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Home My WebLink About2023-05-16 Public Hearing Agenda and Reports.pdfCITY OF MAPLE RIDGE PUBLIC HEARING AGENDA May 16, 2023 7:00 pm Virtual Online Meeting including Council Chambers 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 irJcluding names and cities of residence 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. For virtual public participation register by going to https:f/mapleridge.primegov.com/public/portal and using the microphone icon in the Option column. For in-person public participation register by emailing the Corporate Officer at clerks@mapleridge.ca no later than 4:00 pm Tuesday, May 16, 2023 (please provide your name, city of residence, and nature of interest in the item you would like to speak to). Attendance by the public in Council Chambers will be limited to 33 members, on a first~ome-first-served basis, therefore members of the public are encouraged to pre-register with the Corporate Officer if they wish to speak at the Public Hearing. This Agenda is also posted on the City's Website at: https:1/mapleridge.primegov.com/public/portal 1) CALL TO ORDER 1.1 Territory Acknowledgment The City of Maple Ridge carries out its business on the traditional and unceded territory of the Katzie (q'ic'ey') First Nation and the Kwantlen (q'wa:n"-'en; First Nation. 2) BUSINESS 2.1 Application 2020-432-RZ 12211 and 12229 228 Street Lot 8 Section 20 Township 12 New Westminster Plan 14396; and Lot 9 Section 20 Township 12 New Westminster Plan 14396 The subject application is to permit the rezoning to allow the future construction of a 17-unit townhouse development. a) Maple Ridge Zone Amending Bylaw No. 7713-2021 First Reading: March 23, 2021 Second Reading: April 25, 2023 Purpose: To rezone the subject properties from RS-1 (Single Detached Residential) to RM-1 (Low Density Townhouse Residential). Page 1 of 2 City of Maple Ridge Public Hearing Agenda May 16, 2023 2.2 Application 2021-530-RZ 11410 207 Street Lot 1 District Lot 277 New Westminster District Plan 80557 The subject application is to permit the rezoning to allow the future construction of a Fourplex. a) Maple Ridge Zone Amending Bylaw No. 7816-2021 First Reading: January 25, 2022 Second Reading: April 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill). Page 2 of 2 CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, May 16, 2023, at 7:00 pm. This meeting is an online virtual meeting to be hosted in Council Chambers at City Hall, 11995 Haney Place, Maple Ridge. Persons wishing to speak on a Public Hearing item will be required to pre-register for the meeting by accessing the link at: https://mapleridge.primegov.com/public/portal and using the microphone icon in the Option column of the selected meeting and then by joining the Zoom meeting at the appropriate time using the camera icon. For attendance in person, please pre-register with the Corporate Officer at clerks@mapleridge.ca by 4:00 pm on Tuesday, May 16, 2023. For viewing only and access to the agenda and full reports, access the link at https://mapleridge.primegov.com/public/portal and click on the May 16, 2023, Public Hearing meeting, This Public Hearing is being held to consider the following bylaws: 2.1 Application 2020-432-RZ 12211 and 12229 228 Street Lot 8 Section 20 Township 12 New Westminster Plan 14396; and Lot 9 Section 20 Township 12 New Westminster Plan 14396 The subject application is to permit the rezoning to allow the future construction of a 17-unit townhouse development. a) Maple Ridge Zone Amending Bylaw No. 7713-2021 First Reading: March 23, 2021 Second Reading: April 25, 2023 Purpose: To rezone the subject properties from RS-1 (Single Detached Residential) to RM-1 (Low Density Townhouse Residential). 2.2 Application 2021-530-RZ 11410 207 Street Lot 1 District Lot 277 New Westminster District Plan 80557 The subject application is to permit the rezoning to allow the future construction of a Fourplex. a) Maple Ridge Zone Amending Bylaw No. 7816-2021 First Reading: January 25, 2022 Second Reading: April 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill). AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other information considered by Council to be relevant to the matters contained in the bylaws are available for viewing on the City’s Land Development Viewer site at: https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html. It is important to ensure that our democratic processes continue to function and that the work of the City remains transparent for all citizens while mitigating risks posed by COVID-19. For further information on how to participate, we encourage checking our website for updates at https://www.mapleridge.ca/2408/Covid-19-Information. If you wish to participate virtually, please use the links below. ALL PERSONS who believe themselves affected by the above-mentioned bylaws shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws. Please note that all written submissions provided in response to this notice will become part of the public record, which includes the submissions being made available for public inspection. These are the following ways to participate:  Virtually, by pre-registering at: https://mapleridge.primegov.com/public/portal and using the microphone icon in the Option column. When registering you will be asked to give your name and address, to give Council your proximity to the land that is the subject of the application. Join at the appropriate time via Zoom using the camera icon. We ask that you have your camera on as you make your comments during the Public Hearing;  For viewing only, access the link at https://mapleridge.primegov.com/public/portal and click on the May 16, 2023, Public Hearing meeting;  Attendance in person by pre-registering with the Corporate Officer at clerks@mapleridge.ca by 4:00 pm on Tuesday, May 16, 2023. Please provide your name, address, and phone number, as well as the item you wish to speak to. In- person attendance will be limited, and up to 33 members will be allowed physical access to Council Chambers on a first come, first served basis; therefore, members of the public are encouraged to pre-register with the Corporate Officer if they wish to speak at the Public Hearing;  To submit correspondence prior to the Public Hearing, provide written submissions to the Corporate Officer by 12:00 Noon, Tuesday, May 16, 2023, (quoting file number) via drop-box at City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X 6A9; or  To email correspondence, forward written submissions to clerks@mapleridge.ca to the attention of the Corporate Officer, by 12:00 Noon, Tuesday, May 16, 2023, (quoting file number). Dated this 3 day of May, 2023. Patrick Hlavac-Winsor Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O2O-432-RZ File Manager: Annie Slater-Kinghorn Official Community Plan or Zoning Bylaw Amendments: 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 RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED □ □ □ l·~IW mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7713-2021 12211 and 12229 228 Street EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: April 18, 2023 2020-432-RZ cow An application has been received to rezone the subject property, located at 12211 and 12229 228 Street from RS-1 (Single Detached Residential) to RM-1 (Low Density Townhouse Residential), to permit the future construction of 17 dwelling units. Council granted first reading to Zone Amending Bylaw No. 7713-2021 on March 23, 2021. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $4,100.00 per dwelling unit, for an estimated total amount of $69,700.00 or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7713-2021 be given second reading, and be forwarded to Public Hearing; and further 2. 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) Road dedication on 228 Street as required; iii) Consolidation of the subject properties; iv) Registration of a Restrictive Covenant for protecting the Visitor Parking; v) Registration of a Restrictive Covenant for Stormwater Management; vi) Removal of existing building(s); vii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. 2020-432-RZ Page 1 of 6 viii) That a voluntary contribution, in the amount of $69,700.00 ($4,100.00/unit), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. DISCUSSION: 1. Background Context: Applicant: Legal Description: Zoning: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: OCP: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2020-432-RZ Douglas Johnson Lot 8 Section 20 Township 12 New Westminster Plan 14396 Lot 9 Section 20 Township 12 New Westminster Plan 14396 RS-1 (Single Detached Residential) RM-1 (Low Density Townhouse Residential) Yes Town Centre Yes Ground-Oriented Mu/ti-Family Ground-Oriented Multi-Family Use: Single-Family Residential Zone: RS-1 (Single Detached Residential) Designation: Ground Oriented Multi-Family Use: Single Family-Residential Zone: RS-1b (Single Detached (Medium Density) Residential) Designation: Ground Oriented Multi-Family Use: Single-Family Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation: Ground Oriented Multi-Family Use: Single-Family Residential Zone: Zone: RS-1 (Single Detached Residential)/RS-1b (Single Detached (Medium Density) Residential Designation: Ground Oriented Multi-Family Single-Family Residential Multi-Family Residential 0.301 ha (0.7 44 acres) 228 Street Urban Standard No Yes Page 2 of 6 2. Background The current application is proposing to rezone the subject properties from RS-1 (Single Detached Residential) to RM-1 (Low Density Townhouse Residential) to permit future construction of a 17-unit townhouse development. All units are slab on grade, three storeys in height, and have three bedrooms, plus a flex room/den. They also have two and a half bathrooms, with side-by-side two car garages. 3. Project Description: The subject properties have a combined total area of 0.301 ha (0.7 44 acres) and are bounded by single-family residential lots to the north, south, and west sides, with 228 Street on the east (see Appendix D). The subject properties currently each consist of a residential single-family dwelling which will be demolished as a condition of rezoning. Furthermore, vegetation (dominantly bigleaf maple trees) are located throughout the two properties with lot grades that are relatively flat. A requirement of the development of these properties is to ensure the drainage is captured on site and conveyed back to the 228th Street storm main line to meet the City's Stormwater Management Requirements. To accommodate this, the rear of the property must be raised. The proposed solution is a 1.2 meter (3.94 feet) high wall on the rear portion of the side parcel lines that will contain drainage on site and stop the present overland drainage from being conveyed onto neighboring properties. Raising the land internal to the site is designed to not negatively impact the neighboring properties with regards to drainage. This application is in compliance with the Official Community Plan (OCP). 