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Advisory Design Panel Agenda Page 1 /2
MAPLE RIDGEMAPLE RIDGEMAPLE RIDGEMAPLE RIDGE
ADVISORY DESIGN PANELADVISORY DESIGN PANELADVISORY DESIGN PANELADVISORY DESIGN PANEL
AGENDAAGENDAAGENDAAGENDA
Tuesday, Tuesday, Tuesday, Tuesday, June 9June 9June 9June 9, 2015, 2015, 2015, 2015
4:00 pm 4:00 pm 4:00 pm 4:00 pm –––– Blaney RoomBlaney RoomBlaney RoomBlaney Room
The purpose of the Panel is to encourage quality design in
the community by reviewing and making recommendations to
Council on all new commercial, industrial and multi-family
residential projects that require a Development Permit.
1.1.1.1. CALL TO ORDER & INTRODUCTIONSCALL TO ORDER & INTRODUCTIONSCALL TO ORDER & INTRODUCTIONSCALL TO ORDER & INTRODUCTIONS 4:00 PM
2.2.2.2. AGENDA APPROVALAGENDA APPROVALAGENDA APPROVALAGENDA APPROVAL 4:02 PM
3.3.3.3. MINUTES APPROVAL MINUTES APPROVAL MINUTES APPROVAL MINUTES APPROVAL –––– Meeting Minutes of May 2015 4:05 PM
4444.... PROJECTS PROJECTS PROJECTS PROJECTS
4444.1.1.1.1 4:10 PM
Development Permit No.: Development Permit No.: Development Permit No.: Development Permit No.: 2014201420142014----019019019019----DPDPDPDP
Resubmission: No
Applicant: Rudy DiGiovanni
Project Architect: Lo Studio Architecture
Landscape Architect: Rory Dafoe
Owners: 0981077 BC Ltd. (Rudy DiGiovanni)
Proposal: Two Commercial buildings; residential units above
one of the buildings
Location: 24815 Dewdney Trunk
File Manager: Adam Rieu
4.24.24.24.2 4:50 PM
Development Permit No.: Development Permit No.: Development Permit No.: Development Permit No.: 2015201520152015----081081081081----DPDPDPDP
Resubmission: No
Applicant: Harj Sekhon
Project Architect: SEL Engineering Limited
Landscape Architect: N/A
Owners: 931919 BC Ltd
Proposal: Construction of commercial building – proposed
Taco Del Mar
Location: 22464 Lougheed Highway
File Manager: Adam Rieu
Regular Meeting – June 9, 2015
Advisory Design Panel Agenda Page 2 /2
5555.... NEW BUSINESS & UNFINISHED BUSINESS NEW BUSINESS & UNFINISHED BUSINESS NEW BUSINESS & UNFINISHED BUSINESS NEW BUSINESS & UNFINISHED BUSINESS 5:30 PM
5.1 Review of the ADP Applicant Checklist
6.6.6.6. PRESENTATIONS PRESENTATIONS PRESENTATIONS PRESENTATIONS ---- NilNilNilNil
7. 7. 7. 7. C0RRESPONDENCE C0RRESPONDENCE C0RRESPONDENCE C0RRESPONDENCE ---- NilNilNilNil
8.8.8.8. NEXT MEETINGNEXT MEETINGNEXT MEETINGNEXT MEETING: : : : Tuesday, Tuesday, Tuesday, Tuesday, JuJuJuJulylylyly 14141414, 2015, 2015, 2015, 2015
Applicant deadline: Applicant deadline: Applicant deadline: Applicant deadline: Monday, June 22, 2015
9.9.9.9. ADJOURNMENTADJOURNMENTADJOURNMENTADJOURNMENT
/ss
TO:
FILE NO:
SUBJECT:
PURPOSE:
Advisory Design Panel
2014-019-DP.
24815 Dewdney Trunk Road
City of Maple Ridge
MEETING DATE: June 9, 2015
A design review submission to the Advisory Design Panel has been received for the above noted
property to permit the construction of two commercial buildings. Building 1 will contain one commercial
unit with a drive thru option, and Building 2 will contain five commercial units on the ground floor with
two rental residential units above on the second floor.
The rezoning application supporting this proposal was given first reading by Council on May 27, 2014.
This application needs an OCP amendment to create a new 'Village Commercial' designation.
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:
Rudy DiGiovanni
0981077 B C Ltd.
Lot 22 Section 23 Township 12 New Westminster District Plan
15267
Commercial
Commercial -with the creation of a new Village Commercial
category
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Qesignation:
Vacant
Commercial
Service Commercial
CS-1 (Servic,e Commercial)
Commercial'
·-sfrigle-=Fam11y Residential
RS-1 (One Family Urban Residential) •
Estate Suburban Residential
S1ngle:Family Residential
RS-1 (One Family Urban Residential)
Estate Suburban Residential
High School (Garibaictl}
P-1 (Park and School)
Institutional
Page 1 of 3
·.
Site Area:
Access:
Servicing requirement:
DEVELOPMENT PERMIT AREA:
0.2 ha (0.5 acres)
248 Street; Dewdney Trunk Road
Urban Standard
A Commercial Development Permit is required for all new development on land designated Commercial
on Schedule B of the Official Community Plan. For the purpose of this application, the existing
Commercial Guidelines are being used as guidelines for a Village Commercial Designation.
The purpose of the Commercial Development Permit is to foster attractive commercial areas that is
• compatible with adjacent development and enhances the unique character of the community. The Key
Guideline Concepts are as follows:
l. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping,
traffic calming and the transition of building massing to fit with adjacent development.
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of
parking areas, creating landmarks and visual interest along street fronts.
3. Promote sustainable development with multimodal transportation circulation, and low impact
building design.
4. Respect the need for private areas in mixed use development and adjacent residential areas.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features, materials,
proportions and building articulation.
Rationale and Checklist
The applicant has provided a design rationale and has completed the Commercial Development Permit
Guidelines checklist, all of which are attached to thfs report.
PLANNING COMMENTS:
Official Community Plan: A new commercial category of 'Village Commercial' is being proposed with the
rezoning application. The intent of the Village Commercial designation is to add a new category in the
hierarchy of commercial uses. This designation will serve as an intermediary scale between the
Community Commercial nodes and Neighbourhood Commercial Centres, incorporating limited
components of each category emphasizing site and design elements creating a friendly pedestrian
village environment.
Context: The development site is located on the northeast corner of Dewdney Trunk Road and 248
Street in east Maple Ridge. The area north is zoned CS-1 (Service Commercial), and is part of the same
development, however, the intention is to develop this site at a later date. The area to the south and
east is zoned RS-1 (One Family Urban Residential), and the property west is zoned P-1 (Park and
School).
The proposed development will contain two commercial buildings. Building 1 will contain a single storey
commercial unit with an optional drive thru component. Building 2 will contain five commercial units on
Page 2 of3
the first floor and two rental residential units above on the second floor. The total floor area for Building·
1 is 160 m2 (1723 ft2
) and total floor area for Building 2 is 645 m2 (6,941 ft2
).
Parking: The proposed number of 27 parking spaces exceeds the required amount of 21. Two parking
spaces are allocated small car, and one space is allocated parking for people with disabilities. There is
an additional 13 parking spaces provided on the lot to the north, which will develop at a later date. No
variance requested for parking requirements.
Garbage and Recycling: An enclosure will be located in the parking lot mid-way along the northern
boundary consisting of fir, hemlock and cedar materials.
Off-Site Upgrades: The Engineering Department has given an initial review and determined that
upgrades are required for curb and gutter, road widening on all frontages, possible sanitary sewer and
water service upgrades, sidewalks on all frontages, existing drainage ditches to be eliminated, and
street lighting and street trees required.
Proposed Variances: The applicant has sought a number of variances described and justified in the
Developers ADP submission package. These variances include:
• Rear setback from 6 metres to 1. 7 metres
• Exterior side yard from 3 metres to 1.9 metres
• Building 1 roof height from 7.5 metres to 8.2 metres
• Building 2 roof height from 7.5 metres to 10.4 metres
• Conclusion:
The Planning Department requests that the Advisory· Design Panel provide comments on the
development proposal.
Prepared by: Adam Rieu
Planning Technician
Attachments:
• Cover Letter;
• Design Rationale
• Variance Rationale;
• ADP Applicant Checklist;
• Development Data Sheet;
• ADP Submission Form;
•
•
Development Permit Complianc_e Checklist;
Architectural and Landscaping Plans
Page 3 of 3
981077 BC Ltd., an Adriatic Construction Group Company
May 8th, 2015
District of Maple Ridge,
Planning Department
11995 Haney Place
Maple Ridge, BC
Subject:
Zoning:
Cover letter
DP Design Rationale
DP Variance
Proposed C2
Occupancy: Commercial and residential
Re: 2481 S Dewdoey Trunk Road and 12040 248th Street -OCP Amendment and Rezoning
Ve are pleased to submit the following development application, rendering, plans and documents for the rezoning and OCP
d~endment for Phase 1 of our project at 24815 Dewdney Trunk Road. Development plans are in accordance with meetings we have
had with the District of Maple Ridge planning department and as approved at 1st reading for the project.
Phase 1 for the development, 24815 Dewdney Trunk, is located on the northeast corner of 248th Street and Dewdney Trunk Road on
a highly visible½ acre parcel, close to the geographical centre of Maple Ridge. Phase 2, 12040 248th Street, the adjoining Lot to the
north, will be developed once the tenancies requirements for Phase 1 have been addressed and optimized and a clearer idea of the
commercial and residential demand has emerged.
This proposed development requires an OCP amendment for both parcels to C2, this is in accordance with the report to staff from
council to support a commercial node at this intersection. Rezoning to C2 is required for the parcel to be developed at 24815
Dewdney Trunk Road for phase 1. The adjacent parcel, phase 2, will be rezoned once the concept is fully realized.
Phase 1
Phase 2
Building 1 is for a single user with an optional drive thru component. The drive thru component will only be developed if a
Drive thru tenant is secured. The dashed outline shown on the site plan will require the existing building to be removed, a
new Entrance(entrance for phase 1 to be revised), and revisions to the Landscaping plan. Building 2 consists of 5
commercial units on the ground floor with 2 additional units on the upper floors at each end of the building. The upper
units will be developed either as commercial space or residential units consistent with the C2 zoning bylaw.
The adjoining parcel is currently zoned CS-1 and will be developed once phase 1 is complete and a review of the success of
) the development is considered. We have shown a portion of Phase 2 as additional parking by way of access easement as to
not limit our tenancy requirements for phase 1. The relevance of the additional parking will be re-evaluated once Phase 2 is
considered.
We are proceeding to develop the whole of the properties with cautious optimism over the next 2 to 3 years or sooner depending
on how the project is welcomed by the commercial and residential users in the community. It is our plan that Phase 2 will be
developed with a higher residential use facing Smith with the commercial component inwards to the site.
Design and Construction
The proposed buildings are a hybrid design between residential and commercial. Design has been based on projects within Maple
Ridge, Pitt Meadows, Port Coquitlam and Chilliwack. There has been some influence of design from buildings visited in States of
Florida and Washington. The building colour scheme will bring life and vibrancy to the project and this junction of East Maple Ridge.
Construction for the building will be wood and steel frame with fiberboard (Hardi Plank) exterior. Roofing materials will consist of
graphite grey steel cladding and/or black fiberglass asphalt shingles. Black metal aluminum windows and doors as well as black
metal and cloth awnings over windows and door openings add classic accents to the building exterior. Portions of stone work are
proposed to dress the building base in a portion of the areas.
Please find the following attached for application submission:
•
•
•
0
•
•
•
•
Submission letter and design rationale
Colored elevation rendering and material sheet
Design rationale photo sheet
Site and neighborhood context plan
Architectural landscape plans
Architectural plans-Sanford Design
Traffic impact assessment
Arborists report
Development variance permit requirements for site development
Architect Marco Ciriello -of Lo Studio's in conjunction with Sanford Designs -has created these high profile vibrant buildings, which
we feel, will bolster the Eastern portion of Maple Ridge and bring much needed commercial services closer to residents of this side
of the City. Adriatic Construction (est 1986) has a proven track record of providing higher end buildings as developed in Maple Ridge
and Port Coquitlam Industrial Parks.
Thank you for your consideration and we look forward to proceeding with our development with completion in the fall of 2015.
Sincerely,
Rudy and Ed Di Giovanni
,Jriatic Group
PO BOX 377, PORT COQUITLAM, BC, V3C-4K6, PHONE 604-464-3940 FAX 604-464-3960
EMAIL RUDYDIGIOVANNl@SHAW.CA
981077 BC Ltd., an Adriatic Construction Group Company
May 8th, 2015
District of Maple Ridge,
Planning Department
11995 Haney Place
Maple Ridge, BC
Subject: Development Variance Permit
In accordance with the development plans previously discussed with the Maple Ridge Planning Department the following variances
are required for your consideration for Phase 1 of our development. These variances are required due to the styling and
characteristics of the roof lines we wish to accentuate in our development.
