ST.MARY COPTIC ORTHODOX CHURCH EXPANSION

N45 ARCHITECTURE INC.

ST.MARY COPTIC ORTHODOX CHURCH EXPANSION

Proposed Site

43 ECCLES STREETOTTAWA, ON.K1R 6S3REPORT JULY 2016

43 ECCLES STREET OTTAWA ON,

K1R 6S3

REPORT

July 2016

ST.MARY COPTIC ORTHODOX CHURCH EXPANSION

REPORT

EMA-GRAPHICTypewritten Text


K1R 6S3

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July 2016

TABLE OF CONTENTS Introduction / The Site / The Existing Church

St.Mary Coptic Church Program

Concepts

General Zoning Information Specific to Option 7

Ontario Building Code

Options and New Options

Existing Site Plan

Option No.1

Option No.2

Option No.3

Option No.4

Option No.5

Option No.6

Option No.7

Option No.8

Room Data St.Mary Coptic Church Program

Preferred Option No.7

Cost Estimates & Schedule

Moving Forward

Stage One Pre-Design Fee Proposal Letter

Appendix A: Municipal Comments

Page 4

Page 5

Page 7

Page 8

Page 9

Page 11

Page 14

Page 16

Page 23

Page 27

Page 34

Page 39

Page 44

Page 49

Page 54

Page 59

Page 61

Page 66

Page 70

Page 71

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______________________ INTRODUCTION N45 was commissioned through an invited Request for Proposals in December 2015 and was awarded the contract for Stage One, Pre-design Analysis in February 2016. Prior to analysis, we were provided the following data:

- Construction Document Plans of Existing Church

- Program of Spaces

- Program of Space Comparison to St. Georges & St. Anthony Coptic Orthodox Church We also requested an up to date survey of the property and the Church requested that we conduct our study based on data from

the City of Ottawa website as a survey wasn't available for this Stage. To this end, we used the following:

- Site Specific Zoning

- Mapping from "Geo Ottawa"

THE SITE The site is located at the North West corner of Canfield and Greenbank Roads at 1 Canfield Rd. Currently it consists of the

original church property and recent additions of three neighbouring residential properties. Three additional properties will be

required to complete the land acquisition for the proposed development. Our study was to assume the acquisition of these

properties.

THE EXISTING CHURCH

In the early stages of the concept design, reuse of the existing church was considered as an option. It was quickly ruled out for

several reasons; firstly, the spaces (rooms) and structural grid system were not conducive to the requirements of the new program

(too small) and secondly, under the current addition of the Ontario Building Code it would be too expensive to upgrade the

structure of the church to meet current seismic requirements; finally, the location of the church on the site was not conducive to

efficient use for design and planning purposes.

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ST. MARY COPTIC CHURCH PROGRAM

CHURCH PROGRAM TABLE

No. Name Requirement Area sf. General Notes

CHURCH

01 Nave 750-1000 seats 18-20,000

- Men's Communion

350

- Women's Communion

350

- Main Alter

640

02 Crying Room 40 seats 400 Loose seats - rows

03 Baptism Room 50 persons 550 standing

04 Deacon's Area 75 persons 850 Seating

05 Deacon's Room

300 Sink only

06 Control Room 150 Close to nave, Sound system, visual broad casting

07 Coat Room 350 At Church Entrance

08 Washrooms 1000 On Main Floor

- Universal 100

09 Dining Hall 400 persons 4000

10 Elevator(s) - For Church & Service Building

SUB TOTAL (NET) 29,390

----------------------------------------------------------------------------------------------------------------------------- ---------------------------------------------------------

