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HomeMy WebLinkAbout2012-12-03 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA December 3, 2012 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 Maple Ridge Economic Advisory Commission Update • Sandy Blue, Manager Strategic Economic Initiatives 1.2 Fire Department Update • Fire Chief Peter Grootendorst 2. PUBLIC WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 DVP/DP/045/09, 11213 and 11247 240 Street Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/045/09 to vary setbacks and building heights and that the Corporate Officer be authorized to sign and seal DP/045/09 to permit construction of a mixed use building. Committee of the Whole Agenda December 3, 2012 Page 2 of 3 1102 DVP/DP/046/09, 11213, 11247, 11263, 11299 and 11333 240 Street Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/046/09 for setback and height variances and that the Corporate Officer be authorized to sign and seal DP/046/09 to permit construction of a phased strata development for 165 townhouse units. 1103 DVP/091/10, 24371 and 24417 112 Avenue Staff report dated December 3, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/091/10 to vary building height for the R-1 and RS -1b zoned buildings. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Adjustments to the 2012 Collector's Roll Staff report dated December 3, 2012 submitting information on changes to the 2012 Collector's Roll through the issuance of Supplementary Roll 09. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda December 3, 2012 Page 3 of 3 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by:"Original signed by C. Marro" Date: 2012/11/29 M r'I R;raCF Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 03, 2012 and Members of Council FILE NO: DP & DVP/045/09 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit and Development Variance Permit 11213 and 11247 240 Street - Mixed Use Commercial Rental Building EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received for the above noted properties to permit the construction of a mixed use building with retail commercial units on ground floor and rental housing units above. The development site will be subject to Commercial Development Permit Guidelines to address the form and character of the development as described in this report. This proposal is part of the overall re -development of five legal lots in the north-west corner of 240th Street and 112th Avenue. A separate Development Permit and Development Variance Permit report has been prepared for convenience: one accompanying report detailing the 167 townhouse portion of the site and this report detailing the mixed-use commercial/rental (residential) portion of the project On December 15, 2009, Council granted Third Reading to a zoning amendment bylaw for both (file RZ/044/O9) components of this project. Council also granted two extensions to the applicant in December 2010 and 2011. It is anticipated that the Final Reading report will be considered by Council at the December 11, 2012 Council meeting along with this report. This report discusses the form and character of the mixed-use building with main floor retail commercial units and rental housing units above. Some setback and height variances are being sought as described in this report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/045/09 respecting property located at 11213 and 11247 240 Street; and further That the Corporate Officer be authorized to sign and seal DP/O45/O9 respecting property located at 11213 and 11247 240 Street. DISCUSSION: a) Background Context: Applicant: Owner: Brian Shigetomi of Atelier Pacific Arch. Inc Gold Leaf Enterprises Ltd 1101 Legal Description: OCP: Zoning: Existing: Proposed: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Site and Project Description: Lot: 5, Section: 16, TP: 12, NWD Plan: 26163; PID: 002-328-569; and Lot: 6, Section: 16, TP: 12, MWD Plan: 26163; PID: 008-272-123 Neighbourhood Commercial and Conservation Neighbourhood Commercial and Conservation RS -3 (One Family Rural Residential) C-1 (Neighbourhood Commercial) Single Family Residential RS -3 (One Family Rural Residential) 74% Commercial and 26% Conservation Single Family Residential and 112th Avenue RS -3 (One Family Rural Residential) Commercial, Residential & Conservation Single Family Residential and 240th Street RS -3 (One Family Rural Residential) and CD -1- 93 (Comprehensive Development) Low and Medium Density Residential & Conservation Single Family Residential RS -3 (One Family Rural Residential) and RS -1b (One Family Urban Residential- Medium Density) Park and Conservation (Future Fire Hall). Vacant Retail commercial with residential rental apartment units above. 1.18 acres 240th Street and 112th Avenue Full Urban RZ/044/09; SD/044/09; DP/044/09 (WPDP); DP/046/09 (townhouses) and VP/046/09 (townhouses). The subject site (Appendix A) consists of 5 legal lots that are being consolidated and subdivided to separate the two land uses proposed. In general, the topography of the site slopes from north to south with a slight plateau at the northeast corner. Rainbow Creek, a tributary of Kanaka Creek, flows westerly towards the Fraser River. Site slopes are generally mild except for the western fringe near the creek. Slopes ranging from 20-35% along the western boundary along the Rainbow Creek -2- are being protected through dedication. The west side of the site also contains relatively dense deciduous and coniferous trees within the streamside setback area that will be protected through park dedication. This proposal will also facilitate the development of a multi-purpose trail that promises to be a good pedestrian north -south linkage for this neighbourhood. The project consists of two components: A mixed use commercial building with 16 residential rental units on the upper floor in the C-1 (Neighbourhood Commercial) zone and a phased strata development of 167 townhouse units in the RM -1 (Townhouse Residential) zone. The total proposed commercial lot area is 1.18 acres which is 7.97% of the total consolidated gross lot area. The total proposed townhouse lot area is 9.28 acres, which is 62.7% of the total consolidated gross lot area. The environmentally sensitive area of 3.96 acres (26.76% of the total consolidated gross lot area) around Rainbow Creek, along the western boundaries, is being protected via dedication to the District as "park" for conservation purpose. The proposed site plan (Appendix B) shows two vehicular accesses to the mixed-use building site; one from 112th Avenue and the other from 240th Street. To enhance the overall pedestrian connectivity to the subject site, five pedestrian accesses, two from 112th Avenue, two from 240th Street and one from the proposed townhouse development on the north of this building are proposed along with special gateway entrance statements. The proposed mixed-use development accommodates 11 retail -commercial units (of varying sizes from 660 ft2 to 1360 ft2) on the main floor facing both 240th Street and 112th Avenue. Commercial and residential parking is proposed behind the building. On the upper floor, 16 rental apartment units each with one or two bedrooms (varying sizes between 460 ft2 to 860 ft2 each) have been proposed, along with common amenity room for all residents. All the commercial retail units have a separate direct access from the covered breezeway (Appendix B). Parking for both the uses is within the same parking lot but rental unit parking is clearly marked on site and secured through a restrictive covenant to ensure it is devoted to these residents. The proposed multi-purpose trail along the western property line will enhance pedestrian connectivity from 112th Avenue to 240th, and serve as community asset to this entire area. c) Planning Analysis: In the Official Community Plan, 240th Street is identified as a major corridor. The Official Community Plan supports a variety of housing forms and encourages mixed-use developments where appropriate. Policy 3-20 states that "Major Corridor Residential" developments must be designed to be compatible with the surrounding area; be a maximum of 2.1/2 stories with an emphasis on ground -oriented units (except for apartments); and adhere to the applicable Development Permit Guidelines. The proposed form and character of the mixed-use building is subject to the following Key Guideline concepts of Commercial Development Permit Guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Landscape buffering along with appropriate lighting between the uses has been proposed to improve sound attenuation (Appendix E). The offsite upgrades including sidewalk, curb, gutter, street trees and improved street lights are meant to serve as traffic calming measures and enhance pedestrian -3- connectivity. The proposed height of 11.0 metres fits well with the massing of the townhouse units on the west and north of this building. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. The proposed site plan (Appendix B) shows two vehicular accesses to the mixed-use building site; one from 112th Avenue and the other from 240th Street. In addition to these five pedestrian accesses, two from 112th Avenue, two from 240th Street and one from the proposed townhouse development on the north of this building are proposed to enhance the overall pedestrian connectivity. The corner retail unit 107 has been chamfered and designed such that it could easily accommodate a corner cafe with outdoor seating that can serve as a local landmark for the residents. The required parking for both, the retail commercial uses and the rental units above is proposed behind the building to reduce the visual impact of parking (Appendix B). The proposed covered breezeway, stone veneer cladding on column bases and the entrance archway, decorative paving at the site access points, covered concrete walkway serving the retail units and the landscaping and signage facing 240th Street and 112th Avenue, are all efforts to create an inviting pedestrian scale and streetscape that enhancea visual interest from both the streets. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. The offsite upgrades including sidewalk, curb, gutter, street trees and street lights (LED) are anticipated to contribute towards enhancing both the vehicular and pedestrian circulation in the area. Pedestrian connectivity is also enhanced through the walkway connection from the proposed townhouse site on the north of this building. The proposed multi-purpose trail along the western property line will enhance pedestrian connectivity from 112th Avenue to 240th, and serve as community asset to this entire area. 4. Respect the need for private areas in mixed use development and adjacent residential areas. The proposed covered breezeway and two staircase wells between units 101, 102 and units 110, 111 serve as separate entry points for the rental residential units above (Appendix B). All the commercial retail units have a separate direct access from the covered breezeway and two staircase wells. Separate site access is proposed to the townhouse lot on the north of this building. Adequate landscape buffering has been proposed to respect private areas of the adjacent townhouse strata lot. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The proposed building materials such as painted hardie-board siding, stone veneer cladding, painted wood brackets and fascia, aluminum louvers, vinyl shingle siding, pre -finished vinyl louvers and asphalt shingle roofing, reflect the existing architectural style and desired character within the vicinity. The townhouse units proposed on the west and north of this building are complimentary in form and character to this mixed-use building. -4- Zoning Bylaw: The proposed C-1 (Neighbourhood Commercial zone) is intended to provide for small scale retailing and commodities of a convenience nature and related uses for household or personal needs within urban residential neighbouhoods. The proposed zone allows one family residential use only, however, the 16 rental residential units proposed on the upper floor have been negotiated with the developer to create quality rental housing options for an area that has had none in the past. A Housing Agreement along with a Restrictive Covenant for these units will ensure that they remain rental in perpetuity. Council has given Third Reading to a site-specific text amendment to the proposed zone, to allow the 16 rental units as a principal use not exceeding a gross floor area of 2100 m2 in this building. This site-specific text amendment also restricts the ground floor commercial uses to a gross floor area of 960 m2 . The Final Reading report is anticipated to be considered by Council along with this report at the Decemeber 11, 2012 Council meeting. The proposed zone requires the front and exterior side yard setbacks to be 7.5 meters; the rear setback to be 6.0 meters and the interior side yard setback to be 3.0 meters from the property line. Some front, exterior side yard setback and building height variances to the C-1 zone (Neighborhood Commercial) are being requested as stated below. d) Variances to the Zoning Bylaw: The applicant is seeking the following variances: i) Part 7, Section 701(7) (a) of the C-1 (Neighbourhood Commercial zone) of the Zoning Bylaw, to vary the front yard setback (facing 112th Avenue) from 7.5 metres to 4.5 metres; ii) Part 7, Section 701(7) (d) of the C-1 (Neighbourhood Commercial zone) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) from 7.5 metres to 4.5 metres; iii) Part 7, Section 701(6) of the C-1 (Neighbourhood Commercial zone) of the Zoning Bylaw, to vary the maximum height of the building from 7.5 metres to 11.0 metres to accommodate the rental units. The setback variances proposed facing 240th Street and 112th Avenue are with an intention of offering a better street presence for the units and enhancing the urban streetscape. They are not anticipated to negatively impact any neigbours. The height variance is related to the site-specific text amendment to support 16 rental residential units as the principal use in the proposed zone. These cannot be achieved within the permitted 7.5 metres height and require a minimum of 11.0 metres height to enhance the livability of these rental units. This height is complimentary to the proposed height of the townhouses on the west and north of this building. Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off-street Parking and Loading Bylaw No. 4350-1990, the C-1 (Neighbourhood Commercial zone) requires one parking space per 30m2 of the gross floor area of the commercial component. Based on this ratio, the required 32 spaces for the commercial use have been proposed at grade behind the building (Appendix B). The parking requirement for the rental apartment use permitted in the proposed zone through a site-specific text amendment, is comparable to a ratio of 1.0 space per unit as required in the C-2 (Community Commercial zone), along with 0.2 space per unit visitor parking, giving a total -5- required 28 spaces (24 for residents and 4 for visitors). The proposal shows a total of 32 spaces proposed which exceed the required in the proposed zone. Since all the parking spaces (for the retail commercial and rental units) are proposed at grade, behind the building, a Restrictive Covenant to secure the parking spaces devoted to the rental residents is being registered on title, as a condition of Final Reading. e) Advisory Design Panel: On September 8, 2009 the Advisory Design Panel reviewed the proposal and commended the applicant for its extremely high quality presentation, completeness and quality of materials proposed. The panel recommended that the following concerns be addressed by the applicant as the design develops and submit to planning staff: • Address boardwalk safety issues in relation to slipping on rain snow and ice; • Consider continuity of pedestrian parkways from the residential areas to the commercial area; • Consider the facade detailing to ensure materials return at corners and terminate purposefully; • Consider how access is provided to private rear yards for maintenance and improvements; • Encourage the development of interpretive signage in public areas and recommendations' for strata bylaw guidelines. The above listed resolution items refer to both the components (mixed-use building and townhouses) of the proposal. The project architect has addressed these issues to the satisfaction of the panel. f) Interdepartmental Issues: Engineering Department: The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site services will be provided through the Rezoning Servicing Agreement. A refundable security of $2,963,980.00 and a non-refundable inspection fee of $203,156.00 has been paid by the owner/developer, for the anticipated off-site upgrades. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings to comply with the code requirements. -6- g) Citizen/Customer Implications: The mail -outs to inform residents of the proposed variances were mailed 10 days prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the opportunity to voice their opinions. h) Environmental Implications: The consolidated subject site supporting both the components (mixed-use and townhouse units) is impacted by Rainbow Creek that runs north -south along the western edges. Rainbow Creek is a tributary of Kanaka Creek, which flows westerly towards the Fraser River. The west side of the site also contains relatively dense deciduous and coniferous trees that are also being protected through dedication. The proposed development is within 50.0 metres of the top of bank of the Rainbow Creek, triggering a Watercourse Protection Development Permit approval. Through this permit substantial clean-up and enhancement works are anticipated along with a five-year maintenance period and securities to ensure that the proposed environmental works will be implemented. The environmentally sensitive area (3.96 acres or 26.76% of the total consolidated gross lot area) is being dedicated as "Park" for conservation purposes, as a condition of Final Reading of rezoning. A refundable security of $104,265.00 for the enhancement works including a five year maintenance period has been paid by the owner/developer. i) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost by Van Der Zalm Landscape Architects, dated February 23, 2012, the security of $177,911.84, has been paid by the owner/developer. There will be 9 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees i.e. $225.00, based on $25 per new tree, will need to be included in a subsequent operating budget. j) Alternatives: Council has given Third Reading to the rezoning application and will be reviewing the Final Reading Report for RZ/044/09 at the December 11, 2012 Council Meeting. The developer has paid all the required securities in support of the off- site servicing upgrades. The owner's solicitor has submitted a "Letter of Undertaking" to execute all the legal documents in the Land Title Office. Not approving this proposal would result in the subject site remaining vacant. Council approval is required for the Commercial Development Permit Area as presented in this report prior to a Building Permit being issued. -7- CONCLUSION: The proposal is a pedestrian -friendly urban solution including dedicated park area, multi-purpose trail connection from 112th Avenue to 240th street, considerable off-site upgrades at this intersection and enhancement works proposed around the Rainbow Creek. Through the requirement of rental residential units in the mixed-use building, the proposal promises to add quality rental housing option for residents. The commercial retail units are anticipated to offer a variety of commercial uses for all the residents of this neighbourhood and the proposed building complies with the Commercial Development Permit Guidelines as described in this report. The proposed variances are not anticipated to negatively impact neighbouring lots. It is anticipated that the Final Reading report will be considered along with this Development Permit and Development Variance Permit report at the Council meeting of December 11, 2012. It is recommended that DP/045/09 and DVP/045/09 respecting property located at 11213 and 11247 240 Street, be approved. "original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Site Plan Appendix C - Proposed Roof Plan Appendix D - Proposed Building Elevations & Sections Appendix E - Proposed Landscape Plan & details -8- APPENDIX A 11136— 8 '.,3,797 11 363 11 356 3 911 355 �' >3� 29 , 19 A N 16 11 350 2 SB 2 ° �'a S2 N��� 11350 N. 2388 28 /� S 20 23g92 11 340 M 23g8 N 1 /2 B '4 24 �7 113 AAV E. 3A6 25 Q 26 27 238>y 15 v 11338 1330 238j1 23878 c) 27 21 N 11328 1133228 26 388 14 240 ST. BCP 1! 4 m '• co 11325 ^ Y 223863 8 °! ce RP 365 9 11 316 N N N 7 11 326 a 24 v N N n 23 23662 13 M d N PJ 12 11 3103 U 2 m a-11315 m 8 30 1 Q \4.11 11 333 302 1 11 312 11 303 9 11 306 31 RP 3659 N 1/2 of S 1/2 B 11 299 1 RP 3659 S1/2ofS1/2B 11300 i- 11 263 v M N N 2 6 P 26163 112a7 a 11 250 Pcl. 'P' RP 1224 11 213 Subject Properties 5 P 26163 Li LMP 24722 \ 7 PARK 5 6''S 3., 0, PA ro r* N `'s, 16 I o a �"'m 18 Q19 s. 20 21� B EP 15665 C P 19825 B NW P5589 111 s a 0,i 11185 PARK PARK BCP 50702 LMP 24722 20 321 D P 19825 Rem 1 P 17613 11118 /5 4 11133 19 a I\j Scale: 1:2,500 Ci _.f Pitt Mea•�owsL\,\, __ *� "�► ' j 11213/11247-240 St I RI KI,...-aa ..yn fYf ,;'� •:te 13 i .2 M � ,ma y411FkarogEilme L .i 41* CORPORATION OF THE DISTRICT OF `'°'� ``�L alia `1:14 ` r ll �_AL IJ Fil:.au E O r��` �, LI v ,,,-+ _� ! = _., . MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �I _ _ Langley =A a —� ]• Y1 E mim— ,rMi=.: DATE: Nov 15, 2012 2009-045-RZ BY: JV „FRASER • •R•� f. I.ii.tl_ff_•i. I.��'. •' !ilifeY21-.7.1.4111f%vi 1:1.1Ril COMM. SITE NORTH 4 ENTRY COMM. SITE SOUTH ENTRY 112 AVENUE 240th STREET N OTE ALL rvS HAVE BEEN CONVERTED FROM IMPERIAL TO METRIC AND ARE PROVIDED IN BOTH D ESIGN MUTBASEMENT ELEVATION TO BE CONFIRMED W HEN FINAL GRADING DING PUN IS APPROVED. e PROPOSED COMMERCIAL DEVELOPMENT A-1.0 ZONING SITE PLAN / GRADING PLAN SCALE _ t200 0 4P. I ; '41:11 limme• 1111ELFSEIFEL o, i . maw &' to ✓ PROPOSED COMMERCIAL DEVELOPMENT A-2.3 - v BUILDING ROOF PLAN SCALE _1:150 7 0 X 0 Colours / Materials Palette �. c_a&......A, • EAST ELEVATION (ALONG 24011 STREET) BOIJTM ELEV•TIOS 7 ¢ALONG 11010 AVENUE) e PROPOSED COMMERCIAL DEVELOPMENT A-0.5 EXTERIOR COLOURS & MATERIALS CI XICIN3ddV ar"f'r•..N�r?.r1r J14r�L .�. {�■' lrs�ri�NAP SfaF sA►aP 1 �,■4.� 'EPTF..O rPPM kiZr�l'3d.f Ciir�n?1`�119 11uia�■r�%{l�■n ISx1ffr:Erf,.,;•i- iM 1{i1111i'11.i1111i►�1i1■11 Iqfl�1�i11 �1r 1.1=r• K.r�IMP!' pd ' r 0" ,, , UI=wg1':l ■IIrMl m■ :ia;11 it.:;i.l I.MI11rr f�1dILI�"P,�I ff' '' ..-.-. -.: •••••J � 1z 11 fJn•�n a•v�AY.' Sr •• � rrrri � + 1 , rrr:_:. r n y I.lfir,,;.:u.. _-,rI�HiYrINh» -?.rr r�.,";-.f�..'-s— � al al'7;1i 1q'�ir; _-ir'- �Ik' J6 r.-. i:.q.'�J:.;f rru:.':;:feu �':v:,7 ga:_r::�.