HomeMy WebLinkAboutADP 2017-04-11 agenda.pdfCity of Maple Ridge
ADVISORY DESIGN PANEL
AGENDA
April 11, 2017, 4:00 pm
Blaney Room, Maple Ridge Municipal Hall
1.CALL TO ORDER
2.AGENDA APPROVAL
3.MINUTE ADOPTION –March 14, 2017
4.PROJECTS
4.1 4:20 PM
Development Permit No:2016-455-DP
Applicant:Bissky Architecture
Project Architect:Wayne Bissky
Project Landscape Architect:Paul Whitehead Greenway Landscape Architects.
Proposal:Medical Building
Location:11770 Fraser Street
File Manager:Diana Hall
5.UNFINISHED BUSINESS
5.1 Developer Public Art Strategy
6.ADJOURNMENT
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City 'of Maple Ridge
TO: MEETING DATE: April 11, 2017
FILE NO:
Advisory Design Panel
2016-455-DP
SUBJECT: 11770 Fraser 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 3 storey commercial/medical building with a total floor
area of 867 m2 in conformance with the subject property's C-3 Town Centre Zoning.
A previous submission was made before the ADP meeting held on February 15, 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:
1. Consider reducing the length of stalls 6 and 7 to allow for a tree between both stalls.
2. Provide interlocking pavers at all parking stalls. To a minimum from stalls 1 to 5 and access
route to entrance.
3. Provide pavers at Main and South -West Entrances.
4. Consider deleting the "eyebrow" extension of roofline over stone at East Elevation.
5. Provide a variation of brick pattern and color at the exterior face of the south firewall.
6. Exit door at NW entrance appears to be in conflict with double door from main floor. Architect
to consider repositioning exit door or resize double doors to single door 3'-6" to main floor.
7. Excessive heat gain from the East and West sides of the building. Architect to investigate
interior louvre systems to mitigate the issue.
8. Consider operable vyindows at locations within the glazing system
9. Consider making exterior floor extensions on second and third floors accessible from inside.
Railings to be frameless glass to maintain the architectural expression of the building.
10. Secondary entrance to the main floor from the corridor in SW corner does not comply with
H.C. Requirements.
BACKGROUND:
Appl icant:
~egal Description:
OCP:
Existing:
Proposed:
Zoning:
Existing:
Bissky Architecture And Urban Design Inc. Wayne Bissky
Lot: C, D.L.: 398, Plan: NWP5194
TCCOMM (Town Centre Commercial)
Town Centre Commercial
C-3 (Town •Centre Commercial)
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mapleridge.ca
City of Maple Ridge
TO:
2017
FILE NO:
Advisory Design Panel
2016-455-DP
MEETING DATE: March 27,
SUBJECT: 11770 FRASER ST\\
PURPOSE:
An Advisory Design Panel (the "ADP") submission has been received for the-above cited application
and property to permit the construction of a 3 storey commercial/medical building with a total floor
area of 867 m2 in conformance with the subject property's C-3 Town Centre Zoning. •
A previous submission was made before the ADP meeting held on February 15, 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:
1. Consider reducing the length of stalls 6 and 7 to allow for a tree between both stalls.
2. Provide interlocking pavers at all parking stalls. To a minimum from stalls·1 to 5 and access
route to entrance.
3. Provide pavers at Main and South -West Entrances.
4. Consider deleting the "eyebrow" extension of roofline over stone at East Elevation.
5. Provide a variation of brick pattern ·and color at the exterior face of the south firewall.
6. Exit door at NW entrance appears to be in conflict with double door from main floor. Architect
to consider repositioning exit door or resize double doors to single door 3'-6" to main floor.
7. Excessive heat gain from the East and West sides of the building. Architect to investigate
interior louvre systems to mitigate the issue.
8. Consider operable windows at locations within the glazing system
9. Consid_er making exterior floor extensions on second and third floors accessible from inside.
Railings to be frameless glass to maintain the architectural expression of the building.
10. Secondary entrance to the main floor from the corridor in SW corner does not comply with
H.C. Requirements.
BACKGROUND:
,Applicant:
Legal Description:
OCP:
Existing:
Bissky Archit~cture And Urban Design Inc. Wayne Bissky
Lot: C, D.L.: 398, Plan: NWP5194
TCCOMM (Town Centre Commercial)
Proposed:
Zoning:
Existing:
Proposed :
Surrounding Uses
North:
South:
East:
• West:
Use:
Zone:
Designation
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
• Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
DEVELOPMENT PERMIT AREA:
Town Centre Commercial
C-3 (Town Centre Commercial)
C-3 (Town Centre Commercial)
Vacant
3 properties, restaurant and commercial use
C-3 Town Centre Commercial, and CD-2-85 Town
Centre Commercial Comprehensive Development
Town Centre Commercial •
Store, residential, vacant
C~3 Town Centre Commercial
Town Centre Commercial
Vacant
C-3 Town Centre Commercial
Town Centre Commercial
Mixed Use
C-3 Town Centre Commercial
Town Centre Commercial
Professional office and commercial
591.1 m2
Lane a_t north of property.
Full Urban Services
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 in response
to the Panel's review comments made on February 15, 2Q17. The response to ADP comments
follows below.
1. Consider reducing the length of stalls 6 and 7 to allow fe:r a tree between both stalls. Architect to
consult with City for variance. Applicant response:. Done. See Site Plan A1.0 & L1.0
2. Provide interlocking pavers at all parking stalls. To a minimum from stalls 1 to 5 and access route to
entrance. Applicant response: Done. See Site Plan A1.0 & L1.1
3. Provide pavers at Main and South -West Entrances. Applicant response:. Done. See Site Plan A1.0
& L1.2
4. Consider deleting the "eyebrow" extension of roofline over stone at East Elevation. Applicant
response:Done. See Elevations and Per~pectives. A4.0 & A5.1
5. Provide a variation of brick pattern and color at the exterior face of the south firewall. Applicant
response: Done. See Elevations a_nd Perspectives. We have chosen a smooth and rough textured
Concrete Block in a pattern with a subtle reference to my client's Persian-heritage. Se reference sheets
A4.0, A5.0 & A5.1
6. Exit door at NW entrance appears to be in conflict with double door from main floor. Architect to
consider repositioning exit door or resize double doors to single door 3'~6" to main floor. Applicant
response: Done. See Floor Plan, Elevations and Perspectives. A2.0, A4.0 & A5.0
7. Excessive heat gain from the East and West sides of the building. Architect to investigate interior.
louvre systems to mitigate the issue. Applicant response: Done. We will specify adjustable interior
blinds as shown: My office has ~he same system on large south facing windows and they are very
effective. A3.0
8. Consider operable windows at locations within the glazing system. Applicant response: Done. See
Elevations. A4.0
9. Consider making exterior floor extensions on second and third floors accessible from inside. Railings
to be frameless glass to maintain the architectural expression of the building. Applicant response
Done. See Floor plans, elevations and perspectives. A2.1, A2.3, A4.0, A5,0 & A6.O.
10. Secondary entrance to the main floor from the corridor in SW corner does not comply with H.C.
iequirements. Applicant response: Revised. See floor plan. A2.0
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 February 15, 2017, is attached to this document.
CONCLUSION:
This project is for the development of a small Town Centre property in compliance with zoning and the
Official Community Plan. Due to its small size, certain desirable features such as underground parking
and street trees cannot be accommodated. However, this new building and the businesses.that it will
support will be an asset in the area and on this basis, this application is supportable.
The Planning Department requests that the Advisory Design Panel provide comments on the revised
development proposal.
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Prepared by: Diana Hall
Th_e following appendices are attached hereto:
Appendix A
Appendix B
Appendix C
Appendix C
Appendix D
Appendix E
Appendix F
Previous report dated February 15, 2017 with Subject Map
Explanatory letter from Architect (and Landscape Architect if applicable)
.ADP Submis$ion Form
. ADP Applicant Checklist (signed by Architect)
Development Data Sheet (signed by Architect)
DP Area Guidelines Checklist
Architectural and Landscaping Plans
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maple ridge.ca
City of Maple Ridge
TO:
FILE NO:
Advisory Design Panel
2016-455-DP
MEETING DATE: February 15, 2017
SUBJECT: 11770 Fraser 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 3 storey commercial /medical building with a total floor area of
867 square metres.
This site is zoned C-3 Town Centre Commercial. 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:
Surrounding Uses
North:
South:
East:
West:
Use:
Zone:
Designation
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Existing Use of Property:
Proposed Use of Property:
~ite Area:
Access:
Servicing:
Bissky Architecture And Urban Design Inc. Wayne Bissky
Medkinetic Health And Medical Supplies Limited
Lot: C, D.L.: 398, Plan: NWP5194
TCCOMM (Town Centre Commercial)
Town Centre Commercial
C-3 (Town Centre Commercial)
C-3 (Town Centre Commercial)
Vacant
3 properties, restaurant and commercial use
C-3 Town Centre Commercial, and CD-2-85 Town
Centre Commercial Comprehensive Development
Town Centre Commercial
·Store, residential, vacant
C-3 Town Centre Commercial
Town Centre Commercial
Vacant
C-3 Town Centre Commercial
Town Centre Commercial
Mixed Use
C-3 Town Centre Commercial
Town Centre Commercial
Professional office and commercial
591.1 m2
Lane at north of property.
Full Urban Services
Page 1 of 5
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 8.11 Town Centre Development Permit.
Key Gu idelines:
The following is a brief description and assessment of the proposal's compliance with the applicable
Key Development Permit Guidelines:
The subject property is with the South of Lougheed (SOLO) area of the Town Centre. Key guideline
concepts for this area are as follows:
KEY GUIDELINE CONCEPTS
1. Develop a diverse shopping, employment and residential district .
a. Does proposed development help to establish SOLO as an important commercial, office and
residential corridor in the Town Centre?
• Consistent: Yes
Explain: The site context includes parcels with low improvement values and large parking areas. This
proposal is consistent with the long range plan for the area.
2. Create pedestrian-oriented streetscapes
b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define
the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium
style. •
• Consistent: Yes
Explain: The small scale of the building and the visual interest it will create will assist in generating
visual interest at the street level.
3. Enhance the quality, character and vibrancy of the Town Centre
c. Does proposed development promote the quality, character, and vibrancy of the urban environment?
• Consistent: Yes
Explain: The services that will be provided in the building are needed in the community and appropriate
to the Town Centre.
d. Are colours consistent and materials of sustainable quality?
• Consistent: Yes
Explain: The colour palette is warm natural tones. The exterior materials include cultured stone,
concrete, metal and glass and are highly durable with minimal maintenance.
4. Maintain cohesive building styles
e. Is there consistency with other new buildings in the precinct in terms of architecture, building
setbacks, form, mass, and height?
• Consistent: N/ A
Explain: The site context includes few new buildings and this building may establish a style for future
development. ' •
5. Capitalize on important views
f. Does proposed new development capitalize on mountain and/or river views?
• Consistent: Not Applicable
Explain: The building orientation is east and west, while significant views (mountains, Fraser River) are
north and south.
Page 2 of 5
g. Have the important views of existing buildings been considered in relation to the proposed
development?
• Consistent: Not Applicable
Explain: No views to capture based on building orientation.
