P2
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: November 21, 1996
Dept. File No.: RW
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Amended CD-1 for 620 West 45th Avenue
(Former Police Station Site)
RECOMMENDATION
THAT the application by Architectura to amend the text of the
existing CD-1 By-law No. 4131 for 620 West 45th Avenue (Lot A of
Lot C, Block 1008, D.L. 526, Plan 10293) be referred to a Public
Hearing, together with:
(i) draft CD-1 by-law provisions generally as contained in
Appendix A;
(ii) draft conditions of approval contained in Appendix B;
(iii) plans received January 22, 1996; and
(iv) the recommendation of the Director of Land Use and
Development to approve the application, as outlined in this
report.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-law for consideration at the Public
Hearing.
GENERAL MANAGER'S COMMENT
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
Council has considered the following initiatives related to the Oakridge
Langara study area, with dates of approval noted:
- Oakridge Langara Policy Statement, approved July 25, 1995;
- Oakridge Langara Public Benefit Strategy, approved June 13, 1996;
- Oakridge Langara Traffic Management Plan, approved June 13, 1996; and
- Development Cost Levy By-law, adopted September 25, 1996.
PURPOSE AND SUMMARY
This report analyses an application by Architectura to amend the text of
the existing CD-1 By-law No. 4131 to allow for redevelopment of the site
at 620 West 45th Avenue with four multiple dwellings containing a total
of 95 dwelling units.
The application is consistent with the Oakridge Langara Policy Statement
and staff recommend that the application be referred to Public Hearing
and be approved.
DISCUSSION
Density and Height The proposed density and height comply with the
Oakridge Langara Policy Statement, including an optional 20% increase in
FSR for the "provision of City-desired public benefits". Further
details are provided in Appendix C.
Public Benefits The site is situated within the Oakridge Langara
Development Cost Levy (DCL) district and would be subject to a
contribution of $34.98 per square metre ($3.25 per square foot) of
development.
The Public Benefit Strategy for Oakridge Langara, approved by Council in
June, 1996, defined an array of community amenities which require
attention, notably parks, housing and street improvements. While there
is expressed community interest in both a crime prevention office (CPO)
and "a neighbourhood meeting space", a facilities inventory conducted in
early 1996 leading to the Public Benefit Strategy indicates a wealth of
existing public and private facilities with a wide range of meeting
spaces for use by the community. While crime does exist in the area,
Oakridge continues to have one of the lower crime rates in the city. A
Police Department drop-in has had low attendance. Recent community
initiatives aimed at developing a CPO have been unsuccessful due to a
lack of response within the community.
Staff therefore conclude that funds in addition to the DCLs should be
spent on other higher priority benefits, including park acquisition and
development and housing. A separate "in camera" report will outline the
extent of additional contributions expected from this site and
recommended expenditures.
Housing According to adopted Oakridge Langara policies, developments
containing more than 100 dwelling units are to provide 20% of the units
for non-market housing (primarily core-need). Twenty-five percent of
all new housing should be suitable for households with families. The
subject site is identified in the Policy Statement as one which could be
considered to provide for non-market housing. However, the Policy
Statement also provides for payment-in-lieu if a non-market housing
project is unavailable on-site and an acceptable non-market housing
project is available off-site to which these monies can be directed.
The project size has been reduced from 99 to 95 dwelling units. While
the unit count is within a "practical range" of the Policy Statement
stipulation related to projects of over 100 units, Planning and Housing
Centre staff are satisfied with the applicant's agreement to the
alternate pay-in-lieu approach, and a nearby site may be available to
achieve the non-market housing objective (Peretz School on Ash Street).
Schools School Board staff have expressed significant concerns (see
Appendix E) about the specific and cumulative effect of rezoning
approvals in Oakridge Langara, particularly relating to enrolment at
Churchill Secondary School, without any compensating contributions
towards addressing the situation. Preliminary analysis by Planning
Department staff indicates that the overall impact on school population
as a result of rezoning initiatives may be as low as a 9% increase,
based on past trends, or as high as 40% should trends change. Planning
staff believe that City and School Board staff should monitor each
application and population trends in Oakridge Langara, with the analysis
forming the basis for further discussion and recommendations to City
Council and the School Board.
