HomeMy WebLinkAbout2013-12-10 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
December 10, 2013
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal
Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 6:00 p.m., Tuesday,
December 10, 2013, to consider the following bylaws:
1)2011-122-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6880-2011
LEGAL: Lot 10, Section 18, Township 15, New Westminster District,
Plan 21387
LOCATION: 11956 - 267 Street
FROM: RS-3 (One Family Rural Residential)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit a future subdivision of 2 lots.
2)2012-068-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6946-2012
LEGAL: Parcel “A”, District Lot 222, Group 1, New Westminster District,
Plan BCP30168
LOCATION: 20370 Lougheed Highway
FROM: CS-1 (Service Commercial)
TO: C-2 (Community Commercial)
PURPOSE: To permit future subdivision into two lots and construction of a
financial services use.
3a) 2012-115-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7019-2013
LEGAL: Lot 303, Section 20, Township 12, New Westminster District,
Plan NWP44882 and;
Lots 4, 5 & 6, all of Section 20, Township 12, New Westminster
District, Plan NWP8081
LOCATION: 12018/12038 Edge St and 22554/22566 Brown Avenue
PURPOSE: To Amend Schedule “B” the Official Community Plan as shown on
Map No. 859
FROM: Low-Rise Apartment
TO: Town Centre Commercial.
3b) 2012-115-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6966-2013
LEGAL: Lot 303, Section 20, Township 12, New Westminster District,
Plan NWP44882, and;
Lots 4, 5 & 6, all of Section 20, Township 12, New Westminster
District, Plan NWP8081
LOCATION: 12018/12038 Edge Street and 22554/22566 Brown Avenue
FROM: CS-1 (Service Commercial) and RS-1 (One Family Urban Residential)
TO: CD-1-13 (Comprehensive Development Zone)
PURPOSE: To create a CD-1-13 zone and to permit a phased three tower
development of 240 apartment units with commercial on the bottom.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports
and other information considered by Council relevant to the matters contained in the bylaws
will also be available for public inspection at the Municipal Hall, Planning Department
counter, between 8:00 a.m. and 4:00 p.m. from November 29, 2013 to December 10,
2013, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will
also be posted on the District website www.mapleridge.ca on the Mayor & Council/Council
Meetings page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a
reasonable opportunity to be heard at the Public Hearing before Council on the matters
contained in the bylaws or by making a written submission to the attention of the Manager
of Legislative Services or by sending an e-mail to the Clerk’s Department at
clerks@mapleridge.ca, by 4:00 p.m., December 10, 2013. All written submissions and e-
mails will become part of the public record.
Dated this 29th day of November, 2013.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-122-RZ
File Manager: Siobhan Murphy
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 18, 2013
and Members of Council FILE NO: 2011-122-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6880-2011
11956 267 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential), to permit a future subdivision of 2 lots not
less than 4000m2 (0.4 hectares). First reading was granted on January 10, 2012.
This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6880-2011 be given second reading and be forwarded to
Public Hearing; and
2.That the following condition be met prior to Final Reading.
i.Road dedication as required.
DISCUSSION:
a)Background Context:
Applicant: Martti Vainionpaa
Owners: Martti and Lea Vainionpaa
Legal Description: Lot 10, Section 18, Township 15, NWD Plan 21387
OCP:
Existing: Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.924 ha. (2.28 acres)
Access: Dewdney Trunk Road and 267 Street
Servicing requirement: Rural Standard
b)Project Description:
The applicant proposes to rezone the property from RS-3 (One Family Rural Residential) to RS-2
(One Family Suburban Residential) for the purpose of future subdivision into two one acre lots. The
property is located within the boundaries of the Whonnock Lake Aquifer; therefore a Groundwater
Impact Assessment was required in order to assess the impact of the existing and proposed septic
fields on the aquifer.
c)Planning Analysis:
Official Community Plan:
The property is designated Suburban Residential in the OCP, which permits a single detached
housing form located outside the Urban Area Boundary. The RS-2 (One Family Suburban
Residential) zone is in compliance with this designation and requires municipal water and sewage
disposal provided by a private system.
Zoning Bylaw:
The proposed lots meet the minimum width, depth and areas required under the RS-2 (One Family
Suburban Residential) zone. Setbacks for the existing and proposed structures will be confirmed at
the subdivision stage.
Proposed Variances:
A Development Variance Permit will be required to allow for the road carriageway on 267 Street to
remain at six meters in width as opposed to seven meters, which is the width the current
Subdivision Servicing Bylaw requires. This Development Variance Permit is supportable as the
present road has adequate capacity and width to serve the proposed additional lot. The
Development Variance Permit will be the subject of a future report to Council.
- 3 -
d)Environmental Implications:
Due to its location within the Whonnock Aquifer, a Groundwater Impact Assessment was required
and received September 18, 2013 from Ace Consulting Engineers Ltd. Analysis shows that future
impact of nitrate loading from an additional septic system is low, and a public water supply is
available to the surrounding lots. The Groundwater Impact Assessment also recommended that
siting of the septic field for proposed lot A be sited nearer to the east property boundary to maximize
the setback distance to the shallow well servicing 26712 Dewdney Trunk Road and site grading
ensuring that surface flows are directed away from the well.
e)Interdepartmental Implications:
Engineering:
The Engineering Department has reviewed the application and has advised that all required services
exist. A letter confirming the absence of underground storage tanks was received October 29, 2013
by Ace Consulting Engineers Ltd.
CONCLUSION:
As the proposed development is in compliance with the Official Community Plan, it is recommended
that second reading be given to Maple Ridge Zone Amending Bylaw No. 6880-2011, and that
application 2011-122-RZ be forwarded to Public Hearing.
“Original signed by Siobhan Murphy”
_______________________________________________
Prepared by: Siobhan Murphy, MA, MCIP, RPP
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 –Zone Amending Bylaw No.6880-2011
Appendix C –Subdivision Layout
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 29, 2013 2011-122-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T2663 5
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Rem E 125'
P 22220
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RP 12275
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Rem 2
EPP 25119
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Subject Property
´
Scale: 1:2,500
11956-267 St
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6880-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6880-2011."
2.That parcel or tract of land and premises known and described as:
Lot 10 Section 18 Township 15 New Westminster District Plan 21387
and outlined in heavy black line on Map No. 1550 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban
Residential).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 10th day of January, A.D. 2012.
READ a second time the 26 day of November, 2013
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
2663511894
11956
11879 267122675526780267212683012075
26620267772676612097
266572668311924 2673326743267882678312053
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A
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Rem 1
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Rem E 125'
P 22220
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RP 12275
8
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Rem 2
EPP 25119
5
RW 24747
P 57024EPP 25120
LMP 14105
DEWDNEY TRUNK ROAD
267 ST.DEWDNEY TRUNK ROAD
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
6880-20111550
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-068-RZ
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013
and Members of Council FILE NO: 2012-068-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6946-2012
20370 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from CS-1 (Service Commercial) to
C-2 (Community Commercial), to permit future subdivision into two commercial lots and the
construction of a Royal Bank of Canada (RBC). The proposed C-2 (Community Commercial) zoning
complies with the Official Community Plan. This application received first reading for Maple Ridge
Zone Amending Bylaw No. 6946-2012 on September 11, 2012.
RECOMMENDATIONS:
1.That Maple Ridge Zone Amending Bylaw No. 6946-2012 be given second reading and be
forwarded to Public Hearing; and
2.That the following terms and conditions be met prior to final reading;
i.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Road dedication as required;
iv.Registration of a Reciprocal Cross Access Easement at the Land Title Office; and
v.A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Ron Hoffart
Owner: M R Landmark 2000 Centre Ltd
Legal Description: Parcel A District Lot 222 Group 1 New Westminster District
Plan BCP30168
OCP:
Existing: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Shopping Mall
Zone: C-2 (Community Commercial)
Designation: Commercial
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential, Commercial
East: Use: Retail Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
West: Use: Service Station, Vacant
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial
Proposed Use of Property: Commercial
Site Area: 1.7 hectares (4.2 acres)
Access: Lougheed Highway, 203 Street
Servicing requirement: Urban
b)Project Description:
The applicant proposes to rezone a portion of the subject site from CS-1 (Service Commercial) to C-2
(Community Commercial) at the corner of 203 Street and Lougheed Highway to allow for future
subdivision into two lots and construction of a Royal Bank. The existing car dealership will continue
to operate on the larger lot. The new corner parcel for the Royal Bank will utilize the existing
accesses from Lougheed Highway and 203 Street. This access will be secured through a reciprocal
cross access easement, allowing access for both parcels across the larger dealership property.
- 3 -
c)Planning Analysis:
Official Community Plan:
The development site is designated Commercial in the Official Community Plan. Due to the site’s
location on Lougheed Highway outside of the Town Centre, and based on Policy 6-23 (a), this
development is subject to the General Commercial policies of the OCP. The objective of the General
Commercial category as stated in the OCP is to “respond to emerging market trends and shopping
preferences and to permit greater flexibility in the range of commercial uses”. The C-2 (Community
Commercial) zone aligns with the General Commercial category.
Zoning Bylaw and Off-Street Parking and Loading Bylaw:
The current application proposes to rezone a portion of the property located at 20370 Lougheed
Highway from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit future
subdivision into two lots and construction of a Royal Bank while maintaining the existing car
dealership use.
A development variance is required to vary the height of the building, as the parapets extend beyond
the maximum allowable 7.5 metres. This variance will be the subject of a future report to Council.
The proposed development includes 40 parking spaces on the Royal Bank lot, which exceeds the
requirement of 26 parking spaces based on the bylaw minimum of one space per 20 m2 of gross
floor area.
Development Permits:
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal’s compatibility with adjacent development,
and to enhance the unique character of the community in accordance with the following key
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;
2.Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts;
3.Promote sustainable development with multimodal transportation circulation, and low
impact building design;
4.Respect the need for private areas in mixed use development and adjacent residential
areas; and
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.
- 4 -
Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed Royal Bank building
design and the landscaping plans at a meeting held August 13, 2013. Following presentations by
the project Architect and Landscape Architect, the Advisory Design Panel made the following
resolution that:
The application be supported and the following concerns be addressed as the design
develops and submitted to Planning staff for follow-up:
Improve pedestrian access to the south and possibly to the Ford dealership
Consider using the same masonry treatment for the garbage enclosure
Increase the shrub massing around the parking to the property line
Provide additional wheel stops as needed
Consider landscaping at south east corner
Consider reducing the size of the garbage and recycling enclosure and possibly
deleting one parking stall near it
Consider carrying the hedge around the three sides of the enclosure
Consider a covered canopy at the front entrance
Consider “green or sustainable features” for the site through landscaping
Consider providing clear storey windows at the south-east corner
Provide additional color and scale details for the pedestrian trellis features.
