HomeMy WebLinkAboutADP 2013-10-08 agenda.pdfDistrict of Maple Ridge
7. CALLTO ORDER & INTRODUCÏ'ONS
AGENDA APPROVAL
APPROVAL OF MTNUIES OF Septemb er 7O, 2O 73
NEW BUS'NESS & UNFIN'SHED BUS'NESS - N'/
PROJECÏS
Development Permit:
Applicant:
Project Architect:
Landscape Architect:
Proposal:
Location:
Pla n n in g Technicia n/ File Ma n a ger:
2077-709-DP
Gary Lycan/Double Gold
Holdings
Harvey Hatch
David Mitchell, M2 Landscape Archìtects
Addition/Extension of an existing lndustrial
Building in the M-3 zone
2O72O 7738 Avenue
Siobhan Murphy
2.
3.
4.
5.
5.7
6. PRESENTÁT'ONS - Ni'
MAPLE R'DGE
ADY'SORYDES'GN PANEL
AGENDA
Tuesday, October 8, 2073
4:OO pm - Blaney Room, Lower Level
Maple Ridge Municipal Hall
The purpose of the Panel ¡s to encourage quality design in
the community by reviewing and making recommendat¡ons
to Council on all new commercîal, industrial and multì-
family residential projects that require a Development
Permit.
7. CORRESPONDENCE- Ni'
8_NEXTMEET'NG
A{enda deadline:
9. ADJOURNMENT
/ie
Tuesday, November 72, 2073
Monday, October 27, 2073
District of Maple Ridge
MAPLE RIDGE
ADY'SORYDESIGN PANEL
The Minutes of the Regular Meet¡ng of the Maple Ridge Advisory Design Panel held in the Blaney
Room at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on
Tuesday, September 10,2OL3 at 4:00 pm.
CO M M ITTEE M EM BERS PR ESENT
Blair Arbuthnot
Chris Mramor, Vice-Chair
Johnny Leung
Peter Lovick, Chair
Colleen Dixon
COMMITTEE MEMBERS ABSENT
SIAFFMEMBERS PRESENT
Rasika Acharya
Joanne Georgel¡n
Landscape Architect
Landscape Architect
Architect
Architect
Architect
Planner ll & ADP Staff Liaison
Committee Clerk
7.
2.
3.
4.
Call to Order and lntroductions
The meeting was called to order at 4:16 pm.
Aglenda Approval
Moved and Seconded:
That the September LO,2OL3 agenda be approved with the following change:o Removalof item 5.2
Approval of the Minutes - Augiust 73,2073
Moved and Seconded:
That the Minutes of the meeting of August 13, 2013 be approved.
New Buslness
Tandem Parking - Rasika Acharya
CARRIED
CARR'ED
Advisory Desi{n Panel Mrnutes Page 7 of 3
Maple Ridgie Advìsory DesÌgn Panel
Tuesday, Septernber 10, 2073 - Draft
5,Projects
5.1 Development Permit:
Applicant:
Project Architect:
Landscape Architect:
Proposal:
Location:
Planner/ File Manager:
2O!2-O2I-DP (revised proposal by new
architect)
David Laird, Damax Consultants
Mark Lesack, MAIBC, Ankenman Associates
Architects lnc.
Meredith Mitchell
Proposed mixed use buildingtotaling 702.6
m2 (7,563.5 ft2) and two apaftments on the
proposedClzonedlot
11185 240 Street
Adrian Kopystynski
Rasika Acharya welcomes any further feedback or comments, emailed to her, from
the Panel regard¡ng Tandem Parking.
Panel members agreed that 1005 tandem parking townhouse developments seem to
be exist predominantly in city centre or town centre area that supports dense
developments and that it is good idea to balance Tandem and double garage
developments ¡n all the other areas, to keep it a low density multi-family option.
Colleen Dixon pointed out that tandem parking does make the unit more affordable
and more efficient to park two vehicles, but is usually the last choice when there are
site constraints. Ms. Dixon confirmed that buyers generally prefer double garage
townhouses to tandem.
The following applicants were present at the meeting:
Emily Kearns, Architect
Mark Lesack, Architect
Rasika Acharya reviewed the Advisory Design Panel Memo dated september 10,
2013 attached to the agenda, with respect to the location, context, surrounding
buildings, OCP designation and Commercial DP Guidelines, site access, site size,
proposed design and density, form, phases (remove), off-site upgrades, rezoning
application, building materials, sanitary sewer connections, landscaping and parking.
Ms. Acharya added that this permit had come to the panel previously, but with a new
owner it went through design changes and was required to be re-submitted to the
Advisory Design Panel.
Emily Kearns, lntern Architect, presented the proposed design details. The
Landscape Architect, Meredith Mitchell was absent and had provided notes for the
project architect to convey to the Panel.
Mark Lesack, Architect, explained to the Panel why this application has changed froma four residential unit to a two residential unit and clarified a few details and
answered questions.
Maple Ridge Advisory Desþn Panel Minutes PaÉe 2 of 3
Maple Rid{e Advisory Des¡gn Panel
Tuesday, September 10, 2073 - Draft
6. PRESENTAT'ONS - Nil
7. CORRESPONDENCE- NrT
8.Next Meetin{:
A{enda deadlìne:
Adjournment:5:79 pm
Ãs
Tuesday, October 8, 2073
Monday,September 76, 2073
Moved and Seconded:
The following concerns be addressed and digital versions of revised drawings &
memo be submitted to Planning staff; and further that Planning staff forward this on
to the Advisory Design Panel for information.
