amica lions gate independent living - west vancouver · 2019-06-13 · amica lions gate west...

AMICA LIONS GATE INDEPENDENT LIVINGFIRST READING | WEST VANCOUVER | 2019-05-28

Schedule "A"to DP 18-123

Attachments for item _____ provided under separate cover

Amica Lions Gate PROJECT NO. NCCA17-0202 | DATE 2019-05-28 | PAGE 2WEST VANCOUVER INDEPENDENT LIVING

DESIGN BRIEF - RATIONAL FOR PROPOSED DEVELOPMENTMaison West Vancouver Independent LivingDesign Brief – Rationale for Proposed Development

Community Context

It’s no secret that the population, as a whole, is getting older: we are living longer, healthier lives. As a result, the demand for senior’s housing, in all forms, is extremely high and getting worse every year. Data released by the Canada Mortgage and Housing Corporation (CMHC) in their annual Seniors’ Housing Report in 2018 indicated the overall vacancy rate for independent living residences across North & West Vancouver was 2.5% in 2018, which is lower than the BC provincial average (3.0% in 2018). In addition, all existing West Vancouver Independent Living residences (Hollyburn House, Westerleigh and Amica at West Vancouver) are currently at zero vacancy with waiting lists.

Unfortunately, the number of total Independent Living spaces increased only 340 units across the entire province over the previous year, with approximately half of these new spaces located in the South Fraser area. Current vacancies do not meet the market demand and these seniors housing units are urgently required to service our aging population. As identified in Section 1.2 – Community Context and Key Trends in the OCP:

“While our community growth rate has fluctuated over time, it has remained relatively low in comparison to the region. This slower growth is related to our aging population, as the community has fewer births and our housing stock has limited options for seniors to downsize or for young families to move here.”

Due to previous development patterns, West Vancouver is currently comprised of primarily detached, single-family oriented housing, together with a limited older stock of apartment buildings located near commercial centres. We understand that housing diversity is a primary objective of the OCP. As outlined in Section 2.1 – Existing Neighbourhoods of the OCP:

“While our housing options continue to be limited, there has been a long-standing community interest in increasing the variety of available options. Seniors and young families alike are unable to find the right housing to meet their needs – such as accessible, single-level living options close to amenities and transit.”

Residents hope to, but are unable to age in place. Furthermore, it is expected that 33% of residence will move within 5 years, but 60% are

pessimistic about the ability to stay in West Vancouver and with good reason. The demographic statistics specific to West Vancouver are as follows:

• 2016 Population: 42,473 • Population over 65: 11,810 (27.8%)• Total Occupied Private Dwellings: 16,935

• 1 Person: 4,655• 2 Persons: 5,715

• Total Occupied Dwellings with 2 or less: 10,370 (61.2%)• Couples Census Families with Private Households: 10,650• Couples without Children: 5, 125 (48.1%)

In comparison, the demographic statistics for the Province of BC are as follows:• 2016 Population: 4,648,055• Population over 65: 848,985 (18.2%)• Total Occupied Private Dwellings: 1,881,970

• 1 Person: 541,910• 2 Persons: 663,770

• Total Occupied Dwellings with 2 or less: 10,370 (25.9%)

These statistics clearly illustrate West Vancouver’s significant aged population in relation to the rest of BC. With the desire to age in place within the community, and lack of senior’s housing units available, we understand that this option is simply not possible. Resident’s currently looking to downsize into senior’s specific housing must leave the area.

Our proposal supports the Housing & Neighbourhoods planning policies. The proposed development will be located adjacent to the existing care facility and complement the building by providing an on-site continuum of care for West Vancouver; a unique and much-needed housing typology within the area.

Project Description

Milliken Real Estate Corporation is pleased to submit a Rezoning, OCP Amendment and Development Permit application for a proposed Independent Living seniors’ development located at 727 Keith Road. The development proposes to consolidate the property with 701 Keith Road and be included in amended OCP Guidelines BF-B 14 – Northwest Corner of Taylor Way and Keith Road.

Consisting of 48 units, the proposed 6-storey independent living building will complement the existing use and complete a vibrant senior’s continuum of care, offering independent living, assisted living and memory care between the two buildings. While offering separate pedestrian entrances, both buildings will be serviced by the single existing vehicle access from Keith Road. This access point offers an ideal solution to the significant slope of the site and limits driveway crossings along the sidewalk. All required parking for the proposed development is contained underground, offering more opportunity for landscaping and outdoor amenity space.

The main entrances of each building, located off Keith Road, will be connected by a covered walkway in order for residences to share amenity spaces. The covered connection will flank the sidewalk along Keith Road and provide a significant entrance feature to the site at the bottom of the driveway. This walkway will provided with ample lighting and generous landscaping to facilitate year-round use. Partial screening and a fully covered structure will offer safety and security for the residents. Another pedestrian connection to the existing building is located on the north side of the proposed building on level 3. This heated connection will be a primary access point for residents and operations on a daily basis in a much more private, secure and convenient location.

The main floor consists of two garden suites facing Keith Road and at-grade amenity spaces for the residents that activates the street interface and provides an urban residential setting along Keith Road. The building façade is highlighted by natural stone materials, warm wood cladding to match the existing building and extensive use of glazing. 48 independent living units occupy the upper 5 storeys of the design with recessed 5th and 6th levels and strong horizontal rooflines accentuating the building. A generous stand of existing mature trees flank the adjacent property line to the west, offering privacy and visual separation from the immediate neighbour. These trees will be completely retained.

From a regulatory perspective, the proposed development requires a rezoning and amendment to the Official Community Plan to be realized. Detailed in this design brief, the enclosed drawings outline how the project will meet and exceed the current BF-B 14 policy:

I. Context and Character

a. New development should minimize visual impacts of development to the surrounding residential neighbourhood through siting and design.


II. Building Design

a. The majority of the building mass should purposefully be directed at the east side of the site and set into the natural site grade. (applies to existing building only)

b. Building at the north end of the site should be recessed into the exist-ing site topography to create an appropriate interface with the north-ern residential neighbourhood. (applies to existing building only)

c. Service-related functions within the building (i.e. main kitchen, laun-dry services) should be located closer to Taylor Way and away from the northern residential neighbourhood. (applies to existing building only)

d. Roof volumes should be horizontal planes for lower building profile to reduce visual impact and overshadowing.

e. Elements of the facade should include generous use of wood and glaz-ing.

f. The use of natural stone and timber structures should be used to give the building a classic West Coast expression.

g. A natural colour palette should be used to blend the building into the surroundings.

h. ‘Green’ building technologies should be used including but not limited to lower-flow plumbing fixtures for water reduction and strict insu-lation and glazing measures, optimized mechanical systems, green vegetated roofing systems to reduce heat-island effects, and wherever possible, locally and regionally sourced construction materials.

i. All roof top mechanical equipment shall be screened.

