HomeMy WebLinkAboutADP 2014-07-08 agenda.pdf7. CALLTO ORDER &INTRODUCT'ONS
2. AGENDAAPPROVAL
APPROVAL OF MINUTES OF June 70,2074
NEW BUSINESS & UNF'N'SHED BUSINE&S - Nfl
PROJECÏS
Development Permit:
Applicant:
Project Architect:
Landscape Architect:
Proposal:
Location:
Pla n ni n { Tech nicia n/ Fi I e Ma na ge r:
5.2 Development Permit:
Applicant:
Project Architect:
Landscape Architect:
Proposal:
Location:
Plan n i n S Tech n icia n/ Fi le Ma na {er:
District of Maple Ridge
2077-O79-RZ,DP
Brian ShiSetomi
Brian Shi{etomi, Atelier Pacific Architecture lnc.
Clark Kavolinas, C. Kavolinas & Associates /nc,
52 townhouse unrtes in the RM-7 zone
70575 and 70595 24oth St and 23950 Zeron Ave
Michelle Baski
2074-O5B-DP
Brad Phaneuf
Brad Phaneuf
Not Applicable
To permit the renovation of an existin{, a & W
Restaurant
22BO 5 Lo u gh eed H i {,hw ay
Michelle Baski
3.
4.
5,
5.7
MAPLE RIDGE
ADVISORYDES'GN PANEL
AGENDA
Tuesday, July 8,2074
4:OO pm - Blaney Room,2nd Floor
The purpose of the Panel is to encouragie quali| design in the
community by reviewingi and making recommendatlons to Council on
all new commercial, industrial and multifamily residential projects
that require a Development Permit.
6, PRESENTAT'ONS-Nfl
7.
8,
Maple Ridge Advisory Desif,n Panel Agenda
July 8,2074 - Agenda
CORRESPONDENCE- Ni'
NÐ(T MEEflNG
ASenda deadline:
9, ADJOURNMENT
/ig&Ic
Tuesday, August 12, 2074
Monday, July 28,2074
t
Distric't of Maple Ridge
Advisory Design Fanel Application - 201,4
This application is in suPPort of:
(pleasä'quote tile numne'ir avãitante¡ { ,"r"rorment permt ov-Lt1I-gtg:ßZ
Brief description of project (i.e., commercial, apartment house, townhouse, industrial) and site
context,
2.
. FAMI u,f\Ltt-lêw¡.¡ål-g-us-Ê- D rãvÞt6PiYË,r.rT \'Jl?ì-1 Ajbl-
.€r r\ $s. ßv staç,ÂA¿^É\¡1¡c,q
3. PresentingArchitect:6ßrAñ se{l6pl()Ml rt
(Please Print)
4. PresentingLandscapeArchìtect:C&qR}< KÂVÖL,òIA5
(please prìnt)
5. Mandatory enclosures include the following:
ú 7 copies of the required presentation materials (as per Guidelines) in 11 x 17 format for
distribution to Panel Members. Each indiVidual package should be stapled and 3-hole punched.
ü Design Ratíonale
6. Contact person for thís project (please print)
Name:ssil6€10MJ À(ci.il"i€c1. A
?âct RE
Address:&lÕ4 + t3l tdAî€f vA'NC.ù)ûÊp
Phone No.6o1^ 66L^96
Fax No
Email:
íp* * 6b7.- x/,
Cam.
licant's Signature)
(Date)
rev. 20tr+05.15
08
Applicant Deadline
byNnon-on
Mon Dec 30
Mon Jan 27
Mon Feb 24
Mon Mar 24
Mon Apr 28
Time & Locat¡on:
4:00 pm in the Blaney Room
Lower Level Maple Ridge Municipal Hall
on Jun 16
2014 Meeting'Dates
Mon M 19
Tues Jan 14
Tues Feb 11
Tues Mar 11
Tues Apr 08
Tues May 13
TuesJun 10
Mon Jul 21
Mon Aug 18
Mon Sep 22
Mon Oct 20
Mon Nov 17
Tues Aug 12
Tues Sep 09
Tues Oct 14
Wed Nov 12
Tues Dec 09
PROJECT DATA: (PLEASE FILL lN ALL AREAS APPLICABLE TO YOUR PROPOSAL)
I
1)Site Data:
c Address f 0515 \
AZssÒ zÉþôN tu€¡JdÉ
Area of the lot(s)r3,*oq m2 l ¿reo sel / tS ,9V3, 6 m*
Lot width (va¡ìer) 25 ;.3 m
Lot Depth (v¿rì¿ol lô t.6 m
on td
ng Zone Pro ed
d use ro use
Proposed dist. of Site-access from
an existin( intersection 20,6 m
2 ) Building Data:
Lot Coverage Required À m2 Total lot Coverage proposed m2
Reqd. front setback ?.s m setback 4.5 m
Reqd. rear setback m rear setback 7.)m
Reqd. side setback 4.t /to m Proposed side setback 5.:-L.O m
Reqd, side setback h.:m Proposed side setback 5.S m
Reqd. building height lD,Sm bui -t2.oltm
Requested Variances to the
Allowed FSR in the Zone
(Total GFA allowed 9,581 .2. m2)
Proposed FSR in theZone
(Total GFA proposed 7,9 ^.a m2)
Ie ai6?^ m2
Reqd. Common Activity Area I Aö. nm'Co Area
3 ) ParkinÉ and ûff-loading
Underground Farking
Reqd. Parkin g spaces for the zone ltf'Proposed Parkin$ spaces for the zone ril
,Reqd. small car stalls t2 Proposed small car stalls )
Pro sço area 52n'
Required Handicapped Parking posed dica
Required Visltor Parking spaces fl Proposed Visitor Parking spaces
Proposed Variances to Parking nønf-
4 nts:RCIW:
rm sewer
ervation sewer r¿
No Buil
Any on Any other ROW NÞ
5 )Environmental:
IN m a d ce e of rse m
on e ess
30 % or more.
o ped area posed la area
Area of building to be demolished I /A. ltl'
ln the Flood Plain YÃN)
ln The F¡.aser Escarpment Area Ytrt!')
Proposed LEED points 0
Note: Please provide plans/drawings/reports to explain the above items as required.
Rz- Åo\l -o\g
Ali presentat¡on material must be n L!" x 17" format (7 hard cOpies 3-hole punched), one full size
copy and one digital copy otì CD or nrenrory carcl submittecl to the File Manager. This applicant
cnäittist needs ihl 'Requlred" boxes to be cont¡rletecl by the File Manager', while the 'lncluded" boxes
neecl to be clmoleted by the applicant/project architect and submitted with -:ffij-*",nOoOrO
ø
øø
BÊsF Forls
&¡ð{crH¡rC.trìs
aþþ licant Checklist:
1) ADP apBlication form & proJect data sheet
2l Site and Neighbôurhood context
3) Design $ationale
4) Prôjeêt ÀnalYsis
5) Architecturâl draw¡ngs ¡n metríc dimensions
a.' Sìte Planning; Site Plan/fayout
b. Site Planning: Site SectÌons
c. Site PtanninÉ: Strêetscape elevations
d. Sìte Planning: Shadow AnalYsís
e. Site Plannind: Lighting deþils \(çur+ o( É¡ãscþ Ðre^:tngt)
f. Buildíng Þesign: Flsor Plans
g. Buiiding Design: Roof 'Plans
h. Building Des¡gh: Buílding Elevatíons from all sìdes
i. Building Þesign: Signage details
J^ Bqildíng Design: Lighting details
k. Coloured elevations (to show materiat specifications)
l. BuildinÉ Design: Building Sections
W
øt
ø
g
ø
ún
ø
ø
Ò
¡
l:
't
1
m. 3D rendering of the site and/or building
n. Green Building Des¡gn/ Sustainable in¡tiatives
o. Materialsampleaoard -| unll lcrí"ç o^'c'- {=
o tro. ørrÞJch\\.
6) Landscape drawings in metric dimensions
a. LandscapePlan/layout
b. Landscaping details forfeatures, play area/
. amenity space/ common activity area
c. Planting List with specifications
d' t'i"rff:I"ff 'å,ÌHt rHff ''Í¿
oä,llf,e"o.* i^¡à.
and landscaping
e. tir¡gat¡on details for landscaping above structure NlA,
t. Slgnage details for free standingsignaÉe -¡ yg.ì,åeJ' ?'el,lfi çtotø,g, Llghting details for pedestrians/landscaped aread ð
h. Pteliminary Slor¡n.water Management (SWM) plan
(?* of tut Darþ ,uvbxL)
Project Architect/Appl icant:
Name: ßetAX
^|Gçrq"lt r\nurrcc| htæ
Date: JvNA ¡z làov.
Required lncluded
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øn
ú
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+lþ l¿.d{dù¡"olo*ç t )
*¿,)\¡¿
{Qo>cd-.
Signature:
End of Document
Revised December 2012
r,¡
2
British Cotumb¡a
MAPLE RIDGE
TO:
FILE NO:
SUBJECT:
District of Maple Ridge
Advisory Design Panel MEETING DATEI
2011-019-DP
10515 and 10595 240 Street and 2395O Zeron Avenue
July 8,2O74
PURPOSE:
An Advisory Design Panel application has been received for the subject properties, located at 10515
and 10595 240 Street and 23950 Zeron Avenue, to permit the construction of a 52 unit townhouse
development in the RM-1 (Townhouse Residential) zone'
The rezoning application supporting this proposal was presented to the Advisory Design Panel on July
Lg, 20L1, and given third reading by Council on November 22, 2OI1,. The applicant then decided to
revise the development proposal to provide at-grade parking with internal roád access, rather than
underground parking with no internal road. ln order to keep this application open, third reading was
extended on April 22, 2014, but second and third readings will need to be rescinded and the new
development proposal will need to go back to public hearing again, after second reading is granted for
this new development.
This application requires an Oflicial Community Plan (OCP) amendment to adjust the conservation
boundary around Spencer Creek. A Watercourse Protection Development Permit and Natural Features
Development Permit will also accompany this application for the area around Spencer Creek and the
steep slopes onsite.
BACKGROUND:
Applicant:
Owner:
Legal Descriptions:
ocP
Existing:
Proposed:
Zoning:
Existing:
Proposed:
Surrounding Uses
North:
Atelier Pacific Architecture lnc., Brian Shigetomi
Spencer Creek Ventures lnc. No. 0825249
Lot 9, District Lots 406 and 408, Group 1, New Westminster
District Plan 29456
Lot 3, Except: Parcel "4" (Explanatory Plan 16557), District Lots
406 and 408, Group 1, New Westminster District Plan 3825
Parcel "4" (Explanatory Plan 16557), Lot 3, District Lots 406 and
4O8, Group 1, New Westminster District Plan 3825
Urban Residential
Urban Residential and Conservation
RS-3 (One Family Rural Residential)
RM-1 (Townhouse Residential)
Single Family Residential
Page 1 of 3
Use
South:
East:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:.
Designation:
RS-1b (One Family Urban (Medium Density) Residential)
Urban Residential
Vacant
RS-1b (One Family Urban (Medium Density) Residential)
Urban Residential and Conservation
Single Family Residential and Vacant
RS-1b (One Family Urban (Medium Density) Residential)
and RS-3 (One Family Rural Residential)
Low/Medium Density Residential and Conservation
Single Family Residential
RS-1b (One Famíly Urban (Medium Density) Residential)
Urban Residential
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Vacant
Multi-Fam ily Townhomes
L9,804 mz
240 Street
Urban Standard
DEVELOPMENT PERMIT AREA:
A Multi-Family Development Permit is required for all new multi-family development on land designated
for Multi-Family development. The purpose of a Multi-Family Development Permit is to enhance existing
neighbourhoods with compatible housing styles that meet diverse needs and minimize potential
conflicts on neighbouring land uses. The Key Guideline Concepts are as follows:
L. New development into established areas should respect private spaces, and incorporate local
neighbourhood elements in buildingform, height, architecturalfeatures and massing.
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.
3. Large scale developments should be clustered and given architectural separation 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 parkíng underground
where possible or away from public view through screened parking structures or surface parking
located to the rear of the property
PI.ANNING COMMENTS:
Official Communitv Plan
The applicant is proposing a 52 unit townhouse development on the subject properties (see Appendix
A). The applicant has provided a design rationale (see Appendix B) and has completed the Multi-Family
Residential Development Permit Guidelines checklist (see Appendix C). This application requires
rezoning from the RS-3 (One Family Rural Residential) zone to the RM-1 (Townhouse Residential) zone.
The RM-1 (Townhouse Residential) zone is in compliance with the Urban Residentia/ - Major Corridor
OCP designation of the subject properties, as24O Street is a major corridor identified in on Figure 4 of
the OCP.
Page 2 of 3
i context
The development site is located on the west side o'Í 24O Street, north of 104 Avenue. The property
slopes from 23g Street and 106 Avenue down to 240 Street. spencer creek is located to the south of
the property, which will be protected by cortservation area to be dedicated out. The subject properties
are surrounded by single family dwellings to the west, north, and north-east, and vacant lands to the
east and south.
Parking
Ihe Mapte Ridge off-Street parking and Loadin{ Bylaw No. 4350 - 7990 requires that the RM-1
(Townhouse Reéidential) zone provide two off-street parking spaces per dwelling unit, plus 0'2 spaces
per dwelling unit designated for visitors. As there are 52 dwelling units proposed, 104 resident parking
"pu.u" arelequireO anO provided, and ll visitor parking spaces are required. Additionally, two spaces
for the disabled are to be provided for developments that require 76 -t25 spaces' Only one disabled
space is curren¡y shown,
'but the applicant is going to combine visitor stalls 1 and 2 to provide the
required number of disabled stalls and still meelthe required number of 11 regular-sized visitor parking
spaces (see Appendix D).
GarbaEe/Recycling
Garbage and recycling can be stored in the garage of each unit and will be collected via the internal
strata road
Offsite UoErades
Three metres of road dedication is required along the length ol 24O Street, with concrete curb and
gutter, sidewalk, street lighting and street trees to be provided. Upgrades along the Zeron Avenue
frontage are yet to be determined.
Proposed Variances
Variances for siting setbacks and height are requested, as summarized on the Site Reconciliation
Drawing DP - 0.2 in the attached plans (see Appendix D)'
The planning Department requests that the Advisory Design Panel provide comments on this
development ProPosal
./ø,..t./z ß,J-
Prepared by:
Attachments:
Michelle Baski
AppendixA - Subject MaP
Appendix B - Design Rationale
Appendix c - Multi-Family Development Permit Area Guidelines
Appendix D - Architectural Plans
Page 3 of 3
APPENDIX A
1051 5t95 240 STREET &
23950 ZERON AVENUE.oØ
.(t)
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()'c
.9o
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANN¡NG DEPARTMENT
*.i 1:,-, f-- -J#-e\
MAPLE RIDGE
Br¡tish Col.umbia
DATE: Jun 16,2014 FILE:2011-01g-RZ BY: PCScale: 1:2,000
N District of
Langley
. .. -: ::. r i::- , tì :ìr ..
APPENDIX B
: :ì_1.
ZËROT{ TOWNHOUSE ÞEVELOPfttENT
1 051 5 / 1 0595 24OTH STHEET & 23950 ZFRON AVENUE,
MAPLE RIDGE, B.C.
The proposed project conformsto the development and design principlos of spsc¡ficity, place-making,
community building ând a more dense, urban environmsnt as outlined in the Maple Ridge Official Commun¡ty Plan,
the Developmênt Permit Area XXI Dêsign Guidêlines (Hillside Policy) for rêsidential and commercial buildings as
well as Multi-Family Dêvelopmênt Permit Area Guidelinês.
The project rêspects and is informêd by thê naturâl landscape of the area, espsc¡ally its stÞêp grades and setting,
and through its design, accessibility and viewscapês attêmpts to foster a friendly and safe pedestrian €nvironment.
The form of development is guided by the five cornerston€ principles of the Maple Ridge Official Communíty Plan:
Environment First' Land informs development.
Significånt Ênvironmental features, such as groves of maturê treês âre retained and intêgratêd into thê
development and natural landscap¡ng and species are proposed. Existing topograPhy is respectêd, the develop-
ment follows the lines of the land with as little regrading and tres clearing as possible. Design and siting of build-
ings protects accêss to natural fêatures and views, enhances privacy and livability. This will be further elaborated
in ths Arcitectural Aesthetic Section.
Sustainable Approaches - Balance between env¡ronmental, social & economic
bensf its.
Overall d€velopment accommodates spacious un¡t types and sizes that residents can grow into, allowing accessiþil-
ity and affordability. Form ol dêvêlÕpment is e compact housing cluster to allow for a densified urban ênvironmênt
and setling aside a larger open space for the bénefit ot the res¡dênts and the community at largê. Project ådopts
Best Managemont Pract¡ces (BMPs) throughout.
Adaptability - lncremental growth and changing market trends.
Form of development proposes 52 ground-oriented townhouse units of varying sizss (1,870sf - 2,280sf), many with
wâlkout / day-lit bâsêmênts to accommodâte growing families and encourage home-based business opporlunit¡ês.
