URBAN DESIGN BRIEF 1146-1156 Byron Baseline Road On behalf of 2186121 ONTARIO INC. December 2017 LDS Consultants Ron Koudys LA Agar Architects AGM Engineers
INTRODUCTION The consulting group has worked with the client over the past year or more to evolve the plan for what is proposed as a 38-unit apartment building on three vacant and oversized residential lots that were associated with the original development of then Baseline Road in Byron and subsequently Byron Baseline Road. These lots have been merged in title. The plan conforms to the infill policies of the 1989 Official Plan and with Urban Design bonusing is an appropriate height within the new London Plan, along a Civic Boulevard. Byron Baseline Road is an arterial road in the 1989 Official Plan. It is understood that due to appeals of the London Plan, the Official Plan policies to be reviewed are under the 1989 Official Plan. The London Plan as enacted by Council is also reviewed. Adjacent to the west is an interesting building of three storeys that is on the heritage registry as a property of interest. To the east, are two additional original homes before the three storey townhomes of 1100 Byron Baseline Road. The latter were developed in the early 1990 s. Other developments within the neighbourhood are other multi-family apartment buildings with 6 and up to 12 stories. The large Byron Gravel operation is also located in the neighbourhood east of Colonel Talbot Road. The neighbourhood immediately adjacent to the site contains primarily single detached homes as well as semi-detached homes fronting onto an arterial roadway. That roadway, Byron Baseline Road, is currently under construction to provide additional carrying capacity relative to the increase in traffic from and through Byron. Section 1: Site Design Overview From a site perspective, the mature cedar hedge along the south property line and the sloping nature of the site to Byron Baseline Road were important in the eventual site plan and proposed elevations. Byron Baseline Road in a number of areas including the subject site has been historically developed on large lots. The subject site is a combination of three such lots providing a significant land base for planning purposes. The initial design from was based on a 42 unit building in an L shape. As we attempted to deal with site grades and most notably the mature cedar hedge along the south it became apparent that the site could not support that level of intensity and building shape. As a result a 4 storey rectangular building evolved from that, now with a strong street connection and ensuring that the natural buffers remained. 1148 Byron Baseline Road 2 November 2017
Background The individual lots were acquired in 2012 and the older homes were subsequently demolished. Byron Baseline Road was the primary link between London pre the 1961 annexation. The lot structure of the day was large lots. The easterly portion of the site houses the trunk sewers for the relatively newer housing to the south including Whisperwood and September Court. That area developed in the late 1980 s Specific Design Goals: Neighbourhood Compatibility Enhanced building façade Eliminate current vacant aspect of site Achieve attractive building fronts Achieve a pedestrian oriented focus Protection of significant site vegetation Official Plan Review: Official Plan (1989) The Site is designated as on the cusp of low density and medium density residential, and Neighbourhood within the London Plan. Chapter 11 Urban Design Policies (1989 Official Plan): While the London Plan places even stronger reliance on Urban Design to achieve its objectives, we are relying upon the Urban Design principles in the 1989 OP as follows: Section 11.1 sets out 22 different design principles to be considered. It is acknowledged that not all those will apply to all sites and as a result those that have particular relevance are the ones that are addressed here below as follows: 1148 Byron Baseline Road 3 November 2017
Relocation and Replacement of incompatible Land Uses: The site currently housed two (2) residual garages from the previous development. These will be removed. Streetscape: The building proposed is located in close proximity to the street bearing in mind that a significant road widening will be required through the site plan process. At present, the street is under construction to facilitate better traffic flow, and upgrade services. Pedestrian traffic areas: The sidewalks while currently not installed on the south side of Byron Baseline Road are being installed with the upgrading of the street now underway. The site is within easy walking distance from the neighbourhood commercial area to the west, Springbank Park to the north and within a 10-minute walk