Urban Design Brief. CP REIT 825 Oxford Street East City of London

Transcription

1 Urban Design Brief P REIT 85 Oxford Street East ity of London September 1, 017

2 Urban Design Brief September 1, Oxford Street East TABLE OF ONTENTS Page No. INTRODUTION LAND USE PLANNING ONEPT Subject Lands Official Plan and Zoning By-Law Proximate Land Uses and Built Form SPATIAL ANALYSIS DESIGN GOALS AND OBJETIVES DEVELOPMENT RESPONSE TO OFFIIAL PLAN DESIGN POLIIES ity of London Official Plan ity of London ommercial Urban Design Guidelines (1999) The London Plan PUBLI REALM ANALYSIS ONLUSIONS Zelinka Priamo Ltd.

3 Urban Design Brief September 1, Oxford Street East INTRODUTION On behalf of the hoice Properties Real Estate Investment Trust (P REIT), Zelinka Priamo Ltd. has prepared this Urban Design Brief to provide design details of a proposed development on the subject lands consisting of two new retail buildings located in the northwest portion of the subject lands, as required in conjunction with a future Site Plan Amendment application for the property. 1.0 LAND USE PLANNING ONEPT 1.1 SUBJET LANDS The subject lands are comprised of a single parcel totaling approximately 5.6 ha (13 ac); located at the south side of Oxford Street East, across from Gammage Street (Figure 1). The rectangular subject lands have a frontage of 185m (606.8 ft) along Oxford Street East, and a maximum depth of approximately 90 (951 ft). The subject lands are currently occupied by a Real anadian Superstore supermarket, a fitness centre, and gas bar with associated parking areas at the south, west, central and northwest portions of the site (Figure ). The northeast portion of the lands contain the gas bar and car wash while the northwest portion is an underutilized parking area. Figure 1 Subject lands and surrounding area Zelinka Priamo Ltd. 1

4 Urban Design Brief September 1, Oxford Street East Figure Site ontext Photo (View from Oxford Street East) (Google Streetview) Figure 3 Site ontext Photo (View from Oxford Street East and Gammage Street intersection) (Google Streetview) Zelinka Priamo Ltd.

5 Urban Design Brief September 1, Oxford Street East 1. OFFIIAL PLAN AND ZONING BY-LAW The subject lands are designated Auto-Oriented ommercial orridor according to Schedule A, Land Use Plan of the ity of London (Figure 4). This designation extends to the west and north sides of Oxford Street East. Other proximate land use designations consist of Multi-Family, Medium Density Residential designation to the south, Low Density Residential designation to the east, and the Regional Facility designation to the west. The subject lands are zoned ommunity Shopping Area SA3(4), in the ity of London Zoning By-law No. Z.-1 (Figure 5). The SA3(4) zone permits a wide range of commercial uses. Figure 4 ity of London Official Plan Figure 5 ity of London Zoning By-law Zelinka Priamo Ltd.

6 Urban Design Brief September 1, Oxford Street East 1.3 PROXIMATE LAND USES AND BUILT FORM A variety of land uses are located proximate to the subject lands, including commercial in the form of a commercial plaza (Bellwood Plaza) (north), low density residential in the form of single detached dwellings (south, southwest, east, northeast), one storey commercial buildings and low rise apartment buildings (Boardwalk Meadowcrest Apartments) (north), regional facility -storey buildings consisting of the London Military Resource entre and the Wolseley Barracks (west), and anadian Pacific Railway stackyards (south). Figure 6 Subject lands and the surrounding context.0 SPATIAL ANALYSIS The development area is currently composed of an underutilized parking lot, previously occupied by a seasonal garden centre in association with the RSS supermarket. The subject lands are currently occupied by a two-storey commercial building, located towards the rear of the site containing a Real anadian Superstore supermarket (southeast), a fitness centre (northeast), a gas bar and car wash (northeast) and parking Zelinka Priamo Ltd. 1

7 Urban Design Brief September 1, Oxford Street East areas. Internal Marked pedestrian areas for access between the parking lots and the commercial buildings are provided. Figure 7 shows the subject lands and notable features and land uses within 400m and 800m radii. The two radii represent walking distances of approximately 5 and 10 minutes respectively. The subject lands are located along an arterial road (Oxford Road East), which intersects with a local road (Gammage Street) at the subject lands. The area is well served by transit including routes 4, 17 and 91. Pedestrian connections are provided in the form of sidewalks on both sides of Oxford Street East. Figure 7 Spatial Analysis (400m and 800m) The 400m area surrounding the subject property is comprised of low density residential uses located to the east and west, a commercial plaza to the north (Bellwood Plaza), a regional facility area (Wolseley Barracks) abutting to the west. Further north beyond Bellwood Plaza is a complex of low rise apartment buildings. The anadian National Zelinka Priamo Ltd.

8 Urban Design Brief September 1, Oxford Street East railway stockyard is located south of the subject lands, beyond abutting single detached dwellings. Lands within an 800m radius include low density residential uses comprised primarily of single detached dwellings in all directions. Single storey commercial use buildings are located to the southeast (east of Quebec Street). McMahen Park is located further west at Adelaide Street North. Open space is located to the east (Mornington Park), as well as institutional uses (Knollwood Park Public School). 3.0 DESIGN GOALS AND OBJETIVES The goal of this development project is to intensify portions of an underutilized commercial development in an urbanized area in a manner that is consistent with the existing surrounding built form; that contributes to the planned function of the area; and provides visually attractive commercial buildings to serve the surrounding neighbourhood and traveling public. As such the proposed development is intended to: Provide a built form that provides high-quality materials in a built form consistent with adjacent commercial buildings; Visually integrate the new buildings into the existing development; Provide for a development of the subject lands that will be supportive of investments in public transit and provides convenient access for pedestrians as well as those arriving by car; Enhance the existing streetscape; and, Develop a landscape plan that helps to soften the appearance of the buildings. Zelinka Priamo Ltd. 3

9 Urban Design Brief September 1, Oxford Street East 4.0 DEVELOPMENT P REIT proposes to construct two retail buildings on the subject lands; a single storey, multi-unit building with a drive through located close to Oxford Street East (Retail /D), and, a single storey, single unit retail building located between the existing Real anadian Superstore and proposed Retail /D. Accessory parking is located to the west of Retail /D and to the east and south of Retail B (Figure 8). Figure 8 Proposed Site Plan (excerpt) Zelinka Priamo Ltd. 4

