POLICY REPORT
DEVELOPMENT AND BUILDING

	Date: February 19, 2001
	Author/Local: LChallis/7135
	PPPS No. 2000027
	RTS No. 01893
	CC File No. 5308
	Council: March 6, 2001

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Text Amendment: 3602-3660 Vanness Avenue (Collingwood Village)

RECOMMENDATION

THAT the application by Concert Properties Ltd., to amend CD-1 By-law No. 7204 for 3602-3660 Vanness Avenue (Collingwood Village) to allow changes to the housing mix and the form of development, be referred to a Public Hearing, together with:

(i) plans received September 14, 2000;

(ii) draft CD-1 By-law amendments, generally as contained in Appendix A;

(iii) draft amendments to the Joyce/Vanness CD-1 Guidelines, generally as contained in Appendix B; and

(iv) the recommendation of the Director of Current Planning to approve, subject to conditions contained in Appendix C.

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 POLICIES

On November 2, 1993, Council enacted CD-1(314) By-law No. 7204, including a Development Plan, and adopted the "Joyce/Vanness CD-1 Guidelines" which apply to this site.

On May 8, 1989, Council adopted a housing objective to facilitate the provision of a wide range of housing forms and shelter costs to meet the housing needs of existing and future Vancouver residents of all backgrounds and lifestyles.

On May 20, 1987, Council adopted the Joyce Station Area Plan to guide the future of the Joyce Station Area in response to the ALRT system.

PURPOSE AND SUMMARY

This report assesses an application to amend the text of the existing CD-1 By-law and Guidelines to permit:

· an increase in the percentage of rental housing and a corresponding decrease in the percentage of family housing;
· a reduction in the minimum size of 2-bedroom family units;
· a redistribution of residential floor area;
· an allocation of residential floor area for congregate housing;
· a decrease in height for mid-rise buildings located primarily along Vanness Avenue;
· an increase in height for four high-rise buildings;
· an increase in floorplate for the two tallest high-rise buildings;
· a relocation of buildings;
· an increase in open space; and
· an increase in parking access.

Staff support the proposed amendments which will allow the project to respond to changing market needs and will result in a more varied form of development. Staff recommend that the application be referred to a Public Hearing, with a recommendation that it be approved subject to conditions.

DISCUSSION

Background: The site is located in the Joyce Station Area which underwent a planning process between 1982 and 1987 in preparing a plan to guide the future of the Joyce community. The plan established policy directions for the redevelopment of the Joyce/Vanness industrial area to include residential land use with supporting amenities and park space. In 1993, the Collingwood Village site was rezoned from primarily M-1 Industrial District to CD-1 Comprehensive Development District following an extensive rezoning process. The site consists of 10 sub-areas for development in four phases. Phases 1 and 2 have been completed. Development is underway in part of Phase 3. The proposed amendments are related to future development in Phases 3 and 4 which include Sub-areas 7, 8, 9 and 10 (see map).

Use: The application proposes to change the family and rental housing requirements and the minimum unit size for 2-bedroom family units. No changes are proposed to the maximum number of units (2,800) or the total gross floor area [192 000 m² (2,066,738 sq. ft.)].

(i) Family and Rental Housing Requirement

The CD-1 By-law requires that 25 percent of the units be for family housing and that 15 percent of the units be for rental housing. The application proposes to decrease the family housing requirement to 20 percent and increase the rental housing to 20 percent. Currently, 45 percent of the 1,486 units that have been built or are under development across Collingwood Village provide rental housing. The applicant indicates that while the rental units have been well received, there has been less demand than anticipated for family units. In Phases 1 and 2 only 15-16 percent of the units which qualified as family housing (dwelling units designed for families with children) sold to families. The applicant notes that the demand for family units has declined because older single-family homes in the area have decreased in value and become affordable alternatives for family housing. To address this change in demand, the applicant requests an increase in the rental housing requirement and a decrease in the family housing requirement. Staff support the increase in rental housing which responds well to Vancouver's tight rental market. Also, the proposed "exchange" of family housing with rental housing is considered to be a fair and equitable quid pro quo as both help to serve a public purpose.