Existing On-Site Landscaping A considerable number of mature trees
exist on the site. Staff are recommending, through conditions
established in Appendix B, that the site plan be altered to preserve
certain trees, and/or that the applicant agree to re-locate trees,
either along peripheral edges of the site, to the related City boulevard
(in concert with other walking improvements) and/or to the adjoining
Tisdall Park, for which a concept park plan has been developed. The
applicant has agreed with this approach.
Tisdall Park
In order to demonstrate to surrounding residents that rezonings will
directly lead to improvements in the area, staff have worked with the
community to produce a design to upgrade Tisdall Park, immediately
abutting the site to the south. Pathways, planting and possible
daylighting of an historic creek bed have been discussed. The overall
creek daylighting is being investigated by Engineering Services as a
water control mechanism during heavy rainfall, as some homes in the area
have experienced flooding.
The applicant has agreed to fund design costs for this work, with these
costs to be subtracted from public benefit contributions.
Traffic Calming It is anticipated that redevelopment in the vicinity of
West 45th Avenue and Ash Street will lead to more traffic on both
streets. A traffic management planning process has already been
presented to Council, to ensure that traffic is calmed as much as
possible. Some measures are to be paid with DCL funds ear-marked for
walking improvements around Tisdall Park, with designs acknowledging the
combined purpose of slowing traffic as well. It is also considered
appropriate that each site contribute directly to traffic calming
measures, as they will directly contribute additional traffic to the
area. This is a normal requirement for rezonings of this scale.
Total costs for traffic calming measures in response to rezoning
initiatives in the vicinity of West 45th Avenue and Ash Street is
anticipated to be $70,000.00. The pro-rated cost for 620 West 45th
Avenue is $38,000.00
CONCLUSION
The rezoning application for 620 West 45th Avenue complies with the
Oakridge Langara Policy Statement in all aspects. Staff recommend that
the application be referred to Public Hearing and be approved, subject
to the draft by-law in Appendix A, and the conditions of approval
contained in Appendix B.
* * *
DRAFT CD-1 BY-LAW PARAMETERS
FOR 620 WEST 45TH AVENUE (FORMER POLICE STATION SITE)
Uses: Multiple Dwellings, with a total maximum of 95
dwelling units, including a minimum of 25% of the
total number of units suitably designed for families
with children.
Condition of
Use: No listed use will be permitted and no building
will be permitted to be occupied, or continued to be
occupied, unless the trees identified on the Plan
referred to under the section entitled Landscaping and
Trees of this By-law are retained in a healthy
condition on the site, except that the Director of
Planning may permit removal or relocation of trees
pursuant to the Private Property Tree By-law.
FSR: 1.45
Height: 15.25 m over the easterly 51.3 m of the site; 12.2 m
over the remaining portion of the site.
Parking: Parking for residential uses is to be provided as per
the RM-4 standards of the Parking By-law.
Landscaping
and Trees: Before any development permit can be approved for
the site, a site plan showing mature trees and
landscaping which will be retained in place or
relocated on the same site and/or to Tisdall Park,
must be submitted to and approved by the Director of
Planning. For the purpose of this section the plan
labelled "Tree and Landscaping Retention/Relocation
Plan", which is to accompany this By-law, shall be
deemed to be the site plan referred to in this section
and in the above Condition of Use. All landscaping
and trees must be maintained in a healthy condition.
PROPOSED CONDITIONS OF APPROVAL
FOR 620 WEST 45TH AVENUE
1. THAT the proposed form of development be approved by Council in
principle, generally as prepared by Architectura (Waisman Dewar
Grout Carter, Architects) and stamped "Received City of Vancouver
Planning Department - January 22, 1996".
2. THAT, prior to the final approval by Council of the form of
development, the applicant shall obtain approval of a development
application by the Director of Planning. In considering
development applications the Board will have regard for the
following considerations:
(Engineering)
a) clarification of the proposed "Emergency Vehicle Access" is
required;
b) maximum parking ramp grade is to be 10% in the first 6.0 m
(20 ft.) and 12.5% thereafter;
c) a 2.7 m (9 ft.) by 2.7 m (9 ft.) corner cut-off is required at
the right angle turn of the parking ramp;
d) three 1.5 m (5 ft.) by 2.4 m (8 ft.) garbage pads are required
for garbage storage and an additional 1.5 m (5 ft.) by 2.4 m (8
ft.) is required for recycling.
e) provision of street trees to the satisfaction of the General
Manager of Engineering Services and the Vancouver Park Board
(the Street Trees Division and City Arborist).
