POLICY REPORT
DEVELOPMENT AND BUILDING
Date: May 16, 1995
Dept. File No: PEM
RZ. 2855 Sophia St.
TO: Vancouver City Council
FROM: Associate Director of Planning - Land Use & Development
SUBJECT: Proposed Rezoning of 2855 Sophia Street and
296 East 12th Avenue
RECOMMENDATION
THAT the application by Richard Balfour & Company
(Architect) to rezone the site at 2855 Sophia Street and 296
East 12th Avenue (Lots 8 to 11, Block 114, D.L. 301, Group
1, Plan 187) from RM-4 and RM-4N to CD-1, to develop a
multilevel care facility, be referred to a Public Hearing,
together with:
i) revised plans received December 12, 1994;
ii) draft CD-1 By-law provisions, generally as contained in
Appendix A; and
iii) the recommendation of the Associate Director of
Planning (Land Use and Development) to approve the
application, subject to conditions contained in
Appendix B.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary CD-1 By-law for consideration at
Public Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS
approval of the foregoing.
COUNCIL POLICY
Relevant Council policies for the site include:
the RM-4 and RM-4N Districts Schedule and Multiple Dwelling
Guidelines
the Mount Pleasant Community Development Plan (adopted in
October, 1987)
the Special Needs Residential Facility Guidelines (adopted
in February, 1992) which are intended to ensure that a
special needs residential facility is compatible with the
surrounding neighbourhood.PURPOSE AND SUMMARY
This report assesses an application to rezone the site at 2855
Sophia Street and 296 East 12th Avenue from RM-4 and RM-4N to CD-
1 for the redevelopment and expansion of a Special Needs
Residential Facility - Community Care - Class B (site outlined on
map below).
The application proposes to replace Edith Cavell Hospital, a two-
storey, 62-bed, seniors Extended Care facility which is south of
the lane, by a much larger, 97-bed, seniors Multilevel Care
facility on a larger site. The new facility would have five
storeys south of the lane, six storeys north of the lane, and
these two buildings would be joined by development which bridges
the lane.
A floor space ratio (FSR) of 2.73 and height of 20.7 m (67.9 ft.)
are proposed. This scale of development is not in character with
the surrounding area, but it is unlikely to have significant
impacts on adjoining development. The application has some
neighbourhood support and Health Department staff support
replacement of the existing facility. Ministry of Health funding
is available for 80 beds in a new facility, and possibly an
additional 20 beds.
Planning staff therefore recommend that the application be
referred to a Public Hearing, with a recommendation that it be
approved subject to conditions.
DISCUSSION
The application raises a major issue concerning the scale of
development it proposes for a Special Needs Residential Facility
in a multiple dwelling district. The FSR of 2.73 exceeds the
maximum of 0.75 permitted for this use in the RM-4/4N Districts,
and also the 1.45 FSR which can be achieved for multiple
dwellings. The proposed height is double the maximum permitted
in these districts. Therefore, the proposed development could
have negative impacts on the two three-storey rental apartment
buildings abutting the site, and it could affect the character of
the broader surrounding area.
The proposal responds to revised B.C. Ministry of Health
Multilevel Care Design Guidelines (January, 1992) which have more
than doubled the floor area required per care facility resident.
A larger facility is also needed to achieve an economical scale
of Multilevel Care operation (100-120 beds). While a larger site
could better accommodate the proposed floor area, it would be
difficult to find or assemble and its cost would make the project
uneconomic.
The application thus poses a dilemma: the replacement of an
obsolete seniors care facility by a larger, more functional and
efficient one would respond to community needs, however the large
size of a new care facility could affect adjacent buildings and
the character of the surrounding area. As a general principle,
staff believe that the public benefit offered by a new care
facility might justify an increase in FSR over and above what is
permitted for surrounding development, but only to the extent
that the facility can be appropriately accommodated on the site.
In this regard, staff have determined that the bulk and height of
proposed development would have relatively minor shadow impact on
adjoining properties. This is the result of the required
frontyard setback from East 13th Avenue, a west sideyard which is
double the normally-required depth, and a terracing of the
building south of the lane (see shadow diagram, page 5 of
Appendix E. Further details on the form of development are
provided in Appendix C.)
