URBAN DESIGN BRIEF PROPOSED TOWNHOUSE COMPLEX 299 TARTAN DRIVE, LONDON ON December 2013
TABLE OF CONTENTS 3.0 Neighbourhood Character Statement... pg. 14 1.0 Land Use Planning Context...... pg. 1 1.1 Subject Lands... pg. 1 1.2 Proposed Development... pg. 1 1.3 Design Goals & Objectives... pg. 1 1.4 Design Response to City Documents... pg. 2 4.0 Compatibility Report... pg. 16 4.1 Built Form Elements... pg. 16 4.2 Massing and Articulation... pg. 17 4.3 Architectural Treatment... pg. 17 1.4.1 City of London Official Plan Urban Design Guidelines... pg. 2 1.4.2 City of London Official Plan Residential Policies... pg.4 LIST OF FIGURES 1.5 Spatial Analysis... pg. 5 Figure A: 400m Map... pg.6 1.5.1 Community Context 400m... pg. 7 1.5.2 Community Context 800m... pg. 7 2.0 Design Principles & Design Responses... pg. 12 2.1 Conceptual Design... pg. 12 2.2 Landscape Design... pg. 12 2.3 Public Realm... pg. 13 2.4 Sustainability... pg. 13 Figure B: 800m Map... pg. 9 Figures 1 8: Street View Images... pgs. 10 & 11 Figures 9 12: Neighbourhood Character Images... pg. 15 APPENDIX Zoning Map Official Plan Map Preliminary Site Plan 3 D Renderings Building Elevations Urban Design Brief: Proposed Townhouse Development, 299 Tartan Drive (City of London ON) i
SECTION 1 LAND USE PLANNING CONTEXT 1.1 Subject Lands The subject lands are located on the south side of Tartan Drive between Aberdeen Drive and Bowcott Crescent (west of Veterans Memorial Parkway). The frontage of the site is 104.3m (342.2ft) and the area is 0.55ha (1.35ac). The site is presently vacant and has not been previously developed. There are no significant natural heritage features or cultural resources associated with the site or the lands that directly abut it. To the north, the site is directly across the Canadian head office of 3M Canada. However, the 3M buildings are set back a considerable distance from Tartan Drive. Directly south of the subject lands is a neighbourhood park. The neighbourhood park is typically accessed from Bournemouth Drive. To the west is a residential subdivision comprised of single detached dwellings and part of the larger Bonaventure Community built in the 1980 s and 90 s. Although medium density in nature, the proposed units would be in keeping with the height and scale of the existing dwellings in the neighbourhood. As such, there is no expected loss of residential or visual amenity, and the privacy of neighbouring dwellings will be maintained. To the immediate east is an office building occupied by the London Construction Association, which would be an adjacent compatible land use. 1.2 Proposed Development A 15 unit residential standard phased condominium townhouse development is proposed. The units would be distributed in 3 blocks 2 blocks with an east west orientation (facing each other) and 1 block with a north south orientation. All units would be one storey in height and with basements. However, the east west oriented blocks (units 1 to 9) would be of a larger size than the north south oriented block (units 10 15). Excluding garages (3.7m x 6.1m), Units 1 to 9 would have a ground floor area of 173.8m 2 (1353.7 ft 2 ), while units 10 to 15 would have a ground floor area of 107.1m 2 (1152.8 ft 2 ). Each unit would typically have at least 2 bedrooms and would have 2 parking spaces (private one car garage and an external parking space). Every unit would have its own private amenity outdoor living area. Common elements would include shared open space, and a private driveway providing ingress and egress to and from the site from Tartan Drive. The units would primarily be geared towards older couples and retirees. 1.3 Design Goals & Objectives The design objectives of the proposed development are to create a low density residential development that: 1
is in keeping with the urban design guidelines of the City of London Official Plan, and respects the architecture of the Bonaventure Community; 1.4.1 City of London Official Plan Urban Design Guidelines 1) 11.1.1 iv) High Design Standards: is compatible with existing low density residential development to the south and provides an appropriate transition in built form going from office uses to the west to single detached dwellings to the east; Emphasis will be placed on the promotion of a high standard of design for buildings to be constructed in strategic or prominent locations such as within, and at the perimeter of, the Downtown, near the edge of the river valleys, or along the major entryways to the City. visually enhances the existing streetscape along Tartan Drive; contributes to the residential vitality of the neighbourhood; and utilizes landscaping features to enhance the visual amenity of the site and provide appropriate screening. 