consist of:
-
A total of thirteen (13) residential dwelling units provided as nine (9) one
bedroom units, and four (4) two-bedroom units;
-
Two of the residential dwelling units shall be provided as accessible units,
which may be the one or two bedroom units, or a combination thereof;
-
Rents not exceeding 80% of the Average Market Rent (AMR) for the
London Census Metropolitan Area as determined by the CMHC at the
time of building occupancy;
-
The duration of affordability shall be set at 30 years from the point of initial
occupancy.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Height:
82.0 metres (269 feet)
(Maximum)
ii)
Density:
750 units per ha
(Maximum)
(292 units per ac)
iii)
Parking spaces:
900 spaces
(Minimum)
iv)
Secure Bicycle Parking spaces:
465 spaces
(Minimum)
23
v)
For the purpose of this by-law the front lot line shall be interpreted
as Dundas Street
vi)
Balcony Encroachment in all yards
1.5 metres (5 feet)
provided the projection is no closer
than 1.5 metres (4.9 feet) to the lot line.
Phase 1 & 2
i)
Exterior Side Yard
0 metres (0 feet)
(Minimum)
ii)
Exterior Side Yard
4.5 metres (15 feet)
(Maximum)
iii)
Dwelling units are permitted on the entirety of the ground floor
including the King Street, Lyle Street and Hewitt Street frontages,
but excluding the Dundas Street frontage.
Phase 3
i)
Ground floor commercial space
850m² (9,149 sq ft)
(Minimum)
ii)
Ground floor ceiling height
4.5m (15ft)
(Minimum)
iii)
Front Step-back above the
9m (29 ft)
fourth storey
(Minimum)
iv)
Front Step-back above the
25m (82 ft)
sixth storey to tower
(Minimum)
v)
Tower floor plate above 6th Storey
1,075m² (11,571 sq ft)
(Maximum) (Z.-1-152397 deleted and replaced by Z.-1-
212904/OLT-22-002111)
B-33 505-511 Talbot Street and 94 Dufferin Avenue
This bonus zone is intended to facilitate a development design which includes a
29-storey (97m tall) building with a maximum density of 990 units per ha and
three levels of underground parking and shall be implemented through a
development agreement in return for the provision of the following services,
facilities and matters:
1.
A building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is consistent with the Site
Plan and Illustrations shown in attached Schedule "1" of the amending by-
law.
2.
Architectural Continuity with Heritage Designated Property
The massing and site-specific design of the development provide for
continuity and harmony in architectural style with the heritage designated
place of worship abutting the subject property to the north, achieved by:
a.
Establishing a building podium height consistent with the height of
the roof peak of the place of worship;
b.
Using the height of the place of worship's peaked Talbot Street
main entrance and its building setback distance from the street as
datum lines for the canopy height over the building's main
residential entrances and the building's setback from Talbot Street;
c.
Setting back the building's podium approximately 5.3m from the
northern lot line and 13m from the easterly lot line, to provide space
between the new structure and the heritage place of worship and to
provide new light into the windows of the place of worship's south
façade and apse;
24
d.
Establishing a new heritage courtyard within the space created by
(c) above, to provide a common open space that is functional for
active and/or passive recreational use. This space will be
landscaped, include seating, and will include interpretive signage
relating to the heritage attributes and history of the buildings that
are currently located on the site;
e.
Using light brick masonry on the podium of the building that is
compatible with the place of worship exterior cladding and other
nearby buildings;
f.
Employing a street façade design for the podium that incorporates
brick material in discrete units to echo the rhythm of the building
massing that currently exists along Talbot Street;
g.
Salvaging and reclaiming significant architectural artefacts and
building materials from the existing buildings on the subject site, for
incorporation into the new building's interior and/or exterior; some
of these materials may be incorporated into the heritage courtyard.
3.
High Design Standards
The site-specific building design to be constructed in this prominent
Downtown location, promoted by:
Podium Features
a.
A podium height which is equal to, or lesser, than the height of the
peak of the adjacent heritage place of worship;
b.
Podium design sympathetic to the heritage context of the
streetscape, as described above;
c.
Generous floor-to-ceiling heights on the ground floor, with interior
spaces visible through window walls from outdoors, with overhead
projecting canopies lining the pedestrian-oriented street wall
frontages;
d.
Abundant use of brick and clear class materials;
e.
Prominence of the Dufferin Ave-Talbot Street corner, expressed
through the use of entrances, clear glazing and architecturally
integrated canopies;
f.
Recessed vehicular entrances located well away from the street
corner and using driveway materials that continue the sidewalk
treatment and character;
g.
Punctuation of the upper storey podium walls with windows clad
with frosted glass, allowing for the internal illumination of the
parking garage and providing nighttime lighting on the street and a
glow that offers a sense of occupancy.
Tower Features
a.
Step-back of the tower, from the podium, to the greatest extent
possible on the street facing facades, given the limitations of the
small lot size. This step-back is expressed in the regulations of the
by-law;
b.
A point-tower form with tower floor-plate perimeter dimensions
being relatively equal;
c.
Mitigation of building mass with a high proportion of glass materials
and a relatively low proportion of exposed concrete or similar
materials; the use of transparent curtain glass wall, running in
vertical bands on each façade of the tower. Use of clear glass
balcony barriers;
d.
Further mitigation of building mass by varying and articulating the
plane of all facades.
Building Cap Features
a.
A visually interesting building top and distinguishable cap of a
design quality that will contribute positively to London's skyline;
25
b.
The use of building step-back at the top storey, with mechanical
penthouse completely concealed in the building's top storey;
c.
Significant amounts of clear glazing, and planned lighting features
for the building cap.
4.
Site Landscaping/Public Realm
Landscaping used to enhance the appearance of building setback and
yard areas by:
a.
Continuous planting in the at-grade green space west of the
building;
b.
Raised concrete planters along Talbot Street and Dufferin Avenue,
to define the interface of the subject site and the public right of way
and to function as informal seating, as approved by the City through
the site plan process;
c.
Shade trees in the raised concrete planters;
d.
Widened sidewalks and the incorporation of non-asphalt materials
and paving patterns in driveways and drop-off areas as approved
by the City through the site plan process;
e.
The heritage courtyard feature, as described above.
5.
Underground Parking
a. Three levels of underground parking to allow for a podium building
height that is not greater than the height of the heritage designated
place of worship to the north;
b. Provision of dedicated, sheltered and secure bicycle parking.
6.
Sustainability Features
a. Provision of a green roof on portions of both the podium and the tower
roofs;
b. Provision of sustainability features incorporated into the building that
will be equivalent to a LEED gold standard, to the satisfaction of the
City Planner.
7.
Public Art Contribution
a.
The contribution of funding for public art in the amount of 1% of the
overall project construction value, up to a total of $250,000.
b.
Such public art will be established through a process that is
consistent with the City's public art policy as applicable, to the
satisfaction of the Manager of Culture and the City Planner, and
ensuring input from the developer.
The following regulations apply within the bonus zone:
b)
Regulations:
i)
Density:
990 units per hectare (Maximum)
ii)
Height
97 metres (Maximum)
iii)
Bicycle Parking
0.4 spaces per residential unit
(Minimum)
iv)
Residential Component of Buildings
N/A
iv)
Setback of tower portion of building from lot lines (minimum):
a.
4.5 m setback from the northerly property line;
b.
3 m setback from the easterly property line;
c.
0.7 m setback from the southerly property line;
d.
4.5 m setback from the westerly property line.
(Z.-1-152416)
B-34 356 Dundas Street
This bonus zone is intended to facilitate a development design which includes a
6-storey residential apartment building with a maximum of 69 residential
apartment units at an increased density up to 558 units per hectare, front yard
26
setback of 0 metres and a minimum rear yard depth of 1.5 metres in return for
the provision of the following services, facilities and matters which are described
in greater detail in the recommended by-law:
A building design which, with minor variations at the discretion of the Managing
Director, Planning and City Planner, is consistent with the Site Plan and
Illustrations shown in attached Schedule "1" of the amending by-law, except
where the below criteria require more specific detail than shown in Schedule "1",
and includes the following:
i.
A 6-storey building design which responds to the existing built form on the
abutting lands to the east and west of the subject site. This includes
continuing the datum line established by the existing built form to the west of
the site and a height and massing which is compatible with the West
Woodfield Heritage Conservation District abutting the subject site
immediately to the north. The building itself hall maintain a "U" shaped
building footprint with the creation of a common outdoor landscaped area
located within the interior portion of the "U".
ii.
Other specific features include a minimum front building façade height on
the ground-floor of 3.65 metres (12 feet) across the entire length of the
building frontage to establish the building "base" and a glass canopy located
above the principal front building entrance extending approximately one-
third the length of the building façade. There shall also be a horizontal
cornice line located above the glass canopy which visually separates the
ground-floor front façade and the upper building storeys and distinguishes
the "middle" of the building from the ground-floor "base". A masonry
building material such as brick or block will be used on the façade of the
base while avoiding the use of field stone or similar material.
iii.
The use of brick on the exterior façade on the "middle" of the building
extending the entire length of the front building elevation between floors 2-4
(inclusive) beginning above the cornice line and the inclusion of decorative
moulding between floors 4 and 5 to create visual interest and distinguish the
"top" of the building from the "middle".
iv.
Alternative window treatments shall be used to provide an enhanced
appearance. The use of clear vision glass in all of the building's openings
on the entire building frontage between floors 2-6 (inclusive) will be
required. The use of spandrel glass panels will be avoided. Clear vision
glass will be required in all of the transom windows on the base of the
building and where the windows are associated with internal facilities/rooms
that promote active uses.
v.
A minimum of three glass Juliette balconies per floor between floors 2-5
(inclusive) and the inclusion of decorative moulding and decorative bracket
detail at the top of the 6th floor to cap the "top" of the building.
The following regulations apply with the bonus zone:
Density (maximum):
558 units per hectare (222 units per acre)
Front Yard Setback
0 metres (0 feet)
(minimum)
Rear Yard Setback
1.5 metres (4.92 feet)
(maximum)
(Z.-1-152424)
B-35 89 York Street
This bonus zone is intended to facilitate a 10 storey mixed-use development
design which includes commercial and retail floorspace, and 18 residential units,
with a density of 754 units per hectare, in return for the provision of the following
services, facilities and matters:
1.
A building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is consistent with the Site
Plan and elevations shown in attached Schedule "1", except where the
27
below criteria require more specific detail than shown in attached
Schedule "1" of the amending by-law.
2.
A high quality of building design, including the following:
i.
Abundant use of transparent glazing on the ground and second
floors;
ii.
A high proportion of glass materials and natural stone and a
relatively low proportion of exposed concrete or similar materials;
iii.
Provision of an outdoor area on the second storey in the form of a
patio or terrace which faces the street to provide: articulation of the
front façade, shelter for the ground floor entry, and activation of the
street edge along York Street;
iv.
Parking provided by a mechanical parking system to be located on
the third storey (spanning a maximum of 1.5 storeys in height).
v.
Inclusion of floor to ceiling translucent glazing on the third storey to
screen the parking level which may be backlit or have graphics
etched on or placed behind, to provide a visibly interesting and
artistic treatment, and animation of the street edge;
vi.
All parking spaces provided are to be accessible parking spaces;
vii.
The use of solar panels on the 10th floor roof;
viii.
Sustainable development features including green roof treatments
on the fifth and tenth levels; and
ix.
The visually interesting angled and stepped back building cap that
will contribute positively to the Downtown London skyline;
3.
The following regulations apply within the bonus zone:
i.
Density
754 units per hectare
(Maximum):
(305 units per acre)
ii.
Height
44.3 metres
(Maximum):
(145.3 feet)
iii.
Residential Portion Setback
0 metres
(Minimum):
(0 feet)
iv.
Notwithstanding Section 4.19, the parking provided by the
mechanical stacked parking system shall be exempt from the size
requirements of Section 4.19 2) Dimensions of Parking Spaces,
and no access aisles are required as per Sections 4.19 2.1) Access
Aisles, and 4.19 6) (j) Access Aisles for Parking Spaces with
Disabilities of the Z.-1 Zoning By-law. (Z.-1-162446)
B-36 50 King Street (Z.-1-162447)
This bonus zone is intended to facilitate a development design which includes a
mixed-use apartment building with a maximum height of 95 metres (28-storeys)
and a maximum density of 750 units per hectare, which shall be implemented
through a development agreement in return for the facilities, services and matters
outlined in the site-specific "Bonusing Criteria" attached hereto as Schedule "1" to
the amending by-law.
The following regulations apply within the bonus zone:
a)
Regulations:
i)
Density
750 units per hectare
(Max.)
ii)
Height
95 metres
(Max.)
iii)
Setback for residential
0 metres
component of building
(Min.)
B-37 455 Clarence Street
28
This bonus zone is intended to facilitate a development design which includes a
32-storey mixed-use apartment building with a maximum of 182 residential
apartment units and 700m2 of retail space on the ground floor. The apartment will
exist at a density up to 1180 units per hectare, height of 105 metres, and a
setback of 4.5 metres for any residential use above 15 metres in return for the
provision of the following services, facilities and matters:
A building design which, with minor variations at the discretion of the Managing
Director, Planning and City Planner, is consistent with the Site Plan and
Illustrations shown in attached Schedule "1" of the amending by-law, except
where the below criteria require more specific detail than shown in attached
Schedule "1", and includes the following:
i)
A podium design which is sensitive to, and responds to, the surrounding
heritage features and implements the design criteria of the Downtown
Heritage Conservation District.
ii)
A high quality of building design, including the following design elements:
Podium
i. The use of stone veneer and granite, similar to the materials used
on the historic office building across the street.
ii. Generous double height transparent windows at the base of the
podium along Clarence Street in order to activate the street
frontage.
iii. A projecting glass canopy along the length of the podium, along the
Clarence Street frontage, in order to provide weather protection to
pedestrians.
iv. Large bay windows with transparent glass above the main floor to
help soften and break up the stone veneer walls while providing
light into the parking garage and animating the upper levels of the
podium.
Mid-Block Connection
i. A covered pedestrian alley, along the south property line, with
active storefronts in order to implement the "laneways connection"
transformational project found in Our Move Forward: London's
Downtown Plan.
Tower
i. A point tower form with the massing of the building mitigated by a
high proportion of glass materials and a relatively low proportion of
panels or similar materials.
ii. A variation of material colours in order to add interest and break up
blank wall sections.
iii. Continuous window wall within groupings of vertical window
sections accented by a colour and projecting (roughly 1ft) in order
to provide a unique architectural element to the building and break
up the large flat portion of wall on the Clarence Street façade.
iv. A visually interesting building cap that will contribute positively to
the Downtown London skyline.
Streetscape
i. High quality design and landscaping, within the City Boulevard as
required to achieve the goals of the Downtown Master Plan.
Public Art
i. The provision of public art, to be administered in accordance with
the City of London Are Policy in the amount of 1% of construction
value up to $250,000
The following regulations apply with the bonus zone:
i)
Density
1180 units per hectare
(Maximum)
(475 units per acre)
ii)
Height
105 metres
(Maximum)
(335 feet)
29
iii)
Podium Height
19.5 metres
(Maximum)
iv)
Residential Component
The required setback for the residential portion of Building of the
building shall be a minimum of 4.5 metres (14.76 feet) for any
portion above 15 metres (49.2 feet).
v)
Parking
0 parking spaces
(minimum)
(Z.-1-162488)
B-38 100 Fullarton Street, 475-501 Talbot Street and 93-95 Dufferin Avenue
This bonus zone is intended to facilitate a development design which includes
three new mixed-use apartment buildings ranging from 9 to 38 storeys (max.
129m tall) in height, with a maximum density of 1200 units per hectare across the
overall site. It is intended that the proposed development will occur in a phased
manner over time with Phase One including a 9-storey (39m) building with 92
residential units and 610m2 of commercial space, with Phase Two including a
38-storey (128.85m) building with 349 residential units and 660m2 of commercial
space, and Phase Three including a 29-storey (101.5m) building with 262
residential units and 660m2 of commercial space. The proposed development
shall be implemented through one or more agreements in return for the provision
of the following services, facilities and matters:
1.
A building design which, with minor variations at the discretion of the
Managing Director, Planning and City Planner, is consistent with the Site
Plan and Illustrations attached as Schedule "1" to the amending by-law
(variations may include, but are not limited to, the reduction of above-
grade structured parking in lieu of additional underground parking and/or
the reduction of the total number of parking spaces and variations in the
proposed unit types).
2.
High Design Standards
Specifically, the building design referred to in Clause 1 above, and shown
in the various illustrations contained in attached Schedule "1" of the
amending by-law, is being bonused for the following features which serve
to support the City's objectives of promoting a high standard of design for
buildings constructed in prominent locations such as the Downtown, as
outlined in Chapter 11 of the Official Plan and the Downtown Design
Guidelines:
Overall Design Features
a.
A modern architectural design that utilizes vision glass and
spandrel glass (window-wall) as the primary form of cladding,
contains a low proportion of exposed concrete, and uses clear
glass balcony barriers, all of which serve to mitigate the overall
visual building mass and provide a light and refined appearance in
the city skyline.
Podium Design
a.
Incorporates architectural details that creates a prominent and
distinctive base including ceramic panels skirting the face of the
second and third floor terraces.
b.
A ground floor ceiling height that is appropriate for a range of
commercial uses, with the façade comprised primarily of floor-to-
ceiling vision glazing for views into and out of the building
contributing to an animated streetscape.
c.
Separate and direct exterior entrances to commercial uses on the
ground floor to animate the pedestrian realm from the city sidewalk.
d.
Permanent architecturally integrated canopies above the first floor
to architecturally differentiate the building base and provide
overhead protection from natural elements.
Tower Design
30
a.
Point tower forms with floor-plates no greater than 1,000m2.
b.
Clad primarily in vision glass and spandrel glass (window-wall)
panels.
c.
Includes horizontal projecting balconies and vertical precast end
panels to create articulation and variation in the massing of the
facades.
Building Caps
a.
A visually interesting building top and distinguishable cap of a
design quality that will contribute positively to London's skyline.
b.
The use of building step-backs and variation in massing to define
the building cap with mechanical elements completely concealed
within the overall architectural design of the top of the buildings.
3.
Heritage Conservation (93-95 Dufferin Avenue)
The significant attributes of the built heritage resource located at 93 and
95 Dufferin Avenue shall be conserved in the following manner:
a.
The designation of heritage attributes (generally associated with the
northerly and westerly facades) of the original building under Part
IV of the Ontario Heritage Act.
b.
The complete retention, in-situ, of 93-95 Dufferin until such time as
partial removal is necessary to facilitate Phase 3 of the proposed
redevelopment.
c.
The incorporation of significant heritage attributes of the original
building, including the northern and western facades in situ, into the
overall design of Phase 3 of the new development as is depicted in
attached Schedule "1" to the amending by-law.
4.
Heritage Commemoration - Camden Terrace (479-489 Talbot Street)
a.
The documentation and appropriate storage of original materials
including brick and exterior masonry work to retain their integrity.
b.
The construction of a commemorative monument which interprets a
range of the significant heritage attributes of the Camden Terrace
front facade in the manner documented in the January 4, 2016
"Heritage Overview Report" prepared by Stantec Consulting Ltd.
and further described in the accompanying August 19, 2016
"Commemoration Overview" letter and shown in attached Schedule
"1" to the amending by-law, and which generally includes the
following features:
i.
Multi-structure residential row house proportions including
six buildings enclosed within three sections, with each
containing two terrace residences with mirrored facades;
ii.
With the individual row house sections containing the same
proportion of bay windows, doors and upper-storey windows
as the original structures.
iii.
A uniformed setback from the public sidewalk.
iv.
A uniformed eaves line.
v.
The use of original building materials salvaged during the
demolition of Camden Terrace including stone lintels and
original yellow (London) brick.
vi.
Other details such as pilasters, drip course, and cornice
frieze, high transforms above front entry doors, and half-
elliptical lintels on upper storeys.
c.
The provision of plaques, interpretive signage and/or other
commemorative items which relate to the heritage attributes of the
site and includes the following subject matter: site history with an
emphasis on 19th century character of the Talbot Street Corridor;
the origins and construction of Camden Terrace; and, details
regarding the deconstruction and reconstruction of the
commemorative monument (facade replication).
d.
The provision of clear glazing along the length of the Talbot Street
31
building façade which is east of the commemorative monument so
as to maintain public views to the monument in perpetuity.
5.
Urban Plaza/Forecourt
a.
The provision of a publically accessible urban plaza/forecourt along
the Talbot Street frontage which is generally located in the vicinity
of the primary entrance to the Talbot Street building (Phase 1), east
of the commemorative monument as shown in attached Schedule
"1" to the amending by-law.
b.
The provision of two-storey vision glass panels along portions of
the Talbot Street building facade that front the urban
plaza/forecourt to maintain views to active ground floor uses and
the commemorative monument.
6.
Parking Strategy
a.
A minimum of 3 levels of underground parking for Phase 1 and a
minimum of 4 levels of underground parking for subsequent
phases.
b.
Any necessary above grade structured parking is to be located to
rear of the proposed building(s) and screened from the street by
commercial and/or residential uses.
7.
Site Landscaping/Public Realm
Landscaping used to enhance the appearance of building setback and
yard areas by:
a.
A continuous row of planting along the western lot line of the
property currently known as 93 Dufferin Avenue.
b.
Raised concrete planters along Talbot Street and Dufferin Avenue
and Fullarton Street, to define the interface of the subject site and
the public right of way and to function as informal seating, as
approved by the City through the site plan process.
c.
Shade trees in the raised concrete planters.
d.
The incorporation of non-asphalt materials and paving patterns into
pedestrian sidewalks and pathways adjacent to the proposed
buildings as approved by the City through the site plan process.
8.
Public Art Contribution
a.
The contribution of funding for public art in the amount of $250,000
to be provided during the site plan approval process for Phase One.
b.
Such public art will be established through a process that is
consistent with the City's public art policy as applicable, to the
satisfaction of the Manager of Culture and The City Planner, and
ensuring input from the developer.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Density:
1200 units per hectare
(Max.)
ii)
Height:
129 metres
(Max.)
iii)
Setback for Residential
0 metres
Component of Buildings:
(Min.)
(Z.-1-162518)
B-39 545 Fanshawe Park Road West
The increase in height and density to the zoning of the subject lands shall be
permitted in return for enhanced urban design elements described below
consisting of 2 residential apartment buildings and a podium base which is
generally in keeping with the Site Plan attached as Schedule 1 to the amending
by-law and Architectural Elevations attached as Schedule 2 to the amending by-
32
law, which shall be implemented through a development agreement in return for
the provision of the following services, facilities, and matters:
i.
Supporting the preservation of natural areas;
ii.
Supporting the provision of common open space that is functional for
active or passive recreational use;
iii.
Supporting the provision of, and improved access to, public open space
supplementary to any parkland dedication;
iv.
The inclusion of arbors/pergolas and seating areas along the planned
pedestrian trail in the large outdoor amenity area planned for the
northwest quadrant of the site, with this trail being connected to the
existing trail located along the stormwater management pond to the north
of the site;
v.
The inclusion of green roof features in order to reduce the building's
heating and cooling requirements, and reduce the heat island effect;
vi.
The inclusion of "hardscape" forecourts on either side of the main
driveway in front of the entrances into the apartment buildings leading to
one of the entrances of the planned pedestrian trail in the Open Space
lands on the north portion of the site;
vii.
The preservation of the view corridor to the Open Space lands on the
north portion of the site by way of the main driveway from Fanshawe Park
Road West;
viii.
A building design that provides for a positive interface with Fanshawe Park
Road West by including:
- Extensive landscaping along the Fanshawe Park Road West frontage
to create a more pleasant and engaging experience for pedestrians;
- Definition to the base, middle and top of the buildings with the base
consisting of an articulated two storey brick section that extends
beyond the main south elevation of the tower acting as a partial
podium for the tower above, the middle consisting of a 15 storey tower
above the base for Tower "A" and a 14storey tower above the base for
tower "B", and a top consisting of architectural features that will create
a dynamic skyline;
- Individual ground floor unit entrances with access to Fanshawe Park
Road West by way of a landscaped court yard;
- Tower elevations that have been divided into a series of modulated
components that are defined by complimentary changes in articulation.
These components have been defined by the use of architectural walls
that protrude beyond the main building wall and return at the top of the
tower;
- The inclusion of a variety of window sizes and types in order to add
visual interest and further break up the massing of the building; and,
- Underground parking for the majority of the required parking with a
limited amount of at-grade parking spaces located behind the buildings
away from the street edge.
a)
Regulations
i)
Front Yard Depth
0.0 meters (0.0 feet)
(Minimum)
ii)
Rear Yard Depth
4.0 metres (13 feet)
(Minimum)
to an OS4 Zone
iii)
Interior Side Yard Depth (East) 12.0 meters (39 feet)
(Minimum)
iv)
Interior Side Yard Depth (West) 9 meters (29 feet)
(Minimum)
v)
Landscaped Open Space (%)
29%
(Minimum)
33
vi)
Lot Coverage (%)
64%
(Maximum)
vii)
Height
Tower "A" 62 metres (203 ft.)
(Maximum)
Tower "B" 65 metres (213 ft.)
viii)
Density (units per hectare)
281
(Maximum)
ix)
Off-street Parking
327 parking spots
(Minimum)
(Z.-1-172546)
B-40 801 Sarnia Road
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a high-quality apartment building with a maximum
height of 20 meters with a total maximum of 100 units (124 units per hectare),
which substantively implements the Site Plan, Renderings, Elevations and Views
attached in Schedule "1". The development shall specifically incorporate the
following services, facilities, and matters:
1.
Provision of Affordable Housing
i)
A total of four (4) one-bedroom residential units will be provided for
affordable housing;
ii)
Rents not exceeding 80% of the Average Market Rents (AMR) for the
London Census Metropolitan Area as determined by the CMHC at
the time of building occupancy;
iii)
The duration of affordability set at 50 years from the point of initial
occupancy;
iv)
The proponent shall enter info a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations; and,
v)
These conditions to be secured through an agreement registered on
title with associated compliance requirements and remedies.
2.
Design Principles
i)
A mid-rise (6 storey) built form located along the Sarnia Road that
establishes a built edge with primary building entrance, street
oriented residential units and active uses along these frontages.
ii)
Direct walkway connections from primary building entrance and
ground floor residential unit entrances to the City sidewalk along
Sarnia Road.
iii)
Articulated facades including recesses, projections, balconies, and
terraces to provide depth and variation in the built form to enhance
the pedestrian environment.
iv)
A variety of materials, textures, and articulation along building
façade(s) to highlight different architectural elements and provide
interest and human-scale rhythm along the street frontages.
v)
Common outdoor amenity space at ground level combined along with
the entrance to future City Pathway.
vi)
Locates majority of the parking behind the building and away from
the street while screening the exposed parking with a combination of
landscape and masonry walls.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations
i)
Front Yard Depth to
4.0 meters (13.1 feet)
34
Arterial Road
(minimum)
ii)
Rear Yard Setback to
13 meters (42.6 feet)
Open Space
(minimum)
iii)
Height
20 meters (65.6 feet)
(maximum)
iv)
Parking
1 space per unit
(minimum)
v)
Parking for
0.25 spaces per unit
Affordable Units
(minimum)
vi)
Density
124 units per hectare
(maximum)
(100 dwelling units)
(Z.-1-172553 deleted & replaced by Z.-1-223041)
B-41 515 Richmond Street
The increase in height and density to the zoning of the subject lands shall be
permitted in return for the enhanced urban design elements described below
consisting of a residential point-tower, pedestrian plaza and forecourt which, with
minor variations at the discretion of the Managing Director, Planning and City
Planner, is in keeping with the architectural elevations, site plan and renderings
included as Schedule 1 of the amending by-law, and shall be implemented
through a development agreement in return for the provision of the following
services, facilities, and matters:
Base Features:
a.
A base height equal to two stories, including floor to ceiling vision glass on
the east façade and wrapping around partially to the south and north
facades.
b.
60% vision glass on the south, east and north facades, including a
secondary entrance on the south façade facing the storefronts of the
adjacent commercial building.
c.
Seven architectural stainless steel columns to the east and south of the
building supporting the residential floors above.
d.
A large canopy supported by steel columns, extending towards the street
on a slight angle with lighting integrated on the underside.
e.
An enclosed corridor attaching the main building to the parking structure,
including alternating resident storage areas and vision glass into the
corridor.
Tower Features:
a.
A point tower form with a tower floor-plate maximum of 700 square
metres.
b.
60% (linear) vision glass on residential floors.
c.
Fully wrap-around balconies on floors 3 through 28, alternating every 4th or
5th floor between the following:
i. wood finish metal panel on the underside and visible portions of the
balcony, paired with tainted glass and a coordinated colour for metal
portions of the railing; balconies rotated on a slight angle (~ 3 degrees)
from the angle of the building.
ii. Light grey finish metal panel on the underside and visible portions of the
balcony, paired with clear glass and a coordinated colour for metal
portions of the railing; balconies rotated on the opposite angle of above.
d.
Light grey finish metal panel balconies wrapping two separate portions of
the building on floors 29 through 32, with wood finish metal panel
balconies wrapping the north east corner with a higher portion of vision
glass and a taller roof height and cap.
e.
A mechanical penthouse fully enclosed and clad in materials
complimentary to the building.
35
Pedestrian Plaza and Forecourt:
a. A pedestrian-only plaza located in the setback from Richmond Street,
delineated from the public sidewalk by fixed, architectural planters with
integrated seating.
b. A decorative pavement pattern extending across the east entry plaza and into
the linear plaza on the south side of the building.
a)
Regulation[s]
i)
Height
101 metres (332 ft.)
(maximum)
ii)
Density
342 units per hectare
(maximum)
(845 units per acre)
iii)
Front Yard Depth
4.5 (15 ft.)
(maximum) (Z.-1-172581)
B-42 420 Fanshawe Park Road East
The Bonus Zone shall be implemented through a development agreement to
provide for an apartment building of 14.6m (48 ft) with an increased density up to
100 units per hectare in return for the provision of the following services, facilities
and matters which are described in greater detail in the proposed by-law:
i.
A high quality development which substantively implements the site
plan and elevations attached as Appendix "1" to the amending by-law,
with minor revisions at the discretion of the Managing Director of
Planning and City Planner;
ii.
A contemporary building design with a mix and articulation of building
materials including brick, metal panels, concrete, wood veneer and
vision and spandrel glass;
iii.
The provision of individual entrances to ground floor units on the south
façade, with operable and lockable front doors, pedestrian scale
features such as lighting and weather protection, and private amenity
areas designed as courtyards enclosed with a combination of planters
and decorative fencing;
iv.
The provision of all but 18 required parking spaces below grade
generally located under the building footprint;
v.
The provision of enhanced universally accessible features such as
barrier-free access to all floors, and wide routes, paths and corridors
which provide adequate width for persons using wheelchairs, scooters,
pushing strollers;
vi.
The location of all service and loading facilities within and behind the
building and not visible from the public street;
vii.
The enhanced provision of landscaping and retention of mature trees
in a park-like setting at the north of the site with a minimum 60%
landscaped open space;
viii.
The provision of a commemorative garden and/or signage to
acknowledge the historic affiliation of the property within the
landscaped open space towards the north of the site.
The following regulations apply within the bonus zone:
a)
Permitted Use:
Apartment Building
b)
Regulations:
i)
Lot Area
14,232m2
(3.5 ac.)
(Min.)
ii)
Lot Frontage
121m
(397 ft.)
(Min.)
iii)
Front Yard Depth
15m
(49 ft.)
(Min.)
iv)
East Interior Side Yard
15m
(49 ft.)
36
(Min.)
v)
West Interior Side Yard
11m
(36 ft.)
(Min.)
vi)
Rear Yard Depth
39m
(128 ft.)
(Min.)
vii)
Landscaped Open Space
60%
(Min.)
viii)
Lot Coverage
24%
(Max.)
ix)
Height
14.6m
(48 ft.)
(Max.)
x)
Density
100 Units Per Hectare
(Max.)
(Z.-1-172582)
B-43 633, 635, 637, 645, 649, 651, 655 Base Line Road East
The Bonus Zone shall be implemented through a development agreement to
provide for a continuum of care facility and 12 townhouse units with an increased
building height of eight (8) storeys in return for the provision of the following
services, facilities and matters which are described in greater detail in the
proposed by-law:
i.
A development that is consistent with the site plan and elevations
attached as Appendix "1" to the amending by-law, with minor revisions
at the discretion of the Managing Director, Planning and City Planner;
ii.
A high quality building design, including a coordinated palette of high
quality materials to be further refined through the site plan approval
process, with a high proportion of brick and glass;
iii.
A significant stepback above the two (2) storey podium along Base
Line Road East to provide a pedestrian scale that is in keeping with the
character of the buildings to the north;
iv.
The provision of active ground floor uses and access to the front
terrace located at grade along Base Line Road East;
v.
A building design that breaks up the building horizontally and vertically
through articulation, architectural details and an appropriate proportion
and rhythm of windows and balconies;
vi.
The provision of one level of underground parking;
vii.
The provision of enhanced universal accessibility of all common open
spaces, including exterior landscaped amenities, as well as barrier-free
bathrooms in all independent seniors living suites ;
viii.
The use of low impact development (LID) features including the
bioswale environmentally sensitive stormwater management; and
Enhanced landscaped open space including an outdoor amenity area
on the west portion of the site including enhanced landscaping of the
bioswale and native plant palate to provide pollinator species habitat.
