March 23, 2019 City of Brandon Planning & Buildings Department 638 Princess Avenue Brandon, MB R7A 0P3

RE: DEVELOPMENT PERMIT VARIANCE APPLICATION; 1640 SYCAMORE DRIVE

During a review by the City of Brandon, it was discovered that there had been an oversight during the Development Permit review and that our site plan was lacking a drive aisle that is 7.3m wide as per the City’s Fire Access Policy. This oversight has now necessitated a variance on the already approved Development Permit from February 28, 2020. The approved site plan has all of the drive aisles at 6.1m in width and we are proposing to widen the north/south drive aisle on the western property line, along with the hammerhead turn around, to 7.3m in width. In order to accommodate the required widening of the drive aisle with as few design changes as possible, we are proposing to take the additional 1.2m out of the side yards of both buildings. We are proposing two variances, one to vary the side yard of building A from 3.05m to 1.85m, and one to allow two parking stalls to encroach 1.2m into the rear yard behind building B. The widening of the drive aisle resulted in the loss of one parking stall, however the project still provides five parking stalls over the bylaw requirement. The proposed variances do not negatively impact the adjacent neighbors. Should you require any further information, I can be reached at rachel.ricard@seymourpacific.ca or 250-850-3212. Regards, Rachel Ricard Development Manager

PROJECT DATA

-

208 UNITS / 5.43 Ac = 38 DU/ACRES

PR

OJ

EC

T IN

FO

RM

AT

ION

BU

ILD

ING

PA

RK

ING

PROJECT DESCRIPTION

THIS PROJECT CONSISTS OF 2-MULTI-FAMILY RESIDENTIAL BUILDINGS

BUILDING CODE

THE APPLICABLE BUILDING CODE IS THE MANITOBA BUILDING CODE 2011, INCLUDING ALL ADDENDA

PROJECT DATA

MUNICIPAL ADDRESS

LEGALDESCRIPTION

ZONING

MUNICIPALITY

LOT AREA (SF)

LOT COVERAGE

%

(SF)

BRANDON, MB

236,343.85 ft2 - 5.43 ACRES (21,956.27 m2 - 2.20 HA)

PERMITED PROPOSED

BUILDING SETBACKS

BUILDINGHEIGHT

60%

141,806 ft2 (13,174 m2)

23%

54,173.27 ft2 (5,033 m2)

FRONT REAR INTER. SIDE NOTES

REQUIRED

PROPOSED

19'-8" (6.0m)

19'-8" (6.0m)

19'-8" (6.0m)

CORN. SIDE

15'-1 1/8" (4.6m)

15'-1 1/8" (4.6m)

15'-1 1/8" (4.6m)

15'-1 1/8" (4.6m)

DENSITY

PERMITED PROPOSED

14.0 m 12.8m

UNIT BREAKDOWN*EXCLUDES DECKS / PATIOS

UNITS DECKS CORR.

93 # #BUILDING A #

115 # #BUILDING B #

TOTAL 208 UNITS

TYPEUNITS NUMBER SF(SM)

EASEMENT

RHD

VISITOR

STANDARD CAR

ACCESIBLE

70%

10%

8 PER 301 STALLS

PROPOSEDPARKING

REQUIREDPARKING

19'-8" (6.0m)

208 x 1.5 312100%

PROVIDED

AM

EN

ITY

PLAY AND RECREATION AREA

AMENITY #2

AMENITY #1

273 MIN

31 MIN

8 MIN

PROPOSED

AMENITY

11,733.5 ft2

(1090 m2)

276

33

8

BICYCLE STALLS

40

TOTAL 93

1 BED/ 1 BATH 32 626 (58) - 687 (64)*

3 BED/ 2 BATH 16 1031 (96) - 1123 (104)*

2 BED/ 2 BATH 41 936 (87) - 965 (90)*

PARCEL A, PLAN 1547

1640 SYCAMORE DRIVE

317

2 BED/ 1 BATH 4 898 (83)*

BUILDING A

TOTAL 115

1 BED/ 1 BATH 25 626 (58) - 687 (64)*

16 1031 (96) - 1123 (104)*

2 BED/ 2 BATH 69 936 (87) - 965 (90)*

2 BED/ 1 BATH 5 898 (83)*

BUILDING B

3 BED/ 2 BATH

OPEN SPACE (LAWN) - 3872 ft2 (360 m2)

OPEN SPACE (LAWN), DOG RUN, COMMUNITY GARDENS, PLAYGROUND, SEATING AREAS - 7861.5 ft2 (730 m2)

