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Home My WebLink AboutDSD-18-079 - Zoning By-law Amendment Application ZC17/003/F/AP - 1250, 1270 & 1314 Fischer-Hallman Rd.Staff Report Development Services Department K ER www.kitchener.ca REPORT TO: Planning & Strategic Initiatives Committee DATE OF MEETING: September 10, 2018 SUBMITTED BY: Alain Pinard, Director of Planning, 519-741-2200 ext. 7319 PREPARED BY: Andrew Pinnell, Planner, 519-741-2200 ext. 7668 WARD(S) INVOLVED: Ward 5 DATE OF REPORT: August 22, 2018 REPORT NO.: DSD -18-079 SUBJECT: ZONING BY-LAW AMENDMENT APPLICATION ZC17/003/F/AP 1250, 1270, AND 1314 FISCHER-HALLMAN ROAD WAM FISCHER-HALLMAN GP INC. (A.K.A. ONE PROPERTIES) Rp Subject Area *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. 2-1 RECOMMENDATION: A. That Zoning By-law Amendment Application ZC17/003/F/AP for WAM Fischer -Hallman GP Inc. be approved in the form shown in the "Proposed By-law" and "Map No. 1" attached to Report DSD -18-079 as Appendix A; AND B. That in accordance with Planning Act Section 45 (1.3 & 1.4) that applications for minor variances shall be permitted for lands subject to Zoning By-law Amendment Application ZC17/003/F/AP; AND FURTHER C. That the Master Plan & Urban Design Report for 1250, 1270, and 1314 Fischer -Hallman Road, attached to Report DSD -18-079 as Appendix B, be endorsed and provide the basis for future site development. EXECUTIVE SUMMARY: The three subject properties have been consolidated by the owner for the purposes of comprehensive development. The lands are currently zoned for business park uses. The applicant is requesting a Zoning By-law Amendment to bring the zoning into conformity with the Mixed Use Two designation of the Rosenberg Secondary Plan and allow development of the owner's development concept, which includes a mix of high density residential, low density commercial (including a food store), and mixed use buildings. Through the review of the application, setbacks for steep slopes, Core Environmental Feature, and Provincially Significant Wetland were reviewed by the relevant environmental agencies. In addition to the natural heritage features themselves, buffer areas will also be zoned Hazard Land (P-3) for their conservation. REPORT: OMB/LPAT Appeal and Appeal Withdrawal It should be noted that in November 2017, the owner appealed the subject Zoning By-law Amendment application to the Ontario Municipal Board (OMB), for the technical reason of municipal indecision. However, the owner has stated that the underlying reason for the appeal is to preserve appeal rights under previously existing legislation, since the Province had made plans to abolish the OMB and replace it with the Local Planning Appeals Tribunal (LPAT) with different rules. Along with the appeal, the owner expressed a desire to continue working with staff to resolve the technical issues of the Zoning By-law Amendment Application, with the hope of withdrawing the appeal if all issues were resolved. After the appeal was received, staff sought the direction of Council and was directed to continue working with the applicant. To date the owner and staff have continued working together and staff is now satisfied that all issues related to the requested zoning amendment have been satisfactorily resolved. Accordingly, the owner requested that the appeal be withdrawn and LPAT has formally released the appeal. Consequently, the subject application may now be decided through the regular municipal process. Site Location and Context: The subject lands have a rolling topography and are composed of three properties, municipally addressed as 1250 (northerly property), 1270 (central property), and 1314 2-2 (southerly property) Fischer -Hallman Road. The lands are located on the east side of Fischer -Hallman Road, at the northern gateway to the Rosenberg Secondary Plan Area. The applicant, WAM Fischer -Hallman GP Inc. (also known as One Properties), has assembled the three properties in order to develop them comprehensively. While the properties addressed as 1250 and 1314 Fischer -Hallman Road are presently devoid of buildings and used for agricultural purposes, the property addressed as 1270 Fischer -Hallman Road contains a single detached dwelling that was also used as a printing establishment, and is proposed to be demolished. The subject lands are within the Strasburg Creek watershed, and are adjacent to the Main Branch of Strasburg Creek, a coldwater stream with a known Brook Trout fishery. The Strasburg Creek Provincially Significant Wetland Complex (PSW) is also located immediately adjacent to the south and associated with the creek and valleyland. Strasburg Creek is considered a Locally Significant Valleyland and is designated Natural Heritage Conservation in the Kitchener Official Plan (June 2014). The lands designated a Natural Heritage Conservation land use include the watercourse itself, online ponds, the PSW, associated steep slopes regulated by the GRCA and woodland on the north side of the watercourse, contiguous with the Regionally Significant Woodland / Core Environmental Feature (ROP) which extends eastward into the City -owned Huron Natural Area. The lands on the west side of Fischer -Hallman Road are designated High Density Residential within the Rosenberg Secondary Plan and are mostly undeveloped. Huron Business Park is located to the northeast and contains a range of uses, including industrial, office, and religious institution. Requested Zoning By-law Amendment and Master Plan & Urban Design Report The subject lands are currently split -zoned into two main Business Park zoning classifications. Generally, the northern portion is zoned Business Park Service Centre (B-3) and the southern portion is zoned Restricted Business Park (B-2). These zoning classifications permit a range of industrial and limited commercial uses. The current zoning has been in place since for several decades and is not consistent with the Rosenberg Secondary Plan. City staff would normally amend the zoning of the lands within the Rosenberg Secondary Plan though a City -initiated zoning amendment process. However, in this case, the applicant is seeking a zoning amendment to bring the zoning into conformity with the Official Plan, in advance of the City's process, via a private application. Accordingly, the owner is requesting approval of a Zoning By-law Amendment (ZBA) in order to amend the zoning of the developable portions of the lands from the abovementioned Business Park zones to several variations of the Medium Intensity Mixed Use Corridor Zone (MU -2). The purpose of the ZBA is to allow the development of the lands with a mixed-use development concept, to be implemented through a site plan approval process. This 2-3 development concept is outlined in the associated Master Plan & Urban Design Report, prepared by Zelinka Priamo Ltd., revised July 24, 2018 (attached as Appendix B). Planning staff recommends that this document be adopted by Council and provide the basis for future site development. The development concept features the following: • First Phase (centre of site): Development of approximately 7,300 square metres (80,000 sq.ft.) of commercial floor area, including a 3,340 square metre (36,000 sq.ft.) food store and several attached non-food retail units, and 3 stand-alone commercial buildings with multiple tenants in each. • Second Phase (south end of site): Development of three 10-12 storey apartment buildings comprising 418 total dwelling units with both underground and structured parking. • Third Phase (north end of site): Development of a 6-10 storey mixed-use building (office/retail and residential) at the north end of the site that will be oriented to both the Fischer -Hallman and Bleams frontages. The development concept also mentions the possibility for a full -turns vehicular access at the south entrance to the site. The applicant has submitted a Transportation Impact Study to the Region to justify a full -turns access. At the time of writing this report, the Region has confirmed that the access may function as a right -in -right -out access only. However, the Region and the applicant continue discussions about this access and it is possible that a full -turns movement may be achieved with additional study and/or approvals, outside of the subject Zoning By-law Amendment Application. The ZBA has been tailored to implement the development concept, while allowing a certain amount of flexibility. The proposed zoning includes the following key regulations that would apply to the whole of the developable area: • Allow the development of the site to be phased • Allow mixed-use zoning to achieve a range of commercial and multiple residential uses, and to require a minimum level of mixing • Require a minimum Floor Space Ratio of 1.0 and a maximum of 4.0 across the whole developable area • Allow building heights of up to 10 storeys, with the possibility of achieving 14 storeys, subject to approval of certain studies • Prohibit low density residential land uses (e.g., single detached dwellings) • Require urban design objectives to be achieved. For example, adequate building openings facing the street, primary entrances to face the street, base/tower definition, location of parking structures • Require maximum floor areas for: individual retail units, food store, and overall retail use, as well as for overall office use • Require parking and loading spaces, and waste and recycling facilities to be located away from the public realm • Prohibit geothermal wells • Allow expanded home business permissions • Apply holding provisions to: 2-4 o Prohibit all uses until a legal stormwater outlet is obtained o Prohibit sensitive land uses until a detailed noise study has been prepared Additionally, area specific regulations have been applied to three parts of the developable area in order to assist in implementing the development concept: 1. Northern Area: regulations require a minimum 20 metre building height (6 storeys) 2. Central Area: regulations require each building to have a minimum 2 -storey form for at least half of the fagade width and a minimum 1 -storey form for the remainder of the fagade width 3. Southern Area: regulations require a minimum 11 metre building height (3 storeys) Finally, through the review of the application, including a supporting Environmental Impact Study (EIS), setbacks of 6m (steep slopes), 10m (Regionally Significant Woodland / Core Environmental Feature) and 30m (Provincially Significant Wetland) were reviewed and signed -off by the relevant environmental agencies. In addition to the features themselves, these buffer areas will also be zoned Hazard Land Zone (P-3) for their conservation. Policy Conformity Provincial Policy Statement, 2014 The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The PPS sets out principles to achieve "healthy, liveable and safe communities". The PPS supports efficient development patterns which optimize the use of land, resources, and public investment in infrastructure and public service facilities. The PPS states that healthy, liveable and safe communities are sustained by a number of factors such as accommodating an appropriate range and mix of land uses to meet long-term needs. Furthermore, the PPS states that land use patterns within settlement areas shall be based on, for example, densities and a mix of land uses which efficiently use land and resources; are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available; and are transit -supportive. The requested Zoning By-law Amendment (ZBA) would allow a broad mix of uses, including higher density residential, and commercial, while protecting the lands designated Natural Heritage Conservation. Additionally, the ZBA would facilitate a land use pattern that ensures adequate density and efficient use of infrastructure. While the existing zoning is consistent with the PPS, the requested Zoning By-law Amendment is more consistent with the PPS because it achieves more PPS objectives. Growth Plan for the Greater Golden Horseshoe, 2017 The Growth Plan for the Greater Golden Horseshoe, 2017 (Growth Plan) supports the achievement of complete communities that are designed to support healthy and active living and meet people's needs for daily living throughout an entire lifetime. 2-5 The Growth Plan seeks to support the achievement of complete communities that feature, for example, a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; provide a diverse range and mix of housing options; expand convenient access to healthy, local, and affordable food options; ensure the development of high quality compact built form, an attractive and vibrant public realm. The requested ZBA would help to achieve a complete community, by facilitating the development of a food store, other commercial uses, restaurants, services, and higher density residential land uses. The Master Plan & Urban Design Report submitted along with the ZBA shows a development concept that would ensure the development of high quality compact built form and an attractive contribution the public realm. While the existing zoning conforms to the Growth Plan, the requested Zoning By-law Amendment conforms to the Growth Plan better than the current zoning. Regional Official Plan (ROP) The Regional Official Plan designates the subject property Urban Designated Greenfield Area. Additionally, this section of Fischer -Hallman Road is designated as a Planned Transit Corridor. The requested zoning would help to achieve the minimum density targets in the ROP and help to support the function of the Planned Transit Corridor, which is to accommodate high frequency transit service. The requested ZBA also conforms to the ROP because it will help protect the adjacent Core Environmental Feature (part of the Greenlands Network on Map 4 of the ROP), through the application of zoning that prohibits development. There are no outstanding Regional requirements to be addressed at the ZBA stage. Regional Planning staff comments are attached along with other department and agency comments as Appendix D. While the existing zoning conforms to the ROP, the requested ZBA conforms to the Regional Official Plan better than the current zoning. City of Kitchener Official Plan Rosenberg Secondary Plan The subject lands are located within the Rosenberg Secondary Plan Area. In 2013, the Rosenberg Secondary Plan was added to the 1994 Official Plan through an amendment ordered by the OMB. Secondary plan areas have not yet been reviewed for inclusion in the 2014 Official Plan, so the Rosenberg Secondary Plan policies continue to apply. The Rosenberg Secondary Plan policies establish a strong vision for the community. The policies state: • The Rosenberg Community is a complete community where people