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2023-10-17 Public Hearing Agenda and Reports.pdf
Page 1 of 3 CITY OF MAPLE RIDGE 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 (q̓ic̓əy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼən̓) First Nation. 2) BUSINESS 2.1 Application 2023-281-RZ Allowing Larger Detached Garden Suites on Residential Lots The subject application is to permit the total gross floor area of Detached Garden Suites to be a maximum of 140 m2 or 15% of the lot area, whichever is less. a) Zone Amending Bylaw 7866-2022 First Reading: September 5, 2023 Second Reading: September 5, 2023 Purpose: To permit the total gross floor area of Detached Garden Suites to be a maximum of 140 m2 or 15% of the lot area, whichever is less. PUBLIC HEARING AGENDA October 17, 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 including 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://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, October 17, 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-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. This Agenda is also posted on the City’s Website at: https://mapleridge.primegov.com/public/portal City of Maple Ridge Public Hearing Agenda October 17, 2023 Page 2 of 3 2.2 Application 2022-034-RZ 11926, 11936, 11946, 11956 236 Street and 23638 Dewdney Trunk Road Lot 48 Section 16 Township 12 New Westminster District Plan 20770; Lot 47 Section 16 Township 12 New Westminster District Plan 20770; Lot 46 Section 16 Township 12 New Westminster District Plan 20770; Lot 45 Section 16 Township 12 New Westminster District Plan 20770; and Lot 3 Except: Part Dedicated Road on Plan LMP3164; Section 16 Township 12 New Westminster District Plan 10361 The subject application is to permit the rezoning to allow a future subdivision into one RM-1 lot and three R-2 lots and the future construction of a townhouse development with 52 market strata dwelling units. a) Zone Amending Bylaw No. 7852-2022 First Reading: May 10, 2023 Second Reading: September 5, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential to the RM-1 (Low Density Townhouse Residential) and R-2 (Single Detached (Medium Density) Urban Residential). 2.3 Application 2022-293-RZ 21511 and 21521 Exeter Avenue Lot 235 & 236 District Lot 244 New Westminster District Plan 46774 The subject application is to permit the rezoning to allow a future subdivision of three lots. a) Maple Ridge Zone Amending Bylaw No. 7881-2022 First Reading: October 11, 2022 Second Reading: September 5, 2023 Purpose: To rezone the subject property from RS-1a (Single Detached (Amenity) Residential) to R-4 (Single Detached (Infill) Urban Residential). 2.4 Application 2021-471-RZ 22582, 22588, 22596, 22606 and 22610 121 Avenue Lot 2 Section 20 Township 12 New Westminster District Plan 8843; Lot 3 Section 20 Township 12 New Westminster District Plan 8843; Lot 1 Section 20 Township 12 New Westminster District Plan 9446; Lot 2 Section 20 Township 12 New Westminster District Plan 9446; Lot 3 Section 20 Township 12 New Westminster District Plan 9446 The subject application is to permit the rezoning to allow the future construction of a 5-storey apartment building with 87 market strata dwelling units. a) Maple Ridge Zone Amending Bylaw No. 7810-2021 First Reading: December 14, 2021 Second Reading: September 26, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RM-3 (Medium/High Density Apartment Residential) to allow the future construction of a 5-storey apartment building with 87 market strata dwelling units. City of Maple Ridge Public Hearing Agenda October 17, 2023 Page 3 of 3 2.5 Application 2023-016-RZ 20000 Stewart Crescent Parcel A District Lot 280 Group 1 New Westminster District Reference Plan LMP22088 The subject application is to facilitate the re-development of the subject site for the expansion of the E-One Moli Energy facility. a) Maple Ridge Zone Amending Bylaw No. 7908-2023 First Reading: February 28, 2023 Second Reading: September 26, 2023 Purpose: To rezone the subject property from M-3 (Business Park Industrial) to CD-2-23 Comprehensive Development to facilitate the expansion of the E-One Moli Energy Facility. The expansion includes a one-storey industrial building, including two levels of mezzanine space with a total floor area of approximately 61,256 m2, a seven-storey office/research and development building with a total floor area of approximately 9,118 m2, and a stand-alone five-storey above-ground parking facility. City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer First and Second Reading Zone Amending Bylaw No. 7866-2022 MEETING DATE: September 5, 2023 FILE NO: 2023-281-RZ MEETING: CoW Allowing Larger Detached Garden Suites on Residential Lots EXECUTIVE SUMMARY: Detached garden suites (DGS) are a valuable housing form that supports housing diversity in Maple Ridge. DGS's can assist with homeownership attainability as these forms can be mortgage helpers and can also contribute to the community's rental stock. At the July 11, 2023, Council Workshop, Council received information about potentially amending the Zoning Bylaw to allow larger DGSs in zones that already allow DGSs. At this July Workshop meeting, Council passed the following resolution: THAT staff bring forward amendments to the Zoning Bylaw to permit detached garden suites up to 140m2 (1,500 ft2) or 15% of the Jot area, whichever is Jess, in the following zones: A-1, A-2, A-3, A- 4, RS-1, RS-1a, RS-1b, RS-1c, RS-1d, RS-2, RS-3, and SRS. This report provides an overview of the proposed Zone Amending Bylaw No. 7866-2022 (Appendix A), which would increase the maximum gross floor area of DGSs from 90 m2 to 140m2 or 15% of the lot area, whichever is less. These changes will not expand where DGSs are allowed in Maple Ridge and would not affect properties within the Agricultural Land Reserve. Allowing larger DGSs algins with the Official Community Plan and Council's Strategic Plan as it supports "age-in-place" concepts as well as provides a better variety of DGS sizes and number of bedrooms where there is already infrastructure in place in order to help build a more liveable community. Expanding the DGS program is also supported by the Housing Action Plan and the findings within the Housing Needs Report. The Housing Needs Report emphasized that seniors looking to downsize and remain in the community have limited options and that DGSs could provide a suitable ground-oriented option for seniors who are not interested in apartment-style living. RECOMMENDATION: That Zone Amending Bylaw No. 7866-2022, to permit the total gross floor area of Detached Garden Suites to be a maximum of 140m2 or 15% of the lot area, whichever is less, be given first and second reading and forwarded to Public Hearing. 1.0 BACKGROUND 1.1 Recent Work At the April 26, 2022, Council Workshop, staff presented eleven regulatory options that were explored during the public consultation and review of accessory dwelling unit regulations in 2017 as well as the Detached Garden Suite Pilot Project (2018-2020). At the April Workshop meeting, Council directed staff to bring forward a report with detailed information to potentially allow larger Detached Garden Suites (DGSs). DOC#3490875 Page 1 of 4 At the July 11, 2023, Council Workshop, a report was presented that proposed changes to the Zoning Bylaw to allow DGSs up to 140m2 (1,500 ft2) or 15% of the lot area, whichever is less, in zones that already allow DGSs. In this report, it was discussed how this change to the Zoning Bylaw would largely affect properties within the Urban Area Boundary as there are approximately 11,500 properties in total that are eligible to build a larger DGS and approximately 10,000 of these properties are within the Urban Area Boundary. At thatJuly 11, 2023, Council Workshop, Council directed staff to bring forward amendments to the Zoning Bylaw to permit detached garden suites up to 140m2 (1,500 ft2) or 15% of the lot area, whichever is less, in zones that already permit DGSs. The purpose of this report is to present Zone Amending Bylaw No. 7866-2022 (Appendix A), which would increase the maximum gross floor area of DGSs from 90 m2 to 140m2 or 15% of the lot area, whichever is less. 1.2 Housing Policy Alignment Maple Ridge's Official Community Plan (OCP) reflects the community's long-term vision to become more vibrant and prosperous, offering residents stable and special neighbourhoods, thoughtful development, and respect for the built and natural environment. Through the OCP housing policies, the need to provide a mix of housing types, densities, and attainable options is recognized. To meet the diverse residential needs of local residents, the OCP housing policies are intended to help: • Accommodate growth through infill by promoting housing types and tenures to support diverse needs, lifestyles, and preferences (Policy 3-1), by considering disparities in age, income, and mobility; • Support the provision of rental accommodation and encourage the construction of rental units that vary in size and number of bedrooms (Policy 3-31); and • Encourage housing that incorporates "age-in-place" concepts and seniors housing designed to accommodate special needs (Policy 3-33). On September 30, 2014, Council endorsed the Housing Action Plan, which identifies strategies and actions to enhance the OCP policy direction for affordable, rental, and special needs housing. Creating new rental housing opportunities and expanding the detached garden suite (DGS) program are two endorsed strategies from the Housing Action Plan that relate DGSs. On February 9, 2021, Council received a Housing Needs Report, which provided an understanding of current and anticipated housing needs within Maple Ridge. The Housing Needs Report found that Maple Ridge has limited housing diversity, as over half of the housing stock is single-detached dwellings, and for seniors looking to downsize and remain in the community, there are limited options. The Housing Needs Report notes that DGSs may provide a suitable ground-oriented option for seniors who are not interested in apartment-style living. The findings of the Housing Needs Report support the objectives and policy direction of the Official Community Plan as well as the strategies and goals within the City's Housing Action Plan. 1.3 Upcoming Housing Work At the January 24, 2023, Council Workshop, Council received a report that provided background on Maple Ridge's housing policies. The report identified the need to update to the Housing Needs Reports statistics to reflect the changes in the housing market since 2019. The work to update the housing statistics is currently underway and is anticipated to be completed by the end of this year. Following the completion of the housing statistics, a refresh of the City's Housing Action Plan is anticipated to begin later this year. A report outlining the updated housing statistics and refresh of the Housing Action Plan is anticipated to be before Council in early 2024. DOC# 3490875 Page 2 of 4 2.0 DISCUSSION: This section provides an overview of the Zoning Bylaw changes proposed through Zone Amending Bylaw No. 7866-2022 (Appendix A). 2.1 Current DGS Zoning Bylaw Regulations The Maple Ridge Zoning Bylaw No. 7600-2019 regulates detached garden suites (DGS) in terms of where this form can be located in the City, the size of the suite, the number of required parking spaces, private outdoor space, and where the suite can be situated on the lot. Under current Zoning Bylaw requirements, a DGS cannot be larger than 90m2 or 10% of the lot area, whichever is less. Additionally, a DGS is not permitted on the same lot where there is a Secondary Suite (unless in the Agricultural Land Reserve), Bed and Breakfast, Boarding, Caretaker Residential, Temporary Residential, or Two-Unit Residential Use (i.e. duplex). Agricultural Land Reserve Regulations Currently, the Agricultural Land Commission (ALC) does not permit DGSs larger than 90m2 (968ft2) if the total floor area of the principal residence is 500m2 (5,382ft2) or less and on a parcel less than 40 ha (99 acres). However, the City does not permit a principal dwelling size to exceed 500m2 (5,382ft2) within the Agricultural Land Reserve (ALR), regardless of parcel size . . 2.2 Proposed Amendment to Zoning Bylaw DGS Regulations The proposed Zone Amending Bylaw No. 7866-2022 (Appendix A) puts forward changes to the Zoning Bylaw to allow detached garden suite (DGS) to have a total gross floor area up to 140m2 (1,500ft2) or 15% of the lot area (whichever is less) except for lots that are identified within the Agricultural Land Reserve. This change to the Zoning Bylaw would allow for more livable DGSs and offer the homeowner more flexibility in the number of bedrooms being able to provide, especially on small lots within the Urban Area Boundary. Agricultural Land Reserve Regulations As the Agricultural Land Commission (ALC) does not permit DGSs larger than 90m2 (968ft2), the proposed Zone Amending Bylaw No. 7866-2022 does not increase the maximum gross floor area beyond 90m2. 3.0 NEXT STEPS Should Council advance Zone Amending Bylaw No. 7866-2022 (Appendix A) to the next Regular Council meeting and grant First and Second Reading, Zone Amending Bylaw No. 7866-2022 would move forward to Public Hearing. Should the proposed bylaw be forwarded to Public Hearing, the bylaw would move through the bylaw adoption process as seen in Figure 1 and could be adopted as early as late October. Figure 1: Zone Amending Bylaw Process Workshop Report DOC# 3490875 Page 3 of 4 4.0 STRATEGIC ALIGNMENT Facilitating an expansion of housing diversity and supply is identified as a Council priority, under the Liveable Community pillar, of the 2023-2026 City of Maple Ridge Council Strategic Plan. Permitting larger detached garden suites (DGS) in Maple Ridge aligns with this pillar as it encourages DGSs to have more bedrooms, more livable space, and supports housing choice in the City. Opportunities to reduce climate impact is also identified as a Council priority in the Council Strategic Plan. Larger DGSs allow for a greater concentration of housing units where infrastructure and resources already exist as well as encourages building small homes, which reduces environmental impact in both material and energy. CONCLUSION: Detached garden suites (DGSs) are a valuable housing form that contributes to housing choice in Maple Ridge as DGS's can assist with homeownership attainability and contribute to the community's rental stock. At the July 11, 2023, Council Workshop, Council directed staff to bring forward amendments to the Zoning Bylaw to permit detached garden suites up to 140m2 (1,500 ft2) or 15% of the lot area, whichever is less, in zones that already permit detached garden suites (DGSs). The purpose of this report it to provide an overview of the proposed Zone Amending Bylaw No. 7866-2022 (Appendix A) which would implement Councils direction from the July 11, 2023, Council Workshop meeting. Should Council move the bylaw forward through the bylaw adoption process, the proposed bylaw would amend the Zoning Bylaw to permit DGSs to have a maximum gross floor area of 140m2 or 15% of the lot area, whichever is less, unless the property is within the Agricultural Land Reserve (ALR). These changes will not expand where DGSs are allowed in Maple Ridge. "Original Signed by Krista Gowan" Prepared by: Krista Gowan, MA Planner 2 "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 The following appendices are attached hereto: Appendix A -Zone Amending Bylaw No. 7866-2022 DOC# 3490875 Page 4 of 4 CITY OF MAPLE RIDGE BYLAW NO. 7866-2022 APPENDIX A A Bylaw to amend the text forming part of Zoning Bylaw No. 7600 -2019 as amended WHEREAS, it is deemed desirable 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. 7866-2022". 2. That PART 4 GENERAL REGULATIONS, Section 402.11.3.a.(i) be amended by removing the section entirely and replacing with: (i) not more than 140.0 square metres or 15% of the Lot Area, whichever is less; except; (a) not more than 90.0 square metres or 15% of the Lot Area, whichever is less, for Lots within the Agricultural Land Reserve and that are subject to the Agricultural Land Commission Act and its Regulations; 3. That PART 4 GENERAL REGULATIONS, Section 402.11.3.a.(ii) be amended by removing the section entirely. 4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER , 20 ,20 , 20 ,20 , 20 CORPORATE OFFICER .[4 I mapleridge.ca City of Maple Ridge TO: His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: September 5, 2023 FILE NO: 2022-034-RZ FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Second Reading Zone Amending Bylaw No. 7852-2022 11926, 11936, 11946, 11956 236 Street and 23638 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 11926, 11936, 11946, 11956 236 Street and 23638 Dewdney Trunk Road (see Appendices A and B), from the RS-3 (Single Detached Rural Residential) zone to the RM-1 (Low Density Townhouse Residential) zone and the R-2 (Single Detached (Medium Density) Urban Residential) zone, to permit a future subdivision into one RM-1 lot and three R-2 lots and the future construction of a townhouse development with 52 market strata dwelling units. The units would be configured as 3-bedroom townhouses. The proposed development would involve lot consolidation and road dedication. The townhouse development proposes a density of 0.75 FSR (Floor Space Ratio) based on the proposed lot area excluding the three R-2 lots. It would include concealed parking, except for tandem and visitor parking, facing the interior of the subject property in order to improve the streetscape. Council granted first reading to Zone Amending Bylaw No. 7852-2022 (see Appendix C) on May 10, 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 $7,400.00 per townhouse dwelling unit and $9,200.00 per single family lot, for an estimated amount of $412,400.00, or such rate applicable at third reading of this application. RECOMMENDATION: 1. That Zone Amending Bylaw No. 7852-2022 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 for the lane as required; iii) Consolidation of the subject properties; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; 2022-034-RZ Page 1 of 10 v) Registration of a Restrictive Covenant for the protection of Visitor Parking; vi) Registration of a Restrictive Covenant for Stormwater Management; vii) Removal of existing buildings; viii) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. ix) That a voluntary contribution, in the amount of $412,400.00 ($7,400.00 per townhouse dwelling unit and $9,200.00 per single family lot), 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. x) That a voluntary contribution, in the amount of $467,573.80 ($344.46 per square metre ($32.00 per square foot) for Floor Space Ratio (FSR) in excess of 0.6 FSR), be provided in keeping with the applicable Density Bonus contribution. DISCUSSION: a) Background Context: Applicant: Kunwar Bir Singh Legal Description: Lot 48 Section 16 Township 12 New Westminster District Plan 20770; Lot 4 7 Section 16 Township 12 New Westminster District Plan 20770; Lot 46 Section 16 Township 12 New Westminster District Plan 20770; Lot 45 Section 16 Township 12 New Westminster District Plan 20770; Lot 3 Except: Part Dedicated Road on Plan LMP3164; Section 16 Township 12 New Westminster District Plan 10361 OCP Designation: Existing: Urban Residential Proposed: Urban Residential Within Urban Area Boundary: Yes OCP Major Corridor: Yes Zoning: Existing: Proposed: RS-3 (Single Detached Rural Residential) RM-1 (Low Density Townhouse Residential); R-2 (Single Detached (Medium Density) Urban Residential) 2022-034-RZ Page 2 of 10 Surrounding Uses: North: East: South: West: Use of Property: Existing: Proposed: Site Area: Existing: Proposed: Proposed Vehicular Accesses: Fraser Sewer Area: Flood Plain: Relevant Applications: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Detached Residential; Townhouse Residential RS-3 (Single Detached (Intensive) Urban Residential) RM-1 (Low Density Townhouse Residential) Urban Residential Retail M-2 (General Industrial) Urban Residential Single Detached Residential RS-1b (Single Detached (Medium Density) Residential) Urban Residential Single Detached Residential; Townhouse Residential RM-1 (Low Density Townhouse Residential) Urban Residential Single Detached Residential Townhouse Residential; Single Detached Residential 1.06 ha (2.6 acres) 1.03 ha (2.5 acres) (Including R-2 Lots); 0.93 ha (2.3 acres) (Excluding R-2 Lots) 236 Street (R-1 Lot); Future Lane Extension (R-2 Lots) Yes No 2022-034-VP (Development Variance Permit); 2022-034-DP (Multi-Family Development Permit); 2022-034-SD (Subdivision) The subject properties are located on 236 Street and Dewdney Trunk Road and have a total site area of 1.06 ha (2.6 acres) (see Appendices A and B). They have a few trees and are relatively flat. The subject properties are bounded by townhouse residential to the north, retail to the east, single detached residential to the south, and single detached residential and townhouse residential to the west. To the north, there is Dewdney Trunk Road with single detached residential across the road. To the west, there is 236 Street with townhouse residential across the road, and a lane extending from 236 Street. The subject properties have four single detached residences and accessory buildings/structures on them with vehicular accesses from 236 Street and Dewdney Trunk Road. 2022-034-RZ Page 3 of 10 c) Project Description: The applicant is proposing to rezone and subdivide the subject properties into one RM-1 (Low Density Townhouse Residential) lot and three R-2 (Single Detached (Medium Density) Urban Residential) lots and construct a townhouse development with 52 market strata dwelling units. The units would be configured as 3-bedroom townhouses. The proposed development would include concealed parking, except for tandem and visitor parking, facing the interior of the subject property in order to improve the streetscape and create a more urban form of development. The applicant is proposing to have vehicular access for the townhouse development (RM-1 lot) from 236 Street and vehicular access for the single detached residences (R-2 lots) from the future lane extension. The proposed development would involve lot consolidation and road dedication. The proposed townhouse development would have a gross floor area of 6,912.5 m2 (74,406.0 ft2) as calculated under the City's Zoning Bylaw. The density would be 0. 75 FSR based on the proposed lot area excluding the three R-2 lots. The proposed townhouse development utilizes the proposed RM-1 (Low Density Townhouse Residential) zone's base allowable density of 0.6 FSR and additional density of 0.15 FSR through a density bonus for a cash contribution at a rate of $344.46 per square metre ($32.00 per square foot) for an estimated $467,573.80. d) Planning Analysis: Official Community Plan: The subject properties currently designated Urban Residential. The designation supports the proposed development under the RS-3 (Single Detached Rural Residential) zone to the RM-1 (Low Density Townhouse Residential) zone and the R-2 (Single Detached (Medium Density) Urban Residential) zone. Zoning Bylaw and Off-street Parking and Loading Bylaw: The current application proposes to rezone the subject properties located at 11926, 11936, 11946, 11956 236 Street and 23638 Dewdney Trunk Road, from the RS-3 (Single Detached Rural Residential) zone to the RM-1 (Low Density Townhouse Residential) zone and the R-2 (Single Detached (Medium Density) Urban Residential) zone (see Appendix C), to permit a future subdivision into one RM-1 lot and three R-2 lots and the future construction of a townhouse development (see Appendices D and E). 2022-034-RZ Page 4 of 10 Parking Requirements: In terms of off-street parking, there are 115 spaces required and 117 spaces proposed. The proposed off-street parking would entail 2.25 parking spaces per unit (including visitor parking spaces). Long- term (residential) bicycle storage would be provided inside individual units and 8 short-term (visitor) bicycle parking spaces are proposed. Required and proposed parking are as per the table below. Category Residentia I Visitors Number of Parking Spaces Parking Spaces 52 units x 2 spaces= 104.0 spaces Required 104 residential parking spaces Proposed 104 residential parking spaces 52 units x 0.2 spaces= 10.4 spaces Required 11 visitor parking spaces Variance No Proposed 13 visitor parking spaces No (Surplus of 2) Total Required 115 parking spaces Total Proposed 117 parking spaces Accessible (2 spaces required) Including 2 accessible spaces No Long-Term (Residential) Bicycle Parking Spaces Proposed I Storage provided inside individual units Short-Term (Visitor) Bicycle Parking Spaces Proposed I 8 short-term bicycle parking spaces Common Open Area, Outdoor Amenity Area, Private Outdoor Area, and Permeability Requirements: The proposed development meets common open area, outdoor amenity area, private outdoor area, and permeable area requirements. Required and proposed amounts are as per the table below. Category Amount of Area Variance Common Open Area (Includes Outdoor Amenity Area and Private Outdoor Area) Townhouses, 3+ Bedrooms 52 units x 45.0 m2 = 2,340.0 m2 Required 2,340.0 m2 of common open area Proposed 2,730.9 m2 of common open area No Outdoor Amenity Area Townhouses 52 units x 5.0 m2 = 260.0 m2 Required 260.0 m2 of outdoor amenity area Proposed 515.5 m2 of outdoor amenity area No Private Outdoor Area Dwelling Units Required 5.0% of dwelling unit Proposed Minimum 5.0% of dwelling unit No Indoor Amenity Area Townhouses, 50+ Units 52 units x 3 m2 = 156.0 m2 Townhouses 2022-034-RZ Required 156.0 m2 of indoor amenity area Proposed 185.0 m2 of indoor amenity area No Permeable Area Required 40% of proposed lot area Proposed 52.9% of proposed lot area No Page 5 of 10 Proposed Variances: The following variances will be required: Off-street Parking Design Variances: Section 4.1 of the City's Off-Street Parking and Loading Bylaw requires townhouse units in the RM-1 zone with an enclosed double-car parking garage, in a side-by-side configuration, to have internal finished dimensions of not less than 6.5 m in width and 6.7 m in length. The applicant is seeking a variance to have internal finished dimensions of 5.81 m in width and 6.08 m in length. Section 4.1 of the City's Off-Street Parking and Loading Bylaw requires townhouse units in the RM-1 zone with an enclosed single-car parking garage, in a tandem configuration, to have an internal finished dimension of not less 3.7 min width and 6.7 min length. The applicant is seeking a variance to have internal finished dimensions of 3.68 m and 6.07 m in length. Section 4.1 of the City's Off-Street Parking and Loading Bylaw requires maneuvering aisles of not less than 7.0 m in width for concealed parking with a parking angle of 90 degrees. The applicant is seeking a variance to have a maneuvering aisle of 6.0 m in width. Council Policy 6.35 notes that Council desires that no more than 30% of townhouse dwelling units in a proposed townhouse development have a tandem parking garage. 