(ii) Minimum Unit Size

The CD-1 By-law requires a minimum unit size of 78 m² (840 sq. ft.) for 2-bedroom family units. This figure was based on previous BCHMC Guidelines when the By-law was written in 1993. Since then the sales statistics at Collingwood Village have shown that families with children do not necessarily purchase the larger family units and, in Phase 1, the average unitsize sold to family purchasers was 72.8 m² (784 sq. ft.) in a mix of 1 and 2 bedroom units. The application proposes that the minimum unit size for 2-bedroom family units be reduced to 72.5 m² (780 sq. ft.) to reflect current demand. Staff recommend that the minimum size for a 2-bedroom family unit should be 74 m² (797 sq. ft.) which conforms to the current standard BCHMC Guidelines.

Density: The application proposes no changes to the overall maximum floor areas specified for different land uses in Collingwood Village but seeks minor adjustments to the maximum floor area for residential uses in Sub-areas 7, 8 and 10 to reflect proposed changes to the development plan for the site. The application also seeks the flexibility to increase the maximum floor area by up to 5 percent in any of these sub-areas provided the current overall maximum is not exceeded. This change is requested to assist in fine tuning the form of development at the development permit stage.

The application proposes that floor area allocated for residential use also be available for the use "Special Needs Residential Facility - Congregate Housing" to provide housing opportunities for a broader range of age groups which includes seniors. The proposal would result in no change to the overall residential floor area or maximum number of dwelling units. Staff support this amendment which would enhance the demographic diversity of the neighbourhood and should help to provide lower cost congregate housing relative to the current supply which is primarily located in the more expensive west side of the city.

The CD-1 By-law also specifies a maximum number of dwelling units for each sub-area. To reflect the revised development plan, the application seeks minor adjustments to the maximum number of dwelling units between Sub-areas 7, 8 and 10. Staff support this amendment which would not result in any change to the total maximum number of dwelling units.

Form of Development: Changes to the development plan are proposed to create greater variety in the buildings in response to some criticism about existing development in Collingwood Village in terms of homogeneity of massing, articulation and colours. To provide more diversity, the proposal revises some of the building heights in Sub-areas 7, 8 and 10. The application proposes to reduce the height of the mid-rise buildings along Vanness Avenue from six to four storeys to respond to neighbourhood concerns about the scale of the streetwall created by the currently-permitted higher, 6-storey mid-rise buildings. The floor area from the mid-rise buildings would be transferred to four high-rise towers, increasing their maximum permitted heights as follows:

· for the tower in Sub-area 7, from 48 m (158 ft.) to 51 m (167 ft.) or from 17 storeys to 18 storeys;
· for the tower in Sub-area 8, from 53 m (174 ft.) to 67 m (220 ft.) or from 19 storeys to 24 storeys;
· for the west tower in Sub-area 10, from 56 m (184 ft.) to 72 m (236 ft.) or from 19 storeys to 26 storeys; and
· for the east tower in Sub-area 10, from 20 storeys to 21 storeys.

The proposed changes are illustrated in Appendix F.

Besides changing the tower heights, the proposal also relocates and reorients the proposed 24-storey tower in Sub-area 8 and reorients the proposed 26-storey west tower in Sub-area 10 to align with the change in the City's street grid to north-south that occurs at the eastern end of the site. The urban design intent of this change is to better define the east park at the point where Crowley Street turns north with a pair of "signature" towers. Typically, in comprehensively designed high density neighbourhoods, consistent tower orientation issought, as is the case in the Joyce/Vanness CD-1 Guidelines. In this particular instance, staff are satisfied that the context of merging street grids at this locale combined with the potential to create a special sense of place at the east park/Crowley Street juncture warrants this change in tower orientation. To support the public realm improvements that are intended with the reorientation of these two towers, staff recommend design refinements to be implemented at the Development Application stage (Appendix C).

Staff support relocation and greater height of the towers, since their central location on the site will not worsen shadowing on the neighbourhood. The average floorplates have been correspondingly increased in relation to the increased tower heights. Staff support changes on the basis of high quality design and materials on the higher towers and stronger guidelines related to quality of materials on the low and mid-rise buildings. The strengthening of these guidelines is considered especially important since the low-rise building sites may be sold off for individual development by separate developers. These changes and other minor adjustments to improve and clarify the design intent for the neighbourhood are reflected in the proposed amendments to the Joyce/Vanness CD-1 Guidelines (Appendix B).

