103-111 N Templeton Dr and 2185 Oxford St rezoning application

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We would like your feedback on a rezoning application at 103-111 N Templeton Dr and 2185 Oxford St. The proposal is to allow for the development of a six-storey residential building. The zoning would change from RM-3A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 36 secured market rental units
  • A floor space ratio (FSR) of 2.4
  • A total floor area of 2,695 sq. m (29,013 sq. ft.)
  • A building height of 21.2 m (70 ft.)
  • 18 vehicle parking spaces and 68 bicycle parking spaces

The application is being considered under the Grandview-Woodland Community Plan.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

We would like your feedback on a rezoning application at 103-111 N Templeton Dr and 2185 Oxford St. The proposal is to allow for the development of a six-storey residential building. The zoning would change from RM-3A (Residential) District to CD-1 (Comprehensive Development) District. This proposal includes:

  • 36 secured market rental units
  • A floor space ratio (FSR) of 2.4
  • A total floor area of 2,695 sq. m (29,013 sq. ft.)
  • A building height of 21.2 m (70 ft.)
  • 18 vehicle parking spaces and 68 bicycle parking spaces

The application is being considered under the Grandview-Woodland Community Plan.

In response to COVID-19 (Coronavirus), an extended online question and answer (Q&A) period was held in place of an in-person open house for this project.

​The virtual open house and Q&A has concluded. Thank you for participating.

The opportunity to ask questions through the Q&A is available from February 14 to March 6, 2022. 

We post all questions as-is and aim to respond within two business days. Some questions may require coordination with internal departments and additional time may be needed to post a response.

Please note that the comment form will remain open after the virtual open house time period. The Rezoning Planner can also be contacted directly for any further feedback or questions.

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    Why are these two buildings being chosen when single family dwellings would be significantly more efficient to develop as a way to increase housing capacity? These buildings are already efficient uses of space in regards to housing density. Why are there only 68 proposed bicycle parking spaces when there are 36 proposed units? If the average number of occupants per apartment is two then there will be insufficient spaces, can space for at least four additional spaces be found to rectify this? It is well known that market value housing is unaffordable. Additionally, it contradicts the Grandview-Woodland Community Plan's intent to increase "opportunities for more affordable forms of housing". Regardless of whether it is required, why is there not below-market housing as part of this development? It is not necessary for something to be required for it to benefit the community. To align with the Grandview-Woodland Community Plan this is an opportunity for more affordable forms of housing.

    mab asked 3 months ago

    Staff evaluate rezoning applications based on the direction in existing policies and plans. Rezoning direction for this site is provided by the Grandview-Woodland Community Plan. Section 6.3.1 of the Plan allows for consideration of a six-storey apartment building that includes 100% secured rental housing. The Plan does not require any below-market housing as part of this development. The amount of bicycle parking required for this proposal is determined by calculations set out in the Parking By-Law. Staff will evaluate this application for its conformance with the Parking By-Law, which includes ensuring there are sufficient bicycle parking spaces. 

    A pro forma analysis will be conducted to determine the value of the land lift generated from this rezoning. Depending on the outcome of that analysis, the City and applicant may negotiate for the payment of a Community Amenity Contribution (CAC) which would be allocated to support delivery of the Grandview-Woodland Community Plan Public Benefits Strategy (PBS). The PBS identifies public benefits and infrastructure to support growth in the area, including priorities for affordable housing, childcare, transportation improvements and other cultural and civic amenities.

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    Why has the city accepted a proposal for full market housing, rather than a proposal that requires the developer to include affordable, below market units? My neighbourhood is full of working class and poor people. The many services (Quest food bank, the Aboriginal Mothers’ Centre, etc) within walking distance is for these neighbours. How can the city say it is pro-affordable housing when this building will destroy some affordable units and change my neighbourhood?

