LAND USE ASSESSMENT REPORT (LUAR) Signal Hill Gate Expansion 22 St. Joseph s Lane March 23, IMAGE: Rendering of Proposed Development

Transcription

1 LAND USE ASSESSMENT REPORT (LUAR) Signal Hill Gate Expansion 22 St. Joseph s Lane March 23, 2018 IMAGE: Rendering of Proposed Development

2 Signal Hill Gate Expansion 22 St. Joseph s Lane CONTENTS A. BUILDING USE 3 A.1 SIZE 3 A.2 USE 3 B. ELEVATION AND BUILDING MATERIALS 3 B.1 ELEVATIONS 3 B.2 FINISH AND COLOUR 3 B.3 HERITAGE 7 C. BUILDING HEIGHT AND LOCATION 9 D. EXTERIOR EQUIPMENT AND LIGHTING 14 E. LANDSCAPING 16 F. SNOW AND SNOW CLEARING 17 G. OFF STREET PARKING AND SITE ACCESS 18 H. TRAFFIC 21 I. PUBLIC TRANSIT 21 J. CONSTRUCTION TIMEFRAME 21 CONCLUSION 22 APPENDIX A - LETTERS ETC. APPENDIX B - CONCEPT APPENDIX C - SCHEMATIC TECHNICAL DRAWINGS Land Use Assessment Report (LUAR) Page 1

3 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane PROPOSED COLOUR SCHEME PROPOSED MATERIAL CLAPBOARD A. BUILDING USE A.1 SIZE EXISTING GROSS FLOOR AREA: 3,090 m 2 (33,262 ft 2 ) B. ELEVATION AND BUILDING MATERIALS EXISTING STREETSCAPE COLOUR SCHEME EXISTING MATERIAL CLAPBOARD PROPOSED NEW FLOOR AREA: 1234 m 2 (13,283 ft 2 ) PROPOSED GROSS FLOOR AREA: 4324 m 2 (46,545 ft 2 ) EXISTING AND PROPOSED LOT AREA: 4563 m 2 (49,117 ft 2 ) EXISTING FAR (FLOOR AREA RATIO): 0.68 PROPOSED FAR (FLOOR AREA RATIO): 0.95 A2 ZONE PERMITTED FAR: 1.50 MAX B.1 ELEVATIONS The following pages provide graphical coloured elevations. The elevations of the proposed addition were carefully designed to keep in the character of the existing neighbourhood. We believe this addition helps to complete the built fabric of the neighbourhood by filling in the hole the parking lot currently creates. See FRONT ELEVATION and SIDE ELEVATION on pages 4-5 and in Appendix C. BRICK VINYL A.2 USE EXISTING USE - All the floor area of the existing building is being used by Premier Executive Suites as medium-term rentals and supportive uses like storage and office space. Based on the Development Regulations, this would fall into an Apartment use. There is a total of 34 existing dwelling units. PROPOSED USE - The proposed use expands upon the existing use to provide 14 additional units, to reach a total of 48 dwelling units. The proposed addition has a floor area of 1,234 m 2 (13,283 ft 2 ) that is used for apartments, and a floor area of 780 m 2 (8,396 ft 2 ) that is used for indoor parking, under the building. B.2 FINISH AND COLOUR We have examined the existing built fabric and proposed cladding materials that compliment the existing neighbourhood and draw on the theme of colourful homes present throughout the city. The proposed cladding material is prefinished wood clapboard and trim to echo the neighbouring buildings. See PROPOSED COLOUR SCHEME on page 2. The final colour scheme will be further developed as the design progresses. NUMBER OF PERMITTED UNITS PER A2 ZONE DENSITY (1 unit/90 m 2 of lot area): 51 Page 2 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 3

4 B.1 ELEVATIONS SEE APPENDIX C FOR ADDITIONAL INFORMATION Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane FRONT ELEVATION - SIGNAL HILL ROAD SIDE ELEVATION - POWERS COURT Page 4 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 5

