P3
POLICY REPORT
DEVELOPMENT AND BUILDING
Date: November 26, 1996
Dept. File No.: RW
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Proposed Rezoning of 6111 Cambie Street
(St. John Ambulance)
RECOMMENDATION
THAT the application by Greystone Properties Ltd. to amend the text
of CD-1 By-law No. 3907 for 6111 Cambie Street (Lot 1, Sub B, Block
1008, D.L. 526, Plan 10803) by creating a new CD-1 to permit a
mixed use development with institutional and dwelling uses at 2.21
FSR, and amending the existing CD-1 to delete references to 6111
Cambie Street, 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 25, 1996; and
(iv) the recommendation of the Director of Land Use and
Development to approve the application, subject to a
maximum density of 1.85 FSR as outlined in this report.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-laws for consideration at the Public
Hearing.
GENERAL MANAGER'S COMMENTS
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 Lanagara 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 Greystone Properties Ltd. to
allow for redevelopment of the site at 6111 Cambie Street with two
buildings, eight and four storeys in height, containing the following
uses:
- a replacement facility for St. John Ambulance, presently occupying
the site; and
- 67 dwelling units, with all units being 2-bedroom or larger.
Residential uses are not presently permitted in the existing CD-1
by-law.
The proposed use of this site is consistent with the Oakridge Langara
Policy Statement. The proposed density of 2.21 is too high, as it is
based on providing funds for the replacement of St. John Ambulance which
will continue as part of the new development. The Policy Statement
makes density provision for replacement of existing institutions but
does not make provision for "supplemental" density to pay for the
construction cost of that replacement. Staff recommend that the
application be referred to Public Hearing, with the density reduced to
1.85 floor space ratio (FSR), the maximum in accordance with the Policy
Statement.
DISCUSSION
Density: The applicant is proposing a total FSR of 2.21. This is
considerably higher than provided by the Oakridge Langara Policy
Statement, as shown in Table 1 below.
Table 1 Oakridge Langara FSR Parameters
FSR COMPONENT BASIS FOR FSR
1.0 to 1.2 to be achieved on the basis of "an
acceptable form of development which
is sympathetic with the existing
neighbourhood, minimizes community
impacts, and provides significant
public benefits" as outlined in the
Policy Statement.
0.25 for City-desired public amenity
0.40 for existing institution
1.85 Maximum achievable
The applicant has provided a detailed explanation for the additional
density, contained in Appendix C. In summary, the additional
residential density of approximately 0.42 FSR would contribute $1.4
Million toward the cost of rebuilding St. John Ambulance in this
location. Without these additional funds, St. John Ambulance s
continued existence on the site may "not be economically attractive",
according to the applicant.
Staff appreciate the service to the community at large provided by St.
John Ambulance in terms of both training and medical emergency
assistance at major events, and understand that St. John would like to
use the proceeds from the rezoning towards the rebuilding of their
facility, rather than rely on other means of fundraising. However,
while the Policy Statement makes provision for replacement of existing
institutions, it does not make provision for funding of that
replacement. This, combined with concerns raised by the community about
density and height, led staff to conclude that a density beyond 1.85
cannot be supported. Furthermore, the applicant has shown in sketch
plans (shown in Appendix E), prepared at the request of staff, that the
density reduction produces a superior scheme, in terms of both the West
45th Avenue and Cambie Street building profiles.
Public Benefit Contributions: This site will be subject to the Oakridge
Development Cost Levy (DCL) established by Council on June 13, 1996
($34.98/m2 or $3.25/sq. ft.). The applicant initially proposed the
inclusion of a community office; however, discussion with City
Departments and the Park Board indicates no identified need for such
space. Specific interests of the community have included a Crime
Prevention Office (CPO) or a "neighbourhood meeting place".
In considering the need for community office or a CPO, staff undertook
a thorough inventory of existing facilities in the community early in
1996 as part of the Public Benefit Strategy and concluded that neither
is needed. Some individuals have indicated that the relocation of the
Oakridge Police Substation has led to less security in the neighbourhood
because police are no longer in the neighbourhood with the equivalent
frequency and that the previous Police presence needs to be
re-established. The Police Department notes that relative to other
areas, Oakridge Langara has one of the lowest crime rates in the city.
With respect to a "neighbourhood meeting place", City staff believe that
there are sufficient existing facilities owned both by the City and
privately, that funds should be spent on other amenities to meet higher
priorities identified as part of the Public Benefits Strategy that was
developed with broad community input and support. In particular,
recreation needs in parks and walking pathways in the community are
listed as a high priority.
A separate "in camera" report will address total public benefit
contributions which will accrue to this rezoning proposal.
