POLICY REPORT
DEVELOPMENT AND BUILDING
Date: January 19, 1996
Dept. File No. 94064 JB/DT
TO: Vancouver City Council
FROM: Director of Land Use and Development
SUBJECT: Proposed Rezoning of 1005 Beach Avenue
RECOMMENDATION
THAT the application by James K.M. Cheng Architects Inc. to rezone
1005 Beach Avenue (Lot B, Block 14, D.L. 185, Plan 12302) from RM-
5A Multiple Dwelling District to CD-1 Comprehensive Development
District be referred to a Public Hearing, together with:
(i) draft by-law provisions generally as contained in Appendix A;
and
(ii) the recommendation of the Director of Land Use and Development
to approve the application, subject to conditions contained in
Appendix B.
FURTHER THAT the Director of Legal Services be instructed to
prepare the necessary by-law for consideration at the Public
Hearing.
GENERAL MANAGER'S COMMENTS
The General Manager of Community Services RECOMMENDS approval of
the foregoing.
COUNCIL POLICY
- On July 29, 1993, Council approved, in principle, that a total of 2
656.9 m› (28,600 sq. ft.) of residential tower floor area be added
to the maximum potential development achievable through rezoning of
one or more City-owned sites in Granville Slopes, including 1005
Beach Avenue, with the maximum density on the 1005 Beach Avenue
site not to exceed 2.75 FSR;
- On February 14, 1995, Council resolved to advise Real Estate staff
to submit a rezoning application for 1005 Beach Avenue at a density
not to exceed 2.90 FSR.
Other Council-adopted policies and guidelines are also relevant:
- Central Area Plan, adopted December 3, 1991;
- Community Amenity Contributions Policy, adopted July 10, 1990,
confirmed March 7, 1991; and
- Public Art Policies and Guidelines, adopted June 23, 1994 and
November 22, 1994.
PURPOSE AND SUMMARY
This report assesses a rezoning application to permit a 23-storey
multiple dwelling by increasing the maximum permitted density from 2.20
floor space ratio (FSR) to 2.90 FSR, and increasing the maximum
permitted height from 58.0 m (190.3 ft.) to 68.6 m (225.1 ft.).
The City owns the subject site. Should the CD-1 rezoning be approved,
the site will be offered for sale, allowing a private developer to
proceed with a detailed development proposal. The primary public
benefit to this rezoning is that the value of the additional density
approved through rezoning would be used to offset the cost of the
recently developed neighbourhood park located nearby in Granville
Slopes.
The rezoning proposal does not include a specific form of development.
Rather, it includes building envelope and siting provisions that give a
prospective developer some flexibility in designing a building, while
providing sufficient guidance so that the building will achieve a good
fit with the surrounding area. These provisions will be incorporated in
the draft CD-1 By-law. Council will have an opportunity to review the
form of develop-ment at the development application stage. The form of
development must first be approved by Council prior to the issuance of a
development permit.
Under current RM-5A zoning, residential development is generally in a
low-rise form. However, RM-5A also conditionally permits a high-rise
form, albeit at a lower density (2.2 FSR) than is proposed here (2.9
FSR), if site conditions warrant. Based on the building form and site
analysis, whether under existing zoning or the proposed CD-1 zoning,
staff conclude that a well-sited slender tower is the best building form
for the site. This analysis is outlined in Appendix C.
The essential issues, discussed in the body of this report, pertain to
whether or not the additional density and height are supportable over
the density and height that could be approved under RM-5A or other West
End residential zoning schedules. In considering these issues, staff
reviewed the view and shadowing analyses supplied by the applicant.
Staff believe the modest impacts on nearby developments resulting from
the additional density and height are offset by the significant public
benefit of resolving the park funding issue. Staff note that local
residents have been generally supportive of the proposal, including
those attending a public information meeting held in March, 1995.
However, when the West End residential zoning was revised several years
ago, there was a general understanding that the highest density
approveable anywhere in the West End would be 2.75 FSR.
In conclusion, staff recommend approval of the rezoning as submitted,
subject to the conditions of rezoning approval noted in Appendix B.