Staff have also determined that the architectural character of
proposed development, although distinctive, would be compatible
with the surrounding residential character rather than being
institutional in appearance. In a broader context, staff
consider that the bulk and height of proposed development are
similar to what can be achieved in the C-2 and C-3A Districts
nearby. There are also several large buildings in the
surrounding area, including the 100-room Biltmore Hotel (seven
storeys and FSR 3.15) and the Mount Saint Joseph's Hospital (five
storeys).
Several neighbours have had questions and concerns about the
application, but no objections have been heard and some letters
of support have been received. (See further comments in Appendix
D.)
On the basis of the foregoing, Planning staff are prepared to
recommend approval of the proposed form of development, with
further design development at the development application stage.
Two elements of the proposed rezoning are intended to provide
some tangible benefit to the immediate neighbourhood. First,
165 m› (1,765 sq. ft.) of space on the main floor, north of the
lane, is being offered to the Health Department and other
community-oriented, health-care related groups or associations.
Second, "green street" improvements on Sophia Street, which would
be installed at the property owner's expense, are proposed,
although this proposal requires further discussion with
Engineering staff and the neighbourhood to develop an acceptable
solution.
CONCLUSION
Planning staff support the use, density, and form of development
proposed in this application. The proposed 97-bed seniors
Multilevel Care facility is a public benefit and it will not
unduly impact on the livability of adjacent buildings. Staff
therefore recommend that the application be referred to a Public
Hearing with a recommendation from the Associate Director - Land
Use and Development to approve it, subject to draft CD-1 by-law
provisions generally as shown in Appendix A, and subject to
proposed conditions of approval listed in Appendix B which
include recommendations for further design development.
* * *
APPENDIX A
Draft CD-1 By-law Provisions
2855 Sophia Street and 296 East 12th Avenue
USES
Cultural and Recreational Uses, Institutional Uses, and
Office Uses, but limited to 165 m› (1,765 sq. ft.) and
located at grade and north of the lane;
Special Needs Residential Facility - Community Care - Class
B, and including a Multilevel Care facility which, because
of the Extended or Acute Care levels provided, is licensed
under the Hospital Act or similar Provincial legislation,
instead of or in addition to the Community Care Facility
Act; and
Accessory Uses customarily ancillary to the foregoing.
FLOOR SPACE RATIO
The maximum floor space ratio will be 2.75, generally based
on the calculation provisions of the RM-4 and RM-4N
Districts Schedule.
BUILDING HEIGHT
The height of a building south of the lane will not exceed
18.6 m (61 feet) from the base surface, or five storeys, and
the height of a building north of the lane will not exceed
21.9 m (72 feet) from the base surface, or six storeys.
SETBACKS
The following setbacks will be provided: 2.3 m (7.5 ft.)
from the north property line at East 12th Avenue [after
dedication to the City of the northerly 1.5 m (5 ft.) of Lot
9], 6.1 m (20 ft.) from the south property line at East 13th
Avenue, 1.5 m (4.9 ft.) from the east property line at
Sophia Street, and 4.3 m (14 ft.) from the west property
line.
Projection by upper storeys into the setback area from the
east property line will be permitted if the length of the
projection does not exceed 5.2 m (17 ft.).
PARKING, LOADING, PASSENGER LOADING, AND BICYCLE PARKING
As per Parking By-law and Council-adopted guidelines, except
that one parking space per six beds will be provided for
employees and one space per ten beds for visitors.APPENDIX B
Page 1 of 2
Proposed Conditions of Approval
2855 Sophia Street and 296 East 12th Avenue
(a) THAT the proposed form of development be approved by Council
in principle, in revised plans generally as prepared by
Richard Balfour & Company (Architect) and stamped "Received
City Planning Department, December 12, 1994", provided that
the Director of Planning may allow minor alterations to this
form of development when approving the detailed scheme of
development as outlined in (b) below.
