ALDERNEY DR HRM STREET EXTENSION

CAN

AL ST

HRM STREET EXTENSION

ALDERN

EY DR

30 STOREY

8 STOREY

GREE

NWAY

9' - 1"15' - 0"

10' - 7"

71' - 0"

10' - 6"

15' - 0"

10' - 6"

293' - 9"

102' - 1"

93' - 0"

117' - 7"

66' - 0"

21' - 1"

4 STOREY

3 STOREY

Date:

Scale:Project No:

1 : 4002021-05-314:26:26 PM

FLOW TOWERS SITE PLAN D012015-23

Canal St + Dundas St, Dartmouth NS

CAN

AL ST


ALDERN

EY DR

30 STOREY

8 STOREY3 STOREY

CAN

AL STR

EET GREE

NWAY

9' - 1"

10' - 7"

49' - 3"

10' - 6"

293' - 9"

102' - 1"

4 STOREY

ORIGINAL PROPERTY LINE

NEW PROPERTY LINEAFTER DUNDAS EXTENSION

AREA LOST TO DUNDAS EXTENSION16 203SF

COMMON ROOFTOP GREENSPACE FOR RESIDENTS

STONE PAVERS FOR RESIDENTIAL ACCESS ANDPEDESTRIAN ORIENTED COMMERCIALSTREET

LANDSCAPED AREA ALONG CANAL PROMOTES ACTIVE

TRANSPORTATION CORRIDOR

STONE PAVERS FOR RESIDENTIAL ACCESS + ACCESS TO WORK/LIVE

UNITS

PRIVATE OPEN SPACEBELOW CANOPY

PRECINCT 1 AREAZONE: CEN-2MAX HEIGHT: 90mSTREETWALLHEIGHT: 14m

PRECINCT 2 AREAZONE: CEN-2MAX HEIGHT: 26mSTREETWALLHEIGHT: 14m

PRIVATE RESIDENT OPEN SPACE

Date:

Scale:Project No:

1 : 4002021-05-314:26:27 PM

FLOW TOWERS OPEN SPACE + SUBDIVISION PLAN D022015-23


LAND-USE BY-LAW CHECK LISTZONE CDD

MAX HEIGHT MAP 14 OF THE SMPS DESIGNATES TALL MID-RISE TYPES IN PRECINCT 2 AND HIGH-RISE TYPES IN PRECINCT 1

F.A.R.

BUILDING TYPE

TRANSITION LINES

PEDESTRIAN STREET

SPECIAL AREA

FRONT & FLANKING YARDS

STREET WALL HEIGHT

STEPBACKS

SIDE YARD

REAR YARD

PARKING REQUIRMENTS

DWELLING UNIT MIX

AMENITY SPACE

N/A

TALL-MID RISE + HIGH RISE

N/A

WATERFRONT - DARTMOUTH COVE. SITE ADJACENT TO SHUBENACADIE CANAL + ACROSS FROM PROPOSED CANAL STREET GREENWAY

1.5m - 3.0m

MAX 14.0m AS PER SMPS AND DARMOUTH COVE COMPREHENSIVE PLAN

ALONG STREETLINES: 3.0m FOR TALL MID RISE, 4.5m FOR HIGH RISESIDE + REAR: 4.5m FOR TALL MID RISE, 12.5m FOR HIGH RISE

MAX COMBINED SIDE YARD OF LOT WIDTH LESS 64.0m

0m OR 3.0m DEPENDANT ON ABUTTING ZONE

NONE REQUIRED

25% ATLEAST 2 BEDROOMS. (ROUNDED UP)

MIN 5m² PER UNIT. 50% OF REQUIRED SAPCE TO BE PROVIDED INDOORS.

LOT AREA 43 142 SF

BUILDING FOOTPRINT 29 408 SF

INDOOR AMENITY SPACE

6.46F.A.R.

570m2 (50% OF TOTAL)

CEN-2

26m IN PRECINCT 2, 90m IN PRECINCT 1

4.7 BASED ON LOT AREA, PRIOR TO DUNDAS EXTENSION

PEDESTRIAN STREET PROPOSED ALONG DUNDAS EXTENSION

2.5m - 3.0m

12.0m

DOES NOT MEET ALONG REAR LOT LINE DUE TO DUNDAS EXTENSION

15m

214 PARKING SPACES

33% 2 BEDROOMS

1 133m2 TOTAL

0m

SCH 3

SMPS MAP 14

SCH 8

LUB PKG A - 88 (2)

