Ontario Land Tribunal

Tribunal ontarien de l’aménagement du territoire

ISSUE DATE: March 23, 2026

CASE NO(S).: OLT-25-000781

PROCEEDING COMMENCED UNDER subsection 45(12) of the Planning Act, R.S.O. 1990, c. P. 13, as amended.

Applicant/Appellant: Konstantino Pelekanos and Victoria Papadopolous

Subject: Minor Variance

Description: To permit the construction of an accessory building with residential unit

Reference Number: A-25083

Property Address: 58 Euclid Avenue

Municipality/UT: London/Middlesex

OLT Case No: OLT-25-000781

OLT Lead Case No: OLT-25-000781

OLT Case Name: Pelekanos and Papadoupolous v. London (City)

Heard: December 10, 2025 by Video Hearing

APPEARANCES:

Parties Konstantino Pelekanos and Victoria Papadopolous

Counsel Analee Baroudi

City of London did not attend

DECISION DELIVERED BY YASNA FAGHANI AND ORDER OF THE TRIBUNAL

Link to Order

INTRODUCTION AND BACKGROUND

1The Applicants, Konstantino Pelekanos and Victoria Papadopolous, wish to develop a detached accessory building on their property to accommodate two Additional Residential Units (“ARUs”).

2The Subject Property is municipally known as 58 Euclid Avenue, in the City of London (“Subject Property”), which is a single two storey converted dwelling. The Applicants submitted a Minor Variance Application (“Application”) to the City of London seeking relief to 1) permit detached ARUs in the front yard, whereas detached ARUs may only be permitted in the rear yard or interior yard; and 2) to permit an accessory building with front yard setback of 3.0 metres whereas 30.2 metres is the minimum requirement. Of note, as will be discussed further below, the unique circumstance of the Subject Property is such that that the lot’s functional rear lot line is treated as the front lot line, thereby requiring the requested variance.

3The Applicants submitted the Application to the City of London. The Staff Planning Report dated July 31, 2025 (“Staff Report”), was supportive of the Application subject to conditions. However, the Committee of Adjustment denied the Application.

4The Applicant filed an Appeal to this Tribunal. No issues were raised regarding the Notice of Hearing marked as Exhibit 1. The City of London did not appear.

5Residents in the community, including adjacent property owners and neighbours submitted Participant status requests. The individuals include David Poisson, Jessica Van Dyk, Madison Oliver and Charles Frosst. All individuals were granted Participant Status.

6The Participants voiced concerns through written submissions about the Proposal. The concerns included impacts on the street character, compatibility with the neighbourhood, storm water management, heritage impact, amongst other issues.

7After the hearing the evidence of the Applicants’ expert, noting that the City of London did not appear or otherwise oppose this Appeal, considering the submissions of the Participants and counsel for the Applicant, the Tribunal finds that the appeal should be allowed, and the Application authorized.

SUBJECT PROPERTY AND SITE CONTEXT

8The Subject Property is located within the Wortley Village-Old South neighbourhood which is a historic neighbourhood within the City of London’s urban core. It is located less than 1km from Downtown London. The surrounding area has low rise (1-2 storey) residential properties including a mix of single detached dwellings and converted dwellings.

9The total area of the Subject Property is approximately 512.26 m² and contains two independent residential dwelling units within the detached dwelling: one unit on the main floor and a second unit on the upper floor. Access to the functional rear yard (i.e., north yard) and existing rear yard parking area is provided via a shared driveway with 56 Euclid Avenue.

10The lot has approximately 9.1 metres of frontage along Euclid Avenue, an east–west local street. According to the Applicants’ expert land use planning witness, Michael Davis, due to the unique historic subdivision pattern in the neighbourhood, a 3.66 metres-wide portion of the rear of the Subject Property also abuts the southern terminus of the municipal right-of-way associated with Westcott Street, a north–south local street. Because the Westcott Street frontage is the shortest street-abutting lot line, it is deemed to be the front lot line in accordance with the definitions in Zoning By-law.

LEGISLATIVE TEST

11With respect to Minor Variances, according to s. 45(1) of the Planning Act, the Tribunal must be satisfied that the requested variances:

a. Maintain the general intent and purpose of the City of London Official Plan (“OP”);

b. Maintain the general intent and purpose of the Zoning By-law (“ZBL”);

c. Are minor in nature; and

d. Are desirable for the appropriate development or use of the land, building or structure.

12Further, the Tribunal must be satisfied that the variances are consistent with the Provincial Planning Statement, 2024 (“PPS 2024”), and have regard to matters of Provincial Interest under [s. 2