DISCUSSION
Public Benefit: The proposed CD-1 rezoning, if approved, will enable
the City to fully offset a funding shortfall associated with the new
neighbourhood park located nearby in Granville Slopes. Building Form and
Siting: The current RM-5A zoning permits a low-rise multiple dwelling
at a maximum of 2.20 FSR, with 50% site coverage and minimal yard
setbacks (refer to Appendix F). The RM-5A zoning also conditionally
permits a high-rise multiple dwelling at 2.20 FSR, if site conditions
warrant. In evaluating a high-rise form, the Director of Planning or
Development Permit Board must consider a variety of factors, including
the effects on public and private views, sunshine, privacy and open
space, and concerns of surrounding residents.
A similar site analysis was carried out for this rezoning. Staff
conclude that a high-rise tower, set forward on the site, with a wide
side yard to the west, and a reasonable distance from the Burrard
Bridge, provides the best building form and siting for this unique site,
and in all likelihood would be the form of development achieved under
the existing RM-5A zoning. This analysis is outlined in Appendix C.
Density: The proposed CD-1 zoning, at 2.90 FSR, would permit about 2
654 m› (28,000 sq. ft.) more floor area on this site than the maximum
2.20 FSR permitted under RM-5A, or five more floors in an equivalent
tower. This is the extra amount of floor area needed to be achieved
through the rezoning of one or more City-owned properties to offset the
funding shortfall for the new Granville Slopes neighbourhood park.
Staff carried out further analysis to determine if there is sufficient
rationale to warrant the proposed 2.90 FSR. Several factors were
considered:
The site is uniquely located at the south-east corner of the RM-5A
zoning district, right next to the Burrard Bridge.
Prior to 1989, densities as high as 3.35 FSR were approved in
residential parts of the West End. The subject site is located to
the immediate east of the Martello Tower built at 3.35 FSR.
Further to the west, along Beach Avenue, are more buildings that
were approved at higher densities, creating a common high-rise
tower built form context along this street.
To the east of the site is the Granville Slopes neighbourhood where
densities range from 3.00 to 6.00 FSR.
To the immediate north are two low-rise developments built at 2.2
FSR (see schematic in Appendix E).
Further to the north is a CD-1 tower development at about 6.00 FSR
and a permitted CD-1 tower development at 6.50 FSR. T h e U r b a n
Design Panel
recommended the
proposed density
be increased to
3.00-3.10 FSR,
given the site s
high-rise built
form context.
On the basis of the existing and permitted building densities
surrounding the site, staff feel the proposed density of 2.90 FSR is
generally supportable.
Staff are nevertheless cautious about recommending densities above 2.75
FSR anywhere in the West End. When the West End zoning was revised,
there was a general understanding that while densities would vary
throughout the community, 2.75 FSR would be the benchmark beyond which
development would not be approved. Should Council decide to refer this
application to Public Hearing, public delegations will help determine if
there is any (as yet unheard from) community concern about this issue.
Height: RM-5A and other West End residential district schedules
conditionally permit a maximum height of 58.0 m (190.3 ft.). The
proposed rezoning would permit 68.6 m (225.1 ft.), representing an
additional 10.6 m (34.8 ft.).
Height is also a function of the amount of density sought and the size
of the building s floorplate. Based on the proposed gross floorplate of
511.0 m› (5,500 sq. ft.), by varying the densities, the applicant
indicates the following heights will result:
RM-5A zoning @ 2.20 FSR - 18 storeys or 50.3 m (165.0 ft.)
RM-5B zoning @ 2.75 FSR - 21 storeys or 57.9 m (190.0 ft.)
(highest FSR currently permitted in the West End)
CD-1 zoning @ 2.90 FSR - 23 storeys or 68.6 m (225.1 ft.)
(proposed)
There are several factors that lend support for a 23 storey development
at 2.90 FSR on the site:
Prior to 1989, residential towers as high as 91.4 m (300 ft.) were
permitted in the West End. The adjacent 31 storey Martello Tower,
for example, is 22.2 m (73 ft.) higher, at 90.8 m (298 ft.), than
the proposed 23 storey building.
CD-1 By-laws for nearby sites to the east at 888 and 901 Beach
Avenue permit similarly high towers, at 88.3 m (290 ft.) and 68.6 m
(225 ft.) respectively.
Given the existing and permitted towers in the immediate vicinity
of the Burrard Bridge, a building next to the head of the bridge
needs to be at least 23 storeys high to provide the stature and
presence to successfully act as a gateway built form. T h e
site is not
affected by
any Council-
adopted view
cones.
However, before reaching a conclusion on whether or not a 23-storey
tower at 2.90 FSR should be supported, staff considered view and shadow
impacts resulting from the tower development. The applicant provided
view and shadow analyses based on towers at 2.20, 2.75 and 2.90 FSR.
