The URL can be used to link to this page

Home My WebLink AboutTandem Parking Technical Analysis ReportMonday, 21 October, 2013 WAYNE STEPHEN BISSKY ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN 204 - 22320 LOUGHEED HIGHWAY MAPLE RIDGE BC V2X2T4 PH 604-467-8300 FAX 604-467-8305 For the Planning Department, District of Maple Ridge Draft Report Tandem Parking Technical Analysis Report for the current RM-1 (Townhouse Residential District) Zone Table of Contents 1.........................................................................................Background!3 2...........................................................................................Deﬁnitions!3 3......................................................................Referenced Documents!3 3.1..............................................................................................................Bylaw No. 4350 -1990!3 3.2............................................................................................................Bylaw No. 6925 - 2012!3 3.3............................................................................................................Bylaw No. 3510 - 1985!3 4.............................................................................Current RM-1 Zone!3 4.1....................................................................................................................PRINCIPAL USES!3 4.2................................................................................................................ACCESSORY USES!4 4.3................................................................................................................................LOT AREA!4 4.4..................................................................................................................LOT DIMENSIONS!4 4.5.................................................................................................................................DENSITY!4 4.6.....................................................................................................................................SITING!4 4.7.............................................................................SIZE OF BUILDINGS AND STRUCTURES!4 4.8..........................................................................................................OTHER REGULATIONS!4 5................................................................Existing Multi-Family Zones!5 5.1.........................................................................................................................Existing Zones!5 5.2..........................................................................................................................Zone Intention!5 6....................................................Scenario Comparison Methodology!6 6.1...............................................................................................................................Description!6 6.2...................................................................................................Fixed Elements - Constraints!6 6.3.......................................................................................................................Unit Type & Size!7 6.4..................................................................................................................................Variables!7 6.5............................................................................................................................Sloping Sites!8 7............................................................................Scenarios Analyzed!9 7.1........................................Scenario 1A - 100% tandem units as the RM-1 zone permits today!9 7.2.............................................Scenario 1B - 100% tandem units with increased UOS & CAA!10 7.3..................................Scenario 1C - 100% tandem units with increased visitor parking ratio!11 7.4............................................Scenario 1D - 100% tandem units with increased apron length!12 7.5........................................Scenario 2A - 70% tandem units as the RM-1 zone permits today!13 7.6...............................................Scenario 2B - 70% tandem units with increased UOS & CAA!14 7.7....................................Scenario 2C - 70% tandem units with increased visitor parking ratio!15 7.8............................Scenario 2D - 70% tandem units with increased apron length on all units!16 7.9.......................Scenario 2D-ss - 70% tandem units with increased apron length on all units!17 7.10.....................Scenario 2E - 70% tandem units with increased apron length on tandem only!18 Draft Report !Page 1 of 44 7.11................Scenario 2E-ss - 70% tandem units with increased apron length on tandem only!19 7.12.............Scenario 2Ei - 70% tandem units with increased apron length on double wide only!20 7.13........Scenario 2Ei-ss - 70% tandem units with increased apron length on double wide only!21 7.14.Scenario 2F - 70% tandem units with increased apron length on tandem only .............................................................................................& site setback variances!22 7.15.Scenario 2F-ss - 70% tandem units with increased apron length on tandem only .............................................................................................& site setback variances!23 7.16.Scenario 2Fi - 70% tandem units with increased apron length on double wide only .............................................................................................& site setback variances!24 7.17.Scenario 2Fi-ss - 70% tandem units with increased apron length on double wide only .............................................................................................& site setback variances!25 7.18........................................Scenario 3A - 50% tandem units as the RM-1 zone permits today!26 7.19...............................................Scenario 3B - 50% tandem units with increased UOS & CAA!27 7.20....................................Scenario 3C - 50% tandem units with increased visitor parking ratio!28 7.21............................Scenario 3D - 50% tandem units with increased apron length on all units!29 7.22.......................Scenario 3D-ss - 50% tandem units with increased apron length on all units!30 7.23.....................Scenario 3E - 50% tandem units with increased apron length on tandem only!31 7.24................Scenario 3E-ss - 50% tandem units with increased apron length on tandem only!32 7.25.............Scenario 3Ei - 50% tandem units with increased apron length on double wide only!33 7.26........Scenario 3Ei-ss - 50% tandem units with increased apron length on double wide only!34 7.27.Scenario 3F - 50% tandem units with increased apron length on tandem only .............................................................................................