HomeMy WebLinkAboutADP 2013-09-10 agenda.pdfDistrict of Maple Ridge
MAPLE RIDGE
ADVISORY DESIGN PANEL
AGENDA
Tuesday, September 10, 2013
4:00 pm - Blaney Room, Lower Level
Maple Ridge Municipal Hall
The purpose of the Panel is to encourage quality design
in the community by reviewing and making
recommendations to Council on all new commercial,
industrial and multi-family residential projects that
require a Development Permit.
1.CALL TO ORDER & INTRODUCTIONS
2.AGENDA APPROVAL
3.APPROVAL OF MINUTES OF August 8, 2013
4.NEW BUSINESS & UNFINISHED BUSINESS - Nil
5.PROJECTS
5.1 Development Permit 2012-021-DP (revised proposal by new
architect)
Applicant David Laird, Damax Consultants
Project Architect: Mark Lesack, MAIBC, Ankenman
Associates Architects Inc.
Landscape Architect: Meredith Mitchell
Proposal: Proposed mixed use building totaling 702.6
m2 (7,563.5 ft2) and two apartments on the
proposed C 1 zoned lot
Location: 11185 240 Street
Planner/ File Manager: Adrian Kopystynski
5.2 Development Permit: 2011-109-DP
Applicant: Gary Lycan/Double Gold Holdings
Project Architect: Harvey Hatch
Landscape Architect: David Mitchell, M2 Landscape
Architects
Proposal: Addition/Extension of an existing Industrial
Building in the M-3 zone
Location: 20120 113B Avenue
Planning Technician/File Manager: Siobhan Murphy
6.PRESENTATIONS - Nil
7. C0RRESPONDENCE - Nil
8.NEXT MEETING – Tuesday, October 8, 2013
Agenda deadline: Monday, September 16, 2013
9.ADJOURNMENT
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District of Maple Ridge
Advisory Design Panel Application - 2OI3
This application is in support of:
(please quote file number if available)D Development Permit DP/ 2a/L'ê2/'PF
2. Brief description of project (i.e., commercial, apartment house, townhouse, industrial) and site
context,
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3. PresentingArchitect:
(plea print)
4. Presenting Landscape Architect:/V6Æe/Alr/fê/Y(fl-¿-
(please print)
5. Mandatory enclosures include the following:
dl copiesof the required presentation materials (as per Guidelines) in 11 x L7 formalfor
distribution to Panel Members. Each individual package should be stapled and 3-hole punched.
dóesign Rationale
6. Contact person forthis project: (please print)
Name lelêÊ'E
Co mpany : A *tê€,U¿eî4*¡ * fSa uÌ * 7zã *zZ ¿,?'
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Address:/2
Phone No.âaf fl6 -/êêa
Fax No.{16 -
Email:rtsa¿râ ,o^u-r'- Áo âs-
(Appl ica nt's Signatu re)
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(Date)
rev. 2Otl-72-2O
Tues Jan 08
Tues Feb 12
Tues Mar 12
Tues Apr 09
Tues May 14
Tues Jun 11
Tues Jul 09
Tues Aug 13
Tues Sep 10
Tues Oct 08
Tues Nov 12
Tues Dec 10
by l{oon-on
Mon Dec 10
Mon Jan 21
Mon Feb 18
Mon Mar 18
Mon Apr 22
Mon May 20
Mon Jun 17
Mon Jul 22
Mon Aug 19
Mon Sep 16
Mon Oct 21
Mon Nov 18
Time & Location:
4:00 pm in the Blaney Room
Lower Level Maple Ridge Municipal Hall
2013 Meeting Dates Agenda Deadli
7ê
1) Site Data:
þt*t¿&,Pte&CivicAddress ///g{¿æa ///î1, ?fø sv
Area of the lot(s)y¡2
ò/.¿-6mLot width
?-q mLot Depth
Proposed 0CP Designation e,Õfr þ, ap-ø/tn-Existing OCP Designalion a¿s/tt ¿ r?þt *'?-
ô"1Proposed ZoneExisting Zone F-6î
Proposed land use ¡uc/$*/tfuu.ç- rt¿te,â ê4Existingland use d*¿6 ta¡sruq ê¿¿¡â-*
Ë 2/.6 m
Proposed dist. of Site-access from
an existing intersection,@t"Ze*/¿,*z
2 ) Building Data:
f, 8f m2¡2 Total lot Coverage proposed 4¿Lot Coverage Required .(1 mmReqd. front setback
rO.êf mm
n ftl)Proposed front setback
Proposed rear setbaReqd. rearsetback .y'ø nmProposed side setbacR ( 6øî f)Reqd. side setback
zë. øLmmProposed side setback før6flReqd. side setback
la.fLmmProposed building heightReqd. building height
Variances to the proposed Zone
¡A.S?m2)m2)7
Proposed FSR in the Zone
(Total GFA proposed
Allowed FSR in the Zone
(Total GFA allowed
Proposed Usable Open Space .12-'rt m2Reqd. Usable Open Space ¡¡2
q2.?3m2Proposed Common Activity AreaReqd. Common Activity Area ç¡12
3 ) Parking and Off-loading:
Y/NUnderground Parking 2/Proposed Parking spaces for the zoneReqd. Parking spaces for the zone 4car stallssmaReqd. small car stalls
¡2Proposed scooter/bicycle storage a rea
,Proposed Handicapped ParkingRequired Handicapped Parking
4Proposed Visitor Parking spacesRequired Visitor Parking spaces
Proposed Variances to Parking
ROW:4 ) Covenants:
Storm sewerY/NGeotechnical
Sanitary sewer YY/NTree preservation
Drainage YY/NNo Build/ No Disturb
Any other ROWAny other Covenants on ïitle Y/N
5 ) Environmental:
(distance from the TOB of watercourse)murse/Wetlandmawithn
Contours on the lot= less Than t5%/
15-30 %/ 30 % or more.