Most of the Advisory Design Panel concerns have been addressed and are reflected in the current
plans. An important aspect that has not been addressed by the applicant is the lack of pedestrian
level canopies at the building entrance. The Commercial Development Permit guidelines speak to
creating a pedestrian scale of development, continuous weather protection and weather protected
building entrance areas. A detailed description of how most of these items were incorporated into
the final design will be included in a future development permit report to Council.
d)Traffic Impact:
As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been
made to the Ministry of Transportation and Infrastructure. Ministry approval of the zone amending
bylaw will be required as a condition of final reading. At this time, the Ministry has granted
preliminary approval of the development application subject to a number of requirements.
- 5 -
e)Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed development and has noted that a
Rezoning Servicing Agreement will be required as not all required services exist. Road dedication is
required along the entire 203 Street frontage in order to obtain the necessary road right-of-way for
an arterial road from the east side of the street. The road right-of-way for an arterial road is 26
metres, and the full width will be achieved when properties on both sides of 203 Street are re-
developed. The Ministry of Transportation and Infrastructure also requires road dedication along
Lougheed Highway.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional 13 trees which is based on one tree for every 8-12 metres of property
frontage. The Manager of Parks & Open Space has advised that the maintenance requirement of
$25.00 per new tree will increase their budget requirements by $325.00.
CONCLUSION:
As the subject development proposal is in compliance with the Official Community Plan, it is
recommended that second reading be given to Maple Ridge Zone Amending Bylaw No.6946-2012,
and that application 2012-068-RZ be forwarded to Public Hearing.
“Original signed by Amelia Bowden”________________
Prepared by: Amelia Bowden
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 – Maple Ridge Zone Amending Bylaw No.6946-2012
Appendix C – Site Plan
Appendix D – Building Elevation Plans
Appendix E – Landscape Plans
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 28, 2012 FILE: 2012-068-RZ BY: PC
20370 LOUGHEED HWY
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT2028011927/35
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SUBJECT PROPERTY
´
SCALE 1:2,500
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6946-2012
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6946-2012."
2.That parcel or tract of land and premises known and described as:
Parcel A District Lot 222 Group 1 New Westminster District Plan BCP30168
and outlined in heavy black line on Map No. 1577 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 11th day of September, 2012.
READ a second time the 12th day of November , 2013.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
APPROVED by the Minister of Transportation this day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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RW 83334 LMP 32057 LMP 34018203 ST.LOUGHE
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.203 ST.´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDING
Bylaw No. Map No. From:
To:
CS-1 (Service Commercial)
C-2 (Community Commercial)
6946-20121577
RECONCILIATION - EXISTINGCIVIC ADDRESS: 20370 LOUGHEED HIGHWAY, MAPLE RIDGE, B.C.LEGAL DESCRIPTION: PARCEL IDENTIFIER: 027-077-578PARCEL A, DISTRICT LOT 222, GROUP 1, NEW WESTMINSTERDISTRICT PLAN BCP30168CURRENT ZONE: CS1 (PARCEL A)LOT AREA EXISTING: 16,733.9 M2GROSS FLOOR AREA DEALERSHIP: 3,551.3 M2BUILDING AREA FORD DEALERSHIP: 2,811.7 M2LOT COVERAGE EXISTING: 16.8%RECONCILIATION PROPOSED PARCEL 'A'ZONE: CS1LOT AREA PROPOSED: 13,186.3 M2BUILDING AREA FORD DEALERSHIP: 2,811.7 M2LOT COVERAGE PROPOSED: 21.32%RECONCILIATION PROPOSED LOT 'B'PROPOSED ZONE: C2LOT AREA PROPOSED: 3,441.8 M2BUILDING AREA = GROSS FLOOR AREA: 510.96M2LOT COVERAGE: 14.94%PARKING REQUIRED:17 SPACES (510.96M2 / 30M2)PARKING REQUIRED MOT:32 SPACES (5,500 SQ. FT. / 1,000 SQ.FT. X 5.67)PARKING PROVIDED:40 SPACESRECONCILIATION - PROPOSEDPROPOSED ZONE: CS1 AND C2PROPOSED PARCEL "A" 13,186.3 M2ZONE:CS1PROPOSED LOT "B" 3,441.8 M2ZONE:C2(16,628.1 M2)PROPOSED ROAD DEDICATION 105.8 M2 16,733.9 M2FLOOR ELEVATION: 15.600ELEVATION: 15 600WEST COAST FORDT FORD5500730055055055005500730055005500730000730026272970303703970292455511930777385570951CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS1CS19821SMALLLSCAR16722313940474855HIGHWAY COMMERCIAL USEHIGHWAY COMMERCIAL USEHIGHWAY COMMERCIAL USEHIGHWAY COMMERCIAL USE05° 13' 21"NEW SIDEWALK ANDCURBNEW ACCESSPROPOSEDSIDEWALK ANDCURBPROPOSED PROPERTYLINEEXISTING PROPERTYLINEPARKING55 SPACESPARKING40 SPACES330033003300333333001500555515000033003200233000000033000050505555055050151115555NEWPROPERTYERERRTLINE5228140EXISTINGSIDEWALK ANDCURB000033814PROPOSED ROADEDDDDOAOAODDDDDEDEDEDPOPOPPPDEDICATIONDICIOIOICICICICICDICDICDIC1500NEWPROPERTYRTYLINE8487848784841460123067PROPOSED ROADDEDICATIONDEDICATION181808018181818181111180080100111111100024000220011111111111111130306M WIDE FIREFIGHTING ACCESSCENTERLINE 12M RADIUS33CDICDEDEDEDEDDDININNPRPRRNNEPEPE6M WIDE FIREEFFIRREEEFIGHTING ACCESSGCENTERLINE 12M RADIUSE4900873355007300000022250020002055000073005500200000000000000202022020000000020200000220000000000000020220220200020730030333255007303030300000000003030000250002201830883301GARBAGE &RECYCLING281800180080080080018008001800800110001000000080881111111181111110000000222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222TRANSFOR008008181188001800800800800011800800008000000800000818001100000000000000000000001111100001111PAINTEDASPHALTA28005050508002828028002800007300550025002020252221750105011105500CONCRETE / PAVERSNDSCAPINGRASSLEGENDDateScale:Drawn:Checked:DrawingProjectProject NumberSheet NumberRevGRAHAM HOFFART MATHIASEN ARCHITECTSCopyright ReservedThis plan and design are the exclusiveproperty of Graham Hoffart MathiasenArchitects (GHMA) and cannot be usedor reproduced without written consent ofGHMA. This office shall be informed ofany variations from the informationshown on this drawing. Do not scaledrawings.GHMA, a partnership of:Ron Hoffart Architect Inc.Mark Mathiasen Architect Inc.10190 152A StreetSuite 203Surrey, B.C. V3R 1J7Tel. (604) 581.812811 262AOF 0020370 LOUGHEED HIGWAY, MAPLE RIDGE, B.C.Date:File:DPSUBMIT TO PLANNINGJULY 22, 2013SUBMIT TO PLANNINGSEPTEMBER 26, 2013SUBMIT TO PLANNINGOCTOBER 02, 2013SITE PLANLAYOUT WITH RBC BUILDING0011:300G:\11-262 LANDMARK 2000 COMMERCIAL\DP A001 SITE PLAN RESUBMIT 2013 10 02.dwg2012 03 15SCALE:SITE PLAN1-1:300* ?/$1'0$5.&200(5&,$/?'3$6,7(3/$15(68%0,7GZJ $0':*7R3')SF
Plot:Scale:Drawn: Ck'd:DrawingProjectProject NumberSheet NumberIssued:GRAHAM HOFFART MATHIASEN ARCHITECTSCopyright ReservedThis plan and design are the exclusive property of Graham Hoffart Mathiasen Architects (GHMA) and cannot be used or reproduced without written consent of GHMA. This office shall be informed of any variations from the information shown on this drawing. Do not scale drawings.GHMA, a partnership of:Ron Hoffart Architect Inc.Mark Mathiasen Architect Inc.10190 152A StreetSuite 203Surrey, B.C. V3R 1J7Tel. (604) 581.812811 262DEVELOPMENT PERMIT APPLICATION L20370 LOUGHEED HIGWAY, MAPLE RIDGE, B.C.Date:File:0752567 B.C. LTD.DP SUBMIT TO PLANNINGJULY 22, 2013FOR - RBC BUILDING001 G:\11-262 LANDMARK 2000 COMMERCIAL\LANDSCAPE AL TANZER LANDSPACE\DP 001 SITE PLAN FOR ALS LANDSCAPE CAD 2007.dwg2012 03 15 LANDSCAPE PLAN1:200July 18/13ACTJuly 22/13 - FOR ADPSep 18/13 - FOR DP (adp com'ts)Oct 18/13 - FOR DP (St Trees)Oct 24'13 - FOR DP (RBC)LAWNPPLANT LIST - RBC SITESSYMBOLQQTY.BBOTANICAL NAMECCOMMON NAMESSIZETTrees4 Acer rubrum 'Morgan'Maple Var.6cm cal / 1.8m stnd0 Chamaecyparis nootkatensisNootka Cypress3m ht / spr form5 Fraxinus americana 'Autumn Blaze' White Ash Var. 6cm cal. / 1.8m stnd1Fagus sylvatica 'Purpurea Tricolour' Tricolour Beech Var. 7cm cal. / 1.8m stnd0Fagus sylvatica dawyckii purpureaPurple Dawyck Beech5cm cal. / 1.2m stnd10 Prunus serrulata 'Pink Perfection'Flowering Cherry Var.6cm cal. / 1.8m stnd3 Gleditsia t.i. 'Skyline'Honeylocust Var.6cm cal / 1.8m stnd6Styrax japonicusJapanese Snowbell5cm cal. / 1.2m stndSShrubs43 Azalea japonica 'Coral Bells'Japanese Azalea#3 pot212 Buxus sempevirensBoxwood Hedge#3 pot460 Festuca 'Elijah Blue'Blue Fescue Vaar.#1 pot 4 Photinia fraserii Photinia #3 pot4 Iris siberica (tall)Siberian Iris#1 pot17 Lonicera pileataEvergreen Honeysuckle #2 pot230 Prunus l. 'Otto Luyken'Otto Luyken Laurel#3 pot15 Rhododendron 'Unique'Rhododendron (medium var.)#3 pot3 Rhododendron 'Anah Kruschke'Rhododendron (tall var.)#7 pot37 Rosa meidiland 'Sevillana' Hardy French Rose var. #3 pot11 Spiraea x bumalda frobelliSpirea var.#3 pot1 Pieris japonica 'Temple Bells'Japanese Andromeda #3 pot7 Taxus media 'Hicksii' Yew Hedge1.5m ht. 26 Viburnum davidiiDavid's Viburnum#2 pot16 Weigela 'Bristol Ruby'Weigela#3 potGround Covers60 Arctostaphylos uva-ursiVancouver Jade10cm pot / 45cm o.c. 185 Erica x carnea 'Krammer's Red'Winter Heather#1 pot / 45cm o.c.Notes:1. Specification as per most recent 'BC Landscape Standards' and LandSpace Design Inc 'Spec Notes'.2. 2" Compost Mulch In Shrub Beds.3. Landscape Areas Irrigated.TRELLIS(See Arch)BENCH(See Detail This Sheet)BIKE RACK(See Detail This Sheet)PROPERTY LINEPROPERTY LINECITY SIDEWALKLAWN203 STREETTRELLIS(See Arch)BENCH(See DetailThis Sheet)LOUGHEED HWYGKGLEDITSIA MATCH EXISTINGLOUGHEED STREET TREESFEATURETREEFLOWERINGORN. TREESSHADE TREESLOW EVERGREENHEDGING (TYPICAL)SHRUB BEDSW/ EVERGREENSAND SEASONALFLOWERINGPLANTS INCLUDINGORN GRASS &BOXWOOD (TYP)CITY SIDEWALKPROPOSEDRBCBUILDINGSTREET TREES(Species Match West Coast Ford Permit Approval)RBC SITEWCF SITE(Landscape GreyedShown For Ref. Only)COMPLETION OF PLANTINGFROM WCF PREVIOUSDEVELOPMENT APPROVALSUBJECT AREA FOR RBCWITHIN DASHED LINES ONLY(This Plan Does Not Incl WCF)BIKE RACKModel: 4 Class B"Advantage Ribbon 6"(Or Equivalent - Color TBD)FRANCES ANDREW BENCHMODEL #CL 31-3A(Or Equivalent - Color TBD)LANDSCAPE ARCHITECT
