Urban Design Brief. 112 St. James Street. St. James Development Corp. December 5 th, 2018 Updated December 11 th, Zelinka Priamo Ltd.

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1 Urban Design Brief St. James Street St. James Development Corp. December 5 th, 0 Updated December th, 0 Zelinka Priamo Ltd.

2 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street TABLE OF CONTENTS Page No. INTRODUCTION... SECTION LAND USE PLANNING CONTEXT.... Subject Lands.... The Proposal Design Goals and Objectives Design Response to City Documents City of London Official Plan The London Plan Policies....5 Spatial Analysis... 4 SECTION CONCEPTUAL DESIGN AND DESIGN PRINCIPLES Conceptual Design Grosvenor Gate Compatability Guidelines Public Realm... 7 CONCLUSIONS... Appendix A Site Plan, Landscape Plan, Elevations, Floor Plans, and Renders Appendix B Photo Inventory P age

3 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street INTRODUCTION On behalf of the St. James Development Corporation, Zelinka Priamo Ltd. has prepared this Urban Design Brief in support of a Site Plan Approval application to provide design details of a proposed development on the lands known municipally as St. James Street (the subject lands ), consisting of a -storey apartment building. This report is made up of two sections, the contents of which are as follows: Section : The Subject Lands The Proposal Design Goals and Objectives Design Response to City Documents Spatial Analysis Section : Conceptual Design Compatibility Guidelines Public Realm SECTION LAND USE PLANNING CONTEXT. SUBJECT LANDS The subject lands are located on the north side of St. James Street, abutting Gibbons Park (west), and an existing high-rise apartment building (north) with low-rise apartment buildings to the east, fronting St. George Street. The subject lands are currently vacant with an approximate area of 0.60 hectares (.4 acres) and a frontage of approximately 74.5 metres (44.4 ft) along St James Street (Figure ). P age

4 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street Figure : The Subject Lands The subject lands are within a Significant Ecologically Important Woodlot based on mapping provided by the Upper Thames River Conservation Authority (UTRCA) under Regulation s. in the Conservation Authorities Act. However the UTRCA have not expressed any concerns with the proposed development, as per correspondence dated October nd, 0. The subject lands are currently designated Multi-Family, Medium-Density Residential in the 99 City of London Official Plan; are within the Neighbourhoods Place Type in The London Plan; and are currently zoned Residential (R9-7 H45) in the City of London Zoning law. As the subject lands are currently vacant there are no existing access points for vehicles, however there is a pedestrian connection (Thames Valley Parkway) to the south of the subject lands (Figure & ). An access easement in favour of the subject lands exists via the abutting lands to the east (4 St. James Street). 4 P age

5 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street The surrounding land uses offer a wide range of uses including large single detached dwellings to the south and east; high density apartment buildings and institutional (St. Joseph s Hospital) to the northeast; parkland/open space (Gibbon s Park) to the west; and office and commercial uses along Richmond Street and Oxford Street East. Figure : Thames Valley Parkway Entrance facing west (Google street view - April 05) Figure : Talbot Street facing north (Google street view - April 05) 5 P age

6 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street. THE PROPOSAL The proposed development of the subject lands put forward by St. James Development Corporation proposes to construct a -storey apartment building with 6 associated parking spaces both underground and at grade (Figure 4-). The proposed apartment building would contain a total of residential units, consisting of one, two and three bedroom units. The building is oriented parallel to St. James Street at the minimum permitted front yard setback outlined in the zoning regulations for the property. Placing the proposed building close to the St. James Street edge allows for interaction with the public realm and aids in providing definition to the street edge. Figure 4: Conceptual Site Plan (excerpt) The building is proposed to have vehicle access on St. James Street, via an internal driveway to the south of the proposed building footprint. Parking will be provided at grade east of the proposed building, proximate to the building and driveway and set back from Gibbons Park with adequate 6 P age

7 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street opportunities for tree preservation and shrub planting for screening. A total of 0 at-grade parking spaces are proposed, along with 5 underground parking spaces. Figure 5: North Elevation Figure 6: South Elevation 7 P age

8 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street Figure 7: East Elevation Figure : West Elevation P age

9 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street A pedestrian connection will be proposed connecting the city sidewalk along St. James Street to the main building entrance to the south of the proposed building. Outdoor common amenity space and landscaping is provided to the north and west of the proposed building with a patio for each of these units (north and west wall) overlooking Gibbons Park and the Thames River. The subject lands have many mature trees throughout the site particularly along the western portion. Where feasible, the existing trees will be maintained and incorporated into the site design. New landscaping will help integrate the new proposed buildings into the existing line of street trees and help soften the front and rear facades of the building (Figure 9). Garbage disposal is provided via an internal room on the ground floor with access to the parking area for pick-up. Figure 9: Conceptual Render of Proposed Building 9 P age