Proposed Iandscaped area //Ø m2¡2Existing landscaped area
62Area of building to be demolished
Y/Nln the Flood Plain
ln The Fraser Escarpment Area Y/N
Proposed LEED points
PROJECT DATA: (PLTASE FILL lN ALL AREAS APPLICABLE TO YOUR PROPOSAL)
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Note: Please provide plans/drawings/reports to explain the above items as required.
SUBJECT PROPERTIES
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1 1 133/85 240 STREET
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPART[,1ENT
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MAPLE RIDGE
Britlsh Cotumbla
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DATE: Feb 21, 201 2 FILE: 2012-021 -DP BY: PC
Dislrict of
Langley
SCALE 1:3,000
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1 1 133/85 240 STREETC
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CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
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MAPLE RIDGE
British Cotumbla
DATE: Feb 21, 2012 FILE: 2012-021-DP BY: PCSCALE 1:3,000
N District of
Langley
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MAPLE RIDGE
Br¡tish Columbia District of Maple Ridge
TO:
FILE NO:
SUBJECT:
Advisory Design Panel
2012-j2L-DP
I"LLBS 240 Street
MEETING DATE: August L9,2073
PURPOSE:
An AdvÌsory Design Panel (ADP) application has been received for the above noted property. There
was an earlier submission to the ADP, however an entirely new two-storey mixed use
commercia/residential project is being proposed by the new owner of the subject property.
The development site will be subject to Development Permil 2O72-O21-DP (for the commercial
component) to address the form and character of the development at the Building Permit stage.
BACKGROUND:
Applicant:
Owner:
Legal Description
OCP:
Existing:
Zoning:
Existing:
Proposed
Surrounding Uses:
North:
South
East:
Use:
/one
Designation
Use:
Zone:
Designation
Use:
Zone:
Designation
Use:
Zone:
Damax Consultants Ltd. (Dave Laird)
Qualico Developments (Vancouver) lnc.
Lot: C, D.L.: 4O4, Block: 8, Plan: tgA25
Urban Residential, Commercial
RS-3 (One Family Rural Residential)
RST (Street Townhouse Residential), R-1 (Residential District), R-2
(Urban Residential District), C-1 (Neighbourhood Commercial)
Commercial & Townhouse.
C-1 (Neighbourhood Commercial) and
RM-1 (Townhouse Residential)
Neighbourhood Commercial, Medium Density
Residential and Conservation
Single Family Residential
RS-3 (One Family Rural Residential)
Urban Residential
Single Family Residential
RS-3 (One Family Rural Residential)
Medium Density Residential, Neighbourhood
Commercial and Conservation
Single Family Residential
R-1(Residential District) & R-2 (Urban Residential
District)
Urban Residentíal and Conservation
West:
Designation:
Page 1 of 3
- \,
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Single Family Residential
Single Family Residential, Multi-Family Residential and
Commercial
1.693 HA.
240 Street
Full Urban Standard
DEVELOPMENT PERMIT AREA:
A Commercial Development Permit is required for all new development on land designated Commercial
on Schedule B of the Official Community PIan.
The purpose of the Commercial Development Permit is to foster attractive commercial areas that is
compatible with adjacent development and enhances the unique character of the community. The Key
Guideline Concepts are as follows:
1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping,
traflic calming and the transition of building massing to fit with adjacent development.
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of
parking areas, creating landmarks and visual interest along street fronts.
3. Promote sustainable development with multimodal transportation circulation, and low impact
building design.
4. Respect the need for private areas in mixed use development and adjacent residential areas.
5. The form and treatment of new buildings should reflect the desíred character and pattern of
development in the area by incorporating appropriate architectural styles, features, materials,
proportions and building articulation.
Rationale and Checklist
The applicant has provided a design rationale and has completed the Commercial Development Permit
Guidelines checklist, all of which are attached to this report.
PROJECT DESCRIPTION:
The development site is located at the southwest corner of 24O Street and 7!2 Avenue. The proposed
building is a two storey structure with parking situated behind the building to the south and to the west.
The total floor area is 702.48 m2 (756L 1z). On the first floor will be A9t.t mz (5,77812) of commercial
floor space and on the second floor 2 rental apartment units having 22!38 mz (2,383 ¡¡z) of floor area.
The new design is more sensitive to the site's corner location and to the street grade, with a
strengthened pedestrian orientationlo tL2 Avenue and 24O Street. Vehicle access is from 240 Street
and the lane.
A total of 2L parking spaces are provided, 1-5 of which are for the commercial use, 1 is a handicapped
space and the remaining 4 are for the residential use. The residential parking spaces are to be
distinguished by surface treatment.