SERVICE BUILDING

11 10 Classrooms 20 Children 4000 Operable wall between two

12 5 Classrooms 15 Children 1500 Operable wall between two

13 Gym Single Gym size 4500 Suitable for Basketball, volleyball, soccer

14 Stage

1600

15 Change Rooms

- For Gym & Stage - 10- 15 people each

16 Washrooms To Code 950 For Gym and stage

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17 Support Areas

- See change rooms above

18 Coat Room Sized for occupant load of theatre in gym

350 Designed for Coat Check Service for some events

19 Storage Rooms Size - various up to 200 sf - Number: a variety throughout

20 Library

250

21 Study Room

500 Seat 20 - adj. to library w/operable wall

22 Chapel 100 seats 1500

23 Bethlehem Room

300 5-10 persons w/ bakery ovens

24 Fitness Room

300 Various equip.

25 Multimedia Room

150 Close to gym

26 Commercial Kitchen 900 Depends on equipment/volunteers

27 Book/Gift Store

400

28 Grocery Room

300

29 3 Priest Rooms

450 150 ea. chair, desk , mtg table

30 1 Visiting Priest Room

000

31 Guest Studio Apartment

750 Separate kitchen, bedroom not in line of sight

32 Board Room

500

33 Play Room

800 U-12

34 Large Meeting Hall

0 Can be two class rooms

35 Youth Room

1000 Lounge seating

36 Treasury Room

150

SUB TOTAL (NET) 25,775

--------------------------------------------------------------------------------------------------------------------------------------------------- --------------------------------

TOTAL (NET) 55,165

Gross -up 30% 16,550

TOTAL (Gross) 71,715

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_______________ CONCEPTS

Several concepts were explored. Initially, the Church Program was taken and areas assigned to each space based on the building code

occupancy requirements. This generated actual square footage areas for each space. The outcome generated a program which needed

to be adjusted in order to meet the space available on the site for both building and parking. It became obvious that part of the solution to

meeting the needs of the growing congregation was to phase the construction. First phase would be the construction of the "Service

Building" and followed by the second phase:- the demolition of the existing church and then the construction of the "New Church".

A number of concepts were prepared, each with positive attributes and each with adjustments and refinements to the program of spaces.

These are illustrated in this report.

ZONING

The Zoning on the site permits the continued "Institutional" use of the site. However, rezoning or variances of the residential properties

will be required to meet the Program. The zoning permits a maximum lot coverage of 40% for the new building. The proposed designs

fall within a range of 25 - 30% coverage; the remaining open space is utilized by landscaping in the set back requirements and surface

parking. If all of the properties were not acquired, it is a possibility of achieving the building program through a redesign and with most if

not all of the parking below grade. One can expect some resistance to more density, but this can only be tested through a meeting with

the municipal planning department and a councilor and community association meeting.

ONTARIO BUIDING CODE

The edition of the Ontario Building Code in effect at the time of building permit application will be the governing code.

There are no particular challenges foreseen at this stage.

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GENERAL ZONING INFORMATION SPECIFIC TO OPTION-7

GENERAL ZONING FOR OPTION No.7 TABLE

Zoning Mechanism Required Ottawa Zoning Provided

Zoning Code 1b [ 428 ] Church

Minimum Lot Area 1000 9325

Minimum Lot Width 30 m -

Minimum Front Yard Setback 6 m > 6 m

Minimum Corner Yard 7.5 m 7.5 m

Minimum Rear Yard 7.5 m > 7.5 m

Minimum Interior Side yard 7.5 m > 7.5 m

Maximum Lot Coverage 40 % 28.55 %

Maximum Building Height 18 m < 18 m except for tower - a

projection

Gross Worship (assembly) Area Existing - 986 m

Parking Space - 80

Proposed Parking Space

99 at a rate of

10 parking / 100 m

of assembly area*

113

Gross Building Area Option 7

Phase 1 3043 m (32,750 s.f.)

Phase 2 3152 m (33,930 s.f.)

876 seats

Phase 3 6195 m (66,680 s.f.)

* assembly area excludes baptism room, chapel, dining hall, classrooms and activity rooms.

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ONTARIO BUILDING CODE SPECIFIC TO OPTION

BUILDING CODE REVIEW (NEW BUILDING ) TABLE

Required Provided

1 Occupancy Church

2 Building Classification

Group A Div.2

Code Ref. A-3.1.2.1.(1) -

3 Sprinklered

(Y/N) YES

Code Ref. 3.2.2.56.

4 Gross Building Area (m2) 6195

5 Combustible Construction

NO

Code Ref. 3.2.2.24.

6 Exits

Exits 4 4

Code Ref. 3.4.2.1. (5) -

7 Occupant Load

Persons 2286

Code Ref. 3.1.17.1.

8

Water Closet (req.)