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-115-RZ
File Manager: Adrian Kopystynski
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.A completed Application Form
(Schedule “A” – Development Procedures Bylaw No. 5879-1999)
2.An application fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9.Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
*These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
Stage 2 Preliminary Site Investigation, Doctoraujla Corp, Aug 14, 2012
Preliminary Drainage & Sanitary Downstream Analysis, Wedler Engineering, Jan 7, 2013
Phase land 2 Environmental Site Investigation, Pottinger Gaherty Environmental Consultants Ltd., Apr 29, 2008
Brown and Edge Multi-Family Mixture, Development Traffic Study, Creative Transportation Solutions,
Nov 15, 2013
3.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: February 18, 2013
and Members of Council FILE NO: 2012-115-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6966-2013
12018 and 12038 Edge Street; 22554 and 22566 Brown Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties from CS-1 (Service Commercial)
and RS 1 (One Family Urban Residential) to CD-1-13 (Comprehensive Development Zone). An
Official Community Plan Amending Bylaw will be required to accompany this rezoning application to
redesignate the three parcels on Brown Avenue to Town Centre Commercial to be the same as the
existing designation for the 4th parcel making up this application along Dewdney Trunk Road. The
envisioned project is a three-tower commercial and multiple residential mixed-use development, to
be built over an eight (8) year period, with a residential floor area ratio of 1.912 in the first phase,
4.242 in the second and 5.59 in the third and final phase. There are proposed to be a total of
240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of
underground parking and 2 levels of above ground structured parking.
To proceed further with this application, additional information is required as outlined in this report.
RECOMMENDATIONS:
1.In respect of Section 879 of the Local Government Act, requirement for consultation
during the development or amendment of an Official Community Plan, Council must
consider whether consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located,
in the case of a Municipal Official Community Plan;
ii.The Board of the Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.School District Boards, greater boards and improvement district boards; and
vi.The Provincial and Federal Government and their agencies.
and in that regard it is recommended that additional consultation with School District 42
be required in respect of this matter, in addition to the early posting of the proposed
Official Community Plan amendment on the District’s website, together with an invitation
to the public to comment;
2.That Zone Amending Bylaw No. 6966-2013 be given First Reading; and
3.That the applicant provide further information as described on Schedules A, C and D of
the Development Procedures Bylaw No. 5879 – 1999.
DISCUSSION:
a)Background Context:
Applicant: Bissky Architecture and Urban Design (Wayne Bissky)
Owner: Tony & Denny Holdings Ltd.
Ascent One Properties Ltd
Legal Description: Lot 303, Section 20, Township 12, Plan 44882;
Lots 4, 5 and 6, Section 20, Township: 12, Plan 8081.
OCP:
Existing: Town Centre Commercial and Low-Rise Apartment
Proposed Town Centre Commercial
Zoning:
Existing: CS-1 (Service Commercial), RS-1 (One Family Urban Residential)
Proposed: CD-1-13 (Comprehensive Development Zone)
Surrounding Uses:
North: Use: Duplex and Single Family Residential
Zone: RT-1 and RS-1
Designation: Medium and High-Rise Apartment
South: Use: Civic Complex and Commercial
Zone: P-1 and C-3
Designation: Institutional and Town Centre Commercial
East: Use: Municipal parking lot, Single Family Residential
and Commercial
Zone: CS-1 and C-3
Designation: Medium and High-Rise Apartment, and Town
Centre Commercial
West: Use: Apartment & recently completed apartment
development (RZ/078/09), Shopping centre.
Zone: RM-2, RM-3 and C-3
Designation: Town Centre Commercial and Low-Rise Apartment
Existing Use of Property: Single Family Dwellings (3 lots along Brown Avenue)
Commercial Use (Lot at corner of Edge Street and Dewdney
Trunk Road)
Proposed Use of Property: Commercial and Multi-Residential Mixed Use Phased
Development
Site Area: 0.43 Ha. (1.06 acres) excluding lane proposed to be included
as part of the development site
Access: Dewdney Trunk Road, Edge Street and Brown Avenue
Servicing requirement: Urban Standard
b) Site Characteristics:
The site consists of three lots fronting Brown Street, one lot fronting Dewdney Trunk Road at the
corner of Edge Street and a portion of the lane immediately off of Edge Street, (parallel to Dewdney
Trunk Road), proposed to be incorporated into the site. The total site area, excluding the lane
portion is 0.43 hectares (1.06 acres). Each of the lots along Brown Avenue is flat and has a dwelling
unit with accessory buildings. The parcel on Dewdney Trunk Road is also flat and has a commercial
building with a restaurant (Paliotti's Italian Restaurant).
c) Project Description:
The proposal is a commercial and multiple residential mixed-use development, having a total of
240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with underground and
structured parking. It is to consist of a podium, containing the commercial floor space and parking,
eventually extending through the entire site, with three towers stepping up in height from 6, 13 to 19
storeys.
A western portion of the existing lane off of Edge Street, parallel to Dewdney Trunk Road, is to be
converted into a driveway subject to a public access easement allowing for continuous public use
and allowing for service and parking access for the project. This will allow the above ground and
underground parking levels to be uninterrupted structures.
The podium will be 4-storeys along Edge Street, stepping in the Phase 1 portion of the development
site down to 2 storeys along Brown Avenue. The podium is to have commercial floor space on the
ground level along all three fronting streets and parking on the second level in all three phases. In
phase 2 and 3, there will be an additional 3rd level of parking with the 4th level of the podium
containing additional commercial floor space. Amenity and mechanical rooms may be situated on
the above ground parking levels.
Three towers are proposed atop the podium. The first phase tower is to be a 6-storey, 48 residential
dwelling unit structure facing Brown Avenue. The second phase is to be a 13-storey, 72 residential
dwelling unit tower at the corner of Brown Avenue and Edge Street, and the tallest building is to be a
19-storey 120 residential dwelling unit tower at the corner of Edge Street and Dewdney Trunk Road.
This development is to be built over a period estimated to be 8 years. A summary of the phases is
described in the table below (See Appendix C and D for details):
Phase 1: A 6 storey structure with a FSR of 1.912, and having 630.6 m2 (6,788 ft2) of
commercial and 3,840.3 m2 (37,462 ft2) of residential floor area. It would be located at the
eastern end of the site fronting on Brown Avenue. There would be 48 residential dwelling
units, and 104 underground or structured parking spaces, including visitor parking spaces;
Phase 2: A 13 storey structure with a FSR of 4.242, and having 1,852.6 m2 (19,941 ft2) of
commercial and 6,214.3 m2 (66,890 ft2) of residential floor area. It would be located at the
corner of Brown Avenue and Edge Street, next to and adjacent to the first phase, having a
presence on both streets. There would be 72 residential dwelling units, and 105
underground or structured parking spaces, including visitor parking spaces; and
Phase 3: A 19 storey structure with a FSR of 5.59, and having 1,896.6 m2 (20,415 ft2) of
commercial and 8,851.4 m2 (95,276 ft2) of residential floor area. It would be located at the
corner of Edge Street and Dewdney Trunk Road, south of and next to the second phase,
having a presence on both streets. There would be 120 residential dwelling units, and 133
underground or structured parking spaces, including visitor parking spaces;
The following table summarizes the proposal:
Gross Floor Area
Square Meters & (Square Feet)
Phase Commercial Residential Dwelling
units
Building
Height
(Storeys)
Resid. Floor
Area Ratio
Parking
Phase 1 630.6 m2
(6,788 ft2)
3,480.3 m2
(37,462 ft2) 48 6 1.912 104
Phase 2 1,852.6 m2
(19,941 ft2)
6,214.3 m2
(66,890 ft2) 72 13 4.242 105
Phase 3 1,896.6 m2
(20,415 ft2)
8,851.4 m2
(95,276 ft2) 120 19 5.59 133
TOTAL 4,379.8 m2
(47,144 ft2)
17,253.3 m2
(185,713 ft2) 240 Average FSR
of 3.875 323
Using the C-3 (Town Centre Commercial) Zone as a guide, Phases 2 and 3 of this proposal will
exceed the permitted residential floor area of 2.3 times the lot area. The proposed density as noted
in the above table for the Phases 2 and 3, will exceed this maximum by 84 percent and 143
percent, respectively. As this development is in keeping with the objectives of densification in the
Town Centre, will be part of a Phased Development Agreement, and is in the incentive areas, the
creation of a CD (Comprehensive Development Zone) is appropriate. The agent for the owners has
reviewed the CD Zone and is comfortable with the Bylaw as it reads.
