Just the Facts:
● On July 23, 2024, council approved the following for the development at 359 Wellington Road and 657 Base Line Road, London.
● A 23-storey residential tower with a six-storey podium, including 250 residential units.
● There are four levels of underground parking for the building, with a total of 118 spaces.
● Official Plan Amendment: Add a new policy to the Specific Policies for the Rapid Transit Corridor Place Type and include the subject lands in Map 7 – Specific Policy Areas – of the Official Plan.
● Zoning By-law Amendment: Rezoning from SS1 Automotive Service Station Zone 1 and Residential R1 Zone with Zone Variation 6 and Bonus Zone 43 to Residential R9 Zone with specific exceptions.
LONDON — On July 23, 2024, the Municipal Council approved a transformative development at 359 Wellington Road, London, overseen by A.J. Clarke & Associates Ltd. on behalf of LJM Developments Ltd.
The approved development plan includes a 23-storey residential tower with a six-storey podium, adding 250 new residential units to the area.
The unit distribution comprises 160 one-bedroom units, 74 two-bedroom units, and 12 three-bedroom units.
Access to the development will be through Baseline Road East, leading to four levels of underground parking, drop-off zones, and short-term delivery spots concealed from street view. Parking provisions include 118 underground spaces and 192 bicycle parking spaces.
The project involves the integration of an additional property at 657 Base Line Road, expanding the development parcel.
Situated at the southwest corner of Wellington Road and Baseline Road East, the development area currently includes a vacant lot at 359 Wellington Road and a single detached dwelling at 657 Baseline Road East, along with an accessory structure.
The structures are slated for demolition to make way for the approved project.
The consolidated parcel has an approximate frontage of 31 metres along Baseline Road East and 33.5 metres along Wellington Road, covering an area of about 1,552 square metres.
Outdoor amenity space is planned for the rooftop of the podium’s seventh floor, complemented by indoor amenity areas at grade level, fronting both Base Line Road and Wellington Road.
An 11.3-metre road widening along Wellington Road will accommodate the forthcoming London Bus Rapid Transit System.
The site has also been rezoned from SS1 Automotive Service Station Zone 1 and Residential R1 Zone with Zone Variation 6 and Bonus Zone 43 to Residential R9 Zone with specific exceptions.
These exceptions include:
● Exterior yard depth: Reduced to 0.8 metres
● Lot coverage: Increased to 61%
● Minimum landscaped open space: Reduced to 14%
● Bicycle parking: Minimum set at 1.0 space per unit, totalling 250 spaces
● Maximum height: Increased to 72.9 metres
● Density: Set at 1391 units per hectare
● Floor space index (FSI): Set at 10.3
Minimum parking requirements are waived due to the location within the Rapid Transit Corridor.
The Municipal Council’s approval includes several actions:
● Official Plan Amendment: The introduction of a by-law to amend the Official Plan for the City of London by adding a new policy to the Specific Policies for the Rapid Transit Corridor Place Type and adding the subject lands to Map 7 – Specific Policy Areas – of the Official Plan.
● Bicycle Parking Ratio: The requested Special Provision to reduce the required bicycle parking ratio from 1.0 spaces per unit to 0.7 spaces per unit was refused due to the inability to accommodate bicycle parking for all units, indicating over-intensification of the site and not promoting active transportation.
● Site Plan Approval Considerations
The Site Plan Approval Authority is requested to consider several factors during the site plan process, including but not limited to:
● Provision of three or more affordable units.
● Inclusion of a minimum of 5% EV charging spots.
● Transparent glazing on the first storey and multiple pedestrian connections.
● Building articulation and stepbacks to mitigate the impacts of the tall building.
● Weather protection and implementation of wind study recommendations.
● Increased outdoor amenity space.
● Updated traffic impact assessments with access restrictions.
To read more articles on this specific development, click here.
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