1.4 Design Response to City Documents The design policies relevant to the proposed development are taken from the City of London Official Plan. The subject lands are designated Low Density Residential in the City of London Official Plan. Design related policies that are relevant to the proposed development are outlined below: The site is in close proximity to Veterans Memorial Parkway (VMP) which is a major gateway into the City, and the proposed development would be the first residential development upon entering Tartan Drive from VMP. Further, the site also directly abuts a neighbourhood park. Given the importance of the location the proposed cluster townhouses would be designed with attractive materials, and respect all applicable urban design and site plan requirements to ensure high design standards are met. The development would be designed to promote compatibility among land uses in terms of scale and intensity of use, and would ensure the site and building design are attractive, functional, and sensitive to the scale and character of surrounding land uses. 2
2) 11.1.1 v) Architectural Continuity: The massing and conceptual design of new development should provide for continuity and harmony in architectural style with adjacent uses... The massing of the proposed townhouse blocks, as well as the materials which are being applied, are in keeping with neighbouring residential dwellings to the south of the subject lands. The use of similar materials and harmony in architectural styles is shown in the pictures of surrounding residences provided under the Spatial Analysis section of this Urban Design Brief. 3) 11.1.1 x) Landscaping: Landscaping features would be applied throughout the site to enhance building areas and setbacks particularly along Tartan Drive. Further, landscaping would be applied to increase privacy and screen parking. 4) 11.1.1 xi) Building Positioning: Where a proposed development consists of a grouping of buildings, the buildings should be positioned to define usable and secure open space areas on the site and to afford a reasonable measure of privacy to individual dwelling units. The layout of the cluster townhouse blocks will provide desirable privacy for residents, while delineating usable open space and maximizing the land use efficiency of the site. Landscaping should be used to conserve energy and water, enhance the appearance of building setback and yard areas, contribute to the blending of new and existing development and screen parking, loading, garbage and service facilities from adjacent properties and streets. 5) 11.1.1 xiii) Parking and Loading Facilities: Parking and loading facilities and driveways should be located and designed to facilitate maneuverability on site, between adjacent sites where appropriate, and to reduce the traffic flow disruption resulting from turning movements to and from the property. 3
The road layout of the site has been designed to ensure fire route access to all buildings, and minimum traffic disruption getting to and from the site. Further, adequate parking has been provided for all residents. In addition, the narrower, but standard 6.7m, width of the site's internal road layout acts as a traffic calming measure. 6) 11.1.1 xv) Outdoor Space: For multiple forms of low rise residential development, such as row housing, each unit should be provided with adequate and clearly defined outdoor living space. Clearly defined outdoor living space would be provided for each unit. Privacy fences will be installed between units where appropriate. 1.4.2 City of London Official Plan Residential Policies With respect to the City's residential policies, the proposed development supports a number of the general residential policies of the Official Plan including: 1) Section 3.1.1 ii) Support the provision of a choice of dwelling types according to location, size, affordability, tenure, design, and accessibility so that a broad range of housing requirements are satisfied. 2) Section 3.1.1 iii) Support the distribution of a choice of dwelling types by designating lands for a range of densities and structural types throughout the City. 3) Section 3.1.1 v) Direct the expansion of residential development into appropriate areas according to availability of municipal services, soil conditions, topographic features, environmental constraints; and in a form which can be integrated with established land use patterns. 4) Section 3.1.1 vii) Minimize the potential for land use compatibility problems which may result from an inappropriate mix of: low, medium 4