10 Urban Design Brief September 1, Oxford Street East Building /D will have the drive through window located at the east elevation. The proposed drive for Retail /D begins on the south side of the building with dual stacking lanes. These lanes are largely screened from view from Oxford Street East. The drive through leads around to the east side of the building with the exit lane wrapping around the building to the north, leading to the parking area. No cars will be stacked in the exit lane. Landscaping between the exit lane and Oxford Street will help screen views of the exit lane. Retail B will have a floor area of 1,115m (1,000ft ). The proposed Retail and Retail D both will have a main floor area of approximately 186m (,000ft ) each, resulting in a GFA of 37 m (4,000 ft ) for the building. A total of 1,486 m (16,000ft ) is proposed. The additional buildings plus the existing buildings would occupy.3% of the subject lands, well within the maximum of the 30% maximum lot coverage regulation of the SA3(4) zone. The northerly multi-unit building shown as Retail /D on the site plan includes a total of 16 parking spaces adjacent to the building, including accessible spaces. Retail B provides 45 parking spaces adjacent to the building, including accessible spaces. Vehicular access to the new building will be provided through the existing signalized intersection from Oxford Street East and existing drive aisles. Internal pedestrian circulation will be facilitated by new and existing sidewalks internal to the site connecting to both proposed retail facilities. Figure 9 Retail B Perspective (East and South elevations) Zelinka Priamo Ltd. 5

11 Urban Design Brief September 1, Oxford Street East The general layout and building placement is in keeping and complimentary to the layout of the existing food store and gas bar on the subject lands, given that both proposed buildings are single storey commercial buildings with similar contemporary architectural styles. Figure 10 Retail B Perspective (North and West elevations) The east and west elevations of Retail B show a variety of cladding materials consisting of masonry blocks at the base, yellow brick walls, green illuminated awnings, and grey brick details. The cornice is made of prefinished metal flashing. The main and secondary service entrances are both shown on the east elevation. No glazing is provided at the rear west elevation due to internal programming of the building. The front entrance is provided on the east elevation, with full glazing a canopy is provided above the entrance door. Extensive glazing is provided on the south elevation, and east elevation proximate to the raised entrance feature. Zelinka Priamo Ltd. 6

12 Urban Design Brief September 1, Oxford Street East Figure 11 Retail B (Southeast perspective) Figure 1 Retail and D (South and East Elevation) Zelinka Priamo Ltd. 7

13 Urban Design Brief September 1, Oxford Street East Figure 13 Retail and D (West and North Elevation) The west, south, north elevations of Retail /D show a variety of cladding materials, consisting of masonry blocks along the base, aluminum faced composite panels in the center sections, aluminum canopies, and extensive glazing at eye level. Spandrel glazing where using glass is not appropriate due to internal programming of the units to extend the look of vision glass. ladding above the aluminum canopy is proposed to be brown brick. Three entrance locations are shown on the west elevation, providing individual entrances to three units. Figure 14 Retail and D (Southwest perspective) Zelinka Priamo Ltd. 8

14 Urban Design Brief September 1, Oxford Street East Figure 15 Landscape Plan (excerpt) The proposed Retail /D building will be surrounded by a landscaped island in all directions. The island will include a variety of plantings including a variety of shrubs, new deciduous trees, and grass. The proposed landscape plan (Figure 15) shows the north portion of the island will have the existing planter infilled to increase the number of plantings. The east portion will include 3 rows of shrubs (Karl Foerster Reed Grass) and Zelinka Priamo Ltd. 9

15 Urban Design Brief September 1, Oxford Street East deciduous trees (Glenleven Linden). The south portion has will include 3 rows of bushes (Prince of Wales Juniper and Karl Foerster Reed Grass), and 4 deciduous trees (Shademaster Locust); the appearance of the Molok waste containers proposed for the south island will be softened by these plantings. The west portion will include rows of bushes, 6 deciduous trees (Ginko Biloba/Maiden Hair Tree) and decorative armourstone. The existing planter along Oxford Street East will be infilled to increase the number and density of plantings. Landscaping for Retail B shows a line of shrubs and nine coniferous trees proposed along the retaining wall on the north side of the building facing the principal entrance to the site. Six deciduous trees and a line of shrubs are proposed along the west wall of the building. A total of six landscaped islands are proposed at the north and south ends of the reconfigured parking lot. 5.0 RESPONSE TO OFFIIAL PLAN DESIGN POLIIES Due to the current transition between Official Plans (the 1989 Official Plan and The London Plan), this Urban Design Brief addresses both documents. The 1989 Official Plan is discussed first, and then a discussion on The London Plan policies follows ITY OF LONDON OFFIIAL PLAN The ity of London Official Plan includes design principles that are to be applied to new developments. Section 11.1 lists the general design principles that are to be promoted 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 this proposed development and how they are addressed is outlined as follows: i) Trees Existing trees are present in some of the landscaped islands that break up the existing parking areas of the site. Existing trees along the Oxford Street East frontage are to be retained. Retail /D will have new deciduous trees on the landscaped islands to the east, west, and south. Retail B has a line of shrubs and 9 coniferous trees proposed along the retaining wall facing the principal entrance. Deciduous trees and a line of shrubs are proposed along the west wall of the building. The trees and landscaping will soften the look of the Zelinka Priamo Ltd. 10

16 Urban Design Brief September 1, Oxford Street East building at this location. A total of 6 landscaped islands are proposed at the north and south ends of the reconfigured parking lot. ii) High Design Standards The proposed development provides a contemporary building design that makes use of modern design practices and materials. The design makes use of high quality materials, and is consistent with the high design standard of the existing Retail A. iii) Architectural ontinuity The proposed buildings maintain a similar design style to the adjacent building such as Real anadian Food Store and gas bar. vi) Access to Sunlight Generous amounts of glazing are proposed for a large proportion of the elevations in order to provide ample sunlight penetration into the retail units. vii) Landscaping The landscape plan identifies significant landscaping measures. Retail /D will have a landscaped island surrounding it from all sides, consisting of a variety of shrubs, and new deciduous trees, and grass. Decorative armour stones with a variety of plantings are proposed on the north and southwest portions of the island. The north portion of the island will have the existing planter infilled at the direction of the landscape architect. The east portion will include 3 rows of shrubs (Karl Foerster Reed Grass) and deciduous trees (Glenleven Linden). The south portion will include 3 rows of bushes (Prince of Wales Juniper and Karl Foerster Reed Grass), and 4 deciduous trees (Shademaster Locust). The west portion will include rows of bushes, 6 deciduous trees (Ginko Biloba/Maiden Hair Tree) and decorative armourstone. Retail B has a line of shrubs and 9 coniferous trees proposed along the retaining wall. Deciduous trees and a line of shrubs are proposed along the west wall to soften the look of the building. A total of 6 landscaped islands are proposed at the north and south ends of the reconfigured parking lot. The proposed landscaping will soften the look of the new buildings and break up hard surface areas, producing a more aesthetically pleasing development. Zelinka Priamo Ltd. 11

