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HomeMy WebLinkAboutADP 2018-01-17 agenda.pdf1. CALL TO ORDER 2. ORIENTATION City of Maple Ridge ADVISORY DESIGN PANEL AGENDA Wednesday, January 17, 2018, 4:00 pm Blaney Room, Maple Ridge City Hall 3. 2018 CHAIR AND VICE-CHAIR ELECTIONS 4. AGENDA APPROVAL 5. MINUTE ADOPTION -November 15, 2017 6. PROJECTS 6.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 6.2 2015-318-DP Wayne Stephen Bissky Architecture Wayne Bissky Paul Whitehead 150 unit apartment building 11650 & 11656 224 Street Diana Hall 4:20 PM Development Permit No: 2017-385-DP 5:10 PM Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: DINNER BREAK 6.3 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: Wayne Stephen Bissky Architecture Wayne Bissky Paul Whitehead Mixed use affordable rental housing and office space 11907 228 Street Diana Hall 6:00 -6:30 PM 2017-500-DP Falcon Village Joint Venture Wes Friesen M2 Landscape Architecture 6:30 PM 48 residential units and 1,015m2 of commercial space 11865 227 Street Wendy Cooper 7. NEW & UNFINISHED BUSINESS 8. CORRESPONDENCE 9. ADJOURNMENT /aa City of Maple Ridge ADVISORY DESIGN PANEL The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the Blaney at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on Wednesday, November 15, 2017 at 4:00 pm. COMMITTEE MEMBERS PRESENT Andrew Igel Craig Mitchell Kyoung Bae Park, Vice-Chair Roger Amenyogbe, Chair Shan Tennyson STAFF MEMBERS PRESENT Adrian Kopystynski Amanda Allen REGRETS 1. CALL TO ORDER Architect Architect Landscape Architect Architect Landscape Architect Staff Liaison Committee Clerk The Chair called the meeting to order at 4:07pm. 2. AGENDA ADOPTION R/17-041 It was moved and seconded That the agenda dated November 15, 2017 be adopted. 3. MINUTE ADOPTION R/17-042 It was moved and seconded That the minutes dated October 18, 2017 be adopted as circulated. 4. SUBMISSION MOTIONS CARRIED CARRIED A. Kopystynski, Staff Liaison, provided an update on meeting procedures. The Advisory Design Panel is a public meeting and as such a standard resolution are to be adopted by the Panel while the applicant is present at the meeting. 5. Advisory Design Panel Agenda November 15, 2017 Page 2 of 4 Note: Shan Tennyson joined the meeting at 4:12 pm. Craig Mitchell joined the meeting at 4:17 pm. 5. PROJECTS R/17-043 5.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 2017-078-DP Tekton Project Management, Jared and Wayne Bissky Wayne Bissky, AIBC Paul Whitehead, BCSLA 4 storey mixed use building, ground floor flexible space, 2 floors of office space and a top floor with 6 rental units 22368 North Avenue, Town Centre Area Chee Chan The Staff Liaison provided an overview of the proposed project. The project team made a presentation of the project plans. The Panel encouraged the provision of at least one adaptive unit under the BC Building Code given the intent of the project. It was moved and seconded The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Provide a fence/guardrail on West elevation; 2. Provide taller evergreen shrub and screen to block vehicle headlights from light pollution to neighbours on West side; 3. Show sections on the property through the parking lot; 4. Show the landscape treatment to the south of the garbage enclosure; 5. Revise the design of the garbage enclosure to incorporate architectural features of the building (ie: colour, materials, etc); Architectural Comments: 1. Treatment of fire wall as presented is acceptable; 2. Encouraged to provide a wayfinding means to assist people with disabilities; 3. Improve the expression of type of construction as shown in the rendering and explanations; 4. Provide guardrail at drops of more than 600mm; 5. Design of guardrails higher than 2 feet to be submitted for review of the colour and safety; 6. Consider extending blue horizontal member at 90 degrees on both sides of the building; 7. Consider the corner recess areas to be coloured orange as elsewhere on the far,;:ade; 8. Consider using machine-room-less elevator; 9. Indicate on plans the location of the roof access; 10. In the event that there is roof equipment, details should be provided as to its location and how it will be screened from neighbours, streets and overview. CARRIED :: ) Advisory Design Panel Agenda November 15, 2017 Page 3 of 4 Note: Shan Tennyson left the meeting at 5:27 pm. R/17-044 5.2 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 2016--055-DP David Laird, Aplin & Martin Barnett Dembek Architects Inc M2 Landscape Architecture 54 Townhouse Units 23183 136 Avenue Michelle Ba ski The Staff Liaison provided an overview of the proposed project. The project team made a presentation of the project plans. It was moved and seconded The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Provide a gateway structure at entry to the development emphasizing the character of the development; 2. Provide more energy to public amenity space/playground area (ie: with different surface material, texture, elements and natural play elements, site furniture, etc) 3. Provide pedestrian connection between public amenity space and trails; 4. Provide texture to pedestrian crossing and traffic calming measures at selective locations and intervals (ie: between building breaks) to break up the length of the drive aisles; 5. Provide adequate pedestrian lighting in public amenity space and at exterior stairs; 6. Provide additional pole lights at strategic locations; 7. Create overhead structure at mailbox for weather protection and provide recycling and garbage receptacles at mailbox kiosks; 8. Provide more variety of tree species along 232 Street and internal roads; Architectural Comments: 1. Have material at front elevations return along the sides of the end units; 2. Consider providing more variation on the facades (materials, colours, glazing, etc); 3. Show rainwater leaders on elevations; 4. Consider using longboard for fencing at the front yard (along 232 Street); 5. Consider variations in gate access to the units along 232 Street; 6. Consider different treatments at bump out at end of buildings 1, 4, 8, 9; 7. Consider colour variations to the hardie panel facades labelled 6 that shows the wood braces. CARRIED Advisory Design Panel Agenda November 15, 2017 Page 4 of 4 R/17-045 5.3 Development Permit No: Applicant Project Architect: Project Landscape Architect: Proposal Location: File manager: 2017-267-DP Wensley Architecture (Barry Weih) Wensley Architecture (Barry Weih) PMG Landscape Architecture (Caelan Griffith) Exterior renovations to existing shopping centre 11990 207 Street Adrian Kopystynski The Staff Liaison provided an overview of the proposed project. The project team made a presentation of the project plans. It was moved and seconded 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. Landscape Comments: 1. Convert painted island along the north-south drive aisle (Dewdney Trunk Road to 119 Avenue) into fully landscape planting beds with trees; 2. Provide public amenities (ie: public art, site furnishings, covered areas, etc) to enhance the viability of the shopping centre; 3. Show lighting plan for parking, landscaping, pedestrian and building exterior; Architectural Comments: 1. Enhance the north-west corner near the vicinity of the loading bay at Dewdney Trunk Road. CARRIED 6. NEW & UNFINISHED BUSINESS Adrian presented the Chair, R. Amenyogbe and Vice Chair, K. Park with certificates of recognition and letter of thanks for their years of volunteer service on the Advisory Design Panel. 7. INTERSECTIONS EVENT The Chair provided an update on the Intersections networking event. The event brought together volunteers from the different Committees of Council. The Chair and Staff Liaison provided a brief speech at the event in regards to the function and purpose of the Advisory Design Panel. 8. CORRESPONDENCE 9. ADJOURNMENT -7:33 pm. R. Amenyogbe, Chair /aa ::: TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2015-318-DP 11650 224 Street. MEETING DATE: Jan.17,2018 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property to permit the construction of a 5 storey apartment building with 130 units on the vacant site. The rezoning application being processed in conjunction with this proposal was· given First Reading by Council on January 12, 2016. This site is zoned RS-1 One Family Urban Residential and is subject to being re-zoned to RM-2 Medium Density Apartment Residential and is being redesignated from Ground Oriented Multi-Family to Low-Rise Apartment to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: , Use: Zone: Designation: South: Use: Zone: Designation: East Use: Zone: Designation: West Use: Zone: Designation: Existing Use of Property: Proposed Use of Property:· Bissky Architecture And Urban Design Inc. D.L.: 398, Block: 2, Plan: NWP155 GOMF (Ground-Oriented Multi-Family), TCCOMM (Town Centre Commercial) Low-Rise Apartment RS-1 (One Family Urban Residential), C-3 (Town Centre Commercial) RM-2 (Medium Density Apartment Residential) 2 lots, Strata condominium RM-2 (Medium Density Apartment Residential) Lavy Rise Apartment Apartment RM-3 Low-Rise Apartment Single Family Land Use Contract Ground Oriented Multi-Family 2 properti~s, single family and vacant C-3 Town Centre Commercial Town Centre Commercial Vacant Mix of Ground Oriented, Medium Density, and High Density Residential Uses Page 1 of 5 6.1 Site Area: Servicing requirement: DEVELOPMENT PERMIT AREA: 0.901 HA. (2.25 acres) Urban Standard The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. Key Guidelines: The subject property is within the South View precinct of the Town Centre Development Permit Area. The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: KEY GUIDELINE CONCEPTS 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods. a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? • Consistent: Yes Explain: This low-rise apartment format will add to the mix of single family housing to the east, and is adjacent to multi-family development to its north and south. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes Explain: The completion of Fraser Street at the East boundary of the site will be a condition of rezoning that will provide multi-modal connectivity in the area. A stepped building is proposed with the higher portion to the west of the site. 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: N/ A Explain: The proposed building will introduce a new architectural style in the area, but, the site context is appropriate for redevelopment, and this proposal will set a new standard. 4. Capitalize on Important Views d. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes Explain: The building has been designed to utilize views of the Fraser River and Mount Baker. e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Not Applicable Explain: The site context shows an area in transition, and this new building will introduce an example for subsequent development to emulate. -• 5. Proyide Private and Semi-Private ~reen Space f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes Page 2 of 5 Explain: The site design includes an internal courtyard, that is semi-public. Security will be enhanced by the visibility of the courtyard from the building; 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site,and reference the architectural quality of the building? • Consistent: Yes Explain: the landscaping at the Fraser Street side softens the staircase at the street front. The internal courtyard and outdoor amenities will enhance the livability of the development. 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes Explain: The required completion of Fraser Street will significantly enhance street connectivity. There is no lane proposed with this development. i. Is required parking provided underground? • Consistent: Yes Explain: 2 access points are proposed for the underground parking: One at the north and the other to the south of the site. Design Guidelines: The Design Guidelines and a full'explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix C to this memo. Page 3 of 5 PLANNING·COMMENTS: 1. Proposal: This proposal is for a stepped development, fronting Fraser Street with ground oriented multifamily at the street front, up to 5 storeys to the western portion of the property. The "U" shaped building design allows for a central courtyard, with a landscape plan that encourages interaction and physical activity. Materials used will appear in natural shades of wood and stone. Steep topography will be softened with terracing and planting. • 2. Context: The site context is an emerging area of higher density housing. This proposal will introduce a -new standard of development in the area and is supportable. 3. OCP and Zoning Compliance: The portion of the subject site under this proposal is designated ground oriented multi-family. Although an amendment to this designation will be required to realize this development, th is amendment is found to be supportable due to the stepped building design, and the overall site context of higher density to the west of the site. The subject site is proposed to be zoned RM-2 Medium Density Apartment Residential. Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zon e regulations. The proposal has a density (Floor Space Ratio) of 1.8which complies with the maximum density of 1.8. The following variances will be required: e Front yard setback is proposed to be reduced from 7.5 to 2 metres. The effect of this reduced setback will be mitigated by the "U" shaped structure, and the presence of the central courtyard from Fraser Street. 0 The number of storeys is proposed to be varied from the current maximum of 4 to 6 storeys. As the Fraser Street frontage will only be 3 storeys high, the increased height will be mitigated by the building's stepped design. 4. Parking and bicvcle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 5. Environmental, Sustainability & Stormwater Management: The applicant has submitted a stormwater management plan for the consideration of Panel members. 6. Issues req uiring com ments from ADP: The interface of this proposal with adjacent residential development should be considered. 7. Garbage/Recycling: . Refuse area is near the north driveway access as shmyn on attached sheet A2.2. 8. Works along abutting roads: New construction of Fraser Street to current municipal standards. Dedication along 224th Street is also required. Page4 of 5 --' .::, CONCLUSION: This application is considered supportable. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: D!ana Hall The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Appendix G Stormwater Management Plan. Page 5 of 5 ~ MAPLE RIDGE Bnt1sh Co umb1a Re: 1636 2017-078-RZ-22368 North Avenue mapleridge.ca Advisory Design Panel Submission Request Form 1 of 1 The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for 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 _W_a_y_n_e_B_is_s_k_y,_M_A_I_B_C _________ _ 2015-318-RZ File number Address of site Current Zone 11650 and 11656 224th St. Maple Ridge _R_S_1_&_C_3 __ Proposed Zone _R_M_2 ____ _ Seeking to appear before the ADP on this date December 19, 2017 Architect Information: Submission will be presented to ADP by: Architect Wayne Bissky, Architect AIBC Landscape Architect Paul Whitehead BCSLA Other Professional (State Name & Role) _N_o_ne ______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 I nstitutiona I 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 2:SS /Y ,i\O P APPl.ICAT~O/\l COVERJNG LETTER ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. Diana Hall City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Tuesday, December 19, 2017 Covering Letter for Advisory Design Panel Application for: Our Project No.: 1502 Civic: 11650 and 11656 224th St. File No.: 2015-318-RZ Dear Diana, This property has been vacant for a long as I can remember; certainly more than the 28 years we have lived here. This is a proposed 5 storey apartment building at Fraser St. in Maple Ridge. Our project will finally allow a crucial con- nection to be made along Fraser Street, enhancing the experience and flow of pedestrians as well as vehicles in this area. There are 130 units, including 5 town-homes fronting Fraser. All parking required by the zoning bylaw is provided in the 2 levels of underground. We have taken advantage of the grade changes on the property to provide 2 separate accesses to the parking at the south-east end for the lower parking and at the north-east end for the upper parking. This allowed us to eliminate the need for an internal ramp and therefore obtain all of the requisite parking. Due to the challenging geot- echnical issues, which are typical throughout our community, we have been required to "step" the parking to suit the conditions, as well as ensure the building to the north, set very high out of grade, is not affected by our excavation. The building is a "U" shape with the two arms extending east-west, enclosing a common courtyard open to the East which has been animated for the central, semi-public parkette, for use by the residents. The building mass steps down from 5 storeys at the West, to 3 storeys to the East along Fraser. We feel this is a sensitive massing of the building and brings a human scale to the street level while maintaining the proposed density. Sincerely yours, Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC Wayne Stephen Bissky Architecture & Urban Design Inc. O lli P1nwl:t 1·)(1.2 Co\l .. ring Lerrt->1 iAOP Appl1(,1i11rn.1 I nl I Re: 1502 2015-318-RZ 11650 and 11656 224th St. .~•-· mapleridge.ca Advisory Design Panel Minimum Submission Requirements Projects Subject to Review: Submissions required to be submitted to the Advisory Design Panel (the ADP) for review are multi- residential, commercial and industrial projects subject to obtaining a development permit. A Development Permit Application initiates the ADP review process. Projects that do not require a Development Permit, such as Institutional and heritage conservation proposals, may also be brought before the ADP for comment. Submission Preparation: Prior to accepting a submission to the ADP, the Planning Department and other internal departments will review and comment on the Development Permit application, and the File Manager may require revised plans and additional information to be submitted. Your ADP submission is to address any comments or concerns from your File Manager a~t your Development Permit application, including those from other Departments such as Building, Engineering and Fire. It is recommended that applicants consult with the File Manager to determine the necessary materials for submission and review by the ADP. There is certain basic information required for each project, with supplemental plans and information depending on the nature and complexity of a project. When preparing submissions, the Maple Ridge Advisory Design Panel By-law No. 6326 -2005 states that the ADP shall consider the issues set out in the Design Criteria prepared by the Architectural Institute of British Columbia (AIBC) dated March 2001. These have been updated by AIBC and the current version from the AIBC's Bulletin 65 Advisory Design Panels -Standards for Procedures and Conduct applies. For the entire bulletin, click here. The Design Criteria are examples of what would reasonably be considered for review by the applicant and members of the ADP. In the description provided by AIBC, the scope and nature of the criteria used may vary with the size or special circumstances of a project. Submission Timing: Printed and electronic (or digital) submission packages to the ADP, as described below, are to be provided to the File Manager no later than the deadline stated in the meeting schedule. The Architect making the submission must insure it is a complete submission and includes all information and plans necessary for the ADP to consider the design proposal. The Planning ADP Staff Liaison will not forward incomplete submission packages from File Managers or the ADP may return incomplete submission packages and require a full resubmission to another meeting. Printed Submission Package: A complete submission package is to include seven (7) collated sets of printed documentation and plans. These sets are to be delivered to the File Manager no later than the deadline stated in the meeting schedule. The submission is forwarded to the ADP members in advance of the scheduled meeting date. Each package is to be clipped, not stapled or bound together, and 3-hole punched. Documents, checklists, etc. are to be 8 ½" by 11" format and architectural plans, landscaping plans, rendering and other graphic information is to be in colour and in 11" by 17" format. Your submission package is to include the following materials in the order described below: ,ncluded • ADP Form: An ADP Submission Request Form is to be completed and signed by the Architect. Included • Covering Letter: A covering letter (or memo) describing the project, the rationale for the proposed design and key features of the proposal. The stormwater management strategy is to be described for every project, and any other applicable matters such as Green Building Techniques, public art and principles of sustainability incorporated into the overall project. Included • Bylaw Compliance Review: A Development Data Sheet is to be completed and signed by the applicant. It is necessary to confirm the project complies with the Zoning Bylaw, the Parking and Loading Bylaw and any other applicable City bylaw, or identify any necessary variances. Constraints affecting the project such as trees, geotechnical, natural features, heritage buildings, rights-of-way, etc. are to be noted as well. Included • Form and Character Compliance Checklist: A completed and signed Development Permit Area Checklist is to be included. Use the Checklist that applies to the type of development (e.g. Multiple Residential; Commercial, Industrial, etc.) or by community neighbourhood in which it is proposed (e.g. Town Centre Precincts). This is to be submitted to demonstrate the project's compliance with the applicable Development Permit Guidelines in the Official Community Plan. Short descriptions for each applicable guideline rather than the note "Refer to plans" is preferred by the ADP. Included • Supporting Materials: The submission to ADP is to include materials initially required as part of the Development Permit Application (see Schedule D of the "Maple Ridge Development Procedures Bylaw No . 5879 -1999), as may have been modified as a result of input from the File Manager and City Departments such as Building, Engineering and Fire. These materials are to be supplemented as necessary to fully comply with AIBC's Design Criteria for Consideration by ADP. It is up to the project Architect and Landscape Architect to organise the submission on boards or electronically or a combination of the two to effectively communicate the design rationale and design proposal to the ADP. If you have questions, please contact your File Manager. Included • Archit~ctural and Landscaping Plans: The plans to be submitted are either noted in a checklist provided by the File Manager or in direct consultation with the File Manager prior to making your submission. Included Electronic or Digital Submission Package: In addition to the printed submission packages, a pdf copy on a memory stick or CD is to be included. For larger submissions, it may be necessary to have materials uploaded to an ftp site that is accessible to your File Manager, ADP Staff Liaison and ADP members. Consult with the File Manager. ADP Presentation: The Architect, Landscaping Architect and other professionals of record indicated in the ADP Submission Form must attend and make a presentation to the ADP. The presentation is for a maximum of 10 minutes. Your presentation materials may be mounted on foam-boards, a PowerPoint or similar electronic presentation, or a combination thereof. Sample material boards and scale models (if applicable) are to be brought to the meeting. Contact the File Manager to insure your presentation will be compatible with the projection system in the Blaney Room. The meeting format is: • Introduction: A project is introduced by the ADP Staff Liaison from the Planning Department; • Presentation: Your presentation is limited to 10 -15 minutes; • Dialogue: Questions from ADP members; and • Decision: A motion by the ADP concerning your project. ADP Decisions Following your presentation, the members of the ADP will discuss your proposal and, if applicable, encapsulate recommended suggestions and changes to your project in a motion. A letter with the recommendations will be mailed shortly after the meeting from the City Clerks Department. The motions generally are: 1) Design proposals are supported as presented; or 2) Design proposals are supported with changes requested to address concerns raised by the ADP. This may involve following up after ADP meetings (see more below) with the File Manager and having revised design proposals circulated electronically to ADP members for their information; or 3) In some cases, the ADP may ask the Architect and Landscape Architect to return to another ADP meeting and present the revised design proposals addressing their concerns; or 4) Design proposals might not be supported by the ADP due to specifically stated concerns. The File Manager or the ADP Staff Liaison will assist with procedures associated with the above. Draft motions are usually available the day following the meeting from the File Manager, followed by a letter from the Committee Clerk. ADP motions are summarised in staff reports when Development Permits are considered for issuance by Council. Follow-up after ADP Meetings In cases where comments and suggestions are to be incorporated into design proposals, the ADP may choose: • Staff Follow-up: ADP concerns are to addressed as the design develops and submitted to the File Manager for follow-up and confirm that the final design plan satisfactorily incorporate the recommendations from the ADP; • Staff follow-up and Circulation to ADP Members: ADP concerns are to be addressed in a set of revised drawings accompanied by a letter. In both instances, the following is required to be provided to the File Manager: • A letter or memo stating the individual ADP recommendations and describing how each was addressed. • A new set of revised plans with the changes being clearly identified or highlighted ("bubbled'1). Once accepted, a final clean set of plans for the Development Permit are to be submitted to the File Manager in accordance with the Development Permit application process. (rev. 2016/03/03) MapleRidge\Planning\01 Administration\0540 Council -Committees\01 General\ADP\General\NEW ADP SUBMISSION INFO rev 3.03.2016 11650 -224th , Maple Ridge, BC 2015-318-RZ I "" l.~-' MAPLE RIDGE mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone RS1 & C3/ RM2 Date Prepared December 11 /2017 Required Development Data Minimum Required or I Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 1300 m2 8991.1 m2 (complies) Less Road/ Truncations Dedicated 0 1686.1 m2 Less Park/ Open Space Dedicated 0 1094 m2 Net Total 1300 m2 6211 m2 (complies) LOT COVERAGE (in% of net lot area) Buildings & Structures 80% 80% of 8991.1 m2 (complies Paved & Hard Surfaced Areas N/A N/A Landscaping N/A N/A Total Site Coverage complies SETBACKS ( in metres) Front 7.5m 2 m (variance requested) Rear 7.5m 7.5 m (complies) Side #1 (N,S,E, or W) 7.5m 7.5 m (complies) Side #2 (N,S,E, or W) 7.5m 7.5 m (complies) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 15 metres/4 storeys 6 Stories (variance requested) Accessory NA NA NUMBER OF RESIDENTIAL UNITS Bachelor NA 2 One Bedroom NA 74 Two Bedroom NA 49 Three Bedroom+ NA 5 Total NA 130 GROSS FLOOR AREA (in sq uare metres) Residential NA 11160.3 m2 (complies) Retail Commercial NA 0m2 Office Commercial NA Om2 Other Commercial (Type ) NA 0m2 Institutional NA 0m2 Industrial NA 0m2 TOTAL GROSS FLOOR AREA NA 11160.3 m2 * If the development site consists of more than one lot, lot dimensions pe rtain to the entire site. ) 11650 -224th , Maple Ridge, BC 2015-318-RZ Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) NA 116.48/ha # of units/ha (net) NA 132.07/ha Gross Floor Area NA 11160.3 m2 Floor Space Ratio (net) 1.8 FSR 1.8 FSR AMENITY SPACE (area in square metres) Common Activity Area 1 m2 / Unit O m2 (Used in open space) Useable Open Space 20% of lot 20% of lot (compliant) PARKING (number of spaces) Residential and Multi-Residential Uses 195 stalls 198 stalls (compliant) Multi-Residential Town Centre (Bach Units) 0 Multi-Residential Town Centre (1 Bdr Units) 0 Multi-Residential Town Centre (Added Bdr) 0 Commercial Uses NA 0 Educational & Assembly Uses 0 0 Institutional Use 0 0 Industrial Use 0 0 Business Park Uses 0 0 Comprehensive 0 0 Total Number of Parking Spaces for Uses Number of parking spaces for disabled 4.4 5 (compliant) Number of spaces for visitors 26 27 (compliant) TOTAL NUMBER OF PARKING SPACES 221 225 (compliant) Number and percentage small cars 10% or 22.1 3.1% or 7 (compliant) Number and percentage tandem spaces 0 0 TOTAL OFF STREET LOADING SPACE(S) N/A N/A BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 38.3 39 (compliant) Long Term Bicycle Parking 31.3 32 (compliant) OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site !No I Tree Survey/Assessment Provided l No Watercourse/Steep Slopes I No I Covenants, Stat ROW & Easements I 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. ( r~17 "< l1('"-"'-i Prepared by: Wayne Bissky ~ i_)J.t':( /\---~-- Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members FOR ADVISORY DESIGN PANEL MEMBERS Re: 1502 2015-318-RZ II 11650 224 ST Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Permit Guidelines. See the guidelines in Section 8.11 of the Official Community Plan for the full list and description of development permit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive building expression and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • Consistent: Yes bZ] No D There has been no new development activity in this area in many years. This new building is a big step forward Explain: and will hopefully be a catalyst for change.This building will complete 227th and the streetscape, creating a more inviting pedestrian experience. b. Help defme the street and sidewalk areas as active public spaces. • Consistent: Yes QI No D Explain: This building steps back, from 224th townhomes to the westerly 6 storey massing. It will be bright and welcoming, pulling activity from 224th Street into the development. c. Provide a consistent and complementary scale of building form in accordance with the Development Permit Area Guidelines. • Consistent: Yes bZ] No D Explain: This new building maximizes the density while keeping a three storey human scale expression to the street, stepping westerly back from 224th. B. Building Fac;ades, Materials and Colour d. Ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fa<;:ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • Consistent: Yes 621 No D Explain: The developer has requested a contemporary look on the building and we introduced colourful accents to animate the exterior. The exterior materials will be easy to maintain and age well. This is a new infill building. Most of the other buildings along this street are 25 years old and only 4 storeys in height. e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • Consistent: Yes QI No D Explain: The materials proposed are clean and simple, creating an inviting and open expression to the community. Maple Ridge Town Centre DP Part II: Section Objectives Checklist 1 8rlhil1 Cot:.ombU Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-use buildings maintain an attractive appearance to the street. • Consistent: Yes i;;zJ No D E 1 . . A garbage enclosure is shown inside the building. If mechanical equipment is placed on the roof, it xp am. can be screen from public view. C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • Consistent: Yes Qi No D Explain: The main public space is along Fraser Street. This building will encourage more pedestrian activity in this area. The raised central courtyard well defines the semi-public areas while the building design allows many eyes on the street h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • Consistent: Yes Q] No D Explain: Trees onsite are provided along the east side of the property. i. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • Consistent: Yes bl] No D Explain: The parking is provided off of Fraser street and is a pedestrian-oriented and simple layout with two access points; one north and the other south. j. Ensure service loading and mechanical equipment are designed to protect the surrounding businesses and residential areas from unsightly, noisy, and noxious environments. • Consistent: Yes Q] No D Explain: No loading area is required. k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance with the Development Permit Guidelines. • Consistent: Yes Q] No D Explain: The main outdoor areas are oriented to the south east and west providing sun to most units most of the time FURTHER COMMENTS: ) vfaple Ridge Town Centre >P Part II: Section Objectives Checklist 2 !!!' McIntosh Ave !:•:• Memorial Peace Park Ridge ,1 Cllurcll Maple Ridge • Treatme.nt Centre ,. 0 '" '" _.,, 119 A1'e :.n Selkirk /we Tim H onons , 14 Lougheed Hwy North Avi-~ 77 7 Ave St Anne Al'e 223 St PortHaneya=n In Eastbound IWI Port Haney Sin Weslbound B .., EB River Rd Port Haney S1n Oalr. 2011.,-,oteh 21 11:32:32 AM File name: 1502 2017-03-09Archileclural-VWTMP.vwx Selkirk Ave Lougheed HWY ::, Di ., ~ er) ,., Subject Property N N (11 ~ ~_.' Brickwood Pbrk QJ m g (t; Hane11 Pl ~-:? CJ'. !:: Selkirk Ave Lougheed Hwy 1-t~,}~ 1"eJ-.o q~ Site "-ocation Map ~~ &.lo: 1:3000 ~ 100 lS> 100 2m ffi PRELIMINARY ONLY NOT FOR CONSTRUCTION Unit Matrix Calculations Apartments # of Units/ Floor Unll Type Bedrooms Floor Area i:v l At2 Flr3 Flr4 FlrS Flr6 Total Total NeL Area Unit A UnilA1 UnitA2 UnilA3 UniLA4 1 Bedrm 63 4 rn2 682 SF 0 1 Bedrm 62 2 m2 669 SF 0 1 Bedrm 62A m2 672 SF 0 1 Bedrm 62 4 m2 672 SF (> 1 Bedrm 53 2 m2 573 SF 0 12 Unit AS UnilA6 UnitA7 Unit B Unit B1 Unit 82 UnitC Un1LO Unit E Unil F Unit F1 Unil F2 Total: Studio 47 2 m2 508 SF 2 1 Bedrm 54 3 m2 585 SF 1 Bedrm 56.8 m2 611 SF 2 Bedrm 91 0 m2 979 SF 0 2 Bedrm 90 1 m2 970 SF 0 2 Bedrm 89 8 m2 967 SF 0 2Bedm1 81Bm2 880SF 0 2 Bedm1 86 3 m2 950 SF 0 2 Bedrm 96 7 m2 1,041 SF O 2 Bedrm 111~7 m2 1,202 SF 0 2 Bedrm 111 7 m2 1,202 SF O 28edrm 104..5m2 1,12SSF # of 1 Bedrooms: 76 60 8% ti of 2 Bedrooms: 49 39 2% Townhouses 3 2 1 a 0 0 0 28 13 0 211 25 23 20 37 2,344,0 m2 25,230 SF 186 5 m2 2,007 SF 10 624 3 m2 6,720 SF 5 J122m2 3,360SF 532m2 573SF 944m2 1.016SF $ 434.B m2 4,680 SF 10 567 ,6 m2 6,110 SF 15 1,364 3 m2 14,685 SF 10 901 2 m2 9,700 SF S 449,0 m2 4,834 SF 408,9 m2 4,402 SF 441.4 m2 4,751 SF 386,8 m2 4,164 SF 111-7 m2 1,202 SF 223,3 m2 2,404 SF l 209,0 m2 2,250 SF 125 9,112 7 m2 98,088 SF Linh Type Bedrooms Flr-1 Fir 1 Fir 2 Fir 3 Total Net Area urilt 101 3 Bed rm IJnll 102 3 Bed rm UM 103 3 Bedrm UM 104 3 Bedm1 Uni 105 3Bedrm TOl\ll; 0.0 m2 0 SF 28.1 m2 302 SF 58 8 m2 633 SF 58..8 m2 633 SF 145J m2 1,568 SF 00m2 OSF 28.1 m2 302SF 58.8m2 633SF 52.9m2 569SF 139.7m2 1,504SF O.Om2 OSF 281m2 302 SF 50.0 m2 538 SF 49 9 m2 537 SF 17,5m2 188SF 17.Sm2 168 SF 58 1 m2 625 SF 58 1 m2 625 SF 175m2 188SF 17.Sm2 18BSF 655m2 705SF 65.5m2 705SF 127,9 m2 1511 m2 165 9 m2 1.377 SF 1.626 SF 1,786 SF 730.3 m2 7,861 SF Area Reconciliation Floor-1 Floor1 Floor 2 FloorJ Floor4 Floors Floors Proposed Site Area: FSR@1 B: FSROilfM--: Net Residential 34.9 m2 376 SF 119,1 m2 1,282 SF 2,212 8 m2 23,818 SF 2,327 .9 m2 25,057 SF 1,883 6 m2 20,275 SF 1,750.9 m2 18,847 SF 1,513Bm2 16,294SF 9,843.0 m2 105,949 SF 5.469 8 m2 58,877 SF 9,645 7 m2 105,978 SF -2.7 m2 ·29 SF GFA Parking GFA Residential 3,398.2 m2 3,741 5 m2 00 m2 0.0 m2 0 0 m2 0 0 m2 OD m2 7,139.7m2 36,578 SF 35 0 m2 40,274SF 116.2m2 0 SF 2,670 0 m2 0 SF 2,603.9 m2 O SF 2,085 3 m2 0 SF 1,946 7 m2 0 SF 1,703.3 m2 76.852SF 11,1603m2 377 SF 1,251 SF 28,739 SF 28,026 SF 22,446 SF 20,954 SF 18,335 SF 120,129 SF Property Information ~ Civic Address: 11650 224th Street, Maple Ridge BC PID: 011-538-988 Legal Description: Parcel W, Lol 4, Blk 2, DL 398, GP 1, NWD Plan 155 Loi Area: 8,99U m2 Zoning Information Existing Proposed Zoning: OCP: RS-1 &C-3 TCCOMM, GOMF RM-2&C-3 TCCOMM, APTL Lot Area: 8,991,1 m2 96,780 sq ft Road Dedication: Yes Environmenlal Dedication: No Lol 1 (RM-2): Lot 2 (C-3): Lot Width: Lol Depth: Loi Area: Max Apartment Height Front Setback: Required: 30m NIA 1,300 m2 15m nor4 Stories 7.Sm Rear Selback: 7 5 m Exlerior Side Yard Selback: 7 5 m lnlerior Side Yard Setback: 7 .5 m 1,686.1 m2 18,149sqft 5,469.8 m2 58,877 sq ft 1,834..S m2 19,746 sq ft Pt~ded.: 30m 72m 5,469.8 m2 6 Stories Variance 2_0 m Variance 7.5m 75m 7.5m Common Activity Area: 1 m2 / Unit May form part of lhe usable open space requirmenl Usable Open Space: 20% of Loi 1,094.0 m2 Density Max , 8 FSR: 9,845,7 m2 105,978 sq ft 1,883 6 m2 20,275 sq ft Units: Apartments: Townhouses: Total: Parking: 125units 5 units 130 units Unit Parking: 1 5 I unil 195 O Stalls 198 Stalls Visitor Parking: O 2 / unil 26,0 Stalls 27 Stalls Sub-Total: 1.7 I unil 221,0 Stalls 225 Stalls Handicap Accessible Parking: 1/50 Small Parking Slalls Allowed: D.1 4 4 Slalls SStalls 22 1 Stalls Bicycle Parking: Townhouses: Long Term: Short Term (3 / 20 units): provided within each unil 0.15 / unil O 8 Stalls Apartments: Long Term (1 /4 units): Short Term (6 / 20 units): 0,25 / unit 0,30 I unit Storey Elevations Elevation Set @: 65'6" 313 Slalls 37 5 Stalls 19,96 m Floor Wall Heighl Floor Thickness ParkingP-1 Floor 1 Floor2 Floor3 Floor4 Floors Floor6 Floor Thickness: BTI" 8'0" 8'03W 8'0 314" 8'0 3/4" 8'0 314" 8'0 3/4" 11 718" Joisls 5/8" Plywood 1 1/2" Concrete List of DP Drawings Sheet A1.0 Sile Location & Area Reconcilialion A1 1 Existing Surveyc/w Aerial Overlay A1.2 Shadow Analysis A2.0 Proposed Site Plan A2 1 Proposed Parking P-1 A2,2 Proposed Floor 1 .U.3 Proposed Floor 2 A2.C-Proposed Floor 3 Kil> Proposed Floor 4 lA.2...6 Proposed Floor 5 "3.,1 Proposed Floor 6 A3.0 Site Sections A3,1 Sile Sections Al.2 Building Seclions A.1 3 Fire Wall Seclions M.0 East & Soulh Elevations M 1 West & North Elevations M.2 Interior Elevations ~-0 Perspective Vignette 1 A!,,.1 Perspective Vignette 2 AS-2 Perspective Vignette 3 AS.2 Perspective Vignette 3 A5.2 Perspeclive Vignette 3 A$.2 Perspective Vignetle 3 24 Sheets in Set 1'0" 1'0" 1'2" 1'2" 1'2" 1'2" 1'2" 7 Stalls 0 Slalls 1 Stalls 32 Stalls 38Slalls Top of Floor 65'6" 74'6" 83'6" 92'8 314" 101'111/2" 111'21/4" 120'5" 19.96m 22 71 m 2545m 2626 m 31 08 m 33 89 m 36,70 m Scale As Noted 1:200 1:700 1:200 3/JT= 1'-0" 3/32"= 1'--0" 3/32" = 1 '-0" 3/32" = 1'-0" 3/32" = 1'-0" 3/32" = 1 '-0" 3/32" = 1 '-0" 3132"= 1'--0" 3132"= 1'--0" 3/32"= 1'-0" 116"= 1'-0" 1/6"= 1'-0" 1/8"= 1'-0" 1/8"= 1'-0" NTS NTS NTS NTS NTS NTS ISSUED DRAWINGS 2017~121 1$51Wdlor0P Q) (.) C Q) "'O "ui Q) 0:: "ui Cl) 0 L... u '-a) Cl) co '-LL oc:s C 0 ~ co (.) 0 ...J 2 u5 Dale: Scale Owg# Sheel C 0 ~ co ·u C 0 (.) Q) 0::: co ~ <( a: 0 ;:: z '" .. .§ ii 0 a: 2017-03-21 As Noted WB/JM 1502 A1.0 - PRELIMINARY ONLY NOT FOR CONSTRUCTION 5 10 I I SCALE 1: 250 'i\LL DISTANCES ARE I~ METRES 15 I STRATA PLAN LMS683 . . ,. ., ISSUED DRAWINGS 2017 ON1 ,awadl:wOP f!tfHfftt 1' !•: fl tlH. !j1"1j1 -•i '-■ 6 if1Uht1LJ I ·1J11Jj !i f1_ 1rJU.1lf, 'f'lli itlf ! J-• j 1 ~-'"•ui; .zl t ii,t1f'1 Wi 8 ~ .... l .. !.i Q) (.) C Q) "O 'iii 0 Q) ~ 0:::: ii' a. ~ CJ) ,; C e 'iii in en ~ 0 .... 0 w .... Q) ~ en ~ co :;/ ,_ ·~ LL 6 >, >, co Q) -;:: 2: Q) ::::::i > en o CJ) cu C ·;::: :;:; Q) -~ <( X :§: w ---(.) ~ C . a: 0 ;:: z -" 0. (!) ~ 15 ,-; a; .; 3 :i ~ ~ ~ ~ -. " ~ 0 a: 2017-03-21 1:200 WB/JM 1502 A1 .1 Callaghan Ave. Callaghan Ave. Callaghan Ave. r 1 --1 4. --1 ~~ 1.&)t,bm2 ·--··--....__,. -• --- --- -- -- r 1 --1 4 u--.J ~:~~~ 1,B345m2 ··--··--. .....__ __ ___ ---------_·_ --- --- ....=.:~.,._ .. r 1/ ---J 4. ---··-.i ~~ 1,IJ,4.5fn(' ~·------··---... -----• ----~ ----------- OJI•~ 2<117, March21 11:32:35AM Filename: 1502:20l7..Q.).,OgAtchi.lec1uraJ.vwa ;..: en 0::: w ~ LL. ti 0::: w en <( 0::: LL. 1-- "' I i-- 1 L/ / I " I " I " I I I I ,--- ) PRELIMINARY ONLY NOT FOR CONSTRUCTION E 9:00 AM Maple Ridge March 20 Azimuth: 127" 19' [127° 0' 1 Altitude: 27" 14' Solar Time: 9:00 AM 12:00 PM Maple Ridge March20 Azimuth: 180" 0' [180" 0' Altitude: 40" 28' Solar Time: 12:00 PM E uinox Noon S<alo: I: • 3:00 PM Maple Ridge March 20 Azimuth: 232" 41' [127" t;/ Allilude: 27" 14' Solar Time: 3:00 PM Callaghan Ave. Callaghan Ave. Callaghan Ave. --- -~..._. .. __ i --1 1 .... _ ·--...,; ~Cl l,l>Um2 -:__---··--··---.. --.. -------- -- ---=:..::::...,7-., r 1 --1 -- 1-........... ·--: Z«'JYC) '~"° ·--··---.. ______ _ -------- -- -:-~ .. r 1 --r ~i : NewParcel ••--..;: ZonedC3 1,B345m2 ··--··----·---·---------• --- ------ --- -- --- --- I ;..: en 0::: w en ii LL. :;; a: w (/) [? lL I-- "' l "- 1 "" I I I I I I ,-- ) l "- 1 ' I l I I I ,--· ) 9:00AM Maple Ridge June21 Azimuth: 109° 3B' (109" 0' e-.a A!lilude: 46° 2B' Solar Time: 9:00 AM Solstice 9AM ,. 00 12:00 PM Maple Ridge June21 Azimuth: 180" 0' (180" 0' H&. I Altitude: 64° 13' Solar Time: 12:00 PM 3:00 PM Maple Ridge June21 Azimuth: 250° 22' [109° 0' ~ A\\ilude: 46° 28' Solar Time: 3:00 PM Solstice 3PM : '00 ISSUED DRAWINGS Q) (.) C Q) -0 'cii Q) 0::: CJ) C "cii en 0 '-0 ,._ Q) en co '-LL en "cii >, co C <( 3: 0 -0 co ..c Cf) ~ "' ~ 8 " 0 ;;: ate: 2017-03-21 1:700 Drawn WB/JM wg# 1502 Sheet A1.2 ' I J / ! I I I I I I \ I 1 I I I I I I \ I \ !..,... ✓,,-,._~-:-!-:::.', I _....,✓ ..!.---'-"''.---L ---7 I l I ' : \ / ( l/ \ r I \ I \ I : / I : / : / I l / I / \ I I ',/ ' V ( I ,__. Cl') ' I s ~ \ I \ / \/ __ \I I C\J Date: 2017, March 21 11:32:36 AM File name: 1502 2017-03-09AtcMtdut.ll,vwx I I ' I , I , , , I I ' ' I I I I , I , , ~L I /1 I I I \ I \ / \I I, / \ I \ I j I I I I I I I I --}, -1 , ' r ' I I I I I I I I I I I I I I I I I I I I I I I ' r I I I I i r I I I I I J ' ' J J I PRELIMINARY ONLY NOT FOR CONSTRUCTION ; I I I I I I I I ,' / / I I I f -+--1 I I I / J I / / / I I ,' / / ,' ,' I I I ------ --- ,. 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A ~ Q ~ . · - ~ ~ - ~ ~:1 1 ~1 a! ~~ r ~ : ' ; ·~ I I I ~~ I I ___ , I i ~ -~ \ \ I \ I \ I \ I \ I I I \ I I I \ __ __ I_I __ _ _ L =- - - 0 \ I I I \ - -- ~ ~- -- -L - \ \ \ \ : \ \ ~ \ ~~ ~ ~ ~ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ -/ rr -- -- - · - - i \ \ \ \ \ \ \ \ \ \ : I \ - - - _J J_ - - - - .! - - ·· · · · · · · · · · · · · · · · ·· ·r · I I I -- -- - - - - ·· · .. . --··· · - - · · · · · "" . . I I I 1 ·· · · · ·· · · -· · · · · · · · · · ·· - p -== ·- =- · - = = - - == i - · , · -=- - - ~ -- = = · ·:. : : : .. r - L I I I l ··- ·· - I I -- -- ·- -- -- - · ·· - •• -- -- -- -- -- -· •• ... . . ··- & I -- -- -- -- -- -- ---- ·-- - ··-- rf __ _ __ _ __ __ _ c. - - _ __ -- ~ P,I Cl) a. i ~ "b " ' : - 9 ~ :t > °'i i " ¢ i - . ~ ~, ~ § I: : N ,: : 5' ii WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE S I G N IN C. PL A N N I N G IN T E R I O R DE S I G N 11 2 0 4 2 2 3 2 0 L o u g h e e d H i g h w a y , Ma p le Rld 9 e , B C V2 X 2T 4 ph 60 4 - 4 6 7 - 8 3 0 0 ra 11 60 4 - 4 6 7 -8 3 0 5 em a i l :b l s s ky@ . ! e l u s o e t Pr o p o s e d Fl o o r 6 'F r a s e r Cr o s s i n g ' Re s i d e n c e Civ i c Ad d r e s s : 11 6 50 . 22 4 lh Str e e l , Map l l : ! Rid g e Le g a l Ad d r e s s : Pa r c el W, La l 4, Blk 2, DL 3 9 6 , GP 1, NW D Pla n 15 5 PI O # : 00 1 - 5 3 6 - 9 8 B Co p y r i g h lR os1 1 1 V 1 1 d . • ~ Fu r t h e r lo AIB C ~ 28 ( 3 ) aM pl. I n s sk e l c h e s, dra w in g s, :C gra p n i c re p r e s e n l a b o n s ,m d sp e c i fic a l i o o s pre p a r a d by l h c - im ;hil&c t a r e , a nd a l a n,li m o s r e m a i n lh e e x c i u s i v ep r o p a r \ y i o! Wa y n e Sle p h e n 81 s $ k y Arc h l l e c lu 1 e Urb a n Oa s l g n , Pla n n ir, g , an d ln l o r i o r Oa s l g n en d ca n n o t be us e d ro r an y ~: h p ~ t ~ b ~ a : i p a ~ o ~ ~ : : ~r n s ~ ; ~o ! n ~ ! ~ ~ r !; ~ ~ ~ Ii' co n s e nt of WS B Wri l !o n dim o n s i o ns sh a l l ha v e pre c e d one e ~ OV Q r sc a l v d dirn e n s i o n s a n d e o nllilio n so n t h e j o b T h i s olT l c o stm l l be In f o r m e d of any va r i a t i o n s lrom 1ho dln i e n slo n s and co n d i l i o M sh o w n on th e dr a w i ngs 7J :: 0 m r ~ z )> 31 0 z ~ z 0 -i 71 0 ;o () 0 z (/ ) -i :: 0 C () -i 0 z ) PRELIMINARY ONLY NOT FOR CONSTRUCTION LIi 11 II r II I I -----___ ___. 0 ------- -------------------~ ------.,_ I I -------------~----------·-----7'4'..fi' :========;=::;:;:;;:::===================*========::;;:===:,;::;;:::===========~--floor, --·- I------~ ~ ------7 1 -" -----'\EJ --------__ --_ _ _ __ ----- . -. ~. -. -.. ----. --· . --.•• --• -•• -•• - Dale: 2017.~21 11:J2:44AM Filename: 160220T7•03,-M"n;hllild.utw,VWJ,; Dashed llne of approx location of blue clay ----·-·-~----··--- _______ ...... ---·- D-~•ot-II k>collooot-~_: ·······-· ······--·· ----------~ ID o.; Site Section 2-2 Seaco:3137'• 1 ~m 65'-6" ... ------P.vckipP.1 a::, Line of existing grade ---i -=~~(_ ~~-,: localIon of blue clay ---- 2 -------•-65~:----·· e• -~-..=. --ParklngP-~ ~ Line of excavation m line of existing ---- ~ 65'-6" ---f>arkillQP-~ of e,cavaHon J n Site Sectigr"" ~;l @ line of existing grade -----"o;,;.~:~ ... -\ locat1on of blw ciay ~ 83"-<r' Floor 2 . -r ... _____ ... ------ ---5: ---~ ij I Site Section 3.1 S<o',0·1;1QO 3.1 ..... [ Line of exisling grade 93'-9" ,,_, ---- ti D>II\Ocl Hne of a:p::-1• ----- ~ of blue day ~ 83'-6' -~•-·------.. ._ 1 110 74'.(r Site Sectigr. ,~;! E) ISSUED DRAWINGS Q) (.) C Q) -0 ·u5 Q) 0:: -0) C ·u5 (/) 0 ,._ 0 ,._ Q) (/) co .... LL (/) C 0 u Q) Cl) Q) _. u5 (.) >-~ ::.:'.z (/) (.!) Cl) "in -w coo zz UJ ;ii I er a.. => UJ .. I-w Cl) er => UJ t,(.!) zw~ >-t::z <{ 5~ :s: er-' < a. Dlllt!. S<a'o Dnnm gl ~ :l: ~ 8 ii " a: :g ~ i'.~ ~~g ~§'~:! _,co_~ ijf~ N .. :§ !ii 2017-03-21 3/32" = 1'-0" WB/JM 1502 A3.0 _) PRELIMINARY ONLY NOT FOR CONSTRUCTION ---------- .. ____ _ -----------------~--- --,.._ -·-~ , .. L======================-=--=-=-====::::;_;: __ ::::_=_=_= __ =_=_:l===o_ -~~;-~~-:;o~-=============================-=·;;;~;;;:-:~6$':1i;~~;i?l-=-~---------✓---------.. ------.... -----... ------....... -. --.. -.. -.. --.. ----..... -... -- I I u5 al rJ) • rn ~ LL u5 .... Q) rJ) rn LL .-------........ ______ ------ -....... . -... -- 1\-------------U□[IJ□□~ ----1-------------------------□I ID~ ... __ -.. ---------.__________ rlineofex1sl1nggrade ~ ----------- -------------- Date: 2017, March 21 11:32:45 AM Filo name: 1502 2017-03--09 Archilectural,vwx ...... _____ . _____ .,, □CJJD □D[JL.......-ll.-.J □CJD □□□[]□□ ----------------------------------- ~ 83"-li" ---fioo,"z0 74'-6"' ---Fioo,., 65'-6"' P-""Jn<i P-1 I I u5 I al rJ) rn .... LL !I t-.. , ISSUED DRAWINGS 2011-03-21 ...,_bCJil' a.> (.) C a.> "'O ·u; a.> 0::: "o, C ·u; (/) 0 L. 0 L. Q) (/) co L. LL (/) C 0 u a.> Cl) a.> _. u5 t.i >-" ::.:: z Cf)(.') Cf) iii -w CO 0 m! 5:~ UJ .,, rw Cf) "' ::, UJ ti(.') zw~ >-t: z <{ I Z >~'.5 ><to.. Sheet ~ i 8 ;; C, ;;: 2017-03-21 3/32"'= 1'-0" WB/JM 1502 A3.1 ------ ----- ~ ~ I I I ~ r I I .fi'-fr''' , , Ontet: 2017, March 21 11:J2:46AM FNitMno: 1502 2017-03-09Architectura1,vwx I I I I I I I I 11 I -------------- PRELIMINARY ONLY NOT FOR CONSTRUCTION I 11 I ID 1 Bm above Average Finished Grade ---------- 133'·5 314" UIS of Ceiling, ~==========~~==~:~=-=i:B3iuJiA~lr,.~ii~nn""a::3~:;.;:.=-=.~111.;:.=-=-=-;.::i0B~u~ildriiiirnic9~4ii==~~-~--t-~'~'. 1 L. ,t..Jartmffrtl u,., 10:l t==;;:::::=:::::=::==!:::=~~~=i----t---~ ' Parking I ~ 4068m 348m 31 69m 28,57m 25.45m u;1d;ag 1 ------• ''".:'" __ ---= :::= '_:c_-:-.::'.:!--"'""'- -Par.Tn!i ________________ -_..,...!00._.,•Gtodootong!,.,e, ; ------65'-6." --19.96m 1.!::===================:::::!:::::::::!::===================.J r pa,kingP-1 " Building Se&~o~~~-~ 0 ________ _ UIS ofCeili I I I 11 I ID□ -----l ·t--~~~ .::-----.,----,..-------.,----,..-_:_-_-_-_-_-_-_-_:_-_ .... ., ...... ---_ -_ -_ -_ -_ -_ -_ -_ -_ --., ...... -_ --J,,'--,... -_ -------_ -_ -_ -_ -_ -_ -_ ---.-:::::-::==::-=:::::-____ ~ __ 114'-2 1/ l=I ==:=I ~:::::===:::::=::::::==:=====::::::::I I =:::::::::I 10□1~ ~i~~;:=:===::::lt;::~~~-___ ~ __ ,,: I ~======::: IITT::=~=:::::=:=::::==:r=· c:::=:::,:::===:==:[[D~=:;::::::::::::==~=' ·==i.======-i=iB:;--;iuiiirll ii';:;n~g ,:-;:===~====~===i ,. Dashed line of }-fl,Jt'JJ" Par1<ing existing grade -------r.,. ------------t=::========~==I Building Section 1-1 0, Sc,:,;e.,:.lf32"■1'.Q'" •· I 40 68m 3792m 34.Bm 3L69m 28-57m 2545m 2271m i 996m 40.68m 37 92m 34.Sm 31 69m 28 57m 25 45m 22.71m 19 96m ISSUED DRAWINGS 2017-03-21 hlllll!lb'OP' Q) (.) C Q) -0 ·u5 Q) 0:::: -0) C ·u5 (/) 0 .... (_) .... Q) (/) ro .... u.. (/) C 0 u Q) Cl) Ol C ~ ~ co A3.2 ~ ~ § ;; □ a: Fire Wall A Floor 4 (Roof) Scokr: rnr • ,.-o .. { Fire Wall A Floor 3 Scale: 1/8" -1'-0" Fire Wall A Floor 2 Sca:e: 118"' --1·:0- D Fire Wall i}l~~~?.2, 0 Dale: 2017, M Jct,,21 11:32:47 AM File name: 1502.20'7-CJ--0511 Atd',:llodJ,n,I..VWX PRELIMINARY ONLY NOT FOR CONSTRUCTION DJ DJ DJ DJ Fire Wall B Roof Scale: 1/8" = 1'-0" Fire Wall B Floor 3 -6 SQdo: 1J8"cr.a- Fire Wall B Floor 2 Scale: 1/B" -1'-0" ITJD CD□ 25.45m Fire Wall C Floor 5 (Roof) s&i;c: ti&". ,·~ Fire Wall C Floor 4 SQilr 1nr c 1·-6· Fire Wall C Floor 3 Sca!e: 1/8" = 1·-0· Fire Wall C Floor 2 sciarr,.1#1" .. ,'-V □□□ [ofilln] DOD II)[[I)[l] D --ih° ~~ _;;;;;;;;;;_;;;;;;;:::::;; -----;~~~~====iiP !=====================================~~ -"e'I :::::==I~~ ::::::=:=:::m =====I :=:;==:::=::::=~! ~1 I ~I arklng P-1 Fire Wall ~~~i~~,_g 0 ISSUED DRAWINGS 20u.ro.21 lasuedforDP Q) (.) C Q) "C 'in Q) 0::: CJ) C ·u; (/) e 0 .... Q) (/) ~ LL (/) C 0 :g Q) Cf) Cll s Q) .... u:::: Scala 1/8"= 1·-0· WB/JM 1502 A3.3 PRELIMINARY ONLY NOT FOR CONSTRUCTION @.]1-------- fill 10 Lower Parking Access ) Oo.to: 2017, March 21 11:32:48 AM Fle name: 1502 2017-03-09 Atchitedur.lL\l",IR Exterior Materials # Material Colour I Accent-MatalTrelks SeelandSCilpe : Deck-2)(10 Pa,nled Band c/w drip Oashing wnite ) Guardrail• Glazed No Frame , Root-6"Gunerc/w2JC12 Faseia I Wan-2~10Band8oard White 7 Wl/l-~tlbO.~ SeolandM.ape ' Wall-EJ.po$Gd Contmle Elastomeric Paint Grey t Wall -M11I11I 4mm ACM OulckPanel 10 Wal . Metal 4mm ACM au1ckPanel 11 Wal-Metal4mmACMCui(kPII08I 12 WaU-Metal◄mmACMCuickPcmel 13 Wall-QuieltPanelJoinls BoneWhileS-30 Grey wooo a,., 14 Window -Vinyl Framed Ne Trim Wh• 3 34.Bm 31.69m 28.57m 25.45m 22.71m 19.96m East Elevation Sciio;1(1"•1·.v South Elevation sea:118"• 1'--ir ISSUED DRAWINGS Q) (.) C Q) "O "vi Q) 0:::: -0) C "vi ~ Cl) ~ 0 ; L.. u i L.. Q) Cl) (tl L.. ;; LL □ a: Cl) C 0 :.=; co > Q) w ..c -:::J 0 CJ) o<'.S -Cl) co w u >-~ ::.:'.z Cl) t'l Cl) iii -w Illa zz UJ ~ g I a: c..:::, ~ ~ UJ.,, Ii!~ I-w r~~, Cl) a: )". .. , :::, UJ t, t'l gug zw~ .3m_g >-!:::z ~,~1 <t:i'i~ N a,;:!';• ~a:_, ~ ... ~, <( a. ~~i,.( ... , 2017-D3-21 ScolO 118"=1'-0" "'""" WB/JM OwQ# 1502 A4.0 PRELIMINARY ONLY NOT FOR CONSTRUCTION - i;;;; ■ I 1 ■·1 1·■1 I .. ■-■ ■- Exterior Materials I Mqutrlal Colour ~-~1~ Seelandsc.ape o.ck•b10P'._8-lldr.l!!l"~t~ White J ~~•Gt1J..N1'C,of,f11!11 !I, Rocf-6"Gult0f'CJW21t12 Fascia 6 W.t • 21.10 a..lli De.l,,1' Whila 1 Wal-Allan8lockRelaini119 Seelandscape I Wal -Expmed Concrete Elas\omene Pa"'1I Grey , W--~e,m,~~.al'MII BooeWhileS-30 11:1 Willll•.Ut1,aloll!!llt..CU01'd.P..uial Grey 11 Wall -Metal 4mm ACM CuickPanel Red l,l Wf/l•IN'.al-&mM;...Ct.i~ WoodGrain t,wa-~ .. \o,Q, 14 Window -Vinyl Framed No Trim Wh~ Date: 2017. March 21 11 :32:49 AM File name: 1502: 2017-03-09 Archileclural vwx __ ;2_3~ 3~',[IIL ~oia~ U/S of Ceiling~ ~' 124' 37.92m ----Floo 114'-2 1 34.Bm ----Flo 103'-111 31.69m ----Floo I b .. 28.57m . __________ 74~6"1 22.71m Floor 1 ! b i I> . _ _ _ _ _ _ _ _ _ _ 65::S-, . 19,96m Parking P-1 West Elevation Scale: 1/8" = 1'-0" 40.68m 37.92m l■I ■- ----------1; F:~>- 6 ,;, 34.Sm 31 .69m 28,57m 25.45m __________ J 74"-6" . 22.71m -----------=~:1 "~C Parking P-1 North Elevation Scale: 1/a· = 1 ·-& ISSUED DRAWINGS Q) (.) C Q) "O 'cii Q) 0:::: ·o, C 'cii rn 0 ,._ u ,._ Q) Cl) co ,._ LL rn C 0 :,;::::; co > Q) [iJ .c t 0 z ~ -Cl) Q) s Date: Scale Owg# Sheet ;; D a: 2017-03-21 WB/JM ,so2 A4.1 Exterior Materials # Ma!erial Colour I Accent -Metal Tml~1 ~ Deck-2x10 Painted Band clw drip nash1ng While I Rocl-6"Gullerc/w211l2Fascia Wall-2x10Band8oard While Wall• Alan Block ReIa1nill!o See Landscape Wal-E•posedConcreleElastom9ricPaint Grey t wan. Metal-4mm ACM OuichPanel Bone While S-J0 10 Wall-Mela\4mmACMOu1ckPanel Grey 11 Wall -Metal 4mm ACM QuickPanel RIKI 12 Wall-Metal 4mm ACM QuickPanel Wrxxj Grain 13 Wall-Ou1ckPa:ielJoints 14 Window-VinylFramedNcTnm Wllllt Dale: 2017, March 21 11~ AM File name: 1502 2017-03--09 Archltoefu111r"wx PRELIMINARY ONLY NOT FOR CONSTRUCTION North Interior Elevation scaii:Jtii-:a:1'-0" South Interior Elevation Scale: 1/8" = 1 ·-0· ISSUED DRAWINGS Q) (.) C Q) "O ·u; Q) 0:::: -0) C ·u; Cl) 0 .... u .... Q) Cl) cc .... LL (/) C 0 :.:; cc > Q) w .... 0 ·;;:: Q) +-' C 2017-03-21 WB/JM °"111 1502 A4.2 ~ !I! ~ _::: ii' §. "' ~ ~ ~ I i ~ i i l ii " - )> CJ l 0 f ' '-t> , . ~ " < ~* ~ 1 : . . ~ .. . . . . . ~~ .. ... ~. ~ i l i l ~ l> l " ~ WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE S I G N IN C . PL A N N I N G IN T E R I O R DE S I G N #2 0 4 22 J 2 0 L ou g he ed Hlg h w a y , Ma p l e Rid g e , BC , V2 X 2T 4 ph 60 4 - 4 6 7 - B J O O fa , c : 604 - 4 6 7 - 8 3 0 5 41,n u 1J:IK & 1 . ) C n ·t1 1 1 .M1 -- - - - -- - - - - - - ~ - 'F r a s e r Cr o s s i n g ' Re s i d e n c e Civ i c Ad d r e s s : 11 6 5 0 • 22 4 t h Slr e e t , Ma p l e RKfg e le g a l Ad d r es s : Pa r c e l W, lo l 4 , Blk 2, DL 39 B , GP 1, NW D Pla n 15 5 PI O # : 00 1 - 5 3 8 - 9 8 8 Co p y r i g h t Rc M ! I V i l d ! Fw1h e r lo AIB C By (aw 28 ( 3 ) , a:I pla n s sl< o ! c h e 1 o , dr a w i n g s , 2 gra p h i c rop re ~ n t a l i o n $ a n d s p e c i f 1 t - 1 1 i o n s pfl l p i 1 1 e d by lh o - arc . h '.te c l are , .in d at all lime s re m a i n lh e exd 1 1 s ive prn p e r t y or Way n e Ste p h e n ein l c y Ar c h i l e c i u n 1 . llf b a n Oes lgn , [ Pla n n i f i g an d In t e rio r Oe s ! l l n an d ca m X J I be use d ro r : m y olh c r p r o j e c l o rso l d o r o l l ' e r o d l o r $ a l o ( o r a s p a r l o t a s a l E I of pro p e r l y ) by an y p;1 r t y olh a r lh a n WS B wil h o u l lh u wri l l e n f con s e n 1 or WS B Wri l l e n dim e n s i o n s sh a M ha v e pre c e d e n ~ n ¥ ov e r sc a l e d dim n n s l o n 1 an d co n d i t i o n s oo lh e jo b Th i s olf l c e sh a l l be ln l o r m e < l ot an~ va r i a l i o n s fro m Ih a dim e n s 1 o n s a n d r o n d 1 l i o n s s . h o w n o o l h e d r a w i n g s "" ' C l ;; o m r :s : : z )> ;;o -< 0 z r -< z 0 -I "T l 0 ;;o 0 0 z (/ ) -I ;;o C 0 -I 0 .z I a "' I ~ f §. ~ ~ I ij ~ i ~ ~ e. ~ ¥ii ~ 5 )> CJ ' 1 -" - "' I ' "o , . ~ 1 < , . '\ : - I t ,. -~ ;l~ l ~ ... ,· :;; '" I ~ 0 ~ ~ "' ~ WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE S I G N IN C. PL A N N I N G IN T E R I O R DE S I G N #2 0 4 22 3 2 0 L o u g h ee dH i g h w a y , Ma p l e Rid g e , BC V2 X 2T 4 ph 6 0 4 - 4 6 7 - B 3 0 0 f 11 1 1 6 0 4 - 4 6 7- B 3 0 5 t:1 l l l l t l l ~bm ~r@ l t k l a .n. f ·v ' "" ~· •. ~-~ ' ~-• 1 , 1 • ,- · .: -·~ l • 'F r a s e r Cr o s s i n g ' Re s i d e n c e Civ i c Ad dr e s s: 11 6 5 0 -22 4 lh Slr e e l , Ma p l e Rid g e Le g a l Ad d r e s s : Pa r c e l W, Lo l - 4 , Blk 2. 0L 3 9 8 , GP 1, NW □ Pla n 15 5 PIO # : 00 1 - 5 3 8 - 9 8 8 .-f'" , , . I ' I ~- .-- ~ ~ ·; - ~Ir . ~ Co p ~ g h l Re s e ~ , = :; ~ ~ = - -,. . , , , ti ! ~ : ; ; : ; ~ ad l i ! u c l : • • . a ~dM- l i : n n N l l ! » j f t l M i t d t l i . : 1 1 ' ~ ~ ~· . : : : i o ' = - ~ " = " ~=~= l :n - ~ tr t Cl t ~ . . ; = : : , ~ ~ . ! ' ;n : ( Ul ' \ ~ W S ! l , 1~( 1 1 • t11 1 " M M - ~ " ' " " ~ ii: ,,_ . . . , ~ 1h r •t:•i ,Q t 1 1 1 mJ (b ' ! d ~ m 1h1 1 ji,b . ltv s i ~~ - ~ ~ M t . t ~ ~ te'l t l dim e nsi o n s an d co n d 1 t , 0 n s sh o w n on th o dra w i n g s in ., ~ 0 I z G) ., I ""C J ;; o m r ~ z )> ;;o -< 0 z r -< z 0 -i "T l 0 ;;o () 0 z (J ) -l ;; o C () ::: ! 0 z )> 01 i- v -L clo , . " ' l p < ' ) "'o ' l ' <'. i i !l- 1 , , q; ' l ( i , ~ , . \. ° - I f .. c:, . ' O , j , ~ I ~ i i i ~ 1~ WA Y N E ST E P H E N BI S S K Y AR C H I T EC TU R E & UR B A N DE SIG N IN C. PL A N N ING INT E R I O R DE S I GN 11- 2 0 4 22 3 20L ou g hee d Hig hw a y , Ma p l e Rid g e, BC V2 X 2T4 ph 60 4 - 4 6 7 -8 300 fox 60 4 - - 4 6 7 - 8 3 0 5 em a l :b i ssk y@le lus,ne l 'F r a s e r Cr o s s i n g ' Re s i d e n c e Civ i c Ad d r e s s : 11 6 5 0 - 224 lh St ree t , Ma p l e Rid g e Legal Add r e s s : Pa r c e l W, Lo l -4 , Blk 2. DL 39 8 , GP 1, NW □ Plan 15 5 PI O# : 00 1 - 5 3 8 - 9 8 8 Co p r ' r i 9 h \ R e s e r v r , d ~ Fm1 he r to AIBC Byla w ?a (3 ). all i:i a o s sl< e !ch e s , dra w i ngs. ti grap h ic 111p res e n t a t i o n s a ncl$ p ( ! c a t i c a tion s prep a r e d b ylh e .., :m:h ~cc i ar o . ilf l d at ar li,m es re m a i n lh o ~c l 1 1 s ive Pfo p e f l y or Wa y n o S!e p h e n Sis sky .A r c h i l 8 ' l U ' e , Urb ; m 011 ' . ! i g n f : ~ ~;,~ , je~7d o~n~ ~ r ; ' o , °: 1 ~ e d a: ::t:, : r ~ ~:c ' o ~ 0; .s a ; ~ ! ofp r o p e r 1 y ) b y any p;i l'lyo l h e r lha nW S B w i l h o u l l h e w nllon Ill: co n s e n t or WS ~ Wrillen dim e nsion s .s h a l l ha v e pr e c o d o nce 'i ov e r sc a l e d dIm o n slons ;,r i d co nd i l l o n s on Ih a jo b Tn ls otf r c e sh a N bn lnl()f f l l c , d or uny va r i ~ l i o n s fro m lh o dime n s i o n s a Jld t o n d i 1 lon ss h0 w n 0 n lh edra W1 n gs I el 0 i i!\ "' al I ~ I \' \ I I \ \ ' "o , , . ~ )> I 0- 9 1 ' : ~ C.1 1 ~" ~ ~ w ~~ I ij l ~1~ WA Y N E ST E P H E N BI S S K Y AR CHITE CTU R E & UR B A N DESI G N INC , PL A N N IN G INTERIOR DE SIG N lt2 D 4 22 3 2 0 Lo u g h e e d Hig h w a y , Ma p l e Ridji e , BC V2 X 2T 4 ph. 60 4 - 4 6 7 - a : J O O ra 1 1 6 0 4 - - 4 6 7 - 8 J 0 5 em a ~ ; b i s s k y @ l e t u s n e l Pe r s p e c t i v e Vi g n e t t e 3 'F r a s e r Cr o s s i n g ' Re s i d e n c e Civ i c Add r e s s : 11 6 5 0 - 22 4 1 h Stre e l , Ma p l e Rid g e Le g a l Ad d r e s s : Pa r c e l W, Lo t 4, Blk 2, DL 39 8 , GP 1, NW D Pla n 15 5 PI O # : 00 1 - 5 3 8 - 9 8 8 \ Co p y r i g h 1 R e s 8 f ' l e d I Furth a 1 to AIB C By l a w 28 ( 3 ) , all pla n s sk 1 1 lche s , dra w ing s . 91 i ! J l h i c 111 p u 1 s e n t a 1 1 o n s an d sp e u i i . a l i c m s pre p a r ed bY lh o an : h i l e d are an d -ll JIii tir n o s ro m ~ i n 1h1 1 Hck J s i v e pr( ) f l e l 1 y ol Wa y n e Sle p h e n 91ss k y Att r i ~ o c t u r e, Urb c i n Oes i 9 1 1 . Pbm n ; , , , g an d ln l Q r i o r Oos lgn a n d c : a rmo l b e u ! . e d ~a n y olh e r p r 0 J e c 1 , o r s o l d o r o r r o rod l o r s a : e ( o r a s p a r 1 o l a s ; , lo or p r o p 1 1 r \ y ) b y a n y p . a r t y o t h c : : rlh a n W S 8 w i t h o u t t h e w r i l l 0 n oo n s a n l or WS B Wri t l e n d)n e n s l o n s sh a '.I ha v l ! pm c c d e n c e gye r M : . J i l e d d i m o n s l o n s an d c o n d i l i o n s o n \ h c l o b Th is oft k o sh a l l be ln l o r m e d O{ an y v.i r i i l l i o n s fro m Ill e dim c n s lon s , n d c o n d :lio o s $ h t l ' M ' l o n l h o d . - 1 1 w i n g s 1~1 .. . ~ "'" in ~ gJ I i'5 "' 7) ;; o m r s: z )> ~ 0 z ~ z 0 -l I \ \ ; ··\ \, \\ )> CJ 1 ~ ·"•,:. ·•,· \. "> 1 % . (lp " < e , "o ~ , . -, ; p . . , \ i ii i z .i ~ i: & WA Y N E ST E P H E N BI S S K Y AR C H I T E C T U R E & UR B A N DE SIG N IN C , PL A N N I N G IN T E R I O R DE S I G N 11 2 0 4 2 2 3 20 L o ~ hee d Hig h w a y . Ma p l e Rid g e , 8 C V2 X 2T 4 ph 60 4 - 4 6 7 - 8 3 00 fa1 1 6 04 - ' 1 6 7 - 8 3 0 5 em a i l : b i s s k y @lelu sn e t Civ i c Ad d r e s s : 11 6 5 0 -22 4 t h Slr e e l , Ma p l e Rid g e Le g a l Ad d r e s s : Pa r c e l W, lo l 4, Blk i, DL 3 9 B , GP 1, NW D Pla n 15 5 PI D #: 00 1 - 5 3 8 - 9 8 8 ! Furth e r to AIB C O~a w 29 ( 3 ) . all plan s sk e l c . h e s , dra w i n g s. ti 9ra p h i c 1e J)f e s e n la l ion sa nd sp e a l i c a l i o n s pre p a ,e d by lhe ~ &c l l i t e c l are, a11 d at .il l lim e s ra m a i o th e e~ dusiv e pro p e r , . y ot Wil) ' n e Ste p h e n Bink y Arc M o c t u r e , Urb a n Dil s i g o . i Pla n n i n g , an d ~leri o r OG s , g n an d c.: m n c l be us e d fe r an y I, olh e r p r ( ) f t l c t ors o l d o r o r r e r e d l o r s a l o ( o r a s p a r t o f ; i ~ l e f ofp r o p o r t y ) b y a n y p ;ir l y O \ h O r lh a n W S B w i l h o u l l h o w r i l l e n co n s e n t of WS B Writ ten dim e n s i o n s sh a l l ha v e pm c o d e n c e i ov e r sc. a l e d dim e n sio n s an d co n d i \ i o o 5 on lh e job Th i s ofr i c e sh a n be in f o r m e d or ;m y vii r i a l i o n s fro m th o dim e n s i o n s a n d c o n d i l 1 o n s s h o w n 1 m l h e d r n w i n g s "T l \ \· •H lu .. . ;; o 0 0 z (/J -i ;; o - •c 0 -i i I "' 0 z )> 01 C.11 -· ~~fl '>p "i11L <l:i,i;,'?,. ~~ 'b.:, al ~I;:: I z ~ s:: ul WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN #204 22320 Lougheed Highway, Maple Ridge. 8 C V'l)l. 2T4 ph. 604-467•8300 fax 604--'l67-8305 email: blssky@1ekls net Perspective Vignette 3 'Fraser Crossing' Residence Clvlc Address: 11650 • 224th Slreel, Maple Ridge legal Address: Parcel W, Loi 4, Blk 2, DL 398, GP 1, NWD Plan 155 PIO #: 001-538-988 COpyrighl Reserved Furlher lo AIBC Bylaw 2B{3), all plans s~elches, drawing,. graphic. representations and :iPQciriea\ions prepared by lho archileclare and al all Limes remain lhe exclusive propany I ~a:f:;, 8 11n 5 ~ 8 1~:~or 8 ~ 5 s~~ ~!;1 :::· ~~:~ ~o 8 r5:n"Y i =~tt°'.:90,C:.o/.:i~~~-,:';: ~ OOl"MlllOl~A,=-cfQ!Ollliam .. !'wmia,o(ed«q i ove, sca!ed dimensions and tonditlOO!> on lhe job This office sl'IIII be inlormed of any va,i~Lions rrom ltle dimensicnsandtondi\ionsshownonlhedrawiogs ) i I i5 "' "U ;o m r ~ z )> ~ 0 z ~ z 0 -i ~ ;o () 0 z (/) -i ;o C () -i 0 z PLANT LIST -224 Street Apartments _.,._,~#1·, l~OTYIOC"""""'~'"I. -(7 61 ••,ul••J•IE"l""'H"'°C"'"•Oft . . -;: ~=::.:: Com-•· C E,,,_.camo,~V.~,,, @ & Enc.o,c..i.,.,e ... r..,..-, @ 11 E"""•S.""""'"'"l•mo,, I~ H,~r-,ognm•~II.IFP ~ .. ·" :: ::.:::::;" >I ,..._-~ ~1 ...___.._ P°"'11<1,um-~•um f :~ ==-.:•'8 C:k l$ Fl•~•opocLobol,> I ·.• .. ·,, ~ -•<!'aCJ'O~l.l•P ,~ ~. :: ::.::::~.,"-~ eft7 11 W•~"• r,,,r,,:10 I.IW . " • 1,..,.._._ o..,.1a..,,,oge""' -•• 5<m; H,at.., --- ......... -- Hmll>)IOS-ilki, s,,...,...(moloan~-1 Olpol Eytrv<ttt1Hu<>Jo11te,y Mod"111 .. W1110Wot<ltl•I PLANT LIST -Planter Boxes "l'CllodM .. ,~ 1~ 2017 ■t-i)i.llat, IIOINW('M.11"""4' Q 11 t:.i•mA<J""'""°""toll«~KJ Kll~Foeo•rr<-Glu·IZOOI (Si 11 """""""'"'•lq>«tl-•li .. N....,ln_o.,Gt•••••Pol Cl 12 Sll1>11t,.,,..,_ ~u,nnfr-Go•<> Hlll)I E• 16 E•'IJe<on P.nkJ...,.i ""1U~IFlut,a0< RI B l'luoUec..,_,1,lg,d•G<i'<l<ll.rml Go1<1,i.1rmConellcwer .... ,,., 111n...,.closatPOf'CJ'-......,_,~"""""bl•""""~-• .. --, 11 Nl~••olt>o-111-e,...,IIGSI..AMCl.N#l.__pe~<1 l,W3fod'"' ..... --.. ·--~.._---- I r I I I I I I ·' ' I I , I I I I I I , , , , , P.2"' I I I f I I I I I I I I I j I I I ,' I I I ,' I I I I I ,' I : I •~ I ' I I ' I ~ P ~ f I \E.t<.::h. ! , \ \ : .. ~~· ... ~~-~., ' ,-.