4. Planning Analysis: i) Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Ground-Oriented Mu/ti-Family. The proposed RM-1 (Low Density Townhouse Residential) zoning is supported by the Town Centre Area Plan. ii) Zoning Bylaw: The current application proposes to rezone the subject properties from RS-1 (Single Detached Residential) to RM-1 (Low Density Townhouse Residential) (see Appendix C) to permit the construction of a 17-unit townhouse development. The minimum lot size for the proposed RM-1 (Low Density Townhouse Residential) zone is 1,000 m2 which is satisfied by this project, which has an approximate lot area of 2,981.25 m2 once road dedication has been provided. The proposed variances are required to allow for more comfortable spacing of units on the site and to allow the porches to be provided that will make the project blend into the neighborhood. Additionally, the proposal indicates that parking will not be tandem. iii) Off-Street Parking and Loading Bylaw: The Off-Street Parking and Loading Bylaw No. 4350-1990 requires that RM-1 (Low Density Townhouse Residential) provide two off-street parking spaces per dwelling unit, plus 0.2 spaces per 2020-432-RZ Page 3 of 6 dwelling unit designated for visitors. As there are 17 dwelling units proposed, 34 resident parking spaces are required and four visitor parking spaces are provided as required. Additionally, a minimum of one parking space per dwelling shall be provided with roughed-in infrastructure capable of providing Level 2 charging. All parking requirements are being met, with an additional visitor parking space provided (see Appendix D). iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations to Zoning Bylaw No. 7600-2019 (see Appendix D): • To reduce the front yard setback from 5.0m (16.40 ft) to 4.5m (14.76 ft); • To reduce the rear lot line setback from 7.5m (24.60 ft) to 6.37m (20.90 ft); • To reduce the interior lot line setback from 6.0m (19.69 ft) to 4.5m (14.76 ft). The requested variances to the RM-1 (Low Density Townhouse Residential) zone will be the subject of a future Council report and are consistent with variances for other similar townhouse applications. v) Development Permits: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multi-family residential, flexible mixed use and commercial development located in the Town Centre. vi) 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 July 20, 2022. A rendering of the development is attached with revisions as per the meeting outcome (Appendix H). The ADP concerns have been addressed and are reflected in the current architectural plans. A summary of the resolutions and developer's response has been provided (see Appendix F). A detailed description of the project's form and character will be included in a future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Harry Hooge Elementary School on February 23, 2023. The notification requirements for the Development Information Meeting include a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and information on the development. Four people attended the meeting. The main concern from public consultation was with regards to traffic, parking and road upgrades. Traffic and parking considerations have been assessed by the Engineering Department and are being addressed by the applicant. These concerns were initially brought up at Advisory Design Panel (ADP) and the applicant has included their changes as noted in Appendix F. The applicant notes that they have considered these issues in their proposed design, which includes a sidewalk to reduce street traffic and double garages to provide onsite parking for each unit. They will ensure that the development is aesthetically pleasing by taking street trees into account, and will follow best practices to minimize any pest problems that may arise during demolition. With regards to parking, 2020-432-RZ Page 4 of 6 the applicant has met the requirements of the City's Off-Street Parking and Loading Bylaw, and has provided extra visitor parking. 5. Environmental Implications: Stormwater Management plans need to be coordinated with existing protected trees, grading, drainage, and landscaping plans. Currently, these two properties have a significant number of trees that are contributing to the community in tree canopy. However, the proposed layout of townhouses will require the removal of all trees on site. The forthcoming Development Permit will include trees within the landscaping plans (see Appendix E for current Landscape Plans). This development will also require a cash-in-lieu payment of $16,200 in order to compensate for loss of canopy and lack of replacement canopy. This amount will be taken as part of the Tree Permit for this site and utilized by the City in its tree planting program. 6. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: ii) • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Frontage upgrades to the applicable road standard. • New sanitary sewer service connection is required. • The site must be serviced by underground utilities. Parks. Recreation and Culture Department: There are no concerns from the Parks, Recreation and Culture Department at this time as all issues were addressed at Advisory Design Panel (ADP). iii) Fire Department: There are no issues from the Fire Department perspective at this time as there is a hydrant on the 228 Street frontage. 7. School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required. A referral was sent to School District No. 42 on October 20, 2023 and the following comments were noted. The proposed application would affect the student population for catchment areas served by Harry Hooge Elementary and Thomas Haney Secondary School. Harry Hooge Elementary has an operating capacity of 402 students, and is currently operating at 119% utilization. Thomas Haney Secondary has an operating capacity of 1200 students and is currently operating at 91% utilization. 2020-432-RZ Page 5 of 6 Though Harry Hooge Elementary is currently over-utilized, 139 of the 452 students currently enrolled at this school are from out of catchment (Appendix G). CONCLUSION: It is recommended that that second reading be given to Zone Amending Bylaw No. 7713-2021, and that application 2O2O-432-RZ be forwarded to Public Hearing. "Original Signed by Annie Slater-Kinghorn" Prepared by: Annie Slater-Kinghorn, BA Planning Technician "Original Signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7713-2021 Appendix D -Site Plan Appendix E -Landscape Plan Appendix F -ADP Design Comments Appendix G -School District 42 Comments Appendix H -Renderings 2020-432-RZ "Original Signed by Mark McMullen" for Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 6 of 6 w ~2358 (') II) ~ II) II) II) II) Ir) r 1-.. co co ~ ~ 1-.. ~ ~ t!: ~ 1-.. 1-.. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ---· -123AVE. ---I . N "'" I 0 "'" I f! 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Q) g: 12166 Q) Q) Q) ~ N !::: ~ 12154 N 12157 12140 12151 ..... 12160 12155 12145 ( 12128 12147 12150 12120 12143 12135 12140 12112 12109 12130 12125 12092 12103 I 12120 12115 12211/29 228 STREET 004-440-005 I 009-946-357 PLANNING DEPARTMENT ----------•··· mapleridge.ca FILE: 2020-432-RZ DATE: Jan 4, 2021 BY : BD Legend ---Stream ---Canal Edge N ---· Ditch Centreline Scale: 1 :2,500 - - -Indefinite Creek 12211/29 228 STREET 004-440-005 I 009-946-357 FILE: 2020-432-RZ DATE: Jan 4, 2021 PLANNING DEPARTMENT BY: BD CITY OF MAPLE RIDGE BYLAW NO. 7713-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXC WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7713-2021.11 2. Those parcels or tracts of land and premises known and described as: Lot 8 Section 20 Township 12 New Westminster District Plan 14396 Lot 9 Section 20 Township 12 New Westminster District Plan 14396 and outlined in heavy black line on Map No. 1871 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Low Density Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 11A11 attached thereto are hereby amended accordingly. READ a first time the 30th day of March, 2021. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of , 20 , 20. ,20 ,20 CORPORATE OFFICER -. .. 5 123AVE. 21 133 "' 'q-0 'q- ~ 113 "' ~ 4 91 ~ ~ 84 ~ 83 9 R! -"' "' ~ ~ ~ "' "' "' N "' CJ] 18 (0 3 r-.. l090 85 :g lO 82 114 N r-.. 10 111 C') !g 12321 lO Q. ~ 12316 co 12314 1/) 1/) 12313 12314 12313 -N N N N t--= t--= N 2 Q. o.a9 en 86 o. 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'N C R E T E UN / T 'h ~- - =- · ~~ ~~ CO N C R E T E UN I T PA Y E R S 8O M H TH I C K N E S S ; HE R R J N e B O N E PA T T E R N , CH A R C O A L CO L O U R 'PI N S ST o l l¾ ~ ~ ~ ~, 1 2 _ 2 _ A _ V _ E _ N _ U ~ E l 1 - ~ ~ I ll "' I ST & I A R . T I A P5 E ! I O O C A H E L L I A II ~ I I CO N C R E T E UN I T PA Y E R S , i< V N N I N 6 BO N D PA T T E R N , SA N D - B R O H N CO L C X J R ~ • , 0 ~+ - - - + - 4 2 ' HT mo o PI C K E T FE N C E I-w w ex : ~I I 12 ' D R J P ST R I P I J: I-00 C\ I C\ I 1 I II ' I ST A R T OF 42 "HT J. - 1 O O O I! . PL 24 ' X 2 4 " CO N C R E T E ST E F P I N 6 ST O N E S 6' HT 1' i 0 0 O PE R I M E T E R FE N C E PI C K E T , EN D OF 61 i T ,,io o o PE R J H E T E R PE N C E I ·· ~ P. . . - L ~ . . . - : = . : , . . : : : ± : : ' 12 2 2 9 TO W N H O U S E 12 2 2 9 , 12 2 1 1 22 8 T H ST R E E T , MA P L E RI D G E , iu : 0M W I N 4 T T T U : l> TR E E '" ' C PL A N '" ' C CI U ! 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M2 LA N D S C A P E AR C H I T E C T U R E #22 0 • 26 Lo r n e Me w s Ne w We s t m i n s t e r , Br i t i s h Co l u m b l• 11 3 M 3l7 Te l : 60 4 .S5 3 . 0 0 4 4 Fa x : 60 4 ,55 3 . 0 0 4 5 Em a i l : of f i c e @ m 2 1 a ,co m "' F 12 2 2 9 TO W N H O U S E 12 2 2 9 , 12 2 1 1 22 8 T H ST R E E T , MA P L E RI D G E , BC LA N D S C A P E DE T A I L S (1 } ~ -·· - - - -- I DU \l n l r i l O N U M D U : L 3 a' 6 ._ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _; > ~ I ~ ~ ~ : , . Ml l . A H I O l ( C T N U M I U h - Al u m i n u m Bo ll& n l (D 8 3 0 ) s, - 1 n .. uo n - ~ .. . . . ~~ ~ ~- !! I : . I a. . n t n 1 C U 1 • ~D m 0 1 N l 1 2 L f .. . . . . ! := : : : : : ~ w , . - . . Al f t l l t U , . . l _ - : - . . . . , . . , . - - - - - - - - • t - , , _ = : = - ~ ~ : . . .. . . . . . . _ . . . , _ . , __ _ _ _ _ _ _ _ _, , , . . _ . . . _ . . . . . , . , . , . . . . , .. . . . . . . . -L. 1 0 - . . - . . - , . . . . . . . . . , • • • ,. . .. . . . . . . . . . ., _ , . 