Part of the Joyce-Collingwood Station Precinct Plan. This property is in the V1 & V2 subarea which allows for a maximum residential building of 6 storeys & net density of 2.25 FSR will be considered. Please do not walk on property. Value is in land. This is part of a land assembly. 400 M from Joyce Skytrain Station. 4914 Spencer St & 3244 Vanness Ave are part of a land assembly; total site size is 99' x 106.7' (10,563 sq ft).