HomeMy WebLinkAbout2018-04-17 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
April 17, 2018
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-078-RZ
22368 North Avenue
Lot 50 Except: Part Dedicated Road on Plan BCP 14057 Block 5
District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Official Community Plan Amending Bylaw No. 7436-2018
To Amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: from Low-Rise
Apartment to Town Centre Commercial.
Maple Ridge Zone Amending Bylaw No. 7316-2017
To rezone from RM-3 (High Density Apartment Residential) to C-3 (Town Centre
Commercial). The current application is to permit the construction of a four storey mixed-
use building.
PUBLIC HEARING AGENDA
April 17, 2018
7:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You
will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 7:00 pm., Tuesday, April 17, 2018 to
consider the following bylaws:
1) 2017-078-RZ
22368 North Avenue
Lot 50 Except: Part Dedicated Road on Plan BCP 14057 Block 5
District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Official Community Plan Amending Bylaw No. 7436-2018
To Amend Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: from Low-Rise
Apartment to Town Centre Commercial.
Maple Ridge Zone Amending Bylaw No. 7316-2017
To rezone from RM-3 (High Density Apartment Residential) to C-3 (Town Centre
Commercial). The current application is to permit the construction of a four storey mixed-
use building.
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 Planning Department Counter of City Hall, between 8:00 am
and 4:00 pm from April 6, 2018 to April 17, 2018, weekends and Statutory Holidays excepted. The
Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640 .
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 Corporate Officer or by sending an email to
the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, April 17, 2018. Please note that all
written submissions provided in response to this consultation will become part of the public record
which includes the submissions being made available for public inspection.
Dated this 6th day of April, 2018.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-078-RZ
File Manager: Chee Chan
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 City 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.
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: March 13, 2018
and Members of Council FILE NO: 2017-078-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7436-2018;
Second Reading
Zone Amending Bylaw No. 7316-2017
22368 North Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 22368 North Avenue,
from RM-3 (High Density Apartment Residential) to C-3 (Town Centre Commercial). This application is
to permit the construction of a four storey mixed-use building, which will serve as the new head
office of the Ridge Meadows Community Living Foundation (the Foundation). It will contain 907 m2
(9,762 sf) of gross floor area of commercial and office space over the first three storeys and six
rental apartment units with 345 m2 (3,721 sf) of gross floor area on the fourth floor. The Foundation
provides programs and services for over 600 children and adults with developmental disabilities in
Maple Ridge and Pitt Meadows.
This application also requires an amendment to the Official Community Plan (OCP) to re-designate
the land use from Low-Rise Apartment to Town Centre Commercial to permit the mixed-use building.
Council considered the early consultation requirements for the OCP amendment on April 25, 2017,
and granted first reading to Zone Amending Bylaw No. 7316-2017 at the same meeting.
This application is exempt from the Community Amenity Contribution (CAC) Program Policy 6.31, as it
is mainly for a commercial development with six affordable rental units. The applicant is willing to
enter into a Housing Agreement to secure the six affordable rental apartment units in perpetuity for
persons with developmental disabilities, a condition of exemption from the CAC policy. A separate
staff report to adopt a Housing Agreement Bylaw 7443-2018 will come to Council at a future date.
The applicant will be requesting variances, among other items, to relax the parking requirement for
this project by 11 parking stalls, more small car spaces than usual, and no handicapped parking
because the subject project is small and constrained. The Foundation has demonstrated that the
proposed parking is sufficient to meet its staff and tenant needs. Furthermore, the Foundation is a
non-profit organization providing special needs programming, services and housing in the
community, reasons for which Planning staff are supportive of these variances.
RECOMMENDATIONS:
1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7436-2018 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
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2) That Official Community Plan Amending Bylaw No. 7436-2018 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7436-2018 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7436-2018 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7316-2017 as amended be given second reading, and be
forwarded to Public Hearing;
6) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule “A”, Chapter 10.4 Town Centre Area Plan,
Schedule 1 – Town Centre Area Land-Use Designation Map;
iv) Registration of a Restrictive Covenant for Stormwater Management;
v) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Section 219 Restrictive Covenant stating that the six residential
units will be affordable, rental units for persons with development disabilities in perpetuity.
DISCUSSION:
1) Background Context:
Applicant: Tekton Project Management
Legal Description: Lot 50 Except: Part Dedicated Road on Plan BCP 14057, Block 5, District Lot
398, Group 1, New Westminster District Plan 155
OCP:
Existing: Low-Rise Apartment
Proposed: Town Centre Commercial
Zoning:
Existing: RM-3 (High Density Apartment Residential)
Proposed: C-3 (Town Centre Commercial)
Surrounding Uses:
North: Use: Parking Lot (Office Use and Monthly Parking)
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
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South: Use: Single-Family and Multi-Family Residential
Zone: RS-1 (One Family Urban Residential) and RM-3 (High Density
Apartment Residential)
Designation: Port Haney Multi-Family, Commercial and Mixed Use
East: Use: Offices (Haney Professional Building)
Zone: C-3
Designation: Low-Rise Apartment
West: Use: Vacant (ad-hoc parking lot)
Zone: RM-3
Designation: Low-Rise Apartment
Existing Use of Property: Parking lot
Proposed Use of Property: Commercial and Residential
Site Area: 718 m2 (0.2 acres)
Access: Pedestrian access from North Avenue and 117 Avenue,
Parking access from 117 Avenue
Servicing: Urban Standard
Companion Applications: 2017-078-DP, 2017-078-VP
2) Project Description:
The subject property, located at 22368 North Avenue, is a rectangular shaped lot with street
frontages on North Avenue and 117 Avenue. The lot slopes gently from the northeast to the
southwest corner. The lot is almost entirely paved for use as a parking lot and is currently vacant.
