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D R A W I N G N O T E S ISSUE/REVISION No. DATE BY CONSULTANT OCT 2014 14.15 S C A L E D A T E D R A W N B Y P R O J E C T N U M B E R D R A W I N G N U M B E R A R C H I T E C T, I N C. 594 Chartwell Road, Suite 3, Oakville, Ontario L6J 4A5 Canada JOHN WILLMOTT T 905.842.2332 F 905.842.7117 P R O J E C T NEW DWELLING: ABSOLUTE DEVELOPMENTS 284 SPRUCE STREET OAKVILLE, ONTARIO 1:150 SP.02 TREE CANOPY COVER PLAN & CALCS LANDSCAPE PLAN 00.00 00.00 EXISTING GRADE ELEVATION PROPOSED GRADE ELEVATION PROPOSED BUILDING ENTRANCES DIRECTION OF DRAINAGE TREE PROTECTION ZONE BOUNDARY PROPOSED TOP OF WALL ELEVATION PROPOSED BOTTOM OF WALL ELEVATION 00.00 T/W 00.00 B/W EXIST'G BUILDING ENTRANCES RWL DISCHARGE ON GRADE x Elevations 92.13 LEGEND CLF F.F. Chain Link Fence Finished Floor DEC. Deciduous CON. Coniferous Ø Diameter BOC Bottom of Curb BF Board Fence MPG Mid Point Grade TOC Top of Curb WIF Wrought Iron Fence MH Maintenance Hole Water Valve WV x Elevations 92.13 LEGEND CLF F.F. Chain Link Fence Finished Floor DEC. Deciduous CON. Coniferous Ø Diameter BOC Bottom of Curb BF Board Fence MPG Mid Point Grade TOC Top of Curb WIF Wrought Iron Fence MH Maintenance Hole Water Valve WV GRADING NOTES: 1. ROOF DRAINS TO DISCHARGE ONTO THE GRASSED AREA BY MEANS OF SPLASH PADS TO DIRECT WATER AWAY FROM FOUNDATION WALLS AND NOT CONFLICT WITH WALKWAYS. TOWN STD 10-1, ROOF DRAINS SHALL NOT BE CONNECTED TO STORM OR SANITARY DRAINS. 2. PROVIDE 5.0m OF FLAT AREA (2%-4%) ADJACENT TO REAR OF HOUSE AND 0.6m FLAT AREA AT SIDE OF HOUSE 3. DRIVEWAY SLOPE 2.0% MINIMUM TO 7.0% MAXIMUM UNLESS OTHERWISE NOTED. 4. CHECK AND VERIFY ALL GIVEN GRADE ELEVATIONS AND DRAINAGE PRIOR TO COMMENCEMENT OF CONSTRUCTION. 5. FOOTINGS TO BEAR ON NATURAL UNDISTURBED SOIL OR ROCK OR PER A GEOTECHNICAL CONSULTANT RECOMMENDATION AND BE A MINIMUM OF 1.22m BELOW FINISHED GRADE. UNDERSIDE OF FOOTINGS SHOWN ARE TAKEN FROM ARCHITECTURAL PLANS AND MAY NOT REPRESENT ACTUAL FOOTING LEVELS. GENERAL NOTES 1. THE MUNICIPAL BOULEVARD WILL BE RESTORED BACK TO ITS ORIGINAL CONDITION WITH TOPSOIL AND SOD 2. WATER MAINS AND/OR WATER SERVICES ARE TO HAVE A MINIMUM DEPTH OF 1.7 m WITH A MINIMUM HORIZONTAL SPACING OF 2.5 m FROM THEMSELVES AND OTHER UTILITIES. SEWER CONTRACTOR TO VERIFY IN THE FIELD AND PROVIDE 2.5 m (MIN.) SEPARATION BETWEEN THE WATER AND SANITARY LINES. 3. IF THE EXISTING SANITARY SERVICE LATERAL IS USED, IT MUST BE INSPECTED AT THE PROPERTY LINE BY THE REGIONAL INSPECTOR, AND TELEVISED BY REGIONAL FORCES PRIOR TO CONNECTION. 4. ANY WATER OR SANITARY SERVICE THAT DOES NOT MEET CURRENT REGIONAL STANDARDS MUST BE DISCONNECTED AT THE MAIN AND A NEW SERVICE CONSTRUCTED AT THE SITE DEVELOPER'S EXPENSE. 5. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY IN FIELD THE EXACT SIZE AND INVERTS OF THE EXISTING WATER SERVICE CONNECTION AND SEWER CONNECTIONS AND REPORT IT TO THE CONSULTANT. 6. ALL WATER MAINS AND WATER SERVICE MATERIALS AND CONSTRUCTION METHODS MUST CORRESPOND TO CURRENT REGION OF HALTON STANDARDS AND SPECIFICATIONS. 