The Mariner - Halifax€¦ · proj id proj name address designed by date scale a000 cover sheet...

The Mariner at 592 Bedford Highway

Presented by:

3247003 NS LTD.

June 21, 2016 Delivered By Email Mr. Andrew Bone, Planner III Regional Planning – Policy and Strategic Initiatives Planning and Development Halifax Regional Municipality Western Region, Alderney Gate Office (Dartmouth) Dear Mr. Bone:

Re: Application No. 7 Submission for The Mariner at 592 Bedford Highway, Halifax by 3247003 NS LTD. On behalf of the Developer, Karim J. Barghouti of 3247003 NS Ltd., TEAL Architects Inc., KWR Approvals Inc. and the remaining Professional Development Team (PDT), please find attached Submission No. 7 for consideration for a mid-rise residential building at 592 Bedford Highway, known as ‘The Mariner’. Since our original submission nearly four years ago (July, 2012), Karim and his PDT have tirelessly worked with HRM staff, local councillor, the community/public, neighboring property owners and yourself to continually strengthen the original design and overall concept of ‘The Mariner’. We have been very respectful and open to input and requested revisions offered by the many stakeholders involved in the approval process. It has been a collaborative effort. The proposed development is consistent with the goals of the Halifax Regional Plan for densification of specific, identified areas in the municipality in a sustainable manner. The Mariner respects and promotes the heritage of the Bedford Basin and surrounding community. In this submission as per our discussions, TEAL Architects has further enhanced the finer details around the front façade and entrance to the building. This will enhance and create even further the warm positive experience for pedestrians, residents, visitors and motorist’s who walk, drive and bike past the front of ‘The Mariner’. We thank you for your assistance to date in regards to this application. Should you wish to discuss this specific application, or any aspect of the proposed development, please do not hesitate to contact me via e-mail or telephone. We look forward to the public hearing. Thank you and Warmest Regards,

Kevin W. Riles, President & CEO cc: Karim J. Barghouti, Principal – 3247003 NS Ltd. Tom Emodi, Principal – TEAL Architects Will Robinson-Mushkat, Senior Planner (KWR Approvals Inc.)

Original Signed

TEAL Architects+Planners Inc. | 1660 Hollis Street Suite 1101 Halifax Nova Scotia Canada B3J1V7 | T: +1.902.404.8383 | F: +1 902.404.8368 | tealarchitects .com

17 June 2016 Andrew Bone | Planner Halifax Regional Municipality via email Dear Andrew Case #19110 Submission 7 | Summary of changes to proposed project at 592 Bedford Highway For the abovementioned Application for Development Agreement TEAL Architects has been pleased to respond to the extensive review, comments and requests by the Community, the Local Councillor and the HRM Planning Team. There have been ten major sets of transformations in the proposed project since our original application in July 2012. We attach a summary chart of the abovementioned substantial changes to assist discussion at the Public Hearing. We believe that these changes have responded positively to all comments and requests by the Community, the Local Councillor and HRM Planning Team. We thank you for your continued involvement in and support for the project. Sincerely

Thomas Emodi FRAIC NSAA NLAA LEED™AP | Principal cc Kevin Riles | Karim Barghouti

Original Signed

CHARACTERISTICS ORIGINAL SUBMISSION (#1) FINAL SUBMISSION (#7) NOTES July 2012 June 2016

height 10 storeys 8 storeys reduced by 20% (two storeys)

step back at 4 storeys none 12ft introduced step back at 4 storeys

average set back from Bedford Highway 23ft 47ft set back doubled to allow for possible highway expansion

number of residential suites 63 50 reduced by 21% (density reduced by 9%)

area of commercial suites 6,800gsf none reduced by 100%vehicular traffic substantially reduced, especially at peak hours

car parking for residents 0.8 per unit 0.9 per unit increased by 12%

car parking for visitors and drop-off 7 10 increased by 43%

car parking for commercial uses 20 none commercial areas deleted

accessible landscaping 254sf per unit 261sf per unit increased by 3% per unit, while front court paving has increaseddue to requirements for increased set back, driveways, visitor parkingalsoquality of landscaping has increased (more trees and planting)

architectural treatment of In response to comments from the community, the local councillor and HRM staffforecourt and podium the construction costs of the forecourt and podium have been increased by approximately 5%

for improved paving, landscaping, and fine grained architectural treatment.

