A proposed development for Stewart Avenue in London requires the approval of a zoning amendment

Just the Facts: 

● Sifton Properties Limited proposes constructing an apartment building at 3975 Stewart Avenue, including additional uses for seniors’ apartment buildings and retirement lodges.

● The zoning amendment seeks to modify existing zoning regulations, including reduced setbacks, increased lot coverage, and reduced parking spaces.

● The proposed development maintains a maximum height of nine storeys and a density of 165 units per hectare, although the exact unit count and height are not yet known.

LONDON — Sifton Properties Limited has submitted a zoning by-law amendment application for a proposed development at 3975 Stewart Avenue. 

The proposed development seeks to include the construction of an apartment building and additional uses, specifically seniors’ apartment buildings and retirement lodges. The number of units and the proposed height of the building has not been mentioned.

A public meeting to discuss the application is scheduled for September 10, 2024. The subject lands are currently zoned as Holding Residential R5 and R6 Special Provision (h*h-100*h-198*R5-4(23)/R6-5(51)). 

The existing R5-4 Zone permits the development of cluster townhouses and cluster stacked townhouse dwellings.

At the same time, the R6-5 Zone allows for single-detached, semi-detached, duplex, triplex, townhouse, stacked townhouse, apartment, and fourplex dwellings. 

The current zoning regulations include a minimum height requirement of two storeys and a maximum of nine storeys, along with a maximum residential density of 165 units per hectare. 

The requested zoning amendment seeks to modify the zoning to a new Holding Residential R5 and R6 Special Provision (h*h-100*h-198*R5-4(_)/R6-5(_)) Zone. 

This amendment would allow for the construction of the proposed apartment building and include seniors’ apartment buildings and retirement lodges as additional permitted uses. 

Special Provisions and Site-Specific Regulations: 

The application requests several changes to key site-specific regulations. For the R5-4(_) Zone, the requested special provisions include: 

● A reduction in the minimum front and exterior side yard depths to three metres from the main building. 

● A reduction in the minimum front and exterior side yard depths to 0.8 metres from the sight triangle. 

● A reduction in the minimum interior side and rear yard depths to three metres. 

● An increase in the maximum lot coverage to 55 percent. 

● Maintenance of the maximum density at 165 units per hectare. 

● Maintenance of the maximum building height at nine storeys. 

● A reduction in the required off-street parking to 121 spaces, equating to one space per unit. 

For the R6-5(_) Zone, the amendment seeks to include seniors’ apartment buildings and retirement lodges as additional permitted uses under the special provisions. 

If approved, the requested zoning changes would permit increased flexibility in the development of the site, allowing for more varied residential options, including facilities catering to seniors. 

However, the application includes several variances that would reduce setbacks and parking requirements while increasing lot coverage. 

The reduction in parking spaces from 127 to 121 spaces may raise concerns, as it would provide a parking ratio of one space per unit. 

The proposed amendments will be considered in light of the applicable zoning regulations and planning policies to ensure that the development aligns with the city’s broader planning objectives. 

Public input and further deliberations will take place during the scheduled public meeting on September 10, 2024. More details are expected to be released as the development application proceeds through the planning stages.