There are no trees on the lot, although a row of mature trees borders the edge of the adjacent
property to the east (see Appendices A and B).
The proposal is for a four storey mixed-use building with 1,252 m2 (13,483 sf) of gross floor area.
The building will serve as the new head office of the Ridge Meadows Community Living Foundation
(the Foundation). The ground floor is to be used for flexible training, gallery or commercial space with
at grade parking behind the building. The second and third floors are office space for the
Foundation. Six rental apartment units are located on the fourth floor to house clients of the
Foundation. One of the units will be designed as adaptable for persons with mobility impairments.
Off-street parking is located at ground level partially underneath and behind the building, and
accessed from 117 Avenue. The landscaping on the site is confined to small screening bands along
the western and eastern edges of the parking lot, as well as in planters on the second floor and third
floor decks.
3) Planning Analysis:
i) Official Community Plan:
The property is located within the South of Lougheed (SOLO) Precinct of the Town Centre Area Plan.
The SOLO precinct supports, among other uses, mixed-use commercial and higher density residential
development within its boundaries. The subject property is also located adjacent to the Central
Business District and within walking distance to a wide range of shopping and services, as well as to
bus routes and the West Coast Express.
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The subject property is located within the Town Centre Area Plan and is currently designated Low
Rise Apartment. For the proposed development, an OCP amendment will be required to re-designate
the site to Town Centre Commercial to allow the proposed C-3 (Town Centre Commercial) zoning and
mixed-use building (see Appendix C).
The re-designation to Town Centre Commercial is supportable because the mixed-used building will
be going into an area with existing and future commercial and mixed-use development. It is bordered
by commercial uses to the north (e.g. shops and services along Lougheed Highway) and east (e.g.
Haney Professional Building), as well as some proposed mixed-use development occurring within the
Port Haney area to the south. Furthermore, conformance with the Town Centre Area Plan Policies
below provide further support for the re-designation of the subject property to Town Centre
Commercial.
Town Centre Area Plan Policies
3-1 An increase in residential and commercial density is encouraged in the Town Centre,
particularly within the Central Business District… Land-use should include a mix of housing
types catering to various demographics, including affordable and special needs housing,
within walking distance to a broad mixture of uses, including shops, services, cultural
facilities, and recreation.
This project includes a mix of commercial office space and residential uses, and includes affordable,
special needs housing. It is located within walking distance to a range of shops, services, and transit
in and around the Central Business District.
3-2 Office use will be encouraged, particularly over ground level units in a mixed-use
development, within and around the Central Business District.
This project has two levels of office space for the use of the Foundation and other associated service
organizations.
3-7 To ensure a wide range of housing needs are accommodated within the Town Centre
Area, Maple Ridge will work with other areas of government and housing agencies to
encourage and support development that provides:
a. for those with special housing needs due to income, age, or disability, as an
appropriate share of the Town Centre’s housing stock;
b. special needs housing incorporated within the Town Centre community and located
close to public transit, shopping and services, and parks and recreation.
This project will serve as the head office for the administrative and programmatic functions of the
Foundation, which serve special needs children and adults with developmental disabilities in Maple
Ridge and Pitt Meadows. The apartment units would be rented out by the Foundation to their clients
with special needs.
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.
This mixed-use project conforms with the intent of this policy, and the property is surrounded by
commercial uses to the north and east, and some proposed mixed-use development in the Port
Haney Area to the south.
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Therefore, this project and OCP re-designation are supportable, as they will facilitate mixed-use and
office use in the Town Centre in close proximity to transit and services. The building will provide
space for programs, services and housing for special needs individuals in the community.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RM-3 (High Density Apartment
Residential) to C-3 (Town Centre Commercial) to permit a four storey mixed use building (see
Appendix D). The project conforms with the requirements of the proposed C-3 (Town Centre
Commercial) zone with the exception of several variances to parking and building setbacks which are
detailed below.
First reading was granted to Zone Amending Bylaw No. 7316-2017 on April 25, 2017. The Zone
Amending Bylaw has been amended in this report to correct a minor spelling mistake in the bylaw
that was given first reading.
The minimum lot size for the current RM-3 (High Density Apartment Residential) zone is 1,300 m2
(13,993 sf) while the minimum lot size for the proposed C-3 (Town Centre Commercial) zone is 186
m2 (2,002 sf).
iii) Community Amenity Contribution Policy:
This application is exempt from the Community Amenity Contribution (CAC) Program Policy 6.31,
because the applicant is willing to enter into a Housing Agreement to secure the six special needs,
rental apartment units, a condition of exemption from the CAC policy. Furthermore, commercial
development is exempt from the CAC Program.
iv) Off-Street Parking and Loading Bylaw:
The subject property is located adjacent to, but just outside of, the Central Business District (Off-
Street Parking Bylaw 4350 – 1990, Schedule D), where reduced parking requirements apply.
Therefore, the usual requirements of the Off-Street Parking Bylaw, Schedule A, apply to the current
application. The table below summarizes the vehicle parking space requirements versus what is
provided in this project:
Required Parking Spaces Provided Parking Spaces
Apartment use 8 None
Office and commercial use 23 20
Allowed small car 3 20 – all small car
Handicapped 1 None
Therefore, the project has 11 fewer parking spaces than required, 17 more “small car” parking stalls
than allowed, and no accessible parking space for persons with disabilities.