-.. I I I I I PRELIMINARY ONLY NOT FOR CONSTRUCTION New 6 Storey Apartment Zoned RM2 Resident Patios -on grade Patio paving -unit paving sand colour Pathway to common walkway -unit paving dark tan colour Metal gate at each entry pathway Gravel strip along building edge Refer to typical details -sheet L2.1 'I \ \J .i , Patio paving -hydra pressed slab on pea gravel, sand colour Resident Patios -on roof deck -- Planter walls_ segmental block to support soil on roofdeck Patio paving -hydrapressed slab on pea gravel, sand colour Resident Patios -on roo[deck J Patio pathway _ unit paving, standard shape, brown colour Planter walls -segmental block to support soil on roofdeck Metal gate at each entry pathway Palhway to common walkway -unit paving brown colour Refer to typical details -sheet L2.1 R~f:~at~g::i:~I ~~~:,~~'Jh:~h~~{ Landscape on Roofdeck Planter walls to support 450 to 750 depth growing medium. Access walkway 2.0m wide concrete paving Emergency, maintenance, and resident use General Notes Trees, shrubs and perennials for seasonal interest and screening, Refer to typical details -sheet L2.1 Metal screen on parkade wall Open mesh with flowering vines Retaining wall Transilion to neighbouring property Refer to architectural drawings 1, All work to satisfaction of the OWner 2. All WOfk in compf1:lnt;t "-\1:h Mul"iop,t ttonG!tfds. 3. Dl5pe!e of•" UCIIYllcd •Md turplu■ motM!aJs off sile, recycle where feasible 4. Contn1ctor locorat'ITTI kk;:a,ib:'l of my lil& &HYice before proceeding. 5. Conlrador to confirm actual site condilions and layout before proceeding 6. AU dimensions are in millimeters, unless noted otherwise. !==I ~ -ii!!,.,! Materials Legend Bench: wooden slats with black metal ends MLBB70•W 6' long by Maglin Sile Furnishings Bicycle Rack: pllinted metal, 8 bite-c.11p•tily Wl510 &po' black l>)'Cota BiU Racks Patio Pavers: hyd~E1osed al.)b 1r )( 11r' natural colour Rooftop patios Planter boxes with irrigation, shrubs and groundcovers Rutherford Planter3' x6' x26" tall by Wishbone Industries Aluminum frame wilh synthetic lumber sides. Main Entrance Area black metal bench wilh synthetic wood slats Mountain Classic by Wishbone Industries Paving on grade -permeable unit paving Planters wilh flowering shrubs and perennials 7, Conlractor to coo,dinate landscape conslrudion with work of other disciplines, induding civil, etectrfcal, and archilecturar, as direcied by the Owner. B. Contractor lo make good all damage lo 1Mi1fadlon Ol'trie ONner, al no additional cost 9. Publlc la be protected from harm al all UmH .. Co nolllH\'fWOt'k areas in an unsare or hazardous condition, fence and/or make safe as required 10. Sidewalks and street to be kept clean al all times and deaned lo the satisfaction of the City. 11. All work to be completed consistent with all drawings and specifications, 12. Ensure positive drainage for au land~pe areas Refer to architectural and civil engineering drawings. Site grading and drainage, including retaining wall design by others, Tree locations to be adjusted in the field as determined by location of underground services. Confirm locations before digging. Dale: 2017, M0tth 13 S:07:57 PM Fila name: 1502 2017-02-01 Alc:ni1ect1.1t11V2016,'1Wlf. D Plaza Paving: hydrapressed slab 1B" x 24" Ian coklur Common Patbw-,,y:-slandllrd paver running bond pattern, deserl uni:1 eo1o1,r Pathways lo Patios: slandard paver running bond pattern, brown colour Play Area: blue/black resilient rubber surface Rooftop Pill!Oa.:: synthetic limber decking E.hllaflCCI SS, beach dune colour by Trex Planter Box: aluminum frame and synthetic limber slats Rutherford metal 3' x 6' x 26~ tall by Wishbone Synthetic lumber decking on pedestals Parapel wall wilh railing: refer to architectural drawings Social and play amenity area Play structure for pre-school ages on resilient rubber surfacing. Trellis features wilh climbing vines Benches and cafe tables with chairs Planters with columnar trees, ornamental shrubs, and perennials \ Townhome enlries Landing paving -unit paving sand colour Pathway paving -uni! paving dark tan colour ...... Metal gate at each entry pathway \ Refer to typical details -sheet L2.1 _ ........ I I ~ l I \ I " Fraser Street boulevard Deciduous street trees and lawn to municipal standards ,;,....~t=-.J-----------4--1--~-Bc Hydro Pad Mounted Transformer P:22.0m \ Gravel apron as satisfactory to BCH. I I I I Grand stairs and terraced planters refer to architectural drawings "-l'~'iel-+...:=::::...--------4--+-...;....--Bicycle Parking Area Bike Rack: Cora 'Expo' black, 8 per rack x 5 = 40 bike capacity Paving on grade -permeable unit paving SaH 4-----...!...----.J---I\-I.J.--Main Entry Area Bench -5' -wood slals and black metal ends Paving on grade -permeable unit paving r-- 1 \) I "' I I 1C.,FT ISSUED DRAWINGS -C (l) E t Cll a. <( 2:-.E Cll LI.. E '.:j ~ C co 0.. Q) a. co u CJ) "O C co _J Dato: s- °'11wn Proj!M:1,0 Sheer . ~ . C. " ! in ~ ~ ~ .. ~ 2017-02--01 A$Naled PACW 1625 L 1.0 ,... ~ /rlat • 1,5' x 15" 9'·0" spacing " " :• ~ ,, " " . - Outside Beam -2' x 6" ) rest at cross brace -Cross brace • double • 2' x 8" Bolt to posts, recessed f--Post 8' xB' beoch -plJi\ltr behlod Side View " 1: ' -1,~il'l:~.1-1·1---41--~~-""'41--~l--~~•,~~~r'- -~ -1----11----1-1--01111-•0•liiiiillo.-- ----i1t-•o--llf--•o•-•O•-•O•-•ll•l-tl- PRELIMINARY ONLY NOT FOR CONSTRUCTION Planter -----.. Growing medium 450 to 750 deep 75mm organic mulch on filterfabric on drainage layer on protection board on waterproofed roofdeck Segmental Block Retaining Wall ----. Allan Block Lite with cap stone. Install per Manufacturer's recommendations. Backfill blocks with gravel. Glue cap to wall block. Set wall on protection board on drainage mat. Continue dimpled drainage mat up inside of planter walls, Bench or Bike Ra Specification per drawings Anchor Bolts: Stainless steel Install per furniture Manufacturer's recommendations Concrete pad {two BOOx 300 x 100 depth -size per pavers 35Mpa Concrete light broom finish UnitPavin Standard or slab with open joints on torpedo gravel bedding layer on drain mat on protection board on waterproof membrane on roofdeck I I.JIii· ~iddleBeam-2' xB" 1.5" notch at cross brace -••. •••.-•.•-•··-• · . · ----· · -· •--... _...........,... · · ·, · · --•••••• -•-•· ...... ~--H ~o.•n•-•••·••• Front View Plan View G) Courtyard Trellis 1cm = 30cm GENERAL NOTES 1. All work lo satisfaction or the Owner. 2. All WQ4'• in cornplilinc.o with M~k:kl-1 ~d1,. 3. Dispose of -o.av,ted and cuei,h.rl mAterlafJti off silt. ft'CY'Clo where feasible. ◄. Conlrador 10 coolllm ~ ol any alee seriltm i,e,fo,e proceeding. 5. Corur~ar lo connrm ad1i1tl 1i'le condiUOns lf'.ld l1yout Cielor■• proceeding. 6. All dimensions are in millimeters, unless noted otherwise. 7. Conlractor to coordinate landscape construction with work or other disciplines, including civil, •~. and i.lldM!rdµrol, H dllccted' ~li'Jc OwnK, B. C~1ractoc io mak• OOod ah dmnago to satiJJK1io,lof1he<MnM, Al noiltd®,onal COIi... 9. Publfc 10 be protede<I from hllm'I at all limes.. Do not loCMt WOtk: are.a, 1n rtn UM-11fc Of hu:erdouJ eondilion. fel'll:e Gndlor nw;,: sa111 ·u r~lt..o, 10. Si;liC"Jlfoo:t i10d ■tn:u:il lo bl ko_pA de-an al all ltl'ntS find de:tned \0 lhi!t.!Ml'Waalon O(lhe Cily 11. "" WOl'k » ba campltied ,conshitar'II wilh .an dQrWing• and speci&::ationt.. 12 Ensure posilive drainage far all landscape areas Refer to architectural and civil engineering drawings. Site grading and drainage, including retaining wall design by others Tree locations to be adjusted in the field as determined by location of underground services, Confirm locations before digging. Dale: 2017, March 13 5:07:57 PIA FWname: 1502 2017--02-01 Architectural Y20\15.~•~ Planter box with aluminum frame and synthetic timber slats. Rutherford 3' x 6' x 26" tall, as manufactured by Wishbone Industries. 0 Rooftop Planter Box 3 ---'-----,-,----,-notto scale Bench with wooden slats and black metal ends. MLB870-W as manufactured by Maglin Site Furniture. @ Bench Not to scale structural roofdeck Structural roofdeck ___ _, Refer to architectural drawings Waterproofing and protection board by architect. Deck to be sloped to drains. Bi-Level Planter Drain ---~ Drain water from planting areas and structural roofdeck~ Refer to mechanical drawings for drain information. 0 TYPICAL LANDSCAPE MATERIALS 2------1cm = 10cm Living Screen as manufactured by The Western Group. Wall mounted to concrete parkade structure. Refer to architectural elevations for layout on wall. Vines (twining) to be planted at ground level planting bed, and trained to grow on to metal screen. 0 Green Wall screen 1cm = 10cm " Refer to architectural and mechanical drawings Gravel strip 300 wide between planters and building Pea gravel Play structure for preschool ages -free standing Smart Play Cube 2 • 5, as manufactured by Landscape Stnuctures Inc. 6 Preschool Play Structure not to scale building wall ISSUED DRAWINGS -C Q) E t: ro a. <( ~ .E ro LL E :J ~ C/l :§ (I) 0 (I) c.. co (.) C/l -0 C co _J Scala ProfOCIIO . .g, ii: i " ii ~ "' ~ ~ .. ~ As Noled PACW 1625 L2.1 I ' ! I PROP. UNDERGROUND STORM WATER DETENTION SllE...fl.Ali SCALE 1: 500 r---- 1 l '-s 120.00m'-PROP. R.O.W. ~ I SANITARY INSPECTION CHAMBER I PROP. FlOW CONTROL MANHOLE J._ _______ ,.....,...,. ..... _____________ ....,. _____ ..,.._,,,....,....-------------,,---,---,,-------,-=:~---r--------------------,,-:-:::-:-::-".":7'.'!"""!~~::-::-:'.~=-=---------~==::::--T::"-:-:---t ! = ~===~..:. I--A-+-IS:!um--'-"'_ ... _""' _________ ~_..,,_,_-•_•-_··~AA-1---+--------------+---+---i :: ... SR~AA T:Ec:~=~:R GROUP ~=;~RN_o:..:::=~s~:D~NG_A=-P~:R~:~:=~=:~N-',£1.:..::G=OP-c:...~~:N_N~TG~===============~~~ ;;N;~ 02~ ~/ A ; --~n-n,,...,.,. P£ERR['AEYIED WEDLER 1•804•792-0051 11650 & 11656 224 STREET, MAPLE RIDGE -,_ @i ....... • Ill'"'~ HCRZ. SCA!.£ E NG I N E E R I N G ■ C1~~~~=~'l6J LOCAL 00\-ERNMENT ALE J BM/ -----1,500 • Su=y KEY PLAN -FILE-§ TBM: ELEVA~ 1t 411m \QT. SCAI.£ 1~19ta fltiA'St RE't1SIOH ~L.~"""'=""~"~•to:,;"""':::::"°""::.,:"-:;,:•:,:=:1!°"'~-----...;-~~--::;:,_ ____ _,LY'ffl~•;w:;:-co~!!IT.J.!MV~---....... --=~~o;ESCl<~IPTI;DN~=""!"'!'"==.....L.""";;;·:'"'::!""°:J..""~L.... ....... '::.;°',;,,;7·□:.;,1·;,;,"_.J ____ ....1, _____ www ....... _.w_•d-lo,_.co_m ___________ ,L. __________________ ..,_ ___ ...,."""".'A ___ __. tou -~ ENG!tiEERIHC UP -.AU. RIGHTS R£SERW -ntS ~n is ~cw IT~ u.w d ~r ttOT Bt ~ IN ANY MANNER. ORF~ mv PURPOSE. EXCEPT fJf 'fleTID4 ~ Cf CU"tlDQff tt<l!XI. PROGRESS PRINT_ NOT FOR CONSTRUCTION ~ ~ 0 ~ ~ rp C;; !"(,~ ("~:_, "~--_, ____.-: -!f ,-.;:,._.-- ; ,,,,.,,-_ ... ~ Y,'· 'i:? -r· \ , / I f ~...,,... \! ~I • ~ u...-:.)_ ' I· ( . \ . ~I -· .,,_ ~ SCALE 1.2000 ~ , WEDLER DRAINAGE SYSTEM DESIGN -CALCULATION SHEET FN GIN~ER ING Clienl: Ying-Ying & i\lin-Tuni; O,ong Date: Nowmbcr 24. 2016 Project: Pro~osod Aportmcnt D<>·<fopmcnt Date Printed: Janua!)'. 11 .. 2017 Project#: S17-0202/A Bye SR Based nn rhe Golden Ears Elememan• JDF C1111•e Pine Run Info Dn1iOJtJ!e Area Panmetenc IDFlnfo. Flo\\ Calculations J.EWlO. M11nbok Lcnri.lh C:i1chm:n1 Cefch Arca RuuoffCoc.lf. CwlllllOJuh•c CunU111litivc OJmme.lilr,c lmcasliics l:lOycar l:IOOycar L A R R !Oyr(R*A) lOOyr(R•,\ Tc l10 1,00 Q,o Q100 OVERLAND FLOW DIRECTION ~ from To (ml rbal ltlO,-u, 1:IOOy.:ar (m') Corl (llliollles) (OIIIl'br) (mm'br) (m'/s) (m'/s) MAJOR CATCHMENT BOUNDARY ----------20 22 78 A I 0.40 0.65 3819 6206 15.00 48,16 73.22 0,051 0 126 22 23 13 B&C I 0.40 0.65 7798 12671 15.71 47.09 71.59 0.102 0.252 MINOR CATCHMENT BOUNDARY e e e e • • • • e e e e e e e • 23 25 152 D&t: I 0.40 0.65 13568 22048 15.82 46,93 7135 0.177 0.437 EXISTING STORM SEWER -o------0---0 -25 27 109 F 2 o.~n 0.65 19840 32241 16.59 45,86 69.n 0.253 0,624 27 2H 54 G 16 0.40 0.65 84067 136609 17.09 45.21 68,74 t.056 2.608 EXISTING MANHOLE LABELS 0 30 33 19 H&J 11 0.43 0.66 130182 206705 20.00 41.89 63.68 1.515 3.656 33 34 14 ., I 0.40 0.65 136136 216380 20.05 41.84 63.60 1.582 3.823 34 36 111 L I 0.40 0.65 140743 223865 20.10 41.79 63.53 1.634 3.950 CATCHMENT AREA (ID AND AREA) 37 3H 55 K&M 2 0.40 0.65 148085 235796 20,57 41.32 62.81 1.700 4.ll4 38 40 42 N 0 0,40 0.65 148469 236422 20,86 41.04 62.39 1.693 4.097 I J DESIGN RETURN PERIOD: 10 year I 100 year Pfoe Desicn Diamc1n l'ipc Rou@h Slope f'ipcatCapacity D . s Q<0p V"P (mm) (%) (m'/s) (m's) 300 0.013 1.76 0.128 1.815 375 0.013 1.55 0.218 1.976 375 0.013 4.26 0,362 3.276 450 0.013 4.26 0.588 3.700 450 0.013 5.68 0.679 4.272 750 0,013 6.56 2.851 6.454 750 0.013 3.42 2,059 4.660 1200 0.013 1.29 4.428 3.915 1350 11.013 0.73 4.560 3.186 1400 0.013 0.68 4,850 3.150 Time t (omw!cs) 0.71 0.ll 0.77 0.49 0.21 0.05 0.05 0.47 0.29 0.22 Storage requirements per Modified Rational Method Project: 11650 & 11656 224 Street, Maple Ridge OcMlabnBrr.,,,r,1117$:nx,l~CililOI AREA Heclares A= 0 930 DESIGN RETURN PERIOD Years 2 CONTROL TO 2-VEAR FORESlcD FLOW RATE RUNOFF COEFFICIENT with SAF (1 O} R= 0,05 TIME OF CONCENTRATION Minutes Tc= 5 RAINFALL INTENSITY mm/hour I= 4779 2-yr RELEASE RATE ems 02;,.= 0,00617 50".4 OF MEAN ANNUAL RAINFALL (CONSIIBEJAS 1l£2YcAR24J<>UREVENT) RUNOFF COEFFICIENT 080 EFFECTIVE AREA Hectares AR= 074 Time Intensity Post Stonn Release Release Storage Q Volume Q Volume Volume (min) (mmlh') (ems) (cum) (ems) (cum) (cum) 5 4791 00985 2954 00062 185 2789 10 34,33 0.0706 42-34 0.0062 3.70 3B 84 15 28,25 0 0581 52 26 0 0062 555 46 71 20 24 60 0 0506 60.68 0 0062 740 53 28 30 20 24 0 0416 74 69 0 0062 1111 63 78 40 17 62 0 0362 B6 93 0 0062 14.61 7212 50 15.83 00325 97 62 0 0062 1851 7911 60 14,50 00298 107 30 00062 2221 8509 120 10 39 0 0214 1sJn 0 0062 4' 42 109 35 180 B 55 00176 1e9 a, 0 0062 6684 123.17 240 7.44 0,0153 22022 0.0062 BB BS 131.37 720 4 39 0 0090 38983 0 0062 266 54 12329 1020 3 71 OJXl76 466.72 0.0062 3TT 60 8912 1080 361 00074 48085 00062 39982 81 03 1140 3 52 00072 494.91 00062 42203 7266 1200 343 0 0071 50764 0 0062 444 24 6340 1260 3.35 0.0069 520 59 00062 466.45 54 14 1320 3 2B 0 0067 533 98 0,0062 4BB66 45 32 1300 3 21 0 0066 546 34 0 0062 510 68 3546 1440 314 00065 557 66 0 0062 533 09 24 57 1500 308 00063 569.80 00062 555.30 14 50 1560 3 03 00062 58297 00062 5TT51 546 1620 2 97 0 0061 59341 00062 599 72 -6 31 ORIFICE CALCULATION· AREA= __ Q_ Oa=~ C 2gh CKPIK 2gh Q• 0 00617 C• 0 62 Dia= 5110 mm g• 9 81 h • 12 ONSTIE STORMWATER MANAGEMENT TIER Ac LOT WILL BE GRADED TOWARDS GRASSED-SWALES ANO THROUGH OIL/GRIT SEPARATOR TO ALLOW FOR INFILTRATION AND INITIAL TREA ™ENT. TIER 8: OVER FLOW FROM TIER A WILL BE DETAIN UNDERGROUND AND RELEASED AT THE 2-YEAR FORESTED FLOW RA TE. TIER Cc STORM EVENTS EXCEEDING TIER 8 RAINFALL EVENTS SHALL BE SAFELY DIRECTED AWAY FROM PROPERTY ANO TOWARD THE EXISTING 100 YEAR FLOW ROUTE. ' ~==~.-:::,_::::--:::~:-:.._="""'...,"""'...,-:::.-:::--."":".,.."!:ISSUED~~FOR~. -=-~~.------------~,.,~7=--o-:::,~_-.:, • .,--.:.,_-.-.,------------------,....--...,.--,,-------~=~----,--------------------------.-•Yl•N•G•--Yl-N_G_&_M_IN•--w•N•G-C•H•E•N•G-------------,.DR•,•,,•,.-,.-.--.,-0,-2·-•s--l ~ PAAl::ll."UC"~ll'"PMaL'T" "'Tl--tC--WllOUln.OAOUP PROJ.WGfl. SR gi l.l'J <iUQ&:1---WTM~t .r.t:iiiO"!,,. PROPOSED APARTMENT DEVELOPMENT S17 0202/A 1 .~_:,:• ~.,_,..,, 1 WEDLER ■ Chllllwock .,_ _______________________ -I - ~ ====• ( ~ _ ~ • ~i::~:;111 11650 & 11656 224 STREET, MAPLE RIDGE LOCAL GOV£RHWDIT FILE 8 t,\':.,,-:-1-_,-,-,,.,._,...,.._--,------t-+-----------------+-----t-➔-+------------------+----+--i \ ... ; ...... · / ENG r NEERING • s~:~331>.3ZfJ3 -FILE- ~ .,..,,,""' ,~..,. ·-t.•~•.•.~<f-•' , ......... ,,,, STORM WATER CATCHMENT PLAN 06CN/l)RAWH SR/AA ..,,.,.._ """'-,CAI£ 1:500 PHASE REVISION ~ LOCATm A.T I/'0 8ll:IOcWOID a. a:~ ffi OCSOlb"'hOK ~ ..; 2017-01-11 www.wedler.com A 0 ~20-.:11·-"'.11£=DLE-:::,:-:EN~o~NE:::ER=,~,c=--:UP~-~AU.-:::-::.,~GH~TS~RC=""'°'~~-~n,s~oo:,,,oo~'.:::~,s:■,~,~on-~c=::n-=o~,-.,r-:::co=,ra=1GH~T~,~ .. ~AN=o~M,~r~,:::o,:':;" ... ,-::,~;""-:::,oou:::-~:~,"'.,:•'~AN~r~:--.~IO.~et~ra,~.,.~T~l'VR!'Ollt~~-. ,:-:xc~,~,,;,;e;,;r;,;WR;,;IITTN~~,~,,,."'.,-.:,.~DN~or~c:::OP~YRl~GH~T=-H~;:«-;.;o;,;rn~•-co_..;•.;'..i.-------.L.------'--------------------------i---------------P-R•O•G-R•E•s•s-P•R-IN·T--•N•O.._T_F_O_R_C_O_N_S1-T.R·U·C·T-IO-■IN "9T. SCALE 8 i i s 'ii i t ;;:. " ... "' "' ~k---~--•••-Vs'---,,.~ ... ~ ~ -Ir "' TR~NK ,2, I ROAD 116 ;; ------~ ~ I -_cl .flSH ~---~ / rcrsi-n-k l '°" --' I ~i'"' . -....;:::: !--.u I j I @t '-n I I h ~..,. .. -.. . :,,, • .._ __ GI S'31¥1an; F..-CMculoliom: 0CP Land.Use Oesnnllbcans n Dt>,,elop-nenl Flows S~m Fl'>m To Pop Cum ,._ Pco,i,,, AdpStf<I Iner. Cum fnlll To1a1Ftow Main Min Pop Flow Factor Ffow Area Area Size Grade MH MH IV•' l,u,.,coJ (1.11) lhal lltal (Us\ (I.ls\ (mm) (mlm) J~E.!!£.__ ,..J!.. 5S 45 <5 0.16 4,4-4 06;5 0.&1 0.81 0,10 0.800 : 0003 FRASERS'T J!.,. A _.!!._ _!.S.L . .M,7 _ __!-~1 IJl.17 1.63 2.4-4 ~ ~ .. 0053 ---~--~ ,___. 22.1 (!1 liO 64 64 0.22 4 27 0_949 1.U 1.14 0.IS 1.097 200 0003 RITCHIE AVE 94 91 36S 385 I,3A U I 4&'.1:1 J 21 6,79 0.88 5576 200 0.078 226ST 91 74 1619 2004 6.116 2.11'1 io.838 28.91 35.70 4.64 25.479 250 0004 .lf5ST 1])2 7~ ~ '--920 3.11 J,19 ·~ 1.rn ~ .l,l_:i_ ~ ~ ,_!..QQ! 225 ST 70 ~53 285-3200 'T(t4 3,r;F hioJi1· s.oil •21.51 Teo I .C3.1§4_ .~ ::n~ ~f~-6'1 61 63 ~ 0.91 4.28 3912 1.12 1.12 0.1s 4.-057 -~ "oooi GI 63 " 274 0.95 5,18 4930 ·o:::iil_:: ..,..!dL _o_,rr_ ~.101 o."ooi _ ±26ST --'----11w .. 63_ 61 2 ~L .J..2JI!. ..BL Jl,04 . o~ ,.&~ . 7§.18!.. ~ o.~ "'"""" 10 2llf7 IO><,gll Fullf]ow ercen Catchment Old. O,p.xlty FLJI lls n CUI ) (%) 0013 17.116 •'I< A ·o:21r 75,51 J'll --=!!__ 0,011 21 23 S'll D 0.013 91.42 6% I 0.011 41.58 81% H 0.01, 74,06 m, G --- 0.01( 225.55 19% F -001,-19.40 21% C 0.011 2293 22% E 0.011 225.55 ,~ J Noles: Use 0.13 Us/ha lnfil\rallcn (DMR) Use DMR Draf\ Design Guideline, 300l/cap/day Population Densities based on OMR OCP guidelines as follows: ECO Cluster 10 unils/ha LOW Density 12 units/ha LOW/MEO Density 20 units/ha MEDIUM Oensily 30 unils/ha MED/HIGH Density 50 unils/ha ESlRES 10 units/he Comme~ial 120 cap/ha Park 5 cap/ha lnslilulional 200 cap/ha OCP Zoning taken from Dislricl of Maple Ridge RidgeView 2 O Allowable ultimate pipcftRN .. 75% cl~dcpm, 01701' ofp;pecapacity LEW::I.O. MAJOR CATCHMENT BOUNDARY ---------- ,MINOR CATCHMENT BOUNDARY e e e e e e e e e e e e e e e • EXISTING SANITARY SEWER -s----s---0 - EXISTING MANHOLE LABELS @ CATCHMENT AREA (ID AND AREA) ~ ~ Population by Household Size Assumptions based on good engineering judgment: ECO Cluster LOW Density LOW/MED Density MEDIUM Density MED/HIGH Density ESTRES COMMERCIAL CIVIC/INST dupha ppdu 10 2 B 12 2 8 20 2 8 30 2.8 50 3 4 10 3 2 Nole: dupha -dewllings per heclare (net) ppdu -populalion per dwelling PPha -pop(ialion per hectare (nel) ppha 28 34 56 84 170 32 120 200 OCPZoning l.>l<,nl:om Cl1U.:tolM1 ~ • .:.:.:~=:.;;'N=2.e:,-O ___________________________ _ K ,, i ~LE~c:::,a':", ,:::-=-= ... ~-~=-=~~-:--r::"'T'-:,ssu:ED::-F~OR::-::Rf>IO/=:-----------,l":,.:":1:"7_0:::oi~-,~•T"":;;.':""'l-"l""---------------,---"l""-,r-------,""""..----""l"-----------------------,..-Yl-N-G---Yl-N-G-&-M-I-N---1U-N-G-CH-E-N-G-----------r.....,.--.-"°----..-°'-J----5-~ ' f,:111:1:L"OC"~CP,,-,u.-r-TH■~CUIIOUP Wlf•ILOCll:•~wt•~t 1--1-----------------1----+-+--+----------------+---l---,I • Chllllwack PROPOSED APARTMENT DEVELOPMENT S17 0202/A I ... _............. WEDLER l--11-65_0_&_11_65_6_2_2_4_S_TR_E-ET-, -MA_P_LE-RI-DGE-----------1 - --SR t """""'"""' SR/AA l BW/ == ~~--E N GI N E E R I N G • c1~~e=~63 LOCAL GO~MFI LE ~ ,... iuw,.. ,~ ... ~ "',"::;:',..,.,, SANITARY SEWER CASTCHMENT PLAN --ilo PHAS£ RE'o1!>10N t ~ttfl, ,'"1 l/0 ~ a.. 411 n, rrJ ~ Y'l"n'.-MM.-OC &Y lttV DCSCIP'r04 Yl'Y'f~WM-DO ( , t;J)_ i PmlRE>IE>ED \ " ... ;.•;· HaOZ. SCALE 1:500 "<~-~~:- 2017-01-11 \'ERT. SCALE IT www.wedlor.c:om A 2017 -~LER (HGflEER!HG Ur -AU RIGHTS RESER\-£0 -THIS DOCUMENT IS '?W)ft.Cl[O BY C~YRICHT LAW ANO MAY NOT 9E ~D ~ AHY MANNER, OR fOR ANY PURPOSE. ~1 S, WRITTEH PERMISSION « COPYRIGHT HctDER PROGRESS PRINT -NOT FOR CONSTRUCTION ,~,--mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-385-DP 11907 228 Sr.eet MEETING DATE: Jan. 17, 2018 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property) to permit the construction of a mixed use building combining 1900 m2 office space and residential uses with 94 rental dWelling.The proposed building will replace the existing commercial building on the site. • This site is zoned C-3 Town Centre Commercial. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: . Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Bissky Architecture And Urban Design Inc. Lot: B, D.L.: 401, Block: 3, Plan: NWP21553 TCCOMM (Town Centre Commercial) Town Centre Commercial C-3 (Town Centre Commercial) C-3 (Town Centre Commercial) vacant CS-1 Service Commercial Low Rise Apartment shopping mall C-3 Town Centre Commercial Town Centre Commercial vacant RM-6 highrise apartment medium high apartment bowling alley C-3 Town Centre Commercial Town Centre Commercial Office Building mixed use 2750 m2 228th urban standard Page·1 of 5 6.2 DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit. Key Guidelines: The subject property is within the Downtown East Precinct. The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Provide a gateway to the Town Centre a. Does proposed development maintain architectural quality and character of associated new development? • Consistent: Yes Explain: Proposed building is consistent with new development in the area. 2. Create a pedestrian-oriented, boutique-style shopping district L.. b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes Explain: Street presence is emphasized with canopies, landscape and fenestration. , ,· 3. Enhance the quality, character and vibrancy of the Town Centre c. Does proposed development promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes Explain: Emphasis on welcoming entrances and street presence. d. Are colours consistent and materials of sustainable quality? • Consistent: Yes Explain: Natural wood tone colour scheme is used. e. Does the proposed building (or buildings) present an attractive appearance to the street and maintain a cohesive building style? • Consistent: Yes 4. Capitalize on important views f. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes Explain: views to be offered include Fraser River and Golden Ears. g. Have the important views of existing buildings been considered in relation to the proposed development? • • • Not Applicable 5. Provide public outdoor space h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes Explain: The 2 storey lobby will be accessible while second storey play areas and plantings will offer security for re_sidents. Page 2_of 5 6. Provide climate appropriate landscaping and green features i. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building?• Consistent: Yes Explain:A stormwater management plan is provided and attached as appendix G 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? •·Consistent: Yes Explain: the existing grid pattern and lane are utilized with this design. k. Is required parking provided underground? • • Consistent: Yes Explain: Parking is provided underground and at grade from the lane. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable·are attached in Appendix C to this memo. Page 3 of 5 ,. PLANNING COMMENTS: "i. Proposal: Proposal utilizes existing site to create a mixed use building of rental housing and office space. 2: 'Context: The Office space portion will be occupied by a service provider appropriately located in the Town Centre. The tenants of the residential portion will be appropriately located near needed services and transit. 3. OCP and Zoning Compliance: The subject site is designated Town Centre Cornmercial.and the proposal complies with this designation. The subject site is zoned C-3 Town Centre Commercial and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 1.735 which complies with the maximum density of 2.3 .. The following variances will be required: • Front yard setback from 7.5 to O metres. • Rear yard setback from 7.5 to 2.5 metres • Total number of parking stalls from the required 126 stalls to 116 stalls. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F). Variance to parking required as described above. 5. Environmental. Sustainability & Stormwater Management See Appendix G. 6. Issues requiring comments from ADP: Scope of variances to setback requirements should be reviewed. 7. Garbage/Recycling: There are two locations; one in the underground parking garage and the other along the lane near the east side 8. Works along abutting roads: Compliance with all applicable bylaws required. Capacity review of existing sanitary sewer capacity is required. Page 4 of 5 CONCLUSION: Application is supportable. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Diana Hall The following appendices are attached hereto: Appendix.A Subject map Appendix B Exp lanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Appendix G Stormwater Management Plan Page 5 of 5 UU<I - l "' ~ "' i------£L ~ ,-------, 1-LANE 11971 11980 ~1970 '71983 ----IANE i bt940l48 11947 - 11937 11920/36 -;::.w-, 11931 ~~ i::j~ ~ ~ ~ .... .. "' 11910 11893 11690 --t3 ~ ~ .... 11876 ~ SELKIRK AVE. 11865 • 11856 f-----/ 11844 ~ 118AAVE. r------- I----/ ~ ~ "i N Scale: 1 :2,500 V "'-l 1 I 12032 I ~~ 12028. /30 -.... .... ~ s; ~ il ~ ~ ~ ~ ::: ::: :: .., 2026 ~ '--ce._ DEWDNEY TRUNK ROAD -"' c:, .., <o .., 1:: c:, lo ;:!: ~ ~ l8 <o "' ~ ~ "' ~ "' ~ "' "' "' l!l "' "' 11969 !ii s .___ ~ 11954 11963 iil 11953 ~ 1960 j ~UBJECT PROPERTY I I I I ,,.~ I I 11•40 ..., ::: , ::: I 11930 119AVE. 11935 I 0 i?i 11907 11920 1:2 11917 l:: "' "' 11900 IANE 11910 11903 11900 ,-: 11890 Cf) a, ~ 11887 11880 11830 11888 11851 I 11856 11843 11644 !ii 11821 E 11836 ~ iil 11824 ~ 11816 11808 11797 11790 ·"'°' Legend 11907 228 Street ---Stream ---Indefinite Creek -River Major Rivers & Lakes 2017-385-DP DATE: Sep 6, 2017 PLANNING DEPARTMENT mapleridge.ca BY:LP ~:ii;;;,;::,/\/ \_, l __,, ,._., '~. J ADP APPUCATION co·vERiNG LETTER ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. 2 () -1 -2 .!.. :1 -2 0 l. (; .__. C :-: E E lJ H i 1:~ H VV A Y ,\-\ -~ I) L f R ! D C :: B C V 2 X 2 T -, P H 6 0 -l -,-l-6 7 -8 1 0 0 F A ~ r"1 0 4 --1, () 7 -fl :: 0 ; Chuck Goddard City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Monday, December 18, 2017 Covering Letter for Advisory Design Panel Application for: Our Project No.: 1241 Civic: 11907 228 Street File No.: 2017-385-DP Dear Chuck, We are requesting a Development Permit be issued on this property to accommodate approximately 20,000 sf. of office and program space for Maple Ridge/Pitt Meadows Community Services (MRPMCS) on the first two levels of this new building. Beginning on the second floor and continuing up lo the sixth are 94 affordable residential units to BC Housing design requirements varying from studio to 3 bedroom apartments, including accessible units. Parking is located mostly underground with so·me on grade at the south lane and along the west side. Main entries to the various functions occur along the north facade on 119th, although some staff and secondary entries have been designed along the south side of the building. A 2 storey high central lobby is the main focal point for MRPMCS, providing control and a sense of com- munity for the entire building. The residential entry is adjacent. Amenity spaces are provided, including a tenant area and an outdoor deck on the second floor. A secure outdoor play area for children has been provided on grade at the south side as well. The base and common areas have been defined through a change of material to the residential above in order to distin- guish and clarify the uses within the building. The natural tones and materials have been selected in accordance with the clients' preferences for a warm and welcoming imagery, reflecting their values as well as maple ridge's natural setting. The pedestrian areas along the streets have been well identified with a continuous canopy. We look forward to continued support by the city for this worthwhile project. Sincerely yours, Wayne Bissky, BA, C.Ed, MArch, Architect AIBC, MRAIC Wayne Stephen Bissky Architecture & Urban Design Inc. Our Jlrow, i lh !h Cove1i11g Lettl::'1 (ADP A1Jpli,,1tion} i 11t I ~ MAPLE RIDGE British Co.umb,a Re: 1241 2017-385-DP -11907 228 St mapleridge.ca Advisory Design Panel Submission Request Form 1 of 1 The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules_ for 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: Wayne Bissky, Architect AIBC 2017-385-DP 11907 228 St Name of Applicant File number Address of site Current Zone _C_3 ____ Proposed Zone _C_3 _____ _ Seeking to appear before the ADP on this date January 17, 2018 Architect Information: Submission will be presented to ADP by: Architect Wayne Bissky, Architect AIBC Landscape Architect Paul Whitehead BCSLA Other Professional (State Name & Role) _N_o_ne ______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 I nstitutiona I Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial . -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 Re : 1241 2017-385-DP 11907 228 St cl_l■1■ mapleridge.ca Advisory Design Panel Minimum Submission Requirements Projects Subject to Review: Submissions required to be submitted _ to the Advisory Design Panel (the ADP) for review are multi- residential, commercial and industrial projects subject to obtaining a development permit. A Development Permit Application initiates the ADP review process. Projects that do not require a Development Permit, such as Institutional and heritage conservation proposals, may also be brought before the ADP for comment. Submission Preparation: Prior to accepting a submission to the ADP, the Planning Department and other internal departments will review and comment on the Development Permit application, and the File Manager may require revised plans and additional information to be submitted. Your ADP submission is to address any comments or concerns from your File Manager about your Development Permit application, including those from other Departments such as Building, Engineering and Fire. It is recommended that applicants consult with the File Manager to determine the necessary materials for submission and review by the ADP. There is certain basic information required for each project, with supplemental plans and information depending on the nature and complexity of a project. When preparing submissions, the Maple Ridge Advisory Design Panel By-law No. 6326 -2005 states that the ADP shall consider the issues set out in the Design Criteria prepared by the Architectural Institute of British Columbia (AIBC) dated March 2001. These have been updated by AIBC and the current version from the AIBC's Bulletin 65 Advisory Design Panels -Standards for Procedures and Conduct applies. For the entire bulletin, click here. The Design Criteria are examples of what would reasonably be considered for review by the applicant and members of the ADP. In the description provided by AIBC, the scope and nature of the criteria used may vary with the size or special circumstances of a project. Submission Timing: Printed and electronic (or digital) submission packages to the ADP, as described below, are to be provided to the File Manager no later than the deadline stated in the meeting schedule. The Architect making the submission must insure it is a complete submission and includes all information and plans necessary for the ADP to consider the design proposal. The Planning ADP Staff Liaison will not forward