& site setback variances!35 7.28.Scenario 3F-ss - 50% tandem units with increased apron length on tandem only .............................................................................................& site setback variances!36 7.29.Scenario 3Fi - 50% tandem units with increased apron length on double wide only .............................................................................................& site setback variances!37 7.30.Scenario 3Fi-ss - 50% tandem units with increased apron length on double wide only .............................................................................................& site setback variances!38 7.31..........................................Scenario 4A - 0% tandem units as the RM-1 zone permits today!39 7.32.................................................Scenario 4B - 0% tandem units with increased UOS & CAA!40 7.33......................................Scenario 4C - 0% tandem units with increased visitor parking ratio!41 7.34................................................Scenario 4D - 0% tandem units with increased apron length!42 8..............................................................................................Results!43 8.1..................................................................................................Scenario Comparison Chart!43 8.2.............................................................................................................................Description!43 9........................................................................................Conclusion!44 Draft Report !Page 2 of 44 1.Background This report should be read in conjunction with the referenced documents noted. It seeks to illustrate and explain the impact that tandem parking will have for multi family developments in the RM-1 zone. As different variables and constraints may affect the outcome tandem stalls will have on those zones, it is not meant to be applied to any other zone than stated. Occupant behavior will also effect the way a development will behave, and bylaws are in place to regulate certain outcomes. This report does not illustrate how occupant behavior may affect the outcome. 2.Deﬁnitions OFF STREET PARKING use means a use providing parking spaces for the temporary storage of vehicles. TANDEM PARKING use means OFF STREET PARKING where two or more vehicles are arranged one behind another. DOUBLE WIDE PARKING use means OFF STREET PARKING where two or more vehicles are arranged side by side. Wherever a term in this bylaw is undeﬁned it shall, if deﬁned in "Maple Ridge Zoning Bylaw No. 3510 - 1985" as amended, have the meaning therein provided. 3.Referenced Documents 3.1.Bylaw No. 4350 -1990 A bylaw to require owners and occupiers of any land, building or structure to provide off-street parking and loading spaces. 3.2.Bylaw No. 6925 - 2012 A Bylaw to regulate the Construction, alteration, repair, demolition or moving of buildings and Structures and the installation, alteration or repair of plumbing, electrical working and equipment and gas piping, ﬁttings and appliances in the Municipality of Maple Ridge 3.3.Bylaw No. 3510 - 1985 A Bylaw to Regulate Zoning in the District of Maple Ridge 4.Current RM-1 Zone The Following is an excerpt from Bylaw No. 3510 - 1985. 602 RM-1 TOWNHOUSE RESIDENTIAL DISTRICT This zone provides for low density townhouses and two family residential buildings. 4.1.PRINCIPAL USES Subject to the regulations contained elsewhere in this Bylaw, the following uses and no others shall be permitted in the RM-1 zone. a)Townhouse use b)Two Family Residential c)One Family Residential is only permitted in the following locations: Draft Report !Page 3 of 44 1.23796 – 116 Avenue 2.11497 - 236 Street 3.23838 - 120A Lane 4.11442 – Best Street 5.12169 – 228 Street 6.12123 – 222 Street 7.21868 Lougheed Highway 8.12191 – 228 Street” 4.2.ACCESSORY USES a)Accessory boarding use b)Accessory residential use c)Accessory home occupation use d)Accessory off street parking use 4.3.LOT AREA ! No person shall create a lot which is less than 557 m2 in area. 4.4.LOT DIMENSIONS ! No person shall create a lot which is less than 18 m in width. 4.5.DENSITY ! All buildings and structures shall not exceed a ﬂoor space ratio of 0.6 times the net lot area, excluding a maximum of 50 m2 of habitable basement area. 4.6.SITING ! All buildings and structures shall be sited not less than: a)7.5 metres from a front, rear or exterior side lot line; and b)4.5 metres to an interior side lot line for a wall with no windows to a habitable room or 6.0 metres for a wall with a balcony or a window to a habitable room. 4.7.SIZE OF BUILDINGS AND STRUCTURES a)All buildings and structures for two family residential and townhouse use shall not exceed a height of 10.5 metres nor 21/2 stories. b)All buildings used for accessory residential use and/or accessory off street parking use shall not exceed 4.5 metres nor one storey in height. 4.8.OTHER REGULATIONS a)An accessory off street parking use, when not concealed, shall be bounded by a landscape screen of not less than one metre in height. b)An accessory off street parking use shall be sited so that the surface of such use at ground level, including a driveway for such use, is not within an arc of 3 metres in radius measured from the nearest surface of a required window. c)All buildings for two family residential use or townhouse use shall be sited so that there will be a continuous 90 degree horizontal arc unencumbered by buildings on the same lot of a radius not less than: (i)15 metres from the centre of all required windows in a living room; Draft Report !Page 4 of 44 (ii)10 metres from the centre of all other required windows other than a living room; (iii)3 metres from the centre of all other windows; these sub-sections do not apply to windows which are obscured and which are not required. d)Usable open space shall be provided for each unit in the development based on the following ratio: (i)45 m2 for each 3 bedroom unit. (ii)30 m2 for each 2 bedroom unit. e)A common activity area or areas shall be provided on the lot on the basis of 5 m2 for each unit. This area may form part of the usable open space requirement. f)A use shall be permitted only if the site is serviced to the standard set out in Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 - 1993. 