17 Urban Design Brief September 1, Oxford Street East viii) Building Positioning Retail /D is located generally in line with the existing gas bar along Oxford Street East, thereby extending the established street wall. ix) Enhances Accessibility Standards The proposed buildings will be fully accessible and the design will be consistent with the ity of London Facility Accessibility and Design Standards. x) Parking and Loading All required parking spaces are conveniently located proximate to the buildings. No changes to the existing driveways on Oxford Street East frontage are proposed. The loading area for Retail B is located at the north side of the building. Loading for Retail /D will take place from the parking area adjacent to the west screened by a brick wall and landscaping. xi) Waste Management Waste and recycling for Retail /D are to be stored in a Molok waste container system and for Retail B stored internally. Waste will be collected by a private waste management service. There is no outdoor storage of waste/recycling or dumpsters. Under Section 4.. of the Official Plan the following urban design policies are intended to provide a framework to guide new commercial development within the ity of London. The development addresses the goals of the Urban Design policies for commercial designations as follows: Promotes an aesthetically pleasing form of commercial development that conforms to the ity s ommercial Urban Design Guidelines (1999); Provides commercial development located along the arterial roads, with a high design standard (Section ); Provides the orderly distribution and development of commercial uses to serve the shopping and service needs of residents and shoppers (4..1i); Provides intensification and redevelopment in an existing commercial area within the built-up area of the ity to meet commercial needs, to make more efficient use of existing ity infrastructure and to strengthen the vitality of these areas. (4..1.iv) Zelinka Priamo Ltd. 1

18 Urban Design Brief September 1, Oxford Street East 5. ITY OF LONDON OMMERIAL URBAN DESIGN GUIDELINES (1999) The ity of London ommercial Urban Design Guidelines provide an additional framework to guide the design of commercial buildings. The goals of building design in the document are addressed as follows (Sections 1 and ): Retail /D and Retail B incorporate display windows, entry areas, changes in texture and colour on both of the building s facades; Waste collection and loading areas for both buildings are screened from Oxford Street East; Retail /D and Retail B have clearly defined, highly visible customer entrances incorporating canopies and display windows; and, The reconfigured parking areas are divided into smaller parking modules through the use of landscaped islands for the proposed buildings, thereby mitigating the appearance of large parking areas. 5.3 THE LONDON PLAN The London Plan has been adopted by ouncil, but is not yet in effect, pending the resolution of several appeals to the Ontario Municipal Board. 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 Urban orridor place type, and fall under the policies of the ity Design section, and the Urban orridor section ity Design The ity 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: The proposed commercial buildings maintain the character and range of building types in the area by providing a well-designed, low-rise built form that enhances the visual aesthetics of this location and fills in a gap in the streetscape (Sections 197, 10); Zelinka Priamo Ltd. 13

19 Urban Design Brief September 1, Oxford Street East 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 199); The existing streetscape along Oxford Street East will be enhanced by the addition of the proposed Retail /D filling in a vacant space along the road frontage. (Sections 1, 35, 879); 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 Retail /D towards Oxford Street East frontages and screens service areas. (Sections 5, 55, 56, 59, 61, 66, 68, 69, 7); The building design, including scale, massing, and materials, is respectful of the site s context along Oxford Street East. The building maintains a low-rise form and exhibits architectural features which are complimentary to proximate commercial buildings such as the existing Real anadian Superstore. Retail /D located at the street has a high proportion of windows. Rooftop mechanical equipment is screened from view. (Sections 84, 85, 86, 87, 91, 95, 96); and, A diverse range of building materials are proposed including a brick, corrugated metal siding, glass, and architectural features such as aluminum canopies and spandrel glazing. Spandrel glass is provided for Retail /D on the east elevation and on the east and south elevations for Retail B. (Sections 301, 30). The proposed development is generally consistent with the policies for the Urban orridor place type as follows: The proposed buildings are both less than 6,000m in size (Section 840_); Retail /D is located close to the front lot line and contributes to the street wall along Oxford Street, thereby screening a portion of the on-site parking (Section 841_, 841_1); and, The site makes use of a block concept to coordiane automobile and pedestrian circulation (Section 841_11). Zelinka Priamo Ltd. 14

20 Urban Design Brief September 1, Oxford Street East 6.0 PUBLI REALM ANALYSIS The proposed development locates Building /D close to the street, providing a more defined public realm along the south side of Oxford Street East and a stronger street edge than what currently exists. The pedestrian experience along the existing public sidewalk will be improved by streetscape improvements, including landscaping and building location, filling in a gap in the streetscape (currently a parking lot), and the activity generated by the proposed retail uses in Building /D. Extensive glazing on the north and west elevation of Building /D will allow for ample views into and out of the building, and promotes passive surveillance of the street during operating hours. Overall, the public realm in front of the subject lands will be better defined and more pedestrian friendly. Building B, being located some distance away from the streetscape, will not have a significant effect on the public realm. 7.0 ONLUSIONS The proposed development consists of two new retail buildings on the subject lands including one single storey, multi-unit building with a drive through located at the northeast portion of the development area with frontage on Oxford Street East and a single storey single unit retail building located in the west portion of the development area. The scale and massing of the proposed building is compatible with the surrounding area, and will not create adverse impacts on the adjacent residential, commercial, and open space uses. The proposal introduces an attractive, aesthetically pleasing building the existing commercial setting. As demonstrated through this Urban Design Brief, the proposal is generally consistent with the policies and intent of the Official Plan and the London Plan. Zelinka Priamo Ltd. 15