    JLS asked 3 months ago

    Rezoning direction for this site is provided by the Grandview-Woodland Community Plan. Section 6.3.1 of the Plan allows for consideration of a six-storey apartment building that includes 100% secured rental housing. The Plan does not require any below-market housing as part of this development.

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    A six story building is too high for the neighbourhood. It will change the character, and is a slippery slope to a subsequent 8, 10, 12 story developments. A four story building seems more reasonable. Also, there are 36 units, and only 18 parking spaces. Where do you suppose the other vehicles are supposed to go? There is already incredibly limited street parking.

    Xyz asked 3 months ago

    Staff have noted your comments in regards to the building heights, and will be reviewing this application against the feedback received and the direction under the Grandview-Woodland Community Plan. Staff note that Section 6.3.1 of the Plan allows for consideration of a six-storey apartment building that includes 100% secured market rental housing.

    In regards to parking, the applicant has provided a Transportation Demand Management Plan and the City reviews this Plan along with the proposed parking supply of this application to determine the proposal’s compliance with the City’s Parking Bylaw. Parking reductions are permitted for sites that have higher levels of transit accessibility and that include additional measures to promote sustainable transportation options. Staff continue to monitor on-street parking demand and if there continues to be concern, additional parking restrictions may be explored.

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    Does the planned development require the removal of trees or any other environmental modification? What are the estimated rents for each of the unit types?

    ebms asked 3 months ago

    There are no protected trees on site and five City street trees with tree protection zones that extend into the subject site. The City trees are not proposed for removal. As the proposal is for a 100% secured market rental building, the estimated rents would be determined by the applicant and would be guided by market prices at the time the units become available for occupancy.

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    Why is there no below-market housing in this development?

    Lan asked 3 months ago

    Rezoning direction for this site is provided by the Grandview-Woodland Community Plan. Section 6.3.1 of the Plan allows for consideration of a six-storey apartment building that includes 100% secured rental housing. The Plan does not require any below-market housing as part of this development.

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    Why do the developers not have to replace units like-for-like? The townhomes are all three bedroom and a third larger than the proposed replacement units. Tenants coming back will be paying much more for much less.

    RebeccaL asked 3 months ago

    Under the Tenant Relocation and Protection Policy, a Tenant Relocation Plan (TRP) is required when tenants in existing residential rental units are displaced as a result of redevelopment. Under the TRP, eligible tenants will be offered financial compensation and assistance finding new accommodations. The applicant will be required to demonstrate that all reasonable effort has been made to provide 3 options that best meet the tenant’s identified priorities such as stated budget preference, unit size, neighbourhood and specific preferences (e.g. pet-friendly, close to schools, etc.). Low-income tenants, or tenants with other specific needs, will be provided with additional support finding new housing. Additionally, existing tenants shall be provided Right of First Refusal to move back into the new building with a 20% discount off starting market rents.

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    Is this to rezone that one corner or the entire neighborhood?

    Ariana asked 3 months ago

    This rezoning application proposes to rezone two property parcels at the northeast corner of Oxford and N Templeton Drive. One property parcel is at 103-111 N Templeton Drive and the other is at 2185 Oxford St. These properties are proposed for rezoning to allow for the development of one 6-storey apartment building.

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    What is the difference between RM-3A and CD-1? Is it just the size of the building? Thank you.

    Ariana asked 3 months ago

    The site is currently zoned RM-3A (Residential), which allows for the development of medium-density residential buildings such as low-rise apartment buildings. When a site is rezoned, it is often assigned a site-specific CD-1 district. Council-approved plans and policies outline where rezoning applications can be considered and what may be allowed on a site through rezoning. For this site, the rezoning application will be assessed against the policy direction under the Grandview-Woodland Community Plan. The Plan allows for a six-storey residential building, which is a form of development that differs from what is permitted under the RM-3A district schedule. In order to enable this development, if approved by Council, a rezoning to a CD-1 district would be required.

Page last updated: 07 Mar 2022, 12:30 PM