are able to walk or cycle to school, shop, and potentially to work. 2-6 • Each neighbourhood within the Rosenberg Community will be designed based on the "five minute walk principle" and will be connected to the surrounding area. • Fischer Hallman Road will function as the spine of the community and will evolve into a transit supportive mixed use corridor. Residents within the Rosenberg Community will be provided with a variety of housing, transportation, commercial, recreation and sociocultural options. • It is anticipated that the Rosenberg Community will be home to at least 20,000 new residents and jobs (potentially by the year 2029). Over time this could be expected to grow to more than 30,000 residents and jobs. • The design of the community reflects a high level of natural and cultural heritage conservation together with best practices for water management and energy conservation. Additionally, the Plan outlines the following primary design objectives: walkability, variety, placemaking, conservation, connectivity, transit supportive, safety, balance, and livability. The requested Zoning By-law Amendment conforms to the Rosenberg Secondary Plan. The majority of the subject lands are designated Mixed Use 2 with Special Policy #3. The Mixed Use 2 policies provide a vision and direction for the development of lands with this designation. The requested Zoning By-law Amendment implements and/or helps to achieve numerous Mixed Use policies of the Rosenberg Secondary Plan, including, for example: 1. Planned Function • Policy: Such lands are intended to provide commercial and office uses that serve the entire Rosenberg Community and adjacent Planning Communities, along with residential that is at higher densities than the surrounding area while achieving a built form that is compatible, accessible, safe and efficient for all modes of travel • Implementation: o The Zoning By-law Amendment will allow for: ■ Development of retail, food retail, restaurant, personal service, and office uses will that serve the entire Rosenberg Community and adjacent Planning Communities ■ Development of multiple residential uses at higher densities than other designations within the Rosenberg Community ■ Development that is compatible with adjacent land uses, accessible, safe, and efficient for multiple modes of transportation 2. Residential Use • Policy: Permitted residential uses may include multiple dwelling units. The net residential density range will generally be 100 to 400 units per hectare • Implementation: The Zoning By-law Amendment will allow for multiple residential uses that could achieve the specified density 2-% 3. Floor Space Ratio • Policy: Development is to have a Floor Space Ratio ranging between 0.6 and 4.0 • Implementation: The Zoning By-law Amendment will require a Floor Space Ratio that conforms to the policy and has a slightly greater minimum Floor Space Ratio of 1.0 FSR 4. Building Heights • Policy: Building heights are encouraged between 3 and 10 storeys, with the possibility of larger heights if certain studies are completed • Implementation: The Zoning By-law Amendment will allow a maximum building height of 10 storeys with the possibility of 14 storeys, subject to satisfactory completion of design studies. All buildings adjacent to Fischer -Hallman Road to have a minimum 1 storey form that steps up to 2 storeys. The future building at the north end of the site will have a minimum 6 storey form (the Master Plan & Urban Design Report states this building could be between 6 and 10 storeys). The future buildings at the south end of the site will have a minimum 3 storey form. However, these latter buildings will likely be developed at heights ranging between 10 and 12 storeys in accordance with the Master Plan & Urban Design Report. Furthermore, the ZBA implements and/or helps to achieve numerous Community Structure, Built Form, Streetscape, Natural Environment, Sustainable Development, Transportation Network, and other policies of the Rosenberg Secondary Plan, including, for example: • The primary function of the Fischer Hallman Road corridor within the Rosenberg Community for streetscape is as a central spine and focal point for commercial activity, higher densities and transit -supportive mixed use development • To encourage buildings to address the street in a manner that supports an active streetscape for pedestrians. • To require primary building entrances to be oriented towards the public realm • To orient garbage facilities, parking, loading and service areas such that they are separated and/or screened from the public realm • With respect to the Natural Heritage System, for the lands east of Fischer -Hallman Road, the City will require the buffer requirements to be in accordance with the appropriate environmental studies • The City will promote development that strives to be sustainable by encouraging compact development and efficient built form, and transit supportive development It should be noted that the Rosenberg Secondary Plan was `planned to achieve' a minimum density of 74 residents and jobs per hectare under the 2006 Growth Plan for the Greater Golden Horseshoe. The combination of the approved land use designations is what yields this `planned to achieve' density. This target includes a `planned to achieve' density assumption on lands designated Mixed Use Two at a Floor Space Ratio (FSR) of 1.0. This FSR assumption is greater than the minimum FSR found in the Mixed Use Two designation of 0.6. Regardless, the requested ZBA would ensure that the site is `on track' 2-8 to achieve the planned density for the Rosenberg Community, since a minimum FSR of 1.0 is required for the site as a whole. Furthermore, a smaller portion of the lands are designated Natural Heritage Conservation and are adjacent to a Core Environmental Feature, as outlined in the ROP. These lands are proposed to be rezoned from the existing Restricted Business Park Zone (B-2) to Hazard Land (P-3) to ensure their conservation. This proposal is in accordance with the `Conservation' objective of the Rosenberg Secondary Plan. 2014 Official Plan Additionally the requested zoning is in conformity with the 2014 Official Plan, which designates the lands as Urban Corridor on Map 2. The Urban Structure policies of the 2014 Official Plan state that "The planned function of Urban Corridors is to provide for a range of retail and commercial uses and intensification opportunities that should be transit -supportive. Urban Corridors function as the spine of a community as well as a destination for surrounding neighbourhoods." The subject lands are appropriately designated Mixed Use Two (through the Rosenberg Secondary Plan) within this Urban Corridor structure element. As aforementioned, the requested ZBA will provide a mix of retail and other commercial uses, at a higher density than surrounding land uses. The ZBA will allow development that helps to support the `spine' of the community, being Fischer -Hallman Road, an act as a destination point for surrounding neighbourhoods. The current zoning does not conform to the Rosenberg Secondary Plan, but the requested zoning will bring the lands into conformity with the Rosenberg Secondary Plan. Kitchener Growth Management Plan (KGMP) The KGMP designates the subject lands as Priority B, since it was thought that the proposed Middle Strasburg Trunk Sanitary Sewer, planned to be constructed at some point in the future, would be necessary to service the lands. However, the owner has proposed a different servicing strategy, which will enable the subject lands to be serviced with full -municipal services via other means. As such, Planning and Engineering staff are satisfied that the proposed development may proceed at this time. Southwest Kitchener Urban Area Study - Community Master Planning, August 2011 The Southwest Kitchener Urban Study which was conducted in 2011 and informed the Rosenberg Secondary Plan included a Retail/Service Commercial and Institutional Land Use Study for the area that is now named the Rosenberg community. This analysis states that upon build -out of the community, there will be between 100,000 square feet (9,300 square metres) and 125,000 square feet (11,600 square metres) of commercial space warranted for food store use within the community. The study further states that "this space could include two to four supermarkets, as well as some smaller scale, specialty food stores and convenience stores comprising the remaining warranted space." 2-9 However, the requested Zoning By-law Amendment proposes only 3,700 square metres of commercial space for a food store, which represents only 32-40 percent of the estimated food store capacity for the community. Accordingly, significant capacity remains for additional food store space within the community. With respect to non-food store retail, the study states that approximately 351,600 square feet (32,700 square metres) to 416,800 square feet (38,700 square metres) of non-food store retail would be warranted at build -out. The main retail space proposed in the Master Plan & Urban Design Report represents only 19-22 percent of this capacity, although the mixed use building at the north end of the site could increase this slightly. It should be noted that the warranted commercial space estimates may be increased if the number of residents and jobs within the community increases beyond the assumptions in the study. Furthermore, it should be noted that floor space limits on individual retail units, food store, and overall retail uses have been incorporated into the zoning. Department and Agency Comments: Preliminary circulation of the Zoning By-law Amendment Application was undertaken on March 30, 2017 to applicable City departments and agencies. After extensive work by departments and agencies and the applicant throughout the review process and resolving a large number of issues, the following departments and agencies do not have concerns with the subject proposal (noting that a number of environmental and engineering matters will be resolved through the subsequent site plan process): Building Division, Operations Division, Transportation Services Division, City Environmental Planning, Grand River Conservation Authority, Kitchener -Wilmot Hydro, and Waterloo Region District School Board (see Appendix D). Region of Waterloo comments are addressed through the special zoning and holding provisions included in the ZBA and are attached, with other department and agency comments, as Appendix D. Community Comments: Preliminary circulation of the Zoning By-law Amendment Application was undertaken on March 30, 2017 to all property owners within 120 metres of the subject lands. In total, 2 written responses were received (see Appendix E). One comment was received by a nearby residential property owner and expressed no objections to the proposal. The other comment received was from the legal counsel for Becker Estates Inc. and Huron Crossing Developments Inc. These comments express concern for the proposal, specifically that the proposed development will have a negative impact on the planned function of their clients' properties within the Community Node at Fischer -Hallman / Westmount Road (Williamsburg Town Centre). Planning staff is of the opinion that the proposed zoning will implement the Mixed Use Two land use designation outlined in the Rosenberg Secondary Plan. The Rosenberg 2-10 Secondary Plan, including the land use for the subject lands, went through extensive study and land use planning process and was ultimately approved by the Ontario Municipal Board. Also, the ZBA incorporates limits on various facets of the commercial use. Accordingly, Planning staff is satisfied that the planned function of the various urban structures along Fischer -Hallman Road will not be compromised. Planning Analysis: The requested Zoning By-law Amendment will facilitate high quality, transit -supportive, mixed-use development in compact built form, while helping to achieve an attractive and vibrant public realm. Planning staff expects that the subject development will act as a development catalyst for other properties along the Fischer -Hallman Corridor, within the Rosenberg Community. The zoning will allow for a mix of commercial and office uses that will serve the entire community and adjacent planning communities, in accordance with the Rosenberg Secondary Plan. The zoning will also allow for higher density residential uses that will maximize views to the adjacent Natural Heritage Features. Planning staff is satisfied that the proposed Zoning By-law Amendment represents good planning and is in the public interest of the city as a whole. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendations of this report support the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: No new or additional capital budget requests are associated with these recommendations. COMMUNITY ENGAGEMENT: INFORM — The Zoning By-law Amendment Application was circulated for comment to internal departments, external agencies, and all property owners within 120 metres of the subject lands on March 30, 2017. Written responses from property owners and interested parties are attached as Appendix E and are addressed in this report. This report has been posted to the City's website with the agenda in advance of the Planning and Strategic Initiatives Committee meeting. Notice signs are posted on the property. CONSULT — All property owners within 120 metres of the subject lands, including the two respondents, will be mailed notice of the Planning and Strategic Initiatives Committee meeting, and notice of the Committee meeting will appear in The Record on August 17, 2018. A copy of the Notice is attached as Appendix C. CONCLUSION: Planning staff is of the opinion that the requested Zoning By-law Amendment represents good planning and is in the public interest. Accordingly, staff recommends that the application be approved and that the Master Plan & Urban Design Report be adopted. REVIEWED BY: Della Ross, Manager, Development Review 2-11 ACKNOWLEDGED BY: Justin Readman, General Manager (Development Services) ATTACHMENTS: Appendix A — Proposed Zoning By-law including Map No. 1 Appendix B — Master Plan & Urban Design Report Appendix C — Newspaper Notice Appendix D — Department and Agency Comments Appendix E — Community Comments 2-12 DSD -18-079 Appendix A PROPOSED BY — LAW August 1, 2018 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 — WAM Fischer Hallman GP Inc. — 1250, 1270, 1314 Fischer Hallman Road) WHEREAS it is deemed expedient to amend By-law 85-1 for the lands specified above; NOW THEREFORE the Council of the Corporation of the City of Kitchener enacts as follows: 1. Schedule Number 93 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 1 on Map No. 1, in the City of Kitchener, attached hereto, from Business Park Service Centre Zone (B-3) to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 743R and Special Use Provision 469U and Holding Provisions 83H and 84H. 2. Schedule Numbers 93 and 94 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 2 on Map No. 1, in the City of Kitchener, attached hereto, from Business Park Service Centre Zone (B-3) to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 741 R and Special Use Provision 469U and Holding Provisions 83H and 84H. 3. Schedule Numbers 93 and 94 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 3 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted Business Park Zone (B-2) to Medium Intensity Mixed Use Corridor Zone 2-13 (MU -2) with Special Regulation Provisions 740R and 741R and Special Use Provision 469U and Holding Provisions 83H and 84H. 4. Schedule Number 94 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 4 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted Business Park Zone (B-2) with Special Use Provision 211 U and Zone Detail Schedule 1 to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 741R and Special Use Provision 469U and Holding Provisions 83H and 84H and Zone Detail Schedule 1. 