21 (c) 015 Transoft Solu tions, I nc. All rights r eserved. (c) 015 Transof t Solut ions, Inc. All r ights res erved. (c) 015 Transoft Solutions, Inc.All rights reserved. (c) 015 Tran soft Sol utions, I nc. All righ ts r eser ved. OXFORD ST. E. OXFORD ST. E. OXFORD ST. E. OXFORD ST. E. SUBJET SITE TURNER FLEISHER TURNER FLEISHER ARHITETS IN. STLesmill Road Toronto çå anada ãpä OíU T elephone( QNS) QORJOOOO turnerfleischer.com SIGNALIZED INTERSETION OXFORD STREET EAST ENTRAL AVE. ADELAIDE ST N. QUEBE ST. HIGHBURY AVE. N. This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work. LOT 11 ONESSION 1 ITY OF LONDON OUNTY OF MIDDLESEX SITE AREA STATISTIS ± ARES ± 5.6 HA FIRE ROUTE HEAVY DUTY ASPHALT TREE TO BE RELOATED BLOK WALL 6000 GARDEN ENTRE TO BE RELOATED (75' 9") FIRE & TRUK ROUTE HEAVY DUTY ASPHALT (130' 0") DASHED LINE DENOTES PARKING AND URBS TO BE REMOVED DASHED LINE DENOTES TREE TO BE PARKING AND URBS RELOATED TO BE REMOVED A TO BE RELOATED RELOATED TRANSFORMER RETAIL B (±1,000 S.F.) 6619 (87' 4") EXTENT OF RETAINING WALL 4 WB DASHED LINE DENOTES ART ORRAL TO BE RELOATED ARS 705 SEWER EASEMENT TO BE ONFIRMED DASHED LINE DENOTES PARKING AND URBS TO BE REMOVED TO BE RELOATED BLOK WALL LIGHT STANDARD SEWER EASEMENT TO BE ONFIRMED 9000 RELOATED TREE TO BE RELOATED FIRE ROUTE HEAVY DUTY ASPHALT (83' 0") 6999 (3' 0") 119 (40' 0") 6108 (0' 0") 64 ARS RETAIL (50' 0") (±,000 S.F.) 1540 (50' 0") M/E ROOM (±150 S.F.) RETAIL D (±900 S.F.) ATH BASIN TO BE REMOVED (REFER TO IVIL DRAWINGS) TREE TO BE RELOATED PATIO (± 100 S.F.) 10 5 FIRE ROUTE HEAVY DUTY ASPHALT B 10 B 14 G TREE TO BE RELOATED PARKING & URB TO BE REMOVED (4' 7") 3 R GR TRANSFORMER TO BE RELOATED RETAIL D. (±1,000 S.F.) EXTENT OF SPA EXTENT OF SPA BOLLARDS TO BE REMOVED EXTENT OF SPA PYLON SIGN LIGHT STANDARD FIRE & TRUK ROUTE HEAVY DUTY ASPHALT SITE AREA (±13.00 ARES) 6 QUEENS AVE. 3 KEY PLAN N.T.S. A1 19 P.I.N (LT) Subject to Easement as in Inst. No. ER P.I.N (LT) PART 7, PART 1, 33R-8679 PART 6, 33R PART 5, 33R , 33R PLAN 33R P.I.N (LT) 5987 N1 36'5"W (954' 0") BUS SHELTER (75' 9") DUNDAS ST A A 9 STONE WALL N68 3'35"E PART, PLAN 33R (130' 0") SIGNALIZED INTERSETION A QUEENS AVE. GARDEN ENTRE TO BE RELOATED 6619 (87' 4") RETAIL B (±1,000 S.F.) 1 GARDEN ENTRE MODIFIED (60 ARS) (133' - ") TO BE RELOATED TO BE RELOATED PARKING 15 ARS STONE WALL RELOATED TRANSFORMER RELOATED RELOATED (104' - 11") A 1 16 ARS Subject to Easement as in Inst. No. ER DUNDAS ST. DUNDAS ST. DUNDAS ST PART 3, PLAN 33R ORIGINAL ROAD ALLOWANE BETWEEN ONESSION 1 & (40' 0") 6999 (3' 0") 6108 (0' 0") G R 64 ARS 11 PROP. RET. (±,000 S.F.) 1540 (50' 0") PROP. RET. D.1 8 HATH DENOTES SEWER EASEMENT STONE WALL PATIO (±100 S.F) GR 1000 (±900 S.F.) PROP. RET. D. (±1,000 S.F.) P.I.N (LT) 7500 (4' 7") OXFORD STREET EAST (608' 7") STONE WALL PYLON SIGN TRANSFORMER TO BE RELOATED PARKING MODIFIED 378 ARS SITE AREA (±13.00 ARES) 595 ARS TOTAL P.I.N (LT) AR WASH (±,860 S.F.) 6 RETAIL A (±106,96 S.F.) GAS BAR 1 ARS KIOSK (±336 S.F.) LINE OF ANOPY ABOVE 13 VENT STAKS 13 LINE OF MEZZANINE ABOVE (±19,4 S.F.) STONE WALL FIRE HDRANT 15 A A RIGHT IN/ RIGHT OUT STONE WALL (954' 5") N19 51'5"W P.I.N (LT) LOT 1 P.I.N (LT) LOT 108 LOT 109 LOT 110 LOT 111 LOT 11 LOT 113 LOT 114 LOT LOT 105 P.I.N (LT) LOT 106 P.I.N (LT) P.I.N (LT) LOT 107 P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N (LT) P.I.N ( P.I.N (LT) LOT 116 PAR EXIST. RETAIL A AREA EXIST. RETAIL A MEZZ. (N.I..) PROP. RETAIL B AREA PROP. RETAIL AREA PROP. RETAIL D.1 AREA PROP. RETAIL D. AREA M/E ROOM AREA GAS BAR AREA AR WASH TOTAL RETAIL AREA TOTAL GROUND FLOOR AREA TOTAL BUILDING AREA PARKING PROVIDED (N.I.. GARDEN ENTRE) PARKING PROVIDED (IN. GARDEN ENTRE) OVERAGE PARKING REQUIREMENT: RETAIL A RETAIL B RETAIL RETAIL D GAS BAR AR WASH TOTAL PARKING REQUIRED TOTAL PARKING PROVIDED BARRIER FREE PARKING REQUIRED BARRIER FREE PARKING PROVIDED ZONING REQUIREMENTS: MIN. LOT FRONTAGE MAX. LOT OVERAGE MIN. LOT DEPTH MIN. FRONT YARD MIN. EXTERIOR SIDE YARD MIN. INTERIOR SIDE YARD (ABUTTING RESIDENTIAL) MIN. LANDSAPED AREA MAX. BUILDING HEIGHT MAX. GROSS FLOOR AREA MIN. STAKING SPAES PROJET LEGEND ENTRANE ARROW EXIT ARROW FIRE HYDRANT SIAMESE ONNETION SIGN ± 106,96 S.F. ± 19,4 S.F. ± 1,000 S.F. ±,000 S.F. ±900 S.F. ± 1,000 S.F. ± 150 S.F. ± 336 S.F. ±,860 S.F. ± 16,0 S.F. ± 16,07 S.F. ± 145,414 S.F. 595 ARS 4.7/1000 S.F. 51 ARS 4.06/1000 S.F..6% 1/0 S.M. 1/15 S.M. 1/15 S.M. 1/15 S.M. 3 SPAES 3 SPAES REQUIRED 30 METRES 30% 50 METRES 10 METRES 10 METRES 10 METRES 10% 9.0 METRES 15,000 S.M. 15 SPAES FIRE & TRUK ROUTE (HEAVY DUTY ASPHALT) TRAFFI PAINT 45º YELLOW PAINTED LINES ONRETE SIDEWALK REFER TO LANDSAPE DRAWINGS SEWER EASEMENT 85 OXFORD STREET EAST ± 9,934 S.M. ± 1,788 S.M. ± 1,115 S.M. ±186 S.M. ±84 S.M. ±93 S.M. ±14 S.M. ± 31 S.M. ± 66 S.M. ± 11,709 S.M. ±11,73 S.M. ± 13,511 S.M. 5.08/100 S.M. 4.37/100 S.M. 587 ARS 75 ARS 13 ARS 1 ARS 3 ARS 3 ARS 693 ARS 595 ARS 16 ARS 17 ARS 185 METRES 1.4% 90 METRES 10 METRES 3.1 METRES 103 METRES 15.5% 8.4 METRES ±13,50 S.M. 15 SPAES ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR ISSUED FOR REVIEW R ISSUED FOR REVIEW R # DATE DESRIPTION BY EXTENT OF SPA 11 EXTENT OF SPA RELOATED LOT 53 P.I.N (LT) P.I.N (LT) LOT 117 P.I.N (LT) DRAWING LONDON, ONTARIO SITE PLAN P.I.N (LT) LOT 118 P.I.N (LT) PROJET NO R PROJET DATE DRAWN BY AR HEKED BY JK 1 SITE PLAN 1 : 00 A1 19 ONTEXT PLAN 1 : 500 A1 19 N68 3'35"E (579' 6") LOT 119 SALE As indicated N DRAWING NO. A1 19