Staff note that:
Resident views from low-rise buildings and lower floors of high-
rise towers will not be affected by the additional five storeys.
Residents in the upper floors of Martello Tower and other towers on
Burrard Street, or to the east of the Burrard Bridge will
experience some partial view loss. The amount of loss is related
to how far the affected building is away from the site, and the
extent to which the site is developed beyond 18 storeys and 2.20
FSR.
Some residents in the Martello Tower will experience some morning
shadow from a high-rise tower form at all three densities examined.
At the equinox, some residents in the seven-storey development at
1040 Pacific Street, to the north, will experience a mid-day shadow
moving across the rear of the building during a two-hour period
from a tower at 2.90 FSR, a shadow just touching the building from
a tower at 2.75 FSR, and no shadow from a tower at 2.20 FSR.
Assessing the significance of these impacts is difficult, as there is no
clear cut measure of when they become unacceptable. However, While there
is some partial view loss and overshadowing resulting from an increase
in height by raising the density from 2.20 to 2.90 FSR (and marginal
differences from 2.75 to 2.9 FSR), staff feel the application is
supportable due to the site s prevailing high-rise tower context and the
significant public benefit of offsetting the public cost of the recently
developed neighbourhood park two blocks to the east. This proposal is
similar to other CD-1 rezonings in which the provision of a significant
public benefit forms part of the rationale for approval.
It should be noted that if the density is limited to 2.75 FSR, then the
residual funding shortfall for the park would have to be made up by
adding additional density of about 569 m› (6,122 sq. ft.) through the
rezoning of another City-owned site(s) in the Granville Slopes
neighbourhood.
CONCLUSION
Planning staff support the proposed rezoning of 1005 Beach Avenue from
RM-5A to CD-1 to accommodate a high-rise multiple dwelling at 2.90 FSR,
and recommend that the application be referred to a Public Hearing
subject to conditions of approval presented in Appendix B.
* * *
APPENDIX A
Page 1 of 1
OUTLINE OF DRAFT CD-1 BY-LAW PROVISIONS
1005 Beach Avenue
Uses: Multiple Dwelling; and
Accessory Uses customarily ancillary to the above uses.
Density: Maximum FSR of 2.90
Maximum Tower
Floorplate: 511.0 m› (5,500 sq. ft.)
Maximum
Height: 68.6 m (225.1 ft.)
Setbacks: Front Yard - 7.6 m
Rear Yard - 22.4 m
Side Yard - westerly - 27.1 m (average)
- easterly - 13.7 m
Parking: As per RM-5A standard cited in the Parking By-law
Loading: Minimum of one loading space
Acoustics: As per RM-5A acoustical standards
APPENDIX B
Page 1 of 1
PROPOSED CONDITIONS OF APPROVAL
(a) THAT, prior to enactment of the CD-1 By-law, the registered owner
shall, at no cost to the City:
(i) make suitable arrangements, to the satisfaction of
Engineering Services, for any new electrical and telephone
services to be undergrounded within and adjacent to the site
from the closest, existing suitable service point;
(ii) make suitable arrangements, to the satisfaction of
Engineering Services, for the future provision of garbage
and recycling facilities in the proposed development;
(iii) execute an agreement, to the satisfaction of the Director of
Legal Services, to not discriminate against families with
children in the sale of residential units;
(iv) make suitable arrangements, to the satisfaction of the
Director of Planning, to ensure the retention of existing
on-site mature trees, wherever reasonably possible,
including appropriate protection measures to be done at the
time of site re-development; and
(v) make suitable arrangements, to the satisfaction of the
Social Planning Department, for the relocation of the
existing day care spaces to an appropriate site in the West
End.
APPENDIX C
Page 1 of 4
SITE, SURROUNDING DEVELOPMENT, PROPOSED DEVELOPMENT
AND NON-MAJOR ELEMENTS
SITE
This 0.4 ha (0.9 ac.) irregularly shaped site comprises a single parcel
located on the north side of Beach Avenue immediately west of the
Burrard Bridge. The site slopes down about 7.8 m (25.6 ft.) from north
to south, with a steep berm adjacent to Beach Avenue. Some mature trees
and shrubs exist within and around the edges of the site. North of the
site, secondary access is available from the existing lane.
The site currently accommodates two temporary, one-storey, child day
care buildings which the City leases to the YMCA on a yearly basis.