35% of townhouse dwelling units in the proposed townhouse development have a tandem parking garage. A variance is not required as the relevant RM-1 zone requirement indicates that the maximum percentage of townhouse dwelling units in a proposed townhouse development with a tandem parking garage is 50%. Setback Variances: Setback Principal Buildings Building Projections (Section 617. 7.2) (Section 403.2.4) Front Lot Line (Western) Required 6.0m 4.75 m Proposed 4.5 m 3.13 m Rear Lot Line (Eastern) Required 7.5m 6.25m Proposed 5.65 m 5.02 m (No Variance) Interior Side Lot Line (Northern) Required 7.5 m 6.9m Proposed 2.91m N/ A (No Variance) Interior Side Lot Line (Southern) Required 7.5m 6.9 m Proposed 4.45 m 5.11 m (No Variance) Exterior Side Lot Line (Northern) Required 7.5m 6.25 m Proposed 1.87 m N/ A (No Variance) 2022-034-RZ Page 6 of 10 Maximum Building Height Variance: Section 617 .8.1 of the City's Zoning Bylaw limits maximum building height to 9.5 m for townhouse residential principal buildings. The applicant is seeking a variance to have a maximum building height of 11.13 m. Development Permit: Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. The following is a brief description and assessment of the proposal's compliance with the applicable Key Guideline Concepts: 1. "New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing." • Staff Comment: The proposed townhouse development would respect the privacy of adjacent residential areas. It includes privacy fences along the northern, southern, and western lot lines. The building form, massing, height, and architectural features are consistent with the local neighbourhood. 2. "Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of higher density developments." • Staff Comment: The proposed townhouse development has an appropriate density. It will blend in with the townhouse residences to the north and west, the proposed single detached residences to the north, and the existing single detached residences to the south. 3. "Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness." • Staff Comment: The proposed townhouse development provides architectural separation through centrally located amenity areas (indoor and outdoor) to foster a sense of community and improve visual attractiveness. 4. "Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property." • Staff Comment: The proposed townhouse development encourages pedestrian circulation through attractive streetscapes and internal pedestrian connections with appropriate lighting. Parking is generally concealed and located away from public view. Advisory Design Panel: The application was reviewed by the Advisory Design Panel (ADP) at the May 17, 2023 meeting and their resolution/comments and the applicant's response can be seen in Appendix F. As per the ADP resolution from that meeting, the application was reviewed again by the ADP, with revised plans and 2022-034-RZ Page 7 of 10 the applicant's response, at the July 19, 2023 meeting. It was resolved that the application meets recommendations as presented and that the applicant should proceed to Council (see Appendix F). A detailed description of the project's form and character will be included in a future Development Permit report to Council. Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Alexander Robinson Elementary School on March 14, 2023. 32 people attended the event. 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. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant (see Appendix G) and includes the following main points: • General support for a new and well-designed townhouse development providing additional housing • Suggestions to include additional off-street parking and/or discourage residential use of on- street parking • Suggestions for a traffic light at the intersection of 236 Street and Dewdney Trunk Road • Suggestions for a traffic light or 4-way stop at the intersection of 236 Street and 119 Avenue On March 30, 2023, after the Development Information Meeting, a petition with 248 signatures was received by the City with regard to the proposed development and a separate nearby proposed development in relation to the property located at 23682 Dewdney Trunk Road. In accordance with Council Policy 3.13, the petition was brought to the Council meeting on April 25, 2023 and includes the following main points: • Concerns over emergency access for the proposed development o Staff Comment: The proposed development includes an emergency access, with removable bollards, from the lane. The Engineering Department notes that the surrounding roads are constructed to meet the City's Design Criteria Manual, which was developed with support from the Fire Department, and are suitable for fire response now and with the development of the subject properties. The Fire Department reviewed the site plan and _has no outstanding concerns. • Concerns over density and traffic congestion/safety and suggestions to require permits for on-street parking 2022-034-RZ o Staff Comment: In terms of density, the proposed density is within what the (RM-1 (Low Density Townhouse Residential) zone supports and the RM-1 zone is supported by the current Urban Residential land use designation. o Staff Comment: In terms of traffic congestion/safety, the Engineering Department notes that 119 Avenue is not at capacity and that a 4-way stop at the intersection of 236 Street and 119 Avenue, a traffic light at the intersection of 236 Street and Dewdney Trunk Road, and a 3-way stop at the intersection of Cottonwood Drive and 119 Avenue are not warranted based on the Transportation Association of Canada's warrant assessment guidelines to assess intersection control measures. Adequate sightlines for the main access to the proposed development will be required during the detailed design phase. o Staff Comment: In terms of permits for on-street parking, the Engineering Department notes that, while the City has Legislative Policy 9.09 (Resident- Exemption and Resident-Only Parking), resident-only parking is reserved for areas Page 8 of 10 of high parking demand such as hospitals and transportation or commercial hubs where non-resident vehicles can take up limited on-street parking. The policy is not to be used to re-allocate a public resource between neighbours. The intent is that on-street parking would be utilized on a first-come, first-serve basis. • Concerns over elementary and secondary schools at capacity o Staff Comment: See comments regarding the school district in the following section. e) Interdepartmental/External Implications: Engineering Department: • The Engineering Department has indicated that road dedication and frontage/servicing upgrades through the Rezoning Servicing Agreement will be required. o Road dedication as required to meet the design criteria of Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. o Frontage upgrades to the applicable road standard. o Utility servicing as required to meet the design criteria of Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. Fire Department: • The applicant was provided with comments from the Fire Department about matters to be addressed through the Building Permit process. Building Department: • The applicant was provided with comments from the Building Department about matters to be addressed through the Building Permit process. School District: • School District No. 42 provided comments on the proposed development (see Appendix H). • The proposed development would affect the student population for the catchment areas currently served by Alexander Robinson Elementary and Garibaldi Secondary School. • Alexander Robinson Elementary has an operating capacity of 4 71 students. For the 2022- 2023 school year, the student enrollment at Alexander Robinson is 539 students (114% utilization) including 146 students from out of catchment. • Garibaldi Secondary School has an operating capacity of 1050 students. For the 2022-2023 school year, the student enrollment at Garibaldi Secondary School is 971 students (93% utilization) including 267 students from out of catchment. • Based on the density estimates for the various land uses at build out, the following would apply: 2022-034-RZ o For the proposed 52-unit townhouse development, the estimated number of school- age residents is 22. o For the proposed 3 single detached residences, the estimated number of school-age residents is 2. Page 9 of 10 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7852-2022 and that application 2022-034-RZ be forwarded to Public Hearing. "Original Signed by Daniel Rajasooriar" Prepared by: Daniel Rajasooriar, MRM Planner "Original Signed by Charles R. Goddard" "Original Signed by Scott Hartman" Concurrence: Scott Hartman Approved by: Charles R. Goddard, BA, MA Director of Planning Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7852-2022 Appendix D -Proposed Architectural Plans Appendix E -Proposed Landscape Plans Appendix F -ADP Resolutions/Comments and Applicant Response Appendix G -Development Information Meeting Summary Appendix H -School District No. 42 Comments 2022-034-RZ Page 10 of 10 ~ lO <") "' a co lO <") "' N Scale: 1 :2,500 a lO lO <") "' Legend ~ lO <") "' 1-(/J (0 M N 119 AVE Existing Trails a:, a:, ~ 16 <") <") "' "' LANE S OF DIB._ moo ~1946 1936 1926 ~~ "' lO 0) "' 16 't-co co co co <") <") <") <") <") ' "'"' "' "' "' 11888 a "' "' <") co co <") <") "' "' 11880 11870 11862 11856 11850 11840 11826 ~ Active Applications (RZ/SD/DPNP) -Municipal Park ~ <") "' co 't-co <") "' "' ~ <") "' a:, lO co <") "' APPENDIX A 12099 LANEN OF DTR 1-(J) r-... M N 12018 DEWDNEY TRUNK RD ~ SUBJECi:~c,~~IES ~ 11899 11887 11881 11873 11865 11853 11841 11829 1:X )( X]I IX X X XI IX XX ll IX XX Y ■ I-(/J ca (0 M N ,¢<» X )( )( )C XX X XX X XX X XX XX X X X XX XX ><.W 11898 11888 11882 11876 11870 11864 11854 11842 11820 11941 11929 11917 co ~ ~ r-... M N 11978 11966 11954 11942 11930 11918 1208 AVE a ~ <") "' 11991 11979 11967 1----~ 19B 11957 11949 11943 11937 11931 11923 11915 11909 1-(/J <( r-... M N 11926-11956 236 STREET & 23638 DEWDNEY TRUNK ROAD ACTIVE DEVELOPMENT IN AREA PLANNING DEPARTMENT FILE: 2022-034-RZ DATE: Aug 18, 2023 BY:DT V Scale: 1 :2,500 11926-11956 236 STREET & 23638 DEWDNEY TRUNK ROAD ORTHO PLANNING DEPARTMENT -----·--.w_.,.,~ ••• FILE: 2022-034-RZ DA TE: Aug 18, 2023 mapleridge.ca BY:DT CITY OF MAPLE RIDGE BYLAW NO. 7852-2022 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019, as amended APPEND1x·c 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. 7852-2022." 2. Those parcels or tracts of land and premises known and described as: Lot 45 Section 16 Township 12 New Westminster District Plan 20770; Lot 46 Section 16 Township 12 New Westminster District Plan 20770; Lot 4 7 Section 16 Township 12 New Westminster District Plan 20770; Lot 48 Section 16 Township 12 New Westminster District Plan 20770; and Lot 3 Section 16 Township 12 New Westminster District Plan 10361 and outlined in heavy black line on Map No. 1960 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Low Density Townhouse Residential) and R-2 (Single Detached (Medium Density) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map 'A' attached thereto are hereby amended accordingly. READ a first time the 10th day of May, 2022. READ a second time the day of PUBLIC HEARING HELD the day of READ a third time the day of ADOPTED the day of , 20. PRESIDING MEMBER , 20 . , 20. , 20. CORPORATE OFFICER LO (0 ~ :::::J 11 11 IO 11 ~ 11 ~ 11 ...I ;) // // 2 LMS 988 LMP 9544 LMP9545 LMP9546 / BCP 6847 LMP 9545 BC p 9713 LMP4233 12099 DEWDNEY TRUNK RD. RW58913 LMP 327 \ RP 57263 r RP86679 0 BCP1836 0 co 0 0 LO .,-co LO LL JI I~ 1 a.. LO I") I") "' "' (.) "' BCP 1835 I I I co P 83835 i.L ~' RemA I I I I I B I I P 83835 I I _IL ------§'8]:83:[ -------- 2 5 ~ ::~ I") LO 0, ~ LO (0 (0 ~ ~ ;'l; (0 '<:t' I") I") I") I") I") I") I") 0 "' "'"' "' "' "' "' N 119AVE. 119 AVE. 11888 0 11 a.. (0 LO ::iE I") "' 11880 ..J B "A" LMS 2415 _;----- / '\ ...-/ MAPLE RIDGE ZONE AMENDING 7852-2022 1960 "' LO (0 I") "' Rem Pel. Aof7 LMP8074 RP8312RX) fl'~ ~~/ ro<>:, .f-/ / 6 v// ( :g 11 (0 11899 I") "' (0 7 N 12 t--11887 Bylaw No. Map No. From: RS-3 Single Detached Rural Residential "' co (0 I") "' Rem LANE w 11987 80.7' 8 of E 11977 (0 1/2 O> 7 N 7 N 11965 6 a.. 11953 ::iE 5 ..J 4 11941 (0 11929 O> 3 N 11917 2 11905 ::iE ..J 1 119AVE. (0 10 a, (0 11898 ~9 8 11888 t-= 7 Cl) 11882 m <O (") 6 N 11876 5 11870 a.. 12018 LMP 16374 ..__---11988 16 ....... O'l N 11978 IO N 15 Cl. ~ ...I 11966 14 t-= 11954 Cl) 13 ,.._ (") N t-= 12 Cl) 11942 ,.._ (") 11930 N 11 ....... O'l N IO N Cl. 11906 ~ ...I 9 I'--.__ To: c:::J l?ZZdJ R-2 Single Detached (Medium Density) Urban Residential RM-1 Low Density Townhouse Residential MAPLE RIDGE British Columbia (0 O> N N a.. ::iE ..J (0 O> n 120BAVE 0 0 ~ ~ ~4 ~ 398 1 lJ EPP 91159 -1 I_ Cl 1 EPP 911 111991 11979 2 11967 3 11957 4 5 11943 C\16 LO 11937 N7 t-- a.. 11931 8 9 11923 11915 10 6 N SCALE 1 :2,500 e "'\ Kas1an~j. KllslanArchllocturo 1~nn1Ceoo;,,,S•nts.tt116e:t ~~:r~~;~:i~i~d ==C::-t~°;;: fflE~;f:p~~-,,.,, ~•t.fut.°" 23638 TOWNHOUSES 2363ll,DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA 3D VIEW FROM~ DP SUBMISSION ADP-O.· )> '"'C ""O rr, z 0 >< 0 e ~i Kas1an 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA 30 VIEW ADP-0.20 DP SUBMISSION ,-,-,--,--r--,-. I I I I I I I lr--iir-7lr71 e Kas1an~i KaslanArchlloctur• lnlorlorDoslgn :andPl;annlngUd 1!'00l1ftlC.0-p.aS-nL!a..rl116?$ V1n1::1o1>M, BC C-\'GC :U H0UIJofl'SFE0ao:nis:zr -- ,::~;;j:;:::~:::::::~: 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA 3D VIEW ADP-0.30 DP SUBMISSION Pt.OTl>'TE18-08-2023 IIJV,nN ADP-0.30 I 4 KT sz 1 SITE PLAN DP-2.11 1/24"=1'~" !~ ]1\; I ~,~ ~ CV ,~, L_ ~1-- ~ ~ DEWDNEY TRUNK ROAD (1'.)<7 ~~ It. ~-------1'-I ___ it.....,......, ____________________ ~1 T =f I l ,.~~ t I ,m; I : t~ I I 1 LOT1 336.53S0.M LOT2 336.53S0.M I I t.'!1!2 2 '"" J ~ ZlCJ 5 i LOT3 1 1 :336.53S0.M i 3 : ~; FUTURE R-3 LOTS I I I I 'I I I I I I ~ It. ----~~ -------li ~ It.I .~ -....l._ .... 1 5 I l I l----,.., --""" --' i'o----=i=-.!I 1 11E ll!Q f..i'-1~1 1111::1 µ.;i I 2 4 I I 6 I CP I Nt ~ ~1 N~ ~.,:;:7 ....,..,t--...,.,.,,,.,., ~--~,-~r.=--mrn ~ :-:-:-:-:-:,:-. !! p i ~ l I -~1.,r,.,7 l• µ~j ;;;;,··~ ~ ~ -·~·"·I~_,,':.:!.'_:..,, --"' 0 ~ -.. -' ,@:I_~ I ~-~i __ :_···p ~~ ~ ~"f)'~ ~ -1--1--'..r' I r 0 ~ J ... ~- C l \ ~~~1 ~ Nt T ~1 ---~±-f o0;o ,,~,xi (1) +) "' ~ ~ REMPCLA OF7 SITE LEGEND t ----EXISTING PROPERTY LINE N~----EXISTING PROPERTY LINE 0 □ □ □ SYMBOL LEGEND 0 --j LJ? ,-1 ~ ~ FIRE TRUCK LINE OUT DOOR AMENITY AREA SPECIAL TY PAVING SIDEWALK ROAD DEDICATION PROPOSED LOCATION OF MAILBOXES CATCH BASIN SLOPE DIRECTION SITE SECTION DROP IN LEVEL ELEVATION VIEW STREET VIEW m 00000 1 236B2 Rem W B0.7 Kas1an~i Kaal::mArchltecture lntorlorDHlgn and Planning ltd 1!'Al0n'nl(i,o,a,p•~• .... !.l.b16!!:'i V&no;:llft•,OC~\'lGD TCOH,IIH145rCC.H.al~r , 1=mn I '"'ORAo,sue••~o _ :) ~NOVZ! 1!.SUEOFOROP!:UIILUSSION 2 :,,cc;>:;FP:>1' IS5UFDFOROPSU11~11SSION 1 20:?2.l-'N10 PftEUll'JNARTOESICNI.ATOl/1' THISDAAWl"'°.ASN.IIISTR1ME.'flOf5ERVICE,15TliEl';rof>ERTYOfl'.A.SIAN AACtfTECTlJRE,.'TERIOROESIG>,i.l.. ... 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SITE PLAN DP SUBMISSION l't.oro.r.n:,s-os-2023 D:-.A'n'N AD ""'' 1/24" = 1'-0" """''" CY ADP-2.11 r:- ~ ~5 Eli., 2 ~ ! i G) ~B~: ~~~ATION ~,~ N.; E,~ ~ 0 N &, -Ert,, - -s ~ .1~ -E -~; @ ~~,:'~ ~'.-o';VATION -_?;1~- 2 ~ El~ ~ ~ @ ~?s~!~-~1;EVATIOI--I +- _____roe_o~~~-t!1~~ ~---...:..:r.µ:~ ~U/¾~~~~~,~ ~~~~~Ji~~ ·~ © ~?a~!~.~EVATION -_____mp~:m-N~b~ MATERIAL LEGEND : MATERIAL _ ~S1~~~N~~ @> ASPHALT SHINGLES @ FLASHING _T'i18Q£1..0~~~:!~~ @ FASCIA @, GUARD/RAILING ~CQMQ.£1..~7~:fsi~ \~1 HARDI WALL SHINGLES D TF-------=4 '· lj _F~0~~~/"1!~ ~3 HARDI WALL SHINGLES @ B" HARDI SIDING @ LEDGE STONE CLADDING 1~) TRIM -- -_!QP~9~~~~ § TRIM @ DOORS - - ---.JUS,~~:~~ (D WINDOWS @1 ROLL.UP DOOR ___ Tll!!!QB..OQ,~~W,!"~~ @ COLUMNS ::_,=f2?_ I _ ~ -~0?£.~.N"1!~ (GR) -,, _.U!S,-%~/&-1~ COLOR DARK GREY Ill WHITE D WHITE D BLACK [D GREY Ill GREEN BLACK -HIGH REFLECTIVE B WHITE BRICK DARK ~ GREY -WHITE D BLACK -BLACK /WHITE -= GREY B GREY - Kas1an~~ KulanArchllltciuro lntorlorDnign and Planning Ltd 1~nn1~Sffll£.,:c16':I Venc:;,,,n,eo.9CC.-V6C:!ll HDOl'0•1•,FfOUn:l:ill27 l,,,,,,.,,,j..,.,EDfl>•DPS'-"MSS,ON .:~1~-=r·'":'::~';"~:;:~~~ .• .,, THISDAA'ffJ~C,,SNIIIIST'R!J!,tCh10F~RVICE.GTH!:PF:OP£RTYOfQ.Si..N AACHfT(ClUt[tlfEJ::IORCESIGHA.'flPl>J,:NIIIGLTil,T>ECOPTFll:ilfTNMSAJ..1: l!E~G"-ESERYEDlOltalNOWftO!ll.CTDNGAfi.Oll'EDr/lTliO\nTl1! 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I. ....... l .. ::. .. =:= .. ~~~~~f.NU~-~} ~ -r ,isi, ll1,Vl111,1,,,f)t11,1,1,1/ iil li,1,1.11111,1,111) 1.i1,1,1l1,11/l.i.),\~1111 -~~f~~Nt£~~ _ __JJl~J~N(~:~ -__tti~~N£:~ ~o~;~N£:~ __ ___EJRfil,:~N-¼~~ MATERIAL LEGEND : MATERIAL COLOR @ ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK ws, HARDI WALL CASTLEGATE -SHINGLES § HARDIWALL GREEN BLACK SHINGLES @ 8" HARDI SIDING GREENBLACK @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @> 8" HARDI SIDING CASTLEGATE @ LEDGE STONE BRICK DARK CLADDING § TRJM GREY @ TRIM WHITE 0 DOORS BLACK 0 WINDOWS BLACK /WHITE @1 ROLL-UP DOOR GREY @ COLUMNS GREY -D D [D (6ll Ill -~ § ~ -D --= -- Kas1an~~ K:i:51.:mAtchltr!cturo lntorlorDoslgn ;indPl~nnlngUd 1!(l(ltf~c-v;.s~ntc..i,u;!$ Y~a.BCC.-Y6CUI TlOIU;J41(:iF(Ot&ro;rm -..---,~lAPR17]1SSUEOFOR/IDPSU8WS$10N T>ICDAAnlNC.'-S~lUtm!IJl.tDflOFQ:IMCLl,;T>IEPR:IPOITTOFAA:i~ AADilf!CTU!I.EHl'El®RDES!Cil4Af<IPlAN~ll1),nECOll'TRl::00NnEsa.LE euit.ltESEFtvEDTOlte.Lt.tl!!fJ'IODI.ICTDUGAU.Otl'EDMTHO\JTnt~ F(i;l,GS(JNOFAASS-.~AF.Ofr~l\'TEiU:'IR~AXDl'lNIIHGLTI)k~D nlENIMDf'lllSTBEAAIT$tW.£. TIICi~l'flNCC'-IOTTOb[SCAI.ED. nt:~11:lSlOVERF'l'Ol\'DGDG A!ClD,l.lAN:lTEDNCRrN'tllll1M~ON~EIJCJIS~LEFOII. l.[PQffllQ Am DGCRl:PAJ.CT TO ~AROfTECTVRl: NTERl::lll. D(SIONAHD PlA~!t!«illDfOltAOJI/STltOO. 23638 TOWNHOUSES 23636.0EWONEY TRUNK RO,MAPLE RIDGE, 8.C.CANADA BUILDING--02 ELEVATIONS DP SUBMISSION PLOIO,.TE iS-OS-2023 1CAAWN As indicated ADP-5.21 4 KT sz -'[;--n !1~ ~ ~ G) ~a~~ ~!:o";'ATION @ ';';~S~ ~~VATION !I~ 'I" ~ ! -~1"' n ·-1~ ~ ~ @) ~7s~:~.~:EVATION t- ii~ •1l. ~! ~IL1~ ~~ \~1 ~ <GR> - - - - -__JJLS~;~~~~~ ____ .lHlBQ.fLQO't(~.Ti¼t~ - - ---~~~;~~urs-t~ -. ' ---=.==--=---~:..~i~~q?-;~ -------- -_TQ.P~;t';~ - - --- - - -~s~~,~~~~~:l ~ -- - - - --_IB!BQ_flQO~iWt~ _______ ~co~~~~;~ YfJ~E3@L-= . .== ----cLRSlf.P.;R311¼~~ ,TR\, m 'I" ~ ~ N _; sl~ :: ~ ·.1~ ... ~ ~ '-1~ ~ ! @ ~7s~;:~.~:EVATION <RD) --\!S~~~~~~=l ~ -.Ilillill.fl.QO~iWt~~ _ ~EC..Q~~~~~ f~~~J ~ __ FJ.RSill.QQ.R ~~JJ~r~~g~~l ~ ------19.P,i.~ffl~~~~ -__!!LS~O-~~~~ JHlfiltEL.QO~.li-fs:~ -....ill.0~~2~~~ lfs22t,--G _ ____f!_RSI,'iz~---:-°t?9~~ "UNITTYPEC MATcRIAL LEGEND: MATcRIAL COLOR @ ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK W$1 HARDIWALL CASTLEGATE -SHINGLES @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @ LEDGE STONE BRICK DARK CLADDING @ TRIM GREY § TRIM WHITE 0 DOORS BLACK 0 WINDOWS BLACK /WHITE @> ROLL-UP DOOR GREY @ COLUMNS GREY Iii D D OJ m § -~ -D --= -- Kas1an~i Kasi:lnArt:hlt•ctur• lntorlor0o5lgn .:andPl:annlngLtd 1:,:xJl"fulCc,;,,l):.~~«t.S..:191Gm 'l~•.BCc.n.-c:.Y002Zli TtO(&!l•OtSF&G.IC!l:521' ':J ntr:;OOA~,.O.SNltGTRW.EHTOl'SEltVCE.ISTH!P~PITTOl'~'l I.ROfTECT\JR:EINTERDI\Of~NAJIOl"J.ll'IINCllD,THEc::::FTRGffNTltE5-\IAE BENCRESSi\'EllTOTltEJ,',.t()RPRODOCnDNISI.UD'll'EDNmaJT~E P~SOfKA,!1,1,,NARtHITECT\,flEHTERJOII.DESICHAADPV,/\"l'l'o'GllDAW W1£Nl'All,itJSTO&JIITSr..lJi'E. THC.~l't'MilSNOTTOSE!V.I.ED.THECOOTRACTORISTO'l9ilfTDl,'.e,a:».-$ AA1lOATANOTEDHERftll'fllllnEro-.urr.>NSO!<ISITEAN0tsr;f5::osSBI.EFOR l,El'C'ITl',CAHT~.IJCTTO~J.RDITECTl.REHfE!.~[£9:,NA~D FVJN'IGL'TOFO~AOJJ:il\EJ,T. 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA BUILDING-04 ELEVATIONS DP SUBMISSION ,WTO,.TE 18-08-2023 jOAA'rm Aslndicaled ADP-5.41 KT sz 4 ~~~w __ ~F~~)-- 0-f.W/JN'/{,~~IZE-3"...l._ -~I II !I H II H u H I H H H H ,..._FIRS.,lfl.90BJ.!.t:ill.9-~--~J) 181'·9• CD ~8~: ~~YATION ~~t~~-- ~QFl..OO.BJ.lli.1Z9-,.~) ~0)1t12'-0Jl4" -- ,,._ SECONQ.fLQQB..ill,I(~~ ~171'-11318" ~'1f,~~~w. 0 ~/~;~ ~~';\'ATION I- ------~ CD ~~~~~.~~EVATION I vis, ::.1l! ~ z El~ ~ ~ 'f'is3 .-TQP,~~l?~~ ~,~?~ - .Ul~O~~.J(~-M 0-fdft ~~~..J._ - I H!8DFI.OORU~) 6' ,...._ THtR_QFLOORUNj_29-34_L_ _ E-1~ 1tl2'-0:\/4" (5~ "7(55.49) 11!2'-0J/4" ;; Ol!~ft~W-~a~(~ ~~~~~R~ ~ - 0 ~?a~:~.~~EVATION ~I~ !1~ N k) ::.1l! ;:;~ El~ ! ~ El~ ~ '? 2 ~ ' ~1~ els: 0 _. ~~ -~ ~I~ Mb ::.1~ ;:;z El~ ~ '; N io MATERIAL LEGEND : MATERIAL @ ASPHALTSHINGLES @ FLASHING @ FASCIA @ GUARD/RAILING ~1 ~~.~!LL @J ~~J.v"_!'.~LL @ 8" HARDI SIDING @ ~~D~~-~"!:_ONE @ TRJM r@ TRJM ® DOORS @ WINDOWS @ ROLL-UP DOOR @ COLUMNS El~ El~ ls ~ ~~ 2~ ~I~ M ~ COLOR DARK GREY WHITE WHITE BLACK CASTLEGATE GREEN BLACK ~~.~fEFLECTIVE BRICK DARK GREY WHITE BLACK BLACK /VV HITE GREY GREY -D D IT] mm 1111 ~ g -D --= -- Kas1an~~ K:lsl:inArchltectura lntorlorDetalgn andPl:mnlngUd 1Nl011~~5~nL!Jl,16!:1 Van=t1,BCC.--Vr.G:ZO ltll.H1(~ FlOUIIJ~ll27 ;F;:;;;::m~~ ;g:----g-;·:::::~:: ,£"ffih1J&l:_w -;:,;;;:,~ss"' nn:;DAAnt~C....SAHIIIST'RUL10.'TOFSERVlctr:;TMEPR::>P£RTYOF""511.H ARCIIITECTlltEtnEll:IDRDE51GH;..\DA,A'-~LTD.TH:OOl'TFtl;'.;li1'NTIESIJ.I" ll[t.G~TOll'Elll.1')~0:.cTJ)lllS.-.U.Ol'IEDf,ll'HOllfTH! F[Rl.'6.SmOFAA::i-."fAAOli::CT\l'I.El!<,'TtRCRDEst;lrlAA'Ol>I.ANIIINGLTDA.\'tl nHEHIMOEKGTIIEARITSIWE. nu:;MA.n111Gr:;NOllOIIESCALEO.ll-ECOKr ..... rnll.1SlOVERi='fC,.'(IG[)NS A1«)0"1At01Till1CRENtrlTHTl'tCCO'OllJU50~SITEAtfJtsRE?ONSIILErt:II. 1.EP0'"111GAlrlOGCRCf~CTlO~A~Clr.EC'TUR.l:Nn::'UOII.OCSICiHA.IIO PIA\"'NCiLT0fO~AO.IUSU1EHT. 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE. 8.C.CANADA BUILDING-06 ELEVATIONS DP SUBMISSION PLDT°'lE 18--08--2023 IOF.A.nH 722067 ADP-5.61 CY 4 G) ~8~: ~~~/\TION ---·w-;,; @ ~/~;~ ~'.-o';"ATION -•f!i -~I~ 'Is: 8: .-i ~ @ ~?a~!~.~:EVATION ,TRi1 .m,. (GR) ___.!OE_o~;,o_':{,~.t!(~~ ,UI~~~~~~/;,,~ © ~~~:~.~:EVATION MATERIAL LEGEND : ____ JO~.~~Nt~,~~} ~ MATERIAL @ ASPHALTSHINGLES ~ l~k----_U/~~~~~!¾~~~ @ FLASHING @ FASCIA -T.l:lBQ.£J.0.Q~~~~~~ @ GUARD/RAILING WS2 HARDI ~~LL .S.E~~~;~~,~~ WS3 HARDI ~~LL @ 8" HARDI SIDING @) 8" HARDI SIDING @ LEDGE STONE CLADDING @ TRIM § TRIM -----____EP.Q~o~tifei~ 0 DOORS (D WINDOWS _:__·11... ____ ~ -_!l/S~~~~.Nfs!M @ ROLL-<JP DOOR _T!:!18l2£L0!2,~~:f~~ •§:1 ROLL-<JP DOOR @ COLUMNS sec~~-1+,'%f-~.N"f~:~ _ FJ!filf.!.O~Rs!'~~N7;0~ _TO~~-Of,~~N (~;~~1 ~ ____Jl!S1~~:t;1~ -~ _THJROFLOO~~!\~~ ~CQ!::!Q.El~~-L~N~~:g~ -~~~050~ COLOR DARK GREY Ill WHITE D WHITE D BLACK [JJ HIGH REFLECTIVE ~ GREENBLACK -~!~,f!_~EFLECTIVE g CASTLEGATE § BRICK DARK g GREY -WHITE D BLACK -BLACK /WHITE -c::::::::J GREY -GREY □ GREY - (TT-rT--Tr-::;];:..,in Kas1an~j. KHIAnArchltricturo lntorlorDoslgn :1ndPl:1nnlngUd 1NIQ\'1~CN,,-'IJIIS~n Lt..:•lv.) Vsru:iu,,•,ICC.--\IIIG:2Z9 TlOIEID<ll<I~ FEO:HJ2!127 ,-j""'•Pfo 1="' ,o,~-su,.,ss,o• il~;l__~Ml~~~ISSUE lHL'.;l)AAn'NC,K.AIIIIGTR~lO-'TOF:.ERVICE.13THEPROP611i'OFAA.'.:14.N ARCrllTECTOOrtlTERIORDESIGN~PVJNIIGlTtl,nt:CO?'Utl::;i,TNnE!iAI.E eo,i:~TOTHElLt.OREPRntl1,,C1l)HCN..LOtrEDr;ll'HOIITTH!: FERl.~OFAA:.1''1AAOflKTUREl!<,'1£ROil.!)E~N~?\A'rm,c;L1t1ASD WliESIM!lE~lJSTIIEAAITStW.£. THC:.~111'-CCiNOTTOBE!.CAIL!l. nt:~ltlSTOVERFYCl\~['GDNS ,fJl)Ol,lAti:lTEOliEFt.9','11'1THMCO'O'll)tl!jON:'ilTEAlll6RES'OOSlll£Ftlll. f.EP0'"1NGA1/lOISCJ1J:l'A-'-CTTO~ARCHITECT\.IR.l:NTER0ll.DCSIG/,IA.~!l PLA'-'IOICiLTOfO'l:~US'UIOO. 23638 TOWNHOUSES 23638 DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA BUILDING-09 ELEVATIONS DP SUBMISSION Pl.OT°"TE 18-08-2023 !DAAWN Asindicalod ADP-5.91 4 ~-·····-- NORTH ELEVATION P-5.1(lli 3/16" = 1'-0" ·1~ ~~ ·1" ~ ~ ·1~ ~; -,~Ffs~~ _U~E~~F~~~ -~ff-J.~ -~!EW~ -,~\~~~ 8JL2H H ll J: I :s .+-+ -~~.,~ I II I I II I I II I -~!~~~ 3 \ WEST ELEVATION P-5.1(!A 3/16" = 1'-0" 2 J SOUTH ELEVATION P-5.1 3/16" = 1'-0" :,r> @ ® -,~Ffs~~ .u~E~;{?FT~°;?~ -~i~-~ MATERIAL LEGEND : MATERIAL @> ASPHALT SHINGLES @ FLASHING @ FASCIA @ GUARD/RAILING @ ~~DGE STONE @ 4• HARDI SIDING @ 4" HARDI SIDING c§} TRIM @ DOORS @ WINDOWS @ COLUMNS ,§ HARDI PLANK L,,,1,1 ,,I,, ,,1,,,, ,, I,,,, ii,,,, ii,,,, ii,,,, ,I ,,,,I -t--t-~,!l".~ t1/1\ 11( .J j 11,1 I 1J I II 1.1,1 I 1,1 I II '111/.11111 1 ~1f11.'i'1 1l 1)11,1,111• ,) 1)?.1.'11• 1.i' \ 11'?11,111 1 ,)I I= F-it= 01~ N..;. -+---i~D~~(~~ ii~ ·1~ ~; -+---i -~_N,~~ !I~ ~tt1 r,;;;,.,.-, I : ~ \~:~ ,::.~vw~ 4 ~ EAST ELEVATION P-5.1 3/16" = 1'-0" -, ii COLOR DARK GREY Ill WHITE D WHITE D BLACK DJ BRICK ~ CASTLEGATE g ~9!;)NTRYLANE -GREY -BLACK -BLACK -GREY D GREY - Kas1a:J;. K:ishmArchltoduro Interior Design andPlannlngUd 1t«ll1~vt0'~6~n 1~ Yan=,.,o•,8CCar\lU\16G:Z8 TlOIUIJ•m~ F~0'E8J21fl1 ~=--::!';!:,';'!" I~~:: k"'':,.o~.;;;;:, THCiDAA\11~~-'SNIIIISTRU\i!h'TOFSERVICE.GTHEPf.::lPEJITTOFAA.S~ ARCHITECnm£trtERIORDt51Gll;.i-.D~IGLTtl,MC0'1'Twi-iTNMSAI.E BEJ«;RtSL'Ml>TOllELLM>REPA:l01.cro11G...U.OtrEDflmo.tTTHE FERL'C!JJ~OFAAS"'fAliotT:--cJlA.Elt,,'fERO'IO~~M!IPLNtmlCLTDAA'O l"f!ENw.!