Page 2 of 3
PI.ANNING GOMMENT:
The Planning Department request that the Advisory Design Panel provide comments on the commercial
development proposal.M
Prepared by: Adrian Kopystynski MCIP, MBCAHP
Page 3 of 3
-.,*z*..1,*"1,=Ëffi
MAPLE RIDGE
All presentation material must be in 11" x 1-7" format (7 hard copies 3-hole punched), one full size
copy and one digital copy on CD or memory card subm¡tted to the File Manager. This applicant
checklist needs the "Required" boxes to be completed by the File Manager, while the "lncluded" boxes
need to be completed by the applicant/project architect and submitted with the ADP package.
Required lncluded
Deep Rools
6ßãlor ¡ls¡grr ls
h klist 2,-o lL-ÒLl' Pf
1) ADP application form & project data sheét
2) Site and Neighbourhood context
3) Desi{n Rationale
4) Project Analysis
5) Architectural drawings in metric dimensions
a. Site Planning: Site Plan/layout
b, Site Planning: Site Sections
c. Site Planning: Streetscape elevatlons
d. Site Planning: Shadow Analysis
e. Site Planning: L¡ght¡ng details
f. Building Design: Floor Plans
g. Building Design: Roof Plans
h. Buílding DesiSn: Buildin$ Elevations from allsides
L/
l-/
l/
W
T
ø
Êw
l./'i. Building Design: S¡gnage details
j. Building Design: Lighting details (-lÉ ?r¿¡/asøD'Ì
k. Coloured elevations (to show materialspecifications)
L BuildingDesign: BuildingSections
t
m. 3D rendering'of the site and/or building
n. Green Buildíng Design/ Sustainable initiatives
o. MaterialSample Board
6) Landscape drawings ln metric dimensions
a. Landscapé Plan/layout
b. Landscaping details for features, play area/
amenity space/ common activity area
c. PlantínS List with specificatíons
d. Site Sections to show lot grad¡ng, drainage
and landscaping
e. lrrigation details for landscaping above structure
t. Signage details for free standingsígnage
g. Light¡ng details for pedestrians/landscaped areas
h. PrelíminaryStorm water Management (SWM) plan
Required lncluded
W
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wn
Project Arch itecflApplica nt:
Name: ,¡ *' L6@
¿îDate:
End of Document
Revised December 2012
2
Ankenman Associates Architects lnc.
)uly 24,2013 Our File: 1309
District of Maple Ridge
11195 Haney Place
Maple Ridge, BC
V2X 6A9
Attention:Adrian KoovsWns ki - Planner
Re Des Use Devel at11185 and 111
Street District of
The proposed project located at the southwest corner of 240th Street and 1 12th Avenue is
a mixed use development consisting of 1 building with commercial retail units on the ground
floor with 2 residential dwelling units with individual entrances on the upper floor. The Uuitaing
consists of approximately 481 m2 of commercial use with the two dwelling units totaling 221 mi
abovè.
The proposed development will be bordered on the south and west sides by residential
streets townhouses with single family residential development to the southwest across from
proposed lane. A commercial retail development is proposed for construction directly across the
site on the north side of the 1 12'h Avenue. Residential development is proposed along the east
side of 240th Street. The project is designed to serve as part of the neighborhood commercial
development for the area and to be accessible both by pedestriun unð vehicular traffic. The
building is situated with street frontages directly onto 112th Avenue and 240Ìh Street with the
sidewalks at the north and east edges tying into city sidewalks. This allows for vehicular parking
to be located within the site and maintaining greater separation between the proposed buildin[
and residential development to the south and west. The building is double'fronted providin!
access to the retail units from the both the street and interior parking. Vehícular'u.."r, ù
provided by a 10.65 m2 wide access from 240th Street combining both the driveway and
walkway to enhance pedestrian movement through the site. An additìonal access to exit ónly is
provided to the lane at the southwest corner of the site. The building is continuous around ihe
corner of 112th Avenue and 240th Street and is designed to provide ã strong corner element at
the street intersection.
Due to a slope of approxim ately 5% across the site from northwest to southeast the main
floor slab is stepped and minor retaining walls are required in the parking area to maintain a
maximum slope of 5o/o at parking and pedestrian walkways to allow for wheel chair accessibility.
__,.,', Landscaping is provided to miti[ate the visual impact of higher foundation wall required at the
southeast corner of the building due to grading. lndividual suite entrances arè located at the
Suite 200, 12321 Beecher Stree! Crescent Beach, B'C.V4A3A7
Telephone 604-536-1 600' Facsimile 604-536-5774
1
Ankenman Associates Architects lnc.
south and west elevations to allow direct access from the parking area. lndividual units are
designed with decks facing north. Window openings are provided to the south and east for solar
access.
The building has been articulated to maintain a scale consistent with the neighborhood
context. Finish materials consisting of horizontal siding and shingle roofs reflect those of the
surrounding area. Brick veneer and wood support brackets for the canopies and the walkways
provide an enhanced material palette. Colours have been selected for a brighter aesthetic.
Proposed retail signage consisting of metal channels with illuminated Plexíglas lettering in metal
channel back age will provide further articulation and detail to the building façade. Additional
building signage illuminated by Cooseneck lighting is proposed at the 45 degree corner and at
the west and south gable ends.
The following features are anticipated as being incorporated into the design to address
sustainability and increase envelope performance:
lncreased stud spacing for wood frame construction to reduce wood use
in framing.
Use of engineered wood products, flooring sheathing and structural
systems to reduce use of dimensional lumber.