Arrangements are underway to relocate the child day care spaces to a
vacant City-owned property near Nelson Park.
SURROUNDING DEVELOPMENT
The site is located at the southeast corner of an RM-5A Multiple
Dwelling District. Immediately to the west is a 31-storey residential
rental building. Beyond are similar high-rise point towers
characterized with large entrance ways and ground level open spaces to
maximize views to the water from apartment units to the north. To the
south, across Beach Avenue, is the Vancouver Aquatic Centre, behind
which is a paved seawall walkway providing linkages to Science World and
Stanley Park. To the north, across the lane, are two, seven-storey,
multiple dwellings. Immediately to the east is a vacant City-owned
parcel which provides public pedestrian access between Pacific Street
and Beach Avenue, as well as maintenance access to the Burrard Bridge.
To the east of the bridge is the new Granville Slopes neighbourhood,
undergoing various forms of higher density redeve-lopment including
high-rise towers.
PROPOSED DEVELOPMENT
Typically, CD-1 rezonings propose a specific form of development for a
given site. However, because the City intends to market the site, a
specific form of development is not being proposed at this time.
Rather, the applicant has proposed a maximum building envelope as
reflected in the draft CD-1 By-law. This envelope includes maximum
height, required setbacks, maximum density and tower floorplate area.
APPENDIX C
Page 2 of 4
The applicant has undertaken several massing and built form options at
varying densities to determine the optimum building envelope parameters
for this site, resulting in the proposed envelope that would permit a
point tower at 2.90 FSR. The proposed building envelope safeguards the
building's locational aspects while enabling a prospective purchaser to
custom design a slim, sculpted tower which takes advantage of water
views, while maintaining partial views of the water for residents of
buildings to the north of the site. The building will also provide a
significant focal point to the downtown given that the site is adjacent
to the head of the Burrard Bridge.
If the rezoning is approved, the site will be marketed and a specific
tower design will be negotiated and established through the development
permit process. Processing of this development application will be
subject to the normal design review and public processes, and the form
of development will need Council approval.
NON-MAJOR ELEMENTS
Use: Staff support the proposed multiple dwelling use which is in
accordance with the goals and objectives of the Central Area Plan to
provide additional housing opportunities in close proximity to shopping,
public transit and community facilities.
Building Form and Siting: There is no specific form of development for
this CD-1 rezoning. However, the proposed building envelope, adjusted
from that originally proposed following discussions with the public, the
Urban Design Panel and staff, specifies maximum density, height and
minimum setbacks. The resulting building form is a narrow point tower,
optimally located on the site.
Some view loss and shadowing is anticipated with this or virtually any
development of the site. However, staff conclude that a slim, carefully
located tower would result in less view loss and shadowing than a low
and wide building that could be built under the current RM-5A zoning.
The proposed building form and siting is therefore supported for the
following reasons:
The proposed tower form will present a slender profile to the
street, which will achieve a more compatible fit with neighbouring
properties along Beach Avenue than if the site was developed with a
wide, low-rise form under the existing RM-5A zoning.
Viewed from Vanier Park and the water, the proposed tower will fit
with the predominant built-form character along Beach Avenue, both
east and west of the Burrard Bridge.
APPENDIX C
Page 3 of 4
The floorplate is relatively small, being equal to or smaller than
recent projects in the Concord Pacific development and the
Granville Slopes neighbourhood.
The proposed building is located towards the southeast portion of
the site so as to maximize useable on-site open space, open up the
views to the water from apartment units to the north and allow a
visual extension from Beach Avenue onto the site.
The low site coverage of about 17.4 percent, compared to the 50
percent achievable under the RM-5A zoning, results in substantial
open space which can be visually shared by residents of adjacent
buildings.
The setbacks proposed are generous and include a westerly setback
averaging 25.9 m (85 ft.), and a rear setback of 22.4 m (74 ft.)
that maintains a distance of about 38.4 m (126 ft.) from the
building at 1040 Pacific Street.
The front yard setback aligns with the Martello Tower to the west.
Both the Urban Design Panel and local residents at the applicant's
public information meeting in March, 1995 preferred a tall, slim
tower with a small floorplate in this location.
Tower separation of about 40.5 m (133 ft.) is maintained between
the proposed building and the Martello Tower immediately to the
west in order to maintain privacy, maximize view retention
opportunities through the site and create a balanced built form
with the surrounding neighbourhood. This separation, partly as a
result of the very large site size, improves upon the more typical
minimum 24.4 m (80 ft.) separation between high-rise residential
buildings.
