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HomeMy WebLinkAboutStaff Report- A2024-0049Clarington Summary of Comments Submitted A2024-0049 1 Belmont Drive Planning and Infrastructure Services Committee of Adjustment Minor Variance Municipal Departments / External Agencies Comment Clarington Building Division No concerns Clarington Development Engineering Division No concerns Clarington Fire and Emergency Services Department No concerns Durham Region Works Department No concerns Ganaraska Region Conservation Authority (GRCA) No concerns Municipality of Clarington Committee of Adjustment A2024-0049 Page 2 If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: November 28, 2024 File Number: A2024-0049 Address: 1 Belmont Drive, Newcastle Report Subject: A minor variance application to facilitate the construction of a 105-unit condominium townhouse development (SPA2023-0005) by: 1) increasing the permitted projection of a deck from 1.5 metres to 1.8 metres; 2) decreasing the minimum front yard setback for units fronting onto a public street from 4 metres to 3.4 metres 3) decreasing the minimum front yard setback to a garage for units fronting onto a private street from 6.0 metres to 5.7 metres; 4) decreasing the minimum rear yard setback for units fronting onto a private street from 7.5 metres to 5.8 metres; 5) decreasing the minimum exterior side yard setback for units fronting onto a public street from 4 metres to 2.5 metres; and 6) increasing the maximum height from 12 metres to 13.5 metres. Recommendations: 1. That the Report for Minor Variance Application A2024-0049 be received; 2. That all written comments and verbal submissions are considered in the deliberation of this application; 3. That application A2024-0049, for Minor Variances to: 3.1. Section 3.1.g. iv), 2) 14.6.52 g. v) (a) (i), 3) 14.6.52 g. vi) (a) (i), 4) 14.6.52 g. vi) (b), 5) 14.6.52 g. v) (c) (ii), and 6) 14.6.52 g. vii) to facilitate the construction of a 105-unit condominium townhouse development by: 3.2. increasing the permitted projection of a deck from 1.5 metres to 1.8 metres for Blocks 14-21; 3.3. decreasing the minimum front yard setback to a dwelling for units fronting onto a public street from 4 metres to 3.4 metres for Block 1 Unit 1, Block 2 Unit 8 and Block 3 Unit 11; 3.4. decreasing the minimum front yard setback to a garage for units fronting onto a private street from 6.0 metres to 5.7 metres for Block 8 Unit 38, Block 9 Units 41-42, Block 14 Units 67-70, Block 15 Units 73-74, Block 16 Units 77-78, Block 17 Units 81-84, Block 18 Units 87-90, Block 19 Units 93-94, Block 20 Units 97-98, and Block 21 Units 101-104; Municipality of Clarington Committee of Adjustment A2024-0049 Page 3 3.5. decreasing the minimum rear yard setback for units fronting onto a private street from 7.5 metres to 5.8 metres for Block 14-21; 3.6. decreasing the minimum exterior side yard setback for units fronting onto a public street from 4 metres to 2.5 metres for Block 1 Unit 1, Block 10 Unit 44 and Block 13 Unit 65; and 3.7. increasing the maximum height from 12 metres to 13.5 metres for Blocks 1-7 be approved as it maintains the general intent and purpose of the Clarington Official Plan, and Zoning By-law 84-63, is desirable for the appropriate development or use of the land and is minor in nature. 