Site Plan Variances
• Rear Yard Variance required from 19' 8" to 5' 6"
• Exterior Side Yard Variance required from 9' 10" to 6' 1"
Building Heights Variance
• Building 1 for a portion of the roof area from 24' 7" to 27' 0"
o Building 2 for a portion of the roof area from 24' 7" to 34' 2"
Thank you for your consideration and we look forward to proceeding with our development with completion in the fall of 2015 .
Sincerely,
Rudy and Ed Di Giovanni
Adriatic Group
DC!(!p Rools
Gro;,fer Helg/Jls
ADP applicant Checklist:
All presentation material must be in 11" x 17" format (7 hard copies 3-hole punched), one full size
copy and one digital copy on CD or memory card submitted to the File Manager. This applicant
checklist needs the "Required" boxes to be completed by the File Manager, while the "Included" boxes
need to be completed by the applicant/project architect and submitted with the ADP package.
1) ADP application form & project data sheet
2) Site and Neighbourhood context
3) Design Rationale
4) Project Analysis
5) Architectural drawings in metric dimensions
a. Site Planning: Site Plan/layout
b. Site Planning: Site Sections
c. Site Planning: Streetscape elevations
d. Site Planning: Shadow Analysis
e. Site Planning: Lighting details
f. Building Design : Floor Plans
g. Building Design: Roof Plans
h. Building Design: Building Elevations from all sides
i. Building Design: Signage details
j. Building Design: Lighting details
k. Coloured elevations (to show material specifications)
I. Building Design: Building Sections
1
Required Included
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m. 3D rendering of the site and/or building
n. Green Building Design/ Sustainable initiatives
0. Material Sample Board
6) Landscape drawings in metric dimensions
a. Landscape Plan/layout
b. Landscaping details for features, play area/
amenity space/ common activity area
C. Planting List with specifications
d. Site Sections to show lot grading, drainage
and landscaping
e. liiigation detaiis for landscaping above structure
f. Signage details for free standing sign age
g. Lighting details for pedestrians/landscaped areas
h. Preliminary Storm water Management (SWM) plan
End of Document
Revised December 2012
2
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Required Included
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MAPLE RIDGE ------
British Columbl>
-•• --mapleridge.ca
DEVELOPMENT DATA SHEET
ProjectZone1S--\ ::JQC....-2,.. Date Prepared -~~'½ 2..t ·, Zrrr3'S
\ '
Required Development Data Minimum Required or
Maximum Allowed
LOT AREA* (in square metres)
Gross Total
Less Road Dedication area
Less Undevelopable area
Net Total
LOT COVERAGE (in% of net lot area)
Buildings & Structures "70°/;::,
Paved & Hard Surfaced Areas
Landscaping
Total Site Coverage
SETBACKS ( in metres)
Front -~ '"'
Rear l-,v-,,.
Side #1 (N{S,I, or W) ''.2., ,.,.;"'\
Side #2 (N,S,E, or W)
Side #3 (N, 5, E or W)
BUILDING HEIGHT (in metres/storeys)
Principal ·7.::::;
Accessory
NUMBER OF RESIDENTIAL UNITS
Bachelor
One Bedroom
Two Bedroom
Three Bedroom+
Total
GROSS FLOOR AREA (in square metres)
Residential
Retail Commercial
Office Commercial
Other Commercial (Type~--......... ~ I c .. ,, ... .t"\)
Institutional
Industrial
TOTAL GROSS FLOOR AREA
• If the development site consists of more than one lot. lot dimensions pertain to the entire site.
Proposed (Complies or
variance needed?)
Required Development Data Minimum Required or
Maximum Allowed
Proposed (Complies or
variance needed?)
DENSITY
# of units/ha (gross) '0 .'"Z..
# of units/ha (net) ic -~
Gross Floor Area 'ft, oS c./'\ 'L
Floor Space Ratio (net) . 0 , Lt-I
AMENITY SPACE (area in square metres)
Common Activity Area
Useable Open Space
PARKING (number of spaces)
Residential and Multi-Residential Uses "2_, 4 .... ;-,..)
Multi-Residential Town Centre (Bach Units)
Multi-Residential Town Centre (1 Bdr Units)
Multi-Residential Town Centre (Added Bdr)
Commercial Uses lS -~ ,.~.,._;i
Educational & Assembly Uses "-.l. ,...,N
Institutional Use
Industrial Use
Business Park Uses
Comprehensive
Total Number of Parking Spaces for Uses ) LI ,4 ,.;,,-:: ~
Number of parking spaces for disabled 0 ,.,,..,...:> i
Number of spaces for visitors GA-,..;,..~
TOTAL NUMBER OF PARKING SPACES "') L1-.Y:. 40
Number and percentage small cars l";:)lj ,-.., ·2...
Number and percentage tandem spaces
TOTAL OFF STREET LOADING SPACE(S) \ -·.,.., ,,
BICYCLE PARKING (number of spaces)
Short Term Bicycle Parking --~~
Long Term Bicycle Parking --
OTHER -state YES or NO for each
Heritage Site
Watercourse/Steep Slopes Covenants, Easements
I hereby certify that all the above information is true and correct. I acknowledge that any error or
omi_ssions are the s~le responsibility of the under~.@€12· • n:Siopment and
Env1ronme5J,t.atsry1ces ~epartment. (
Prepared b\y: :S,\0f)·~1 (;10,!C-.ol'I~' • .,-~ • •
Prin) N;me (P lease print ~nd sign above)
NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent {applicant) for Development
Application.
r~e■v·■
mapleridge.ca
Advisory Design Panel Submission Request Form
The City of Maple Ridge Advisory Design Panel (ADP} meets monthly. Refer to the attached
schedules for submission deadline dates and for the minimum submission requirements. Before
making your submission, contact your File Manager to establish what constitutes a complete
ADP submission package for your project. Forward your complete submission package for the
ADP through your File Manager well in advance of the deadline date.
Current Zone Proposed Zone~
Seeking to appear before t~e ADP on this date :::C-.>Ne-~~
Architect Information:
Submission wf!! be presented to .A.DP by:
Architect L-o '='lvlP I e> A~1!75=-c::rcJtcJs/ !--(4ee,,0 c.-1 ft-tE-.LLo
I
Landscape Architecr:g_~~ ==::t:>o.-~ ' Other Professional (State Name & Role) j) >< .~ ~s. l $¥-I"°"'~
Note.: The Architects are required to prepare plans and to attend and to present all
developments to the ADP that are in the Major Occupancy categories cited in the Table below
taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire
bulletin, click here.
Major Occupancy Types of Building or Parts of Building requiring the
per the current Use services of an architect under section 60 of the Architects
building codes Act.
Group A (Part 3) Public Assembly -any one-storey building with an unsupported span
exceeding 9 m or gross area exceeding 275 m2;
-any building of more than one storey with gross area
exceeding 235 m2; and
-all schools, any size
Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a
Home for the capacity exceeding 12 beds
Aged -any building with gross area exceeding 470 m'
Institutional
Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units
-any building containing 11 or more guest rooms
Group D & E Commercial -any building with gross area exceeding 470 m'
Group F [Fl: Part 3) Industrial -any building with gross area exceeding 470 m2
)
• • ' ,-;-. • • -' : .. : • ·~ -.•
Com1nercial Development Permit Arca Guidelines
' '
Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed
against the following form and character guidelines.
This checklist is intended to aid in the review of commercial development 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 Department staff and the Advisory Design Panel.
Key Guideline Concepts Consistent If No, provide
Yes No justification for
inconsistency
1. Avoid conflicts with adjacent uses through sound
attenuation, appropriate lighting, landscaping, traffic i/ calming and the transition of building ma~sing to fit
with adjacent development.
2. Encourage· a pedestrian scale through providing
outdoor amenities, minimizing the visual impact of v parking areas, creating landmarks and visual interest
along street fronts.
3. Promote sustainable development with multimodal
transportation circulation, and low impact building ✓ design. .
4. Respect the need for private areas in mixed use v development and adjacent residential areas.
5. The form and treatment of new buildings should
reflect the desired character and pattern of
development in the area by incorporating appropriate v
architectural styles, features, materials, proportions
and building articulation.
Guidelines Consistent If No, provide
Yes No justification for
inconsistency
A. Building Design, Massing and Siting
I. The fonn and treatment of new buildings should reflect
the desired character and pattern of development in V the area by incorporating appropriate architectural
styles, roof fonns, facade modulation, architectural
features, fenestration patterns, building elements and
proportions and building articulation.
2. Exterior finishes should be wood, brick, natural stone
or other materials of wann appearance. Substantial ✓ areas of concrete should be avoided. Expanses of
solid wall or glass are unacceptable.
-I -
3. New buildings adjacent to ex1stmg small scale
buildings such as houses should be designed to
provide visual interest whilst protecting the privacy ✓ and livability of both properties.
4. Significant comers should be given added emphasis
with vertical architectural features and roofscape v features. At intersections, the definition of corners
should be reinforced by buildings that front on both
streets.
5. Development should be sited to have the building
frontage on the main street alignment. ✓
6. Projects located on slopes should be developed in a
manner which creates a step in perceived height, bulk N/A
and scale between development.
7. Design and construction of buildings should account
for maximum sound attenuation between commercial
and adjacent residential uses. To ensure that noise
generated on the site is addressed in the most ti appropriate manner, Council may request that a noise
attenuation study be prepared. -
8. Continuous weather protection, such as canopies,
structural awnings, or building overhangs, is strongly
promoted where at-grade retail uses are included in a ✓ development and over common entries to commercial
and/or mixed-use developments that front ~ public
sidewalk or open space.
9. Developments adjacent to treed slopes, ravines and
watercourses must respect natural vegetation, use
natural landscaping to retain soils on the site and .0/.4.
may require additional setbacks as established by
agencies having jurisdiction. Creeks and ravines are
encouraged to be retained in their natural state.
10. Developments are encouraged to redirect water from -(W,5 'Oll.L bi;::_
rooftop runoff and downspouts into vegetated area~ or 11-fp1..1=..J-1~
rain barrels for later irrigation use. WH-~VE-[<. pt:J .S S I S,lc
11. Buildings should be designed and located on a site to:
a) preserve and incorporate natural features or
views;
b) ensure proper orientation and relationship to \I adjoining residential uses;
c) minimize impacts on natural features and
agricultural lands;
d) accommodate natural grades to ensure minimal
grading is required .
B. Refuse. Recycling and Servicing Areas
l. The design ofa roof, placement of mechanical units V
and satellite dishes. etc. should take into account
-2 -
\
I
views of the roof from adjacent buildings.
2. Service areas should have differentiated access to
minimize visual impact as well as conflicts with
pedestrians.
3. Refuse receptacles must be located indoors or within
service areas out of view from pedestrian access.
Garbage and waste material should be stored in
containers that are weatherproof and animal-resistant.
4. Mechanical equipment, drive-through uses, service or
car wash bays, restrooms, vending machines,
unenclosed storage, and public telephones should be
oriented on the site to face away from adjacent
residential development. Whenever possible, these
uses should not be visible from an adjacent residential
property.
C. Street Front
1. Particular attention should be made to the image
presented to the street front.
2. New development should emphasize the street
frontages by incorporating differentiated front, side
and rear oriented facades. Facades should incorporate
vertical and horizontai reiief in a weli-proportioned
rhythm appropriate to the intended scale of
development.
3. Buildings with over 15 metres of street frontage
should break the horizontal mass of the building with
vertical elements in a rhythmic pattern.
4. Streetfront landscaping will incorporate street trees
for definition of site boundaries and enhancement of
public space.
5. Vehicle access on a street frontage should be located
to the side of the building away from the pedestrian
entrance and should be designed to minimize the
impact on streetscape appearance and disruption to
pedestrian movement.
D. Signage and Lighting
v
✓
✓
v
✓
1. Signage should be integrated with the design of a
building, preferably at ground level only, and its size /
and design should complement the scale and
architectural detail of the building.
2. High intensity illumination directed at adjoining
properties should be avoided. Commercial signage
and high intensity illumination adjacent to residential V
uses should be minimized m order to protect
residential amenity.
-3 -
3. Lighting and signage should be designed so as to have
no direct source of light visible from the public right-✓ of-way.
4. All signage must conform to the Maple Ridge Sign
Bylaw. In the event of a conflict between the Maple ✓ Ridge Sign Bylaw and these guidelines, the latter
should take precedent.
5. In multiple-tenant commercial or mixed-use 1,H~A~l~~L buildings, signs should be designed to present a ~~~..5r.o-<l ~8£. unified appearance. Signage space should be G.-Nrf AJJa=I:) ~ lfiJlfll)l;<.
provided for upper storey tenancies. P, ,-,:::.-,,;~~ 5T-{C.'c, o F
f?t4.t.JA4f:._'
E. Vehicle Access, Parking, and Circulation
I. Buildings and structures should be located to ensure
safe traffic circulation and access and adequate on-
V site parking. Parking should be encouraged in smaller
units to avoid a monotonous appearance.