Use of cemetitious siding and brick veneer for exterior durability and
reduction in use of wood products.
Use of roofing shingles with a minimum 25 year warranty.
Utilize electric base board heat at residential units with the inclusion of
heat recovery ventilation.
Utilize high efficiency lighting and Energy Star labeled domestic
appliances.
Utilize dark sky compliant exterior lighting.
lncrease the R value of insulation within stud cavity at exterior building
envelope through use of mineral wool insulation.
Respectfully subm itted,
Mark Lesack, MAIBC
Associate
Suite 200, 12321 Beecher Streef Crescent Beach, B.C.V4A3A7
Telephone 604-536-1600' Facsimile 604-536-577 4
Pu¡suant with Section 8.5 of the Ofhcíal Community Plan, commercial developments .¡,i11 be assessed
against the following form and character guirlelines.
This checklist is intended to aid in the review of commercial development permits and is to be completed
. by the archrteú of record for the project. It is noted that the project will also be revierved for consistency
with the guidelines by the Planning Deparbment staff and the Advisory Design Pane1.
)
Key Guideline Concepts Consistent
Yes No
If No, provide
justification for
inconsistency
Avoid conflicts with adjacerú uses tftu'ough sound
attenuation, appropriate lighting, landscaping, traffic
calming and the transition of building massing to fit
with adjacent development.t/
2. Encourage a pedestrian scale through providing
outdoor amenities, minimizing the visual impact of
parking areas, creating landmalks and visual interest
along street fronts.
3. Promote sustainable development with multimodal
transpofiation circulation, and low impact building
design.
4. Respect the need for private areas in mixed use
development and adjacett residential areas.
5. The form and heatment of new buildings should
reflect the desired character and pattem of
development in the area by incorporating appropriate
architectural styles, features, materials, proporlions
and building articulation.
Guidelines Consistent
Yes No
If No, provide
justification for
inconsistencv4,. BulldingDesÌgn, Masslng and Siting
1. The form and treatment of new buildings should reflect
the desired cbaracter and paltem of development in'the area by incorporating appropriate architectural
st¡rles, r'oof forms, facade modulation, architectural
features, fenestration patterns, building elements and
proportions and building articulation.
2. Exterior finishes should be wood, brick, natural stone
or other materials of rvarm appeatar;ce. Substantial
areas of concrete should be avoicled. Expanses of
solid wall or glass are unacceptable.
J
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3. New buildings adjacent to existing small scale
buildings such as houses should be designed to
provide visual interest whilst protecting the privacy
and livability of both properties.
4. Significant comers should be given added emphasis
with vertical architectural features and rooßcape
features. At intersections, the definition ofcorners
should be reinforced by buildings that front on both
streets.
5.Development should be sited to have the building
frontage on the main sheet aligrunent.
6. Projects located on slopes should be developed in a
manner which creates a step in perceived height, bulk
a¡d scale between development.
Design and construction ofbuildings should account
fol maximum sound attenuation between commercial
and adjacent residential uses. To ensure that noise
generated on the site is addressed in the most
appropriate manner, Council may request that a noise
attenuation study be prepaled.
8. Continuous weather protection, such as canopies,
structural awnings, or building overhangs, is strongly
promoted where at-grade retail uses are included in a
developmênt and over comrnon entries to commercial
and/or mixed-use developments that Èont a public
sidewalk or open space.
9.Developments adjacent to üeed slopes, ravines and
watercourses must respect natural vegetation, use
natural landscaping to retain soils on the site and
may require additional setbacks as established by
agencies having jurisdiction. Creeks and ravines are
encouraged to be retained in their natural state.
t'/*
10. Developments are encouraged to redirect water from
rooftop runoff and downspouts into vegetated areas or
rain barrels for later irrigation use.
,t'/r*
1 1. Buildings should be designed and located on a site to:
a) preselve and incorporate natural features or
views;b) ensrue propor orientation and relationship to
adjoining residential uses;
c) minimize impacts on natural features and
agricultural lands;
d) accommodate natural grades to ensure minimal
1S
B, Rrfuse, ReWding ¡nd ServÌcing Åreas
1. The design of a roof, placement of mechatdcal units
and satellite dishes. etc. shoulrl take into account
a-L-
views of the roof from adjacent buildings.
2. Service areas shouid have differentiated access to
minimize visual impact as well as conflicts with
pedestrians,
3. Refuse receptacles must be located indoors or within
service arcas out of vie¡¡r fi'om pedesfrian accoss.
Garbage and waste material should be stored in
containers that are weatheqproof and animal-resistant.
4. Mechanical equipment, drive-through uses, sewice or
car wash bays, restrooms, vending machines,
unenclosed storage, and public telephones should be
oriented on the site to face away fi'om adjacent
residential development. Whenever possible, these
uses should not be visible from an adjacent residential
properfy. ,
/'/A
C. StreetFront
1. Particular attention should be made to the image
presented to the street front.
2. New development should emphasize the street
frontages by incorporating differentiated front, side
andrear oriented facades. Facades should incorporate
verlical and horizontal relief in a well-propot'tionedrhlhm appropriate to the intended scale of
development.
3. Buildings with over 15 metres of street frontage
should break the horizontal mass of the building with
vertical elements in a rhythmic patterrt.