Occupant Load for W/C 2216

Males 17

Females 21

Code Ref. 3.7.4.3. (1)

9

Travel Distance Travel Distance (m) 45 m < 45 m

Code Ref. 3.4.2.5. (1) (c) -

10

Stair (Exits) mini. width (mm) 1100 mm/each 1100 mm/each

Code Ref. 3.4.3.2. -

Corridor (doorway) width (mm) 1100 > 1100

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WATER CLOSET TABLE

Levels Occupant Load Required Provided

Male Female O.B.C. Male Female Uni.

Level 1

608 seats 4 4 3.7.4.3. (16)

6 10 1 480 gym 5 10

3.7.4.3. (1) 1/150 person 185 stage

Level 2 200 students 2 4 3.7.4.3. (1)

5 4 1 268 seats 1 1

3.7.4.3. (1) 1/150 person

Basement 75 students 1 2 3.7.4.3. (1)

7 7 1 400 dining hall 7 7 3.7.4.3. (4)

11 Code Ref. 3.4.3.2.(1)

12

Fire-Resistance Rating

mezzanine (h) 1h

floor (h) 1h

Code Ref. 3.2.2.24. (2)

13 Mezzanine

Area (m2) 272

exits 2 2

Travel Distance (m) 45 m 40 m

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OPTIONS AND NEW OPTIONS

A number of options were prepared. As the actual number of options were unknown as we proceeded, they were not identified in

a logical order. Option 8, highlighted in Green is the preferred Option. Below are the Options titled and dated in the order that they

were produced:

Option no.

Title Date Comments

Existing Site Plan March 2016

The area of the existing Church site is approximately 1.2 acres which excludes the three residential properties that the church currently owns. With those properties and the remaining three houses under consideration for purchase, the total site area for development would be approximately 2.3 acres.

1

Proposed Site Plan Option A Phases 1, 2, 3, Ground Floor, Second Floor, Basement Plan

March 2016

This was the first scheme and illustrated the program fulfilled in three phases. Phase One kept the existing church in place for worshipping and constructing the "Service" portion. This structure housed a new entrance and core program of: priest rooms, future ancillary spaces for the gymnasium(phase three), classrooms, and a 100 seat chapel on the second floor, and support spaces such as the washrooms and storage. Phase Two replaced the existing church. It accommodated seating for 860, baptism room, crying room, communion rooms, a study/library room, dining hall, kitchen, youth room, additional classrooms, storage rooms and classrooms. Phase Three added the single gymnasium and stage.

2

Existing Site Plan, Proposed Site Plans Phases 1, 2 , 3, Ground Floor, Second Floor, Basement Plan

March

Essentially updates to Option No. 1 above. Ground Floor changes see Guest Studio located to the Ground Floor of Phase One, Baptism and Crying Rooms changing locations. Chapel relocated to the Basement Floor of Phase 2 (Main Church), Study Room/Library relocated to Basement, Dining Hall and Kitchen relocated, as well as the Youth Room and Play Room.

3

Proposed Site Plan Option B Phase 1, Proposed Site Plan Option B Phase 2, Ground Floor, Second Floor, Basement, and Different Phasing Plan Options Study

23 March

New Two Phase Option - Keeping Existing Church in place temporarily. Phase 1 builds the "Service" portion first. This accommodates the entire program with the exception of the Main Church component. It houses, some classrooms, guest studio, fitness room, gift/book store, offices, gymnasium, stage, washrooms, chapel, playroom and priests rooms. The Main Church houses the 860 seat nave, Baptism and Crying Rooms, Communion Rooms, Study Room/Library, Board Rooms and washrooms. In this Study, there was also a short study to explore two other options for the development of the site.

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4

Site Plan Option 1, Ground Floor Plan, Second Floor Plan, Basement Plan

14 April

A new more interesting 2 phase option which provides a courtyard space between the phases. Phase 1 provides a welcoming entrance/vestibule, a play room, youth room, gift/book store, offices, chapel and miscellaneous support spaces on the ground level. The second level accommodates the gymnasium, stage, change rooms, fitness room, and washrooms; the basement level houses the classrooms, washrooms, miscellaneous support spaces and daylight from the courtyard. Phase 2 is the construction of the Church. It's main level accommodates the main entrance, nave (876 seats- total both levels), Baptism and Crying Rooms, Communion Rooms. The Second Floor accommodates the mezzanine, guest studio, board room and a meeting room; The basement houses the dining hall, kitchen, study room/library, Bethlehem room, grocery room, additional classrooms and miscellaneous support rooms.