Consider using the roof brackets at the corner of roof feature
Provide a pathway access to PMT
Provide backup space at north end of the parking area
Consider adding gables on the roof line
Consider carrying the brick columns around the main corner feature
Consider grouping residential entries together (stairs)
Provide details for architectural concrete treatment
Show the location of the electrical room
Consider planters or details of architectural treatments along the sidewalk at the
southcast driveway
Consider sisn band along rear of commercial building
Provide details of the roof brackets
Consider concrete pedestals for brick columns
Provide details for grades along hard landscape areas
CIariff the sidewally'landscape treatment along the east wall
Consider using pavers between property line and building (north and east)
Consider wheel-stop provision along the west bank of parking to match others
proposed
Look at sight lines along the fence line for vehicle entry from the lane
Consider deletion of one of the brick pilasters where they are grouped together
Consider more accessible bike parking areas.
CARRIED
a
a
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Maple Ridge Advisory Desigin Panel M¡nutes Page 3 of 3
Guidelines for Presentations to the
Maple Ridge Advisory DesiSn Panel
lntroduction:
Maple Ridge Advisory Design Panel provides independent advice on the desi$n of development
proposals ánd plays an important role in shaping the built environment of Maple Ridge. The purpose of
the panel is to encourage quality design in the community by reviewing and making recommendations
to Council on all new Commercial, lndustrial and Multi-Family residential projects that require a
Development Permit approval and heritage and lnstitutional projects as well. The Advisory Design
panel and the planning Department make a joint efFort to improve the quality of presentations at the
ADp meetings with a long-term vision of improving the quality of the projects that are approved through
the Development Permit process. Council is also free to defer any other matters to the Advisory Design
Pa nel for consideration.
The Panel includes three Architects, nominated by the AIBC; two Landscape Architects, nominated by
the BCLSA; and a non-voting Planning Department representative/staff liaison. The Panel generally
meets the second Tuesday of each month. Applicants are encouraged to coordinate with their Planning
Department file manager to understand the process and in order for a project to be considered by the
panel. The applicant must comply with their submission package and presentation guidelines'
Bulletin 31(AIBC) of The Architects Act
The following Table is an excerpt of a portion of the Act , requiring the services of a Regístered
Architect. This is intended as a convenient Suide and does nottake the place of the Act itself, which
prevails in all cases. Persons who are not architects are prohibited from promoting or providing
architectural services (see note 2) on the referenced building types'
Major Occupancy per the
Current building codes
Use Types of Building or Parts of Building requiring
the services of an architect under Section 6o of
the ArchitectsÁct (see also Notes l through 8)
Group A (Part 3)
croup B (Part 3)
Public Assembly
Hospital, Sanatorium,
or Home for the Aged
lnstitutional
any one-storey building with an
unsupported span exceeding 9m or gross area
^-- 2exceeorng ¿l5m ;
Any building of more than one storey with
Gross area exceeding 235m2; and
All schools, any size
any building (excluding veterinary hospital)
with a capacity exceeding 12 beds
any building with gross area exceeding 470m2
Group C Residential
Hotel or similar occupancy
any building containing 5 or more dwelling units
any building containing 11 or more guest rooms
Group D & E Commercial any building with gross area exceeding 47om2
Group F (F1-: Part 3)I ndustrial any building with gross area exceeding 470m2
ln oddition to the requirements of the Act, all projects must also satisfy the current BC Building Code or the Voncouver Building
Bylaw (collectively referred to herein os the buitding codes). L)nder these building codes, orchitects ore required to be engoged
for design ond field review ond to provide corresponding assuronces on oll Part 3 buildings (of ony occupancy or size) and any
part 9 buitdings with common egress systems ond firewalls. tt is importont to understand thot the Part 3/Port I distinction is
immoterial under the Act.
Page 1 of 3
September 2013
NOTES (arisingfrom the ArchitectsAct and to be read in conjunction with preceedingtable:
7. An architect, under the Act, must be registered with the Architectural lnstitute of British
Columbia.
2. An architect's services include the preparation of desifns, plans, supporting documents and the
provision of field services for the erection, addìtion or alteration to or repair of buildings for
persons other than him/herself.
Gu¡delines for presentation and material to be included in the ÞackaÉe:
The project architect and the landscape architect will present and answer questions by the panel at
the scheduled ADP meeting. The owney'developer may choose to attend as an observer' At the end of
the meeting, the panel will form a resolution which will be sent to the project architect/applicant, by
the File Manager.
All presentation material i.e, the ADP package is required to be complete as perthe attached checklist
and submitted to the File Manager, by the cut-off date. lncomplete packages will not be accepted.
The package must include the following:
1) ADP application form and project data sheet you can find this on our website at:
Panel/pdfs/ADP Application Form.Bdf
2) Site and Neighbourhood context photos showing the overall relationship and compatibility in
character and massing to all the surrounding existing development and streets/lanes; impact
on view corridors and day lighting and shadow analysis to show impact on immediate
properties.
3) Design Rationale: summary of design theme, philosophy, materials and colours proposed and
how it fits with the surrounding uses'
For a heritage site, a description of how the new structure relates in its form, character and
landscaping to the heritage building, including its character defining elements, will be
required.
4) project Analysis: reconciliation of major elements of the design such as OCP compliance and
compliance with the applicable DP Guidelines, zoning compliance, and variances proposed'
5) Architectural drawings: drawings in metric dimensions of the following:
. Site Planning: plan showing all proposed-structures on site, setbacks from new
property lines, parking area, loading area, usable open spaces, common activity area,
vehicular and pedestrian access points, pedestrian connectivity, relationship between
bui6 and open spaces, site sections showing topographic information for sloping sites
such as retain¡ng walls, streetscape elevations.
. BuildinÉ Design: floor plans of all principal and accessory structures, roof plans of all
principãl andãccessory structures, building elevations of each proposed building from
all sides and coloured elevations (indicating colours, material specifications and details
of finishes), façade treatment and artìculation, signage and building cross sections'
Page 2 of 3
September 2013
Perspective/3D rendering: of the site and/or building to show massÌng and overall
articulation.