The applicant has provided justification to support the relaxation of parking requirements. No
parking spaces are required for the apartment units because it is expected that tenants will not be
able to drive. Visitor parking can be accommodated off-street outside of business hours, and on-
street otherwise. The Foundation has also tracked their parking requirements for their staff, and
confirmed that 20 small car stalls are sufficient to meet their needs. They estimate the average
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number of parking stalls occupied was 16 per day, with a current maximum of up to 19. The
Foundation has asked that the accessible parking space requirement for persons with disabilities be
waived because providing the larger space on the development site would further reduce the
number of off-street spaces. The applicant suggests that handicapped pick-up and drop-off can be
accommodated on the curbside in front of the building, or in the parking lot, both during and after
business hours.
These parking variances, and other variances, will be the subject of a future report to Council.
However, if Council prefers, the Off-Street Parking Bylaw has a provision (Part 3, 3.4 (a)) that allows
payment of cash-in-lieu of parking spaces, which would equal approximately $85,500 for this project.
Staff are supportive of the variance option because the Foundation is a non-profit organization
providing special needs programming, services and housing in the community.
The project provides four short-term and two long-term bicycle parking spaces for the
office/commercial spaces in accordance with the Off-Street Parking Bylaw. Bicycle parking for the
rental apartments can be accommodated within the unit if necessary.
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations to the C-3 (Town Centre Commercial) zone (see Appendix E):
Relaxation of the front yard setback requirement of 7.5 m (24.6 ft) above the second storey
to 1.959 m (6.4 ft);
Relaxation of the side yard setback requirement above the third storey of 4.5 m (14.8 ft) to 0
m;
Reduction in the number of parking spaces from 31 to 23 spaces (see previous discussion);
Allowance of 17 more small car parking spaces (see previous discussion); and
Elimination of the requirement for an accessible parking for persons with disabilities (see
previous discussion).
Staff are supportive of these variances because of the mandate of the Foundation and the role they
play in the community. The requested variances to the C-3 (Town Centre Commercial) zone will be
the subject of a future Council report.
vi) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application for the SOLO
Precinct is required for all multifamily residential, flexible mixed use and commercial development
located in the Town Centre. The Development Permit will be the subject of a future Council report.
vii) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on November 15, 2017 (see Appendices E, F and G)
Following presentations by the project Architect and Landscape Architect, the ADP 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:
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Landscape Comments:
1. Provide a fence/guardrail on West elevation;
2. Provide taller evergreen shrub and screen to block vehicle headlights from light
pollution to neighbours on West side;
3. Show sections on the property through the parking lot;
4. Show the landscape treatment to the south of the garbage enclosure;
5. Revise the design of the garbage enclosure to incorporate architectural features of
the building (ie: colour, materials, etc);
Architectural Comments:
6. Treatment of fire wall as presented is acceptable;
7. Encouraged to provide a wayfinding means to assist people with disabilities;
8. Improve the expression of type of construction as shown in the rendering and
explanations;
9. Provide guardrail at drops of more than 600 mm;
10. Design of guardrails higher than 600 mm (2 ft) to be submitted for review of the
colour and safety;
11. Consider extending blue horizontal member at 90 degrees on both sides of the
building;
12. Consider the corner recess areas to be coloured orange as elsewhere on the façade;
13. Consider using machine-room-less elevator;
14. Indicate on plans the location of the roof access;
15. In the event that there is roof equipment, details should be provided as to its location
and how it will be screened from neighbours, streets and overview.
Furthermore, the ADP encouraged the applicant to provide at least one adaptive unit as defined by
the BC Building Code. The applicant has provided one adaptive unit as requested.
The ADP suggestions, comments and concerns have been addressed by the applicant where
applicable and are reflected in the current plans. A detailed description of how these items were
incorporated into the final design will be included in a future Development Permit report to Council.
viii) Development Information Meeting:
A Development Information Meeting (DIM) was held in the library of the Eric Langton Elementary
School on December 7, 2017. Four individuals attended the meeting. A summary of the main
comments and discussions with the attendees, as well as responses by the applicant, are provided
below:
Zero Lot Line: The property owner immediately to the west of the development site expressed
concern that he may not also be permitted to build to a zero lot line on his property if he chooses to
develop his site in the future;
Response: Future applications for rezoning or development along the street will be considered based
on the proposed zone and merits of the application. It is premature to determine at this stage what
can be supported.
Accessibility: An attendee requested both through a written letter and comments at the DIM that the
building be built in compliance with the BC Human Rights Code, specifically with regards to
accessibility;
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Response: This project will be built in compliance with the BC Building Code, which takes
accessibility issues into consideration. As a non-profit organization focused on serving individuals
with developmental disabilities such as Autism, Down Syndrome, and Cerebral Palsy, the Foundation
shares the stated concerns about accessibly for their clients and is keenly aware of their accessibility
needs. There is no desire to construct a building that is not suitable for their clients.
More Affordable Housing: An attendee felt that the building should be much larger and higher so as
to provide far more residential units for individuals with developmental disabilities;
Response: There are several reasons why the building is not larger:
The Foundation does not wish to create one building where all of their clients live together
and be segregated from the rest of the community. It is a healthier practice to create small
housing clusters throughout the City which allow their clients to live in the community;
Creating more residential units would require an even greater parking variance as there is no
more room on this small urban lot;
Finding housing for their clients is not the primary goal of this application. Rather, the
primary purpose of the building is to house the Foundation’s new head office. The six
proposed residential units are secondary to the primary purpose of the building;
The Foundation does not currently have the staffing necessary to support a taller building,
nor do they wish to expand to be able to do so; and,
The Foundation, as a non-profit organization with a modest budget, cannot afford at this time
to make the building any larger.