4. That all interested parties listed in this report be forwarded a copy of the Committee's decision. Municipality of Clarington Committee of Adjustment A2024-0049 1. Application Details 1.1 Owner: 1.2 Applicant: 1.3 Proposal: 1.4 Area of Lot: 1.5 Location: 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Secondary Plan Designation: 1.9 Heritage Status 1.10 Water, Sewage and Storm Servicing: Page 4 Wilmot Creek Developments Inc. D.G. Biddle and Associates Ltd. A minor variance application to facilitate the construction of a 105-unit condominium townhouse development (SPA2023- 0005) 2.38 hectares 1 Belmont Drive, Newcastle (See Figure 1) Holding Urban Residential Type Three Exception ((H)R3-52) Urban Residential, Environmental Protection Medium Density Residential (Foster Northwest Secondary Plan) None Municipal Municipality of Clarington Committee of Adjustment A2024-0049 Figure 1: Property Location Map Page 5 Municipality of Clarington Committee of Adjustment A2024-0049 2. Background Page 6 2.1 The applicant is seeking site plan approval for a 105-unit common elements condominium townhouse development on the subject property. Through the application process, six specific zoning deficiencies have been identified. The requested minor variances apply to specific blocks and units within the overall townhouse block and are not intended to apply to the entirety of the site. On October 18, 2024, Planning Staff received an application for minor variances from the applicant of 1 Belmont Drive. The minor variance application is proposed to facilitate the construction of a 105-unit condominium townhouse development (SPA2023-0005) by: 1) Increasing the permitted projection of a deck from 1.5 metres to 1.8 metres 2) decreasing the minimum front yard setback for units fronting onto a public street from 4 metres to 3.4 metres; 3) decreasing the minimum front yard setback to a garage for units fronting onto a private street from 6.0 metres to 5.7 metres; 4) decreasing the minimum rear yard setback for units fronting onto a private street from 7.5 metres to 5.8 metres; 5) decreasing the minimum exterior side yard setback for units fronting onto a public street from 4 metres to 2.5 metres; and 6) increasing the maximum height from 12 metres to 13.5 metres. (See Attachment 1). 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at the northeast corner of Regional Highway 2 and Belmont Drive (See Figure 1). The lot area of the property is approximately 2.38 hectares and has street frontage on Highway 2, Belmont Drive and Zibi Way. 3.2 The surrounding uses are as follows: a. South — Regional Highway 2 and beyond Highway 2 are rural residential properties with detached dwellings, and Clarington Fire Station. b. North — Existing detached dwellings in a residential subdivision and street townhouses currently under construction. c. East — Existing single detached dwellings and a stormwater management pond. d. West — Stormwater management pond and townhouse dwellings under construction. 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage notifying the public of the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within 60 metres of the subject site. 4.2 At the time of writing this report, Staff have not received any inquiries regarding this application. Municipality of Clarington Committee of Adjustment A2024-0049 5. Discussion Maintain the general intent and purpose of the Clarington Official Plan Page 7 5.1 The subject property is mainly designated Urban Residential within Clarington's Official Plan and Medium Density Residential within the Foster Northwest Secondary Plan which permits the multi -residential use of the property. 