1 , . -. . . . . .. . . . . . . . , .. ,W W C l l ' I . . C 6 1 1 , ., . C P \ , U : Z o . a . C\ l l l c , \ ~ , ~ .. . . . . . . . . . . tA O k • ._ _ _ ~ .. . .. _ . , . . , . _ , , , . _ . . , . __ _ _ _ _ _ _ _ .. . . . . . . . . . . . . ,. . . . . __ _. . .. . . . . __ _ _ _ _ _ .. . _ . __ _ .. . , . . , . _ . . _ . , . . _ _ . . . . . . . , . . _ _ .. . . _ .. . . . _ ~. . . _ _ .. . . . -= e , a .. . . IM , . _ _ _ _ I J • m a , , o s . . . _ CW , . _ _ , . - . . i k 1 e i c C M . . _ -· Ml t O __ _ .. . , _ . _ . .. .. _ . __ _ _ .. . . , . _ .. ,. , , . . , . .. . . . . . . . _. , , . _ . . , . , . . . _ . , . _ _ , . • ._ .. . . . . . . . . .. . . . _ PH I U P S ~~ . _ L - - - . . , . . , 1 M 1 i , i • ~ 1 , .. "' m , . • , . , 1 , . - . • 1 . . . , __ .. . , 1 ~ a , , . . . . . , . HA D C O - BO L L A R D LI G H T L4 /B ' f F H I L I P 5 ~, ➔ !I ~ i :1 i . ~ ~f l ) t : M ! D , , , . , 1,1 ,r r ,, c . a ~ m o m= , , , . . , , . . r e , e n r H "" 5 6S C H , C ? e : t : f , 0 2 C M ! : ' l l t f H H nr w r . u o n + z Ma t f f t n 1 : : d t : M O S : H " " t ' G T k Y T ! r : . t . m : C : C : C ? ' < r r : O ? f A ! : " . O ' I M! : M r : K / ~M c r : n m t r m e s r m H? ' Y : : ' ! I ? t n r n ' t " " O ! ' f ! M C m: : : : v ; ~ 7 no o : a n « t 1 ~ 0 ? T ' r ,• m : t : < 1 + 2 1 S: e r E E ' · E l m F ! C e f f t L i & : : w r .. . . U' t t P . ; . I "" " " " " " " ' fJ l f i l . 7 i : " r t : £ £ ' 3 f w r M ' £ ' " e - t ¥ M r n en r - a z n e . - e : m m r r z l' r " Y t ' t1 ~ d C M ~ ° ' P t . A l ' ~ J a . , » e w M T A U . " ° ' ~ ' > D . ~= - ~ • ~ N t 1 . Z . • r R P n l ~ C 1 1 • " D t P J J 1 ~ ~ 2 BE N C H BY HA G L I N L~ AH C l l n l l ' , 2 ~- - - ' " " - " . , _ 1 " ' .. . . ~l l f ! W ., . , . , , , , , 1 1 w w , . . ~ . v t M M 1 1 . . c M t t 1 1 « • ,. , . . . . . . . ~ t w ~ i n , i , c t l • ~ l : l ' t > 1 t , . , . . i : u i . t , M2 LA N D S C A P E AR C H I T E C T U R E #2 2 0 • 26 Lo m e Me w s Ne w We s t m i n s t e r , Br i t i s h Co l u m b i a V3 M 3L 7 Te l : 60 4 . 5 5 3 .00 4 4 Fa x : 60 4 . 5 5 3 .00 4 5 Em a i l : of f i c e @ m 2 l a . c o m "' " " "F 12 2 2 9 TO W N H O U S E 12 2 2 9 , 12 2 1 1 22 8 T H ST R E E T , MA P L E RI D G E , BC LA N D S C A P E DE T A I L S (2 ) L4 a= $ '- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ : " ' : ! _ ! ~ ~ : ! ~ : . t i ' WL A P l t Q j [ C T N U M l t l t Zf - o « J AL R E O U I R E M E t J T S I I PA R T T H R E E SO F T I . A M O S c A P i : n ; : v R O i : > l U : : H T \ I PA t l T T M c i c c C: l " I C T 1 A 1 J n c r - . 1 1 . 0 e n ~ n : 1 1 ' 1 0 1 1 0 1 , . .- .. . u, . j I_ .. . . . . . . . . . . - .. . . . . . . . , • ., , . , . , . . . , . __ _ _ , -- · · - · · - -- · - PA R T O N E GE N E R .. __ _ _ _ _ _ _ _ _ _ PA R T TH R E E SO F T LA N D S C A P E OE V a O P M E H T PA R T T ! I R E E SO F T LA N D S C A P E DE V E L O P M E N T . CO N T PA R T T H R E E SO F T U . N O S C A P E O E V E L O P M E N T .. co m Jm ( t l , c J ? f l l C. , J l r " " \ ~ . - f l r l f t l l t 1 1 o Q , . . - l l t o o l l l . , . o f t o o l 1 a t t l " " ' ) l ' t l ~ M l t l l l h U d l l l l l • • u w a o o n - ' > , o ! , - . t . . l r , d o , , a . _ , , , J &t . t . . . k a , . n . . . . c . n , .. 11 o 1 - . _ . . . 1 , , i , . . 1 c . 1 o . w , o 1 ~ • 1 t 1 t n . o c t u • , l l t , o 1 c . 1 , o o . 1 " " " ' ' " " - f J 1 . . . i o t - . J o l " l l ~ . u 1 .. ,I \ N l . . . . . . , . t t w1 1 .. . ,t 1 1 . . . _ • . , . 1 - ' h l ! . l L ~ l l .. . . . . . lf f K l " " o n .. . lo f l " ' - " " " " " 1 1 o o ! r n _ , . . , , l a l 1 . . . . , . v , M o d . a l l ¥ f f l • N l / f U I I I I , , :. . : i r : : : : : ; : : .. . ~r : ! : . . l e . m l t a W . l l l N .. ll l f l . l " ' l ' u d t , l k c . . . . l t ~ ~ d l r ! ! l l l l ~ ~ f f l l l l t l c , ° ' ~ • J A" " ' " " ' h o l .. . . i, . , .. . .. . i 1 i 1 i . . t 1 r • 1 , . , . . i , , . , . . , . . . t , , 1 o o " ' " 4 - , l t f u l o l o , , . . . . , . . ,. , , . u . _ . . . , , . . l n t i o i - , " l ~ ' " l r l i f d l r :: ; , - : ; : : , : ~ : , , 1 : 4 : A l ' I N ! c l . l l , , l l , , , r ~ .. -l n l t n 1 I J , t o u , , t u . , * A l ' l f f l • l l r , r _ . , . . , . . . . . , , . . . , h 1 ' - t o L l r t w l , i < i l " " U " " " ' " I J -" " " " " " l " ' f 1 P 1. 1 . , . , - ~ 1 .. , .. . w~ C- t m t w , m , - i . t , P ' T f " ' l . - . n . t l l . . , • h l l • 1 1 1 t - r 1 f , t \ J l n l i o l \ 1n .. 1' - , n j - ' 1 U 1 . . . . _ " " ' 1 , 1 l ° " " ' " , . . _ , I M f l • ~ • f a t t w h - l f t l l ! 1 l h _. . . i l l t t t o . 1 . . l l b • l • . , . . " " " L .. . . . . IJ l o o l ~ a t l h t l • M . G " " l k \ l l l l - C l • l k l l l l , , , n , , ~~ = ~ a : . = : ~ : : : : ~ · ; : : . : : : : : : : : : : : : : : : : = : : : : : : ~ : : lf f " l f t S - . l • J .. . . . . . . tn , d 1 1 . . i t r l M 1 1 u 1 t • 1 t r • l " " ' " " ™ • I M 1 , _ . .. ,_ 1 . , . l l • l i - .. . . ll l • " " ' " " " " · ~ .. . . . . . . . -l t t l .. . . . n .l ) .. . . . , . 1 1 1 i 1 1 1 V " L l t 5 1 • .. . . . •o ! o , ( d t i , , , l - - l l o t .. ,. , . r i . . . , \ ~ t • 1 - • l l ~ r - t . . IN . . , , t af / - 1 . _ t u f 1 t , 1 W l i . , r k b i ! l " ' h " ' ,. , i i . . t , . . r . " " ' ~ _ _ , , , ~ h W l ' C 1 1 , i . , , , . t , 1 . . ; i ~ 1 n , , t > t H r M - ~ r , " 1 1 1 t . . l ) - . l l , - . 1 D r - .. .i i a - - l ' l o l - w l , t r , , , . • e r , " .. "" nu n , , - , i d .. 11 1 1 ' 1 ( N l 1 D f " " ' l l r l • - ~ l , . . , , . . . . _ " " " 1 " - " - . J U " l • l l r 4 , • l t l J . . . - ' ~ r , J l . , 1 1 o ' ! ; , - • I U " " u r - d , l f W _ . t . ) l . t d \ " ' 1 1 I . , =: : ~ ~ : : ~ 1 . : . : : : ; 1 : : L o o t o o h l l l u l h .. . . . . . . . . . . _. . U , . L a , , t r n , . " " 1 1 1 t d h : l h 4 n l r 1 l d 1 ' - l 0 1 1 o , - I I W . 1 ' 1 , . . , _ tE i = 1 = ~ ; . ~ i ~ - : r ~ : ! : ; ! ~ = - ~ ~ ; ; : ; , ~ : i . ~ = ~ : : : · ~ r : : . : ~ " : . - ; - . : : : .. . r~ ~ l i : ' £ ; i : : : : ~ : : ~ . = . : : : ~ ~ ~ : ~ ' c . : ' : . i : : = . ; : - : ~ .. ~~ : - , . i - : - ! , . . UI I R I U M l > O ~: . · : : ; : . w . J 7 ; 1 . i ~ ~ : : t ~ w ' : ! ~ : ! ~ = : = ~ . i . ~ . , : ; : : - , ~ r : : - , . . ' = ; ; ~ = : : :, . . : ; : . : • : = ~ • : ! , . i - - = " T , . . . _ 1 1 ' , a , l h l . . . , , , . _ l , _ 1 ~ lr . t o ' " " - o l , ' ' " " ' ° l . , . . . . ~ , ' " " ' 1 . , . J • , . . 1 \ 1 ' o J U 1 l l o ! I • ~. J ~ - - ■JN t • • n - h . . . t . , . . . . . . . l l ~ D 1 t ■o t .. . . -, • .. t, ! 1 1 1 ~ ! 1 1 1 • I I J 1 1 h d 1 L (o , t . , . . . , C f U l l t .. . . . ,. . . 9 " " ' .. . l• J l , t , h l n • :, Co 1 1 o t 1 .. . a, - d .. . . . .. , .. . . . . u, 1 . w 1 , - i . . . t o . 1 • l f l " I W L J . o • • 1 1 m o t , . f ' ° ' 1 i . - n o a t f l , . - . . . , . , " " ' " " n , , , 1 , , o 1 1 ~ - t . . • " • " on l • l o o - " l d , . . . . t - " " " • l f ! - - . J "l / l . , . r .. . . -- o w r t a h l \ ! 1 1 - l " 4 " " - ' l l l l d " ' f - • • t . , , , 4 , .. . . . . . . . h .. ld < - l l o 1 - t , ■i, j 1 .. . U. . . . PA R T T W O SC O P E O F W O R K JG ! w 1 • . i . . . 1 1 C u l n d . . . . , " ' f f l f . C , , , , , - . ~ # W o r \ o t l l - o ( I - , :~ . = = • f , a t , 1 , 1 , l n .. . . . . ~1 1 1 - , m 1 - , ~ 1 1 1 , . . . 1 1 1 n , . . . , ; , • . . . . . . , . • .. •1 • - " t 1 • 1 1 n ; 1 1 1 u 1 n • . , . , n 1 1 , ~: : 1 . ~ ~ . j = = ~ • * - " 1 L i! ~~ - : : 1 = t ~ t : = , ; . , . . , , 1 . u l . .u , . , , . . , . , l n a 1 " " 1 t 1 , n , l .. il l • o t l • - t , . , . . . _ , h , 1 u , 1 " " , l • • 0 1 U . C - . . .u , ' " , . . . . . _ , f l l r i " U , . , . _ . . _ , , 1 , 1 1 o 1 . 1 1 . . . W I N l l 1 ! . o o l .. . . i1 ~= ~ r = 1 . r . ~ = - ~ : 1 ~ . : l u " " : " ~ - " " " .1 , , . . , , , .. . ,. . . . . . o f w \ u l . !~ :i ; - : n ~ ~ , ~ . ! ! . . .. . s: i : : ~ " ' " l l f O . - . .l U rn , . , " ' ° ' l r " " • I W J ~ I O l ! l l ■ U, t , " " ~ " T t . t t , " " ° " " " 1 , r l , ,. . ~ , . , - ~ .. . . . . . . . . . . . . . . . . . . . . . . "' " ' " " " ' R " ' ' ' I :: : : .. . · 1 '" ' ~: : : : .. . . '" ' " " • · 1 ~: : = I~ - : : : : : .. I- I __ _ _ .. __ _ I ~~ ~ - • ;~ t· - : ~ - t ;~ .. ,r o , - 1 ) .. tf l U . . •- : s x •- ' D l ' •- t l l i I: : ; ; ; ; ; : ; . I d' I ~- ~ " I ~~ - = · I p. ~ : ~ ~ . , . I :: : I ~: : I ~~ ~ : 7 Ad Q f - 1 , t l U- 1 J U- f J I U. ( 5 I tN , , , . . . ~ • .- . . 1 o o .. ~1 .. . . ,. , _ , . . , , . •• - • - • u " • " • - • • _ , .. . . . . . . . . . .. . . , _ . , . . . . . , . . J. o, , . - 1 1 t , _ . . , . . . , r . . . . w , . . , , . . , t , . . . . , . , . , . . _ t , . t " " 1 . t . i . . ' " " " n - . i . , 1 , , . . . . . . , . , ' " " " " " " " " ~ 1 .. i. - s . . , . J . 1 t J 1 1 K 1 , J l ' t . . - 4 ~f h , , 1 , u - 4 n l a r i . . u i , . h ' a l , t r i . t - • £ d 1 l f 1 f l , , 1 r t 1 • 0 , W 0 , ~ . .l "" " , t " " l n l Y l f l , .. {l l r l - n l l l l t l i d ~ ~ ~ l ' l o n , ~ , ( l l , o a \ d . i t i l L - " ! t , W l o .. . . lo ! . . , . N l 1 1 0 o l ~ . . t . . , 1 - . r . . i . .. ,1 w nt n r - • N l h r : , n u i . . , . • J f u W k l o .. Uk n ) o d o t f. . ~ , . . ; r u t l d l w t i t f _ , . • . , t o . r .. . 1, 1 1 1 1 1 r r w , 1 , , , . , . . , . 0 1 1 . . , 1 , , : 1 1 . o 1 , h t n . l r t l . , _ . , . , h l l t 1 . . , . . , , . , _ k " " " ' ) f " " , . . . . " ' " " " ° " l l , . i t 1 ,, , . . . , . . , , 1 . , . .. ~, , 1 i . - ~ t • • " " " ' n 1 1 . . . . . , _ 1 w . a . . . . , , . . . , . . " ' " ' " ' ' . . - 1 ■o1 • r l " " " " " " " ' 1 ' " - ~- ~ m 1 1 e _ l l l l O l . . _ 1 ll l t J X C O U U N ' J l 1 - t t , - , d ! l f ' M l , . , . . . . . , . l h l i . - n , , , 1 , n i . r , 1 U !_ ~ ~ ~ , . . ! ; ~ ~ ~ • l l h l ( . L . , . _ 1 1 . . . . , , . _ ~• l • l J . ~ " " l • W l " l . i l .. . . IJ l , i & ' l l • o l m ' , . . l ~ r ' " " " ' " ' • • I O f l l l " . . . i _ , _ =- ; ' ~ ~ : " . ; . , i ; : : ~ v : t ~ ~ j r ; . ~ . ! . ~ ! . i ' = ~ ~ ; i _ ; ~ . ' ; r ' ~ : ~ ~ . : : ~ ~ ; : . ' ; . ~ = . : 2 : ; ~ n 1m s 1 t - - • w, ' t f l w M I I I W • . . . . - , t - 1 ~ 1 1 1 • 1 f W ' " ) , < t ll K T O O ' O l l t D G l ) I G m l l ii ~U : . " " ; : ~ " ' t t ~ ~ t : , ~ ! 7 . . ~ r = l = : = ~ : s ' : , ~ ; : r ! - : : , ; : , : = . r : : . - : : : ~ 1 ~ . . . - o d . .: 1, . , . . . . i u r , w w t t 1 o t • 1 . . , . 1 , . , . h i 1 1 , m .. ,1 .. . . . . . . . a. 1 .. 11 ~ ~ • M r l r " 1 . t 1 1 1 t ' " " " " " ~ " " t t 1 1 m 1 _ . . . _ . _ . i . _ .) li o t • . . , , , . I M O • - r l • • • d i i l - 1 ' " " ' M - 4 1 o o . , . n r • - - c f l , . . _ 1 1 b n l t " " " l o d , . . , i . J. ll f i - l l l l O J ( , 1 1 l , P " l r c l i . • i 1 " 1 " ' - J 1 1 , - 1 1 d • 1 ! - 1 , & 1 1 .. . !l ° A ' , q c l d • , - l • i l l l l n l ' - l ll o , . . . . . . . . , _ i . . . , _ , a , , u , . , . n i . . . , . t o 1 1 , , , . . i .. 1- , . . . . , _ r .. . =~ ~ ~ o r . , , m t r - c t , , , ~ " 1 r l f w l f ' " " 1 - . t l , I I I M , . . , , t 1 1 ° ' . c ! l l l " " " ' l 1 h . . , r , l o o l l l • . , _ " ' i W • n f W ' f • l l t , o , _ . . , , _ _ . . , _ . . , ~' 1 ~ " - , . a l l l l ! l . . . , . l l t l o r i l l t • . . , r .. ,. . . . . . , , 1 1 " ' ' 4 ) 1 i o t / n f t l f t " " " 1 1 a < ! > , • t 1 . l . . " ' " ' 1 1 1 - ' M - t t • 1 I M " W l r , . . l ' l d i , , t l l l l l " , ~ U I .. . . :; . . , . . . ~ ; ; : : , : ; : : ; : . . ; : : - : : , : _ : : 1!~ ~ , . . . _ , n . _ . " ' 1 L t . - , N o 1 - . . . . i o t u .. ,. p 1 . - - i p 1 . . , . . . . c i .. '" " _ . . . , . 