114 and 118 Sprice Street

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Consultation has concluded

Drawing of four houses side-by-side with trees and people in front, on compact lots


Project Update, June 27, 2023: At its regular meeting on June 26, 2023, Council gave First, Second, and Third Readings to the Rezoning Bylaw. Click here to review the Council report and meeting recording. 


Project Update, June 15, 2023: At its regular meeting on June 12, 2023, Council voted to consider the rezoning for this project, and decided that no Public Hearing will be held. Click here to review the report to Council and access the recording of the meeting. Click here to review a summary of the consultation that was conducted for this project. Council will consider giving First, Second and Third Readings to the Bylaw at an upcoming meeting.


What's being proposed?

Rezoning, Development Variance Permit, and Development Permit applications have been received to allow the development of 10 single-detached houses on compact lots on the properties located at 114 and 118 Sprice Street in Queensborough.

The development is proposed to consist of houses that are two storeys in height, measured from the flood construction level of 3.53 m (11.53 ft). The applicant is proposing two different housing styles (Type A and Type B) to provide more flexibility in the housing form.

Type A houses propose to include single-storey flex/living space at the rear of the house, accessed via an enclosed hallway with the intention of providing private space for extended family or for a home office. The proposed Floor Space Ratio (FSR) for the principal house is 0.63 FSR.







Type B houses propose a studio space above the double garage, accessed from the backyard, with views to the lane and the main house. The proposed Floor Space Ratio (FSR) for the principal house is 0.53 FSR.








Development Variance Permits are being requested as the proposed plans do not conform with the zoning regulations in the following ways:

  • The site frontage for all houses is more narrow than permitted;
  • The height of the Type B detached garages is higher than permitted.

The proposed site plan would require the creation of two new lanes: one east/west lane, which would provide access to a north/south lane. Parking for each lot would be provided in an enclosed garage at the rear of the site.

The applicants hosted an Open House with on December 13, 2022 and written feedback was accepted until December 20, 2022. Based on the feedback received, the applicants worked with the City to revise their drawings to reflect the community’s comments. Click here to view the revised architectural drawings and click here to view the landscape drawings of the proposed residential units. You can also review drawings of the original proposal here.


How can I engage?

There are multiple opportunities for the public to provide feedback through the application review process. The review process is iterative and revisions are considered, based on engagement feedback, throughout the process. The process will first involve applicant-led consultation, followed by revisions based on the feedback, and City-led consultation conducted prior to the proposal being presented to Council for consideration of approval.


City-led Consultation

City-led consultation on the revised plan has now concluded. The City-led consultation is intended to offer the opportunity for public input before the project proposal is finalized and presented to Council for consideration of approval.

This City-led consultation may potentially take the place of the Public Hearing. When Council considers this project for approval, anticipated in spring 2023, they will decide if a Public Hearing is needed.

The final staff report to Council will include a summary of the feedback received during both the applicant and City-led consultation processes, as well as any feedback submitted directly to staff during the project review process. This report will be posted on this page once it is available.


Applicant-led Consultation

The applicants hosted an in-person open house on Tuesday, December 13, 2022. Attendees were given an opportunity to learn more about the project, provide comments, and ask questions. Survey responses and written feedback were accepted until December 20, 2022. The feedback has been reviewed by staff and will be made publicly available in the forthcoming report to Council (not yet scheduled), prior to their consideration of whether to support the project.

City staff has summarized the feedback received during applicant-led consultation, with the primary comments expressed relating to the following:

  • Support for diversity in single-detached housing options in Queensborough.
  • The addition of flex space provides flexibility.
  • Support for the variance to increase the height of Type B detached garages as long as it doesn’t obstruct views or inconvenience neighbours.
  • Support for the variance to reduce the minimum frontage width.
  • The building design is modern while being compatible with the surrounding neighborhood context.
  • Consideration should be given to traffic during construction, especially along Sprice Street.


Project Update, June 27, 2023: At its regular meeting on June 26, 2023, Council gave First, Second, and Third Readings to the Rezoning Bylaw. Click here to review the Council report and meeting recording. 


Project Update, June 15, 2023: At its regular meeting on June 12, 2023, Council voted to consider the rezoning for this project, and decided that no Public Hearing will be held. Click here to review the report to Council and access the recording of the meeting. Click here to review a summary of the consultation that was conducted for this project. Council will consider giving First, Second and Third Readings to the Bylaw at an upcoming meeting.