5


14 April

Second option - building upon the courtyard feature. Phase 1 is the "Service" wing. In this scheme the ground floor accommodates a feature entrance, the gift/book store, gymnasium, stage, change rooms, washrooms, youth room, and hall/crush space. The second floor accommodates the classrooms, and washrooms. The basement level houses the Chapel, study/library, fitness room, washrooms and miscellaneous storage rooms. Phase 2 is the construction of the Church. It's main level accommodates the main lobby, the nave (876 seats - total both levels), Baptism and Crying Rooms, Communion Rooms and misc. Space. The Second Floor accommodates the mezzanine, guest studio, board room and a meeting room; The basement houses the dining hall, kitchen, Bethlehem room, grocery room, several classrooms, playroom, offices and miscellaneous space.

6


9 May

Revision to Option 4 above. The main differences are: Ground Floor:- addition of tower/stair on the SE corner to complete the "+" configuration, relocation of control room to allow larger Deacon's Room, Second Floor:- relocation of Fitness Room to basement level. Basement:- Dining Hall increases in size with the elimination of an exit corridor; kitchen, Bethlehem room, and Grocery increase in size.

7


9 May

Revision to Option 5 above The main differences are: Ground Floor:- addition of tower/stair on the SE corner to complete the "+" configuration, relocation of control room to allow larger Deacon's Room, reconfiguration of washrooms, stage and gymnasium to eliminate the hall, thus decreasing the size of the foot print; Second Floor:- addition of an office and adjustment in location of elevator. Basement:- Dining Hall increases in size, kitchen, Bethlehem room, and Grocery relocated; classrooms added. Courtyard does not go to basement freeing up significant space for hall. Space has skylights from courtyard above.

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8


9 May

New Scheme; - shown as two phase, but has the option of being three phases ( Gymnasium and stage could be the 3rd phase). As shown, Phase 1 Ground Floor:- Lobby, Gift/book store, gymnasium, stage, fitness room, offices and washrooms. Second Floor:- Classrooms and washrooms Basement:- Chapel, Youth Room, Study room/library, washrooms, hall Phase 2:- Ground Floor:-Main Church, Baptism and Crying rooms, Lobby Second Floor:-Mezzanine, Guest Studio, Board Room and Meeting room, reception area Basement:-Dining Hall, Kitchen, grocery room, Bethlehem room, class rooms, play room, miscellaneous space.

Preferred option

Option 7 9 May

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EXISTING SITE PLAN

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OPTION No.1

March 2016

Proposed Site Plan Phase 1


Ground Floor Plan

2nd Floor Plan

Basement Plan

Drawing No.2

Drawing No.3

Drawing No.4

Drawing No.5

Drawing No.6

Drawing No.7

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OPTION No.2

21 March 2016

Ground Floor Plan

2nd Floor Plan

Basement Plan

Drawing No.1

Drawing No.2

Drawing No.3

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OPTION No.3

23 March 2016



Ground Floor Plan Option

2nd Floor Plan Option

Basement Plan Option

Phasing Plan Option

Drawing No.1

Drawing No.2

Drawing No.3

Drawing No.4

Drawing No.5

Drawing No.6

27

4

5

.

7

8

m

94.07m

68.54m

36.40m

30.18m

1

9

.

7

7

m

8

7

.

0

5

m

N

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OPTION No.4

14 April 2016

Site Plan Option 1

Ground Floor Plan Option 1

2nd Floor Plan Option 1

Basement Plan Option 1

Drawing No.1

Drawing No.2

Drawing No.3

Drawing No.4

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OPTION No.5

14 April 2016

Site Plan Option 2




Drawing No.5

Drawing No.6

Drawing No.7

Drawing No.8

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OPTION No.6

9 May 2016

Site Plan Option 1




Drawing No.1

Drawing No.2

Drawing No.3

Drawing No.4

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OPTION No.7

9 May 2016

Site Plan Option 2




Drawing No.5

Drawing No.6

Drawing No.7

Drawing No.8

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OPTION No.8

9 May 2016

Site Plan Option 3




Drawing No.9

Drawing No.10

Drawing No.11

Drawing No.12

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ROOM DATA TABLE

No.

