London landlord's reno plan will cost tenants their basements
Committee approves application to double units in 5 triplexes on Base Line Road West
Following the publication of this story, London council approved the decision to convert the basements into rental units in a vote that passed 11 to 3 on Nov. 26, 2024
A group of tenants in south London stands to lose access to their basements after council's planning committee approved a landlord's proposal to turn those basements into new rental units.
On Tuesday, members of the planning committee approved an application to renovate five single-storey buildings located at 145 Base Line Rd. W. City staff had recommended against approving the application, saying the proposal amounts to an "over-intensification of the existing buildings." Staff had recommended a conversion to 20 units instead.
Each of the five one-storey buildings has one three-bedroom unit and a pair of two-bedroom units. Also, each of the five buildings also has below-grade unfinished basements with each of the three units having access to their own basement space.
The owner, a numbered Ontario company, applied to renovate the five buildings and convert the basement sections into living spaces, doubling the number of units in the cluster of buildings from 15 to 30.
The developer spoke in the planning meeting via video conference and only identified himself as "Carlos." The application submitted to the city is from a number company: 1000915350 Ontario Inc.
Carlos told the committee he would provide units for the existing tenants while the renovation happened, and allow the tenants to move back into their suites at the same rent after the work is done. However, he conceded it means the existing tenants will lose their basements, which the tenants are currently using for storage, workshops, and other uses.
'A renoviction in real time' tenant says
One tenant, who only identified herself to the committee as Courtney, said the changes would bring hardship to the tenants.
"You're looking at a renoviction in real time," she told the committee. "I have a single mother beside me who has six children. If 30 units are permitted, we lose half our space. Could you imagine seven people living in 650 square feet? I don't believe they're looking to keep us on site. They're looking to get rid of us so they can make three times as much."
Of the 15 existing units, eight are currently vacant.
Coun. Skylar Franke said she's been working with the applicant, calling the project an attempt to add "gentle density" to the site while keeping the existing building envelope.
"The tenants living there today pay a very affordable rate compared to today's market, it would be very difficult for them to find something comparable," said Franke. "Especially for folks with children, it sounds like those basement spaces are well used," she said.
Franke worried that if council voted down the developer's proposal, it could get overturned on appeal at the Ontario Land Tribunal, which could force the tenants out with no temporary place to live while the work happens.
If the applicant opted to demolish the existing buildings and replace them with higher-density buildings, it would also likely result in the tenants losing their apartments, she said.
"I don't feel like there's a win situation for everyone," said Franke. "We need more units, we also don't want to lose more units or living space."
Deputy Mayor Shawn Lewis voted in favour of the landlord's proposal. He said by trying to keep the tenants housed during the upgrades, the landlord is doing more than many others in the same situation.
"There are options that could see the tenants completely displaced," said Lewis. "I think what the landlord is offering is an option that provides some intensification while allowing the tenants to stay living on the property, even while the improvements happen. Frankly, I wish that's something I wish we saw more of in these redevelopment situations."
The motion to approve the landlord's proposal passed by a 3-2 vote with councillors Franke and Steve Lehman voting against it. Lewis, Steven Hillier and Corrine Rahman voted in favour.
The proposal will go to full council for final approval.