incomplete submission packages from File Managers or the ADP may return incomplete submission packages and require a full resubmission to another meeting. Printed Submission Package: A complete submission package is to include seven (7) collated sets of printed documentation and plans. These sets are to be delivered to the File Manager no later than the deadline stated in the meeting schedule. The submission is forwarded to t he ADP members in advance of the scheduled meeting date. Each package is to be clipped, not stapled or bound together, and 3-hole punched. Documents, checklists, etc. are to be 8 ½" by 11" format and architectural plans, landscaping plans, rendering and other graphic information is to be in colour and in 11" by 17" format. Your submission package is to include the following materials in the order described below: included • ADP Form: An ADP Submission Request Form is to be completed and signed by the Architect. Included • Covering Letter: A covering letter (or memo) describing the project, the rationale for the proposed design and key features of the proposal. The stormwater management strategy is to be described for every project, and any other applicable matters such as Green Building Techniques, public art and principles of sustainability incorporated into the overall project. Included • Bylaw Compliance Review: A Development Data Sheet is to be completed and signed by the applicant. It is necessary to confirm the project complies with the Zoning Bylaw, the Parking and Loading Bylaw and any other applicable City bylaw, or identify any necessary variances. Constraints affecting the project such as trees, geotechnical, natural features, heritage buildings, rights-of-way, etc. are to be noted as well. Included • Form and Character Compliance Checklist: A completed and signed Development Permit Area Checklist is to be included. Use the Checklist that applies to the type of development (e.g. Multiple Residential, Commercial, Industrial, etc.) or by community neighbourhood in which it is proposed (e.g. Town Centre Precincts). This is to be submitted to demonstrate the project's compliance with the applicable Development Permit Guidelines in the Official Community Plan . Short descriptions for each applicable guideline rather than the note "Refer to plans" is preferred by the ADP. Included • Supporting Materials: The submission to ADP is to include materials initially required as part of the Development Permit Application (see Schedule D of the "Maple Ridge Development Procedures Bylaw No. 5879 -1999), as may have been modified as a result of input from the File Manager and City Departments such as Building, Engineering and Fire. These materials are to be supplemented as necessary to fully comply with AIBC's Design Criteria for Consideration by ADP. It is up to the project Architect and Landscape Architect to organise the ___ submission on boards or electronically or a combination of the two to effectively communicate the design rationale and design proposal to the ADP. If you have questions, please contact your File Manager. Included • Architectural and Landscaping Plans: The plans to be submitted are either noted in a checklist provided by the File Manager or in direct consultation with the File Manager prior to making your submission. Included Electronic or Digital Submission Package: In addition to the printed submission packages, a pdf copy on a memory stick or CD is to be included. For larger submissions, it may be necessary to have materials uploaded to an ftp site that is accessible to your File Manager, ADP Staff Liaison and ADP members. Consult with the File Manager. ADP Presentation: The Architect, Landscaping Architect and other professionals of record indicated in the ADP Submission Form must attend and make a presentation to the ADP. The presentation is for a maximum of 10 minutes. Your presentation materials may be mounted on foam-boards, a PowerPoint or similar electronic presentation, or a combination thereof. Sample material boards and scale models (if applicable) are to be brought to the meeting. Contact the File Manager to insure your presentation will be compatible with the projection system in the Blaney Room. The meeting format is: • Introduction: A project is introduced by the ADP Staff Liaison from the Planning Department; • Presentation: Your presentation is limited to 10 -15 minutes; • Dialogue: Questions from ADP members; and • Decision: A motion by the ADP concerning your project. ADP Decisions Following your presentation, the members of the ADP will discuss your proposal and, if applicable, encapsulate recommended suggestions and changes to your project in a motion. A letter with the recommendations will be mailed shortly after the meeting from the City Clerks Department. The motions generally are: 1) Design proposals are supported as presented; or 2) Design proposals are supported with changes requested to address concerns raised by the ADP. This may involve following up after ADP meetings (see more below) with the File Manager and having revised design proposals circulated electronically to ADP members for their information; or 3) In some cases, the ADP may ask the Architect and Landscape Architect to return to another ADP meeting and present the revised design proposals addressing their concerns; or 4) Design proposals might not be supported by the ADP due to specifically stated concerns. The File Manager or the ADP Staff Liaison will assist with procedures associated with the above. Draft motions are usually available the day following the meeting from the File Manager, followed by a letter from the Committee Clerk. ADP motions are summarised in staff reports when Development Permits are considered for issuance by Council. Follow-up after ADP Meetings In cases where comments and suggestions are to be incorporated into design proposals, the ADP may choose: • Staff Follow-up: ADP concerns are to addressed as the design develops and submitted to the File Manager for follow-up and confirm that the final design plan satisfactorily incorporate the recommendations from the ADP; • Staff follow-up and Circulation to ADP Members: ADP concerns are to be addressed in a set of revised drawings accompanied by a letter. In both instances, the following is required to be provided to the File Manager: • A letter or memo stating the individual ADP recommendations and describing how each was addressed. • A new set of revised plans with the changes being clearly identified or highlighted ("bubbled"). Once accepted, a final clean set of plans for the Development Permit are to be submitted to the File Manager in accordance with the Development Permit application process. (rev. 2016/03/03) MapleRidge\Planning\01 Administration\0540 Council -Committees\01 General\ADP\General\NEW ADP SUBMISSION INFO rev 3.03.2016 1241 Re: 11907 -228 St , Maple Ridge, BC 2017-385-DP r·~---■ mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone _C_3_/C_3_· ______ Date Prepared December 18/2017 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 186 m2 2746.4 m2 (complies) Less Road / Truncations Dedicated 0 0m2 Less Park/ Open Spa ce Dedicated 0 0m2 Net Total 186 m2 2746.4 m2 (complies) LOT COVERAGE (in % of net lot area) Buildings & Structures N/A N/A Paved & Hard Surfaced Areas N/A N/A Landscaping N/A N/A Total Site Coverage complies SETBACKS ( in metres) Front 7.5m o m (variance requested) Rear 7.5m 2.5 m (variance requested) Side #1 (N,S,E, or W) Om Om (comolies) Side #2 (N,S,E, or W} Om 0 m (complies) Side #3 (N, S, E or W} BUILDING HEIGHT (in metres/storeys) Principal 1N/A 6 Stories (complies) Accesso ry NA NA NUMBER OF RESIDENTIAL UNITS Bachelor NA 36 One Bedroom NA 40 Two Bedroom NA 13 Three Bedroom+ NA 5 Total NA 94 GROSS FLOOR AREA (in square metres) Residential NA 5677.3 m2 (complies) Retail Commercial NA 0m2 Office Commercial NA 1900.9 m2 (complies) Other Commercial (Type ) NA 0 m2 Institutional NA 0m2 Industrial NA 0-m2 TOTAL GROSS FLOOR AREA NA 7578.2 m2 * If the development site consists of more than one lot, lot dimensions pertain to the entire site. 1241 Re: 11907 -228 St , Maple Ridge, BC 2017-385-DP Required Development Data Minimum Required or j Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) NA 342.26/ha # of units/ha (net) NA 342.26/ha Gross Floor Area NA 5677.3 m2 Floor Space Ratio (net) 2.3 FSR 1.735 FSR AMENITY SPACE (area in square metres) Common Activity Area 1 m2 / Unit 0 m2 (Used in open space) Useable Open Space 20% of lot 20% of lot (compliant) PARKING (number of spaces) Residential and Multi-Residential Uses 88 stalls 77 stalls (Variance requestec ) Multi-Residential Town Centre {Bach Units) 0 Multi-Residential Town Centre (1 Bdr Units) 0 Multi-Residential Town Centre (Added Bdr} 0 Commercial Uses 38 39 Educational & Assembly Uses 0 0 Institutional Use 0 0 Industrial Use 0 0 Business Park Uses 0 0 Comprehensive 0 0 Total Number of Parking Spaces for Uses Number of parking spaces for disabled 2.5 5 (compliant) . Number of spaces for visitors 4.7 5 (compliant) TOTAL NUMBER OF PARKING SPACES 126 116 (variance requested) Number and percentage small cars 10% or 12.1 11 (compliant) Number and percentage tandem spaces 0 TOTAL OFF STREET LOADING SPACE(S) 1 BICYCLE PARKING (number of space s) Short Term Bicycle Parking 35.8 I 42 ( compliant) Long Term Bicycle Parking 26 I 27 (compliant) OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site INo I Tree Survey/Assessment Provided I No Watercourse/Steep Slopes I No l Covenants, Stat ROW & Easements I 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: Wayne Bissky ~ Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. - Brlll~ta Coh.tmhl.:i Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members Re: 1241 FOR ADVISORY DESIGN PANEL MEMBERS 2017-385-DP // 11907 228 ST Pursuant with Section 8.1 I of the Official Community Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Permit Guidelines. See the guidelines in Section 8. I I of the Official Community Plan for the full list and description of development permit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive building expression and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • • Consistent: Yes bl] No D There has been no new development activity in this area in many years. This new building is a big step forward Explain: and will hopefully be a catalyst for change.This building will help set the tone and scale for how the area along 119th & 228th will develop. b. Help define the street and sidewalk areas as active public spaces. • Consistent: Yes Q] No D Explain: This building sits podium style, on the first to the second ·floors, supporting a pedestrian-oriented urban realm. It will be bright and welcoming, pulling activity from 119th and 228th Street. c. Provide a consistent and complementary scale of building form in accordance with the Development Permit Area Guidelines. • Consistent: Yes bZ] No D Explain: This new building maximizes the density while keeping a four storey human scale expression to the street, emphasized on the first & second floors. B. Building Fa1yades, Materials and Colour d. Ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fac;:ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • Consistent: Yes~ No D Explain: The client has requested a warm yet contemporary look to the building and we used natural colours to animate the exterior. The exterior materials will be easy to maintain and age well. This is a new infill building. Most of the other buildings along this street are old and only one storey in height. e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • Consistent: Yes Q] No D Explain: The materials proposed are warm, clean and simple, creating an inviting and open expression to the community. Maple Ridge Town Centre 1 DP Part II: Section Objectives Checklist Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-use buildings maintain an attractive appearance to the street. • Consistent: Yes Q] No D • A wood garbage enclosure is shown on the landscape plans to ensure an attractive appearance Explain: along the lane. Mechanical equipment is placed on the lower roof, screened from public view in the roofline C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • Consistent: Yes~ No D Explain: The main public space is along 119th and 228th. This building will encourage more pedestrian activity in this area. There are no places to hide from eyes on the street. h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • Consistent: Yes Q] No D Explain: Trees onsite are provided along the west side of the property. Some accents and planting are provided onsite and on the common decks. i. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • Consistent: Yes b{] No D Explain: The parking is provided off of 119th Avenue and is a pedestrian-oriented and simple layout both above and underground. j. Ensure service loading and mechanical equipment are designed to protect the surrounding businesses and residential areas from unsightly, noisy, and noxious environments. • Consistent: Yes [;Z] No D Explain: A loading area is provided along the lane. k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance with the Development Permit Guidelines. • Consistent: Yes [;Z] No D Explain: Outdoor decks have been provided; on south side and will enjoy solar access. FURTHER COMMENTS: Maple Ridge Town Centre 2 DP Part ff; Section Objectives Checklist Town Centre Development Permit Area Guidelines Downtown East Precinct Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fa~ades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fac;:ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Development Permit Area Guidelines I Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No [l;'-f.\';! •11 :rrm; 111 '._D,,. ".!l£Nil"l:lll,!I :r11-., 1fltll~ ,,,:;,.;.,..,,(J ll~ r::rr;,i if3i~--.:JM,l .~,;:~1~<.i.~~;: t;;-ah\i"lm::, ·,!'?,I:~ ;{:,iJi'"'·2~,:r;;.~;;-,s A.1 Buildin2 Mass and Form Al.I Maintain the mass and scale of buildings TCC MU MFR □ QI Al.2 Enhance the block with corner commercial buildings TCC MU ~ □ Al.3 Accent comer buildings TCC MU MFR 0 □ Al.4 Use pedestrian-scale desiRn elements TCC MU QI □ Al.5 Feature oedestrian amenities TCC MU MFR Ill □ Al.6 Des:ien large buildings into smaller modules TCC MU MFR Q] □ Al.7 Accommodate street-fronting units TCC MU MFR Q] I I Al.9 Ensure aonropriate roof pitch TCCMU MFR □ □ Al.IO Use desiim elements to reduce roof mass and scale TCC MU MFR QI □ A.2 Building Beig-bts A2.l Varv building beililits TCC MU MFR □ 0 A2.2 Maintain alignment of architectural features TCC MU MFR Q] □ A2.3 Integrate taller buildings TCC MU MFR □ □ A2.4 Step back taller buildings TCC MU MFR □ □ A2.5 Match building heiehts at the end of blocks TCC MU MFR □ □ A2.6 Manage obased develooment TCC MU MFR □ □ A2.7 Protect views TCC MU MFR Q] □ A.3 Build.in!! Setbacks A3.I Place buildings to reinforce sidewalk activity TCC MU MFR QI □ A3.2 Situate buildinJ? entrances for visibility TCC MU MFR QI □ A3.3 Provide adequate throu1?h.ways and lighting TCC MU MFR r;zJ □ A3.4 Provide clear sight lines from building foyers and lobbies to allow ~ □ visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU Ql □ A3.6 Respect existing buildings TCC MU MFR □ I I A3.7 Distin!!tlish entrances with arrival areas and courtyards TCC MU MFR QI □ A3.8 Locate ramps and entrances in areas that are highly visible TCC MU MFR l..ll □ Not Aon Ii cable ,i.-•(Jr~r~~ij □ □ □ □ □ □ □ QI □ □ □ Q] QI QI Q] □ □ □ □ □ □ QI □ □ Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. This is a 6 storey wood frame building over a concrete podium. Its relative density and program, combined with the site restraints and wood frame construction dictate a fairly simple and clean design while ensuring the project stays within the restraining budget. This area of town has relativley few new buildings for reference and our design will set the tone for an urban renewal in this area. Maple Ridge Town Centre 2 Development Permit Area Guidelines Checklist ~ w ~M@HhiM Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Not ~ t•~a ~ t1Hl'i111 :·lii ~:·r ... ;r,r:,..,:11.ll, ,, J:1,:.i-~·-•t•:1ff• •--r1r,-nT =· ~ .. , • -' B.1 Building .Fa~ade Bl.1 Address both sides of the block with comer commercial buildings TCC MU Q] □ □ Bl.2 Orient main entrances to face the sidewalk TCC MU MFR Q] □ □ Bl.3 Locate windows, doors, and entrv features at the street level TCC MU MFR QI □ □ Bl.4 Use a mix of common facade patterns and elements TCC MU MFR 0 □ □ Bl.5 Reflect orimnal facades and building scale TCC MU MFR □ □ Qi Bl.6 Respect oril!inal architectural elements TCC MU MFR □ □ Q] Bl.7 Respect old and new desiim TCC MU MFR □ □ 0 Bl.8 Maintain the horizontal rhythm of the street wall TCC MU MFR Qi □ □ Bl.9 Provide a visual division between the street level and llnoer floors TCCMU MFR QI □ □ Bl.IO Include continuous canooies awnings or overhangs TCC MU V I □ □ Bl.11 Ensure appropriate placement and materials for awnings or canopies TCC MU 0 □ I I Bl.13 Use windows to provide 'eves on the street' TCC MU MFR QI □ □ Bl.14 Enhance the public realm TCC MU MFR llJ □ □ Bl.15 Ensure sirrnage reflects building scale character, and materials TCC MU i;;zJ □ □ B.3 Buildinl? Materials B3.l Enhance the public realm with hi<>:h oualitv materials and detailing TCC MU MFR QI □ □ B3.2 Use materials consistently TCC MU MFR QI □ □ B3.3 Avoid the use of inaoorooriate materials TCC MU MFR V I □ □ B3.6 Use a mix of quality materials TCC MU MFR 0 □ □ B.4 Building Colours B4.l Select aonropriate colours TCC MU MFR Qi □ □ B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR Q] □ □ B4.3 Ensure a cohesive. consistent colour palette TCC MU MFR Q] □ □ B.5 Screenin2 and Stora2e B5.l Locate and enclose trash, composting, and recycling to keep Q] □ □ out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR 0 □ B5.3 A void conflict with neignbouring properties TCC MU MFR Q] □ B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR Q] I I Explain how the objectives for Building Fa9ades, Materials and Colour are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. This new building will replace modular trailers that have been in use in this site for this client for many years. Therefore there really isn't any precedent, historical or otherwise, that warrants referencing in the new building. Our new design will be very welcome and much needed enhancement of the society's ability to provide services to our community while also introducing greatly needed affordable housing. Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist Town Centre Development Permit Area Guidelines Checklist A licable Meet Guidelines: .es No Not ~l11T11'i111•-... '""--1,11-,t1·:.i,..,1,_ Mi C.1 Public Outdoor Space and Hardscapes Cl.I Provide public outdoor space TCC MU MFR Q] D D Cl.2 Ensure public outdoor space is highly visible TCC MU MFR 0 D D Cl.3 Provide connections between buildings, sidewalks, and outdoor Q] □ □ open spaces TCC MU MFR Cl.4 Ensure universal access for all public spaces TCC MU MFR bZI □ □ Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR Qi D □ Cl.7 Design hardscape elements as part of the building TCC MU MFR h/1 □ □ Cl.8 Tnte_grate pedestrian amenities with walls and/or landscaped areas TCC MU MFR l✓I □ I I Cl.9 Provide public art TCC MU MFR □ □ i;zJ Cl.IO Ensure new elements complement existing TCCMU MFR □ □ QI Cl.12 Provide smooth routes TCC MU MFR Q] □ □ Cl.13 Ensure barrier-free access TCCMU MFR Ql □ □ C.2 Parking and Parkin!! Lots C2.1 Provide required parking underground, where feasible TCC MU MFR ~ □ □ C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR □ bZI □ C2.3 Maximize pedestrian safety within parkjng lots TCC MU MFR Ql □ □ C2.4 Provide visible signage TCC MU MFR Q] □ □ C2.5 Consider developing underground parking garages TCC MU MFR bZI □ □ C2.7 Locate parking lot equipment away from the public street TCC MU MFR V I □ □ C.3 Lanes, Service and Loading Areas C3.1 Use lanes for service, parkin_g access and loading TCC MU MFR QI □ □ C3.2 Utilize Janes as secondary vehicular and pedestrian throughways TCC MU MFR Q] □ □ C3.3 Strengthen visual access of the lane TCC MU MFR Q] I I □ C3.5 Consider lanes as a community amenity TCC MU MFR Q] □ I I C3.7 Locate loading and service areas away from the street front TCC MU MFR lv'I □ I I C3.8 Separate loading from parking and pedestrian paths TCC MU MFR bZI □ □ C3.9 Screen loading areas TCC MU Q] □ □ C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR ~ I I □ C4.8 Maintain sight lines TCC MU MFR bZI I I □ Explain how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. There are no old, existing elements that should be complemented in the new design. There are also no plans to include Public Art in this project. Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist ~ Town Centre Development Permit Area Guidelines Downtown East Precinct Key Guidelines w ~mm1a-n1,1-ifM KEY GUIDELINE CONCEPTS 1. Provide a gateway to the Town Centre a. Does proposed development maintain architectural quality and character of associated new development? • Consistent: Yes 0 No D N/A D Explain: This large, new building will be a dominant signpost and visual for this entire area. 2. Create a pedestrian-oriented, boutique-style shopping district b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes bZ] No D ine main r1oor1stree1 poa1um 1nc1uaes a generous amoum or g1ass w1m a Explain: quality masonry exterior material as well as a continuous canopy along all main entries and facades 3. Enhance the quality, character and vibrancy of the Town Centre C. Does proposed development promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes 0 No D Explain: We are aiming for an animated, friendly approachable design that will encourage clients and community interaction. d. Are colours consistent and materials of sustainable quality? • Consistent: Yes Q] No D Explain: Warm earth tones reflective of the natural setting and our community's heritage have been used. e. Does the proposed building ( or buildings) present an attractive appearance to the.street and maintain a cohesive building style? • Consistent: Yes Q] No D Explain: While incorporating variety, there is a common cohesive approach to the exterior that communicates the intE~rior functions and spaces. 4. Capitalize on important views f. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes Qi No D Not Applicable D Explain: Unobstructed views to both Golden Ears and the Fraser River will result from this new development. g. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes D No D Not Applicable Ill Explain: There are no important views of existing buildings to be considered. Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown East Precinct 5 □ M 1MMii§M:JlfM Town Centre Development Permit Area Guidelines Downtown East Precinct Key Guidelines S. Provide public outdoor space h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase safety? • Consistent: Yes Q] No D The main public realm is 119th with the entry "plazas" and also the small Explain: "parkette" in the south-west corner of the site. 6. Provide climate appropriate landscaping and green features 1. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes D No i;zJ Explain: The soils do not permit infiltration, plus the development is very urban with the building and parking filling much of the property. 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Yes bl] No D Not Applicable D Explain: Planning has supported parking directly off the lane -We have provided planted and pedestrian access from the lane as well. k. ls required parking provided underground? • Consistent: Yes 6Z] No D Explain: Mostly, although some on grade parking was required due to site and soils constraints. Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown East Precinct 6 Town Centre Development Permit Area Guidelines Green Building Techniques A. Building Setbacks, Form, Mass, and Height Al .8 Design flexible ground-floor unit spaces in commercial and mixed-use buildings. • Consistent: Yes bZJ No D Explain: The design is certainly flexible and can accommodate other uses as they may change over time. A 1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes QI No D Explain: A second floor amenity deck has been incorporated allowing both staff and tenants access to outdoor space. A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes bZJ No D Explain: The building is stretched along the East-West axis permitting most space direct sun at various times of the day and year. A2.9 Protect solar access to surrounding buildings and minimize wind tunnel effects. • Consistent: Yes ~ No D There are no buildings nearby affected by the building Explain: shadows. Plus with the surrounding roads and lanes provide increased buffer. B. Building Fa1rades, Materials, and Colour 81.12 Use exterior shading devices to block summer sun. • Consistent: Yes D No QI Explain: Interior shading devices will be incorporated. 82.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes Q] No D Explain: Exterior lighting will focus on grade and limited vertically. 82.2 Encourage energy efficient lighting. • Consistent: Yes ~ No D Explain: We will incorporate energy efficient lighting to ensure cost effective lighting and electrical for this owner/operator. 83.4 Select environmentally responsible building materials. • Consistent: Yes bl] No D We will consistently select environmentally responsible Explain: building materials throughout but the biggest is our use of floor framing for the superstructure. 83.5 Minimize the use of unsustainable building materials. • Consistent: Yes bZJ No D Explain: We will. Maple Ridge Town Centre Green Building Design Guidelines 7 Town Centre Development Permit Area Guidelines Green Building Techniques 83.7 Consider life-cycle cost. • Consistent: Yes Ill No D Explain: Because this is an owner developer who will be motivated to keep operating costs in check, we will take into account life-cycle costs in our selection of materials and systems. C. Building Site Considerations C 1.5 Locate outdoor plazas to capture the sun. • Consistent: Yes QI No D The small parkette in the North-West corner will get continuous Explain: sunshine throughout the day as will most of the outdoor public amenities and private decks. Cl.I 1 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes i;zJ No D Explain: We will do our best in these selections. C 1.14 Encourage use of infiltration techniques. • Consistent: Yes D No Ill Explain: Soils will not permit infiltration. C2.6 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes Q] No D Explain: Handicap stalls are easily accessed and highly visible -see plans. C2.8 Use permeable pavement and infiltration devices on appropriate sites. • Consistent: Yes D No QI Explain: Soils will not permit infiltraion. C2. 9 Provide shade trees and landscaping. • Consistent: Yes i;zJ No D Explain: Where possible we have included trees on grade and planters on decks. C2.10 Provide secure and sheltered bicycle storage facilities for short-term uses. • Consistent: Yes i;zJ No D Explain: See plans. C2. l l Provide long-term bicycle parking. • Consistent: Yes Q] No D Explain: See plans. Maple Ridge Town Centre Green Building Design Guidelines 8 Town Centre Development Permit Area Guidelines Green Building Techniques C2. I 2 Provide end-of-trip facilities. • Consistent: Yes [;2] No D Explain: A shower has been included in one of the common washrooms for the office area. C3.4 Minimize impervious paving of the lane. • Consistent: Yes D No i;z] Explain: The city sets the standard for lane surface material. C3.6 Respect existing grades. • Consistent: Yes QI No D Explain: We are maintaining/respecting the existing grading of this relatively flat site. C4.1 Plant street trees. • Consistent: Yes [;2] No D Explain: As required by the city. C4.3 Minimize use of high maintenance plants. • Consistent: Yes [;2] No D Explain: Indigenous and low maintenance plants will be specified. C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes@ No D Explain: Done C4.5 Consider the inclusion of community gardens. • Consistent: Yes D No [;2] Explain: There is no room onsite for this function. C4.6 Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes QI No D Explain: Deciduous trees along the South will provide some shading in summers and sun when available in Winter C4.7 Minimize erosion potential. • Consistent: Yes QI No D Explain: Mostly hard surfaces will be onsite leave no erosion potential. Maple Ridge Town Centre Green Building Design Guidelines 9 j) Town Centre Development Permit Area Guidelines Green Building Techniques C4.9 Provide adequate landscape maintenance. • Consistent: Yes~ No D E 1 . . This is an owner/occupied building with an ongoing maintenance xp am. b d u get. C4.10 Consider incorporating landscape plantings for green features. • Consistent: Yes D No Ill Explain: Not anticipated. C4. l l Incorporate low impact stormwater features. • Consistent: Yes D No Ill Explain: Not permitted by soils. C4.12 Consider rainwater collection for re-use. • Consistent: Yes~ No D Explain: Stormwater detention is provided onsite and and be used to water the plants in summertime. C4.13 Use natural plantings and green space to support habitat. • Consistent: Yes Ill No D Explain: Birds and smaller critters can enjoy the plants and trees. C4.14 Retain existing mature trees. • Consistent: Yes D No QI Explain: There are none onsite. Maple Ridge Town Centre Green Building Design Guidelines 10 JI ) .J PRELIMINARY ONLY NOT FOR CONSTRUCTION Maple Ridge/Pitt Meadows Community Services Development Permit Drawings (=:J Town Center Boundary ~ Cental Business District [ZZ] Sub-Area 1 /J. N List of Drawings Sheet A10 Al.1 "2.1J A2.I A2.2 A2.3 A2A "2.5 A2.6 A2.7 A3.0 A3.1 A3.2 Al.3 M .0 A4,1 A.5.0 A.5,1 AM A5,1 AU A7.0 ~ Scale Cover Sheel & Sile Location As Noled Existing Survey 1:250 Proposed Sile Plan 1:200 Underground Par1<ing 3/3T~1·-<r Main Floor Plan 1/8"•1'-0" Second Floor Plan 1/8"=1'·0" Third Floor Plan 1/8"=1'-0" Typical Floor Plan Fourth lo Siidh Floor 1/8"=1'-0" Roof Plan 1/8"=1'-0" FSR & Gross Floor Area Calculallons 1"=30' Enlarged Unit Plans 1/4"•1'-0" Enlarged Unit Plans 1/4"=1'-0" Concept Kitchen ElevaUons 1/4"•1'-0" ConceplKitchen Elevalfons 1/4"=1'-0" North & East Bevalions: & Exterior Material 11/8"=1 '•0" SOUCh & WW Elov.1Uon1 1/8"=1'-0" Bu~ding Sections As Noled Building Secllons As Noled Concept Only Wall Assemblies As No!ed Concept OnlyGeneral Details As Noted Concept Only Cons\rudion Details As Noled PerspecUve Vignellcs $heels in Set NTS CORPORATION OF THE DISTRICT OF MAPLE RIDGE !llffl'Pl 1 i·h 11 {tjl.tii;f If ~j'jlh 1 r' !) .!·1tH~11 i-1,R :•i 1 !l• 1· • J I • If-. I '1},-~1141 .. ,1111 l;I j Ul. l~f t (I) (/) ::) -0 (I) X ~ 'en u ~ a.. 0::: ~ ,CY,O(tlD u "' . " a: i :,s iil 5 ~ ~ ~ C a: iii .9 ~ ~ .. ! ~c -o Q):.:; Q) ro ..c (.) CJ) 0 ,.__ _J ~2 0 ·-(_) CJ) ~ d, I ;; Cl a: Ai Noted W8/JM 120 A1 .0 ~ Storm MH Rim Elev=45.43 S lnv=44.38 {1501 PVC) W /nv=44.27 (250 Cone) E lnv=44.31 (250¢ Cone) PRELIMINARY ONLY NOT FOR CONSTRUCTION 1,,\ 'o':l 'o"';, ~-1,P· 'o\) 1,,'o· MH Rim Elev=45.93 to0, IJotld 150, D«id N lnv=42.2B {200¢ PVC) '\\\ "J'o ':lb. W lnv=42.26(200 Cone) 1,,':l· ~ I>. 1,.'c· 'l,'o 1,,'c· ~ 1,,'c· 'ob. E lnv=-42.27 (200¢ PVC) ~':>> 1,,':l~ 1,,'o~f 19 fh 1,,'c"A 1,,ll· 1,,'c· G..I,,) 1,;J' 0 Roof Peale 50./1- . (') . ,11venue - 'b'-~-SPEFlJfJl)IJP Rem 54 'oO; n, ~- 1,,':l~ 1,.,;i· 111 ~~ J w· ~-~ EX1STING 8/JIIJJING Plan 34914 tlil tlil ~ ~ ~ 1,,'c l 1,,':l· I --z= ~- Date: 2017, August23 1:52:57 PM File t1Bme: 1241 2017-08-17 Alet!IIH:wral DP,vwx tlil ~ G..