What's being proposed?

Rezoning, Development Variance Permit, and Development Permit applications have been received to allow the development of 10 single-detached houses on compact lots on the properties located at 114 and 118 Sprice Street in Queensborough.

The development is proposed to consist of houses that are two storeys in height, measured from the flood construction level of 3.53 m (11.53 ft). The applicant is proposing two different housing styles (Type A and Type B) to provide more flexibility in the housing form.

Type A houses propose to include single-storey flex/living space at the rear of the house, accessed via an enclosed hallway with the intention of providing private space for extended family or for a home office. The proposed Floor Space Ratio (FSR) for the principal house is 0.63 FSR.







Type B houses propose a studio space above the double garage, accessed from the backyard, with views to the lane and the main house. The proposed Floor Space Ratio (FSR) for the principal house is 0.53 FSR.








Development Variance Permits are being requested as the proposed plans do not conform with the zoning regulations in the following ways:

  • The site frontage for all houses is more narrow than permitted;
  • The height of the Type B detached garages is higher than permitted.

The proposed site plan would require the creation of two new lanes: one east/west lane, which would provide access to a north/south lane. Parking for each lot would be provided in an enclosed garage at the rear of the site.

The applicants hosted an Open House with on December 13, 2022 and written feedback was accepted until December 20, 2022. Based on the feedback received, the applicants worked with the City to revise their drawings to reflect the community’s comments. Click here to view the revised architectural drawings and click here to view the landscape drawings of the proposed residential units. You can also review drawings of the original proposal here.


How can I engage?

There are multiple opportunities for the public to provide feedback through the application review process. The review process is iterative and revisions are considered, based on engagement feedback, throughout the process. The process will first involve applicant-led consultation, followed by revisions based on the feedback, and City-led consultation conducted prior to the proposal being presented to Council for consideration of approval.


City-led Consultation

City-led consultation on the revised plan has now concluded. The City-led consultation is intended to offer the opportunity for public input before the project proposal is finalized and presented to Council for consideration of approval.

This City-led consultation may potentially take the place of the Public Hearing. When Council considers this project for approval, anticipated in spring 2023, they will decide if a Public Hearing is needed.

The final staff report to Council will include a summary of the feedback received during both the applicant and City-led consultation processes, as well as any feedback submitted directly to staff during the project review process. This report will be posted on this page once it is available.


Applicant-led Consultation

The applicants hosted an in-person open house on Tuesday, December 13, 2022. Attendees were given an opportunity to learn more about the project, provide comments, and ask questions. Survey responses and written feedback were accepted until December 20, 2022. The feedback has been reviewed by staff and will be made publicly available in the forthcoming report to Council (not yet scheduled), prior to their consideration of whether to support the project.

City staff has summarized the feedback received during applicant-led consultation, with the primary comments expressed relating to the following:

  • Support for diversity in single-detached housing options in Queensborough.
  • The addition of flex space provides flexibility.
  • Support for the variance to increase the height of Type B detached garages as long as it doesn’t obstruct views or inconvenience neighbours.
  • Support for the variance to reduce the minimum frontage width.
  • The building design is modern while being compatible with the surrounding neighborhood context.
  • Consideration should be given to traffic during construction, especially along Sprice Street.
Consultation has concluded

Have a question about 114 and 118 Sprice Street? Add it here and we will aim to reply within five business days. For more complex questions or multiple queries, the response process may require additional time as we prepare a comprehensive answer. In these cases, we will aim to get back to you within 10 business days and kindly request your patience as we do so. If we think your question would be of interest to others, we'll post your question and our response here. Thanks!