SCH 26

SCH 6

SCH 3 + 4

SCH 9

DARTMOUTH COVE PLAN

LUB PKG A - 93 (4) (b), 93 (4) (d)

LUB PKG A - 92 (1) (b)

LUB PKG A - TABLE 7

LUB PKG A - 57

LUB PKG A - 58

LUB PKG A - 92 (3)

REQUIRED AS PER LAND-USE BY-LAW AND SMPS

PROPOSED INDESIGN

TALL-MID RISE + HIGH RISE

N/A

PEDESTRIAN ORIENTED COMMERCIAL STREET LOCATED TO INCREASEACTIVE TRANSPORTATION AND ACCESS TO CANAL STREET

PROPOSED DESIGN ALIGNS WITH SMPS AND DARTMOUTH COVE PLAN

SEPARATION DISTANCES 12.5m BETWEEN TALL MID RIDE AND HIGH RISE TYPOLOGY MIN 13.5m LUB PKG A - 95 (1) (c)

BUILDING DIMENSIONS MAX WIDTH + DEPTH OF 64.0m BELOW STREETWALLMAX DEPTH + WIDTH OF 35m FOR HIGH RISE TOWER, 750m2 PER FLOOR

LUB PKG A - 96 (1) (a), 96 (2)STREETWALL SECTIONS: MAX 32.0m WIDTH, 50.0m DEPTHTOWER: 28.5m WIDTH, 19.5m DEPTH

BICYCLE PARKING 1 SPOT FOR EVERY 2 RESIDENTIAL UNITS. 80% CLASS A + 20% CLASS B 88 CLASS A, 22 CLASS B

Date:

Scale:Project No:

2021-05-314:26:27 PM

FLOW TOWERS DATA SHEET D032015-23


PARKING SCHEDULE

Level Count

T/O P2 74T/O P1 74T/O 2nd FLOOR 33T/O 3rd FLOOR 33TOTAL 214

UNIT MIX

Name Count %

1 BED 145 66%2 BED 73 33%COMMERCIAL 8 1%Total 226 100%

UNIT COUNT

Department Name Count

PODIUMPODIUM 1 BED 15PODIUM 2 BED 4

19TOWER 1TOWER 1 1 BED 107TOWER 1 2 BED 54

161TOWER 2TOWER 2 1 BED 23TOWER 2 2 BED 15

38Total 218

FLOOR AREA

Name Area

PODIUM GFA 81638 SFTOWER 1 GFA 156284 SFTOWER 2 GFA 40979 SF

278901 SF

NOTE: THE PROPOSED ZONING INTENDS TO ALIGN THE PROPOSAL WITH THE INTENTIONS SET OUT IN THE SMPS AND THE DARTMOUTH COVE MASTER PLAN. A COMPREHENSIVE REVIEW HAS BEEN CONDUCTED, WITH THE PROPOSAL BEING DESIGNED TO PROMOTE THE PLAN ENVISIONED FOR THE DARMOUTH COVE AREA. OPEN SPACE AND ACTIVE TRANSPORTATION HAVE BEEN CONSIDERED AS KEY DESIGN DRIVERS, ALONG WITH THE PROPOSED PLAN FOR THE AREA IN MAP 14 OF THE SMPS.

UP TO P1

Date:

Scale:Project No:

1 : 3002021-05-314:26:28 PM

FLOW TOWERS LEVEL P2 D0102015-23


LOBB

Y LOBBY

CLASS A PARKING ROOM52 SPACES

CLASS A WALL MOUNTEDBICYCLE RACK

(37 SPACES)

UP TO L100DOWN TO P2

Date:

Scale:Project No:

1 : 3002021-05-314:26:28 PM

FLOW TOWERS LEVEL - P1 D0112015-23


DN

RESI LOBBYRESI

LOBBY

SERVICE

OUT

DOOR RE

CREA

TION

SPAC

E

CAN

AL ST

UP TO L200

DOWN TO P1

858 SF

1 BED

921 SF

COMMERCIAL

747 SF

COMMERCIAL

822 SF

1 BED

858 SF

1 BED

687 SF

1 BED

858 SF

1 BED

ENTRY

ENTRY908 SF

COMMERCIAL


CLASS B BICYCLE PARKING

22 SPACES

28' - 0"

OFF-STREETLOADING

SOFT LANDSCAPING ALONG PROPERTY LINE

84' - 6"

139' - 8"

101' - 9"