�E.:JI;•.Y,'.'Nl; q.'•.'f,'.'+. •1 -'LL MAST ELEVATION .=-..,.1.°.�a�, ?.�r,rr++�f.r :;'�•'JiII+]rI'+"�+[ih:rri'1■..1iIIV1„,1•,rer.n1, ti/1 11rr6�,Rr:{r.s1:1r1111'"alr'<rr'l b{.,; :i1E.� •,111:.,1".�.iIliIs :l i•{rr i:�. � .r.:reh.f....-:r•:4r,ueg.y71[r n lrrw'tiG� • CASSMSIN,I ®1.ndiMEMS10.1�: .. I IFMA#R —W •g1 SOUTH ELEVATION p � F1 Ma. le Hei k��++ j s ♦ i . a PROPOSED COMMERCIAL DEVELOPMENT A-3.0 BUILDING ELEVATIONS SCALE _ 1:150 ®00 cIk+.1 en,r Firm ar . [4. gnigool:01 !dui! tint,E .,mijomeH... ' •*1111i4Arj-d=a,t-t - 1:161.:_ritm. r 7-19 111111--'1 411.! ilatiy4r1 7.e.a‘-oTalmaliwy..4,,„, ..•••• MINIM I°. 4261'4 .fi''''IMS.lAtiell•rig.1§24/.0i7..t. J • '" Pc =PIM+ A-=4. 1 NO TH ELEVATION 't WEST ELEVATION 2 7-17 Mae Hei hts Villa PROPOSED COMMERCIAL DEVELOPMENT A -3A BUILDING ELEVATIONS SCALE _1,150 % I c) 240th STREET 2 SECTION 2-2 -h- IIPI iiiism a --f: - !MOM -iiiimmi 6 - 1! "4 1.....1 _I.E..) , mg 1 1 1 Opitlfl& Ijt. 1 1 1 1 0 ' 1 1 1 ARTIzA II .1 ...I INti 001,-, EAE 2 SECTION 2-2 pLONGITUDINAL SECTION 4-4 M.apie Heights Village PROPOSED COMMERCIAL DEVELOPMENT 2401h STREET A-4.0 BUILDING SECTIONS SCALE - 1:150 -h- OLII-4 - --'0 6 - -.1,.. 1.....1 _I.E..) ZI 1 1111111111111 1 1 1 Opitlfl& 1 1 1 AA% 1 1 1 1 0 ' 1 1 1 ARTIzA II .1 ...I INti 001,-, EAE - 111171 5----' • yr r.-11 ; 11 1 A1.----..- I, , ----7.= — gns, Et Ell :---: co.r. A.A.Ar F- [---- --- --1 -. -' C -=i I pLONGITUDINAL SECTION 4-4 M.apie Heights Village PROPOSED COMMERCIAL DEVELOPMENT 2401h STREET A-4.0 BUILDING SECTIONS SCALE - 1:150 O 2J Mss le HeightsVillage - Commercial - 112th Ave & 240th Street Architect: Landscape Architects Atelier Pacific Archifectare/nc. an d.rZoioo -5 630o0 Inc. Project Informations Client/Owner: Gold Leaf Enterprises Ltd. enuany uIZ 6 6 -SITE PLAN SCALE: NTS 240th Street Sheet List Table Sheet Number Sheet Title L-01 L-02 L-03_ COVER SHEET TREE RETENTION SITE PLAN AND TREE PLAN L-04 L-05 PLANTING PLAN ELECTRICAL LD -01 DETAILS LD -02 DETAILS General Notes 1. Contractor shall mer].] . st.ulh' lines and is responsible for any damage. 2. The contractor shell avoid all existing utilities underground and overhead whereapplicable Where underground utilities exists, field adjustments must be approved by the landscape architect prior lo installation. 3. Contractor shall verify all existing nYACM lit Elm itielel ii150 l6 Pn3000tnsd52 boxy landscape architect of any variance. 4. Materiel quantities shown are for contractors convenience only. The Contractor must verify all material and supply sufficient materiels to complete the job per plan. 5. Work shell conform to BCLNA Standards, 6. The landscape architect reserves the right to inspect trees end shrubs either al place of growth or at site before planting, for compliance with requirements of variety, size and quality. 7. The landscape architect reserves the right to reject landscape material on site whether stock pled or Installed In pace. e. MI plants shall be Panted per Ne landscape plan and specifications. Plantings not found to be N compliance shall be replanted cane t0 at no additional expense to the owner. g. Fine grade, fertilize and sod/seed all disturbed areas within the construction limits as shown. NI areas shall drain completely and shall not pond nor puddle. 10. Where planting beds meet turf meas. the contractor shall provide a cultivated edge. Mulch all shrub beds to the line shown. 11. For trees planted in hof areas. provide a 3'-0' rile mulch ring (remove existing lure et 2 Nick wM a culavaled edge. 12. An approved pre -emergent herbicide shall be applied in all planting beds ala rale specified by manufacturer Mr each plant variety. 13. Contractor shall sect. and pay for all permits,fees, and inspections necessary for Neproper execution of this work and comply with all codes applicable to this work. • van der Zalm associates Inc Cora Concept Core`tingLld- • • • artt.tsa BP In Progla Far CoOrttnalial lime far ADP /CP N. bus b0.rtarat Ps. Dnp 1.— LIAC Maple Heights Village COMMERCIAL LOCATION 240th St. 8112th Avenue Maple Ridge, British Colulrbga TM/SH uacxso RC AwaovMVDZ SCALE CAD FILE lel COVa25IEET0WG 1 3 XIGN3ddv ==fl 1 /2 OF /2 OF B x REF P. .7505g Grp If pI; I I I J 1 t 4. iIC. GF'F _ L 89'54'35" x x leo 95? .m - --_112th-4VENUE- - P. 1Q ,44 H N .l an der Um a modem Inc. Core Concept Consulting Ltd ...rn;w .•, E COUIFCROUS.e.421 `Y (.7)M OtaRu,03.A ,1cpnFEPeu,e5050 :.� OPRrnal Jurl 1.12 BPNPmfen 32,2011 12.2311 I.enW laeettoomprameorta Ole RensiorROPRPINGISPJE PROJECT Maple Heights Village COMMERCVL LOCATOR 29011h St.& 912th Avenue Maple Podgs, Bnlieh C.alurebla 741 ae 4l1i02 aniffR 9IG N 0 TREE SCHEDULE 1 nei ry11,.. *Awn n.m. l •." eK...r aru. PATCH Made .d mecwr• / 6114 CEO %w Property Line raw ',..r "eel ter.. onYlea liontWa n. Wed. na 2531.5.1 nnI wpm t—� COVERED BREEZEWAY COMMERCIAL 1 RETAIL BUILDING V um, prm bee an kllarl.ms mirk, 0 sasin SITE PLAN SALE t:15 240th Street m dor Zahn +ssctl,t.. Inc. .411111.11. Core Concept Consulting Ltd. I 1041 SITE PLAN AND TREE PLAN W �.n Maple Heights Village COMMERCIAL LOCATION 240th St. & 112th Avenue Maple Ridge, British Columbia om mRC ▪ wee ti co of PLANT SCHEDULE. IN/IL LML •W Yl M R-- Properly Line .. wnm�un..uwv.imi { Onb eerif r= CiSn-E PLAN =GALEl•+ee 240th Street Vw dx Zakm • amidst= Inc. • • Com Cemeard C nwllap Lid. Rimm• Am SOME Ari++ Ds If, 2011 rarairror MIME 1rYe.MpmTlYr Momm.da Prrt Maple Heights Village COMMERCIAL 240th St. & 112th Avenue Maple Ridge, British Cambia TM ueCKED RC APPROVED MVDZ SCALE GAD FRE PL I1INGPtANAWG DATE Avi TEL 200• Property Line C..6-- van dor barn . aaaowtaa ma. Light Standard. awa c. �Noa....... • LightSlandard Soo Lagond for 1-10,i10.ile—' . [I Eli See Legend for DeWps. - = r n.tru• J ®® i.ii ® Pa I CD = ==aWd Q f _ ®1 / — Ffushmounted wall sconce. ■ I I ® �1.1a -- - Vella See Legend for Details. Cpipppt GOtwurying t,ld. TR i lila 111• "MEI LIe VDeIMD Mash 6 • 4- Flushmounted wall sconce. Light Standard. Light Standard See Legend for Details. See Legend for Details. See Legend for Details. mn.�a •••... .. .... r.h ..nnn nr. se Location for lights to be Buehmounted into eta0ram0 wal0 for night visibility. - Lecafonfor signuplght. for night visibility. � reo sTTeecaunenavar mawaa r � _ -- -'-.i _i�1 ....l kiosk wit paved buffer Ofl. Te be wrapped with deca• l. I ': P RO EOT. Maple Heights Village N _•___..i �'c rl �'��/ light Standard. SIM,Saturn 2 Cutoff LED. COVEIE MOUNT OPTION: PNLre: &ACLg LG3]IX}R12D14BK 12OD9 Pal: Se3St&BKdCa CAN STANDARD BASE COVER S gn [lp gndnq, Fl=lenoumed wag sconce. .� .:•r See Legend fur DetailB Sae Legend for Detelk. COMMERCIAL j COO 0 �` - — - " �_ -• - �� ',: •: • .. • _ .... �., ,. � •=•- � •_ • _ LOCATION: 240th SL & 112th Avenue Maple Ridge, British Columbia 2 N a Q :;,,'. -• _ � � � � ... _. - ...- �• - :.� .. _ .. ... 'F1pcEdF'eE .... ... .. .. _.— -' lOilsk annum . -- — _ •awcaea RC 1.0 SITE PLAN 240th Street "°"°"MMDZ F E.CA TWE Q e SCALE: 1:150 3.13 DATE w nNm SM. ni sat N&: r.. Nan,rr mantas against mots..banter MIIPBpICnGf PEKE P2 Mu E A nos. =sm.. crn,u.mkattr s�inmWp ()ercnwTom.mum/gFra 5 IlleSSIESISLOIL !41.M.ttaarM ..abn... Soon mid bEmmp. arm.. lE_"at,K.mpemta loren.,n,o.m apvkim.r.m.t.a p.+w.a on wt tabs ....anon*. !Min Ransaam otaingsmIsiitn. .r «.mom aid. WO .r..b Po. w.w.en......r.. ..mtm ...w an.Es.a.eln (y y eputusrsx[uwnmwu[EW, TYP{x 6 5 1.4 MAPLE (EIanT$ 10101 !.W !IIIA, W Yin. 2/4Sinn 4)Eden ...rIrl W50.101 higher aumangfacilitate �.Ar.000 mot c,tavp.aw..0 W.Y.ET✓Y.ErtIEwrYe P.hit Mosmagolitenleabi pre.amergentnereidueb. according anti manufacturers nil m�. FRONT MEW 2x6 Cedar Joist Double 2 x12 Ceder Beers Deubla 8x8 Cedar PoSt Galvanized Steel ATwJxq PelnFed Glade Cast ConcraSg Cap_ Cultured stone veneer ypEeer to maloh ar gen RitAis dequr6 o i • ng Concrete Curb See aril drawings far desks. Concrete base and Tootg See structure! draw,Ags rar clew.. ran d.r7aN. e...dgaE Ate. cern CpIml4CPMelaeg tie. los 10,2412 owa�i' wm 11 b.bC Jun WS p..oPmn (I) J 0 PROJECT. Maple Heights Village COMMERCIAL 240th SL & 112th Avenue Maple Ridge, British Columbia DRAWN TMISH a.uPP RC AffnOVED SCALE C.A0 FILE DETAILS. DWG DATE.111,2000 0 J J E.panalon Job.( Mar. Sppcing 061 To 6. Pmyldad aoaloel aLvortleal . 6gas and charge In meront.. Contret Alii S p.alog Mai 511 Saw Cul only Flnlaixd Grads 'Q es % Reoeusd4nm f06bvd C mmewte Slab eA•ewm -EN bap esa 5 ..rola wen Mobs: 1. Canna O.itywm to 00 Manx marked anerpin.se: bt l.aae vawma prier to completion. 1. braTiati 0 LAM far el S r en Adair Mow f ri 1 • 6+ 150mm (6") Conn slab Asphalt p•rloec. 50mm 61A re • atebase 9116 Fabric Separator Pre • rad su • • ado Nobe: 1 Patterning to oe Metalled In beMng bone as per eardsCOP. P. L-04. 22.. 300mm bands delineate ea. parking Space to be brown flnisked r_�) f1Y MVEe rearIALTI. EerL�.e se .iryl Cis.rgt!ITZ aTrzt ROAD ASPHALT CONCRETE PAVER CROSSWALK CONCRETE ROAD ASPHALT Nolo.: 1. Install all components as per manufacturers specificatons. 2. Herring Bane pattern. 5 YW �•Ii�Dra�malualtt5r MIM • 155mrn AaCrNW b.N on. els -�_ Oedalel.Fibrfu _C__IaggliOg. age Motes: 1. Install OE CMponenb as per me arecene.6 rpolkaprre TI�iMWYYiYLra 9. p{ PLAN VIEW PROMO Rigs emrPD.PSieo curlwrm.xa reel Mt WEST SIGN ti CV� an der Zalm + associates Inc. itammisor • amine oactec endilbecture Cale Ca lopt Caawllb.g LNI mAr op EP in P: ei No O. Del • 12. 2011 owe WM Aar. earevyseapr"raa.x ...tnw p.. matielowiertemektillaRS (I) J 11J 0 PROJECT Maple Heights Village COMMERCIAL LOCATION 240th St. & 112th Avenue Maple Ridge, British Columbia TMBH one.. RC APPROVED MVD2 sure L6002 CETNLS.DWG npre Pro fon atm 4 ,t4 API R;f]C,F Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 3, 2012 and Members of Council FILE NO: DP/DVP/046/09 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit and Development Variance Permit 11213, 11247, 11263, 11299 and 11333 240 Street EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received for the above noted properties to permit the construction of a phased strata development for 167 townhouse units in the RM -1 (Townhouse Residential) zone. This development is proposed in four phases. The development site for proposed townhouse units will be subject to Multi -Family Development Permit Guidelines to address the form and character of the development as described in this report. This proposal is part of the overall re -development of five legal lots in the north-west corner of 240th Street and 112th Avenue at the western edge of the Urban Area boundary. Along with the proposed 167 townhouse units is a corner mixed use building with retail commercial units on ground floor and rental housing units above (DP/045/09). A separate Development Permit and Development Variance Permit report is being considered by Council for this mixed-use building, which is subject to a Commercial Development Permit approval. On December 15, 2009, Council granted Third Reading to the whole proposal (RZ/044/09) to support both the components of this project. Due to changes in the market conditions, Council also granted two extensions to the applicant in December 2010 and 2011. It is anticipated that the Final Reading report will be considered by Council at the December 11, 2012 Council meeting along with this report. This report discusses the form and character of the 167 townhouse units. Some setback and height variances are being sought as described in this report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/046/09 respecting property located at 11213, 11247, 11263, 