INDOOR AMENITY FLEX ROOM - 965ft2 (90 m2)

ASPEN GREENS – BUILDING CODE COMPLIANCE REVIEW SUMMARY

DESIGN AND CONSTRUCTION TO BE IN ACCORDANCE WITH THE MANITOBA BUILDING CODE; THE MANITOBA FIRE CODE; AND THE MANITOBA ENERGY CODE for BUILDINGS FOR THIS MULTI-RESIDENTIAL PROJECT COMPRISED OF 2 SEPARATE 4-STOREY BUILDINGS each divided by a 2-HR gypsum FIREWALL

3.1.2 BUILDING CLASSIFICATION

GROUP C – RESIDENTIAL OCCUPANCY - SPRINKLERED

BUILDING A – 93du – divided by 2-Hr Firewall - typical floor 24duBUILDING B – 115du – divided by 2-Hr Firewall - typical floor 29du

3.1.17 OCCUPANT LOAD

3.1.17.1 (b) Occupant Load based on 2 persons per sleeping room BUILDING A – 358 persons (incl.18 RO and Amenity) – typical floor 88 personsBUILDING B – 442 persons – typical floor 112 persons

3.2.2 BUILDING SIZE and CONSTRUCTION RELATIVE to OCCUPANCYCLASSIFICATION 3.2.2.50 GROUP C, UP TO 4 STOREYS, SPRINKLERED (NFPA-13R)

1) BUILDING AREA not more than 1,800 M. SQ. (19,375 SQ. FT.)2) BUILDING to be COMBUSTIBLE or NON-COMBUSTIBLE construction used singly or in combination, and

a) FLOOR ASSEMBLIES shall be FIRE SEPARATIONS with a FIRE-RESISTANCE RATING not less than 1 H

c) LOADBEARING WALLS, COLUMNS AND ARCHES shall have a FIRE-RESISTANCE RATING not less than that required for the supported assembly (1 H)

3.2.4.21 SMOKE ALARMS

1 ALARM PER SLEEPING ROOM plus 1 in HALLWAY

3.2.5.12 AUTOMATIC SPRINKLER SYSTEM

AS PER NFPA-13R

ARTICLE 3.3.4.2 FIRE SEPARATIONS

1. SUITES SEPARATED from each other and remainder of the building by a FIRE SEPARATION having a FIRE-RESISTANCE RATING not less than 1 H(APPLIES TO PARTY WALLS, CORRIDOR WALLS AND FLOOR SYSTEMS)As per 3.1.8.11 CLOSERS PROVIDED TO ALL DOORS IN FIRE SEPARATIONSAs per 3.1.11.5 ATTIC COMPARTMENTS less than 300m2, no dimension more than 20m

SECTION 3.4 EXITS

3.4.2.1.(1) EXITS PROVIDED 23.4.2.5 LOCATION OF EXITS – TRAVEL <45 M (148 ft.) to at least one exit3.4.3 WIDTH AND HEIGHT OF EXITS - width 1250 mm (49”) – CAPACITY 156 PERSONS3.4.4 FIRE SEPARATION OF EXITS – 1 H3.4.6 TYPES OF EXIT FACILITIES – IN COMPLIANCE w/ MBC

(3.4.6.5.(8) BOTH HANDRAILS CONTINUOUSBUILDINGS A & B HAVE HORIZONTAL EXIT THRU 2-Hr FIREWALL

SECTION 3.5 VERTICAL TRANSPORTATION

ELEVATOR SHAFT EXCEEDS 1 H REQUIREMENT at SUITES (1.5 H PROVIDED)At MACHINE ROOM 1 H FIRE-SEPARATION PROVIDEDELEVATOR SIZE 2032 MM X 1295 MM

SECTION 5.9.1 PROTECTION FROM NOISE

WALLS DESIGN STC 51 (CORRIDOR) STC 57 (PARTY WALL)FLOOR DESIGN STC 60ELEVATOR SHAFT DESIGN STC 55

3.2.3 SPATIAL SEPARATION & EXPOSURE PROTECTIONREFER: TABLE 3.2.3.1 D for a Building Sprinklered Throughout

EXPOSED BUILDING FACE (EBF) MAX COMPARTMENT approx. 40 SQ. MUNPROTECTED OPENINGS less than 30 %EXTERIOR WALLS FRR = 3/4 (hr)CLADDING NON-COMBUSTIBLELIMITING DISTANCE (LD) less than 3 M (10 FT.)