The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and
meets the conditions to be included in the program. The proposal does not currently have
information about “green” or energy efficiency-related considerations; therefore the applicant has
been advised that a larger incentive benefit is available under the Incentive Program by
incorporating LEED/energy conservation measures into this project. Further information in this
regard is proposed to be provided by the applicant in the detailed submission. This information will
also be required as a component of the Town Centre Development Permit.
At this time, the current application has been assessed to determine its compliance with the Official
Community Plan (and the Town Centre Area Plan) and provide a land use assessment only. The
preliminary conclusion is that the proposal would comply with the OCP Land Use policies if the three
lots along Brown Avenue are redesignated to Town Centre Commercial in the Town Centre Area Plan.
The appropriate OCP Amending Bylaw for the Town Centre Area Plan will be prepared once the
applicant’s full application packages have been received, as part of the Second Reading Report.
d)Planning Analysis:
Official Community Plan:
The development site is located within the Town Centre Area Plan. The one lot at the corner of
Dewdney Trunk Road and Edge Street is designated Town Centre Commercial. The remaining 3 lots
along the south side of Brown Avenue are designated Medium and High-Rise Apartment. To
accommodate this proposal, these 3 lots on Brown Avenue will need to be redesignated to Town
Centre Commercial to match the designation of the corner lot on Dewdney Trunk Road. This
redesignation is supportable because:
it will give a consistent designation for the entire site;
it is more in keeping with the Medium and High-Rise Apartment designation of the other
properties along this stretch of Brown Avenue;
the proposal will contribute in creating a compact and vibrant Central Business District with
mixed uses envisioned in the Town Centre Area Plan; and
the strategic location of the site being across from the Civic Core area.
Use of a CD Zone complies with condition d) in Appendix A – Zoning Matrix of the Town Centre
Commercial Zone because the propose zone has been drafted to reflect the OCP and Town Centre
Area Plan policies for Town Centre proposals. The proposed CD Zone and the C-3 (Town Centre
Commercial) Zone upon which it was modeled are both permitted zones for the OCP Category of
Town Centre Commercial Designation in the Zoning Matrix.
The proposal will contribute to achieve the OCP objective to create a compact and vibrant
commercial area that is pedestrian-oriented, including commercial, mixed-use, and multi-family
residential uses. Apart from the redesignation described above, the proposed development complies
with the following Land-Use Designation policies in the Town Centre Area Plan:
3-29 Building heights within the Town Centre Commercial will range from three (3) storeys in
height to over twenty (20) storeys. Generally, building heights should not be permitted
greater than twenty-five (25) storeys.
3-30 Multi-Family Residential use is permitted as a principle use in the Town Centre
Commercial designation, except where identified on Schedule “G” as “Ground Floor
Commercial Required” in the Maple Ridge Zoning Bylaw, where the ground floor use is to
be commercial.
3-31 Within a Mixed-Use development, retail, service, and entertainment uses shall be
encouraged at ground level with office and/or residential uses encouraged above-grade.
Appendix E lists the General Land-Use Requirement Policies for the Town Centre Area Plan, policies
3-1 through 3-16. Given the early stages of this application, the following table provides a brief
analysis of the project’s policy compliance. The second table identifies further analysis that will be
necessary when additional detailed information is submitted prior to Second Reading.
The proposal complies with the following General Land-Use Requirement policies:
Policy
Number
Summary of Policy Compliance with policy
3-1 Increase in residential and
commercial density.
This proposal complies by proposing to develop 240
residential units and 4,380 m2 (47,144 ft2) of commercial
floor area.
3-2 Office use will be
encouraged.
This proposal will provide for commercial floor space capable
of accommodating a range of commercial and office uses.
3-3 Commercial uses that
support the residential
population.
Situated in the heart of the Downtown, the development will
be capable of accommodating a range of uses and services
for local residents.
3-4 Hospitality, cultural,
recreation and
entertainment uses will be
encouraged.
These uses are permitted in the C-3 Zone.
3-6 Not support changes in
land use designation and
zoning reducing
employment or housing
density.
This proposal and its associated redesignation will increase
the floor space for commercial office and business
enterprises to be established and to employ people; and
significantly increase residential densities in the Downtown.
3-10 Land assembly or lot
consolidation.
The proposal will assemble a site allowing for the proposed
development to take place, permitting surrounding sites to
develop and to achieve adequate buffering with abutting
lands.
3-15 Concealed parking
structures are encouraged
for all uses in the Town
Centre.
The proposal conceals the proposed parking underground or
in structured parking integrated into the structures proposed
to form the development.
Additional information is to be provided by the applicant prior to 2nd Reading and referral to Public
Hearing. This additional information will be used to assess the project’s compliance and described
in more detail in the Second Reading Report to Council in accordance with the following General
Land-Use Requirement policies:
Policy
Number
Summary of Policy Compliance with policy
(Note: The studies and information noted below plus
additional supporting materials and plans are to be
submitted by the applicant and assessed by Staff before a
Second Reading Report is forwarded to Council)
3-7 To ensure a wide range of
housing needs are
accommodated.
A mix of unit sizes from bachelor to 2 bedroom units are
proposed to help accommodate housing needs. Additional
information is needed to explore opportunities for rental
and/or affordable housing.
3-8 Potential opportunities for
designing flexibility into
new development.
Further information about approaches to residential design
and construction that are adaptable for families, elderly and
disabled
3-11 Viewscape studies for
proposed buildings
greater than three (3)
storeys.
This study would accompany a Development Permit
application and be presented to the Advisory Design Panel for
review.
3-12 Shadow study to address
potential impacts.
This study would accompany a Development Permit
application and be presented to the Advisory Design Panel for
review.
3-14 Creating public outdoor
meeting spaces will be
encouraged.
Some information plazas, courtyards, or passageways and
public art in the conceptual materials submitted More
detailed information would accompany a Development
Permit Application
3.16 Incorporate principles of
CPTED (Crime Prevention
through Environmental
Design).
The design rationale for the project is to be provided by the
Architect to address the CPTED issue.
Zoning Bylaw:
Background:
The proposal is to rezone the 3 lots along Brown Avenue (i.e. 12038 Edge Street, 22554 Brown
Avenue and 22566 Brown Avenue ) from RS-1 (One Family Urban (Medium Density) Residential) to
CD-1-13 (Comprehensive Development Zone), and the lot at the corner of Edge Street and Dewdney
Trunk Road (i.e. 12018 Edge Street) from CS-1 (Service Commercial) to CD-1-13 (Comprehensive
Development Zone). The proposal is to permit a three-tower commercial and multiple residential
mixed-use development, to be built over an eight (8) year period, having a total of 240 residential
units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of underground parking and
2 levels of above ground structured parking.
For the purposes of this analysis, the regulations contained in the C-3 (Town Centre Commercial)
Zone have been applied to asses the proposal and to serve as the basis for crafting the CD Zone to
govern this project (see the proposed CD-1-13 (Comprehensive Development Zone) attached as
Schedule B). The intent is that this CD Bylaw will be crafted so that variances will not be required;
however, if changes result in any variation from the regulations, the proposed CD Zone will require a
Development Variance Permit application.
The preliminary analysis reveals that the project does not align with the sitting regulations,
residential density and ground floor commercial requirement of Schedule “G”. The proposed
CD Bylaw needs to reflect the following:
Setback Regulations:
The objective of the C-3 Zone setback regulation is to allow for a podium with a tapered tower above
and away from the streets (e.g. a “cake-shaped” structure) on a single lot. Therefore, the setbacks
ranged from 6 meters to 0 meters depending on the use (e.g. no setback for structured parking, 4.5
meters from side lot lines on upper floors). This proposal involves three towers, close to the streets,
but spaced from each other on the site, and built above a single podium structure stretching
between the phases. The applicant is proposing construction for the podium and the towers up to
the lot lines.
Therefore, the proposed CD Zone permits 0.0 metre setbacks for all lot lines. This is consistent with
the urban form and character of high density projects. Detailed information, such as shadow
analysis, to follow with a development permit application, will establish the exact siting and
separation between buildings.
Use and Density Regulations:
The proposed density in phases 2 and 3 of the project exceeds the maximum residential floor area
permitted by Section 703 (7) in the C-3 Zone. The formula to calculate the density has a base
density plus bonuses based on the number of storeys and concealment of parking. The total
permitted residential floor area in the C-3 Zone is 2.3 times the lot area.
Therefore, the CD Bylaw is proposed to have residential floor areas as follows for each phase:
Phase Commercial Residential FSR
1: 630.6 m2
(6,788 ft2)
3,480.3 m2
(37,462 ft2) 1.912
2: 1,852.6 m2
(19,941 ft2)
6,214.3 m2
(66,890 ft2) 4.242
3: 1,896.6 m2
(20,415 ft2)
8,851.4 m2
(95,276 ft2) 5.59
At this stage of the review, the CD Zone for First Reading has the current C-3 Zone language plus an
additional bonus clause to bring the project up to its intended density in the 2nd and 3rd phases.
When the additional information to be requested from the applicant has been received and the
terms of the Phased Development Agreement are established, Council will have the flexibility to
make modifications to the densities at Second Reading (i.e. amended First Reading and Second
Reading of the amended CD Bylaw) before forwarding the project to a Public Hearing.
Development Permits and Phased Development:
The design and character of the project, the timing of construction, and provision of amenities is
proposed to be governed by the combination of issuing a Development Permit (DP) for each Phase
and entering into a Phased Development Agreement as noted further:
Development Permits:
OCP Guidelines:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application is required for all multi-family residential, flexible mixed use and commercial
development located in the Town Centre. Compliance with these OCP Guidelines, as well as any
requirements in the Phased Development Agreement including those related to design, character,
required features and amenities, will be undertaken when the detailed submission is made by the
applicant.
Advisory Design Panel:
A Development Permit is required and must be reviewed by the Advisory Design Panel prior to
Second Reading. Any requirements in the Phased Development Agreement including those related
to design, character, required features and amenities will also be considered by the Advisory Design
Panel in the advice they will provide about the project plans.