Open Space: A significant positive outcome of the proposed changes to the development plan would be an increase in open space and improvements to the public realm. The amount of open space would increase by almost 20 percent. There would be more pedestrian connections within and through the site to adjoining streets and a series of public open
spaces would be developed to increase the green space and provide places for people to meet, sit and play. Members of the community have commented that they are pleased to see these improvements to the open space plan. Staff also support these improvements, noting that the design details will be addressed at the development permit stage.

Parking and Traffic: There are no amendments proposed for the parking requirements, although the application proposes to increase the number of entries to parking garages. The present development plan envisioned large projects with single access points. The applicant would prefer to develop the site with smaller projects which would result in more access points but with each serving fewer cars. Currently the guidelines discourage entries on Crowley Drive, Vanness Avenue, Euclid Avenue and Foster Avenue. Staff would support an increase in entries, if access is minimized in accordance with the revised Guidelines (Appendix B).

The application also requests revisions to the bicycle storage requirements to allow bicycle storage to be consolidated with other bulk storage. Engineering Services will only support the applicant's proposal to combine bicycle and locker storage space if the high level of bicycle parking construction and security features, as well as the requirement to locate bicycle parking no lower than the first level, are addressed to the satisfaction of the General Manager of Engineering Services and the Director of Planning as a condition of rezoning. The bicycle portion of the storage locker must be in excess of the bulk storage requirement.

CONCLUSION

Staff support the proposed rezoning which provides a range of housing choice intended to meet the needs of individuals, families and seniors. Staff also expect that the changes to the form of development will contribute to creating an attractive, liveable neighbourhood and a diverse community of people. Staff recommend that the application be referred to a Public Hearing, subject to the proposed conditions of approval presented in Appendix C.

- - - - -

APPENDIX A

DRAFT AMENDMENTS TO CD-1 (314) BY-LAW NO. 7204

Schedule "B" (Development Plan)

Uses

· Decrease family housing requirement from 25 percent to 20 percent.
· Increase rental housing requirement from 15 percent to 20 percent and decrease rental family housing requirement from 25 percent to 20 percent.
· Decrease minimum gross floor area for family two-bedroom dwelling units from 78 m² to 74 m².

Floor Area and Density

· Include Special Needs Residential Facility - Congregate Housing in maximum 192 000 m² floor area for residential uses.
· Include Special Needs Residential Facility - Congregate Housing in maximum floor area for residential uses in Sub-areas 7, 8 and 10.
· Decrease maximum floor area for residential uses in Sub-area 7 from 40 500 m² to 39 100 m².
· Increase maximum floor area for residential uses in Sub-area 8 from 20 800 m² to 22 600 m².
· Decrease maximum floor area for residential uses in Sub-area 10 from 43 700 m² to 43 300 m².
· Add a clause to permit an increase in the maximum floor area for residential uses by 5 percent in each sub-area, provided that the development total does not exceed 192 000 m².
· Decrease the maximum number of dwelling units in Sub-area 7 from 598 to 515.
· Increase the maximum number of dwelling units in Sub-area 8 from 291 to 338.
· Increase the maximum number of dwelling units in Sub-area 10 from 611 to 647.

Height

· Increase the maximum height in Sub-area 7 from 48 m to 51 m.
· Increase the maximum height in Sub-area 8 from 53 m to 67 m.
· Increase the maximum height in Sub-area 10 from 56 m to 72 m.

Parking

· Add the following parking standards for Special Needs Residential Facility -Congregate Housing:

- off-street parking at the rate of 1 space per 100 m² for units less than 50 m²; 1 space per 70 m² for units 50 - 70 m²; and 1 space per 70 m², except no more than 2.2 spaces for units greater than 70 m²;
- passenger space requirements for SNRF - Community Care - Class B; and
- disability spaces at a rate of one disability space for every 15 off-street parking spaces, except that a minimum of two spaces must be provided.

Figure 1

· Replace Illustrative Site Plan to revise building outlines and heights as perAppendix F, page 1.

Figure 3

· Replace Phasing Plan to revise building outlines as illustrated in revised Illustrative Site Plan as per Appendix F, page 1.

APPENDIX B

DRAFT AMENDMENTS TO THE JOYCE/VANNESS CD-1 GUIDELINES

· Replace Figure 7. Building Types with a new figure to reflect built form changes.
· Replace Figure 10. High-Rise Towers with a new figure to reflect built form changes.
· Add the following new clause to section 2.2 (a):

"(iii) The two signature towers in Sub-areas 8 and 10 should be articulated to emphasize their slenderness and reduce the apparent size of the floor plates. The top seven storeys should have reduced area no greater than 625 m². The architectural design of the two signature towers should strongly relate to each other, while allowing for individual identity through detailing difference."