768 SF

COMMERCIAL

888 SF

COMMERCIAL

958 SF

COMMERCIAL857 SF

COMMERCIAL

970 SF

COMMERCIAL

REQUIREMENTS FOR AT-GRADE PRIVATE OPEN

SPACES TO BE DESIGNED AT LATER STAGE

COMMERCIAL FLOOR TO MATCH SIDEWALK GRADE AT ENTRANCE TO ALLOW BARRIER FREE ACCES

COMMERCIAL FLOOR TO MATCH SIDEWALK GRADE AT ENTRANCE TO ALLOW BARRIER FREE ACCES

Date:

Scale:Project No:

1 : 3002021-05-314:26:29 PM

FLOW TOWERS LEVEL 1 D0122015-23


982 SF

2 BED

792 SF

1 BED

1381 SF

2 BED

802 SF

1 BED

777 SF

1 BED

830 SF

1 BED

SERVICE

LOBBY

SERVICE

727 SF

1 BED

DOWN TO L100 UP TO L300

Date:

Scale:Project No:

1 : 3002021-05-314:26:29 PM



DOWN TO L200

982 SF

2 BED

792 SF

1 BED

1381 SF

2 BED

802 SF

1 BED

777 SF

1 BED

830 SF

1 BED

727 SF

1 BED

Date:

Scale:Project No:

1 : 3002021-05-314:26:29 PM



968 SF

1 BED

968 SF

2 BED

968 SF

1 BED

933 SF

2 BED

889 SF

AMENITY

928 SF

1 BED

1294 SF

2 BED

1263 SF

2 BED

1112 SF

2 BED

878 SF

1 BED

792 SF

1 BED

1263 SF

AMENITY

1699 SF

AMENITY

1044 SF

1 BED2287 SF

AMENITY

Date:

Scale:Project No:

1 : 3002021-05-314:26:29 PM



748 SF

1 BED

748 SF

1 BED

748 SF

1 BED

1003 SF

2 BED

752 SF

1 BED

1062 SF

2 BED

914 SF

2 BED

1110 SF

2 BED

763 SF

1 BED

746 SF

1 BED

742 SF

1 BED

981 SF

2 BED746 SF

1 BED

717 SF

1 BED

TERRACE ONLY AT LEVEL 5

Date:

Scale:Project No:

1 : 3002021-05-314:26:30 PM

FLOW TOWERS LEVELS 5 - 8 D0162015-23


763 SF

1 BED

746 SF

1 BED

742 SF

1 BED

981 SF

2 BED

746 SF

1 BED1110 SF

2 BED

ROOF TOP OF TOWER 2

Date:

Scale:Project No:

1 : 3002021-05-314:26:30 PM

FLOW TOWERS LEVELS 9 - 30 D0172015-23


T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O 8th FLOOR25.58m

T/O 9th FLOOR28.53m

T/O 10th FLOOR31.48m











T/O 21st FLOOR63.89m

291' - 10"

T/O 22nd FLOOR66.83m

T/O 23rd FLOOR69.78m








79' - 2"

T/O 31st FLOOR93.35m

A PROPOSED LANDSCAPED AREA ABUTTING THE CANAL INTENDED TO SERVE AS A PRIVATE OPEN SPACE AND EXTEND THE BUFFER BETWEEN THE PARK AND THE PROPOSED DEVELOPMENT. AS WELL, THIS OPEN SPACE WILL BE ANIMATED BY AT GRADE COMMERCIAL USES

PROPERTY LINE MARKED WITH SOFT LANDSCAPING ALONG THE LENGTH OF THE PARK

CANAL STREET GREENWAYPROPOSED OPPOSITE THE SITE

COMMERCIAL USES AT GRADE INTENDTO ANIMATE AND ENCOURAGE A PEDESTRIAN ORIENTED ENVIRONMENT

GLAZING AT THE STREET LEVEL CREATES A PERMEABLE GROUND FLOOR INTENDED TO

ANIMATE THE PEDESTRIAN CORRIDOR

FUTURE DEVELOPMENT

THE HEIGHT OF THE PROPOSED DEVELOPMENT SETSA PRECEDENT FOR FUTURE PROJECTS IN THE AREATO CREATE A SENSE OF ENCLOSURE ON GREEN SPACES AND PARKS TO MITIGATE HARSH WEATHER IMPACTSAND ENCOURAGE THEIR USE

THE STREETWALL HELPS TO MITIGATE HARSH WEATHER IMPACTS ON THE PROPOSED GREEN WAY, AND INTRODUCE PEDESTRIAN SCALEDDESIGN. THIS TERRACE ALSO PROMOTESENGAGEMENT BETWEEN PUBLIC AND PRIVATESPACES IN THE DESIGN, PROMOTING A STRONGCOMMUNITY IDENTITY

THE HEIGHT OF THE PROPOSED DEVELOPMENT RESPECTS THE INTENDED USE AND VISION FOR THE GREEN SPACE

ABUTTING THE CANAL

NOTE: FURTHER GRADING TO BE PROVIDED IN CONJUCTION WITH HRM FLOOD RISK PREVENTION PLAN. ALL ON SITE GRADING WILL BE CONSTRUCTED TO MITIGATE THE USE OF RETAINING WALLS, IMPACT ON NEIGHBOURING PROPERTIES AND OEPN SPACES, AND PROMOTE THE SAFETY AND LONGEVITY OF THE DARTMOUTH COVE AREA.

