HomeMy WebLinkAboutCSD-14-021 - Zone Change Application - ZC14-01-F-MV
REPORT TO:Planning and Strategic Initiatives Committee
DATE OF MEETING:
April 28, 2014
SUBMITTED BY: Alain Pinard, Director of Planning
PREPARED BY:
Mat Vaughan, Planning Technician (519) 741-2200 x 7073
WARD(S) INVOLVED: Ward 7
DATE OF REPORT: March 31, 2014
REPORT NO.:
CSD-14-021
SUBJECT:
ZONE CHANGE APPLICATION ZC14/01/F/MV
1652-1696 FISCHER HALLMAN ROAD, 20-25 & 28-31
SIENNA STREET, 201-243 RACHEL CRESCENT, AND 200-
235 JESSICA CRESCENT
DEERFIELD HOMES LTD.
Location Map: 1652-1696 Fischer Hallman Road, 20-25 & 28-31 Sienna Street, 201-243
Rachel Crescent, and 200-235 Jessica Crescent
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RECOMMENDATION:
That Zone Change Application ZC14/01/F/MV (Deerfield Homes Ltd.) at 1652-1696 Fischer
Hallman Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235
Jessica Crescent for the purpose of changing the zoning from R-1, R-4 and R-8 with and
without site specific provisions to R-4 and R-8 with Special Use Provision 418U and
Special Regulation Provisions 592R, 593R, 594R, 595R and 647R in the form shown in the
“Proposed By-law” dated March 28, 2014 attached to Report CSD-14-021 as Appendix
“A”, be approved.
EXECUTIVE SUMMARY:
The City of Kitchener has received an application to rezone the subject lands located at the
corner of Fischer Hallman Road and Huron Road. The lands have an approved site plan for 234
residential units and portions of the site are under construction.
One residential property, 1680 Fischer Hallman Road, was not part of the original approval as it
was in a different ownership. Deerfield Homes Ltd. has now purchased this property. The
purpose of the zone change application is to change the zoning on 1680 Fischer Hallman Road
to the same zoning as the rest of the site.
A special regulation provision is also being added to the entire site to reduce the parking
requirements from 1.5 parking spaces per unit (for multiple dwellings) to 1.45 parking spaces
per unit.
REPORT:
The City of Kitchener has received an application to change the zoning on the lands at 1680
Fischer Hallman Road from Residential One (R-1) with Special Use Provision 80U to
Residential Eight (R-8) with Special Use Provision 418U and Special Regulation Provisions
592R, 593R, 594R, and 595R, which is the same zoning as the remainder of the subject lands
(1652-1696 Fischer Hallman Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent,
and 200-235 Jessica Crescent). The owner is also proposing to add a new Special Regulation
Provision (647R) to the subject lands for a slight reduction to the parking ratio from 1.5 spaces
per unit (for multiple dwellings) to 1.45 spaces per unit.
The subject property is located near the intersection of Fischer Hallman Road and Huron Road.
The property is designated as Medium Density Residential Two and Low Density Residential
One in the Rosenberg Secondary Plan in the City’s Official Plan. The Medium Density
Residential Two designation recognizes the existing and proposed scale of residential
development and allows for a variety of medium density residential uses.
1680 Fischer Hallman Road is currently zoned Residential One (R-1) which permits a variety of
residential uses. The remainder of the lands surrounding 1680 Fischer Hallman Road
(municipally addressed 1652-1696 Fischer Hallman Road, 20-25 & 28-31 Sienna Street, 201-
243 Rachel Crescent, and 200-235 Jessica Crescent are zoned Residential Eight (R-8) and
Residential Four (R-4) with a Special Use Provision and a number of Special Regulation
Provisions.
Special Use Provision 418U allows for live work units to be permitted within semi-detached and
the number of employees that a business may have.
townhouse units, and regulatesSpecial
Regulation Provision 592R allows for the construction of more than one dwelling to be permitted
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on a lot and establishes zoning setback parameters for the development of the subject lands.
Special Regulation Provisions 593R and 594R establish minimum and maximum building
heights and floor space ratios on the subject lands. Special Regulation 595R requires a series
of setbacks and noise attenuation measures such as central air conditioning, and noise
Special Regulation Provision 647R will allow a reduction
attenuating construction materials.
in the required parking ratio from 1.5 spaces per unit (for multiple dwellings) to 1.45 spaces
per unit.