The Mariner: 592 Bedford HighwayMajor Changes to Project Data from July 2012 to June 2016 2016 June 17 | TEAL Architects+Planners Inc.

DO NOT SCALE DRAWINGS. ALL DIMENSIONS TO BE VERIFIED ON

SITE. IN THE ABSENCE OF DIMENSIONS , OR IF DISCREPANCIES

EXIST, CONSULT ARCHITECT. ALL MINIMAL DIMENSIONS SHALL

COMPLY WITH THE NATIONAL BUILDING CODE. THE USE OF THIS

DRAWING SHALL BE GOVERNED BY STANDARD COPYRIGHT LAW AS

GENERALLY ACCEPTED IN ARCHITECTURAL PRACTICE.

5 8 8 0 S p r i n g G a r d e n R o a d , S u i t e 1 0 9

H a l i f a x , N o v a S c o t i a B 3 H 1 Y 1

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PROJ ID

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ADDRESS

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DATE

SCALE A000COVER SHEET

JC/WS

TEAL

592 Bedford Highway, NS

3247003 NS LTD


COVER SHEET

2011.TEAL.003 2016.06.21

COVER SHEET A000

PROJECT DATA SHEET A001

SHADOW STUDY A002

NORTH EAST VIEW A003

NORTH VIEW A004

BEDROS LANE VIEW A005

ROYALTON VIEW A006

CHARLOTTE LANE VIEW A007

SITE PLAN A101

SITE SIDE YARDS A102

LEVEL P1 FLOOR PLAN A103

LEVEL P1 LANDSCAPE A104

LEVEL P2 FLOOR PLAN A105

LEVEL 3 FLOOR PLAN A106

LEVEL 3 LANDSCAPE A107



LEVEL 5 LANDSCAPE A110




ROOF LANDSCAPE A114

NORTH ELEVATION A201

SOUTH ELEVATION A202

WEST ELEVATION A203

EAST ELEVATION A204

BUILDING SECTIONS A301

BUILDING SECTION A302

REVISIONS









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SCALE A001PROJECT DATA SHEET

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TEAL


3247003 NS LTD


PROJECT DATA SHEET

2011.TEAL.003 2016.06.21

REVISIONS









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SCALEN

A002SHADOW STUDY

JC/WS

TEAL


3247003 NS LTD


SHADOW STUDY

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A003NORTH EAST VIEW

JC/WS

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3247003 NS LTD


NORTH EAST VIEW

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A004NORTH VIEW

JC/WS

TEAL


3247003 NS LTD


NORTH VIEW

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A005BEDROS LANE VIEW

JC/WS

TEAL


3247003 NS LTD


BEDROS LANE VIEW

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A006ROYALTON VIEW

JC/WS

TEAL


3247003 NS LTD


ROYALTON VIEW

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A007CHARLOTTE LANE VIEW

JC/WS

TEAL


3247003 NS LTD


CHARLOTTE LANE VIEW

2011.TEAL.003 2016.06.21

REVISIONS









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SCALE A008PODIUM PERSPECTIVE

JC/WS

TEAL


3247003 NS LTD


PODIUM PERSPECTIVE

2011.TEAL.003 2016.06.21

REVISIONS

FINE GRAINED ARCHITECTURALTREATMENT COMPATIBLE WITHSMOOTH PANELS IN ALTERNATEBAYS

BOTH GARAGE DOORS FINISHED TOMATCH FINE GRAINED ARCHITECTURALTREATMENT.

