BAYERS + YOUNGhfxmonitor.ca/wp-content/uploads/2016/12/20658_Bayers...BAYERS + YOUNG ARCHITECTS...

BAYERS + YOUNGBayers Road, Halifax NSA R C H I T E C T S

BAYERS AND YOUNG

A R C H I T E C T SSITE SPECIFIC PLAN AMENDMENT JUNE 9, 2016

± 14'-1 1/2"

EXISTING 3

STOREY

MIXED-USE

BUILDING

EXISTING

SINGLE

STOREY

COMMERCIAL

EXISTING 2

STOREY

DWELLING

EXISTING 2

STOREY

DWELLING

EXISTING 2-1/2

STOREY

DWELLING

EXISTING 2

STOREY MIXED

UINT

EXISTING 2

STOREY

DWELLING

EXISTING 2-1/2

STOREY

CLERGY HOUSE

EXISTING SAINT

CATHERINE OF

SIENA PARISH

PR

OP

ER

TY

LIN

E

EXISTING

TREES

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

5 STOREYS

1 STOREY

3 STOREYS

2 STOREYS

2 S

TO

RE

YS

4 STOREYS

RE

SID

EN

TIA

L

EN

TR

AN

CE

PA

RK

IN

G E

NT

RA

NC

E

PA

RK

IN

G

EN

TR

AN

CE

COURTYARD

AMENITY SPACE

332'-0"

CO

UR

TY

AR

D

EX

IT

± 11'-11"

± 19'-7 1/2"

88'-0"

57'-6"

206'-0"

± 8'-5 1/2"

± 7'-11 1/2"

± 31'-10 1/2"

± 10'-0 1/2"

± 6'-3"

206'-0"

75'-0"

2 STOREYS

PROPERTY LINE

SIDEWALK

3 STOREYS

MA

IN

EN

TR

AN

CE

2 STOREYS

EXISTING 1

STOREY

GARAGE

PROPERTY LINE

FUTURE

DEVELOPMENT

3-5 STOREYS

84'-0"

60'-6"

RAMP

DOWN

DN

TERRACED

AMENITY GARDEN

PROPOSED BUILDING A

CO

UR

TY

AR

D

EX

IT

± 6"

RE

SID

EN

TIA

L

EN

TR

AN

CE

UP

UP

UP

UP

AMENITY

PATIO

AMENITY

PLAYGROUND

PRIVATE

YARDS (TYP)

SOD

SOD

CO

UR

TY

AR

D

EX

IT

NOTE: LANDSCAPE DESIGN ELEMENTS ARE PRELIMINARY

AND SUBJECT TO CHANGE UPON REVIEW OF A LANDSCAPE

ARCHITECT AND HRM PERMITTING

7'-7"

80'-0"

± 20'-2 1/2"

3 STOREYS

3 STOREYS

PID:

00084871

00084889

00084897

40447385

00084905

00084913

00084921

41379140

00084806

00084814

40447401

40757478

40447393

40757445

00084822

LINE OF BUILDING

BELOW

PROPOSED BUILDING B

PAVER

WALKWAYS

BARRIER

PLANTINGS

WM F RESScale:

Date:

BAYERS AND YOUNG

Project No.:

SITE / LANDSCAPE PLAN 6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

1" = 40'-0"

3 JUNE 2016

SP01

BAYERS & YOUNG (18 MAY 2016)

LEVEL STUDIO 1 BR 1 BR + DEN 2 BR + TOTAL

BUILDING BLDG A BLDG B BLDG A BLDG B BLDG A BLDG B BLDG A BLDG B BLDG A BLDG B COMBINED

100 / P1 1 - 1 3 2 1 4 4 8 8 16

200 2 - 8 6 3 1 2 12 15 19 34

300 4 - 3 4 4 1 2 14 13 19 32

400 1 - 1 4 4 1 5 8 11 13 24

500 1 - - - 1 - 5 - 7 - 7

9 (17%) 0 (0%) 13 (24%) 17 (29%) 14 (26%) 4 (7%) 18 (33%) 38 (64%)

54 59

TOTALS:

9 (8%) 30 (26%) 18 (16%) 56 (50%)

113

DENSITY

1 BR UNITS

57 X 2 ppl

114

2 BR

56 X 2.25 ppl

126

TOTAL 240

PROPERTY AREA72,746 SF

LOT COVERAGE

42,664 SF

(58%)

INDOOR AMENITY SPACE AREA (LEVEL 100 / P1):± 1,017

GROUND FLOOR COMMERCIAL RETAIL AREA (P2): ± 8,623

MEZZANINE LEVEL COMMERCIAL RETAIL AREA (LEVEL 100/P1):

± 827

TOTAL COMMERCIAL / RETAIL AREA:± 9,450

OUTDOOR AMENITY SPACE AREA (LEVEL 100 COURTYARD): ± 12,039

LANDSCAPE OPEN SPACE AT GRADE:± 18,043

TOTAL LANDSCAPED OPEN SPACE:± 30,082

P2 BELOW GRADE PARKING ± 107

P1 BELOW GRADE PARKING ± 20

TOTAL BELOW GRADE PARKING ± 127

WM F RESScale:

Date:

BAYERS AND YOUNG

Project No.:

DATA TABLE6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

3 JUNE 2016

A00

9

UP

DN

8

ST

OR

AG

E

GARBAGE

18

RAMP UP

BUILDING ABOVE

(TYP.)

16

16

18

20

24'-11"

351'-0"

STORAGE/

SERVICES

24'-11"

222'-6"

185'-0"

33'-10"

37'-6"

24'-11" 24'-11"

217'-6"

24'-11"

80'-0"

7'-4"

96'-4"

P2 TOTAL PARKING SPACES: 107

120'-0"

25'-0"

LOBBY

COMMERCIAL

/ RETAIL

6,535 SF

2

81'-6"

206'-0"

± 6'-3"

± 31'-10"

± 21'-3"

± 10'-0"

± 12'-0"

± 8'-0"

COMMERCIAL

/ RETAIL

2,088 SF

LINE OF

BALCONY

ABOVE

DP DP

UP

WM F RESScale:

Date:

PARKING LEVEL 2BAYERS AND YOUNG

Project No.:

FLOOR PLAN6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

1" = 30'-0"

3 JUNE 2016

A01

UP

DN

5

SERVICES

2 BR

1,108 SF

BUILDING ABOVE

OPEN TO BELOW

2 BR

1,127 SF

1 BR

775 SF

AMENITY SPACE

1017 SF

2 BR

1,022 SF

2 BR

1,107 SF

1 BR + DEN

1057 SF

1 BR + DEN

837 SF

2 BR

1,107 SF

2 BR

1,108 SF

1 BR

725 SF

2 BR

1,063 SF

1 BR

775 SF

2 BR

1,040 SF

1 BR + DEN

945 SF

STUDIO

697 SF

1 BR

701 SF

RA

MP

U

P

RAMP DN

5

5

P1 TOTAL PARKING SPACES: 20

BAL. BAL.