6. Provide public outdoor space
h. Are public spaces designed to accommodate a range of activities, incorporate universal access,
reduce vandalism, and increase safety?
• Consistent: Yes
Explain: Greater opportunities for pedestrian activity will be created with this building and its public
space along Fraser Street.
7. Provide climate appropriate landscaping and green features
i. Are landscape elements design·ed to enrich the pedestrian environment, moderate the internal
building climate, manage stormwater on site, and reference the architectural quality of the building)?
• Consistent: Yes
Explain: Site constraints limit planting space, but the applicant has emphasized tree planting where
possible, combined with lower height perennials on planting strips towards the rear of the site.
8. Maintain street interconnectivity
j. Does proposed development maintain street interconnectivity and the use of the lane as a service
street and secondary vehicular and pedestrian throughway?
• Consistent: Yes
Explain: Site constraints limit opportunities for pedestrian amenities being provided off the lane;
however, it will be used for service access.
Is required parking provided _underground? •
• Consistent: No
Explain: the small site could not accommodate underground parking.
Design Guidelines:
The Design Guidelines and a full explanation of how th·e project complies with them or the reasons
why they are not applicable are attached in Appendix C to this memo.
'Page 3 of 5
PLANNING COMMENTS:
1. Proposal:
This proposal is for a Development Permit in support of a 3 storey commercial/medical building
to accom[nodate medical service businesses including doctors, specialists, physiotherapists,
occupational therapists, podiatrists and a pharmacy. The building front will be on Fraser Street,
the materials used evoke a clean and modern image. The open plan of the building's front will
enable it to accommodate other permitted uses in the C-3 Town Centre zone to ensure the
building's relevance and resilience over time. Stormwater management will be attained with a
large detention tank buried in the on-site parking lot, as the soils on site do not facilitate
infiltration. Landscaping options are limited, due· to the small site, b_ut planting ?trips are
planned for the rear portion of the site, with a wider bed at the north_east corner that will
accommodate two maple trees.
2. Context: :
The site ·context is an emerging commercial area that is currently typified by at grade parking
lots and low improvement values. As noted by the applicant, the proposed building will be the
first new construction in several years. It will set the tone for subsequent development.
3. OCP and Zoni ng Compliance:
The subject site is designated Town Centre Commercial and is zoned C-3 Town Centre
Commercial. Development Data Sheet (Appendix F) analyses the compliance of the project with
the applicable zone regulations. The floor space ratio of the proposal has not been calculated;
however, a maximum Floor Space Ratio is only prescribed for residential uses. Therefore, a
commercial building such as this is exempt from this requirement.
No Zoning Bylaw variances will be required, based on the information on the
Development Data Sheet. However, a variance with respect to the Subdivision and
Servicing Bylaw is required in order to vary the street tree requirement along Fraser
Street. The site is too constrained to meet this requirement.
4. Parking and bicycle storage:
The required parking for the proposed use is analyzed in the Development Data Sheet
(Appendix F)
The site will provide 11 of the required 15 off-street parking stalls. The remaining 4
required stalls will be provided through the cash in lieu program in accordance with
municipal bylaws. Bicycle parking requirements are 3.5 short term and 1.2 long term stalls.
The application proposes 4.0 short term and 2 long term stalls to be provided.
5. Environ mental. Sustainability & Stormwater Management:
An underground tank in the parking lot is proposed to mahage stormwater. There are no steep
slopes or watercourses on the subject property.
6. Issues requiring comments from ADP:
No compliance concerns noted.
7. Garbage/Recycling:
The enclosed garbage area is located to be directly accessible to the loading bay at the
Southeast corner of the proposed building.
Page 4 of 5
8. Works along abuttfng roads:
The lane is proposed to be enhanced to facilitate service access. The existing condition of the
curb and gutter and the sidewalk is adequate. New sanitary sewer, water and storm sewer
connections; as well as a stormwater management plan will need to be provided with the
building permit.
Cost sharing towards street lighting improvements (a 25% contribution towards upgrading
existing mast arm lease light to an ornamental street light) will be required. There is existing
overhead wiring which must be connected from the existing pole to underground from the
building. There is 110 room for street trees and therefore, a variance must be sought to waive
this requirement. •
CONCLUSION:
This project is for the development of a small Town Centre property in compliance with zoning and the
Official Community Plan. Due to its small size, certain desirable features such as underground parking
and street trees cannot be accommodated. However, this new building and the businesses that it will
support will be an asset in the area and on this basis, this application is supportable.
The Planning Department requests that the Advisory Design Panel provide comments on the
development proposal.
Prepared by:, Diana Hall, M.A. (Planning), MCIP, RPP
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
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FILE: 2016-455-DP
DATE: Nov 25, 2016
mapleridge.ca
BY:PC
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UI S S l< Y
COVER LETTER
ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN
Chuck Goddard
City of Maple Ridge Planning Depmtment
1 ·1995 Haney Place
Maple Ridge, BC
V2X 6A9
Monday, January 23, 201 7
Regarding a Cover Letter for :
Our Project#: 1624
Civic: ·11 770 Fraser Street, Maple
Ridge BC
Legal: LOT "C" DISTRICT LOT 398
GROUP 1 NEW WESTMINSTER DISTRICT PLAN
5194
PIO: PIO: 011-151-978
Dear Chuck,
Regarding the city's requirement to submit "A
covering letter (or memo) describing the project,
the rationale for the proposed design and key features of the proposal. The storm water management strategy is lo be
described for every project, and any other applicable matters such as Green Building Techniques, public art
and principles of sustainability incorporated into the overall project. "
We are requesting a Development Perrni.t be issued on lhis proper(,, to accommodate a 3 storey commercial/medical
building with a total floor area of 867 m2. This proposals is for a group of medical services including doctors, special-
ists, physiotherapists, occupational therapists, podiatrists and a pharmacy.
The property is already zoned as C-3 and can accommodate I.his land use. Our application is in general compliance
with and meets the objectives of the OCP for this area. The building size is directly rela.tecl to the amount of parking that
we can achieve onsite plus the 4 stalls that we will be "paying in lieu" as permitted by the city's bylaws .. The resulting 3
storey building fronts Fraser and is intended to create an open, welcoming face to the community. The clean and simple
exterior and use of materials in meant to evoke a calm and professional image. The plan is deliberately open in order to
respond changes in use as may transpire over the years. A large detention tank is planned for under the parking area as
the soils do not permit infiltration. Planting beds scattered o_nsite will encourage some of the site drainage to occur in
these areas.
We look forward to working with both staff and council on this application.
Sincerely yours,
Wayne Bissky, BA, C.Ecl, MArch, ArchitectAIBC, MRAIC
Wayne Stephen Bissky Architecture & Urban Design Inc.
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Town Centre Development Permit Area Guidelines
Guide for Advisory Design Panel Members
M=@Mf#M
FOR ADVISORY DESIGN PANEL MEMBERS Re: 1624
2016-455-DP -11770 FRASER ST
Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed
against the Maple Ridge Town Centre Area Development Permit ()uidelines. See the gLJidelines in Section 8.11 of
the Official Community Plan for the full list and description of development permit gttidelines.
This checklist is intended to aid in the Advisory Design panel in the 1'eview ofTown Centre development
applications (either in collective discussion during monthly meetings or individually).
PART II: SECTION OBJECTIVES
A. Building Setbacks, Form, Mass, and Height
a. Promote a cohesive building expression and strnng p(ldestrian 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.
• Consistent: Yes bl] No D
Explain: There has been no new development activity in this area during the 25 years which I have been practicing in
Maple Ridge. This new building is a big step forward and will hopefully be a catalyst for change.This new building
with its mass of glazing on the main floor and emphasized entries will set the tone for any new neighbours.
b. Help define the street and sidewalk areas as active public spaces.
• Consisteiit: Yes bZ] No D
Explain: This new building with its mass of glazing on the main floor and emphasized
entries will enhance and encourage pedestrian activity. It is also close to transit
and shopping.
c. Provide a consistent and complementary scale of building form in accordance with the Development
Permit Area Guidelines.
• Consistent: Yes bZ] No D
Explain: This new building maximizes the density while keeping a 3 storey human scale
expression to the street
B. Building Fai;ades, Materials and Colour •
d. 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 fa~ade elements create a pleasing
composition compatible with surrounding buildings, commercial and neighbourhood character.
• Consistent: Yes~ No D
Explain: This new building with its mass of glazing on the main floor and emphasized
entries will enhance and encourage pedestrian activity. It is also close to transit
and shopping.
e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy
of the urban environment of the Town Centre thrpugh the use of harmonious, quality materials and
colours.
• Consistent_: Yes bZ] No D
Explain: The material are clean and simple creating an inviting and open expression to the community.
The material are clean and simple creating an inviting and open expression to the community.
Maple Ridge Town Centre I
DP Part II: Section Objectives Checklist
-
I
Midfl@ ~i#M
Tolvn Centre Development Permit Area Guidelines
Guide for Advisory Design Panel 1\-'lembers
f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby
ensure commercial and mixed-use buildings maintain an attractive appearance to the street.
• Consistent: Yes i;zJ No D
Explain: Mechanical equipment is hidden behind a parapet on the roof, while the refuse are recycling is
inside the building
C. Building Site Considerations
g. 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 the
Town Centre.
• Consistent: Yes~ No D
Explain: The public spaces along Fraser are op[en and visible to the street. Hopefully reducing the
opportunity for vandalism and crime.
h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town
Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important
commercial and higher density residential area with the character and quality of the surrounding
residential neighbourhood.
• Consistent: Yes bl] No D
Explain: Trees onsite are provided along the lane. However there is no room along Fraser Street.
i. 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.
• Consistent: Yes QI No D •
Explain: The parking is provided off the lane and is a pedestrian-oriented and simple layout.
j. Ensure service loading and mechanical equipment are designed to protect the suri'ounding businesses and .
residential areas from unsightly, noisy, ai1d noxious environments.
• Consistent: Yes bl] No D
Explain: Loading is designed to have low to no impact on the neighbours.
k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance
with the Development Permit Guidelines.
• Consistent: Yes bl] No D
Explain: Much of the site is open to the east and west and will ailow for maximum solar gain in these areas.
