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HomeMy WebLinkAboutADP 2017-10-18 agenda.pdfCity of Maple Ridge ADVISORY DESIGN PANEL AGENDA Wednesday, October 18, 2017, 4:00 pm Blaney Room, Maple Ridge City Hall 1. CALL TO ORDER 2. AGENDA APPROVAL 3. MINUTE ADOPTION – September 20, 2017 4. PROJECTS a. 4.1 4:15 PM Development Permit No: 2016-004-DP Applicant: Quarry Rock Developments Project Architect: Atelier Pacific Project Landscape Architect: Van der zalm & Associates Proposal: 31 Townhouse units Location: 13245 236 Street File manager: Adam Rieu 5. NEW & UNFINISHED BUSINESS 6. CORRESPONDENCE 7. ADJOURNMENT /ss Standard ADP Resolution clause options: Advisory Design Panel Agenda September 20, 2017 Page 2 1) The application be supported as presented and the applicant proceed to Council for approval. 2) The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: 3) The following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. 4) The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed: 5) That Council be advised that the Advisory Design Panel does not support this proposal for the following reasons: ,~ ■ mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2016-004-DP 13245 236 Street MEETING DATE: October 18 , 2017 An Advisory Design Panel application has been submitted for the above-referenced property to permit the construction of a multi-family townhouse development with 31 units in the RM-1 (Townhouse Residential) zone. The rezoning application supporting this proposal was given first reading by Council on February 23, 2016. A Natural Features Development Permit will also accompany this application for the steep slopes onsite. BACKGROUND: Applicant: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Quarry Rock Developments Inc. Lot 39 Section 28 Township 12 New Westminster District Plan 40978 Medium/High Density Residential RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) RM-1 (Townhouse Residential) Use: Multi Family Residential Zone: RST-SV (Street Townhouse) Designation: Medium/High Density Residential Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Medium/High Density Residential Use: Multi Family Residential Zone: RM-1 (Townhouse Residential) Designation: Medium/High Density Residential Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) under application 2013-087-RZ proposed RM-1 (Townhouse Residential) Page 1 of 3 further north of the site; therefore, the adjacent road right-of-way will be maintained as a trail. The north-eastern portion of the subject property is higher in elevation and slopes down towards the south- west. There is a considerable amount of vegetation and tree cover surrounding the existing house on the subject property. Parking The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that the RM-1 (Townhouse Residential) zone provide two off-street parking spaces per dwelling unit, plus 0.2 spaces per dwelling unit designated for visitors. There are 31 dwelling units proposed, therefore, 62 resident parking spaces are provided and 7 visitor parking spaces (see Appendix G). Additionally, one accessible parking space has been provided, which meets the minimum required amount. Garbage/Recycling Garbage and recycling can be stored in the garage of each unit and will be collected via the internal strata road. Offsite Upgrades Road widening on 236 Street is required with construction to an urban collector standard. A separated concrete sidewalk is required along the full frontage of the property. Curb and gutter required on 236 Street as well as the ditch enclosure. Street lights and street tree's are required across the property frontage. Proposed Variances The applicant will likely be seeking variances for the front, rear, and side yard setbacks. Variances for retaining wall height and building height are also requested, as summarized on the Project Data Sheet DP -0.7 in the attached plans (see Appendix G). The Planning Department requests that the Advisory Design Panel provide comments on this development proposal. Prepared by: Adam Rieu The following appendices are attached hereto: Appendix A Subject Map Appendix B Submission Checklist Appendix C Design Rationale Appendix D Multi-Family Design Guidelines Appendix E Development Data Sheet Appendix F Stormwater Management Plan Appendix G Architectural Plans Appendix H Landscaping Plans Page 3 of 3 1.·-:;-- l~ MAPLE RIDGE -------British Co umbia 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 c:1, >:-)c....c?J: ~) e,c~ k.6-Mr< • File number '2-01 f. -004 ~12--~ Address of site \ 3 'Z.,.-\5' -'Z.,3>" rt S~ /'(/'1/' k,_, fZ-,4t1e,,;, ~ Current Zone e,-S--.l Proposed Zone \?M-.1- Seeking to appear before the ADP on this date Architect Information: Submission will be presented to ADP by: Architect OC\o-.'f\ 5'n ~e.,,+omi A~elt 'i--f-e.c.J. ,../4':1~ Landscape Architect D~'\J1d .:Tu l.e..- Other Professional (St ate 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 CITY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2017 APPLICANT SCHEDULE Meeting Date Applicant Deadline Wed Jul 19, 2017 Mon Jun 26, 2017 NO AUGUST MEETING Wed Sept 20, 2017 Mon Aug 28, 2017 Wed Oct 18, 2017 Mon Sept 25, 2017 Wed Nov 15, 2017 Mon Oct 23, 2017 NO DECEMBER MEETING , 1~•-ADP Submission Checklist mapleridge.ca Application No. ______________ File Manager ____________ _ 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 Requirements 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 File Manager or the Planning Liaison to the ADP. Project Architect Certifkatio1: .. /~--------. Sign Submission Requirements: Required Submission Materials (File Manager to Provided Indicate If required) A. ADP Submission Form (Submitted and signed by Architect) □ ~ 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 Key Concepts Compliance □ ~ b. DP Guideline Compliance □ r2I C. 3-tier stormwater management strategy □ ~ d. Public Art/ Amenities, etc. □ ~ e. Sustainability practices □ ~ f. Other □· □ C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other □ fo major features within the site, on the abutting properties and along the road allowances/ lanes. 2. Photographs of site and surroundings. □ ~ D. DeveloQment Permit Area Checklist (Note: The Architect is responsible to describe how the project □ 1:8) complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) City of Maple Ridge ADP Submission Checklist E. Architectural Plans (Site and Bui lding(sl}: 1. Site Plan and layout 2. Site sections 3. Streetscape elevation 4. Streetscape elevations with landscaping and boulevard trees superimposed 5. Shadow analysis 6. Lighting analysis (on building and on site) 7. Floor Plans for all levels, including underground and rooftops 8. Waste collection /recycling (inside of buildings) 9. Storage, including bicycle storage (inside and outside) 10. Building elevation (all sides) 11. Signage (attached to building and free standing) 12. Colours and materials 13. Material board 14. Building sections 15. 3D renderings of the site and/or building(s) with associated landscaping F. Landsca~ing Plans: l. Landscaping plan and layout with specifications and planting details 2. Landscaping details, including locations for public art, signage, lighting, play and other amenity areas 3. Waste collection /Recycling (exterior areas/structures) 4. Details for pedestrian and amenity features being provided 5. Details for hard surfacing areas/ patterns 6. Tree retention and management plan 7. Site sections to show lot grading, drainage, landscaping and relationship to adjacent grades/ City boulevards/ lanes 8. Preliminary storm water management plan (Note: This plan must have been accepted by the Environmental Planner) 9. Pedestrian, bicycle, equestrian path interconnections G. Green Building[Sustainability initiatives H. Other Rev. October 14, 2015 □ □ u □ □ □ □ □ □ □ □ □ tJ □ □ □ □ □ □ □ □ □ □ □ □ □ □ (Page 2) IZI ~ ~ ~ □ ~ ~ ~ ~ ~ ~ ~ ~~· □~-\--A ~ □ □ □ □ □ □ □ □ □ □ □ □ □ l ~e rra,.1,lJ )f .-Md -,'j A atelier • : architecture inc. October 6, 2017 City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Adam Rieu Re: 13245 -236th Street, Maple Ridge, BC -ADP Submission DESIGN RATIONALE CONTEXT Context The proposed site is located on 236 Street at south of Larch Avenue. The 1.93 acre site slopes down away from north east corner of 236 Street. The property is bordered by: -to the north, Larch greenway and street townhouse -to the east, by rezoned townhouse development -to the west, by a proposed townhouse development -to the south, by a single family residential The proposed project conforms to the development and design principles of specificity, place- making, community building and a more dense, urban environment as outlined in the Maple Ridge Official Community Plan, the Development Permit Area Guidelines for residential and commercial buildings and Natural Features Develop Permit Area Guidelines as well as Multi- Family Development Permit Area Guidelines. The project respects and is informed by the natural landscape of the area, especially its steep grades and setting, and through its design, accessibility and viewscapes attempts to foster a friendly and safe pedestrian environment. The form of development is guided by the five cornerstone principles of the Maple Ridge Official Community Plan: Environment First -Land informs development -Significant environmental features, such as groves of mature trees are retained and integrated into the development and natural landscaping and species are proposed. Existing topography is respected, the development follows the lines of the land with reasonable regrading and tree clearing. Design and siting of buildings protects access to natural features and views, enhances privacy and livability. Sustainable Approaches -Balance between environmental, social & economic benefits Overall development accommodates varying unit types and sizes that residents can grow into, allowing accessibility and affordability. Form of development is a compact housing cluster to allow for a densified urban environment and setting aside a larger open space for the benefit of the #lll -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com ,, ,, , ~ -• I architect aibc aaa saa oaa raic A atelier , w architecture inc. residents and the community at large. Project adopts Best Management Practices (BMPs) throughout. Adaptability -Incremental growth and changing market trends Form of development proposes 31 ground-oriented townhouse units of varying sizes (1,41 ?sf-2,151 sf including basements), many with walkout/ day-lit basements to accommodate growing families and teenage children. Healthy Community -Integration between natural environment, housing, open space, and infrastructure to achieve a neighbourhood and community that is alive and healthy. Design and siting of buildings creates a pedestrian oriented, walkable, easily accessible and safe community to maximize pedestrian access to services. Form of Development -Form of development proposes a townhouse residential use with clusters of tour-to five-units that have an appearance of rowhouse style residences accommodating 4-5 ground-oriented strata units, each with a direct access to grade at the front and the rear of the unit. Due to the grading conditions on site, all buildings are stepped further to re-intorcing the rowhouse look. Buildings are designed to front or to have the appearance of fronting onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors. Environmental Sustainability -Sustainable Sites: The project site consists of one large land parcel with an existing older single family dwelling that will be demolished. The proposed development is in line with the Official Community Plan strategy that increases density at infill sites, but also enhances and revitalizes large undeveloped sites surrounded by established developments. Program -The proposed project would require rezoning to RM-1 to allow for 31 two-and-a-half- storey town homes grouped into seven buildings with four-to five-units. Adjacent to the project entry, there is a landscaped common outdoor amenity area complete with children's playground equipment. To the west of the property, there is a platform and walkway leading to existing natural landscaping. The buildings ring an internal road which would allow for vehicle entry via a two-car side-by-side and tandem garage and a pedestrian unit entry. These would serve as primary unit entries tor pedestrian access. A secondary unit entry would be provided on the opposite side backing into fully fenced, private rear yards. There are three unit types of approximately 1,41 ?sq.ft. to 2,151 sq.ft .in area, all with three bedrooms, a flex room and an open concept great room/ kitchen combination. All units have access to private outdoor space including oversized covered sundecks and patios as well as fenced and landscaped rear yards. In addition, the proposed programme for the site includes semi-private and public amenities. The residents would also be able to enjoy 184 sq.m. of outdoor amenity complete with a children play area. #111 -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com ·,: ·• • I architect aibc aaa saa oaa raic architecture inc. Stormwater Management Strategy -Storm water management is comprised of three complimentary facilities used throughout the site, which includes the use of an absorbent topsoil covering over all landscape bedding areas , the use of permeable paving at all visitor parking stalls, and a biofiltration rain garden located at the Southwest corner of the property. Please see the attached storm water management report prepared by Centras Engineering Ltd. for detail information. ARCHITECTURAL AESTHETICS The architectural aesthetics of the proposed project takes its cues from the architectural style / language of the Pacific West Coast. It uses a simple yet elegant building form topped by a gable roof accented by gable dormers. The simple roof form focuses the eye on the building elevation features allowing the details and materials to come through, placing a special emphasis on material transitions. Although Arts and Crafts inspired, the proposed architectural language uses contemporary details in the form of wood brackets, decorative rafters and posts, large windows and simple mullions to arrive at a much crisper West Coast interpretation. The project uses 'noble finishing materials' throughout such as stained and sealed wood, painted wood trims, wrought iron, and reinforced-fibre cement claddings combined with a neutral West Coast colour and material palette. It would also see an extensive use of glazing on front and rear elevations to take maximum advantage of natural light as well as views. The building height measures two-and two-and-half above finished grade. The two storey aspect is more suitable for a hilly site and helps to better relate to human scale. In order to break up the building massing, and to better navigate the grades, each building introduces further stepping between units giving an illusion of a rowhouse. The roofs are simple and low-pitched with large overhanging eaves, and ample covered entry porches and rear verandas to allow for protection from functionality during the West Coast weather. #lll -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com I architect aibc aaa saa oaa raic r 1. 2. r~ MAPLE RIDGE British Catumbia mapleridge.ca Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi-family 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. 8.7.1 Key Guideline Concepts Describe how this project and the design complies New development into established areas This proposed infill project is complementary to the should respect private spaces, and many new townhouse projects in the area. It respects incorporate local neighbourhood the existing context (neighbourhood in transition with elements in building form, height, setbacks, solid fencing, landscaping and compatible architectural features and massing. massing) Transitional development should be used The project appears to be 2 storey from the public to bridge areas of low and high densities, street and 2-1 /2 storey along the property lines through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be The development is clustered and designed as a unified clustered and given architectural form and character, yet has enough variety through separation to foster a sense of material choice and colour to add visual interest. community, and improve visual attractiveness. 4. Pedestrian circulation should be Extensive landscape planting is provided along entry of encouraged with attractive streetscapes the project. The development entry is marked with an attained through landscaping, entry latch gate and low stone walls. architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Describe how the proposed design complies with each of the Guidelines 8.7.1 A listed guidelines, or describes why a guideline is not complied Building Design, Massing and Siting with or why it is inapplicable. 1. Design and siting of buildings should take The development cascades down along with the advantage of natural features or views grading from north east to south west The building and should enhance privacy and blocks have been terraced to follow the natural slope as livability. much as possible. 2. Residential buildings should front or Units facing streets appear to front onto the public road appear to front onto public roads with rear yard entries, covered roof and posts. The rear through the use of appropriate yard grading that's set at main floor ~e~el mat~hes the treatment of exteriors, through direct street finish grade. Therefore the building facing the pedestrian access to individual units from street appears to be 2 storey in height. the public street/sidewalk, or through the provision of pedestrian walkways Where the unit side elevations that are visible to the linked to the street. Street frontages public street, the facades have been detailed with more should be emphasized by incorporating windows and window bays to break bu il ding form and differentiated front, side and rear create visual interest. oriented facades, with a minimum two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited N/A. Consistent density utilized with RM-1 zone. adjacent to major streets in order to minimize access problems and to provide a transition to lower density uses. 4. Multi-family developments adjacent to a) The project form and character design is similar to lower density or single detached single family houses with main ga_ble r?of accent_ed by residential dwellings should: gable dormers. Building massing 1s articulated with a) be consistent in form and massing with recessed and window bays. the surrounding area; b) The development is setback from the adjacent b) be sited adjacent to major streets to properties. provide a transition to lower density c) One density/ building form proposed throughout the uses; whole development. c) concentrate density to the centre of the d) Every building is setback from the adjacent . development or towards a non-properties. Each unit has a covered balcony or patio residential boundary and locate lower projected out from the main building face. density components adjacent to lower e) N/A density residential uses; f) Rear yards are graded along single detached d} create a transition in building mass and residential zone properties to similar or lower than the form towards the setbacks of the adjacent neighbourhood; adjacent properties. e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portio•ns of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building The development proposes rowhouse style units within frontages should include design each block. Each unit is stepped as close as possible elements and features to: following natural grade. a) provide variation in the facades to help The stepping of each unit reduces the visual length of reduce the visual length of individual each buildings as well as creating an appearance of buildings; individual units. Unit entries are designed to have a roof b) have the appearance of a series of cover and entry lamps and posts to mark the entry. smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. 3 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should a) The development takes its cues from the use design themes, architectural architectural style/ language of the Pacific West Coast features and elements of the combined with traditionally inspired building details. It surrounding neighbourhood by uses a simple yet elegant building form topped by a incorporating common elements such as gable roof accented by gable dormers. The form, scale, massing and proportion into development proposes a row house style, with a visual the design as a means to reinforce pattern created by alternating the garage door/ entry neighbourhood stability. Examples door throughout the site. include: a) the articulation of facades, using where Each entry is recessed with a covered roof. The facade appropriate, elements such as porches, is articulated with trims, roof rafters and wood brackets. chimneys, projections, recesses, and The rear elevation is articulated with covered balconies balconies; or patio and posts. b) the placement, size, shape and number of doors and windows; where appropriate, large windows with mullions are c) the location and visual appearance of garages and/or parking facilities; provided to allow for natural light and views. d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and The exposed undersides of balconies and porches will porches that are visible from a street or be covered with a coloured vinyl soffit. public walkway should be covered with exterior finishes to provide a finished appearance to public view. 8. Developments are encouraged to use Permeable surfaces are utilized at the visitor parking the Leadership in Energy and stalls. Swale and biofiltration catch basin is created to Environmental Design (LEEDS} standards collect storm water. in the design of buildings. Techniques such as rain gardens, vegetated swales, separation of impervious surfaces, installing below surface infiltration beds and tree box filters, and redirecting water from drain pipes into vegetated areas are encouraged. 9. Variation in individual unit designs is The buildings are stepped due to site grading which encouraged to provide visual interest help identify the individual units. The development also and avoid significant repetition either provides 2 colour schemes for visual variety. within a row oftownhouses, or between adjacent rows of units. 4 Guidelines 8.7.1 A {Continued) 10. Garage doors should not face public N/A. All garage doors are fronting the internal driveway/ streets. Where front facing garage doors strata road. are unavoidable, the impact of garage doors on the public realm should be mitigated by: a) designing residential units with enough width to include attractive entrances and windows between garages; b) recessing garage doors behind the main building fa~ade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged N/A. There is no roof access in this development. where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 5 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 2. Parking structures should be adequately screened and architecturally compatible with the rest of the building. Large surface parking areas should be divided into smaller sections to avoid a monotonous appearance with landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance their visual appearance. 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. N/A. There is no underground parking in this development. N/A. No parking structure in this development. 3. Developments with large parking areas N/A. There is no large parking area in this development. should provide a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, and sidewalks of adjoining streets. Features such as special landscaping with trees and benches, overhead weather protection and distinct paving should be incorporated where appropriate. Pedestrian movement should be designed to avoid any obstruction by parked vehicles. 4. Shared vehicle access between adjoining N/A. There is no shared vehicle accessible in this sites should be considered where access development. 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. 6 Guidelines 8.7.1 B (Continued) s. Locate parking spaces allocated for One disable parking spaces is provided. people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Residential parking stalls are provided in each unit. Environmental Design (CPTED) principles Driveway is lit with outdoor lamps on building facade. should be incorporated into the design Visitor parking stalls are adjacent to the building blocks. of all parking facilities with convenient, The outdoor common amenity area is set deep into the safe, identifiable and universally site for security. accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. 7. To increase safety, consider using N/A. There is no parking structure in this development. electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in Permeable pavers are proposed in all visitor parking parking areas should be minimized by stalls and the townhouse entry. integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and The development tries to follow natural contour and driveways should conform to the keeps existing grades at property lines as much as existing grades as closely as possible to possible, while maintaining road slopes that are ensure minimal disruption of slopes and adequate for fire truck and vehicular access . vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 7 Guidelines 8.7.1 C Landscaping and Open Space 1. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other landsca ping elements. 2. Landscape drawings for development applications should include, but are not limited to, the following information: a) the location of mature and existing trees to be retained or removed, b) the location of all protective tree fencing; c) a grading plan or cross section indicating finished grade; and d) a drainage plan for the site. 3. Street trees will be a required component of all development. Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. 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. See responses to each guideline below: a) Clear pedestrian connection is provided to both amenity spaces and to the adjacent future greenway b) Private and semi-private spaces have been delineated through fencing and screen plantings c) Screen fencing has been provided between units d) The interior access road provides a street tree patterning and landscaped buffer areas. e) Buffering has been provided between side yards. Rear yards facing the road have appropriate fencing and screening f) NA g)NA h) The platformed access to the west amenity space provides views over the existing forested area i) A consistent street tree patterning and response has been provided. In addition low-level fencing and vegetative buffer have been provided between rear yards and the adjacent street frontage for a more welcoming development approach. a) See sheet L-02 b) See sheet L-02 c) See civil drawings d) See civil drawings See sheet L-03 for street locations 8 Guidelines 8.7.1 C {Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. s. Maintain continuous landscaping along abutting streets and minimize the number of interruptions such as driveways and parking entrances. Continue the sidewalk pavement across driveways and parking entrances. a) Both native tree and shrub/perennial species have been provided. In addition the Wildfire DP "avoid" list was referenced to ensure plantings met requirements. b) Coniferous trees have been provided on-site to allow tor a reduction in wind effect. These species are not listed on the recommended Wildfire DP but provide are native. c) Both deciduous and coniferous trees will provid~ . ample shade in summer in addition to the large ex1st1ng coniferous forest d) Natural drainage is occurring through the west amenity area and will be coordinated with civil e) Rear yard areas ( especially south facing) have been left open to allow for ample light to enter f) See civil plans for run-off approaches A continuous landscape and fence edge has been provided along the sidewalk. 