The following regulations apply within the bonus zone:
a)
Permitted Uses:
Continuum-of-Care Facility
Cluster Townhouse Dwellings
b)
Regulations:
i)
Lot Area
12,120m2 (130,459 sq. ft.)
(Minimum)
v)
Lot Frontage
129m (423 ft.)
(Minimum)
vi)
Front Yard Depth
6m (19 ft.)
(Minimum)
37
vii)
Landscaped Open Space
34%
(Minimum)
viii)
Lot Coverage
36%
(Maximum)
ix)
Density
68 Units Per Hectare
(Maximum)
Regulations - Continuum of Care Facility:
i)
Height
38.5m (126 ft.)
(Maximum)
ii)
East Interior Side Yard
13.5m (42 ft.)
(Minimum)
iii)
West Interior Side Yard
32m (104 ft.)
(Minimum)
iv)
Rear Yard Depth
20m (66 ft.)
(Minimum)
Regulations - Cluster Townhouse:
i)
Height
12m (39 ft.)
(Maximum)
ii)
East Interior Side Yard
4m
(13 ft.)
(Minimum)
iii)
West Interior Side Yard
4m
(13 ft.)
(Minimum)
iv)
Rear Yard Depth
6m
(19 ft.)
(Minimum)
c)
Special Definitions applying exclusively to this zone:
i) "SENIOR CITIZEN APARTMENT BUILDING" means an
apartment building designed for the accommodation of the elderly.
(Z.-1-172591)
B-44 150 Dundas Street and 153 Carling Street
This bonus zone is intended to facilitate a high quality development which
substantively implements the site plan and elevations attached as Appendix "1"
to the amending by-law, with minor revisions at the discretion of the Managing
Director of Planning and City Planner; and
The contribution to My Dundas Place for the provision of facilities, services,
programming, public art or other matters that will provide for positive project
enhancements including:
i)
The financial contribution of funding in the amount of 1% of the
construction value up to $250,000, to be provided at the time of site plan
approval, or
ii)
The provision of 465m² (5,000 sq ft) of storage space, in a form and
configuration to the satisfaction of the City, for a long-term lease not less
than 15 years, at a cost to the City of $1.00 per annum.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Density:
1,498 units per hectare
(Maximum)
iii)
Height:
85 metres (278 ft)
(Maximum)
iii)
Ground Floor Commercial Uses:
600m² (6,458 sq ft)
(Minimum)
38
iv)
Residential Component
The required east and
Of Building
west setbacks for the
(Minimum)
residential tower portion of
the building shall be a
minimum of 2.5 metres
(8.2 feet) above 15m
(49.2m)
v)
Tower Setback Storeys 4 and 5
The required setback for the tower portion shall be 5m from the
property boundaries along the Dundas Street and Carling Street
frontages, save and except a maximum of 10m (32.8 ft) width in the
middle which shall have a minimum setback of 1.2m (3.9 ft)
Tower Setback Storeys 6 and above
The required setback for the tower portion shall be 5m from the
property boundaries along the Dundas Street and Carling Street
frontages, save and except a maximum of 10m (32.8 ft) width in the
middle which shall have a minimum setback of 3.5m (11.4 ft).
(Z.-1-172601)
B-45 32, 36, and 40 York Street and part of 330 Thames Street
This bonus zone is intended to facilitate a high quality development which
substantively implements through the required development agreement(s), the
Site Plan, Landscape Plan, Elevations, Renderings and Floor Plans attached as
Schedule "1" to the amending by-law; and,
i)
The contribution of funding for an identified component for Back to the
River in the amount of $100,000 to be provided during the site plan
approval process. The identifiable component of Back to the River will be
identified by the City Planner with input from the applicant.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density:
414 units per hectare
(maximum)
ii)
Setback for Residential
1.0 metres (3.3 ft.) north
Component of Buildings:
2.5 metres (8.2 ft.) east
(minimum)
2.0 metres (6.5 ft.) south
8.0 metres (26.2 ft.) west
iii)
Parking (underground)
108 spaces
(minimum) (Z.-1-172610)
B-46 32, 36, and 40 York Street
This bonus zone is intended to facilitate a high quality development which
substantively implements through the required development agreement(s), the
Site Plan, Landscape Plan, Elevations, Renderings and Floor Plans attached as
Schedule "2" to the amending by-law; and,
i)
The contribution of funding for an identified component for the Back to the
River project in the amount of $150,000 to be provided during the site plan
approval process. The identifiable component of Back to the River will be
identified by the City Planner with input from the applicant.
ii)
The contribution of funding for the Downtown Heritage Conservation
District in the amount of $100,000 to be provided during the site plan
approval process.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
39
i)
Density:
534 units per hectare
(maximum)
ii)
Setback for Residential
13 metres (42.6 ft.) north
Component of Buildings:
2.5 metres (8.2 ft.) east
(minimum)
8.5 metres (27.9 ft.) south
6.0 metres (19.7 ft.) west
iii)
Parking (underground)
101 spaces
(minimum) (Z.-1-172610)
B-47 661 and 667 Talbot Street
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a high quality, multi-storey residential apartment
building, with an increased building height of up to sixteen (16) storeys (49.5m)
and a maximum of 236 dwelling units (403 units per hectare), which substantively
implements the Site Plan, Elevations, and Renderings attached as Schedule "1"
to the amending by-law; and,
i)
The provision of two levels of underground parking.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density
403 units per hectare
(maximum)
(163 units per acre)
ii)
Height
49.5 metres (162 feet)
(maximum)
iii)
Front Yard Setback
2.5 metres (8.2 feet)
(minimum)
iv)
Rear Yard Setback
0 metres (0 feet)
(minimum)
v)
North Interior Side Yard Setback
16 metres (52 feet)
(minimum)
vi)
South Interior Side Yard Setback
10 metres (32 feet)
(minimum)
vii)
A 2.5 metre stepback after the first 4-storeys in height on the
portion of the building fronting Talbot Street to a maximum of 7-
storeys in height before an additional 9.5m stepback is required
before 16-storeys (49.5m) of building height is permitted.
viii)
Parking
171 parking spaces
(minimum)
ix)
Lot Coverage
42%
x)
Landscaped Open Space
23%"
(Z.-1-172622)
B-48 329 and 331 Richmond Street
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a high quality, multi-use building, a total of 36
dwelling units and density of 556 units per hectare, which substantively
implements the Site Plan and Elevations attached as Schedule "1" to the
amending by-law.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
40
i)
Density
556 units per
hectare (maximum)
(226 units
per acre)
ii)
Height
27 metres (88.58
(maximum)
feet)
iii)
Parking
0 parking spaces
(minimum)
iv)
Front/Exterior Side Yard
0 metres (0 feet)
(minimum)
v)
Stepback after 4th storey
2 metres (6.56 feet)
at 331 Richmond Street
(Minimum)
vi)
Stepback after 5th storey
2 metres (6.56 feet)
at 329 Richmond Street
(Minimum) (Z.-1-182632)
B-49 250, 268, 270, and 272 Springbank Drive
The Bonus Zone shall be implemented through a development agreement to
provide for a development that is consistent with the site plan and elevations
attached as Appendix "1", in return for the provision of the following services,
facilities and matters:
i.
enhanced building and site design features including buildings with a multI
faceted street face and setback podium creating a pedestrian area linked
to the public sidewalk.
ii.
remediation of an existing brownfield condition notwithstanding potential
compensation through brownfield incentives;
iii.
construction of 2 levels of fully underground parking;
iv.
dedication of the open space (OS4) lands as a public link and to
compliment the adjacent Environmentally Sensitive Area with all existing
asphalt and buildings removed and landscaped in conjunction with
landscaping plans for this area to be approved by Parks Planning;
v.
to provide a green roof on the office commercial podium for active open
space for building residents
vi.
current public transit lines (23 and 5);
viii.
construction of a LEED certified building
The following regulations shall apply with the approved Site Plan:
i) Height Maximum (Residential Towers)
51.0 metres
(167 feet)
ii) Height Maximum (3 storey Commercial podium) 17.0 metres
(56 feet)
iii) Front Yard setback Minimum residential
4.0 metres
(6.6 feet)
iv) Front Yard setback Maximum podium
6.0 metres
(19.7 feet)
v) Density Maximum
306 units per hectare
(114 units per acre)
vi) Maximum commercial gross floor area
2,000 sq. m
(21, 528 sq. ft)
vii) Minimum easterly side yard
0.0 metres from OS4 zone
viii) Minimum westerly side yard
24.0 metres
(59 feet)
ix) Minimum read yard westerly building
30.0 metres
(98.4 feet)
x) Maximum coverage
28%
41
(OMB File No. PL160951 - Z.-1-182657)
B-50 1039, 1041, 1043, 1045, 1047 Dundas Street
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a high quality, multi-use building, a total of 41
dwelling units and density of 205 units per hectare, which substantively
implements the Site Plan and Elevations attached as Schedule "1" to the
amending by-law.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a) Regulations:
i)
Density
205 units per
(maximum)
hectare (83 units per acre)
ii)
Height
18 metres
(maximum)
52.50 feet)
iii)
Parking
22 Parking Spaces
(minimum)
iv)
Bedrooms
1 per unit
(maximum)
iv)
Dwelling units are permitted on the whole of the first floor.
(Z.-1-182664)
B-51 391 South Street
This bonus zone is intended to facilitate a high quality development which
substantively implements through the required development agreement(s), the
Site Plan, Renderings and Concept Landscape Plan, attached as Schedule "1"
and Schedule "2" to the amending by-law; and
i)
Conservation, retention and adaptive re-use of the existing heritage
designated Colborne Building;
ii)
Provision of the publicly accessible courtyard and public art within the
courtyard
iii)
Provision of two levels of underground parking
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density:
705 units per hectare
Maximum
ii)
Frontage:
98m (328 ft)
Minimum
iii)
Lot Area:
9,000m² (9,687 sq ft)
Minimum
ix)
Front, Interior, Exterior and Rear Setbacks:
0m (0ft)
Minimum
x)
Height:
80 metres (262 ft)
Maximum
xi)
Tower floor plate above 9th Storey
800m²
Maximum
xii)
Parking total for all uses:
360 spaces
Minimum
B-52 147-149 Wellington Street and 253-257 Grey Street
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a high quality apartment building with a maximum of
42
18 storeys, 246 dwelling units and density of 560 units per hectare, which
substantively implements the Site Plan and Elevations attached as Schedule "1"
to the amending by-law; and
i)
Transit Station
The financial contribution of funding to the future Transit Station at
Wellington Street and Grey Street in the amount of $200,000, for the
provision of public art or other station enhancements to be provided at the
time of site plan approval or construction of the station, whichever occurs
first.
ii)
Provision of Affordable Housing
The provision of 10 affordable housing units, established by agreement at
95% of average market rent for a period of 20 years. An agreement shall
be entered into with the Corporation of the City of London, to secure those
units for this 20 year term.
iii)
2 levels of underground parking
iv)
The construction of a civic space provided at the main pedestrian entrance
to the building and enhanced landscaping along Wellington Street,
consistent with the conceptual site plan and renderings shown in Schedule
1 of the amending by-law.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
ii)
Density
560 units per hectare
(Maximum):
(226 units per acre)
iii)
Height
63 metres
(Maximum):
(206.7 feet)
iv)
Parking
197 Parking Spaces
(Minimum):
v)
Interior Side Yard Depth
1.6 metres (5.25ft)
(Minimum):
for floors 1-4
vi)
Interior Side Yard Depth
6.0 metres (19.7ft)
(Minimum):
for floors 5-8
vii)
Interior Side Yard Depth
11.5 metres (37.7ft)
(Minimum):
for floors 9-18
viii)
Lot Coverage
31%
ix)
Dwelling units are permitted on the first floor.
(Z.-1-182701)
B-53 131 King Street
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of a high quality residential apartment building, with a maximum
of 30-storeys, 266 dwelling units and density of 931 units per hectare, which
substantively implements the Site Plan and Elevations attached as Schedule "1"
to the amending by-law; and
i)
Public Parking
The provision of 41 publicly accessible parking spaces on level 1 of the
underground parking facility and accessed from York Street. An
agreement shall be entered into between the Corporation of the City of
London and the property owner to facilitate this requirement.
ii)
Design Feature
As depicted in the elevations shown in Schedule "1" to the amending By-
law a design feature will be located over the main vehicular access off of
King Street. The details for this feature, including design, appearance and
43
materials, will be determined in consultation with Staff through the site
plan approvals process.
iii)
Public Art
The financial contribution of funding to a future public art project within the
Downtown Area in the amount of 1% of the construction value up to a
maximum of $250,000, to be provided at the time of site plan approval.
iv)
3 levels of underground parking
v)
Publicly accessible civic space located at the York Street entrance.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density
931 uph
ii)
Height
102 metres
(Maximum):
(334.6 feet)
iii)
Residential Component
1.2 metres
Easterly Side Yard
(Minimum):
iv)
Residential Component
1.5 metres
Westerly Side Yard
(Minimum):
v)
Residential Component
1.3 metres
Northerly Side Yard
(Minimum):
(Z.-1-182708)
B-54 809 Dundas Street
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of a high quality apartment building with a maximum of 24
storeys, 480 dwelling units and density of 710 units per hectare, which
substantively implements the Site Plan and Elevations attached as Schedule "1"
and Schedule "2" to the amending by-law; and
i)
Provision of one level of underground parking
ii)
Provision of Affordable Housing
The provision of 25 affordable housing units, established by agreement at 95% of
average market rent for a period of 25 years. An agreement shall be entered into
with the Corporation of the City of London, to secure said affordable housing
units for the 25 year term.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
For the purpose of this by-law the front lot line shall be
deemed to be Dundas Street
ii)
Density:
710 units per hectare
(Maximum):
iii)
Height:
82 metres
(Maximum):
(269 ft)
iv)
Front Stepback of Tower
11 metres
above the Third Storey
(36 ft)
(Minimum):
v)
Individual Tower floor
1,060m²
plate above 3rd Storey
(11,409 sq ft)
(Maximum):
vi)
Ground Floor
1,750m²
44
Commercial Uses
(18,836 sq ft)
(Minimum):
B-55 230 North Centre Road
The Bonus Zone shall be implemented through the required development
agreements to facilitate the development of a high quality residential apartment
building, with a maximum of 15-storeys, 222 dwelling units and density of 192
units per hectare, which substantively implements the Site Plan and Elevations
attached as Schedule "1" to the amending by-law; and
i)
Transit Station
The financial contribution of funding to the future Transit Station at
Masonville Mall in the amount of 1% of the construction value up to
$250,000, for the provision of facilities, services, programming, public art
or other matters for positive project enhancements to be provided at the
time of site plan approval or construction of the station, whichever occurs
first.
ii)
1 level of underground parking
iii)
Publicly accessible civic space located at the southwest corner.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density
192 uph
ii)
Height
56 metres
(Maximum):
(183.7 feet)
iii)
Front Yard Depth
4.5 metres (14.76ft)
for floors 1-3
(Minimum):
iv)
Exterior Side Yard Depth
7.5 metres (24.60ft)
for floors 1-2
(Minimum):
v)
Rear Yard Depth
3.5 metres (11.48ft)
for floors 1-3
(Minimum):
vi)
Rear Yard Depth
6 metres (19.68ft)
for floors 4-14
(Minimum):
vii)
Rear Yard Depth
8.5 metres (26.25ft)
for floor 15
(Minimum):
viii)
Maximum Lot Coverage
64.5%
(Maximum):
ix)
Landscaped Open Space
28.5%
(Minimum):
B-56 3080 Bostwick Road (Site 1)
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of a high quality apartment building with a maximum of 21
storeys, 372 dwelling units and density of 262 units per hectare, which is
generally in accordance with the Site Plan and Elevations attached as Schedule
"1" and Schedule "2" to the amending by-law, except where described in more
detail below or in the Urban Design Guidelines for the High Density Residential
designated lands within the Bostwick Neighbourhood; and
1)
Contribution of $25,000 towards creating a skate park on the
Community Centre lands;
45
2)
Provision of 20% accessible apartment units;
3)
Large caliper boulevard tree planting with a minimum 100mm caliper
and a minimum distance of 10m between tree planting for the extent of
the site frontage for Southdale Road West, Bostwick Road, and both
sides of Street A;
4)
Provision of one accessible electric vehicle charging station located on
the Community Centre lands or in a publicly accessible location on Site
1;
5)
Provision of two publicly accessible vehicle share facilities/spaces;
6)
Provision of ten publicly accessible bicycle share facilities;
7)
The following provisions shall be delivered as part of the first
development phased of either Site 1 or Site 5 at the time of the
development agreement:
i)
Dedication of 0.64ha of park land identified as Block 4 in the
draft plan of subdivision 39T-18502 to the City of London, above
and beyond (in excess of) the full standard dedication required
by by-law CP-9 for parkland or cash-in-lieu for both Sites 1 and
5; and other proposals on Sites 2, 3 and 6;
ii)
Provision of a pavilion and lighting within the dedicated park
land, or the commensurate financial equivalent for the features
as a identified in by-law C.P.-1496-244, to the City's discretion;
iii)
Provision of a pedestrian bridge from the park land across the
Thornicroft Drain to the Bostwick Community Centre, or the
commensurate financial equivalent for the feature as a identified
in by-law C.P.-1496-244, to the City's discretion;
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Density
262 units per hectare
(Maximum):
ii)
Height
77 metres
(Maximum):
(252 ft)
iii)
Exterior Side Yard Setback
0.3m
(Minimum):
(0.98 ft)
iv)
Rear Yard Setback
20m
(Minimum):
(65.6 ft)
v)
Interior Side Yard Setback
14m
(Minimum):
(45.9 ft)
vi)
Lot Coverage
38%
vii)
Parking Total for All Uses
725 spaces
B-57 3080 Bostwick Road (Site 5)
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of a three storey (13.5m (44 ft)) mixed office and commercial
building and one 17 storey (68m (223ft)) tower, with an increased density up to
209 units, which is generally in accordance with the Site Plan and Elevations
attached as Schedule "1" and Schedule "2" to the amending by-law, except
where described in more detail below or in the Urban Design Guidelines for the
High Density Residential designated lands within the Bostwick Neighbourhood;
and
1)
Contribution of $25,000 towards creating a skate park on the Bostwick
Community Centre lands;
2)
Provision of 20% accessible apartment units;
3)
Large caliper boulevard tree planting with a minimum 100mm caliper and
a minimum distance of 10m between tree planting for the extent of the site
46
frontage for Southdale Road West, and both sides of Street B;
4)
Provision of one accessible electric vehicle charging station located on the
Bostwick Community Centre lands or in a publicly accessible location on
Site 5;
5)
Provision of two publicly accessible vehicle share facilities/spaces;
6)
Provision of ten publicly accessible bicycle share facilities;
7)
The following provisions shall be delivered as part of the first development
phased of either Site 1 or Site 5 at the time of the development
agreement:
a.
Dedication of 0.64ha of park land identified as Block 4 in the draft
plan of subdivision 39T-18502 to the City of London, above and
beyond (in excess of) the full standard dedication required by by-
law CP-9 for parkland or cash-in-lieu for both Sites 1 and 5; and
other proposals on Sites 2, 3 and 6;
b.
Provision of a pavilion and lighting within the dedicated park land,
or the commensurate financial equivalent for the features as a
identified in by-law C.P.-1496-244, to the City's discretion;
c.
Provision of a pedestrian bridge from the park land across the
Thornicroft Drain to the Bostwick Community Centre, or the
commensurate financial equivalent for the feature as an identified in
by-law C.P.-1496-244, to the City's discretion.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Density
209 units per hectare
(Maximum):
ii)
Height
68 metres
(Maximum):
(223 ft)
iii)
Exterior Side Yard Setback
3.5 metres
(Minimum):
(11 ft)
iv)
Rear Yard Setback
5 metres
(Minimum):
(16 ft)
v)
Interior Side Yard Setback
15 metres
(Minimum):
(42 ft)
vi)
Number of dwelling units
208
(Maximum):
vii)
Parking Total for All Uses
472 spaces
(Z.-1-182713)
B-58 440 Clarke Road
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of a high quality residential apartment building, with a maximum
of 4-storeys, 65 dwelling units and density of 95 units per hectare, which
substantively implements the Site Plan and Elevations attached as Schedule "1"
to the amending by-law and the provision of affordable housing in the form of 65
dwelling units (95 units per hectare), consisting of one and two bedroom units.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Permitted Uses:
i)
Apartment Building;
b)
Regulations:
i)
Density
95 uph
ii)
Height
18 metres
(maximum):
(59 feet)
47
iii)
Parking
65 spaces
(Z.-1-192730)
B-59 462, 468, 470, 472 Springbank Drive
The B-59 Zone shall be implemented through the required development
agreements to facilitate the development of a high quality residential apartment
building, with a maximum of 9-storeys with 186 dwelling units which substantively
implements the Site Plan and Elevations attached as Schedule "1" to the
amending by-law; and
i)
Provision of Affordable Housing
10% of the total unit count (rounded up to the nearest unit), above the 150
unit per hectare threshold, to a maximum of 8 units, shall be allocated for
affordable housing units (1 bedroom units) established by agreement at
95% of average market rent for a period of 25 years. An agreement shall
be entered into with the Corporation of the City of London, to secure those
units for this 25 year term.
ii)
1 level of underground parking
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Additional Permitted Uses:
i)
Bake shops;
ii)
Brewing on Premises Establishment;
iii)
Clinics;
iv)
Commercial schools;
v)
Convenience business service establishments;
vi)
Convenience service establishments;
vii)
Convenience stores;
viii)
Day care centres;
ix)
Financial institutions;
x)
Florist shops;
xi)
Food stores;
xii)
Medical/dental offices;
xiii)
Offices;
xiv)
Personal service establishments;
xv)
Pharmacies;
xvi)
Retail Stores;
xvii)
Restaurants, eat-in;
xviii) Restaurants, take-out;
xix)
Studios;
b)
Regulations:
i)
Density
265 uph (107.25
units per acre)
ii)
Height
32 metres
(Maximum):
(105 feet)
iii)
Front Yard Depth
2.5 metres
(Minimum):
(8.2 feet)
iv)
Rear Yard Depth
7.0 metres
(Minimum):
(23 feet)
v)
Westerly Interior
5.5 metres
Side Yard Depth
(18 feet)
(Minimum):
vi)
Easterly Interior
12.1 metres
Side Yard Depth
(39.70 feet)
(Minimum):
vii)
Residential Parking
1 space per unit
(Minimum):
viii)
Commercial Parking
17 spaces
48
(Minimum):
ix)
No drive-through will be permitted for any of the additional
permitted uses.
x)
The permitted commercial uses will only be permitted on the
first floor of an apartment building.
xi)
The maximum gross floor area for specific individual uses
shall be as follows:
a)
Commercial schools
300 m2
and Pharmacies
(3,229 sq. ft.)
b)
Restaurants - eat-in
300 m2
and take-out
(1,616 sq. ft.)
c)
Food stores
500 m2 (5,382 sq. ft.)
d)
All other permitted uses
400 m2 (4,305 sq. ft.)
(Z.-1-192748)
B-60 3087 White Oak Road
This bonus zone is intended to facilitate a high quality development which
substantively implements through the required development agreement(s), the
Site Plan, Elevations and Concept Landscape Plan, attached as Schedule "1" to
the amending by-law; and
i)
Enhanced landscaping along White Oak Road with wrought iron (or
similar) fencing and provision of a pedestrian pathway from Petty
Road to White Oak Road;
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
For the purpose of this by-law the front lot line shall be
interpreted as Petty Road
ii)
Front Yard Depth
3m (9.8ft)
(Minimum):
iii)
Density
79 units per hectare
(Maximum):
iv)
Height
four storeys 16m (52.5 ft)
(Maximum):
(Z.-1-192756)
B-61 475 Edgevalley Road
The Bonus Zone shall be enabled through one or more agreements to facilitate
the development of three (3) low-rise apartment buildings, with a maximum of
four (4) storeys (Building A = 16m), five (5) storeys (Building B= 18m) and six (6)
storeys (Building C = 22m), a total of 147 dwelling units (Building A = 39 dwelling
units; Building B = 49 dwelling units; Building C = 59 dwelling units), and a
density of 100 units per hectare,
Provision of Affordable Housing
The provision of four (4) affordable rental housing units, established by
agreement at 85% of the CMHC average market rent for a period of 15 years.
An agreement shall be entered into with the Corporation of the City of London, to
secure said affordable housing units for the 15 year term.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
For the purpose of this by-law, the front lot line shall be
deemed to be Kilally Road.
ii)
Density:
100 units per hectare
49
(Maximum):
iii)
Height of Building A
Four (4) storeys
(Maximum):
16 metres (52.5 feet)
Height of Building B
Five (5) storeys
(Maximum):
18 metres (59.1 feet)
Height of Building C
Six (6) storeys
(Maximum):
22 metres (72.2 feet)
iv)
Front Yard Setback
(Minimum):
2.0 metres (6.6 feet)
(Maximum):
6.0 metres (19.7 feet)
v)
Exterior Side Yard Depth - Edgevalley Road
(Minimum):
3.0 metres (9.8 feet)
(Maximum):
7.0 metres (23.0 feet)
vi)
Exterior Side Yard Depth - Agathos Street
(Minimum):
2.0 metres (6.6 feet)
vii)
Interior Side Yard Depth
(Minimum):
2.75 metres (9.1 feet)
(Z.-1-192785)
B-62 800, 805 and 810 Chelton Road
The Bonus Zone shall be implemented through the required development
agreement(s) to facilitate the development of low to mid-rise apartment buildings
up to a maximum of five (5) storeys and six (6) storeys which substantially
implements the vision and principles of the Chelton Road Master Plan for 800,
805 and 810 Chelton Road attached as Schedule "1", and site concept plans
attached as Schedule "2" to the amending by-law; and,
i.
Enhanced building and site design features including an active street edge
along Bradley Avenue, Chelton Road, and Meadowgate Boulevard;
ii.
Dedication of public open space (OS5) lands;
iii.
Measures to enhance the Natural Heritage System including substantial
buffer planting with native vegetation to protect adjacent natural features;
iv.
Large quantities of secure bicycle parking and cycling infrastructure
including indoor and outdoor storage facilities, and a multi-use pathway
internal to the site providing connections to surrounding public sidewalks
and pedestrian trails; and,
v.
Substantial tree planting of large caliper trees to be planted along the
street frontage and outdoor amenity areas.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
805 Chelton Road
i)
Height of Buildings A and D
Five (5) storeys
(Maximum):
18 metres
800 - 810 Chelton Road
i)
Height of Buildings A and E
Six (6) storeys
(Maximum):
22 metres
ii)
Height of Buildings B and D
Five (5) storeys
(Maximum):
18 metres
(Z.-1-192794)
B-63 1339 - 1347 Commissioners Road West
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a high quality residential apartment building, with a
maximum height of 5 storeys, 34 dwelling units and a maximum density of 132
units per hectare, which substantively implements the Site Plan, Landscape Plan
50
and Elevations attached as Schedule "1" to the amending by-law, provides for
affordable housing in the form of 34 dwelling units (132 units per hectare),
enhanced landscaped open space and underground parking. The affordable
housing component shall consist of:
- a total of 3, two-bedroom affordable rental units (two of which, at
minimum, are to be accessible and located on the ground floor);
- rents not exceeding 85% of the Average Market Rent (AMR) for the
London Census Metropolitan Area as determined by the CMHC at the
time of building occupancy; and,
- the duration of affordability shall be set at 15 years from the point of initial
occupancy of all 3 two-bedroom units.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Front Yard Depth
2.0 metres (6.56 ft.)
(Mininum):
ii)
Interior Side Yard Depth (West) 2.2 metres (7.2 ft.)
(Minimum):
iii)
Height
17.5 metres (57.41 ft.)
(Maximum):
iv)
Density
132 units per hectare
(Maximum):
(Z.-1-192795)
B-64 676-700 Beaverbrook Avenue and 356 Oxford Street West
The Bonus Zone shall be implemented through one or more agreements
to provide for 3 apartment buildings at a maximum density of 262uph with
the northerly apartment having a maximum height of 18-storeys, the
easterly building having a maximum height of 16-storeys, and the westerly
building having a maximum height of 8-storeys. The development must
substantively implement the site concept plan and elevations attached as
Schedule "1" to the amending by-law in return for the following facilities,
services and matters:
i)
Provision of Affordable Housing
The provision of 20 affordable housing units which will include 17 one-
bedroom units and 3 two bedroom units with a minimum of 6 affordable
units per apartment building. The affordable housing units shall be
established by agreement at 90% of average market rent for a period of
20 years. An agreement shall be entered into with the Corporation of the
City of London to secure those units for this 20 year term and the term of
the contribution agreement will begin upon the initial occupancy of the last
subject bonused affordable unit on the subject site.
ii)
2 levels of underground parking
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulation[s]:
iii)
Height
62 metres (203.4 ft)
(Maximum):
iv)
Density
262uph (106 upa)
(Maximum):
51
v)
Interior Side Yard (Floors 1-2)
3.46 metres (11.35 ft)
(Minimum):
vi)
Interior Side Yard (floors 3-8)
6.0 metres (19.68 ft)
(Minimum):
vii)
Exterior Side Yard (floors 1-3)
0 metres (0 ft)
(Minimum):
viii)
Exterior Side Yard (floors 4-18)
8.0 metres (26.25 ft)
(Minimum):
ix)
Rear Yard (Floors 1-2)
4.0 metres (13.12 ft)
(Minimum):
x)
Rear Yard (Floors 1-8)
3.2 metres (10.5 ft)
(Minimum):
xi)
Rear Yard (Floors 9-16)
11.0 metres (36.10 ft)
(Minimum):
xii)
Lot Coverage
74%
(Maximum):
xiii)
Setbacks for existing developments shall be recognized as
existing on the date of passing of this By-law. (Z.-1-192797)
B-65
1018 and 1028 Gainsborough Road
The Bonus Zone shall be enabled through one or more agreements to facilitate
development of a residential apartment building, with a maximum height of 12
storeys, 182 dwelling units and a maximum density of 392 units per hectare,
which generally implements in principle the site concept and elevation plans
attached as Schedule "1" to the amending by-law, with further refinements to
occur to the orientation of the apartment building and parking area through the
site plan approval process, in return for the following facilities, services and
matters:
- A total of 18 affordable rental apartment units consisting of 16, one
bedroom units and 2, two bedroom units to be provided and located within
Building "B";
- A minimum of 3, one-bedroom and 1, two-bedroom accessible units are to
be provided and located within Building "B";
- 4, one bedroom units and 2, two bedroom units shall not exceed 90% of
the Average Market Rent (AMR) for the London Census Metropolitan Area
as determined by CMHC at the time of building occupancy; and duration
of affordability shall be set at 10 years from the point of initial occupancy;
and,
- 12, one bedroom units shall not exceed 75% of the Average Market Rent
(AMR) for the London Census Metropolitan Area as determined by CMHC
at the time of building occupancy; and duration of affordability shall be set
at 20 years from the point of initial occupancy.
(Z.-1-202816)
B-66 2300 Richmond Street
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of two residential apartment buildings, with a maximum
height of eight (8) storeys, and a maximum of 320 dwellings units, which
substantively implements the Site Plan, Renderings and Elevations attached as
Schedule "1" to the amending by-law, providing for:
-
A site designed to appropriately accommodate the provision of the City
52
proposed Pedestrian Bridge to cross over Richmond Street;
-
The incorporation of urban design features into the building elevations
and overall site design to help create a gateway into the City;
-
The provision and naturalization of a corridor linkage along the easterly
property line; and
-
A monetary contribution toward enhancements to the design and
construction of the Pedestrian Bridge/Gateway feature.
The development shall specifically incorporate the following key components:
-
A building design which, with minor variations at the discretion of the
Director of Development Services, matches the site plan, renderings and
elevation drawings shown in Schedule "1";
-
Buildings collectively forming a T-shaped configuration, located in
staggered positions, perpendicular to the Richmond Street frontage and
with at least 60 metres of building wall facing Richmond Street;
-
Inclusion of underground parking, which may be partially exposed where
grades necessitate, except in the southwesterly area where the
underground parking requires plantings at grade level as part of a buffer
function;
-
A central drive aisle provided between the two apartment buildings,
leading to a parking structure that provides underground parking
integrated into the buildings;
-
Provision for locating the City proposed pedestrian bridge crossing at
Richmond Street;
-
Site design that makes best efforts to maintain the existing "knoll" feature;
-
A built form which includes a high standard of design, in accordance with
the Urban Design policies (chapter 11) of the Official Plan, as well as the
Placemaking Guidelines, as this site is located at a major entryway into
the City;
-
Include on the west, north and south facades articulation, generous
amounts of glazing, and a variety of materials and colours to add interest
to these facades;
-
Building heights stepping down to 7 storeys at the rear of the buildings,
and to 7 and then 6 storeys at the front of the buildings as per attached
elevations;
-
Design which breaks up the building horizontally by differentiating the top
two or three floors of the building as per attached elevations;
-
Design which breaks up the building vertically by articulating the façade as
per attached elevations;
-
Bird friendly design, snow removal control (no snow storage in the buffer
or the ecological feature), lighting controls on parking lot and building
lights so as to minimize shining into the natural area;
-
A monitoring plan for the ecological buffers/features.