5 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane B.3 HERITAGE Located in Heritage Area 3, the proposed building meets the Heritage Area Standards as outlined in the Heritage Area Standards Table, Section of the Development Regulations. It is consistent with the period style and materials of the area. See the checklist below for details on how the proposed development complies with the Residential Properties standards. Bay Windows - N/A Other Specialty Window Styles - N/A Cladding/Siding Materials (including trim) While modern materials are permitted, this proposal sets forward traditional wood clapboard in colours consistent with the period style and structure. Roof Line - Period style of structure is maintained as a flat (low slope) roof, with extending fascia. Roofing Materials - A 2 ply modified roofing system is proposed, which replicates the period style and material of the structure. Roofing will not be overly visible from street level. Historic photo of home on Signal Hill Road, 1930s. Note similar window proportion and materials, and poured concrete steps. Image from St. John s City Archives. Historic photo of home on Signal Hill Road, 1930s. Note similar window proportion and materials. Image from St. John s City Archives. Historic photo of St. Joseph s Convent on Signal Hill Road, direct neighbour. Note similar window proportion, and scale. Image from St. John s City Archives. All Other Window Styles and Configurations- Period configuration of structure and period style of structure is maintained for all sides, including facade facing a public street. Note, this is an extension so the clause about 50% of windows being replaced does not apply. Window trim style - Period style of structure is maintained. Trim style to be designed in greater detail in later design stages. Window Materials (including trim) - Modern materials are used (vinyl) in combination with traditional materials (wood) that replicate the period style and materials of structure. Door Style - Period style of streetscape is maintained. Garage Door Style - N/A, garage entry is not on a side that faces a street. Trim Style (including decoration and moulding) - Period style of structure is maintained. Trim style to be designed in greater detail in later design stages. Fence and Railing Style - N/A Retaining Wall Style - Period style of streetscape to be maintained. Retaining walls not overly visible from the streets. Decks and Balconies - No balconies are included, but decks (patios) are to be in poured concrete compatible with the period streetscape. Roof Decks - N/A Materials - Site cast concrete is intended to be used for retaining walls and decks (patios). It will replicate the period style and materials of the structure. Door and Garage Door Materials (including trim) - Modern materials are used (insulated metal) for thermal performance in combination with traditional materials (wood). These elements replicate the period style and materials of the structure. Page 6 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 7

6 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane C. BUILDING HEIGHT AND LOCATION EXISTING BUILDING Height 2 storeys ~ 7.9 m, 25.9 ft side yard on flanking rd (within permitted 10% variance) Site Plan to Scale 1:500 EXISTING A2 ZONE PROPOSED BUILDING HEIGHT (storeys) 2 6 max 2 BUILDING LINE (m) min 3 SIDE YARD (m) min 2 SIDE YARD FLANKING RD (m) min Anticipated shadows have been modeled. See Appendix C for the Shadow Study diagram. We do not anticipate that this building will have negative shadowing/loss of sunlight implications on adjacent public and private properties including sidewalks. Two options for rooftop structures are indicated on pages Types of rooftop structures could be Rooftop Heat Pumps (below right) or Gooseneck Intakes (below left). Both of these units are small and should not have a large visual impact. Elements can be enclosed as required. small shared patios at entrances side yard PROPOSED EXTENSION Height 2 stories ~ 7.9 m, 25.9 ft building line consistent with street fabric BUILDING HEIGHT AND LOCATION Page 8 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 9

7 C. BUILDING HEIGHT AND LOCATION - ROOFTOP STRUCTURE Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane NOTE: OPTION 1 FEATURING ROOFTOP UNITS IS THE PREFERRED OPTION DUE TO THE UNITS BEING FARTHEST FROM PROPERTY LINES. Page 10 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 11

8 C. BUILDING HEIGHT AND LOCATION - ROOFTOP STRUCTURE Signal Hill Gate Expansion 22 St. Joseph s Lane Page 12 Land Use Assessment Report (LUAR) Signal Hill Gate Expansion 22 St. Joseph s Lane Land Use Assessment Report (LUAR) Page 13