BUILDING STEPS DOWN TOWARDS WATER

APPROXIMATE GRADING

T/O L100B3.99mT/O L100C3.48m

Date:

Scale:Project No:

1" 40'-0"2021-05-314:26:30 PM

FLOW TOWERS BUILDING SECTION D0182015-23


T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O 8th FLOOR25.58m

T/O 9th FLOOR28.53m



PROPERTY LINE

TALL MID-RISE HEIGHT ESTABLISHED IN DESIGNATED PRECINCT TO PROMOTE THE USE OF THE ABUTTING MARTINS PARK. THE SCALE OF THE DESIGN IN THIS PRECENT IS INTENDED TO ESTABLISH AN APPRORIATE BUILDING HEIGHT ALONG GREEN SPACES AND PARKS

STREET WALL ESTABLISHES PEDESTRIAN SCALED DESIGN AS THE BASE OF THE BUILDING

RECESSED COMMERCIAL ENTRANCE FURTHERS THE PEDESTRIAN ORIENTED VISION AND CREATES A PERMEABLE GROUND FLOOR THAT ANIMATES THE STREETSCAPE

REAR YARD SETBACK SATISFIES LUB AND CREATES A CONTINOUS

TERRACE AT LEVEL 4

T/O L100B3.99mT/O L100C3.48m

Date:

Scale:Project No:

1" 30'-0"2021-05-314:26:31 PM



T/O 1st FLO

OR

4.40m

T/O 2nd FLO

OR

7.91m

T/O 3rd FLO

OR

10.85m

T/O 4th FLO

OR

13.80m

T/O 5th FLO

OR

16.74m

T/O 6th FLO

OR

19.69m

T/O 7th FLO

OR

22.64m

T/O 8th FLO

OR

25.58m

T/O P1

0.84m

T/O P2

-1.80m

T/O 9th FLO

OR

28.53m

T/O 10th FLOOR

31.48m

T/O 11th FLOOR

34.42m

T/O 12th FLOOR

37.37m

T/O 13th FLOOR

40.32m

T/O 14th FLOOR

43.26m

T/O 15th FLOOR

46.21m

T/O 16th FLOOR

49.15m

T/O 17th FLOOR

52.10m

T/O 18th FLOOR

55.05m

T/O 19th FLOOR

57.99m

T/O 20th FLOOR

60.94m

T/O 21st FLO

OR

63.89m

T/O 22nd FLOOR

66.83m

T/O 23rd FLOOR

69.78m

T/O 24th FLOOR

72.73m

T/O 25th FLOOR

75.67m

T/O 26th FLOOR

78.62m

T/O 27th FLOOR

81.57m

T/O 28th FLOOR

84.51m

T/O 29th FLOOR

87.46m

T/O 30th FLOOR

90.40m

9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 9' - 8" 11' - 6"282' - 2"

T/O 31st FLO

OR

93.35m

GRAD

ING OF SITE

TO

MAT

CH HRM FLO

OD

RISK PR

OVISIONS.

RED

UCING USE

OF

RET

AINING W

ALLS

AN

D GRAD

ING IM

PACT

ON NEIGHBO

URING

SITE

S AN

D OPE

N

SPAC

ES.