FURTHER COMMENTS:
Maple Ridge To,v11 Centre 2
DP Part ll: Section Objectives Checklist
~ MAPLE RIDGE
------~
8r111sh Co umb1J
Re: 1624
2016-455-DP -11770 FRASER ST
mapleridge.ca
Advisory Design Panel Submission Request Form
1 of 1
The City of Maple Ridge Advisory Design Panel {ADP) meets monthly. Refer to the attached
schedules for submiss[on 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:
Wayne Bissky
2016~455-DP
11770 FRASER ST
Name of Applicant
File number
Address of site
Current Zone _C_-_3 ____ Proposed Zone _c_-_3 _____ _
Seeking to appear before the ADP on this date _ April 13, 2017 ___ _
Architect Information:
. Submission will be presented to ADP by: •
Architect Wayne Bissky, Architect AIBC
Landscape Architect Paul Whitehead BCSLA
Other Professional (State Name & Role) _N_o_ne ______________ _
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
Re: 11 770 FRASER ST 1 of 2 2016-455-DP
i~ MAPLE RIDGE
British Cotumb,.,
mapleridge.ca
DEVELOPMENT DATA SHEET
Existing /Proposed Zone -=C'---"---3--'---/--=C_-..;;_3 _____ Date Prepared Monday, January 23, 201
Required Development Data Minimum Required or
Maximum Allowed '
Proposed (Complies or
state variance needed)
LOT AREA* (in square metres)
Gross Total 589.1 m2 589.1 m2
Less Road/ Truncations Dedicated 0 0
Less Park/ Open Space Dedicated 0 0
Net Total 589.1 m2 589.1 m2
LOT COVERAGE (in % of net lot area)
Buildings & Structures 90% 53.3%
Paved & Hard Surfaced Areas NA 53% (312 m2)
Landscaping NA 3.6% (21 m2)
Total Site Coverage 100% N/A (Bldg overhangs)
SETBACKS ( in metres)
Front a.om o.om
Rear o.bm o.6m
Side #1 (N,S,E, or W) Interior :--East a.om a.om
Side #2 (N,S,E, or W) Interior -West a.om a.om
Setbacks above 2nd Floor 7.5m 13.78m ..
BUfLDING HEIGHT (in metres/storeys)
Principal None 3 Stories
Accessory NA NA
NUMBER OF RESIDENTIAL UNITS
Bachelor NA 0
One Bedroom NA 0
Two Bedroom NA 0
Three Bedroom+ NA 0
Total NA 0
GROSS FLOOR AREA (in square metres)
Residential 2,784.5 m2 0
Retail Commercial NA 254.4 m2
Office Commercial NA 609.9 m2
Other Commercial (Type ) NA 0m2
Institutional NA 0m2
Industrial NA 0m2
TOTAL GROSS FLOOR AREA 2,784.5 m2 864.2 m2
* If the development site consists of more than ~ne lot, lot dimensions pertain to the en tire site.
Re: 11770 FRASER ST 2 of 2 2016-455-DP
Required Development Data Minimum Required or
. Maximum Allowed
Proposed (Complies or
variance needed?)
DENSITY
# of units/ha (gross) NA 0
# of units/ha (net) NA 0
Grpss Floor Area NA 0
Floor Space Ratio (net) 2.3 FSR 0
AMENITY SPACE (area in square metres)
Common Activity Area 0m2 0m2
Useable Open Space 0m2 0m2
PARKING (m1mber of spaces)
Residential and Multi-Residential Uses 0 0
Multi-Residential Town Centre (Bach Units) 0 0
Multi-Residential Town Centre (1 Bdr Units) 0 0
Multi-Residential Town Centre (Added Bdr) 0 0
Commercial Uses 15 11 (4 stalls to be pid in lieu)
Educational & Assembly Uses 0 0
Institutional Use 0 0
Industrial Use 0 0
Business Park Uses 0 0
Comprehensive 0 0
Total Number of Parking Spaces for Uses 15 11 (4 stalls to be oid in lieu)
Number of parking spaces for disabled 0 0
Number of spaces for visitors N/A NIA
TOTAL NUMBER OF PARKING SPACES 15 11 (4 stalls to be pid in lieu)
Number and percentage small cars 1.5 1
Number and percentage tandem spaces 0 0
TOTAL OFF.STREET LOADING SPACE(S) 1 .1
BICYCLE PARKING (number of spaces)
Short Term Bicycle Parking 3.5 4 Stalls -
Long Term Bicycle Parking 1.2 2 Stalls
OTHER -state YES or NO for each. If Yl:S describe on separate sheet.
Heritage Site INO I Tree Survey/Assessment Provided /NO ·
Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I ND.
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
L Environmental Services Department.
Prepared by: Wayne Bissky
Print Name (Please print form and sign above)
NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development
Application.
V\/ A Y ~,./ E RESPONSE TO ADP RESOLUTION
B!SSKY
ARCHITE C TURE URBAN DESIGN PLANNING INTERIOR DESIGN INC .
Chuck Goddard, Diana Hall & Adrian Kopystynski
City of Maple Ridge Planning Department
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Thursday, March 2, 2017
Regarding:
Our Project #:
Civic:
Legal:
City Reference:
1624
11770 Fraser Street, Maple Ridge BC
LOT "C" DISTRICT LOT 398
GROUP 1 NEW WESTMINSTER DISTRICT PLAN 5194
PIO: PIO: 011-151-978
Development Permit # 2016-455-DP
Dear Chuck and Adrian ,
lo
Regarding the ADP's Resolution at the February 15, 201 7 meeting, please note that we have addressed each item as
itemized below. Because the drawings are too large to email I have provided a link to both the architectural and land-
scape plans. You may view them by clicking on each of their highlighted Titles at the top of the third column follow-
ing:
ADP Resolution
I. Consider reducing the length of stalls 6 and 7 to allow for a tree
between both stalls.
Architect to consult with City for variance.
2. Provide interlocking pavers at all parking stalls. To a minimum from
stalls 1 to 5 and access route to entrance.
3. Provide pavers at Main and South -West Entrances.
4. Consider deleting the "eyebrow" extension of roofline over stone at
East Elevation.
Our response
Done. See Site Plan
Done. See Site Plan
Done. See Site Plan
Done. See Elevations
and Perspectives.
Architectural
or Landscape
Drawing Ref-
erence
Sheet(s)
A1 .0 & L1.0
A1.0 & L1.1
A1.0 & L1.2
A4.0 & A5.1
ADP Resolution
5. Provide a variation of brick pattern and color at the exterior face of
the south firewall .
6. Exit door at NW entrance appears to be in conflict with double door
from main floor.
Our response
Done. See Elevations
and Perspectives. We
have chosen a smooth
and rough textured
Concrete Block in a
pattern with a subtle
reference to my client's
Persian heritage.
Done. See Floor Plan,
Elevations and
Architect to consider repositioning exit door or resize double doors to Perspectives.
single door 3'-6" to main floor.
Architectural
or Landscape
Drawing Ref-
erence
Sheet(s)
A4.0, A5.0 &
A5.1
A2.0, A4.0 &
A5.0
7. Excessive heat gain from the East and West sides of the building. Done. We will specify A3.0
Architect to investigate interior louvre systems to mitigate the issue.
8. Consider operable windows at locations within the glazing system.
9. Consider making exterior floor extensions on second and third floors
accessible from inside. Railings to be frameless glass to maintain the
architectural expression of the building.
10. Secondary entrance to the main floor from the corridor in SW comer
does not comply with H.C. requirements
adjustable interior blinds
as shown. My office has
the same system on
large south facing
windows and they are
very effective.
Done. See Elevations.
Done. See Floor plans,
elevations and
perspectives.
Revised. See floor plan.
A4.0
A2.1, A2.3,
A4.0, A5.0 &
A6.0
A2.0
Please let me know if this is suitable. I understand that th e ADP wants me to come back for a second presentation of this
project. Kindly confirm and we will submit the ADP application once again asap.
Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC
Wayne Stephen Bissky Architecture & Urban Design Inc.
I ()_)...J Rt>!,p011~E-' lo c\OP Rt'~1JIL1t1n11 I or c\1)plic ,Jtic1n I Df'vl:'l(lprlH-'nl Pf'rmil ;: _'!() 16---l 'i "i-DP
2 II •
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PRELIMINARY ONLY NOT FOR CONSTRUCTION
-----
E co
LANE o:i
Exlerior Lot Line I l
k ~E;;+---~----------------.J..4-i-+----••--·•
/ i·;::; -f-1,ovlnoAonuMolandscape
' /"I~
Existing proper '// Line Planting --r-
low pf,lnling afler curb slop (See Landscape)
11-1~-..i.t.-_'-...,,----+-..... ~~=parkmgstalldeplh
T
I
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15.09m
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$",1
Data: 2017, March 1 1:-55:23 PM File name: 162-4 Ardl!fttturo12017..03---01.vwx
~O I I
f \:ir;ldng fire hydrant
Subject Site
MFE: 39.0m
F
low~dno•""'cu•t>•"'P :: I
-ing-1npo,1dr,o>lall .... ~----~.,........ ~·-~ ~ I I . i 13.78m
~ ::,
--------+-tj I ~eh•=•-•-• 1,,
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~ ---~·~•"•"·--ti. -,. : .:.~ I I
l~tF!L~---------t,.,.~.,._..: ~loa-dlng_;, ........ .;;j.:..J. ... _________________ sm~-~'-' I J
1
i<lsOJng powe, pole i Interior Loi Line O 51
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Proposed Site Plan {fl
S<olo! 1:IQO '" '~
6
Plan 4202
, .. ~ ..
El' "O Q) ~ 3 ~ CD a.
(D
0. (0
(D
~ ·~
~p
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1
Plan
Existing ~r;i.~i(f)
Area Reconciliation
SlklArail 569 1 m2 6,341 SF
Gross Commercial
Floon 254,4 m2 2,738 SF
F-2 313.9 m2 3,378 SF
Floor l 296.0 m2 3,166 SF
T"'"'-864 2 m2 9,303 SF
Other Areas
Fl!litRoof 3331 m2 3,585 SF
Cult\lrcdStone 194.3 m2 2,091 SF
CMUFlreWall 223.0 m2 2,400 SF
WindOWWall 334 B m2 3,604 SF , ....... , ... ,~,--980 m2 !,OSSSF
Zone C-3 Reconciliation
Lot Area:
S-te Coverage:
~IW\dlh:
Loi Depth:
~Heighl:
tor residential units:
,..,,1 Arob (GFAje
Ofl'.,.Ar .. (GFA),
Tot. (GFA entire building}:
Setbaql;S
FronlSetback:
Rear Setback:
Exterior Side Yard Setback:
Interior Side Yard Setback:
~ Requirements
Retail:
Office:
Total Parking Stalls:
Porklng_Stalls to Purchase at $12.$00 per ttall
Town Centre Commercial
Existing / Required Proposed/ Provided
5891 m2 6,341.4 SF 589a1 m2 6,341 4 SF
Maximum 90% 53.3 %
6 m 167m
27m 34.91 m
3 Storeys as/ Schedule H 3 Storeys
0Units
254 -4 m2 2,738.3 SF
609 8 m2 6,564.3 SF
864 2 m2 9,302 6 SF
=0,0m Om
=6.0m
= 00m
=00m
13 75 m
Om
Om
1/100m2 25stalls 2$lalls
2 / 100 m2 12 2 stalls 9 stalls
14.7 stalls 11 stalls 15 stalls
4stalls S 50,000
Handicap Accessible Paric:ing: 1 /50 Stalls 0 stalls 0 stalls
Small Paric:ing Stalls Allowed: 10 %
~ Requirements Commercial
Long Term: 1 / 750 m2
Short Term: 611$00m2
List of DP Drawings
Sheet
A.1.0 Sile Plan & Zoning Reconciliation
Al.1 Shadow Analysis
1.Sslalls 2stalls Variance
1.2slatls
3.Sslalls
2slalls
4 stalls
Scale
As Noted
As Noted
"2.Q Main Floor Plan & Off Street Parking Paymenl As Noted
112.1 Second Floor Plan As Noted
112.2 Tllfrd Aoor Plan As Noled
1\2.3 Roof Plan As Noted
Al.0 Building Section &Concept Details As Noled
M,O Elevations As Noled
AS.0 Renderings As Noted IAs.1 Renderings As Noled
10 Sheets in Set
r "".c~~==:::;~:::::=,-,-7r-:::r:;i-:g:-:----,OCP Land Use ■ Agricultural and Forest
Commercial
Civic and lnstitutionaJ
Low and Low Medium Density
Medium Density Residential
Hioh Density Residential
Industrial and Rural Resource
Park, Green Space and Conservation Areas
I
Existin~?!