5.2 It is staff's opinion that the proposal conforms to the intent and purpose of the Clarington Official Plan. Maintain the general intent and purpose of the Zoning By-law 5.3 The subject property is zoned Holding Urban Residential Type Three Exception ((H)R3- 52) within Zoning By -Law 84-63. 5.4 The requested variance for deck projections would increase the maximum deck projection from 1.5 metres to 1.8 metres for Blocks 14-21 which includes 20 units. The intent and purpose of the maximum deck projection provision is to limit the portion of the rear yard covered by a deck. This is to ensure adequate space in the rear yard is maintained as landscaped area. This allows for infiltration and grading to accommodate drainage. Limiting the area of raised decks also limits impacts on privacy and overlook to neighbouring properties. The proposed area of the decks requiring variances is 4.3 square metres which limits the coverage area in the rear yard. This maintains an adequate space for landscaped area to accommodate drainage and minimizes concerns regarding privacy and overlook for neighbouring units. 5.5 The purpose of the minimum front yard setback to a dwelling from a public street is to provide separation from the public realm, to provide a uniform streetscape and to ensure that there is sufficient landscaped open space in the front yard. For the three units requiring variances, the driveways are accessed via the rear private street so there is no concern regarding providing parking in the front yard. The proposed front yard setback reduction along Block 1 Unit 1 is measured at the closest point between the dwelling and the property line, in this case; 3.4 metres to the sight triangle. Visually the property will still appear to have the same distance from the public street as all other units. For the remaining two units that require a variance to the minimum front yard setback from a public street (Block 2 Lot 8 and Block 3 Unit 11), the requested variances are due to the design of the building. To provide a high -quality building design and add visual interest, certain portions of the townhouse building project further than the rest of the building (See Attachment 2). Both units have a reduced minimum front yard setback of 0.1 metres or less. It is due to these projections, namely the front entrances which provide visual interest and avoid a monotonous building facade, that the units are slightly deficient in the front yard setback. These units provide the required landscaped open space in the front yard and provide a uniform streetscape. Municipality of Clarington Committee of Adjustment A2024-0049 Page 8 5.6 The intent and purpose of the minimum front yard setback to a garage for units fronting onto a private street is primarily to ensure there is sufficient space for parking and to ensure sufficient landscaped open space for reasons such as grading and drainage. The requested variance applies to: Block 8 Unit 38, Block 9 Units 41-42, Block 14 Units 67-70, Block 15 Units 73-74, Block 16 Units 77-78, Block 17 Units 81-84, Block 18 Units 87-90, Block 19 Units 93-94, Block 20 Units 97-98, and Block 21 Units 101-104 (27 units). The requested variance seeks to reduce the required 6.0 metre setback to 5.7 metres. To provide a high -quality building design and add visual interest, certain portions of the townhouse building project further than the rest of the building which results in the above -noted units not maintaining the required 6.0 metre setback. All units requiring a variance for a reduction to the minimum front yard setback to a garage for units fronting onto a private street provide the required 5.7 metre depth for an outdoor parking space and provide the necessary landscaped open space in the front yard for drainage and an attractive streetscape. 