Landscape drawings: drawings in metric dimensions of the following:
¡ Site plan showing all proposed soft and hard landscaping'
. Plan showing all trees, shrubs/ve$etation to be retained.
o PlantinÉ list of all proposed vegetation, indicating quantities of plant material
(botanical and common names) with proposed sizes (tree calliper, pot sizes) and
showing specificatíons of growing medium. lt should show general appropriateness of
form and variety in selected plant species.
. lrrigation description for propoqed vegetation, and specifically for proposed planting
located over architecturalstructure, i.e. parkingstructures, roof tops etc.
¡ Concept details of important landscape elements such as play area, seating,
pedestrian connections, focal points of interest in the proposed design.
. Signage details for free standing signage if applicable. LiÊhtinÉ details for pedestrians within the landscaped areas.
. Proposed lot grading plan and site sections showing lot drainage and any proposed soil
retention, storm water and rain water management'
6) Green Building Design/ Sustainable initiatives: i.e. any innovative sustainable design features
on site or within the building/s such as on-site storm water detention, ex-filtration, rain
gardens, energy efficiency, water efficiency, reuse of rain water for landscaping, etc;
7) Material Sample Board showing colours, samples and specifications of all exterior materials
proposed. This should match the proposed coloured elevations and/or rendering of the
buildings.
a
September 20L3
Page 3 of 3
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RIDGE
Oeep noót5
Greater Heigt¡fs
ADP a oolicant Checklist:
All presentation material must be in 11" x 17" format (7 hard copies 3-hole punched), one full size
copy and one digital copy on CD or memory card submitted 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
1) ADP application form & project data sheet
2) Site and Neighbourhood context
3) Design Rationale
4) Project Analysis
5) Architectural drawings in metric dimensions
a. Site Planning: Site PlanllaYout
b. Site Planning: Site Sections
c. Site Planning: Streetscape elevations
d. Site Planning: Shadow AnalYsis
e. Site Planning: Lighting details
f. Building Desi$n: Floor Plans
g. Building Design: Roof Plans
h. Building Design: Building Elevations from allsides
i. Building Design: Signage details
j. Building DesiSn: Lighting details
k. Coloured elevations (to show materialspecifications)
L Building Desi$n: Building Sections
T
m. 3D rendering of the site and/or building
n. Green Building Design/ Sustainable initiatives
o. Materialsample Board
6) Landscape drawings in metric dimensions
a. Landscape Plan/layout
b. Landscaping details for features, play area/
amenity space/ common activity area
c. Planting List with specifications
d. Site Sections to show lot grading, drainage
and landscaping
e. lrrigation details for landscaping above structure
f. Signage details for free standing signage
g. Lighting details for pedestrians/landscaped areas
h. PreliminaryStorm water Management (SWM) plan
Project Arch itect/Appl ica nt:
Name:
Date:
Signature:
End of Document
Revised December 2Ot2
Required lncluded
2
+
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\@Gd'ø-{by
MAPLE RIDGE
British Cotumbia District of Maple Ridge
MEËIING DATE: August 22,2OL3TO:
FILE NO:
SUBJECT:
Advisory Design Panel
2011-109-DP
2O27O 1138 Avenue
PURPOSE:
An Advisory Design Panel application has been received for the above noted properties to permit the
exlension of an existing industrial building in the M3 (Business Park) zone'
This is a zoned land subject to a Development Permit approval.
BACKGROUND:
Applicant:
Owner:
Legal Description
OCP:
Existing:
Proposed
Zoning:
Existing:
Proposed
Surrounding Uses
North:
South
East:
West:
Double Gold Holdings Ltd
Double Gold Holdings Ltd
Lot: A, D.L.: 280, Plan: 1MP52360
lndustrial
lndustrial
M-3 (Special Industrial)
M-3 (Special lndustrial)
Use: lndustrial
Zone: M3 (Business Park)
Designation: lndustrial
Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Residential
Use: lndustrial
Zone: M3 (Business Park)
Designation: lndustrial
Use: lndustrial
Zone: M3 (Business Park)
Designation: lndustrial
Existing Use of Property: tenanted warehouse and office use
Proposed Use of Property: multi-tenanted warehouse and oflice use
Site Area: 0.406 hectares or 4060m2
Access: is from 1338 Avenue
Servicing: Full Urban Standard
Page 1 of 3
DEVELOPMENT PERMIT AREA:
pursuant to section 8.6.1 of the official Community Plan, this proposal is subject to the lndustrial
Development Permit Guidelines, as outlined in this memo.
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 sustainãble development with multimodal transportation circulation, and low impact
building desi$n.4. Respectthe ñeed for private areas in mixed use development and adjacent residentialareas.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and bu ilding articu lation.
PI.ANNING GOMMENTS:
Official Community Plan:
this property is designated lndustrial on Schedule B of the Official Community Plan and included in the
lndustrial Developmént PermitArea. No Official Community Plan amendment is required. The proposed
development must conform to the Official Community Plan's lndustrial Development Permit Guidelines
stated above.
Zoning:.t¡" "ii.ting zone M-3 (Business park) allows maximum lot coverage of 60% and a height not to exceed
1b.Om. The setbacks required are: front setback 6.0 metres, interior setbacks 1'5m, and 6'0m for the
rear setback when adjacent to a non-industrial use. A continuous landscape strip not less than 5.o
metres in width shall be provided on each side of the developed portion of the development site which
abuts an urban residential zone. Loading bays are required to be located away from the front yard. No
noise is permitted in excess of TOdB(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 60dB(A). The accessory office use and retail use is limited ro 25% of the gross floor area of the
principal use.