The following special regulations apply within the bonus zone upon the execution
and registration of the required agreement(s);
i)
Front Yard Depth
8.0 metres
(Minimum):
ii)
Interior Side Yard Depth
2.0 metres
for Main Buildings
(Minimum):
iii)
Interior Side Yard Depth
0.0 metres
for Parking Structures
(Minimum):
iv)
Rear Yard Depth for
0.0 metres
Parking Structures
(Minimum):
v)
Number of Dwelling Units
320
(Maximum):
vi)
Building Height
28.0 metres
53
(Maximum):
vii)
Landscaped Open Space
28 percent
(Minimum):
(Z.-1-202833)
B-67 754-760 Base Line Road East
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a high quality residential apartment building, with a
maximum height of 4-storeys and a maximum density of 165 units per hectare,
which substantively implements the Site Plan and Elevations attached as
Schedule "1" to the amending by-law, provides for affordable housing and
enhanced landscaped open space. The affordable housing component shall
consist of:
- one, one-bedroom barrier-free affordable rental unit;
- rents not exceeding 85% of the Average Market Rent (AMR) for the
London Census Metropolitan Area as determined by the CMHC at the
time of building occupancy; and,
- the duration of affordability shall be set at 25 years from the point of initial
occupancy the unit.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations
i)
Base Line Road East shall be deemed to be the front lot line
ii)
Front Yard Depth
0.1 metres (0.32 feet)
(Minimum)
iii)
Exterior Side Yard Depth
1.7 metres (5.57 feet)
(Minimum)
iv)
Interior Side Yard Depth
2.6 metres (8.53 feet)
(Minimum)
v)
Height
17 metres (55.7 feet)
(Maximum)
vi)
Density
165 units per hectare
(Maximum)
vii)
Parking
0.9 spaces per unit
(Minimum)
(Z.-1-202853)
B-68 1230 Hyde Park Road
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of high quality mixed-use apartment buildings and
standalone apartment buildings with a maximum height of 22 metres (6-storeys)
which substantively implements the site-specific "Design Criteria".
Design Criteria
Site Development
- Building Sitting:
Buildings shall be located along the majority of the Hyde Park Road
and Street 'A' frontages to provide for a built edge along the street;
All service and loading facilities associated with building shall be
located within and/or behind buildings away from amenity areas and
not visible from the public street.
- Pedestrian Connectivity:
Mid-block walkway connections from Hyde Park Road through Block 1
shall be provided between buildings fronting Hyde Park Road, leading
54
to internal parking area and to walkways behind buildings leading to
sidewalks along the northern and southern portions of Street 'A';
Walkway connections from the sidewalk along Hyde Park Road shall
be provided from both ends of the building for Block 2, with a further
connection to the sidewalk along Street 'A'.
- Access and Parking:
Vehicular access for both Blocks 1 and 2 shall be provided from Street
'A'.
No parking or vehicular drive isles shall be located between buildings
and the Hyde Park road frontage.
Low masonry walls (max. 0.75m), complimentary in design to the
buildings, shall be provided with a combination of landscaping to
screen any parking located along the edge of Street 'A'.
- Common Outdoor Amenity Areas:
Outdoor common amenity areas shall be provided for each building,
alternatively these spaces can be combined into one, centrally located
common outdoor amenity space per Block.
These spaces shall be an appropriate size to provide adequate
amenity for the proposed number of residents and provide the
opportunity for passive and/or active recreation.
These spaces shall be located within close proximity to a building
entrance/exit. Alternatively a safe, appropriately sized, and
conveniently aligned walkway connection(s) will be provided from the
nearest building entrance/exit. If the spaces are combined into one
centrally located space provide for walkways from each building to the
space.
Enhanced landscaping shall be provided along the Hyde Park Road
frontage in the form of small amenity areas and trees between
buildings. Efforts will be made to provide opportunities for additional
amenity space through site and building design, with the intention of
providing spaces for residents and visitors to enjoy the outdoors and
animating street frontages to facilitate pedestrian oriented
environments
Built form
- All buildings:
The development shall feature contemporary building designs with a
mix and articulation of building materials including brick, metal panels,
concrete, wood veneer and vision and spandrel glass;
Buildings shall be designed in a way that breaks up the structures
horizontally and vertically through articulation, architectural details, and
an appropriate proportion and rhythm of windows and balconies
- Buildings along Hyde Park frontage:
The design for buildings facing Hyde Park Road shall be defined by
complementary changes in building articulation and design above the
4th floor that will contribute to the provision of a human-scaled
environment along the street. Potential design solutions may include a
step-back, balconies or outdoor areas, which would provide
proportionate step-backs from the front face of the building.
Buildings shall include active commercial uses along the Hyde Park
Road frontage, and all main floor commercial unit entrances shall be
oriented towards Hyde Park Road.
The ground-floor street façade shall be primarily comprised of vision
glazing for views into and out of the building. Where vision glazing is
not used, alternative urban design measures that contribute to an
animated streetscape shall be required.";
Overhead protection from natural elements shall be provided above
the first floor in locations such as pedestrian entrances where
appropriate to architecturally differentiate the building base from the
upper levels;
55
- Buildings along the Street 'A' frontage:
The development shall provide street-oriented features for residential
buildings, including individual entrances to ground-floor residential
units with operable and lockable doors, and pedestrian-scale features
such as lighting and weather protection. Private amenity areas shall
also be provided and may include enclosed courtyards with a
combination of planters and low decorative fencing.
The design for buildings facing Street 'A' shall be defined by
complementary changes in building articulation and design above the
4th floor that will contribute to the provision of a human-scaled
environment along the street. Potential design solutions may include a
step-back, balconies or outdoor areas, which would provide
proportionate step-backs from the front face of the building.
a)
Regulations:
i)
Height
22 metres (72 feet)
(maximum)
(6-storeys)
ii)
Ground Floor Height
4.5 metres (14.76 feet)
(minimum)
iii)
Dwelling units shall be permitted on the first floor of internal
apartment buildings, continuum-of-care facilities, retirement
lodge or retirement homes and nursing homes, this does not
include apartment buildings, continuum-of-care facilities,
retirement lodge or retirement homes and nursing homes
fronting Hyde Park Road which shall be mixed-use buildings.
(Z.-1-202869)
B-69 122 Base Line Road West
The Bonus Zone shall be implemented through a development agreement to
facilitate the development of a low-rise apartment building with a maximum
height of 4-storeys, 61 dwelling units and density of 100 units per hectare and
provides:
i)
Affordable Housing
The provision of a minimum 30% of each unit type (i.e. type by number of
bedrooms) set aside at affordable rent of approximately 70% of Average
Market Rent. Affordable rental units will be established by an agreement
entered into with the Corporation of the City of London, which will secure
those units for a minimum twenty (20) year term.
ii)
Design Principles
Implementation of a site development concept, to be implemented through
a future development agreement, which substantially achieves design
principles that include:
1.
Building footprint and spatial orientation that: serves to activate the
street, is pedestrian in scale; and, establishes safe, direct and
barrier-free accessible pedestrian connections throughout the Site
and from the Site to the public realm;
2.
A principle building entrance that further serves to activate the
streetscape and reinforce the "front facing" built form;
3.
A building footprint that mitigates impacts, noting an enhanced rear
yard setback and enhanced interior side yard setback are identified
in the Bonus Zone;
4.
A parking area that provides for safe, direct and barrier-free
accessible pedestrian connections; is suitably sized to
accommodate projected demand; and, is strategically located to
minimize impacts on the public realm;
5.
An outdoor amenity area that is sufficiently-sized and strategically
located to provide for privacy and additional buffering opportunities
56
and plantings, and also serves to mitigate overland flows and other
potential stormwater management (SWM) impacts; and
6.
Maintain, to the greatest extent possible, on-site green
infrastructure in a manner consistent with the findings of the
preliminary Tree Preservation Plan.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations
xiv)
Density
100 units per hectare
(Maximum)
(247 units per acre)
xv)
Parking
61 Parking Spaces
(Minimum)
xvi)
Bicycle Parking
15 Parking Spaces
(Minimum)
xvii)
Rear Yard Depth
15.0 metres (49.2 feet)
(Minimum)
xviii)
Interior Side Yard Depth
(Minimum)
3.0 metres (9.8 feet) for
building walls containing
no windows to habitable
rooms or 8.0 metres (26.2
feet) minimum for building
walls with windows to
habitable rooms.
(Z.-1-202874)
B-70
1150 Fanshawe Park Road East
The Bonus Zone shall be implemented through one or more agreements to
facilitate a high quality development comprised of stacked townhouses and an
apartment building, with a maximum height of 6 storeys (21m), and density of 133
units per hectare, which substantively implements the Site Plan and Elevations
attached as Schedule "1" to the amending by-law and provides for enhanced urban
design and affordable housing.
i)
The provision of affordable housing shall consist of:
- A total of six (6) stacked townhouse affordable rental units;
- Rents not exceeding 90% of the Average Market Rent (AMR) for the
London Census Metropolitan Area as determined by the CMHC at the
time of building occupancy;
- The duration of affordability shall be set at 20 years from the point of initial
occupancy of all affordable units.
The following special regulations apply within the bonus zone:
a)
Regulations
i)
Frontage
22 metres (72 feet)
(Minimum)
ii)
Front yard depth
3 metres (9.8feet)
(Minimum)
iii)
Exterior yard depth
2 metres (6.6 feet)
(Minimum)
iv)
Interior side yard depth
4.5 metres (14.7 feet)
(Minimum)
v)
Density
133 units per hectare
(Maximum)
vi)
Height
21 metres (68.9 feet)
(Maximum)
57
vii)
Parking Spaces
110 spaces
(Minimum)
viii)
West Parking area depth
9.5 metres (31.2 feet)
(Minimum)
ix)
South Parking area depth
15 metres (49.2 feet)
(Minimum)
x)
Any permitted convenience commercial and/or restricted
office uses may be located within the apartment building
(Z.-1-202891)
B-71 1761 Wonderland Road North
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a high quality mixed-use commercial/residential
apartment building with a maximum density of 226 units per hectare and a
maximum height of 63 metres (17-storeys) which substantially implements the
Site Plan and Elevations attached as Schedule "1" to the amending by-law in
return for the following facilities, services and matters:
(a)
Provision of Affordable Housing including:
A total of twelve (12) one-bedroom units, including a maximum of two (2)
accessible one-bedroom units, established by agreement not exceeding
85% of the CMHC Average Market Rent (AMR) for a duration for
affordability set at 50 years from initial occupancy.
(b)
A high quality development which substantially implements the site plan
and elevations as attached in Schedule "1" to the amending by-law:
Building Design
i)
High quality architectural design (building/landscaping) including a
common design theme for residential and commercial elements; and
provision of structure parking facilities and screening for surface parking
areas.
Underground Parking
i)
Underground Parking Structure parking provided to reduce surface
parking areas (a minimum 189 subsurface spaces provided).
Outdoor Amenity and Landscaping
i)
Common outdoor amenity area to be provided in the northeast
quadrant of the site; and rooftop terraces above the 4th, 16th and 17th
floors.
ii)
Landscape enhancements beyond City design standards, including
theme lighting and public seating at strategic locations.
iii)
Large caliper boulevard trees planted with a minimum 100m caliper
and a minimum distance of 10m between tree planting for the extent of the
Wonderland Road North frontage.
iv)
Landscape plans for common outdoor amenity areas to incorporate
hard landscape elements and drought resistant landscaping to reduce
water consumption.
Sustainability
i)
Four electric vehicle charging stations within the publically
accessible surface parking area, as well as 16 charging stations within the
parking garage.
ii)
Dedicated areas for bicycle parking along the Wonderland Road
North frontage (with convenient access to building entrances). Secure
bicycle storage within the structured parking facility. Walkway connections
58
from the tower podium and surface parking filed to provide connectivity to
Wonderland Road North bike lanes.
(c)
Public Transit
i)
The financial contribution of funding towards construction of transit
shelters in close proximity to Wonderland Road North/Fanshawe Park
Road West intersection in the amount of $10,000 to promote bus
ridership.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density
226 uph
(maximum)
ii)
Height
63 metres
(maximum)
iii)
Off Street Parking
322 spaces
(minimum)
iv)
Non-residential space
1,200 m2
within an apartment building
on the first and second floor
(maximum)
v)
Gross floor area
600m2
individual permitted
non-residential use
(maximum)
vi)
Notwithstanding the compound zoning permissions of
Section 3.9.1) of the Zoning By-law this zone variation is
excluded
vii)
Additional Permitted Use: Pharmacy
(Z.-1-212894)
B-72 185 Horton Street East
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a high quality mixed-use commercial/dormitory
apartment building with a maximum density of 389 units per hectare and a
maximum height of 51 metres (16-storeys) which substantially implements the
Site Plan and Elevations attached as Schedule "1" to the amending by-law in
return for the following facilities, services and matters:
(a) A high quality development which substantially implements the site plan and
elevations as attached in Schedule "1" to the amending by-law:
Building Design
i)
High quality architectural design (building/landscaping) including a
common design theme for residential and commercial elements; and
provision of structure parking facilities and screening for surface
parking areas.
Underground Parking
i)
Underground Parking Structure parking provided to reduce surface
parking areas (a minimum of 27 subsurface spaces provided).
Outdoor Amenity and Landscaping
i)
Common outdoor amenity area to be provided in the northeast
quadrant of the site; and rooftop terraces above the 7th, 12th and 16th
floors.
ii)
Landscape enhancements beyond City design standards, including
theme lighting.
59
iii)
Landscape plans for common outdoor amenity areas to incorporate
hard landscape elements and drought resistant landscaping to reduce
water consumption.
Sustainability
i)
Provides a pedestrian-oriented environment along Horton Street East,
which facilitates passive surveillance of the streetscape and, ultimately,
safer streets.
ii)
Fosters social interaction and facilitates active transportation and
community connectivity with Downtown.
iii)
The subject lands are close to public open space and parkland in the
area, particularly Thames Park, Charles Hunt Park, and the Thames
River Pathway system, which provides recreational opportunities for
residents (passive and active).
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a)
Regulations:
i)
Density
389 uph
(maximum)
3:1 ratio of 3 beds equals 1
dwelling unit, 296 beds converts
to a density of 389 units per
hectare
ii)
Height
51 metres
(maximum)
iii)
Off Street Parking
27 spaces
(minimum)
iv)
West Interior Side Yard Depth
0.98m
(maximum)
(3.2 ft)
v)
East Interior Side Yard Depth
1.3m
(maximum)
(4.3 ft)
vi)
Rear Yard Depth
5.5m
(maximum)
(18.0 ft)
vii)
Lot Coverage
51%
(maximum)
(Z.-1-212908)
B-73 3080 Bostwick Road (Site 2)
The Bonus Zone applying to Block 2 in the proposed plan of subdivision shall be
enabled through one or more agreements to facilitate the development of a 189
unit residential apartment building with a maximum height of 18 storeys, and
sixteen (16) stacked townhouse dwelling units with a maximum height of 15.0
metres, and a maximum overall density of 205 units per hectare, which generally
implements in principle the site concept and elevation plans attached as
Schedule "1" to the amending by-law, with further refinements to occur through
the site plan approval process, in return for the following facilities, services and
matters:
i)
High quality architectural design (building/landscaping) including a
common design theme applied to street boulevards. Design
elements are to have regard for the Urban Design Guidelines
prepared for 3080 Bostwick Road;
ii)
Underground parking to reduce surface parking requirements.
Surface parking spaces are to be largely dedicated for visitor
parking;
iii)
Large caliper boulevard tree planting with a minimum 100 mm
caliper and a minimum distance of 10 m between tree planting for
the extent of the site frontage for Bostwick Road and both sides of
60
Street A as early as site construction allows;
iv)
Construction of one accessible electric vehicle charging station
located on the Bostwick Community Centre lands or in a publicly
accessible location of Block 2;
v)
Construction of one transit shelter along the Bostwick Road
frontage, or the commensurate financial equivalent for the feature;
vi)
Construction of ten (10) publicly accessible bicycle share
facilities/spaces.
The following special regulations apply within the bonus zone:
a)
Regulations:
i)
Density
205 units per hectare
(Maximum):
ii)
Height (Maximum):
Apartment Building
75.0 metres (18 storeys)
Stacked Townhouses
15.0 metres
iii)
Front Yard Depth
5.5 metres
(Minimum)
iv)
Exterior Side Yard Depth
1.0 metre
(Minimum):
v)
Rear Yard Depth
22.0 metres
(Minimum):
(Z.-1-212921)
B-74 3080 Bostwick Road (Site 6)
The Bonus Zone applying to Block 6 in the proposed plan of subdivision shall be
enabled through one or more agreements to facilitate the development of two (2)
residential apartment buildings having a total of 387 dwelling units, with a
maximum height of 17 storeys, and a maximum density of 320 units per hectare,
which generally implements in principle the site concept and elevation plans
attached as Schedule "2" to the amending by-law, with further refinements to
occur through the site plan approval process, in return for the following facilities,
services and matters:
1)
Provision of Affordable Housing
i)
The affordable housing shall consist of a total of thirty (30) rental
apartment dwelling units, which shall include nineteen (19) one-
bedroom units and eleven (11) two-bedroom units;
ii)
Rents shall be set at 85% of the CMHC Average Market Rent
(AMR) for the London CMA at the time of occupancy;
iii)
The period of affordability will be identified as being thirty (30) years
from the point of initial occupancy;
iv)
The Proponent shall enter into a Tenant Placement Agreement
(TPA) with the City of London to align the nineteen (19) one-
bedroom units and eleven (11) two-bedroom units with priority
populations.
v)
These conditions shall be secured through an agreement registered
on title with associated compliance requirements and remedies
2)
High quality architectural design (building/landscaping) including a
common design theme applied to street boulevards. Design elements are
to have regard for the Urban Design Guidelines prepared for 3080
Bostwick Road. Underground parking to reduce surface parking
requirements.
The following special regulations apply within the bonus zone:
61
a)
Regulations:
i)
Density
320 units per hectare
(Maximum):
ii)
Height
75.0 metres (17 storeys)
(Maximum):
iii)
Front Yard Depth
3.0 metres
(Minimum):
iv)
Interior Side Yard Depth
6.0 metre
(Minimum):
v)
Rear Yard Depth
7.5 metres
(Minimum):
(Z.-1-212921)
B-75 611-165 Third Street
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a residential apartment building, with a maximum
height of 4-storeys and a maximum density of 96 units per hectare, which
substantively implements the Site Plan and Elevations attached as Schedule "1"
to the amending by-law, and provides for affordable housing. The affordable
housing component shall consist of:
- A total of three (3), three-bedroom units and one (1), one-bedroom
unit, including one (1) accessible three-bedroom unit and one (1)
accessible one-bedroom unit;
- Rents for the three (3), three-bedroom units and one (1), one bedroom
unit be set at 80% of the CMHC Average Market Rent (AMR) for the
London CMA at the time of occupancy;
- That the period of affordability be identified as being thirty (30) years
from the point of initial occupancy; and,
- That the Proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the three (3), three-bedroom units and
one (1), one-bedroom unit with priority populations.
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a) Regulations:
i)
Height
15.8 metres (51.8 feet)
(Maximum):
ii)
Density
96 units per hectare
(Maximum):
(Z.-1-212922)
B-76 1634 - 1656 Hyde Park Road, 1480 North Routledge Park and Part of
1069 Gainsborough Road
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a mixed-use apartment building, with a maximum
height of 8-storeys or 29 metres and a maximum density of 169 units per
hectare, in general conformity with the Site Plan, Renderings, Elevations and
Cross Sections attached as Schedule "1" to the amending by-law, and provides
for the following:
a)
Exceptional Building Design:
i)
providing an 'L"-shaped mixed-use building that is generally
in keeping with the vision of the current Official Plan as well
as the London Plan by providing for continuous street walls
along the Hyde Park Road and North Routledge Park
frontages;
ii)
providing a 7-storey massing along Hyde Park Road that
62
includes a significant step-back above the second storey and
8-story massing along North Routledge Park;
iii)
providing for appropriate scale/ rhythm/ materials/
fenestration;
iv)
incorporating all of parking in the rear yard and underground,
away from the adjacent street frontages;
v)
providing ground floor commercial space with transparent
glazing and principal entrances facing the Hyde Park Road
creating an active edge;
vi)
providing ground floor residential units with individual
entrances and patio spaces along the North Routledge Park
frontage;
vii)
providing a rooftop patio;
viii)
providing a parking lot layout that accommodates
appropriate driveway alignments across North Routledge
Park; and
ix)
relocating the existing heritage structure and providing a
glass link between the heritage structure and the new
building along the North Routledge Park frontage and a
recessed courtyard immediately south of the heritage
structure.
b)
Provision of Affordable Housing:
i)
A total of five (5) one-bedroom units will be provided for
affordable housing. Subject to the concurrence of the City,
some or all of these five (5) one-bedroom units may be
allocated from the adjacent development owned and/or
managed by the Proponent, noting the bonus zone
requirement and encumbrance would remain specific to the
Subject Lands;
ii)
Rents not exceeding 80% of the Average Market Rent
(AMR) for the London Census Metropolitan Area as
determined by the CMHC at the time of building occupancy;
iii)
The duration of affordability set at 50 years from the point of
initial occupancy;
iv)
The proponent enters into a Tenant Placement Agreement
(TPA) with the City of London to align the affordable units
with priority populations;
v)
These conditions to be secured through an agreement
registered on title with associated compliance requirements
and remedies.
c)
Relocation, conservation, and adaptive re-use of the existing
heritage designated structure at 1656 Hyde Park Road:
i)
The owner shall enter into a Heritage Easement Agreement
with the City of London.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
b)
Additional Permitted Use:
i)
Apartment buildings, including dwelling units in the front
portion of the ground floor adjacent to North Routledge Park.
c)
Regulations:
i)
Density
169 units per hectare
(Maximum):
ii)
Building Height
29 metres
63
(Maximum):
iii)
Front Yard Depth from
6.0 metres
North Routledge Park to
relocated heritage structure
(Maximum):
iv)
Parking - All commercial
1 space per 20m2
uses (Minimum):
v)
Parking - All residential
1 space per unit
uses (Minimum):
(Z.-1-212941)
B-77 435-451 Ridout Street North
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a mixed-use apartment building, with a
maximum height of 40-storeys or 130 metres, excluding a mechanical
penthouse, and a maximum density of 500 units per hectare, in general
conformity with the Site Plan and Elevations attached as Schedule "1" to
the amending by-law, and provides for the following:
1)
Exceptional Building Design:
i)
Retention in situ of the heritage buildings along the Ridout
Street frontage;
ii)
Materials on the podium of the building that are in-keeping
with the surrounding heritage buildings;
iii)
A slender point tower design;
iv)
The tower portion of the building located to the south of the
podium to increase the spatial separation between the tower
and the Eldon House Property;
v)
Interesting architectural design features on the tower that will
enhance the downtown skyline and break up the building
mass;
vi)
Terraces overlooking Harris Park and providing opportunity
for activating these terraces with the proposed adjacent
office/commercial uses;
vii)
Connections between Ridout Street North and Queens
Avenue to Harris Park that provide new entrance
opportunities to further connect the Downtown with the Park.
2)
Provision of four (4) levels of underground parking, of which a
minimum of 100 parking spaces will be publicly accessible;
3)
Provision of Affordable Housing:
-
A minimum of twelve (12) residential units or five percent
(5%) of the total residential unit count (rounded to the
nearest unit), whichever is greater;
-
The mix of affordable one- and two-bedroom units will be
based on the same proportion of one- and two-bedroom
units as within the final approved plan. Subject to availability
and with the concurrence of the City, some or all of these
units may be secured through existing vacancies in
developments owned and/or managed by the proponent or
associated corporate entity;
-
Rents not exceeding 80% of the Average Market Rent
(AMR) for the London Census Metropolitan Area as
64
determined by the CMHC at the time of building occupancy;
-
The duration of affordability shall be set at 50 years from the
point of initial occupancy;
-
The proponent shall enter into a Tenant Placement
Agreement (TPA) with the City of London to align the
affordable units with priority populations.
4)
Conservation, retention, and adaptive re-use of the existing
heritage designated buildings at 435, 441, and 451 Ridout Street
North:
- The owner shall enter into a Heritage Easement Agreement with
the City of London.
5)
Construction of a Leadership in Energy and Environmental Design
(LEED) certified building.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulations:
i)
Density (Maximum):
500 Units per Hectare
ii)
Building Height - Excluding Mechanical Penthouse
(Maximum):
40 storeys or 130 metres, whichever is greater, to be
measured at the Ridout Street North frontage
iii)
Setback to Residential Component (Maximum):
14.9 metres (Z.-1-212942)
B-78
400 Southdale Road East
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a residential apartment building, with a maximum
height of 7-storeys plus mechanical (29.2m) and a maximum density of 462 units
per hectare, which substantively implements the Site Plan and Elevations
attached as Schedule "1" to the amending by-law, and provides for affordable
housing in return for the following facilities, services and matters:
1. Exceptional Building Design
The building design shown in the various illustrations contained in
Schedule "1" of the amending by-law is being bonused for features which
serve to support the City's objectives of promoting a high standard of
design.
- The building oriented to the corner of Southdale Road East and
Dundalk Street providing a well-defined built edge and creating a
positive public interface and human scale at street level;
- The inclusion of building step backs, from 7-storeys to 6-storeys
and 5-storeys with a variety of building materials and building
articulation to break up the massing of the building;
- Purpose-designed amenity space on top of the 7-storey apartment
building and parking structure;
2. Underground parking
3. Provision of Affordable Housing by requiring that LJM Developments
enter into an agreement with the Corporation of the City of London
65
("the City") to facilitate the transfer of ownership at no cost of four (4)
new one-bedroom condominium units constructed within the
development for the purposes of affordable housing, in a form
prescribed by the City.
It being noted that a future development agreement will provide for the
four new one-bedroom units and will include the following through
further agreements as necessary:
- Assurances of the specific location, size, fixtures, and features of the
bonus units are defined as to the City's satisfaction. This includes any
common and general attributes, (such as storage lockers, parking, or other
building resident amenities) for each bonus unit.
- A purchase agreement, inclusive of securities as applicable, reflecting the
process for the no-cost transfer of the 4 new one-bedroom units and any
associated services and features upon condominium plan registration, in a
form satisfactory to the City.
- Confirmation that the associated condominium declaration and by-laws
shall in no way limit the use and function of the units for affordable rental
housing in accordance with applicable residential rental laws.
It is further recognized that, upon ownership, the City will retain and
maintain the units within the function and business of affordable rental
housing as managed through the City's Housing Stability Services. The
City, as owner, would therefore be required to address costs associated
with condominium and other standard fees. These factors have been
considered within the bonus provisions and will be subject to separate
reporting and details. The following special regulations apply within the
bonus zone upon the execution and registration of the required
development agreement(s):
b)
Permitted Uses:
i)
Apartment building
c)
Regulations:
i)
Height
29.2 metres
(Maximum):
ii)
Density
462 units per hectare
(Maximum):
iii)
Front Yard Setback
1.0 metres
(Minimum):
iv)
Exterior Side Yard Setback
1.0 metres
(Minimum):
v)
Interior Side Yard Setback
9.84 metres
(Minimum):
vi)
Rear Yard Setback
0.65 metres
(Minimum):
vii)
Landscaped Open Space
15%
(Minimum):
viii)
Aisle Width for Access and Driveway
6.5 metres
(Minimum):
ix)
Parking
1.06 spaces per unit
(Minimum):
x)
Accessible Parking
7 spaces
(Minimum):
xi)
Bicycle Parking 0.45m (width) x 1.1m (height) x 1.85m
(length where as 06.m (width) x 1.5m (height) x 1.9m
(length) is required
66
xii)
Balcony yard encroachment of 1.8m in all yards, no closer
than 1.05m to the lot line whereas 1.5m balcony yard
encroachment in all yards, no closer than 3.0m to the lot line
is required
(Z.-1-212954)
B-79
1047 - 1055 Dearness Drive
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a residential apartment building, with a maximum
height of 6-storeys measuring up to 26 metres and a maximum density of 134
units per hectare, in general conformity with the Site Plan, Renderings,
Elevations and Views attached as Schedule "1" to the amending by-law, and
provides for the following:
a)
Exceptional Building and Site Design:
i)
a built form located along Bradley Avenue and Dearness Drive that
establishes a built edge with street-oriented units and active uses
along those frontages;
ii)
an architectural feature/massing/building articulation that addresses
and emphasizes the intersection of Bradley Avenue and Dearness
Drive;
iii)
an active edge along the Bradley Avenue frontage including a well-
defined principal entrance and individual front entrances to the
ground floor apartment units;
iv)
lockable "front door" style ground floor doors that open into ground
floor private amenity spaces designed to extend into setbacks as
front porches or courtyards;
v)
ground floor patio enclosures using semi-transparent materials with
a height of no more than 1 metre to provide views and passive
surveillance into the public streetscape;
vi)
a step-back above the 5th storey for a portion of the building along
both street frontages providing a human-scale along the streets;
vii)
articulated facades including recesses, projections, balconies and
terraces to provide depth and variation in the built form to enhance
the pedestrian environment;
viii)
a variety of materials, textures and articulation along building
façade(s) to highlight different architectural elements and provide
interest and human-scale rhythm along the street frontages;
ix)
a significant setback from the property to the north aiding smooth
transition from the mid-rise building to the low-rise residential to the
north;
x)
common outdoor amenity space at ground level and using rooftop
terraces located to protect the privacy of adjacent properties.
xi)
an enhanced landscape buffer for the length of the north property
line, between the parking ramp and the properties to the north, as
well as an enhanced buffer to screen parking where it is visible
from the street, noting that the Access Management Guidelines will
require that the location of the proposed driveway, parking area and
ramp will deviate from the locations shown on Schedule "1"; and,
xii)
limited surface parking located away from the major street frontage
and providing most of the parking within an underground structure.
b)
Provision of Affordable Housing
i)
A total of two (2) one-bedroom units and two (2) two-bedroom units
will be provided for affordable housing;
ii)
Rents not exceeding 85% of the Average Market Rent (AMR) for
67
the London Census Metropolitan Area as determined by the CMHC
at the time of building occupancy;
iii)
The duration of affordability set at 50 years from the point of initial
occupancy;
iv)
The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
v)
These conditions to be secured through an agreement registered
on title with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulations:
i) Density
134 units per hectare
(Maximum):
ii) Building Height
6 storeys up to 26 metres
(Maximum):
(85.3 feet)
iii) Interior Side Yard Depth
2.9 metres (9.5 feet)
(Minimum):
iv) Exterior Side Yard Depth
4.0 metres (13.1 feet)
(Minimum):
v) The as-of-right bonusing permitted in Table 13.3, Row 16 shall
not apply
(Z.-1-212956)
B-80
250-272 Springbank Drive
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a two tower residential development, with a
maximum height of 15-storeys and a maximum density of 306 units per
hectare, which substantively implements the Site Plan and Elevations
attached as Schedule "1" to the amending by-law, in return for the
following facilities, services and matters:
1.
Exceptional Building Design
The building design shown in the various illustrations contained in
Schedule "1" of the amending by-law is being bonused for features
which serve to support the City's objectives of promoting a high
standard of design.
- Enhanced building and site design features and a setback podium
creating a pedestrian area linked to the public sidewalk;
- Buildings oriented to Springbank Drive;
- Energy efficient built form;
- Garden suites adjacent to Springbank Drive with sidewalk access
- Architectural design features on the towers that will enhance the
skyline and break up the building mass;
- The inclusion of building step backs with a variety of building
materials and building articulation to break up the massing of the
building;
- Purpose-designed amenity space on top of the parking structure.
2.
Construction of 2 levels of underground parking;
3.
Dedication of the Open Space Lands as a public link and to
complement the adjacent Environmentally Sensitive Area along with
the removal of the existing asphalt parking lot and substituting it with
landscaping;
4.
Provision of Affordable Housing consisting of:
68
- A total of 28 units (14 one-bedroom units and 14 two-bedroom
units) allocated towards the purpose of affordable housing;
- A period of affordability for all identified affordable units be set at
50 years;
- That rent for the identified affordable units be set at 85% of
Average Market Rents (as determined by CMHC) for the London
Census Metropolitan Area (CMA) for the calendar year of 2021 as
established for one-bedroom and two-bedroom units;
- The identified units will be mixed throughout and not otherwise
identifiable within the building;
- Rents for the unis shall be inclusive of heat and water and shall
only be increased once per 12-month period;
- That the identified affordable housing units be aligned with
municipal priorities through a required Tenant Placement
Agreement with the City of London; and
- All conditions be secured through an agreement registered on title
with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Permitted Uses
i)
Apartment buildings
b)
Regulations
i)
Height
51.0 metres
(Maximum)
ii)
Density
306 units per hectare
(Maximum)
iii)
Front Yard Setback
4.0 metres
(Minimum)
iv)
East Side Yard Setback
0.0 metres from the OS4 Zone
(Minimum)
v)
West Side Yard Setback
24.0 metres
(Minimum)
vi)
Rear Yard Setback
30.0 metres
(Minimum)
vii)
Lot Coverage
29%
(Minimum)
(Z.-1-212963)
B-81
1 Commissioners Road East
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of two, 8-storey mixed-use apartments, with a
maximum height of 8-storeys (36.0m) and a maximum density of 233 units per
hectare, which substantively implements the Site Plan and Elevations attached
as Schedule "1" to the amending by-law, in return for the following facilities,
services and matters:
1. Exceptional Building Design
The building design shown in the various illustrations contained in
Schedule "1" of the amending by-law is being bonused for features which
serve to support the City's objectives of promoting a high standard of
design.
i. The inclusion of a height element at the corner of
Commissioners Road W and Wharncliffe Road S, along with
providing a well-defined built edge at street level along both
Commissioners Road W and Wharncliffe Road South;
69
ii. Well-defined principal entrances to all of the commercial and
residential units along Commissioners Road W;
iii. A variety of building materials and articulation break up the
massing of the buildings; and
v. Purpose-designed amenity space on top of the roof of the
structured/covered parking entrance approximately
112.0m2(1,200 sq. ft.)