>£~l.lSTBEAAITS/-lo\lE. Tllt;l):;An'NGt;h'tlTT011£SCAL!D. TI-ECOK™CTCRGTOVERF'i'CJ','()Q;)NS AIIODUAtCTEDt-OU::NtllTHTHEC0'0llJIISO,<;SrrEAIC115R..~FOis REPDlfTIIIGAln~ANCTTO~A:iomCTUREMERIORDCSIGNM,10 PIA1-!',IINGL10fO'lAOJUSUIOO. 23638 TOWNHOUSES 23638 DEWDNEY TRUNK RD.MAPLE RIDGE. B.C.CANADA AMENITY BUILDING ELEVATIONS DP SUBMISSION PLOTOJ.TE 18-08--2023 •~n'N ADP-5.101 4 sz MATERIAL LEGEND : MATERIAL COLOR @ ASPHALTSHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK ~1 HARDI WALL GREY SHINGLES ~3 HARDIWALL GREENBLACK SHINGLES @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @ LEDGE STONE BRICK DARK CLADDING ~, TRIM GREY @ TRIM WHITE 0 DOORS BLACK (D WINDOWS BLACK/WHITE @1 ROLL-UP DOOR GREY @ COLUMNS GREY ®';';~;~~~~OREO ELEVATION -D D OJ Iii -B ~ -D --= □ - Kasran~~ KaslanArchlloctum lntorlorDnlgn andPl.innlngUd 1!<10nn1Gco1111Shclt.,lr1~ Vanc:o.,,.a,8CC..-V6G2Z8 UOHUJ•1t5Fto.:ero2un 'T'-'r_El) __ "'"""''"'wss,oN 3 2=">v22 ISSULDHlROPSW...aSSION 2 :022Sfl'27 ISSUED~ORDPSlAlr.,SS10N 1 2!JZZJA.'1 10PRU.IMl~OCSICNLAT0UT RtV.T'l"TTolNloOO ____ _ THCiOIVll'lls:;.~"141mlUJ!.10,'TOF5ERVIC£,a:;1l1EPR:lP£RTYOF""511.N ARCltrm:n..ru:HTOOOROESIGHA..~Pl,ltt<NIIIGL'tll,nEOOP'rRl;'.;I-ITNTIESAI.E BE,_G~T01HE1LhOl!f.Pft001.1CTtlHGAUOt'IEllf;n-HOIJTTH~ FE.IU.ISSl>NOFI\AS~'fAACHrce:rv:\El)oTEltORDeCiSM'!)lllNIIIN,LTOA.\'D fffEN~WSTBEAAITSN,l,lE. ntC.DAATfl'-GISM>TTOIIESCAlED.TI-ECONr,_.,ctORISTOVCRA'CWC~ ANC04.TAN:lTrDHCREJ'lifflOl™f:CO'UOO!lSOt.SfTEAADGRr5PC)l,,:S8l.ErQq RCFOFnll~AHt Di:;cncPA.'ICTTOMSIAHARCHIT!CTU!l3,NfEltORDCSIGNA.ND l>IA'l'll«iL10fORADJIIS'Tl!E."1'. 23638 TOWNHOUSES 23638 DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANADA BUILDING-01 COLORED ELEVATIONS DP SUBMISSION Pl.Oltlo'<TE 1S.08•2023 11JR1..l'IM Asindicatod ADP-6.11 sz 4 MATERIAL LEGEND : MATERIAL COLOR @ ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @, GUARD/RAILING BLACK ws, HARDI WALL CASTLEGATE -SHINGLES § HARDIWALL GREENBLACK SHINGLES @ B" HARDI SIDING GREENBLACK G) ~B:: ~~~.OREO ELEVATION @ B" HARDI SIDING HIGH REFLECTIVE WHITE @ B" HARDI SIDING CASTLEGATE @ LEDGE STONE BRICK DARK CLADDING •~1 TRIM GREY ,§ TRIM WHITE 0 DOORS BLACK 0 WINDOWS BLACK /WHITE @> ROLL-UP DOOR GREY @ COLUMNS GREY ® ~7~;~.~0<;'LORED ELEVATION @ ~?s~;~.~<;'LORED ELEVATION Ill D D [D I& -Ill ~ a ~ -D --c::::::J -- Kas1an~~ K11slanArchlt11cturo 1~"~Geo911S•nts..-!tl~ ~~:~%:~~~d =~C-=-VGGUB E'°"il""'"f'o•""'~"',~"''°" ) 2C22NOV22 ISSUU:,FOROPSW.,.SSION 2 ~SEP7TIS!.UEDFOA;DPSIAlll'IISSICHi,: 1 laZ2JA/11110PRU..ll/ll .,_LATOJ1 REV. TYTI l'lfVISION/DAAfflNGISSUf. THCioi..\'f'IISZ..-SNlltSTRUl,IDl'TOFSf:RYlct.6THEPR:lPCRTYCf,w:i:IIJI AltCHITTCTVR( ME!l!0R0ESICNANDPI..AtriNIUGLTll, nEa:J,,.RI(;~ NMSAI.£ IIEt.GRESUVmTOTl&lHClf'CD>l<:)!WCTJ)N5.AU.01\£DT','ITHOIJTTitf F[JU,GSIJNOF~IAHAAOflcCTVltEL'iTERCROC(;tri""'1>Pl.Allm«iLTDA.~1l nlEJrl,'f\DEl,IGTBEAA.rTSNAlE. TttCiOl,,Al'l'ISGIS,.-OTTOBESCALED.nECONr..>.cTORISTOYOiFY[ll.'(IGO-IS A/<104.TAt0ITDMCREN1\/TllWC0'DOONSOJro:~ITEAn>c;Rt9'CJNSIIL£~0:. RfPO~AHl'OGCfll;PA.'iCTTOAASIANA~fC'nJRl:.NfT:IWROESIGNIJIO PLA~!IIIUGlT0f0RA!IJUSll!E..'«. 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE. B.C.CANADA BUILDING-02 COLORED ELEVATION DP SUBMISSION PL.0104.TE 18-08-2023 ICEA.'l"fN 722067 KT As!ndicated I SZ ADP-6.21 4 MATIERIAL LEGEND: MATERIAL COLOR @ ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK WS1 HARDI WALL CASTLEGATE -SHINGLES @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @ 8" HARDI SIDING HIGH REFLECTIVE WHITE @ LEDGE STONE BRICK DARK G) ~:: ~~~-ORED ELEVATION CLADDING i§ TRIM GREY ,§ TRIM WHITE 0 DOORS BLACK @ WINDOWS BLACK /WHITE @> ROLL-UP DOOR GREY @ COLUMNS GREY @ ~~~~-~<;'LORED ELEVATION © ~?;~~-~<;'LORED ELEVATION Ill D D DJ lllill § -~ -D --r:::::= -- Kas1an~~ l<.lsbnArchltecturo lntoriorDoslgn andPlannlngLtd 1!>001TKtCc,o,g•:;~ffl,:i,ull,1(il!5 v,.r,cc ..... ecc..w.»vr.om Tt.:l(tll•1•SrG0-1Gfll:11:J l]f"!'ww·,o•·""""'"'"'o" :, 211Z2NOVZ1 ISSUEOFOl'{OP&U!MISSION 2 2DZ2SEP:U 1SSU£0~0ffDPSt.tl.r.USSION , .-uz2J.-N10 PH.£U..c1~r6l&k;.iiu"15U REV. 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TH:COPYl!QfT t.TitESAat.E DO\GRESEn\'EDTOTI,D'.KlREl'ROOUCTIO<r;IS"1.1.0'/l'EDl"IIT),()IJTM PER10CNOfP'J.51AHAAOilTECll.l!E.MBllOfl.DE~GNAADPW.N1NGLIDN«l l'l'IOll(J.IX1t1STIIE>-Rmi~ Ttc.ORl,l"!'MilSNOTTOBESCA.t.EO.IBfO,tmw:lORISTOVERIFYD&•ae::it,:S M'OCATANOTEDli:RENl'YlmnECOSOOJOS.SONSITEAllt>tSF.fS~FOA F.CPOIITl'iG,..N'flllSC'-fl'J..'C'l"TO~AAOfTEClUt!,-iEJUOAC81GNA-~1) PI.NNSCLl!l~IIADJIJSnEWT. 23638 TOWNHOUSES 23638,0EWDNEY TRUNK RO.MAPLE RIDGE, B.C.CANADA BUILDING-04 COLORED ELEVATION DP SUBMISSION ?l.OT°'TI. 18-08-2023 IORAl'tN KT Aslndicaled l SZ ADP-6.41 4 MATERIAL LEGEND : MATERIAL COLOR @ ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK WS, ~~~~.~~LL CASTLEGATE WSJ HAR~I _Yr!__ ALL GREENBLACK @ B" HARDI SIDING .~)~,f!~EFLECTIVE @ ~~D~~.~~ONE BRICK DARK @· TRIM GREY § TRIM WHITE 0 DOORS BLACK @ WINDOWS BLACK/WHITE @ ROLL-lJP DOOR GREY @ COLUMNS GREY ·-1 I @ ~7;;~.~';LORED ELEVATION @ ~~~;~.~';LORED ELEVATION -D D [JJ 1111D -g g -D --c==i -- Kas1an~~ KulDnArchltecturo lntorlorOoslgn o1ndPlo1nnlngUd 1NIOl"l~Gtv,.-a51ttL!;.,r.•te:. Y1~w.llCC..--V6C2LI TUNl!l341•S ftoiW,m --- TI~~!!~~;~!~~~~~~,, TMr:;DAAl'll"IC.ASANIGTRl/l,1~10F~IMCE.GTHEF~PCRT'I Of"AAS~"I AACHITtCTUt!tlTE!,10n0ESIGHAl,(JPl..lN!<41fGLTD,nt::a)P'fRJGl'ITNnES.UE 6EIICRESEltVED'TOTtE.tNOREPRO!>I.CTJJH5AUOn'EDt;rTt<lUTTHE FEllJ.ISSll~CJ'AA:iJA."IAAOfTECTVREl~'TERCl!tcl:it.°""1)lllLNflNCLTOAND 11HES L~ ~lmB£.AIUiS 1"-1.E TIIClrlAY'l~"ICr:::WOTTOllESCN.£0.nECClNTAACTOIUSTOVOFYCP.'C~ AICl».tANOTI:DH(REN'ft"ITMTME~CNS!TEN<lt.'iR..~UFOlt l<EP0'"1NGA1/lDGCU'ANCTTO~ARCHITECTVN:NfE'IIO~DCSIGN,I.JIO Pi.A',141!1GL1DFC~~US1LIS'fr. 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE, 8.C.CANADA BUILDING-06 COLORED ELEVATION DP SUBMISSION PLDTO,,TE 1S.06--2023 \[I.Al"fN As!ndicated 1·-CY ADP-6.61 4 MATERIAL LEGEND: MATERIAL COLOR @> ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE <§ GUARD/RAILING BLACK WS2 HAROIWALL HIG_l:!_'.lEFLECTIVE \YSl HARDIWALL GREENBLACK @ 8" HARDI SIDING ~~.~~EFLECTIVE @ 8" HARDI SIDING CASTLEGATE @ LEDGE STONE BRICK DARK CLADDING @ TRIM GREY § TRIM WHITE 0 DOORS BLACK (]) WINDOWS BLACK /WHITE @ ROLL-UP DOOR GREY § ROLL-UP DOOR GREY @ COLUMNS GREY ® ';';ii.:'! ~~~OREO ELEVATION Iii D D DJ ~ Ill ~ § g -D --c:::==i -~ - Kas1an~i KashmArchltoctura Interior Design ;andPlannlngUd l!'«IW~t~Stnl!.Jt• l&e v,rw;wo,...IICC.--VGC::211 ltl>'(IIJ•i•~ FU14tllJ~ll27 , 1 .... "',,r'"""'""••swwssoo• 2 ~SEJ>VISSUEOFOROPSUI .. SSION l :m22A'f10 ~MINARYCl:.SICNLAYOJT RE,.rrr,....,,. "'"'°"'OAAWONC0ZUE nu:s CWll'fl~G..lSNl IIISTl<l/l,10.'T OF:.ERVICE.15 ntE PRO?EJITT OF !Wil4..~ AftCHIT[CTUllEME1ilOADESIGHANDPlA"'NIICil'Tll, MCOl'TRl:J~NnESAJ.£ at:JlCAfSEIMDTOTHELLM)RE.PROOIJCTDHGAU.01'1'EDt,ITK'.ltJTTME FEilLllSIJ'fOFAAS~.,AAOfTH:nru: IN'T[RDR OESCJri ,V,,'!)?\NlltfGL'TllA.\'D Yfr!EJrilMDEWSTBEAAITSIW.E. THC.~n1SCG!o'OTTOIIESCAl!O.Tlf:ccwnuC10;1:l5TQVERA'Cl\'[,l.:;J:)NS AIIDO.-.TAtQftOr,OlfNWITliTl1(C0',00l,'.lN$0NSITE'nl13R£5PC)l,.Slll.E.011 RO'OIITlliGAN'IOISCREF.V.CVTOIC.l.51,\N#JI.OCTECTURENfERIOROC!.IGN.\NO P\A.~ltUGLTDFtllt.AOJIJS11100. 23638 TOWNHOUSES 23638 OEWONEY TRUNK RO.MAPLE RIDGE. 8.C.CANADA BUILDING-09 COLORED ELEVATIONS DP SUBMISSION PLOT°"TE 18-Q8-2023 IDAAWN 722067 ADP-6.91 I 4 KT (D ~~~;1;~;.APE VIEW 236 s,: e Kas1an~i K11sJ11nArchttcci:urc Interior Design :t.ndPl;annlngUd 1!«ll"f11,1c:.-i,.as•n~&.11,16~ V■=:,;.,,•.BCC.-VGG:zli l!OIH;J•1,sFE~tl!:l21W ~~~ 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE, B.C.CANAOA STREET SCAPE VIEW DP SUBMISSION PI.OTC:.-.lE 18--08-202311:F.Al"fN ADP-4.03 VS 4 MATERIAL LEGEND: MATERIAL CDLDR @) ASPHALT SHINGLES DARK GREY @ FLASHING WHITE @ FASCIA WHITE @ GUARD/RAILING BLACK @ ~DGESTONE BRICK @ 4" HARDI SIDING CASTLEGATE @ 4" HARDI SIDING ~S'~NTRYLANE @ TRIM GREY 0 DOORS BLACK @ WINDOWS BLACK @ COLUMNS GREY @ HARDI PLANK GREY COLORED NORTH ELEVATION 2 \ COLOURED SOUTH ELEVATION P-6.10~ 3/16" = 1'-0" P-6.10~ 3/16" = 1'-0" 7 -D D [JJ ~ ~ ----D - Kas1an~~ KDsl~nAlchllocturo lntorlorDoslgn :1ndPlannlngLtd \!<llll"lntC-..Ot,a$tnlt.o'.c16~ Y1n::iu.•,llCC.--.VGGUI l ltloltiSJ•1•~ Ftl)ltDJ;a:n r=R'T"'::vww~= ,e,.!m--,.._,.,!""'"'"',,.,,,,.,DAA.,_CJSS,, ~ THIS DAAl'flHC. ~NIIIG'mUL,0,'TOF ~~RVICL G ntE PROPEJm Of MS"'-H AAC11fT[CT1.fl!tn'El':IOAD£SIQIAADl'lAA'f4«iLTtl, MC0"1'Rr..llTNTt£SAI.IE &rnG~TOltELLhORE.PICOOCTDNISAUOtfEOf,'fTHOVTTH~ PEliL~OFM!;.IA. .. AAOfT'"tCT\IREl!olltll:OROE""..CH~PlNflNGLTil"-"-'O nMEHIMDEll.lSTBrAAITStW.E n11:;o=--.n1s:a;r,;otTOb£$CAL£D. TlEC(lHTlaCTO=ilSTOVERFYD\'[~ Nt:JDlTAIOT£011(FIENl'lrTHTiiECO'O'l'l)l~ONSITENl'.llSRE~rD=i f.Ef'OqT!NGAlfl ot:;cr.EPAA::TTOK.\SWiARCtfTEC'TVR.t:ME~=iOCSIONA.'iO PlA\,.~LTOFORAOJUSlllENT. 23638 TOWNHOUSES 23638 DEWDNEY TRUNK RO.MAPLE RIDGE. B.C.CANADA AMENITY BUILDING COLORED ELEVATIONS DP SUBMISSION PL010-.1E ,s-oa-2023 ICl!AnN ADP-6.101 4 sz BUILDING BUILDING 08 UNIT-UNIT-B UNIT-UNIT-UNIT- G) ~jB~~~-~-ECTION 1-1PAR1"}>. BUILDING UNIT- UNIT-UNIT- I ~ EXISITING 19'~r±[6MLANE] ;:1 = 1/8"=1'--0" UNIT- DEWDNEY TRUNK e 1t ·~ Kas1an~~ Kosl:iinArchllKtur11 lntorlorDoslgn andPl;annlngUd l!«lnr.J~S•n.:......•16~ Y1n:::iu..,acc-\•GG:z11 TEo.w,11,zno,;w,121 , 1,.,,,.,.,,1"'"'°'""0'""""'°" ,.1=~• j 7,;..,_,DAAno,cOJSSO, 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE. B.C.CANADA SITE SECTIONS DP SUBMISSION PL!ll 1)1.lE 1 B-08-2023 1 0AA"N vs 118"=1'--0" I -CY ADP-4.01 I 3 236ST 20'-101/Z'{EXISFTNC.ROAOJ G) ~;;:,E1'.;.E~TION~2c2 ~. ti l{I ;::1 @ ~;::.~!-ECTION 2-2-Dependent 1 BUILDING 06 UNIT-A BUILDING 02 UNIT-A ·•11 GM DRIVEWAY GM DRIVEWAY BUILDING 03 UNIT-A UNIT-17 BUILDING 08 UNIT-B L ft-.: DE ! INDOOR AMENITY BUILDING Kas1an~~ K.ul11nArchllectura lnlorlorDoslgn andPl:mnlngUd 1~nn1C..O,,..fi-n~s..i,1~ Y~•.ICC.--Vf,C;U.S TUM&ID•1'Sfl0o'HJ2IXI Ilia~ .~-~ ·~ 2 :xi:?2SEP'r7CS!i\JE.OFOROPSUIIMISSION I 211Zl,.i,t,. ... 1D INARTIX!.ICNI.ATOUl IIIE\IISX)N/0RAWINGIS5UE 01----------------< 23638 TOWNHOUSES 23638,DEWDNEY TRUNK RD.MAPLE RIDGE. B.C.CANADA SITE SECTIONS DP SUBMISSION PlDTl)I.TE 16-08-2023 l~n~ 1/8"=1'--0"I CY ADP-4.02 3 I I I _______ _J KEYPlAN OF BUILDlt-l35 l'.11H SIMILAR 8.EVATIONS ANDUNIT1YPES CQ.a.RSCI-El,£A CQ.aRSC!-£1,£8 CQ.CA.RSC!-£1,£C CQ.aRSCl-flED Ga.aRSCl-flE E Kas1an~~ ~ ~ .................... __ :r:·_ ...... -ffi --III .. . m--m-- DP SUBMISSION 2023-08-18 ADP-4.04 1-UJ UJ Cl'. 1-(/) c:o "' N □ EXIST.LANE ~ "'""" M.LTI r.ft.Y LANE □ /;§ □BESFRAER ~AAXJ'-P '~ l_,.: @a @, PLANT SCHEDULE-TREES I ACERPLATANOIDES'CRIMSONSENTRY' ACER RUBRUM 'ARMSTRONG' - CARPINUSBETULUS'FASTIGLATA' CORNUSKOUSA'SATOMr CORNUSKOUSA:XNUTTAI.Ul'STARLIGHr MAGNOLIA 11. 'GAf.AAY' PlCEAGLAUCA'PENDutA' PICEAOMORIKA PSEUOOTSUGAMENZJESU FRASER FIR VINEIMP1..f COLUMNAR CRMSON SENTRY MAPLE COLUMNAR ARMSTRONG MAPLE PYRAMIDAL EUROPEAN HORNBEAM PINK KOUSA DOGWOOD STARLIGHT HYBRID DOGWOOD MAGNOLIA WEEPINGWHR"ESPRUCE 2.SMHT;B&B,JSTEMCLUMP 6CMCAL.; B&B 6CM CAL; 2M STD; B&B SCMCAl...;8&8 SCMCAL.,1,SMSTO,B&B 6CMCAL.;1.SMSTD:B&B SCMCAL.;1.SMSTO 2.SMHT,B&B NOTES· • PLANT sizes IN THIS UST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANOARO, lATEST EDITION. CONTAJNER SIZES SPECIAEO /IS PER CNlA STANDARD. BOTH PLANT SIZE ANO CONTAINER SIZE ARE TtE MINIMUM ACCEPTABl£ SIZES. • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS ANO OTHER PL..ANT MATERIAL REOUIREP..lENTS. • SEARCH AND REVIE.'IV: MAKE PlANT MATERIAI...AVAlABlE FOR OPTONAL REVIEW BY LANDSCAPE ARCHITECT P SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOVYER IMINlANO ANO FRASER VALLEY.• SUBSTTMIONS: OBTAIN WRITTEN APPROVAL FROM THE lANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSmUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED suesmUTIONS WU BE REJECTED. ALLOW ,,.M.NIMUM OF FIVE OA.YS PRIOR TO DELIVERY FOR R.EOUEST TO SUBSTITUTE. SUBSffiUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIA.N LANDSCAPE STANDARD -DEFINITION OF CONDITIONS OF AVAD.ABIUTY. • ALL LANDSCAPE MATERIAL ANO WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARO AND CANADIAN LANDSCAPE STANDARD LATEST EDITION.• Al PlANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY." BIO-SOLIDS NOT PERMITT'ED .N GROWING P..lEOIUM UNLESS AUTHORIZED BY LANDSCAPE ARCHITECT. ~1 ~ ... ,--.·_. ~-, .. - ~--- dUj1b IQI ~ OC0pyrlghlro::;ervod.Thl!.dt.1wlng3nddeslgnl:;the property or PMG L..lnd,-QpoArchltoct!S 11nd m:iy not be raproduccdoru~~lorcthcrprojoct:;wlthcutthclr pMTil::;::;!on. Suite C100 -4185 Still Creek Drive Burnaby, BriU~ Columb!a, VSC 6G9 p:604294-0011;1:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE LANDSCAPE PLAN )> '1J -c m z 0 >< m ~ 0 CV ~ L2 n c.----\ -tj-: I I n n I II~ i~ U~ LD u . : S1j'. I I I i, T-A 00 L3 (+49. INOOOR AMENITY AREA (3 STOREY) ~ .s ~ !;11 I I &1 I L2 I L4 ---t ~ CCopyrtghlro:.erved.Thlsdravrlng.:mddeslgnlGUlo proportyolPMGUnd~poAtchltoct,andm.:iynotbc roproclucetloru:;odroro!horprojoctnwlthouttholr penm:.!ilon, SulteC100 -4185S1111CreekDrlve Burnaby, Brltl:.h Columbia, VSC 6G9 p:604294-0011:f:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE PLANTING PLAN L2 DF9 PMG PROJECT NUMBER: 22-139 :~-1 -s:t-l I I II. -1 ~ n n D n _i a ~I 11 I L2 L4 -1ru. 7 p I' L5 I 2.0 ~ OCopyrlghtroserved.Thlsdrawlnganddei;lgnl!.the property or PMG U>nd,c.;:ipo Archltoct, and may not b<l rcproduccdorusedforothorproje:ctGwlthouttholr pt>rmlsdon. SulteC100 -4185Sti11Creek0rivc Burnaby. Brlll!.h Columbla, VSC 6G9 p:604294-0011:f:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE PLANTING PLAN L3 OF9 PMG PROJECT NUMBER: 22-139 r=ra jj I CCopyrlghl reserved. Thli. drawing and d~lgn Ii. the cf ~ ~ tlJJ Jr 99§;f¥\s:, =NEJl§;:Efif I =~~~~~,;~~~~:,~!~:n~,~.~tbo I ., I I 1: L4 L27 ~7 · 1 L5 Suite C100 • 4185 Sllll Creek. Drive Burnaby, BriU!.h Columbia, VSC 6G9 p:604294-0011 ;f:604294-0022 N(WSlftlV-N·•C0,1,1,1,nuic; NO. DATE REVISION OESCRlPTlON ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT [llf I" ~ ~~ II cia 9~@-~1 ~;;~ED:i~~~EYTRUNKROAD ~ PLANTING PLAN L4 OF9 22-139 PLANT SCHEDULE-SHRUBS 6 ARBUTUS UNEOO COMPACTA 88 AZALEAJAPONJCA'HINOCRIMSON' 40 AZALEA JAPONICA 'PURPLE SPLENDOUR" 92 BUXUS MICROPHYLLA -.,'VJNTER GEM' CORNUSSERICEA'KELSEYt EUONYMUSALATA 'COMPACTUS' 128 HYDRANGEA UTTlE LIME' 30 HYORANGEAPANICUtATA'Wlt.fSRED' 87 KALMLII.LATfOLlA'ELF' 123 MAHON IA AOUIFOLIUM 25 NANOINA DOMESTICA 'FIREPOWER' 1T RHODODENDRON 'ANAH KRUSCHKE' 40 RHODODENDRON 'HOTEi' ROSA MEJ'.)ELANO 'BONICA' ROSAMECll.ANO'REO' SARCOCOCCA HOOKERIANA VAR. HUMILIS 44 SKJ,1MIAREEVESl'\NA 88 SPIRAEAJAPONICA'UTTl.EPRJNCESS' 411 lrol 2oa I G~s 382 110 124 1DJ 14 42 146 94 192 SI " , ... SP~XBUMALDA'GOLOFLAME' TAXUSX.MEOIA'HCKStr THUJA OCCIDENT ALIS 'SMARAGO' CAREX OSHJMENSIS 'EVERGOLO' HAKONECHLOA MACRA 'ALBOVARJEGATA' HEUCTOTRICHON SEMPERVIRENS IMPERATACYLINDRICA'REDBARON' MISCANTHUS SINENSts 'MORNING LIGHT' PENNISETUMORJENTALE ECHINACEA PURPUREA 'PICCOLINO' EPt.-lEOIUM X RUBRUM HELLEBORUSxHYBRIDUS HEUCHERA'FIRECHIEF" HOSTA 'GOLD STANOARO' COMPACT STRAWBERRY BUSH AZALEA;HAROYREO AZALEA;RED-VIOLET LITTLE-lEAFBOJ1; DWARF KELSEY DOGWOOD COMPACT YVINGEO BURNING BUSH LITTLE LIME HYDRANGEA FIRE&ICEHYDRI\NGEA DWARF MOUNTAJN LAUREL RHOOODENDRON;BLUE RHODODENDRON; CANARY YELLOW MEIDILANOROSE:PINK MEIDILANO ROSE: RED: D.9M MATURE HT HIIM.l.AYANSWEETBOJ1; GOLDFLAME SPIREA HtCK'SYEW EMEAALDGREENCEDAR EVERGOLOJAPANESESEOGE VARIEGATED JAPANESE FOREST GRASS BLUE OAT GRASS MORNING LIGHT JAP .SILVER GRASS ORIENTAL FOUNTAIN GRASS HOSTA; YELLOW AND GREEN VARIEGATED LIGULARIA INN~~ m .. RUOBECKIA FULGDA VAR SULUVANTll 'GOLDSTURt.RUDBECKIA; YEUOW ~ " 23 356 V SEDUM TELEPHIUM 'HERBSTFREuoe· AUTUMN JOY STONECROP ORYOPTERts ERYTHROSORA 'BRILLIANCE' POLYSTICHUMMUNmJM VACCIN"-'MVITIS-IOAEA BRILLIANCE AUTUMN FERN WESTERN SWORD FERN LINGONBERRY 112POT,25CM 112POT;25CM 1113POT:BDCM #JFOT:SOCM '2POT #JPOT;80CM #3POT;50CM #JPOT;SOCM 112POT;4DCM 1'1POT, 1.0M #JPOT;50CM lt2POT;30CM .nPOT;40CM 15CMPOT 112POT:1•2EYE #1 POT;20CM #1 POT;2SCM NOTES: • PLANT SIZES IN THIS LSST ARE SPEClFIEOACCOROING TO THE BC LANDSCAPE STANOAROANO CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAJIIER SIZES !1~~:e°,.,~;~~~~~1~~~-!_"~R~~;~~~~~~~~J~~c~r:~7~i:~~MP~~;~~~:A1~~E;o1o i:TE~~~~~: ~:s~~~:~~~CT AT SOURCE OF SUPPLY, AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY.• SUBSTITUTIONS; OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT ~~~~gu~~g~;s~~ffu~~=NES~~~~E~Ti~~;:~~E~~~~~=i:~g~~E ~~~~~1~6~~~~~:iF0t6!6;~~~FOELr.tERY ~~i~~~u~~~~o~~~~~M~~~~~~~E,.~~E~~~e,:s~:y~~~~~~~N~i~~:~~~~,~~~~~~il~~~~= ~~~TD~N. "AJ.L ARCHITECT. ~ OCopyrlght re~erved. Thi~ dr:iwlng :ind de:.lgn I~ tho proporty of PMG Larid~poAn:hltocb and m:ir not be rcproduced0ru:.01!forothorpro/ectsw!th0utlhclr pt'rml:.:Jori. SuiteC100 -4185S1illCreekDrive Burnaby, BriU~h Columb!a, VSC 6G9 p:604294-0011 ;f:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE PLANTING PLAN LS OF9 PMG PROJECT NUMBER: 22-139 4RL::::~~:l:l:1:~□:::~:;:·~===~=-=----:----------, EXPANSIONJOINT:20'Q,C7 --:,,-•1-:-,-+:.--__ -._:~._.,-~ .. ,-:.·"""'.,-.. •=.,-<--,,-.... -.. ,--._~:-.. :""',-:-, ,,....,..:_ :; .: ·:. 4•COMPACTEDTO • 95% PROCTOR DENSITY CRUSHGRAVEL(19MMMINUS) ===7=====1 COMPACTEOT~u:;;~~~ ~ill~ill, I ,ill, I ,ill, 1 ,ill1 I ,ill~ C) CONCRETE (SIDEWALK AND PAD) C) CONCRETE STEPPING STONE ~ STIN NCRETE OTINO LAYER RAINROCK IT1 r ma L.__j AU. METAL PICKETS TO HAVE 2 COATS OF POWDER COATING IN SEMI-GLOSS BLACK ALLJOJ'ITSTOBEVVELDED ~HT.METAL FENCE AND GATE DETAIL E9 PLAY AREA DETAIL ~ NOTE: • MULCH TO BE 75mm DEEP AT DRIP LINE. TAPERING TO 0mm AT TRUNK FlARE. LOOSEN ROOT MASS PRIOR TD PLANTING. • CONTAINER IS TO BE CUT CAREFULLY AWAY. • THEUSEOFPOLYEOG!NGANDFILTERFABRIC BARE ROOT/CONTAINER SHRUB PLANTING I. !i~OTE:I NOGR! TREE. -=1 L TT=: .. 11 ~~~ MU -ROOTBALLVVIDTH NOTE PAVERS TO BE INSTALLED TO MANUFACTURERS SPECIFICATIONS C) PAVERS ON GRADE FORTREESLARGERTHAN65mmCAL1PERUSE100 rm, l:'I P.T. STAKES 2,5 METER IN LENG'Trl. (ROUND) TREESTAKESTOBEALIGNEOPARALLELTD SIOEVVAIJ(JROAO. ~i~ijt~~~~ ~:coi:g~gEsr~;~m TREEBARKSHOULONOTBEDAIMGED DURING PL.ANTING. TREE ROOTS NOT TO E9 ~~:ri~~;o SUN, FROST OR 80MM DEEP VVELL FORMED IN TOPSOIL JJE.)!Miil:l'l'PfJ6fl~MJO€fflOEltllliOfil MR.VICES MAY ~=~~~~~~~~~~~~~~L HT. ffl(t;~lil.ffllf.lB~IMAOXF,11:ib!WJll'HSOIL. ~~ISQJI.OUTALLBINDING MATERIALANDFOLD 300 mm MIN. OF BACKFILL AROUND ROOT BALL USE SOL FROM PLANTING HOLE IF ACCEPTABLE l~~t~;:~1~1?iiJlfl[ PLAY AREA BALANCE LOG PLANTING/CONCRETE PAVIN E9 TYPICAL DECIDUOUS TREE DETAIL €:9 STRUCTURAL SOIL E9-*'RAVEL DRAIN STRIP OCoprr1ghtrHernd.Thladrawlnganddealgnl•lb• proportrorPMGLandaaipo,t,,rchlttc:taand1MJ'notbo r-.pl'Oduc.dorusedrorolb1rprojeetawlthoutl'lelr p9flTIISllon. Suite C100 -4185 SUH Creek Drive Burnaby, British Columbia, VSC 6G9 p:604294-0011;f:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEYTRUNK ROAD MAPLE RIDGE DRAWING TITLE:"' LANDSCAPE DETAILS LG CHK'D: MC'l OF 9 PMG PROJECT NUMBER 22-139 Ir~~ r~,;~·:·.::=7 I s ~ 1.8M HT. WOOD FENCE WOOQNOTES· ALL POSTS TO BE PRESSURE TREATED TO C,SA. STANDARDS ALL WOOD TO BE NO. 2 GRADE OR BETTER ALLHAROWARETOBEHOT-OIPPEDGALVANt2'.EO 4. APPLY TWO COATS OF STAN TO MATCH BUILDING {TO BE APPROVED B'f ~E;:=ij[f;ri~i£i=~~;:!~~v:~,~~~~B~e\osr DRAWING TO BE REVIEWED B'f STRUCTURAL ENGINEER STRUCTUREOESlGNTOBEREVEWEO BYSTRUCTURALENG1NEERPRORTOCONSTRUCTON PICNIC PERGOLA co:Nc;Hig-~ L .A cl TRIMALLOEADANO BROKEN BRANCHES =""'"'"~,-~-TREEBANOING,STAPLEW~ 1•□~M.Bye•:H::L:.:~:STOSTAKE " FLAGGING~gN~~~u;~~~ INDR~~~~ .,.....,,~--~~~0!~PAD ,C!.1... • ,:J •• L SITEFURNISHINGSTOBEINSTALLEDTO MANUFACTURERS SPECIFICATIONS . -.. ~ SITE FURNITURE MOUNTING GROWING MEDIUM AS SPECIFIED 2i,4~4• \"IOOOSTAKE ill, I ,illmillmill, I ,ill1 I ,~ ~ CONIFER PL._ANTING DETAIL ,,, :::::11::::: 'I 17'.S¾· ~,, :::::11::::: ,, STRUCTUREDESIGNTOBEREVIEVVED BY STRUCTlJRAL ENGINEER PRIOR TO CONSTRUCTION L:~rM6t:,~~c~;i,~~_j F0RTREESlARGERTHAN65MM CAllPERUSEJ"OSTAKES FOR SMALLER TREES USE 2"0STAKES TREESTAKESTOBEALIGNEO PARALLEL TO SIDEWALK/ROAD. SETTREEPLUMB. USE2ROUND STAKES,EACHSETJ2" 8ELOWGRAOE&48" ABOVEGRAOE. ~ TYPICAL DECIDUOUS TREE DETAIL OCopyrlghtr•Hrnd.lbladrawlnganddlilaignlatl• prop•rtyofPMGL.andaaii:•~hltoc:taand11101notbci rttproduaidoruaadforotiarproJ•c:tawllho1.1tthoir p•rm1alllon. Su Ito C100 ~ 4185 SUU Creek Drlvo Burnaby, British Columbia, V5C 6G9 p:604294-0011;f:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE LANDSCAPE DETAILS L7 OF9 PMGPROJECTNUMBE:t 22~139 □ D DISltiC tu.TI fN"LY D1 □~□ MATERIAL LEGEND ® 11:iil':.:i':.";,~=-OPAVERScCAAPHITIC @ 1m 1::::a~~:~ERS. SIERAACREY © 1iill=e~~i1:~~PAVERS; TPN DROOMFIN!SHCONCRETE-SCOR.EO\"t!1l11.2M O.CPATTERN SITE FURNITURE LEGEND 0 -,-WISH80NESURF.5B~AACK TEXTUREDSLVER. 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LANE =m; ru~ , ... u => □; I 111JCKA, I .LTREEPROTECllC"FENCE r -7 :~+1--TIIEE-·SEEAIU!CRGTREPORT L °""" mE.ETOF!.OWN FUTURE R-3 LOTS ~ OCopyrlghlre:ierved.Thlr.droVl'lngondde1.lgnl:.tho prcportyofPMGL.>ndsc:ipoAn:hltoCbondmaynotbc reproducodoru:;edforolherprojccbwllhoutthelr Pl'(fflio:;i.lon. Su!teC100 • 4185Sti11Creek0rlve Burnaby, Brltb;;h Columblo, V5C 6G9 p:604294-0011;1:604294-0022 ALVAIR DEVELOPMENTS LTI 52 UNIT TOWNHOUSE DEVELOPMENT 23638 DEWDNEY TRUNK ROAD MAPLE RIDGE TREE MANAGEMENT PLAN L9 OF9 PMG PROJECT NUMBER: 22•139 APPENDIX F I~ .·· mapleridge.ca City of Maple Ridge Advisory Design Panel Resolutions/Comments Application 2022-034-RZ was reviewed by the Advisory Design Panel (ADP) at the May 17, 2023 meeting. As per the ADP resolution from that meeting, the application was reviewed again by the ADP, with revised plans and the applicant's response, at the July 19, 2023. The following are the resolutions/comments: May 17, 2023 -R/2023-ADP-016 It was moved and seconded That the following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further the Planning staff forward this on to the Advisory Design Panel for information. Architectural Comments: • Consider enclosing the entry canopies (utilized as unheated entry vestibules) at tandem units to allow for less congestion at unit entrances. • Consider the relationship between the peaked townhouse roofs and the flat entrance canopies. Ensure architectural language work congruently between each mass. • Consider further design development for exterior cladding at the amenity space building. • Consider reexamining unconventional massing alignment that is unbalanced and creates unevenness with the shape of the roof. • Consider articulation of exterior composition and functionality of space inside the amenity building. • Suggest avoiding converging roof pitches on flat valleys. • The use of asymmetric pitch roof lines is successful. Consider introducing a similar configuration on Buildings 07, 08 & 09 for design cohesiveness. • Buildings 01 through 06, have a pleasant colour and material fa<;ade composition that is aligned with the roof ridges and valleys. Suggest introducing a similar configuration on Buildings 07, 08 & 09 • Suggest using a more contemporary architectural language on the amenity building (i.e. flat roof) and introducing additional architectural features (i.e. accent colours, wood soffits, etc ... ) in order to provide differentiation from residential buildings. Landscape Comments: • In general, it looks like a well-designed project from a landscape perspective. Nice work with the strong central spine of amenity spaces connected by the raised paver section in the lane. • Carry on with infiltration type stormwater management interventions, provided the Geotech investigation shows the ground will percolate. • Consider an alternative location for the PMT to allow for a pedestrian connection towards the amenity area. Suggested North of visitor parking spaces by the Emergency Access. CARRIED UNAMINOUSLY 2022-034-RZ Advisory Design Panel Resolutions/Comments Page 1 of 2 July 19. 