5. Schedule Number 94 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 5 on Map No. 1, in the City of Kitchener, attached hereto, from Hazard Land Zone (P-3) with Zone Detail Schedule 1 to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 741R and Special Use Provision 469U and Holding Provisions 83H and 84H and Zone Detail Schedule 1. 6. Schedule Numbers 93 and 94 of Appendix "A" to By-law Number 85-1 are hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 6 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted Business Park Zone (B-2) to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 742R and Special Use Provision 469U and Holding Provisions 83H and 84H. 7. Schedule Number 94 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 7 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted Business Park Zone (B-2) with Special Use Provision 211U and Zone Detail Schedule 1 to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 742R and Special Use Provision 469U and Holding Provisions 83H and 84H and Zone Detail Schedule 1. 8. Schedule Number 94 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 8 on Map No. 1, in the City of Kitchener, attached hereto, from Hazard Land 2-14 Zone (P-3) with Zone Detail Schedule 1 to Medium Intensity Mixed Use Corridor Zone (MU -2) with Special Regulation Provisions 740R and 742R and Special Use Provision 469U and Holding Provisions 83H and 84H and Zone Detail Schedule 1. 9. Schedule Number 94 of Appendix "A" to By-law Number 85-1 is hereby amended by changing the zoning applicable to the parcel of land specified and illustrated as Area 9 on Map No. 1, in the City of Kitchener, attached hereto, from Restricted Business Park Zone (B-2) with Special Use Provision 211U and Zone Detail Schedule 1 to Hazard Land Zone (P-3) with Zone Detail Schedule 1. 10. Schedule Numbers 93 and 94 of Appendix "A" to By-law Number 85-1 are hereby further amended by incorporating additional zone boundaries as shown on Map No. 1 attached hereto. 11. Appendix "C" to By-law 85-1 is hereby amended by adding Section 469U thereto as follows: "469. Notwithstanding Section 54.1 of this By-law, within the lands zoned MU -2 as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", the following uses shall not be permitted: a) Duplex Dwelling; b) Single Detached Dwelling; c) Townhouse Dwelling (including Cluster Townhouse Dwelling and Street Townhouse Dwelling); In addition, notwithstanding Sections 5.13.3 and 5.13.4 of this By-law, within lands zoned MU -2 as shown as affected by this subsection on Schedule Numbers 93 and 94 the following Home Business uses shall be permitted within Multiple Dwellings: a) Academic Instruction b) Artisan's Establishment (not including retail or instruction) c) Health Office (excluding physician, dentist or surgeon) d) Indirect Sales (i.e., sale of goods via mail order, telephone, fax, or internet, but shall not include direct sales or the storage of inventory on site) e) Office 2-15 f) Personal Service (not including the cleaning of apparel) g) Repair Service. The above noted Home Business uses shall be in accordance with the following regulations: i) A Home Business shall only locate in a dwelling unit. ii) A Home Business shall only be operated by the persons resident in the dwelling unit. iii) Outdoor storage shall not be permitted as part of a Home Business. iv) A Home Business shall not include a noxious use. v) A Home Business shall be conducted so as not to attract more than one customer or client at any one time. vi) A maximum of one Home Business shall be permitted within each dwelling unit to a maximum of 25 percent of the gross floor area of the dwelling unit. In no case shall the Gross Floor Area for a Home Business exceed 30 square metres." 12. Appendix "D" to By-law 85-1 is hereby amended by adding Section 740R thereto as follows: "740. Notwithstanding Sections 4.2, 6.1, and 54.2 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", the following regulations shall apply: Determination of Front Lot Line For the purposes of determining yards, the front lot line shall be deemed to be that lot line abutting Fischer -Hallman Road Minimum Lot Width 15.0 metres Minimum Front Yard and Side 3.0 metres Yard Abutting a Street Maximum Front Yard and Side 7.5 metres (4) Yard Abutting a Street 2-16 Minimum Floor Space Ratio 1.0 (1) (2) Maximum Floor Space Ratio 4.0(1) Maximum Building Height 32.0 metres (3) Minimum number of storeys in 3 storeys the base of a building with 4 building storeys or more Maximum number of storeys in 3 plus 1 for every building storey the base of a building with 4 to 6 over 4 storeys building storeys Maximum number of storeys in 6 storeys the base of a building with 7 building storeys or more Maximum Gross Floor Area for 10,000 square metres (1) Retail Maximum Gross Floor Area for 10,000 square metres (1) Office Maximum Gross Floor Area of 2,500 square metres (1) individual Retail outlet (excluding Food Store) Maximum Gross Floor Area for a 3,700 square metres Food Store Mix of Uses A minimum of 40% and a maximum of 90% of the total gross floor area shall be for residential or other non -retail uses (1) (2) Primary entrance location for Facing and opening onto Fischer - each commercial unit and office Hallman Road or Bleams Road unit located within 50 metres of the street line of Fischer -Hallman Road Minimum Ground Floor Fagade 45% (1) (2) Width as a Percentage of the Width of the Abutting Street Line 2-17 Minimum Percent of Ground 50% Floor Facade Openings buildings within 50 metres of the street line of Fischer Hallman Road Maximum distance between 4.0 metres ground floor facade openings facing a street Minimum Landscaped Area 15% Location of Drive Through Facility No part of a drive through facility shall be located within 30 metres of an intersection of two public streets or 20 metres of an intersection of a public street and a private road Maximum Percentage of Gross 25% Floor Area per Building for Educational Establishment, Day Care Facility, Museum, and Religious Institution Location of above -grade parking Shall only be permitted where structure either: i. the structure is setback a minimum of 30m from the limit of any street and adequately screened from view, or ii. the above -grade parking structure is located behind a building containing one or more of the uses permitted by Section 54.1 of this By-law 2-18 Location of parking and loading Not permitted to locate in a Front spaces, and waste and recycling Yard or Side Yard Abutting a facilities for buildings located Street within 50 metres of Fischer - Hallman Road Location of outdoor storage Not permitted in a Front Yard or Side Yard Abutting a Street abutting a street. This shall not however prevent the display of goods or materials for retail purposes Prohibition on geothermal energy Notwithstanding anything else in systems this by-law, geothermal energy systems shall not be permitted on lands affected by this subsection (1) For the purposes of this regulation, this requirement shall be applied across all of the lands subject to this regulation, regardless of lot boundaries. (2) Individual buildings will not be required to achieve this regulation provided there is a City -approved, site-specific master plan that illustrates that the site will achieve this regulation upon full build -out. (3) Buildings may exceed 32 metres to a Maximum Building Height of 44.0 metres provided there is a City -approved Angular Plane Analysis, Snow Deposition, Wind and Shadow Study and Elevation Drawings that illustrate the achievement of a pedestrian scale base, appropriate massing along the streetscape and compatibility with adjacent lands. (4) The maximum front yard and maximum side yard abutting a street shall not apply to any building located more than 50.0 metres from the front lot line or side lot line abutting a street." 2-19 13. Appendix "D" to By-law 85-1 is hereby amended by adding Section 741 R thereto as follows: "741. Notwithstanding Sections 6.1 and 54.2 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", the following regulations shall apply: Minimum Side Yard 4.0 metres Minimum Rear Yard 3.0 metres Minimum number of building Each building shall have a storeys for buildings located minimum 2 -storey form for at within 50 metres of the street line least half of the fagade width and of Fischer -Hallman Road a minimum 1 -storey form for the remainder of the fagade width" 14. Appendix "D" to By-law 85-1 is hereby amended by adding Section 742R thereto as follows: "742. Notwithstanding Section 54.2 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", the following regulations shall apply: Minimum Rear Yard 7.5 metres Minimum Side Yard (south) 0 metres Minimum Side Yard (north) 4.0 metres Minimum Building Height 11.0 metres (1) The Minimum Building Height shall not apply to any building located more than 50.0 metres from the front lot line." 15. Appendix "D" to By-law 85-1 is hereby amended by adding Section 743R thereto as follows: 2-20 743. Notwithstanding Section 54.2 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", the following regulations shall apply: Minimum Side Yard 4.0 metres Minimum Rear Yard 7.5 metres Minimum Building Height 20.0 metres" 16. Appendix "F" to By-law 85-1 is hereby amended by adding Section 83 thereto as follows: "83. Notwithstanding Section 54.1 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", no residential use or other sensitive land use shall be permitted until such time as the City of Kitchener is in receipt of a letter from the Regional Municipality of Waterloo, advising that the Region's requirements have been satisfied with respect to the submission of a detailed noise study, in accordance with Region of Waterloo noise guidelines and the Ministry of the Environment, Conservation and Parks NPC -300 noise guidelines, based on a proposed site plan, to assess impact of road traffic and stationary noise sources, and this Holding Provision has been removed by By-law." 17. Appendix "F" to By-law 85-1 is hereby amended by adding Section 84 thereto as follows: "84. Notwithstanding Section 54.1 of this By-law, within the lands zoned Medium Intensity Mixed Use Corridor Zone (MU -2) as shown as affected by this subsection on Schedule Numbers 93 and 94 of Appendix "A", no uses shall be permitted until such time as a legal stormwater outlet is obtained to the satisfaction of the City's Director of Engineering Services and this Holding Provision has been removed by By-law. This outlet shall involve (1) the 2-21 owner obtaining an easement over adjacent lands via consent under the Planning Act, or (2) an approval under the Drainage Act, or (3) another solution satisfactory to the City's Director of Engineering Services." 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Appendix B Master Plan &Urban Design Report Fischer -Hallman Road & Bleams Road City of Kitchener December 22, 2016 (Revised August 1, 2018) DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener TABLE OF CONTENTS 1.0 INTRODUCTION....................................................................................................3 1.1 Introduction........................................................................................................3 1.2 Purpose and Content........................................................................................3 2.0 SITE DESCRIPTION................................................................................................4 2.1 Subject Lands.....................................................................................................4 2.2 Proximate Land uses..........................................................................................7 3.0 OFFICIAL PLAN AND ZONING.............................................................................7 3.1 City of Kitchener Official Plan - Rosenberg Secondary Plan .........................7 3.2 Existing Zoning.....................................................................................................9 4.0 DESIGN POLICIES AND GUIDELINES..................................................................10 4.1 Rosenberg Secondary Plan.............................................................................10 4.2 Fischer -Hallman Road Corridor Urban Design Guidelines .............................11 5.0 MASTER BLOCK CONCEPT................................................................................13 5.1 Site Design Principles........................................................................................13 5.2 Master Block Plan Concept.............................................................................14 6.0 DEMONSTRATION CONCEPT PLAN...................................................................19 6.1 Phasing..............................................................................................................23 7.0 DESIGN ASSESSMENT.........................................................................................25 7.1 Rosenberg Secondary Plan Design Policies...................................................25 7.2 Fischer -Hallman Road Corridor Urban Design Guidelines .............................26 7.3 City of Kitchener Urban design Guidelines - Design for Tall Buildings .......... 