4. Streetfront landscaping will incorporate sheet hees
for definition of site boundaries and enhancement of
public space.
5. Vehicle access on a skeet ftontage should be located
to the side of the building away from the pedestrian
entrance and should be designed to minimize the
impact on streetscape appearanoa and disrupfion to
pedestrian movement.
D. Signage and Lighting
Signage should be integrated with the design of a
building, preferably at ground level only, and its size
and design should complement the scale and
architechral detail of the building.
2. High intensity illumination <lirected at adjoining
properties should be avoided. Commercial signage
aad high intensity illumination adjacent to residential
uses should be mjnimized in order to protect
residential amenity.
-3-
3. Lighting aad signage should be designed so as to have
no direct source of light visible from the public right-
of-way.
4. All signage must conform to the Maple Ridge Sign
Bylaw. In the event of a conflict between the lt[aple
Ridge Sígn Bylaw and these guidelines, the latter
should take precedent.
5. In multiple-tenant commercial or mixed-use
buildings, signs should be designed to present a
unified appearancs. Signage space should be
provided for upper storey tenancies.
E" Vehicle Àccess, Parking, and Circulation
Buildings and structures should be located to ensure
safe traffic circulation and access and adequate on-
site parking. Parking should be encouraged in smaller
units to avoid a monotonous appearance.
2. Parking and storage areas should be appropriately
screened. Low level landscape screening should be
provided to parking areas adjacent to public strsets.
3. Where possible, parking and sewicing should be
located underground or to the rear of buildings to
minimize the impaot on streetscape appearance and
pedestrian amenity. In all new buildings the portion
of the structure used for parking and servicing should
be adequately screened and should be architecturally
compatible with the rest of the building.
4. Existing lanes should be used for vehicle access,
loading and servicing. Upgrading of lanes in terms of
athactive heatment and screening of parking access
and loading and service areas is encouraged.P/r+
5. Vehicle access should be located to the side of the
building away from the pedestrian enû'ance and
should be designed to minimize the impact on
streetscape appearafice and disruption to pe<lestrian
movement.
6. Lanes, and driveways should conform to the existing
grades as closely as possible to ensure minimal
disruption of slopes and vegetation. On steep terrain,
access should be aligned, wherever possible, to run
parallel rather than counter to, natural contours and
existing grades.
7. Shared vehicle access between adjoining sites should
be considered where access for parking at the rear of
the property is limited. Joint or share<f access should
also be considered between adioinine developments
P/n
-4-
to minimize disruption of pedestrian sidewalks and to
maxirrize landscaping and permeable surfaces.
Integration of dtiving aisles and pedestrian waikways
betçveen adjacent sites is also strongiy encouraged.
8. Minimize the amount of asphalt surfaces in parking
areas by integtating avariety of paving materials such
as concrete, decorative pavers or by using alternate
surface h'eatments.
,"/
9. Above ground palking structures should not front
public sheets at grade. Non-parking uses or special
façade treatments must be provided along street
fi'ontages to enhance the building's appeæance to the
public realm. On non-street fronting facades, parking
sûlctures should be treated to avoid long blank walls
at grade, such as massed landscape treatments or
attention to design detailing on the façade.
10. Parking control equipment, such as ticket dispensers
and card readers, should be located at a suffrcient
distance from a public street to prevent palking
queues extending onto the street. Similarly, a
minimum distance of one car length, and preferably
two car lengths, should be provided between an exit
gate and the sh'eet edge to accommodate cars waiting
to merge into trafüc.
11. Rooftop parking structures should include design
elements, including landscaping, to reduce the visual
impact from the street and surounding uses.,-/n
F. Pedestrian and Bicycle Access
Development should improve pedestrian amenity
through interesting design de/rail at ground level,
easily identifiable entrances, shop fronts with clear
nntinted glanng, concentration of signage at ground
level, altractle landscaping and well defined
pedeshian crossings for dliveways and roadways.
2, A well defined pedeshian access to tbe commercial
use will be provided from the public sidewalk.
Desiga will ensure that pedestrian use is given
precedence over vehicular use- 'Where possible, at
least one pedestrian connection should be provided
through the main block of buil<lings.
3. Facilities for cyclists should be considered for all
developments
G, L,andscaplng and Open Space
L Landscaping shouid be supplemented to identify and
define public space, to present a pleasing image and
5
I
to soften the transition from adjacent land uses to the
commercial development.
2. Adjacent residential uses should be adequately
protected by significant landscaping or the provision
of screening or both.
3. Street trees will be a required component of all new
development for definition of site bounda¡ies and
enhancement of public space. Simplicity in
landscaping materials is desirable and should be
encouraged for screening purposos. Deciduous tree
species should be considered in landscape plantings to
permit light penetration in winter. Mahue vegetation
should be retained where possible.
4. Aesthetic values along frontages and on-site ought to
be enhanced by significant landscaping on all
properfy lines and around buildings. Sheet hees
should be used to provide the landscaping variety that
would soften the character and scale of the area.
5. Landscape planting and screening should be usçd to
create interesting views and focal points into and out
of the site for pedestrians, passing drivers and
building tenants on the site or adjacent to it.
6. Open space should be usable, athactive and well-
integrated with the design of the building. Open
space, in many cases, will be achieved with
courtyards, recessed balconies, terraced balconies,
rooftop gardens, and atria.