to the commercial core of Byron. Landscaping: The significant feature presently on the site is a mature cedar hedge that has been studied by RKLA. A retaining wall is shown on the site plan to ensure preservation of the cedar hedge. This forms a significant buffer between the proposed apartment building and the single detached homes associated with September Court to the south. Also, a tree preservation plan has been prepared to integrate healthy and appropriate trees into the landscape fabric. A landscape plan is appended along with the Tree Preservation Plan. Building Positioning: The building is positioned at the northern most new property line that allows for the approximately 8m road widening. The building will have a strong street presence and connection. The proposal will have the street as a physical separation from the houses on the north side of Byron Baseline Road. There is a significant easement along the easterly property line of the subject site ensuring an adequate separation from the home to the east on the south side of Byron Baseline Road. Adjacent to the west is a three storey Victorian design home and out building. The home is shown as a Priority 2 building on the heritage registry. Of particular note is a Nordic Viking ship replica in statue form on the front lawn. There has been a question as to the proposed building blocking the view to the heritage property. The heritage property is located on a corner with clear views from both Griffith St. and Byron 1148 Byron Baseline Road 4 November 2017
Baseline Road from the west. The proposed building is being located at a new property line 8M south of the present one affording reasonable views of the heritage property. The proposed building is a 4-storey building whereas the heritage building is 3 stories with mechanical equipment on the roof. Enhances Accessibility Standards: The building is fully accessible Parking and Loading: Parking areas are to the south of the building screening them from the street. The cedar hedge will screen not only the parking areas but also the majority of the building from views from the south (September Court). Outdoor Space: The site is in close proximity to Springbank Park and the river based trail system. Waste Management: Waste management will be an indoor function with roll out bins for private collection. London Plan (enacted June 23, 2016) The site is within a Neighbourhood Area the plan establishes areas for intensification including Civic Boulevards, which Byron Baseline Road is in this location. The policies encourage a high level of design and permit development of up to four stories adjacent to Civic Boulevards. Moreover, the City Design policies within the London Plan seek to ensure high quality community design at several scales including the neighbourhood, site and building scales. Given, that the proposed development is within an existing neighbourhood, the Built Form policies of City Design are the most relevant to this review. 1) Compatible Building Design: Response: The proposed four-storey apartment building provides a compatible height and massing with surrounding residential development. The subject site has considerable area to ensure that any potential 1148 Byron Baseline Road 5 November 2017
impacts can be mitigated through setbacks and landscaping/buffering measures. 2) Buildings Will Define the Edges of Streets and Spaces: Response: The proposed development is on a street with an established building line. It is proposed to move the building further to the north on the site to create a more favourable pedestrian experience on the street. 3) Buildings Will Achieve Scale Relationships for Pedestrians: Response: The proposed four-storey apartment building is at a scale that is not overwhelming to the pedestrian experience. A four-storey building is generally considered to respect the human scale at street level. 4) Building Height Will Be Proportionate to the Abutting Right-of-Way: Response: The lateral space between buildings on the north side and south side of the street in front of subject property is approximately 48 m in depth. The maximum height of the proposed building is 15 m. Accordingly, a building of much greater height would still be considered compatible relative to the street right-of-way. 5) Buildings Fronting On Public Spaces Will Establish a Continuous Building Line: Response: The proposed development is on a street with an established building line. It is desirable to move the proposed building closer to the street to enhance street vitality and public transit opportunities. 6) New Buildings Will Be Designed to Have a Distinctive Base, Middle and Top: Response: The proposed four-storey building has a distinctive first floor base; two middle floors and a top or forth floor. 7) Buildings With A Corner Location Will Address The Corner Through Proper Design Elements: Response: The subject property is a mid-block property. 8) Buildings Should Be Designed in A Manner That Reflects the Building s Use: Response: The proposed building is designed in a manner and with materials that reflect a distinctive residential quality and character. 1148 Byron Baseline Road 6 November 2017