5.7 The requested variance to decrease the minimum rear yard setback for units fronting onto a private street from 7.5 metres to 5.8 metres impacts Blocks 14-21 (a total of 20 units). The purpose of the minimum rear yard setback requirement is to ensure adequate space for private outdoor amenity and ensure sufficient separation between townhouse blocks. There is sufficient space maintained within the rear yards for amenity space and the condominium block includes two common outdoor amenity areas, which will provide additional amenity space. The proposal provides sufficient spatial separation between townhouse blocks. 5.8 The intent and purpose of the minimum exterior side yard setback for dwellings fronting on a public street is to ensure buildings are not so close to the road that they overwhelm the public realm. The requested variances are for three units. Block 1 Unit 1 requires a variance from 4 metres to 2.5 metres to Belmont Drive. This provides sufficient spatial separation from the dwelling unit and the public sidewalk. The variances for Block 13 Unit 65 and Block 10 Unit 44 are somewhat technical in nature. Both dwellings front the public street Belmont Drive, however the exterior side yard setbacks are to `Street B,' an interior private road. There is a greater distance to the private road as there is over 9 metres of landscaped open space in both cases and thus, will not overwhelm the public or private realm. However, the numeric distance between the dwelling unit property line and the lands within the condominium corporation is 2.5 metres. 5.9 The intent and purpose of the maximum height provision for townhouse dwellings is to ensure uniformity within a neighbourhood and to ensure that the dwellings do not dominate neighbouring properties. The proposal is for townhouse dwellings with a height of up to 13.5 metres whereas the zoning by-law permits a height of up to 12 metres. The variance would apply to 36 of the 105 link townhouse dwellings (Blocks 1- 7). The variance is primarily a result of the difference in grade at the south and west side of the site. The townhouses will generally appear to be the same height from the street front. The contours of the grade (the elevations) create a situation where the elevations vary on the same townhouse block (See Attachment 2). The Blocks that require variances for the height are adjacent to public and private roads, thus not dominating neighbouring properties. Municipality of Clarington Committee of Adjustment A2024-0049 Page 9 5.10 For the above stated reasons, it is Staff's opinion that the application is in conformity with the intent and purpose of Zoning By-law 84-63. Desirable for the appropriate development or use of the land, building or structure 5.11 The proposed link townhouse dwellings are the appropriate development for the subject property as the site is designated medium density residential within the Foster Northwest Secondary Plan. 5.12 The proposed increase in height will provide for an attractive streetscape from the public and private rights -of -way, while providing some flexibility due to variability in grade across the site. The proposed variances for a reduction to the setbacks and an increase in the deck projections will provide relief so that the development can achieve a compact built form, and higher densities targeted for medium density sites. 