MEZZANINE

827 SF

BAL. BAL. BAL.

LOBBY

LOBBY

BAL.

BAL.

LOBBY

5

OPEN TO BELOW

UP

DN

UP

330'-0"

77'-0"

75'-0"

33'-10"

7'-4"

33'-10"

33'-0"15'-0"33'-0" 39'-0" 120'-0"

40'-4"

88'-0"

7'-4"

40'-4"

23'-0"

10'-0"

23'-0"

10'-0"

23'-0" 15'-0" 226'-0"

LINE OF

BALCONY

ABOVE

24'-11" 24'-11"24'-11" 24'-11" 24'-11"

23'-0"

± 6'-3"

± 31'-10"

± 21'-3"

± 10'-0"

± 12'-0"

± 16'-2"

± 5'-4 1/2"

± 6'-11"

81'-6"

206'-0" ± 8'-0"

33'-0"

351'-0"

23'-0" 32'-0"

BIKE STORAGE

DP DP DP

AMENITY

COURTYARD

± 10'-0"

WM F RESScale:

Date:

GROUND LEVEL / PARKING LEVEL 1BAYERS AND YOUNG

Project No.:

FLOOR PLANS6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

1" = 30'-0"

3 JUNE 2016

A02

UP

DN

7'-4"

1 BR

701 SF

STUDIO

580 SF

1 BR

762 SF

1 BR

774 SF

2 BR

1,108 SF

2 BR

1,108 SF

2 BR

1,127 SF

2 BR

1057 SF

1 BR

775 SF

2 BR

1,045 SF

1 BR

834 SF

2 BR

952 SF

1 BR + DEN

885 SF

2 BR

1022 SF

1 BR

725 SF

2 BR

1,182 SF

1 BR

830 SF

2 BR

1,107 SF

1 BR + DEN

945 SF

1 BR

794 SF

1 BR

829 SF

1 BR

710 SF

2 BR

1,107 SF

1 BR + DEN

837 SF

1 BR + DEN

877 SF

1 BR

701 SF

STUDIO

677 SF

1 BR

781 SF

1 BR

762 SF

20'-0"

77'-0"

33'-10"

24'-11"

206'-0"

33'-10"

24'-11"24'-11" 24'-11" 24'-11"

1 BR

725 SF

2 BR

1,022 SF

2 BR

1,178 SF

2 BR

1,182 SF

2 BR

1,178 SF

RA

MP

D

N

UP

UP

UPUP

BUILDING ABOVE

UP

BAL. BAL.

BAL.

BAL.

BAL.

BAL.

BAL.

BAL. BAL.

BAL. BAL. BAL. BAL. BAL.

BAL. BAL. BAL. BAL.

BAL. BAL.

330'-0"

88'-0"

40'-4"

23'-0"

7'-4"

40'-4"

23'-0"

10'-0"

15'-0" 23'-0"

10'-0"

23'-0"

10'-0"

23'-0" 15'-0" 23'-0"

10'-0"

23'-0"

10'-0"

23'-0"

10'-0"

23'-0"

10'-0"

23'-0"

43'-0" 23'-0"

10'-0"

23'-0"

80'-0"

32'-4"

7'-4"

40'-4"

LOBBY

LOBBY

75'-0"

DN

UP

DN

UP

DN

15'-0"

± 6'-3"

± 31'-10"

± 21'-3"

± 10'-0"

± 12'-0"

± 7'-8 1/2"

AMENITY

COURTYARD

± 21'-7 1/2"

± 10'-0 1/2"

± 16'-4"

± 21'-6"

± 8'-0"

30'-9"30'-9"

BAL.

BAL.

± 6'-11"

± 16'-2"

± 5'-4 1/2"

± 10'-0"

WM F RESScale:

Date:

LEVEL 200BAYERS AND YOUNG

Project No.:


2012.13

1" = 30'-0"

3 JUNE 2016

A03

UP

DN

2 BR +

[2 LEVELS]

1,696 SF

2 BR +

[2 LEVELS]

1,645 SF

2 BR +

[2 LEVELS]

1,418 SF

2 BR +

[2 LEVELS]

1,696 SF

2 BR +

[2 LEVELS]

1,715 SF

2 BR +

[2 LEVELS]

1,418 SF

1 BR

923 SF

1 BR

811 SF

2 BR

1094 SF

1 BR

913 SF

2 BR

1001 SF

1 BR + DEN

894 SF

2 BR

1,030 SF

2 BR

1,071 SF

1 BR

811 SF

2 BR

1,231 SF

2 BR

1,231 SF

2 BR

1,226 SF

2 BR

1,229 SF

23'-0" 25'-0" 15'-0"23'-0" 25'-0"

8'-0"

25'-0"

24'-11"

25'-0"

332'-0"

10'-0"

13'-0"

10'-0" 8'-0"

25'-0" 25'-0"

8'-0"

25'-0"

8'-0"

15'-0"

8'-0"

STUDIO

570 SF

1 BR + DEN

852 SF

STUDIO

697 SF

1 BR + DEN

853 SF

STUDIO

677 SF

STUDIO

669 SF

1 BR + DEN

853 SF

1 BR

744 SF

2 BR

1,274 SF

2 BR

1,245 SF

1 BR + DEN

838 SF

1 BR

776 SF

1 BR

734 SF

196'-0"

56'-6"

67'-0"

56'-6"

70'-0"

20'-0" 24'-11" 24'-11" 24'-11" 24'-11" 24'-11"

201'-0"

33'-10"

36'-2"

20'-0" 24'-11"24'-11"24'-11" 19'-11"

BAL. BAL.

BAL. BAL.

BAL.

BAL.

BAL.

PRIVATE

TERRACE

PRIVATE

TERRACE

TERRACE TERRACE TERRACEBAL. BAL.

BAL. BAL. BAL. BAL.

BAL.BAL. BAL.

BAL. BAL. BAL. BAL.

BAL. BAL. BAL.

84'-0"

42'-4"

25'-0"

7'-4"

34'-4"

8'-0"

25'-0"41'-0"25'-0"15'-0"25'-0"

8'-0"

25'-0"

8'-0"

13'-0"23'-0"

78'-0"

35'-4"

7'-4"

35'-4"

UP

DN

UP

DN

± 8'-0"

± 6'-3"

± 36'-10"

± 26'-3"

± 15'-0"

± 12'-0"

± 19'-7 1/2"

± 8'-0 1/2"

± 14'-4"

± 19'-6"± 10'-0"

BAL. BAL.