9) Principal Building Entrances Shall Face the Public Right-of-Way: Response: The main entrance for the proposed building will face the public- right-of way in front of the subject site to reinforce an active street frontage 10) Tall Buildings Will Require the Use of a Podium to Mitigate the Impacts of Height: Response: The proposed building is limited to four-storeys. 11) Tall Buildings Shall Be Constructed in Narrow Towers to Mitigate the Impacts of Height: Response: The proposed building is limited to four storeys. 12) New Buildings Should Incorporate Green Building and Associated Technologies: Response: Green building technologies have been considered and will be incorporated in the building design where feasible. 13) Residential and Mixed-Use Buildings Will Include Exterior Amenity Space: Response: The proposed development will provide considerable amenity space to residents. The subject property is also within a short walking distance to neighbour parks and Springbank Park which is a regional park. SPATIAL ANALYSIS: The purpose of a Spatial Analysis (Figure 1) is to evaluate the characteristics of the subject property relative to its surrounding context. This analysis typically takes place within a 400 m (5 minute walk) and 800 m (10 minute walk) of the subject property. Spatial elements including: pedestrian linkages and circulation; building form; transportation and access; proximity to commercial and public facilities, including public open space; existing environmental features and vegetation; and, street frontage and site orientation are considered together to provide an appropriate contextual assessment of the subject property. 1148 Byron Baseline Road 7 November 2017
Figure 1: Spatial Analysis 1148 Byron Baseline Road 8 November 2017
Pedestrian Linkages and Circulation: The subject property has a mid-block location and therefore, primary pedestrian access to the site will be from the public right-of-way. Currently, the north side of Byron Baseline Road does not have sidewalks; however, sidewalks will be constructed as part of the road works now in progress. Newly constructed sidewalks will then connect the subject property to surrounding streets. Building Form: The subject property is located within a predominantly low density residential neighbourhood. A three-storey Victorian era building (with out-building) is located immediately to the west of the subject property. The proposed four-storey apartment building is considered to be generally compatible with the low-profile character of the surrounding neighbourhood. Some higher profile buildings are located further to the north of the subject property closer to Springbank Park. The appropriate building height for new buildings must be considered within the context of the public right-of-way fronting the subject property. Typically, a building height to row width of 0.5:1 to 3:1 is an acceptable height range. Ideally, a 0.5:1 ratio will provide a sense of enclosure for the street providing a sense of safety and security to pedestrians. Currently, the established façade to façade row distance between buildings is approximately 48 m. As such, new buildings comprised of 24 m in height would achieve the ideal 1:1 row to building height ratio for the subject property. The proposed building height is four-storeys or 15 m which is a.31:1 ratio. All existing buildings on the subject property are secondary buildings located in the rear of the property. These buildings will be removed to facilitate the proposed building. Transportation and Access: Byron Baseline Road in front of the subject property is a designated Arterial Road in the City of London Official Plan that experiences 9,000 vehicles per day. As such, primary vehicular access will be provided from this road. Arterial Roads are also a vital component of the City of London Transit system and should be enhanced by additional transit stops and facilities where opportunities are presented. No vehicular access is proposed to adjacent local streets. Access for the proposed building should be located in consideration of access points for adjacent properties and distance from adjacent local streets to avoid turning movement conflicts. A public transit route is located a short distance to the west of the subject property. 1148 Byron Baseline Road 9 November 2017