5.13 It is Staff's opinion, that the proposed minor variances are desirable for the residential development and use of land, building and structures. Minor in Nature 5.14 The proposed condominium townhouse development is in keeping with the medium density land use anticipated on the subject site and is in keeping with the land uses in the surrounding neighbourhood. The requested variances will not negatively impact the character of the neighbourhood, nor will it result in an adverse visual impact on the streetscape. The requested variances only apply to specific blocks and lots on the subject site minimizing the impact on the site. 5.15 It is Staff's opinion that the proposed variances are minor in nature as they do not change the use of the land and are minor deviation to the provisions of the zoning by- law both independently and cumulatively. There are no anticipated negative impacts to the subject site or surrounding land uses. 6. Conclusion 6.1 Given the above comments, staff recommend approval of the application for a Minor Variances to Section 1) 3.1.g. iv), 2) 14.6.52 g. v) (a) (i), 3) 14.6.52 g. vi) (a) (i), 4) 14.6.52 g. vi) (b), 5) 14.6.52 g. v) (c) (ii), and 6) 14.6.52 g. vii) to facilitate the construction of a 105-unit condominium townhouse development by: 1) increasing the permitted projection of a deck from 1.5 metres to 1.8 metres for Blocks 14-21; 2) decreasing the minimum front yard setback to a dwelling for units fronting onto a public street from 4 metres to 3.4 metres for Block 1 Unit 1, Block 2 Unit 8 and Block 3 Unit 11; Municipality of Clarington Committee of Adjustment A2024-0049 Page 10 3) decreasing the minimum front yard setback to a garage for units fronting onto a private street from 6.0 metres to 5.7 metres for Block 8 Unit 38, Block 9 Units 41- 42, Block 14 Units 67-70, Block 15 Units 73-74, Block 16 Units 77-78, Block 17 Units 81-84, Block 18 Units 87-90, Block 19 Units 93-94, Block 20 Units 97-98, and Block 21 Units 101-104; 4) decreasing the minimum rear yard setback for units fronting onto a private street from 7.5 metres to 5.8 metres for Blocks 14-21; 5) decreasing the minimum exterior side yard setback for units fronting onto a public street from 4 metres to 2.5 metres for Block 1 Unit 1, Block 10 Unit 44 and Block 13 Unit 65; and 6) increasing the maximum height from 12 metres to 13.5 metres for Blocks 1-7. as it maintains the general intent and purpose of the Clarington Official Plan, and the Zoning By-law 84-63, is desirable for the appropriate development or use of the land and is minor in nature. Submitted by: Toni Rubino Senior Planner, Development Review Branch Planning and Infrastructure Services Department Municipality of Clarington Committee of Adjustment A2024-0049 Concurrence: Page 11 This report has been reviewed by Sarah Parish, MCIP, RPP, Principal Planner, who concurs with the recommendations. Staff Contact: Toni Rubino, Senior Planner, (905) 623-3379 x2431 or trubino(a-clarington.net. Attachments: Attachment 1: Site Plan Attachment 2: Building Elevations Interested Parties: The following interested parties will be notified of Committee's decision: Attachment 1 I\ B K <�tiy 2 2 ----------- - STREET SIGN