We anticipate that the application will be recognized as a noteworthy example of an appropriate OCP amendment that aligns with the District of West Vancouver planning principles and meets long-term community needs.

Site Context & Zoning

This application proposes to consolidate and rezone 701 Keith Road and 727 Keith Road. The resultant zone will be a Comprehensive Development (CD) zone fitting for a seniors’ specific continuum of care. Adjacent land uses are:

North: two single-family lots are zoned RS3. The lots are up-slope of the site with several mature trees existing within the setback area on each side of the property line. The existing care building will maintain primary adjacency with these properties.South: across Keith Road, the Evelyn project is zoned CD with a mix of residences ranging from single family houses to apartment buildings.East: across 4 to 5 lanes of Taylor Way, five single-family lots are zoned RS3. The homes are east of a soil bank and a line of trees that line Taylor Way. Only a small portion of houses are visible from the street. The existing care building will maintain primary adjacency with these properties.West: two single-family lots are zoned RS3. Several mature trees exist between each property.

The proposed development statistics for the consolidated parcel are as follows:

Site size: 7549.4 sm(1114.9 sm + 6434.5sm)Maximum Site Coverage: 50.0% (consolidated site total)Floor Area Ratio (FAR): 1.4 (consolidated site total)Building Height: 23.0 m

The densification of this site is supported by planning logic that points to denser building forms along main transportation corridors such as Taylor Way. The developments along busier roads provide an effective transition to the less dense, single family neighbourhoods further from the road and are a common urban design strategy. The Evelyn project to the south is just north of Park Royal and includes a multi-family development in the scale and proportion and greater than this proposal. From a land use perspective, the proposed development provides a logical extension of the existing Maison program and slightly increased density moving north from the important commercial hub of Park Royal.

The proposed development will provide new Independent Living seniors housing units in an ideal location, both in connection to the existing care facility and to the nearby commercial node. Ultimately, this project will be a vibrant addition to the community that aligns with the policy objectives of the OCP, specifically:

2.1.17 - Secure new purpose-built market and non-market rental, seniors and supportive housing units in appropriate locations close to transit and amenities by:

a. Incentivizing new rental units through bonus density, increased height, and available zoning tools

b. Considering cash-in-lieu contributions to the District’s Affordable Housing Fund when preferable for meeting the District’s housing ob-jectives

c. Considering financial incentives for non-market rental units (e.g., the reduction of development fees or charges, tax incentives)

d. Reducing off-street parking requirements; and

e. Securing market and non-market rental housing units in perpetuity through Housing Agreements and available zoning tools

Architectural Form and Character

The architectural aesthetic of the proposed building will continue the west coast contemporary form of the existing care facility and will build on this character through a more articulate façade, which reflects a more active internal program. The design offers similar high quality and durable materials that respect the existing neighbourhood and offers the following features:

• A contemporary design and distinctive massing that accommodates the changing demographics in seniors housing

• A sensitive building design with high quality, durable materials that offer a sense of permanence and respects the character of the existing care building and neighbourhood

• Highly articulated architectural form with warm colours that promotes a design character

• Implementation of generous landscaping and pedestrian connections that provides a sense of place

• A program that is in high demand and a positive contribution to the community

• Relief in overall massing through a significant articulation• Penthouse step back and extensive roof overhangs to enhance the

architectural character• Strong interface with the street through strong entrance feature,

covered walkway to existing building and significant landscaping • Extensive use of glazing throughout all levels

The architectural aesthetic has been thoughtfully designed to appropriately integrate into the immediate context and community. The horizontal roof planes of the building allow for a lower building profile to reduce the


visual impact and shadowing. Elements of the façade with generous use of wood and glazing give a cadence to the building walls, and together with the balconies, the building generates a unique and inviting character. The use of stone at the base and in strategic locations throughout the design, cement board siding and panel systems for the upper floors give the building the classic coastal expression. A natural colour palette will be implemented to ensure the building blends into the natural surroundings.

Parking Relaxation

The proposed development is planning on providing 26 off-street parking stalls. Twenty stalls will be located on P01 parkade level and 6 additional stalls on the main floor parkade, including a Barrier Free space. The existing site also contains 6 stalls that will remain to service both the existing development as well as the proposed. The following forms part of the rationale for the relaxation of the number of parking stalls:

• parking demands at other Seniors Housing complexes support a reduced parking supply, as the age of the seniors intended for the development tend not to drive, and peak times of driving do not overlap with the majority of the working population.

• this development is close to existing transit stops along Taylor Way. Quality alternative modes of transportation will aid in reduction in car ridership for residents and staff.

• the development will form part of the existing building, where there will be no additional requirement for staff.

• West Vancouver does not have a category within the by-law which forms a requirement for amount of parking stalls for seniors.

• the development will provide an on-site shuttle as part of the transportation management.

Safety & Security

The safety and security of both the community and residents of the proposed development is of utmost importance, especially given the nature of the proposed development. The implementation of Crime Prevention Through Environmental Design (CPTED) principals is multi-disciplinary approach to promoting community safety through the thoughtful and meaningful design of the environment. CPTED involves the balanced application of three basic principles, which are implemented in the proposed development:

1. Natural surveillance

Natural surveillance is created through the establishment of clear sightlines, enabling building occupants to monitor the surrounding environment. The proposed development offers the following natural surveillance concepts in the design:

• driveways and paths are oriented towards natural forms of surveillance such as building entrances and windows

• building entrances, stairwells, and access points receive increased visual permeability through the strategic use of windows, fencing, and landscaping

• pathways, internal sidewalks, and all concealed spaces will receive strategic lighting to prevent unwanted access

• highly-active interior spaces capable of generating activity are strategically located and augmented by the use of extensive sidewalks, outdoor seating areas and amenity spaces to promote continuous use

2. Natural Access Control

Natural access control aims to decrease crime opportunity. Forms of access control includes fences, low walls, landscaping, gates and any barrier that is natural for the environment including topographical features. Natural access control applications for the proposed development include:

• providing clear border definition of controlled space through the placement of fences, guardrails and obstructions

• limiting uncontrolled and/or unobserved access onto properties, buildings and private space