~':l l,;J' ·Roof Peak: 50.11 'o'l, • SPElI)fJIJJIP 1:i"J 'o\) ~-1,,':l· ~p Sanitary MH Rim E/ev=45.93 E lnv=44.04 (150¢ Cone) S lnv=44.01 (150¢ Cone) @ Terra Pacific Land Surveying Ltd 22371 Sl Anne Avenue !ilapJe Ridge BC Phone: 604-463-2509 EXISTING 8/J/IJJING Storm MH Rim Elev=45.97 E lnv=44.27 {200¢ PVC) S lnv=44.19 {300¢ PVC) Client. MRPMCS Project: 11907 228th Street Maple Ridge, BC Drawing Title: , w· B ~ ~ Plan 21553 ~ ~~ '--~':> 'jJ" -96.-.Jt~_--- ~ C<1K:R£TE a/RB ). Topographic Survey Plan Of Lot B (AD134453) Bk 3 DL 401 Gp 1 NWD Plan 21553 Benchmark Notes: Elevations Are Geodetic Based On Monument 84H0106 Deva/ion = 39.520m x:2•·,. 1,.'c-~ ~- ASPHALT PARKING AREA )~ ~'),':> 1,.'c· @ Date: February 1, 2017 Revised: May 8/h, 2017 File: MR17-731Topo2 ,~ \)':> ~'1-<:)'o ~-~-i;\·~\· • ~ (;. Sanitary MH 11111111 f'J Rim Elev=41.11 ~~ S lnv=45.18 (250¢ Cone) "'~':> ,,rt-">' 1,.1· 1,.1 'l,':l ,~ i;I· --+--., Q.) ~ --+--., ~'\>'\, :S ~ ,,,, 1,.1· ~ i;I· ~, ' 1,,'c· ~ i i i1i;10i;1~'l, \)\ . i;I· ~~~'\ 1,,'o· ,._ ~ C'\J~~ 1,.'c· 1,.ll~I. ~'oi;?_ 1,.'c· c:, i...:--::~'\. ,---.,.,.,,------, l>P" I Storm MH I 1,,'c~I) I,.' 1,.'c~ 0 i),I>. ~ 'o\) ~-.~- i"l <I> ~w· "I) ~ I "~ 'o\) w· w· w· ':>~ -, 1,.'c· Rim Elev=46.84 N lnv=4J.34 (250¢ Cone) S lnv=4J.20 (JOO¢ Cone) D.il.llt ISSUED DRAWINGS ~ntillJH ht-ti•, a1 ~Ulli''Ut f .. ,,.!ri ~ ~~ ,tt-uoJ :!~ -1 ih ,1~·· ~ h-~81 nj f1ff!!r~f!i flu-it ~~.i !I Hfuf,~" 'll •0 ta •!! • R 'i -l •!" 1tiit1 h 1~i hi,.h.r[d Q) en :::i "O Q) >< ~ Cl) () ~ 0... 0:: ~ el ] ~ ·e, E E 8 3: 0 ,:, "' :E i:: ;;: ,:; C, ,:, a: ., C. ~ ,·','\ ♦(1 1. ,.':I >-~ ~z en Q Cl)f3z cc~~ Z<e~ ~~~ a.."'"" UJ I':! I-Wz (/) !§- w bc> zwz >-t:z <t G~ >a: ... > <(O. 10aU11: Scale [Crawn Project ID iSheet >, (I) 2: :::::, Cf) 0) C +:, en ·x w j ~ j " 0 a: ~ ij ~ I li!~~.c £N~~;_ i~,.,~ lijH i:i~~ ~~t.~i 2017-12-18 1:250 WB/JM 1241 A1.1 ,--I \ Existing Tree Table Floor Area Ratios Tag Common Name Count DBH Drip Line Remove/ Surveyed (m) (m) Retain Gross Floor Area Floor Parking A89idential Commercial Total E01 Deciduous I 0 82 10 00 Remove Yes EO!I Deciduous 1 0 66 13 00 Remove Yes I !e0-1 Deciduous 1 0 49 13 00 Remove Yes EO> Deciduous 1 O 66 13 00 Remove Yes Ur'ldo.f910UM Parking 27,215 SF OSF OSF 27,215 SF ,._, 0 SF 514 SF 14,575 SF 15,089 SF F-2 0 SF 7,360 SF 5,8B6 SF 13,246 SF FIOor3 0 SF 13,309 SF OSF 13,309 SF EO& Deciduous I 0_66 13.00 Remove Yes -· OSF 13,309 SF OSF 13,309 SF Floors 0 SF 13,309 SF 0 SF 13,309 SF €07 Deciduous I 0.49 13 00 Remove Yes Floor6 0 SF 13,309 SF OSF 13,309 SF E08 Deciduous I 0,49 13-DO Remove Yes E09 Conirer , 0,49 1300 Remove Yes fOl>I: 27,215 SF 61,110 SF 20,461 SF 108,786 SF E10 Deciduous , 0,49 13,00 Remove Ves E11 Deciduous I 0,49 13,00 Remove Yes e;2 Deciduous 1 049 13,00 Remove Ves OFI Deciduous 6 0 66 13,00 Retain No T«.!Count 17 PiJfmll. Tree (DBH > 20cm) ~ant Tree (OBH > 50cm) Slgnill!!._1'11: Tree Sland (DBH > 50c~ of 2 lrees within 1Drn) PRELIMINARY ONLY NOT FOR CONSTRUCTION FSR (Net Area) Common Residential Cornmerclal 27,215 SF O SF OSF 850 SF 0 SF 14,239 SF 2,231 SF 5,496 SF 5,518 SF 1,863 SF 11,446 SF OSF 1.863 SF 11,446SF OSF 1,863 SF 11,446 SF OSF 1,863 SF 11,446 SF 0 SF 37,749 SF 51,280 SF 19,757 SF T~Commet;!!l& rui1~/'IUal ~1,og!ttt110 G1A· Ratio of Net lo GFA Residential Commercial NIA NIA 0,0 % 97,7% 747% 93.8% 86.0 % 86.0% 860% 86.0 % 839% 81.1% 966 % Residential Unit Matrix Calculations Non Market Housing Net Area # of Unils / Floor Unit Type Bedrooms Floor Area Fir 1 Flr2 FlrJ Flr4 UnUA 1 Bedrm 514m2 553SF a UtiitA2 1 Bedrm 52.9 m2 569SF I UnilB Studio 37.2 m2 400 SF 0 UnitC Sludio 37.2m2 400SF Unit D Studio 37.2 m2 400 SF UnitE 3 Bcdrm 83~1 m2 894 SF 1 Unll.F 2 Bedrm 73 5m2 791 SF l lb:,llG 2 Bedrm 719 m2 774 SF Ti;Kat 10 21 21 S'o[SludioUnits: 36 38.3% • of 1 Bedrooms: 40 426% I or 2 Bedrooms: 13 13.8% # or 3 Bedrooms: 5 53% Toi.t " 100,0% FlrS Flr6 Tolal Tolal Net Area 8 ' 35 1,798.1 m2 19,355 SF 1 1 5 264 3 m2 2,845 SF 0 0 2 74.3 m2 800 SF 29 1,01a a m2 11,612 SF 5 185.8 m2 2,000 SF I 1 5 415.3 m2 4,470 SF 2 2 8 1,078 8 m2 6,328 SF 359.5 m2 3,870 SF 21 21 94 4,764 O m2 51,280 SF -----~ ---I / --I / --........_ --------l -..__ ✓ ~~~~~~~~~~ -~ <;;;__:_ ---, .,.,,/ ~// ,, ' ' ,,,.,.,, ,," ,✓ _.,.,,. / ,,,, .,,,,/ ~-'..... / ,,,I' I/ .,..,,.,,,. / _,,./· I ,,,-,,/ / ,-I ,- <--~ -~ -'~ ~ ' ' ' ', ', ' ' ~--' ' \ _ • .,..--,, ', 119th Avenue \ ', --' •·-::-:=.: '' \ \. -\ Gt~P~-.... --.... , /---.... ~· ~ll~ltl _t;E::.F: .... -3 ✓,,--.... ,, -~, r:~.:... ~'-'-· J • (( --.... ; :, ' J.. 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', ( t,...,._ I _,; ,, ~ --B/ •·--~ €3 -e=== ~-/ ---· --------c..:,--.z.:::--··-··-----~.:-"-~ ~-",' ',~-.. ---..~ -, __ ----------------------........ ,,_ • \ --------------------------.....--.... --.; ... ____ -......... , -------------------...__ ---..... ___ .... , '\9--····--··~-------....... _ '-,, ',, ,.1..>· ·x N w " N \ Proposed SittEI,~ ~ Dole: 2017, December 18:10:22 AM Fi/a name: 12.41 2017-08-30 Architectural DP.vwx {1 ~~ I I q i/ J I I I I ~· .' / I I I n \. I Z0ning Information Town Centre Commercial Existing I Required: Propoud I Provided: Lal Area: 186.0 m2 2,002 sq fl 2,746A m2 29,562 sq fl Road Dedication: None Environmental Dedication: None Building Heighl: No Reslriclion 6 Stories lolWidth: lot Deplh: L°' Coverage: COl'nmof\Ac.lMfy-Area: • or Residenlial Units: eom.r,nrljlt!IGFA: Residential FSR Ratio: Difference: Setbacks FronlSelback: Rear Setback: Exlerior Side Yard Selback: Sm 27m 100% NA NA NA 6,316.8 m2 2_3 0.0m o om o_om lnlerior Side Yard Setback: O Om SCl:tb.'leb Above Floor 2 Apartmenl Front Selbadc: 7,5 m Rear Setback: 7.5 m So~ Above Floor 3 lnlerior Side Yard Selback: 4,5 m Parking: Sludio: 0 60 / uni! 1 Bedm: 0 90 I unil 2 Bednn: 1 00 / unil 3 Bedrm: 1 10 / unit ResidenUal Visitor Parking: O OS / unil Commercial: 1.00 I 50m2 Sub-Total: 2 00 / unit Handicap Accessible Parking: 1/50 Small Perking Stalls Allowed: 0.1 Bicycle Parl-:ing: Bicycle Requirements Resldenlial Long Tern,: 1 / 4 Units Short Term: 6/20Units Bieydo Requirements Commercial Long Term: 1 / 750 m2 Short Term: 6 / 1500 m2 List of Variances Type Silllng Front Setback Floor 3.5 SilLing Rear Setback Floor 3-6 Residential Parking 67,993sq fl 28.6 Slalls 36 0 Stalls 13.0Stalls 55Slalls 4.7 Slalls 38 0 Stalls 126.0 Stalls 2.5 Slalls 12,6Slalls 23 Sslalls 282stal1s 2,5stalls 7.6 slalls 30m 72m 53.5 % 94units 1,900 9 m2 4,764 O m2 1.735 1,552,7 m2 oo m □-□m 00m oom o.om 2.Sm 23.6m 18Slalls 36 Slalls 13Slalls 5Slatrs 5 Slalls 39 Stalls 116,0 Stalls 5Stalls 11 Slalls 24 SlaUs 34 Stalls 3Stalls B Stalls 15,817 sq ft 20,461 sqfl 51,2B0sq ft 16,714sq rt Variance 7.Sm Variance 5 Om Variance 11 Variance 1 Required Requested 7.5m 7.5m 84 Stalls a.om 2.5m 72 Stalls Existina Prooertv Cine 11907 2281h St Maple Ridge BC Legal Lol B; Plan 21553 PID 016·029-500 Area: 29,610 7 SF 2,750_9 m2 z-C-3 OCP COMM OJU ISSUED DRAWINGS !l-!i,i-lSIPI lt-gijb•hlil ilufi 1~ht f • rfcfisJ., -liflhJltf :lhtHt!~I ,1Hlit:!h ·r;!l!"f!;•·1 i1U{!!h1, ai1jtf(Hil Htu,.,u! Q) al . en .g> :::, ii: "C <i Q) X ~ Cl) () ~ 0.. 0::: ~ ~ a, u -~ a, V, i!-·.; ~ 8 ~ "O :B :;; f o) en "O a: a, Q. .. :;; ~-.,... • 1 • '·'-' ;:: u5 ~ ::: ~ 0 >-;::: ~ z (/)~ ~~a Ill in z~~ W~o:: I::>O a."" ci' LlJ LlJ r-w 'z en~- w bC!.l zwz >-t:z <( Iz >~::i > <CQ. 10.- ;Prolod 10 C: co a. Q) _. u5 "O Q) Cl) 0 a. 0 ,._ a.. M ~ C a: in .3 j :;, " j " Cl a: ! ~ i Ir.Ii! iS: ~ f~ii i ;;:k U!11 2017-12-16 1:200 WB/JM 1241 A2.0 (-- t f i WA Y N E ST E P H E N BI S S K Y • ~ ~ AR C H I T E C T U R E & UR B A N DE S I G N IN C 6 PL A N N I N G IN T E R I O R DE S I G N )> N l:: ~ #2 0 4 22 3 2 0 L o u g h e e d t - l i g h w a y . .. . . . . " Ma p h t IMg B . B.C . V2 X 2T4 ': f -;: ph . 60 4 - 4 f i 7 - & 3 0 0 fa x 6 0 < ! ~ 6 N t 3 0 S a, E-m a i l: bis s k y @ t e ! u s n el '.! ! ~ ~ We b s i l o ; ww w . b l s s k y a n : : h l l e c ! u r e c a a: ~ :r § r Cl ::: J (1 ) __ , , , ' 9 A r- .. ~ .. - ., _ ., _ __ _ ,, _ ___ ,,~ - --- .. - ·- : - i I I I - - ' r I ! ! i I . I I f- \ -- 1 \ I I • ~ I I I I I I I I \ I - I ~ \~ ~ ( \ ::! . I I I ~ 0 I - I I ill I I I I I 81 I m I ~ -- m I m I m ~ I 'l: - I - ~ I Rl I !') i C ~ ~ 5. "'" ' :,: ic a -~ • eo i:c -,, : : : , ~ i~ w w D> r~ g :J . ·· • CD g: - - ~ ~ m ~ - ~f l ~ • If t ~ w Rl ~ .. . . . . . . . . . . . . . . ~ 0 : : ;j' ; ! : .. m ! ·t -- · .. ----- al; - ( '. I I ~i 45 44 I I I - 3 • G G ~I I - r I ~ II 11 10 8 8 1 : 12 13 14 15 16 I ~ II '. .. ~ - - - - - - - - - - - - - -:: . < - - - - - -- - - - - - - r I I I Cf I I 21 20 19 16 17 I I I~ 3 ,· ·+H + 'l ' l · +l + I · I l:l I - ; t fr • I P! I l:l 1~ + 1 : ,, j . , H , - l .. 1 .. 1~ 1 • • I J I I: - ~~ :.if , ~ .. I .. .. I I ~ .. i)i 1,, I ~ • I - L - - - - - - , fl - l.! f · IT ~ I I a: ~~ ~ I - I ~ I - i N - :il : j~ ~~ :~-- - - · ·- I • 'a · : :: ; • : :'. I L . 11 ill I - I .. I r :g I I ~ I r Ii ~ I I id I - I l:l I 112 1 - 1f I 34 35 I 36 37 I 6. I I I I - -- -- --- • .I 43 42 ., 40 39 tJ 36 I ;· ~ ~ :_ ~ I I I I I I I I I I I I I I I I ! : I I I I I I J . L.. I __ ___ ,. _ ___ _ .. _ __ _ __ I __ ___ _ / ,, ... . _•:- , . 'd • d C ·t y S • • • Ma p l e Rt ge /P1 t t Me a ow s om m u n , erv 1 c e s ,_ : ; . , Un d e r g r o u n d Pa r k i n g ~ ~ 'M R P M C S ' Mi x e d Us e Civ i c Ad d r e s s : 11 9 0 7 22 8 1 h Sl Ma p l e Rid g e BC Le g a l Ad d r e s s : Lo l B; Pla n 21 5 5 3 PIO # : 01 6 - 0 2 9 -50 0 22 8 t h St r e e t CO p y n g h lRes e r v e d fu r t h e r lo A I B C By l a w 28 ( 3 ) . all pla~ s sk e t c h e s , dra w i n g s , gr a p h i c r e p r e s e n l a ~ o n s a n d s p e c i r l c i ! l i o n s P,E P : 3 r e d b y lhe arc h i l n - c l a r e . a n d o 1 e l l 1 i m e s r e m a i n l h e e x c l u s 1 v e p r o p e r t y II W a - , N ~ ! l b " M y A l c t ~ ~ l . k W f t O N p . ~« d ~ ~ l l l l l ~ D O V l l l l l l i l l . . . , . -. ~ t J l " . - . 0 t .. . . . ,. . . , . p , , . . . , o r • ._ . ~~ ~ ~ ~ ~ ~ , ! : ~= .. ~~ " : : : : : : ~ - - = ~= : ,. _ . , . , a , l ) l l c o n f l t ; i ; w i - . ~ ~ N . . . - • ' l - 51 s . -0 ;o m r ~ z )> ;o -< <O 0 s: z r )> -< < z (1 ) ::: J ~ C (1 ) il 0 ;o () 0 z (f ) -- l ;u C () -- l 0 z ._) I 23 "' r 24 ... .. 25 26 I .. . . ..fill .. ~,~ncir .. 27 28 119th Avenue .. 1 '· ... I [TI] ~~ ~ ~ 29 30 31 32 33 34 35 PRELIMINARY ONLY NOT FOR CONSTRUCTION ITil ~I ~ .(10,tqft I ... I .. 11W1 J ) 11 111 --I ::: I [TI) ~--· ... 1 .. ,!!rt?: " -!I 36 37 38 39 40 41 42 43 44 L : .J ----... ~ .. .. .. --· -··------· -----··--·------· -·----- I i I __ E~.--c·~ .. -··,······-············· ................................. ~ ·-----.. -··-.. -··---••+lL-••-· -··-.. -+-·-.. i .. _ .. _ .. _,._ .. _._,,_,. ·t-·- BC Housino Design Gu1dlrnes ' ' . . ' .. Floor Area Ratios Gross Floor Area ..... Parking Residential Commercial Underground Parking 27,215 SF 0 SF OSF Floor1 OSF 514 SF 14,575 SF Floor2 OSF 7,360 SF 5,886 SF Floor3 OSF 13,309 SF 0 SF Flaor4 OSF 13,309 SF 0 SF FJoorS OSF 13,309 SF OSF l'bo1G 0 SF 13,309 SF OSF T-27,215 SF 61,110SF 20,461 SF Total 27,215 SF 15,089 SF 13,246 SF 13,309 SF 13,309 SF 13,309 SF 13,309 SF 108,786 SF Dale: 2017, August 24 10:57:44 AM File name. 1241 2017•0B-24 Arch1\ectural DP.vwx . ,, . ' " FSR (Nel Area) Common Residential Commercial 27,215 SF OSF OSF B50 SF OSF 14,239 SF 2,231 SF 5,496 SF 5,51B SF 1,863 SF 11,446 SF 0 SF 1,863 SF 11,446 SF OSF 1,863 SF 11,446 Sf OSF 1,863 SF 11,446 SF o SF 37,749 SF 51,280 SF 19,757 SF T,n.hll,._.., __ &....#:,,1 & R~11-•:-1 D-•1--, rt1N041ft rlFA• Lane ~ ~ ' . . . " . "" t . ' ' ... Main Floor Plan . ' Scale: 1/6' == 1'-(j ,. ., . . -... ___...,.,, ..... , ... ,= ~•······ .?' ..... ' .. Ralio of Nel lo GFA Resldentlal Commercial NIA NIA 00% 97,7% 74.7 % 930 % 86 0% 86 0 % 860 % 860% 839% 96_6% 87.1% O11,.1-C'NSK>NSANDSPM..i~ARE r-.u1 rlNAl.SUUJECT 1u\..HANGE a0.>uN..e.\1HE,NPRWIEOONARQiDlla"&24 ) N ..... "" Q) '" ~ :;: " ..... 'O (f) ui j Cl .c .s ;;; ...., ·;;: co w N [ N j 1 ~ Oalll ISSUED DRAWINGS (I) en :J 'O (I) >< ~ Cl) (.) ~ a.. 0::: ~ Date: Scale Drawn Projecl ID Sheet " 0) i a: -1t ,l in ~ ~ ~ C co 0::: .... 0 0 u.. C ·cu ~ j :; 0: i,i 3 ~ E ~ 1 2017-12-10 1/6"=1'-0" WB/JM 1241 A2.2 ~ i r F-~ -WWW Im ~~ ~ '"';;}'.,/3.J'Z"'" ~ '""',.t"".~ Roof Deck ~ PICl'IU!e'« .J'iM • ~ Slafl'Rl)(lm l~ftl ---------------•------ BC~liousmg Design Gwdhnes ' ~ . Floor Area Ratios Gross Floor Area Floor Parking Residential Commercial Ufldargrcunc:I Parking 27,215 SF 0 SF O SF Floot 1 OSF 514 SF 14,575 SF Fl>o<2 OSF 7,360 SF 5,886 SF Floor3 0 SF 13,309 SF O SF -· 0 SF 13,309 SF O SF FJocwS OSF 13,309 SF OSF FIOOt6 OSF 13,309 SF 0 SF [rn c.-.ac,,-~ ~ '--@I -»~IIJ -- III) ----&ii Ii£! ~ .. m Corridors 659 sq ft tuturoomce ~. (I_2J lilll ~~ 1ml lAdrmn,..Slot ~ [ill PRELIMINARY ONLY NOT FOR CONSTRUCTION 119th Avenue ~ ~ @ ~ -\ -r--F:..---=-=:..~+----r -: -I ■ I I ~~# ·•. t J ; • --~::-... 1------l1r==i!Ol>O?' ~JoW 1~--~ 11 QI~~~ cm , ..... ~ ... ti, 1-FR:JH-t--lJ-,-=-- ON I [IT! Mezzanine 3'18sq ft Di'! D • q; Mi:dll Pu;pclH SP?(-q 492sq ft UP -it,.., ·= : --··--··--·· :.~· -==-~· \ I I ~ _i] -.• I I I i i V\\'C~..or ~ ~r.loaillion ~ -2~11.1 09a ·~•a7iim"'l" .::·,1::., Area of Mechanical Equipment Roof Deck .. ---------------- open to outdoor play area below Roof Deck 1!!l!!J!. ·-lf~--· ··-·-··-+-··-nlfl ~ ~ ------··--··--··--··--~----·--·--•·--··--··+-··--I : ~ ··--·-·· --1 II I . -··-··-··-··-··-··-·-··-··-··-··-··-··-··-··-··-··-J Lane ~ II • 4n Second Floor Plan Scale: 11a· = 1·-cr FSR (Net Area) Ratio of Net to GFA Total Common Residential Commercial Residential Commercial 27,215 SF 27,215 SF 0 SF 0 SF NIA NIA 15,089 SF 850 SF 0 SF 14,239 SF 00 % 977% 13,246 SF 2,231 SF 5,496 SF 5,518 SF 74 7% 93.8% 13,309 SF 1,863 SF 11,446SF 0 SF 86cQ% 13,309 SF 1,863 SF 11,446 SF 0 SF 86_0% 13,309 SF 1,663 SF 11,446 SF OSF 86.0% 13,309 SF 1,863 SF 11,446 SF OSF 860% Totol• 27,215 SF 61,110SF 20,461 SF 108,786 SF 37,749 SF 51,280SF 19,757 SF 83.9% 96.6% TOtalComJl'Mlofci.ll & RO'):ldan1l11I Rlltio o1' N~ 11., ,6 Dale: 2017. Augusl 23 1 :53:05 PM File name: 1241 2017-08-17 Atchileclural DP vw,; ':ac24"J _. Q) ~ _. Cl) ..c _. co N N "' 041 ISSUED DRAWINGS ~If.Rill II •l"[&l•; H !}ufitll!t i f?}i-i f; if(:11J:1B,~ ; hi111j1J n1ifhf31 •ilf~iJI hii1tl;j1)1 tiiH!f11~[ a.fi~l1~,i_i. Q) :;i . Cl) a ::) -0 Q) >< ~ (/) () ~ 0.. 0::: ~ ~ -~ "' ~ ·-= :, E E 0 u ~ 0 "C "' ~ ~ 0:: .; "' "C "ii: ., C. ~ ~·'(\ • 1 • ,.~ (j >-~ ~z " II'. 0. ;; ~ ~ ~ ~ C/J ~ Cl) fZz iri c* zzw L1J ~o :r:~@5 a.. ~a:: w w r-w~ (I)~- LlJ t;(!) zwz >-t:z <( Iz >~::i >«a. Date: cale rawn ;Project ID Sheet C Cll a:: L.. 0 0 u. "O C 0 u Q) Cl) " j " " -3 " " 1[ § l f ~,~ I -§.i!'f .• a •"il•• Ji~•®" i::i1 ~i~D ~~i~i ~i-a~~ 2017-12-18 118"=1'-0" WB/JM 1241 A2.3 " ) PRELI MINARY ONLY NOT FOR CONSTRUCTION 119th Avenue ~ ~ ~ -~ .~•-··-··-··-·· ·r-··-·· . ··-~-··-··-··-·· .. ··-··-··---··-··--~~---·-··-··-~ I,.;:=-, c J -· (fa r::=i.1 . -11 1 I ·-~ ~~~· ~-- .i~1:. .=x~. ..::n; .. ~ -=-.,!~• ·l ~;~;.. ·-~ 'fS::.": ;~ ~:!i-• ·"· "\ I I J~ I I I I I 2u~ 77◄sqrt .... I :~ I :zE! I lil ! I -··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-··-••-I--•-··-··-··--+-··-··-··-··-··-··-··-··-··-··-··-··-·-··-··-··-·· ··-··-··-··----··_j Residential Unit Matrix Calculations Non Market Housing Net Area # or Unils / Floor Unjl Type Bedrooms Floor Area Flr1 Fir 2 Ffr 3 Flr4 Fir 5 Ftr6 Total Tolal Nel Area UnilA 1 Badrm 51.4 m2 553 SF UnitA2 1 Bedrm 52.9 m2 569 SF Unll B Studio 37.2m2 400 SF u ... c Studio 37.2 m2 400SF IJnllD Sludio 37 2m2 400SF Unli\E 3 Bedrm 631 m2 894 SF Ul'litF 2 Bedrm 73.5 m2 791 SF UnltG 2 Bedrm 71 9 m2 774 SF To&al: 10 • ot Sludio Unils: 36 383% # of 1 Bedrooms: 40 42,6% I of 2 Bedrooms: 13 138% • or 3 Bedrooms: 5 5,3% T-94 100,0% Floor Area Ratios Gross Floor Area Floor Parking Residential Commercial ~our,d Parking 27,215 SF OSF OSF ,_, OSF 514 SF 14,575 SF ia-1 OSF 7,360 SF 5,886 SF '-l O SF 13,309 SF O SF Floor4 OSF 13,309 SF OSF Floors 0 SF 13,309 SF 0 SF Flcor6 OSF 13,309 SF 0 SF T-27,215 SF 61,110SF 20,-461 SF 21 0 7 21 Totat 27,215 SF 15,089 SF 13.246 SF 13,309 SF 13,309 SF 13,309 SF 13,309 SF 108,786 SF Dale: 2017, August 23 1:53:07 PM File name: 1241 2017-08-17 Architectural OP.vwx 35 1,798.1 m2 19,355 SF 264.3 m2 2,845 SF 74 3 m2 800 SF 29 1,078.8 m2 11,612 SF 185.8 m2 2.000 SF 415.3 m2 4,470 SF 1,078 B m2 6,328 SF 359,5 m2 3,870 SF 21 21 94 4,764,0 m2 51,280 SF FSR (Net Area) Common Residential Commercial 27,215 SF OSF OSF 850 SF D SF 14,239 SF 2,231 SF 5,496 SF 5,518 SF 1,863 SF 11,446 SF 0 SF 1,863 SF 11,446 SF OSF 1,863 SF 11,446 SF O SF 1,863 SF 11,446 SF OSF 37,749 SF 51,280 SF 19,757 SF T~tnlco,n,neo;i,il f. R!ll8:!!:n~ ~10 ~ Ntj H! Of'.Af Lane ~ ~ ,. Third Floor Plan Scare: 11e· = ,•,o· Ralio of Net to GFA Residential Commercial NIA NIA 00% 97,7 % 741% 93,8% 860 % 860% 86.0 % 86.0% I 83.9% 96,6% 87.1~ ..... Cl) Cl) L.. +-' (f) ..c ..... co N N Do!e tSSUEO DRAWINGS flfHtlJII 1.r-,,hH1sl J.1-ihY·lu Hl31:tH1! HtHn!1s.1 :Uf111Jl~1 t?Ji"fh! 11 •11"~• ,jz,1 1 f !!t!li1l1 i h1Jtll1l!l ! i ~.,,H~1 t Q) al Cl) . ::, .g ii' . -0 1 Q) " ~ X ~ ~ "' ~ . a: (/) ~ in (.) :§ 2 .; l:i Q. 1 ~ 0:::: ~ :/ " 2 0 J l 0 a: ~ u ] i'!' "E E C E ('Cl 0 a.. u '.G ,.._ 0 0 iil ~ 0 i:: u:::: t -0 ,.._ -0 .c: ii: ~ I-C. :E "'1'' \.iJ 0 >-!!, ~ z en S2 (/) f:3z a) O,! zzf:3 I UJ ;jic:, ~ ~ a:a: I::io i;' ": ~ CL ~iY ,., ~ UJ w !~!ii I-UJ~ (/)~- w be., j~ijfi zwz rt::z u~a a <( Iz ~~:5 it.~ <CO. ~Hw< 1ale: 2017-12-18 ca~ 1/8~=1'-0" --- WBIJM reject ID 1241 r··· A2.4 ) PRELIMINARY ONLY NOT FOR CONSTRUCTION 119th Avenue pt,, ~ ~ ·······--~--~ ---" ,---·····•:"· --~~,::::"o:cc::::::,:,:;:{:,::,J .'.:"., ... ,···--ftfr'::.··.··-: .. ~,--•.•:-:-.g :•:•.·.-.•.•,.f ···~ n I ··--·---.. ,--·· ~ ·······(·=~::-:-~-:-,Ftt"3-:::.:::'::..-.-J····; ·····f :·.c,,:;:\~;;:~:':':';!!C:·1-·-·: ~--,-~ -~-;~: .. ! l •• "'-~1:r· ... J. --:1:r· =~ ..::,~. ~ · .. : ,.,; ~ti;;.. :-· .•I !',:::::::.::::~::::: u : :::·: ·c .• ' • ~ ..•. ~-... H .... -tG• ··- !-• ,. L.~ .,. ~:.'.:' UnilA i"eedm. ..... , '·. :, , ... : I , .... Pr: ..... ,, --·.·.·.,·. ,._._!!_:_:--~,,,, ,, , ::• 1-.... I !~• l i:. .... , ""'::;!t°' ~ .. •·. •, ~ ' .......... , ..... ..---,.-:, L. ..... ::1'\ .... I 1CrrJ •: I: .. -~i -.-..... '•! IL ~j -Jr - :.· .......................••. ·•,,---···:-=-; I· !~J ,,: I I ,. 1· " I I I !i ·, • .. I I I ~~ I -·-··-··-.. -.. -··-··-"-··-··-··-·-··-··-··-··-··-··-1-··-··-··-··---+··-··----··-··-··-··-··-··-··-··-··-··-··-··----.. -·•-"-"_" ______ _j Lane ~ y,. Residential Unit Matrix Calculations Non Market Housing Net Area # of Units / Floor "" Unli1 TW-Bedrooms Floor Area Flr1 Flr2 Flr3 Flr4 Flr5 Flr6 Tola! Tolal Nel Araa t.t,llA 1 Bedm, 51 4 m2 553 SF 0 3 8 '8 • 8 35 1,7981 m2 19,355 SF Uni1A2. 1 Bedrrn 52JJ m2 569 SF 0 1 1 1 l 1 5 264 3 m'2 2,845 SF Typical Floor Plan 4-6 Floors 5el!«118"s:1•.if On'lB Studio 37,2 m2 400 SF 0 2 0 0 0 0 2 74 3m2 800 SF UnllC Studio 37 2 m2 400 SF 0 1 7 7 ' 7 29 1,078 8 m2 11,612 SF UnllD Sludio 37.2 m2 400SF 0 1 1 1 1 1 5 185.8 m2 2,000 SF UnilE 3 Bedrm 831 m2 894 SF 0 1 1 I I 1 5 415 3 m2 4,470 SF Uni1 F 2 Bedtm 735 m2 791 SF 0 0 2 , 2 2 B 1,078 8 m2 6,328 SF UniLG 2 Bedrm 71 9 m2 774 SF 0 1 1 , 1 1 5 3595 m2 3,870 SF Total: 0 10 21 21 21 21 94 4,764.0 m2 51,2B0 SF • or Sludio Units: 36 38.3% f or 1 Bedrooms: 40 426% # or 2 Bedrooms: 13 13.8% I or 3 Bedrooms: 5 53% Tota.; .. 100,0% Floor Area Ratios Gross Floor Area FSR (Net Area) Ratio of Net lo GFA r~ Parking Residential Commercial Total Common Resldential Commercial Residential Commercial UBdorgroood Parking 27,215 SF 0 SF 0 SF 27,215 SF 27,215 SF 0 SF 0 SF NIA N/A Roo<1 OSF 514 SF 14,575 SF 15,0B9 SF 850 SF 0 SF 14,239 SF 00% 97.7% Roo<2 OSF 7,360 SF 5,886 SF 13,246 SF 2,231 SF 5.496 SF 5,518 SF 74_7 % 93-8% FJoo,3 O SF 13,309 SF 0 SF 13,309 SF 1,863 SF 11,446 SF 0 SF 860 % Flo«• OSF 13,309 SF OSF 13,309 SF 1.863 SF 11,446SF OSF 86,0% ,-5 0 SF 13,309 SF 0 SF 13,309 SF 1,863 SF 11,4-46 SF OSF 86,0% Floor6 0 SF 13,309 SF 0 SF 13,309 SF 1,863 SF 11,446 SF 0 SF 86,0 % T~al, 27,215 SF 61,110SF 20,461 SF 108,786 SF 37,749 SF 51,280 SF 19,757 SF 83.9% 96,6 % T21#1~~6 ~sldentlatRtl!Q2!·~ !29~ 87.J.."- Ooto: 2017, Augusl 23 1:53:08 PM File name: 1241 2017-08-17 Atchlleclural DP.vwx Ho fa)6·x 2.a·, _. <D <D L.. _. Cl) .c _. co N N DOI ISSUED DRAWINGS ll.l~filJU hg:BHJ s1 !i!i!i.'.111-1' • ~~•,a · ·l f ·;•h •' !• -lr•pj irz h-.h!,if"! a ~i~ l'I lj ~tld?1f!f I u:r1ir .. 1i1 g!~i•'!ll.:i ~ H1i1•t. Jil]l ~ l 3 -"I§-! ~t11i¥lt~ <I) en :::) "O <I) X ~ CJ) (.) ~ 0. 0::: ~ ., u l ~ 'E E E 0 u ~ ~ ~ i:: l ,, 0: ., ci :E ,·-:-. . 1 . ,.'.I " .. I a: { !, iii ~ ~ ~ CJ >-Jl: :,::z (/) Q Cl) fZz en~~ z.,w w~~ :C::iQ Q. oO 0: LU w I-UJ~ (/) ~ - wb(!) zwz >-t:z <( G~ > a:.., >«a. !Dale: Scale rojecl 10 heel ~ C £ ij .3 j 1 L. C 0 CO 0 0::: LL L. .c 0 _, 0 -~ LL Cf) _o co _, .S? .c 0.. t:'. >-::::l I-0 LL "' 0 .: Ln ~ g " I f ;~i .: .,. ,. "' ~ .i'\:;i;g .i! ifiil t~~j ! it!.~ ~i~!i 2017-12-18 1/8"=1'--0" WB/JM 1241 A2.5 ) I UI ,.. i > t tl I i 0 I .. 't ~ I ' ~ ~ ~ I i!l ~ i I r- - - I l I I I I i ' L •• 1 . .. . . . . f .. . ~ .. . . . . co .. . . . . r ~ m ~ ::: : : , CD CD :: : J C CD ~r ¼ I t ' 2 I -a i :: 0 m r i ~ -, ¼, z )> ~, I :: 0 -< 0 i z r -< - 1¼· z 0 -i "T l 0 :: 0 (" ) 0 z (/ ) -i :: 0 C (" ) -i l 0 z Ii m r- - - - - - - - - - - - -- - - -- - -- - - - i 22 8 t h St r e e t z i WA Y N E ST E P H E N BI S S K Y /' ; . " \ Ma p l e Ri d g e / P i t t Me a d o w s co m m u n i t y Se r v i c e s AR C H I T E C T U R E & UR B A N DES I G N INC ,. ; ; , PL A N N I N G IN T E R I O R DE S I G N Ro o f Pl a n 'M R P M C S ' Mi x e d Us e Civ i c Ad d r es s: 11 9 0 7 22 8 I h SL Ma p l e Rid g e BC Le g a l Ad d r e s s : La l B; Pla n 215 53 PI O # : 01 6 - 0 2 9 - 5 0 0 PRELIMINARY ONLY NOT FOR CONSTRUCTION Residential Net Area (FSR) Floor Area Ratios Gross Floor Area FSR (Nel Area) Ratio or Net to GFA Floor Parking Residential Commercial Totel Common Residential Commercial Resldential Comm"rclal I.Me,g,Ol.'nd Parking 27,215 SF 0 SF OSF 27,215 SF 27,215 SF O SF OSF NIA NIA Floot I 0 SF 514 SF 14,575 SF 15,089 SF 850SF O SF 14,239 SF 00% 977% Floo,-2 OSF 7,360 SF 5,886 SF 13,2<46 SF 2,231 SF 5,496 SF 5,518 SF 74.7% 938% Flool J OSF 13,309 SF OSF 13,309 SF 1,863 SF 11,446 SF 0 SF 86,0% f-• OSF 13,309 SF OSF 13,309 SF 1,863 SF 11,446 SF OSF 86.0 % Floors OSF 13,309 SF OSF 13,309 SF 1,863 SF 11,446SF OSF 860% Floor s OSF 13,309 SF OSF 13,309 SF 1,863 SF 11,446 SF OSF 860% TOiat 27,215 SF 61,110SF 20,461 SF 108,786 SF 37,749 SF 51,280 SF 19,757 SF 83 9% 96.6% TrV.111...,---~-'-• ,,.. __ ,_._ 11 I.,,....,._-• N .. 1 lt1 r..F,A1 171,&. r··-··-··-·· I i ....____t::=:+-'_.____i--:::::±-'______._L--,.L......_J I I , , I '·-··-------··-··-------··-··----··----··-··-··_j Floor 3 -Floor 6 FSR Sc:a.ie: 1*•:.;:on r------------·· cl ---- 1 ' I ~Irr '=-! , I '·-··-·-------··-----··----··-··----··----··-··_j Floor 2 FSR Scale: 1• = 30 fl _J Date: 2017, Augusl 23 1 :53:11 PM Rt name: 1241 2017-08-17 Architectural DP.vwx Gross Floor Area (GFA) Gross Floor Area (GFA) Reconciliation Floor UIG Parking Floo,1 Floe,, 2 Floor3 Floor4 Floors Floor6 Tot•· r----------· I GFAPorl<iog 2,!i'.29.•m2 .27.215SF O.0m2 0SF 0,011!2 OSF 0.0\112 O.Om2 0,0m2 0.0m2 2,.528.iCm2 GFAeommerclal 0,Om2 l,354.1 m2 ,5'\6AI~ -0:0~2~ O-Om2 0.Om2 o.om2· OSF 1.t&,$7S$Fi 5~-s_F- OSFj OSF DSE OSI': Total 2,528 4 m2 27,215SF 1,401.8 m2 15,089 SF 1,230.6 m2 13,246 SF 1,236.4 m2 13,309 SF 1,236.4 m2 13,309 SF 1,236.4 m2 13,309 SF 1,236.4 m2 13,309 SF 1,~..9 ~ 201◄&1SF" 10,1066m2 108,786SF ! ,___.t:=+--'.....____....'""=:....~-r...........L.-..1 L........L..-.. I I , , I '·-··-·---··-··-··-··-------··-··-··----··---_j Floor 3 -Floor 6 GFA Scale: 1~ = 30 fl r··----··-··-··-··--------------- [. LL ../ I :i9~R_, I -I I "=======""'&.......\----1 ! , I '·-------·-··-··-··-··----··-··-··-··----··---_j Floor 2 GFA Scale: 1~ = 30 fl r-·-----·· : ·w •• • :~f 1 -=--, I -~~--I '-----------------------··-··-··-··-··---•. r __ _j Floor 1 GFA Scale: 1~ = 30 ft r -·-------------··-··-··----··----··-··-·· i :=.J LFL l I I !~ . ' : . . . . I : I '·----··-··-··-··-··----··-------··-··-··-··---_j Underground Parking GFA Scale: 1" • 30 ft 0.. ISSUED DRAWINGS Q) Cl) :::, -0 Q) X ~ Cl) u ~ Q_ 0::: ~ .. u ] isl . ~ :a Cl'. C. ::, ii ~ ~ ~ cc ~ <t: .... ;,; i <{ ~ j o en 0 C LL g en cc ~=i .... u (9 cc oc:s (.) 0::: Cf) LL ;; □ a: 2017-12-18 1-.317 WB/JM 1241 A2.7 \ _) I @ Oltdrm 1 'T)'p!!B ..-,er;..,,,• 10l1ql! balcony ~ UvinpRm 12"••:;r:;•e· l11sqfl Ololng (?t-: l .• ~ . ; ____ ] Unit A -553 SF ~ BodlmlT,../A t10"•11V1 111;)~· 1 balcony :at: Dale: 2017.~s.l 23 1:53:13 PM Fi1ename: 1241 2017-06-17 Alchitectural OP,vwx ~1111·-;-;r-o· @@ Bodtm2l"ype8 D"'O"•IO'.)" 101111111. @ 123sqft. 10'0"it11'7" ~1TypeB' 00 -3TYl'tt0 n"Xrr ·r Unit E -894 SF !t-:114~~0" 00 ---, 00- PRELIMINARY ONLY NOT FOR CONSTRUCTION balcony :"": 11hqfl 12'4"x9'8" Living Rm 9ltqlll , ..... ,, ... Kkchnn Unit A2 -569 SF ® 0 Sen!: H~"' • 1'-V 6iioo, Bedrm 2 Type 8 11'10"•9'7" 114sql L_, -.---i 8'tdrm 1T-,oeA ,w.,w nhq_• bolcOf}y J @ ® ~ = 'Livi"9 Rm BC Housing Unit Matrix Type #of Unils Floor Area Coat Closet Living Sealing Dining Seating Bedroom Type Suite Slorage Linen Kit. Counter Bathrooms R■q'd Provldad Req'd Prov/dad R■q'd Provld1d Req'd Provided Req'd ProYkled Req'd Provided R■q'd Provided R•q'd Provided R1q'd Provided Sludlo Units UnilC 31 UnilO 5 One Bedroom Units Unll.A Unl1A2 35 T-wo Bedroom Units 350 SF 350 SF 585 SF 585SF Un"F 8 795SF UnltG 5 795 SF 'Thfq Bedroom UniU: Untt E 5 1000 SF Tat.al! 94 Bod,oom Requiremenls T)'P'J. Bed Min_ Alea A 2 Single 144 SF B 1 Double 108 SF C 1 Single 92 SF Othltt Requirmenls 3-0" 3'--0" 3•-0· 3'.0- 4'-0" •·-a- S'-0- Min, Dimension 9'-2" 9'-2" 8'-6" Min, Close! Widlt 6'-0~ 6'-0" 3'-4" B B A,B A, B A,B,C 25SF 25SF 25 SF 25SF 25SF 25 SF 25SF Yes Yes 8:-0- Yes Yes a·,o· Yes Yes 8'-0- Yes Yes .-.o· Yos Yes .-.o- Yes Yes S'-0- Yes Yes 0'-6" I 11 Omet > ~M bYPM! olo5a11 < .c· 10 be •~bki Vtrtic31p,'a:tW. HChW.dQILlb F"' ,l ~r l .....___ Typ_ical Bathroom 11DJ '"~M~' Ir Zf141 J...~--- @ >--'-' -~ --~, -' 8'dl'ffl2Tyii,t: , =--' L '%'.'l' • I -,... I , _ ___, Living @ · SCl4i: ,,... z 1'.(J"' e.drm 1 rrP' A.-,o-r.w 118JQ" b1:CO,,y 3-piece 3-piece 3-piece 3-piece 3-piece 3-piece 3-piece + Pwdr 00 Unit F -791 SF Unit G -774 SF Scai.u.: 11.11•■1'•0" &e':i:ll•r 2 1',0" ON ARCH O (l6-x 24") I I I I I I D• ISS\JEO DRAWINGS f'ffflJU 1hdi;1 1ih izjlh 1r1 ! '!1lt4f·l .. 1i ilh fiJ j 11·]1~,;. 1.J.h ~ -~ i•;ll1! • 'i ·l1 1R~ Hkitd 11 Q) (/) ::::) -a Q) X ~ Cl) (.) ~ Q. 0:: ~ ~ ] ~ 'E :, E E 0 u 3: 0 -c " ~ al . ~ if- 0 C. '" iii ~ ~ ~ CJ) C ro a_ :t= C :J "C (l) ~ ~ 't J I " 0 ;: ~ li: o) Cl -c ii: e> .. ""iS. " ::, /'.·~ •i.1 • ,.~ (j >-:;'; ~ z Cl)£) (/)r:3z ii5 0£) zzr:3 UJ~Cl :r:~~ a..,;;:; w w 1-w~ Cl)~- LU bCJ zwz >-t:::z <i:: :,:z > ~:s ><"- ro C w ii -I ,~u )S!J ~g91 UJ ~ ~t ,h 2017-12-16 1/4~•1'-0" WB/JM 1241 A3.0 ) @1 "-·~ (illg, ~ a Dining Dining lMng Living [~ --- Unit B -400 SF Unit C -400 SF Sc:.M«11•·-1·-o· $Gal.:,,.~ .. 1',(T Dale: ~17. ALgult 2J 1 :53:15 PM Fi7a name: 1241 2017-06-17 Archileclural DP vwx DIM PRELIMINARY ONLY NOT FOR CONSTRUCTION C BC Housing Unit Matrix Type # of Units Floor Area Coat Closet Living Seating Dining Seating Bedroom Type Suite Storage Linen Kil. Counter BAihroomt Req'd Provtdtd R~'d Provided Req'd Provided Rt,q'd Pravlded Req'd Pravkkid Req'd Provkfed Req'd Provld•d Req'd Provided Req"d ~ Stu~OUnlts UnU.C 31 Ul"'D 5 Ono Bedroom Units Unit A UnilA2. 35 T'wo Bedroom Units UnitF UnilG 350 SF 3SOSF 585SF 585 SF 795SF 795 SF Thr,• Bedroom Units UnilE 1000 SF Tolll: 94 Bedroom Requirements 3',0- 3'.0- 3',0-:r--o- ,,,.,. ,·.q- !,"-0" Trpo Bed Min Area Min Dimension Min Closet Widl~ Unit D -400 SF Salo. 1/4" tl:-1•4" A 2 Single 144 SF 9'-2" 6'-0" 8 1 Double 108 SF 9'-2" 6'-0" C 1 Single 92 SF B'-6" 3'-4" Olhor Requirmonl1 l11Cb.111!.!_~".i.. ..... ~i.." ........ dashed line of delachable roof over ··,··.-·\ :·······••· .. • • ··Resfaeritiai • ••••• 1 ······ ;~;;,,."'.~ ·t . • li.1: : Entry ··i ; ~ ··:··-rn·:--··--··--~.· •• u~ ---------- Elevator Lobby ~4 <A' •• ---o----11 Enlar~ .. 1,t.'~~! 1 r Elev,ator -· ... B B 8 8 A,B A,B A,B, C 25 SF Yes Ye, B'-0" 25SF Ya, Yes a·-0· 25 SF Yes Yes 8"-0" 25SF Vas Yes e--0· 25SF Yes Yes ..... 25SF Yes Yes e·-o· 25 SF Yes Yes 9'-6" 00 :••••I" ::-·•+···· -· .,,.. Corridor @)II ■ m ol Janitors Closet @§ @) 0 ~ Laundry1 s 1..·.-.. \. ... •.' 0 3-piece 3-piece 3-piece 3-piece 3-piece 3--piece 3-piece •Pwdr Multi Purpose Room e Roof Deck Enlar~ D* ISSUED ORAWlNGS .. , .... &mr:.:: I I •'Ui'ilJU I I Hui!;1 1ih li.;fr1 lit I I ! tn!1«iJ1¥l iHJa s:, I !f ~1Jli r!. 11; ! f t.'.!f fl Hl!If!d!I Q) "· .. (/) ' :::, "'O l Q) i >< ;i ~ I ~ d, (/) i ~ () ;: 0 '.:2: ~ a.. j a::: " ~ 6 0 ;;: " u ] ;:, en 'E C: :l E C1l E 0... 0 u ~ :!= 0 C: -g :::, :ii t: 'O \ Q) O> 'C .... ii: ~ " C: C. :E w r•-;,,. • 1 • '·'-' 0 >-:1:: :.::z (/) \2 Cl) filz ai oQ z ~~ I W <Do ~ ij i I~g; a.. aO ii: i~~ ~ w UJ 'NS ~ i~Ai~ r UJ ~ (/) ~- w b(!) ~'!I• I zwz >-!:::z ~h. <I: :I:z Nl2Ji s: ~:5 ~a. Lt i ,Da!a: 2017-12-16 ,SQ .. 1I-1·=1·.o· , .. WB/JM --1241 ,s_ A3.1 ,) -------------r V"'w • .,,.~ -r --=--'I . ··ri:=i•---~- ~ _l I i ------_--.:----!:""•·-·· ····-······F·IQ:.V J ~ ~ Kitchen Ty~• Plan ,----,rw: ,·-v L •..:,_-·, Z:::ii: e A -Elevallon SelifO: 1rr•l"-0° Kitchen T.YP!!, D -Plan SC:afo: lit°■ 1'-0- --=f Kitchen T· C.Wi>: 2017, August 23 1:53116 PM Filo name: 1241 2017-08•17 Architectural DPvwx PRELIMINARY ONLY NOT FOR CONSTRUCTION • _ F l!rn---_idFJr ~":°~7 :.-_·~, •'-'1 • : ......... u, .,...! --o= J A B Kitchen T Kitchen Ttfl_e B • Plar, Scala: vr■ 1·-a- w ____ :ql_:Jr~ /2i:> ~ L··" ::r Kitchen Ttfl_e C • Plan -SQlr 112"'• ,·-er i Kitchen Type C -Elevation @c 1 siiii: tr.i· • 1'-0-• -·-·_·;;.::.~.A-... _. Kitchen Type C -ElevaUon Sc:olll: 11:r • 1'--0- 11D F i;:;;,,;_·"-"'="--=_1!,,,;is::,,,-:,,..:::===•~..:.:.:.,--'--I ~ & ~ t l 1 ,!. •I l ! ! Kitchen TYJ2s!, E • Plan $Cllt;11Z"•l'-o" Kllchen Type E -Elevation Seolo~ 1/l"=--,.,.,. .._. ___ ....._ __________________ -:. ODIi ISSUED DRAWINGS f11,r1z1u ~l!,&J •',;SJ fliH}itfU 1ifllufJ~ ~J,hJ!ll1U t!!d!11i1& i.!'f:iir..;11 ,1!11 .. ~Pi' ifilrlljhl ~u;H.,lu Q) en ::> -0 Q) >< ~ Cl) (.) ~ a.. 0:: ~ e: ] .f :, E E 3 3: 0 ,, ,. :E :: ii: .; C, ,, ii: .. -a. ~ t 4"\ .... ,.~ ~ :~ " 0 >-;; ~z en \2 cnfilz aiCl\2 z~fZ UJ Ill Cl o::o:: I:::,o CL ""ir f-UJ UJ ~ o::,;; en=> wt;C!) Z"'Z >-!::z <( :Cz u-, >O::--' > <CO. iOb.i.: Stai. ...... 'roj'acllD en C: 0 :.::: m > Q) [iJ C: Q) .c (.) ..... ~ ..... " ! D a: 0. Q) (.) C: 0 (.) d~; I r~it~ 1:1,.. ><@ J::0:-!!.fC §~!:H ~,:.~ 1i~J1 2017-12-18 1/4"•1'~ WBIJM 1241 A3.2 -- - - - - - - ~ ~ 0 . " a f i ,. , WA Y N E ST E P H E N BI S S K Y ... . . AR C H I T ECTU R E & UR B A N DE S I G N IN C ,. : ; , , 5 PL A N N I N G IN T E R I O R DE SIGN )> <, J l: ! 1'2 0 4 22: 1 2 0 Lo o g h Q e d Hig h w a y , <, J ~ ;,:; M., p l t f W I M , B.C . v» C 2 r 4 ,: ph . l G , , 1 ~ , 83 0 0 t91 ,l,0 4 -4 J r8J 0S .. E: f t l l l ; bi$ s k ,, . . . . . M I I ~ i ~ ~ We b s i t e : WW W t, i s s k y a r c h i l e c l u r e . c a i; ; I'. ' r1 -- - . ~ 0 ;: r a, ::, -t CD -n R~ ~- - CD 1'! < ; ~ q ::, H- Ma p l e Rid g e / P i t t Me a d o w s Co m m u n i t y Se r v i c e s 'M R P M C S ' Mi x e d Us e Civ i c Ad d r e ss : Co n c e p t 11 9 0 7 22 6 t h St.Ma p l e Ri d g e BC Ki t c h e n El e v a t i o n s le g a l Ad d r e s s : Loi B; Pla n 21 5 5 3 PJ D # : 01 6 - 0 2 9 - 5 0 0 DW i ! I ! i ! i 1- - - · ~·· •- • , -~ ~- --- -- · - · ·· _J 1 Co p y r i g h l R e s e r v e d rll J l b t l r!O NO C D~: - $ l . ) - . a 1 , . . . _ ~ e , - f1 0 . .