10 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street. DESIGN GOALS AND OBJECTIVES The goal of this development project is to redevelop a vacant, underutilized parcel of land which will provide an attractive and complementary alternative to the existing types of accommodations available within the existing neighbourhood. The proposed development will be built in a manner that is consistent with the existing surrounding built form; contribute to the planned function of the area; and provide a visually attractive building. As such the proposed development is intended to: Make efficient use of the subject lands, which will provide an opportunity for desirable intensification, by optimizing building coverage and height; Visually integrate the new building into the existing Grosvenor Gate Neighbourhood Character and Compatibility Guidelines; Provide a pedestrian-orientated environment at the north and south of the building, including a direct relationship to the human-scale and building facades which incorporate a one-storey podium; Provide a redevelopment plan and building design for these lands that will be supportive of transit and alternative transit modes with the aim of reducing vehicular trips to the University of Western Ontario and nearby commercial, institutional and recreational amenities; Provide for a redevelopment of the subject lands that will be supportive of investments in public transit and provides convenient access for pedestrians; Develop a landscape plan that helps to visually integrate the new development into the surrounding environment, while providing privacy for the building s residents and surrounding homeowners; and, Enhance the existing streetscape of St James Street..4 DESIGN RESPONSE TO CITY DOCUMENTS Due to the current transition between Official Plans (the 99 Official Plan and The London Plan), this Urban Design Brief addresses both documents. The 99 Official Plan is discussed first, and then a discussion on The London Plan policies follows City of London Official Plan The 99 City of London Official Plan includes design principles that are to be applied to new developments. Section. outlines the design principles that are to be implemented in the preparation of development proposals. The individual principles listed do not always apply to each specific development, and are dependent upon the location and characteristics of the proposal. The design principles relevant to the proposed apartment building, and how they are addressed, are outlined as follows: 0 P age

11 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street o Natural Features The subject lands are adjacent to the Thames River corridor. The form and design of the -storey apartment building are to complement the wooded area and preserve trees where and natural views where feasible. The proposed development is to match the existing grading, as best as possible (Section.. i); o o o o o o o o Trees There are currently both mature coniferous and deciduous trees on the subject lands that are impacted by the proposed development. Trees on the lands and on adjacent lands will be preserved where economically viable. (Section.. ii); Open Views - The proposed development minimizes obstruction of existing views to natural features and landscapes and promotes open views for future residents of the proposed development by overlooking Gibbons Park and the Thames River (Section.. iii); High Design Standards - The proposed development provides a contemporary building design that makes use of modern design practices and materials such as a one-storey podium and private balconies. The design makes use of high quality materials located near the edge of the river valley promoted a prominent location for a -storey apartment building (Section.. iv); Architectural Continuity There is no single design style maintained throughout the surrounding residential buildings; however the prominent orientation and setback of the proposed building is consistent with adjacent Grosvenor Apartment Buildings and is of similar scale. The property is adjacent to heritage designated building as part of the St. George-Grosvenor Heritage Conservation District Study and the proposed building will preserve its value and quality (Section.. v); Redevelopment This policy is not applicable to the proposed development or subject lands. (Section.. vi); Pedestrian Traffic Access Pedestrian traffic to and from the proposed development will be connected to the public sidewalk along St. James Street, which connects to the Thames Valley Parkway (Section.. viii); Access to Sunlight The building is appropriate setback from St. James Street and from adjacent properties providing little to no impact of sun exposure on the adjacent properties (Section.. ix); Landscaping - Landscaping to the north, east and west of the proposed building will preserve as much of the existing landscaping as viably possible. New landscaping will be implemented in order to improve the St James Street presence and screen parking from adjacent properties (i.e. parking at grade to the east of the proposed building). Detailed landscape design will be determined at the Site Plan Approval stage (Section.. x); P age

12 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street o o Building Positioning The orientation and setback of the proposed building will be similar to the existing residential apartment building on Grosvenor Street (Section.. xi); Enhances Accessibility Standards - The proposed buildings will be fully accessible and the design will be consistent with the City of London Facility Accessibility and Design Standards through barrier free units, parking spaces and building entrances (Section.. xii); o o o Parking and Loading At grade, surface parking spaces are conveniently located proximate to the east of the building and proposed to be screened from the street and adjacent properties through landscaping. Driveway and loading facilities are in a location appropriate for maneuverability and convenient drop-off and pick-up (Section.. xiii); Privacy - Strategic landscape features will enhance visual screening to and from the site. (Section.. xiv); and Waste Management - The garbage and recycling will be accommodated within the proposed building (.. xix)..4. The London Plan Policies The London Plan has been adopted by Council, but is not yet in force and effect, pending the resolution of several appeals to the Ontario Municipal Board. However, The London Plan sets out urban design policies that are applicable to both the city as a whole, and to specific place types. The subject lands are within the Neighbourhoods place type, and fall under the policies of the City Design in The London Plan. It should be noted that the landowner has appealed the London Plan policies as they relate to the subject lands. The City Design section of The London Plan sets out general urban design policies that apply to the entire city. The proposed development is consistent with these policies as follows: Character The proposed high-rise building maintains the character and range of building types in the area by providing a well-designed, high-rise built form that enhances the visual aesthetics of this location along St James Street and fills in the gap between the adjacent Grosvenor Apartments and St James Street as well as the gap in development along the Thames River (Sections 97, 0); A Public Realm analysis demonstrating the compatibility of the proposed built form with the existing built context is provided in Section 6.0 of this Urban Design Brief (Section 99); P age