• using space to provide natural barriers to conflicting activities. 3. Territorial Reinforcement

Territorial reinforcement is a design concept that realizes that physical design can create or extend a sphere of influence so that users develop a sense of proprietorship that is noticeable to a potential offender. Natural surveillance and access control can help people to develop a sense of ownership about a space regardless of whether or not they own it and develop a sense of pride for a community. Territorial reinforcement applications for the proposed development include:

• creating clearly marked transitional zones as persons move from public to semi-public and private space through the use of paving patterns, signs and entry features

• providing amenities in communal areas that encourages activity and use throughout the day

• creating space that is inviting to the public and encourages public interaction

• creating a high quality building of which residents and community members can be proud

• implementing a visitor reporting procedures for entry into the building

• conducting timely maintenance that ensures building longevity

Energy & Water Conservation Strategies

The applicant team is acutely aware of environmental considerations. While this level of design is not yet commenced, our team is committed to reviewing all aspects of sustainability and providing building systems in line with industry best practices. Sustainable items may include:

• Photovoltaic panels• Increased mechanical and electrical efficiencies• Increased building envelope systems and thermal performance• Acoustic considerations• Waste water reduction• Storm water retention• Passive solar systems• Indigenous, low-water landscaping• Decreased construction waste

Accessibility & Adaptability Approaches

Accessibility and adaptability are of utmost importance to the project due to the nature of the program and mobility limitations of residents. Furthermore, we understand that Universal Design is the design and composition of an environment so that it can be accessed, understood and used to the greatest extent possible by all people regardless of their age, size, ability or disability. The proposed building and surrounding environment will be designed to meet the needs of all people who wish to use it.

Further to the British Columbia Building Code requirements, the proposed development will be designed to meet the following Universal Design principles:


1. Equality: the design of interior and exterior spaces provides the same level of comfort and availability for all users. Provisions for privacy, security and safety are standard for all users, despite physical limitations and will avoid segregating or stigmatizing any disabilities.

2. Flexibility: the design accommodates a wide range of individual preferences and abilities, provide choice in methods of use, and facilitate a user’s accuracy and precision.

3. Simplicity: the design is easy to understand, regardless of the user’s experience, knowledge, language skills, or concentration level and will eliminate unnecessary complexity. Information is arranged consistent with importance, and with user intuition and expectation.

4. Perception: the design effectively communicates necessary information, regardless of the ambient conditions or the user’s sensory abilities.

5. Tolerance: the design minimizes hazards and the adverse consequences of accidental on unintended actions.

6. Low Physical Effort: the design is used efficiently and comfortably with a minimum of fatigue to allow users to maintain a neutral body position and use reasonable operating force.

7. Adequate space for Approach: the design provides appropriate size and space for the approach, reach, manipulation, and use of the building and environment regardless of body size, posture, or mobility. A clear line of sight is provided to important design elements for both seated and standing users.

We also recognize the Adaptable Design Guidelines and strives to achieve Level 2 standards in all indoor and outdoor common areas of the building, with barrier-friendly design implemented within all suites. This Independent Living building will be serving more active residents in the community and will supplement the assisted living program of the existing building, which accommodates the less mobile population. If a resident requires the Level 2 or 3 standards within the suite, they will be accommodated in the existing building.


Summary of Preliminary Public Consultation Meeting

Held on November 20, 2018, 6:30-8:30pm

Maison West Vancouver – proposed expansion

Applicants/Official Attendees:

Don Milliken

Kate Milliken Binns

James Milliken

Lisa Berg

Councillor Sharon Thompson

Councillor Peter Lambur

Milliken Developments held a preliminary public consultation meeting on November

20th, from 6:30-8:30pm, at the Maison West Vancouver Bistro (701 Keith Road). This

meeting was to introduce the proposed expansion of Maison West Vancouver (727 Keith

Road) to interested neighbours/West Vancouver residents. The meeting was advertised

in two editions of the North Shore News, on the District’s website, and notices were sent

to all residents within 100 meters of the proposed development.

Three attendees were present at 6:30, and two others came later, for a total of 5 attendees.

Milliken presented the proposal to them, and then asked for questions and feedback. All

were positive about the proposal, and a few clarifying questions were asked about timing,

size of suites, density and exterior finishes. All attendees voiced their general support for

the project, citing it as an appropriate location for this type of seniors’ housing, and

saying that they liked the look of the rendering. It was a very positive, amicable meeting.

COMMUNITY ENGAGEMENT


RESPONSE TO DRC COMMENTSIt was Moved and Seconded that the Design Review Committee support the Amica Lions Gate Expansion at 727 Keith Road subject to further review by staff of the following items:

1. Consider appropriate street trees along the Keith Road frontage and that the applicant buffers trellis edge with other planting.Response: While the applicant team explored the opportunity of pro-viding two street trees within the District boulevard along Keith Road, additional trees have not been provided. Existing overhead power lines are to remain, which restricts the placement of these trees. As an alter-native, low shrubs are provided along the base of the covered walkway and extensive planting is proposed along the Keith Road frontage.

2. Consider further design development of the trellis with thoughts of CPTED.Response: The covered walkway along the Keith Road frontage is modi-fied to reduce the number of horizontal wood slats in order to provide more transparency and light into the space. Exterior lighting will also be provided for the safety of residents walking between buildings. Addi-tional landscaping is provided along the base of the walkway to improve the pedestrian interface along Keith Road.

3. Continue to work with staff to protect trees through all phases of con-struction.Response: We will continue to work with staff to protect the required trees throughout all phases of construction. A tree protection plan is included in the application.

4. Continue to work with staff on developing a useable courtyard space on the west side of the building.Response: The walls along the courtyard have been stepped and low-ered as much as possible, with the grade sloping back to the property line at 3:1 and maintaining a minimum of 1.2m coverage of the under-ground utilities. The west retaining wall now varies from 2.1m at the high point to 1.2m at the low point. The retaining wall has also been updated with a living wall to improve the quality of the space. Refer to landscape drawings for details.

5. Consider direct access from the sidewalk from Keith Road onto the ramp.Response: The front sidewalk has been revised, removing the initial stairs and providing direct access to the ramp off the entrance sidewalk as requested.

6. Consider the east walkway connection to the upper landing rather than the lower landing, which could eliminate the need for the ramp, subject to grades.Response: While this design solution was explored, the existing site grading does not permit the walkway to lead directly to the upper land-ing while also accommodating direct universal access from the sidewalk as requested in item 5. While a direct connection to the upper landing would be desirable, the applicant team would rather provide the univer-sal access directly from the sidewalk.