Phased Development Agreements:
Background:
Council may adopt an authorization bylaw, to enter into Phased Development Agreements (PDA) in
accordance with Section 905.1 of the Local Government Act. The concept behind these agreements
is to give developers of longer term development projects the certainty that regulations and fees will
not change in exchange for giving municipalities the certainty projects will be built in a certain way
and pattern. They do not guarantee a project will be built, but set out a strategy and timing for
development. A Phased Development Agreement can be amended by agreement among signatories.
Requirements:
The Local Government Act allows provisions of the Zoning Bylaw and the Subdivision and
Development Services Bylaw to remain in place and to be unchanged over the life of a project, in
exchange for developers agreeing to:
the inclusion of specific features in the development as may be provided with a development
permit as described in the next section of this report;
the provision of amenities (i.e. community meeting space, public art, public parking, fees and
charges, etc.)
the phasing and timing of the development, the amenities and other matters covered in the
agreement.
Features, Amenities and Additional Guidelines:
Community Amenity Contributions (CAC) are not currently being considered for this project. Features
and amenities are routinely agreed to with developers, consistent with the scale and nature of a
proposal. Some amenities are specified in the Zoning Bylaw (e.g. visitor parking, bicycle storage,
etc.); others in legislation (i.e.. common amenity buildings for townhouse development); still others
as design criteria in OCP Design and Character Guidelines (i.e. landscape areas and play areas,
benches, walking paths, etc.); others in relation to housing needs such as provision of rental or
affordable housing; and some encourage sustainability practices (i.e. green building and energy
efficient design).
For Town Centre projects, the Phased Development Agreement may under Council direction, specify
the required features and amenities, and supplement the existing OCP Form and Character
Guidelines. The ground-floor commercial presence along Edge Street and Brown Avenue will be one
of the additional guidelines because this a significant feature for this proposal not currently
required. Typical features may include, but not be limited to: architectural style, building materials
and colour schemes; signage, canopies and awnings; green building and energy efficient design;
lighting and furniture in public areas; outdoor plazas, parkettes and open spaces; public art, water
features and landscaping requirements; provision of meeting rooms, exercise or amenity rooms for
employees or residents; street furniture and bus shelters; public facilities like libraries and
community halls, etc.
The types and timing of such features and amenities and supplementary form and character
guidelines will be developed with the applicant and included in the proposed Phased Development
Agreement. For example, the site plan and elevation shows space at the corner of Edge Street and
Dewdney Trunk Road for a public art feature.
Approval Process:
Phased Development Agreement Bylaws (PDA Bylaws) follows a similar series of Readings, a Public
Hearing and Final Adoption as do rezoning bylaws. The Phased Development Agreement Bylaw
authorizing the District to enter into agreement, specifying the features and amenities to be
provided and establishing their timing, will be brought forward as part of the Second Reading Report
and will be coordinated with both the proposed CD Bylaw and the Development Permit for this
project.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to Second Reading the
applicant is required to host a Development Information Meeting in accordance with Council
Policy 6.20.
e)Intergovernmental Issues:
Local Government Act
Early and Ongoing Consultation:
Section 879 of the Local Government Act requires that Council give consideration to whether
consultation with one or more of the persons, organizations, and authorities should be early and
ongoing for the proposed OCP amendment. Council must specifically consider whether consultation
is required with the authorities listed in item (2) of Section 879. The Act states the following:
“Consultation during OCP development
Section 879
(1) During the development of an official community plan, or the repeal or amendment of an
official community plan, the proposing local government must provide one or more
opportunities it considers appropriate for consultation with persons, organizations and
authorities it considers will be affected.
(2) For the purposes of subsection (1), the local government must
(a) consider whether the opportunities for consultation with one or more of the persons,
organizations and authorities should be early and ongoing, and
(b) specifically consider whether consultation is required with
(i) the board of the regional district in which the area covered by the plan is located,
in the case of a municipal official community plan,
(ii) the board of any regional district that is adjacent to the area covered by the plan,
(iii) the council of any municipality that is adjacent to the area covered by the plan,
(iv) first nations,
(v) school district boards, greater boards and improvement district boards, and
(vi) the Provincial and federal governments and their agencies.
(3) Consultation under this section is in addition to the public hearing required under
section 882 (3) (d).”
Planning of School Facilities:
In addition to the above, Section 881 of the Local Government Act requires consultation with the
School Board during the preparation of an Official Community Plan amendment as follows:
(1) If a local government has adopted or proposes to adopt or amend an official community
plan for an area that includes the whole or any part of one or more school districts, the
local government must consult with the boards of education for those school districts
a.At the time of preparing or amending the community plan, and
b.In any event, at least once in each calendar year.
In light of Sections 879 and 881 of the Local Government Act, it is recommended that additional
consultation is required with the School District. This consultation is in addition to the early posting
of the proposed OCP amendments on the District’s website, with an invitation to the public to
comment, the Development Information meting and the Public Hearing.
f)Interdepartmental Implications:
In order to advance the current application, after First Reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b)Operations Department;
c)Fire Department;
d)Parks Department;
e)School District; and
f)Utility companies.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements will take place between First and Second
Reading.
g)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879 – 1999 as amended:
1.An Official Community Plan Application (Schedule A);
2.A complete Rezoning Application (Schedule C);
3.A Multi-Family Residential Development Permit Application (Schedule D);
4.Information in relation to the features and amenities and the timing of their provision to
form the basis of the Phased Development Agreement to accompany this proposal.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
This application represents a significant redevelopment proposal for the Town Centre, which will
have many positive repercussions for the District. This proposal requires a portion of the
development site to be redesignated to Town Centre Commercial in the Town Centre Area Plan. With
this redesignation, the proposed land use of the project would become compliant. Based on the
analysis in this report, the proposal is supportable from a land use perspective because it will
contribute toward the goal of creating a compact and vibrant Town Centre. Therefore, it is
recommended that Council grant First Reading to this development proposal, subject to additional
information being provided by the applicant and assessed by staff prior to Second Reading.
It is recommended that Council require further consultation by referring this OCP amendment to the
School Board for comment, in addition to the early posting on the District’s website, together with an
invitation to the public to comment, and a Development Information Meeting to be hosted by the
applicant.
The proposed site plan, phasing, subdivision and plans have not been reviewed in relation to the
relevant bylaws and regulations governing this application.
"Original signed by Adrian Kopystynski"
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
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 – Zone Amending Bylaw No. 6966-2013
Appendix C – Proposed Site Plan
Appendix D – Graphics and Illustrations of Project
Appendix E – Extract of Policies from the OCP
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Oct 31, 2013 2012-115-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
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Scale: 1:1,500
12018/38 Edge St22554/66 Brown Ave
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7019-2013
A Bylaw to amend the Official Community Plan
_______________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7019-2013."
2.That parcel or tract of land and premises known and described as:
Lot 4 Section 20 Township 12 New Westminster District Plan 8081;
Lot 5 Section 20 Township 12 New Westminster District Plan 8081; and
Lot 6 Section 20 Township 12 New Westminster District Plan 8081.
and outlined in heavy black line on Map No. 859, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Town Centre Commercial.
3.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the 12th day of November, 2013.
READ A SECOND TIME the 12th day of November 2013
PUBLIC HEARING HELD the day of , 20 .
READ A THIRD TIME the day of , 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , 20 .
______________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Low-Rise Apartment
Town Centre Commercial
7019-2013859
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6966-2013
A Bylaw to amend the text and Map ‘A’ forming part of
Zoning Bylaw No. 3510 - 1985 as amended
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. No 6966-2013."
2.PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the
following section immediately following the existing Section 1042 CD-1-05:
“SECTION 1043 CD-1-13
A. PURPOSE
This zone is intended to accommodate and regulate the development of a
medium to high density mixed use development in three stages in the Town
Centre Area.
B. INTERPRETATION
1. For the purposes of this zone:
(a) Agreement means the Master Development Agreement entered into
between the District of Maple Ridge and Accent One Development Ltd.
(b) Schedule A means Schedule “A” attached to Maple Ridge Zone Amending
Bylaw No. 6966-2013.
C. PRINCIPAL USES
1. The following principal uses are permitted:
(a) assembly use.
(b) place of worship use.
(c) civic.
(d) financial services.
(e) convenience store.
(f) tourist accommodation.
(g) indoor commercial recreation.
(h) personal repair services.
(i) personal service.
(j) professional services.
(k) business services.
(l) recycling depot.
(m) restaurant.
(n) retail, excluding highway commercial use.
(o) liquor primary establishment.
(p) licensee retail store.
D. ACCESSORY USES
1. The following accessory uses are permitted:
(a) apartment.
(b) home occupation.
E. LOT AREA & DIMENSIONS
1. Minimum lot area and dimensions shall not be less than:
(a) in lot area 186 square metres.
(b) in width 6.0 metres.
(c) in depth 27.0 metres.
F. DENSITY
1. For the land shown as Phase 1 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net
lot area.
(b) An additional density of up to a maximum of 1.94 times the net lot area
may be obtained by providing the following:
(i) An amount equal to 0.3 times the net lot area for providing 100% of
the required parking within a parking structure or within an
underground parking structure;
(ii) An amount equal to 0.25 times the net lot area for each storey above
the second, not to exceed 1.0 times the net lot area; and
(iii) An amount equal to 0.64 times the net lot area for providing the
bonus elements as set out in the Agreement.
2. For the land shown as Phase 2 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net
lot area.
(b) An additional density of up to a maximum of 4.28 times the net lot area
may be obtained by providing the following:
(i) An amount equal to 0.3 times the net lot area for providing 100% of
the required parking within a parking structure or an underground
parking structure;
(ii) An amount equal to 0.25 times the net lot area for each storey above
the second, not to exceed 1.0 times the net lot area; and
(iii) An amount equal to 2.98 times the net lot area for providing the
bonus elements as set out in the Agreement.
3. For the land shown as Phase 3 in Schedule A:
(a) The floor space ratio shall not exceed a base density of 1.0 times the net
lot area.
(b) An additional density of up to a maximum of 5.48 times the net lot area
may be obtained by providing the following:
(i) An amount equal to 0.3 times the net lot area for providing 100% of
the required parking within a parking structure or an underground
parking structure;
(ii) An amount equal to 0.25 times the net lot area for each storey above
the second, not to exceed 1.0 times the net lot area; and
(iii) An amount equal to 4.18 times the net lot area for providing the
bonus elements as set out in the Agreement.