· Replace Figure 11. Mid-Rise Buildings with a new figure entitled "Low and Mid-Rise Buildings" to reflect built form changes.
· Replace the first sentence of clause 2.2 (b) (ii) with "The detailed design of the low and mid-rise buildings should reflect their unique context, as described below:"
· Add the following new clause to section 2.2 (b):

"(iii) The detailed design of the low and mid-rise buildings should provide variety in form by articulating long masses and by marking important locations on the site (the north entrance to Crowley, the east end of the central axis) with higher building elements such as towers, decorative roof treatments, roof terraces or similar devices."

· In section 3.4.1, amend the range in building heights from "4 to 20 storeys" to "4 to 26 storeys" and specify that the figures apply to residential buildings.
· Revise clause 3.4.2 to include reference to low-rise buildings and to add the sentence "Low-rise buildings do not exceed 4 storeys in height."
· In section 3.4.3, amend the range in high-rise tower heights from "17 to 20 storeys" to "17 to 26 storeys".
· Replace clause 3.4.3 (a) with "integrate the architectural design of the high-rise towers with the adjoining low and mid-rise buildings;".
· Revise clause 3.4.3 (b) to allow 625 m² average and 650 m² maximum floorplates above the sixth floor.
· Add clause 3.4.3 (c) to allow 675 m² average and 700 m² maximum floorplates above the fourth floor and maximum 625 m² floorplate for the top seven floors for the tower in Sub-area 8 and the west tower in Sub-area 10.
· Replace the final sentence in section 3.5.1 with "In addition, the use of some areas of wood or vinyl siding may be considered on the low- and mid-rise buildings."
· Add the following new sentence to section 3.5.1:

"The use of high-quality, durable materials, such as masonry, on portions of the street facades of the low and mid-rise buildings is strongly encouraged."

· Add the following new paragraph to section 3.6.3:

"Individual unit entries from the street should be designed and detailed as true main entries, to contribute to a stronger sense of neighbourhood and pedestrian interest."

· Add the following new section 3.7.4 `Crowley Street":

"Crowley Street is the main character street in the neighbourhood, and its easterly termination should be marked in a suitable manner. While the Telus Building provides a visual anchor to the end of the street, the point at which Crowley turns north should be handled in a unique way that contributes to a strong sense of place. Special landscaping treatments or public amenities such as fountains,public art or a small performance space could be considered. The impact on adjacent residential uses must also be considered."

· In section 3.9 Parking and Loading Areas, delete the sentence which discourages vehicle and service access on the central character street and Vanness, Euclid and Foster Avenues and add that vehicle access be minimized and combined for adjacent developments where feasible.
· Replace Figure 13. Phasing with a new figure to reflect built form changes.
· Replace 5.3 Precinct 3 with a new plan that reflects the proposed changes.
· Replace 5.4 Precinct 4 with a new plan that reflects the proposed changes.
· Replace Appendix A Illustrative Site Plan with a new plan that reflects the proposed changes.
· Revise Appendix B to reflect changes to housing mix and building heights.

APPENDIX C

PROPOSED CONDITIONS OF APPROVAL

(a) THAT the proposed schematic development be approved by Council in principle, generally as prepared by Concert Properties Ltd., and stamped "Received City Planning Department, September 14, 2000", specifically in relation to the siting of buildings, development of ground plane, general building heights and massing, to be further articulated with design guidelines which will guide and adjudicate the scheme through the development permit process.

(b) THAT amendments to the "Joyce/Vanness CD-1 Guidelines" be submitted for final approval at the time of by-law enactment.

(c) THAT, prior to approval by Council of the form of development for each portion of the project, the applicant shall obtain approval of a development application by the Director of Planning, who shall have particular regard to the following:

(i) design development to take into consideration the principles of Crime Prevention Through Environmental Design (CPTED) having particular regard for:

- reducing opportunities for cutting through the blocks while maintaining visual permeability,
- reducing opportunities for theft in underground parking,
- reducing opportunities for break and enter into residential units, and
- reducing opportunities for vandalism such as graffiti; and

(ii) design development to the architectural treatment of the two taller towers to emphasize their "signature" role including:

- highlighting tower lobbies and lower level treatment facing the East Park (Public Realm); and
- reinforcing the proposed "shoulder" massing as depicted in the model, through materials, detailing and colour; and

(iii) design development for bicycle parking combined with bulk storage to ensure that Parking By-law requirements are met to the satisfaction of the General Manager of Engineering Services and the Director of Planning, and to:

(1) provide high quality locker construction and security features;

(2) locate bicycle parking no lower than the first complete parking level below grade.