Conclusion

We are confident that this project will be a significant benefit to the housing diversity of West Vancouver given the community demographic trends and local senior’s housing statistics. The proposed location is ideal to comple-ment the existing facility to provide a comprehensive development that supports the five key goals in the Regional Growth Strategy:

• create a compact urban area• support a sustainable economy• protect the environment and respond to climate change impacts• develop complete communities• support sustainable transportation choices

We are proud that this application meets the high standards envisioned by the District of West Vancouver and the community and we look forward to taking the next steps toward realizing the vision for this important residence in West Vancouver.


SITE PLAN/LANDSCAPE PLAN

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DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE

MILLIKEN REAL ESTATECORPORATION

727 KEITH ROADWEST VANCOUVER, BC

This drawing has been prepared solely for the use of CENTRON andthere are no representations of any kind made by NORRARCHITECTS ENGINEERS PLANNERS to any party with whomNORR ARCHITECTS ENGINEERS PLANNERS has not entered intoa contract.

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Victor Smith, Architect, AAA, B.Arch, MAIBCBruce McKenzie, Architect, AAA, B.Arch, MAIBCA. Silvio Baldassarra, Architect, AAA, B.Arch, MAIBCAdrian Todeila, P.Eng., APEGAChris Pal, P.Eng., APEGA

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NORR Architects Engineers Planners

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LANDSCAPE SECTIONS

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2300, 411 1st Street SE,Calgary, AB Canada T2G 4Y5norr.com

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AMICA LIONS GATE - IL EXPANSION727 KEITH ROAD

WEST VANCOUVER, B.C.

PROJECT STATUS - Issue Date: 12/07, 2018

DP#: DEV_PERMIT_No.NORR JOB NO: NCCA17-0202

CHAPMAN LAND SURVEYING LTD.107 - 100 PARK ROYAL SOUTHWEST VANCOUVER, B.C., V7T 1A2PHONE: 604.926.7311 FAX: 604.926.6923

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NORR ARCHITECTS ENGINEERS PLANNERSPoon McKenzie Architects (Alberta) Inc. Poon McKenzie Holdings Inc.NORR is a trademark owned by Ingenium Group Inc. and is used under license.


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ARTIST RENDERING. FOR REFERENCE ONLY.

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WEST VANCOUVER, B.C.

PROJECT STATUS - Issue Date: 12/07, 2018

DP#: DEV_PERMIT_No.NORR JOB NO: NCCA17-0202

CHAPMAN LAND SURVEYING LTD.107 - 100 PARK ROYAL SOUTHWEST VANCOUVER, B.C., V7T 1A2PHONE: 604.926.7311 FAX: 604.926.6923

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2300, 411 1st Street SE,

NORR ARCHITECTS ENGINEERS PLANNERSPoon McKenzie Architects (Alberta) Inc. Poon McKenzie Holdings Inc.

Victor Smith, Architect, AAA, B.Arch, MAIBC

Calgary, Alberta, Canada T2G 4Y5norr.com

A Partnership of Limited CompaniesNORR is a trademark owned by Ingenium Group Inc. and is used under license.

Bruce McKenzie, Architect, AAA, B.Arch, MAIBCA. Silvio Baldassarra, Architect, AAA, B.Arch, MAIBCAdrian Todeila, P.Eng., APEGAChris Pal, P.Eng., APEGA

B1 Title Block - R18 Rev _ (Oct/18) Copyright © 2018

Project Component

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N/AN/AN/ANORR Architects Engineers PlannersNORR Architects Engineers PlannersMcElhanney Consulting Services Ltd.

DEVELOPMENT PERMIT

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A-101

SITE SURVEY

AMICA LIONS GATE - ILEXPANSION


727 KEITH ROADWEST VANCOUVER, B.C.

C. ABERCROMBIE

CheckerJ. SPEAR

J. SPEAR

#100-2489 BELLEVUE AVEWEST VANCOUVER, B.C., V7V 1E1

This drawing has been prepared solely for the use ofMILLIKEN REAL ESTATE CORPORATION and thereare no representations of any kind made by NORRArchitects Engineers Planners to any party with whomNORR Architects Engineers Planners has not enteredinto a contract.

N/A

DATE ISSUED FOR REV07/05/2019 Issued for DP Review C20/12/2018 Issued for DP A30/04/2019 Issued for Review B

LEGAL SURVEYEXISTING SITE CONDITIONS

SCALE: 16 FEET TO 1 INCH

REF.

P

40.5

0

41.453

44.3

0

43.3

7

44.1

8

7.1%

7.1%13%

43.3

0 BW 42

.67

40.1

5

43.5

944

.50

48.5

0

48.50

48.5

0

PROPOSEDBUILDING

INDEPENDENT LIVING USE(MF = 41.80) P

RO

PO

SE

DE

NTR

AN

CE

1

6

PROPOSEDPARKADE ACCESS

EX. PARKADEACCESS

PROPOSED COVEREDCONNECTION TO

EXISTING BLDG (48.50)

EX. BUILDING(THIRD FLOOR

@ 48.50)

EX. BUILDING(SECOND FLOOR

@ 44.30)

EX. BUILDING(MAIN FLOOR

@ 40.10)

EX

. AC

CE

SS

DR

IVE

AIS

LE

EX. RETAININGWALL(S) TO REMAIN

41.1

9~18%

41.8

0

EX. OUTDOORPATIO

(@ 48.50)

EX. RETAININGWALL(S) TO BEREMOVED

PROPERTY LINE

EX. RETAININGWALL TO BE

MODIFIED

PROPOSEDRETAINING WALL

EXTENT OFFLOOR ABOVE

KEI

TH R

OA

D

TAYLOR WAY

PROPOSED RETAINING WALL(S)

EX

ISTI

NG

EN

TRA

NC

E

PROPOSED COVEREDPEDESTRIAN CONNECTION(REFER TO LANDSCAPE)

EX. PARKING STALLS TO BEREMOVED (2 STALLS)

PA

TIO

PA

TIO

EXTENT OFBUILDING ABOVE

EXTENT OFFLOOR ABOVE

EX. RETAINING WALLTO REMAIN

PROPERTY LINE(EXISTING/SHARED TO BE

CONSOLIDATED)

EXTENT OFBUILDINGABOVE

EX. SIDEWALK

EX. TRANSFORMER

EX. STRUCTURE

EX. STRUCTURE

EX. STRUCTURE

PROPERTY LINEEXISTING SITE

EX. ROADCENTRELINE

SE

TBA

CK

LIN

E(4

.5 m

)