7. ALL WATER AND SANITARY MAIN TAPS ARE TO BE PERFORMED BY REGION OF HALTON FORCES ONLY. TREE PROTECTION NOTES: 1. THESE NOTES TO BE READ IN CONJUNCTION WITH ARBORIST REPORT AND TREE PRESERVATION PLAN PREPARED BY ARBORCORP TREE EXPERTS 2. ALL EXISTING TREES WHICH ARE TO REMAIN SHALL BE FULLY PROTECTED WITH HOARDING, ERECTED BEYOND THEIR DRIP LINE PRIOR TO THE ISSUANCE OF THE BUILDING PERMIT. GROUPS OF TREES AND OTHER EXISTING PLANTINGS TO BE PROTECTED, SHALL BE TREATED IN A LIKE MANNER, WITH THE HOARDING AROUND THE ENTIRE CLUMP(S). AREAS WITHIN THE PROTECTIVE FENCING SHALL REMAIN UNDISTURBED AND SHALL NOT BE USED FOR THE STORAGE OF THE BUILDING MATERIAL AND EQUIPMENT. 3. NO RIGGING CABLES SHALL BE WRAPPED AROUND OR INSTALLED IN TREES AND SURPLUS SOIL, EQUIPMENT, DEBRIS OR MATERIALS SHALL NOT BE PLACED OVER ROOT SYSTEMS OF THE TREES WITHIN THE PROTECTIVE FENCING. NO CONTAMINANTS WILL BE DUMPED OR FLUSHED WHERE FEEDER ROOTS OF TREES EXIST. 4. THE DEVELOPER OR HIS/HER AGENTS SHALL TAKE EVERY PRECAUTION NECESSARY TO PREVENT DAMAGE TO TREES OR SHRUBS TO BE RETAINED. 5. WHERE LIMBS OR PORTIONS OF TREES ARE REMOVED TO ACCOMODATE CONSTRUCTION WORK, THEY WILL BE REMOVED CAREFULLY IN ACCORDANCE WITH ACCEPTED ARBORICULTURAL PRACTICE. 6. WHERE ROOT SYSTEMS OR PROTECTED TREES ARE EXPOSED DIRECTLY TO OR DAMAGED BY CONSTRUCTION WORK, THEY SHALL BE TRIMMED NEATLY AND THE AREA BACKFILLED WITH APPROPRIATE MATERIAL TO PREVENT DESICCATION. 7. WHERE NECESSARY, THE TREES WILL BE GIVEN AN OVERALL PRUNING TO RESTORE THE BALANCE BETWEEN ROOTS AND TOP GROWTH OR TO RESTORE THE APPEARANCE OF THE TREES. 8. IF GRADE AROUND TREES TO BE PROTECTED ARE LIKELY TO CHANGE, THE OWNER SHALL BE REQUIRED TO TAKE SUCH PRECAUTIONS AS DRY WELLING, RETAINING WALLS AND ROOF FEEDING TO THE SATISFACTION OF THE MUNICIPALITY 9. TREE PRTECTION ZONE FOR MUNICIPAL TREES TO BE IN ACCORDANCE WITH THE MUNICIPALITY 10. ALL SITE ALTERATION ACTIVITIES TO BE IN ACCORDANCE WITH THE MUNICIPALITY 11. NO CONSTRUCTION ACTIVITY, GRADE CHANGES, SURFACE TREATMENT OR EXCAVATIONS OF ANY KIND IS PERMITTED WITHIN THE TREE PROTECTION ZONE (TPZ) 12. PROPOSED DISCONNECTION OF EXISTING SERVICES WHICH FALL WITHIN THE DRIP LINE MUST TAKE PLACE OUTSIDE THE TPZ. 13. UTILITY ACCESS CORRIDOR(S) MUST BE OUTSIDE THE TPZ AND/OR NO OPEN TRENCH METHOD OF CONSTRUCTION BELOW-GROUND AS WELL AS NO ABOVE-GROUND LINES WITHIN TPZ. 14. SIGN TO BE POSTED ON TPZ. KEY PLAN N.T.S. SUBJECT PROPERTY: 284 SPRUCE STREET Height Dimensions and Layout All height dimensions shall be referenced from the approved finished ground floor level, which has been established with respect to building height and approved grading design. Dimensions are provided on the architectural drawings for floor to floor heights. Building component locations including, but not limited to, bottom or top of footings, slab depths, top plate and sill plate heights, lintels and beams, top of foundation walls, maximum roof heights, and other height dimensions shall be calculated by the General Contractor to suit the framing material and other building elements referenced against floor to floor