Schools: School Board staff have expressed significant concerns (see
Appendix F) about the cumulative effect of rezoning approvals in
Oakridge Langara, particularly relating to enrollment 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.
Traffic Calming: Staff are recommending that rezoning applicants in
Oakridge Langara also be asked to pay direct costs for traffic calming
measures in the immediate area of each development. In this respect
staff have established a condition of approval requiring that the
applicant contribute a proportionate amount of the costs towards traffic
mitigation measures along West 45th Avenue and Ash Street (with the
applicants for 620 West 45th Avenue and Peretz School sites contributing
the remainder).
CONCLUSION
Assessment of the rezoning application for the St. John Ambulance site
indicates that, with the exception of the proposed FSR, the proposal is
in keeping with the Oakridge Langara Policy Statement. Staff recommend
that the application be referred to Public Hearing but with an FSR of
1.85 as identified in the Policy Statement, and be approved.
* * *
APPENDIX A
DRAFT CD-1 BY-LAW PARAMETERS
A) FOR 6111 CAMBIE STREET (ST. JOHN AMBULANCE)
Uses: Institutional Use of a philanthropic or charitable
character (including St. John Ambulance);
Maximum 67 Dwelling Units; and
Accessory Uses customarily ancillary.
FSR: 2.21, with residential use limited to a maximum of
1.87.
Height: Easterly half: 24.4 m
Westerly half: 12.2 m
Parking: Residential parking - RM-4 standard
Institutional parking - pursuant to Parking By-law
B) FOR EXISTING CD-1 BY-LAW NO. 3907 (CD-1 [12])
General: Delete references to St. John Ambulance throughout
Plan: Delete Parcel 1 (St. John Ambulance site) from CD-1
boundary
APPENDIX B
Page 1 of 2
PROPOSED CONDITIONS OF APPROVAL
FOR 6111 CAMBIE STREET
1. THAT the proposed form of development be approved by Council in
principle, generally as prepared by Eng & Wright Partners,
Architects and stamped "Received City Planning Department -
January 25, 1996", provided the Director of Planning may allow
minor changes to this form of development when approving the
detailed scheme as outlined in 2 below; and
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 the
development application, the Director will have regard for the
following considerations:
(a) changes as a result of the reduction of the FSR to 1.85;
(b) design improvements to the Ash Street building, to provide a
better residential scale and expression along West 45th
Avenue and Ash Street, noting comments of the Urban Design
Panel;
(c) changes to meet Fire Department requirements (identified in
Appendix F of the Manager s report);
(d) retention or relocation of existing trees where possible;
(e) design development to reduce opportunities for theft in the
underground parking area;
(f) design development to reduce opportunity for break and enter;
(g) design development to reduce opportunities for graffiti; and
(h) design development to reduce fear for residents and for
vulnerable appellations in the neighbourhood, such as
seniors.
Prior to enactment of the CD-1 by-law, the owner shall undertake the
following at no cost to the City:
3. make arrangements to the satisfaction of the General Manager of
Engineering Services:
(i) for removal/relocation of the existing wood pole in the
lane, and corresponding easement on Lot 1, which affects
access to the parking and loading;
APPENDIX B
Page 2 of 2
(ii) for provision of concrete sidewalk on the east side of Ash
Street from West 45th Avenue, south, to the south property
line of the site; and
(iii) for undergrounding of all services for this site to be from
the closest suitable pole;
4. 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, with the exception of units that may be
designated as senior citizens' housing*; and
5. contribute $21,000 towards traffic calming measures along West
45th Avenue and Ash Street;
6. pay to the City a public benefit contribution in an amount to be
determined by City Council.
*NOTE: Senior citizens housing not presently part of proposal.
ADDITIONAL INFORMATION
Site And Surrounding Development
The site is located on the southwest corner of Cambie Street and West
45th Avenue. It has a frontage along Cambie Street of 50.1 m (164.33
ft.) and a depth along West 45th Avenue of 85.4 m (280.14 ft.). The
total site area is 4 370.6 m2 (47,046 sq. ft.)
The St. John Ambulance site is part of a larger L-shaped CD-1 District
governing five institutional sites:
- St. John Ambulance, 6111 Cambie Street;
- the Chinese Presbyterian Church, at 6137 Cambie Street;
- the Alliance Francaise de Vancouver, at 6161 Cambie Street;
- a portion of the Oakridge Regular Baptist Church, at 6261 Cambie
Street; and
- the Vancouver Peretz Institute, at 6184 Ash Street.