G. LOT COVERAGE
1. A lot coverage of all buildings and structures shall not exceed 90%, provided
that lot coverage may be 100% where required parking is provided in
accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading
Bylaw No. 4350 – 1990, as amended.
H. SETBACKS
1. The minimum setback for all principal buildings and structures shall be not
less than:
(a) from a front lot line: 0.0 metre.
(b) from a rear lot line: 0.0 metre.
(c) from a side lot line for the land shown as
Phase 1 and Phase 2 in Schedule A: 0.0 metre.
(d) from a side lot line for the land shown as
Phase 3 in Schedule A: 3.9 metre.
(e) from an exterior side lot line or a lane: 0.0 metre.
I. HEIGHT
1. Minimum building height shall be three (3) storeys.
2. Maximum building height is not restricted.
J. OTHER REGULATIONS
1.An Apartment Use shall:
(a) be limited exclusively to storeys above the first storey of a building.
(b) be the only use in a storey so used.
(c) be located within a building above all storeys which are used for a
principal use or off street parking.
(d) be permitted only where all parking for such use is concealed parking.
2.The ground floor of all buildings shall have not less than:
(a) 90% of the lot frontage developed for permitted principal uses with public
pedestrian or vehicular access.
(b) 25% of the lot area developed for a permitted principal uses.
3. A minimum of 20% of the site area shown as Phase 1 in Schedule A, 60% of
the site area shown as Phase 2 in Schedule A and 60% of the site area shown
as Phase 3 in Schedule A shall be provided as useable open space. This
required open space may be provided on a roof.
4. A minimum of 1.0 sq. m. of indoor amenity space shall be provided for each
dwelling unit on the lot.
5. Every use except for a loading use shall be located and undertaken wholly
within an enclosed building.
6. An off street parking use shall be sited inside a building or underground .
7. A home occupation use shall comply with the regulations of Section 402 (4).
Schedule A to Section 1043 CD-1-13
Insert Schedule “A” that is attached to Maple Ridge
Zone Amending Bylaw No. 6966-2013 in place of and
delete this text in italics.”
3. Those parcels or tracts of land and premises known and described as:
Lot 303 Section 20 Township 12 New Westminster District Plan 44882;
Lot 4 Section 20 Township 12 New Westminster District Plan 8081;
Lot 5 Section 20 Township 12 New Westminster District Plan 8081; and
Lot 6 Section 20 Township 12 New Westminster District Plan 8081.
and outlined in heavy black line on Map No. 1580 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to CD-1-13.
4. Maple Ridge Zoning Amending Bylaw No. 3510-1985 as amended and Map ‘A’
attached thereto are hereby amended accordingly.
READ a first time the 26th day of February, 2013.
READ a second time the 12th day of November, 2013.
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
CS-1 (Service Commercial), RS-1 (One Family Urban Residential)
CD-1-13 (Comprehensive Development)
6966-20131580
DATE: Jan 31, 2013 FILE: ScheduleA BY: DT
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENTEDGE STREETBROWN AVENUE
DEWDNEY TRUNK ROAD
Phase 1Phase 2
Phase 3
The Corporation of the District of Maple Ridgemakes no guarantee regarding the accuracyor present status of the information shown onthis map.
´
Scale: 1:750
BYLAW No. 6966-2013SCHEDULE "A"
Density
Building 16 storey48 UnitsMFE: 131'-7"40.107mBuilding 213 storey72 UnitsMFE: 130'-11"(39.903m)Building 319 storey120 UnitsMFE: 130'-11"(39.903m)39.5m 39.5m39.5m39.5m39.5m
39.5m39.5m39.5m39.5m
40m 40m40m40m40m40m40m40m40m
40m40m40.5m40.5m40.5m40.5m40.5m 40.5m40.5m40.5m40.5mUndergroundResidentialParking AccessAbove GroundResidential, Commercial, & VisitorParking AccessOn GradeCommercialParking AccessSidewalkSidewalkSidewalkHatched area of road dedicationPavers (See landscape)Dashed line of 4th floor aboveDashed line of residential floor aboveLine of Main FloorLine of Main FloorDashed line of 4thfloor aboveDashed line ofresidential floor aboveDashed line ofresidential floor aboveExitHydro KioskParkadeover laneParkadeover laneSidewalkSidewalkHatched area of road dedicationPlantingPlantingPlantingPlantingPlantingPlantingPlantingPlantingOffsites shown are schematic only. To be determined by civil and coordination with the district.Onsites shown are schematic only. To be determined by civil and coordination with the district.Dashed line of existing contours at 0.25m intervals0m129'11.936"131'3.316"1%0m40.45m40.62m39.78m40.34m39.9m39.85m39.65m39.64m40.1mLEGENDProposed GradeExisting GradeMaintain sidewalk elevation. Roll over sidewalkMaintain sidewalk elevation.Roll over sidewalk7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Site PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA2.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveSite PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
20212223242526272829303116171819123456789101112131415151617181920123452122232467891011252627121314262714567111213141516891023222324171819202125Future Drive Accessto RZ/019/2013Cross AccessAgreement RequiredServiceServiceRamp UPBikeStorageLobbyBikeStorageServiceServiceBikeStorageLobby10'-1034"[3,322]10'-1018"[3,304]12'-938"[3,895]12'-1114"[3,942]14'-034"[4,286]7'-134"[2,179]*Note:Municipal services in lane realigned as per civil concept drawings & prelimanary meetings withcity engineering department.Parking Level -226 Parking StallsParking Level -227 Parking StallsParking Level -231 Parking Stalls7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Level -2 Underground Parking PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA3.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveUnderground ParkingFloor -2 PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
20212223242512345678910111213141518192627282930311617123452122232415161718192067891011121314Venting252627123 232425456711121314151689101920212226 1718Parking Level -126 Parking StallsServiceServiceRamp UPParking Level -127 Parking StallsParking Level -131 Parking StallsRamp DNDashed line offloor aboveDashed lineof floor aboveDashed line of floor aboveLobbyServiceServiceLobbyFuture Drive Accessto RZ/019/2013Cross AccessAgreement Required*Note:Municipal services in lane realigned as per civil concept drawings & prelimanary meetings withcity engineering department.7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Level -1 Underground Parking PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA4.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveUnderground Parking-1 Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
Venting5678123435gal65gal.95gal.REVISENote this floor to5m Clear height,24" Floor thickness35gal65gal.95gal.35gal65gal.95gal.35gal65gal.95gal.12335gal65gal.95gal.456REVISE:Note this floor to 5m Clearheight, 24" Floor thickness35gal65gal.95gal.REVISE:Provide 5m Clear height in lane7891235gal65gal.95gal.VentingVentingVenting345635gal65gal.95gal.REVISENote this floor to 5m Clearheight, 24" Floor thicknessCommercialParking9 Parking StallsRamp UPCommercialEntryRamp DNCommercialEntryParking6 Parking StallsRefuseLoading BayLoading BayParking8 Parking StallsCommercialEntryRefuseLoading BayHydro Kiosk for all 3 buildingsExitExitExitExitExitExitDashed line of floor aboveDashed line of residential floor aboveDashed line ofresidential floor aboveDashed line of floor aboveDashed line of residential floor abovecommercial bike storageAbove GroundResidential, Commercial, & VisitorParking AccessParkadeover laneRefuseRefuseRefuseRefuseExitCommercialExit7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Main Floor PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA5.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveMain Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
2223242526272021293031323334Venting123456789101112131415161718192889101112202122232412345271325141516171819Venting2676FDWFFDW
DWFDWFDWFDWFDWFDWFDWFDWFDWFDWParking26 Parking StallsAmenityRamp DNParking34 Parking StallsAmenityMaintenance Access toPhase 1 roof deckPlantingPlantingUnit AUnit BUnit CUnit DUnit EUnit EUnit FUnit FUnit GUnit HUnit IUnit JLobbyLobby1'-0"[305]123'-0"[37,490]1'-0"[305]10'-11"[3,327]85'-0"[25,908]17'-1"[5,208]Dashed line offloor overDashed line offloor over7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Third Floor PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA7.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveThird Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
20211722232425262728293031323312Venting1819345678910111213141516353411819206789101125151617Venting242345212223121314Venting2829303117181920212223411121314151612326278910567331112132425Parking33 Parking StallsDashed line ofresidential floor aboveParking25 Parking StallsAmenityRamp UPDashed line of residential floor aboveRamp DNParking35 Parking StallsAmenityDashed line ofresidential floor aboveFuture Drive Accessto RZ/019/2013Cross AccessAgreement RequiredBikeLobbyLobbyBike7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Second Floor PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA6.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveSecond Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
FDWFFDW
DWFDWFDWFDWFDWFDWFDWFDWFDWFDWCommercialCommercialRoof DeckRoof DeckDeckUnit AUnit BUnit CUnit DUnit EUnit EUnit FUnit FUnit GUnit HUnit IUnit JLobbyLobby1'-0"[305]103'-0"[31,394]21'-0"[6,401]10'-11"[3,327]85'-0"[25,908]17'-1"[5,208]878"[225]111'-1058"[34,103]47'-238"[14,385]107'-212"[32,677]LoungeDashed line ofresidential overDashed line ofresidential over7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Fourth Floor PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA8.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveFourth Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
DWFDWFDWFDWFDWFFDWFDWDWFDWResidentialElevatorResidentialElevatorCorridorExitStair 1ExitStair 2CorridorUPUPDNDNFDWFDWFDWFDWFFDWFDW DWFDWResidentialElevatorResidentialElevatorCorridorExitStair 1ExitStair 2CorridorUPDNUPDNFDWFFDW