LANDSCAPING RELOCATED BETWEENSIDEWALK AND HIGHWAY (SEE DRAWINGS A101& A102)

MECHANICAL VENTS WILL BE INTEGRATED INTO THETOP OF LANDSCAPED PLANTER SUCH THAT THEYARE SCREENED FROM VIEW

LANDSCAPING HAS BEEN ADDED ALONG THEFRONT AND AT THE ENTRANCE TO SOFTEN THEHARD SURFACES AT PEDESTRIAN LEVEL. THEENTRANCE HAS A LARGER DROP OFF / PICK UPAREA (SEE DRAWINGS A101 & A102)

GUEST PARKING, AND P1 RESIDENTIAL PARKINGACCESS AND EXIT SHOWN ON DRAWING A103

EXISTING BUILDING ANDFOUNDATION TO BE DEMOLISHED

EXISTING DRIVEWAY

EASEMENT TO BE REMOVED

LOT BCIVIC # 596

CHARLOTTE LANE(width varies)

CIVIC #80CHARLOTTE LANEAPARTMENTBUILDING

PARCEL TEK-1SERVICE EASEMENT

ACCESS EASEMENT

LOT BCIVIC # 600

UNDERGROUND PARKING AT PROPERTY LINE

UNDERGROUND PARKING AT PROPERTY LINE

RAMP UP(22 CARS)

(30 CARS)

0

3

7

10

13

16

20

23

26

30

33

36

39

43

0

3

7

10

13

16

20

23

26

30

13

' - 6

"

3' -

0"

20

' - 5

"

22' - 0"

23

' - 0

"

MAI

NEN

TRAN

CE

NEW

SID

EWAL

K

PID 00289546LOT GCIVIC # 592PROPERTY OWNER: 3247003 NS LtdLAND AREA - 24,230 sq.ft.BUILDING FOOTPRINT - 17,355 SF

DRO

P O

FF

VISI

TOR

PAR

KIN

G

18' - 5"

BIKE RACKS

23

4

23

' - 5

"

23' -

0"

NEW

SID

EWAL

K

PR

OP

ER

TY

LIN

E

PROPERTY LINE

BED

FORD

HIG

HWAY

PR

OP

ER

TY

LIN

E

PROPERTY LINE

NEW SIDEWALK

28' - 6"

4' - 11"

6' - 8

"

30' - 8

"

PARCEL CME-1proposed construction and

maintenance easement in favourof lot G

1,484 sq.ft

PARCEL CME-2proposed construction andmaintenance easement in

favour of lot G1,954 sq.ft

PARCEL CME-3proposed construction and

maintenance easement in favourof lot G

3,917 sq.ft

1









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SCALEN

1" = 30'-0" A101SITE PLAN

JC/WS

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3247003 NS LTD


SITE PLAN

2011.TEAL.003 2016.06.21

REVISIONS

0

3

7

10

13

16

20

3

7

10

13

16

20

23

26

30

33 3

6

39

43 46

523 SF

622 SF

894 SF

269SF

10FT SIDE YARDLIMIT LINE

PR

OP

ER

TY

LIN

E

PROPERTY LINE

PR

OP

ER

TY

LIN

E

PROPERTY LINE

BUILDING OUTLINE10FT SIDE YARD

LIMIT LINE

15FT REAR YARDLIMIT LINE

367 SF

OPEN SPACE

SIDE YARD LEGEND

10FT SIDE YARD SET BACK BROKEN AT BUILDING ABOVE GROUND

10FT SIDE YARD SET BACK BROKEN AT UNDERGOUND PARKING









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SCALEN

1" = 30'-0" A102SITE SIDE YARDS

WMS

TEAL


3247003 NS LTD


SITE SIDE YARDS

2011.TEAL.003 2016.06.21

REVISIONS

A

B

C

D

E

F

G

1 2 7 8 9 10 11

2

A301

3 4 5 6

1360 ft²

LOBBY11470 ft²

P1 PARKING

23

GUEST PARKING

1

2

3

4 5 6 7 8 9 10 11 12 13 14 15

16 17 18 19 20 21 22

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 2 1

OVERHEADSECURITY DOOR

KEEP AREACLEAR

456

RAMPUP

1250 ft²

MECHANICAL ROOM

1290 ft²

GARBAGE ROOM

260 ft²

UTILITY / STORAGE ROOM

570 ft²

BIKE STORAGE140 ft²


240 ft²

UTILITY / STORAGE RM

0' 10' 20' 40'