1., . r 1 1~ ;! , . t ' , ! i ~ " ~ " ' " . , . . . , _ 1 1 1 1 1 1 i . , . , , - 1 1 1 1 w t , , . . . i n t - . s o l . J a , l o J . . W l r , . . . . . , l . . . _ . . - , a r t l a n h n 1 1 A n l l ! n t l . , . , . . . . . , , . . n . _ . . , . . ll t : l - ' 1 1 3 J bl l r o . . . . , , 1 1 , " " " ' t a i f l ' l ' . , . l • I O P l f t S l l N I I V l r i i l l f o d l r l U . r , . . t , t t t , _ l l f f l r , W . . , " " " f l l a l " ' l , , " " ' 1 , t 4 " 1 • 1 • . . , , , . . , t r - 1 , , . . , o n 1o 1 1 1 1 1 , , . a n , . , - i , , m 1 r , . . i . w w u 1 N . , . u , . l ' • l h l l l • ~ . . . . , . t • l o _ , l l , l ~ 1 . 1 _ . , . . .. . 1. , _ . u . , . , . . r , , t - o 1 o p .. .- . h f t , p , i o o . t- . ~ : i t . ~ - - = - = ~ ~ = ! r . . ~ = ' = • - - - 1 r 1 1 ~ n . . i t . • • - , . , i , l i n o w t ■fr - 1 .. ., , . . n . . , . . - . !, !l l ■ t. t o 1 t " ' ° ' l " ° ' " " . _ d ~ ~ ' : ! i : . : : ~ l \ , t n N - • " ' " " " ' ' ' " ' " " ' t , . , . . . . . , . _ • l .. 1- . _ " " - " " t ' - •• • - " ' j c. i 1 N 1 .. . 1l n l f , , t h l h l d , . . _ - - " l n l f h o l l l J 1 1 ' 1 . . , . , - I L I U - l l o f i t . Z X . . - . 1 1 1 o r . i ■,- i u . . t .. . . . .. , i 1 1 , , .. . . . i- , , .. . . u .. . ,. . . . , . J ~• • 1 1 1 . , m , n . 1 1 1 1 1 . . - n ( • - - S I U f ' l " - s l . l L I W 1 1 1 , . \ i . . i t u . , , i l l 1 1 - - J i 1 l ~- ' 1 f t U ! o ! 1 ' " 1 \ N I I I M l , . , . h n . . , , .. 11 - . . . _ , , - , i . _ .I t, r _ . . ~ 1 . l n M 1 < 1 o ( 1 - . . r • • l l ! l l l a ~ , r 1 t 1 ~ l • J l l i u . . , , o f " " ' " " ' - , i - . • " " " 1 1 - Ul l l C W " t P ! . u . & t r J• , 1 t c ( \ i m > ~ " " ' • n r w . t . C . . i - . _ 1 n 1 1 w . f t , l , - 0 S l l n h _ . h l w . l . , t c . " " ' l 1 1 1 , f l a \ l A I I L .l \l f l - W tn 1 I W l l 1 ' 1 ° ' 1 _ . , . i u a .. . h■lp . i . r . W M . f » - t r - 1 " " ' " ' b ~ • l .. "- 1 ' - • o t • c . t l l l ~ - u 1 i . - ■ ,. , i . l • r: r - E : = ; = ~ = l j : ! . . ~ ~ = . ! ' ; : i , = : . - - . : : . _ ~ ~ = ~ t d f l l .. . . . it ~ z ~ : ' : " . : ; ! ; ; : ' k l ~ ' : : . 1:. ' = . . = : . 1:: : t = .. •' 1 J l f 1 < 0 0 . . , .. . ,. . . . ~ . , .. . . . . . '" " " .. .l J l l , " " " " " " ' . , , C ~ , _ .. . . . . . ,, _ . . . , . . . , . . . h l l n l . , . . i l l l l D I L ~~ : : : : : ; : , : ~ m : : : : : : : : ~ - - ~ , t ~ r ~ i , . W L ~ l i " ' 1 1 t t , ~ J " ~ b t w . t W . . C ~ M I J. L \ ; , f , - r f _ l l l l , , , n • n , - 1 h o l , . . , a l .. . ,, . ~ .. . . . .. u - ' " " " 1 " " ' " __ .. . . . . . . . . . lf _ . , , " " d _ .u .. . o1 . . . . . , . , 1 .. 1, 1 1 - , , . . . . , , . , . , . . . . . . . . . , , . , . 1 , . . , . , - , . .. . . .. , . , . t r t , , , , , .. . i! :. • ~ : \ ~ ? : . = ; - J ~ • ; ~ ~ ~ _ : ; ; 1 , . . . w t 1 - 0 f u 1 1 1 t , 1 U ! l l d o o o t ~ ■it . . - t 1 - 1 ~ - , ~ l " - " d l l n t . ~ ;~ . ; ; ; ; ; : : : : • : 7 : . = ~ . : - - " ~ • , m - - l- l , ' 1 C W I I I O L I I U U M l ;~ ; . : : : : : : : = : : : ~ : = - ~ - · · · · ~ · · · - - · · - - · ~, , . . , . _ _ , , , . . , . ~ , , , 1 .. ,, r 1 .. . . . . . . ,1 1 i . c . , , , w t . 1 1 ■ .. t t o n . 1 . . . . . , . , . . , . ~ " " ' " 1 • 1 1 U 1 . . . _ • 1 o ~ .. . ,• 4 n u 1 r w 1 .. . 11 1 a , , , 1 , t 1 . . , ~r £ . : : : : : . . - - : . : : : ~ : : , ~ ~ = · - - - 1 - 1 n , ' f 4 d ~ • • 1 .. . . . . . . . . . - .. ~1 n o 1 • 1 M a o . . / .. ._ .U t , - s , l • , . . . , r . . , ~ f . . , _ u . ! l ■no . M r 1 , . 1 1 1 .. . . . . .. . . _ 1 J 1 1 1 1 1 J l ' l d - :t , : ; ; ~ i : ; , , ~ l " . i , • .. •h o l l r a q .. l, , _ l " t .. t . - . , 1 · 1 U . . , . - , o t m - , . . . . , , . i ■ l1 W 1 . C t= : - - ~ - - - - · · - ~ - - · · · - * ~~ ~ ; . ~ E ~ : : : : : . : • f ~ 1 , . , , , . , 1 1 u ~ - - l • l ■!' l ' " I • ~ .t Km . U r ' " " , , _ , . ~ l l l l l l . . . , . . l C l l " l t , - . . . , _ . • h b l . t n . J 11 . . , . . i , , _ . . . , . _ . . _ t u l l , r r p . " 1 • .. . . 1f / / , , . ! » " l l l l .. . . ft l l , , . . W • _ , . , f f l l l l l . .1 "" " " " . _ . _ . . , . , . _ , , . , t N 1 • 1 . _ .. ,, . . , , u - , - r n u . • , ' f t T . , 1 1 1 1 . , . . . . , _ , , . _ , _ . , . . • .. . . _ w : i , , . . n , l - r i t t e , . - t , , < t l - d 4 1 1 a t .. bl n - ) a 1 " ' • f l > f « . . . i l l l . . _ 1 ~; = ; ~ f l E ! E : : ~ ; ; : , ~ - , u t !. t i 1 : : ' t ~ ~ " - • w l t " " " ' ' ' - - 1 t . l , - t W l t o l r ! • U l ~ ! - 1 m 1 o 1 .. ~, . . . . " ' " " ' " .. . _" " • • r " ' .. 1 .. , .. ,_ .. ,. , u .. ~ ~ :: ~ : : : 1 : , a i l h n t 1 . . . . i n - , _ . . 1 - - ■ i. . , : W n w l M M L 1 , . . . , ■1■tn " ' " " " b o d J I W L .. . . . . tM f o l l .. . . . ll l t n l l i . '[ ~ ~ = : ~ : ~ = ~ = = : . = : : · : = ~ - ~ ~ ~ - ~ ~, : ; - _ , ~ . : , ~ ~ ' : ' ; ~ • = : . : : : .. . . r. r T R .. . ~. . . . _ . : n . , . 1 u - . . , . , . . , , . . . , . . , , , 1 . . . i " " ' n t t . , r • - . • - m . l s- c .. J. n t t .. . 1, 1 a . r 1 1 , , r n M l t i o a h 1 - n l • 1 ~ . - - - .. . . -- . . . . . . . , .. . . . 1■1 .. . . 11 ! 1 W l w n l d 1 ~ N ~ 1 1 > " f ' d . .I ~. . , . . , . . _ . . , . . , h J l ' O f K I I I O l o l 1 ' " ' " " " " . , , n " " l - a . 1 t 1 1 1 0 f 1 1 • ~ M • L t o , , , i f " ' ! ~ ' - r l ' - ! U l l f ~ .l l 1 1 i b l l n J • I • JI ! Lo o 1 1 1 d - O H 1 " " 1 l f t l k l . . . i .1 1 . t f l f ' l 1 : r , , . n : r . . , , , . . 1 1 1 1 • w > • 1 1 1 I !! =l i l U h _ . . _ . , , . _ , . . l f , < d l , f , . . , J b ' ! W f f l ' l l \ 1 1 ~ ~ 1 - . o f r l l f . O f . t l ~ 1: ; - . ; : - . i 1 , . . . r - 1 . . . - t o i t - l • f - . & . . . . - , l 1 r f l h r " ' • ' " " " " " ' . . . . . . . , . . . . , _ t . , . , _ , , w . , o 1 r , s i , , . , - , n n ~ l . w ; . r . .1 u . 1 ~~ G t m , r 1 1 1 1 . , . . . r , 1 1 • ' " ' - ' l t . 1 M l " t " " " ' i - i r L JW .. . , . ~ ~ 1 1 q ' " " " " ' " " " ' " o . . a . . . r . . . , . n - - " ' 1 - ,1 uu , , - r , 1 1 - - t r . _ . n t " - " ' - , " ' " . . , " ' " - ' " ! o o ~ a , • t t . 1 1 • • - l l f - , . r l l f 1 ~ 1 • ' " ' ' " ' ' J t l " " r i n t W J 1 1 n ! . - , , . . . . :~ ~ = = : ~ ~ = . z ; ~ - : : : ~ • , : ~ ~ i : ~ .. '7 . , ' : ; ' ; : : ~ ~ " 1 i . . . , 1~ r • w l l h 1 _ , , _ ~ .W b1 1 t 1 1 1 ! , o t r t T T " ' f . . _ . r , _ i . . m - , 1 n . . - r . . M . , . . . . . . . . l l n . , . 1 1 1 , t • " " ' , , . . _ _ , . i .. . . . . . ~ .. . . . ,, _ .. . ,_ . , l _ , , w f . . . , _ .n Du a " ' 1- 1 1 ~ . . r , t t w - . n u l l f o j f l t l l i , 1 - , . , m t w r r . , l l , , l i f l U I L 11 1 , ~ , .. . . . .. . . . . . . , . . u . r a 1 . s . P J 9 1 t d .. dl l l l n • " ' " ' ' " " " " ' ' . ' " " " ' ° " " " .. . . . . ,, .. . . . . . . ,t d t .. , •• ~~ : . . i . · , . , u .. •l l l l l " l - t r h o o ~r : = ~ , . : i ~ - : ; : ; : _ ' c : , ; ' , : . • a • 1 , . . . , t 1 1 1 1 . . , . i . t , , .. o- i l , " • . . - r " " " u i l ' p • t . l i \ .. .. . - t f t l l ' - , l t l o n . t - 1 .1 J Aa f l - l f " ' ° b " l ' l l n l l . k l . . , , , . , . . . , , , _ , f , l l p l l l t l , , _ " " ' 1 Q l , . f r . , , . . . . , . M : l f • f . , _ U N l 1 . r . t - . t l o , 1 • . t a " " " ' l l o o , - . 0 M t ~= ~ : = : : ! f ? . E 3 ~ : ' . . ~ ~ e ~ ~ . : ~ ~ : i ~ : = : : ~ ! . ' = ' : = . i ,1 ~l , . . l - . & n o • / M n l _ . . _ . , t t , o ~ , . . . . . . , _ , . .. r" " " 1 l ' . , _ a l l ~ • 1 n J o f f W . - . , o 1 1 . . . , . , m , 1 1 .. . po l " " " > M i - . , . J "- - " , . . , . c, , , t r . , . 1 , ~ U \ G , . . . . 1 , W . . f ' t W l 1 " " " ° ' , . , . . o t • ~ d t h ~ . . i f ' .. . . . . . . ., _ i . n , . . . •• ., . . . . . , . . _ . n . , I ' ) ' ~ i. - . o , . . . I I I J l l l ■d. .l Tl l ■ld t . l n f $, o l l , . . , , , . 1 1 t t ■ ll < l • t r l l l , , . , , . _ • t . , , _ " " t . _ - t _ • _ , . d " ' ° i . - - " < r r l o r 1 J. ld i . . , t 1 1 [# . , . ! ' , , j ) - - • t U . t . , , , 1 . , . . . l t " " ' " - S . h • l , I L 1 t m l r i l , r l . . t r - W j ~" " • H ~ ~ - ti k f i o T _ . , , l W . . , _ 1, - . ~ - ~ n - I :: . . I' ' " ' - - ~ - - - - - 1= 1= - - - · - Q. m - J Gn u . , _ . , . . . . . . , , - , , w . . , . . . , 1 ~ • .. . , 11 o . u 1 . . ; . n .- ~: ~ ~b i 11 1 ~ - - . .1 Li o - n, , _ . , . , , . n . , • • " - M ; i . n . . . U J . t w " " ' L W r l l f l h 1 ~ , , n , . . . . . , . . . _ . . , f l l , .. , .. ,, w • ; u . 1 .. ft ! M ., r. . t e i , i . ,- i . r t , . W l p W l l l h r l d L /. # r 1 , . : r . . « r , r 1 1 t 1 1 u l 1 1 1 • " - ~ l l l , . , , , a d 1 " ' l n L ,. , , . , , . . 1 u ■n1 n 1 1 . - , . t■11 1 u r . ) i f , . . . . . , . •M 4 1 . . . , . , . . . l • ~ J . w . t . . . . , . T • ' J ' ~ l l l o . .I WP l r P r t l " " ' ' - " - " " " - 1-w t - l .. "7 t , t .. . U, a . . i t _ . . r d l l . - n r . . l r M l h 4 . " " " " ' . . . . . U C , 1 t 1 r 1 , _ , _ l l \ a i l . - .. J\ . t ~ " " ' ': : : " , . - 1 1 g 1 ; 1 1 r - w w 1 , t l 1 o n . 1 1 1 , ; t , , . . . . , , , r . , , 1 r 1 • , • t t - 1 a i c . - ; , o 4 1 , . . . . . . , _ . i , . 1 1 u . .. a. n p o s t w . . , i . t . . , a . 1 1 ; 1 1 .. 4, 1 1 f . . - r " ' 1 r " " ,1 lb o l l • , . . . . . , . • , b 1 _ " ' , , . . . . . . , s t l • .. . . . . . -, , , . 1 , - n , r .. . . o1 1 , r W J 1 J O U o l . ~ • - l ~ . , . 1 ' • .. . . . . Pt ■1d f 1 1 « ' 1 1 1 1 - . . e; - . : . = - : = : . : r ! . - - . ; ! ' . - : . ' = : " ~ ~ ~ . . : : : ~ i . ; ~ ~ w i ~ ~ ~ ~ : . ; : : : . = : : : ! ! ! ; ! = ' . : . ' . . , . it ! : ~ ! " : . : : : . ; : : : : , : ; : - r · ' " .. . ,. , ~ _ , _ _ " _ , , , · . . . . , . . , . . , .. .. . . , . , 1 t .. 1, . . i . . c n ~ .. . . 1. r . , , . n K I " ' ,1 1 i a . , 1 .. o1 1 - " ' " " ' n • 1 o n . . . a 1 o " , _ . . , , . . , d , . . . . . _ . . n , . . , . , . , . . , - ■1. . , . . , .. . . . ,. . . , 1 1 - , o 1 1 r 1 1 1 o ~ , . , _ , , _ 1 1 . a . c . =~ : : , : : : . ~ : - .. -= - ~ ~ - = - ~ u : . = ! . : ~ ~ ~ _ , .. . . . . ., . . r ~ l l ■fl l • t u d n d l l ! ' U t l l o o l t .. . . . . n, 1 1 ' 1 .L l l ■ •r f j l \ i , o p !! . . " ; . ! : : , ~ = - l l = = j : ' ~ r ~ l l , r u . " ' , - , t l • - - 1 t - - - - - - - - - " " .1 1 ,n . , 1 & 1 . - w 1 1 1 . w 1 - 1 , .. 11 : n , . . , . , , . , 1 1 1 , r 1 b u . ~ 1 1 . . i r r t . n • , o • l 1 1 1 1 t . - ' , . • • _ _ . . . , . . , _ . . . r t . . 1 s . . . u , o r 1 1 1 , , l " ( l l n l . _ .1 1 1 .. , .. t. U . l • • • u u n . 1 1 1 r t ~ l . l ' l .. t• P I I P l l . , . . .. . . !l " l f l s \ Q . ~ l t w - , l l h r t l d a w l i ' W l ~ I .. .W - 1 I • .. . . . . . if :. : . : ! . = - ~ = = - : : ; : i . ' " ' ~ I N .. . d■wa . JJ lr , l n , 1 1 l M .. .. , . , f L Q l r . . U o r t , , 1 1 1 1 1 " " , . . . , . . _ . • t , , . . . , t W l l 1 , - t 1 d o ~ • l . , . , . . U , i 1 t 1 " ' 1 M .. . .d l l • o l l * . .7 An l , l r . U r ,7 J ,- , t . . . . . . . , . . . t . . . . t t ■ l, , , , w " " " " " - ' l ' \ " > l o l l . . , , . , _ h h f t . P ' l d ~ t r P f ~ ' 1 - J1 .. . , . , , . . . . t J f l a t t f l W l p f t t ■ 1p 1 ! S l n f ' W w l l l l l l . . r t i l ) l ~ 1 1 1 M , . - . - i 1 l l 1 b t . m o : f . .L I •1 1 1 1 - . ! T t " l _ . . .. ,. 