LONDON — Sifton Properties Limited has submitted a proposal to redevelop 1511 Clarke Road, located at the southwest corner of Clarke Road and Kilally Road. The ambitious project spans 18.49 hectares and features a mixed-use residential subdivision with approximately 1,200 units, including low-, medium-, and high-density housing, along with commercial and institutional uses.
Development Overview
The proposed redevelopment includes:
- Low-Density Residential: Four blocks with single-detached, semi-detached, and townhouse units. Lot frontages range from 7 to 11 metres, with depths between 32 and 39 metres.
- Medium-Density Residential: Three blocks featuring stacked townhomes, with one block reserved for a potential school.
- High-Density Residential and Commercial: A block for apartment buildings with ground-floor commercial spaces, supporting mixed-use development.
- Open Space: A block for walkways and pedestrian connections to enhance accessibility.
The proposal includes affordable housing options and complies with London’s Complete Streets Design Manual to support pedestrian connectivity with sidewalks on both sides of internal roads.
Zoning and Official Plan Amendments
To facilitate the project, Sifton Properties has requested:
- An Official Plan Amendment (OPA) to increase building heights and expand the range of permitted uses, including stacked townhomes, apartments, and senior citizen housing.
- A Zoning By-law Amendment to rezone the site from Urban Reserve (UR3) to a combination of residential, institutional, and mixed-use commercial zones, with special provisions for:
- Increased building heights: Some areas will accommodate structures up to 15 storeys.
- Reduced front yard setbacks and increased lot coverage for townhouse blocks.
- Adjusted parking ratios to align with higher densities.
Proposed Zoning Breakdown
- Residential Zones:
- Blocks 1-3 and 5-8: Rezoned to R1-1, R3-1, and site-specific R4-6 zones for street-fronting townhouses with reduced setbacks.
- Blocks 4, 9-11: Rezoned to site-specific R5-7, R6-5, R7, R8-4, and R9-7 zones, allowing for stacked townhomes, apartments, and senior citizen housing with increased heights and density.
- Institutional and Mixed-Use Zones:
- Block 11: Designated for institutional use (school) or medium-density housing if a school is not required.
- Blocks 9 and 10: Rezoned to site-specific Business District Commercial (BDC) zones for mixed-use residential and commercial spaces.
Infrastructure and Accessibility
The site will feature a grid street pattern with:
- Streets A, B, and C providing access to Kilally Road. Streets A and B will have full-movement access points.
- New water main and sanitary sewer infrastructure, with construction along Kilally Road expected by 2025.
Amenities and Open Space
Instead of dedicating parkland, Sifton Properties has proposed cash-in-lieu payments to fulfill parkland dedication requirements. The development plan includes:
- Landscaped pedestrian walkways and connections.
- Amenity spaces meeting zoning requirements.
Variances Requested
The proposal seeks several variances, including:
- Building Heights: Allowing structures up to 15 storeys where the current maximum is 4-6 storeys.
- Setbacks and Lot Coverage: Reduced front yard setbacks and increased lot coverage for townhomes.
- Parking Ratios: Adjustments to accommodate higher densities.
Next Steps
The proposal will undergo a detailed review process, including public consultations and municipal input. If approved, this redevelopment will contribute to London’s urban intensification goals while addressing housing demand through diverse and sustainable options.