BAL. BAL.

23'-0"

10'-0"

23'-0"

78'-0"

35'-4"

25'-0"

BAL.

BAL.

23'-0"

10'-0"

WM F RESScale:

Date:


Project No.:


2012.13

1" = 30'-0"

3 JUNE 2016

A04

2 BR

1,229 SF

2 BR

1,227 SF

8'-0"

2 BR

1,068 SF

2 BR

1,071 SF

1 BR

812 SF

1 BR

913 SF

2 BR

1,094 SF

1 BR + DEN

903 SF

1 BR

812 SF

2 BR

1,001 SF

2 BR

1,231 SF

1 BR + DEN

853 SF

2 BR

1,231 SF

25'-0"

1 BR

923 SF

1 BR + DEN

939 SF

1 BR + DEN

852 SF

8'-0"

2 BR

1,108 SF

2 BR

1,070 SF

1 BR + DEN

854 SF

1 BR

744 SF

2 BR

1,066 SF

2 BR

1,108 SF

2 BR

1,070 SF

25'-0"

8'-0"

25'-0"

8'-0"

15'-0" 25'-0"25'-0" 25'-0"

8'-0"

15'-0"

25'-0" 25'-0"

8'-0"

7'-4"

230'-0"

84'-0"

42'-4"

34'-4"

41'-0"25'-0" 25'-0"15'-0"25'-0"

82'-0"

8'-0"

37'-4"

25'-0"

8'-0"

25'-0"

37'-4"

7'-4"

56'-6" 20'-0"

196'-0"

67'-0"

56'-6"

119'-6"

20'-0" 119'-6"

65'-0"

STUDIO

549 SF

BAL. BAL.

BAL. BAL. BAL.

BAL. BAL.

BAL. BAL. BAL.

BAL. BAL.

BAL. BAL. BAL.

BAL.BAL.BAL.

BAL.BAL.

FLAT ROOF

UP

DN

UP

DN

± 37'-0"

± 25'-9"

± 38'-6" ± 12'-6"

± 12'-11"

± 11'-9"

± 19'-7 1/2"

± 8'-0 1/2"

± 14'-4"

± 19'-6"

78'-0"

35'-0"

23'-0"

78'-0"

35'-0"

8'-0"

35'-0"

10'-0"

23'-0"

10'-0"

23'-0" 13'-0"

102'-0"

13'-0"23'-0"

10'-0"

23'-0"

10'-0"

23'-0"

± 15'-0"

± 12'-0"

± 10'-0"

WM F RESScale:

Date:


Project No.:


2012.13

1" = 30'-0"

3 JUNE 2016

A05

1 BR + DEN

939 SF

2 BR

1,108 SF

2 BR

1,070 SF

2 BR

1,066 SF

2 BR

1,108 SF

2 BR

1,070 SF

139'-6"

119'-6"

119'-6"

65'-0"

20'-0"

20'-0"

77'-6"

FLAT ROOF

FLAT ROOF

FLAT ROOF

BAL. BAL. BAL.

BAL. BAL. BAL.

STUDIO

549 SF

± 93'-6"

± 95'-0" ± 12'-6"

± 12'-11"

± 11'-9"

± 18'-3 1/2"

WM F RESScale:

Date:


Project No.:


2012.13

1" = 30'-0"

3 JUNE 2016

A06

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

9'-8

"

P1 / GROUND FLOOR

P2 / COMMERCIAL FLOOR

13'-0

"

1" = 20'-0"

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

BAYERS AND YOUNG

6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET Date: 3 JUNE 2016

Scale:

Project No.: 2012.13

A R C H I T E C T SBUILDING A A07AS NOTEDEAST & WEST ELEVATION

AVERAGE GRADE

AVERAGE GRADE

CLEAR VISION GLASS WINDOW WALL OR CURTAIN

SYSTEM (TYP.)

COMPOSITE PANEL SYSTEM OR SIMILAR (LIGHT TONE)

BRICK OR SIMILAR (LIGHT TONE)

± 48

’-8”

± 29

’-4”

ACCENT FEATURED SCREEN

BRICK OR SIMILAR (MEDIUM TONE)

MAIN RESIDENTIAL ENTRANCE

± 39

’-8”

± 20

’-4”

± 58

’-4”

± 49

’-4”

MAIN RESIDENTIAL ENTRANCE

CLEAR VISION GLASS WINDOW WALL OR CURTAIN

SYSTEM (TYP.)



GLASS GUARD RAIL (TYP.)



±41’

-6”

± 29

’-4”

± 61

’-4”

BUILDING A - EAST ELEVATIONSCALE: 1” = 20’-0”A07

1

BUILDING A - WEST ELEVATIONSCALE: 1” = 20’-0”A07

2

LINE OF BELOW GRADE PARKING

HORIZONTAL WOOD CLADDING OR SIMILAR

[VAR

IES]

BAYERS AND YOUNG


Scale:


A R C H I T E C T S


NORTH & SOUTH ELEVATIONAS NOTED A08 BUILDING A

AVERAGE GRADE

AVERAGE GRADE




± 31

’-10”

± 58

’-4”


± 41

’-6”

± 37

’-0”

± 22

’-10”

± 48

’-8”

± 29

’-4”

± 52

’-4”

± 32

’-11”

± 15

’-0”



PLANTER WITH CLIMBING PLANT FEATURE

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

BUILDING A - NORTH ELEVATIONSCALE: 1” = 20’-0”A08

1

BUILDING A - SOUTH ELEVATIONSCALE: 1” = 20’-0”A08

2


BRICK OR SIMILAR (DARK TONE)

BAYERS AND YOUNG


Scale:


A R C H I T E C T SBUILDING B A09AS NOTEDEAST & WEST ELEVATIONS

P1 / GROUND FLOOR 9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 30'-0"

P1 / GROUND FLOOR 9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 30'-0"

BUILDING B - EAST STREETSCAPE ELEVATIONSCALE: 1” = 30’-0”

1

BUILDING B - WEST COURTYARD ELEVATIONSCALE: 1” = 30’-0”A09

2

A09

AVERAGE GRADE

AVERAGE GRADE

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"BAYERS AND YOUNG


Scale:


A R C H I T E C T SBUILDING B A10AS NOTEDEAST ELEVATIONS


CLEAR VISION GLASS WINDOW WALL OR CURTAIN SYSTEM (TYP.)