7. Landscaping should reinforce design continulty \¡¡it],
neighbouring properties and the streetscape by
providing consistency in street trees, plant materials,
and other landscaping elements.
8. Landscapíng should define the purpose and
emphasize the desired character and firnction of
public and private space. Al1 private and semi-private
open space should be cTearly defined as such and
should be conhollable by those meant to benefit and
be responsible for it, thus encouraging use, pride and
safety.
9. Distinguish public and semi-public spaces from
private spaces. Design symbolic barriers through:
a) building and site design;
b) changes in paving, vegetation, or grading; or
c) architectural features, such as low walls, bollards
or raised planters.
-6-
I
H" Crime Prevention through Environmental Design
(cPrED)
1. Developments should be designed to maximrze
opportunities for natural surveillance allowing people
to easily view what is happenìng around them during
the course of everyday activities. Crime Prevention
tbrough Environmental Design principles and
tecbniques are encouraged.
tl
2. Crime Prevention through Envilonmental Design
(CPTED) principles should be incorporated into the
design of all parking facilities.
3. Design the interior spaces and exits û'om any
underground and above ground parking structrues for
maximum visibility within the paxking area. Entries
should be highly visible, well lit and spaced at
convenient intervals. Hidden spaces, obscured alcoves
and blind colrrers should be avoided in the design and
layout of the parking facilities.
4. Walls and ceilings of parking structures, pariicularly
underground structures, should be painted white to
enhance or reflect light.
I" Universally Äccessible Design
1. A1l non-vehicular routes be fifly accessible.
Sidewalks and pathways should be wide enough for
wheelchair / scooters and should include a tactile strip
for the visually impaired. Curb-cuts and curb let-
downs should be provided in appropriate locations to
facilitate safe, convenient, and direct access from
parking spaces to buildings for people with
disabilities.
2. Locate palking spaces allocated for people with
disabilities as close as possible to the main entrance to
a building.
3. Building entries should be:
Ð clearly addressed with large mrmbets visible
from the street;b) directþ accessed from the street without stairs;
andc) provided with weather protection, exterior
lighting, and power-assisted door openers.
1
J. Bicycle Storage and Parking
1. Provide short terrn bicycle parking facilities, such as
bicycle racks, at grade close to building entr-ances.
Bicycle parking should be in well-lit locations and
clearly visible û'om a main building entrance and/or
public roads. Bicycle racks should be made of strudy,
theft-resistant matenal, securely anchored to the floor
or grounds.
2. Provide long term bicycle palking facilities in secure
storage æ'eas within buildings. Bicycle storage areas
provided as part of a parking structure should be
located close to elevators and access points. In mixed-
use buildings, bicyole storage facilities for residents
are to be set'arate û'om those for the commercial uses.
*/a
3. Large-scale developments are encouraged to provide
end-of-trip facilities, such as showers and lockers,
within the development for the convenience of
employees.
/v/ft
Date:v4 î
Architect Name/Comp any *î*fUrb ¿¿: la æ* (.,4o"'eArVPt¿.o'
.4P4?
Municipal Fite No. 26/ 2- - ê2/ - Df
Plan Description:
Project No.
Signature
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12321 BeecherSt., Crescent Beach, BC V4A 3AZ 60,1.536.1600
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LAI'IOSTAPI AHItlITI[TlJRI
1811 Falcon Drive
Coqu¡tlam, Brit¡sh Columbia
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1811 Falcon Dr¡ve
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PÂRTTREE SOtrLÂNDSCAPE DEVELOPMENT.CONT
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LAI'IOSTAPI ARItlITITTIJRI
1811 Falcon Drive
Coquitlam, Brit¡sh Columbia
v3E2C2
Tel: 604.941.5268
Fax: 504.434.3088
NO.DR.
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STRUCTURAT SO'I
SPEC/,FICATIONS
DAE: BM DRAWNG NUMEER:
SALE: ffi
DRAWN: R
DESIGNI R
CHK'D: ñ
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DAE REVSION DESRIMON
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26 Ern f8t
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PART ONE . GENERAL
il tæYtff
.t lhStillEJsdl!ßlt¡lbñ¡FoÍkil¡hlMhtol3!úr-drdßlhF4dtolnldltil!ffit(h ft ilmtuFotrhlñs
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Fd. úlnt tlr Fùrb of P t-dr(.p. M!dr!.
1? ÍW¡0¡ ffi
I lhrdotbqtu¡HlçrFnìh¡ryltd¡ls¡nnl.Eldrdl.buËãsrytúlhD¡.irdplxûd(ÐBlhgstuÌurJsdÉ{.
fry.d xô t¡d..
, nblhilmlhttu¡lülúddúlrr¡llFofr!lþüB*rldbldryù*túÈtksfdli¡tl€dHtFr¡!FÉÐrorfit¡ldildFxhg
th tudwd .f h! mta ft ld! tú. F¡lr h @tbn ol lËdthf, lry lH hlr rn! úiE lh tslåli.l ryli. atlk.lh 0t l¡ç rC! ml ildoËnt*Hutr!-&3 R.lF l.ûehFhlütb d tu¡b¡d tltlúc s¡ úlm.