27 8.0 CONCLUSIONS..................................................................................................28 APPENDIX A - Concept Floor Plan, Urban Design Plan, Conceptual Renderings, and Phasing Plan Zelinka Priamo Ltd. Page ii 2-25 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 1.0 INTRODUCTION 1.1 INTRODUCTION WAM Fischer -Hallman GP Inc. has initiated a zone change on the subject lands from the existing B-2 and B-3 zones, to a site-specific, special provision"Mixed Use Zone (MU - 2(j)" and "Hazard Land Zone (P-3) Zone"to permit the development of the lands for a variety of commercial and residential uses, as well as to recognize and protect natural heritage areas. 1.2 PURPOSE AND CONTENT A Master Plan and Urban Design Report is required in support of the Zoning By -Law Amendment for the subject lands in order to ensure the design of the proposed development is consistent with the City of Kitchener's vision for these lands, and their function, both at a site level and within the larger context of the developing Rosenberg community. The report is also required in order to form a component of a Council approved phasing plan, allowing the proposed development to meet overall density targets incrementally over time. This report provides the following information: • Section 2: A description of the site's physical characteristics and the surrounding proximate lands; • Section 3: A summary of the existing Official Plan policies affecting the lands and the existing zoning • Section 4: A summary of the relevant urban design policies and guidelines applicable to the proposed development; • Section 5: A description of the proposed Master Block Plan Concept, showing high level design considerations, and the proposed build -out scenario; • Section 6: A demonstration concept plan showing how the lands may be developed with the principles established in the Master Block Plan Concept; • Section 7: An assessment of the proposed development through the City of Kitchener's urban design guidelines and policies. Zelinka Priamo Ltd. Page 3 2-26 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 2.0 SITE DESCRIPTION 2.1 SUBJECT LANDS The subject lands are located at the southwesterly corner of Bleams Road and Fischer - Hallman Road, extending southwards from Bleams Road to just north of Strasburg Creek and Sunfish Pond, in the southwest area of the City of Kitchener (Figure 1). This area represents the current southwesterly limit of the built up area in this section of the City. Residential development is planned for lands to the west and southwest. The Huron Park neighbourhood is located approximately 1.5km to the south of the subject lands, separated by open space and agricultural lands. The subject lands, known municipally as 1250, 1270, and 1314 Fischer -Hallman Road, are comprised of a three parcels with combined area of approximately 6.94ha (17.15ac) with a frontage of approximately 106m (247.8ft) on Bleams Road and a frontage of approximately 355m (1,165ft) on Fischer -Hallman Road. A 14m daylight triangle is present at the intersection corner. Road widening dedications are required along, and at the intersection of, both Fischer -Hallman Road and Bleams Road; a future roundabout is planned at the intersection. Zelinka Priamo Ltd. Page 4 2-27 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Fischer -Hallman Road and Bleams Road are both classified as Primary Arterial Roads. Fischer -Hallman Road is also denoted as a Primary Priority Street, and is planned to include a Primary Bike Route. The subject lands are considered a community gateway to the City of Kitchener, given their location at the periphery of the built-up area, and at the intersection of two major arterial roads. Figure 2 -Subject lands and immediate area The subject lands contain rolling hills with notable grades and are used for agriculture (Figures 3). A printing business was formerly located on the subject lands (Figure 4), operating from a former single detached dwelling, but has since been removed. The southerly portion of the lands is within the Grand River Conservation Authority regulated area due to its proximity to Strasburg Creek, adjacent to the south. Southerly portions of the site contain a small number of trees and vegetation on steep slopes. Zelinka Priamo Ltd. Page 5 2-28 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Figure 3 -Subject Lands loo Figure 4 -Subject Lands looking northeast from Fischer -Hallman Road Zelinka Priamo Ltd. Page 6 2-29 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener A multi -unit commercial development is located across the intersection from the subject lands (Figure 5). The development contains two, multi -unit buildings, and an additional building is planned on the corner. 2.2 PROXIMATE LAND USES Land uses proximate to the subject lands consist of low-density residential in the form of single detached dwellings (north, northeast, northwest), institutional in the form of a church (east), industrial (east), agricultural (north, south, west), and open space (northeast, south, southeast). Lands adjacent to the north are anticipated to develop for a range of commercial and medium density residential uses. Lands to the west have received draft plan of subdivision approval for a range of low, medium, and high density residential uses. 3.0 OFFICIAL PLAN AND ZONING 3.1 CITY OF KITCHENER OFFICIAL PLAN - ROSENBERG SECONDARY PLAN The majority of the subject lands are designated "Mixed Use Two" while a small portion at the extreme southerly limit of the lands are designated "Natural Heritage Conservation" on Map 22e to the Rosenberg Secondary Plan in the City of Kitchener Official Plan (Figure 6). The lands are also within "Special Policy Area 3". The intersection of Fischer -Hallman Road and Bleams Road is planned to be a neighbourhood node, supported by a transit corridor along Fischer -Hallman Road. Lands designated "Mixed Use Two" are generally intended to provide commercial and office uses that serve the entire Rosenberg Community and adjacent Planning Communities, along with residential that is at higher densities than the surrounding area while achieving a built form that is compatible, accessible, safe and efficient for all modes of travel. Permitted non-residential uses include retail (including major retail); office; commercial entertainment; financial establishments; personal services; restaurants; medical offices; and other appropriate commercial uses. Residential densities, typically in the form of mixed-use apartment buildings, will range from 100 to 400 units per hectare (UPH). Zelinka Priamo Ltd. Page 7 2-30 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Figure 6 - City of Kitchener Official Plan - Rosenberg Secondary Plan - Map 22e F��Map 22e Rosenberg a�{ter Secondary Plan Land Use Plan L- DINty R�ideri One =_- ��jj - Medium Density Reaoenhal Ow - Medlum Denslry Reardenhal Two - High Demaly R—d—tiei Mlaed Use One - Mhted Use Two - Neighbourhood Ineatuhonal Neighbourhood Park - Open Space - Natural Heritage ConServaTon �•f Se diiiry Plan 9—diiry SpedalPdicy Area 6._ 7 Oe4end ® MotllGcatlon � I-4ydo Comtlar ��:P) Neghbourhuod Park hG Urban Green ;:P�5) PUNIo Elementary Scholl iC CeBrdfc Eiemaimery Schod Co mitt' Centrertl6rary The designation discourages commercial uses which negatively affect the planned density and/or function of the Mixed Use Area, including uses which occupy a large area for low intensity uses, such as car washes, service stations, funeral homes, and industrial uses. A minimum Floor Area Ratio (FAR) of 0.6 and a maximum of 4.0 is to be provided in this designation, achievable through phased development. Building heights are encouraged to be between three and ten stories, with buildings of up to 14 storeys of appropriate design considered. Generally, the lands at the intersection of Fischer -Hallman Road are to be developed at a high density with a mix of uses and a high level of urban design to foster a pedestrian -oriented and transit supportive environment. The southerly portion of the subject lands are identified as being within "Special Policy Area 3". This special policy area requires studies to determine the presence of endangered and threatened species. As of the time of OMB approval for the Rosenberg Secondary Plan, these studies had not yet been completed to the satisfaction of the Ministry of Natural Resources (MNR). As such, prior to the approval of any development applications or site alteration on these lands, a bio -physical survey for such areas or phases of development as are determined reasonable by the MNR, must be undertaken to determine the extent of the significant habitat, if any, for Zelinka Priamo Ltd. Page 8 2-31 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener endangered and threatened species to the satisfaction of the MNR, the Region of Waterloo and the City of Kitchener. Such a survey must be undertaken in a year where activities on the lands have been limited to normal farming practices or activities authorized through a license previously granted under the Aggregate Resources Act. Lands designated "Natural Heritage Conservation" are intended for conservation of significant natural heritage features such as wetlands, woodlands, valleylands, habitats, etc. Development within this land use designation will not be permitted. 3.2 EXISTING ZONING The subject lands are zoned "Restricted Business Park Zone (B-2)" and "Business Park Service Centre Zone (B-3)" within the City of Kitchener Zoning By -Law (Figure 7). Figure 7 - City of Kitchener Zoning By -Law Both the B-2 and B-3 zones provide for and regulate a range of commercial and industrial uses which are typically located in a business park setting. The current zoning on the subject lands is not representative of the planned function of this node. As such, a Zoning By -Law Amendment has been initiated to permit the proposed development. Zelinka Priamo Ltd. Page 9 2-32 321U (1669) a4 C4 �. ' B3 351 U (1626) A-1 B3 8-2 (1749). ° 1 1 r` 1R B-2 y1 1 / PVN B-2 2„ 3 (13s) r k - � 1 Both the B-2 and B-3 zones provide for and regulate a range of commercial and industrial uses which are typically located in a business park setting. The current zoning on the subject lands is not representative of the planned function of this node. As such, a Zoning By -Law Amendment has been initiated to permit the proposed development. Zelinka Priamo Ltd. Page 9 2-32 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 4.0 DESIGN POLICIES AND GUIDELINES 4.1 ROSENBERG SECONDARY PLAN The Rosenberg Secondary Plan contains specific design policies relating to built form, streetscapes, and green space. Generally, these policies provide that the subject lands will be developed with the following urban design characteristics: • Address the planned function of Fischer -Hallman Road as the central spine and focal point of the Rosenberg Community by placing an emphasis on creating well-designed, transit and pedestrian -oriented development; • The overall development will create a sense of identity and place through high- quality design and functional site layout; • Harmonious built form typologies to be compatible with both on-site and off-site built form; • Built form is to frame intersections and gateways; • A built form that supports an active, pedestrian -oriented streetscape which enhances the character of the community through active ground floor uses, appropriate building heights and positions, and pedestrian oriented features such as entrances on the street, canopies/awnings, and screened parking/loading; • A generally consistent street edge along Fischer -Hallman Road with subtle variations in height and setback; • Human -scale buildings; • A transition of building heights, where applicable; • Utilization of landmark buildings at key, highly -visible locations; and, • A built form that is compatible with, and complimentary to, the natural heritage qualities of the southerly portion of the subject lands. Zelinka Priamo Ltd. Page 10 2-33 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 4.2 FISCHER-HALLMAN ROAD CORRIDOR URBAN DESIGN GUIDELINES Section 4.8 of the City of Kitchener Urban Design Manual provides urban design guidelines specific to the Fischer -Hallman Road corridor. The Mixed -Use Corridor Design Plan identifies the intersection of Fischer -Hallman and Bleams as a Community Gateway. The frontage along Fischer -Hallman Road for the entire length of the subject lands is identified as a "Mixed Use Streetscape Typology". General urban design objectives for the subject lands are as follows: • Minimal front yard setback to ensure the building addresses the street; • Prominent building entrances are to be oriented toward the public realm; • Buildings are to maintain a generally consisting street edge with subtle variations in setback and height; • Use of "spillover" features such as canopies, awnings, and patios is encouraged; • Midrise building height (3-6 storeys) is encouraged, with opportunities for taller buildings where appropriate; • Massing of the development will maintain a human scale and a 1:2 height -to - corridor ratio; • Regular building openings for all facades addressing the street are encouraged; • Corner building locations will address both street frontages; • All buildings will use high-quality building materials and will require architectural articulation; • Buildings at priority lots, including gateway locations, are encouraged to be designed as landmark buildings with architectural innovation; • Structured parking is encouraged; • Surface parking should be screened and located behind buildings, ideally in shared parking areas; • Service areas will be screened from view; • Consolidated access points will be provided, limiting the number of driveways on Fischer -Hallman Road; and, • Sustainability strategies, such as solar panels and green roofs, are encouraged. The Urban Design Manual also provides guidelines for development on private lands in proximity to natural features. Development is encouraged to: Zelinka Priamo Ltd. Page 11 2-34 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener • Maintain views and vistas to the Natural Heritage and Open Space system; • Incorporate appropriate setbacks and buffers from natural heritage features; • Exercise environmentally responsible design and construction practices; and, • Maintain and enhance natural features and landscapes through building and site design. A portion of the subject lands lie at a Community Gateway location. The Urban Design Manual provides that Community Gateways are intended to reinforce the sense of place in the Rosenberg Community though the incorporation of larger, landmark buildings with active ground floor uses, minimal setbacks, and larger, more decorative entrance features. Specific design guidelines are applied to the northwest corner (Site -Specific Area 3), and the southwest corner (Site -Specific Area 4) of the subject lands. Site