5.Existing Multi-Family Zones 5.1.Existing Zones The following table compares the existing multifamily residential zones in Maple Ridge. ZoneZone Uses Max Density RM-1 Townhouse Residential Townhouse use Two Family Residential FSR 0.6 RM-2 Medium Density Apartment Residential Apartment use FSR 1.8 RM-3 High Density Apartment Residential Apartment use FSR 2.2 RM-4 Multiple Family Residential District Apartment Townhouse use Two Family Residential FSR 0.75 RM-5 Low Density Apartment Residential Apartment use Townhouse use FSR 0.8 RM-6 Regional Town Centre High Density Apartment Residential Apartment use FSR 3.35 5.2.Zone Intention RM-1: ! This zone provides for low density townhouses and two family residential buildings. RM-2:!! This zone provides for medium density apartment buildings. RM-3: ! This zone provides for high density apartment buildings with a minimum of 5 stories. RM-4: ! This zone provides for higher density townhouses in the vicinity of the downtown core area where the parking spaces are located under the residential units. RM-5: ! This Zone provides for low density (approximately 50-80 units per hectare) apartment and townhouse buildings with private outdoor space for each unit adjacent to and accessible from each unit. Draft Report !Page 5 of 44 RM-6: ! The Regional Town Centre High Density Apartment Residential zone is intended to provide multi- family residential dwellings at a high density within the Regional Town Centre. The form of development is to incorporate a three-storey building at the base of the building with a residential tower above. 6.Scenario Comparison Methodology 6.1.Description For comparison between the scenarios described below it was necessary to constrain some of the variables. The constraints that are not cited in the bylaws were carefully chosen speciﬁcally to the current trends in Maple Ridge for multi family developments in the RM-1 zone. These will be used to compare the different scenarios. When variances are used for a development, the scenario is no longer comparable with other scenarios using ﬁxed elements. Although a scenario with variances has been included it is not intended to be compared directly with those that do not have variances. 6.2.Fixed Elements - Constraints 1)Lot Size:1 Acre, = 4047 m2, = 43,560 ft2 2)FSR:Maximum of 0.6, No Basements 3)Unit Size:50% of units 2 Bedroom @ 1000 ft2 50% of units 3 Bedroom @ 1500 ft2 No Basements 3 stories 4)Setbacks 7.5m from all lot lines 5)Height Principal Use 11m Accessory use 4.5m 6)Parking residential parking @ 2.0 stalls per dwelling unit 0% small car stalls 0% for disabled persons 7)Interior Road 6.0m wide strata road 8)Lot Coverage maximum lot coverage of 40% 9)Block Sizes 2 to 6 units per building Legend: CAA = Common Activity Area UOS = Usable Open Space FSR = Floor Space Ratio ss = Sloping Site Draft Report !Page 6 of 44 6.3.Unit Type & Size The size and type of unit can vary depending on the design. The units shown are designed ﬂoor plans to the minimum dimensions for the enclosed parking, stair way and entry. Some of the units on the sloping sites will require a suspended concrete ﬂoor tto allow for a basement. The chart below describes the unit plans: Unit Description # of bdrms Garage Area Floor 1 Area (excludes stair) Floor 2 Area Floor 3 Area Total Net Area (Excludes Garage) Unit A 3 storey, double wide garage 2 365.4 sq ft 21.4 sq ft 489.3 sq ft 489.3 sq ft 1000.0 sq ft Unit B 3 storey, double wide garage 3 360.6 sq ft 218.7 sq ft 640.7 sq ft 640.7 sq ft 1500.0 sq ft Unit C 3 storey,tandem garage 2 369.7 sq ft 21.4 sq ft 489.3 sq ft 489.3 sq ft 1000.0 sq ft Unit D 3 storey,tandem garage 3 491.9 sq ft 21.4 sq ft 739.3 sq ft 739.3 sq ft 1500.0 sq ft 6.4.Variables 1)Parking Type:% of Tandem parking stalls 2)Usable Open Space:Ratio per unit type 3)Common Activity Area:Ratio per unit 4)Parking:Ratio visitor stalls per unit 5)Driveway Apron:Apron length for unit driveway 6)Variances Setback Variances The titles of the scenarios below have the following variables associated: Scenario A 1)Control Plan Scenario B 1)Parking Type 2)Usable Open space 3)Common activity Area Scenario C 1)Visitor Parking Scenario D 1)Drive way apron length 2)Sloping Site is designated with a ‘ss’ mark after the title Scenario E 1)Visitor Parking Setbacks 2)Double wide or tandem parking apron lengths 3)Usable Open space 4)Common activity Area Draft Report !Page 7 of 44 Scenario F 1)double wide or tandem parking apron lengths 2)Site Setback variances 6.5.Sloping Sites The Site illustrated below is applied to the sloping sites only. This is designated by a ‘ss‘ mark in the title and shows contours. All other scenarios are consider ﬂat sites. Draft Report !Page 8 of 445m10m15m2.67m11.67m 15.0% 0.92m 16.82m 17.2 %6.04m2.67m8.7%Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mSloping Site Scale: 1:500 0 5 10 15 20 25 30 m 1 1 100 15 Site Section 1-1 Scale: 1:500 Usable Open Space ROAD 6m10m1D 2C 3D 4C 5D 6C 7D 8C 9D 10C 11D 21C20C19D18C17D16C15D14D13C12DFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 1A - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 21 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 11 Units GFA 2,462 m2 = 26,500 sq ft # of 2 Bedrooms 10 Units Road Area:473 m2 = 5,095 sq ft % of tandem stall to units 100 %Driveway Area:150 m2 = 1,611 sq ft % of double stall to units 0 %Site Coverage:1,263 m2 = 13,593 sq ft Usable Open Space 2,011 m2 795 m2 Unit / Ha:51.892 Common Activity Area 105 m2 105 m2 Road Site Coverage:11.7 % Visitor Parking @ 0.2 5 stalls 4.2 stalls Driveway Site Coverage:3.7 % FSR:0.608 0.600 Total Hard Surface Coverage:15.4 % Building Site Coverage:31.2 %40.0 % 7.Scenarios Analyzed 7.1.Scenario 1A - 100% tandem units as the RM-1 zone permits today VariablesVariablesVariablesVariables 1)Parking Type:100% of Tandem parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:2.0m unit driveway Draft Report !Page 9 of 44 Usable Open Space ROAD 6m10m1D 2C 3D 4C 5D 6C 7D 8C 9D 10C 11D 21C20C19D18C17D16C15D14D13C12DFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 1B - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 21 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 11 Units GFA 2,462 m2 = 26,500 sq ft # of 2 Bedrooms 10 Units Road Area:473 m2 = 5,095 sq ft % of tandem stall to units 100 %Driveway Area:150 m2 = 1,611 sq ft % of double stall to units 0 %Site Coverage:1,263 m2 = 13,593 sq ft Usable Open Space 2,011 m2 900 m2 Unit / Ha:51.892 Common Activity Area 210 m2 210 m2 Road Site Coverage:11.7 % Visitor Parking @ 0.2 5 stalls 4.2 stalls Driveway Site Coverage:3.7 % FSR:0.608 0.600 Total Hard Surface Coverage:15.4 % Building Site Coverage:31.2 %40.0 % 7.2.Scenario 1B - 100% tandem units with increased UOS & CAA VariablesVariablesVariablesVariables 