2. Underground parking
3. Provision of Affordable Housing
The provision of 7 affordable housing units which will include 4, one-
bedroom units and 3, two bedroom units all within the first 8-storey mixed-
use building to be constructed. The affordable housing units shall be
established by agreement at 80% of average market rent for a period of
50 years. An agreement shall be entered into with The Corporation of The
City of London, to secure those units for this 50 year term and the term of
the contribution agreement will begin upon the initial occupancy of the last
subject bonused affordable unit on the subject site. The Proponent shall
be required to enter into a Tenant Placement Agreement with the City of
London.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a) Regulations
i)
Commissioners Road East frontage as the front lot line
ii)
Density
233 units per hectare
(Maximum)
iii)
Height
8-storeys (35.0 metres)
(Maximum)
iv)
East Interior Side Yard Setback
0.8 metres
(Minimum)
v)
Rear Yard Setback
1.0 metres
1st Storey and Parking Area Stairs
(Minimum)
vi)
Rear Yard Setback
4.0 metres
Above 1st Storey
(Minimum)
vii)
Residential Parking Rate
1 space per residential
unit
(Minimum)
viii)
Parking Rate of non-residential 1 space per gross floor area
20m2
(Z.-1-212965)
B-82
560 & 562 Wellington Street
The Bonus Zone shall be implemented through one or more agreements
to facilitate a high quality development comprised of a mixed-use
apartment building with a maximum height of 17 storeys (61m), and a
maximum density of 807 units per hectare, which generally implements
the Site Plan and Elevations attached as Schedule "1" to the amending
by-law and provides for affordable housing.
i) The provision of affordable housing shall consist of:
- A total of twelve affordable residential rental units; with seven units
to be provided within the development at 560 and 562 Wellington
Street, and five units to be provided in existing inventory upon the
completion of site plan approval;
- Rents not exceeding 70% of the Average Market Rent (AMR) for
70
the London Census Metropolitan Area as determined by the CMHC
at the time of building occupancy;
- The duration of affordability shall be set at 25 years from the point
of initial occupancy of all affordable units.
The following special regulations apply within the bonus zone:
a)
Regulations
i)
Front and Exterior
0m (0ft)
Side Yard Depth
(Minimum)
ii)
Rear and Interior
0m (0 ft)
Side Yard Depth
(Minimum)
iii)
Landscape Open Space
0%
(Minimum)
iv)
Lot Coverage
95%
(Maximum)
v)
Height
17 storeys or 61m (200 ft)
(Maximum)
whichever is less
vi)
Density
807 Units Per Hectare
(Maximum)
vii)
Parking Area Setback
0m (0 ft)
(Minimum)
viii)
Floor Area Ratio
10:1
(Maximum)
ix)
Tower setback above 4th storey
3m (9.8 ft)
(Minimum)(Z.-1-212971)
B-83
1140 Sunningdale Road East
The bonus zone shall be implemented through a mixed-use apartment
building with a maximum density of 100 units per hectare, in general
conformity with the Site Plan, Elevations, and Renderings attached as
Schedule "1" to the amending by-law; and provides for the following:
1) Exceptional Site and Building Design
i.
A building placement that is street-oriented and which reinforces
the existing window-street context along Sunningdale Road
East to provide for continuity of the built street-wall.
ii.
The provision of a pedestrian walkway across the front of the
subject lands that functions as a continuation of the city
sidewalk located west of the subject lands on the north side of
Pleasantview Drive and connecting to the city sidewalk located
east of the subject lands on the north side of Sunningdale Road
East.
iii.
The provision of yard depths along all edges of the proposed
development to accommodate a landscaped buffer able to
support tree growth and screen the proposed development from
adjacent residential uses.
iv.
The provision of enhanced landscaping along Sunningdale
Road East to screen any surface parking areas located in the
front yard from the city-owned boulevard.
v.
A well pronounced, street-oriented principal building entrance
for residential uses
71
vi.
A well pronounced, street-oriented unit entrance for commercial
uses with large expanses of clear glazing, a wrap around
canopy and signage.
vii.
Individual ground-floor residential unit access and private
individual courtyards on the street-facing (south) elevation.
viii.
Inset balconies to screen views to the existing single detached
dwellings to the west.
ix.
A high-level of articulation and architectural detailing on the
street-facing front facade for visual interest.
2) A minimum of 80% of the required parking spaces provided
underground.
3) A minimum of 5% of the required parking spaces fitted with electric
vehicle charging stations
4) Provision of Affordable Housing
i.
A total of two (2) 1-bedroom units will be provided for affordable
housing.
ii.
Rents not exceeding 80% of the Average Market Rent for the
London Census Metropolitan Area as determined by the
Canadian Mortgage and Housing Corporation at the time of
building occupancy.
iii.
The duration of affordability set at 50 years from the point of
initial occupancy.
iv.
The proponent is to enter into a Tenant Placement Agreement
with the Corporation of the City of London to align the affordable
units with priority populations.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulations:
i)
Density:
100 units per hectare
(maximum)
ii)
Interior Side Yard
12.5 metres (41.0 feet)
Depth (West)
(minimum)
iii)
Rear Yard Depth
13.5 metres (44.2 feet)
(minimum)
(Z.-1-222998)
B-84
517, 521 and 525 Fanshawe Park Road East
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a high-quality residential apartment
building, with a maximum height of 6 storeys measuring up to 21 metres,
and a maximum density of 175 units per hectare, a minimum rear yard
depth of 8.1m, a reduced minimum parking requirement of 118 spaces
(1.19 spaces per unit), and a reduced minimum accessible parking
requirement of 4 spaces, which substantively implements the Site Plan,
Renderings, Elevations and Views, attached as Schedule "1" to the
amending by-law and provides for the following:
1) Exceptional Building and Site Design
72
i) A built form located along the Fanshawe Park Road and Geary
Avenue that establishes a built edge with primary building
entrance, street-oriented units and active uses along those
frontages;
ii) An architectural feature/massing/building articulation that
addresses and emphasizes the intersection of Fanshawe Park
Road and Geary Avenue;
iii) A step-back and terracing above the 5th storey for the building
along Fanshawe Park Road frontage and at the intersection
providing a human-scale along the street(s);
iv) Articulated facades including recesses, projections, balconies
and terraces to provide depth and variation in the built form to
enhance the pedestrian environment;
v) A variety of materials, textures and articulation along building
façade(s) to highlight different architectural elements and
provide interest and human-scale rhythm along the street
frontages;
vi) A significant setback from the property to the east to provide a
transition to the existing low-rise buildings;
vii) Common outdoor amenity space at ground level and using
rooftop terraces located at the intersection to protect the privacy
of adjacent properties;
viii)Locates majority of the parking underground and away from the
street;
2) Provision of Affordable Housing
i) A total of four (4) one-bedroom residential units will be provided
for affordable housing;
ii) Rents not exceeding 80% of the Average Market Rent (AMR)
for the London Census Metropolitan Area as determined by the
CMHC at the time of building occupancy;
iii) The duration of affordability set at 50 years from the point of
initial occupancy;
iv) The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
v) These conditions to be secured through an agreement
registered on title with associated compliance requirements and
remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulations
i) Density
175 units per hectare,
(Maximum)
ii) Building Height
6 storeys up to 21 metres
(Maximum)
(68.9 feet)
iii) Interior Side Yard Depth
21.2 metres (69.6 feet)
(Minimum)
73
iv) Rear Yard Setback
8.1 metres (26.6 feet)
v) Parking
118 spaces (1.19 spaces
(Minimum)
per unit) (4 parking spaces
must be accessible
parking spaces) (Z.-1-
223019)
B-85
520 Sarnia Road
The Bonus Zone shall be implemented through one or more agreements to
facilitate the development of a high-quality residential apartment building, with a
maximum height of eight (8) storeys measuring up to 29.0 metres, and a
maximum density of 168 units per hectare, a minimum interior side yard depth of
7.5m, a minimum front yard depth of 0.5m, a reduced minimum parking
requirement of 100 spaces (0.78 spaces per unit), and recognizing Sarnia Road
frontage as the front lot line, which substantively implements the Site Plan,
Renderings, Elevations and Views, attached as Schedule "1" to the amending by-
law and provides for the following:
1) Exceptional Building Design
i)
A built form located along Sarnia Road that establishes a
built edge with primary building entrance, street oriented
units and active uses along this frontage;
ii)
Treatment of the first three-storeys of the proposed building
contrasts with the remainder of the building above to clearly
delineate the attractive, pedestrian-oriented area within the
public realm;
iii)
A contemporary flat roof, with modern cornice lines and
canopies for the balconies along the north side of the
building, effectively announce the top of the building and
help distinguish the building along the corridor;
iv)
An adequately sized interior side yard setback is provided to
allow for ample space for pedestrian connections, bicycle
parking and landscaping to transition between he proposed
building and the existing uses to the northeast;
v)
A larger than required rear yard setback is proposed
between the building and the medium-density and high-
density residential uses to the south, southeast and
southwest;
vi)
Each elevation incorporates vertical portions of the building
that are offset to provide for a unique visual variety and
texture along the façade;
A variety of materials, colours and textures break up the
massing of the building into smaller sections , both vertically
and horizontally, to appropriately frame the street and
enhance the streetscape; and
vii)
Universal accessibility including units that provide the
opportunity for any and all demographics, able-bodies or not,
to live in the proposed development.
2) Provision of Affordable Housing
i)
A total of two (2) bachelor residential units will be provided
for affordable housing;
ii)
Rents not exceeding 80% of the Average Market Rent
(AMR) for the London Census Metropolitan Area as
determined by the CMHC at the time of building occupancy;
iii)
The duration of affordability set at 50 years from the point of
initial occupancy;
iv)
The proponent enter into a Tenant Placement Agreement
74
(TPA) with the City of London to align the affordable units
with priority populations;
v)
These conditions to be secured through an agreement
registered on title with associated compliance requirements
and remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Permitted Uses
i)
An apartment building with a non-commercial component on the
ground floor
b)
Regulations
vi) Density
168 units per hectare,
(Maximum)
vii) Building Height
8 storeys up to 29.0
(Maximum)
metres (95.2 feet)
viii)Interior Side Yard Depth
7.5 metres (24.6 feet)
(Minimum)
ix) Front Yard Depth
0.5 metres (1.6 feet)
(Minimum)
x) Parking
100 spaces (0.78 spaces
(Minimum)
per unit)
(Z.-1-223023)
B-86
84-86 St. George Street & 175-197 Ann Street
The Bonus Zone shall be implemented through one or more agreements
to facilitate a high-quality development comprised of a mixed-use
apartment building with a maximum height of 23 storeys (84m), and a
maximum density of 603 units per hectare, which generally implements
the Site Plan and Elevations attached as Schedule "1" to the amending
by-law and provides for affordable housing.
i) The provision of affordable housing shall consist of:
- A total of thirteen (13) affordable residential rental units, including
one (1) studio unit, one (1) one-bedroom unit, five (5) two-bedroom
units, and six (6) three-bedroom units.
- Rents not exceeding 80% of the Average Market Rent (AMR) for
the London Census Metropolitan Area as determined by the CMHC
at the time of building occupancy;
- The duration of affordability shall be set at 50 years from the point
of initial occupancy of all affordable units.
- Alignment of the bonus to a defined municipal priority - the owner
shall be required to enter into a Tenant Placement Agreement with
the City.
The following special regulations apply within the bonus zone:
a)
Regulations
i)
Front and Exterior Side Yard Depth
0m (0 ft)
(Minimum)
ii)
Rear and Interior Side Yard Depth
0m (0 ft)
(Minimum)
75
iii)
Landscape Open Space
0%
(Minimum)
iv)
Lot Coverage
97%
(Maximum)
v)
Height
23 storeys or 84m (275ft)
(Maximum)
whichever is less
vi)
Density
603 Units Per Hectare
(Maximum)
vii)
Parking Spaces for all uses
180
(Minimum)(Z.-1-223039)
B-87
599-601 Richmond Street
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a high-quality mixed-use building, with a
maximum height of eight (8) storeys, and a maximum density of 519 units
per hectare, which substantively implements the Site Plan, Renderings,
Elevations and Views, attached as Schedule "1" to the amending by-law
and provides for the following:
a)
Exceptional Building Design
- A built form located along Central Ave that establishes a built
edge with primary building entrance, street-oriented units and
active uses along this frontage;
- Treatment of the first two-storeys of the proposed building
contrasts with the remainder of the building above to clearly
delineate the attractive, pedestrian-oriented area within the
public realm;
- A contemporary flat roof, with modern cornice lines and
canopies for the balconies along the north side of the building,
effectively announce the top of the building and help
distinguish the building along the corridor;
- A variety of materials, colours and textures break up the
massing of the building into smaller sections, both vertically
and horizontally, to appropriately frame the street and
enhance the streetscape; and
b)
Provision of Affordable Housing
- A total of two 1-bedroom residential units and two 2-bedroom
residential units will be provided for affordable housing;
- Rents not exceeding 85% of the Average Market Rent (AMR)
for the London Census Metropolitan Area as determined by
the CMHC at the time of building occupancy;
- The duration of affordability set at 50 years from the point of
initial occupancy;
- The proponent enter into a Tenant Placement Agreement
(TPA) with the City of London to align the affordable units with
priority populations;
- These conditions to be secured through an agreement
registered on title with associated compliance requirements
and remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
Existing Building
a)
Permitted Uses:
Existing two residential units and 180 m2 of ground floor
commercial
b)
Regulations:
76
i)
Front Yard Setback
0.0 metres
(Minimum)
ii)
Exterior Side Yard Setback
0.0 metres
Abutting a residential zone
(Minimum)
Proposed Building
a)
Regulations:
i)
Exterior Side Yard Setback
0.0 metres
1st and 2nd storey
(Minimum)
ii)
Exterior Side Yard Setback
0.5 metres
For pedestrian entranceways
(Minimum)
iii)
Exterior Side Yard Setback
1.0 metres
Above 2nd storey
(Minimum)
iv)
Rear Yard Depth
6.0 metres
Abutting a residential Zone
(Minimum)
v)
Total Parking Spaces
6 spaces
(Minimum)
vi)
Density
519 units per hectare
(Maximum)
vii)
Height
8-storeys(28m)
(Maximum)
viii)
Ground Floor Commercial
270m2
for 2 commercial retail units
(Maximum)
ix)
Lot Coverage
100%
(Maximum)
(Z.-1-223040)
B-88
689 Oxford Street West
The Bonus Zone shall be enabled through one or more agreements to
facilitate the development of three (3) residential apartment buildings
comprising: one 17-storey building of 146 residential units; one 18-storey
building of 160 residential units; and, one 21-storey building of 184
residential units, for a combined total of 490 units and a maximum density
of 396 units per hectare, in general conformity with the Site Plan,
Renderings, and Elevations attached as Schedule "1" to the amending by-
law, and provides the following:
a) Provision of Affordable Housing:
i)
A total of thirty (30) affordable housing units, distributed across
the site as follows:
Building A: 8 units;
Building B: 10 units;
Building C: 12 units;
ii)
That the affordable unit mx (bachelor, 1-bedroom, 2-bedroom) is
representative of the unit mix of the overall building within which
the affordable units are contained.
iii)
Rents not exceeding 80% of the Average Market Rent (AMR)
for the London Census Metropolitan Area as determined by the
CMHC at the time of building occupancy of the respective
77
building.
iv)
The duration of affordable units will be set at 50 years from the
point of initial occupation of the respective building.
v)
The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
vi)
These conditions to be secured through agreements registered
on title with associated compliance requirements and remedies.
b) Exceptional Building and Site Design
i)
Enhanced building and site design features and setback
podiums on Capulet Walk establishing a built street edge.
ii)
Active uses potential along Capulet Walk street frontage for
Building "B" and Building "C".
iii)
Architectural design features on the towers that will enhance the
skyline and break up building mass.
iv)
Inclusion of building step backs and varying building heights and
articulated facades, including recesses, projections, and
balconies, to provide depth and variation in built form and
enhance pedestrian environment.
v)
Ground floor units along Capulet Walk to provide functional
doors, walkways, connections to sidewalk on Capulet Walk.
vi)
Parking within structured parking that will function as an
engineered rail safety measure adjacent to the abutting railway
line, and underground parking.
The following special provisions apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a) Additional Permitted Uses
i)
Commercial uses may be permitted on the ground floors of the
18-storey building (Building "B") and the 21-storey building
(Building "C").
b) Regulations:
i)
Height, Building "A"
17 storeys or 50 metres
(Maximum)
(164.04 ft)
ii)
Height, Building "B"
18 storeys or 52 metres
(Maximum)
(170.60 ft)
iii)
Height, Building "C"
21 storeys or 60 metres
(Maximum)
(196.85 ft)
iv)
Density
396 units per hectare
(Maximum)
v)
North Interior Side Yard,
8.0 metres
Apartment Building
(Minimum)
vi)
North Interior Side Yard,
3.0 metres
Parking Structure
(Minimum)
vii) West Rear Yard,
3.0 metres
Parking Structure
(Minimum)
viii) South Interior Side Yard,
8.0 metres
Apartment Building
(Minimum)
ix)
South Interior Side Yard,
3.0 metres
78
Parking Structure
(Minimum)
x)
Front Yard Depth
1.0 metres
(Minimum)
xi)
Lot Coverage
50%
(Maximum)
xii) Parking structure setback
3.0 metres
from Railway Right-of-Way
(Minimum)
xiii) Dwelling setback from
30.0 metres
Railway Right-of-Way
(minimum)
xiv) Off-street parking
489 spaces
(Minimum)
xv) Bicycle parking
330 spaces
(Minimum)
(Z.-1-223042 - OLT-22-004282)
B-89
2009 Wharncliffe Road South
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a mixed use commercial/office and
residential apartment building, with a maximum gross floor of 372 square
metres of commercial/office uses, limited to the first floor, a maximum
height of 6 storeys measuring up to 22.5 metres and a maximum mixed
use density of 176 units per hectare, in general conformity with the Site
Plan, Renderings, Elevations and Views attached as Schedule "1" to the
amending by-law, and provides for the following:
a) Exceptional Building and Site Design
i)
A built form located along the Wharncliffe Road South that
establishes a built edge with primary building entrance, street
oriented residential units and active uses along those frontages.
ii)
A built form that addresses the corner orientation at the
intersection with Savoy Street.
iii)
A step-back and terracing of 2m minimum, above the 4th storey
for the building along Wharncliffe Road South frontage and at
the intersection providing a human-scale along the street(s).
iv)
A setback of 1-2m minimum, from the property line along
Wharncliffe Road South and Savoy Street to avoid the
requirement for encroachment agreements for building elements
such as canopies, balconies, opening of doors, etc.
v)
A significant setback from the property to the North to provide a
transition to the existing low-rise buildings.
vi)
Articulated facades including recesses, projections, balconies
and terraces to provide depth and variation in the built form to
enhance the pedestrian environment.
vii)
A variety of materials, textures and articulation along building
façade(s) to highlight different architectural elements and
provide interest and human-scale rhythm along the street
frontages.
79
viii)
Locates majority of the parking underground, behind the
building and screened away from the street.
Additional site and building design criteria, not shown on the proposed
renderings, will also be addressed as part of the site plan submission:
ix)
Include active ground-floor uses such as the principal building
entrance, lobbies, common amenity areas, and street oriented
commercial/residential units, oriented towards the public streets
with direct access to the sidewalk along Wharncliffe Road South
and Savoy Street in order to activate the street edge.
x)
For the ground floor commercial units, provide for a store-front
design with primary entrances facing Wharncliffe Road South
and Savoy Street. This should include a higher proportion of
vision glass, signage, double doors, an increase in ground floor
height, and the potential for canopies and lighting to frame the
entrance include direct access from the commercial unit(s)
fronting the street to the City sidewalk.
xi)
Provide functional primary entrances (double doors) for the
commercial units along both Wharncliffe and Savoy Street with
walkways connecting the entrances to the City Sidewalk.
xii)
Redesign the surface parking lot in an effort to reduce
impermeable surfaces and leave space for a more functional
and centrally-located common amenity area, by removing the
central 'snow storage' area, consolidating the drive aisles and
exploring opportunities for a drop-off/layby off of Savoy Street to
allow more convenient access to a street-facing main entrance.
xiii)
Ensure common outdoor amenity space at ground level.
b) Provision of Affordable Housing
i)
A total of three (3) one-bedroom units will be provided for
affordable housing;
ii)
Rents not exceeding 80% of the Average Market Rent (AMR)
for the London Census Metropolitan Area as determined by the
CMHC at the time of building occupancy;
iii)
The duration of affordability set at 50 years from the point of
initial occupancy;
iv)
The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
The following special regulations apply within the bonus zone upon the execution
and registration of the required development agreement(s):
a) Additional permitted uses, limited to the first floor
i)
Animal Clinic
ii)
Bake shops
iii)
Clinics
iv)
Convenience service establishments
v)
Convenience Store
vi)
Financial institutions
vii)
Food stores
viii)
Laundromats
ix)
Medical/dental offices
x)
Offices
80
xi)
Personal service establishments
xii)
Restaurants
xiii)
Retail stores
xiv)
Studios
b)
Regulations
i) Gross Floor Area for
372 square metres
Commercial and Office Uses
(4004.2 square feet)
(Maximum)
ii) Density
176 units per hectare
(Maximum)
iii) Building Height
6 storeys up to 22.5 metres
(Maximum)
(73.8 feet)
iv) Parking
62 spaces
(Minimum)
(Z.-1-223047)
B-90
18 Elm Street
The Bonus Zone shall be enabled through one or more agreements to
facilitate the development of a 4-storey mixed-use apartment building with
42 units and a minimum of 800 sq.m. of community uses which
substantively implements the Site Plan and Elevations attached as
Schedule "1" and Schedule "2" to the amending by-law.
The bonus provided is for additional height and density is based on the
provision of community uses.
The following special regulations apply within the bonus zone:
a)
Additional Special Regulations
i)
Height (max)
14.5 m
ii)
Density (max)
100 uph
iii)
Day Care and Community Centre
800 sq.m.
combined GFA (min)
(Z.-1-223044)
B-91
604 Beaverbrook Avenue
The Bonus Zone shall be implemented through one or more agreements
to facilitate the development of a stacked townhouse development, with a
maximum height of four (4) storeys measuring up to 13 metres, and a
maximum density of 92 units per hectare, a minimum interior side yard
depth of 4.0m, a minimum front yard setback of 5.3m, a minimum rear
yard setback of 4.15m, and a reduced minimum parking requirement of
1.0 spaces per unit, which substantively implements the Site Plan,
Renderings, Elevations and Views, attached as Schedule "1" to the
amending by-law and provides for the following:
i.
Exceptional Building Design
- A contemporary modern design with architectural details including
high-quality materials, horizontal and vertical elements, and large
windows, which create a design complementary to adjacent
development; and
- A front facing façade that establishes a built edge with primary
building entrance and a pedestrian friendly public realm.
ii.
Provision of Affordable Housing
81
- A total of two(2) 3-bedroom residential units will be provided for
affordable housing; one unit within each block;
- Rents not exceeding 80% of the Average Market Rent (AMR) for
the London Census Metropolitan Area as determined by the CMHC
at the time of building occupancy;
- The duration of affordability is set at 50 years from the point of
initial occupancy;
- The proponent enters into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
- These conditions to be secured through an agreement registered
on title with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone upon the
execution and registration of the required development agreement(s):
a)
Regulations
i)
Density
92 units per hectare,
(Maximum)
ii)
Building Height
4 storeys up to 13
(Maximum)
metres (42.6 feet)
iii)
Front Yard Depth
5.3 metres (17.3 feet)
(Minimum)
iv)
Rear Side Yard Depth
4.15 metres (13.6 feet)
(Minimum)
v)
Interior Side Yard Depth
4.0 metres (13.1 feet)
(Minimum)
vi)
Parking Rate
1.0 space per unit
(Minimum)
(Z.-1-223054)
B-92
712 Base Line Road East
The Bonus Zone shall be implemented through one or more agreements
to facilitate a development comprised of a mixed-use apartment building
with a maximum height of 16 storeys (52.6 metres), and a maximum
mixed-use density of 654 units per hectare.
1) Design Standards
The building design and site plan will be bonused for features which
serve to support the City's objectives of promoting a high standard of
design, to be implemented through a development agreement:
i. Site Layout
a) Provide for additional outdoor amenity areas within the west
interior side yard and front yard, which includes transit-oriented
amenities such as benches and bike racks close to the principal
entrance.
b) Provide direct and convenient access throughout the site for
pedestrians from the public sidewalks on Baseline Road East to
primary building entrances. Pedestrian circulation should
consider desire lines to the intersection of Baseline Road and
Wellington Road and to the main transit station.
82
c) Provide for a front yard setback of 2-4m for more urban
streetscape treatment with landscaping and trees (large planter
beds with edge curb) along Baseline Road East.
d) Provide a functional forecourt leading to the main entrance of
the proposed building.
e) Provide a functional drop off area.
ii. Ground Floor Design and Uses
a) Active building façade should be directed to public streets as a
priority. Additional active uses may line the internal streets /
drive aisles and priority should be given to highly visible areas
from key entry points.
b) Locate the principal residential building entrance (lobby) on the
Baseline Road East-facing elevation.
c) Differentiate the residential lobby entrance from the commercial
unit entrances with architectural features such as canopies,
signage, lighting, increase in glazing, double doors, framing,
materials, etc.
d) Back of house, service, garage and loading areas are to be
accessed from internal streets / drive aisles, incorporated
internal to the building as much as possible and screened from
view.
iii. Podium Design
a) Parking for high-rise development should be provided mainly
underground, or where that is not possible, located in the
podium and wrapped with active uses along street frontages.
Minimize the exposure of the above ground structured parking
along Baseline Road by providing residential units, amenity
spaces, and/or providing a treatment which allows for windows
and views into the building's interior areas disguising the
parking garage.
b) Include a minimum 5 metre step-back at the 4th floor along Base
Line Road to enhance the pedestrian-oriented street wall.
iv. Tower Design
a) Design high-rise building (above 8 stories) as slender towers
(seek to achieve a maximum floor plate size of up to 1000
square meters within a 1.5:1 length: width ratio) in order to
reduce "slab-like" appearance of the tower, reduce shadow
impacts, reduce obstruction of sky views and to be less
imposing on neighbouring properties and public spaces.
b) Design the tower to include a high degree of fenestration in
order to add interest and break-up the massing of the building.
c) Increase the size & scale of proposed windows and use material
change, balconies and articulation to break up the facades.
d) Include a high proportion of glazing and modulation such as
projections/recesses which use material differentiation in order
to break up the consistent vertical plane and massing of the
tower.
e) Design and distinguish the top of the buildings (i.e. top 4-5
floors) through an articulated roof form, step-backs, cornices,
material change and/or other architectural details and
screen/integrate the mechanical and elevator penthouses into
an architecture of the building.
2) Provision of Affordable Housing
83
i. A total of 10% of the lift (12 affordable housing units based on 156
total units) will be provided in the development, representative of
the bedroom and unit mix of the overall building;
ii. Rents not exceeding 80% of the Canada Mortgage and Housing
Corporation (CMHC) Average Market Rent (AMR) for the London
Census Metropolitan Area (CMA) at the time of building occupancy;
where AMR is defined at the one-bedroom, two-bedroom and
three-bedroom rate for the London CMA at the time of building
occupancy;
iii. The duration of affordability set at 50 years from the point of initial
occupancy of the respective building;
iv. The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations;
v. These conditions to be secured through an agreement entered on
title with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone:
a) Additional permitted uses, limited to the first floor
i)
Animal hospitals
ii)
Bake shops
iii)
Clinics
iv)
Commercial recreation establishments
v)
Day care centres
vi)
Dry cleaning and laundry depots
vii)
Duplicating shops
viii)
Financial institutions
ix)
Grocery stores
x)
Laboratories
xi)
Laundromats
xii)
Libraries
xiii)
Medical/dental offices
xiv)
Offices
xv)
Personal service establishments
xvi)
Private clubs
xvii)
Restaurants
xviii)
Retail stores
xix)
Service and repair establishments
xx)
Studios
xxi)
Video rental establishments
xxii)
Cinemas
xxiii)
Brewing on premises establishment
xxiv)
Food store
xxv)
Convenience store
xxvi)
Post office
xxvii)
Convenience service establishments
xxviii)
Bed and breakfast establishments
xxix)
Antique store
xxx)
Artisan workshop
xxxi)
Craft brewery
b) Regulations
i)
Gross Floor Area of Commercial
547 square metres
And Office Uses
(5887.9 square feet)
(Maximum)
ii)
Height
16 storeys or 52.6 metres
(Maximum)
(175.6 feet), whichever is
less
84
iii)
Density
654 units per hectare
(Maximum)
iv)
Front Yard Depth
1.5 metres (4.9 feet)
(Minimum)
v)
Front Yard Depth
4.0 metres (13.1 feet)
(Maximum)
vi)
Rear Yard Setback
0.5m (1.6 feet)
(Minimum)
vii)
East Interior Side Yard Setback
4.0m (13.1 feet)
(Minimum)
viii)
West Interior Side Yard Setback
4.8 m (15.7 feet)
(Minimum)
ix)
Parking
134 spaces
(Minimum)
x)
Lot Coverage
53%
(Maximum)
xi)
Landscaped Open Space
23%
(Minimum)
xii)
Parking Area Setback
0.0m (0 feet)
xiii)
A drive-through with a 0m setback along the west property
boundary
xiv)
Notwithstanding clause viii) above, a west interior side yard setback
of no closer than 6.8m (22.3 feet) from the edge of the drive-
through to the building is required
xv)
A landscape buffer of no less than 3.0 metres from the edge of the
drive-through within the 6.8m setback between the edge of the
drive-through and the building. (Z.-1-223055)
B-93
1737 Richmond Street
The Bonus Zone shall be implemented through one or more agreements
to facilitate a high-quality development comprised of a mixed-use
apartment building with a maximum height of 22 storeys (80m), and a
maximum density of 571 units per hectare, which generally implements
the Site Plan, Renderings, Elevations and Views attached as Schedule "1"
to the amending by-law, and will also implement the following outstanding
design criteria:
1) Additional Building and Site Design Requirements
i)
Reduce the high-rise portion (above 8 stories) as a slender tower
(maximum floor plate size of up to 1000 square meters within a
1.5:1 length: width ratio) in order to reduce any possible "slab-like"
appearance, shadow impacts, obstruction of sky views and to be
less imposing on neighbouring properties and public spaces.
ii)
Articulate the podium facades particularly on the east and west
facades with recesses, projections, balconies and terraces,
alternating brick tones, fenestration to provide depth and variation
85
in the built form and to enhance the pedestrian environment and
break up the massing.
iii)
Reduce the blank wall facades on the west elevation ground level
facing North Centre Road. Increase visual interest through the use
of increased glazing, public wall art, or additional door access.
Provide windows for clear sight lines facing North Centre Road
from the section of abutting parking garage where the accessibility
parking space is located.
iv)
Provide a separate key access door to the bike storage room facing
North Centre Rd for improved bicycle accessibility in and out of the
building and improved streetscape activity.
v)
Connect this separate bike storage entrance to the public sidewalk.
vi)
Utilize a decorative or public art wall feature and treatment to
address the southwest corner and provide visual interest while
breaking up the podium massing and establishing a sense of place
through this unique feature.
2) Provision of Affordable Housing
i)
A total of 22 units based on 10% of the "lift" of the number of units
beyond 150 units per hectare (based on 297 total units) be
dedicated to affordable rental housing in exchange for the granting
of increased height and density. The mix of the dedicated
affordable rental units should be reflective of the unit mix for the 22-
storey apartment building.
ii)
The affordable housing units should be evenly distributed
throughout the individual buildings to the greatest extent possible.
iii)
Rents not exceeding 80% of the Average Market Rent (AMR) for
the London Census Metropolitan Area as determined by the CMHC
at the time of building occupancy.
iv)
The duration of affordability set at 50 years from the point of initial
occupancy.
v)
The proponent enter into a Tenant Placement Agreement (TPA)
with the City of London to align the affordable units with priority
populations.