DWFDWFDWFDWFDWFDWFDWFDWFDWFDWUnit AUnit BUnit CUnit DUnit EUnit EUnit FUnit FUnit GUnit HUnit IUnit JUnit AUnit BUnit HUnit CUnit DUnit EUnit FUnit GUnit AUnit BUnit HUnit CUnit DUnit EUnit FUnit GCorridorCorridorCorridorPlanting(See Landscape)Planting(See Landscape)1'-0"[305]103'-0"[31,394]31'-11"[9,728]85'-0"[25,908]17'-1"[5,208]218"[53]84'-5"[25,730]27'-912"[8,471]47'-538"[14,461]22'-918"[6,939]84'-5"[25,730]7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Fifth Floor PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA9.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedComprehensiveFifth Floor PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]114'-0"[34,748]6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]237'-1112"BROWN AVENUEEDGE STREETDEWDNEY TRUNK ROADLANE22561DewdneyTrunk RoadExisting Commercial22576Brown AveExisting MunicipalParking Lot22441DewdneyTrunk RoadExisting Parking Lot12003Edge StreetExisting ApartmentsABFGN126812267'-038"Rezoning Application for126 Unit 18 storeyRZ/019/201322577DewdneyTrunk RoadExisting Commercial4,25769,95239,43136,33133,6704,23034,1866,08436,37937,1726,145Roof PlanScale: 1/16" = 1'-0"02030405060 70 FT1A15.01A15.0AA15.2AA15.2CA15.3CA15.3BA15.3BA15.3DA15.3DA15.32A15.12A15.1EA15.3EA15.3Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA10.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs notedComprehensiveRoof PlanFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
ParkingPhase 2DNOpen toRamp Below22576 Brown AveExisting MunicipalParking LotRezoning Application for126 Unit 18 StoryRZ/019/2013229'-6"[5829'-4"]129'-438"[3285'-11"]119'-238"30DNRezoning Application fo126 Unit 18 StoryRZ/019/2013129'-438"[3285'-11"CHK'D:DRAWN:DESIGN:SCALE:DATE:M2LA PROJECT NUMBER:DRAWING TITLE:PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.c Copyright reserved. This drawing and design is theSEAL:Tel: 604.553.0044New Westminster, British Columbia#220 - 26 Lorne MewsV3M 3L7Fax: 604.553.0045Email: office@m2la.com
Building 213 Story70 UnitsMFE: 130'-11"(39.903m)Planting267'-038"13'-1158"[354'-9"]229'-6"[5829'-4"]19'-1112"[507']119'-414"[3031'-7"]20'-2"[512'-1"]Building 319 Story120 UnitsMFE: 130'-11"(39.903m)Exi110'-558"[2805'-10"]13'-1012"[352'-6"]112'-178"[2848'-10"]19'-1112[507']121'-1112"[3097'-8"]20'-2"[512'-1"CHK'D:DRAWN:DESIGN:SCALE:DATE:M2LA PROJECT NUMBER:DRAWING TITLE:PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.c Copyright reserved. This drawing and design is theSEAL:Tel: 604.553.0044New Westminster, British Columbia#220 - 26 Lorne MewsV3M 3L7Fax: 604.553.0045Email: office@m2la.com
Edge StreetNorth Elevation (Elevation Along Brown Avenue)Scale: 1" = 10 ft02030405060 70 FT55'-338"[16,850]Floor 3 - Residential157'0 1/2"Main Floor131'7"Floor 2 - Parking146'7"Floor 4166'11 1/8"Floor 5176'10 3/4"Floor 6186'10 3/8"15'-0"10'-512"9'-1058"9'-1158"9'-1158"9'-034"US Roof Truss195'11 1/8"UndergroundParking Access22576Brown AveExisting MunicipalParking LotABFGNRezoning Application for126 Unit 18 StoryRZ/019/2013113'-1112"[34,734]20'-0"[6,096]97'-0"[29,566]7'-0"[2,134]237'-1112"Building 1Building 2Dashed Line of Building 2 TowerDashed Line of Future TowerRZ/019/2013Phase 1Building 1Building 2Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA12.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedBuilding 1North ElevationFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:43 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
Floor 2 - Parking P1Parking P-2Parking P-1Main FloorCommercialBuilding Section 1-1Scale: 1" = 10 ft02030405060 70 FTFloor 3 - ParkingFloor 4 - CommercialFloor 2 - Parking P1AmenityMain FloorCommercialParking P-1Parking P-2AmenityServiceService2,1002,1002,100Floor 3 - Parking156'7"Main Floor130'11"Floor 2 - Parking146'7"Floor 4 - Commercial166'7"Floor 5 - Residential179'0 1/2"Floor 6189'0 1/2"Floor 7199'0 1/2"Floor 8209'0 1/2"Floor 9219'0 1/2"Floor 10229'0 1/2"Floor 11239'0 1/2"Floor 12249'0 1/2"Floor 13259'0 1/2"US Roof Deck268'0 1/2"9'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-512"10'-0"10'-0"15'-8"11'-4"12'-0"128'-112"[39,053]Floor -1119'7"Floor -2107'7"23'-4"Floor 3 - Residential157'0 1/2"Main Floor131'7"Floor 2 - Parking146'7"Floor -1119'7"Floor -2107'7"Floor 4166'11 1/8"Floor 5176'10 3/4"Floor 6186'10 3/8"US Roof Deck195'10 1/2"9'-018"9'-1158"9'-1158"9'-1058"10'-512"15'-0"12'-0"12'-0"55'-338"[16,850]1A14.039.62m40.11m40.2m40.43mDashed line of existing gradeCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA15.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedBuilding Section 1-1File name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13Floor 2 - Parking P1Detail Section 1Scale: 3/8" = 1'-0"059131721 25 FTFloor 3 - Parking3'-0"6'-0"6"2'-0"6'-3"8'-9"Floor 4 - Commercial166'7"Floor 4166'11 1/8"Floor 3 - Residential157'0 1/2"1'-9"
Brown AvenueWest ElevationScale: 1" = 10 ft02030405060 70 FTLANEDewdney Trunk Road6'-2"[1,880]115'-138"[35,086]29'-012"[8,852]116'-812"[35,573]126812267'-114"Floor 3 - Parking156'7"Main Floor130'11"Floor 2 - Parking146'7"Floor 4 - Commercial166'7"Floor 5 - Residential179'0 1/2"Floor 6189'0 1/2"US Roof Deck328'0 1/2"Floor 7199'0 1/2"Floor 8209'0 1/2"Floor 9219'0 1/2"Floor 10229'0 1/2"Floor 11239'0 1/2"Floor 12249'0 1/2"Floor 13259'0 1/2"Floor 14269'0 1/2"Floor 15279'0 1/2"Floor 16289'0 1/2"Floor 17299'0 1/2"Floor 18309'0 1/2"Floor 19319'0 1/2"9'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-512"10'-0"10'-0"15'-8"188'-112"[57,341]Building 3Building 2Building 3Building 2Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA14.3Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedBuilding 3West ElevationFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
Building Section A-AScale: 3/32" = 1'-0"LaneFloor 3 - Parking P2Parking P-2Parking P-1Main FloorCommercialFloor 5Floor 6Floor 7Floor 8Floor 9Floor 10Floor 11Floor 12Floor 13Floor 14Floor 15Floor 16Floor 17ParkingParkingMain FloorCommercialFloor 5Floor 6Floor 7Floor 8Floor 9Floor 10Floor 11Floor 2 - Parking P1Floor 4 - CommercialFloor 12Floor 13Floor 18Floor 1940.28m40.17m39.9m39.66m39.8m39.79mFloor 3 - Parking156'7"Main Floor130'11"Floor 2 - Parking146'7"Floor 4 - Commercial166'7"Floor 5 - Residential179'0 1/2"Floor 6189'0 1/2"Floor 7209'0 1/2"Floor 8199'0 1/2"Floor 9219'0 1/2"Floor 10239'0 1/2"Floor 11229'0 1/2"Floor 12249'0 1/2"Floor 13259'0 1/2"US Roof Deck268'0 1/2"Floor -1119'7"Floor -2107'7"23'-4"Dashed line ofexisting grade9'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-512"10'-0"10'-0"15'-8"11'-4"12'-0"128'-112"[39,053]Floor 3 - Parking156'7"Main Floor130'11"Floor 2 - Parking146'7"Floor 4 - Commercial166'7"Floor 5 - Residential179'0 1/2"Floor 6189'0 1/2"Floor 7199'0 1/2"Floor 8209'0 1/2"Floor 9219'0 1/2"Floor 10229'0 1/2"Floor 11239'0 1/2"Floor 12249'0 1/2"Floor 13259'0 1/2"US Roof Deck328'0 1/2"Floor -1119'7"Floor -2107'7"23'-4"9'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-512"10'-0"10'-0"15'-8"11'-4"12'-0"188'-112"[57,341]Floor 14269'0 1/2"Floor 15279'0 1/2"Floor 16289'0 1/2"Floor 17299'0 1/2"Floor 18309'0 1/2"Floor 19319'0 1/2"5,0005,6108344,166Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA15.2Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedBuilding Sections A-AFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
9'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"12'-512"10'-0"10'-0"15'-8"Edge StreetSouth Elevation (Elevation Along Dewdney Trunk Road)Scale: 1" = 10 ft02030405060 70 FTABFGN7'-0"[2,134]97'-0"[29,566]20'-0"[6,096]113'-1112"[34,734]237'-1112"22561Dewdney Trunk RoadBuilding 3Floor 3 - Parking156'7"Main Floor130'11"Floor 2 - Parking146'7"Floor 4 - Commercial166'7"Floor 5 - Residential179'0 1/2"Floor 6189'0 1/2"US Roof Deck328'0 1/2"Floor 7199'0 1/2"Floor 8209'0 1/2"Floor 9219'0 1/2"Floor 10229'0 1/2"Floor 11239'0 1/2"Floor 12249'0 1/2"Floor 13259'0 1/2"188'-112"[57,341]Floor 14269'0 1/2"Floor 15279'0 1/2"Floor 16289'0 1/2"Floor 17299'0 1/2"Floor 18309'0 1/2"Floor 19319'0 1/2"Dashed Line of Building 1 beyondCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA14.2Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs NotedBuilding 3South ElevationFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.0Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSVignette SketchesFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View West into Outdoor Amenity Space Between Buildings 2 & 3NTS
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.1Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSVignette SketchesFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View South Along Building 1 West Upper DeckNTS
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.2Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSVignette SketchesFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View South Along Building 2 Main Floor 223rd StreetNTS
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.3Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSVignette SketchesFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View West Along Brown Avenue Towards Building 1 & 2NTS
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.5Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSRenderingFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View South East Towards Building 2NTSBrown AvenueEdge St.Edge St.Brown Avenue
Copyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA18.6Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCNTSRenderingFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13View from Building 1, 6th Floor Deck Looking South West Towards Building 3NTS
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OCP Policy Compliance Analysis
The following is an analysis of the projects’ compliance with the applicable General Land-Use
Requirement Policies in the Town Centre Area Plan:
Policy No. Summary of Policy Compliance with policy
3-1 Increase in residential and
commercial density.
This proposal complies by proposing to develop 240 residential
units and 4,380 m2 (47,144 ft2) of commercial floor area.
3-2 Office use will be
encouraged.