heights. The General Contractor must verify all grades relative to the finish floor to ensure approved grading and clearances are achieved. The General Contractor must review all approved grading drawings, architectural drawings and site conditions prior to laying out the building and prior to erecting components. Report discrepancies to the Architect before proceeding with the work. The General Contractor shall ensure the surveyor laying out the building is provided with the latest set of approved construction drawings. SITE STATISTICS (LOT TO BE SEVERED) ZONING BY-LAW 1984-063: R5 METRIC IMPERIAL PERCENTAGE LOT AREA 460.40 S.M. 4,955.70 S.F. FOOTPRINT/LOT COVERAGE BY-LAW 1984-063 39% MAX. FLOOR AREA/LOT RATIO PROPOSED DWELLING FLOOR AREA GROUND FLOOR 2ND FLOOR SETBACKS FRONT YARD REAR YARD SIDE YARD (EAST) SIDE YARD (WEST) GARAGE AREA 38 S.M MAX. 9.0 M MAX. BUILDING HEIGHT - TO T/O RIDGE FROM EST. GRADE 5.51 M (min.) 7.5 M 1.2 M 1.2 M FRONT COVERED ENTRY REAR COVERED PORCH TOTAL COVERAGE 35% MAX. BY-LAW 2014-014: RL5-0 BY-LAW 2014-014 35% MAX. AS PER ZONING BY-LAW 1984-063 43% MAX. FLOOR AREA/LOT RATIO FLOOR AREA GROUND FLOOR 2ND FLOOR AS PER ZONING BY-LAW 2014-014 38 S.M MAX. 1.2 M 1.2 M 7.5 M 5.51 M 9.0 M MAX. SHADED ITEMS APPROVED UNDER VARRIANCE APPLICATION A/135/2014 NEW LOW SHRUB EUONYMUS SARCOXIES X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X N39°05'00"E 23.51 N51°01'20"W 36.68 N39°05'25"E 1.60 N51°01'30"W 7.62 N51°01'00"W 28.96 N39°19'10"E 25.15 SPRUCE STREET PIN 24807-0155 (BY REGISTERED PLAN 35) LOT 5 PIN 24807-0155 PART 1 PLAN 20R-13437 1 STOREY BRICK DWELLING No. 388 1 STOREY CEDAR SHAKE SIDING DWELLING No. 278 X X X X X X X X X WOOD SHED WOOD SHED 1 STOREY STUCCO AND VINYL SIDING DWELLING No. 384 LOT 6 PIN 24807-0156 PIN 24807-0154 PIN 24807-0141 PIN 24807-0142 PIN 24807-0157 EXIST. BOARD FENCE ON NEIGHBOUR'S PROP. EXIST. SHARED BOARD FENCE EXIST. BOARD FENCE ON NEIGHBOUR'S PROP. EXIST. CHAIN LINK FENCE ON NEIGHBOUR'S PROP. EXIST. OLD CHAIN LINK AND WIRE FENCE IN HEDGE EXIST. SHARED CHAIN LINK FENCE EXIST. BOARD FENCE ON NEIGHBOUR'S PROP. CENTRE LINE OF ASPHALT PAVEMENT EDGE OF ASPHALT PAVEMENT DRIVEWAY ASPHALT DRIVEWAY ASPHALT DRIVEWAY 0.25ØD 0.15ØD 2X0.50ØD 2X0.25ØWB 0.50ØC 0.40ØD 2X0.20ØD 3X0.20ØD 0.20ØD CB 0.80ØD SIGN WV HYDRO 0.40ØD SPK SPK CT CT DECIDUOUS HEDGE BOARD FENCE DECIDUOUS HEDGE DECIDUOUS HEDGE DECIDUOUS HEDGE DECIDUOUS HEDGE DECIDUOUS HEDGE ~ ~ ~ PART 1 PLAN 20R - 1880 PART 2 PART 1 PLAN 20R-930 6.48m 4.53m EXISTING TREE TO BE REMOVED DUE TO DEVELOPMENT NEW TWO STOREY DWELLING NEW COVERED ENTRY EXISTING TWO STOREY PORTION OF DWELLING IN NEW LOCATION 19'-10 1/2" [6.06m ] NEW ASPHALT DRIVEWAY 3'-11 1/4" 1.20m 3'-11 1/4" 1.20m 3'-11 1/4" 1.20m 4'-0" 1.22m 4'-3" 1.3m 4'-3" 1.3m 38'-1" 11.61m 38'-3" 11.66m 38'-9 1/4" 11.82m 45'-8" 13.92m 16'-7 1/4" 5.06m 19'-11 3/4" 6.09m 19'-7 3/4" 5.99m 18'-1 1/2" 5.52m 27'-2" 8.28m 2 SCALE 1 : 100 0 2 4 6 meters 1 TOWN OF OAKVILLE REGIONAL MUNICIPALITY OF HALTON REGISTERED PLAN 35 PART OF LOT 5, BLOCK C © COPYRIGHT, 2014 ONTARIO LAND SURVEYORS TARASICK McMILLAN KUBICKI