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SCALEN

1" = 20'-0" A103LEVEL P1 FLOOR PLAN

JC/WS

TEAL


3247003 NS LTD


LEVEL P1 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

UP

UP

L2

L2

L1

L1

L1

L1

P2 Level Ramp Up

P1 Level Entry

Main Entry

Bike Rack

PAVED AREA

DRO

P O

FF A

REA

LANDSCAPEDMECH. CHASE

EXIT

ONL

Y

ENTR

Y / E

XIT

BED

FORD

HIG

HWAY

VISI

TOR

PAR

KIN

G

NEW

SID

EWAL

K

Bike Racks

15

0' 10' 20' 40'

42

' - 8

"









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SCALEN

1" = 20'-0" A104LEVEL P1 LANDSCAPE

Author

Designer


3247003 NS LTD


LEVEL P1 LANDSCAPE

2011.TEAL.003 2016.06.21

REVISIONS

KEYNOTE LEGEND

15 GRASS STONE (permeable pavers)

L1 DWARF MUGO PINE, PINUS MUGO 'var pumilo'

L2 Ginkgo, Ginkgo biloba (suggested to HRM)

UP

DNUP

A

B

C

D

E

F

G

1 2 7 8 9 10 11

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

26

25

27 28 29 30 31 32 33 35

36 37 38 39 40 41

34

4243 44

24

45

9940 ft²

P1 PARKING

RAMP UP

1050 ft²

2C

370 ft²

GYM

780 ft²

2A

840 ft²

2B

190 ft²

STORAGE

150 ft²

OFFICE

1100 ft²


320 ft²

STORAGE ROOM

240 ft²


0' 10' 20' 40'









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DATE

SCALEN

1" = 20'-0" A105LEVEL P2 FLOOR PLAN

JC/WS

TEAL


3247003 NS LTD


LEVEL P2 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

DNDN

A

B

C

D

E

F

G

1 2 7 8 9 10 11

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

430 ft²

2E lower

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

400 ft²

COMMON ROOM

770 ft²

2A

840 ft²

2B

910 ft²

2D

1060 ft²

2C

1070 ft²

2F

2120 ft²

NORTH DECK

3140 ft²

SOUTH DECK

0' 10' 20' 40'









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SCALEN

1" = 20'-0" A106LEVEL 3 FLOOR PLAN

JC/WS

TEAL


3247003 NS LTD


LEVEL 3 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

DNDN

-13

-10

-7

-4

0

3

0

L16

L9 L9L7 L7 L7

Sunken patios 1 step

Common PatioCommon Patio

Outdoor fire escape route

A BL29 L34 L34

C

0' 10' 20' 40'

16

L8 L8 L8L16

L13 L13 L13 L14 L14 L15

L33 C14









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DATE

SCALEN

1" = 20'-0" A107LEVEL 3 LANDSCAPE

Author

Designer


3247003 NS LTD


LEVEL 3 LANDSCAPE

2011.TEAL.003 2016.06.21

REVISIONS

KEYNOTE LEGEND

14 PAVER

16 PEA STONE GRAVEL

A 12" PLanter

B 10'x10' Raised planting bed and bench

C 2' Deep Planter

L7 Katsura tree, Cercidiphyllum japonicum

L8 Ward's Yew, Taxus x media 'Wardii'

L9 Arctic sun dogwood, Cornus sanguinea ‘Arctic Sun’

L13 Columnar oak, Quercus robur 'Fastigiata'

L14 Nootka false cypress, Chamaecyparis nootkatensis 'Pendula'