6. Create visual landmarks on significant Site signage is provided on the northeast as a entrance street corners and at locations of high feature. Amenity space is provided towards the central visibility. Provide landscaping and of the site. consider incorporating features such as flag poles, banners, visual art, ornamental trees, fountains, architectural elements, and landscape structures. 7. Any portion of a building site left vacant See planting plans for completed landscape plans for for future development should be any open or future development. landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 9 Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate Great lengths have been taken to retain the southwest stands of mature trees into the overall forested area through retaining of grade and site landscaping design. Retain unique adjustment of landscape areas. This unique forest area tree species, significant vegetation, is a feature for the current site and our landscape natural landscape features and nesting approach was to keep this feature for future residents. areas on a site wherever possible. To attain this objective, prior to the design of a project, a detailed survey prepared by a qualified professional indicating the location and condition of existing trees and vegetation on a site should be conducted and provided to the District as part of the development application process. 9. Existing vegetation should be enhanced Existing vegetation areas affected by the development with new planting wherever will be remediated and areas where additional construction activity has destroyed indigenous species can be provided will be considered. vegetation. Replanting with indigenous or native species is encouraged. 10. Consider incorporating rain gardens and No parking lots are being considered as a part of this vegetated swales into parking lot development landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape Screening heights have been designed to meet safety screen should ensure that: and CPTED concerns. a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. Landscape areas have been retained wherever possible include a substantial area in the existing southwest forest area. 10 Guidelines 8.7.1 D Universally Accessible Design 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. 1. All non-vehicular routes should be fully N/A. Unit parking stalls are provided in each unit. One disabled parking stall is dedicated on site. 2. a) b) 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. Building entries should be: clearly addressed with large numbers visible from the street; directly accessed from the street without stairs; a) Development signage is incorporated in the stone wall at site entry. b) Each unit has direct access from internal driveway. c) provided with level areas measuring a c)There is no common entry provided in this minimum of 1.Sm x 1.Sm {4.9 ft. x 4.9 ft.) development. both inside and outside of doorways; and d) There are no common entry doors provided in this d) provided with weather protection, development. exterior lighting, and power-assisted door openers. Guidelines 8.7.1 E Refuse, Recycling and Service Areas 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. 1. Integrate vents, mechanical rooms, N/A mechanical equipment, and elevator penthouses into the roof design or screen with materials and finishes compatible with the overall architectural design. 2. The design of a roof, placement of N/A. There is no mechanical units on the roofs. mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 11 3. Garbage containers must be: a) easily accessible; b) appropriately sized and recycling bins for the building There is no common garbage facility in this development. Garbage pickup is at the individual unit's driveway by a private garbage collection contractor. occupants; c) contained within roofed/walled enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized N/A within the development. For developments with multiple buildings, common refuse, recycling and service areas are to be provided. Storage areas should be located to be convenient and readily accessible from most buildings or units on the site. Avoid direct exposure from public streets and allow for adequate manoeuvring space for removal vehicles. 5. Enclose or screen all exterior mechanical N/A units or equipment, including roof top units, equipment, and satellite dishes within upper floors or structures that from part of the overall design of a development. 6. Locate building ventilation systems to N/ A minimize noise and exhaust pedestrian areas, residential units, and outdoor spaces and locate less sensitive land uses closer to sources of noise. 7. Buildings should be designed and a) The party walls between units conform to The constructed maximize sound Building Code STC ratings. attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. b) Buildings are setback from the public road. c) Buildings adjacent to single family lots are setback minimum Gm from the property line. 12 Guidelines 8.7.1 F Signage and Lighting 1. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message should be integrated and complement the scale and architectural detail of the building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the public right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle Park1ng and Storage 1. Short term and long term bicycle parking facilities should be considered for all developments. Short term bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads with bicycle racks made of sturdy, theft- resistant material that is securely anchored to the floor or ground. Longer term bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. 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. Entry signage is proposed. Please refer to LD-02. Signage is incorporated in the stone walls which matches the stone on building facade. Lamp is placed on top of stone post at entry as well as outside of each entry and building facade. All lightings are setback from public road. There is no lighting proposed along property lines adjacent to residences. 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. Bicycle can be stored within each townhouse unit as required. 13 Project Information To be completed by the Architect on record for this project: File Number '2ol b • ool.f .. ~ -z_.. Date prepared: c)6-(. 0 b r "7-,c, lr Architect ~,,.:i ~ti>-"-~~: -I M Print Name A1 Be:--ignature / ---- 14 ,~ MAPLE RIDGE British Columbia --mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone _R_s-_1_to_R_M_-1 _____ Date Prepa red Octobers, 2017 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total not less than 557 sq.m 7,821 sq.m Less Road/ Truncations Dedicated N/A Less Park/ Open Space Dedicated N/A Net Total 7,821 sq.m. LOT COVERAGE (in %·of net lot area) Buildings & Structures 32% Paved & Hard Surfaced Areas 25% Landscaping 36% Total Site Coverage 57% SETBACKS ( in metres) Front 7.5m 4.5m (variance) Rear 7.5m 5.7m (variance) Side #1 @S,E, or W) 7.5m 5.5m (variance) Side #2 (N~E, or W) 6.0m 6.0m Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 11 .0m 11 .Dm to 11.76m (variance) Accessory NUMBER OF RESIDENTIAL UNITS Bachelor NIA One Bedroom NIA Two Bedroom NIA Three Bedroom+ 31 Total 31 GROSS FLOOR AREA (in sq uare metres) Residential 4,692 sq.m 4,482 sq.m. Retail Commercial NIA Office Commercial NIA Other Commercial (Type ) NIA Institutional NIA Industrial NIA TOTAL GROSS FLOOR AREA 4,482 sq.m. • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 31 # of units/ha (net) NIA Gross Floor Area 4,482 sq.m. Floor Space Ratio (net) 0.60 0.57 AMENITY SPACE (area in square metres) Common Activity Area I 1ss sq,m. I 184 sq.m. Useable Open Space 1 1,395 sq.m. 1,369 sq.m. PARKING (nl!lmber of spaces} Residential and Multi-Residential Uses 68 68 Multi-Residential Town Centre (Bach Units) NIA Multi-Residential Town Centre (1 Bdr Units) NIA Multi-Residential Town Centre (Added Bdr) NIA Commercial Uses NIA Educational & Assembly Uses NIA Institutional Use NIA Industrial Use NIA Business Park Uses NIA Comprehensive NIA Total Number of Parking Spaces for Uses 62 62 Number of parking spaces for disabled 1 1 Number of spaces for visitors 6.2 7 TOTAL NUMBER OF PARKING SPACES 68.2 69 Number and percentage small cars NIA Number and percentage tandem spaces 10% TOTAL OFF STREET LOADING SPACE(S} NIA BICYCLE PARKING {number of spaces) Short Term Bicycle Parking NIA Long Term Bicycle Parking NIA OTHER -state YES or NO for each. If YES describe on separate she·et. Heritage Site !No Tree Survey/Assessment Provided ivEs Watercourse/Steep Slopes I YES Covenants, Stat ROW & Easements !No I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by 1 ftl.lf¼\f ~~fife~ Aru,f;/f-rf'l~-11 Print Name ffr1 /3<., NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. P~l 6u!Jaau!6u3 SVM.lN3:> r Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC 1. INTENT May 5, 2017 Onsite Storm Water Management Report The intent of this report is to provide a technical engineering design brief detailing the design rationales for the proposed onsite storm water management facilities to achieve the City of Maple Ridge's three tier storm water management requirements from the City of Maple Ridge's design criteria manual (version October 2015) for a proposed 31 unit townhouse development located at 13245 236 Street under city engineering file number 5245-20-2016-004. 2. PREDEVELOPMENT SITE CONDITIONS The subject site is located at 13245 236 Street on the west side of 236 Street between 132 Avenue and 133 Avenue and has a total predevelopment site area of approximately 0.78 hectares. There is currently an existing single family dwelling situated on the property. Along the north frontage of the site there is an existing multiuse pathway, east frontage there is the existing 236 Street roadway and along the south and west frontages there are existing single family dwellings. The site is currently zoned RS-3 -One Family Rural Residential. The high point of the site is located at the north east corner of the site and the low point of the site is located at the south west corner of the site. The existing grade between the high point and low point of the site is approximately 15.7%. 3. POST DEVELOPMENT SITE CONDITIONS The applicant is requesting to demolish the existing single family residential dwelling and develop the subject site into 31 townhouse units complete with internal roadways, driveways, visitor parking stalls, outdoor common amenity spaces, etc. under a proposed zoning of RM-1 - Townhouse Residential. Attached to this report in Appendix A are reduced sized copies of the proposed civil site grading plan and civil site services key plan which shows details of the proposed architectural site plan layout, internal roadways, site grades, site services and the onsite storm water management facilities. The subject site is proposing a new gravity fed offsite storm sewer and sanitary sewer service connections from Larch Avenue located at the northwest corner of the site. All proposed onsite storm sewers and sanitary sewers drain by gravity to the proposed offsite storm sewer and sanitary sewer service connections. The new offsite water service connection to serve the proposed development enters the site from the 236 Avenue frontage just north of the proposed driveway letdown. Also note the existing cedar trees along the north property boundary to be retained and ground disturbance within the proposed covenant area is prohibited. 4. ONSITE STORM WATER MANAGEMENT FACILITIES The onsite storm water management plan for this proposed townhouse development is included in the following subsections and addresses the City of Maple Ridge's three tier storm water events as outlined in their design criteria manual (version October 2015). The Mean Annual Rainfall (MAR) is considered as the 2-year 24-hour return event as shown in Appendix B which also references the City of Maple Ridge's current storm water management requirements from their design criteria manual. Page2 CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street. Maple Ridge. BC May 5, 2017 Onsite Storm Water Management Report 4.1 Tier A Storm Water Events The following is from the City of Maple Ridge's design criteria manual requirements for Tier A post development storm water events: "Tier A events are small rainfall events that are less than half the size of the Mean Annual Rainfall (MAR) and represent approximately 90% of the annual rainfall. Capturing these small events from rooftops and paved surfaces at the source is the key to reducing runoff. This captured rainfall should be infiltrated, evapotranspired or re-used at the source." There are three onsite storm water management facilities proposed onsite to promote rainfall capture, retention, biofiltration, evapotranspiration and infiltration into the proposed landscaping areas. Please refer to the onsite civil key plan prepared by Centras Engineering Ltd . for details. The first facility is the installation of a minimum 450mm thick layer of imported absorbent topsoil (with a 30% void ratio) for all the proposed landscaped bedding areas onsite. There is approximately 2,969m2 of landscaped areas. The 450mm thick topsoil layer is in addition to the minimum required amended topsoil depth calculation of 356mm noted below. The amended topsoil calculation utilized Metro Vancouver's Storm Water Source Control Design Guidelines 2012 as follows: Where: Ds = Depth of Amended Topsoil (mm) = 356mm R = Rainfall Capture Depth (65 for Maple Ridge) Ks = Saturated Hydraulic Conductivity of Subsurface Soil (1.5 for Silty Clay Loam) I/P = Ratio of Impervious Tributary Area (0.65) The voids within the 450mm thick absorbent topsoil layer act like a sponge and are the main source contributing to rainfall capture. retention and evapotranspiration within the landscaping areas onsite due to overall volume and site coverage. Surface soil structure plays a fundamental role in storm water management. Utilizing absorbent landscaping can significantly reduce the volume and rate of storm water runoff from developed areas. The second facility are permeable pavers situated on top of a 400mm thick granular structure for all the visitor and handicap parking stalls. The voids within the 400mm thick granular structure have the storage capacity to capture a mean annual rainfall event. There is a total of 6 permeable pavers visitor parking stalls proposed onsite with a coverage area of approximately l 08m2. It is recommended for the strata's maintenance manual to power wash the permeable pavers on a yearly basis to remove any accumulated surface debris between the individual pavers which may affect the amount of storm water runoff infiltrating between them. The third facility are diverting building #3's back yard lawn drains and natural green space along the west property line to the proposed biofiltration rain garden located at the southwest corner of the site. Diverting the building's back yard lawn drains and intercepting the runoff from the natural green space to the biofiltration rain garden provides an opportunity to feed base flows to the plantings within the biofiltration raingarden. Building #3's back yard areas Page 3 CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC May 5, 2017 Onsite Storm Water Management Report equate to approximately 248m2 and the natural green space equates to 689m2 of storm water runoff area being directed to the biofiltration rain garden. The proposed biofiltration rain garden pocket located at the southwest corner of the site is sized to accommodate the anticipated forested storm water runoff flows from the natural green space and the grassed storm water runoff flows from the back yards of building #3 for a 1 :00 year rainfall event. The size of the rain garden pocket is a 6m2 base foot print complete with a maximum 2H:l V side slopes and a minimum water storage depth of 0.6m from the bottom base elevation to the minimum top of bank elevation. Due to the existing and proposed site grades and the proposed retaining wall along the west property line, the installation of a bioswale or raingarden to treat storm water runoff flows from paved roadways is not recommended for this site as an additional surface storm water biofiltration/infiltration facility. In summary, based on site coverage in percentage, there is 38% of landscaped areas, 3.2% of back yard runoff directed to the biofiltration rain garden, 8.8% of natural green space directed to the biofiltration rain garden and 1 .4% for permeable pavers for all the visitor parking stalls . 4.2 Tier B Storm Water Events The following is from the City of Maple Ridge's design criteria manual requirements for Tier B post development storm water events: "Tier B events are larger rainfall events that exceed Tier A up to and including MAR, these events represent approximately 10% of the annual rainfall and result in the majority of the peak flows in downstream watercourses. Source control facilities shall store the runoff from impervious surfaces resulting from the large rainfall events and release it at a controlled rate of a 1 :2 year forested flow to manage the rapid response of runoff from impervious surfaces. Source control facilities include detention/retention ponds, exfiltration trenches, dry wells, bioswales, rain gardens and other acceptable methods suitable for reducing the rate of runoff and removing contaminants prior to release into the downstream drainage system." In summary, the Tier B storm water management requirements are to detain a 2-year post development storm event with a 2-year predevelopment forested flow release rate. In order to prepare these drainage calculations. the following parameters were derived. The rainfall Intensity-Duration-Frequency (IDF) curve utilized for the storm water calculations were derived from the Golden Ears Elementary IDF curve as attached in Appendix B. This IDF curve was then used to calculate the constants "a" and "b" for a 2 year return frequency from the logarithmic scale rainfall intensity formula as follows: Wh ere: = Rainfall Intensity (mm/hr.) a = Constant Value T = Time [minutes) b = Constant Value The constant values derived forming a best fit line for "a" is 14.280 and for "b" is -0.484 to simulate a 2-year return IDF curve. Page 4 CENTRAS Engineering Ltd r Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC May 5, 2017 Onsite Storm Water Management Report The predevelopment forested flow time of concentration value was calculated using the Airport Method formula as follows: Where: Tc RPre L s = = = = Time of Concentration (minutes) Predevelopment Forested Runoff Coefficient (0.15) Travel Distance (metre) (123m) Slope of Travel Path (%) (15.7%) The calculated value for the predevelopment time of concentration utilizing the Airport Method is 13.8 minutes. The predevelopment peak runoff forested flow for a 2-year storm event is calculated by using the Rational Method formula as follows: Where: GPre = RPre = A = I = N = Predevelopment Peak Runoff Flow (m3/s) Predevelopment Forested Runoff Coefficient (0.15) Total Site Area (Ha) (0.78Ha) Rainfall Intensity (mm/hr.) (29.08mm/hr) 0.00278 The calculated value for the predevelopment peak runoff forested flow (QP,e) for a 2-year storm event is 0.00946m3/s (9.46L/s). This value is utilized in the design of sizing the storm water detention calculations and the circular orifice in the flow control manhole structure. Refer to Appendix C for Tier B storm water detention and orifice sizing calculations. For a 2-year post development storm event with a maximum release rate equal to the predevelopment peak runoff forested flow for a 2-year storm event, the required storm water detention volume utilizing the modified rational method is 23.9m3. Within a 50.9m3 underground oversized storm water sewer piping detention system this equates to a water depth of 0.46m inside the underground oversized storm sewer pipes. At this water depth within the oversized storm sewer piping system equates to a total head of 0.46m and a circular orifice of 81.7mm in diameter is required to achieve a maximum release rate of 0.00946m3/s to satisfy the Tier B requirements. 4.3 Tier C Storm Water Events The following is from the City of Maple Ridge's design criteria manual requirements for Tier C post development storm water events: "Tier C events are extreme storm events that exceed Tier B rainfall events and may or may not occur in any given year. Tier C is separated into the minor and major system and must provide adequate conveyance for runoff from extreme storms without causing property damage or impacts to public safety. The minor system comprises all drainage facilities that detain and convey up to the 1: 10-year event. The runoff from the minor storm is referred to as the minor flow and shall be detained and released at the I :2-year predevelopment rate unless approved by the City. Conveyance systems shall accommodate the I: 10-year post development flow. Minor system con include Page 5 CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC May 5, 2017 Onsite Storm Water Management Report storm sewers, culverts, channels, detention pond/tanks, exfiltration trenches, dry wells, bioswales, rain gardens and other acceptable methods suitable for reducing the rate of runoff. Roadways, overland flow paths, channels and watercourses shall be designed to ensure that the maximum hydraulic grade line is below the lowest existing or proposed minimum building elevation of any adjacent buildings. Surcharging at the inlet under the major flow is acceptable provided that the headwater profile does not rise above the minimum building elevation. -Major drainage routes shall be designed with adequate erosion and flood protection where surcharging is proposed." In summary, the Tier C minor storm water management requirements are to detain a l 0-year post development storm event with a 2-yeor predevelopment release rate. In order to prepare these drainage calculations, the following parameters were derived. The predevelopment time of concentration value was calculated using the Airport Method formula as follows: Where: Tc RPre L s = = = = Time of Concentration (minutes} Predevelopment Forested Runoff Coefficient (0.25) Travel Distance (metre) (123m) Slope ofTravel Path (%) (15.7%) The calculated value for the predevelopment time of concentration utilizing the Airport Method is 12.4 minutes. The predevelopment peak runoff forested flow for a 2-year storm event is calculated by using the Rational Method formula as follows : Where: GPre = RPre = A = I = N = Predevelopment Peak Runoff Flow (m3/s) Predevelopment Forested Runoff Coefficient (0.25) Total Site Area (Ha} (0.78Ha.) Rainfall Intensity (mm/hr.) (30.63mm/hr) 0.00278 The calculated value for the predevelopment peak runoff flow (QPre} for a 2-year storm event is 0.0166m3/s (16.6L/s). This value is utilized in the design of sizing the storm water detention calculations and the circular orifice in the flow control manhole structure. The rainfall Intensity-Duration-Frequency (IDF) curve utilized for the storm water calculations were derived from the Golden Ears Elementary IDF curve as attached in Appendix B. This IDF curve was then used to calculate the constants "a" and "b" for a 10-year return frequency from the logarithmic scale rainfall intensity formula as follows: I= aTb Where: = Rainfall Intensity (mm/hr.} a = Constant Value T = Time (minutes) b = Constant Value Page 6 CENTRAS _ Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC May 5, 2017 Onsite Storm Water Management Report The constant values derived forming a best fit line for "a" is 24.700 and for "b" is -0.487 to simulate a 10-year return IDF curve. Refer to Appendix D for Tier C storm water detention and orifice sizing calculations. Running the modified rational method storm water calculations for a 10-year post development storm event with a 2-year predevelopment release rate of 0.0166m3/s yields a storm water detention volume of approximately 40.9m3. Within a 50.9m3 underground oversized storm water sewer piping detention system this equates to a water depth of 0.79m inside the underground oversized storm sewer pipes. At this water depth within the oversized storm sewer piping system equates to a total head of 0.79m and a circular orifice of 94.6mm in diameter is required to achieve a maximum release rate of 0.00946m3/s to satisfy the Tier C minor requirements. The orifice diameter of 94.6mm is not consistent with the calculated Tier B orifice of 81.7mm. Therefore, the Tier C minor calculations are required to be modified utilizing an orifice diameter of 81.7mm to be consistent with the Tier B results. With an 81.6mm diameter circular orifice and a head of 0. 98m (0. 98m is the maximum storm water detention elevation at the obvert of the oversized storm sewer piping system at the upstream end of the underground detention system to the outlet pipe invert inside the flow control manhole) yields a flow of 0.01379m3/s. Now running the Tier C Minor calculations utilizing the modified rational method again (this scenario is called Tier C Minor Modified) with a maximum release rate of 0.01379m3/s, yields a storm water detention volume of approximately 49.7m3 and an 81.7mm diameter circular orifice consistent with the Tier B results. The proposed detention volume of 50.9m3 consisting of the underground oversized storm sewer pipes, manholes and flow control manhole will provide a total storm water detention volume greater than the required 49.7m3. For Tier C Major events, there is an escape route for this extreme rainfall event such as the 100- year post development runoff event to prevent property damage and/or impacts to public safety. Inside the storm water flow control manhole structure there is an emergency 300mm diameter vertical overflow spillway pipe that is adequately sized to convey the 100-year post development rainfall event to the downstream storm sewers. The 100-year hydraulic grade line elevation on the 300mm diameter vertical emergency overflow spillway pipe is located 0.45m below any foundation drain inverts that are hydraulically connected to the onsite storm sewer system by gravity therefore limits any potential threats to property damage and/or public safety. Refer to Appendix D for Tier C Minor and Tier C Minor Modified storm water detention calculation utilizing the modified rational method and the orifice sizing calculations. 4.4 Summary of Onsite Storm Water Management Results An underground oversized storm sewer piping system consisting of 72.7m of 900mm diameter storm sewer pipes sloped at 0.10% and three 1500mm diameter storm sewer manholes provide a net underground storm water detention volume of approximately 50.9m3 complete with a flow control device with an 81 mm diameter circular orifice is required to satisfy the City of Maple Ridge's Tier Band Tier C minor storm water management requirements. 4.5 Onsite Storm Water Management Restrictive Covenant The City of Maple Ridge requires the developer to register a restrictive covenant on the property pertaining to the onsite storm water management facilities. The developer's lawyer and civil engineer to assist the developer in preparing this document. A sample copy of Maple Ridge's Page 7 CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC May 5, 2017 Onslte Storm Water Management Report storm water management restrictive covenant is located in Appendix E. It is recommended for the developer's lawyer to contact Maple Ridge first to obtain the latest copy of the restrictive covenant prior to commencing the document preparation. 