LIMITED IN THE INFORMATION ON THIS SURVEY TAKEN FROM PLAN OF TOPOGRAPHIC SURVEY OF: 2 SCALE 1 : 100 0 2 4 6 meters 1 TOWN OF OAKVILLE REGIONAL MUNICIPALITY OF HALTON REGISTERED PLAN 35 PART OF LOT 5, BLOCK C © COPYRIGHT, 2014 ONTARIO LAND SURVEYORS TARASICK McMILLAN KUBICKI LIMITED IN THE INFORMATION ON THIS SURVEY TAKEN FROM PLAN OF TOPOGRAPHIC SURVEY OF: 12.56 12.59 12.56 10.95 36.63 F.F.E. 98.11 T.F.W. 97.74 B.S. @ FRONT 95.21 B.S. @ REAR 95.03 U.S.F. 94.73 NEW INTERLOCKING WALKWAY NEW TWO STOREY ADDITION NEW COVERED ENTRY EXISTING TREE TO BE REMOVED DUE TO DEVELOPMENT NEW SWALE TO FRONT OF PROPERTY SLOPE TO ACCOMODATE FUTURE WALKWAY - REFER TO GRADING PLAN EXISTING TREE TO BE REMOVED DUE TO DEVELOPMENT 6'-0 3/4" 5'-0" EXISTING HEDGE TO REMAIN F.F.E. 98.25 EXISTING HEDGE TO BE REMOVED 1 2 3 4 5 7 8 9 10 11 12 13 14 DRIVEWAY 3.0m NEW INTERLOCKING WALKWAY SODDED AREA SODDED AREA ALL LANDSCAPED AREAS WILL BE REINSTATED WITH TOPSOIL AND SOD THE CONTRACTOR SHALL RESTORE THE PUBLIC ROADWAY AND BOULEVARDS TO TOWN STANDARDS AND THE SATISFACTION OF THE ENGINEERING AND CONSTRUCTION DEPARTMENT EXISTING FENCES TO REMAIN TYP. EXISTING FENCES TO REMAIN TYP. EXISTING FENCES TO REMAIN TYP. EXISTING FENCES TO REMAIN TYP. X X X X X X X X X X X X X X X X X X X X X X X EXISTING TREE TO BE REMOVED DUE TO DEVELOPMENT W.W. W.W. W.W. W.W. W.W. X X X X X X X X X X X NEW GATE (EACH LOT) W.W. W.W. W.W. W.W. X X X X X X X X X X X X X X X X X X X NEW 6'-0" HIGH WOOD BOARD FENCE BETWEEN LOTS TO MATCH EXIST. SEE FIG. 1 EXIST. BOARD FENCE ON NEIGHBOUR'S PROP. X X X X X X X X EXIST. FENCE ON NEIGHBOUR'S PROP. EXTENT OF NEW FENCING EXISTING TREE TO BE REMOVED DUE TO DEVELOPMENT EXIST. SHARED CHAIN LINK FENCE NEW 6'-0" HIGH WOOD BOARD FENCE BETWEEN LOTS TO MATCH EXIST. -SEE FIG. 1 NEW COVERED REAR PORCH NEW RIVER ROCK BETWEEN HOMES SHOWN SHADED SLOPE TO ACCOMODATE FUTURE WALKWAY -REFER TO GRADING PLAN TPZ FOR TREE #2 REFER TO ARBORIST REPORT NEW LOW SHRUB EUONYMUS SARCOXIES NEW TREE CRIMSON KING MAPLE NEW TREE CRIMSON KING MAPLE NEW COVERED REAR PORCH NEW NEW 1'-0" [0.31m ] APPROVED UNDER: B.P. 14-2724 14-459 SALT W.W. MUDROOM F.F.E. 97.93 Cornwall Rd 464.50 S.M. 464.50 S.M. General Notes All work shall conform to Division B, Part 9 of the Ontario Building Code, latest edition, and all other regulations of authorities having jurisdiction. All work shall be carried out in accordance with best trade practice by trades skilled in the type of work being performed. No work shall proceed prior to the issuance of a building permit. These drawings shall be read in conjunction with specifications, schedules, details and other instructions prepared by the Architect, Structural Consultant, Mechanical Consultant and other consultants who have provided service for this project. All dimensions and information shown on these drawings must be checked and verified on site by the Contractor and any discrepancies shall be reported to the Architect prior to construction and fabrication of its components. Should existing conditions or services be found to vary from that indicated on the