COMPOSITE PANEL OR SIMILAR (LIGHT TONE)

RESIDENTIAL ENTRANCE (LEVEL 1)

COMPOSITE PANEL SYSTEM OR SIMILAR (MEDIUM TONE)

COMPOSITE PANEL SYSTEM OR SIMILAR (CHARCOAL TONE)

RESIDENTIAL ENTRANCE (LEVEL 2)


BRICK VENEEROR SIMILAR (MEDIUM TONE)

COMPOSITE PANEL OR SIMILAR (ACCENT COLOURED)

AVERAGE GRADE

± 40

’-5”

AVERAGE GRADE

± 40

’-8”

± 40

’-4”

± 31

’-6”

INSET BALCONY WITHGLASS GUARD RAIL (TYP.)



BUILDING B - EAST ELEVATIONSCALE: 1” = 20’-0”A10

1


2



STAINED CONCRETE STEPS

HORIZONTAL CLADDING (WARM TONE)

WOOD CLAD PLANTER BOXES

BUILT-IN PLANTERS

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"BAYERS AND YOUNG


Scale:


A R C H I T E C T S

WEST ELEVATIONSAS NOTED

BUILDING B A11

AVERAGE GRADE

AVERAGE GRADE

BUILDING B - WEST ELEVATIONSCALE: 1” = 20’-0”A11

1


2

± 30

’-8”

± 40

’-4”

±40’

-8”

GLASS GUARD RAIL (TYP.)CLEAR VISION GLASS WINDOW WALL OR CURTAIN SYSTEM (TYP.)

COMPOSITE PANEL OR SIMILAR (LIGHT TONE)

COURTYARD ENTRANCE(LEVEL 2)


COURTYARD ENTRANCE(LEVEL 1)


COMPOSITE PANEL OR SIMILAR (ACCENT COLOURED)






COMPOSITE PANEL SYSTEM OR SIMILAR (CHARCOAL TONE)

COMPOSITE PANELS (CHARCOAL TONE)

BRICK VENEEROR SIMILAR (MEDIUM TONE)

HORIZONTAL CLADDING (WARM TONE)

WOOD FENCE

BAYERS AND YOUNG


Scale:


A R C H I T E C T SBUILDING B A12AS NOTED


NORTH & SOUTH ELEVATION

±40’

-8”


CLEAR VISION GLASS WINDOW WALL SYSTEM (TYP.)

BRICK VENEER OR SIMILAR (DARK TONE)

COMPOSITE PANEL OR SIMILAR (DARK TONE)

STANDING SEAM METAL ROOF OR SIMILAR

COMPOSITE PANEL SYSTEM OR SIMILAR (DARK TONE)

AVERAGE GRADE

CLEAR VISION GLASS WINDOW WALL SYSTEM (TYP.)

± 40

’-4”


AVERAGE GRADE

± 31

’-6”

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

P1 / GROUND FLOOR

9'-8

"9'

-8"

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

9'-8

"9'

-8"

9'-8

"9'

-8"

T/O ROOF

9'-8

"9'

-8"

9'-8

"9'

-8"

9'-8

"9'

-8"

P1 / GROUND FLOOR

P2

T/O 2ND FLOOR

T/O 3RD FLOOR

T/O 4TH FLOOR

T/O 5TH FLOOR

T/O ROOF

1" = 20'-0" 1/16" = 1'-0"

BUILDING B - NORTH ELEVATIONSCALE: 1” = 20’-0”A12

1

BUILDING B - SOUTH ELEVATIONSCALE: 1” = 20’-0”A12

2


BRICK VENEER OR SIMILAR (MEDIUM TONE)

BAYERS AND YOUNG


Scale:


A R C H I T E C T SBUILDING B SK1NTSPERSPECTIVE VIEW

BAYERS AND YOUNG


Scale:



BAYERS AND YOUNG


Scale:


A R C H I T E C T SBUILDING A SK5NTSPERSPECTIVE VIEW

BAYERS AND YOUNG


Scale:



BAYERS AND YOUNG


Scale:


A R C H I T E C T SCOURTYARD SK8NTSPERSPECTIVE VIEW

BAYERS AND YOUNG


Scale:


A R C H I T E C T SCOURTYARD SK9NTSPERSPECTIVE VIEW

± 14'-1 1/2"

EXISTING 3

STOREY

MIXED-USE

BUILDING

EXISTING

SINGLE

STOREY

COMMERCIAL

EXISTING 2

STOREY

DWELLING

EXISTING 2

STOREY

DWELLING

EXISTING 2-1/2

STOREY

DWELLING

EXISTING 2

STOREY MIXED

UINT

EXISTING 2

STOREY

DWELLING

EXISTING 2-1/2

STOREY

CLERGY HOUSE

EXISTING SAINT

CATHERINE OF

SIENA PARISH

PR

OP

ER

TY

LIN

E

EXISTING

TREES

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

5 STOREYS

1 STOREY

3 STOREYS

2 STOREYS

2 S

TO

RE

YS

4 STOREYS

RE

SID

EN

TIA

L

EN

TR

AN

CE

PA

RK

IN

G E

NT

RA

NC

E

PA

RK

IN

G

EN

TR

AN

CE

COURTYARD

AMENITY SPACE

332'-0"

CO

UR

TY

AR

D

EX

IT

± 11'-11"

± 19'-7 1/2"

88'-0"

57'-6"

206'-0"

± 8'-5 1/2"

± 7'-11 1/2"

± 31'-10 1/2"

± 10'-0 1/2"

± 6'-3"

206'-0"

75'-0"

2 STOREYS

PROPERTY LINE

SIDEWALK

3 STOREYS

MA

IN

EN

TR

AN

CE

2 STOREYS

EXISTING 1

STOREY

GARAGE

PROPERTY LINE

FUTURE

DEVELOPMENT

3-5 STOREYS

84'-0"

60'-6"

RAMP

DOWN

DN

TERRACED

AMENITY GARDEN

PROPOSED BUILDING A

CO

UR

TY

AR

D

EX

IT

± 6"

RE

SID

EN

TIA

L

EN

TR

AN

CE

UP

UP

UP

UP

AMENITY

PATIO

AMENITY

PLAYGROUND

PRIVATE

YARDS (TYP)

SOD

SOD

CO

UR

TY

AR

D

EX

IT

NOTE: LANDSCAPE DESIGN ELEMENTS ARE PRELIMINARY

AND SUBJECT TO CHANGE UPON REVIEW OF A LANDSCAPE

ARCHITECT AND HRM PERMITTING

7'-7"

80'-0"

± 20'-2 1/2"

3 STOREYS

3 STOREYS

PID:

00084871

00084889

00084897

40447385

00084905

00084913

00084921

41379140

00084806

00084814

40447401

40757478

40447393

40757445

00084822

LINE OF BUILDING

BELOW

PROPOSED BUILDING B

PAVER

WALKWAYS

BARRIER

PLANTINGS

WM F RESScale:

Date:

BAYERS AND YOUNG

Project No.:

SITE / LANDSCAPE PLAN 6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

1" = 40'-0"

3 JUNE 2016

SP01

1 Spectacle Lake Drive, Dartmouth, Nova Scotia, Canada B3B 1X7Telephone: 902-835-9955 ~ Fax: 902-835-1645 ~ www.wspgroup.com

Ref. No. 161-04044 Task 3

May 31, 2016

Ms. Ashley Blissett, P. EngSenior Development Engineer Halifax Regional MunicipalityPO Box 1749HALIFAX NS B3J 3A5

RE: Traffic Impact Statement, Proposed Multi-Tenant Residential Building with GroundFloor Commercial Space, Bayers Road & Young Street between Oxford Street andConnolly Street, Halifax, NS

Dear Ms. Blissett:

W M Fares Group is preparing plans to construct a multi-unit residential building with ground floorcommercial space on a site west of Oxford Street that has frontages on both Bayers Road andYoung Street (Figure 1). The proposed development will include approximately 113 apartmentunits, 9,450 square feet of neighbourhood oriented commercial space, and approximately 127underground parking spaces. The development will be served by a driveways on Bayers Road atthe west site boundary and Young Street at the east site boundary (Figure 2). This is the TrafficImpact Statement (TIS) required to accompany the development application.

Description of Development Site - The site bisects the block between Bayers Road and YoungStreet just west of Oxford Street (Figure 1). The site is now occupied by five buildings on BayersRoad, including two single family dwellings, two apartment buildings (total approximately 12 units),and a commercial building (approximately 4,700 square feet). The Young Street frontage portionof the site is now occupied by nine buildings, including six single family dwellings and threeapartment buildings (total eight units).

Figure 1 - Proposed development site on Bayers Road and Young Street between Oxford Street and Connolly Street.

77

'-0

"

EXISTING 3STOREY

MIXED-USEBUILDING

EXISTINGSINGLESTOREY

COMMERCIAL

EXISTING 2STOREY

DWELLING

EXISTING 2STOREY

DWELLING

EXISTING 2-1/2STOREY

DWELLING

EXISTING 2STOREY

DWELLINGEXISTING 2

STOREYDWELLING

EXISTING 2-1/2STOREY

CLERGY HOUSE

EXISTING SAINTCATHERINE OFSIENA PARISH

EXISTINGTREES

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

E

PROPERTY LINE

5 STOREYS

3 STOREYS

3 STOREYS

1 STOREY

2 STOREYS

4 STOREYS

2 S

TO

RE

YS

3 STOREYS

RE

SID

EN

TIA

LE

NT

RA

NC

E

RE

SID

EN

TIA

LE

NT

RA

NC

E

PA

RK

ING

EN

TR

AN

CE

PID:00084871000848890008489740447385000849050008491300084921

4137914000084806000848144044740140757478404473934075744500084822

PA

RK

ING

EN

TR

AN

CE

COURTYARDAMENITYSPACE

CO

UR

TY

AR

DE

XIT

332'-10"± 11'-1" ± 19'-7 1/2"

88

'-0

"5

7'-6

"± 2

1'-3

"

206'-0"

± 1

3'-5

1/2

"

± 7'-11 1/2"± 31'-10 1/2"

± 1

0'-0

1/2

"

± 1

8'-1

1/2

"

351'-0"

206'-0"

75

'-0

"± 6

'-3

"

2 STOREYS

PROPERTY LINE

SIDEWALK

3 STOREYS2 STOREYS

MA

INE

NT

RA

NC

E

EXISTING 1STOREYGARAGE

PROPERTY LINE

PROPOSEDDEVELOPMENT

75

'-0

"

59

'-6

"

RAMPDOWN

DN

CO

UR

TY

AR

DE

XIT

CO

UR

TY

AR

DE

XIT

TERRACEDCOMMUNITYGARDEN

PLAYGROUNDAMENITY

15 Apr 2016WM F RESScale:

Date:

BAYERS AND YOUNG Project No.:

SITE PLAN6438-6460 BAYERS RD AND 6419-6467 YOUNG STREET

2012.13

1" = 40'-0" SP01Figure 1

Traffic Impact Statement, Proposed Multi-Tenant Residential Building with Ground Floor Commercial Space, Bayers Road & Young Street between Oxford Street and Connolly Street, Halifax

Page 3

Bayers Road is an east-west arterial street with one eastbound and two westbound travel lanes. The street has curb, gutter, and sidewalks on both sides (Photos 1 and 2). Parking is permittedon both sides of the street adjacent to the site, however, parking and stopping is prohibited on thenorth side between 4 PM and 6 PM, Monday to Friday.

The street is served by Halifax Transit routes 1, 17, 80, and 81 with bus stops near the site. Thereis a marked school crosswalk with activated amber flashing beacons at the east side of ConnollyStreet and pedestrian signals are included at the Bayers Road / Oxford Street intersection east ofthe site. A traffic count obtained by HRM at the Bayers Road / Oxford Street intersection at the endof October 2014 indicated two-way volumes of 1,110 vehicles per hour (vph) during the AM peakhour and 1,160 vph during the PM peak hour on Bayers Road adjacent to the site.

Visibility is good on both Bayers Road approaches to the parking garage driveway at the west endof the site as illustrated in Photos 1 and 2. Since the proposed building (Figure 2) is set back fromthe sidewalk, there is expected to be good visibility between drivers exiting the parking garagedriveway and pedestrians on the sidewalk.

Young Street is an east-west two-lane local street with curb, gutter, and sidewalks on both sides(Photos 3 and 4). While parking is permitted on the south side of the street adjacent to the site,parking is prohibited from 8 AM to 6 PM on the north side. A traffic count obtained by HRM at theOxford Street / Young Street intersection during 2007 indicated two-way volumes of 180 vehiclesper hour (vph) during AM and PM peak hours on Young Street adjacent to the site. While thecount is nine years old, it is expected that volumes on Young Street at this location have notchanged significantly and are indicative of relatively low peak hour volumes of approximately 200vph.

Visibility is good on both Young Street approaches to the parking garage driveway at the east endof the site as illustrated in Photos 3 and 4. Since the proposed building (Figure 2) is set back fromthe sidewalk, there is expected to be good visibility between drivers exiting the site and pedestrianson the sidewalk.