Healthy & integratod commun¡ty . lntegration betweon natural €nvironment, housing,
open spaco, and ¡nfrastructurE to achieve a ne¡ghbourhood and commun¡ty that is
al¡vê and healthy.
Design and siting of buildings creâtes a pedestrian oriented, walkable, easily accessible and safe community to
maximize pedestrian access to services.
The project has a large outdoor amenity arêa as well as a system of walkways which link up the developmênt
with a mult¡-purposs Zeron trail providing ån altêrnâtivs physical connêctions and accêss, creat¡ng a natural
buffer bstwsen this development and existing adjacent single family housing and fulfilling the residents'and the
commun¡ty's living, working and recreationål nêêds. Series of Landmark Gateways / Entry Features complete
with trellis structuros, bênchês and landscaping are proposed at at significant transition cornÊrs and mid-site
to creat€ public gathering spaces and foster a specific 'sense of place'.
Form of Development
Form of development proposes a townhouse res¡dential use w¡th clusters of four- 1o six- units that have an appear-
ance of rowhouse style residences accommodat¡ng 4-6 ground-or¡ênted strata un¡ts, each with å direct accêss to
grade at thê front and the rear of ths unit. Due to the grading conditions on sit6, all buildings are stèpped further
re-inforcing the rowhouse look.
Buildings are designed to front or have the åppearanc€ oJ fronting onto a public road through direct
pedestrian accêss from thê sidewalk and through appropriate trêâtment of exteríors.
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ZEROH TOWNHOT¡SE EEVE tOPì¡I ENT
1 051 5 / 1 05e5 24OTH STREET & 23950 ZERON AVENUE,
MAPLE RIDGE, B.C.
CONTEXT
ThÊ proposed s¡te is located on thÊ west sidê of 240th Strêêt just north off 104th Avenuê and east to Zêron Avenue.
It is ä väcant land parcel which falls within the Albion Area. Thê almost 4 âcrÊ sitê slopes down along 240th Strêet
and down lrom Zeron Avenus towards lO4th Av6nuê to prov¡dê some nice viêws. Thê propêrty is bordered by:
- to the north, by êxist¡ng single family development and existing municipal trail
- to the east, by 240th Street
- to the west, by Zeron Avenue and €xisting single fàmily d€vêlopmênt
- to the south, by environm€ntal area / undeveloped privatê proporty
The 1S,973.6 sq.m. site is longer and narrow in the north / south direction tâking âdvantage of thÊ êest / west
sxp osuf ê.
E N VIR O N M N E TA L S U S TA INA B IL ITY
Sustainable Sites
The project site consists of throe land parcels that had a single family dwêlling on each parcel. The proposed
development is in linê with thê Officiål Community Plan strâtegy that ¡ncreâses dênsity et infill s¡tes, but also
ênhåncês and revitalizes lårge undÊvelopêd sites surrounded by establishsd developmênts. A systsm ?! ne.w
pedestrian path connêctêd to th€ existing Zeron Trail and undsrground parkadê will help crêatê â morê wâlkable
community ånd to rêduce the amount of vehiclÊ traffic on sit6.
Water Efficiency
The sitê will bs incorporating B.M.P. (Best Management Practices) recommênded by the Department of Fisheries
ând Ocêâns for storm-water run-off. The site will bÊ developed to manage stormwater run-off by util¡zing aclivê
rainwater collection and stormwater cåtchmsnt techniquos. Rainwator l€aders will drain to splash pads. Flun'off
will be percolatBd into the ground v¡a rock pits ând trêatèd in a bio-filtration pond and detention before leaving
the site. Non-permaable areas will þe minimized and newplanting and ground cover will mimic the presantforest
floor wherever possible. Permeable pavers / surfaces are used to slow stormwater and to allow more inliltration to
occur. Where not posslble, paved areas will bê sloped towards landscâPê arêas to allow runoff to filtêr through
the soil instead of bêing drained through catch bas¡ns. Râ¡nwatêr lêaders will not be directly connsctêd to a
6tormwatÊr system; instead, lhê rainwatêr will be directêd into dry wells, dry creeks, and bio-swalês. Stormwater
not absorbed in ths swålös is collêctêd ¡n landscapê features rêtêntion ponds with excess ovarflow directed into
an underground storage cistern. The landscape design uses nativê / naturalized plants that requiro no irrigation
aftêr establ¡shment. W¡thin thê building, lowflowfinurês will be spêcifisd.
PROGRAMME
The proposed project would rsqu¡re rezoning to RM-1 to allowfor 52 two-and-a-half-slorêy townhomes grouped
intô nins bu¡ldings with four- to six-units. All of thsm would be clustered around a large grêên / landscape open
area {'green commons') ringed by an intérnål road wh¡ch would allow for vehicle êntry v¡a a two-car side'by'side
garage and a secondary pedestrian unit entry. All of the proposed units would havê anothsr entry e¡ther oll 240lh
Streel or 1O4th Avenuo, which would servo as primary un¡t êntry for pêdestriån åccêss - complete with front yard,
fence, and individual gats. Thesê would serve as primary unit entries for pedestrian acc€ss - compl€tê with front
yard, fence, and individual gale. A secondary unit êntry would be provided on the opposite side backing out onto
the landscaped amenity area or into fully fenced, pr¡vate rear yards.Th6re are four un¡t typês of approx¡matsly
1,87O sq.ft. to 2280 sq.ft .in arêå, with at lêast threê bedrooms, a flex room and an open concêpt great room I
kitchen comb¡nation. All units have accgss to private outdoor spacê including overs¡zed sundecks ånd patios as
well âs fenced and landscapêd front or rêar yards. ln addit¡on, the proposed programme for the site includes
s€mi-privatê and public amenities. The project site would f êaturs three pedêstrian entry plazas / landmarks -
a main one, mid-block of development along 240th Street, and two more ât north and south ends of the site. The
rêsid6nts would ålso be able to ênjoy 5,80o sq.m. of outdoor amênity spåce complate with a childrên play area.
The project would ålso incorporate public amenities into thê development such as a landscaped dêtêntion / b¡o-
liltration pond and almosl one acre of new parkland (o.9 acre).
APPENDIX C
Pursuant with Section 8.7 of the Official Comrnunity Pian, muiti-family developments will be
assessed against the following form and character guidelines'
This checkiist is intended to aid jn the review of multi-family developrnent permits and is to be
completed by the architect of record for the project. It is noted that the project will also be
reviewed for consistency with the guidelines by the Planning Depatttnent staff and the Advisory
Design Panel.
l{ey Guideline Concepts ConsistentYes No
If No, provide
justification for
inconsistencv
L New devclopment into established areas shoultl
respecl private spaces, aud incorporate local
neighbourhood elements in building form, height,
architech¡ral featu:es and massìng.
2. Transitional development should be used to bridge
areas of low ancl liigh densities, tlrrough means such
as stepped building heights, or low rise gt'ound
oriented housing located to the periphery of a higher
density developtnents.
J Large scale developments should be
gìven architectur:al sepalation to foster a settse of
conlnunity, and improve visrtal attractivelress.
4. Pedestrian circulation sirould be eucouraged lvith
attractive streetscapes attained through landscaping,
alchitectural details, appropriate Iighting and by
directiug parking underground where possible ot:
away from public vie'rv through screened palking
structru'es ot surface pzukiug located to the rear of
the ptopetty.
Guidelines ConsistentYes No
lf No, provide
justification for
inconsistencY
rt I)esign, llfassiug, and Siting
L Design and siting of buildings should take advantage
of nah¡ral feafurcs or views and should enhancc
privacy and livability.
2. Residenti al buildings should froni or appear to front
onto public roacls through tlte use of applopriate
treatmelrt of exteriors, througlt dilect pedestrian
access to individual units fi'om the public
street/sidewalk, or through the provision of
pedestrian walkways linked to tlie stl'eet. Strect
frontages should be emphasized by incorporating
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designecl rvìth an ond lvall
public sh'eet should design
pedestrian enttY facing the
reinforced by tluildings that front on both sh:eets ancl
incorporate colte!: cuts;
de{ìnition
andsicle otientedrç41'facades,differentiatecl front.
theontrvofacade fì'ontingawillrtnlnlûìumstorey
aretothatscale.foster'humatr Buildingsgtteet
a0rtoacenfuniladj
unit rhewittiendthe
Atstreel.,signitìcant
beshouldcolïelsoftÌreintersections,
major: slreets iu order to minimize access problems
and !o provide a h:ansition to iorver deirsity uses.
3 Highel deusily dwellings should be sited to
+ 2 s+ag ,l Ç*c6s
f.qcË .tf¡{61€ per*t
eÊ9D6ñ-r/A¡;
- f€r,tAc"f l5 HAxrI
9't ux c:ç ffi(A
lArvof-n N û.tfQøç.
þc*ttor.¡ oF asTu
Åcrrvrfi AFFA,
- År¡- g)tLl¡'øs f W
t9 \,3tAT?þ AÉ cr+
Ã9 0o$r lßtñ ,
4. Multi-family delelopments adjacent to lowsr
density or single dstached residential dwellings
shoulcl:
a) be consistent- in form ancl massing with the
suruoundirrg area;b) be sited adjacent to majot' stleets to provide a
transition,to lorver density uses;
c) concguh'ate densily to t[:e ceufi'e of tlte
development or towards a ,non-residenlial
boundary,ar:d locate lorvcr densiry components:
adjacent to lower dens,ity rc$idential uses;
d) create a tralrsition in building lnass 'and t-ortlr
towarcls tlte sêtitacks o,f the adjacent
neighboulhood;
Ð mininizc access conflicts;
Ð be designed to maximize pr'ivacy and inilri¡nize
views onlo acljoinilrg sites, patlictrlarly for
portions of, the rlevelóplrent abuttittg the side
yarcis of adjacent single detached resideniial
ilses.
-At¡ ùrurÎ, UAv6
ÞP€rî ù¿cÊ9lT',
6&kot Ar fFc'.n-w v sâc(yÀ&s
concept; and
c) incorpotate coruponelìts that express $tl'ong:unit
iclentity attd incorporate dil'ect access to gra<Ie
for ground*floor units.
5
rl ",
\6t
't89
stutouuding neightl-ouriroorl
commoû eletlents,such as form,
a) lhe articr¡lation offacacies" using lvhere
6 design
of lhe
massing and
tr¡ reinfotce
ew ltseshoulddevelopments
and elementsarchitectur¿rl fe¿tur:esthelïes,
incorporatingby
scale,
meânsathintoasdesignproportion
iuclucle:asbourhoodExarnplstabilityneigh
elelnents sucli as porches,appropt'iate,
chimneys,
sbretþ
ft-Ðo
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T1{q'/w€,øT, NloT vls,ú
c) the location and Visual appearance ofgalages
and/or par*ing faci liti es;
d) tire selection ofapproptiate aud compatibleroof
forms; and
e) the design oflrard and soft landscaping'
shape and nunrber of doorsb)plaçement¡
and rvindorvs;
that are visible from 'à st{eet or public waikway
ohorlld be coVered rvith exterior finishes to pr:qvide
a finished appearançe !o public view.
7 exposed of balconies and porches
watel: fi-om drain pipes into vegetatecl nrÈâs+âro
encouraged.
8,to'use lheare
provide visual intet:est a¡d
repetition either within a row
betwreelr adj acaflt row$ of units,
arìatiou toencouragedu4it111
avoid significzurt
ortownhouses,of
Ar& 6AßAG¿ gödt
AÊ,O Ar,JÞr/ Pßëtt\
FT/Þrr¿- 31&eúTs.
w u¡l'Tâ AR$
€{TFA WrD6 .lð
?3ô,r tÞA æ
Ãw fenrsT ÞØßt
þltví 1kþ,wsot/.5
Àr.rÞ ?rDÉç16|tl5
¡ç¡1v'6ç /.P\Ú
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11{h
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N/À
front facing garagc tloots 'ai:e unavoi.datrle,
irnpact of garage door:s ,on the p-ublìc realnl shorild
be rnitigated by:
a) deiigning:residential urits with erough width
to irrclude attractive entrances and windows
be-fween garages;
[:) recessing garage doors beliind the main
building facade;
c) keeping a sutTicient width in residential units to
aliow tbe creation of attmctive entrances' atld
fenestration between garages.
d) gLouping gatage doors itr pairs between
adjacent'units io allow building entTatrces ant{
facaclcs tnote plominence on the stleel;
,e) providing interior spaces that overlook tho
street;
fl separ:atittg and orientingunit entranccs to ths
stleet;
g) providing individual pedestrian rvalkways
línked tö the street;
h) ìncluding design details such as tlansom
windows or glazing in garage doors;
i) a conpreltensive landscape ¡rlan that iclentifies
how the visuaì impact of garage doors fïom the
streel will be rnitigated'
10,
the
streets.:rot face
r.rQl þÐtØ& ,11, Landscaping of is encouraged where
vate outcloorto
Lt"
)
7sØtroft?rv$6
)
-3 -
ID€Þ,
for residents and to provide attractive views for
residents and passelsby.
?øelrvNó' /gtPvtcrag
\9 ft,ou 9ÌekT,î. LAì
To1146 ee¿& æ fu
B, \¡ehiclc r{ccess, Parliing artd Circulation
Parking and servicing should be located
underground or to the real ofbuildings, with access
fì'om lanes wherevet possible, Where lane access is
not possible, access should be fi'om streets via
naffow clriveways to rninimize the impact on
streetscape appearance arrd clisruption to pedeshian
movement.
I'r/AParking stluctures sliould be adequately screened
and architechrrally cotnpatible with tlie resf of the
building. Large surfaçe parking areas should be
divided into smalier sections to avoicl a monotônous
appearance with landscaping strips, trees, buiiding
edges, pedestrian pathways, and pavement treatrnetlt
to enhance their visual appearance.
2.
NA,3. Developrnents witlr large parking areas should
provide a direct pedestrian pathwây systgm through
the parking area to facilitate convenient anc{ safe
pedestdau access betweett building entfances,
par*ed cars, and sidev¡alks of adjoining streets'
Features such as special landscaping u'ith tl:ees and
benches, overhead weather protection and distincl
paving should be incorporated where appropriate.
Pedesíian movemÈnt should be designed to avoid
any obstruction by parked vehicles.
¡,/rt4. Shared vehicle access, betweeu adjoining sites
should be cousidered where access for parking at
the rear of the properfy is limited. Joint or sliared
access should also be considered betweçn adjoining
d.evelopments to minimize disruption of pedestrian
sidewalko and to maximize lanclscaping and
pemeable surfaces. Integration of driving aisles
and pedestrian walkways between adjacent sites is
also strongly encouraged.
Loc{16Þ A, e,LorÊ, /
?o2>tAL.Ø T.o HAr¡l
Í¿.øüc AßgAs
iocate parking spaces allocated for people with
disabilitics as close as possible to the main etltrallce
to a building.
5.
6. Critne Prevention through Envit:ontnental Design
(CPTED) princþles should be incorporated into tlte
design ofall parking facilities with convenient, safe,
identifrable and universally accessible açcess routes
to buildirrg elttrânces, lobbies 01' othel' prìrrcipal
areas of buildirrgs, and to g'ade level fiorn any
uuderground or above ground parking stluctures.
$] ltL Looì< lñ iro T!]7. To increase safery, consider nsing electronic
security devices aud tnouitoring systetns asa
5
)
4
emeut to natural oppol'tunities in
parking shllctu:es and parking areas.
amount of asphalt snrfaces lll al'eas
should be minimized by integrating variefy of
paving materials such as concrete, decorative
pavers, etc. or by using altetnate suffacô [reatments.
a
\€t - èrÉø t^rtDy-þç¿
ÍCAN'
9 Road gracles, streets, lanes, atrd drìveways shoui<l
confonn to the existing grades as closely'as possible
to cnsure milimal disruption of slopes and
vegetation. On steep teLtain, roads shorild be
aligned, wherever possible, to tul pamllel rather
than counter to, uafural colìtours and existing
grades.
Auu ÊoAus A€€
vÊ$Y ecos€ ¡o
l¡Ai¿øAt- æ^r'¡?Ðl(s
Éxtrrt Nê ôßADçl To
MrNrMrzú uTl"tw.
C. l,,autlsca¡ring and Ûpeu S¡rat:r:
Landscapìng both within and outside the
development should:a) provide deJinition for pedesñian comidors;
b) delineate private arld semi private space from
public space;
Ð provide adeqr¡ate sct'eeuing between private
outdoor spaces;d) present a pleasiug street image;
e) provide suitable buffering befween public r:oad
and privacy arleas;
Ð soften the transition between adjacent land
useslg) provide a buffer between residential and non-
residential land uses;
h) create, iuterestìtrg viervs and focal points irrto
and out ofthe site;
Ð reinfotce design eontinuity with neighbouring
properties, tlte scale and massiug of btrildiugs'
and the streetscape by providing consistencl in
street ffees, plant matetials, and other
landscaping elemeuts.
I
v
n/*
^??eohtATe,r"Áirosco?e AffOR.S
ARr,lßofo:eÞ ÞR
5ãraacr þ$ø^9 -to
TrtØ N€rq¡1Ðt)fuñ6
To t t*¿ççp,5ç
)Landscape drawings fbr developrnent applications
should inclucle, but are not limited to, the following
infor:nation:
") the locatiqn of matul'e and existing trees to be
rstaincd ot' rettroved,
lr) the locatiou of all protective tree fenciug;
Ð a gradiug plan or closs section indicating
fínished grade; and
d) a dlailage plan for the site.
v fi
3 Street trees will be a lequired component of all
developrnent. Incorpolate deciduous tree species
inio streetflont landscaping to define site
boundaties, to enhance public space, and to permii
light penetration in wititer.
fteqîtf5
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oñ€ rrsrËßêdprrôrtl
ofvLY
4. Energy efficìency and consqrvation should bc
co¡rsidered in the desigr¡ of landscapecl aleas and in
the selection of plant matet'ial, Thìs catl be
accomplished throngh:
a) usingnative and/or.drought:iesistalttspecies;
b) designing the landscapiug to moderâte the
cff'ect of wincl;
c) providiug shadq in sumnrer;
d) allorving naful:al drainage to occur througltout
thp site;
e) allowirrg rlaylighl into buildings¡ a4d
f) t:edirecting watel fronl roollop tunoff ancl
downspor.tts iuto vegetated areas or rain barels
for later imigation, use.
,B) Maintain continuot¡s landscaping along
1 abutting sfree-ts, and minimize the number of, n interruptions sueh as dt:ivç¡¡rutt and parking
/ ' çntra$ces. Continnç the sidcrvalk pavglnent
f across dríveways andparking elrhances.
v
o^ltY ûN$ r'r¡f.B(ú?r5. Maintain conlint¡ous landscaping aloqg abuttlng
:streêts and minimiZe the number of interruptions
such as driveways and parking elltrauces. Continue
the sidewalk pâvenlent aor:oss driveways aud
parking entraoces.
t^tÞ -9rTÉ -¡'ø ÀAr.¡c
t+ pb{púÞ -ñ çe€Aff art AñÞ ?eo,J
Vt>uAt- L^Í{OHA¿K (
v\>t0 ¡LtÎY.
6. Createvisual lanúnarks on signilìcant street cornet:s
and at locatio¡rs of ltigli visibility. Provide
landscaping and co¡sidel incorporatìng features
such a.s fìag poles, banners, vìsual at't, etnêmental
h'ees, fonntaitrs, ar'chitectural elenteuts, and
landscape stïctute$.
ñ/*'/. Any poriion of a builtlirrg site left vacant for futtire
development should lje landscaped consistent witll
the landscape plarr ,for' tlte overall site, The
rninirnurrr grorurd surface'treatmcnt shoulcl be lawn.
Where possible, the natural state ghould be retaineci
for those portions of a property not being
developed.
]q9 - Àe tÀ<scx Lc
?ø>>tôLØ
8, Iderrtif,, pl'eserve arrd incotporale startls of mattu'e
t¡rees into the ovsrall site landscaping design.
Retain unigue tree species, signifîcant vegetation,
natural landscape featurrs and rrestittg ateas on a
site wire-rever possible. To attain this objectìve,
prior to the design of a prgject, a detailed Survey
plepared by a qualihecl professiorral indicating thc
location and condition of existing trees and
vegetation on a site should be conrlucted ancl
provideci to the District as part of the development
application prooess.
Existing vegetatiou slronld be enhanced rvith new
pianting wherever constt'uctiot] activity has
destroyed vegetatioir. Replanting with indigenous
9
/
Õ¡J
A cp¿errAc¡¡J
t.p P'lÀet, ÂJ(t
Þ6k
6' iltdq
\
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.!.
or' lìative species is eucout:aged.
b@atsqtÊs .l
t4a,¡¡ 6^k06,
ßoutÞ¿c>
10. Consider incorporating t'ain gardeus and vegetated
swales into parking lot landscaping to increase the
natural absorption of rainwater nrnoff from paved
aleas into the glound.
height and location of a landscape screcn
shonld ensule thah
Ð privacy to adjaoent properties is adequately
,protected;
b) driving site lines are rnaiutained from adjacent
roads, ntaltoeuvring aisles, parkiug lots; and
c) the quality ofthe streetscape and outdoot living
spaces is enhanced.
ll
12, Maxirnize the anrount of landscaped al'eas and
rninitnize the amount of impervìous paved sulfaces
to increase tbe rratural absolptiorr of raitlwater on a
site.
J6vçR6vY wÉÞ
s$ø
Ð. Universrrtly Àccessiblc DesÍgn
All non-vehiculat routes should be fully aceessible.
Sidewalks and pathways sh-ould be wide enough for
wheelchair/scootet:s ancl should include a tactile
strip fot' the visually impaired. Curb-cuts and culb
let:downs shor¡ld be provided ìn appropr:iate
locations to facilitate safe, cofVenient, and direct
açcess frotn parking $paÇes to buildings for: people
with disabilities.
l.rof *ur¡AV> WtïLM ¡,o ?î6 6{LâOtt
/
2. Building entries should be:
a) clearþ addressed with large numberu visiblc
from the street;
b) directly accessed frour tho street without stairs;
c) provided with level areas measuring a
minirnum of 1.5m x 1.5m (4.9 ft. x 4.9 ft.)
both ilrside and outside of doorways; and
d) provided witb weatlter protectìon, exterior
lighting, aud power-assisted door opeûers.
A. Iìcfirse, Ilecycling ¡ntl $ervicc ¡\t'eas
trnteglale vents, ntechanical looms, lnechanical
equipment, and elevator penthouses into the loof
design or screen with rnaterials and finishes
cornpatible with fhe overall architecttual design.
The clesign of a roof, placement of mechanical units
and sateilite dishes, etc. should take injo account
views of the roof tì'om adjacent buildings,
2
3. Garbage containers and recycling bins must be
a) easiiy accessible;
\
n
),.//b) appropriately sized for tlie building occnpants;
c) contained rvithin roofed/walledenclosures;
d) iircoryorated into the overall design of the
development; or
e) screened from public vierv an<i weatherproof
and animal-resistant within the boundarìes of
each site.
rt /+,
4. Service areas should be intetnalized within the
development. For developments with multiple
buildings, comlnon refuse, t'ecycling and sen¿iee
areas ale to be provided. Storage areas should be
located to be convenient and readily accessible from
rnost buildings or units on the site. Avoid direct
exposure from public streets and allow for adequate
nranoeuvling space for'removal vehicles.
NÁ
5. Enclose or sct'epn all exterior meehanical units or
eqnipnrent; including rooftop units, equiprnent, and
satellite dishes within upper flool.s or stntctures that
from part orr¡r eyer:ail design of a developtneut,
ñ /4,
6. Locate building ventilation systems away ftiotn
pedestrian areas, residential units, and outdoor
spaces to minirnize noise a¡rd exhaust in these areas
and locate less sensitive land uses closer to sources
ofnoise.
Iv
7. Buildings should be designed and constructed
lnaximize sould attenuatiott:a) between units;b) berween public roads aud rnits; atrd
c) between adjacent land uses and units.
Ii. $iignagc attd Lighting
l. All signage must conform ta the Møple Ridge Sign
Bylatu. ltr the event of a conflict between the Maple
Ridge Sign Bylaw and these guidelines, the latter
shall take precedent.
hu- u*teBttL> fØt
Cø¡¿?mþG¿
2. Signage design, tnaterials and message should be
integrateci and complemetrt the scale anci
arciritectural detail of the building.
3. Pedèstrian level lighting is eircouraged along all
pedestrian routes and pedestrian plazas. The
lighting should be pedestrian focused.
4. Lighting should be designed so as to have uo direct
source of light visible from the public right-of-way
or adjacent residential land. Care should be taken to
ensure lhat lighting glare does not pose a nttìsance
to adiacent r:esidences, pedestriarrs, or l.notorists.
*36
)
-8-
tÀJ Pf V t,Þrr l\- çtcv Lt\
l, WOJtttþ t>/t¡J ç
AIO?)tz6Ù 6/i,eAâ1
{i, Bic-vcle Ptrliiug and fitorngc
Short tetm ancl long terrn bicycle parking facilities
should be considered for all developments. Shofi
term bicycle parking should be in well-lit locations
and clearly visible from a main building entrance
and/or prlblic roacls with bicycle racks nrade of
sturdy, thefrresistaut material tllat is secu¡ely
anchored to the floor or ground, Lotlger ternr
bicycle storage areas provided as part of a parking
structure should be located close to elevators and
access points.
1
Architect Name/ComPanY
Municipal File No.2ôil-O13 -
Plan Descriptiotr:t5
z
F{RKt*.râ
Al€ u €f? bcl-cte APcrttrc c'Tûf?t'
l\¡ c,
ylfi?t 6 ßtOG'e )P.CL
?aeea l, a,e, (t e;l 16597, Rúv1. wT 3 R¡¡'t fr2st
,4¡ro 9 fl.AN ?-3 +S6
Project No.tx-l
Signatitre
-9
PROJECT DIRECTORY
CLIENT
Homesite Developments (Zeron)
2201 -204A, Street
Langley, B.C. V22 2A2t.604-534-1234 f.604-530_951 0
ARCHITECTURAL
Atelier Pacific Architecture lnc
#109 - 131 Water Street
Vancouver, B.C. V6B 4M3t.604-662-8689 f.604-662-8655
LANDSCAPE / ARBORIST
G, Kavolinas & Associates lnc.
2462 Jonquil Court,
Abbotsford, BC, V3c 3E8t. 604-850-2368 f. 604-850-2369
CIVIL ENGINEER
Damax Consúltants Ltd.
#103-1600 West 6th Avenue
Vancouver, BC V6J 1R3t.604-224-6827 f.604-689-3880
GEOTECHNICAL ENGINEER
Geo Pacific Gonsultants Ltd.#410-1200 West 73rd AvenueVancouver, BC V6P 6Gs1.604-439-0922 f.604-439-9198
ENVIRON M ENTAL
Phoenix Environmental
Services Ltd.
#103-1600 West 6th Avenue
Vancouver, BC V6J 1R31.604-689-3888 f.604-689_3880
SURVEYOR
James R, Enders
20412 Douglas Crescent
Langley, B.C. V3A 484
1.604-533-4ô66
APPENDIX D
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REVISEE}E}EVELOPNfiENT PERNfi¡T - ADVISORY DESIGN PANEL
1
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Site Reconciliation
LEGAL DESCRIPTIOII: Parcel A Exp Plan 16557, Rem Lot 3 Plan 3825, And Lot e Plan 2s4s6
SITE LOCATION: 1051s / 10595 24oth Street & 23950 Zeron Avenue, Maple Ridge, B.C.
(West of 240th street and north of 104th avenue)
PROPOSED ZONING: BM-1
PROPOSED HOUSING TYPE: 52 Townhouse units (in 4 to 6 unit clusters)
GROSS S lT E AREA: 1s,Bo4 sq.m (213,122 sq.ft.)
DEDUGTIONST
GONSERVATION:3,06ô.7 sq, m (33,009.ô sq.f t.)
ROADS: 764.0 sq. m (8,224.0 sq.ft.)
NET SITE AREA: t5,szs.6 sq.m (171,e38,4 sq.fr.)
PROPOSED GROSS FLOOR AREA (FSR): 7,e61.ô sq.m (Bs,6ez,e sq.ft.)
(Total area of allthe floors, measured to the extreme outer limits of the building,
excluding the habitable basement areas that can be excluded (up to 50 sq,m./unit)
PROPOSED GROSS FLOOR AREA (MARKETING)= 1o,142.2 sq.m (10e,16e.7 sq.ft,)(Total area of all the floors, measured to the extreme outeT limits of the building)
GROSS FLOOR AREA (FSR) CALCU LATIONS (EXCLUDING GARAGES) :
PARKING:
Resident Parking Spaces:
Visito¡ Parkin g Spaces:
Disabled Parking Spaces:
REOUIRED
1 04 spaces @
2 spaces/unit
''l 0.4 spaces @0,2 spaces/unit
lspace
PROVI DED
104 spaces (all side x side garage parking)
'11 spaces
?-sPace
LOWER FLOOR (BSMNT)
BSMNT FLOOR (MtNUS MAX.
50 S.M. EXCLUSTON)
UNIT TYPE G
34.7 S.M.
0.0 s.tvl .
UNIT TYPE C2
26.4 S.M.
0 0 s.t\4.
UNIOT TYPE G
62.0 S.M.
1 2.0 S.M
UNIT TYPE G2
60.4 S.M.
't 0.4 s M
OPEN SPACE:
Common Activity Area:260 sq.m @
5 sq,m,/unit(conform part of useab e
Ðpen space requiremef t)
Useable Open Space: 2,340 sq.m @
45 sq.m.lunit
BUILDING HEIGHTT ro.sm and 2.s sloreys
SETBAGKSI F RO NT:7,5m
REAR: 7.5m
INTERIOR LOT LINE: 4.5m & ô.0m
PROVI DED
24%
0.498
273 sq.m
2,362 sq.m. (includes 2ô0 sq.m.of common
activity area contributing towards
useable open space)
10.5m to 12.05m - some height variances
required
2.5 storeys
4.5m (24O Street)
7.$m (Existing Residential lZeron Avenue)
to Unit 10G2
5.5m (lnterior Lot -North) to Unit 28C & 29G
5.5 & 6,0m (lnterior Lot-South-Enviro, Area)to Unit 52G,1 C,7G2,8c2,9c2, 1 0c2
MAIN FLOOR 69.9 S.M. 86.7 S,M,
UPPER FLOOR 69.9 S.IV, 69-9 S. M.
uNrT SUBToTAL (FSR) 139.8 S.M. 156.5 S.M.
uN¡T SUBTOTAL (MARKETTNG) 174.4 S.M. 'r82 9 S.M.
UNIT GOUNT 18 6
G,F.A. (MrNUs pARKTNG AREA) 2,516.4 S.M. 939.6 S.M.
G.F.A. (MARXET|NG) 3,139.2 S.M. 1,097.4 S.M.
TOTAL G.F.A. (MINUS PARKING AREA) = 7,961,6 SQ.M. **
**Excludes a maximum of 50.0 sq.m. oJ habitable basement area.
FSR = cFA n¡rtNus pARt{tNc AREA _ 7,961,6 se.lrl, = n ,qnNET LOT AREA - 15,973.6
REQUIRED BUILDING HEIGHT VARIANCES
755SM
74.8 S.M
162.2
a4 a a
24
3,892.8 S.M
5,092.8 S.t\4
70.7 S.M
72 1St\4
153.2 S. M
203.2 S. M
S.M
S.M
SITE GOVERAGE
GROSS DENSITY:
REEUIRED
NiA
FSB:0.ô0
6'f
aJt
Ll
2.8 S.M
2.8 S.M
BUILDING
A
BUILDING
BUILDING
BUILDING
NONE REQUIRED
NOt¡E REOUIRED
NONE REQUIRED
UNIT 17C2 - 1.54m
BUILDING '72'
BUILDING '82'
BUILDING '92'
UNIT 35G
UNIT 36G
UN¡T 37G
UNIT 38G
UNIT 39G
UNIT 4OG
U NIT 41G
UNIT 42G
UNIT 43G
UNIT 44G
UNIT 45G
UNIT 46G
UNIT 47G -
UNIT 48G -
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0.2m
0.2m
A.2m
0.2m
0.2m
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UNIT
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20c2 - 1
21C2 - I
22C2 - 1
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BUILDING ¡5X'
BUILDING '62'
NONE REQUIRED
UNIT 29c - 0.2m
UNIT 30c - 0.2m
UNIT 31G - A.2m
UNIT 32G - 0.2m
UNIT 33G - 0.2m
UNIT 34G - 0.2m
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[/IESIÏE D ËVELOPMENTS
AMAX CONSULTANTS
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ATELIER .ARCHITECTURE INC.
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MUNICIPAL CONFORMANCE
Permit Area Design Guidelines for residential and buÌldings as well as Multi-Family Development Permit Area Guidelines.
form of development is gulded by the five cornerstone principles of the Maple Ridge Otficial Commun¡ty Plan:
Environment First - Land informs development.
S ustainable Approaches - Balance between environmental, social & economic benef its.
environment and setting as¡de a larger open space for the benefit of the residents and the community at large. Project adopts Best Management Pract¡ces (BMPs) throughout.
Adaptability - lncremental grovrth and chang¡ng market trends,
Form of development proposes a mix of 52 ground-oriented townhouse units of approx¡mately 2,000sf each, grouped into eleven clusters of 4- to 6-units
of place'.
Form of Development.
bou rhood.
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SITE CONTEXT
down along 240th Street to provide some nice southerly vistas. The property is bordered by:
. to the north, by existing single family development and existing municipal trail
o to the east, by 240th Street
o to the west, by Zeron Avenue and existing single family development
o to the south, by environmental area i undeveloped private property
The 213, 172 sq.ft. site is longer and narrow in the north / south direction taking advantage of the east / west exposure,
ENVI RONMENTAL SUSTAINAB¡ LITY
Sustainable Sites
underground parkade will help create a more concerted effort to reduce the amount of vehicle traffic on sile.
Water Efficiency
naturalized plants that require no irrigation after eslablishment. Within the building, low flow fixtures wìll be specified,
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PROGRAMME
The proposed Project would
require rezoning to Rlvl-1 to
allow for 52 two-and-half-storey *
townhomes grouPed into four-
to six-unit buildìngs. Adjacentto the building, there is a
large landscaped Common
Outdoor Amenity Area comPlete
with children's plaYground
equiptment ans some Picnic
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r-SEMI-PRjVATE FRONT YARDS WITH
FENEEgi ANÞ G¡A,TES¡:
tables and seating for the adults. Each of the units has an enclosed
two-car garage (side-by-side. There are no tandem garages anywhere
on site, Vistitor parking is distributed evenly around the site. All of the
proposed units would have maìn pedestrian entry either off 240th Street
or off the landscaped amenity area. These would serve as prìmary
unit entries for pedestrian access - complete with front yard, fence,
and individual gate, A secondary unit entry would be provided on the
opposite side backìng out onto the landscaped amenity area or into
fully fenced, private rear Yards.
toNS
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LANDsEApE sralRs / LANÞscAPlNG AT ERADT
,TR.A.N 5I T Ic] N 5
There are three unit types of sìmilar size, approximately
1,700sq.ft. to 2,000 sq.ft, in area, with at least three bedrooms,
a flex room and an open concept great room i kitchen
combination. All units have access to private outdoor space
including oversized sundecks and patios as well as fenced and
landscaped f ront or rear Yards.
ln addition, the proposed programme for the site includes
semi-private and public amenities, The project site would
feature three pedestrian entry plazas / landmarks - a main
one, mid-block of development along 24OIn Street, adjacent
to vehicular site entry, and two more at north and south ends
of the site. The residents would also be able to enjoy 2,900
sq,ft of outdoor amenity space complete with a children play
area, magnolia courtyard and trellised seating area as well as
a through-site walkway. The project would also incorporate
public Jmenities into the development such as a landscaped
detention / bio-filtration pond and almost one acre of new
parkland (0.9 acre).
MA,XIMIZINEi EN LA'NDStrAPING
OPPc]RTUNITITsi IN SIDE YARDEi
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NATURAL, PERMEAElLE 5UR E5
EN SITE
ELASSIB, trRlsP & trLEAN
LrNEs & M,A.TtRla,L
TRANS¡TIffN5...
lnspirations / Archit.ecturll Aestheti_cs
The architectural aesthelics of the proposed project takes its cues
from the architectural style i language of the Pacific west coast.
It uses a simple yet elegant building form topped by a gable roof
accented by shed dormers. The simple roof form focuses the eye on
the building elevation features allowing the detai ls and materials to
come through, placing a special emphasìs on material transitions.
Although Aits and Crafts inspired, the proposed architectural
language would use contemporary details in the form of off-centred
guOte róof forms, stanted wood posts, and large windows and simple
ñrullions to arrive at a much crìsper West Coast interpretation,tì,
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Buildings are designed to front or have the appearance of
fronting onto a public road through direct pedestrian access
from the sidewalk and through appropriate treatment of
exterio rs.
The project would see the use of 'noble materials'throughout
such as stone and stai ned & sealed wood, combined with aWest
Coast colour and material palette, Wood fascias and details,
painted wood trims and reinforced-fibre cement cladding would
complement more permanent / solid materlals such as stone'
The juxtaposition of the solid would be offset by a substantial
us"'ot glazing on front and rear elevations to take maxì mum
advantaþe of ñatural light as well as the spectacular views'
The building height measures two- and three-stories above
finished graãe. Thê two storey aspect is more suitable for a hilly
site and helps to better relate to a human scale, especially on a
site that will see a fair amount of pedestrian traffic, ln order to
break up the building massing, and to better navigate grade
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each of the buildings has 2'-0" to 2'-6" steps, The roofs would be
simple and low-pitched with large overhanging eaves, and ample
covered areas to allow for protection from and functionality during
lhe West Coast weather,
The project also proposes the use of significant amounts of native
landscaping that reflect the surrounding natural setting. lt includes
large, landscaped semi-private open space and playground
overlookìng the the southerly vistas; access to surroundìng public
outdoor amenities such as trails and extensive private outdoor
space complete with view sundecks, covered front porches and
rear yard patios surrounded by landscaped front and rear yards.
PARKA.DE ENTRANtrE AÞJACENT TT] LANDSEAPEO /
RETA|NtÞ FRoNT yARDs./ tNDtvtDUAL ENTRIES REA,R YARDS STPARATEÞ E¡Y SITE \¡r'ALKW.A.Y
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trONTEMPERARY INTERPRETATIDN EF TRÂ.ÞITIONAL MA,TERIALS
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COMMON NAME QTY.SIZE SPACING REMARKS
STREff TREES (BY OTHERS)
UQUIDAMBAR SÎ/RACIFLUA WORPLESOON SWEET GUM 12 6 CN{. CAL. AS SHOWN B. & B.
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HOMßIE DMLOPilENIS
2201 - 204A SREEr
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MAGNOLIA GRANDIFLORA ,LITTLE GEM,
CARPINUS BEIULUS FRANZ FONTAIN
MAGNOLIA STELLATA PINK s-IAR
DWARF SOU-IHERN MAGNOLIA
FRANZ FONTAIN HORNEEAM
PINK STAR MAGNOLIA
8
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5 CM. CAL.
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AZALEÀ JAPONICA ,HINO CRIMSON,
AZALEA NORTHERN LIGHTS ,MANDARIN LIGHTS,
AZALEA NOR'IHERN LIGHTS ,ORCHID LIGH'IS,
ABETIA'EOWARD GOWCHER'
BUXUS MACROPHYLLA ,WINIER GEM,
HMRANGEA MACROPHNLA ,NIKKO BLUE'
SPIRAEA NIPPONICA SNOWMOUND
PIERIS JAPONICA ,FOREST FIAIIE,
PINK AZALEA
CRIMSON AZALEA
NORIHERN LIGHÏS AZALEA
NORTHERN LIGHTS AZALEA
EOWARD GOUCHER ABELIA
ASIAN BOXIYOOD
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SNOWMOUND SPIRAEA
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85 CM. 0.C.90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
45 CM. 0.C.
90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
90 cM. 0.c.
90 c¡/. 0.c.
90 cM. 0.c.
90 cM. 0.c.
80 cM. 0.c.
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RHODODENDRON YA(USHIMANUM,¡JARDI GRAS, YAK. RHODODENDRON
RHOOOOTNDRON RAllPO RHODOOENDRON
RHODOOENDRON
RHODOOENDRON
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AZALEA JAPONICA ,HINO CRIMSON'
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ABELIA'EDWARD GOWCHER'
BUXUS MACROPHYLLA'WNTER GEM,
SPIRAEA NIPPONICA SNOWMOUND
PIERIS JAPONICA 'FOREST FLAME'
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#3 PoT 90 CM. 0.C.
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2462 JONOUIL COURT
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2201 - 2O4A STREET
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TEL: 604-240-2330
PROPOSED ONSITE SERVICES
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24O STR E ET IZERON AVEN U E
DISTRICT OF MAPLE RIDGE
DAMÐ( CONSULTANTS LTD.
JOB NUMBER J-07.430.ON
DRAWNG No. INDEX :
2. KEY PLAN
3. ROADWORKS & WATERMAINS : wâmuûuLo'n*
4. STORM WATER MANAGEMENT PLAN &
SANITARY SEWERS
5. ROADWORKS PROFILES -ROADS A
6. ROADWORKS PROFILES -no¡o e
TYPICAL CROSS SECTONS & CURB RETURNS
7. STORM & SANTTARY SEttlER PROF|LI$ -noms I * a
8. STORM & SANITARY SETVER PRORLES _FRONT OF BLOCKS 6-9
9. STORM & SANITARY SEWER PROFILTS :Bã#E[ Bi33[3 i å 3
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1 - 150ó FL x 1O0t FL r 15Ol TYT lEE
1 - 100, FL x 100t TYT GAIE VAL\E
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F 1 - 'f50ó lYT x'150, TYT x 150t FL lEEI - 'lsot FL x 150t TYT GAÍE VAL\E
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103-1600 West 6th Ave, Voncouwr, BC V6J 1R3føl. 604-224-6827 Fox. ô04-669-5E80
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District of Maple Ridge
Advisory Design Panel Application - 2Ot4
1. This application is in support of:
(please quote file number if available)tr DevelopmentPermit DPl Aq)iq -Òlð-SP
2. Brief description of project (i.e., commercial, apartment house, townhouse, industrial) and site
context.
e-lou +¡J - /Y)øl*( c I Lt Lt ht ,l
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3. PresentingArchitect:,L / øY-
(please print)
4. Presenting Landscape Architect:N j\.
(Please Print)
5. Mandatory enclosures include the following:
E/Z copies of the required piesentation materials (as per Guidelines) in 1l- x 17 formatfor
distribution to Panel Members. Each individual package should be stapled and 3-hole punched.
6
Ef Design Rationale
Contact person forthis project: (please print)
Name:BrnJ ?h'nn uuf
Compa oJ fq,n /
Address:J|þS- Loct -') l'/
Phone No.óo4-gt î - <7oo
Fax No
Email:,t
(Applica nt's Signatu re)
o
(Date)
rev. 20121-05-15
Tues Jan 14
Tues Feb 11
Tues Mar 11
Tues Apr 08
Tues May 13
Tues Jun 1O
Tues Jul 08
Tues Aug 12
Tues Sep 09
Tues Oct 14
Wed Nov 12
Tues Dec 09
Applicant Deadline
byNoo¡-on
Mon Dec 30
Mon Jan 27
Mon Feb 24
Mon Mar 24
Mon APr 28
Mon MaY l-9
Mon Jun 16
Mon Jul 21
Mon Aug 18
Mon SeP 22
Mon Oct 20
Mon Nov 17
Time & Location:
4:00 pm in the BlaneY Room
Lower Level Maple Ridge Municipal Hall
2014 Meeting Dates
elj
!
1) Site Data:
CivicAddress 22816
Area of the lot(s)4?86n2
Lot width ßtt*t\ m
Lot Depth 6,1+.úrT m
Existing OCP Designation Â,\^Lb'., /^.-æ Proposed OCP Designation n¡ rJ.¿*{-
Existing Zone a,1- I !tProposed Zone
Cø"'-.."¿cÍ,-\'Existing land use Proposed land use .t
Proposed dist. of Site-accessfrom
a n existing intersection
4?- o.- z
1òô- m
m
2 Bui Data
Required mroed
Reqd. front setback qm Proposed front setback ll,, I m
Reqd. rearsetback /m Proposed rearsetback m
Reqd. side setback I o,*,\lrm Froposed side setback {om
Reqd. side setback /-, $l m')Proposed side setback 7m
Reqd. building height"1,? m Proposed building height *rJ^4^,¡JI
Requested Variances to the proposed Zone
Allowed FSR in the Zone
(Total GFA allowed 4,1'.lol ctntt
m2)TProposed FSR in the Zone
(TotalGFA proposed *J*ñ2)
Reqd. Usable Open Space ./ m2 Proposed Usable Open Space -r' ¡2
Reqd. Common Activity Area -/ ¡¡2 Proposed Common Activity Area r.r ¡¡2
3 ) Parking and OffJoading:
Underground Parking
Reqd. Parking spaces for the zone .l v.l''Proposed Parking spaces for the zone 21
Reqd. small car stalls Proposed small car stalls
Proposed scooter/bicycle storage a rea / 112
Required Handicapped Parking lí sr-tt o Proposed Handicapped Parking z-
Required Visitor Paiking spaces Proposed Visitor Parking spaces
Proposed Variances to Parking
4 ) Covenants:ROW:
Geotechnical Y/N rm sewer
Tree preservation Y/N Sanitary sewer f'\- 4 ),Õ"\Yy'N
No Build/ No Disturb Y/N Drainage -YlN
Any other Covenants on Title Y/N Any other ROW
5 ) Environmental:
Within 50 m of a Watq_courseflSq't n d ista nce from the T0B of watercou rse) m
or mo
Contours on the I
t5-3O o/o/ 30 o/o
Existing landsca ped a rea .6 m2 Proposed landscaped area
Area of building to be demolished ¡{ m'
In the Flood Plain Y/W
In The Fraser Escarpment Area Y/(N)
Proposed LEED points
PROJECT DATA: (PLFASE FILL lN ALL AREAS APPLTCABLE TO YOUR PROPOSAL)
ST
rll.r*?
Note: Please provide plans/drawings/reports to explain the above items as required.
Ðeep Root5
.qrè¿telHeigfits
ADP applicant Checklist:
All presentation material must be in 11" x 1-7" format (7 hard copies 3-hole punched), one full size
copy and one dÌgital copy on CD or memory card submitied to the File Manager. This applicant
checklist needs-the "Requìred" boxes to be completed bythe File Manager, while the "lncluded" boxes
need to be completed by the applicant/project a(chitect and submitted with the ADP package.
Required lncluded
1) ADP aipplication form & project data sheet
2) Site and Neighbourhood context
3) Design Rationale
4) Project Analysis
5) Architectuïal 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: L¡ghting details
f . Building Design: Floor Plans
g. Building Design: Roof Plans
h. Building Design: Building Elevations from all sides
i. Building Design: S¡gnage details
j. Building Design: L¡ghting details
k. Coloured elevations (to show material specifications)
l. Building Design: BuildingSections
L
m. 3D render¡ng of the site and/or building
n. Green Building Design/ Sustainable initiatives
o. MaterialSampleBoard
6) Landscape drawings in metric dimensions
a. Landscape Plan/laYout
' b. Landscapin$ 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. Preliminary Storm water Management (SWM) plan
uJJI UaO
t-,"À^ı
L
Required lncluded
Project
Name:
Date:
Architect/Applicant:
['. J f l',
^,.'
*, P
2_3 2/q
Signature:
End of Document,
Revised December 2012
2
District of Maple' Ridge
TO:
FILE NO:
SUBJECT:
Advisory Design Panel
2014-058-DP
7OO - 22805 Lougheed HighwaY
MEFI-ING DATE: JulY 8,2Ot4
PURPOSE:
An Advisory Design Panel application has bêen received for the subject property, located al22BO5
Lougheed Highway, to permit the renovation of an existing A & W restaurant in the CS-1 (Service
Commercial) zone.
This project meets the requirements for inclusion in the Town Centre lncentives (TCl) program as it is a
commercial renovation worth more than $20,000.00 and is within sub area 1of the Town Centre'
This is a zoned land subject to a Development Permit a-pproval'
BACKGROUND:
Applicant:
Owner:
Legal Description:
OCP:
Existing:
Proposed
Zoning:
Existing:
Proposed
Surrounding Uses
. North:
South:
East:
West:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Brad Phaneuf
Times Plaza Holdings Ltd. lnc. No. 34501-4
Lot 1, Section L7, Township 12,. NWD, Plan72307
Town Centre Commercial
Town Centre Commercial
CS-l (Service Commercial)
CS-1 (Service Com mercia l)
Restaurant and Other Commercial Uses
Restaurant and Other Commercial Uses
4,780 ^z 1L.2 acres)
Page 1- of 3
Vacant
RM-3 (High Density Apartment Residential District)
Low Rise Apartment
Commercial (Bank)
C-3 (Town Centre Commercial)
Town Gentre Commercial
Single Family Residential
RS-1 (One Family Urban Residential)
Low Rise Apartment
Com mercial (Service Station)
CS-1 (Service Com mercial)
Town Centre Commercial
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone'.
Designation:
Use:
Zone;
Designation:
Access:
Servicing:
228 Street
Urban Standard
DEVELOPM ENT PERMIT AREA:
Pursuant to section 8.11 of the Official Community Plan, this proposal is subject to the Downtown
East Precinct Developmeñt Area Permit Guidelines, as outlined below.
1-. Provide a gateway to the Town Centre.2. Create a pedestrian-oriented, mixed-use commercial area.3. Enhance the quality, character and vibrancy of the Town Centre4. Capitalize on importantviews.
5. Provide public outdoor space.6. Provide climate appropriate landscaping and green features.7. Maintain street interconnectivity.
PI.ANNING COMMENTS
Official Community Plan
The applicant is proposing to renovate the exterior of an existing A & W restaurant (see Appendix A).
The property is zoned CS-l (Service Commercíal) which is not in compliance with the existing OCP
designation of Town Centre Commercial,' however, only elter¡or building modification are being
proposed, therefore no rezoning or OCP amendments are required. The applicant has provided a
design rationale (see Appendix B) and has completed the Town Centre Development Permit Area
Guidelines Checklist for the Downtown East Precinct (see Appendix C).
Context
The development site is located on the north-east corner of the intersection of Lougheed Highway and
228 Street. The property is relatively flat and is surrounded by single family dwellings to the east,
commercial developments to the south-east, south, and west, and vacant land to the north.