Hydro Pole: An attendee expressed concern about the proximity of the hydro pole on North Avenue
to the building;
Response: The building has been designed to step back, away from the existing hydro pole and will
be in compliance with BC Hydro’s clearance requirements.
Parking: All attendees expressed concern over the relaxation of parking for the six residential units.
Furthermore:
It was noted that it can be very difficult to find street parking on 224 Street, presumably due
to employees of the nearby bank and medical buildings and users of the West Coast Express
Train parking on 224 Street during the workday;
An attendee requested that the project include an additional eight handicapped parking
stalls;
Response: The users of the residential units cannot obtain a driver’s licence and therefore will not
have a need for a parking space; Nine of the twenty onsite parking stalls are located outside the
enclosed portion of the parkade. As such, they will be available for the use of guests and visitors to
the residential area during evenings, weekends, and holidays. As most, if not all, of the residents will
have jobs during regular working hours, it’s reasonable to expect that thei r guests will only need off-
street visitor parking on evenings, weekends, and holidays. Furthermore, as there is a sufficient
amount of off-street parking available for guests of the residential units at these times, any on-street
parking required will be minimal, if any at all.
Request Project Moratorium: An attendee requested a moratorium on this development until the
accessibility concerns are addressed and more housing units are provided.
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Response: The Foundation is currently renting the building that houses their head office and each
month that this development is delayed adds a significant cost to them. They do not wish to see a
moratorium placed on the application. Requesting a moratorium on this project is also not consistent
with the rezoning process.
ix) Environmental Comments
The applicant has proposed a stormwater management plan for the site which is integrated with the
landscaping on site. This plan must be registered as a restrictive covenant on title as a condition of
final approval.
While there are no trees on the development site, a row of six mature ash trees sits on the adjacent
property to the east. Due to the zero setback to the side, a best level of effort must be made by the
applicant to retain these trees. Furthermore, the Foundation has entered into a private agreement
with the neighbouring property owner to replace any tree that may not survive building construction.
A proposal to plant trees on the development site has been submitted and accepted in accordance
with the Tree Protection and Management Bylaw requirements.
4) Traffic Impact:
As the subject property is located within 800 metres of the Lougheed Highway, a referral has been
sent 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 this development application.
5) Interdepartmental Implications:
i) Engineering Department:
Comments provided by the Engineering Department pertain to required servicing upgrades and road
dedication. The conditions set out by the Engineering Department will be included as part of the
Rezoning Servicing Agreement, stated as a condition of final approval, or will be addressed during
the construction phase by the Building Department.
ii) Building Department:
The Building Department has conducted a preliminary review of plans submitted as part of this
rezoning and Development Permit applications and provided comments to the applicant. Comments,
where applicable have been addressed in the current plans, or will be addressed as part of detailed
plans to be received at the Building Permit stage. There are no outstanding or unresolved issues
flagged at this time.
iii) Fire Department:
The Fire Department has reviewed the project. They outlined the typical details that are addressed at
the Building Permit stage, including the requirements for a construction fire safety plan, alarms, site
access requirements, sprinkler requirements, and address visibility. The matters identified do not
affect the proposed siting or the form and character of the project.
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6) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 17, 2017. The School District provided the comments below on the capacity of local
schools:
The development site and proposed OCP amendment may affect the student population and
catchment areas currently served by Eric Langton Elementary School and Maple Ridge
Secondary School. In the 2016-2017 year, Eric Langton Elementary had 419 students (103%
utilization), while Maple Ridge Secondary had 1317 students (101%) of utilization.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The OCP amendment required for this application is considered to be minor in
nature. It has been determined that no additional consultation beyond existing procedures is
required, including referrals to the Board of the Regional District, the Council of an adjacent
municipality, First Nations, the School District or agencies of the Federal and Provincial
Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
The current application requires an OCP amendment to re-designate the subject property as Town
Centre Commercial in the Town Centre Area Plan. Justification has been provided to support the
OCP amendment, as well as rezoning of the subject property to C-3, in order to permit the
development of a four storey mixed-use building. The proposed building will serve as the new head
office of the Ridge Meadows Community Living Foundation, and also provide six affordable, rental
apartments in perpetuity for persons with developmental disabilities. A Housing Agreement Bylaw to
secure these rental units will be forthcoming in a future report to Council.
To support this application, variances to the parking requirements of the proposed C-3 (Town Centre
Commercial) zone will also be required to permit this development. A decision on these variances will
be made when a future Development Variance Permit report comes before Council prior to final
approval of this rezoning application. However, Council may provide comment or feedback at this
time regarding the requested variances.
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Therefore, it is recommended that first and second reading be given to OCP Amending Bylaw No.
7436-2018, that second reading be given to Zone Amending Bylaw No. 7316-2017 as amended,
and that application 2017-078-RZ be forwarded to Public Hearing.