These conditions to be secured through an agreement registered on title
with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone:
a) Prohibited Uses:
i) Commercial parking lots and commercial parking structures;
ii) Uses with drive-through facilities.
b) Regulations:
i) All permitted commercial/office or community facility uses within
the BDC 1 Zone, limited to the first and second floor of an
apartment building.
ii) Height
22 storeys or 80m (315 ft)
(Maximum)
whichever is less
iii) Density
571 units per hectare
(Maximum)
iv) Front Yard Depth
1.8 metres (3.3 feet)
(Minimum)
(floors 1-2)
86
0 metre setback
(floors 3-6)
4.5 metre setback (14.8 feet)
(floors 7-22)
v) Exterior Side Yard Depth
4.0 metres (13.1 feet)
(Minimum)
vi) Lot Coverage
69%
(Maximum)
vii) Landscape Open Space
16%
(Minimum)
viii) Gross floor area for
2110 square metres
commercial/office
(9816.7 square feet)
(Minimum)
ix) Parking
320 spaces
(Minimum)
x) Balconies on Apartment Building
0 metres
Setback (Minimum)
(Z.-1-223056)
B-94
(Z.-1-223057; Deleted by Z.-1-253277)
B-95
1067, 1069, 1071 Wellington Road
The Bonus Zone shall be implemented through one or more agreements to
facilitate a high-quality, mixed-use development of three buildings with 5
towers as follows: a building along Wellington Road with two 27 storey
towers; a building along Montgomery Road with a 10 storey tower and a 20
storey tower, a building along Bradley Avenue with a 27 storey tower; and a
maximum density of 566 units per hectare (1,272 units). The development will
generally implement the Site Plan attached as Schedule "1" to the amending
by-law, except where the regulation is more specific, and provide for the
following:
1) High Level of Design Standards
The building design and site plan contained in Schedule "1" of the amending
by-law is being bonused for features which serve to support the City's
objectives of promoting a high standard of design to be implemented through
a development agreement:
i)
Building Height
Montgomery Road
a. A building height not exceeding 10-storeys in height for Tower C
(currently facing Montgomery Road and the adjacent residential
zone).
ii)
Minimum Design Standards
Podium Features
a. Step-back along Wellington Road to enhance a pedestrian oriented
street wall;
b. Use of clear glass material and clear glazing with interior spaces
visible from the outdoors, with overhead projecting canopies for all
entrances and lining the pedestrian-oriented street wall frontages.
c. A significant vertical break in the podium along Wellington Road of
the building between Towers A and B, to break up the long façade
and promote a human scale, pedestrian oriented environment.
87
Tower Features
a. Step-back of the towers, from the podium to the greatest extent
possible on all street facing facades;
b. Use of transparent balcony barriers;
c. Further mitigation of building mass by varying and articulating the
plane of all facades.
Building Cap Features
a. Through Site Plan Review ensure the use of building step-back at
the top storey, with mechanical penthouse adequately concealed in
the building's top storey.
iii)
Site Landscaping
Through Site Plan Review ensure all-season landscaping and
foundation planting along any large expanses of walls facing public
streets, internal drive aisles, and mid-block connections.
2) Provision of Affordable Housing
i)
65 affordable housing units will be provided in the development,
comprised of:
28 one-bedroom units; and
27 two-bedroom units; and
10 three-bedroom units.
ii)
The affordable housing units to be proportionately distributed among
the first three towers constructed and/or occupied, whichever occurs
first.
iii)
Rents not exceeding 80% of the Canada Mortgage and Housing
Corporation (CMHC) Average Market Rent (AMR) for the London
Census Metropolitan Area (CMA) at the time of building occupancy;
where AMR is defined at the one-bedroom, two-bedroom and three-
bedroom rate for the London CMA at the time of building occupancy.
iv)
The duration of affordability set at 35 years from the point of initial
occupancy of the respective building.
v)
The proponent enter into a Tenant Placement Agreement (TPA) with
the City of London to align the affordable units with priority
populations.
vi)
These conditions to be secured through an agreement entered on
title with associated compliance requirements and remedies.
The following special regulations apply within the bonus zone:
a)
Regulations
xvi)
Height
27 storeys or 96m (315 ft)
(Maximum)
whichever is less
xvii)
Density
566 Units Per Hectare
(Maximum)
xviii)
Residential Parking Rate
0.4 space per unit
(Minimum)
xix)
Commercial and Retail
1 space per 20sqm
Parking Rate
of gross floor area
(Minimum)
(Z.-1-223058)
88
4.4
BUILDING ADDITIONS
Where the erection of one or more additional storeys is proposed on a building
where the existing yards appurtenant to such building would not conform to the
requirements of this By-Law subsequent to such erection, no such erection shall
be permitted except where:
1) the addition is located so as to comply with the yard requirements of this
by-law at the level of the base of such addition; and,
2) the addition complies in all other respects with the provisions of this by-
law.
Where a shipping container or trailer (both not exceeding 12.1 metres (40 feet) in
length x 2.4 metres (8 feet) in width x 2.9 metres (9.5 feet) in height is to be used
as the sole base of operations for a non-residential business, its installation shall
be subject to all regulations of the underlying zone and to Site Plan Control.
Where a shipping container or trailer (not exceeding 12.1 metres (40 feet) in
length x 2.4 metres (8 feet) in width x 2.9 metres (9.5 feet) in height is to be used
as additional floor space (or permanent storage) to an existing establishment in
any multi-family (3 or more units) or non-residential zone, the following
regulations shall apply:
1) the location, floor area, setbacks and all other regulations of the
underlying zone shall apply;
2) it shall only be permitted in the rear yard;
3) the installation is subject to Site Plan Control(except for Agricultural uses
which are not subject to Site Plan Control); and,
4) no more than two (2) shipping containers or trailers not exceeding 6
metres (20 feet) in length x 2.4 metres (8 feet) in width x 2.6 metres (8.5
feet) in height; or one (1) shipping container or trailer not exceeding 12.1
metres (40 feet) in length x 2.4 metres (8 feet) in width x 2.9 metres (9.5
feet) in height shall be permitted per property.
Shipping containers (as permanent structures) shall be prohibited on any
property designated under Part IV or Part V of the Ontario Heritage Act.
Shipping Containers used in association with Urban Agriculture shall also comply
with the provisions of Subsection 4.38 (Urban Agriculture) of this By-law. (Z.-1-
222977)
4.5 TEMPORARY STRUCTURES
1) CONSTRUCTION USE
The following construction uses shall be permitted only so long as the same are
necessary for construction work in progress which has neither been finished nor
abandoned: construction camps, model home sales office, tool sheds, scaffolds, or
any other building or structure incidental to and necessary for the construction work
on the lot. No construction use, however, shall be located within the sight triangle of
any lot.
2) SHIPPING CONTAINERS AND TRAILERS
Shipping Containers and Trailers may be used as temporary uses subject to the
following regulations:
All Residential Zones
Time Period: Maximum of 2 months within a calendar year for the purposes of
moving/relocating. Maximum of 4 months within a calendar year for the
purposes of building renovation.
A maximum of two (2) (in total) shipping containers or trailers not exceeding 6
metres (20 feet) in length x 2.4 metres (8 feet) in width x 2.6 metres (8.5 feet) in
height shall be permitted per property.
89
All Non Residential Zones
Time Period: Maximum of 4 months within a calendar year
Other Regulations: Yard setbacks as per the underlying zone. Gross Floor Area
relating to the temporary use does not require additional on-site parking. A
temporary reduction in the required parking may be permitted in association with
the establishment of the temporary use.
No more than two (2) shipping containers or trailers not exceeding 6 metres (20
feet) in length x 2.4 metres (8 feet) in width x 2.6 metres (8.5 feet) in height; or
one (1) shipping container or trailer not exceeding 12.1 metres (40 feet) in
length x 2.4 metres (8 feet) in width x 2.9 metres (9.5 feet) in height shall be
permitted per property.
3) MODEL HOMES
Model homes shall be permitted in all R1, R2, R3, R4, R5, and R6 (excluding
apartment buildings) Zones subject to the following:
(a) the lands on which the model homes are to be constructed have received
draft plan approval under the Planning Act and the subdivision agreement
has been executed;
(b) site servicing may be permitted for model homes in accordance with the
requirements of the Chief Building Official prior to the registration of the
plan of subdivision;
(c) the number of model homes for any phase of a draft approved plan of
subdivision shall not exceed the lesser of ten (10) dwelling units or ten per
cent (10%) of the total number of lots of the phase; and,
(d) the number of model homes for any draft approved plan of subdivision shall
not exceed the lesser of ten (10) dwelling units or ten per cent (10%) of the
total number of lots.
4) FARM MARKET
A farm market, in which nothing may be sold or displayed except seasonal
products from the farm upon which the market is located, is permitted in an
agricultural zone subject to a maximum size of 18.6m (200 sq.ft.), a maximum
height of 3.6m (12 ft.) and a minimum front yard of 7.5m (25 ft.). (Z.-1-172583)
4.6
DWELLING UNITS LOCATED WITHIN BASEMENTS
A dwelling unit or part thereof is permitted in a basement provided the finished
floor level of such basement is not below the level of any sanitary sewer servicing
the building or structure in which such basement is located. (Z.-1-233111)
4.7
FOSTER HOMES
A foster home is permitted in all Residential Zones and in any dwelling unit in an
Agricultural (AG) zone. (Z-1-051390)
4.8
GROUP HOMES
Notwithstanding any other provision of this By-law to the contrary, a Group Home
Type 1 is permitted to occupy the whole of an individual dwelling unit, other than
dwelling units located within farmland areas, including a single detached
dwelling, a semi-detached dwelling, a duplex dwelling, and a triplex dwelling
provided the total number of residents within the building structure does not
exceed eight, The dwelling must have 20.0 square metres (216 sq. ft.) of gross
floor area per person residing within the unit. (Z.-1-202871)
Group Homes Type 2 and Supervised Residences are permitted only within the
zones where specified as a permitted use. In order to prevent concentrations of
90
Group Home Type 2 uses within specific areas, and notwithstanding their being
listed as a permitted use, a minimum separation between such facilities shall be
450.0 metres (1,476 ft.) measured in any one direction.(Z.-1-172602)
4.9
HEIGHT EXEMPTION
Any height limitations of this By-Law shall not apply to place of worship spires,
belfries, cupolas, mechanical penthouses, outdoor rooftop amenity space and
domes which are not used for human occupancy; nor to chimneys, ventilators,
skylights, water tanks, solar collectors, windmills, bulkheads, hydro, radio,
television or microwave towers and antenna and similar features or necessary
mechanical appurtenances or electrical supply facilities usually situated above
the roof level; nor to any industrial apparatus such as silos, cracking towers, or
conveyors; nor any main agricultural buildings or structures, such as barns, grain
elevators and storage bins, grain dryers or windmills. Such features, however,
shall be erected only to such height as is necessary to accomplish the purpose
they are to serve. (Z.-1-051390; Amended by Z.-1-243185)
4.10 HOME OCCUPATION
For home occupations the character of the dwelling as a private residence shall
not change and a nuisance such as noise, fumes, dust, odour, traffic or parking
shall not be created which would interfere with the enjoyment of the residential
amenities of the neighbourhood. Home occupations are permitted in any
dwelling unit within a single detached dwelling, semi-detached dwelling, duplex
dwelling, converted dwelling, triplex dwelling, fourplex dwelling, townhouse
dwelling and accessory farm dwellings subject to the following provisions: (Z.-1-
94293) (Z.-1-051390)
1)
The home occupation shall be clearly ancillary to the use of the
dwelling unit and carried out by a resident of the unit.
(O.M.B. File #R 910387 - Appeal #9002 June 4, 1993)
2)
The floor area taken up by all home occupations shall be no more
than 25 percent (25%) of the total floor area of the dwelling unit and
shall be confined to one area and shall not exceed 28.0 square
metres (301.4 square feet).
3)
In no case shall any outdoor use or outdoor storage be permitted.
(Z.-1-97466)
4)
The home occupation shall not involve the use or employment within
the dwelling unit of more than one person who does not reside in the
dwelling unit. The function of such non-resident person shall be
restricted to a secretarial, accounting, clerical or support role.
5)
The home occupation shall not involve the use of the premises as a
base of operations for persons who are employed by or associated
with the home occupation, nor shall the premises be used to
assemble or rally such persons for transportation to a work site.
6)
No more than five persons shall be present in the dwelling unit at any
time, or six persons in a provincially licensed Private Home Day Care
located outside of the flood plain, to receive treatment, services or
instructions. (Z.-1-162500)
7)
No retail use of the dwelling unit shall be permitted as a home
occupation.
8)
No manufacturing, assembly or repair process shall be carried on
except for the fabrication of hand made articles of clothing, arts or
crafts.
9)
No institutional use of the dwelling unit shall be permitted as a home
occupation.
10) The use of a swimming pool shall not be permitted as a home
occupation.
91
(O.M.B. File #R910387 - Appeal #9002 June 4, 1993)
11) No food preparation or food service shall be permitted as a home
occupation.
12) No animal, corpse bacteria or virus shall be brought into the dwelling
in connection with a home occupation.
a)
Notwithstanding Subsection 4.10 (12), a dog and domestic cat
grooming business is permitted as a home occupation, subject
to the following:
i)
A maximum of three (3) dogs and two (2) domestic cats
be allowed on the premises at any one time in conformity
with the City of London Animal Control By-law (PH-3) and
Dog Licensing and Control By-law (PH-4);
ii)
No veterinary services be provided on the premises;
iii)
No breeding, boarding or overnight accommodation of
dogs or domestic cats for grooming be permitted on the
premises;
iv)
Only dogs and domestic cats that are licensed or
identified as per the City of London Animal Control By-
law (PH-3) and Dog Licensing and Control By-law (PH-
4), or dogs and domestic cats that are legally licensed by
any other municipality in the Province of Ontario, be
allowed on the premises at any one time;
v)
No dogs or domestic cats that are brought into the
premises for grooming shall be permitted outside of the
dwelling; and
vi)
All other provisions of Section 4- General Provisions,
Subsection 4.10, Home Occupation, shall apply.
(Z.-1-061498)
13) No additional commercial vehicles shall be permitted in connection
with a home occupation. (Z.-1-97466)
14) No lodging shall be provided in the dwelling unit in connection with a
home occupation.
15) No delivery of materials to the dwelling unit shall be permitted from a
vehicle which has a registered gross weight exceeding 5 000
kilograms (11,023 pounds).
16) No additional outdoor mechanical equipment, other than that
normally associated with a residential use, shall be used, the
operation of which would result in any undue noise, fumes, dust or
odor escaping to any adjacent or neighbouring lot. (Z-1-051390)
17) The home occupation shall not require the creation of additional on-
site parking spaces, except in accordance with this By-law. (Z.-1-
051390)
18) A home occupation shall not be permitted in association with an
additional residential unit. (Z.-1-212896)
4.11 HOUSEHOLD SALES
No household sale shall be permitted except where a premises has a dwelling
unit, and there shall not be more than two household sales per annum at one
location and no such sale shall exceed two consecutive days in duration. The
sale of agricultural products grown on the premises shall be permitted where the
premises has a dwelling unit and there shall be not more than 20 household
sales per annum at one location and no such sale shall exceed two consecutive
days in duration. (Z.-1-97466) (Z.-1-93173) (Z.-1-202857)
4.12 LANDSCAPED OPEN SPACE
Landscaped open space shall be provided in accordance with the zone
92
provisions set out herein for each zone and the following general provisions:
1)
Any part of a lot which is not occupied by buildings, structures, parking
areas, loading spaces, driveways, excavations, agricultural uses or
permitted outdoor storage areas shall be maintained as landscaped open
space.
2)
Except as otherwise specifically provided herein, no part of any required
front yard or required exterior side yard shall be used for any purpose
other than landscaped open space.
3)
Where landscaped open space of any kind, including a planting strip, is
required adjacent to any lot line or elsewhere on a lot, nothing in this By-
Law shall apply to prevent such landscaped open space from being
traversed by pedestrian walkways or permitted driveways.
4)
No part of any driveway, parking area, loading space, stoop, roof-top
terrace, balcony, swimming pool or space enclosed within a building, other
than a landscaped area located immediately above an underground
parking area, shall be considered part of the landscaped open space on a
lot.
4.13 LOADING SPACE REQUIREMENTS
1)
LOADING SPACES REQUIRED
The owner or occupant of any lot, building or structure within any RSA,
CSA, NSA, ASA, HS , RSC, AGC, RRC or any industrial zone used or
erected for any purpose involving the receiving, shipping, loading or
unloading of animals, goods, wares, merchandise or raw materials, shall
provide and maintain, on the same lot, facilities comprising one or more
loading spaces in accordance with the provisions of this Subsection. (Z.-1-
051390)
2)
LOADING SPACE REQUIREMENTS (MINIMUMS)
The number of loading spaces required on a lot shall be based on the total
gross floor area of all the uses on the said lot for which loading spaces are
required by Clause (1) of this Subsection, in accordance with the
following:
a)
less than 250.0 square metres (2,691 square feet) of total gross
floor area - 0 loading spaces;
b)
over 250.0 square metres (2,691 square feet) up to and including
2500.0 square metres (26,910 square feet) of gross floor area -1
loading space;
c)
over 2500.0 square metres (26,910 square feet) up to and including
7500.0 square metres (80,729 square feet) of gross floor area - 2
loading spaces;
d)
over 7500.0 square metres (80,729 square feet) up to and including
14 000.0 square metres (150,695 square feet) of gross floor area -
3 loading spaces;
e)
over 14 000.0 square metres (150,695 square feet) of gross floor
area - 3 loading spaces plus 1 additional loading space for each 10
000.0 square metres (107,639 square feet) or part thereof of total
gross floor area in excess of 14 000.0 square metres (150,695
square feet).
3)
DIMENSIONS OF LOADING SPACES
A loading space required hereby shall have minimum dimensions of 3.6
metres (11.8 feet) by 20.0 metres (65.0 feet) and a minimum vertical
clearance of 4.5 metres (15.0 feet) for Industrial Zones and 3.6 metres
(11.8 feet) by 9.0 metres (30.0 feet) and a minimum vertical clearance of
4.25 metres (14.0 feet) for all other zones.
93
4)
LOCATION OF LOADING SPACES
Required loading spaces shall be provided on the same lot occupied by
the building or structure for which the said loading spaces are required
within the side or rear yard and shall not form a part of any street or lane.
5)
ACCESS TO LOADING SPACES
Access to loading spaces shall be provided by means of one or more
unobstructed driveways which have a minimum unobstructed width of at
least 3.6 metres (11.8 feet), regardless of the direction of traffic flow
thereupon and provide sufficient space to permit the maneuvering of
vehicles on the lot so as not to obstruct or otherwise cause a hazard on
adjacent streets.
Vehicles may be permitted to manoeuvre into loading areas on Neptune
Crescent, Sovereign Crescent, Sovereign Crescent between Gore Road
and Trafalgar Street, and Tartan Drive between Sovereign Road and
Neptune Crescent using the road allowance. (Z.-1-101963)
Vehicles may be permitted to manoeuvre into loading areas at 45
ArtisansCrescent using the Artisans Crescent road allowance. (Z.-1-
122063)
On roads identified as "secondary collector" or "local street" in the Zoning
By-law, and where the existing premises are zoned to permit Industrial
use(s) vehicles may be permitted to manoeuvre into loading areas using
the road allowance where necessary. Where a new building is proposed,
the development shall provide sufficient space for the manoeuvring of
vehicles on the lot so as not to obstruct or otherwise cause a hazard on
adjacent streets. (Z.-1-172594)
On roads identified as "secondary collector" or "local street" in the Zoning
By-law, and where the existing premises are zoned to permit Industrial
use(s) vehicles may be permitted to manoeuvre into loading areas using
the road allowance where necessary. Where a new building is proposed,
the development shall provide sufficient space for the manoeuvring of
vehicles on the lot so as not to obstruct or otherwise cause a hazard on
adjacent streets.
(Z.-1-172594)
4.14 LOTS REDUCED BY PUBLIC ACQUISITION
Where the area of a lot is reduced by means of an acquisition of part of the lot by
any authority having power of expropriation, and where such acquisition causes
the lot as reduced, or any building or structure existing lawfully on the lot on the
date of such acquisition, to have a lot area, lot frontage, lot coverage, parking,
area of landscaped open space, setback, front yard depth, side yard depth or
rear yard depth that does not conform to the requirements hereof for the zone in
which such lot is located, then nothing in this By-Law shall apply to prevent the
continued use of the lot as reduced as if no such acquisition had taken place,
provided that:
1)
no further change is made in the dimensions, area or any other
characteristics of the lot as reduced, subsequent to the date of such
acquisition, that would increase the extent of the said non-conformity; and,
2)
no building or structure or addition thereto is erected on the lot as
reduced, subsequent to the date of such acquisition, except in accordance
with all the provisions hereof for the zone in which such lot is located.
In the case of a road widening dedication, the land that will be dedicated shall be
included in any calculation for the purpose of determining lot area, coverage,
height, parking, landscaped open space, floor area, floor area ratio and density
provided any building or structure is located wholly within the boundary of the
land remaining after the dedication. (Z.-1-122101)
4.15 SERVICES REQUIREMENT
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1)
MUNICIPAL SANITARY FACILITIES
Notwithstanding any other provisions of this By-Law, including Section
4.15(2), Individual Sanitary Facilities, no land shall be used nor any
buildings or structures erected or used unless, pursuant to an agreement
made or condition imposed under Sections 41, 45, 50 or 53 of the
Planning Act, R.S.O. 1990, c. P.13, or Section 50 of the Condominium
Act, R.S.O. 1990, c. C.26, dealing with the provision of any of the
municipal services as are set out in this By-Law, the municipal services to
be provided are available to service the land, buildings or structures, as
the case may be. (Z.-1-94236) (Z-1-051390)
2)
INDIVIDUAL SANITARY FACILITIES
Individual sanitary facilities are permitted for the erection or enlargement
of any building or structure not serviced by municipal sanitary sewerage
facilities within the Agricultural Class of Zones, the Rural Settlement
Commercial (RRC) Zone, some Residential R1 Zone variations including
R1-14 to R1-17 and Urban Reserve (UR) Zones or where the h-17 holding
provision is applied. Issuance of a building permit shall be subject to the
following provisions;
a)
The applicable requirements for the wastewater treatment system
can be met and all approvals are obtained in writing from the
authorities having jurisdiction; and,
b)
If the quantity of effluent is projected to exceed 4500 litres per day,
a hydrological study is required to demonstrate that the system can
operate satisfactorily on the site; and,
c)
For lands within an Urban Reserve (UR) Zone, development of a
new dwelling unit shall also be subject to the following provision;
i)
Municipal sanitary sewer service is not available within 150m
of the property. (Z.-1-051390)
4.16 EXISTING USES CONTINUED
1)
Nothing in this By-law shall prevent the rebuilding or repair of a building or
structure lawfully used on the 26th day of June, 2005 for a purpose that,
were it not for Section 1.3 (Non-Conforming Uses), is prohibited by this
By-law, except where,
a)
the dimensions of the building or structure are not increased and
the yards appurtenant thereto are not reduced except in
accordance with the provisions of this By-law; and,
b)
the building or structure is used for a use which is contained in the
list of permitted uses for the zone in which the building or structure
is located. (Z.-1-051390)
2)
Nothing in this By-law shall prevent an extension of or addition to a
building or structure lawfully used on the 26h day of June, 2005 for a
purpose that, were it not for Section 1.3, is prohibited by the By-law,
except where,
a)
the extension or addition and any existing floor area devoted to the
same purpose complies with the regulations of this By-law,
pertaining to the zone in which the use is located and any other
applicable regulations of this By-law; and,
b)
the minimum yard or setback required for the extension or addition
shall be equal to the minimum yard or setback prescribed in the
regulations of this By-law; and,
c)
the building or structure is used for a use which is contained in the
list of permitted uses for the zone in which the building or structure
is located. (Z.-1-051390)
3)
A lot which was vacant and could be separately conveyed in accordance
95
with the provisions of the Planning Act on the 26th day of June 2005 which
has an area or frontage less than that required by the applicable
regulations of this By-law is hereby deemed to be in conformity with those
regulations if the area and frontage of that lot is not less than 80 percent of
the minimum area and frontage otherwise required by the regulations. (Z-
1-051390)
4)
Where the development of any land is approved under Section 41 of the
Planning Act and, pursuant to a consent subsequently given under
Section 53 of the Act or pursuant to an approval or exemption
subsequently given under Section 50 of the Condominium Act, any part of
the land is conveyed or otherwise dealt with, the regulations of this By-law
are hereby deemed to apply to the land as a whole and to any building or
structure thereon in the same manner and to the same extent as if the
consent, approval or exemption was not given, so long as the land and
any building or structure thereon are used and continue to be used for the
purpose for which the development was approved.
(Z.-1-95377)
4.17 OPEN STORAGE
1)
OPEN STORAGE REGULATIONS
Except as otherwise provided in Clause (2) of this Subsection, no open
storage shall be permitted on any lot in any zone, except in accordance
with the following provisions:
(Z.-1-051390)
a)
No open storage area shall be permitted in any front or exterior
side yard, except for the outside display and sales area for goods
and materials that are in conjunction with a permitted commercial
or industrial use.
b)
No open storage area shall be visible from any street or from any
adjacent lot, where such adjacent lot is located in a zone other
than a Commercial Zone or an Industrial Zone, and to this end any
open storage area shall be screened, wherever necessary in order
to comply with this provision, by a planting strip containing an
opaque fence, wall or other opaque barrier not less than 2.0
metres (6.6 ft.) in height. (Z-1-051390)
c)
Any open storage area shall be maintained as landscaped open
space or provided and maintained with a stable surface, treated so
as to prevent the raising of dust or loose particles and drained in
accordance with the requirements of the Corporation.
d)
Notwithstanding Paragraph (c) of this Clause, no open storage
area shall be considered part of any required landscaped open
space.
e)
No parking spaces or loading spaces required by this By-Law shall
be used for open storage purposes.
2)
SPECIAL EXCEPTIONS
Nothing in Clause (1) of this Subsection shall apply to prevent or
otherwise restrict the use as an open storage area of any part of:
a)
the front and/or exterior side yard of a lot containing an agricultural
use for a farm market for produce grown on the said lot or other
open storage accessory to the agricultural use; or
(Z.-1-051390)
b)
a lot containing a single dwelling, for a special temporary sale, by
auction or otherwise, of personal possessions belonging to the
occupant thereof.
96
4.18 OUTDOOR PATIO ASSOCIATED WITH A RESTAURANT OR TAVERN (Z.-1-
051390)
Notwithstanding any other provisions of this By-Law, the following shall apply to
an outdoor patio associated with a permitted restaurant:
1)
CAPACITY
No outdoor patio shall accommodate more than 50 percent (50%) of the
licenced capacity of the restaurant with which the patio is associated, or
50 persons, whichever is the greater.
2)
LOCATION
a)
No outdoor patio shall be permitted where any lot line adjoins lands
which are in a residential zone class which is not in combination
with another zone, or is separate therefrom by a lane.
b)
Notwithstanding the provisions of Paragraph (a), where only the
rear lot line adjoins a residential zone class which is not in
combination with another zone, or is separated therefrom by a
lane, an outdoor patio shall be permitted in the front yard.
c)
No outdoor patio shall be located above the elevation of the floor of
the first storey of the principal building where the lot adjoins a
residential zone class which is not in combination with another
zone, or is separated therefrom by a lane.
3)
LIGHTING
Any outdoor lighting shall be directed toward or onto the patio area and
away from adjoining properties and streets.
4)
LOADING
Notwithstanding Subsection 4.13 (Loading Space Requirements), no
loading space shall be required for an outdoor patio restaurant.
5)
PARKING
Parking spaces shall be required for the gross floor area associated with
the outdoor patio at the same ratio as for restaurants.
There is no parking requirement for those outdoor patios associated with
an adjacent restaurant zoned Downtown Area (DA).
(Z.-1-97534)
6)
SEASONAL OUTDOOR PATIOS
a)
No seasonal outdoor patio shall be permitted for more than a total of
eight months in a calendar year;
b)
All structures, appurtenances or physical extensions associated with
a seasonal outdoor patio are not permitted for more than a total of
eight months in a calendar year;
c)
Notwithstanding Sections 4.18(1), any seasonal outdoor patio shall
not exceed a CAPACITY of 1.11 square metres per person;
d)
Notwithstanding Section 4.18(2), seasonal outdoor patios shall be
setback a minimum of 6.0 metres from any residential zone which is
not in combination with another zone;
e)
Notwithstanding Section 4.18(5), there is no parking requirement for
seasonal outdoor patios;
f)
Notwithstanding Section 4.19, seasonal outdoor patios are permitted
within required parking spaces for commercial uses;
g)
No seasonal outdoor patio shall be located within required parking
spaces for residential dwelling units; and,
97
h)
No seasonal outdoor patio shall be located within an accessible
parking space. Vehicular access to any such parking space shall not
be impeded by any obstruction associated with a seasonal outdoor
patio. (Deleted Z.-1-212919 and replaced with Z.-1-223064)
4.19 PARKING
1)
CALCULATION OF PARKING REQUIREMENTS
a)
Where a part of a parking space is required in accordance with this
By-Law, such part shall be considered one parking space for the
purpose of calculating the total parking requirements for the said
use.
b)
Parking spaces required in accordance with this By-Law shall not
include any parking spaces used or intended to be used primarily
for the storage or parking of vehicles for hire or gain, display or
sale.
2)
DIMENSIONS OF PARKING SPACES
a)
A parking space required hereby shall have minimum dimensions
of 2.7 metres by 5.5 metres, except as required for parking spaces
for the use of persons with disabilities.
b)
A Type 'A' parking space for the use of persons with disabilities
shall be a minimum width of 3.4 metres by at least 5.5 metres in
depth.
c)
A Type 'B' standard parking space for the use of persons with
disabilities shall be a minimum width of 2.4 metres by at least 5.5
metres in depth.
(Z.-1-142353)
2.1)
ACCESS AISLES
Accessible aisles, that is, the space between parking spaces that allows
persons with disabilities to get in and out of their vehicles, must be
provided for all parking spaces for the use of persons with disabilities in
off-street parking facilities. (Z.-1-142353)
3)
LOCATION OF PARKING AREAS
With the exception of the Commercial Zones, all required parking spaces
shall be provided on the same lot occupied by the building, structure or
use for which such parking spaces are required, and shall not form a part
of any street or lane. Within the Commercial Zones, the required parking
spaces may be supplied within 150.0 metres (490 feet) of the main
pedestrian access of the building, structure or use for which the parking
spaces are required, provided a Site Plan Agreement is registered on title
of the lands used for parking committing said parking spaces to the related
commercial site.
4)
YARDS WHERE PARKING AREAS PERMITTED
a)
No person shall use any land or cause or permit the use of any
land situated in any zone for the purpose of parking or storage of a
vehicle in any front yard or exterior side yard.
b)
No person shall use any land or cause or permit the use of any land
situated in any zone for the purposes of uncovered surface parking
areas in any front yard or exterior side yard.
c)
Notwithstanding the yard and setback provisions of this By-law to
the contrary, uncovered surface parking areas that conform to the
provisions of Subsection 4.19(7) (Surface and Drainage of parking
Areas and Driveways) of this By-law, shall be permitted in the yards
or in the area between the required road allowance and the
required setback as follows:
Zone Class
Yard in Which Required Parking
98
Area is Permitted
Office, Commercial,
Institutional, Open Space,
Recreational, Agricultural,
Agricultural Commercial
& Rural Settlement
Commercial Zone and
any Zone Class not
specified (Z.-1-051390)
All yards provided that no part of any
parking area, other than a driveway,
is located closer than 3.0 metres (9.8
feet) to any required road allowance
except in the DA Zones, the BDC
Zones or the OC zones where
parking shall not be permitted in the
front yard.
Residential - R1, R2, R3,
R4 and R11 Zones.
(a) The interior side yard and rear
yard, provided that no part of any
parking area is located closer than
1.0 metres (3.3 feet) to any
required road allowance and
provided that no part of any rear
yard parking area shall be located
closer than 3.0 metres (9.8 feet)
from the rear lot line and 3.0
metres (9.8 feet) from any one
side lot line except where access
to a rear yard parking area is
obtained by a lane in which case
no part of any rear yard parking
area shall be located closer than
3.0 metres (9.8 feet) from each
side lot line. (Z.-1-122125, OMB
Order PL121033, July 22, 2013)
(z.-1-132233; deleted and
replaced by Z.-1-263460)
(b) With the exception of properties
located within a Heritage
Conservation District designated
under Part V of the Ontario
Heritage Act, and lands within the
Western University Near Campus
Neighbourhood, driveways in the
front yard or driveways in the
exterior side yard may be used as
parking areas and do not need to
lead to the interior side yard or
rear yard provided the parking
space is 1.0 metre away from road
allowance. (deleted and replaced
by Z.-1-263460)
(c) (Z.-1-243186; deleted and
replaced by Z.-1-263460)
Residential - R5, R6, R7,
R8, R9 and R10 Zones.
Deleted by Z.-1-97552
Industrial
All yards provided that no part of any
parking area, other than a driveway,
is located closer than 1.0 metre (3.3
feet) to any required road allowance.
(Z.-1-95366)
Areas exempt from
minimum parking
standards shown on
Figure 4.19
Parking not permitted in the front
yard. (Z.-1-223046)
99
5)
PARKING STRUCTURES
Where a parking area located in a structure is accessory to a permitted
use on a lot, then such structure shall not be considered an accessory
building and shall conform to all the provisions for the zone as a main
building.
6)
ACCESS AND DRIVEWAYS TO PARKING AREAS AND SPACES
a)
For single, semi-detached, duplex, or converted two unit dwellings,
a parking area/private garage can only be accessed by driveways
leading to all or a portion of a parking area/private garage which is
provided from an improved street by means of one or more
unobstructed driveways not less than 2.7 metre (8.8 feet) in width.
For the purposes of this section, a driveway includes a walkway
connected and parallel to a driveway and shall form part of the
driveway leading to all or a portion of a parking area/private garage
as part of the driveway widths.
Notwithstanding Section 4.19 (4), driveways and/or walkways
connected to and parallel to a driveway may project no greater than
2.0 metres in the front yard of a single detached, semi-detached,
duplex or converted two unit dwelling. That part of the required front
yard not used for a driveway or walkway, or where permitted by this
by-law, a parking area/space, shall be used exclusively for
landscaped open space.