9 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane D. EXTERIOR EQUIPMENT AND LIGHTING D.1 LIGHTING LOCATION AND TYPE The proposed extension is located on the site of the building s existing parking lot. Existing parking lot lighting standards will be removed in order to make way for this project, reducing the amount of light trespass from the property. Each proposed fixture provided will be shielded and full cut-off. These fixtures will be selected to match those already in place on the existing building. Images on existing lighting on this page. component of each system can be located in one of two areas; either in the centre of the roof (preferred location for design development), matching the construction of the existing building, or on the side of the building along the shared property line with St. Joseph s convent. These units will each be approximately 900mm wide, 600mm tall, and 350mm deep. If the heat pumps are located on the roof, they can be screened from view with an architectural feature. If they are mounted on the side of the building, they can be placed on the ground, or mounted to the wall facing the convent with screening elements to obscure the view. In addition, there will be four fresh-air intake gooseneck fittings located on the roof. All fresh air duct work for all fourteen units will be drawn from these four roof penetrations. The total footprint of each gooseneck fitting will be approximately 900mm (~3ft) wide by 900mm tall by 900mm deep. Above: Paradise Concession Stand where wooden screens shield mechanical equipment from view. If mechanical equipment is placed within prominent view of residents, it is proposed that architectural screening is provided. LEGEND Indicates soft landscaping (like grass) Indicates hard landscaping (like asphalt) Indicates proposed extension footprint Indicates approximate location of proposed light fixtures Indicates approximate light trespass of proposed lighting (or light pollution ) New building lighting will be wall mounted lantern type fixtures, installed much lower on the building than the existing pole mounted lights. The style would be similar to the wall mounted fixtures on the existing building, but newer and more energy efficient, with optics designed to limit light trespass. The new fixtures are intended for illuminating the perimeter of the building, entries and walkways, not for parking lot illumination as at present. We see this development as an improvement upon the existing condition. Proposed exterior mechanical equipment sound pressure level is 50 dba. POWERS COURT proposed transformer, screened by low planting New lighting will be installed over the entrance to the basement parking garage of the extension (under building). Again, these light fixtures will be full cut-off but intended to match style and colour of the existing lighting. Impacts on adjoining residential properties as now proposed will be better than existing condition, due to the proposed building shading glare and the type of proposed lights. See EXTERIOR EQUIPMENT AND LIGHTING diagram on page 15. D.2 HVAC LOCATION AND TYPE Each of the fourteen units will be provided with a split-system heat pump. The outdoor Page 14 Above: Example of full cutoff lighting, which shields lighting from areas where it s not needed (like the night sky or neighbours windows) Below: Existing lighting on the building are shown below. For this development better lighting that is more sustainable (energy efficiency and light pollution) and will have less impact on neighbouring properties. Land Use Assessment Report (LUAR) lighting to be designed with cut-off to prevent light trespass beyond property line EXTERIOR EQUIPMENT AND LIGHTING Land Use Assessment Report (LUAR) Page 15 SIGNAL HILL ROAD

10 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane E. LANDSCAPING Presently, the building s pad-mount transformer is located in front of the building, in full view from Signal Hill Road and Powers Court. The existing transformer sits inside the footprint of the proposed extension. A new electrical service will be supplied to the building from a new transformer. The new pad will be located on a landscaped surface slightly North-West of the existing location (see EXTERIOR EQUIPMENT AND LIGHTING diagram on page 15). The new extension will screen the transformer from sight to pedestrians on Signal Hill Road, and will make it no more visible than before to pedestrians on Powers Court. The transformer will be surrounded on all sides by protective bollards to prevent damage from vehicles or snow-clearing equipment. The view of the transformer will be further screened with low-lying planting reducing the visual impact from the existing condition. Garbage storage is currently in the parking lot. In the proposed development, garbage from the existing units and the proposed will be stored within the basement level. A combination of hard and soft landscaping are used as shown on the site plan on the previous page and in the elevations to buffer adjoining properties. Details of types and locations of planting will be determined as the design progresses, but precedent images have been included on this page. Above: This pocket park in New York shows an example of how privacy can be achieved between two fairly close buildings by using planting. A landscape design strategy will be developed to provide privacy to residents of the proposed development, and the neighbours. F. SNOW AND SNOW CLEARING Snow is currently stored in the parking lot which the proposed extension will sit over. Snow in the proposed development is to be stored in the areas highlighted black. At no point in time or under no circumstances will Premiere Suites push snow onto municipal property. They will have snow removed from the site as necessary. See Appendix A letter (April 11, 2017) confirming this intent. POWERS COURT In compliance with the Municipal Development Regulations, as designed, landscaping represents 30% of overall site area. A Landscaping Plan can be found in Appendix C. Above: Example of shielded transformer. Shielding can be done with coniferous shrubs which require less maintenance and will not lose their leaves and expose the transformer in the winter. ST. JOSEPH'S LANE SNOW AND SNOW CLEARING SIGNAL HILL ROAD Page 16 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 17