“Original signed by Chee Chan”
_______________________________________________
Prepared by: Chee Chan, MUP, MCIP, RPP, BSc
Planner 1
“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 Paul Gill”
_______________________________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7436-2018
Appendix D – Zone Amending Bylaw No. 7316-2017
Appendix E – Site Plan
Appendix F – Building Elevations
Appendix G – Landscape Plan
DATE: Apr 13, 2017
2017-078-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22368 North AvenueLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Apr 13, 2017
2017-078-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22368 North Avenue
Aerial Imagery from the Spring of 2016
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7436-2018
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
___________________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official
Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7436-2018."
2. Schedule “A”, Chapter 10.4 Town Centre Area Plan, Schedule 1: Town Centre Area Land-Use
Designation Map is hereby amended for that parcel or tract of land and premises known and
described as:
Lot 50 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1
New Westminster District Plan 155
and outlined in heavy black line on Map No. 973, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated as shown.
3. Maple Ridge Official Community Plan Bylaw No.7060-2014 is hereby amended accordingly.
READ a first time the 13th day of March, 2018.
READ a second time the 13th day of March, 2018.
PUBLIC HEARING held the day of , 20 .
READ a third time the day of , 20 .
ADOPTED the day of , 20 .
_____________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
117 AVE.
ST. ANNE AVE.223 ST.NORTH AVENUE
NORTH LANE
224 ST.FRASER ST.NORTH AVE.223752236622415223471166422347/512235222337224221 1 7 8 4 11 78 1
2237411654 223342231811811
22363/6511774/78
2241111779
22362/64
223682231822334/361169522308
2235111690222742233722326 11695
Westminster Savings
223722239022425/2722355/571177122315/3522410/6522432 11770
11682
11672
11718
11742
1176822284
1169622328 2244422356/58 224462242811697
2235722353 2236722346/48
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*LMP 29154 *LMP 23185(P 2899)
RP 53523
P 155
P 155
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*PP081
*PP092
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*PP076*PP077P 5871
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RP 7636
P 8658P 4202
P 2899
RP 68557LMP 52635
P 28007
NWS 1811P 2899
P 155
LMP 1864LMS 2749P 34597LMP 39214RP 52214FP 2899P 16366P 155
P 5 4 1 4P 2899P 155
EPP 52747
P 8274
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P 6689
P 44960
P 5871 P 8181P 155 *LMP38099LMS 683
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(lease)
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EP 71539
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BCP 14056
LMP 14886
LOUGHEED HWY.
´
SCALE 1:2,000
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Town Centre Area Plan Schedule 1Low-Rise Apartment
Town Centre Commercial
7436-2018973
CITY OF MAPLE RIDGE
BYLAW NO. 7316-2017
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7316-2017."
2. That parcel or tract of land and premises known and described as:
Lot 50 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398
Group 1 New Westminster District Plan 155.
and outlined in heavy black line on Map No. 1708 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-3 (Town Centre 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 25th day of April, 2017.
READ a second time the 13th day of March, 2018.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
117 AVE.
ST. ANNE AVE.223 ST.NORTH AVENUE
NORTH LANE
224 ST.FRASER ST.NORTH AVE.223752236622415223471166422347/512235222337224221 1 7 8 4 11 7 8 1
2237411654 223342231811811
22363/6511774/78
2241111779
22362/64
2231822334/361169522308
2235111690222742233722326 11695
Westminster Savings
223722239022425/2722355/571177122315/3522410/6522432 11770
11682
11672
11718
11742
1176822284
1169622328 2244422356/58 224462242811697
2235722353 2236722346/48
11830
11685222902228911759/61
11664 223452234011 7 8 3
22369/7311777
11715
11710
11671223742232511683
1176522366 /69
2231111698
11763
11671
11746 223442236222303/05/07224562233822320
224612238011701-39 224642232811739
11740
22357 22352Credit Union
11767
11686
11743
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LP 77916
*LMP 29154 *LMP 23185(P 2899)
RP 53523
P 155
P 155
RP 17417 EP11040
P 4143
*PP081
*PP092
P 7 4 8 7
E P 9 7 4 2
P 6524P 2899LMS 4016LMP 37735(EPS 1148)
P 50600
*PP076*PP077P 5871
BCS 4089
RP 7636
P 8658P 4202
P 2899
RP 68557LMP 52635
P 28007
NWS 1811P 2899
P 155
LMP 1864LMS 2749P 34597LMP 39214RP 52214FP 2899P 16366P 155
P 5 4 1 4P 2899P 155
EPP 52747
P 8274
P11527 P30522E P 8 3 8 3
P 6689