Name

Provided

Area (s.f.) (March 2016 Options)

Area (s.f.) (May 2016 Options)

General Notes

Option 1 Option 3 Option 4 Option 7 Option 8 Option 7 is the preferred option

CHURCH

1 Nave 876 seats 9200 9200 9440 9440 9440

2 Men's Communion 350 350 380 380 380

3 Women's Communion 350 350 380 380 380

4 Main Alter 650 650 700 700 700

5 Crying Room 400 seats 400 400 395 395 395 Loose seats - rows

6 Baptism Room 50 persons 560 560 550 550 550 standing

7 Deacons Area 70 persons 1000 1000 1010 1010 1010 Seating

8 Deacon's Room 320 320 350 350 350 Sink only

9 Control Room 140 140 155 155 155 Close to nave, Sound system, visual broad casting

10 Coat Room 320 320 350 350 350 At Church Entrance

11 Elevator(s) - - - - - For Church & Service Building

SERVICE - - - - -

12 Dining Hall 400 persons 4100 4100 5060 5700 5700

13 10 Classrooms 20 children 5150 4700 4150 4000 4130 Operable wall between two

14 5 Classrooms 15 children 2690 2690 1560 1740 1510 Operable wall between two

15 Gym Single Gym size 6730 4870 4870 4870 4870 Suitable for Basketball, volleyball

16 Stage 1500 1100 1010 1150 1000

17 Gym Lobby - 540 - 1440 550

18 Change Rooms 900 380 170 170 170 For Gym & Stage - 2 Change rooms

19 Multimedia Room 210 185 100 100 100 Close to gym

20

Coat Room Sized for occupant load of theater in gym

530 580 770 400 350 Designed for Coat Check Service

ROOM DATA ST.MARY COPTIC ORTHODOX CHURCH PROGRAM

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No.

Name

Provided

Area (s.f.) (March 2016 Options)

Area (s.f.) (May 2016 Options) General Notes

Option 1 Option 3 Option 4 Option 7 Option 8

21 Storage Rooms Size - various 780 780 2050 1300 330 Number: a variety throughout

22 Library 250 250 250 250 250

23 Study Room 500 500 500 500 500 Seat 20 - adj. to library w/operable wall

24 Chapel 100 seats 4100 4100 1600 1500 1550

25 Bethlehem Room 250 250 540 300 300 5-10 persons w/ bakery ovens

26 Fitness Room 350 330 540 600 470 Various equip.

27 Washrooms To Code 2900 2300 2100 2000 1750 All Washrooms

28 Commercial Kitchen 650 650 1030 1050 1070 Depends on equipment/volunteers

29 Book/Gift Store 340 400 400 410 400

30 Grocery Room 250 250 540 320 370

31 3 Priest Rooms 550 480 520 450 460 chair, desk, table

32 Meeting Room - - 360 360 360

33 Guest Studio apart. 670 700 850 850 850 Separate kitchen, bedroom not in line of sight

34 Board Room 600 430 430 430 430

35 Play Room 680 550 840 800 800 U-12

36 Large Meeting Hall - - - - - Can be two class rooms

37 Youth Room 1500 1500 1000 1060 680 Lounge seating

38 Treasury Room 180 180 155 150 180

39 Mec/Elec/Wat Room 510 510 850 800 460

40 Common Area (Circ.) 11060 11800 14300 17800 14810

SUB TOTAL (NET) 58,620 55,795 60,255 62,320 59,110

TOTAL (Gross) 65,400 61,000 64,600 68,670 63,100

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PREFERRED OPTION No.7

May 2016

Site Option 7




Drawing No.5

Drawing No.6

Drawing No.7

Drawing No.8

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COST ESTIMATE & SCHEDULING

COST ESTIMATE

It was requested of N45 Architecture to provide a class D Order of Magnitude Construction Cost for the various options. The

estimates are an opinion of probable cost only and reflects the current market conditions and normal competitive conditions in

Ottawa as of the date of this report.