Photo 1 - Looking west on Bayers Road towards ConnollyStreet from the parking garage driveway.

Photo 2 - Looking east on Bayers Road towards Oxford Streetfrom the parking garage driveway.

Photo 4 - Looking west on Young Street towards ConnollyStreet from the parking garage driveway.

Photo 3 - Looking east on Young Street towards Oxford Streetfrom the parking garage driveway.

WSP Canada Inc. May 31, 2016


Page 4

Trip Generation estimates for the proposed and existing land uses, prepared using published tripgeneration rates from Trip Generation,9 Edition, (Institute of Transportation Engineers, 2012), areth

included in Table 1.

Since the 14 existing buildings on the site (which include 8 single family dwellings, 20 apartmentunits and approximately 4,700 SF of commercial space) will be removed, trips now generated bythe existing land uses which are included in background volumes around the site have beenconsidered as a ‘credit’ when determining additional vehicle trips that will be generated by theredeveloped site.

It is estimated that the proposed mid-rise apartment building with ground level commercial spacewill generate about 47 two-way vehicle trips (18 entering and 29 exiting) during the AM peak hourand 70 two-way vehicle trips (37 entering and 33 exiting) during the PM peak hour. However,when trips generated by the existing 14 buildings on the site are considered as a credit, it isestimated that the redeveloped site will generate 28 additional two-way vehicle trips (10 enteringand 18 exiting) during the AM peak hour and 41 additional two-way vehicle trips (21 entering and20 exiting) during the PM peak hour.

Table 1 - Trip Generation Estimates for Proposed Development and Existing Land Uses

Land Use Units 1 2Trip Generation Rates Trips Generated 3 3

AM Peak PM Peak AM Peak PM Peak

In Out In Out In Out In Out

Trip Generation Estimate for the Proposed Development

Mid-Rise Apartment(Land Use 223)

113units

0.09 0.21 0.23 0.16 11 23 26 19

Specialty Retail(Use Code 826) 4

9.450 KGLA

0.76 0.60 1.19 1.52 7 6 11 14

Trip Generation Estimates for Proposed Development 18 29 37 33

Trip Generation Estimate for the Existing Land Uses

Single Family(Land Use 210)

8 0.19 0.56 0.63 0.37 2 4 5 3

Mid-Rise Apartment(Land Use 223

20units

0.09 0.21 0.23 0.16 2 4 5 3

Specialty Retail(Use Code 826) 4

4.700 KGLA

0.76 0.60 1.19 1.52 4 3 6 7

Trip Generation Estimates for Existing Site Buildings 5 8 11 16 13

Estimated Additional Trips Generated by the Redeveloped Site

Additional Vehicle Trip Estimates for the Redeveloped Site 6 10 18 21 20

NOTES: 1. Rates are for the indicated Land Use Codes, Trip Generation, 9th Edition, Institute of Transportation Engineers,2012.

2. KGLA is ‘Gross Leasable Area x 1000 square feet’.3. Rates are ‘vehicles per hour per unit’; trips generated are ‘vehicles per hour for peak hours’.4. The Speciality Retail (Land Use 826) rate for ‘Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 PM’

has been used. Since there is no published rate for the AM peak hour of adjacent street for this Land Use, and sinceAM peak hour trips to Speciality Retail are generally low, AM trip rates have been assumed to be 50% of the PMrate with reversal of the directional split.

5. These are the trips generated by existing single family homes, residential apartment units and commercial spaceon the site which can be considered as a ‘credit’ for site trip generation estimates for the redeveloped site.

6. These are the estimated additional trips that will be generated by the redeveloped site after consideration of the‘credit’ for trips generated by the existing land uses on the site.



Page 5

Trip Distribution - While the two parking garage levels for the approximately 127 parking spacesare interconnected by a ramp, 120 spaces (84%) are directly accessed by the Bayers Roaddriveway, and 27 spaces (16%) are directly accessed by the Young Street driveway. Traffic usingthe parking garage driveways will be distributed east and west on Bayers Road and Young Street,with the majority of trips expected to use the Bayers Road driveway.. Additional Adjacent Development - The ‘Future Development’ site shown on the site plan (Figure2) is proposed as a multi-unit residential building with ground floor commercial space at 3090Oxford Street in the southwest corner of the Bayers Road and Oxford Street intersection. Thatproposed development includes approximately 29 apartment units, 10,200 square feet ofcommercial space, and 29 underground parking spaces, with a parking garage driveway on OxfordStreet.

Summary -1. The proposed development west of Oxford Street with frontages on both Bayers Road and

Young Street will include a multi-unit residential building with approximately 113 apartmentunits, 9,450 square feet of neighbourhood oriented commercial space, and approximately 127underground parking spaces.

2. The development will be served by a driveways on Bayers Road at the west site boundaryand Young Street at the east site boundary. Since the proposed building is set back from thesidewalk at both driveway locations, there is expected to be good visibility between driversexiting the site and pedestrians on the sidewalk.

3. The site is now occupied by five buildings on Bayers Road, including two single familydwellings, two apartment buildings with a total of 12 units, and an approximately 4,700 squarefoot commercial building, The Young Street frontage is now occupied by nine buildings,including six single family dwellings and three apartment buildings (total eight units).

4. Site generated trips for the development include approximately 47 two-way vehicle trips (18entering and 29 exiting) during the AM peak hour and 70 two-way vehicle trips (37 enteringand 33 exiting) during the PM peak hour. However, when trips generated by the existing 14buildings on the site are considered as a credit, it is estimated that the redeveloped site willgenerate 28 additional two-way vehicle trips (10 entering and 18 exiting) during the AM peakhour and 41 additional two-way vehicle trips (21 entering and 20 exiting) during the PM peakhour.

5. The site is well served by pedestrian facilities and transit services. There are sidewalks onall streets adjacent to the site and Halifax Transit provides service for several routes alongBayers Road with bus stops near the site. There is a marked school crosswalk with activatedamber flashing beacons across Bayers Road at the east side of Connolly Street andpedestrian signals are included at the Bayers Road / Oxford Street intersection east of thesite.

6. While traffic volumes are relatively high on Bayers Road (two-way volumes of 1,100 vehiclesper hour (vph) during the AM peak hour and 1,160 vph during the PM peak hour), YoungStreet peak hour volumes are expected to be relatively low with approximately 200 vph ineach of the AM and Pm peak hours.


Traffic lmpact Statement, Proposed Multi-Tenant Residential Buifding with Ground Floor Page 6Commercial Space, Bayers Road & Young Street between Oxford Street and Connolly Street, Halifax

7. A'Future Development 'of a 29 mult i -uni t resident ial bui ld ing with approximately10,200square feet of ground floor commercial space is proposed east of the site at 3090 OxfordStreet in the southwest corner of the Bayers Road and Oxford Street intersection.