L15 Alaskan Cedar, Chamaecyparis nootkatensis ´Glauca´

L16 Virginia Creeper, Parthenocissus quinquefolia

L29 Native sedum mix

L33 Turf

L34 Seasonal Planting note: other perennials will be added

A

B

C

D

E

F

G

1 2 7 8 9 10 11

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

500 ft²

2E UPPER

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

840 ft²

2B

770 ft²

2A

1110 ft²

2G

1270 ft²

2H

1060 ft²

2C

440 ft²

1A

0' 10' 20' 40'









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SCALEN


JC/WS

TEAL


3247003 NS LTD


LEVEL 4 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

A

B

C

D

E

F

G

1 2 7 8 9 10 11

810 ft²

2I

800 ft²

2I

800 ft²

2I

800 ft²

2I

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

620 ft²

2J

810 ft²

2K

910 ft²

2D

3170 ft²

ROOF DECK

0' 10' 20' 40'









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DATE

SCALEN


JC/WS

TEAL


3247003 NS LTD


LEVEL 5 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

L1

L1

L1 L22 L21

L19

L19

L24

L25

L1 L21 L20

BL29

L19

0' 10' 20' 40'

C

14









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DATE

SCALEN

1" = 20'-0" A110LEVEL 5 LANDSCAPE

Author

Designer


3247003 NS LTD


LEVEL 5 LANDSCAPE

2011.TEAL.003 2016.06.21

REVISIONS

note: other perennials will be added

KEYNOTE LEGEND

14 PAVER

B 10'x10' Raised planting bed and bench

C 2' Deep Planter

L1 DWARF MUGO PINE, PINUS MUGO 'var pumilo'

L18 Russian Cypress, Microbiota decussate

L19 Compact P.J.M. Rhododendron, Rhododendron 'P.J.M. Compact'

L20 Ginny Gee Rhododendron, Rhododendron 'Ginny Gee'

L21 Columnar Mugo Pine, Pinus mugo 'Columnaris'

L22 Kousa Dogwood, Cornus Kousa

L24 Common juniper, Juniperus communis

L25 Bayberry, Myrica pensylvanica


L34 Seasonal Planting

A

B

C

D

E

F

G

1 2 7 8 9 10 11

1020 ft²

2L

1020 ft²

2L

1020 ft²

2L

1020 ft²

2L

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

1110 ft²

2G

720 ft²

2M

810 ft²

2K

0' 10' 20' 40'









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DATE

SCALEN


JC/WS

TEAL


3247003 NS LTD


LEVEL 6 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

A

B

C

D

E

F

G

1 2 7 8 9 10 11

800 ft²

2I

800 ft²

2I

800 ft²

2I

800 ft²

2I

2

A301

3 4 5 6

910 ft²

2D

810 ft²

2K

720 ft²

2M

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

0' 10' 20' 40'









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DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALEN


JC/WS

TEAL


3247003 NS LTD


LEVEL 7 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

A

B

C

D

E

F

G

1 2 7 8 9 10 11

720 ft²

2M

810 ft²

2K

1020 ft²

2L

1020 ft²

2L

1020 ft²

2L

1020 ft²

2L

2

A301

28' - 0" 20' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 16' - 0" 26' - 0" 3' - 0" 14' - 0"

28' -

10 5

/8"

17' -

6"

3' -

0"

28' -

0"

6' -

0"

15' -

0"

3 4 5 6

1110 ft²

2G

0' 10' 20' 40'









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALEN


JC/WS

TEAL


3247003 NS LTD


LEVEL 8 FLOOR PLAN

2011.TEAL.003 2016.06.21

REVISIONS

L31L29 L32

14L33

View Deck

L31L32

Non-accessible rooftop

0' 10' 20' 40'









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALEN

1" = 20'-0" A114ROOF LANDSCAPE

Author

Designer


3247003 NS LTD


ROOF LANDSCAPE

2011.TEAL.003 2016.06.21

REVISIONS

KEYNOTE LEGEND

14 PAVER


L31 Crocus

L32 Daffodil, Narcissus 'King Alfred'

L33 Turf

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

3 4

9

5

2

1010 11

1 6 7









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE 1/16" = 1'-0" A201NORTH ELEVATION