Specific Area 3 is noted as a destination for the Rosenberg Community for Commercial and employment uses, as well as an entrance point into the community from the north. Mid- to high-rise buildings are encouraged at this location. Buildings are to be oriented to Fischer -Hallman Road with minimal setbacks from the street line. Site Specific Area 4, at the southerly end of the subject lands, notes the possibility of a mid -block connection, with specific reference to differentiating paving materials and signage to denote the crossing location. Given the City's desire for a trail network along the natural environment lands adjacent to the south of the subject lands, a mid -block connection at this location would provide additional pedestrian connectivity, linking any new, formal trail to the future residential lands to the east. Zelinka Priamo Ltd. Page 12 2-35 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 5.0 MASTER BLOCK CONCEPT 5.1 SITE DESIGN PRINCIPLES Site design principles are intended to serve as a high-level framework to guide the development of the subject lands through the Master Block Concept stage, and ultimately the design stage, as well as for design guidance for further planning approvals, including Site Plan Approvals. The design principles for the subject lands will ensure that the site will: • Provide for a range of commercial and residential opportunities with options for a variety of building types; • Support the transit -oriented design goals of the Fischer -Hallman corridor at this gateway location; • Provide a safe and efficient internal circulation pattern for vehicles, pedestrians, and cyclists, consisting of internal roads, driveways, sidewalks, pathways, and hardscaped spaces; • Provide a high-level of architectural design, especially at the corner of Fischer - Hallman Road and Bleams Road, including the option for additional building height and/or landmark building(s) at this location; • Frame the public and private realms through building placement and transportation infrastructure to create a positive pedestrian and cycling experience; • Ensure the natural features and function of the natural environment associated with Strasburg Creek are maintained and, where possible, enhanced; • Provide opportunities for the development of the site to be phased over time, including the potential for 'infill' phasing in addition to block plan phasing; • Provide opportunities for sustainable development features and techniques to reduce the environmental impact of the development of the lands; and, • Provide pedestrian -scale features such as canopies, awnings, patios, and lighting to provide an aesthetically pleasing pedestrian streetscape. Zelinka Priamo Ltd. Page 13 2-36 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 5.2 MASTER BLOCK PLAN CONCEPT With consideration to the design principles noted above, a Master Block Plan Concept has been developed (Figure 8), showing four (4) zones along with a high-level, internal transportation network. Each zone is described in Sections 5.2.2 and 5.2.3 of this report. Figure 8 - Master Block Plan Concept r� MIXED -USE (TO BE ZON ED M U-2 AND _Rj RESIDENTIAL (TO BE ZONED MU -2 AND _R) COMMERCIAL/MIXED USE [TO BE ZONED Mel -2 AND Rj NATURAL HERITAGE AREA {TO BE ZONED P3J INTERNAL SHARED ROADWAYS j±1-44 ACRES BUI LT EDGE EM PHAMS f � 4 ZONE 3 33.,'2 ACRES f 4 ZONE 4 S ±1.97 ACRES +( The Master Block Concept is comprised of three components: 1. Circulation and Access Network: these are the roads, driveways, access points, and pedestrian linkages that will define movement into and out of the site, as well as internal site movement. Zelinka Priamo Ltd. Page 14 2-37 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 2. Development Areas: these are blocks outside of greenspaces and roads that are developable for residential, commercial, or mixed-use buildings (Zones 1, 2, and 3). 3. Greenspaces: these are lands that are to be conserved as open space, including natural environment areas, or otherwise serve as a buffer between Development Areas and natural areas (Zone 4). 5.2.1 Circulation and Access Network A high-level pedestrian circulation plan is shown in the attached Urban Design Plan, and in Figure 9 below: Figure 9 - Urban Design Plan (excerpt) full size plan provided in Appendix A - pedestian connections shown as red dashed lines LEGEND FRONTAGE CALCULATIONS; FISCHER-HALLMAN ROAD 1GneC 52 Ulm/ 2.E 9.62% ZMIE t .1n.38m+ 39138 3 . .31 • 3 AM =9E.32m I 225.72m • 42 ZONF3 31.26. 13F.C1m RAM renes aa9m.sa_39m.39.slm.ax�an=69s. CE3.. xsmf 3�5,23m. s6.ldF REAM$ROAD ss,00m/ es.3o..6�u3L y�� 1 L MCN1x4CRMd�J mrorn 111.91MM5f 1 URBAN DESIGN PLAN 1 : 1500 Zelinka Priamo Ltd. Page 15 2-38 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Vehicular and pedestrian circulation on the site is facilitated from the abutting public roads through internal driveways and pedestrian infrastructure consisting of sidewalks, crosswalks, and trails. As the proposed development does not include a Plan of Subdivision, it does not include any public roads. Fischer -Hallman Road is to be expanded from its current two travelled lanes to four travelled lanes, with a landscaped centre median and wide boulevards, allowing for ample pedestrian and cycling space (Figure 10). The intent of this road design is to facilitate the planned function of the road as the spine of the Rosenberg Community and provide a pedestrian -focused road design. Figure 10 - Conceptual Fischer -Hallman Road Cross Section I I yy _p mN The Master Block Plan Concept provides two vehicular accesses from Fischer -Hallman Road, spaced sufficiently apart from each other and from the proposed roundabout at Bleams Road to allow the efficient flow of traffic on public roads. The northerly access on Fischer -Hallman is to be right -in -right -out only, while the southerly is proposed to be a full -turn access. One right -in -right -out/ left -in vehicular access is proposed on Bleams Road, located at the furthest possible point from the roundabout in order to have as little impact on traffic flow as possible. The internal driveway network is comprised of a main, U-shaped access driveway, providing access to all development zones, as well as an access driveway from Bleams Road to the interior of the site. All driveways are interconnected, allowing full site access from any vehicular access point. Zelinka Priamo Ltd. Page 16 2-39 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Secondary internal driveways, which are not shown on the Master Block Plan Concept, would be located within the development zones to provide linkages from the main internal driveway network to specific buildings and parking areas. Pedestrian connections are located on each side of the driveways connecting with Fischer -Hallman Road, and on the west side of the driveway connecting to Bleams Road. These pedestrian connections are anticipated to be standard concrete sidewalks complemented with landscaping. Additional connections are provided in front of, and around, each building. This modified grid network of pedestrian connections allows for three principal north/south routes across portions of, or all, of the site: along the Ficher-Hallmand Road/Bleams Road frontages in front of the first tier of buildings; behind the first tier of buildings; and in front of the second tier of buildings. East/west connections are facilitated principally along the driveways. These connections provide direct pedestrian access from the apartment buildings on the south side of the subject lands, to the commercial uses to the north. The pedestrian sidewalks are intended to provide a grid -like layout allowing for easy navigation through the site with the potential for infill buildings in the future. Connections to a future City -owned trail to the south (within lands denoted as Area 4) are anticipated, and will be further explored through the Site Plan Approval process. Pedestrian connections are also proposed from Fischer -Hallman Road and Bleams Road to the street -oriented commercial retail and office uses in the first tier of buildings in the form of sidewalks connecting with the municipal sidewalk. Landscaping, including shrubs, perennials, and tree plantings are proposed in these locations to complement the buildings. Landscaping is to be addressed through Site Plan Approval. It is intended that the proposed pedestrian connections will function to facilitate pedestrian circulation throughout the site, providing safe and convenience access across the side and between buildings. 5.2.2 Development Blocks The three (3) development zones are envisioned on the subject lands: Zone 1 will be primarily mixed use, Zone 2 will be primarily commercial, and Zone 3 will be primarily residential (Figure 8). The zones are individually characterized as follows: Zone 1) Zone 1 (0.80ha/1.97 ac) consists of the north portion of the subject lands, abutting the highly -visible intersection of Fischer -Hallman Road and Bleams Road. Zone 1 is to be predominantly mixed use, catering to the surrounding and broader communities. The corner location at the roundabout requires a heightened level of urban design with the Zelinka Priamo Ltd. Page 17 2-40 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener potential for higher buildings at the corner. Vehicular access for Zone 1 is provided by a driveway connected to the south side of Bleams Road, with multiple pedestrian connections from Fischer -Hallman Road and Bleams Road, and from Zone 2 to the south. Zone 2 Being the largest portion of the subject lands, Zone 2 (3.17 ha/7.84 ac) will be used primarily for commercial uses. The combination of retail commercial and proximate high density residential uses create vibrant and walkable communities for the residents in the immediate and surrounding areas. The numerous retail buildings will cater to these immediate and surrounding communities. Pedestrian connections will be provided between buildings and within parking areas. Vehicular access for Zone 2 is provided from the two driveways on the east side of Fischer -Hallman Road, and from Zone 1 to the north. Zone 3 Taking advantage of the proximity of the natural environment area to the south, Zone 3 (1.91 ha /4.72 ac) will be used for residential uses in the form of 10- to 12 -storey apartment buildings. This allows for the positioning of a strong residential feature in a location which serves as both a contributing feature to the overall mixed use character of the node as well as taking advantage of the beneficial proximity to the adjoining open space. As these buildings are taller than 9 storeys, the City of Kitchener's Design for Tall Building guidelines apply, and are discussed in Section 7.3 of this report. 5.2.3 Greenspace Zone 4, with an area of 0.797ha (1.97ac), forms the greenspace component to the site. As the subject lands abut Strasburg Creek, a major natural heritage corridor, to the south, an appropriate development limit has been set out, which defines the northerly limit of Block C, as set out in the Environmental Impact Statement (EIS) prepared by MMM Group, and the Functional Servicing Report prepared by Odan Detech Group. No development will occur on the greenspace lands, but rather only passive recreational/conservation uses. Zelinka Priamo Ltd. Page 18 2-41 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 6.0 DEMONSTRATION CONCEPT PLAN A demonstration concept plan has been prepared for the Master Plan and Urban Design Study which illustrates how the development blocks established in the Master Block Concept will be developed for a range of commercial and residential uses (Figure 11). Figure 1 1 - Concept Floor Plan (An 1 1 xl 7 version of the concept floor plan and renderings is presented in Appendix A of this report.) PLAN 101011 Zelinka Priamo Ltd. PROPOSED RETAIL BUILDING PROPOSED HIGH-DENSITY/MIXED USE RESIDENTIAL BUILDING Page 19 2-42 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener The concept floor plan provides approximately 7,266m2 (78,212ft2) of commercial floor area (blue buildings shown in Figure 1 1 above); approximately 5,686m2 (61,200ft2) of additional retail and/or office floor area contained in the lower three storeys of a six - storey mixed use building (floors 4-6 to be residential); and, three 10-12 storey apartment buildings with approximately 418 units and a floor area of 45,839m2 (493,407ft2) (Figure 11). The commercial uses in the Master Plan are intended to be anchored by a food store (supermarket) which will rely on visibility afforded by the proposed design from Fischer - Hallman Road. The food store is shown as "Retail A" on the included plans. Figure 12 -Conceptual Rendering (looking northeast) �� Rel._=• A . Inn `g t" Buildings at the corner of Fischer -Hallman Road and Bleams Road, including the proposed 6 -storey, mixed-use building, have been positioned to accommodate a building design that will address both street frontages to enhance the pedestrian experience. Additional building height is provided at this location to help frame the intersection. Zelinka Priamo Ltd. Page 20 2-43 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Figure 13 - Conceptual Rendering 2 (looking southeast) LI Figure 14 - Conceptual elevation - Retail E/D Figure 15 - Conceptual elevation - Retail C 7i� '7, �m�7�. le _71 b ` 777=� Buildings positioned along the Fischer -Hallman Road corridor are located close to the street with direct pedestrian connections to the municipal sidewalk and building entrances facing the street. Pedestrian -oriented features, including awnings, are to be provided at these street -facing buildings. Zelinka Priamo Ltd. Page 21 2-44 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener The concept floor plan can be summarized by breaking down the development zones as follows: • Zone 1: o One, 6 -storey, mixed use (office/retail and residential), 63 unit apartment building (Residential Site 2 Area); o Buildings located close to Fischer -Hallman Road and Bleams Road (minimum setback of 3.0m); o Surface parking effectively screened from the public realm; and, o Accessed via a right -in -right -out (RIRO) driveway on Fischer -Hallman Road and a RIRO/left-in driveway on Bleams Road, and the internal road system. • Zone 2: o Four blocks of 1 -storey commercial buildings, with a total of approximately 17 commercial units; o Two blocks located close to the Fischer -Hall Road streetscape with 2 - storey massing (Figures 14-15), the other two blocks located along internal roadway system; o All commercial blocks supported by mutual driveways off Fischer -Hall Road and Bleams Road; o Large food store anchor; o Accessed via a right -in -right -out (RIRO) driveway with the potential for a full -turns driveway