In addition to the uses permitted by the Residential One (R-1) regulations, Residential Eight (R-
8) zoning allows for Coach House Dwelling Unit, Day Care Facility, Duplex Dwelling, Lodging
Houses, Multiple Dwellings, Semi-Detached Dwellings (on the date the zoning was applied to
the lands), and Street Townhouse Dwellings.
Effectively, the proposed zone change application will provide the same zoning to 1680 Fischer
Hallman Road and integrate it into the existing built development at 1652-1696 Fischer Hallman
Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235 Jessica Crescent.
Until recently, 1680 Fischer Hallman Road was occupied by a single detached dwelling. The
subject lands were planned as part of the surrounding existing site plan approved development.
The proposed zone change application will allow 1680 Fischer Hallman Road to be developed
as part of the surrounding residential medium density development as planned for in the
Rosenberg Community Secondary Plan and approved in September 2011 at the Ontario
Municipal Board.
The applicant has recently submitted a Site Plan Application that will modify the existing Plan
and incorporate twenty-four stacked townhouse, multiple dwelling units at 1680 Fischer Hallman
Road, subject to the approval of this zone change application by Kitchener City Council.
Through this zone change application, the applicant is also proposing to add an additional
Special Regulation Provision (647R) to reduce the required parking ratio of 1.5 spaces per unit
for multiple dwellings to 1.45 spaces per unit for the entire development at 1652-1696 Fischer
Hallman Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235 Jessica
Crescent.
PLANNING ANALYSIS:
Residential Eight (R-8) zoning, with Special Use Provision 418U and Special Regulation
Provisions 592R, 593R, 594R, and 595R, would allow for the development of the property with
medium rise multiple dwellings. 1680 Fischer Hallman Road is a wide, deep lot with
comparatively moderate street frontage. The current proposal, attached to this report as
Appendix “E”, depicts a twenty-four unit, stacked townhouse development, with five street
fronting stacked townhouses in one building. It was always intended that the lot at 1680 Fischer
Hallman Road would be part of the larger OMB approved site plan development. The property
was just recently purchased by Deerfield Homes Ltd. The zone change application provides for
the same zoning on the entire property so that the development can proceed as
anticipated/approved.
In order to facilitate the proposed development, the applicant is also seeking to add Special
Regulation Provision 647R to the entire development at 1652-1696 Fischer Hallman Road, 20-
25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235 Jessica Crescent for a
reduction to parking space requirements. Special Regulation Provision 647R would reduce the
parking space requirements from 1.5 parking spaces per unit (for multiple dwellings) to 1.45
parking spaces per unit.
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The Rosenberg community was planned to be transit supportive with a mix of housing types
with appropriate massing, and community scale growth. The development will enhance and
further utilize existing public infrastructure.
The intensification of the property from one single detached dwelling on a large lot to a twenty-
four unit, stacked townhouse, multiple dwelling also meets the intensification targets in the City’s
Official Plan and Kitchener Growth Management Strategy. The final design of the site and final
elevations of the buildings will be determined through the site plan process.
Planning staff is of the opinion that the proposed zone change application is consistent with the
policies and intent of the PPS, Growth Plan and City of Kitchener Official Plan.
Provincial Policy Statement, 2005
The Provincial Policy Statement (PPS) directs the development of new housing towards
locations where appropriate levels of infrastructure and public service facilities are or will be
available to support current and projected needs and promotes densities for new housing which
efficiently use land, resources, infrastructure and public service facilities. The plan also
supports the use of alternative transportation modes and public transit in areas where it exists or
is to be developed. Planning staff is of the opinion this is achieved through the Rosenberg
community plan.
Growth Plan for the Greater Golden Horseshoe, 2006
The subject property is within the Built-up Area as defined in the Growth Plan for the Greater
Golden Horseshoe. The Plan promotes the development of healthy, safe, and balanced
communities.
Planning staff is of the opinion that the requested zone change conforms with the Growth Plan
as it allows for the creation of densities, and an urban form that support walking, cycling, and
the early integration and sustained viability of transit services.
Region of Waterloo Official Policies Plan
The Region of Waterloo advises that there is no objection to the proposed zone change.
City of Kitchener Official Plan
The property is designated as Medium Density Residential Two and Low Density Residential
One in the Rosenberg Secondary Plan in the City’s Official Plan. The Medium Density
Residential Two designation permits a range of medium density housing types including
townhouse and multiple dwellings. Purpose-built Live/Work units and expanded home business
provisions will be permitted in appropriate locations as identified through the Zoning By-law.