and high density housing; higher intensity residential uses with other residential housing or residential and non residential uses. 5) Section 3.1.1 viii) subject lands and neighbouring land uses are also provided. In addition, the Official Plan Land Use Schedule of the area is included in the Appendix, as well as a zoning map of the subject lands and surrounding area. Support the provision of services and amenities that enhance the quality of the residential environment. 6) Section 3.1.1 x) Promote residential development that makes efficient use of land and services. 1.5 Spatial Analysis As was mentioned earlier, the site is within the Bonaventure Community area which is a relatively new residential area of the City. The proposal is in keeping with the City of London Zoning Bylaw, and is conformity with the City of London Official Plan, and as such, has followed the City's preference of establishing low density housing in this area. Such a development is respectful of surrounding residential and office land uses. Maps showing the subject lands and surrounding land uses within a 400m and 800m radius are provided below (Figures A & B). Street view images of the 5
Figure A: 400m Map (City of London, 2013) 6
1.5.1 Community Context 400m The subject lands are directly along Tartan Drive (Figures A and B). The residential development to the west of the subject lands is well established and will continue to maintain its low density residential nature in the foreseeable future. Likewise, the neighbourhood park to the south will remain as is. Developed lands further south of the park are also low density residential in nature with primarily single detached dwellings. Although there is a woodlot further south of the park as well, this is not considered to be environmentally significant. To the direct east of the subject lands is the London District Construction Association office building, and then further east at the intersection of Tartan Drive and VMP is the North American headquarters and manufacturing operation for the Starlim company. This branch of the Starlim corporation specializes in custom liquid silicone rubber (LSR) moulding for health care and automotive industries. As was mentioned earlier,to the north is the 3M Candian office headquarters. Like Starlim, the 3M buildings are set back a considerable distance from the street with large parking lots in the front. While there has been limited consideration provided by previous developments for the interface between the business park and the adjacent residential community, the planned development will respect surrounding non residential uses, while being sensitive to adjacent low density residential development. 1.5.2 Community Context 800m There is a continuation of similar land uses moving from the 400m to 800m buffer area. Farther west and south is more low density residential development but interspersed are some higher density forms of housing such as townhouses and low rise apartments. It should be noted that there are two schools John P Robarts Public School (junior kindergarten to grade 8, approximately 625 students) and the Holy Family Catholic School (junior kindergarten to grade 8, approximately 163 students) in the general area. As the 3M site is quite large, there are no additional developed lands further north within 800m, but further east along Tartan Drive and past VMP are a number of office and light industrial uses. Given the relatively small size of the proposed development there is not anticipated to be a significant impact to the predominant land uses in this area. A brief outline of each image highlighted in Figures A and B is as follows: Figure 1 south to north view from site Figure 2 north to south view into site 7
Figure 3 east to west view along Tartan Drive Figure 4 west to east view along Tartan Drive Figure 5 westerly view of Tartan Drive from VMP Figure 6 north to south view of London District Construction Association (LDCA) site from Tartan Drive Figure 7 north to south view of adjacent westerly residential properties on Tartan Drive Figure 8 west to east view of park from Bournemouth Drive 8
Figure B: 800m Map (City of London, 2013) 9
Figure 1 Figure 3 Figure 2 Figure 4 10
Figure 5 Figure 7 Figure 6 Figure 8 11