Context:
The subject property is located in a designated lndustrial Development PermitArea atthe western edge
of Maple Ridge in the Maple Meadows Business Park south of Lougheed Highway. Uses for this existing
building include an office area with a residential unit above, and a vehicle service shop. The existing
building is located near the front northwestern corner of the property with landscaping in front. There is
a driveway access from 1138 Avenue to the east of the building where two parking spaces (including
one handicapped) are Provided.
Proposal:
The applicant proposes to add an extension to the existing building to create six warehouse units with a
small oflice area at the front of each unit. The existing building will remain and a fenced parking area
will be created to the rear of the building in order to access the existing service shop. The extension will
continue on from the southern end of the fenced parking area toward the rear (southern) end of the
property. The existing building is 334.5m2. The eKension of the fenced parking area and building will
incr""re the total floor area to 961.6 mz. An additional small storage building will be located along the
southeaster edge of the property, which is 60m2. Total lot coverage is 31.9%.
Page 2 of 3
.t
Stormwater Management: The total site is constructed on pumped river sand to a depth of 1'83 metres
Gx i*i). This sanã is free draining and does not retain water. The parking area is paved to prevent oil,
iurl, etc. contaminating the ground water. Storm water catch basins were installed in the parking area
which then drains to an oil separator at the front of the existing building before discharging into the
municipal storm sewer. As part of this extension, a second oil interceptor is proposed to be installed at
the rear of the new proposed addition and all remaining parking storm water will be directed to the
existing municipal storm sewer in the five metre right-of-way along the south property line. lt was
confirmed by enquiry to MetroVancouver that an additional permit was not required for this activity'
parking: Requirements for parkingfor warehouse use in the M-3 zone is 1 per 186m2 $ross floor area.
Gross Floor Area for the site is L296mz, divided by 186m2 requires a minimum of 7 parking stalls.
There are currently two designated parking stalls at the front of the building, one of which is
handicapped parking. The area behind the existing building currently has approximately thirty parking
stalls for large vehicles. The new building scheme proposes 30 parking stalls, including two
handicapped parking stalls. There two at the front of the existing building will remain, with 19 parking
stalls proposed along the eastern border of the property, and four along the eastern side of the building
extension. An additional five parking stalls are located to the west of the small storage shed along the
southern edge ofthe proPertY.
Garbage/Rec\¡cling: A garbage and recyclingarea is located to the rear of the line of 19 parking stalls
along the eastern side of the property.
There are no variances proposed for this zone.
The Planning Department requests that the Advisory Design Panel provide comments on the
development proposal.
han M MCIP, RPP
Page 3 of 3
District of MaPle Ridge
Advisory Desi$n Panel Application - 2Ol.3
1 This application is in suPPort of:
(please quote file number if available)
Devetopm ent Permit opZ-@ll-lOt -Þ I
2, Brief description of project (i.e., commercial, apatment house, townhouse, industrial) and site
context.
€o-it
A"{'!"ÅM3. PresentinE!4rrehitee*#**xlÉ'/ t{*rat-l
(please print)
4. Presenting Landscape Architect:[,Lero,!i{/^ f^,i ;l-r,hp,l
(please print)
5. Mandatory enclosures include the following:
El 7 copies of the required presentation materials (as per Guidelines) in 11 x 17 format for
distribution to Panel Members. Each individual package should be stapled and 3-hole punched'
tr Desif,n Rationale
6. Contact person for this project (please print)
Name:A
Address:,v (.ô-
Phone No.hÐb q l,øtt
Fax No.
Email:
6a4 AAt 4*
(Applica nt's Signatu re)
(Date)
Tues Jan 08
Tues Feb 12
Tues Mar 12
Tues Apr O9
Tues May 14
Tues Jun 11
Tues Jul 09
Tues Aug 13
Tues Sep 10
Tues Oct OB
Tues Nov 12
Tues Dec 10
bylloon-on
Mon Dec 10
Mon Jan 21
Mon Feb 18
Mon Mar 18
Mon Apr 22
Mon May 20
Mon Jun 17
Mon Jul22
Mon Aug 19
Mon Sep 16
Mon Oct 21
Mon Nov 18
Time & Location:
4:0O pm in the BlaneY Room
Lower Level Maple Rid$e MunicipalHall
2013 Meeting Dates Agenda Deadlin
rev. 2OLL-L2-2O
1) Site Data:
c dress rOt
Area of the lot(s)hLú9m2
Lot width 2t-67 m
Lot Depth iÞ:.63 m
Existing OCP DES ignation tHtOfiøAL Proposed OCP Designation sÀn É,
Pro osed Zone iN.å
and use iÉp
n e
use 'll\-
Troposed dist. of Site-access from
an existing intersection lS0 m
2 ) Building Data:
Coverage Requ .i).39 m'Total lot Coverage proPosed 9â.b n?
Re setback b-o m front 9.+ m
d. rearsetback Ê-s m rear setback 6.o m
Reqd. side setback l4m Proposed side setback 1.5 m
Reqd. side setback i-ã m Proposed side setback 3m
Reqd. building height rç.ú m Proposed building height 1.eÉ m .
Requested Variances to the proposed Zone
Allowed FSR in the Zone
(Total GFA allowed m2)
Proposed FSR in the Zone
(TotalGFA proposed m2)
Reqd. Usable Open Space m2 Proposed Usable Open Space 62
Reqd. Common ActivitY Area m2 Proposed Common ActivitY Area m2
3 ) Parking and Otf-loading:
Underground Parking Y
Reqd. Parking sPaces for the zone t Parking (zone
Reqd. small car stalls g smallcar €-
scooter/bicycle stora area m2
Required Handicapped Parking NòUø Proposed Handicapped Parking L
Required Visitor Parking spaces Proposed Visitor Parking spaces
Proposed Variances to Parking +
4 Covenants:ROW:
nical
Tree
Storm sewer
Sanitary sewer
No Bui rb Drainage Y
Any other Covenants on Title other ROW o
5 ) Environmental:
Within Om a Watercourse/Wetland (distance from the TOB of watercourse) m
Contours on the lot: less lhaíQþS/
15-30 %/ 30 % or more.