5. STORM WATER QUALITY Just downstream of the flow control manhole is the storm water oil and grit interceptor. Prior to any storm water drainage runoff exiting from the site to the downstream storm sewers, creeks and streams, all of the site's storm water runoff passes through a storm water oil and grit interceptor manhole. The storm water oil and grit interceptor manhole is engineered specifically to this site to remove suspended oils caused from upstream paved surfaces and also removes a minimum 80% of the annual total suspended solids. The 80% total suspended solids removal rate is a LEED specification. The proposed storm water oil and grit interceptor for this development is the CDS Technologies Storm Water Treatment System (CDS 2015-4 model) which is a true hydrodynamic (swirl concentrator) oil/grit separator that combines screening and enhanced gravity settling to remove floating, neutrally buoyant and non-buoyant solids from storm water runoff. The non- blocking screen captures 100% of the pollutants equal to the screen aperture size (2,400 microns and larger) and is proprietary to CDS Technologies. Refer to Appendix F for a shop drawing of the CDS 2015-4 storm water oil and grit interceptor. All non-buoyant solids are directed to a sump that separates the captured pollutants from the treatment flow path to prevent the larger storm events from re-suspending previously trapped material. The floatable debris and oil/grease are trapped upstream of the baffle for easy removal by a vacuum truck. The CDS Technologies Storm Water Treatment System can be installed as a bend structure, can accommodate multiple inlets, and does not require an elevation difference between the inlet and outlet pipes. The CDS Technologies Storm Water Treatment System is fully verified by third- party agencies such as NJ CAT and others. Please refer to their website www.rainwatermanagement.cg for further product information and specifications. The CDS Technologies is also on the British Columbia Ministry of Transportation's approved products list. 6. MAINTENANCE PROCEDURES 6.1 General The onsite storm water management facilities are designed and constructed to require limited inspection and maintenance throughout their life cycle while providing high efficiency. The property owners and strata are to undertake the following maintenance procedures as outlined in the following sections. 6.2 Confined Spaces Storm sewer manholes, underground storm water detention tanks and storm water oil and girt separator manholes are defined as confined spaces. Do not enter inside these manholes and underground tanks to perform maintenance procedures without the proper equipment, ventilation and WorkSafe BC certification for confined spaces. Only highly skilled and trained professionals to complete these tasks. Page 8 CENTRAS Engineering Ltd Quartz-31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC 6.3 Catch Basins & Lawn Drains May 5, 2017 Onsite Storm Water Manaqement Report To ensure proper unobstructed runoff flows to the underground storm sewer pipe systems, catch basin and lawn drains need to be inspected at least semi-annually. Routine maintenance includes clearing grates and sumps of any leaves and debris and ensuring the trapping hood on the outlet pipe with the basin is functioning properly, A plugged inlet grate or a plugged outlet pipe will prevent storm water surface runoff from entering into the catch basin or lawn drain and will result in water ponding on the surface. Catch basins and lawn drains are vital to capturing and retaining heavier silts, sediments and debris and preventing it from entering into the downstream storm water drainage systems. To function properly, catch basins and lawn drains to be vacuumed and cleaned by a vacuum pump truck on an annual basis. Sediments and debris removed from the bdsins to be disposed offsite at an approved facility, Upon cleaning out the catch basins and lawn drains, they will be recharged with clean water after the next rainfall event. 6.4 Storm Sewer Pipe Systems & Manholes Annual maintenance inside the storm water oil and grit separator to be completed at zero storm water runoff flow condition. 6.5 Underground Oversized Storm Water Detention Sewer Pipes Inspection and maintenance of the underground oversized storm water detention sewer pipes are key to ensuring a proper functioning product and system longevity. It is recommended that during construction the contractor implements the necessary steps to prevent sediment and sediment laden water from entering into the underground detention sewer pipes. The contractor to install and maintain all erosion and sediment control facilities as per the City's erosion and sediment control bylaw, erosion and sediment control plans and to best management practices to mitigate the release of sediment laden water. Once the site is stabilized, the contractor to decommission, remove and properly dispose of all erosion and sediment control facilities offsite. Care should be taken during the removal to prevent any collected sediment or debris from entering the underground detention sewer pipes. After all the erosion and sediment control facilities are removed, the contractor to flush the entire drainage system onsite to remove any accumulated sediment or construction debris by following the maintenance procedure outlined below. During the initial first year of service, a visual inspection should be completed during and after each major rainfall event, in addition to semi-annual inspections, to establish any patterns of sediment and debris building. Each storm water system is unique and multiple criteria can affect maintenance frequency. For example, factors include where the upstream runoff is coming from (hardscape, gravel, soil, etc.) and seasonal changes like autumn leaves and winter sands/salts. During and ofter the second year of service, on established annudl inspection frequency will be developed based on the information collected during the initial first year. At a minimum, on inspection should be performed semi-annually qnd the oversized sewer pipes should be flushed and vacuumed at least once every 5 years based on normal upstream site conditions. Inspection: Page 9 •• CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development l 3245 236 Street. Maple Ridge. BC Moy 5, 2017 Onsite Storm Water Management Report • Inspect all surface grade observation manholes, inflow and outflow connections and the discharged flow control manhole. • Identify and log any sediment and debris accumulations. • If there is a sufficient need for a system cleanout, contact a local cleaning company for assistance. Flushing and Cleaning: • Using a vacuum pump truck, evacuate debris from the inflow and outflow points. • Flush the systems with clean water forcing debris and sediments from the systems. • Repeat the above two steps unit no debris and sediments are evident. 6.6 Storm Water Oil & Grit Separator (CDS Unit) Annual maintenance inside the storm water oil and grit separator to be completed at zero storm water runoff flow condition. Maintenance is a key to any storm water oil and grit separator system for proper long-term effectiveness. CDS allows for unobstructed access without confined space requirements. 6.7 Release of Phosphorous Another environmental concern with storm water drainage runoff leaving a site into downstream storm sewers, creeks and streams is the release of phosphorous in high concentrations. It is a fertilizer that promotes plant growth in aquatic habitats but a high concentration of phosphorous can be hazardous. Removing the phosphorous before it is ever implemented onsite provides a safe and effective method to reduce the risk of phosphorous before mixing with the storm water runoff. This can be achieved by ensuring the strata's maintenance site cleaning, window washing plan and landscaping fertilizers use low phosphate or phosphate-free cleaning agents. 7. EROSION & SEDIMENT CONTROL PLANS The City of Maple Ridge has an erosion and sediment control bylaw in place that requires the developer to implement temporary facilities onsite during the construction process to limit the amount of erosion and sediment laden construction water runoff from the proposed construction site. Temporary erosion and sediment control facilities include a rock access pad, catch basin sediment traps, silt fencing. stock pile covers, construction water interceptor swales, sediment ponds, floe belts, dewatering bags, hydro-seeding, compost filter socks, limiting licensed plated vehicles to gravel and paved surfaces, washing vehicle tires just prior to leaving the site, etc. Refer to Appendix G for erosion and sediment control plans (three stages), details and notes. Page 10 CENTRAS Engineering Ltd Quartz -31 UnitTownhouse Development 13245 236 Street, Maple Ridge. BC May 5, 2017 Onsite Storm Water Management Report If there are any questions or comments regarding the storm water management report, please contact me at 604-782-6927 or by email at steve@centras.co. Yours Truly, CENTRAS ENGINEERING LTD. Steve O'Connell, P.Eng. Enclosures,: Appendices Pagel l CENTRAS Engineering Ltd Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC Appendix A: May 5, 2017 Onsite Storm Water Management Report Key Plan, Site Grading Plan & Storm Water Management Details CENTRAS Engineering Ltd LOI:?~, SECIION 26, lOWNSHII' 12 Nf:.W Wf.HMINSlER DISIRICI PLAN .wns 1-w w "" I-v, ..., "' N C:W~IU~ 11 CDIIO'l ... ,_ l. ML o.umSJ!lr!S, orr!.ClS, !,,1[5 /.NO [lLVA~S AR[ \N U[l!l,C A!<D 10 G(OO[ll~ OAlUllal>NLCSS NOlED OTHllll,IS[ 4 A~~I~ Pff!IIIT, 111(( CUTIINGP(RLIIIAAOAHEROSIDN& !,(OIMLHI COOlRl;l.. PERl,,lll 5~.lll et 081,-ill(O IMOU 1m: CITV Of U,'J"L! 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BYRNE ROAD BURNABY, BC VSJ JJ1 PHONE: ,04-522•"77 fAX: ,o◄-HB-3410 www conc0il1.c,;,m 19 'CENTRAS Ef'lgineelin9 Ltd C:ROVDON 8U11NHS CENTiE ~216-2'30 C~OYDON D~ln ~fl~ICV.Ul!J. 111....tlk· ,n1~~•M!t!!i.u PERMEABLE PAVER PARKING STALL DETAIL ~ ML ~DAO (l[VAflC,hS .lll[ liN'1$1<1.0 S\1111 .. CC l'A\(11£Nl .uc> 1"91C!J \1,/~r...cr OJll[HllN[ [L(VM\OIIS. •• 01oa1.-,al:f1an~1•10l'l(li•t~«-'lill• 1-.-Jl.AJSI ALL n1SllNC AAD PROPOS[O Rr11s, 1c·. AND (Ol'[AS '1.USlt lllltt flMSll(D SUAfACC CRAO[S (l/M.(55 NOllO OllilR\liiS!:) I. /!~~11Mi~e;:g::o SllRfACC ~~s !O [.IJSl~G SVRFACl \!0/IJIS '111111" l f~Sttlll WIIU UIC Ct(V.o.lll'!IS 5tVU I" WSUUIO 'll!lt<l\l .l \l!:lllltM NIJ IIOllllaifA ll)l[RIJltc or 10-.,.,. M fll(l Ml( S\!9..(CT ID ACUO'll<l AH!I A(Pl,.OC\llllll .. 1 Jll1 CDNl~ .. CIOIIS lffl'i51 1 ~~~~~,.,1,0 ~r~ .. 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DISCVSSIDN PURPOSES 't 7 SCALE: 1:250 ENG!NEE.l~S SEA.l CJ =~~~?--~.," .. ~t:A t QIJl\•4"-'¥11(11 ,._ .. ~~ ~:!t.~~t."'""4 "i!}j~',) Cll'STll'«i CR0\1'10 SIIRf"ACE CLC\'AI-ON -# n~~l.(O SUfff/oC[ Cl(V~ll(IN ~r~::~;~,,!l=~ -# ll[(IOfillftGONllMISll'lf.l(t[l(V .. !ION -............ ~!,■,Ill' M:nJ"'Qo~"'1!Uil'Ht l~S,H(OIWHFLOO~El!:\IAl'°"-/lrtlRlC /IRCt11lu:JU1<AL M,ll'J<~5 relit DW,ILS f>4/(ll(WAtt,ttti:tn~f)Cr• QIJICiU.5.c.wQ,,O(l(AIL,&,tti.[.,!O,. .. , .,..,u.,(o1,:be'• trffl. --'« .... (lt,-a~ktir,.J. flNOSl!CD lll'l'\{A nOOR [l[YAIION. AcrCR 10 ~ttll[CIUKII..OAA'lllltGSFORD[lM.5. CITV Of MAPI.£ RIDGE SIT£ GllAOING PLAN H All ELCVATIONS ARE GtO\.l~llC NID RHE'1: TO No. SURVEY MOt,aUMENl t-lUM8E~: 02HZ~◄D ¥ LOClllED flt; I.ARCH II VENUE t. ZJ6SIR~l A!l!lHAVINCElEVAIIONOF 7C,I41!m !t LOI ;!.~.Sl:CTION 28. IOW!'<SM~ 12 NlcW WESIMINSTER DISTRICT Pl.AN 40U8 STORM WATER DETENTION TANK PLAN VIEW STORM WATER FLOW CONTROL MANHOLE DETAIL R_EVISIONS /·SUIMISSIONS DAU CUEN! QUA~RY ROCK DEVELOPMENTS (236) INC. c/o CONCOSTS MANAGEMENT INC. 11202 • 548'1 8YIIHE ROAD BURNABY, ec VSJ 3Jl PHONE:60◄•522·tf77 FAX:6D4-5Ul-l◄IO IC+lftdtOf•'lll~li"t ~• UUl,:l'ffl www coru:oJts com --· D\:~11'\-~ --..,,r-i, ~JI> ·., CENTRA.S i::r1~1n,e.rf11',1 Ltd :::r.JI··;;::.:. .... : ~- -=-~~~-.. ,.. ~-=-.:-f"..._. . -.!.!L.- =..! ]~ 'J[ . .::::::::,::: : _;;:_-: -·---• 111(_1'\u ~•-lf'l,-f ~ ffi!J,-, ,JIQH& il\lA!{I Plt:'IW C:Otm:o~ MA .. 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Maple Ridge, BC Appendix B: May 5, 2017 Onsite Storm Water Management Report City of Maple Ridge's Storm Water Management Requirements CENTRAS Engineering Ltd City of Maple Ridge Design Criteria Manual September 2015 D1 INTRODUCTION SECTION D -DRAINAGE The goal of the drainage design criteria is to standardize the procedures for designing drainage facilities in the City of Maple Ridge to reduce the potential risks to health, safety and property damage; minimize impacts on the natural environment; and provide a social and economic benefit to the community. To achieve the overall drainage goals, designs shall comply with current City bylaws, senior government guidelines and other conditions identified in other available documentation including Integrated Stormwater Management Plans, geotechnical or groundwater investigations. Stormwater management shall respect the form and character of the surrounding land and work towards mimicking natural drainage conditions while integrating protected natural drainage features including conservation land, watercourses, wetlands, ponds, channels and any necessary infrastructure including the minor and major storm facilities to address three tier stormwater management and water quality issues. D2 STORMWATER MANAGEMENT PRINCIPLES D2.1 Responsibility Drainage systems shall consider the analysis for the control of all rainfall events in consideration of the entire watershed and three tier principals. The design of the drainage system shall incorporate techniques to capture small events (Tier A), control runoff from larger events (Tier B) and provide adequate level of flood protection (Tier C). Additional criteria may be established through senior environmental agencies and applicable City bylaws when interfacing with watercourses, including but not limited to: • Watercourse setbacks, conservation and compensation areas. • Bank protection and stabilization to control erosion and downstream sedimentation. • Stormwater management facilities should consider recreational, environmental and aesthetic benefits as well as flow control and water quality. • All filling or soil removal activities in or around watercourses must be undertaken in accordance with City bylaws and senior government regulations. • Watercourse crossings shall consider flood protection and the preservation of existing fish passage in streams when determining the type, sizing, location and installation plans. All aspects must be approved by the City and comply with senior government agencies. • Sources of pollution shall be limited from all drainage systems with consideration to temperature, organic matter, toxic matter and sediment. • Base flows shall be sustained in watercourse to protect fish habitat. Page 25 City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE The capacity of an existing municipal drainage system shall be reviewed to determine that it is adequate to receive the proposed design flows. Existing facilities which are undersized or inadequate to accept additional drainage must be upgraded at the Developer's expense to accommodate the appropr[ate flows. A Stormwater Management Plan shall be submitted for all developments identifying the three-tier concepts; treatment for water quality, additional criteria, capacity upgrades and recommend a stormwater concept that is economically and environmentally justifiable for the development. Detailed designs shall be submitted following acceptance of the stormwater plan and include the operation and maintenance responsibility for stormwater drainage facilities. Designers shall contact the Engineering Department to obtain any existing information that may be of assistance to them. D2.2 Tier A Tier A events are small rainfall events that are less than half the size of the Mean Annual Rainfall (MAR) and represent approximately 90% of the annual rainfall. Capturing these small events from rooftops and paved surfaces at the source is the key to reducing runoff. This captured rainfall should be infiltrated, evapotranspired or re-used at the source. D2.3 Tier B Tier B events are larger rainfall events that exceed Tier A up to and including MAR, these events represent approximately 10% of the annual rainfall and result in the majority of the peak flows in downstream watercourses. Source control facilities shall store the runoff from impervious surfaces resulting from the large rainfall events and release it at a controlled rate of a 1:2 year forested flow to manage the rapid response of runoff from impervious surfaces. Source control facilities include detention/retention ponds, exfiltration trenches, dry wells, bio-swales, rain gardens and other acceptable methods suitable for reducing the rate of runoff and removing contaminants prior to release into the downstream drainage system. D2.4 Tier C Tier C events are extreme storm events that exceed Tier B rainfall events and may or may not occur in any given year. Tier C is separated into the minor and major system and must provide adequate conveyance for runoff from extreme storms without causing property damage or impacts to public safety. The minor system comprises all drainage facilities that detain and convey up to the 1:10 year event. The runoff from the minor storm is referred to as the minor flow and shall be detained and released at the 1:2 year predevelopment rate unless approved by the City. Conveyance systems shall accommodate the 1:10 year post development Page 26 City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE flow. Minor system can include storm sewers, culverts, channels detention ponds/tanks, exfiltration trenches, dry wells, bio-swales, rain gardens and other acceptable methods suitable for reducing the rate of runoff. The major system comprises all drainage routes that are designed to accommodate runoff from the 1:100 year event and shall be contained within a public right of way or natural drainage channels capable of accepting the design flow. Where directed by the City the 1:100 shall be detained to a 1:10 year pre-development rate for upland areas. Roadways, overland flow paths, channels and watercourses shall be designed to ensure that the maximum hydraulic grade line is below the lowest existing or proposed minimum building elevation of any adjacent buildings. Surcharging at the inlet under the major flow is acceptable provided the headwater profile does not rise above the minimum building elevation. Major drainage routes shall be designed with adequate erosion and flood protection where surcharging is proposed. In the event that surface flow is not feasible or that the inlet facility is likely to be blocked or restricted, consideration shall be given to the sizing of the storm sewer system to accommodate the major flow. Developments that discharge to natural watercourses may be required to define the 1:200 year hydraulic grade line for pre-development and post-development conditions in the area to be developed and along affected watercourses downstream of the development. 02.5 Stormwater Management Plan Stormwater Management Plans identifying the drainage requirements and concepts shall be prepared for all development applications. The City may exclude building permits for single or two family urban dwellings or developments applications with a total impervious site area less than 500m2 including all structure footprints, parking or landscaping features. All plans shall include the following information: • identify the catchment boundaries and conditions (including size, existing and future land use, imperviousness, surface and subsurface conditions) that originate in or drain through development site • available developable land and proposed lot grading • location of and the development impacts to existing major infrastructure and environmentally sensitive areas • 3-tier development drainage conditions • identify any necessary infiltration investigation • requirements for flood control and acceptable extents of flooding • downstream system capacity, erosion and bank stability issues • constraints imposed through regulations • operation and maintenance plan • erosion and sediment control plan Page 27 City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE The type of hydrologic analysis or modeling required to support the concept shall be preapproved by the City and determined by the complexity of the watershed and development under consideration. All stormwater calculations or modeling results will be submitted in support of the rezoning, subdivision or development permits. Where Stormwater Management Plans require works or facilities to control stormwater discharge detailed plans, specifications and an Operation and Maintenance Plan sealed by a Professional Engineer will be required. Each facility will be designed in accordance with most current "Metro Vancouver Source Control Guidelines". D3 DESIGN FREQUENCIES The following storm return frequencies shall be used for the design of the drainage system: Storm water management Plan Tier A: 50% of MAR* Tier B: Tier C: Conveyance Minor Systems: Major Systems: 50% of MAR* to MAR* Exceed MAR* 1 in 10 years 1 in 100 years *Mean Annual Rainfall (MAR) is considered as the 2 year 24 hour return event. Under special circumstances, drainage facilities in major watercourses may be required to accommodate flows with return frequencies greater than 1 in 100 years. The Designer should confirm the required return frequency with the Municipal Engineer. D4 RUNOFF ANALYSIS Conveyance systems shall be designed to accommodate the post-development flows based upon the ultimate OCP land use. Storage shall use the pre-development flows based upon naturalized land use. All calculations pertinent to the design of the drainage system shall be signed and sealed by the Design Engineer and submitted to the City. The Rational Method shall only be used to compute peak runoffs for developments where the total tributary area is 10 hectares or less. For developments where the total tributary area is greater than 10 hectares the Runoff Hydrograph Method shall be used. For the simulation of large watersheds or complex drainage systems, including those involving multiple detention facilities or infiltration systems, the Municipal Engineer may require the use of extended duration and sequential storms or continuous rainfall data. The owner's engineer shall obtain the appropriate rainfall data for the analysis. Page 28 r City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE D5 RATIONAL METHOD The Rational Method calculates the peak flow using the formula: Q Where R A I N RAIN runoff coefficient x soil adjustment factor (SAF) drainage area in ha rainfall intensity in mm/h 0.00278 05.1 Runoff Coefficients The following runoff coefficients shall be used for the Rational Formula: Land Use Suburban Residential * Low Density Residential Medium Density Residential High Density Residential Commercial Industrial Institutional (i.e. Schools) Parks/Grasslands Cultivated Fields Woodlands/Forested * Average lot 0.5 ha or greater D5.2 Soil Adjustment Factor Percent Impervious 20 40 65 78 90 90 80 20 30 5 5/10 Yr Runoff 100 Yr Runoff Coefficient Coefficient 0.25 -0.35 0.40 0.30-0.50 0.55 0.40 -0.60 0.65 0.60 -0.75 0.80 0.70 -0.80 0.85 0.50-0.80 0.85 0.65 -0.75 0.80 0.10 -0.25 0.30 0.10-0.30 0.40 0.05 -0.10 0.30 A soil adjustment factor (SAF) shall be applied to the runoff coefficient to reflect the local ground conditions. Surface Type Sandy soil with flat slope (up to 5%) Sandy soil with steep slope (over 5%) Clayey soil with flat slope (up to 5%) Clayey soil with steep slope (over 5%) SAF 0.9 1.0 1.0 1.1 The runoff coefficients and soil adjustment factors listed above are for general application. The Designer shall verify that the coefficient is appropriate for the design area. The Municipal Engineer will be the final authority on the coefficient to be utilized. Page 29 City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE D5.3 Catchment Area The tributary area used for the design of the storm drainage shall be consistent with the actual contours of the land and assumed future development boundaries. Although minor changes in the catchment boundaries may be necessary for the development, the total development tributary area should not deviate from the total natural drainage area and assumed future development boundaries as directed by the Municipal Engineer. Some catchment areas will be tributary to more than one storm sewer, and in the absence of definite development proposals for tributary lands, all sewers shall be designed to accommodate the drainage. While contour maps provided by the City are reasonably indicative of the actual conditions, designers are cautioned not to interpret them to be exact and correct. The Designer is responsible for obtaining true and accurate surface elevations for the analysis. D5.4 Time of Concentration The time of concentration is the time required for water to flow from the most remote part of the catchment area under consideration to the design node. For both urban and rural areas, the time of concentration consists of the following formula: Where Tc Tc Ti Tt Ti+ Tt time of concentration (minutes) inlet or overland flow time (minutes) travel time in sewers, ditches, channels or watercourses (minutes) Inlet or Overland Flow Time (Ti) a) Overland Sheet Flow Time in Undeveloped Basins The maximum overland sheet flow distance for undeveloped basins is 300m, but shall be reduced to 250m for basins less than 20 hectares. The minimum overland flow time shall not be less than 15 minutes. b) Typical inlet times for urban areas are as follows: 4000 m2 Lot 2000 m2 Lot 700 m2 Lot Single Family Lot Multi-Family Lot Commercial/Industrial /Institutional 15-30 minutes 15-20 minutes 10-15 minutes 10 minutes 8 minutes 5 minutes c) The inlet time in rural areas shall be calculated using the Airport Method: 3.26 (1.1-C) L 0.5 Ti s0.33 Page 30 City of Maple Ridge Design Criteria Manual September 2015 Where Travel Time (Tt) SECTION D -DRAINAGE Ti C L s inlet time (minutes) runoff coefficient travel distance (m), maximum length= 300m slope of travel path (%) The travel time in sewers, ditches, channels or watercourses can be estimated using the following formula: Where Tt Ct L n s Tt = Ct L n 12 s0.5 travel time (minutes) flow travel coefficient (0.5) length of flow (m) roughness coefficient 0.050 natural channels 0.030 excavated ditches or packed clay 0.013 asphalt or concrete lined channels 0.013 concrete or PVC pipe slope in m/m The above equation provides an approximate travel time, which shall be corrected with the actual time of flow calculated from the hydraulic properties of the selected pipe/channel. A composite value for Tt shall be calculated in cases where the type of flow along the longest path varies or the slope changes. D5.5 Rainfall Intensity Rainfall data from the Metro Vancouver rain station at Golden Ears Elementary School shall be used for rational method calculation in the City of Maple Ridge. Rainfall Intensity-Duration-Frequency (IDF) data for the station is provided on the following pages. The rainfall intensity (I) for the Rational Formula shall be determined from the rainfall IDF curves based on the calculated time of concentration for a given catchment. For catchments above elevation of 150m, as shown in "Kerr Wood Leidal Rainfall Boundaries" below, a multiplication factor of 1.4 shall be applied to the IDF rainfall intensities to account for variation of rainfall with elevation in the City. Page 31 City of Maple Ridge Design Criteria Manual September 2015 SECTION D -DRAINAGE l<Qonc:t ~ ;-.. -c;)...,,·t.-,·,u1 -~-~,-s,,·-,., --in::'\" ,.w;;.r-.;..i.l:.r,cr10,:x.lJ.h C:3 ==:r. .::n,..,,.,t~" ~ '!~i ,o;•,,.."'I,~ C'.3 -...... ,9 C:3.IR..".'4'r"r,H-•~f'".' -..;.,.1i,11'r..1-,· :~--,... .:o, -~~ ,.,.