ASPEN GREENS – ENERGY CODE COMPLIANCE REVIEW SUMMARY

BRANDON ZONE 7A HDD = 5760TARGETS: WALL U = 0.21 GLASS U = 1.9 (Max FDWR=28%)

PROJECT DESIGN U (effective) WALLS = 0.365U (effective) FENESTRATION = 1.706

BUILDING A REFERENCE MODEL BUILDING UA W/K = 2,498.46DESIGNED BLDG. (FDWR19%) UA W/K = 2,257.41

BUILDING B REFERENCE MODEL BUILDING UA W/K = 3,045.02DESIGNED BLDG. (FDWR 19%) UA W/K = 2,763.97

ALL BUILDINGS ROOF (ATTIC) INSULATION R-50 WITH NO SKYLIGHTSFOUNDATION AND FLOOR SLAB MEETS PRESCRIPTIVE REQ’TS

100 St Anns Street, Campbell River, B.C.(T)250.286.8045 (F)250.286.8046

www.seymourpacific.ca

REV #:DRAWING #:

SCALE:

DATE:

CHECKED BY:

DRAWN BY:

DRAWING TITLE:

ADDRESS:

PROJECT NAME:

PROJECT STATUS:

SITE MAP:

PROJECT NUMBER:

TRADE CONTRACTORS SHALL VERIFY ALLDIMENSIONS AND REPORT ANYDISCREPANCIES OR INCONSISTENCIES TOSEYMOUR PACIFIC DEVELOPMENTS LTD.,WITHOUT DELAY, FOR CLARIFICATION AND/OR CONFIRMATION. DO NOT SCALE DRAWINGS. DESIGNS REPRESENTED AND DRAWINGS USED AS INSTRUMENTS OF SERVICE SHALL REMAIN THECOPYRIGHT AND PROPERTY OF SEYMOUR PACIFICDEVELOPMENTS LTD. ANY REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZEDBY SEYMOUR PACIFIC DEVELOPMENTS LTD. IS PROHIBITED.

CONTRACTORS SHALL REMAIN FAMILIAR WITH, SHALL REFER TO, AND SHALL PERFORM IN ACCORDANCE WITH LOCAL LAWS, REGULATIONS AND BUILDING CODES. CONTRACTORS SHALLMAINTAIN GOOD INDUSTRY BUILDING AND SAFETY PRACTICES CONSISTENT WITH THE CONTRACT INTENT AND THE REQUIREMENTS OF JURISDICTIONAL AUTHORITIES.

ADDITIONAL CLAIMS AND COSTS RELATED TO NON-MATERIAL CHANGES WILL NOT BE ACCEPTED BY SEYMOUR PACIFIC DEVELOPMENTS LTD. NON-MATERIAL CHANGES ARE DEEMED TO BE PLAN CHANGES OR SPECIFICATION ADJUSTMENTS THAT DO NOT SUBSTANTIALLY AFFECT THE VALUE, TIME,COST AND QUALITY OF CONSTRUCTION.

CONTRACTORS SHALL MAKE EVERYREASONABLE EFFORT TO MAINTAINSCHEDULE TARGETS AND PROVIDE GOODEFFICIENCY, PROGRESS, WORKMANSHIPAND QUALITY TOWARD DEFICIENCY-FREERESULTS.

ALL WORK IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED AS STATED IN THE LATEST EDITION OF THE CITY OF BRANDON STANDARD CONSTRUCTION.

ALL GRASSED LANDSCAPING REQUIRED WITHIN THE PUBLIC RIGHT-OF-WAY IS TO BE COMPLETED WITH SOD.

A ISSUED FOR DP 08/27/2019

D

ISSUED FOR COORDINATION

ISSUED FOR BUILDING PERMIT

No. Description Revision Date

Revision Schedule

ASPEN GREENS

1905

1640 SYCAMORE DRIVE,BRANDON, MANITOBA

03/20/2020

SEAL: ABELEARCHITECTURETHOMAS C. ABELE, ARCHITECT MAA, T: 604.682-6818

A

B

B SITE PLAN REVISIONS 10/23/2019

C ISSUED FOR COORDINATION 12/13/2019

BM

PG

C ISSUED FOR BUILDING PERMIT 02/04/2020

D RE-ISSUED FOR B.P. 03/20/2020

1/4" = 1'-0"

03/2

0/ 2

02

0 1

1:0

8: 0

2 A

M

A0.1

GENERAL NOTES & BUILDING CODEANALYSIS

VICINITY MAP

*VICINITY MAP IS ONLY AN APPROXIMATION OF PROJECT LOCATION*

BUILDING B = 115 UNITS + MAILROOM

BUILDING A = 93 UNIT + RO + AMENITY

4.60 m

15' - 1 1/8"R

40'