~ ~ a i ' C I , : ~ ~ !,t l h S ad M I C l - . . w o d - i • I I N l ~ u , , e ~ J l ! C I P ! I , , , ~~ I O l ~ ~~b~= aU - v e t , O . o r - W d « o 1 M - 3 1 1 b r M l • h i t • r 1 M d • . a . . _ ., .. . . . , : : ! . . ' l , an y p;j r t y ~hMt ltU i n WS 8 • JN . lt H = o1 ws e , Wr i !lo l t -- - ' O ' I ~ IN i R •If "- i, . , p ' , e o ~ . . . . . , , , ~ ~ O l ' I M oa . : . 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"I J ::0 m r ~ z )> ::0 -< 0 z r -< z 0 -l "T l 0 ::0 () 0 z en -l ::0 C () -l 0 z ' East Elevation Scale; 1Ja· -1•.o• Dalo: 2017, Augusl 24 3:51 :51 PM File name: 1241 2017-08-24 Architectural DP,vwx PRELIMINARY ONLY NOT FOR CONSTRUCTION ~rklng~ 43.75m Residential Entry 0 Commercial Entry Exterior Materials De scrip lion 2X10 Barge Board 2X10 Fascia 2X12 Fascia@ Deck Acrylic Signage Canopy CMU Firewall Colour Finishes C B 8 C D Cultured Slone by Rocky Mountain Slonewarks Proslack Ledge Stone "Okanagan~ Cur1ain Wall A Detachable Canopy C 10 Oelachable Wood Roof C 11 Duriod Roofing IKO Cambridge 12 Eldorado Cultured Brick 13 Exposed Concrele 14 Flashing 15 HardiePanel® Smooth Siding 16 HardiePanel® Vertical Siding 17 HardiePlank® lap Siding 18 HardieShingle® Siding 19 Metal Exterior Door 20 Mela\ Frame Storefront Windows 21 Metal Picket Fence 22 Metal Pickel Railing 23 ~!al Prtrinbhtd Gullm 24 Vinyl Flange Windows 25 Wood Bracket Colour Finishes A Benjamin Moore -Black Knight 2136-10 B BEHR "Black Gamet N110-7" C BEHR "Cedar Naturallone SC-533" D BEHR "Oislant Land N260-5" Ma rt.ts noted Earthlone Cedar Marquee24 "Sanderling" A C Select Cedarmill ~Cobble Stone" Selecl Cedarmill "Timber Bark" Straight Edge Panel "Monlerey Taupe" A A A A A A C North Elevation Scafe: 1/5 .. = 1•,o· ~rking~ 43.75m "')~•; ~ ., .. • ... •J .. ,, •,1,.. O• ISSUED DAAWJNGS Q) Cl) :::::, "O Q) X ~ Cl) (.) 2 n.. a::: 2 :il " a: ~ " in ~ i5 ~ ~ ~ N C 0: iri .3 . --0 CJ) ,_ C ctl 0 0 +:;a) ro ro > (I) ·;:: w (I) --ro CJ) ~ ro Wc5 ~-;:: ..c. 2 t:'. X o LU z~ " 0 0: 2017-12-18 WB/JM 1241 A4.0 Cl) ~ ..c 0) Alisha's Wish Entry Date: 2017, Augusl 24 3:51 :44 PM File name: 1241 2017-0B-24 Architeclural DP.vwx Scale:1/8" "" , .. _o• PRELIMINARY ONLY NOT FOR CONSTRUCTION ~~~$ i ~-·-., : Floot5.!Q! -69.57m I ' Floot"'1T0$ T_J . ~64..07m 1 i i Floo<2~ -r--~1.07"1 I i Cl) C (ll ...J MFETOSG 46.75m UIG Parking TOS iS) --43.75m Exterior Materials Descriplion 2X10 Barge Board 2X10 Fascia 2Xt2 Fascia@ Deck Acrylic Signage Canopy CMU Firewall Colour Finishes C 8 C D Cultured Slone by Rocky Mountain Sloneworks Proslack ledge Slone "Okanagan" Curtain Wall A Detachable Canopy C 10 Delachable Wood Roof C 11 Duriod Roofing IKO Cambridge 12 Eldorado Cullured Brick 13 Exposed Concre1e 14 Flashing 15 HardiePanel® Smoolh Siding EarthllONCedar ~2<4 "Sanderling" A C 16 HwloP...i!>VOl1lo>I S.iing Seleci CedarmiU "Cobble Slone· 17 HardiePlank® Lap Siding 18 HardieShingle® Siding 19 Metal Exlerior Door Select Cedarmill 'Timber Bark" Straight Edge Panel "Monterey Taupe" A 20 Mela! Frame Slorefronl Windows A 21 Melal Picket Fence A 22 Metal Picket Railing A 23 MOlAl Prc,rri,hcd Gutlor A 24 Vinyl Flange Windows A 25 Wood Bracket C Colour Finishes A Benjamin Moore• Black Knight 2136-10 B BEHR "Black Garnet N110-7" C BEHR MCedar Naturallone SC-53Y D BEHR "Dislanl Land N260-5" • M.MA~-11,~~~ Building Exposure and Spatial Separation (3.2.3.1.) 8,IJtkJlflil Sprinklered lo NFPA13 ~'C = Noncombuslible Conslruclion C = Combustible Construclior Compartment Area or Limiting Oislancl! Unprolecled Conslruclion or Facade Openings Building Face Allowed Aclual North Facade 10.46 m loC/L 119Ih 1000% 39.5% 1hr, C East Facade 12 37 m lo CIL 22Blh 100.0% 293% 1hr, C South Facade Compartment A 532.5 m2 6.33 m lo CIL Lane 54,3 % 32,5% 1hr, C Compartment B 10 81 m lo GIL Lane 100 0 % 3B.3% 1hr,C Wast Facade 23 92 m lo P/L 1000 % 208 % 1hr, C TO 6CA1..t' WHEN Pl{jl'iifEO 00-.\HCH D ps· :ic .:.,.1 Cladding NC NC NC NC NC 0 Club House Entry South Elevation Scale: 1/8" = 1'-0" u5 ..c ci5 N N UIG Parking TOS ~ ~-43.75m Oh ISSUED DRAWINGS fftif!!!f1 tlb!ihlU ififlttJ1,, '"Jht»tH"I i1uxhalj } ~1• l}I f¥ h 1 ! f !atnitj1 l •. ·if-lr!UJ 11i~.11v , LI.he hli.1 Q) 1il rn :J ~ 'O ~ Q) " >< ;;; ~ ~ a; :;: Cl) ~ 0 2 Q. 0::: 2 w u l z:, "i: ~ E ~ u ~ 0 ,:, "' ~ ::: ~ .g 0: "' C. "' ;;; ,·~ . 1 . '·"' 0 z >--::<'. z (/)~ rJ) ~z aS 0~ z~~ ~~Q 0. ""er w ~ f-UJz (/) ~- wt;G Z UJZ >-!::z <( ~~ s: "'--' ,,:o.. loa1e: cale jOrawn rojer:t ID :Sheel (/) C: 0 :;::; ro > Cl) w -(/) Cl) s ~ ..c ..., :::::i 0 Cl) ~ ~ ;/ .. ~ ii D 1[ ~ I f ~g~ I {~iii 1~~:i ! ~,~ .. E "tiii~~ ~:ii~~ 2017-12-18 1,a-=1·-0- WB /JM 1241 A4.1 □ no I' _I _j f .. .I/ i fi If - ~ " \ Ma p l e Ri d g e / P i t t Me a d o w s Co m m u n i t y Se r v i c e s t I WA Y N E ST E P H E N BI S S K Y fl 5 AR C H I T E C T U R E & UR B A N DE S I G N IN \;; " ; " : ; ; , PL A N N I N G IN T E R I O R DE S I G N )> Bu i l d i n g Se c t i o n s CJ ' ! #2 0 4 22 J 2 0 Lou g h f f d High w a y , 0 ~ il' Map le Rid g e , B.C . V2 X 21 4 ph . 6 0 4 - 4 6 7 • B J O O r e.a : 60 4 - 4 6 7 . . S 3 0 5 1 E-m a i l : bis s k y @ l e l u s n e l ! 1: & We b site : ww w .!l; i . ~ ~ a r c h •tec i u r e .ca J _. L .. _ ,.,, =! : ! : a= 11 ' E ., .. '" 1.f 1' ~ l\ i I'\ ~ ~ I\ I\ ' ' ' ' § I\ ' i ' ' .. ' ' I\ ' ' ' I\ J I\ ~ \ " J - \ 'J cf ' ' ' ' f 1 ' ' .. 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Co p yri g h l R os e r v l!d 'M R P M C S ' Mi x e d Us e Furth t l r to AIB C By l e w 21 1 ( 3 ) , al pli l l l S sk e l c h n , dra w i n gs , gra p h i c re p 1 e~o ' . a l i o n s aod sp e c i l i e a l i o n s pre p a r ed by Ih a Civ i c Ad d r e s s : 11 9 0 7 22 8 t h Sl. Ma p l e Rid g e BC ,m : h i l l l c i . ar e , an d at all tim e s rem 1 1 in lh u e~ d us i v e pro p e r l y ~a : ~ x ; ~~ ~ I I ~ ~ 1:~ u r : i ~; O~ Olh e r p r o ;.a . , « M l : f . . - o l ! i l l l ' I I I I W . a l e (o r as pa r t ol. - w ~ Le g a l Ad d r e s s : Lo i B; Pla n 21 5 5 3 ol pro p e , t y ) by any pM y o!h e r lh a n WS B wiln o t . 1 1 lh e wri l l e n cc n 5 e n l ol ws e . Wr i l l e n dim e n s i o n s sh . a l l haV e PI O # : 0~ 6 -02 9 - 5 0 0 ~= ; ' # i r ' : ' WI ~ ; ~ ~ .. = ~~ ;~r : :~ : ~l l n l l C I O f d ~ ~ . , .. -. . og ,. ' t I -0 ;o ~ ~ z )> ;o -< 0 z r -< z ~ 'T l 0 ;o (') 0 z en -I ;o C (' ) -I 0 z ) \ PRELIMINARY ONLY NOT FOR CONSTRUC I IUN .c ...., O') ..-..- PL ~jl~~~;z;~ 7 z 7 z c z ~ I "P. ~ fl-,..hJl,...,...,!.,..~1.,...,.1,.....~~ • 7 7 7 Z,, 7'4,..£-L-£.(~~,.J-L-LL,~.,£-<~I LJ □ 0 f".L ~ -~, 67,76m i U/S ofTt\.l.uh --, MT!m I ~-6~ -r I 112.32m I F'-•~ --, , 59~7.~ -:I ~~~ --r ~- _L ~loo!3~ -1 64.07m _, ,, I 11 . • J M•=a;o, + ,,::: : 1 111111! 1,-, T . i tz:2Z4,2ZZ:Z:Z::.~ Outdoor . •, _ l-. ; _ Play Area , ,__ ::-,--] Entry -h~ ' -~ I-::---i-,® 1 ~r:~:r:~r:::::~~:::::::=:~J J~: ~ PL I l I j1]lm l.111111 llr l·1m11 r- jJIIIII 1~1111 7 -1 ~ l 1fl In 7n ~ l 1 • : I 7 7 ' II -! . -i[ l , f'llllllllll j ~ i-!1 ~ n ll r Building Section 2-2 Scalo. ,;aa .. r..cr PL D GJ □ □ I I ~ n : <( I _J - , Parlib'tg lllh lion; south t<ICB'lible off IN! ~ SctJ ----1~ 11 ~-J 1·1J n -·-__ L l ~ N \~Jl I ',IJazzzl'nzzzz;ld -J'<<<<'<<<<'C <<<CC<<CC CCC '<<<<<<C <<CCC<CCCC(C (C Building Section 3-3 ~:iri"•i•,o-- Date: 2017.~ull23 1:53:23PM Fi/ename:1241 2!)17.Q8..f7~rtlDP,vwx Cl.) > <( .c ...., 0) ...-...- - PL ~n i i LJ : 10 I ll I '11 l~r ·1D ,.( .J r □□l □□ □□ LJ □ ,.. --- PL I ~ - 1 -67.76m , _:~of~N~ I M,78m I : I _ , __ f"""•.!£! n2.32rn □, □ I _ 1· __ Floor5TOS$ 59.57m . : I -''s:.L:.__"-1.!.2!!, 1 • 561!Zm _ ,• __ F!Cm'lTOS~ i ~07m -1· _. __ .-i~ 5t 02m 01 □ io! • 0 1 □ ' 111 □,~11•, □ □ Jllllll[_lllllllll .. ' i ~ . Ctl - • _J --I MFETOS I y-• •5..... I r ---·-~···, ! ---WG e,~,. ~., : • I =; --.,,:~,:~:] ', .. ,0.--'.J- --\ a . ~~Im UIG Potl<ing TOS -..i1nTs; ~ __ PL _ t!7.7Gm I . flrzzz ,z ✓z ,;::;z z,1 ~fNJ ~l~'======ij='9 11',.1&,, 1- ~!T~lllil.11ZZZZh._ ~sr~L r.zzn,_ 91,51m r- ~•10~llllli~ 5UZm I ' : FJoor3 TOS ~7m Floor ~I ~~:'"'J ·t> z, z, z')'.2:zz:r)z-')j Stair ~ ~co-~ Building Section 1-1 Sl:ill10i1fr•1'-Cr. Stair 2 Section [ .. ~1,a"'•NT II DD ISSUED DRAWINl::i::i trut111u e·1i.1,h•1 tlfH!1.•tlU ..ifi.il:h lit .pfl ,~ l:is' ~ht}Hl jl tlfftiif J i1=11h.Ji. i i I l~&Jlit .~i -ll'&fl Jil!fi!nt u Q) "' en ~ :::, " a: ,:, 0. Q) ~. >< iii N 0 ~ ~ C la £ d, Cl) i ,;; ! () :§ ~ Q_ 0::: ]. " ~ i 0 ~ a: ~ " u ] ~ 'i: en ::, E C E 0 0 u t ~ 0 Q,) 'C Cl) .. i 0) i:: C 0: :§ a; C, :!1 ':S "' " co Q. .. :. ,·~ ·\1 • ,.'/ 0 >-~ :,:::z (/) ~ Cl)f3z a5 o* I z~~ g I ~~Q t i-j a."" 0: IH!i w ~ I-Wz (/) ~- w0e> !~!:&i zwz Ci~ >-t::z ~ ; . <t: 6~ Hl(H s: o:_, <CCC Ile. 2017-12-1., Scillo As Noled ,wn WB/JM IP<Ojod ID 1241 A5.1 PRELIMINARY ONLY NOT FOR CONSTRUCTION D .. ISSUED CRAW/NGS ,----' ~-- Roof & Floor Assemblies Assemblies General Notes: EtJta.V'I RSI from ~BC2Ql2 t0,2. ,.1 11JAHSft~DO.I, "~f:Ntli.Slll!.l.1.lnli forBOWng: ~•"lWl"II LC!llli-ft.141 ResidonUal ~'ioa~ J\sHmbly RSI Area% RSI off. R-Value Assembly I Noles FRR $TC These assemblfes have been selected in accordance wilh BCBC and in coordination wilh ff'IO profecl consultants. The conlraclor Is fm2•K.)/W to be compliant with all these requirements, any deviations will not be accepted without priOf 1pp,oval and coordinalion. ) R1 ,O Insulated Roof REQUIRED: 1)The tJul!~ lo be sprinklered lo NFPA 13R including all concealed spaces PROVIDED: 2) All b111i:oniot to have dry sprinkler heads. All roolino won.: to RCABC five•vear quarantee standards, 3) Exil Signs, bulkheads, overtiead pipes, & light fixtures are not lo obstruct 2050mm clearance In exiting pathways includes Roof~• htvti a A. B. or C classification as oer CANn.JLC-S 10/ mounting lo corridor walls. 30 yr 0urtOC !4ph,I Shingles Exterior Air Film 518" T&G Plywood sheathing (See structural) Abbreviations flffll1JU RoofTrussos 24" OC • ::: Donatas ~ only in speciftc areas, act noo, pl.lttt or $pC)Cii.cal.iol'II for ciarificalion /; ~j1 51 Blown FG Insulation FRR • F'lfo Ftosistance Rating S1C • SCMICI Tcan~ a.ss tliH!i1,IU ~ VB 6mil poly UV VB VB::: Vlp(lll.ll'8,0ffi9f GW8 • O)'P1ur,, WaD Betm1 2 layers 5/8" lype X GWB AB :::AlrBaniet IIC ;a. lmp;IOI. ~10"l Ctoll1o Interior Air Film FG=fibefGfMs I.JV •~l'il~ il~Jlh ;rt 0Yerhang-PerforaledMe1alSoffil QC• On Centre ULC = Underwriters Lab01'o~es or Canada RSI= Resislance Sys\Elme International XPS = Extruded PolyslY(ffte~i51ld lnsulatlon (Roxul CIS or equiv) , t?u,-111 =~=~~~·~=~:ac:ihour f1Ji.f1r IJj mcNl11IHl.,W-mGWIIGc:10fmlil&fd lfia fM)'lliMd«t••-~blilt\hd. Uf'ti~111t ~wt1ll.1r'ldd!ICb•~l'IIQllhdlobtthaf'.od011:~lhl•tfic; Wall Assemblies -·· £1ie:WII RS1 ln:im BCSC-2012: 10.2,1.u11~ASHRAE/1£.sNA.t0.1. ~,....._Star..atns 11;i1111o, dln,t,., o:cffll ~~•-"~BuNnM" I 1d1. !J tt F1.0 Suite to Suite REQUut£0: RSI Area% RSleff. R-Value Assembly / Notes FRR $TC .9 ~1 -1~ l]I PROVIDED: Assembfy (m2•K)/W 141 f h ~ •• Cantilevered Hoers exposed to Lhe eX1er[or only W1.0 CIP Concrete Below Grade REQUIRED: •h 1--. rli ln1erior/J,JrFllm PROV10EO: Finish Floor1ng lo Owners spec Free dralnagebacknr 1 1/2" lighl weighl concrele lopping DELTA MS-5/16" dimpled membrane Acouslic S01.Jnd Mat MB Min 2 coats Asphallic Emulsion on oulside race up lo finish grade sre-T&G plywood shf)alhing (see s1ruc1t . ..al) ReinforcGd Type N concrete wall (see s\ruclural) 91/2"TJljoists(seestructural) Finish1oownersspec •• a· Rigid SM Foam lnsufalion Sealed in place ROl'.11:S.r.o'n'SOutld~ REQUIRED: Resilien1 metal chanMts Q2i" OC perpindicu!ar lo joisls W1 .1 CIP Concrete PROVlDED: 2 layers 5/8" lype X G\\'8 C:,.,.,,moolh finish Reinforced Type N cancrele wall (see s\ructural) •• Perfo,a\od melal soffil .. EX1erior Afr Film W1.2 CMU ElevatorWall i:l:EQUJAEO: Q) al PROV10ED! Cf) . F1.1 Corridor lo Corridor REOVlRED; 1n\eriorAirFilm :::> g PROVIDED:: ;;; Finish Floor1ng lo Owners spec 1 layer 5/B" type ·x· ULC raled GWB . AS. VB 6 mil Poly UV VB "C 0. 1 1/2" light weight oona-ete topping 2X6 swd framing (see structural) Q) " ~ Acoustic Sound Mal R20 BaltFG lnsulallon X in ~ 5/8"T&Gply-Noodshealhing(seeslruclural) 8" solid filled Type Sor N CMU (see slruclural) ~ N 9112" TJl;oists(sees\ruclural) Exterior Air Rim a; . Ro.uASadti'WSaulwJ.lnMh-lOn ~ a: Resilient metal channels @ 24" QC perpindlcular lo Joists REQUIRED! en ~ ai 2 layers 5/8" I~ X GWB W1.3 CMUWall PROvtOEO: u :§ 12"MechanicalSer-1iceCavily e• solid filled Type S or N CMU (see stt\Jctural) ~ ~ Melalhatlrackceiling/oisls Finish lo owners spec 1 layer SJ8' Type 'X' GWB a.. ~ W2.0 Exterior Stud Wall RECUIREO: Cl'.'. ,( " REQUIRED: Pil0W>ED1 ~ 1 " F1 .2 Exposed Balcony PROvtDcD: ExleriorAitFilm j a: \ ~~ cg~~ ct~_\~-~~~¥~~~~\! liquid applied membrane and Siding (See Elevations) 1/2" x 1 1/2" PT Strapping 16" QC ~ 5/8" T&G ply-Hood shOalhing M8 2 layers 30min building pal>"r 2x10 woodjoisls ciw min. 2% taper lo deck edge (soe slructurol) 112" Plywood Sheathing ] 2X6 Framing (See slnJClural) REQUIRED: R22 FG Batt Insulation ~ F2.0 Concrete Slab On Grade PROVTDED: AS, VB 6 mn Poly UV "i: Reinforced con ere le slab slope 10 drain min. 2% (see structural 1 Layer 5/8" GWB = en E >, Q.) 10Mil UV VB Provide waler slops al all cold joinls lnleriorA'tt Film E 0 c= 24" compaclad granular fill cJw drainage (see geotechnical) u W2.1 Suite to Corridor AEQUIR.E.O: ;:: OE F2.1 Suspended Slab Unconditioned REQULRED: PA.OVIOEO-: 0 PA0\1'101:0:: 2 layers. S/8" type ·x· ULC rated GWB "C -Q.) "' Finish Flooring to Owners spec 2x4 slud framing 16" OC slaggered onslngle 2x6 plate (See Structural) :E C. CJ) Reinforced c:onctete slab (see slrvctural) 3 1/2" Ro)(.1.11 Sound lnsulaHon (One Side) Q.l en "Where nolei:I as shear wall. 1 layer 1/2" plywood (see slruclurill) i:: g <{ R.E:0,UIRED: 1 layer· 5/8" lype 'X' ULC rated GWB ii: F2.2 Suspended Slab Condilioned .; PRQVIDE01 "' o= lnleriorAirFilm REOUIREI>: "C um W2.2 Suite lo Suite (Demising Wall) ii: Finish Flooring to Owner3 spec PROVIDED! .. s Reinforced concrete slab (see s1ruclura1) SIB" type ·x• ULC rated GWB a. fU2..5 r~ Glmirmb tion in~oad o( 2X4 slud framing@ max 16" QC (see structural) ~ C •ll'line IOam. lMl,la1ion lo extend 4' past ,__,._.. 3 1/2" Roxul Sound lnsula1ion (One side Only) ,·~ Ex1eriorAirF~m 1·airspace 2X4 stud framing@ max 16" OC (see sln.ic!urill) • 1,· F3.0 Vehicular Ramp REQUlfteU: "Shear waW side 10 be 2X6 Studs on Floor2 & 3 only \.,'/ PROVIDED: "Where noled as shear wall. 1 layer 1/2" plywood (see slruclurilf) T ooocrele lopping 518" type 'X' ULC raled GWB 0 TrafftcRateddrainagemal >-~ Walerproof Membrane • 2 layers S8S REO\JIAED: ~ z ReinfOfCed concrete slab (see s\nJdura1) W2.3 Non-Load Bearing Interior Partition PROVJOED: CJ)Q 1/2"GWBbothsidesof C/)~z 2X4 or 2X6 stud framiny (see structural) ci5 □Q ·see p!ans for location or 2,c6 wall lo accommoda1e seNices zz~ I ·3 1/2" Roxul Sound Insulation @ bathroom walls w~c . ~ i I~~ R:EC.UIREO: CL .,ii' !~$!~ W2.4 Load Bearing Interior Partition w w PROvtOEO~ ~w~ f~~i ~ "Refer lo slruclural drawings for locallon of load bearing walls: Cf)~-g~.;f:a 1 layer 518" type 'X ULC rated GWB bolh sides or wt;(!) ,~~ii 2x4 or 2K6 stud framing (see slt\Jc1ural 16" OC Max) zwz ~i; ·soe plans for location of2x6 wall lo accommodate ser-1ices >-t:z "3112" Roxul Sound lnsutalion@ bathroom walls <CG5 Eii:~--~ REOU~ED: ~~a. ~1~1J W3.0 Attic Fire Stopping PROVIDED: OaiQ'.'" 1 layer 112· plywood to u/s of roofshealhiny 2017-12-18 ~~IIOIIVUM -As Noted REQUIRED: W3.1 Vertical Shatt Wall PROVIDED: Or.-'IW'!'I WB/JM 2 layffll -518" type ·x· ULC rated GWB 25 ga Resilient Channel 24" OC Pro,td tO 1241 2x4 slud framing 16" OC 3 1/2" Ro11.ul Sound 1nsulalion 2 layers -518° type ·x· ULC rated GWB W3,2 Vertical Shatt Wall (Closing Wall) REQUIRED: PROVIDED: 1· OensGlass Ullra Shaftlrler panel M/2" C-T Studs studs 2S MSG @ 24" oc 1-112"glassfiberinsulalion 112· DensArmor Plus TM FirnguardTM C or ToughRock® Fimgvard C GWE StiHI A6.0 Date: 2017. Aug us 2:1~PM Filo . 1241 2017-08-17 Architectu -• · -·-•--• '9..,,...., .. ,.rcc:: _.DL ,..,.,., ~w -r-n ........... ...,.,::: n.cr-AIC"LULn: ... gg·11o1"1's:n,~~-.. u U ,1,E..•-·H o PRELIMINARY ONLY NOT FOR CONSTRUCTION Abbreviations: UV = Ultraviolet VB = Vapour Barrier h6adOashingoverv1mt Seal!olyvekwilhG"slripsofselfadheri!'lgrnembrane f'r,lll.lllVll!f Conlraclor lo call ror Building Envelope Inspection before covering al each stage or exletior preparations. N°'o • Th,a,,o WIMOW' Ond doof'd<lltb 1N11-li0ffll'◄~d vJew ~ IN as~ ,111nd •• 1nlClf'KhK! lo show l'Q~vo ~ts ol COtTIJ)OiMIIS •nci .ll'O er.AQg,M11lod foe dar'ity. Windaw & dOOt .(l'lllnulllotvt• are lo iitt,viae a mac); up for window fn,ttuclioni H v.hao 01 t.ho?dto~1ubmJU60 to !Ple-COfl"adOI, All shop dt~, ~ l'ltrve w1iH1t1 I.Pf'fr.wll f,om ~ M:nl.l.od.prior tofflll.nulaCWl'mrQI SAM ::z Self Adhering Membrane PT= Pressure Treated "''7"0t~CII'-•~ 1Mta1\'elltet...,-O'N'.-ihllfl .,.,\l.,_..,..11fl'Oll,~---¥'t'lr,,,.l,,:r.a1 ll"lllllld St¥MliM'lllld~OCIMhllot\tl!'r'DUOb'Ni-Wrap ll!Pt~Slt\l ~tyvek Legend 1. p,._n~ Ylrr,1 window {Colour by archilecl) 2. cio,e cd bad!« rod & Sealant 3, Seal VB lo structure 4. 6mi1UVVB 5. E)C~orb Woh Assembly {Sq w111• Kt,edule & Floor plans ror wall type) 6. 8ollinwollon 7. Wood sill (all frnlshs to be approved by architecl) B. Bug screen 9. 1/2" PT Strapping 10. Pre-finitntd 26 Q.,l. "8aning extending 3/3" past frame c/w end dams ffld, 6% S1opll rOQu.lred (Colour by archllecl) 11. 112" ninhif'l'1 CM end dam 12, Moisture Barrier 13 Sheathing (see structural) 14 Painled GWB see wall schedule for lhlckness and type 0 Door and Window Assembly Le!;Jend Window Head Window Sill 06 Semi Exploded Window Assembly Scak,; :s· K I'-&- XPS -Elctruded polyslyrene 15. t.~.6" SAM c/w primer rully adhered over window frame 16. Si.fvtsi:rral header (see slruclural) 17. Soall'NII 18 SAM dw primer fully adhered 19. Mounting angle, SAM inslal!ed over and down inside min 1" 20. XPS lnsulalion 21 Plastic shims as per manufacture 22. Back seal Oange lo membr,me and mosilure barrier lo flange 23. Seal Oange lo nashing paper 24. Pre-finished exterior door (Colour by architect) 25. Finish Floor 26. Moisture barrier 27, Waletproofing membrane extending fully into threshold over back angle and 4" up }ambs 28, Seal door sill lo SAM 29. Back19341htHnold lolangle \.l!2.!!L'.!!!.£!4~i.-c ), Exhauslv1m1 30. deck mernbtant 10 extend a• up wall & inla lhreshold and over ~ M&Chanlcal duel 10 be lnsu1a1ed backl:lr!QIG 31. Pre-finished cambface lrim 32 Jaisls see slrucuJral 33 2lbs spray Insulation 34. duct vent see elvations & plan for localions 35. non-combuslibule bulkhead see plan for 1oca\lon 36. Drip Flashing 37. Edge fllUhk_,g rouled in plywood to achieve a nush membrane 38. Pn>1iniihed'metal railing 39. VC4'lhtd Safl'j 40, Deck membrane 41. Mec~I Duel at leasl 5 feel or exhaust duct adjacent lo exl~ 10 be insu/aled wilh 1" lhermal insulation. 42. No "'tnciog under deck . .....,_,,:m•mb""'·S.a<he 1~=::'l!:.. ....... - ~bA-nltl' T'niqftbt'91111o! Setr,,,,l~ll'l~~vn :zr,-~S,\S.IIW.aa'clo'FlflM, killai..SA.1,a Vlnyllrimbox ~Eleetriealboic ~~IIW,WP~~W2 YJD,,>IIO•'""'Mli"~,..._o,,'.:lf,Dl_)'r«I ical Penetrations through Exterior Wall 0 Venting @ Deck Edge scilo: 1·• t"-0- Door Head Z<) I I • I <I ,j L\ See Slruclural for concrele and rebar specificalioris L\ Door Sill 17 ) ~!11~-~~~!oded Exterior Door Assembly L\ Date: 2017, August 23 2:12:13 PM Filo name: 12~1 2017-08-17 Architectural DP.vwx Interior Space l-4-wal beyond Parkade raise door thresholds in parkade by £,• al all doors. Maximum slope is 1:20, 1" rise • 1' -8" run. I ~I ;;;~~~neollowered~abbeyond I. · :.. • ~ I NOIO: M oltafl<al rooms lo be ,, • <I <I nlCIOd by min. of 2" from adjacenl ,~a5 r-.~ctd ~ code_ cellng ol pitr>.ad'e below (see llnx,lunlf) 4 Threshold In Parkade Sealo::Z-•1!..Q"' ~---sulb noo,, see struclural 1" plywood glued and screwed lo 2x12 stringers 1 layers 5/8" GWB 1•nasing 2x4 Kicker 0 MAINTAIN 2 1m MIN. HEADROOM 0 PROVIDE 32" HANDRAIL ABOVE NOSING min 36" ir handrail is acting as guardrail, 9 Stair Interface Scali! 1"• i'-o" Wood Floors -__lffl:L'T"I I! I Moltill,,te Barrier lapped over head nashing ~ Pfc-firilhtd m1llll' fl•Jhinrl CW/fl" ----Jop)oi,,ls .,, • .,_"II_,. al th,t In~ and out.aide COMltl (tea mounlOd ptatedwga1k&t mOUNOO on pcoOnW,eoUIM-dwol•na,oncl culs prime painl sealed lcJg bolls inlo solid blacking , predrilled and ,........._ r.i1ed with sealant berore inslalling '"-----,obbl cul or flashing ~~ !I I Moiiti.w-o BarTier Noto: ~ailing Altaohmenl @Wall RBlllr,g Engineer 10 design fastening system. Provide schedule SB to Archlfocl Submit shop drawings for revfe\Y and approval. Pre•flnblhe: railing Pte-F'lnlstied melal Rashing I~ ACE generic delail booklet) ll'Uh• to be 1· from \oparnashiog ct]~ ; J :':::~ Pre-Drillfastn.erho~esforr~ilingandlil/ 1 r f wilh selant pnor lo 1nstaUabon ,Cfffl~ MobturaBarrior ll ______ Prerinishod 1rim board cJw all ends and cuts prime paint sealed Ralllng At1achmenl @ Deck Edge GENERAL NOTES: CONTRACTOR TO THOROUGHLY REVIEW AND COMPLY WITH BCBC HANDRAIL ANO GUARDRAIL REOUIAE~ENTS. ~~ .... ~~'r~M)Ord.,tbollomriserBCeC3464[7) -.~~-~-ii\--~. ~•IMi.lw..a•~\oolllW'I 101wn handrail lo wall '@ lerminalion BCBC 3 4 6 4,(6) SO mm minimum clearance lo wall H u ~§ 3,4 6.7 (1) (d) Provide 3 rake back or not more than 38mm floorlovt:I 10 Stair Handrail Terminal/on Scllo; 314 • -,·-o- -TadlleVl•Mlrv Slrip lo BCBC 3 ... ,G.7.{S). '-",3 11 725 mm to 77Sfflm \'dde tactiow~ iir:tf' PfO'Yidud to, lhe f\M Yndlh cl ,i.w l'IOlmore 11\iin lfflm abovo o, bdow ==p~':;~U:u~a~widtn bd,fn,m 7 do-bjll,eing,.oJbdupon.oncllo""'lras1ing 1-7 J 1 ..,,..,.,..~...... L Landing !,- -~ " ==---- UP coiKtHifng ~6tm,an:a't;on sutp a, wp and lao1t or.,-a lllndlf'9, llC8C l ,0 .1.11 Xb) I <?.,. ~ Floor Plan linue handrail harizanlally beyond lhe riser a further 300mm. BCBC .e.•.(7J Handrail colour to contrast with ii colour. 1 lrHid ~ 725 mm la 775 mm r Section 1-1 20 ~:r31;!3f:~~ TacUle Wamln fZ(J:!'J<JU !;'g}i~• 1.1 J ~h11i1ilu lat!u,J. !f !fdUil1r1 !tuit•ij~, ~ ~·•ijt Ir ftl1ffifh i !Pdid!1 ; •• L-.u1fsl • "tC:•f"!l'J I H1!J,!n!1 Q) (J) ::, g . ~ ~ "O Q) >< ~ U) (.) ~ a. a: ~ el ·;; ~ ;:, ·c E E 0 u ~ .., ,. :E I' ii: o) .g, cc " i:i ,. :;; /'.',\ • 1 • '·'-' >-~ :::r:::z en£? U) fflz -'"' .cozu.i Z<t~ W~o:: I=>Q O..,ocr Ww~ f--er~ rJJ::, W~CJ zwz >-t::a: <t G5 s: ~Q. [Or.twr, cor,,u,o ,., ~ £ irj 3 j 1 >,.!!2. c ·cu 0 Q) g-0 (.) ~ C Q) 0 C 0 Q) (9 . ~ i2 U ;; D a: I l>~, l~!i ~,~ .; N $ • ~f~!i 2011-12 .. 1&- As Noted WB/JM 1241 A6.1 ) Date: 2017, Augusl23 2:04:56 PM File name: 1241 2017--0B-17 Attl!IMK:lwAI DP.vwx §.!!!.!!! L C.,,ng GWB aad chaaael as perlloorochtdWe 'P"''v~• Sound insulation as per ~---~noor schodule 2 ~~~;-:~-~t Pot LI hi Enclosure Jobts (see slruclural) PRELIMINARY ONLY NOT FOR CONSTRUCTION lirtMAtlon baffles ..,._roof plan and sections for roof slope sec wall schedule (Of roof conslruction 6"Gu\ler :b:ttrascia 2x6 sub fascia "YMed metal soffit t•~ -----~qa blocking 0 Exterior Wall Interface @ Roof Seei'cr.1·•r:O: 1,.-----.. So.ataN oiJoln. lnt•rfn-oo i------~n~7:,~~=~~:~~:~::if:~~9 seal as per ~----Yhrouoh wall nashing wilh mosture barrior behind f------Sr,raiy foam all box ends wilh R20 min f------Jok~ See s\ruclural Blocking 8 ~[!~~-~all Interface Floor .!:!!!1! Seal the noor plate '°4' cordiif)ully or Lhe air barrier. Seal air/vapo1,,11 barru,t' lo Ooorlbottom plale. Typ, l)fl,y roam all box ends with R20 min. fntlll venl llange over lhe shealhing membrane S4!1tal lho ffMQII to sheathing membrane, Typ Pre-finished metal head nashing min. 4-vertical back leg c/w end dams min. 518". Typ. Insect ~•n al rainscreen cavily required. Typ, 13 ) ;Z~!~~.~all Interface@ Bulkhead Venting ~ OAICtnOl'W, ~111-<-----,,..wallschedule) ~UVPolyVB I~ barrier see schedule ,~=r°::a=tw.n. extends s· onto plywood • I concrete suspended slab see structural ,---~as per Ooor schedule 4 Demising Wall & Partition Interface Exterior Wall .sca:o;rJ11C11.Q"' .\J!fil ~ EJldlcomport lo venting req;en\ lo conlorm 1remenlS . . ~---+--Fkti blocking to be light lo underside of roar deck Allie fire blocking, 30Dm2 compartments 20m max M.-----..,,-..-Fmmtr.ig lo be al max. 16" o c, 518" T&G plywood ~ tijghlly'llod 6mil UV VB lo be conlinous above the JnlCNiorwall 11coutfM; sul.ant each side 0 ~~~.~or~orridor@ Attic Y!li!. 1 1/2" Concrete Topping ~ sub noor lo be continuos ltett slructural) 1 3W Raled Rim Board • I E.nQ'nN1od Joisls (see structural) ,-2 layers 5/8" GWB Coolinuous fire rating lhfl)U9h drop ceiling +----+-an1 ptntllllfiopt ihfough fir• rating require lirH!opp.n,g ,-,:.ion combustible drop ceiling 84 Suite to Corridor @ Wood Floor Sc.Jte;1••r.o" ~lniorlorPartion(Oplioa02) I llllvt1,;t Partion (Option 01) ;,.. slop all penetrations -PtCMOt backing for Interior Partion ------<nler{o{ partion lands on wall framing !.' """"'u_,~.,,,.u~"""''"'""H-'ffl"'-''-'D"''';:"u::•::•::•:::•D:::'c.' ----...,~ocrnecha~fudute tighUy rrtted 16" • 16" min. 5f8" type X GWB sound ,--------~cenlredonoullolie,8"1o lop8"to ~Ul1Mf'll'IWL,,toio ' p;ooidt airspace behind GWB '----------~IICl~Clf~fixturelighllylitted Sound Baffle: Fixtures Sharing Common Cavity Demising Wall Penetrations Q .. ;-1•-11.(J"" ~---+--Fire blocking lo be light to underside or roof deck Attic lire~. 300m2 compartments 20m max i;...,_ ,-.... .,-.,.. -~ri~r~,:ba•tmiu.16•oc, 5/8"T&G plywood 6mH VV VD 10 tN1 comlnovs •bOve Ina lntctriofw!'II ·aco.istk: sealanl each side metltlfire slop Attic Fire Blocklri_ ~lr+-----lf------+-1 3/4" Rated Rim Board TJI Jolsts flOft,<OMbuldlbule bulkhead SH' plan for location 10 ) ~:!;;l;'~~-i Wall@ Bulkhead Venting Unit Unit 8QOUI~ sealant each side plywood sub noor (see slruclura1) R/J • I I 1hrRalad 1 3/4" lhick Rim Joisl ,-JolMI: (see structural) any ~t.,·atlom through fire raling ,.,.,.,.,,,~ng e00Vatlc sealant each side ~~~*!..!!!::...S:~Second Floor i1COU1lic INllnt each side ,airifora 11::1 ~NCluf'OI slab mu'tllon Und!!SU:0U;l1d PtritJPA 20 ) Demising Wall @ Concrete Slab Sall•:, •• t'-0- o.-ISSUED DRAWINGS ili,&HlJU 1.J-•,h·J &J iUitlt1Jtt 11iii.iU1u. hUtHJl~i ~ 1!rlufil! d•dli•hl i 1111 •ti 111 ai•1,1fU111 i~i· !.,ff hi! l!ht <.> Q) "' (/) f ::::, " '1l ~ ~ ui ~ ~ ~ Cl) ~ () ~ ;,; a.. ~ :g 0:: < 0 ~ ~~ .. u ] .f E E 0 u 3: 0 ,, "' ~ ~ ~ "' ,, ix .. a. "' :. /''/\ • 1 • ,,'.I >-~ ~ z en SI Cl) ~z mo~ z:€~ ~~~ O..,oo: w i!c 1-Ulz en!§- wt;(!) Z UJZ >-t=z ~5~ s: ~a' -. I S<olo °"'"" PJD.!flCtlQ ! C a: '" :§ i < ~ j .!:fl ·ro >,+-' -(I) C: 0 0 C: _. 0 C., _ (I) t5 (.) :::, C: ,_ 0 _. u~ 0 u " 0 a: i~h i I ··-s~~ i~.;!j t~~l I IU.t ~1~11 2017-12-18 As Noted WB/JM 1241 A6.2 6 11 2 0 4 2 2 3 2 0 L O l l ghl.' e < I H ,Gh w . i y . Mai : , loR i d g e B C. V'I. X 2 T4 ph 6 0 4 - 4 6 7 - 8 3 0 0 f a • 6 0 4 - 4 6 7 ,83 0 S Er n a i l bo s o y @ l e lu sn e l Wo b s 1 \ e : 1v w w . b 1 s s k y a r c h 1 l e c \ u r e c a !' ; . ' . Ma p l e Rid g e / P i tt Me a d o w s Com m u n i t y Se r v i ces ,. ✓ Pe r s p e c t i v e Vi g n e t t e s Civ i c Ad dre s s : 11 90 7 22 8 1h Sl. Ma p l e Ridg e BC Leg a l Ad dres s: Loi B; Plan 2155 3 PIO # : 01 6 - 0 2 9-5 0 0 _) lJ ;o m C s: : z ► :: 0 -< 0 z ~ ' J t-'Ht:LIIVIII\JAH y VI\JL y I\JU I run vVl~u I nu1.., I IVI~ I..J ..Lr J_ J_ J c_J I I I I I L .·-··-··-··-··-· I ' l r J ! ·-··-··-·•-.··-··-··-··-··-·-··-··-··-' ··-"-··-··----··-··-··-.. -__j -· --- \ \ \ I J // Planter on roofdeck Ott-set to BC Hydro kiosk 1000 typical Concrete wall 600 above paving refer to detail :;,,••·1 "-:- •.: I ~ ¥' .. , .. ·' -r-1 :' ~;~ .....,.,,,_. ... ......... f .l :c ,. l ..:~-. ·•· ,. Lane Planter boxes with iuigotlon, small trees, shrubs and groundcovers RutherfordP1aruer3' x6' x26" tall by Wishbone Industries Aluminum frame with synthetic lumber sides. Patio slab paving on perlesiats or pea gravel. Parapet wall and/or rallfng: relor to arcf}llecturol drawings Mera! screen tierween pallo~.> tall C,in=~\ Feature paving at entry Pattern/colour to distinguish commercial and residential entries. Bicycle racks Second Floor Roofdec~ Da~oo\~,~:" Planting along base of wall Low and medium sized shrubs. I I \ '-:9~, £--, \= ,______ -§ ;:", eJ ·/ I-C1 = c,=· ~~ I -----1/ Jj ---- -----Refuse enclosure J ---Timber trellis and surrounding plant_er Access walkway refer to details Planting bed with trees. • Concrete paving Amenity Patio plant trees off of parkade structure 6 curb to parking lot Patio paving with bench Outdoor Play Area Planter boxes with small trees, ornamental Resilient rubber surfacing, no play structures. shrubs, and perennials Metal railing with screening to parking lot Bicycle rack refer to detail refer to detail Landsca~ O,to; 2017, December t&:;34$3 PM Filename:MRPMCS UlndscaPI DP Sep1_2017 vwx 0 (:36"""1'"241 Q) i" <n .c .; N "' \ \ iti ll! \ \ \ \ I I \ ,_ PLANT LIST -MRPMCS -Roof Deck Planter Boxes -......-•-· n..oi.111n Nl•"-C",l,lolMj,lt 0 ---~-----~t,u,J- 5 ~'"'°~l"°""''-"H"<1Cnrnson H,roC,,moonAnil!n ,.,"" (ooll•• :I ]~ B.,,~~"' w, .. ,,..c..,., "--°""""""' tf--·· . . ~-... -........... ~ .,.... ... .. -o ,-." ..............,_ '°'"· .. ._._.., ______ . .,_...,,.._ .. ,._,,,..,._. fl .w--.-o. .. ~~-~1,1, ......... -...,-- 1---....,--~-K&A-IICl.!IA~~'-- lo•....-.t-"'M..,t1-"'-ti.-----""---~-~---- PLANT LIST -228 Streel MAPMCS ~ ON=•-ca•~ '"= ' J Aoot1><11<ro11Jm0s-l>.1Jut.1 ~ • A«1n,t,n,m-&,nJ01 t9 . , __ ,_.., ....... a,....,Ja~Map«, .,.. .. F•sw,,.i.Golc:llcallke<:h t-,nt;,11\'/El -' ,.,.,.....~ Jll~lllfL.COl~lilMIIII _) l6 .>.l:>IMl"W<l,c;:,HltlOC•omso<l ,J, BlDUUoml)ONlf- CallonlvulqOI .. "(Q ~' <t.b. ' Id ~\"'<'talalllCotno,x(u~· --H,,,,MljOOmil<!Op'l)'lloFP K .. 111;1~1LJ1otool.~ 11 '½t•tl"ponc.1.~"'1• 16 P~nictrammuntlll/1'1 J1 P<>l..,lhht,,l!W,-, l'lod~cu 21 llh<D>O'_,R_. t9 -onv.-. ,a So,ma,cc:,HHwnl,S • •• SkJ,,,,,,.,,1mo,cro,,h,,laM+F C :µ Sp,1:,ca,;!k,m-Goo;ll't:,mo ~ 16 V~OY•I""' • ~ l'IQo'JOl<allorw:!aMW G.RCIJNDeovtR$lHDVlll[S 0"" AIClo")llll!"Mwaurs,vJ ~Mn &ot 1,1(11:>er,o;,ner,,o'" " f't:"'t'..-;I.U ,~~ lklfl'M.:,gno,,I 1S,..1,111spe- 0w;Jt!Bu"""98or.',I, For<M'rP,,..M)<lmn<JOO Oo"'JO"Gt:>pe -,~ "'""' •?."'11 •~i,;,I •2..,1 '2Jl<II "~ -...--0,....•1~ 0..arlflN-O?i:r,l .,.. _ _..........,...Sim! Hm:ila)<ll'ISWOClll!<l• Gol<IAomnSIOlca •2p,I €¥1:191.,.,.,Hw.lllD<lf'Y M<ln>gtlll'/onoW(Jog<ltoo '2Pol V-J.>oot:'"""'...U Long,'•olM&r,or,,a J>pil/105/lS~rgo -- .,. .. .... ll)cmpot "'O•• 1:Q Ethln""■OJ)<J!J)<JfO.~'M"l/'lL/'5' IAO\l""•f'vfl>loCo~rlOWe< 1;,, Homo,c:,c:,11,s li.iPPVRO'lurn5' ...,_,,,1R0tL.on,O.,yt,ty H, Ho>l3-lllo11N[k,g""' c:..-........ v, R<l<lbe0Jill~"G0id5lnl01' ._...,,..._ ~, .... II tic:rseo1a.11<rn1>,1,cy-oenplJl111nurriiNsonu11sl..,CNlonll'C,....,, 1~-=•P1owt 21 .\llj>l.i"""'J_.bo.,.;,,;,;o,,;,,,,co"""acsu,,l&l.w.l.:wll""l'C5ra..iao<1 b1m1"°'""' Ji Alffl~IIIIO""""a~bQ•_.....-~~~---- •I MpL1"°'"Jb9dS:450oo,tpk.<1 75"'mot~fl'9,)""'mulC"cr:,pp,c,e<loqUot Materials Legend E=l fl/+<'i Bench: wooden slals with black metal ends MLB870-W 6' long by Maglin Site Furnishings Bicycle Rack: painted metal, 'Expo' black by Cora Bike Racks W7510. 8 bike capacity - ~ g am Roofdeck Pavers: hydrapressed slab 18" x 18" Ian colour Commercial Enlry: Staggered bond 6" x 6" and 6" IC 9". desert sand colour Common Pathway: standard paver running bond pattern, desert sand colour Residenlial Entry: Ashlar pattern. Red brown blend colour Play Area: blue/black resilient rubber surface. Planter Box: aluminum frame and synthetic limber slats Rutherford metal 3' x 6' x 26" tall by WiSl'lbone GENERAL NOTES 1. Al worle lo sat\;Al~lcN'I O! U,e OW1,er, 2 Al WOik in 00mCJlianc:8 WAh OilV'd OI Mapfe Ajdgo ~ CWldlro:,, 3 Dl1po-so of al e:sc.avated D.l'ld su,ptut m1.1Wls otl 'SIie. 1~ ~u te.iQible. 4. Conu~or 'ID conrirm rocat,on ~ .any lfla.SflMC:G beib'tt wocHdifto. 5 CDfl'Uactor l!t.Contitm xltm! ~c:ondtloni.11.nd lo,','OUI bolOft p,ot:codlt,9, 6 All dimensions are in millimeltrfi. oo:@S noted otherwise. 