HIGH-RISE HEIGHT

ESTA

BLISHED

IN

DES

IGNAT

ED PREC

INCT

TO MITIGAT

E HAR

SH

WEA

THER

IMPA

CTS

AND

CREA

TE A SEN

SE OF

ENCLO

SURE. THE HIHG-

RISE FO

RM

ENCOURAG

ES THE USE

OF TH

E HRM STR

EET

EXTE

NSION IN

TO THE

DAR

MOUTH

COVE

AREA

AN

D THE PR

OPO

SED

CAN

AL STR

EET

GREE

NWAY

STREE

T WAL

L ES

TABL

ISHES

PE

DES

TRIAN

SCAL

ED DES

IGN

AS THE BA

SE OF

THE BU

ILDING

REC

ESSE

D

COMMER

CIAL

ENTR

ANCE FU

RTH

ERS

THE PE

DES

TRIAN

ORIENTE

D VISION AND

CREA

TES A

PERMEA

BLE GROUND

FLOOR THAT

AN

IMAT

ES THE

STREE

TSCAP

E

STREE

TWAL

L SE

TBAC

K HEL

PS MITIGAT

E HAR

D

WEA

THER

CONDITIONS

AT GRAD

E. THE

CONTINUOUS TE

RRAC

E PR

OMOTE

S INTE

RAC

TION

BETW

EEN PRIVAT

E SP

ACES

AND THE

STREE

TSCAP

E.

REA

R YAR

D SET

BACKS

NOT MET

AS A RES

ULT

OF AR

EA LOST

TO HRM

STREE

T EX

TENSION.

THIS SET

BACK WOULD

CAU

SE IN

EFFICEN

T UNIT

LAYO

UTS

AND DISRUPT

TH

E MAS

SING OF TH

E BU

ILDING ALIGNING

WITH THE VISIONS SE

T OUT IN THE RCSM

PS

AND DAR

TMOUTH

COVE

PL

AN

T/O L100B

3.99m

T/O L100C

3.48m

Date:

Scale:Project No:

3/64" 1'-0"2021-05-314:26:31 PM



T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O 8th FLOOR25.58m

T/O 9th FLOOR28.53m



79' - 2"

A PROPOSED LANDSCAPED AREA ABUTTING THE CANAL INTENDED TO SERVE AS A PRIVATE OPEN SPACE AND EXTEND THE BUFFER BETWEEN THE PARK AND THE PROPOSED DEVELOPMENT

PROPERTY LINE MARKED WITH SOFT LANDSCAPING ALONG THE LENGTH OF THE PARK

THE HEIGHT OF THE PROPOSED DEVELOPMENT RESPECTS THE INTENDED USE AND VISION FOR THE GREEN SPACE

ABUTTING THE CANAL

APPROXIMATE GRADING

WALL TO BE FINISHED WITH CLADDING SIMILAR TO BUILDING

FACADE MATERIALS

T/O L100B3.99mT/O L100C3.48m

Date:

Scale:Project No:

1/16" 1'-0"2021-05-314:26:31 PM

FLOW TOWERS CANAL SECTION D0212015-23


T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O L100B3.99m T/O L100C

3.48mENTRANCE AT L100B

COMMERCIAL FLOORAT L100C

ENTRANCE/ FLOORBUILT UP TO

MEET GRADE

Date:

Scale:Project No:

1/8" 1'-0"2021-05-314:26:33 PM

FLOW TOWERS ELEVATION - HRM STREET EXTENSION1 D022

2015-23


T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O L100B3.99m

T/O L100C3.48m

ENTRANCE/FLOORBUILT UPTO

MEET GRADE

Date:

Scale:Project No:

1/8" 1'-0"2021-05-314:26:34 PM

FLOW TOWERS ELEVATION - HRM STREETEXTENSION2 D023

2015-23


T/O 1st FLOOR4.40m

T/O 2nd FLOOR7.91m

T/O 3rd FLOOR10.85m

T/O 4th FLOOR13.80m

T/O 5th FLOOR16.74m

T/O 6th FLOOR19.69m

T/O 7th FLOOR22.64m

T/O L100B3.99mT/O L100C3.48m

ENTRANCE MEETS GRADEENTRANCE/FLOOR BUILT UP TO MEET GRADE

Date:

Scale:Project No:

1/8" 1'-0"2021-05-314:26:35 PM

FLOW TOWERS ELEVATION - CANAL STREET D0242015-23


Date:

Scale:Project No:

2021-05-314:26:36 PM

FLOW TOWERS MASSING D402015-23


1 CANAL ST & DUNDAS ST 2 DUNDAS ST

PROPOSED OPEN SPACE ALONG SHUBENACADIE CANAL

POPOSED PEDESTRIAN ORIENTED COMMERCIAL STREET

TALL MID RISE PROPOSED IN PRECINCT 2, HIGH RISE IN PRECINCT 1

COMMERCIAL PROGRAM ALONG CANAL STREET TO

ANIMATE GREENWAY

Date:

Scale:Project No:

2021-05-314:26:37 PM

FLOW TOWERS MASSING D412015-23


CANAL ST

HRM STREET

EXTENSION

ALDERNEY DR

Documents

ALDERNEY DR HRM STREET EXTENSION