The Rosenberg Community is planned to become a complete community where people are able
to walk or cycle to school, shop, and potentially to work.
It is Planning staff’s opinion that the proposed zone change conforms with the Official Plan and
Secondary Plan.
Kitchener Growth Management Strategy, 2009
The Kitchener Growth Management Strategy (KGMS) helps to ensure that growth is managed
effectively and that the City achieves the required density and intensification targets, while
accomplishing the desired built form and function which will enhance the quality of life in
Kitchener. This Growth Management Plan is based on the principle that maximizing the use of
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existing infrastructure is preferred and that planning for and implementing intensification is also
a high priority.
Planning staff is of the opinion that the requested zone change complies with the KGMS as it
allows for the intensification of the subject property with new residential dwellings, better utilizes
the existing and future infrastructure, allows for a built form that is compatible and
complementary to the existing and planned neighbourhood, and will bring new residents into a
planned complete community.
ALIGNMENT WITH THE CITY OF KITCHENER STRATEGIC PLAN:
The proposed zone change will allow for the intensification of the property which aligns with the
Kitchener Strategic Plan as it ensures the implementation of the community priority
Development with comprehensive intensification that is consistent with Provincial, Regional, and
City planning policies.
COMMUNITY ENGAGEMENT:
Preliminary circulation of the zone change application was undertaken from February 10, 2014
th
to February 25, 2014 to all appropriate departments and agencies and all property owners
within 120 metres of the subject lands. A total of 26 addresses/households were mailed a copy
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of the notice. A notice sign was posted on the subject property on January 17, 2014
The zone change application will be advertised in The Record on April 4, 2014. The
th
advertisement will include details of the April 28, 2014 Planning and Strategic Initiatives
Committee meeting. The newspaper advertisement is attached as Appendix “C”.
No public comments were received through the circulation of this proposed zone change
application.
INTERNAL DEPARTMENT AND AGENCY COMMENTS:
An internal departmental and commenting agency circulation of the above-noted application
was also undertaken in February 2014 and no concerns were identified with the zone change
application. A copy of all agency and department comments is provided in Appendix “D”.
FINANCIAL IMPLICATIONS:
No new or additional capital budget requests are expected with this recommendation.
CONCLUSION:
Planning staff is of the opinion that the subject property represents an excellent opportunity to
complete the existing medium density residential development located at 1652-1696 Fischer
Hallman Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235 Jessica
Crescent. The proposed street fronting stacked townhouses make good use of the property by
providing a consistent well integrated streetscape with the surrounding existing development
while providing pedestrian and vehicular connection points. By rezoning 1680 Fischer Hallman
Road the subject lands can develop as anticipated and approved. The proposed development
provides medium density townhouses that add variety to the housing opportunities in this
neighbourhood.
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The proposal is in compliance with the City’s Official Plan and Secondary Plan. It is Planning
staff’s opinion that Residential Eight (R-8) zoning, with Special Use Provisions and Special
Regulation Provisions would ensure that new buildings will be appropriate in massing and scale
and are compatible with the built form and character of the existing and planned neighbourhood.
The inclusion Special Regulation Provision 647R allows for a minor parking space requirement
reduction for multiple dwellings and is suitable along the Fischer Hallman corridor where
frequent transit service is planned to be available.
The policies in the City’s Official Plan and the Urban Design Manual, in conjunction with the
regulations of the final zoning, will guide the ultimate form of the future development. Staff will
continue to utilize the site plan approval process to ensure that any future development is
compatible with the surrounding neighbourhood. The zone change application will facilitate the
utilization of the medium density residential development of the property which is consistent with
City, Regional, and Provincial policies. Staff’s recommendation will achieve the objections in the
relevant planning policy documents.
Planning staff is of the opinion that the zone change application ZC14/01/F/MV is good planning
and recommend approval of the zone change as outlined in the Recommendation section of this
report.