(Crime Prevention Through Environmental Design [CPTED])
f) design development to reduce opportunities for theft in the
underground parking area;
g) design development to reduce opportunities for break and enter;
h) design development to reduce fear for residents and for
vulnerable populations in the neighbourhood, such as seniors;
(Fire)
i) design development to meet principle entrance requirements of
the Fire Department that may include connecting buildings
together;
(Tree and Landscape Preservation and Relocation)
j) prepare a "Tree/Landscape Retention/Relocation Plan" in
consultation with the City's Senior Landscape Architect;
Note to Applicant: A survey plan is necessary to confirm the
exact location of existing trees relative to the proposed
development.
k) retain and protect all trees and landscaping identified to be
retained or relocated on the "Tree/Landscaping
Retention/Relocation Plan";
l) site buildings in such a way as to ensure that excavation and
disturbance will not occur in accordance with guidelines
entitled "Tree Retention on Sites";
m) submit an arborist's report to assess retention and building
location as part of the development application;
n) all existing trees to be retained must be protected and cared
for as per Schedule D of the Private Property Tree By-law No.
7347; and
o) tree protection barriers will need to be shown for all retained
existing trees as per Schedule D of the Private Property Tree
By-law No. 7347 and the Landscape Plan. Prior to by-law enactment, the owner shall undertake the following at no
cost to the City:
1. make arrangements to the satisfaction of the General Manager of
Engineering Services for:
(i) a concrete sidewalk to be provided on the west side of Ash
Street from West 45th Avenue, south, to the south property
line of the site, at the applicant's cost; and
(ii) undergrounding of all services for this site to be from the
closest suitable pole.
2. execute an agreement, satisfactory to the Director of Legal
Services and Manager of the Housing Centre, providing that
occupancy or possession of dwelling units shall not be denied to
families with children;
3. a) provide a covenant to the satisfaction of the Director of
Legal Services to commit the owner to retaining and
protecting all trees identified on the Tree/ Landscaping
Retention Plan including a commitment that an ISA certified
arborist must be retained to periodically ensure the health
and safety of trees on site, report any damage or neglect to
the trees to the Senior Landscape Architect (Planning
Department) immediately, undertake any maintenance or
remedial care as required and to ensure the on-going health
and safety of the retained trees during all phases of
construction and for a minimum of 3 years upon completion of
construction. The recommendations of the arborist must be
undertaken with respect to tree care and maintenance as well
as construction practices; and
b) provide a covenant to the satisfaction of the Director of
Legal Services to commit the owner to cause any strata
corporation formed as a result of strata titling of the site
to provide a covenant in favour of the City of Vancouver
committing the Strata Corporation to retaining all trees
identified in the Tree Retention Plan.
4. contribute $38,000.00 towards traffic calming measures on West 45th
Avenue and Ash Street; and
5. pay to the City a public benefit contribution in an amount and on a
schedule to be determined by City Council.
ADDITIONAL INFORMATION
Site and Surrounding Development
The site is located on the southwest corner of Ash Street and West 45th
Avenue. The site has a frontage along Ash Street of 98.1 m (321.85 ft.)
and a frontage along West 45th Avenue of 102.6 m (336.6 ft.). The total
site area is 10 121 m2 (108,945 sq. ft.).
The site was rezoned in October 1964 under CD-1 By-law No. 4131 (CD-1 [31]). The by-law simply rezones the site to CD-1 and contains no
regulations. Background information on the specific site is incomplete;
however, the site was designated in 1955 in a development plan for the
Oakridge area for community use and until recently housed the Vancouver
Police Oakridge Substation.
To the south of the site is Tisdall Park. To the west of the site is an
existing two-storey townhouse development, and to the west of that is
the Four Wings apartment building. A fourth floor was added to the
latter in the early 1980s. To the east of the site, across Ash Street,
is the St. John Ambulance site which is also the subject of a current
rezoning application. North of the site, across West 45th Avenue, are
two recent apartment developments, the Fairchild at four storeys, and a
seniors housing project (containing a children's day care centre) at
eight storeys, which are located along the southerly edge of the
Oakridge Shopping Centre site.