2023 -R/2023-ADP-025 It was moved and seconded That the application meets recommendations as presented and the applicant proceed to Council. CARRIED UNAMINOUSLY 2022-034-RZ Advisory Design Panel Resolutions/Comments Page 2 of 2 KASIAN ARCHITECTURE INTERIOR DESIGN AND PLANNING LTD 1500 West Georgia Street Suite 1685 Vancouver British Columbia Canada V6G 226 t 604 683 4145 f 604 683 2827 www .kasian.com DON W. KASIAN Architect A/BC. Archrtect AAA. MAA. NLAA, NSAA, NWTAA. OAA. SAA, FRA/C, Hon. FA/A, BES, MArch DEAN BENVENUTO Architect AAA, BArch, LEED AP BO + C AZIZ BOOTWALA Architect At8C, Architect AAA. MAA, NWTAA. SAA, FRA/C, LEED AP. MBA WOJCIECH BRUS Architect A/BC. NWTAA. FRAJC. MArch SUZANNE CAMPBELL AR/DO, LEED AP, /DC BILL CHOMIK Architect A/BC. Architect AAA. OAA. SAA. FRAIC, Hon. FA/A, RCA, SA, BArch WILL CRAIG Architect A/BC, Architect AAA. R/8APa111/ SANJA OJULEPA LEED AP BD+C, TSA, MRAIC, MArch W, SCOTT DOUGLAS Architect A/SC, Architect AAA. MAA, BArch, BSc CRYSTAL GRAHAM Licensed /ntenar Designer AAA. AR/DO, RID, /DC, I/DA LEED AP KIM GREEN DID ABHISHEK GUPTA BArch, MBEM. LEED AP DANIEL HAWRELVK MArch, MCcmm. BA. AJBC, RAJC DOUG JOHNSON 8Sc, 8Arch. Sloan Fellow, MA/BC JUDITH MACDOUGALL Architect AAA. LEED AP 8D + C, MArch DEAN MATSUMOTO AOCA SALLY MILLS AID, RID ALAN NAKASKA Archi/ec/ A/BC, Architocl AAA. 8Arch, BSc OOUQI..AS NrwA 8/0 SCOTT NORWOOD MAATO, Dip. Arch. Tech QOLNAZ RAKHSHAN Archilect AJ8C. Archilecl NSAA. LEED AP. MRAJC. BSArch, MArch JAMES RICE OAA, NSAA, MRAJC, MArch (Hans}, BAS /Hons), Dip Arch Tech KATHERINE ROBINSON Archilect A/BC, Architect AAA. NSAA. MRAJC, 8Arch WARREN SCHMIDT Architect AJBC. Architect AAA. MRAJC M.Arch B.E.D IAN SINCLAIR MHA. CHE Vancouver Victoria Calgary Edmonton Toronto Doha June 12, 2023 Daniel Rajasooriar City of Maple Ridge 11995 Haney Place Maple Ridge, BC Canada V2X 6A9 Re. 2022-034RZ 11926-236 St Maple Ridge ADP Response Please find a point by point response to the comments received from the ADP: · Architectural Comments: Consider enclosing the entry canopies (utilized as unheated entry vestibules) at tandem units to allow for less congestion at unit entrances. Response: Entries have been enclosed with canopies. Consider the relationship between the peaked townhouse roofs and the flat entrance canopies. Ensure architectural language work congruently between each mass. Response: Complies Consider further design development for exterior cladding at the amenity space building. Response: Amenity building has been updated Consider reexamining unconventional massing alignment that is unbalanced and creates unevenness with the shape of the roof. Response: Roofs have been updated Consider articulation of exterior composition and functionality of space inside the amenity building. Response: Amenity building has been updated Suggest avoiding converging roof pitches on flat valleys. Response: Roofs have been updated The use of asymmetric pitch roof lines is successful. Consider introducing a similar configuration on Buildings 07, 08 & 09 for design cohesiveness. Response: BUlLDlNG 07, 08 & 09 updated Buildings 0 1 through 06, have a pleasant colour and material fa9ade composition that is aligned with the roof ridges and valleys. Suggest introducing a similar configuration on Buildings 07, 08 & 09 Response: BUlLDlNG 07, 08 & 09 updated Suggest using a more contemporary architectural language on the amenity building (i.e. flat roof) and introducing additional architectural features (i.e. accent colours, wood soffits, etc ... ) in order to provide differentiation from residential buildings. Response: Amenity building has been updated Vancouver Victoria Calgary Edmonton Toronto Doha Page 2 of 2 Company Landscape Comments: In general, it looks like a well-designed project from a landscape perspective. Nice work with the strong central spine of amenity spaces connected by the raised paver section in the lane. Response: Noted Carry on with infiltration type stormwater management interventions, provided the Geotech investigation shows the ground will percolate. Response: Noted Consider an alternative location for the PMT to allow for a pedestrian connection towards the amenity area. Suggested North of visitor parking spaces by the Emergency Access. Response: Plan has been updated to show the PMT in that location We note that we have also co-ordinated a location for the Mailboxes in accordance with comments received from Canada Post. APPENDIXG Memorandum Date: March 17, 2023 To: Subject: Maple Ridge Planning Department -Attention Rene Tardif Development Information Meeting Rezoning Application 2022-034-RZ Dear Rene, we are pleased to provide this report regarding the results of the Development Information Meeting for this project that took place on March 14th, 2023. This report is being provided in accordance with the City's policy for a Development Information Meeting. A. Mailouts, Signage and Ads A letter was mailed out to residents surrounding the project as per City policy on February 28th. An ad was placed in the Maple Ridge news which ran in the March 3rd and March 10th print editions. A decal was placed on the sign in accordance with the City Policy. See Appendix A for copies of the letter and the ad. B. Number of Respondents via email or calls We confirm that a total of 2 inquiries received via email, 1 prior to the meeting date and 1 on the day of the meeting. , a member of the Seniors Co-Op located across the street from the proposed development wrote to express concern about access to and from their development on 236th Street during construction. also attended the meeting in person and filled out a comment sheet. and-sent in a comment form. Copies of the original email correspondence received is included in Appendix B to this report. C. Attendees at Development Information Meeting A development information meeting was held at Alexander Robinson Elementary at 11849 238b Street in Maple Ridge, BC from 5:00pm to 7:00pm on March 14th• Representatives from Alvair attended as well as the project architect, Kasian Architecture. There were 32 attendees from the public that visited the meeting to review the materials on display and attend the presentation on the plan from the Architect. Please see Appendix C for a copy of the sign-in sheet and Appendix D for the materials that were presented at the meeting. D. Summary of Comments received There were a total of 21 comment forms received from the meeting. A brief summary of the comments received is outlined below and the fulsome copy of all of the comments received is included herein as Appendix E. Residents from St. George that were present showed concerns for getting on Dewdney trunk rd from 236 street. Most People wanted streetlights on 236 and Dewdney and 4 way stop on 119 St and 236 Street. A lot of comments were in support of the development as well and were excited about new construction in the neighbourhood for younger people. A lot of young people showed up as well, they were looking for place to move in the area which are living there as tenants. Supporting the Proposal -11 Do not support the Proposal/other -10 Summary of Comments supporting the proposal Need more housing types like this Nice design and layout Support with suggestion for additional parking 2 comments with suggestion for a light at 236th Street & Dewdney Trunk, increased traffic concerns 2 comments to address safety at the intersection of 236th Street and 119th -suggestion of a 4 way stop and crosswalks Support for more density-proposal seen as not dense enough Need more supply and housing for young families Site Plan is great, more options for my kids to live near me Summary of Comments not supporting the proposal Light needed at 236th Street and Dewdney, stop sign needed at 219th Second access onto 236th Street desired City should change bylaws to say that residents must park in the complex and not in the street - in their garages -not use for storage Traffic issues, crosswalk needed with lights at 236th and 119th. Left turning lane needed at Dewdney and 236th Street New school, daycares, doctors needed for this development Too many units, too high density Overflow parking will be on 236th Street -Parking should be paid permit parking on street like other cities Concerns for pedestrian safety Construction disruption -2- Summary of how issues and concerns will be addressed Given that the general nature of the concerns were related to traffic, a traffic study has been commissioned to analyze the traffic generated from the development. The study will also look at the design of the access to the development from 236th Street and impacts downstream on intersections. The results of the study will inform any potential changes to the design in consultation with City staff. Kunwar Bir Singh Alvair Development Ltd. - 3 - March 6, 2023 City of Maple Ridge 11995 Haney Place ~~:~ Scliool District 42 Maple Ridge & Pitt Meadows Learning Today, Leading Tomorrow Maple Ridge, BC V2X 6A9 Attention: Rene Ta rd if Dear Ms. Tardif: Re: File: Legal: Location: From: To: 2022-034-RZ Lot: 45, Section: 16, Township: 12, Plan: NWP20770 Lot: 46, Section: 16, Township: 12, Plan: NWP20770 Lot: 47, Section: 16, Township: 12, Plan: NWP20770 Lot: 48, Section: 16, Township: 12, Plan: NWP20770 Lot: 3, Section: 16, Township: 12, Plan: NWP10361 11956, 11946, 11936 and 11926 236 Street and 23638 Dewdney Trunk Road RS-3 (Single Detached Rural Residential) RM-1 (Low Density Townhouse Residential), R-2 Single Detached (Medium Density) Urban Residential The proposed application would affect the student population for the catchment areas currently served by Alexander Robinson Elementary and Garibaldi Secondary School. Alexander Robinson Elementary has an operating capacity of 4 71 students. For the 2022-23 school year the student enrolment at Alexander Robinson Elementary is 539 students (114% utilization) including 146 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2022-23 school year the student enrolment at Garibaldi Secondary School is 973 students (93% utilization) including 267 students from out of catchment. Based on the density estimates for the various land uses at build out the following would apply: . • For 52 units of townhouse housing, the estimated number of school age residents is 22 • For a three-lot subdivision, the estimated number of school age residents is 2 Since# 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 ~•- TO: mapleridge.ca City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: September 5, 2023 FILE NO: 2022-293-RZ FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Second Reading Zone Amending Bylaw No. 7881-2022 21511 Exeter Avenue 21521 Exeter Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 21511 and 21521 Exeter Avenue from RS-1a (Single Detached (Amenity) Residential) to R-4 (Single Detached (Infill) Urban Residential) to permit a future subdivision of three lots, from the existing two lots. Council granted first reading to Zone Amending Bylaw No. 7881-2022 on October 11, 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 $9,200 per single family lot, for an estimated total amount of $9,200 or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7881-2022 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) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject properties for the proposed development; iii) Registration of a Statutory Right-of-Way plan and agreement for the relocation of sanitary sewer main; iv) Registration of a Restrictive Covenant for Stormwater Management; v) Removal of existing buildings; vi) 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 properties. If so, a Stage 1 Site 2022-293-RZ Page 1 of 6 Investigation Report is required to ensure that the subject property is not a contaminated site. vii) That a voluntary contribution, in the amount of $9,200 ($9,200/lot), 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: OCP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Total Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2022-293-RZ Evertek Engineering Ltd. Lot 235 & 236 District Lot 244 New Westminster District Plan 46774 Urban Residential Urban Residential Yes No RS-1a (Single Detached (Amenity) Residential) R-4 (Single Detached (Infill) Urban Residential) Use: Single Detached Residential Zone: RS-1b (Single Detached (Medium Density)Residential) Designation: Urban Residential Use: Single Detached Residential Zone: RS-1a (Single Detached (Amenity) Residential Designation: Urban Residential Use: Single Detached Residential Zone: RS-1a (Single Detached (Amenity) Residential) Designation: Urban Residential Use: Single Detached Residential Zone: RS-1a (Single Detached (Amenity) Residential) Designation: Urban Residential Single Detached Residential Single Detached Residential 1,413.5 m2 (0.35 ac.) Exeter Avenue Urban Standard No Yes Page 2 of 6 2. Project Description: The subject properties at 21511 and 21521 Exeter Avenue (see Appendix A) have a lot area of 683.0 m2 (7,351.8 ft2) and 730.5 m2 (7,863.0 ft2) respectively. Both properties are relatively flat. There is a cluster of trees in the northwest corner of 21511 Exeter Avenue, as well as a few in the southern portion of 21521 Exeter Avenue (Appendix B). The subject properties are bounded by single family residential lots on all sides. There is an existing house on each property, which will require removal as a condition of final adoption of this rezoning application. Vehicular accesses to both properties are from Exeter Avenue. The development proposal is for the rezoning and subsequent subdivision of the properties to create three R-4 (Single Detached (Infill) Urban Residential) zoned lots (see Appendix E). Review indicates that the proposal complies with the density and other regulations of the R-4 zone. The proposed subdivision layout is considered technically feasible at this time and must be approved by the Approving Officer as the project progresses. 3. Planning Analysis: i) Official Community Plan: The development site is currently designated Urban Residential in the OCP and is subject to the Neighborhood Residential Infill Policies 3-19 and 3-21. Urban Residential is the dominant designation within this neighborhood (Appendix C). The Urban Residential designation permits single-family, duplex and triplex housing forms that resemble a single detached dwelling, with an emphasis on orientation to the street. OCP Policy 3-21 provides criteria for compatibility with the surrounding neighborhood with particular attention given to site design, setbacks and lot configuration with the existing pattern of development in the area. It has been concluded that the proposal meets Policies 3-19 and 3-21 of the OCP and compliments the existing neighborhood context. As such, the rezoning of the properties to R-4 zone is supportable. ii) Zoning Bylaw: The current application proposes to rezone the two properties from RS-1a zone to R-4 zone to create an additional lot (see Appendix D). The minimum lot size for the current RS-1a zone is 668.0 m2 (7,190.3 ft2), and the minimum lot size for the proposed R-4 zone is 450.0 m2 (4,843.8 ft2). The minimum lot width and lot depth in the R-4 zone are 12.0 m (39.4 ft.) and 24.0 m (78.7 ft.) respectively. All three proposed lots will exceed this minimum lot area, lot width, and lot depth requirements of the R-4 zone (see Appendix E). iii) Off-Street Parking and Loading Bylaw: This development proposal meets the requirements of the Off-Street Parking and Loading Bylaw 4350-1990. Each lot will have a minimum of two off-street parking spaces, one of which will be provided with roughed-in infrastructure capable of providing Level 2 charging. The proposed R-4 zone permits secondary suites as an accessory use as does the current RS-1a zone. If built, the presence of these suites will trigger the provision of an additional off-street parking space per unit. 2022-293-RZ Page 3 of 6 iv) Proposed Variances: A Development Variance Permit may be required to vary the requirement of the Subdivision and Development Servicing Bylaw No. 4800-1993 to upgrade Exeter Avenue to Local Street standards. Staff will determine the need for a development variance permit following receipt of the project's engineer confirmation of the current asphalt width of Exeter Avenue. Any requested variances will be the subject of a future Council report. v) Development Permits: In accordance with section 8.4 of the 0CP, Development Permit Area Exceptions, a development permit is not required for the proposed single detached residential dwelling units, as there is no necessary protection of farming, natural environment, or intensive development. vi) Advisory Design Panel: This application is not required to be reviewed by the Advisory Design Panel, as there is no Form and Character Development Permit needed for this project. vii) Development Information Meeting: A Development Information Meeting (DIM) was hosted by the applicant at 21911 122 Avenue (Maple Ridge Secondary School) on May 29, 2023. A total of 22 people signed in attendance for the meeting. The notification requirements for DIM include mail-out, two newspaper advertisements, and notice on the development sign that provides the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at DIM was provided by the applicant (Appendix F) and includes the following main points: • Increased demand for on-street parking as a result of the proposed development; • Inconsistency of the form and character of the proposed homes within the neighborhood context -primarily building height; and • Tree removal generally as well as affecting sanitary/drainage lines. The following are provided in response to the issues raised by the public: • All lots will meet the requirements of the Off-Street Parking and Loading Bylaw. This bylaw requires a minimum of two off-street parking spaces per house. Should these properties include secondary suites, another parking space will be required. • The proposed R-4 zone only allows a maximum building height of 8.0 m (26.3 ft.), which ensures consistency with surrounding neighborhood. Evertek Engineering has provided renderings of the anticipated buildings for consideration (Appendix G). • As per the Arborist Report, any removed trees will be replaced at the required ratios in accordance with the Tree Protection and Management Bylaw. The neighboring trees will be protected during construction, and are not anticipated to impact any existing infrastructure. 2022-293-RZ Page 4 of 6 viii) Parkland Requirement: Park dedication is not required for this application as there are less than three additional lots being created. 4. Environmental Implications: There are no significant steep slopes or watercourses located within the subject properties. As such, a Watercourse Protection or Natural Features Development Permits are not required. The developable area will require the planting, retention, or compensation of no less than five trees to meet the City's tree canopy targets. These trees will be included in landscaping drawings or be subject to a cash-in-lieu amount of $600 per tree ($3,000 total). There are also three significant trees on-site that are not of a quality to retain, for which there will be a required cash-in-lieu compensation of $1,200 ($3,600 total). The Stormwater management plan will need to prove out Tier A with regards to topsoil amendments and pervious surfaces, as well as Tiers 8 and C. These plans also need to be coordinated with existing protected trees, grading, drainage, and landscaping plans. 5. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • 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; and • Relocation of the sanitary sewer main. ii) Fire Department: There are no concerns from the Fire Department at this time. 6. School District No. 42 Comments: As the proposed development includes only one additional single detached residential lot, referral and consultation with School District No. 42 is not required for this development. 7. Citizen/Customer Implications: There has been moderate neighborhood concern with regards to the proposed development. Neighbors' concerns were addressed through the DIM process, and will continue to be heard through Public Hearing. The summary of concerns presented at the DIM is attached to this report (Appendix F). 2022-293-RZ Page 5 of 6 It is recommended that second reading be given to Zone Amending Bylaw No. 7881-2022 and that application 2022-293-RZ be forwarded to Public Hearing. "Original Signed by Annie Slater-Kinghorn" Prepared by: Annie Slater-Kinghorn Planning Technician "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B Ortho Map Appendix C OCP Map Appendix D -Zone Amending Bylaw No. 7881-2022 Appendix E -Subdivision Plan Appendix F -DIM Response Comments Appendix G -Renderings 2022-293-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning Page 6 of 6 Cf) 0 Q) ro N (] 1 0 0 0 "T l ►- -I fn m .. .. 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"' ~ Q) 216 1 7 m I 21 6 3 1 X m ~ "' 21 6 ST 21 6 1 4 21 6 2 4 21 6 3 4 ~ I 21 6 4 3 I 21 6 4 4 I )> ~ I 21 6 5 3 I 21 6 5 4 21 6 6 3 21 6 6 4 .. . . "' 21 5 8 3 21 5 9 3 ~ C 0> 21 6 2 5 21 6 3 5 21 6 4 5 21 6 ST ~1 ~ C - Q) Q) ~ I 21 6 5 5 I < m 21 6 6 5 . 21 5 8 8 21 5 9 8 '!, \ , . , '! > " .. . ~ ~ 'u 21 6 7 3 21 6 7 4 21 6 7 5 ,." ' ~ cs ~ ~ Q; ,. " ' ~ ' ~ 21 6 8 4 21 6 8 5 ~ .,, :l' ~ "' 21 6 9 4 21 6 9 5 21 5 5 5 ~ I 21 5 6 5 I ~ 21 5 7 5 z 6 i 21 5 8 5 z ~n ~ 0> I I I I ·" 21 6 ST ~ ~ ~ )> "'O "'O m z CJ >< )> Scale: 1 :2,500 APPENDIX 8 21511/ 21 EXETER AVENUE PIO 006-115-276 & 006-115-284 PLANNING DEPARTMENT FILE: 2022-293-RZ/SD DATE: Aug 26, 2022 BY:AH (J ) () Il l ro N u, 0 0 0 "T l ►- -; ~ m . . .. N ► O C: N <C l N NN Ol CO • <,) N' 0 ::0 NN N ._ (J ) CD ~ ► I 0 z[ > C .. . . CY 0,) ::: : l ::: 0 CD (/ ) 0. : CD ::: : l -w· 3 ~ "C (D "" I C: a: ■ (" ) ~ II "' U )> 0,) co .. . . -- , ;, - - -· (" ) C ;: : ; : C -- , 0, ) "U r )> z z z G) 0 m "U )> ~ s: m z -- l r CD (. 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N ~ C "' 21 6 2 5 21 6 3 5 21 6 4 5 21 : 12165 5 I < m 21 6 6 5 21 6 7 5 21 6 8 5 21 6 9 5 -1 -= ~ 0 - .. . . ,1 21 4 5 2 21 4 58 21 4 6 6 -~ ~ -~ ., 21 5 6 0 21 5 6 8 215 78 21 5 8 8 21 5 9 8 21 4 51 -I 21 4 57 5L - - - -- ;: o Z 21 4 6 3 6 21 4 7 1 z ~ 12 1 4 7 9 m -I ::c 21 4 8 7 i "2 w 1 5 7 = ; - 5 :: - - - __ . z 6 t"20- 1 ra5;;;85~ - - .I z ~ I 21 5 9 5 m -i -l\ l ~ 0 ST )> "'O "' O ,, , 2 0 >< C' ) CITY OF MAPLE RIDGE BYLAW NO. 7881-2022 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIX D 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. 7881-2022". 2. Those parcels or tracts of land and premises known and described as: Lot 235 District Lot 244, New Westminster District Plan 4677 4; and Lot 236 District Lot 244, New Westminster District Plan 4677 4 and outlined in heavy black line on Map No. 1984, a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-4 (Single Detached (Infill) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 'A' attached thereto are hereby amended accordingly. READ a first time the 11th day of October, 2022. 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 .. , -· ..... r-......,---,--~------,------.------,--,-----'\ 27 OQ "' 'I" .,._ "' <o <') ~ "' <o <o 'I" .,._ "' 20 12619 26 25 24 23 P 710!~5 21 19 12615 18 ________ ---,.... __ .:..::12"'-6-'--'11-1 16 12607 I ..... ,.....15 P71078 ~ ~~ ----~ ~ ~ ~ P 69503 ~I ~_:.i--~-----12 "/' ~ P 7 078 11 12 13 14 '\'2.0 p,.--J'i=-· __,..---..,_ 12------,_....,----------0 ! l/4~6-'! ~ ~ "' "' "' 3 2 "' 0) ~ "' ~ 1 11 ('I) r--------._, \ 5 4 P7107l8 q 12597 , / ffi(l..,-10 / 12591 P 47 54 EP47B55 - p5 164 163 162 161 160 159 158 .,._ 'I" ~ "' ~ ~ "' l><ETER AVE. f:: 'I" .,._ "' .,._ OQ ~ "' lO 0) 'I" ~ *PP115 =---:::--:==... I U:,/(j ---~ THORNTON AVE. 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OQ ~ 213 "' 214 12469 ~ ~le-\~-,-_20-177-+--g:-2_0_1 _ _,_, ~ ~ O 12463 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7881-2022 1984 RS-1a (Single Detached (Amenity) Residential) R-4 (Single Detached (Infill) Urban Residential) i--: Cl) CD ...... "' 12618 12608 - '¢---- ..... ill 51 N (L 12548 12516 ~ 82 LO %> ~ (L lO 0 <o ,.._ "' 70 ,..__ ,.._ <o ,.._ "' <o .,._ <o .,._ "' ~ <o ,.._ "' ~ '¢ ~ <o ..... ,.._ ~ LO C\J E 8 7 69~ 6 a.. F 12464 L - 136 PL. 33418 ~ 12444 m 246 ~ N SCALE 1 :2,000 Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attn: City of Maple Ridge -Planning RE : 21521 & 21511 Exeter Avenue Maple Ridge APPENDIX F -~ Evertek Engineering • Foundation for Excellence June 1, 2023 On May 29th 2023, Evertek Engineering conducted a Development Information Meeting for the proposed 3-lot development at the above address. It was a great opportunity to have a discussion with the neighbourhood about the land use of this proposal, as well as set a framework to address some of the concerns locals had about the development. As part of the discussion, a presentation was conducted describing the proposal, from the OCP designation to the proposed zoning and civil plans. There were a few questions and concerns from residents, however, through productive discussions we believe there is a clear path forward that will suffice for all stakeholders. The comments from the meeting can be summarized as follows, with solutions outlined below: 1. Form, character, and height of the homes to be constructed. We have reached out to a house designer to provide elevation drawings of how the homes would look in comparison to the neighborhood. We want to emphasize that we are maintaining the character of the existing neighboring homes and will provide elevation drawings to Maple Ridge. We would like these drawings to be part of the public hearing presentation so that the neighbourhood can understand that we respect the aesthetic and will continue to follow the character. In terms of building height, neighbours were concerned about potential three story (11 m) high buildings that are seen on new buildings throughout Maple Ridge. Additionally, the existing zoning of the lots (R-1 a) allows for 9.5m high homes. The proposed zoning (R-4) restricts the height of the homes to 8.0m and thus would alleviate the concerns of the height of the homes. Furthermore, these proposed lots have a naturally lower grade than surrounding houses, thus the height of the buildings will not be an issue. 2. Parking Concerns on Exeter Avenue On-street parking was a clear concern from the neighborhood. Our proposal highlights 2 -6m wide driveways, and 1 -Sm wide driveways. These driveways will be able to accommodate more parking than what is currently available off-street, as well as exceed the amount of parking on-site per Maple Ridge Zoning bylaws, thus we can confidently say that the addition of the one lot will improve the parking in the neighbourhood by improving the existing conditions. Furthermore, on-street parking is currently available on both sides of Exeter Avenue. 3. Sanitary/Drainage/Tree Removal Concerns As anticipated and in accordance with most development proposals, tree removal is often a concern from citizens. However, per the submitted arborist report, the developer will be replacing any removed trees at a ratio required by the City of Maple Ridge bylaws. Also, all neighboring trees will be protected during construction to ensure they maintain their health. Furthermore, there were some complaints about the trees impacting the sanitary sewers located in the right-of-way in the rear of the property. In fact, concerns were even raised that the smell of sewage was prevalent and could possibly be due to the trees we have proposed to remove. The conditions of the existing sewers would be assessed, and if necessary, could be ABBOTSFORD 101-2493 Montrose Ave ABBOTSFORD V2S OL5 604.776.0222 EVERTEKENGINEERING.COM ·~ Evertek Engineering ~ Foundation for Excellence improved to further benefit the neighbourhood. Furthermore, residents had concerns about drainage within the area. Due to the age of the existing lots, modern storm water techniques would improve the overall site, as well as bring the lots up to the latest Maple Ridge standard. Overall, we were happy to host the neighborhood and understand everyone's concerns. We believe there is a clear path forward that can benefit the neighborhood, while also maintaining the form and character that residents love to call home. If you have any questions or require further information, please call. Sincerely, Evertek Engineering Ltd. ~~~ Brandon Cheema, E.I.T. Jr. Project Engineer, Civil brandon.cheema@evertekegineering.com Permit to Practice Number: 1000729 Encl. -Development Application ABBOTSFORD 101-2493 Montrose Ave ABBOTSFORD V2S OL5 604. 