REVIEWED BY:
Della Ross, Manager of Development Review
ACKNOWLEDGED BY:
Michael May, Deputy CAO, Community Services Department
Attachments
Appendix “A” - Proposed Zoning By-law
Appendix “B” - Map No.1
Appendix “C” - Newspaper Notice
Appendix “D” - Department/Agency Comments
Appendix “E” - Proposed Site Plan
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Appendix "A"
Proposed Zoning By-law
CSD-14-021
PROPOSED BY LAW
March 28, 2014
BY-LAW NUMBER
OF THE
CORPORATION OF THE CITY OF KITCHENER
(Being a by-law to amend By-law 85-1, as amended, known as the
Zoning By-law for the City of Kitchener
Deerfield Homes Ltd. 1652-1696 Fischer Hallman Road, 20-25 &
28-31 Sienna Street, 201-243 Rachel Crescent, and 200-235 Jessica
Crescent)
WHEREAS it is deemed expedient to amend By-law 85-1 for the lan
NOW THEREFORE the Council of the Corporation of the City of Kit
1.Schedule Nos. 108 and 109 -law Number 85-1 are hereby amended by
changing the zoning applicable to the parcel of land specified aArea 1 on Map No.
1, in the City of Kitchener, attached hereto, from Residential E-8) with Special
Regulation Provisions 592R, 593R, 594R and 595R and Special Use Provision 418U to Residential
Eight Zone (R-8) with Special Regulation Provisions 592R, 593R, 594R, 595R and 647R and Special
Use Provision 418U.
2. Schedule No. 109 -law Number 85-1 is hereby amended by changing the
zoning applicable to the parcel of land specified and illustrated
of Kitchener, attached hereto, from Residential One Zone (R-1) w
Residential Eight Zone (R-8) with Special Regulation Provisions 592R, 593R, 594R, 595R and 647R
and Special Use Provision 418U.
3. -law Number 85-1 are hereby amended by
changing the zoning applicable to the parcel of land specified a
1, in the City of Kitchener, attached hereto, from Residential E
Regulation Provisions 592R, 594R and 595R and Special Use Provision 418U to Residential Eight
Zone (R-8) with Special Regulation Provisions 592R, 594R, 595R and 647R and Special Use
Provision 418U.
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Appendix "A"
CSD-14-021
4. Schedule Nos. 108 and 109 of Ap-law Number 85-1 are hereby amended by
changing the zoning applicable to the parcel of land specified a
1, in the City of Kitchener, attached hereto, from Residential F
Regulation Provision 592R and Special Use Provision 418U to Residential Four Zone (R-4) with
Special Regulation Provisions 592R and 647R and Special Use Provision 418U.
5. Schedule Nos. 108 and 109 -law Number 85-1 are hereby further amended
by incorporating additional zone boundaries as shown on Map No.
6. -law 85-1 is hereby amended by adding Section 647R thereto as fo
647. Notwithstanding Section 6.1.2 a) of this By-law, within thezoned R-8 and
R-4 shown as affected by this subsection on Schedule Nos. 108 and 109 of
for a multiple dwelling totalling 61 dwelling units or more, 1.45
parking spaces is required for each dwelling unit
PASSED at the Council Chambers in the City of Kitchener this
day of , 2014
_____________________________
Mayor
_____________________________
Clerk
1 - 8
Map No. 1
Appendix "B"
CSD-14-021
SCHEDULE 109SCHEDULE 108
SCHEDULE 96SCHEDULE 97
1 - 9
Newspaper Notice
Appendix "C"
CSD-14-021
PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED
TO ATTEND A PUBLIC MEETING TO DISCUSS
A PROPOSED AMENDMENTS TO THE KITCHENER ZONING BY-LAW
UNDER THE APPLICABLE SECTION 34 OF THE PLANNING ACT
1652-1696 Fischer Hallman Road, 20-25 & 28-31 Sienna Street, 201-243 Rachel Crescent, and
200-235 Jessica Crescent
The purpose of the zone change application is to change the zoni
as the surrounding approved residential development. A special r
to reduce the parking requirements from 1.5 parking spaces per u
unit.
Planning & Strategic Initiatives Committee
The public meeting will be held by the , a Committee of Council which deals
with planning matters on:
TH
MONDAY, APRIL 28, 2014 at 7:00 P.M.
nd
COUNCIL CHAMBERS, 2 FLOOR, CITY HALL
200 KING STREET WEST, KITCHENER.
Any person may attend the public meeting and make written and/or
If a person or public body does not make oral submissions at this public
opposition to, the above noted proposal.
meeting or make a written submission prior to approval/refusal of this proposal, the person or public body is not
entitled to appeal the decision to the Ontario Municipal Board, and may not be added as a party to the hearing of
an appeal unless there are reasonable grounds in the opinion of the Board.