~,_~._. GREATER VANCOUVER SEWERAGE AND DRAINAGE DISTRICT DM62 Golden Ears Elementary School RAINFALL INTENSITY -DURATION FREQUENCY VALUES (ALL DURATION) COMPUTED FROM THE INTERPOLATION EQUATION -INTENSITIES (mm/hr) DURATION RETURN PERIOD 2 year 5 year 10 year 25 year 50 year 100 year 5 min 47.66 68.37 82.05 99.31 112.10 124.79 15 min 27.98 40.13 48.16 58.28 65.78 73.22 30 min 19.99 28.68 34.41 41.63 46.99 52.30 1h 14.29 20.49 24.58 29.74 33.57 37.36 2h 10.21 14.64 17.56 21.25 23.98 26.69 6h 5.99 8.59 10.31 12.47 14.07 15.66 12 h 4.28 6.14 7.37 8.91 10.05 11.19 24 h 3.06 4.39 5.26 6.36 7.18 7.99 48 h 2.19 3.14 3.76 4.55 5.13 5.71 72 h 1.80 2.58 3.09 3.73 4.21 4.69 Page 32 -0 OJ (10. (l) w w iii ..... . E: Ill. a:: RAINFALL IDF CURVE-ALL DURATION-DM62 GOLDEN EARS ELEMENTARY 10C,1}0 1~-- ''~" I'-.. i-,..__ ttm 0.10 .. , ....... '-, ...._, -....... ~ I;.,"' r<~ r--... ......... ., ........... ' ... ---......... ~ ,...,.__......___ "" r--.... ~ 1, I'-, -- ~--' r-.... :::-r--. ' ... ""' I'-...._ :,.. r-,... 1"-r.,, i-~ r ..... ,.,. ... ' I'..._ ~~ ' r--, r-,... .J~ I' r-.. ~ I',-.. '~ ·1.00 •-,--17 ----- I ~ i"I... ~ [',-.'.: ~ ,-... .. , ~ I', ,~ I'--1, ~ i', "I""-['.. "' i"r, I"' I" " l"r--~~ r-...... I' I', ...... ""r-.'-, . -....... ' I'-,.. ''-I"' . ......... ~, ,.:----. ' ' t---.. ,, "'-......_ ~ r,i' .........____ ... "--~ I'-...~ 1•~ -I~ ~ '-.. ............... I"-... I"~ ...... I'...... 10.00 Ot1ratfon {tr) ' -,, ... ' r, .... ......_ r--.. ... ' r-.. r-.. ~,-,- I I 100.00 -100:,-cu• -su:car -?5 •c,;;r -1oye31 (/) n, ~ 0 z 0 0 ::0 ~ z ~ n, Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC Appendix C: May 5, 2017 Onsite Storm Water Management Report Tier B Onsite Storm Water Detention & Orifice Calculations CENTRAS Engineering ltd TIER B: ONSITE STORM WATER DETENTION VOLUME CALCULATIONS -MODIFIED RATIONAL METHOD Analysis Scenario: 2-Year Post Development Storm Event Vs. 2-Year Predevelopment Release Rate Developer/Client: Quarry Rock Developments c/o Concosts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 2017 Centras Project: 1 6002 2-Year Predevelopment Parameters: IDF Curve: Golden Ears Elementary School lntensity=aTb Where I [mm/hr), T (hr], a & b Are Constants Time of Concentration (T): 13.Smin Oz-yr= 14.280 b2-yr = -0.484 2-Year Intensity (mm/hr): 29.08 Runoff Coefficient (R): 0.15 Catchment Area (Ha): 0.78 N: 0.00278 02-YR Predevelopment=RAIN: 0.00946m3/s Storm Duration Intensity Peak Inflow Inflow Volume (Minutes) (mm/hr) (m3/s) (m3) 5 47.54 0.05313 15.94 10 33.99 0.03799 22.79 15 27.93 0.03122 28.10 20 24.30 0.02716 32.59 25 21.81 0.02438 36.57 30 19.97 0.02232 40.18 40 17.38 0.01942 46.61 50 15.60 0.01743 52.29 60 14.28 0.01596 57.45 75 12.82 0.01432 64.46 90 11.74 0.01312 70.82 120 10.21 0.01141 82.15 150 9.16 0.01024 92.18 180 8.39 0.00938 101.27 210 7.79 0.00870 109.66 240 7.30 0.00816 117.48 300 6.55 0.00732 131.82 360 6.00 0.00670 144.82 420 5.57 0.00622 156.81 480 5.22 0.00583 167.99 600 4.69 0.00524 188.50 840 3.98 0.00445 224.24 1080 3.53 0.00394 255.28 1320 3.20 0.00357 283.13 1440 3.07 0.00343 296.14 --------- 2-Year Post Development Parameters: IDF Curve: Golden Ears Elementary School lntensity=aTb Where I (mm/hr), T (hr), a & b Are Constants 02-yr = 14.280 b2-yr = -0 .484 Runoff Coefficient {R): 0.60 Catchment Area {Ha): 0.67 N: 0.00278 ... CENTRAS Engineering Ltd Release Rate Outflow Volume Storage Volume (m3/s) (m3) (m~) 0.00946 2.84 13.1 0 0.00946 5.68 17.12 0.00946 8.51 19.58 0.00946 11 .35 21.24 0.00946 14.19 22.38 0.00946 17.03 23.15 0.00946 22.70 23.90 0.00946 28.38 23.91 0.00946 34.06 23.40 0.00946 42.57 21.89 0.00946 51.08 19.74 0.00946 68.11 14.04 0.00946 85.14 7.04 0.00946 102.17 0.00 0.00946 119.19 0.00 0.00946 136.22 0.00 0.00946 170.28 0.00 0.00946 204.33 0.00 0.00946 238.39 0.00 0.00946 272.44 0.00 0.00946 340.55 0.00 0.00946 476.77 0.00 0.00946 613.00 0.00 0.00946 749.22 0.00 0.00946 817 .33 0.00 MINIMUM ONSITE STORM WATER DETENTION VOLUME (m3): 23.91 C:\Users\Sleve O\Google Drive\Projecls\16002\C Colculoliom\12017-02-05 Onsile Slorm Woler Delenlion Colculolions.xlsx]TIER C (MINOR) MODIFIED # II TIER B ORIFICE DIAMETER SIZING CALCULATIONS II Developer/Client: Quarry Rock Developments c/o Concosts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 201 7 Centres File: 16002 ---------- 100-Year Post Development Parameters: Maximum Storm Water Release Rate: IDF Curve: Golden Ears Elementary School Time of Concentration (Tc): 5.0min ------QRelease Rate = __ 0_._Q_Q_94_6 __ m3/s a100-yr = 37.662 b100-yr = -0.479 ------100-Year Intensity (mm/hr): 123.8 ------Runoff Coefficient (R): 0.65 ------Catchment Area (A) (Ha): 0.67 ------N: 0.00278 CENTRAS Engineering Ltd Q100-YR = RAIN: 0.150m3/s ,,----------FINISH ED RIM ELEVATION [m] = 61.50 m -100-YEAR HGl ELEVATION [mJ = 56.86 100-YEAR HEAD ON VERTICAL = 0.20 OVERFLOW RISER PIPE [H JOO-YR] [ml 100 YEAR HGl WATER LEVEL ~ EMERGENCY OVERFLOW VERTICAL RISER PIPE ELEVATION {MAXIMUM 56.66 STORM WATER STORAGE EL.EVATION = •: [ L---1 Of DETENTION FACIUTV] [mJ INLET PIPE ~ } L,._,__ • .J HEAD FOR DESIGN OF ORIFICE 0.46 ~ .. L-' PLATE (h] [m) I Q___:/-e_ VERTICAL OVERHOW RISER PIPE = 300 .L-.J DIAMETER [mm] STORM ., WATER FLOW OUTLET PIPE INVERT ELEVATION [m] 55.70 DIRECTION CIRCULAR ORIFICE DIAMETER (mm} = 81.7 STORM WATER FLOW CONTROL MANHOLE DETAIL HEAD ON OVERFLOW RISER EQUATION hlOO-" -(, :1:;c ) 0.667 WHERE: h700_YR = 100-Y EAR HEAD ON OVERFLOW [m] °-ioo-YR= 100-YEAR FLOW RATE [m3 /s] We= WEIR CREST LENGTH [m] = 3.1416 x d0 d0= OVERFLOW RISER DIAMETER [m] CIRCULAR ORIFICE EQUATION Q= CxAxj2xgxh WHERE: Q = MAXIMUM RELEASE RATE [m3/s] C =COEFFICIENT= 0.6 A= CIRCULAR ORIFICE AREA [m2] g = 9.81 m/s2 h = HEAD ON ORIFICE PLATE [m] C:\Users\Sleve O\Google Drive\Prcjects\ I C002\C Colcutolioru\{2017-02--05 Flow Ccnltot Orifice Diomerer Colcutatiom xlsxJOrilice Cok:s-lier C Modilied m m m m mm m Imm ( Quartz-31 UnitTownhouse Development 13245 236 Street. Maple Ridge, BC Appendix D: May 5, 2017 Onsite Storm Water Management Report Tier C Minor & Tier C Minor Modified Onsite Storm Water Detention & Orifice Calculations CENTRAS Engineering Ltd . TIER C (MINOR): ONSITE STORM WATER DETENTION VOLUME CALCULATIONS -MODIFIED RATIONAL METHOD Analysis Scenario: 10-Year Post Development Storm Event Vs. 2-Year Predevelopment Release Rate Developer/Client: Concosts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 20 l 7 Centres Project: 1 6002 2-Year Predevelopment Parameters: IDF Curve: Golden Ears Elementary School lntensity=aTb Where I (mm/hr), T (hr), a & b Are Constants Time of Concentration (T): 12.4min 0 2.yr = 14.280 b 2.yr = -0.484 2-Year Intensity (mm/hr): 30.63 Runoff Coefficient (R): 0.25 Catchment Area (Ha): 0.78 N: 0.00278 Q2-YR Predevelopment=RAIN: 0.0l 660m3/s Storm Duration Intensity Peak Iii.flow Inflow Volume (Minutes) (mm/hr) (m3/s) (m3) 5 82.84 0.09258 27.77 10 59 .11 0.06606 39 .63 15 48.52 0.05422 48 .80 20 42.17 0.04713 56.56 25 37.83 0.04228 63.42 30 34.62 0.03869 69.64 40 30.09 0.03363 80.71 50 26.99 0.03017 90.50 60 24.70 0.02760 99.37 75 22.16 0.02476 111.43 90 20.27 0.02266 122.35 120 17.62 0.01970 141.81 150 15.81 0.01767 159.01 180 14.47 0.01617 174.60 210 13.42 0.01500 188.96 240 12.57 0.01405 202.36 300 11.28 0.01261 226.90 360 10.32 0.01153 249.15 420 9.57 0.01070 269.65 480 8.97 0.01003 288.77 600 8.05 0.00899 323.80 840 6.83 0.00763 384.80 1080 6.04 0.00676 437.75 1320 5.48 0.00613 485.21 1440 5.25 0.00587 507.36 --------- 10-Year Post Development Parameters: IDF Curve: Golden Ears Elementary School I ntensity=aTb Where I (mm/hr), T (hr), a & b Are Constants a lQ.yr = 24.700 b10-yr = -0.487 Runoff Coefficient (R): 0.60 Catchment Area (Ha): 0.67 N: 0.00278 CENTRAS Engineering Ltd Release Rote Outflow Volume Storage Volume (m3/s) {m3) (m3) 0.01660 4.98 22.79 0.01660 9.96 29.67 0.01660 14.94 33.86 0.01660 19.92 36.63 0.01660 24.91 38.51 0.01660 29.89 39.75 0.01660 39.85 40.86 0.01660 49.81 40.69 0.01660 59.77 39.60 0.01660 74.72 36.71 0.01660 89.66 32.69 0.01660 119.55 22.26 0.01660 149.44 9.57 0.01660 179.32 0.00 0.01660 209.21 0.00 0.01660 239.10 0.00 0.01660 298.87 0.00 0.01660 358.65 0.00 0.01660 418.42 0.00 0.01660 478.20 0.00 0.01660 597.75 0.00 0.01660 836.85 0.00 0.01660 1075.95 0.00 0.01660 1315.05 0.00 0.01660 1434.60 0.00 MINIMUM ONSITE STORM WATER DETENTION VOLUME (m3}: 40 .86 C:\Users\Sleve O\Google Drive\Projecls\ 16002\C Colculolions\(2017-02-05 Onsile Sto,m Weier Oelenlion Colcvlolions xl}x]TIER C jMlNOR) MODIFIED # II TIER C MINOR ORIFICE DIAMETER SIZING CALCULATIONS II Developer/Client: Quarry Rock Developments c/o Conc osts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 2017 Centres File: 16002 ---------- 100-Year Post Development Parameters: Maximum Storm Water Release Rote: IDF Curve: Golden Ears Elementary School Time of Concentration (Tc): 5.0min Q -0 01 6 6 m3/s Release Rate -___ • ___ _ ------ a100-yr = 37.662 b100-yr = -0.479 ------100-Year Intensity (mm/hr): 123.83 ------Runoff Coefficient (R): 0.65 ------Catchment Area (A) (Ha): 0.67 ------N: 0.00278 CE NTRAS Engineering Ltd G100-YR = RAIN: 0.150m3/s ----------FINISHED RIM ELEVATION [mJ = 61.50 m 100-YEAR HGl ELEVATION [m] = 56.86 100-YEAR HEAD ON VERTICAL = 0.20 100 YEAR HGL OVERFLOW RISER PIPE {H lOQ-YR J [m] WATER LEVEL EMERGENCY OVERFLOW VERTICAL RISER PIPE ELEVATION {MAXIMUM 56.66 STORM WATER STORAGE ELEVATION = Of DETENTION FAClllTY) [m] INLET PIPE • -"" HEAD FOR DESIGN OF ORIFICE 0.79 ' PLATE (h] [m] <. VERTICAL OVERFLOW RISER PIPE = 300 DIAMETER [mm] STORM OUTLET PIPE INVERT ELEVATION [m] 55.70 WATER FLOW = DIRECTION CIRCULAR ORIFICE DIAMETER (mmJ = 94.6 STORM WATER FLOW CONTROL MANHOLE DETAIL HEAD ON OVERFLOW RISER EQUATION h,oo-YR-(,.:,::c r m WHERE: h,oo-YR= 100-YEAR HEAD ON OVERFLOW [m] Q,00.yt 100-YEAR FLOW RATE [m3/s] ~= WEIR CREST LENGTH [m] = 3.1416 x d0 d0= OVERFLOW RISER DIAMETER [m] CIRCULAR ORIFICE EQUATION Q=CxAxJ 2xgxh WHERE: Q = MAXIMUM RELEASE RATE [m3 /s] C =COEFFICIENT= 0.6 A= CIRCULAR ORIFICE AREA [m2 ] g = 9.81 m/s2 h = HEAD ON ORIFICE PLATE [m] C:\U~~\Sleve O\Google D,ive\Projecls\16002\C, Colcu~iiom\12017-02-05 Flew Conhol O,ilice Diomeler Colcvloliom.xbxJOrilice Cotes-Tier C Modilied m m m m mm m Imm r TIER C (MINOR-MODIFIED): ONSITE STORM WATER DETENTION VOLUME CALCULATIONS -MODIFIED RATIONAL METHOD Analysis Scenario: 10-Year Post Development Storm Event Vs. 2-Year Predevelopment Re lease Rate Developer/Client: Concosts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 2017 Centras Project: 16002 2-Year Predevelopment Parameters: IDF Curve: Golden Ears Elementary School lntensity=aTb Where I (mm/hr), T (hr), a & b Are Constants Time of Concentration (T): -----a2-yr= _____ b2-yr = ____ _ 2-Year Intensity (mm/hr): -----Runoff Coefficient (R): -----Catchment Area (Ha): -----N: ----- Q2-YR Predevelopment=RAIN: 0.01379m3/s Storm Duration Intensity Peak Inflow Inflow Volume (Minutes} (mm/hr) (m3/s) (m3} 5 82.84 0.09258 27.77 10 59.11 0.06606 39.63 15 48.52 0.05422 48.80 20 42.17 0.04713 56.56 25 37.83 0.04228 63.42 30 34.62 0.03869 69.64 40 30.09 0.03363 80.71 50 26.99 0.03017 90.50 60 24.70 0.02760 99.37 75 22.16 0.02476 111.43 90 20.27 0.02266 122.35 120 17.62 0.01970 141.81 150 15.81 0.01767 159.01 180 14.47 0.01617 174.60 210 13.42 0.01500 188.96 240 12.57 0.01405 202.36 300 11.28 0.01261 226.90 360 10.32 0.01153 249.15 420 9.57 0.01070 269.65 480 8.97 0.01003 288.77 600 8.05 0.00899 323.80 840 6.83 0.00763 384.80 1080 6.04 0.00676 437.75 1320 5.48 0.00613 485.21 1440 5.25 0.00587 507.36 --------- 10-Year Post Development Parameters: IDF Curve: Golden Ears Elementary School I ntensity=aTb Where I (mm/hr), T (hr), a & b Are Constants alO-yr = 24.700 b10-yr = -0.487 Runoff Coefficient (R ): 0.60 Catchment Area (Ha): 0.67 N: 0.00278 CEN T RAS Engineeri ng Ltd Release Rate Outflow Volume Storage Volume (m3/s) (rti3) (m3) 0.01379 4.14 23.64 0.01379 8.27 31.36 0.01379 12.41 36.39 0.01379 16.55 40.01 0.01379 20 .69 42.73 0.01379 24.82 44.82 0.01379 33.10 47.62 0.01379 4 1.37 49.13 0.01379 49.64 49.73 0.01379 62.06 49.37 0.01379 74.47 47.88 0.01379 99.29 42.52 0.01379 124.1 1 34.90 0.01379 148.93 25.66 0.01379 173.75 15.21 0.01379 198.58 3.79 0.01379 248.22 0.00 0.0 1379 297.86 0.00 0.01379 347.51 0.00 0.01379 397.15 0.00 0.01379 496.44 0.00 0.01379 695.02 0.00 0.01379 893.59 0.00 0.01379 1092.17 0.00 0.01379 1191.46 0.00 MINIM.UM ONSITE STORM WATER DETENTION VOLUME (m3): 49.73 C:\Use,s\Sleve 0\Goog/e Drive\Projec/s\16002\C. Colculoliom\[2017-02-05 Onsite Slorm Woler Delenlion Cclculo1iom xlsx]TIER C {MINOR) MODIFIED # l.. II TIER C MODIFIED ORIFICE DIAMETER SIZING CALCULATIONS II Developer/Client: Quarry Rock Developments c/o Concosts Management Inc. Project/Site Address: Quartz: 31 Unit Townhouses -13245 236 Street, Maple Ridge, BC Analysis Date: February 2017 Centres File: 16002 ---------- 100-Year Post Development Parameters: Maximum Storm Water Release Rate: IDF Curve: Golden Ears Elementary School Time of Concentration /Tc): 5.0min QReleose Rate= Q.01379 m3/S -------a JOO-yr = 37.662 b100-yr = -0.479 100-Year Intensity (mm/hr): 123.83 Runoff Coefficient (R): 0.65 Catchment Area (A) [Ha): 0.67 N: 0.00278 CENTRAS Engineering Ltd Q100-YR= RAIN : 0.150m3/s ~---------FINISH ED RIM ELEVATION [m] 61.50 m -• 100-YfAR HGL ElEVAT,oN (m] = 56.86 lOO-YEAR HEAD ON VERTICAL =. 0.20 100 YEAR HGL OVERFLOW RISER PIP.E [H lOO•YR] {mJ WATER LEVEL I \_ EMERGENCY OVERFLOW VERTICAL RISER PIPE ELEVATION {MAXlMUM 56.66 ~ . STORM WATER STORAGE ELEVATION = OF DETENTION FACILITY] [m) INLET PIPE "' -Hr;;AD FOR bESIGN OF ORIFlcr;; "' 0.98 PLATE [h] [m] VERTICAL OVERFLOW RISER f>IPE = 300 DIAMETER [mm] STORM -OUTLET PIPE INVERT ELEVATION [m] 55.70 WATER FLOW DIR ECTION CIRCULAR ORIFICE DIAMETER [mm] = 81.7 STORM WATER FLOW CONTROL MANHOLE DETAIL HEAD ON OVERFLOW RISER EQUATION h -( Q ,oO-YR )0.667 100-YR \ 1.84 X WC WHERE: h,oo-YR= 100-YEAR HEAD ON OVERFLOW [m] Q,00_yt 100-YEAR FLOW RATE [m3 /s] Vi{;= WEIR CREST LENGTH [m] = 3.1416 x d0 d0= OVERFLOW RISER DIAMETER [m] CIRCULAR ORIFICE EQUATION Q=CxAx j 2xgxh WHERE: Q = MAXIMUM RELEASE RATE [m3/s] C =COEFFICIENT= 0.6 A= CIRCULAR ORIFICE AREA [m2] g = 9.81 m/s2 h = HEAD ON ORIFICE PLATE [m] C:\Users\Stave O\Gaogle Drive\Projecls\16C02\C Calculoijons\(2017-02-05 Flow Control Orifice Diameter Cakulaliom xlsx]OrHice Cales-Tier C Modified m m m m mm m jmm Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC Appendix E: May 5, 2017 Onsite Storm Water Management Report Sample City of Maple Ridge's Storm Water Management Restrictive Covenant CENTRAS Engineering Ltd FLOOD PROTECTION COVENANT 2014-092-DP (Section 219 Land Title Act, R.S.B.C. 1996, c. 250 ) This Agreement made as of the 12 day of MARCH, A.D. 2015 BETWEEN: AND: AND: WHEREAS: ANMORE HOLDINGS INC\ \20198 113B AVE\ \MAPLE RIDGE BC V2X OY9\ \ \ \ (Hereinafter called the "Covenanter ") CITY OF MAPLE RIDGE 11995 Haney Place, Maple Ridge, British Columbia V2X 6A9 (Hereinafter called the "City") (Hereinafter called the "Chargeholder") OF THE FIRST PART OF THE SECOND PART OF THE THIRD PART A. The Covenanter is the registered owner of or has an equity of redemption in certain lands in the Municipality of Maple Ridge, in the Province of British Columbia and more particularly known and described as Lot A, D.L.: 280, Plan: LMP52360\ \ (hereinafter called the "Said lands"); B. Section 219 of the Land Title Act R.S.B.C. 1996 c. 250 provides that there may be registered as a charge against title to the land a covenant, whether of a negative or positive nature, in favour of a Municipality or the Crown. NOW THEREFORE, in consideration of the sum of One Dollar ($1.00) paid by the Covenanter to the District (the receipt and sufficiency whereof is hereby acknowledged), the parties hereto do hereby covenant and agree each with the other as follows: 1. The Covenantor is aware of and, on behalf of himself and his heirs, executors, administrators, successors and assigns, hereby acknowledges that there is a potential flood danger to the said lands and that the said lands are subject to or are likely to be subject to flooding, mud flows, debris flows, debris torrents and erosion. 2. The Covenanter covenants and agrees with the District that the said lands are located within the floodplain of the _____ River. No area used for habitation, business, or storage of goods damageable by floodwaters and no furnace, electrical panel or other fixed equipment damageable by floodwaters, shall be located within any building, modular or manufactured home or structure at an elevation such that the underside of the floor system is less than elevation ___ meters geodetic survey of Canada datum. A Crawlspace, being the space between the underside of the floor system above and the ground surface or slab below, must not exceed a maximum depth of 1.8 metres. 3. The Covenanter, on behalf of himself and his heirs, executors, administrators, successors and assigns, acknowledges that the District does not represent to the Covenanter, nor to any other person that any habitable dwelling, improvement, chattel or other structure, including the contents of any of them, built, constructed or placed on the said lands will not be damaged by flooding or erosion, and the Covenantor, on behalf of himself and his heirs, executors, administrators, successors and assigns, with full knowledge of the potential flood or erosion danger: (a) agrees to indemnify and save harmless the District and its employees, servants and agents from all loss, damage, costs, actions, suits, debts, accounts, claims and demands which the District or any of its employees, servants or agents, may suffer or incur or be put to arising out of or in connection with any breach of any covenants or agreement on the part of the Covenantor of his heirs, executors, administrators, successors and assigns contained in this Agreement or arising out of or in connection with any personal injury, death or loss or damage to the said lands, or to any habitable dwelling, improvement, chattel or other structure, including the contents of them built, constructed or placed on the said lands, caused by flooding, erosion or some such similar cause; and (b) does remise, release and forever discharge the District and its employees, servants and agents from all manner of actions, cause of actions, suits, claims and demands which the Covenantor or any of his heirs, executors, administrators, successors and assigns may have against the District and its employees, servants or agents for and by reason of any personal injury, death or loss or damage to the said lands, or to any habitable dwelling, improvement, chattel or other structure, including the contents of any of them , built, constructed or placed on the said lands, caused by flooding erosion or some such similar cause. 4. IT IS MUTALLY UNDERSTOOD, AGREED AND DECLARED by and between the parties that: (a) the District has not made any representations to the Covenantor except those contained in this Agreement and, without limiting the generality of the foregoing, has not represented to the Covenantor or any other person that the said lands or any portion thereof will not be damaged by flooding or erosion whether or not the provisions of this Agreement are complied with; (b) nothing contained or implied herein shall prejudice or affect the rights and powers of the District in the exercise of its functions under any public and private statutes, bylaws, orders and regulations, all of which may be fully and effectively exercised in relation to the said lands as if this Agreement had not been executed and delivered by the Covenantor; (c) the covenants set forth herein shall charge the said lands pursuant to Section 219 of the Land Title Act and shall be covenants the burden of which shall run with the said lands. It is further expressly agreed that the benefit of all covenants made by the Covenantor herein shall accrue solely to the District and that this Agreement may be modified by agreement of the District with the Covenantor, or discharged by the District, pursuant to the provisions of Section 219(9) of the Land Title Act; (d) the Covenantor will, at the expense of the Covenantor, do or cause to be done all acts reasonably necessary to grant priority to this Covenant over all charges and encumbrances which have been registered against the title to the lands in the New Westminster Land Title Office save and except those specifically exempted in writing by the District or those in favour of the District: (e) notwithstanding anything contained herein, the Covenantor shall not be liable under any of the covenants and agreements contained herein where such liability or obligation arises by reason of an act or omission occurring after the Covenantor ceases to have any further interest in the said lands; (f) wherever the singular or masculine is used herein, the same shall be construed as meaning the plural, feminine or the body corporate or politic where the context or the parties so require. (g) this Agreement shall enure to the benefit of and be binding upon the parties hereto, their respective heirs, executors, administrators, successors and assigns; (h) the parties hereto shall do and cause to be done all things and execute and cause to be executed all documents which may be necessary to give proper effect to the intention of this Agreement.. As evidence of their agreement to be bound by the terms of this instrument, the parties hereto have executed the Land Title Form C and Form D that are attached hereto and forms part of this Agreement. CONSENT AND PRIORITY AGREEMENT WHEREAS FIRST WEST CREDIT UNION, ENVISION FINANCIAL DIVISION, formerly known as Envision Credit Union (the "Chargeholder") is the holder of a Mortgage (called the "Charge") encumbering the lands (the "Lands") described in item 2 of the Land Title Act Form C attached hereto, which was registered in the New Westminster Land Title Office under numbers 88641515 and 88641516. THEREFORE THIS CONSENT AND PRIORITY AGREEMENT IS EVIDENCE THAT IN CONSIDERATION OF $1.00 AND OTHER GOOD AND VALUABLE CONSIDERATION PAID BY THE TRANSFEREE TO THE CHARGEHOLDER: 1. The Chargeholder hereby consents to the granting and registration of the Section 219 Covenant attached hereto (the "Covenant") and the Chargeholder hereby agrees that the Covenant shall be binding upon its interest in and to the Lands. 2. The Chargeholder hereby grants to the transferee described in item 6 of the Land Title Act Form C attached hereto priority for the Covenant over the Chargeholder's right, title and interest in and to the Lands, and the Chargeholder does hereby postpone the Charge and all of its right, title and interest thereunder to the Covenant as if the Covenant had been executed, delivered and registered prior to the execution, delivery and registration of the Charge. END OF DOCUMENT Quartz-31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC Appendix F: May 5, 2017 Onsite Storm Water Management Report Storm Water Oil & Grit Interceptor (CDS Unit 2015-4) Shop Drawing CENTRAS Engineering Ltd INLET PIPE INV. VARIES r-~------1r -1- 1 I 635mm¢ FIBERGLASS SEPARATION CYLINDER & INLET --it ,1 ..._ I I r--------'--"-"=~~ ....... ~1-~ ii I ___ I.J._ 142 rnm lYPICAL DEPTH BELOW PIPE 'T "B" +_ ____ _ :-1 I ,: L--- -----635mm¢ filce.AJ!..-\JJ.O.!:! SCREEN 1 __ (~~ ~!~CRON SUMP SUMP OPENING 1220mm ELEVATION VIEW "A"-"A11 NOT TO SCALE MANHOLE COVER & FRAME (H-20). "B" _ _ _j_ FINISHED GROUND VARIES WITH INSTALLATION OUT PIPE INV. VARIES MANHOLE RISER (1220mm I,D.) FIBERGLASS INLET & CYLINDER (SHOWN IN BACKGROUND) "A" t~ I INLET L /. ____ _ PIPE7·· DESIGN NOTES PLAN VIEW "B"-"B" NOT TO SCALE MAN HOLE COVER AND FRAME (H-20) UA.U t _ _ _J OUTLET PIPE 1. THE STANDARD CDS2015-4 CONFIGURATION IS SHOWN. ALTERNATE CONFIGURATIONS ARE AVAILABLE, PLEASE CONTACT RAINWATER MANAGEMENT. SOME CONFIGURATIONS MAY BE COMBINED TO SUIT SITE REQUIREMENTS. 2. THE CDS UNIT CAN HANDLE MULTIPLE INLET PIPES, TOP INLET AND CAN ACCOMODATE INLET PIPES AT AN ANGLE TO THE OUTLET. GENERAL NOTES 1. RAINWATER MANAGEMENT TO PROVIDE ALL MATERIALS UNLESS NOTED OTHERWISE. 2. Al.I. DIMENSIONS ARE SHOWN IN MILLIMETERS, 3. FOR FABRICATION OR,\WINGS WITH DETAILEO STRUCTURE DIMENSIONS AND WEIGHTS, PLEASE CONTACT YOUR RAINWATER MANAGEMENT PRODUCTS REPRESENTATIVE. www.rolowolermooogement.co 4. COS WATER OUAUTY STRUCTURE SHALL BE IN I\CCOROANCE YIITH ALL DESIGN DATA AND INFORMATION CONTAINED IN THIS DRAWING. 5. STRUCTURE ANO CASTINGS SHAl.l MEET HS20 L0/10 RATINCS, ASSUMING GROUNDWATER ELEVATION AT, OR BELOW THE OUTLET PIPE INVERT ELEVATION. ENGINEER or RECORD TO CONFIRM ACTUAL GROUNDWATER ELEVATION. 6. MANHOLE MANUFACTURED TO ASTM 478 SPECIFICATIONS. INSTALLATION NOTES 1. ANY SUB-BASE, BACKFILL DEPTH, AND/OR ANTI-FLOTATION PROVISIONS ARE SITE-SPECIFIC DESIGN CONSIDERATIONS ANO SHALL BE SPECIFIED BY THE ENGINEER OF RECORD. 2. CONTRACTOR TO PROVIDE EQUIPMENT WITH SUFFICIENT LIFTING AND REACH CAPACllY TO LIFT AND SET THE CDS MANHOLE STRUCTURE (LIFTING CLUTCHES PROVIDED). HEAVIEST LIFT TO PLAN FOR IS 3000kg, 3. CONTRACTOR TO ADO GASKETS OR JOINT SEALANT BETWEEN ALL STRUCTURE SECTIONS, AND ASSEMBLE STRUCTURE, 4. CONTRACTOR TO PROVIDE, INSTALL, ANO GROUT PIPES, MATCH PIPE INVERTS WITH ELEVATIONS SHOWN. 