SECTION 2 DESIGN PRINCIPLES & DESIGN RESPONSES 2.1 Conceptual Design In addition to the design objectives stated earlier, the design of the proposed cluster townhouse development is intended to: provide attractive and affordable housing that supports the residential vitality of the area; create an appropriate transition in land use from west (office uses) to, east (low density residential land uses); create residential densities that efficiently use land, resources, and infrastructure; and encourage the desirable growth of the Bonaventure Community. Conventional materials such as brick, siding, and asphalt shingles would be applied in the proposed residential development, and would create a quality and visually appealing residential environment for residents of the townhouse complex. The choice and colour of materials that would be used are similar to dwellings east and south of subject lands, and are appropriate for the building type proposed as well as the scale of the development. Also, the massing and scale of the proposed development remains at a comfortable 1 storey "human" scale which is compatible with the surrounding low density residential land uses. The proposed development recognizes the importance of the public realm and in turn will ensure a consistent and visually pleasing street wall for pedestrians through the use of appropriate buildings setbacks, functional and aesthetic landscaping, avoiding garage projections, and utilizing suitable detailed design elements (particularly for end/corner units). The overall layout of the site will successfully integrate the development with surrounding land uses. 2.2 Landscape Design The planned landscaping for the site would incorporate several planting applications in response to the context, spatial conditions and aesthetic requirements. A variety of suitable deciduous street tree species of medium size could be planted along the front of the property to help enhance and define the proposed development. Linear planting beds of low flowering deciduous shrubs may anchor the ends of the buildings and there may also be planting beds in the 12
fronts of units with a combination of perennials, shrubs and ornamental grasses. Within the development the grades would be made similar and appropriate screening and landscaping would afford sufficient privacy. Over viewing into rear yards of existing neighbouring single detached dwellings would be mitigated through appropriate screening and landscaping as well. A wooden privacy fence of up to 1.8m in height would be applied along the boundary of the site. water efficient landscaping; use high efficiency glazing; utilize recycled content in building materials (re claimed brick, etc.); use regional materials and services; 2.3 Public Realm use low V.O.C. emitting materials; The public realm of the site would be of a high quality for residents of the site. The application of landscape features, and also privacy fences would allow residents to enjoy outdoor amenity space while maintaining their individual privacy. The use of generous landscaping along the front of the subject lands would enhance the public realm interface along Tartan Drive, and help maintain both a visual and physical connection to the larger community. 2.4 Sustainability A number of environmental and sustainability measures are being considered for the proposed development. The most feasible measures include: utilize natural ventilation; exceed required indoor air quality performance; and incorporate passive design elements to decrease heating and cooling requirements. The use of a number of the aforementioned sustainability measures in conjunction with the implementation of the City's urban design and site plan standards for the proposed development will create attractive and affordable housing that is functionally, aesthetically, and environmentally of the highest quality. 13
3.0 Neighbourhood Character Statement As was mentioned earlier, the subject lands fall within the Bonaventure Community. The Bonaventure community is one of several residential communities within the Argyle District, commonly referred to as East London which is bounded by Oxford Street to the north, CN train tracks to the south, VMP to the East, and Highbury Avenue to the west. Residential development in the Bonaventure Community largely occurred in the 1980 s and 1990 s. The residential character of the area is characterized by single family detached homes, which are most commonly one storey in height, and often designed with modern Victorian architectural elements. Residential lots in this area are smaller and typically have lot frontages between 10.5m to 13.7m (35ft to 45 ft). Ubiquitous features in this neighbourhood are asphalt shingles, brick, and siding. Further, nearly all houses have pitched roofs and garages which project out from the main building wall. Garages are almost always attached and are most often single car