ADDITIONAL INFORMATION
is available by contacting the staff person noted below, viewing the report contained in the
agenda (posted 10 days before the meeting at www.kitchener.ca - click on the date in the Calendar of Events and select the
th
appropriate committee), or in person at the Planning Division, 6 Floor, City Hall, 200 King Street West, Kitchener between
8:30 a.m. - 5:00 p.m. (Monday to Friday).
Mat Vaughan, Planner - 519-741-2200 ext. 7073 (TTY: 1-866-969-9994), mat.vaughan@kitchener.ca
1 - 10
Appendix "D"
Department/Agency Comments
CSD-14-021
1 - 11
Appendix "D"
CSD-14-021
1 - 12
Appendix "D"
CSD-14-021
1 - 13
Appendix "D"
CSD-14-021
1 - 14
Appendix "D"
CSD-14-021
1 - 15
Appendix "D"
CSD-14-021
1 - 16
Proposed Site Plan
Room
Dripline
Electrical
Mechanical/
8.17
3.00
13.89
7.30
4.80
14.10
5.50
3.28
14 A/B
BalconyBalcony
Balcony
BalconyBalcony
5.50
5.507.30
6.406.40
6.4012.87
6.40
3.05
Units 153-168
14.12
3.35
3.05
14.10
Pad
13 A/B
Transformer
3.28Concrete Apron
Containers with
Recycling12.87
Garbage &
Balcony
BalconyBalconyBalcony
13.893.35Balcony
BalconyBalcony
Deep Well
Units
13.89
14.10
8.19
Bike Rack
Bike Rack
3.28
Superbox
12 A/B
Concrete Apron
Canada Post
PadContainers with
TransformerRecycling
12.87
Garbage &
FC Deep Well
Alternate Material
14.12
Crosswalk in14.10
3.00
1.5m Pedestrian
Alternate Material
3.05Alternate Material
Crosswalk in
Crosswalk in
Asphalt
1.5m Pedestrian
11 A/B
1.5m Pedestrian
Superbox
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Canada Post
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13.89
Bike Rack
Bike Rack
Concrete ApronDecorative Wall
Concrete Apron
Containers with
Low Level Landscape /
Containers with
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3.35Garbage &
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Units 121-136
7.30
5.50
8.24Superbox
13.89
Canada Post
3.35
7.30
Room
10 A/B
Electrical
Mechanical/
3.00
6.40
6.406.40
6.406.406.40
6.40
14.10
4.72
BalconyBalcony
Balcony
3.05BalconyBalconyBalcony
Balcony
12.87
3.05
9 A/B
V
VVV
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3.28 VVV
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14.10
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13.89Alternate Material
8.22
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6.70
6.705.505.50
13.8912.87
FC
33-56
BalconyBalcony
Balcony
6.64
6.40
3.286.64
8 A/B
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3.35
14.10
Recycling
6.64
6.406.64
Garbage &9.32
3.05
Deep Well
3.35
14.12
12.87
3.05
7.30
Area
5.50
7 A/B 3.00
Amenity
BalconyBalconyBalcony
3.284.15
3.00
7.27
5.503.00
13.89
BalconyBalcony
Balcony
8.17
1.5m Concrete Sidewalk
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7.16
3.01
8.15
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6.31
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3.28
6 A/B
3.05
3.35
Units 181-196
Units 169-180
14.12
6.646.406.406.64
3.056.31
7.30
6.646.406.64
5 A/B
7.305.503.00
12.87
BalconyBalconyBalcony
197-220
Bike Rack
3.28
Units
13.89
14.10
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FCFC
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Concrete Apron
Alternate Material
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12.87
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with Concrete Apron
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1.5m Pedestrian
Deep Well Garbage &
Bike Rack
3.05 FC
VVVV 19.91
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Room
Electrical
23.03
Mechanical/
14.12
3.05
1.8m Concrete Sidewalk
3 A/B
1.5m Concrete Sidewalk
Superbox
Amenity Area 7.22
Canada Post
3.28
13.897.30
5.50
8.15
21-24
25-28
5.50
12.86
13.89
16.46
7.30
2.00
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7.05
3.285.50
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Bike Rack