  • Share Hi, Are there any rehoming plans for the existing wildlife residing in the lot of 114 and 118? There is a group of bats living on these plots, as well as barn owls, swallows and other birds. The current development plans include an entire deforestation of both plots. There are several large trees on them that are inhabited by several species. Newly planted trees and scrubs will not be able to accommodate the existing wildlife. The wildlife habitat will be gone and cannot be reestablished. Similar to the newly built houses on Howe Street, most of the area will be covered with pavement, gravel, and sparse green patches. 50% of the current homeowners on Howe Street (adjacent to the back-end of Sprice Street properties) have covered their property in artificial grass (turf). Given the fact that the proposed lot is below sea level, rainwater needs to be redirected, deforestation and sealing the ground with artificial grass is unfavorable for the ecosystem and adjacent backyards. Meaning, is there a drainage plan included in the development plans? The neighbouring properties are below sea level, and will act as a sponge, receiving double the amount of rainwater if it flows down and away from the elevated new lot. The existing neighbouring houses are ground level, pooling will most likely occur on the properties resulting in increased flood risk with heavy rainfall. on Facebook Share Hi, Are there any rehoming plans for the existing wildlife residing in the lot of 114 and 118? There is a group of bats living on these plots, as well as barn owls, swallows and other birds. The current development plans include an entire deforestation of both plots. There are several large trees on them that are inhabited by several species. Newly planted trees and scrubs will not be able to accommodate the existing wildlife. The wildlife habitat will be gone and cannot be reestablished. Similar to the newly built houses on Howe Street, most of the area will be covered with pavement, gravel, and sparse green patches. 50% of the current homeowners on Howe Street (adjacent to the back-end of Sprice Street properties) have covered their property in artificial grass (turf). Given the fact that the proposed lot is below sea level, rainwater needs to be redirected, deforestation and sealing the ground with artificial grass is unfavorable for the ecosystem and adjacent backyards. Meaning, is there a drainage plan included in the development plans? The neighbouring properties are below sea level, and will act as a sponge, receiving double the amount of rainwater if it flows down and away from the elevated new lot. The existing neighbouring houses are ground level, pooling will most likely occur on the properties resulting in increased flood risk with heavy rainfall. on Twitter Share Hi, Are there any rehoming plans for the existing wildlife residing in the lot of 114 and 118? There is a group of bats living on these plots, as well as barn owls, swallows and other birds. The current development plans include an entire deforestation of both plots. There are several large trees on them that are inhabited by several species. Newly planted trees and scrubs will not be able to accommodate the existing wildlife. The wildlife habitat will be gone and cannot be reestablished. Similar to the newly built houses on Howe Street, most of the area will be covered with pavement, gravel, and sparse green patches. 50% of the current homeowners on Howe Street (adjacent to the back-end of Sprice Street properties) have covered their property in artificial grass (turf). Given the fact that the proposed lot is below sea level, rainwater needs to be redirected, deforestation and sealing the ground with artificial grass is unfavorable for the ecosystem and adjacent backyards. Meaning, is there a drainage plan included in the development plans? The neighbouring properties are below sea level, and will act as a sponge, receiving double the amount of rainwater if it flows down and away from the elevated new lot. The existing neighbouring houses are ground level, pooling will most likely occur on the properties resulting in increased flood risk with heavy rainfall. on Linkedin Email Hi, Are there any rehoming plans for the existing wildlife residing in the lot of 114 and 118? There is a group of bats living on these plots, as well as barn owls, swallows and other birds. The current development plans include an entire deforestation of both plots. There are several large trees on them that are inhabited by several species. Newly planted trees and scrubs will not be able to accommodate the existing wildlife. The wildlife habitat will be gone and cannot be reestablished. Similar to the newly built houses on Howe Street, most of the area will be covered with pavement, gravel, and sparse green patches. 50% of the current homeowners on Howe Street (adjacent to the back-end of Sprice Street properties) have covered their property in artificial grass (turf). Given the fact that the proposed lot is below sea level, rainwater needs to be redirected, deforestation and sealing the ground with artificial grass is unfavorable for the ecosystem and adjacent backyards. Meaning, is there a drainage plan included in the development plans? The neighbouring properties are below sea level, and will act as a sponge, receiving double the amount of rainwater if it flows down and away from the elevated new lot. The existing neighbouring houses are ground level, pooling will most likely occur on the properties resulting in increased flood risk with heavy rainfall. link

    Hi, Are there any rehoming plans for the existing wildlife residing in the lot of 114 and 118? There is a group of bats living on these plots, as well as barn owls, swallows and other birds. The current development plans include an entire deforestation of both plots. There are several large trees on them that are inhabited by several species. Newly planted trees and scrubs will not be able to accommodate the existing wildlife. The wildlife habitat will be gone and cannot be reestablished. Similar to the newly built houses on Howe Street, most of the area will be covered with pavement, gravel, and sparse green patches. 50% of the current homeowners on Howe Street (adjacent to the back-end of Sprice Street properties) have covered their property in artificial grass (turf). Given the fact that the proposed lot is below sea level, rainwater needs to be redirected, deforestation and sealing the ground with artificial grass is unfavorable for the ecosystem and adjacent backyards. Meaning, is there a drainage plan included in the development plans? The neighbouring properties are below sea level, and will act as a sponge, receiving double the amount of rainwater if it flows down and away from the elevated new lot. The existing neighbouring houses are ground level, pooling will most likely occur on the properties resulting in increased flood risk with heavy rainfall.