22 POURED ONRETE URB R = 1/4" LANDSAPE AS PER SITE PLANNING DOUMENTS 6" 6" 10" 1' 4" R = " ASPHALT PAVING SEE NOTES NOTES: 1.TREATMENT AT ENTRANES SHALL ONFORM WITH OPSD OUTLET TREATMENT SHALL ONFORM WITH OPSD 610 SERIES 3. THE LENGTH OF TRANSITION FROM ONE URB TYPE TO ANOTHER SHALL BE 3.0M, EXEPT IN ONJUNTION WITH GUIDE RAIL, IT SHALL ONFORM TO OPSD 900 SERIES 1/" ASPHALT IMPREGNATED FIBERBOARD JOINT ONTROL JOINT. FROST SLAB REFER TO STRUTURAL DRAWINGS FOR DETAIL MIN. 4' 0" OVERAGE REFER TO FLOOR PLAN (± 9' 0") OR WIDTH OF SIDEWALK TURNER FLEISHER TURNER FLEISHER ARHITETS IN. STLesmill Road Toronto çå anada ãpä OíU T elephone( QNS) QORJOOOO turnerfleischer.com This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work. ONRETE URB SETION 1 : 150 ' 0" 1/" ASPHALT IMPREGNATED FIBERBOARD JOINT ONTROL JOINT. SIZE OF DOOR/OPENING ' 0" REFER TO PLAN 3 PLAN DETAIL AT FROST SLAB 1 : 0 1 MOLOK WASTE SYSTEM N.T.S. NOTE: ONRETE BASES FOR LUMINAIRES TYPE "L1" LA" & "LB" TO BE SUPPLIED AND INSTALLED BY THIS ELETRIAL ONTRATOR. A 17mm POURED ON. SIDEWALK ON 15mm OMPATED "A" GRANULAR BASE MAX 1:0 SLOPE TYPIAL SIDEWALK EDGE OF SIDEWALK ONRETE URB ASPHALT PAVING BY OTHERS -4% BAK OF URB FAE OF URB BAK OF SIDEWALK 5% MAX 5% MAX 5% MAX VARIES 5% MAX URB TRANSITION DROPPED URB URB TRANSITION EDGE OF PAVEMENT VARIES, SEE NOTE A 610mm MIN TATILE WALKING SURFAE INDIATOR AND DEPRESSED URB VARIES TATILE WALKING SURFAE INDIATORS TO BE PLAED AS LOSE AS POSSIBLE TO BAK OF URB PEDESTRIAN ROSSING PAVEMENT MARKINGS -4%.0m TYP 1.7m MIN F.F.E MIN. 5' 0" TO EDGE OF SIDEWALK ONRETE URB 1/" ASPHALT IMPREGANTED FIBERBOARD JOINT ONTROL JOINT. SIDEWALK TO BE FLUSH AT ENRTANES AND SLOPE AWAY FROM BUILDING 5" SLOPED ONRETE SLAB SLOPE LAYERS OF " HIGH DENSITY INSULATION. EDGES STAGGERED Gr STOREFRONT DOOR 1/" JOINT FILLER 10Mx' 0" LONG REBAR 1' 4" O.. REFER TO STRUT. ONRETE FLOOR SLAB ON GRANULAR BASE SEE STRUT. " RIGID INSULATION TO T/O FOOTING REINFORED ONRETE FOUNDATION WALL & FOOTINGS REFER TO STRU. DWGS. NOTES: 1. ALL DIMENSIONS ARE IN MILLIMETERS OR METERS. TOP OF FOUNDATION SHALL BE TROWELLED SMOOTH & LEVEL. 3. LASS OF ONRETE SHALL BE 5mPa. ONRETE SHALL BE VIBRATED. 4.MINIMUM OF TWO SLEEVES REQUIRED FOR EAH ON. FOUNDATION UNLESS OTHERWISE SHOWN. 5. PROVIDE A 19 mm DIA. mm STEEL OPPER OATED GROUND ROD ADJAENT TO POLES AS SPEIFIED ON PLAN AND ONNET TO METAL POLE WITH BARE OPPER ONDUTOR. 6. ONTRATOR TO VERIFY OPENING SIZE IN POLE BASE PLATE PRIOR TO SETTING ONDUIT SLEEVES. ONTRATOR TO PROVIDE STRUTURAL ENGINEER APPROVAL FOR BASE DESIGN. 7. SUBJET TO SOIL ONDITIONS, REFER TO SOIL REPORT. 8. FORM RELEASE AGENT HAS BEEN FATORY APPLIED TO INSIDE SURFAE OF "ArtFORM" WRAPAROUND ALUMINUM OLOUR AENT BAND. (WHITE OLOUR) FIN. GRADE 50mm RIGID PV (REFER TO ELETRIAL) FIBRE FORM 'H' (REFER TO NOTE 7) 75 MIN. OVER TYPIAL ONRETE BASE FOR LUMINAIRE POLE LENGHT (M) BASE BURIAL DEPTH (M) LIGHTING POLE POLE BASE OVER LOK BOLTS LEVELING NUTS SIZE AND DEPTH TO BE ONFIRMED BY STRUTURAL ENGINEER REINF. ROD LENTGH (M) AST IN PLAE ARHITETURAL ONRETE BASE VIA 'KELLAMY 610R' "ArtFORM" BREAKAWAY FORM SUPPLIED BY "ArtFORMS INERNATIONAL IN." STOUFFVILLE, ONTARIO TEL. (905) GALVANIZED STEEL "J" BOLTS AS SUPPLIED BY MANUFATURER 50mm RIGID PV ONDUIT SLEEVE 915 RADIUS (REFER TO ELETRIAL) TO OF ONVENTIONAL FIBRE FORM AT 50 BELOW FINISHED GRADE 19mm RIGID ONDUIT SLEEVE FOR GROUND ONNETION AS REQUIRED & SPEIFIED SEE DWGS (REFER TO NOTE 5) 8 0M REINF. RODS & 10M TIES PER ONT. PROV. STD. DWG. OPSD