1)Parking Type:100% of Tandem parking stalls 2)Usable Open Space:50 m2 / 3 Bedroom & 35 m2 for 2 Bedroom 3)Common activity area:10 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:2.0m unit driveway Draft Report !Page 10 of 44 Usable Open Space ROAD 6m10m1C 2D 3C 4D 5C 6D 7C 8D 9C 10D 20D19C18D17C16D15C14D11C12D13CFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 1C - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:555 m2 = 5,970 sq ft % of tandem stall to units 100 %Driveway Area:141 m2 = 1,523 sq ft % of double stall to units 0 %Site Coverage:1,194 m2 = 12,854 sq ft Usable Open Space 1,980 m2 750 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:13.7 % Visitor Parking @ 0.5 10 stalls 10 stalls Driveway Site Coverage:3.5 % FSR:0.574 0.600 Total Hard Surface Coverage:17.2 % Building Site Coverage:29.5 %40.0 % 7.3.Scenario 1C - 100% tandem units with increased visitor parking ratio VariablesVariablesVariablesVariables 1)Parking Type:100% of Tandem parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.5 visitor stalls / unit 5)Driveway Apron:2.0m unit driveway Draft Report !Page 11 of 44 5D 4D 3D 15C 14C 11C 6C 7C 8C 9C 12C 13C 2D1D 17D18D 10D 16D ROAD 6m17m Usable Open Space Variance Required 4.42mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 1D - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 18 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,090 m2 = 22,500 sq ft # of 2 Bedrooms 9 Units Road Area:551 m2 = 5,934 sq ft % of tandem stall to units 100 %Driveway Area:339 m2 = 3,648 sq ft % of double stall to units 0 %Site Coverage:1,075 m2 = 11,568 sq ft Usable Open Space 1,886 m2 675 m2 Unit / Ha:44.479 Common Activity Area 90 m2 90 m2 Road Site Coverage:13.6 % Visitor Parking @ 0.2 4 stalls 3.6 stalls Driveway Site Coverage:8.4 % FSR:0.517 0.600 Total Hard Surface Coverage:22.0 % Building Site Coverage:26.6 %40.0 % 7.4.Scenario 1D - 100% tandem units with increased apron length VariablesVariablesVariablesVariables 1)Parking Type:100% of Tandem parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 12 of 44 Usable Open Space ROAD6m10m 20D 19C 18C 16C 15D 14C 13D 9C 10D 11C 12D 7C 8C 5A4B3B2B1B 6B 17C Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2A - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:579 m2 = 6,236 sq ft % of tandem stall to units 70 %Driveway Area:173 m2 = 1,860 sq ft % of double stall to units 30 %Site Coverage:1,146 m2 = 12,337 sq ft Usable Open Space 1,972 m2 750 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:14.3 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:4.3 % FSR:0.574 0.600 Total Hard Surface Coverage:18.6 % Building Site Coverage:28.3 %40.0 % 7.5.Scenario 2A - 70% tandem units as the RM-1 zone permits today VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 13 of 44 Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:579 m2 = 6,236 sq ft % of tandem stall to units 70 %Driveway Area:173 m2 = 1,860 sq ft % of double stall to units 30 %Site Coverage:1,146 m2 = 12,337 sq ft Usable Open Space 1,972 m2 850 m2 Unit / Ha:49.421 Common Activity Area 200 m2 200 m2 Road Site Coverage:14.3 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:4.3 % FSR:0.574 0.600 Total Hard Surface Coverage:18.6 % Building Site Coverage:28.3 %40.0 % Usable Open Space ROAD6m10m 20D 19C 18C 16C 15D 14C 13D 9C 10D 11C 12D 7C 8C 5A4B3B2B1B 6B 17C Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2B - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m 7.6.Scenario 2B - 70% tandem units with increased UOS & CAA VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:50 m2 / 3 Bedroom & 35 m2 for 2 Bedroom 3)Common activity area:10 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 14 of 44 Usable Open Space ROAD6m10m 20D 19C 18C 16C 15D 14D 13D 9C 10C 11C 12C 7C 8C 5A4B3B2B1B 6B 17D Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2C - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:674 m2 = 7,250 sq ft % of tandem stall to units 70 %Driveway Area:165 m2 = 1,777 sq ft % of double stall to units 30 %Site Coverage:1,146 m2 = 12,337 sq ft Usable Open Space 1,893 m2 750 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:16.6 % Visitor Parking @ 0.5 10 stalls 10 stalls Driveway Site Coverage:4.1 % FSR:0.574 0.600 Total Hard Surface Coverage:20.7 % Building Site Coverage:28.3 %40.0 % 7.7.Scenario 2C - 70% tandem units with increased visitor parking ratio VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.5 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 15 of 44 Usable Open Space 12C 11C 5C 6C 7C 8C 9C 10C 3D2D1D 6mROAD17m4D 14C 13C18B17B16B15B19BFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2D - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:554 m2 = 5,967 sq ft % of tandem stall to units 74 %Driveway Area:416 m2 = 4,482 sq ft % of double stall to units 26 %Site Coverage:1,083 m2 = 11,654 sq ft Usable Open Space 1,699 m2 705 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:13.7 % Visitor Parking @ 0.2 5 stalls 3.8 stalls Driveway Site Coverage:10.3 % FSR:0.539 0.600 Total Hard Surface Coverage:24.0 % Building Site Coverage:26.8 %40.0 % 7.8.Scenario 2D - 70% tandem units with increased apron length on all units VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 16 of 44 Usable Open Space 12C 11C 5C 6C 7C 8C 9C 10C 3D2D1D 6mROAD17m4D 14C 13C18B17B16B15B19B 2m - 3m Retaining 2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2D-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:554 m2 = 5,967 sq ft % of tandem stall to units 74 %Driveway Area:416 m2 = 4,482 sq ft % of double stall to units 26 %Site Coverage:1,083 m2 = 11,654 sq ft Usable Open Space 1,699 m2 705 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:13.7 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:10.3 % FSR:0.539 0.600 Total Hard Surface Coverage:24.0 % Building Site Coverage:26.8 %40.0 % 7.9.Scenario 2D-ss - 70% tandem units with increased apron length on all units VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 17 of 44 ROAD Usable Open Space6m13.5m5.5m12B13B 6B 14B17B 16B 15B 11B10B9B5B2B3B4B7B8B1B Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2E - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 7 Units GFA 1,905 m2 = 20,500 sq ft # of 2 Bedrooms 10 Units Road Area:567 m2 = 6,103 sq ft % of tandem stall to units 65 %Driveway Area:273 m2 = 2,944 sq ft % of double stall to units 35 %Site Coverage:943 m2 = 10,154 sq ft Usable Open Space 2,097 m2 955 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:14.0 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:6.8 % FSR:0.471 0.600 Total Hard Surface Coverage:20.8 % Building Site Coverage:23.3 %40.0 % 