5. CONTRACTOR TO TAKE APPROPRIATE MEASURES TO ASSURE UNIT IS WATER TIGHT, HOLDING WATER TO FLOWLINE INVERT MINIMUM. IT IS SUGGESTED THAT ALL JOINTS BELOW PIPE INVERTS ARE GROUTED. SITE SPECIFIC DATA REQUIREMENTS FOR CDS2015·4 ra1nwaten CDS2015-4 INLINE CDS STANDARD DETAIL STRUCTURE 1D PIPE DATA: WATER QUALITY Fl.OW RATE (l/Sj INLET PIPE 1 PEAK FLOW RATE {US) INLET PIPE 2 RETURN PERIOD OF PEAK FLOW {YRS) OUTLET PIPE SCREEN APERTURE 400 AIM ELEVATION I.E. MATERIAL DIAMETER ANIT·FLOTATION BALLAST WIDil-1 NOTES/ SPECIAL REQUIREMENTS ' PER ENGINEER OF RECORD HEIGHT MANAGEMENT www.roinwatermonagement.co TEL : 604-944-9265 cos®system Maintenance Procedures For General Inspection and Cleaning Maintenance The CDS system should be inspected at regular intervals and maintained when necessary to ensure optimum performance. The rate at which the system collects pollutants will depend more heavily on site a ctivities than the size of the unit. For example unstable soils or heavy winter sanding will cause the grit chamber to fill more quickly but regular sweeping will slow accumulation. Inspection Inspection is the key to effective maintenance and is easily performed. Pollutant deposition and transport may vary from year to year and regular inspections will help insure that the system i s cleaned out at the appropriate time. At a minimum, inspections should be performed twice per year (i.e. spring and fall), however; more frequent inspections may be necessary in climates where winter sanding operations may lead to rapid accumulations, or in equipment washdown areas. Additionally, installations where excessive amounts of trash are expected should be inspected more frequently. The visual inspection should ascer tain that the system co mponents are in working order and that there are no blockages or obstructions to inlet and/or separation screen. The inspection should also identify evidence of vector infestation and accumulations of hydrocarbons, trash, and sediment in the system. Measuring pollut ant accumulation can be done with a calibrated dipstick, tape measure or other measuring instrument. If sorbent material is used for enhanced removal of hydrocarbons then the level of discoloration of the sorbent material should also be identified during inspection. It is useful and often required as part of a permit to keep a record of each inspection . A simple form for doing so is provided. Access to the CDS unit is typically achieved through two manhole access covers. One opening allows for inspection and cleanout of the separation chamber (center cylinder and screen) and isolated sump. The other allows for inspection and cl eanout of sediment captured and retained behind the screen. For units possessing a sizable depth below grade (depth to pipe) a single manhole access point would allow both sump cleanout and access behind the screen. The CDS system should be cleaned when the level of sediment has reached 75% of capacity in the isolated sump and/or when an appreciable level of hydrocarbons and trash has accumulated . If sorbent material is used, it should be replaced when significant discoloration has occurred. Performance will not be impacted until 100% of the sump capacity is exceeded; however, it is recommended that the system be cleaned prior to that for easier removal of sediment. The level of sediment is easily determined by measuring from finished grade down to the top of the sediment pile. To avoid underestimating the level of sediment in the chamber, the measuring device must be lowered to the top of the sediment pile carefully. Finer, silty particles at the top of the pile typically offer less resistance to the end of the rod than larger particles toward the bottom of the pile . Once this measurement is recorded, it should be compared to the as-built drawing for the unit to determine if the height of the sediment pile off the bottom of the sump floor exceeds 75% of the total height of isolated sump. Cleaning Cleaning of the CDS systems should be done during dry weather conditions when no flow is entering the system. Cleanout of the CDS with a vacuum truck is generally the most effective and convenient method of excavating pollutants from the system. Simply remove the manhole DATE/ covers and insert the vacuum hose into the sump through the center cylinder. The system should be completely drained down and the sump fully evacuated of sediment. The area outside the screen should be pumped out also if pollutant build-up exists in this area. In installations where the risk of petroleum spills is small, liquid contaminants may not accumulate as quickly as sediment. However, an oil or gasoline spill should be cleaned out immediately. Motor oil and other hydrocarbons that accumulate on a more routine basis should be removed when an appreciable layer has been captured. To remove these pollutants, it may be preferable to use adsorbent pads since they are usually less expensive to dispose than the oil/water emuls ion that may be created by vacuuming the oily layer. Trash can be netted out if you wish to separate it from the other pollutants. If the screen requires cleaning, it can be washed from the surface or from the CDS inlet structure through the center cylinder. Manhole covers should be securely seated following clea ning activities to prevent leakage of runoff into the system from above and also to ensure proper safety precautio ns. Confined Space Entry procedures need to be followed. Disposal of all material removed from the CDS system should be done is accordance with local regulations. In many locations, disposal of evacuated sediments may be handled in the same manner as disposal of sediments removed from catch basins or deep sump manholes. Check your local regulations for specific requirements on disposal. SAMPLE INSPECTION & MAINTENANCE LOG FLOAT ABLES DEPTH TO SEDIMENT FUNCTIONALITY/ LAYER SEDIMENT CAPACITY SORBENT MAINTENANCE INSPECTOR COMPONENTS THICKNESS (A) USED DISCOLORATION PERFORMED (IN) (FT) ((B-A)/0*100) % 11 /1 /06/TPG OK .5 14 33 5/1/07 OK 1 13 67 10/1 /07 OK 2 12.5 83 11 /1 /07 OK 0 15 0 (8) DEPTH FROM GROUND SURFACE TO BOTTOM OF SUMP: 15 (FT) (C) DEPTH FROM GROUND SURFACE TO TOP SUMP: 12 (FT) (D) HEIGHT OF SUMP = B -C = 3 (FT) SLIGHT MODERATE HIGH NONE OBSERVATIONS OF FUNCTION: __________________ _ NONE NONE CLEANING SCHEDULED SYSTEM CLEANED CDS SYSTEM INSPECTION AND MAINTENANCE LOG FLOAT ABLES DEPTH TO SEDIMENT DATE/ FUNCTIONALITY/ LAYER SEDIMENT CAPACITY SORBENT MAINTENANCE INSPECTOR COMPONENTS THICKNESS (A) USED DISCOLORATION PERFORMED (IN) (FT) ((B-A)/D*100) % (8) DEPTH FROM GOU ND SURFACE TO BOTTOM OF SUMP: ______ (FT) (C) DEPTH FROM GROUND SURFACE TO TOP SUMP: _____ (FT) (0) HEIGHT OF SUMP= B -C = _____ (FT) OBSERVATIONS OF FUNCTION: __________________ _ Quartz -31 Unit Townhouse Development 13245 236 Street, Maple Ridge, BC Appendix G: May 5, 2017 Onsite Storm Water Management Report Erosion & Sediment Control Plans CENTRAS Engineering Ltd lfMPORA VOtUMECA • 1-~!"a!.'!:'!.'!'!.l~.'!ll.!.'!'.~'.\ c.,_.._,_"!"....::Cc:':__ AtlOMAVt1GElEVAIIONQf: 7<&..14l!m l01J9_SECll01128 rowNS!-111• 12,N~W WE.tTMINSTER DISrRICf PLAN ◄IJ'78 ';h~,r '-ft '·"~~0 .. --:. 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APl'fl0JIIIATllOCAlllllrll[IIP0RART IIG(~rlOI: Cl'fl'AltlllllGSAC CQ<.Pl.[1( ~TH PC\.YUNLOGHA\1:LPAO. ll""DfjA~T a.lm 'fl'Al[A Cl/l orr 5WAI.( RCfCR 10 l(\lfOOHCOliS11NCTI.Clfl SWA!I AAU i;IIA\CL C~(U. DAU DtlAl.5 ICilf'CIAHIVCDNSIII\/Cl'IIWWAIUIINfCRC[Plefl SW"l.E Acrrn ro ltUPORAAV COHSl~UCl\DN SYIAl.lANO!;/IA'ICLCi'ICCKOWDUA'tS. l[\IPt»IAAr LDHG!lll[)IH"l. CRA'£L Ol[CK DAIi ·.'<--S: RHtll 10 /[l'PO'I/JIY CONSmt!CWl SWALE 00 &!IA~LMQ(OAIIOClM.S l(t.lPOWITll!>l\l'il!lllh(l9AH(;[SAl'(ll ftHa.lflllOOf!EO RH(IIIOl(IIFMAAl tl!O-l\1Sllrlll1TOfl/.llGESArt1vr(KC[Ml1,1L l(MPOIIAAT SIi.i fC~t.'C RCf[ff ID 1[\l!'OftAAr S\lr[Nt(OCl/oll l[l'Pc.lAA1C~STll.lfRSOO:RHEA10 lllll'(WI/JIT Clll,ll'U51 ntltA 50n OrTM. Sfc.N WAllll ~llfAC( ll\l~(fr nlN ()~(CJION (1151IHC1R[EIIIIICPII01[C1[0A5Dll[CIED BT 1\1( PROXCl AIH!OIISSI. RCrtR 10 Al!til)ljlSI R(~OII! AlfJLMOSC/J'C PLANSrOODCIIJL~. i Al'PflO~IIIAl[ TOTAL OISlUR!lED AR[A • -l lHo rc:1IIE TOIAL 5 SOILS COHDlllCNS ON IHt SU[ GO!CRALLY CONSISlS OC A lHIH ORGANIClOPSOl.LAYERl/NOEHLAlHHYATHiC'KCEP~lllfl.l(Pll/11 IO t1Gl1P\.ASTICCLAY(KNO'lt/ASHAI/CYQXl')OYERlYI/IGAYERY am!.£ u•oAL 111.L PRELIMINARY fORPJS.C:USS,O,IM.~SU· '';',~~~=:.~~:· t Ti: t Ir jh-----------,-cc-,,---------,----,-,-~-----.---~------------.------------.--------------.!:';:"="'=,._,.==•-=-===r=<----~=::..::....:"=2!0:::.... ____ --l ~ 1.r AlLEl(VAllONS ARl:GE0Dt:11C AMO f!HER TO NO:-REVISIONS / SUIMISS!ONS' cnY OfMMlE 1100! j SURVEY MONUMHH tlUMBU: 02H2440 i LOCA1E0AT: L/\RCHAVENl/E & 236$TREET ANOHAYNGElEVAIIONOF 74149m I ' DATf u, ._:nr CUENT <;IUAU~ ROCK DEVELOPMENTS (23') INC. e/o CONCOSTS MANAGEMENI INC. #202 • 548'1 BYRNE ROAD BURNABY, !C VSJ JJ1 !'HONE: 604•522•U77 FAX: 60◄•568-3410 www.c:onc:,;,$ls_eom ENGtNEtR•Of.RECOlO CENTR AS Engineerino Ltd cro\'DON IVSINUS CfN1U '2"·2430 CROYDON DRIVE t ... ~__,.~~:-r:~~------ PlOJECT NAME ENGIIIEEl'S SEAL QUARTZ EROSION & SEDIMENT CONTROL PLAN 31 UNIT TOWNHOUSE DEVElOPMENT STAGE 2: 8UILOING/CML CONSTRUCTION "OJECT SITE ~DDRESS -"' DU.Vf\NG 16002-ESC2 -... ttU1,m1 13245 236 STREET ...... U\ lf0l.1C.t.\l T:250 MAPLE RIDGE, BC ,1111, ~U;t -VU..S:Cl.tt ~ de_ FLOCCULANT BELTS !!fil ncmnoc ve:•1e...,1ons.: INTR00UCE0 ~1H CONSlRUCTION l'IAlER \'lttER[ IUR8!011Y, HEAVY 1.1El-'l5, AND HTllROCARIIONS EXIST 10 ACCELEfUlE PAAllCLt OEl'O~ITION ANO uouct TURBIDITY LEVELS roR SlORt.l W,.lERS DISCHARClNG INfO DO\\NSTREAM WMERCOURSl:S SOOIUI.I t.10NTI.IOR1LLOll1TE ANO OTHO! PHOPf!lETARl' INCAEOIENTS. 1-~,-; CRY'lllAI.LIN( Sll.lCA. TOXICITY 10 flSt<: P'll.l[PH,.LES PROl,IELAS LC ~D/05 HOURS > 13,,000 .,,,_ FIRST AID ~lOCEDUREJ· rRODUCT l)fSCRlrTION: Rff£R 10 lNE M(:r£Rt:NCE l[llCRS "A". ·e· NfO "C" ON ltlE Dt:11-11. SUClll:< TO ltl( un @ ~fir~·-~-'i~~lt~; ~~l:11~~ fvr) lA'lful HDSC Oft p~ SC•!EO\.rl( 110 PIPE SECLll[O @ !~5~~j~~if~M~~~Lgg• llit~l~HAl~~~Agu~~~r J,~~J~A:,A w~ l~ic~F~~&~~( "'~~-~t~ ~':~~~,t:,/~~i1.:" ~ © ,i~ :lt/11~'..\l'\,~~.:~ ~~ .. .l~\i!:... ' TEMPORARY TIGERFLOC TUBE & DEWATERING BAG UNIT DETAIL ra•u >9P-c•o►HKTI9M ofu,11 00 tlOI O(PDSlr /Jir l!Ei.10\10 S(CWCHT ACOJMULl'llc:t.itNlCAIIYSUIIPS,SIOIU,IORAltfAH S'l"S1U.IS CIICEilS SlR[Al,IS,.Elc COI.IPOSTfn.TERSOCKSSHALLBCREPLAC£Dl'lt!EN(VEII. ~~~~,m ~o\C~?r'E~\~ec !~ S~f~jN,.m~N~U~~r f10WSAREBY?ASSINGQ!l8AEACHINC _., ~[.; IUl!ft.lt.."'I ~~ HI t~fa:71'~\!' .!!2!!!:. ~ l ~1c'U's"'?::t..:11= tN\~f.S{g'~Jrff1m ~H~~,~~~·~~rtc\~ J30tt':iu':,tW,5\~/Jr1'~\0 ON ROCK, CIIA\'lL M-10/0R ASl'HALl ~uRr.o.as (lt;L l 2 /1(1,10','C All lOPSO,L ANO OVER BURDEN W1Hltl TH( ROCK PAO LOCAfl(lN TO APPROVED SUB-GRACE AS RECOI.IUEN0£D~Ofl(LDftEVIEWEO OYTH( G(Ql[C11NICALE~UII. J, ~lJ"8K:~~~1ixJ~L~AfANf~%J~kLitE~w;; l~Rt f!o~~~i1fftl~~J~R~TH1N THE ROCK Acccssttxll 4 ~~£~~~~~~~~81~{\=iJ~tJ~ii~};,:~z?~r~'.!~r:!to 9Y ~ ~;~Cg" 1~ftll> t,1 '«.15 ROI,() r.!IILCri COtHAIN~C ONES AS A AOOC ACCESS PAO IS SlftlCll Y 6 X~J:u;~ooc~~~~~N{rc"tg YEHICL(S lR.0."1:lltlC O\IER l\lE ROCI( .I.CC£SS/CXII PAO SHALL i<IAINlA•N 7 ROCX(S)L00C[D8EIWEEN\1£HICLETIRES,ESHCIALLl0fD\JAL'M--l((lyt1-1ICLES,SHALLBERE1JOVEO PRIOR TO L[.O.v.NC THC CO/ISTRUCTION Sil[. IT IS THC CONTRAClOit"S R(SPONSl9IUTY TO REVICW(ACH TRUCK'S lIR[S f()II MOCKS PRIOR TO U:AWH; 111( Sil[ TO THE [XlSllNC Of'fSITC P\JBLIC ROA0WA'I'$. D ~~~~~ Ul~~~';~~~=ICcr~~~CJk~11t~l »f~:~~ .. ~.:~~':"~)U~#j~~:c\ 11(1! ~RCIJOYED fR(IW PA-.<0 S OVCRLANO SURf.liCE WATER nows stlM.L Bt PRCVCNT[O flla,1 PASSING Tl1ROOOtl 11-,C ROCK PI.O Af/0 THEY SriAlL l!E OIY(Rl(D AYIAY, UNOCR ANO/DR AROUND THE ROCX PAil QT l,l(ANS Of SWM.(S ANO/OR A lEUPOIIAHY CULVCRT ANO 5101'11.1 ORAINACC PIP[ 10 BASCO ON Sil( PEllf"D~UANCE, THE ~ONIR•ctol'I 10 OBTAIII A l[IJPOIIARY r1TDIIANT US( P[MIIIT fllOU lHE UUNICIPALl1Y D11 UTIL.I2E TH[ EXISTIN!; WAltl't SERVICE CONNECTION CO~PLElE 'MTH A BACK fLDl'I PREYEHT[R AHO WAlLR lolETER 10 MAHUALLY RINSE 1RUCK Til!ES ON ™t ROCK PAO PRIOR TO 11,[ V(HICLESLEAYINti TH[ SITE 11, ~~~~~i"~ff( ~:L~J~~~r~~~_.t°~o?t~tr URT Y/altl[II CCtlDlTIONS ANO P£ll100tCAU.Y I11HCCCNJIIACf(IIISriALLACOA!llllTIIINALAt1ClJLAIINOOtA!'tll/ORRCU0\C/ff£-1'6TAU.Ttl[ROQ(PA0 J,S RCOUIRlO 1r It!( 1111« PAO BECOt,1('5 BURIED 1,t1'l/cYtl SAllll!Al[O Wtfll SCJllUCNl. TEMPORARY ROCK ACCESS/EXIT PAD DETAIL '1,.1.S .tiQ!tt l ,'.LL CJ\TCH BASIN ANO LAWN DR~N SCOll.l(NT lR~S r~l0,~EEN[LClCSTORI.I l~U flllfllS 0A A?PROYED 2 FOR Wf!llltN SP(cInc11noNS ANO DIIOCR•~O. VISIT: WWW.itjl!ffll TCRS.COM SUPPLIED BY ADS CM~ADA. l. Cal,TC/1 DAW,, IN\.[I rlLlER SEDJI.IENT TRAP TO HAVE lHT{/OIU 0\l[~O'II' C"-PAIIIUTl£5. lffflA.JlAfl~ 1 R£JJ!l\l[Tll(1.1£l,.LU!UlCRA!EfROM1H[C:AICtl BASINGIIAT(rRAUC 2 Cl[AH STONCANODIRl/ROl.llH[L[OO((llP)OF ORAINACCSTIIUCTUIIC J CROP TI,( FLEXSTOfl"' INLU rlL lCR rttROUCr, THE CLCAFIOP[NINCS.UOllHATlHEHAtlC[IISRCST flR,.,LTONrttEUPOffHESlKVCTUA(. 1 ll(PUC( Tt< Cftl>l( NIO CONnltl,1 IT IS NOT CUYA1£0 UCJIE INAH Jmm, 111( TNICf.N[S'!.Or ltlC Sl[[l tlAM~f.fl$. [l,lf'TYOtJl Tli( S(OUl(Hl 11 ... v,r lolOFlt tt,AH so:ii: il~~c"::~sg;r~ic:I1!) l».ll~IS, OIi: AS Ol~tCTlO 2 CMCH DA~l'I I1t1.n fl\.lER SlDLUfNI fll~PS SHALL ll[lolAIN IN PLACE UNl\L ASPHALl PAWlC I\P/0 fU<ML LAt!OSCAPINGWORHSARCCOl.lrLllCO. J ~or;,ii,r~:l'Vs'~Mi~Jv 1§~~t·i;o1W~ .... ~~in SYSlCMS, CREEKS, STREAUS, EiC. I, Sll.lf(Ntt1CfA8RICMATCRIALSl1M.1.0CH11.[X r<i1..:-1.N!~(-/ Au0C02lJOOHAl'1'110V[O 2 lOIPOIIARJSll.lf(HCE51IM.l8E1NSlAU(D AL0NC(:n$1INCCROUNOSLll!>ACECONlOUIIS. ~~_l"~~S 01Htlll'IISE SHOl'IN OR NOT(O 0N 1HE (SC S VERTICAL ~051S SeiALL BE SOmm BY ~llmm HAIIO\IDODl'OSlSAND/ORUETALPOSlS S 1£UPORAFIYSOILS10CKPILLSSHALL.0NL.YBE [~POS[O ANO UOV!:0 D\J~NC ORY WEATHER CO~OllIc:t,i~ TEMPORARY SOIL STOCKPILE COVER DETAIL J ~li~:~FL~~~~~y ' ~~~~(.,.~f~~&17•u =~ ofN1~f~1t ~H~l#f.U-0 Ofll "'( -=.,a-:~~ ~/(JI' U" WU -UUll " ~':.'i' '\f.l::'~'L'"""" '"' .. t,J-'~riM.'~~ 10 I ~~ CUl,CG .. •Jf"DSANO s1r~r.::~ci'~ • ~MM;\~fll~Jf i~f{t..,f~f,s:~ BE \::-~~!-[ 12lt<CON111ACTORSt1ALlfACllI1AltANT H[C(S5,Ul"T R[PN/IS N-10 U~Nl"[NONCC "'°"KS I1,11,1tl)1Af[lTv.llH:liHHOU!IS. NOTe5: 1J TH[ Sill f[NC(:!i SHALL SE nno ~CW:\\CO e, lHC C0NlRAC10R PRIOR TO ANY ~111ICIPATED MAINrA(L[\'ENlS ~ J[r,,~0/f~~T SWN..ES St-l~LL BC COM5111UC1EO ltl N~Tl\'E UNOISIU~Bto 50,LS 2 All SWALE OUlLLTS JNTD J,NT Slft{~us Stl...U 0[ 11!0 IN10 IH[ EJISll/lt r:i~~:l~~1-'oo'WJ-DU lt11,tl 4)" ID •Nt O:IICCTION Of rww l'i ltl[ .:l AIIYACC\IUIILAlEOSCO!UENTC.u>!uACDBYlH[CI-ICC"ltDAl!Stv.1.LEE R(U0\/(0 fROl,I CMAYiL Cl!CC~ ON.IS Pltl/ll 10 ~:l S(Orr,,ENT CAP~CIIY. ANYACCU1,!ULA1ED5EDIIJ[Nl51IAL.L8[0I5POSEOO.IHArASHIONTO PREV!:NT HS RE-[NlRY INfO A!IY W~lERCOURSL ' t ~. BURNABY, BC VSJ 3J1 C~OVCION IUSINESS CENJU e LOI 39.~EC\10I1 28 IOWNSKII' 12 N~W PHONE: ,o4-S22•U77 FAX: ,04-568-3410 U1'"2UO CROYDON DIIVE 13245 236 STREET Wf$1MIN51Ell:DIS.IRICll'lffl◄O'N8 !.~::r:<L:::, I :;~,~~ www.ci,nr;,;,,l,eom ,c.-,04,J.t~u:,R~\~';:.3~•-LU MAPLE RIDGE, BC I I 1.0 GENERAL \ I The Ccnlloc1or ,now otr11u1i, tnot '111 .. 0111 11n.i'e, lhls proj,tc\ !1 under\o~m ono u,mplllld In ,uch Cl munnu as lo prcnnl lhe ••"'=o•c "'lo ony "'olier nu,,e, !lloml ,c,.ef0 o, c,,oltlcoc s~urn ot on, s,,d,m1nl 1od1n -.oltr •hich Ci:M'l!oin1 lo1111 tu5!lrndNI sll,lkls (T.S S) ;,, e,ccs• ol 75 milllgrc,ms per lilu (mg/l) ooove Oodg,clll"ld Inell Duclopcr Dnd/01 Conlruct"' ,noll nollly bo1h \he £nQlnu, or Record ar><l 1hc [SC Supor.,;,..,. ptior lo ccmmcnccmcnl ol lhe silc clnrl<lq and qrubDin9 ,lo~c The llc.,.,lopcr ,.;11 be rcopon,;blc lo p1ov,:Jc lhc dccring oM grut,t,;n9 Co-ilroclor ,.;1n o copy cl lhc ESC p"mll oppro,ed ESC dro .. ing• und Lhc lru cul!ln9 pr,ml\ pri"' lo cominencerncn\ ol ,He dcorin11 and grubbing stage The ,ilc clco,;ng ond grubbin~ Conlrodor lo confirm lhc ESC permit nos been i,,ucd. P1iur le lftclring tnc ,ac, lhe c1ecrin9 end g1ubbin9 Conlrodor le cbloin •iqn-c/1 from lhc ESC Supu~i•or. The (SC Jupcr>iscr )hell pro,ldc sign-cf/ dccumenlollon lo lhc Engincc,-ol-Rccord ond CH~ I~ Strnuld lhc ,lie ccrololn er be odJac•nl lo o PCN~, ll\C ~lco1ln9 ond 9rubbin9 Conlrcc!or ,n<)II c0<1(ocl !hi, C,ly", Per~• Depcrlmenl lo di,cun Ille rem<>•c1 o! horor<klu• !reel Perlme!er ES.C meo,ure, lo be inslcll<d oflcr mec\lng ,tl\h Cily Por~• Oeper\1ncnl o, cwlk:eble enc prior le lnllioling the on-,nc cleor;n!il ono grubbin9 Pri...-lo eommcncin" ooy cun,,-j:.,. or, Inc ,lie one pllc,r ID uncupplng "''J olorm cwmecHon or cllc.,ing any ,torm allt# runcrr Lo di~U1or9e from ""1 p<>'I of Inc Jile, the Conl1oclorshollcan,l1ucllhc~lc••dimtnlconlrol .. orhosmc,.nonlhc,e "1a••n~• under lhc applicable slaqo No sediment laden i,rolcr /<om lht ccn,lftKIM)fl ~lie ,r,011 or pumped DUI or c!ne,.,i1e .r .. c1>or9cd d•c<:UJ to o ,10,m u"'•' •~lcm, "ohr couru, o, olt,or droinoqc ,,..tem in weh o monncr os to Dn,ou Ille ~editn.,nt con1ro1 s~tem c.;,1;ng 9'0llnd CGYc< ~11011 be kit in ptoc., for o,. long os ...,n·bfe a,,d 111011 only be ,....,oved lmmctliotelr f>rto, lo onll lhen o'llr lo the ulenl necenorr 1o do" r.on1l,uelion .. n,c1>t:o,101:c1>crlo11ned inlnep<>•lieu•o•otoocowcteODylnc'J•"J""c"""'i"queslion (o:11 pa, I ol Inc ~1:0,ro~e slloll be u~ud lo, os SIIOfl u l...,e us po:.:sillle ....,d over os :,mcU <>n ouo u pnMllc hpa,ed subgroc!e ~noll, 01 toon as P""•lblc. be covered •ilt• ol Ices\ lho lir~\ ID)'t't ol Ille lini•hU! , .. ,tau wi!h .. nk:to II is ullimolcly lo be conrN! (e !t, concre1e, or \he 1;,st 1!i0mm .,r Wb-~asc Qtovel o, ,and, "' lop10\I ond seed in ~rosscd c,roo,) t 7 ~~•=-t>ri~ c=t ~;:: ... ~,•::'::')J!,-=:; :i-7"~ ~ .... -:: II <-..it ~ 1M .. , M~ 11,w fnh ..... ~ It wfk}.-1 ,tf\,U..-t I• H:. ... -• ..... f!H)' -"-t.llC 1"1 ~ ~I .. ,.. __.. __ 1R:l:1 ~~hfflP ,r,a1 ,._,,, .. Ill -"'1t1Mlu .. 1-..,. jiu ,.... 1~-.--..... ll'IO ....,. ... llt 111.J IMI~ •• ,.." ~.,. -_.,., ,.,.., .. ,u,1 -_.. ,...., ........ """"" ,-. • .i "'•..., ~, .,..q,t,' ~\ ~ ........ UOI u,.4,IJpt Pf/w ..,_..., I~ .. -, ,-1 •I th Ji11 t"-~ fPJ'll"Nlll 1 .... flll ~ ltoop •~1 ~Ill -.liQos A.'tB .... iltl,.._t.f.., ~ ~I lorl 1>1t t~,-tWljrll l}'-itotllf .... rlltft H <t11•d....,.,.. U,... v,, _,...... "4 IN "-lhe CSC Super,,bor _...-~•a!... 11.J,1 , .... ,n-""t,. ....... rlJt'AI ·-·~ r111 ~ ... lh~ City"s ESC llr10 .. ~.-,m,M~ 'M,cnc,cr po,.it>lc, "urk ,nould De underlohn in dry wcOlher. W<>rN "nderlokcr, <>10119 bonl<, d"riog ""l .. colhcr Jl,all be corri•d Dul In sucll o m"'1Mr so co lo m;nfrnirc cny dislurbcnce le lhe 'l"Oun,l surlcce ,.hlcn could •null in Sil 9cncrolion 1 10 All so~ ~Lac~p~c• ond c,pe,cd Don~• "hieh could polen!iO!ly 11cr1erote sedin1•nl shall be prollcled .,ai, u•ding, •pro~a rnu1c11. polytlh)'l•no :l'llooh cnrJ/o, olhor oppro,..a molorial ,a as la p1c,c<"Ol •~I 9anoroliun. .,,,,,,,., pol)'t'lh)l•n• lhn!ln11 11 uud II Jhc• be lied dc"n er olhc,.,1:,;c onella1c-d ~o n tu prc..enl mo,cment ond SIICII only be lemp0<ar~y romowed a, ond .. nm,.,'lllirea laolcwcor,olructi..,_<>nd lnen OfllJ""'"''lary••Ulhcr 111 As s,,an as they 110,c Deen Ml lo ron;.t,cd si.,tu;rode le••\o uO e>pCtcd :wrloces .,. londscope <>••o• S'>alr lie ;m,ned:olely lllp oc,l•d 0"d luO'ed, on<J/0< •pro~ .,;1n mulch, 112 lns\oll p<alrct,.., ,,.,.,..,,u 01 a< wi111;,, "'" Ofl<J ••l"n'l colchflo,.n bo,ins '" °""'"'able ""d , .. ch •Ofh ,r,0•1 be ••••ut,.,clttl;,. oucr<1onco "ilh Ille "l'F~Cablc doloil l JJ lrmpor,,.y ~ .. c1n sn.c:11 De nn,;tw<led In noll,re uno,11u,ua ,oil. ,\II lcr»pot<>IJ ,,.o1e, .. nicn <>re ;,,1cnded lo carry 1edlmenl toc!on .. ate, 1110•1 b• ti<>ed .. ilh ,,.,_,. gron mornn~ o, o\hcr o"",o""d means and shllll hctt 9"cvel Chee~ demi lcc11\1d 11\ lnltna\~ net 9ftDlCf 1""'1 1D ,nclclS throu~nou\ \~•·· lcng(h CS tho .. n II\ lhc 0/>llfCprla\t lleloil, 1 11 Mlut hea,ry equipment er nnicln need lo erou \emporory ... ore~. o minimum 300mm <11an,e\tt p,p• sr>oll D• ploccll OlonQ lM st1al• bgllgm end 9ranular t>oc~hN sm,o b• placed o,cr l~e pipe w\\h a ,ulll<icnl deplh of cov., IO prg(eCI lhe pipe hum dam"'ij• by ~uch neoYy CQ<lipmenl ar vcnlcle:s. 1 15 In rycund SeO•ncnl bcoin, ~noll be c•to•oled in!O und<ll...rtl•d noli•• ,1111 Unle,. o\her,.ise Spceihed ~~ motcrlcl SMII nul be u1ed le crec1, any bonkl ,~ scd1menl CUsilli. 1 Hi Controclor lo nave o copy of l~e ogpreued (SC plons ond ESC permll on-,ile ol oN lime,, ono ensure ES.I: slgnog" is;,, pl<>ce I 17 H ony setlimtnl h lrnektd on lo •• IN!.d -.itlO<n. • lfltll ... ,_.,,r,11 ..,.-,...[,pl, -.1:11 sho~cls S•eep"1g end/or clhe, ...... ft!! rl'l'fl'l<U in S'UCh D ,..oy cs lo leu,e lhe pQvcd ,...rfcce lree ol scdrm•n\; under -P_,l_.n lhOII .. dlmc,,l b• ,emond t,cm paved ,.,,.racesbyllushin9wllh.,aler 116 The ccnlo...,, ,hewn on lhcu plans""" dtrl,ed lrom l<>!>ag,ophlc ,u,-ey. Frior le consl,uclion, lhc Canlrocla< llhcll vority oil e!c,11\ion, ,.,,\en ore criltcol lo \he ,.c,ks ducricud hereln and §noll ncllly lhe Engln•er imm,Olllllly ln lhe n,ml cl ony 11,scrapancy. I 20 The Cunt,ucto, sl>O!I ir>slol on ct Inc :redlmcnt COIIIIOI ...,,ts. and pnla,m olt al his. ope,olions "nde• lhff .,,ojcc\ in strCt occordtJt>Cc with ond Shol ..,,u,c lhol tl>e laid su,pcnded ,olids (l55) ""d oir otne, Q(lp~cotllc ccilerio 111< canlomlnonls conloincd in Ille .. 11tet bring a;s"•cw~d ,,..,., lhe ,ae mcel ttoe 101111 e,n.rio sllpulolcd llr U.e •land Oe,r,:lcpmenl Cuidellnu for Ille P,oleclian ol "qucllc NCl:llol," ls:,ueo by 111,. Habllcl Uan119cmcnl o;,.;.;..., ol Ille: Dq,0,1,..rnt of Flthtrln <It Ouon, Conado {OfO) und lhe !IC U<nislry ol [nviuw,mcnl (UOl. 1 n. The Ccnlrcclor snoll ,upply irnd in•loN aK 1edfflen! canlr04 "°'"' ~llo•n In 111• Sedimenl Conlral Oro .. tngs in oecordanc~ .,;i., Ille p,o.ision, o! ll'le .,,.,,.;,,gs, an1 opplicuble deloil, sno .. n an Drcwln~• and ouy upphcct>lo c\OYsc in 1n;, 1p"lllc11\lon 2.0 MAINTENANCE The Cantraclar fflGII o1 OIi Umu ""ii• const,ucllon i, preceea,nq on-sllr cn,u,• \!'lo! !he .,...,en! conltal t1Cfh Gt• prep"'1r mo"1111\ncd and .. o,~\ng ode'!"Ol<ly ,o os Lo conl•ot tnc !e.-els or $edu.,,n\ 1n .. a1u dischor9Tnq from \he site ol lhc .. ark le •ilhin !ht ~milt •tllor\hll•,o;,, The Conlroet« $\Cl\ be 1u1>on~ble re, lhe moinlenuncc cl Inc sedimrnl ean1101 locili!){lu) rron, ll'lc corumoneemcn! of lht .. 0,11 up lo Ille decommiu1Ming cl the .. ark. l,loinlencnce by lhc Conlooc\or ,hall ensure !hill the pen~ Is functioning Md cleaned a~ dir~d•d lly lh• CSC Supor.tsar. En~Tncer-ol-Record,, Cilt ond/ur lhe 0-n•r -"and m1>,nlenancc Jhgll lndudo Dul IJ nol lim,hd lo lhe ro1lo.,ing .. e,ts· a) Clconin9 cul cccumulOled sea;menl lrcm pend bcllom ond po,,d conlr<>I slrucluru, Including ,eploccmonl ot sWI fences and 9ra,els as requited. Should cny porl or Inc ,eclimenl COfllrol ... ,~, bcccmc do,ncgcd er bloel<ed, er i... any clhet way ncl ti,nctlon property. then lhc Conlroc\ot :!hell hnn,cdial•ly lnh ell Urps nee.nary le tt1>0l< ond/ot rcmo .. ~ch demo;•. or blcd.eQ•, or ether eouu ot mcrru11,llon. 1>11d 9111:111 otrlDlm any ,olhcr nccenary remedial mccsu<e~ o~ lall<>ou:- .,J \\tlerc lhe ,klillrncy nos betn lde•lkltO ty Lht Controc:la<, ond wnttc lhe Cll,.lroclor tee,oncbly ,.,,.,,on ll'ICI II iJ Inc oe:tr~le Cll<Jtsc ol <>Clolln, lht Conlrodo, sl>011 1010<• 111 llt .,...t con11,11on 11< bllltt. !WI pa,t ot Ille scd,ment conl/Qt ""'"' ... n;.,,. •• no1ft.ncU..,.in9ptQ11ert,. I')-.,,.""' C-.'""1• ....,, .,._. •-.-.. .. n111o.,.. ""1 ~..,, ~ "'lro.• •~I -"' .. .t,U i. \II •-9n,ij un.;.1,011 ., i,.11 ... ~• ar ffloC ..,..pr111111, ~ •• ~ •• ~r:=.. ~'!".":~~:~ ~~~~ 1-":°M:~-"!..: '~ .. ~~.:. .. ~: to lhc [nglneu~ot-llccord ond E5C Supcoisor fa, <lifccli"" c) 'Mle,e !he Enginur-ol-lluord o"d/cr [SC Siupc,viso, d;rccb Iha\ remedi<>I mt<>Sw•os Ile un~•takon 1..,1nc, lo !he c,tx,,,., dou,c, or o:, o rn<>Ll o1 D!I)' o\ner dellcicncy In Oil)' per\ ol 1he Hdirnetll COfllt04 WO(~S ldlnlH~d or notfd during 111.,c pu/od\c 1n,~•tlloni, II' oltoer .. iu btov9"l la lhcrr o\(enlion. lhe Con!,oclo, snoll lm,ncd,ale\y ""dotlo~e ,uch remedial meollKU In ,irlc\ uccordonce i,ri\n lhc a;recl\ono ot lilt ESC Sup,,.i,nr. Gro,el otcns/ua p~dl arc 10 be lnsp•c:lcd dc~y by lhc Conlrocto, l<> ,n,urc luncllanollly end (he Conlroclor lh041 OOd addllianal rec~ o• requorcd and ~• d;reclcd b~ lno ESC 1up·e, 25 The Conl,ac!o, ohOII rcmO•e O!I ,nlllcd ,ed<Tlcnl lrcm ell ,cd<mcnl basins <>Iler cuch slo,m ncnl ct who11e•11 Ille '<lll~m• cl se\llcd sedimenl hes e,cndod ~,: 1>! lhc dul9n scdim•n! sler<>9c copoclly, wMchc,rer occur, firsl 26 All co\ch b<>iln SU Se>c1 ohoN be Inspected doily ond/or prior la ony c,peclcd slcrm •~enl, end c,uring and ro~o .. lng any ,lorm event,. S.ll Sots arc \c llr eleMod 01 •O:t ••din>•nlcopacily 2,.7 ~I l-_o/911-.)i.,-_ II >I ~-1111..,; lcpW9'f ~ Ill _,,. eoplUti •la""._..,.;, ao ~--, ... ,-_,,.h ftl' .,....r:• •f u 1""9d rM\. ~.1"41 ~I l)!ttiff U-, JCC •I W'.• Ill Ina ('olflMlrllt • fff'umll,n .-i b If I ,.;u,, ....Wttt, 2 8 Aecomuloltd •cditntnt Oeycsillon behind gr<>...t Clloc~ dams ere lo be removed cl ~% •t♦:llmml ce;,aelly. 2 9 Anr ltuck ..h•cl ot<llh Qftd O'I S"mps >hull be chc<:ked dO~J ond illioll be CIOMed out "h~ Ille depth al sN occun111IOlaO ol !he t>ollom occ1d• 75mm 2 10 Accu"""llcd sdi'llt<II ,emovcd dt.rin9 •~ boiilo mo"'ltcnonu;. o.,d , __ ._, ,.,..o,,.,d flom _, lh.«:~ •'leel .. o,n or """'P o# .,.,. .,.,., part of 1hr ~•d'mwl e<>•.1•111 .,,.. ... alloll be ,_,ed of In ,.,cll o manner o, I•..,._, ih rc-enlry inlo tne ,a, ••· ..... >y>hm, or,;J/o, !nlo .,.., olnc, llro'11cqe syslem ond/01 lnla cny ,.olerca,,rse and ,.h.,c nee<"<>IY it lh<>II o■ houlfd olltilc 01\d di1;,Mcd ol;,, <>n oppra""d munnor ul"" appfo•td au,;1, locc!ion al !he l:(lflloae\c,•, upente 3.0 INSPECTING, MONITORING & REPORTING lhe ':'l'poinl~d CSC Su~eryi,or is rup"'1tiblc le, lnopcclin9 end mo"iloring ltoe ESC Foc~il..,, on ll,e ClllPtO•cd E:SC ~en, includlng rcpcrllug lo ensure sediment and ,edimcnl-lallon ~ut., .,,11 nol rcacn lhc City's drolnogc sy,,lem, 1h,: [SC Supe,,isor •MIi )lccp dclcMcd noln lor tOth ,He >isll in o lcgboc~ v,hicn ~hell conloin II><! lcllc,olng minimum lnlor,nullcn: -Wolor turbid,\) , .. clJi -TSS cor,cenlrctlcn~. t~o,nplu m•o•uted cs per lne CiLy"s ~edimcnl control pcliey); -Ob~c,vell ESC Foe'j]llc, ccnOillanJ ono -Oel<>h at cny rtmcdh)I mollsuru underlc~en er recommendclicno mode. li,e lcgboc~ muiL tit tnOdt g,,onoble (o lhe City end Cnglncer upon request The ESC Supe,.11111 11 rupoMil>lc fer immed;11lcly nclif~ng Lhc Cily, En~:nur cl Reco•d, Ccn!roclcr or,d Qv,ner/Oe,reklptr 01 ,.hen Dn lnfrocHon occlKS or lorminoliM pv,5uanl lo LhcES.CBy-io .. orE5.CP111nH A •Dltrprccl ccp)' of any inued ESC Permit must be posted in a loc:<>tiDn ,,.;,iblc lrom euh\d• lh• Con1\rocllo~ en lhe l11<1d, ond !a, lht d"'ellcn <>I LIie Ccn,lruclion tn eddlllan, lh• ,l;,n sholl clntly stale lllo nomc ond phone number of lhc CJ>ilolnled ESC SupttvL,or cnd1neCilyllr-lo,.OUlctr. Once lho c<11slo11 ono s~lrrunl conhol ... 1111r.~ nave Dern compltlcd, and lletore th• slort ol o"y oll'ltt o,.-,·,1c ,on~\fucllon. Inc Cc11l<<><l111 sholl nollly Inc £n;Wlec< ono (SC S,.,pcc,,;,o,. ond Ill• Engino.,, ond ESC Supt<vloor ,.;111 in•~cl Ille ud.menl •-trcl ,.o,k, 011d tnc do•nslrto'n dloinoge sy,ltm lo ,.,s.,re l'lol Iller ere inslc'lcd ond consl,ucle<I in occerdonce,.llntho "1'1>•o••O(SC<lro .. in91 ln1 Eng<n ... r ond/or lSCSu;,1,visa,.,l1.,ollf7 tfl• C..,t,oc1cr al any -4dl!L~n ii' a,.,ec wdimcnl ccnlrol .. c,k~. ond lhe C.....l,oclor 1'1,;N. 11•'-'t p1oce~ltl9 •1111 .,., .,.," ..,....,11 consl,uclillfl ono lo \he ~•~fcct,on al ltor ~ <W>d (SC Su,-•-~ f,u\ ~"'(1111 c11 """ del,c1~,.du in In, u c!,monl cenl<OI .. o,u ""lcll o•• latnhr,cd by 1111 Enq,ncr, ""d/or ESC 5u~cr.,;so,. The ESC S...p..,,,;1cr JIIOII \llrcughoul Lnr durol•cn of lM~ projoc! P"rlorr,, wu~IJ ;,,<ptction~ and ollc1 cocn ~~~liken\ roinro~ ••rnl (slgnl!lconl 1Qinrc11 even\ ls deMncd 01 Oil)' p,eciplloll<W> even! ,.nich mull or uctcds lhe inl•n1ily ot 25mm al lclal rainrnu d~plll 1n <> 2◄ hDYr pe,lo<!) or OIi component porls cl lh• sedamcn! conlr04 wool• \o verity \hol Qtl ccmp""'1cnl P"'ls ol i~c ,calmml con!rcl .. or~• ore lunclionin9 p<vpt,ty eno la pramt odeoualc w,at.,, 1cpot11. Outinq utmdtd periods 111 <Xy weather {i.e. summ•r mon!h,) 1 2J 'ffl1,n.,n, lhe Sadon•cn\ t:onlrcl Drc,.in~• lncludu o dcloO .. n,ch duc:ritln ""t o! lhe .,.,,~ lhe ESC Supc<<ritat mur porlorm bi-wtekly ln•~clions .,111, wrillell upprovol lrr,m lh• City. cr>llad lcr herein, ~uch wvrk~ slloM be canslrucled It, occordonce ,.;lh lhe oppl1coble dtloil Tnc complclc ,cdlmcnl ccnlrot "cr~s oho~ rcmoTn ln p1oce and ,n<)II ti• mointuT11cd by tn• ) 5 Thr01J;hll<Jl lnc clurol111~ u! \his prcjc:cl lh• CDnLrncl~ sholl ir,specl oll component ports ;~~~::rl~~r.:'~~•~ord~;;~II 'rnc l~•:~,;~n;~;"'~g~i:rc:~;;,,;n~o;:~.adlc~ron lhe ESC Supmi,c,. ~:e•~~~;;;Llt~a;!~I ;c;~;1~\:i.~lc~;•;,.,:.;e;~rT~~:c•:,I ,::~~I t;~~\c~h:~ll;ce••t 4.0 SAMPLING .,.,,,,,. _.. lftl si<Jnilicunt rmnfotl non( -.,.;,,~ conslru~I ... cl '"• ~•d,rncnl cohl,ol •~I-~nee,, lhc Conlrac(or ,n~ ~c,l;olely ncU!y !M ESC Super,;,~. end lhc [SC _,.,...i,_ shll!l lol:e ,.oter ,ample, d_,...,. er ;mmcdl01c1, li!tcr !hi• rulnlctl •v•nl. 1,J o~rlng o dry ••olhct peliOO shortly oiler can,t,ucllan cl Lhc ,c<tamen\ conlrol ,y..tem. ond •ncn there ,s a tlo;, discharging from lnc Jed,mcnl tlosln,. ll'le ESC Supe,Yisu, shell \Dile ,..,l•• ,ample• lhe lSC Supe,.,,or shoM loHe wot~, •omplu •nenever any d,ienoroe• t>re noted 1eo,ing \he •Ile d<1rin9 any in•pcc\lcn1, ond in odd,lion <Nrlng er ln,medlol.iy ~ll•r ""'" and Uf1') ,ignlliconl10"1folle,enl "1-lh:""l Ra-"" t,fll, a 4'1?'---. n '"') ,r•1'f'KA1'-~•W,I .n1,n meet, a, ~accede lhc •h.,ailyol 2~1'1.., lr14111•........,..,•ll>wr:o"1• --IH.. Rercr le 5~ ~ \Df CY"e • ""'9'1.~~(bl/,1(11(!!}1/,llldOl(t,,.U\•l'lt.U/ /or oil lh~ rolnlcll manllo,ing Y01un for all clcrm e,enl• 45 Tho lalc1 w1.pended ,alid• (TSS) le .. lM in slor,r, .. nl•t IJo,-, lca•i~g llle oilc muot nal be 9r.ulrr lhon lhc cm<llln\3 Sflccll,ed on lhi• m.,,.;ng 4 7 If the mca,u,cd TS5 lc...t• uccoa Ille Omit• ,et fo1111 oflo.,., th~ Co,,t,ueto, "'"'• e;thc, tDK.t • ii ••'fU.--. <<>ll'~!Jt ~ ... -1-~ -ti•I-HIJ,.jl)' ....,., :.-::=. ~:::I;:~::: !:.-1!!::"'~Mt~~r'.:.:: o•~: .. ::.c:=:~: ':::"o:::: ,;:::'..._" •d 1!:1 '1H, It"•~ ,.,... ,.._,_ ll♦itpl ..... t ..... 1~ ,.j~ ◄ ti II ltoe ollo,rrollte TSS l1vel!i ate ucecded. the Conl,octor shd immedlOl~J COll"-111 ,.,th lhe (SC Slrp«"'•"'· onll '"" [SC s .. ptr-,hell fDlmUIOlc cpp,o,p1!ar, COft•cll•• m•oW<U .nicn ,~all be Implemented !mmodialcly by lhe Canlroe!o, In 11t1<1 a~cgrdon~e "ilh lhe dlfcclicn1 cl lhc ESC Super,,;"r- 49 U -'-f ... ..i,.., ~.,. .... Ill' PM-""-'i.,.. ,Qloll, .... tr, rtnaw•t..,, ,hall .......... 1•11 .... ll'I -c::t-1 -l~.-. II _..) t.r111.-..ii. •HU'ln .,..,,...lied ~:::.~c.lffl=.:r :=1:-"'..::.;t.