Conclusions -B. Since vehicle trips estimated to be generated by this site wil l be distributed east and west on

both Bayers Road and Young Street, the low to moderate numbers of additional tr ips are notexpected to have any signif icant impact to the level of performance of adjacent streets andintersections, or the regional street network.

L Since vehicle trips generated by the proposed site, as well as the proposed development onOxford Street, will be distributes on the local grid street system, traffic generated by the twosites is not expected to have a signif icant cumulative impact to traff ic pedormance.

10. Since the site has good pedestrian connections, as well as good transit service on BayersRoad, it is possible that the numbers of site generated vehicle trips could be less than theestimated numbers.

l f you have any quest ions or comments, please contact me by Emai l to ken.obr ien@wspgrgup"comor telephone 902 -443-77 47 .

Sincerely.

Senior Traffic EngineerWSP Canada Inc.

WSP Canada Inc. M a y 3 1 , 2 4 1 6

Original Signed

Original Signed

mailto:[email protected]

PROJECT BRIEF

Page 1 of 2

BAYERS & YOUNG | MIXED-USE DEVELOPMENT West Armdale, Halifax |Nova Scotia

Purpose of submission WMFares Architects is pleased to make an application for a Site Specific Plan Amendment to the Halifax Municipal Planning Strategy and the Halifax Peninsula Land Use By-law to enable a development agreement for two buildings fronting Bayers Road and Young Street. We are seeking to undertake the required amendments and development agreement processes concurrently and have enclosed the following information for review as part of the application process:

1. A full set of building drawings including site plan, floor plans, elevations

2. 3D views / Renderings

3. Development Data

4. Traffic Impact Statement

5. Site Servicing Schematic

Context, Zoning & Existing Planning Designations The subject property is comprised of 5 lots zoned C-2A (fronting Bayers Road) and 9 lots zoned R2 (fronting Young Street) under the current Land Use By-law. Under the Halifax Municipal Planning Strategy, the site is primarily designated RES with two COM designations for PIDs 00084822 and 40447393 fronting Bayers Road. There are 14 existing buildings on the subject site with a combined total of 20 apartment units, 9 rented single family dwellings, and approximately 4,700 square feet of commercial retail space. The surrounding context can be described as medium to low density residential bound by localized retail along main transit arteries (Bayers Road and Oxford Street). The subject through-lot site is located at the neighbourhood edge between R2 and C2-A zoning designations with pre-existing retail and multiunit use. Despite the large commercial storage facility within the residential block, Young Street is characterized by a mixed housing typology of war bungalows, and two to three storey 1950’s shingle-clad homes. The character of Bayers Road on the other hand reflects a miss-match of building typology due to a clear divide of current zoning designations that has resulted in unbalanced urban form on a major street that can arguably be identified as the ‘front door’ to the Halifax peninsula. The North-West side of Bayers Road exhibits single storey bungalows, whereby the South-East side exhibits a mix of mulit-unit apartment buildings bungalows, commercial retail, as well as institutional uses (Catholic Church) all at varied heights, mass and setbacks.

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Historically, the neighbourhood block between Bayers, Young, and Oxford Street has undergone growth and shifts in urban form. Pre 1918, the west-end’s residential grid terminated at Liverpool Street. In addition, Young and Cork street did not fully extend West to Connaught. Instead, Young and Cork Streets terminated at Oxford, leaving a large parcel of land bound by Bayers, Connaught, and Oxford Street. Subsequently, the subject block was subdivided into smaller residential lots after the West extension of both Young and Cork Street to Connaught Avenue was instated. With two recently approved four to five storey mixed-use developments (Case 19857 and 17829) at the corner of Bayers and Oxford Street, the urban block is yet again undergoing improved neighbourhood growth and development. The site’s location may be considered under-serviced in terms of walkable neighbourhood commercial amenities, yet subject to change upon the development of new mixed-use projects mentioned above. The site is serviced by three Metro Transit routes and is in close proximity to Mumford Road Transit Terminal. Furthermore, the closest park amenity (Ardmore Park) is a few blocks South at the corner of Almond and Oxford Street.

Project Description + Design Strategies The proposed development includes two separate buildings that respond to pre-existing land uses and existing urban form. Building A has been identified as the proposal’s mixed-use component with at-grade retail fronting Bayers Road and an overall stepped building height of 4 to 5-storeys that is in keeping with approved neighbouring developments. The building design displays varied vertical volumes associated with retail store fronts to promote localized neighbourhood retail and built order to what we have dubbed as the peninsula’s ‘front door’. Building B, which exhibits a 332-foot building frontage along Young is identified as the development’s low-scale residential component capped at 3-storeys in height. In order to break up a rather large building frontage, the proposed mass has been deliberately broken up into smaller townhouse style volumes with varied roof and architectural forms which take proportional ques from neighbouring single family residences to retain a consistent rhythmic streetscape. In addition, ground floor units have direct access to the street with defined garden beds and vegetation to further articulate a lively residential character. Furthermore, Building B has two pedestrian entries and lobbies off Young Street that are characterized by full-height screened gateways. Below-grade parking is accessed by two separate vehicular ramps at opposite corners of the subject site (East and West). At the heart of proposed design is an internal courtyard between building A and B. This fully landscaped podium will serve as an active outdoor amenity space for tenants with allocated zones for playground, terraced produce gardens, seating and more. In addition, indoor amenity space on level 100 of Building B has direct access to the exterior courtyard for spill-out activity. Building A’s siting and terraced stepping at the South-West corner allows for maximum sun exposure into the courtyard and units facing the courtyard. The façade of Building B facing the courtyard takes on similar massing and rooflines of those facing Young Street. Building A’s

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courtyard façade displays a series of projecting and undulating cube forms, resulting in a playful green space defined by varied volumes, heights, and materiality.

Change of Circumstance and Neighbourhood Compatibility Amendments to the MPS are not considered unless a change of circumstance is evident, and the existing land-use is no longer appropriate. We offer the following rationale for why new development would be appropriate for this specific site in conjunction with how existing policies no longer apply under current economic, social and cultural climates:

A primary goal of the Regional Plan is to densify the peninsula and encourage active,

walkable streetscapes. The current by-laws restrict feasible high-quality architectural

developments that would enrich and enhance neighbourhoods.

Considering current economic and market trends, the current by-laws limit the

densification of larger-sized units as set out by the Regional Plan to promote families

moving and living in the urban core.

The location of the site is in close proximity to existing civic amenities including public

transit (Mumford Transit Terminal), parks (Ardmore Park) and community centres (The

Forum, Church Hall).