11 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane G. OFF STREET PARKING AND SITE ACCESS The following pages contain a site plan and basement floor plan that shows both the indoor and outdoor parking. The indoor parking is intended to be passively ventilated with air intakes/exhaust to the exterior. All parking will comply with the City of St. John s parking standards. Storm water runoff from parking is to be managed on site, and will not drain to municipal or neighbouring properties. Details to be further developed during the design stage. The red arrows indicate anticipated direction of traffic flow. Lanes will comply with the City of St. John s standards. Existing Parking Spaces: 43 Parking Spaces Required for A2 Zone: 60 Proposed Parking Spaces: 51 This development has applied for parking relief under the premise that the existing parking on site is not well used. See Appendix A letter (April 11, 2017). Approximately 65% of people staying at the existing facility drive, and this same rate is anticipated in the extension, see following section for further details of anticipated traffic. Accessible parking will be provided in both the exterior and interior lots. A total of three spots will be provided which is in excess of the required 2%. The existing parking area will not be expanded with the exception of some limited modifications for the new parking located under the proposed new building area. A buffer fence will be constructed along parking areas which are adjacent to neighbouring uses. This fence will extend to 2.5 m from adjacent roads. See Appendix C area open for operations of existing facility construction site for the the site plan. A Parking Plan is provided in Appendix C. Below: Diagram of construction logistics, see section J on page 21 for associated text. parking for 7 worker s vehicles additional parking for worker s vehicles, don t anticipate more than 10 total BUILDING ABOVE entrance and exit to underground parking TYP TYP prior to the main construction phase, some minor work to be completed in this area, timeline of approximately 2 weeks included in below timeframe. materials lay down for early works materials lay down in garage once built UP M & E m² STORAGE m² CONSTRUCTION LOGISTICS DIAGRAM Page 18 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 19

12 Signal Hill Gate Expansion 22 St. Joseph s Lane Signal Hill Gate Expansion 22 St. Joseph s Lane accessible parking 1 2 entrance and exit to main lot entrance and exit to secondary lot H. TRAFFIC It is not anticipated that this building will have significant traffic generation. In consultation with Premier Executive Suites the following trip generation rates gave been assumed. This is based on one two-way trip per day for 65% of units. Additionally it is assumed that there are 6 two-way trips for the staff throughout a typical day. Period Trips In Trips Out Total Trips AM Peak PM Peak I. PUBLIC TRANSIT This location is served by public transit and is within walking distance of work places, restaurants and shops. Nearby public transit stops are located as follows: Empire Ave at Forest Road Duckworth Street at Wood Street No specific transit requirements are anticipated for this development. Due to this, Metrobus was not consulted. J. CONSTRUCTION TIMEFRAME Following development approval the following timeline is suggested, which results in 23 months until occupancy following development approval. 5 weeks - Schematic Design 3 weeks - Design Development 16 weeks - Working Drawings 12 weeks - Tendering and Award 13 months - Construction 4 weeks - Commissioning and Occupancy The proposed project is to be constructed in one main phase, with minimal work in the existing parking lot completed within a prior phase. See CONSTRUCTION LOGISTICS DIAGRAM on page 19 which indicates worker s parking and lay down area for equipment and materials during the construction period for the main phase. TRAFFIC Page 20 Land Use Assessment Report (LUAR) Land Use Assessment Report (LUAR) Page 21

13 Signal Hill Gate Expansion 22 St. Joseph s Lane CONCLUSION Our team has carefully examined the Municipal Plan and Development Regulations, met with city staff and local residents to craft a design that supports the goals of our client and the City of St. John s. In line with the objectives for Planning Area 2, we have designed the building in a row house character that fills in the current parking lot that represents a hole in the built fabric. In brief, this development does the following to work towards the goals of the City of St. John s as defined in the Municipal Plan: Provide a range of housing options A density that can support neighbourhood commercial services Consistent in scale and character as surrounding buildings Fills a gap in the built fabric with a sensitive building The previous submission to council is appended to this report. Page 22 Land Use Assessment Report (LUAR)