7 Conlractor lo coordinate landlCIPG CCl'lllilruclion wilh work of other disciplines, including ~ tltcirlc3l and .srdllloctutal., iH CJlrll!!!Clt!d by \M Owner. 8 Cof'rltldOI W> mi,ke.qo(ld 611 d111megi! io Julb,lactlon ol lht Owria,, 11 no 1'ddilfan11l eosl. 9. Putlflo lobe·prolOC'ladlt().t'n hatm 11uN Gmot. Oo ftOClea\11'! warltllfftSlf'I anunsa!~ or hUAtdOu$ COOditlo"-, lonc:O ancLOf'-ffll))(tJ glj, U l~W(!(J. 10 Sidl!Wi}IkS •nd $1/~I tQ b& ~Pl cl®n Ill All limes .and cfcarled CO IM s:.tW.nc-.lofl (II lhe Dislricl- 11, Al WO'\. ID bO comph!lted GOnW!Vnl wilh ■ii draWl~J and S:~icltloM. 12 Ensure positive drainage /or all landscape areas. ISSUED DRAWINGS 0o1111,Ct\lil.(Wt.lM PEAMI, '~~~air~rr '1~. ~§~ ~q :i®~ IH ~;~ if~ Ii"! Im ;,,. § §, J HH 11, i¥ 0 ~ >, :, "O . ~ :::::l ~ tg if) "'"' ,C C Ol ~ii: C t, ai 'iii = § :::::l I I 0 I u < < -(.) ·~ ~ co L, J --- "' u ·;; ~ >- ·~ C " E cu g a.. u I Q) 0. ~ cu () (/) C: -0 ,:; "' C "C cu a: _j "' 0.. :E I'.·~ . t · ,.~ >-~ ca~ .. >"" ;". ~ ;:;..c-c.o ca ~ ffi~ ~ C:..: ~>ai • "' e11 eo ... !ii \I#' a.occa, e "' B ~ Eco Cl \I#' U> «1$v @) ~ ,:,a..~..,. :i '" c:O fro <0 \J!'l~8~ ~ 011w.: 2017-05-29 s-As Noted lo,,..., PN;:,/1 IPtO!eetlD mi -L 1.0 ~/ 0 0 w I Do not cul leader I J-------50mm0 x 2400 PT wooden stakes Align with prevailing winds, 50mm wide fabric strapping Fasten to post Root Ball: Cut back burlap and wire basket. Aootball at original elevation 75mm mulch ----300 Growing medium. all sides and bottom, Form dish tor watering Compacted soil pedestal note: }:C~ :=:o:~ootball diameler, minimum 300 IOd all tldco. ~e anddtplh IO ac:.hiavc.6m3 new soil per tree ScamytidounobOllom. 0 Tree Planting -on grade 1cm ~20cm 3:...1 stop8 §T j__ Shift plant lo<;aitlon if rock is enicoufl(ered, NOte: I C,llorslope I .... ~ '"'\'-I / ~ --Remove any damaged stems. Remove bl.#~p CK~~~ RM'IOYt!I rfm and break ol:lo• of M>ro potS ~~ .. bac'oll.i,,g with IOd. ~~~~=~::~~b\. /--~i~~~~p~~~i~: '----~~~(:11~i~~ from stem ,-Form dfsh ror watering '-.___ I Fill for slop':! planting Compact. _ ......_ Topdress w1lh 50mm mulch. --..... C ';---.: ..::: ::: .:::_""'---- Blond new and ex!sllng soils al edge of planting pit. Scarify bottom and sides 100mm. Plan,ing ond pian1 mAt·afllll In ilccordance w«,h latest BCSLA/80.NA Landscape Standard. sen depth 300mn1 tor ffll:JIJ/medium !!lwub!i ptu! 3QOnv,, «ound all sides. Sell depth loto0-shrubs. 45~nwn doplh plo, A50rrm •fCIJ<'(I oJI .w.,._ Planting soil dep1h 10 b<! COtllinutltJ• J,, pt>ntln9 bo<ls. 0 Shrub Planting -on grade 1 cm = 10 cm Seed tray Use when soil depth exceeds 450mm depth requrrement, except at trees. C<;)!Jer vAth filter fabric and 50mm depth sand. Growing medium Sandy mix for use on roofdeck 450 average depth __ :=-=.l~ positive drainage all areas 1~ _________________ ...,_,.-----50mm depth sand 1=-,,_,.,--.--J.··-·····-~---·~ Filterfabric ~ parkade structure L Drainage layer Continuous over roofdeck -under hard and soft landscaping non-woven filter fabric, continue 300 up wall and edges. on 100 depth gravel drainage layer on protection board on waterproofing on sloped structural roofdeck Refer to archltnctural drawings note: gravel to be free draining washed aggregate -3/4" clear crush or round drain rock. 0 Growing Medium -on roofdeck 1cm = 10cm Date: 2017. D«:embct 114:56:07 PM FIio name: MRPMCS landscape OP Sc!p1_2017~ walkway ! t-'Ht:LIIVIII\J/-\H T UJ\IL T !\IV, r vn 1...,v, "-',, 1vv, ''-'' • Plan View 2907 spacing / i.1-1s· x:r tall .___,.D_ el ;n oolched beam - ~ ,. ·.'-~-~---,_,,........,..!'--.l.. _.';---c-'l:--~.1-- 0 \ . ~ J \ .. ae.am•2" x11r Galvanized:./ parkade slruCIUf8 1 s• notch al cross brace Recessed into beam \ Notch lor slats Lou b1ace . double -2 x 10· Boll to posls Side Elevation 0 Trellis at Refuse 1 ~~~~ocm / ! ~ Ii: -1 OOmrn square lL bing wilh welded top plate - ~ ---tAII -lop and bottom 50mm square tubing I ~ pickels-19mm square solid V--100mmo,c, ~ panel with powder coal finish Note All welded conslruction, gatvanrzed steel Powdercoal linish, colour ta match building trim Section f)j South Elevation ® Fence at Play ~:=~ 2□cm CHANG I Pmperty Line 1ane ,2'.41 landscape Bench with wooden slats and black metal ends. MLB870-W as manufactured by Maglin Site Furniture. @Bench Not to scale Planter box with aluminum frame and synthetic timber slats, Rutherford 3' wide x 6' long x 26" tall, as manufactured by Wishbone Industries. 0 Rooftop Planter Box not to scale .,, [ ~ § ~ .~ ~ 200 ,----Lana.11C41:,c\'lol1 landscape Casi in pfote t;.OC'IQ'Vl:a -a>O wide x heigh! on drawing ArcM&durllquahlyflni!h11Ylth parged ar light sandblast rinish 25(nm dllmlltf Yftilcll ~ horizontal edges. Reveal along building rac:)flljl Woll.ls Avoid 1orm lies or position below linlshed grade where possible Drainage ma1 below wall, on protection board. Fooling and reirlforcement as recommended by structural engineer Refer lo drawings lor layout and dimensions Weep holes 50mm 0'VC @ 600 o.c Drainage mat below wall, on proleclion board Drainage layer structural roofdeck ® Landscape Wall -on roof deck 1 cm = 10 cm ISSUED DRAWINGS ,1 ,, DEVELOPMENT PERMIT ._,,GMLOPME?lf~ ti~ ge< ~ai ~1 ~ Jtl ~;~ iii i[~ Im ii,.§ go J ~~~ ! II: ~g ~.; 8 ;'c,¥k~ >, "O ::::i u5 en C "cij ::::i 0 I () Ill "' V 1 >, ·c :J E g u ~ 0 .,, "' ~ ::: 1 .,, ii: "' C. ~ ~-~ • t · ,.~ . ~ 0: . J ~ ~ ~ & a; C ~ ~ ~ ai -§ i:: ~ ii ;'i! « .!.a iii G~ (/) ·cu -Q) 0 Q) Q. cu () (/) "O C cu .....J >~ ca g ('J > -.. u ;;.:C-~ ..!!! ~ ici ~ C:<ii>@ ~ G) g_5 ~en ~ Q) CO.:,,: e.-01 1... ~~~: ~ 1ft ~~g-g ~ '-' ..J&lu~ w 2017-05-29 As Noled Ot~ PACW tt)il(;I ID 1712 IShH< L2.1 _J May 31, 2017 CITY OF MAPLE RIDGE 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Sir/Madam: Our File: 174668 RE-DEVELOPMENT LOCATED AT 11907 -228"" STREET, MAPLE RIDGE, BC We have been requested to prepare preliminary servicing requirements, storm water management (SWM) and capacity analyses for the proposed re-development. As required by the City, the above referenced site shall provide on-site storm water management as outlined in the City's Design Criteria Manual. Since the proposed parkade and building occupy the entire site area, there is no chance to retain Tier 'A' storm runoffs. Our detention calculations indicate that a detention storage of about 62.0 m3 will be required for Tier 'B' rainfall events and 153 .0 m3 for Tier 'C' rainfall events. The proposed detention tank is to be located in the parkade along the west side of the site. Refer to the preliminary site servicing plan and attached detention calculations for information. We have contacted Ms. Rachel Ollenberger and Mr. Joe Dingwall at the City of Maple Ridge for population densities for the capacity analysis of the sanitary sewer and watermain, and we were instructed to use preliminary population densities and the City will advise later if correction is to be made to these estimates. WATER ANALYSIS Based on the proposed four different types of residential and commercial units, we have estimated that this site will house about 260 people. This figure may change after City review. Our peak-hour and fire flow plus max day analyses suggest that there should be minimum pressure available (316 kPa during peak hours, 174 k:Pa during fire flow) and upgrade is not required. Please refer to analysis table and water plan for information. STORM ANALYSIS Our storm analysis (using the latest 10-year IDF curve and a starting inlet time of 5 minutes) indicates that all existing storm sewers in the catchment have insufficient flow capacity and upgrade will be required. We suggest that the storm sewer on 119tl' Street should be upgraded to 4500, and the City to advise the required amount/limit of downstream upgrade. Please refer to analysis tables and storm catchment plan for information. #200 -9128 -152nd Street, Surrey, BC, V3R 4E7 604-583-1616 604-583-1737 's' hyengineering.com )F as · ,le __., led bl( ;na 1da :h n wil <X) rb; dfl Lmi nee 1s\1 JW'i L 110 iw ~ H.V.ENGINEERING LTD. \9 ENGINEERING I SURVEYING I PLANNING SANITARY ANALYSIS 11907 -228th Street, Maple Ridge Project No. 174668 May 31, 2017 A population density of 120 people/hectare for commercial lots and 200 people/hectare for multi-family lots are used in the analysis. Our analysis shows that the sanitary sewer on 119ui Street (between 227~1 Street and 228'11 Street) should be upgraded from 1500 to 2000 or 2500. Please refer to analysis table and sanitary catchment plan for information. We trust that the accompanied preliminary site servicing plan, SWM and capacity analyses arc adequate for City review/assessment. If you have any questions, please do not hesitate to contact he undersigned. Sincerely, H.Y. ENGINEERING LTD. ~. Project Engineer HNH/am . ./4668.01 .I . 250c SAN SEWER TO 2a 0.~NECT ALL EX 001\NS STORM WATER MANAGEMENT Tl r :$:m.al!~ntMf~ !l... Mi" ,le ~no,~ lro50KcrfMAR Capture small Nent5 from ,mperviaus art!OS and infiltrate, evopa-transpire or rf'•use S!le Elevation 41 ;; m geodetic StleArea 0275 2-vr ra1nra11 deplh o 01.:1 m MAR=-2-yr r 6-mlh rainloll depfh o 054 rn {7:z<'k ol 2-yr ramfali der RE'Qltr~ Relenlu::o Volume ____ 1_4_9 m 1 Typei of land Use Lane Use 1 S11DU1U,Y1 ::V:-Mdrnc.ar 2 l.0'1r OfJ1111v Re5crenh• ) ~ ~lf'J ~e:s;,oetllaJ • Ocn11N RrMdltntla 5 Comrnerc1al 6 lnduslnal 1 ~&bfl4101W fl e 5Choolll 8P~Mi!Md.'\ 9 Cu!toote<I Fields 10 Woodlands~oresled EL!0\1£ DC. SIOEWl'tl.K & REPLA l'll1H NEW CONC. 51D£W,W( Alllt<G NTIRE 119 AVE FRONTAGE OF Si~ INSTALL 100mm TOPSOll AND SOD IN BOUlEVARO RO<OVE EX. OR1\£WA Y lHOO\\NS & REi>Ula: 'MTH NEW CONCRm BARRIER CURB (TYP OF 3) lmpeMOusn~s 1%1 20 ,o 65 78 90 llO 80 20 30 5 w10y, 100y, •R1 <Rl 035 040 0~ 0.5!i 060 065 075 060 ... 005 080 OS:, .,~ 080 025 OJQ O:JO o.,o 0 10 Q_JO _. ! STORM WATER MANAGEMENT n.,c...,..,•rwenwe.ir.w.-ut:,1-'1"H!'lCMAI: O,rn,-,~ft/f0'1""P""°"10f~t/ir10-r,q-.,f.dnrn/.J ar.rlrr~asr11r 2-i·rfarrH<!d fltJw Ra•r!hll lll~~•ty I = ~ '8"1'' " o«,,,c-J"-t~liJ ---·· Dc&n .. cc,,r D1t11"-1e ~-tl,t Ele:\1111110nF,c\o,-,." 100 .,. .. 0!! "- ai..c,~~~ Iii•.;:, 9'Ml-l'tJr.,,e,JlltJ~~ (I;, -~M•W o:,,..., I n,m11_ ,.."-~~.n Pp..., 10-IO, Ill. i ,.t, i ,-------~-~ -.QIJ..!l-Jy:rufNt~..;''1, ---~ --------- (f > -~--t~ ":;;~l;··-•.11--~....,,.,....,e ---; ·,11.t' i _ . ..,_.,...._....,._ BENCHMARK: l--+---+-------------------------1---l ELEVATIONS ARE GEODETIC BASED ON CONTROL MONUMENT 84HO1O6 ;:-, 1--+---~-----------------------4--, ELEVATION • 39.520m [NADB3 CSRS] ,-, No, DATE REVISION BY LEGAL DESCRIPTION LOT 8, (AD134453), BLOCK 3, DISTRICT LOT 401, GROUP 1, N.W.D., PLAN 21553 ""·J .. : PBOY,S!ONAt IT(a.l: REMOVE EXISTING 'R' C&G ,O.NO REPI.ACE ~ NEW 'R' C&G Al.ONG NOA1H SIDE OF lANE FOR ENllRE fR TAG( or SITE ·11«> =~=:1--=i·, "1 @H.Y.ENGINEERING LTD. ",, ' .~ - DRA'ftN CG DESIGNED DESIGNED CHEOCED CHECKED .,,...,.,. APPROVED HORZ. 250 ""'· f:b,tl .. (5f1Cl'!'iehk'ltt,i'llU 'o Cirfme~ffJ,r,,,,,~..-••J1ot0,f7lfl,r,q"1f~•-:olPl'(l,,..i,.,,,,...:,•.,1:,..,rutd,'h.w. Rer:lallln!c:Uit; 1z k"<l'T !:iol,',.::11"~~1/a.:l',!iA#--J rtl.r<~"'!•IAi' ~r...~t.J =" ~_a"J!!l,ki-T,.-,rt.t o"" EJe..iia!Fa.ctrr•• 100 d,w .. ,,. ..... I >Ill •0.ffll ~ '-=-- CONlRACTal TP PR0',10E A SO>ARAlE COST FllR lHE Pl!~ -S. THE CORPORATION OF 'IH£ D!STRICT OF IIAPlE RIDGE 10 ASSESS 1HE OONOlllON/lNTECRiTY OF EIOS11NC 11D1 N«J ADWlC If' MPLACOIDIT IS REQUIR£D /. T Tl£ END OF OONSlR\JCTIOH. CAD NO CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT KEY PLAN STREET 11907 -228 ST., MAPLE RIDGE APRIL 2017 2 Of' # D'N'J. ~o.. 174668-02 \ I § <( 0 0 ~ ~ I r-oe ::; " z 3 <( ~ (.) 'i: a. <( "' " ~ g (.) 0:: u < a. SANITARY CATCHMENT PLAN LEGEND EXISTING SANITARY SE\\l'R ............................................. . PROPOSED SANITARY SE\\l'R........................................... ---••· --- F\JTIJRE SANITARY SE\\l'R ............................................... . EXISTING CONTOURS ............. , .. , .. , ..................................... ----5---- MAJOR CATCHMENT BOUNDARY LINE .............. . SUB CATCHMENT BOUNOARY LINE .................. . LOCAL CATCHMENT BOUNDARY LINE., ............ . MANHOLE OR ClEANOUT NUMBER .................. . CATCHMENT AREA ........................................... . -■--■--··-··- CATCHMENT # ~ AREA (ho)~ .... C/) -----;ffi • :I: ~ ----- l DEWDNEY TRUNK RD LL.I z · < ....J 11947 fl9J7 •-----1 fl9Jr • 11909 LA E 11889 ,r 11869 11857 AVE ex. JOO• ... , " 0 g d EX. 1500 22720 ~ ~ LANE ■■-■■-■■-■■-■■-■■-■■ ..... 11875 22711 SELKIR~ AVE ..... Cl) 11.154 N N ..:EX. 25~-. -,·. EX. 250• ~I C/) IX) N N 11900 UBJO C/)::. ....J ....J ~ z LL.I LL.I Q:-(!) 511'!1!!'1" ,, .... • I19ST --1n '•I--- PUR EY A:v'f: ~tftM.be cmtinec:a w ~ DNl1cpment .,. .. ., ., !I 5~ fl CS-1 Ql,l 5l$'2 1UU: C-3 I = 11 !,Q!!;E. Residenllel(R) Sing!~ Fern(y (SF) Muni Fan•v (MF) Fllllral:ion Rate ... , 3DOU(day"c8t)Ha) 28ci,pnarunil 28caprt&'urJl 013U(s"he) Accum mm!:-,Accum Al!le P~ Pop. Ow {?I CP~ >• I .. .... ., -.91J l 110 122 ... t.n 0428 52- 0tlt "" t_2af )Ln l)7 lN C411 4..1 II 142 I E21 200 ~ -~ 10 ., , .. LMd Use Comm~ricN (C) ln$1ilutional(S) lndl.lstriel(IJ JOO .,., .. ., --! ■ I ■ I 22987 I ·-=' t-1-;:' C/) Li. O ;=, I') ,,,J ~ ~ -C/) C/) r _j~:.:i....-------.... ~;:;-; 12Dc11pilalhe 200 capta/hl 200 capita/ha Designed by: Design DIile CJ\Kkt'Clby: 0&1e Citecked: HNH May/16'2017 ·-· •-.: tnrrtraT~ PV,VI? ~~ D(I!.. 1ope Fun Plp4 111 1.,.,,11rmrms Flem capacily Qrwilcity Y~ l~I IUO ~t 1~' .!\ ~, O~'f~ -~sl 11.1 ,0.1 " ,,. ... 0,72 l L <( "' ~1----.---.~-----------~-.-B-E-NC-H-MA_R_K_: ------------------------------.-.... -.. -C-G---=S(Al.=-------r-C-O_R_P_O_RA_T_I_O_N_O_F_T_H_E_D_IS_T_R_IC_T_O_F_M_A_PL_E_R_ID-G--;E : 1--t----1------------------------t--J ~:~g~s = ~~.~:e:rJ~~~SR~ CONlROL MONUMENT B4H0106 ~ H.Y. ENG I N EE RING LTD• = ~~:;;:: ENGINEERING DEPARTIMENT ••1t CAD NO <1--1--1---------~----l '-':7 SANITARY WATER CATCHMENT !>IE[l APRILZOlJ :f--f----1-----------------------f--J ,,200-s12s-1s2"d s1. s""'Y, sc v3R 4E7 •TEL so•-S8.J-1srn ......,.,, APPROVED STREET 8 OF # ~ LEGAL DESCRIPTION SC.US HCRZ. 1·.2000 .,.._ llo. 3 LOT B. (AD1J44SJ), BLOCK J, DISlRICT LOT 401 , GROUP 1, N.W.D., •Websilc: www.hyengineering.com •FAX 604-583-1737 ;;i ... DATE RE\1S10N BY PLAN 21553 .... T. 11907 -228 ST., MAPLE RIDGE 17 4668-08 oL......1.. __ .....1.. ___________________ ....J._~.=.::~=:.:....------------------l----------------------L--------....l..------_J'-------------------------L--------' .-} .__) " 5 N ai ~ - 0 /:! < 0 0 a. g ~ I " °' :::; C) z a: < C: 0 u 'i: a. < C: C) 0 a. 0 .... u C: u < a. < C: C: /:! z 0 8 Vl <( <Il Vl (!) z a: Ii LANE Uh! I 227<10 11963 I ~-I '~L I ~ I ~] I I --..-11•11-11•11r11 •11ca11•11-...... • -....... : I 11954 11920 i uJ ~ ~-•; z . . ~ :s '"" ,':. 1.~ 11920 ' ' ~ ~ = .. ' ~-j EX. ~Qo_•t • ' 119 AVE l..~~ '"" i I = I .... ~,__11_11_ ~ .. :•:;4,) : ... ,.◄,j •• Jf~ ... 11-: 11940~ ¢ I I i -~-• I I I :•: I I : I LA~E ~i 1~-~ ~- I I ~I I I -- ! J l ;l. \ 1111..J -~;...,. ':'l ~,' I I I SELl<IRK I A VE LOUGHEED I HWY 1 1• • oJ EX. 4500 r~: ,_11_11_,. __ ' I = .. I %: I ◊ I • • ¢"""' != 11857 I . 1.11 I ..... • @t .n • 118A Al/f. ,..... i N N i ' ~ a,L, ,1 - ------- x. 2~0• ◊ SllE ~11907 LANE -(--~---• .. • ... ,-: . . -~ ~ ~ ~ : I~ .. ... /;II ~ EX. 525!0 ◊ • ...... ;x: 4soo , .. _·•-.. -.. _,,~ .. ... ~ i i i -..,,__.,, .... ,,._,, ...__ ~~ ◊ f-(/) a) N N .. ,,,_ ,,.._,, •11 .. ,,-.11_11 _11 22701 ◊ -. __ ~ 22799 ·--STORM WAJER CONTROL LEGEND ,' 100 YEAR OVERLAND FLOW ................................... .... 100 YEAR SURCHARGE FLOW ................................ iZJt) 100 YEAR FLOW IN PIPE....................................... q OVERLAND FLOW............................................... ~ LOT GRADING .................................................... ___., CATCHMENT FLOW DIRECTION .................. ,...... ◊ BASIN BOUNDARY LINE............................... El 8 El EXISTING STORM SEWER ........................................... . :.~......, PROPOSED STORM SEWER......................................... • --.. ---• FUTURE STORM SEWER.............................................. -----< :. ···-·· EXISTING CONTOURS.................................................. ----5---- EXISTING DITCHES ..................................................... ~ ~ PROPOSED SWALES .......... ___ ., ....... --..................... --/ -~~ .. i :' l SUB BASIN BOUNDARY LINE...................... E) EJ EJ MANHOLE, CLEANOUT OR HEADWALL NUMBER ®®® --·-.... MAJOR CATCHMENT BOUNDARY LINE ........ -• -• - sue CATCHMENT BOUNDARY UNE ............. -■■-■■-■■-•■- LOCAL CATCHMENT BOUNDARY LINE .••.•.... • • • • • • • • • • • • • • • • • CATCHMENT AREA ....................................... CATCHMEN)T I~ AREA (ha ~ EXISTING DETENTION AREA .............. ,............................ ~ PROPOSED COMMUNITY DETENTION FACILITY............... ~ >--+----+----------------->----, BENCHMARK: El.EVATIONS ARE GEOOEl)C BASED ON CONTROi. MONUMENT 84H0106 1--1----1---------------------+-~ El.EVATION = 39.520m [NAD83 CSRS] LEGAL DESCRIPTION RITCHIE AVE -./.--,;---- {?) H.V.ENGINEERING LTD . • *200-9128-152nd. ST. Surrey, BC VJR 4E7 •Website: www.hyengineering,com •TEL 604-583-1616 •FAX 604-583-1737 •I• !• ◄ ' • 0 ' I ! . I : .. -I .,. -~ . " "' ,¢~ ! 11(1.>0 i 226<15 -i -I I ' I ::: I .,. I I ~... :... I .. ~"'"-' ~-4 • ~:,. DRAYIN CG SEAL -DESIGNED C>COCED CHECKED APPRO"" APPROVED = t--+--o•-,.-t-1 ---------.-E'll-,.-DH---------+1-.-,-,I ~~B, 2 f~j~3), BLOCK 3, DISTRICT LOT 401, GROUP 1, N.W.O., ~I No. HORZ. 1:2000 .... 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R~R~neo.r1rc:-1 1•1'1'-T(hr) 1(""'1'11) '"Rlnt1lnl.,,111 s■RpoSbpa 124460 No=0.00271 V~,p•Ful!Flo-Vak:cey t -04110 L•RP-Ll"Vf, .............. --~ltCMJ iw:c-otrn»lf 1t 1t Tc ----,. :' O"""f " ~ ~~ liN'1 llm<>I ,-..i .lan-1 ~:9::r:-~1;.~1 ::. ... :r-·1..,nj,..a;.ic-uj '\...I • ffil<~~f :i ...... 1 ...... 1,z.11 ).u. ~~ 1:~1 w:r ~~~ ~otlH_t_ "' tJ-.i l.i.:-ic-.. 1~ !_$~ •» ::i•· ---::· ,n-u .. ,,. •·-•- i:i,.:, :-,-i ~~_2M _F H-•..,.-r,_. 110"",i"t J '-<I 3:P ~.· w-<•·~ ,, 111 .:=..1: I•• • tzf11...a .. ,,, •~ r .... ~~ .... ~.-:r•• 1,1 L,1_.. .... -="'-,.. o,-.-,_, I~ !•41l•m:U:11f~;·,1tJ. fut f t=-~ 1-· ,_-JI~ u I s--.--i NJ i a.,.,fiml u-s 1::••ll!!..l_tn ;: I !; I ~ r:·: I:!!: I ~l;_~;: I~ ,v,,e,,_:2roM:j olTiTTiu 101,v~r~ 1:~•,tn• r:-~_l__!_G ~Pll·~•lt<I o•J_ 1;, [ w, Jo~11u,1 n;■1;;·,,1 , •:: 1,~ ~ .... ~.-.1 II IL o• ~,-1 ·u P lU J,,ll tCNrl u.u U'l:I ;,,, ;,;.,_ 114 9~: ~l"l•~,:,06 f!t UI ~I IU tH TOIi l ll't i;-N, :,;-,J ~, ?.M .;l,1~ ~11•1 ···I ·r! I -,.A r tifi I ~ I 11-CUF~J:J'E N N ~' 1,-------+- '_j CAD NO CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT STORM WATER CATCHMENT STREET 11907 -228 ST., MAPLE RIDGE "if"T[ APRIL 2017 SHln 6 OF #- DWG. Np. 174668-06 ) l~W mapleridge.ca City of Maple Ridge TO: Advisory Design Panel 2017 -500-D P MEETING DATE: January 17, 2018 FILE NO: SUBJECT: 11865 227 ST PURPOSE: An Advisory Design Panel (the 'ADP ") submission has been received for the above cited application for 11865 -227th Street, to permit the construction of Phase 3 of a 4 Phased mix residential/ commercial development located within the Town Centre with 48 residential units and 1,015 m2 (10,925 ft.2) commercial space. The subject property is currently zoned C-3 (Town Centre Commercial) which permits the proposed use. BACKGROUND: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: FALCON VILLAGE JOINT VENTURE MAPLE RIDGE (CITY) Lot 3, D.L. 401, Plan EPP65496 Town Centre Commercial Town Centre Commercial C-3 (Town Centre Commercial) C-3 (Town Centre Commercial) Mixed Residential/Commercial Building under construction C-3 (Town Centre Commercial) Town Centre Commercial Mixed Residential/Commercial Building CD-1-87 (Town Centre Commercial, Tourist Accommodation, Apartment) Town Centre Commercial Haney Place Mall C-3(Town Centre Commercial) Town Centre Commercial) Vacant Property and Show Sales Centre RS-1 (One Family Urban Residential) Medium and High-Rise Apartment 0.189 ha 227th Street Urban Page 1 of 5 6.3 , .. ..,,, DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Devel opment Pe rmit. Key Guidelines: The following Is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Gu idelines: 1. Promote the Civic Core as the "heart" of the Town Centre Does proposed development reflect the qua lity and character of the existing Civic buildings, such as the municipal hall and the The ACT, and will the design enhance the vibrant pedestrian realm created by Memorial Peace Park and the surrounding public space? With the main floor commercial will enhance pedestrian realm . Are the buildings materials of a sustainable quality and the colours harmonious within the development and with existing quality buildings? Materials match existing buildings. 2. Create a pedestrian-oriented, boutique-style shopping district Does the building's form and mass support a strong pedestrian-oriented urban realm and hel p define the street and sidewalk areas as active public spaces? Taller building should be stepped back podium style. Covered arcade provided at street. 3. Reference traditional architectural styles Does proposed development reference Maple Ridge's more traditional architectural styles? No comment provided. Is proposed development consistent with the existing newer buildings in terms of setbacks, form, mass, and heights? Similar to existing buildings . Page 2 of 5 4. Capitalize on important views Does proposed development capitalize on mountain and/or river views? No comment provided. Have the important views of existing buildings been considered in relation to the proposed development? No comment provided. 5. Enhance existing cultural activities and public open space Are proposed public spaces designed to accommodate a range of activities, incorporate universal access, red uce vandalism, and increase safety? Courtyard will be a safe and active space. 6. Provide climate appropriate landscaping and green features Are landscape elements designed to enrich the pedestrian en vironment, moderate the internal buildings climate, manage stormwater on site, and reference the architectural quality of the building(s)? Landscaping includes storm water feature. 7. Maintain street interconnectivity Does proposed development maintain street interconnectivity and use of the lane as a service street and secondary vehicle and pedestrian throughway? Landscape design encourages walking/biking in the lane. Is required parking provided underground? No comment provided. Design Guidelines: The Design Guidelines and a full expl anation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo, Page 3 of 5 PLANNING COMMENTS: 1. Proposal: The proposed building has pedestrian access via a covered entry which fronts onto 227th Street. The design of the proposed building consists of a flat roof, with overhangs, brick masonry fagade treatment and ornate soffit detailing. The finishing of the building a mixture of ryiasonry; stone; wood and Hardi siding. 2. Context: The proposed building is the final Development Permit of the phased development within the Town Centre. The proposed building is consistent with the design of the previous phases of the cl eve I opm ent. 3. OCP and Zoning Compliance: The subject site is designated Town Centre Commercial. The proposal complies with the designation. The subject site is zoned C-3 (Town Centre Commercial) and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The following variances will be required: • Front Setback from 7.5m above the 2nd storey to 1.1m; • Rear Setback from 6.0 to 0.0 m and from 7 .5m above the 2nd storey to 0.0 m; • West Sideyard Setback from 4.5m above the 2nd storey to O.Om above the 3rd storey; • East Sid eyard Setback from 4.5m above the 2nd storey to 2.0 m above the 3rd storey; and • To permit 8 tandem parking stalls. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) The following highlights the parking proposed Type Required Proposed Variance Multi-Residential Town Centre (1 bedroom Units) 8 8 N/A Multi-Residential Town Centre (Add ition Bedroom) 41 45 N/A Commercia l Uses 10 10 N/A Disabled 2 2 N/A Visitors 4 8 N/A Number and percentage of small cars Maximum of 2 N/A 5 stalls Tandem Pa rking Not Permitted 8 8 stalls Off Street Loading 1 1 N/A Short Term Bicycle Parking 17 17 N/A Long Term Bicycle Parking 12 12 N/A Page 4 of 5 5. Environmental. Sustainability & Stormwater Management: The applicant has proposed two 30'x30' storm water receptacles centers in the plaza, which will captures the hardscape and roof top water during the winter months. These storm water receptacles area at grade of the lawn and are meant to be focal points with submersible lighting, like pools of light in the winter. In the summer, it is anticipated that they will dry, and will serve as gathering places. The stormwater management plan will be coordinated with the Landscape Architect to achieve water quality objectives through biofiltration and other measures. 6. Issues requiring comments from ADP: The Advisory Design Panel is requested provide comments if there are elements of the design that can be improved to greater fulfill the Development Permit Guidelines. 7. Garbage/Recycling: The garbage and recycling receptacles are proposed within the underground parking on level one. 8. Works along abutting roads: T_here will be upgrading of the street trees and the sidewalk with the development of the previous phases of the development. CONCLUSION: The proposed building is part of a four building phased development. This proposed building is similar and consistent with the other buildings that have been reviewed by the Advisory Design Pane and is the final building requiring a Development Permit. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Senior Planning Technician The following appendices are attached hereto: Appendix A Subject map 7 sets submitted by the Architect: Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and landscaping Plans Page 5 of 5 N Scale: 1 :2,500 Legend Stream ---Indefinite Creek -River Major Rivers & Lakes 11865 227 Street PLANNING DEPARTMENT --A lli■ mapleridge.ca 2017-500-DP DATE: Oct 31, 2017 BY:JV ,..___ 11996 u SELKIRK AVE. LOUG_HEED HWY. N Scale: 1 :2,500 lANE 11971 11980 11970 11963 IANE MciNTOSH AVE. 11940/48 i--D 11947 11937 "' ~ ~i q '-'-"'--'-~ ---'-----=~=~'-'---'--.-=i I ~UBJ ECT PRO PER TY ~--"'~'--'-------±-------, 119 AVE. 119AVE. I ' I I ' ...I ,-: CJ) ~ I 11882 I /.i ~------;.:,,::.: L 11010 11890 Iii ~ 11876 SELKIRK AVE. LANE 11862 11865 11858 .. ·11844 S.ELKI RK AVE. ~1834 11837 118AAVE: 7mu 11698 Legend Stream ---Indefinite Creek -River Major Rivers & Lakes ~ ~ "' ' 11865 227 Street PLANNING DEPARTMENT ~~lil'tll■ mapleridge.ca 2017-500-DP DATE: Oct 31, 2017 BY:JV l'illli ••• ••• ••• ••111 ••• •• IUID! ll&IHI poi.r1t s vvest ARCHITECTURE December 14, 2017 Re: Brickwater Village Phase 3 Selkirk Ave11ue & 227th Street Maple Ridge, BC In regards to the proposed development we would like to highlight the following points: 1. The new condo building is designed with a dramatic covered entry fronting 227th Street and aiso features strong corner articulation. 2. The architecture is a classic english style with a flat roof, large overhangs, brick masonry and ornate soffit detailing. 3. The building finishes are durable and low maintenance and include brick masonry, large format stone masonry, wood midbands, and vertical hardi siding. 4. The building includes street friendly, accessible entries. 5. All units include at least.one secure parking spot in the parkade plus some additional. 6. The floor plan includes a large site amenity area on the roof as well as bicycle storage and storage lockers. 7. There is a wide varie·ty of unit types. 8. Following is an explanation from the Landscape architect that outlines our approach for public art and sustainability 9. Sustainapility for the building has been approached with the following items 1. large decks and substantial overhangs create shade in the summer moriths 2. All outdoor lights will be ground oriented 3. Efficient lighting will be installed 4. Low v.o.c. paints will be used 5. Renewable wo~d is a major building component 6. Low maintenance materials will contribute to low life cycle costs 7. Large rooftop patio provides deck planters which provide shade & privacy Thank you for your consideration with our application and we look forward to working with you to complete another successful project ih Maple Ridge. Wes Friesen, Architect AIBC, LEED AP Points West Architecture 604-864-8555 wes@pointswestarch.com •• •• p.604.864.8555 H f.604.864.8505 :: e.pwa@telus.net #203 -2190 West Railway Street, Abbotsford, BC V2S 2E2 Appendix B ~ mapleridge.ca Advisory Design Panel 8Jbmission Request Form The Oty of Maple Adge Advirory Design Panel (ADP) meets monthly. !=€fer to the attached &:;hedulesfor 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 Rle Manager well in advance of the des3dline date. Application Information: ,Name of Ap~li~nt fA:LlD N • \/, kLA:66 -<To l~ Ve~R,E: • Rle number .A.ddress of site OJrrent Zone r',,,;3 • A-oposed Zone u0 . ~eking to appear before the ADP on this date sJAl\\1.,U\-~\A W{,~ . \, Architect Information: 8..Jbmission will be presented to ADP by: Architect Po,th-~ \/\l~ M?cth:::t?CrLtR.e ; \ives tfe1 ~. Landscape Architect ~\12-l.A\~~ At?ci-l-cms; lo/\~lnt Vv\1 1 c..tku-- O:her A-ofessional (Sate Name& R:)le) ·uA\J t·D LA, P-t?? AL\?l /-J \o/tN\:@-71 )J &-IVIL..-0~\,:\J;J~ ~-rz_.,c, r Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major 0::::cupancy categories dted in the Table below taken from AlBCBulletin 31 Buildings ~quiring the ~rvices of an Architect. For the entire bulletin, click here. Major O:::cupancy Types of Building or Parts of Building requiring the per the current Use. servires of an ardlitect under section 60 of the Architects building codes Act . GrnupA(Part 3) Fublic Assembly -any one-s:orey building with an unSJpported span exreedi ng 9 m or gross area exceeding 275 m2; -any building of more than one s:orey with gross area exceeding 235 m2; and -all s:hools, any sze G"oup B (Part 3) Hospital, Slnatorium, or -any building (exduding veterinary hospital) with a Home for the capacity exreeding 12 beds Aged -any building with.gross area exceeding 470 m2 lns:itutional G"oup CFesdential Hotel or smilar occupancy -any building containing 5 or more dwelling units -any building containinq 11 or more ques: rooms G"oup O& E Commercial -any building with gross area exceedinq 470 m2 G"ouo F(F1 : Part 3) lndus:rial -any building with gross area exceedino 470 m2 Appendix C ) Pursuant with Section 8.11 of the Official Commun11y Plan, development in the Town Centre wil be assessed against the following form and character and green building design guidelines. The guidelines apply lo Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use: Town Centre Commerclal; Port Haney Multi-Family, Commercial & Wate.1ront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are Intended to aid in the review or development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Pla~!