Existing properties no longer serve their original single family-use, and have been

subdivided into walk-up apartment units largely due to the site’s centralized location with

accessibility to a wide range of civic and commercial amenities.

Existing multi-unit buildings can be identified within the West-End residential blocks

between Young and Chebucto Road.

The subject site presents a unique condition with a clear division in representation of

architectural form as the proposed buildings meet and confront two parallel streets with

separate civic identities. As such, the proposed design consciously recognizes these urban

conditions to retain specific street character in terms of height, mass, setbacks and

materiality. Specifically, the Young Street façade takes on a simple, modern language

with massing that reflects existing volumetric rhythm and form.

The proposed design and programing is compatible with current and neighbouring uses,

with primary commercial fabric evident along Oxford and Bayers Road. Incorporating

commercial use along Bayers Road enhances public activity and walkability within the

pedestrian realm.

Policies that allow for development agreements can regulate and promote proper urban

and architectural design principals to ensure that new developments are built to the

highest quality to promote walkability and livability. This approach secures design as tool

for better living as opposed to an as-of-right process limited by height with no specific

controls for good design in all aspects of urbanism, architecture, and landscaping.

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Conclusion:

Thank you for considering our application. We are strong believers that design excellence as a problem solving tool in both the public and private realms can serve as a catalyst for urban revitalization, walkability, and livability on the Halifax Peninsula. We look forward to working together with staff in pursuing these unique opportunities.

Sincerely,

Jacob JeBailey, Architect RAIC, NSAA, OAA, M.Arch, BEDS WM FARES ARCHITECTS 3480 Joseph Howe Dr, 5th Floor Halifax, N.S. B3L 4H7 t. (902) 457-6676 f. (902) 457-4686

Original Signed

Original Signed

Servant, Dunbrack, McKenzie & MacDonald Ltd. NOVA SCOTIA LAND SURVEYORS & CONSULTING ENGINEERS

36 Oland Crescent Bayers Lake Business Park Halifax, Nova Scotia B3S 1C6

Phone (902) 455 1537 Email [email protected] (902) 455 8479 Website www.sdmm.ca

RAYMOND A. LANDRY DANIEL S. GERARD MASc., P.Eng. P.Eng., NSLS

CHRISTOPHER J. FORAN CARL K. HARTLEN P.Eng. NSLS

GEOFFREY K. MacLEAN H. JAMES McINTOSH P.Eng. P.Eng., NSLS, CLS

RACHAEL W. CANNINGS KEVIN A. ROBB P.Eng. NSLS

ALEXANDER W. PULSIFER MICHAEL S. TANNER P.Eng. NSLS

BLAKE H. TRASK KYLE R.T. BOWER P.Eng. P.Eng., NSLS

LOGAN R. McDOWELL ADAM J. PATTERSON P.Eng. P.Eng., NSLS

SANDRA G. WHITE B.Comm., CPA, CGA

May 19, 2016 Halifax Water c/o Steve Skinner 450 Cowie Hill Road Halifax, NS From: Rachael Cannings, P.Eng. File No. 1‐1‐413 (31370) Re: 6438‐6460 Bayers Rd/6425‐6467 Young St, Halifax, NS – Sanitary Lateral Size Confirmation Project Summary:

Commercial/Retail Residential

Building 9,450 ft2 = 878 m2 113 Units *Based on May 18, 2016 email from W.M. Fares Group.

References:

1. Halifax Water (HW) Design & Construction Specifications (2015 Edition), Section 5.2.1:

Q = [1.25 x (a x M)] + b Where; Q = Sanitary sewer flow. 1.25 = Safety Factor. a = Average dry weather flow. M = Peaking factor using Harmon Formula; M = 1 + [14 / (4 + P0.5)] b = Long‐term infiltration/inflow allowance. P = Population in thousands

Residential Average Dry Weather Flow: 330 L/day per person

Multi‐Unit Dwelling Population: 2.25 people per unit

Infiltration allowance: 0.28 L/hagross/s

2. Atlantic Canada Wastewater Guidelines (AWG) Manual (2006 Edition), Section 2.3:

Table 2.1: Average Daily Flows based on establishment type o Commercial & Office/Retail Space: 6 L/day per m2

Section 2.3.4.2 Population Estimates: o 85 people per hagross

Sanitary Lateral Size Confirmation Page 2 of 3

Calculation Summary: Population Estimate (P)

Reference: P1: AWG Section 2.3.4.2 Commercial/Retail: 85 people per ha P2: HW Section 5.2.1 Residential: 2.25 people per unit

P = P1 + P2 P1 = 85 x 878 m

2 x (1 ha/10,000 m2) = 8 people P2 = 2.25 people per unit x 113 Units = 255 people P = 8 people + 540 people = 263 people (or 0.263) Dry Weather Flow (a)

Reference: a1: AWG Table 2.1: Commercial/Retail: 6 L/day per m2 a2: HW Section 5.2.1: Residential: 330 L/day per person

a = a1 + a2 a1 = 6 L/day per m

2 x 878 m2 = 5,268 L/day a2 = 330 L/day per person x 263 people = 86,790 L/day a = 5,268 L/day + 180,840 L/day = 92,058 L/day (or 1.07 L/s) Infiltration (b)

Reference: HW Section 5.2.1: Infiltration allowance: 0.28 L/hagross/s Lot Area = 72,746 ft2 = 0.676 ha

b: 0.28 L/hagross/s x 0.676 ha = 0.19 L/s Peaking Factor (M)

M = 1 + [14 / (4 + P0.5)]

M = 1 + [14 / (4 + (0.263)0.5)] = 4.10

Sanitary Sewer Flow (Q)

Q = [1.25 x (a x M)] + b Q = [1.25 x (1.07 L/s x 4.10)] + 0.19 L/s = 5.67 L/s

Sanitary Lateral Size Confirmation: An 8” (200 mm) PVC lateral at 2.00% slope has a capacity of 60.30 L/s. With Q = 5.67 L/s, the depth of flow will be 41 mm with an average flow velocity of 1.20 m/s. Based on these values, the proposed lateral will have sufficient flow capacity while meeting the minimum and

Sanitary Lateral Size Confirmation Page 3 of 3

maximum flow velocity requirements. For additional information or discussion regarding these findings please contact the undersigned. Regards, Servant, Dunbrack, McKenzie & MacDonald Ltd.

Rachael Cannings, P.Eng. Project Engineer Z:\SDMM\31000‐31999\31350\31370\Design\Sanitary Lateral Confirmation\2016.05.19 Sanitary Flow Confirmation.docx

Original Signed

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