Oakridge Langara Policy Statement
The Oakridge Langara Policy Statement provides for redevelopment of
this, and several other sites, as follows:
Stacked townhouses and ground-oriented low-rises should be
allowed on sites in the locations shown in Figure 4. Densities
on these sites could range from 1.0-1.2 FSR with potential for
up to a 20% increase for the provision of City desired public
benefits.
The evaluation criteria for approval of projects at various densities
throughout Oakridge Langara are described as follows:
All of these density targets for specific sites assume an
acceptable form of development which is sympathetic with the
existing neighbourhood, minimizes community impacts, and
provides significant public benefits such as outlined in
Appendix A - Public Benefits. The final approved densities
could therefore range marginally below or above the density
targets based upon the detailed design process and the extent
that residential livability concerns, as well as other public
objectives, are satisfied.
Appendix A, Public Benefits, provides that community amenity
contributions, or cash in-kind should be collected as part of rezonings
to be used to pay for City desired public benefits in cases where a
public benefit is not included with the proposed development. The
needed public benefits are described as follow:
If the policies in this document are followed, demand could be
created over a 20Ò year period for the following amenities and
replacement housing (based on the City s established
standards):
- 1 daycare Class A and out-of school care facility;
- 6.48 ha (16 ac.) of park space;
- 160 units of replacement housing; and
- 1 235.57 m2 (13,300 sq. ft.) of community centres space.
Proposed Development
The proposed density is 1.45, with the following components:
- 14 735 m2 (158,611 sq. ft.) of residential use, in 2- and 3-bedroom
dwelling units;
- 750 m2 (8,073 sq. ft.) of private amenity space for use of
residents; and
- one level of underground parking for 218 cars.
Details of the proposed development are shown in Appendix D. The
development consists of four buildings, ranging in height from four to
six storeys, with a maximum overall height of 15.25 m (50 ft.).
Public Contributions
The extent of public benefit contributions is to be addressed in a
separate "in camera" report, in accordance with established Council
policy.
FORM OF DEVELOPMENT
FOR
620 WEST 45TH AVENUE
2 APPENDIX E
Page 1 of 6
PUBLIC AND OTHER INPUT
Public Input
Rezoning notification signs were posted on the site on February 19,
1996. On March 12, 1996, 195 early notification letters were sent to
registered property owners surrounding the site.
The applicant sponsored an open house on June 24, 1996 - 100 people
attended, with mixed reactions to the proposed rezoning. Generally, the
response was positive. A number of area residents expressed interest in
purchasing units. A small number of attendees were opposed to the
general densities set out in the Policy Statement.
Engineering Department
"The Engineering Department has no objections to the proposed text
amendment provided the following issues are addressed prior to
enactment:
- parking is to be provided as per the RM-4 standards of the
Vancouver Parking By-law;
- provision of concrete sidewalk on the west side of Ash Street from
West 45th Avenue to the south property line of the site, at the
developer's expense;
- clarification of the proposed 'Emergency Vehicle Access' is
required;
- undergrounding of all utilities for this project from the closest
existing suitable pole."
Permits and Licenses
This City-owned site was reviewed in 1994 for the Housing and Properties
Department for potential soils contamination and was cleared. Permits
and Licenses indicates no soils assessment is required.
Fire
Fire comments:
There are serious non-conformities with this rezoning application for
Fire Department response, namely:
APPENDIX E
Page 2 of 6
- the four storey building that is reached at present by an
"emergency vehicle access" does not meet the basic building code
requirement of a building facing a "street". Every building must
face a street as a first requirement for any construction. An
emergency access does not qualify as a street.
- The different components of this development will be considered as
a separate building for fire department response. They will need
their own separate addresses co-ordinated with the principle
entrance. There are limits to how far these entrances can be from
a street. It cannot be confirmed if these buildings will meet the
access requirements. Recommended that the applicant have a code
consultant on board at this stage to look at various issues
relating to VBBL and VFBL requirements. Not acceptable as shown.
Planning Department staff note that the applicant is revising the
proposal to eliminate the "fourth building" by connecting it to one of
the other buildings. Fire Department concerns must be dealt with at the
development application stage.
Social Planning
Public art contributions apply to rezonings of 15 000 m2 (161,463 sq.
ft.) or greater. The above rezoning is smaller in aggregate than this
area and a contribution is not required.