~!;t~~~h ::,, 1:: Implemented mmediolcl)' DJ 1hr l:ot\Lroclor in slricl acoa1dontc l'ilh lhc dl/ect,"'1• ot lnc En'tlro,,mcnlal Cansullonl ◄ 10 iltl (1lorm) .. olu ,omples ,nou be cc11ecled ;,, opp,ev•d sample bOlllu pro,ided by lhe uporu,rd lc~orn\cry "hich ootll•• ore lo be cl•on ond propc,11 ~apo•G, end shall be senl lo No,,.csl labs (er npprcved •qucl) lcr l<>lcl Jusptnded solid, d1lcrm~10\1011 ~ 11 N11\1ti\nslond1ng any oU,rr ckluscs he,elr, prr10nncl ond lcbcrotcry loc~llin u•ed lo san,ple Dnll unaly:te lhe ~uolily al \h• ,.o\e, bcln,,i di•chorqea r,cm lhc silt ona11 De occoplable lo DfO and ~OE 5.0 FINAL GRADING STAGE THROUGH TO SUBSTANTIAL COMPLETION ~ 1 M\er linDI lal 'J'Oll,ng I• cempleled, <Ill aoslurDed ertn• ate le ~• proleclea "' per lhe ESC pion"' lnnd,eape Plan (os opplltcbtt) !i 2 ;.':'~1::,10:.~0 t~-~:'.::~-'::.t~::1:'a ~~:·c4e•s7.~~ot!~~t1o~~ \~~ ~~:i1f1:e!":1:; .,ccd lo i,e lnllOf.ed os -lht o;,ec\i"" of the C/ltl<lcc<-OI-Rcco1<J <1r1d Ille [5C 5'.pcr..tlOf 5.l ,\I f;pal sole ;nspccl.,. prtcw lo Ilic .:.c ,ioin4 .... .,._u.,.·11: (ii "v;,t••le) Ille [ngine.,-ol-lhcord .,.. lht £.SC SA,v..;,a, In .. Rf ..... •lfn Ill• O,~qc and ""'°;':"'mcnt:sloll lo tfleclond,ifl"_,.OPESCff\fl_U,.... lolhe 1ile,r}n9onto 5 1 Ouelopcr lo cn,..,,e Lhu\ \he lo\ Q...,e, end/or 13u~4•• '"'" "01,l,cd cl c .. ,1,n~ ESC lac~olin and l~e;, rH1>11<11'b•~tie, lo cnllKt lhol indi,,;duol prl•o!e on-~il• oc<ll,r,.nl con(rol rncu,uru err pv\ in pk>e• and perl01m lo lhe 1\011<111,d ol ltot ESC tl)'!o.,. 5 5 Lluclop,r l<> rcloin lh• ,ervicu ot lht ESC Supcr,r11or unt:1 95:C. or bulldiny c:onslruc!io-n 1ndud1ng 10<10scoplng ct Ille IDl{s) no~ been c0mpl1\td The CSC p~"n\L ,.IN be In !"II farce and c!!ec! durin9 l~is (imc period. 6.0 DECOMMISSIONING 6 1 lne Con(roclor she" muke o rc~ue,t lo, deconimis,ioning tnc udimcnl centre, wor~• once Ille ,He ho• r,oched ,ubolonliol ccrnplclion ... nlcl> mcon1 cl o rt1~1imu~• 95,: cl oll cunMlruc!lo,, is ccmptele end lhc lend i1 reedy !or u .. , or It being uhd !~r 1111 purpose Intended 6 2 0!1cc ,.rillcn opprn""I ls granted lo docornmiulon lhc udin,cnt ccnllol ""''~ \he Ccnl,oclar ohc11 r,m1>,re aM ,edimcnl cen\,al .. ark• "'"iCh cro nqu;ied lo be removed le ccmplele lhc project. end. unlcu alher .. in ~rtcltd, ,nl)II d;spau cf any e,co,1 molerio!s ol!-!ilc ;., on opPfO'"d n,or,ncr al llfl u;,prcved atr,:tP lccolicn, and """I rcinslole er c.-c,nplele lhe con,LrucliM cl any ~erk, necenory la eon,pl1lc lhc Frojecl all (o lh• com)'lclt >0lidocu..., of the Englnee,-ot-R..cord, ESC Sup,r,j1or ond lhe C,ly. T~csc we,~• ,hall only be c.-cmplelcd during dry ,.calhi:t 6J f~"t ~ .,t ti..,; 1~1 -•111 •en-., ill• ~h• l"M!lr t&t ~ =::::. ~-=~:-~!::! -r~: <e!' ::: ,.i;.,:i;: '.~ ~~,::· :: C.,.\•WIM' >"-" ••• ..-t ~ sl •l'!I'• -:tn ""-, to -.,, , .. ., IH__. t~ lcvd, in lhe do,-nslrcom dro·ncQe sy,.tcm ffll-,t ,uiu1'ed lly Iha o..rro:, Ille C...lrotl:,t sl,QU •~mil..., Int U,,..r,I pOlld ""d 1111 ii ,.,11, ,1nrclu111I lill molnW • bt1,I ... c<>~,,,.,eli~n. ln~ C~'ll•.c•• IIMH •eloin and l>OY fa, a GeclcchnicOI En,...1" 1cr1;,M Inc 111 moluiOI ,, ,o,....U:111 end ,.,,,...,.e tor bu'id;,,ycons\roclian ~ ~ W.e,c rcq.rlrod, Ill• Conl,cclcr >hall r•mo,o l1nljlorory 1>""91. ino\o~ p\~y on lempo,.,,y 1•1?• inlo lh~ ,O<S-11e,1\ P""<I, b,fjl~"h nlUllho\e, lo IJj,jC.Q slandorcls and clean •I~"" ~yslem 7,0 RESPONSIBILITIES rhned1En~:.:,10:r "'~-~::ii "';'.,"pc;,'!.:~.' ~~~!=-';ut-~=· :::. ... \~ Sub-T,odesne,elnoU>t.lH1cd!oc,1nr0.."1"'/P,t.elePfll'~-,(d1e~~ "'1-,<H• shnll comply ,.:(h o\l lhth oppllcob\e ,.g,.,lo\cry rcqu•rcrnen\s 3poc:lr.ed by lcd,ro\, pro.tnclnl, Md municipal uu\hc•ilic:s: per\ainlnQ lo o,.-,1\• 1nuuagemenl Md disch1>19c os,cdoled .,i\h erosion ona 1ed,fl'cnt cont,..r ,cgulolion, 72 l<l uceerdanee .,ilh lhc t .. f, [SC by-10•, !he U.C ie,om,\ (\he pctmH) cl .. 1111:• lhi• pion rerrn~ per\ tl\ctccl: dt-1 lhc pe,mll h04der """"lflflJ ,e,ponsible re, oil IA• ocl1,il;u \hcl re,ull in o b1cocn ., 1am~ll.,,.cc ~llh l~e It,... for Inc durolion cl 1hr p-rmil. 7] lhc Oc .. 10pcr/O .. ncr/pc1son(s) rup0t111blc Jlla" ensure lhol all construction ocll,riliu 01e undertaken in "moMcr lhQl cMurc lhol all ecn,!ruction oct,,illos ere underlcNcn In o mLlfrncr lkel cnsCKc betl mona~cmen\ proelicu ara implemented le prevonl Md ccnloin u,,-silc •11 lc<1cn ,~nail Incl e•cuds 7Smgfl lSS o• spccllied by lhc 11:,-low. '1cm cnlerk,y d01>n,ucon, c,<>inOIJ• lnliu.iruc:tu•~ and o~L10llc: splem, [tw ~SC tl,otr~ ~•d .....,.r l)!o CIC pcrm,L is 1cspo•M1e: lo _,lor. lnspetl ""c ,.,.,, le 1-.. 0.--,..., ConUt1t.1or, ,.,,..,..,. of Reccrd. and (My on ~o~ and sedimorl u;1111al la1flllrtt • 1.'!• •rnrn•'II"' Pt1•--• in occcrdoncc llol lh~ c•p', sediment ccnlrcl pO!,cCs 7 !, lhc qotoeloper/Oi,,nc,/prtson(,) ruponsic1a must campl,-..,.,. lhe CSC plan <1\lnin lh~ ,pcctt'" limefr~mc "'1d camp11 wnn cit in~\rutl,an• i,:-• by lhc ESC Super>iso, le 1•cMt•ftlici...,cl.s lhel ruvl\ tn non-~onla,r,,onco .,111> lW .,...n . 76 On ;.,a,,;<1u11I lob IM Oevctop1'1/0,,,10,/1>••wn(s) ,upo""Jbl• ore held occoontoble 1111,;,,9 cons1t11ct;cn lor implementing Uld1,li)\IQI 10~ sill<>lion c""lrcl5 o• ~•emed neee~so,y/~pccil,ea to otnle,re lt>e ,cq,oifomt11h al ll'c !1:,-10,-Ocvelo.,.,,/0•""•~ /peucl>(s) ,c,p,,nsll'e c,t U'IU<'•d lo implcmcnl app,op,iolo .. cioncnl c...,1,ol meas"'~ ••QOo'dlru of lh• slol11s ol onypcrmil on lhelot 6.0 OFFENCES AND ENFORCEMENT Tnc Gcnc,o M~nuqe, ol [nqinu1\n9 u dosiqnoled sloU lrom tn~ Enginreting Dcpl>flmenl oJ 11\c C,Ly. or onyCllyBy-lo• Enroiccmenl att,cermor ente1 up11<1 any Lend lo corryc11I li•ld n,eo•uroMen\s end conducl j,,•P•c:\.Cn, a, ore ft0'10nubly necu,or1 lo osu,lo,n .. hc\hc, Lhe•c Is C""'!llloncc ,oilh Lne pra,\5ians or lhi• By-10 .. er on (SC: P•rmil inucd pursu~11l lo lnis llrlo• 8] fel1c .. ln9 i«uonce ot o tlc1lcc le Can,ply. all Conslr.,clion an lhe Lend <hDII cease .. ccpl !or lhe,e .. ork, neecs,cry lo ,xtoie;w ,crnplioncc. Tht ,._.Ii, \♦ C...,.,. ~I ... --w, ""'.,,..., o°"/N 0. ........ .-IU• 1t-r _. E~C ~w,e,,, •r ,.,......,. """'-' w ,,\l;l,,I •~uned .._ I• 11'1• ~n1 1111 "'-0...-o,../flf 0.--♦i ~~ l~ ,...,...,, .. \M UC l'v'"I ao 'I ,.,.__ n fh (U. pcl~ ~ .. i-:-. hw Nel.u It C....W1 1. .. _ la _..., ..... lft"ff .. 1-.. .... ~• al!crn,aOlin<J 8 5 lhc City moy """'r Ille Oepcrtmrnl ol n,11eriu ond Ocun, Canodt> Md lhe B,iliSI> c..: .. mlli11 t.1i11,,1,1 of (.,w.,..,..cnt ot \he ,.,,.~.,cc ol ""1 1-lot,u: to Ccm11ly. THE CONTRACTOR SHALL ENSURE THAT All WORK UNDER TlilS PROJECT IS UNDERTAKEN AND COMPLETED IN SUCH A MANNER AS TO PREVENT THE RELEASE INTO ANY WATER COURSE, STORM SEWER, OR DRAINAGE SYSTEM Of ANY SEDIMENT LADEN WATER WHICH CONTAINS TOTAL SUSPENDED SOLIDS (T.S.S) IN EXCESS OF 25 MILLIGRAMS PER LITER ~J~J~'%"R 1:l~EJ!°"(;,.:;._i";,~:'n';~ :." 75 \\EA 111ER· SEASON. 111RBID'1Y lf \'ELS Ill/ST !'01 BE GREATER THAN 20 NTU ANO PH OF THE WATER DISCHARGED TO FALL BETWEEN 6,0 AND 9,0. I ON lHlS PROJECT CITY DR MUHICIPAUlY I SHALL MEAN CITY Of 1.4APL£ RIDGE. INDTE: SIGNIFlCANl RAJ NF ALL £VENT IS CDNSID£RED1 TO BE 25mm IN 2~n 00 11)-nm/hr. J I PRELIMINARY, FO~ OISCUSSl0ti,i,JIU¢iE6 j ~ii:E~?,£•~~t~:~:~::~!1'~~~kl~?~i~:i~I ~~;1:~l~::'c,01,::~n~l~:~~nl?on, !l,I-J-r-t~-~~-~;-,:-~□-r-:~-:,-,~-i~-i,,,,-o,-E~-;~-,:-~~-.:-,,-"-,o-,-~,.,N~-ot.~-1--:-=-_-:-=-_-:-=-_-:-=-_-=:::J~-ev;_1=s:1-o:::-::__N=s:::..,':::-s:u;_a-;._M;_1ss;_-1:o;_N;_s-=._-:-=-_-:-=-_-:-=-_-:~ ... -:-=-_~;_A';._lf;_-:~:----_-_-_-_-_-_-_-_-..:-::._=_::.._:... __ -_-_-_-_-_-_-_-_-_ .. ~---_-_-.:;._-.:.._::.._-.::._::.._'::._:..._::_:..._::._=_=_-.::._::.. ________ .. ~---_-_-_-_-_-_-_-:.:._-::._::._.::._::.._:.:._::._::._-.::._:... _________ _:_-_-_~-l----=-::.-::._-.:.._::._t.::._.::._-::._::. __ ..,-l----_-_-_-_-_-_-..:c;1TY;~o;,;M~A';_,;lE;1;rD;G;.E-::_-::_-=.-=.-=.-::_-::_j S r EROSION & SEDIMENT ; ! ::A::;:::~:::E:E;~213«:::P.Eff 1--"'=+--=::..c--10~,;;:.;7,r:soo2-ESC5 CUEN! ENGINfl'l•Of•lfCORO PROJECT NAME ENGIN!Eli"S SEAL QUAUY ROCK DEVELOPMENTS (236) INC, ~ f,;,~~i~,! QUARTZ c/o CONCOSTS MANAG!M!Nl INC. 31 UNIT TOWNHOUSE DEVELOPMENT J ' to1~,Rc110t1:1,1~1:.,-w tQ. J K01...tC'A.l! I lli l Al o t: -.Ul~~l\-"CM"...:t nNl'-.tt/1 ~«::~r:.:::...":::.~• !:.~.':,', co. I VU.5C&l! I ;ii /1\ "202 -5489 BYRNE ROAD PlOJECT SITE APDRUS BURNABY, BC VSJ 3J1 CIOYDON BUSINESS CUITU C-l." l'HONE: 404·522•'977 FAX: '°4-UB-300 1211·2'31) CkOYDON ORIV~ 1324S 236 STREET CM.OCI.L\ I www.conco1l1.com SUUH.BCYUlol3 tK;604·7lll·UZ7ft.'All:lnl01fun1ro,eo MAPLE RIDGE, BC 11:i,1.T.H uo,.nt.l DEVELOPMENT PERMIT SUBMISSION osed Townhouse Develo ment DP 0.0 COVER SHEET '-a, ::::; a, .., ro e .. >- en 0 w a: 0... w a: 0... DP 0.1 CONTEXT/ AERIAL PHOTOGRAPH \ osed Townhouse Develo ment DP 0.2 CONTEXT/ SITE PHOTOGRAPH QUARTZ TOWNHOUSES Pro osed Townhouse Develo rnent DP 0.3 CONTEXT/ SITE PHOTOGRAPH DESIGN RATIONALE The proposed project conforms to the development and design principles of specificity, place-making, community building and a more dense, urban environment as outlined in the Maple Ridge Official Community Plan, the Development Permit Area Guidelines for residential and commemial buildings and Natural Features Develop Permit Area Guidelines as well as Multi-Family Development Permit Area Guide- lines. The project respects and is informed by the natural landscape of the area, especially its steep grades and setting, and through its design, accessibility and viewscapes attempts to foster a ·friendly and safe pedestrian environment. The form ef development is guided by the five cornerstone principles of the Maple Ridge Official Community Plan: Environment First -Land informs development Significant environmental features, such as groves of mature trees are retained and Inte- grated into the development and natural landscaping and species are proposed. Existing topography is respected, the development fol- lows the lines of the land with reasonable regrading and tree clearing. Design and siting of buildings protects access to natural features and views, enhances privacy and livability. Sustainable Approaches -Balance between environmental, social & economic benefits Overall development accommodates varying unit types and sizes that residents can grow into, allowing accessibility and affordability. Form of development is a compact housing cluster to allow for a densified urban environment and setting aside a larger open space for the benefit of the residents and the community at large. Project adopts Best Management Practices (BMPs) throughout. Adaptability -Incremental growth and changing market trends Form of development proposes 31 ground-oriented townhouse units of varying sizes (1,417sf -2,151 sf including basements), many with walkout/ day-lit basements to accommodate growing families and teen- age children. Healthy Community-Integration between natural environment, housing, open space, and infrastructure to achieve a neighbourhood and community that is alive and healthy. Design and siting of buildings creates a pedestrian oriented, walkable, easily accessible and safe community to maximize pedestrian access to services. Form of Development -Form of development proposes a townhouse residential use with clusters of four-to five-units that have an ap- pearance of rowhouse style residences accommodating 4-5 ground-oriented strata units, each with a direct access to grade at the front and the rear of the unit. Due to the grading conditions on site, all buildings are stepped further to re-inforcing the rowhouse look. Build- ings are designed to front or to have the appearance of fronting onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors. CONTEXT Context The proposed site is located on 236 Street at south of Larch Avenue. The 1.93 acre site slopes down away from north east corner of 236 Street. The property is bordered by: -to the north, Larch greenway and street townhouse -to the east, by rezoned townhouse development -to the west, by a proposed townhouse development -to the south, by a single family residential Environmental Sustainability - Sustainable Siles: The project site consists of one large land parcel with an existing older single family dwelling that will be demolished. The proposed development is in line with the Official Community Plan strategy that increases density at infill sites, but also enhances and revitalizes large undeveloped sites surrounded by established developments. Program -The proposed project would require rezoning to RM-1 to allow for 31 two-and0a-half-storey townhomes grouped into seven buildings with four-to five-units. Adjacent to the project entry, there is a landscaped common outdoor amenity area complete with chil- dren's playground equipment. To the west of the property, there is a platform and walkway leading to existing natural landscaping. The buildings ring an internal road which would allow for vehicle entry via a two-car side-by-side and tandem garage and a pedestrian unit entry. These would serve as primary unit entries tor pedestrian access. A secondary unit entry would be provided on the opposite side backing into fully fenced, private rear yards. There are three unit types of approximately 1,417sq.ft. to 2,151 sq.ft .in area, all with three bedrooms, a flex room and an open concept great room / kitchen combination. All units have access to private outdoor space including oversized covered sundecks and patios as well as fenced and landscaped rear yards. In addition, the proposed programme for the site includes semi-private and public amenities. The residents would also be able to enjoy 184 sq.m. of outdoor amenity space complete with a children play area. QUARTZ TOWNHOU DP 0.4 DESIGN RATIONALE L Architectural Aesthetics ARCHITECTURAL AESTHETICS The architectural aesthetics of the proposed project takes its cues from the architectural style/ language of the Pacific West Coast. It uses a simple yet elegant building form topped by a gable roof accented by gable dormers. The simple roof form focuses the eye on the building elevation features allowing the details and materials to come through, placing a special emphasis on material transitions. Although Arts and Crafts inspired, the proposed architectural language uses contem- porary details in the form of wood brackets, decorative rafters and posts, large windows and simple mullions to arrive at a much crisper Wes1 Coast interpretation. The project uses 'noble finishing materials' throughout such as stained and sealed wood, painted wood trims, wrought iron, and reinforced-fibre cement claddings combined with a neutral West Coast colour and material palette. It would also see an extensive use of glazing on front and rear elevations to take maximum advan- tage of natural light as well as views. The building height measures two-and two-and-half above finished grade. The two storey aspect is more suitable for a hilly site and helps to better relate to human scale. In 0rder to break up the building massing, and to better navigate the grades, each building introduces further stepping between units giving an illusion of a rowhouse. The roofs are simple and low-pitched with large overhanging eaves, and ample covered entry porches and rear verandas to allow for protection from functionality during the West Coast weather. osed Townhouse Develo ment DP 0.5 ARCHITECTURAL AESTHETICS Pro ject Data Sheet LEGAL DESCRIPTION: LOT 39, SECTION28, TOWNSHIP12, NEW WESTMINSTER DISTRICT PLAN 40978 CIVIC ADDRESS: 13245 236 STREET, MAPLE RIDGE, B.C. SITE LOCATION: SW CORNER OF LARCH AVE. & 236TH STREET PROPOSED ZONING: RM-1 PROPOSED HOUSING TYPE: 31 TOWNHOUSE UNITS (4 TO 5 UNIT CLUSTERS) GROSS SITE AREA: 0.782 ha/ 7821 S.M. I 84,185 S.F. UNIT YIELD: 31 TOWNHOUSE UNITS (28 SIDE-BY-SIDE & 3 TANDEM) GROSS FLOOR AREA (FSR): ALLOWABLE PROPOSED 4,692.62 {50,511 S.F.) 4,482 S.M. {48, 244 S.F.) GROSS FLOOR AREA (MARKETING): 5,219 S.M. (56,176 S.F.) SITE COVERAGE: GROSS DENSITY: OPEN SPACE: REQUIRED/ ALLOWABLE 0.6 0.6 (EXCL. 50 S.M. BASEMENl) Outdoor Common Activity Area: 155 S.M. @5 S.M. I UNIT 1,395 S.M.@ 45 S.M./ UNIT USABLE OPEN SPACE: BUILDING HEIGHT: SETBACKS: Front Yard: Rear Yard: Side Yard (North): Side Yard (South): PARKING: Residential Parking Spaces: Visitor Parking Spaces: Accessible Parking Spaces: (1 per 24-75 Spaces) UNIT DISTRIBUTION: UNIT TYPE A (SIDE BY SIDE) A 1 (SIDE BY SIDE CORNER) A2 (SIDE BY SIDE CORNER) B (SIDE BY SIDE) C (SIDE BY SIDE) C1 (SIDE BY SIDE CORNER) C2 (SIDE BY SIDE CORNER) 11.0M & 2.5 STOREYS TOTAL: APPROX. UNIT AREA 150 S.M. (1,616 S.F.) 146 S.M. {1,580 S.F.) 152 S.M . (1,642 S.F.) 122.2 S.M . (1,314 S.F.) 144 S.M. (1,552 S.F.) 145 S.M. {1 ,564 S.F.) 146 S.M. (1,576 S.F.) TOTAL: 7.5 M 7.5 M 7.5 M 6.0 M 62 @2 / UNIT 6.2 1 68 OF UNITS 6 3 4 3 8 4 3 31 osed Townhouse Develo ment PROPOSED / PROVIDED 0.57 0.57 (EXCL. 50 S.M. BASEMENl) 184 S.M (1,990 S.F.) 1,369 S.M. 11 m to 11 .75m (variance) 4.3 M (variance) 5.71 M (variance) 5.5 M (variance) 6.0 M 62 7 1 68 TOTAL AREA 900 S.M. (9,687 S.F.) 438 S.M. {4,715 S.F.) 608 S.M. (6,544 S.F.) 366 S.M. (3,946 S.F.) 1,152 S.M. (12,400 S.F.) 580 S.M. (6,243 S.F.) 438 S.M. (4,714 S.F.) 4,482 S.M. (48,254 S.F.) DP 0.6 PROJECT DATA ( LIST OF VARIANCE REQUIRED: 1. FRONTYARD SETBACK (EAST) Required: 7.Sm (24.6 ft) Proposed: Proi ect Data Sheet a. 4.Sm (14.1 ft) to principal building faces for all units in Block 1, and Unit 5C1 Block 2. 2. REARYARD SETBACK (WEST) Required: 7.5m (24.6ft) Proposed: a. 5.71m (18.7 ft) to principal building face for Unit 22C1 (Block 6). 3. EXTERIOR SETBACK (NORTH) Required: 7.5m (24.6ft) Proposed: a. 5.Sm (18.04 ft) to the principal building face for all units in Block 6 and 7. 4. BUILDING HEIGHT: Required: 11.0m (36.08 ft) Proposed: a. 11. 76m (36.51 ft) for Block 1 and Block 4 b. 11.36m (37 .30 ft) for Block 3 and Block 5 d. 11. 75m (38.55 ft) for Block 6 e. 11. 76m (37 .20 ft) for Block 7 5 . OFFSTREE PARKING STALL LOCATION Required: 3m radius arc Visitor parking stall 4 and 6 is within 3m radius arc of unit 17 A 1 and 27 A 1 window. LIST OF VARIANCE REQUIRED (cont'd): 6. USEABLE OPEN SPACE MINIMUM DIMENSION Required: 6m Proposed: a. 4.5m for all units in Block 1 b. 5.4m for Block 5 c. 5.2m for Block 3 unit 12C d. 4.9m for Block 3 unit 13C2 e. Varies from 5.3m to 5.8m for units in Block 6 f. Varies from 5.1 m to 5.9m for units in Block 7 7. USEABLE OPEN SPACE* Required: 1,395 sm (45 sm/ unit) Proposed: 1,369 sm *Shortfall of useable open space will be added to outdoor community amenity space: Required Amenity outdoor space: 155 sm Shortfall of useable open space: 26 sm Total required: 181 sm Total provided: 184 sm 8. RETAINING WALLS MORE THAN 1.2m (4ft) 1.29m -2.5m (4.3ft to 8.3ft) tall retaining wall along north and east side of visitor parking stalls 1 and 2 1.22m -4.1 m ( 4ft to 13.5ft) tall retaining wall along west side of blocks 3, 5 and 6. 9. PROJECTION INTO SETBACKS Maximum allowable: 1.2m (roofs, unenclosed balconies) Proposed: a. 2.8m at Block 1 b. 2. 7m at Block 2 c. 2.6m at Block 3 d. 2. 7m at Block 6 e. 2.5m at Block 7 Q U A RT Z T Q W N H Q U S ES a.1--'-P~ro -=ose=---d T=ow..:..:.c:..:nho=us-=--=e D-=--=--=eve=lo ~me"-'--'-'-nt __ ---i DP 0.7 DATA SHEET Pro·ect Data Sheet TYPE I AI TYPE IAlI TYPE I A2 I TYPE 181 TYPE I C' TYPE 1Cl1 TYPE 1C2 1 TOWNHOUSE TYPE (SIDE X SIDE) (SIDE X SIDE COR.) (SIDE X SIDE COR.) (TANDEM) (SIDE X SIDE) (SIDE X SIDE) (SIDE X SIDE) LOWER FLOOR (50 MSQ ALLOWANCE BASEMENT) (sqm): 41 41 42 10 53 53 53 LOWER FLOOR (AREA INCLUDED IN FSR) (sqm): 0 0 0 0 3 3 3 MAIN FLOOR (sqm): 75 72 76 61 57 57 58 UPPER FLOOR (sqm): 75 74 76 61 84 85 85 UNIT SUBTOTAL (FSR)(sgm): 150 146 152 122 144 145 146 GROSS FLOOR AREA (FSR} (sgm} -total 4A82 sm 900 438 608 366 1,152 580 438 UNIT TYPE 3 BDRM + DEN +REC 3 BDRM + DEN +REC 3 BDRM + DEN +REC 3 BDRM+ DEN 3 BDRM+ DEN +REC 3 BDRM + DEN +REC 3 BDRM + DEN +REC rTOTAL: 31 UNITS 6 3 4 3 8 4 3 NOTE: DUETOTHEWINDOWBAYVARTATJONS ON THE END UNITTYPES,Al,A2, Cl & C2. FOR CALCULATTON SIMPLICITY, THE GREATER VALUES OF ALL THE DIFFERENT VARIETY OF Al, A2, Cl & C2 ARE TAKEN. ( ie, ASSUME ALL END UNITS HAVE BAY WINDOW/FLOORS). THE TOTAL AREA DIFFERENCE JS WJTHJN 6 sm. Q U A RT Z T Q W N H Q U S ES Pro osed Townhouse Develo ment DP 0.8 DATA SHEET Dea Os™ MH 103._n,t- 3U9M Pro osed Townhouse Develo ment DP 0.9 ZONING PLAN Dea - i ~-----r----- ,,.·-r .. .,.,,. i I i COLOUR SCHEME 1 COLOUR SCHEME 2 Pro osed Townhouse Develo ment DP 0.10 BUILDING COLOUR SCHEME PLAN t SHINGLE ROOFING PABCO PEWTER GRAY FIBER CEMENT BOARD & BATTEN SIDING WOODTONE CASCADE SLATE VINYL SHINGLE SIDING FOUNDRY JUNIPER/ FIBER CEMENT SHINGLE WOODTONE COLOURGUARD BENJAMIN MOORE CC-630 VINYL HORIZONTAL SIDING MITTEN STRATUS/ FIBER CEMENT HORIZONTAL SIDING WOODTONE COLOURGUARD BENJAMIN MOORE CC-518 SHINGLE ROOFING '"-------------PABCO PEWTER GRAY _____________ VINYL SHINGLE SIDING (BLOCK 1, 2) FIBER CEMENT SHINGLE SIDING (BLOCK 5, 6) CLUTURED STONE VENEER FASCIA BOARD Pro-Fit® Alpine Ledgestone GUTTER PHEASANT BENJAMIN MOORE SOAPSTONE FIBER CEMENT BOARD & BATTEN SIDING --------WOODTONE -CASCADE SLATE WINDOW TRIM, DOOR TRIM, ENTRY DOOR, GARAGE DOOR,COLOUMN, FASCIA BOARD, WALL BRACKET, DEN- TILS STAIN WOOD GRAIN COLOR CEDAR Pro osed Town house Develo ment DP 0.11 A1-B-B-B-A2 COLOUR ELEVATIONS SCHEME 1 SHINGLE ROOFING VINYL BOARD AND BATTEN VINYL SHINGLE SIDING VINYL HORIZONTAL SIDING PABCO PEWTER GRAY MITTEN MUSKOKA GREEN/ FOUNDRY 826/ MITTEN STRATUS/ FIBER CEMENT FIBER CEMENT SHINGLE FIBER CEMENT BOARD & BATTEN SIDING WOODTONE COLOURGUARD HORIZONTAL SIDING WOODTONE COLOURGUARD BENJAMIN MOORE CC-518 WOODTONE COLOURGUARD BENJAMIN MOORE CC-630 BENJAMIN MOORE CC-518 CLUTURED STONE VENEER GARAGE DOOR Pro-Fit® Alpine Ledgestone FASCIA BOARD PHEASANT GUTTER BENJAMIN MOORE SOAPSTONE VINYL BOARD AND BATTEN (BLOCK 4, 7) MITTEN MUSKOKAGREEN ,--,-------------FIBER CEMENT BOARD AND BATTEN (BLOCK 3) BENJAMIN MOORE CC-630 VINYL SHINGLE SIDING (BLOCK 4, 7) '---------FOUNDRY 826 FIBER CEMENT SHINGLE SIDING (BLOCK 3) BENJAMIN MOORE CC-518 WINDOW TRIM, DOOR TRIM, ENTRY DOOR, COLOUMN, FAS- CIA BOARD, WALL BRACKET, DENTILS STAIN WOOD GRAIN COLOR CEDAR DP 0.12 Al-B-B-B-A2 COLOUR ELEVATIONS SCHEME 2 Dee lU!>fn ....... 9 • =~~ ~~ ....... ~= ·-..:= ·-~ . ,.✓ -,, . ' -- ( PHASE 1 -Site Services, Block 1,2,3 PHASE 2 -Block 4,5,6,7 28.Blm Pro osed Townhouse Develo ment DP 0.13 PHASING PLAN Dea ! I tl!i~-a" Des Osm M1i ,o~·-11 ~~ ,.;', ~D ,..., I j ' Pro osed Townhouse Develo · ment UNIT TYPE A -1,616 sf [150M] UNIT TYPE Al -1,580 sf [146M] UNIT TYPE A2 -1,642 sf [152M] UNIT TYPE B -1,314 sf [122M] UNIT TYPE C -1,552 sf [144M] UNIT TYPE Cl -1,564 sf [145M] UNIT TYPE C2 -1,576 sf [146M] DP 0.14 UNIT TYPOLOGY ( PROPERTY LINE' ~~ ~,, ... ., I =-=-_J ,., ... 111--1 ! I ~~i-- ..... , .... ,u -----------------·------------------ ..,.._...___J __________________ _ )PERTYLINEI •=--~ ~---- 1 I >Cl=oU-1 ---- BLOCK 6 BLOCK 5 BLOCK4 -------------------- i BLOCK 7 PROPERTY LINE! ---------------t---"'"""'-"" ·---------------+~ ___ 1 __ .,,, .. ,,,.,,., ____ _l __ ... .,,,1,.,., I -----· --~..taUMJ ' ,.I ----i·--"""""''"" -----+-_._,_ ----------------t--~"'-~W ------------~' "'""'-"'-""''~l\tw•J STREETSCAPE #1 LOOKING NORTH PROPERTY LINE! BLOCK 1 ----------+--"""'"""' I m>w: ... ..., ---------·--p _____ J __ ,,,4<1'>-"" i . I I --------~Clll:...ll.l.uwJ I ·tF:===:!=========~---~-~-r--==,d __ --_ r--="'-"'-""' ~'==:;:===;;======ti ~---, '~ "~L-~ <lfO"'"--J--~-~~~~~===::::::::.=:~~~~~ .l)::'.~:'::::::'.1-_,,.ao......., ·t;;;~l;;;;;;~;;;;~~"1;--------==~~~~~~11-------.ri L.--_...,.; _----~~~ _~_:::::_~-+---+--=- LU:..--'-, -----, ~r .J;!;' ;_,:-=--~_j_±::~~;;;;;;;;;:~~==:~•--------------~-----<l--------1 I ,......, E If) I') N I i • J ___ ..,.,,_.,,_ _________________ l__.....,_.,,,_, STREETSCAPE #2 LOOKING NORTH Devel □ mer:1t PROJECT NORTH DP-0.15 STREETSCAPE SCALE:1:150 PROPERTY LINEI ~, =~u.t ......,..,., -.,J ~------ 1 ~~u•j =~--, ... ...i,,,,,.,.1-1----,----·-H~ ... =~----- II"'---'-''---""' BLOCK 5 0 ID N ------------------------- BLOCK 4 PROPERTY LINE' BLOCK 1 -r-_._~ ------r----=OWU!Ol I ~------~----~=~ ___ l ____ .,,..,_,,,..., I I -----=--- STREETSCAPE #3 LOOKING NORTH U A RT Z T Q W N H Q U S ES Pro osed Townhouse Develo ment PROJECT NORTH DP-0.16 STREETSCAPE SCALE:1:150 ~7 ~7 ..,...,,...,_ +---•------------------------------~~~ ~"---+---------------------------·------~~ =,,cw_ _1_ _ _ _ _ __ _ _ _ _ _ _ _ _ _ ___ _ __ L __ i _L= """'-'"""----I -----__ , I ~l~T - ="---t - ....,.._, .. ___ -1-:---11a;:r.-..+ 2llllJID.:..l6:0.561tl-- liQ.QO.'..{S7.9l.llJ.._ BLOCK 2 STREETSCAPE #4 LOOKING WEST PROPERTY LINEI KUt><I -----r~ ----·--------------~- ---------------~~ -------------------------L-BLOCK 1 BLOCK 7 PROPERTY LINE =~=----1---------------·-----------------------------------------------·------_,,,.,.,.,_.. """'-'"--1---------------------------------1--uu.. ~,,~1-----------------------1~~- ~~I__ --________ I ~~ I I ~~1------~---,-~ -~1-----·---1~- -'"~r --·-------·--------------,-----t . ~~1------------------------------~ -1~- "'""""...,_ 1-----------·-------------------------------I-=- =,.~ [ -------------------·---------------'~~ BLOCK 7 BLOCK 6 STREETSCAPE #5 LOOKING SOUTH UARTZ TOWNHOUSES osed Townhouse Develo ment PROJECT NORTH DP-0.17 STREETSCAPE SCALE:1 :150 ',J:f:' '-l ~ i.....,_j Ct'.'.: '- G0 _c -+-'"° ;,.r; N P- DETAIL 1: GUARD RAILING RETAINING WALL LEGEND = CONCRE"TE RETAJNING WALL ~r:;!4";k., ALLAN BLOCK RETAINING WALL REDI-ROCK RETAINING WALL I -1\,Q-I CULTURED STONE WALL ~ WALLS HIGHER THAN 1.2m ABBREVIATIONS T,O. W. TOP OF WALL 8,0.W. BOTTOM OF WALL •NOTE: GUARDRAILS TO BE PROVIDED \A/1-iERE RETAINING WALL IS 0.6m OR HIGHER. osed Townhouse Oevelo ment DP 1.0 SITE PLAN SCALE: 1:200 PROJECT NORTH r I ( 7".Al5v .-: ---1~ '-..E._- 23€ PfC t .....,_ ..... 211.09' (6 (MAIN FLO (60,~~·.M)[ FLO.OR') (57.65M) 202.03' (61 (L.F.E) \ ., 216.01 . (6'5.84M) (MAIN FLOOR) 206.W (63:0SM) (L.F.E,) 215.22' (65,6 (MAIN FLOOR) + 20s:·lo· (63. ,(~AIN FLOOR). 0P0Srn 2.0m COV£NAN1 E F'OR EXISTING CEDAR \ TO BE RETAINED ~ ~. "'" -:. :.:i:.-",L . ....,,,,~ ~ 228.35' (69.60M ) ,(MAIN FLOOR) ------. ,, I I I I I t--1---1 I I I I -L I I I l I I I -'~ I I I I Vl- 1 ROLLING GA TE I I ~}~ I I I _:: -1-,-- I I , I I ... , ii l ----1 '&' ':, ~· RETAINING WALL LEGEND ==:::c:m:;1 CONCRETE RETAINING WALL PROJECT NORTH i-w I , I ~ ALLAN BLOCK RETAINING WALL REDI-ROCK RETAINING WALL I -----I CUL Tl/RED STONE WALL ~ WALLS HIGHER THAN 1.2m ABBREVIATIONS T.O.W. TOP OF WALL B.o.w, BOTTOM OF WALL •NOTE: GUARDRAILS TO BE PROVIDED WHERE RETAINING WALL IS 0.6m OR HIGHER. DP 1.1 GRADING PLAN SCALE: 1:100 ( PROJECT NORTH RETAINING WALL LEGEND = CONCRETE RETAINING WALL .,.,..»_ ALLAN BLOCK RETAINING WALL REOI-ROCK RETAINING WALL I :,,LUDm,i l CUL lUREO STONE WALL ~ WALLS HIGHER lHAN 1.2m ABBREVIA TlONS T.O. W TOP OF WALL e.o.w. BOTTOM OF WALL 'NOTE: GUARDRAILS TO BE PROVlDEO MiERE RETAINING WALL IS 0.6m OR HIGHER. io cxi N ._, . ,..... ~E ~ ,co I .-; • N CJ) .- I') ...... (J_ SAN MH ·!a .,}·' \ 1±1 CBI ·" I , .. £\ ~ ...... ·, -~------------, ......__;;~-::-'<c -r, t 1;. I ,· Af PROX. CENTERLINE OF qi$ TING CEDAR TREES 118'-0" I 200.b0' (60.96M) (MAlhl FLOt>R) '24A .,. ___ • 1 25A •.----- 211 .09' (64,34M) 2i.3fS5' (651.09M) 190 94' (58.20M) (L E) I • (MAIN FLOOR), (MAIN' FLO0R) 202.03' (61.58M) 204.50' (p2.33M) (L.F.E) • (L.F.E) : , \ ',. 216.01 . (95.84M) (MAIN FLOO~) 206.96' (63.08M) (L.F.E,} f:" ~.PE; 2 1..46' (62.J2M) (f..+.AJN FLOOR) 19:r.41' (59.56M) (Lf'1:) I r,, c; + ; ,.. I ~ ) I ,, ., 20'-0" [6.1m] "'.") r, t-'-- , +'° 2 I I ,,, <,, ff - ., ' Pro osed Townhouse Develo ment 223.13' (68.0lM) (MAIN FLOOR) V6 !? ,; .;.:_~; :' ,. ,(;,··' <:'I ..,, . c~ l .., 215.22' (65.6 (MAIN FLOOR) 2.06.17' (62. 84 1 {{',F.E) ,; ·\. 1•111 Pfafo l .91' (64.59 "(MAIN FLOOR C K 4 DECK .~, fsA , DP 1.2 SITE PLAN SCALE: 1:100 [31.E .. ~-.JI - (~ !TL t ._, I I C,1 t ~ ~ '-' j [6.1m) I -,•--- ---- -r ,_ :- V6 I l -~----- i"I ~ I E!21i 1_91' (64.59 , r(MAIN FLOOR) BACK YARD [ 44 SQM] -<I>-"""""-""""'"'] ~-/ ~ ...... -ffl +/ ~!--.I.. lo· 63.s ,'t' ·'\, □le~ , __ _ '<!-,, +"-· ,cJ'-jr ""(.;'! -------,---- 3°tA <L.iNt - -~_.t,.I • ..._-...__ 't.., -~- ,.__ft.; ~~ I I , I I : ... • .... ... :i::, 741J .. ~-. I ' I ' ' • "--L~ I .