JC/WS

TEAL


3247003 NS LTD


NORTH ELEVATION

2011.TEAL.003 2016.06.21

KEYNOTE LEGEND

1 COLOURED FIBER CEMENT PANELS

2 INSULATED PRECAST CONCRETE PANELS

3 ALUMINUM GLAZING SYSTEM: VISION & SPANDREL PANELS

4 ALUMINUM GLAZING SYSTEM (FIRE SHUTTERS WHERE NECESSARY)

5 BALCONIES WITH FRAMED GLASS GUARDS

6 LANDSCAPED ACCESSIBLE ROOF

7 LANDSCAPED NON-ACCESSIBLE ROOF

9 MECHANICAL ENCLOSURE: PRECAST CONCRETE PANELS

10 CONCRETE RETAINING WALL c/w GUARD RAIL

11 OUTLINE OF CONCRETE RETAINING WALL BEYOND

REVISIONS

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

Level Service

-8' - 10"

2 1 3

9

5

54

2

4

4

4

4

10 2

2

11

1

6

L16

17









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE 1/16" = 1'-0" A202SOUTH ELEVATION

JC/WS

TEAL


3247003 NS LTD


SOUTH ELEVATION

2011.TEAL.003 2016.06.21

KEYNOTE LEGEND




4 ALUMINUM GLAZING SYSTEM (FIRE SHUTTERS WHERE NECESSARY)




10 CONCRETE RETAINING WALL c/w GUARD RAIL

11 OUTLINE OF CONCRETE RETAINING WALL BEYOND

17 ALTERNATIVE CLADDING

L16 Virginia Creeper, Parthenocissus quinquefolia

REVISIONS

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

9

2

1

5

527









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE 1/16" = 1'-0" A203WEST ELEVATION

JC/WS

TEAL


3247003 NS LTD


WEST ELEVATION

2011.TEAL.003 2016.06.21

KEYNOTE LEGEND




7 LANDSCAPED NON-ACCESSIBLE ROOF


REVISIONS

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

Level Service

-8' - 10"

9

13 3

65123

617









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE 1/16" = 1'-0" A204EAST ELEVATION

JC/WS

TEAL


3247003 NS LTD


EAST ELEVATION

2011.TEAL.003 2016.06.21

KEYNOTE LEGEND






12 FIBER CEMENT PANEL

17 ALTERNATIVE CLADDING

REVISIONS

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

A B C D E F

RESIDENTIAL UNIT

CIRCULATION

PARKING

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

A B C D E F G

Level Service

-8' - 10"









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE As indicated A301BUILDING SECTIONS

JC/WS

TEAL


3247003 NS LTD


BUILDING SECTIONS

2011.TEAL.003 2016.06.21

1" = 20'-0"

BUILDING SECTION AT WEST WING1

1" = 20'-0"

BUILDING SECTION AT SCISSOR STAIR2

REVISIONS

Level P1

0' - 0"

Level P2

10' - 0"

Level 3

20' - 0"

Level 4

30' - 0"

Level 5

40' - 0"

Level 6

50' - 0"

Level 7

60' - 0"

Level 8

70' - 0"

ROOF

80' - 0"

1 2 7 8 9 10 112

A301

3 4 5 6

Level Service

-8' - 10"

RESIDENTIAL UNIT

CIRCULATION

PARKING









t . 9 0 2 . 4 0 4 . 8 3 8 3 f . 9 0 2 . 4 0 4 . 8 3 6 8

DWG CLIENT DRAWN

PROJ ID

PROJ NAME

ADDRESS

DESIGNED BY

DATE

SCALE As indicated A302BUILDING SECTION

JC/WS

TEAL


3247003 NS LTD


BUILDING SECTION

2011.TEAL.003 2016.06.21

1" = 20'-0"

BUILDING SECTION - EAST TO WEST1

REVISIONS

The Mariner - Halifax€¦ · proj id proj name address designed by date scale a000 cover sheet...

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