776.0222 EVERTEKENGINEERING.COM ARC Home Design Inc 32719 Unger Court Mission, BC V4S 089 arcdesigninc@outlook.com 604-825-927 4 APPENDIXG EXETER AVE. 3 LOT SUBDIVISION INTENT To propose exceptionally planned single-family homes with secondary suites set to current bylaws and community guidelines that respect the character of their neighborhoods. These homes are designed for a seamless fit into both existing and new residential developments, without compromising the integrity of the homes they will surround. Neutral tones are carefully selected to ensure a unique and complimentary esthetic to last the test of time for all current and future generations. .[~ .·· mapleridge.ca City of Maple Ridge TO: His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: September 12, 2023 FILE NO: 2021-471-RZ FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Second Reading Zone Amending Bylaw No. 7810-2021 22582, 22588, 22596, 22606, and 22610 121 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 22582, 22588, 22596, 22606, and 22610 121 Avenue (see Appendices A and B), from the RS-1 (Single Detached Residential) zone to the RM-3 (Medium/High Density Apartment Residential) zone, to permit the future construction of a 5-storey apartment building with 87 market strata dwelling units. The units would range in configuration from studio apartments to 2-bedroom apartments. The proposed development would involve road dedication. The development proposes a density of 1.84 FSR (Floor Space Ratio) based on the proposed lot area. It would include one level of underground parking for all off-street parking in order to improve the streetscape and create a more urban form of development. The parking arrangement and form are consistent with that of nearby apartment buildings. Council granted first reading to Zone Amending Bylaw No. 7810-2021 (see Appendix C) on December 14, 2021. 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 $5,600.00 per apartment dwelling unit, for an estimated amount of $487,200.00, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7810-2021 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 for the lane as required; iii) Consolidation of the subject properties; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; v) Registration of a Restrictive Covenant for the protection of Visitor Parking; 2021-4 71-RZ Page 1 of 10 vi) Registration of a Restrictive Covenant for Stormwater Management; vii) Removal of existing buildings; viii) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. ix) That a voluntary contribution, in the amount of $487,200.00 ($5,600.00 per apartment dwelling 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. x) That a voluntary contribution, in the amount of $158,500.87 ($161.46 per square metre ($15.00 per square foot) for Floor Space Ratio (FSR) in excess of other density provisions for the RM-3 zone), be provided in keeping with the applicable Density Bonus contribution. xi) That a voluntary contribution, in the amount of $168,000.00 ($8,000,00 per off-street parking space required but not provided), be provided in keeping with the previous rate in the City's Off-Street Parking and Loading Bylaw. The previous cash in-lieu rate is being applied as the zone amending bylaw received first reading prior to the adoption of the bylaw amending the City's Off-Street Parking and Loading Bylaw to have a higher cash in-lieu rate. xii) Confirmation in writing that a voluntary contribution, in the amount of $50,000.00 is being provided to the Ridge Meadows Seniors Society toward the society's new bus service that helps take seniors to medical appointments, shopping, and recreational trips. xiii) Confirmation in writing of a voluntary agreement with the Ridge Meadows Seniors Society to provide a daily hot meal for one year, at the Ridge Meadows Seniors Society's Maple Ridge Seniors Activity Centre, to seniors who purchase a unit in the proposed development. DISCUSSION: a) Background Context: Applicant: Legal Description: 2021-471-RZ 1232369 B.C. Ltd. Lot 2 Section 20 Township 12 New Westminster District Plan 8843; Lot 3 Section 20 Township 12 New Westminster District Plan 8843; Lot 1 Section 20 Township 12 New Westminster District Plan 9446; Lot 2 Section 20 Township 12 New Westminster District Plan 9446; Lot 3 Section 20 Township 12 New Westminster District Plan 9446 Page 2 of 10 0CP Designation: Existing: Proposed: Within Urban Area Boundary: Area Plan: 0CP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: East: South: West: Use of Property: Existing: Proposed: Site Area: Existing: Proposed: Proposed Vehicular Access: Fraser Sewer Area: Flood Plain: Relevant Applications: b) Site Characteristics: Medium and High-Rise Apartment Medium and High-Rise Apartment Yes Town Centre Area Plan No RS-1 (Single Detached Residential) RM-3 (Medium/High Density Apartment Residential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Place of Worship and School P-2 (Special Institutional) P-4 (Place of Worship) Institutional; Park Single Detached Residence RS-1 (Single Detached Residence) Medium and High-Rise Apartment Single Detached Residential; Apartment Residential RS-1 (Single Detached Residential); RM-2 (Medium Density Apartment Residential) Medium and High-Rise Apartment Apartment Residential RM-3 (Medium/High Density Apartment Residential) Medium and High-Rise Apartment Single Detached Residential Apartment Residential 2956.4 m2 (0. 7 acres) 2904.4 m2 (0. 7 acres) Rear Lane Yes No 2021-471-VP (Development Variance Permit) 2021-4 71-DP (Town Centre Development Pemit) The subject properties are located on 121 Avenue and have a total site area of 2956.4 m2 (0. 7 acres) (see Appendices A and B). They have a few trees and are relatively flat. The subject properties have five single detached residences and accessory buildings/structures on them with vehicular accesses 2021-471-RZ Page 3 of 10 from 121 Avenue and the rear lane. The subject properties are bounded by apartment residential to the west and single detached residential to the east. To the north, there is 121 Avenue with a place of worship and a school across the road. To the south, there is a lane with single detached residential and apartment residential across the road. c) Project Description: The applicant is proposing to rezone the subject properties to the RM-3 (Medium/High Density Apartment Residential) zone and construct a 5-storey apartment building with 87 market strata dwelling units. The units would range in configuration from studio apartments to 2-bedroom apartments. The applicant considered including 3-bedroom units but notes that none were included as the proposed development is intended to provide homes for seniors and younger buyers entering the housing market. Unit configuration breakdown would be as per the table below. Unit Configuration Studio 1-bedroom plus den 2-bedroom Number of Units 28 (32%) 39 (45%) 20 (23%) Total 87 Demonstrating their intent to provide homes for seniors, the applicant has met with the Ridge Meadows Seniors Society to look for ways to help improve the lives of seniors who would live in the proposed development. The applicant has offered to provide $50,000 to the Ridge Meadows Seniors Society toward the society's new bus service that helps take seniors to medical appointments, shopping, and recreational trips. Furthermore, the applicant has offered to enter into an agreement with the Ridge Meadows Seniors Society to provide a daily hot meal for one year, at the Ridge Meadows Seniors Society's Maple Ridge Seniors Activity Centre, to seniors who purchase a unit in the proposed development. The proposed development would include one level of underground parking for all off-street parking in order to improve the streetscape and create a more urban form of development. The parking arrangement and form are consistent with that of nearby apartment buildings. The applicant is proposing to have vehicular access for the apartment building from the rear lane. The proposed development would involve lot consolidation and road dedication. The proposed development would have a gross floor area of 5,338.9 m2 (57,467.6 ft2) as calculated under the City's Zoning Bylaw. The density would be 1.84 FSR based on the proposed lot area. The proposed development utilizes the proposed RM-3 (Medium/High Density Apartment Residential) zone's base allowable density of 1.2 FSR, additional density of 0.3 FSR for providing all off-street parking spaces in underground parking, and additional density of 0.34 FSR through a density bonus for providing a cash contribution at a rate of $161.46 per square metre ($15.00 per square foot). d) Planning Analysis: Official Community Plan: The subject properties currently designated Medium and High-Rise Apartment under the Town Centre Area Plan. The designation supports the proposed development under the RM-3 (Medium/High Density Apartment Residential) zone. 2021-471-RZ Page 4 of 10 Zoning Bylaw and Off-street Parking and Loading Bylaw: The current application proposes to rezone the subject properties located at 22582, 22588, 22596, 22606, and 22610 121 Avenue, from the RS-1 (Single Detached Residential) zone to the RM-3 (Medium/High Density Apartment Residential) zone (see Appendix C), to permitthe future construction of a 5-storey apartment building (see Appendices D and E). Parking Requirements: In terms of off-street parking, there are 96 spaces required and 75 spaces proposed. The proposed off-street parking would entail 0.86 parking spaces per unit (including visitor parking spaces). In terms of long-term (residential) bicycle parking, there are 22 spaces required and 40 spaces proposed. In terms of short-term (visitor) bicycle parking, there are 27 spaces required and 27 spaces proposed. Required and proposed parking are as per the table on the next page. Category Residentia I Studio Unit 1-bedroom Unit 2-bedroom Unit Visitors Number of Parking Spaces Parking Spaces 28 units x 0.9 spaces = 25.2 spaces 39 units x 1.0 spaces = 39.0 spaces 20 units x 1.1 spaces = 22.0 spaces Required 87 residential parking spaces Proposed 66 residential parking spaces 87 units x 0.1 spaces= 8.7 spaces Required 9 visitor parking spaces Proposed 9 visitor parking spaces Total Required 96 parking spaces Total Proposed 75 parking spaces Variance No (Cash In-Lieu) No Small Car Percent (Max. 10%) Including 19 small car spaces (25.4%) Yes Accessible (2 spaces required) Including 1 accessible space Yes Long-Term (Residential) Bicycle Parking Spaces Medium-Rise Residential 87 units x 0.25 spaces= 21.75 spaces Required 22 long-term bicycle parking spaces Proposed 40 long-term bicycle parking spaces No (Surplus of 18) Short-Term (Visitor) Bicycle Parking Spaces Medium-Rise Residential 87 units x 0.3 spaces = 26.1 spaces Required 27 short-term bicycle parking spaces Proposed 27 short-term bicycle parking spaces No 2021-471-RZ Page 5 of 10 Common Open Area, Outdoor Amenity Area, Private Outdoor Area, and Permeability Requirements: The proposed development meets common open area, outdoor amenity area, private outdoor area, and permeable area requirements. Required and proposed amounts are as per the table below. Category Amount of Area Variance Common Open Area (Includes Outdoor Amenity Area and Private Outdoor Area) Apartment Buildings Apartment Buildings Dwelling Units Required 30% of lot area Proposed 46.9 % of lot area Outdoor Amenity Area 87 units x 1.0 m2 = 87.0 m2 Required 87.0 m2 of outdoor amenity area Proposed 95.5 m2 of outdoor amenity area Private Outdoor Area Required 4.6 m2 for each dwelling unit Proposed Minimum 5.1 m2 for each dwelling unit Indoor Amenity Area Apartment Buildings 87 units x 1 m2 = 87 .0 m2 Proposed Variances: Required 87 .0 m2 of indoor amenity area Proposed 87 .2 m2 of indoor amenity area The following variances will be required: Off-street Parking Variances: No (Surplus) No (Surplus) No (Surplus) No (Surplus) Section 4.1 of the City's Off-Street Parking and Loading Bylaw notes that a maximum of 10% of the parking spaces in any off-street parking area may be small car spaces. The applicant is seeking a variance to have a maximum of 25.4% of the parking spaces in an off-street parking area as small car spaces. The variance is supported considering the need to maximize the amount of parking spaces. Section 4.3 of City's Off-Street Parking and Loading Bylaw notes that 2 accessible off-street parking spaces are required where the required number of off-street spaces is between 76 and 125 spaces. The applicant is seeking a variance to have 1 accessible off-street parking space. The variance is supported considering that 75 parking spaces are proposed and that there are space constraints in the underground parking. Minimum Building Height Variance: Section 619.8.1 of the City's Zoning Bylaw notes a minimum building height of not less than 18.0 metres nor five storeys. The applicant is seeking a variance to have a lower minimum building height of 13.71 metres and five storeys. The variance is supported considering that the five-storey requirement is met. 2021-471-RZ Page 6 of 10 Setback Variances: Section 619. 7 .1 of the City's Zoning Bylaw has setback requirements. The applicant is seeking front lot line (northern) and interior side lot line (eastern) setback variances as per the table below. The variances are supported considering that they are minor and should not negatively impact the proposed development, adjacent developments, or visual interest by passersby. Setback Principal Buildings (Section 619. 7.1) Variance Front Lot Line (Northern) Required 7.5 metres Proposed 7 .32 metres Yes Rear Lot Line (Southern) Required 7 .5 metres Proposed 8.28 metres No Interior Side Lot Line (Western) Required 7 .5 metres Proposed 8.11 metres No Interior Side Lot Line (Eastern) Required 7 .5 metres Proposed 5.12 metres Yes Development Permit: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. The following is a brief description and assessment of the proposal's conformance with the applicable Town Centre Area Plan (North View Precinct) Key Guideline Concepts: 1. "Promote North and South View as distinctive, highly liveable multi-family neighbourhoods" • Staff Comment: The proposed apartment building would help the North View precinct grow as a highly liveable multi-family neighbourhood, would preserve the mix of housing types at varying densities, and would add vibrancy through ground- oriented units. The proposed development is intended to provide homes for seniors and younger buyers entering the housing market. 2. "Create a pedestrian-friendly, ground-oriented, multi-family community." • Staff Comment: The proposed apartment building fosters a pedestrian-oriented, residential environment through its form and character, ground-oriented units, street interface, and public art component. 3. "Maintain cohesive building styles." 2021-4 71-RZ • Staff Comment: The proposed apartment building maintains a cohesive building style in terms of setbacks, form, mass, and height. The colours and various architectural features provide an appropriate amount of diversity within the character of the neighbourhood and help create a visually appealing street. Page 7 of 10 4. "Capitalize on important views." • Staff Comment: The proposed apartment building capitalizes on mountain views through windows, patios on the ground floor, and balconies on the second through fifth floors." 5. "Provide private and semi-private green space." • Staff Comment: The proposed apartment building provides attractive, private and semi-private spaces as shown on the architectural and landscape plans. 6. "Provide climate appropriate landscaping and green features." • Staff Comment: The proposed apartment building provides climate appropriate landscaping and green features as shown on the landscape plans. 7. "Maintain street interconnectivity." • Staff Comment: The proposed apartment building maintains street interconnectivity and the tradition use of the lane as a service street and secondary vehicular and pedestrian throughway. The allocated parking areas does not intrude upon the urban, pedestrian-oriented quality of the Town Centre. Advisory Design Panel: The application was reviewed by the Advisory Design Panel (ADP) at the April 12, 2023 meeting and their resolution/comments and the applicant's response can be seen in Appendix F. As per the ADP resolution from that meeting, revised plans and the applicant's response were reviewed by Planning staff and determined to be satisfactory. A detailed description of the project's form and character will be included in a future Development Permit report to Council. Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Eric Langton Elementary on February 9, 2023. 9 people attended the event. 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. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant (see Appendix G) and includes the following main points: • General support for a new and well-designed apartment building providing additional housing o Staff Comment: The proposed development is well-designed and will provide additional housing, especially for seniors and younger buyers entering the housing market. • Suggestion to remove the grass between the street and the sidewalk and replace it with gravel o Staff Comment: The proposed development will need to meet requirements of the City's Subdivision and Development Servicing Bylaw to the satisfaction of the Engineering Department. • Suggestion to include additional long-term bicycle parking spaces and facilities for electric bicycle charging 2021-471-RZ o Staff Comment: The proposed development has been redesigned to accommodate additional long-term bicycle parking spaces and the applicant has noted that the Page 8 of 10 bicycle storage rooms will be supplied with electrical service for electric bicycle charging. e) Interdepartmental/External Implications: Engineering Department: • The Engineering Department has indicated that road dedication and frontage/servicing upgrades through the Rezoning Servicing Agreement will be required. o Road dedication as required to meet the design criteria of Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. o Frontage upgrades to the applicable road standard. o Utility servicing as required to meet the design criteria of Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. Fire Department: • The applicant was provided with comments from the Fire Department about matters to be addressed through the Building Permit process. Building Department: • A Building Department referral was not required for this application. Comments from the Building Department will be provided and addressed through the Building Permit process. Parks. Recreation. and Culture Department: • The applicant was provided with comments from the Parks, Recreation, and Culture Department about working with the City's Public Art Streeting Committee for the public art component. School District: • School District No. 42 provided comments on the proposed development (see Appendix H). • The proposed development would affect the student population for the catchment areas currently served by Eric Langton Elementary and Thomas Haney Secondary School. • Eric Langton Elementary has an operating capacity of 402 students. For the 2022-2023 school year, the student enrollment at Eric Langton Elementary is 456 students (113% utilization) including 286 students from out of catchment and 243 French Immersion students. • Thomas Haney Secondary School has an operating capacity of 1200 students. For the 2022- 2023 school year, the student enrollment at Thomas Haney Secondary School is 1090 students (91% utilization) including 550 students from out of catchment. • Based on the density estimates for the various land uses at build out, the following would apply: 2021-4 71-RZ o For the proposed 87-unit apartment building, the estimated number of school-age residents is 3. Page 9 of 10 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7810-2021 and that application 2O21-471-RZ be forwarded to Public Hearing. "Original Signed by Daniel Rajasooriar" Prepared by: Daniel Rajasooriar, MRM Planner "Original Signed by Mark McMullen" Approved by: Mark McMullen "Original Signed by Scott Hartman" Concurrence: Scott Hartman Manager of Development & Environmental Services Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7852-2022 Appendix D -Proposed Architectural Plans Appendix E -Proposed Landscape Plans Appendix F -ADP Resolutions/Comments and Applicant Response Appendix G -Development Information Meeting Summary Appendix H -School District No. 42 Comments 2021-4 71-RZ Page 10 of 10 (/J e::: w Municipal Hall 11995 N Scale: 1 :2,500 ~ lO "' "' DP 12075 12138 I Garden 2023-018-RZ· "' co lO "' "' BROWN AVE ~L 12003 w /09 C) ex, co ex, 0) lO lO "' "' "' "' 0) t--.. ex, 0) lO lO "' "' "' "' co a co "' "' C') a co "' "' a co "' "' co "' "' ;: co "' "' a ~ "' "' ;:;; co "' "' a J; "' "' ~ co "' "' a ~ "' "' APPENDIX A 12219 12211 12195 12187 z p 12177 12167 12166/68 12157 12154 12142 12141 12136 12130 SUBJECT PROPERTIES ~ co "' "' ~ co "' "' a ~ "' "' a ex, co "' "' ;;; co "' "' 12087 12077 ~ co "' "' 1-------1 12047 12090 I-(/J ...... N N 12070 12203 12193 12185 12179 12153 12147 12139 12131 12119 12111 1210 12087 1208 12071 1206 C 19-056-VP w ~ lO co "' "' "' "' DEWDNEY TRUNK RD a "I' a co a "I' a a C') lO lO t--.. 0) co lO "' lO lO lO "' "' "' "' "' "' "' "' "' "' "' Legend -Existing Trails ~ Active Applications (RZ/SD/DP/VP) -Municipal Park ;: co "' "' lO "I' co gj "I' "I' ex, "' t--.. § co co "' "' "' "' t--.. "' "' 11980 11971 11970 11963 22582-22610 121 AVENUE ACTIVE DEVELOPMENT IN AREA FILE: 2021-471-RZ DATE: Aug 18, 2023 PLANNING DEPARTMENT mapleridge.ca BY:DT N Scale: 1 :2,500 22582-22610 121 AVENUE ORTHO FILE: 2021-471-RZ DATE: Aug 18, 2023 PLANNING DEPARTMENT BY:DT CITY OF MAPLE RIDGE BYLAW NO. 7810-2021 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. 7810-2021." 2. Those parcels or tracts of land and premises known and described as: Lot 2 Section 20 Township 12 New Westminster District Plan 8843; Lot 3 Section 20 Township 12 New Westminster District Plan 8843; Lot 1 Section 20 Township 12 New Westminster District Plan 9446; Lot 2 Section 20 Township 12 New Westminster District Plan 9446; and Lot 3 Section 20 Township 12 New Westminster District Plan 9446 and outlined in heavy black line on Map No. 1935 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-3 (Medium/High Density Apartment Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of December, 2021. READ, as amended, a second time the day of , 20. PUBLIC HEARING HELD the day of ,20 READ a third time the day of ,20 ADOPTED the day of , 20. PRESIDING MEMBER CORPORATE OFFICER '\ "<t J ~ II ~ 12195 I Q. 2 I 12187 I I 1 ]/~ Pel.A 12177 -'<t" I N O> a) (') C") '<t" RP 56793 ~ 12167 a.. 0) w ..... ~ 5 co I!) P 23392 A Q. 12157 305 0::: P 46852 I 12155 12138 -7 --P 23392 12141 - I 12129 E 1/2 11 ;1; I '<t" P7875 ,._ I <D a.. I ~1 11 9 ~ IFl p 875 a) 24 I N 7 ;; 8 I!) .... 'I-~ 5'. P 1161 I C\j C\j a.. 10 (.) lO I C\j al C\j 121 AVE. - '.)::_EPP 61234 I/ 0 'I-'I---r~ --' ~ (0 10 10 ~ 0 / 0 0 0 0, 0 ;-;; (0 m 0 C\j 'I-10 :8 290 'I-lO lO lO 10 10 ~I 10 10 C\j C\j C\j C\j C\j t\j C\j C\j C\j C\j C\j C\117 C\j C\j 20 C\j C\j C\j C\j C\j ('I ('I C\j 18 19 2 3 1 2 3 2,8V 288 289 P 8679 12085 (EPS 4738) PB 943 P ~446 I P• 3724 291 ~ 12087 I M a61~ (EPS 1223) P 8081 EPP 108731 (') P 9446 -.:t-Ip, 3724 v 292 '<t Q. 12077 ~5 A c:o ~296 295 294 9 8 IOA 40 6 5 4 ~I ..... EPP 13648 12075 12060 .... .... 0, Q. .... 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(0 ~ C\j *PP094 ('I C\j ('I lO lO ~ C\j RW 18394 ~ ~ ('I ('I C\j -··-~ -·--C\j RP 69394 DEWDNEY TRUNK ROAD P 70955 LMP~ __1j 0 10 'I-~ I!) co v @ ~ ~ 0 ~ C\j N c:o 0, 10 10 ! 10 0 P 60451 .,.., lO IC) lO t\j 10 C\j ('I t\j C\j C\j ('I t\j ('I t\j N "<t t\j C\j E<C('I C\j C\j ;'! 4 ..... I!) I!) Rem. Rem CP Rem. ~,, ... ('I Q. co Q. . ~ '1'17 ~ ~ /8 \/\/oc:,t -':I ('I MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7810-2021 1935 RS-1 Single Detached Residential RM-3 Medium/High Density Apartment Residential ..-265 66 ~ 12193 N 12192 ~ 0) ~-Q. 264 ..... 65 Q. 12185 12178 I!) ~ 13 ..... N 1/2A ..... Q. 12179 12166168 P 66473 P 7948 355 S 1/2A 12153 12154 2 8 354 12142 ~ 12147 T"" Q. <O 1 :;E co 353 12136 ....I Q. 12139 2 12131 I!) 12130 P9944 ;:;I; N1/2 16 P 38897 ~ S1/2 16 175 Q. 12119 12120 147 N "<t 12111 N 12090 148 (') 1 12101 Q. 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BR I C K PIL L A R S ,O l n l " t O f e ~ f ' ~ l'" l 1 . . 1 . A l ' t ! ; A T M A ! H ~ Y ,1 , : ~ = = ~ ~ ; " , : ~ = ~ :. . u n = ~ - . , u , r"1 1 t o o : ~ ✓,~T O .I" W YJ ] i : Y . ~ 9 . H t T . ED G E 4 CO N D O M INIUM S 22 5 ~ :? . ~,~ e . ~ s:t b . 2.:! : bO b I 22 6 1 0 1 : 2 1 ! : i TA v E , MA P L E RID IS E, S.G . MA C L E A N HO M E S 0P RE L I M I N A R Y SE C T I O N , DE T A I L S 4 PL A N T LIS T ~,,. . 1 · I g JJN E 20 : U ~ .. . ,w.. . , , ~ I Ob ...U N E 20 : ? 3 L3 OF 3 APPENDIX F 1~•-· mapleridge.ca City of Maple Ridge Advisory Design Panel Resolutions/Comments Application 2021-4 71-RZ was reviewed by the Advisory Design Panel (ADP) at the April 12, 2023 meeting. As per the ADP resolution from that meeting, revised plans and the applicant's response were reviewed by Planning staff and determined to be satisfactory. The following is the resolution/ comments: April 12. 