Note to Applicant: Bicycle parking portion of the storage locker must be in excess of the bulk storage requirement.

(d) THAT, prior to enactment of the CD-1 By-law, the registered owner shall, at no cost to the City:

(i) make arrangements, to the satisfaction of the General Manager of Engineering Services and the Director of Legal Services for:

(1) clarification of all charges registered in the Land Title Office against title to the lands (a charge summary, including copies of all charges, must be provided) and modification, extension or release of any charges deemed necessary by the Director of Legal Services;

Note: This will clarify any servicing requirements that may stem from the various servicing agreements currently charged to title of the land.

(2) dedication of a 2.0 m strip of land from lots A, B, C and D adjacent Vanness Avenue.

Note: This requirement will not supercede any provisions for a similar dedication that may be required from the servicing agreements charged to the title of the lands.

APPENDIX D

ADDITIONAL INFORMATION

Site, Surrounding Zoning and Development: The 11.0 ha (27.3 ac.) CD-1 zoned Collingwood Village site, is located in the Joyce SkyTrain Station Area, and bounded on the north by Vanness Avenue, the south by Euclid and Foster Avenues, the east by Ormidale Street and the west by Joyce Street. The west half of the site has been developed with a mixture of low, mid and high-rise residential buildings providing rental and purchased units. A small amount of commercial space is located along Joyce Street. The site also includes a neighbourhood house, a child day care facility, and two neighbourhood parks. The east end of the site continues to consist of industrial buildings used primarily for storage and manufacturing.

The site is situated in a predominantly single-family neighbourhood, close to ALRT, transit and commercial services on Joyce Street and Kingsway. As a result of the Joyce Station Area Plan, a number of properties around the site were rezoned for multiple residential development. The remaining single family areas are zoned RS-1 and RS-1S.

Proposed Development: The proposed amendments to the Development Plan of the CD-1 By-law would allow changes to the housing mix to increase the percentage of rental housing and decrease the percentage of family housing, and would permit changes to the development plan to provide more variation on the site. This plan provides a framework for development that is guided at the development permit stage by design guidelines. The amendments to the guidelines reflect changes to the development plan and also emphasize the quality of building design and materials.

Social Implications: The proposal would increase the range of housing opportunities available to tenants and seniors.

There are no implications with respect to the Vancouver Children's Policy or Statement of Children's Entitlements.

Environmental Implications: The proposed rezoning neither contributes to nor detracts from the objective of reducing atmospheric pollution.

APPENDIX E

COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT

Public Input: On September 5, 2000, a notification letter was sent to 2,731 nearby property owners and on September 12, 2000, rezoning information signs were posted on the site. On September 14, 2000, the applicant sponsored an Open House which was attended by 37 members of the public. The primary concerns were the increase in tower heights and the need for community amenities (e.g., swimming pool, community garden).

Comments of the Manager of Engineering Services: The City Engineer has no objection to the proposed rezoning, provided that the applicant complies with conditions as shown in Appendix B.

Comments of the Director of the Housing Centre: The Housing Centre supports the rezoning subject to the 2-bedroom family unit minimum size conforming to the standard BCHMC guidelines of 74 m² (797 sq. ft.).

Comments of the Urban Design Panel: The Urban Design Panel reviewed the application on September 20, 2000, and offered the following comments:

"More park was great. In respect of end of street view, perhaps a smaller building or no building at all so that you can see the Telus Building. No problem with tinkering and adjusting to densities and some of building forms. In favour of towers on park. The stepping language for tower would be good language to have included. Not too sympathetic with loss of view from neighbours.

Parking access points were one per block but should perhaps not be placed beside each other. Park planning and connection of public spaces were really well done. The links created between public spaces should be made generous in size and not too narrow (10 ft. space too narrow). They must be as wide as possible for public right-of-way.