P 44960
P 5871 P 8181P 155 *LMP38099LMS 683
P 51411
P 2899
P 155
P 79776
NWS 8
BCP44158
BCP36032
BCP 14057
(lease)
BCP44160
L
M
P 10261
EPP 52898
LMP 9307BCP 50864RP 83100
EP 71539
BCP 17933
LMP45732(lease)
BCP49262
BCP49260
EPP 52746 1.5RP 67305
BCP 14056
LMP 14886
´
SCALE 1:2,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No.From:
To:
RM-3 (High Density Apartment Residential)
C-3 (Town Centre Commercial)
7316-20171708
30.3mWest ElevationScale: 1:6431.2mPLNORTH AVENUESouth ElevationScale: 1:64MFE31.3mTop of Floor 234.96mTop of Floor 441.05mTop of Floor 338.01mU/S Trusses43.82m46'-0"4'-11 1/4"9'-0 3/4"10'-0"10'-0"12'-0"Roof Peak45.32mPLPLhydro kioskNorth ElevationScale: 1:64MFE31.3mTop of Floor 234.96mTop of Floor 441.05mTop of Floor 338.01mU/S Trusses43.82m46'-0"4'-11 1/4"9'-0 3/4"10'-0"10'-0"12'-0"Roof Peak45.32mPLPLEast ElevationScale: 1:6432.0m32.0mPLNORTH AVENUEExterior Materials#DescriptionColour1Aluminum WindowsC12Chain link fence3CMU Rough (Pattern)4CMU Smooth (Field)5Detachable Metal CanopyC46Exposed Concrete7Exterior Light Fixture8Extruded Acrylic Signage9Hardie Panel AC310Hardie Panel BC511Hardie Panel CC212Metal Fascia AC413Metal Fascia BC514Metal Gutter & DownspoutsC115Metal Picket RailingC116Metal RailingC117Metal through wall flashingC518Painted Concrete ColumnC219Prefinished Metal Screen20TPO White Roof21Vertical Metal Cladding22Vinyl WindowsC1Colour FinishesC1Benjamin Moore - Black Knight 2136-10C2Benjamin Moore - Big Country Blue 2066-30C3Benjamin Moore - Yellow Marigold 2155-30C4Benjamin Moore - Brick Red 2084-10C5Benjamin Moore - Snowfall White 2144-70* All Materials as noted or approved equal51671821091243622RMACLCopyright 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.DrawnProject #SheetWB/JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGN1636DP4.1 Building ElevationsLot 50, Block 5, District Lot 398, NWD, PL NWP155PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2018-02-23PRELIMINARY ONLYNOT FOR CONSTRUCTION Civic Address:Legal Address:PID #:No civic Address(Between 117th and North)011-539-542Date NotePlot Date: 1636 2017-12-14 Architectural DP.vwx211510922187131151676182109124322161618109436214172011211522971919
North Ave.existing sidewalk117th Ave. RMACLCopyright 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.DrawnProject #SheetWB/JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGN1636DP5.0 Birds Eye view South WestLot 50, Block 5, District Lot 398, NWD, PL NWP155PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2018-02-23PRELIMINARY ONLYNOT FOR CONSTRUCTION Civic Address:Legal Address:PID #:No civic Address(Between 117th and North)011-539-542Date NotePlot Date: 1636 2017-12-14 Architectural DP.vwx
RMACLCopyright 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.DrawnProject #SheetWB/JMDate: Scale#204 22320 Lougheed Highway,Maple Ridge, B.C. V2X 2T4ph. 604-467-8300 fax 604-467-8305email : bissky@telus.netWAYNE STEPHEN BISSKY ARCHITECTURE& URBAN DESIGN INC. PLANNING INTERIOR DESIGN1636DP5.1NTSPerspective Vignette LookingNorth EastLot 50, Block 5, District Lot 398, NWD, PL NWP155PRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH D (36" x 24")2018-02-23PRELIMINARY ONLYNOT FOR CONSTRUCTION Civic Address:Legal Address:PID #:No civic Address(Between 117th and North)011-539-542Date NotePlot Date: 1636 2017-12-14 Architectural DP.vwx
OS620 Parking Stalls123456RefuseLoadingSM SM SM SMSM SM SM SM1112SMSMOS2OS3OS41314151613141516AccessOS5OS1300003000031000310003100031000310003200032000 32000
existingcontours @0.25mintervalsproposedcontours @0.25mintervalselevatorServiceSpaceStair #1Stair #2elevator3 yardcontainer95gal.65gal.35gal123456789171819201213141516Entry to floors aboveExitServiceSpaceStair #1Stair #2ExitUPUP1011elevatorkitchenetteFolding partitionMain Floor31.30mUPNorth Avenue117th AvenueBuilding FootprintMFE: 31.30mExisting SidewalkExisting Hydropole withTransformerSubject Site22368 North AvenueLot 50, Block 5, District Lot 398NWD, PL NWP15520 Parking StallsRefuseSM SM SMSMSMSMHydroKiosk31.30mSMSMSMSMSMSMSMSMSMSMSMSMSMSMTW: 30.6mBW: 30.0mP30.6mP30.6mE30.0mP30.0mE31.26mP31.26mP31.3mP31.3mP31.1mP30.5mTW: 31.3mBW: 30.3mP31.3mTW: 32.0mBW: 31.3mP31.3mP31.3mP31.3mP31.3mP31.3mE31.94mP31.94mE32.0mP31.3mE30.8mP31.2mE31.2mE32.4mP31.3mP32.4mTW: 32.0mBW: 31.3mExisting Hydropole withTransformerExisting wiresoverExisting treesEntry tofloors aboveExitEEEEEEEEEEEEEEEEEmmmmmmmmmEpHeE30.0m30.0TW:T 3BW: 30Hem0BHemPmBHmPmBHmPmBHmPmHmPmHPmHPPmHPPmHHH333003330.6m0.0m30300030Landscape PlanScale: 1:1000510 MFile name:1636 2017-07-27 Architectural v2017.vwxDate: 2017, November 214:14:04 PMPRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL, AND SUBJECT TO CHANGETO SCALE WHEN PRINTED ON ARCH D (36" x 24")ISSUED DRAWINGSDrawnProject IDPACWDate:Scale1710RMACLCivic Address:22368 North Avenue, Maple RidgeAs NotedLandscape