Health
The City's acoustical criteria shall form part of the Zoning By-law, and
an Acoustical Consultant's report shall be required which assess noise
impacts on the site and recommends noise mitigating measures.
The Noise Control By-law does not require amendment.
School Board
The following comments are extracts from a letter from School Board
staff, identifying issues related to schools in the area:
"A number of proposed rezonings in the Oakridge/Langara area are being
considered. It is difficult to respond to these proposed rezonings when
the overall effects and cumulative demands of the individual proposals
are not placed together in context.
APPENDIX E
Page 3 of 6
"The large units ( two-bedroom and three-bedroom) in a 4-6 storey
building form will likely generate a significant number of school-aged
children. The possible estimates may range from 60 to 100 or more
students, especially in this highly desirable catchment area for
Churchill Secondary School. While there will be some increased
enrolment pressure on Jamieson Elementary, there is some potential
capacity at that school. There is no excess capacity at Churchill, and
this proposed development may increase the overcrowding already existing
on that site.
".... The application states that another benefit of this proposal is
'the provision by the owner of an off-site community amenity, details of
which are to be determined in consultation with the City'. This is too
vague, especially when one of the possibilities listed is 'enhanced play
facilities at Jamieson School'; and there is no reference to discussions
with School Board staff. A preferable community contribution might
include funding for additional school facilities to compensate for the
increased enrolment at Churchill.
".... As this is an increasingly congested area, it may be worthwhile to
look at the effects of this redevelopment on traffic patterns in the
area. This is especially important in light of other possible
redevelopments in the same area. There may be increased traffic in
front of Jamieson School, already a heavily congested zone on days when
school is in session.
".... There is a need to assess the net effects of the rezoning and
other redevelopment proposals which are being generated in the area. In
particular, there is still a major concern about rezonings which may
lead to further demands on overcrowded local schools without any
compensating contributions towards addressing this situation."
School Board staff also expressed concerns that the application proposes
no on-site public amenity which appears to them to be contrary to the
spirit of the Oakridge Langara Policy Statement and includes no traffic
or parking analysis.
CPTED Review
This site is located in a low to medium crime impact environment.
However, theft of auto and theft from auto is high due to the proximity
to the shopping centre. Environmental design should reduce
opportunities for theft from auto, theft of auto, bicycle theft and
break and enter. Design that reduces fear should also be considered.
Other recommendations include:
APPENDIX E
Page 4 of 6
- design development to reduce opportunities for theft in the
underground parking;
Note to Applicant: This can be achieved by;
- fully securing the underground parking and bicycle storage
including overhead gating for both residents and visitors;
- locating exit stairs from parking (not yet shown) in
semi-private areas within the view of residents and away from
public view; and
- ensuring access to bicycle parking is fully secured and
located within the secure area of the parking garage.
The separate garages in the underground are considered positive and
have proven less likely to be the targets of theft in other
developments with similar design. The relocation of the parking
ramp to Ash Street would also be considered to be positive.
- design development to reduce opportunities for break and enter;
Note to Applicant: This can be achieved by:
- deleting opportunities for short-cutting through the property
(gate to Tisdall Park and lack of gating of fire access route
may cause cutting through) and retaining the existing hedge;
- by deleting areas of concealment in front of ground level
units (particularly in street oriented units); and
- by having stairs from parking exit beside the lobby rather
than in the lobby (in coordination with the Fire Department). - design development to reduce fear for residents and for vulnerable
populations in the neighbourhood such as seniors;
Note to Applicant: This can be achieved by considering night time
users and providing areas with good prospect and adequate lighting
and by painting underground walls and ceiling white.
APPENDIX E
Page 5 of 6
Urban Design Panel (Minutes from its meeting of Feb. 28, 1996)
EVALUATION: SUPPORT (8-0)
- Introduction: The Rezoning Planner, Rob Whitlock, reviewed the
context for this CD-1 Text Amendment application, noting the site
in question was until recently occupied by a police substation.
The proposal is to construct 99 residential units at 1.45 FSR,
consistent with the Oakridge/Langara policy statement. Proposed
heights are also within the envelope prescribed by the policy
statement. Two hundred and eighteen (218) parking spaces are
proposed, with access off West 45th Avenue. Amenities include an
amenity room and an indoor pool. There also a large communal
garden/ courtyard including an ornamental pool and lawn area. The
Fire Department has expressed concern about the separate building
on the southwest corner of the site in terms of addressing and
adequacy of access.