Proximity to Commercial and Public Facilities (Open Space): The subject property is within a five to ten minute walk of several commercial and public facilities including churches, commercial nodes and schools. Of particular note is the site s close proximity (about 6 minutes) to Springbank Park to the north. It is important that connections to this space are enhanced where practical. The most direct and logical connection to Springbank Park is via Lansing Avenue to Lynden Crescent located immediately to the north-west of the subject property. However, access to the park is generally available via a number of local streets to the north. Accordingly, it is important that the proposed development provide the necessary sidewalk connections to adjacent local streets. Street Frontage and Building Orientation: The existing street frontage for the subject property is comprised of singledetached dwellings with considerable setbacks from the travelled portion of Byron Baseline Road. Excessive setbacks are characteristic of many suburban developments in the 1950s and 1960s. It is generally considered appropriate to have buildings located as close to the street line as possible. Environmental Features and Existing Vegetation: There are no significant environmental features located on the subject property. However, a mature cedar hedge exists along the southerly property line. This hedge is proposed to be retained for aesthetic and buffering purposes. NEIGHBOURHOOD CHARACTER STATEMENT General The property is located with frontage on a designated arterial road. The development forms immediately adjacent are low-density residential building with heights of approximately the same as that proposed (house immediately east). Homes to the immediate north across Byron Baseline Road are low profile buildings that have been built approximately 50 years ago. The neighbourhood appears to be stable without an inordinate number of for sale signs. Within the 5-minute walking radius, low-rise apartments exist to the east on the east side of North Street. These have been in existence for many decades and are adjacent to and integral with low-density areas. Just at the edge of the 400M radius are 2 significant non-residential uses being Springbank Park to the south and its connections to the riverine open space system and also the Byron Gravel pit. 1148 Byron Baseline Road 10 November 2017
Beyond the 5-minute walk area (400M) is a host of neighbourhood elements including 12-storey high-rise residential along Commissioners Road, 2 schools (one being wrongly labeled as HD Res. (actually immediately west of the HD Res site), neighbourhood parks, and the previously mentioned commercial areas. Character and Image The street as stated previously is a well-treed boulevard (prior to reconstruction). Of note many trees have ben lost to the current construction activity. Some of the photos in the appendix show an east and west street view taken last fall (October 2014). The site unfortunately is relatively barren from this perspective. Away from the street frontage is significant vegetation on the perimeter including a dense mature cedar hedge along the south property line. The project is unlike the single detached homes immediately adjacent but quite like the low-rise apartments located a short distance from the site (North St.) as well as the townhouse development at 1100 Byron Baseline Road. The height and scale of the proposed building is in character with this development. While not adjacent, there are apartment buildings up to 12 stories within the primary neighbourhood and new buildings under construction within the secondary neighbourhood. The onsite vegetation is comprised of many mature significant trees on and straddling the east and west property lines. The retention of these as well as the cedar hedge is important to maintaining an adequate transition of buffer from existing uses. A Tree Preservation Study has been done and the graphic results of that are appended. Site Design The proposed rectangular shaped building is proposed as 4 stories. Visually the roof will appear flat to maintain sensitivity to adjacent heights. An 8M road widening is anticipated and provided for on the site plan. The building will have a zero setback with the main entry adjacent to the street sidewalk. Massing and Articulation The propose building will have a strong street presence and while different from immediately adjacent houses, is located to minimize ant shadowing or privacy concerns with adjacent buildings. The materials chosen are earth tones intended to blend the site into the streetscape. 1148 Byron Baseline Road 11 November 2017