7.10.Scenario 2E - 70% tandem units with increased apron length on tandem only VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only Draft Report !Page 18 of 44 ROAD Usable Open Space6m13.5m5.5m12B13B 6B 14B17B 16B 15B 11B10B9B5B2B3B4B7B8B1B 2m - 3m Retaining 5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2E-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 7 Units GFA 1,905 m2 = 20,500 sq ft # of 2 Bedrooms 10 Units Road Area:567 m2 = 6,103 sq ft % of tandem stall to units 65 %Driveway Area:273 m2 = 2,944 sq ft % of double stall to units 35 %Site Coverage:943 m2 = 10,154 sq ft Usable Open Space 2,097 m2 955 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:14.0 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:6.8 % FSR:0.471 0.600 Total Hard Surface Coverage:20.8 % Building Site Coverage:23.3 %40.0 % 7.11.Scenario 2E-ss - 70% tandem units with increased apron length on tandem only VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only Draft Report !Page 19 of 44 ROAD Usable Open Space 6m13.5m5.5m12B 1B 2C 3C 18B 16D 17D 14C 15C 13A 8D7D 6A 11C 9D4C5C 10DFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2Ei - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 18 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,090 m2 = 22,500 sq ft # of 2 Bedrooms 9 Units Road Area:596 m2 = 6,414 sq ft % of tandem stall to units 72 %Driveway Area:252 m2 = 2,708 sq ft % of double stall to units 28 %Site Coverage:1,039 m2 = 11,179 sq ft Usable Open Space 2,089 m2 1035 m2 Unit / Ha:44.479 Common Activity Area 90 m2 90 m2 Road Site Coverage:14.7 % Visitor Parking @ 0.2 4 stalls 3.6 stalls Driveway Site Coverage:6.2 % FSR:0.517 0.600 Total Hard Surface Coverage:20.9 % Building Site Coverage:25.7 %40.0 % 7.12.Scenario 2Ei - 70% tandem units with increased apron length on double wide only VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only Draft Report !Page 20 of 44 ROAD Usable Open Space 6m13.5m5.5m12B 1B 2C 3C 18B 16D 17D 14C 15C 13A 8D7D 6A 11C 9D4C5C 10D 2m - 3m Retaining2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 2Ei-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 18 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,090 m2 = 22,500 sq ft # of 2 Bedrooms 9 Units Road Area:596 m2 = 6,414 sq ft % of tandem stall to units 72 %Driveway Area:252 m2 = 2,708 sq ft % of double stall to units 28 %Site Coverage:1,039 m2 = 11,179 sq ft Usable Open Space 2,089 m2 1035 m2 Unit / Ha:44.479 Common Activity Area 90 m2 90 m2 Road Site Coverage:14.7 % Visitor Parking @ 0.2 4 stalls 3.6 stalls Driveway Site Coverage:6.2 % FSR:0.517 0.600 Total Hard Surface Coverage:20.9 % Building Site Coverage:25.7 %40.0 % 7.13.Scenario 2Ei-ss - 70% tandem units with increased apron length on double wide only VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only Draft Report !Page 21 of 44 ROAD Usable Open Space 17m6m11D 17A 2B1B 19B 18B 13D 10C9C8C 12D 7C6C 15D 14D 5C 20B 4C3C 16CFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 2F - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:635 m2 = 6,831 sq ft % of tandem stall to units 70 %Driveway Area:331 m2 = 3,560 sq ft % of double stall to units 30 %Site Coverage:1,146 m2 = 12,337 sq ft Usable Open Space 1,703 m2 1150 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:15.7 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:8.2 % FSR:0.574 0.600 Total Hard Surface Coverage:23.9 % Building Site Coverage:28.3 %40.0 % 7.14.Scenario 2F - 70% tandem units with increased apron length on tandem only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 22 of 44 ROAD Usable Open Space 17m6m11D 17A 2B1B 19B 18B 13D 10C9C8C 12D 7C6C 15D 14D 5C 20B 4C3C 16C 2m - 3m Retaining 5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 2F-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:635 m2 = 6,831 sq ft % of tandem stall to units 70 %Driveway Area:331 m2 = 3,560 sq ft % of double stall to units 30 %Site Coverage:1,146 m2 = 12,337 sq ft Usable Open Space 1,703 m2 1150 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:15.7 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:8.2 % FSR:0.574 0.600 Total Hard Surface Coverage:23.9 % Building Site Coverage:28.3 %40.0 % 7.15.Scenario 2F-ss - 70% tandem units with increased apron length on tandem only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 23 of 44 8D7D 9B6B 20B 13B 1B 2C 3C 18D 19D ROAD Usable Open Space 6m13.5m16C 17C 5.5m12C 4C 5C 14C 15C 10B 11CFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 2Fi - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:623 m2 = 6,710 sq ft % of tandem stall to units 70 %Driveway Area:286 m2 = 3,076 sq ft % of double stall to units 30 %Site Coverage:1,143 m2 = 12,301 sq ft Usable Open Space 1,870 m2 1150 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:15.4 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:7.1 % FSR:0.574 0.600 Total Hard Surface Coverage:22.5 % Building Site Coverage:28.2 %40.0 % 7.16.Scenario 2Fi - 70% tandem units with increased apron length on double wide only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 24 of 44 8D7D 9B6B 20B 13B 1B 2C 3C 18D 19D ROAD Usable Open Space 6m13.5m16C 17C 5.5m12C 4C 5C 14C 15C 10B 11C 2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 2Fi-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:623 m2 = 6,710 sq ft % of tandem stall to units 70 %Driveway Area:286 m2 = 3,076 sq ft % of double stall to units 30 %Site Coverage:1,143 m2 = 12,301 sq ft Usable Open Space 1,870 m2 1150 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:15.4 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:7.1 % FSR:0.574 0.600 Total Hard Surface Coverage:22.5 % Building Site Coverage:28.2 %40.0 % 7.17.Scenario 2Fi-ss - 70% tandem units with increased apron length on double wide only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:70% of Tandem & 30% of Double Wide parking stalls 2)Usable Open Space:65 m2 / 3 Bedroom & 50 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 25 of 44 ROAD6m10m Usable Open Space 3B2B1B 11A 4B 5B 12A13A 14A 15A16D17D18D19D 7C 6C 8C 9C 10C20D Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3A - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:581 m2 = 6,253 sq ft % of tandem stall to units 50 %Driveway Area:188 m2 = 2,019 sq ft % of double stall to units 50 %Site Coverage:1,125 m2 = 12,110 sq ft Usable Open Space 1,993 m2 750 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:14.4 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:4.6 % FSR:0.574 0.600 Total Hard Surface Coverage:19.0 % Building Site Coverage:27.8 %40.0 % 7.18.Scenario 3A - 50% tandem units as the RM-1 zone permits today VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 26 of 44 ROAD6m10m Usable Open Space 3B2B1B 11A 4B 5B 12A13A 14A 15A16D17D18D19D 7C 6C 8C 9C 10C20D Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3B - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:581 m2 = 6,253 sq ft % of tandem stall to units 50 %Driveway Area:188 m2 = 2,019 sq ft % of double stall to units 50 %Site Coverage:1,125 m2 = 12,110 sq ft Usable Open Space 1,993 m2 850 m2 Unit / Ha:49.421 Common Activity Area 200 m2 200 m2 Road Site Coverage:14.4 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:4.6 % FSR:0.574 0.600 Total Hard Surface Coverage:19.0 % Building Site Coverage:27.8 %40.0 % 7.19.Scenario 3B - 50% tandem units with increased UOS & CAA VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:50 m2 / 3 Bedroom & 35 m2 for 2 Bedroom 3)Common activity area:10 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 27 of 44 ROAD6m10m Usable Open Space 3B2B1B 11A 4B 5B 12A13A 14A 15A16D17D18D19D 7C 6C 8C 9C 10C20D Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3C - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:718 m2 = 7,731 sq ft % of tandem stall to units 50 %Driveway Area:205 m2 = 2,205 sq ft % of double stall to units 50 %Site Coverage:1,125 m2 = 12,110 sq ft Usable Open Space 1,819 m2 750 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:17.7 % Visitor Parking @ 0.5 10 stalls 10 stalls Driveway Site Coverage:5.1 % FSR:0.574 0.600 Total Hard Surface Coverage:22.8 % Building Site Coverage:27.8 %40.0 % 7.20.Scenario 3C - 50% tandem units with increased visitor parking ratio VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.5 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 28 of 44 Usable Open Space 3B2B1B 4B 13D14D15D16D17D 12C 11C 10C 9C 8A 7A6A5A ROAD6m17m Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3D - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,997 m2 = 21,500 sq ft # of 2 Bedrooms 8 Units Road Area:438 m2 = 4,713 sq ft % of tandem stall to units 53 %Driveway Area:437 m2 = 4,707 sq ft % of double stall to units 47 %Site Coverage:969 m2 = 10,427 sq ft Usable Open Space 2,016 m2 645 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:10.8 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:10.8 % FSR:0.494 0.600 Total Hard Surface Coverage:21.6 % Building Site Coverage:23.9 %40.0 % 7.21.Scenario 3D - 50% tandem units with increased apron length on all units VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 29 of 44 Usable Open Space 3B2B1B 4B 13D14D15D16D17D 12C 11C 10C 9C 8A 7A6A5A ROAD6m17m 2m - 3m Retaining 2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3D-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,997 m2 = 21,500 sq ft # of 2 Bedrooms 8 Units Road Area:652 m2 = 7,018 sq ft % of tandem stall to units 53 %Driveway Area:437 m2 = 4,702 sq ft % of double stall to units 47 %Site Coverage:969 m2 = 10,427 sq ft Usable Open Space 1,789 m2 645 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:16.1 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:10.8 % FSR:0.494 0.600 Total Hard Surface Coverage:26.9 % Building Site Coverage:23.9 %40.0 % 7.22.Scenario 3D-ss - 50% tandem units with increased apron length on all units VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 30 of 44 ROAD Usable Open Space6m5.5m13.5m11B 15B 16B 4C 5C 6C3C 1B 2B 10D9D8D7D 13C 14C 12CFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3E - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 16 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,905 m2 = 20,500 sq ft # of 2 Bedrooms 7 Units Road Area:575 m2 = 6,191 sq ft % of tandem stall to units 69 %Driveway Area:264 m2 = 2,842 sq ft % of double stall to units 31 %Site Coverage:930 m2 = 10,016 sq ft Usable Open Space 2,048 m2 615 m2 Unit / Ha:39.537 Common Activity Area 80 m2 80 m2 Road Site Coverage:14.2 % Visitor Parking @ 0.2 4 stalls 3.2 stalls Driveway Site Coverage:6.5 % FSR:0.471 0.600 Total Hard Surface Coverage:20.7 % Building Site Coverage:23.0 %40.0 % 7.23.Scenario 3E - 50% tandem units with increased apron length on tandem only VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only Draft Report !Page 31 of 44 ROAD Usable Open Space6m5.5m13.5m11B 15B 16B 4C 5C 6C3C 1B 2B 10D9D8D7D 13C 14C 12C 2m - 3m Retaining 5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3E-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 16 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,905 m2 = 20,500 sq ft # of 2 Bedrooms 7 Units Road Area:575 m2 = 6,191 sq ft % of tandem stall to units 69 %Driveway Area:264 m2 = 2,842 sq ft % of double stall to units 31 %Site Coverage:930 m2 = 10,016 sq ft Usable Open Space 2,048 m2 615 m2 Unit / Ha:39.537 Common Activity Area 80 m2 80 m2 Road Site Coverage:14.2 % Visitor Parking @ 0.2 4 stalls 3.2 stalls Driveway Site Coverage:6.5 % FSR:0.471 0.600 Total Hard Surface Coverage:20.7 % Building Site Coverage:23.0 %40.0 % 7.24.Scenario 3E-ss - 50% tandem units with increased apron length on tandem only VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only Draft Report !Page 32 of 44 10B 4B1B 2C 3C 17B 15D 16D ROAD Usable Open Space 6m13.5m9B 13C 14C 12A 7D6D 5A 5.5m8A 11CFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3Ei - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,997 m2 = 21,500 sq ft # of 2 Bedrooms 8 Units Road Area:587 m2 = 6,320 sq ft % of tandem stall to units 53 %Driveway Area:320 m2 = 3,441 sq ft % of double stall to units 47 %Site Coverage:965 m2 = 10,392 sq ft Usable Open Space 2,094 m2 645 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:14.5 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:7.9 % FSR:0.494 0.600 Total Hard Surface Coverage:22.4 % Building Site Coverage:23.9 %40.0 % 7.25.Scenario 3Ei - 50% tandem units with increased apron length on double wide only VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only Draft Report !Page 33 of 44 10B 4B1B 2C 3C 17B 15D 16D ROAD Usable Open Space 6m13.5m9B 13C 14C 12A 7D6D 5A 5.5m8A 11C 2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 3Ei-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 17 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 1,997 m2 = 21,500 sq ft # of 2 Bedrooms 8 Units Road Area:587 m2 = 6,320 sq ft % of tandem stall to units 53 %Driveway Area:320 m2 = 3,441 sq ft % of double stall to units 47 %Site Coverage:965 m2 = 10,392 sq ft Usable Open Space 2,094 m2 645 m2 Unit / Ha:42.008 Common Activity Area 85 m2 85 m2 Road Site Coverage:14.5 % Visitor Parking @ 0.2 4 stalls 3.4 stalls Driveway Site Coverage:7.9 % FSR:0.494 0.600 Total Hard Surface Coverage:22.4 % Building Site Coverage:23.9 %40.0 % 7.26.Scenario 3Ei-ss - 50% tandem