on Fischer -Hallman Road; o Parking is centrally located within the site, with pedestrian connections between commercial blocks. • Zone 3: o Three, multi -tiered, 10- to 12 -storey buildings with a total of approximately 418 residential units; o Parking located underground one building, plus additional above ground parking to the east of the food store; and, o Buildings will feature views onto Strasberg Creek, Sunfish Pond, and the Huron Natural area to the south and east. Buildings are to receive high-quality cladding treatments, including a variety of cladding materials and awnings, parapets, and high proportions of glazing. Zelinka Priamo Ltd. Page 22 2-45 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 6.1 PHASING Given the large area on the site and the floor area proposed in the Demonstration Concept, development of the subject lands will require separate phases. Development is expected to occur generally in three phases as follows: Figure 16 - Phasing Plan - Phase 1 (blue), Phase 2 (red) and Phase 3 (yellow) PHASE -1 1:4000 .NViX6HMLHSM aUT hP ' Iu 9I n[p[91 AA PHASE - 3 3 1:4000 PHASE - COMPLETE 4 ' 1: 4000 Zelinka Priamo Ltd. Page 23 2-46 1. I' � 1 -rat", i5 h+ll "- . PHASE 2 1:4000 e 4g�P 8 F — - - uLwaawMEHera Lot _ _ _ It1.9)AUQ$] PHASE - COMPLETE 4 ' 1: 4000 Zelinka Priamo Ltd. Page 23 2-46 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener Phase 1 Phase 1 consists of the entire commercial -oriented portion of the site, being Zone 2. These lands include a food store anchor (Retail A), and a range of other commercial uses. The commercial uses on the subject lands are to develop first in order to establish a commercial presence on the site and drive activity. Phase 1 will also establish driveway connections to Fischer -Hallman Road and Bleams Road. Phase 2 Residential uses in Zone 3 will develop either concurrently with, or after, Phase 1, providing the necessary floor area and density to meet the policies of the Rosenburg Secondary Plan. It is intended that Zone 3 will be severed and conveyed to other landowners for the purpose of development Phase 3 Phase 3 (Zone 1) consists of a proposed mixed use building, including office/retail uses on the first floor, additional office uses on the second and third floor, and residential uses on the fourth to sixth floor. It is intended that Zone 1 will be severed and conveyed to other landowners for the purpose of development. Phase 3 is intended to develop last in order to provide sufficient economic incentive to warrant a large, mixed-use building at this highly visible location. This phasing plan is required to be approved by Council in order to permit the phased development of the subject lands. Zelinka Priamo Ltd. Page 24 2-47 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 7.0 DESIGN ASSESSMENT This section of the Master Plan and Urban Design Report examines how the proposed Master Block Plan Concept and the Demonstration Concept Plan address the applicable urban design policies in the Official Plan and the Urban Design Manual. 7.1 ROSENBERG SECONDARY PLAN DESIGN POLICIES The Official Plan sets out specific urban design policies for the Rosenberg area in the Rosenberg Secondary Plan. New development within the Secondary Plan is required to be consistent with these policies in order to achieve the vision for the overall development of these lands. The Master Block Plan Concept and Demonstration Concept Plan address the Rosenberg Secondary Plan design policies as follows: • Retail buildings address the Fischer -Hallman road frontage with a minimal setback (min 3.0m, max 7.5m) extensive glazing, direct pedestrian connections (via sidewalks), building entrances, and landscaping. Conceptual building elevations (Figures 14-15) show pedestrian scaled features including awnings, lighting, and openings onto the street. This design approach creates a strong and continuous, pedestrian -oriented streetscape, consistent with the policies and intent of the Secondary Plan; • Building heights have been planned to achieve a human scale and are not overbearing; • Building heights have been increased at prominent locations on the site, notably at the roundabout corner location (6 -storey massing), Fischer -Hallman Road driveway locations (2 -storey massing), and the two apartment buildings (10-12 storey, multi -tiered) abutting the natural environment area; • A range of pedestrian features are provided both along the abutting street frontages and internal to the site, such as canopies, landscaping, patios, awnings, and pedestrian focused architectural details, in order to create an aesthetically pleasing pedestrian experience; • Surface parking and loading areas are largely out of view from the public realm through positioning in interior locations with buildings located close to the street edge; • A multitude of vehicular and pedestrian connections are provided, allowing for safe and balanced on-site circulation; • Building entrances are provided on street -facing facades; and, • A Floor -Area -Ratio in excess of 0.6 is achieved. Zelinka Priamo Ltd. Page 25 2-48 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 7.2 FISCHER-HALLMAN ROAD CORRIDOR URBAN DESIGN GUIDELINES The Demonstration Concept Plan in Section 6.0 above addresses the Rosenberg Secondary Plan design policies as follows: • Buildings are located close to the Fischer -Hallman and Bleams Road frontages to clearly address the street and provide a well-defined street edge; • Street -oriented buildings provide entrances direct to the street and pedestrian connections to the municipal sidewalk, fostering walkability and activity along the street; • Buildings maintain a generally consistent street edge with minimal gaps and compatible variations in height; • Additional building details include spillover features, including awnings, canopies and outdoor patios (shown in Figures 14-15 and to be refined through the Site Plan Approval phase); • The buildings maintain a human scale; • Sufficient view sheds have been maintained in the proposed street edge to ensure appropriate views and pedestrian access to the interior of the site; • The 6 -storey, mixed-use building positioned at the corner of Fischer -Hallman Road and Bleams Road addresses both street frontages and is designed to be landmark buildings at this highly visible, Community Gateway location; • Although specific details will be provided at the site plan design stage, it is anticipated that each building will use high-quality building materials and will feature highly articulated wall and roof designs • Surface parking areas, located to in interior of the site, are largely screened from the public realm by buildings located along the road frontages. Major service and loading areas are screened from the public realm; • Only three (3) vehicular access points are provided, limiting the number of driveways on both frontages; • By positioning the apartment buildings near the top -of -bank, excellent views of Strasburg Creek and the natural areas to the south and east provided; and, • Appropriate setbacks to natural heritage features have been applied, asset out in the EIS and FSR. Zelinka Priamo Ltd. Page 26 2-49 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener 7.3 CITY OF KITCHENER URBAN DESIGN GUIDELINES - DESIGN FOR TALL BUILDINGS The City of Kitchener's Urban Design Guidelines contains a section for the Design for Tall Buildings. These guidelines apply to buildings nine (9) storeys high or taller, and therefore are applicable to the apartment buildings proposed for Phase 2 (Zone 3). Although these buildings are shown as conceptual, it is anticipated that they will develop for a minimum of 10 -storey height and a tiered/stepped design. As such, the conceptual plan for the apartment buildings is consistent with the Design for Tall Buildings guidelines as follows: • The base of the buildings are positioned close to, and oriented towards, the internal driveway and Fischer -Hallman Road, with extensive glazing, creating a comfortable, pedestrian -scaled environment within the internal driveway network; • Parking is located underground and within a parking structure that is not visible from the public realm; • Dense landscaping is proposed opposite the rear apartment building to screen the commercial loading area behind the supermarket and commercial retail units; • High-quality materials are proposed throughout the buildings' facades; • A higher ground floor height is proposed (approx. 4.5-6m), providing opportunities for active uses at ground level; • The building design proposes a base, tower, and top as distinct components of each building, denoted by step-backs/terracing; • The buildings are considered "Large Slab" due to their dimensions. This form is required due to the narrow and constrained shape of the residential portion of the lands. The buildings are considered low "tall buildings" and function well under the "Large Slab" classification; • Adequate separation is provided between each building, and between the buildings and commercial uses to the north/west (anticipated separation calculation is approximately 1 1 m); • It is anticipated that the apartment buildings will be different heights, and not all the same height; • There are no sensitive uses abutting the apartment buildings and therefore a transition to their height is not required; • The buildings are appropriately placed to maximize views of the Huron Natural Area and Strasburg Creek from the residential units; • Mechanical equipment is to be housed within a penthouse structure; Zelinka Priamo Ltd. Page 27 2-50 DSD -18-079 - Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener • The buildings will provide natural surveillance of abutting lands, including the commercial uses to the north/west; • Extensive pedestrian connections are provided to link the apartment buildings with Fischer -Hallman Road, commercial uses to the north, and Strasburg Creek to the south; • High-quality landscaping is proposed and will be further refined through the Site Plan Approval process; • The tiered design and separation of the buildings preserves views from the north through to Strasburg Creek to the south; and, • The buildings are compatible within their land use context and provide sufficient spatial separation with other uses. 8.0 CONCLUSIONS This Master Plan and Urban Design Report is required to inform and support the proposed Zoning By -Law Amendment to permit the development of the lands for a variety of commercial and residential uses while recognizing and protecting the natural heritage qualities of the southerly portion of the lands. This report concludes that the proposed Master Block Concept and Demonstration Concept Plan are: • Consistent with the urban design policies of the Rosenberg Secondary Plan, the Fischer -Hallman Road Corridor Urban Design Guidelines, and the Design for Tall Buildings guidelines; • Consistent with the intent of the "Mixed Use Two" land use designation by accommodating a range and mix of uses, and a range and mix of building sizes and typologies; • Transit -supportive, pedestrian friendly, and human scale; • Laid out with a vehicular and pedestrian circulation system that provides safe and internal movement while limiting vehicular access points on Fischer -Hallman Road and Bleams Road; and, • Consistent with the intensity goals of the Official Plan and Rosenberg Secondary Plan. Zelinka Priamo Ltd. Page 28 2-51 DSD -18-079 -Appendix B Master Plan and Urban Design Report December 22, 2016 (Revised August 1, 2018) Fischer -Hallman Road & Bleams Road, City of Kitchener APPENDIX A DEMONSTRATION CONCEPT PLAN, URBAN DESIGN PLAN, CONCEPTUAL RENDERINGS, AND PHASING PLAN Zelinka Priamo Ltd. Page 29 2-52 w' (Vd5) 9ZL-TV-8009Z\LIn3a ST-8009Z\8009Z\f-d\:d D Q O N +++ +++ + + + +++++ � M Z L � Q 0 Q 0 Z LU 0- WX 6 c N ~ ° `� W w Q o F z a VLn = O U Yt O V) UOZ w c:oiJ ZI tz Ov i Q oN r -I LL Y -i d 0 LI) uuu uuu u u u 50 50 �a ma z oa5� z w ma Z �L v aa5�5o m J w m +i +i +i + al +I V d \ z J Q \ LU F 2 Z W11 VV IW V) LU 9W oJw a ha i V 9 o V ' O a O w a = w o au oG o o ° F- Oa Lu Oa o o90 ° ° aw a a z. 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E Z U W W W a N Q O N Z Z Z F tvj w o LL 0000 m 5, 595`'51195 ¢ r LL ¢ LL Q pvLLi Q O ry ` Z N `off a Omi S1a 165.0", � Po o- 10 PDINO � a U o" O N O "i a ro vLL^i K n M�7-0� �J243841"' Z w p Q o -✓1 , \ _ D 39 2411 i � Q o � o O O / vii N � � M Z L � Q a 0 O Z a Q Q r -i c O "=N a o � I= (D w o r -I W w Q Z `i Q Q O = z p iz00o V =ozQ Lu N LU N F0K �00a oN rl LL Y -i p d p N 5, 595`'51195 ¢ r LL ¢ LL Q pvLLi Q O ry ` Z N `off a Omi S1a 165.0", � Po o- 10 PDINO � a U o" O N O "i a ro vLL^i K n M�7-0� �J243841"' Z w p Q o -✓1 , \ _ 2-54 O 1O u 1 �o 39 2411 i � o � o O / vii 2-54 O 1O u 1 co > �r N IJ.J Q \ v (D O 06 u O U LU LU a L/) LU 0 0 w a U N o u o - o o � `o u 3 o ~o ._ 0 a ` E `o x 3 0 0 „3z>� E ` o o W ° o _ n O o a o m° m 3 m `� 2-55 0 m Fl PC MB �:.- Lr) LU U LU LU a L/) LU a `� LU U • ,J M LL. fiei LU Z CieD 2-56 v a a 0 m W z_ L N Q � L W0 J 0 LL w-ZA38 (VdS)9Zl-TV-80091\iIA3N 'S1-80091\80091\fmd\:j N LU ac) N LU ac) Od LU LU J 5� G 0 U LU ac) m LU ac) m 2-57 D Q O M Z �1 Q Z Q J o0 O m z z k.0a N � �a Q r,4 r -I W w Z a o !• l = o N I I Ln N (n Yt p U o Q w (D 00 J r -I LL Y-ia a 0oNvvi LU LU J 5� G 0 U LU ac) m LU ac) m 2-57 DSD -18-079 —Appendix C Advertised in The Record on August 17, 2018 PROPERTY OWNERS AND INTERESTED PARTIES ARE INVITED TO ATTEND A PUBLIC MEETING TO DISCUSS A PROPOSED AMENDMENT TO THE KITCHENER ZONING BY-LAW UNDER SECTION 34 OF THE PLANNING ACT 1250, 1270 & 1314 Fischer Hallman Road The City of Kitchener has received an application for a Zoning By-law Amendment to permit the lands to be developed with a mix of commercial and residential land uses, on municipal services. The zoning would allow development a range of building heights and densities. Low density residential land uses (e.g., single detached dwellings) would be prohibited. Holding provisions would be applied to prohibit all land uses until a legal stormwater outlet is obtained, and to prohibit residential and other sensitive land uses until a detailed noise study is completed. The public meeting will be held by the Planning & Strategic Initiatives Committee, a Committee of Council which deals with planning matters, on: MONDAY, SEPTEMBER 10, 2018 at 6:00 P.M. COUNCIL CHAMBERS, 2nd FLOOR, CITY HALL 200 KING STREET WEST, KITCHENER. Any person may attend the public meeting and make written and/or verbal representation either in support of, or in opposition to, the above noted proposal. If a person or public body would otherwise have an ability to appeal the decision of the City of Kitchener to the Local Planning Appeal Tribunal, but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Kitchener prior to approval/refusal of this proposal, the person or public body is not entitled to appeal the decision. ADDITIONAL INFORMATION is available by contacting the staff person noted below, viewing the staff report contained in the agenda (available approximately 10 days before the meeting - https://calendar.kitchener.ca/council - click on the date in the calendar, scroll down & select meeting), or in person at the Planning Division, 61" Floor, City Hall, 200 King Street West, Kitchener between 8:30 a.m. - 5:00 p.m. (Monday to Friday). 