This site is one of many created as part of the subdivision and rezoning
of CPR holdings in the Oakridge Langara area in the mid-1950s. Almost
all development in the area, including the Oakridge Shopping Centre and
many apartment buildings were developed in the late-1950s or
early-1960s.
To the west of the site, across Ash Street, is the unoccupied site of
the former Oakridge Police Substation which is also the subject of a
current rezoning application. North of the site, across West 45th
Avenue, is the Oakridge Shopping Centre. The Policy Statement provides
for development up to 18.29 to 24.4 m (60 to 80 ft.) on the south-east
corner of the Shopping Centre site.
Lands immediately across Cambie Street to the east may be rezoned for
multiple dwellings through privately-initiated applications, pursuant to
the Policy Statement. To the south of the CD-1 District, on both sides
of Cambie Street, properties are zoned RT-1 and developed with
two-family dwellings. Under the Policy Statement, these sites are
defined as a reserve sub-area , where rezoning may be considered
subject to the unanimous support of the property owners or if a decision
occurs with respect to transit along Cambie Street.
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.
Increases in overall site density beyond the residential FSR
outlined in chapter 3 may be considered in order to retain the
institutional use, but only if the mixed-use proposal is shown to
minimize impact on the community while providing city-desired
public benefits in return.
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, in cash or 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 2.21, with the following components:
- 1 488 m2 (16,024 sq. ft.) for St. John Ambulance facility (0.34
FSR); and
- 8 171 m2 (87,955 sq. ft.) for 67 dwelling units (1.87 FSR). All
dwelling units are intended to be 2-bedroom or larger.
Total floor space is 9 660 m2 (103,979 sq. ft.). Two building
components are proposed. The St. John Ambulance will occupy two floors
of an eight storey building fronting Cambie Street, 24.4 m (80 ft.) in
height, with dwelling units completing the remainder of the building. A
four-storey residential building will face onto Ash Street, 12.2 m (40
ft.) in height. Parking for 175 cars is to be provided underground,
with access from the lane.
Details of the proposed development are shown in Appendix D.
The Director of Land Use and Development proposes separating the St.
John site from its existing CD-1 which governs four sites in total.
This is an opportunity to begin providing each of the respective sites
with individual regulation; however, each site will be dealt with as
rezoning is initiated on behalf of each.
Applicant s Rationale:
The applicant has provided the following rationale for the higher
density:
St. John Ambulance is a non-profit society which has served the
community from this location for 33 years. The redevelopment of the now
obsolete St. John Ambulance training and administration centre at West
45th and Cambie Street is an expensive undertaking. The proposed 16,000
sq. ft. of new space complete with underground parking is expected to
cost up to $3.2 Million including furniture and fixtures. In addition,
St. John Ambulance must fund temporary accommodation for one year
including the cost of moving in and out while the project is under
construction. This is estimated to cost $300,000. St. John Ambulance
is also concerned with the possibility of reduced revenues during the
year they operate out of temporary accommodation.
Without an adequate residential density to sell, the continued presence
of St. John Ambulance at the Cambie Street and West 45th Avenue site
would not be economically attractive. It is likely that without the
presence of St. John Ambulance, a residential density of 1.45 FSR could
easily be justified on the site given the policies set out in the
Oakridge Langara Policy Statement.
Under this rezoning application, the requested density of 2.21 FSR
includes the St. John institutional space, leaving the residential
component at 1.87 FSR. The additional residential density (above 1.45)
of .42 represents just under 20,000 sq. ft. of additional residential
area, which at a per square foot buildable land value of $70,
contributes $1.4 Million toward the cost of rebuilding St. John
Ambulance in this location."
Landscape Resources: Trees along Cambie Street are to be preserved where
possible.
Public Contributions:
The extent of public benefit contributions is to be addressed in a
separate in camera report, in accordance with established Council
policy.
APPENDIX D
FORM OF DEVELOPMENT
FOR 6111 CAMBIE STREET
APPENDIX F
Page 1 of 5
PUBLIC AND OTHER INPUT
Public Input
Rezoning notification signs were posted on site on February 19, 1996.
On March 12, 1996, 366 early notification letters were sent to
surrounding property owners.
Two letters, one unsigned, have been received to date, objecting to the
rezoning. The first suggests that St. John Ambulance be relocated
elsewhere and that generally the author is dissatisfied with the
Oakridge Langara process and the rezoning. The second letter requests
that the building s height be reduced, with four to six storeys
suggested.
On February 27, 1996, the applicant sponsored an open house which was
attended by approximately 100 people. All were supportive of St. John
Ambulance continuing to exist on site. Many people were interested in the possible purchase of units. A small number of individuals were
unhappy with both the density and the height.