units with increased apron length on double wide only VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only Draft Report !Page 34 of 44 ROAD Usable Open Space 6m10m 17m17A 2B 1B 19B 18B 16A 3A 13D 10C9C8C 12D 11D 7C6C 15D 14D 4A 5B Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 3F - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,230 m2 = 24,000 sq ft # of 2 Bedrooms 9 Units Road Area:689 m2 = 7,411 sq ft % of tandem stall to units 53 %Driveway Area:300 m2 = 3,225 sq ft % of double stall to units 47 %Site Coverage:1,080 m2 = 11,620 sq ft Usable Open Space 1,795 m2 720 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:17.0 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:7.4 % FSR:0.551 0.600 Total Hard Surface Coverage:24.4 % Building Site Coverage:26.7 %40.0 % 7.27.Scenario 3F - 50% tandem units with increased apron length on tandem only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 35 of 44 ROAD Usable Open Space 6m10m 17m17A 2B 1B 19B 18B 16A 3A 13D 10C9C8C 12D 11D 7C6C 15D 14D 4A 5B 2m - 3m Retaining 5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 3F-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,230 m2 = 24,000 sq ft # of 2 Bedrooms 9 Units Road Area:689 m2 = 7,411 sq ft % of tandem stall to units 53 %Driveway Area:300 m2 = 3,225 sq ft % of double stall to units 47 %Site Coverage:1,080 m2 = 11,620 sq ft Usable Open Space 1,795 m2 720 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:17.0 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:7.4 % FSR:0.551 0.600 Total Hard Surface Coverage:24.4 % Building Site Coverage:26.7 %40.0 % 7.28.Scenario 3F-ss - 50% tandem units with increased apron length on tandem only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, tandem garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 36 of 44 ROAD Usable Open Space 6m13.5m5.5m12B 19B 17D 18D 14C 15C 13C 11B 10B 6D5D 8A 9B 7C 16C 4A 3A2A1A Usable Open SpaceFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 3Fi - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:637 m2 = 6,859 sq ft % of tandem stall to units 47 %Driveway Area:384 m2 = 4,133 sq ft % of double stall to units 53 %Site Coverage:1,056 m2 = 11,370 sq ft Usable Open Space 1,857 m2 705 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:15.7 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:9.5 % FSR:0.539 0.600 Total Hard Surface Coverage:25.2 % Building Site Coverage:26.1 %40.0 % 7.29.Scenario 3Fi - 50% tandem units with increased apron length on double wide only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 37 of 44 8D7D 9B6B 20B 13B 1B 2C 3C 18D 19D ROAD Usable Open Space 6m13.5m16C 17C 5.5m12C 4C 5C 14C 15C 10B 11C 2m - 3m Retaining5m10m15mFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 6m4.5m 6m6m75m 53.96mScenario 2Fi-ss - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 20 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 10 Units GFA 2,323 m2 = 25,000 sq ft # of 2 Bedrooms 10 Units Road Area:623 m2 = 6,710 sq ft % of tandem stall to units 70 %Driveway Area:286 m2 = 3,076 sq ft % of double stall to units 30 %Site Coverage:1,143 m2 = 12,301 sq ft Usable Open Space 1,870 m2 1150 m2 Unit / Ha:49.421 Common Activity Area 100 m2 100 m2 Road Site Coverage:15.4 % Visitor Parking @ 0.2 4 stalls 4 stalls Driveway Site Coverage:7.1 % FSR:0.574 0.600 Total Hard Surface Coverage:22.5 % Building Site Coverage:28.2 %40.0 % 7.30.Scenario 3Fi-ss - 50% tandem units with increased apron length on double wide only & site setback variances VariablesVariablesVariablesVariables 1)Parking Type:50% of Tandem & 50% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit Visitor parking complies with setbacks 5)Driveway Apron:5.5m unit driveway, double garage only 6)Variances:Front Yard Setback 4.5m, all other setbacks 6.0m Draft Report !Page 38 of 44 4B 4B 4B 4B 4B 4B 4B 4B4A4A4A4A 4A 4A 4A4A 4A 4A 4B Usable Open Space ROAD6m 10m Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 4A - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:757 m2 = 8,152 sq ft % of tandem stall to units 0 %Driveway Area:219 m2 = 2,357 sq ft % of double stall to units 100 %Site Coverage:996 m2 = 10,718 sq ft Usable Open Space 1,885 m2 705 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:18.7 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:5.4 % FSR:0.539 0.600 Total Hard Surface Coverage:24.1 % Building Site Coverage:24.6 %40.0 % 7.31.Scenario 4A - 0% tandem units as the RM-1 zone permits today VariablesVariablesVariablesVariables 1)Parking Type:0% of Tandem & 100% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 39 of 44 4B 4B 4B 4B 4B 4B 4B 4B4A4A4A4A 4A 4A 4A4A 4A 4A 4B Usable Open Space ROAD6m 10m Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 4B - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:757 m2 = 8,152 sq ft % of tandem stall to units 0 %Driveway Area:219 m2 = 2,357 sq ft % of double stall to units 100 %Site Coverage:996 m2 = 10,718 sq ft Usable Open Space 1,885 m2 800 m2 Unit / Ha:46.95 Common Activity Area 190 m2 190 m2 Road Site Coverage:18.7 % Visitor Parking @ 0.2 4 stalls 3.8 stalls Driveway Site Coverage:5.4 % FSR:0.539 0.600 Total Hard Surface Coverage:24.1 % Building Site Coverage:24.6 %40.0 % 7.32.Scenario 4B - 0% tandem units with increased UOS & CAA VariablesVariablesVariablesVariables 1)Parking Type:0% of Tandem & 100% of Double Wide parking stalls 2)Usable Open Space:50 m2 / 3 Bedroom & 35 m2 for 2 Bedroom 3)Common activity area:10 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 40 of 44 4B 4B 4B 4B 4B 4B 4B 4B4A4A4A4A 4A 4A 4A4A 4A 4A 4B Usable Open Space ROAD6m 10m Front Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 4C - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 19 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 9 Units GFA 2,183 m2 = 23,500 sq ft # of 2 Bedrooms 10 Units Road Area:850 m2 = 9,147 sq ft % of tandem stall to units 0 %Driveway Area:219 m2 = 2,357 sq ft % of double stall to units 100 %Site Coverage:996 m2 = 10,718 sq ft Usable Open Space 1,731 m2 705 m2 Unit / Ha:46.95 Common Activity Area 95 m2 95 m2 Road Site Coverage:21.0 % Visitor Parking @ 0.5 10 stalls 9.5 stalls Driveway Site Coverage:5.4 % FSR:0.539 0.600 Total Hard Surface Coverage:26.4 % Building Site Coverage:24.6 %40.0 % 7.33.Scenario 4C - 0% tandem units with increased visitor parking ratio VariablesVariablesVariablesVariables 1)Parking Type:0% of Tandem & 100% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.5 visitor stalls / unit 5)Driveway Apron:1.0m unit driveway Draft Report !Page 41 of 44 14B15B 1A 2A 3A ROAD6m 6A 13B 7A 8A 9A 10A 5B4B 11B 12B 17m Usable Open SpaceFront Lot LineRear Lot LineInterior Side