13 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street The proposed development is designed in such a way that the proximate heritage designated properties are conserved, and the proposal enhances the character and sense of place for the neighbourhood by remaining compatible with the Grosvenor Gate Neighbourhood Character Statement and Compatibility Guidelines (Section 00); Streetscapes The proposed building has been designed in a way to enhance safety by implementing the principles of Crime Prevention Through Environmental Design by improving sidewalks and pedestrian connections. The development aims to enhance the streetscape and street presence through landscaping to maintain the visual screening and aesthetic quality of the existing lot (Sections, 5); Site Layout The proposed site layout responds to the context of the subject lands and the abutting lands through a compatible and aesthetically pleasing development that locates the highrise apartment building proximate to the Thames River; and is compliant with zoning regulations at a scale compatible with adjacent properties. The building design is proposed in a way which maintains the surface grading and existing topography (Sections 5, 54, 55, 56, 66, 6); The parking area is located behind the building to minimize the visual exposure of parking from St James Street and will be screened by additional landscaping. Parking will also be provided underground to ensure adequate space without a large asphalt surface presence (Section 59, 69, 7, 7); Buildings The building design, including scale, massing, and materials, is respectful of the site s context and adjacent properties, such as the Grosvenor Gate Apartments, and surrounding low density residential heritage designated buildings. A proposed one-storey podium achieves a scale which is comfortable for the pedestrian (Sections 4, 5, 6, 7, 9, 95, 96); and, A range of building materials are proposed including various colours of brick, and glass. (Sections 0, 0). As part of this analysis the Residential Intensification polices of The London Plan were examined as the proposed building is residential in nature and abuts an existing stable residential area. P age

14 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street These policies set out additional urban design policies that apply to all intensification proposals. The proposed development is consistent with these policies as follows: The building, windows, and entrances are orientated to St James Street with an internal driveway that is obstructed from streetview however provides adequate circulation (95,b); The building line is consistent with the existing structures along the Thames River (95, c); The proposed development has similar massing, and material consistent with the surrounding neighbourhood (Sections 95, d, f); and The proposed development makes efficient use of a vacant, underutilized lot and will maximize building coverage that is appropriate for the neighbourhood (95, )..5 SPATIAL ANALYSIS The surrounding land uses consist of high density residential (Grosvenor Gate Apartments) to the north, low density residential (south), open space (Gibbons Park) to the west, and regional facility (Mt. Hope Centre for Long Term Care) to the east (see Figure 0). The existing low density dwellings offer a wide range of architectural styles and building materials throughout the neighbourhood. Land uses further from the subject lands consist of main street commercial corridor (further south), medium density residential and regional facility (St. Joseph s hospital) further to the east and low density residential (further north). Oxford Street, to the south, is a well-established arterial road that connects to London s core with a wide variety of commercial shops, open space and residences. To the west of the subject lands is Gibbon s Park and the Thames River Valley Pathway which links the subject lands to UWO, the Downtown Core, and the City s east and west ends. The development pattern is supported by the existing designations laid out in the City s Official Plan and Zoning -law. The subject lands are within convenient walking distance to restaurants, recreational uses, institutional uses, and a wide range of commercial business and services along Richmond Street and Oxford Street. 4 P age

15 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street Figure 0: Spatial Analysis - 400m & 00m Radii Figure 0 shows the subject lands and notable features and land uses within 400m and 00m radii. The two radii represent walking distances of approximately 5 and 0 minutes respectively. The subject lands are located along a secondary collector (St. James Street). The site is approximately 50m north of the Oxford Street East corridor, which is a major east-west transportation link in the City and provides several commercial and office uses for the surrounding residents. The site is approximately 50m west of the Richmond Street corridor, which is a major north-south transportation link in the City, and provides commercial and office uses for the surrounding residents. Both Oxford Street East and Richmond Street are major transportation routes accommodating several London Transit bus routes as well as pedestrian traffic traveling to and from the Downtown Core. 5 P age