Compatibility The Official Plan defines compatibility in terms of height scale and setback and not adversely affecting the neighbouring areas. The assembled site is relatively large (net and gross) compared to other properties in the vicinity. It is also not an unusual scale of building with others in the vicinity ranging from 3 to 12 stories in height. It is not unusual to see welldesigned buildings adjacent to low profile residential buildings throughout London. Natural Environment The site is largely vacant. There is a significant cedar hedgerow along the southerly property line (proposed to be retained. The east and west boundaries contain a number of trees, some of which are now dead and dangerous now removed. A tree preservation plan is attached in Appendix A. Byron Baseline Road Corridor The road itself carries an AADT of 9,000 vehicles per day. The road is currently closed as it is being rebuilt to carry the increased traffic demands, and to now provide sidewalks that have largely been absent from the south side of the street. Built Form The majority of buildings immediately adjacent to the site are low profile single detached homes. In the vicinity are other low-rise apartment buildings that appear to have been part of the neighbourhood for many years. Along the street frontage of Byron Baseline Road the buildings are primarily single detached homes with the exception being the townhouse development at 1100 Byron Baseline Road. Character and Image The street as stated previously is a well-treed boulevard. Some of the photos in the appendix show an east and west street view taken last fall (October 2014). The site unfortunately is relatively barren from this perspective. Away from the street frontage is significant vegetation on the perimeter including a dense mature cedar hedge along the south property line. The project is unlike the single detached homes immediately adjacent but quite like the low-rise apartments located a short distance from the site as well as the townhouse development at 1100 Byron Baseline Road. The height and scale of the proposed building is in character with this development. 1148 Byron Baseline Road 12 November 2017
The onsite vegetation is comprised of many mature significant trees on and straddling the east and west property lines. The retention of these as well as the cedar hedge is important to maintaining an adequate transition of buffer from existing uses. Site Design The proposed rectangular shaped building is proposed as 4 stories. Visually the roof will appear flat to maintain sensitivity to adjacent heights. An 8M widening is anticipated. The building will have a zero setback with the main entry adjacent to the street sidewalk. Massing and Articulation Each of the 4 elevations are attached in Appendix B. A birds-eye perspective (Southeast view) is provided that will assist in understanding the context of the proposed building in the immediate neighbourhood. Compatibility The Official Plan defines compatibility in terms of height scale and setback and not adversely affecting the neighbouring areas. The assembled site is relatively large (net and gross) compared to other properties in the vicinity. It is also not an unusual scale of building with others in the vicinity ranging from 3 to 12 stories in height. It is not unusual to see welldesigned buildings adjacent to low profile residential buildings throughout London. Natural Environment The site is largely vacant. There is a significant cedar hedgerow along the southerly property line. The east and west boundaries contain a number of trees, some of which are now dead and dangerous. A tree preservation plan is attached in Appendix A 1148 Byron Baseline Road 13 November 2017
Section 2 - Appendices The following are the relevant drawings and graphics to assist in describing the proposal: Appendix A Site Servicing (attached) Appendix A1 Site Servicing and Grading Plan Appendix A2 - Landscape Plan Appendix A3 Landscape Detail Appendix A4 - Tree Preservation Plan Appendix B Building Elevations (attached) Appendix B1 Building Elevations Appendix B2 Site Plan Appendix B3 Building Section Appendix B4 Streetscape 1 Appendix B5 Streetscape 2 Appendix C Sketch-up Renderings Appendix C1 - Sketch-up Renderings from North Appendix C2 - Sketch-up Renderings from North-East Appendix C3 - Sketch-up Renderings from North-West Appendix C4 - Streetscape from North Appendix D Area Photos Appendix D1 Subject Property Street Frontage on Byron Baseline Road Appendix D2 Vegetation to the East of the Subject Property Appendix D3 Listed Heritage Property to the West of the Subject Property Appendix D4 Cedar Hedge Existing Along Rear Property Line Appendix D5 Existing Building to be Removed Appendix D6 Heritage Building to the West of the Subject Property Appendix D7 Streetscape Along the Frontage of the Subject Property Appendix D8 - Townhouses to the South on September Court Appendix D9 Dwellings to the South of the Subject Property 1148 Byron Baseline Road 14 November 2017