(b) THAT, prior to approval by Council of the form of
development, the applicant shall obtain approval of a
development application by the Director of Planning, who
shall have particular regard to the following:
(i) further design development of the development which
bridges the lane, in consultation with the City
Engineer, to provide a minimum unrestricted vertical
clearance of 4.5 m (14.75 ft.) under the bridge
without lowering the lane, and to minimize the width
of the bridge at the second storey as a relatively
narrow pedestrian walkway;
(ii) further design development to improve the character
and livability of proposed development, including but
not limited to:
(1) fenestration, lighting and other features to
improve the architectural quality of the bridge
and the lane walls,
(2) trellis or other screening above the parking
ramps,
(3) relocation of at least two of the four stairwell
exits from the underground parking on the east
elevation to the interior of the building or to
the west elevation,
(4) attenuation of the projections or "overhangs" by
the upper storeys over the first storey on the
east elevation, by means of columns or other
features which provide continuity between the
first and upper storeys, and
(5) reduction of porch depth on north and south
building elevations to provide required
setbacks. APPENDIX B
Page 2 of 2
(iii) exterior exhaust and ventilation equipment to be
designed and installed in a manner that will not
cause a noise problem for residents in the
surrounding area; and
(iv) alterations and further design development to respond
to principles of crime prevention through
environmental design, including but not limited to:
(1) enclosure, or elimination (by internalizing), of
the open, exterior stairwells from underground
parking,
(2) enclosure at the first storey of the exterior
stairs at the north-west and south-west building
corners, and
(3) securing against intruders the loading, bicycle
storage, and recycling/garbage container areas.
(c) THAT, prior to enactment of the CD-1 By-law, and at no cost
to the City, the registered owner shall:
(i) register at the Land Titles Office a consolidation of
Lots 10 and 11, a consolidation of Lots 8 and 9, and
a dedication to the City of the northerly 1.5 m (5
ft.) of Lot 9 and a 3 m (10 ft.) by 3 m (10 ft.) cut-
off from Lot 9 at the north-east corner;
(ii) make arrangements to the satisfaction of the Director
of Legal Services and the City Engineer for
encroachment over the City lane;
(iii) make arrangements to the satisfaction of the Director
of Legal Services and the City Engineer for
landscaping, paving, lighting, and other improvements
to abutting streets and lanes (Note: Proposed street
improvements shall be reviewed in the context of area
need and impact on municipal services. This will
involve discussions with property owners as well as a
review of transportation needs.); and
(iv) make arrangements for all electrical and telephone
services to be undergrounded within and adjacent the
site from the closest existing suitable service
point.
APPENDIX C
Page 1 of 4
ADDITIONAL INFORMATION
1. SITE
The site is on the west side of Sophia Street between East 12th
and 13th Avenues (see map on page 2 of the report). It consists
of two lots south of the lane, and two lots north of the lane.
Edith Cavell Hospital, the existing two-storey, 62-bed seniors
care facility south of the lane, was constructed in 1959 and has
been owned and operated by the current operator since the mid-
1970s. North of the lane, the site includes a vacant lot and a
lot developed with a one-storey building having 100 percent site
coverage (occupied by Hodgson Orthotics Ltd.).
2. SURROUNDING ZONING AND DEVELOPMENT
The site is at the north edge of the 10-block RM-4 and RM-4N
Multiple Dwelling District south-east of the Broadway-Main-
Kingsway commercial centre of the Mount Pleasant neighbourhood.
Except for the buildings noted below, the district is generally
developed with three-storey multiple dwelling buildings,
including the buildings to the west, south, and east of the site.
To the north across East 12th Avenue is the Salvation Army Social
Service Centre and Thrift Store (two storeys). To the north-east
near Kingsway is a funeral home and vehicle dealership. To the
east across Kingsway is the 100-room Biltmore Hotel which was
zoned CD-1 in 1976 (seven storeys, height of 90 feet, and FSR
3.15). Mount Saint Joseph's Hospital (five storeys) is about a
block and a half to the south-east.
3. PROPOSED DEVELOPMENT
The application proposes a 97-bed Multilevel Care facility which
would be constructed in two phases (see a copy of plans in
Appendix E and statistics in Appendix F). In the first phase, a
six-storey building would be constructed north of the lane and
the present occupants of Edith Cavell Hospital moved into it. In
the second phase, the existing building south of the lane would
be demolished and replaced by a five-storey building which would
be joined to the first building by an enclosed pedestrian bridge
over the City lane.
Building entrances are on Sophia Street. One level of
underground parking is proposed, providing 27 spaces. Access to
parking, loading, bicycle parking, and passenger loading would be
from the lane. The application proposes street and sidewalk
i m p r o v e m e n t s o n S o p h i a S t r e e t .