SCHEDULE LOCATION TYPE STANDARD SIZE(cm) MESSAGE STREET NAME BLADES BLADE HEIGHT 1 Ra 1 C-402 60x6O STOP STREET A/ZIIBI WAY 150mm 2 Ra 1 C-402 60x6O STOP STREET A/ZIIBI WAY 150mm 3 Ra 1 C-402 60x6O STOP STREET A/STREET B 150mm 4 j Ra 1 j C-402 j 60x60 j STOP STREET A/STREET B i 150mm FIRE ROUTE SIGN FRCo SNOW STORAGE SIGN ssCu STOP SIGN ST Co WATER METER LOCATION ® BACKFLOW PREVENTOR LOCATIONQB V' SITE MAILBOX LOCATION MLBX CONCEPTUAL BIKE RACK LOCATION DRIVEWAY LOCATION SNOW STORAGE SIGN FIRE ROUTE SIGN ACCESSIBLE PARKING SITE STREET LIGHT O (SS) (FR) SPACE SIGN (AS) SITE BOLLARD LIGHT E� SITE TRANSFORMER m SITE HYDRANT FIRE ROUTE 0 PROP DECK PROP LANDSCAPE FEATURE ®-.- (REFER TO LANDSCAPE DRAWINGS FOR DETAILS) • • • •1-1 - Mill 11111101111111pp- •'• _ ••'• - TRAN 1®�i■1, 1.i7l - - IN 19 "�!�"�%� ��� % '�%% ,'%��i % j �� ICJ/////.%j ���j/;�10 �,'/ /%� Ill /0 © M _ I• . • ■�`�6.30 11■IIIII - , • l��•�WE won �I 0. 'A NMIM� 1 !LIM! ' .. tm E Fral, qzro 0P 00 0 Fo 100 ■N� • • 1 • • \\ - =_ 1 KiI■ ■ ■ _ ■NUNN ■ ■ IBM "g all �I1��//%i//////.%////%%//////i�-------- �!�//E/3,i ������������i. VZZZZ//:'.,,,..,�. �.%�/fi. �����////���/%/.: J�%I//:/ 33.60 - a MUN/C/ PALITY OF CLARINGTON 9 -,(�,��Y\ � 115 GANgOjgN BOAC/FjL, R �5 A/lbygy p D WHITEHAND DR p U � m GRADY OR/I/E 00 0 m 0 � � as G/lif-N ROgO DURHAM HIGHWAY NO. 2 o KING AI/ENUE SUBJECT W PROPERTY NEWCASTLE URBAN AREA KEY PLAN BENCH MARK 520S - ELEV 99.229m COMMUNITY HALL, FRONT OF SOUTH WALL, RECTANGULAR BENCHMARK PLATE IN WATER TABLET COURSE OF STONEWORK, 1.52m EAST OF ENTRANCE. BEARINGS FOR THE DEVELOPMENT ARE BASED ON THE LEGAL SURVEY PREPARED BY J.D. BARNES, DATED APRIL 26, 2022, REFERENCE NO. 13-25-850-17. SITE STATISTICS ZONING R3-52 SITE AREA 23753.94m2 BLK 240 (0.30m RESERVE) 65.42m2 COMMON OUTDOOR AMENITY AREA 320m2 NET SITE AREA 23688.52m2 BUILDING AREA 6915.42m2 29.19% LANDSCAPE AREA 9008.25m2 38.03% EX FENCE ASPHALT AREA (INCLUDING SIDEWALKS) 7003.19m2 32.78% RESIDENT PARKING REQUIRED (2 SPACES/UNIT) 210 VISITOR PARKING REQUIRED (0.25 SPACES/UNIT) 27 TOTAL PARKING REQUIRED (RESIDENT & VISITOR) 237 RESIDENT PARKING PROVIDED 210 VISITOR PARKING PROVIDED 27 TOTAL PARKING PROVIDED 237 s.o COMMON x I I OUTDOOR 0° I AMENITY AREA o M ^ I I (320m2) x N I BLOCK 22 m M 1.50 I I SWM POND 5.79 5.79 5.79 rl BLO 5.79 5.79 K 18 5.79 Do250 9.95 I I j I I I 0 o I I O 9ti LC T 91 L T 90 LOT 89 L T 88 LOT 17 6 �OT w 16 I 5.70 J 5.70 I - - - � mLO Iq 3.35 ° 671 vi ui 697 .56 1 R ®� o_ ------------ ------------------� ���� ,' LO CVO �G ® -----Q ------ ------------------- r0 2941 N M z A 1 1 33.7I I I I a T I 33.7 33.7 25.18 3373 .2 5.79 5.79 5.79 5.79 5.2 .29 rn 5.79 5.79 5.79 5.79 5. 5.29 5.79 5.79 5.79 5.79 5.2 2.50 m BLOCK 4 2.79 BLOCK 5 ^ N BLOCK 6 ^ �, BLOCK 7 E 2.7s O rn I . . rn . . °i . rn �i 2.50 O . o A N 3.14 0 3.14 00 ^LOT 13 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18 5 8 LOT 19 L T 20 LOT 21 LOT 22 LOT 23 LOT 24 3 14 OT 25 OT 26 LOT 27 LOT 28 LOT 29 LOT 30 3.13 It LOT 31 OT 32 LOT 33 LOT 34 LOT 35 LOT 36 6 Fill"iM I I PIP - ----- --- ---------- - ----- -- ------ -- - - -- ------------ ----- - -- -- ---- -- - -- --- -- ---- -- -- - - 96.80m N70`23'00"E 100.00m N70°23'00"E ---------------------- ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- ---- - BLOCK 240 - --F0 3m RESERVE) L- - - - a LEGEND 300mm 300mm 300mm ACCESSIBLE PARKING STALL (� ACCESSIBLE PARKING SIGN APC�J E 0 LO E 0 In ----�I�--- -TOP OF BANK --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- EDGE