Planning Department issues are relatively small at this stage and
include the location of the single driveway access point and the
disposition of the existing trees on the site.
- Applicant's Opening Comments: Alan Hartley, Architect, noted that
in response to input from the community they have proposed a
2-storey townhouse form on the public frontages on West 45th Avenue
and Ash Street. He briefly described the design rationale and
invited comments from the Panel with respect to the connection to
the park. With respect to the driveway access to the underground
parking, Mr. Hartley explained they felt 45th Avenue would be the
most appropriate access point. Chris Sterry, landscape architect,
described the landscape plan.
- Panel's Comments: After reviewing the model and posted drawings,
the Panel commented as follows:
The Panel unanimously supported this application and thought the
overall site planning and massing were being developed in the right
direction for a very successful project. The applicant was also
commended for including in the presenta-tion materials the various
massing alternatives that were examined for the site.
APPENDIX E
Page 6 of 6
The Panel appreciated that each of the four clusters has its own
district character. The Panel like the isolated corner building
and thought it was workable. Some suggestions towards addressing
the emergency access concerns were to have a broader sidewalk, or
some sort of rhythmic pattern of lighting, for example, to clearly
identify the entrance to the building. Having a small private road
which would double as fire access was also suggested. One Panel
member urged the applicant not to solve the fire access problem by
linking this corner building to another building.
With regard to community access between the park and Oakridge,
another suggestion was that access to the corner building might be
resolved by access off a route down to West 45th Avenue directly
through to the park. The idea of developing a through route along
the property line or the back was endorsed.
One Panel member thought it would be better if the smaller building
was off West 45th Avenue, with the longer building pulled back to
the south. It was suggested this would allow something more
creative to be done with the existing hedgerow on the site.
The Panel supported the landscape plan and liked the courtyard
space. The distinctive quality of the yards on Ash Street and West
45th Avenue was also endorsed.
The Panel had no concerns about the driveway access off West 45th
Avenue. One Panel member cautioned that potential residents of
this development are uncomfortable with large underground parkades,
suggesting it would be an interesting challenge for the landscape
architects and engineers to design the central space in such a way
as to introduce natural light into the parkade.
APPLICANT'S COMMENTS
"We are in general agreement with the Rezoning Policy Report, with the
exception of the School Board staff comments.
"The majority of suites will be three bedrooms suitable for families
with children. Our market research and public open house indicates the
largest group of purchasers will be 'empty nesters' resident in the
community who wish to move out of single family housing while remaining
on the west side of Vancouver. In this event the school population
increase will be slight and less than single family or low rise
townhouse development of the property."
APPLICANT, PROPERTY AND DEVELOPMENT PROPOSAL INFORMATION
APPLICANT AND PROPERTY INFORMATION
Street Address 620 West 45th Avenue
Legal Description Lot A of Lot C, Block 1008, D.L. 526, Plan 10803
Applicant Architectura (Waisman Dewar Grout Architects)
Architect Architectura (Waisman Dewar Grout Architects)
Property Owner Delta Land Development, Ltd.
SITE STATISTICS
GROSS DEDICATIONS NET
SITE AREA 10 121 m2 - 10 121 m2
(108,945 sq. ft.) (108,945 sq. ft.)
DEVELOPMENT STATISTICS
DEVELOPMENT PERMITTED UNDER PROPOSED DEVELOPMENT
EXISTING ZONING
ZONING CD-1* CD-1 Amended
USES Not specified Multiple Dwelling
DWELLING UNITS Not specified 95 units
MAXIMUM FLOOR SPACE RATIO Not specified 1.45
MAXIMUM HEIGHT Not specified 15.25 m (50 ft.)
MAXIMUM NO. OF STOREYS Not specified 4 - 6 storeys
PARKING SPACES Not specified 218
FRONT YARD SETBACK Not specified To be controlled
SIDE YARD SETBACK Not specified through the
REAR YARD SETBACK Not specified Form of Development
* N o t e :
While the CD-1 list no uses or regulations, the form of development has been a one-storey Police
Sub-station, with surface parking.
WHI\002-4479.COV