LONDON — A proposal for the redevelopment of 145 Base Line Road West has been submitted by Siv-ik Planning & Design Inc. on behalf of 1000915350 Ontario Inc., the property owner.
The application, which aims to intensify the existing residential buildings on the site, seeks a Zoning By-law Amendment to support the conversion of five existing triplexes into six-unit converted dwellings, resulting in a total of 30 residential units.
The subject property, located at the southeast corner of Base Line Road West and West Street in the Huron Southcrest Planning District, is approximately 3,265 square metres (0.32 hectares) in size.
The site currently contains five triplexes constructed in the 1950s, with a gross floor area of about 230 square metres each.
The proposed redevelopment will involve converting unfinished lower-level spaces in these buildings into new residential units while maintaining the existing main floor units with minor modifications to accommodate ingress and egress for the new units.
The application seeks to amend the current zoning of the site, which is designated as Residential R3 (R3-1) under the City of London’s Zoning By-law Z.-1.
The zoning typically allows for low to low-medium-density residential development and applies to smaller lot developments or areas with off-site amenities.
However, the existing triplexes are classified as legally non-conforming under this zoning.
The proposed amendment would modify the R3-1 zone to allow for multiple converted dwellings on the property, reflecting the site’s current use and allowing for intensification within the existing building footprint.
The redevelopment will include a density of 94 units per hectare, in line with contemporary infill developments in London.
Additionally, the proposal allocates 39% of the site as landscaped open space and limits lot coverage to 35%.
No significant exterior modifications to the buildings are planned, and the project aims to maintain the neighbourhood’s character while introducing “invisible density.”
The site offers 16 parking spaces, exceeding the City’s requirement of 0.5 spaces per unit for converted dwellings.
Further, a centralized waste collection system and enhanced landscaping will be implemented, improving site functionality and aesthetics.
The proposed Zoning By-law Amendment also includes special provisions to legalize existing site conditions, such as a reduced rear yard setback of 5.7 metres (compared to the 6.0 metres typically required) and other modifications to parking area coverage and building height.
These provisions are more restrictive than the standard R3-1 zone requirements to ensure compatibility with the surrounding area.
The property is located within the City’s Primary Transit Area, encouraging residential intensification and access to multiple London Transit Commission (LTC) routes nearby.
The proposal aligns with the City of London’s London Plan, which designates the area as a “Neighbourhoods” Place Type, allowing for a range of housing types, including triplexes and townhouses, with a maximum height of three storeys.
The proposed redevelopment offers a balanced approach to intensification while maintaining the scale and form of the existing buildings.
The amendment to the zoning framework aims to enable the site to accommodate increased residential use without compromising the surrounding neighbourhood’s character.
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