16 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street The 400m area surrounding the subject property is comprised of low density residential uses consisting of single detached dwellings. Several of these dwellings are of heritage significance, specifically those fronting on Talbot Street, James Street, Sydenham Street and St. George Street. Local commercial uses consisting of retail outlets, regional facilities consisting of a hospital and long term care centre; and high density residential uses in the form of mid-rise and high-rise apartment buildings also encompass the subject lands. A portion of the CNR Railway bisects the 400m radius just to the south of the subject lands. Lands within an 00m radius are well served by a variety of services and amenities including low and medium density residential uses in the form of single detached dwellings, townhouses and low & mid-rise apartment buildings; additional regional facilities, open space and commercial uses can be found further to the south and west. SECTION CONCEPTUAL DESIGN AND DESIGN PRINCIPLES. CONCEPTUAL DESIGN The proposal is for a -storey residential apartment building. The proposed building will be located abutting Gibbons Park with driveway access on St. James Street. The proposed building will be in keeping with the built form and scale of the adjacent high density residential building to the North. The building is compliant with the appropriate setbacks regulated by the City of London Zoning -law. The proposed building location allows for a stronger street presence on St. James Street and a more prominent development presence along this branch of the Thames River. A new driveway access is proposed to the south, proximate to the main entrance of the building for convenient pick-up and drop-off. This internal driveway has direct access to St. James Street. The parking area will be located to the east of the building, appropriately screened from the street and adjacent properties using landscaping where possible. Additional parking will be located underground in order to provide adequate parking for the residents of the building. Garbage will be stores internally. The proposed high-rise apartment building will have its entrance along the south facing façade most proximate to St. James Street, this is convenient for the pedestrian and visitors to the site via transit, or alternate modes of transportation. New sidewalk connections will connect the existing public sidewalk along the St. James Street to the entrance, and parking area on the south facing wall of the building. The proposed building is of a modern and contemporary style with a mix of brick and cladding materials on all facades with large bay windows for a more open concept. The proposed materials include a variety of coloured brick, and glass. 6 P age

17 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street. GROSVENOR GATE COMPATABILITY GUIDELINES In November 0 the City approved the addition of the Grosvenor Gate Compatibility Guidelines into their site specific Official Plan policies. The proposed development is consistent with the following guidelines: New buildings should be located along St. George and St. James Streets to visually complete the street line; Where practical, the majority of surface parking should be located within the interior of the site, behind buildings, and screened from the public view along streetscapes; The massing and height of new buildings should be distributed on the site in such a manner as to provide transition between the existing high-rise buildings on the site and existing houses in the neighbourhood; Building elevation should be sufficiently articulated to provide visual interest along the streetscapes; Where appropriate, foundation plantings and other plantings should be provided to help visually integrate new buildings into the landscape of the subject lands; Landscaping should be employed to shade, visually enhance and screen surface parking areas from public view.. PUBLIC REALM The proposed development will have a strong street edge and presence along St. James Street and represents infill of existing vacant and underutilized lands for residential use. St. James Street is a secondary collector with an abutting public sidewalk and grassed area on both sides of the road allowance. Looking west along this segment of St. James Street there is a streetscape of mature trees, hydro lines, and well maintained yards. The view west terminates as St. James Street gives way to the Thames River Valley Pathway and the vegetation along the river corridor. Looking east along St. James Street the view remains dominated by mature street trees and hydro lines. Existing buildings have varying architectural features and building materials providing a diverse pattern of buildings along the south side of St. James Street. The setbacks of the existing buildings along the south side of St. James Street are relatively consistent providing a strong street line and presence along St. James Street. The proposed development locates the proposed high-rise apartment along the river s edge with a one-storey podium and connection to the Thames Valley Parkway. The pedestrian experience along the existing public sidewalk and Thames Valley Parkways trail connection will be improved by a new sidewalk connection, landscaping and building location, by filling in the gap along St. James Street and the development gap along the Thames River. Surrounding streets throughout the neighbourhood are lined with prominent street trees and have sidewalks separating the road from the front yards of the houses. The houses in this 7 P age

18 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street neighbourhood vary in style and roof line and there are many mature trees in the front and rear yards of the properties. A pedestrian-orientated streetscape experience will be further reinforced through appropriate landscaping and architectural design principles that contribute to both the private and public experience. Overall, the public realm in front of the subject lands will be better defined and more pedestrian friendly. CONCLUSIONS The proposed development consists of a new high-rise apartment building on the subject lands along the St. James Street frontage. The scale and massing of the proposed building is compatible with the surrounding area, and will not create adverse impacts on the residential and nearby commercial uses. The proposal introduces an attractive, aesthetically pleasing building with a positive contribution to an improved streetscape and river s edge and an enhanced pedestrian experience. As demonstrated through this Urban Design Brief, the proposal is consistent with the policies and intent of the Official Plan and the London Plan. P age

19 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street APPENDIX A SITE PLAN, LANDSCAPE PLAN, ELEVATIONS, FLOOR PLANS & RENDERS 9 P age