    Julia asked about 1 year ago

    Hello, thank you for taking the time to send us your feedback on the 114 and 118 Sprice Street application. As outlined in the City's Biodiversity and Natural Areas Strategy, as part of an effort to support barn owls that have been living in the Queensborough community, the City has installed owl houses for them along the Stanley Greenway. The City has also eliminated the use of anticoagulants and rodenticides to further protect the owls, which rely on a diet of small mammals. 

    This development is subject to the Compact Lot Design Guidelines, which requires each development to retain existing healthy, mature trees where possible.  When retention of existing trees is not possible, the city requires replacement trees to be planted and must be given adequate quality soil and soil volume plus room to grow to maturity in order to maximize canopy replacement and long-term viability on the landscape for the benefits of the entire community. This project must also conform to the requirements in the City's Tree Protection and Regulation Bylaw which regulates replacement requirements, as well as the protection and maintenance of trees. The trees proposed for removal and replacement on the properties have been evaluated by the City’s Arborist who has concluded that they are not high-value in terms of ecosystem benefits and are not ideal candidates for long-term retention due to their age, species traits and existing condition (mature, declining fruit trees for the most part). All proposed replacement trees are subject to approval from the City Arborist; staff will continue to work with the applicant to ensure the proposed species and location can support the long term growth and vitality.  If it is not possible to plant all required replacement trees on site, the City will take cash in lieu which is used to support the planting of city trees in the Queensborough community.

    The soil conditions and high water table in Queensborough dictate special permit requirements, including drainage plans, site drainage plans, fill requirements, pile foundations, geotechnical reports, and details dealing with soil gases (methane gas) etc. A drainage plan would be required as part of the Building Permit process; this plan would provide pre and post development conditions as well as provide plans for reducing the volume of stormwater going into city pipes or strategies for storing water on site until it can be released later. The site's grading will also be reviewed at this stage. The drainage plan must be approved by the City's Engineering Department before construction can commence. 

    In addition, the integration of absorbent landscapes and pervious paving is recommended for all developments to reduce runoff volume and improve water quality by infiltrating and treating stormwater. The applicant is proposing to integrate soft landscaping around the site to support the City's stormwater management objectives; a sod lawn is currently proposed in the front yard and backyard.

  • Share In regard to the construction period and noise interference, ground stability for the neighbors of lot 114 and 118 Sprice Street: Due to the nature of the ground (wet area) in close proximity to the Fraser River, lot 114 and 118 will be compacted and piles will be added, including tree and ground removal. How will the process be for the neighbors adjacent to the lots? How is it ensured that current gardens, green spaces and fences stay intact? How will the proposed ground or elevation be situated, as the Howe Street elevation is currently 1.5 meters higher compared to the ground level of Sprice Street? Will the new development include an elevation slope with a sharp drop off to the neighbors? Is there a plan for rainwater drainage, as the lots 114 and 118 will most likely slope towards the adjacent lots, and direct the rainwater towards these lots? on Facebook Share In regard to the construction period and noise interference, ground stability for the neighbors of lot 114 and 118 Sprice Street: Due to the nature of the ground (wet area) in close proximity to the Fraser River, lot 114 and 118 will be compacted and piles will be added, including tree and ground removal. How will the process be for the neighbors adjacent to the lots? How is it ensured that current gardens, green spaces and fences stay intact? How will the proposed ground or elevation be situated, as the Howe Street elevation is currently 1.5 meters higher compared to the ground level of Sprice Street? Will the new development include an elevation slope with a sharp drop off to the neighbors? Is there a plan for rainwater drainage, as the lots 114 and 118 will most likely slope towards the adjacent lots, and direct the rainwater towards these lots? on Twitter Share In regard to the construction period and noise interference, ground stability for the neighbors of lot 114 and 118 Sprice Street: Due to the nature of the ground (wet area) in close proximity to the Fraser River, lot 114 and 118 will be compacted and piles will be added, including tree and ground removal. How will the process be for the neighbors adjacent to the lots? How is it ensured that current gardens, green spaces and fences stay intact? How will the proposed ground or elevation be situated, as the Howe Street elevation is currently 1.5 meters higher compared to the ground level of Sprice Street? Will the new development include an elevation slope with a sharp drop off to the neighbors? Is there a plan for rainwater drainage, as the lots 114 and 118 will most likely slope towards the adjacent lots, and direct the rainwater towards these lots? on Linkedin Email In regard to the construction period and noise interference, ground stability for the neighbors of lot 114 and 118 Sprice Street: Due to the nature of the ground (wet area) in close proximity to the Fraser River, lot 114 and 118 will be compacted and piles will be added, including tree and ground removal. How will the process be for the neighbors adjacent to the lots? How is it ensured that current gardens, green spaces and fences stay intact? How will the proposed ground or elevation be situated, as the Howe Street elevation is currently 1.5 meters higher compared to the ground level of Sprice Street? Will the new development include an elevation slope with a sharp drop off to the neighbors? Is there a plan for rainwater drainage, as the lots 114 and 118 will most likely slope towards the adjacent lots, and direct the rainwater towards these lots? link