ZonY>g • Agricultural
□ Commercial
■ Industrial
□ lnslilutionaJ
D Other
□ AesidenUal
School • PB11<
0
22503
05/07/09
LUC
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Existin
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ale:
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1624
A1.0
D Bylaw No. 6609-2008 0 930 m' Rao1us from Munic,paJ ParklugGoruge 1------S_c_h_ed_u_le_"_E_' -------1
N
l:J1own Centre Boundary 1-i
DA.1:: ~ 25, 2008
Off Street Parking Payment in Lue
3.4 a) N~'M\h1tAndingSection 3.6 of the Bylaw, an owner of real property situated within a 930
metie m:im of the boundary of the Municipally owned and opera led par~ "'Jot legally
Dtito~Of:t'd lnSchin:iule .. B>.mdnw,iotr,rl\01"1.schmJ'-'1c1 ·e· i,ltoc.hci:, to OM fotm"'C,p,noll.M.
Bylaw, may opt to pay lo the District of Maple Ridge money instead of providin& required off-
street parking spaces under certain conditioos of etigibility, as follows:
1.
2.
i) The Payment-in-lieu option does not apply to single-family resldentiel use or
duplex use.
b) Where a" o-ne:t opti: lo pay money In IHI\, of providing teQultt<I p.,,,.1ngspaces, the owner st.all
pay the wm ,~ ln Schedule 'C" ill7Ulched to .inti totmlt'I NJI or Lhis Bylaw, for each
required od,suc,ct p:p1dng ~ce wti1cn Ult! owner opts f'OI ta pl'O\idtl.
c) tM mo,w:,f rt1rt'fttd 10 In Sodion 3.~~l It p,or,,blel •1 lhe timt '1111U~n lhe Dwd1ng p,armlt, Is,
tisuf!d ro, U1c Du!r.twc or J:l~tur~ ~t Is bdnc, pit to lhe ule thfll requlrt!'I the ots.tueet
p.1:flkil, ·~ OI 'lllfw:NI l'IO bvildint, pmnliC. it rlf'QUtfc-d, the UIO mu requ,rc,. lhe off:Str,ttl
parking space pursuant to this Bylaw begins.
dJ Where an OWtr"liN' hes paid tttOtlt:y to tht Olstrlet ol M• RlclC~ in lieu o< fWCMCIU!:S otkllcft
parllf~ 1ooee1. Council ~ bi' ,~iOn ;iu;,,1ci'l'Od'itll ,-=caipL of IV:fl. p,o~t 11na 11,e
resolotlnn J,bAII set out lbf! tdll ~ !'ll'ld 1tw:1 nufflbltt ot· off-sheet t111r1r.lne ,;~ It,
respect of which the payment was received ~
PAYMENT-IN•LlEU FEES
App~k:-:illon lor payment•in-lieu relief at the buildine permit stllge -$100 00
Per otl-strftt parking space to be provided for no!Hesidential use off site
{see Clause 3.4 a) r« eli/JtlillllYI $12.500
Per off-street parking space tQ be.I ~rovided ror residential use off site,
(see Clause 3 4 a) for eligibillty) SB,000
Dale: 2017, MMdl 1 1:55:24 PM Fife name: 1624 Architectural 2017-03-0t,\'WlC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
F"...N<NPGDtJ'ArHl'MeNT
BV:RO
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PRELIMINARY ONLY NOT FOR CONSTRUCTION
0
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Gross Area 2,738 SF
0
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2017, Mar 1
As Noted
JM/WB
1624
A3.0
Exterior Materials
# Description
1 Bike Rack
2 CMU Fire Wall
3 Cultured Slone
4 Exposed Concrete Columns
5 Exterior Wall
Material/ Comment
Mela! Docra Design Pi-2
Pattern wilh Smooth & Split Face Blocks
Cullured Slone
Concrete
MelalAL13
6 Fascia Melal Al 13
Glazed Aluminum Curtain Wall Aluminum & Glass Oldcaslle Buildmg Envelope
Metal Siding MctalAL13
9 Ra'1lin!I No Frame Glass
10 Signage Extruded Acrylic Letters
11 Soffils Metal AL13
• A1r ... ·•-.,. ...... ---1-... 111··-'11"' -, ... t
Date: 2017, March 1 1:55:24 PM File name: 1624 Archilecrura! 2017-03-01.vwx
Colour
Black
Fossil Reef Coral Stone
Slale
Slate
BEHR ·warm Ony,C-Cl-14A
Peach
Maple
West Elevation
Sca!t~3116" = 1'--0"
East Elevation
Scalt!3/16"= 1·--0·
PRELIMINARY ONLY NOT FOR CONSTRUCTION
aration 9.10.14
Compar1menl Use Area or Limiting Dis1ance Unprotected Openings Exposed Construdion
Facade
North Facade
Section A: 0 660.0 m2 542m
Seclion B: 0 2..ssm
Section c· D 6 70 m
EaislF~t1d• 0 13 78 m
SOI.Ith Facade D 6 70 m
W•tl Facade
Seclion A: D 662 6 m2 6,11m
Section B: D 611 m
Section C: D 965.3 m2 611 m
111,e buildinQ will be sprinklered lo NFPA 13
Allowed
C/L or Lane 54.7 % x2= 100,0 %
C/l or Lane 11.5% x2 = 230 %
CILofLane 43~1 % x2= 86.1 %
PL 72.,3 % x2= 100.0 %
PL 0,0%
C/l or Fraser 73.8% x2= 100,0%
C/Lof Fraser 20 5 % x2= 41.0 %
GIL of Fraser 68,5% x2= 100.0 %
NC= Noncombustible Conslrue'llon
C = Combustible Conslruction
Actual Building Face
94 2% 3!4hr,C
18,5 % 1hr.C
76.0 % 314hr, C
559 % 314hr.C
0,0% 1hr,NC
24.5% 3/4hr.C
94_3 % 314hr, C
89,7% 3/4hr.C
t1) 9, 10.14,4 -7} Where lhe building is sprinklered, The maximum aggregate area or unprotecled openings shall be not
rnora lhan twice 1he area
Cladding
NC
NC
NC
NC
NC
NC
NC
NC
North Elevation
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South Elevation
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Ptojad lD 162-4
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Dare: 2017, March 1 2:09:34 P-,.4. File nome: 1624 Art:.hileclural 2017-03-01,vwx
ISSUED DRAWINGS
11:1 Re•lsn1edlo,P.DP
1~11 17 l~&ued 10< OP
en Ol C ·c
Q)
"O
C
Q)
0:::
ate:
Scale
Prawn
2017, Mar 1
As Noled
JM/WB
1624
A5.1
r o-1-,:.---t+--lngpowerpole
Pedestrian unit paving
Ashlar pattern, desert sand
colour blend, 60mm thick
LANE
Planting strip along parking stalls----~
Excavation for maximum planting soil without compromising paving
structure, as directed by civil engineer.
Allow for asphalt apron to support curb stop, minimum 200mm or as
directed by civil engineer.urb
,
Planting bed with columnar trees------,
Continuous soil trench 750 deep
Pad Mounted Transformer
Place gravel apron around all
sides, with timber edge to
separate to planting bed.
PLANT LIST-11770 Fraser Street
updated March 1, 2017
QTY. BOTANICALNAME
TREES
3 Acer rubrum 'Armstrong'
SYMBOL QTY. BOTANICAL NAME
SHRUBS
Potentilla fruiticosa Red Ace
12 Prunus laurocerasus Zabeliana
8 Vaccinium ovatum
COMMON NAME
Armstrong Red Maple
COMMON NAME
Red Ace Shrubby Cinquefoil
Zabel Cherry Laurel
Evergreen Huckleberry
SIZE SPACING
Bern cal, B&B
Multi stem
SIZE SPACING
#2pol 650 o.c
#Spot 600 o c.
#5 pol 900 o.c.
"Tl
:0 )>
\..mfillg fire hydrant
kMplan!W\g norcurb&loP. .... 1>1•n11ng .illlln P"""'9 ala# doi><•'----t;EH GROUND COVERS AND VINES
122 Hypericum calycinum St Johnswort #1 pol 300 o.c
I
en m
:0
en -I :0 m m -I
J.-------50mm0 x 2400 PT wooden
I
slakes. Align with prevailing
winds
50mm wide rabric s\rapping Faslen lo posl
Root Ball: Cut baek burlap and wire baskcl Aoolball al original elevation
SOnvn mulch
300 Glawing medlvm, all sides and bol10n1. 750 dClep con'bnUOU, tRtnch,
Form dish ror watering
Compacled soil pedes\al
nolc:
Proposed Building
MFE: 39.0m
Pedestrian unit paving
Ashlar pattern, desert sand colour
blend, 60mm thick.
Bolt bicycle rack through paving to
concrete slab under pavers.
Vehicle unit paving band
Soldier course pattern, standard
paver, brown colour, 80mm thick
Saw cut asphalt for vertical _e_d.::g_e ______ -"1!11
,--Vehicle unit paving
90° Herringbone pattern,
standard paver, desert sand
colour, 80mm thick
ftne of 2nd & 3rd floor over
Pedestrian unit paving
Ashlar pattern, desert sand
colo~r blend, ~Omm thick
.,
Small Car
..
Small Car
Ep.
HeO
Rf0
,;f!,
7.BM
PERENNIALS
2 Echinacea purpurea1Magnus' Magnus Purple Coneflower #1 pot 450 o.c
3 Hemerocallis 'Happy Returns' Happy Returns Daylily #1 pol 500 o.c
3 Audbeclda fulgida 1Goldstrum' Black-Eyed Susan #1 pol 450 o.c
3 Stipa tenuissima Mexican Feather Grass #1 pot 300 o.c
NOTES:
1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail.
2) All planting shall be in accordance with BCSLA/BCLNA Landscape Slandard, latest edition,
3) All planling beds: mulch with 75mm ol decomposed hem/fir bark
Edge~Ollde
Whit!'• llO said ,.,..,.w., lllma. lnJt,il Edga-P,o P'l,J!!C o680 n ·a1valtab'.o ltom ~-fO'd C.0,.,:,et..Pn:ducts (D0-4 8~.CQ8-7),uHmln.-num2ZS.."M'llandsclpeltOl(e• amct .
.,.,,.--, ·-,.....=::sl::ope::::;:to;:d::,a~;n~~J.'~-as recommended by pavor manufacturer
-p,,•ng
;5!!!,h ~~'mC:::::E~,m,i:::;:,;_:.--'BeBe<ddlng Sand
SOIL, PLANTS & LANDSCAPING
... rlg.~,.....-.. ~·--
Cut for slope planting, ,-
Remove any damaged stems
Rcirno¥e tuf,ap or P!-8~tlc poL. RtlmoYO rim and break si~es 01 lrbra pol& &nu blicldilfirlil wun IOl. ~~~~=:~~J:ro~
--i~~~:s~!ci~~nif medium
---50mm mulch Keep 100mm from stern
~r ~-;;;1~m1 1 'L ·11 ~~=-=:iii§ ,t:.
~ ro, $lope planling Compact.
T~ with 50mm mulch.
IIIJ --~'''
Shift plantfoe,aboo if rock is encounll)red~ --',
300 '-------Blend new and eKJS~g soils at
edge of planting pit.
Scanfy bottom and sides 100mm.
Hot~:
Pfantlng -~ ptant mttc,i.il ., :ai;rxird.v11:twhh lri.td.; BCSWBCLNA Landscape Standard.
Soil depth 300mm fot a:,u!l/medlum shrubi plu$: 300f'l'l.n'I i:arouod ~I sides.
II
II
1111-111_ 111=1111-
Nol§,
30mm dor,lh maximum
.-•.:-----<Q,raJ"IU~B:&r..19mm Minus
Ped-tltrian areas: 150mm deplh c:onUnuDIJS
vehicle areas: e recommended by engintier
Compact to 95% SPD
Wovtn gtOIOdllt 51ablfii.i;on f;oJibric
For VC!hido areas as recommended by engineer
pottM:11 Subgrade Compact to 95% SPD
or as recommended by engineer Sawc.it p;l,\IQI'$ U~ tot bHI M. Oufn6tine cut1'M1 not be a:oci&p1ed.
Pavot st•. thK.tnnu.,stylO.CO\O'Uf, 111nd ~-m:irn as no1ed OQ~A-Mng
Un fly pa.vfng as llUlft'Utoetur~ by Abboi.;bd ConcnSlo Pr'O:fuda:I. ar approved eq~velent
0 Unit Paving 4 ----=------1cm =10cm
400 200
I I =-···--Reier lo drawings for la you I
c.oncnli!t curb stop
Minimum paving Lo support curb stop as
delermined by civil engineer
,,.._,_~~-;-,.c.~--~---G,,01\1,ing medium
'II 1!!]= 111-1 =1111=1111=1!11=1111=1
:1111-1111 I111-lll;_]IIJ 1111~1111=1111;
E.'lCIIIYi!4 WJbgra.rio and remove excess asphalt pa,v,g o,,equllod,
W.:n.:ximru d depth and volume, up lo 450mm deep
Comp;o11111t S!Jbgrada
1. Gl:>IE.RAL Al:OUIRfMENTS
1.1 r"1.l(Rlh al labour. matll'IPt. ~ I nd cs-11tlons ~ supply and install planting soil and soft
~ping. n WiMI QII Ow dr.fw;ngs and 1ti1-spoc:ffltd hO!:ein . ',~ ntalil,I.Jls Dnd m:.!icutEon tnoll c.cnfam to 1ho IA!Ctl ad.tl1CN, ol the BCSLAIBCLNA Brilish Columbia
landscape Slandard 1-2 FINAL ACCEPTANCE Final ~ll.nCtl of lhe work will be certilied by lhe landscape archllecl, when landscape conslruclion
and ell delidencies are completed
1 3 M;.ti.tNTeNANCE
Tl'MI malw.11\11,ce pcinod ffll'J' bo t>!tftmtld It lrMO N•CIJl'll~ng d'eflOlmCtn.
Pn:widt, UI lDndscalp,1 malnltNlf'l(II b il5 CAY$ aNw Ffl&J A.ocepbnali. h\C:Wfl9 all work consisLenL with
good battiNknl ~ 1i'1 IH'll$UfD riorm■l VllJOIOUS, hoailhy growd'I, 01 ■U pmnes.
A'ltild 1bt 140 or hatDcidN. Pvf el WODds and wQd IOOIO b)' hand
1 4 WARRANTY Promptly replace all dead or unsatisfactory planl material for one 1ull year af'ler Final Acceptance
2 Pl,ANT1"" SOL
2 1 ~nllng-10iil ON1V,l_s ropon IObo ~ 10 lnO ~ t.llcNtta I01.i1~11 priof lo supplying any
d eo IM 111/'6, h:orporato-rooornmdldndon, d soib rMIM'lg IJ~)'
2.2 P!AnfrngllOlf~ltls;.t2.,20tJ.aga,lc:mntlti'.&o•7°"''Sllnd,tnai,:irnum2S"-rkl8'
2.3 Apply plQnllng ~I mllt Oyot" llto-4111~ flubgrodo11I ttlo Ion~ fflmum s;o.tuoad t.,eplhs: :MXllm1 ll'ound alll lidei Ind bQ!!om ot UHi
150mm for lawn areas 300mm for shrubs and groundcovers 450mm lor large shrubs
2.4 Fine grade/rake for a smoolh. firm surface Ensure !here Is 2% min slope or as indicaled on drawings
3. PLANTS
3.1 Plat-JtthlU be firsl class representatives or their species or variety. Plants shall be subject lo Inspection
Corqua~t}'. health, size and colour. Plant malarial to meet or exceed minimum OCLNNBCSLA
LM'do<3peS......,d. 3.2 Eniute lha1 ari j:Un~ bah ar'd pl1s Int lree~, a., van1'oo ""~1h 24 hour percolation Lest.
3.3 Sol ptJJlb; i"I mt centte cf 1l'llt P!tS, .,ind 41 original g,a:,,, or ~try higher, allowing for seUlemenl
3.4 Al plMilng. o.nd il)'OUt to.,-SR1rst.nctlon of lhe UWl.dGalpe /lrct.bci
4. MIJl.01 4.1 Muk:n ,o be decomposed hem/Iii. medkMn lexture: free ol all extraneous matter and weeds
4.2 ~'f lresh mulch, somm depth 10 All litvub beds and 1rees. Aake smooth and even.
5. SOOT\)Af
5.1 Sad \0 btr n:i11•no~o-di cullwi'CI ~1::11* Sp,:R1t IU11 l!Otn IJPPl'OVed supplier.
5.2 Lft:)'sodMffl()(tthl"l-48hou,1 ~ diggi'ng 1nd·lm11Q/111tion
5.3 L~ 90tf wiin. ,Utq;med ends. pt..,.~ 'i3p$. aPd roa io etefli1vo II smoolh unllorm surface
6. WATERING 1,kfflld~•l>ftdo,d,p .. oll. T,ee IO b1 211 rOOlba:lldiilmeler, minimum 300 soil Soil ~epth J;r~e shn.rtn,450rnm die:pth plus 450fnm atound alt 15id~. 1 ==1111 Jll,;;=llli=I 1::-11 •-• Compact to 95'% MPO 6.1 W111.ar &'I pt.lntod bnNISs.\Jll..cioffltoprevenl drying.
11,U s • Scarify &ldcSI Ind bottom P1iat!tlng s.aµ dep\h LO Ju: CtkUnlaus U) planting bt,,d1,
CD Tree Planting 1 i----------=----1cm ;2Qcm 0 Shrub Planting 2 f----~---
1cm = 10cm
PRELIMINARY ONLY
NOT FOR CONSTRUCTION
TO SCALE WHEN PAINTED ON ARCH D (36" x 24")
3 Planting Strip in Parking lot
1cm = 10cm
6.2 Spfinldl la"An liohftt iDf N I"'1 lhreo days sullicient to prevent drying and water normally for tho
ram~er Ol !lie i:no:lrltenar'tCIIII Pfllb:I.
7 CLEANUP
7 1 Romolo'e all surplus ma!ma:-:t ana C1tlol' landscape debris.
7 2 L.A,.au planllng areu ~!!y~ and linished. and leave all paved areas 11ushed clean to the
salisfaclion of lhe ConsuUanl
END OF SECTION
ISSUED DRAWINGS
'ft RESIR.MIT FOR DPA
l!r!.a0MOEVEl.CIPM£Hl PlRU'Jt
!-rs
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Ti! Iii
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! t.·s· ~ j.E I .!!
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As Noted
1624
L1.0
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I
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WEDLER DRAINAGE SYSTEM DESIGN -CALCULATION SHEET
ENGINEERING
Client: Medklnclk Hcullh 11nd 1cdicnl S u[!plics Lid. Date:
Project: 11770 Fr:1scr Strccl Commcrclul D,·,·<1011mcnl Date Printed:
Proj.,cl #: S17-0204/A By:
Ua1ctl "" tlw Golden Ears 1£/au:IJtar\1 !DF Cun,e
I
November 30, 2016
December 14, 2016 DESIGN RETURN PcRJOO: IO c.,r/!00 ear
SR
Storage requirements per Modiffed Rational Melhod
Project: 11no Fraser 517@1!1. Maple Ridge BC
Cial'dartE,to BMW!f.,,St.iocrltlfttGfDOI
AA£A Hectares A= 0,060
DESIGN RE11JRN PERKJD Years 2
CON'J'ROL TO 2-YEAR FORESTED FLOW RAlE
RUNOFF OOEFFICIENT with SAF (1.0) R= 0.05
TIME OF CONCENTRATION Minutes Tc= 5
RAINFALL lt,fTENSrTY mm/hour I= 47.79
2-yr RELEASE RATE ems 02'/,= 0.00040
50%, OF MEAN ANNUAL RAINFALL (CONSIIEH>AS llE2 YE:AR24 I-OUREV8IT)
RUNOFF COEFFICIENT 080
EFFECTIVE AREA Hectares AR= 0 05
Time lnt2nsity Po,1 Storm Release Release Storage
Q Volume Q Volume Volume
(min) (mm/hr) (ems) (cu.m) (ems) (cu.m) (cum)
5 47.91 a 0067 2.00 0,0004 0.12 1,88
10 34,33 00048 2.66 0,0004 0,24 262
15 28.25 00039 3.53 00004 0,38 317
20 24.60 00034 4.10 00004 0,48 362
30 20.24 00028 5.06 00004 0.72 4.34
40 11.62 0 0025 5.87 oOOo"-4 0,96 4 91
50 15.63 00022 6.60 0.0004 1,20 5.40
60 14.50 0 0020 7.25 0,0004 1,44 5,81
120 10.39 0.0014 10.39 0 0004 2.88 7 51
180 B.55 00012 12.83 00004 4.32 1~~1 240 7.-44 00010 14.88 00004 5.76 912
720 4.39 0.0006 26.34 00004 17.28 9.00
1020 3.71 00005 31.54 0 0004 24.-48 7 06
1080 3.61 OJ)005 32.49 0.0004 25.92 6.57
1140 3.52 0 0005 33.44 0 0004 27.38 6_08
1200 3.43 0,0005 34,30 00004 28.80 550
1260 3.35 0,0005 35.18 00004 30.24 4.94
1320 3.28 0,0005 36.08 00004 31.68 4 40
1300 3.21 0,0005 36.92 00004 33.12 3.80
1440 3.14 0 0004 37,68 0 0004 34,56 312
1500 3.08 00004 38,50 00004 36.00 2.50
1560 3.03 0.0004 39.39 0 0004 37,44 195
1620 2.97 0,0004 40.10 00004 38.88 1 22
ORiFlcE CALCUU\ TION: AREA= __ Q_ I Ila= 4<1
C 2gh C.PI,, 2gh
q• 0.00040
C• 0.62 Dia= 13.01 mm
g. 9.61
h• 1.2
QNSJJE SJORMWAJEB MANAGEMENT
TIER A: PARKING LOT 'MLL BE GRADED TOWARDS BIO-SWALES TO
ALLOW FOR INFILTRATION AND INITIAL TREATMENT.
TIER B: OVERFLOW FROM TIER A 'MLL BE DETAINED UNDERGROUND
AND RELEASED AT THE 2-YEAR FORESTED FLOW RA TE
TIER C: STORM (VENTS EXctEDING TIER B RAINF'ALL E\'tNTii
SHALL BE SAffi Y O!RECTEO AWAY FROM PROPERTY AND
TOWARO TH( EXlSTING 100 YEAR f'LOW ROUTE
l.EW,lll I~ ltun lttfo Dnlnatto Area ll:aramtlcl$ IDF!nfo. Flow CalclllatioaJ
l
I
vi
0
~
OVERLAND FLOW DIRECTION ~
MAJOR CATCHMENT BOUNDARY --------------------
MINOR CATCHMENT BOUNDARY ·············••· EXISTING STORM SEWER -o------D--.J
EXISTING MANHOLE LABEL (z)
CATCHMENT AREA (ID AND AREA) @
Frum
20
12
23
:!.5
27
30
33
34
37
38
Manhole Unglh
L
To (m)
22 78
23 IJ
25 152
17 109
l~ 54
JJ 19
34 u
JG 11 1
38 55
40 42
CatciwctLl C~l(h ,\rv. Runo([CQ<!II OilDllllliiive
A R R IOyr(R*A)
0,,) 110:tt'IU' 1!16' Ul' (m')
A 0.40 o.i;s 3819
II&(' 0.40 0,65 7798
ll&E 1 DAO 0.65 13568
F l o.,ro G.65 191140
C 16 0.,0 U,6S 114067
II I II U 3 0.66 130182
J MO 0.65 ll61J6
L I 0.40 o.65 140741
K&M 2 0.40 o.GS 148085
N 0.40 0.65 148469
0.umnlitive Oimmalitive Intensities l:IOyear J:100year Di.uncler Pipe Rough
LOOyr(R*A Tc Ito hoo QIO Qtoo D
(m') (minu!os) (am·lr) (rrm'br) (m'/s) (m'/s) (nm) (%) (m,l
6206 5.0Q 82..llS 124.79 0,087 0.215 JOO U.013 J.76 0.128 U I S
12671 15.00 48.IG 73.22 0.104 0.2S8 315 0.0'13 1.'IS 0.218 1.976
22048 15,11 47..99 n.u 0.181 0.447 J75 0.013 .J,26 0,362 3.276
32241 IS.8S 46.84 71.22 0.258 0.638 450 0.01.l 4.26 0.588 3,700
136609 16.37 -16.16 70.17 1.078 2.663 450 O.IIIJ 5-68 0.679 4.272
206705 16.SS 45,87 69.74 1.659 4.004 750 0.013 6.56 2.851 6.454
?16380 !6.63 •15.81 69.64 1.732 4.186 750 0.013 3.42 2,059 4.660
22386S 16.68 45.74 69.54 1.7~ 4.324 1200 0.013 1.29 4.428 3.915
2JS'196 17.16 4S.11 68.C,O U!S6 4.493 1350 0.013 0.73 4,560 3.186
13~22 17.44 44.76 68,0S 1.8-16 4.469 1400 0.013 0.68 4.850 3.150
1 1-"---.-,.,--... --,-,51-,,cr-,-or-3,.--,--,--,-,,.,,,, .... .,r-..,-AD-ai,...,..,..-----------....,..,.'°',.7'"--.,--09-,-,.-.......... -----------------...----,.--,,--------r------,.--------------------------,,--M-E-□K-I_N_E_Tl_C_H_E_A_L_TH __ A_N_D_M_E_D_I_C_AL_S_U_P_P_L_IE_S_L_lD_.------r-..,----"°-----r"'-0_2 ___ 05-➔ PROJ. MGR. SR < g GROUP 1 N'M> Pl.AN 5194 ,,...._ ..
I I~ PID : 011-1S1-978
IIN'ILRSlGE l,IIJNIAE\IT COi ~J--+-----------------+----+--t--+------------------1----r--l a£VA110H 31152m
LOCAlEDI/Ott5ST•LOIIOtaD IO:V TY'l'V-1.iU•OO ll' ll(Y oao,,m:,I
PEDlRM>ED
""""-""'
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:MlJ -\'/EDLER ENGINEERING UP -AU.. RIGHTS ~y(C -nt$ DOCUMENT IS PHO-l(Cti(t BY COPYRIGHT LAW AlfO MAY NOT BE REPROOUCEO IN ,&,NT MANNER, OR FOR A.NY ~ EXCEPT BY 'MIITirN P£1Wt'.:&W Cf" C.t;P$ft Jt(l[(R
SR/M WEDLER
ENGINEE RING
1:2000
www.wedlor.com
THE WEDLER GROUP
■ ChllllwBd<
■ Courtenay
1-250.334.!1263
■ surrey
1.8CM.1588.111111
3-STOREY COMME:RCIAL DEVELOPMENT S17 0204/A 1--,-,1-70-FR-AS_ER_S_TR-EE_T ___ M_A-Pl£-RID_G_E -BC---------1 -
LOCAL GO~MENT FU
STORM WATER CATCHMENT PLAN -FILE-
PHASE RE\1SK>N
A
PROGRESS PRINT -NOT FOR CONSTRUCTION
(
I I
l_ ______ ~
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I l.~~~ I , . I
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' I j ... • I I . -12.) -t !
\ -:
j ~\~----;-·
'-=~---~ .. _-:~.-~~,-,~:=-=---~ n
102 1 I . :
SOM..., Flow Q,lc1A•'1oo>; OCP i.,nc,u,. o..,..,....,, and C,,"''°""""'' ,-_
Sueel From To Pop Cum ,._.
Pop Flow
111,,
Ull!GHEED 003
FRASER ST o:n-
~----103 ,IT ~-o_oa
RST 102
NORlHAVE 103 104 72.6 0.57
NOTRHAVE 104 105 84.5 247,9 0.86
NOIID1 AVE 105 106 46.9 296,7 1.03
223 ST 109· 0.87
223 ST 111 7:37"
223ST 112 3.43
223 ST 115 6.75
223 10 1011 &J,1 2299.1 7.98
NoteS!
Use0.13 Vs/ha hfillralion (DMR)
Use OMR Dralt Design Guideline, 300Ucaplday
Population Densilies based on DMR OCP guidelines as follows:
EOO ausler 10 units/ha
LOW Densily 12 units/ha
LOW/MED Density 20 units/ha
MEDIUM Density 30 unils/ha
MED/HIGH Density 50 units/ha
ESlRES 10 unit6'ha
Commercial 120 cap'ha
Park 5 cap/ha
lnsli\u\ional 200 ca~ha
OCP Zonng 1aken from District of Maple Ridge RidgeView 2..0
Peaking
FactOf
IMMCDJ
533
4 78
4.76
4..56
4 21
4.14
4.40
3.68
346
360
3.17
4.31
Allowable ulUrnate pipe 11cm ~ 75% of pipe depth, or 70% of pipe capacity
OCP Zor.ng laken ffl:lm District of Maple Ridge RidgeView 2 0
AdjUOI ..
Flow {th)
0.159
0.524
0394
1A37
2.390
3.566
4.534
3.188
8.214
12.3511
21~414
~
'""· Area
(ha!
029
0.60
0.70
0.41
Infill Tolar Flow Main ~ Size Coeff
0.46
1.07 0.14 2 528
1.77 0.23 3 796
2.18 0.28 4.817
0.008 ooi'j"'
Populalion by Household Size
Assurnplions based on good eo~neeling judgrnenl:
ECO Cluster
LOW Density
LOW/MED Density
MEDIUM Density
MEO/HIGH Density
ESTRES
COMMERCV\L
CIVIC/INST
d"Pha ppdu rn 2 a
12 2 B
20 2 B
30 2.8
50 3.4
10 J 2
Note: dupha • dewtlings per hectare (net)
ppdu -pop.,lalion per dwelling
ppha • population per hectare (net)
ppha
28
34
56
84
170
32
120
200
-F~I
~/4)
.,...la),., 10. 2017
ColC,-n!
IDs
A
G
C
D
F
G
H
I
J
K
·i1f
f a
vi
~ ~
~ SCALE 1:1500
. .J
SANITARY CAL<:;ULA]ON NQJ'ES·
DESIGN POPULATION IS BASED ON
INFORMATION DERIVED FROM DISTRICT OF
MAPLE RIDGE OCP ZONING FOR TOWN
CENTER AREA PLAN AND CITY OF SURREY
ZONING DENSITY CAPACITY STANDARDS
WlElill
EXISTING MANHOLE LABEL
MAJOR CATCHMENT BOUNDARY
MINOR CATCHMENT BOUNDARY
EXISTING SANITARY SEWER
CATCHMENT AREA (ID AND AREA)
e
----------
§1--------..... -,------------------=~.,.,.,.~.,.....,.--------------""T'--"'T'-T"'" _____ """T=-::::---r----------------------r,-;;:::=~::-:-:;'.'7'.'~-;::-;:-:~~:-;:'~:;--:;:;:-;-~----,==:---r:~:;-:::;;-i """""' I LEG"' ,01 .... DISIB1CT LOT 398 """81 FOO ""EW ,..,...,-co AA MEDKINEllC HEAL Tl-I AND MEDICAL SUPPLIES L lD. "'"'"' NO OF 03-05
l-3_-_sT_OR_EY_c_o_MM_ER_c_1AL_o_E_VE_LOP_M_EN_r ________ --1 S1 7 -Q 2 04/A
11770 FRASER SlREET -MAPLE RIDGE BC 00~ ~,
GROUP 1 NWD PLAN 5194'
t 1-..,....::~:::o.:.'.::o::;11.::.-1:.::s1::;•;.:":.::'---+--J-----------------+---,f--lf-+-----------------t----+--t ENGINEER I NG • c10~:=~2113 LOCA!. GOVlTU~~'..fJLE-j t! """' .... ......,., _,_""l--+-----------------+----t--+-+------------------j!----t--1 • 5,"::~ ... ,,,, SANITARY CATCHMENT PLAN PHASE RE<SION
3, =~,:= ST a, U)LIGiml M'Y CICS(RIPno,,I Y'YY'r'~u:w-DQ BY . FltY tE.SCRIP1DJ n"ff•VW-00 IIV www.wedler.com A 0 L20-,,-_...::==:::,~NQ::.N::EfR:..::ING.:UP.::::::_:: ..... :.::.,1,,.;1,~,~,SER=ve",---1H",'",'"_,,==.,6.,P;RD~lr;C;TE;O;BY~C,.OP,.YR,.IGl<=T.,LA.,W-""11,....M,.AY,.N.,O:IT;BE::;R£1';;,oo=-uCEO~l;N~AN~Y~V.;;_~_,.oa::::-:,:::OR,-,'"N'"Y'"PU'"RP:-::O:=SE,-, ,::::,c::,;P,=:,:::,~ ... ;.Tll)j~-=-==:-OF::::-:c:::,.:::YR::::IG,.HT,.H!:O;lD:,:ER::::::::i..:::..JL.. ______ ...1, ______ L _________________________ .,_ ______________ P:R:-::O:-G:R:-::E:-:S:-S:-::P:-:R:l::-N-::T::-_::-N::O'!T:-::F::O:R::-C::O::-N~S::T:R:::-U::C::T:l::O::N~
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\OT. SCALE
WEDLER ■ Chllllweck
1 IE04,7r.loe51
0
~
SIL. T TRAP OOTfAU. DISCHAROC
INTO NEAREST CATCH BASIi'/ AL.ONG FRASER STREET. ESC SM!PU!<C TO
BE DONE FROM 11-tlS POINT, SEE DETAILS AND SIZING ON lHlS SHEET.
!
7
j04YD<S1011 AJOCt .. _,, ~
-~[A~R
-----'\_GEO TEXnLE UNER ON BED
SECTION A -A OF WASHEO SANO
~lA'nMIN. 'YI DIVERSION RIDC£ I
!!Ir
I I • 100mm CLEAN CRUSHED ROCK MIN. 300mm THICK
r l
'---'.'I FLOW ~ ,~
I I I UNED CHANN[L I
' FILTER SOXX, SANDBAGS.
OR CONTINUOUS BERM OF' SPILLWA>' EOUIVELENT HEIGHT / \
/ '
ACCESS PAP DETAIL
N l-S.
5Cm MIN.
J
Fl.OW
NOTE: INSTALL DITCHING TO OiANNEUZE RUNOFF TO BASIN AS REQUIRED.
CQNTRACTOR TO NSTAL.l SILT SACKS
ON ALL CAl'CH BASINS ALONG FRASER STREET AND THE LANE UP
TO 50m ON ALL SIDES OF SITE (TYP), r----------------·
--·------·
~-------n
LJ
~--------
STAG£ )-CLEARING AND GRUBBING
I I
I I I I : :~ ,~
,,200
SILTAnO.~ BERM CHECK DAMS IN PROPOSED PERIME"TER 0001
(15rn SPACING MAX) SEE
DETAILS THIS SHEET
-,SIN ,._,,,. FA8!!1C S!<AU. 8(
APUCm AT~ USE STAPI.ES, WIRE Rl$5 0R £.Q, TO ATTAtffEO F'.ABRIC TO POSTS
50mm x 50mm BY
14 GA. 'MRE OR
EOUIIVALENT, IF S1D STROIGTH FABRIC
USED.
~,r,
11 ~~ A ,. I I iiCRE.XSED 10 l5m i MRC 8X1..iUNU t:» "1 UstD
DAILY ROAD Sv.{EPINC ALONG TRIJCIC ROUTE.
COi/ER .-.LL STOCKPII.EO I.IA TERIAI. 1"1TI\ POLY SHE.E11NC AND SURROUND
1"111-t Sil T FENCE. POLY SHEETING TO
BE WEIGHTED DOWN (T'YP).
SILT fJ:~f DETAIL
~
I BUll'I.AP ON UPSTREAM SIU 'MlH' ,au
lOOrnm OF WASHlD ftl~OON TOP,
CUT-Off PITCH NTS
INVERT ANO SIDES OF DITCH
LINED WITH POLY SHEETING
OR APPROVED Al lERNATE
SILTATION CONIBOL
All WORK IS TO BE ut,1)£RTAKEN AND COMPLETED BY lHE CONtRACTOR JN SUCH MANNER AS
TO PREVENT THE REL£.t.SC OF SEDIMENT LADEN WATER INTO AN'Y Sfc,ftM SEWER, LAWN DRAIN, CA tOt 8.l&tl OR WA-f(P.C:OUASC,.
2, St TA. llO:f WOC:UCS 9-IAU. 8( WSTAL.lED O'f lliE CONlRAClOR PRIOR TO ANY YiQRk: I 11iE A~
rOR ""'°' lll( SILT CO,'OROI.. WORl<s AA( •nr.~. ALI. SI.Wl()!l C0H1l!OU. WORICS S>tAI.L
eE lt-SP[CTED 1'"1 TIM( or IH~M,1.4'00tJ Bl" ~-et,,ttU[IJ!IHG u.P. J. $11.TA"IJON COIIIRO. '/IORK$. INCI.UDINC ffl<C£$. li£R"'S AJll) SOnElLD<l POOOS AAt TO 8( ~~~ :~CCl~~~ffttt A~~ ... ~~ ~~~p~:u::n: ~~~l ~
~EOI.IMO ,.~ lll[ CCURSE or =muenor, ... Dll!CC!LO SY l'otCI.EA D<GiN(EAIIIO LI)>. 4. A~l Sll.TAll(]ff CO~l'ROL 'WCfn($ AR£ lo A:8,Mul I~, f'tACt Utll1, 8Ult.C»fG A.CnvmES AAE 90# CO.'J.'11.tlt AHO \lt';ctlA~t ON txPOSCO ANO DfS{URSEO ~U.S. HA$ OE'\l'l:LOPm tO Pit0\1CE
AO!OUAlt Eflj)SIQN PRO!l1Cll0fl, 5 11.1.MEDIA.TELY UPON U4STi'oU,._110H, ALL CATCH BASINS AND LAWN Oft.All",$ SHALL BE F'ITitD Y111Ji All ,.,PPROY(O ~t.AA now SllTSACK BY lHE CONTRACTOR TO ~MNT SILT FROM tN'OCAA'-l'G'
111!0 ANY SIMM SYS~S-
6 DOl!t!C CONSIRI/CTIOII "Iii£ C0tJTR""1DR MAY ,im, l O £11PlOV ACOlllOH"'-t,\EJ.$UA[S (SUP<
AS 5'JllF;\Ct SW'1£S.. TR£NCHts OR Al.TEI! FASRIC FDICI'.$) TO MINl1.ll[ 51LT COtlT"-UJNA11:o
SURr~ RUtlOO", AS DmtC'ltO av MClot O~ttRl:'0 AUD/QA ntE £1,l~liiEHfAl.
MONITOR
5£0\JENCE PE CONSJBUCDON To EACJUTAJE EROSJDN & SEDIMENT
1. SILTATICH FENCES TO BE PLACED WHER[ ONLY stWJ.OW POO~S CAN FOAM OR WHERE SHEET
OR O\tR1.,AND FLOW IS EXPECTED, lt~TAU. SILT (ENC(S AS 'SMILES", BY THE DEVELOPER'S co,mu,.ttOR
2. CQNS"[ll'JCT SHE ACC£SS PAO '5 PEO DET,'Jl. f!llS ~. 3. a.£AAJNC AND GAUBBWU:;: or Sil[ TO PA'OCEro FROM SQUTH 10 N0$U1t. MAJPHAltl "-lntrN PHASE
BCUtfOA,.~Y. STOCK;Pll[D M,\TERl.41. fo BC cove:eco ..,,.~ P0lY SHEElfNO AND WE1CH1'EO 00'\\tl 4, ~Mm~TUV FOO..O'MN'G' S1'RIPPlt-tC M rCPS.on. MOvti H!AV"t n:t:Aa<ING EQUIPMENT UP MIO 001\N PWE>•Oia.ui< Td M Sl.-5. Tt!,IPO.:tARll Y STASI.IZC D!Slfi18U'IEO tAftJM BY USIUC, tfmpt ~SHU) CRA~ OR
HAtll)-SP'R£il,D (¥m. 2~ THJO<) STRAW TO 00\'ER 90-100,: Of TH( SQl. ANO corrnu~. S£0DJ£HT Rl.1'1-0F'F'. 6~ lflSTAU. CUT--(lf"F" DITClfCS 'fllrH. ROOC. 9[A.1.IS..
SIJE ACCESS
1. COrlSUlUC'OON ACCCSS TO Silt St-lAU. BE U&,nt.'D TO AOQC. ,,_o l.OC4n01'4 OUlV~
2. ~ ROd( ACCESS PAO SH.ol.l.L 9t SCARIAEO OR rOA:tt=EO WITH ADOOl())U4 ROCK AS ~otJEto 10 (MSIJRE THAt 1'RUOC YMtn.s ARE KHOO<'EO Cl£AU OF S[Ol~tNr. J. TKr CCtUffAt.f'O!;t StlAI..L REGULARl 'Y Cl.EAH PA.\U, RQM) su;rrAccs· 0,:-ACCIJMu'LAl!O
5£DO,l..£'.NT$ A 7 llit £HO OF EA.QI ~I( DAY, Oft AS ftfOJIRfO, PAVED SU'flr ACES SHAU. BE
SWEPT. NOT FLUSHED.
MONITORING Of SILT CONJBOL MEASURES
l. M:DlER ~"'° LLP. OR M DfVIROHi.tOffAL .UatJ1'TOR1 AS a+oslU 9'r l1iE" 0£\'ELOPER, W,U. UQf◄!TM ll<E 01/AUTY Of DJSQjARCE WA"IOI "O</!OUC>tOUT MC COURSE or Tut l'ff.0Jtel.
2. lllt·c0,1'11ucTOR S><All PERF<l!IM •e.ro ... ACTIOt◄ lO COAAtCT O.FICIENOES IH $1LTATI01t
COH'TR<li. ~5 4$ INS'tRUCT£0 8'( mt: ENWl01lwt.lll,ttl "°'ll'JOR M BY ~ ENQPl[ER;r~m
LLP. J_ WATER DISCHARGED FROM THE SITE SHOULD MEET THE CITY OF MAPLE RIDGE GUIDELINES:
-TURBIDITY 25 NTU,
100 NTU. FOlLOWING A 'SJGNIACANT STORM EVENT',
-pH BETWEEN 6 AND 9
EXISTING smucruRES AND UTIUTIES
1. :::":1v.~dr1~=:t:c~~~~~o,~~nt~~s ~~':'~~~u:C:1L
N£CWAAII. Y ~RA.l[ ~ COj,'.Pl.£lt. It l5 TifE: CQNl1RloCTOft'S. At'SPotlSIB!UlY fO Y8iV'Y f.U. Of.TA BY txPO$URC PRIOR TO Al("( COtlstwc-nCM4 Al#() ro l\.U,40)i,41'£LV MPQR'r AIIY QI.SCREJIAJICES 10 V.tot.[fl r,.amrauut U.P. 1; IIE.WEDIIAJ.. ACnot, 1.S R(.OUIA(I), ~y CUNS
R'ESULTit4G rROM YHC' CO,ll'Ro\CiTCWrS f'Al.UA'E 10 00 9to\U. et AT lllE c¢.tllR/.Cl~'$ El<PDlSt 2, PRtoR YO AN'( ~ TH! OOtllRACUlR SWAl!.. ASCtRl,llP' FOR lil!,lsn, nt'E (XA.Cl LOC,.llOH CW: .SOU,.OAAJES-C( LreAi. PROPERlltS. At:CH1S-Of-WAY CR EASEME:N1S, A,1:1.Y COST RtSULnI40 r;cow SPEOM.CO,tSTRUC.'TIOU MEIHOOS. CQUIPM~~T Cfl MA TDUA\.S HEOtJCRtO to PERf~ AAY
WCfl'I($ fCf{I.IINC. PA.RT or 'JlCS COHTRA.CT 'MTl+CAJT Eh"CROAOIIH('.;. ON OR C~G DAMACr to
OMA' PROl'tRTY, SH,',Ll SE iNO.uoro { lli£ CQell'R1.(:1 flfdC(. 1Jf0 NO ADOITION4t. PA~EHl
'Mt.L Bt I.IAOE' FOR SU0t ¥1:0R1($..