Existing landscaped area [Ç m'Proposed landscaped area 3ba m2
Area of buildingto be demolished Õm'
ln the Flood Plain (urN
ln The Fraser Escarpment Area Y/0
Proposed LEED points
PRoJECT DATA: (PLEASE FILL lN ALL AREAS APPLICABLE T0 YOUR PROPOSAL)
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6^-
j
5
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Note: Please provide plans/drawings/reports to explain the above items as required.
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1) ADP appl¡cation form & project data sheet
2) Site and Nei$hbourhood context
3) Design 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 elevations
d. Site Plannin$: Shadow AnalYsis
e. Site Planning: L¡ghting details
f. Building Design: Floor Plans
g. Building DesiSn: Roof Plans
h. Building Desi$n: Building Elevations from all sides
i. Building Design: Signage details
j. Building Design: Lighting details
k. Coloured elevat¡ons (to show material specifications)
L Building Desig¡n: Building Sections
AII presentation material must be in 11" x L7" format (7 hard copies 3-hole punched), one full size
coþy and one digital copy on CD or memory card submitted to the File Manager. This applicant
crrãän¡st needs the "Requíred" boxes to be completed by the File Manager, while the "lncluded" boxes
need to be completed bythe applicant/project architect and submitted with the ADP package'
Required lncluded
'J.
m. 3D rendering of the site and/or building
n. Green Building Design/ Sustainable initiatives
o. Materiatsample Board W -eútre(q"J(-t\
U
Required lncluded6) Landscape drawings in metric dimensions
a. LandscapePlan/layout
b. Landscaping details for features, play area/
amenity space/ common activity area
c. Planting List with specifications
d. Site Sections to show lot grading, drainage
and landscaping
e. lrrigation details for landscaping above structure
f. Signage details for free standing signage
g. LiShting details for pedestrians/landscaped areas
h. PreliminaryStorm water Management (SWM) plan
Project Arch itect/Appl ica nt:
Name:
Date:
End of Document
Revised December 2012
2
r/el\o. il?Þ çíu$-er
pursuant with Section 8.6 of the Officiat Community Plan, industrial development proposals will
be assessed against the following form and character guidelines-
This checklist is intended to aid in the revie, w of industrial development permits and is to be
completed by the architect of record for the project. It is ûoted that the project will also be
reviêwed foi consistency with the guidelines by the Planning Department staff and the Advisory
Design Panel.
fr.tts
Key Guideline Concepts ConsistentYes No
If No, provide
justification for
inconsistency
1. Provide a street presence with entrances and
a¡chitectural interest in building designs fronting
public streets
ÉYtçf rrJ¿l ßu rrlútlÈrt
lç nAÊç-I FRÞuJlrrJa
ÀEotloo tl 6sutùç'
2. Loadlrlg facilities should be located awaY from
public streets and into the rea¡ or the interior of a
site.
J Outdoor stora$e and less athactive structures such as
accessory buildings should be screened with fencing
or
4. The trânsportation needs of diverse users
accommodated tbrough amenities such
should be
as bicycle
facilities, and accessible design for the mobility
5. The form and treatment of new buildings should
reflect the desi¡ed character and pattem of
development in the area by .incorporating appropriate
architectural styles, features, materials, proportions
and building articulation.
Guidelines ConsistentYes No
If Noo provide
justification for
inconsistency
A. Building Design, Massing and Siting
1. Offices, reception, sales, and other public use areas
should be located at the ûont of the buildings to
face streets. Desip facades so that these areas are
easily identifiable and visible ûom streets.
/
2. Main building entries should be located and
desiped to be clearly identified from streets or
entry driveways. Include glzz.ing as a major
component of street-facing building facades'
3. Whenever possible, overhead service doors and
docks should not be located on a buildineloadine
1
façade that faces a street. Desip service doors to
fit with the overall design of a building.
4. Buildings with sim.ificant areas of non-reflective
opaque materials or blank walls should incorporate
features such as texture, graphics, reveals, coloursor decorative floodlighting to provide visual
interest. Landscaping should also be provided to
compl iment the architectural details.
/
5 Developments adjacent to treed 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.
Buildings and structures should be integrated into
nafural slopes and other significant features.
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6. New developments are encouraged to incorporate
Low Impact Development (LID) techniques into
thei¡ site planning. Conside¡ employing techniques
such as ¡ain gardens, vegetated swales, separation of
impervious surfaces, installing below surface
inûlt¡ation beds and tree box filters, and redirecting
water from drain pipes into vegetated areas.
,/
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7. Rooftops of buildings should include desip
elements, including landscaping, to reduce the
visual impact from the stee! surrounding uses and
structures such as bridges.V
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B. Vehicle Access, Parking and Circulation
1. Wherever possible, the majorþ of parking and all
Ioading areas should be located between or to tie
¡ear of buildings, with access from lanes or internal
circulation.
2. Divide large surface parking areas into smaller
sections to avoid a monotonous appearance. Use
landscaping strips, toees, building edges, pedestrian
pathways, and pavement treatment to enhance tåe
visual appearance oflarge parking areas.
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3. Parking areas adjacent to public streets should
provide a low level landscaped buffer between the
parking and the public realm.
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4. Consider the use of permeable parking pavers or
shallow concrete swales with rolled edges as an
alternative treatment for surface draìnage.