    In regard to the construction period and noise interference, ground stability for the neighbors of lot 114 and 118 Sprice Street: Due to the nature of the ground (wet area) in close proximity to the Fraser River, lot 114 and 118 will be compacted and piles will be added, including tree and ground removal. How will the process be for the neighbors adjacent to the lots? How is it ensured that current gardens, green spaces and fences stay intact? How will the proposed ground or elevation be situated, as the Howe Street elevation is currently 1.5 meters higher compared to the ground level of Sprice Street? Will the new development include an elevation slope with a sharp drop off to the neighbors? Is there a plan for rainwater drainage, as the lots 114 and 118 will most likely slope towards the adjacent lots, and direct the rainwater towards these lots?

    Nghia asked about 1 year ago

    Thank you for taking the time to send us your feedback on the 114 and 118 Sprice Street application. A fill permit will be required prior to any soil being deposited on the property. A report submitted by a geotechnical engineering is required as part of this permit application which would confirm that the fill placement can be carried out safety without causing damage to adjoining buildings or structures, infrastructure or undue settlement of lands, as well as that there will be no damage to adjacent structures from pile driving.  No fill placement, excavation, shoring, erection, alteration, enlargement, repair, removal, move or demolition of any building or structure, part thereof, shall be commenced or undertaken without a permit being first obtained from the City.

    A drainage plan would be required as part of the Building Permit process; this plan would provide pre and post development conditions as well as provide plans for reducing the volume of stormwater going into city pipes or strategies for storing water on site until it can be released later. The site's grading will also be reviewed at this stage. The drainage plan must be approved by the City's Engineering Department before construction can commence.

  • Share The flex spaces indicated in the development plans will most likely be turned into suites with one tenant including one car. That makes 2 cars per household + 1 car for the flex space tenant. The existing development plans show only garage space for 10 cars. Where are the remaining cars going to be parked? The parking capacity of Howe Street is already maxed out, and Sprice Street is too narrow to accommodate more street parking. on Facebook Share The flex spaces indicated in the development plans will most likely be turned into suites with one tenant including one car. That makes 2 cars per household + 1 car for the flex space tenant. The existing development plans show only garage space for 10 cars. Where are the remaining cars going to be parked? The parking capacity of Howe Street is already maxed out, and Sprice Street is too narrow to accommodate more street parking. on Twitter Share The flex spaces indicated in the development plans will most likely be turned into suites with one tenant including one car. That makes 2 cars per household + 1 car for the flex space tenant. The existing development plans show only garage space for 10 cars. Where are the remaining cars going to be parked? The parking capacity of Howe Street is already maxed out, and Sprice Street is too narrow to accommodate more street parking. on Linkedin Email The flex spaces indicated in the development plans will most likely be turned into suites with one tenant including one car. That makes 2 cars per household + 1 car for the flex space tenant. The existing development plans show only garage space for 10 cars. Where are the remaining cars going to be parked? The parking capacity of Howe Street is already maxed out, and Sprice Street is too narrow to accommodate more street parking. link

    The flex spaces indicated in the development plans will most likely be turned into suites with one tenant including one car. That makes 2 cars per household + 1 car for the flex space tenant. The existing development plans show only garage space for 10 cars. Where are the remaining cars going to be parked? The parking capacity of Howe Street is already maxed out, and Sprice Street is too narrow to accommodate more street parking.