11299 and 11333 240 Street; and further That the Corporate Officer be authorized to sign and seal DP/046/09 respecting property located at 11213, 11247, 11263, 11299 and 11333 240 Street. DISCUSSION: a) Background Context: Applicant: Owner: Atelier Pacific Arch. Inc Gold Leaf Enterprises Ltd 1102 Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: Lot: 5, Section: 16, TP: 12, NWD Plan: 26163; PID: 002-328-569 Lot: 6, Section: 16, TP: 12, MWD Plan: 26163; PID: 008-272-123 Parcel B, Part S 1/2 of S 1/2 of SE 1/4, Section: 16, Township: 12, NWD Plan: RP3659; PID: 013-300-962 Parcel B, Part N 1/2 of S 1/2 of SE 1/4; Section: 16, Township: 12; NWD Plan: RP3659; PID: 013-300-971 Parcel B, Part N 1/2 of SE 1/4, REF PL 3659. Section: 16, TP: 12; NWD Plan: RP3659; PID: 013-300-946 Neighbourhood Commercial and Conservation Neighbourhood Commercial and Conservation RS -3 (One Family Rural Residential) C-1 (Neighbourhood Commercial) Single Family Residential RS -3 (One Family Rural Residential) 74% Commercial and 26% Conservation Single Family Residential and 112th Avenue RS -3 (One Family Rural Residential) Commercial, Residential & Conservation Single Family Residential and 240th Street RS -3 (One Family Rural Residential) and CD -1-93 (Comprehensive Development) Low and Medium Density Residential and Conservation Single Family Residential RS -3 (One Family Rural Residential) and RS -lb (One Family Urban Residential- Medium Density) Park and Conservation (Future Fire Hall). Vacant Multi -Family Residential (167 townhouses) 3.756 hectares (9.28 acres) 240th Street and 112th Avenue Full Urban Standard RZ/044/09; SD/044/09; DP/044/09 (WPDP); DP/045/09 (mixed-use building) and DVP/045/09 (mixed-use building). -2- b) Site and Project Description: The subject site (Appendix A) consists of 5 legal lots that are being consolidated and subdivided to separate the two land uses proposed. In general, the topography of the site slopes from north to south with a slight plateau at the northeast corner. Rainbow Creek, a tributary of Kanaka Creek, flows westerly towards the Fraser River. The western boundary of the site along Rainbow Creek is riparian area and thus will be protected through dedication. This proposal will also facilitate the development of a multi-purpose trail that promises to be a good pedestrian north -south linkage for this neighbourhood. The proposal consists of 167 units on 9.28 acres, which is 62.7% of the total consolidated gross lot area. The environmentally sensitive area of 3.96 acres (26.76% of the total consolidated gross lot area) around Rainbow Creek is being protected via dedication to the District as "park" for conservation purpose. The proposed Site Plan (Appendix B) shows two vehicular accesses, one from 112th Avenue closer to the multi-purpose trail and one from 240th Street closer to the northern end of subject sites; two pedestrian accesses from 112th Avenue and two from 240th Street. The proposed development accommodates a strata complex of 2 1/2 & 3 storey townhouses ranging in size from 140 sq. m. (1500 ft2) to 188 sq. m. (2030 ft2) in the RM -1 (Townhouse Residential) zone. The units are arranged in clusters of two to six units with a direct at grade access and a garage off a strata road. Seven different designs of townhouse have been proposed (Appendix B). A combination of three color schemes has been proposed to create variation. The townhouse clusters have hipped roofs accented by gable dormers and are designed to front or have the appearance of fronting onto a public road through direct pedestrian access from the sidewalk. All the 167 units have their own parking garage, either tandem or two -car garage, giving a total of 334 residential parking spaces proposed as required. In addition to this, 40 visitor parking stalls are well distributed as shown on the Site Plan (33 spaces are required) and two handicapped parking spaces have also been proposed. The common useable space proposed is 8,250 m2 in two locations (Appendix E) and common activity area proposed is 4,900 m2 which exceeds the requirement in the proposed zone. Proposed building materials include: vinyl and shingle siding, cultured stone veneer at specific locations, stained & sealed wood posts, knee brackets, wrought iron brackets, stamped concrete patios, wood decks, stain wood fences and asphalt shingle roofing. Outdoor amenity areas as well as a system of linear parkettes/ greenways are inter -woven into the townhouse clusters providing alternative pedestrian connections throughout the site. Entry features at the perimeter and transition corner treatment are proposed to foster a "sense of place". c) Planning Analysis: In the Official Community Plan, 240th Street is identified as a major corridor. The Official Community Plan supports a variety of housing forms and encourages mixed-use developments where appropriate. Policy 3-20 states that "Major Corridor Residential" developments must be designed to be compatible with the surrounding; be a maximum of 2 1/2 storey with an emphasis on ground - oriented units (except for apartments) and adhere to the applicable Development Permit Guidelines. The proposed form and character of the townhouse units is subject to the following Key Guideline concepts of the Multi -Family Development Permit Guidelines: 1. New development into established areas should respect private spaces, and incorporate local neighborhood elements in building form, height, architectural features and massing. -3- The architectural elements, form and materials proposed such as cultured stone veneer, stained & sealed wood posts, knee and wrought iron brackets, stamped concrete patios, wood decks, stain wood fences, asphalt shingle roofing, vinyl and shingle siding, are compatible to the surrounding residential development in the area. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. This area predominantly has single family residential use in the vicinity, so there are no higher density forms around. The proposed townhouse clusters have hipped roofs accented by gable dormers and are designed to front or have the appearance of fronting onto a public road through direct pedestrian access from the sidewalk. This ground -oriented housing form serves as a good transition to the surrounding single family development on the north, east and south. On the west is a significant environmental buffer due to lands that will be dedicated around the Rainbow Creek. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. This is a fairly large scale development. The proposed 167 unit townhouse development is designed in 35 blocks (of 2 to 6 units each) which are inter -woven by pedestrian walkways and green landscaped areas to create public, private and semi -private recreational areas. Each unit has its own garage, which is either tandem or two car garage. Visual attractiveness is enhanced with native landscaping in green pockets throughout the site and decorative accent paving at intersections of the strata road (Appendix B). The common useable open space is divided into two areas to better serve all the units 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Attractive streetscapes have been proposed with various blocks of townhouse units that are linked with pedestrian walkways and semi -private open spaces. Pedestrian circulation is enhanced through out the site with walkways and from the units facing 240th street and 112th Avenue which have a direct pedestrian access on to the streets. Each townhouse unit has its' own tandem or two car garage accessed from the strata road. The visitor parking spaces are well distributed throughout the site (Appendix B). Adequate lighting and landscaping is proposed to create a well articulated streetscape. The proposed multi-purpose trail along the western property line will enhance pedestrian connectivity from 112th Avenue to 240th, and serve this entire area. Zoning Bylaw: The proposed RM -1 zone (Townhouse Residential District) is intended for low to medium density townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area (plus an additional 50 m2 per unit basement area) is permitted in this zone. A density of 0.6 times the consolidated lot area (excluding parking and basement area of 50 m2 per unit) is proposed, giving a total of 22559.90 m2 for the 167 townhouse units proposed. The permitted maximum lot coverage for this zone is 40% of the net lot area and the proposed lot coverage is 28%. A common -4- activity area of 3500 m2 is proposed and a usable open space of 7520 m2 is proposed, which exceed the required ratios in the proposed zone. Some setback and height variances are being sought as described below. d) Variances to the Zoning Bylaw: The applicant is seeking the following variances: i) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the front yard setback (facing 112th Avenue) from 7.5 metres to 4.5 metres for Blocks 6,7 and 8; ii) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the front yard setback (facing 112th Avenue) for the staircase block of Block 8 from 7.5 metres to 3.5metres; iii) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 35 from 7.5metres to 4.9 metres; iv) Part 6, Section 602(6) (b) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback for Blocks 21 from 6.0 metres to 5.1 metres on the north west corner and for Block 32 from 6.0 metres to 5.5 metres on the north-west corner; v) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 1 from 7.5 metres to 4.2 metres; vi) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 2 from 7.5 metres to 4.5 metres; vii) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 3 from 7.5 metres to 5.5 metres; viii) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 4 from 7.5 metres to 5.9 metres; ix) Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the exterior side yard setback (facing 240th Street) for Block 5 from 7.5 metres to 6.8 metres; x) Part 6, Section 602(7)(a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the maximum height from 10.5 metres to 11.0 metres and to vary 2 1/2 stories to 3 stories for Blocks 1, 2, 3, 4, 5 (all facing 240th street); Blocks 8, 13,14 (all facing the dedicated park area) and Blocks 10, 11 and 12 (north of Blocks 6 and 7). The setback variances proposed facing 240th Street and 112th Avenue are with an intention of offering a better street presence for the units and enhancing the urban streetscape. They are not anticipated to negatively impact any neigbours. There are currently no immediate neighbours to this site. These relaxations are consistent with others granted to similar projects in the proposed zone. For the blocks along the western property boundary, the environmental conservation lands serve as a good buffer. The height and storey variances are considered to be minor in nature and are not anticipated to negatively impact any neigbours. -5- Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM -1 zone (Townhouse Residential District) requires two parking spaces per unit for residents plus 0.2 spaces per unit for visitors, requiring a total of 368 on-site parking spaces (334 spaces for residents and 33 for the visitors). All the 167 units have their own parking garage either in tandem or two -car garage arrangement. The visitor parking spaces are distributed throughout the site. The proposal is in compliance of this requirement as shown on the proposed site plan (Appendix B). e) Advisory Design Panel: On September 8, 2009 the Advisory Design Panel reviewed the proposal and commended the applicant for its extremely high quality presentation, completeness and quality of materials proposed. The panel recommended that the following concerns be addressed by the applicant as the design develops and submit to planning staff: • Address boardwalk safety issues in relation to slipping on rain snow and ice; • Consider continuity of pedestrian parkways from the residential areas to the commercial area; • Consider the facade detailing to ensure materials return at corners and terminate purposefully; • Consider how access is provided to private rear yards for maintenance and improvements; • Encourage the development of interpretive signage in public areas and recommendations' for strata bylaw guidelines. The above listed resolution items refer to both the components (mixed-use building and townhouses) of the proposal. The project architect has addressed these issues to the satisfaction of the panel. f) Interdepartmental Issues: Engineering Department: The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site services will be provided through the Rezoning Servicing Agreement. A refundable security of $ 2,963,980.00 and a non-refundable inspection fee of $203,156.00 has been paid by the owner/developer, for the off-site upgrades. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is built they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. The proposed multi-purpose trail along the western park boundary is mostly within the dedicated area, except for two locations where it meanders into the strata lot. This multi-purpose pedestrian trail is meant for public use and will be built by the developer and maintained by the District, once completed, except for the portions that are on the strata lot. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. -6- Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings to comply with the code requirements. g) Citizen/Customer Implications: The mail -outs to inform residents of the proposed variances were mailed 10 days prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the opportunity to voice their opinions. h) Environmental Implications: The site is impacted by Rainbow Creek that runs north -south along the western edges. Rainbow Creek is a tributary of Kanaka Creek, which flows westerly towards the Fraser River. The west side of the site also contains relatively dense deciduous and coniferous trees that are also being protected through dedication. The proposed development is within 50.0 metres of the top of bank of the Rainbow Creek, triggering a Watercourse Protection Development Permit approval. Through this permit substantial clean-up and enhancement works are anticipated along with a five-year maintenance period and securities to ensure that the proposed environmental works will be implemented. The environmentally sensitive area (3.96 acres or 26.76% of the total consolidated gross lot area) is being dedicated as "Park" for conservation purposes, as a condition of Final Reading of rezoning. A refundable security of $104,265.00 for the enhancement works including a five year maintenance period has been paid by the owner/developer. i) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost by Van Der Zalm Landscape Architects, dated February 23, 2012, the refundable security of $1,082,264.82 has been paid by the owner/developer. There will be roughly 24 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. j) Alternatives: Council has given Third Reading to the rezoning application and will be reviewing the Final Reading Report for RZ/044/09 at the December 11, 2012 Council Meeting. The developer has paid all the required securities in support of the off- site servicing upgrades. The owner's solicitor has submitted a "Letter of Undertaking" to execute all the legal documents in the Land Title Office. Not approving this proposal would result in the subject site remaining vacant. Council approval is required for the Commercial Development Permit Area as presented in this report prior to a Building Permit being issued. -7- CONCLUSION: The proposal is a pedestrian -friendly urban solution including dedicated park area, multi-purpose trail connection from 112th Avenue to 240th street, considerable off-site upgrades at this intersection and enhancement works proposed around the Rainbow Creek. The proposed townhouses comply with the Multi -Family Development Permit Guidelines as described in this report. The proposed variances are not anticipated to negatively impact neighbours. It is anticipated that the Final Reading report will be considered along with this Development Permit and Development Variance Permit report at the Council meeting of December 11, 2012. It is recommended that DP/046/09 and DVP/046/09 respecting property located at 11213, 11247, 11263, 11299 and 11333 240 Street, be approved. "original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Site Plan and Phasing Plan Appendix C - Proposed Site Sections Appendix D - Proposed Building Elevations & Sections Appendix E - Proposed Landscape Plan & details -8- APPENDIX A 07 3 rrazr a 2 11411 1 11407 11399 11391 2 11385 3 11379 n 11 373 5 11365 6 9 11357 8 11849 21 11409 -19 20 8 L P 7 313 6 4 15 14 114 1142s18 q17 16 15 11422 46 1399 Llv a 45 i3 P „44 3377 _43 q31 p 32 L 30 37D 11 BB Er 29 113 B AVE. f3 34 33 42 41 0 39 m 4 3 o_ 1417 J 409 2 11 40 5 Pcl. 2 19 LMI 313?1 7 11 425 P 30283 1 11415 P22031 11 41 8 41 4 2 2 lJ 410 3 P 34984 15, 1140 221 Pcl. 'P' RP 1224 R P1 11397 K LMP 1331 22 rn a 1416 *PP045 A RP 8357 1139 4 10827 PclSUBJECT PROPERTIES R. �I P626II I 14 BC 20580 16 m 12 41 —�- 1 11 4 a a 10 1382 0 N RP 3659 RP 3659 N1t2of91t28 - _-_--- 1133. 299 ti RP 3659 S1/2ofS1/2B 263 6 P26163 11247 5 P 26163 213 LMP 24722 -PARK PAR K J PAR K NIP EP 15665 C P 19825 11135 I 11356 3 11340 2 113 AAVE, 339 5 328 u 4co 316 3N 310 0 20 11302 320 pum 8 363 9 11355 30 E 00 1- I I I I I I I 1 I I I � a 250 2 NV P55B9 an Rem1 LN Scale: 1:3,000 Cit .f Pitt Mea ..,.ws441 1J rs...T., 4� FI .. L . _..,=a Ilii Irk �J District of Langley FRASER Rfr- 11213/47/63/99 & 11333 240 STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE DATE: Nov 28, 2012 FILE: DP/046/09 BY: PC L -•-•"" --- "-•-• 1 GEND existing trees to remain proposed new trees proposed decorative paving proposed concrete driveways •• .. • f I l• 7A4S7tRIET 24111 niter i a le Hai Lto Vina PROPOSED TOWNHOUSE DEVELOPMENT A - 1 ICIN3d. ,/ COLOUR SITE PLAI SCALE - 1:4 N a pew a 'il l 111t 41111111 ii= i"1,�1 1I. 1I1 - 11611114 ' �A�E iC. 1. 'a 01146 1 111.11..1 +IkI iimmi-' 11 BONIDIMBEll rr�PJ� ;��f? �J[•TJC����Qk3�P :SlC1wLLimmomm_—th. L;it 240th STREET Maple Hei1its Viilage 240 STREET PROPOSED TOWNHOUSE DEVELOPMENT 4 DP -1.1 ZONING PLAN SCALE: 1:200 LEGEND _ UNIT TYPE `A' I_ UNIT TYPE 'Er UNIT TYPE 'C' _ UNIT TYPED` _ UNIT TYPE '02' UNIT TYPE'E' MI UNIT TYPE 'F' • ' -•:[!fir STRNET Maple Heaghto I. �itl. Altf Jsl . III, ISI' 11' Eu1f' r GI "n [ mi ET —..-.— m - 'K li uv— ter.. I. mum mi MR: i.. -1:141A01. it- Z4DSTkXET e PROPOSED TOWNHOUSE DEVELOPMENT A-0.0 UNIT TYPOLOG PLAN SCALE - 1:4 PROPOSED PHASING DIAGRAM SCALE : N.T.S. elier Pacific Architecture inc. 240th STREET 3f1NaAV ZIT IMP MEI WPM MEI NM MI. 1 NM I 5 240th SIREII -1.1-r Air lir airs mr, figm• 11 4 r. g 1. 1 t I 'i � I A Imo- - . MN=I lin �� a 101 -01 1 AM gm 240 STREET .411 49 M,. 4111 AIM ACM j +aM [1}1.71 380[1243]._.. 361.4 [118.11 343.4 [111 51 326 [105 01 3034 [38 n'] 2834 [91 0] 066 [85,31 0.414 [773- , ^r w PROPOSED COMMERCIAL SITE (PART OF A SEPARATE APPLICATIOr11 !:[ima iC: E 1;7. 1�- ez BLOCK 6 TYPE V Maple Heiglits Village PROPOSED TOWNHOUSE DEVELOPMENT A-3.00 SITE SECTIONS / STREETSCAPES - SITE SECTION 1-1 (ALONG 112th AVENUE) 0 XIGN3ddd riONTIHUED •. . . .::•• • j• .6 • Eh•• A. ,r2. ...i.1 . _ . , . . , . ... . ki. did , .... .._ ...4.7 zri, 1 rf 0, . , . 1 ' T., _- ir -, -:=5 1VI., .1 r . I-- H— ---r- – 1– — ',-_ _ BLOCK 12 TYPE 'S' ,,,,,,,,,, 6m v,,,,, . ...,.... - trumps us us,u•su BLOCK 11 TYPE 'B' PROPOSED COMMERCAL SETE (RAT OF n SEFILRATE AP PLIc,A 11,)1 _ ........ a I MaPle Heights \Tillage _ PROPOSED TOWNHOUSE DEVELOPMENT A-3.1 SITE SECTIONS / STREETSCAPES - SITE SECTION 2-2 Mn3 r] 38., [1:79.7'] ,F4a [11.9.11 044 [111.51 .M [205.0] 304 [48.4] 484 [91.5] 269 [85 31 CON TP ED BELOW w M111 1 11 R 3.!! - i. �. �... .clapt ..-_. �•: '���11:�,:�II�%.•1'1 :. �i_ �6' Y�f ILI _::.-� MI. !E'�.':i%� Vic' k. �RI[ f F. BLOC{ 22 TYPE 'O' BLOCK 22 TYPE 'R Maple HeiglitsVilia BLOCK 24 TYPE 'P' BLOCK 4 TYPE PROPOSED TOWNHOUSE DEVELOPMENT DP -3.2 _399 [1.44.?] .364 [11611 34M [III8] 924 (166.51 .^M Da. .48M 11,14.1 0 4 [153] SITE SECTIONS / STREETSCAPES - SITE SECTION 3-3 4474 [1571[ [1540] M [144 .1] M [,3 r] M [,2.,] sw [us rl 344 [,tis[ M [1050[ [9541[ _*4 [85::] un [787] BLOCK 18 TYPE W BLOCK 6 TYPE V BLOCK 10• TYPE. S' BLOCK 11 TYPE BLOCK 24 TYPE 'P' BLOCK 25 TYPE 'X' BLOCK 28 TYPE 'P BLOCK 29 TYPE BLOCK 30 TYPE 'P' UNIT It BLOCK 31 TYPE W Maple Heights Village PROPOSED TOWNHOUSE DEVELOPMENT BLOCK 33 TYPE A-3.5 SITE SECTIONS / STREETSCAPES - SITE SECTION 6-6 Lower Fir @ el. 33.75m Lower Fir @ el. 32.49m Lower Fir @ el. 33.11m Lower Fir @ Lower Fir @ el. 40.46m BLOCK 23 TYPE 'Q' IYPE BLOCK 26 TYPE W Ma • le H ei�hta Villa BLOCK 32 TYPE 'Y' e PROPOSED TOWNHOUSE DEVELOPMENT BLOCK 33 TYPE 'R' A-3.6 SITE SECTIONS / STREETSCAPES- SITE SECTION 7-7 4514 [157.5] -- 464 [157.0] 341 [,33 a'] [17. 4014 [131 z] 384 [144 71 --- — 3.14 [103.71 — 342 [984] - - 474 [91.9'] 6M [85 31 Lower FIr d- 33.11,0 Lemr el. 32 BLOCK 33 TYPE 'R' Lower Fir CO el. 32.50m BLOCK 32 'TYPE 'Y' Lower Fir @ BLOCK 27 TYPO T 0 O CO 0 D z 1- O V BLOCK 27 TYPE 'Y^ BLOCK 21 TYPE '1^ NW IT, trIG 4117r—V.T BLOCK 20 TYPE 4.1 184 [1s 5] 614 (150.4] 1414 [144..0] 4314 [137.81 01a E:r. :j,A1 I RI N N�_ III[lI YL 11111 --• 1'':I.y ii .� I'4R 1 e NM TYPE 70/, BLOCK 14 TYPE 'M' —BLOCK -13. TYPE BLOCK 8 TYPE 74' Maple Heigkts Vi11�� err 14 [91. . 614 [es e PROPOSED TOWNHOUSE DEVELOPMENT /x_3 7 SITE SECTIONS / STREETSCAPES - SITE SECTION 8-8 — /LAMY SLITTERS PRO11120 MIN11 7 sumi.E sow PROSILED MOOT...TUN. ASINIALT SNINOLES ALINNRA1 OUTTERS 0.11RES SEOYE HOMEORTA1 VINYL UP SONO :rR01:1110ARD nau ZlIrtg:TAVZ- pRon.s, s.NoLE so,RO VANED OR PARITID WOO 'RACKET YENS., note-Rorreacco MEN! SIOING •mm I r4ijkm, • Id • 11 _ _ eiTa 11111M1 g Am] mpg 1::.411114 wa7177.,Fo •• ••••• •-• • •• •.• L.4.11 - 111- • riWk- • :ICC-- • . . . k7411., :1 fz-S: UNIT TYPE 'AU NIT TYPE 'C' DOM NEM VITRANCE FRONT ELEVATION E'OC;.‘NORM. 7.40 SCREEN UNIT TYPE RACK METAL WIN ANO LA"' STONE BASE AT r/11 11r1 AT TR . UNIT TYPE 'N REAR ELEVATION NJ. 13100 SIDE ELEVATION SCAM 1:100 NOTE ALL MAXIMUM BURMA) ENVELOPE CALCULATIONS FOR EACH MR HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS A4.0 TO A4.33 FOR OETAJLS. SIDE ELEVATION scom moo 1.1,1 VEIN PROPOSED TOWNHOUSE DEVELOPMENT A-2 1 . BUILDING ELEVATIOI BLOCK TYPE 'M' (A -C -C -A) ICIN - • — ANISSTECRINAL ASPHALT 9940LE ROCEING CUTTOES — ARCMS AIN11. 99101Z 90SX) PE"SANALT OAFS AUAISAAA CUITOIS CVERNIED STONE VENEER NORIZOXIAL W.11. LW SONO pA990 900. NANsE 00.0 Tr9, 11r11:11WASEZI Zia 7 STAWAANIAZO- vornm - 9EIRE-REINEORCED CCIAEXT SONO UNIT TYPE 'A' SE: 'REA. UNIT TYPE '13 =MAU' FRONT ELEVATION S.1.0 1:100 0 INW ELANO Nff-ir WEI 0 UNIT TYPE '13' .Acx NETAL N,91 .17;.' STONE BASE AT Va KM OSAMU; UNIT TYPE 'Ar 0 0 ) .1 l'•• r- 1 ` • • 11111 - /10 11—M ETI 11W11911M11 111111 - moo as, •mi , jomi•: Amm fjI •.