The driveway width shall be measured parallel to the said street at
the street line. It shall be further provided that no lot shall have
more than two driveways for the first 30.0 metres. (98.7 feet) of
street line.
For agricultural uses, driveways to parking areas shall be provided
from an improved street by means of one or more unobstructed
driveways not less than 3.0m (9.8 ft.) in width and not more than
10.0 m (32.8 ft.) in width. The maximum number of driveways shall
be not more than two driveways for the first 100m (328 ft.) of lot
frontage plus one driveway for each additional 100m (300 ft.) of lot
frontage thereafter. (Z.-1-142314)
b)
For uses subject to site plan control, the driveway widths shall be
determined in the site plan approval process and agreement. For
uses other than those described in Subsection 4.19(6)(a) and not
subject to site plan approval, parking aisles shall have a minimum
unobstructed width of 6.5m, driveways shall have a minimum
unobstructed width of 6.0 metres where two-way traffic is permitted
and 3.0 metres (9.8 feet) where only one-way direction of traffic
flow is permitted and is clearly indicated by signs, pavement
markings or both but does not apply to stacked parking.
The minimum unobstructed width for driveways leading to a rear
yard parking area for residential uses less than five (5) units is 3.0
metres, except where the property is accessed from an arterial road
(major street), in which case a minimum driveway width of 6.0
metres is required. (Z.-1-132179; Z.-1-95366; Amended by Z.-1-
243185)
c)
Each required parking space shall be readily accessible at all times
for the parking or removal of a vehicle and vehicular access to any
such parking space shall not be impeded by any obstruction except
as provided in Paragraph (d) of this Clause, except that this
provision shall not apply to prevent the use as a parking space of
any part of a driveway accessory to a single dwelling, semi-
detached dwelling, duplex dwelling townhouse dwelling or stacked
parking provided that no parking space shall obstruct access to a
parking area on any other lot or of any other unit and for the use of
100
stacked parking, to provide required parking, that the following shall
be required:
i)
stacked parking be located wholly within a structure
ii)
a development agreement be entered into which includes:
i.
implementation of all mitigation measures recommended
in a Traffic Impact Analysis which includes a functional
parking study to the satisfaction of the City;
ii.
implementation of all mitigation measures recommended
in a noise and vibration study to the satisfaction of the
City; and
iii.
a qualified operator, certified by TSSA, in the operation of
a stacked parking device be provided at all times.
(Z.-1-132179)
d)
Nothing in this By-Law shall prevent the obstruction of a driveway
by a gate, a temporary barrier stacked parking or similar
obstruction used solely to restrict access to the said driveway and
designed to be easily raised, swung aside or otherwise opened or
removed when necessary to permit passage of a vehicle but does
not include the use of any fee to remove these temporary barriers
to any driveway or entrance required to access a required parking
space excluding institutional uses and legally established
commercial parking structures or lots. (Z.-1-132180)
e)
Nothing in this Subsection shall apply to prevent the use of a right-
of-way as a means of obtaining access to a parking area, provided
the said right-of-way has been specifically established for such
purpose, or to prevent the establishment of abutting driveways or
parking aisles along a common lot line.
f)
No person shall use any land or cause or permit the use of any
land situated in any zone for the purposes of parking or storage of
a vehicle or; for the purposes of uncovered surface parking areas
or; for the purpose of access driveways, on any corner lot, within
the triangular area bounded by the street lines and a line joining
points on the street lines as defined in Section 4.24 (Sight Triangle)
of this By-law. (Z.-1-95366)
g)
Residential Garage Widths for Small Residential Lots
For single detached dwellings permitted in Residential Zones with
a lot frontage of less than 12 metres (39.4 feet), the maximum
residential garage width shall not exceed 53% of the lot
frontage.(Z.-1-00759)
h)
Residential Driveway Widths for Residential Lots
(I)
For a single detached, semi-detached, duplex or converted
two-unit dwelling, driveways and/or walkways connected to
and parallel to a driveway cannot exceed:
i. for lots with a width of up to 12.0 metres: a maximum of
6.0 metres;
ii. for lots with a width greater than 12.0 metres: a
maximum of 9.0 metres
(Z.-1-263460)
(II) Where more than one driveway leads to a parking
area/private garage for a single detached, semi-detached,
duplex or converted two-unit dwelling is provided, the
combined total of all driveways shall not exceed the
provision of 4.19 6) (h) (I).
(III) Notwithstanding Section 4.19 (4) and 4.19 (6) (I) (II)
driveways and/or walkways connected to and parallel to a
driveway may increase to the width of the private garage
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and/or the legal parking area of the residential property. In
addition, a driveway and/or walkway connected to and
parallel to a driveway may project into a front yard of a
single detached, semi-detached, duplex or converted two
unit dwelling, provided that the projection into the front yard
is no greater than 2.0 metres. (Z.-1-142314)
(IV) Notwithstanding Section 4.19 (6) (I), for a single detached,
semi-detached, duplex or converted two-unit dwelling
located within a Heritage Conservation District designated
under Part V of the Ontario Heritage Act, and lands within
the Western University Near Campus Neighbourhood,
driveways and/or walkways connected to and parallel to a
driveway cannot exceed:
i. for lots with a width of up to 12.0 metres: 50% of the
required lot frontage to a maximum 6.0 metres,
whichever is less;
ii. for lots with a width greater than 12.0 metres: 50% of
the required lot frontage to a maximum of 8 metres,
whichever is less
(Z.-1-263460)
i)
Notwithstanding Section 4.19 b), street oriented townhouse
dwellings in a cluster form, the maximum driveway width leading to
a parking area shall be no greater than 3 metres for a single car
garage and no greater than 6m when leading to a two car garage.
For freehold street townhouse dwellings, the maximum driveway
width leading to a parking area shall be no greater that 50% of the
lot frontage or a maximum of 6.0 metres, whichever is less and in
no case shall it be less than 3m." (Z.-1-142314)
j)
Access aisles for parking spaces for persons with disabilities
Access aisles may be shared by two parking spaces for the use of
persons with disabilities in an off-street parking facility and shall
meet the following requirements:
1)
They shall have a minimum width of 1,500 mm.
2)
They shall extend the full length of the parking space.
They shall be marked with high tonal contrast diagonal lines, which
discourages parking in them, where the surface is asphalt, concrete
or some other hard surface. (Z.-1-142353)
7)
SURFACE AND DRAINAGE OF PARKING AREAS AND DRIVEWAYS
a)
All parking areas and driveways shall be provided and maintained
with a stable surface, treated so as to prevent the raising of dust or
loose particles, and including, but not so as to limit the generality of
the foregoing, the following surface materials:
i) treated crushed stone or gravel; and,
ii) any asphalt, concrete or other hard-surfaced material.
b)
All parking areas and driveways shall be drained so as to control
the pooling of surface water and prevent the flow of surface water
onto adjacent lots.
8)
ADDITION TO EXISTING USE
Where a building or structure has insufficient parking spaces on the date
of passing of this By-Law to conform to the requirements herein, this By-
Law shall not be interpreted to require that the deficiency be made up prior
to the construction of any addition or a change of use provided, however,
that any additional parking spaces required by this By-Law for such
addition or change of use are provided in accordance with all provisions
hereof respecting parking spaces and parking areas.
9)
PARKING STANDARD AREAS
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Minimum parking standards shall not apply within the Downtown, Transit
Village, Rapid Transit Corridor, and Main Street Place Types in the
London Plan as shown in Figure 4.19 below. These areas are not subject
to the minimum parking requirements in Section 4.19.10.a) and Section
4.19.10.b) (Z.-1-223046)
Figure 4.19 Areas Exempt from Minimum Parking Standards
10)
PARKING STANDARDS (Deleted and replaced by Z.-1-223046)
Except as otherwise provided herein, the owner or occupant of any lot,
building or structure used or erected for any of the purposes set forth in this
Subsection, shall provide and maintain, for the sole use of the owner,
occupant or other persons entering upon or making use of the said lot,
building or structure from time to time, parking spaces in accordance with the
103
provisions of this Subsection. Unless otherwise specified, the standards are
expressed in one space per square metre of Gross Floor Area (GFA). For the
purpose of this Section, existing shall mean as of January 1, 1987.
a) Residential Development
i. Except for the Areas identified in Figure 4.19, the minimum
requirements are as follows:
ii. Notwithstanding the above, any affordable housing dwelling unit at the
time of building permit issuance is required to provide parking at a
minimum of 0.5 spaces per unit. Should the affordable housing unit
cease to exist, the provisions and rates for parking under 4.19 10) a)
shall apply. For the purposes of this bylaw, affordable housing shall be
defined by at least one of the Provincial Policy Statement (2024) or the
Development Charges Act (1997), and has an agreement that requires
any number of affordable housing units in place with any level of
government.
iii. The requirements of Section 4.19(10)(a) do not apply to a lot where an
amendment to Zoning By-law Z.-1 was approved and came into effect
after August 2, 2022, and before July 21, 2026, and the provisions of
Section 4.19(10)(a) as they existed on July 20, 2026 continue to apply.
(Z.-1-263466)
b) Non-Residential Development
Except for the Areas identified in Figure 4.19, the minimum requirements
are as follows:
Non-Residential Uses
Minimum Parking
Requirement
Tier 1: Restaurant, Restaurant (Fast-Food
Drive-in, Take-Out), Tavern
1 per 20 m2 gross floor
area
Tier 2: Amusement Game Establishment,
Automobile Repair Garage Establishment,
Clinic and Outpatient Clinic, Clinic
(Methadone), Liquor Beer and Wine Store,
1 per 30 m2 gross floor
area
Residential Unit Type
Minimum Parking
Requirement
Single Detached and Semi-Detached
1 per unit
Townhouse, Cluster
1 per unit
Residential Unit Type
Minimum Parking
Requirement
Townhouse, Street
1 per unit
Townhouse, Stacked
1 per unit
Apartment
1 per unit
Duplex
1 per unit
Triplex
1 per unit
Fourplex
1 per unit
Converted Dwelling or Conversions of
Existing Buildings to Residential Units
1 per unit
Senior Citizen Apartment Building
0.125 per unit
Handicapped Persons Apartment Building 0.125 per unit
Lodging House
0.125 per unit
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Non-Residential Uses
Minimum Parking
Requirement
Patient Testing Laboratory, Personal
Service Establishment, Taxi Establishment
Tier 3: Abattoir, Arena, Assembly Hall,
Auction Establishment, Automobile Body
Shop, Automobile Rental, Automobile Sales
& Service Establishment, Automobile Supply
Store, Bake Shop, Bulk Beverage Outlet,
Bulk Sales Establishment, Commercial
Recreation Establishment, Convenience
Service Establishment, Convenience Store,
Data Processing Establishment, Day Care
Centre, Department Store, Duplicating
Shop, Emergency Care Establishment,
Farm Food and Products Market, Financial
Institution, Food Store, Funeral Home,
Garden Store, Hardware Store, Home and
Auto Supply Store, Home Furnishings Store,
Home Improvement Store, Kennel,
Laundromat, Office (Medical/Dental inc.
converted), Pharmacy, Pharmacy
(Methadone), Private Club, Post Office,
Recreational Vehicle Sales and Service
Establishment, Repair and Rental
Establishment, Retail Store (all sizes),
School (Commercial), Service and Repair
Establishment, Shopping Centre, Video
Rental Establishment
1 per 50 m2 gross floor
area
Tier 4: Animal Hospital/Clinic, Artisan
Workshop, Bakery, Brewing on Premises
Establishment, Business Service
Establishment, Dry Cleaning and Laundry
Depot, Film Processing Depot, Gallery,
Household Appliance Sales and Service,
Industrial and Agricultural Equipment Sales
and Service, Laboratory, Library, Museum,
Music School, Office (all types except
Medical/Dental), Public Recreation Facility,
Public Use, Retail Warehousing, Salvage
Yard, School (Community College &
University), Service Industrial Use, Service
Trade, Studio
1 per 100 m2 gross floor
area
Tier 5: Agricultural Supply Establishment,
Caterer's Establishment, Craft Brewery
(excluding retail/restaurant area), Dry
Cleaning and Laundry Plant, Farm
Equipment Sales and Service
Establishment, Industrial Mall, Printing
Establishment, Terminal Centre, Vehicle
Sales and Service Establishment,
Wholesale Establishment
1 per 200 m2 gross floor
area
Tier 6: Advanced Manufacturing Industrial
Uses, Advanced Manufacturing Educational
Uses, Manufacturing Establishment,
Warehouse Establishment
1 per 500 m2 gross floor
area
Tier 7: Commercial Outdoor Recreation
Facility, Private Zoo, Self Storage
Establishment
1 per 2,000 m2 gross
floor area
105
Non-Residential Uses
Minimum Parking
Requirement
Agricultural Supply Establishment
1 per 60 m2 for retail
show room plus 1 per
200 m2 for
warehousing/wholesaling
Apartment Hotel
0.5 per unit
Arena (with seats)
1 per 8 seats
Artisan Workshop
1 per 200 m2 for
processing/manufacturing
plus 1 per 30 m2 for retail
area/restaurant
Assembly Hall
1 per 8 seats or 1 per 50
m2 whichever is greater
Auditorium
1 per 8 seats
Automobile Sales, Ancillary to Automobile
Repair Garage
0.5 per automobile, kept
or displayed for sale
Automobile Service Station
3 per bay
Bed and Breakfast Establishment
0.5 per bedroom plus 1
space
Building Supply Outlet
1 per 60 m2
retail/showroom plus 1
per 400 m2
warehouse/wholesaling
Campground
1 space per camp site
Carwash
2 spaces
Community Centre and Hall
1 per 8 seats or 1 per 50
m2 whichever is greater
Converted Dwelling
No additional parking
required
Craft Brewery
1 per 100 m2 for
processing, plus 1 per 30
m2 for retail
area/restaurant
Custom Workshop
3 spaces
Driving Range
1 per tee
Farm Market
3 spaces
Fire Station
1 per 2 employees
Gas Bar
2 spaces
106
Non-Residential Uses
Minimum Parking
Requirement
Golf Course
4 per tee
Green House
1 per 20,000 m2 gross
floor area
Group Home
1 space
Hospital
1 space per bed
Hotel
1 per unit
Miniature Golf Course
1 space per tee
Mobile Home
1 per unit
Motel
1 per unit
Nursery
2 spaces
Nursing Home
1 per 3 beds
Open Storage
1 per ha (2.5 ac or
10,117.14 m2)
Place of Worship
1 for each 8 persons
place of worship capacity
Police Station
1 per 2 employees
Private Outdoor Recreation Club
1 per 1,000 m2 gross
floor area
Racquet Facility
2 per court
Resource Extraction Operation
1 space
Rest Home
1 per 3 beds
Retail Warehousing
1 per 50 m2
retail/showroom plus 1
per 400 m2 warehouse/
wholesaling
Retirement Lodge
1 per 3 beds
Salvage Yard (With No Structures)
1 per hectare
Salvage Yard (With Structures)
1 per 50 m2 for retail and
showroom plus 1 per 400
m2 for warehousing and
wholesaling
School, Elementary
2 plus 1 per classroom
School, Private
3 per classroom
School, Secondary
3 per classroom
107
Non-Residential Uses
Minimum Parking
Requirement
Supervised Residence
1 per 5 residents
Tennis Club
2 per court
Tennis Club (Outdoors)
2 per court
c) Accessible parking spaces
Where parking spaces are provided, in any development owned and
maintained by an obligated organization under the Accessibility for
Ontarians with Disabilities Act, accessible parking spaces shall also be
provided. Off street parking areas shall have a minimum number of
accessible parking spaces as follows (Amended by Z.-1-243185):
a. One parking space for the use of persons with disabilities, which meets
the requirements of a Type A parking space, where there are 12 parking
spaces or fewer; or
b. Four per cent of the total number of parking spaces for the use of persons
with disabilities, where there are between 13 and 100 parking spaces in
accordance with the following ratio, rounding up to the nearest whole
number:
i. Where an even number of parking spaces for the use of persons
with disabilities are provided in accordance with the requirements of
this paragraph, an equal number of parking spaces that meet the
requirements of a Type A parking space and a Type B parking
space must be provided; or
ii. Where an odd number of parking spaces for the use of persons
with disabilities are provided in accordance with the requirements of
this paragraph, the number of parking spaces must be divided
equally between parking spaces that meet the requirements of a
Type A parking space and a Type B parking space, but the
additional parking space, the odd-numbered space, may be a Type
B parking space; or
c. One parking space for the use of persons with disabilities and an
additional three percent of parking spaces for the use of persons with
disabilities, where there are between 101 and 200 parking spaces must be
parking spaces for the use of persons with disabilities, calculated in
accordance with the ratios set out in subparagraphs ii) 1 and 2), rounding
up to the nearest whole number; or
d. Two parking spaces for the use of persons with disabilities and an
additional two per cent of parking spaces for the use of persons with
disabilities, where there are between 201 and 1,000 parking spaces must
be parking spaces for the use of persons with disabilities in accordance
with the ratio in subparagraphs ii) 1 and 2 rounding up to the nearest
whole number; or
e. Eleven parking spaces for the use of persons with disabilities and an
additional one per cent of parking spaces for the use of persons with
disabilities, where more than 1,000 parking spaces are provided must be
parking spaces for the use of persons with disabilities in accordance with
the ratio in subparagraphs ii) 1 and 2 rounding up to the nearest whole
number; and
108
f. The number of parking spaces for persons with disabilities shall be
included as part of the total parking required for the site.
g. For the purpose of this section a Type A parking space shall mean a wider
accessible parking space which has a minimum width of 3,400 mm and
signage that identifies the space as "van accessible;" and a Type B
parking space shall mean an accessible parking space which has a
minimum width of 2,400 mm
11)
OTHER PARKING REGULATIONS
a)
Nothing in this By-Law shall prevent the erection of a shelter for use
solely by parking attendants or security personnel in any part of a
parking area, except within a sight triangle, provided such shelter is
not more than 4.5 metres (14.8 feet) in height and has a floor area
of not more than 5.0 square metres (53.8 square feet).
b)
No recreational vehicle, trailer or boat shall be parked or stored on
any part of a lot in a Residential Zone, except for one recreational
vehicle which:
i)
is owned by the occupant of the said lot; and,
ii)
where it has dimensions not greater than 2.4 metres (7.9
feet) of width, 2.4 metres (7.9 feet) of height above ground,
nor 6.0 metres (20.0 feet) of length, may be parked or stored
on a permitted driveway, or parking area, or within a yard
other than a front yard or exterior side yard; or
iii)
where it has dimensions greater than 2.4 metres (7.9 feet) of
width, 2.4 metres (7.9 feet) of height above ground, or 6.0
metres (20.0 feet) of length, may be parked or stored within
a rear yard.
Any recreational vehicle owned by the occupant and parked or
stored within an enclosed building shall not be subject to these
provisions. (Z.-1-97542)
c)
No commercial vehicle or motorized construction equipment shall
be parked or stored on any part of a lot in a Residential Zone,
except for one commercial vehicle which:
i)
is owned or operated by the occupant of the said lot; and
ii)
has dimensions not greater than 2.4 metres (7.9 feet) of
width, 2.4 metres (7.9 feet) of height above ground, nor 6.0
metres (20.0 feet) of length; and,
iii)
is parked or stored within a building or carport or on a
permitted driveway or parking area or within a yard other
than a front yard, or exterior side yard; or
(Z.-1-97542)
iv)
is parked for the purpose of making deliveries or otherwise
providing services, on a temporary basis, to the said lot.
(Z.-1-97542).
d)
Not more than one vehicle or recreational vehicle lacking current
valid license plates shall be parked or stored on a lot, excluding
permitted vehicles parked or stored within a private garage or other
buildings in accordance with the applicable parking/storage
location, in a Residential Zone, except that this provision shall not
apply to a permitted vehicle sales or permitted rental establishment
or permitted salvage yard.
(Z.1.97542)
e)
No person shall park or store, or permit to be parked or stored, a
vehicle on any part of a lot in a residential zone, for the purpose of
109
providing a transfer location, where a person or persons travel to
the said lot from another location, to remove or return a vehicle,
from or to the said lot.
(Z.-1-97542)
f)
Service areas are included when calculating parking rates for
Automobile Repair Garage. A service area is defined as all areas
utilized to service and repair vehicles, and may include lifts, joists,
service pits and tool and part storage. (Z.-1-091844)
12)
BUS PARKING AREA SUBSTITUTION
A bus parking area or areas may be substituted for vehicle parking spaces
at the maximum rate of 1 bus parking area for every twenty-five (25)
vehicle parking spaces for any lands zoned Regional Shopping Area
(RSA) or Community Shopping Area (CSA), where required by City
Council for use by public transit and shown on a registered site plan.
(Z.-1-97465)
13)
DIMENSIONS OF BUS PARKING AREA
A bus parking area permitted hereby shall be a minimum 3.75 metres
(12.3 feet) wide by a minimum 15 metres (49.2 feet) long excluding
entrance and/or exit tapers. (Z.-1-97465)
14) BICYCLE PARKING REQUIREMENTS
All required bicycle parking spaces shall be provided at the time of the
erection of a building or addition thereto, expansion of a use, or when
there is a change of use of a lot or a building. Bicycle parking spaces shall
be maintained exclusively for the use for which they are required for as
long as the use is in operation.
Where part of a bicycle parking space is required in accordance with this
By-law, such part shall be considered one parking space for the purpose
of calculating the total bicycle parking requirement for the use.
The minimum bicycle parking requirements are as follows:
a) Residential Development:
i)
Apartment buildings and lodging houses with eleven or more
residential units shall provide 0.9 long-term bicycle parking
spaces per dwelling unit and 0.1 short-term bicycle spaces per
unit. (Amended by Z.-1-243185)
ii)
Residential Care Facilities shall provide a minimum of 3 short-
term bicycle spaces plus 0.1 space for each 100 m2 gross floor
area. Residential Care Facilities shall also provide a minimum of
0.1 long-term bicycle parking spaces for each 100 square meters
of gross floor area.
For the purpose of this section a Residential Care Facility shall
include:
i. senior citizen apartment buildings
ii. nursing homes;
iii. rest homes;
iv. retirement lodges;
v. retirement homes;
vi. handicapped persons apartment buildings;
vii. continuum-of-care facility;
viii. chronic care facility;
ix. foster homes;
x. group home type 1 and type 2;
110
xi. supervised residence;
xii. correctional and detention centre;
xiii. emergency care establishment.
iii)
Cluster single detached dwellings with eleven or more residential
units, cluster townhouse dwellings with eleven or more residential
units, and cluster stacked townhouse dwellings with eleven or
more residential units, shall provide 0.1 short-term bicycle parking
spaces per dwelling unit. (Z.-1-243185)
b) Residential Development Exemptions:
i)
Notwithstanding clause 4.19.14.a) to the contrary, bicycle parking
shall not be required for Conversions of existing space to
residential units, or where there are ten (10) or less residential units
on a property. (Amended by Z.-1-243185)
c) Non-Residential Development
Bicycle parking shall be required in accordance with the following:
Non-Residential Uses
Minimum Short-Term
Bicycle Parking
Requirement
Tier 1: Arena (with and without seats), Assembly
Hall, Auction Establishment, Auditorium Automobile
Body Shop, Automobile Rental, Automobile Repair
Garage Establishment, Automobile Sales & Service
Establishment, Automobile Supply Store, Bake
Shop, Bulk Beverage Outlet, Bulk Sales
Establishment, Clinic and Outpatient Clinic, Clinic
(Methadone), Commercial Recreation
Establishment, Community Centre and Hall,
Convenience Service Establishment, Data
Processing Establishment, Day Care Centre,
Department Store, Duplicating Shop, Emergency
Care Establishment, Farm Food and Products
Market, Financial Institution, Food Store, Funeral
Home, Garden Store, Hardware Store, Home and
Auto Supply Store, Home Furnishings Store, Home
Improvement Store, Hospital, Kennel, Laundromat,
Liquor Beer and Wine Store, Office (Medical/Dental
inc. converted), Patient Testing Laboratory,
Personal Service Establishment, Pharmacy,
Pharmacy (Methadone), Place of Worship, Private
Club, Post Office, Recreational Vehicle Sales and
Service Establishment, Repair and Rental
Establishment, Restaurant (Fast-Food Drive-in,
Take-Out), Restaurant, Retail Store (all sizes),
School (Commercial), Service and Repair
Establishment, Shopping Centre, Tavern, Taxi
Establishment, Video Rental Establishment
3 spaces plus 0.3 spaces
for each 100 m2 gross floor
area
Tier 2: Animal Hospital/Clinic, Artisan Workshop,
Bakery, Brewing on Premises Establishment,
Business Service Establishment, Carwash, Dry
Cleaning and Laundry Depot, Film Processing
Depot, Fire Station, Gallery, Gas Bar, Household
Appliance Sales and Service, Industrial and
Agricultural Equipment Sales and Service,
Laboratory, Library, Museum, Music School, Office
(all types except medical/dental), Police Station,
Private Outdoor Recreation Club, Public
3 spaces plus 0.2 spaces
for each 100 m2 gross floor
area
111
Recreation Facility, Public Use, Retail
Warehousing, Salvage Yard, School (Elementary,
Community College, Private, Secondary &
University), Service Industrial Use, Service Trade,
Studio
Tier 3: Advanced Manufacturing Industrial Uses,
Advanced Manufacturing Educational Uses,
Automobile Sales - Ancillary to Automobile Repair
Garage, Automobile Service Station, Building
Supply Outlet, Caterer's Establishment,
Commercial Outdoor Recreation Facility, Craft
Brewery (excluding retail/restaurant area), Custom
Workshop, Dry Cleaning and Laundry Plant, Farm
Equipment Sales and Service Establishment,
Group Home, Industrial Mall, Hotel, Manufacturing
Establishment, Nursery, Nursing Home, Open
Storage, Printing Establishment, Private Zoo, Rest
Home, Retail Warehousing, Retirement Lodge, Self
Storage Establishment, Supervised Residence,
Terminal Centre, Vehicle Sales and Service
Establishment, Warehouse Establishment,
Wholesale Establishment
3 spaces plus 0.1 spaces
for each 100 m2 gross floor
area
Apartment Hotel
1 space per unit
Bed and Breakfast Establishment
1 space per unit
Campground
3 spaces plus 0.2 space per
camp site
Converted Dwelling
No bicycle parking required
Golf Course
3 spaces plus 0.2 spaces
per tee
Miniature Golf Course
3 spaces plus 0.2 spaces
per tee
Mobile Home
1 space per unit
Motel
1 space per unit
Racquet Facility
3 spaces plus 0.2 spaces
per court
Tennis Club
3 spaces plus 0.2 spaces
per court
Tennis Club (Outdoors)
3 spaces plus 0.2 spaces
per court
d) Non-Residential Development Exemptions:
i)
No bicycle parking requirement applies for the following uses
specified in the Zoning By-law:
Abattoir; aggregate reprocessing; aggregate storage area;
agricultural service establishment; agricultural supply
establishment; agricultural use; agricultural use, intensive;
agricultural use, non-intensive; agriculturally related
commercial use; agriculturally related industrial use;
batching plant, asphalt; batching plant, concrete; channel
composting facility; construction and demolition recycling
facility; crushing plant; driving range; drive-through facility;
farm; farm cluster; farm equipment sales and service; farm
foods and products market; farm market; feedlot; forestry
use; grain elevator; greenhouse, commercial; in-vessel
112
composting facility; kennel; landing strip; livestock; livestock
facilities; managed woodlot; manure storage facilities; pit;
propane transfer facility; quarry; resource excavation; residential
and other source recycling facility; resource extraction operation;
salvage yard; specialized recycling facility; stockpiling; travel
plaza/truck stop; truck stop; theatre, drive-in; wayside pit or
wayside quarry; windrow composting facility.
No short-term bicycle parking requirement will apply to non-residential
uses in all Downtown Area 1 and 2 Zones. Residential uses within all
Downtown Area 1 and 2 Zones shall comply with Section 4.19.14.1 a) of
this By-law. (Deleted Z.-1-051420 and replaced by Z.-1-223046)
15)
DESIGN CHARACTERISTICS FOR BICYCLE PARKING
For the purpose of this By-law, associated design elements shall be
provided in accordance with those provisions set forth under the City's Site
Plan Control By-law.
For the purpose of this Section Long-Term Bicycle Parking shall mean
bicycle parking that is indoors in an accessible, secure, and weather
protected area. Short-Term Bicycle Parking may include outdoor spaces.
(Deleted Z.-1-051420 and replaced by Z.-1-223046)
16)
ELECTRIC VEHICLE CHARGING STATIONS
Any vehicle parking space can be an electric vehicle charging station. For
new residential and mixed-use developments with more than 40
residential units, a minimum of 5% of the provided vehicle parking spaces
shall be provided as level 1, 2 or 3 electrical vehicle charging stations.
Where an addition or expansion of an existing building is proposed, the
electric vehicle charging stations shall only apply to the addition or
expansion where there are more than 40 residential units. This regulation
does not apply to a change of use or an adaptive reuse of an existing
building. (Deleted by Z.-1-223046; Added by Z.-1-253275)
4.20 PUBLIC USES
1)
PARKS, FACILITIES AND STREETS (Z-1-051390)
Nothing in this By-law shall apply to prevent or otherwise restrict the use
of any land for a public park, a public street, a bicycle pathway, or a
public memorial such as a monument, cenotaph or fountain.
(O.M.B. File #R910387 - Appeal #9006-2 June 4, 1993) (Z-1-051390)
2)
UTILITIES
This By-Law permits the use of land or the use or erection of any building
or structure in any zone for the purpose of the provision of essential
services or utilities or drainage work by the City or The Hydro-Electric
Commission of the City of London or of any telephone, telegraph, cable
television or natural gas company, including any transportation or public
utility owned, operated or franchised by or for the City or The Hydro-
Electric Commission of the City of London, any department of the
Federal or Provincial governments, including Ontario Hydro, or any
Conservation Authority established by the Government of Ontario,
provided that:
(Z.-1-94236) (Z.-1-051390)
a)
such building or structure is designed and maintained in general
harmony with the buildings and structures permitted within the zone
in which it is located;
b)
all buildings shall otherwise comply with the regulations of that
113
zone; and
c)
there shall be no exterior storage of goods, materials or equipment
in any Residential Zone.
d)
a minimum setback of 20m (65 ft) will be provided from the centre
of a high pressure pipeline to the nearest wall of a building intended
for human occupancy. (Z-1-051390)
3)
MUNICIPAL DRAINS AND NATURAL WATERCOURSES
The following Municipal Drains and Natural Watercourses
regulations will apply only to lands within the Agricultural and Urban
Reserve zone variations and, within these zone variations, will
apply to all lands including existing lots of record.
No permanent buildings or structures shall be erected or used:
a)
closer than 7.5m (25 ft.) from the top-of-bank of a municipal drain
having the width of less than 4.5m (15 ft.) from top-of-bank to top-
of-bank;
b)
closer than 18.5m (61 ft.) from the top-of-bank of a municipal drain
having a width of between 4.5m (15 ft.) and 7.5m (25 ft.) from top-
of-bank to top-of-bank;
c)
closer than 30.5m (100 ft.) from the top-of-bank of a municipal drain
which is 7.5m (25 ft.) or more from top-of-bank to top-of-bank;
d)
closer than 7.5m (25ft.) from the centre line of a municipal tile drain.
The regulations of the Drainage Act will continue to apply to all municipal
drains and natural watercourses in all zone variations in the City.
(Z.-1-051390)(deleted and replaced by Z.-1-112031)
4.21 STREET CLASSIFICATIONS - SPECIFIC ROADS
STREET
FROM
TO
STREET
CLASSIFICATION
Street "A"
39T-03505
(Z.-1-051330)
Medway Park Drive
East limit of Plan (39T-
02503)
Secondary Collector
Street "A"
(39T-00512)
(Z.-1-01869)
(Deleted by Z.-1-
102986)
Street "A"
(39T-07503)
(Z.-1-081703)
Cranbrook Road
Colonel Talbot Road
Secondary Collector
Street "A"
(Z.-1-112006)
Blakie Road
Street "C"
Secondary Collector
Street "A"
(Z.-1-112006)
Street "C"
Dingman Drive
Primary Collector
Street "A"
(Z.-1-112007)
Dingman Drive
Street "C"
Primary Collector
Street "A"
(Z.-1-112007)
Street "C"
Blakie Road
Secondary Collector
Street "A"
(39T-09502)
(Z.-1-112020)
Commissioners Road
East
Street "E"
(39T-09502)
Primary Collector
Street "A"
(39T-09502)
(Z.-1-112020)
Street "E"
Street "B"
(39T-09502)
Primary Collector
Street "A"
(Z.-1-122099)
Sunningdale Road
Callingham Drive
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Street "A" (west of
Crumlin Road and
east of Veteran's
Memorial Parkway)
(39T-09502)
North of Sovereign
Road
South of Dundas
Proposed Secondary
Collector
Aberdeen Drive
North of Gore Road
Tartan Drive
Secondary Collector
Adelaide Street
South
Commissioners Road
East
Thames River South
Branch
Arterial
Adelaide Street North
(Z.-1-132184)
Thames River South
Branch
Hamilton Road
Arterial
Hamilton Road
Horton Street East
Arterial
Horton Street East
Dundas Street
Arterial
West Side Dundas
Street
Queens Avenue
Arterial
East Side of Dundas
Street
Queens Avenue
Arterial
Adelaide Street North
(Z.-1-132184)
Queens Avenue
Fanshawe Park Rd E
Arterial
Fanshawe Park Rd E
N. City Limits
Arterial
Adelaide Street
South
(Z.-1-94277)
Southdale Road
Bradley Ave
Arterial
Adelaide Street
South
(Z.-1-95277)
Bradley Ave
Newbold Street
Primary Collector
Admiral Dr
(Z.-1-061546)
Trafalgar Street
Veteran's Memorial
Parkway
Secondary Collector
Albert Street
Ridout Street N
Talbot Street
Secondary Collector
Aldersbrook gate
Aldersbrook Road
Fanshawe Park Road
West
Secondary Collector
Aldersbrook Road
Sarnia Road
Wonderland Road
North
Secondary Collector
Ambelside Drive
Western Road
Ambelside Drive
Secondary Collector
Andover Drive
Southdale Road East
Commissioners Road
West
Secondary Collector
Angle St
(Z.-1-132184)
Clarence St
Richmond St
Primary Collector
Ashland Avenue
Brydges Street
Dundas Street
Secondary Collector
Atkinson Boulevard
Trafalgar Street
Whitehall Drive
Secondary Collector
Street "B"
(39T-09502)
(Z.-1-112020)
Street "A"
East Limit of Plan
Primary Collector
Barclay Road
Cranbrook Road
Farnham Road
Secondary Collector
Barker Street
Oxford Street East
Kipps Lane
Secondary Collector
Base Line Road East
Wharncliffe Road
Wellington Road
Secondary Collector
Base Line Road East
Wellington Road
Westminster Road
Primary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Base Line Road West
Southcrest Drive
Wharncliffe Road
Secondary Collector
Bateman Trail
(Z.-1-061452)
(Z.-1-041270)
White Oak Road
(south leg)
White Oak Road
(north leg)
Secondary Collector
Beachwood Ave
Commissioners Road
West
Ridgewood Cres.