APPENDIX C
Page 2 of 4
4. FURTHER DISCUSSION
Land Use The proposed redevelopment and expansion of the 62-bed
Edith Cavell Hospital is motivated by January, 1992 revisions to
B.C. Ministry of Health Multilevel Care Design Guidelines. The
revisions have significantly increased the required floorspace
for resident accommodation, multi-purpose space, and dining and
activity space in provincially-licensed, Multilevel Care
facilities. This has more than doubled the amount of floor area
required per resident. It is also necessary to increase the
number of beds to achieve an economical operating size (100 to
120 beds). For this latter reason, the facility operator wishes
to relocate 18 beds it now provides at Kevin Lodge Rest Home
(3690 Selkirk Street), as well as beds in other small and
obsolete facilities.
Staff in the Continuing Care Division of the Health Department
support the proposal "as the present physical plant is seriously
deficient and the proposed facility would be better able to meet
Continuing Care Program client needs". They indicate that there
is B.C. Ministry of Health funding for 80 beds in a new facility
in this area, and that the Health Department supports a funding
request for an additional 20 beds. The application is also
supported by the Mount Pleasant Health Planning Group, the Mount
Pleasant Healthy Communities Committee, the Mount Pleasant
Commercial Improvement Society and Mount Saint Joseph Hospital.
The proposed facility is one of the acceptable types of
residential care and treatment facilities identified in the Mount
Pleasant Community Development Plan (approved by Council in
October, 1987). It is also consistent with the Special Needs
Residential Facility Guidelines (approved by Council in February,
1992) which seek to ensure that Special Needs Residential
Facilities are fairly distributed within and between
neighbourhoods.
Residents and property owners in the surrounding area expressed
concerns about a large private hospital which might bring a
substantial increase in traffic and related 24-hour noise
impacts. These concerns were allayed by clarification that the
facility would not be a Hospital as that term is usually
understood, but rather the facility needs to be licensed under
the B.C. Hospital Act because of several Acute Care beds it would
provide.
Form of Development The proposed building massing consists of
five terraced storeys south of the lane and six storeys north of
the lane, with these two buildings joined by a narrow four-level
pedestrian bridge over the City lane and between the 2nd and 5th
floors. [Note: Bridging over the lane is acceptable to the City
Engineer if the vertical clearance is increased from 3.3 m
(10.8 ft.) to 4.5 m (14.8 ft); this will require a corresponding
1.2 m (4 ft.) increase in building height.]
APPENDIX C
Page 3 of 4
When first submitted, the application proposed a 116-bed facility
with FSR 3.5 and 85 percent site coverage. In response to staff
concerns and Urban Design Panel comments about the scale and form
of development, a revised proposal was submitted which reduces
the number of beds (16 percent), floor area (22 percent), and
site coverage (24 percent). The revised proposal retains the
form of development first proposed but reduces the total floor
area, reduces the floor plate, shifts it to the north and east,
and relocates floor area from the south building to the north
building. As a result, the overall bulk of the building is
reduced (FSR 2.75) and redistributed [FSR 3.5 north of the lane,
and FSR 2.0 south of the lane including 170.5› (1,835 sq. ft.)
for development above the lane]. The revised proposal reduces
the impact of the proposed development on the 13th Avenue
streetscape and the adjoining apartment buildings to the west.
A front yard setback of 6.1 m (20 ft.) can now be provided on
East 13th Avenue, which is consistent with multiple dwelling
developments in this RM-4 district and which also retains
existing landscaping. The terracing of upper stories, with
progressively deeper setbacks from East 13th Avenue, reduces the
impact of building height and provides roofdeck open space at
each storey. The proposed character treatment of decks and roofs
would provide visual interest which would be distinctive as well
as compatible with the residential character of the surrounding
area.
A 4.3 m (14 ft.) setback from the west property line is now
proposed, doubling the side yard separation from the adjoining 3-
storey apartment buildings required in the RM-4/4N Districts.
This generous sideyard, in combination with proposed building
massing, minimizes the shadow impact on adjoining properties (see
page 5 in Appendix E). A 1.2 m (4 ft.) increase in building
height in the first storey, to provide greater vertical bridge
clearance, will not appreciably increase this shadow impact.
A setback from East 12th Avenue of 2.3 m (7.5 ft.) at grade and
5.5 m (18 ft.) above the second storey, and a setback of 1.5 m
(5 ft.) from the Sophia Street property line are proposed. While
smaller than required in RM-4/4N Districts, these setbacks
improve upon the existing situation, noting that the existing
building north of the lane and the Salvation Army building across
the street provide no setbacks.