•1 MEi L! dT).Aii1=-Tial .. -1147i -- 152. ' I- 2 • _, • 1, .; 271,4 -='FL UNIT TYPE 'A' 1 UNIT TYPE 'B' REAR ELEVATION SCA. 131E0 UNIT TYPE V UNIT TYPE 'A' Maile He• hts Vil • 0 0 NOTE:ALL LOOPMUM BUILDING ENVELOPE CALCULATIONS FOR EACH MIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS A4.0 THROUGH A.4.33 FOR DETAILS. UMT TYPE 'A' SIDE ELEVATION SCAM: 1:100 0 UNIT TYPE A' SIDE ELEVATION SCAM 1.ICO a e PROPOSED TOWNHOUSE DEVELOPMENT A-23 . BUILDING ELEVATIONS - BLOCK TYPE (A -B -B -A) 4 IA 1•HRT MODAL 0 Roo, Am - vnonum RAGRRIVOILIDD. OBRA!, SRN. RODENG - ALIAIRDAR CODERS —Tadeza I.' RIR WEDDED VOW BODO BINGE LAP SONG PARADED 0000 BAROE BOARD • TRY 4 m --4-;m41 OM GARAGE DEDE WM— 'MANSE. Erna Ipannxio) TDADD BABnio-- y Hmun, ENDO -----:-•-•- - - .•-•__.,_ ___ - --.., L'A •••• L.' HI."---T7- ii 1 1 ___._..,_ .__ .._ r..41rwwiiiii_I,1-„,_ ,t 1,1,: ., '1.1=1,011121111 1110mi A — " , -----,... If: •m... EmE ilri !liINEF. —'"7-.77'.: 11111[11:11 ..,... ... . i I IF 11111fi , /1.11 A nlinill 'IME I IliinVIN.,„ rt. a.m 1 !7!' '1 r==,---,---:=In..ar.A.Alir[Iiiiiiiii Iiiii0 gim. .'n mm. '9111111n MIN 6,,,,4-07.7.'..:.- ---,.."- .---.-7" =d7 MAIMII. il '•.- '. .- "'-L.-7.1-04"Iiir7-4,.= - -.. L'r'r-.---'-,--- —Arillilil-F--,SZ:''-..: -' --- '777.7. ' br 1 14ile +.` 7`-`1- . -4 N _ Illr A= 1 -I+ '-.- vl--:•u- UNIT TYPE 'A' WorPA0.- UNIT TYPE oroomte.. FRONT ELEVATION rum moo tL UNIT TYPE IV j UNIT TYPE 'Er i UNIT TYPE 'B' UNIT TYPE 'A BD. WEAL MEW De [LIM sum co NHL DPW. 0 UNIT TYPE 'A' 0 UNIT TYPE '13' unizE 'B' 0 UNIT TYPE IV 0 UNIT TYPE 'B' @ UNIT TYPE 'A' (9 1 mul •A.n. _._ . .._,.., . ...---- -.--,__—.----- ,,- , --,...........r. .4 —... = - II- ----ail - - - - _. • tilillo _k__- ----..--,-; ----;---...--rigi Ili - - - - — iillit ZNI=--=-: ,...... ......., ,--... - --,.. ,..--- ..- i III 11111HrilMil IIIMII 1111111 MI ' 1.nli ' IR mil 12— —,1 gligil , ... MI ..!! ..., •.• ..... ,.. r7v74 1 .mt11 dr, 111111 ..... 11111111 —,1,14r 1. • .r ,...i. ....---...-___.- - . 1 1111 I .1,:•.• A' 4 ; MI 111 ill u II ..... . —IA I 1 III Mg 1. ; ; ;; _ ',di , Iwo IMF -,44. Ell; lirl; li 'Ili"' ' is;;11. I go: sell vi--111"TrvPt I•a IT jmild mmg •,..1 •=• 1, ,, 111, , , -_ Ni_ ;.611., 1 . 1 1,, .,...., .7....--, - . j _ _ _72.-.. 11:70S ... .. , , _. . , _ _.-- '' „I ;''' '...' ... '.. ..r.-, ael• -------r-_--- ,--,--,-.7-7-:01.:1,1114.11- ---_, --_-- 1 IDIET'' DE ROOD REAR ELEVATION ockm moo 'EV lam UNIT TYPE SIDE ELEVATION sum Ano MHO NOTE: ALL MAXIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELV. PLEASE REFER TO SHEETS AAA THROUGH A-4.33 FOR DETAILS. Ma le Hei lits Villa e PROPOSED UNIT TYPE 'A' SIDE ELEVATION ocom moo TOWNHOUSE DEVELOPM EN T A-2.5 TED IND BUILDING ELEVATIONS - BLOCK TYPE (A -B -B -B -B -A) MINIUM ARCNITECTJAAL ASPHALT S.. RCCOND µOMNI CUTTERS CULTISM STONE VEIYOR 111. Wilt 4P 901.0 Mr.. con MARDE Idle • SS. El. OM.. OMR Yr. UMW. UM [Rome.) = Rt -r Cm.1 _ - - %.111111 Mu .1 •• -1'1;LtM. I M #1 'TIC-. fOrW Of ,0 • •• g 91111 1.1 Anwpointiniol.r '„ 71""1"4'1111 11M 1/11111 - V11M773171/V''' fld I 111 I 1 W,L SMNOLE SOIRD STAPES OR MD MUFFS UNIT TYPE 'AUNIT TYPE '0 UNIT TYPE 13' NZ. FRONT ELEVATION semi...too UNIT TYPE V 0 UNIT TYPE W 0 UNIT TYPE V 0 UI=E V 0 UNIT TYPE V 0 W•••13.1 UNIT TYPE 'B' MAO( YET. WOOD 41TCE. UNIT TYPE W UNIT TYPE V 0 UNIT TYPE W 0 DM (CASTLE R.. 1111111111 rm., EEL. _FL:ti,11 1- vv. HI f 1111 1•• 111:74..r 1ia— rri -o— n AWN 1111111 V-31. DIM $ T/0 11_311 UNIT TYPE A' EIDE ELEVATION sum 1. leo pima ALL NUMMI KILDN6 ENVELOPE CALCUL/MONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELT. PLEASE REFER TO SHEETS A.4.0 11313000H A-4.33 FOR DETAILS. SIDE ELEVATION SUM 1:100 e PROPOSED TOWNHOUSE DEVELOPMENT A -2 .5a BUILDING ELEVATIONS - (STEPPED BUILDING) BLOCK TYPE ?' (A -B -B -B -B -A) YOA �.+>• TA N T/O ANI ',DORM ARCIITEVURAL ASPHALT WM= ROOFING OUITERS smG[ mixa SONO D WOOD BOARD TR. AT ono, TI -Ar 1-1 'ERICA. !AWE MIMI =MO DETAILS OWNER Va LOWE • ODLIURED STONE UNIT TYPE 'A' UNIT TYPE B' i UNIT TYPES' ..«KIX) oml aMw.aBLACKMAk1.91 'SND E.ARTLINXNU HMS COM. SA: ^. ViLI FRONT ELEVATION UNIT TYPES' UNIT TYPE B' I UNIT TYPE 'A' REAR ELEVATION ADA ss V iiInt WA wart army . xl UNIT TYPE'S' RIDE ELEVATION NO1E: ALL MAXIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS M.O THROUGH A..BS FOR DETAILS. UNIT TYPE' A' SIDE ELEVATION KALE 1,00 Ma p uup� ,�v�p le J..Lei bts ♦ 1 a PROPOSED TOWNHOUSE DEVELOPMENT A-2.7 BUILDING ELEVATIONS - BLOCK TYPE 'Q' (A -B -B) � 001MY1,pMVE♦ nmr xa YTIL TAT WA PAWL.) ALICTLITECTLAULL ASPHALT SLMALLE .00.1140 AMAIN. LAJTIEIL5 .110107. ARCIATECTURAL AtAdi CUM.. SrONE TENET. NORIZORTAL AN14. LAP AMC ANTED WC. Oaµ�ouuR (vNxno) BRACKET MEW SPAM �_ E�(�_nEl_I.T^���_� f11V]n`. _—_�•� � 1111 ��,:I': �z9 l ljl r?:Irr�'1" — rrrr€ir -7= I>._• iy?.' rT"':;,r I; H. N • !i ■_■ n ■rrr Br 'I ■ter fry n r�r IIILJIr a[Rtnf �yiS - ER �IIHIIIIIIIIf �) Ix Tro iuxx0 i UNIT TYPE'A FRONT ELEVATION UNIT TYPE N.ATua;2746 0.1 a -a lx«n N., pix, UNIT TYPE 'B' UNIT TYPE n1STOW•a .rciM&DRAGNET ATWM. KUL. GRACES LSIM B (usl .ax) } UNIT TYPE 'B' UNIT TYPE 13' UNIT TYPE 13' UNIT TYPE 'A' REAR ELEVATION SCAM NM a4F W.) SIDE ELEVATION SCAM NOTE: ALL MAXIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS M.O THROUGH MAN FOR DETAILS. Ma le Hey. bts Villa a PROPOSED UNIT TYPE 'A' SIDE ELEVATION *ro au,x.w row TOWNHOUSE DEVELOPMENT A-2.9 BUILDING ELEVATIONS - BLOCK TYPE 'R' (A -B -B -B) ALLIABIAA OSIERS zonao TEO rr PROFILED AROISECIUBAL ASPHALT AMMO ANNOY COMM CALMED STONE MIMI TRANSOM ° uAiEDOOR ipl—• AL `AMYL LAP MHO PASTED WOOD •AACC BOARD • TAN or -or EOM .-K PROWLED `ABVL MN. SONO Sturm rum ORACKET-1 METAL new OBRA SO LOUVRE 1 UNIT TYPE 'A' FRONT ELEVATION mco UNIT TYPE' © O O .+S DOM UNIT TYPE UNIT TYPE '8' ramtsuo" wsr D.m UNIT TYPE 'B' O 1,0( METAL RE. AHD NAV• LATIOCCULTURE STORE BASE AlMETAL BRACKET AT MATURED AIME •S3 (GM Nom) UNIT TYPE 'B' REAR ELEVATION SCAM IMO UNIT TYPE 'B' I UNIT TYPE UNIT TYPE 'B' UNIT TYPE 'A' Ma le Hei lite Villa UNIT TYPE'S' •—_� �—•^•_ SIDE ELEVATION mmm nom t NOTE: AIiwuux EUILSINO EVVELOPE CAI.GUCATRST3 FOR EACH UNIT HAVE SEEN PROVIDED SEPERATELV. PLEASE REFER TO SHEETS AJ.01HR000HM.33 FOR DETAILS. UNIT TYPE 'A' SIDE ELEVATION SCAM I,00 loamo� �� t TAO AO NM �i PROPOSED TOWNHOUSE DEVELOPMENT A_2.11 BUILDING ELEVATIONS - BLOCK TYPE 'S' (A -B -B -B -B) MS, NOWT MM.. AT GUTTER PROMS, VNIL. SIM. SONO PROFILED PRCHRECIURAL MAI CUTTERS CULTURED STONE MM. 110.3011TM. LAI SONO pApp TED mus/ mwMmouns Dom .1 SAN. SONO STAINED mTE..n a ENT DENSIER LOUVRE 'ANT la �:I'°" iAl I�' e3iS y ei■;' I�IA�I .,111f �T ._j t I In - ■ :;I:l..:I;r' immmri — [ I PM �I1Mil 7111 VMS/ PI I - ra.■ I'rlmm1M10.1 .. .:E_ ! _ �.:tinrL i1I11.111T hh ! sl P111;1'.1 lr Ity r�■'' n I Sr� r"1 ,r_ 1 n IIIIII'llll, y' 2 ^illar'i!III'111'1111111LII ��pi FI�E3 i n ■mi■ �::f�� l�,��1� II., T7 i,IrRr11, — 1 I 1 1 ''1 ' � !r■mm�.m�le a■a�r� T :30'711'1'r. ii�i CNYELOK AT MX( PEAN UNIT TYPE 'N UNIT TYPE 13' FRONT ELEVATION UNIT TYPE'S' HARED DIRAra ./ UNIT TYPE 11' UNIT TYPE '13' ELAM MEM IdIESN AND H MI% STONE BASE r-q•(.eq m ir-Ir 0.0 i���Sl I,IT"I� �1]j111€ r ;i■ ;II}I ■:r:•.III l i■i I: ?MIMIMI !14■1 _■ _, ■•;II MINIM 4•ms mil f F p1"�'!!.. l� • �I.� 1!•:A 1.1i1 •!. i Yt!! .€Ih? II •I = I: �iyl •iEi£'�l ii.i i■:: "Gi. ■1 Ij, 1.11 r�i�lfls�";�Til��� UNIT TYPE B' REAR ELEVATION sum loco UNIT TYPE B' UNIT TYPE'S' UNIT TYPE B' UNIT TYPE 'A' UNIT TYPE IT SIDEFEELEVATION at -Sr W..T NOTE: ALL.{u1RUT EOLDIN6 ENVELOPE D/LCULATGHE FOS UNIT HAVE SEEN PROVIDED SEPERATEL, PLEASE REFER TO SHEETS A-1.0 THROUGH A4.3S FOR DETAILS. I UNIT TYPE 'A' SIDE ELEVATION loco Maple }{eigbts Village PROPOSED TOWNHOUSE DEVELOPMENT A -2.11a BUILDING ELEVATIONS (STEPPEDD BUILDING) BLOCK TYPE 'S' (B -B -B -B -A) WATICAL IMRE-ROW CO CORM IMMO 9. -SE (CAM R009 011.1YRO WOK 1011,191. MORIZOXIAL Wet Mr SONO MICE "DOM= pylawaLW CORERS ALLIMPARI 00111,113 - . 6.111,EBN 104 1111,01;;: 11.1121 WOO POW NV. .—. - - - Wi e 1MfLIIL1 14I mi.. • UNIT TYPE 'B' FRONT ELEVATION SCAM 1.100 UNIT TYPE 'B' R -W ONI UNIT TYPE 'B' UNIT TYPE 13' szttspirox UNIT TYPE 'B' SIA0,,Irl. MO NALf CULTURE ME ME AI W • [WOO UNIT TYPE 'B' UNIT TYPE 'B' REAR ELEVATION 1:100 UNIT TYPE 'B' UNIT TYPE IT UNIT TYPE El' 0 W turn! NOTE: ALL MAXIMUM BUILDING 1 ENVELOPE ULCULATIONS FOR EACH UNIT NAVE BEEN PROMS° SEPERATELY. PLEASE REFER TO SHEETS 1,4.0 THROUGH 44.33 FOR DETAILS. UNIT TYPE Ma Hei lits Villa e PROPOSED TOWNHOUSE DEVELOPMENT A-2.13 BUILDING ELEVATIONS - BLOCK TYPE T (B -B -B -B -B -B) ASPHALT SX ROOPINS 'A.'SPHALT SHINGLES ALUMINA GUTTERS CULTUVOM STONE NUM" HEENNIN. 'ANN. LW MAP w1131 .®io a TM P•V 0,N WHY DOA war.. uses .12•EAT WNW Nm] 1"•1 "1 lir�� ;■� `���■s:lr'•,�I °:+�fir 1I'III11HILI :""' •�• i .`:!f �11Y1�1■�■1 lel_ Idllllkllltl "'':f:?rr x; i: UNIT TYPE 'El' FRONT ELEVATION sum mco -#t UNIT TYPE' B' UNIT TYPE '13' UNIT TYPE yp' B' �& UNIT TYPE S' I UNIT TYPE 'B' MACK MTN. NESH AND ilIAL"ii• OTT.z C*L DROBASEWALL SEMEN WAGES LOUIE.= MINE. nR IF. mow! UNIT TYPES' REAR ELEVATION SCAM t:103 UNIT TYPES' UNIT TYPE '13' UNIT TYPE 'B' UNIT TYPE 'B' UNIT TYPE' B' ane UNIT TYPE' B' SIDE ELEVATION NOTE ALL MNIIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELV. PLEASE REFER TO SHEETS A4.0 TROUGH M33 FOR DETAILS. IUNITTYPE'B' SSDEnELLEYATION rp W+ e PROPOSED TOWNHOUSE DEVELOPMENT A-2.15 BUILDING ELEVATIONS - BLOCK TYPE (B -B -B -B -B -B) GUTTERS UP WIND T TYPE 'AHED RIXO SINNED VOCO DRAMA MEM WINO MEW MEG UNIT TYPE'S' 0 UNIT TYPE 'D' w.• m+i FILM 1111-1117 L 131117-11 STARED 10..iNT EMEIGPE ROW 2011 BUM METAL KV AND rgrArEDOX MEL SEMEN GAUGES FRONT ELEVATION sum moo °mwsa`""i u�rzs°mB�ho) lJ UNIT TYPED' 0 UNIT TYPE'E O UNIT TYPE 'E © UNIT TYPED rima w - DUMPED STONE SAW (GS. ROX 4— *n.0 REAR ELEVATION MHei-b.te Villa T%o aline a UNIT TYPE 'D 0 rrli]Ilr .� _IT DW.. I Ra k4! IFEWW • r+rS1S1Saa�I+�il�� ``--= III II 111I1iAI1111a SIDE ELEVATION UNIT TYPE 9 4r -or Dr. I SIDE ELEVATION NOTE - ALL RUMBA BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPEMTa, RIME REFER TO MEETS Aa.S THROUGH M.TS FOR DBMS. �i PROPOSED TOWNHOUSE DEVELOPMENT A-2.17 BUILDING ELEVATIONS - BLOCK TYPE V (D -E -E -D) rro 1/0 PROFILED MCIXTECTURAL 911HOLE Roane* ASPHALT .11101..E ROO/ING CUTTERS STARED CR PM= MOO ORA CEMENT SONO D~ Ri PROFILED RAT ERN 0 UNIT TYPE 'D' FRONT ELEVATION SCAM t ICO I FLACK WET. MEM MO UNrr TYPE E UNIT TYPE£ UNIT TYPE E' UNIT TYPE 9' CULTURED TONE (GSTle FHA) 0 W..f.41f i.yr 17.1 Emn Fle-..f.. F Illi �;I •i i'_, i�fi' f ■l u. II •I I•;. II'�■I■I. I ;I•' Ii; I.I.I 1■ UNIT TYPE 'EV REAR ELEVATION sum woo I�jj UNIT TYPE 'E' UNIT TYPE 'E L UNIT TYPE 'E' UNIT TYPE Sr IiiF t i\! ILII rr �I i WWfist } 1RF }1AC Zerr NOTE ALL 'ANCHOR BUILDING ENVELOPE CALCUTATONS FOR EACH UNIT HAVE BEEN PROVIDED SEPARATELY. PLEASE REFER TO SHEETS M.S THROUGH M.33 FOR DETAILS. M I{eikts Villae PROPOSED TOWNHOUSE DEVELOPMENT A-2.19 BUILDING ELEVATIONS - BLOCK TYPE W (D -E -E -E -D) N,w.N aTR„ ITEMS° WAY STN. WM. MIAOW NOM IOW .guni ma. AT IRV STAMM WO MOTET 0 WT.} ITAmd TAW Tim.' IIIililihll, � �ILI IIIllltrl, it '..., ." l'r� , f �����IiIN �•-::-::�, �lllflllln,. _,rllllll:i� I5!■>•u �?1 I�'- If1 �I`,i51::■::I I I::i■6�II �I�i��.9i3ilmi Ii �,r'Emir'. w imam AT mar Tux T iN j.uw +TM UNIT TYPE 'D FRONT ELEVATION SCAM MAO UNIT TYPE 'E WATT' VITT* Tr N% UNIT TYPE' E ▪ I m• . Ir., ...Ala TrArlmigalrif5 UNIT TYPE 'E' UNIT TYPE 'E UNIT TYPED wNKO ATM INZ Lw0 .-M MzB I y -llpii- ._ ,nfir ' ili , = K IIIIIII[ ,±m,... -; `:" ..,ii-llll7-r . C�---,. ii i♦flli: kiii■i�iltii�: �e` Imo �i�011'L�s•a� lii•ii I" "�r I��iiir. Fia �`�I'I�10�0 1 ■I ,+ ., iUr iml nu a irfir `- ,,I ; - od.