CONSOLIDATED)

W&R STORAGE

EX. CURB TO BEDEMOLISHED

EX. DRIVEWAY TO BEREHABILITATED AS SIDEWALK

41.0

3

41.8

0

42.1

6

PROPOSEDRETAININGWALL

RETAININGWALL ABOVE

41.8

0

42.7

7

44.1

6

46.0

047

.50

50.1

5

49.5

41.8

0

39.9

139

.58

39.3

1

40.0

639

.67

40.4

5

40.5

3

41.4

5

41.0

1

41.3

1

42.9

8

42.7

5

41.8

0

44.50 TW

49.4

4

41.8

6

41.8

0

EX

. SID

EW

ALK

48.5

0 TW

41.8

0

7744

8207

2402

4754

3581

4787

1800

6100

6019

5754

44.3

0 BW

45.50 TW

45.8

BW

45.90

43.5

5

TRUENORTH

DATE ISSUED FOR REV

C:\U

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CA16

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7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

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1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

18-12-06 DEVELOPMENT PERMIT -18-12-20 DEVELOPMENT PERMIT A

PROPOSED SITE PLAN

A-104

1

A104

PROPOSED SITE PLAN1:200

NOTE: LANDSCAPE SHOWN FOR REFERENCEPURPOSES ONLY. REFER TO LANDSCAPEDRAWINGS.

GRADES + SERVICES SHOWN ONLY FORREFERENCE PURPOSES. REFER TO CIVILDRAWINGS.

NOTE:


NORR ARCHITECTS ENGINEERS PLANNERSP

oon McK

enzie Architects (Alberta) Inc. Poon M

cKenzie H

oldings Inc.

Victor Smith, Architect, AAA, B.Arch, M

AIBC

Calgary, Alberta, C

anada T2G 4Y5

norr.com

A P

artnership of Limited C

ompanies

NO

RR

is a trademark ow

ned by Ingenium G

roup Inc. and is used under license.

Bruce McKenzie, Architect, AAA, B.Arch, M

AIBCA. Silvio Baldassarra, Architect, AAA, B.Arch, M

AIBCAdrian Todeila, P.Eng., APEG

AC

hris Pal, P.Eng., APEGA

B1 Title B

lock - R18 R

ev _ (Oct/18) C

opyright © 2018

Project Com

ponent

Key Plan

Draw

ing No.

Project No.

Draw

ing Title

Project

Seal(s)

Scale

ConsultantsC

ivil:Landscape:Architecture:Structural:M

echanical:Electrical:

Project Manager

Project LeaderC

hecked

Draw

n

This drawing shall not be used for construction purposes

until the seal appearing hereon is signed and dated by the Architect or Engineer

Client

Interiors:

C:\Users\lhulsebosch\Documents\NCCA17-0202_A-BUILDING-R18.3_lyssa.hulsebosch.rvt 15/05/2019 3:41:04 PM

N/A

N/A

N/A

NO

RR

Architects Engineers PlannersN

OR

R Architects Engineers Planners

McElhanney C

onsulting Services Ltd.

DEVELO

PMEN

T PERM

IT

NC

CA17-0202

A-101

SITE SUR

VEY

AMIC

A LION

S GATE - IL

EXPANSIO

N

MILLIKEN

REAL ESTATE

CO

RPO

RATIO

N

727 KE

ITH R

OA

DW

ES

T VAN

CO

UV

ER, B.C

.

C. ABER

CR

OM

BIE

Checker

J. SPEAR

J. SPEAR

#100-2489 BE

LLEV

UE

AV

EW

ES

T VAN

CO

UV

ER

, B.C

., V7V

1E1

This drawing has been prepared solely for the use of

MILLIKEN

REAL ESTATE C

OR

POR

ATION

and thereare no representations of any kind m

ade by NO

RR

Architects Engineers Planners to any party with w

homN

OR

R Architects Engineers Planners has not entered

into a contract.N/A

DATE

ISSUED

FOR

REV

07/05/2019Issued for D

P Review

C20/12/2018

Issued for DP

A30/04/2019

Issued for Review

B

A101


EXISTING SITE CONTEXT

SITE LOCATION

KEITH ROAD

TAYL

OR

WAY

SUBJ

ECT

SIT

E

727

701EXISTING SITE

12

345

6 7 8

1 1

3 4

5 6

7 8

A102


PROPOSED DEVELOPMENT STATISTICS








Project Component

Key Plan

Drawing No.

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Drawing Title

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Interiors:

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A-102

SITE CONTEXT ANDSTATISTICS




C. ABERCROMBIE

CheckerJ. SPEAR

J. SPEAR



N/A

CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH

**Current Boundary area= 1115 m2. Proposed Site Area (as shown on drawings) includesconsolidation of the two properties (proposed & existing).

*Approved zoning to determine setback requirements- contextual south setback based on existingMaison site

PROPOSED ZONING COMPREHENSIVE DEVELOPMENT (CD)WEST 2.438 m 2.438 m

SOUTH 4.5 m 4.5 m

EAST TBD TBD

Taken from Closest Building face to Propertyline for walls above grade

NORTH - 0.0 m

SETBACKS + EASEMENTS* REQUIRED/MAX. PROPOSED

OUTDOOR PAVED AREA 170.0 1,830 15.2%LANDSCAPED AREA 240.0 2,583 21.5%BUILDING COVERAGE (INCL. OVERHANGS) 974.4 10,488 87.4%BUILDING COVERAGE (GROUND FLOOR) 855.7 9,211 76.8%SITE AREA** 1,114.9 12,001 –

m2 ft2 RATIO / %

PROPOSED SITE INFORMATION

2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –

m2 ft2 m2 ft2 UNIT A1.1 UNIT A1.2 UNIT A2 UNIT A3 UNIT A4 UNIT A5 UNIT A6 UNIT A7 UNIT B1 UNIT C1 UNIT D1 UNIT E1 UNIT F1 UNIT B2 UNIT C2 UNIT D2 UNIT L1 UNIT M1LEVEL

GROSS FLOOR AREA TOTAL FLOOR AREA PROPOSED DWELLING UNITSPROPOSEDPARKING

PROPOSEDAMENITY

AREA (m2)

PROPOSED BUILDING INFORMATION

AVERAGEAREA / TOTAL - 63.8 687.2 48

M1 1 77.4 833.3 1L1 1 70.6 759.6 1F1 1 45.1 485.8 4E1 1 44.5 479.1 4D2 1 64.4 693.5 2C2 1 59.5 640.3 2B2 1 67.7 728.6 2D1 1 71.7 771.8 3C1 1 52.5 564.7 3B1 2 75.8 815.7 3A7 1 64.7 696.9 2A6 1 67.7 728.5 8A5 1 69.9 752.4 4A4 1 70.9 763.2 4A3 1 64.7 696.9 1A2 1 67.7 728.5 2A1.2 1 69.9 752.3 1A1.1 1 70.9 763.2 1

m2 ft2

UNIT TYPE BEDROOMS AREA UNIT COUNT

AVERAGE UNIT SIZE

**TFA includes all areas above and below-grade including parking, measured to exteriorface

*FAR includes all above grade areas (excluding parkade and amenity areas), divided bythe site area

TOTAL PROPOSED PARKING STALLS 26

TOTAL PROPOSED UNIT COUNT 48

AMENITY AREA 239.5 2,578FLOOR AREA RATIO (FAR)* 2.87

TOTAL FLOOR AREA (TFA)** 5,593.5 60,208GROSS FLOOR AREA (GFA) 3,901.0 41,990

PROPOSED DEVELOPMENT DATA SUMMARY m2 ft2

**TFA includes all areas above and below-grade including parking, measured toexterior face of sheathing


47.13%

CONSOLIDATED SITE COVERAGE 3,558.24 38,300.58

EXISTING SITE COVERAGE 2,702.50 29,089.47

PROPOSED SITE COVERAGE 855.74 9,211.11

COMBINED FLOOR AREA RATIO (FAR)* 1.37

CONSOLIDATED SITE AREA 7,549.40 81,261.07

EXISTING SITE AREA 6,434.50 69,260.38

PROPOSED SITE AREA 1,114.90 12,000.68

COMBINED TOTAL FLOOR AREA (TFA)** 14,913.46 160,527.15

EXISTING TOTAL FLOOR AREA (TFA)** 9,320.00 100,319.65

PROPOSED TOTAL FLOOR AREA (TFA)** 5,593.46 60,207.50

COMBINED GROSS FLOOR AREA (GFA) 10,333.04 111,223.92

EXISTING GROSS FLOOR AREA (GFA) 6,432.00 69,233.47

PROPOSED GROSS FLOOR AREA (GFA) 3,901.04 41,990.45

CONSOLIDATED DEVELOPMENT DATA SUMMARY m2 ft2

WEST FAÇADE 17.55SOUTH FAÇADE 22.43EAST FAÇADE 22.06NORTH FACADE 16.78USING AVERAGE GRADE (m)PROPOSED BUILDING HEIGHTS

WEST WALL 46.65SOUTH WALL 41.99EAST WALL 42.14NORTH WALL 47.42

(m)AVERAGE FINISHED GRADE CALCULATIONS









Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

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A-102





C. ABERCROMBIE

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N/A

CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH




SOUTH 4.5 m 4.5 m

EAST TBD TBD


NORTH - 0.0 m



m2 ft2 RATIO / %


2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –



PROPOSEDAMENITY

AREA (m2)




m2 ft2


AVERAGE UNIT SIZE










47.13%


























Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


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Interiors:

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N/A

CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH




SOUTH 4.5 m 4.5 m

EAST TBD TBD


NORTH - 0.0 m



m2 ft2 RATIO / %


2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –



PROPOSEDAMENITY

AREA (m2)




m2 ft2


AVERAGE UNIT SIZE










47.13%


























Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

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N/A

CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH




SOUTH 4.5 m 4.5 m

EAST TBD TBD


NORTH - 0.0 m



m2 ft2 RATIO / %


2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –



PROPOSEDAMENITY

AREA (m2)




m2 ft2


AVERAGE UNIT SIZE










47.13%


























Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


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Interiors:

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N/A

CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH




SOUTH 4.5 m 4.5 m

EAST TBD TBD


NORTH - 0.0 m



m2 ft2 RATIO / %


2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –



PROPOSEDAMENITY

AREA (m2)




m2 ft2


AVERAGE UNIT SIZE










47.13%



















A102








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

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CONTEXT PLAN

IMAGE 1 IMAGE 2

IMAGE 3 IMAGE 4

IMAGE 5 IMAGE 6

IMAGE 7 IMAGE 8

TRUE NORTH




SOUTH 4.5 m 4.5 m

EAST TBD TBD


NORTH - 0.0 m



m2 ft2 RATIO / %


2.1% 2.1% 4.2% 2.1% 6.3% 6% 12.5% 6.3% 8.3% 8.3% 8.3% 8.3% 8.3% 4.2% 4.2% 4.2% 2.1% 2.1%

48 26 239.5P01, 1-6 3,901.04 41,990.45 5,593.46 60,207.50

1 1 2 1 3 3 6 3 4 4 4 4 4 2 2 2 1 1 – –

5 – 06 696.99 7,502.34 696.99 7,502.34

0 0 0 0 0 0 0 0 0 0 0 1 1 1 1 1 0 0 – 0

13 – 05 696.99 7,502.34 696.99 7,502.34

0 0 0 0 1 1 2 1 1 1 1 1 1 1 1 1 0 0 – 0

0 – 04 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

10 – 03 755.73 8,134.61 755.73 8,134.61

0 0 0 0 1 1 2 1 1 1 1 1 1 0 0 0 0 0 – 0

8 – 89.62 666.40 7,173.07 756.00 8,137.52

1 1 2 1 0 0 0 0 1 1 1 0 0 0 0 0 0 0 – 89.6

2 6 149.91 329.20 3,543.48 855.74 9,211.11

0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 6 149.9

P01 – – 1,076.28 11,584.98 – – – – – – – – – – – – – – – – – – 20 –



PROPOSEDAMENITY

AREA (m2)




m2 ft2


AVERAGE UNIT SIZE










47.13%




















SHADOW STUDY

MARCH/SEPTEMBER 21 @ 10 AM

MARCH/SEPTEMBER 21 @ 2 PM



A103


SHADOW STUDY

JUNE 21 @ 10 AM

JUNE 21 @ 2 PM

JUNE 21 @ 12 PM

JUNE 21 @ 6 PM

A103


SHADOW STUDY

DECEMBER 21 @ 10 AM

DECEMBER 21 @ 2 PM

DECEMBER 21 @ 12 PM

DECEMBER 21 @ 6 PM

A103


PROPOSED SITE PLANSCALE: 1:500

A104R

EF.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50

PROPOSEDBUILDINGINDEPENDENT

LIVING USE(MF = 41.80)