OF ASPHALT D URHA M HIGHWAY No. L EDGE OF ASPHALT GUARDRAIL GRAVEL DRIVEWAY +"------------ - - - - - - - - - - - r - DITCH- OF DITCH - - �9G� - - OF DITCH - - - - - - - - - - - - - - - - - - - --- - - - - - - - - - - - - - - - - - - - - - - - -------------------------------- 16.30m N70°24' 10"E 'd 9n� - - - TOP OF BANK 99�8 1 �ti ♦11GQ 9 YDR *",g5 k �283 SN�pRPNi 'a, ASPHAL T DR/VEWAY X EX DRIP L/SNE�6E 8. OCT 2, 2024 REVISED AS PER MUNICIPALITY OF CLARINGTON COMMENTS C.J. 7. SEP 25, 2024 REVISED PARKING STALL LOCATIONS AS PER CLARINGTON COMMENTS C.J. 6. JUN 24, 2024 ISSUED FOR CONSTRUCTION B.A. JJJ82 5. JUN 4, 2024 REVISED BLK NUMBERS PER OWNER'S REQUEST C.J. 4. MAY 15 2024 REVISED AS PER 2ND SUBMISSION COMMENTS M.H. 3. MAY 8, 2024 ISSUED FOR SERVICING PERMIT M.H. 2. APR 1, 2024 ISSUED FOR TENDER M.H. 1. JAN 2024 REVISED AS PER 1ST SUBMISSION COMMENTS M.H. NO. DATE REVISION BY REVISIONS BLOCK 230, FOSTER CREEK WEST, NEWCASTLE, ONT. - - - SITE PLAN of EDGE OF ASPHALT 96 King Street East D.G. B I D D L E Oshawa, Ontario, L1 H 1136 & ASSOCIATES Phone: 905-576-8500 info@dgbiddle.com CONSULTINGdgbiddle.com PROJECT NO. SCALE: 1:400 117015 DRAWN BY: M.J.H. DRAWING NO. DESIGN BY: M.J.H. SP- 1 CHECKED BY: B.J.L. DATE: MAY 2023 0 Z w U) In z 0 Attachment 2 TOP OF— . 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UNDERSIDE OF FOOTING BLOCK 1 LOT 1 i BLOCK 1 LOT 2 i BLOCK 1 LOT 3 i BLOCK 1 LOT 4 i BLOCK 1 LOT 5 i BLOCK 1 LOT 6 T3 -A- LEFT SYU T4 - A - LEFT T4 -A- RIGHT T4 -A- LEFT T4 -A- RIGHT T3 -A- RIGHT i i i i i TOWNS OF BELMONT BLOCK 1 WEST ELEVATION TOP OF ROOF F E WINDOW _ TOP OFSECOND SUBFLOOR TOP OF WINDOW V OPOFSECOND LANDING O p ro � N a TOP OF WINDOW _ OP OF MAN SUBFLOOR 7F O V TOP WINDOW TOPOFSEL OND LANDING BOBTOPFLOCR UND WON OF DOW TOP OF F IRST LANDING O f0 . a TOP OF _ BASEMENTSLAB FINISHED GRADE - BLOCK LOWEST POINT OF GRADE z (ELEV 89.85) _. ._._ UNDERSIDE OF FOOTING STREET SCAPES TOP OF ROOF- - - - TOP OF GABLE- - - - - -lh - MIDPOINT OF ROOF- " (V W TOP OF PLATE- - - - - \ - TOPOFWINDOW--- - - GO O_ (D TOP OF SECOND SUBFLOOR- - - - -- TOP OF WINDOW--- - - - o a TOP OF MAIN SUBFLOOR- - - - - - TOP OF WINDOW--- - �� TOP OF GROUND SUBFLOOR- - - - - �- TOPOF WINDOW- - - � O FINISHED GRADE_ (D TOP OF BASEMENT SLAB O z 2 UNDERSIDE OF FOOTING- - YYY-- ���VYYYYYYYYYYYYYYYYYYYYY�� ���Y\ Ir r r rrlr r r r r r r r r rl or or or r0 YOYYYYYYYYI .�YYYYMill YMill IYYYYYYYYYYYYYYY : IY' . �\ YYYYYYYYYYYYYY� �rrrrrrrrrrrrrrVrrlr r _�--- rrrrrrrrrrrrrrrr�I -IN IN ` - _- ■■ ■■ � ------ _- ■■ ■■ � -our -- _- ■■ ■■ � ------ ■■ ■■ � - � -=i ■■ ■■ �------_. ■■ ■■ �-' MENNEN •---------------------------..,-----------------------------••-------------- --------------- -TOP OF WINDOW -------� �— ----------- — -- ------- ----�__==---� ---_o_-------_-s- --•-_�----r-s=�-- ��---------- - OF WINDOW NN _os_--TOP S= ��1111� ____ _ _ _-� —_______ �_- _ _?J �_________==-1111 fir: --- —_____-J ___-----====�91111 --------------------- - •--�� Mill •---------------_. _—_—_---------------"-_ -- '• �- -----------------•'-�--- q-=- TOP OF WINDOW �I I' f-. 