B MAX 1:10 SLOPE TYPIAL INTERNAL RAMP / SIDEWALK 1670 (5' 6") MAINTAIN MINIMUM 1670mm X 1670mm LEVEL SURFAE AT BUILDING / UNIT ENTRANES SMOOTH TRANSITON BETWEEN RAMP AND SIDEWALK 1100 (3' 7") MAINTAIN MIN. 1100mm UNINTERRUPTED WIDTH FOR BARRIER FREE PATH OF TRAVEL ONRETE SIDEWALK MAX. SLOPE 1: (5' 6") SLOPED FLARED SIDE RAMP MAX. SLOPE 1: (' 0") FLARED SIDE SLOPED EDGE OF SIDEWALK DEPRESSED URB PATH & REPAIR ASPHALT PAVING AS REQUIRED SLOPED URB 1500 (4' 11") MINIMUM RAMP WIDTH SLOPED URB ONRETE URB URB SIDE 3mm MAX BRUSHED ONRETE FLARED SIDES ONFORMING TO GENERAL NOTE #5. mm-5mm 1mm-15mm BRUSHED ONRETE RAMP INLUDING TATILE SURFAE AS PER DETAIL DEPRESSED ONRETE URB AT ASPHALT HEIGHT 5mm±1 SMOOTH TRANSITION BETWEEN URB AND ADJAENT SURFAES MAX. 1/" HIGH BEVELLED 1: PATH & REPAIR ASPHALT PAVING AS REQUIRED ASPHALT PAVING ASPHALT IMPREGANTED FIBERBOARD JOINT FILLER DETAIL OF TATILE SURFAE SLOPE 5% MAX 55mm-63mm TATILE WALKING SURFAE INDIATOR ONRETE ROSS SETION OF TATILE WALKING SURFAE INDIATORS GENERAL NOTES: 1mm-15mm SIDEWALK SIDE 3mm MAX G1. SIDEWALK SLOPES TO BE 1/8" / FT. (1%) MAX. IN ALL DIRETIONS ALONG STOREFRONT, 1/4"/FT. (%) MAX. IN OTHER AREAS. G. EXPANSION JOINTS ARE TO BE AS SPEIFIED & AS LOATED ON ARHITETURAL DOUMENTS. G3. REINFORING TO BE AS PER STRUTURAL DOUMENTS. G4. ONRETE TO BE BROOM FINISHED AS PER ARHITETURAL SPEIFIATIONS. G5. ONSTRUTION OF URB RAMPS TO BE IN AORDANE WITH THE REQUIREMENTS IN PROVINE OF ONTARIO DESIGN OF PUBLI SPAES STANDARD PART IV.1 OF ONTARIO REGULATION 191/11. IT MUST HAVE TATILE WALKING SURFAE INDIATORS THAT: i) HAVE RAISED TATILE PROFILES, ii) HAVE A HIGH TONAL ONTRAST WITH THE ADJAENT SURFAE, iii) ARE LOATED AT THE BOTTOM OF THE URB RAMP, iv) ARE SET BAK BETWEEN 150mm AND 00mm FROM THE URB EDGE, v) EXTEND THE FULL WIDTH OF THE URB RAMP, AND vi) ARE A MINIMUM OF 610mm IN DEPTH NOTES: 1. WHERE SIDEWALK IS ONTINUOUSLY ADJAENT, REDUE THE DROPPED URB AT ENTRANES TO 3".. FOR SLIPFORMING PROEDURE A 5% BATTER IS AEPTABLE. A. TREATMENT AT ENTRANES SHALL ONFORM WITH OPSD B. OUTLET TREATMENT SHALL ONFORM WITH OPSD 610 SERIES. THE LENGTH OF TRANSITION FROM ONE URB TYPE TO ANOTHER SHALL BE 3.0M, EXEPT IN ONJUNTION WITH GUIDE RAIL, IT SHALL ONFORM TO OPSD 900 SERIES :1 BEVEL 6 BIKE RAK DETAIL N.T.S. 1500mm VARIES 1000mm 600mm VARIES SIGNAGE VARIES, REFER TO SIGNAGE KEY PLANS FOR ARTWORK, PLAEMENT & QUANTITY 45MM SQUARE BREAKAWAY INGROUND SIGN POST, GALVANIZED 1 GAUGE STEEL TUBING BREAKAWAY POINT NEW OR ORE DRILLED HOLE FOR LOATION ONRETE OR ASPHALT GRADE 51MM SQUARE ANHOR SLEEVE 7 FROST SLAB SETION 1 : 0 A NON FREEZE GROUND HYDRANT SALE: 1/" = 1' 0" PREAST ONRETE ELETRIAL HANDHOLE WITH OVER AS ANUFATURED BY 'BROOKLIN ONRETE' MODEL No. BP 11.0 WEATHERPROOF REEPTALE (REFER TO ELETRIAL DRAWINGS AND SPEIFIATIONS) NIKEL BRONZE BOX AND HINGED LOKING OVER AND 'T' HANDLE KEY. SLOPE NON FREEZE GROUND BRONZE HYDRANT ENASE TYPE. PREAST ONRETE HANDHOLE FOR B OUTDOOR ELETRI ONDUITS SALE: 1/" = 1' 0" 457 MIN 5' - 0" DEPTH OF BURY 76 SLOPE POURED ONRETE URB WATER SUPPLY PIPE FROM SOURE POURED ONRETE " ELETRIAL ONDUIT FROM STORE 4" THIK POURED ONRETE PAD. 119 ONRETE URB REFER TO FLOOR PLAN & SITE PLAN FOR EXAT LOATIONS & DIMENSIONS. PLAN SALE: 1/" = 1' 0" B 119 A PREAST ONRETE ELETRIAL HANDHOLE WITH OVER AS MANUFATURED BY 'BROOKLIN ONRETE' MODEL No. BP 11.0 Tel: Tel: NON FREEZE FLUSH TYPE GROUND HYDRANT ENASED TYPE ALL BRONZE SEAT AND PARTS. HINGED LOKING OVER AND 'T' HANDLE KEY. (REFER TO MEHANIAL DRAWINGS AND