Support also to include language relating to setback and quality of materials for this project. The standard BCHMC size was too small, but felt this architect could provide livable smaller units. This item should be proven out more clearly before finalizing these numbers as per their amendment. This scheme was a big improvement over previous scheme. In respect of unit size, the market would dictate what was required. Support 700 sq. ft. to lower portion up to shoulder height and then 675 sq. ft. up further to maintain the step. Would also support two towers being the same height if developer wishes.

Developer to consult with staff to see if more green space can be provided and terminate the forecourt in a cul-de-sac manner to address the landmark buildings and influence design of the park. Cutback the southern most building of Area 10 to allow geometry to flow and more park area. There were perhaps more refinements to explore in order to produce more green space. Definition of the three zones had been produced very well with the four towers. The two signature towers on the north side and reorientating them to the city grid was a major move to create the third zone in the Development. There was a different approach than in the first phase of the project. Slimmer tower contrasting with a much lower proportioned building. Mid-rise massing combined with shoulder highrising in first phase concerned people andit would be interesting to see response to this development. The Developer was going higher and slimmer and reduced the floorplate slightly. The slim floor tower was a better approach. The reduction from six storey to four storey was great. The length of the building was not too long.

The Chair provided a summary from the Panel's comments as follows: The Panel was in favour of the new orientation with city grid, landscape and lower building. Larger green space was very favourable. Landscape had been well addressed. A favourable consensus among the Panel."

Comments of the Applicant: The applicant has been provided with a copy of this report and has provided the following comments:

"Further to reviewing the final draft of the Staff Report to Council, we generally agree with the thorough review and analysis that staff has prepared in assessing the broad range of issues which this application addresses.

We have one remaining concern, however, and while we do not wish to delay the processing of this application we wish to highlight the reality of potential hardships associated with the part of the parking by-law requirement that states: "...bicycle spaces be located no lower than the first complete level below grade" (see: City of Vancouver Parking By-law: Section 6.3.6).

Although staff have agreed to permit the combination of bicycle storage with bulk storage at Collingwood Village, the requirement that all bicycle storage be located on the first parking level serves to render this improved approach to storage impossible, particularly for high-rise development on smaller sites. While we acknowledge that the Director of Planning may relax the provision of this By-law where enforcement might result in hardship, we remain concerned that the potential inefficiencies in tower design at Collingwood Village (as a result of this by-law requirement) will in turn create construction premiums which are not economically viable. In this regard, we trust that staff will work closely with us at the development permit stage to review options for providing combined bicycle and bulk storage, while ensuring that project costs and project goals remain `affordable'.

Collingwood Village has been a long-time in the making with many lessons learned along the way. With final and necessary adjustments to the master plan in place, Concert Properties looks forward to its role in completing the final phase of Collingwood Village, and hence completing the vision of a new, affordable and sustainable master planned community within the City of Vancouver."

APPENDIX F (on file in the City Clerk's Office)

APPENDIX G

APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION

APPLICANT AND PROPERTY INFORMATION

Street Address	3602-3660 Vanness Avenue, 3507-3521 Euclid Avenue, 3520-3600 Crowley Drive,3535 Foster Avenue, 5481 Ormidale Street
Legal Description	Multiple legal description
Applicant	Concert Properties Ltd.
Property Owner/Developer	Concert Properties Ltd.

SITE STATISTICS

	GROSS	DEDICATIONS	NET
SITE AREA	11.0 ha (27.3 ac.)	1.8 ha (4.5 ac.) [includes dedications from original rezoning]	9.2 ha (22.8 ac.)

DEVELOPMENT STATISTICS

	DEVELOPMENT PERMITTED UNDER EXISTING ZONING	PROPOSED DEVELOPMENT	RECOMMENDED DEVELOPMENT (if different than proposed)
ZONING	CD-1	CD-1
USES	25% family housing, 15% rental housing, minimum of 78 m² 2-bedroom family unit	20% family housing, 20% rental housing, minimum of 72.5 m² 2-bedroom family unit	minimum of 74 m² 2-bedroom family unit
MAX. RESIDENTIAL FLOOR AREA	Sub-area 7 - 40 500 m² Sub-area 8 - 20 800 m² Sub-area 10 - 43 700 m²	Sub-area 7 - 39 100 m² Sub-area 8 - 22 600 m² Sub-area 10 - 43 300 m²
MAXIMUM HEIGHT	Sub-area 7 - 48 m Sub-area 8 - 53 m Sub-area 10 - 56 m	Sub-area 7 - 51 m Sub-area 8 - 67 m Sub-area 10 - 72 m

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