Parking and Circulation The proposed parking provision meets the
City Engineer's recommended requirements for a special needs
residential facility (one space per 6 beds for employees and 1
s p a c e p e r 1 0 b e d s f o r v i s i t o r s ) .
APPENDIX C
Page 4 of 4
Proposed "green street" sidewalk and street improvements on
Sophia Street, with traffic limited to two lanes, requires
further discussion with Engineering staff and the neighbourhood
to develop an acceptable proposal which, if approved, would be
installed at the property owner's expense [see condition
(c)(iii)].
Landscape Resources and Open Space The proposed development will
retain mature shrubbery and landscaping in the front yard of
Edith Cavell Hospital and an old, 60 cm (24 in.) birch tree at
the south-west corner of the site. Street trees are proposed to
be planted on East 12th and 13th Avenues and Sophia Street. Edge
planting is proposed for the roof gardens and terraces.
Environmental Implications The proposed rezoning will neither
detract from nor contribute to the City's objective of reducing
atmospheric pollution.
Social Implications The proposed rezoning will enable an
obsolete 62-bed seniors Extended Care facility to be replaced by
a much-needed, 97-bed seniors Multilevel Care facility.
APPENDIX D
Page 1 of 2
COMMENTS FROM REVIEWING AGENCIES, THE PUBLIC, AND THE APPLICANT
Health Department The Continuing Care Division supports the
proposal "as the present physical plant is seriously deficient
and the proposed facility would be better able to meet Continuing
Care Program client needs." Staff also indicate there is B.C.
Ministry of Health funding for 80 beds in a new facility in this
area, and that the Health Department supports a funding request
for an additional 20 beds.
Special Advisory Committee on Seniors On January 27, 1995, the
Committee reviewed the application and supported the revised
proposal.
Deputy City Engineer's Comments Engineering staff have two major
concerns about the application. First, bridging over the lane is
acceptable if the proposed 3.3 m (10.8 ft.) vertical clearance
can be increased to a minimum of 4.5 m (14.8 ft). Planning staff
note that this can be accommodated by a 1.2 m (4 ft.) increase in
building height, to be inserted within the first storey.
Second, the Deputy City Engineer states that "The treatment of
Sophia Street must be reviewed in the context of area need and
impact on services. This will involve discussions with property
owners as well as a review of transportation needs. Any approval
of street or boulevard treatments are to be to the satisfaction
of the General Manager of Engineering Services, and should not
form part of the rezoning application, with the exception of the
developer's responsibility to pay the full cost of any agreed
changes."
Planning staff note that, except for development over the lane
(an encroachment which must be arranged to the satisfaction of
the Director of Legal Services), any improvements to lanes and
streets abutting the site are off-site improvements which would
not be part of the proposed Form of Development and which the
property owner would provide at no cost to the City [see
condition (c)(iii) in Appendix B].
In addition to the foregoing, a 1.5 m (5 ft.) street-widening
dedication is required on Lot 9 (296 East 12th Avenue), and
consolidations of Lots 8 and 9, and 10 and 11, prior to enactment
of the CD-1 By-law [see condition (c)(i) in Appendix B].
Urban Design Panel The Panel had many concerns about the
proposal when it first reviewed it on April 13, 1994. It
supported a revised proposal on January 18, 1995, but with
remaining concerns about the design of the bridge over the lane,
the open stairs at the building corners, the number of
underground parking stairwell exits along Sophia Street, windows
overlooking the parking ramps, and the "overhangs" on the south
a n d e a s t e l e v a t i o n s .
APPENDIX D
Page 2 of 2
These concerns would be addressed in further design development
at the development application stage [(b)(ii) in Appendix B].
Public Input An application information sign was installed on
March 19, 1994 (and a revised sign on January 5, 1995). On March
30, 1994, staff mailed a notification letter to 220 surrounding
property owners and to several community groups. The applicant
undertook a public consultation process prior to submitting the
application, including an information meeting in June, 1994.
Several residents and nearby property owners have telephoned
staff with some questions and concerns about the application.
Letters of support have been received from the Mount Pleasant
Health Planning Group, the Mount Pleasant Commercial Improvement
Society, and Mount Saint Joseph Hospital.
Some neighbours expressed concerns about a large private hospital
which might bring a substantial increase in traffic and related
24-hour noise impacts. These concerns were allayed by
clarification that the facility will not be a Hospital as that
term is usually understood, but rather it will be a Multilevel
Care seniors residential facility which needs to be licensed
under the B.C. Hospital Act because of several Extended or Acute
Care beds provided.