Secondary Collector
Beaverbrook Ave.
(Z.-1-02986)
Riverside Drive
Oxford Street West
Secondary Collector
Beaverbrook Avenue
Sarnia Road
East limit of Plan
Secondary Collector
Beaverbrook Avenue
(Z.-1-061478)
Oak Crossing Road
Westerly limit of plan
39T-06501
Secondary Collector
Beckwork Avenue
Sanford Street
Sorrel Road
Secondary Collector
Belfield Street
Huron St
Kipps Lane
Secondary Collector
Belmont Drive
Notre Dame Drive
Whancliffe Road South
Secondary Collector
Bentley Drive
Webster Street
Sandford Street
Secondary Collector
Berkshire Drive
Teeple Terrace
Springbank Drive
Secondary Collector
Berryhill Drive
(Z.-1-041203)
Elderberry Avenue
Chambers Avenue
Secondary Collector
Bessemer Road
Exeter Road
Newbold Street
Primary Collector
Blackacres Blvd
Dalmagerry Road
Wonderland Road
North
Secondary Collector
Blackfriars Street
Whancliffe Road
North
Ridout Street North
Secondary Collector
Blackmaple Drive
(Z.-1-02986)
Edgevalley Road
Townsend Drive
Secondary Collector
Blackwater Road
(Z.-1-02986)
Grenfell Drive
Sunningdale Road East
Secondary Collector
Blackwell Boulevard
(Z.-1-051314)
Highbury Avenue
East limit of plan 39T-
01509
Secondary Collector
Blakie Road
(Z.-1-112000)
West Limit of Plan
39T-06508
East Limit of Plan 39T-
06508
Secondary Collector
Blakie Road
(Z.-1-112006)
West Limit of Plan
39T-06504
East Limit of Plan 39T-
06504
Secondary Collector
Blakie Road
(Z.-1-112007)
White Oak Road
Street "A"
Primary Collector
Blakie Road
(Z.-1-112007)
Street "A"
Meg Drive
Secondary Collector
Bluebell Road
(Z.-1-1041203)
Skyline Avenue
Sunningdale Road East
Secondary Collector
Bluegrass Drive
Beaverbrook Avenue
West limit of plan
Secondary Collector
Boler Road
Southdale Road
West
Sanatorium Road
Arterial
Bostwick Road
(Z.-1-051390)
Southdale Road
West
Exeter Road
Arterial
Bow Street
Marconi Blvd
Hudson Drive
Secondary Collector
Bradish Road
(Z.-1-051390)
Wellington Road
South
Regan Bourne
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Bradley Avenue
(Z.-1-051390)
Bostwick Road
Eastern City Limits
Arterial
Brady Drive
(Z.-1-051390)
Bradish Road
Webber Bourne
Arterial
Bramwell Drive
Riverside Drive
80.0 m N/E of Riverside
Drive
Secondary Collector
Briarhill Avenue
Huron Street
Kipps Lane
Secondary Collector
Bruce Street
Wharncliffe Road
South
Ridout Street
Secondary Collector
Brunswick Avenue
Aldersbrook Road
Healy Road
Secondary Collector
Brydges Street
Egerton Street
Wavell Street
Primary Collector
Byron Baseline Road
(Z.-1-051390)
Westdel Bourne
Commissioners Road
West
Arterial
Byron Baseline Road
Western City Limits
Westdel Bourne
Arterial
Street "C"
(Z.-1-01911)
Street "A"
North Limit of Street "C"
Secondary Collector
Street "C"
(Z.-1-11007)
White Oak Road
Street "A"
Primary Collector
Street "C" (west of
Veteran's Memorial
Parkway)
(Z.-1-13224)
North of Tartan Drive
South of Trafalgar
Street
Proposed Secondary
Collector
Callingham Drive
(Z.-1-122099)
Meadowlands Way
East Limit of Plan 39T-
11504
Secondary Collector
Campbell Street
(Z.-1-051390)
Whancliffe Road
South
Sunray Avenue
Secondary Collector
Capulet Lane
Oxford Street West
Blythwood Road
Secondary Collector
Carfrae Crescent
Thames River
Grand Avenue
Primary Collector
Castle Drive
Royal Crescent
Wavell Street
Secondary Collector
Castlegrove Blvd
Sarnia Road
Sleightholme Avenue
Secondary Collector
Castleton Road
(Z.-1-051390)
Roxburgh Road
Dingman Drive
Secondary Collector
Cedarhallow Blvd
Killarney
Fanshawe Park Road
East
Secondary Collector
Central Avenue
Talbot Street
Richmond Street
Primary Collector
Central Avenue
Richmond Street
Adelaide Street North
Primary Collector
Central Avenue
Adelaide Street North
Ontario Street
Secondary Collector
Chalkstone Drive
Exeter Road
Jalna Blvd
Secondary Collector
Chalkstone Drive
(Z.-1-112000)
Exeter Road
Blakie Road
Secondary Collector
Chambers Avenue
Nanette Drive
Skyline Avenue
Secondary Collector
Cheapside Street
St George Street
Richmond Street
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Cheapside Street
Richmond Street
Clarke Road
Primary Collector
Chelton Road
(Z.-1-95310)
(Z.-1-99716)
Commissioners Road
East
Reardon Blvd
Secondary Collector
Chelton Road
(deleted by Z.-1-
041203)
Chelton Road
(Z.-1-041203)
Reardon Blvd
Meadowgate Blvd
Secondary Collector
Cherryhill Blvd
Oxford Street West
Cherryhill Place
Secondary Collector
Cherryhill Circle
(west)
(Z.-1-00800)
Westfield Drive
Cherryhill Blvd
Secondary Collector
Cherryhill Place
Cherryhill Blvd
Platts Lane
Secondary Collector
Cherrywood Trail
Bluegrass Drive
Sarnia Road
Secondary Collector
Chiddington Avenue
Upper Queen Street
Chiddington Gate
Secondary Collector
Chiddington Gate
Chiddington Avenue
Wilkins Street
Secondary Collector
Chippewa Drive
Sanford Street
Oakville Avenue
Secondary Collector
Clarence Street
(Z.-1-132184)
York Street
Queens Avenue
Primary Collector
Queens Avenue
Dufferin Avenue
Primary Collector
Dufferin Ave
Angel St
Primary Collector
Clarke Road
(Z.-1-02986) (Z.-1-
132184)
Hamilton Road
VMP Extension
Arterial
VMP Extension
Fanshawe Park Rd E
Arterial
Fanshawe Prk Rd E
North City Limits
Arterial
Clarke Road
(Z.-1-132224)
Veteran's Memorial
Parkway
200 m east of Veteran's
Memorial Parkway
Proposed Arterial
Clarke Road
(Z.-1-132224)
Clarke Road
Veteran's Memorial
Parkway
Proposed Arterial
Colborne Street
South Street
Huron Street
Primary Collector
Colonel Talbot Road
(Z.-1-051390)
Southdale Road
West
South City Limits
Arterial
Commissioners Road
East
(Z.-1-051390)
Wharncliffe Road
East City Limits
Arterial
Commissioners Road
West
(Z.-1-01933)
West City Limits
200 metres east of
Springbank Drive
Arterial
Commissioners Road
West
(Z.-1-0933)
200 metres east of
Springbank Drive
Cranbrook Road
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Commissioners Road
West
(Z.-1-0933)
Cranbrook Road
Wharncliffe Road South
Arterial
Coombs Avenue
Trott Drive
Sarnia Road
Secondary Collector
Cook Road
(Z.-1-051390)
Westminster Drive
South City Limits
Arterial
Corley Drive
Windermere Road
Ambelside Drive
Secondary Collector
Coronation Drive
Gainsborough Road
North of South Carriage
Road
Secondary Collector
Cranbrook Road
Commissioners Road
West
Tillman Road
Secondary Collector
Cranbrook Road
(Z.-1-142255)
Tilman Road
Longworth Road
Secondary Collector
Crumlin Road
(Z.-1-09133)
Gore Road
Oxford Street East
Arterial
Crumlin Side Road
(Z.-1-01887)
Oxford Street East
Robin's Hill Road
Secondary Collector
Crumlin Road
200 m south of the
CNR line
Gore Road
Secondary Collector
Cuddy Blvd
Page Street
Oxford Street
Secondary Collector
Street "D"
(West of Veteran's
Memorial Parkway)
North of Scanlan
Street
South of Gore Road
Proposed Secondary
Collector
Dalmagarry Road
Fanshawe Park Road
Coronation Drive
Secondary Collector
Darnley Blvd.
(Z.-1-95310)
Jackson Road
Lighthouse Drive
Secondary Collector
Darnley Blvd.
Lighthouse Drive
Meadowgate Blvd
Secondary Collector
Dearness Drive
Bradley Avenue
Southdale Road
Secondary Collector
Decker Driver
(Z.-1-051390)
West City Limits
Wonderland Road
South
Arterial
Deer Park Circle
Valetta Street
Juniper Street
Secondary Collector
Denview Ave
Sunningdale Road
West
Silverfox Cres
Secondary Collector
Derwent Road
Fanshawe Park Road Ambleside Drive
Secondary Collector
Deveron Crescent
Pond Mills Road
(North Intersection)
Pond Mills Road
(south Intersection)
Secondary Collector
Deveron Crescent
Pond Mills Road
Commissioners Road
East
Secondary Collector
Deveron Crescent
Commissioners Road
East
Pond Mills Road
Secondary Collector
Dingman Drive
(Z.-1-051390)
Wonderland Road
South
East City Limits
Arterial
Doon Drive
Windermere Road
Windermere Road
Secondary Collector
Driver Lane
(Z.-1-142254)
North of Dundas
Street
Auto Mall Avenue
Secondary Collector
Dufferin Ave
Richmond Street
Colborne Street
Primary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Ridout street
Richmond Street
Primary Collector
Dundalk Drive
Southdale Road
Ferndale Avenue
Secondary Collector
Dundas Street
(Z.-1-132184)
Riverside Dr
Wellington St
Primary Collector
Wellington St
Burwell St
Primary Collector
Burwell St
Ontario St
Secondary Collector
Ontario St
Highbury Ave
Arterial
Highbury Ave
E. City Limits
Arterial
Dyer Drive
Hyde Park Road
Street "B" in Plan 39T-
11503
Secondary Collector
Street "E"
39T-04505
(Z.-1-051330)
Street "A"
West limit of Plan
Secondary Collector
Edgevalley Road
(Z.-1-95369)
(Z.-1-02986)
Highbury Avenue
North
Blackmaple Dirve
Secondary Collector
Egerton Street
Thames River
Dundas Street
Primary Collector
Elias Street
Ontario Street
Nightingale Avenue
Secondary Collector
Elliot Street
Oxford Street East
Victoria Street
Secondary Collector
Elderberry Ave
(Z.-1-041203)
Skyline Avenue
Berryhill Drive
Secondary Collector
Elmwood Avenue
Wharncliffe Road
Ridout Street
Secondary Collector
Elviage
(Z.-1-051390)
West City Limits
Westdel Bourne
Arterial
Emery Street West
Southcrest Drive
Wharncliffe Rd South
Secondary Collector
Emery Street East
Wharncliffe Road
South
Wellington Road
Secondary Collector
Ernest Avenue
Jalna Blvd. South
Southdale Road
Primary Collector
Epworth Avenue
Richmond Street
Waterloo Street
Secondary Collector
Exeter Road
(Z.-1-051390)
Bostwick Road
Highway 401
Arterial
Street "F"
(deleted by Z.-1-
051389)
Fairview Avenue
Weston Street
Whetter Avenue
Secondary Collector
Fanshawe Park Road
(Z.-1-051390)
(Z.-1-132184)
W.City Limits
Wonderland Road N
Arterial
Wonderland Rd N
Clarke Rd
Arterial
Farnham Road
Southdale Road
West
Viscount Road
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Ferndale Avenue
Wharncliffe Road
Nixon Avenue
Secondary Collector
First Street
Dundas Street
Oxford Street East
Secondary Collector
Fitzwilliam Blvd
(Z.-1-95369)
Manchestser Road
Hyde Park Road
Secondary Collector
Florence Street
Rectory Street
Dundas Street
Arterial
Foxwood Avenue
Fanshawe Park Road
West
Medway Park
Secondary Collector
Frontenac Road
Commissioners Road
East
Deveron Crescent
Secondary Collector
Fullerton Street
Ridout Street
Richmond Street
Primary Collector
Fuller Street
McNay Street
Highbury Avenue
Secondary Collector
Street "G"
(Z.-1-111993)
Sunningdale Road
Quarrier Road
Secondary Collector
Gainsborough Road
West City Limits
Wonderland Road
North
Arterial
Gardenwood Drive
Berkshire Drive
Ridgewood Crescent
Secondary Collector
Gideon Drive
(Z.-1-051390)
West City Limits
Commissioners Road
West
Arterial
Glanworth Drive
(Z.-1-051390)
West City Limits
East City Limits
Arterial
Glengarry Ave
Fanshawe Park Road
Glenora Drive
Secondary Collector
Glenora Drive
Adelaide Street North
Fanshawe Park Road
Secondary Collector
Glenroy Road
Pond View Road
Deveron Crescnet
Secondary Collector
Gore Road
Hamilton Road
East City Limits
Arterial
Gough Avenue
(Z.-1-041203)
Sunningdale Road
East
North Wenige Drive
Secondary Collector
Grand Avenue
Ridout Street
Wellington Road
Secondary Collector
Green Valley Drive
(Z.-1-051390)
Sise Road
Highbury Avenue South
Primary Collector
Grenfell Drive
(Z.-1-02986)
Adelaide Street North
Stackhouse Drive
Secondary Collector
Grey Street
75 m East of
Colborne Street
Adelaide Street North
Secondary Collector
Grey Street
Wellington Street
75 m East of Colborne
Street
Secondary Collector
Griffith Street
Commissioners Road
West
Boler Road
Secondary Collector
Griffith Street
Boler Road
Baseline Road
Secondary Collector
Guildwood Blvd
(Z.-1-02896)
Oxford Street West
Prince Phillip Drive
Secondary Collector
Guildwood Gate
Oxford Street West
Guildwood Blvd
Secondary Collector
Hale Street
Hamilton Road
Dundas Street
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Hall's Mill Road
Commissioners Road
West
Boler Road
Primary Collector
Hamilton Road
(Z.-1-132184)
Horton Street
Adelaide St N
Arterial
Hamilton Road
(Z.-1-132184)
Adelaide St N
Highbury Ave
Arterial
Highbury Ave
E. City Limits
Arterial
Hamlyn Street
(Z.-1-051390)
Wharncliffe Road
South
Wonderland Road
South
Secondary Collector
Harry White Drive
(Z.-1-051390)
Wonderland Road
South
Wellington Road South
Arterial
Hartson Road
Aldergrove Crescent
Bramwell Drive
Secondary Collector
Hartson Road
Bramwell Drive
Riverside Drive
Secondary Collector
Hastings Drive
Fanshawe Park Road
East
Fanshawe Park Road
East
Secondary Collector
Hastings Drive
(Deleted by Z.-1-
041203)
Hastings Drive
Fanshawe Park Road
East
Chambers Avenue
Secondary Collector
Hastings Gate
Hastings Drive
Stoneybrook Crescent
Secondary Collector
Hawthorne Road
Coronation Drive
Blackacres Blvd
Secondary Collector
Hazeldon Lane
Hartson Road
Hyde Park Road
Secondary Collector
Headley Drive
Santa Monica Road
Oxford Street West
Secondary Collector
Hickory Road
Oak Park Drive
Pinetree Drive
Secondary Collector
High Street
Commissioners Road
East
Wellington Road
Secondary Collector
Highbury Avenue
North
(Z.-1-051390)
(Z.-1-132184)
Power Street
Dundas St
Arterial
Dundas St
Fanshawe Park Rd E
Arterial
Fanshawe Prk Rd E
N. City Limit
Arterial
Highbury Avenue
South
(Z.-1-051390)
Highway 401
South City Limits
Arterial
Highview Avenue
East
Ferndale Avenue
Wharncliffe Road South
Secondary Collector
Homestead Crescent
Limberlost Crescent
Blackacres Blvd
Secondary Collector
Homeview Road
Southdale Road East
Ferndale Avenue
Secondary Collector
Homewood Line
(Z.-1-051390)
Longwoods Road
Pack Road
Arterial
Horton Street
Springbank Drive
Wellington Street
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Horton Street
Wellington Street
Burwell Street`
Arterial
Horton Street
Burwell Street
Adelaide Street North
Arterial
Horton Street
Adelaide Street
South
York/Florence
Arterial
Hubrey Road
(Z.-1-051390)
Wilton Grove Road
Green Valley Road
Primary Collector
Hudson Drive
Bow Street
Trafalgar Street
Secondary Collector
Hume Street
Trafalgar Street
Pine Street
Secondary Collector
Hunt Club Drive
Royal York Road
Manchester Road
Secondary Collector
Huntington Drive
Chiddington Ave
Commissioners Road
East
Secondary Collector
Huron Street
Richmond Street
Maitland Street
Primary Collector
Huron Street
William Street
Adelaide Street North
Primary Collector
Huron Street
(Z.-1-243185)
Adelaide Street North
CN Rail Right of Way
Arterial
Huron Street
CN Rail Right of Way
Robin's Hill Road
Arterial
Hyde Park Road
Riverside Drive
Oxford Street West
Primary Collector
Hyde Park Road
Oxford Street West
North City Limits
Arterial
Street "A"
Hyde Park Road
Street B
(Plan 39T-11503)
Secondary Collector
Street "I"
(Z.-1-02986)
Deleted by (Z.-1-
041203)
Industrial Road
Dundas Street
700.0 m North of
Oxford Street East
Secondary Collector
Ironwood Road
Deleted by Z.-1-
041203
Ironwood Road
(Z.-1-041203)
Wickerson Road
Southerly limit of
existing Road
Secondary Collector
Jackson Road
(Z.-1-95310)
(Z.-1-02986)
Commissioners Road
East
Bradley Avenue
Primary Collector
Jalna Blvd. West
Ernest Avenue
Southdale Road
Secondary Collector
Jalna Blvd East
Jalna Blvd West
Meg Drive
Secondary Collector
Jalna Blvd
Ernest Avenue
Meg Drive
Primary Collector
James Street
(Z.-1-051390)
Colonel Talbot Road
Main Street
Secondary Collector
Jennifer Road
Fanshawe Park Road
Hastings Drive
Secondary Collector
Jensen Road
(Z.-1-95369)
Bentley Drive
30 m West of
Stonehenge Road
Secondary Collector
Jensen Road
Highbury Ave N
500.0 m E of Webster
St
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
500.0 m E of Webster
St
Bentley Dr
Secondary Collector
Juniper St
Dear Park Circle
Oxford St W
Secondary Collector
Street "K"
39T-02505
(Z.-1-041251)
Sunningdale Road
West
Street "L"
39T-02505
Secondary Collector
Kains Road
(Z.-1-00834)
(deleted by Z.-1-
051389)
Kains Road
(Z.-1-051389)
Oxford Street West
Westdel Bourne
Primary Collector
Kains Road
(Z.-1-061542)
Westdel Bourne
South-west limit of 39T-
05514
Secondary Collector
Kains Road
(39T-17501)
(Z.-1-172596)
North limit of plan
Oxford Street W
Secondary Collector
Kernohan Pkwy
Ridgewood Cres.
Springbank Drive
Secondary Collector
Kerr Rd
(Z.-1-051390)
Brady Dr
Webber Bourne
Arterial
Kilally Rd
(Z.-1-071667)
Thames River
Edgevalley Road
Secondary Collector
Edgevalley Road
(Z.-1-071667)
Highbury Ave
Primary Collector
Highbury Ave N
(Z.-1-051390)
Clarke Rd
Arterial
Kilally Rd
Clarke Rd
200 m east of Clarke
Road
Proposed Arterial
Killarney Road
Highbury Avenue
North
Cedarhallow Boulevard
Secondary Collector
King St
(Z.-1-99631)
Thames River
Wellington St
Arterial
Wellington St
Burwell St
Arterial
Burwell St
Ontario St
Arterial
King St (Ext)
Ridout St N
Riverside Dr
Arterial
King Edward Ave
Commissioners Road
E
Thompson Rd
Secondary Collector
Kingsway Ave
Oakridge Dr
Wonderland Rd N
Secondary Collector
Kipps Lane
Adelaide St N
Briarhill Ave
Secondary Collector
Knightsbridge Rd
North St
Cranbrook Rd
Secondary Collector
Street "L"
39T-02505 (Z.-1-
041251)
East Limit of Plan
West limit of plan
Secondary Collector
Lawson Road
(Z.-1-152382)
Coronation Dr
Wychwood Park
(E. Intersection)
Secondary Collector
Legendary Drive
(Z.-1-061452)
Wharncliffe Road
South
Paulpeel Ave
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Lighthouse Rd
(added by Z.-1-
95310)
(Amended by Z.-1-
02986)
Reardon Blvd
120 m south of Darnley
Blvd
Secondary Collector
Little Simcoe St
Adelaide St N
Rectory St
Secondary Collector
Limberlost Cres
Limberlost Rd
Homestead Cres.
Secondary Collector
Lindisfrne Rd
(Z.-1-041203)
Skyline Ave
Sunningdale Rd E
Secondary Collector
Longwoods Rd
(Z.-1-051390)
W. City Limits
Colonel Talbot Rd
Arterial
Longworth Rd
(Z.-1-99705)
Commissioners Rd
West
Colonel Talbot Rd
Secondary Collector
Longworth Rd
(Z.-1-081703)
Commissioners Rd
West
Cranbrook Rd
Secondary Collector
Louise Blvd
(Z.-1-99719)
Fanshawe Park Road Plane Tree Drive
Secondary Collector
Main Street
(Z.-1-051390)
Colonel Talbot Rd
Wharncliffe Rd S
Arterial
Maitland St
Huron St
Regent St
Primary Collector
Manchester Rd
(deleted by Z.-1-
02986)
Manchester Rd
(Z.-1-95369)
Royal York Rd
Fitzwilliam Blvd
Secondary Collector
Manitoulin Dr
Tweedsmuir Dr
Montebello Dr
Secondary Collector
Manning Dr
(Z.-1-051390)
Wonderland Road
South
E City Limits
Arterial
Marconi Blvd
(added by Z.-1-
95369)
(amended by Z.-1-
02986)
Marconi Gate
Trafalgar St
Secondary Collector
Marconi Gate
(Z.-1-95369)
Gore Rd
Marconi Blvd
Secondary Collector
McGarrell Drive
(Z.-1-99719) (Z.-1-
01869) (Z.-1-02986)
Louise Blvd
Limits of traffic circle at
Pinnacle Parkway and
McGarrell Pl
Secondary Collector
McGarrell Drive
(Z.-1-041203)
Plane Tree Dr
Louise Blvd
Secondary Collector
McLean Dr
Glenora Dr
Fanshawe Park Rd
Secondary Collector
McMaster Dr
Farnham Rd
Wonderland Rd S
Secondary Collector
McNay St
Oxford St E
Fuller St
Secondary Collector
Meg Dr
Exeter Rd
Jalna Blvd
Primary Collector
Medway Park
39T-02505
(Z.-1-041251)
East limit of plan
West limit of Plan
Secondary Collector
Medway Park Drive
(Z.-1-051330)
West limit of plan
East limit of plan
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Melsandra Ave
Briarhill Ave
McNay St
Secondary Collector
Merlin Cres
Whitehall dr
Wavell St
Secondary Collector
Milestone Rd
(deleted by Z.-1-
01852)
Millbank Dr (N. Leg)
Southdale Rd E
(West Intersection)
Southdale Rd E (East
Intersection)
Secondary Collector
Southdale Rd E
Bradley Ave
Secondary Collector
Montebello Dr
Gore Rd
Manitoulin Dr
Secondary Collector
Mornington Ave
Quebec St
Oxford E
Secondary Collector
Morrison Rd
(Z.-1-051390)
Scotland Dr
Wonderland Rd S
Arterial
Murray Rd
(Z.-1-051390)
Sharon Rd
Westdel Bourne
Arterial
Nanette Dr
(deleted by Z.-1-
041203)
Nanette Dr
(Z.-1-041203)
Jennifer Rd
Chambers Ave
Secondary Collector
Newbold St
Bessemer Rd
Adelaide St S
Primary Collector
Nicole Ave
(Z.-1-041203)
South Wenige Dr
Sunningdale Rd
Secondary Collector
Nightingale Ave
Dundas St
Eliast St
Secondary Collector
Nixon Ave
Southdale Rd E
Wilkins St
Primary Collector
North Street
Byron Baseline Rd
Commissioners Rd W
Primary Collector
North Centre Rd
(deleted by Z.-1-
041203)
North Centre Rd
(Z.-1-041203)
Sunnyside Dr
Richmond St
Secondary Collector
North Routledge Park Hyde Park Rd
Dalmagrry Rd
Secondary Collector
North Talbot
Community Plan
Area (Z.-1-01875)
Secondary Collector
North Wenige Dr
(Z.-1-02986)
Adelaide St N
Sunningdale Rd N
Secondary Collector
Notre Dame Dr
Southdale Rd
Viscount Rd
Secondary Collector
Nottinghill Rd
Village Green Ave
Commissioners Rd W
Secondary Collector
Oakcrossing Gate
(Z.-1-061478)
Sarnia Road
Oakcrossing Road
Secondary Collector
Oakcrossing Road
(Z.-1-061478)
Beaverbrook Ave
Oakcrossing Gate
Secondary Collector
Oakridge Dr
Valetta St
Kingsway Ave
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Oak Park Dr
Valetta St
Hickory Rd
Secondary Collector
Old Hunt Rd
Oxford St W
Hunt Club Dr
Secondary Collector
Old Victoria Rd
(Z.-1-051390)
Hamilton Rd
S City Limits
Arterial
Ontario St
Dundas St
King St
Arterial
Central Ave
Elias St
Secondary Collector
Osgoode Dr
(W. Leg)
Adelaide St S
Adelaide St S
Secondary Collector
Outer Dr
(Z.-1-051390)
Colonel Talbot Rd
Sunray Ave
Secondary Collector
Oxford St E
(Z.-1-132184)
Thames River North
Branch
Richmond St
Arterial
Richmond St
Adelaide St N
Arterial
Adelaide St N
Highbury Ave
Arterial
Highbury Ave
Clarke Rd
Arterial
Clarke Rd
Crumlin Rd
Arterial
Oxford St W
(Z.-1-132184)
W City Limits
Hyde Park Rd
Arterial
Hyde Park Rd
Thames River North
Branch
Arterial
Pack Road
(Z.-1-051390)
Homewood Lane
Bostwick Rd
Arterial
Page St
Industrial Rd
Crumlin SDRD
Secondary Collector
Pall Mall St
Richmond St
Wellington St
Arterial
Parkhurst Ave
Third St
Clarke Side Rd
Secondary Collector
Paulpeel Ave
(Z.-1-061452) (Z.-1-
041270)
Bradley Ave
Bateman Trail
Secondary Collector
Pelkey Rd
(Z.-1-99719)
Plane Tree Dr
Northerly limit of
existing road
Secondary Collector
Phillbrook Dr
Fanshawe Park Rd E
Adelaide St N
Secondary Collector
Pine St
Egerton St
Hume St
Secondary Collector
Pinetree Dr
Hickory Rd
Riverside Dr
Secondary Collector
Pine Valley Dr
Viscount Rd
Andover Dr
Secondary Collector
Pine Valley Gate
Wonderland Rd S
Pine Valley Dr
Secondary Collector
Pinnacle Pkwy
(Z.-1-02986)
Ambleside Dr
South limit of traffic
circle at McGarrell Dr
Secondary Collector
Pinnacle Pkwy
(Z.-1-02986)
North limit of traffic
circle at McGarrell Dr
South limit of traffic
circle at Plane Tree Dr
Secondary Collector
Piper Dr
(Z.-1-051390)
Westdel Bourne
Murray Rd
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Platt's Lane
Oxford St W
Western Rd
Primary Collector
Plane Tree Drive
(Z.-1-99719) (Z.-1-
01869) (Z.-1-02986)
Richmond St
Limits of traffic circle at
Plane tree Dr (west
limit) and Pinnacle
Pkwy
Secondary Collector
Plymouth Ave
Sanatorium Rd
Santa Monica Rd
Secondary Collector
Pond Mills Rd
( deleted by Z.-1-
041203) (Z.-1-98630)
(Z.-1-99662)
Pond Mills Rd
(Z.-1-99662)
Pond View Rd
Commissioners Rd E
Arterial
Bradley Ave
Pond View Rd
Arterial
Commissioners Rd E
Thompson Rd
Primary Collector
Pond Mills Rd
(Z.-1-041203)
Wilton Grove Rd
Bradley Ave
Arterial
Pond View Rd
Pond Mills Rd
Glenroy Rd
Secondary Collector
Prince Philip Dr
Guildwood Blvd
Hyde Park Rd
Secondary Collector
Proudfoot Lane
Beaverbrook Ave
Beaverbrook Ave
Secondary Collector
Quarrier Rd
(Z.-1-99719) (Z.-1-
02986)
Plane Tree Dr
Pelkey Rd
Secondary Collector
Quebec St
Dundas St
Queens Ave
Arterial
Queens Ave
Oxford St E
Primary Collector
Queens Ave
Thames River North
Branch
Burwell St
Arterial
Burwell St
Quebec St
Arterial
Quinella Dr
Rosecliffe Ter
Springbank Dr
Secondary Collector
Regan Bourne
(Z.-1-051390)
Wellington Rd S
Bradish Rd
Arterial
Reardon Blvd
(Z.-1-02986)
Lighthouse Rd
Meadowgate Blvd
Secondary Collector
Rectory St
Hamilton Rd
Dundas St
Secondary Collector
Rectory St
(Ext)
Dundas St
Queens Ave
Secondary Collector
Regent St
Maitland St
William St
Primary Collector
Repton Ave
(Z.-1-041203)
Sandybrook Dr
Phillbrook Dr
Secondary Collector
Richmond St
(Z.-1-132184)
York St
Fullarton St
Arterial
Fullarton St
Oxford St
Arterial
Oxford St
Huron St
Arterial
Huron St
Fanshawe Pk Rd
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Fanshawe Pk Rd
N. City Limits
Arterial
Ridgewood Cres
Gardenwood Dr
Beachwood Ave
Secondary Collector
Ridout St S
Commissioners Rd E
Thames River South
Branch
Primary Collector
Ridout St N
Thames River South
Branch
Dufferin Ave
Primary Collector
Ridout St N
Dufferin Ave
Blackfriars St
Secondary Collector
River Road
(OMB R980212
Issued April 15,
1999) (Z.-1-98612)
Gore Road
E City Limits
Arterial
Riverbend Rd
(Z.-1-051389)
Kains Road
Shore Road
Secondary Collector
Riverbend Road
(Z.-1-061483)
Oxford St West
Sumac Way
Secondary Collector
Riverside Dr
Sanitorium Rd
Thames River North
Branch
Arterial
Robin's Hill Road
(Z.-1-01887)
Crumlin Sideroad
Huron Street
Secondary Collector
Robin's Hill Road
(Z.-1-01887) (Z.-1-
051390)
Huron St
E City Limits
Arterial
Rosecliffe Terrace
Commissioners Rd W
Wonderland Road S
Secondary Collector
Roxburgh Rd
(Z.-1-051390)
Wilton Grove Rd
Sise Rd
Primary Collector
Wellington Rd S
Wilton Grove Rd
Arterial
Royal Cres
Wexford Ave
Castle Dr
Secondary Collector
Royal York Rd
Oxford St W
Hyde Park Rd
Secondary Collector
Hyde Park Rd
Guildwood Blvd
Secondary Collector
St George St
Oxford St W
Cheapside St
Secondary Collector
St James St
Talbot St
St George St
Secondary Collector
Sandford St
Cheapside St
Kilally Rd
Primary Collector
Sandybrook Dr
(Z.-1-041203)
Chambers Ave
Repton Ave
Secondary Collector
Sanitorium Road
Boler Rd
Oxford St W
Arterial
Santa Monica Rd
Plymouth Ave
Headley Dr
Secondary Collector
Sarnia Rd
(Z.-1-051390)
(Z.-1-132184)
Hyde Park Rd
Wonderland Rd N
Arterial
Wonderland Rd N
Western Rd
Arterial
Saskatoon St
Wavell St
Dundas St
Primary Collector
Savoy St
Wharncliffe Rd S
North limit of existing
road
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
Scotland Dr
(Z.-1-051390)
Wonderland Rd S
E City Limits
Arterial
Second St
Dundas St
Cheapside St
Primary Collector
Settlement Trail
(Z.-1-041203)
Raleigh Blvd
Southerly limit of
existing road
Secondary Collector
Scanlon St
(Z.-1-98612) (OMB
File No R98212 -
Issue Date April 15,
1999) (amended by
Z.-1-02986) (deleted
by Z.-1-041203)
Scanlan St
(Z.-1-041203)
River Road (north
side, west
intersection)
River Road (east
intersection)
Secondary Collector
Sise Road
(Z.-1-051390)
Green Valley Rd
Wilton Grove Rd
Primary Collector
Sharon Rd
(Z.-1-051390)
W. City Limits
Longwoods Rd
Arterial
Sholto Dr
Exeter Rd
Jalna Blvd
Secondary Collector
Shore Road
(Z.-1-031072)
(deleted by Z.-1-
051389)
Shore Road
(Z.-1-041233)
Kains Road
Westdel Bourne
Secondary Collector
Shore Road
(Z.-1-051389)
Westdel Bourne
225 metres east of
Kains Road
Secondary Collector
Skyline Ave
(Z.-1-041203)
Chambers Ave
Sunningdale Rd E
Secondary Collector
Sleightholme Ave
Sarnia Rd
Wychwood Pk
Secondary Collector
Sorrel Rd
Cheapside St
Huron St
Secondary Collector
South St
75 E of Colborne St
Adelaide St N
Secondary Collector
Wellington St
75 E of Colborne St
Secondary Collector
Southcrest Dr
Gradenwood Dr
Emery St W
Secondary Collector
Southdale Rd W
Westdel Bourne
Wharncilffe Rd S
Arterial
Southdale Rd E
Wharncliffe Rd S
Pond Mills Rd
Arterial
Southminster Bourne
(Z.-1-051390)
W. city limits
Wonderland Rd S
Arterial
South Wenige Dr
Sunningdale Rd E
(east intersection)
North Weinge Dr
Secondary Collector
Sovereign Road
north of the CPR line
existing limit of
Sovereign Road
Secondary Collector
Springbank Dr
Commissioners Rd W
Horton St
Arterial
Springmeadow Road
Southdale Rd W
Singleton Ave
Secondary Collector
Stackhouse Ave
(Z.-1-02986) (deleted
by Z.-1-041203)
STREET
FROM
TO
STREET
CLASSIFICATION
Stanley St
Wharncliffe Rd S
York St
Arterial
Stoneybrook Cres.