- ,_ 19� �rese I:-I;I11 - : - f�� Vii; MAI I z 7!II; - -- - I1- I.I ^I°�;,. S 1N i1'' u-il 11i' r■1 fll': II -l!i-.II I' t■ ■� J UNIT TYPED UNIT TYPE' E REAR ELEVATION sum l000 UNIT TYPE '£ rr ia▪ (GS. �� UNIT TYPE 'E' UNIT TYPE'E UNIT TYPED (A) Tr -MT P=..n NOTE ALL hum MUM BUILDING ENVELOPE CALCAAMONB FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS A4.0 THROUGH A.I.BT FOR DETAILS. UNIT TYPE 'D' SIDE ELEVATION S e PROPOSED TOWNHOUSE DEVELOPMENT 2 21 BUILDING ELEVATIONS - BLOCK TYPE 'X' (D -E -E -E -E -D) TMa FRONT ELEVATION SU. ION UNIT TYPE' D2' 0 UNIT TYPE 'P UNIT TYPE 'P V' UNIT TYPE 'D2' I�13n�~ -'f= ..Ia nfi�111111`I� I I ionn mi 1 1ii11il te; - ,i �.I i s 1 1. REAR ELEVATION SCAM I:100 o F,SE, NOCK) 0 SIOE ELEVATION UNIT TYPE 'DT EIDE ELEVATION NOTE: ALL MAXIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH MIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS 141.0 THROUGH AJ.TJ FOR DETM.S. e PROPOSED TOWNHOUSE DEVELOPMENT n-2.23 BUILDING ELEVATIONS - BLOCK TYPE (D2 -F -F -D2) +N„ OUITERS UNIT TYPE' D2' PAWED MOD • ��•• • , . �` 7y r1111Ci4 . '� 'L .illIIIEI w lrsElll -ill WItt LAP SONO UNIT TYPE'F WENT SVIND UNIT TYPE'F ®UNIT TYPE 'Or � 37,11. J RAi1E0 ST OSI 'VD WS DeD AA. DOOR FRONT ELEVATION S.M. 11100 H Ru.rt.N.. UNIT TYPE' D2' a UNIT TYPE 'F' ,11111 I- _1111.1 IMPINIE1111 1111E1 SLACK MET. MOO _ .xo — . DIES (alw) cM YpUL DRACUT it OM 4WALL SEMLER GRACES UNIT TYPE '7 UNIT TYPE' D2' REAR ELEVATION SCAM MOD agR.NL SASE (CCA AASK DOM 910E ELEVATION 411":111111:1-jSI1 NOTE: ALL MAXIMUM BUILDING E NVELOPE CALCULATIONS FOR EACH U NIT HAVE BEEN PROVIDED SEPERATEL, PLEASE REFER TO SHEETS A4.0 THROUGH AJ.OT FOR DETAILS. SIDE ELEVATION Ma le Hei kto Villa a PROPOSED TOWNHOUSE DEVELOPMENT A -2.23a BUILDING ELEVATIONS (STEPPED BUILDING) BLOCK TYPE Y' (D2 -F -F -D2) Yrioce �1 110.112CHT. NAIL 4.1. 5101114 p.m mop 11/410E ISOARIJ TRY at -r DWI -VC non CEMENT UNIT TYPE 'B' UNIT TYPE'S' au. WM YOH RIO cMMTLL *GTAM T•Ar FRONT ELEVATION VICO vim•_) ar-i• WPC wre Owl REAR ELEVATION STOW BASE (GS. PocH IP -PP vivo UNIT TYPE 'B' SIDE ELEVATION AO. 1.100 NOTE: ALL MAXIMUM BUILDING ENVELOPE CALCULATIONS FOR EACH UNIT HAVE BEEN PROVIDED SEPERATELY. PLEASE REFER TO SHEETS M.0 THROUGH A4.ST FOR DETAILS. II 7 UNIT TYPE 'B' SIDE ELEVATION SGIM 1:100 VillageMa le Hei kts PROPOSED TOWNHOUSE DEVELOPMENT r :4; A-2.25 BUILDING ELEVATIONS - BLOCK TYPE 2' (B -B) atelier pacific architecture inc. MARCH 6, 2009 MAPLE HEIGHTS VILLAGE TOWNHOUSE DEVELOPMENT N.W. CORNER OF 240TH STREET & 112TH AVE, MAPLE RIDGE EXTERIOR FINISHES / COLOURS COLOUR SCHEME 1 1 HORIZONTAL VINYL SIDING 1 2 VERTICAL BOARD & BATTEN VINYL SIDING 2 3 VINYL SHINGLES SIDING 3 COLOUR SCHEME 2 4 VINYL SHINGLES SIDING 3 5 VERTICAL BOARD & BATTEN VINYL SIDING 2 6 HORIZONTAL VINYL SIDING COLOUR SCHEME 3 7 VERTICAL BOARD & BATTEN VINYL SIDING 2 8 VINYL SHINGLES SIDING 3 9 HORIZONTAL VINYL SIDING ALL COLOUR SCHEMES: 9 PROFILED ARCHITECTURAL ASPHALT SHINGLES 3 10 PAINT 1- WOOD FRIEZE BOARD / WINDOW & DOOR TRIMS 11 PAINT 2 - WOOD BARGE BOARD 1 FASCIA BOARD / STRINGERS suite 109 - 131 water street vancouver, be canada v6b 4m3 t 604.662.8689 1 f 604.662.8655 info@atelierpacific.com 1 www.atelierpaciflc.com briars sb+ 1 maibc maaa moaa mraic GENTEK, SEQUOIA SELECT SERIES, D5, DARK DRIFT 655 GENTEK, SEQUOIA SELECT SERIES, VENETIAN RED 688 GENTEK, THE FOUNDRY, WEATHERED COLLECTION, HARVEST WHEAT 822 KAYCAN, DAVINCI, SPICE 210 GENTEK, SEQUOIA SELECT SERIES, MOONLIGHT MOSS 653 GENTEK, SEQUOIA SELECT SERIES, D5, WINDSWEPT SMOKE 651 GENTEK, SEQUOIA SELECT SERIES, SADDLE BROWN 656 GENTEK, SEQUOIA SELECT SERIES, HARVEST GOLD 654 GENTEK, SEQUOIA SELECT SERIES, D5, WINDSWEPT SMOKE 651 PABCO, ADVANTAGE SERIES, BEACH WOOD BENJAMIN MOORE, AFFINITY, GLACIAL TILL AF -390 BENJAMIN MOORE, BLACK NIGHT 2136-10 12 GARAGE DOORS 13 ENTRY DOORS 14 VINYL WINDOWS 15 VINYL SOFFITS 16 CULTURED STONE VENEER 17 ALUMINUM RAILINGS / GUTTERS / RAIN WATER LEADERS 18 STAIN - WOOD POSTS / BEAMS / KNEE BRACKETS 19 STAIN - PRIVACE SCREENS / FENCES 20 VENT CAPS / FIXTURE MOUNTS / BLOCK MOUNTS / FLASHINGS 21 STONECAPS 22 STONE SILLS 23 PRECAST CONCRETE TREADS WOOD GRAIN FIBREGLASS GARAGE DOORS, CARRAIGE HOUSE STYLE WITH ACCENT HARDWARE; FINISH / COLOUR: OLYMPIC PAINTS, EXTERIOR SEMI- TRANSPARENT STAIN, NATURAL TONE, REDWOOD 717 OR APPORVED ALTERNATE. WOOD GRAIN FIBREGLASS EXTERIOR DOORS WITH GLAZING, CRAFTSMAN STYLE; FINISH / COLOUR: OLYMPIC PAINTS, EXTERIOR SEMI -TRANSPARENT STAIN, NATURAL TONE, REDWOOD 717 OR APPORVED ALTERNATE. BEIGE GENTEK, OXFORD PREMIUM, PEBBLE 628 IXL - ELDORADO STONE, CLIFFSTONE, MESQUITE BLACK OLYMPIC PAINTS, EXTERIOR SEMI -TRANSPARENT STAIN, NATURAL TONE, REDWOOD 717 GENERAL PAINT, WOODCRAFT SIDING AND FENCE STAIN, BLACK FACTORY FINISH OR SITE PAINTED FINISH TO MATCH ADJOINING SIDING COLOUR IXL- ELDORADO STONE, CHISELED EDGE PEAKED COLUMN'% CAPS 18"X18"X2.5", WITH HOLE, TAUPE IXL - ELDORADO STONE, CHISELED EDGE WAINSCOT SILL, 19.75"X3"X2", TAUPE PORTLAND GRAY Ilaid&,164,111,47141kir/ Landscape Drawings - Issue for Development Permit 4 / i! - q•ea .iiniiiril E . 19 AL, jive"; rE517-7 I s s rF !mu Imo - 7 1-[. Lr r' ,� e 411. 7 glilli 1W1, ling I �. Iiia ' { ,.., I I.. 7 t iit k7 ,� - LL., LCR ■ -mwritkair—mssAiliiii- Sheet List Table Sheet Number Sheet Title L-001 Cover Sheet L-002 Site Plan and Tree Plan L-003 Planting Plan I L-004 Planting Plan II L-005 Planting Plan III --L-a6E- Planting Plan IV Park Enlargement I L-008 Park Enlargement II 009 Details I 4CJ, 010 Details II L Details III _ _ -L-TR1 TREE RETENTION 1 L- TREE RETENTION 2 • it4 •cr 83�1— Aim_ (mutant 6”,11 1�� :exenermin emr=0=1u^i.W. e�.n.:wr e.g WZ rt...1E' 240th STREET 240 STREET TTIT--)) NORTH von dm Wm • asoodotoo OP Norm. ISECI(PLI. MANSION. ONT. WOMAN" REPORT PPM IftellERONCY AIL INIPAW1011.0 •PECIFICATKPM METE caumna PiOMPOTOF TM OWNER AND MATE PE114•403 COML..011 OF Ili MPS PROJECT: Maple Heights Village Landscape Drawings LOCATION: Z4@ h K i 1121h Av.nu. Maple RldO., SIRSh Columbia DRAWN TPA/SS JL MVDZ CADAJ LOD W+sIMYFTAWO JOn.2R 2011 ▪ I warn 04.4 try oi.wnfYgA 4.4.411.41 •iLi.la.itll.. P.m slow • 11 gradErMer r14..•RTM YAM P RA.= .16.f1r MON. ml•da..a Pada •Fmn 4-- a PON 1.1 TM a+= !mom Tx Mims 14•4•14 bma1...M •...1.1.44 • N M r..aar 144 War ✓ aa: Yam lama N 41..4 4.1.4 r44.▪ a; Log N Rrw 4.1 — e el 1111 pee n al 041.4844.44. v...r le.1• Men ' 1rr4ernrFr twRur nr• 1141.14 Fm▪ l Pak •41.4n iffo w,_ P. Ace' *Wades Cri/n4on 8•444y ', Ch.rq 9414.1 P.r Donn• Fk ACM' galrnrr a1Y. .ply_ 8c4urrd Oak W14p4p P•dwod Srookm, Trot. Stay( 0411141,414411104 Warping Mow W•141.84411 Go.. Man R.d.om WrMn Rad C.Ear 1 AL' Daodar Ceder Payr SM WWI%WaMan C40• 11a•r. Dapwod CNnw PWct. WW1 Clpna. K 1 �. �., ' �' �w. . iia • ' I � w,_ �1� I E�u�..-.�.,N-A+..a.�ean-.Yi. rJ ���4 �'.:i S`..� g�p��,��1�i; ., � �• ear j•, {P i P ��.� ' {p � + �:Iq� aF a i i• i SIL F n i :�,,"�"r n n ��■ u n i�■ n u � 7,7111, QyA6'54' �>�:.-4:1e6&i }? _!•I.}%.4. ., s1•1�om�•.m wtt�a:—i� aR - . ..L !!" ra�1XW:�.r�c4:y..411:4;67j--ld�brstBN�1�tl em r41� 1e1.. ---41' 1 A • f£ 04110 -HAROSCAPE anPrarsr: 044.4.• paoum 44414.41 4144•4114/14114,410q •,aommal 4.11144.41orm 4•14.4.4.44. I* ofn NW gummy • .110.mc n•r.1. 41121.144•11>mcami 2 W.se..rd..cm C4.141444 Power Cei.ac Wien Summer .1. 41.4411444.4 Tub. 40. 411.14.1•14d nc..P 14,4141.1•144.wm >,...mlau.rT •44m14..r1 1.41144 and. 1.. 14144:41414.1 111•441•40 a*. 0ie 00 Rrrn•nmso x..r.P ▪ wamenon�ndwur. rm4.••R.••a.uu 1344• OMNI 4214 311214•0•4114.1. 44171414,B.C. 14.1104211.422114411042114 44.4.1.11414,0•44 cam 44.4(1.1.1P1111144-131)..`�°` mem e.nebe swim mom. 01411W14.0114144.14,4 Inc. m.l, 42.2410.:1.444••.—n Viler 11r▪ brS.a.1PRR4ml14 .i~mwn. F144.4140181.4.41.101.1,4•1444 b 1m xrl:ar. Dump. 4.4. Y. PIM QM 414.110.2.4 40311 tVerthellidepelelMan 14.-4•.d414244 LF OD r• •.y 4141.414ar11191▪ 4 4,-4 14.0 ▪ q.p14.11414. TS ▪ MB >44 Wmi N. rain• r•rr41mw.4r 4.444 ...nnd�m•u•Nrad...o..•1101412.0042 —.— —�— OP beneobn Yrs ISM Des 11011114.04•144. [NECK 4144444444 ike W01111 MD REPORT/NY DIOCIEpANCI leTtlent PROPIENTI OP IMP OWNED AND Mei OF RETURNED At TECIAPLE11011CP 71141401114. PROJECT: Maple Heights Village Landscape Drawings LAuroc agxlk4111 .A war. %WI•1;44,MM. Cram*. MSS x nWOZ 1100 1113 Le!EU /414eE50 DAR Aum df uld N cD 4 czi Environmental Plantings West of Walkway by others r-_ r-. - .wa rCcaasaaar —r_i--_1111-�—.--�=1 MAI©.MOINIMM= iniitG o Maple Heights Village Landscape Drawings Environmental Plantings West of Walkway by others Environmental Plantings West of Walkway by others .w_:m i—offaalsarMaN '4# re -_1M •u •__III. i ttt�a;�:ail�ni■i�. , van dor Z.l 1 9 a.soda1.. k P 401.111614 40.0.0012 • 1999. 909a caouL900.99999.19999999.9=.T. PROPERTY OF THE OMER/. THE WOW PROJECT: Maple Heights Village Landscape Drawings Lorwnoa: 2410 M•11ah Avenue a.pl 919199, Blitiah Colombia TM= JL MVDZ 1300 VORA 0001000U240 June300011 Z J 0 0 Z Z J 0 en der Z.Im • .uocl.t.. Inc. DP Suiwnisa. OP Sulambalm I .1.0.rnn -�'"I IAi1 �pAYlAlliil IIII!•IIAIH tltllltlYl IAAlll9l� IIIA IIII ItlAll IIIII All ^� i IAIIIIAAII�IAIIIAIIA IIIIAIIIIIIIIMAIAIAIAI INAAAII Illpllll IAllp&AtlE111A11 ANI4IAIAIr1 ar^. ' t� ;'2'1-`e4r. tin' .M.g0 xL n ..=:,cam zb� iS ° 51 _ _ -{':'nrN'�eirel•Y-Lt1.r:.i� .�M .6461 21.4g . 11111.116 1 T, ear -rte ---.. .--. .. .-- .. I-- AlallikIlli- — PROJECT: Maple Heights Village Landscape Drawings 310th St.611301 Avenue Menlo Ridge, amleh Columbia TM/SS wcc"=" JL APPROVEDMVDZ CA) FILE 1011 lOcINGRM1.PM'G sw.2 300 DATE Juno 202011 Environmental Plants �. West of Walkway by others . Ptanll tat Plan Environmental Plantings West of Walkway by others ur n Plantings tor- ry van dor zalm * associates Inc. J ti REASIONAORAWISO ISSUE A 174 j�..' 1IIII11 EIIIII IAIti1711111flnllllllllll l llgVlini IIIII IIIII f1gIIlAIN1A g111IIIgf311EIpIIIIIIIIIIIN I!mllllltl•IIIIII .. .,.Ill d�Nalltllll� 1111111 1111191p11�llllnlllllll _...IIII bIIIIAIAN r T� }.• iso Rm '+AM4e Al' 'I<CGH•rr1P21=11121111=1107:411 la#1" yeiVININT.-JiMIR.....off MEM a 1�..-.7A.L�L PROJECT Maple Heights Village Landscape Drawings 240th SL 8113th Avenue Maple Ridge, British Columble TM/SS CHECKED JL /APPOSED Mvoz CAD FILE LIM PLMINGNMNLAG SCALE 1:200 June 292011 z J 0 z Z J 0 pgtazate concgzi 1 4rrs Visimrparking with acce+ll pavers Gazebo with seating and QYir)lopk t4.infitreaon area ^ f :`1 1 IIII14l'.