PlanDEVELOPMENT PERMIT17-7-31Legal Address:Lot 50, Block 5, District Lot 398, NWD, PL NWP155PID #:011-539-542SheetL1.02017-05-29Copyright Reserved.All drawings remain the property of Greenway LandscapeArchitecture. Use for any purpose and reproduction onlyby written consent.dimensions and conditions shown onthe drawings.GreenwayLandscape Architecture2280 Park CrescentCoquitlam BC V3J 6T4T 604 461 9120E paul@greenwayla.caDEVELOPMENT PERMIT17-10-3REVISE/REISSUE FOR DP17-11-23Asphalt pavingPlanting bedContinuous soil trench 450 deeplow planting after curb stopplanting within parking stall depthProtect tree roots during excavation as directed by arborist.Pedestrian unit pavingRuning Bond pattern, desert sand colourblend, 60mm thickPad Mounted TransformerPlace gravel apron around all sides, with timberedge to separate to planting bed.Building ColumnExtent of building aboveRefer to third floor roof deck drawing2Third Floor Roof DeckScale 1 : 100 metricPedestrian unit pavingRunning Bond pattern, desert sand colourblend, 60mm thickBicycle Racks - twoRefuse EnclosureMetal posts and panels, with double swing gateRefer to details sheet L2.1Existing trees on neighbouring propertyProtect roots during construction.Refer to arborist report and recommendations.PLANT LIST - RMACL 22368 North Avenueupdated November 23, 2017SYMBOLQTY.BOTANICAL NAMECOMMON NAMESIZESPACINGTREES3Acer rubrum 'Armstrong'Armstrong Red Maple8cm cal, B&BMulti stemSYMBOLQTY.BOTANICAL NAMECOMMON NAMESIZESPACINGSHRUBS10Hydrangea macrophyllaBig Leaf Hydrangea#2 pot750 o.c.5Pieris japonicaLily-of-the-valley Pieris#2 pot500 o.c.5Potentilla fruiticosa Red AceRed Ace Shrubby Cinquefoil#2 pot650 o.c.4Prunus laurocerasus ZabelianaZabel Cherry Laurel#5 pot600 o.c.6Salix purpurea 'Nana'Purple Willow#1 pot750 o.c.15Taxus x media HicksiiHick's Yew1.5m tall500 o.c.6Vaccinium ovatumEvergreen Huckleberry#5 pot900 o.c.GROUND COVERS62Gaultheria shallonSalal#1 pot500 o.c.43Hypericum calycinumSt Johnswort#1 pot300 o.cPERENNIALS2Echinacea purpurea'Magnus'Magnus Purple Coneflower#1 pot450 o.c3Hemerocallis 'Happy Returns'Happy Returns Daylily#1 pot500 o.c3Pennisetum alopecuroides 'Hameln'Hameln Fountain Grass#1 pot500 o.c.12Stipa tenuissimaMexican Feather Grass#1 pot300 o.cSYSSYSYYSYMBOYSYMSYEpHeStair: Impossible to draw stair between chosen layerStair: Impossible to draw stair between chosen layers.Stair: Impossible to draw stair between chosen layerStair: Impossible to draw stair between chosen layers.6041040410404106041080410Roof / Deckproposedcontours @0.25mintervals56717151620 Parking StallsSMSMSMSMSMSMP31.1mTW: 31.3mBW: 30.3mTW: 32.0mBW: 31.3mE32.0mExisting trees6041060410264106041026410264104041040410Roof / Deckkitchenette1Second Floor Roof DeckScale 1 : 100 metricBicycle Rack: painted metal, 2 bike capacityUnit Paving: standard paver by Abbotsford PaversRunning bond pattern, Desert Sand colour blendRooftop Patios: hydrapressed slab by Abbotsford Pavers18" x 18" natural colourPlanter Box: aluminum frame and synthetic timber slatsRutherford by Wishbone Industries2' and 3' wide x 6' long x 26" tallMaterials LegendThird Floor Roof DeckRefer to drawing this pageSecond Floor Roof DeckRefer to drawing this pagePLANT LIST - RMACL - Roof Deck Planter Boxesupdated November 23, 2017SYMBOLQTYBOTANICAL NAMECOMMON NAMESIZESPACINGSHRUBS3Magnolia x BettyBetty Magnolia1.5m tall specimen36Buxus m. Winter GemAsian Boxwood#1 pot400 o.c.2Rhododendron Blue Diamond Blue Rhodo (med-low)#2 pot600 o.c4Sarcococca h. HumilisHimalayan Sweet Box #2 pot600 o.cGROUND COVERSAu9Arctostaphylos uva-ursiKinnikinnick #1 pot400 o.cORNAMENTAL GRASSES6Stipa tenuissima Mexican Feather Grass#1 pot400 o.c.NOTES:1) In case of discrepancy between plant numbers on this list and on the plan, the latter shall prevail.2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 3) All maintenance shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition. 4) All planting beds: 450 soil plus 75mm of decomposed organic mulch or approved equal.5) Planter boxes and soil as per specification. Retaining wallwith railingRefer toarchitecturaldrawingsRooftop patiosPlanter boxes with shrubs and groundcoversRutherford Planter 3’ x 6’ x 26” tall by Wishbone IndustriesAluminum frame with synthetic lumber sides.Synthetic lumber decking on pedestalsParapet wall with railing: refer to architectural drawingsPaving: 450 square slab, natural colourRooftop patiosPlanter boxes with shrubs and groundcoversRutherford Planter 3’ x 6’ x 26” tall by Wishbone IndustriesAluminum frame with synthetic lumber sides.Synthetic lumber decking on pedestalsParapet wall with railing: refer to architectural drawingsPaving: 450 square slab, natural colourPlanting bedContinuous soiltrench 600 deepAL2.1AL2.1