    Nghia asked about 1 year ago

    Thank you for taking the time to send us your feedback on the 114 and 118 Sprice Street application. The RT-2D zoning district permits space above a garage but does not permit a separate dwelling unit. A no-suite covenant will be registered on title prior to Council to adoption of the project to prevent secondary suites on all lots in this project.

  • Share Hi, Sprice Street is a cull de sac and a very narrow street with no sidewalks. How is the city planning to regulate traffic and street accessibility during the time of construction? Any larger construction trucks, excavator etc. will block the entire local traffic, the narrow street does not have the capacity to provide space for street parking and construction vehicles at the same time. The Queen Elizabeth Elementary School is located at the end of Sprice Street, parents use Sprice Street to park their cars to drop off and pick up their children on school days. During these times approx. 20 cars are parked on the street with no space for additional trucks or additional vehicles. Both sides of Sprice Street have trenches; cars have slipped into the trenches in the past, due to the narrow road condition. Scenario: Multiple Garbage bins are placed directly on the street on both sides, combined with parked cars from parents, general resident parking and traffic, garbage trucks, how are the construction vehicles going to maneuver the existing road conditions, without blocking access to the school or for residents? Emergency vehicles have no means of access either. on Facebook Share Hi, Sprice Street is a cull de sac and a very narrow street with no sidewalks. How is the city planning to regulate traffic and street accessibility during the time of construction? Any larger construction trucks, excavator etc. will block the entire local traffic, the narrow street does not have the capacity to provide space for street parking and construction vehicles at the same time. The Queen Elizabeth Elementary School is located at the end of Sprice Street, parents use Sprice Street to park their cars to drop off and pick up their children on school days. During these times approx. 20 cars are parked on the street with no space for additional trucks or additional vehicles. Both sides of Sprice Street have trenches; cars have slipped into the trenches in the past, due to the narrow road condition. Scenario: Multiple Garbage bins are placed directly on the street on both sides, combined with parked cars from parents, general resident parking and traffic, garbage trucks, how are the construction vehicles going to maneuver the existing road conditions, without blocking access to the school or for residents? Emergency vehicles have no means of access either. on Twitter Share Hi, Sprice Street is a cull de sac and a very narrow street with no sidewalks. How is the city planning to regulate traffic and street accessibility during the time of construction? Any larger construction trucks, excavator etc. will block the entire local traffic, the narrow street does not have the capacity to provide space for street parking and construction vehicles at the same time. The Queen Elizabeth Elementary School is located at the end of Sprice Street, parents use Sprice Street to park their cars to drop off and pick up their children on school days. During these times approx. 20 cars are parked on the street with no space for additional trucks or additional vehicles. Both sides of Sprice Street have trenches; cars have slipped into the trenches in the past, due to the narrow road condition. Scenario: Multiple Garbage bins are placed directly on the street on both sides, combined with parked cars from parents, general resident parking and traffic, garbage trucks, how are the construction vehicles going to maneuver the existing road conditions, without blocking access to the school or for residents? Emergency vehicles have no means of access either. on Linkedin Email Hi, Sprice Street is a cull de sac and a very narrow street with no sidewalks. How is the city planning to regulate traffic and street accessibility during the time of construction? Any larger construction trucks, excavator etc. will block the entire local traffic, the narrow street does not have the capacity to provide space for street parking and construction vehicles at the same time. The Queen Elizabeth Elementary School is located at the end of Sprice Street, parents use Sprice Street to park their cars to drop off and pick up their children on school days. During these times approx. 20 cars are parked on the street with no space for additional trucks or additional vehicles. Both sides of Sprice Street have trenches; cars have slipped into the trenches in the past, due to the narrow road condition. Scenario: Multiple Garbage bins are placed directly on the street on both sides, combined with parked cars from parents, general resident parking and traffic, garbage trucks, how are the construction vehicles going to maneuver the existing road conditions, without blocking access to the school or for residents? Emergency vehicles have no means of access either. link

    Hi, Sprice Street is a cull de sac and a very narrow street with no sidewalks. How is the city planning to regulate traffic and street accessibility during the time of construction? Any larger construction trucks, excavator etc. will block the entire local traffic, the narrow street does not have the capacity to provide space for street parking and construction vehicles at the same time. The Queen Elizabeth Elementary School is located at the end of Sprice Street, parents use Sprice Street to park their cars to drop off and pick up their children on school days. During these times approx. 20 cars are parked on the street with no space for additional trucks or additional vehicles. Both sides of Sprice Street have trenches; cars have slipped into the trenches in the past, due to the narrow road condition. Scenario: Multiple Garbage bins are placed directly on the street on both sides, combined with parked cars from parents, general resident parking and traffic, garbage trucks, how are the construction vehicles going to maneuver the existing road conditions, without blocking access to the school or for residents? Emergency vehicles have no means of access either.