- 0

"

R 4

0' -

0"

7.3

5 m

24

' -

1 3

/8"

18

.59 m

61

' -

0"

4.8

8 m

16

' -

0"

6.1

0 m

20

' -

0"

6.1

0 m

20

' -

0"

12

.19 m

40

' -

0"

6.1

0 m

20

' -

0"

6.1

0 m

20

' -

0"

5.1

8 m

17

' -

0"

18

.59 m

61

' -

0"

5.18 m

17' - 0"

6.10 m

20' - 0"

7.30 m

23' - 11 1/4"

6.10 m

20' - 0"

4.90 m

16' - 0 3/4"

22.51 m

73' - 10 1/8"

6.10 m

20' - 0"

6.10 m

20' - 0"

6.10 m

20' - 0"

5.18 m

17' - 0"

6.10 m

20' - 0"

7.30 m

23' - 11 1/4"

6.10 m

20' - 0"1.85 m

6' - 0 3/4"

VISITOR

VISITOR

R 40' - 0"

R 40' - 0"

DOG RUN30 ' X 30'

COMMUNITYGARDENS

PLAYGROUND

COVERED SEATING

AMENTIY SPACE #1

3872 SQ FT(360 SQ M)

AMENTIY SPACE #2

7861.5 SQ FT(730 SQ M)

FIREWALL

4.9

6 m

16

' -

3 3

/8"

35.66 m

117' - 0"

1.22 m

4' - 0"

10.97 m

36' - 0"

1.83 m

6' - 0"

14.48 m

47' - 6"

1.22 m

4' - 0"

21.64 m

71' - 0"

1.83 m

6' - 0"

16.00 m

52' - 6"

1.83 m

6' - 0"

16.00 m

52' - 6"

1.83 m

6' - 0"

10.97 m

36' - 0"

1.22 m

4' - 0"

11.85 m

38' - 10 5/8"

23.89 m

78' - 4 3/4"

2.71 m

8' - 10 5/8"

18.29 m

60' - 0"

5.61 m

18' - 4 3/4"

172.45 m

565' - 9 3/8"

SYCAMORE DRIVESEE CIVIL DRAWING C03 FOR LAYOUT WITHIN ROW

4.6

0 m

15

' -

1 1

/8"

8.2

2 m

26

' - 1

1 5

/8"

17

5.5

6 m

57

6' -

0"

6.0

0 m

19

' -

8 1

/4"

11.28 m

37' - 0"

7.30 m

23' - 11 1/4"

9.86 m

32' - 4 1/8"

23.64 m

77' - 6 3/4"1.20 m

3' - 11 1/4"

56.67 m

185' - 11 1/4"

7.1

0 m

23

' -

3 1

/2"

6.1

0 m

20

' -

0"

7.3

0 m

23

' - 1

1 1

/4"

6.1

0 m

20

' -

0"

188

.75

m

61

9' -

3"

13'-0"

X 2

0'-0"

9'-0"

X 2

0'-0"

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

6.10 m

20' - 0"

6.10 m

20' - 0"

6.10 m

20' - 0"

91.4

7 m

30

0' -

1 3

/8"

4.60 m

15' - 1 1/8"

4.4

4 m

14

' -

6 5

/8"

43

.94 m

14

4' -

2"

12

.09 m

39

' -

8"

29

.01 m

95

' -

2"

7.7

8 m

25

' -

6 1

/8"

6.0

0 m

19

' -

8 1

/4"

97

. 25 m

31

9' -

0 3

/4"

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

VISITOR

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' SIDEWALK 5' SIDEWALK

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' S

IDE

WA

LK

5' SIDEWALK

ABOVE GRADE PARKING SIGNREQ'D FOR ALL ACCESSIBLE STALLS

2.74 m

9' - 0"

2.74 m

9' - 0"

4.57 m

15' - 0"

6.1

0m

EA

SE

ME

NT

1.5

2 m

5' -

0"

MAINTENANCE SHED

RENTAL OFFICESIGN

SITE SIGN

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

VIS

ITO

R

TYPICAL REGULARCAR STALL

TYPICAL ACCESSIBLECAR STALL

ABOVE GRADE PARKING SIGNREQ'D FOR ALL ACCESSIBLE STALLS

1.8

3 m

6' -

0"

1.5

2 m

5' -

0"

1.8

3 m

6' -

0"

1.5

2 m

5' -

0"

60.68 m

199' - 0 3/4"

31.21 m

102' - 4 5/8"