2. Parking and storage areas should be appropriately .
screened. Low level landscape screening should be V provided to parking areas adjacent to public streets. -
3. Where possible, parking and servicing should be ,IJ r~~'.=> -r~0r
located underground or to the rear of buildings to PE:.v~~-,
minimize the impact on streetscape appearance and ~uf?.F,AOf;._ PAµaAJ9 pedestrian amenity. In all new buildings the portion l S COM J..,f,O,}.) of the structure used for parking and servicing should
be adequately screened and should be architecturally
compatible with the rest of the building.
4. Existing lanes should be used for vehicle access,
loading and servicing. Upgrading oflanes in terms of N/A-attractive treatment and screening of parking access
and loading and service areas is encouraged.
5. Vehicle access should be located to the side of the PA/c:4:;J~ I<;,
building away from the pedestrian entrance and Gf);..> ~ e,t;;.;ef[L.'-(
should be designed to minimize the impact on ~~ streetscape appearance and disruption to pedestrian
movement.
-
6. Lanes, and driveways should conform to !he existing
grades as closely as possible to ensure minimal
disruption of slopes and vegetation. On steep terrain, NA access should be aligned, wherever possible, to nm
parallel rather than counter to, natural contours and
existing grades.
7. Shared vehicle access between adjoining sites should -tp /3-E:. c.,'u_,J 5 I Pf,e_
be considered where access for parking at the rear of WH,.clJ _p!i,Sr~,v./ ,vq
the property is limited. Joint or shared access should A-'"E'.,)(;f".,P~~
also be considered between adjoining developments
-4-
/
to minimize disruption of pedestrian sidewalks and to
maximize landscaping and permeable surfaces.
Integration of driving aisles and pedestrian walkways
between adjacent sites is also strongly encouraged.
8. Minimize the amount of asphalt surfaces in parking
areas by integrating a variety of paving materials such
as concrete, decorative pavers or by using alternate
surface treatments.
9. Above ground parking structures should not front
public streets at grade. Non-parking uses or special
fa«;ade treatments must be provided along street
frontages to enhance the building's appearance to the
public realm. On non-street fronting facades, parking
structures should be treated to avoid long blank walls
at grade, such as massed landscape treatments or
attention to design detailing on the fa,;:ade.
10. P~rking control equipment, such as ticket dispensers
and card readers, should be located at a sufficient
distance from a public street to prevent parking
queues extending onto the street. Similarly, a
minimum distance of one car length, and preferably
two car lengths, should be provided between an exit
gate and the street edge to accommodate cars waiting
to merge into traffic.
11. Rooftop parking structures should include design
elements, including landscaping, to reduce the visual
impact from the street and surrounding uses.
F. Pedestrian and Bicycle Access
I. Development should improve pedestrian amenity
through interesting design detail at ground level,
✓
v
easily identifiable entrances, shop fronts with clear V
untintcd glazing, concentration of signage at ground
level, attractive landscaping and well defined
pedestrian crossings for driveways and roadways.
2. A well defined pedestrian access to the commercial
use will be provided ti-om the public sidewalk.
Design will ensure that pedestrian use is given
precedence over vehicular use. Where possible, at
least one pedestrian connection should be provided
through the main block of buildings.
3. Facilities for cyclists should be considered for all
developments.
G. Landscaping and Open Space
I. Landscaping should be supplemented to identify and
define public space to present a _pleasing image and
-5-
✓
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tp,t;;flos -AW uJAo.W4ys
A~ Hie.It c...{fl;:.t?
to soften the transition from adjacent land uses to the
commercial development. v
2. Adjacent residential uses should be adequately ✓ protected by significant landscaping or the provision
of screening or both.
3. Street trees will be a required component of all new
development for definition of site boundarfos and
enhancement of public space. Simplicity in
landscaping materials is-desirable and should be ,v encouraged for screening purposes. Deciduous tree
species should be considered in landscape plantings to
permit light penetration in winter. Mature vegetation
should be retained where possible.
4. Aesthetic values along frontages and on-site ought to
be enhanced by significant landscaping on all ✓ property lines and around buildings. Street trees
should be-used to provide the landscaping variety that
would soften the character and scale of the area.
5. Landscape planting and screening should be used to
create interesting views and focal points into and out ·/ of the site for pedestrians, passing drivers and .
building tenants on the site or adjacent to it.
6. Open space should be usable, attractive and well-
integrated with the design of the building. Open
space, in many cases, will be achieved with ✓ courtyards, recessed balconies, terraced balconies,
rooftop gardens, and atria.
7. Landscaping should reinforce design continuity with
neighbouring properties and the streetscape by ✓ providing consistency in street trees, plant materials,
and other landscaping elements.
8. Landscaping should define the purpose and
emphasize the desired character and function of
public and private space. All private and semi-private
d open space should be clearly defined as such and N/~ should be controllable by 1hose meant to benefit and
be responsible for it, thus encouraging use, pride and
safety.
9. Distinguish public and semi-public spaces from
private spaces. Design symbolic barriers through:
a) building and site design;
~\\)< b) changes in paving, vegetation, or grading; or
c) architectural features, such as low walls, bollards
or raised planters.
-6 -
H. Crime Prevention through Environmental Design
(CPTED)
I. Developments should be designed to max1m1ze
opportunities for natural surveillance allowing people
to easily view what is happening around them during
the course of everyday activities. Crime Prevention
through Environmental Design principles and
techniques are encouraged.
2. Crime Prevention through Environmental Design
(CPTED) principles should be incorporated into the
design of all parking facilities.
3. Design the interior spaces and exits from any
underground and above ground parking structures for
maximum visibility within the parking area. Entries
should be highly visible, well lit and spaced at
convenient intervals. Hidden spaces, obscured alcoves
and blind comers should be avoided in the design and
layout of the parking facilities.
4. WaJls and ceilings of parking structures, particularly
underground structures, should be painted white to
enhance or retlect light.
I. Universally Accessible Design
l . All non-vehicular routes be fully accessible.
✓.
Sidewalks and pathways should be wide enough for
wheelchair / scooters and should include a tactile strip
for the visually impaired. Curb-cuts and curb let-I/
downs should be provided in appropriate locations to
facilitate safe, convenient, and direct access from
parking spaces to buildings for people with
disabilities.
2. Locate parking spaces allocated for people with
disabilities as close as possible to the main entrance to \/
a building.
3. Building entries should be:
a) clearly addressed with large numbers visible
from the street;
b) directly accessed from the street without stairs; J
and
c) provided with weather protection, exterior
lighting, and power-assisted door openers.
-7 -
J. Bicycle Storage and Parking
I. Provide short tenn bicycle parking facilities, such as
bicycle racks, at grade close to building entrances.
Bicycle parking should be in well-lit locations and
clearly visible from a main building entrance and/or
public roads. Bicycle racks should be made of sturdy,
theft-resistant material, securely anchored to the floor
or grounds.
2. Provide long term bicycle parking facilities in secure
storage areas within buildings. Bicycle storage areas
provided as part of a parking structure should be
located close to elevators and access points. In mixed-
use buildings, bicycle storage facilities for residents
are to be separate from those for the commercial uses.
3. Large-scale developments are encouraged to provide
end-of-trip facilities, such as showers and lockers,
within the development for the convenience of
employees.
Date: HA'-4 l.D /WI '5 J
✓
TD.-8-1'=;. rO,eJ°'H~J<?-
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l '41&-A-AA OAA Municipal File No. -Z.e>t 4:-otq -•g,.1e.. · I /·
Plan Description:
Project No. I,:;: ..., ao G
Signature ~--t-~4c.::.4:...i,,..~---
-8 -
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Site Plan
GARIBALDI CROSSING SITE PLAN
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f !BUILDING 2 j
I
I
PHASE 2
TO BE REMOVED FOR PHASE 2
----~:f:, MAIN FlOOR-ARU. +/-4,$87 SO, n, :i: St:CONO flOO!!-ARU •/-2354 SO. FT.
'.(: TOTAL BUILDING FLOOR AREA + /-6,941 SO
----~l ·
:i: :i: ------1:i:·
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2 STOREY END UNIT
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:~ir -\h=,.,...,"""";=.,."""""':=!l...,..._j r · ..... -:.-:.:--:--:--:-:_-:_-:.-:-.._J:•X.
LOT 22
24815 DEWDNEY TRUNK
or F"OR ORl'v£ THRV TCNANf ---
___ _j,
PHASE 2 ENTRANCE E~T
Entrance/Exit
I BUILDING 1 I
TOTAL CRU -AREA
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248TH STREET
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Building 1
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Garibaldi Senior Secondary
Esso with Tim Hortons
Site and Neighborhood Context
24815 Dewdney Trunk Road
Vacant Lot
)
Heritage Colors
Goose Neck Lights Highlight
Attractive Signage
On-trend Design Elements
Compatible with Current
Maple Ridge Design Schemes
12" Fascia
~ w/ 6" Shadow
Board and Black
Accent
Knee Brackets
Black Metal
Awning
L _1 k Framed
Aluminum
Cased Windows
Benjamin Moore
Arroyo Red
Design Building 1
Benjamin Moore
Hawthorne Yellow
Benjamin Moore
Arroyo Red
7
Black Fiberglass
Asphalt Shingles
or Charcoal
Steel Cladding
Roof
Black Goose
Neck Lighting
Caged Wall
Lighting
Painted Hardy Board
16" Barge Board
All Design Elements
Similar to Building 1
Benjamin Moore
Lafayette Green
Design Building 2
Benjamin Moore
Hawthorne Yellow
Benjamin Moore
Hudsons Bay Blue
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"""'" PROPOSED MIXED-USE BUUXNGS
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REVISIONS
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x,,u;; ,11••1'-G DRAWNBY: MC 24815 DE~[Y 1RUNK ROAD
O,.TE; .&A.Y 1a.-1 CHECW,BV, "4C 12040 248 S'TR., MAPLE RIDGE, B.C.
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PROPOSED MIXED-USE BUllDINCS FOR: ADRIATIC DEVELOPMENT
DK 24815 DEWDNEY TRUNK ROAD
MC 12040 241! ST., MAPLE RIOCE. ec
SECTIONS
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PLANT LIST
'SY OMM NN
Prunus serrulala 'Amanogawa' Amarlogawa Flowering Cheny 6cm cal.,2.0m slod • B&B
Off•sile Street Treer species to salisfaction or Maple R~e [selci:1ed for 0/H wires)
Fagus sylvatica 'Oav,,ykii' Dawyk Beech
Magnoliastellala Star Magnolia
Piceaomarffi.a Serbian Spruce
Albulus unedo Slrawben-y Bush
30 Azalea 'Hino While' Hino While Azalea
51 Prunus I. 'Olla luylcen' Ot\o Luyken laurel
63 Sarcococca hookerana humilis Fragranl Sweet Box
39 Thuja occidenlalis 'Smar.tgd' Smaragd Cedar
Yucca filamentosa Adam's Needle
GROUNOCOVERS ANO PERENNIALS
69
74
BO
67
Carex comans 'Bronze' Bronze Hair Sedge
Cotoneasler dammeri Bearberry Cotaneaster
Erica camea 'Springwood White' Spring,Yood White Heather
Slipatenulssima Mexican Feather Grass
5em cal., B&B
5cm cal., B&B
2.0m hi. B&B
#3Conl
#2 Cont.
#2 Conl,, 90cm O,C,
#2 Conl,, 90an O C,
0_6mhl
#2Con\,
#i Conl.
#1 Cont
#1 Cont.
#1 Conl,
0.75m Q.C
o.75m o.c.
o.somo.c.
0.60mO.C.
o.eomo.c,
o.eom o,c,
PROPOSED 6' HIGH T'EMPO.AARY CEDAR
FENCE JiLONG NORTH EDGE
OF NEW PARKING LOT
I NOTES:
Al.L WORK & MATERIALS TO CONFORM ro TI1E l,,A TES'T EDITION OF 1'HE BC LANOSCAP£ St'ANOAA:0 AND
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TO:
FILE NO:
SUBJECT:
PURPOSE:
Advisory Design Panel
2015-081-DP
22464 Lougheed Highway
City of Maple Ridge
MEETING DATE: June 9, 2015
A design submission to the Advisory Design Panel has been received for the above noted property to
permit the construction of a commercial building. The development site will be subject to a Commercial
Development Permit to address the form and character of the development.
The property is properly zoned for the proposed use, therefore, subject to a Development Permit
being approved before a Building Permit can be issued.
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:
Access:
Harj Enterprises
931919 BC Ltd.
Lot 1 District Lot 398 Group 1 New Westminster District Plan 6645
Commercial
Commercial
C-3 (Town Centre Commercial)
C-3 (Town Centre Commercial)
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Nail Salon
Restaurant
Commercial
C-3 (Town Centre Commercial)
Town Centre Commercial
Vacant
C-3 (Town Centre Commercial)
Town Centre Commercial
Restaurant
CD-2-85 (Town Centre Commercial
(Comprehensive Development))
Town Centre Commercial
Restaurants
C-3 (Town Centre Commercial)
Town Centre Commercial
234 m2 (2519 ft2)
Rear Lane and Lougheed Highway
Page 1 of 3
Servicing: Urban
DEVELOPMENT PERMIT AREA:
In accordance with the Official Community Plan, Section 8.11, a Town Centre South of Lougheed (SOLO)
Development Permit is required for this proposal and will be subject to the following Key Guideline
concepts of the South of Lougheed DP Guidelines:
1. Develop a diverse shopping, employment and residential district.
2. Create pedestrian-oriented streetscapes.
3. Enhance the quality, character and vibrancy of SOLO.
4. Maintain cohesive building styles.
5. Capitalize on important views.
6. Provided public outdoor space.
7. Provide climate appropriate landscaping and green features.
8. Maintain street interconnectivity.
The applicant has submitted a checklist for the Town Centre South of Lougheed Development Permit
Guidelines and has identified the policies that the project meets. The checklist is attached to the
Advisory Design Panel package.