garages. Brown, red and neutral coloured brick are commonly used in these homes. While not frequently found, some homes do have front porches that face the road. There is consistently a uniform front yard setback on most residential streets in the neighbourhood which helps create strong street walls. Also, due to the relatively small size of the lots, side yard setbacks are generally narrow, creating a more intimate and compact neighbourhood. In keeping with the residential character of the area and ensuring the pedestrian scale of the neighbourhood is respected, the design of the future development would pay attention to height, built form, massing, building material and other architectural elements such as doors, windows, and roof lines. Further, the landscaped area would be well maintained with trees and other landscape features including fences, and possibly hedges to delineate private space. It should be noted that houses in this area are generally very well maintained. Similarly the streets and sidewalks are also well maintained and the streetscapes are neatly lined with small to medium sized trees. Although an infill development, the proposal would maintain and contribute to the high quality residential streetscape of the area by being designed appropriately and sensitively to surrounding land uses. Pictures of neighbouring properties are shown below: 14
Figure 9 Figure 11 Figure 10 Figure 12 15
4.0 Compatibility Report The purpose of a compatibility report is to demonstrate that the proposed project is sensitive to, compatible with, and a good fit within the existing surrounding neighbourhood based on, but not limited to, a review of both existing and proposed built form, massing and architectural treatments. An initial concept for the proposal, as well as an overview of the design responses to built form elements, massing and articulation, and architectural treatment are provided below. The concept illustrated in the site plan and renderings provided in the Appendix take into account City policy, regulation and guidelines for infill development. The final and specific site and building design would be determined through the Site Plan Control process. 4.1 Built Form Elements The local neighbourhood is comprised of homes with many common features as outlined above. Most homes are modest, one storey single detached dwellings which are situated on smaller lots with relatively narrow frontages. In turn, the height of these homes tends to be one storey and the housing styles are fairly consistent. Also, single driveways and one car garages are the norm. Despite protruding garages, most houses have a strong street presence thanks in large part to consistent front yard setbacks and well maintained and landscaped front yards. While being in a unique location with a variety of surrounding land uses, the proposal would not significantly impact on any neighbours due to the planned setbacks and substantial landscaping (trees and fencing) along the property lines. Given the surrounding residential built form elements, and their general consistency, the proposal will follow suite in architectural style and scale, as well as landscaping, and will maintain the low residential density of the area. However, unlike many surrounding homes, there will be three notable differences: (1) garages would not protrude from the main wall of the building, (2) where the end walls of units face the street, the end walls will be designed to resemble a conventional front building façade, and (3) given the multiunit form of development, greater emphasis will be placed on 16
matters such as fire route access, accessible design, noise mitigation and other site plan related considerations. Due to the layout and size of the subject lands, parking areas would be in the front yards of the units but would be softened through landscaping. 4.2 Massing and Articulation The massing of the proposed townhouse blocks and their orientation to the street is important for a connection to the larger neighbourhood and contributing to the public realm. There will be a townhouse block which faces Tartan Drive, and end walls of units that are oriented east west will be treated to resemble front facades. While the lot is big enough to permit a 2 storey main mass for each townhouse block, it was felt, that for privacy, potential shadowing, and respecting the massing of surrounding residences, that a 1 storey main mass would be more appropriate. As the masses of the units would be linked, the units will be designed to ensure that will be consistency in the rhythm at grade openings. Like surrounding residential dwellings, pitched roofs would be used for each unit to help break up the roof mass and reinforce the character of the neighbourhood. 