Engineering Department
"The Engineering Department has no objections to the proposed text
amendment provided the following issues are addressed prior to by-law
enactment:
- arrangements to the satisfaction of the General Manager of
Engineering Services for removal/relocation of the existing wood
pole in the lane, and corresponding easement on Lot 1, which affects
access to the parking and loading;
- arrangements to the satisfaction of the General Manger of
Engineering Services for provision of concrete sidewalk on the east of Ash Street from West 45th Avenue, south, to the south property
line of the site;
- parking requirement is to be as per the RM-4 standard of the
Vancouver Parking By-law and institutional parking requirement is to
be as per the Vancouver Parking By-law; and
- undergrounding of all services for this site is to be from the
closest existing suitable pole."
Permits and Licenses
Permits and Licenses has undertaken an historical check of land uses on
this site and indicated no soils assessment is required.
Fire Services
Building must comply with hi-rise requirements. Separate addresses
required to all principal entrances. Drawing is not dimensioned. The
distance from curb to principal entrance must be less than 15 m. New
hydrant may be required. Subject to meeting above requirements at the
development application stage, project is supportable."
APPENDIX F
Page 2 of 5
Social Planning
Public art contributions apply to rezoning 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 to assess noise
impacts on the site and recommend 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:
"As with other development proposals coming forward in this community,
the individual project may have merits, but the cumulative effects of
the changes need to be assessed and placed in context.
The project lies within the Jamieson Elementary School and the Churchill Secondary School catchment areas. There is available capacity
at Jamieson at present, but this will likely disappear with the number
of new multiple dwelling units suitable for families which are being
proposed in the immediately vicinity. As noted in the proposal, this
development has residential units suitable for children, and a large
number of ground-oriented units.
Previous comments about the over-crowding at Churchill apply in our
review of this application. It is assumed that the attractiveness of
the school program and its relative proximity to this site, along with
the number of family-type residential units, will result in
secondary-age children who will be seeking accommodation at Churchill.
The school is over capacity at present and this proposal will contribute
to the difficulties already existing at the school.
In general, the proposal appears to be in keeping with the general
directions taken by other new projects in the area. The request for additional FSR should only be considered in light of the broader picture
emerging from increased development potential in the area. The
anticipated enrolment increases from this and other new projects will
contribute to capacity problems at Churchill and may begin to put
capacity pressures on Jamieson."
School Board staff also expressed concerns that the proposed density is
not in keeping with the spirit of the Policy Statement and would add
traffic to the local street system; also that the objective of providing
affordable housing is not addressed.
APPENDIX F
Page 3 of 5
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,
mischief such as graffiti and break and enter. Design that reduces fear
should also be considered.
1) design development to reduce opportunities for theft in the
underground;
Note to Applicant: This can be achieved by:
- fully securing the underground parking and bicycle storage,
separation of residential and commercial users including
elevator access; and
- relocating south exit stairs from parking in semi-private areas within the view of residents and away from public view, and
ensuring access to bicycle parking is fully secured (preferably
within the security of the garage).
2) design development to reduce opportunities for break and enter;
Note to Applicant: This can be achieved by:
- deleting opportunities for cutting through the property, by
deleting areas of concealment in front of ground level units
(particularly in street oriented units); and
- having exit stairs from parking exit beside the lobby rather
than through the lobby (in coordination with the Fire
Department).
3) design development to reduce opportunities for graffiti; and
Note to Applicant: This can be achieved by deleting blank exposed
walls and planter walls on the street and lane and replacing with
landscaping.
4) 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.
Provide good visibility in the underground in accordance with
Section 4.12 of the Parking By-law and paint underground walls and
ceiling white."
APPENDIX F
Page 4 of 5
Urban Design Panel (Minutes of Meeting of February 28, 1996)
Evaluation: Support (10 - 0)
Introduction: The Rezoning Planner, Rob Whitlock, presented this
application for a Text Amendment to the existing CD-1 on the site which was part of the original rezoning for the area. The proposal, a joint
venture project between St. John Ambulance and Greystone Properties, is
for a new 2-storey facility for St. John Ambulance (along Cambie Street)
with six floors of residential above, plus a 4-storey residential
component along Ash Street, for a total of 67 residential units.
Proposed density is 2.21 FSR and the height ranges from 60-80 ft. on
Cambie Street and 40 ft. on Ash Street. The project also includes an
1,800 sq. ft. community space at grade.
Noting the prevailing policy statement provides for the crafting of an
FSR in the order of 1.85, the areas of concern identified by staff
relate to the implications on the massing of the requested 2.21 FSR. In
addition to overall comments, the advice of the Panel is sought on the
bulkiness of the West 45th Avenue frontage, whether the massing on the
lane to the south should be broken down, and shadow impact on West 45th
Avenue.