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U `� Cm �a N 'mss, ` N a) QOM '6 N O' C U t 0 'C C N a O.. a) N Q r a "Q N cu 'C m� oa �.mia O•o o s N OC N N d C $ �¢ a)m c E¢ m o o w E �� i 3� LO '. ;C o s m o- ca w O m o o a a) N o E fD 'IT= L Oar Y a "O a O"� m° Lo = N N G m L = C O •O Q) w w a) }" N 3 U 0- "O '> i m •p o f N. E N .Cn •C c o 'a Z .. a) Q) _ 0 0O )7 IL- LO-. 'a O 'r!) E a) "0' 0 a) Oa, - t� N N �m o o m v co c c c LL c `a m.S�m o co coi cs�mm ° v m a° o o 0 c >,.=cq�0 X a) 0:. a) O N >. m O m.o � a Cl) 6) V O O tq 'C Q p c E" cm aci OY .� o ciao 7 fl• ,O as w c E N cs o Qm N 1 E V rn oc m O c:, O oN o o -E. �QT> m E m .- N o a`)¢ m N c CO •� Qt1UUNL1 Y cC caa-oi ri:�U t- 30 E E m umi 3 v a 'v DSD -18-079 - Appendix D 2-59 10 z cfn d = m a 3 0 to U a E c 3c -m m ow �o a; '6 'S 3 �, �, ='m` O E ro C N a ` N_ ycs O O C E ohm C 'O y C tu�N@ o� r mp > cc Qc a Ea) <. w r d' ac ES aOD Ea) m= 3U awroca mrop V OU n_> >. N N fl . 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NO c .= U N U= N !n V' W '-- N @ .D C .a Co.- @� tm • Q 8) O= > d y 0 t = m o -0 "- o m Y N y d C c m O a) m -ca CO N Yv oo.r 2 _ in= �� U m o 0 ots W .@c R f0 � T U roro�E�'�imom=v�s°aaEi 0 O Y O 4) C =s c m d o 0 U aN �O y ro yy C> N m os �r-o o m to O O) m a) a) t6 m N ayQ Y@ E� >° `T r- I- 0� Nn LL C-) C2 04 E aiEL=�amN f w 7 a)>°:0°°7Gm � E:EQ C 3 E O U E a' C a N a r C O y U Q I Q) m _> 0 0 e o o w a) .� > N M 4'O, Oi QU> �S 0NO O Q= \�co CI) E v J O E m 0.. @ Y •C N N s Q E m U 3 m m d 0 C) co r N U U O O DSD -18-079 - Appendix D m). a 2-60 Z6 N ® Z a, Y a m a 2 oIZ � E C vm y v •� iE c, E °' U 'U E 5 U) M a)Ea)o0 L C - C I Q LL G U N a) c a) pa c C .N -y •-7o> 0,er RS O U -6.0 0 E C 1 m E G v U N O a N 'UO c N Q? O H c - C 0p 3 cr) •� O ~ L y J c O m (0L� Q 4 0 0 a y m mN > m c E:c �� E am °o �r L °_� c 3 T� \ N O R �, o a) Ctj n L e c Q m on 3 a 0 ID m= Z N N w LL U m U pp N N u> v v �`L o r2 �°- � v w 2 � v � w m a) � to � O C U N p C O U p N p ti v c vaUi Yv m o of v N a u m o '0 3 o LL+O+ ami m R j o IL- a m Q ty O aLO+ N O G O n -o c u co � N W ;9 w p m w`o v �. Q a -Z o L c c c o c 3 a O a m m roQ s m .c = 3 w vm aa'i ,uJ N z N_ 10 u I'D v LaY m C9 v y p tat:i °c 2> o oQ cN ' um c Gc m L m omy w NN�a O R •�C Cm �«Yo La. 0 •� p yO aamLL u 'w CL o' ,� x EA _c «2 E e Cy N E a m 0 N n 'O d •� v N C c CL O O N v C Q) u N N a O N C a 0 E a L c °i— o' c E u o o c 3 Q a Z > c tio w -6p 3 cc c g m o w Q Y o m N a N iN a y F 'Q L = °• v m ar E w W 'C a .+L+ i a a) N W N L u° C N E Y' m i- O a O C ° O°c `w - - o W O ° y " p N O' I Y v f� N ti U _ C (u E "E 4r M v 'a a C U C L L a v O N n vaO�� d m O c GC�a1NU Q 6. U Y Z Z6 N .L. U aE > E C vm m a iE c, E U) a)Ea)o0 L C - ` .O-. 7m U a) 7 } Y C• CL 0= O -y •-7o> 0,er U -6.0 0 0 1 m g� N c N T.( - C 0p U N C I Y O G } cr) (D mU mU m 0) m (0L� mN > m c E:c 2 `[r mWJf-tn 0 � �r L O o c T� \ N O R U N DSD -18-079 - Appendix D 2-61 DSD -18-079 - Appendix D u O "O v w ,_ h a _ E w w e 'c. c °2 w E s. ai c o N-� m c o •ts- W e w s 'C '^ a v E _ v u~ o c .� v° m c m :a w ^ L = v B o w y c E° ° o `w o 14 S N m Q E ° c o F- 'c w o w v o° ,= o a s > so v ^ E O YY mv on G N C. 0 YtNo w p p> v o ° yC o E w 0 o Y m u m E= a o m o w v °p c E o 0 Y X a Cc E 13 o c a -M-' + «° u y u° ° ¢ OC g' v o r, m -o FL- o m bo i t °> c s ° a ,; w a uv-. m v I�il t o a m E a 9 0. a s o o, Y s .`° a ° v c N v o '� LL Y w '� 'C .Nw. in w v_ m $ m o. .�vc °_ v c CS m 4z3-ach yE lu cEm Y awsv wE Y .wc v', c3a .'c.• v aY . v E vi w on c� o E o °� v°- v m oa ° `o c Z' $ Y> E m w m � o v c Z v c r m w o E ,s10,, o w a o m n o w `w 3 Y > c$° u ° c vn°uY e m o o v5iEmcco v '-m Yvn.+" y$ m o o s ° c m'o E E E w v zc v w ov Y su sv .° u Vl O 'iIN ?, a c v vv o m E. :2 w a @ C C :c w t 1O F-. 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E oU 'U s = m u .oC c .�. E m °u o oq a o.. o �.. o'c. o Y 'Sa N E m ,ua, E=Y c v-vom nm m� E am oZwz� s.a E w w Y "- p'o - a w C 'S C 'Y^ O m o cr 0U V m 4i — VO-. ba 0 E e e c 0 0 E N a tT. c n ai o a o >° a Q a m �a m > o arsrL my �S V H Es C ooo.. u DSD -18-079 - Appendix D 2-63 ® e� M � m O L m p a ti o U Y m m a m cc 1 w '� yIlu "- G u N C C N W m :t2 • J .�•� f a y v w_c y E o �n E u v. v 'E" N O ~ LL _ a c v 0 0_ E O m •aL+ C U w Y O a c a N Q U Q O✓ o o wP"o �A yZ a I moo. m. a E c u 0 N aU-.+ N N Q a a m Y N 0 O +T•` 'No 'O a v c \ z a � •y m'u s u'y •� • c m " a s c u v ,n c v m E Oj op o '`' E a oo"aw w ;� oo a m E�yov v o� w := m a •,s-, c SEI ��cm 'v w o c s m a v F m Q c 0"N m Y o y� E y 0 c v u N m v 3 w N Lq w a c" aYm°3 E u v TOC Oai w'S wuNcrva>, m t c O w1 u G- z U N 0 vai y 0 fl. a+ t m aD a> Q m N Y N N O ~ u o E tL tY 0 oo v m m E v O m O U .ti > o v a .aC o m a=+ U Y w < > QLu O 3 Y c a N V •d e W u C v O w C ma.Ni O O t? E z O .p '� c C .mc d tE O m c m •'^ '-^..a_+� ..y+ c c m OU aa+v b vai c W LC O Y C u C O 0 c j m In > a U� C U C a Q "O m .E o.5 •E a 'n W a 10 a o w ''/� m E O Q �-1 W m m u t u 0 `o ` Y �'' ay. O m a E a 3 t=- u E v N o v v Y :v ;; g ono � a Q° a 1p-- o Z m o: aoZ c w¢ ' m mQ m E m y to w" 3.mc o m a co c m N d O>> C VI O m O= C C W ? C Z m v d, N C U t a 'O O O m m L O `-' E O v a o E �T. O o�Op 3 N E �. u z w y o 0 vi w c o Oc' c o: a o w v Q.2- _v 'E c m �' Gc E u .e 'a c w m c7 c -a c. >, u V' c Q s p Q a+ a O a N> E. a E v z o N O O -O a 'O K (7.-C'1z .� QavYz m �`.° a¢ o �� m`aw $ F $va rG m aa�� W 3 DSD -18-079 - Appendix D 2-63 m a m c otE n�W N U;�- _ p ,�s U N r m you CL Q moi U 0 � O N� Q DSD -18-079 - Appendix D 2-64 U ^ N O V m m c Om t U mm c m E m XZ ` 00d pEL tD N W E C c j= 3 -ry °• L cm t O_tiW DSD -18-079 - Appendix D 2-64 m O m O c m E c m Z N � = N s N 11 V N m V LL d N m N o2f O h O � 066 O h p O c G O Q ¢ U c :Y O m u c a a C N G m U c m Q u c n m = o C u N .� N O O C c O m -0 m m m V m Y C O = E Y U E m W f o2i s u t y V (aj O Vl to = ,FU, m LO "O = •0 O Nd. an d m m c0 N to m h O @ N >, CO m x v O U C7 N v v 75 W '. ➢ S _ `"� m o V a c C 3 m o00 C G E .-� O)_ C 1 O> m LO Qt t V m N V) .0 N N C_ d, "m0 V N 3 m ry h v Y m m on m tL u17 N N 'a E h •C m y LL ¢��L (D'Ecom m 3 �s c u N m cm M m m a cti �o s n ¢ m c ¢ Y (a3 c v o u ami w °' u ,�, _ ° v o ma fn(/1Ydiim - u`.�nhufn CAd (D> a :w In In DSD -18-079 - Appendix D 2-64 2-65 i z a DSD -18-079 - Appendix D .c c w >' o w a o w c c w p.n o Q n u c c a O w ono c � cm,'c..''_iY w w o •- 'o a w m t w a o m ow- as C •� Q. .�C C m` C O C w.,L, as-� O O C O' N m °° s.a a o v o C o N v w a 3 E c a N M u c o G c •Q m� i° C 0 N; E ww m t u N O. 1+ C w y O m ' Q a .o. c o,L° v a o o- a s c w O a v CL -0 o= O ° E v 1y0 U m N U . v w t E -0 O ,t- .0 G ++ N a N C Y w w °' -g Q ¢ .c 3 c� m o O = �L'E Iv m bn Y -O O c¢ w w O w o -.to L N v Y Y .0 G j y o cin c N w v T m v c E v or - = v ° c a c a 1O v w w w 3 u w E a ° m 3 m o v E a o a y o f t :' m a . `w a n `w m o t ` Y m o -5- w v m o v .wc` a E w = 3 Q c m o m E v oq w v.c -- w c -_ 3 m E w m� > o w@ E noo w •c a m a E n`n w w 3 m s H o o Y 7 .N o, o 3' a v 3 a > c a o u w 4T c1d V)o c0 _ C W Q a'C-+ N N C a v N C E .°a N M m �. m �° q 3 .s.. ti v° v 0 ;'.s y c • O. O o u w ;s M w °' m w c° m w -6 o 0• E m w j c w y' v •_ u T y 0 -a E U� j -c': -0 o � .3 O w N N N a+ S O N O ft Y a N ^ = ID E° rn _ u c v 3 0 N = 0 :° u 3 m ¢ m a c cr u N Y o c C: to a� ,wnF v o w o N 0 Y w ¢ m �a w u °. 2- c o w ow C o CL HNo b9O.O La w o mY= W. E N Oa o m o V o C a =2 O. _+ w w a E tlwp0 - w w C - —_ o 'v J4c v u E ° a u a •- a° m a..� y. o v = ° 0 3 a o c a n e c c o E� aw a c `o - s u o C _ d C N >' ¢ E w� u (0 c to on o a o o O E v a C a m$ E ° w Ev v n> c m d C v o a v v v= m w o n> o. C O C .G a a o m c s a vwi. �. c v N `� N c a u �^ t i v N c E Nyam. E ?j N C m 3 v o O O ¢ a a 3 fo W n O t a w rr La Cr. r 5 w � n 0 $ m w LL c c z z a En' O o E L V O U �s :9 w E z N iI = ni z W a C m 0;; N e- N oD w b � I" a- ¢ e m (D w rn ¢ iL mr N N o V d0 E } ca o U N¢u o` L O V N E 2 �COy�` C w w 'O'... O N a O ^` �n w a M cv c c. ) to .wc N.0=min °• V N m m N awi 0 E _ 0 n..¢ -UdwW 2-65 ro N m U > N Q w C.. — L C Ltli O Op N .2 (0 N LL= 'O p E C C Y m =Q) N N m N � •-a C w E j >` m W NCO N C W (0 -c m !0 O N N o� — L -C C7 N O �-- m O C U 0) co 'V N .Y E LL 2.s G' E E Equi o p o C O O O COLT) m 3 rn vl� m "L" a m C c o N c o v c 3a y N U 3 N U (O m 0) N N C O C S! N N C > V N N 2 X y C- Z A p C N O O O lO T0. O 'C7 a N @ C ?„� N T) 03 N 'N O m .0 L N V 'N N N N E i cn a of c E N O Q N (n w d U Q N C O Q O N N= Y N T) O > N U O� N O L U ._ S N E N .> N o, o C0 L) N T N(D > O U C m Q• CO N O 0) iU Q U C A N C N' f0 N O O N W L U a N 0) -a 0-0 ti c aaLLicmomm ° o o >U icmco`mwm ooai Q)0) >` a o c N�mmN•No ccm2a o N CNC 0 c �� a N>Em�oO Nm ma�i�N��oUQa �c ca 0m C m N 3 > N- w m u o N N o m m V E Mo a m c .N a O"�L a` c o ni c �,n v .- E N =o 'a O Mn o W (`o 3 N 'O N U@ V y � O� O' O O E a� N 2 (D C N L L C C t. N O N2r~L O -o C i7 O O = N iN., �03�a T)b 20 .N, .N+ 0)2 >3oornE m N - L C `o (wNEma "N a) o5�-0 N c N N i Ln s cli N N eco {-m� : c -'c oo acN t6 o oNcaoo NmaEia�"i�MC m V 00E N LL c0 N0Nmv NO O N !� N N 'C n:3 noco)v >?(n .L.. T)NN O N (0 E N 'S �o0o 0)t '7 a a) r- T) C m LL � O y p a N O> (Nn mocNm L'�Q@mo NN O` d r (n m o 1- c E U 4) N o L .5 N ai C p U N � `2 - E f0 O L 'C N L c:2 V L Q) o ? co " N (0, N N d' a G 0y Cn .O N O N - H �' C) ,.. O M—a 5 N N N N N („) N N 16 � C N O C a N O- Y O r 'C 2 O V.L.. C m C (0 m 0 0 CO @ L 'y. N. N O) W O C 32 'C (D O N .-• m C N N N Q -' N C N m E s E m'= Z O N O _ C, ti c m m �sv ° N'E N N me E V > C E E 3 ac 3 °) 0:2 am0 O a o a is m tea) a) o.,0 ti .0E�oca�oac)vo m Wia) V c w` c v _Z CUIvo>aNimo�cac)c a>c�n-0"L--N�aov.fl•a.I N O c N n) NEN •g N E a -o N = c aN C o o 0 o N -'S E Eo�L oZ ME �i c am NTr Eo ; o N 3 V N O> 2 =m' oNa)'7E 6 U 0 N 3 N 0 N 0 0 Looy�5'a N C N m N N �m'aar—w acN- E LL mo y p N d- N E c m�.-fn = N fl. -6,2 0 'NO C C "- E E N o_ 3 N VN) N 9 c 0 E .. m C N o 'O 'm p_ C t o'0 C °o�0 C .a E N N N 7 .O N N 4)-No��ec— cu .a �.0 C N N �. C "' C �' O O 0.N N m 20 Ems°N3oc:Em - N N Q 11VN1 O >' c0 N V' •^ 3 Q. D v m D. Y O` O '� d E w= N N U Q .0 L 4- E Q Q I^ LL V [n �t (m6 7 p p CO 'C Ci m O O O N U T) aro Via¢ a a V CO X' N N O O N COL N o m w N¢ CL .. aU V c aY N LL US r N {7 4 16 (d h CO OS C) r cli C P u N d' 43 o N N E Op Q � •-a .-a N N O < O p > o m O i O (U - i Ln i M N N C m O U O t C) jll O '� V 9 ; o p O N p N N •NC N i N s p- - N N Q 11VN1 a C �t i cN t u 43 > • a Y I d a p O> O _rIomo• U O ' O (U oNN +T,N ai3 a NOC { m 3 - m 3 c C N 2 COL3:U C O N C r N _'O N > !6 3 Co L p,.�_„ V o N (0 ZI C N > v O �- (U0 O N N m N 1 w ( i w O p@ z c N o a C.D d n• T) �- TI CT N N m VI T) d' FS Ln> N N rlj -s4 N12 Z O C ili Qx�l a� 0 L N C 04 o p CA O O AJ Y E �cN ~rn e i a` m � o c €� °� ) m Em p � oE ac� m n N p p N N c is cN N f W Q X iYo t- Z_ w E -o ~ i c z w O u i U S� � m N aM O m V m N To CO i C T.� C7 i Oi ,N C = •p- C i C >: (7 t 2�Y d' N F 0 0 =_U) N M COQC L U N O N C v =.� Q'J.+ C CO 'C •X O. Nin )n O) N .�i A '' 1 } �'C6 3 [n OC O i N N v K i! _- 1 N G u W C'l m V TS [h O.' O i C N R' ' N r1 >. 'Cu _ d d N N p. t v m a ^ I °� ?„ 'C3 .3 ¢ S' �' O > _ E Cmp� m v_) 'O stn co N o t U u.vit-uU)n= o ia ;U.�'�°-ciV) = T(Eo ¢ to DSD-18-079 - Appendix D 2-66 U `m C N O D O ..'C. m ap I C 6N ra3. C C � O 'a m C 0 z N O 3 N mca E °' p me 3 > I m c c v O G m c° s E@mcO ao c E c u> o= E m o CS) a8 m W a o coi m N N W m N- rn E c C V n 0 E 0 'N C N CO a i O U 3 )a a) U m O N I Q (4 C C C O U X C 4 I co O V) a) O a .E R 'Q ,O) I I ro>N C_a N W O JU 'C N N i c .O a) 'C O. N v c 5 oa i °� a) c a� >> zP Y c Q m a m l E L a Q o m a) m o Z m a o 'cs m I o m -' N n. m e W p C' o m Zro t;� �d c -a cLa' ) E m� ac C Z N a Cl) m �, fn N h c m C o m N V) I E o N•Sv c ?5 I �O.ao O m C oiU .o. c o Co >. o N m 'm a) m m N a N @ ° mU �[ ur m C v y waN c c mO .a'. a > Q) N `m Qm CL CL N Lw N m aai m W v- >_ m m c N U F, a o m a? - m a m Ic o o a 'rn c o C7 m m a m E 3 c .m a) C a) Il C O �S a) U N p A G O O C m N W L (a „m•, O I N (n C O) a) v m m a) y ti r E C d. I } n N N N O O Q cG _ p w a %J tL) C Y Q M W i ` N rn c a) m Y E m 'c m m o ca 0 a o rn c R) O O 'N C L O G O) > a a N O Q to coC V) N C D O 'i m Y m C O L C O I m a) d O m N 0 n- c m Y a L y W a N C ,� N V% U w �' O C .L. N N 3 m m m m� m a E = rn m o' 'S p a °c m m m`o m a >� a)0 Xc a)C5 Qo I E o m o� m z ca N 4S m i=Hoi=w` i�� Ana a � �v� � vo�i to W c.n o•� $ Eaa 2�N,o0o aro= c�a 0 m m.3mo 0- 0 C) � m � E E c m N N a > lz a° c a o a"i o -o L ti m o. m C W �, W d cz a; E S o m m LL u, o Z A m 0 Q i° LLL. V in W a C Q N w > . .. V C 7 U O W LL p LL o m a N C j ca O a) _C C G C a O m O 'S C � C m O a) O N N O. a) L Q w N a o E � O b i N 3 (00 a) .Co`�3w 3 E rn rn v C c m O Z — .Comu,m o•-Eo3 O a) c`O w a�' ccoc O 0) . oL'i c ca E m m o c w a)0)n° a)oMa00 `m 2.s E o E U '� a) rnoin- a IV DSD -18-079 - Appendix D 2-67 8 T) a) .6 C N C 0) 6 N 'O n5 0 C .ac �j .0 O � N W C , L L .0 a) ,cul, N N O :S C c m .o C N C ro N ro' 'a 'a N C n—@. °ov c y ov Eo^oUaiE o -o N -o 0 aci0 E15 -0 cuma C O C o U N O> Co N o E E c N ..a. Y L N C V! E I c U N rnm E 7 y oN o c +. ">-@o om 7 a CL a= �N vmo@ No. N a a s a)>> c o W E o$ m N C @ o N o v a Y (OD Cn 3 O C ao E O Q U O -� 0' in N O T.+ o 9 c N o :a w Z m U N 46 O aci L v £ N F- N@ 200.9 L N .c O O N c p 0 .a O .NO 0= 0 N Q@ N X O 0 LL O N N N V a U i I G N z >z .¢ o N N V E N `�, R U E aw c > O c o O 4 3 o c 0 0 0 @ a R N N a .) •o o O a E F 'O d 0 aj N N@ E a co 'a m O O a) a) Q :� C` N W i p U Ny U Q w O C ._�` L W >; o m W C N N N y +L' a E E a 'O wL CA LN y= (� E N N O Ui a N. Q a N C S m •C ur N o c 3 a N v N 01 cm o'v m N >+ E c @ o d) a O" ao E iq N N N CL a C.N. _ T j2 N CL N c N 'E c m N G N @ N @ ♦- c N O m m c o N N@ 5 E_ L w .D N L c ca d N o N m i E @ N. 'O N � N � C 0).0 rL. C@ C@ o @ N fcn o @ 7 .U. .O O '0 C °m L 0)" N V> a) U 0- .G O "' >� a 7 C N N C N 0) U C vi C N .0 E 'w= 'o O@ N ... N m "S' .N.. w> C N N 'C > a) a Co —0O N . E a E !� ,O c N C .0 I> w a a s o a E w: a C o -N0 a o N N J m w o C •_ a) @ oa C a 0 @ C N N C E 3 v L u '� (Da'a y L N ..L., a G i N a5 N N �' J'm u! >..L a N p _ .O O G L V N U w •a w o a O. > N O a) x ` N N 'a @ 'O N N U N N N '0 .L-. ..