This proposal will provide for commercial floor space capable of
accommodating a range of commercial and office uses.
3-3 Commercial uses that
support the residential
population.
Situated in the heart of the Downtown, the development will be
capable of accommodating a range of uses and services for
local residents.
3-4 Hospitality, cultural,
recreation and
entertainment uses will be
encouraged.
These uses are permitted in the C-3 Zone and will be reflected
in the CD Zone for the subject site.
3-6 Not support changes in
land use designation and
zoning reducing
employment or housing
density.
This proposal and its associated redesignation will increase the
floor space for commercial office and business enterprises to
be established and to employ people; and significantly increase
residential densities in the Downtown.
3-7 To ensure a wide range of
housing needs are
accommodated.
It is proposed that 11% of the dwellings in each phase be
“adaptive units”, following BC Building Code and SAFERhome
Society guidelines; and a further 10% of the units in each
phase be rental housing.
3-8 Potential opportunities for
designing flexibility into
new development.
The adaptive housing units will benefit people with temporary or
permanent mobility limitations and the elderly, thus allowing
residents to “age in place.”
3-10 Land assembly or lot
consolidation.
The proposal will assemble a site allowing for the proposed
development to take place, permitting surrounding sites to
develop and to achieve adequate buffering with abutting lands.
3-11 Viewscape studies for
proposed buildings greater
than three (3) storeys.
This study has been provided and accepted by Advisory Design
Panel as part of their review.
3-12 Shadow study to address
potential impacts.
This study has been provided and accepted by Advisory Design
Panel as part of their review.
3-14 Creating public outdoor
meeting spaces, with
public art, will be
encouraged.
Outdoor spaces for people residing, shopping and passers-by
are being provided along the abutting streets, at the two major
corners and on the lower rooftops uses. More details will be
shown in the Development Permit.
3-15 Concealed parking
structures are encouraged
for all uses in the Town
Centre.
The proposal conceals the proposed parking underground or in
structured parking integrated into the structures proposed to
form the development.
3.16 Incorporate principles of
CPTED (Crime Prevention
through Environmental
Design).
The design rationale for the project provided by the Architect to
addressed the CPTED issue.
North ElevationScale: 1" = 20 ftCopyright Reserved.Further to AIBC Bylaw 28(3), all plans sketches, drawings, graphic representations and specifications prepared by the architect are, and at all times remain the exclusive property of Wayne Stephen Bissky Architecture, Urban Design, Planning, and Interior Design and cannot be used for any other project, or sold or offered for sale (or as part of a sale of property) by any party other than WSB without the written consent of WSB. Written dimensions shall have precedence over scaled dimensions and conditions on the job. This office shall be informed of any variations from the dimensions and conditions shown on the drawings.ISSUED DRAWINGSDrawnProject IDSheetWB / JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.net1237PROPOSED 3 PhaseMixed Use DevelopmentA17.1Civic Address: 12018 Edge St, 12038 Edge St, 22554 Brown Ave. & 22566 Brown Ave. Maple Ridge BCAs notedArt ConceptFile name: 1237A DP Drawings (Sheet Layers) 18/JUNE/13-3.vwxPhase 1, 2, & 3 Issued for Rezoning Application 03/DEC/1212/3/12Legal Address: See A1.0Jul 8, 2013Date: July 8, 2013Time: 9:46:44 AMPID #: See A1.0TO SCALE WHEN PRINTED ON ARCH D (36" x 24")PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGEWAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGNBuilding 1, 2, & 3 Issued for Development Permit 4/1/134/1/13Building 1, 2, & 3 Issued For ADP 14/MAY/135/13/13Building 1, 2, & 3 Revised For ADP 08/July/137/8/13South ElevationScale: 1" = 20 ftPartial North ElevationScale: 1/2" = 1'-0"05811141720 FTWest ElevationScale: 1" = 20 ftPartial West ElevationScale: 1/2" = 1'-0"05811141720 FTPartial South ElevationScale: 1/2" = 1'-0"05811141720 FTSalmon cut outs start as small silver salmon. They follow a wave resembling the Fraser River.The Salmon cut outs grow into larger pink salmon as they follow a wave resembling the Fraser River.The Salmon cut outs finish as large full grown salmon as they follow a wave resembling the Fraser River.Life CycleStartEnd
1
Supplementary Guidelines for the Evaluation of Buildings for
Each of the Three Phases of the Subject Development Site
1.Building Mass and Form
A. Phases 1, 2 & 3 will maintain the same general massing as proposed in the rezoning
process with Phase 1 at 6 storeys, Phase 2 at 13 storeys and Phase 3 at 19 storeys.
B. Phase 2 and 3 will enhance the corners with retail commercial uses on the main floor.
C. The corners of the buildings must be accented to acknowledge the significance of these
transitions and encourage social interaction and ease of pedestrian flow at the street
level.
D. Pedestrian-scale design elements must be used along the street to reduce the scale of
the towers at grade and in order to provide for a conformable human scale.
E. Pedestrian amenities such as benches and planes are encouraged, as is the opportunity
for interior uses such as cafes and restaurants to “spill” outside in order to create a
lively interface between the interior and exterior spaces.
F. Design large buildings into smaller-appearing modules through the use of smaller scaled
architectural features such as columns, pilasters, horizontal trims, etc. to create a
pleasing rhythm.
G. Commercial units and main residential entries should be street-fronting.
2.Building Heights
A. Above the 4th floor, the heights of the towers must vary from one to the next in order to
create an interesting grouping and silhouette on the cityscape.
B. The alignment of architectural features along the first 4 floors is to be maintained
especially to enhance the “podium” that houses the commercial, amenity and parking
areas.
C. The tall buildings over the podiums are to be well integrated architecturally through the
use of materials, features and vertical reference lines.
D. Buildings may be brought to the streetfront in order to encourage a street wall and
reinforce their perceived scale from across the street or in vehicles.
E. Buildings heights at corners need not be identical, however buildings more than 4
storeys are encouraged.
2
F. Views from residential suites should ensure that each unit enjoys an interesting view
within the development or beyond the development. Interesting views towards the
development though the use of varied heights, materials, massing and roof top
landscaping are encouraged.
3.Building Setbacks
A. Buildings are to be placed close to the street to reinforce sidewalk activity.
B. Building entrances are to be oriented to the street for visibility and ease of access.
C. Pedestrian access should be continuously provided from one site to the next. All
pedestrian areas are to be well-lit for safety and to reduce the potential for illegal activity
and vandalism.
D. For security, provide clear sight lines from building foyers and lobbies to maximize visual
surveillance.
E. Residential entrances are to be separated from commercial entrances.
F. Main entrances are to be distinguished by use of covered walkways, arrival areas,
and/or courtyards. Landscape and hardscaping is encouraged as a means “celebrating”
entry points.
G. Locate ramps and entrances in areas that are highly visible to reduce the opportunity for
illegal activity or vandalism.
4.Building Façades, Materials and Colour
A. Commercial uses must wrap around both sides of the main floor when located at a
corner.
B. Main entrances are to be oriented towards the sidewalk.
C. Street level facades must not be blank but shall include windows, doors and interesting
architectural elements and materials.
D. The facade patterns and architectural elements shall be harmonious with the classic
and contemporary clean style for the buildings in each phase.
E. Similar horizontal lines and vertical rhythms are to be reflected in buildings in each
phase.
F. Provide a strong, mostly continuous horizontal expression or line by use of a protective
canopy between the main floor and the second floor.
3
G. A digital (electronic) screen is to be sensitively integrated into the façade and design of
the building in phase 3, to become a significant landmark in the Town Centre capable of
displaying art, advertising as may be permitted and public service announcements.
H. Provide for architecturally integrated and compatible business and directional signage
similar in design for buildings in each of the phases.
I. Canopy materials are to be contemporary, clean, devoid of ornamentation and of the
same or similar materials for the buildings in each phase.
J. The public realm at the street level should incorporate matching street trees, planters,
benches and interesting surface material and pattern for the building in each of the
phases.
K. Quality building materials are to be used and must be consistently used for the buildings
in each of the phases. Materials such as vinyl siding are inappropriate and are not
acceptable. Metal, glass, brick and fiber cement siding “panel” are acceptable. Some
variety is encouraged however should be limited 3 or 4 colours in keeping with the
contemporary-classic character of the overall development.
L. Colours on the exterior of the building should be the same or within the “family” for the
buildings in each of the phases. Some use of the red-rust colour paying homage to the
typical red brick of the Haney Brick and Tile Company is encouraged.
M. Main entries to the residential towers are to be designed for clarity to assist visitors in
way-finding and to highlight the major user group in the project. The residential entries
should be similar for the buildings in each of the phases.
N. Recycling and refuse areas are to be located at the lane side of the building and
enclosed in their own rooms, and screened from public view.
O. Mechanical equipment should be either screened or designed as an aesthetic element
in the overall composition of the project. They should be placed in a manner to avoid
conflict with neighbouring properties.
P. Ventilation systems should minimize the impact of noise and exhaust on the
pedestrians, the public and neighbours.
Q. Provide appropriate screening and detailing of temporary blank and knockout walls
between phases and to adjacent sites for the parking levels of the building on each of
the phases.
5.Building Site Considerations
A. Provide highly visible, universally accessible public outdoor spaces either as open plazas
at the intersections or as covered protected walkways along the street front.
4
B. Clearly marked universally accessible pedestrian connections between the street fronts
of buildings in phases 1 through 3 must be made.
C. Universal access should be provided to all public outdoor and interior public spaces of
the buildings in each of the phases.
D. Hardscape should provide an interesting and quality texture and colour and should be
well integrated with the design concept of the overall development.
E. Public amenities such as benches, planters, and open plazas must be included.
F. Public art on the building is to be provided to lessen the visual impact of the above
grade parking structure, including along the walls facing the lane where buildings in
Phases 2 and 3 create a “bridge” or porte cochère over the lane.
G. Parking should is to be located inside the building and screened if visible from the
street.
H. Parking areas should be well lit, highly visible, safe and include clear direction markers
to exits, building entries, stairs and lobbies.
I. Service and loading areas should be located along the lane and screened. They should
be separated from pedestrian pathways.
J. The lane is to be considered as a secondary pedestrian throughway. They should be
appealing, safe well lit and without impediments to visual surveillance.
K. Street trees should be in accordance with the varieties selected by the District and
should not impede the ability of people on the street walking, in wheel chairs or in
vehicles from having a clear view onto and from the site.