PROPOSEDENTRANCE

1

6

PROPOSEDPARKADEACCESS

EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)

EX. ACCESSDRIVE AISLE


41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)

EX. RETAINING WALL(S)TO BE REMOVED

PR

OP

ER

TY L

INE

EX. RETAININGWALL TO BEMODIFIED

KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE

PROPOSED COVERED PEDESTRIANCONNECTION(REFER TO LANDSCAPE)


PATIO

PATIO

EXTENT OF BUILDINGABOVE

EXTENT OF FLOORABOVE

EX. RETAININGWALL TO REMAIN


CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6

PROPOSED RETAININGWALL

RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.5839.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80

EX. SIDEWALK 48.50 TW

41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500

EXTENT OFBALCONY ABOVE

PROPOSEDPATIOABOVE

3700

TRU

EN

OR

TH

DATE ISSUED FOR REV

C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

06/12/2018 DEVELOPMENT PERMIT -18/12/2018 DEVELOPMENT PERMIT A30/04/2019 ISSUED FOR REVIEW B

PROPOSED SITE PLAN

A-104

1

A104




NOTE:

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR

THDATE ISSUED FOR REV

C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:








PR

EL

IMIN

AR

Y - N

OT

FO

R C

ON

ST

RU

CT

ION


Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:01

PM


DEVELOPMENT PERMIT

NCCA17-0202

A-105

THIRD FLOORCONNECTION




C. ABERCROMBIE

CheckerJ. SPEAR

Author



N/A

DATE ISSUED FOR REV07/05/2019 Issued for DP Review A

TRUE NORTH

VIEW FROM PROPOSED COVERED CONNECTION INTO THE EXISTING BUILDING PROPOSED COVERED CONNECTION







PR

EL

IMIN

AR

Y - N

OT

FO

R C

ON

ST

RU

CT

ION


Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:01

PM


DEVELOPMENT PERMIT

NCCA17-0202

A-105

THIRD FLOORCONNECTION




C. ABERCROMBIE

CheckerJ. SPEAR

Author



N/A

DATE ISSUED FOR REV07/05/2019 Issued for DP Review A

TRUE NORTH

VIEW FROM PROPOSED COVERED CONNECTION INTO THE EXISTING BUILDING PROPOSED COVERED CONNECTION

PROPOSED THIRD FLOOR CONNECTIONSCALE: NTS

A105

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR


C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:


PROPOSED P01 PARKADE PLANSCALE: 1:250

A200

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR


C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:

1

A

C

D

E

F

G

H

J

2 63 4 5

B

ELEV

.

LOBBY001

30.44 m²(327.67 ft²)

ELECT.002

24.23 m²(260.83 ft²)

WATERMETER

003

92.68 m²(997.60 ft²)

MECHANICAL004

01

03

04

16

17

20

A-4011

A-4011

A-4021

A-4021

10%

RAM

P U

P

49258200462528503600

24200

500

2000

5075

9000

8500

6500

8500

5075

4515

0

TYP.5500 6700

TYP.5500

TYP.

2700

TYP.

5500

6700

6200

PRO

PER

TY L

INE

PROPERTY LINE

TRA

VEL

DIS

TAN

CE

= 23

.0m

96.4397.00

97.00

EXI

T S

TAIR

2

VEST

.

EXI

T S

TAIR

1

MIN

. REQ

UIR

ED D

ISTA

NC

E BE

TWEE

N E

XITS

= 2

5mPR

OVI

DED

DIS

TAN

CE

BETW

EEN

EXI

TS =

27.

8m

ELEV

.

1221

1283

VEST

.

SCOOTERCHARGINGSTATION

A-4012

A-4012

VEST.005

1237








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:27

PM

1 : 100


DEVELOPMENT PERMIT

NCCA17-0202

A-200

P01 PARKADE PLAN




C. ABERCROMBIE

CheckerJ. SPEAR

L. HULSEBOSCH



N/A

SCALE: 1 : 100A-200P01 PARKADE PLAN1

TRUE NORTH



PROPOSED LEVEL 01 PLAN

A201

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR


C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:

SCALE: 1:2501

A

C

D

E

F

G

HJ

2 63 4 5

B

EXIT

PAR

KAD

EE

NTR

AN

CE

EXIT

RAM

P D

N10

%19

.4%

06 01

A-4011

A-4011

A-4021

A-4021

PATI

O

PATI

O

49258200462528503600

24200

500

2000

5075

9000

8500

6500

8500

5075

4515

0

5500

6700

2700

6200

4500

6000

* NOTE: BLUE HATCH REGION HAS BEEN EXCLUDED FROM

THE FAR CALCULATION

PRO

PER

TY L

INE

PROPERTY LINE

SETBACK LINE

EASE

MEN

T

EXT

EN

T O

F B

UIL

DIN

G

ABO

VE

TRAVEL DISTANCE = 28.8m

SIDEWALK

UNITM1

UNITL1

WASTE &RECYCLING

102

AMENITY101

VEST

.


VEST.100

MIN. REQUIRED DISTANCE BETWEEN EXITS = 12.9m

PROVIDED DISTANCE BETWEEN EXITS = 14.6m

1220

2200

ELEV

.EL

EV.

MAIL103

1203

1298

1683








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:45

PM

1 : 100


DEVELOPMENT PERMIT

NCCA17-0202

A-201

MAIN FLOOR PLAN




C. ABERCROMBIE

CheckerJ. SPEAR

L. HULSEBOSCH



N/A

SCALE: 1 : 100A-201MAIN FLOOR PLAN1


TRUE NORTH

1

A

C

D

E

F

G

HJ

2 63 4 5

B

EXIT

PAR

KAD

EE

NTR

AN

CE

EXIT

RAM

P D

N10

%19

.4%

06 01

A-4011

A-4011

A-4021

A-4021

PATI

O

PATI

O

49258200462528503600

24200

500

2000

5075

9000

8500

6500

8500

5075

4515

0

5500

6700

2700

6200

4500

6000


THE FAR CALCULATION

PRO

PER

TY L

INE

PROPERTY LINE

SETBACK LINE

EASE

MEN

T

EXT

EN

T O

F B

UIL

DIN

G

ABO

VE


SIDEWALK

UNITM1

UNITL1

WASTE &RECYCLING

102

AMENITY101

VEST

.


VEST.100

MIN. REQUIRED DISTANCE BETWEEN EXITS = 12.9m

PROVIDED DISTANCE BETWEEN EXITS = 14.6m

1220

2200

ELEV

.EL

EV.