SPEIFIATIONS) MODEL #Z1360 AS MANUFATURED BY 'ZURN INDUSTRIES LIMITED' 3544 Nashua Drive, Mississauga, Ontario, L4V 1L Tel: Fax: : URB RAMP WITH TATILE PLATES 1 : TYPIAL TRAFFI SIGN 1 : 0 11 GARDEN ENTRE SERVIE ONNETION N.T.S. STRIPE OLOUR (TYP.) DISABLED PARKING SIGN 03 DISABLED PARKING SIGN 10 A A SYMBOL SIGN DESRIPTION 4' 0" 4' 0" FROM TOP OF GRADE BELOW FINISHED GRADE KEEP BELOW FROST LEVEL PAINTED ONRETE TOPPING 8" ø OUTSIDE STEEL PIPE FILLED WITH ONRETE SET INTO SONO TUBE BASE NOTE: BOLLARDS TO BE BE PAINTED YELLOW: PARA PAINT '8 MPI' OR EQUAL. SAMPLE OULOUR TO BE APPROVED BY ONSULTANT. TOP OF ASPHALT OR ONRETE PAVING ' 0" DIA. ONRETE SONO TUBE BASE mm ENTER OF PARKING ROW TO ENTER OF PARKING ROW 5500 mm 6700 mm REFER TO SITE PLAN DRIVE AISLE REFER TO SITE PLAN REFER TO SITE PLAN FOR END ONDITION (00mm LINE OR HATHED PAINTED ISLAND) NOTES: 700 mm REFER TO SITE PLAN HANDIAP SYMBOL PAINTED YELLOW TYPE 'B' 400 mm REFER TO SITE PLAN 1. REFER TO SITE PLAN FOR SPEIFI PROJET SITE PLANNING DIMENSIONS.. ALL PARKING LOT LINE STRIPING TO BE PAINTED WITH PARA PAINT '8 MPI YELLOW' OR EQUAL. OLOUR SAMPLE TO BE APPROVED BY LPL. 104 STRIPES ON 45 ANGLE 1500 mm 130 REFER TO SITE PLAN 189 HANDIAP SYMBOL PAINTED YELLOW TYPE 'A' 3400 mm REFER TO SITE PLAN 104 A B D E F G H BY PERMIT ONLY TOW AWAY ZONE ON DRIVEWAY LOADING ZONE "STOP" SIGN Ra 1 (600x600)mm WHITE REFL. LEGEND & BORDER, RED REFL. BAKGROUND "DISABLE PARKING PERMIT" SIGN Rb 93 (300x450)mm RED REFL. INTERDITORY SYMBOL, BLUE REFL. SYMBOL OF AESS & SYMBOL BORDER, BLAK SYMBOL, LEGEND & BORDER, WHITE REFL. BAKGROUND "FIRE ROUTE" SIGN (300x450)mm RED REFL. INTERDITORY SYMBOL, BLAK SYMBOL, WHITE REFL. "FIRE ROUTE" ON BLAK BAKGROUND, BLAK LEGEND & BORDER, WHITE REFL. BAKGROUND "LOADING ZONE" SIGN (300x450)mm RED REFL. INTERDITORY SYMBOL, BLAK SYMBOL, LEGEND & BORDER, WHITE REFL. BAKGROUND "ROSS OTHER SIDE" SIGN Ra 9A (300x450)mm RED REFL. INTERDITORY SYMBOL, BLAK SYMBOL, LEGEND & BORDER, WHITE REFL. BAKGROUND "LEFT TURN ONLY" SIGN Rb 41 (600x600)mm WHITE REFL. SYMBOL ON BLAK BAKGROUND, WHITE REFL. BORDER, BLAK BAKGROUND "RIGHT TURN ONLY" SIGN Rb 4 (600x600)mm WHITE REFL. SYMBOL ON BLAK BAKGROUND, WHITE REFL. BORDER, BLAK BAKGROUND "LEFT/RIGHT TURN ONLY" SIGN Rb 45 (600x600)mm WHITE REFL. SYMBOL ON BLAK BAKGROUND, WHITE REFL. BORDER, BLAK BAKGROUND ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR ISSUED FOR OORDINATION AR # DATE DESRIPTION BY PROJET DRAWING 85 OXFORD STREET EAST LONDON, ONTARIO DETAILS PAGE 8 BOLLARD DETAIL 1 : 5 9 PARKING DETAIL 1 : ALL PARKING DIMENSIONS SHOWN ARE MINIMUM. ONFIRM REQUIRED SIZES WITH LOAL AUTHORITY HAVING JURISDITION. AEPTABLE MANUFATURER: SUREGUARD SHIELD (/W SUREGUARD "SURE SEAL" INSTALLATION KIT.) SIZE: 178mm x 1067mm OLOUR: YELLOW AS MANUFATURED BY "SUREGUARD SEURITY PRODUTS (ADAM ULIAS) PO. BOX 10, 80 VITORIA ST. N, KITHENER, ONT. NG 4G8 PH: (519) FX: (519) E MAIL: AULIAS@SUREGUARD.A BY PERMIT ONLY "DISABLE PARKING PERMIT" SIGN Rb 93 (300x450)mm RED REFL. INTERDITORY SYMBOL, BLUE REFL. SYMBOL OF AESS & SYMBOL BORDER, BLAK SYMBOL, LEGEND & BORDER, WHITE REFL. BAKGROUND A DISABLED PARKING SIGN I J K "PROEED WITH AUTION" SIGN Wa Pw (300x600)mm BLAK SYMBOL, LEGEND & BORDER, AUTON YELLOW REFL. BAKGROUND "DO NOT ENTER" SIGN Rb 19 (600x600)mm RED REFL. LEGEND, BLAK BORDER, WHITE REFL. BAKGROUND "ONE WAY" SIGN Rb 1 (300x900)mm WHITE REFL. LEGEND & BORDER, BLAK BAKGROUND PROJET NO R PROJET DATE DRAWN BY AR HEKED BY PP SALE As indicated DRAWING NO.