PLANNING COMMENTS:
Context: The development site is a narrow lot (5.68 metres) located on the south side of Lougheed
Highway between Fraser Street to the west and 225 Street to the east. The area north, west and south
is zoned C-3 (Town Centre Commercial), and the area east is zoned CD-2-85 (Town Centre Commercial
(Comprehensive Development)).
Proposal: The applicant proposes to construct a new commerqial building that will be occupied by a
food tenant. The building will replace the existing structure, and will consist of traditional red brick and
light earth tone colours to match the existing buildings in the area. The building will front Lougheed
Highway and is situated at the front property line to provide a continuous storefront with the
neighbouring businesses. Street level windows will open up to give the building a feeling of openness,
along with adding natural light to the space.
Parking: The applicant is proposing 1 parking space at the rear of the building, accessible from the lane.
There are limitations on site with respect to size; therefore, a variance will be required to reduce the
amount of parking from 3 spaces to 1 space.
Off-Site Upgrades: Engineering comments have not been provided at this time.
Proposed Variances: The applicant will be seeking variances to reduce the parking from 3 spaces to 1
space; as well to reduce the minimum required height of the building from 3 storey's to 1 storey;
however, the front of the building will appear to be 2 storey's due to the high roof and parapet at the
front of the building.
Other: Landscaping opportunities are limited due to the size of the development; therefore, the
applicant has not retained a Landscape Architect. This is acceptable to staff, provided the necessary
securities and planting specifications are part of the issued Development Permit. ·The applicant has
proposed landscaping features including potted grasses at the front of the building, particularly to the
east where there is more space between the fagade and sidewalk. Potted cedar hedges are proposed
behind the building on the eastern boundary at·the interface of the adjacent parking lot.
Page 2 of 3
Stormwater Management opportunities are also limited on the development ?ite. The applicant is
proposing to install a water quality and sediment control chamber, in the form of an oil interceptor.
Conclusion:
The Planning Department requests that the Advisory Design Panel provide comments on the
development proposal.
Prepared by: Adam Rieu
Planning Technician
Attachments:
• Cover Letter;
• Highlights;
• ADP Sub"mission Form;
• ADP Applicant Checklist;
• Development Data Sheet;
• Development Permit Compliance Checklist;
• Architectural Plans (includes Landscaping)
Page 3 of 3
NEW COMMERCIAL
DEVELOPMENT
22464 LOUGHEED HWY, MAPLE IDGE
Advisory Design Panel Presentation
NEW COMMERCIAL DEVELOPMENT
22464 LOUGHEED HWY, MAPLE RIDGE
The Proposal
We are forwarding our proposal to construct a new, approximately 1,000 square foot
building, at 22464 Lougheed Hwy. The building will be leased and occupied by a new
and upcoming food tenant which will help to offer more eating selection and variety
for those that work and frequent the downtown core of Maple Ridge.
The building will replace the existing aged structure and provide a fresh new look to
the cityscape along the Lougheed Hwy.
In keeping with the Official Community Plan, the building will use traditional red brick
and light earth tone colours to match the existing buildings in the area while at the
same time keeping with the historical character of Maple Ridge. The front fa9ade will
extend 45 meters above the street level to give the structure more presence along
Lougheed Hwy.
The street level windows of the building will open wide so as to create an atmosphere
of openness within the building and give a "European Cafe" feel. The higher windows
will allow natural light to enter the building.
A variance is being requested as the OCP requires 3 storeys. Initially it was agreed
that 3 storeys would be constructed however it was made apparent that the parking
requirements were not met with 3 storeys due to the extremely smaller size of some
of the lots that sit on the Southside of Lougheed east of 224th. It was discussed with
City staff and agreed that approximately 1,000 square feet would be constructed
along with a parking variance for the structure.
In addition, we are proposing that the east facing wall be used by students in the
community as a canvas to create an iconic mural. The mural would highlight the
natural beauty that Maple Ridge offers. It would also look forward to the future of
Maple Ridge and its rich diversity of people.
We believe that a small project like this will pay big dividends tor the City and its
residents. Newer buildings are able to attract better tenants and also make the area
more appealing for further investment in the future.
NEW COMMERCIAL DEVELOPMENT
22464 LOUGHEED HWY, MAPLE RIDGE
Highlights
• The proposed project involves the demolition of the existing aged
structure located at 22464 Lougheed Hwy and constructing a new
building. The new building will provide a fresh new look to the
cityscape along the Lougheed Hwy.
• The project is small in nature and will consist of a new 1074 square
foot building.
• In keeping with the Official Community Plan , the building will use
traditional red brick and light earth tone colours to match the existing
buildings in the area while at the same time keeping with the historical
character of Maple Ridge. The front fa9ade will extend 45 meters
above the street level to give the structure more presence along
Lougheed Hwy
• The street level windows of the building will open wide so as to create
an atmosphere of openness within the building and give a "European
Cafe" feel. The higher windows will allow natural light to enter the
building.
• In addition, we are proposing that the east facing wall be used by
students in the community as a canvas to create an iconic mural. The
mural would highlight the natural beauty that Maple Ridge offers. It
would also look forward to the future of Maple Ridge and its rich
diversity of people.
• The building and establishment that is set to occupy the building will
add to the Town Centre and will provide a new eating option for
shoppers visiting the new Walmart location.
~ ~·-mapleridge .. ca
Advisory Design Panel Submission Request Form
The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached
schedules for submission deadline dates and for the minimum submission requirements. Before
making your submission, contact your File Manager to establish what constitutes a complete
ADP submission package for your project. Forwar,d your complete submission package for the
ADP through your File Manager well in advance of the deadline date.
Application Information:
Name of Applicant
File number
Address of site
Harj Sekhon
2015-081-DP
22464 Lougheed Hwy
Current Zone C-3 Proposed Zone _N_/A ____ _
Seeking to appear before the ADP on this date June 9, 2015
Architect Information:
Submission will be pre·sented to ADP by:
Architect Chungmo Chung (SEL Engineering La
Landscape Architect _N_I_A _____________ _
Other Professional (State Name & Role) Rajeev Mangla (Civil Engineer)
Note.: The Architects are required to prepare plans and to attend and to present all
developments to the ADP that are in the Major Occupancy categories cited in the Table below
taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire
bulletin, click here.
Major Occupancy Types of Building or Parts of Building requiring the
per the current Use services of an architect under section 60 of the Architects
building codes Act.
Group A (Part 3} Public Assembly -any one-storey building with an unsupported span
exceeding 9 m or gross area exceeding 275 m2;
-any building of more than one storey with gross area
exceeding 235 m2; and
-all schools, any size
Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital} with a
Home for the capacity exceeding 12 beds
Aged -any building with gross area exceeding 470 m2
Institutional
Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units
-any building containing 11 or more guest rooms
Group D & E Commercial -any building with gross area exceeding 470 m2
Group F {Fl: Part 3} Industrial -any building with gross area exceeding 470 m2
)
Br1Mh Columb1J
Deep Roats
Greater Heights
ADP applicant Checklist:
All presentation material must be in 11" x 17" format (7 hard copies 3-hole punched ), one full size
copy and one digital copy on CD or memory card submitted to the File Manager. This applicant
checklist needs the "Required " boxes to be completed by the File Manager, while the "Included" boxes
need to be completed by the applicanVproject architect and submitted with the ADP package. ..
1) ADP application form & project data sheet
2) Site and Neighbourhood context
3) Design Rationale
4) Project Analysis
5) Architectural drawings in metric dimensions
a. Site Planning: Site Plan/layout
b. Site Planning: Site Sections
c. Site Planning: Streetscape elevations
d. Site Planning: Shadow Analysis
e. Site Planning: Lighting details
f. Building Design: Floor Plans
g. Building Design: Roof Plans
h. Building Design: Building Elevations from all sides
i. Building Design: Signage details
j. Building Design: Lighting details
k. Coloured elevations (to show material specifications)
I. Building Design: Building Sections
1
Required Included
□ ~
□ ~
□ (Z)
□ □
□ ~
□ IZJ
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□ □ ..
□ rs?
□ ~
□ [}a'.
□ (2
□ □
□ □
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m. 3D rendering of the site and/or building □ □
n. Green Building Design/ Sustainable initiatives □ □
o. Material Sample Board □ ~ '
Required Included
6) Landscape drawings in metric dimensions
a. Landscape Plan/layout □ ~,
b. Landscaping details for features, play area/
amenity space/ common activity area □ □
C. Planting List with specifications □ □
d. Site Sections to show lot grading, drainage
and landscaping □ □
e. Irrigation 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 □ ~r
End of Document
Revised December 2012
'
2
l~-maple,idge.ca
DEVELOPMENT DATA SHEET
Project Zone South of Lougheed Date Prepared May 26, 20;5
Required Development Data Minimum Required or
Maximum Allowed
Proposed (Complies or
variance needed?)
LOT AREA* (in square metres)
Gross Total
Less Road Dedication area
Less Undevelopable area
Net Total must be >186 m2 234m2
LOT COVERAGE (in% of net lot area)
Buildings & Structures
Paved & Hard Surfaced Areas
Landscaping
Total Site Coverage max9O% 42.65%
) SETBACKS ( in metres)
Front No required O.36M
Rear must be>6M 2O.46M
Side #1 (N,S,E, or W) NIA OM
Side #2 (N,S,E, or W) NIA OM
Side #3 (N, S, E or W) NIA OM
BUILDING HEIGHT (in metres/storeys)
Principal 3 Storey Minimal 1 Storey (Variance Required)
Accessory NIA NIA
NUMBER OF RESIDENTIAL UNITS
Bachelor NIA N/A
One Bedroom NIA NIA
Two Bedroom NIA NIA
Three Bedroom + NIA N/A
Total NIA NIA
GROSS FLOOR AREA (in square metres)
Residential NIA
Retail Commercial NIA
Office Commercial NIA
Other Commercial (Type ) NIA
I nstitutiona I NIA
Industrial NIA
TOTAL GROSS FLOOR AREA N/A 99.79 sq m
* If the develooment site consists of more than one lot. lot dimensions oertain to the entire site.
)
I
Required Development Data Minimum Required or
Maximum Allowed
Proposed (Complies or
variance needed?)
DENSITY
# of units/ha (gross) N/A NIA
# of units/ha (net) N/A NIA
Gross Floor Area N/A N/A
Floor Space Ratio (net} N/A NIA
AMENITY SPACE (area in square metres)
Common Activity Area NIA NIA
Useable Open Space NIA N/A
PARKING (number of spaces}
Residential and Multi-Residential Uses
Multi-Residential Town Centre {Bach Units}
Multi-Residential Town Centre (1 Bdr Units)
Multi-Residential Town Centre {Added Bdr)
Commercial Uses 3 (Restaurant 1 l30sq m) 1 (variance required)
Educational & Assembly Uses
Institutional Use
Industrial Use
Bus iness Park Uses
Comprehensive
Total Number of Parki ng Spaces for Uses 3 1
Number of pa rking spaces for disabled
Number of spaces for visitors
TOTAL NUMBER OF PARKING SPACES
Number and percentage small cars
Number and percentage tandem spaces
TOTAL OFF STREET LOADING SPACE(S)
BICYCLE PARKING {number of spaces}
Short Term Bi cycle Parking 6/1500sq m I 0
Long Term Bicycle Parking N/A I NIA
OTHER -state YES or NO for each
Heritage Site !No I Tree Su rvey/Assessment Provided )No
Watercourse/Steep Slo pes I No I Covenants, Stat ROW & Easements !No
I hereby certify that all the above information is true and correct. I acknowledge that any error or
omissions are the sole responsibility of the undersigned and not the Development and
Environmental Services Department.
Prepared by: Harj Sekhon
Print Name {Please print form and sign above)
NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development
Application.
~ --_Town Centre Development Permit Area Guidelines
SOLO (South of Lougheed) Precinct '
Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed
against the following form and character and green building design guidelines. The guidelines appiy to Ground-
Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre
Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the
guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit
area guidelines.
These guidelines are intended to aid in the review of development permits in the Town Centre and are to be
completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines
by the Planning Department and the Advisory Design Panel.
In the checklist, you are only required to address the guidelines with the icon that relates to your project:
TCC = Town Centre Commercial (commercial developments only}
MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and
either offices or residential above)
MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-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 Design Objectives
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 pedestrian oriented urban realm in Maple Ridge Town Centre by
ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks,
form, mass, and height.
• To help define the street and sidewalk areas as active public spaces.
B. Building Facades, Materials and Colour
• To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design
concept where windows, doors, siding material and other fai;ade elements create a pleasing composition
compatible with surrounding buildings, commercial and neighbourhood character.
• To enhance the architectural and massing concepts of a building 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 and ground mounted mechanical equipment and trash storage from public view and thereby
ensure commercial and mixed-used buildings maintain an attractive appearance to the street.
C. Building Site Considerations
• To ensure public outdoor spaces are designed so th at they improve use and activities, incorporate universal
access, reduce vandalism, increase safety 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 Town
Centre, enrich the pedestrian friendly 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 ensure parking lots are designed to be accessible, but do not 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 service street, and to provide a secondary vehicular and
pedestrian throughway in the Town Centre.
• To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and
residential areas from unsightly, noisy and noxious environments.
Maple Ridge Town Centre
Development Permit Area Guidelines
1
~ M0Mf!i-lKIM
Town Centre Development Permit Area Guidelines
Checklist
~ tB,~~~i'Tllfl uu.-..T• """ IMfHIII 1~,.. ... -1 1111a:raI!-
e
A.1 Building Mass and Form
AJ.l Maintain the mass and scale of buildings TCC MU MFR 0 □ □
Al.2 Enhance the block with corner commercial buildings TCCMU I I □ 0
Al.3 Accent corner buildin.11;s TCCMUMFR □ □ 0
Al.4 Use oedestrian-scale design elements TCCMU 0 □
Al.5 Feature oedestrian amenities TCCMU MFR I I 0
Al.6 Design large buildings into smaller modules TCCMUMFR □ □ 0
Al.7 Accommodate street-fronting units TCC MU MFR I I □ 0
Al.9 Ensure aooropriate roof pitch TCCMU MFR □ 0
Al.10 Use design elements to reduce roof mass and scale TCC MU MFR I I □ 0
A.2 Buildine: Heights
A2.l Varv building heights TCC MU MFR □ □ 0
A2.2 Maintain alignment of architectural features TCCMU MFR 0 □
A2.3 Integrate taller buildings TCCMU MFR 0
A2.4 Step back taller buildings TCCMUMFR □ □ 0
A2.5 Match building heights at the end of blocks TCCMUMFR I I □ 0
A2.6 Manage phased development TCC MU MFR □ □ 0
A2.7 Protect views TCC MU MFR □ □ 0
A.3 Building Setbacks
A3.l Place buildings to reinforce sidewalk activity TCC MU MFR l ✓I
A3.2 Situate building entrances for visibilitv TCC MU MFR l ✓I
A3.3 Provide adequate throughwavs and lighting TCC MU MFR 0
A3.4 Provide clear sight lines from building foyers and lobbies to allow 0 □ □ visual surveillance TCC MU MFR
A3.5 Separate residential entrances from commercial entrances MU □ 0
A3.6 Respect existing buildings TCCMU MFR 0 □
A3.7 Distinguish entrances with arrival areas and courtvards TCCMU MFR l J 0
A3.8 -Locate ramps and entrances in areas that are highly visible TCC MU MFR l ✓I □ □
Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected "no" or "not
applicable", explain why the guideline does not apply to your project or why it cannot be met.
Maple Ridge Town Centre 2
Development Permit Area Guidelines Checklist
~---··~ 8.1 Building Fa,;ade
Bl.I Address both sides of the block with corner commercial buildings TCCMU □ D 0
Bl.2 Orient main entrances to face the sidewalk TCC MU MFR l ✓I □ □
Bl.3 Locate windows, doors, and entry features at the street level TCC MU MFR 0 I I □
Bl.4 Use a mix of common facade patterns and elements TCCMU MFR 0 I I I I
Bl.5 Reflect original facades and building scale TCC MU MFR 0 □ □
Bl.6 Respect original architectural elements TCC MU MFR l ✓I □ □
Bl.7 Respect old and new desi1?11 TCC MU MFR 0 □ □
Bl.8 Maintain the horizontal rhythm of the street wall TCCMU MFR l✓I D □
Bl.9 Provide a visual division between the street level and uooer floors TCCMU MFR 0 □ □
Bl.10 Include continuous canopies, awnings or overhangs TCCMU □ □ 0
Bl.II Ensure anoropriate placement and materials for awnings or canopies TCCMU I I D 0
Bl.13 Use windows to provide 'eyes on the street' TCCMUMFR 0 □ □
Bl.14 Enhance the public realm TCC MU MFR 0 □ □
Bl.15 Ensure sign.age reflects building scale, character, and materials TCCMU 0 □ □
B.3 Building Materials
B3.l Enhance the public realm with high quality materials and detailing TCC MU MFR 0 □ □
B3.2 Use materials consistently TCCMU MFR 0 □ D
83.3 A void the use of inaonropriate materials TCCMU MFR 0 D I I
B3.6 Use a mix of quality materials TCCMU MFR l ✓I I I □
B.4 Building Colours
B4.l Select appropriate colours TCCMU MFR [Z] □ □
84.2 Highlight architectural details, awnings, and entrances TCCMU MFR 0 □ □
) B4.3 Ensure a cohesive, consistent colour palette TCCMUMFR 0 □ □
B.5 Screening and Stora!!e
85.1 Locate and enclose trash, composting, and recycling to keep 0 □ D out of site of general public TCC MU MFR
B5.2 Screen mechanical equipment TCCMU MFR [Z] □ □
B5.3 Avoid conflict with neiehbouring properties TCC MU MFR l✓I □ I I
B5.4 Locate building ventilation systems to minimize noise and exhaust TCCMU MFR 0 □ I I
Explain how the objectives for Building Fac,;ades, Materials and Colour are met. If you have selected "no" or "not
applicable", explain why the guideline does not apply to your project or why it cannot be met.
_J
Maple Ridge Town Centre 3
Development Permit Area Guidelines Checklist
~ Town Centre Development Permit Area Guidelines
Checklist
~ N'di&tiBMM ,
lillll11 I Hirn • ~ ,. .. 111...-.: 1r~n,:111r,n
e
C.1 Public Outdoor Soace and Hardscaoes
Cl.l Provide public outdoor space TCCMUMFR □ I I 0
Cl.2 Ensure public outdoor space is highly visible TCCMU MFR □ I I 0
Cl.3 Provide connections between buildings, sidewalks, and outdoor □ □ 0 open spaces TCCMUMFR
Cl.4 Ensure universal access for all public spaces TCCMU MFR 0 I I □
Cl.6 Provide hardscaoe elements to enhance the street environment TCCMU MFR 0 □ I I
Cl.7 Design hardscaoe elements as part of the building TCCMUMFR 0 I I □
Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas TCCMUMFR □ □ l✓I
Cl.9 Provide public art TCCMUMFR 0 I I □
Cl.JO Ensure new elements complement existing TCCMUMFR l✓I □ □
Cl.12 Provide smooth routes TCCMU MFR 0 I I I I
Cl.13 Ensure barrier-free access TCCMU MFR 0 □ □
C.2 Parking and Parking Lots
C2.I Provide reouired parking underground, where feasible TCCMUMFR □ □ 0
C2.2 Screen large surface parking lots while maintaining surveillance TCCMUMFR □ □ 0
C2.3 Maximize pedestrian safety within parking lots TCCMU M!'R 0 I I □
C2.4 Provide visible signage TCCMU MFR □ □ 121
C2.5 Consider developing underground parking garages TCCMUMFR □ I I l ✓l
C2.7 Locate parking lot eauioment away from the public street TCCMU MFR I I □ l✓I
C.3 Lanes, Service and Loading Areas
C3.I Use lanes for service, parking access and loading TCCMUMFR [Z] I I □
C3.2 Utilize lanes as secondary vehicular and pedestrian throughwavs TCCMUMFR 0 □ □
C3.3 Strengthen visual access of the lane TCCMU MFR □ I I l✓I
C3.5 Consider lanes as a community amenity TCCMUMFR □ □ 0
C3.7 Locate loading and service areas away from the street front TCCMU MFR 0 □ □
C3.8 Separate loading from parking and pedestrian paths TCCMUMFR l✓I □ □
C3.9 Screen loading areas TCCMU □ □ 0
C.4 Street Trees and Landscaoe
C4.2 Use the right species TCCMU MFR l ✓I □ I I
C4.8 Maintain sight lines TCCMUMFR l✓I □ □
Explain how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable",
explain why the guideline does not apply to your project or why it cannot be met.
Maple Ridge Town Centre 4
Development Permit Area Guidelines Checklist
J
KEY GUIDELINE CONCEPTS
1. Develop a diverse shopping, employment and residential district
a. Does proposed development help to establish SOLO as an important commercial, office and residential
corridor in the Town Centre?
• Consistent: Yes [Z] No D
Expiain: OPEN WINDOW CONCEPT TO CREAK A SOCIAL ATMOSPHERE
2. Create pedestrian-oriented streetscapes
b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the
street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style.
• Consistent: Yes [Z] No D
Explain:
3. Enhance the quality, character and vibrancy of the Town Centre
c. Does proposed development promote the quality, character, and vibrancy of the urban environment?
• Consistent: Yes [Z] No D
Explain:
d. Are colours consistent and materials of sustainable quality?
• Consistent: Yes [Z] No D
Explain:
4. Maintain cohesive building styles
e. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks,
form, mass, and height?
• Consistent: Yes [Z] No D N/A D
Explain:
5. Capitalize on important views
f. Does proposed new development capitalize on mountain and/or river views?
• Consistent: Yes D No D Not Applicable [Z]
Explain:
g. Have the important views of existing buildings been considered in relation to the proposed development?
• Consistent: Yes O No D Not Applicable 0
Explain:
Maple Ridge Town Centre
DP Part/: Key Guideline Concepts for the SOLO Precinct
5
(;
• Town Centre Development Permit Area Guidelines
SOLO (South of Lougheed) Precinct l(ey Guidelines
6. Provide public outdoor space
h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce
vandalism, and increase safety?
• Consistent: Yes 0 No 0
Explain: WILL USE DRAW DOWN GATE FOR FRONT OF BUILDING.
7. Provide climate appropriate landscaping and green features
i. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building
climate, manage stormwater on site, and reference the architectural quality of the building(s)?
• Consistent: Yes 0 No D
Explain: GIVEN SIZE A SCOPE OF THE BUILDING AND IT'S LOCATION THE MAXIMUM
LANDSCAPING WAS PROVIDED AS POSSIBLE
8. Maintain street interconnectivity
j. Does proposed development maintain street interconnectivity and the use of the lane as a service street and
secondary vehicular and pedestrian throughway?
• Consistent: Yes 0 No D Not Applicable 0
Explain:
k. Is required parking provided underground?
• Consistent: Yes O No 0
Explain: EHANCED LARGE NORTH FACING WINDOWS
Maple Ridge Town Centre
DP Part I: Key Guideline Concepts for the SOLO Precinct
6
Town Centre Development Permit Area Guidelines '
Green Building Techniques
A. Building Setbacks, Form, Mass, and Height
A 1 .8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings.
• Consistent: Yes D No 12)
Exp!ain:
A 1 .11 Accommodate roof gardens, trellises, and green features.
• Consistent: Yes D No 0
Explain:
A2.8 Site buildings to capitalize on daylight and solar opportunities.
• Consistent: Yes 0 No D
Explain: EHANCED LARGE NORTH FACING WINDOWS
A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects.
• Consistent: Yes 0 No D
Explain:
B. Building Fa,;ades, Materials, and Colour
B1.12 Use exterior shading devices to block summer sun.
• Consistent: Yes D No 0
Explain:
B2.1 Design outdoor lighting to minimize light pollution.
• Consistent: Yes 0 No D
Explain:
B2.2 Encourage energy efficient lighting.
• Consistent: Yes [Z] No 0
Explain: WILL USE SOLAR OUTDOOR LIGHTING REAR OF BUILDING
B3.4 Select environmentally responsible building materials.
• Consistent: Yes D No 0
Explain:
B3.5 Minimize the use of unsustainable building materials.
• Consistent: Yes D No D
) ...._,, Explain:
Maple Ridge Town Centre
Green Building Design Guidelines :ti
7
_)
~ Town Centre Development Permit Area Guidelines
Green Building Techniques
M#hlfNMfl,i❖M
B3.7 Consider life-cycle cost.
• Consistent: Yes D No D
Explain:
C. Building Site Considerations
CJ .5 Locate outdoor plazas to capture the sun.
• Consistent: Yes D No 0
Explain: N/A
Cl .1 I Use materials that are functional, durable and include recycled or salvaged content.
• Consistent: Yes D No 0
Explain:
Cl.14 Encourage use of infiltration techniques.
• Consistent: Yes D No D
Explain:
C2.6 Locate adequate priority parking in visible areas convenient to entrances.
• Consistent: Yes D No 0
Explain: PARKING LIMITED TO 1 SPOT DUE TO SIZE OF BUILDING
C2.8 Use penneable pavement and infiltration devices on appropriate sites.
• Consistent: Yes 0 No D
Explain:
C2.9 Provide shade trees and landscaping.
• Consistent: Yes D No 0
Explain: SEE #7 PREVIOUS SECTOR
C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses.
• Consistent: Yes D No [2]
C2.Il
Explain: LIMITED SPACE OF LOT
Provide long-term bicycle parking.
• Consistent: Yes D No 0
Explain: SEE C2.10
Maple Ridge Town Centre
Green Building Design Guidelines
8
~ M\MIHMfiiMMMI
Town Centre Development Permit Area Guidelines
Green Building Techniques
C2.12 Provide end-of-trip facilities.
• Consistent: Yes D No 0
Explain: SEE C2.10
C3.4 Minimize impervious paving of the lane.
~ Consistent: Yes D No D
Explain:
C3.6 Respect existing grades.
• Consistent: Yes D No D
Explain:
C4. I Plant street trees.
• Consistent: Yes D No 12]
Explain: ALL READY EXIST.
C4.3 Minimize use of high maintenance plants.
• Consistent: Yes [Z] No 0
Exp:ain:
C4.4 Maximize the use of native and climate appropriate species.
• Consistent: Yes [Z] No D
Explain:
C4.5 Consider the inclusion of community gardens.
• Consistent: Yes O No 0
~ Explain:
C4.6 Design and place landscape to facilitate year round moderation of the internal building climate.
• Consistent: Yes O No 0
Explain: NOT POSSIBLE GIVEN SIZE+ SCOPE OF PROJECT.
C4.7 Minimize erosion potential.
• Consistent: Yes 0 No 0
Explain: WHERE POSSIBLE.
Maple Ridge Town Centre
Green Building Design Guidelines JJ 9
)
r ~ Town Centre Development Permit Area Guidelines
Green Building Techniques
M'Mi4i@MM
C4.9 Provide ade{Juate landscape maintenance.
• Consistent: Yes 0 No D
Explain: WHERE POSSIBLE.-> SEE C 4.6
C4. l O Consider incorporating landscape plantings for green features.
• Consistent: Yes D No 0
Explain:
C4.1 l Incorporate low impact storrnwater features.
• Consistent: Yes D No D
Explain:
C4.12 Consider rainwater collection for re-use.
• Consistent: Yes D No D
C4.13
C4.14
Explain:
Use natural plantings and green space to support habitat.
• Consistent: Yes D No 0
Explain: SEE C 4.6
Retain existing mature trees.
• Consistent: Yes 0 No D
Explain: WHERE THEY EXIST.
Maple Ridge Town Centre
Green Building Design Guidelines
)
Surrounding Neighbourhood
The current building has the signage that reads
"Maple Ridge School of Esthetics" and is built to
zero lot line to the West while the East is currently
a parking lot for Dairy Queen
22464 Lougheed
Hwy sits in the
South Lougheed
Zone of the
Downtown Core. It
is located directly
south of the new
Walmart
22464 Lougheed Hwy, Maple Ridge, BC
"--
\ j
I )
3 -~ :"-""'[fil
REAR(S~~~~) ELEV.
SCALE: 114 -
LEFT(E~~~1~LEV.
SCALE: 1/4 -1
I
RIGHTC11~~_J) ELEV.
SCALE: 1 /4 -1 FRONT(NO~!Hl ELEV.
SCALE: 1/4" "1 ~
~ ARAPE
EL: 4$.85H(ISIZl.44'J
@!ill 1§1
~ ~
I
---
SEL . Engineermg
Limited
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PROJECTTrTL.E: IAL BUILDINc!r AT, NEW COOMEFi!C
22464 L MAPLE OUGI-IEED I-IW'r,
Fi?IDGE,ElC
DRAWING TITLE:
ELEVATICN:>
DESIGNED BY:
CHECKED BY:
DRAWN BY:
PR0.IECTNO:
DATE:
SCALE:
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MC
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)
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elTE Afi!EA, elTE Pll-leelONS, • eTOl'IEYS.
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29\e.19 el' (234 SQ. 1"1./
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lllOFR:MDED MAXIMM TF1Av9.. DIST Mt:!: TO t>N EXIT, 3'!11
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3.2.2.28. FIFE-i;e.el5TA'l::E RATIN::s Fa.~
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SECTION A-A
SCALE: 1/4" = 1'--0"
DESCF!IFTION, AL.LOU.ED, PROPOSED,
eETBAO<e fllOONTYAl'!O, l'IEAF! YAF!O, NIA
~1'(6 MJ l2' (0.36MJ
61J' (212).M, MJ
EAST SIDE YAIOO, NIA UEST &ICE YAl'ID, NIA
MAX. !!lUILDING MEIGMT, l~.2'
MAX. SITE COVERAGE, -
eulLDING Afi!EAe.
MAIN FLoctO<
ALL CONSTRJCTloN &HALL C<lN'OR1 TO THE ec BUILDING CODE ANO ALL OTI-<ER AFPLICABLE BY-LAWE!
S55 t<l>'XW'X¾'
ll)0' TS &TL. BEAM
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JOISTS e
2410/c
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l'' E>CTENDED EA &ICE CONC. BLOCK lllALL
SCALE: 1/4" = 1'--0"
-::i.._o,,:..,._al~
lli)..-~ ·""---..&.~ :::'=~~,,,.-ail"l,,M
&' CONC. BLOCK, TYP.
REVISIONS:
) MODIFY ELEY. ""1BER!I ll2l2014
ADDITION ELEC. ROOM 10~14
SEL
Engineering
Limited
Consulting Engineers
0,"'1,'"'36T.~Ol!lllil l"ClltT l",OOl)Y, l!C Y31l 2C4 ~~ p--,11.r;, ..-,u,.,,
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PROJECTTrn.E:
NEW COOMEF<CIAL e\JILDINc:, AT,
2246-4 LOUG!-!EED 14UJ'r, MAPLE
F<IDGE, ElC
DRAWING TITLE:
GB-ERA1. l'OTES, eecTla-1 pj10
T't'l"lc.AL DETAILS
DESIGNED BY: MC
CHECKED BY: MC
DRAWN BY: &1-45
PROJECT NO: Cl-4,Z,~
DATE: ,Z,1&£)2:2,Z,14
SCALE: AS 51-lOUN
DRAWING NO:
A-1
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)
)
WINDOW SCHEDULE
DRAWING
SIZE&QTY
TYPE
EXTERIOR WINDOW (DOUBLE GLAZED)
11'-8"X4'-0"-1 EA 1S'-O•X2'-0"-1EA
WALL ASSEMBLIES
"TYPE
@
~
@
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~
EXTERIOR WALL AND INTERIOR WALL ASSEMBLIES
DRAWING DESCRIPTION INDICATION m ~J!:~~&fkWALl . ..._pa.:rva
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EXTERIOR REAR DOORS
0 a:!RV":CEDOORS
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NSW'Tel.Tt'E.El.DOOI\
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REMARKS ROOF PLAN
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s
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SCALE: 1/4" ~ 1'-Q"
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: L-->-->-->-....ll2L.>-->--....,~r,'h,~-'---------➔
: @
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REVISIOIIS:
3 MODIFY' ELEV. !U1eER& 11212"1-4
ADDITION ELEC. = 1"2~"1-4
l&&JED FOR eLDG. FE"'11T -2"~
SEL
Engineering
Limited
Consulting Engineers
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PROJECT TITLE:
NEW COOHEF<CIAL SUILDINc. AT,
224h4 LOUGI-IEED 1-Wi', MAPLE
RIDGE,ec
DRAWING TITLE:
FLOCR ~
DESIGNED BY: MC
CHECKED BY: MC
DRAWN BY: 5145
PROJECT NO: Cl4!Zl~il:>
DATE: IZ)ll:,..IZ)2.21Z114
SCALE: AS 61-lOUN
DRAWING NO:
A-2
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l
\
)
l
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~~
EL: 45N,M(l54J.4-4'J
EL, 39JSH<l28.44'J
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EL, 3~1~128.44')
REAR(SOUTH) ELEV.
SCALE: 1/4" = 1'-0"
RIGHT(WEST) ELEV.
SCALE: 1/4" = 1'-0"
I
I
-/b-7
I
LEFT(EASD ELEV.
SCALE: 1/4" = 1'-0"
EL: 4$.&SMtl&0.44'J
EL, 39 ISM(t28.44'J
~
BUIDING COLOR SCHEME
FRONT(NORTH) ELEV. NO. COLOR CODE, NAME MANUFAC SCALE: 1/4" = 1'-0"
COL-1 N330-1,MILKPAJNT BEHR Process Co,poralion
COL-2 N330-2, PRAIRE DUST BEHR Process Corporallon
COL.O N330-3, UNMARKED TRAIL BEHRProcass Corporatioo
REVISIONS:
'4 el.De.. COLOR
3 MOC>IFl' ELEV. I-U'1BER& llllll!M
2 ADDITION E).EC. ~
SEL
Engineering
Limited
Consulting Engineers
.,.,,_ -, er. Joi.He e-
f'Qllf HO<lOY, i,c "311 lc.4 TEI.EPMOI'& 6D-IA6'Ul23 FACSIMILE, 6D-IA6'U1"'1
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NEW COOMEl<CIAL 6UILDING AT,
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REVISIONS:
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PROJECTITTL.E!
NEW COOMERCIAL eUILDING AT,
224h4 LOUGl4EED 1-W'r, MAPLE
RIOOE, ec
DRAWING TITLE:
~NOIES,dl-Oc:ETA/LS
DESIGNED BY: MC
CHECKED BY: MC
DRAWN BY: 5!-15
PROJECT NO: Cl4~
DATE: 12,6~2.2,Z,14
SCALE: AS 51-lou..N
DRAWTNGNO:
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2 AOPITION ELEC-f<OOl'1 ~J~IIJ\4
11161.EO FOi'! BLDG. FEl'iMtT
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Engineering
Limited
Consulting Engineers
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PROJECT TrTLE:
NEW COOMEl<CIAL SUILDING AT,
224h4 LOUGHEED I-IWY, MAPLE
RIOOE,BC
DRA'WINO TITLE:
FCU-oATICN Al'C RX"~
R.AN
DESIGNED BY: MC
CHECKED BY: MC
DRAWN BY: &1-16
PROJECT NO: Cl4~~E,
DATE: ~E,J?J2.2~14
SCALE: AS 6140\LN
DRAWINONO:
5-2
)
A
No
EXISTING
NOTE!
EXISTING SANITARY CONNECTION TO BE RECONNECTED TO PROPOSED BUILDING.
EX SAN SERVICE CONNECTION TO REMAIH.
PROPERTY LINE
@) GROUND ELEVATION
CONTOUR
EXIST NC lA/'lE LE:TDOWN fULl PANELS TO BE REINSTAJ'EO TO ORIGINAi. OR BETTER CONDITION
!lY TliE OE\rt.LOPE.ll
BUILT R IOSOo
PRO? STORM MH RIM ELn38.87 N INV £L•J7.12
E INV EL-37, 16 S 1~111 EL•J7. I 1
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SEDIMENT COtlTROt.
CHAMBER SEE
OETA!LS ON THIS owe RIM2 38:98±
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LANE
.m!!M..1C INVERT /DEPTH
54NITAJ!Y t.C
INVERT /DEPTH
41 .0
40 0
STORM INVERTS
-
• 0-,_
EDGE Of PAVEMENT
CURB & GUTTER
SIDEWALK (ASPHALT)
SIDEWALK (CONCRETE)
ROAD SIGN BOARD
SANITARY SEWER, MANHOLE & l,C CONNECTION
STORM SEWER, MANHOLE & 1-C CONNECTION
CATCH BASIN-TOP & SIDE INLET
99 PROP GROUND ELEVATION
STATION
DISTRICT Of ¥APL£ RtQC[ STORM SffiR NOTESi ---o-L-
"' ii "
,~-
-~ ---{&--
----{l}-
--------11--
+
MAR 18 ISSUED FOR APPROVAL
DATE
lAWN DRAIN SWALE
DITCH
DIRECTION OF SURFACE DRAINAGE
BLOW OFF'
WATER VALVE
WATERMAIN &. CONNECTION SERVICE
HYDRANT
STREET LIGHT U/G DUCT
DAVIT STREET LIGHT POLE
UTILITY POST
UNDERGROUND ELECTRICAL & MANHOLE
UNDERGROUND TELEPHONE & MANHOLE GAS MAIN
CLEANOUT
TREES
TREES TO BE RETAINED
SERVICES UNDER GROUND
TOP ELEVATION OF WALL
BOTTOM ELEVATION OF WALL
REVISION
BENCHMARK:
BO
BY
PLAN VIEW
311.9!1 EX GROUND PIPE
~
MODEL 385 OIL INTERCE:pTOR IAPli ""
1. UNLESS PRIOR APPROVAL IS GIVEN TO THE DEVELOPER BY THE DISTRICT, TIE-INS ANO
CONNECTIONS TO EXISTING SANITARY SEWERS ARE TO BE PERFORMED BY THE DISTRICT
AT THE DEVELOPER'S COST.
~O~C~~J°'i'iE~JI~{~;, BJ,,=E. T~f~~tC;~~R~~Rf~t~~c\?~~Uf~E A
SAME ElEVATIOf'I AS THE CROWN OF THE HIOHEST SEWER IJAlN.
3. ALL MANHOLES ARE TO BE A MINIMUM OF 1050MM DIAMETER UNLESS OTHERWISE NOTED.
4. ALL STORM SEWER SERVICE CONNECTIONS ARE TO BE A MINIMUM 150MMo SOR 28 @2.0%
UNLESS OTHERWISE NOTED.
5. ALL GRANULAR PIPE BEOOlNG SfW.L BE TYPE 1 ONLY AS PER THE DISTR1CT SPECIFICATIONS.
6. GOIITRACTOR IS TO VIOEO TEST All STORM MAINS ANO PROVIDE RESULTS TO THE ENGINEER..
THE ENCtNED! IS TO TO PRE-APPROVE THE TESTING COMPANY.
7. l,!£ co,mw:roR SHAU. UPON COfJPl.ETION Of CL!ANINC ANO FlUSHINC OF THE SANITARY mo STORM SEWER 1\1,>JNS, CARRY OUT A VIOEO INSPtCTKlN 1EST OF All NEW ANO EXIST. MAIN
LINES AND S£RVICE CONNECTIOH LEAOS WITHIN THE SCOPE OF' WORK OF THE PROJECT. VIDEO
lllSPECTJON R£POOTS ii' OISTR1CT Of 11.olPLE RIPGE ACCEPTAlll..E FORMAT (UORE OITAILS Will Bt
PR0\110£0 ~ l!ISPECTOR AT THE Tl'°'E Or VIDEO INSl'fCTION) SHAI..I. BE SUBMmtO FOR REVIEW ANO APP~AL PRIOR TO ACCEPTANCE OF THE WORK.
DRAWN BD MAINLAND ENGINEERING CONSUL TAN TS CORPORATION DESIGNED BD
SUl1E 206 8363 128 STREET CHECKED RM
APPROVED AB
SURREY, B.C. V3W 4G1 nu0 BOOK
lEL: { 604) 543 8044 FAX: {604) 543 8104 SCALES
HORZ_ 1,250
VERT.
......
LOCATION Of EX1STINC GAS
""'1N TO BE CONFIRMED &FORE START Of'
CONSTRUCTION
co
§;
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I ~ j=;s,~J-1c----.,
WELL GRADED 25MM MINUS GRANULAR BEDOING TYPE 1 & SURROUNDING,
IMPQRT.0 75mm PIT RUN GRAVEL BACkFlu. COMPACTED TO 95% MPD.
20.-0W-2S0o p,(: SDR-35
511,1 MAIN O I ,DO%
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STORM SEWER PROFILE
SCALE HORl-1 :250 VER-1 :50
41.0
4D a
39.0
38.0
37 0
36.0
-'-3S.O
INFORMATION SHOWN ON THIS OAAW1NC REGARDING EXISnNt. UTILITIES 15
COMPILEO FROld OIVERS£ SOURCES, AND MAY NOT BE CO,APLETE OR
ACCVRATE PRIOR TO CO~ISTRUCTION. THE CONTRACTOR SHALL EXPOSE AND
C()Nf)RM THE LOCATIONS ANO ELEVATIONS OF ALL EXISTING UTILITIES, AND
ADVISE THE ENGINEER OF ANY POTENTIAL CONFLICTS.
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
ENGINEERING DEPPJ!Th!ENT
""" KEY PLAN/STORM SEWER MAR 18 2015
1 OF 2
22464, LOUGHEED HWY, MAPLE RIDGE, B.C. PAOJECT NO
C-1505
EXISTING
. L
l
LEGEND
PROPOSED
--x --
PROPERTY LINE
GROUND ELEVATION
CONTOUR
EDGE Of PA\1£MENT
CURB & GUmR
SANITARY SEWER, MANHOLE &: l C CONNECTION
STORM SEv.ER, MANHOLE & IC CONNECTION
CATCH BASIN-TOP &: SIDE INLET
LAWN DRAIN
SWALE
CUT-OFF DITCH Will-\ CHECK DAMS
CATCH BASIN Fll TER
GRAVEL ACCESS PAD
SILT FENCE
DIRECTION OF FLOW
GENERAi NOTES MANAGEMENT OF EROSION AND SEDIMENT ON SITE MUST INCLUDE THE FOLLOWING MITIGATION:
• RETAIN EXISTING VEGETATION AND GROUND COVER WHERE POSSIBLE.
•A SILT FENCE MUST BE LOCATED ON THE LOWEST POINT OF THE LOT ABUTTING A ROAD AND
AROUND DISTURBED SLOPES WITHIN 50 METRES OF A WATERCOURSE, DITCH, OR BODY OF WATER.
• DIVERT RUNOFF AWAY FROM DISTURBED AREAS AND ROADWAYS BY USE OF PERIMETER DITCHES AND
DIVERSION SWALES TO ONSITE SEDIMENT CONTROLS OR VEGETATED AREAS.
• TO FACILITATE VELOCITY REDUCTION / WATER DETENTION AND SEDIMENT RETENTION ALL DRAINAGE
DITCHES INSTALLED WITHIN THE BOUNDARIES OF THE SITE WILL BE LINED WITH CLEAN ROCK OR
OTHER ACCEPTABLE ANO PERMEABLE MATERIAL AND CROSS-BERMEO WITH CHECK-DAMS AND SILT
FENCES
• COLLECT SEDIMENT RUNOFF INTO ON SITE SEDIMENT TRAPS, SEDIMENT PONDS, OR INTO VEGETATED
AREAS WITHIN THE PROPERTY TO TAKE ADVANTAGE OF NATURAL INFILTRATION OF SOILS WHERE
APPROPRIATE.
• RE-VEGETATE DISTURBED AREAS AS SOON AS PRACTICALLY POSSIBLE AND WITHIN 30 DAYS OF
COMPLETION OF CONSTRUCTION WORKS.
•CUTOFF SWALES, PERIMETER DRAINS, AND THE TRAP SHALL BE LINED WITH ROCK; A PERFORATED
RISER PIP( (SURROUNDED WITH DRAIN ROCK) WITHIN THE TRAP SHALL BE CONNECTED TO THE LEAD
THAT DISCH,\RG£S TO THE STORM WATER SEWER SYSTEM; FOR AOOITIONAL DETAlLS. PLEASE REFER TO
THE CORPORATION OF THE DISTRICT OF MAPLE RIDGE'S DRAWING TITLED "SINGLE LOT DEVELOPMENT
EROSION ANO SEDIMENT CONTROL GUIDELINES" (ATTACHMENT A)
DECOMMISSION & BACK Flll:
1) AF1ER COMPLETION OF 90% OF CONSTRUCTION DISMANTLE SILT FENCE, RESTORE
BOULEVARD, REMOVE CB & LD F"ABRIC FILTER COVERS BY DEVELOPER'S
20NTRACTOR. 3) BACK FILL CUTOFF DITCHES WITH MINERAL FlLLEO PU.CEO IN LAYERS NOT
EXCEEDING 300mm, COMPACTED TO 95% MPD !.\UST BE APPROVED
BY GEDTECHNICAL ENGINEER PRIOR TO BACKFILL. >-------------------------------~~---~
INLET PROTECTION
CLEARING. ROAD STRIPPING GRAVELING AllfD ROUGH GRADING (STAGE 1)
I, EXCAVATt:D/IMPOflTEO SOJLS ARE NOT TO BE STOCKPILED/UNLOADED ON ROJJYHA'<S, CURBS, OR SIDEWALKS. IF SOILS ARE STOCKPIL£0 \YITHIN THE BOUNDARY OF THE SITE, THEN THE STOCl<PII.£$ SHALL BE COVERED WTTH
POLYETHYLENE SHEETING ANO WEIGHTED DOWN,
2. STOCKPILED MATERW. (1'1.6.TIVE: AND NON~NAIM: SOILS) Will. NOT BE PIAC£D CLOSER TlWI 2 METR£S FROM
SEIX/AOO AND EROSION CONTROL FACtt.tTJES (CATCH BASINS, COINEYANCE TRENCHES/DITCHES. $WAI.ES OR OTHERS).
3. PROVIDE ACCtSS AREA ANO A STAGING AA£A r-OR HEAVY CONSTRUCTION \/EHICl.£5 IN ,HE FORM Of' A PAVED
DRIVEWAY OR CRAVEL PAO (6.0M WIDE, MINIMUM 250MM DEPTH AND SD-100MM lllAMF:1'£11 ANGULAR ROCK). PAD MUST
BE LARGE ENOUGH TO COVER THE STAGING AND CLEANUP AREAS WHERE HEAVY CONSTRUCTION VEHICLE TRAFFIC IS
EXPECTED SUCH AS LUMBER TRUCKS, EXCAVATORS, DUMP TRUCKS, OR PUMPER TRUCKS.
4. VEHICLES/MACIJIN(l!Y SHAU. NOT BE PERl,IITTEO TO PARl</DRM: UPON BOUI.EVAIID AREAS (;.e. AREAS OCTWEEN THE
CURB ANO SIDEWALK COMPRISED Of SOILS AND/OR GRASS SOO).
5. NO MAJOR GRADE CHANGES ARE ALLOWED (MUST SI: LESS THAN 0.5 METRES DIFFERENCE FROM EXISTING GAADE)
ANO/OR RE-CONTOURING Of LANDSCAPE EXCEEDING 100 SQUARE METRES OF THE ENTIRE SITE WITHOUT PERMISSION
AND A FILL PERMIT FROM THE DISTRICT.
6. COVER UP ALL EXPOSED SOILS DURING RAIN EVENTS, WHEN RAINS ARE EXPECTED, OR WHEN A CONSTRUCTION AREA
IS NOT BEING IMMEDIATELY USED FOR MORE THAN 2-3 DAYS (WEEKENDS) WITH POLYETHYLENE / TRAPS AND
WEIGHTED DOWN.
7. STOP HEAVY CONSTRUCTION WORK ACTIVITY AND USE OF HEAVY CONSTRUCTION VEHICLES ON SITE DURING HEAVY
RAIN EVENTS AT THE DISCRETION Of THE CONTRACTOR AND/OR MONITOR,
8, DEVELOPER IS TO NOTIFY THE ENGINEER OF RECORD THAT CLEARING ANO GRUBBING HAS COMMENCED.
9 PERIMETER ESC MEASURES TO BE INSTALLED AS APPLICABLE PRIOR TO INITIATING ON-SITE CLEARING ANO GRUBBING,
FLUSHING OF ROADWAYS IS PROHIBITED,
1 O. INSTALL PROTECTIVE MEASURES AT OR WITHIN EXISTING CATCH / LAWN BASINS AS APPLICABLE.
11 , INSTALL SPECIFIED ESC ACCESS FACILITIES / MEASURES AT ENTRY / EXIT POINTS. ALL VEHICLE MOVEMENT TO AND
FROM THE SITE IS TO BE RESTRICTED TO CONTROLLED ENTRY / EXIT POINTS.
12. ONSITE STORM WATER CONTROL FACILITIES COMPLETE WITH VELOCITY CONTROL MEASURES TO BE INSTALLED AS
ROADWAYS ARE STRIPPEO.
13. ANY STOCKPILED MATERIA!.S TO BE COVERED WITH POLY SHEET AND ENCIRCLED BY SEDIMENT FENCE AS SPECIFIED.
14, THE CONTRACTOR / OEVO.OPER WILL BE RESPONSIBLE TO ENSURE THAT THE EXISTING ROADS ARE REVIEWED DAJLY
ANO SWEPT REGULARLY F"LUSHING or ROADWAYS IS PROHIBITED.
15. FOLLOWING COMPACTING THE SPREADING OF HAY SHOULD HAVE A SPECIFIC TIMELINE, SUCH AS WITHIN 72 HRS
OR 1 WEEK ALTHOUGH TERM IMMEDIATELY PRESENTS A SENSE OF URGENCY, IT DOES NOT PROVIDE A STRICT
TIMELINE THAT THEY ARE REQUIRED TO COMPLY WITH ANO THEREFORE THE SrTE COULD SIT UNTREATED FOR A
LONGER TIME THAN WOULD BE NECESSARY. 1• RE
R£i,!QV1'L tJ<(ll'IIPIIJT RB OPENING. ~~~N~~~U~~~~~ RODUCTS OR EQUIV,
EXPlll<S10N
.... LOUGHEED HIGHWAY Q<OSION ANO SEDIMENT CONTROL MEASURES
16. MANAGEMENT OF EROSION AND SEDIMENT ON SITE MUST INCLUDE THE FOLLOWING MITIGATION:
□) !lET"1N exr.mNG Vc:GETATION AND GROUND COVER WHERE f'()SSIBLE. RESTRAINT OTEXTlLE FILTER
ABRIC NILEX INC,
FOAM URNABY PRODUCTS R EQUIVALENT
~-,. ... ~~""~'"
~'"ITT=a
SILT FILTER FOR CATCH BASIN (TYP) DETAIL
NOTES: NT S.