JBEf'. PROJECTION
1. INSTALl. l'Rt:E. P~TECTJQN B~OI ecrMt SITE 0..CAAIUG AttD ,.,,., COtiSTRUCnctl BE.C'..'15.
1,,l/1,1,tffAI» 'IHAOl.)QWul °nit DURA lQ4 Of THE Q.,£.AfbUG AND tof(S'TRVC1'10N PHASt AlON'G lHE
PEJU\,fETER ot 11:ft" OESICNA.J!:D AEltUl}OI'~ AREA. Mr( COt,smUC110fl \\\lMWl 11-lt" f8£E P.'ETE.NnCH ARt\ ts TO 9( SUP(RY!SED 8Y Tl1E PROJECT Aft80LIRl5T 3, NO CXC.,W"ATIOHS. Ofl,lr,IC'C QR SE'RVICl: Tf(0,10¢5 CIR Nt'f on-rs. OISR'I.Pf!OH IS Ftlr-"!TTEO
Vl{IH!tJ iff£ R:E'TE'JltKII AAEJ.. CON-TAC? THE-totl$ulfSNO AffeOU~ST Jf n«tRt A.Rt ANY
~OPOS!I> D◄SM!BANCCS PRIOR 1'Q PROCUDlt,'<,.
4. U.W.TAJN 01-S-t1HC" C$lAOE$ A't PftOTtellON 8.A&RtCR FOR AU. PROl[C1t01 ~rTIJl'lto AND cx,smo mtrs
5. OQ.AO(S. 'WIIHIPI THE TREE AC'T£."'11'0N ARU.: ARE TO REMAIN UN01STUR8EO.
6. ~<iRADWG olilSIDE OF PROTtt'flQ',1 SAA~!R SHALL NOT ADVERSELY COMPAROMISE RETAINED
mliS.
7. CQN1RJ1CTOR SHALL NOT At.TER EXISTING SITE GRADES OR CONDUCT ANY CLEARING ACTIVITY
Wln.N 6-.0m OF TREE PRl)IECTION BARRIERS,
SEQUENCE or CONSJRVCTION
CONSTRUCllON IS NOT TO COMMENCE
UNllL ESC PERMIT HAS BEEN ISSUED
SECTION A A
SILT IBAP DETAIL
N~T.S
11720 EBASfB 5JBEIT
PB£1Wlt4.t.Frl' £RQSIQK &:·~QSMft{t CO'tJHQI CNAA61IONS
s.!4.!lllrl MNJ:BP:I PWO
ANTICIPATlO SOIL T'tPE F'OR THIS SITE IS CLAY
WITH P~'ll!Cl.E DIAMETER RANGING FROM 5-20 MICRONS
P£siC>f rf:Bwneas r.ce Sf'D!"EMT ®" PA®
DESIGN PARTICLE SIZE:
TIME OF CONCENTRATION: 2 YEAR RUNOFF COEFF1CtENT:
RAINFALL INlENSITY: AREA. TO POND:
Sf'(0FIC ~A~rt « S0UOS;
flliD.
io mlcrans
5 mfn 005
47L8mm/hr 0.06 ha
265
REQUIRED SURFACE AREA FOR DISCRETE PARTICLE SEffiEMENT
Oz111 • CIA/360 • 0.0004m3/s
Vs FOR 10 microns "" 0.007cm/s C 1o·c (REYNOLDS 1982)
:. A • ~-0 68m2
00007
:. SILTATION CONTROL PONO IS NOT NECESSARY
SILT TRAP 'MLL BE ADEQUATE -SEE DETAIL
r .. lE_G_AC-.-,.-, ... c---~-=-Cl_L_o_,-,.-.--r-.... -lSSU---ED-......... .,_,....,..,..... ___________ ..,..,. .. ,..11'"..c,..,.....-o.i'""'-........ -..------------------.---..... -"T"-------T""-----..... --------------------------r------------------------T"-----,-----1 PROJ.WO,. SR MEDKINETIC HEAL TH AND MEDICAL SUPPLIES LID. ORA'I\ING NO OF 04-05
~
! ~ PIO : 011-151-978 g ~\\,-•• -/-"""'--.... -.----,----.. ➔ .. -_-_ ... +----_-_-_-~_-_-_-_-_-~_-_-_-_-_-_-_-~_-_-_-_-_-_-_-_-_-_-_-_-~_-_-1+-------~----1+---_-_+t----_-1+-------~----_-_-_-_-_-_-_-_-_-_-_-_-~_-_-_-_-_-_-_-~_-_-_-_-_-_-_-;_-_-_-_-_-~;_-_-_~ ..
; DLVA1IOH.3i,Zm
0 .,_ __ ""'-""-'/o_,,,_.,_._..,.,_..., __ ,_R£V_,, ________ °""'"'--"°"--------'-Yffl-----_._01_._ot_•...,_ _______ IIU®'_....,.,.,. ________ ._TYYY_.....,_. -_oo...__111'_. ________ _.. _____ ....,..,_ _________________________ ._ _______________________ _. ____ _. ____ _
GROUP 1 N'Ml PLAN 5194
THE WEDLER GR:OUP J--STOREY COMMERCIAL DEVcl.OPMENT S17-0204/A OESIGN/DRAlllN ~ , SR/AA WEDLER ■ Chllllweck
PEERR,,,,...,, 1004.711Z0tl51 11770 FRASER STREET -MAPLE RIDGE BC
■ Courtenay l«.Al 00\'ERHMENT Al£ ENGINEERING 1.250.3343283 CONCEP11JAL EROSION & SEDIMENT CONTROL -FILE-""'1.S<.<LE 1:200 ■ Sum,y STAGE 1 1.804.5981111'1 PHASE "''"'"" ~T.SCALE www.wedk!r.com CLEARING AND GRUBBING A
;t011 ~ ltllt.CI Emalt[:la~ UP -AU. RIGHTS JitWM;(tl, -rnlS DOCUMENT IS FIIQIE'CtrD BY COPYRIGHT LAW A•IO MA'I' NOT BE REPRODUCED Ir ANY MANNER. OR FOR ANY NltFOS[. EXCEPT BY l'IRITIEU f'v.~l Of COPYRIGHT ffi1lO PROGRESS PRINT -NOT FOR CONSTRUCTION
(
r;;
~ ~
ROUGH GRADE EXCAVATED MATERIAL
!
CONlRACTOR TO MAINT .. IN SILT SACl<,S:1 TRACK COMPACT AND IMMEDIATELY
ON ALL C,,TCH BASINS ALONG FRASER i HAND SPREAD STRAW OR STABILIZE Sll!ET AND IN TME LmE UP TO so,,, IsILT FENCE AS PER USING CRUSHED GRAVEL. REFER TO DAILY ROAD SWEEPING
ON ALL SIDES\ oF sl. (TYP
1
). , ~-D-ETAl~-o~s_H_E-ET-~~--_____ _J__ ~~1~:'.'.'._A_~~E~-~~'.'.'.:_s_T~---· ---~~~~-~cK R_OUTE
, i . _ LA ,so ..
·7, ii rr,~a ~_:_-:_-~/ -=-==----~-----~-7--· i-____ -____ w---~
(/) I I • / ,~ -\ " : \~ l 1 \ / . 1
l, ~ I l II "t t' __ E--~ •, I -c-!v-E-R-AL_L_S_To-cK_P_ILE_D __ u..J_ I •. O MA TERI AL WITH POLY SHEETING
-·· --'t-O j i ANO SURROUND WITH SILT , LJ ----D ------c=J ~7i!n:6o~-;;:(~). TO BE
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SILTATION BERM CHECK DAMS "' l El E II ' ALL PONDING OF WATER ENCOUNTERED ,I I IN PROPOSED PERIMETER DITCH :§:I ~ I IN EXCAVATION TO BE PUMPED TO THE ,
(15m SPACING MAX) -' ,~ NEAREST CUT-OFF DITCH UPSTREAM OF
SEE DETAILS SHEET 04 lj ~ STAGE 2-0NSITE SEBYIC!NG SEffiEMENT POND (TYP)
,, 5 1:200 e: ~
MAINID!ANCE Of EROSJON AND SEPIMENI CONTROL MEASURES
1. PERIODIC INSPECTIONS OF EROSION ANO SIEDIMENT CONTROL i.,tASURES SHALL BE CONDUCTED BY
WELDER ENGlNEERING AND/OR ENVIRON,IE/ITAL MOIJ1TOR 10 ENSURE THAT THE INSTALLED MEASURES
ARE FUNCTIQNING AS INTENDED.
2. UPON INSTRUCTION/NOTIFICATION BY WEDLER OR ENVIRONMENTAL MONITal. THE CQ«1RACTOR SHALL
CONDUCT MAlNTEnANCE/REt,<EOIAL WORK TO EROSION ANO SEDIMENT CONTROL MEASURES TO
RESTORE/MAINTAIN FUNCTION. 3, ALL CATCH BASIN FILTER INSERTS SHALL BE INSPECTED FOLLOV.,NG STORM EVENTS AND SHALL BE
MAINTAIN/llEMOVEO/REPlACEO AS REOOIREO.
4. NO SOIL. S/\ND OR OTHER MATERIAi. V.,TI-1 A HIGH SEOl/,l£Ni CONIOH SH,'\LL BE DEPOSITED OR PILED
OUTSIDE OF THE PROPERTY SOUNO,.RY. PARTICULARLY ON PAVEi) ROAD SURFACES.
5. SILT FENCE SHALL SE I"51'ECTEO ANO REPAIRED AS REOUJREI), FOU.Ov.i <G SIGNIFICANT STORM EVENTS
OR PERIODS OF EXTENDED RAINFALL.
SEQUENCE AND TIMING PROVISIONS LIMIT SOIL EXPOSURE TO 7-10 DAYS.
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STAGE 3 FINAL GRADING 1:200
150 A.C.
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OPERATION TO BE OONE IN CUT AND COVER · I MANNEll IN FAVOORA8l£ WEATHER CONDITIONS.
PAVE SITE, COMPlETE BUILDING CONSTRUCTION
AND COMPLETE LANDSCAPING.
INSTALLATION ANO REMOVAL
OF TEMPORARY ESC MEASURES TO BE CO-ORDINA TEO WITH
ESC SUPERVISOR. DEPENDANT
ON WEATHER CONDITIONS.
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2017 -\\£Dl£R °"'~ UP -All RIGHTS RESER\1:0 -~$ DOCUMENT IS PROTECTED BY C<f\YIIIQIT Vi.W 41G W4'r 1JOt Ill:~ •j ,..if .W.,l,!IOI', ~ f'Cff PlT ~ Da.l'f BY WRITTEN PERMISSION Of 00,-~ HOLDER PROGRESS PRINT -NOT FOR CONSTRUCTION