14 Design Completed By: Owner and Operator:

15 APPENDIX A - LETTERS ETC.

16 TERMS OF REFERENCE LAND USE ASSESSMENT REPORT (LUAR) APPLICATION TO REZONE PROPERTY AT 22 ST. JOSEPH S LANE TO THE APARTMENT MEDIUM DENSITY (A2) ZONE FOR EXPANSION OF THE APARTMENT BUILDING (ADDITIONAL 14-UNITS) The proponent shall identify significant impacts and, where appropriate, also identify measures to mitigate impacts on land uses adjoining the subject property. All information is to be submitted under one report in a form that can be reproduced for public information and review. The numbering and ordering scheme used in the report shall correspond with that used in this Terms of Reference and a copy of the Terms of Reference shall be included as part of the report (include an electronic PDF version with a maximum file size of 15MB). A list of those persons/agencies who prepared the Land Use Assessment Report shall be provided as part of the report. The following items shall be addressed by the proponent at its expense: A. Building Use Identify the size of the proposed building (expansion) and existing building by: Gross Floor Area, and Floor Area Ratio (FAR). Identify all proposed uses/occupancies within the building by their respective floor area. B. Elevation & Building Materials Provide elevations of the proposed building. Identify the finish and colour of exterior building materials. C. Building Height & Location Identify graphically the exact location with a site plan: Location of the proposed and existing buildings; Proximity of the building(s) to property lines and identify setbacks; Identify the height of the building(s); Information on the proposed construction of patios/balconies (if applicable); Potential shadowing/loss of sunlight on adjacent public and private properties, including sidewalks; and Identify any rooftop structures. D. Exterior Equipment and Lighting Identify the location and type of exterior lighting to be utilized. Identify possible impacts on adjoining residential properties and measures to be instituted to minimize these impacts. Identify the location and type of any exterior HVAC equipment to be used to service the proposed building and identify possible impacts on adjoining residential properties and measures to be instituted to minimize these impacts. E. Landscaping & Buffering Identify with a landscaping plan, details of site landscaping (hard and soft) and measures to be undertaken to buffer the adjoining residential properties from activities on the building site. Identify the location and proposed methods of screening of any electrical transformers on the site. Identify the location for refuse storage to be used at the site and buffering.

17 TERMS OF REFERENCE Land Use Assessment Report 22 St. Joseph s Lane Page 2 F. Snowclearing/Snow Storage Identify proposed method of snow clearing and location of snow storage area(s) on the site. G. Off-street Parking and Site Access Identify the number and location of off street parking spaces to be provided and means by which parking area storm water runoff is to be managed. Identify any parking areas, including vehicular ingress and egress and on-site traffic circulation. H. Traffic Provide the anticipated traffic generation rates associated with the proposed development. I. Public Transit Consult with St. John s Metrobus (St. John s Transportation Commission) regarding public transit infrastructure requirements. J. Construction Timeframe Indicate any phasing of the project and approximate timelines for beginning and completion of each phase or overall project. Indicate on a site plan where workers parking is to be accommodated during the construction period and designated areas for equipment and materials during the construction period.

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23 APPENDIX B - CONCEPT

24 Hometel - short term rentals Premiere Suites - medium term rentals houses proposed addition St. Joseph s Convent offices - Innovative Development and Design Engineers houses similar appearance and scale massing The proposed building massing mitigates between the large existing building and the smaller scale surrounding buildings. The addition is carefully scaled to cause minimal shadowing impact on the neighbours, avoid obstructing site lines and fit within the neighbourhood, as a rowhouse. The neighbourhood is mixed use and includes many different types of housing including short/medium term stay, convent, apartment and single family homes. The proposed development is helping to complete the street scape and support a vibrant urban core....a mix of forms of housing at densities that can support neighbourhood commercial services. (Envision St. John s) SIGNAL HILL GATE EXPANSION SOUTHWEST PROPERTIES (modified 201

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26 PROPOSED PROJECT similar rowhouse appearance and scale appearance The design draws from the existing neighbourhood and develops an integrated appearance. The larger building s scale is broken down by an articulated facade, with two roof heights. This and other modest design strategies, such as colour, give the building a smaller appearance to help it blend into the neighbourhood. The parking is placed below grade. SIGNAL HILL GATE EXPANSION SOUTHWEST PROPERTIES

27 Key Plan Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax POWERS COURT Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL EXISTING BUILDING 5400 SINGLE m² BACH m² 6150 DOUBLE m² 1500 SINGLE m² 5400 DOUBLE m² DOUBLE m² SINGLE m² 3000 SIGNAL HILL ROAD 1 BIG KEY PLAN 1 1 : 500 Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. Proposed Additional Units: 6 Double (2 bedroom) 6 Single (1 bedroom) 2 Bachelor (studio) 14 Total Preliminary NOT FOR CONSTRUCTION POWERS COURT SIGNAL HILL ROAD typical floor plan Project Title Drawing Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE TYPICAL FLOOR PLAN Scale 1:200 LEVEL 2 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. SIGNAL HILL GATE EXPANSION SOUTHWEST A-2.1PROPERTIES (modified /05/17 4:24