<'J I .!..~--., -1 I 1A2 201. 54' (61 .4:3 ----~•-~LL~-~=---Ill! RETAINING WALL LEGEND PROJECT NORTH ~ CONCRETE RETAINING WALL -•~--~ ALLAN BLOCK RETAINING WALL REDI-ROCK RETAINING WALL ~ CULTURED STONE WALL ~ WALLS HIGHER THAN 1.2m ABBREVIATIONS T,0,W. TOP OF WALL B.0,W, BOTTOM OF WALL •NOTE, GUARDRAILS TO BE PROVIDED WHERE RETAINING WALL IS 0,6m OR HIGHER. DP 1.3 GRADING PLAN SCALE: 1:100 PROJECT NORTH RETAINING WALL LEGEND ~ CONCRETE RETAINING WALL ~ ALLAN BLOCK RETAINING WALL REDI-ROCK RETAINING WALL [ ll4U(HO(. I CULTURED STONE WALL ~ WALLS HIGHER THAN 1 2m ABBREVlA TIONS T,0,W. TOP OF WALL B.O.W. BOTTOM OF WALL •NOTE: GUARDRAILS TO BE PROVIDED WrlERE RETAINING WALL IS 0.6m OR HIGHER. ~E -,co I --; -N ~I ~ I ~ ~ ~;· :v ~ -~g --... 20'' -46' (62,32M) (M·AtN FLOOR). 195:·41' (59.56M) (L.t:t)' , . ' 198. 20· (6,0)!1);1)1 (M,\IN FLO_OI\) -- I \ 194.188' (59.40111,: M~IN FL00R ' le!:/.83' (56.64M) (L.F.£9 E P.. .E ,,.. - )62.18) 20'-0" [6.1m] 1~1 215.22' (65.6 (MAIN FLOOR) 206.17' (62.8 JLF.E) <.~- I '-I I .')[12'11.91 ' (64.59 , (MAIN FLOOR) 202.85' (61 8 (L.F.E) K 4. 9,,ECK ~:;,, .• ., -~ :,. DECK 205.28' (62.5 M (MAIN FLOO '! ~ -----·-1.§Q,lQ} DP 1.4 GRADING PLAN SCALE: 1:100 i' ' -~-......,...~----,=;;./ -;------ [28.82m] \ w f,O 192.41' (58.65M) (MAIN FLOOR) 183.35' (55.89M ) (L.F.E) ' ::i ,.'.r ~Ul ... _____ .~ -1~"' + ) --- 13'-11" [ 4.24m] Lyu.vv \.'-'-'·'-' ,(_MAIN FLOOR) 199.54' (60.8 (L.F.E) ,. t' 16A 196.25' _{59.82M) (MAIN FL:QPR) 187.20' ~57.OpM) (L.F.E)+ , _.,.4 ,, 197.93' (60}33M) (MAIN FLOOR), , 188.87' (57.57M) (L.F.E) ---- 118' -7" [36.14m] -{b w ; :.:::,·· ~ It') +" 2·os.09.' (62 (L.F.E) 14'-10" [ 4.53m] Pro osed Townhouse Develo ment I I I ]'<,./ T I I PROJECT NORTH ....J 'c • ,_ .l RETAINING WAU LEGEND ~ CONCRETE RETAINING WALL ~ ALLAN BLOCK RETAINING WALL REOI-ROCK RETAINING WAU I OJ.U!ll$bl. I CULTURED STONE WALL ====s WALLS HIGHER TI--IAN 1,2m :...:'<ABBREVIATIONS T.O.W. TOP OF WALL B.O. W. BOTTOM OF WALL •NOTE: GUARDRAILS TO BE PROVIDED WHERE RETAINING WALL IS 0.6m OR HIGHER. DP 1.5 GRADING PLAN SCALE: 1:100 ( PROJECT NORTH RETAINING WALL LEGEND ~ CONCRETE RETAINING WALL ~ ALLAN BLOCK RETAJNING WALL REDI-ROCK RETAINING WALL I uuu-I CULTURED STONE WALL c= WALLS HIGHER THAN 1.2m ABBREV1ATIONS TOP OF WALL BOTTOM OF WALL 'NOTE: GUARDRAILS TO BE PROVIDED WHERE RETAINING WALL IS 0.6m OR HIGHER, j-... ai CJ) N '-' I L ,~ F \ QECK ,,✓ ' ' , . s2·-sr 94'-6t [15.99m] [28.82m] ~ .. ~ ;._, ... -;: ,____,..__ "¾,- ' ' !/l/ -'• ' I .:<J,---= .::. .. - ~-; ;.._.., ·..\' )-1, :,,7-1 .. ...... , . 192.41 ' (58.65M) (M AIN Ft:OOR) 183.35' (55.89M) (L.F.E) ---u---------0 l:l ui ~ I • ;" 13'-11" [ 4.24m} 199.54' (6O.B (L,F.E) .:" DECK 16A -,'-', 194.57' (59.3,lM) .:,.' MAIN FLOOR) -185.52' (56 55M)· (LS.E) osed Townhouse Develo rnent 196.26' (59.82M) (MAIN FL.:0,9R) 187.20' f(5r06M) (L.F.E)-;- DP 1.6 GRADING PLAN SCALE: 1:100 - ::ti) 197.93' (60'.:pM, (MAIN FLOOR) 188.87' (57.571{ (L.F.E) 118'-7" (36.14m] Dee l I \9'-7 0 SlM MH !0l'-1tj• 5 06m □I l .1 ' i ·! I i i ;c•-.s-r GARAGE PARKING - APRON PARKING VISITOR PARKING Pro osed Towrahouse Develo ment SITE PARKING DATA: GARAGE STALLS: 62 APRON ST ALLS: 12 VISITOR ST ALLS, TOTAL, 81 DP 1.7 SITE PARKING PLAN c:ra11=• 1-?nn OSTM MH to:J· ... ., • 26.1!1~ 16'-7" 06m I I I ll--~---.-.......,1 i i i i--- t--+--llil : lo /l : ~-- .; : ~td 'j ! □i--- ! ....... -.:r--- SOFFIT LIGHTING • BOLLARD LIGHTS Pro osed Tow nhouse Oevelo ment DP 1.8 SITE LIGHTING PLAN UPPER FLOOR ( I :l ~ e "f I 0 ~ il ~ ';-~ ~ .. (> -a -§]- ~ MAIN FLOOR 0 ◊ -a--E)-- ~ A 23'-sr [7 ISm) - Al 2s-r (11;111] 0 (> ~tt ~ GARAGE FLOOR A A 2J"-sr {7 15,t,I] 2)' .. 5i~ {? !Sm) Pro osed Townhouse Develo ment DP 2.1 FLOOR PLANS BLOCK 1 A2-A-A-Al SCALE: 1:100 r Cl 2J'-8" ["1..llrn] ,s-or [3 9Bm) UPPER FLOOR MAIN FLOOR ,:r-or 1.u&-,,J C 23'-sj"p.,o-,J C 23'-6:J"' P 16m) 10'-£" fl"") 1J'-o3" [3 9Bm) C 23'-Si' [718m] G ,:r ... e~ [7,n"") ,-. .,-,...,,J 1t•-r IU?i,,) ll'-:,.J• (3 98m] C 2J'-st [7 1sm] C 23'-s~-[71Bm] "' .... 5 ,. 10'-6' (l.lffl) -h------h----i-~ ---r ------nl l------tll_ l -i-1 ' I ! I I I ! • • I I ; I ' I I ---t-1n1m noo.: ... nOJt: ~~-UtlOlll(XlR ... JO\J Lftl~ILOOR~IIQ\.l U1LOlll(XlP-!l(l\l BASEMENT FLOOR Pro osed Townhouse Oevelo ment I I I I DP 2.2 FLOOR PLANS BLOCK 2 C2-C-C-C-Cl SCALE: 1:100 r UPPER FLOOR \ MAIN FLOOR BASEME T Pro osed Townhouse Develo ment DP 2.3 FLOOR PLANS BLOCK 3 C2-C-C-Cl SCALE: 1:100 UPPER FLOOR A1 23•-r J? •i:ttl MAIN FLOOR A 2J'-5f [7 15m] Al 23'-7" [1.ltmj Al 2Y-7" ('1111m 13 -o· [J,.flJhtt] BASEMENT A1 2J-1" t1.19mJ ,,, ,.,, A 23'-5j" [7 t~J Pro osed Townhouse Develo ment Al ZY-T f111l.,,.,] DP 2.4 FLOOR PLANS BLOCK 4 A2-A-A-Al SCALE: 1:100 Cl 2Y-r ,.n,,,l Cl C 23'-6t [718m) 1 ~ :s '.;- ~ ~ i :I -- ,,._ l .. h) ,., J MAN FLOOR C C 23'-sf {11am] 1J-2" [.&..02m) lJ' .. o; [J 98m] i I I _ B~SEMENT Pro osed Townhouse Develo ment Cl I !:::. DP 2.5 FLOOR PLANS BLOCK 5 C2-C-C-C1 SCALE: 1:100 "--,_ 8 f • -,. I C " --... R ~ ,, UPPER FLOOR I I A 4 23•-sr p 1Sm} A 23'-sr [7 lSmJ , ... A A2 ,y .. ,• {l,11>:,,) A2 u·-r 1,.,...,1 l.1 ... G -{-~~ I -,/J ___ ,._·-~si~· "-[5_,_,m __ J ___ ,,_~....,._~ __ ,._·--~----'(>._•_ ... _l~-----'-''•_T_l~»""---~J-il'~"-·-_,."-r~1~.1.1_:m~J --·-··--r~[J __ ,,..,,.c.' ~1--~"-·-_rn __ J"_[~'-"-m.c.]-+-"-""-''~'"-J'-'>lm ...... J --+---"'-·-... ,_· '""J"'-.-=J- MAIN FLOOR 117'-Sj" [JU,.J C A 23"-sf [7 ism] n·-or [39am) ·-,--------- I i i I I -J_ -~---_L ____ +- 1 !o'tfi"Ulr,IZ t I •• •• (I BASEMENT Pro osed Townhouse Develo ment A A2 DP 2.6 FLOOR PLANS BLOCK 6 Cl-C-A-A-A2 SCALE: 1:100 I \ J • A Al 2s-r (7.19ml UPPER FLOOR MAIN FLOOR GARAGE FLOOR 0 111'-W (:i,ninJ I U'-oJ-(l JltloiJ ·-1oi" t2...41,... Pro osed Town house Oevelo ment A, 23'-7"[7.I~) DP 2.7 FLOOR PLANS BLOCK 7 A1-B-B-B-A2 SCALE: 1:100 .10.dO"fO,l,1!!1.tf ... ,i•.-•~· ..... ~,,i:i UNIT 1 A2 U,.Tf1,IIJ(rlf REAR ELEVATION (WEST FACING) UNIT4A1 ,,..rp,,...i FRONT ELEVATION (EAST FACING) UNIT 2 A 23-5:\"JT.ISm] UNIT 3 A 23""'5f"[T,15m] UNIT 3 A 23•~·1715:nJ UNIT 4 A1 !'T•7'Jl,lllltid g? ~CLAI0'{6.l,12\IJ l&'tG1 .. :1'-'I -~~ •OJ,.<.1 BLOCKl FRONT GRADE 1 FRONT GRADE 2 REAR GRADE l REAR GRADE 2 AVG. FIN. GRADE BASEMENTEL. DIFFERENCE <D ASPHALTSHNGLES @ PANTED V/000 FASC~ BOARD Q) PANTEOVIOOD BRACKET © FE!:R C!:MENT SDNGJ PANELNG ® 1/NYLSHNGlESDNG ® VNYL H00£0NTA!.. SONG (J) VNYL B0AR0AND BATTEN SONG ® CULTURED STONE VENEER ® VNYLWNOOW v..;•1tun1J i UNIT 1A2 I MAXl'-'IUM BUILDING HEIGHT LINE (11m ABOVE D0P BASELINE) I 1 SIDE ELEVATION (~ORTH FACING) i f I I e :,: "' @ PANTED I STAtlED FEIER GLASS ENTRY DOOR t t!l> NSUlATED GARAGE DOOR © WOOD COLUMN @ AllMNUM RALNG 1A2 2A 3A 64.47 63,37 62.31 64.47 63.37 62.31 66.33 65.53 64.86 66.33 65,53 64,86 65.40 64.45 63.59 64.67 63.59 62.51 -0.73 -0.86 •LOB 4Al 61,23 SIDE ELEVATION (SOUTH FACING) 61.23 63 99 63.99 62.61 61.43 -1.18 Pro osed Townhouse Develo ment ·-·--· - DP 3.1 BUILDING ELEVATIONS BLOCK 1 A2-A-A-A1 ,r l\ 1 i:. 1 -1 nn 21061'lt,t,llt,.lj -~-,..,-u.-_j l1lll" iK◄11i.1 t I I UNIT6C lT~'P,llffll FRONT ELEVATION (NORTH FACING) UNIT 9C2 tt-rrUlJ!lf REAR ELEVATION (SOUTH FACING) UNIT SC z,..;-11--.... 1 1rr-1-q-(JS.97m] UNIT7C 23•-5½·17.1sn,J 11r,.11tf3S.97m] UNIT7C z3~·17.1am1 UNIT BC :u/4"17.111m1 UNIT6C rT"W°[7.111mJ l UNIT SCl I I ! t -----·-· ~"-.'",.,. ~~ BLOC.K2 11UD' Sl.31\~ _,01.Z-111.......-1o1w FRONT GRADE l FRONT GRADE 2 REAAGR,\DE 1 REAR GRADE 2 AVG, FIN. GM.OE BASEMENT ELV, DIFFERENCE !.'ATEIIALS LEGEND CD ASPHALTSHNGl.fS ® P>,NTED WOOD FASCA BOARD @ PNNTEO WOOD BRACKET © ABER CEM!:NT 9CJNGI PANELJNG ® \tNYLSHNGL.E 9tJNG @ \tNYl HOilllZONTAL 9!UlG © \tNYL BOARD ANO BATTEN SCJNG @ CULlURED STONE VENEER ® \tNYL'hlNOOW 192.20't~"s ..... .,......,,11!'! SIDE ELEVATION (EAST FACING) -STREET FACING U.f"Jll.J'J'n,I f UNIT 9C2 f !._ MAXIMUM BUILDING HEIGHT LINE (11m ABOVE DDP BASELINE) I I I @ PAINTED /STAINED ABER GLASS ENTRY DOOR ® INSUlATEDGARAGE DOOR ® WOOD COLUMN @ ALUl.tNUt.4 RMUt-JG SCl 6C 7C 6l.l4 60.63 60.12 61.14 60.63 60.12 59.50 58.l!'J 57.58 59.50 58.89 57.98 60.3l 59.76 S9.05 58.58 S8J)8 57.57 -L74 ·l.68 •1.48 SC 59.62 59.62 S7.37 S7.37 58,SO 57.06 -L44 -----·. --·,~------- 9C2 59.ll SIDE ELEVATION (WEST FACING) 59.ll 56,76 56.76 57,94 56,SS •l.39 Townhouse Develo ment DP 3.2 BUILDING ELEVATIONS BLOCK 2 C2-C-C-C-Cl c:::rll.1 i:-1-1nn UNIT lDCI UNIT llC UNIT 12C UNIT130 2:M"['7.2ltnl FRONT ELEVATION (NORTH FACING) l •O.!l" O'.\t ow.w~,=.•$+ ! "-! ! i ! •~.,.;l~-.tJ♦ ·-• ! "-ii t t tt ,02,v '\U •W, .. ~ g t■loC-1"t,1 l Ii e t a ,in»·~ t .......... ... ' REAR ELEVATION (SOUTH FACING) MATERALSLEGEHO (j) ASPHALT SH/'.GlES (l) P.AaNTED WOOD FASO A BOARD @ P,t,JNTED WOOD BRACKET © FIBER CEI.IENT 9aNGIPAnEUlfG ® CB/.EHTilJOOS Sl-lrtGlE SIDNG ® CEl,4Ett11110US HORIZONTAL SIClltG © CEME1nrnO!JS BOARD ANO BAmN SICING ® CLUURED STONE VENEER (ID \-UIYL\UNOOW ® PAINTED I ST,IIINED RBER Gl.ASS ENTRY DOOR @ lltSULATEO GARAGE DOOR @ \VOO0C0LUMII. <9 AllMNUM RHUlfG ® CEM:HllTIOUSSOFAT lOCl UC BLOCK3 FRONT GRADE l 58.44 58,14 FRONT GRADE 2 58,44 58.14 REAR GRADE 1 55.84 55.38 REAR GRADE 2 55.84 55,38 AVG. FIN. GRADE 57,14 56.76 BASEMENT ELV. 55.89 55.58 DIFFERENCE -1.25 -1.18 4..r'[IUlmf I UNIT10CI ~ MAXIMUM BUllDING HflGHT LINE (11m :V(: ::(l: -_ 1 uru1:U~~$ .,, .... ~ SIDE ELEVATION (EAST FACING) UNIT 13C2 MAXll,1UM BUILDING HEIGHT UNE (11m ABOVE ODP BASELINE) I l2C l3C2 b10E ELEVATION (WEST FACING) 57.86 57,55 • ALL VvlNDDWS FACING WEST IN BLOCK 3 ARE TO BE ALUMINUM VvlNDOWS. 57.86 57,55 55.10 54.79 55.10 54.79 56.48 56.17 55.30 55,00 -1.18 -1.17 Pro osed Townhouse Develo ment DP 3.3 BUILDING ELEVATIONS BLOCK 3 C2-C-C-C1 c:r I\ 1 i:::. 1 • 1 nn +•:·~~~.rDl-:f - '"f!o_, ... ,,~,e.~ ,.o-, .. - I t FRONT ELEVATION (WEST FACING) UNIT 17 Al n ·-r11.1airs REAR ELEVATION (EAST FACING) UNIT 16A 2J'/4"11,1"'-f UNIT 15 A 23'~"(7.i5m) UNIT 14 A2 ZN"V.IJ!trif ~~(w».q l'lllltUJt1:. Ul.:J)" Lt~ lt5..U'[fl.GUJ ='~ t ""-"l'Z:!""I ---'" .... BLOCK4 MA.TrnALSlEGEND (i) ASPHA.L T S1-tNGlES (l) P.ti,HTEO WOOD FASO A BOARD @ P.AIIITEO WOOO BRACJ<ET © RB:R CEMENT SIDING,! PAN9.JNG ID VIHVL St-tNGLE SICIIIG @ \-IHVL HORIZONTA'. SICING (!) \-IHVL BOARD AND BATTEN ::ICING @ CULTURED STONE VENEER ® VIHVL'MNOOW @ Pl4trrEO I ST.Al NED RBER Gt.ASS EWTRY DOOR @ INSULATED GARAGE DOOR @ WOODCOlU.W, @ ALUI.INUIA RPIUNG 14A2 15A FRONT GRADE 1 62.24 61.63 FRONT GRADE 2 62.24 61.63 REAR GRADE 1 64.79 63.90 REAR GRADE2 64.79 63.90 AVG. FIN. GRADE 63.52 62.77 BASEMENT ELV. 62.84 61.B3 DIFFERENCE -0.67 -0.94 f UNIT 14A2 ' I MAXIMUM BUILDING HEIGHT LINE (llm ABOVC OOP BASELINE) I I I ---- 233,34'11~~ 21S.23't6SAMJ SIDE ELEVATION (NORTH FACING) l~'{11.-4mJ i UNIT17A1 { MAXIMUM BUILDING HEIGHT LINE (11m ABOVE DDP BASELINE) -------- 16A 17Al 60,62 59,61 60.62 59.61 62.72 61.53 SIDE ELEVATION (SOUTH FACING) 62.72 61.53 61.67 60.57 60,82 59.B1 -0.85 -0.76 Pro osed Tow nhouse Develo ment DP 3.4 BUILDING ELEVATIONS BLOCK4 A2-A-A-Al c::r11.1 ~-1-1nn ~·aa.hQ. T 1 ~ UNIT 21C2 UNIT 20C UNIT 19C n -t·p~ 23'-6:]"[7,18m] z3•~·17.1em1 I I I I I "' ? 2.1zw.i·~1 f ! ,:;: ~ 2049~~. i ~-~ 1~~~·+ Mtllu \ol l ·-· ------· a i I leul'=~•lif; ..... I FRONT ELEVATION (WEST FACING) UNIT 18C1 UNIT 19C UNIT 20C 2 UNIT 21C2 z3·~·r,.1em1 T } .. I i " t ~ ! .. I I REAR 'LEVATION (EAST FACING~ '21.5Tf07.l,ll,I ·-·- ,,, ... ~1-~ """""mr ....... i " ~ :,e.tM'll,2..3:j,I ,...,,,,~ "O ..... 2'12.')J'jG&42Mj --· XM'ISJJ' AIM) ... ~ -■•11~ 11M• W ~Q WW•I~ ~•4UIIM) , ....... , ........ 1 .._,.~111'1 ... ,..., BLOCKS FRONT GRADE 1 FRONT GRADE 2 REAR GRADE 1 REAR GRADE 2 AVG. FIN. GRADE BASEMENT ELV. DIFFERENCE o--....-·11u-..»Q 1 UNIT 21C2 f I MAXIMUM BUILDING HEIGHT LINE (1 lm ABOVE DDP BASELINE) _J I I SIDE ELEVATION (SOUTH FACING) i tMTER~S LEGEND © ASPHALT SHMilES (l) PANTED WOOD FASC)'. BOARD (l) PANTED WOOD BRACKET © Fti!RCSISll &lmijl'JW;'&t,O ® CEMENTITDUS SHt..'GLE SONG (!) CElll~ITDUS HORIZONTAL SONG (j) CEM=NTJrDUS BOARD AND BATTEN SONG @ CUL TUR ED STONE VENEER ® VNYLWNDOW ® PANTED I STAN ED FBER GLASS ENTRY DOOR Qj) NSULATEO GARAGE DOOR @ WODDCOlUMN @ A.LUMNUl.4 RALNG 0 CE~ENTITO'JSSOfflT 18Cl 19C 20C 21C2 62.12 61.22 60.21 59.20 62.12 61.22 60.21 59.20 59.36 58.46 57.45 56 44 SIDE ELEVATION (NORTH FACING) 59.36 58.46 57.45 56 44 60.74 59.84 58.83 57.82 59,56 58 66 57,65 56.64 -1.18 -1.18 -1.18 -1.18 Pro osed Townhouse Develo ment DP 3.5 BUILDING ELEVATIONS BLOCK 5 C1-C-C-C2 crl\1 i:-1-1nn UNIT 22C1 18:!I.~~ H'llH- FRONT ELEVATION (SOUTH FACING) UNIT .:!6A1 234,1.l' ,1.IICf ,,. .. Ztll::;~~. l0-.c0•U1 ··------------.1 -- 1 ~ I I REAR ELEVATION (NORTH FACING) UNIT 23C ~-[7.18m] UNIT :!SA u,,Jt"f7.15ml 1tT-8:!0[3S.9mJ UNIT 24A 23'·5:2 ... [7.15..r.J UNIT 24A z.,•~·r,.15m] UNIT 25A UNIT 23C 23•~·rr.1em1 UNIT 2[,A2 UNIT 22C1 u-rp.z~ MA.TcffALS LEGEHD (D >SPHALTS\-IHGL.ES @ PAI.I/TED WD.'.Xl fAS[]A BOARD @ P.Al',ITED WOOD BRACKET © RBER CE~EHT 3[]111(31 PANELING (2.) CEMENTITIOUSSftltGLES[]NG @ CEt.1ENTITIOUS HDRIZO.'-JTIU. Sl[]tlG Q) CEMENTITIOUS BOARD AHO BATTEN Sia HG @ CIX. TIJR:O STOHE VENEER @ \IJNYL!M\/OO'N @ ?fll'IITEO/STAlttEO ABER GL4..SS EHTRYDOOR @ INSULATEOGARAGEOOOR @ WOOD COLUMH @ AL'"'-flU.lM RNU!tG @ CEMENTITIOUS SOFRT ~ 22Cl 23( BLOCK6 FRONT GRADE 1 60.22 60,76 FRONT GRADE 2 60.22 60i76 REAR GRADE 1 59.81 60.76 REAR GRADE 2 59.81 60,76 AVG. FIN, GRADE 60.02 60.76 BASEMENT ELV, 57,66 58.20 DIFFERENCE -2.36 •2.56 r UNIT1.:!C1 f r _:x:: ~":..'.'.Elc_:_Ll~ll::_:eo::::._oo~~-l-__ 1 I ~-~~~ --""1 l i I~ • • • ~ WINOOWSFAEiool~H IN BLOCK 6 ARE TO BE ALUMINUM WINDOWS, I I SIDE ELEVATION (WEST FACING) ~ UNIT:l6A:l I MI\XIMUM BUILDING HE!GHT LINE (11m ABOVE DDP BASELINE) ' ___ ____, ·-• ,~!!:Zltf _ ....... ·---·--------- "~ 24A 25A 26A2 61.38 62.13 62.88 SIDE ELEVATION (EAST FACING) 61.38 62.13 62i88 62.22 62,59 63,04 62.38 62.76 63.55 61.84 62.40 63.09 61.58 62.33 63.08 -0.26 ·0.07 ·0.01 Pro osed Townhouse Develo ment DP 3.6 BUILDING ELEVATIONS BLOCK 6 Cl-C-A-A-A2 cr/\1 i:. 1-1nn r 2ll1B'[1l,ll'l' ....,,u;,.,. tftfl•"'· -=-••:.:•.:;;»_;.;;_;;.:,:;:, .i?---->l.-'1.---· UNIT 27A1 n-•rP'.toffll UNIT 288 FRONT ELEVATION (SOUTH FACING) I I ~ UNIT 31A2 ~-7'r,,-. REAR ELEVATION (NORTH FACING) UNIT 308 UNIT 29B 1e-11·!,.r..«"-1 UNIT 30B ll'lf"ISJfrriJ UNIT 18B UNIT31A2 u-rrr.rlh4 UNIT 17Al U'-:r"f7.lllrtij ----- BLOCK? f UNIT 27A1 f MAXIMUt.1 BUILDING HEIGHl LINE (llm ABOVE DDP BASELINE) \ SIDE ELEVATION (WEST FACING) 31.....,'[11.4m] UNIT 31A2 MAXII.IUM BUILDING H(IGHT LINE {I Im ABOVE ODP SAS[UNE) 1 _J MATE~ALS LEGEND G) ASPHAI..TSriltGLES ® PJ.11\TEOWOOD FASOA BOARD (l) PAlh:TEDWOOD BRACKET © ABER CEMENTSDNGI P.4.lt!:!.JNG @ \4/fYL Sl-tMGl£ SICJHG @ \ilHYLHMZONTAL SICING (l) \4HYL BOARD ANO BATTEN SONG (j) CULTURED STONE \/EHEER @ v1HYL'I\II\DDY-I ® PAIi\ TEDI STAINED ABER GLASS ElflRY DOOR ! @ INSULATED GARAGE DOOR (lJ WOOOCDLUMlt 0 AlUlANlJM RH UNG ¾ IA»tGO-l<MI ·---·--·--··'i,-'1<-➔-ma.,;r-.;_ I 27Al 28B 29B 30B 31A2 FRONT GRADE 1 65.05 65.56 65.93 66.31 66.64 FRONT GRADE 2 65.05 65.56 65.93 66.31 66.64 SIDE ELEVATION EAST FACING) REAR GRADE 1 65.46 66.14 66 80 67.10 67.50 REAR GRADE 2 65.81 66.59 67.03 67.24 67.59 AVG, FIN. GRADE 65.34 65,96 66.42 66.74 67.09 BASEMENT ELV, 65,25 65.76 66.13 66.51 66.84 DIFFERENCE -0.09 -0.20 -0.29 -0.23 -0,25 Pro osed Townhouse Develo ment DP 3.7 BUILDING ELEVATIONS BLOCK 7 A1-A-A-A-A2 c::r I\, i:. 1 -1 nn ( ·tarrlft"UI WINflOOl-t TIOSHEATHNG i.:-.SEU;.Ml T/OSlAB q> I i ! GREAT ROOM BLOCK 1 UNIT 1A1 SCALe: t100 ~ IM.lCIMU'-IIIU U81GHTUNEL • 1111,,1,ljtM~eASEUI\I.!:) --1 --I -• BATH DINING BLOCK 1 UNIT 4A2 SCALE:1:100 KITCHEN REC 23~7!1'[71-67"41 r ......... [:. 8 i ,, ~ ttr.1Tln.uuJ. ~ UPPER FLOOR 2, 1" i ! 110DruAfHW0;~ i .. ., ~' !:: 8 :::. 0 ~ 2.lt.65'~ IM,NFLDOR I TIO SHEATH NO ~ ;l ..20a6J',:lil._59MI &Uf",lEHT TIO SLAB --- C i j' I i ~ I ~MUMBI.IU1141>RIGHTUNEl .....j (1u.tA'4'iCIIO"VASEUN.:_ -----! GREAT ROOi.t BATH MBED DINING KITCHEN JitC,-----L DDPMSEllNE BLOCK 1 UNIT2A SCALE:1:100 ment MA)U1UMBULCllNGHBGI--ITUNEl { (11MA80VEDDP8ASEUN~ ------- SEO GREAT ROOM BATH DINING KITCHEN --L-""C-- DDPBASEUNE BLOCK 1 UNITJA SCALE: 1:100 DP 4.1 BUILDING SECTIONS BLOCK 1 Al-A-A-A2 cr11.1 i:, 1 ,1 nn BATH DINING --- BLOCK2 UNIT5C1 SCA\.£ t:100 ~ ~1A)CIJAUt.l BllLClNG HEIGHT UNE r (11MABOVE DCP BASELINE) ------------- MBED BATH BED GREAT ROOM ~ i i I i ~.,..~~.=sr====;:=========1--=- DINING BLOCK 2 UNIT BC SC-..LE:1:100 :!l GREAT ROOM -_ REC I ~ ~ ~ I UfSTRUSS MBED BATH 11(0 ~ ]' ~ ::l __ ;o --~ I ~ DINING GREAT ROOM - I ~ -ti'EC:-----6 ~ 0 ,..~ I :t, BLOCK 2 UNIT6C SCAl.E: 1;1(,0 I ~ MNCIMUM BULDNG HBGHT UNE -I (11MA80VEDDP8AS!:UNEl ------------ B•TH aro ~~~=--7 1~ .. -=_=3===::;:::==~====;l--; ·-- GARAGE """'"" BLOCK 2 UNIT9C2 SCALE::t100 GREAT ROOM :!l __ REC -- MBEO a•TH DINING BLOCK 2 UNIT7C SCALE: 1:100 ment BED I d ii ~ GREAT ROOM REC. -- ----·- ---~~ ... ·-t~ I ~'ll.~<t-~ I I I I DP 4.2 BUILDING SECTIONS BLOCK 2 Al-B-B-B-A2 <::rl\l i:;. 1-1 nn 1l ~ f1-wcu.1u1.t■i.ai.:::1-,.11aGHTLJ:tE ---r -!11MAIO'lt.DDIJIB,t,SEUNE) ---- ' ----- BATH OINING BLOCK 3 UNIT 10C1 SCAI.E:1:100 ~ f l.WOl,IUUBULCINGHBGl-!'TUIIE r ---{11MA80VEDO?BASEUNE) I -I ---- 1 - I BLOCK 3 UNIT 13C2 SCALE: t 100 --- BED I =-~ ~ i GREAT ROOt.4 ® I I I ! ({> [ MA)(l\,IUM BUlDNG H9GHT UNE --f11MABDVE00P BASEUNC) -- --- BATH OJNING BLOCK 3 UNIT 11C SCALE: t:U)C BED GREAT ROOt.! REC UIS TRUSS 8 ., ~2;;~~; I nGSH!:Afll,l'IJ ~ (¢) f lM)IIMUMBULCINGH9GHTUNE r-----:MAaOVEOOl>BA.SEUNii M BED ment ------ BATH DINING BLOCK 3 UNIT 12C SCALE: 1:100 BED GREA.T ROOM REC DP 4 .3 BUILDING SECTIONS BLOCK 3 Al-B-B-B-A2 c::r11.1 i:, 1-1nn ( v"""""" TIOSHEAntNG (f) I I (f) i i j i GREAT ROOM Cf> M~M\JVI BULCJtJG HOGI-IT lJNE (1\MABOVEDOPBASEUi'IEJJ . ----1 --! BATH DINING BLOCK4 UNIT 14A2 SCALE:tlOO KITCHEN Jl(c.,..-- """'"""'uco,oHaos,u"l -i [111'1ABOVEOOPBI\SEUNE1 ----- ----I DINING KITQ-IEN QOll'BASEUNE BLOCK 1 UNIT 17A1 SCALE:t:100 WIN FLOOR TIO SHEATH NG 202.S&'ltil.flMI MM"'-"-1 BUU'JMG HEIGHT UNE7 - (t1MA.90VEOOP&\SEUN: L ---- GREAT ROOM DINING l<ITCHEN ----R!C:- -LDP8ASEUNE BLOCK4 UNIT 15A SCAl.e 1:100 ,...,. \WH,._ TIO SHEATH HG , .... •A.M'U!E1tT TIO SLAB Pro osed Townhouse Develo ment r !11MABOVEODPBASEUNEf --I MA)CIMVM BULCING HEIGHT UNE1. .....! ---. CREAT ROOM DINING KITCHEN -.-2cC-:- -LDDPBASEUNE BLOCK4 UNIT 16A SCALe 1:100 DP 4.4 BUILDING SECTIONS BLOCK 4 A2-A-A-Al er~ 1 i: • 1 • 1 nn ( ( "'4 BED 8AlH BLOCK5 UNIT 18C1 SCALE: t 100 ~ rlMl!IUUMBIJLIJMGHEIGHTUNE r --/1 m ABOVE ODP 9ASELJNEl -- BLOCK 5 UNIT21C2 SCALE: t100 BED ~ I I I I i ~ rM"'-'iMIJ~tBLJLCINGli8G'lTUtJE ---------- ·11-----1'1M ... OVEOD>9ASEU'Ei BLOCK 5 UNIT 19C SCALE: ~100 REC ment BLOCK 5 UNIT20C SCAl.E: 1:100 ~ I i I DP 4 .5 BUILDING SECTIONS BLOCK 5 Cl-C-C-C2 c::rL1.1 i:, 1-1nn ( UPf'l:RFLOOR TIO S!-l=ATHING :e . <p ! MBED GARAGE BED GilEAT ROOM DINING BLOCK 6 UNIT22C1 SCALE: t:100 .,.,.,_ GREAT ROOM ~ i t,n-Q'.l .. f t.lW i (111J!ABOVE ODP BASEUNEI I DINING BLOCK 6 UNIT25A SCll.t.E: ttOO GARAGE C Of.Q"Jfl:KV. ...,,,,_ ... 1•0.r,r.,."',.: u,i~RCIC)ll TIOS!Qnt>JG tiRC4t ROGv ~ ::; >"o,·llaun4r \UIHR.OCM. ~'S;ltEAllllilQ :')t.r.:-')ll~ ........... T<>IW DINING BLOCK6 UNIT23C SCALE: 1:100 !IA.frt BLOCK6 UNIT26A2 SCALE: 1:100 GREAT ROOM REC •11£0 -·--·-- lCl'fC~~ •to .,,,~ i"<~ .......... I ~&. (,. ' ""~""' .... ~~ I i C T,OSH:ATHNG.n ; ~ I ment BATH GREAT ROO~ DINING -SASEUNE BLOCK 6 UNIT24A SCALE: t100 MBED KITCHEN REC 0 i I DP 4.6 BUILDING SECTIONS BLOCK 6 Cl-C-A-A-A2 c:::r11.1 i:-1-1 nn UPPER FLOOR ::. ~ TIOSHEATHNG :j MAIN FLOOR no SHEATH NG 7.1U1'J66.511.l ........... ·r,o .... ". :;; ! C ~ I i BED GREAT ROOM BLOCK7 UNIT27A1 SCAL!a: t100 BATH DINING GARAG --~ ~ BLOCK7 UNIT30B SCALE:t:100 KITCHEN I.WNFlOOR TIOSHEATHNO 21!1..30"!f1B.IMM1 &ASEMiNT T/OSLA8 cp I I ! GREAT ROOl.t =-« ✓~·- >;,"i.~ .. L~, 7 "'I- BLOCK7 UNIT28B SCALE:1:100 OJNING BLOCK 7 UNIT31A2 SCALE:t:100 Cf I I KITCHEN REC q> I i osed Townhouse Develo rnent BLOCK 7 UNIT29B SCA.LE: 1:100 DP 4.7 BUILDING SECTIONS BLOCK 7 Al-B-B-B-A2 c::.r e.i i:. 1 . 1 nn QUARTZ TOWNHOUSES ---------------------------------- I ■ Issued for Development Permit Contact Information Other Key Contacts: van der Zalm + associates Inc. Quarry Rock Development Atelier Pacific Architecture Inc. Centras Engineering Ltd. Project Landscape Archilectur~ C/O Conces! Management Inc Project Building Architecture Project Civil Engineering Suite 1-2017797th Avenue Projecl Owner #1 09-131 Water Street Croydon Business Centre Langley, Brilish Columbia, V1 M 489 #102-5489 Byrne Road Vancouver, BC #216-2630 Croydon Drive t. 604 882 0024 f. 604 882 0042 Burnaby, BC V5J 3J1 p. 604-662-8689 Surrey, BC V3S 6T3 p,604-522-9977 p. 604-762-6927 Primary project contact: Dave Jerke dave@vdz...ca o. 604 882 0024 x38 Alternate contacts (incase away): Legal Address and Description: Mark van der Zalm Principal Landscape Architect Lot 39, Section 28, Township 12, New Weslminster District Plan 40978 mark@vdz.ca o. 604 882 0024 x22 tJ w 0:: f-(f) c.o C') N .. L-01 L-02 L-03 L-04 L-05 L-06 L-07 L-08 L-09 LD-01 LD-02 LD-03 Sheet List Table .. .: • '_:---'· :, ... . COVER PAGE TREE PROTECTION PLAN SITE PLAN PLANTING PLAN -NORTH WEST PLANTING PLAN -NORTH EAST PLANTING PLAN -SOUTH WEST PLANTING PLAN -SOUTH EAST AMENITY AREA FENCE AND WALL PLAN DETAILS DETAILS DETAILS '"-"-~ AO tuuo.it.lOPIJd:millflCJI OctS,2017 PC IJ.M.otoflfltOPG"&brriiHillll M.ty09,2017 AO Issued for OF' Submission April 11, 2017 AO ~llllll'DPbmWt1 Feb,7,2017 AO lssi:edlorOPSubmission Apri!S,2016 AO Issued for Review Apfil1,2016 AO Issued for Review Fab25,2016 REVISIONS TABLE FOR DRAWINGS "C:0P,"nghL•=•dThisdra"""'ilanddes,gn~fllP'Openy~r VM1 derZ~lm+ ~ssoc,~\Uir,c aro::Lm~yno!be r•µr,Hfuegdor u,edr0rotherproJtctS....,lh""'lperm,s5ion. Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn: AD PC Checked: DJ Approved: MVDZ Scale: AS SHOWN Odgtna1Sb .. 1&to: 24•x35• w (.9 <{ a.. 0::: w ~ > i= O> 0 C "§; 0 [" 0 ~ NOR.TH (0 0 I (0 ~ .. 0 u Q> N 'e' 0. a.. N 0 0 > 7065--f--i-7 '-;. 7505 u,;,~--...-~i:i....,,c;.. 7503 7500--;,"'-t-i-f?';"rr';;~~L---i~~~ 7 497 -,-..--,:-..,1 7496B 7 498 -+--t----...J..J 7496A ;--,--;-,-,,.c..;c-=. 7446 7499 7448- 7 44 7 ., _ __,...,..,, 7449----.....: 7443~;:--7'1'~<-;><C3:~ 7444~~~~~-Ar:s: 7453 7491 -----+\--I 7490 -_,_...,<r>I 7 487 ----,--x,,-.,,.._ 7 486 --\-,<--I 7489----r 7488 --"Mv. 7484--"'' 7482 ----++11::::st~ 7481 =-=-r-- 7454 ---1.r= ~ 7479 --fl-.,...1'-"-,=~ ~ 7480 ---,..,..,.,...,. § 7478 ti 7 432A -,~~.,£,.-5 7432B --1-.;.J'-,.....<-'K._ ~ 7 433B ----\. l\ ---.-.1:---c;,':',. ~~:1-.. i 7 433A \ ~ .._ --,}:>,~~~ i,. 7473 7472 7434 ~ § 7431 i 7469--~,~~~~~r-:: 'i ~ i i r I § 7429 7428 7424 LARCH AVENUE • !?: I .. ~ . .. ~-:..,,., 1-iy:r- < U'\-0:.0\S:6! l~•l ) = --,.L ., ' ~~~r:;~!tl(,: Tree Proteotlon Barrier 'la:;;:ro~Sti~.!iiJl:5-.n:-r-At;~ ~?'H:ffi.ira;;ol-; il~tii:no~ (D\-:!..!:.~~.s~c.'cE'----'P:.!R~O~TE~Co:..!T~IO~N"-'-F"'-E!..!.NC=E------ Property line 7280 i--.---it--t.-4-l-J-_ 7281 7414 7405 7404 li.4+""'"'7~?i"it::;--;;;~~~H.---\-ll--l----7405 7407 7278 7276 7277 KEY Tree Replacement Summary 01,meta(a!' Tieu P!Cl)DISC!d l'or _Ratenfon f(c-pflli,Armn.tCtt:db 20cm -50cm (1 replacement credit) 1 50cm -70cm (3 replacement credit) 21 Moct-ll'Uln 70cm {6 Replacement credit) 11 Tow Rtplteem11nl Trro0re411 52 Total Replacement Trees Proposed >2 LEGEND 0 <& EXISTING TREE TO BE EXISTING TREE TO BE RETAINED REMOVED REF. DESCRIPTION TREE PROTECTION FENCE -----@ ~ , , 200 M::':'"l"'""'r"" A'·"'";i;'·"'';1t"';~·'""';~"'•·'·:r" ';b'"";~""';~"'"·~~""';~"'"i IL _________________ ...::.......::....:........:..~-----' ½ van der Zalm + associates incr PuU & Rec:renlion + Civil Engiieering Urban Design + LandscapoArchilecl.ure ~ ~u~e1 2017797thAvenue IP 6048820024 Langley.Bri,shColurnb..i F 6041?820042 ,..,,Ut.D ,nfo@wwwvdzea 7 AD lssuod for DP Submission Oct 5, 2017 6 PC lssuod for DP Submission May 09, 2017 ~ AD Issued for DP Submission April 11, 2017 4 AD lim.ldh:irDPl:i\llWMJiM Feb 7,2017 3 AD Issued for DP Submission April 5, 2016 J AD Issued for Review Apri11,2016 1 AD Issued for Review Feb25,2016 REVISIONS TABLE FOR DRAWINGS 0Copjngh1reservl!dTh15dr.,.v.,nganddesignlithe~pertyol wnderZalm+assoc:,aLesinc aMmaynolberepr0dusedor 115edforotherprojectsv.,lhoolel'rm55i:>n Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn~ AfJ PC Checked: DJ Approved: MVDZ Scale: 1:200 , Ori21f1lll Sht:iot Si~: 2'4"'3.;, z <( _J a.. z 0 l-o w l-o a: a.. ~w i= w .r a: ~ I- NORTH co 0 I co ~ ~o .[C'J £ a.. ~o I i i I I ! ! i t------'.....,_~- i I I I i Redi-Rock retaining wall, refer to architects drawings 0 \ ' 1 \ ~ Amenity Area. See dwg. L-03A .,.~~·!·:•i•:~·~i:::::·::::• .. I , ·r ,-- J-y-- .r , ·-\ 1 X ~-'9,- ~!+,>!;.;j-1I-+-" ..!....\ --Feature wall \ \ lJ.LL:Jl1'-~----1•,---Entry gate ,\ iffii:+ffl;;k-~11-+i-----Transformer :( \ \ f r\--:-:,: ',I, --~- 1-UJ UJ D:'.'. I--en CD ("') N Property line IT~t.'!~I+.+-----Accessible parking stall ,:.;.+-=,!-='-111---+-:.,.--i,,,;',;d,1 Stepping stone path l"-:::t:c:11"+.-\----Transformer '---,;;. \_ HARDSCAPE MATERIALS KEY REF. = D==O i=i=il ® GI ..d DESCRIPTION Type:Navarro Colour:Anllque8rown Manufacturer:BarkmanConcrele RUBB R SAFETY SUR ACE GRAVEL SURFACE wllhpressurelrealedUmberedge SOD EDI-ROCK RITAINTNGWAl ntr• °" ~ Drv~ CONCRETE RETAINTNG WALL R t.eiNdw»cb-Dill~ Model:Freedom32 Colour.Walnut Manulacturer.WlshboneSlleFumilure BOLLARD l.TGRT ~o.r.:i.~o ---5uppller:LandscapeFonns LIGHTTl'-l"G "-sr-TREE LEGEND \ ® /:,r::.::',r @ ~ 0 0 \.:.:;? t{<,/'f\ ~ AC AG FS LT PP Existing Tre11 TREE SCHEDULE SYMBOL QTY BOTANICAL NAME COMMON NAME SIZE SPACING AC Acer circinatum Vine Maple B&B: 6cm caliper, 1.2 std. As Shown AG 6 Acer griseum Paperbark Maple B&B: 6cm caliper, 1.2 std. As Shown FS 15 Fagus ,oy1 .. uc:a 'Onwyek Gre•n· Dawytj< Green BO®h B&B: 6cm caiapor, 1.2 "1d. As Shown LT l.lriodon<fr<>n IUlipil•ra 'Fastl!)lola' C<>tumnar Tulip Treo B&B: 6cm cafiper; 1.2 std. As Shown As Shown I L,_ _________________________________________________________________________________________ 1_,2_o_o_~_,,1_, .. _,,~-•~-11-11~_!11_1,,_,,1_l _'•_•1•_i_111,_,,_,,~j-~-,m-11:_~_11,_m_;~_m_m_1i~_.,,_11i_,,_t •_it1_1i_~_•_1'~_'l~-11u_,,_;1_~'_"_~_1~_,,,_u~-•~_"_11_~..J PP 22 Parrolia persica Persian Ironwood B&B: 6cm caliper; 1.2 std. ½ van der Zalm + a,;soclates Inc.. ........ -...,..c -....., ................................ C ---... 1...111.....-..._ 1 . .....,..,. """""'·"4,11~ ~ 6Q,t.lU~ '1/!i.l'Dt w+-~ AD IIWIINlcitDP~fM Oc16,2017 PC Issued for DP Submission May09,2017 AD Issued for DP Submission IAprt 11,2017 AD Issued for DP Submission Feb~ 7, 2017 AD Issued for DP Submission Apr1I5,2016 AD fni.,dforR.-ntw 1Apr111.2016 AD hs'JlldforR.-wtlw Feb25,2016 No. ,, Dts.:riplarl D"' REVISIOJ'lS t ABl.E FOR DRAWINGS cCop)'righlrc!'llrvcd,Thisdrevrl1191nddasignisIhcpro~rtyo! vanderblm+e,..oc:::lalcslnc endmayoolberoprodu=edor used rorolherpro]~,1.swith0L11 purmJssJon Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn: S-: AD PC Checked: DJ Approved: Q,l;lrw St)o<>I SlU: MVDZ 24'<36" Scale: ,~u.ctU,-!sllLOtf(O.U.~{~ 01111!11'n)lll(&.lrCIIUJ'Ct.l"Mo"flfCU!INl'Cr a~~wr~ 1:200 =====F f(INfll~Utl\OIIJ.M'I.IO!Ul.-'Ul'J(II. lfll!lr.~l~ z <( _j a.. Jg w ;= Cl I-C "jj; e: Cf) 0 ~ NOR.TH c.o 0 I c.o ~ at 0 " Q) N ·e- 0.. a.. N 0 0 > at C") Cl 0 C "jj; I e: _j 0 ~ ! i ~ ; ! I I I ! I I I Property line drawings OVERALL PLANT SCHEDULE KEY QTY BOTANICAL NAME COMMON NAME SKROBS :." . -~ ---- bs 107 Buxus sempervirens 'Suffru1icosa' English Boxwood ck 126 Comu!li &ericeB 'Kelseryi' Kelseyi Dwa.rf Dog....rood ea 96 Euonymss oliws 'Rudy Hug' ON•rf !!ulnlng Bush he 17 Hebe odora 'New Zealand Gold' Hebe ha 27 Hydr.anijea macrophyll• 'Adria' Blua Dwarf Hydrnngea hm 67 Hydrangoo maa,,pl)yU• 'Masja' Pink Dwarf Hydrangna • ,,, •-0 tD \ I -- , \ -• , ~ 1~1 1 ~,jw ·;:,,-,,, J-,._ / Ll :~ * -i.:,. .. .... ·,, i-:: ...... ---.-J..