LONDON — A major residential development is being proposed for the southwest corner of York Street and Wellington Street, specifically at 267 York Street.
The project aims to transform the current commercial parking lot into a vibrant, high-density residential hub.
Citi Plaza London Inc., represented by Zelinka Priamo Ltd., has applied to amend the Official Plan and Zoning By-law to permit the construction of two high-rise residential towers, which are proposed to be 40 and 45 storeys tall, connected by a six-storey podium.
The project proposes a total of 1,067 residential units, resulting in a residential density of approximately 2,270 units per hectare (uph).
The development includes 609 parking spaces, which results in a parking ratio of 0.65 spaces per unit.
Additionally, there will be a substantial provision for bicycle parking, with 961 long-term spaces and 107 short-term spaces, equating to one bicycle space per unit.
The 0.47-hectare site features approximately 81 metres of frontage along York Street and about 58.5 metres along Wellington Street.
The land is currently a commercial parking area for Citi Plaza, surrounded by various commercial properties and significant transit infrastructures.
The surrounding area includes a VIA Rail train station located approximately 110 metres away and a planned Bus Rapid Transit (BRT) stop approximately 150 metres away at the intersection of Wellington and King Streets.
Both indoor and outdoor amenity areas will be provided, including a rooftop terrace situated on top of the six-storey podium.
The proposed buildings will be oriented along and located close to the York Street and Wellington Street streetscapes.
The primary building entrance will be located along the York Street frontage, marked by a canopy and signage to define the entrance clearly.
Pedestrian pathways will connect the building entrances to the existing pedestrian pathways along York Street.
The site design will include a 1.16-metre front yard setback from York Street and a 0-metre exterior side yard setback from Wellington Street to maintain the established street walls and contribute to a positive pedestrian public realm.
Due to the proposed building heights and densities exceeding current regulations, amendments to the Official Plan and Zoning By-law are required.
The current policies permit a maximum building height of 35 storeys in the Downtown Place Type.
The amendment seeks to allow a building height of up to 45 storeys.
The land is currently zoned “Holding, Downtown Area (h-1, h-3, DA2, D350)” in the City of London Z.-1 Zoning By-law, which permits a maximum building height of 90 metres and a maximum density of 350 units per hectare.
The proposed amendments request a special “Downtown Area (DA2-(_))” zoning to allow a maximum height of 150 metres.
Additionally, there is a proposal to potentially remove the density cap entirely, regulating intensity through building height instead.
The existing DA2 zoning permits apartment buildings, but the proposed building height of 150 metres and density of 2,270 units per hectare exceed the current permitted height of 90 metres and density of 350 units per hectare.
The h-3 holding provision ensures that development over 15 metres does not negatively impact pedestrian-level wind conditions.
Additional provisions may be applied to ensure municipal servicing capacity. The development boasts excellent access to public transit, with multiple bus routes servicing nearby King and Wellington Streets.
This ambitious redevelopment plan by Citi Plaza London Inc. seeks to enhance the residential landscape of downtown London significantly.
While aligning with urban intensification goals, the project necessitates key regulatory adjustments to achieve the proposed scale and density.
The planning process will continue to address and refine these amendments, ensuring that the development meets the city’s standards and community needs.
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