Notice of Decision to Refuse a Zoning Bylaw Amendment for 127 Plains Rd West
Burlington City Council refused an application to amend Zoning Bylaw 2020, as amended, on Aug. 13, 2025, under Section 34 of the Planning Act, 1990, as amended. File number: 520-05/25 (DGM-61-25) (MHBC Planning representing Losani Investments Corporation).
The application requested a 25-storey mixed use building with 240 residential units and 475 square metres of non-residential use at-grade at 127 Plains Rd West.
The reasons for Council's refusal are the proposal exceeds what is considered appropriate for the site in the context of its location at periphery of the Aldershot GO MTSA and along Plains Road West; the proposal does not meet the Tall Building Design Guidelines, Shadow Study Guidelines and Terms of Reference, or the Pedestrian Level Wind Study Guidelines and Terms of Reference; the proposal does not provide for minimal access onto the City’s road network; the proposal provides for an insufficient mix of uses; the proposal does not provide a mix of housing options; and, the proposal does not provide for rental replacement; the proposal does not provide sufficient vegetation.
Public consultation on the proposed Zoning Bylaw Amendment was provided between May 20, 2025, and Aug. 13, 2025. As a result of public consultation, the city received 32 public comments through email and 3 delegations at the Statutory Public meeting held on Aug. 13, 2025. Comments received were considered as part of Council’s decision-making process.
For further information about the development, please contact Jaclyn Schneider of the Community Planning Department at jaclyn.schneider@burlington.ca.
Should you wish to appeal this decision to the Ontario Land Tribunal (OLT), you must file an appeal with the City Clerk either via the OLT e-file service (first-time users will need to register for a My Ontario Account) at olt.gov.on.ca/e-file-service by selecting Burlington (City) – Clerk as the Approval Authority or by mail: City Clerk, City of Burlington, 426 Brant St, P.O. Box 5013, Burlington, ON L7R 3Z6, no later than 4:30 p.m. on Sept. 3, 2025. The filing of an appeal after 4:30 p.m., in person or electronically, will be deemed to have been received the next business day. The appeal fee of $1,100 can be paid online through e-file or by certified cheque/money order to the Minister of Finance. If you wish to appeal to the OLT or request a fee reduction for an appeal, forms are available from the OLT website at olt.gov.on.ca. If the e-file portal is down, you can submit your appeal to clerks@burlington.ca.
Legal Notice
Only the applicant and the Minister will be able to appeal the decision of the City of Burlington to the Ontario Land Tribunal.
No person or public body shall be added as a party to the hearing of the appeal unless, before the bylaw was passed, the person or public body made oral submissions at a public meeting or written submissions to the council or, in the opinion of the Ontario Land Tribunal, there are reasonable grounds to add the person or public body as a party.
Dated at the City of Burlington on Aug. 14, 2025