28 TYP Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. BUILDING ABOVE 2600 TYP RAMP 3900 UP Preliminary NOT FOR CONSTRUCTION M & E m² STORAGE m² Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title PARKING PLAN LEVEL 0 underground 1 parking 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. 11/07/17 1:45 A-2.0 Scale 1: parking spaces SIGNAL HILL GATE EXPANSION SOUTHWEST PROPERTIES (modified 201

29 precedents In addition to drawing inspiration from the vernacular downtown housing in St. John s, we looked to other cities that have fairly dense low-rise development and found that articulation of the building facade and planting helped to reduce the overall scale of the building creating a pleasant urban environment, blending with the row house type of building prevalent in this area. SIGNAL HILL GATE EXPANSION SOUTHWEST PROPERTIES

30 APPENDIX C - SCHEMATIC TECHNICAL DRAWINGS

31 m HIGH BUFFER FENCE Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax TYP TYP PEDESTRIAN CONNECTION 2.7 TYP. 5.8 TYP. 7.3 TYP. Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION m HIGH BUFFER FENCE POWERS COURT PEDESTRIAN CONNECTION 5.4 Preliminary NOT FOR CONSTRUCTION 8.0 ST. JOSEPH'S LANE SIGNAL HILL ROAD Project Title Drawing Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE SITE PLAN 1 A-1.1 SITE PLAN 1 : 500 Scale 1 : 500 Date Revision No. Drawing No. A-1.1 2/9/ :43:13 AM

32 EXISTING A2 ZONE PROPOSED LOT AREA (m²) min 4563 LOT FRONTAGE (m) min LOT COVERAGE (%) max 39 FLOOR AREA RATIO max 0.95 DWELLING UNITS 34 51(1/90sq.m) 46 DENSITY (m²/unit) min 95 BUILDING HEIGHT (storeys) 2 6 max 2 BUILDING LINE (m) min 3 SIDE YARD (m) min 2 SIDE YARD FLANKING RD (m) min 5-6 PARKING SPACES LANDSCAPING (%) min 30 Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. Preliminary NOT FOR CONSTRUCTION Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title SITE PLAN Scale Date Revision No. Drawing No. 2/9/ :43:25 AM A-1.2

33 HATCHED AREA RESPRESENTS PROPOSED LANDSCAPING AREA SITE AREA = 4563 SQ. M LANDSCAPING AREA AS DEFINED BY HATCHED AREAS = 1369 SQ.M 1369 / 4563 = LANDSCAPING = 30 % Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. HATCHED AREA RESPRESENTS PROPOSED LANDSCAPING AREA HATCHED AREA RESPRESENTS PROPOSED LANDSCAPING AREA Preliminary NOT FOR CONSTRUCTION Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE 1 CONCEPT LANDSCAPING PLAN 1 : 500 Drawing Title LANDSCAPING PLAN Scale Drawing No. 1 : 500 Date Revision No. 2/9/201810:43:53 AM A-1.3

34 Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. SUMMER SOLSTICE 21 JUNE 9:00 AM FALL EQUINOX 22 SEPTEMBER 9:00 AM WINTER SOLSTICE 21 DECEMBER 9:00 AM SPRING EQUINOX 20 MARCH 9:00 AM SUMMER SOLSTICE 21 JUNE 12:00 PM FALL EQUINOX 22 SEPTEMBER 12:00 PM WINTER SOLSTICE 21 DECEMBER 12:00 PM SPRING EQUINOX 20 MARCH 12:00 PM Preliminary NOT FOR CONSTRUCTION Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title SHADOW STUDY Scale Drawing No. SUMMER SOLSTICE 21 JUNE 4:00 PM FALL EQUINOX 22 SEPTEMBER 4:00 PM WINTER SOLSTICE 21 DECEMBER 4:00 PM SPRING EQUINOX 20 MARCH 4:00 PM Date Revision No. 2/9/ :43:54 AM A-1.4