--� IIII. ':-" Palk Enlargement 8 '1:100 D 1 Gazebo Decking 2 NTS [rushed granular xmlkwey ll' zit Screening between park and residential Feature decking node 4 • NTS Raisedplanter area with overlook seating Deck la be composed at recycled plastic Lumber or approved equal material. Step lighting to be provided around deck. Crushed ranular walkway Accentavers=see tegardI-OMj Outlook gazebo and illuminated deck area See D • 1 for concept and D-2 for decking aesthetic Open grass berm area for seating Storm water infiltration area with plantings Provide habitat lags and boulders Bike parking-{typj Protection screen to be provided around perimeter of infiltration area Weiland ploings - see planting plan an der Zahn: asepdso Inc. OP Sulan..bn Dwalpilen PROJECT Maple Heights Village Landscape Drawings 240th SL 611Z1h Avenue Maple cidpa, edtlah Columbia DRAWN TM/SS CHECKED JL APPROVEDMVDZ DAD PLE lalrwEexralESIglc SULE OATE June 292011 PARK ENLARGEMENT f D 'y Entry Feature from 244t6 Street 9 '1:100 gli g Node 5 NTS D Basalt Column Feature 9 NTS D Boulder Play Elements 7 NTS Rope elements tied between boulders. Climate Boulders forAlaysnape Engirheennd wood Aare safely surfacing Balancing_ k s [typo Raised Seatlny around feature tree Feature Pavinssee larorhd Entry trellis - see D-10 Concrete Walkway Planted screening between units and Commercial DevelcQment Arbor Entry with retaining walls See frmtage details j[ D airy `10 ,NTS p_ LParkenlargement an a.r Zahn ♦.uociates Inc. Walkway loLog area Crushed &ranular walkway Feature playacape area themed around rncuntsimuslandscape. See D-7 Basalt column features wllh llghtri Pr ...MP 111. !v. 2E411 Canopied seating area with feature bench Sea bench ort 0-5 Concrete base and perimeter walkway Planting for screening of units and forest aesthetic - see planting plan PROJECT Maple Heights Village Landscape Drawings LOCATiOM 240th St 8111th Avenue Maple Ridge, 9 Ruh Columbia rrwss PPE.. JL APPROVED MVDZ CAD FILE tm GA#OLtiaENI.29 CALE DATE June 292011 PARK ENLARGEMENT 11 AND FRONTAGE WALK o J D : Fgge Delajj� 11 NTS Lialimionw Fop-Tvp. tel U 1klG-TyA. Style to Match Arch. ly FIRMeaMl•Y_Do crat To Match Architectural CMU Base Wrought Iron Picket Fence-Tvp. Painted Black Wood Picket Fending_ Stained Dark Brown I7r Sjeal Culaut Lelidne Weld to Rail Fence 1' Paint Black See Detail XXX Wdod PIiImL Stained Dark Brown yam ,,flI ,*NIZO...a:�.le. i�.. D I Froofallo D@tils 12 I NTS L��RaCap Inaas u nd�7sm-.. Style to Match Arch. t knrestee@ Laden 111 D Mail box %ck-up Area 13 /1:100 Wrought Iron Ickel,F9rIW}ll, • Painted Bladt •• Steel Cut-out Letterpjgl Weld to Rail Fence ' • \Paint Black Wood Picket E•no — Stained Dark Brown 2"x4" Cedar Timber-Typ. Notch Adjacent Beam 1/4" and Toe Nal to Secure 4"x6" Beam Cut -through Posts Wrought iron Rlnpe-Typ. 1"9puara Bent Stoat -_ Painted Black 6"x6" Rough Cut Timber-Typ. Redwood Stained • j D .t MaA box CartBgy 14 ! NTS —swam 1A96F. j 77. \ Limestone Seating Ledge Paver Walkway OP Suerrielon PROJECT Maple Heights Village Landscape Drawings 240th St 8112th Avenue Maple Ridge, Btltleh Columbia TM99 n® JL 01132 mai ueJw,. >! 2Ct1 N Q 0 5 DP2008-12 D 113itrswa1ew61k 15 '1:100 2arr bcarlta_ • le 1111111f11i1i IIS 1M11I.1 Ill 111111 1111111111 D } Bio-swalo Walk Privacy Screen 16 / NTS I:1111111711111 111■•i II 111111 matemststm 11 4aa`LrsL_ __p 1 Bio-ax&P6 Walk 17 NTS {p esh_Raoap 6. — 18 ' See legend j D 19 '.See legend igench Trail Composition Notes: 1. Depth of rock to be increased to 300000 in low/wet areas. Geogdd to be added overgeotezllle prior to road mulch placement 2. Drainage Is added In the field consisting of 150 mm dia. pvc pipe where required to channel surface water and not wash across surfaces. 3. Prefered trail grade is no more than 10%. Grade not to exceed 15% over sustained slope. 30 meter max. distance for slopes of 20%. 4. If switchbacks are required a minimum 2 meter radius on the path Is required. 5. Use rock or log barriers fora distance of 6 to 10 metres back horn the taming point. Design grades of 10-15% leading to and from the curve to discourage shortcutting. 1 • LAE 1 ars sew+ ..n Issas 3 Levels LEVEL UNIT INTERFACE In anaea harwld UNIT WITH INGROUND BASEMENT INTERFACE D L West Trail Nor Creek 20 ••NTS RETAINED UNIT INTERFACE an der Lim a aaaocleta. Inc. P MP LOU DE DAY .moa «aea.. -d N F 11J 0 PROJECT Maple Heights Village Landscape Drawings LocATlen: 240th St 8112th Avenue Maple Ride., MHO Columbia 00055 CHECKED JL APPROVEDMVOZ CAD FEE L-010 DETAILS II.DWG DATE June 292011 EDULE — maw _... r• ter. a`iri� " 4w` .On... o._... a.r.• -m •L=. — Eli . !II a.• vc pys nN WII i a. w....._.._ r. rkw r .. — 4. a ^ rc r:1t in.n«'".n «_ ter. a`iri� " 4w` .On... o._... a.r.• -m •L=. — Vl L,—_v . 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Inc. 1.2.341113 c:., 0.0.30 004a P<oM7a0Us.1,3.1, t c0 711100s owns OP SAP44.172 0,7 Maple Heights Village Landscape Drawings LOCATION: 240th SL 811140 Av.nu. Maple Ridge, British Columbia ..Awn JL 21420420MVDZ 40440040 MVOZ URI TREE 60l04I10N.06 sr•,= 1:300 Juno 29 2011 L-TR1 TREE RETENTION en der Zalm t moeletee Inc. ARCHITECT Mollorpdfic lar_ 40b0 :w�pux uanen 'Ty- n3 0011-.11W'+e d•D•a r REF PL75056 rd C4• 0 — _BCTOV =lV.e 2Dfl.ai'3 117 i 12t AV- NU — -� czi O. n 1I r 0 c& I I }I OP DP SAvnlaskv. L-TR2 TREE RETENTION 2 Maple Heights Village Landscape Drawings LOCATION: 24011 SL 81121! Avenue Mapl. Ridge, Banta! Columbia DRAWN CHOCKED a MVDZ APPROVED MVOZ 1:300 can ma 11112111101E411011➢WG June 202011 aaa 0 o C N 4 MAPLE RIDGE $relish tokumbra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 3, 2012 and Members of Council FILE NO: DVP/091/10 FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 24371 and 24417 112 Avenue EXECUTIVE SUMMARY: A Development Variance Permit application has been received in support of the Subdivision Application SD -091-10 for the above noted properties in the Albion Area Plan to permit a maximum building height of 11 metres for R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential) zoned buildings. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/091/10 respecting properties located at 24371 112 Avenue and 24417 112 Avenue. DISCUSSION: a) Background Context Applicant: Owner: Damax Consultants Ltd (Dave Laird) CIPE Homes Inc. Legal Description: Lot 1, Section 15, Township 12, Plan 7709 Lot A, Section 15, Township 12, Plan 22387; and OCP: Existing: Low/Medium Density Residential Proposed: Low/Medium Density Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: R-1 (Residential District) RS -1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Single Family Rural Residential Zone: RS -3 (One Family Rural Residential) Designation Agricultural South: Use: 112 Avenue, beyond which is Single Family Rural Residential Zone: RS -3 (One Family Rural Residential) Designation: Low/Medium Density Residential, Conservation 1103 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Requested Variance: b) Project Description: Single Family Rural Residential RS -3 (One Family Rural Residential) Low/Medium Density Residential, Conservation Single Family Rural Residential RS -3 (One Family Rural Residential) Low/Medium Density Residential, Conservation Single Family Rural Residential, Agricultural Single Family Urban Residential 3.76 Hectares (9.29 Acres) 112 Avenue Urban To vary the Maple Ridge Zoning Bylaw maximum height requirement from 9.0 metres to 11.0 metres for the R-1 (Residential District) and from 9.5 metres to 11.0 metres the RS -1b One Family Urban (Medium Density) Residential zoned lots. The current prososal seeks to rezone the subject properties from RS -3 (One Family Rural Residential) to RS -1b (Urban Residential District) Zone and R-1 (Residential District) Zone to permit subdivision into 84 residential properties. Also proposed is an amendment to the Official Community Plan, which would permit insertion of the R-1 (Residential District) zone into the Albion Area Plan Zoning Matrix, under the Residential Low -Medium Density land use designation. c) Planning Analysis: The property is designated Low -Medium Density Residential in the Albion Area Plan. The proposed rezoning to R-1 (Residential District) zone is not currently permitted as the zone is not listed within the Zoning Matrix located in Section 10.2.7 of the Official Community Plan. In order to permit a rezoning to R-1 (Residential District) for this property, an amendment to the Official Community Plan is required. An Official Community Plan amendment is also required for conservation area boundary adjustments based on detailed ground truthing of the subject property. Schedule "A" of Section 10.2.1, Land Use Designations, Al bion Area Plan Map must be amended to re -designate a portion of the properties from "Low Medium Density Residential" to "Conservation". Schedule "C" Natural Features must also be amended to add "Conservation". The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. Such flexibility can allow an applicant to sensitively fit a project to a challenging site. -2- The applicant's reasons for the requested height variance include: • The requested variance will enable the use of higher pitched roof lines which is appropriate in the style of architecture proposed for this subdivision; • The variance will eliminate the need to artificially manipulate the grades at the building corners; and • The R-1 and RS -lb lots will have a building height consistent with similar houses located within Albion Area Plan, which have a maximum building height variance to 11.0m. d) Citizen/Customer Implications: As this application is the first property in the area to be developed into an urban neighbourhood, the implications on the existing surrounding homes will be minimal. These homes have significant side - yard setbacks from the property lines thereby minimizing the overshadowing effect from the new homes. CONCLUSIONS: The proposed building height variance is consistent with building heights for most new development in the Albion Area Plan. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit DVP/091/10. "original signed by Ingrid Milne" Prepared by: Ingrid Milne Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Typical building elevations R-1 lots Appendix C - Typical building elevations RS -lb lots -3- APPENDIX A l i l I ` I 3 P 68166 3 P 77744 C SUBJECT PROPERTIES P 23217 11291 243 B ST 243 B ST. 24341 N N P 22387 A P 68166 2 1 P 7709 N n B P 23217/, m �Pz� 1 ' 6452 _ --- N71- 112 / AVE. —_---' / I N I N 1:2,500 Clt',.f Mea�ows_ Pitt N� oe ^` , , ,• f L 24371/24417 112 AVENUE CCO 111 ��6 '_ " _ L—� '� i g ISTRO 'r' a - -"i O 4 CORPORATION OF THE DISTRICT OF %%WNW I - .1giVrt rov-v ..4k, ( _ li .. i , dr, MAPLE RIDGE MAPLE RIDGE District of 'C p' I o British Columbia PLANNING DEPARTMENT Langley o Jun 27, 2012 FILE: VP/091/10 BY: PC `SCALE n—' FBAs ER ��DATE: R. \\ E.42:rr APPENDIX B ` + 5 LFilf t =7•f ') --y 1421Nrr-u*Nip6rCi r,►J..i -k=. �lo•0r�lp Altr i>4 Damax Consultants Ltd. 103-1600 West 6th Ave. Vancouver, B.C. V6.1 1R3 Tel. 224-6827 Fax 689-3880 --1--Ft CAL- t cz• APPENDIX C Damax Consultants Ltd. 103-1600 West 6th Ave. Vancouver, B.C. V6J 1R3 Tel. 224-6827 Fax 689-3880 MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: Dec. 03, 2012 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Adjustments to 2012 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2012 Collector's Roll through the issuance of Supplementary Roll 09. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated Dec. 03, 2012 is submitted for information. DISCUSSION: a) Background Context: Two folios were adjusted in total: The owner of a commercial strata property located in the Maple Ridge Industrial Park was reclassified from Class 6 (Business) to Class 5 (Light Industry) which had no effect on the municipal portion of taxes but afforded him the benefit of the Provincial Industrial Property Tax credit. The owners of a senior housing facility appealed their assessment and it was determined that rental revenues used to calculate building values were overstated. That, as well as a review of the condition of the buildings, resulted in a decrease of the assessed value of improvements. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $11,265) b) Business Plan/Financial Implications: There is a total decrease of $ 11,265 in municipal tax revenue. 1131 CONCLUSIONS: Appeals of 2012 assessed values settled by the Property Assessment Appeal Board of British Columbia resulted in a decrease of $2,755,000 to the Residential assessment base. This report dated Dec. 03, 2012 is submitted for information and is available to the public. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager, Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer