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ADP 2017-03-14 agenda.pdf
City of Maple Ridge ADVISORY DESIGN PANEL AGENDA March 14, 2017, 4:00 pm Blaney Room, Maple Ridge Municipal Hall 1. CALL TO ORDER 2. AGENDA APPROVAL 3. MINUTE ADOPTION -February 14 and February 15, 2017 4. PRELIMINARY REVIEW 5. 4.1 12150 Meadow Gardens Way -Vehicle Dealership File Manager: A. Kopystynski PROJECTS 5.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Owners: Proposal: Location: File Manager: 2016-352-DP B. Chadwick Barrie Cha~wick, AIBC Meredith Mitchell, MBCSLA Medical centre with two rental units 23004 Dewdney Trunk Road M. Baski 4:20 PM 5.2 Development Permit No: 5:00 PM 2016-052-DP Applicant: Project Architect: Project Landscape Architect: Owners: Proposal: Location: File Manager: 7. UNFINISHED BUSINESS Ciccozzi Architecture Shannon Seefeldt Viam Holdings Multi-family rental housing 22260 & 22292 122nd Avenue, 12159 & 12167 Street D. Hall 7 .1 Developer Public Art Strategy 8. ADJOURNMENT /ss ✓ City of Maple Ridge TO: Advisory Design Panel MEETING DATE: February 27, 2017 FILE NO: Preliminary Review -No File Number SUBJECT: 12150 Golden Ears Way (Pitt Meadows) PURPO~E: An Advisory Design Panel (the "ADP") submission has been received for the above cited lands to permit a car dealership to be constructed in Pitt Meadows. The submission is being made because the site abuts a single residential subdivision Maple Ridge. The proposed building will be approximately 5,225 square metres, with a service bay for 105 vehicles, and 579 parking spaces for customer parking and vehicles displayed for sale. Architects and Landscape Architects are not required to attend and make presentations for preliminary submissions. The purpose of this submission is to obtain comments from ADP members on the design of this commercial proposal in general and improving its interface with the abutting residential neighbourhood in Maple Ridge in particular. Supporting materials such as a Zoning and Development Permit Guideline Compliance Analysis are not required as Pitt Meadows bylaws apply. The applicant has provided a letter describing the project, including matters identified through public consultation and discussions with Pitt Meadows Planning staff, zoning _information, factors influencing the site plan (such as services and overhead utilities) and efforts proposed to lessen the impacts of the proposed commercial use on the abutting neighbourhood in Maple Ridge (such as lighting and noise). CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and ·Landscape Architect if applicable) Appendix C Architectural and Landscaping Plans Filed with 2013-087-RZ Page 1 of 1 · I Proposal in Pitt Meadows PLANNING DEPARTMENT N 1-±M■ mapleridge.ca Scale: 1 :4,500 FILE: Untitled DATE: Feb 23, 2017 BY:DT I •t : j j _ 1-: ~ '.-I i .:.'. ·,:_: ':. -:: 1 ':: Re: Maple Ridge ADP Submission -:-:, ....... ·--:·'if Rezoning 12150 Golden Ears Way, Pitt Meadows Project No.: 14450 Project Description There are two unusual aspects to this submission. The first is that the project is in Pitt Meadows. The second is that it is for a Rezoning Application not for a Development Permit. Although the project is located in Pitt Meadows the sanitary and water utilities are to be provided from the Maple Ridge side through a servicing agreement between the two cities. The precedent for this includes the current Mazda, Toyota and Kia Dealerships, all of which are located in Pitt Meadows. This particular property is adjacent to single family residential properties on the Maple Ridge side. At a public information meeting in 2014, attended almost exclusively by these residents, a number of concerns arose. Although Maple Ridge council has agreed in principle to enter into a servicing agreement with Pitt Meadows, they would like to have a response to the issues identified in the January 19, 2015 MR staff report. Generally, the concerns identified are: noise and light pollution, overspill of employee and customer parking, and impacts of storm-water runoff. The Design Considerations identified in the report are: • Improving buffering and landscape details between residential and commercial including an acoustic study of impacts from the developments site. • All employee parking should be contained on site. • The City will not support pedestrian connectivity to 201 Street. • No rooftop parking permitted or identify acceptable screening and louvers to maintain existing levels of residential privacy in adjoining properties. • No use of outdoor speakers or other audible notification systems • Implement lighting standards the restrict all light pollution either direct or reflected from entering into the adjoining residential area including, limiting the height of poles, providing lighting screens, reduced brightness after hours and effective landscaping. This presentation to the ADP addresses this issues raised by the residents and the considerations of council listed above. The second unique aspect of this submission is that the application is for a rezoning, not for a development permit. The conceptual design work may change depending on the final determination of the owner. Consequently, the form and character of the building and site planning could be somewhat speculative at this point. That said, the proposed build out will not exceed what is presented here and the pertinent details of concern to Maple Ridge will be maintained. Site Plan This parcel is a remainder of land formerly part of Meadow Gardens Golf Course while was created by Trans-link after the construction of the Golden Ears Bridge and Golden Ears Way. Trans-link has specified that the vehicular access will be at the current intersection of the access lanes from Lougheed Highway. No other access is proposed except for an additional emergency vehicle only access from Lougheed highway. Since the Golden Ears Way is approximately 6m higher than the proposed lot finished grade a ramp will be required down from the signalized intersection. It is proposed to add fill to raise the finished floor elevation of the building to 4.lm which will still be below the 6.2m flood plain. It is proposed to slope the finished grade away from the building and where the ramp end it would be at about elevation 2.0m depending on the final design of the ramp. The Fortis gas SRW runs east -·west across the site and a 10m Metro Vancouver Water SRW property extends along the east property line adjacent to the residential properties. These Rights of Way effectively divided the site north and south and the water RoW effectively creates a 10m buffer to the east. Cross Section The entrance intersection of Golden Ears Way is at 7.8m and the entrance ramp slopes down to 1.8m finished grade. The proposed finished floor elevation of the building is 4.lm, the building height is 10.36m {34 ft) with an entry portico that may extend to 12m which is the maximum permitted in the C-1 zone. The site cross section illustrates that the line of sight from the entry ramp to the residential properties will be interrupted by the building. Landscaping Buffering A landscape screen is proposed at the water SRW on the east to screen activity and vehicular lights from the site. An additional landscaping is proposed at the access ramp to screen lights from vehicles entering the site, this will ~lso screen vehicles stopping for the light on the western access to the Golden Ears Way. The proposed lighting standards will not exceed 7.3 m and will be equipped with cut-offs to reduce line of sight glare to the residences. An acoustic study will be completed shortly. Since all repair and maintenance including customer service reception will occur indoors the acoustical impact is expected to be quite low and in fact it is expected that it will not exceed the ambient noise of the surrounding highways. No outdoor speakers of pagers will be used on site. All employee parking will be on site. Rooftop parking is proposed with screening to block the views in all directions. No pedestrian access is proposed from 201 Street or 120 A Avenue. If possible, a sidewalk extension westward from the DTR Lougheed Hwy intersection is proposed if this will be permitted by the regulatory authorities. It is not reasonable that no pedestrian access will be permitted which would force any foot path to use the highway. A storm-water management plan and hydraulic assessment are being prepared. The current proposal is to direct the outflow along two existing connections to Katzie Slough. Two detention chambers are proposed to control the flow. Reconstruction of the two existing outflow paths will correct the current situation that has trapped water on site. When the storm water management plan is complete and the acoustical report is finished these will be forwarded to the City of Maple Ridge. Vehicle Dealership 12150 Golden Ears Way, Pitt Meadows Reconciliation: Site Area: Building Area: Main Floor: Second Floor: Mezzanine: 3.43 Ha 44,000 Sq. Ft. 15,000 Sq. Ft. 1,800 Sq. Ft. Sub Total: 60,800 Sq. Ft Roof Parking: 24,000 Sg. Ft. Sub Total: 84,800,Sq Ft. FSR: FSR Permitted: Site Coverage: Setbacks: 5,650/34,3000 = 7880 / 34,300 = South at Lougheed Hwy: East adjacent to Residential: West at Golden Ears Way: Parking Required: 1 per 45m of GFA + 3 / Service Bay GFA: Service Bays: Parking Required: Parking Provided: Height: 5650m2 /45 35 x3 12m max (8.47 Ac) (5,650m2) (7,880m 2) 0.165 0.230 0.5 12%,(Permitted 50%) 7.5 min 20m 4.5 m = 125 = 105 = 230 stalls = 579 stalls (Sm Accessory Buildings) \ CHARGE S<i,2)00 lll>l•l!!I,_ 11ffl78t c;,,!i'{JT!XJ TdF-15'5IDII = --- ...........----. AUTOCANADA INC. PRELIMINARY STORMWATER MANAGEMENT PLAN 19949 LOUGHEED HWY PITT MEADOWS, B.C. EXISTING CULVERT PROPOSEO CULVERT EXISTING STORM SEWER AND Mll PROPOSED STORM SEWER AND M.H. EXISTING SWALE EXlSTING DITCH OR CREEi< MAJOR 100 YR. FLOW ROUTE BELOW SURFACE MAJOR 100 YR. FLOW ROLITE IN PIPE - MAJOR 100 YR. OVERLAND FLOOD ROUTE DIRECTION OF OVERLAND FLOW CATCIU15UT AREANo. AREA IN HECTARES cor-.rrouRS IN MElERS l,ll>.JOR CATCHMENT BOUNDARY MINOR CATCHMENT BOUNDARY LOCAL CATCHMENT BOUNDARY llorN\'13tl<>- 301 PloiedNum!.tt 2111--03378-00 --RO ! I Q I i a I " \ 30 EXTERIOR BIRD'S EYE RENDERING r AutoCanada VEHICLE DEALERSHIP FEB 2017 PITT MEADOWS, B.C. r AutoCanada FEBRUARY,2017 MEADOW GARDENS GOLF COURSE Pr. RD.I. -4" ,..,.,,._,., PITT MEADOW GARDEN GOLF COURSE "·-•,: =-~ ~ @!~~}~LAN ~ I I "P'' ti1 I I .. ~ I / •1 / I / I I ) " R€M. If. 21 -----..._. __ __ f7,J$7 ' t b ~ 1:: 1-,:::::;:::::::;¥}-~----J ~ § ~ ~ .. ~ ----- " " " VEHICLE DEALERSHIP PITT MEADOWS, B.C. CB ~~~~ SECTION A-A I 'B' ICP24939) 'P4786 COMBOX 0 'b°' EB 1· KIOSK 181 COMBO~ MH !Auto Canada FEBRUARY, 2017 ·------ -VEHICLE DEALERSHIP • C/W'Slf ROOF TOP PARKING MAIN.FLOOR PL.AN:,431225 SF (4_,Q15 SM) SECOND"Fl00R: 13,380 SF (1,243 SM) TOTACse;eos SF·(!;i,258 SM)" • FFE: 41:,1' . \· ""'"4.lm w MAIN f.l,,OOR VEHICLE DEALERSHIP PITT MEADOWS, B.C. -r I I (11.1. .e) I 1'l I , 3 I ,'?'o I ,fl- 4 5 6 7 8 10 ""'{ ~ Q:: 1--.: Q ~ Lu ~ -J >-I-- BJ ~ ~ 1-- oi-- i:5 ~ 1-.. V) i:5 < C) j::: ~ i LINE OF APPROACHING------/-----'-'-✓,~~ VEHICLE LIGHTS ~ f-SP-1L_o--l, ....lf:.!l-:-~=~--':,~:::~,:..:.:.;N,__ __ lliJ f AutoCanada FEBRUARY, 2017 PITT MEADOW GARDENS GOLF COURSE 7.5 M SETBACK --- EMERGENCY VEHICLE __J' ACCESS ONLY 2f ~====--METRO VANCOUVER WATERSRW :===:t=} =--20 M SETBACK "' VEHICLE DEALERSHIP PITT MEADOWS, B.C. SITE DETAILS llfchitecture51lannlngintt.iordesign <ti m'5#@tr ~+Jd~~t1 <IJ ~~&ffi FLW! -· -11iii(· ~ l;~. · .. . . -~-----~ j •• : • • • • ..:. .. •. •·' . ' --I South West North West Elevation Elevation r AutoCanada FEBRUARY, 2017 .. ti±:1 :t: -J -: ... -. ·. ~ ,..---: .... --' 34'-8" JJ'-9 1/2" 32'-10 1/2" 31'-2 1/2" VEHICLE DEALERSHIP PITT MEADOWS, B.C. ..:: •,· ... ,: , ... •·:. ~• ·. J ' • =l,3._J =, = ?~~ = ;= :,,-3.· =. ~ ~ ;,_~ .., -r _""' :,,!. ""'. ' -= ~ -= .. =J --i·· -•.• J__J F .ll: '= ,,,__. t I .l l . ' -~ .-_.. . •• •.••"; ._•l• :<' '..!_··. , .•• :• • • ••• • ·:-. " •• :·.:" .! ... ··t·· ~ ., _, ... _: ..... ... --'--.,,---,··•";_I -:.~·:-·-::· ~:..,,,.,...""""'.,-~-· ·; _,...·,-;-, --.. .,-,.-.-.. -., ... • ... ,,··,~I .... -., ·~-....... ·.\:·\.;··:~·-· .. -· ./ __ .; ., :.: . ,_.,~~~f~T;· -~-~-~-;2·i. ~1-;·~;·.~-.-~-:~::-~:-~·;·-~I~-:;·;~-~--::· -~·s ·· +fi+.Tt=_:_f/+~:r·~t-t·t~f~:::Jt:=:::I]~ ' .. -s··e··r:·.:_,1c·_. e_; ~·:~/:c·e·•p·· t_·_-_i,,.n .. r ,/" .• ,.-._-.i ~~~-:.:.~. -.~:--~. ·i: ·<·.· ·.:.:._. -'.','.;, ; ii , , • • • " /,' , ' :C : :'. '· · \. " ' > Qul~k'Llibe . • • • ·· .,, .,,_ ' " ~ L,i·:;···~;~;·~-~-,=;~·~·•.:.,,·1 ... ::.·•::r '~·;·~·~·.,·i·,;;-=··1·,:,__,':.·~··~-j~-),,;:: .r.,~j3:'j;..:~=-r:7::~l·:=.·~-:~-~~:;:~·~•:;l r'·~:l~1~:;:;~·•,~;--·~~~-:'-.·r ·.,.·:;'"·'-~-:;·":'~:~·::"(·._ • ..,;·;i.:_:.':'..·-'.;'-.::.•--::: .. ~··~-~l,.,\.~--1··?,_=r ·-·it----.,./:::::::::_·\,\_~·-.::·~"' t-,-,,i_, . .-·•, -'.\ r ·· '• .': .J~ ,._. / h :, ~ -~ :. ,_: t -J -• • ' • • ' ' to,. 0 ,., ;, •, :, •·•• • ~ •• •• • ~• •:,/, J ~ ,~•lr--,--,--:-i,_~ '0 = .J .,·•.,· -,± , =J .::_r: •• ••, .;=~ /\1./:: ;:>.;.-·,••_,, .... :: •. • /~ I .J ii==aa; ; .. ;.-, :' I . ·-I I ~ _I I. I \ I \ I .l' \ ' I \I ~ ·. ' .J ~ _, .. North East Elevation \ ~ \ ~ '/ \ ..L .l • .. I 1 South East Elevation f AutoCanada VEHICLE DEALERSHIP FEBRUARY, 2017 PITT MEADOWS, 8.C. ....i··. \ --;- \ .. ' ~ ., . .l i=== I 1, I , _j .J \ \ l t/0 i'iJtt,'lfl-$ Vo~,:_~,s, _A.13-1"-0" --VT/0 PAA>PIT .L•n~-~ ~ 2 3 I ----., -· --t--ir--r-t--t---r-r--t-,--1--1-1 South West Elevation ~2• Upstand -_....... . .. •, "• • I ,,.:• .· .. ·, .... , ... . . , ..... . -~.' •. • .... -:-: : . ... -.:\ .. 4 n ~n m • •• __ ,·:.-:_· :·.::}:?\_=.:· _:':·~-~---.. -. _ .... ' _;.-.. :-· -·.·. ·- 1-i-,'-... ~_---."" .... __ -.. -, -~.,~,--::-'-'-,-!'-, --.• ~_.,...,_.::,,_,_..., __ -.. -"-: _-."'".-.. -.-_~ .• ...,_ .,..._ .-_...,_,..._-.. -+, ~,~.---.-. ..,....,,,,.....-~-t =~t==~~=j4,.:..:.:,:...~,.:.....~.a:..,:..:i ,: • { • .•• ( ~ • ;,•.• ',••• • • ,·, • • l '•• t • North West Elevation 5 6 7 6 I 1-1--1--r--i--;-~1i---;--~r-.---r==1 -- .....::..:...._ . ' . . . :--"'· ' ... ~ ••. i_ ,. Finishes l Aluminum Composite Panel, Alpolic, Bbr3.5 Red 2 EIFS, Dryvit, Overcast 613, Sandblast Finish 3 Aluminum Composite Panel, Silver, Sobotec 4 Aluminum Composite Panel, Polished, Sobotec 5 Architectural Block, Permacon, RocArt Charcoal 6 Glass 7 Spandrel Glass f AutoCanada VEHICLE DEALERSHIP FEBRUARY, 2017 PITT MEADOWS, B.C. 2 5 /\ /\ /\ I\. • ' ""' _/ / ·a / \ I \ I \ / I/ \ = I -·\ / \ -" / I\ ' ,el/ '= = Scale: 3" = l '-0" .. .:-... , .. :~ •~·-. r • L Scale: 3" = l '-0" 33'-9 1/2" 32•-10 1/2" 31 '-2 1/2" b .... ·' -.., - 5• 6' 8'-s 1;2· 16' 8'-5 1/2" 32•-10 1/2" Scale: 3" = l '-0" .in::hitecture pt~nning intuiordcslgn DaimlerCh rys ler Canada Inc. Design Excellence Program Exterior Finis es No. Location Material Colour Description/Spec. ACM1 Entry Arch Aluminum Silver Background Composite Panel ACM2 Entry Arch Aluminum Polished Accent Band Composite Panel EIFS Primary EIFS Color: Overcast Finish: Sandblast Facade 613 EP General Ext~rior Paint Pelican Gray PC1612 SF Lower Arch Architectural Block RocArt Charcoal UP Landscape Unit Pavers Charcoal Cobblestone System walkways, Display pads Design Criteria Document Preferred Manufacturers No. Location Material Sobotec / Embury Co. PAD1 Chrysler Pad Uni!Pavers Sobotec / Embury Co. PAD2 Chrysler Pad Unit Pavers !1.! '!.4 '' .-••• ({ Dryvit/ Sto ADEX (Quebec) Benjamin Moore Permacon Decra-Loc PAD3 Dodge Pad Unit Pavers f ... PAD4 Dodge Pad Unit Pavers PADS Jeep Pad UnitPavers PADS Jeep Pad UnitPavers Disclaimer: Tb_e•• drawing~ are ror ~mmunlcaUon of design Intent only. Thue drawings are not ■ulted or Intended for construction or fabrication. Colour Description/Spec. Preferred Manufacturers Grey Accent Series 3000 Unilock 12"x12" Red Field Series 3000 Unilock 12"x12" Charcoal Field Series 3000 Unilock 12"x12" Charcoal Accent Series 3000 Unilock • 6"x6" Beige Field II Campo Unilock 4"x12" Charcoal II Campo Unilock Accent 4'x12' sheet no. tt:MtlW•._lti.llt -....-- M2.0 Jeep AU. PU NTS TO DE NUf1:SatY GROWN ALL PLANTMAf£fUALSA1'0 LABOUR TO CONF,ORM TOTHECUA.RENTEDmONOFTHEBCSLNOCLNASTANDAADS. ALL Pl.ANT MATEIUAL TO SE U,."SPE.CTED PRIOR TO DEUVEJtV ON srre. CONTRACTOR TO ARAAN<i!: FOR INSP£Cll0N ANO M,TERIA.L TO ASSEMBLED IN ONE LOCATION FOR REVlEW. IMPORTED GROWING MEDIii SHAU.8Et,SANlr( lONA OR LOAMY $AJ40TOOUAE {NO LESSll-&AH 509l SANO BY W'ElGt'ff} CONTAU&"-18 4 ANO 15ff OA13AMNC IAATI'Bt(DAYWSGKT BASIS). Gil0\'1NQ MEIJIASIWJ.llfll\WJ.Y FREEFAOMSUB$01L, l'.OOOIHCUJOlNGWOOftrl'VoNTPARTS.INVASIVEANONOXIOVSl'lAHT-"'O,,_ AEPA00UOTt8LE PAR!&, PWa PAlHOGEtllC ORGA,-.,S. OAGANIO 0A INORGANIC MATVIIALS, 10X/HS.STONESOllm50Mln~-•1,AIMO!a8RlSANOFOREIGNOOJECT8. IMPORTED GROWING MEDIA SHALL CONFORM TO AND BE TREATB>AS PER SECTION 6.2.3 TO 6.2.7 INCLUSIVE Of THE CURRENT EDITION BCLHA Sl"AlroARDS. GROY,1NGMEDIUM SHAU.C0NfOIW'll)I.EVB.1 'Wa.L,Gf,00,AEO' AREAS: LOW TRAFACL>.WNAnf.As. TREESAN:DLARGE'SHRLl8S(ILIIITA9U: T-6.3,S.1 OFTHE CUf!l18tl" Blt11Qlf OF"THE IISCt.Al8CU<A STloNCAAOSj. ITSHAU.POSSESSTHE FOU.0\l'INGOUAUllES TEX'TVR& •COARSEGAAV8.(LARGER TttAN tQrnmN-40 SMAU.ERiHAN40mm~ 0-1% 'AU.GAAV!El(I.ARGER'IIW/ 2>1vnANOS/.IALER '!HAN-: 0-5% '&All!) I\AAQmll<AN o.a5mmANOS,.WUR THAN 2mm): 50-70% 'SILT (LARGER lHAN O 002mm AND SMALLER THAN~: 10-25ll-'CLAY (SJMU.Efl Tti1iN 0.002mm): 0-20% "CLAY NIOSI..TCOif-48&NED: MAXIMUM 25% ORGANIC CONTENT: 3-10% Acidity {pH): 6.0-7.0 DRAINAGE: PEACOLATlON SHALL BE SUCHTHAYt«>SfANDING WATER IS VISIBLE 60 MINl/TES AFTER AT LEAST 10 MINUTES Of MC(JERAT£T0 HEAVY RAJN OR IRAIGAllON. MINIMUM SOIL DEPTH TO BE AS PER TABI..£ T 6.3.5.5 OF THE CU ARENT EDITION BCLNA STANDARDS: o-.,._ tubgrade~the wt»oldtt!ns~ldty TREES (10m2 PEATREE) 24" LARGE SHRUBS 24' GAOUNDCOVERS 12' LAWN~RAIGATED 6" LAWN•NOT I AA I GATED 6" o..,tructuresor whOfe lhe subsoll dr.,I~ ,,....,, 30' 24' .. ,. .. SOIL DEPTHS WILL BE CHECKED AT TIME OF SUBSTANTIAL COMPLETION REVIEW SOU.ft)A Ul1B,<.~AGRICUl.1\JRE PLOTS ISYO BE UR1lANGAO PROYIDED BYVERATEC, OR APPACYa>"'-l"EA'<ATM. SOit. FOR IJRBAN AGRICUL"l\J!lE AllEAS IS TO MEET OR EXCW>THE GUIOEIJNES FOR COMPOST OIJAUTYUNOEA CANADIAN OOUCIL OF MINISWISOF-ENVIRONMEt,'f ICCME). COMPOST IS TO BE TESTED AND RESULTS SUBMITTED TO CONSULTANT PRIOR TO OELNERYTOSITE. BEDS TO HAVE 2• MULCH LAYER (alter settfng) CONSISTING OF ORGANIC COMPOSTED BAAK APPLIED. PLANTED Aqe,\S TO HAVE PERMANENT HtGH EFACIE»CV IRRIGATION SYSTEM -SHOP DRAWINGS A.I\E TO BEPREPARED BY AN IA8C CERn=E0 DESIGNER AND APPROVED BY LANDSCAPE ARCHITECT. CONTRACTOR TO PROVIDE MAINTENANCE FOR 1 YEAR FOLLOWING SUBSTANTIAL COMPLETION. CONTRACTOR TO PROVIDE WRITTEN 1 YEAR WARRANTY ON PLANT MATEAtAL COtlTIIAClOII TO PAOYIDe OOPV OF SOil. TESfll) LNIOSCAPECONSIA.TN<T 3 WEEKS PRIOR TO DB.MllY ON-srJE. TEST TO 8E PERFORMED BY AN lt'l)EPENOEIIT LAB AND ISTO aNCl.UOERECOMt,!a.1lATIO."-:S~ 90TH lA\\'N AND Pt.NmUG 8EnS. COl<SULTA."ITTON>PIIOVESOLBEfOAEL..sT/oUI\TION. 'llilSOOEStlOTPIIECUJOE 1llEOC>NSUI.TAKTFAOMPERfOAMIHGANL',CEP£lloe»TSOl."""1,.'ISISATTt.lE0F SU8STAHTIAI.COMPLETI01l. CONTRACTOR M.LBE R£Sl'ONS181.E FOR REMOVALAND -..-TOFsotl. n<AT DOES NOT MEET SPEClr7CAl10NSAT NO EXIMCOSTTO CLIENT. CONTRACTOR TO PROVIDE WRITTEN 1 VEAR WAAAANN ON SOIL SPECIFICATIONS. AN INDePENOENTSOIL lcST"TO BE PROV1DED 1 WEEK PRIOR TO END OF 1 YEAR WAMA.'ITY PEJU00 COKTRACTOA TO PROVIDE SOIL AMMENOMENTS TO BRING SOIL UP TO OUAlrTY RECOMMENDED IN SOILS REPORT. SITE INSPECTION EXAMINE EXIS11NG SUBGRADE CONDffiONS ANO SIGNIFY ACCEPTANCE IN WRmNG TO THE CONSULTANT. ASCERTAJN THE SlZE ANO LOCATION OF ALL EXISTING SERVICES ANO SUBGRAOES PRIOR TO THE WORK. IMMEOIATEL Y REP AJA DM1AGE RESULTING FROM FAILURE TO EXERCISE SUCH PRECAUTIONS AT NO COST TO THE OWNER. ALL PRUNING TO BE IN ACCORDANCE \\lfTH THE BCLNAIBCSLA STANOAAOS CURRENT EDmON. P'lANT COUNTS IN THe: CASE OF loNV DlSCAEPANCV 6ETWEOI PlAf'IT COUNTS ON PLANf U$T N10 Pl.N<T SYM80LS ONDRIIWING, THEOAAWINGSTN<ES PREOEOENT. nti;COtfTAACTOA IS TO VEfllfY ALL Pl»IT COUIITS -"'O NOTIFY CONSUI.TN<T OF N<Y DISCAa'ANCY. Maple Ridge Chrysler Dealership for Developer/Owner Civic Address: 19675 Meadow Gardens Way, Pitt Meadows, BC Legal Description: et a landscapea~hltecun 1MoW.CZrdA.,.... ~-ec. c__. vu1HC Owner: Architect: Think Space Landscape: eta landscape architecture inc. ISSUED FOR ADP: February 17, 2017 LANDSCAPE: Sheet No. L 1.0 L2.0 L3.1 L3.2 Sheet Name Site Plan Detail Landscape Plans Landscape Sections Landscape Sections PITT MEADOW GARDENS GOLF COURSE PT.REM,"A· PlANLMP~7H 0 5 10152025 m UU7 EB ......... - HLINE-- 9119/14 201702.17 PttinstoneJSe..il IS$11eNctn Jssue.rorreview ls$11eforADP eta-- 1tCIOW.2nd--- ~-BC,~ WJ1H4 t l1NM.ea.1w 1 INUU.14N ., .... .-...ca .Ufllgt,la"--lllf•.....,..~b:I. ~~ .. rallDM~•~ ..._ .. _._..II_~_..,,._- Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC Dr.awingTrlle Site Plan Legal _ ..... ,. _,. KB ......... CB -19/09/14 P"aQ•tr. 17-2-17 _ .. 21444 -NTS ,_ ... L.1 .0 21444 Ma,te Ridge 0wysle,2011_oa_t1JQ16,vwx / I I ,• I .~. I I I I I .. '· '·-.· ,. .. .. I I I . >. I ., I I I I I KEY PLAN i I I I I i I 1 I NTS fit, ::::{',!: .is ~iii~'l---1--l~!----- \il i ~i~f '.;~J: m~ :$~$: R E M ~~j~~:1---1-----•::~=~ .~:»: i~t ATCH LINE "{ .. ~~~i Jm J~f[ ,;,~1---1----- Jit @if i ❖:~:.: ~~i~ I z <( ....J ,,,.w,,~~,,.--,-1 ~ •::,:!i~i;~g1ilfl~ 1 > -,~i~t1?~~'ffi: , o: l ,u1---+--lf.-J-- ~::: guardrail at the top of retaining wall - beginning as marked or wherever grade difference exceeds 24" -typ. ining wall -typ. row of deciduous trees for underplanting refer to detail plan in Sheet L.2 propert roperty fine -typ . CityR.O.W f/•-f~!i-"!1'~1!~~, ~CT LIN: JJ~!§tltmitI 1 10 AREA A 1:200 f1JUl~ I 15 JV 20 25m l I l ffi ,R~ ;~:f:,::::::: •::;~w),· ~=t~~t1~ -·"<_,;:f AJ.Gll:LL-IN~ 11-~~-11~~ '°''. T' -- -,~$}~:,:,: .. ~~}❖"~: 1 Ill , .... ----..-- j_,llf-----1-- AREAB 1:200 ....... No □-............ Issue No. Da~ luoeNoles 9/191141 r,suelorreview 2011,02.17 luuolotN)P eta--- 1NOW.N.-.... ~.BC,~ \IIJ1H4 t/80Ula.f4N 11eoua.145 wlwww.-.....O. AIR!gbta~~-~~b:1. TNa"-'l,t~JIDIDlalald ... ~ ~--~.t-~~b:I. Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pllt Meadows BC Detail Landscape Plans Legat ~-.... -.. KB _,. CB -19/09/14 .,._ 1NH7 Pro},,GIO 21444 -1:200 ........ L.2.0 2144-1 M!!.:,!eRidg11~0l7_Cl.a ... 17_2016.w.-x KEY PLAN I ~ I ~ 1 ' I I I I I I I I I I I C NTS L l.l_SECTION A ~ 3 SECTION C Scaio: 1!50 • ' ,, ~-· _.., .... t"-.-? / ... )' landscape screening typ. drainage typ . =-4 Om ==-:tom gravel In R.O.W. typ.= = 2.5m = 20m (b~" I = f • .5m ,. = t.Om = o.Sm 42" guardrail wherever grade difference exceeds 24" edge of retaining wall vine to grow up retaining wall gravel bed in R.O.W. typ. =::--4,0m = 3,5m =-3.0m = 2,6m = 2,0m = 1,Sm = 1.0m ci.. z, co D 4.83 0 TYPICAL PLANTING Scala: 1:SO j 11 ~rn ~-·;';;.~:: small deciduous I shade~• .r--~~~~~~~ ij~, ·g . ~::~ .. -::,, il~im .:@J:;~ cotoneaster to spill over the edge of retaining wall single row of evergreen shrubs (e.g pieris japonica) low evergreen shrubs along the curb (e.g sarcococca) ;::'::~~❖:-:, ~:ii1l edge of retaining wall i gravel in city r.o.w 42" guardrail wherever grade .. ,~; difference exceeds 24" .... ~::::~ 4½~~~~~~~1!1 r-------42" guardrail wherever grade difference exceeds 24" 6' fence at property line -typ. ,--------vine to grow up retaining wall r-------gravel bed in R.O.W. typ. R.O.W D Gravel =-4.0rn = 3.5m = 30m = 2.Sm = 2.0m = 1,Sm = 1,0m = 0.5m luue No, .... Oalt --9/19114 hM>alcirt....:.W 2011.02.11 rnlil'W.Atl'P Profe5Jiona1Seal eta-- 1eeow.2n:1....__ ~. ac, c.-m 111J1H41 •11104-.1459 1 to-Ua,1411 ·-- MJIW,II....,._.,..,,...,..,, 11411 1'\w-. ,,.Mabl~lultD-.-Or,r~ ................. .....___.___ Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC Dr.lWingTIJ, Details Cross Sections Typical Plan Detail .... .._ _,, KB .......... CB 19/09/14 """"" 17-2-17 -· 21414 -as noted --L.3.1 21444 Maple Rldge0vysler2017_02_17_2016.v.vx KEY PLAN Evergreen columnar tree in planter adjacent ramp .... ~ 0 .... E ~ 0 .... 0.. .?;, co 4.83 0 TYPICAL PLANTING Sea~: 1:50 ----------- existing grade 7-- ~~i»ij~ii~t~~=*==~!:~ ):~§tI~F❖i!? ~""''ill' :~~!(~~~~~~%~~ ·:'::~~~:•*-~~:: -❖~ ~~n*~ .~ffijij} Ziiff~ ;~:,.}:*~:: J~~~~ t~llr ;~~=~ffi u,::..::~ . ~:::i~j~~f-:1li t$§~fl~S:::~~B.::::~~: l•,•~~°:.~~:~~=:~~=::=~::::~J;;: ·-:-:, .. "':":·,:,-:❖:-:-.•❖:~-:~-=-·=·❖•-:, I I I I P.L. I 42" guardrail wherever grade difference exceeds 24" I edge of retainini:i wall vine to grow up_ retaining wall gravel bed in ~.o.w. typ. curb small deciduous shade tree I I cotoneaster to spill over the edge of retaining wall single row of evergreen shrubs (e.g pieris japonica) low evergreen shrubs along the curb (e.g sarcococca) edge of retaining wall gravel in city r.o.w 42" guardrail wherever grade difference exceeds 24" ~ Gravel ~- ~.u.. i- ~~ g.u.. R1~n .... -~Holn- bsu11 No, ... !Mu~Notas 9119114 lssuelorn11v1ow 2017.02.17 l&suaforAOP _...... .... eta-- t /llOUU.«tle 1 ltoU83,t4111 wlwww.M111Lca Allf\lgbll,___by_........,.~IDG. n-...,.111N:111mbe~•~ ~--~--~_......... ... Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC OrawingTllla Details Cross Sections Typical Plan Detail ---.. KB h-.. C9 ... 19/09/14 ......... 17-2-17 -Q 21444 -1:50 ......... L.3.2 21444 Maple Ridge Chrysler2017_02._17_2016,wnc [~ I mapleridge.ca City of Maple Ridge TO: Advisory Design Panel MEETING DATE: February 27, 2017 FILE NO: Preliminary Review -No File Number SUBJECT: 12150 Golden Ears Way (Pitt Meadows) PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited lands to permit a car dealership to be constructed in Pitt Meadows. The submission is being made because the site abuts a single residential subdivision Maple Ridge. The proposed building will be approximately 5,225 square metres, with a service bay for 105 vehicles, and 579 parking spaces for customer parking and vehicles displayed for sale. Architects and Landscape Architects are not required to attend and make presentations for preliminary submissions. The purpose of this submission is to obtain comments from ADP members on the design of this commercial proposal in general and improving its interface with the abutting residential neighbourhood in Maple Ridge in particular. Supporting materials such as a Zoning and Development Permit Guideline Compliance Analysis are not required as Pitt Meadows bylaws apply. The applicant has provided a letter describing the project, including matters identified through public consultation and discussions with Pitt Meadows Planning staff, zoning information, factors influencing the site plan (such as services and overhead utilities) and efforts proposed to lessen the impacts of the proposed commercial use on the abutting neighbourhood in Maple Ridge (such as lighting and noise). CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C Arch itectural and Landscaping Plans Filed with 2013-087-RZ Page 1 of 1 I N Scale: 1 :4,500 i •c !.Q ' en Proposal in Pitt Meadows ,.~ · ---------------------, :2 .. lo lo PLANNING DEPARTMENT ,,-i~ :i5 ! i 1~111■ mapleridge.ca FILE: Untitled oATE: F'e6 23, 2017 BY:DT ,I ..! Re: Maple Ridge ADP Submission .. ,-- Rezoning 12150 Golden Ears Way, Pitt Meadows Project No.: 14450 Project Description There are two unusual aspects to this submission. The first is that the project is in Pitt Meadows. The second is that it is for a Rezoning Application not for a Development Permit. Although the project is located in Pitt Meadows the sanitary and water utilities are to be provided from the Maple Ridge side through a servicing agreement between the two cities. The precedent for this includes the current Mazda, Toyota and Kia Dealerships, all of which are located in Pitt Meadows. This particular property is adjacent to single family residential properties on the Maple Ridge side. At a public information meeting in 2014, attended almost exclusively by these residents, a number of concerns arose. Although Maple Ridge council has agreed in principle to enter into a servicing agreement with Pitt Meadows, they would like to have a response to the issues identified in the January 19, 2015 MR staff report. Generally, the concerns identified are: noise and light pollution, overspill of employee and customer parking, and impacts of storm-water runoff. The Design Considerations identified in the report are: • Improving buffering and landscape details between residential and commercial including an acoustic study of impacts from the developments site. • All employee parking should be contained on site. • The City will not support pedestrian connectivity to 201 Street. • No rooftop parking permitted or identify acceptable screening and louvers to maintain existing levels of residential privacy in adjoining properties. • No use of outdoor speakers or other audible notification systems • Implement lighting standards the restrict all light pollution either direct or reflected from entering into the adjoining residential area including, limiting the height of poles, providing lighting screens, reduced brightness after hours and effective landscaping. This presentation to the ADP addresses this issues raised by the residents and the considerations of council listed above. The second unique aspect of this submission is that the application is for a rezoning, not for a development permit. The conceptual design work may change depending on the final determination of the owner. Consequently, the form and character of the building and site planning could be somewhat speculative at this point. That said, the proposed build out will not exceed what is presented here and the pertinent details of concern to Maple Ridge will be maintained. Site Plan This parcel is a remainder of land formerly part of Meadow Gardens Golf Course while was created by Trans-link after the construction of the Golden Ears Bridge and Golden Ears Way. Trans-link has specified that the vehicular access will be at the current intersection of the access lanes from Lougheed Highway. No other access is proposed except for an additional emergency vehicle only access from Lougheed highway. Since the Golden Ears Way is approximately 6m higher than the proposed lot finished grade a ramp will be required down from the signalized intersection. It is proposed to add fill to raise the finished floor elevation of the building to 4.lm which will still be below the 6.2m flood plain. It is proposed to slope the finished grade away from the building and where the ramp end it would be at about elevation 2.0m depending on the final design of the ramp. The Fortis gas SRW runs east -west across the site and a 10m Metro Vancouver Water SRW property extends along the east property line adjacent to the residential properties. These Rights of Way effectively divided the site north and south and the water RoW effectively creates a 10m buffer to the east. Cross Section The entrance intersection of Golden Ears Way is at 7.8m and the entrance ramp slopes down to 1.8m finished grade. The proposed finished floor elevation of the building is 4.lm, the building height is 10.36m (34 ft) with an entry portico that may extend to 12m which is the maximum permitted in the C-1 zone. The site cross section illustrates that the line of sight from the entry ramp to the residential properties will be interrupted by the building. Landscaping Buffering A landscape screen is proposed at the water SRW on the east to screen activity and vehicular lights from the site. An additional landscaping is proposed at the access ramp to screen lights from vehicles entering the site, this will also screen vehicles stopping for the light on the western access to the Golden Ears Way. The proposed lighting standards will not exceed 7.3 m and will be equipped with cut-offs to reduce line of sight glare to the residences. An acoustic study will be completed shortly. Since all repair and maintenance including customer service reception will occur indoors the acoustical impact is expected to be quite low and in fact it is expected that it will not exceed the ambient noise of the surrounding highways. No outdoor speakers of pagers will be used on site. All employee parking will be on site. Rooftop parking is proposed with screening to block the views in all directions. No pedestrian access is proposed from 201 Street or 120 A Avenue. If possible, a sidewalk extension westward from the DTR Lougheed Hwy intersection _is proposed if this will be permitted by the regulatory authorities. It is not reasonable that no pedestrian access will be permitted which would force any foot path to use the highway. I A storm-water management plan and hydraulic assessment are being prepared. The current proposal is to direct the outflow along two existing connections to Katzie Slough. Two detention chambers are proposed to control the flow. Reconstruction of the two existing outflow paths will correct the current situation that has trapped water on site. When the storm water management plan is complete and the acoustical report is finished these will be forwarded to the City of Maple Ridge. Vehicle Dealership 12150 Golden Ears Way, Pitt Meadows Reconciliation: Site Area: Building Area: Main Floor: Second Floor: Mezzanine: 3.43 Ha 44,000 Sq. Ft. 15,000 Sq. Ft. 1,800 Sq. Ft. Sub Total: 60,800 Sq. Ft Roof Parking: 24,000 Sq. Ft. Sub Total: 84,800,SqH. FSR: FSR Permitted: Site Coverage: Setbacks: 5,650/34,3000 = 7880 / 34,300 = South at Lougheed Hwy: East adjacent to Residential: West at Golden Ears Way: Parking Required: 1 per 45m of GFA + 3 / Service Bay GFA: Service Bays: Parking Required: Parking Provided: Height: 5650m2 /45 35 X 3 12m max (8.47 Ac) (5,650m2) (7,880m2) 0.165 0.230 0.5 12%,(Permitted 50%) 7.5 min 20m 4.5m = 125 • = 105 = 230 stalls = 579 stalls (Sm Accessory Buildings} ·' H DISCHARGE :.ll-4' -' \I " . . : . ~ ~ 1 • •• ,. STORM WATER CONTROL PLAN LEGEND = = ~~ EXISTING CULVERT PROPOSED CULVERT EXISTING STORM SEWER ANO M.H. PROPOSED STORM SEWER AND MH. EXISTING SWAJ.E. EXISTING DITCH DR CREEK MAJOR 100 YR, Fl.OW ROUTE BELOW SURFACE MAJOR100YR.FLOWROl.l'TEWPIPE , MAJOR 100 YR. OVERLAf/0 FLOOD ROLITE DIRECTION OF OVERLAND FLOW xMfm~..::S~- CONTOURS IN METERS IAIUDR CATCHMENT BOUNDARY MINOR CATCHMENT BOUNDARY LOCAL CATCHMENT BOUNDARY 3D EXTERIOR BIRD'S EYE RENDERING ·r AutoCanada VEHI CLE DEALE RS HIP FEB 2017 PITT MEADOWS, B.C. (Auto Canada FEBRUARY, 201 7 MEADOW GARDENS GOLF COURSE -~ ·~-. -,_ PITT MEADOW GARDENS I GOLF COURSE l'T.flDl.'A' l'U,II ........ ,. • # ... ·' ~ 1 SITE PLAN SP.01 SCALE.: 1':1000 IN] ,I/ ' ✓f 'II I I I j ·"' :sf fl! ; I I I I I I I A IY#Ull'Ul1/ 42~:,, "I ,, I " II ,: VEHICLE DEALERSHIP PITT MEADOWS, B.C. -----,...,. -----------------,..._ __ --GOL.C~~~~=":li--_;.:J....:'."::==::::--:=-=-=-=hni~~.,=p==~-·-=======~===~:::t-:::-'.'.':~-- A CROSS SECTION A-A SCALt: 1:1000 'B' ICP24939) 'P4786 COMBOX _,, 0 '\' lS -~ ,., COMBOX 0 9 co E:B '\~ KIOSK (I• ~ COMBO~<> L MH s TRAFFIC LIGHT COMBOX o'l-~-◊ " / . ·.:>,.:, <°.._=,9' //./ / 1//' / ;:0",.:, ~//✓: 1/ // ' / y · //1/ <,.:,.9 ~ /,_-'/ ~ .,,..;/\ /,// • ~o"Y.1/ <?.9::f ./, '/ % // o<i ~?..s ff/' /• \· .,~ \•A,., -----~ .,. / . ;: ;: ., "' (f/ o <o A ·.9><$ ·'J'IJ ·" ,,,,,,,,,. , .. / SITE PLAN (PARTIAL) GOLDEN EARS WAY -?)-~ ----r SITE CROSS SECTION A-A '" !Auto Canada FEBRUARY, 201 7 VEHICLE RAMP VEHICLE DEALERSHIP PITT MEADOWS, B.C. -t I I GVWD R.O.W. 10,0m 3 4 5 6 7 8 RES . 10 i-.: a._ ~ ~ --..J >-I--es & 8= I-- (:ry- i:5 ~ I- V) i:5 ~ r::::: I City of Pitt Meadows $ Mox. Building Height 4.1m LINE OF APPROACHING -----,'-7,y-- VEHICLE LIGHTS ~@ ;!J~,:OO~N ~ f AutoCanada FEBRUARY, 2017 PITT MEADOW GARO ENS GOLF COURSE Pf.-· .. • ~-~ 7.5 M SETBACK--~ EMERGENCY VEHICLE _/ ACCESS ONLY 21 ~=====~-METRO VANCOUVER WATERSRW ======~--20 M SETBACK VEHICLE DEALERSHIP PITT MEADOWS, B.C. SITE DETAILS ~+.M~ ~ ~j~1.$.wr l ·.1-j •. _.,\. CHRYSLER • '11111( ~ • ::.;;? -==.--- --• =---~=_--1~=~--=-, --=i-~ T-;....-.C>~t ~...:..·_·~·-.-t-~r~_-...:..__}C:iii+~---v7.f-·:..:.·:~~:J4 ••• :~_-=· ~rr·=p· =--·f·.· =~-r1 t l~ L ---.-~~~-½-· ....:...·, • ....::.,• r· --=··r ·7 ~-:...:..· :y -~~. ~_ .. 4 ~--.=m =:=· .,T~. se:rv1;,·11.b~pi!Oni ... • ---.,,.,., .. ·-· ., ... :,:::. ' .. ·, ... ' : . ·. ... :·; . ' ~ -..:.~ South West Elevation • • •• >·• • .-: ·.,-:· -~ :_. • •. • ,. :·. ., -.' ••• • ; • . · .. · .. , .• ~~~~~~~~-. ·-•+·· ~-\':· •. ,. North West Elevation .. I ~ ':' 34'-B" 33'-9 1/2" 32'-10 1/2" 31'-2 1/2" ,t "' I t'l<--·r---1, .' 0 .. ... ....: . I.•• • '. 3·3.,= .. = i=-. = .. i ""! -_:or!:' .= J ---=c = -~ ~ f AutoCanada ., ____ _ B'-5 1/2" 16' 8'-5 1/2" 32'-10 1/2" VEHICLE DEALERSHIP FEBRUARY, 201 7 PITT MEADOWS, B.C. ... _,. .. .,.J, -.•_.,-J ,.•, .. • ·,;;;:_ = I~ I~ I \_l . '.'J/1 ., I I .... : ~ I " ' North East Elevation South East Elevation z f AutoCanada VEHICLE DEALERSHIP FEBRUARY, 2017 PITT MEADOWS, B.C. .. \ I------'-:'" \ ·"!·,· I ,,~ ii.a.-= I I \ J I .J \ T/0 ~i,tt,.1;-1) 1/0~ir-+ 2 3 4 5 6 7 6 2 5 I I 1-1--J-..r-.r--r--r--t---i-=-,--,--, --. . ~ I\ ' I\ A I ' . / I\ / I\ / '\ I " .___:_,_ 'l \ / \ / ., \ I , '\ ~ '= = South West Elevation Scale: 3" = 1 '-0" -2' Upstand T/Q P.uu.nf ... "' -· •,,,•'I ►_...• ,11·-o· t/0 n,.r .. •J • . \. ....... • ~ • I• '•• • I •, North West Elevation Scale: 3" = 1 '-0" 33'-9 1/2" 32'-10 1/2" 31'-2 1/2" Finishes 1 Aluminum Composite Panel, Alpolic, Bbr3.5 Red 2 EIFS, Dryvit, Overcast 613, Sandblast Finish 3 Aluminum Composite Panel, Silver, Sobotec 4 Aluminum Composite Panel, Polished, Sobotec 5 Architectural Block, Permacon, RocArt Charcoal 6 Glass f AutoCanada 7 Spandrel Glass 5' 6' 16' 32'-10 1/2" Scale: 3" = 1 '-0" VEHICLE DEALERSHIP a'-5 1/2" FEBRUARY,2017 PITT MEADOWS, B.C. .irchitectun:pl.lnn:nglnteriordesign DaimlerCh rys ler Canada Inc. Design Excellence Program Exterior inishes No. Location Material Colour Description/Spec. ACM1 Entry Arch Aluminum Silver Background Composite Panel ACM2 Entry Arch Aluminum Polished Accent Band Composite Panel EIFS Primary EIFS Color. Overcast Finish: Sandblast Facade 613 EP General Exterior Paint Pelican Gray PC1612 SF Lower Arch Architectural Block RocArt Charcoal UP Landscape Unit Pavers Charcoal Cobblestone System walkways, Display pads Design Criteria Document Preferred Manufacturers Sobolec / Embury Co. Sobotec / Embury Co. Dryvit/ Sto ADEX (Quebec) Benjamin Moore Permacon Decra-Loc No. Location Material PAD1 Chrysler Pad Unit Pavers PAD2 Chrysler Pad Unit Pavers PAD3 Dodge Pad Unit Pavers , ;_. i,cjf.; ~ ..,, .. ~,- PAD4 Dodge Pad Unit Pavers PAD5 Jeep Pad Unit Pavers PAD6 Jeep Pad UnilPavers Dlselalmer: Tl:l_e■e drawings are for communication of de•lgn Intent ~1y; 'T.hase drawings are not suited or Intended for construction ·or fabrication. Colour Description/Spec. Preferred Manufacturers Grey Accent Series 3000 Unilock 12"x12" Red Field Series 3000 Unilock 12"x12" Charcoal Field Series 3000 Unilock 12"x12" Charcoal Accent Series 3000 Unilock 6"x6" Beige Field II Campo Unilock 4"x12" Charcoal II Campo Unilock Accent 4"x12" ALL PLANTS TO BE NURSERY GROWN ALL PLANT MATERIALS AND LABOUR TO CONFORM TO THE CURRENT EOmoN OF THE BCSLA/BCLNA STANDARDS. AU PLANT MAlVUAL TO BE INSPECTED PRtOR TO 0EUVERY ON SITE. CONTRACTOR TO AN'tANOE FOR INSPECTION AND MATEftlAL TO ASSa..roU!O IN ONE LOCATION FOR REVIEW. IMPORTED GROWING MEDIA SHALL BE A SANDY LOAM OR LOAMY SANO TEXTURE (NO LES$'nWf 50% SANO BY WEIGHT) CONTAINING 4 AND 1Ml ~ MATTER (DRY WEIGHT BASIS). GAOWINOMEDIASHAU-111111W,LLYFREl;FAOMSUIISOIL, WOOD INCI.LO:fl\ \YOODY Pl.,\,'lr PARTS, tNVASP,,e NlO NOXK)US A.ANT NO 1'HEIR REPAOOVCTIBI..E PA/ITS, PUNT PAfHOG£MC ORGN4Sf.lS, OAGJ\NIC OR IHOHOANIC 11.AtmAI.S. TOJQl,,'S_ STO>,'ES OVEll 30mm (\.2,.,.,,., OEBA-IS N¥;> F()flBGH OBJECTS. IMPORTED GROWING MEDIA SHALL CONFORM TO AND BE IBEATED AS PEA SECTION 6.2.3 TO 6.2.7 INCLUSfVE OF THE CURRENT EDITION BCLNA STANDARDS. GROWJHOME'ONMSHAl.1.C()f,s:oN,tTOLB'EL. t -wa.l...(iAOOMED" AREAS: LOW TRAFFIC LA\YNAAf.A$. TREES~!Ju.AGE.SWIU8S(lLINTIJU.E T-6.3.5.1 OF-n..E CURAENrEOIT10.~0fll!EBSClNaCU<ASTAIIOAAOS). rr SHAU. POSSESS THE FOLLOWING QUALITIES: TEXT\JR£• 0COARSE:GRAVELJ,AJ\GERnw.l1~A.NO~llW~40mm):O-i% 'AL1.Gtv,VELl!AAG1af!T>lf.N:Z,,,,,,AHOSIMl.£ATHAl'l4omn,):0-5% 'SANO Q.AAGEA lliAN 0.05nWn A~ SMALLER THAN 2tmi: 50-70% -SU..T ~A THAN 0.002mm ANO SMALLER THAN 0.05ffu:r¢: 10•25% "CLAY CS,tALUR T}Wl 0.002mm}: 0-20% 'CLAY A.\ff>SLl cotAGINED: MAXIMUM 25% ORGANIC CONTENT; 3-10% Acidity (pH): 6,0-7,0 DRAINAGE: PERCOLATION SHAlLBESUCH~lNOSTANDING WATER lS VISIBLE 60 MINIJTES AFTER AT LEAST 10 MINlJ'TES OF MODERATE TO HEAVY RAIN OR IRRIGATION, MINIMUM SOJL DEPTH TO BE AS PEA TABLET 6 3 5.5 OF THE CURRENT EDITION BCLJ.IA STANDARDS: Over prepared subgrade where the subsoil drains rapidly TREES(10m2PERTREE) 24" LARGE SHRUBS 24" GROUNOCOVERS 12" LAWN-IRRIGATED 6' LAWN-NOTIARfGATEO 6' Over strucbJres Of __ Oho_ ......... poony 30" 24" .. ,. .. SOIL OEPlHS WILL BE CHECKED AT TIME OF SUBSTANTIAL COMPLETION REVIEW SOL FOR URlWl AGAICULl\J'AE Pt.Ors JS ro Be UR8,\.\I GAO PROVlDED BY VERATEC, ORAl'PROVS>ALTERIIATIYE. $CII. FQAllf'!WIN:lRICUl.11JREAAEAS IS TO MEET OR EXCEED THE <MDEUNES FOR COMPOST OlWJlY UN0ER CANADIAN COUCIL OF MINISTERS OF THE ENVIRONMENT {CCME). COMPOST IS TO BE TESTED AND RESULTS SUBMITTED TO CONSULTANT PRIOR TO DELIVERY TO SITE. BEDS TO HAVE 2" MULCH LAYER (aHersettlSlg) CONSISllNG OF ORGANIC COMPOSTED BAAKAPPUEO. Pl.ANTED MEAS TO HA'w£1'ERMANENT HIGH EFFICIENCY IJmlGATION SYSTEM -SHOP DAAV'/JNGSAA=TO BS PREPARED BY AN IABC CERTIFIED DESIGNER ANO APPROVED BY LANDSCAPE ARCHITECT. CONTRACTOR TO PROVIDE MAINTENANCE FOR 1 YEAR FOL.LOWING SUBSTANTIAL. COMPLETION. CONTRACTOR TO PROVIDE WRITTEN 1 YEAR WARRANTY ON Pl.ANT MATERIAL C().'lffll,CTOA TOPROVll'ECOPYOFSOI. TEST TO LANDSCAPE CONSUi.TN« 3 WEEKS PAJOR TO OEI.MRYO:<·SITT. TESTlOeEPERfOIIMED BY AN INDEl'E"OENTLAB AND Is TO .. -cu,oe RECOMMENOA110$ FOR DOlH L',V.,j NIO PLANTING 11£08. CONSUt.TmTTOAPPAO'JESOU.eEFOREINSTAU.AllON. Tl-llSOO.Sl«>TPR£CLUOc THE COOSUI..TAHTfAOM PSlFOAA11NG AN INDEP5''0EHT SOI.ANAI.YIIISAT TIME OF 8U8$TANTIAI. COMPLETIOtL COloTAACTOAWLl.11£ RESPOOS181.E FOR REMOVAi.NO AElV,C9,\9/TOF SOil. THAT DOES NOT MEET 6PECIAC4T10NS AT I«> EXlT1A COST TO CLIENT. CONTRACTOR TO PROVIDE WRITTEN~ YEAR WARRANTY ON SOIL SPECIFICATIONS. AN ll'ICEPEHDEtlT SOIL TEST TOBE PROVIDED 1 WEEK PRIOR TO END OF 1 YEAR WAPJl,NITY P8UOD COHmACTOfl TO PROVIDE SOIL AMMENOMENTS TO BRING SOIL UP TO QUALITY RECOMMENDED IN SOILS REPORT. SITE INSPECTION EXAMINE EXISTING SUBGRADE CONDmONS ANO SIGNIFY ACCEPTANCE IN WRmNG TO THE CONSULTANT. ASCERTAIN lltE SIZE ANO LOCATION OF ALL EXISTING SEAVJCES AND SUBGAADES PRIOR TO THE WORK IMMEOIATELY REPAIR DAMAGE RESULTING FROM FAILURE TO EXERCISE SUCH PRECAIJTIONS AT NO COST TO THE O\\INER. ALL PRUNING TO BE IN ACCORDANCE WITH THE 9CLNA/BCSlA STANDARDS CURRENT EOffiON. PLANT courns IHTHE=O!' AJIY OISCRWA.'ICYIIEIWEENPIANrCOUHTS ON PW<TUST AND PIANrSY>•BO!.SOH DAAWl>IG. THEDAAWINGSTAl<ES~. lHECOffTAACTOA IS TO-ALL PlAl•ITCOUN'TSNl>lfOTlFYC0."51.1.TAI/TOFA>N DISC!la'ANCY. Maple Ridge Chrysler Dealership for Developer/Owner Civic Address: 19675 Meadow Gardens Way, Pitt Meadows, BC Legal Description: et a landacap-■~h~ecwn 1IIIOW...2fl:tAwnNI ~.IIC.C..-\'OJ1H4 :1:::::: •1---AWa.ca Owner: Architect: Landscape: ThinkSpace eta landscape architecture inc. ISSUED FOR ADP: February 17, 2017 LANDSCAPE: Sheet No. L 1.0 L2.0 L3.1 L3.2 Sheet Name Site Plan Detail Landscape Plans Landscape Sections Landscape Sections PITT MEADOW GARDENS GOLF COURSE PT.REM/A' PlAHlMP47Nl 0 5 10152025 m UU7 ~ . l'V,NUAP~17l ........... Issue No. 0Dlll .._ ..... 9119/14 liwatc.tNm 2017.02.17 ·iuu..-.....o, eta-- 11PDWllil2n:i ....... ----... ee. ~ w.,, ... t 1eoua.1w ~,= .URlifbM..__...., ........ ~~ 'INl._.,.,Nllta ... ..-1•~ ....... _.., ........ ~-- Pn,jed Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC OrawingTitJa Site Plan , ... -----_,, KB --ca ... 19/09/14 Plot0.,_ 17•2·lT -· 21444 -NTS ._ ... L.1.0 ·- 21444 Mapl11Ridge o.;,sle!2017_02_17....2(J16.wnc i : "'#-• . '• -1 KEY PLAN i I I / ;. I . ~!111 \ ·iiii~~~l---1----- i-•, -,_ ___ _ .h...S½,, .. 1,,1-~--- ~; NTS I I I m,-~ii~i<:~«~f:'w I -., is AREA A M~t·~~~:->:-~~$~~-... ~ J N ,,':31--;------i--1~-,.---- guardrail at the top of retaining wall - beginning as marked or wherever grade difference exceeds 24" -typ. edge of retaining wall -typ. row of deciduous trees for underplanting refer to detail plan in Sheet L.2 property line 6' metal fence at property line -typ. lawn in the City R.O.W ,-:~;!f.~1, .. ___ ......, ___ _ ij!i!~i - 0 5 10 1:200 nJU7__, 15 20 ~ 25m I I I //-➔~if--11~·i!,:~ij~i~' IUG _j*w1 ··<::-:l'-❖Ah~, .1 I* ·•:~:~·~un~~ :~;::~~:§!;~~ ;ii ~;;!:.:-.:~:~~~~'S'::::: l .... «.•..;~...-:.:--<:-~...-...-: ) __ ,,_":i .. l ____ -;-_ AREAS 1:200 """'"" No, O.llf, Issue No. OalB Sl/19/1'1 lt11at.Wl'ftkl,,, 2011.02.,1 tuueflorADI"' Prore,s1c111ISeal eta-- 1180W..~------.ec.c---""'ow. t leot.11&.1o48e ~1::a-...:: ,..._..~~·~~ ,,_....,.,,_ID .. ~•......--, ......... --.w.,-~....._.. ... Pre/tel Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC Dtawinglillt Detail Landscape Plans -- ~-~ KB _,. CB ... 19/09/14 ''"""" 17·2·17 P1olor,I~ 21444 .... 1:200 _,,__ L.2.0 21444 M.lfie Ridg110Yywr:2017_02_17_20!6.w.-ic I I g I ~ I I I I I I I I I I I C _I KEY PLAN NTS j SECTION A Scala; 1:50 ,·. ' _., . ,. ,·, ,- ---_~\·; ' i ' landscape screening typ . drainage typ. =-4.0m = 3.5m , =-3001 gravel 1n R.O.W. typ.= = 2.5m = 2,0m = 1,Sm = 1,0m 42" guardrail wherever grade difference exceeds 24" edge of retaining wall vine to grow up retaining wall gravel bed in R.O.W. typ. =-4.0m = 35m =-3.0m = 2.5m = 2.0m = 1.Sm = 1.0m 0. ~ D co 4.83 0 TYPICAL PLANTING 5cale: 1:50 ~~~~~~.. curb :!!!If ,,,;,,» -~:=~~1~~ '~*""'~~small deciduous ~~~~ij~J shade tree K-::~~~~~ I =~~='.f~I~:i cotoneaster to spill over the edge of retaining wall single row of evergreen shrubs (e.g pieris japonica) low evergreen shrubs along the curb (e.g sarcococca) edge of retaining wall gravel in city r.o.w 42" guardrail wherever grade . ,.< difference exceeds 24" di D Gravel ~-------42" guardrail wherever grade difference exceeds 24" 6' fence at property line -typ. ~-------vine to grow up retaining wall gravel bed in R.O.W. typ. R.O.W =-4.Drn = 3.Sm =-J0m = 2.5m = 2,Dm = 1,5m = 1.0m = 0,5m ........ No, Data 9/19114 k1111t•WMW 2017.02.17 b-11,M,II eta-- 1IOOWRl2nd......,. ~-BC.CW.. IMJ1H4 t[&0UJll.1481 ~l~4: .IIRlgbla"-ftdbJ•~~b:. TNl4-tg,'lll,ml:111e.'-'•,...._. ---..--~«-..... ~- Proj&et Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC Onr.wingTtlle Details Cross Sections Typical Plan Detail Legal -·--· 21444 -.. -kll asnoled .. -~ ~t ... CB -L.3.1 19/09114 ~D.lllc 17-2-17 21444MapleAidg!t~17_0i_17_2015WfK SECTIONO Scale: 1:100 KEY PLAN .. •. ·. •. . . . . .. • : : • ••/.I , •; <:: , ' •/./, Evergreen columnar tree in planter adjacent ramp C ~ -,- 0 ci -,-E C! 0 -,- ci. ~ co 4.83 0 TYPICAL PLANTING Scale: 1:50 ! • I I I I I P.L. 42" guardrail wherever grade difference exceeds 24" I edge of retaining wall vine to grow up:retaining wall gravel bed in R.O.W. typ. i ·mm~~-curb :3:,1::~~~~ ·;iiii ·~?~:::~:;. l <<>;;:,:;:,;,:,:,:,;,-small deciduous ~ shade tree ,•!:-,Y~=~~ ~~ti~~ ~!=~~:::::::~': ~~~~t•~ :~~~~5~ cotoneaster to spill over the edge of retaining wall single row of evergreen shrubs (e.g pieris japonica) low evergreen shrubs along the curb (e.g sarcococca) edge of retaining wall gravel in city r.o.w 42" guardrail wherever grade ..... difference exceeds 24" •❖:;}. ...::::J}'.$~~ ,:::>:~i~~i~il~iil~ .i:E~/~:::»~~:x~~~1~~ l;~~~~t,-,;: ,:::·· <, •• , Gravel .... "'"' No. Date ls,11e Nctu 9/19/14 ts.suefOffeview 2017.02.17 l$SlleforAOP 1IKIOW.C2nd...,.. ..,,._,_,ac.~ WJtH4 tllll04.IA.tw 1 1 eouas.148 wlwww.e1111Lca ,..,....___,,..~ ...... 'TMl~ .. PDIIDla~•.....-,.-d _.... .. -.tlll'• ....... ~hll. ProJ•ct Maple Ridge Chrysler Dealership 19675 Meadow Gardens Way Pitt Meadows BC Orawinglilo Details Cross Sections Typical Plan Detail ....._,.. -214-1=4 --~ -KB 1:50 ..,._., --CB L.3.2 -19/09/1-4 '""""" 17-2-17 21444MapleRidgeet.ysler2017_02_17_20l6,wr,: [~--mapleridge.ca City of Maple Ridge JO:._,, FILE NO: Advisory Design Panel 2016-352-DP MEETING DATE: March 14, 2017 SUBJECT: 23004 Dewdney Trunk Road PURPOSE: An Advisory Design Panel (ADP) submission has been received for the subject property located at 23004 bewdney Trunk Road (see Appendices A and B), to permit the construction· of a medica·I centre and_ pharmacy with two rental units above. The subject property is approximately 892 m2 and is currently vacant. The proposed development consists of 317 .5 m2 of commercial floor space, and 252 m2 of residential floor space. The allowable lot coverage is 70%, and the proposed lot coverage is 36%. The subject property is currently zoned RS-1 (One Family Urban Residential) and is being rezoned to C-2 (Community Commercial). The rezoning application being processed with this proposal was given first reading by Council on October 25, 2016. This rezoning application is accompanied by an Official Community Plan · (OCP) amendment to amend the land use designation from Urban Residential to Commercial. This OCP amendment is supported based on the provision of the rental housing units above the commercial component. • The applicant is requesting the ADP to review·the development application for form and character (see Appendix C). A Design Rational (see Appendix D) has been provided by the Project Architect. The Development Data Sheet (see Appendix E) provides a quick summary of the project details. The ADP submission checklist (see Appendix F) identifies a few items that were not submitted as part of the package; however, the applicant will provide this information at the meeting on March 14, 2017. This Development Permit application is subject to Section 8.5 of the OCP for Commercial Developments. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation : South: Use: Zone: Designation : B. Chadwick Parcel A (Reference Plan 7941) Lot 1, Except: Part Dedicated Road Plan NWP87590, Section 17, Township 12, NWD Plan 3179 Urban Residential Commercial • RS-1 (One Family Urban Residential) C-2 (Community Commercial) Commercial (Optometrist, Spa, Office) CD-2-95 (Comprehensive Development) Commercial Single Family Residential RS-1 (One Family Urban Residential) Urban Residential Page 1 of 4 : East: Use: Zone: Designation: West: Use: Zone: Designation: Seniors' Housing RE (Elderly Citizens Residential) Urban Residential Single Family Residential RS-1.(0ne Family Urban Residential) Urban Residential Existing Use of Property: Vacant Proposed Use of Property: Medical Office, Pharmacy, Two Rental Dwelling Units 892 m2 (0.2 acres) Site Area: Access: 230 Street Servicing requirement: Urban Standard DEVELOPMENT PERMIT AREA: This development is s.ubject to Section 8.5 of the OCP for Commercial Development Permit Area Guidelines (see Appendix G). The following is a summary of the applicable Key Guidelines Concepts and a brief assessment of the proposal's compliance with the guidelines, as provided by the Project Architect: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent • development. ·"The development has a building outline and roof profile that is compatible with the residential building to the south." 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. "The steetscape (landscapinglbioswale/pathway) creates a pedestrian-friendly appearance." 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. "City sidewalks/pedestrian letdowns and boulevards with street trees from part of the design." 4. Respect the need for private areas in mixed use development and adjacent residential areas. "The residential units on the second floor have privacy screens between the units at the balconies." 5 . The form a-nd 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. Additional details on the development are provided in the Building Design, Massing and Siting section of the guidelines checklist. Page 2 of 4 ( PLANNING COMMENTS: 1. Proposal: This Commercial Development Permit is for the development of a medical office and pharmacy, with two rental dwelling units above. The property will be accessed at the south-west corner of the site, from 230 Street, with at grade parking spaces for the commercial use, and 2 concealed parking spaces for the residential u_se. Details of the building materials, colours, and landscaping are attached (see Appendix H). 2. Context: The subject property is currently a vacant lot, surrounded by commercial development to the north, single family°development to the south and west, and a seniors development to the east. 3. OCP and Zoning Compliance: The subject property is designated Urban Residential and zoned RS-1 (One Family Urban Residential). An application has been received to rezone the subject property from RS-i (One Family Urban Residential) to C-2 (Community Commercial). An OCP amendment is required to re-designate the subject property from Urban Residential to Commercial. This OCP amendment is supported based on the provision of the rental housing units above the commercial component. The subject property is approximately 892 m2 and is currently vacant. The proposed development consists of 317.5 m2 of commercial floor space, and 252 m2 of residential floor space. The allowable lot coverage is 70%, and the proposed lot coverage is ~6%. The following variances will be required for this development to occur: • To not provide a landscape screen on the east property line, as there is currently a tall cedar hedge on the neighbouring property line. • To not provide a concealed parking space for the residential visitor parking stall. 4. Parking and bicycle storage: The required parking for the commercial use, based on 1/30m2 gross floor area is 11, plus two stalls for the residential units, and one for residential visitors. This proposal meets the requirements by providing 14 parking stalls. The two residential stalls are concealed within the building. The applicant has stated that a loading area would likely not be used for the use proposed. There are not outdoor bicycle racks proposed. Residents could store bicycles either within their units, or within the parking garage, if necessary. 5. Environmental, Sustainability & Stormwater Management: The stormwater management plan consists of onsite landscaping, including a bio-swale for water quality, permeable pavers, planters, and an underground storage facility beneath the parking lot. Page 3 of 4 6, Garbage/Recycling: The applicant is ind icating on the Guidelines Checklist that some receptacles will be stored within the garage, and some will be outdoors; however, the details of the outdoor area with screening have not been provided. This will need to be addressed prior to approving the Development Permit. 7. Engineering Servicing Upgrades: A barrier curb and gutter across the site frontage on the east side of 230 St. will be required. 230 Street will need to be upgraded to an urban collector standard across the frontage of the site. A concrete sidewalk is required across the site frontage on the east side of 230 Street. A new sanitary service will need to be installed. A new water service connection will be required off the 230 Street watermain. A street light design for 230 Street is required and street trees will be required. 8. Issues requiring comments from ADP: The outdoor receptacle storage location needs to be clarified. If an outdoor enclosure is to be provided, it will need to be coordinated appropriately on site and correspond with the architecture of the building. It also appears as though the north-west corner elevation fronting Dewdney Trunk Road and 230 Street could be more appealing with respect to the relationship of the building and landscaping to the corner. Suggestions for the large wall on the east elevation would also be appreciated. Although the guidelines don't directly speak to sustainability requirements, should there be suggestions to improve the development in that aspect, it would be appreciated. An outdoor bicycle rack has been a recommendation in the past that may be applicable here. CONCLUSION: The proposed development generally complies with the Commercial Development Permit Area Guidelines. Two variances are requested from the Zoning bylaw, as discussed above. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Michelle Baski, AScT, MA Planner 1 The following appendices are attached hereto: Appendix A -Subject Map Appendix B -0rtho Map Appendix C -ADP Submission Request Form Appendix D -Design Rationale Appendi x E -ADP Submission Checklist· Appendix F -Development Data Sheet Appendix G -Development Permit Area Guidelines Checklist Appendix H -Architectural and Landscaping Plans Page 4 of 4 APPENDIX A. 12064 12053 ;t:J0tt Rv'v_ . .:fv ~ {l (J;-O ~ 12056 . \f. ~ a 0 <?,.;,a ~ 9) I.O 'l::l-12041 cflC':> ~ ~ ~ 0) I!) V..;, ~ N 0) 'l,?, ~ N N 12048 & f0 i N w ~ ~ a ,.._ a CV Ol 12036 12022 / .,_ I'--I.O .,_ ~ I'--I'--co 0) 0) ...... Cry I'-- N N SUBJECT PROPERTY I C> a a N N ~ ~ Cry N I DEWDNEYTRUNK ROAD i · N 'l::l-~ "'" "1- I.O (0 co 0) "1-a 0) ' 0) 0) 0) 0) a ~ ~ N ~ N N ~ a N N N ~ a i-= .,_ Cf) a C') 0 C\I (') 11975 N 11982 11980 11955 11951/53 0) 0) 1/ C\I C') PS 0) 0) ~ C\I N C\I N 11949 t I 11950 I i 11832/11976 co I C') I I 0) I C\I I C\I 11940 11937 I J 11930 11927 I 11931 I I I 11920 t I 11913 I 11921 I 11910 I I Legend 23004 Dewdney Trunk Road ---Stream PLANNING DEPARTMENT N --·-Indefinite Creek -River . [·~.,-■ maple ridge.ca Scale: 1 :1,500 Major Rivers & Lakes 2016-352-RZ DATE: Sep 9, 2016 BY: JV = Legend ---Stream ---Indefinite Creek N -River Scale: 1 :1,500 --Major Rivers & Lakes APPENDIX B 23004 Dewdney Trunk Road PLANNING DEPARTMENT 1-~•- 2016-352-RZ DATE: Sep 9, 2016 mapleridge.ca BY:JV ....... .. APP~NDIXC I~ I 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. Use this or the fillable on-line form. Forward 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 2-o lk-352.-KZ Address of site 23004-D~DNS'i TR\JN.K BQN2 Current Zone &-St Proposed Zone ~C~-_'2. ___ _ Seeking to appear before the ADP on this date MesRcJ:\ ttt 2 0 \· 1 Architect 1nformation: • Submission will be presented to ADP by: Architect Landscape Architect t\EJ~sla2t:0£ MITCU 1:;: IJ e M B c: $LA Other Professional (State Name & Role) _______________ _ 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 _,. 1, '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 GroupD & E Commen:ial -any building with gross area·exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 I BARRIE CHADWICK ARCHITECT INC. APPENDIXD MAIBC AFCA City of Maple Ridge 11995 Haney Place Maple Ridge BC V2X6A9 Attention Ms Michelle Baski AScT MA Planner 1 Dear Ms Baski, February 14 2017 File 2016-352-RZ 23004 Dewdney Trunk Road Maple Ridge BC The project, which is the reason for this ADP submission, is a mixed commercial/residential development. The site is zoned RS-1 and is currently the subject of a rezoning application to change to C-2. The rationale for the development is outlined in the submission for the Development Permit, made by Wasti Holdings Ltd. (WHL) WHL is a company owned jointly by Doctors Qasim and Tehmina Wasti, who wish to locate their offices in the new building, together with a pharmacy, all at the first floor level. At the second floor level two residential units will be developed. The building will be a concrete block and wood-framed structure, fully sprinklered, slab-on-grade with concrete pad and strip footings, with a small crawl space for some mechanical equipment. Roofing will be ribbed metal roofing "hemlock green." Exterior cladding will be the 'Nichiha" panel system --a very strong and- dense pre-finished fiber cement board of selected colour, which comes complete with its own rain screen system. It has all-concealed fastenings and is simple to install. All the materials on the building have been chosen for long life without the need to repaint or refinish, this includes the metal screens, handrails etc. which are aluminum or steel with a coloured hardcoat finish. There will be no rooftop units for ventilation or air conditioning so the roof profile will be kept simple. Landscaping has been designed keeping the storm-water management plan in mind, with permeable pavers in the parking area, a bio-swale with a dry stream concept, shrubs which are water sensitive, and so.rqe small "star magnolia" trees. All of the above will ensure that the bµilding will present an attractive appearance, with a low impact on the environment, fitting smoothly with the nearby commercial and residential localities. Yours Very Truly Barrie Chadwick AIBC 5015 Howe Sound Lane, West Vancouver, British Columbia, V7W.1L3 CANADA Tel/Fax 604.926.1597 ~ ' . APPENDIX E I~ lililr'.ml ADP Submission Checklist ·maplerjdge.ca Application No. }_o/ b •• 3">2 -'.bP File Manager ;'\t\1cJ__,,ih_, r),,,.:,V,L. This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel. Please refer to the ADP Submission Form and the ADP Requi rements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to" be submitted. Address your questions to the Frie Manager or the Planning Liaison to the ADP. Project Architect Certification: Prepared by::&J..,d o/ eff!.t.~ 7 ..., U\2-,R..i t; Cr . C-\\'&DUJ \CAL S~n Pri~name &b -'t-3 "#' Date Submission Requirements: Submission Materials .Required Provided {File Manager to . lnditate If requlied) - A. ADP Submission Form (Submitted and signed by Architect) Ef . ~ B. Covering Letter including explanations about: - 1. Project description/analysis (Detailed information Required) [:)------ 2. Design rationale (Detailed information Required) ~ ~ 3. Statement in brief about the following: --·., a. DP l<ey Concepts Compliance .121 ~/ b. DP Guideline C_ompliance -~/ a- C. 3-tier stormwater management strategy . er I:] ... d, Public Art/ Amenities, etc. □ □ e. Sustainability practices .. □ ' □ f. Other Cl:-□ --- C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other ~-.□ major features within the site, on the abutting prope~ies and .. along the road allowances/ lanes. / 2. Photographs of site and surroundings. U21_.. :_O D. Develo(;!ment Permit Area Checklist ✓ (Note: The Architect is responsible to describe how the project III/ complies with each guidelines, or if not applicable, a description of '• why not applicable. Please use fillable forms on line.) ! . l I 1 City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans {Site and Building{s}}: / 1. Site Plan and layout LiY"., ~ • 2. Site sections Ga"'/ ~ 3. Streetscape elevation [g✓' □ 4. Streetscape elevations with landscaping and boulevard trees superimposed □ 5. Shadow analysis □/ □ 6. Lighting analysis (on building and on site) IB" / □ 7. Floor Plans for all levels, including underground and roof tops ' ~ ~ -8. Waste collection /recycling (inside of buildings) ·~ Er / 9. Storage, including bicycle storage (inside and outside) ~/ □ 10. Building elevation (all sides) cg,-'/ ~ 11. Signage (attached to building and free standing) [3"' ., ~ 12. Colours and materials cg-✓_,,., Q/7 13. Material board aa--✓ 5]/ l 14. Building sections ~/ □ / 15. 3D renderings of the site and/or building(s) with associated (3"' [3" landscaping F. Landsca~ing Plans: 1. Landscaping plan and layout with'specifications and planting . [Cl-/ details ,,. _/ 2. Landscaping details; including locations for public art, signage, ~ ff lighting, pl ay and other amenity areas / - 3. Waste collection /Recycling (exterior areas/structures) Gr> ~ 4. Details for pedestrian and amenity features being provided u1 ~ ,, j uY,, ~ 5. Details for hard surfacing areas/ patterns 6. Tree retention and management plan ? ~·/,a• ~--- 7. Site sections to show lot grading, drainage, landscaping and Gr GJ relationship to adjacent grades/ City boulevards/ lanes ~ j / 8. Preliminary storm water management plan (Note: This plan ,,. .~ -GJ" .. must have been accepted by the Environmental Planner) , / 9. Pedestrian, bicycle, equestrian path interconnections ,. t, .IIY ~ j '□" .. □ G. Green Building[Sustainabilit~ initiatives ·' ~ , . ., H. Other I , 3' .. . . ~ -.,;}.. □-,,, .. :-;· □ • ., .".!', r ?.{~.--/'·'· . l :,□ -~ □ Rev. October 14, 2015 ) , . ~ APPENDIX F l ~I■■ maple ridge.ca DEVELOPMENT DATA SHEET ProjectZone C-Z. Date Prepared oc.r. oh 2,o\6 Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total c9q2_ M '2. Less Road Dedication area , -Less Undevelopable area - Net Total B '1"2. ,.,._-2. . LOT COVERAGE {in % of net lot area) Buildings & Structures 351/o Paved & Hard Surfaced Areas ~3°/o Total Site Coverage AS% . SETBACKS { in metres) Front °3M-:: .,,. Rear bM~ Side #1 {N,S,E, or W) '3,~ Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal '2...-· s-ro~E:Y. 7-· 4-"1 v.,, Accessory NUMBER Of RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroorn 'Z Three Bedroom+ Total 2 GROSS FLOOR AREA (in square metres) . Residential '2-4h Retail Commercial 82.- Office Commercial ) '='~ Other Commercial (Type l.ol,L, Ir--,. l> t. r .... ) h~ Institutional 'I Industrial TOTAL GROSS FLOOR AREA ~~8 Mt.. • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or variance needed?) J Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area 5561'-Vl"l., Floor Space Ratio (net) /,?, ~> % I AMENITY SPACE (area in squ are metres) Common Activity Area Useable Open Space PARKING (number of spaces) . . Residential and Multi-Residential Uses 2. ,..,,._...,, ---D ., "~, ... ,_.,_ ~4-' Multi-Residential Town Centre (Bach ·units) I ,_~.....__ .. J-t-"-•-- Multi-Residential Town Centre (1 Bdr Units) °Tl.~• L ~ t .-, . -. , vNI I Multi-Residential Town Centre (Added Bdr) Commercial Uses .• lo Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Total Number of Parking Spaces for Uses• : Number of pa rking spaces for disabled ,. Number of spaces for visitors J A TOTAL NUMBER OF PARKING SPACES I+ Number and percentage small cars I Number and percentage tandem spaces .. TOTAL OFF STREET LOADING SPACE(S) N/.P-.. r BICYCLE PARKING {number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking OTHER -state YES or NO for each Heritage Site I I Tree Survey/Assessment Provided I "'1/A Watercourse/Steep Slopes I I Covenants, Stat ROW & Easements I N/A ' 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: BJ.;R,8lE C8:ADW\ t.K Print Name ,NOTE: To be prepared by Architect for ADP Submission or by owner/agent (applicant) for Development Application / 1. 2. 3. 4. 5. APPENDIXG [~.- map'leridge.ca Commercial Development Permit Area Guidelines Checklist Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP . 8.5,.1 Key Guideline Concepts Describe how this project and the design complies Avoid conflicts with adjacent uses T\~ !)~ E"U2J,Ptv\ 1::1-{T ~ b,., SQtlDll-..tG, OllTUN~ through sound attenuation, appropriate AiJ,.J) ~F (>~ot=,.U;;, t.l~l-1 IS C,OMf~ l3~ ~i'Tl\ lighting, landscaping, traffic calming and ,lu.; ~si~mlt\L-.BU1u:>1 t-t&..s -to ii{€ solrt1-{ the transition of building massing to fit with adjacent development. Encourage a pedestrian scale through ·nte-~SCf,,.-f>E.(UiN b~(~(:;,1 ~t o5W~ \..e providing outdoor amenities, minimizing the visual impact of parking areas, ~p [>6'-""t~W"4)c~~"tt.e>S Pc Pt::D~t4- creating landmarks and visual interest fR.-1 \?ND lit Pf f tffPi RA-NC.le along street fronts. Promote sustainable development with cf1\f ,5tt,t;wM..\<.~ l r~~ L-~ l>6~ multimodal transportation circulation, Jct-JD \:oU~IUY-J IJJ iTI\-~~ tttarv\ and low impact building design. p }4?,i" ~ ,~ D~l b ·t-l Respect the need for private areas in "11-te ~ tt> ~ ·tt /'-..t.. t.i \J tT-S' /\"T ,-tl-E S<Co~l:> ftoo R mixed use development and adjacent l:tf,.VE '!f<IVA;C"( -SC.~s B1Zt\J.Je:EN -nfE. UN ►T? residential areas. A""f it\E .B/>J.LOf-.l I~ 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. 1 Guideline 8.5.2 A Building Design, Massing and Siting 1. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, roof forms, facade modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. 2. Exterior finishes should be wood, brick, natural stone or other materials of warm appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small scale buildings such as houses should be designed to provide visual interest whilst protecting the privacy and livability of both properties. 4. Significant corners should be given added emphasis with vertical architectural features and roofscape 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 and scale between developments. 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 appropriate manner, Council may request that a noise attenuation study be prepared. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Tl-ft ~STft-SD l?:,ll lU>\/\1..C:S t ·-w Tl~ ~ ot-\-'2-~o\f. ~ l,f~t! r'lTC\\~ ROO{SS P,,t-lt> ~~Jc~l,Uj f>AL-t s~~e OR. ~ff-i.µt\"t'fE S'f'JCCO rtN IS\t5, l;iE; l-41--\lt.Z 'o~ftJ:> MeThl ~r ,o'11'"=S&e~t> SToR.elf ~~b e~l-llSl-\1::P ~0.lT Bo/itRD 1 Nlc\-\\H-t,; f'l\t-!e-\-s '"T2> ~EJl..U)~ u.Aiu A., A.tv.>T A:Nt'l SEt.oN() ptoe:.P-6. 'N1cttt.~ Pts.::N.~ tu1LL 12.e 'MAlt-.1U_(Ble,v1<' fb.TT~N 6 1 ~ 1\ b 11 51 Z E t,.l\fij-I NT'~ ~1.-~N. s~~ 11-iv .SCA bl,} b<\.lt> SON.E SIMUIA~ ·B,~f.G. fAf,.l'e\.:$, f::¥TE"R-l,oR. B l\l \SH t::) /><.~ Ll.li\R.M ~ TU•;OJ-tN. (m::"'""t) /><Be\J C l.:s A ~II\ ~ eol,ooR ~D~ \sfU<kWo~ rA-N~ ~I:-fit~o A.~~ co\..ol"lta. TJtt:~ ~let No t..l\.JU!.'E. c:.of-lc_~--rt=-f,\-N~\£ llr<~.P N.o LA~c-l:::.'{Pt>-JJSic'S OF ~-5 -nt-e 15U1lDrNt> J--.~s w~ f1,e.le sov-rtt-<::to ~to~t-SttAL ~) ~"~ ~R:rt.w~ fN::,At,es, ~ oV 'Ef2-f\P.r,~ P, ND $01\,\.C e3,~U,l0 RJ~ .. ~ANeU-"TO lS.l\[~ ,p;., FR-.l~i\lb~ fu:'slt>~/t,..L. J)c;pec,_.T Tl.ft 4Gei ~~p.._ (f-\-e (..ofa,tJ~ l~ P... ePJ.c..tL\i.lbRl< ~T~tvr AT Tlk A~T ~ ~~. O\/E'R ~e-l,p.'Nt>scp..,p(N(;.) 'TIM C...Cfl~ eR £> •. ll,L ~ Lso \3t=-~ ~-ri o\.t. ~ ~R .\3Ull:D11'lb t.t>tN.Tlf"iLA-rttN 11M~ MEl>tq..{,,.-~ T~ sud.,er1-1& 1s N.O'\ e-lcs-t? -to 1<x>tD~~ BiJlle( NE?S 1 s a l'lO(sE-O"f'-c:.© t-J'S"{l'Ulc._1(©~ S \,\oolb NO{ Be-~ fR,t)e,l,e M,, 2 \ Guideline 8.5.2 A (Continued) 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 a 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 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 rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 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 adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d} accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. ~t{TfNUO-U-S ~~Dfle:$",,Ofi!. (!)\).t;~C.~ ~f- be= \~~4-11) ~f!...e-o ~ L6.-t-.\ e'D To p~\f!Pe <f~ r'~ct( e('-l. 1\-'T' ~ ~( pbl NTS ~tJb, P'='(::)~-r,~tl'..N ll.Jfi<ljc..WJ\li:5, ~IL crf 'ttte.5s. I~ ~\/e ~a::-~ o E?-S ~ s:> t·t-.\ "'t"{t~ Pto'IC..t-\ t:>F-rl.\'e" l:J>\J/\;C,{~"2 Describe how the proposed design ~omplJ~s w·,tA each of the listed guidelines, or describes Vl(hy,a g1.1i~elj,nejs not complied with or why it is inapplicable. ~~ /l(.fU;; t-lo /<-ti~, Top f\l\K-c{~\,(d_ VNtt> / t,ls\~ t>f!-P~s1q..L Ol½~qloNS , 3 Guideline 8.5.2 B (Continued) 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 res,idential development. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Street Front 1. Particular attention should be made to the image presented to the streetfront. 2. New development should emphasize the street frontages by incorporating differentiated front, side and rear oriented facades. Facades should incorporate vertical and horizontal relief in a well-proportioned rhythm app~opriate 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. ~ },..\]~ ~ 0r r"A~ ltib N,lb r>-<.LJ:-cJ:s ~M 2'3c. S~Ef (JJ1\..l.,-l3~pp_c~~ St~~~ /"(Nt.> ~t:p ' .$0Yv1e:: ~~ wtLLte-s-r~ t!N.D~em\l ~ lN bl\-AA<=.e: A"11) $clv{E' e5'U"T~~ W ml ~IN0 Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. T~ ,,.._~ Si-\oWN Ot--1 l.4><N.t>SCP,.p/Nf. DRJ>,U)IIJ.C.,.$ t1 $ThR. M~G-1-.fo\..,/~~ ·At-H> ~ ~ t,:i\U.... se-t~PpDf4tc---n3) i\'lt'\'o 'Tl-t-~ BbG~v~ ~s. 4 Guideline 8.5.2 C (Continued) 5. Vehicle access on a street frontage should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. • Guideline 8.5.2 D Signage and Lighting 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 uses should be minimized in order to protect residential amenity. 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 1\/laple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter should take precedent. S. In multiple-tenant commercial or mixed- use buildings, signs should be designed to present a unified appearance . Signage space should be provided for upper storey tenancies. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. ilttt-t" ~kS e,~~ t>o{-l~ l.&:r G8,,0tlNb LL~cl-aNLy) ~~ll<({b.""Tc ~\1H1-,1,es-s U:,1tLBC:'-Pt:t..'-1)~ ~Ii!. '1'1:\U. 5 Guideline 8.5.2 E Vehicle Access, Parking, and Circulation 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. 2. Parking and storage areas should be appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing should be located underground or to the rear of buildings to minimize the impact on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 4. Existing lanes should be used for vehicle access, loading and servicing. Upgrading of lanes in terms of 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 building away from the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 6. Lanes, and driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. \"/)riU(J t{r::> +-$«aU/l(H.I~ Is 1',.l,l, JC "TI\e-~ eF' ~ 13tHLDfl\l.G:, A-1'lb \S $~"1:;'N.t:P Blj U\-t-:'1.D-SC."'f'IN'==l. l>R-\\J(;.\,JN'l-1:$ I r--~R.klr-Jt::, ~ ~\)~ g~ P'=SISf...ltn:> "t-v ,J3-s C.US~ lb~ e,R.1(,1 t-.)t),.l,, ~~ 6 l Guideline 8.5.2 E (Continued) 7. Shared vehicle access between adjoining sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments 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 fac;: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 fac;:ade. .. 10. Parking control equipment, such as ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto 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. T\\-1::3 f><s ~l,\"M.,T SU~~ ttA.\Ji;. ~~ Rt.-Q\.K'kt::) B'-{ l'\~ ~-e-~ j:>~p..sl.€_ +-t>"C2u>R.A."TT\Jt;: PA-\l 13-125 ~ 7 ., Guideline 8.5.2 F Pedestrian and Bicycle Access 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted 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 from 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. Guideline 8.5.2 G Landscaping and Open Space 1. Landscaping should be supplemented to identify and define public space, to present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be adequately protected by significant landscaping or the provision of screening or both. 3. Street trees will be a required component of all new development for definition of site boundaries and enhancement of public space. Simplicity in landscaping materials is desirable and should be 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. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. L~Psetf( t-\l, {'7Ro.ll [)6-P.. .e.tosl:LJ~le. WtTi-l />-, P PAJ g.~f.{ .Be'l:> ~-ru P-e t,..tJI> ;.. ~~, ~ ~ 6~ ~ P<IJD .$1-\120BS /.i,.-N() ' 1S"f11.R M.PiC:,l'{oL/i:,..~~- 5~ ~ W-1U...--B-G PR..O\lto~ 11\lTl~ e.oole\JN'-P ~;;;. 8 \ \ \ \ , l Guideline 8.5.2 G (Continued) 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, roof top 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 open space should be clearly defined as such and should be controllable by those meant to benefit and be responsible for it, thus encouraging use, pride and safety. 9. Distinguish public and semi-public spaces from private spaces. Design symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. ).t1xs Bt:.EN t:>e>IJ!i: Of'l?N SfAC1:: OF-'F'~~l::ll\rC:=> /)(.fU;/J)c. ~ e,~ Teet,,.--r-t=b WlTI-¼ ~~l?Pl:(!.Le: (>ll-V~ ~t> SbM.er -b u.o~\\Vt:-IJ\\lit" f>J,,.\Jl t.J Ca. --ro PE'ANE: ~,\J J>.~ W/,tt,c-1-\ O~I.St.: M\,~T Bt:r""t>Sf>\t',t,,J.,,. 9 Guideline 8.5.2 H Crime Preventi<:>n through Environmental D~sign (CPTED) 1. 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 corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking structures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design 1. 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-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. f><\I.. t>,~ WI Ll 2~ \/ISCJA U-y op E:l'-1 rn-tef21:-,p...~ 1'l D 1-tt~De N NC:OK'.g' oR ~ w~ ~Ne fvl\ol~ 1-t11:>1:: a..rtf>« ~ To BCll {bfNt:, WI u., ge-w1::U... LlT M)t> \JI s Vt\U:y ef'~ Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 10 .. ,. Guideline 8.5.21 (Continued) 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; and c) provided with weather protection, exterior lighting, and power-assisted door openers. Guideline 8.5.2 J Bicycle Storage and Parking 1. Provide short term 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. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. ~ ~t.rrt:,/V5' ,A,;t.lp P~cy MN-/A6eR. Wi/..LNdT ai::. Usl t.l& BID-fvLes" -vJI IA. C.OI\Lt::~ l'-.lo~K~y ~"' ~tqe,l.,E? ~ foR. >"~Nb l='l.caL "i~N-.r> WlU.~ A\lti.cl-A8~1tJ f>,,._~~ G~ NJP Fo~ o~ S-TAPF k FflG6""f ~~- 11 Project Information To be completed by the Architect on record for this project: File Number 201 b-3SZ.-R?:- Date prepared: ftrB f1: Z.O\] Architect ~~~{~ G, t:MJ?wlvk Print Name ~~•l-hTew, f>..) i<-- I \ 12 W APPENDIXH PROPOSED NE COMMERCIAL/RESIDENTIAL BUILDIN'-'. u ;l,ilj ij cil dfUi ~ MAPLE MEDICAL CENTER AND PHARMACY !Ul1i!l!1~ii ~ ig~@ ~1d1!1:~2ab 23004 DEWDNEY TRUNK RD, MAPLE RIDGE, BC l<l-+,511,-----+lt('II $0(.UU. ,.,. IJ<IJ OIOJMC .. i~~ :!500 :?SOD SITE PLAN/ROOF PLAN Scale 1:100 STREET ADDRESS: 23004 DEWDNEY TRUNK ROAD MAPLE RIDGE, B.C. LEGAL ADDRESS: SECTION 17, TOWNSHIP 12, PLAN NWP3179 NOTES: 1. LOT AREA: 892.2 SQ. METERS. 2. MAX LOT COVERAGE: 70% 3. FRONT SETBACK (DEWDNEY TRUNK ROAD) 3 METERS 4. REAR SETBACK 6 METERS 5. EXT SIDE YARD SETBACK: 3 METERS PARKING STALLS ACHIEVED: 10 STALLS -FOR FIRST FLOOR USES PLUS 1 LOADING BAY PLUS 2 CONCEALED PARKING STALLS FOR RESIDENTIAL PLUS 1 STALL FOR DISABLED. FLOOR AREA BASED ON AVAILABLE PARKING: -30 SQ. METERS PER STALL: 30 X 11 = 330 SQ. METERS OR 3552 SQUARE FEET ON GROUND FLOOR. BREAKDOWN OF FLOOR AREAS PROVIDED: FIRST FLOOR: DOCTORS CLINIC: RETAIL PHARMACY: LOBBY: PARKING GARAGE: TOTAL FLOOR AREA: SECOND FLOOR: RESIDENTIAL SUITE A: RESIDENTIAL SUITE 8: LOBBY: TOTAL, SECOND FLOOR: 1796 S.F. / 166.85 SQ. METERS 883 S.F. / 82.03 SQ. METERS 96 S.F, / 8.91 SQ, METERS 578 S.F. / 53.69 SQ. METERS 3353 S.F / 311.50 SQ. METERS 1301 S.F. / 120.86 SQ. METERS 1301 S.F / 120.86 SQ. METERS SO S.F. / 4.64 SQ. METERS 2652 S.F. / 246.37 SQ. METERS GROSS FLOOR AREA (FIRST AND SECOND): 557.87 SQ. METERS PRELIMINARY CODE REVIEW: BCBC 2012 OCCUPANCIES: GROUP D & E: MEDICAL OFFICES AND PHARMACY. GROUP C: RESIDENTIAL APARTMENTS CLASSIF.ICATION FOR CONSTRUCTION: 3.2.2.61 (GROUP D UP TO TWO STORIES SPRINKLERED) . SECOND FLOOR SUITE OUTDOOR DECKS, ONE PER SUITE AT 205 S.F. / 19 SQ. METERS EACH NOT£; lfl«ISCAPING l'tR L,U,405CAPCARCHITECrs Pu.N:T'!'l'ICAL DRAWING INDEX 1.0 COVER 2.0 OVERALL BUILDING PLANS 2.1 FIRST FLOOR PLAN 2.2 SECOND FLOOR PLAN 3.0 EXTERIOR ELEVATIONS 3.1 EXTERIOR ELEVATIONS 4.0 BUILDING SECTIONS 4.1 PROPERTY SECTIONS AND SITE SERVICES Property Report (23004 DEWDNEY TRUNK RD) ~•f)'IO:J;l\tt ~•• 'UDCJ.Oii1HOµE.YTlhJl'l1'tJI:) r~l ~~OCG0-4 ,i,.fllt,;'mllif .... , l■,.-1 u 1: ,i:c ,r: 1w1112:: tM'O: "'--"'"";o:un M :OOJ.901'"'-' f:.~~o{w OCP \.'lollll Uu: Rt$, O.,,Utak1Jrt1:d■w~'ltt W,CW11Ufffn5,11,$.-1oo•l'll;,.,Ar-...'tn ll~lf'khlp~y~~ A~&..A•n :m .... Street label (larg.E!) Facilily or Allraciion Railway Major River or Lake Edge Major River or Lake lnlerior Lot Bounda,y Schoel Pa<k Property Municipal Boundary z .1 ..... -'15'.sll ,)Ci.!i:! RE\6(0 W:R CITY lirw'f" 02/U/11 EXl'Ol'OC-EVISKlNS10a..LOCING IC/02/16 P~~TOCITY 11A.L-(Ciil 01/0g/lS REVISIONS DA TE SCALE:IUA PROJECT No DRAWN BY: IH 629 DAlE OF ORA'MNG: SHEET No, FEB H 2017 DATE OF PRINT: FEB 14 2017 1.0 0 0 <n > ~" rrl ► ~ " ~ 1 !~8 ;E I ~ m~ ~ "'~ ~~ 0 z e Cl) 77 g .-::::0 (J) ---l ,. 77 ' 0 0 0 ::::0 0 7J ' )> z: t.AHOSCAPED AREA c.n 0) (XJ I~!~ 7300 w0 ~ ~~ cl N g l!i;i: H ~Iii ~ij g~l; 5486 "'i~~! Ji 230th STREET ~~g,;iiJ ~~~J Ii-< ~cl 18335 3000 8 (./) . ~ 0 z: i----------------------------------~ 0 0 CJ 7J ' )> z: 1 I I I I I I p I t ;! l :~r,;==J _=;,, I 1 I ! I I I i 1 I I I l ~i l ~-:1 , I ,, I I I I □ I I I I en I I I I I 1 I }--□·--" , /\ , / ' 1 I I I I I I I I ' Ii, ' ' ' i§~~ e"!I!! ;.;agjg ~jj! a 1 ~ a, "' 8 !ii ~I : L --------------------------1:~k::====~~:::ts!~~:5:s:===~~at:::========1-.:,,____,j,...--.l_--->I. ' ' SHEET Tin.E: PROJECT: OVERALL MAPLE MEDICAL CENTRE AND PHARMACY BUILDING 23004 DEWDNEY TRUNK ROAD Pl.ANS MAPLE RIDGE, BC ARCHllECT: Barrie Chadwick Architect Inc. aibc 5015 Bowe Sound Lane, "fest VBllcomer, BC V7J WI Telephone 60{-926-1597 email: beniechadwicttltelus.nel CONSULTANT: D.A. HORVATH CONSULTANTS INC. 2738 -1S8lH STREET, UNIT #46 SURREY, BC V3Z 3K3 604.538.2496 doug@horvathid.com ) CJ m ~ CJ z ~ -4 ::0 C z :::I\ ::0 0 )> CJ NEW CURB DROP To-----, CITY STANDARDS, REFER TO CIVIL ENGINEER'S PLAN. LINE OF NEW CURB, GUTTER AND CITY SIDEWALK, REFER TO CIVIL ENGINEER'S PLAN. FIRE DEPARTMENT---H....,.,.---:-~cf--------..... CONNECTION. NOTE NO ROADWAY EASEMENT REQUIRED TO THIS SIDE OF 230 STREET PER CITY PLAN, REFER TO CIVIL ENGINEER'S PLAN. 1-w w a: I-en ..c 0 (Y) C\I "': ••• , ·~ .I• t .. .· .. · .. !• • .. : •! :, . :, ... : .. .-;, •' .·:. .• • ... • .. --. .. : . •,·• •··· ... -· ., . · .. . . ... •,. .. • .. • • .. . ••. ! ,' I ,'' 1 • . : .. : ... .... .. · ..... •. . ' . • :' .: · .. • .. 0 w a.. <( () Cf) o<C zw <( Cl'.'. _j <( I 0 w a.. <( () Cf) o<C zW <( Cl'.'. _j <( FIRST FLOOR Scale 1: 50 : I •. • ,. - • I . •.•)• l •• I " I •.t• -,• ,•N: ,\ i •:, ~- AN 1, .• . ,. ·." SMALL CAR ?--~ ----- . . . . . . . ~ . ••• . .: :• ··. · . .. .. .. 4 •'• • • : • .,., • : • : ;.1 •• ! ~. :. .. _: .• : •. : .t, : ' • • •♦J ,,.·.. •• :-• ·-..... : •• * •~ •t • • ,' : .' •: I .... ·.·-.. :. ••, ... ,· LANDSCAPED AREA • • •• Ji;: • ~ .•"". -.. "·.♦ ., • : ••• •• PROPERTY LINE ·: ... • .. ··_-, :, '·: ' .. • : i ;_ • _______________________ ,_. •~ '--. • ,· ,-• •-~;L LANDSCAPED AREA . , . .. . ... . . · .. ··:.,.· .... ~·. •·. ·.' :•.· : .... · .. ] , ... SUGGESTED PHARMACY LAYOUT /FINAL PHARMACY LAYOUT PER PHARMACY OWNER'S PERMIT APPLICATION) : -.. •. ~ ~ r, % i ~ BBBB_BB __ ..., ::j] .----z I I I L __ BINS, O.H.DOOR RESIDENTIAL PARKING CARPORT O.H.DOOR O.H.DOOR -'-----% I SStJED FOR A.0,P, D2,n1/17 ~n»~~~JHG to/ozjle REZONHO 09/l)a/18 RrnSIONS c..J :!!!: :z: ::i 0... .. I-a:: ~C/)0 Fa::O ti _ _,1 * LL LL OAT£ SCALE:1:S> PRO..ECT No. ORAVtN BY: IH 629 DA TE Of ORAW,IHl. SHEET No • FEB 21 2017 DATE OF PRINT: 2 1 FEB 21 2017 I (./) rrl 0 0 z: CJ -., r-0 0 ;:::o --0 r-► z: ;;ioi;Jo o ~ a,> ► ;o ~;;:! ~;;\ i . ~~~~ tD .ij ~~ ~i ~ ~ ·;: :t: ~ ~ m~ .,,, mo --..>z ~ N p z 18335 -------'------------------------------------------------~ SHEET TITI.E: SECOND FLOOR PLAN I ' oc ;;,z ;u"' :co :,.-., z G) ::0 0 00 iii.,, ;u ~ r----------1 ', ' ' I I I ' ' I I I I I ' I I I ' ' I I I I ' i I I I I I I : ' I I I I I I I I ' I ' PROJECT: MAPLE MEDICAL CENTRE AND PHARMACY 23004 DEWDNEY TRUNK ROAD MAPLE RIDGE. BC " ARCHITECT: Barrie Chadwick Architect Inc. aibc 5015 Howe Sound Lane, Yest Vancomer, BC '1"711 113 Tdopboue 60(,-926-15S7 emll1' burioch■doi-.!ld.net CONSULT ANT: CD;:: "1)> 0(1) i3;:;J o;u ;:: D.A. HORVATH CONSULTANTS INC. 2738 -1.58TM STREET, UNIT #46 SURREY, BC V3Z 3K3 604.538.2496 doug@horvathid.com ~ "' ~ ';! ;;l ;11~ ~ ill a ~ ! ;: l" ii 2 OS it ",i ~ ~~ □ CDCDO::::O rr1C""T'IO 5r ~ :Eg -I Z O G) .,, ' NOlE: 0 0 (Jl co ' I I I ' I I I I I I I ' I I I I I I I ' I I I I I I I I I I I i CD co CD N DONOTSCIUl'Ral.tRA.~ .-mll!J!IEBZTN(E M[ED(LN(ftllfll,900,LmstJVN«ESIIJSTl['tml'III UllllE[DQ(RPmllDNfff>aa:'.AllCfl ATTENTION: A:,m.1.1, mDt~lle~IDUl'T ,o;u:J(1D ff JCDIUlliCGI NDl>lit,,O. "1, 1111,..d fU. totent..-,OCfT R'U tDIVJ10I Ila UUU°,._CQilll,l;l)ISl'IIIU.ltJIIIIK,-::,am-V ff;Q'.WIQ,IIIO liGfa:111\0a-.atCD'Dtr .wr.o,a. ~~ar.ttOIQ.. nor, -~-n.....fi''lt~ HL IRlilWm f'UWaJ »a'ulCl:I IS mnDJ.11. SIIUJII ff~DtmQ:Kl:"Hmta Koiaucmc;r II'. =•=--==-=re,"-=~-=-~ •CDCll.'laaa,lrifTd-.r.tr:D•IIIOdl'llt;D Nlil'.COl,ICICJll(C(ll'tQl"l,llJ~UKICA, ~ w.., TOP OF ROOF PEI ----------~----------HIGHEST POINT FINISHED FL'R RESIDENTIA--C-- ,----STANDINC SfAM METAL ROOFlNC; COLOUR CASCAOIA METAL PREMIUM: HEMLOCK CREEN ALUMINUM TRELLIS AND CROSS BEAM WITH POSTS TIED INTO GLASS RAILING BELOW ij w a., a?l'z! a.::; I I ---;;;;;-H; ;;; --,· - CEMENT PANELS ARCHITECTURAL 1 BLOCKS LARGE I FORMAT; - ----HI---GLASS AND ALUM. I RAILINGS TO ,.,I ~E~T~E~'S._ ·7 ' I • ~~-; ~§? .-,.·: :.::,+-:-~-NICHIHA FIBER l-r.======.rt--,;:,=,,=e,;r:sh=~~r;=,;,;;:,3==;;,,:~i,=~,ir,c+e=-_:+r=,;;;:;=;;,;,fg~,;rr.::::;;=,i,;;,ff;~~a;f!;;==::::;;==:1,,__:--''-I 11==~-'-''--'=='f-..-u m~~ltrt~~ts NORTH SIDE ENTRANCE TO SUITES. FINISHED FL'R MAW""CT'\iE_L_ - ~~ ROOI:_ jTRUSSES I I SKYLIGHTS TO DOCTORS omcES. --11JNISHE_P FL'R_ ,RESIDENTIAL I I I I I 1FINISHED FL'R 'l---+1~M""AINLEVEL - STAIR DOWN TO SIDEWALK GRADE LLINE oF GRADE AT PROPERTY LINE '-----LINE OF GRADE AT BUILDING FACE ANOO-ALUMINUM STOREFRONT ENTRANCE TO PHARMACY ONLY ON STREET SIDE. WALL CLADDING, FIBER CEMENT BOARD, PRE FINISHED, CONCEALED FASTENERS, ILLUMINATED CHANNEL LETTER SIGNS TO NORTH ELEVATION ~---STANDING SEAM METAL ROOFING BLOCKS LARGE FORMAT; LINE OF GRADE AT 1 BUILDING FACE I -·-----t I LINE OF GRADE AT I PROPERTY LINE TYPJCAL BUILDING F'IN!511ES: -NICHIHA BUILOINC CLAODING PANELS -ANODIZED CLEAR ANODIZED WINDOW FRAMES -STANDING SEAM METAL ROOFING HEMLOCK GREEN ... -... LINE OF GRADE AT J PROPERTY LINE LINE OF GRADE AT BUILDING FACE ---,__ z= <:t !::::i :::, ---2: 0 '-' ::c: ....... ~ = 0 ::c: -::i c:i CJ) e:::Z oo -r= .. 0::: =--~LU$: "f-LU ti>< _J iJil.ULU SCALE:1:SO PROJECT No DRAWN BY: IH 629 DATE OF Q'AI\Y-V,'C• SHEET No FU! 14 2017 DATE OF PRINT: FEB 14 2017 3.0 0 ( \ i w ~ .,_ __ '°P _OF RO_OF PE{l!S.,_ • HIGHEST POINT .. ~ I _Lij'S RQ.O..f_ __ _ 1RUSSES ALUMINUM TRELLIS AND CROSS BEAM WITH POSTS TIED INTO GLASS RAILING BELOW ,----STANDING SEAM METAL ROOFING 1 PEBBLE Cl.ASS . 111-111--- 1 PRIVACY SCREEN BETWEEN ROOF TOP ,.: \,~"·~· ·,: • , •• ,,,,,., -·~:-"y,::;.,;.~r,:r.~~·wT '"""~--.:;,._ :::::::;:c•·--·-·~"·E ~ ·-r ,,· -~:.-;-:.;, >,..II NICHIHA FIBER :i.r-•---. .;,:,; < ·----~ ---.-..... ......, ., -.,· ··• -. I I ,;, . ,; 7 I•·,,.-.. CEMENT PANELS ~,~--~i .,: , .~:.~~,;..~_.;~i~ ~~h,."';"~~:_,' ';:; •• 'r".,h ~•--~--:.. ·•. _ _ .,_.., '~'~' ARCHITECTURAL -----------~ ---------BLOCKS LARGE ~ N ... ~ PATIOS. I ~INISHED FL'R -rrESIDENTIAL - I t I I ·j ~1N15HEO fL'R -~AiNLEVtl - LINE OF GRADE AT PROPERTY LINE LINE OF GRADE AT BUILDING FACE ANOO. ALUMINUM STOREFRONT ENTRANCE TO CLINIC ANO PHARMACY FORMAT: • ' -11--~I-I--NICHIHA FIBER l _L;NE OF GRADE AT PROPERTY LINE ~---LINE OF GRADE AT 8UILOINC FACE CEMENT PANELS ARCHITECTURAL BLOCKS LARGE FORMAT: !/~ SOUTH SIDE ENTRANCE TO SUITES. @:~~T~ ELE;,~TION: FACIN G PARKING LOT ~---STANDING SEAM METAL ROOFING ----SIGNS TO . EAST ELEVATION TO SEPARATE PERMIT TOP OF R.OOF PEAK, HIGHEST POINT ------ LINE OF GRADE AT r-EAST PROPERTY LINE .... .. ;::I ~ ~ rt: J;; :!l _ll./.S RQO..[_ TRUSSES FINISHED FL'R -RESIDENTIAL LINE Of GRADE AT ·t I I" , , .. , _______________________________________ c p~~~~.:~~~~~~G_ ______________ j._ __ ~~~ir-&';j[c @:~A~ET, ELEV~.:~ON: TO PROPERTY LINE ·sPLir rAaEo · coNcRur BLOCK WALL. FlNISHEO WITH ELASTOMER!" PAIN~ n«mmmlUliillll1DllliilllJlfflmmmummm1mm•1w ' ' I MAPLE MEDICAL CENTER PHARMACY mum,mmmmi«TillllllilllllllHlllillIDiilH~lll1101011m11llll .. , ' ~ ., i[. __ ';:="~---· ~-_.:;-____ ~ . ..,.,..,.,.-:~--r --------------~--, FLUTEO CONCRETE BLOCK TO THESE' /!I!' L LINE OF CRAOE AT PANELS; 8 RIBS PEJ'l PROPERTY LINE BLOCK LINE OF GRADE AT BUILDING FACE 0i -•··~1 ~ • "i 1n ll•j$ ii . !·,inh1·h1i ;~1 1·fi· if •f! ii~ !I~-J 1J,•§;;!! ii~ 'hli;~ia:i~£1 :ii ~l•;J;Jf1!i~. ··; •• -'''U&'.i le :U iiffbii X i!I; !i! .r;~ ,{o~tx.-H~ f'l..-UO~OrtR~EW DlUIOI llt,£WIOlr,S TO Cl.AOOING ~ll:O1D '1Tf HAI.L FOR ....... REVISIONS' .__, ;E '-""' -2: <:I: =:; ::::, '-""' 2: 0 .__, ::i:: ~ 6: i 1-z ~ ti~ E "'(') 0 fl:N '! V)M :2 ,:..:c:=:, ~=-=: :c><D.C .... CJ en m ~m~~ ?i .. a:i _g ,tM@ 00 a: "l .,, ('t)a:'11:1' ~ ...... ::> 0 0 ('IIU)u,"D ~~ 8 ca <:..J ,.:=, ---~ C'd ~ C) .:3 gj -~ u _:t;] ""d ~ ~a=~! cd ~ .SuJ,.~ o ~ §~Tl 2 ~ ~~.~ v _~ "'o cu; ·c ~ !~J~ i:-: ~ C) ,0..,, ~~ ~~~~~~~ Is '.'i ~ ~ ffi >< ;;l u u ~ li .....1 ~ ~..; <q~,...g 8 ~ ><iiJ ~ ::i:: ~ "' ~ ~ Q...., ~ ~ !~ t:;11-1 0 '":ct; "' .~~ N en 0:::: ::z oO -t-::: .. 0:::: ,._. ;:J LU ::=-"1--LU Cj >< _J ~ LU W o:.n,Jlt ,.,,,,.. ,,_, O•IE SCALE:1:50 PROJECT No DRAWN SY: IH 1629 DATE OF D1fU,"'1U.t: SHEET No FEB 14 2017 3J DATE OF PRINT: FEB 14 2017 C ? ': 0 0 0 ,. ►" '" '"> 'ii o i ~., ;g i ~ ~ i :c "'~ ~ ~ ..,:::...;; -? c::::> -- C N~ 5 0 1 z nu • cr, G) 1• "JG57 ~ C 1 . 2••38 f J;; ,--r,q 1 1398 , " CJ ' I ':l ~• I 1 Zs 0 i ll, ::U1,, I 1 :z: ~ Gll~ ;rjt II-I " r,q ~J/t~f 6 Ul CIU) Cl Q ~ O fTII Ul Iu ----t SHEET TITLE: BUILDING SECTIONS ZlfTl U) :::0 fTllo 0 ";, I" ~2s • ·-i ,~ :::!lo [;]10 ~1,, :z: 1::0 Q10 1r---"""!__...,.rr---]jl6~57L__==;==~===~0 I I ~1; o,·~ ' ' r "~ l ·~ •1' I ► ;:o r , :s:::I,, I I I?' >g -~ "" ~,c> I ' I ~ ~•~1j&\ z1~ [;JI~ ::cit ~1-1 ,-~vsll ~'%i' :;; ~ 6 'I' clU) 0 Sis . st~ 'I 11 j f ;;,~ ~~ ~•8 ~.~ ~•o ~ /.»,1 ·~~v,,,.~ r1r -1 UJo -1,,, ~~ , , ffe><. ~~~ l;o ~2 I,, 7J;:o y)YhY~~~i,~ I b= I 1/A" ~ ,~ o,o ·~,t~t' l8 . ij·~f"=·'=--~=~=/,:~7-". Fnmll?l.ll.'lmimaama~c'ill~=r=;::::::;:=Jr ~ ~I~ ~x < I ' ~ II ~ ~~YJ»'.: ' .. I ~«<'..:: 11 I I► ~~ l ~ ... II~=.==~-• I l ' ~A -~'<4; ' ' ~ ''l I rR 1 ~< _: " 1 • ~ ~· ~~ n -~ .l I I ; rr=======l.11 lo j=l I ~]I!¾' ' «" r ~ ~'iv.(~ o-=b I ~ £ ' 1-I "'"'/4', ~ ~ -I • '>', 0-e ' ;f.,:: r ,_ /,<I O :5'.: I== I ~~ ~ ._ I I fTl ~ ~? g R'lt"_____L~ I-I Z O 19""="bl I ::::.0-' t!=======:=ffi' -- --"'jf====.ffl I ~' II l-o O • "''" ' • )> R!====' ~1 ' l I r, :n = I ' ~r -----;r===-1'-"' ,r, ' ,_ [~.i . ~~ ~~-?d . .,~~~~~.f OS: ,Mi!l I '.: i Y,(~~' CU) :::::0 t3==~ ~1/:::,_ 1~/ ~~,( ' fTl -;; ~ t I ~ C7 -<~-~~ z o ...:.7 /.' I ~ -<CJ) -~~.~ oo • ►' j' ' =~ ?/t~y;'; F' • I ~ 1' . &'<,~~',('· ' \ ' 7 ,,,. • ;<, )> ~. l>,t~ ' ' ~ I -~ ,, -~ ~~ 77 ~ (<,_~0/, " ~ v;»'~'v I 7 t0 ~ ~%~ )> ffif=====L=1J ~ )1 ~~~ ~ •si,----~='J7 -✓ m*~ •• ~ )> RI ~q /»>~1(~ .. , 1/.i.~, 0 r:/1 2l ½~~~.~. ,·.· i.i -< ! ~~1/,~~ '(~ r=l ~~> ~ ~1" :r ~ '»'//~. ~~<(/..t:1/.~ PROJECT: ~· '%' <I I "' ~ :s.~ ra ~'0-•z:~' I " ' »o/," ,, " 1111 ~ i : ----llllr"" ~'if:'. I i; lrtl--11,......1-1 ..LI 'I I !Pe ~ I ~~• ~\ D 1 " ARCHllECT: CONSULT ANT, ~ ~ ~;;: ~'0"~<~1 ~~~~'~ mr;= -~'%; ct i~~ J 8d~~g~ '<,~ , ; t"~ I 5i!g~~~ ,0-_v ra~-< I ~~Gi:::;z:r ·-~ ~tl •• ~_,,. '. , (/)() £~c!;l;iil ci~ ~~~~~ z (/) r'1 r IIOlt: MAPLE MEDICAL CENTRE Barrie Chadwick D.A. HORVATH CONSULTANTS INC. ~~~ ii~~ ~i'l,l a!l! g; DOll;Jl:IUlll!U~ •ml)IOaOli51ii!f" lltmOG. iit;fN)CQC.~ilQ. 'Qr1l lfllll.:DXl,_.1QNff,~ ATTfHTIOO, AND PHARMACY 23004 DEWDNEY TRUNK ROAD MAPLE RIDGE, BC Architect Inc. aibc 5015 Howe Sound Lane, Test Vancouver, BC Wf 11.'1 Telephone 61K-92fi-159'1 email: boniechadoick8telus.nel 2738 -158TH STREET, UNIT #46 SURREY, BC V3Z 3K3 604.538.2496 doug@horvathid.com !i !ii~ 012 -• ,. ~ ]!,1 ;;I;:~~ ,U.cu,, mm( CDQPrS /IO dlUClrilil&"'""" ~l't.Maitl.:a:l»il'ilOCIIA'IIQC,Ulllll'-' -1111.~cr~~flfO ------OliNKIDO:Tf'17 )lllll.G.lOlaJUlr :OIOtQld:IIIICM' ----cr•.UDO. NL 'lll'K'UID:iGCDflDM..UI\O rciaMlill"b/J-,e~~~:--l'lil;:rJIUDI MCI CbdJt IS Id~~ Jt50 a':manr:Jl'Ar.1nrrX1iBDl•tomsi11:o filrnlnl(ICO.J<Cll'lllllft'-fl&tr(Mj!Al,. ill C C > > ~;;I ;;I ~~ !'al ~,. ~ I w ~ X ~ --==----~Ul -9 ~ • .,-,4'-- l(f) =i-ii ,;; r "), 'z >-~ lf\-\i] ~ n r;~ ~ § ~ 0 z 9'. ,-m 0 0 .... 6 -v. ~ ,------------1 r ";< z 111 L h====:::::===- CB- \''i IT'( .q (i z G N {'J ~ ; ~IU~ I ~ """J~~ \o!F'.r.q .. t.>,.v,cL 1"C.SJ•bZ.1'•-! \ll l'.l ::l () 'Z @z 'I• e "8 ~ '.:'.> '°' w ~?fB~ ~2':.~:r .;: rr:,s..,?-"'zQ .~ ~~~~~ \1,U ~4--~~~~!;? i~~~~ ~ 'iEiiS ./ t ; i / / , -<.------i.----➔ I .. \('OZ-11"1!:!\ll ~~1~ n c:, • ._: "!l~~-- ·i ~i~ ; !:i~ TE&° \l\a ~r '-' I ~f ["~ ;a,iµ V•i:jfo\ -~ ~~~~ji'; Q~.£g~'7\;1 ~;h~~ h;~1g -;:;-.,_,>:~ .L.l"j; '"IZ ;!~-ti'.;~ [~:;~f ~ii~ ~ , , 230 Street 3+·61 1,usn,Es v '\ '{, \ Z' 11" ..____} ~,~;; o.,.~ >. 'l. i:; ._ I < z~' ~• ":J~ := ~ ~ iq~ 7-~J::' -z.~ ... 1 ~ ~().~ "{~ "' "fl_ ;::-r.. ~ ,lj-62.ME=TRE'.S ~ F!.~Uil/EI. !,1•6'2.1~ l ~~;:::m __ R ::I I 14 •·S?•U.•'\ n 0 ., .,, 0 ;l. § 0 z rl' ~ FcCOR L=-VEL S-1·62.M f IT ·,-:rr.:f.:;r( C:f,:E -• §- ft , lll, !l ~-n g a.. -c :T 0 3 R -< \n {l1 ~ 0 z _ff_cftn,,,. 'IN£ - ~ 0 ., ,: )> F ' G ·1 8 {! I O ~ G fr~~ 0 l 1,-B l j SHEET TITLE: PROPERTY SECTIONS AND SITE SERVICES ,> ,ibr' Cf ~V~L.- 'I i-;:z7ii, ... I I I ;"t\~{il·r,,-,K-:",....--C. I JL PR:i.El:T: (-J.{Of~,!<f'Y -!.me MAPLE MEDICAL CENTRE AND PHARMACY 23004 DEWDNEY TRUNK ROAD MAPLE RIDGE, BC ~ r-'i J }J .~ 8 I • \~ ~ I I ?, 1 1 1 ~ I i I . ' ·, --! 2i ;1 ~ I 1-i ·1 1 1 i ~ ~ " ; l f-'f:OPG:~Y -U/F-- -.gt ARCHllECT: 'v i " '!! !f, ., L. Barrie Chadwick Architect Inc. aibc 5015 Howe Sound Lane, 'feet Vanco111er, BC V7'f 113 Telephone 66'-926-1597 emeil: barriechadwict8telus.net .. i. "1 i .., (\, ~ IJ~ '1 ~ l Li I i f L I z: u :::RCf~~TY L _ _.it ___ _ 1;,m:·-- CONSULTANT: D.A. HORVATH CONSULTANTS INC. 2738 -1581ll STREET, UNIT #46 SURREY, BC V3Z 3K3 604.538.2496 doug@horvathid.com t~ ii:; ~§ :i ii gll s~ ;;i ~h I-- Flccer IE\'EL ~Si-~ l. -g § "' 'i' o...../ I J ~ • I !'f,o9Efil}' _ - fi"iil'i I -.r $ ~ a ' µ, "'~3;!!~r,>l i'"O?:~ 20 '.!:"'z,,.,i:sZ t:Mf]~k vr]H~-c,;~ kiS ~i:lo' ... !i. !i "I iJ'--, 0 1 ::, ~ ~ ::, :,;- ;;o 0 g_ ~---~- l :_;l-9-,-,:sQC> - Pi ~~{ 6t~ ~ 7<z)'l\!r , l2!~'1..,t,; ->u (l'ILOr;,.. ~ ~~ ii~:Zf, 1~g;ei -~l1:!7<! p NOlt: llllllotsut.[lb-llU-=:I.IIIIITID.Dll<IIIO)IT_. ,-moct. «f~IIIDD&Nn'UTll:\offl WDt~caioo!PWOll.'RIMfDal:'ill:II. ATIOOlOtt Q.«J.LC:(11:;k,CQCD'e /IC.-.w=.'41.~ IIJEt.NU ft fi:CS, ..-.:t OI ~ Al -.U. /ll IQ. IUIDtVWOIS ,r 'ln,t..m.mtof: .i#tJ I_H.ltUQfftf ~camurr ---, ...... -• a:lfUJIM. Sl'f\llt •11m,uca:rr..: PIURla~IIIOmio:r'flt:~~ u Eti:N'IQIC.&,,Mrrllla.ClciOl.ilJIGM'"L.111 ~l.:itll::l(.~UZIT~ 1-'--------c~:0ic;iEY1~i~Kf:J,~D-=::::::::::::~:;:;;;;;;:;:;;;;;;:;;;;;;:;;;;;;:;;;;;;;;;;;:;;:;;;;;;;;:;;;;:;;;;;;;;;;:;:;:;=~---------------------------------------------------7 f)C-ost¥rl£ht,rierWILTl'Qf.C,aw"inc~dck1ipllsthe ,rope tty cf MZ ~U(l<I Ardlhtiru. -WI.di mq not bf t~uced0t~dtorothiirON~W,1toxtheirpli!rmlsslon, SOD BOULEVARD BY CITr' (STREET TREES TO BE DETERMINED) MAGNOLIA STELLATA 1--w w (t 1--\J, I I-C) rn N 12-lb" v,IIDE DRY STREAM BED W BIOSHALE PLANTIN6 AND PERFORATED PIPIN6 BOULDERS (TYP J PIJBLIC CONCRETE SIDEHALK 4000 --NEH ASPHALT PAVED--- PARKIN6 AREA OFF51REET PARKIN6 19892 DECORATIVE CONCRETE UNIT PAYERS STANDARD SERIES, ABBOTSFORD CONC. -HERRIN6BONE PATTERN/ NATURAL BL AGUAPAVE PERMEABLE PAYERS STANDARD SERIES, ABBOTSFORD CONG. -RUNNIN6 BOHD PATTERN/ SHADOW BLEND (EXTENT TO BE DETERMINED BY FINAL STORM HATER MANA6EHENT PLAN) 2500 r 10 (TYP.) r VISITOR'S PARKIN6 25 ~ n CIO ASPHALT HALKHAY 24" HIDE PLANTIN6 BED WYEH HED6E PLANT S CHEDULE M2 JOB NUMBER: 16-097 KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS TRH' Q;) 6 HA6NOLIA KOeU5 STEU.ATA STAR HAISNOUA l.!lH HT; M,\_T-SID-1 5HRIJll I 8 LAVENDULA AN6USTIFOLIA MJNSTEAD' ENGLISH LAVENDER tll POT 21 Plll/5 '1J60 PIJHILIO' DWARF HJ60 PINE 1t2 POT 36 5ARGOCOCGA t-lOOKER.A.NA VAR. H..tillts HIMALAYAN SHEET BOX fl POT; 56 TM.IS X ~IA 'HIGKSII' HICK'S YE,l I.25H HT; BOB 6RA55 ~ 62 GAI..AHA6R05Tl5 AGIITIFLORA l<ARL FOERSTER' FOERSTER REED 6RA55 ltl POT 65 STIPA TEfUl55IHA HEXJGAN FEATfER 6f'A55 Ill POT 11:)lcS, ' PI.Nlf5l25 IN nl5 LISf }on 5/'E(;ll'IR> ~ TO llE eG ~ 5T~/\IW, LAT6 EDITIOH. <:()NT~ SIZ!:S 5PEC!FlED M PER GllT" ST-'HOA'lre. l'lGlll F'LAAT 5iZE AW COIITNIER SIZE All£ T1E Hllll>tH AGaFl'-'EU _SIZES. • "8'£R TO 5f'l:GIFIG>.TIOll5 l'(lf;? D!'FII® GONTAJ.'ER l't:"!il<fl1,l<15 J.>D OIIER Pl.MT HATBU,OJ_ REGURfl'S<TS. • !ieAl!G>I /,IV Rf'\'16-4, MAJ:!' fl.Affi' HATEIII~ AVAIL.Alll.l:Fc;< oPllONAI. Rl!VlEW Bl' LNVSGAPi; ~tre;T AT 5C>,IIGE OF ;!ffl.Y. /',IEA OF ~ TO ,i.cU,0E I-Cl-ER t-Wll.AIO AIC:> f!IASl3< \/"'-I.ET'. ' 5W5Til\lTIOHS, otlTI\IM ,R)rrefl APPrlO•m .. FIWH 1l;f ~~PRIOR TO MAAIJI(; AAf !le511M]ONS Y0--5f'ECIF!EO H,',11:Rli',L, i.HN'PIIQ\l1:D S<.OOTIMIG/llS HLL BE Rf.eGTI:D. N.lllW ,_ 1'1illJKt! OF FIVE DAY'S PRioR TO De.MRI' FOR RfGlesT TO Ste5TTTVIE. !li!6TTMI0!6 ASl!: ~C,T TO eG ~ STNVAAD -PEFIIITIOtt OF GOIOITIOl6 Of' ,_VNLAflll.lTY, ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. Property Report (23004 DEWDNEY TRUNK RD) Pnl~rtylD:1319',1 A6dr.n: 2':l004 OEWONEYTRUNK RO ,011o;~~ Pl•n: NWP3119 Lol:1 l.gal: LT1; sec,1: TWP12; NWD: PLNWP)179 PI0:007-907-099 LTO: CM 107642 Zoning:RS-1 OCP l■nd Use: RES Cloud to Backyard Burning: Yes Wlthln Iha FraHr s-er'llge Aree: Y!!s R1eycUngPh:kupDay:weotlHdly ApproJ1 Ana: B!n .,q m Slreel Label (large) Facility or All£aclion Railway Major River or Lake Interior Lot Boundary School Parl< Property Municipal Boundary .!\ oh---2+-s ...... -i.,o ...... ~...,_J100 n. N o s 10 20m Scale 1:750 TheCltyo/M3pll!RldQtmDl<es at>!Jl,1™1\ee re~1rd;,,Qn,,. -=~~.,,.l>l•Dfll~••~of!ho O'lbTnaliotlsllo,,,nM1~map CityalM~ploil»pt ~J-• A.,\okl Sepl~mot,1,aoM STAR MA6NOLIA TREES DRY STREAM BED 1&-24" HT. RETAININ6 HALL (b" HIDTH) ..,.""' L.llff' PAYER ~ =~-.. ~,~-'3 _ ~~=• BEOOJflS GGU<SE . . ~™~ -cor-PAC'TcD S006RADE NOTc, INSTALLATION M PER MANJFAC.TVRE'S SPEC..5. UNIT PAVER DETAIL SGALE , N.T.S, lb081Ll-oB.zlp LANOSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com • "''''-" ~ ,et QTY U'ff911$ , ~C<>J ~flSt~(:Qrot'Eml! I -MO Am.HIWlr ~ NO, DATE REVISION DESCRIPTION SEAL: PROJECT: ---OR, MAPLE MEDICAL CENTRE AND PHARMACY 23004 DEWDNEY TFIUNK ROAD MAPLE RIDGE, BC DRAWING TITLE: DATE: SCALE: DRAWN: DESIGN: CHK'D: LANDSCAPE PLAN 16SEPT./5 DRAWING NUMBER: 1,75 PHT L1 PHT HrLH OF2 M2LA PROJECT NUMBER: JOB NO. 16--087 l~IRI mapleridge.ca City of Maple Ridge TO: Advisory Design Panel MEETING DATE: March 14, 2017 FILE NO: 2016-052-DP SUBJECT: 22260 & 22292 122 Avenue, 12159 & 12167 223 Street PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property to permit the construction of a multi-family development with 291 rental housing units. The proposed building will replace tH-e existing multi-family buildings currently on the site. One of these structures was destroyed by fire in March 2015. A previous submission for 292 dwelling units was made before the ADP meeting held on October 11, 2016. The ADP requested that changes be considered by the applicant. The ADP requested that the proposal be re-submitted and presented at a future meeting with the following concerns addressed: That the proposal be re-submitted and presented at a future Advisory Desjgn_Panel meeting with the following concerns addressed: 1. Consider relocating the office, multi purpose room, and fitness area to a central location and access to courtyards. Stacking program spaces is an option. 2. Consider further natural light elements along length of corridor and throughout building. 3. Consider further variation and diversity of building elevations for building as a whole. 4. Consider allowing additional natural light into courtyard areas by addressing building massing. 5. Consider further enhancements·to courtyard resident entries. 6. Consider distributing underground bike parking throughout parking area. 7. Consider CEPTED issues and weather protection related to-parking stairwells. 8. Consider additional variation of treatments and breaking up of building elevations on south I . fagade. 9. Provide further enhancement and design forward play area for west play area. 10. Provide additional vertical elements to central play area. 11. Provide drop off area. 12. Reconsider activities for programming within courtyard area and noise conflicts. 13. Diversify the planting design within the massed planting areas. BACKGROUND: Applicant: Owner: Legal Description : OCP: Existing: Proposed: Zoning: Ciccozzi Architecture Shannon Seefeldt Viam Holdings Ltd. Lot: 44, D.L.: 399, Plan: NWP41066, Lot: 48, D.L.: 399, Plan: NWP44211, Lot 1; D.L.: 399 NWD; Plan: NWP14397, Lot 2; D.L.: 399; NWD; Plan NWP14397 APTL (Low-Rise Apartment) and Single Family Medium and High-Rise Apartment Page 1 of 4 Existing: Proposed: Surrounding Uses: North: South: • East: West: LUC (Land Use Contracts) and RS-1 One Family Urban Residential RM-2 (Medium Density Apartmen! Residential) Use: Apartment and Single Family uses Zone: RM-2 Medium Density Apartment Residential, RM-5 Low Density Apartment Residential, an.d RS-1 One Family Urban Residential Designation: Apartment and Ground Oriented Multi-Family Use: Seniors apartment and congregate care Zone: CD-1-OO (Seniors Apartment and Private Hospital) Designation: Low Rise ApartrJ7ent Use: Urban Single Family Residential Zone: RS-1 One Fa.mily Urban Residential Designation: Ground Oriented Multi-Family Use: Strata Lot Condominium Zone: LUC (Land Use Contracts) Designation: Low Rise Apartment Existing Use of Property: Vacant, Rental Apartment, and Single Family Rental Apartment' Propos·ed Use of Property: Site Area: Access: . Servicing requirement: DEVELOPMENT PERMIT AREA: 1.03 HA. (2.5 acres) • 122 Avenue. and 223 Street. Urban Standard The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. As noted above, this application is a resubmission to the Advisory Design Panel. The response to ADP comments follows below. • 1. Consider relocating the office, multi purpose room, and fitness area to a central location and access to courtyards. Stacking program spaces is an option, Response: The location tor the amenity areas was carefully selected in efforts to minimize the negative impacts to the neighbouring Units and therefore livability. Having the amenities located near the front entrance of the building also allo\;'IS for the office to ens we a secure building by way of having clear sight lines to who is entering/exiting the building and subsequently who is utilizing the amenity areas. Therefore, the current location of our office and amenity package serves to maintain a high level of security and consequently reduce theft/damage to the building.· 2. Consider further natural light elements along length of corridor and throughout building. Response: Natural light elements in a corridor is uncommon in condo/apartment buildings, as the natural light comes at the expense of reducing unit sizes. For this proposal, we have made every etfort to ensure the units are as livable as possible, with ample windows creating a vast improvement on the current condition. The corridors will be well /it and have security features throughout. Page 2 of4 3. Consider further variatio_n and diversity of building elevations for building as a whole. Response: Consideration will be made to bring more individual identity to the three end elevations fronting 223rd. 4. Consider allowing additional natural light into courtyard areas by addressing building massing. Response: The building was oriented to maximize the amount of south facing units. Adjusting massing at this point will reduce the number of units that directly face the sun throughout the day, therefore not gaining a net positive offset through more light •into courtya(ds. During the summer months, our shadow study shows that throughout the day that majority of the courtyard areas will see sunshine into the late afternoon. 5. Consider further enhancements to courtyard resident entries. Response: Lobby entry points will be investigated for the potential to be further refined and enhanced. 6. Consider distributing underground bike parking throughout parking area. F/esponse: A revised parkade plan.has been developed and is appended to this report. 7. Consider CEPTED issues and weather protection related to parking stairwells. Response: Stairvvells will be secure -with residents accessing through exits from the parka de below in emergency situations only. Stairwells are a/so located directly in front of multiple unit windows and balconies which will give many tenants a direct sightline into them. Should any issues arise; tenants. will be able to contE}Ct building management who will take the appropriate steps to correct. The stairwells are also located within the boundaries/fencing of the property and will only be accessible by tenants. Additional security measures will be disc!1ssed and investigated. It is important to a/so consider that this will be a rental building and any security issues or damage to the building will need to be remedied at the cost of Amacon (the Landlord). It is therefore in our best interests to carefully consider the security of this building in efforts to reduce future issues. 8. Consider additional variation of treatments and breaking up of building elevations on south fa9ade. • Response: Consideration will be made to varying the massing on the south elevation. 9. Provide furth.er enhancement and design forward play area for west play area. Response: Landscape architect will revise to maximize the 'fun' potential of play area while ensuring a high level of safety is maintained. 10. Provide additional vertical elements to central play area. Response: Landscape architect will revise to maximize the 'fun' potential of play area while ensuring a high level of safety is maintained. 11.Provide drop off area. Response: Architect and Civil engineer will investigate possibility of having loading and pickup/drop off area near front entrance of building. This will be dictated by Maple Ridge Engineering's direction for the road widening at 223rd Street. 12. Reconsider activities for programming within courtyard area and noise confl}cts. Response: Any activities that cause excessive noise will be limited (ie no basketball hoop). . . . . 13. Diversify the planting design within the massed planting areas. . . Page 3 of 4 Response: Landscape architect will investigate other /ow-maintenance vegetation that could also be planted. The applicant has considered and addressed ADP concerns as noted above and reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future report to Council pertaining to the required development permit. The previous Advisory Design Panel report, dated October 16, 2016, is attached to this document. CONCLUSION: This development proposal is supportable as it replaces rental housing stock within the Community, and will provide existing tenants with housing options in the new building though a phased development process: The rezoning and proposed amendment to the Official Community Plan are consistent with the objectives of the Town Centre Area Plan. The Planning Department requests that the Advisory Design Panel provide comments on the revised deve·lopment proposal. Prepared Diana Hal_!, MA, MCIP, RPP Planner 2 The following appendices are attached hereto: Appendix A Appendix B Appendix C Appendix C Appendix D Appendix E Appendix F ADP Report, dated October 11, 2016 with subject map Explanatory letter from Architect (and Landscape Architect if applicable) ADP Submission Form· ADP Applicant Checklist (signed by Architect) Development Data Sheet (signed qy Architect) DP Area Guidelines Checklist Architectural and Landscaping Plans Page 4 of4 ~- mapleri~ge.ca C1fy of rvrapre Riage TO: 2016 FILE NO: SUBJECT: PURPOSE: ,. Advisory Design Panel MEETING DATE: October 11, 2016-052-DP 22260 & 22292 122nd Avenue and 12159 & 12167 223nd Street An Advisory Design Panel (the "ADP") submission has·been received for the above cited application and properties to permit the construction of a multi-family development with 292 dwelling units. The proposed building will replace the existing multi-family buildings currently on the site, One of these stru_ctures '0!as destroyed by fire in March 2015. • The rezoning application being processed in conjunction with this proposal was given First Reading by Council on April 18, 2016. This rezoning application is accompanied by an Official Commu0ity Plan (OCP) amendment to change the designation of the subject properties at 12159 & 12167 223nd Street from Single Family Residenti"al to Low Rise Apartment. This site is subject to being re-zoned to RM-2 Medium Density Apartment Residential to accommodate .• the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: CICCOZZ1 ARCHITECTURE SHANNON SEEFELDT\\ VIAM HOLDINGS LTD\\ Lot: 44, D.L.: 399, Plan: NWP41066\ \Lot: 48, D.L.: 399,· Plan: NWP44211\\Lot: 1, D.L: 399, Plan: NWP14397\\Lot: 2, D.L.: 399, Plan: NWP14397\ \ APTL (Low-Rise Apartment) Medium and High-Rise Apartment LUC (Land Use Contracts) . RM-2 (Medium Density Apartment Residential) :ctit~a1 l;i~ste'. f.~ofh _ @t J~~-oing-rx PO. '."". Surrounding Uses North: Use: South: Zone: Designation Use: Zone: Page 1 of 5 .1 r Designation: East Use: Zone: Designation: West Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: _______ m 2 Access: Servicing: DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. Key Guidelin es: The following is-a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: KEY GUIDELINE CONCEPTS 1. ~romote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of- housing types at varying densities? • Consistent: Yes Explain: The proposed mu/ti-family development is consistent with its Official Community Plan designation. In addition, the rental tenure it proposes will assist in increasing rental housing stock in the Town Centre and in fostering greater diversity within the community. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sipewalk areas as active public spaces? Taller buildings should be stepped back podium style. • • Consistent: Yes Explain: The building entrance is along the site's shortest frontage, creating an appearance of a, smaller building that is consistent with adjacent single family uses. The landscaping and brick material wil/ enhance pedestrian experience. 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks,form, mass, and height? • Consistent: Yes Explai~: The architectural detailing of the building softens the length of the building_ face, appearing as smaller buildings along its length that echos ground oriented housing fqrms in its vicinity. In addition, ground level units have private patio space and gated entries, contributing to the appearance of ground oriented housing. 4. Capitalize on Important Views Page 2 of 5 d. Does proposed new development capitalize on mountain and or river views? 0 Not Applicable Explain: A context board is included in the application package showing viewscapes. Mountain and -• • --rivervtews-are 11ot"apparenr.-/=loweveY,-inte-rn-;,:rJ-vie-Vls-'have-f5een crea'tectrhrbTign tffe deveTopme nt of internal courtyards that provide views and shared greenspace amenities. e. Have the important views of existing buildings been considered ih relation to the proposed development? • Consistent: Yes Explain: The low rise apartment development will not exceed that of adjacent parcels. In addition, the placement of rooftop equipment will consider adjacent developments in order to avoid viewscape impacts. 5. Provide Private and Semi-Private Green Space f. Does proposed development'include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes No • Explain: This development features internal courtyards and semi-private and private space. CPTED .principles have been used in the design of the structure. 6. Provide Climate Appropriate Landscaping and Green Features g. 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 buildings? . • Consistent: Yes Explain: use of drought tolerant-plantings where appropriate will minimize water consumption, and deciduous trees to provide shade in summer. • .. 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the use of the lane as a service ·street and secondary vehicular and pedestrian throughway? ; Consistent: Yes Explain: There is no Jane available for access, and the frontages allow for a continuous pedestrian thoroughfare with the exceptzon of the parkade entrance. 8. Is required parking provided underground? • Consistent: Yes Explain: Parking is provided underground. Design Guidelines: -The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable· are attached in Appendix E to this memo. Page 3 of 5 r, PLANNING COMMENTS: 1. Prooosal: This proposal is for a 292 unit multi-family development with rental housing to be built in two phases. Phase 1 will include demolition of one of the structures on site that was previously destroyed by fire. This rental structure will be replaced by a larger building that offers more dwelling units. Phase· 2 will . include demolition of a second rental building, to proceed once Phase 1 is complete. Tenants of this structure will then have housing options in the new building. The building spans a 105 metre frontage alorig 122nd Avenue. The access to the building parkade will be from 223rd Street. Materials used will be a combination of horizont_al hardi- board siding, vertical board and batten, and brick detail at entrance ways. 2. Context: There is no change of use with this development proposal (with the exception of the 2 single family lots along 223rd Street that will be consolidated with the development site). The low rise ~partments will retain a ground oriented feel by the landscape treatments for the ground oriented units. 3. OCP and Zoning {:ompliance: The subject site is designated Low Rise Apartment for the-. parcels along 122nd Avenue, and Single Family for the properties along 223rd Street. The existing· and historic use of the property as rental multi-family development is consistent with the Land Use Contract on the subject site. In addition, the proposed RM-2 Zone aligns with the Low Rise Apartment designation in the Town Centre Area Plan. The portion of the subject site that is being redesignated to Low Rise Apartment from Single Family is supportable, due to its location within the Town Centre Area Plan. The subject site is proposed to be zoned RM-2 and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The propos;al has a density (Floor Space Ratio) of 1.8 which complies with the maximum density of 1.8. The following variances will be required: o A variance is proposed to the Front yard setback from the required 7.5 metres to 6.0 metres. o A variance is proposed to the rear yard setback from ,7-5 metres to 6.0 metres. o A variance is proposed to the west side yard setback from 7 .5 metres to 6.0 metres • A variance is propose to the south east side yard setback from 7 .5 metres to 4.5 metres. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F). Required off street parking will be acco.mmodated on site. No tandem stalls are proposed with this development. 5. Environmental. Sustainability & Stormwater Management: LED lighting proposed for landscape. The 3 tier stormwater management strategy will be presented on October 11, 2016 Page 4 of 5 . I 6. Issues requiring comments from ADP: No concerns noted 7. ~arbage/Re-cycliM: The garbage area will be located within the underground parking garage and will be easily accessible from the street.· 8. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; under-ground wiring for utility services to be under- ground. No variances are proposed for servicing requirements. 9. Off Site Upgrades. Utilities and Services: Will be conducted in accordance with Engineering Department requirements as part of a Rezoning Servicing Agreement. CONCLUSION: This development proposal is supportable as it replaces rental housing stock within the Community, and will provide existing tenants with housing options in the new building through a phased development process. This rezoning and proposed amendment to the Official Community Plan are consistent with t~e objectives of the Town Centre Area Plan. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Diana Hall·· Planner 2. The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C • ADP Submission form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Page 5 of 5 - 122971 ) 12301 12306 ·1 12320 I 12294 ~ "' ' f-~ ~ 12295 1:: I I e-- I C, I 12275 ~ • 12286 N N 12310 12255 12256 12251 123 AVE. 1223ti C, .., 12241 "' "' "' 1,-, 12230 12231 en , I N ,· 12219 .~ I ~ 0, "' "' LO I N "' N 12209 "' N g: N "' -------~ C, i N "' 12151ll3 12147 -12139 - 12125 I---""---------- ~ "' .... :ii 12111 AVE. ~ N "' 12075 .... " ~ "' 12061 N ~ AVE. I ; N Scale: 1 :2,500 f-"° en N ~ 122 AVE g N "' N 12170 I ~--------JI -------12128 12098 lL/ ~I Legend -Stream "' "' ~ N BROWN AVE. ---Ditch Centreline --·Indefinite Creek .. <o ~ 0 "' .. N "' "' 12167 ~ ,,, .. ~ 'rmr ~ 12097 I-- 0, "' N N "" 12087 - 12061 ~ ~ <'l N N 12283 12275 12241 ....J 12207 ~ ~ § \ 12191 \ 12110 12175 12,15,I I I I 12157 I 121~2 12130 ~----1~1----- 12151 12124 12118 12098 12084 0 "' "' N N 12052 120J8 1 12121 1 12107 ~ ~ ~ 12043 ~ 12127 12104 ,-= en 12092 z w i 12082 12101 (9 12072 120S2 12011 12042 22260/92 122 AVENUE & 1-2159/67 223 STREET PLANNING DEPARTMENT l~llrJlt■ mapleridge~ca FILE: 2016-052-DP DATE: Aug 22, 2016 >-Cl) V ~ ,-= en V N N 122 ...... 12 '-- 12 12; ,__ 1221 >-- 121! - 121 121 >-- ~ ~ BY:PC CICCOZZI ARCHITECTURE ciccozzi architecture.com November 9, 2016 File: 2016-052-DP Diana Hall Planner II City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Ms. Hall: RE: Sunrise Re-Development 22260, 22292 122nd Ave & 12159-12167 223rd St, Maple Ridge In response to the City of Maple Ridge resolution passed at the October 11th, 2016 Advisory Design Panel meeting, we have provided our comments in the following letter. Note that we have included your original comments in the same format, followed by our response in blue italics. Developme_nt Planning Section -Zoning Bylaw Review 1. Consider relocating the office, multi purpose room, and fitness area to a central location and access to courtyards. Stacking program spaces is an option. • We have enlarged the fitness room bj moving the office to the Southeast corner, which was originally proposed as a 2-bedroom unit. The amenities with the main entry make up entire first level of-the East Elevation and will be clodded with brick, differentiating from the residential area. Having th e office by the main entry ensures a secure building with clear sight lines of people entering and exiting the building, as well as people utilizing the amenities. Locating th e amenities by the main entry also keeps the 'public' portion of the development together and minimizes undesirable impacts to the residential units. {Se e to Site and Ground Floor Plan and East Streetscape) 2. Consider further natural light elements along length of corridor and throughout building. Natural light would have to be at the expense of reducing unit sizes; which the development intention is to enhance livability within the units and not the corridors. The units ore provided with ample windows that bring in as much natural light as possible. The corridors will be well lit and have security features throughout. 3. Consider further variation and diversity of building elevations for building as a whole. Robert Ciccozzi New unit types are introduced on the North end and some units are rearranged to change the massing and building elevations of the building as a whole. The new units allow for a more refined end elevation that terminates the building far;ode and a clean streetscope on . 122nd Avenue. Additional colours and materials are intro du ced to bring more variety to the elevations. A different Shannon Seefeldt Steve Watt Architect AIBC, AAA, SAA, AIA. B.Arch. PRINCIPAL Architect AIBC, AIA, NCARB, B.Arch. SENIOR ASSOCIATE BSc (Hons), Dip. Arch, RISA ARIAS SENIOR ASSOCIATE Ciccozzi Architecture Inc. 200 -2339 Columbic1 St, Vancouver, BC VSY 3Y3 Canc1da .J 604.687.4741 Pagel brick colour is used to distinguish the main entry from the rest of the development. {See Floor Plans, Material and Colour, Streetscapes, Elevations and Renders) 4. Consider allowing additional natural light into courtyard areas by addressing building massing. • The building is oriented to maximize the number of South facing units and the courtyards are 61 '- 0" wide to ensure sunlight entering the interior units facing the courtyards. (See Floor and Renders) 5. Consider further enhancements to courtyard resident entries. The courtyard resident entries are bumped out 2'-0" and set apart from the interior elevation in colours and materials. A canopy is also added at the entries for weather protection. (See Material and Colour, and 3/Elevation Blow-ups) 6. Consider distributing underground bike parking throughout parking area. Bike parking is redistributed in the underground parking. {See Parking Plan) 7. Consider CEPTED issues and weather protection related to parking stairwells. • Stairwells are only for residents exiting from underground parking only. Stairwells are also located within clear sightlines of residential units above and within a Residents Only zone that is defined by fencing and property boundaries. Building management and the landlord will ensure appropriate security measures should any issues arise. 8. Consider additional variation of treatments and breaking up of building elevations on south • fac;ade. • Some units are rearranged to change the massing and elevation on the South far;ade. Variations in colours and material along with the change in massing allow the either ends of the elevation to be differentiated from the middle portion, which consists of a consistent red siding pattern. (See Material and Colour, and 2/Elevations: South Elevation) 9. Provide further enhancement and design forward play area for west play area. • Both play areas have been further developed. The 'Active' Play area (West Play Area) _includes a contemporary climbing structure/ sequence and a slide incorporated into the 'play mounds'. Images of the equipment can be seen on the Details sheet L-1.8 10. Provide additional vertical elements to central play area. The 'Adventure' {Central) Play area includes vertical poles elements with 'bridge' links between poles. The play house hos_ been incorporated into the sand box area with play tables and chairs. The 'Adventure' play area consists primarily of natural materials, such as Timber / log play house, Fibar play surface, balancing logs and rock, wood play (logs, big climbing root), etc. Images of the material/ play equipment can be seen on the Details sheet L-1.8. Another page of details (L-1.9) has been added to show the Play House and Tables and chairs. 11. Provide drop off area. • The loading area connected to the main entrance with an accessible pathway could serve as a temporary drop-off zone. People could also be dropped off by stopping on the street in front of the main entrance. 12. Reconsider activities for programming within courtyard area and noise conflicts. The courtyard programming has been reviewed for noise conflicts. In general, we felt the noise levels generated (mostly from the play areas) were acceptable. However the Basketball hoop was identified as a potential noise issue and has been removed. CICCOZZI ARCHITECTURE Page3 13. Diversify the planting design within the massed planting areas. • The planting has been diversified by adding some additional species to the mass planting areas. In addition, the extent of mass planting has been reduced by mixing with other plants an the Plant List. If you have any questions or require additional information on any of the items in this letter, the attachments or revised drawings please do not hesitate to contact me. Yours truly, Shannon Seefeldt Architect AIBC, AJA, NCARB, B Arch Senior Associate CICCOZZI ARCHITECTURE 1 ~11■ 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. Application Information: Name of Applicant Cicozzi Architecture. File number 2016-052-DP Address of site 222p0-22292 122nd St, 12159-12167 223 Current Zone LUC, RS-1 Proposed Zone _R_M_-_2 ___ _ Seeking to appear before the ADP on this date October 11 , 2016 _ Architect Information: Submission will be presented to ADP by: Architect Shanon Seefeldt ----------------- Landscape Architect Stephen Vincent or Richard O'Connor Other Professional (State Name & Role) _______________ _ 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 ~ .-M.APLE.Ri°oGi/: -------.:.~r~~~~o~~~~I~-.... _ ~ -~: m apleridge.ca DEVELOPMENT DATA SHEET Project Zone f<h12.--Date Prepared AU~U':,f l'o1:20lp Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) LOT AREA* (in square metres) Gross Total /0,2-99. =/-Orn 1,- Less Road Dedication area /4/. 'o/tm-z. Less Undevelopable area - Net Total JO,/ 56. '?Omt..- LOT COVERAGE (in% of net lot area) Buildings & Structures --Paved&. Hard Surfaced Areas -..- Landscaping -- Total Site Coverage ' -- SETBACKS ( in metres) Front =J-.5n-, <,;;;, 01"Vl Rear -=t,'5Wi c;;, 0.(n Side #1 (N,S,E, or W) vi "=t-,OTYl (d,On-, Side #2 (N,S,E, or W) NE:--=7-.6m -=,-, 5n-, Side #3 (N, S, E or W) s~ '";;f; 5 n--. 4,c;;;tl"I •) BUILDlf\lG HEIGHT (in metres/storeys) Principal I !5. OM I + '7T"ORG'-fS /'8,5n-. 7 -4 5ToRE'1S Accessory -- ~UM!3ER OF RESIDENTIAL UNITS Bachelor - One Bedroom /99 Two Bedroom 9/ Three Bedroom + I 2- Total 2-92.- GROSS FLOOR AREA (in square metres) Resid ential 20, 4--0B. 9~n, i- Retail Commerci~I .... Office Commercial - Other ~ommercial (Type l - Institutional - lnpustrial - TOTAL GROSS FLOOR AREA .Z0.14o8.~'3w,2-- • If the develooment site consists of more than one lot. lot d1mens1ons certain to the entire site_ Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) -.2-i3+.05 # of units/ha (net) -2 'a-=;-, 4c;;, Gross Floor Area I B., 5'39.45 n,,,,,. IB,-5B9.45m'2.-- Floor Space Ratio (net) /.~ J.B AMENITY SPACE (area in square metres) Common Activity Area 4o5}'yl~ 4-~rnz.. Useable Open Space -.2D.Y. ._:2.a:,,-, PARKING (m,imber of spaces ) Residential and Multi-Residential Uses -- Multi~Residential Town Centre (Bach Units) -- Multi-Residential Town Centre (1 Bdr Units) J -=,-o /':f-0 Multi-Residential Town Centre (Added Bdr) 104.2-10+.2.- Commercial Uses --- Educational & Assembly Uses -- Institutional Use -- Industrial Use -- Business Park Uses -- Comprehensive -- Totai Number of Parking Spaces for Uses 2 -=}-4--; 2--2=J-+.2.-- Number of parking spaces for disabled 4-w-4-;i- Number of spaces for visitors 14-. (o /5 TOTAL NUMBER OF PARKING SPACES 269.9 2.8<=/ Number and percentage small cars 2~-~9 {/0.7.) I e:, c 5, 54;,,: ) Number and percentage tandem spaces -- TOTAL OFF STREET LOADING SPACE(S) I I BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 68 9~ Long Term Bicycle Parking -=t-3 I 9"":f OTH~R -state YES or NO for each Heritage Site I No I Tree Survey/Assessment Provided I Y£5 Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I No ~ -::: INCU)D60 /N ABoV6 ,o-r-AL 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 bdtrtIYMH'V 5£:c.($~ Print Name 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 I North and South View Precincts @ 4ffiffi331®MW -. . '-.... ··, • • I OJ I • --•• -' 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 apply to Ground. Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Fan,ily, 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 re.viewed 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 Fac;ades, 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 architectu"ral 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 c!nd 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 that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in lhe 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 resi_dential area with the character and quality of the SLtrrounding 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 Tow11 Ce11tre Development Permit Area G11ideli11es I t jfc;~·n:.~c~~t'.~~~-De~~fopment Per~it A1·e·~ Gu-id~li~es •••• ,. . ,. _·:;_ . · . • _: • • , • _ Eheddist ~~-•• :~ ~:.~-:~: ~-•• • • ..... 4 ~-/.-~ :.~ • •. :~.~~~·:_: • •. • ~ ,.: Meet Guidelines: Yes No Not Aoolicable I::..-:: i:.i!ilcfrmi:,&\u I rnc,;l;'<,"!--L~n:r.1!.ll: 1~',"W;[ 11 !.tt'f-r~_l;k1jt .... , ~ ·-·' ~ A.1 Buildini Mass and Form Al.I Maintain the mass and scale of buildings TCC MU MFR ir □ □ Al.2 Enhance the block with comer commercial buildings TCCMU □ I .I 1\.-r Al.3 Accent comer buildings-TCC MU MFR □ □ TI/" Al.4 Use pedestrian-scale design elements TCCMU .... □ □ Al.5 Feature pedestrian amenities TCC MU MFR "" □ Al.6 Design large buildings into smaller modules TCC MU MFR LI' I I Al.7 Accommodate street-fronting units TCC MU MFR ud" I I □ A 1.9 Ensure appropriate roof pitch TCC MU MFR □ ~ Al.IO Use design elements to reduce roof mass and scale TCC MU MFR riY □ □ A.2 Building Heights A2.I Vary building heights TCC MU MFR Ill' □ A2.2 Maintain alignment of architectural features TCC MU MFR L, □ □ A2.3 Integrate taller buildings TCC MU MFR □ I A2.4 Step back taller buildings TCC MU MFR □ □ "' A2.5 Match building heights at the end of blocks TCC MU MFR I J tY A2.6 Manage phased development TCC MU MFR VI I I □ A2.7 Protect views TCC MU MFR u □ □ A.3 Building Setbacks A3.I Place buildings to reinforce sidewalk activity TCC MU MFR "' I I □ A3.2 Situate building entrances for visibility TCC MU MFR \ov □ A3.3 Provide adequate throughways and lighting TCC MU MFR w □ □ A3.4 Provide clear sight lines from building foyers and lobbies to allow [y-1' □ □ visual surveillance TCCMUMFR A3.5 Separate residential entrances from commercial entrances MU □~ □ 1/f A3.6 Respect existing buildings TCC MU MFR I\, I I □ A3.7 Distinguish entrances with arrival areas and courtyards TCC MU MFR ,~ □ □ A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR '\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 To11111 Centre 2 Developme11t Pe_rmit Area Guidelines Checklist Meet Guidelines: Yes No Not Aoolicable 'fil'-' .lTu:lftfii'rii11~11fo,5~J.uri'G..tlilf mriJ ~'Qfma '1 ~..:.,:-1...:,:> '".~':·:.---:. :;;·~ ~~~~.;.-~,r.t•:4>"LI,;~~~; •~~s1;.,~~~: ,}' ~~-1P.(~~~1~~ B.1 Building Fai;ade BI.I Address both sides of the block with comer commercial buildings TCCMU □ l, 81.2 Orient main entrances to face the sidewalk TCCMU MFR \, □ 81.3 Locate windows, doors, and entry features at the street level TCC MU MFR 1..,1 I I 81.4 Use a mix of common facade oattems and elements TCCMU MFR \I □ □ B 1.5 Reflect original facades and building scale TCC MU MFR □ I, 81.6 Resoect original architectural elements TCCMU MFR □ \, 81.7 Resoect old and new desirm TCC MU MFR □ □ I,, 81;8 Main.lain the horizontal rhythm of the street wall TCCMUMFR l,.,. □ □ 81.9 Provide a visual division between the street level arid uooer floors TCC MU MFR II I I □ 81.10 Include continuous canopies, awnings or overhan.e.s TCCMU "' □ □ Bl.I I Ensure aoorooriate olacement and materials for awnings or canopies TCCMU \, I I 81.13 Use windows to provide 'eves on the street' TCC MU MFR ~ I I □ 81.1 4 Enhance the public realm TCC MU MFR LV □ Bl.IS Ensure siltflage reflects building scale, character, and materials TCCMU □ I I IU' B.3 Building Materials 83.l Enhance lhe public realm with high qualit:y materials and detail ing TCC MU MFR , □ 83.2 Use materials consistently TCCMUMFR ; □ □ 83.3 A void the use of inaooropriate materials TCC MU MFR ~ I I □ 83.6 Use a mix of qualitv materials TCC MU MFR ~ I I □ D.4 Building Colours 84.1 Select aooropriate colours TCC MU MFR V > I I 84.2 Highlight architectural details, awnings. and entrances TCC MU MFR "' □ □ 84.3 Ensure a cohesive, consistent colour pa.lette TCCMUMFR L, □ □ B.S Screenine: and Storae:e 85.1 Locate and enclose trash, composting, and recycling to keep u( □ □ out of site of general oubl ic TCC MU MFR 85.2 Screen mechanical ·eauipment TCC MU MFR l, □ □ 85.3 Avoid conflict with neighbouring properties TCC·MU MFR L, □ □ 85.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR j\, I I Explain how the objectives for Building Fa9ades, 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. Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist ;,. ·Tri.W~~Q~n:t~~:·o·~JMo'1i~~ri(Permit A~-~:a··briitl~ii~es -• ·; < :·· ·.-.. <> · . Checklist .. • ·, :~:;~.~~=-~j._~.-·i}i{;.&~•-· ~~-~ ._:_·; :. : • --.. ·' _;-~ ~:;~;~ ~ ~ ' •. _. :-· :~~~;~ ---. ~ -: ------,. Meet Guidelines: Yes No Not Aoolicable @V f!.:l:rlflfllim~G@rwiffi.r,.t;[{iiiJilf,.; '"°: '"''1;:~ ;~ •, .,_, '"ct..\ t ·"';~ • ...:{!'.-' .. 1 .. _., ... _, ·.• ..... : .. ~ ~, :;.., -~ -; AJ..-, -~ < • ";-t":~• ~.;.;, ~'; i~:~~~ I C.1 Public Outdoor Space and Hardscapes Cl.I Provide public outdoor soace TCC MU MFR ll □ □ Cl.2 Ensure public outdoor space is highly visible TCC MU MFR 1,.,r □ □ Cl.3 Provide connections between buildings, sidewalks, and outdoor ~ □ □ open spaces TCC MU MFR Cl.4 Ensure universal access for all public soaces TCC MU MFR rn-□ D Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR I, □ I Cl.7 Desil!.n hardscape elements as part of the building TCCMU MFR \I □ D Cl.8 lntegrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR V □ D C1.9 Provide public art TCC MU MeR □ IM" Cl.JO Ensure new elements comolement existin!! TCC MU MFR \,If' □ □ CJ.12 Provide smooth routes TCC MU MFR ~ I I □ Cl.13 Ensure barrier-free access TCC MU MFR IVI I I D C.2 Parkin!! and Parkine Lots ~ C2.l Provide required parkinj! undereround, where feasible TCC MU MFR \II' D □ C2.? Screen.large surface oarkine. lots while maintaining surveillance TCC MU MFR D □ IIA'" C2 .3 Maximize pedestrian safety within parking lots TCCMU MFR I ....-□ □ C2.4 Provide visible signaJ?.e TCC MU /.IFR. I □ D C2.5 Consider developing underground parking garages TCC MU MFR "' I I D C2.7 Locate parking lot equipment away from the public street TCC MU MFR tV □ □ C.3 Lanes, Service and Loadinl! Areas CJ.I Use lanes for service, parking access and loading TCC MU MFR D ..... CJ.? Utilize lanes as secondary vehicular and pedestrian througbwavs TCC MU MFR I I \.." CJ.3 Strengthen visual access of the lane TCC MU MFR D LV C3.5 Consider lanes as a community amenity TCCMUMFR I I [Q--' C3.7 Locate loading and service areas away from the street front TCC MU MFR I I 1W' C3.8 Separate loading from parking and pedestrian paths TCC MU MFR l, □ D C3.9 Screen loading areas TCCMU IV □ □ C.4 Street Trees and Landscape -C4.2 Use the right species TCC MU MFR M . I I □ C4.8 Maintain sight lines TCCMU MFR 1111' I 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 Tow11 Centre 4 Developnre11t Permit Area G11ideli11es Checklist KEY GUIDELINE CONCEPTS l. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a, Does proposed development help to establish the precinct as a residential area with a mix .of housing types at varying densities? .--/ • Consistent: Yes~ No D Explain: ,4 lf1/X or ()Nl3i -rwo rtNlO Vf~El: ?fe,?(<oorn UNIT~~ PRo frl'?JGIP. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community 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 !kr' No D Explain: tGJTiAJ'f OF -r~ f;Vlll)tAq ~8111;"5 ~ ~,RGEr r~ wrrn-IN,~lkln.-BVT Vt0Ut:.J INTo -r1f6 IN(9.~ a>vriy,A;tet,.S 3. Maintain Cohesive Building Styles c. ls there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes~ No D N/A D Explain: -,t(e ...,. ~rolf.t:y tn~Alt:f /If; CoN~l{f}tr Wirf{ N0V&Je. f.,e1!;(00m ltl-P6V~f3/1J5NP? IN TtfE" ~ IN Fom-t h1-,t!$, 4. Capitalize on Important Views ttefflfT A1\ltt' 9€T8fl=frf!J. lt';1 t,(.JGU, ~ 17'tfc /t,::la+. d. Does proposed new development capitalize on mouhtairi and/or river views? af1t,eA£...reJe ~~. • Consistent: Yes D No D Not Applicable[}---- Explain: e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes [g-" No D Not Applicable D Explain: "ttfe Nl:!W P6YGurfrU:NT Pot:S Nor illlf/r(:.T ftW/tCENT Ff<orE1?r1ES lfrvtt1 I~ ~Mlt-m< to rffE Cld<Kf3lvT C0<1~1JfVq) · 13ut~O.'fe;, /,,fx;;A,rep ON '5(rr; 5. Provide Priv~te and Semi-Private Green Space • f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes~ No D Maple Ridge Tow11 Centre DP Part I: Key Guide/hie Concepts for the North & South View Precincts 5 ;::\r6~i{¢_~~t~lo_;i~1~P:~fµ:_,j~~-.~~li"ii·~a·, G~irl~iirie~ -:, • Noiitlj:J1nd So,titlt Vif~f Rr~cinct ·Key G.uideJines ~~~-'=~·~~,J2 -~1~~~::~:~-1 ,_ ~ ~:.:·~~~~ -~~_;;:>~.:li}~:~~~~~;t '---~-~ ·-·. ~~-~ : _', ..•... ··.1_, --'~-~ •• , • ~· . -. ' 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stoJTI1water on site, and reference the architectural quality of the building(s)? • Consistent: Yes [B-" No D , , Explain: ~/J~ ~eE5 ~ ~ At-,cpq f/f-T{t}Oti('J;, tiJ f~Jf):; ~JV~/t1'4? ~VN p/<o~7a;tv /N /JJ~~ ~Nrtr.. 7 M . . s ' . . A-t310/21'r1/IJ A-r~ 77'JNI(... , ff? Pf?Ef' i:)t:1::J IMf ~ tr5 . amtam treet nterconnectiv1ty /A)/1H ~ ~ /;)llrlft//1:tE. h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes~ No D Not Applicable [Q--" ( No LANES ~~T To ~aj Explain: fl-f6 ':7,~ flt;Nrf't:{5 tiUJJ.Jq 2,~2:~~p /NC«/l?-6$ 1Jt€ ·?7fl1<1<m:?e ~ --rftE 13Utl()1N:( 011~'( !& l<:c/Yr07 ~N /~;?Al}t:)J 1. Is require~ parking provided underground? /(U)Nt{ (j)lr:J+ / {<f;S/[)G"Nj UJfrtJttv'9 tg TA • Consistent: Yes~No O -(H7<;, !))AS f/<.O~ /0 fi!INIMl-z6 tNTFP,.~ffUN /+:lArfv1 A-'2!AJ'lW f/<.6N1A:ft ~ MttNm,ze 71-fe t1J~Pfit.JW/7i'I Explain: ,t,.-ONC{ -f31lGH-L.£:lu11if . Maple Ridge Town Centre 6 DP Part/: Key G11ide/ille Concepts for tire North & South View Precincts . I ..,.,.-::-_ -~.,. -.... ~, ....... ~·--~,v-~· ~-· ~,,..-.~--.... -~ ... -· --, . . . ~ . --, f~~:95~.tj·:c~~t~~\~~-t~J?p01~te~t );,ermit Area Guidelines r. .;.: :.: , .'· .... ·_ ·. ·,·'. ·:· :t t'il~ep;,J~uO~ing .Tec~i-!1iq_~es . Qij,G),tjjff..CfM ~:\~il·•)~:.~~---·~~ .. -~:_•;~.2~·-:rt-tr,l~~r!1~.~:·. __ .l: .. ~>i:./_~-•,_ ... ,~:< ... ·~-__ _ __ _ --~ A. Building Setbacks, Form, Mass, and Height Al.8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes~No u;r' /.JOt I+ CJjW,rt,,etl.!/.lrt-, oP.. Ml)IBO t)t;~ J?a'~T Explain: A 1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes~ No D A2.8 A2.9 Explain: 71tf: UAMe1<.€/~VIVft) fffi'lJ<~E" l":1 pVlV( t,..~~ ON tor /))(T"ff q~,~ ~ M.-1? C!JfR:aET' l,;5"V,Q_; ftcl6Ss Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes~ No D Explain: 1/,f-E /}1/JIN 13<..Jtl,(/)/Ni!{ ll3A/lf(H I~ O~t6Nrw €J¥;C//))£!i.T t"o 'ffl.,tJVW€ C?/O011+ e?Fb'?fJ1t~ t:e ~ ltPf'IUJX 22-1, op -p3V13J,-Ofrn.erf. -fl-te'Mff/~tn:d OF. t/NI~ ~O~l€N16P'./!f/';t:r()f2,t,ue:;r-ro ~ Protect so~ar access to sdrrounding buildings and minimize wind tunnel eftei::ts: /vUfUVINi ~ e;1t,1\lt(V. • Consistent: Yes [g/ No D 0()/J. ~U~fY/tt{P~ ,11 Explain: ~ f!J/<. '7ccN< Aa-f:>S ~ To (&O 1 /))/CJ& 1o ftU.,(JU) 6/11'rr)(ru) 9-W "Pl e; ?{V.rwn..Jf M1 NJ M /rl., fl/ A TV /lfll,, UC/ J-1-T tut Tri /Nl'/1.Cf (}N (3,d Mot NV ti-If ~/Te:,/f;,OU,(){M:{5. ~ vat. t:;,ttMt /.ff . B. Building Fa~ades, Materials, and Colour 81.12 82.1 82.2 83.4 83.5 Use exterior shading devices to block summer sun. • Consistent: Yes D No (i2('° Explain: Design outdoor lighting to minimize light pollution. • Consistent: Yes ~ No D Ex laiw 001/?()rr,l.. Uqfff!A!f I~ UMITW 1o _ ~GSTJ(.1 ft!..J f;:J-Ttfl-Orty~ P • Wltl4f-WOVUl 13e let<) ll\,ff/le{L~ -Cyf6 Uqlf?t~. "tfWa.JIWltvq GNrl<y t<){ll,, //71Vc /tf<t/trr£Cl<JKftr._, Uqttf~H..J. Encourage energy efficient lighting. ~ /,()/ U..,, ]31:= / U,,()M J Nt',-7 €J:J ~ • Consistent: Yes~ No O /~ a;z._ 1,, rnL /,;() 12..0.u r "0 fk • e,,v' , ,-, ~v T U{:/H-7 I/\£'/ , Explain: ~ Ut:{ff?'I/V'f ~e:Jt:? f,A.)ltEJt.E ~l81E' Se lect environmentally responsible building materials. • Consistent: Yes~ No D Explain: N/+7ll7'./lt-/i.MfT€XJ ttz-.5 l()/L,{_, ~ <PW .' '8111:ICJ< ltJ N(/<cle /11rfJ..Pl~/f:lfP ltNtJ /mJ{J-t7 "(12.J,n f:er/rlLd(\-'f ' I _,, Minimize the use of unsustainable building materials. • Consistent: Yes ~No D Explain: Maple Ridge Town Ceutre 7 Green Building Design Guidelines -- . • T~Wri 1:I~ti"ti~e-H\;~IJ~~~iii ·P~r~it A~·ea ·Guid~li~~~-• :. ' . •. ·_ '. • ~-a:•'> Gte¢n)\~,i~U~g/fecliniques . . . .-. ' M 1mmn1@t'tM :·--~~.;~---~~-~/--.-~:~;~·-~~_. :.'~,'._.._,..!; _ _. •~;·•~::/iJ~~·:v .. :;•.l;~~~~~-~:: ... • .. ,._· _ .... ~ .. _ " . ; __ . .. -. -. -~ 83.7 Consider life-cycle cost. • Consistent: Yes [B"' No D C. Building Site Considerations Cl.5 Cl.I I Cl.14 C2.6 C2.8 C2.9 C2.l0 C2.ll Locate outdoor plaza:...!_o_;apture the sun. • Consistent: Yes l.!1' No D Explain: Use materials that are~~tional, durable and include recycled or salvaged content. • Consistent: Yes [.!1' No D Explain: M 4 l~I ~ Wt !vf 'S /(t)/W[t;¥J //1.. ET-"(d5"J, UNrEN, t,4J f U- p6""/ttl)Af;//J-el<~ w~ /rfff<.6f Jei,,-iH.6' Encourage use of infiltration techniques. • Consistent: .Yes ua-----No D Explain: ~1f;' l,oA--T€Y<./p,R_~fi WlLA,.., /N-Ffti,T"fcR€ tO ':?~- '5W1 df etst,,U;cf€JO ~ P1t2.e::::tF:J:? t:o 9-tJJ. M 1trN/C.. lJN 9/Q Locate adequate priority parking in visible area§ convenient to entrances. • Consistent: Yes [g---No D Explain: Vf~tl5/<.. ~ H-C. f~ /~ Uc:4-7~ 4-1 fF/E" ~r{crNl. Or ~ tWT' 12.. 7 /!.11-fnP l.JJfrH-f:ll<lCif ~t::r A-r~ ~ Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes i2f' No D . Provide shade trees and landscaping. • • Consistent: Yes~ No D Explain: tGE:E LftrvP~_E:. Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes (H"'" No t:Q--- Maple Ridge Town Centre Green Building Design G1ddeli11es ~ l;::/:'.!_;...~~-~..---;;'-1." ,._ '-;-_-_,,~,J..r ,~,...~,-:r:: ·::~--, -•....-, ~-, .. , ... , ·-• •• •, • ,-,--... • ; t\f ~w.n/Cea(1if.D.¢yelopqierit ·permit Ar;ea Guidelines • ~.-..,.,.:;,:.••. • ••••"\.•••,:,,.~,., l•,••• • PiQ@QfS®iMM ifi}t;,: :. ·: .-· · .•• .: ~,J~:~J!}luilding Tec~niqu~s ~t~~~~ ·-~ .. -~ .. :1:::~:..~ra~·--~ft:~~~!. ~.0{r:•.: .. : __ . :.~. :.,'~--~ . . ~-. -~ ~-"-. . . . ~ C2.12 Provide end-of-trip facilities. • Consistent: Yes D No~ Explain: /tU, I<~/ rJ€!VT U'?e C3.4 Minimize impervious paving of the lane. • Consistent: Yes D No[!?"' Explain: /\JO L/fNE' C3.6 Respect existing grad~ • Consistent: Yes~ No D Explain: C4. l Plant street trees. C4.3 C4.4 C4.5 C4.6 C4.7 • Consistent: Yes ~No D Explain: A-46, f<c~U / /(EJ::::} Minimize use of high ~~iJJtenance plants. • Consistent: Yes [B" No D Explain: Maximize the use of ~ij)ie"and climate appropriate species. • Consistent: Yes E'.:} No D Explain: Consider the inclusion of com~n!_!:y gardens. • Consistent: Yes D No IV Explain: Design and place lan~e to facilitate year round moderation of the internal building climate. • Consistent: Yes~ No D Explain: Minimi ze erosion potenti,k • Consistent: Yes u;?" No D Explain: Maple Ridge Town Ce11lre Gree/I Building Design Guideli11es 9 . I ;" • -Jo--.. ' ,"':• .,:; •:.:-.. ~~: ,-'"'":":----"'-;~"t-r.'"'~;• .. ,·_.:::".:," :• • • •. • ;•·· • ---;-,. ----~ _T~-~·rf -~~~·ttf p~y~l~)i~~~f'~.eviriit Area Guidelines .. • .. :.:f~:,;.Ji.r~e.n ,~'!l!~~i!!·g 'Fe~ltniqt:!es . M LOl!N·1?BMMt¥ :;~ ~-~-:~--' ::: .. i·-~i.~::t1~1 .. ~;--:-.. -1.,• ·~ ;:-~~~·;.:t~.-:· :t .. }~iL~=~~ _-\, \·-~-. .-_.:..1.:.. ·, •. •: . _ . _.,.. . _ • • • __ - C4.9 C4.10 Provide adequate lan~~e maintenance. • Consistent: Yes [lJ" No D Explain: {).)/U., -Se PRo v l(OE"D BY -;30ll,(O(l\.q O wtva/Z Consider incorporatinyndscape plantings for green features. • Consistent: Yes lli!f No D C4. l 1 Incorporate low impact stonnwater features. • Consistent: Yes [Q---"' No D C4.12 Consider rainwater collection for re-use. • Consistent: Yes D No[]../' Explain: C4.13 Use natural plantings and green space to support habitat. • • Consistent: Yes p,----1Qo D Explain: C4.14 Reta·in existing mature trees. • Consistent: Yes D No 11}--- Explain: A t\lv1ft1cnen:;~ g;, p.. 11f.E ""('~el:S Wu.,, 73e µs~ B'( ,t-f13" CtN'? -r /2-tl c.r t,oN' D F rtte o AMcle.q flo t.rM:? p~e. Maple Ridge Tow11 Ce11tre Green Building Design Guidelines DESIGN RATIONALE SUNRISE RE-DEVELOPMENT 22260 &22292122ND Avenue and 12159 & 12167 223rd Street -Maple Ridge, BC A PROJECT DESCRIPTION OVERVIEW I ARCHITECTURE ci ccozzi architecture.com This proposal is for a 292 apartment unit, market rental Multi-Family residential development on a 2.5 acre site located along 122nd Avenue and 223rd Street in the Maple Ridge Town Centre Area. The project consists of consolidating and rezoning four sites to Medium Density Multi Family (RM-2). Two of the sites (22260 and 22292 122nd Avenue) are currently zoned Land Use Contract (with restrictions); the two sites fronting 223rd Street (12159 and 12167) are zoned single family residential. Each of the two sites on 122nd Avenue have housed rental apartment buildings for the past several decades. The "Sorrento" apartment building at 22260 is currently fully rented and tenant occupied. The "Sunrise" apartment building at 22292 was recently damaged beyond repair by a building fire; and presently sits vacant. The long time property owner/manager intends to maintain ownership and continue managing the properties once reconstructed. The redevelopment of the site would include over 200,000 s.f. of new 1, 2 and 3 bedroom rental apartments in a 4 Storey wood frame building over underground parking for residents and visitors. Construction of the project would be in two phases. Phase 1 would maintain the "Sorrento" as fully operational with all existing tenants. The existing buildings on the three remaining sites would be demolished and new construction completed to the Phase 1 line (west property line of 22292). Upon Phase 1 completion, tenants from "Sorrento" would have the opportunity to be relocated into the new building. Phase 2 would then begin with demolishing the "Sorrento" and completing the underground parkade and apartment building. SITE The site itself is situated in an existing r~sidential neighbourhood. To the north (across 122nd Avenue) and directly west of the site are multi family residential properties. To the east are single family homes, and directly south is the District Education Building and property. The site is ideally situated in close proximity to public transit lines, bike paths and local commercial shops such as Haney Plaza. Site access for our proposal includes a vehicular entrance point from 122nd Avenue to the underground parkade. The main pedestrian entrance is located on 223rd Street which will include the main lobby area, resident mail, building manager office and a resident amenity area. There are two secondary entries, one located in each of the two garden courtyards. These will be for resident use for convenient access to the outdoor amenity and garden areas. Robert Ciccozzi Architect AIBC, AAA, SAA, AIA, B.Arch. PRINCIPAL Shannon Seefeldt Architect AIBC, AIA, NCARB, B.Arch. SENIOR ASSOCIATE Ciccozzi Architecture Inc. 200 -2339 Columbia St, Vancouver, BC VSY 3Y3 Canada Steve Watt BSc (Hons), Dip. Arch, RISA ARIAS SENIOR ASSOCIATE .J 604,687.4741 Page2 A key consideration for the site design included building orientation with a desire to minimize the number of homes fronting the busy street, and maximize usable outdoor space for all units. The proposed design creates two internal landscape courtyards that will include both private outdoor space for the lower level units, and common amenity areas for the building residents. A majority of the homes will overlook either the internal courtyards or the landscaped perimeter of the site. The pedestrian experience along 122nd street is enhanced by breaking down the building fac;ade to feel like three 'smaller buildings' -with views into the two internal gardens. Each home on the ground floor has their own 'front door' with access from individual walkways connecting each unit to the amenity sidewalk; t_herefore creating a strong residential presence at the buildings perimeter. LANDSCAPE The existing site has trees that need to be removed for construction. Many of the trees are not significant in quality and are only in fair to good shape. One significant tree along 223 Avenue is being retained. The trees that are being removed are being replaced according to the District of Maple Ridge Tree bylaw. The proposed landscape plans shows 88 new trees to be planted. The main pedestrian entrance is from 223 street, where there is an entrance plaza with some built-in seating. This area includes bike parking for visitors. To the North of the plaza is an outdoor amenity area, which is complimentary to the indoor amenity area. There are new sidewalks and street trees on the North and East sides. On the South and West edge, a perimeter pathway is required for exiting purposes and lighting has been provided. A significant planting buffer is proposed (4m wide). The planting buffer is i~tended to have a '.natural' pattern with coniferous and deciduous trees. The shrubs are quite densely planted in rows with mostly lower shrubs for security. To enable adequate depth for planting around the perimeter, the parking slab is angled down. The courtyard landscapes are designed to appeal to all ages to provide opportunity to enjoy an outdoor experience. These are secured outdoor areas, each with their unique character. The Phase 1 courtyard is a more natural feel with wood materials, natural rock, planted mounds and wood surface (Fi bar) in the play area. Play facilities include 'adventure play' area with wood poles and 'bridges' for kids to climb, and sand box. This would generally be for toddlers (older kids). One of the play features includes a large tree stump that has been 'cleaned' and prepared for play purposes. For adults and teenagers there is a perimeter walking path and sitting areas, and a 'ping-pong' table, as well as a basketball (half court) located in between the planted mounds. Seating is organized to promote social interaction, away from the private patios. The Phase 2 courtyard has a more formal look. The play facilities include a climbing and slide structure, playhouse, and some other toys (primarily for pre-schoolers -younger kids). The trapezoidal shaped planters are covered with a rubber surface. A large open artificial turf area allows for a II different age groups and activities throughout the year. Around the perimeter of the courtyards a re private patios with gates. Al.Sm wide raised planter provides a buffer from the courtyard space. The trees planted around the courtyard are a tall narrow form of Maple Tree that will provide a visual 'break' from units across the courtyard. The overall planting approach is to select species that are relatively low maintenance and provide year round interest, either for their evergreen characteristic or flowers/ colour. An irrigation system will be installed to ensure the plants establish quickly and look good for many years with minimal levels of maintenance requirements. CICCOZZI ARCHITECTURE / Page3 ARCHITECTURE The overall concept for this residential design was to create the right balance between utilizing the full FSR area available while ma·ximizing open green space, creating useable and attractive site features, providing an appropriate architectural style, scale and massing suitable for the neighbourhood context, and to provide a very liveable residential development. The architectural concept proposed is a contemporary style, with flat roofs and extended overhangs and a rich palate of -material and colours. Some of the functional elements of this style incorporate-a strong vertical rhythm with extended roof heights on the top levels to provide greater volumes in the suites as well as visual interest in the fac;:ade. The recessed portion of the fac;:ade is designed for individual patios and balconies providing privacy and weather protection for year round use. These elements work well within the context of the unit layout and provide fenestration on the building exterior, an individualization of units and create interest and detail in the overall composition. Other elements that enhance the massing include generous window sizes in all rooms with transom windows in the raised roof portions, and careful detailing of exterior walls with a variety of finishes and trim details. Proposed finish materials include hardi-board horizontal siding, vertical board and batten siding and brick detailing at the front entry and indoor amenity areas. VARIANCE A development variance to building setbacks is proposed; 1. Front Yard Setback: (North PL along 122nd Avenue)-a reduction from 7.5 M to 6.0 M 2. Interior Lot Setback: (West and South PL) -reduction from 7.5 M to 6.0 M 3. Front Yard Setback: {East PL along 223rd Street) -reduction from 7.5 M to 4.6 M. Note: this setback is measured from the new property line established after a 2.9M road dedication along 223rd Street). OFFICIAL COMMUNITY PLAN Some principal details included in our proposal that is consistent with key policies and guidelines described in the OCP include: • Unique and.enjoyable communities and places created through community improvements Reduced building setbacks, form, mass and height to help define the street and sidewalk areas as active (safe) public spaces • Quality design, pedestrian friendly environments and accessibility • Pursue a more contained and densified urban environment. Finish developing (or redeveloping) existing areas within an urban boundary before going to new areas • The availability ofaffordable housing is an issue in Maple Ridge, particularly for rental accommodation • Encourage the supply of new rental housing and where appropriate mitigate or limit the loss of existing rental housing stock • To encourage the provision of affordable market and.non-market housing and rental accommodation in Maple Ridge. • Maple Ridge will encourage housing that incorporates "age-in-place" concepts and seniors housing • Metro Vancouver's growth is concentrated in compact communities with access to a range of housing choices, and close to employment, -amenities and services. • Compact transit-oriented development patterns help reduce greenhouse gas emissions and pollution, and support both the efficient use of land and an efficient transportation network CICCOZZI ARCHITECTURE PHASE 1 PHASE2 PHASE 1 SUNRISE RE-DEVELOPMENT SITE PLAN AND GROUND FLOOR PLAN 22260, 22292122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE 122ND AVENUE 1:200 EXISTING SINGLE FAMILY LOT I I ::c Ii 0 z STATISTICS SITE AREA: ll0 865.05 SF F.S.R. 1.80 GROSS BUILDING AREA: 222 022.0 SF NET BUILDING AREA: UNIT COUNT: 1 BEDROOM 2 BEDROOM 3 BEDROOM TOTAL AMENITY AREA: PARKING COUNT: t-w w 0:: I-V) C 0:: M N N VISITOR RESIDENT TOTAL MAIN ENTRANCE LOBBY CICCOZZI ARCHITECTURE 11.09.2016 187 639.20 SF 200 79 12 291 3322.9 SF 15 273 288 , ~ 1 ':I ~ " ~ m ! i ~ Ii ~ },1 M ~ m ~ I! 1 • ;;; I! ~ ~ :'l !, ~ ~ ~ Ii ~ ,: " R p PHASE 2 PHASE 1 --- ~ -···· ···-••••• ··-·· ••••• ··=· --------!-_L__ ; ---··········-···-··-. ···············1 ·-·· ··-· " !l • • : w ·: :101 ;oa i ~ ll ~ 122 12'1 ~ w ! ..... ··--- ~ ~ m KNOCKOUT FOR PHASE2 ·os TIO T'1 1l4 120 119 llE W 116 115 5.C. S.C. S.C. 5.C. $.C. S.C. 5.C. S,C. R ! " ;s.c \!! ;s.c. ~ I is.c. ~ J:: II RESIDENT PARKING (155)! i : 139 144 145 145 : 1s.;. ts3 is:2 lS'! ·50 ~9 wa ·47 i •···· ..... ! i n fl r, R ~ ~ ~ 12 ~ " 0 !l !l ~ ~ ,. ~ " • , . ,'·•··---■-- VISl:TOR PARKING (~5) .. "- I I: '----__J : GATE j •• KNOCK OUT···--··· -·················· FOR PHASE2 s • " 10 ..... a . ...; ~ p LOBBY : ; ffi I i m STORM WATER MANAGEMENT TANK :c ~ 0 z PARKING REQUIREMENTS RESIDENT PARKING: RESIDENT PARKING 1 BEDROOM 2 BEDROOM 3 BEDROOM VISITOR PARKING TOTAL HANDICAP STALLS: SMALL CAR STALLS: LOADING SPACES: REQUIRED: 0.9 STALLS/UNIT= 1.0 STALLS/UNIT= 1.1 STALLS/UNIT= q.os STALLS/UNIT= 3 SPACES+ 1 SPACE ALLOWED 10% 1 ON-SITE LOADING LONG TERM BICYCLE PARKING! PER 4 UNITS SHORT-TERM BICYCLE PARKING PER 20 UNITS I I I I N '" -.--, ----~1---T-1 ==tJOilITDITilIIW ROOM ! i ~I I i I! B ,o 60 r&l 77 76 ~--~ .. :.J .. i i RESIDENT I I I PARKING (118) .......... , ·······--- $7 $5 ~ 52 ..... , I 51 50 I I i I L __ _11,_-•_.._, 7 ..i..., 1 •~-~e!,,,,~....,l,!,_,,...= 1 2.,!!,,,,~•,.l,.,,,,·o...!!,,~•~•...,!,!,-1~=•!!!L~-•~-~•~~•...!-,,,~•""""'1~~~~~~~~=~~~~•0~•~1~•~2 ~~~~=4~-~•~•~-=-••~-~•~1~~~=,.~~:-='~<~1 ~~~-1=~~-=!,..~:~~~~~=-=q~-=~==q==~-~L -j PHASE2 PHASE 1 SUNRISE RE-DEVELOPMENT PARKING PLAN 1:200 CICCOZZI ARCHITECTURE 22260, 22292 122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE 11.28.2016 180 79.0 14 15 288.0 4 28.8 72.8 87.3 PROVIDED: 288 4 16 1 151 88 PHASE2 PHASE 1 PHASE2 PHASE 1 SUNRISE RE-D EVELOPMENT 2ND TO 4TH FLOOR PLAN 1:200 17'·10" 1 ::c ~ 0 z CICCOZZI ARCHITECTURE 11.09.2016 I 1 WOOD TRIM BOARD 2 WOOD TRIM BOARD & POST (PAINTED) & POST (PAINTED) BENJAMIN MOORE BENJAMIN MOORE 2133-30 "DAY'S END" OC-67 "ICE MIST" 5 HARDIE LAP SIDING 6 HARDIE LAP SIDING (SMOOTH FINISH) -(SMOOTH FINISH) - PAINTED PAINTED BENJAMIN MOORE BENJAMIN MOORE 2133-30 "DAY'S END" AF-695 "ETERNITY" 9 BRICK 10 BRICK (MISSION TEXTURE) (MISSION TEXTURE) MUTUAL MATERIALS MUTUAL MATERIALS "INCA" "EBONY" SUNRISE RE-DEVELOPMENT MAT ERIAL AND COLOUR 22260, 22292 122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE 3 WOOD TRIM BOARD & POST (PAINTED) BENJAMIN MOORE OC-67 "ICE MIST" 7 HARDIE B&BAND LAP SIDING (SMOOTH FINISH) -PAINTED BENJAMIN MOORE OC-67 "ICE MIST" 11 PRE-FINISHED ALUMINUM PICKET GUARD RAILS MAKIN METALS "MATTE BLACK" 4 WOOD TRIM BOARD & POST (PAINTED) BENJAMIN MOORE PM-16 "COUNTRY REDWOOD" 8 HARDIE LAP SIDING (SMOOTH FINISH) - PAINTED BENJAMIN MOORE PM-16 "COUNTRY REDWOOD" 12 PRE-FINISHED WINDOW/ DOOR FRAME WHITE -~~~-r-:!;: -:.~:;..( "·• .-• .·,~ • ·""t-:1~, . .,,. .... -:.;. • ·. 13 CONCRETE (ARCHITECTURAL) CICCOZZI ARCHITECTURE 11.09.2016 ' / ~-------------------------- SEE: 2/ELEVATION BLOW-UPS 223RD STREET (EAST) STREETSCAPE 122ND AVE (NORTH) STREETSCAPE SUNRISE RE-DEVELOPMENT STREETSCAPES 22260, 22292 122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE • 122ND AVENUE '\, ' / ------------------------------------------------ SEE: I/ELEVATION BLOW-UPS 1-w w ::c a::: Ii I-0 V) z ~. M N N CICCOZZI ARCHITECTURE 11.09.2016 E ~~ en "' ' E .5' ~ 0 • ... "' C <C 0 c:: _j u TOP OF PLATE 46,43M FOURTH FLOOR 43,69M THIRD FLOOR 40.64M SECOND FLOOR 37.59m MAIN FLOOR 34.54M PARKING LEVEL Pl n.49m w z ::i ~ w D. 0 a: D. I TOPOFPIATE 1 4G.43M FOURTH FLOOR , 43.69M I THIRD FLOOR , 40.64M SECOND FLO 37.59m MAIN FLOOR ::.:: u ~ I-ll.I V) 191-81/4" Gm w z ::::::i ~ w D. 0 c:: D.I I I ·-';q~, ::.:: ~ I-w 11)1 191-s 1/4" I (6m) t INTERIOR ELEVATION (SECTION THROUGH PARKADE ENTRY) SOUTH ELEVATION SUNRISE RE-DEVELOPMENT ELEVATIONS PHASE2 22260, 22292122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE •= ~~1~-aiu,--•--=-w.1111i=111- PHASE 1 w z ::::::i ~ w D. 0 c:: 19'·8 3/8'':-' Gm] 122ND AVENUE ::.:: u ~ I-w VI I-- LU LU ::c 0:: Ix I-0 fl) z 0 0:: ('I) N N w z ::::::i > I-c:: w D. 0 a: a. :!i: w z 151-11/811 4,6m CICCOZZI A RCHITECTURE 11.09.2016 w z ::i C, ~ z c:: -w I-a. en o -a: ~ D. '-G]J8'1 2.9m PARTIAL NORTH ELEVATION EBONY BRICK AT ENTRY MAIN ENTRY SUNRISE RE-DEVELOPMENT ' / ' / ~-----------------~ SEE: 3/ELEVATION BLOW-UPS ELEVATI ON BLOW-U PS 22260, 22292122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE ® RESIDENT ENTRY TO COURTYARD CICCOZZI A RCHITECTURE 11.09.2016 SUNRISE RE-DEVELOPMENT RENDERING LOOKING AT MAIN ENTRY FROM 233RD STREET CICCOZZI ARCHITECTURE 22260, 22292122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE 11.09.2016 SUNRISE RE-DEVELOPMENT RENDERING BIRD'S EYE VIEW FROM NW CICCOZZI ARCHITECTURE 22260, 22292122ND AVE & 12159-12167 223RD ST, MAPLE RIDGE 11.09.2016 c (]) E Q. 0 Q) > (]) 0 OJ C ~ ;fi ..... C Q) E Q. 0 Q) > Q) 0 OJ C :;:: V1 ·x w ---SEE Ll.1 I 12iAvenue I I - _I 111 f I f_.F:L 34:~M'i; £, -, ~~ J~·---~.,J: .. , f••,ti -• [-F.F.L 3-1.54M, ' • ~-:~ I-• 1 !I -' .~ r-~_·=l :1 -=-.. , .., ~--~-f "· 1•:'_•,;.-· '==;. ,,.J,'-=-1-=~,;;,..,..,...,...,,t¥,. . 1t~ I ~,.,,._l~i,!!'.-...L!-IJ.!lllJi ---~h, ~ r-'! .. ':-i_ i: .I ;-~ I - I = F .... ----..... -... 1---,.,......, -,_ ,._ r. . -. r.-, . . ...... ,·. ,.-·-r I i ·'·· L I , ~ I '.:' ·:: 1--•. . . f s.,E .. E =--!=--~~~:-,,_,.,..,,~~ ~ ._.:.J~.;.-,;;. I I ) , ... ~ ~ \ i~·f_~· i: . ' .. '~ 1.. ---i--· .,... 1. I ,, •• 'v----''-lr;;.!1-''lf-r-l---Clmt,;,,o/ l'loyla5·• ISyOOII aoeE1•f GX"IW2. e~,~n~;1,s ..... y~belween ~1:,~1~s. ---=-· • i.1, < • "• .:=' botw.mcml Sid; on rubbe, . .see lrnogeon l·J.B ,p1o,,..t0c,, l ;,, f • I I., , 1~, .. , b .••1 [ .. Hl~ll-#--CO,,C,ole-"""on -1z·x2t1"j1'4olutt1lcolou", Mlrcoit<rl ··• ., I ~• j --~ .f 1 ,, ,, • . .--• ~ BUILDING -PHASE 2 . , . 1 F.F.L 34.54M~ ucl,-. '~'.:_~-- --------------------------I -o I -• I' _4=. • -~·· • Privacy fence and gole~ ol privole polios V ------------.t\ SEE Ll.2 y ! I 1-'-''-jf:,~lfl==lf--fl--12''xl 2" Hydrapressed Paving Slabs o1 P,ivole Polio Colour: Cho,cool i:.=-o,:h _l=l;;-d:---wolmcvnlcd lighling I I • ·-1~ t. -'I ·~: I_ --' r . .J -· . ' 8obdlighls al 'ZJspocing I I I • t· .di Ex1s Ing Res, ence uru)i 1'f'r •! I 'I I ?· ~ d-,-. .1=,J: ··_ -·, . ,·. -.~-~ .. ~--___ : .. ➔ -- CIPCOC'IClolo Paving J >a.I f;:',:•• I I I I I I I LEGEND Cu ~;ht~.:,,\oF=:;!(~~~~ljc,n!s V ~=~i~p~~ -Ou!d""rb~l~lcnllistabtc W:l~,..,u~~~llni llclbrd 1,g~i..,g CP,11, Hosebib A . I . I SEE Ll.~ a--~ iSEE L 1.4 I V --~ding lree lo be reloined and prolecled l;.....14;~~..:l!~-l---ei'<e rocks (30 spaces) l ~ CWom bench + Spodol paving ol buijding enlmnce I r-·- Oulfno of parking struclure below 1' 3)11>10-09 2016-08-19 no.: I dole: Revisions: £ 0 z ADP Revisions Issued for DP lilem: ~ g-Durante Kreuk Ltd. g 102 -1637 West 5th Avenue ;p Vancouver BC V6J 1 N5 mmpa!l :ft6046644611 \,J~~:d~:.~ Projed: Sunrise-Sorrento, Maple Ridge Drown by: RO'C Checked by: SV Dole: l?lhAug3Jl6 Scale: f/\8"• IV Drawing Tille: Landscape Masterplan I -P-,o-je_c_l_No-.-, ----------- ----------------------~E !.!-~ 16069 Sheel No,: L-1.0 I H.S!'© i I fl '· 1-,~'!""J!b ==<_! I ~--cc_--.,,J. ~--~✓ --·-... \ ' ' I I , I I ' '- / [I ~-===' -t .::-ni-•-;:, >.,, .,. . • ··:, a • !u I =-,d,!l ~) -~=~ r ~\=-~-=-==-"""'"' c:! 1.:1 I I PAI I EN- I , : PHASE ..c t 0 z 2 201b-10-09 ADP Revisions n~.:]:1~19 Ji~!'::dforDP Revisions; Project: Sunrise-Sorrento, Maple Ridge Drawn by: RO'C Checked by: SV Dole: 191hAug2016 Seate: l/!J' ■ l'C" ,,,,,,,, Drawing Tille: Landscape Planting Plan l --- Projecl No.: 16069 Sheel No.: L-1. l ~~; .,. . :J I·., ~-1 I PARKADE I ENTRY I ◊ : PHASE 1 I ~.,, I I j ~ J I I J I f1 .-,..__ I -'--~ ~i7:J : . 1.-::• \ ......... \, ~-1 , . .--:-, I .. ' . . \~~1,·-n 1· L I 1 .! '-i ~r-- cel ! Plant List TREES SYMBOL QTY BOTANICAL NAME COMMON NAME G-1• Acergriseum Poperbork Maple Acer :x Freemonfl 'Armslrong Armstrong Maple C.-Cidiphyl!um joponica Kolsuro Tree Rhus lyphfno S loghOfn Sumac Pim.JS sorbus' Conlarlo' Conlorled Wlile Pine ~-17 Pinussylveslris Seals Pine t3= -fll Sorbus oucuporio Moun1oin Ash 11 Slyraxjoponico Japanese Snowbell SHRUBS SYMBOL QTY BOTANCV..L NAME COMMON NAME Az 347 Azalea japonico 'Hine While' Japanese Azq[eo B 701 Buxus microphylla 'Green Beouly' Jop□ne5e Boxwood Bl 51 Berberis thunbergii 'Rose Glow' c, 39 Comussericeo Cl 56 Choisyo lemolo 0 1 .. Goullherio shollon lp 239 Lonicera pieoto M 25 Mahonia oquifolium Hr 16 Hippohae rhomnoides Pl .. Prunus lusilonico 'Zabeliana' Po 56 Prunus I. 'Ollo Luyken' Rr 49 ROSOIU!JOSO RH 53 Rhodo 'Chionoides' GRASSES/ PERENNIALS SYMBOL QTY BOTANClAL NAME r, Mo n p sb 67 Hemerocolis 'Slello d'oro' i99 Lriope muscori 48 Miscanlhus sineruis 'Adagio' 79 Nepelo 'Walker's low' 1-42 Polislichum munilum 59 Slachys byzonllno GROUNDCOVERS / VINES SYMBOL QTY BOTANCIAL NAME c 166 Coloneoslerd.'Corolbeouly' 718 Pochysondro lerminais General Planling Noles: Japanese barberry Red-Twig Dowood Mock Orange Solol Honeysuckle Oregon Grope Seo-bucldhorn Porluguese Laurel Cherry Laurel Seoch Rose Chionoides Rhododendron COMMON NAME Daylily Lilylurf Eulalia Calminl Weslern SWOl'd Fern Lombseor COMMON NAME 8e01berry Coloneosler Japanese Sptxge me 6cmcol 6cm col 7cm col 1#5pol 2m hi 2m hi 6cm col 6cm col SIZE #2pol #2pol #2pol #3pol #2pol #1 pol #2pol #2pol #3pol #2pol #2pol #2pol lt3pol SIZE #1 pol #1 pot #3pol #1 pol lf.2pot 111 par SIZE #3pol #1 pol COMMENTS B&B S lreel Tree 8&8 Speelman. l .Bm Slandard 8&B Specimen. B&B 8&8 Specimen. COMMENTS COMMENTS 12·0.c~ 18'o.c. 36"oc. COMMENTS lZ'a,c. 1. All work shall meel or exceed lhe requiremenls as oullined in the Cmenl Edilion of lhe B C. Londscape Slando1d. 2. Planl sizes and 1elaled conlaher classes arespecilied according lo lhe B.C, landscape Slondard Ctmenl Edition. For conloiner classes 1#3 ond smOller, plonl sizes shall be as shoWn in the plonl lisl end lhe Slandord; for al olher plorils. bolh planl size and conloher don shon be as shown in lhe plonl list. Specifically. when lhe plonl llsl call for #5 class conlainers lhese shall be as defined ln lhe BCNTA {ANSI) Slondard, 3,Sod is lo be sand based lurf and mesh free. Nosubslilues. 4. Allsofl landicope area are lo be irrigaled using a high efficiency dtipsyslem, complele wilh roil sensor. AllworK lo tl.A.BC slondords, S, AU polios al ground level over 100 sq, fl, lo be equiped wilh hose bibs, 6. The offsile landscape is lo be irrigoled wilh a lemporory syslem lo esloblish lhe lrees and gross areas. Provk::le a seporale zone and valve box II ,,, " u 11 " ll--=--~.~,--=--=:1-=-::-:=--~k----ll __ ___,----7 '' ->!.. -~=-, --~ II ! I l•-.11-~~ll ..c 15 z 2 2016-10-09 ADP Revisions 2016-08-19 Issued for DP no,: I dole: I i1em: Revisions: Pcojecl: Sunrise-Sorrento, Maple Ridge Drawn by: RO'C Checked by: SV Dale: 19IhAug2016 Scale: WJ"'• 1"0' Drawing TIiie: Landscape Planting Plan 2 Projecl N□~= 16069 Sheel No.: L-1.2 l tti.:,_ --·~ ·1 , =1·:1 --! E --' --------·---~ -· -~·1 ·~·~ "-> , } ~ 7 ·1· j. J r;;::" I ·.cc=i 2016-10-09 2016-08-19 no.: I dale: Revisions: ADP Revisions Issued for DP lilem: Drawn by: RO'C Checked by: SV Dole: 191hAug2016 Scale: 1/8"• 1'0' Drawing Tille: +---------------t--------'---'---------------------------------------------------...L.--.::::::::===___:.~:::::::::..----Landscape Planting Plan 3 PHASE 2 PHASE 1 Projecl No.: 16069 -r-------------------------------;--------------------------------------------___21,::!;31.~694~79~5----sheelNo.: L· 1.3 • u :,:/ -, ~;}--: 1+1[ D ff" -; 'I..• I : 1--~ /. '\'l -'7'1!"--~ H.8 •. ii'\ I V ••. ,·1 ·" 1i:= ·" ,,;·#"' I~!!!!!!!!!!!!!!!!!!!!~' " ! I •• ' !8 1[5 1,r~n H r ~: .... ·== •• < I :~ 10· ~-.. u 1' •• 1~. ,. ' . I \ •· .-... -. i L.=l'd. ; i TI -• II . -, ~ : ~ • ·. ,-7 ----I I -r = =. = :::i - PHASE 1 131.694795 ~...:=-=~•&~~=---=--:..-,.._-_-_-_-,. ., Ill " IJ II ') __ __,-----7 II _-_-"----:-=----.=~IIJlil~c-::i -~ 11 FITNESS ROOM .-, / I ; --I I I I I I I I ·.: .. ' .; ' i ;: il:l If 2 2016-10-19 ADP Revisions Issued for DP filem: l 2016-08-19 no.!) dole: Revisions: i Ot.nn.;al<todtl.ld. 102.-..1637Wo:n5lhAAn'JO 8 V.1f1QIUYltl'6CWJ 1N5 i5" 1:eoc6&4'°11 J i:roo ... '1!i77 --A Bl V E~---------- ProjecJ: Sunrise-Sorrento, Maple Ridge Drown by: RO'C Checked by: SV Dole: 191h Avg 2016 Scale: 1/8'• l'C' Drawing rnte: Landscape Planting Plan 4 Projecl No.: 16069 Sheel No.: L-1.4 A Section A looking West l-01 Scale: 1/4"=1'--0" @ Seclion C looking North 1 Scale: 1/4"=1'--0" F\a.fl"d Wllb (Parkade wall) D Section D looking North l-01 Scale: 1/4"=1'--0" - Exil slaircose (behind) B P'llhw:a_y{4') Section B looking East L-01 Scale: 1/4"=1'--0" Mulli-slem lree ~-----Climbable mound covered with childrens ploy surface ,-----srlde P.L I Rubber safely sufoce ---~H-----Privocy hedge CIPC~fltt Riniin:a. Ritieci l Palhway (4') 2 2016--10-09 ADP Revisions Issued for DP lilem: 1 2016-08-19 no.: I dole: Revisions: Projecl: Sunrise-Sorrento, Maple Ridge Drawn by: RO'C Checked by: SV Dale: J91hAug2016 Scale: 1/4"• 1'0' Drawing Tille: Landscape Sections Projecl No.: 16069 Sheel No,: L-1.5 F L-01 r RiiNoPiinq Section F looking North Scale: 1 /4''=1 '--0" W Section G looking North ~ Scale:1/4''=1'--0" Privocyltncel Privale Palio ,._.,c_ ___ .J.-J--conror 1,ee wilh 'conforled' fo,m Rik:oi:iPGn&ng Aiiwd Plnni.-s Artilical hxf play area AiliedPliintiri,; PTh·aia Pr:,ilo l C1P cetcn1a 1 P01hwoy(•1 fL,ffloo Pi.a~ l l Rikod Piintf;g 1 Priv-a1b l Porlo ._,....-:>=-~~ .-.. ~ Aiifiid Phr.fii;i :;:;.- -~ ~ 2 all fr l D-09 ADP Revisions 2016-08-19 Issued for DP no.: j dole: J Hem: ~ ~ Ouran1eKreuklld. ! 102 -1637 West Slh Avenue --c ,. Vancouver BC VBJ ~NS [ 1:6046544611 Projed: ~ I: 604 664 O!i77 www.dkl,bc.ca Sunrise-Sorrento, Maple Ridge Drawn by: RO'C Checked by; SV Dole: 191h Aug 2016 Scale: 1/4"= \'O' Drawing Tille: Landscape Sections Projecl No,: 16069 Sheel No.: L-1.6 Sod other than lhat wilh a sand base and/or wilh mesh will be ro;.:te,d, and lhO ~_peqlled sod r~lod at ccn:m::or's expense. Sand Based Sed en 10" Typef~~~~r~J~~;~i~~a~~ Scarified and graded su~grade Sodded Lawn on Grade Scale: 111 = 11-011 en 1a~rypc Ill Growing Medium (mound lo ~~·~~LJ:~ 12"mulch on 4" or 3/4" clear crush drain rock on filterclolh on archileclural roof assembly All Work Below Dtein Aoek lo be-u specified by Arct}kc::;1 find Envol.opci Consultants Shrub planting on parkade Scale: 1" = 1 '-0" Finished Grade al Tree Screened Growing Medium l',1:;==::;;==::,:=---Tres Variation 1 Varialion 2 Depth of Growing Medium Tola I (mm) Area(M2J Size of Surface SqUiirCt Size or Surf:>eo Clrcit 450 11.11 I 3.3Mx3.3M 600 8.33 I 2.9Mx2,9M 750 6,67 I 2,6Mx26M Tree Planting on Grade NTS -Pro'tldc. Mook up of p1uor lmilolln,Ocn 11\ U)tltly Entry, Private patio (i;e!act Ol"IO p,l'va,to ~1I.o 111 _l'<:!p,~cn1111lwoAmple), main entry and for lOV~ o.nd 'lpPfOY"II b~ U.ricftcopo Archllocl ~,: :::::: :it1:! ~~~7o:t==~';°Jii!fi'r!:~ will bo atlowc:d. Pav011:1 laid drtteiJy on rfgkl fmiilalkmniQ be rojt<::11d. 3,80 M0 3.2SM0 2.90 M0 Varies with depth or F\oo1Wi• PavingSJOr.n :~~=~:: C:,~~~cilicalions ror size and color) on min. 2"' g b&d"s f.)'O pw.ol (its roqulreid tot moeling finished grades) onnllerdot..n on dralnmat on waterproof slab {as per archfleclural roof assembly) Nole: Concrete Slabs to be flush l'tith adjacent surfaces Paving Slabs over Parkade Scale: 111 = 1 '-0" 50mm Mulch Cover at minimUTI 150mm lrom 1runk Roolball 150 mm TopsolSa.1.1a11r Refer lo SpeclbdOM :=y=~=: ator Aorno'o'l k>p 113ofbl.lfillpfrom root.NU and l'Mne !Coen bas-e of trunk, ( and/or wire basket "lifting loops" •ndlDp ,owol b,:ail:11). Remove =r~~:J. .... ,,.,..pN .sld8'1 and bo4lom, Oo ~ •cc,mp:1.1:1•, :;-:U~:o~=::fma:1~ !15'!4S P,D. Paving Slabs on Grade Scale: 111. = 1 '-011 Al all tree localions 2" mulch on 30" or Type Ill growing medium on liltarclolh on 4" drain rock on filler cloth on architeclural roof assembly ~--------Or,iln Ar:x:cu Pipe 10' 0 PVC ~e wilh PVC Drain Cop 01JJ1h m'lli lop of soil. 1.--~r-,......-,--11-~~i1~~1!~r="~•~u t ~;)."~;!~~i'l[!'d~1~1-i~ ~~i~r~~~· Rcrer to Aidt. b'" Relaining Wall heightt W lrilh. (CIP Con:tq,o) ---JIIYorjBe'°"RIGld tntulolionsotion opociflod I>)' N<t<IOCI llndErM>lop COn$llbUU Tree and shrub planting on parkade Scale: 111 = 1 '-011 ,----------------1'-Typical Conlrol Joint: Sawcul See plans for patterns. ~-----f-1)-pkal--t +-----------<f ='•~~.t=!?,~~~rfac:e NshonnonPlan CoollOIJoioo5'0.C, Ir,,. ~----1-4• GIP Concrete, Light Broom finish SUtigr1ia compacted lo 95% MPD CIP Concrete-On grade NTS ""~-~?11tfl,°" {~:;,=!'!:~ ~r~i~h~d grades) on(illefcfolh on drainmat on walerprool slab (as per architectural roof assembly) Nole: Concrete Slabs lo be flush with adjacent surfaces Pavers on slab condition Min, 6' on either sideoftlrlbedge Pavers on grade condition Min, 6' 0{'I ei1her side ofs.cbodi)f! Pavers on slab transition (w/ geogrld) Scale: l" = l'-0" Geogrid moll lo run enli"e edge of lronsilion belween 'on-slob' end ·on-grade' vehicular paver edge -Min, 6' on either side of 0tchileclurol slob edge GQOgrid type: Tensor Biayjal BXgeogrid Notes: -fnslall concrete 4• thick with 10M rebar al eve,y 12• o.c in bolh directions for all area wilh vehides access. Ensure minimum 3" cover. -Reier lo Plan and Specifications ror layout and lype of concrete paving and l'lnishlng ~------4" GIP Concrete. Light Broom finish .l.l~~m11krrial w/ Sealant as per S~Uon. FIie. 1111 DJI locriom Whffl'e slab meetstabutts wilh walls or ffllhot1Slncka»d on L0.)'01.II Plam. Gon1ral..Joinl.: Sawcutmin.1/4" deep, As per Layout Plan. r-c.otic:11:. pa.)Vg 'Mlh light broom I. Jnbll. For All Work Below DralnmaVProteclion Board see Achitectural Dwgs. Concrete Paving on Slab Scale: 1" = 1 '-0" 2 2016-10-09 ADP Revi.sfon 2016-08-19 no.: ] dole: Revisions: Issued for OP I i1em: ~ t °'6anu.Ktt~lld. j 102· f&3TW6'.t5i'IA.YMUtfJ D V.1nc:oinor BC WJ tt..s ~ !° 00"58HSi1 '1,J~t60<0G4"517 11\'W\'l'.dtJ..bc.ea Projecl: Sunrise-Sorrento, Maple Ridge Drown by: RO'C Checked by: SV Dale: 19Ih Aug 2016 Scola: As shown Drawing Tille: Landscape Details Projecl Na.: 16069 Sheel No.: L-1.7 Raised curb bohind. Eioouldol• IIU9 plxcd firsl and curb is polk4°d up10 odgn of boulders, Cl? ccnct6IO p:iurqd around boulders Round Boulder ±36~ width x 24• high ~~i~it=~oo drainmat on architmural ,oot n.uembly Boulders set into curb Scale: 111 = 11-011 END ELEVATION I IPEboordsonend lobemilred to close /he end elevolion of lhe bench ond hide lhe btockel berow -·rno 4:: .----------Fronl end Beck boards lo be l,S"x 6'' lpe Ho1dwood Slals A-A: SECTION ,-------3/f!' lhk. Golv. Slee[ Bench Brockel 3/8" lhk. Golv. Slee[ 6oord Spacer/Wosher lpe HardwoodSlols fl.S'x2') 1/2'0 Golv, Tamper-proof Steel -j-Thru--boll c/wwosherand nul -l '-ice--+---Pin and epox.y 2 per brackel CIP reinforced concrete wall Archileclural finish lo concrele bench supporl (1erer lo arch} Wood Bench & Seat at Main Entrance Scale: 1' = 1 '0" Log on curb Scale: 1" = 11-011 II BENCH: PLAN VIEW ,., ... ... B-B: FRONT ELEVATION Climbing Sequence for 5 to 15 years of age GXY902 -ENIF PCM 110203 -Embankment Slide I minl/S'radHoncorners ~ Al pot pion ►A ... ... ~ mh l/fJ'rodIToncorners f W•~c~s,~ Boord Spacer/Washer · 1 ,,,.~,·--·"""~ Thru-boll c/w washer ond nul . Concrete base (refer lo arch.) lflWo,~Balow Dt lnmral/PralOctlon Bourel of! •s epeeitlsd by Architect nd Env•Jop Comul1orlCs Adventure Play -Reclaimed Root for climbing "i I F Powder cooled linish, Colour Jo molch buklini;i I rim Vocies.Mo.unum lenglh8' "..-- t 1/t' ' u I '4- ' 2 S 1.3/4~ lop ioa1 / 2'xl/'Zro1 / l/2'iq.Plckelsol 4"o,c. v2.s'xJ/4"PoJI 2'x.1/2'Bollom~cal ? B",S-,J/.rbmep(or, --------~8'xS''x3/4"boseplole ---------2.S"itJ/4•pinl Sloinleu Sleel Cop Nuls .. Typical landscape fence/guardrail Scale: 111 = 1'-0° Outdoor Table Tennis Adventure Play climbing sequence 2016-10-09 ADP Revision 2016-08-19 Issued for DP rio.: I dale: I ilem: Revisions: f'1ojecl: f 0..-antok,Ml.ld. I 102 • t637 W.,I SthAvonuet ,,, V•nacuvor l:Cl WJ 1NS ~ t:~684 cen ~ ''"°' 684 om· ,-Ott1.'ll:&..l.bc.ea Sunrise-Sorrento, Maple Ridge Drawn by: RO'C Checked by: SV Dole: 19IhAug 2016 Scale: As shown Drawing Tille: Landscape Details ProjecJ No.: 16069 Sheel No.: L-1.8 2..5" ,t 12" Woodt.n Soi,,t • Slndl!:S s:M00ln {im!l ... bl< !Otlo !OP Coc:;ier trashing plate running extent Ol/oo!'"'P 1.5" x 3.5" cedar finishing limber -set 1" above 1,5" x 3,5" cedar roof frame 6"0 timber horizontal roof beam 1,5' ,: 3.5' roof frame 6'0 llm'l1of prlng,!Jle rafter ~~: ~~r~lructures 1"x35"cedar roofing boards 1.5" x 3.5" cedar finishing timber-set 1" above 1.5" x3 5" cedar roof frame Pin lo comec\ horizontal beam. Connection detail lo be contirmed, Slruclural Engineering r,eview required Roofing Section 1:10 6"'Glr(n'bot ~e ralter ncitd'lr.l to oo:o~ hDf'lwnCal llimbat 111\ruclures Cedar shingles see specilicalions 1.5" x 3.5" cedar finishing 1imber -set 1" above 1.5" x 3.5" cedar roof rrama i1fPil=~~-KIOlchlrt0,C'll,lobe~~ .. ~,.!lid CG<brl"ll" • .iz., "' ii opocilloo ""-L Al. -(Oboo i.larid'ld IOmlfilmi.n'n 1,Z,radi1.:achtn!ltr. Atl lOg:J IO bo :r;1IKI by CM:t~ r« i;t.ru:11,ol ■bnal:m,ia5!~ Cfd"Clftds:. Ensl.lre roofing naas do not penetra!e through 1" x 4'' roofing boards. :1: 6"0 (full dimension) timber post. attached lo steel dowel and GIP concrete fooling 3Bmm;,;B9mm llnlshlngboard r T1)'lo>iliff!borlo""'wf- .!<--~M .. f!!l,t===:j' ImI1-1-__,/;>.L_..J___:;__ ______ -'!<r __ 1111 --+-t-----=--.!~~=~-3BmmxB9mm Smoolh finish-cul timber lable top formed and attached around limber post A Flooling Detail Scale 1 :5 roollramlng 1" x 3.5" cedar roaring boards 6'0 t,,mbitf prindple· rafter ncilfl'Wldl.Q,tl<Cl!lpt h:3rl~Ul Umbel( 1,truc:tures I 1.5" x 3.5" rool lrame I Toddler Pia House -South Elevation Toddler Pia House -North Elevation scale 1 ' 1 '-0" Typical limber rence w/ smooth finish timber 1able lop 2.5" x 12" Wooden Seat -Sanded smooth UMZ.: s1ar1ercurbc/Vlscuppe~every6'·0" 04 1.5" x 3.5" cedar ~ limber -set 25mm U-----above 38mm x B9mrnceidar roof frame B■e ~rnt:cr~e rafter ,._ ____ n~jo..Abcepl hotl::onli,,1 Urntxir f lruclures 6" 0 limber horizontal -1-------roof beam _____ Cop?i('IIMshing plate running extent °'rOOltq> 38mm x 89mm roof frame Smooth finish -cul limber table top formed and attached around limber post Toddler Pia House -Roof Frame Plan scale 1 /211= 1 '-011 Typical Structural Post Anchor Plale Detail ~------Clean sand (washed) ~~~~~~;:~~er 10 sl111c1L.ll'ilf Orrh'tlng, lor ~~~s Pin to Slab Typical Vertical Balancin Log Scale 1" ~ 1 '-0" :o Log Table and Chairs D,~No:ts: 1. fltitrto ~ drawings for s!ab drain locations arrd<8lanl'IICll"4. 2, \Reier lo Mechanical drawings and specifications for all drain lypes and installation. Connection detail to be confirmed, Structural Engineering review required 2"01imber roof pickets 6"0 limber cross beam Timber handrail/ limber pickets/ and boolom rail in background Clean sand (washed) "All Work Below Drainmat/Protection Board lo be as specified by Architect and Envelope Consultants ~a6;lii!i ~~l~~n~isizeslern red cedar -see layout plan for location 12" 2016-10-09 2016-0B-19 no.: I dole: Revisions: ADP Revision Issued for DP lilem: ~ CL DuranteKreukltd. § 102 -1637 West 5Ih Avenue J Vancouver BC V6J 1 NS ~ f I: 604 664 4611 '-" ~ ~~d~~~~ Projecl: Sunrise-Sorrento, Maple Ridge Drown by: RO'C Checked by: sv Dole: 19IhAug2016 Scale: As shown Drawing Tille: Landscape Details Projecl No.: 16069 Sheel No: L-1.9 ~--------_;;_------t.;d--------_;;_---•. -.i,;-.. ., _ _;;_ _______ 4 ________ ___;;,_ _________ _;;_ _________ __;;_ ________ __;;_ ________ ___;;,_ ________ __;;_ _________ __;;_ ________ __;;_ __ --=•~---i------- 1 :;::-" ,• 122nd AVENUE .---D-R_A_W-IN_G_K_E_Y--------------~ ,, " . ,, . . ' 'L it l~! l ~ t:,i (.', t··· @ f .. ... .. ¥. .. 'I.': J::::j f :I ,C-.,\ ]1 r-:•J .. ; ·:>. ·.·J .. I. -'•) :::j ... ❖~ "'1,•.•}. 1.•:J. ✓.•,}. 1•.•J ,tJ _..J: 4f,•r t;':'-----, ,r:,• I ,...+I"'-,-,.... 1 I I •I ·1 I EmNT Of rROFOSED IIIILDIN.G ,• xC I 'i ' ,, ,' I . l ~ I I I I I I I I I I I I :..~ I I I I I I I I I I . I -r I I I I I I I I I I L I I I I,. I ),.: _____ J/ ---■,:.--crn . .wco, ttQl'OUD aioxtoao,HfAIIWG flQC'l'N.-C r ,;;. .. -.1=------'---··-· ~"--'"'-___ .:.... __ ..,:.--',..I,~ ,,, .......... _ ,, ·' REMG ■■I/ I ,-----;r--; ---7 I ' ' ' . 4-----7 I : : • I • • . ,, ,', :;,..,."--.. ~ .......... :::'"...: I I I I \ ~ I •• •: I I I l I I I I I L ______ .J ooarr OF noro~ lutWNG ., ,. h"----..Jc•,_,fr I"'----..;✓:.,.! I 0 Exlenl ~f drip line of exisling lree, loco lion eom survey by BCLS land Surveyor 0 Exlenl of drip line of exisling lree, opproximole loco lion as observed on sile 0 ,. ... --......... \ x \ , ---~ Tn:ie ~ru:nbft ic1~1cd k, ~ £!,j,1~ ~,. r,d end ra-porl l)'-Low,~wl h OilH 0~ o, /01'10' rcco recomtnendad rot il:amovol {fflClla:~d' om, by~v sll:cd. fl01\ by,low ~ or.d doOd J,.01-. rofl"!' l0 nimmcty or lru removol In per~wh ::i.Oln clloe.hod crtxxnt r~i '°' oxocl rom'oe-1'" of by,!ew ilt!d lto01 fOCOITIIM.l'dfiCI (Of 1amcr.'C{I r·-·-·-··-·-·-·, i i loco lion of proleclive barrier to be ins lolled before slorl of i i olher work on sile. i..·-·-·-·-•-··-·j Tree Replacement Summary Based on [he Cily of Maple Ridge Tree Bylaw, ii ts required lo reloin 40 lrf!l!.t par heclore {sile area-= 1.03 heclores), This pion shows no on-sile lree lo berctCJnOd, Therefore repl□cemenl 1rees for 40 removed lrees are required: Mu;rcl 11e.e, ii:o~com&"nt Tnws :R:op:G!:·omal frei)t --''°-"-'-",>C;roo:::"'m-DBI-< __ c,,.,,,.~~-----'''"•mai...,~2""'-d __ __,,,,,..~~ 50cm lo 70cm DBH 3 7 21 20cm lo 50cm DBH l 33 33 Tolol Replocemenl Trees required Tolol Replocemenl Trees provided 91 NOTES 1. For Tree Inventory Lisi refer to sheet T 1 .2 Observations and recornmenda1ions by Florian Fisch, ISA Certified Arborist PN-7921A. Observations mode June 06, 2016. This drawing is to be read in conjundion with Exis1ing Trees Report for this site by Durante Kreuk Ud, August 04. 2016. 2016-10-09 2016-08-19 no.: I dale: Revisions: .c: t 0 z ADP Revisions Issued for DP lilem: @--Durante Kreuk Ltd. iii 102-1637West5lhAvenue J Vancouver BC VBJ 1 NS ~J t:6046844611 '-'A =.d:~~ Projecl: Sunrise-Sorrento, Maple Ridge Drown by; lsfi'~ Checked by: SV Dale: 19lhAug2016 Scale: 1 /16'' = l'O' Drawing Tille: Existing Trees Retention and Removal Plan Projecl No,: 16069 Sheet No.: T 1.1 ,., .. _, ♦ ~-•L-- f'!c.a-~. ,:, .J J l'n,viously lopp•d 0t ~m above ground Poor 1lrvc!ure. ,c. s =t~:!t~~....,..p~r..,,b1111:h,,r9r., & 10~1~1}1.J. » I ,, ~~l::0-..:!'~~~,~ -.k lO l.t ◄~llodoaf1..1NM~llffb{4-,~--··~ klppad cl~~ QlklNL IPW uN;.. ,,_. I ~ .. -. --21 • 11 •~5"~.V,~s.kdetO'fl'flo t ~7_:._ 11 S, 10_ .. _=•--------,--,.-,-- "'larbl.ct. ., ., ,,. !~ .. ocfffl.~Jnh1MSof1"t.T,,,i•1 l~ ~...!'.!!l--J . ,.. --~·· II ~..,,,., J I S,I S IO ~~~~c101tr\.~bf'..,.t11tlo, :kitntori!i1;1t ♦ ~t.!!. 1 ........ -_, .... __ n.,_~pkofo l~ f,-"nlfflllllid •· c.-dcl' -""""' \0 ,..,.._1t•11md _HdCl't 1' Pic,o.e,. ~ S ' ~~t!~:rib,,w~lC0ocb'1ilnoN ·-=~··-----< --,. -l)&M,,O, •J .,~~ --1:t ~~ ffeobpOMj -\f~~t\ffl -~ -,,-~lnt. ·""""""""""' ,_.~ •• t,¢,o"l"J .~1hmo1o ,,~ --=~ s:2 10 11_ 1C9~1NdM1ol/m~v-,n;L~«.C-~ ..;.--, ,.... za,_ , 1:J CJQWndaod'Mllvfd4,q1la.. 10:uet. -'IY"'IT.l"lrrtdoo,,,n.J~ltet!1tt\fll1'm ll 6 10 ~,;.ffl\.nelli.,pptWlt.f'dlr,'adjX•N~ti/, (klmaigll'\QroOICOM. -~~a,4.ocarltha-tl•l•~~CIO'M'\. to e lD ....,""' MOtodrftt'l.c,itlllft 0.-7-fir,,ood..,,nt.oi,tk4. I ~lScmG. lS t lD Deadwood mirimol, r •o ,-; u 1,2~1Mdt:l .. ·"-,. "'~ 11 10 1) LCR70% Dieboctinlowerc:rown.. ~!I ~~ I ,, ?lo Vl>!h.rg1,1h• I~ Q J1,12 0lherslem(1)17t.lS c:rowndownloground, ...., l -- ti'~~ • ~ ti 13 Olherilem(1) \8.C1owndownloground. - • Pinusnigro , :., (oiod~j .! :n ~ • tnr.LCR DeadwOQdminimotnlowerc:rown Aat-~ I ,r INofwot~f ; I-»: .tS • S~p1euedby<JqOC1nll1eeW,A"flTTil&lr"c0lc:•own ---~ l'oN(pttll 21 4-4 l t 10 Pl~io;iPotdOl3meba'irlig-e,.lll'ld. ·1me11 ◄0 trQl'J\IQ:11111Hi ...... ~~t:I n ,~ 1162. ~-=------,_ q t-·-rutt.1t1t.-d -'"~-f~pkcto r ill ~Alll■IIIHff I IO ,~T\l'G'llltadMl.Phi,b.,i'f""9tda!>n~ 11101A1d, 10 'lt1 ---------- • rth(c,«oro HU twe.ilMfHC'd n • -.o1 Hedge: 22 tree1 l~c:rn lo JO<::m DSH C.•OOIJ __ ,. K...s tw■l-lt,rllnNd _i::1<)ollt • l • • • • • • • • • • • • • • • • • •• • • • • • 1· • • _;. • • •• • • • • • • • . __ .....J • • • ---' • • •:• • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • .1. • • • • • • \tO=i,iYO:. ~,:,kd.'c I ll [-dQt'l'Uild ,...., ~~c; IU'f,m~n~d c.dott .,,..(,J>!«,,a 11' j"'l•'il•tft•nl ~""' ~~ n I u :o "'1f"'N~dc:,-,..1oroep~"'eul'\d111.~,c-i11. GloCU: high ol b~f, ~uKlby llid;;iranl h■-j~.;,l)"IWT'll!ll,k.d~ , i,.~~k:pP•dfflh~~":'Co-4~ l,CidftL 9' U ~c:luded boil,; Sw■■p, Dieboc:I; (Jub1lonliol) al lop, ... , iO j 14 llo,;,,,,. down Diebock [1ub1lonliol), :i! 1 1: 100'/HCR .c> / ll lOO'oUCR. lS I 1l 100% LCR, ,IO I 1i 10!J'J,LCR. Ill t,,,·•1h1ff'llt•d 40 '1 111 100% LCR-. ~-;,;;--, n> .,..1P11t11nJN 40 c:•dotJ I• rhujapkc.ta 1~8 r.,,u.1■1n1•d' '. -"~""'~'~-~· i 1 ta tt•ct;r.U.,._..17c:mto25c:mDBH Previovllylopp•d ol~~glcM'ld, '-'._1HOl""!!rlo::!·h•i~.sto.»Oli40/'ddeodNnkl.dM~boc~ ♦• t;low lln1 OW1G.ll,JOIH .. •&.l~-.o"'hh bod. ·Clio'DCL •• •• • • •• • • ' • • • • •• -·-, •• • • •• • ♦ •• •• •• •• •• • • 2 Tree Retention Howe111\~beaucc11.sru11yfC!Wntd? Trocs Qt be. r"CWi,cd Ord)' ff ;u1 :1dcq11&Ic.to0t m.tl$S'COII bcJ'Miilulr,d In good (O~il!Oft. T,cir:i r:~tolnt:d wkh imd~i1DJC,JOQI.S,or~JQOU lli1t.ain: Jfplrt1Cmt d.itn:t,.c ~c,ocCiCIWUC'lion, wm mott.llkdy d{c. wrth!n .,_ (cw )"CU1. If the d.lrrui;a is J.C.vi::t'C. lhc.)'Clln i001'.1 bc:om;e hi.,~dow: ~ flW, po1co1l~f)' c.:tll'.W'1£, damage to persons and propl!rty. Protecll\!e b11.rders Rcwnir:,g signi(,am trce.t when ptop,ttdes an: rcdevdopc'd t1dmpocwtt in ,m:inwn1ng the csttbli=hrd n.wr.iJch:&.~mor:Jatcd'withnw,,yof¼ncouffl''1rtcigh~ Thc.trcontmualha.tthygro,wth i, gat.1f-cDhaeeed b)' th:. By,bw :r.:imnc.nt of p,Cvid:ini .spcdal proti:aiYC bwcn. B!l!Titn 4"'Ct ;z;::i::~u:==-~=:OA=;rm:aonpriva:epropeny~swdl1U0'1CU)'prop(rty <ro adculare 1l1e di'"',ui~1/or tree harrl<.non pdvare Fl1Jlf'"' ,rft.r-10 ScM,di,,lt D 'Tru Protection Dlrtiln« Tab~' bdo""~ Fortrr.es on Clf1 ptttP4'ft1, refer fa St«ion.4,l a/ di( Tut Rtrarrion, Relacotion n11d Replacement C11ldelines,) Tree Protection Fencing Typical nol to scale NOTES 1. lns!aH tree protection barriers to Ci!y of Maple Ridge requirements and main!ain throughout cons!ruction. 2. Trees. lhelr environment, and their healfh and s!oblity change wllh lime. Our recommendations to protect and relain trees ore based on observotloris mode on lhe dote noted, and on a vlsuo! assessment of the trees using n_OITTlol vlsuo! ossessmenl procedures. Durante Kreuk lid, cannot guaranty that trees recommended tor retention wij remain who!e or stable. Durante i:teuk lid. assume, no respon~blllty r01 tree protection unlC$5 we hove been contracted to provide services In Iha! regard, and p,ollided opproµlcte notjce when worl< on or near the trees is to be done. Bilrrkr-( ... ~ci.n,;uud fo~ ll'N.J1tek."'C1ien cr,W:t: il) :iJfow fO! r~c :md ,~, ~PI.C nf p:dltllri:tlt1so..-,, ti.-: ~~;,lk ::tnJ :,Jpt.-:ri& ~tiQ1111:1(«'\ltc.~·.:tcd· b) ~-:i~~~«~~;. '-isibllity ~ fire: h)'dmn\"!, dritCW-.l..)--=-:01. ao-tJ:W.IIJ;J. c:~. r~i:-lhiu~:.;'11 • fer.ii.in; c) t-c 0.6 111 « Ri:lf.:-lt1,,1tt1 ttu: cvtb w p1V1i1.lc: ft>r Ille£ o;«:M:I• (J( 6, i.l«-,T. ~ d) be-0.3 Ill Of ~ri: ftotQ ,tic"""' of :any ~::ali: kc:i:.cd \l,i:hffl ,2: £tll'f$ b<):.IL:,·-1(1.i NO.TE: Th61! scth.1~ks :d~ n!duec \he r,oHibility oC inlafertr.cc u.ilh umlcrsrc:tJr.J utili1i<s whi=n St:tlinl Ccna:'S in pbec . t,l~hOICDa~of-~~ .. .i:aui. .Mlnotlplr.npn,r«-;lorilmrur Schedule o· rree Protection Distance Tabll!!I Minimum Trunk Fh:,te~lonRe-q'd Di.imeter AroundTn:-o (,m) (dlotanc;efrom trunklnm~t"E") 20 1,2 25 1.5 "" 1.8 05 2.1 40 2.4 45 2.7 50 , 55 Z:3 60 06 75 4,5 90 5 100 .,, figurw 3 -Tree Protec:Uon Barrier • T.eble reprodu,ed hem Ule t,y-law 2016-06-19 no: ! dole: Project: r. t 0 z Issued for DP jilem: Sunrise-Sorrento, Maple Ridge Drawn by: FF Checked by: SV Dale: l91hAug2016 Scole: l /16" • l'O" DrowhgTille: Existing Trees Retention and Removal Plan Projecl No,: 16069 Sheel No.: T 1.2