2023 -R/2023-ADP-013 It was moved and seconded That the application be supported as the following concerns be addressed as the design develops and submitted to Planning staff for follow up. Architectural Comments: • Review parking level access to elevator and stairs, building code has requirements for vestibules between spaces when you are above 3 Storeys in a C occupancy building • Review stair width, and dimensions with BC Building Code. Review accessibility requirements in corridors with BC Building Code. • Encourage to compare red brick with red wood materials to ensure adequate contrast • Consider having higher ceiling for top floor penthouse with opportunity to have skylights or localized areas with higher ceiling above the roofline • Consider separating visitors from the residential parking area • Suggest exploring alternative architectural features to reference adjacent new developments • Suggest the brick cladding used on main floor to be increased in height till 2nd floor. • Glass and metal railing used is good, conveyed their message as used • Need vestibule at the entrance -explore how it can be incorporated • Increase visibility of main entrance canopy by raising it taller Landscape Comments: • Suggest access separation between outdoor amenity and public areas • Suggest introducing additional hierarchy between rooflines and architectural frames • Consider utilizing wood material in other areas, for example, soffits, balconies, etc. • Consider more varied amenity offer for outdoor spaces, for example, kids play, barbeques, overhead canopies, etc. • Consider use of different material for on-slab planters. Suggest use of brick instead of wood for • Review conflict between protected existing tree and proposed location of Hydro PMT • In the amenity area, there is a planter and seat wall -if you intend that to be a seat wall provide more space on the ledge CARRIED UNAMINOUSLY 2021-4 71-RZ Advisory Design Panel Resolutions/Comments Page 1 of 1 GARCIA ZUNINO ARCHITECTS INC. 662 East Windsor Road North Vancouver, B.C. CANADA, V7N 1K7 T: (604) 987-8304 F: (604) 987-8371 www .gzarchitects.com Marcela Garcia Zunino, Architect AIBC, LEED A.P. Luis Zunino, Architect AIBC Jun 05, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, B.C., V2X 6A9 Attention: Daniel Rajasooriar, Planner Re: 2021-471-RZ EDGE 4 CONDOMINIUMS 22582, 22588, 22596, 22606 AND 22610 121 51 AVENUE, MAPLE RIDGE, B.C. Dear Daniel, The project drawings were revised in response to the written comments received from the Advisory Design Panel, Engineering and Environmental Departments, and Canada Post. The revised drawings submitted digitally alongside this document include: 1. Architectural DPA drawings, issued May 31, 2023 2. Landscape DPA drawings, issued June 6th, 2023 3. Civil Engineering Servicing Plan, issued June 5th, 2023 4. Civil Stormwater Management Plan, issued June 5th, 2023 Also, the following response documents to the departmental memorandums received are attached: 5. Creus Engineering letter regarding the Stormwater Management Plan. 6. Response to architectural and ADP comments is included below within this document. Architectural responses by Garcia Zunino Architects (in blue): 1. To the comments received by Maclean Homes on May 25, 2023: • A cash-in-lieu contribution -not a variance -will be required for each off-street parking space required but not provided. Noted. • For short-term bicycle parking spaces, the relevant Town Centre requirement is 0.3 spaces per dwelling unit but rounded up. This works out to 27 spaces -not 26 spaces. • {GZA) A-1.01 Site Plan and A-2.02 First Floor Plan show 27 Short Term Bicycle Parking spaces located at the building entrance and along the west property line. This was also amended in the Project Statistics page A-0.01 and the Landscape Architect drawings. • Section 405.3.1 of the City's Zoning Bylaw requires a lm landscape screen around the perimeter of unenclosed off-street parking (including ramps) in RM zones. As such, 2101-03-EDGE 4-DPA RESUB -DEPT COMMENTS RESPONSE -JUN 05 2023 1 GARCIA ZUNINO ARCHITECTS INC. 662 East Windsor Road North Vancouver, B.C. CANADA, V7N 1K7 T: (604) 987-8304 F: (604) 987-8371 www .gzarchitects.com Marcela Garcia Zunino, Architect AIBC, LEEDA.P. Luis Zunino, Architect AIBC there needs to be a lm landscape screen between the ramp to the underground parking and the western property line. Clearly indicate this 1m distance on the plans. (GZA) A-1.01 Site Plan and A-2.02 First Floor Plan show the dimension of the landscape strip = 1114mm alongside the side yard flanking the parking ramp at the west property line. 2. To the comments received on May l 0, 2023, from Canada Post: (GZA) A-1.01 Site Plan and A-2.02 First Floor Plan show the location of the mailboxes at the building entry lobby. Requirements from Canada Post were added to the notes and legends at the right side of both pages. 3. To the comments received on May l 0, 2023, from the Advisory Design Panel meeting: Viewpoint Landscape Architects responses are shown (in red) to the Landscape Comments and Garcia Zunino Architects responses (in blue) to the Architectural comments. Advisory Design Panel (ADP) Resolution/Comments Please see below for the ADP resolution ( can-ied unanimously) and comments from the ADP meeting on April 12, 2023. Comments will need to acknowledged and/or addressed in writing. Plans will need to be updated to address the comments. R/2023-ADP-0 13 It was moved and seconded That the application be supported as the following concerns be addressed as the design develops and submitted to Planning staff for follow up. Architectural Comments: • Review parking level access to elevator and stairs, building code has requirements for vestibules between spaces when you are above 3 Storeys in a C occupancy building. (GZA) From our preliminary Building Code review, the two parking stairs that exit directly to the street would not need a vestibule. The stair that connects the building with the parking level opens through a door into the elevator lobby that acts as a vestibule. During the building permit application process, further building code analysis will be done and these items will be revisited again. • Review stair width, and dimensions with BC Building Code. Review accessibility requirements in c01ridors with BC Building Code. (GZA) From our preliminary Building Code review, the stair widths and accessibility features would meet the code requirements. During the building permit application process, further building code analysis will be done and these items will be revisited again. • Encourage to compare red brick with red wood materials to ensure adequate contrast. 2101-03 -EDGE 4 -DPA RESUB -DEPT COMMENTS RESPONSE -JUN 05 2023 2 GARCIA ZUNINO ARCHITECTS INC. 662 East Windsor Road North Vancouver, B.C. CANADA, V7N 1K7 T: (604) 987-8304 F: (604) 987-8371 www.gzarchitects.com Marcela Garcia Zunino, Architect AIBC, LEED A.P. Luis Zunino, Architect AIBC (GZA) We obtained a sample of the specified color materials including the brick and verified that the red materials selected harmonize as intended. A second verification of material color compatibility will be done before the construction stage. • Consider having higher ceiling for top floor penthouse with opportunity to have skylights or localized areas with higher ceiling above the roofline. (GZA) Localized areas with higher ceiling were not considered as they would detract from the intended building shape. The design idea is to maintain the top floor level with the standard ceiling height already specified. • Consider separating visitors from the residential parking area. (GZA) It is Maclean Homes point of view that securing the visitors parking area in a small building such as the Edge 4 increases the costs to the strata corporation and decreases the building security and livability while offering little or no benefit to the residence. In order to have secured visitors parking in the underground a 2nd parking gate is required that all residents must pass through to get to the residence gate. This 2nd gate increases the wait times for the cars entering and frustrates the residents as they must wait for the 1st gate to close prior to the 2nd gate opening to prevent intruders from entering the building. An alternate option is to install a timer on the first gate to allow the gate to remain open during the day and automatically close during the evening. The majority of stratas are not in favor of this option as it creates an unmonitored access point for the criminal element to break into the underground undetected and in addition creates a warm dry place for loiterers. To make the gate system operational an access system with a resident directory will be required on the entry ramp for visitors to contact residence from their cars to have them remotely open the gate to gain access to the visitor parking. Costs are a major concern for strata corporations today and every dollar spent has to be passed onto the new condo owners in monthly fees. The gate access system requires a phone line to operate and both the parking gates and access systems have monthly maintenance contracts and phone line charges to keep them operational. The installation of the secured underground will increase the costs to everyone living in the building and provides very little benefit. It has been Maclean Homes experience that the majority of strata owners prefer to have their guests park on the street for short visits and should their guests be staying for longer periods of time the owners simply enter the underground with their guests to park the car and enter the building. • Suggest exploring alternative architectural features to reference adjacent new developments. (GZA) The Edge 4 building is unique and different from the previous Edge projects with a more contemporary building design. Reference to the adjacent projects is found in the exterior color selection which is similar and complementary, including reds, whites, and grays. 2101-03-EDGE 4-DPA RESUB -DEPT COMMENTS RESPONSE -JUN 05 2023 3 GARCIA ZUNINO ARCHITECTS INC. 662 East Windsor Road North Vancouver, B.C. CANADA, V7N 1K7 T: (604) 987-8304 F: (604) 987-8371 www.gzarcbitects.com Marcela Garcia Zunino, Architect AIBC, LEEDA.P. Luis Zunino, Architect AIBC • Suggest the brick cladding used on main floor to be increased in height till 2nd floor. (GZA) The building design intent is to articulate the building form with a 1st floor base different from upper levels to reinforce the building corner details of fin wall frames running from the 2nd to the 5th floor levels. Carrying the 1st floor brick cladding higher would contradict the design intent and likely not compliment the building design. • Glass and metal railing used is good, conveyed their message as used. (GZA) Noted. • Need vestibule at the entrance -explore how it can be incorporated (GZA) From our preliminary Building Code review, a vestibule at the entry may not be required. During the building permit application process, after building energy modelling and further building code analysis gets completed, this item will be revisited again. • Increase visibility of main entrance canopy by raising it taller. (GZA) The entry to the building was highlighted by increasing the size of the covered space sheltering the entrance to the building. The new canopy reaches closer to the property line. We also increased the thickness of the canopy roof which will be highlighted by using a bright red color and additional lighting on the soffit. The height of the canopy will not be altered as its proportion is adequate for a five-storey building, in our opinion. Additional emphasis to this area was created with the revised landscape plan. Refer to pages A-0.01 and A-3-01 for revisions to the entry canopy. Landscape Comments: • Suggest access separation between outdoor amenity and public areas. (VLA) We have redesigned the amenity area to include an l 8in. high concrete planter along the east edge to separate it from the public entty. The planter will include either evergreen flowering shrnbs +/-3ft high/ total height 4.5ft, or a 4ft. hedge plus layered planting. Planting T.B.D. at detailed design stage. • Suggest introducing additional hierarchy between rooflines and architectural frames (GZA) During the building permit application, once the construction assemblies and assembly details are defined, consideration to the different roof thicknesses will be revisited. • Consider utilizing wood material in other areas, for example, soffits, balconies, etc. (GZA) By building code requirements, we can only use non-combustible materials for cladding or soffit material. Although there are non- combustible materials with faux-wood paints, we have specified all solid- 2101 -03 -EDGE 4 -DPA RESUB -DEPT COMMENTS RESPONSE -JUN 05 2023 4 GARCIA ZUNINO ARCHITECTS INC. 662 East Windsor Road North Vancouver, B.C. CANADA, V7N IK7 T: (604) 987-8304 F: (604) 987-8371 www .gzarchitects.com Marcela Garcia Zunino, Architect AIBC, LEED A.P. Luis Zunino, Architect AIBC color materials, a variety of grays, black and white, that would serve as a background to the red color materials used to accent the building form. • Consider more varied amenity offer for outdoor spaces, for example, kids play, barbeques, overhead canopies, etc. (VLA) A gas connection has been added to the amenity area for a future barbeque. The seat ledge has been widened for comfort, and extended in length to form additional passive seating and a conversation corner. • Consider use of different material for on-slab planters. Suggest use of brick instead of wood. (VLA) Wood walls are proposed by MacLean Homes as it is currently the affordable option for planter wall construction. Future consideration may be given to upgrade this material in public areas. • Review conflict between protected existing tree and proposed location of Hydro PMT. (VLA) The Hydro PMT has been relocated one meter further west, outside the tree protection zone. • In the amenity area, there is a planter and seat wall -if you intend that to be a seat wall provide more space on the ledge. (VLA) Seating ledge has been widened to 12 inches and extended as noted above. Sincerely, GARCIA ZUNINO ARCHITECTS INC. Per: Marcela Garcia Zunino, Architect AIBC, LEED® AP Tel.: (604) 987-8304 E-mail: mgzunino@gzarchitects.com 2101-03 -EDGE 4 -DPA RESUB -DEPT COMMENTS RESPONSE -JUN 05 2023 5 Page 1 Maclean Homes Development Information Meeting Minutes February 9, 2023 APPENDIXG The Minutes of the Development Information Meeting held at Eric Langton Elementary School Library on Thursday February 9, 2023, 5:30 PM -7:30 PM Host members present. Luis Zunio: Garcia Architects David Webster: Maclean Homes Zeina El Timani: Maclean Homes Start of Meeting-5:30 9 members of the public attended the meeting and reviewed the building information and display boards 2 people provided comment sheets 1 comment sheet was received by way of a phone call 1 comment sheet was received by email The meeting was adjourned at 7:30 Page 2 Maclean Homes Development Information Meeting February 9, 2023 Analysis of the comment sheets a) 2 comment sheets approve of the design and encourage quick approval of the application to have the housing built as quickly as possible b) 1 comment sheet requests that the grass between the sidewalk and street be removed and replaced with gravel. c) 1 generic comment sheet was received via email from HUB Cycling requesting additional long term bicycle parking spaces and facilities for electric bike charging Page 3 Maclean Homes Development Information Meeting February 9, 2023 Summary on how the issues and concerns identified from the Development Information Meeting will be addressed a} Maclean Homes will work with the planning department to complete the application as quickly as possible b) Maclean Homes will discuss with the engineering department the possibility of installing weatherproof walking materials between the sidewalk and street c) The storage room in the Northwest corner of the parking garage was redesigned to accommodate additional long term bicycle storage. The original storage lockers are to be deleted and replaced with an additional 17 long term Bicycle stalls. Maclean Homes will supply electrical service to the bicycle storage rooms for the charging of electric bicycles. APPENDIX H ~ Scliool District 42 · March 6, 2023 City of Ma pie Ridge 11995 Haney Place Maple Ridge & Pitt Meadows Learning Today, Leading Tomorrow Maple Ridge, BC V2X 6A9 Attention: Rene Tardif Dear Ms. Tardif: Re: File#: Legal: Location: From: To: 2021-471-RZ Lot: 2, Section: 20, Township: 12, Plan: NWP8843 Lot: 3, Section: 20, Township: 12, Plan: NWP8843 Lot: 1, Block: 22, Section: 20, Township: 12, Plan: NWP9446 Lot: 2, Section: 20, Township: 12, Plan: NWP9446 Lot: 3, Section: 20, Township: 12, Plan: NWP9446 22582, 22588, 22596, 22606 and 22610 121 Avenue RS-1 (Single Detached Residential} RM-2 (Medium Density Apartment Residential} The proposed application would affect the student population for the catchment areas currently served by Eric Langton Elementary and Thomas Haney Secondary School. Eric Langton Elementary has an operating capacity of 402 students. For the 2022-23 school year the student enrolment at Eric Langton Elementary is 456 students (113% utilization) including 286 students from out of catchment and 243 French Immersion students. 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. Based on the density estimates for the various land uses at build out the following would apply: • For an 87-unit apartment building, the estimated number of school age residents is 3 Since~ 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 [.~1■1■ 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. 7908-2023 20000 Stewart Crescent EXECUTIVE SUMMARY: MEETING DATE: FILE NO:. MEETING: September 12, 2023 2023~016-RZ cow An application has been received to rezone the property located at 20000 Stewart Crescent from M-3 (Business Park Industrial) zone to CD-2-23 Comprehensive Development zone. The purpose of this rezoning is to permit redevelopment of the existing E-One Moli Energy facility to increase the manufacturing capacity of lithium-ion batteries on the subject site. The proposed development includes a one-storey industrial building, including two-levels of mezzanine space, with a total floor area of approximately 61,256 m2 (659,354.1 sq. ft.), a seven-storey office/research and development building with a total floor area of approximately 9,118 m2 (98,145 sq. ft.), and a stand- alone five-storey above-ground parking facility with an open upper deck. The above-noted development with the total gross floor area of approximately 70,374 m2 (757,499.4 sq. ft.) will be located above ground1 due to its location within the Fraser River floodplain area. The property is designated Maple Meadows Business Park in the .Hammond Area Plan of the Official Community Plan (OCP). This application is in compliance with the OCP. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7908-2023, as amended, 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) Approval from the Ministry of Transportation and Infrastructure; iii) Registration of a Restrictive Covenant for the Geotechnical Report and floodplain report, which addresses the suitability of the subject property for the proposed development; iv) Registration of a Restrictive Covenant for Stormwater Management; 1 Flood Construction Elevation for this development is 6. 7 m (22.0 ft.). 2023-016-RZ Page 1 of 10 v) Removal of existing building; vi) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Disclosure Statement, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; and 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. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Stantec Consulting Ltd. Parcel A District Lot 280 Group 1 New Westminister District Reference Plan LMP22088 Maple Meadows Business Park Maple Meadows Business Park Within Urban Area Boundary: Yes Area Plan: Hammond Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: 2023-016-RZ M-3 (Business Park Industrial) CD-2-23 Comprehensive Development Use: Industrial/warehouse Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park Use: Industrial/warehouse Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park Use: Industrial/warehouse Zone: M-3 (Business Park Industrial) Designation: Maple Meadows Business Park Use: Vacant lot. This property is subject to an application for the exclusion from Agricultural Land Reserve. Zone: RS-3 (Single Detached Rural Residential) Designation: Conservation Research and deve'lopment associated with industial use Manuracturing of lithium-ion batteries, with accessory office/research and development, and parking facility Page 2 of 10 Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2. Project Description: 4.44 ha. (11 ac.) StewartCrescent and Kingston Street Urban Standard Yes Yes The subject site is located at the intersection of Kingston Street, Stewart Crescent, and Maple Meadows Way in the Maple Meadows Business Park within the Hammond neighbourhood (see Appendices A and 8). The site is located in proximity of Lougheed Highway and Golden Ears Way which are major corridors, as well as Westcoast Express as the major transportation network The property currently includes a one-storey industrial building with an attached two-storey office which is mostly occupied by E-One Mali Energy as their research and development facility. The site with a total lot area of 4.44 ha. (11 ac.) is within the Fraser River floodplain and is subject to 6.7 m (22.0 ft.) flood construction elevation. Vehicular accesses to the site are currently off Kingston Street, Stewart Crescent, and Maple Meadows Way. The applicant is proposing to rezone the property from M-3 to a site-specific CD-2-23 zone to facilitate redevelopment of the site for the expansion of E-One Mali Energy facility. The existing industrial building will be replaced with a state-of-the-art facility containing 70,374 m2 (757,499 sq. ft.) for industrial and office/research and development uses2, and a stand- alone five-story parking structure with an open upper deck. The proposed office/research and development areas will be provided in an attached 29.29 m (96.1 ft.) seven-storey building, overlooking the extensive green roof on the proposed industrial building. The proposed development aims to meet the energy efficiency standards and sustainability criteria. The proposed development will provide employment opportunities for approximately 584 employees (4 shifts of 97 workers plus an additional 195 office staff for a maximum 292 employees at any given time) which is 6.8 times the number of employees at the current E-One Moli Energy facility. This development is consistent with the City's Economic Development Strategy. 3. Planning Analysis: i) Official Community Plan: The subject site is located within the Hammond Area Plan and is designated Maple Meadows Business Park. The proposed project, which includes a mix of industrial and office spaces, requires more flexibility in the use of land, in line with its Business Park designation. This application is compliant with the City's OCP policies. ii) Zoning Bylaw: The development site is currently subject to the requirements of the M-3 zone, including permitted land uses, density (floor area), lot coverage, setbacks, height, etc. However, these requirements do not allow a development that meets the operational and space needs for the planned expansion of E-One-Moli Energy facility. Considering the extent and the number of variances to the requirements. 2 The proposed building will include 56,636 m2 (609,625 sq. ft.) of industrial area, 4,620 m2 (49,729 sq. ft.) of warehouse, and 9,118 m2 (98,145 sq. ft.) of office space. 