¡ tll otht nl¡Hrt ¡r ù*dbh ùri|F d* h F¡li¡lh
ü üAtrOffi
I Sffi¡m.t*+rrqieil¡2 Sxh 0¡Í.1útF Èú*3 ffi¡ðþ.hl¡isF ú¡ kh0¡r3,Wrlkú{i5 ffi 0&,Ril¡{lffi.Shôt,dffidÈ
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I a6hdr tonpt ¡l dik ffi fi ni$gloldr(W Adxt: S.dloî 0t t Sl. &i!3 Sffi Cæ.trrd;gTüúq dldllli!¡ kh0ä,t$t9l6dc¡r¡-Ë1.ilt5 Sffioru.Y.tMr¡ sffior¡lshhñJ ffilrı,ffiıdbióbitr
tt sTDl¡6
I ¡Mutdr+Sllülü3| mútdb¡l
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I ^U¡ffi{dDldEdhrtËllËC¡ti{illhlm¡ffi.#odtlþtdlrldJlflt*ldtrylillûthú!illholflrNhdh¡ú4!süa aôtrr¡.losælrirqDirUl'thdihlmh(ú¡ülÐlof P@dmdFlril.qdnd$*|tut.rkogtdtBtiEF WndbttÞdÉ,¡tth(hlrrlr!dfNtdffi¡hghFlth,L.(htdtrtothmdddhdl6lmülå.dhZltðtftqh
¿ ilddhübhtlülrJd¡tdqdHtolhdriulÞfro¡.ffi!Ðødth(drúl¡l#¡ltl*ddi.trúrPdslolhd.¡h¡lbúrrrDtmdh.úd.¡Mù ßùFrhtorÐlti{rydrihúùtqntñthCdtül!tmdffi!dÞü.rydil¡Cr* ffi &ñ t ¡ nrryËd l6t¡E F pd t h ffi. h tÉt ryl ff l Ffr y d +dlt lh dbr'4.HÉtrt ûl h rytd úñi.
¿1 tul ¡rirìdfiË (drd Bi Ë ¡X ol ùt rrijhltr2 ùFi Dld(dátx.Fdl*otùrr.iC¡1.a ^ddtÞlI g¡úhhllHo.lãûrñL
¡5 l* ldüt llotJ il.otr .rlü. I t.. Xg ¿l¿6 n(dlhlúhrylbotH6rq*bß.
3 hddF lùJlqidtdtiBof ddiBdh6.ilÉ p¡{1.
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nwiü. ld ¡ñl¡ Þl Þh¡nE I ìldß ò Ft nl lFft¡lb d lr !ffi d lh &fädr.
.¡ tct of lrydd dd! ùl hû (61 ot ffi .h ñil ffi . to rur lþl k Dl.üt *t SfËlh
5 &qlr! I Dld.l ¡M. tu mt Fl* túm Þjcdh I Èld t* to (mlm lo 4frffi k Ftu.
.6 tilh rqdb ot túr& d ¡lütu¡ d t tulxhi¡ RTd¡ rm çCiñ.d bl{ki{ hini
.? ^DBhT6l:r Pdff .d úrr d"*Flb!l bldml. Èld rto lo *i4.t¿ AtlþLú¡*ffid!tunb.DlûryhnlÉtdtmlntr¡ntröl.lüstioll.llirit¡td.kHlryft¡tbdlrtffilbol
.?3 ffi Èh rrd. ol ¡ic lo túr+ hmRl pio lo úh& $el. ûúd h lüld lo tol* ffi . 0l ild aôff d
¡ Slub¿Shh4ßJJ t@ryl.í¡hlrd¡dÈffFFdúnlhfrÐrJütld(+hHdt¡tuolßùf Fbrtoplx.fft blltlúl+ldiltu?ûrFbhitralé¡2 !*+ ffi Ktt ry Wrl #lb¡ ryld ol Shuld Sd ñúr lo h tðlrd h h dùt lH httu nltuI of th ilm b ft Bq.
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I MùWChtdlrlDt¡(drÉdT¡h*il.01¡tutwC¡dmr.thrdiqotrldt0dù(Þrtulholhtol¿lúbolh¡tulúJ d úln ; dtd. h !Ni! Þi hm Gñtd rh il (dtd3 d d.l.d cùtndm.
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I Pilih2hsrylEDf JlÈlüid5ryHl*hrwrbolrtrulúJdtußòtrrblo('ü!ãlûf blcl¡lh S¡dr¡dlldriJlh¡lhdN rnh hrt nEl lü Wd l.!fq çñr ü Fqthü dl33
u noûxrMF
I lI Dldr d h h (ryrih rl ¡MFC ¡o¡ Nl mt h rF4 dd d hilld qm rh h. ht r h¡ã (dh
¿ SÐdr d M. ddh lA, tdnù. rtü¡s d olb ffiJ ühl¡ h tl*4 çld. rdryú tdliË¡ ¡ilh ill t.¡ht d Fùl dt!¡ ddtÈ*d û dúb ot prd4.
rÍ ELffiNY. SIME Ð PNO¡ÍTfi
I trrtütrJdFFd¡ltu(.ddirdlorlt,dnF{ìl$lilodrht$.mrıtoFnlùr¡9.lt*ryàlholdldùHtdblhFry.tb ol ¡lüld d.
¡ hd. rt$+ of tsÐd rldrd sl ùll h $hd*b h 3d ¡ ¡ilr ð lo Fd hS r 9t.h ot rt ddt
3 SlüùCdrlohbl¡ldúsðfrfrd.¡lt$úbSrtrtdú¡d¡dù.dñ.nûtl*lkÞd!r¡l¡M!¡Ulh(ordÉiltBJhúDld ryFddt h! (dlil dl uh h.t Dldr hl¡ld.