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5. Above ground parking structures should not front
public sheets at grade. Non-parking uses or special rJ/L
-2-
)
)
façade treatments must be provided along street
frontages to enhance the building's appearance to
the public realn. On non-sheet fronting facades,
parking stuctures should be treated to avoid long
blank walls at grade, such as massed landscape
treatments or attention to the design detailing on the
façade.
6. Parking control equipment, such as ticket dispensers
and card readers, should be located at a sufficient
distance from a public street to prevent parking
queues extending onto tÏe steet' $imilarly, a
minimum distance of one car length, and preferably
two car lengths, should be provided between an exit
gate and the street edge to accommodate cars
waiting to merge into traffic.
(
Rooftop parking structures should include design
elements, including landscaping, to reduce the
visual impact f¡om the sfreet, surrounding uses and
structures such as bridges.
7
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C. Peclestrian Access
1. Provide well defined and safe pedestrian access
from parking areas and the public sidewalk to
industrial uses. Design the access to ensure that
pedestrian use is given precedence over vehicular
use.
2. Industrial developments with large parking areas
should provide a di¡ect pedestrian pathway system
through the parking area to facilitate convenient and
safe pedestrian access between building entrances,
parked cars, and sidewalks of adjoining streets.
Features such as special landscaping with trees and
benches, ove¡head weather protection and distinct
paving should be incorporated where appropriate.
Pedestrian movement should be dssigned to avoid
any obstruction by parked vehicles.
3. Where pedestrian pathways intersect service roads
or access roads for access to parking areas,
crosswalks should be clearly designated through use
of pavement markings, signs, flashing lights or,
where warranted, fuafñc signals.
D. Universally Accessible Design
1. Locate parking spaces allocated for people with
disabilities as close as possible to the main enhance
to a building.
2. All non-vehicular routes should be frrlly accessible.
Sidewalks and pathways should be wide enough for
wheelchai¡s or scooters and should include a tactile
-J-
strip for the visually impaired. Curb-cuts and cu¡b
let-downs should be provided in appropriate
Iocations to facilitate safe, convenient, and di¡ect
access from parking spaces to buildings for people
with disabilities.
3. Building and site design features should integrate
circulation routes and areas for people with
disabilities with general public use.
E. Refuse, Recycling and Service Areas
The design of a roo{ placement of mechanical
units and satellite dishes, etc. should take ints
account views ofthe rooffrom adjacent
buildings.
(
2. Service areas should have differentiated access
to minimize yi5¡¿l imFact as well as conflicts
with pedestrians.\/
3. Refirse receptacles must be located indoors or within
service areas out of view from pedeshian access.
Garbage and waste material should be sto¡ed in
containers that are weatherproof and animal-
resistant.
4. Locate building ventilation qystems to minimize
noise and exhaust on pedestrian areas, adjacent
residential development and outdoor spaces.\/
5. Mechanical equipment, drive-through uses, service
or car wash bays, restrooms, vending machines,
unenclosed storage, and public telephones should be
oriented on the site to face away from adjacent
residential development. Whenever possible, these
uses should not be visible from an adjacent
residential property.
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F. Signage
1. AII signage must conform to the Maple Ridge Sign
By-Lav. In the event of a conflict between the
Maple Ridge Sign Bylatv and tlese guidelines, the
latter shall take precedent.
2. Signage design, materials and message should be
integrated and complement the scale and
architectural detail of the building.
3. In multþle-tenant buildings, sims should be
designed to present a unified appearance.
-4-
)
)
G. Lighting
1. Pedestrian level lighting is encouraged along all
pedestrian pathwaYs./
2.
ensure that lighting glare does not pose a nuisance
to adjacent residences, pedestrians, or motorists.
Lighting should be designed
source of light visible from
or adjacent residential land.
so as to have no di¡ect
the public right-of-way
Care should be taken to (
H. Crime Prevention througll Environmental
Design (CPTED)
1. Crime Prevention through Envi¡onmental Design
(CPTED) principles should be incorporated into the
design ofall buildings and facilities.
/
2.Ensure conven ient, safe, identifiable and universally
accessible access routes to building entrances,
lobbies, parking structures, or other principal areas
of buildings./
-)Design developments to maximlze opportunities for
natural surveillance, allowing people to easily view
what is happening around them during the course of
everyday activities. Design the interior spaces and
exits from any parking structures for maximum
visibitity within the parking area- Entries should be
highly visible, well lit and spaced at convenient
intervals Hidden spaces, obscured alcoves and blind
comers should be avoided in the desip and layout
of the parking facilities.
(
4.Wherever possible, locate parking next to uses that
generate human activitY.
L Bicycle Parking and Storage
1. The provision of bicycle parking facilities, such as
bicycle racks is encouraged. Bicycle parking should
be in well-lit locations and clearly visible from a
main building entrance and/or public roads. Bicycle
racks should be made of sturdy, theft-resistant
material, securely anchored to the floor or grounds-
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2 Large-scale developments are encouraged to
provide end-of-trip facilities, such as showers and
lockers, within the development for the convenience
of employees.
J. Landscaping and OPen SPace
1. Ancillary or accessory buildings,
structures used for
including
should be
-5-
visually screened from public sheets with dense
evergreen planting or should be desiped and
finished in a ma¡ner consistent with the principal
building.
2. For industrial developments with multiple tenancies,
consider providing amenity spaces for the common
use of employees and visitors. Amenity spaces for
individual tenancies may be consolidated into large
indoor and outdoor amenity spaces for ths common
use of all tenancies. Examples include outdoor
landscaped areas or recreaton spaces.
3. Landscaping both within and outside the
development should:
Ð proyide definition for pedestrian corridors
b) provide adequate screening between private
outdoor spacesc) present a pleasing street imaged) soften the transition between adjacent land uses
Ð create interesting views and focal points into
and out ofthe site.