    Julia asked about 1 year ago

    Thank you for taking the time to send us your feedback on the 114 and 118 Sprice Street application. Any street usage associated with the construction of this project that will impact the movement of vehicles, pedestrians, or cyclists would require a Traffic Management Plan (TMP). A Street Occupancy Permit allowing usage of any street right of way during construction would not be issued until the Transportation Management Plan has been approved by the City's Engineering Department.

  • Share Has accessibility due to ageing or acquired (from accidents) been considered for the current occupants as well as future ones? This would support Type A. on Facebook Share Has accessibility due to ageing or acquired (from accidents) been considered for the current occupants as well as future ones? This would support Type A. on Twitter Share Has accessibility due to ageing or acquired (from accidents) been considered for the current occupants as well as future ones? This would support Type A. on Linkedin Email Has accessibility due to ageing or acquired (from accidents) been considered for the current occupants as well as future ones? This would support Type A. link

    Has accessibility due to ageing or acquired (from accidents) been considered for the current occupants as well as future ones? This would support Type A.

    Citizen with disabilities asked about 1 year ago

    Thank you for taking the time for provide your feedback. This project is subject to the Flood Hazard design guidelines, which requires all buildings and structures for residential use to be constructed so that the lowest storey containing habitable space is at or above the flood construction level of 3.53 m (11.58 feet). As the sidewalk elevation is much lower than the flood construction level, stairs are required to provide access to the first storey of all housing types in this project.

  • Share Hello, has there been an environmental assessment completed for the site associated with this development application? No mention of environmental or ecological values are provided in staff's preliminary report to council. Can you explain why not? Is this common for such developments? on Facebook Share Hello, has there been an environmental assessment completed for the site associated with this development application? No mention of environmental or ecological values are provided in staff's preliminary report to council. Can you explain why not? Is this common for such developments? on Twitter Share Hello, has there been an environmental assessment completed for the site associated with this development application? No mention of environmental or ecological values are provided in staff's preliminary report to council. Can you explain why not? Is this common for such developments? on Linkedin Email Hello, has there been an environmental assessment completed for the site associated with this development application? No mention of environmental or ecological values are provided in staff's preliminary report to council. Can you explain why not? Is this common for such developments? link

    Hello, has there been an environmental assessment completed for the site associated with this development application? No mention of environmental or ecological values are provided in staff's preliminary report to council. Can you explain why not? Is this common for such developments?

    Greg asked over 1 year ago

    Thank you for your questions regarding this project. Environmental Assessments are a Provincial requirement to assess properties that have been used for industrial or other uses that may have resulted in contamination and, given the site’s continued use as a residential property, there is no provincial requirement for such an assessment. 

    The site is designated for Residential - Compact Lot Development and the proposed rezoning would result in a slight increase in the number of dwellings than is permitted under the site’s existing RQ-1 Zoning. This development is subject to the Compact Lot Design Guidelines, which requires each development to retain existing healthy, mature trees where possible. When retention of existing trees is not possible, the City requires replacement trees to be planted to maximize canopy replacement and long-term viability on the landscape for the benefits of the entire community. While not explicitly mentioned in the staff report, given the ongoing regional housing crisis, providing new housing units across the housing spectrum is a key City objective and we have a number of other policies in place to ensure that sustainability is at the forefront of our recommendations for housing developments.

    All development applications must also conform to the requirements in the City's Tree Protection and Regulation Bylaw which regulates replacement requirements, as well as protection and maintenance of trees. Currently 36 trees are proposed on private property, which exceeds the replacement provisions in the bylaw. The applicant is also proposing 12 street trees which will be planted on City property and will help to redevelop the community's urban forest. All proposed on-site and street trees require approval from the City’s arborists. Staff will continue to work with the applicant to ensure diversity of plantings are provided to promote resiliency and location of the trees is appropriate to support their term growth and vitality.