MAIL103

1203

1298

1683








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:45

PM

1 : 100


DEVELOPMENT PERMIT

NCCA17-0202

A-201

MAIN FLOOR PLAN




C. ABERCROMBIE

CheckerJ. SPEAR

L. HULSEBOSCH



N/A

SCALE: 1 : 100A-201MAIN FLOOR PLAN1


TRUE NORTH



A202

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR


C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:

SCALE: 1:2501

A

C

D

E

F

G

HJ

2 63 4 5

B

UNITA1.2

UNITA3

UNITB1

UNITC1

UNITD1

BALC

ON

YBA

LCO

NY

BALC

ON

YBA

LCO

NY

BALC

ON

YBA

LCO

NY

BALCONY

A-4011

A-4011

BALCONY

CO

RR

IDO

R

A-4021

A-4021

49258200462528503600

24200

500

2000

5075

9000

8500

6500

8500

5075

4515

0

RO

OF

BE

LOW

UNITA2 MIRR.

UNITA1.1

OUTDOOR AMENITYPATIO

PRO

PER

TY L

INE

PROPERTY LINE


THE FAR CALCULATION

1347

2300

5100

8552

1488

7479

6023

(REFER TO LANDSCAPE DRAWINGS)

PATIO

SEAT

ING

UNITA2

FITNESS ROOM200

SETBACK LINE

EASE

MEN

T

2587

TRAV

EL D

ISTA

NC

E =

17.5

m

TRAV

EL

DIS

TAN

CE

= 7

.6m

3300

3132

3300

3257

6400

3300

6684

ELEV

.EL

EV.


1500

WOOD SCREENINGREFER TO

LANDSCAPE

LINE OF BALCONY

ABOVE








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t15

/05/

2019

3:4

2:53

PM

1 : 100


DEVELOPMENT PERMIT

NCCA17-0202

A-202

SECOND FLOOR PLAN




C. ABERCROMBIE

CheckerJ. SPEAR

L. HULSEBOSCH



N/A

SCALE: 1 : 100A-202SECOND FLOOR PLAN1


TRUE NORTH



A203

RE

F.

40.50

41.4

53

44.30

43.37

44.18

7.1

%

7.1

%

13%

43.30 BW42.67

40.15

43.5944.50

48.5

0

48.50

48.50



PROPOSEDENTRANCE

1

6


EX. PARKADEACCESS




@ 48.50)


@ 44.30)


@ 40.10)



41.33

~12%

41.80

EX. OUTDOORPATIO

(@ 48.50)


PR

OP

ER

TY L

INE


KEITH ROAD

TAYL

OR

WA

Y

PROPOSEDRETAINING

WALL(S)

EXISTINGENTRANCE



PATIO

PATIO





CONSOLIDATED)

EX. SIDEWALK

EX.TRANSFORMER

EX. STRUCTURE


EX. ROADCENTRELINE

SETBACK LINE(4.5 m)

PR

OP

ER

TY L

INE

EX

ISTI

NG

SIT

E


CONSOLIDATED)

W&R STORAGE


41.03

41.80

42.1

6


RETAINING WALLABOVE

41.80

42.77

44.16

46.00

47.5050.15

49.5

41.80

39.91

39.58

39.31

40.0639.67

40.3740.45

41.42 41.01

41.29

42.98

42.75

41.80

44.50 TW

49.44

41.86

41.80


41.8

0

7744

8207

2402

4754

3581

4830

1800

7600

6019 5754

44.30 BW

45.50 TW

45.8 BW 45.90

40.92

4.8%

8%

8%

40.90

40.60

5.0

%

40.95

41.32

1800

EX. STRUCTURE

EX. STRUCTURE

PROPOSEDSIDEWALK


EXISTINGPOWER POLE

EX. POWERPOLE

EX. MANHOLE

PEDESTRIANCROSSWALK

PEDESTRIANCROSSWALK

1662

1624

3500


PROPOSEDPATIOABOVE

3700

TRU

EN

OR


C:\U

sers\

btezu

ka\D

ocum

ents\

A_NC

CA16

-006

7_CH

INOO

K58 B

DG2_

CENT

RAL_

R18_

brian

.tezu

ka.rv

t

1:200

DEVELOPMENT PERMIT

NCCA17-0202

AMICA LIONS GATE







Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client


PROPOSED SITE PLAN

A-104

1

A104




NOTE:

SCALE: 1:2501

A

C

D

E

F

G

H

J

2 63 4 5

B

UNITD1

UNITF1

UNITE1

BALC

ON

Y

BALCONY

A-4011

A-4011

CO

RR

IDO

R

BALC

ON

YBA

LCO

NY

A-4021

A-4021

BALCONY

49258200462528503600

24200

500

2000

5075

9000

8500

6500

8500

5075

4515

0

EXISTINGCOURTYARD

EXIS

TIN

GB

UIL

DIN

G

EXISTINGBUILDING

BALC

ON

YBA

LCO

NY

BALC

ON

YBA

LCO

NY

PROPOSED COVERED PEDESTRIAN CONNECTION

BALC

ON

Y

UNITC1

PRO

PER

TY L

INE

PROPERTY LINE

SEAT

ING

UNITA4

UNITA5

UNITA6

UNITA6 MIRR.

UNITA7

UNITB1

SETBACK LINE

EASE

MEN

T

2587

3300

3300

3210

3200

3200

6752

3644

3300

3345

3320

4820

4045 796367654834

ELEV

.EL

EV.

1884

1700

1718

1500

SOLA

RIU

MSO

LAR

IUM

2819

4435

4435

2896








Project Component

Key Plan

Drawing No.

Project No.

Drawing Title

Project

Seal(s)

Scale


Project Manager


Drawn


Client

Interiors:

C:\U

ser s

\lhul

sebo

sch\

Doc

umen

ts\N

CC

A17

-020

2_A-

BUIL

DIN

G-R

18.3

_ lys

sa.h

ulse

bosc

h.rv

t27

/05/

2019

12:

49:5

0 P

M

1 : 100


DEVELOPMENT PERMIT

NCCA17-0202

A-203

THIRD FLOOR PLAN




C. ABERCROMBIE

CheckerJ. SPEAR

L. HULSEBOSCH



N/A

SCALE: 1 : 100A-203THIRD FLOOR PLAN1

DATE ISSUED FOR REV07/05/2019 Issued for DP Review C20/12/2018 Issued for DP A28/05/2019 Issued for DP Re-submission D30/04/2019 Issued for Review B

TRUE NORTH