2023-016-RZ Page 3 of 10 of the M-3 zone to meet the needs of E-One Moli Energy expansion, the applicant is proposing to rezone the property to the site-specific CD-2-23 zone (see Appendix C). The proposed CD zone originally included a density of 1.2 FSR. Upon the further facility's planning and design conducted after first reading, the applicant requested to increase the density to 1.6 FSR to meet the actual operational needs of the facility. The increased floor area allows the addition of two levels of mezzanine within the industrial building to accommodate model plants and supporting services. The applicant is also requesting to increase the maximum building height under the CD-2-23 zone from 30.0 m (98.4 ft.) to 35.0 m (114.8 ft.) to enable any future increased ceiling height in the office/research and development building to accommodate research and testing equipment. If Council support the proposed additional density and building height, the Zone Amending Bylaw No. 7908-2023, which received first reading on February 28, 2023, shall be amended to include the density of 1.6 FSR and the building height of 35.0 m (114.8 ft.). Table 1 provides a summary of the Zoning Bylaw requirements in the M-3 and CD-2-23 zones related to density (floor area), lot coverage, setback, and building height: Lot Coverage Zone Density (all buildings Setbacks Height and structures) M-3 0.75 FSR 60% • Front: 6.0 m 15.0 m (Current) • Rear: 3.0 m, except 6.0 m where adjacent to non-industrial use • Interior side: 1.5 m, except 4.5 m where adjacent to non-industrial use • Exterior Side: 4.5 m CD-2-23 1.6 FSR 80% • Front: 4.5 m 35.0 m (Proposed) • Rear: 3.0 m, except 6.0 m where adjacent to non-industrial use • Interior side: 1.5 m, except 4.5 m where adjacent to non-industrial use • Exterior Side: 4.5 m Table 1: Requirements related to density (floor area), lot coverage, setbacks, and building height in M-3 and CD-2-23 Zones. iii) Off-Street Parking and Loading Bylaw: According to the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, the required off- street parking spaces are one parking space per 93.0 m2 (1,001.0 sq. ft.) of industrial gross floor area, and one parking space per 40.0 m2 (430.6 sq. ft.) of office gross floor area. Based on the proposed gross floor area, a total of 862 off-street parking spaces are required for this mixed industrial/office development. The applicant has submitted a parking study and requests to vary the required off-street parking spaces from 862 to 351 parking spaces. According to the parking study, given that 389 shift workers will be working in four shifts and 97% of office staff will be working during daytime, there will be a peak parking demand between 8:30 am and 2:30 pm. The peak parking demand during this time 2023-016-RZ Page 4 of 10 period is estimated at 292 parking spaces based on one off-street parking space per employee. The provision of 351 off-street parking spaces will provide adequate parking space per employee as well as visitors at the peak parking demand. In addition, the applicant is proposing to provide the following Traffic Demand Management (TOM) measures given that the site is located within a short walking distance from the Westcoast Express station and the R-3 Rapid Bus on Lougheed Highway: • Transit pass subsidies for employees; • 38 short-term bicycle parking, 64 long-term secured bicycle storage, and end-of-trip facilities, including water closets, wash basins, showers, and lockers; and • Incentives to promote carpooling, use of public transit, and other modes of active transportation. The proposed development includes seven accessible parking spaces, 344 regular off-street parking spaces and six off-street loading spaces. iv) Proposed Variances: A Development Variance Permit application has been received for the proposed development which will be subject to a future Council report. The requested variances are as follows : Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990: To vary Sections 2.0 (g), 7.0 (a), and 7.0 (b) of the Schedule "A" of the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 to reduce the required off-street parking spaces for the proposed industrial and office development from 862 to 351 parking spaces. As discussed under the "Off-Street Parking and Loading Bylaw" section of this report, the off-street parking requirements of the Bylaw are generally calculated based on gross floor area insread of the number of employees. Given that the proposed facility will operate in multiple shifts, the requested off-street parking variance based on one off-street parking for each emplyee at the peak parking demand would be suportable as it provides adequate off-street parking spaces for employees and visitors at any given time. The proposed off-street parking variance is not anticipated to negatively impact the adjacent on-street parking and neighbouring properties. Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 -1993: To vary subsection B. "Highways" of section IV. "General Requirements" of the Maple Ridge Subdivision and Development Servicing Bylaw No. 4800 -1993 to relax the following requirements: • Dedication of the corner truncations at the intersections of Stewart Crescent with Maple Meadows Way and Kingston Street; and • Construction of a sidewalk along the property's frontage on Kingston Street. Under the Subdivision and Development Servicing Bylaw, Corner truncations shall be dedicated at the intersections of Stewart Crescent with Maple Meadows Way and Kingston Street. This requirement is to ensure unobstructed views at intersections for the safety of drivers, pedestrians, and cyclists. The City services fronting the development site are considered finished, with only minor improvements (i.e. street lighting) will be required as part of this development. Given that the dedication of corner truncations requires the expansion of City services to the new property lines (i.e. expansion of the existing sidewalk), Engineering supports the relaxation of this requirement, 2023-016-RZ Page 5 of 10 provided that a sight-line analysis confirms that the view at the intersections will not be obstructed by any on-site structure. The proposed architectural and landscape drawings confirm that no building or structure higher than 1.0 m (3.3 ft.) in height will be located within 7 .5 m (24.6 ft.) from the intersections of Stewart Crescent with Maple Meadows Way and Kingston Street. This proposal is also consistent with the "visual clearance at intersection" requirements of the Zoning Bylaw. As such, the requested variance to relax the dedication of corner truncations at the intersection of Stewart Crescent with Maple Meadows Way and Kingston Street is supportable. As a requirement of this rezoning application, construction of a sidewalk along the property's frontage on Kingston Street is required. It should be noted that there is an existing sidewalk along the property's frontage on Stewart Crescent and a multi-use path on Maple Meadows Way. The applicant is proposing pedestrian and vehicular access to the site off Stewart Crescent and truck access off Kingston Street. The proposed access off Kingston Street will be only used for trucks to access the loading area, which is physically separated from the areas provided for staff and visitors access. Given the proposed exclusive truck access off Kingston Street and the location of the existing sidewalk to the east of Kingston Street across the subject site, Engineering support relaxation of the sidewalk construction along the property's frontage on Kingston Street. v) Development Permits: Pursuant to Section 8.6 of the OCP, an Industrial Development Permit application is required to ensure that the proposal meets the needs of industry, through an attractive design that is compatible with adjacent developments. The proposed development is comprised of a campus style design, including manufacturing, office/research and development, and parking facilities. The purpose of the proposed design is to use a simple palette of materials to provide an attractive and engaging enclosure for the large manufacturing facility (approximately 61,256 m2 (659,354.1 sq. ft.), feature sustainable materials such as mass timber for the office building (approximately 9,118 m2 (98,145.3 sq. ft.), and use of effective pre-cast concrete construction for the parking structure. The pressing timeline for construction and constructability has been an important factor in designing the site. Notwithstanding this, E-One Moli Energy is seeking to engage representatives of both Katzie First Nation and Indigenous Peoples of Taiwan to produce integrated artworks for the project (see Appendix E). The proposed landscaping is characterized by a pragmatic approach between aesthetics and functionality in the intersection between infrastructure and architecture. The proposed design approach is about building climate resiliency through native and adaptable planting, infiltration and stormwater management, and public experience by incorporating bioswales, extensive green roof, outdoor amenity areas, and accessibility in the landscape design (see Appendix F). The proposed development has been assessed against the key guideline concepts of the Industrial Development Permit Area as follows: • Provide a street presence with entrances and architectural interest in building designs fronting public streets: Street presence is achieved by the prominent office frontage with glazing as a major component of street-facing building fac;ade and generous entry plaza on Stewart Crescent. A central drive aisle artery is designed to provide access to the office and parking structure. 2023-016-RZ Page 6 of 10 The industrial building and the above-ground parking structure will include special fa<;ade treatments along street frontage (i.e. First Nation's artwork) to enhance the building's appearance to the public realm. • Loading facilities should be located away from public streets and into the rear or the interior of a site: Due to operational needs, truck access and off-street loading area are located off Kingston Street. However, these areas will be sequestered behind a screen of existing trees. Overhead service doors and loading docks are designed to fit with the overall design of the industrial building. • Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscaping. Outdoor storage will be screened by enclosures and landscaping. • The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities, and accessible design for the mobility impaired: Accessible ramps are proposed at the entry plaza to the office building and the skywalk connecting the office to the parking structure. Accessible parking spaces will be in proximity to the accessible ramp and the skywalk. The proposed development includes 38 short-term bicycle parking close to the building entrances, 64 long-term bicycle storage on level-one of the parking structure, and end-of-trip facilities at level-five of the office building. The provided bicycle storage and end-of-trip facilities exceed the requirements of the Zoning Bylaw and Off-Street Parking and Loading Bylaw for industrial developments. • The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation: Due to operational needs of the facility, the proposed buildings are significantly larger than the adjacent industrial buildings. However, detailed architectural and landscape features such as glazing, texture, graphics, colours, and green roof have been incorporated in the site and buildings' design to reduce the visual impact on the street and surrounding areas. On the above basis, the proposed development generally complies with the Development Permit Area key design guidelines. The development permit application will be brought forward for Council consideration in a future report. vi) Landscape Securities: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape costs will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. The estimated on-site landscape cost will be determined prior to approval of the development permit 2023-016-DP. 2023-016-RZ Page 7 of 10 vii) Advisory Design Panel: The proposed development, including the architectural and landscape drawings, was reviewed by the Advisory Design Panel (ADP) on July 19, 2023. At the meeting, the ADP supported the application and requested that the concerns raised at the meeting be addressed as the design develops and the revised drawings be submitted to staff for follow-up. The applicant has responded to the ADP comments (see Appendix G) and provided revised architectural and landscape drawings in response to the comments raised at the meeting. Generally, the ADP concerns have been addressed and are reflected in the revised plans. It should be noted that the proposed density and the industrial building height have been increased since the ADP review of the application, in response to operational needs of the future facility. However, due to time sensitivity of the application, staff have supported this application to proceed to second reading without further review of the proposed changes by the ADP. The proposed density includes an additional density of 0.5 FSR (total density of 1.6 FSR) to add two levels of mezzanine space within the proposed industrial building. The industrial building height increase includes the expansion of a section of the building with higher building height (approximately 4.9 m (16.1 ft.) higher building height) to accommodate mechanical equipment required for the operation of the industrial facility. It should be noted that the building height for the office building and parking structure has not changed since the ADP review of the application. viii) Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Maple Ridge Elementary School on July 20, 2023, from 5:00 pm -8:00 pm. Six people attended the meeting. Attendees were generally in support of the proposed development. No written comments have been received in opposition to the proposed development. The applicant has received correspondence from HUB Cycling in support of providing TOM measures in exchange for the requested parking reduction (see Appendix H). The applicant is proposing 38 short-term and 64 long-term bicycle parking spaces, as well as end-of-trip facilities for the employees and the visitors of the facility. It should be noted that the subject site is located adjacent to the bike route along Maple Meadows Way which connects the site to the WestCoast Express station. Staff will continue to work with the applicant to establish other TOM measures to encourage the use of public transit and carpooling. 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. ix) Environmental Implications: In alignment with E-One Moli Energy directive of "Total Climate Commitment", the proposed buildings will target LEED Gold, Net Zero and the BC Energy Step Code, through high performance building systems, sustainable materials such as mass timber, and water conservation strategies, such as the construction of bioswales and intensive green roof. The proposed stormwater management plan is comprised of a layered approach, utilizing several strategies from landscaping to traditional civil infrastructure to achieve the targets required by the City. The proposed plan includes an intensive green roof on the manufacturing building and 2023-016-RZ Page 8 of 10 bioswales at-grade along the site's frontages to the north and east, where it is feasible, and in the median island at the entry plaza. An arborist report has been provided in accordance with the Tree Protection and Management Bylaw No. 7133-2015 to identify on-site/off-site significant trees which will be removed or retained/protected as part of this development. According to the initial arborist report, 71 trees will be removed and 29 trees will be maintained as part of the proposed development. The four hectares developable area will require planting, retention or compensation of a minimum 160 trees to meet the City Tree Canopy Targets. Where planting of replacement trees is not possible as part of this development, a cash-in-lieu amount of $600 per tree will be required for planting trees elsewhere. A Tree Permit will be required for the removal, protection and/or compensation of trees. All Engineering servicing and building design shall be coordinated with the approved tree retention/protection, landscaping, and stormwater management plan. The development site does not contain an environmentally sensitive area. However, given the site's proximity to Katzie Slough (west of Golden Ears Way) further review may be needed prior to issuance of the development permit to ensure that the proposed development will not impact the adjaqent environmentally sensitive areas. x) Traffic Impact: As the subject property is located within 800.0 m (2,624.7 ft.) of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure (MOTi). Ministry approval of the Zone Amending Bylaw 7908-2023 will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. xi) Interdepartmental Implications: Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • 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. • Improve traffic efficiency at the intersection of Stewart Crescent and 1138 Avenue. Fire Department: Fire Department has no concern at this time. 2023-016-RZ Page 9 of 10 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7908-2023, as amended, and that application 2023-016-RZ be forwarded to Public Hearing. "Original Signed by Parissa Shafizadeh" Prepared by: Parissa Shafizadeh Planner 3, Supervisor "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief AdministratiVJ, Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -0rtho Map Appendix C -Zone Amending Bylaw No. 7908-2023 Appendix D -Architectural Drawings Appendix E -Buildings Rendering Appendix F -Landscape Drawings Appendix G -Applicant's Responses to ADP Comments Appendix H -HUB Cycling Comments 2023-016-RZ "Original Signed by Mark McMullen" Reviewed by: Mark McMullen Manager of Development and Environmental Planning Page 10 of 10 I / __ J ' I I \ ' \ (\ I \ "_ ........ \ ' ' \. .. I \ I \ I I I I ' ' \ \ ' I I I I I I ' I N Scale: 1 :2,500 w .J 0.. ~ G') 0 j" 0 m z m )> ~ (/) :E ~ \ I I I ' ' I I ' I \ Legend ---Stream --Canal Edge ---Ditch Centreline Indefinite Creek Canal 11545 2S z G') (/) -t 0 z (/) t,-1 (/) z 11517 0 I-(/) (.!) APPENDIX A 11550 "' 0) ~ <') ~ ~ 11520 ~ 0 ~ 0 "' "' 115A AVE 1-115A AVE (/) ~ 0 0 <( "' ~ .... 0 0 0 0 20000 STEWART CRESENT PIO: 019-180-446 FILE: 2023-016-RZ DATE: Jan 31 , 2023 PLANNING DEPARTMENT BY:AL (0 ~ 0 Scale: 1 :2,500 20000 STEWART CRESENT PIO: 019-180-446 FILE: 2023-016-RZ DATE: Jan 31, 2023 PLANNING DEPARTMENT •••• mapleridge.ca BY:AL CITY OF MAPLE RIDGE BYLAW NO. 7908-2023 ·APPENDIX C A Bylaw to amend the text and Schedule "A" Zoning Bylaw Map of Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend the 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. 7908-2023". 2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct sequential order: 10XX 10XX.1 10XX.2 10XX.3 10XX.4 CD-2-23 Comprehensive Develop~ent PURPOSE 1. This zone provides for a higher-density business park industrial area with emphasis on quality building design and landscaping. PRINCIPAL USES 1. Subject to the requirements contained elsewhere in this Bylaw, the following uses shall be permitted in the CD-2-23 Comprehensive Development zone: a) all those uses permitted in the M-3 Business Park Industrial zone; ACCESSORY USE: 1. Subject to the requirements contained elsewhere in this Bylaw, the following shall be permitted as Accessory Uses to permitted Principal Uses in this Zone: a) all those accessory uses permitted in the M-3 Business Park Industrial zone; 2. Refer to Sections 401 and 402 of this Bylaw for additional information. LOT AREA and DIMENSIONS: 1. Minimum Lot Area and dimensions shall be not less than: a. b. C. In Lot Area In Lot Width In Lot Depth 2,000.0 30.0 50.0 square meters meters meters 10XX.5 10XX.6 10XX.7 10XX.8 10XX.9 10XX.10 DENSITY: 1. Floor Space Ratio shall not exceed 1.6 times the Lot Area. 2. Refer to Section 403 (Gross Floor Area Exemptions) of this Bylaw for Gross Floor Area requirements. LOT COVERAGE: 1. All Principal Buildings and Principal Structures and Accessory Buildings and Accessory Structures together shall not exceed a Lot Coverage of 80%. 2. The total Lot Coverage for all Unenclosed Storage shall not exceed 25% of the Lot Area. SETBACKS: 1. Minimum Setbacks for all Buildings and Structures shall be not less than: a. from a Front Lot Line b. from a Rear Lot Line c. from a Side Lot Line d. from an Exterior Lot Line 4.5 metres 3.0 metres, except 6.0 metres where adjacent to a Lot Designated or Zoned for non-Industrial Use. 1.5 metres, except 4.5 metres where adjacent to a Lot Designated or Zoned for non-Industrial Use. 4.5 metres; 2. Minimum Setbacks for all Buildings and Structures shall meet the requirements of Section 403 (Visual Clearance at Intersections) of this Bylaw. HEIGHT: 1. Building Height for a Building or Structure shall not exceed 35.0 metres. 2. Refer to Section 403 (Building Height) of this Bylaw. LANDSCAPING and SCREENING: 1. Landscaping and screening shall be provided in accordance with Section 405 (Landscaping, Screening and Fencing Requirements) of this Bylaw. PARKING and LOADING: 1. Off-Street Parking and Off-Street Loading shall be provided in accordance with the ratios and design requirements specified in the 10XX.11 Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990, as amended. OTHER REQUIREMENTS: 1. All Uses shall be conducted within a completely Enclosed Building except for: a. refueling facilities; b. Retail; c. training program; and d. Unenclosed Storage. 2. Loading bays and Unenclosed Storage shall not be located in a Front Yard or an exterior Side Yard. 3. No noise is permitted in excess of 70 dB(A) measured at any point on any Lot boundary on which the Use is located, provided that where the Lot is adjacent to a non-Industrial Lot permitted noise levels shall not exceed 60 dB(A). 4. Uses shall be examined for compliance with environmental, safety and public health performance standards of Regional, Provincial, or Federal authorities. 3. The parcels and tracts of land and premises known and described as: Parcel A District Lot 280 Group 1 New Westminister District Reference Plan LMP22088 and outlined in heavy black line on Map No. 1998, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD-2-23 Comprehensive Development Zone. 4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached ther.eto are hereby amended accordingly. READ a first time the day of , 20. READ a second time the day of , 20 . PUBLIC HEARING held the day of , 20 . READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of ,20 PRESIDING MEMBER CORPORATE OFFICER PARK P 63218 C, § ~ s en s 0 D ;5 :a ~ ~ :a 45 LMS 2842 P 63220 C, RW63219 i - RW86658 A L _LMf...17~9 _ - LMS 2206 8 EPS 1245 46 NWS 3431 11 11550 Ol CX) (0 ~11545 (0 ~ I:,; CX) a. z 12 a. ~ " ~ lD _J z 11520 ~ Q 11517 C, ~ 19 18 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 7908-2023 1998 M-3 (Business Park Industrial) 13 ~ 115AAVE. C, g " C, ~ " To: CD-2-23 (Comprehensive Development) MAPLE RIDGE British Columbia 54 P 63220 37 Ol 14 15 lO (0 co a. P 86659 Rem. 38 8 I a, C, " ~ ~ C, a, ~ 41 A 39 40 ~ N SCALE 1 :3,000 APPENDIX D llllllllllllllililtli 11111111111111111, 11111111111111111· >-<( == rn == 0 C <( w :ii: : w ... I c.. <( :ii: : l" ;[;. ! l ? , : . ' 0 1Dr. a u 1 a 1 E , OCL [ l [ D Mll1 , , 1 , ' , x , c . , J 1 1 1 1 ' l , : : . C E O . 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I I I I I I I I I I I I I I I --- - - --- · -t · -- - --- - · --·- .. -- - - 1--- --- -i - ,-- - -- -- - ~- --- -1-- -- i--,-;- i-t -r- !- t -, r i -11- 0 .,, . , , -- - - · - - - - - · • - · · --- - - +-· . - · +~ --- -.. --- -+ --- - .. +·--· · · -- - ,~--- - ---- - --i-.. -- .. -+ --1--- 1· -+ --1--+ -1-·-,~~ i-· +- f ~4 / / I I I ,I I I I I I I I I I I : I I 1 I _/ -- -+ -- - - +--· - -- -- - 1-- - - - 1-1- -- i--- - - --- 4 --- -- -!-~-- !- !- ! -! I ! -! ! ! -! L--4. ! ! ! !1 I ! ! ! ! ! ! ! ! ! ! !.~f' ! ·· -····· --r-- - -· T -··· ······ -- - - · ·-- - - · ··· - - - 1-- - - · - - · --- · · · n-- - · ·· · ---- -· !--- - - - -- - - -- 1-· - - - · ---- · 1· -r ·· ,-- T T .. r·- -1-- 1/ r T-r r- © 1 r 1 1 . I I I 1 1 1 1 1 •I 1 ·i 1 1 1 1 -- . + -- .. -+-.. -- · - -- · . -- . -- - 1--- - .. -- - - 1 i-- - · -- . I. -- - - - -- 1--- --- 1--1--1- 1--1-- =- i L.,4 -t - 1--+ - 1- ~- ® i ZO N E -1 i i I ! 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R E D C R I D S ~I D L I N E GU I D E l I t ·1 I 11 1 r 1 1 I I I I: 1, I I I I I t I I I 1j I ri - - L- - L __ !-- -. ,_·_!_·· · !~-- ~-- - - !- ·· _· ~---+++ ; , 0 !l !- . ! ,-! ... !LU N l : • / l1 ... : v1 " t i :1 t- - 1 +- t +- l__ j . ~ ... j . . . . . . . I I I I M • :.:- .---c - t -~ -0 --= - -i=-= - .::: . . -= - t-~ -=-- . -~ -= - -= - -t,:- - .. -. .: c 7 - --:: - .J~--= - ::---:- - : ... -i-"C ·1- -· · =---; . 1 11- l.c.:-;::- - _1-, - -1.-4· _ !._ ~..: - -- r ·-= - - X " I I I I I I I 11 I I t , I I I . I I ~ ' -f ~_ . : : .~1~:: ~:: ~ : r: .~ : : : : . : : t ~:~ ~ ~ : L~. : : _ : ~ . [ -~ ~ - - ~ : : ~ ~:: : : : _ ~ ~ - ~ r .: : ~ : : ~ t J J -l . . 1- - i j i- - ·- - 1 ·, - - , -· _,_ . ·- r -0•e ~ " · ~-- - - - ~--- -- 1-- - - - - ~ -- - l-- - - ~:r -- -f,- --- ~ ~- -- i~ ~-l , , , , , , , , • ' I I I I I I ' II I ' ' I I I I ' ' I I I l I ~, 'j-{U) ~ ~ / : ... · 1 - I - - r· . I . r ... . . . .. I 1 .. 1! .. .. ··· t - ·4-= + -1-+l f - ' --1- J :... . ·+-" - : . . . 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I I I I 11 @- ~- t.. . . ·-~~ I __ -- · - - -·--- <- -· ·-- - -- -171- -~1-t~ 1 -ri-~~~~~J~ ~ '"' " ~ -- ~ ll1V1 . o d J ~ , : - , 1 ~ c n PR E L I M I N A R Y NO T FO R 1. ? NS T R U C T I : -~ @ ~; ; ' E L 4 ~ St a n t e c I ~E l : C~l-nV f r,'.,j O C 1 E-O n e Mo l i En e r g y Lim i t e d E-O n ~ Mo f i Expa m i on ~= ·· · w 111 1 , : LE V E L 4 -OV E R A LL FL O O R PL AN Pr ~ ~ "° ' " -'\ n d l . ; o 1 t : d A1 0 4 L .. ' --~~"'"~..! l 1, l! __ t , -4 ' - -l_ :; ~~ k -- 0- , .. --- · 1 iLll ! ! I J I T I I J Ii~ , I I 1-- - 1 - ·-r ,,_I,: " ' , 'I I I :1 1: 1:1· 11 __ : ,111 ;. i i Ull l l l l l ! I ]i • 'I I I 1·1' I 'I ( ®- - 1 1'. i ·Mr -· 1,1 I I I ,. ,I :I I . I Ii' .. i TI! i l l . l l I D . i,I jl _ lj_ 7: ;11 ~-- ®- - - , - : I I ,-. , 1!j ,_ .. ___ .... . . _-__ ·- 11 I I. !i1:= i i1 i i-- - n : Ir : . I_ J~ r ' ,1~ . , . -- - ,fJ L i l l l I I 1; ®- · 7 1 t·:rr 1,~ -- jll . '-,- -- 1 I 111 ~ il :1,1, i j, I JI! 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"' • "'" " (l ) l1l l c () St a n t e c I dc Ec E-O ne Me l i En e r g y lim i t ed LE V E L 2 - FL O O R PL A N - ZO N E 4 WA R E H O U S E , ··c· "" "✓"' ' •"' ... ..., ".. , , . "• ~~ ~ l\w1.'(IJ l ? . , . 1 1 o J c n PR E L I M I N A R Y NO T FO R :.. CON S T R U C T I O N =~ E-O n e - Ma l i Exp o m i o n Fr ~ ~ i;; : - - ; : ; ; ; - __ 1 r1 M <J01 "'"C l .:, l:U ' . . O A2 1 0 w -- I ' .. . ' -: -- :· -- - l l · - - - - - - - - - - I I I I -- = n r - - - + - - 1 I I I <l ) ! -- I -- , - - 1 I I I I I I -- - - r - - 1 I I I I L- n l I I- I O 1i i -- - - - + - - - - -4 - -- - -4 - - -- - + - - - - - ! - - -- -+ - - - - ! 4; ) ! ! ! I I I I I I l I I I I I I I I I I I I I I I __ _ _. . 1 _ __ _ _,. l . _ __ _ _.. , 1 . _ __ _ _j_ _ __ _ _L __ _ __ J _ _ __ I I I I I ! ! I 1 I I I I I I I I I ! ! 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H I I 0 W1 1 D If § D lli i l l l □ ~ □~ D IB E f i l DI E E I I SY M B O L D lil l i l □ ~ D Im ! ) D lil l ! l c: : J I L l 2 i l D ~ ~ [i; E i j J lll i ! ! l ~ l& i f i l ] ~'O O I I J N A y E IIA R O S C A P I N C OES C l<PTI O N 6M M C t 1 J S HED S T O N E S U R f , t . O i G CO N C l E T E l J N f T P A \ ' l ' , / G - V S S R O A D P A V E R ! Y E X P O C I I E T E l5X J O C M fm 2 1 , ~l G IO N D .UG H T G l f Y , Oil SLI J . I . . A R ~IJ t , i l l P A v t l G • V S S R O A O P A \ f l 15l3 0 C M f 6l l2 " ) 0 A l l ' : CtE Y . ~= E J E U M T PA vtl G -VS5 R O A O P A \ I E R 15X J I J C M l & X 12'), C l l E Y .OR CO i . O ii CON C I ET E S I . A I S IT OA ' v ' I S C O L O l l Ft, & ! SA N05 1 0 f , E . PED E S T I I I A N lA T E D .llE F . R lOs m J C n J I W . F O RREHO I C E M & ( T .:!l t E V A I E co t . O RCO N C l E T E S L A ! l l YOA v t S C O L O LFN S H H A . r l / D T G O l D . l'E O B T l l A . N l A T E D . O f t S M I . A q WO O O DE C I (IE M T A WO O D ) , OR SL Y . I A I ~ ~ ~ A {D E C O R A TIV E PLA H l N G J ~C C ( E O G E F \ . A N ! I N C ) LA N m c A P ' E F O V A S l i ! l N G - I R J:t, ( C Sl: f '-4 . C t . S T . A N . E S S m B . IU ! I U C C O N S 1 RU CTI O N. 25N . . W X 1..5 1 - 1 .0X 2J1 , 1 .H, w:E R A a ! S T . A H . S S S T E E L O R S I M I . A R 3.IT E S T I UC T U U 3 -CO R I E N S T E a O R S l MlA I I 3H E E T PU WA l L Ot SM lA I :: m CON C R E T E SI. A l !ST A C K E D ) OlT OE' f A l . .ll ! I llf l M Qr! OE T A l - .ll ! I ~ ~( I ) ~·□· -~-.. "i i . 