1 1 , ~ , I O l a d , - t o ~ ~= = : ~ t ~ : : ; ~ : : : : . : t " t , Q , l t t r , , , o f ( ■- 1 - o f A T d " U I J , ., r i - , , . . . .. . 1. l , , u b ■, , !! . . ~ ~ • k f l l M l " " ' _ .. ., 1 h h o w , l , D l . . . . - .. ol u • ! , . . . , l l ■ll o a 1 »- ■ 1 . , , . . ~ .. . . ,, • .i, .. IN h l L W f , o r 1 f " " 1 l t . t o n 1 M r m . . i l '; ; . . , . ' : ! , . _ • . . - i n . . r . , . . . . . . n t t , , , 1 .. 1• • - " ° " ' t o n 1 r " " l l " " " ' 7 L l a ~ r , t m , q , i ~ l l " ~ , . u , r v , , i . , . . . . . , u ~ - z - - .u r. . . i l • • l t r - J i l • l a ( b u l l l 1 W o , f f k 6 " d . d l .. tn W t l l l t ' " " ' " " ( c f l l 1 l l t l ~ t t . . l n M l l • , l r c t l h d . ;• I 1, . . . u 1 ! , p - t . M o h 1 . . . , . M 1 , - l ! " • r t h l l o o ~ l • o f t t o o r w l l o l M l o d l o d l , k a t l l ~ o f l - , . . J W L . U 1 . , . l ~ l ' ~ .. . . ll . t tl t < o r l f .. . . . . . . lb t , n . , , . , - . 1 1 :: 1 ~ = ~ 1 ' : : a . i , r 1 1 1 d o n r , , . . . l . 1 ■.. n . , _ 1 . . . a i . . . . 1 1 n a . t n . . - d n . 1 ' ' " " " 1 ' t k . l l l N . . . , . ' - o u , ■, , - ■l. l l l l l l _ , , t - , • - ' ,_ , . _ , . . , _ , _ . . . 1 1 < n • - • t . , . - . l l l 1 1 J l h o ~ J . I M • d - l N • ~ d ~ 1 W . . l i l h l l . . t ,1 1 , i a 1 • 1 • F o n U ; o t i f , . . _ . . . . . ~ .. ,: : ; : : = ~ ~ ~ ~ ' 7 . : = ! ' ! " " ' ~ ~ ~ ! , l ~ ~ ~ : . . " : " ' r . ! 1i: : ! ! ' ~ i . : ~ : : : ! : . : ; " ; ! ' . = ! t .~ • = a ~ , r ; ~ ~ : : E ~ r r ~ : r = ~ = ; ~ E : : ~ r ~ ~ h : - t ~ ;1 u ,. . . . , . ' " , . . , . . , i . . , . . , . . . _ , . . . . , _ . d H l t u 1 . . w - i , . . . 0 1 u , - t r . . . . s , . . . , , . . , n . , , . . . JJ t h i .. . rt l t M 1 1 .X U l! & l ' t - - n r r l ' l , t ■1, , - . . . . . - ~ • .. . . . _, .. . . . . . . . . . . . . 1 .. ~1 , t • • • - - J I L h .. . . . ll l • l l t t o , ~ t , \ r " ' " " ' j W l l l l l , , ~ t' : " ~ = = ~ = n . t - , ~ . - i , , - . , , 1 - t o 1 n : 1 ■1t . • - w n n - t 1 V t - i . _ , . , . . , . . . . , . . . , _ , . _ __ , , , , , _ a - , r . . r . .S H c. t l o r w a l , - _ 1 1 1 . , _ 1 ' 1 1 • _ ~ ~ " ~ = . - : : ! ! ! : ! a : i ; : ; = ; 1 ; : ; ~ = = : . ~ .. . . -; - , 1 , t o y 1 o , 1 . . , . . , . _ ·· - ,U J w. , . . . , . h - ■-- - " 7 ' • - • • • . , . . _ . , . . , . . , . , , , . . _ t N N M > l l , t , , r m w , t n , . , . _ , . 4 , , . 1 u 1 1 a 1 1 , , , . . . u . . . f t r d - . ~ t• M • - ' " " • o & u o N .. . l• n - - - o a .. "" ' " ' .. " .. . Dw , - o f l , i t d - • n • l l • n , I • • " " " " " · -- ~ - h t \ L :& " ' 1 1 1 1 .. ;~ : . u ' : : , t : ' : ; ■-. : ! = : ~ ~ : : . , - : , : ~ . 1 : ' 1 ~ i ; : - - n - i . _ c . i n . , _ , 1 1 . , , . . 1 1 1 1 t .. . . . ,i - w ~ - ' " - " " ' _ _ . . . . l \ l l f l • .• . 1 a s , , .. . . . .. . 1) 1 , . , l l l l . l l l n ■,l , t d . , w t N l " ' 4 i l l l l ' I O f f l l ' " " I I I I J l l l ! o l l a l - ■~ , ,f l l ' \ r i ! l l l r i , l . l l l i \ \ - :m ~~ ~ . . : r . ~ r : . : : - " ~ = - ~ ~ : i - . ; ~ " : ! " . : , - : a ~ . : 1 - - - ~· ' : = : " . : . · . : r r : : ; - . = i . ~ : ~ ~ % ~ ; . . ! " ' . ! : w . - : . ' , · . . : . : - ~ = : - : : , _ .. . . . . . . "" .. "" - t r d . ,t u Pb o ! .. tc 1 l l 1 ' \ l d , f A l n .. . . . . . PI C l " - t 1 i t ■nl ' 1 1 h o M l . . , . . . . . 1 1 - • .. ._ . . . , " 1 " " ~ . l . o l f f l , a . .r u , . . , 1 r . . - . . . . . . , u - - . n , . , - " " " - " " ' ' - l U J . :: : : : : : : : = : ~ : f . l J l , l . . . , . . " " I I U L i . - 1 1 1 ! .. . . . ,u , , - . 1 . , . t l . ,. l ' b ' f l l . , . • l y , ~~ € ~ ¥ / ¥ ~ ; ; ~ ; ~ ; ~ ; : : ; ; : ~ : ~~ • = - ~ = ~ ' t i ' : . : I = ~ ~ = ~ : - ~ . ; . l o t > ' ) ' - t _ . . . , 1 , , t 1 1 , . . , . , i . , t r . , . - 1 1 H . , _ f 1 1 M t , • I J ~~ : = - = ~ ~ : . : : : : ; : - ~ ; : . : : : . · : . . : : = ; i = : : : : : : : : : : : : : .. . .! ! ' ~ = . " : l ! . ~ ~ : n . : ~ : : • : = : : . ~ = i l ~ l c l l . , u _ l t o i o l . u u • \ 1 • " " " T l i o r ~ ~~ * - 7 £ 1 , = : : . : : , : : : : : : : : : : : : = : : ' . ~ - ' - ' , r • l • w t l h k . - • f .I T" " 1 n . - 1 1 n a . 1 , .. ,. . l l l l h o l . . , , r - ' l o - , 1 o 1 < , l t • • l l l W . . l . . , , . . l • W . O ~ . . t . . C . o ! J r l ~ ~ U l ' d l • ~ I R l t . i - ) i , t . . . J t, , .. . . . . .. . , ' 1 , W l • • - l l ' l d 1 I O l • f J l . , l . . . _ .. . .r , , " ' . . - f r , . . . _ .1 1 - . W 1 h u l l ' - ' .. . . . . . ,. , . . , t m " " - J _ . , . ~ h r - ! . , . , . l l , , _ . t l " ' • l 1 f 1 1 1 " ' 1 , . , ~ r , , r 1 , . - , o 1 . .J "" .. . ~U " 1 d . l ~ f ' D ~ l l l l l : X C f f l m i . t . . M f l p R 1 o f . . . t i m a , . i . o n n 1 1 f " ' G ~ h o t l j l l i f l l l ' I W . . ;. l' J h l . l . . . . , r > P : .. . . . ,1 , 1 - h f l • • l 4 " 1 1 n . . W , i , . . i , ~ , . . . - • ~ 1 Q l c - . t - • • p f f l l - ' _ _ . 1 , - - , 1 - . ;. ! ; ' ; : : : ' : : ! ' " ' - ' • " " " l . . , i r \ f O d ! W • . , _ , ~ " ' 1 . . : t t ! . i t t l t l o r h ~ i . P ' f l ' t M - l o ! • • .. . . . II I I N ' l " " " " ' , l ; " ' . - , " ° " ' r ' .. ,, _ I , ;t "a , . . . . t > t • • t 1 , t q t h r , • : h 1 0 1 1 ~ t l " " l l - 1 f , r , . . , . w i , . . r r , , , - 1 . r. 1 .. 1, r n . . , .. 11 1 , / . . - " ' 1 ' 1 l t l l .. . . . nl o r , . .. . . . l- , , U t r , , . . , . Ur , S 1 1 1 . . i - i . . . - • • , _ . . . . _ . , , , . . , l l r 1 1 1 u l ! l u r r x t - l r . . . n i . , a t . - M l • - ' " " p l , l • l l l l f l r t ~ • - W t \ J 1 1 r 1 . . , _ , I , ~ .. . . . . . t, , o . . - i , 1f l U ' l , 1 , l U $ 1 , 0 T N l , l f f l l U , , U P f J ! l , l 1 • . . - i • ! 1 J l " l l l l l l ' D M < l • I J w .. 1, n . 1 1 1 ~ .. -. . , .. 1a . 1 1 " 1 . w . . . . n 1 1 1 1 , . . . . . . , , t < l l \ : l o o t u n l 1 " " " r " ' ' l l l , , ( f b ■t• l " " ' ' .. . r, h ! t , , l r w r t ~ o f l l M f • m i r « • D 1 ' 0 f • lh l l o o t t . , . _ r f t t . . f ' l l l ~ T _ l o o d j , o ; l ' " ~ t i , , . t , p t U • • l l f l l l l • h • " " ' " ~ h r i , f l o o t r • J \ 1 . . . . . . , r f l • l " ' " ' h w f l l a l • 1 ~ 4 f , . . , . l l l f l .. ro l - ~' ' " ' " - - ' , l • l " ' - • l w > l - , . - • l l f f t h o J l l , - - t l ' I " " " ' .t n- i - ■-M • , , . , . . - 1 , - o 1 m 1 , s . i i - . . . - 1 r. , 2 - i n 1 - . . . .. . . w. 1 w . , . i r 1 - . Jl l l l l ! f O ~ N t n u 1 1 - D L i . m - : l i u r t l l t n l l f f l o l i l f t r U l r 1 r C - . l L l ' t l h l 1 h C u t n l . l 1 l . J. ll l , t . - • .. u t 9 1 t , . l ) r t l r f r l l l ■lt l l f - 1 ■1W r l . r ! - , 1 l ~ . . . . , , . . . ~ . , - , , i . n . , , . . t . d t l 1 • d c l h ■r. . . . - i ,. . . . , i . . .. . . . . . . . __ ,. . . . . ~ I N 1 J , . . , , . , . . t t . . . , ) , J " " C d n d • d • • . . . . , _ , . . . . . , . , , . . , l 1 1 ■,a , , - . " " . , _ 1 l 1 " " " ' a , . , . . . . , , . . . . . . . . . . N l o a f f l 1 o 1 t ■, ,. . - , . o 1 .. ~l h n . j ~, t . D , f , ~~ ' . . . , " " l < r l Q < t 1 h . , , . _ 1 1 . ~ b .. . . . . ld n , , o 1 f t l l i . . , l r l > t 1 - o J , tt , i o t , . . . . . .. tl R I N l h - W _ , , , - - - 1 . i , _ t "' " .. . . . . . . . -1 o i - - 1 1 w 1 • 1 1 1 1 1 N ~ ) l 1 ' 1 ' • - ~ • t ~ 1 .. . . . . ,1 .. . ,. . . , •• ," " .. . . . J~ b n L ~ r • " ' I . C . ~ ' 1 . , " ' ( i . . . 1 1 " ' " Q , . 1 . l l l o 7 , 1 1 . . . . . , . . a L l t ■l, I . . . _ . , .l 11 • ~ • • t - . . . . , . , . 1 1 r . v t 1 w r t t l l l , . . l l ' l a l 1 ~ ,U l n ! l l l " " l • l ' • " . . . . - n o t 1 k 1 . t . ~ t l • l l l n . l ° " " " l - . 1 ■!1 n i " • " ' f ' h " l o f " " h • l ■,i .J " - , t l l m M W " " " " - i , .J . 1 "' " ' " " ' ~l l • l l ' l l r - , .. . in , - o J .. __ _ _ lf n l , . . . . , , .. 1: 1 1 u 1 1 N 1 - J , 1 1 1 1 - ■1J J r l 1 o t , 1 . i . . . , , t . t y l n 1 1 1 1 1 1 " ' 1 - ~ 1 d .. . r ~ 1 . . . . , . J 1 1 i . l " ' - J 1 . J l l l o u , . . . r - , o r . , . a , t l w , . M , j l , _ . . . . . . . , . . . , . . . . , , . " ' l . , . l l . . - - , i . . i , , 1 1 - t ~ l - 1 1 o p b f - J , . . _ t . , . J J r : n :: - . : : ; ; : : , . , u s ; : ~ " : = ~ ~ = - - ~ i ' t . ! : : ~ : = : : : . . " t : : . : ; ; : : : : . \ : ' : i : - ~ . : : : ; ~ : = ; ~ " ' l ~ i ! . " ~ ! ; ! ~ ~~ ~ i : : ! ' . i ~ - = - • ~ : ~ ! ' ; : . ' 1 , ; ; : : = t ~ . . i ; : r a • f • U , . . , - 1 n t • • i , - u 1 r u , r , n u " " ' - ., . . _ _ , E? r l : : : : · a e : : = : . : : : ~ . . . : : = = : ! ~ : f ~ ' = , i : : : : ~ = = ~ : = . ~ L ~= ~ ~ ; , ~ g 1 ~ f ; § 1 r & J ~ ; : : : : . ~ : . Jl 1r 1 - . . . . ~ . . . , I N M . o - n i 1 ' " " ' • l n t J l f l ~ • m t - l v l , _ l l n l l 1 , ' " " ' " " ' . , - . . . i - . . . t , , 1 ■1N ~ , . . . . , _ . _ ,t Cn u , h . 1 1 & . h U ! m t , t , ;~ : : ~ : : : ; . ; i : : : ~ : : : ~ ~ : : : ~ ; ; ;; ~ 2 : : 0 R : ~ : : : ~ ~ : . : : : : : : : ~ : : : : : : ~. o 1 ~ : : : ! i ; ; : ; : ' j .. . . . ", . . - · ~ - r u . a . 1 w l u t ■,I J l l • l ~ - u , , " ' h o 1 , m r , ■-u l t o 1 " l u l a . l l " " .. "' ' " ' ' " " · " ' " ' " ~, ~ i : : . _ ~ , : ; : : . . . ~ i r . w . . . , , , 1 1 1 1 1 1 1 1 , . . , . . , ~ .. . "" .. . . . . . . "' .. ,. . . . _ w , ; . 1 1 1 . . , . , 1 1 1 r • • . . : 1 • i . . . o . . . i " " " . c . . - . 1 , , :: : = - ; . ~ = ~ : = = = ~ " : . : : : : . : = ~ : r ! : ! ! = i : : ~ ~ r = , 0C . P V ! l ( ! l l " ' ~ d . J h k ~ l n c • " ' d n . l r n l t , 1 > e p1 1 1 p a t t y l l f ' - 1 l l . M T , d r a p 1 1 J o / O l t t a d : U T M 1 m a y n a , : b • n" P 1 U d 1 1 m t 1 1 r . . . l ' l l l 1 1 r W ! • r i , 1 1 1 ; - a a w 1 1 h c u t t h 1 l r p , m n l l d 1 1 1 1 . M2 LA N D S C A P E AR C H I T E C T U R E #2 2 0 - 2 6 Lo m e Me w s Ne : w We s t m i n s t e r , Br i t i s h Co l u m b a V3 M 3 L 7 Te l : 60 4 . 5 5 3 . 0 0 4 4 Fa x : 60 4 . 5 5 3 . 0 0 4 5 Em a i l : of f i c e @ m 2 l a . c o m PR O J E C T : ~ 12 2 2 9 TO W N H O U S E 12 2 2 9 , 12 2 1 1 22 8 T H ST R E E T , MA P L E RI D G E . BC LA N D S C A P E SP E C / F I C A / T O N S DA l t : O' T ~ LS OF S ~- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ ; : J ~ / ~ ~ : : ! . : ! j ~ M2 L A P n O J E C T " N U M B ~ 21 - / U I ) Re s p o n s e to Ma p l e Ri d g e AD P Co m m e n t s It e m No . Ma p l e Ri d g e Co m m e n t / Ar c h i t e c t u r a l Co m m e n t s I 1 Su g g e s t ex t e n d i n g us e of wo o d pa n e l s to gr o u n d le v e l ac c e s s of co r n e r un i t s 2 En s u r e dr i v e w a y wi d t h s , tu r n i n g ra d i u s e s an d ha m m e r h e a d s al l o w fo r ap p r o p r i a t e ve h i c u l a r mo v e m e n t , in c l u d i n g ga r b a g e tr u c k s 3 En s u r e pa r k i n g st a l l s me e t th e Ci t y of Ma p l e Ri d g e zo n i n g by l a w 4 Be d r o o m ov e r h a n g on se c o n d fl o o r ov e r th e ba l c o n i e s to co n s i d e r ha v i n g ar c h i t e c t u r a l el e m e n t s , i. e ., co r b e l La n d s c a p e Co m m e n t s 5 Su g g e s t ex p l o r i n g op p o r t u n i t i e s to in t r o d u c e ad d i t i o n a l pe r m e a b l e pa v e r ar e a s 6 Su g g e s t pr o v i d i n g di r e c t co n n e c t i o n fr o m th e pe d e s t r i a n me w s to th e am e n i t y ar e a En g i n e e r i n g 7 A ne w cu r b an d gu t t e r ma y be re q u i r e d to be in s t a l l e d ac r o s s th e fr o n t a g e - se e co m m e n t un d e r it e m 2. 