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TOP OF SECOND SUBFLOOR- - - - OI ` v iV V TOP OF MAIN SUBFLOOR- - - TOP OF WINDOW--- - - TOP OF BASEMENT SLAB FINISHED GRADE- - - BLOCK LOWEST - POINT OF GRADE (ELEV 89.70) UNDERSIDE OF FOOTING- - - iY= --------------------------------------------------- F---------------------------`--------------------------F------------------------------------------------------F--------------------------- '- F------------------------- ------------------------------------------------------- I------------------------------ BLOCK 4 LOT 13 i BLOCK 4 LOT 14 i BLOCK 4 LOT 15 BLOCK 4 LOT 16 i BLOCK 4 LOT 17 i BLOCK 4 LOT 18 T7 - B - LEFT SYU T8 - B - LEFT T8 - B - RIGHT T8 - B - LEFT T8 - B - RIGHT T7 - B - RIGHT i i i i i TOWNS OF BELMONT BLOCK 4 SOUTH ELEVATION -� - • HI • - • -TOP OF ROOF - -----TOP OF GABLE - -MIDPOINT OF ROOF i� O -- —TOP OF PI -ATE --TOPOFWINDOW - -TOP OF SECOND EUSFLOOR Y - -TOP OF MAIN SUBFLOOR - -TOP OF WINDOW - -TOP -- OF GROUNDSUBFLOOR -TOP OF WINDOW i0 F1111-1 GRADE _ - _ - --J, - _UNDERSIDE OF FOOTING STREET SCAPES 15'-9/? 6'-11.1 6'-1%" 17'-3'/z" 10'-0%11 10'-OW 17'-3%" 6'-1'/," 6-1'/a" 15'-91/z" TOP of RooF------­F- — - —rOP OF ROOF TOP OF GABLE----- MIDPOINTOFROOF---- TOP OF GABLE— - — Y _ r TOPOF TOPOFWINDOW--- - ED TOP OF SECOND Sl.BFLODR— TOP OF WINDOW--- - TOP OF MAIN SUBFLOOR--- O 7 — TOPOFWINDOW--- -->r TOP OF GROUND SUBFLOOR— - — TOP OF WINDOW— - — C1 TOP OF BASEMENT SLAB FINISHED GRADE— - —- -- BLOCK LOWEST POINT OF GRADE y (ELEV 90.10) Z UNDERSIDE OF FOOTING— - — - - — - — BLOCK 5 LOT 19 I BLOCK 5 LOT 20 I BLOCK 5 LOT 21 BLOCK 5 LOT 22 I BLOCK 5 LOT 23 I BLOCK 5 LOT 24 T7-A-LEFT T8-A-LEFT T8-A-RIGHT T8-A-LEFT T8-A-RIGHT T7-A-RIGHT TOWNS OF BELMONT BLOCK 5 SOUTH ELEVATION — — ao —MIDPOINT OF ROOF —TOP OF GABLE OF PLATE --TOP OF WINDOW OF SECOND SUBFLOOR OF WINDOW iD r V — —TOP — OF MAIN SUBFLOOR —TOP OF WINDOW O OF GROUND SUBFLOOR TOP OF WINDOW zo ------ TOP OF TSLAB FINISHED GRADE _ - _ - � - —UNDERSIDE OF FOOTING STREET SCAPES TOP OF ROOF---- TOP OF GABLE- MIDPOINTOFROOF-- TOPOFGABLE • • - - - -- Y v TOPOFWINDOW--- — —y— TOP OF SECOND SUSFLOOR- - - TOP OF WINOOW- - - A v v TOR OF Mary suBFLooR--- — TOP OF WINDOW- - - TOP OF BASEMENT SLAB FINISHED GRADE- - - BLOCK LOWEST POINT OF GRADE (ELEV 90.90) UNDERSIDE OF FORTING- - - -------------------------------------------------, G ------- G--------------------------- ----------------------------- 1--------------------------- '--, ----- ; ,; I BLOCK 6 LOT 25 i BLOCK 6 LOT 26 i BLOCK 6 LOT 27 BLOCK 6 LOT 28 T7-B-LEFT T8-B-LEFT T8-B-RIGHT T8-B-LEFT TOWNS OF BELMONT BLOCK 6 SOUTH ELEVATION -----FOP OF ROOF - v - - - - -MIDPOINT OF ROOF - - -TOP OF GABLE o — - --TOP OF WINDOW - OF SECOND SUBFLOOR -TOP OF WINDOW a - -TOP OF WINDOW - -TOP OF GROUND SUBFLOOR -TOP OF WINDOW O iD ------ - TOP OF BASEMENT SLAB -FINISHED GRADE --------=-f--=--------------------------------------------------� ------DNDERSIDEDFFDDTING I BLOCK 6 LOT 29 i BLOCK 6 LOT 30 T8 - B - RIGHT T7 - B - RIGHT i STREET SCAPES TOP OF ROOF------­--- TTOP OF GABLE- NIDPOINTOFNOOF--- " v TOP OF GABLE TOP OF PIATE-- TOPOFWINDO­ - - N - - O zo TOPOFSECONDSUBFLOOR-•-"- TOPOFWINDOW-"- - --lr FINISHED GRADE - BLOCK LOWEST POINT OF GRADE (ELEV 91.95) UNDERSIDE OF FOOTING- - - ,. - - --'F - - - STOP OF ROOF O co -MIDPOINT OF ROOF TOP OF SIDE YARD UPGR-E GABLE OF PLATE -TOP OF WIND,­ - OF SECOND SUBFLOOR -TOP OF WINDOW V V - -TOP - OF MAIN SUBFLOOR -TOP OF WINDOW - -TOP OF GROUND SUBFLOOR STOP OF WINDOW O iO O V Z -TOP OF BASEMENT SI S FINISHED GRADE SIDE OF FOOTING - - C__________________ ------------ __ BLOCK I I 7 LOT 31 I BLOCK 7 LOT 32 BLOCK 7 LOT 33 BLOCK 7 LOT 34 BLOCK 7 LOT 35 I BLOCK 7 LOT 36 T7 - A - LEFT T8 - A - LEFT T8 -A - RIGHT T8 - A - LEFT T8 -A - RIGHT T7 -A - RIGHT SYLI TOWNS OF BELMONT BLOCK 7 SOUTH ELEVATION STREET SCAPES