4.3 Architectural Treatment The architectural treatment for the proposed townhouse development is illustrated in the attached elevations. Like surrounding residences, brick, siding, and asphalt shingles will be used. Likewise windows and doors will be designed and oriented to help create an attractive street presence. The chosen materials are reflective of the larger neighbourhood and would defer to the established residential character of Tartan Drive and surrounding residential streets. Like much of the local architecture seen in the Bonaventure Community, the architectural treatment applied to the proposed development would promote an intimate and comfortable residential setting. The selected materials will be durable and of high quality, and follow a colour palette which is in harmony with adjacent residential properties, thereby complimenting and contributing to the public realm of Tartan Drive. 17
APPENDIX Zoning Map Official Plan Map Preliminary Site Plan 3 D Renderings Building Elevations Urban Design Brief: Proposed Townhouse Development, 299 Tartan Drive (City of London ON) i
CONCEPT SKETCH PROPOSED DEVELOPMENT 299 TARTAN DRIVE CITY OF LONDON LEGEND: EXISTING UTILITY POLE MAIN ACCESS TO UNIT DRIVEWAY DECK SCALE - 1:500 NOTE: DATE: OCT. 2013
PRE-FINISHED ALUMINUM FLASHING + SOFFIT (TYP) 1'-0" 2 7/8" T/O ROOF 20' - 8 23/32" 10' - 3" 1'-0" 3" 20' - 2 1/2" STONE CORNICE (TYP) U/S CEILING 10' - 5 5/8" 9' - 11 1/2" BRICK QUOINS (TYP) T/O FND WALL 0' - 6" STONE SILL + SURROUND (TYP) RED BRICK VENEER (TYP) 1 NORTH ELEVATION 1/4" = 1'-0"
PRE-FINISHED ALUMINUM FLASHING + SOFFIT (TYP) 1'-0" 2 7/8" T/O ROOF 20' - 8 23/32" 10' - 3" 1'-0" 3" 20' - 2 1/2" STONE CORNICE (TYP) U/S CEILING 10' - 5 5/8" 9' - 11 1/2" BRICK QUOINS (TYP) T/O FND WALL 0' - 6" STONE SILL + SURROUND (TYP) RED BRICK VENEER (TYP) 1 NORTH ELEVATION 1/4" = 1'-0"
CEDAR SHINGLE DORMERS 1'-0" T/O ROOF 20' - 8 23/32" 1'-0" 2 7/8" ASPHALT ROOF SHINGLES (TYP) 8" 10' - 3" STONE CORNICE (TYP) 3" 15' - 8" 1'-0" STONE SURROUND (TYP) 2' - 9 1/2" 4' - 2 1/2" 3' - 0" 1 SOUTH ELEVATION 4" STONE SILL (TYP) RED BRICK BRICK QUOINS (TYP) VENEER (TYP.) 3/16" = 1'-0" 2' - 9 1/2" 2' - 3" 4' - 11 1/2" 15' - 7 1/2" PRE-FINISHED ALUMINUM FASCIA + SOFFIT (TYP) 6'-0" HIGH WOOD PRIVACY FENCE (TYP) REAR PATIO- 3" CONC. SLAB (TYP) 9' - 11 1/2" 20' - 2 1/2" U/S CEILING 10' - 5 5/8" T/O FND WALL 0' - 6"
CEDAR SHINGLE DORMERS 1'-0" T/O ROOF 20' - 8 23/32" 1'-0" 2 7/8" ASPHALT ROOF SHINGLES (TYP) 8" 10' - 3" STONE CORNICE (TYP) 3" 15' - 8" 1'-0" STONE SURROUND (TYP) 2' - 9 1/2" 4' - 2 1/2" 3' - 0" 1 SOUTH ELEVATION 4" STONE SILL (TYP) RED BRICK BRICK QUOINS (TYP) VENEER (TYP.) 3/16" = 1'-0" 2' - 9 1/2" 2' - 3" 4' - 11 1/2" 15' - 7 1/2" PRE-FINISHED ALUMINUM FASCIA + SOFFIT (TYP) 6'-0" HIGH WOOD PRIVACY FENCE (TYP) REAR PATIO- 3" CONC. SLAB (TYP) 9' - 11 1/2" 20' - 2 1/2" U/S CEILING 10' - 5 5/8" T/O FND WALL 0' - 6"
C L C L C L ASPHALT SHINGLES (TYP) T/O ROOF 20' - 8 23/32" 3' - 0" 3' - 0" 3' - 11 1/2" 7' - 2 1/2" 2' - 9" 10' - 3" 3" CONCRETE PATIO SLAB (TYP) PRE-CAST STONE SURROUND + SILL (TYP) SLIDING GLASS PATIO DOOR (TYP) 6'-0" HIGH WOOD PRIVACY FENCE (TYP) 9' - 11 1/2" 10' - 3" 20' - 2 1/2" U/S CEILING 10' - 5 5/8" T/O FND WALL 0' - 6" 1 EAST ELEVATION 3/16" = 1'-0"
C L C L C L ASPHALT SHINGLES (TYP) T/O ROOF 20' - 8 23/32" 3' - 0" 3' - 0" 3' - 11 1/2" 7' - 2 1/2" 2' - 9" 10' - 3" 3" CONCRETE PATIO SLAB (TYP) PRE-CAST STONE SURROUND + SILL (TYP) SLIDING GLASS PATIO DOOR (TYP) 6'-0" HIGH WOOD PRIVACY FENCE (TYP) 9' - 11 1/2" 10' - 3" 20' - 2 1/2" U/S CEILING 10' - 5 5/8" T/O FND WALL 0' - 6" 1 EAST ELEVATION 3/16" = 1'-0"
CL C L ASPHALT ROOF SHINGLES (TYP) C L 1'-0" T/O ROOF 20' - 8 23/32" 2 7/8" 1'-0" 4" 7' - 6" 10' - 3" 6'-0" WOOD PRIVACY FENCE (TYP) 3' - 11" 2' - 11" STONE CORNICE (TYP) 2' - 9 1/2" 2' - 11" PRE-FINISHED ALUM. FASCIA (TYP) U/S CEILING 10' - 5 5/8" 3' - 0" 7' - 0" 3' - 0" 9' - 11 1/2" 7' - 4" 7' - 0" 4" STONE SILL (TYP) 4" STONE SURROUND (TYP) BRICK QUOINS (TYP) RED BRICK VENEER (TYP.) T/O FND WALL 0' - 6" 1 WEST ELEVATION 3/16" = 1'-0"
CL C L ASPHALT ROOF SHINGLES (TYP) C L 1'-0" T/O ROOF 20' - 8 23/32" 2 7/8" 1'-0" 4" 7' - 6" 10' - 3" 6'-0" WOOD PRIVACY FENCE (TYP) 3' - 11" 2' - 11" STONE CORNICE (TYP) 2' - 9 1/2" 2' - 11" PRE-FINISHED ALUM. FASCIA (TYP) U/S CEILING 10' - 5 5/8" 3' - 0" 7' - 0" 3' - 0" 9' - 11 1/2" 7' - 4" 7' - 0" 4" STONE SILL (TYP) 4" STONE SURROUND (TYP) BRICK QUOINS (TYP) RED BRICK VENEER (TYP.) T/O FND WALL 0' - 6" 1 WEST ELEVATION 3/16" = 1'-0"