8 22 8 St r e e t is cu r r e n t l y co n s t r u c t e d bu t no t to th e co l l e c t o r st r e e t st a n d a r d as ou t l i n e d in th e Ci t y ' s Su b d i v i s i o n & De v e l o p m e n t By l a w . In ad d i t i o n , 22 8 St r e e t no r t h of 12 2 Av e n u e is id e n t i f i e d as a bi k e ro u t e . Th e ap p l i c a n t ' s ci v i l en g i n e e r wi l l ne e d to re v i e w th e fr o n t a g e of th i s si t e to de t e r m i n e If a pa r k i n g la n e ca n be ac c o m m o d a t e d as we l l as re v i e w th e in t e r s e c t i o n to de t e r m i n e if a cr o s s w a l k is wa r r a n t e d . Th i s wi l l ne e d to be de t e r m i n e d pr i o r to th e ap p l i c a t i o n pr o c e e d i n g to 2n d re a d i n g . Th e d e s i g n en g i n e e r ca n co n t a c t th i s de p a r t m e n t to di s c u s s fu r t h e r . Re s p o n s e / Re s o l u t i o n Th e Ce d a r be c a m e ov e r p o w e r i n g in te r m s of de s i g n wh e n we tr i e d he n c e no t pr o p o s i n g to do th a t . Co n f i r m e d Co n f i r m e d We tr i e d an d re q u i r e d to do mo r e th a n ju s t th e el e m e n t s to co m p l e m e n t in a de s i g n , he n c e no t pr o p o s i n g to do he n . Ov e r ti m e th e s e do n ' t wo r k an d ar e a ma i n t e n a n c e pr o b l e m we su g g e s t a li n e a l bi o - f i l t r a t i o n tr e n c h al o n g th e wa l k w a y s . It is vi a b l e & we ha v e co m p l i e d . At th e ti m e of de t a i l e d de s i g n . De e m e d un n e c e s s a r y by Ty s o n Ba k e r . Pr o j e c t No . 20 2 0 - 4 3 2 RZ / D P / D V P Da t e d 20 2 2 - 0 7 - 2 1 Pa g e 1 of 4 )> -0 -0 m 2 C >< -n Re s p o n s e to Ma p l e Ri d g e AD P Co m m e n t s 9 Ne w sa n i t a r y se r v i c e co n n e c t i o n is re q u i r e d . Th e ex i s t i n g 15 0 m m di a m e t e r AC ma i n on 22 8 St r e e t do e s no t me e t cu r r e n t cr i t e r i a fo r si z e an d ma t e r i a l an d mu s t be re p l a c e d ac r o s s th e fr o n t a g e . Th e ap p l i c a n t wi l l be re q u i r e d to ha v e th e Ci t y ' s sa n i t a r y se w e r sy s t e m mo d e l l e d at th e i r co s t to co n f i r m si z i n g an d do w n s t r e a m ca p a c i t y . An y up g r a d e s id e n t i f i e d th r o u g h th i s an a l y s i s th a t ar e re q u i r e d to su p p o r t th e de v e l o p m e n t wi l l ne e d to be in c l u d e d in th e ci v i l de s i g n pa c k a g e an d co n s t r u c t e d at th e ap p l i c a n t ' s co s t . Th e fo l l o w i n g li s t of co n s u l t a n t s ha v e be e n pr e - ap p r o v e d to us e th e Ci t y 's mo d e l : Ap l i n & Ma r t i n , Ge o A d v i c e , Wa t e r s t r e e t , We d l e r , an d WS P . Th e Ci t y wi l l ac c e p t ap p l i c a t ion s fr o m ot h e r co n s u l t a n t s up o n pr o v e n ex p e r i e n c e wi t h mo d e l i n g . Th e an a l y s i s re p o r t mu s t be fo r w a r d to th i s de p a r t m e n t fo r re v i e w pr i o r to th e su b m i s s i o n of de s ign dr a w i n g s . 10 A se p a r a t e d si d e w a l k is to be co n s t r u c t e d ac r o s s th e si t e ' s fr o n t a g e 11 Th e r e is an ex i s t i n g 45 0 m m co n c r e t e gr a v i t y ma i n al o n g 22 8 St r e e t th a t ca n be us e d to se r v i c e th i s si t e . Th e ap p l i c a n t ' s ci v i l en g i n e e r wi l l ne e d to pr o v i d e a ca t c h m e n t an a l y s i s of th e dr a i n a g e sy s t e m to de t e r m i n e if th e ex i s t ing sy s t e m ha s ca p a c i t y to su p p o r t th e de v e l o p m e n t . An y do w n s t r e a m up g r a d e s id e n t i f i e d wo u l d be at th e ap p l i c a n t ' s c o s t . A pr e l i m i n a r y st o r m w a t e r ma n a g e m e n t pl a n da t e d Ja n u a r y 26 , 20 2 2 ha s be e n pr o v ide d an d do e s no t me e t th e 3 ti e r re q u ire m e n t fo r st o r m w a t e r ma n a g e m e n t as ou t l i n e d in th e Ci t y ' s de s i g n cr i t e r i a ma n u a l . No n e of th e ro o f ru n o f f ha s be e n de t e c t e d to on - s i t e in f i l t r a t o r s to ad d r e s s th e re q u i r e m e n t to re t a i n th e Ti e r A ev e n t on si t e . Al s o , th e on - si t e im p e r v i o u s su r f a c e s sh o u l d be gr a d e d to la n d s c a p i n g to pr o v i d e d ad d i t i o n a l re t e n t i o n an d wa t e r qu a l l t y tr e a t m e n t be f o r e be i n g di r e c t e d in t o th e st o r m sy s t e m . Fo r Ti e r C th e l0 y r ev e n t ne e d s to be co n t r o l l e d to th e po s t - d e v e l o p m e n t co n d iti o n an d no t th e fo r e s t e d co n d i t i o n . Th e st o r m w a t e r ma n a g e m e n t pl a n wi l l ne e d to be ac c e p t e d by th is de p a r t m e n t pr i o r to th e ap p l i c a t i o n pr o c e e d i n g to 2 re a d i n g . 12 A st r e e t li g h t de s ign is re q u i r e d fo r th e we s t s i d e of 22 8 St r e e t ac r o s s th e si t e ' s fr o n t a g e us i n g LE D li g h t i n g . Th e ap p l i c a n t ' s li g h t i n g pr o f e s s i o n a l wi l l ne e d to re v i e w th e ex ist i n g li g h t i n g on 22 8 St r e e t an d 12 2 Av e n u e to de t e r m i n e th e ul t i m a t e li g h t i n g ne e d s on th e we s t s l d e of 22 8 St r e e t . Th e li g h t i n g pr o f e s s i o n a l ca n co n t a c t th i s de p a r t m e n t fo r de t a i l s re l a t e d to fi x t u r e in f o r m a t i o n . 13 A St r e e t tr e e pl a n is re q u i r e d to be su b m i t t e d with th e ci v i l de s i g n pa c k a g e . Th is is to be se p a r a t e fr o m th e on - s i t e la n d s c a p e pl a n . Do n e by Ge o a d v i c e At ti m e of de t a i l e d dr a w i n g s Wi l l pr o v i d e to en g i n e e r i n g At th e ti m e of th e de t a i l e d dr a w i n g s - we wi l l ne e d to hi r e Br i g h t St r e e t i n g to do a de s i g n . At th e ti m e of de t a i l e d de s i g n . Pr o j e c t No . 20 2 0 - 4 3 2 RZ / D P / D V P Da t e d 20 2 2 -07 -21 Pa g e 2 of 4 Re s p o n s e to Ma p l e Ri d g e AD P Co m m e n t s 14 15 16 17 18 19 Th e si t e mu s t be se r v i c e d by un d e r g r o u n d ut i l i t i e s - se e al s o co m m e n t un d e r it e m #1 8 Th i s de p a r t m e n t mu s t be in re c e i p t of ac c e p t e d 3' d pa r t y ut i l i t y de s i g n dr a w i n g s pr i o r to pr o c e e d i n g to co n s t r u c t i o n . Th e r e is an ex i s t i n g 20 0 i n i n du c t i l e ir o n wa t e r m a l n al o n g 22 8 St r e e t to se r v i c e th e si t e . ho w e v e r th e ap p l i c a n t wi l l be re q u i r e d to ha v e th e Ci t y ' s wa t e r sy s t e m mo d e l l e d at th e i r co s t to co n f i r m si z i n g an d do w n s t r e a m ca p a c i t y . An y up g r a d e s id e n t i f i e d th r o u g h th i s an a l y s t s th a t ar e re q u i r e d to su p p o r t th e de v e l o p m e n t wi l l ne e d to be In c l u d e d in th e ci v i l de s i g n pa c k a g e an d co n s t r u c t e d at th e ap p l i c a n t ' s co s t . Th e fo l l o w i n g li s t of co n s u l t a n t s ha v e be e n pr e - a p p r o v e d to us e th e Ci t y ' s mo d e l : Ap l i n & Ma r t i n , Ge o A d v i c e , Wa t e r s t r e e t , We d i er , an d WS P . Th e Ci t y wi l l ac c e p t ap p l i c a t i o n s fr o m ot h e r co n s u l t a n t s up o n pr o v e n ex p e r i e n c e w ith mo d e l i n g . Th e an a l y s i s re p o r t mu s t be fo r w a r d to th i s de p a r t m e n t fo r re v i e w pr i o r to th e su b m i s s i o n of de s ign dr a w i n g s . Co n f i r m e d Do n e by Ge o a d v i c e It ne e d s to be co n f i r m e d if an y un d e r g r o u n d fu e l st o r a g e ta n k s ar e pr e s e n t on th e I No un d e r g r o u n d fu e l st o r a g e ta n k s ar e pr e s e n t pr o p e r t y . If so th e y wi l l ne e d to be re m o v e d ac c o r d i n g to th e Fi r e Pr e v e n t i o n By l a w . Th e ap p l i c a n t wi l l be re q u i r e d to su b m i t a re p o r t pr e p a r e d by a qu a l i f i e d ge o t e c h n i c a l I Cu r r e n t l y un d e r w a y en g i n e e r re g a r d i n g th e ev a l u a t i o n of 22 8 St r e e t ' s as p h a l t an d ro a d ba s e . Up g r a d e s to 22 8 St r e e t ma y be tr i g g e r e d by th e re s u l t s of th i s re p o r t . A ge o t e c h n i c a l In v e s t i g a t i o n fo r so i l co r r o s i v e n e s s is to be ca r r i e d ou t in ac c o r d a n c e wi t h th e 10 po i n t AW W A Cl 0 S ev a l u a t i o n fo r al l pr o p o s e d pi p e s . If th e so i l s ar e ex p e c t e d to be co r r o s i v e , th e n me a s u r e s mu s t be ta k e n In th e de s i g n an d co n s t r u c t i o n of th e pi p e l i n e to pr e v e n t th e co r r o s i o n pi p e l i n e an d ap p u r t e n a n c e s . Co r r o s i o n pr o t e c t i o n me a s u r e s mu s t be re v i e w e d by th i s de p a r t m e n t . So m e of th e id e n t i f i e d wo r k s ab o v e ma y qu a l i f y un d e r th e Ci t y ' s cu r r e n t Ex c e s s Ca p a c i t y / E x t e n d e d Se r v i c e s Po l i c y . Th i s sh o u l d be re v i e w e d by th e ap p l i c a n t ' s en g i n e e r wh o ca n di s c u s s wi t h th i s de p a r t m e n t at th e ti m e of de s i g n su b m i s s i o n . De p e n d s on wh a t up g r a d e s ar e ev e n t u a l l y re q u i r e d - th i s co m e s af t e r th e de t a i l e d de s i g n is do n e an d th e co s t s kn o w n Th e Ci t y re q u i r e s ap p r o x i m a t e l y S. 0 m of ro a d de d i c a t i o n al o n g 22 8 St r e e t fr o n t a g e to me e t I Co n f i r m e d th e 20 .0m ro a d wi d t h re q u i r e d un d e r th e cu r r e n t Su b d i v i s i o n & De v e l o p m e n t By l a w . Pr o j e c t No . 20 2 0 - 4 3 2 RZ / D P / D V P Da t e d 20 2 2 - 0 7 - 2 1 Pa g e 3 of 4 Re s p o n s e to Ma p l e Ri d g e AD P Co m m e n t s 20 A se r v i c i n g es t i m a t e fo r th e of f - s i t e wo r k s mu s t be pr e p a r e d by th e de s i g n en g i n e e r on c e th i s de p a r t m e n t ha s ac c e p t e d th e of f - s i t e se r v i c i n g de s i g n . 21 Th e de v e l o p m e n t ex e m p t un d e r th e cu r r e n t Su b d i v i s i o n & De v e l o p m e n t by l a w fr o m co n v e r t i n g th e ex i s t i n g ov e r h e a d ut i l i t i e s to un d e r g r o u n d . Ho w e v e r , fr o n t a g e up g r a d e s ma y re q u i r e th e re l o c a t i o n of th e ex i s t i n g ov e r h e a d ut i l i t y an d un d e r g r o u n d i n g sh o u l d be co n s i d e r e d . 