Fanshawe Park Rd
Fanshawe Park Rd
Secondary Collector
Sunningdale Rd W
W City Limits
Richmond St
Arterial
Sunningdale Rd E
Richmond St
Clarke Rd
Arterial
Street "G"
Sunningdale Rd W
Street "B" (in plan 39T-
11503)
Secondary Collector
Sunnyside Dr
Richmond St
Doon Dr
Secondary Collector
Sunray Ave
(Z.-1-051390)
Colonel Talbot Rd
Outer Dr
Secondary Collector
Talbot St
York St
Queens Ave
Primary Collector
Queens Ave
Fullarton Street
Primary Collector
Fullarton Street
Dufferin Ave
Primary Collector
Dufferin Ave
Oxford St W
Primary Collectore
Oxford St W
St James St
Secondary Collector
Tartan Dr
Aberdeen Drive
Veterans Memorial
Parkway
Secondary Collector
Veterans Memorial
Parkway (Z.-1-
061546)
Neptune Cres.
Secondary Collector
Tartan Dr
Railton Ave
Veterans Memorial
Parkway
Secondary Collector
Tavistock Rd
Village Green Ave
Viscount Rd
Secondary Collector
Taylor St
Victoria St
Huron St
Secondary Collector
Tempo Rd
(Z.-1-051390)
Colonel Talbot Rd
Glanworth Dr
Arterial
Thames St
Dundas St
Horton St
Primary Collector
Third St
Dundas St
Cheapside St
Secondary Collector
Thistlewood Dr
(Z.-1-02986)
South Wenige Dr
Blackwater Rd
Secondary Collector
Thompson Rd
Whetter Ave
Thames River
Primary Collector
Tillmann Rd
(Z.-1-02986) (deleted
by Z.-1-041203)
Tillman Rd
(Z.-1-041203)
Cranbrook Road
Southerly limit of
existing road
Secondary Collector
Street "B"
Tokala Trail
North leg at the East
limit of plan 39T-11503
Secondary Collector
Topping Lane
Commissioners Rd W
Berkshire Dr
Secondary Collector
Townsend Dr
(Z.-1-02986)
Blackmaple Drive
Highbury Ave N
Secondary Collector
Trafalgar St
Hamilton Rd
E City Limits
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Trossack Ave
Fanshawe Pk Rd
Grenfell Dr
Secondary Collector
Trott Dr
Coombs Ave
Platts Lane
Secondary Collector
Tweedsmuir Ave
Hale St
Manitoulin Dr
Secondary Collector
Upper Queen St
Wilkins St
Commissioners Rd E
Primary Collector
Valetta St
Hyde Park Rd
Oakridge Dr
Secondary Collector
Vancouver St
Trafalgar St
Wavell St
Secondary Collector
Veterans Memorial
Parkway
Highway 401
River Road
Freeway
Veterans Memorial
Parkway
River Road
Huron St
Freeway
Veterans Memorial
Parkway
(Z.-1-13224)
Huron St
Clarke Road
Proposed Freeway
Veterans Memorial
Parkway (Z.-1-
132223)
Highway 401
Wilton Grove Road
Freeway
Victoria St
Taylor St
Elliot St
Secondary Collector
Village Green Ave
Viscount Rd
Tavistock Rd
Secondary Collector
Viscount Rd
Cranbrook Rd
Commissioners Rd W
Primary Collector
Waterloo St
(Z.-1-132184)
York St
Dundas St
Primary Collector
Dundas St
Dufferin Ave
Primary Collector
Wavell St
Brydges St
Dundas St
Primary Collector
Webber Bourne
(Z.-1-051390)
Kerr Rd
Highbury Ave
Arterial
Webster St
Huron St
Kilally Rd
Secondary Collector
Webster St
(Z.-1-061473)
Kilally Road
Highbury Ave N
Secondary Collector
Wellington Rd
(Z.-1-132184)
Thames River South
Branch
Bradley Ave
Arterial
Bradley Ave
Hwy 401
Arterial
Wellington Rd S
Hwy 401
S. City Limits
Arterial
Wellington St
(Z.-1-132184)
Thames River South
Branch
York St
Arterial
York St
Pall Mall St
Arterial
Westdel Bourne
Oxford St W
S. City Limits
Arterial
Kains Rd
(Z.-1-041233)
Oxford St W
Primary Collector
Westfield Dr
Beaverbrook Ave
137.5 East of
Beaverbrook Ave
Secondary Collector
STREET
FROM
TO
STREET
CLASSIFICATION
137.5 East of
Beaverbrook Ave
Cherryhill Circle
Secondary Collector
Oxford St E
Kenneth St
Primary Collector
Western Rd
(Z.-1-021036)
Wharncliffe Rd N
Richmond St
Arterial
Westminster Ave
Base Line Rd
Whetter Ave
Primary Collector
Westminster Dr
(Z.-1-051390)
W. City Limits
E. City Limits
Arterial
Weston St
Wellington Rd
Fairview Ave
Secondary Collector
Wexford Ave
Royal Cres
Admiral Dr
Secondary Collector
Wharncliffe Rd S
(Z.-1-051390)
(Z.-1-132184)
Main St
Commissioners Rd
Arterial
Wharncliffe Rd S
(Z.-1-132184)
Commissioners Rd
Riverview Ave
Arterial
Riverview Ave
Thames River
Arterial
Wharncliffe Rd N
Thames River
Western Rd
Arterial
Whetter Ave
Wellington Rd
Thompson Rd
Secondary Collector
Whisperwood Ave
Griffith St
(w. intersection)
Griffith St
(e intersection)
Secondary Collector
Whitehall Dr
Atkinson Blvd
Merlin Cres
Secondary Collector
White Oak Rd
Southdale Rd E
Harry White Dr
Arterial
Wickerson Rd
(Z.-1-01933)
Byron Baseline Road
Southdale Rd W
Secondary Collector
Wilkins St
Upper Queens
St.
Wellington Rd
Secondary Collector
Wilkins St
Upper Queens St
Wellington Rd
Secondary Collector
William St
Regent St
Huron St
Primary Collector
Willow Lane
Dearness Dr
Osgoode Dr
Secondary Collector
Willsie Bourne
(Z.-1-051390)
Old Victoria Rd
E. City Limits
Arterial
Wilton Grove Rd
(deleted by Z.-1-
041203)
Wilton Grove Rd
Roxburgh Rd
E. City Limits
Arterial
Windermere Rd
Ryersie Rd
Western Rd
Secondary Collector
Western Rd
Adelaide St N
Arterial
Wonderland Rd N
(Z.-1-132184)
Thames River
Fanshawe Pk Rd
Arterial
Fanshawe Pk Rd
N. City Limit
Arterial
STREET
FROM
TO
STREET
CLASSIFICATION
Wonderland Rd S
S. City Limits
Dingman Dr
Arterial
Wonderland Rd S
Dingman Dr
Southdale Rd W
Arterial
Wonderland Rd S
Southdale Rd W
Thames River
Arterial
Woodhull Rd
Oxford St W
S. City Limits
Arterial
Woodward Ave
Riverside Dr
Oxford St W
Secondary Collector
Wortley Rd
Commissioners Rd E
York St
Secondary Collector
Wychwood Park
Lawson Rd
(W. Intersection)
Sleightholme Ave
Secondary Collector
York St
(Z.-1-132184)
Thames River South
Branch
Richmond St
Arterial
Richmond St
Waterloo St
Arterial
Waterloo St
Rectory St
Arterial
Street A
Sunningdale Rd
Richmond St
Primary Collector
Street B
Street C
West limit of Plan
39T-04513
Secondary Collector
Street C
Street A
Street B
Secondary Collector
(Deleted and amended by Z.-1-091888; Amended by Z.-1-233102)
4.21.1 (Z.-1-132184, Subsection deleted by Z.-1-233102)
4.21.2 (Z.-1-132184, Subsection deleted by Z.-1-233102)
4.22 LODGING HOUSES
Class 1 Lodging Houses, with a maximum of three lodging units are permitted in
any dwelling unit in a detached, semi-detached, duplex, triplex, fourplex,
townhouse, or apartment dwelling. (Z.-1-93172)
In any zone which permits a Lodging House Class 2 use, for the purpose of
density calculations, a maximum of three (3) lodging units are permitted for each
one dwelling unit permitted by density regulations set out in the relevant use
zone. (Z.-1-96447)
4.23
REGULATIONS FOR LOW-RISE RESIDENTIAL DEVELOPMENT IN THE
PRIMARY TRANSIT AREA
a)
Area
These regulations apply to development and additions in R1, R2, and R3
Zone variations within the Primary Transit Area identified in Figure 4.23
Primary Transit Area".
The Primary Transit Area is generally bounded by the following streets:
Fanshawe Park Road to the north; Wonderland Road to the west;
Southdale Road (west of White Oak Road) and Bradley Avenue (east of
White Oak Road) to the south; Highbury Avenue to the east; Properties on
both sides of each boundary street are included within this Primary Transit
Area.
4.23.1 Front and Exterior Side Yard Setback
a)
The Maximum Front and Exterior Side Yard setbacks shall be
established as follows:
i.
6.0 metres; for front and/or exterior side yards adjacent to
arterial roads (major streets);
ii.
the average setback of the two (2) closest residential
buildings to the subject site oriented to the same street,
within the same block, on the same side of the street;
iii.
6.0 metres; where the subject site is within a block with fewer
than two (2) existing residential buildings;
iv.
notwithstanding 4.23.1(a)i.,ii. and iii., where an existing
building has a front yard setback and/or exterior side yard
setback that is greater than the adjacent buildings, the
existing front and/or exterior side yard setback shall be
regarded as the maximum setback that applies to the
building.
b)
The Minimum Front and Exterior Side Yard setbacks shall be
established as follows:
i.
3.0 metres; for front and/or exterior side yards adjacent to
arterial roads (major streets);
ii.
The smallest Main Building setback of the four (4) closest
residential buildings to the subject site oriented to the same
street, within the same block, on the same side of the street,
but never less than 1.0 metre;
iii.
The minimum setback for a Private Garage shall be 6.0
metres, or the setback of the Main Building, whichever is
greater.
iv.
Notwithstanding 4.23.1 (b)i. and ii., where an existing
building has a front yard setback and/or exterior side yard
setback that is less than the adjacent buildings, the existing
front and/or exterior side yard setback shall be regarded as
the minimum setback that applies to the building. (Z.-1-
182669; Replaced by Z.-1-243185)
4.23.2 Interior Side Yard Setbacks
a)
1.2 metres minimum; where a private garage is attached and
accessed from the front yard.
b)
Where parking is provided in the interior side or rear yard, and
accessed from a driveway to the interior side yard, the minimum
setback of the opposite side yard may be reduced to a minimum of
0.6 metres.
c)
Where parking is provided in the interior side or rear yard and
accessed by a rear laneway or from an exterior side yard in the
case of a corner property, interior side yard setbacks can be a
minimum of 0.6 metres. (Z.-1-243185)
(4.23.3 Building Depth Deleted by Z.-1-243185)
4.23.3
Garage Width
The maximum residential attached garage width (interior walls)
shall not exceed 4.0 metres or 50% of the building façade width,
whichever is greater. (Z.-1-041306; Z-1-051390; Z.-1-172575;
Amended by Z.-1-243185)
4.23.4
Notwithstanding 4.23.1 and 4.23.3, where buildings are constructed
on lots fronting onto a new street, the minimum and maximum front
yard setback, exterior side yard setback, and garage width will be
established by the underlying zone regulations. (Z.-1-182669;
Amended by Z.-1-243185)
Figure 4.23 Primary Transit Area
4.24 SIGHT TRIANGLE
On any corner lot in all zones except the Downtown Area (DA), Business District
(BDC) and Arterial Commercial (AC) Zones, no fence or structure shall be
erected to a height greater than 1.0 metre (3.3 ft.) above grade of the streets that
abut the lot, within the triangular area bounded by the street lines and a line
joining points on the street lines at a distance as established by the following:
Distance from Point
Interior Angle Formed
of Intersection of
By Intersection of Street Lines
Street Lines
20 degrees or less
26.0 metres (85.3 feet)
over 20 degrees and up to 30 degrees
18.0 metres (59.1 feet)
over 30 degrees and up to 40 degrees
13.5 metres (44.3 feet)
over 40 degrees and up to 50 degrees
10.5 metres (34.4 feet)
over 50 degrees and up to 60 degrees
9.0 metres (29.5 feet)
over 60 degrees and up to 80 degrees
7.5 metres (24.6 feet)
over 80 degrees and up to 110 degrees
6.0 metres (19.7 feet)
In agricultural zones no driveway, buildings or vegetation greater than .3 m (1
ft) high shall be erected within 9m (29.5 ft) of the intersection of joined streets.
Where a road or street crosses a railway at the same grade then no building
or structure shall be erected closer to the point of intersection of the centre
line of both railway and the road or street than 45.5m (150 ft).
Where land is, or has been, dedicated as a sight triangle, the resulting lot
fabric shall not act as a lot line for the purpose of setbacks, and will be
interpreted as the relevant front, rear or exterior side yard, as measured from
the mid-point of the dedication. (Z-1-051390; Amended by Z.-1-243185)
4.25
SWIMMING POOLS
1)
PRIVATE OPEN SWIMMING POOLS
Notwithstanding any other provision of this By-Law to the contrary, the following
provision shall apply with respect to the erection or use of any private open
swimming pool not enclosed or otherwise located within a building:
a)
No private open swimming pools or related structures shall be permitted
anywhere within the zoned area except:
i)
in an interior side yard or rear yard on a lot containing a permitted
dwelling; or
ii)
in any yard other than a required yard on a lot containing a
permitted hotel, motel or private club.
b)
No interior wall surface of any open swimming pool shall be located closer
than 1.5 metres (4.9 ft.) to any lot line or closer to any street line than the
setback required therefrom.
(Z.-1-98622)
c)
No part of any open swimming pool shall be greater than 2.0 metres (6.6
feet) in height, exclusive of related structures which shall not exceed 4.0
metres (13.1 feet) in height.
d)
Every open swimming pool shall be enclosed in accordance with the City's
By-Law governing the erection and maintenance of fences and gates
around private outdoor open swimming pools.
e)
No part of any related pool equipment such as diving boards and slides,
but excluding pool mechanical equipment, shall be located closer than .6
metres (2.0 feet) to any lot line.
(Z.-1-98622)
2)
LOT COVERAGE EXEMPTION
Notwithstanding any other provisions of this By-Law to the contrary, no open
swimming pools or any related structures shall be considered part of the lot
coverage of a lot, but where a swimming pool is enclosed with a building or
where a structure appurtenant to a swimming pool constitutes a building as
defined herein, such building shall comply with any lot coverage requirements set
out herein for the zone in which such building is located, but shall be exempt
from the lot coverage requirements for accessory uses set out in Subsection 4.1
hereof.
3)
INDOOR SWIMMING POOLS
Any swimming pool located within a building as defined herein shall comply with
the provisions for accessory uses set out in Subsection 4.1 hereof, where such
swimming pool is located within an accessory building, or with the zone
requirements set out herein for the zone in which such swimming pool is located,
where such swimming pool is located within a main building.
4.26 USES PERMITTED IN LISTED ZONES
Notwithstanding any other provisions of this By-Law, the following uses are
permitted in the listed zones provided they can meet the specific provisions of
this By-law:
Use
Zones Permitted
Governing General
Provisions Section
Accessory Uses, Buildigns or
Structures
All Zones
4.1
Additional Residential Units
(Z.-1-243186)
All Zones except for any
Agricultural (AG) Zone,
Urban Reserve (UR)
Zone, Open Space (OS)
Zone, Light Industrial (LI)
Zone, General Industrial
(GI) Zone, Heavy
Industrial (HI) Zone,
Environmental Review
(ER) Zone
4.37
Construction Uses
All Zones
4.5
Foster Homes
(Z.-1-051390)
All residential and
agricultural zones
4.7
Group Homes Type 1
All residential zones
4.8
Home Occupation reference
deleted by Z.-1-94293
Household Sales
Deleted by Z.-1-97466
Private Home Day Care
All R1, R2, R3, R4 and R5
Residential Zones, the
Agricultural (AG) Zone
and the OC1 and OC2
Zone variations
4.1
Z.-1-051390
Public Uses
(OMB Files #R 910387 - Appeal
#9006-2 June 4, 1993)
All Zones
See Section 2,
Definition for Public
Uses
Model HomesModel Homes
(Z.-1-95317)
All R1, R2, R3, R4, R5
amd R6 (excluding
apartment building) zones
4.5
Use
Zones Permitted
Governing General
Provisions Section
Urban Agriculture
All Zones with the
exception of the
Agricultural (AG) Zones,
the Open Space (OS4)
Zone, the Open Space
(OS5) Zone and the
Environmental Review
(ER) Zone.
4.38
4.27 YARD ENCROACHMENTS PERMITTED
In residential zones, institutional zones and in all zones which abut a residential
zone, the following yard encroachments shall be permitted. In all other zones,
there shall be no restrictions on the permitted encroachments.
Structure
Yard in
Which
Projection is
Permitted
Maximum Projection
Permitted into Required Yard
Under Zone Regulations
(1)
Steps, open, unenclosed
ramps for physically
handicapped persons
All
Unlimited
(2)
Window sills, cornices
pilasters, cantilevers, eaves,
gutters and similar non-
structural architectural
features
All
0.5 metres (1.6m feet)
(3)
Fire escapes
Side & Rear
1.5 metres (4.9 feet)
(4)
Bay windows, chimneys
All
1.3 metres (4.3 feet) and no
closer to any corner of the
building than extent of
projection into the yard.
(5)
Open or covered but
unenclosed decks or
porches (Z.-1-243185)
All
3.0 metres (9.8 feet) provided
projection is no closer than 1.2
metres (3.9 feet) to lot line,
except that where the lot line
abuts an OS4 or OS5 Zone the
projection shall be no closer
than 3.0 metres (9.8 feet) to the
lot line. (Z.-1-93196)
(6)
Balconies on apartment
buildings
All
1.5 metres (4.9 feet) provided
the projection is no closer than
3.0 metres (9.8 feet) to the lot
line
(7)
Balconies on other dwellings
Front & Rear
1.5 metres (4.9 feet)
(8)
Underground structure
(parking, basements)
All
Unlimited
(9)
Heat pumps, air exchangers,
air conditioners and/or pool
mechanical equipment.
(Z.-1-98622)
All
1.5 metres (4.9 feet) provided
the projection is no closer than
0.9 metres (3.0 feet) to the lot
line.
(10)
Electric Vehicle Supply
Equipment (Z.-1-253275)
All
Unlimited
4.28 YARD REQUIREMENTS ADJACENT TO STREETS GREATER THAN 40.0
METRES
Notwithstanding the minimum yard requirements of this By-Law, with the
exception of garages, where a lot fronts onto a street having a right-of-way width
of at least 40.0 metres (131.0 feet), there shall be no front yard requirement, and
where a lot flanks such a street there shall be no exterior yard requirement. (Z.-1-
97490)
4.29 YARD REQUIREMENTS, EXTERIOR SIDE YARD CONDITION
Notwithstanding the minimum exterior side yard requirements of this By-Law,
when a corner lot is sited so that its rear lot line abuts an adjacent interior side
yard, the exterior side yard shall be subject to the regulations of a front yard.
When a corner lot is sited so that its rear lot line abuts an adjacent rear lot line,
the exterior side yard shall be subject to the regulations of an interior side yard.
4.30 YARD REQUIREMENT, REAR YARD TO ARTERIAL ROAD
Notwithstanding the rear yard requirements of this By-Law, with the exception of
accessory buildings or structures, where a rear yard abuts an Arterial Street as
classified by Section 4.21, the rear yard requirement shall be increased by 6.0
metres (19.68 feet) except where either a noise attenuation fence or wall is
provided. (Z.-1-97490; Z.-1-97552; Deleted and replaced by Z.-1-233102)
4.31 ANCILLARY SALE OF AUTOMOBILES
Sales of automobiles ancillary to an automobile repair garage shall be limited to a
maximum of six (6) automobiles being stored, kept or displayed for sale on the
site at anytime.
(Z.-1-93150)
4.32 MINIMUM DISTANCE SEPARATION (MDS)
The Minimum Distance Separation guidelines are provided by the Ontario
Ministry of Agriculture, Food and Rural Affairs (OMAFRA). The guidelines
provide formulas which are used to calculate and establish separation
distances between odour producing uses (livestock facilities, manure
storages and anaerobic digestors) and urban and sensitive land uses. The
setbacks are applied in the Agricultural (AG) Zone, and in other zones
such as Rural Settlement Commercial (RRC), Agricultural Commercial
(AGC) or Urban Reserve (UR) where there is the potential for
agriculturally generate odour impacts. Lands to be rezoned from an
Agricultural (AG) or Urban Reserve (UR) Zone to any other zone to permit
a residential, facility, commercial, industrial or recreational use will comply
with the MDS I formula.
Expansions to existing livestock facilities will need to comply with setbacks
calculated under the MDS II formula when they are located close to zones
permitting residential, commercial, or other urban and sensitive land uses.
The setbacks calculated under the MDS I formula will apply to development
proposed through building permit on existing lots of record only in the following
Zone variations: Agricultural (AG) Zone, Rural Settlement Commercial (RRC)
zone or Urban Reserve (UR) Zone. The MDS II setbacks shall apply to all lots of
record. (deleted and replaced by Z.-1-172557) (deleted and re placed by Z.-1-
091877) (Z-1-051390)
4.33 SETBACK REQUIREMENTS ADJACENT TO OIL AND GAS WELLS
The standard setback; consistent with the Oil, Salt and Gas Resources Act; for
new wells next to existing development or new development next to existing
wells is 75m (246 ft.). Variations to this setback can be made through
consultation with the City and Province. (Z-1-051390)
4.34 MINIMUM SETBACKS REQUIRED FOR DEVELOPMENT ADJACENT TO
RAILWAY LINES ON LANDS ANNEXED TO THE CITY ON JANUARY 1, 1993.
The following regulations apply to all main buildings in the Residential (R1 to
R11, OR); Regional (RF), Community (CF) and Neighbourhood Facility (NF); and
Open Space (OS1 and OS2) Zone variations that abut a Rail Transportation (RT)
Zone.
1.
To address safety issues the following regulations apply:
2.
To address vibration issues, evaluation of ground-borne vibration from rail
traffic will be required within 75m (246 ft.) of the railway line and shunting
yards.
3.
To address noise issues, evaluation of noise from rail traffic through a
Noise Impact Study will be required within 120m (394 ft.) of the railway
line and shunting yards in accordance with Ministry of the Environment
(MOE) guidelines.
Variations to the noise and vibration standards can be made if an
Environmental Noise & Vibration Study is submitted and accepted by the
General Manager of Planning and Development in support of the request.
These reports can be used as a basis for varying the standards where site
specific barriers or topographical features are present which may warrant
changes. The specific standards can be applied through the development,
consent or subdivision agreement.
(Z.-1-051390)
4.35 DRIVE-THROUGH FACILITIES
The following regulations shall apply to a drive-through facility associated with a
permitted use which is adjacent to a residential or facility/institutional use and/or
zone:
1)
SEPARATION DISTANCE - INTERIOR AND REAR YARD
The minimum separation distance, measured from the edge of the drive-through
lane or speaker location, whichever is closer, to the closest
residential/facility/institutional use lot line and/or zone line shall be 30 metres.
This setback may be reduced to 15 metres if a 2.4 metre high noise attenuation
barrier is installed between the residential/facility/institutional use and the drive-
through lane. Further reductions to the setback may be considered upon the
City's review and acceptance of mitigation measures identified by a noise study
prepared by a qualified noise consultant. A minimum 3 metre wide landscaped
strip is required consisting of new and/or existing vegetation immediately
adjacent to any noise barrier.
2)
SETBACK FROM ULTIMATE ROAD ALLOWANCE
The City's preferred location for drive-through facilities is in the rear and/or
interior side yard. Drive-through facilities may only be permitted in the front
and/or exterior side yard if there are no other design alternatives and/or to
address safety considerations. If the drive-through facility is located in the front
yard, a landscape plan and building elevation plan is required to illustrate a
minimum 3 metre landscaped buffer between the edge of the drive-through lane
and the ultimate road allowance all to the satisfaction of the Manager of Site Plan
Control.
3)
STACKING SPACES
Classification of
Track
Setback without
Berm
Setback with
Berm
Required Size of
Berm
Principal Main Line
120 m (394 ft.)
30 m (98.4 ft.)
2.5 m (8.2 ft.)
Secondary Main Line
120 m (394 ft)
30 m (98.4 ft.)
2.0 m (6.6 ft.)
Principal Branch Line
60 m (197 ft.)
15 m (49 ft.)
2.0 m (6.6 ft.)
The number of stacking spaces required for uses with drive-through facilities are;
Donut/Coffee Shop
15 spaces
Fast food/Eat-in Restaurant
12 spaces
Service station with convenience sales 9 spaces
Financial institution/Automated Teller
4 spaces
Uses that request a lower stacking lane capacity must submit a queuing study to
the City to identify the stacking capacity required. A queuing study is also
required when projected volumes are greater than or equal to 60 vehicles/hour.
A minimum of 3 spaces or 16m, whichever is greater, is required between the
road right-of-way and the entrance to the stacking lane.
4)
PARKING SPACES
Stacking lane spaces are included in the overall parking requirement for the site.
(Z.-1-081795)
4.36 CLINIC, METHADONE AND PHARMACY, METHADONE
Notwithstanding any other provision of this by-law, CLINIC, METHADONE or
PHARMACY, METHADONE uses shall be permitted solely through amendment
to this by-law.
CLINIC, METHADONE or PHARMACY, METHADONE uses shall not be
permitted within 300.0 metres (984.3 ft.) of an elementary school, secondary
school, municipal library, municipal arena, municipal pool, the Western
Fairgrounds or the Boys and Girls Club. This measure shall be taken from
property boundary to property boundary."
CLINIC, METHADONE uses shall require a waiting room area of no less than
15% of the clinic's total gross floor area. Z.-1-122090
4.37 ADDITIONAL RESIDENTIAL UNITS
The provisions of this section shall apply to all additional residential units, unless
specified by type directly herein.
1) Permitted Zones
Additional residential units shall be permitted within any zone, except
for an Agricultural (AG) Zone, Urban Reserve (UR) Zone, Open Space
(OS) Zone, Light Industrial (LI) Zone, General Industrial (GI) Zone,
Heavy Industrial (HI) Zone, or Environmental Review (ER) Zone in
association with the following uses, if permitted:
a. Single detached dwellings
b. Semi-detached dwellings
c. Street townhouse dwellings
d. Duplex dwellings
e. Triplex dwellings
f. Converted dwellings
(Z.-1-243186)
2) Number of Additional Residential Units per Lot
A maximum of three (3) additional residential units shall be permitted
up to a total combined maximum of four (4) dwelling units per lot. (Z.-1-
233147 replaced by Z.-1-243186)
3) Location of Additional Residential Units
An additional residential unit shall not be permitted on a separate lot
from the primary dwelling unit that it is accessory to.
An additional residential unit or part thereof shall not be permitted in a
basement where the finished floor level of such basement is below the
level of any sanitary sewer servicing the building or structure in which
the basement is located.
4) Detached Additional Residential Units
a. A maximum of two (2) additional residential units on a lot may be
permitted within a maximum of one (1) accessory building per lot.
b. A detached additional residential unit may only be permitted in the
rear yard or interior side yard.
c. The height of an accessory building containing additional residential
unit(s) shall be measured in accordance with the definition of
"Building Height" in Section 2 of this By-law and shall not exceed
6.0 metres (19.7 feet).
d. A minimum rear yard setback of 3.0 metres (9.8 feet) shall apply.
e. The interior side yard setback shall be the greater of:
1. The underlying zone, or
2. 1.2 metres (3.94 feet), except where windows are facing a
shared lot line 3.0 metres (9.8 feet) shall apply
f. A detached additional residential unit shall be part of the maximum
coverage for the underlying zone, where applicable.
g. A detached additional residential unit shall be connected to
municipal services. (Z.-1-243186)
5) Number of Bedrooms
Within Near Campus Neighbourhoods, as illustrated in Figure 4.36, the
combined total number of bedrooms permitted for the primary dwelling
unit(s) and additional residential unit(s) shall increase by one (1)
following the creation of one (1) additional residential unit up to a total
of three (3) additional bedrooms and three (3) additional residential
units. (Z.-1-243187)
6) Parking
No additional parking is required for additional residential units.
With the exception of properties located within a Heritage Conservation
District designated under Part V of the Ontario Heritage Act, a new
additional driveway in association with an additional residential unit is
permitted.
(Z.-1-172595; Z.-1-212896 deleted and replaced by Z.-1-233111;
deleted and replaced by Z.-1-263460)
4.38 AGRICULTURE USES, URBAN
URBAN AGRICULTURE
1) An Urban Agriculture use permitted in accordance with Section 4.26 will
be limited to growing, harvesting, cleaning, packaging, and storing of the
food that is grown on-site. Other activities such as processing, distribution,
outdoor storage, or retail sales may only be permitted where Urban
Agriculture is identified as a permitted use in the applicable Zone.
2) A Greenhouse may be permitted for the growing of food in association
with an Urban Agricultural use.
3) A Greenhouse used for the growing of food in association with an Urban
Agriculture use may be treated as a primary or an accessory building.
Where treated as an accessory building a Greenhouse shall comply with
the regulations in Section 4.1 (Accessory Uses) of this By-law except for
the following:
a)
Greenhouses shall not be located in the front or exterior side yard.
b)
Notwithstanding Section 4.1.2), only 50% of the greenhouse area
shall be counted towards the calculation of lot coverage.
4) A Shipping Container may be used in association with an Urban
Agriculture use exclusively for the growing of food and shall be subject to
the provisions of Section 4.4 (Building Additions), except that they shall
not be permitted in any exclusively residential zone.
5) A Shipping Container used in association with an Urban Agricultural use
shall be subject to all regulations of the applicable zone and the provisions
of Section 4.4 (Building Additions) and the following additional regulation:
a)
Shipping Containers used in association with an Urban Agriculture
use shall not be located in the front or exterior side yard.(Z.-1-
222977)
FIGURE 4.36
(figure replaced by Z.-1-162503)