We do not guarantee that tenders or actual construction costs will not vary from this estimate. Adverse market conditions,

proprietary and/or sole source specifications, single sourcing of materials and equipment or reduced competition among

contractors may cause the bids to vary from reasonable estimates on normal competitive conditions.

The purpose of this is to provide St. Mary Coptic Orthodox Church with a budget framework within which the project can be

developed and cost managed from Feasibility to Tender award stage.

The estimate is based on the preliminary drawings as well as the functional program provided. Some of the major assumptions

we have made with respect to this cost analysis:

Project to be procured via Stipulated Lump Sum Tender

No major site grading allowed for; relatively flat site assumed

Excluding demolition

Excluding Interior Fit-Up

Excluding all development charges and permits

The estimate excludes costs associated with site preparation, site servicing, and off site costs mandated by the city.

No "accelerated" schedule premiums allows

No LEED premiums assumed

Costs do not include municipal fees, building permit fees or other development charges.

The estimate excludes HST

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COST ESTIMATE TABLE

Option Floor Phase 1 Phase 2

Total Area (s.f) $/s.f Cost ($) Area (s.f) $/s.f Cost ($)

1

Ground 7880 $175 $1,379,000 21376 $260 $5,557,760

Second 7880 $175 $1,379,000 6620 $175 $1,158,500

Basement 7880 $175 $1,379,000 12776 $175 $2,235,800

Subtotal 23640

$4,137,000 40772

$8,952,060 $13,089,060

2

Ground 7880 $175 $1,379,000 12776 $260 $3,321,760

Second 7880 $175 $1,379,000 6620 $175 $1,158,500

Basement 7880 $175 $1,379,000 12776 $175 $2,235,800

Subtotal 23640

$4,137,000 32172

$6,716,060 $10,853,060

3

Ground 9472 $175 $1,657,600 12776 $260 $3,321,760

Second 9472 $175 $1,657,600 6620 $175 $1,158,500

Basement 9472 $175 $1,657,600 12776 $175 $2,235,800

Subtotal 28416

$4,972,800 32172

$6,716,060 $11,688,860

4

Ground 10040 $175 $1,757,000 13907 $260 $260

Second 10040 $175 $1,757,000 6975 $175 $1,220,625

Basement 10040 $175 $1,757,000 13907 $175 $2,433,725

Subtotal 30120

$5,271,000 34789

$7,270,170 $12,541,170

5

Ground 15145 $175 $2,650,375 13907 $260 $3,615,820

Second 8180 $175 $1,431,500 6975 $175 $1,220,625

Basement 11464 $175 $2,006,200 13907 $175 $2,433,725

Subtotal 34789

$6,088,075 34789

$7,270,170 $13,358,245

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SCHEDULE

The estimates are based on the construction industry in 2016. Scheduling will be a function of a few factors. The first being

when the Church can both approve construction and put the funding in place. The second will be the actual program scope

and phasing of the project. Once the project has been approved to proceed, the following are general time lines for project

activities:

6

Ground 10040 $175 $1,757,000 13907 $260 $3,615,820

Second 10040 $175 $1,757,000 6975 $175 $1,220,625

Basement 10040 $175 $1,757,000 13907 $175 $2,433,725

Subtotal 30120

$5,271,000 34789

$7,270,170 $12,541,170

7

Ground 13476 $175 $2,358,300 13907 $260 $3,615,820

Second 8396 $175 $1,469,300 6975 $175 $1,220,625

Basement 11410 $175 $1,996,750 13907 $175 $2,433,725

Subtotal 33282

$5,824,350 34789

$7,270,170 $13,094,520

8

Ground 13756 $175 $2,407,300 13907 $260 $3,615,820

Second 7007 $175 $1,226,225 6975 $175 $1,220,625

Basement 8578 $175 $1,501,150 13907 $175 $2,433,725

Subtotal 29341

$5,134,675 34789

$7,270,170 $12,404,845

Preferred Option

Ground 13476 $175 $2,358,300 13907 $260 $3,615,820

Second 8396 $175 $1,469,300 6975 $175 $1,220,625

Basement 11410 $175 $1,996,750 13907 $175 $2,433,725

Subtotal 33282

$5,824,350 34789

$7,270,170 $13,094,520

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MOVING FORWARD

A Pre Application meeting was held on 17 June at Ottawa City Hall with Ann O'Connor, Planner who was assigned to the project. The preferred Option 7 was presented and it was explained that the Church hopes to acquire the remaining residential properties

and be in a position to make a formal application for Site Plan Approval and Variances in the near future. From the meeting it was

understood that the City had a number of concerns, as follows:

1. Current zoning on the Church site is Minor Institutional Zone, Subzone B, Exception 428. The abutting residential lots are

currently R1FF - Residential First Density, Subzone FF. The residential lots will require a Major Zoning Amendment to

allow for the expansion into the new combined Church site.

2. The rezoning will require a Major By-law amendment and Site Plan Control with Manager Approval and consultation with

the Councilor and Community Association.

3. From a planning perspective, the design will need to address the residential context. By the removal of the houses, the

design will need to address the context and scale and address this by providing a street edge that will be sensitive to the

remainder of the residential neighbourhood.

4. Transportation considerations are important. A Traffic Impact Assessment will be required and the number, location and

design of site accesses will need to be to the satisfaction of the Engineering Department.

5. Site services:- sanitary and storm water management, water capacity and pressure are to be evaluated as well.

6. The Design of the new building(s) is important. The project needs to address the neighbourhood context, employ

complimentary materials and be well landscaped.

The Church Committee will take the following action to resolve the issues and be in a position to resubmit in the future.

To fulfill this action the following must happen:

1. Ensure that the required design professionals are used to provide the design, reports and data necessary for approval

2. Take the design to a sufficient level to allow the professions to provide the material to the City for review and ultimately for

approval (both internally and with the community).

3. The Schematic Design will have to address both phases to ensure the Planners are satisfied.

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STAGE ONE PRE-DESIGN FEE PROPOSAL LETTER

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APPENDIX A : MUNICIPAL COMMENTS

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TITLE-PAGE11 - Existing Site Plan (a4)world pdf report 15-13401 PLANNERS COMMENTS - TITLE BLOCK1101123456789

option 1.1 - Binder (a4).pdf2 - Site Plan - Phase 13 - Site Plan - Phase 24 - Site Plan - Phase 35 - Ground Floor Plan6 - 2nd Floor Plan7 - Basement Plan

option2 Binder (A4).pdf1 - Ground Floor Plan2 - 2nd Floor Plan3 - Basement Plan

option3 Binder (a4).pdfPlan 1Plan 2Plan 3Site Phase 1Site Phase 2

option 4 - Binder1 (a4).pdf1 - Site Plan - Option 12 - Ground Floor Plan - Option 13 - 2nd Floor Plan - Option 14 - Basement Plan - Option 1

Binder-OPTION5 (A4).pdf5 - Site Plan - Option 26 - Ground Floor Plan - Option 27 - 2nd Floor Plan - Option 28 - Basement Plan - Option 2

Binder-OPTION6(A4).pdf1 - Site Plan - Option 12 - Ground Floor Plan - Option 13 - 2nd Floor Plan - Option 14 - Basement Plan - Option 1

option7 - Binder (a4).pdf5 - Site Plan - Option 26 - Ground Floor Plan - Option 27 - 2nd Floor Plan - Option 28 - Basement Plan - Option 2

option 8 - Binder (A4).pdf10 - Ground Floor Plan - Option 311 - 2nd Floor Plan - Option 312 - Basement Plan - Option 39 - Site Plan - Option 3

option7 - Binder (a4).pdf5 - Site Plan - Option 26 - Ground Floor Plan - Option 27 - 2nd Floor Plan - Option 28 - Basement Plan - Option 2

option 1.1 - Binder (a4).pdf2 - Site Plan - Phase 13 - Site Plan - Phase 24 - Site Plan - Phase 35 - Ground Floor Plan6 - 2nd Floor Plan7 - Basement Plan

option2 Binder (A4).pdf1 - Ground Floor Plan2 - 2nd Floor Plan3 - Basement Plan

option3 Binder (a4).pdfPlan 1Plan 2Plan 3Site OptionsSite Phase 1Site Phase 2

Date post:	17-Dec-2016
Category:	Documents
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