4. Provide landscaping of substantial proportions
æound property lines, particularly adjacent to
residential development, to ensure a compatible and
smooth tansition to abutting residential uses.
5. Landscaping should reinforce design continuity
with neighbouring prpperties and the streetscape by
providing consistency in street trees, plant materials,
and other landscaping elements.
6. The scale and location of planting material should
complement and be consistent with the scale and
massing ofbuildings.
7 Energy efEciency and conservation should be
considered in the design of landscaped areas and in
the selection of plant material. This can be
accomplished through:a) The use of native and/or drought-resistant
species;b) desiping the landscaping to moderate the
effect of wind;c) providing shade in summer;
d) allowing daylight into buildings;
Ð allowing natural drainage to occur tbroughout
the site;
Ð redirecting water from rooftop runoff and
downspouts into vegetated areas or rain barels
for later irrigation use.
8. Any portion of a building site left vacqnt for future
development should be lenrlscaped consistent with
the landscape plan for the overall site. The
-6-
minimum ground surfa€e frefuent should be lawn-
Where possible, the natural state should be retained
for tlose portions of a property not being
deveþe.d.
9-Existing vegetation shor¡ld be enhanced new
planting whgrever conshuction activity has
deshoyed vegetation.Replanting with indigenous
or native species is encouraged-
10. Maxinize the anount of landscaped areas and
minimize the anount ef impervipus paved surfaces
to inçrease the natural absorption ofrêinwater on a
site.
11 IiDk fences afe to be avoided,and are
discouraged along steet frontages. Where chain
link fences are unavoidable, a dense landscape
material is encou¡aged adjacent to the landscape
s6Ìreen.
12. Fences abutting residential sites should be
consüucted with materials consistent with fences
generally used in residential developments,
I
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Date:)u 4orz
ieebåæt Name/company Pu(ÐØb\\\Ò Slaüquç+u oÐSt4,$s, L1Ð'
Munioipal FileNo
Plan Description:
ProþctNo,
Signature
-7-
Design Rationale for proposed warehouse addition at 20210 - 1138 Avenue
The subject property is 4065 sq. m (1 acre) in size and is located in the Maple Meadows
Business Park. The property is located on the south side of 1138 Avenue between Stewart
Crescent and 201A Street and is presently zoned M3 Business Park. At present there is a 18'29
m' 160 ftz¡ building fronting 1138 avenue. This building consists of 223-m' ISOoO ft2) on the
main floor of which f f 1.5 rrf (1200 ft2) is office space, 223 m2 (2400 ft2) ¡s
maintenance/repair/vehicle service shop with 6.9 m (20 ft.) ceiling. Above the main floor office
space is residential unit, which is approximately 223 m'I1ZOO ft'¡.
This building was constructed in approximately 2002 and originally used for the maintenance
and parking of school buses. The existing building uses all the available lot frontage only
allowing for access to the rear of the site beside the building due to the shape of the lot. lt is
currently being used by a company assembling tow trucks on existing truck body units.
The proposed development is for six warehouse units with 6.9 m (20 ft.) ceilings and small
sales/office area at the front of the units. This is the predominant use in the area. Each unit will
have an approximate floor area of 475.5m2 (1560 ft2¡with a black overhead door. The
storefront will be anodized brushed silver aluminium. The main building will be of tilt up
concrete panels with reveals in light and medium grey color. The smaller building at the SE
corner of the site will be used as a storage buitding only and have an exterior and roof of pre
enamelled steel cladding. This building will resemble the profile of a residential unit and
provide a visual transition from the adjoining residential zone to the industrial.
proposed landscaping. The existing landscaping at the front of the existing building will be
retained and upgraded with maintenance. The existing large coniferous trees at the rear of the
lot interfacing with the industrial zoned property will be retained. All existing weeds and shrubs
are to be grubbed out and additional soil and plants as shown on the landscape plan added to
the six meter landscape strip. The SE portion of the site interfacingwith the residential area is
to have a concrete acoustical fence constructed at the property line. The existing two large
pine trees will be retained in the six meter strip which will visually buffer the residential area
from the adjoining parking stalls on the developing site. The storage building will interface with
the Iandscape strip and the acoustical concrete fence with the remainder of the residential site
providing an additional acoustical barrier and lower building profile.
proposed parking consists of 30 parking stalls of which two are handicap in addition to fronting
street public parking. The parking required for this use is L/L86 m' 1ZOOZft2¡. the fenced area
at the rear of the existing building is for storage of items being serviced/repaired/altered in
the existing shop and is forthe sole use of the existing building. This area is located between
the existing building and the proposed new six unit addition.
Garbage/Recycling: The garbage and recycling area is located at the SE corner of the site
adjacent to the storage unit with access provided through the common travel area'
Storm Water Management: This site was preloaded and has approximately six feet of very
permeable river sand underlying the parking and building area. At the time of the original
construction the parking area was paved and catch basins were installed to collect storm water
and direct it to an oil interceptor at the front of the existing building to prevent contaminants
moving into the underlying aquifer. Paving of the parking area was not required at the time but
with the permeable nature of the underlying river sand these precautions were taken to
prevent enúironmental damage. The front portion of the site will continue to use this facility. lt
is proposed that a second oil interceptor be installed atthe rear of the new proposed addition
and all remaining parking storm water be directed to it then to the existing municipal storm
sewer in the five meter right of way along the south property line.
2390
Plan View
Section View of Lid
457
Access Cores
CoaÌescing Plate System
Outlet
1667
1015
lra
1057
of
444 438
Section View of ljni!