¡ llDtd h h rtôûpld ùllb! Flrtrd h ¿(ffi¡ llh 8. C frlrt Þl Etrnril $ÈIhi
PART IHREE . EXECUTION
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.l [rd.tr¡{ôf¡&b6ld$hd/MüM6hdh(olñlddiç.Pl{.h¡lühlrd[ùhFif dÞ(6llolh¡5]ipt|1þIhh
J hü ùlgEld ð ¡tübl rd h pn¡ rr ihËì hË ¡l¡ilb ùl h Md to tutt-tu Fhl l5ll ffid klr hir ri Nl h h. ¡l !l@3.M. Nt h#, ldi dúilr, Húr Èld3 ¡n ob d.htËM Ètd! ìo ft ?ry¡ ol ìh fi triË.
32 P¡Pñ^rn tr mtr elDE
.l Yrlt hl t*¡ æ (ffi i f öry* x(q mfift tMlil d û ùl tü. rrt ü|il ffi d.
.2 tr(r¡|. hd to kl8 lbûbJ sËilr¡th kb 02¡. Inffig t¡(ì¡tu d (ryh dldi! t* *i9 dqh d rili !l 3MüJ td ú..¿1 M* b ohd ù¡*ç frN lohhid dlotl* lù tuh.2 b$ltofxffidhrMt..B Sûr* dã.h Nl dry pcld lo h trH gÉ. dd lüÍ h ùdx! ù.h lþr.¡ ú¡ld n h ùr.iliËi{ hiç.
.¡ hDlFdrnhlhhlJl¡hof hrlülúCdDldúlilCl¡J¡i.È,dúiittrdhhnkbhtdl.d sffiddæd¡rû¡¡t!¡hH hl n dsúnt 6 ft ¡trold sl úl@ ln ¡ryd ry h Þlrud bn .fb th kldhlbn ol h üm.
.5 ntsrrydôhrùdaóg* toryiñt¡.1 ülrdip{ryft¡th dfi nj¡ffigtui$.
13smffi
.l ht{loqtul¡ottutrËüäF¡srtiri.lh.¡rlFtoktu02ffi,v¡trdt,Sb0t21,Sldsffi,dS(honr,lffi.rdcdôkh.tl klJl Fh lo blJl.lion ol lL ¡h¡nr¡ ¡d úln.U tñtuhdlMlrdtúBrdfr frrù*ryF r.
.13 tilhlR.tholtlm8ù (mtu rihm qiË.
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il ffisl?|mftsnuf¡u
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- 2 rg Ste ¡Ëtb 2l
r lh ñol ol r¡b mhd dlrq -Gú$ lo ¡ßin mñt h fif ú
I (ùh¡b!9üiEúdstülbFùthlo¡thqt!tm9.|lsúle. &tmúlnülhhrrrtold.upldtr¡trrHtü9lodrt.SlührFü,
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I
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J Pry.rqlrshlFl$hr¡ bùl.ftr¡hdú(F ml¡. silry|.ithtBlmllttorwrJ.
PART THREE - EXECUTION (cont)
3J üffi
I Do mloV¡R n,oWR flÂt0lll6 (h Ëult in rw.tbol h gfr;T ú for lh stoÉ ¡dk d rd r¡bg rll(.r tuiB lh Pl-ffi|ot lþDt.fl
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.3 PñF !Ðph Slulú¡ Sl Ë¡ð io ùt.tr nlb ol É (qmls. &¡d t¡4lc rth tÉt ildb fr yttr.
lJ PUtrttÌT
.l &úg* ùl h ryo'ld bt h. (ffidl¡l tsb l0 d¡(mt ot h.hdwJ rd *lr!.
,2 Sh¡lrd !d rh¡ll h drt. bd Þt str¿H dn ¡tlr rh plxd ¡¡rsl rHl Þ hdld lo ilon b¿ç h ù¡hF *ütn5. irillb Sþht. oml.
¡ffirr'ffit.
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,t (ryd ul Hl of ¡tMlüd d Dtdd ñh ù.l¡q tu dlr lo tþ slblalb d tÞ dl nF$.
.t Pmft EstftJnTdtDûrñtqdh. lEilotffidm,r(çt$!(rylbr¡tGhtlhnfrdhshllldh¡llæol3lülúdd
fdrhtdilt lBFuq ¡rtb l5
.6 PÞü. ¡ dd, h d hrd dx. JldiE ld rpdH drTlb or dd k üd / n 9d¡{ ú lo }d ffi ù!þ s.d.
.l hldl¿lhof rlulrddlhlhlx.lhþf lh!hkmlüm&vtutdiFtdðútodwdh¡ã,¡hdh¡alq!tu|ùPvtlir.dcb!hqlotdloJlùhdhhklJþd¡lllrlËl(¡Iürnhh ryttdthtrbJd ruilúrElhH!.^ttÞlholtuhtJl¡litlhtdbmdùn riryñülG F $ttu ¿l d lo tu tþ Þol Hl.
il FÎtrUmff[TetÆffi
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.l Xl ñ lhll h r# te h mtM d d.rdh ffi ¡ld ü lh rnhd ù¡¡ç. tffi prh ùtry.
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