_ _i
I
1) SILT FILTER TO BE SHAPED TO FIT CITY OF MAPLE RIDGE STANDARD CATCH/LAWN BASINS AS PER NILEX PRODUCTS MANUFACTURED BY NILEX INC, BURNABY OR APPROVED EQUIVALENT.
2) THE USE OF STANDARD FILTER FABRIC UNDER c,r. IS ONLY ALLOWED ON SITE. ca·, ON
CITY PROPEfllY ARE TO H,\V( A MANUFACTURE PRODUCT INSTALLED THAT HAS AN ACCEPTABLE
FLOW THROUGH RATE TO ALLOW FOR THE CONVEYANCE OF STORM FLOWS.
---1
MIN 50mm-100mm
CLEAR CRUSH GRAVEL
WITH NO FINES, NILEX
2004 OR EQUAL
GEOTEXTlLE TO BE
~,-rnrnc ~=csse~
I •. o I
ACCESS PAD
N.T.S.
ADD GRAVELS
AS REQUIRED
INFORMATION SHOWN ON THIS DRAWING REGARDING EXISTING UTILITIES IS
COMPILED FROM DIVERSE SOURCES, ANO MAY NOT BE COMPLETE OR
ACCURATE. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL EXPOSE ANO
CONFIRM THE LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES, AND
ADVISE THE ENGINEER OF ANY POTENTIAL CONFLICTS
A MARCH 1B ISSUED FOR APPROVAL
No. DAlE RE\IJSION
RM
BY
EXISTING LANE LETDOWN FULL PANELS
TO BE REINSTATED TO ORIGINAL OR BETTER
C0NOU101'l £II' THE DEVELOPER
BUILT OVER 1050• PRll" STORM MH D RIM El.-36.87 N INV EL•.17,1 2
E IIW El.~~7.16 S INV Et•.l7.11
I
f--(/]
er. L,J l.Q
lcr. la....
I L-~ I' F.,·,
EXISTING BUILO!NC
TO BE R£!.!Oll(O
I' I 11 I
LANE 7
POSTS »100mm
TtJP (IF 8mK
0 0 N
SILT FENCE STAPLES @
150 0/C
GEOTEXTILE 51LT FENCE
2130 NILEX CONSTRUCTION PRODUCTS
OR EQUIVALENT
TEMPORARY SILT FENCE DETAIL (A· A)
N.T S
MAINLAND ENGINEERING CONSULTANTS CORPORATION
SUITE 206 8363 128 STREET
SURREY, B.C. V3W 4G1
lEL: (604) 543 8044 FAX: (604) 543 8104
ORAYIIH
CES:M:U£0
0,,:0\'U)
APPROVED
Fi:£L0BOOK =
BO
BO
RM
AB
HORZ,
VERT.
b) A SILT FENCE MUST 8E LOCATED OIi THE LOWBT POINT OF THE SITE A9I/TTING A ROAD ANO AROUND DISTURBED
SLOPES WITHIN SO METRES Of A W,I\ITRCQURSE. OITCH, OR BOOY OF WATER,
c) COLLECT SEDIMENT RUNOFF INTO VEGETATED AREAS WITHIN THE PROPERTY TO TAKE ADVANTAGE OF NATURAL
INFILTRATION OF SOILS WHERE APPROPRIATE.
d) RE-VEGETATE DISTURBED AREAS AS SOON AS PRACTICALLY POSSIBLE ANO WITHIN 30 DAYS OF COMPLETION OF
CONSTRUCTION WORKS
CONSTRUCTION ANO ROAD WORKS INSTALLATION (STAGE 2)
17. EXCAVATED/IMPORTED SOILS ARE. NOT TO BE STOCKPllEO/UNLOAOED ON ROf,DWAYS, CVRSS, OR SIDEWALKS. IF SOILS
ARE STOCKPIL£0 WITHIN THE BOU)ll)ARY OF THE LOT, THEN THE STOCi<PILES SHALL BE COVERED WITH ?OLYE.THYLENE
SHEETING AND WEIGHTED DOWN
1 & STOCKPfLEO MAT£R\A!. (IU.TM'. ANO NOl'I-HATIVE SOILS) YnLL NOT BE Pl.ACED CLOSER TlW< 2 METRES FROM
SEDIMENT AND EROSION COtlTROL fACILIT\£5 (CATCH BASINS. CONVEYANCE TRENCHES/DITCHES, SWALES OR OTHERS).
19. vEHICLES/MAClilN[RY SHALL NOT !IE PERMITl""J) TO PARK/O!l1vt: UPO~ BOULEVARD Af!W (I.E. AR£.AS BOWl:EN THE
CURB .&NO SlOCWlll.l< COMPRISED Of SOILS A'1D/OR GRASS 500),
20. NO MAJOR CRAOE CHANGES ARE .II.I.OWED (MUST 8E LESS THAN 0.5 METRES OIFl'ERENC£ FROM EXISTING Gl!AOE)
AND/OR RE-CONTOURING OF LANDSCAPE EXCEEDING 100 SQUARE METRES OF THE ENTIRE LOT WITHOUT PERMISSION
AND A FILL PERMIT FROM THE DISTRICT.
21. COVER UP A\.l E:Xl'OSED SOILS 01.JRING RAIN EVENTS, WHEN RAINS ARE EXPECTOl. OR WHEN A CONSTRUCTION AREA DOWN.
IS NOT 8EINC l~MEOlATEtY USED FOR MORE THAN 2-3 DAYS (WEEKENDS) WITH POLYETHYLENE / TARPS AND WEIGHTED
22. STOP HEAVY CONSTRUCTION WORK ACTIVITY AND USE OF HEAVY CONSTRUCTION VEHICLES ON SITE DURING HEAVY
RAIN EVENTS AT THE DISCRETION OF THE CONlRAC1'0R NIO/OR MONITOR.
23. CQNTRACTOR TO INST/\l.L TEMPORARY SEDIMOIT COl(T"1JIM!lfT ANO CONTROL MEASURES AS SPECIFIED IN THIS
DRAWING OR AS DIRECTED BY THE ENGINEER OF RECORD. 24. ALL ACCESS TO ANO FROM SIT£ TO BE FROM THE RESTRICTED ENTRY-EXIT POINTS.
25. CONTRACTOR & DEVELOPER TO ENSURE THAT ESC MEASURES ARE WELL MAINTAINED
CL[;.'lf.0, REPAIRED/REPLACED EVERY WEEK OR AFTER ANY MAJOR STORM EVENT. 26. CATCH/LAWN BASINS COMPLETE WITH PROTECTIVE MEASURES ARE TO BE INSTALLED BY THE CONTRACTOR
AT THE FIRST OPPORT\JNIT'r.
27 CONIRACTOR TO COORONATE THE ELIMINATION OF TEMPORARY ESC FACILITIES IF THEY ARE NO LONGER
REQUIRED OR TO fACll.JTAT!:: SITE OPERATIONS WITH THE ENGINEER OF RECORD. ADDITIONAL ESC FACILITIES MAY
NEED TO BE INSTALLED AS PER THE DIRECTION OF THE ENGINEER OF RECORD.
28. ONSITE STORM WATER CONTROL FACIUTIES COMPLETE WITH VELOCITY CONTROL MEASURES TO BE INSTALLED AS ROADWAYS ARE STRIPPED. 29. ANY STOCKPILED MATERIALS TO BE COVERED WITH POLY SHEET AND ENCIRCLED BY SEDIMENT FENCE.
MAINTENANCE
30 ROAD SWEEPING ON A REGULAR BASIS. AGAIN, THIS TIMELINE NEEDS TO BE MORE SPECIFIC. ROAD CLEANING TO
OCCUR AT LEAST ONCE PER DAY AND MORE FR[O\JENTLY DURING RAINF"ALL EVENTS UNLESS OTHERWISE PERMITT!::0 BY
THE ENVIRONMENTAL MONITOR. TOO OFTEN ARE ~ LEFT UNSWEPT AT THE END OF THE DAY WrTH RAIN £V£HfS
OCCURRING IN THE EVENINGS IF A SITE IS PROVING REGULAR COMPLIANCE AND LITTLE RISK FOR ESC ISSUES ANO
ROADS ARE IN REGULARLY IN GOOD CONDITION MONITORS COULD CONSIDER REDUCED FREQUENCY.
31 . THE CONfRACTOR AND/OR THE DESIGNATED ENIIIRONMENiAL !.\ONITOR MUST INSPECT THE SITE ON A REGlll.AA BASIS
TO ENSURE -'LL TAAPS, SEDIMENT PONDS, SILT FENCES. ACCESS PADS, ANO ANY OTHER FACILITIES ARE MAINTAINED ON
A REGULAR BASIS 32. MAINTAIN A TIDY SITE DURING CONSTRUCTION AND THE CONTRACTOR SHAUL PROVIDE ON SITE DISPOSAL FACILITIES
AT ALL TIMES, DISPOSAL OF WASTE SHALL BE MAINTAINED ON A REGULAR BASIS.
33 REMOVE ALL TEMPORARY CONTROL MEASURES ANO CONSTRUCTION MATERIALS AT THE END OF THE PROJECT,
ENSURE SITE HAS BEEN PROPERLY CLEANED UP, VEGETATED, ANO STABILIZED AFTER CONSTRUCTION WORKS ARE
COMPLETE.
34. ALL INSPECTIONS/MONITORING TO BE CARRIED OUT BY ENClNEtR OF RECORD OR ESC SUPERVISOR ON SITE UNDER
2000M' UPON THE ISSUANCE OF SERVICING AGREEMENT THE OWNER/PERSON RESPONSIBLE WILL BE HELD ACCOUNT.AIIU'.
FOR MAINTAINING INOMOUA!. LOT ESC l,(f:ASUR(S, NOT NEGATING ESC SUPERVISOR'S RESPONSJBILITIES.
35. UPON INSTR1JCT!ON/N01lf1CA;JQ!'l 8'r THE Ef'/GINEEI! or RECORD OR ESC SUPERVISOR PEl!SONS RESPONSIBLE ARE REQU1RED TO UN0£RTAY.E lWNTENANCE AC'IMT!ES AS DEEMED SPECIFIED TO MODIFY OR 1.WNT.\IN ESC FACILITIES.
36. ALL CATCH BASIN FILTER SOCKS ARE TO BE INSPECTED WEEKLY OR FOLLOWING STORM EVENTS, INLINE FILTERS
ARE TO !If: REMOVED AND CLEANED 30:11 CAPACflY. 38. GRAVE!. ACCESS PADS TO BE INSP[CTEO OM.Y TO ENSURE FUNCTIONALITY, ADD ADDITIONAL ROCK AS REQUIRED,
37. ACCUMULATED SEDIMENT DEPOSITION IN PONO INLETS ANO BEHIND CHECK DAMS ARE TO BE REMOVED AT 30%
CAPACITY,
39. THE DEVELOPER OR BUILDER MUST RECVVJILY CLEAN PAVED ROAD SURFACES OF ACCUMULATED SEDIMENTS AT THE
END OF EACH DAY OR AS 90UNOARIES, PARTICULARLY ON PAVED ROAD SURFACES. REQUIRED. NO SOIL, SANO OR OTHER
MATERIAL WITH A HIGH SEDIMENT CONTENT SHALL BE DEPOSITED OR PILED OUTSIDE OF THE PROPERTY
40. SEOIMENT FENCES/BARRIERS TO BE INSPECTEO AND REPAIREO PRIOR TO EXPECTED RAIN EVENTS ANO FOLLOWING ALL
SIGNlflCANT STORM EVENTS OR ACCORDINGLY. PER100S OF EXTENDED RAIN; ACCUMULATED SEDIMENTS GR:t:ATER THAN
30% OF THE FENCE CAPACITY OR DEFICIENCIES SHOULD BE DEALT WITH.
41. SAMPLE AND ANALYSE THE WATER BEING DISCHARGED FROM THE SITE DURING EACH SITE VISIT WHERE APPLICABLE. THE TOTAL
SUSPENDED SOLIDS (TSS) L£\IEL MUST NOT BE GREATER THAN 25 MG/L, TURBIDITY LEVELS MUST NOT BE GREATtR THAN 20 NTU,
ANO PH OF THE WATER DISCl'.ARGED FROM THE SITE SHOULD F"ALL BETWEEN 6 ANO 9.0. EFFLUENT OUTSIDE fl11S RANGE MUST BE
NEUTRALIZED PRIOR TO DISCHARGE.
42. CONSULT THE DESIGN ENGINEER WHERE THERE IS AN EXCEEOANCE OF THE ALLOWABLE TSS, TURBIDITY LEVELS, OR PH LEVELS
ANO CORRECTIVE MEASURES ARE TO BE IMPLEMENTED IMMEDIATELY.
'THE ESC SUPERVISOR' HEREBY CERTIFY THAT I HAVE REVIEWED THIS ESC PLAN
ESC SUPERVISOR __________________ _
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
ENGINEERING DEPARTMENT
ESC PLAN ( OFFSITE)
OATt MAR 18 2015
2 OF 2
1: 250 22464, LOUGHEED HWY, MAPLE RIDGE, B.C. PAO,.£OT NO.
C-1505