35 UP EXISTING PROPERTY LINE EXISTING PROPERTY LINE PROPOSED PARKING Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 EXISTING PARKING Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. EXISTING BUILDING EXISTING BUILDING Preliminary NOT FOR CONSTRUCTION PROPOSED PARKING UNDER BUILDING Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title PARKING PLAN EXISTING PARKING PLAN : : 750 PROPOSED PARKING PLAN Scale 1 : 750 Date Revision No. Drawing No. A-1.5 2/9/2018 9:16:37 AM

36 5600 TYP. Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. BUILDING ABOVE TYP M & E UP 3248 Preliminary NOT FOR CONSTRUCTION m² STORAGE m² PARKING LEVEL AREA = 776 SQ.M Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title PARKING PLAN 1 LEVEL 0 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. A-2.0 2/9/ :43:55 AM

37 21733 DOUBLE m² 62 m² A DOUBLE 78 m² 900 DOUBLE Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. SINGLE m² BACH m² SINGLE m² A-4.1 EXISTING BUILDING DOUBLE m² DOUBLE m² Preliminary NOT FOR CONSTRUCTION LEVEL 1 AREA = 617 SQ.M Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title LEVEL 1 FLOOR PLAN 1 LEVEL 1 FLOOR PLAN 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. 2/9/ :43:56 AM A-2.1

38 POWERS COURT A Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION SINGLE m² DOUBLE m² DOUBLE m² BACH m² 1500 SINGLE m² DOUBLE m² SINGLE m² SIGNAL HILL ROAD 1 A-4.1 Preliminary NOT FOR CONSTRUCTION Project Title SIGNAL HILL GATE EXPANSION LEVEL 2 AREA = 617 SQ.M Drawing Title 22 ST. JOSEPH'S LANE LEVEL 2 FLOOR PLAN 1 A-2.2 LEVEL 2 FLOOR PLAN 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. 2/9/ :43:58 AM A-2.2

39 Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B t/o Parapet LEVEL 2 FLOOR PLAN 7.8 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION LEVEL 1 FLOOR PLAN LEVEL 0 2 NORTH ELEVATION - SIDE 1 : 200 t/o Parapet Preliminary NOT FOR CONSTRUCTION LEVEL 2 FLOOR PLAN LEVEL 1 FLOOR PLAN LEVEL Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title EXTERIOR ELEVATIONS 1 EAST ELEVATION - FRONT 1 : 200 Scale 1 : 200 Date Revision No. Drawing No. 2/9/ :44:07 AM A-4.1

40 Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL KEY PLAN PROPERTY LINE ROAD EXISTING BUILDING Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION A-5.1 LONG SECTION 1 1 : 200 NOTE ALL DIMENSIONS ARE APPROXIMATE Preliminary NOT FOR CONSTRUCTION PROPERTY LINE ROAD 4597 EXISTING BUILDING 2310 ENTRANCE TO UNDERGROUND PARKING Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE Drawing Title BUILDING SECTIONS 2 A-5.1 LONG SECTION 2 1 : 200 Scale As indicated Date Revision No. Drawing No. A-5.1 2/9/ :44:11 AM

41 Fougere Menchenton Architecture Inc. 172 Logy Bay Road, St. John s, NL, A1A 1J8 Phone Fax KEY PLAN 1 2 PROPERTY LINE ROAD Mailing Address: P.O. Box 21039, St. John's, NL, A1A 5B2 Discipline ARCHITECTURAL Notes: 1. DO NOT SCALE FROM THIS DRAWING. 2. UNLESS OTHERWISE NOTED, ALL DIMENSIONS ARE IN MILLIMETRES. 3. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS ON SITE PRIOR TO PROCEEDING WITH ANY PORTION OF THIS WORK. 4. CONTRACTOR SHALL DO ALL WORK IN ACCORDANCE WITH THE APPLICABLE STANDARDS AND CODES INCLUDING, BUT NOT LIMETED TO, THE NATIONAL BUILDING CODE OF CANADA, CURRENT EDITION. NOTE ALL DIMENSIONS ARE APPROXIMATE 1 A-5.2 PROPERTY LINE CROSS SECTION 1 1 : Preliminary NOT FOR CONSTRUCTION 1730 Project Title SIGNAL HILL GATE EXPANSION 22 ST. JOSEPH'S LANE 2 A-5.2 CROSS SECTION 2 1 : 200 Drawing Title BUILDING SECTIONS Scale Drawing No. As indicated Date Revision No. 2/9/201810:44:16 AM A-5.2