Applicant's Comments "After working with the Planning
Department, the Health Department, the B.C. Ministry of Health
and numerous community groups for several years, this hospital
redevelopment proposal is offered for Council's consideration.
The proposal has received very positive support from all quarters
in the community discussions to date.
Although the magnitude and density of the project at first may
appear to set a new precedent, even this aspect has received
community support, particularly when it is realized how the new
B.C. Ministry of Health standards have impacted on the scale and
economics of seniors care facilities. Edith Cavell Hospital, in
working with the Urban Design Panel and others, has made
increased effort to fit the facility into the neighbourhood. The
facility meets the programme and urban design criteria of the
Multilevel Care Design Guidelines. It is an urban facility with
an urban form in an evolving urban centre.
The community groups have encouraged discussion of increasing
density in this part of the Mount Pleasant neighbourhood as part
of a vision of an Urban Village in the Main/Broadway/12th Avenue/
Kingsway triangle. The hospital has provided service to this
community for several generations now. It is important, for
'aging in place', to be able to keep such facilities as these in
central city areas. For Edith Cavell Hospital to remain in the
community, this rezoning needs to have the support of City
C o u n c i l . "
APPENDIX F
APPLICANT AND PROPERTY OWNER INFORMATION
APPLICATION BY Richard Balfour & Company, Architect
PLANS BY Richard Balfour & Company, Architect
PROPERTY OWNER Kevin Plaza Holdings Ltd. and Par-Kee Investments Ltd.
DEVELOPER Kevin Plaza Holdings Ltd.
SITE INFORMATION AND STATISTICS
STREET ADDRESS 2855 Sophia Street 296 East 12th Avenue total site
LEGAL DESCRIPTION Lots 10-11, Lots 8-9,
Block 114, D.L. 301 Block 114, D.L. 301
SITE AREA 1 122 m› 1 099 m› 2 221 m›
(12,078 sq. ft.) (11,830 sq. ft.) (23,907 sq. ft.)
WIDTH 30.2 m (99 ft.) 30.2 m (99 ft.)
DEPTH 37.2 m (122 ft.) various
DEVELOPMENT STATISTICS
DEVELOPMENT PROPOSED RECOMMENDED
PERMITTED UNDER DEVELOPMENT DEVELOPMENT
EXISTING RM-4/4N (if different than (if different than
ZONING permitted) proposed)
TOTAL FLOOR AREA
Phase One (North) 3 859.4 m› (41,544 sq.ft.) 63.7 %
Phase Two (South,Bridge) 2 201.6 m› (23,699 sq.ft.) 36.3 %
TOTAL 6 061 m› (65,243 sq.ft.) 100.0 %
MAXIMUM FRONTAGE 45.8 m (150 ft.) 30.2 m (99 ft.)
MAX. FLOOR SPACE RATIO 0.75 (1.45) 2.73 2.75
MAXIMUM SITE COVERAGE 65 % 65 % 65 %
MAXIMUM HEIGHT[STOREYS] 10.7 m (35 ft.)[4]
Phase 1 (North of lane) 17.4 m (57.1 ft.)[5] 18.6 m (61 ft.)[5]
Phase 2 (South of lane) 20.7 m (67.9 ft.)[6] 21.9 m (72 ft.)[6]
Add'l height of 1.2 m
(4 ft) is for bridge
clearance
MINIMUM BRIDGE CLEARANCE 3.3 m (10.8 ft.) 4.5 m (14.8 ft.)
FRONT YARD SETBACK
from East 12th Avenue 6.1 m (20 ft.) 2.3 m (7.5 ft.)
at grade 0 m (0 ft.)
2nd floor 2.3 m (7.5 ft.)
from East 13th Avenue 6.1 m (20 ft.) 6.1 m (20 ft.)
at grade 12.45 m (40.85 ft.)
2nd floor 4.6 m (15.1 ft.)
SIDE YARD SETBACK
from west property line 2.1 m (6.9 ft.) 4.3 m (14 ft.)
at grade 6.7 m (22 ft.)
2nd floor 4.3 m (14 ft.)
from Sophia Street 6.0 m (19.8 ft.) max. 1.5 m (4.9 ft.)
at grade required on corner 1.5 m (4.9 ft.)
2nd floor site 0.3 m (1 ft.)