The proposed tower would maintain partial westerly views from the
Burrard Bridge deck, whereas a typical 6- to 7-storey building
built under RM-5A zoning would block all low-level views.
The building footprint is 20.1 m (66 ft.) away from the Burrard
Bridge deck, equivalent to a typical street width, so as not to
interfere with future bridge improvements. While this footprint
is perhaps closer than ideal, it is considered an acceptable
balance between maintaining the visual and formal integrity of the
bridge and the private views through the site enjoyed by residents
to the north. Furthermore, this separation is much greater than
that provided by an existing 8-storey development immediately to
APPENDIX C
Page 4 of 4
the east of the bridge. That development provides 6.1 m (20 ft.)
separation at and below the bridge deck, and 14.0 m (46 ft.) above
the bridge deck.
The proposed tower would complement the important role and stature
of Burrard Street in the downtown peninsula, reflected by several
substantial existing or permitted residential towers on the west
side of Burrard Street between Davie and Pacific Streets, and
continued further north with development such as Wall Centre.
The proposed tower would act as a gateway both to and from the
downtown. Viewed from the south, it would emphasise the beginning
of the high-rise form noted above. Viewed from the north, it would
identify the culmination of leaving the downtown peninsula and
gaining access to the bridge. As well, the tower would provide a
built form pivot between the bridge axis and the Burrard Street
axis.
Parking and Loading: The proposed development will provide bicycle
parking and parking and loading spaces in accordance with Parking By-law
standards. The building form will include two levels of underground
parking.
Landscape Resources: The proposed development will be required to
provide landscaping, trees and plant material around the perimeter of
the site to provide both a noise and privacy barrier for the residents.
There are several significant trees on the site which the developer will
be encouraged to retain. A detailed landscape plan will be a
requirement of a development application.
Daycare Facility Relocation: Arrangements are underway to ensure that
the existing child day care spaces presently on the site are relocated
to another City-owned property in the Nelson Park area. Satisfactory
arrangements for the relocation is a recommended condition to be met
prior to enactment of the CD-1 By-law.
PUBLIC CONTRIBUTIONS
Community Amenity Contribution: A community amenity contribution (CAC)
is not required for this CD-1 rezoning because the policy is not
applicable to rezoning applications for City-owned lands. However, a
similar objective is achieved through this rezoning, since the value of
the extra density proposed for the site is intended to offset the cost
of a nearby park.
Public Art Contribution: A public art contribution is not required for
this CD-1 rezoning proposal because the total floor area proposed is
less than the required minimum floor area of 15 000 m› (161,463 sq. ft.)
subject to such a contribution.
APPENDIX D
Page 1 of 3
COMMENTS FROM THE PUBLIC, REVIEWING AGENCIES AND THE APPLICANT
NOTIFICATION
Signs erected on site: February 27, 1995
1,140 early notification letters mailed: January 6, 1995
PUBLIC COMMENTS
During the processing of this application, staff received about 13
telephone enquiries and 2 letters, all in opposition to the rezoning
proposal. The main concerns expressed include private view loss, loss
of sunlight, whether an additional tower is needed in the West End, a
possible decrease in property values and the loss of a child day care
facility. Two people also came to City Hall to view the plans and
model.
On March 13, 1995 the applicant held a public information meeting at the
False Creek Yacht Club, to which about 25 persons attended. Some of
the same concerns were expressed, however most people who attended the
meeting indicated general support for the proposed rezoning.
REVIEWING AGENCY COMMENTS
Department of Permits and Licenses: The Environmental Protection Branch
advises that an assessment for soil contamination is not required.
Health Department: The Health Department has reviewed this rezoning
application and provides the following comments:
"The City's acoustical criteria shall form part of the Zoning By-law,
and an Acoustical Consultant's report* shall be required which assesses
noise impacts on the site and recommends noise mitigating measures."
*[Note: The report will be submitted at the development application
stage.]
Engineering Services: "Engineering Services has no objection to the
proposed rezoning, providing the following concerns are addressed prior
to By-law enactment:
APPENDIX D
Page 2 of 3
1. Bicycleparkingto beprovidedasperexisting Councilapprovedguidelines.
2. Provision is to be made for one loading bay.
3. Parking is to be provided as per RM-5A standards.
4. All electrical and telephone services to be undergrounded within
and adjacent the site from the closest, existing, suitable service
point.