20 TALBOT ST RICHMOND ST ST GEORGE ST inches KEY MAP N.T.S THAMES RIVER GROSVENOR ST H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX m THAMES VALLEY PKWY ST JAMES ST 9.6 m.m SET BACK TO PODIUM.m LIMITS OF U/G PARKING LL LANDSCAPING ON GRADE m 4.5m m 7.m 44.0 m ZONING DATA: ST JAMES ST. PROPOSED ZONING: R9-7-H4 PLAN OF SURVEY LOTS AND 4 AND PART OF 5 WEST OF GEORGE ST AND ALL OF LOTS AND 4 AND PART OF LOT 5 EAST OF TALBOT STREET.m.7 m.75 m 9.94 m 9.4 m. m LANDSCAPING ON GRADE LIMITS OF U/G PARKING LL.5 m.65 m 9.0m SET BACK TO TOWER GLAZED GAURDRAILS TYP. 7.m SET BACK TO PODIUM.5m SET BACK TO TOWER LIMITS OF LL 7.m SET BACK TO PODIUM 9.5 m 4" HIGH GUARD RAIL LANDSCAPING DETECTABLE WARNING SURFACES SHALL BE USED TO DEFINE POTENTIAL HAZARDS (REFER TO 4.4. ACCESSIBILITY DESIGN STANDARDS SHEET A-00) END OF FIRE ROUTE PATIO PATIO PATIO PATIO 4.5m.0 m SET BACK TO PODIUM R4.0m STORY STORY STORY FIRE FIGHTERS BARRIER FREE PRINCIPAL ENTRANCE 4.45 m LANDSCAPING ABOVE PARKING PATIO PATIO PATIO 5.m PAVERS.m GROUND FLOOR PODIUM.6m.4m.m WASTE EXIT ENTRANCE 4.m MECH. PENTHOUSE SET BACK TO TOWER PROPOSED ST. UNITS R4.0m.9m FFE 4.5m ASHPHALT DRIVEWAY 4.6m GARBAGE ENTRANCE 4.45 m SET BACK TO TOWER EXIT FIRE ACCESS ROUTE 6.0m W. LIMITS OF U/G PARKING LL 4.6 m 4" HIGH GUARD RAIL EXIT FDC LOADING ZONE.m.0m PAVERS BIKE PARKING 4.6 m 6.m 5.0m EXIT 4.6 m.0m SET BACK TO PODIUM 7.5m 7.0m.m 0.5 CONC. CURB.4m.7m.4m.5m 4.6 m.0m SET BACK TO PODIUM LANDSCAPING ABOVE PARKING 5.5m m SNOW STORAGE.9m 4.69 m B.F PARKING SEE DETAILS SHEET A00 TYP 44.7 m m 4.7 m 4.0 m 4.9 m B.F PARKING TYPE B LL PARKING BELOW GRADE DETECTABLE WARNING SURFACES SHALL BE USED TO DEFINE POTENTIAL HAZARDS (REFER TO 4.4. ACCESSIBILITY DESIGN STANDARDS SHEET A-00) LL PARKING BELOW GRADE PROPERTY LINE 44.7 m 45.5 m PROPERTY LINE m 44.5m.6m.m a) USE BY-LAW b) LOT AREA (m²) MIN c) LOT FRONTAGE (m) MIN d) FRONT YARD (m) MAIN BUILDING MIN e) REAR YARD (m) MIN f) INTERIOR YARD (m) MIN (WEST) h) INTERIOR YARD (m) MIN (EAST) i) LOT COVERAGE (%) MAX k) LANDSCAPE OPEN SPACE (% MIN) l) HEIGHT (m) MAX m) OFF-STREET PARKING t) DENSITY- UNITS/PER Ha MAX REQUIRED/ALLOWED HIGH-RISE RESIDENTIAL 000m² (0. ha) MIN 0m MIN 0.m MIN 6.0m + (.0m per./building HEIGHT) = 0.m 7.5m MIN.m per m OF BUILDING HEIGHT) = m MIN (.m per m/building HEIGHT) = 7.5 m 0 MIN-40% MAX 0% MIN = 00m² 45m 50/ ha + BONUS 5% 600.5m² ( ha).5m PROPOSED HIGH-RISE RESIDENTIAL 74.5m 4.5m 4. m.0m GROUND FLOOR 9.75 m², (.% COVERAGE) j) PAVEMENT 0.7m²= 6.9% LANDSCAPE ABOVE NATURAL GRADE LANDSCAPE ABOVE GRADE LANDSCAPE ABOVE PARKING ABOVE GRADE FROM AVERAGE GRADE 7.5m MIN.m per m OF BUILDING HEIGHT) = CARS :.5 RATIO UNITS/ ha PARKING: INDOOR OUTDOOR m² 5.4 m² GRADE=9.7 m² 75.9 m² TOTAL 05.6 m²= 50.5% 44.6m 75 CARS :.56 UNITS/ ha TOTAL PARKING RATIO SPACES/FLR 64 SPACES 0 SPACES 74 SPACES.55 /PER UNIT ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. 9.0 m 9.0m.m R.0m 74.5m NEW WALK PATH 44.5 m EXISTING SIDE WALK R.0m EXISTING SIDE WALK N.F EXISTING SIDE WALK PUBLIC PARKING 4.6 m ST JAMES STREET Project: S.K. ST JAMES STREET APARTMENT File Name: XRTBLK Updated: //09 Plot Scale: TRUE NORTH PLAN NORTH PROPOSED SITE PLAN SCALE :00 APPROXIMATE LOCATION OF FIRE HYDRANT TALBOT ST LONDON, ONTARIO Project No.: Sheet Name: -00 SITE PLAN A millimetres