23.89 m

78' - 4 3/4"

29.6

3 m

97

' -

2 3

/4"

61.8

4 m

20

2' -

10 5

/8"

R 30' - 0"

FIR

EW

ALL

FIR

EW

ALL

8.51 m

27' - 11 1/4"

RETAINING WALL

4.60 m

15' - 1 1/8"

TRUCK TURNING RADIUS

BUILDING OUTLINE

LANDSCAPING - GRASS

DECORATIVE ROCK MULCH

EASEMENT

CROSSWALK

SIDEWALKS - CONCRETE

6" CURBING

PARKING FENCE

SITE FENCE - 6' HIGH

SETBACK LINE

PROPERTY LINE

BUILDING ROOF

PARKING LOT PAVEMENT

DESCRIPTIONLINE / PATTERN TYPE

BIKE PARKING 10 SPOTS

PARK BENCH

CHAINLINK FENCE

SIDEWALK LETDOWN

100 St Anns Street, Campbell River, B.C.(T)250.286.8045 (F)250.286.8046

www.seymourpacific.ca

REV #:DRAWING #:

SCALE:

DATE:

CHECKED BY:

DRAWN BY:

DRAWING TITLE:

ADDRESS:

PROJECT NAME:

PROJECT STATUS:

SITE MAP:

PROJECT NUMBER:

TRADE CONTRACTORS SHALL VERIFY ALLDIMENSIONS AND REPORT ANYDISCREPANCIES OR INCONSISTENCIES TOSEYMOUR PACIFIC DEVELOPMENTS LTD.,WITHOUT DELAY, FOR CLARIFICATION AND/OR CONFIRMATION. DO NOT SCALE DRAWINGS. DESIGNS REPRESENTED AND DRAWINGS USED AS INSTRUMENTS OF SERVICE SHALL REMAIN THECOPYRIGHT AND PROPERTY OF SEYMOUR PACIFICDEVELOPMENTS LTD. ANY REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZEDBY SEYMOUR PACIFIC DEVELOPMENTS LTD. IS PROHIBITED.

CONTRACTORS SHALL REMAIN FAMILIAR WITH, SHALL REFER TO, AND SHALL PERFORM IN ACCORDANCE WITH LOCAL LAWS, REGULATIONS AND BUILDING CODES. CONTRACTORS SHALLMAINTAIN GOOD INDUSTRY BUILDING AND SAFETY PRACTICES CONSISTENT WITH THE CONTRACT INTENT AND THE REQUIREMENTS OF JURISDICTIONAL AUTHORITIES.

ADDITIONAL CLAIMS AND COSTS RELATED TO NON-MATERIAL CHANGES WILL NOT BE ACCEPTED BY SEYMOUR PACIFIC DEVELOPMENTS LTD. NON-MATERIAL CHANGES ARE DEEMED TO BE PLAN CHANGES OR SPECIFICATION ADJUSTMENTS THAT DO NOT SUBSTANTIALLY AFFECT THE VALUE, TIME,COST AND QUALITY OF CONSTRUCTION.

CONTRACTORS SHALL MAKE EVERYREASONABLE EFFORT TO MAINTAINSCHEDULE TARGETS AND PROVIDE GOODEFFICIENCY, PROGRESS, WORKMANSHIPAND QUALITY TOWARD DEFICIENCY-FREERESULTS.

ALL WORK IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED AS STATED IN THE LATEST EDITION OF THE CITY OF BRANDON STANDARD CONSTRUCTION.

ALL GRASSED LANDSCAPING REQUIRED WITHIN THE PUBLIC RIGHT-OF-WAY IS TO BE COMPLETED WITH SOD.

A ISSUED FOR DP 08/27/2019

D

ISSUED FOR COORDINATION

ISSUED FOR BUILDING PERMIT

No. Description Revision Date

Revision Schedule

ASPEN GREENS

1905

1640 SYCAMORE DRIVE,BRANDON, MANITOBA

03/20/2020

SEAL: ABELEARCHITECTURETHOMAS C. ABELE, ARCHITECT MAA, T: 604.682-6818

A

B

B SITE PLAN REVISIONS 10/23/2019

C ISSUED FOR COORDINATION 12/13/2019

BM

PG

C ISSUED FOR BUILDING PERMIT 02/04/2020

D RE-ISSUED FOR B.P. 03/20/2020

As indicated

03/2

0/ 2

02

0 1

1:0

8: 1

1 A

M

A1.0

SITE PLAN

1" = 30'-0"1

SITE PLAN LAYOUT

TRUE NORTHPROJECT NORTH