Appendix C: Sketch-up Renderings Appendix C1: Aerial Perspective from north 1148 Byron Baseline Road 15 November 2017
Appendix C2: Aerial Perspective from northeast 1148 Byron Baseline Road 16 November 2017
Appendix C3: Streetscape from northwest 1148 Byron Baseline Road 17 November 2017
BYRON BASELINE ROAD 16 8 5 6 8 L a s t S a v e d : T h u r s d a y, J a n u a r y 1 9, 2 0 1 7 F P i l l o e t : t e d : F r i d a y, J a n u a r y 2 0, 2 0 1 7 I : \ D w g \ ~ O t h e r \ 8 1 5 H 2 L B i r a n i A p a r t m e n t B y r o n B a s e l i n e R d \ 8 1 5 S t r e e t S c a p e. d w g A u v e y n o m a o n e x n g & p o p e d m e a u e m e n a e o b e c o n m e d o n e b y h e c o n a c o T h e c o n a c h a m m e d a e y n o y h e a c h e c o a n c o n e n c e e o o m o n h o o h d o c m e n n h e e a o n n w h o e o n p a D o o p o c e d w h e e h e o n e u o e u n c e a n y T h d a w n g a n n u m n o v c e & e m a n h e p o p e y o h e a u h m T h d a w n g & h e d e g n e p e e n e n a e e o d p o e c d b y c o p y g h & m a y n o b e o e d e e c o n c a y e p o d u c e d n w h o e o p a w h o u h e a u h o m p e m o n e C h e c k s a e p n m a y b e e d u e d 1 2 c h 1 0 m m c c n 41'-4" 1 1 4 8 31'-0" 20'-8" 10'-4" 262.50 Appendix C4: North Elevation 1148 Byron Baseline Road 18 November 2017
Appendix D: Site and Area Photos Appendix D1: Subject Property: Frontage on Byron Baseline Road Appendix D1: Subject Property: Frontage on Byron Baseline Road 1148 Byron Baseline Road 19 November 2017
Appendix D2: Vegetation to the East Appendix D3: Listed Heritage Property to the West 1148 Byron Baseline Road 20 November 2017
Appendix D4: Cedar Hedge Along Rear Property Line Appendix D5: Existing Building to Be Removed 1148 Byron Baseline Road 21 November 2017
Appendix D6: Heritage Building Appendix D7: Streetscape Along North Side of Street 1148 Byron Baseline Road 22 November 2017
Appendix D7: Streetscape Along Subject Site Frontage Appendix D8: Townhome Units on September Court 1148 Byron Baseline Road 23 November 2017
Appendix D9: Dwellings to the South of Subject Site Appendix D9: Dwellings to the South of Subject Site 1148 Byron Baseline Road 24 November 2017
C3D DRAWING GROUND CSF= 0.99957339 / 1.000426792 AT POINT=1 ELEV= 262 DVIEW= 353.5 POINT RANGE= 241-567 BYRON BASELINE ROAD 16 All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced: 1/2 inch 10 mm 8 6 5 8 14 Last Saved: Wednesday, December 13, 2017 Plotted: Wednesday, December 13, 2017 File: I:\Dwg\~Other\815H21L Birani Apartment Byron Baseline Rd\815 PDF\171213\815 A101 SITE PLAN.dwg A101 N
4 SOD 70 SOD 1 2 3 SOD LANDSCAPE PLAN KEY MAP SOD SOD SOD LEGEND 69 71 68 67 66 65 64 SOD SOD 63 SOD SOD 62 61 60 59 58 56 57 55 54 53 52 46 45 47 48 51 50 PLANT MATERIAL 49 LANDSCAPE PLAN
GENERAL PLANTING SPECIFICATIONS: KEY MAP NOTES: NOTES: PLAN VIEW NOTES: SECTION DECIDUOUS TREE PLANTING DETAIL - N.T.S. CONIFEROUS TREE PLANTING DETAIL - N.T.S. CONTINUOUS TRENCH DETAIL - N.T.S. ELEVATION (NEXT TO BUILDING) TYPICAL PLAN VIEW (NEXT TO BUILDING) TYPICAL NOTES: NOTES: SHRUB PLANTING DETAIL - N.T.S. TYPICAL ISLAND PLANTING DETAIL - N.T.S.
4 1 70 2 3 KEY MAP 69 71 68 67 66 65 64 63 62 61 60 59 58 56 57 55 54 53 52 46 45 47 LEGEND 48 51 50 PLANT MATERIAL 5 8 49 6 9 NOTES: TREE PRESERVATION PLAN
0'-0" Last Saved: Friday, January 20, 2017 Plotted: Monday, January 23, 2017 File: I:\Dwg\~Other\815H21L Birani Apartment Byron Baseline Rd\815 A301b ELEVATIONS.dwg 41'-4" 31'-0" 20'-8" 10'-4" 41'-4" 1148 31'-0" 20'-8" 10'-4" 0'-0" 31'-0" 20'-8" 10'-4" 0'-0" 41'-4" 31'-0" 20'-8" 10'-4" 0'-0" A301 All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced: 1/2 inch 10 mm
41'-4" All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced: 1/2 inch 10 mm 31'-0" 20'-8" 10'-4" 262.50 Last Saved: Friday, January 20, 2017 Plotted: Friday, January 20, 2017 File: I:\Dwg\~Other\815H21L Birani Apartment Byron Baseline Rd\815 A401a Sections.dwg A401
Last Saved: Thursday, January 19, 2017 Plotted: Friday, January 20, 2017 File: I:\Dwg\~Other\815H21L Birani Apartment Byron Baseline Rd\815 Street Scape.dwg 41'-4" 1148 31'-0" 20'-8" 10'-4" 262.50 BYRON BASELINE ROAD 8 5 16 6 8 All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify the architect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there is uncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it are protected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission. Check scale, print may be reduced: 1/2 inch 10 mm
14 5 8 8 6 16 BYRON BASELINE ROAD 41'-4" 31'-0" 20'-8" 10'-4" 262.50 1148
2186121 ONTARIO INC.