21 PATIO PATIO PATIO GROUND FLOOR PODIUM PATIO EXIT STOREY STOREY PROPOSED ST. UNITS PATIO STOREY PATIO LOADING ZONE PATIO MECH. EXIT GARAGE ENTRANCE 6.0m WIDE FIRE ROUTE TALBOT ST ST JAMES STREET

22 inches J H COATED EIFS CORNICE G F E D.6 D C.5 C B A ROOF.90 H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX.-566 File Name: Updated: Plot Scale: CLEAR GLAZED WINDOW UNITS; DARK GRAY FRAMING 4" HIGH TEMPERED GLAZED RAILING PC CONC. BALCONIES THIN STONE ON PC PANELS COATED EIFS CORNICE 4" NATURAL STONE ON PC PANELS STONE BAND NORTH ELEVATION : HEIGHT FROM AVERAGE GRADE FROM HIGHEST RESIDENTIAL PARAPET MECH PH 5.5 LEVEL.75 LEVEL 7.5 LEVEL LEVEL LEVEL LEVEL 65.5 LEVEL LEVEL LEVEL LEVEL LEVEL 49.5 LEVEL GROUND FLOOR 4.45 Average Grade 4.07 PARKING LOWER LEVEL.0 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY No. Project: Drawn Checked Project No.: Sheet Name: Issued For: ST. JAMES APARTMENTS -00 NORTH ELEVATION A40 Author Checker ::9 PM millimetres

23 inches 5 4 ROOF WEST SIDE 00 Temple Drive Windsor, ON NW 5J6 (59) FAX architecture 0 engineering COATED EIFS CORNICE HANNA, GHOBRIAL AND A SSOCIATES LTD. 0 MECH PH CLEAR GLAZED WINDOW UNITS; DARK GRAY FRAMING LEVEL 4" HIGH TEMPERED GLAZED RAILING LEVEL PC CONC. BALCONIES LEVEL HEIGHT FROM AVERAGE GRADE TO HIGHEST RESIDENTIAL PARAPET LEVEL 0 THIN STONE ON PC PANELS 7.55 LEVEL LEVEL 65.5 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. LEVEL ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. LEVEL THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. LEVEL LEVEL 4 COATED EIFS CORNICE 5.5 LEVEL No Drawn Checked LEVEL Plot Scale: 4 4" NATURAL STONE ON PC PANELS 5 GROUND FLOOR Issued For: Author Checker Project: ST. JAMES APARTMENTS Project No.: Updated: PARKING LOWER LEVEL.0.65 EAST ELEVATION : millimetres EAST ELEVATION A40 PARKING LOWER LEVEL File Name: Sheet Name: :0:54 PM.65 Average Grade

24 inches COATED EIFS CORNICE A B C C.5 D D.6 E F G H J.65 ROOF.90 H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX.-566 MECH PH 5.5 CLEAR GLAZED WINDOW UNITS; DARK GRAY FRAMING.50 LEVEL.75 4" HIGH TEMPERED GLAZED RAILING.50 LEVEL 7.5 PC CONC. BALCONIES.50 LEVEL LEVEL HEIGHT FROM AVERAGE GRADE TO HIGHEST RESIDENTIAL PARAPET 44.5 THIN STONE ON PC PANELS 7.55 LEVEL LEVEL 65.5 LEVEL LEVEL This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. LEVEL COATED EIFS CORNICE 4" NATURAL STONE ON PC PANELS LEVEL LEVEL No. Drawn Checked Issued For: Author Checker File Name: Updated: Plot Scale: SOUTH ELEVATION : 00 PRE COATED ALUM. AWNING LEVEL green roof a 4.9 GROUND FLOOR 4.45 Average Grade 4.07 PARKING LOWER LEVEL.0 PARKING LOWER LEVEL 5.5 Project: ST. JAMES APARTMENTS Project No.: Sheet Name: -00 SOUTH ELEVATION A :9:4 PM millimetres

25 inches 9 0 ROOF COATED EIFS CORNICE Temple Drive Windsor, ON NW 5J6 (59) FAX.-566 architecture engineering HANNA, GHOBRIAL AND A SSOCIATES LTD. 0 MECH PH CLEAR GLAZED WINDOW UNITS; DARK GRAY FRAMING LEVEL " HIGH TEMPERED GLAZED RAILING LEVEL PC CONC. BALCONIES LEVEL LEVEL LEVEL 65.5 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. LEVEL LEVEL THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY LEVEL LEVEL 4" NATURAL STONE ON PC PANELS THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. LEVEL 5 COATED EIFS CORNICE ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK THIN STONE ON PC PANELS HEIGHT FROM AVERAGE GRADE TO HIGHEST RESIDENTIAL PARAPET LEVEL STONE BAND LEVEL Issued For: No. Drawn Checked Author Checker Project: ST. JAMES APARTMENTS Plot Scale: Project No.: GROUND FLOOR Average Grade Sheet Name: PARKING LOWER LEVEL File Name: WEST ELEVATION.0 A404 WEST ELEVATION : 00 PARKING LOWER LEVEL millimetres :9:59 PM Updated: 4.07

26 inches OUTLINE OF PARKING LEVEL BELOW A B C C.5 D 5.6 D LANDSCAPED PARKING ROOF PATIO PATIO PATIO PATIO E 5 F MECH. G H J 5.6 PROPERTY LINE H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX STOREY 94 SF STOREY 0 SF STOREY BDR. 0 SF STOREY BDR. 066 SF 5.64 OUTLINE OF PARKING LEVEL BELOW STORAGE VESTIBULE 6.70 PATIO STOREY BDR. 94 SF STOREY 9 SF 6 6 LANDSCAPED PARKING ROOF PATIO PATIO BDR WALKOUT 790 SF 7 7 PATIO PATIO BDR WALKOUT 0 SF L.L. PARKING L.L. & L.L. PARKING FLOOR PLAN : 50 GARBAGE ROOM.0 % RAMP SLOPE.5% L.L. PARKING This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY No. Project: Drawn Checked Issued For: ST. JAMES APARTMENTS N.F S.K File Name: Updated: Plot Scale: A B C C.5 D D E F G H J Project No.: Sheet Name: -00 L.L. & L.L. PARKING FLOOR PLAN A ::4 PM millimetres

27 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX MECH. 5.6 PROPERTY LINE VESTIBULE STORAGE VESTIBULE RAMP SLOPE % VESTIBULE RAMP SLOPE.5% 6.5 VESTIBULE.0.45 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. 0 9 L.L.4 PARKING L.L. PARKING % 6.5 No. Issued For: Drawn Checked N.F S.K File Name: Updated: Plot Scale: L.L. & L.L.4 PARKING FLOOR PLAN : 50 A B C C.5 D D E F G H J Project: ST. JAMES APARTMENTS Project No.: Sheet Name: -00 L.L. &L.L.4 PARKING FLOOR PLAN A :4:44 PM millimetres

28 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX MECH. 5.6 PROPERTY LINE STORAGE 5.64 VESTIBULE RAMP SLOPE % L.L. 4 SEE SHEET A This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY L.L.5 PARKING No. Issued For: File Name: Updated: Plot Scale: 0 0 L.L.5 PARKING FLOOR PLAN : A B C C.5 D D.6 E F G H J. Drawn Checked Project: ST. JAMES APARTMENTS Project No.: Sheet Name: -00 Author Checker L.L.5 PARKING FLOOR PLAN A :0:5 PM millimetres

29 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX BALCONY BALCONY BALCONY BALCONY 5.6 PROPERTY LINE 5.64 STOR. 94 SF STOR. BDR. 0 SF STOR. BDR. 0 SF STOR. 066 SF LANDSCAPE ABOVE ROOF BALCONY STOR. 94 SF RAMP SLOPE % EXIT BALCONY STOR. 9 SF This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. BALCONY 7 7 AMENITIES 444 SF MAIL EXIT ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. BALCONY GARBAGE EXIT CORRIDOR LOBBY 05 SF 4.45 BIKE STORAGE No. Issued For: VESTIBULE OVERHEAD DOOR 0 0 GROUND FLOOR PLAN : 50 CACF EXIT Drawn Checked Project: Author Checker ST. JAMES APARTMENTS File Name: Updated: Plot Scale: A B C C.5 D D.6 E F G H J Project No.: Sheet Name: -00 GROUND FLOOR A :0: PM millimetres

30 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX PROPERTY LINE BDR. 544 SF ROOF 6.70 TERRACE TERRACE BDR. 456 SF TERRACE SF TERRACE 09 SF 449 SF BALCONY BALCONY 4.00 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY SF 6 SF 9 9 TERRACE 9 SF BALCONY No. Issued For: 0 0 BALCONY Drawn Checked N.F S.K ND FLOOR PLAN : 50 Project: ST. JAMES APARTMENTS File Name: Updated: Plot Scale: A B C 0.5 C.5 D D.6 E F G H J Project No.: Sheet Name: -00 ND FLOOR PLAN A :4:45 PM millimetres

31 inches A B C C.5 D D.6 E F G H J PROPERTY LINE H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX BALCONY 4 4 BALCONY 7 SF 5 SF 5 SF 5 5 BALCONY SF BALCONY 0 SF ELEC. 449 SF 45 SF BALCONY BALCONY 4.00 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY. 0 7 SF 9 9 BALCONY 70 SF 9 SF BALCONY BALCONY No. Issued For: RD FLOOR PLAN : 50 Drawn Checked N.F S.K Project: ST. JAMES APARTMENTS File Name: Updated: Plot Scale: A B C C.5 D D.6 E F G H J Project No.: Sheet Name: -00 RD FLOOR PLAN A :4:46 PM millimetres

32 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX PROPERTY LINE TERRACE TERRACE 4 4 TERRACE TERRACE 5 5 BDR. 5 SF BDR. 9 SF TERRACE TERRACE ELEC. BDR. 96 SF TERRACE TERRACE 4.00 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY BDR. 5 SF 9 9 No. Issued For: Drawn Checked N.F S.K File Name: Updated: Plot Scale: 0 0 TH FLOOR PLAN : 50 A TERRACE B TERRACE C.97 C.5 TERRACE D D.6 TERRACE E F G H J Project: ST. JAMES APARTMENTS Project No.: Sheet Name: -00 TH FLOOR PLAN A :4:46 PM millimetres

33 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX PROPERTY LINE 4 4 TERRACE AMENITIES 9 SF BDR. 64 SF BDR. 09 SF 9 9 TERRACE TERRACE ELEC. TERRACE TERRACE TERRACE TERRACE.60 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY No. Issued For: TERRACE 0 0 Drawn Checked N.F S.K File Name: Updated: Plot Scale: TH FLOOR PLAN : 50 A B C C.5 D D.6 E F G H J Project: ST. JAMES APARTMENTS Project No.: Sheet Name: -00 TH FLOOR PLAN A :4:46 PM millimetres

34 inches A B C C.5 D D.6 E F G H J H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX ROOF ELEVATOR ROOM MECH ROOM.5 This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY ROOF No. Project: Drawn Checked Issued For: Author Checker ST. JAMES APARTMENTS File Name: Updated: Plot Scale: MECHANICAL PENTHOUSE PLAN : 50 A B C C.5 D 6.4 D.6 E F G H J Project No.: Sheet Name: -00 MECHANICAL PENTHOUSE PLAN A :4:47 PM millimetres

35 inches H ANNA, GHOBRIAL AND A SSOCIATES LTD. engineering architecture 00 Temple Drive Windsor, ON NW 5J6 (59) FAX.-566 SOUTHEAST VIEW This drawing shall not be used for construction unless it is countersigned by the CONSULTANT. ALL DRAWINGS, SPECIFICATIONS AND OTHER RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND SHALL BE RETURNED ON REQUEST. REPRODUCTION OF DRAWINGS AND RELATED DOCUMENTS, IN WHOLE OR IN PART, IS FORBIDDEN WITHOUT THE WRITTEN PERMISSION OF THE CONSULTANT. THE CONTRACTOR SHALL CHECK AND VERIFY ALL PERTINENT DIMENSIONS AND REPORT ANY DISCREPANCIES TO THE CONSULTANT BEFORE PROCEEDING WITH THE WORK. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION UNLESS IT IS ISSUED FOR CONSTRUCTION AND COUNTERSIGNED BY THE CONSULTANT. THIS DRAWING IS NOT TO BE SCALED. USE FIGURED DIMENSIONS ONLY NORTHWEST VIEW No. Drawn Checked Project: Issued For: Author Checker ST. JAMES APARTMENTS File Name: Updated: Plot Scale: SOUTHWEST VIEW Project No.: Sheet Name: -00 PERSPECTIVE VIEWS A :50:4 AM millimetres

36 Urban Design Brief December 5 th, 0 St. James Development Corp. St. James Street APPENDIX B PHOTO INVENTORY 0 P age

37 D Aerial Photo of subject lands proximate to Grosvenor Gate Apartments (Google Maps) D Aerial Photo Facing Northwest (Google Maps)

38 D Aerial Photo Facing Northeast (Google Maps) Entrance to Grosvenor Gate Apartments (Google street view - April 05)

39 Thames Valley Parkway Entrance facing west (Google street view - April 05) Talbot Street facing north (Google street view - April 05)

40 Residential dwellings along St. James Street looking Southeast (Google street view April 05) Residential dwellings along St. James Street looking Southeast (Google street view April 05)

41 Residential dwellings on Talbot Street facing east (Google street view April 05) Residential dwellings on Talbot Street facing west (Google street view April 05)