Applicant's Opening Comments: Allan Gjernes, Greystone Properties,
provided some background to the proposal and Wally Pierce explained St.
John Ambulance involvement in the project. Martin Bruckner, Architect,
described the design rationale and Randal Sharp reviewed the landscape
plan.
Urban Design Panel's Comments: After reviewing the model and posted
drawings, the Panel commented as follows:
The Panel unanimously supported this application.
The Panel strongly supported the proposed use and thought the project
would be beneficial to the community. The Panel also considered the
general massing to be appropriate in this location, although a lot of
refinement will be necessary at the next stage of development. Some
Panel members suggested the massing could be higher on Cambie Street.
The concerns expressed by the Panel related to the form of development,
mainly that the proposal looks like two separate projects. There needs
to be much better integration between the commercial and residential
uses, and the principles of view and sun should be addressed as design
development proceeds. A comment was made that while the West 45th Avenue
and Ash facades seem appropriate they do not yet read as townhouses. A
stronger residential expression is needed.
A recommendation was made by one Panel member that if it is decided to
have enclosed balconies on the Cambie Street side, then this should be
taken into account in the early stages of the exterior design.
APPENDIX F
Page 5 of 5
With respect to materials and finishes, it was recommended the project
reflect what is in the area, especially on Cambie Street. There was a
strong recommendation for the use of brick on facade, including at the
higher levels of the building.
Separating the buildings at the lane was not seen to be an issue. It
was noted the parking lot site across the street (Oakridge Shopping
Centre site) will likely be ultimately redeveloped up to 80 ft.
With respect to landscaping, concerns were expressed about the ramp and
it was recommended this be reworked on at the next stage. The courtyard
should be maximized. One Panel member questioned whether the visual
connection with the park will work, suggesting it might be better to
internalize the courtyard.
Applicant s Comments
For over two years Greystone Properties Ltd. has been working with City
Staff and the Oakridge Community to make the redevelopment of the St.
John Ambulance site a reality.
During the Oakridge Langara Planning Study, the St. John s site was
recognized for it s unique ownership characteristics and location and
as such was one of three sites given an 80 ft. height limitation. With
this height limit, a density of 2.21 FSR fits comfortably on the site
with the proposed eight storey and four storey building massing. The
density was unanimously supported by the Urban Design Panel when it
reviewed the rezoning application. In Kerrisdale at West 42nd Avenue
and West Boulevard, Greystone completed a four storey
residential/commercial building with a density of 2.24. The project
fitted comfortably into that community.
As mentioned in this report, the 2.21 FSR equates to $1.4 million in additional revenue to St. John Ambulance to be used for both capital
costs and ongoing operational expenditures. The added density
represents 20,000 sq. ft. of additional building area of 12-13
residential units. These units would, in our minds, have a minimal
impact on the community, but represent a significant financial benefit
to St. John Ambulance.
However, if necessary, St. John ambulance may be willing to proceed with
the rezoning at the lower density of 1.85, so that the organization can
finally move forward with its rebuilding plans in order to provide a
wider range of first aid and emergency services to the lower mainland
residents.
APPENDIX G
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
APPLICANT AND PROPERTY INFORMATION
Street Address 6111 Cambie Street
Legal Description Lot 1, Sub. B, Block 1008, D.L. 526, Plan 10803
Applicant Greystone Properties Ltd.
Architect Eng and Wright, Architect
Property Owner St. John Ambulance
Developer Greystone Properties Ltd.
SITE STATISTICS
GROSS DEDICATIONS NET
SITE AREA 4 371 m2 - 4 371 m2
(47,051 sq. ft.) (47,051 sq. ft.)
DEVELOPMENT STATISTICS
RECOMMENDED DEVELOPMENT PERMITTED UNDER PROPOSED DEVELOPMENT DEVELOPMENT (if
EXISTING ZONING different than
proposed)
ZONING CD-1 (#12) (4 Sites) New CD-1 -
USES Accessory uses, Child Day Care Institutional Use of
Facility, Church, Philanthropic or
Institutional Use of Charitable character, Religious, Philanthropic or including St. John
Charitable character, Parking Ambulance;
Area Ancillary to a principle Dwelling Units
use on an adjacent site
DWELLING UNITS Not Permitted 67 units
MAX. FLOOR SPACE RATIO 0.635 2.21 1.85
MAXIMUM HEIGHT 9.1 m (30 ft.) 24.4 m (80 ft.)
MAX. NO. OF STOREYS Not specified 8 Storeys
PARKING SPACES As Existing 175