'I ·11 ,{ ½ ~- J \ .. . . ) ; ~/.' , ) , :✓ \ :: ? , I :t ! = = : : PR E U M I N A R Y NO T FO R :: . e . ~ = ~S t a n t e c Oa n ! /l'f t l j c , c : t l . D Q O MO l ! c E ~ Clo n l/P I O j o c l E-O n o M c i i E n c r g y l t d . E-o n e M o 6 E x p o n s i o n 20 0 . J S l o w a f O e J c o n t Mo p b Rlcl g c .ac ~- ; ; ; - r"" LA Y O U T AN D MA T E R I A L S PL A N ~~ Sh e o l Sc. d a 3c l l l 1:.tC O ~N o . u-n + 1 1 • 1 0 - 1 1 _ , _ , __ ._ , _ -· - - _,_ , _ , . _ u _ n _ u _ o _ - - - • • - - - - -1 1 • 1 1 - 1 1 - 1 1 - • • - • • •· - • - -· - - [i! l i i l MA T C H - L I N E (R E F E R TO l2 0 4 ) PR E L I M I N A R Y NO T FO R :~ ~ !l1 a l [ ~ ~ w ~ ~ D ~ .. D RE F E R E N C E NO T E S SC H E D U L E l2 0 1 ~ ~ [E @ f i l ~ ll'. ! , ! I Q j . lli l E l i 1 I ll' . ! , ! I Q j . [E E 1 1 fil 2 \ l l [I D i J IB H i . l ll'. ! , ! I Q j . [E Q r u ~ ~ ~ ~ EX 6 T I N G CP CO N C R E T E PA V J , t C 10 lft: M . A I N AS H P K A l T P A V I N G . l t E F R T O O V ' l l om t K ; LA N D S C A P J , i G AN D .S O D 10 i& M J N Gl.'A O t - l G A N O O R A I N l < G E -ltA R O S C A M N G ~ Ji!t , ' E l l ? O O : S U R F A C H C PJm P O S I D A S P t W . T , l [ E F E R T O C I V L TE X A O A P A V I N C S L A & S . : J O O X t , C X ) M M , O R S ! M l A R TE X A O A P A V I N G S 1 . A M : 6 1 X l ' X 6 0 0 M M , 0 R S I M I . A R PLA . N 1 1 N G t E Y N O T E S =i i HY D R O S E E D W I D i T U l ! f M I K ~~ = R E S 91 ! .Q f i l 6 & . 2! ! - 9!1 !2 r u l 10. 9 , n l / l.1 7 J m ' 1/U O I 2! ! - .9 1 ! DE T J . l . KE Y P L A N Clc n t t p r o j c c t E- O n o M o l i E n c r g y l t d . E-o n e M o U E x p o n s i o n 20 0 0 S t e w o r t C r e s c e n l Mo p b R ! d g U , B C ,. , - - .. ~ , .. ~ °"" llq \ Q,1 1 1 ,., . . , . . u p .- - - - , _ _ _ _ _ . ' " " (I ) "" ' LA Y O U T AN D MA T E R I A L S PL A N BU I L D I N G NO R T H ~~ Sho e ! la f l t ~N o . >< o l o 1:1 0 0 D ~ - ~ -- ~ - / .. .. .. .. .. "- l l . l lW l l l rhh.. ,/ - - IE @ .. . . . . .. . . "- . . .. . . . . !G C-1 01!- - '- ~ -- -- - - · -.. . : , ~ -- - - - - ~- [E Q ] J -- IB @ J -- [E Q ] J - ~ - .. .. -- IE Q I ] '- [i l l ! ] -- ~ ~II . I H l f f l l l 1 1 t r ~ /- ~ ., ~ 111 1 ~ . ~ ~ ··□-~' i • I ll /~ ~ J \2 ~-- o: :/ ' :c · _ \ J 's J . ! J J I I I~ I ~ ,- - - ~ ,· . .✓- · IE @ ~ -~ ~ /~ // -- ~ / 'l. ( J J ~i l h // _ , · IE Q Z J =¥ = ~ ~ PR E L I M I N A RY NO T F O I :~ ~ = -, ', ,, - lll i I J ~·~ -= CJ D □ D D D D ~ ~ ~ D ~ D D D ', CJ D D D D D D D ,.~~ -- . . . . ¼' ~ . ·. . ~. ~~ ·· · · · . . . . . . '~ '- "\ : ~ ~ - \\ \ cl ) RE F E R E N C E NO T E S SC H E D U L E L2 0 2 Em T W G r : E Y N O T B ~ ~ ~ ElJ n W G C P C O N C R E T E P A V I N G l O R E . ~ ~ ASH l ' H A l T P A V J ' 4 C . R I T T R T O C J V I . Ifi l ! Q k ~ ~ ~ GR A O I N G A N O D R . A t - l A G E - - ~ -IE B l D ~ l& l u l ~ ~ ~ ~ fil H i l ~ HA R O S C A f ! N G OE S Q I P J p N 6M M CR U S H E D SIO N E SU RFA C I N G CO N C t E T E U t - l T P A ~ •V S . S l l O A O , , A V E J I T E X l ' O C f f l E 15X J O C M l 4 X 1 7 } , R \ I N M N G I O N D ,lk . H T G I E T ,0R s t w e . . A l CO N C R E f E U t f l " l ' A V D - I G - V U l t O A D P A V ' E R ISX X C M ( 4 X l7"1 0 A l ! G R E T . OR S I M l . A R ~E U t - ( f P A V I N G -VS 5 R O A D P A V E l f \ 5 X X l C M ( & X ITJ, G I E Y .OR ~~ \ ~ ~ ~ ~ ~ o ~ ~ : c : ~ ° ! 1 : ~ p ~ ~ ;~ = ; ; ' ~ ~ = W C O l O l . F l - & i H A I V E S T G O W . ~ 5CX I M M I I O U . - O V E R C U R 3 . ~ W0 0 0 0 0 C ( [ R E S Y S T A W O O D ) . ° ' S M A R ~ CP C O N C iElE S T A l f C A S E . . 1 5 0 M M J I S E A N O A l o : > M M R U N [E E j ] CF C O N C Q E T E S T ~ IC X I M M R I S E A N O A 5 0 0 M M R U N ~ ~ ~ - (E f i l ] PW l l N G A (O E C O l ! A t T V E PL A N T I N G ) ~ PI. A N ' I N G C f B ) G E P ~ G J ~ PI.A N T } , I C ! E D W I T H N A T M : A N O A D A P T M P l . A H T S ~ IK ) S W A l f P I . 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O t ' < n-t t O O I O l ¾ . W A ¢ : i , d ? « l ' t : A J P n utl l ' t O P I P 4 1 ° ' 1 1 1 ' ~ 1 l l t ~ l l 0, , . . , , , , . , , , ... . . . . . . ,0 , , . . ®" " " ' " " " ' " " " ' ° " " " " " ' " ' " " " " " " " ' 0• - · " " " " ' " ' " " ' " ' " " " " " " ' ' " " " ' 0~ - - " " @~ ~ $ I I O I U o r t l ' , t J G A I W " ' 1 l ~ , \ L 0= " " " " " " = • - 0- - " " " ' " ' a , o " " " " " " ' ~R E TR E W S ~ "" ' " ' @- f i l O S W A L E -NA R R O W ~ (j ) " " " " ' ' ' " " - " 0= ' - " ' " " ' " " " 1 0 ' " ' ' @l! f l - m a • , , , , , . , . r r , . r i c w , t , • P O , T ~ ! B l " r c t ! I @ltC i l l ! l c ; t A f ) f , t ' l : H - l ! f O t - " r o t / T r u . . .. 0 =': i ~ ~ : ~ ~ ~ ~ 1 ~ : t i ' n , ®" ' " " " ' ' " " " " ' ©m n m m t : A t o o ! X W . r o t - . . k J t m A : r 0"- ' " ' - " " " " ' Cl ) - " " " ' (j ) = . . , . . .. . . -1 0 " " " " " G) o o , w ~ 1 " ' ° ' 1 ' l E ~ ' 4 l J (j) " ' " ' ' " " ' @- = · " " Q)" " = • w • ®" " " ' ' ' " " ® EX T E N S I V E GR E E N RO O F · WA T E R RE T E N T I O N (P R B . I M I N A R Y ) - - 0rA R ~ G L O r P A V I N G , R E F E R T O O V 1 L {3 ) & 1 0 R E T E N 1 I O N P W J f t , I G 1 J E O I A . RE F E R T O S P E C I A O . n O N @ 50 m m ,'.? M O V E D MU l C H . RE F E l l TO SP E C I H C A l l C ' f © CO M P A C T E D l : J 8 G l l A O E @ CO N C l l f T I : : l\A R R I E R CU R i i . Cr' E N l N G AT5 M I N T E R V A L R E f £ R . l O C I V I L ~ C, . . , _ ~~ ~ Pe m i l i ~ PR E L I M I N A R Y NO T FO R :; ; ~ : : 0fN H W ( ; g , \ C ( @= : ~ = - - (l ) i E . . ~ . £ : : ~ 3 ~ 0- - · - ®" " ' ' " " ' ° , , , . t7 I i> . : ,J ' . . ;, - ( , ) I },; : ' . 1 / ✓ 2- 11 : g ' j ' 1, / l " ' ' ~i b c : : 1 . 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E-o n e M o f f E x p a n s i o n 20 0 0 S t e w o r t C t e J c e n t Mo p l c , R l d g a , B C -- S; : - ¼ ~ 1,. , ©" " ' " " - " " " " ' " " ' (j) , , , , . , . . , , . , . , m , , , , . 0~ . , , , ; : : o " ' " = " ' ... DE T A I L S -P L A N T I N G ~~ ih o o l 1oo 1 1 1 :; " ' N o . ~ 0~ 7 , ; = ~ = @N m l t - ' l r A ~ ! " " ™ W J l l ' f l n G) : : c : : : : : f c t ' f l ! 3 0~ ~ ~ , , ; ' L PA V I N G -G R E E N RO O F 0" " " ' - " " ' ' " " " " " " @• n " ° " ' " ' " " ' • " " u := = = ~ ~ ~ t l O l t 0 ~~ ~ : = ~ ON CO N C _ R E T E ~ ~C H A I N LIN K FE N C E \'. . : : ' . I " ' ~ " " ' ° _) ;"; : , l l U ' G . e o t e A A C 1 0 0 1 . l . l i O W J ' . O l / l L Q C A . 1 j O N P O l l t M . ' W A " ° !tD @~ C O < l a t , l t f f l l l O l A Y O l f l N C A A ~ ~ @~U M 1 1 P ! m O O ' t l t 0 ' 1 . l t > m ~ C n t l < A O G ! l r o , l l f 1 A M C C M ' A C f f l ' ) T 0 f ! J ! . V O ©" " " " " " ' " " " " " " ' " ' " " ®'' " " " ' " " = .. "'' " " ' " ' ° " ' " " ' 't ~ - , - _ . , , , ; ' l : ;'. , , \i i lJ ~E T E CO N T R O L JO I N T 0= • " " " ' ° " ' ' " " ' n (y " ' • " ' " " ' - " ' (j ) " ' " " " ' " ' " ' " 0- - - - - (i ) c o w , o u , , _ , . (;; - \ C : 8 . i l l t ! J ' L A C E CO N C R E T E ST A I R S ~ 0/F : " ' ... . ~t ; : ; ~ , = ; . : : : . . , , , ~:- - - . c : : · ; " " " ' " ' " " ' " " :§ : ~ ~ ~ c m , , s :~ : , ~ : : ~ : , : z :: = - = - ~ - .. . -- · ~: . : . . " : . ~ : " ' (D ~ l t a ~ l = ~ ~ G A ! I C l l (D CO " < C . t t l t W l l l ' A C C ! I I O O M ~ ! J {i) m o . ~ . - S f t l ~ l " l a l C A l D G 1- - __ ~i J: : - - @ (j ) ~ ' ° " ' " " " ' , . . . , _ . , , m , . , o < M . " " G)c o w > A C T W S l / l O l . . . . o t :0 - 1 ¥ 0 0 " > I J ! l W ! I O a t u m J ' O l ' O O w T t l > < l , 11' ; . : t , / O O J X 0 1 T m . ~ O - O T O M ' . C O , l l t 0 v.T t l ' 1 1 " ~ 1 0 f ' I M l " t M l l < m : ) > < Y l f ' l 1 1UM t o . m n C O , , . C , O r l ' C \ l l t . O ' J N C l l : m . l O M T O Kl\ l r D ' M l ' l t " " " ' l ' l ! f l 5 0 A s t l 3 \ CIP CO N C R E T E WIT H EX P A N S I O N JO I N T (P E D E S T R I A N RA T E D rD 0~ ~ ~ 1 , l t t ~ @= • = - " ' " ' " ®g = i S ~ ~ = !t i ~ ~C K AT T _ M : H M E N T - C O _ _ l l i ; _ R E T E PA D ~ CD ~ = . r r w . 1 f f . l Q r o o : i , - " f Q 1 C A ~ @~ D f l ' m O f l W C N G W C I @• - - " ' " ' " ' " " " " ' " " " " " ' " " 0= = = " ' " ' " " (J) . l , l . > o l ' 4 l l O d , J t ~ , f O l t f f i l S > , t t l , - i , o ; t t 1 1 1 0~ i ~ i i ®= v u . ~ f O I K W . 2) @~ , l . ~ ; . ; u . : z ©~ ~ - " " ~E T E _ U N I T P A V E R S 6 l_ C O N C R E T E C U R B A T P A V E R E _ Q § _ E ~ (D l f M l ' A t m C O O C k t i t ~ r A ' t f f l t - l t i . a l J . N i t o , I ! ) G)c o w A C t l t l M O l > - 0 ! t O f l l S F O "" ' ~ 0. . . . , . , , , _ . . , , . . . . __ ,. , @tO U 4 - m l ~ C l f t Y I T I H O J T T l t t f f f l l O C l \ l . @l! O Y C l l t A l W I I I J I J T ! l - m t r J W r t l @o o - ~ . r o 1 ! i 1 {!) t o w a . . l O l ' . . . . C ~ M f f l ! l f ~ " 1 J t , & > ; t ) 1 ' ! m m ~0 ~ ~ ; ; : ' : ~ (i) C l ' C O t O O t K t - 1 1 1 @:a : , , - . - , c O W ' , - c n o ~ > R I A t ! ' l ' l \ i l l ' t O . 0~ . . ! r i ~ : = ~ ~ ~ ~ , : : r , T A A l ! ' l l t l ' t O O f . S ? m l : a @vu t a t : • A l t D " 1 i " ' I I A l l n l U I O C M . IT T O l ' l ' t h t O M A T O f l ' , t . V R S ®= = l g r ~ ~ ~ r c w t =. c ~ = l = = ~ (j) w o o o " ' " " " " " " ' " ' " " ' " (i ) . , , . . . , o u , , _ _ m , , o . @ro o a t u , , f ' , . . , ' M <Y = • = r o c m m o (j ) A O J , 1 , , 0 M ~ 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ' i ' u t f 1 f 1 I J- { j ) @ : ~ t H r o i n u @~ l ~ ~ = c 0 ltl! - 1 4 < o , - , - , £ 4 0 1 W A . 1 T 0 / i l f ! N t i OJ ' . t F O t l r . 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U • - ~ O O ' T > + (j ) , , , , , . , , " " " " ' " " " " - " " " " " ' ' " ' ' " " " ' - " ' " ' " " ©" " - ' " ' " " ' " " " " " ' !: : : : ; ; : = : . ~ = : : ~* : 0,0 M ! . X ~ U l l ~ I O ~ t , , 0 ~4 T A i l J l , I O l ( t l i : t ' O t , o . , . o @ ~_ ; : ~~ VE R S I PE D E S T R I A N / VE H I C L E RA T E D ! Pe i i r i i r . : o a l ' () s t a n t e c ,4 , , ; , i& ' u; , *~ s PR E L I M I N A R Y NO T FO R :; : 5 : : Oo n l / P l ' C j O C t l o g o MO l ! c E I ! ' ~O L L - O V E A CU R B BE T W E E N AS P H A L T AN D UN I T PA V E A S ~ ~d E-O n o M o l l E n o r g y L t d . E- o n e M o f i E x p o n s i o n 20 0 0 S l e w o r t C t o s c c n l Mc p b l l l d g a , B C :- ¼ ¼ ~ !I DE T A I L S -HA R D S C A P E P'r o p c i ~ . Sh! l l o l ll.5 6 2 : 2 ! m 1 \lo l l ! -- ~ N o . () Stantec August 18, 2023 Project/File: 115822090 Stantec Consulting Ltd. 1100-111 Dunsmuir Street Vancouver BC V6B 6A3 Parissa Shafizadeh, Senior Planner City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Parissa, Reference: 2023-016-RZ -20000 Stewart Crescent -Submission for 2nd Reading APPENDIXG The following tables provide responses to the comments provided by the ADP and City and should be read in conjunction with the revised design packages. We trust this meets your requirements. Should you have any questions, please do not hesitate to reach out to the undersigned. Sincerely, ST ANTEC CONSUL TING LTD. Chris Hendriksen P.Eng. Senior Associate, Community Development Mobile: 672-377-3693 chris. hendriksen@stantec.com Design with community in mind August 18, 2023 Parissa Shafizadeh, Senior Planner Page 2 of 19 Reference: 2023-016-RZ • 20000 Stewart Crescent• Submission for 2nd Reading 1 ADP Comments General Comments Comment# City Comment 1 2 tThe Panel recognizes the unique opportunity that this project represents for the City and is supportive of this ~pplication. The overall massing of the proposed facility is substantially bigger than the surrounding buildings and will have a visual impact in the area, however its well-though design features and characteristics elevate ~he business park architectural typology and would, in hat sense, positively contribute to the surrounding context. The Panel found that the visual impact to the residential neighbourhood across Golden Ears Way is not concerning as there is sufficient distance and screening provided by the existing treed areas. chitectural Comments omment # City Comment Suggest more trees/shrubs and interesting vegetation rive in entry to add some scaled elements and overall isual interest Considerable effort has been put on the design of the building's fagade features, however, the most prominent corners of the building are all dominated by egetated screen that has not been defined to the ame level of design and seems to be compromising he visual appearance of the building (Transformer nclosures and Parkade). Consider providing a screen esign that is aligned with the other fagade types presented, with a similar level of visual interest without necessarily relying in the success of the vegetation. Design with community in mind Stantec Response No response required No response required tantec Response he entrance and building plaza pproaching the main entrance has been updated to incorporate more interest. Continuation of the building ladding has been extended to screen the two areas noted in the DP comments regarding mechanical and electrical nclosures at the northwest and outhwest corners of the factory building. a he updated parkade cladding incorporates open air ventilation requirements that will extend over he three prominent street facing orners. This cladding elevates he visual interest of the parkade ithout relying on the success of egetation. August 18, 2023 Parissa Shafizadeh, Senior Planner Page 3 of 19 Reference: 2023-016-RZ • 20000 Stewart Crescent• Submission for 2nd Reading 5 The current location of the parkade undermines the arrival experience and has a negative visual impact on the main building's street presence. Consider-a potential relocation of the parkade to where it does not compete with the "tower" and the main entrance plaza. There seems to be an opportunity to push the parkade deeper into the site, or to relocate to the south end of the site altogether. 6 Consider further design development of the main entrance canopy for better integration with the fagade design. 7 Consider conducting a traffic study of additional load to ii 3b Ave from Golden Ears Way. 8 Consider using a triple-glazing curtain wall for energy ~fficiency. 9 Consider better screening for Northwest and Southwest building corner that is visible from Golden Ears Way. iO lfhe Bridge between parking and building to be shown With structural considerations. Landscape Comments Comment# City Comment i i Consider incorporating additional shade and seating opportunities along the green roof track. Design with community in mind Due to site constraints and !Operational requirements, the proposed location of the parkade is fixed. Design treatments of the parkade have been reviewed further and improved to elevate the presence of the parkade. Main entry canopy has been updated for improved functionality and integration in the fagade. Requirements for a traffic study have been waived by the City, save for a request for recommendations on intersection improvements at i i 38 Avenue and Stewart Crescent. Mo Tl may require additional study work however the requirements of this are sti II to be provided by Mo Tl. ihis will be considered further as part of detailed design. Continuation of the building cladding has been extended to screen enclosures at the northwest and southwest corners !Of the factory building. If he bridge has been updated to reflect structural considerations Which are shown in the updated renderings ' Stantec Response This will be considered further as part of the detailed design. We are currently exploring a pocket forest strategy as a place of respite and habitat opportunity. August 18, 2023 Parissa Shafizadeh, Senior Planner Page 4 of 19 Reference: 2023-016-RZ • 20000 Stewart Crescent• Submission for 2nd Reading 12 Consider incorporating areas of intensive planting at selected locations on the extensive green roof for better stormwater absorption and evapotranspiration, visual interest, and wildlife habitat functions. 13 Consider incorporating stormwater storage underneath the green roof such as felt mats or crates. 14 Consider incorporating other green roof features such as bird or bat boxes, tree snags, log and stone piles etc. to support wildlife habitat. Perhaps this can be incorporated as part of the _9dditional shade structures. In summary, consider enhancing the ecological function pf the extensive green roof, as sedum mats alone are not optimal. 15 Consider incorporating some additional green roof areas at the parkade, where possible. 16 Consider providing additional soft landscaping, planting, along the SW corner of the building. 17 Consider additional tree screening along Golden Ears Way and Stewart Crescent 18 Resolve pinch point between the main public entrance plaza and the staff entrance plaza. 19 Consider incorporating some of the fagade design ~eatures into the landscape guardrail at the main ientrance as it currently dominates the visual presence of the main entry plaza and its design is not aligned with other architectural features. Design with community in mind Jhis will be considered further as part of detailed design. We are exploring higher capacity $tormwater systems to work in tonjunction with the green roof. rT"his will be coordinated with civil and structural disciplines to optimize the solution. Details of the green roof are subject to future submissions as part of detailed design however these elements will be considered for incorporation. The proposed parkade design considers an open upper deck Which does not allow for green roof areas. Operational requirements for the focility require the access route along the south/southwest of the $ite and so additional landscaping has not been added. Building ~ladding has been extended in ~his area to better address the tharacter of the southwest corner. rrree planting has been proposed where viable on the site. Operational requirements for the facility create limitations in certain areas. The revised design resolves this pinch point by shifting pedestrian paths of travel to better utilize this space. tfhe proposed design of the at- ~rade space has been updated to better address the language between building and landscape. August 18, 2023 Parissa Shafizadeh, Senior Planner Page 5 of 19 Reference: 2023-016-RZ • 20000 Stewart Crescent• Submission for 2nd Reading 20 Consider breaking down the main entrance plaza edge with a terraced approach around the accessible ramp for a softer interface at street level. 21 If the parkade remains in its current location, consider studying alternative solutions for the left turn access, as it is immediately adjacent to the site access and provides very limited queue. 22 Consider providing additional opportunities for stormwater infiltration. The whole site edge along Stewart Cr and Golden Ears Way seems to be an ~xcellent opportunity to provide a planted bioswale, and ~ven a detention pond that would facilitate infiltration of the substantial water volume captured by the facility's green roof. 23 Overall, a very impressive project with a well-developed design rationale. l24 Perhaps consider making the cedar tree design motif more obvious on the green roof. 25 Consider the use of collected stormwater and grey water from the building for green roof irrigation. 26 Consider the addition of a vertical element for the building entrance plaza, perhaps a piece of public art could be commissioned for the space that relates to the Indigenous weaving. Design with community in mind rrhe updated design relaxes the entrance to the main plaza and incorporates terracing. rrhe entrance to the parkade has been shifted further into the site to improve queuing capacity within ~he site for up to 3 vehicles. K;reen space within the site has been maximized and incorporates additional bioswales along the site perimeter where feasible and in median islands at the main site entrance. Soil conditions and space restrictions are not 'avourable to a detention pond. Along the west side (northerly portion) of the site is located an existing ditch to which drainage from a small area between property line and building is directed. Functionally, this runoff cannot be contained onsite. Along the west side (southerly portion) and south of the site an access is required which is Thank you. No response required rrhis will be considered further as part of detailed design. rrhis is being considered as part of ~he stormwater management and sustainability initiatives for the project rrhis will be considered further as part of detailed design. Your Cycling Connection To: Mayor and Council Cc: Mark McMullen, Charles Goddard (Planning) Mark Halpin, Manager of Transportation Re: Council meeting Feb. 28; 2023-016-RZ, 20000 Stewart Crescent; Need for protected cycling facilities on 113B Ave. and 203 St. Dear Mayor and Council, APPENDIX H bikehub.ca ~ February 26, 2023 We are pleased to see that, as part of the redevelopment of the industrial building on this site, the applicant proposes to provide the following Traffic Demand Management measures: • Transit pass subsidies for employees; • Secure bicycle parking and end-of-trip facilities; and • Incentives to promote carpooling, use of public transit, and other modes of active transportation. We are looking forward to hearing further details about these provisions. Due to reduced peak parking demand as a result of shift work, the applicant will be seeking a significant parking variance (315 spaces down from the required 720). The number of spaces provided will still surpass peak demand (292), i.e. more than one space will be provided per employee. An additional 23 visitor parking spaces will be provided as well. We ask the City to encourage the applicant to further decrease the number of spaces provided, as with the Traffic Demand Management measures provided it's highly unlikely that actual demand will ever reach peak demand. We would like to note that, in order to make cycling an attractive option for employees, it's also important that safe cycling facilities are provided to and from destinations such as residential areas and transit stops. We refer to our e-mail dated June 19, 2022 , regarding the industrial development just south of 1138 Ave., at 11310 Kingston Street (2018-458-RZ). As noted by Translink, that "site offers high cycling potential". This is also the case for this industrial facility at 20000 Stewart Crescent. Translink's recommendations for the development on Kingston Street included: • to upgrade the painted bike lanes on 1138 Ave. to protected AAA bike lanes, and • to work with Pitt Meadows to upgrade the cycling facilities from 113B Ave. to Airport Way to AAA. Our HUB Cycling Local Committee supports these recommendations for 113B Ave. Protected facilities will be needed along 203 St. as well. HUB Cycling, 312 Main Street, Vancouver BC, V6A 2T2 This designated bike route features door-zone bike lanes. These bike lanes put people cycling in the door-zone of parked cars, which can lead to them getting "doored" and being thrown in front of moving cars. They are unsafe and therefore need to be upgraded to protected bike lanes. Note that since the tolls were removed on the Golden Ears bridge, traffic on 113B Ave. and 203 St. has increased dramatically, which increases the risk for people cycling. The 113 Ave./203 St. corridor offers easy access from the site to the Rapid Bus (and future Bus Rapid Transit) at Lougheed and 203 St. at a distance of about 1.5 km (our HUB Local Committee requested Translink to install secure bike lockers at the station). Further to the north, the corridor extends to the existing protected bike lanes north of Dewdney Trunk Road. It also connects to the bike route going east through residential neighbourhoods via Thorne Ave. and 117 Ave. towards the Town Centre. At the other end it offers access to the Golden Ears Bridge (with cycling facilities) and Pitt Meadows residential and industrial areas. Cycling facilities along Airport Way in Pitt Meadows are being upgraded to protected facilities, and Translink has plans for upgrading the Golden Ears Way roundabouts as well. Our HUB Local Committee's priorities for upgrades of the cycling network in our community are listed in our UnGapTheMap gap list, a summary of which for the City of Maple Ridge has been submitted to the City in July 2022. Note that 113B Ave. between Maple Crescent and Golden Ears Way as well as 203 St. between Maple Crescent and Dewdney Trunk Rd. are listed as "top priority" (marked in green). With kind regards, Jackie Chow HUB Cycling Maple Ridge/Pitt Meadows Committee About HUB Cycling JC/SG/JW/NF/JL HUB Cycling is a charitable not for profit organization that has spent over 22 years removing barriers to cycling in Metro Vancouver, while cultivating the health, environmental, and economic benefits that active transportation can bring. HUB has educated thousands of people, motivated thousands more, and championed improvements that #UnGapTheMap to create a connected cycling network. HUB Cycling's mission is to get more people cycling more often. HUB Cycling has close to 3,000 members and more than 45,000 direct supporters. HUB Cycling has 10 volunteer committees across Metro Vancouver that encourage cycling for all ages and abilities (AAA) in municipalities across Metro Vancouver. For more information, visit bikehub.ca. HUB Cycling I 312 Main Street, Vancouver BC, V6A 2T2 2