23 SOD SOD KEY MAP PATIO RETAIL '' RETAIL 'D1' RETAIL 'D' SOD PLANT MATERIAL SOD EXTENT OF SPA SOD SOD DEORATIVE ARMOURSTONE - SEE PAGE L-3 FOR LAYOUT & DETAIL SOD SOD SOD LEGEND SOD RETAIL 'B' EXTENT OF SPA SOD SOD LANDSAPE PLAN 'A' EXTENT OF SPA

24 TURN ER FLEIS HER T URNER FLEISHER ARHITETS IN. ST Lesmill Road Toronto çå anada ãpä OíU Telephone(QNS) QORJOOOO turnerfleischer.com This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work # DATE ISSUED FOR OORDINATION ISSUED FOR REVIEW ISSUED FOR REVIEW ISSUED FOR REVIEW DESRIPTION PROJET 85 OXFORD STREET EAST LONDON, ONTARIO DRAWING RETAIL B PERSPETIVE PROJET NO R PROJET DATE DRAWN BY R HEKED BY JK SALE DRAWING NO. A 6.0 AR AR R R BY

25 EXTERIOR FINISH & OMPONENT SHEDULE MATERIAL DESRIPTION AREA T/O HIGH PARAPET 838 T/O LOW PARAPET 7163 T/O STEEL A 6.1 FFE EAST ELEVATION 1 : BR1 BR E4 FL1 E3 FL1 E4 BR1 BR BR E4 BR BR E4 E BR1 E GL1 E5 E BL1 GL1 E E BL1 E E E1 BL1 E BL1 BR1 BR FL1 GL1 ONRETE BLOK BASE PRODUT: NOBLE ARHITETURAL BLOK OLOUR: 'HAROAL' FINISH: BUFF W/ SEALER MORTAR OLOUR: NATURAL GREY HANSON BRIK OLOUR: 'SIERRA SANDSTONE SMOOTH' MORTAR OLOUR: NATURAL GREY BRIK SOLDIER OURSE PRODUT: NOBLE ARHITETURAL BLOK OLOUR: 'HAROAL' FINISH: BUFF MORTAR OLOUR: NATURAL GREY MANUFATURER: PERMAON GROUP PREFINISHED METAL FLASHING OLOUR: LEAR ANODIZED DOORS AND WINDOW FRAMES: ATEGORY: ALUMILITE LEAR ANODIZED FINISH OLOUR: #17 LEAR MANUFATURER: KAWNEER 0 SF 1369 SF 3 SF 680 NOT SF APPLIABLE 918 SF SP1 SPANDREL GLASS 135 SF OLOUR: TO MATH SIO # 'SKETH' G.. TO PROVIDE SAMPLE FOR APPROVAL E1 H.M. DOOR & FRAME 143 NOT SF APPLIABLE E LIGHT FIXTURE 73 NOT SFAPPLIABLE E3 ILLUMINATED AWNING 1143 NOT APPLIABLE SF E4 SIGNAGE 154 NOT APPLIABLE SF E5 ANOPY 188 NOT SF APPLIABLE TURNER FLEISHER TURNER FLEISHER ARHITETS IN. STLesmill Road Toronto çå anada ãpä OíU T elephone( QNS) QORJOOOO turnerfleischer.com This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work. N A T/O HIGH PARAPET 838 T/O LOW PARAPET 7163 T/O STEEL BR1 BR E3 E4 BR1 E3 E4 BR BR1 E3 E4 BR FL1 BR E4 BR1 EXIT FFE E BL1 SP1 E GL1 E BL1 GL1 E GL1 E A A-6.1 T/O HIGH PARAPET 838 T/O LOW PARAPET 7163 T/O STEEL FL1 E BR E RETAIL B (±1,000 S.F.) F.F.E M (130' 0") FFE E BR BL1 BR1 EXTENT OF SREEN WALL BL1 DASHED LINE DENOTES LOADING RAMP BEYOND BL1 BR (87' 4") EXIT EXIT A 6.1 SOUTH ELEVATION 1 : A 6.1 NORTH ELEVATION 1 : 100 LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF ANOPY ABOVE ENTRANE ISSUED FOR OORDINATION AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW R ISSUED FOR REVIEW R # DATE DESRIPTION BY T/O HIGH PARAPET 838 T/O LOW PARAPET 7163 T/O STEEL BR BR1 FL1 BR E4 BR BR1 BR E4 BR BR1 E4 BR PROJET 85 OXFORD STREET EAST 838 A-6.1 LONDON, ONTARIO 6756 DRAWING RETAIL B ELEVATIONS 4 A 6.1 FFE WEST ELEVATION 1 : 100 E E E E E BL1 E E E1 BR BL1 E 5 A 6.1 RETAIL B FLOOR PLAN 1 : 100 PROJET NO R PROJET DATE DRAWN BY R HEKED BY JK SALE 1 : 100 DRAWING NO. A 6.1

26 TURNER FLEISHER TURNER FLEISHER ARHITETS IN. STLesmill Road Toronto çå anada ãpä OíU T elephone( QNS) QORJOOOO turnerfleischer.com This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work ISSUED FOR OORDINATION AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW R ISSUED FOR REVIEW R # DATE DESRIPTION BY PROJET 85 OXFORD STREET EAST LONDON, ONTARIO DRAWING RETAIL & D PERSPETIVE PROJET NO R PROJET DATE DRAWN BY R HEKED BY JK SALE DRAWING NO. A 6.0

27 EXTERIOR FINISH & OMPONENT SHEDULE MATERIAL DESRIPTION AREA T/O HIGH PARAPET 7315 T/O MID PARAPET 6807 T/O LOW PARAPET 699 T/O STEEL 5486 T/O GLAZING PNL1 E3 BR1 E4 SD1 FL1 E3 PNL1 FL1 E3 E4 BL1 BR1 FL1 GL1 PNL1 PNL SD1 SHOULDIE ONRETE BLOK OLOUR: OLBY TAPESTRY WATSONTOWN BRIK OLOUR: REGENY SMOOTH TYPE 8 AP FLASHING OLOUR: HAROAL GLAZED DOORS AND WINDOWS MULLION OLOUR: BLAK AL 13 OLOUR: WHITE AL 13 LINE V LINE OLOUR: MOHA METAL SIDING VIWEST AD300 OLOUR: PEBBLE KHAKI SF 143 SF NOT 1 SFAPPLIABLE 178 SF 114 SF 387 SF 90 SF SP1 SPANDREL GLAZING 85 SF OLOUR: GRAY E1 DRIVE THRU PIK UP WINDOW NOT 8 SFAPPLIABLE E LIGHT FIXTURES NOT 19 SFAPPLIABLE WALL MOUNTED LED BOX E3 SIGNAGE NOT 1408 APPLIABLE SF E4 METAL ANOPY (OPEN) NOT 998 SF APPLIABLE TURNER FLEISHER TURNER FLEISHER ARHITETS IN. STLesmill Road Toronto çå anada ãpä OíU T elephone( QNS) QORJOOOO turnerfleischer.com This drawing, as an instrument of service, is provided by and is the property of Turner Fleisher Architects Inc. The contractor must verify and accept responsibility for all dimensions and conditions on site and must notify Turner Fleischer Architects Inc. of any variations from the supplied information. This drawing is not to be scaled. The architect is not responsible for the accuracy of survey, structural, mechanical, electrical, etc., information shown on this drawing. Refer to the appropriate consultant's drawings before proceeding with the work. onstruction must conform to all applicable codes and requirements of authorities having jurisdiction. The contractor working from drawings not specifically marked 'For onstruction' must assume full responsibility and bear costs for any corrections or damages resulting from his work N A-6.1 F.F.E m 0 BL1 GL1 GL1 E BL1 E BL1 GL1 1 A 6.1 WEST ELEVATION 1 : 50 LINE OF ANOPY ABOVE T/O HIGH PARAPET 7315 T/O MID PARAPET 6807 T/O LOW PARAPET 699 T/O STEEL 5486 T/O GLAZING 3658 F.F.E m 0 A 6.1 T/O HIGH PARAPET 7315 T/O MID PARAPET 6807 T/O LOW PARAPET 699 T/O STEEL 5486 T/O GLAZING 3658 NORTH ELEVATION 1 : FL1 PNL1 E4 PNL FL1 SP1 BL1 E E PNL1 E3 BR1 FL1 FL1 E3 GL1 BL1 E4 BR1 A ENTRANE ENTRANE LINE OF ANOPY ABOVE LINE OF ANOPY ABOVE RETAIL (±,000 S.F.) F.F.E M RETAIL D.1 (±900 S.F.) F.F.E M 1833 (4' 1") 1186 (40' 0") 515 (8' 6") DRIVE THRU PIK UP WINDOW M+E ROOM (±150 S.F.) LINE OF ANOPY ABOVE 4 A-6.1 EXIT F.F.E m 0 ENTRANE 3 A 6.1 SOUTH ELEVATION 1 : 50 BL1 GL1 E RETAIL D. (±1,000 S.F.) F.F.E M T/O HIGH PARAPET 7315 T/O MID PARAPET 6807 T/O LOW PARAPET E3 FL1 BL1 E3 SD1 FL1 PNL1 PNL FL1 E ISSUED FOR OORDINATION AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW AR ISSUED FOR REVIEW R ISSUED FOR REVIEW R # DATE DESRIPTION BY T/O STEEL T/O GLAZING A 6.1 RETAIL & D FLOOR PLAN 1 : 50 PROJET DRAWING 85 OXFORD STREET EAST LONDON, ONTARIO RETAIL + D ELEVATIONS 3658 PROJET NO R PROJET DATE DRAWN BY R F.F.E m 0 4 A 6.1 EAST ELEVATION 1 : 50 E SP1 E4 E E1 BL1 SP1 E4 BL1 HEKED BY JK SALE 1 : 50 DRAWING NO. A 6.1