drawings, the Architect must be notified immediately. Features of construction not fully shown are assumed to be the same character as those noted for similar conditions. Unless specifically noted otherwise on the drawings, no provision has been made in the design for conditions occurring during construction. It shall be the responsibility of the contractor to provide all necessary bracing, shoring, sheet piling or other temporary supports, to safeguard all existing or adjacent structures affected by this work. The contractor shall be responsible for ensuring that all safety regulations and precautions applying to the work site and work are maintained continuously for the duration of the work. Changes in the Work All changes in the work must be approved by the Architect and the Chief Building Official. Dimensions Unless specifically noted otherwise all dimensions to framing are taken to the face of studs. Foundation walls are measured to the exterior face of masonry, poured concrete, or ICF unit as indicated. Unless specifically noted otherwise, rough opening dimensions are nominal. Actual rough opening sizes provided by the manufacturer must be verified by the Contractor prior to framing. Window sizes that vary by 1 1/2" must be reported to the Architect to determine the suitability of lintel sizes and design intent. The plumbing contractor is responsible for ensuring that the design, layout & sizing of the plumbing system is in conformance with Division B, Part 7 of the Ontario Building Code, latest edition, and all other regulations of authorities having jurisdiction. Copyright All drawings and related documents shall remain the property and copyright of John Willmott Architect, Inc. Reproduction of these documents without consent of the Architect is prohibited. Use latest revised drawings. Do not scale drawings. AERIAL PHOTOGRAPH N.T.S. TREE CANOPY CALCULATION (LOT TO BE SEVERED) TREE NUMBER CANOPY (m2) 1 2 3 5 7 8 12 14 N/A (TO BE REMOVED) 117.75 117.75 37.22 45.31 21.52 TOTAL 386.65 m2 TREE CANOPY CALCULATION (LOT TO BE RETAINED) TREE NUMBER CANOPY (m2) 7 8 9 10 11 12 13 N/A (TO BE REMOVED) 230.79 24.63 TOTAL 304.23 m2 N/A (TO BE REMOVED) N/A (TO BE REMOVED) N/A (TO BE REMOVED) 14 1 TREE NUMBER TO BE READ IN CONJUNCTION WITH ARBORIST REPORT TREE CANOPY CALCULATIONS N/A (TO BE REMOVED) LOT AREA CANOPY COVERAGE 460.40 m2 83.98% LOT AREA CANOPY COVERAGE 447.80 m2 67.93% EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING EXISTING WINDOW WELL W.W. N/A (TO BE REMOVED) N/A (TO BE REMOVED) N/A (TO BE REMOVED) 4 N/A EXISTING FIG. 1 BOARD FENCE N.T.S. NEW 47.1 NEW 48.81 ISSUED FOR SITE PLAN APPLICATION JAN. 27 2015 241.54 S.M. 2,600.02 S.F. 52.46% 5.52 M 11.61 M 1.30 M 1.30 M 18.11 FT 38.09 FT 4.26 FT 4.26 FT 23.07 S.M. 248.33 S.F. 126.01 S.M. 1,356.42 S.F. 115.53 S.M. 1,243.60 S.F. S.M. S.F. 159.32 1,714.91 34.60% M FT 37.38 S.M. S.F. 11.00 118.43 S.M. S.F. 1.77 19.11 0.39% 2.39% S.M. 172.09 S.F. 1,852.45 27.37% 25.09% 278.33 S.M. 2,951.68 S.F. 59.56% 141.84 S.M. 1,526.78 S.F. 132.38 S.M. 1,424.90 S.F. 30.81% 28.75% 12.56 M 41.21 FT 8.94 29.33