ParkinE
The Maple Rid{e Off-Street Parkin{ and Loading; Bylaw No. 4350 - 7990 requires that the CS-1
(Service Commercial) zone provide one parking space for every foui seats and a five car stack up for the
drive through component of the restaurant. There are approximately 100 seats in the A & W restaurant;
therefore 25 parking spaces would be required for this component of the subject property.
The other commercial building on the subject property appears to consist of two restaurants and two
commercial units. Assuming the one restaurant has approximately the same seating capacity as the A
& W restaurant, based on a similar size,25 parking spaces would be required. The second restaurant
appears to be about half the size of the A & W restaurant, so approximalely L2 parkingspaces are
allocatedforit. TheCS-1 (ServiceCommercial)zonerequireslparkingspace per25 m2of grossfloor
area for retail, wholesale, or personal service commercial use. Based on the area taken from the aerial
photo, the gross floor area of the two commercial units appears to be approximately 275 m2l. therefore
an additional nine parking spaces would be required. This works out to a total of approximately 71
parking spaces required for the subject property, with one space required for the disabled.
Based on the aerial photo, it appears that there are approximately 75 parking spaces provided for the
subject property, with approximately two parking stalls for the disabled, therefore it appears that the
parking requirements are being met for the CS-l (Service Commercial) zone.
Page 2 of 3
Garbage/Recvcling
Garbage is stored in the north-east corner of the site, within a locked garbage compactor
Offsíte Upgrades
No offsite upgrades "rJ propo.ed for this development at this point. This application has not been
referred to internal departments yet.
Proposed Variances
No changes are being proposed that would increase any of the existing variances on the subject
property. The setbacks appear to be met for the subject property, with the exception of the rear
setback, which is 0 m where it is meant to be 6.0 m
Existing landscaping requirements in the CS-1 (Service Commercial) zone require a 1.5 m landscape
strip, not less than 1.b m in width on front and exterior'side lot lines, with landscaping covering.not-less
than S% of the developed site. A landscaping plan has not been provided to illustrate how the
landscaping requirements will be met. This will need to be determined prior to approving the
Development Permit.
The planning Department requests that the Advisory Design Panel provide comments on this
development proposal.
4,',-1Ø* óþ,¿:
Prepared by'. Michelle Baski, AScT
Planning Technician
Attachments:Appendix A -
Appendix B -
Appendix C -
Appendix D -
Subject Map
Design Rationale
Town Centre Development Permit Area Guidelines
(Downtown East Precinct)
Proposed Exterior Work Plans
Page 3 of 3
APPENDIX A
N
\f Þi+t\
EsÀ
#1OO - 22805 LOUGHEED HWYc
'ı
,u)
o'-
U)ı
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTfulENT
ir Jt'.
- *Cs ì".t
'u _i-- *:-
MAPLE RIDGE
British coìumbi¡
DATE: Jun 23,2014 FILE:2014-058-DP BY: PC
District of
Langley
Scale: 1:2,000
APPENDIX B
Desien Rationale
T.he purpose of this Development Permit application is to be renovate the exterior and interior of an
existing A & W Restaurant, located at 22805 Lougheed Highway, to be in compliance with the 20L4
"Boomerang" resta urant design.
Exterior components of the work include: new metal cladding to replace the,existing stucco, an LED light
band, new signage, new pylon sign, and install new printed aluminum checkerboard cladding.
APPENDIX C
pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be absessed
against the following form and character and green building design guidelines. The guidelines apply to Ground-
O"riented Multi Famiy; f-o*-nfuu Ápurtment; Ì'iedium & High-Rise Apartment; Flexible Mixed-Use; Town Centre
Commercial; port Haney Multi-Family, Commercial & Watãrfront; and Port Haney Heritage Adaptive Use See the
guidelines in Section g.t 1 of the Offióial Community Plan for a detailed list and descriptions of deVelopment pennit
area guidelines.
These guideìinés "r" intended to aid in the review of developmeni permits in the Town Cenire and are tb be
completed by the architect of record for the project. The project wiil be reviewed for consistency with the guidelines
by the Planning Department and the Advisory Design Panel.
ln the checklist, you are only required io address the guidelines with the icon that relates to your project:
TCC = 'Town Centre Commercial (commercial developments only)
lvlU = Mixed-Use (ground-oriented developments, with commercial on the ground level and
either offices or residential above)
fuii=R = Multi-Family Residential (ground-oriented developments and low-risè, medÌum-rise, and
high-rise aPartments)
precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town
Centre.
Development and Desiqn Obiectives
The following summarizes the development and design objectives for each section on the following checklist'
A. Building Setbacks, Form, Mass and Height
. To promote a cohesive building style and strong þedestrian oriented urban realm in Maple Ridge Town Centre by
ensu¡ng new buildings, ¡..nouãtioÅ. and/or additions have consistent architectural and urban design setbacks,
form, mass, and height.
. To help defìne the street and sidewalk areas as active public spaces'
ùIøple Ridge Town Centre
D evelopment Permit Area Guitlelines
B. Building Façades, Mater.ials and Colour
. To ensure additions, r."nouátion" and/or new infìll projects in the Town Centre have a coherent architectural design
concept where windows, doárs, siding material and oiher façade elements create â pleasing composition
compatible with surrounding buildingi, commercial and neighbourhood .character.. To enhance the architecturãl and mássing çoncepts of a bu-ilding as well as the quality, character and vibrancy of
the urban environment of the Town Centre through the use of harmonious, quality materials and colours'
. To screen rooftop ano grounO mounted mecnaniËät equìpment and trash storagafrom prJblic view and thereby
ensure commercial animixed-used buildings maintain an attractive appearance to the street'
G. Building Site Considerations
. To ensure pullic outdoor spaces are designed so thatthey improve useand activities' incorporate universal
access, reduce vandalism, increase safetf and provide more attractive, functional outdoor spaces in the Town
Centre.. To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Ïown
centre, enrich the pedestrian friendiy character of streets in the district, and integrate this important commercial
and higher density residential area with the character and quality of the surrounding residential neighbourhood'
. To enJure parkini lots are designed to be accessible, but d'o noi intrude upon the surrounding residential area, nor
the urban, pedestrian-oriented quality of the Town Centre'
. To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street
inter-connectivity, traditional use of the lane as a seryice street, and to provide a secondary vehicular and
pedestrian throughway in the Town Centre.
. To ensure seryice loading and mechanical equipment is designed to protect the surrounding businesses and
residential areas from unsightly, noisy and noxious environments'
I
Yes No Not
lVlass and Form4.1 Buildi
Al.1 Maintain the mass and scale of TCC Ml.J l,lFR
Enhance block with commercialAt.2 TCC MUthecorner41.3 Accent.corner TCC II'IU ¡,IFRAI.4 Use des elements TCC MUAi.5 Feature amenities TCC MU !ìJFRAl.6 into smaller modules TCC MU ù]FR1.7 Accommodate TCC MU MF¡ìunrts41.9 Ensure roof TCC MI.J MFR41.10 Use TCC MU MFRtoelementsroofreduceandmassscale4.2 Bu
1.2.1 TCC MU MFRé^2.2 Maintain of architectural features TCC MU MFR
é,2.3 ICC MU:vìFRtaller
A2.4 back talier bui TCC MU MFR42.5 Match at the end ofblocks TCC MU î/IFR
ed1'2.6 TCC MU ùIFR
1'2.7 TCC MU MFRvlews
Setbacks4.3A3.l Place to reinforce sidewalk TCC iIU ¡IFR1'3.2 Situate entrances for TCC MU i\¡FRvrslA3-3 Provide and .TCC MU ùIFR
Provide clear sight lines building foyers and lobbies to allorv
TCC MU .¡IFR^3.4 from
visual surveillance n Å'
residential mmercial43.5 inuâratef¡omentrânces co entrances
A3.6 fcc iru,rìFR
1.3.7 entrances with arrival areas and TCC MU ùfFR43.8 Locate s and entrances in areas that are TCC MU ùlFRvisible
¡,^rrkì l¿;'.U- cÀ'^6-". *J-
lain the ctlvesExphow for Fbje Mass andBuildingSetbacks,orIn,met.are If haveHeight selected "no "notoryouicable"app the doeswhy not to ectexplainguideline or it becannotlyappyourroJp met.why
Er*ktl--
Illaple Ridge Town Centre
Developmenf Permit Area Guidelines Checklist 2
NotYesNoMeet Guidelines:
8.1 B
B I . I Address both sides of the block with comer TCC MU
Bl.2 Orient main entrances to face the sidewalk TCC gU ¡¡iìFR
B 1.3 Locate and features at the street level TCC IIU ilIFR
B I .4 Use a mix of common facade and elements TCC I¡|IJ &IFP
B 1.5 Reflect and scale TCC ItlU fuIFR
B 1.6 architech:ral elements TCC IIIJ ùIFR
TCC MU IIFR81.7 old and new
TcC MU ¡rlFRof the street wallB 1.8 lvlaintain the horizontal rh
street level and floors Tcc ilu iLrFRB 1.9 Provide a visual division bet'ù/eeD
TCC I¡iIJor81.10 Include continuous
and materials for a or rES TCCMUB1.l I Ensu¡e
B I . 13 Use windows to on the street'lCC ¡iU .riìFR
81.14 Enhance the realm TCC I¡U ¡JIFR
TCC MUreflects81.15 Ensure character and materiais
8.3 Materials
TCC MU ¡IFP.materials andrealm with83.1 Enhance the
ICC HU MFR83.2 Use materials
TCC MtJ MFRmaterials3.3 Avoid the use of
TCC HU IIIFR83.6 Use a rnix of
8.4 Colours
rcc Mu UFRcolours84.1 Select
TcC MU l,ìiiland entrancesB'4.2 architectural
TCc i.lu l¡lFRconsistent colour84.3 Ensure a cohesi
8.5 and
nLocate and enclose trash, composting, and recycling to keep85.l
TCC I¡lU i/IFRout ofsite of
85.2 Screen mechanical TcC MU ¡rlFR
ICC l¡lu IIFR85.3 Avoid conflict with
Tcc MU ¡/ìFÊventilation85.4 Locate to mrmmrze nolse and exhaust
1fu
veha lected 'nose OI "notCoandarelou¡Ifmet.Materialsthehowectivesfo,r youBuildingFaçades,Explain obj
orect rt becannot met.not tothedoes whyapplyyourproJexplainwhyguidelineapplicable"
5oÊC-È,t'feJ-teçr'a\!^è'rù---lc-f¡¿tL"Lê-{-\S.-¿.¡ñ^f6.-lt 'tf-
\
ùIaple Ridge Town Centre
Developmenl Permil Area Guidelines Cltecklist
J
Meet Guidelines:Yes No Not
Applicable
C.l Public Outdoor Space and HardscapesCl.l Provide public outdoor space TCc MU ;\¡lFR nf I ¡Cl.2 Ensure public outdoor space is hiehly visible fCC MU VIFR ü/l n
C l .3 Provide ionnections belween buildings, sidewalks, and outdoo¡
open spaces ICC MU ùìFR ø/
CL.4 Ensure universal access for all public spaces TCC MU MFR J LI
Cl.6 Provide hardscape elements to enhance the street environment TCC MU ùIF'R I tJ tv,Clr7 Desim hardscape elements as part of the buildine f CC MU 'ìj¡FR M'CI.8 Intesrate pedestrian amenities with walls and,/or landscaped areas rcc MU MFR I -l h4Cl.9 Provide public art TCC MU ùlFR t,I IT
C1.10 Ensure new elements complement existing TûC MU MFR vl'I I
C I . l2 Provide smooth routes TCC MI.J ùIFR Y l n
C1.13 Ensure barrier-free access TCC Mll ùtFR l q t]
C.2 Parking and Parking LotsC2.l Provide required parking u¡derqround, where feasible TCC MU .ilFR I I nC2.2 Screen Iarge surface parking lots while maintaining surveillance TTC i]lu MFR I I lvlC23 Maximize pedestrian safety within parking lots TCC MtJ MFR I .LJC2.4 Provide visible signage TCC MU .\fFR w _J LIC25 Consider developine undergiourd parkine saraqes TCC MU ]VIFR I I v'
C2.7 Locate parking lot equipment away from the public street TCC MU ¡,lFR I Y'I
C.3 Lanes, Service and Loading Areas
C3.1 Use lanes for service. parking access and loading TCC MU ,lrlFR I lvl'
C3.2 Utilize ianes as secondary vehicular and pedestrian throughways TCC MU ;l¡lFR I I l,l/ ,
C3.3 Strengthen visual access of the lane ICC MU ùTFR L]J IB'C3.5 Consider lanes as a community amenity TCC iIU ,!IFR I l.{
C3.'7 Locate loading and service areas away from the street front TCC ML' ùIFR I LJC3.8 Separate loading from parkine and pedestrian paths TCC MU MFR q'I UC3.9 Screen loadine areas TCC HU I vf ll
C.4 Street Trees and LandscapeC4.2 Use the right species fCC MU MFR L I t3..
C4.8 Maintain sieht lines TCC MU IiFâ t1
Explain how the objectives for Building Site Considerations are met. If you have selected "no" o¡ "not applicable",
explain why the guideline does not apply to your project or why.it cannot be met.
ArI*ro.¿' ftì^tsÅa IÅn :o-* ¿J*'^6<ø "*L=U
ùIaple Ridge Town Centre
Development Permit Area Guidelines Cltecklist
4
a. Does proposed¡ Consistent: Yes No fI
Explain:
3. Enhance the quatity, character and vibrancy of the Torvn Centre
2. Create a pedestrian-oriented, boutique-style shopping district
b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the
street and sidewa"lk areas as active p¡rılic spaces? Taller buildings should be stepped back podium sryle'
. Consistent: Y"s f] No EIl
Explain: e>.1¡À,*- År.f- W *%
KEY GUIDEI- INE CONCEPTS
l. Provide a.gateway to the Town Centre
d.
e.
b.
architechrral qualiry and character ofassociated new development'l
N/A I
promote the qualitY, character, and vibrancy of the urban environment?
A¡e co lours consistent and-nfateri als of sus ta inab le quality?
. Consistent: Yes EIl No I
Explain: n-{ÀJ* cl^èÀj.^\ is ¡^--.-st'-:tlai'^J"l¿ ü-'^ c'utre-'t str¿c.co
ù'
Does the proposed building (or buildings) present an attractive appearance to the Street and rnaintain a
cohesive ù,riiaing style? /. Consistent: Yes Ell No !
Explain:
4. Capitalize on important views
f. Does proposed new deVelopment capitalize on mountain;ndór river views?
. Consistenr Yes fl No f] Not Applicable l¡]l
Explain:
Yes No fl
Explain:
Have the impórtant views of existing buildings been
¡ Consistent: Yes I No n Not Applicable
Explain:
in relation to the proposed development?conside¡ed
{
ùIaple Ridge Town Cenlre
DP Part I: KefGuítleline Concepts for lhe Do*'tttown East Precinct
J
5. Provide public outdoor space
h_
Explain:
k.
Are public spaces designed to accornmodate a range ofactivities, incorporate universal aciess, reduce
vandalism, and increase satery?¡ Consisrent: Yes EK No f]
6. Provide climate appropriate landscaping and green features
i. Are Iandscape elements designed to enrich the pedestrian environment, moderate the intemal building
climate, manage stormwaPr on site, and referénce the architecnr¡al qualiry of the building(s)?
. Consistent: Yes B' No I
Explain: N" "h.-.n,a pr.ç"x-à fu [.*Js.*p';2
7. IVlaintain street interconnectivity
j Does proposed development maintâin street interconnectivity and the use of the lane as a sen'ice street and
secondary vehicular and pedestrian throughway? /¡ Consisrent: Yes ! No fl Not Appticable El'
Explain:
is required parking provided undergrolnd?. Consistent: Yes I No E]/
ExPlain: Nc¡ c-L-o.o (^foa^J {, p/?
IVIaple Ridge Town Centre
DP Part I: Key Guideline Concepts for tlte Dowtttou:tt Easl Precinct
6
A. Buitding Setbacks, Form, lVIass, and fleight Çx\t-n :.6a* ,)'.r-Y¿ **1,
Al.8 Design flexible ground-flo'or unit spaces in commercial and mixed-use buildings. T\ot - ,'¿'-J &-o;*-
I ..\¡ consistent: Yes I No ! q,_- ol.,<r- ,^,' tnø^ br*+t"U
rExpraln: èr-,.n- t*"+!;1 iï*O *-*^l
t+\^t+"-- \&tÀ'?q+'
Al.liAccommodateroofgardens,trelIises,andgreenfealures.. consistent: yeãft Nofl r---)g¡;'ø n .c-4Ð\avJ¿ '
Explain:
A2.8 Site buildings to capitalize on daylight and solar opporhrnities.. Consistent: Yes ! No n
Explain:
A2.9 Protect solar acôess to surrounding buildings and minimize wind nrnnel effects.
. Consistent Yes ! No f,
Explain:
B. Building Façades, lVlaterials, and Colour
B l. t2 Use exterior shading devices to bloglCsummer sun.
. Consistent: Yes n - No EK
Explain:
Þ2.1
82.2
83.4
83.5
Design outdoor lighting tg,niinimize tight pollution
. Consistenr. Yes pl' No I
Explain: lG\ \,ç;i;, nnat l", "-^"h--'- ,^*-"-¿r& f ñ
Ú*t bn'¡*) u
Encourâge energy effi cieng,llghting.. Consistent: Yes Çz/ N6 [
Explain:
Select environmentally res¡onsible building materials.
¡ Consistent: Yes B/ No !
Explain: n^ôr(- ¿rrlJ'[Â- F\^.}èJ- s te? *'f"t*tJ t'5' VìÌút tt'¿
Minimize the use of unsu;ta'rnable building materials.
. Consistent: Yes EJ' No !
Explain:
ùIaple Ridge Tot+vt Centre
Green B uilditrg Desigtr Guidelines
7
83.7 Consider life-cycle cost.. Consistent: Yes ! No
Explain:
C. Building Site Considerations
c1.5 Locate outdoor plazas to caprure the sun.. Consistent:. Yes I No f]
Explain:
C I . I I Use materials that are functionat, durable and inchrde recycled or salvaged content.. Consisrent: Yes fl No f]
Explain:
C I. 14 Encourage use of infiltration techniques.
. Consistent: Yes ! No f]
Explain:
c2.6 Locate adequate priority parking in visible areas convenient to entrances.. Consistent: Yes I No tr
Explain:
c2.8 Use permeable pavement and infìltration devices on appropriate sites
. Consistent: Yes ! No fl
Explain:
c2.9 Provide shade trees and landscaping.
. Consistent: Yes I No f]
Explain:
C2. I0 Provide secure and sheltered bicycle storage facilities fo¡ short-term rtses.
. Consistent: Yes fl No I
Explain:
c2.tt Provide long-term bicycle parking. Consistent: Yes fl No I
Explain:
ùIaple Ridge Towrt Centre
Green B uildìtrg D esigrt Guidelincs
I
C2.12 Provide end-oÊtrip facilities.. Consistent: Yes I No fl
c3.4
c3.6
c4.l
c4.3
c4.4
c4.s
c4.6
c4.7
Explain:
Minimize impervious paving of the lane.
r Consistent: Yes I No n
Explain:
Respect existing grades.
. Consistent: Yes n No[]
Explain:
Plant street trees.r Consistent: Yes fl No fl
Expiain:
Minimize use of high maintenance plants.
. Consistent: Yes fl No fI
Explain:
Maximize the use of native and climate appropriate species.
. Consistent: Yes I No D
Explain:
Consider the inclusion of communiry gardens'
. Consistent: Yes n No fI
Explain:
Design and place landscape to'facilitate year round moderation of the internal building climate.
. Consistent: Yes I No n
Explain:
Minimize erosion potential.
. Consistent: Yes I No n
Explain:
ùIaple Ridge Towtt Centre
Green Biiltling Design Guitlelines
9
#
:!:).,\.i
c4.9 Provide adequate landscape maintenance. Consistent: Yes f] No D
Explain:
C4.10 Consider incorporating landscape plantings for green featrues.. Consistent: yes I No f]
Explain:
c4. ll Incorporate low impact stormwater featuresr Consistent: Yes ! No fI
Explain:
C4.12 Consider rainwater collection for re-use.. Consistent: Yes f] No E
Explain:
c4. 13 Use natural plantings and green space to support habitat.. Consistent: Yes ! No fl
Explain:
C4.14 Retain existing mature trees.r Consistent: Yes I No n
Explain:
ùIaple Ridge Totvn Centre
Green B uil tling Design Guitlè[ines
0
FOR ADVISORY DESIGN PANEL MEMBERS
pursuant with Section 8.11 of the Official Community Plan, development ir the Town Cente will be assessed
against the Maple Ridge Town Centre Alea Development Permit Guidelines. See the guidelihes in Section 8.11 of
ñ Offi"lut Community Plan for the full list and description of development ryrmit^ryid1lines., ,
This checklist is ùrtended to aid in the Advisory Design panel in the review of Tor¡rn Centre development
applications (either in collective discussion during monthly meetings or individually).
PART II: SECTION OBJECTIVES
c.
A. Building Setbacks, Form, Mass, and lleight
a. promote a cohesive buitding exprgssion and strong pedestrian oriented.urban realn in Vupl9 Ridge-Town
Cente by enswing new buildings, renovations'arid/of àdditioú3'hdve cónsislent architectural and urban
design setbacks, form, mgps, and height'
. Consistent: Yes El' No I
Explain: ßø.sv..åio-o.to -rr-€robtlì bdl&l ,,*ú'a,- t, stlt-'l'o, A'--, reYL€
L.-.-Stf,, v
b. Help define the street and gþewalk areas as active public spaces.
. Consistent: YesE/Not] ,1 ,,,, . i, r.,..,.r * i ,¡ ¡
Explain:
N" cl^'-A¿-
provide a consistent and complementary scale of building form in accordance with the Development
Permit Area Guidelines. /.¡ Consistent: Yes E- tqo n
Explain:.fü" .t-â4_ L SJeb 6.J.-
B. Building Façades, Materials and Colour I
d. Ensure additions, renovations and/or nçp infillprojects in the Town Centre have a coherent architectural
design concept where windows, doors, sidiåg material and other façâde Ë199* crêate a pleasing
corrposition àompatible with surroun;ding buildings, commercial and neighbourhood character
. Consistent: Yes l-'l No El"
Explain: l.^d!¿ri,rô = cÃon¡s ..- .lJcr.^;J â'Ò"Ì-.- *tP& bæ^f
Enhance the architectural and massing'cbnqepl of a.bqlldlnS,ag we[ 4ç the 9]49ry, O.falacteJ and vibrancy
of the urban environment of the Town Centrà tnrouþtné use of harmonious, qirälity materials and
colours. -..r Consistent: Yes g- No n
e.
Explain:l4nw,J bJ&l n*L'-t'61 &¡sZ ¡''dó'Á'
IMøple Ridge Town Centre
DP Pørt II: Section Obiectives Cltecklist
Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby
ensure commercial and mBed-use builrlings maintain an athactive appearance to the street.¡ Consistent: Yes B" No f]
ExPlain: tr¡ oi' v:slu--.
C. Building Site Considerations
g. Ensure public outdoor spaces are desiped so that they improve use and activities, furcorporate universal
access, reduce vandalism, increase safety and provide more athactive, functional outdoor spaces in the
Town Centre.¡ Consistent, y", ØNo n
ExPlain: No cl*.-* f" t"b a,cp¿>o.
f.
h. Provide street trees and landscape eiements that reinforce the 'urban' character and vibrancy of the Town
Centre, enrich the pedestrian füendly character of the streets in the district, and integrate this im.portant' çqpmercial and þigher densify residentiaJ,arga with the cl¿racter and quaiity of the surrourding
residentialneighbourhood. "l / ;r Consistent: yes ! No El-
Explain: t-Is c-.-f-er pL^ t^t<-t,-,Y ¡*r',ÅrJ.
Ensure parking lots are designed to be accessible, but do not intrude upon the surlsunrling residential area,
nor the urban, pedestrian-oriented qqality of the Town Centre.o Consistent: Yes E No El
Exnlain: -. , , Â .D^Prdu' NÐ rLT+- F4 {¿.*-.
:
Ensure service loading and mechanical equipment aré desiped to prótect th'e sunoundiùg businesses and
residential areas from unsþhtly, noisy, and noxious environments.¡ Consistent: YesÁ/ No n
ExPlain: Lô"-þ! \¿ vw-r- c-otr\¿-/' J sÃ,
1.
k.
Explain:
FIIRTITER COMMENTS
Ensure outdoor spaces consider appropriate orientation for solar áccess andhuman comfort, in accordance
with the Development Permit Çuidelþes..' Consistent: Yes I No Bl . .i.
flr-.,¡s,h* *\, ^- cJ.-?- l* t;Jfl l.J'"*-
MøpIe Ridge Town Centre
DP Part II: Section Objectives Checklist
7
rì
Xâzlr¡o-o-Cu rrent Bu ¡l d¡ng
Proposed Bu¡lding
tt
Legend
@
Removed
0ptional items
Denotes material finishes
NOTE:
Remove all existing signage and all
exterior lighting through out.
#0543 - 2281h Street, Maple Ridge
Exterior: Elevations lllustrat¡ng New Finishes
Front Elevation
Bollard
& Rail
Back Elevation
Side Elevation
lnstall new
checkerboard
cling on outside
surface
Drive-Thru Elevation
Add spotlighting to
illuminaie attribute posters
new
Bike
rack tn
new 15' lnstall new existing lnstall new
"HomeofThe 12'A&W arch checkerboard
Burger Family" ìogo on cling on outside
letters brackets surface
Add spotlighting to
illuminate faces
Door & *OPTIONAL:
Box-in
between
existing
columns
Relocate
existing
attribute
posters as
indicated
*OPTIONAL:
new printed aluminum
checkerboard panels at
owners discretion
@ Enclosure
lnstall new 7'
A&W logo 'Welcome
door decals'
@ frame new printed aluminum
checkerboard panels at
owners discrelion
Bollard Garbage
Enclosure
*OPTIONAL:
new printed aluminum
checkerboard panels at
owners discretion
0r
@
Existing
shrubs to
remain if
undamaged
Bollard Box-in Door,
Bollard &
Railing
lop area ¡¡s1¿¡¡ ¡s\i/
belween 7'A&Wexisting logo
columns
new
"Welcome
lnstall new
checkerboard
cling on outside
surface
newT' lnstall new
Burger Family A&W door
faces sign decals
lnstall new
1O'A&W
logo
EP3
{i¿1$
EP6
0543 Maple Ridqe - A&W Restaurant 2013
Enclosure
door decals"
I
g. Exterior: Elevations lllustrating New Finishes
Legend
Removed
' - OPtional items
Denotes material finishes
Left Elevation
*OPTIONAL:
new printed aluminum
checkerboard Panels at
owners discretion
Front Elevation
Rear Elevation
will require special attachment/installation specific to the material rL- ñ^ ,*^^^ ^ *^i
there are any problems w1h interpreting the correct colour for any part of your particular building, please contact the Re-lmage e-mail: reimage@aw'ca for clarification'
Rioht Elevation
-
NOTE: 1) Metalfinishes (CL1/FL1/FL2) are illustrated for
2) These are generic renderings of a standard "8"
8
ffi
T
t
"8" Stvle Left' Release 5.0' Boomerang2014
the purposes of depicting a fully coloured rendering, but
style building and may vary slightly from your building, if
4. Exterior: Elevations Illustrating Signage Removal & Demolit¡on
O STOP:removal and demolition to minimize theItems Prior to Construction" beforePlease ensure the Franchisee has letedl-egend
- Removed/Demolished
Existing
Left Elevation
Remove
existing vefiical
cladding
Right Elevation
Demolish existing stucco Remove
arch above parapet canoPies, if
height and make good existing
Remove
existing roof
flashing (typ.)
Remove
exisiing
logo sign
Remove
existing door
decal
existing
stucco arch above
parapet height
and make good
Front Elevation
Remove
"Chubby Chicken"
sign and gooseneck
lamps if existing
Demolish existing
stucco arch above
parapet height
and make good
Remove
existing logo
sign and
bracket
Remove
existing roof
flashing (typ.)
Remove Burger
Family faces sign
and gooseneck
lamps if existing
Remove
canopy, if
existing
Remove stucco
stripes. Patch
surface
Remove
existing
vertical
cladding
existing
door
decal
Rear Elevation
Remove "Home of the Burger Remove
Family" sign, if existing. Patch existing
surface after sign removed veñical
cladding
Remove
existing roof
flashing (typ.)
Remove
existing
logo sign
Remove
existing vertical
cladding
Remove
existing vertical
cladding
Remove Remove
existing door canopies, if
decal existing
Demolish
existing arch
to top of
parapet
Remove
existing roof
flashing (typ.)
il
il
II il
t*.I
il
-lI
II
-trI
II
ll
-t---
il
II
iiii
iiii
ili i
I
rliiiiir
iijj
II
ll
'i
iiiiii.If-
il ll ll
ll
ll
ll il
F-
lt
lt
II
il
ìr*-
ilII
u1l-'r('1f lr--'1-ll--tf-
ll
il
ll
4ÞT
lI-
ilI
ìl
1t'
tì
ll
il
I
II
NOTE:1) Contractor is responsible for building signage removaland disposal (Logos, Drive Thru can, Chubby Chicken sign, The
Z) naW sign supplier is responsible for pylon sign head section removal and disposal for retrofits. Contractor is responsibl
Home of the Burger Family letters, etc).
e for pylon sign removal and disposal for brand new signs.
9"8" Style Left - Release 5.0 - Boomeran92014
5. Exterior: Elevations lllustrating Bu¡lding Alterations
Front Elevation
q
EQEQ.
l:=
/
t.
I
I
I
I
ì.
I
attached io building
to E91 5 cut sheetsbacking as required to suPPort new logo.
mounted on cantilevered bracketsNew 12' logo
Provide
Make good roof, flashing and wall
surfaces after removing archof The Burger
New 12'"Homg
ily" sign
New llluminated Boomerang
@ with aluminum sPace frame
\\./...\
'a\\
/,
z.''
2.2lr,
EQFA
UW-- - ú.1.-,-
./
'a.,//.rl',/'7
Add twin head sPotlighting
mounted up in sPace frame. Refer
to Technical Notes for sPecs.
lnstall new checkerboard
window cling
surface
Box-in former arch
complete with soffit
on underside
using electrostatic
e to be excludedprocess. Door
Repaint doors
lnstall new
decals
Add twin head sPotlighting
mounted up in sPace frame. Refer
to Technical Notes for sPecs.cladding
New
aluminumNew 8" aluminum flashing
above windows
Legend
Denotes material finishes
@ Denotes equipment number
New work
Existing
Removed
Optional Scale 1: 3/16"
"B" Stvle Left' Release 5.0' Boomeran92014
10
5. Exterior: Elevations lllustrating Bu¡lding Alterations
Left Elevation
Add twin head spotlighls concealed within canopy frame to illuminate
new "HOTBF" sign. Refer to Technical Notes for light fixture specs
Align top ol
boomerang with iop
of existing parapet
Add twin head spotlights concealed within canopy
frame to illuminate new "HOTBF" sign. Refer to
Technical Notes for light fixture specs
lnstall new flashing
Colour to match
New llluminated
Boomerang @with
aluminum spaHrame
Add twin head spotlight concealed within boomerang
space frame to illuminate painted checkerboard.
Refer to Technical Noles for light fixture specs
Align top of rear
boomerang with
underside of flashing cap
/
-b
øul
or¡
,/',/(Þ
O)
Make good roof, flashing and
wall surfaces after top of arch
demolished
New window
wall sconces
@
Repaint existing New 1S"'HOTBF" sign
@ Referto Eq.
List for site specific length
electrostatic process.Door
usrng
handle to be excluded
Repaint doorlnstallnew
"Welcome"
decals
Replace existing
attribute posters
with new graphics
New 7'
A&W logoNew metal
cladding @
New painted checkerboard Pattern* OPTIONAL: New printed aluminum
checkerboard panels at owners discretion @
q
EQ.EQ.
2,' GAP
Legend
Denotes material finishes
@ Denotes equipment number
New work
Exisiing
Removed
Optional Scale 1: 3/16"
"B" Stvle Left - Release 5.0'Boomerang20l4 11
5. Exterior: Elevations lllustrating Building Alterations
Rioht n
Align toP of rear
boomerang with
underside of flashing caP
Add twin head spotlights concealed within canopy
frame to illuminate new "TBF" sign. Refer to
Technical Notes for light fixture specsbgo@New 7'A&W
@
New llluminated Boomerang
mounted to aluminum
space frame
lnstall new flashing
Colour to match
Add twin head spotlights concealed within canopy
frame to illuminate new "HOTBF'sign. Refer to
Technical Notes for light fixture specs
Align top of
boomerang with toP
of existing paraPet
:o
I
o,
t-
EQVARIESz/,/,,/',/'
l------l
2'' GAP
New meialNew 7 ft. "Burger
Family" faces
s¡gn (B?\
New Painted checkerboard Pattern
* OPTIONAL: New Printed aluminum
checkerboard panels at owners discretion @
wall sconces
@
Repaint existingNew windowNew metal
cladding
New 15'"HOTBF" sign
for site specific length
Refer to Eq. List
New firelight
sign
Add twin head spotlights concealed within canopy
frame to illuminate new "HOTBF" sign. Refer to
Technical Notes for light fixture specs
q
EQEQ.