-. N— .s-� N '� V c E@ a@ @ E N a• U F c o N N C (a J .N Q.n. i :° O Q <1' a c N J O@ .N O N m 3 8) o C ..O„ a E N N o 76 N a) N .m N @ n c z @ o 9 C- O QtY G i p 6 E c R N t0 ~ Na Q "a O. " .G .0 O- U 0 �N Y a C >. N �> N N C C U a w -6 m N Z, •� IL G i N. c O` E 0• N N •0 Il 9 N m N E Yr L' -p ro U N a D) C N E O N E r Q! W o N C .O C C co O@ a= I w i C N 0) !f V' C E N O @ N O O C N C O C@ N1 p (a E C N '00 O N @ U E' E Z a N � � o «3 � @ a) m e- ? � L I � N� O) C C a @ N C CO O �. V U @ N N C N O C` 0' N N Q.> N "' C@ N N N N U > U Y d >> m ci U N C N (Up N ; o i.L .p a'Qi .Q y (r`�) LL E N a) @ O U- N rn C c C +L.. c o N n o a O (N �•`�5 z@ c o. to m .@ o w a W v (L o N (� i = i a) 3 @ c: 3 m ° aai E V N a 3 a a m ro c N a) o I N L o ac) E aci w a) m m v c ! N m .. p a) c a N ayi E m c o. S Q � fl. � L i--• � o`. I- o aci aci w U v (Li Y a m E I w w y is m as E c U f Y Y E m m a o p m ti m N N m C E @ ao = G m O C N =c�(D a) �0.= S@ W m ya O yO N m U >+lo °aNi'cm.o E" @ N o 3m0) $ E 3 a) m=2mm a Mn U�iL as j ° m °c_ ai a cciQ v cO 'ro "> N o rnm v m N L C N a lU .mc N U o r N N E N U N o o N Q Q (D i U O i c aa) N ��_y c w? >, o �• w N= ii V c a) rn c N W "L'• a V L �, (A ¢ 2 m I- F 1- N V3 N F. a U co Ln U m c o m L @ q o a) � N m o @ E ¢ N U N .. 3 m= 'v 0'n o p c .0 o o c o W N aci ac) ,y v E m v° �° m @c w w r c E o o o o u' iw a o o y c N N o:> O F o u. u m' w m ..- . N° Q o° D C >: a) c m. ..L.. a) T) a) .6 C N C 0) 6 N 'O n5 0 C .ac �j .0 O � N W C , L L .0 a) ,cul, N N O :S C c m .o C N C ro N ro' 'a 'a N C n—@. °ov c �L �� ov Eo^oUaiE r-0-0 aci0 E15 -0 cuma C O C o U N O> Co N o E E c N ..a. Y L N C V! _ N w U O E4- a.a y V1 a '7 C rnmw•o ip =m.O rnm E 7 >•. 0) a +. ">-@o om 7 a CL a= �N vmo@ No. N a E 9 in `a c O C N@ E Q c o o o m N@ C m N C @@ @ V r- d Y (OD Cn 3 O C ao E O Q U O -� 0' O C .,L.. E O C O T.+ o 9 c N N O (D @ 'c N U V) N c s- W' •a 46 O N u) w 200.9 L N .c O O N c p 0 .a O .NO 0= 0 N Q@ N X O Y o0 O N N N V a ca ,r0, (!) @ U U) = N.N. (a Z U L N� a• c 'a a) @ 'O 0• N V N V E N `�, R U E N U d a O O 4 3 o c 0 0 0 @ a R N N a .) •o o O a E F 'O d 0 aj N N@ E a co (a a N C E t N o O O a) a) Q :� C` N C C U NCO N Q N Q Ep N O O N@ U w O C ._�` L W N c V) D1 E@ V N .0 N N N y +L' a E E a 'O wL CA LN y= (� E N N O Ui a N. Q a N C S C @ •C ur N o c 3 a a) C o E c c o o C, 42 o N E c o N N r C rn� G rn m N >+ E c @ o d) E iq N N N CL a C.N. _ T j2 N CL N c N 'E c m N G N @ N @ ♦- c N O rn �_ w @ N - 3 E_ L w .D N L c ca d N r N. '0 a) C. a)� @ N. 'O N � N � C 0).0 rL. C@ C@ o @ N fcn o @ 7 .U. .O O '0 C m r5-. 0 N N N E N .O L 0)" N V> a) U 0- .G O "' a E O 2 C .N-� L C G E a N w N _ C C .N @ o m 'O E 0) U C vi o N E c U 'o O@ N ... N m "S' .N.. w> C N N 'C > a) a Co —0O N . E a E !� ,O E d N N /Nn � E N C .0 a� C- E c(m m U o E ¢¢ N •a 1a a o ma C o -N0 a °' C U C c. a cti C •_ a) @ oa C a 0 @ C N N C E 3 v am Z O N 2 Ej O U (Da'a y L N ..L., Q)Noci O N (a = "a >+� 'a o N m C-.00 Q. @ u! >..L a N p _ .O O G L V N .a)..- N N C N O. > N O a) x ` N N 'a @ 'O N N U N N N '0 .L-. ..-. N— .s-� N '� V c E@ a@ @ E N a• U F a 0 n. U) N aS @ N '0 0) `o tp @ U N N N C (a J .N .O G@ C M G Q •a a) N G G U <i) G� E, WIE= N J O@ .N O N E� O) @ c o C ..O„ a E N N o 76 N a) N .m N - N >p E .y-. N a 4 N= +..�2 N .0 N N N O r� _O E Q`) 'N N °_-. y u) .O C U o) Q "a O. " .G .0 W .2 N N= Y a C >. N �> N N C C U (n 'O @ 0) E m f- m a)@ o o N .N O U wN- G @ N c �7 O y m N N N a.2 N n ..L.. '� '� E O N O. O N a N N C N o U C "0 @ N >. Q N N t0 j m •0 Il 9 N m N 'o 0 C 'NO "O c N 'NO V N -p ro U N a G (a N m N "a O' „LN„ £ C U O M C U C N "�' Q C E.L., C N) @ N O O O c N iv fl..,N`. N1 p (a E C N '00 O N @ U E' E Z a N O O` m N C q`) a Oi @ Y o) N@ Ui O 'N N C a E N C N V@@ C c N D@ O O � N� O) C C a @ �..fl _� d CO O �. rLN-. U a N O 2 W N .LJ E N O C` 0' N N C ,� �a E> U "' C@ N N N N N u) N@ ca L u - 0cc a)NE `°m w No0oO N> c�aimNo°'"Qo'Og?.aaci�`6rnNE' C o Y- fa U= @ O U- N E:E5w L C C 0 p a O (N �•`�5 z@ 0 7 m `N cam N N? ro N @ a)'D w E o 5 3 o F 4 ate @ 3 w O> S N o Q E U o� U�@. @ L Sc L 0 V N a 3 a a m ro O t Q .L., X Q t I N (M. V 0 CO O a N 0 t O =. S Q � fl. � L i--• � o`. I- o DSD -18-079 - Appendix D 2-68 I a N O a) N C a) N ry o oE w@ O.•o>, YOUQ aa) 0) o) O CEOW N C)ULa . c C 20 SH 0) r o) cr oo a No o U o 2Ea Q y Ng EN s ai E o N U=m om C m -O m N NO$ o a o M c cy D. oNdo •cN N ° 1EximaT NE o a@w@S a) d> o a a m@ @o @ N:m Y vmc oor- E 0 a a co a)0>@ o oQ m °@ O pm`a�) 0 vE aa) E o@ > Qc E Q 0 CyO N _a sLNteN Q C. mg C U=; O v N oa ) Qc@ 'o ocNo0 cscaa r a)� Lo0 0 K 1 o E Uo a ca sa w EEwv°> m '� N Cca `0 •o W CmOwyat) o c o o Qoi ` a ° o o E m T (n m a w E a a v E- m N c @ O U C c V @ .L E ro 0 cp N N U c .0 N C O .O > E E .L+ N 2 d a :.a C c 3 O N '0o E E O O` fn @ y 'N .n @ @ @ =C E n. O o w ti c Eo 3 E o c- ac) a N 'E m •3 0 0 0 0 S rn ''- a) �_ o @ 2 m 2 m °N @ °�� aE c m v N c N @ c a) a aa)) o a% a s 'y U 'c Q is c y N o- a o T m Q .a �. E o c x o O to o p) c c E o@ c C T c E c c c o m a) O c c 3 E c rr°i 65 (D@ c JT E m y E c ac m o n aE E C m v N ° 'E � � °o E T o N c ..L.. O c@ 72 O c @ 0 N E O O N c O ._ 3: a) U O o a°i > E c 3 E m m .rn = c N o m ;o) E o w -o w @ c �o m :C Y ° J G a) C° E ° 7 Q O C ~- w r N o O N C m 6 3 C 0 cu.N 'S U O O o o o E° o .,= G O "@O a O O N a) > O N N C 2 O c N N. C p .> w0- N 'O O a) '> h Q N O) C V O) N .0 y Y N U ._. (a N r- ,6 U N a) w C C O Q) (� O) C a) 4) = C m N N @ O T d o N a'Y rn c r w o 'b3 c w N s rk O c c w o m Q N o c J m @ E r o O c a) C @ 'm cA a) asi -a " -o .�' °' .c m cri m d >>0 m o m E m c Cc,° o c@ .o m° a mQ o m m c m o c 3 ,E N > Q N T .a o o is c :2 '=:3: 00 � 7 O. v�.O �w@CNN OO -CN 2-o MNS,@@@ ��. 6 (A C U O m O) ° c y ° N m m N .0 o 0@ N E 2 C N c a) N >' .0 N a) (0 "O m N m m E m a) c E n o a`ai c m o- .o E o 0. :o o m o. o CA E E N O o v o N "c m N c°.) v ao y Q c o@? a Q c C w N N '@O C .O W c o a N m o .0 > L a c - O` c p 2 a) c p K @ N E Q m @ a @ Y n. 0) F O I- @ (A F- w F- U a @ 0 CD 2-69 DSD -18-079 - Appendix D 3: U CO N a N L N UJ m .,N, c L@.. c N F- G N N 3 o «� T o r O a c 0 7 .c " 0) a).c ..t@.. a c w E c m .N @ °i V _• U� o� n o ° 0 5 �Lmia o oN E@ o ti 65 9 J 3 me ff@ n o�2c�waa o� wac m3 ca coam o m a c c v� o a2 �-aoiv U m �Noo U E aci o s c@i o aci o v m m i 'a co 0 m -4 a 3Y aa))O "a0 C a�Eiw c rnE c N d.° "O u��z c a) @ ° 0) a ° r o m °¢rnCj c o w N On ca@ O 4 CU OCA p O N O vi aQo(gaU > M= NY c a) c a)OU7 p Q N > N O N Q' a y E -- N C .C) N m 0s C O@ m C @ c o rn cQc a o a-ai o o g, 4 moc N °� m 0 c a ami > c E Y m o ar N w v> c o o o w m m a y g c� m E�a E � c@ a) cu m 3 o Awe o=(o `m )x as 0m m ° m_ N.O. a o@ 'o E c c N@ ro E `m C'LC aNi a c a •aOEo N O) C N N Q 'C N ,@. C O i C7 �'E@ C N o. EY Ect N O E Z O N M `Q N ° N v Q E C$ U) J Q-0 �° a) E L C w d) V @ d w9 N E .O. m .L Y C C C N C i.i @ N O •(Q @ r O C O @ o ''aa o a) o ro m c E_ c w �a o o c N E o m n c 4�N- U rn E= U ;p d o @ o m w m a N@ o @ E o aN ,N O 5 1. (A Sz a c 'C Uj c N c U D -a a j@ E a� @> O 2c: a rnU E z N .ti N c E.� c O w c N w rn@ E ° c a 01 c° o cA F� tea)= m rn mea U o 'a cu '- i? o o o c am v c N 'o C Q N c a E N N `a°' @ c O U .v w U _O U y E c .N £ a? L .Q w L ait. OC O. CU as N 70 C N p °. G°7 N N Y> .0 N a N l d`,@ J O a -O Q+. m L N w 0@ w@ Q O U N= O 0 .6 c C ° U N¢ Y a) w C 9 N m h @ w N .� C co (0 0°° l w (A' N m N� N C c 2 c a) w Q a) 9-. @'N " c)'°-- m c �? U) � °c j - m � •V w a) o ° ca o opo N 6 V' � o a a) a) U ° o o��i U 4) r- � tr, E N °-> maw m��a m� `m0 m E a p a) mw Q'I 4z �oc°i vi c o >_ 2, E2 a) N a a .@ C w 2 .Qvo>c N m N C ° 0 t O Y w w N � V� ..�0.. ) O mo ca U 0 �o" z mm Uo>co?>ha m_No o w � � wNCc mmaie wca) O m cNOZ m N c'S@>+ a 0 U @ac(w a) U-_ = Oo ° E0 g c >H•O 032 > s3L 40 L 0c CLoa) mccw�E c°c 'a Q. @UooC o° � 2-O OkY o Q@w> oN0 <>•�0w o� m w m mO_ • • s • e • • e .- C N O a) N C a) N ry o oE w@ O.•o>, YOUQ aa) 0) o) O CEOW N C)ULa . c C 20 SH 0) r o) cr oo a No o U o 2Ea Q y Ng EN s ai E o N U=m om C m -O m N NO$ o a o M c cy D. oNdo •cN N ° 1EximaT NE o a@w@S a) d> o a a m@ @o @ N:m Y vmc oor- E 0 a a co a)0>@ o oQ m °@ O pm`a�) 0 vE aa) E o@ > Qc E Q 0 CyO N _a sLNteN Q C. mg C U=; O v N oa ) Qc@ 'o ocNo0 cscaa r a)� Lo0 0 K 1 o E Uo a ca sa w EEwv°> m '� N Cca `0 •o W CmOwyat) o c o o Qoi ` a ° o o E m T (n m a w E a a v E- m N c @ O U C c V @ .L E ro 0 cp N N U c .0 N C O .O > E E .L+ N 2 d a :.a C c 3 O N '0o E E O O` fn @ y 'N .n @ @ @ =C E n. O o w ti c Eo 3 E o c- ac) a N 'E m •3 0 0 0 0 S rn ''- a) �_ o @ 2 m 2 m °N @ °�� aE c m v N c N @ c a) a aa)) o a% a s 'y U 'c Q is c y N o- a o T m Q .a �. E o c x o O to o p) c c E o@ c C T c E c c c o m a) O c c 3 E c rr°i 65 (D@ c JT E m y E c ac m o n aE E C m v N ° 'E � � °o E T o N c ..L.. O c@ 72 O c @ 0 N E O O N c O ._ 3: a) U O o a°i > E c 3 E m m .rn = c N o m ;o) E o w -o w @ c �o m :C Y ° J G a) C° E ° 7 Q O C ~- w r N o O N C m 6 3 C 0 cu.N 'S U O O o o o E° o .,= G O "@O a O O N a) > O N N C 2 O c N N. C p .> w0- N 'O O a) '> h Q N O) C V O) N .0 y Y N U ._. 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N O.Qj ° to c '- t0 E @` T y {'- @ U@ v m O. aacO c m U U O N N= N Q C E my ro ° O 'oa @ C a) E N O No @a °y C) oU wSNNC E p N O E z NQ > a , LO° ° .W Z N �, O -'0 co 2 > @ O N O CL U T m5 cuU -0 >0 ti `OA �@ E ;@CUp E JNO @ Qt I- U 2o�::1 Q� J N @ Q DSD -18-079 - Appendix D 2-70 15 N f o ti o a) O Z w ro C N O E =OOL w N O > a) E ro � � O N w p c « N U >� V w N N a CL m ani Q N ro c c ro _m ro g = n j (n U > ro L O .0 c c •O0 ..L. a7 m c N G N :D O E C _ c N N oc O E L 0) O c d a ro U a) o +L-� W w c Ey ,6o_ U LL f6 F O UC7S ro 2i O "- O a CL ~ 3 D ro N OIL: rz N U z L a7 W LO a 'O M >, o ~ O M cu a) a co c O y •L.. a) O UC y C a O ro co u m a Q a 'C N c,.) o ro w O 0 E aa.0 cu cu 'O O Q d o ca a3 ro c N C m o c w ro ro m E o E o o. 2 o a c o c w ro ofz c rn m m N? ro a) p O N a:o c mit —ti c C O) ro U a3 N c c a N 0 3 Zo -c O ro N E NG a V 0 V& •V a) L o U0 U N c Q. ro O ro O a 2 X > o ro a a c a a) = C •0 i7 0 N O N ro C o N 'O 'O a 'O N°ca ro m 0E }o c a m H N d m> c� fn m ? ro Q L °?ma 3 o a-)mn.wa"5 a Lo_ Q 0 -2YcU�nc��fA N C 0 0 M N ro0_ ( E a N C w �wCa� 00 Q O aa) amici ac Li °o C a) N O O m 9 4 y 10C N N is Q�E a b m rn m ro t m •2 N 'O O 3 z Z € a) Cn o a (D c) C N 2 N a t7 E co m. n) a v° ) o c y a) N N ro .I C m L a 4 Y ca V ¢ 2 L% 0 O ivi O O. 3 w c c') E y m o ro w 0) a CO O m ro 9 N E L C C o .N � ro c N N o N a c -) 4 ro v a a � cuN or L a) ro C o c i a aU Q,0)Q3 a) c a a) OO U lL0 C 3 L o aoi a m aoi z@ ro~ oLO N d N N G A d Uc o ro as m caO a N Ln op U N N a c (0'> > Od c N a) E N 'C-:, N E o a d N CU Oro O o CT c N O c o O 0) O O) E cu `O _ ro 7 N dC, m 7 w v w 3 ca v 'S C cid a>) a) z co 2) 0N O D E F- (A O ro a) N a C E U cm w N -Z E ro ro N X(Va) N N O M >' m> a3 :6 L O) •N N S) o C °) a m ro o a) m ca 0 0 U p) ro � CU =3 n a aaroU c _m aa') .0 aai aYi o E a. v c L d rn o 'E c U _ 0 0)a)ro U._ aW •9 0 c a E � 0 3 mmLo E 'a a 3 o U ?, 0)o ro ro ro m a) W a) (p 0 o ,v_ N N N C a) O> c L16 N ro I- oma-° 0Cn 3FL- (o)iL-• m�U .O U •O '.. C N C L N O) C O LL<•o L Cco C U G Z N a) o ro O Mnm s Z N C .N L N N a)CLv° o Dv) a Z ro o U U c a w 2 FO c W cu 0 N N >, '- F (Dro c O" a O.L.. N E • V N a) C . ro cu L ro .Oc a d N C a � ro o .O W a C 8) E N N C O C C C m L a) to y o) t6 L 3 m (2 c . N c> L a. 0 E 2 o ro m CL g° a 0 N N r'�% � N •0 C. N ro C C o M O 7 FL- N a s .40 � N >. Q' � .L.. N @ N > U) m c o (n rL.. +L. CL ro N N • o ma) ois C N (0 mau-)) Y U 0 a O Q 'C y N N j D- E E N LL O a Q O K > a C O N N c m o n- N a ro iC6 `O O N 0) O ro N a) LL N a c > L ami o a a a c v ja ro C N V C �j N ~ v ac 0 E o °-) a) U) (D � aE) o m o a a2i o W E o c o oc1l 75_ 0 ac) m5 o a) aU o c m N V= a 4' mWL.. HY cl(9 N L IL co .Q DSD -18-079 - Appendix D 2-71 N C O N N a y N d_md vzrE ° n h 0 n T 3 Y5 u N o v (tl O A J 00 d O =6 E d OG7 �U�'� . '.0 o o 7 E d v G d N Q, O C C aCi S N C c; ° G kl�0Q m 3od8 cb bz„� boy,° G1 �� C o N U G a yN ca.. 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PL 0.0 N > moaN .G V t%3 n U Q d F o rn d c -o E N 0 c c E N N d y V o" s_ p ro R - c oma• v d-oU o d 0 a c � dotx�w E b ^C b C ro�O �� U $ s. v •O .0 C C d C w G 0 'E E s�mz o� O OH SO U b a > E o Nv U oz o3 C 0[t U 7 rN. � O b Cf O S O Q Y ;a 8 c a G M v N C O. °LL. °y 0 3 y ca o ca cq 0 0 N d O h o b [ U O N z C N O w v C G 0 0 o E c m r- -00 E c cn moo0".� �' Ui1fOc w G cv� roo.y a c cci d ° C C A 0 2 d ry 6 V � 0O N R cJ 0 fa G 16 0 @ E oe0z'� Ed v3000 a U z U •R^�Go'�d ME g! t E O y d ;a0 P0E oam 3 c 76 U c6 ,.O •G .0 .U` r > 3 Ebd� N •C C pt 0 H .N & w 0 0 ad. .N z b c N E E5coN m E N'-oo d 4,.000 O 0 R M o m ° G Gu s v n-0 2 8 od'd°Ee Q G Glp G y C Hoo o DSD -18-079 - Appendix E 2-72 n h 0 n T 3 Y5 u N o v (tl O A J R v o> A d En.. C o m o d C Q C > board o m 0. PL 0.0 N > moaN .G V t%3 n U Q d F o rn d c -o E N 0 c c E N N d y V o" s_ p ro R - c oma• v d-oU o d 0 a c � dotx�w E b ^C b C ro�O �� U $ s. v •O .0 C C d C w G 0 'E E s�mz o� O OH SO U b a > E o Nv U oz o3 C 0[t U 7 rN. � O b Cf O S O Q Y ;a 8 c a G M v N C O. °LL. °y 0 3 y ca o ca cq 0 0 N d O h o b [ U O N z C N O w v C G 0 0 o E c m r- -00 E c cn moo0".� �' Ui1fOc w G cv� roo.y a c cci d ° C C A 0 2 d ry 6 V � 0O N R cJ 0 fa G 16 0 @ E oe0z'� Ed v3000 a U z U •R^�Go'�d ME g! t E O y d ;a0 P0E oam 3 c 76 U c6 ,.O •G .0 .U` r > 3 Ebd� N •C C pt 0 H .N & w 0 0 ad. .N z b c N E E5coN m E N'-oo d 4,.000 O 0 R M o m ° G Gu s v n-0 2 8 od'd°Ee Q G Glp G y C Hoo o DSD -18-079 - Appendix E 2-72 Cl 0 0 7 G�.°a a.o.1 0 ;w a— 91 Yj w fs 8a > E ti .c e K 3 to c c 3 v A a & C C 8 C uy � yRj3 p $ e $ r o AG G •o E N '01 R. oc.»c d� C G y a u b° Ey xs a -S a Z c c E b -E m 93� c o 3° o o 8 E G Bae d caA$ o Gy-. m8�Z°cEg o R A fv' � i 0,9 e c .G aaa w o d 7gEw 3oayE 2EoEb Ea 88 Q8c E� aA� zBow—o�� 9 o c xxx o a aE E O o o) _o.�G d w a$ 3 .� N 2 E c d10 v E o m=r. 3x ° ooLo r -d' a °1« gex"caGOGiao� a 3 0 d lox e� mu^5 ce°�' 078a�a� � w -H! E'j A v a G oEa o�_ 'd a ' S 3 oU a E=E° RGC wacw a'a U ffio'ScC�� 79 °'ocj c3 y s. vi E e 'ti --dE z s c- � o ,°C �E x�U3 3�a,°'gym oE•Gn. e`�.S�EG Z 46 E Avg� d� c.8 C0 '78� -2 A- �Eee � 72 9� m E sad RX. a o'ct'-ic u am y° `Q nA G(ao, 16 Vag ��Qtxx-pa ��e ooa�°°m 3Nh ° Qb @gym G 8��06, a a �n� '� .21 CL 12 .00 is 0 12 00 °peo aea°@ca flanEr a 8 e oa $ c d E c Gtg ° q a s ec a°'°e �a QAaU$ 3 O.•a c°a.�.° a 2 a �ti ti 4 o � v.w cu W � wp n u w c BE P a s mJ b O LP :,E @vt > Z O. J _! F P 12 ,E DSD -18-079 - Appendix E 2-73 DSD -18-079 - Appendix E 2-74 J O N 4- m s -,3 4 o u JI < by X03 c U V! m q s d � m o a tl p N O cc m ci s 'W O °ate mid f ry�j c c a o >mo �XN � m 2 m z o O - lao Iz iv. m. m m m ,.� �, - c ° c oQo� _ 4 w°� _r U ° CQ a 4y v 4 w- ONH N N O' N c3 N C ifi O V V) E N m ro ° U a m 57- . E E N N yds O O ..S C 2 i .� i i a1 m N X :13c a Y Y a o 6 nc0 m N m m oo N c cY - A cY�'mc � d � do:�a cEc ° 45 :E- Ey �oo o m X ami c°i c°i d 4 6'c. w ti° 2-74