File name:1636 2017-07-27 Architectural v2017.vwxDate: 2017, November 214:14:30 PMPRELIMINARY ONLY NOT FOR CONSTRUCTIONDIMENSIONS AND SPACES ARE NOT FINAL, AND SUBJECT TO CHANGETO SCALE WHEN PRINTED ON ARCH D (36" x 24")ISSUED DRAWINGSDrawnProject IDPACWDate:Scale1710RMACLCivic Address:22368 North Avenue, Maple RidgeAs NotedLandscape DetailsDEVELOPMENT PERMIT17-7-31Legal Address:Lot 50, Block 5, District Lot 398, NWD, PL NWP155PID #:011-539-542SheetL2.12017-05-29Copyright Reserved.All drawings remain the property of Greenway LandscapeArchitecture. Use for any purpose and reproduction onlyby written consent.dimensions and conditions shown onthe drawings.GreenwayLandscape Architecture2280 Park CrescentCoquitlam BC V3J 6T4T 604 461 9120E paul@greenwayla.caDEVELOPMENT PERMIT17-10-3REVISE/REISSUE FOR DP17-11-233Planting Strip in Parking lot1cm = 10cmConcrete curb stopMinimum paving to support curb stop asdetermined by civil engineer.Refer to drawings for layoutAsphalt paving and base by othersPlantingRefer to planting plansGrowing mediumExcavate subgrade and remove excess asphaltpaving as required.Maximize soil depth and volume, 450mm deeptypical1200300600450Tree soil trench 600 deep x 750 wide x area shown on plan.Manually excavate to locate existing tree roots, and protectduring earthwork.4Unit Paving1cm = 10cmslope to drainunit pavingEdge Restraint all sidesWhere no solid restraint exists, install Edge-Pro plasticedge as available from Abbotsford Concrete Products (604852 4967), use minimum 225mm landscape stakes. Checkfor irrigation pipes before installing stakes.Granular Base 19mm MinusPedestrian areas: 150mm depth continuousvehicle areas: as recommended by engineerCompact to 95% SPDCompetent SubgradeCompact to 95% SPDor as recommended by engineerBedding Sand30mm depth maximumJoint sandas recommended by paver manufacturerNote:Saw cut pavers as required for best fit. Guillotine cuts will not be accepted.Paver size, thickness, style, colour, and pattern as noted on drawing.Unity paving as manufactured by Abbotsford Concrete Products, or approved equivalent.Woven geotextile stabilization fabricFor vehicle areas as recommended by engineer.Remove any damaged stems.Remove burlap or plastic pot. Remove rim and break sides of fibre pots after backfilling with soil.Spread roots and remove girdling roots.Plant with root crown at original elevation.Fill for slope planting. Compact.Topdress with 50mm mulch.Cut for slope planting.50mm mulchKeep 100mm from stemForm dish for watering300Shift plant location if rock is encountered.300mm Growing mediumMix as specified3:1 slope300Blend new and existing soils at edge of planting pit.Note:Planting and plant material in accordance with latest BCSLA/BCLNA Landscape Standard.Soil depth 300mm for small/medium shrubs plus 300mm around all sides.Soil depth large shrubs 450mm depth plus 450mm around all sides.Planting soil depth to be continuous in planting beds.Scarify bottom and sides 100mm.2Shrub Planting1cm = 10cmDo not cut leader50mm wide fabric strappingFasten to post 50mmØ x 2400 PT wooden stakes. Align with prevailing winds.Root Ball: Cut back burlap and wire basket.Rootball at original elevation50mm mulchForm dish for watering1200 to 1800600 minCompacted soil pedestal300 Growing medium, all sides and bottom. 750 deep continuous trench.note: Municipal standards prevail.Tree pit to be 2x rootball diameter, minimum 300 soil all sides. Scarify sides and bottom.1Tree Planting1cm = 20cm5Rooftop Planter Boxnot to scalePlanter box with aluminum frame and synthetic timber slats.Rutherford 3' and 2' wide x 6' long x 26" tall, as manufacturedby Wishbone Industries.Double gateshinges - heavy duty brass bearing, 2 per side.locking cane bolt, drill hole in concrete pavinglocking bolt latch - heavy dutyProvide shop drawings and hardware samples for approval.Concrete paving100mm thick, medium broom finish, tooled edgesControl joints both ways, 5’ o.c. maximum typicalNoteAll welded construction for posts and rails.All components to be hot dip galvanized steel, andprimed and painted.Colour to match building (big country blueframe/posts, galvanized panels).6Refuse Enclosure 1.8m Tall1: 20 metric2342Rails: 2" x 2” Horbox section steelweld to postsPost: 6” x 6” box sectionsteelwith welded top plateFooting400Ø x 600 deep concreteCrown above grade to shed wateron 150 depth gravelFooting depth to be modified to suitelocal frost conditions, as applicable.Footings for gate posts to be sized asrequired to support gates.competent subgradegrade varies23371865 / 6'left gateRight GateWest Elevation - GatesSouth ElevationTypical Section26502638Plan3 yardcontainer95gal.65gal.35galCorrugated panelsgalvanized steeland painted tomatch buildingparking lotRetaining wall with railingrefer to architectural drawingsproposed columnar treeexisting neighbouring treeprotect tree rootsproposed planting7Section A - parking lot1: 50 metricexisting profileproposed plantingevergreen hedge to screen vehicle headlights