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VVV
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FC
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6.8812.86
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Containers with
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4.884.884.88
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1.8m Solid Wood Fence
35.39
SOPHIA CRESCENT
1 - 17
6.64
6.64
6.40
9.32
3.05
Deep Well
3.35
14.12
Area
7 A/B
Amenity
Balcony
3.28
5.503.00
13.89
Balcony
Balcony
Balcony
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8.17
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Units 169-180
6.646.40
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5 A/B
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3.28
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13.89
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13.89
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Crosswalk in
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3.28
Alternate Material
Crosswalk in
1.5m Pedestrian
13.89
8.15
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Area
Amenity
Bike Rack
Bike Rack
6.88
4.50
4.504.50
5-89-1213-1617-20
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4.88
4.884.884.884.884.88
4.88
4.88
35.39
SOPHIA CRESCENT
1 - 18
Dripline
8.17
13.89
7.30
5.50
3.28
14 A/B
Balcony
Balcony
BalconyBalcony
6.40
6.406.40
6.40
14.12
3.35
3.05
Pad
Transformer
3.28
Balcony
Balcony
13.89Balcony
3.35
Balcony
Deep Well
13.89
8.19
Bike Rack
3.28
12 A/B
Canada Post
Pad
Transformer
FC
3.05
14.12
Alternate Material
Alternate Material
Crosswalk in
Crosswalk in
1.5m Pedestrian
11 A/B
1.5m Pedestrian
Superbox
FC
3.28
1.8m Concrete Sidewalk
Bike Rack
Balcony
BalconyBalcony
Balcony
Balcony
8.24
5.50
3.35
7.30
3.28
10 A/B
6.40
6.40
Balcony
Balcony
Balcony
3.05Balcony
1.8m Concrete Sidewalk
14.12
3.05
9 A/B
V
VV
V
V
V
3.28
Alternate Material
Crosswalk in
1.5m Pedestrian
13.89Alternate Material
8.22
Asphalt
Crosswalk in
1.5m Pedestrian
6.70
5.50
5.50
13.89
FC
Balcony
6.64
8 A/B
Balcony
Balcony
Balcony
3.35
Recycling
6.40
9.32
3.05
3.35
3.05
Area
7 A/B
7.30
Balcony
3.28
1 - 19
Mechanical/
3.00
14.10
BalconyBalcony
5.50
5.50
12.87
6.40
3.35
14.10
12.87
Balcony
3.35
Balcony
Units
14.10
Bike Rack
Pad
Transformer
12.87
Garbage &
FC
Alternate Material
Crosswalk in
14.10
3.00
1.5m Pedestrian
Alternate Material
5.50
Asphalt
FC
Canada Post
1.8m Concrete Sidewalk
Bike Rack
Decorative Wall
Low Level Landscape /
Balcony
BalconyBalcony
3.35Garbage &
7.30
Superbox
3.35
Room
Electrical
7.85
3.00
6.40
6.40
14.10
4.72
Balcony
Balcony
12.87
VV
VVV
Alternate Material
14.10
Crosswalk in
1.5m Pedestrian
Alternate Material
Crosswalk in
1.5m Pedestrian
2.10
12.87
Balcony
Balcony
6.64
6.40
6.64
Units
14.10
9.32
3.35
12.87
7.30
Area
5.50
3.00
Amenity
1 - 20
9.32
3.35
12.87
7.30
Area
5.50
3.00
Amenity
Balcony
3.00
1.5m Concrete Sidewalk
FCFC
FC
FC
Alternate Material
Crosswalk in
1.5m Pedestrian
FC
FC
1.5m Concrete Sidewalk
FC
FC
7.62m Daylight Triangle
7.16
3.01
3.35
12.87
Units 181-196
14.10
6.646.406.64
6.40
6.31
7.30
5.50
5.50
12.87
197-220
Bike Rack
Units
14.10
FC
FC
FC
Concrete Apron
Containers with
& Recycling
12.87
Deep Well Garbage
Asphalt
Bike Rack
19.91
FC
VVVVVVV
23.03
Mechanical/
1.5m Concrete Sidewalk
Amenity Area 7.22
3.003.00
14.10
21-24
12.86
7.30
7.05
5.50
7.50
FC
Alternate Material VV
VVV
V
Alternate Material
3.00
1.5m PedestrianCrosswalk in
Asphalt
1.5m PedestrianRoom
Electrical
Mechanical/
Bike Rack
Room
VV
VV
Superbox
Electrical
FC
Mechanical/
FC
FC
Bike Rack
12.86
Concrete Apron
Containers with
& Recycling
Deep Well Garbage
1-16
7.30
5.50
3.00
4.50
5-81-4
14.10
4.88
4.884.884.88
4.16
1.5m Concrete Sidewalk
1.8m Solid Wood Fence
1 - 21