Lot Line Interior Side Lot Line 7.5m7.5m 7.5m7.5m75m 53.96mScenario 4D - Site Plan Scale: 1:500 0 5 10 15 20 25 30 m Site Plan Reconciliation Provided Required # Units 15 Units Site Area 4,047 m2 = 43,560 sq ft # of 3 Bedrooms 7 Units GFA 1,719 m2 = 18,500 sq ft # of 2 Bedrooms 8 Units Road Area:590 m2 = 6,350 sq ft % of tandem stall to units 0 %Driveway Area:478 m2 = 5,149 sq ft % of double stall to units 100 %Site Coverage:785 m2 = 8,445 sq ft Usable Open Space 1,943 m2 555 m2 Unit / Ha:37.066 Common Activity Area 75 m2 75 m2 Road Site Coverage:14.6 % Visitor Parking @ 0.2 5 stalls 3 stalls Driveway Site Coverage:11.8 % FSR:0.425 0.600 Total Hard Surface Coverage:26.4 % Building Site Coverage:19.4 %40.0 % 7.34.Scenario 4D - 0% tandem units with increased apron length VariablesVariablesVariablesVariables 1)Parking Type:0% of Tandem & 100% of Double Wide parking stalls 2)Usable Open Space:45 m2 / 3 Bedroom & 30 m2 for 2 Bedroom 3)Common activity area:5 m2 / unit 4)Parking:0.2 visitor stalls / unit 5)Driveway Apron:5.5m unit driveway Draft Report !Page 42 of 44 FSR Unit / Ha: Unit / Acre # of 3 bdrms # of 2 bdrms % of Tandem Stalls Usable Open Space Site Coverage Total Hard surfaces (Excludes Site Coverage) Scenario 1A 0.608 51.9 21 11 10 100 %2,011 m2 31 %15 % Scenario 1B 0.608 51.9 21 11 10 100 %2,011 m2 31 %15 % Scenario 1C 0.574 49.4 20 10 10 100 %1,980 m2 30 %17 % Scenario 1D 0.517 44.5 18 9 9 100 %1,886 m2 27 %22 % Scenario 2A 0.562 49.4 20 9 11 70 %2,048 m2 28 %18 % Scenario 2B 0.562 49.4 20 9 11 70 %2,048 m2 28 %18 % Scenario 2C 0.574 49.4 20 10 10 70 %1,893 m2 28 %21 % Scenario 2D 0.539 47.0 19 9 10 74 %1,699 m2 27 %24 % Scenario 2D-ss 0.539 47.0 19 9 10 74 %1,699 m2 27 %24 % Scenario 2E 0.471 42.0 17 7 10 65 %2,097 m2 23 %21 % Scenario 2E-ss 0.471 42.0 17 7 10 65 %2,097 m2 23 %21 % Scenario 2Ei 0.517 44.5 18 9 9 72 %2,089 m2 26 %21 % Scenario 2Ei-ss 0.517 44.5 18 9 9 72 %2,089 m2 26 %21 % Scenario 2F 0.574 49.4 20 10 10 70 %1,703 m2 28 %24 % Scenario 2F-ss 0.574 49.4 20 10 10 70 %1,703 m2 28 %24 % Scenario 2Fi 0.574 49.4 20 10 10 70 %1,870 m2 28 %22 % Scenario 2Fi-ss 0.574 49.4 20 10 10 70 %1,870 m2 28 %22 % Scenario 3A 0.574 49.4 20 10 10 50 %1,993 m2 28 %19 % Scenario 3B 0.574 49.4 20 10 10 50 %1,993 m2 28 %19 % Scenario 3C 0.574 49.4 20 10 10 50 %1,819 m2 28 %23 % Scenario 3D 0.494 42.0 17 9 8 53 %2,016 m2 24 %22 % Scenario 3D-ss 0.494 42.0 17 9 8 53 %1,789 m2 24 %27 % Scenario 3E 0.471 39.5 16 9 7 69 %2,048 m2 23 %21 % Scenario 3E-ss 0.471 39.5 16 9 7 69 %2,048 m2 23 %21 % Scenario 3Ei 0.494 42.0 17 9 8 53 %2,094 m2 24 %22 % Scenario 3Ei-ss 0.494 42.0 17 9 8 53 %2,094 m2 24 %22 % Scenario 3F 0.551 47.0 19 10 9 53 %1,795 m2 27 %24 % Scenario 3F-ss 0.551 47.0 19 10 9 53 %1,795 m2 27 %24 % Scenario 3Fi 0.539 47.0 19 9 10 47 %1,857 m2 26 %25 % Scenario 3Fi-ss 0.539 47.0 19 9 10 47 %1,857 m2 26 %25 % Scenario 4A 0.539 47.0 19 9 10 0 %1,885 m2 25 %24 % Scenario 4B 0.539 47.0 19 9 10 0 %1,885 m2 25 %24 % Scenario 4C 0.539 47.0 19 9 10 0 %1,731 m2 25 %26 % Scenario 4D 0.425 37.1 15 7 8 0 %1,943 m2 19 %26 % 8.Results 8.1.Scenario Comparison Chart 8.2.Description The chart above summarizes the scenarios analyzed. The following can be deduced from the analysis: (a)An increase in tandem parking results in greater density on the development. (b)An increase in tandem parking results in greater site coverage on the development. Draft Report !Page 43 of 44 (c)An increase in tandem parking results in a decrease is the amount of hard surfaces on site, not including site coverage caused by buildings, if you included building site coverage with the hard surfaces on site their is no increase or decrease in the relationship of covered site to exposed site with the use of tandem parking. (d)An increase in tandem parking results in slightly greater Usable Open Space on the development. Of the ﬁve variables analyzed not including any variances (parking type, usable open space, common activity area, visitor parking, and driveway apron length,) decreasing the number of tandem parking stalls and increasing the driveway apron had the greatest impact on density resulting in a 0.183 difference in FSR (6 unit / Acre). When the usable open space and common activity area are increased by 5m2 for each bedroom type and unit, there is no effect on density. In order to have a effect on density the usable open space and or common activity area should be increased proportionally to the percentage of type of parking on site. The example below increases proportionally 12m2 / Unit every for every 10% increase in tandem parking. (a)When 10% of the parking is tandem increase usable open space by 12m2 / Unit (b)When 50% of the parking is tandem increase usable open space by 60m2 / Unit (c)When 100% of the parking is tandem increase usable open space by 120m2 / Unit When the visitor parking stall component is increased by 2.5 times to 0.5 stalls / unit, density is effected only when 100% of the parking stalls are tandem parking stalls. When double parking stall units are introduced, visitor parking is able to be allocated on site. By controlling the type of parking stalls on site impact to the massing, architecture, & ‘feel’ of a site will be effected, the resulting impact of which may or may not be desirable for either to the residents, developer, and / or municipality. Introducing an analysis of a sloping site does not have a signiﬁcant impact on the unit layout on site, but in maintaining the density signiﬁcant retaining will be necessary. The retaining will be necessary to create rear yard area. Other variables can affect the density of the site in conjunction with controlling tandem parking stalls. Some of the other scenarios to analyze could be: (a)reduction of the allowable FSR for the zone. (b)1.2m wide sidewalk along one side of the strata road, while maintaing a certain drive aisle apron. (c)an indoor common activity area in addition to the basic area required over a certain density. (d)usable open space not allowed to be used in the calculation between the setbacks and property line. (e)minimum dimensions to accompany an area for the common activity area 9.Conclusion This report compares the impact of various combinations of tandem and side by side parking stalls have on a development within the current RM-1 zone. Controlling the type of parking will affect the density, massing and architecture of the buildings. Generally speaking , tandem parking , allows for the use of taller, narrower and higher units as well as greater density. Incorporating parking aprons and side by side parking stalls reduces all of these in relative amounts, depending on their proportionate use. Draft Report !Page 44 of 44