--?rt=;;=.,~== ~._'~... • ~ w ,c-:: \ ~s ,~ \ 9~ El \ . I S .:-.::r 1 E CONT.SIZE I SPACING #2 Pot 600mmO.C, #2 Pot 500mmo.c. #2 Pol 900mm0.C. #2 Pol 1200mm O.C. #2 Pol 750tnm0.C. #2 Pol 750mmo.c. sa 15 sj 17 sp 34 lo 112 vd 127 vc 37 GRe,SS_ES hs 67 BLOCK6 .BLOCKS· Sarcococca hookeriana var. humilis Himalayan Sweet Box #2 Pol 750mm o.c. Skimmia japonica Japanese skimmia #3 Pol 900mm o.c. Spirea x vanhouttei Vanhoutte Spirea #3 Pot rnoommo.c . Thuja occidentalis 'Smaragd' Emerald Green Cedar #3 Pol 750mm O.C. Viburnum davidii David's Viburnum #2 Pol 600mmO.C, Vaccinium x 'Sunshine Blue' Sunshine Blue Blueberry #2 Pol 1200mm O C, · .. Hel!ctotricho11 ;empervit~ Blue.Oat Grus 1#2 Pol 600mm O,C. \ [ ~I 0 ~ --------: 70 Erica carnea 'Springwood white' Winter Heather #1 Pol 450mmO.C. 25 Lavandula anguslifolie hidcote Lavander #1 Pol 450mm O.C. 40 Lithodora diffusa 'Grace Ward' Blue Uthospermum #1 Pot 450mmO.C. 40 Pachysandra terminalis Japanese Spurge #1 Pol 450mm O.C. 16 Polystichum munitum Sword Fern #1 Pol 900mmO.C. 57 Rudbeckia fulgida var. fulgida Black-eyed Susan #1 Pol 450mm O.C. ! 1. Assume 150mm growing medium depth (import) for new hydroseed areas, and 450mm growing Ln 32 Lonicera nitida 'Baggesen's Gold' Golden Boxleaf Honeysuckle #2 Pol 900mm O.C. me 15 Morella californica California Wax Myrtle #3 Pot 1600mmO.C. F/ERENNIALS ·-. -• Notes: BLOCK4 !i medium depth (import) for new planting beds (typ) •? 2. Plant schedule lists plant qullnlity totals. 1: 100 /;"''·"1~·111¼ •1111r""'1""""l"""t""' ,,mm, r "·"r "";\;'"111 :r"111S" "g 11 •;~" 111;~ pl 16 Prunus luslicana 'Otto Luyken· Otto Luyken Laurel #2. Pot 1000mmO.C. IL----------------------------------------------------------------------------------------------------' AO Issued /er O? Submission Oct 6, 2017 PC Issued fer OP Sulimission May 09, 2017 AO Issued for OP Submission Apr~ 11, 2017 AO ~ut0f•DP"'°fM"-'n April5,2016 AO Issued for Review April 1,2016 AO Issued for Review Feb25,2016 REVISIONS TABLE FOR DRAVVINGS ~ Ccll'llfllhl reserv1d T~k; dra...,ng and d~n ,s 'd'lt ~1"'~1 ol "llnc!erZarn+asso:-1il1S1r>::: andmaynclberep~duccdcr use<:1forolherprojeel$W11h0Ul,:erms.s.,n Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Dravm: AD PC Checked: DJ Approved: MVDZ Scale: 1:100 II . I r=I =· I-C/) w s I l-o:: 0 z z <t: ....J a.. (9 z I- jg z ;:: <t: g, ! 0: ~ NORTH - Q , . . . I • • • ".; o • •• • ~ ... BLOCK4 Matchl ine -See Dwg-:-C:o ~*~&~II ~ ••• I OVERALL PLANT SCHEDULE KEY IOTY BOTANICAL NAME COMMON NAME CONT.SIZE SPACING SflRUBS bs I 107 Buxus sempervirens 'Suffruticosa' Engrish Boxwood #2 Pot 600mm O.C. ck I 128 Cornus sericea 'Kelseryi' Kefseyi Dwarf Dogwood #2 Pot 500mm O.C. ea I 98 Euonymus alalus 'Rudy Haag' Dwarf Burning Bush #2 Pot 900mm O.C. he 17 Hebe odora 'New Zealand Gold' Hebe #2 Pot 120DmmO.C. ha 27 Hydrangea macrophyna 'Adria' Blue Dwarf Hydrangea #2 Pol 750mm O.C. hm 67 Hydrangea macrophylla 'MasJa' Pink Dwarf Hydrangea #2 Pol 750mm o.c. Ln 32 Lonicera nitida 'Baggesen's Gold' Golden Boxleaf Honeysuckle #2 Pol 900mm o.c. me 15 Morella californica California Wax Myrtle #3 Pol 1800mmO.C. pl 16 Prunus lusticana 'Otto Luyken' Otto LuyKen Laurel #2 Pol 1D00mmO.C. sa 15 Sarcococca hookeriana var. humilis Himalayan Sweet Box #2 Pot 750mm o.c. sj 17 Skimmia japonica Japanese skimmia #3 Pot 900mm o.c. sp 34 Spirea x vanhouttei Vanhoutte Spirea #3 Pot 1800mm0.C. to 112 Thuja occidentalis 'Smaragd' Emerald Green Cedar #3 Pot 750mm0.C. vd 127 Viburnum davidii David's Viburnum #2 Pot 600mmO~C. vc Vaccinium x 'Sunshine Blue' Sunshine Blue Blueberry #2 Pot 1200mm0.C. 67 elic!otrichon sempeMrens Blue Oat Grass 1!2-Pol 600mm O.C . . NI 70 Erica carnea 'Springwood wt.Jte· Winter Heather ~1 Pot 450mm O.C. 25 Lavandula angustifolie hidcote Lavander #1 Pot 450mm O.C. 40 Lithodora diffusa 'Grace Ward' Blue Lilhospermum #1 Pot 450mm0.C. 40 Pachysandra terminalis Japanese Spurge #1 Pot 450mm0.C. 16 Polystichum munitum Sword Fern #1 Pot 900mm O.C. 57 Rudbeckia fulgida var. fulgida Black-eyed Susan #1 Pot 450mm O.C. Notes: 1. Assume 150mm growing medium depth (import) for new hydroseed areas. and 450mm growing medium depth (import) for new planting beds (typ) 2. Plant schedule lists plant quantity totals. AO IS$Ued tor OP Submission Ocl 6, 2017 PC Issued for OP Submission May 09, 2017 AO lssuad lcr OP Submission Feb_ 7, 2017 AO lssuec/ fer OP Submission April 5, 2016 AD ltt\ld,lotR41¥A'W' April1,2016 AD l~sued for Review Feb 25, 2016 No. By: Dnuip!.1111!1 Da:IR REVISIONS TABLE FOR DRAWINGS e CcP11,gt,11er.e1V!'Cl t~"dral"lnij~ndd~n o; lhe p'Opcrtyo! ..-.,n r;IOI z,ni • ~noc1.iu ir,; a!'ld may net be reµn,cluced 01 .... b< ...... ~.......,.---- Project: QUARTZ TOWNHOUSES Location: 13245 • 236th STREET MAPLE RIDGE, BC Dra'Nn: AD PC Checked: DJ Approved: MVDZ Scale: 1:100 Ori~itl Sheet Size: l4"1t36~ I- (J) <( w I I-0::: 0 z z <( __J a.. (9 z I- ~ z i= <( "' C __J ·;;; i" a.. 0 NORTH ..: L!) g>Q ·;;, I is __J ! ~ i i 11 I! ~ ~ i I i I i I I ~ \. '1---• ti \ / --~~+ '. • I . • I :::::r::; \I~ ~,. .. '. ~~-~x\ ) • I' . ·~ . \ )I\ o:. T \ ) , ' • ,[lf-_::d_ I ., I ' Redi-rock retaining wall. ------4.,_ __ ....i\ Refer to Architects , i .~,-_7'::7'1~"--7 .0...:.----/-.....!., ___ -:_-_-_-_j-;~~~1b111lllll.lll drawings ~ _ ,• -..£....-. / ~Ii \'/ • •.. / \ ~: ~ ', ~ ;:lj 1:.•) ~ :,! . 0~ ' ,~ ~ . Property line • • --I ~ ;::-... OVERALL PLANT SCHEDULE KEY OTY BOTANICAL NAME COMMON NAME !CONT, SIZE SPACING sa 15 Sarcococca hookeriana var. humilis Himalayan Sweet Box Sl:IR.UBS1.. '" = ·= -~ -s] 17 Sklmmia japonlca Japanese skimmia bs 107 Buws r.emp,ervlrens "Sutrrulico-sa· English Boxwood 1#2 Pot 600mm o.c. sp 34 Spirea x vanhouttei Vanhoutte Spirea ck 128 Comus :s.ertc.ea 'Ktls.~ryi" Kelsey! Dwarf Oog,,ood #2 Pol 500mmO:C. to 112 Thuja occidentalls 'Smaragd" Emerald Green Cedar ea 98 Etlonymus alalUs "Rudy Haag' Dwarf Burning Bush #2 Pol ooommo.c. vd 127 Viburnum davidii David's Viburnum he 17 Hebe odora 'New Zealand Gold' Hebe tr2. Pot 12oommo.c. \'C 37 Vaccinium x 'Sunshine Blue' Sunshine Blue Blueberry ha 27 Hydrangea macrophylla 'Adria' Blue Dwarf Hydrangea #2 Pot 750mmo.c , i:fAASSESJ--' - hm 67 Hydrangea macrophylla 'Masja' Pink Dwarf Hydrangea #2 Pot 750mmo.c. hs I 67 I Hnlictotrkhon s-empo_Mt'ans f Blue Oal Grass BLOCKS #2 Pol #3 Pot #3 Pot #3 Pot #2 Pol #2 Pot > ... #2 Pot ------- d mounted transformer ·--_,.... BLOCK3 \ \ \---~; -10 r-o J '-' 1.S~~ ,--~--' . " . -- t;, ·sro:-:-:-. ., . --............ -• i.-. ___ •• 11 I -=, "'1 \ 750mmO.C, 70 Erica carnea 'Springwood white' Winter Heather #1 Pol 450mmo.c. 900mmO.C. 25 Lavandula angustifolie hidcote Lavander #1 Pot 450mmo.c. 1800mm o.c. 40 Lithodora diffusa 'Grace Ware! Blue Lilhospermum #1 Pot 450mmo.c. 750mmO.C. 40 Pachysandra terminalis Japanese Spurge #1 Pot 450mm O.C. 600mmO.C. 16 Polystichum munitum Sword Fern #1 Pot 900mm O.C. 1200mmO.C. 57 Rudbeckia fulgida var. fulgida Black-eyed Susan #1 Pot 450mmO.C. - 600mmO,C. -... ·- -----I 0 --....., : al I Cl) I I '-...__ I a> ·, I .£ ;;;;:;;:=::;c::=.B= ro . f~" .. I Notes: i ifi L--------------------------------------------------------------------1_._A_s_s_u_m_e_1_5_0_m_m_g_,o_w-in_g_m-ed-i-um_d_e_p_th_(_im_p_o_rt_)_fo_r_n_e_w_h_y_d_ro_se_ed_a_,e_a_s._a_n_d_4_5_0_m_m __ gr_o_w-in_g _________ ___. ~ medium depth (import) for new planting beds (typ) 2, Plant schedule lists plant quantity totals. 1; l 00 Eli I "T~Uii)~,Ulli!!ghihi 1""' "r•-•,n~,11111,rm 11,11,1111ii1111ii;b iliill~•;n•m :~mm,~1111 'i'~ ii m~h Ln 32 Lonicera nitida 'Baggesen's Gold' Golden Boxleaf Honeysuckle #2 Pot 900mm0.C me 15 Morella californica California Wax Myrtle #3 Pot 1800mmO,C, pl 16 Prunus luslicana 'Olto Luyken' Otto Luyken Laurel #2 Pot 1000mmO.C, li!E!!ENNW.S ,. •. - AD ln uedforOPSubmission Ocl6,2017 PC lnue-d [Of DP Submi5-..ion May 09, 2017 AD luulld for DP Submission Feb. 7, 2017 AD ls~u~ for DP Submission April 5, 2D16 AD lnwdlDl'RW.w Aprill,2016 AD Issued for R11vl11w Feb25,2016 No By: Duaiplio11 REVISIONS TABLE FOR DRAWINGS "Co"'°r,ghl"S('!WdTh1SdrJw.ng:anddes19na;1hep-opel\yt,I vanderZ~lm•uso:::iates1r,; ar<lmavnolber~prt>duce<lor usedl~rolher pro,eW.\\1\/IOUI Pi""'SS<:ln Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn: Stamp; AD PC Checked: DJ Approved: MVDZ Scale: 1:100 f- Cf) UJ s I f-::> 0 Cf) z <( _j 0.. (9 z f- ~ z ;:= <( "' C: _j ·3 I!! 0.. 0 NORTH I I "' I I I ! 1 ; I ! I i OVERALL PLANT SCHEDULE KEY IOTY BOTANICAL NAME COMMONr,jAME CONT. SIZE I SPACING sJ\l~Oe:sr, -. ~: --~. .. bs 107 Buxus umpeNiren s 'Suffn.itlco.sa' English Boxwood #2 Pot 600mm O.C~ ck 128 Camus sericea 'Kelseryi' Kelseyi Dwarf Dogwood #2 Pol 500mm O.C. ea 98 Euonymus alatus 'Rudy Haag' Dwarf Burning Bush #2 Pol 90□mm o_c_ he 17 Hebe odora 'New Zealand Gold' Hebe #2 Pot 1200mm O.C. ha 27 Hydrangea macrophylla 'Adria' Blue Dwarf Hydrangea #2 Pol 75Dmm0.C. hm 67 Hydrangea macrophylla 'Masja' Pink Dwarf Hydrangea #2 Pol 750mm o.c. Ln 32 Lonicera nilida 'Baggesen's Gold' Golden Boxleaf Honeysuckle #2 Pot 900mm o.c. me 15 Morella califomica California Wax Myrtle #3 Pot 1800mmO,C. pl 16 Prunus lusticana 'Otto Luyken' Otto Luyken Laurel #2 Pot 1000mmO,C. sa 15 Sarcococca hookeriana var. humilis Himalayan Sweel Box #2 Pot 750mmO,C. sj 17 Skimmia japonica Japanese skimmia #3 Pot 900mm0.C. sp 34 Spirea x vanhouttei Vanhoutte Spirea #3 Pol 1800mm0,C. Lo 112 Thuja occidentalis 'Smaragd' Emerald Green Cedar #3 Pol 750mm O.Cr vd 127 Viburnum davidii Davids Viburnum #2 Pol 600mm O.Cr vc 37 Vaccinlum JC 'Sun.sh'trle BJue• Sunshine Blue 61ul!borry it2Pot 1200mm0.C. ~~£St -·.· ~ 167 He!ctotrii:hon oemporvifen• Bluo Oat Grau l#2Pot 600mm O.C. NIJll:Ss. " = ·~:... - 70 EriCJJ came• 'Sprin;WQll<I V"1ite' Winter Heaihe.r #1 Pot 450mmO.C. 25 Lavandula angustifolie hidcote Lavander #1 Pol 450mmO.C. 40 Lithodora diffusa 'Grace Ward' Blue Lilhospermum #1 Pol 450mm o,c. ~ 40 Pachysandra terminalis Japanese Spurge #t Pol 450mm O,C. I pm 16 Polystichum munitum Sword Fern #1 Pol 900mm o.c. I rf 57 Rudbeckia Fulgida var, fulgida Black-eyed Susan #1 Pot 45□mmo.c. Notes: 1. Assume 150mm growing medium depth (import) for new hydroseed areas. and 450mm growing medium depth (import) for new planting beds (typ) 2, Plant schedule lists plant quantity totals. «-1------------------ BLOCK4 BLOCK 1 l ·~ ~ \ (J) \ BLQCK2 rf2 ~ I: 1 00 rmmrrrnmmrnrrtllJ""""'l"""'"J' •l"'"f ""'''r ""r' ii "r"""i"""11"' '" 'r'"" 'I' 0 "'''l'"'ffl"I Cl im 2 l, ~ 5 10 11 \ 13 H }5 .___ ___________________________________________ ....:...._ _____________________ _____,J No AD hAN!Sot'OP~ Oci6_2017 PC h:lailnWt"Ofl~~ M~yOS,2017 AD tno,ci Jot OP ~min.I~ April 11,2017 AD ltMld f• OP S1411ffl1'0ft. Fcb7,2017 AD ~to,Of>S>.ltlnqWfl AprilS,2016 AD lnuedforRoviow April1,2016 AD lUadti,tRn11w Feb2S..2016 ., OitJCpption, Dato REVISIONS TABLE FOR DRAVVINGS ., CO~ng~l rcurvtCI T~J5Clrov.,ng and !1"6lgn ~ lh~ i:;rcp<>lty or .,..,:..,..,,a"°""',.c-lOlll1Yt•:bl,~l'1'11n •~forolheri:-o3e,~>11\hou1p11n-n,u,on Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Dra\l'w'n: AD PC Checked: DJ Approved: MVDZ Scale: Original Sheet Size: 24"x36" CON'TRACTORSHAUCfl£CJ;AllDIMEN510t-lS 0NTI-IEWORKANOREPOl!TANYDl5CJ1EPA~ 10TH£CONSULTil.ITT0£fOREPROCEEOING. II.LL DRAWINGS ANOSPECIFICATION5A~E1HE DCLUSIY[PROPERTYOFTHEOWNERAND MUS18£RETURNEDAT1HECOMPLETIONOf lHEWO~t:.AUREZONING/DP/PP,\/FHA/OP OIIAWINGSMUSTNOT0EPR!CfDFOR CON51RUCTIONUNtE5SI.AllnEDISSUEDFOR 1£NOER/CON~UCTION, II . I ~ I-(f) <( w I I-=, 0 (f) z <( -' a.. (9 z I- Jg z F <( "' ·~ -' I" a.. 0 NORTH (0 0 I (0 't"""" ~o -~N "-a.. ~o ,;,: r-- g> Q ·;;, I ~-' Play equipment Rubber safety surface Stepping stump -t:~2M}------ HARDSCAPE MATERIALS KEY REF. = DESCRIPTION RE□I-ROCK RETAINING WALL Rel'erloAfchitedsDr.lwin~ CONCRETE RETAINING WALL JWw-.A,cWn:11~~ EATUREWALL WOOD FENCE ALUMINUM FENCE/RAIL BENCH ~odC!l:ModePa Co!our:'N.J'nirt M;mufaclurer: \VtM!bon• SIie Furniture WASTE RECEPTACLE Moclal:Freedom32 Colour:Wiilnul ~ilf"\~N•S..I~ JGlfflN IAQcl,d::SL-42-PH Ctimpa'51ie lng101Jnd Mllll,IIIC:.ufM)II ............... ,~ • . .. • . • . ~ • . .. . ., •' . .{ . . • -t -t 1,2m gate to match fence -t + ---Ir.,;:~-Bench Boulder retaining wall Mailbox shelter Permeable unit pavers ½ V<ln der Zalm + assoc,. ates inc. """•R,.,.,_ • ... .....,..,. Ufl.1111111DK)vi, • Ufidu.,-Aimk"1ia C ...-... ,.:01,,,~._, .. Gq,lm.OO::.i No. ~,i.r,ttaCnt!W• , ~IP.CCC \l'U,l..O ~r;u AD t1.1,i,lltl'fl1J11 DP~" Oct6, 2017 PC Issued for DP Subminiol'I May09,2017 AD lssuodforDPSubmisslon Apl'illl.2017 AD Issued fer DPSubmi,~on Feb,7,2017 AD ~flliOPS-~•~·" AprilS,2016 AD lssuedrorReview Apr~ 1,2016 AD Issued for Review Feb 25, 2016 Be oucdpliort 0.M REVISIONS TABLE FOR DRAWINGS •eownant,e,ser,ed Th"d~naar.oae.,gnr.lh~P'cpenyar van d,r Zam• Jssoci,,1'1-1~ •nd mar not be.! rcpmducedor usl.'dro111:he<P11J,etts.vio:h01,11pinross»n Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn: AD PC Checked: OJ Approved: MVDZ Scale: 1:50 0 <1gs,1IS1> .. 1Swt: 2A"><36" II ~ I l5l <( w 0::: <( >-I-z ~ ;:: w Cl ~ C: ·~ ~ <( 0 ~ NOR TH ( BLOCK 3 Redi-Rock retaining wall, refer to architects drawings Custom fence with screen BLOCK2 =~ Aluminum fe nee on concrete wall Aluminum fence ,,,.---....._ I l r X Feature wall 1--w w er: I-C/) (0 C'0 N Cedar fence on concrete wall Cedar privacy screen on concrete wall t _Ll-.i-!-------Cedarfence ==i!J-1-i-t}-------Allan block retaining wall Aluminum privacy screen on concrete wall FENCE LEGEND I 7 KEY REF. DESCRIPTION ---·-@ ,aoomm ALUMINUM FENCE -------· @ 1800mm ALUMINUM FENCE ON CONCRETE WALL -@ 1800mm CEtl.iXR FENCE - ....................... @ ~~°Z~~E~~;:iENCE ON -~ ~BLO~r~te~~~~~~~CE ON -ACLANBCOCK RITArNING WALL, refer to Architec1s dwgs -~~-.-,. CONCRETE RITATNTN rerer to Archilecls dwgs G WALL, - REDr-ROCK REiAlNTNG' WALL, refer to Architects dwgs l!'.)1"'7 ~ ~.,, ] -I I I ½ "..::~e.r Zalm + a$soclates Inc C ~ot.an . O;i1 • UltNl'l0n~ tni:IMC,...., ..,.-• U!ldtGP'fAw-ct:Clln _,,_-:G"l1'1".,...__I. ~--~ ,::: --a AD PC AD AD AD AD lssuodlorDPSubmlnlon !.1o!lml11tePSubmllMt1 ~f!)l'QP~~ bsued lor DP Submi,sion lssuedlorDP Subrr'Ouion tw,edfof R~:,tw hor.iedfc-oRMw Project: QUARTZ TOWNHOUSES LocaUon: 13245 -236th STREET MAPLE RIDGE, BC Drawn: AD PC Checked· OJ • Oci.6,2017 May09,2017 Aprilll,2017 Feb,7,2017 April5,2016 April1,2016 Feb25,2016 Approved: MVDZ Original Sheet Size: 24''k36" Scale: 1:200 111!1 . IE! z <( _J 0... _J _J ~ 0 z <( w Jg 0 ~z -~ w ts LL ~ NORTH <D 0 I <D ~ .. 0 J N N 0... ~ 0 Slope away from sidewalk 20mm rounded edge typ 125mm concrete slab install as per specifications typ Asphalt impregnated fiberboard along any vertical surface to be installed below top of concrete pathway with removable plastic mould strip. Resulting joint to be sealed with gray joint filler/sealer. 6 gauge 4" x 4" wire mesh chaired and centered in slab. Consultant to inspect mesh and form work prior to pouring. 100mm min 0195% MPD compacted aggregate base course under concrete slab typ Compacted sub grade 95% MPD Notes: 1. Contractor to provide expansion joints where concrete meets all vertical structures 2. Horizontal scoreline 1500mm o.c. center scoreline on 150mm smooth finish or to match existing concrete pathway r;"-i1 ~--'C"-'O<.!.N,.,,C<.!.R,,,E'-'-T-=-E.!.P_,_,A.!.V:,.;IN,,,G.__ __________ _ \..V Scale1:10 ,---------150mm concrete curb. Subbase to be 100mm thick of 19mm minus road base compacted to 95% MPD. 10M rebar top and bottom 10mm Landsafe wearing course ' Von•• 90mm Landsafe base mat 100mm base course permeable aggregate compacted to 95% MPD Pea gravel to surround perforated pipe. Gravel to extend to underside of base course layer Geotextile to be placed around , pea gravel and underside of base L ~ course aggragates 300--1t0 li Existing subgrade compacted to 95%MPD Proposed 0100 HDPE channel-flow single wall pipe with 3-perforated holes, 360'. Product code 04020010IN or approved similar @ 1--'!..-"U,._,B~,~~ 0 E:.c.R,_,S:e,A..:.:.F...:ElY""-'-....,S"--'U,..,_R.,,_F.,_A,.,,C:.::E:...._ ________ _ PAVER Type: Navarro Size: 80mm thick Pattern: Navarro Paver Colour: Antique Brown Manufacturer: Barkman Concrete Products www.barkmanconcrete.com F BOmm concrete unit paver 15mm min. mortar setting bed with 10mm mortar joints 100mm concrete base t--:;"-c-:--;-'c:--:-'--...;..'-:-i-====;::=i:::::;d-__ 5 gauge 4" x 4" wire mesh chaired and centered in slab. Consultant to inspect mesh and form worl< prior to pouring. 160mm thick aggregate base (19mm minus) Prepared subgrade ®1----'~'-'~"',~..:.:./.:.::~.::::U.:aLA:...:.R~U,.,_N!!.IT.:....:...P:...:Ac.:.V.::E.:..:Re::Sc...._ _________ _ Crushed Granite Type: 12mm S&P Granite Supplier: Burnco Landscape Centre www.bumcolandscape.com ~-----------100mm crushed granite. Compacted to 95% MPD. FIiter fabric 100mm x 100mm pressure treated timber edge Sub grade compacted to 95% MPD Adjacent building wall, retaining wall or concrete pad. Refer to plans. r;;--,,6 f---'G""RA-"-"N..:..:U::..:L"-A"-R'--'P--'A-"D'---------------\_V Scale1:10 PAVER Type: Holland Size: 60mm h x 105mm w x 210mm I Pattern: Running Bond Colour: Autmun Brown Manufacturer: Barkman Concrete Products www.barkmanconcrete.com NOTE: 1. Paver sizes and pattern at patios varies. Refer to patio layout detail. -60mm concrete unit pavers 10-1 Smm sand joints 25mm sand setting bed 150mm thick aggregate base (19mm minus) " Prepared subgrade @1--'~'-';=-=,~~1Eae1:==-T:.:R..:.:.l:...:A,_,N_,U"'N.,_,.IT.,__,._P~A'-"V-'=E"-'R"'S'------------ --------Adjacent surface, refer to plan Boulders to be field located to assist with site grading '-----Subgrade compacted to 95% MPD (J),-....:~::~::c.~U::c1~::,,o::.;E,,,R'-'-"R,.,,ETc.:.:...:Ac:IN.,,_l,_,N_,,,G'-'W""A'-""LL=------------ 210 x 105 x 80mm Holland Eco pavers by Barkman 778-689-7670. Colour: Old Town Pattern: Herringbone as shown. ,---------------50mm deplh of 5mm clear crush open graded bedding course SECTION Scale 1:10 Notes: ,--------------lnbilex Geotextile ,------------100mm depth of20mm clear crush open grade aggregate Flush wilh cancrele curb 150 x 150 concrete edge restraint with 150mm 19mm aggregate base compacted to 95% MPD 10M rebar 250mm depth of 63mm clear crush open graded aggregate APSC1000 woven geotextile on bottom and sides of open graded base ~!-1----llf-Subgrade compacted lo 95% MPD Drain tile, refer lo Civil drawings 1. Install all components as per manufacturer's specifications 2. Concrete curb control joint every 3m. 3. Refer to Civil dra'Nings for system detail and connections @1-....::,_E,,,_81~:..:,"'M,0:.::EA=-.:..:B:.:l::Ea..:P..,A_,_V'-'E""R_,_S=---------------1--~-----------1 Notes: 1. Slabs to be spaced equally between adjacent surfaces. Granular fill between slabs Hydrapressed slab with granular joints ,------Hydrapressed slab with granular joints ,-------25mm sand setting bed ,------1-Fabric separator '--------4-IOOmm aggregate base AD tssuedforOPSubfl"fs$ion Od6, 2017 PC ~ t.r OP 81,anu\Qn May09,2017 AD llw.r&wDP~1oll Aprll11,2017 AO luued for DP Subminion feb7,2017 AO lull1\difor 0PS,~ April!i,2016 AD m-••llttY:.W Aprll1.2016 AO iu.u-=1104',t~ fob25,2016 No By: tltllittlp,,01'1 Oala REVISIONS TABLE FOR DRAWNGS .. ~~nr"'d ........... -lllK7!> .. .,.~ .-du:.n•~•• ■r<tmaynolber~roducedor .,..,....,....,...-i~ Project QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC (19mm minus) compacted to 1-----~---------l SECTION 95% MPD Notes: 1. Install all components as per manufacturer's specifications. 2. Supplier: Abbotsford Concrete or approved Equal 3, Type: Texada 4. Sizes: 610mm x 610mm, 457mm x 457mm 5. Color: Charcoal @ 1-....:t=:..;:..!:,~::!.,P.!.,~.!!IN_,,G=:...!::S.!.TO:=.,..,.N=.E.!.P-'-'A'-'-T'--'H __________ _ Drawn: AfJ PC Checked: DJ Approved: MVDZ Scale: AS SHOWN Stamp: Original Sheet Size: 24"x36" Cf) _J ii,<( ~ l- g, w lo co 0 I co ~ ~o ~N 0.. a.. ~o Ii i 1---------------------;!600-----------------------il----------- 200 x 200 cedar cap 50 x 150 cedar rails ~~\ ----------,~~~ 1-----..\.-J.-' Jj '\ '----100mm concrete ledge _J '\..____Expose 100mm of concrete footing 250 x 250 intermediate cedar posts 2-250 x 250 posts Slone facing to match building stone Light G)l----'~'--';A"'i,-'-,T'-'•2~,:;REe=..!W_.,,'Ac.,.L::l=----------------------------------------------------------------- Mailbox Shelter 200mm x 200mm posts 100mm x 200mm beams 50mm x 100mm joists Roof material to match buildings. Optional peaked roof. BENCH Model: Modena Size: 1830mm I Mount: Surface mount Metal Colour: Black Wood Colour: Walnut Manufacturer: Wishbone Site Furnishings www.wishboneltd.com WASTE RECEPTACLE Model: Freedom 32 (HFB32-S) Size: 1090mm h x 585mm w x 585mm I Mount: Surface mount Metal Colour: Black Wood Colour: Walnut Manufacturer: Wishbone Site Furnishings www.wishboneltd.com : 0......_:c~:.:,:..:.:.sl.:::LB,:;O,c,X'-'---"'S.:..:H:E,,._L TERc=,:__ ___________ _ (A\,4 ~B'-=E"-'N'-"'C.!..!H _______________ _ ~ NT,S '5'1--'W..:.:'A..:..;S:...:T-==E._,_R=E:.:C.::EP"-'"TA._,_C"-'L=Ec._ __________ _ \:.::.J NTS, Notes: Cedar Edge Logs Inside edge of hill slide stepping stump stairs to be proud 300mm of stair with 45 degree angle. Cedar Round Logs Smooth Finish. Top of uprights to be routed to 10mm radius. asten grouped logs together 100mm(4')Aggreg~te base (19mm Minus "Road Mulch") Compacted to 95% MPD Compacted subgrade Compacted to 95% MPD 1. 0300mm milled cedar round logs to be imported to site for all stepping stumps east and west of hill slide. 2. Apply end sealer to below grade end cuts. 2. Size of log uprights as per plan. ®,.......:~=-°;:...:_;"'P""'P'"""IN._,_G.:..,S::..:T-=U"'M"'P....:S.._ _____________ 1---------~---- Play Structure Model: J3-13290-A Manufacturer: Jambette www.jambette.com ®,......:P-=LAa..c..c.Y-=E=Q=U..:.:IP-"M"-'E=N'-'T ____________ _ ,ns. AD lssuedforOPSubrninion Oct6,2017 PC lssuedrorOPSubmlsslon May09,2017 Af) lumi,jt"'o,~ ApriJ 11,2017 AD Issued ror OP Submisskrn Fab 7,2017 Af) tuvtdl« OPS-.-.llon AprilS,2016 AD rssuedforR11view April1,2016 AD huli'dtotl'INe'JIII Feb25,2015 No. a, Oesc1ip.ion """ REVISIONS TABLE FOR DRAWlNGS o 0;,P,"J,ghl re&eM!d Thisdra'MOQ ~nd des,gn 5 t,p p,llperty cl vandl-1:Z..in•as~ialumc 1rdm~ynclbe<fl,l<l<luccdcr M~lc,10:herP")feclS"'1ll'IOIIIP1"miuion Project: QUARTZ TOWNHOUSES Location: 13245 -236th STREET MAPLE RIDGE, BC Drawn: AD PC Checked: DJ Approved: MVDZ Scale: AS SHOWN SliJmp: 0,igjnal SMelSa<: 14"•36" Cl) ....J <l:: Jg ;:: I-C) w C: '3 0 ~ 0 <O 0 I <O ~ at 0 0 Q) N ·e-ll. a.. N 0 0 > ~ ~ l r. I I I I i i I Note: PLAN ,----+---2"x6" Cedar Cap -----2"x6" Cedar Cap with 4 Sided 45°, Bevelled Top Treatment to Prevent .,.--,., 11 , , ,r,::_ , ___ --"'--,. ~~_Endgrain Rot ~ 2"x6" Cedar Top Rail 2"x4" Cedar Support Ralls 1 "x6" Rough Cut Cedar Boards. Alternate and overlap1" (25mm) 1,..-1--1~-1"x1" Cedar Cant Strip 2"x4' Cedar Bottom Rails Centred on Posts 12"121 Concrete Footing to Extend 18" Below Grade Conctete collar. Do not encase bottom of post. At PLAN least 1" (25mm) exposed below concrete footing :_+----150mm Gravel Subbase 19mm minus @ 95% MPD 1. Stain fence with BEHR Solid Colour House & Fence Wood Stain, Colour: Tugboat 535. Or approved equal. 2. Ensure all fasteners exposed to weather are hot-dipped galvanized to prevent staining. (':;'\1 i---:1.,_,.84'-='m_,C~E::DecAc:..:R'-"F-=E"-'N-=C-=E ___________ _ ~ Scale,!20 Thin Branches by 5 Retain normal plant shape ~Decompr,,sert B~rk M11lr.h 75mmmin Creal~ Topsoil Saucer 150mm min ,,-..-----JIIC...,,:;....-~ Remove Top} of Burlap ' Cut ropes at top of ball. Remove all non-biodegradable material. Gently Compacted Topsoil Mixture to BC Landscape Standard: "Well Groomed" soil Tamped Admixture Backfill I •· ri"!s i---::S:.:..H:.:..R:.:U..:B...:.P-=LA.'-'N:..:.T:....;l:....;N.:G ____________ _ \..V ~1:25 AMETCO MANUFACTURING CORPORATION 4326 HAMANN PARKWAY P.O. BOX 1210 WILLOUGHBY, OHIO 44096 TOLL FREE: 1-800-321-7042 PHONE: (440) 951-4300 FAX: (440) 951-2542 www,amelco com NOTES: ~alirr.inllmextrusioncannineilh«horizortalyorveiticaly 2 lnslalafontobecanpletedineccadsncewithrnanti~mir'sspeciricmons l All cr.-nel'ISions are conside-ed true ertd reftec:l mM\Jla~hnr'$ specilcations 4 Amelco's alimnill'Tl (eocing system is 100"-' maru'acund in lhe uni led s\a~s 5 DonQstaechv.ings 6 Fencepa,elheighl1600mm 7 RaJlingpB!lelheight 120Q-nm ALUMINUM FENCE SYSTEMS SATURN DESIGN ALUMINUM FENCE SYSTEM ~2 ___,1.,_,.8"'m"-'A:..:.L:..:U..,M:.:,l.:..,N""U"'M,_,F_,E"'-N,_,C"-'E,__ __________ _ \.::.) Scale1:20 -----------Maintain saucer on lower sides of plant to retain water --------Top of root ball level with finished grade --------Prune Plant to remove dead or broken branches ------Decomposed Bark Mulch 50mm -75mm deep, 50mm min around trunk of plant 1 original grade of slope 3: 1 topsoil / organic humus ~;!!;---Remove top 1/3 cut ropes at top of ball. Remove all non-biodegradable material. , '------Bottom layer of backfill shall be lightly tamped & settled w/ water prior to placement of plant '-----Pro\lide drainage in planting pit as necessary @i---:!="~-",~-",~"-'58:<....:...P.::LAcaN'-'T-"l"-'N"'G:...:O=N..,Sc:Le,:Oc,_P_,,E'----------- Do not damage or cut leader 50mm wide woven nylon binding attached to stake with shingle nails / 2 x Pressure treated round wood stakes 50 mm -75mm in diameter 2m in length / Crown of root ball shall bear same relation to ___ .u.. finished grade as ii did to , , r 75 mm decomposed bark , / mulch r Create saucer around tree Cut & remove top ~ of burlap from root ball B&B root ball -Compacted top soil with pedestal to bclna standard: "well groomed" soil IJ ~ ~Scarify pit bottom ~ minimum of(150mm) Minimum of (150mm) on all sides of root ball Notes: 1. Do not damage main roots or destroy root ball when installing tree stake. 2. Water thoroughly after installation 3, Remove tree rings and stakes two years after installations 4. Provide drainage for planting pit in impermeable soil r,;\3 __,,C""O""N"'IF_.ER"-=O'-"U'-"S'-'Tc.:.R,,,Ea.:aE'--------------\.V Scale1:25 BOLLARD LIGHT Model: Guide Bollard Size: 9" x 9" x 44" Colour: Powdercoated Black Mount: Surface Supplier: Landscape Forms www.landscapeforms.com RECESSED UP LIGHTING Model: SL-42-PH Composite lnground Mount: Surface Manufacturer: Philips Supplier: S LS Lighting www.sls-lighting,com A7 i--=Ll..,G::,:.H..:..:T..:.:IN..:..:G,c__ ______________ _ '\.!.._) NTS Notes: Do not trim leader 50mm wide woven polyweb banding / attached to stake with shingle nails. 2 pressure treated 050-075mm round wood stakes 2m lengths. Slakes should be aligned parallel to sidewalk/road 'Arborgard+' tree trunk protector- AG-9-4 or 'nds' -tree trunk protector - tp 128 nds 50mm deep saucer formed in topsoil for initial first year watering. Fill saucer with bark mulch 300mm minimum of topsoil around root ball compacted to 85% MPD Stakes to not penetrate root ball. Stakes to penetrate native soil by 300mm 1. Sacking/burlap to be loosened and dropped to the bottom of the planting hole. all string, twine, etc.to be removed, 2. All wire baskets shall have the top 1/3 of the wire removed prior to planting. 3. All trees shall be single stem ©f--'~"';::.:,:"",l-"'Ps-"U-"O:..:::U:..:::S:....TR.:..:..,,E::E=--------------1---,-~-------.------t METAL GUARD RAIL Material: Aluminum Size: 1200mm height, posts equally spaced along runs Colour: Powdercoated Black Mount: Surface Contractor to provide shop drawings for approval. ®f---'~:..:.:.TE=.ST:.!.A.!::La...:G:::.:U:<!A..:!R..:..:D..,RA..::....,:.l,:.L ____________ _ AD luuitdfcrOPS"4.fam'ubft Or:16,2017 PC hJuc,attroP~ M3)109,2017 AD lu...atuOP~ April 11,2017 AD ltfiMOICC"0P~timiul¢n Feb 7,2017 AD hiUIOIII r .. DP~ AprilS,2016 AD lssuodforR11vi11w April1,2016 AD lnuodforR11viow Feb25,2016 No. Be Oe5erlptiori Dalo REVISIONS TABLE FOR DRA\"1NGS e Cowngl,L rtn-r, .. CI ThlSCl!n,,n11 ■nd d~51n ,s the l"'~~y or IIIW'ldl:!rZalm•asiOC/11uiro: ~nd=1notberep~ducedor IM<!forclhl!l'p,-Dj!~'MlhDUllllllTUS.«)n. Project QUARTZ TOWNHOUSES Loca1ion: 13245 -236th STREET MAPLE RIDGE, BC Dra'M"I: Stamp: AD PC Checked: DJ Approved: Original Sheet Size: MVDZ 24"x36~ Scale: (CWtt,,IODll~(l'llOl:44.l.CILl(ll.'1Qed. ~THrWOQ',4tiC,N ... II.Kl'DdOIU'<UC'I TOTH[CONSULT-'NTBEFOIIEPIIOCEEDING AS SHOWN ALLDMWINCi!-'NDSPECIFICATIONSAIIETHE EXCLUSIVEPIIOPEIITYOFTHEOWNEIIAND MUS'TBEIIETUIINEDATTHECOMPLETIONOF ~~!;-'.;',~~ ~~AE~g~1:EGt~%"i~t/BP CONS'TIIUCTIOOUNLESSlA!a.EOISSUEDFOR TOiDEII/CON!ITTIUCTION Cl) ...J <t: iii ~ I- C, UJ ~~ ~ 0 0 co 0 I co ~ .. 0 0 Q> N ·e-a. a.. N 0 0 > C"') 0 .. I C, C 0 ~ ~ ...J 0