LONDON, December 2024 — The Planning Committee has advanced a Zoning By-law amendment for a 10-storey mixed-use development at 1472 Dundas Street, submitted by 2288711 Ontario Inc. and represented by Weston Consulting. The proposal aims to transform the 1.0-hectare site, currently zoned Community Shopping Area (CSA1), into a Residential R9 Special Provision (R9-7(_)) Zone, enabling high-density residential and commercial uses.
Development Highlights
The proposed project includes:
- 334 residential units, achieving a density of 350 units per hectare.
- Ground-floor commercial/office space: 588 square metres.
- Height: 10 storeys, with a maximum of 35.0 metres.
- Parking: 178 spaces (169 underground, 9 surface), with a vehicle parking ratio of 0.5 spaces per unit.
- Bicycle Parking: 339 spaces, providing one space per residential unit.
- Amenity Space: 1,465 square metres (indoor and outdoor areas).
- Landscaped Open Space: Covering 52.4% of the site.
Special Provisions
The proposal includes several special zoning provisions:
- Front Yard Setback: Reduced to 4.0 metres (from 8.0 metres).
- Interior Side Yard Setback: Reduced to 6.0 metres (from 12.6 metres).
- Lot Coverage: Increased to 40% (from 30%), justified by extensive landscaped open space.
- Stepbacks:
- 3.0 metres above the fourth storey along Dundas Street.
- 1.5 metres on other facades to reduce massing impacts.
- Amenity Area: Minimum of 4.0 square metres per unit, meeting The London Plan standards for high-quality living environments.
Urban Corridor and Walkability
The subject lands fall within the Urban Corridor Place Type of The London Plan and the Argyle Core Area Community Improvement Plan (CIP). These designations prioritize:
- High-density mixed-use developments.
- Walkability and transit accessibility, with a London Transit stop 100 metres away.
- Proximity to amenities such as Kiwanis Park and nearby commercial establishments.
Safety and Environmental Measures
The site’s proximity to a CN Rail line necessitates additional safeguards:
- A 30-metre setback from the railway line.
- A safety berm to mitigate noise and vibration impacts.
The site plan approval stage will address additional considerations, including:
- Renewable energy integration.
- Bird-friendly design elements.
Next Steps
The proposal complies with the Provincial Policy Statement (PPS) 2024 and conforms to The London Plan. The Municipal Council will review the amendment for final approval on December 17, 2024.
To read more articles on this specific development, click here.