Legend
Denotes material finishes
@ Denotes equipment number
New work
Existing
Removed
Optional
t
Scale 1:3116"
o'B" Style Left' Release 5.0' Boomerang2014
12
5. Exterior: Elevations lllustrating Bu¡lding Alterations
Back Elevation
Repair all surfaces after
top of arch on front
elevation demolished
* OPTIONAL:
Continue llluminated band around back of building for site
specific, high-visibility locations-at owner's discretion
lnstall new flashing
Colour to match
New 12'logo@
mounted on cantilevered
brackets (rear side shown)
Return llluminated band into
building at rear elevation (both
sides) to terminate
EQ.EQ
I
o o
New painted checkerboard pattern
* OPTIONAL: New printed aluminum
checkerboard panels at owners discretion @ visibility locations at owners discretion
for high
*
New 7' logo
New
alumin
cladding decal
New stick-on
A&W "Welcome"
EP3 usrng
handle to be excluded
Repaint door
Doorelectrostatic
136-1
New self-adhesive
A&W decal
Reoaint metal door and
doorframe onry @
using electrostatic process
.\/'l ,ì¡
.4t
/tt
.'\\
./¿\
Legend
Denotes material finishes
@ Denotes equipment number
New work
Existing
Removed
Optional Scale 1: 3/16"
"8" Style Left - Release 5.0 - Boomerang2Ûl{13
6. Exterior: Technical Notes
6,2 SIGNAGE REMOVAL AND DEMOLITION
, Contractor to remove existing building signage to facilitate building alteration work'
. Demolish existing "arch" down to height of parapet, as shown below.
Remove existing front glazing over entry within arch and metal cladding ("8" stylea
a
only).
Remove existing gooseneck lighting.
lnstall new metal cladding as shown in the "Elevations lllustrating New Finishes" page.
New metal cladding shall be installed with the ribs running in a horizontal orientation,
with product-approþriate flashing and fasteners to prevent ingress of water into wall
cavity. shorterfaces are inboard of taller faces. (see section below).
¡l
Alternate cladding will be acceptable if profile and colour match specs'
Remove existing roof flashing and replace with new FL2. Colour to match cladding'
New soffit painted EP2
Outside
Existing siucco
Z
<_
a
a
a
CO
Boxed-in former "arch"
lnside
Wider ribs facing out
Pre-finished metal flashing
FLz
lnstall new roof flashing
FL2
lnstall new horizontal
cladding CLl
Box-in former arch, complete with soffit on underside with EP2 finish and new cladding
Exisiing structure
"A" Style Building "B" Style Building
6.3 NEW CONSTRUCT¡ON
a
I
lnstall new roof flashing FL2
New flashing FL1
Demolish existing "âlch" ------------->down to height of ParaPet
Terminate underside of
soffit with EP2
Box-in former arch
finished with CLI
The following notes are intended as a technical resource to supplement the scope of work
outlined thro-ughout the Re-lmage Design book, as well as more detailed information about
how the workãhould be carried out. Some items may not be part of your specific scope of
work and appear here as options or alternatives'
6.1 NEW EXTERIOR A&W EQU¡PMENT AND SIGNAGE
A Legend of all A&W supplied equipment items for the re-image program is included in
this Design Book for general reference'
A&W Equipment orãer must be placed by Franchisee' Lead time for equipment
order is 5--6 weeks from date of purchase order' Deposit cheques and signage
permit are required in advance of order placement'
bontractor is responsible for coordination of construction schedule to meet equipment
delivery date.
Cost anO application for sign permits are the responsibility of the Franchisee; as is
arranging forsecure and insured warehousing to receive equipment delivery'
Varioüs Éederal and Provincial bodies in Canada including Workman's Compensation
Board and ontario occupational Health and safety Act, now require contractors to
ensure the employees and subtrades working on site are not exposed to suspected
contaminants or hâzardous mate¡als which may be present within existing buildings or
on sites where theY are working.
A&W recommendi the franchise operator determine any such requirements at
the onset of their project, so it can be reviewed with the successful contractor and
appropriate steps to ensure compliance with these regulations can be taken prior to
cations such as dimensions, materials, electrical
connections, refinishing of existing sign support structures,
for a pylon sign, it must be designed by a Structural
allow sufficient curing time for concrete prior to
CI STOP:
As part of A&W Standard, general contractor/electrician to ensure exterior s¡gnage
und dtiu. thru circuits are decoupled so that when the signage is turned off the
menuboard is still working.
a
a
a
a
a
¡
a
a
a
a
Eng
backing
the start of construction
For technical equiPment sPecifi
for your specific restaurant, refer to therequirements and/or plumbing requirements
included with this Design Book.List and accomPanYing Cut SheetsEquipment
supplier with excePtions notedof exterior signage is by the A&W signagelnstallation
ing supply and installation ofLegend. All other related work includin the Equipment
electrical connections to suitwalls, addition and/or relocation ofplywood backing within
new signage, final electrical
rt structures is by Franchisee's Contractor'and provision of new sign suPPo
If a new concrete base is required
ineer and the Contractor must
Lead Time for new pylon sign is 12 weeks.ng sign delivery and installationscheduli
than existing, may require new plywoodLocations of new logo signs, where different
to ensure adequate support'installed inside existing wall cavities
Optional items at Franchisee's discretion
Suggested environmental initiatives
Leoend:*
Cß
I
r.^n e. rrÞr, Ctrrlac - Elolaase 5_0,; BOOmgfang2014
14
6. Exterior: Technical Notes
6.4 PAINTING
. A fully qualified professional painter must be used to prepare all surfaces by removing
loose debris, scraping, filling, power washing, patching damage, resealing joints,
and cleaning thoroughly prior to painting. Use an exterior latex primer suitable for
masonry, only if existing paint is flaking.. Paint manufacturer's specifications and instructions for surface preparation (such as
cleaning) and product application (such as outdoor temperature at time of application)
must be followed,(st All paints and coatings should comply with Green Seal # GS-'l1 and GC-03, and
GC-where not covered by Green Seal, should meet SCAQMD Rule #1113'. Care must be taken to prevent overspray of paint on to nearby cars, buildings and
other property by providing advance notice to neighbours, covering up of potentially
affected surfaces, monitoring of wind conditions and other proactive measures.. When painting exterior metal window and door frames, A&W recommends the use of
an electrostatic painting process which provides a superior hard wearing finish. This
method is more costly than conventional spray or brush-on applications'. PainVrepaint the following items:. Pylon sign pole to height of readerboard bottom to match Pantone Silver 442C,
electrostatic paint application is prefened,. Repaint all public entrance doors EP3 (orange) electrostatic paint applÌcation is
prefened. Door handle and frame to be excluded.. Solid metal service doors and door frames EP2 (brown),. Aluminum storefront window and door frames, inside and out (EP2) unless clear
anodized finish which can remain.. Checkerboard pattern on designated areas on side elevations EP3 (orange) and
EP6 (rust),. Existing stucco 'towei' EP7 (brown) and exterior walls as designated EP9
(medium grey) and EP3 (orange).. Underside of new soffit boxed-in arch EP2 (brown).. Curbs and bollards EP3 (orange).. Paint Drive Thru arrow on pavement as needed. Artwork available for download.. Repaint existing lot sign cans EP3 (orange) and drive-thru menuboard box EP3
(orange),. Paint mechanical roof screen E
New metalcladding CLl
New brown flasing FLI (some buildings)
Paint existing stucco or sudace EP3
Paint existing stucco or surface EP6
Use existing hard reveal as
checkerboard divider
Repaint base EP9 to maintain equal
divisions of checkers above
a Repaint the garbage enclosure and exterior sheds as follows:
Doors
Checkerboard
pattern on walls
Doors
and
sunound
Willbe
handled on
case-by-case
basis
Custom
Existing
Finish
Stucco Wood/Bricld
Concrete
Metal
Method Spray, brush, or
roller
Spray, brush, or
roller
Electrostatic
recommended,
sprayibrush/roller
acceptable but
interior
Finish Low lustre Low lustre Gloss or semi-gloss
Type Exterior acrylic latex Exterior acrylic latex Urethane alkyd
enamel
Pre-
treatment
Brush, clean with
bleach and water
to remove mildew
and fungal growths,
etc; cracks and
holes to be filled
with suitable exterior
fillings compounds
and sanded smooth
when dry; bare
patching primed
Brush, clean with
bleach and water
to remove mildew
and fungalgrowths,
etc; cracks and
holes to be filled
with suitable exterior
fillings compounds
and sanded smooth
when dry; existing
gloss surfaces
to be dulled with
fine sandpaper or
solvent and bare
patches primed
Primer Exterior latex,
primer suitable
for masonry, only
if existing paint is
flaking
Exterior latex,
primer only if
existing paint is
flaking (must be
suitable for masonry
if on brick or
concrete)
Thoroughly clean
with emulsifier and
sand as needed
to ensure proper
adhesion; surface
must be smooth and
free of dust, grease,
oil, and loose matter
Bonding primer
suitable for non-
ferrous metals
trA" & o'8" Stvles - Release 5.0 - Boomeranq2014 15
6, Exterior: Technical Notes
6.8 DRIVE THRU AWARENESS KIT
lnstall Drive Thru Awareness Kit as per instructions on cut sheetsa
6.6 LED ILLUMINATED BAND . "26" BOOMERANG"
llluminated Boomerang band AW1, is to be supplied by Lektron lnc' and installed by
contractor, contractor to contact Lektron lnc. directly to coordinate sizing and order-
ing of A&W 26" high LED band. See Boomerang Section'
Cıntractor to provide exterior electrical hook-ups and make final connections' See
Boomerang Section'
Aluminum fiamework structure to be supplied and install by Contractor. See Boomer'
ang Section,
Èto-nt togo and bracket is supplied and installed by A&W supplier' Boomerang and
frame work must not run behind logo's mounting brackets. Refer to bracket cut sheets
in Equipment Cut Sheet Section.
eoomeiang must be installed prior to A&W supplier installing signage.
a
a
a
a
-ri'l'-'í;:;t¡
l
IJ
A
a
I
a
14'+l-
EQ,
the most visible window from the streetlnstallfirelight sign inside dining room facing
logos and signage come downd be installed as soon as exteriorSign shou
extra for future).ring for 2 firelight drive thru signs (Provide wi
6.9 FIRELIGHT DRIVE THRU SIGN
Drive thru -----------+ l:
awareness kit on
window
GC to provide
electrical supPlY
and conections
Bulkhead/ceiling
GC to Provide
adequate suPPort
*
. Franchisee, at their discretion, may do additional work on site landscaping' fixtures or
furniture such as: upgrade existing landscape and planted flower areas, repainting lot
lines and curbs, repiir and paintiñg of fencing, replacement of patio umbrellas, skim
coating of asphalt paving, repaintiñg of bollards, addition of exterior lighting, and/or
replacement of outdoor furniture.
' Prefened colours for site items are EP2 (brown) for fencing, patio lights, lamp standards'
bike racks and building mounted garbage receptacles; EP3 (orange)for bollards, curbs
and railings.
* OpTIONÁL: patio furniture and umbrellas available thru A&W Equipment Services'
order directly through your A&W Equipment services Representative'
6.7 ORANGE PUBLIC DQORS
All public doors must be orange as shown in Elevations lllustrating New Finishes'
There are two choices available:. Choice 1:
n.ptint tll public entrance doors EP3 (orange) electrostatic paìnt application
is preferred, Door handle and frame to be excluded' see Painting, Technical
Notes Section.
Choice 2:
Apply Orange Vinyl Door Kit on glass' Refer to cut sheet'
Exclude door handle
Vinyl applied to door glass
a
a
6.5 LIGHTING
. Remove existing exterior lighting including gooseneck lamps and fixtures as per
elevations.. where existing uplights occur on the front bulkhead to highlight the existing fin and/or
burger family facesJthese should be shifted to highlight the new "Home of The Burger
Fariily" lettering; a minimum of two lights is required to illuminate the sign'
. Add newfixtures or relocate suitable existing fixtures to highlight new signage locations'
. Add twin-head spotlights mounted within the Boomerang canopy framework shining
down at the HorBÈleftering, The Burger Family faces oval and building painted
checkerboard as shown in elevations'
Canlet Parmate
65212 -Two lampholders with matching waterproof box, Architectural Grey
Albrite Lighting
. Photos are for reference only, these are a R-style buildings
L1
lighting asrelocate/add uP or
new signage. Add twin headprovide illumination for
up in space framespotlighting mounted
At night the signage will not be visible.
remove or leave the without
('^,1 &,,B" Qtvles - Release 5.0 - BOOmeranq 20f 4
16
7. Exterior: LED llluminated Band r "Boomerar'rg"
_ :-
':.:, : .:.
24" high
Clear Anodized
Aluminum
Space Frame
N/A Fabricated locally
and coordinated by
General Contractor
and Lektron lnc.
lnstalled and
mounted to building
by General
Contractor
Design of space frame can vary. Example provided is for reference,
Blocking within existing building to support framework and light band are
responsibility of General Contractor including Engineering if required.
Shop drawing will be required for space frame and should follow design intent,
angle, location of "valley", distance from building as described in this book.
Contact Lektron lnc. to coordinate space frame fabrication as needed,
Space frame detail
llluminated 26"
high
LED Light Band
N/A Fabricated by
Lektron lnc,
lnstalled by General
Contractor
a
I
Contractor to order Lektron band from supplier as indicated below.
Contractor to supply actual dimensions as requested by Lektron to allow for
accurate fabrication of band to suit specific site conditions.
Contractor to coordinate framework fabrication with Lektron manufacturer in order to
facilitate proper matching alignment of angles.
Typical band will run 3 sides and return into building to terminate.* OPTIONAL: lf site if highly visible on all sides, Franchisee has option of
installing band on all 4 elevations at his/her discretion.
t
a
"8" style building
Logo bracket 891 5 A&W Supplier lnstalled by A&W
Supplier
a Contractor must supply and install appropriate blocking and structure for front logo
to mount to, according to provided cut sheet, Please see Equipment Cut Sheet
Section for details.
Logo bracket
MANUFACTURER CONTACT:
"8" Style - Release 5.0 - Boomerang 2014
Lektron lnc, LED Lighting Technology Phone: 918-622-4978 Web: www.lektroninc,com contact: Keith Hannah Email: keith_hannah @ lektroninc.com
17
T.Exterior: LED lllUminated Band r "Boomerang"
7.1 GENERAL SCOPE OF WORK
a
a
a
clear anodized aluminum space frame is to be fabricated locally and is part of
Contractor's scoPe of work'
The llluminated Boomerang is manufactured by [ektron lnc' lnstallation to Aluminum
space frame is part of the Contracto/s scope of work'
naw wirr ruppty building elevations of original construction drawings to LeKron'
Lektron will send a quote directly to Franchisee or contractor.
Gontractor to coordinate final sizing and ordering of Boomerang directly with Lektron'
iypì.àrfy, top edge of boomeranf at front elevation to be equal in height to top of
exist¡ng'roof
'pr¡r[.t, Top edge of boomerang at back of building to terminate at bottom
of para-"pet flashing, a minimùm of 6" below parapet height Valley of ,Boomerang to be
g, ;bove ground. Refer to elevations for location of "valley" as per Lektron instructions'
Contractor to ensure aluminum framework is designed to supporl specified LeKron
illuminated band.
When togo is to be installed in line with illuminated band, the illuminated band must
riop o.r.rlno logo to allow logo bracket mount directly to building face' Band must not
be penetrated. See plan on next page for reference'
òontractor is responsible for final measurements of the as-built conditions and the
coordination of information required for placement of illuminated band order directly
from Lektron.
óontractorto provide electricaljunction boxes and make finalconnections' Transformers
are included in Lektron's Package.
contractor to install new bollãrds painted EP3 (orange) as necessary to protect
Boomerang corners from tall vehicles'
OPTIONAL where appropriate: Contractor to install awning fabric EVl (Eradi-Lite
#2751 Orange or Awnshade #5123 Orange) above side entrance doors to provide
weather proì'ection. Contact your local canopy fabric supplier. See photo below'
conceptual Design of space Frame (Partial Axonometric)
depth
varies
2û
, ¡oilnl
¡
I
a
t
2" x 1" clear anodized
aluminum staPle frame (toP,
bottom, right, left front edges
only)
*1" x l" clear anodized
aluminum uprights
l
l
I
I
',
i
1" x 1" clear anodized
aluminum suPPotts
:l
l
lI;
:
i
I
Aluminum
space frame
.:. OPTIONAL:
Awning fabric
canopy
,,8" Stvle - Release 5.0 - Boomerang 2014
18
7. Exterior: LED llluminated Band Boomerang"fÍ
7.2 .,BOOMERANG'' SPACE FRAME FOR "8" STYLE BUILDINGS
1) Roof Plan for "B" Style Buildings A) Elevations "8" Style Buildings
WFMWffif
l
r-*¡5ffÉa¡
iqt.
Align top
of rear
boomerang
with underside
of flashing cap
Valley point of
boomerang shall
be centered
on tower and
located 9'-0"
above grade
Align top of
boomerang
with top
of existing
parapet
Valley point of
boomerang shall
be centered
on tower and
located 9'-0"
above grade
I
o
o)
I
i
Right Side
Drive Thru Síde
B) Mounting Bracket Supported Logo DetailCL.of towers
Lekron band stops behind
logo. Logo mounting must not
penetrate band
12' logo & bracket supplied and
installed by A&W sign supplier
1'-6'z',Gap
1',-6u
2" Gap
--t--
Plan
2'-0u
2'-0u
z',-0'
2'-0u
q
EQ.
EQ.
+-++
Band terminates by returning
into rear of building (Both
sides),
Contractor to provide blocking
in walls to accommodate
installation of new Aluminum
space frame, illuminated
band and logo where
applicable. Contractor to
consult with Siructural
Engineer as necessary to
verify requirements and attain
permits.
The "valley" point of the
Boomerang shall be centered
on the mid-point of the tower
and located at 9' above grade
(Refer to Elevations A).
New 7'A&W logo mounted to
building (tower).
Light band/space frame to be
mounted flush against widest
part (tower) of building.
t Option:
nstall awning fabric @ above
side entrances, for "A'arìd "8"
style buildings only.
Aluminum space frame
support structure.
New 12'A&W logo
suppofled on
cantilever support brackets
69ìÐ mounted to building by
A&W sign supplier.
J
1
EQ EQ.
t-o
* OPTION : Light band may
wrap rear of building at owners
discretion to suite visibility and
site lines. Light band to be
mounted on building. Franchisee
to notify if back band is required at
reimage@aw,ca.
Light band/space frame to be
mounted at same distance as
opposite side
The "valley" point of the
Boomerang shall be centered on
the tower and located at 9' above
grade. See elevations.
New 7'A&W logo mounted to
building.
llluminated band mounted to
space frame.
Electrical transformers for light
band to be supplied by Lektron,
installed by localtrades either in
ceiling space of building or within
space frame. See Lekron install
instructions for placement.
Refer to Detail B.
O STOP:
Contractor to provide
additional backing in wall as
required to support logo &
bracket. Refer to cut sheet
I
"B" Styfe - Release 5.0 - Boomerang2014
Elevation
q.
Section
19
T.Exterior: LED llluminated Band r "Boomerang"
3) lnstallation of Boomerang Housing
1) Boomerang Housing and Lens 2) Space Frame
Valley of sPace frame
centred on tower
Typical 8' lengths bolted
togetherLense
continuous rolled Piece
4) GanopY Entrance
* Optional: Fabric weather
protection built into sPace frame
2 rows snaPPing LED
tracks top and bottom
Can of light
band
5) Boomerang at Tower
Aluminum seam
c0ver
6) Boomerang at Front
Stop light band behind logo, sign
1
!
I
1
"B" Stvle' Release 5.0' Boomerang 2014
hardware must not Penetrate light band
New logo SPace frame to suit
20
7. Exterior: LED llluminated Band r "Boomerang"
a
a
7.3 LOCATION OF NEW LOGO
1) ldentification of Centre Lines of 12' logo
It is extremely imporlant to identify the conect centre lines of the '12' Iogo to ensure
proper installation and alignment with Lektron band.
To identify the vertical centre line: take the widest point of the logo, and divide it
into two equal sections,
To identify the horizontal centre line, draw an imaginary line between the two
widest points.
Acceptable centre lines
EQ.
Vertical Line
q.
Horizontal
Line
Widest points of sign
Unacceptable
Do NOT use total height of logo/oval
This is inconect
2) Location of Logo in Relation to the Lektron Boomerang
Place the logo sign centred on the boomerang as indicated below
3) Examples
Acceptable Boomerang and Logo Placement
Correct placement of bracket
centred on boomerang
Unacceptable Logo Placement
rQ
a
q.
Front elevation
q.q.
EQ.EQ.EQ
$**
Logo centred with width and
height of boomerang
ti: : :ì: ì .,,
q
q.
Centre line of logo should align
with centre line of boomerangqSection of Front Boomerang
Align top of
boomerang with top
of final parapet
24" high space frame
GL ...Altgnê- centre of
boomerang
and logo
12'A&W logo
signEQ,
EQ.
¿o
a
STOP:
ldeally, the space frame and boomerang should be installed before the 12'
A&W logo and bracket, ln situations where the space frame is not ready, the
logo and signage should be installed first to minimize the time the restaurant
is without signage.
It is critical for the General Contractor to follow this guide and take accurate
measurements and communicate these measurements with signage supplier
to ensure proper location of signs in relation to the Lektron band,
Details shown are for generic buildings only, if site specific conditions are
required due to City's bylaws, custom renderings will be provided by A&W.
lf anything is unclear in regards to location and/or installation of the logos,
please e-mail us at reimage@aw.ca prior to proceeding.
a
"8" Stvle - Release 5.0 - Boomerang2014
Boomerang
21
I, Exterior: A&W Signage
General. All signs must be uPdated'. Allsigns must ne updated through the National Signage Program supplied and installed
by the approveo ruationãf Signäge Supplier, with the exception of drive thru lot sign
faces and shared PYlon sign faces'. For the drive illr roitign;nd shared pylon signs oNLY, Franchisees have the option
of sourcing the tace-sî the signs localiy. The necessary files can be downloaded form
the A&W Xctrange website. ihese sign faces can also be supplied by the approved
National Signage Supplier and instaled by contractor'
. Drive Thru lot sign åontent message (eg' logo, drive thru with arrow) to remain the
same.. Should there be content required that does not have corresponding artwork available
for download, please e-mail reimage@aw'ca for assistance'
. Át locally souiced sign faces trıt b. approved by your Business Manager prior to
production.
8.1 DESCRIPTION
8.2 ATTRIBUTE POSTERS
Refer to Exterior Elevations for location of existing attribute posters'a
older generation single pole pylon signs with the "arch" feature may only be fitted with
a new head section if:
- The existing base can be certified by an structural Engineer that it is adequate to
support the new head section.
- prbof of engineering certification required by A&W prior to shipping new sign'
- The existini pole isietermined to be adequate to support the new head section'
- original drawings of the concrete base may be available at your municipality if
theyiere submitied at the time of original sign permit'
- Site survery will be required by A&W signage company'
- lf pole and base are adequaté, A&W's signage supplier will customize your sign
a cònnection plate to adapt the standard pylon head section'
. NOTE: Sign will not be installed without written certification by Structural Engineer'
O STOP:
lf power lines are too close
ity comPanY to ensure that
to the pylon sign, please contact your power util-
Hydro regulations will allow for pylon retrofit'
a
O STOP:
' OPTIONAL:
Replace readerboard faces if not in good condition, by recommendation of
yoür Business Manager' Removal and install by A&W supplier'
STOP;
signaWhereexistingsignbasecertifiedbyEngrneeIforreuse,new pylon
baseplate wi need to be manufactu red to match existing base bolt pattern.
Survey will be required pn0r to manufacturiñg Advice y0uI Equipment
Services Rep,at time of equ pment 0rder if this applies to your stgn,
a
AfterBefore
8.4 PYLON SIGNS TREATMENTS
single pole "Root Beer Mug" pylon signs are to be retrofitted with a new head section
rrpîli.à and installed nv niw supptier. Removal and disposal of head section to be
done ny A&W sign ,upp1itt, Contractor to refinish existing pole up to the height of the
bottom of the existing readerboard by preparing surface and repainting silver (to match
Pantone Silver 442Q, readerboard to be repainted EP3 (orange)'
nniritv to retrofit the existing pylon sign will depend on site survey results' Should the
existing pylon not be suitaÙle ior retrofit, a new single pole pylon sign will need to be
purchased and installed.
O STOP:
Long arm should point to the street if perpendicular to building; long arm
snoub follow boomerang's direction if parallel'
a
Check propeftY lines and readerboard height clearance.
a
a
AtterBefore
DO NOT leave ihe existing pole orange, it
should be Painted silver
8.3 LOT SIGNS RETROFIT
Existing sign cans and poles are to be repainted EP3, after proper surface preparation
and retrofitled with new faces with new arlwork'
New sign faces should be lexan or polycarbonate'
lf site s-urvey is required, it will be provided by A&W signage company'
Ënter
.33
a
I
AfterBefore
22
8. Exterior: A&W Signage
Double pole pylon signs can not be reused due to excessive cost of retrofitting. A new
single pole pylon on a new concrete base will be specified in these cases. Removal and
disposalof existing sign to be done by Contractor. Lead time for new pylon sign is 12
weeks, Contractor to coordinate local Structural Engineering of new base and provide
A&W with detail before sign will be shipped. Franchisees to notify A&W custom signs.
Custom signs such as "Lollipop" signs, converted pylons and monument signs where
signage restrictions require unique solutions will be handled on case-by-case basis.
--r'J'*tr/--)t {rq414-
f
#
a
Before After
True lollipops Converted pvlon
iL
Monument signs Shared pylon
I
Drive Thru Gateway is available at Franchisee's discretion. Review location of future
gateway on you site with your Regional Manager to determine suitability.
Cost for supply and installation including new base, electrical connections, etc, are
extra cost over and above basic re-image scope.
Galeway will be supplied and installed by A&W supplier, Base and electrical by General
Contractor.
Please e-mail reimage@aw,ca for more information,
a
a
t
Gateway
* 8.5 DRIVE THRU GATEWAY
All Styles - Release 5.0 - Boomerang2014 23
t
9. Leg end: Exterior Materials and Finishes
Benjamin Moore Abalone
#21 08-60
(Primarily for exterior walls )
Benjamin Moore Horizon
oc-53
(Primarily for exterior walls where cladding is not acceptable)
Any Silver
(Primarily for pole of existing pylon sign base for retrofits)
nla
Silver 442C
Valspar WeatherX
Cambridge White QC 16161
To match
Pantone 476
nla
EP1
EP2
EP3
EP4
EP5
Left blank on Purpose
Benjamin Moore Hasbrouck Brown
HC-71
476
(Primarily for exterior bulkhead, service doors and exterior walls)
Benjamin Moore Rumba Orange
2014-20
165
(primarily for exterior menuboard, bollards, quirky checkerboard and exterior walls)
EP9
EP1 O
EP1 1
cL1
FL1
Metal
Flashing
Source
Locally
Benjamin Moore
(Primarily for exterior walls)
Left blank on Purpose
White Down
0c-131
Warm
Grey 1
Ribbed Vicwest
Metal cladding Profile: CL 6025SR Gauge 26
(Primarily for new exterior cladding, 4'6 weeks lead time)
Benjamin Moore Rust
#2175-30
(Primarily for quirky checkerboard)
Benjamin Moore Sierra Spruce
#2108-20
(Primarily for exterior repainted fin or tower)
Benjamin Moore Stardust
#2108-40
(Primarily for exterior repainted base of walls )
(primarily for retrofitting bulkheads and former neon bands and above windows)
EP6
EP7
EPB
Metal Source
Flashing LocallY
To match CL1
FL2
EV1
(Primarily for ParaPet flashing)
Eradi-Lite Awning fabric #2751 Orange (standard)
0r
Awnshade Awning fabric #5123 Orange (standard)
(*OPTIONAL:Useatentrances:Eradi.Litemoreexpensive,butsuperior)
NOTE: 'l) Paint colour specifications are provided for colour reference only, do not sample from this page
't A,' . ..8" & ,,R" stvles - Release 5.0 - Boomerang 2014
The type of paint (latex, oil'base, etc') and finish (eggshell, high-gloss, etc.) will vary depending on the application and is furlher detailed in the Technical Notes
24
9. Legend: Exterior Materials and Finishes
AW1
ET1
Benjamin Moore (778) 549-0340
Vicwest (for CLi finishes) (604) 946-5316
Lekron lnc. LED Lighting Technology (918) 622-4978 (USA)
Albrite Lighting (for L1 light fixture) (604) 828-5923
Daltile (for ET1 finishes) (604)251-8995
llluminated Lektron lnc.Boomerang LED Light Band
(Does not include space frame)
A&W Orange
Exterior Tile Daltile QH79 Mandarin 4xB
Grout:to match flextile mandarin
Red #102
(At drive thru in some building styles, refer to exterior elevations, 4-6 weeks lead time)
Jennifer Halward
Kevin Bonogofski
Keith Hannah
Alan Searcy
Karen Fourchalk
www.benjaminmoore,ca
www.vicwest.com
www.lektroninc.com
www.albritelighting,com
www.daltile.com
NOTE: 1) All contacts listed here, except Lekron lnc. are for reference only, Contractor can source similar matching product locally
"4","8" & "R" Styles - Release 5.0 - Boomerang2}l4 25
I
10,Legend: Exterior A&w Equipment and Signage
SupplierA&W A&W SupPlier
1 36-1 A&W SupPlier Contractor
136-2 A&W SuPPlier Contractor
Exterior
"HOTBF'
H0ME 0F IHE BURGER tAMltY Pre-spaced
Lettering
Drive Thru
10'
12',
1s',
18',
943
944
945
946
IT
A&W Solid Logo Decal
A&W Frosted Logo Decal
(not alì items shown)
LED Drive Thru Channel Letters 950 A&W Supplier
(Lead time is 8-10 weeks. Applicable to some locations)
A&W Supplier
Firelight Drive Thru Sign 285
Exterior Garbage Receptacle Decal309-2 A&W Supplier
Orange VinYl Door Kit 316 A&W SuPPlier
Welcome/Thanks Decal 317-1 A&W SupPlier Contractor
A&W Supplier
A&W SuPPlier Contractor
Contractor
Contractor
A&W Supplier
Printed Aluminum Panels 967 A&W Supplier Contractor
(Checkerboard)
(Applicable to some locations. Franchisee responsible for always measure all sides of building to verify
height consistency and to confirm panel size requirements * OPTIONAL: instead of painting)
4
Drive Thru GatewaY Sign
975
976
969
(* OPTIONAL sign)
5' Exterior Burger
Family Faces Sign
7'exterior Burger
Family Faces Sign
A&W SupPlier A&W SupPlier
A&W SuPPlier Contractor
A&W SuPPlier Contractor
A&W Supplier ContractorExterior 7'
llluminated 10'
Logo sign w/ Bracket 12'
(Bracket for some stYles)
Lot Signs (Faces OnlY-Si
(* OPTION:ComPlete
Etched VinYl
Window Film
905
910
915
E91 5
Drive Thru Drive Thru Awareness Kit 984
New Boomerang A&W PYlon Sign 986
Retrofitted Boomerang
A&W Pylon Sign
ngle Sided) 920
Replacement)
932
A&W SupPlier or
Local Signage Contractor
A&W Supplier or
LocalSign. Contr
A&W SuPPlier
A&W SuPPlier
A&W SupPlier
A&W SuPPlier+
NOTE: 1) For logos and "HOTBF"
988
Lot Signs (Faces Only-Double Sided) 925
(* OPTION: ComPlete RePlacement)
A&W Supplier or A&W suPPlier or
Local Signage Contractor Local Sign' Contr
letters that are installed by A&W signage supplier,
for all equipment items may be found in the A&W
A&W Supplier Contractor
Contractor must supply and install appropriate blocking and structure for signage to mount
2) Full technical sPecifications
R
H
N
l
rl
i
.i
Allstvles'Release 5.0 - Boomerang 2014
Equipment List and cut sheets which were sent together with this Design Book.
to,andprovideoradjustexistingpowerconnectionstosuitinstallation'
26
0543 228th Srreer, Mapte Ridge
Custom A&W Pylon Sign Treatment
. Lead time for custom signs is 12 weeks once the Sign
Permit is obtained.
. Ability to retrofit the existing pylon sign will depend on site
survey results. Should the existing pylon not be suitable
for retrofit, a new single pole pylon sign will need to be
purchased and installed.
. Single pole "A&W Arch" pylon sign to be retrofitted with a
new head section supplied and installed by A&W supplier.
Removal and disposal of head section to be done by A&W
sign supplier. Contractor to refinish existing pole up to
the height of the bottom of the existing readerboard by
preparing surface and repainting silver (to match pantone
Silver 442C), readerboard to be repainted Ep3 (orange).
. Site survey is required.
NOTES:
A&W Pylon Sign Treatment & Retrofit lnstructions
';
Long arm should point to
the street if perpendicular to
building; long arm should
follow boomerang's direction
if parallel.
STOP:
. Check property lines
and readerboard height
clearance.
Remove and
replace head
section of sign only
if signage survey
allows.
Add "Drive Thru"
Panelto top
section on both
sides of Reado
Board
Existing base
pole and reado
board to remain
and be refinished,
see notes for
specifications.
0543 Maple Ridge - A&W Restauranr 2013
'!"
0543 228rh Sffeet, Maple Rldge
Shared Pylon Panel
NOTES:
Custom sign panel can either
be fabricated locally (Please
provide A&W with a Proof before
sign is fabricated for aPProval)
or through an A&W signage
supplier. Lead time for A&W
supplied custom signs is 12
weeks once the Sign Permit is
obtained.
Shared Pylon Sign Panel Elevations
I
ru¡l.d
NOTES:
Site measurement will be
required to provide an estimate,
if using A&W signage suPPlier' A
site survey fee will be aPPlied
AllA&W Logo usage guidelines
and graphic standards to be
followed.
lnstall new
orange panel
with newA&W
logo on both
sides
tJ weight loss
clinlc
604-466-lose (5673)
U weight loss'
clinic
604-466-lose (5673)
E3Átlsffi
ç#qwflffiffi
JAPANESE CUISINE
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0543 Maple Ridge - A&W Restaurant 2013