22 Al l wo r k s mu s t be In ac c o r d a n c e wi t h th e Wa t e r c o u r s e Pr o t e c t i o n By l a w . Me a s u r e s to ad d r e s s wa t e r qu a l i t y mu s t be in c l u d e d In th e st o r m w a t e r ma n a g e m e n t pl a n . An Er o s i o n an d Se d i m e n t Co n t r o l pl a n fo r th e of f - s i t e wo r k s mu s t be in c l u d e d in th e ci v i l de s i g n pa c k a g e . 23 Th e si t e is pr o p o s e d to ha v e th e i r ac c e s s at th e in t e r s e c t i o n of 22 8 St r e e t an d 12 2 Av e n u e wh i c h wi l l ca u s e Is s u e s wi t h tr a f f i c mo v e m e n t s as we l l as wi t h a po t e n t i a l cr o s s i n g he r e - se e It e m #2 . Co n s i d e r a t i o n ne e d s to be ma d e to mo v e it we l l cl e a r of th i s in t e r s e c t i o n , pr e f e r a b l y al o n g th e so u t h pr o p e r li n e . 24 Th e pr e l i m i n a r y gr a d i n g pl a n sh o w s a 1. 2 m hi g h re t a i n i n g wa l l al o n g th e we s t pr o p e r t y li n e wh i c h wi l l li f t th i s si t e ab o v e th e ad j o i n i n g pr o p e r t i e s wh i c h is ge n e r a l l y no t su p p o r t e d by th e Ci t y ' s in f i l l po l i c i e s . If gr a d e tr a n s i t i o n ac r o s s th e si t e is a co n c e r n th i s co u l d be ad d r e s s e d on - s i t e wi t h a wa l l th a t st e p s do w n be t w e e n Bu i l d i n g 2 an d 3 to le s s e n th e im p a c t on th e ad j o i n i n g pr o p e r t i e s . 25 Th e ap p l i c a n t ' s ci v l l en g i n e e r is to su b m i t 3 se a l e d fu l l - s i z e d co p i e s an d a pd f co p y to th i s de p a r t m e n t . Th e d e s i g n en g i n e e r mu s t pr o Id e a co v e r i n g me m o co n f i r m i n g th a t th e de s i g n co n f o n u s in al l re s p e c t s to th e Ci t y ' s De s i g n an d Co n s t r u c t i o n Do c u m e n t s an d wi t h th e Ma s t e r Mu n i c i p a l Co n s t r u c t i o n Do c u m e n t s . If th e r e ar e ex c e p t i o n s re q u e s t e d th o s e mu s t be it e m i z e d an d a ra t i o n a l pr o v i d e d fo r st a f f co n s i d e r a t i o n an d re v i e w . Co n f i r m e d Co n f i r m e d Co n f i r m e d , at ti m e of de t a i l e d de s i g n Ow n e r / ar c h i t e c t ha v e re l o c a t e d th e ac c e s s as pe r th e la t e s t Re t a i n i n g wa l l de e m e d fe a s i b l e by mu l tip l e en g i n e e r s an d co n f i r m e d by th e Ci t y of Ma p l e Ri d g e to pr o c e e d . At th e ti m e of de t a i l e d dr a w i n g s . Pr o j e c t No . 20 2 0 - 4 3 2 RZ / D P / D V P Da t e d 20 2 2 - 0 7 - 2 1 Pa g e 4 of 4 March 6, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Annie Slater-Kinghorn Dear Ms. Slater-Kinghorn: Re: File#: 2020-432-RZ APPENDIXG ~ Scliool District 42 Maple Ridge & Pitt Meadows Learning Today, Leading Tomorrow Legal: Location: Lot: 8, Section: 20, Township: 12, Plan: NWP14396 Lot: 9, Section: 20, Township: 12, Plan: NWP14396 12211 228 Street 12229 228 Street From: RS-1 (Single Detached Residential) To: RM-1 (Low Density Townhouse Residential) The proposed application would affect the student population for the catchment areas currently served by Harry Hooge Elementary and Thomas Haney Secondary School. Harry Hooge Elementary has an operating capacity of 402 students. For the 2022-23 school year the student enrolment at Harry Hoage Elementary is 480 students (119% utilization) including 139 students from out of catchment. Thomas Haney Secondary School has an operating capacity of 1200 students. For the 2022-23 school year the student enrolment at Thomas Haney Secondary School is 1090 students (91 % utilization) including 550 students from out of catchment. Sine; Flavia Coughlan Secretary Treasurer The Board of Education of School District No. 42 {Maple Ridge -Pitt Meadows) cc: Louie Girotto, Director, Facilities Maryam Fallahi, Manager, Facilities Planning David Vandergugten, Assistant Superintendent School District No. 42 I Maple Ridge -Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 I Fax: 604.463.4181 Ka s 1 a n ~ J; 1 22 2 9 - T □ WN HO U S E S 1 22 2 9 1 22 1 1 22 8 S T MA P L E R I D G E , BC , CA N A D A . Ka a l a 1 1 A t 1 1 1 t l , c t w . ,., . . _° ' " " " .. . . . . . . tf M =~ i ! : - ' : U , !: : t : . : o i : : 12 2 2 9 • TO W N H O U S E S 1? : W , 12 2 1 1 ms r MA f l l . E RI O Q E . e: : : . CA A A D A CO V E R PA G E IS S U E D FO R DP RE V I S I O N S 72 ! 0 Q ;; ; ; • 1 1: , . 0 1 - 2 0 % . 3 1 ~ ~ 1 QR C , 8 ~"" "' "' "" DP - 0 . 0 2 4 :: t . : > 1J ~ tt , S< r DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O21-53O-RZ File Manager: April Crockett Official Community Plan or Zoning Bylaw Amendments: 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 RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED □ □ □ l~-maple,idge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7816-2021 11410 207 Street EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: April 18, 2023 2021-530-RZ cow An application has been received to rezone the subject property, located at 11410 207 Street from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill), to permit the future construction of a Fourplex. Council granted first reading to the Zone Amending Bylaw No. 7816-2021 on January 25, 2022. This application is in compliance with the Official Community Plan (OCP). Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,700.00 per ground-oriented dwelling unit; for an estimated total amount of $22,800.00, or such rate applicable at third reading of this application. This property is located within close proximity to the Fraser River Escarpment (FRE). The City is currently undertaking a risk assessment of the FRE to determine the suitability of increased densification along this corridor, the results of which may impact the current policies in place. Building permits will be subject to any policies or bylaws in place at the time of application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7816-2021 be given second reading, and be forwarded to Public Hearing; 2. 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) Road dedication on the lane and corner truncation as required; iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; iv) Registration of a Restrictive Covenant for Stormwater Management; v) Registration of a Restrictive Covenant prohibiting secondary suites; vi) Removal of existing building; 2021-53O-RZ Page 1 of 6 vii} In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and viii} That a voluntary contribution, in the amount of $22,800.00 ($5, 700.00/unit}, or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: OCP: Existing: Proposed: Surrounding Uses: North, South, and East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2021-530-RZ Tarel EI-Amoury Lot 1, District Lot 277, New Westminster District Plan 80557 Low Density Multi-Family Low Density Multi-Family Yes Hammond Area Plan Yes RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) Use: Zone: Designation: Use: Single-Detached Residential RS-1 (Single Detached Residential) Low Density Multi-Family Single Detached Residential Zone: Designation: RS-1 (Single Detached Residential) Single-Family & Compact Residential Single-Detached Residential Ground-Oriented Residential Infill (Fourplex) 928m 2 (0.23 acres) 114 Avenue (south) and lane (north). Each of the two accesses will serve two residential units and four parking spaces. Urban Standard No Yes Page 2 of 6 2. Project Description: The subject property, located at 11410 207 Street, is located at the northeast corner at the intersection of 207 Street, a collector road, and 114 Avenue, a local road, and also has access to the lane to the north (Appendix A and B). The existing lot is rectangular and relatively flat with trees located around the perimeter. The surrounding neighbourhood is characterized by single-family residential. The current application proposes to rezone the subject property from RS-1 (Single Detached Single Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the construction of a Fourplex (consisting of four three-bedroom units) (Appendix D). The four units combined provide an approximated total of 672.5 m2 (7,238.7 ft2 ) of floor area. The individual units have a range in size from 165.1 m2 (1,777.1 ft2 ) to 171.1 m2 (1,841.7 ft2), including an office and flex space on the basement level. The proposal includes dual access to the site, one access from the lane and one access from 114 Avenue (see Appendix D). Each of the proposed accesses will serve two of the four units, including two enclosed garages, each containing two parking stalls. The Fourplex frontage is oriented toward 207 Street to create an attractive street presence. Each unit has a pedestrian access to the main floor as well as a basement access to three of the units (additional basement access is located on the southern side of the building for one of the units). The design elements of the proposed Fourplex include variation and articulation of the roofline, brick veneer, horizontal cladding, gables and bay windows that lend to the unique local character of Hammond (Appendix E). Decorative fencing and landscaping create a separation from the street and provide privacy and separation between each unit. The primary outdoor amenity space has been provided in the form of a private patio for each unit. Planning Analysis: i) Official Community Plan: The subject property is located within the Upper Hammond Precinct of the Hammond Area Plan within the Official Community Plan (OCP) and is currently designated Low Density Multi-Family. The Upper Hammond Precinct comprises of the historic Port Hammond Area which includes a small commercial district and surrounding residential uses. The intent of this precinct is to accommodate new development and density while retaining and enhancing the unique heritage character of the area. The Low Density Mu/ti-Family designation supports the proposed development under the RT-2 zone and serves as transitional density to the Single-Family & Compact Residential designation to the west. Policy 3-22 outlines elements that should be present in development within this designation: 3-22 The following characteristics should be incorporated into all forms of development within the Low Density Mu/ti-Family designation: a) A site size and configuration that enables building orientation towards streets and /aneways wherever possible; b) Careful consideration of size, location and orientation of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and 2021-530-RZ Page 3 of 6 trees that are complementary to the existing mature landscaping that contributes to the neighbourhood character; c) Design that is sensitive to surrounding built form, particularly for buildings that are three (3) storeys in height; d) Parking for residents is provided in a concealed structure. The proposed Fourplex addresses these policies and the design reflects an orientation towards the street and steps down the massing to the lot to east by locating the access and enclosed garage along that portion of the site. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) (see Appendix C) to permit the construction of a Fourplex (see Appendix D). The minimum lot size for the current RS-1 zone is 668 m2 (7,190.3 ft 2) and the minimum lot size for the proposed RT-2 zone is 850 m 2 (9,149.3 ft 2 ). The proposed RT-2 (Ground-Oriented Residential Infill) zone permits a somewhat higher density than the single-family residential zones, but is generally reflective of the RS-1 (Single Detached Residential) zone in terms of building height and setbacks. This is consistent with the intent of this new zone to allow sensitive infill of additional dwelling units in existing single family neighbourhoods. The maximum height requirements for the fourplex housing form has been set to 8.0 m (26.2 ft), to fit within the context of established neighbourhoods, with a recognition that existing homes in the area were built to a lower height. The new RT-2 (Ground-Oriented Residential Infill) zone provides for the infill of ground-oriented residential buildings within established residential neighbourhoods in a form that will be incremental and sensitive to surrounding neighbourhood context. This new zone allows for dwelling units to be in one building with shared party walls to create triplexes or fourplexes. iii) Off-Street Parking and Loading Bylaw: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires two off-street parking spaces per dwelling unit in a fourplex. The proposed Fourplex meets these requirements by providing a total of eight parking spaces. One bicycle parking stall has been accommodated in the enclosed garage of each unit as outdoor bicycle parking has not been provided. iv) Development Permits: Pursuant to Section 8.13 of the OCP, a Hammond Area Plan Development Permit is required for all multi-family and commercial development located in the Hammond Area Plan to ensure that the new development fits with the unique character of the area. Additionally, the Ground Oriented Residential Infill Guidelines apply to all triplex, fourplex and courtyard developments and this application will be assessed against the relevant guidelines and design criteria. The application is subject to the Ground-Oriented Residential Infill Development Permit Area Guidelines which were adopted into the OCP on November 24, 2020. These guidelines provide applicants with information and examples of design principles for triplex, fourplex, and courtyard housing that align with the vision of the Official Community Plan. 2021-530-RZ Page 4 of 6 Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received and more details regarding the adherence of this project to the guidelines will be the subject of a future report to Council. A security for the landscaping will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. v) Advisory Design Panel: The application was initially reviewed by the Advisory Design Panel (ADP) at the meeting held on September 21, 2022 and the recommendations from this meeting have been addressed (see Appendix G). The application was resubmitted at the November 16, 2022 meeting and an additional details showing the achievable turning paths was requested (Appendix H). A detailed description of the projects form and character will be included in a future Development Permit report to Council. 3. Environmental Implications: An arborist report has been provided and reviewed. A total of 20 trees have been identified both on City property and on the subject site. Of these, 14 trees have been identified for removal as they conflict with the construction plan and six trees have been identified to be retained (including mature conifers located along the periphery of the site). Additionally, eight replacement trees have been proposed including four Japanese maple and four flowering dogwoods (Appendix F). 4. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Frontage upgrades to the applicable road standard . ii) Parks, Recreation and Culture Department: No concerns were noted at the time of referral. iii) Fire Department: No concerns were noted at the time of referral. 5. School District No. 42 Comments: A referral was sent to School District No. 42 and they provided a response on March 30, 2023, which is attached to this report as Appendix I. 2021-530-RZ Page 5 of 6 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7816-2021, and that application 2021-530-RZ be forwarded to Public Hearing. "Original Signed by April Crockett" Prepared by: April Crockett Planning Technician "Original Signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7816-2021 Appendix D -Site Plan Appendix E -Building Elevation Plans & Renderings Appendix F -Landscape Plan Appendix G -ADP Design Comments Appendix H -Proposed Turning Paths Appendix I -Response from School District 42 2021-530-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 6 of 6 en z[ > -- - -· (" ) D) 20 6 0 6 20 6 0 6 ro .. 20 6 0 3 1 1 1 -l o . 20 6 1 5 20 6 1 4 20 6 1 7 1 2 5 j, _ ; 20 6 1 6 01 0 20 6 2 4 20 6 2 3 20 6 2 2 20 6 2 1 / 2 3 0 20 6 3 1 20 6 3 1 ~ ,~ I ~I ~ gl ~I -~I (0 6 4 1 (, , I ) DA R T F O R D ST ~ m .. . . . . . . I I 20 6 5 7 .. . . . . . . "' " ' .. . . "' 20 6 5 8 Q .. . 20 6 6 5 20 6 7 0 20 6 6 5 20 6 6 8 20 6 7 5 20 6 7 5 20 6 7 6 20 6 8 0 20 6 8 3 "' I 12 0 6 8 3 1 .. . . . . . .. . . . . . . "' 1~ "' " ' 20 6 9 0 "' ~ .. . "' a, 0, " ' ~ -20 1 S T "' I~ I~ lw ~ 1g 2 I I I 0 " :: j ~ m .. .. N zo 0 N < -> . 5' J 01 N~ O' ~~ ~ 0 iJ 7J ~ -~ -0 CJ ~ 3 > 00 ~N m ,: : , .. wo ci " 6 -- - - J .. CD (/ ' ) -· a. -- - - J -- i ' <O :: : 0 -- - - J m ■ n ~m -- i OJ I m ~ iJ () :: : : i : : : : ~: : : : QC . , " " " ' ~ ;; : 2 0 6 0 6 / 1 2 20 6 1 8 / 2 0 20 6 2 2 .. . . "' !! ! I 20 6 5 6 20 6 6 0 / 6 4 20 6 7 4 / 8 4 ~ I~ I i 20 7 , 0 I 20 7 3 2 I 20 7 4 2 I 20 7 5 8 I I I 20 7 6 4 I 11 20 7 7 6 I 20 6 0 7 20 6 0 6 20 6 1 5 ~ I I 20 6 1 4 I ~ 20 6 2 3 ~ 20 6 2 4 m l- - - - - - 1 ~ - - - - - - , 20 6 3 1 20 6 4 1 20 6 5 7 20 6 6 5 20 6 7 5 .. . -~ l, ! I J / ; , : 7 12 0 7 3 3 - ·- I 20 / 4 / ~ 20 6 3 0 .. . ~ .. . . .. . "' Q 20 6 6 4 20 6 7 4 20 6 8 2 .. . ~ ~ m en -I 'T l ii i 20 6 0 7 20 6 1 5 G 20 6 2 3 ~ m 20 5 3 1 20 6 0 1 .. . 20 6 4 1 != ! .. . 0, Q 20 6 6 5 20 6 7 5 20 6 8 3 11 4 5 5 / 5 9 ~ i 12 0 , .. . . . 12 0 7 6 7 L_ j ~ I 20 7 3 2 I 20 7 4 4 12 0 7 7 9 20 7 5 6 20 7 6 7 181 \ z m .. . .. . ;: ; : ~ .. . 0, 0, .. . ;: ; : ~1 .. . 0, "' "' "' 20 7 4 0 ~I ~ 20 7 7 1 1- - - l> "t J "t J m :z C >< )> N Scale: 1 :2,500 APPENDIXB 11410 207 STREET PIO 013-097-971 PLANNING DEPARTMENT -----=---""',.. __ ltflil"'I FILE: 2021-530-RZ/DP DATE: Nov 3, 2021 mapleridge.ca BY:PC CITY OF MAPLE RIDGE BYLAW NO. 7816-2021 A Bylaw to amend Schedule 11A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXC WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as 11Maple Ridge Zone Amending Bylaw No. 7816-2021.'1 2. That parcel of land and premises known and described as: Lot 1 District Lot 277 New Westminster District Plan 80557 and outlined in heavy black line on Map No. 1940 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 'W attached thereto are hereby amended accordingly. READ a first time the 25th day of January, 2022. 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C • I I O ' JI I C l ' - . f f .. . . . . . . . ii - . : .. . . . . __ _ _ _ °" ' " " " ' . . _ . . · 1 U ii =• z1 1: ;l ! i i -• i; : : ; : o ~ o !, ~; ~ ~ f S Z il !: . § 1 : c l i er , 'I !: ; , E t ! :: 3 ; ~1 ! ~i ~ ~ g ~ "- ' ! ! pe s t o < ~ ii i ~ ~ ~ ~ ~I H I -- ~i ; i s Cf ) z 0 ~ w J w ~; r IS S I J E l ) F O R OE V E l . O P M E ) I T P E R M I T 4P L E X 1' ! ' 1 0 - - -• LT l ; : ; . A4 . o l )> -c -c m z C X m 'ONl'lV:>1 UJAO l:)ftJGl:>JW !IWL 1-.14 ltfOftHJl'IG 'tt~lY'lfv.tJlfGrN WVUI AJJ2 ll'f 'ot'lt II U ,aHOWQCN JJlhnlO) IIU. IUW AlifflO) Ol T'ltKU(Mnlt II \dJl,W) llll ffl/llA~IUOIHtllO'WOlfMl'IIUI.JUQMJa"'IOiH OM~1,1ltlt)v:n>fdUYil'Ol'W't10'U'~ SE>NIH30N3H ~I ICES , CONsUC<ING Lia Date: October 25th , 2022 City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Ms. April Crockett Planning Technician Dear: Ms. Crockett APPENDIXG TIDES Consulting Ltd. 213-3993 Henning Drive Burnaby BC V5C 6P7 Tel.: (604)3365080 Subject: ADP meeting application for DP Application No. 2021-530-RZ/DP During the last ADP meeting, the panel has the following comments. The response to each comment is shown below and is included on the updated set of drawings. Architectural Comments: • Confirm if two accesses are allowed according to City Bylaw o City of Maple Ridge Engineering Staff have reviewed and confirmed that two accesses is permitted. • Analyze the slope transitions at the vehicular entrances with City boulevard interface Analysis of the vehicular entering and exiting exit is included • Recommend to conduct a Traffic Analysis o Not required as the development will not generate more than 100 trips per day as per the Traffic Impact Assessment Guidelines • Recommend exploring color scheme for the brick cladding Architectural drawings are updated with colour schemes • Boxed windows are good features Boxed windows are maintained Landscape Comments: • Recommend reviewing width of driveway on lane in addition to visitor parking stall to ensure it complies with City Zoning Visitor parking stall is removed • Recommend reviewing grading and drainage as all sunken patios and garage entries appear to require additional draina·ge This will be addressed during the building permit submission • Plant material palette works well Thank you Ltr_Update_20221025 Page 1 October 25th, 2022 Ms. April Crockett Reference: ADP Meeting Application If you have any further comments, please do not hesitate to contact us. Best regards, Tarek EI-Amoury, Ph.DP.Eng. Struct.Eng Director of Engineering Attachments: Updated Architectural Drawings Updated landscape drawings \\ 192.168.1.11\Udes_general\projects\201053-fourplex -11410 207 st mr\01 _admlnstratlon\04_to clly\adp-re-submlsslon-nov 2022\llr_update_20221025.docx Page 2 of 2 March 30, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: April Crockett Dear Ms. Crockett: Re: File #: Legal: Location: From: To: 2021-530-RZ Lot 1, D.L. 277, Plan NWP80557 11410 207 STREET RS-1 (Single Detached Residential) APPENDIX I &-2 School District 42 · , Maple Ridge & Pitt Me11dows Learning Today, Leading Tomorrow RT-2 {Ground-Oriented Residential Infill) The proposed application would affect the student population for the catchment areas currently served by Maple Ridge Elementary and Westview Secondary School. · Maple Ridge Elementary has an operating capacity of 4 71 students. For the 2022-23 school year, the student enrolment at Maple Ridge Elementary Is 453 students (96% utilization) Including 149 students from out of catchment and 149 French Immersion students. Westvlew Secondary has an operating capacity of 1200 students. For the 2022-23 school year, the student enrolment at Westvlew Secondary Is 722 students (60% utilization) including 129 students from out of catchment. Sincerely, Flai!,la~ Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows) cc: Louie Glrotto, Director, Facllltles Maryam Fallahl, Manager, Facilities Planning David Vandergugten, Assistant Superintendent School District No. 42 I Maple Ridge -Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 I Fax: 604.463.4181