1. Type ll oil interceptor comes w/ Coalescing Plate System - Bmm spacing.
2. Unit designed to:
TemP.:0"C
oil5.G.* 0.85
lnffuent Oil- 100 mg/l
Fffluent Oil =.,,< 1 5,mg/l
Max flow: 16'Vséi-
3. unit comes comptétélwith intet pVCtee. Max sÞe 375mm.
4. Steel baffles,supplied as shown.
5. Approx. weþht of unifi3840kgs,[B465lbs].
6^ Min. concrete strength:35MPa-
7. Capacity 2440 liters
8. Concrete lid designed to H20 loading.
9.4-5'tonne liftingiñserts supplied as shown.
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ORÍGIN:DRAWN BY:
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1:30SCAIE:Type ll Coalescing Plate Oil lnterceptor
Bmm
DESCRIPTION:
DRAWING NO:
TYPil-COl-803/11125
DATE:
LAN ctEY (60 4' :533-1 6 56 (25O)478-9581 ABBOTSFORD(604)850-5000
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REMSIONS
DESCRIPÏON DATENo-
03 MAY 11LSSUED FOR DP APPUCATON
RFVISED AND REISSUEDFÔR NP APPI ICATÔN ?O AIJG I3
PHOENIX
STRUCTURAL DESIGNS Ltd.
2OOAI 1 80 I( NGSWAY AVE.
PORTCOOUITLAM. B.C.
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PH: 9446E21 F¡'.xt 94Æ824
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WAREHOUSE EXTENSION
JOEL LYCAN
20210 1138 STREET
MAPLE RIDGE, B.C.
JOB No:
PAGE No.
1103
A01.0 0F 3
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SITE INFORMATION:
CIVIC ADDRESS: 20 I I O - I l3E AVENUE
MAPLE RIDGE, E.C.
ZONING: M-3 BU5|NE95 FA&(
5l'IE AREA = 40ê4.9 3M (43754.2 5r )
E(ST|NG WAREFIOUSE BUll"DlNG AREA : 334.5 9M (3GOO 5F I
PROPOSED ÞUltDlNG ADDITION AR,få :961.ê 5M (l O,35 I 5F )
SITE COVÊRAGE PROPOSED : I ?9ê. I I 4064.3 x I OØo : 3 I .3 %
FARKING REQUIRED:
REIAL/ WAREIIOU9E: ll t ôG Mz ( 2OO2 5D, ORtz96.tItb6=7STALI5,
FARKING FROVIDED: 30 FARKING 5ïALl-5
( INCLUDE5 2 D|SABTED ACCESsIBI-E PARKjNG 5ïAl_15 )
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REVISIONS
No-DESCR|PT1ON OATE
ISSUED FOR DP ¡,PPUCATION 03 MAY 11
REVISED AND REISSUEDFOR DP APPUCAÏON ,O AUG I32
STRUCTURAL DESIGNS Ltd.
2OOA.IIEO K¡NGSWAYAVE
PORTCOOUITLAM, B.C.
v3c 6t{7
PH: 94+6a21 FAX: 944Æ824
PHOENIXF
WAREHOUSE EXTENSION
JOEL LYCAN
2A27A 4138 STREET
MAPLE RIDGE, B,C.
JOBNo: 1103 I PROPOSEDFLOOR
PAGE No.: 402.0 OF 3 | PLAN
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No.DESCRIPTION DATE
1 ISSUED FOR REVIEW 03 FÊB 1,I
STRUCTURAL DESIGNS Ltd.
2OOA-1180 I{NGSWAYAVÊ
PORTCOOUITLÀM, B.C.
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PHOENIXË
WAREHOUSE EXTENSION
JOEL LYCAN
20210 1138 STREET
MAPLE RIDGE, B.C.
JOB No:
PAGE No.
1103 FLOoR+ ELE\rs
A03.0 0F 3
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PARTONE GENERAL REQUIREIUENTS
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PARTTHREE SOFT LANDSCAPEDEVELOPMENT. CONT
3
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#22O - 26 Lorne Mews
New Westminster, Brit¡sh Columb¡a
V3M 317
Tel: 604.553.00¿14
Fax: 604.553.0045
Ema¡l : office@ m2la.com
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WAREHOUSE FXTÃNS'ON
2O21O 1138 STFEET
MAPLE RIÞGE, BC
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LANÐSCAPE
SPECIF¡CATIONS
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Adjacent Property to the east
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PAINT HEDULE:
O e<r-nnvrlrD MFIAL rþsHrNG - BLAcK
TILT.UP CONCREIE PANET.5 AND REVFALS - LIGIIT GRFT
TILT-UP CONCREIE PANEIS - NiIEDIUM GREY
O srrrr vnu-oooRg - BLAcK
@ ovennraooooR-BLAcK
16l srorernorur eLAzrNG ÞARs - ANoDTzED BRUSnED sTLVER
- ¡LuvïNurvl
O rm runveu-rD srEEL clADDrNc - DARK GREI
ALI PROPOSED COLOURS ARE 'cLOVERDALE.PAJNT' COLOUKS,'OR
ECUAL TO N,4ATCH.
O enr-rrulvrlrD N¡FIAL FLAonTNG - BLAcK
@ rrLr-ur coNcRErE pANELg AND REVEATs - ucnr cRâ'
O rrr-r-ue coñcRErE FANELs - rvlED¡uM cRFr '
O uttrt N/AN-DooRs - BLAcK
O out*ntoooooR-BLAcK
lãl sroarrnoNt eLAzrNc BARs - ANoD¡zED BRUsnED grLVER.
- ¡.LuvrNUM
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Ê PHOENIX
STRIJCTURAL DESIGNS Ltd.
2OOA.1 180 KINGSWAY AVE.
PORTCOOUITLAM, B.G.
v3c 6N7
PH- 94+6821 F AXt 944ô824
office@psdbc.com
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