5. Garbage and recycling facilities to the satisfaction of Engineering
Services."
Police Department: The Police Department has reviewed this rezoning
application and offers the following comments:
"Entrances/Exits: The door between the parkade and the lower lobby
should be secured to get into the parkade.
Stairwells: Exit stairs from underground parking require further
design development to increase surveillance from the
tower. Grade change may aid in increasing
natural/informal surveillance opportunities by
simply rotating the stairwell around. This serves
to make the area more observable, but also places an
additional access point closer to the main structure
thus allowing a greater opportunity to create a
sense of territoriality versus exiting to a large
piece of asphalt/concrete. Stairwell on exterior
wall in upper/lobby appears opposite. Is there
glazing on the exterior wall side to permit natural
light and surveillance into the area?
Parking Area/
Refuse/Storage: Sightlines into bike storage area from lower lobby
and parkade."
[Note: These elements will be considered at the development application
stage.]
APPENDIX D
Page 3 of 3
URBAN DESIGN PANEL
On March 15, 1995, the Urban Design Panel reviewed the proposed rezoning
and offered the following comments:
"The Panel supported the proposed use, form of development and density.
The applicant was commended on a very thorough urban design analysis.
With respect to the form, the Panel expressed support for even greater
height than proposed, preferring to see a taller, slimmer tower in this
location. One suggestion was to lower the floor plate size by reducing
the width of the north elevation from 84 ft. to 70 ft., and adding five
additional floors to the tower. A correspondingly higher density was
also endorsed by the Panel, possibly to something in the region of 3.0
to 3.1 FSR.
There was general support expressed for the 'tower in the park' concept,
but there were concerns raised about the proximity of the tower to the
Burrard Bridge. The Panel felt the applicant had gone too far to
accommodate the neighbours to the north, and suggested the tower should
be moved farther away from the bridge and back off Beach Avenue, more in
line with the overall mass of the neighbouring Martello Tower. One
Panel member was concerned that encroaching too close to the bridgehead
may compromise its heritage significance.
Given there is a significant amount of open space at the base of the
building, one Panel member recommended incorporating some kind of public
use into this space."
APPLICANT'S COMMENTS
The applicant reviewed a copy of this report and provides the following
comments:
"James K.M. Cheng Architects Inc. concur with the contents of this
report." APPENDIX E
Page 1 of 1
SCHEMATIC OF SITE CONTEXT
APPENDIX F
Page 1 of 1
APPLICANT, PROPERTY, AND DEVELOPMENT PROPOSAL INFORMATION
APPLICANT AND PROPERTY INFORMATION
Street Address 1005 Beach Avenue
Legal Description Lot B, Block 14, D.L. 185, Plan 12302
Applicant James K.M. Cheng Architects Inc.
Property Owner City of Vancouver
SITE STATISTICS
GROSS DEDICATIONS NET
SITE AREA 3 791.5 m› (40,812.7 sq. ft.) N/A 3 791.5 m› (40,812.7 sq.ft.)
DEVELOPMENT STATISTICS
RECOMMENDED
DEVELOPMENT PERMITTED UNDER DEVELOPMENT
EXISTING ZONING PROPOSED DEVELOPMENT (if different
than
proposed)
ZONING RM-5A CD-1
USES Cultural & Recreational Uses
Multiple Dwelling
Dwelling Uses Accessory Uses
Institutional Uses
Office Uses
Retail Uses
Service Uses
Utility & Communication Uses
Accessory Uses
DWELLING UNITS N/A N/A
MAX. FLOOR SPACE RATIO 2.2 2.9
GROSS FLOOR AREA 8 341.3 m› 10 995.4 m›
(89,787.9 sq.ft.) (118,357.4 sq.ft.)
MAX. SITE COVERAGE 50% 17.4%
MAXIMUM HEIGHT 58 m (190.3 ft.) 68.6 m (225.1 ft.)
MAX. NO. OF STOREYS N/A 23
PARKING SPACES As per Parking By-law As per Parking By-law
FRONT YARD SETBACK 3.7 m (12.1 ft.) 7.6 m (24.9 ft.)
SIDE YARD SETBACK 2.1 m (6.9 ft.) Westerly - 25.9 m (85.0 ft.
average)
Easterly - 13.7 m (44.9 ft.)
REAR YARD SETBACK 2.1 m (6.9 ft.) 22.4 m (73.5 ft.)