}lng Department and lhe Advisory Design Panel. In the checklist, you are only required to address the guidelines wi1h the icon that relates lo your project: _ TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key GL1idelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. · A. Building Setbacks1 Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings. renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and heighl • To help define the street and sidewalk areas as active public spaces. B. Building Fa9ades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors. siding m·alerial and other fa9ade elements create a pleasing composition compatible with surrounding bulldings, commercial and neighbourhood character. • To enhance the archllectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure cornmerclal and mixed-used buildings maintain an attractlve appearance to the street. c_ Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities. incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town ~n~ • • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy or the Town Centre, enrich the pedestrian friendly character of streets In the district, and Integrate lhis Important commercial and higher density residential area with !he character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed lo be accessible, but do not Intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality ot the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential are·as from unsightly, noisy and noxious environments. Maple Ridge Town Centre Developtnellt Permit Al'ea Guidelines J Meet Guidelines: Yes No Not ffl'.h111.1, .. -lk".9.]11~~l1..:~~~lll•~~1' .... Aoo!jcable •· . ,. ,. ·ti·-. • r.?~ .• ~nf~~~~~ , i~ -N • -" ( A.I Buil<linl! Mass and Form Al.I Maintain the mass and scale ofbuildinm; TCC MU f,ryFR lo< Al.2 Enhance the block with comer co.mmercial bulldings ,·cc MU " □ □- Al.3 Accent comer buildings TCC MU MFR ,,, □ □ Al.4 Use pedestrian-scale design elements TCC MU li, □ A1.5 Feature pedestrian amenities '!CC MU k1fR V AJ.6 Design largtl buildings into smaller modules TCC MU MFR ll.'"' □ A.1.7 Accommodate street-frondag units TCC MU MFR I!'.'. Al.9 Ensure appropriate roof pitch TCCMU t,lFR lL □ □ A 1.10 Use design elements to reduce roof mass and scale TCC MU MFR IV □ A.2 Building-Hei2.hts A2.l Vary buildin!!. heights Tee MU MFR ~v □ A2.2 Maintain a!igmnent of architectural features 'TCCMU MY.:R ~ A2.3 lntegrate taller buildinS?s TCC MU MFR □ v A2.4 Step back taller buildings TCC MU MFR V A2.5 Match buildin!! heights at the end of blocks TCC MU MFR YI/ •□ A2.6 Mana"ge phased development TCC MU MFR ~ □ □ A2.7 Protect views TCC MU l,1Fl1 11,,V A.3 Bu.ildJne: Setbacks A3.l Place buildings to reinforce sidewalk activity TCC MU MFR v A3.2 Situate builru11-g entrances for vtsibility TCC MU MFR ~ □ A3.3 Provide adequate throughways and lightin~ TCC MU MFR □ □ A3.4 Provide clear sig11t lines from building foyers and lobbies to allow ~ □ □ visual surveillance TCC MU MfR A3.5 Separate residential entrances from commercial entra11ces MU ...-" □ A3.6 Respect existim1. build.in2s TCC MU MFR v A3.7 Distin!!llish entrances with arrival areas and courtyards TCC MU MFR ~ □ A3.8 Locate rainns and entrances .in areas that are big)lly visible TCC MU ~lr'R v Explain how the objectives for Building Setbacks, Fonn, Mass and Height are met. lfyou have selected '·110" or "not. applicable", explain why the guideline docs not apply to your project or why it cannot be met. ' - . _) Maple Ridge Tow11 Centre 1 DePelopment Permit Area Guidelines Checklist Meet Guidelines: ~ Not~ . = • ~m,-i.~~ ~,uo~tble_ ·t.itB1::~l~1 I I -' . .1L{\ll:,IJLI ,. ·1 ~-.. · B.1 Buildinf! Facade Bl. l Address both sides of the block with corner commercial buildings 1cc MU ll.l' □ □ Bl.2 Orient main entrances ro face the sidewalk rec MU MFR lY Bl.3 Locate windows, doors, and entry fearures at the street level TCC MU MFR ~ Bl.4 Use a mix ofcon.1mon facade patterns and elements Tc;c MU Mm V □ □ Bl.5 Reflect oriirinal facades and building scale TCC MU MFR l"' □ B 1.6 Respect oriiinal architectural elements ·r~c MU MFR IV □ □ Bl.7 Respect old and new desirui TCC MU MFR I'-' □ D Bl.8 Maintain the horizontal rhythm of tl1e street wall TCG MU MFR Ii!' D D Bl.9 Provide a visual division between the street level and upper floors TCC MU IJIFR IV Bl.10 Include continuous canopies awnings or overhangs 1·cc MU Iv Bl.II Ensure appropriate 1,lncemenr and materials for awnings or canopies TCCl/,U ..,v Bl.13 Use windows to provide 'eyes on the street' TCC MU MFR II-' D D Bl.14 Enhance the oublic realm !CC iriU iftfR ,.,, □ Bl.JS Ensure siimaae reflects bui1ding scale character and materials TCCMU I.,, □ □ B.3 Buildi112 Materials B3,l Enhance the public realm with bie:h oualitv materials and detailing TCC &lU MfR g-D B3.2 Use materials consistentlv TCC MU MFR l~v □ BJ.3 Avoid the use ofiuaooronriate materials TOC MUMfR Iv □ B3.6 Use a mix of oualitv materials TCC MU MFR I,.." □ B.4 Buildin2: Colours B4.1 Select annronriate colours TCCMU MFR g-□ D B4.2 Highlight architectural details, awnin~s. and entrances TCC MU MFR g - B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR b6 B.5 Screenint?: and Storage B5.l Locate and enclose trash, composting, and recycling lo keep [j □ D out of site of general oubtic TGC MU llr.FR BS.2 Screen mechanical equipment TCC MU MFR v' □ B5.3 Avoid conJljct with neighbouring nropert.ies TCCMUMm I., □ □ B5,4 Locate building ventilation svstems to minimize noise and exhaust 1CC MU MFR I"' Explain how the objectives for Building Fai;:ades, Materials and Colom are met. If you have selected "no" or "not applicable'', explain why the guideline does not. apply to your project or why it cannot be met. Maple Ridge Tow11 Centre 3 Development Permit Area Guidelines Checklist Meet Guidelines:~-es No Not ~11~-• ~--••,. "'"'."""''ll·,.,·l!'l ---. P.~ , li'l Aoolicable· U.l\!wt~)'h1 lll!lt 'r.!; • . C,I~" ' ~ tr£Ji ii.!rilfJ...iH ;.1.-t l:11'1 •. ~. . • ::":._. ~ ' t • & ~,... • : .• "· .. C.1 Public Outdoor Soace and Hardscapes • Cl.1 Provide public outdoor space Tee MU MFR i'-1 □ □ Cl.2 Ensure public outdoor space is hii!hly visible rGC MU Ml'R !-"I Cl.3 Provide connections between buildings, sid.ewalks, and outdoor Er □ □ open spaces TGC MU MFR Cl.4 Ensure universal access for all -public spaces TCC MU MrR I.,.. CJ.6 Provide hardscape elements to enhance the street environmeu.t TCC MU MfR 1-' Cl.7 Desigu hardscaoe elements as oart of the buitdiora TCC MU r~'lff.t IV D Cl.8 Integrate pedestriaD amenities with walls and/or landscaped areas rec MU MFR 1 ... □ □ Cl.9 'Provide oublic art rec MU MPH I,_." □ Cl.10 Ensure new elements compl.cment eidstiu~ TCC MU MFR .,v Cl.12 Provide smool:h. routes TCC MU MFR V Cl.13 Ensure barrier-free access rec MU MFR Er □ C.2 Parklae and Parkin1! Lots C2,l .Provide reQuired parking undergrow1d, where feasible rec· MU MFR Iv □ C2.2 Screen Jame smface oarkiul! lots while maiatainiug surveillance ,CC MU rt FR V C2.3 Maximize i;iedcstrian safetY within par.Icing lots ,cc MU MFK 1--□ □ C2.4 Provide visible·siimae.e TGC MU MFR G1 D C2.5 Consider developing underground oarking _gara_ges TGC MU Mr·R ~ I C2.7 Locate parkine lot eauioment awav from the Dllblic street TGC MU MFR 1'1 C.3 Lanes. Service and Loading Areas C3.l Use lanes for service oarkinl? access and load.in.e --me MU Mm Q-□ C3.2 Utilize lanes as secondary vehicular and pedestrian throughways rec MU MFR '., D □ C3.3 Strenirthen visual access of the lane TCC MU MFR v C3.5 Consider lanes as a community amenity rec MU MFR v' □ C3.7 Locate londin_g and service areas awav from the street front TCC MU MFR V C3.8 Separate loading from parking and pedestrian paths rec MU MFR I., □ C3.9 Screen load.in!!. areas .V D -TCCMU C.4 Street Trees and L.andscaoc C4.2 Use the right species TCC MU Ml'R ~ □ □ C4.8 Maintain sight lines lCC MU MF.l 1.:-r Explain how the objectives for Building Site Considerations are met. If you have selected '·no" or"uot applicable", explain why the guideline does not apply to yom project or why it cannot be mer. - ' ) J1aple Ridge Town Centre 4 . Development Permit Area Guidelines Checklist .J [~ :; ~AT-iE RID.G°(:· r. er-11~;~'cptttmb-1:r • ••• ... ~.~ .. M\ M ••~ O )j .. o ; "\ mapleridge.ca DEVELOPMENT DATA SHEET Existing/ProposedZone G;S DatePrepared DEC 14 Zot7 Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total 7..0r,,.,4-SM less Road/ Truncations· Dedicated l 71 SW\ Less Park/ Open Space Dedicated - Net Total lf'>PP1 SW\ LOT COVERAGE (in % of net lot area} Buildings & Structures I on°/_ Paved & Hard Surfaced Areas - landscaping - Total Site Coverage -.. - SETBl'.l,CKS ( in metres) Front ,. t:; A&J..iF ?JJD Rear rn.o: 1:s /¥Jj.£DJ Side #1 (N,S,E, or(wJ 4 .-S" r'\'\ t>.'¢-11-K ~ ) Side #2 (N,~r W) II ,1 " Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal !-Jo ra.;.;\ "€,\ (~ \ Accessory NUMBER OF RESIDENTIAL UNITS . Bachelor - One Bedroom - Two Bedroom -Three Bedroom+ -Total --,. GROSS FLOOR AREA (in square metres) Residentia I Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA , * If the development site consists of more than one lot, lot dimensions pertain to the entire site .. Appendix D Proposed (Complies or state variance needed) 0 30 ____ ---1 (a - Required Development Data DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) AME~ITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Total Number of Parking Spaces for Uses Number of parking spaces for disabled N1,!mber of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number and percentage sma ll cars Number and percentage tandem spaces TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking Minimum Required or Maximum Allowed - OTHER -state YES or NO for each If YES describe on separate sheet. Proposed ( Complies or .) variance needed?) \D I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions ar~ the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: TILER f:J?At2::S8N Print Name NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. ., ' KEY GUIDELIN""E CONCEPTS 1. Promote tbe Civic Core as tbe "heart" of the Town Centre a. Does proposed development reflect the quality and character of the existing Civic buildings, such as the municipal hall and The ACT, and will the design enhance tlrn vibrant pedestrian realrn created by Memorial Peace Park ~g,the surrounding public spaces? • Consistent: Yes ~ No O NIA O . Explain: Y¥1"\~ fLPD\2 GOMf\l\e(ZLlAL. \J\]I..L\., cNl-\1\NGE:: PeDet;,1\'2-IAN i2E.A\....M , b. Are the building matetials of a Sl!stainable quality aud (he colours ham1onious within the development and ·with existing quality buil,9fngs'? • Consistent: Yes~ No D 2. Create a pedestrian-oriented., boutique-style shopping district c. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk ar~ ~ active p].tblic spaces? Taller buildings should be stepped back podiwn style. • Consistent: Yes [if No D 3. Reference traditional architectural styles d. Does proposed develo£:139nt reference Maple Ridge's more traditional architectural styles? • Consistent: Yes 1\6" No D . Explain: e. Is proposed development consistent witl1 the existing newer buildings in terms of setbacks, fonn, mass, ancl height? _/ - • ' Consistent: Yes~ No D Explain: 5 \ M \ \..,,1-\ \2-\ 0 E '/-.. I S1 \Nb BU l Lt) l N (:;:. S · 4. Capitalize on important views f. Does propose~ develo.£._LD:,9J capitalize on mountain and/or river views? • Consistent: Yes !I?"" No O Not Applicable D Explain: g. Have the important vi~·s_..pf existing buildings been considered in relation to the proposed development? • Consistent: Yes 0' No D Not Applicable 0 Explain: 111aple Ridge Town Centre DP Part I: Key Guideline Co ncepts for the Civic Core Precinct Appendix E 5 5. Enhance existing cultural activities and public open space h. Are proposed public spaces designed io accommodate a range of activities, incoqJorate Lrniversal access, reduce vandalism, and~9 ease safety? • Consistent: Yes l!:1' No D Not Applicable D 6. Provide climate appropriate laQdscaping and green features 1. Are la11dscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage slarmwater on site, and reference the architecrural quality of the building(s)? • Consistent: Yes [E(' No D · 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and use of the lane as a service street and secondary v~hicular and pedestri.an through way? • Consistent: Yes &:(' No D Not Applicable D k. Explain: W\ND~(..P.,f't:. DSS\~N l N ·n--\ ~ \./\ t---J E . ls required parking prov!fted undergrou:nd'? • Consistent: Yes0 No D Explain: 11faple Ridge Tow,:, Centre e,t-J C.0U(ZAb6,S DP Pan Ii Key Guhfeline Concepts for the Civic Core Precinct 6 ) A. Building Setbacks, Form, Mass, and Height A1.8 Al.11 Design flexible. groun~_9,0i· unit spaces in commercial and mixed-use buildings. " Consiste11t: Yes lk:r No D Explain: Accommodate roof g~s, trellises, and green features. • Consistent: Yes l!'.'.'l No D Explain: t:"f1t::JJS\V( A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistent: Yes [Q-/ No D A2.9 Expiain: Protect solar acce,ss to~Ul)YU!lding buildings and minimize wind tunnel effects. • Consistent: Yes ~ No 0 Explain: B. Building Fas-.ades, Materials, and Colour BI.12 Use exterior shading ~•i;;es to block summer sun. • Consistent: Yes IJ,f No D B2. 1 Design outdoor lighrlog to minimize light pollut(on. • Consistent: Yes W No D B2.2 B3.4 BJ.5 Explain: Encourage energy efficienyigbting. • Consistent: Yes ~ No D Ex."J)lain: Select environmeutallr!~onsible building materials. • Consistent: Yes Cf No D Explain: Minimize the use of u~t~nable building materials. • Consistent: Yes ff No D Explain: Maple Ridge Town Centre Green Buildiflg Desig11 Guidelines 7 ) B3.7 Cons-i'.de,r life-<:ycle c~ .. Consistent: Yes~ No D Explain: C. Building Site Considerations Cl.5 Locate outdoor plaza~oyapture the sun. • Cousisten.t: Yes 10" No D C 1.11 Vse matetials that ate functional, durable and in.elude recycled. or salvaged content. • Consistent: Yes [J/" No D Cl.14 C2 .6 • C2.8 C2.9 C2.10 Explain: Enco1irage use of infi~ajon techniques. • Consistent: Yes M' No D Locate adequate ptfo~arking in visible areas convenient to entra11ces. • Consistent: Yes ~ No D Explain: Use permeable pav~nynd infiltration devices on appropriate sites. • Consistent: Yes l]d' No D • Explain: Provide shade trees a~~ndscaping. • Consistent: Yes M No D Explain: Provide secw·e and sh~d bicycle storage facilities for short-term uses. • Consistent: Yes ~ No D . C2. l 1 Provide lo.og-temi bicycle parking. • Consistent : Yes 0" No D Maple Ridge Town Centre Green Building Desig,z Guidelines 8 C2.12 Provide end-of-trip fa~es. • Consistent: Yes 10 No D Explain: C3.4 l'vtinirnize impervious paving of the lane. • Consistr:mt: Yes 0 No D C3.6 C4.l C4.3 C4.4 C4.5 Explain: Respect existing grad~·/ • Consistent: Yes M No D Explain: P Ian t street trees. • Consistent: Yes ~ No D Explain: Minimize use of bjgb ~\.enance plants. • Consistent: Yes -IL! No D Explain: Maximize the use of~trye and climate appropriale species. • Consistent: Y~s ~ No D Explain: Consider tb.e inclusio'.!__?ycommunity gardens. • Consistent: Yes [6' No D Explain: C..ov~'-f Wt> Is [:')S s \ 0-N ED SV'Vl~LL PLANilNb bN AS Pr MD(ZE,. AG11,\Je, I ND\ \J IC:,IJ AL DE G\L-5. C4.6 Design and place lan~~e to facilitate year round moderation of the internal building climate. ·• Consistent: Yes 11£ No D Explain: C4.7 Minimize erosion po~ti ~ • Consistenc: Yes. O"'" No D Explain: , Maple Ridge Tmv11 Centre Green Building Desig11 Guidelines ~. '.~r• • /'..x. .. •' 9 C4.9 C4.IO C4.11 C4.12 C4.13 C4.l.4 Provide adequate !an~~e maintenance. • • Consistent: Yes M No D Explain: Consider incorporating· !~scape plantings for green features. o Consistent Yes Ila" No D Explain: Incorporate low impa~ ~mwater features . • Consistent: Yes LY" No D Explain: Consider_rainwater c~e9on for re-use. • Cons1ste1tt: Yes ~ No D Use natural plantings ~~ ... green space to support habitat. • Consistent: Yes i::::f No D Explain: Retain existing tna!Ur~s. • Consistent: Yes 0 No D Maple Ridge Town Centre Green Bu~lding Design Guidelines 10 , ... (~)~ . ...... $1 •• ,·. ) FOR .ADVISORY DlESIGN PANEL MEMBERS Pursuant with Section 8.11 of the Official CommW1ity Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Pennit Guidelines. See the guidelines in Section 8.11 of the Official Community Plan for the full list and description of development pem1it guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. .Building Setbacks, Form, Mass, and Height a. Promote a cohesive building ex--pression and strong pedestrian oriented urban realm in Maple Ridge Tov,TI Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setba.cks, form, mass, and height. • Consistent: Yes g' No D b. fa:plain: F\l2,5T flOO\<. P~t,\2~"T\ZI AN AP-,CADE MATC..r\SS P\Ze\J\O0~ Pl-\A'S E.S ~ND c=x.\S\lN b &JlL-D~N GS:.· Help de.fine the street an~ sidewalk areas as active public spaces. • Consistent: Yes 0 No D • Explain_: ftr.z.Si rl.PO\Z WMMe..f2-£.,.\,Al.. \J\J\ LL A C.,.,T t\J.ATe ST~et:-1 • c. Provide a consistent and complementary scale of building fonn in accordance with the Development Permit Area Guidelin~/ • Consistent: Yes M No D B. Building Fa~ades, Materials and Colour d. Ensure additions, renovations and/or nevv infill projects in the Town Centre have a coherent architectural design concept where windmvs, dom:s, siding material and other fai;ade elements create a pleasing composition compatib~th surrounding buildings, commercial and neighbourhood character. • Consistent: Yes ~ No D Explain: fACAOl2 l"::::i S\~ll--AIZ. TO OVSTlNC:::-$U \LDlNbS · e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of hannonious,. quality materials and colours. • Consistent: Yes 0" No D Explain: M~it::(2.\AL.'S p.;r.z.~ t;IM\LA 12. TO t:::~. l S-,tNG:-BU lLDIN6-S Mapl.e Ridge Town Centre . 1 DP Part II: Sectwn Objectives Checklist .... f, • Screen tooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial an~ixed-use bui1dings maintain an attractive appearance to the slreeL ., Consistent: Yes~ No D Explain: S-Qu\PfV\Br-JT IS N DT s uze ~N ~P- c. ~uilding Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate 1mivcrsal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • Consistent: Yes r:g" No D Explain: t ,:X., l't:NS\ V \::: (,OU\ZNA-i2I> IS De 5lbN12-D F"DL<=- gN1 \ \ZE: 13Lol,t~. h. Provide street trees and landscape elements L'1at reinforce the 'urban' character and vibrai.,cy of the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neignbour~;Y • Consistent: Yes 1M' No D Explain: ST t2 ~E. T Te E.e:,S f f.2.O \J \ p E-D · i. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian;,0t1onted quality of the Town Centre. • Consistent: Yes 13' No D j. Ensure service loading and mechanical equipment are designed to protect the sun-ounding businesses and residential areas from unsightly, noisy, and noxious environments. • Consistent: Yes (B-"'" No D Explain: St:tz\J \ c.,.t::, s L0PsD\N6 f<, 12-e \-\l DDe.N / S~EE.NeD j ~ (,oVV' t\'I t:_,(Z(.,.lt\L ACJ.05S l 8 ~ f'2-b W\ LAN e · k. Ensure outdoor spaces consider appropriate orientation for solar access and buman comfort, in accordance with the Development Permit Guidelines, • Consistent: Yes ~ No D . Explain: Cou~ P.,-JZ D -r7LAN. FUR TIIBR COMMENTS: .. Maple Ridge Town Centre 2 DP Part II: Secti01t Objectives Checklist ~ ;l:iti\PLE, ·R i th, t ; ' '•."'... I ~ • :• I'~ • \ • ~ ",(Bnljs}, Cotum~ta'• ~, • ··-) mapleridge.ca Advisory Design Panel 8.Jbmission Request Form The Oty of Maple Adge Advioory Design Panel (ADP) meets monthly. ~fer to the attached s::hedulesfor submission deadline dates and for the minimum submission requirements. Before making your submission, contact your Rle Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADPthrough your Rle Manager well in advance of the deadline date. Application Information: Name of Applicant fA,LfDN v\ l,.,LA6;6 -Go 1 /\JI Ve/\.rTI.iP-E: • Rle number Address of site G.trrent Zone r/3 A-oposed Zone c::::./:2, . Seeking to appear before the ADP on this date <JANUJ\J?.,~l -'2-ctfo • Architect Information: 8..Jbmisslon will be presented to ADP by: Architect Po1~·1~ \(\}-~, Aec+-hra;;ruRe; ·\J~~ tteJ e;.~ Lands::apeArchitect IIV\'1-L1~t:&<1£6 AP-ci+r TI?CtS_, 1111 -~rn+ \lv\1 ·Tc..l.\-td.J_., Other A-ofesslonal (Sate Name & R:)le) DA\h 'D LA I P-,t>; Ale uJ WUH?Tl )J u I V1L-~~\.W AAE'f2_ ~--rz.._.,., , Note.: TheArchitectsare required to prepare plans and to attend and to present all developments to the ADP that are in the Major O::cupancy categoriesdted in the Table below taken from Al BC Bulletin 31 Buildings ~quiring the Services of an Architect. For the entire bulletin, dick 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 &:hools, any size Group B (Part 3) Hospital, S:lnatorium, or -any building ( exduding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group CR:lsidential Hotel or similar oocupancy -any building containing 5 or more dwelling units -any building containing 11 or more quest rooms Group D& E Cbmmercial -anv buildinowith qrossarea exceedinQ 470 m2 Group F (F1 : Part 3) Industrial -any building with gross area exceedinq 470 m2 .. } • •• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• ••• points west ARCHITECTURE December 14, 2017 Re: Brickwater Village Phase 3 Selkirk Avenue & 22?1h Street Maple Ridge, BC In regards to the proposed development we would like to highlight the following points: 1. The new condo building is designed with a dramatic covered entry fronting 227th Street and also features strong corner articulation. 2. The architecture is a classic english style with a flat roof, large overhangs, brick masonry and ornate soffit detailing. 3. The building finishes are durable and low maintenance and include brick masonry, large format stone masonry, wood midbands, and vertical hardi siding. 4. The building includes street friendly, accessible entries. 5. All units include at least one secure parking spot in the parkade plus some additional. 6. The floor plan includes a large site amenity area on the roof as well as bicycle storage and storage lockers. 7. There is a wide variety of unit types. 8. Following is an explanation from the Landscape architect that outlines our approach for public art and sustainability 9. Sustainability for the building has been approached with the following items 1. large decks and substantial overhangs create shade in the summer months 2. All outdoor lights will be ground oriented 3. Efficient lighting will be installed 4. Low v.o.c. paints will be used 5. Renewable wood is a major building component 6. Low maintenance materials will contribute to low life cycle costs 7. Large rooftop patio provides deck planters which provide shade & privacy Thank you for your consideration with our application and we look forward to working with you to complete another successful project in Maple Ridge. Wes Friesen, Architect AIBC, LEED AP Points West Architecture 604-864-8555 wes@pointswestarch.com •• •• p .604.864.8555 :: f.604.864.8505 :: e.pwa@telus.net #203 -2190 West Railway Street, Abbotsford, BC V2S 2E2 J Town Centre Development Pcrrnit ;\rea Guideli~cs • Guide for Advisory Design Panel l\rlc1nl:fors • • . • . ' . . . . FOR ADVISORY DESIGN PANEL MEMBERS Pursuant with Section 8.11 of the Official Commrn1ity Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Pennit Guidelines. See the guidelines in Section 8.11 of the Official Community Plan for the full list and description of development pennit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive building expression and strong pedestrian oriented urban realm in Maple Ridge To\.,11 Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks. fonn, mass, and height. • Consistent: Yes ~ No D Explain: F'12.5T fl00R F''et:>~'bi\Z,lAN /)nZ.c.ADE: MATLr\i2-S P~\J\00~ PHA.'SE.S ~ND ~X.\5TlNb &.>lLDlN&~. b. Help define the street an~ sidewalk areas as active public spaces. • Consistent: Yes 0 No D Explain: fl~S1 rL0O\2: (OMMe-tz(...lAL. '-N\ L.L AvT 1\J.ATe: ST~et:::.i · c. Provide a consistem and complementary scale of building form in accordance with the Development Permit Area Guidelin~/ • Consistent: Yes~ No D B. Building Fa~ades, Materials and Colour d. Ensure additions, renovations and/or new infill projects in tl1c Town Centre have a coherent architectural design concept where windows, doors, siding material and other fa9ade clements create a pleasing composition compatib~th surrounding buildings, commercial and neighbourhood character. • Consistent: Yes~ No D e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of Lhe urban environment of the Town Centre through Lhe use of harmonious, quality materials and colours. • Consistent: Yes~ No D Explain: M~ie(Z\ALS A(Z~ Slt'V\\LAf2 TO t:;>(.lS,1NG BUlLDlN6-S Mapl.e Ridge Town Centre 1 DP Part II: Sectfrm Objectives Cltecklist ., Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel l\!lcmbers . f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial an~ixed-use buildings maintain an attractive appearance to the street. • Consistent: Yes 0 No D Explain: ~QU \ PiV\ er-JT IS N DT \-t l C:::\-\ L 'i \/ \ S \ 8 l.e. A:N \".) l $ Suz.eE:.N 'Zr;>. C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate tmivcrsal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • Consistent: Yes [It' No D Explain: f ~ T~NS\ \I e C.,OU\ZNA-(2-I> 1$ DE. Sl(::;NteD For,<:. ~N11 \2 e SLoL--t'-. h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the To\'m Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourb295!,,- • Consistent: Yes [M No D i. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrianpiented quality of the Town Centre. • Consistent: Yes LS1' No D Explain: y'P-;\z.l~l~ C::::. lS j. Ensure service loading and mechanical equipment are designed to protect the sun-ounding businesses and residential areas from ~sj·htly, noisy, and noxious environments. • Consistent: Yes ~ No D Explain : St:{2.\J \ C...~ 'S lOP<iD\N6 p.,iz:.e \-\tDDe.N/S~EE.NeD J~ (,oV\'\rllt::.{Z(.,\AL ACJ..JaSS \ Is LE r\Zb W\ LAN e · k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance with the Development Pennit Guidelines. • Con.sistent: Yes ~ No D Explain: (.,ov~ '°'12 D ?lZo\J\ DE-0 P6 ?f\\zT O r MA~ rs~ -f'LAN. FURTHER COMMENTS: Maple Ridge Town Centre 2 DP Part JI; Sectii)n Objectives Checklist ) (' i~ MAPLE RIDGE ----... 8r111~h Colurnbr!'J mapleridge.ca DEVELOPMENT DATA SHEET Existing/ProposedZone C..3 DatePrepared DE(., 14 Z..tJ\7 Required Development Data Minimum Required or Maxim.um Allowed LOT AREA"' (in square metres) Gross Total '2.0(,,..,~ StV\ Less Road/ Truncations Dedicated l 7 7 SM Less Park/ Open Space Dedicated - Net Total lf'?~ SW\ LOT COVERAGE (in % of net lot area} Buildings & Structures lon°f~ Paved & Hard Surfaced Areas - Landscaping --Total Site Coverage - SETBACKS ( in metres) Front 7. S A&J.I? ~ 2JJ t:> Rear t,,o: ,:S 1¥-J:t,v7i..iri Side #1 (N,S,E, orCwJ 4;.;""" f>.'(l..~~ ~ D Side #2 {N,S{t,)or W) . -\I ,, " Side #3 (N, S, E or W) BUILDING HEIGHT (in met res/storeys) Principal ~o rZP.-,,~r~ Accessory NUMBER OF RESIDENTIAL UNITS Bachelor - One Bedroom - Two Bedroom -Three Bedroom+ -Total -.. GROSS FLOOR AREA (in square metres) Residential Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA " If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or state variance needed) 30 _____ -l C:, ., Required Development Data DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembl Uses Institutional Use Industrial Use Business Park Uses Comprehensive Total Number of Parking Spaces for Uses Number of parking spaces for disabled Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number and percentage small cars Number and percentage tandem spaces TOTAL OFF STREET LOADING SPACE(S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking Long Term Bicycle Parking OTHER -state YES or NO for each Minimum Required or Maximum Allowed - -- on separate sheet. Heritage Site Tree Survey/ Assessment Provided Proposed (Complies or variance needed?) Watercourse/Steep Slopes Covenants, Stat ROW & Easements 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 : Tjl.ER f:12:.t8Sf?t-J Print Name NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. _J Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family: Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fagades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other faQade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as 1he quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Development Permit A.tea Guidelines 1 Meet Guidelines: Yes No Not Aoolicable IJ'~1~n 1111 ,us , ru•.:-"rf1• I '!.HU l '"''" ~-CO'>Jl-,_.Ulj .fl " 'N~ .. -Ja"'fL' A.1 Building: Mass and Fonn Al.I Maintain the mass and scale of buildings TCC MU MFR LI., I I Al.2 Enhance the block with corner commercial buildjngs TCCMU u D Al.3 Accent comer buililini:ts TCC MU MFR j I I Al.4 Use pedestrian-scale desi.an elements TCC MU cl.! □ □ Al.5 Feature pedestrian amenities TCC MU MFR V I I Al.6 Design large buildio~ into smaller modules 11::CMU IAfR V □ □ Al.7 Accollllllodate street-fronting units TCCMU MFR V I I □ Al.9 Ensure aoorooriate roof pitch TCCMU MFR ✓ □ D Al.10 Use design elements to reduce roof mass and scale Tee MU MFR IV □ D A.2 Buildin2 Hei2.hts A2.I Varv buildine. heights TCCMU MFR ..,,,, □ A2.2 Maintain aliamnent of architecturnl features TCCMU MFR V I I A2.3 lnlegrate taller buildings TCC MU MfR □ V A2.4 Step back taller buildings TCC MUMF!~ □ v A2.5 Match buildinl! lleigb.ts at the ~nd of blocks TCC MU MfR 'i:;/ I I A2.6 Manage phased development' i'l;CMUMFR ~ □ □ A2.7 Protect views TCC MU MFR ~v I I A.3 Buildin2: Setbacks A3.l Place buildings to reinforce sidewalk activity TCCMU MFR 0' I I D A3 .2 Situate building entraoces for visibility ·rec MU Mfr, ~ I I A3.3 Provide adequate throughways and lighting TCC MU MFR 1"1 □ □ A3.4 Provide clear sight lines from building foyers and lobbies to allow ~ □ □ visual surveillance TCC MU fs'lfR A3.5 Separate residential entrances from commercial entrances MU ~ □ □ A3.6 Resoecl existing buildings TCC MU MFR ~ I I I A3 .7 Distin!!llish entrances wiU1 arrival areas and courtvards ·rec MUMFlt .., □ □ A3 .8 Locate ratnps and entrances in areas that are hi1?1ilv visible TCC MUMfR <I. I l Explain how the objectives for Building Setbacks, Fann, Mass and Height are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. ) Maple Ridge Town Centre 2 Development Permit Area Guidelines Checklist l!III .... , .. ~ ;M],-~ifit-t•Alfnn11 e B.1 Buildin2 Facade Bl. I Address both sides of the block with comer commercial buildings l CC MU lvl' I I □ Bl.2 Orieo.t main entrances to face the sidewalk TCCMU MFR lY' l I B1.3 Locate windows, doors and entry features at the srreet level ·rec MU Mr-R ~ □ Bl.4 Use a mix of common facade patterns and elements TCCMU Mrn V □ □ Bl.5 Reflect orie.inaJ fa~ades and building scale TCC MU MFR I., □ B 1.6 Respect original archLtectural elements TCC MU It.FR ..... □ Bl.7 Respect old and new desi!!ll TCC MU MFR I,, I I □ B1.8 Maintain the horizontal rhythm of the street wall TCCMU MFR [Q"" □ □ B 1.9 Provide a visual divisio11 between the street level and uooer floors TCC MU MF~ v □ □ Bl.10 Include continuous canopies, awnings or overhangs l'CC MU V I I BUl Ensure approoriate olncement and materials for awnings or canopies TCCMU v" I I □ Bl.13 Use windows to provide ·eyes on the street' TCC MU MFR .... □ Bl.14 Enhance the public realm TCC MU MFR .... □ 131.]5 Ensure siimage reflects builtlin_g scale, character, and materials TCCMU I--' □ B.3 Buildini! Materials B3.t Enhance the public realm with high quality mate1ials and detaili'ug TCC MU MF!{ g-□ □ B3.2 Use materials consistentlv TCC MU ~tFR g-□ □ B3.3 Avoid lhe use ofioannrouriate materials TCC MU MFR Iv!' □ B3.6 Use a mix of qualitv materials TCC MU MFR 1-,f I I Il.4 .Building Colours B4.l Select aooropriate colours TCC MU MFR g-□ D B4.2 Highlight architectural details. awninJa$, and entrances TCC MU MFR 1-'1 □ □ B4.3 Ensure a cohesive, consistent colour palette TCCMUMFR vr I I B.S Screcnine and Stora2e 85.1 Locate and enclose trash, composting, and recycling to keep @ □ □ out of site of general public TCC MU MFR B5.2 Screen mechanical eQuioment TCC MU MFR VI I I □ B5.3 Avoid conflict with neighbouring properties TCC MU MFR fa': I I □ BS.4 Locate building ventilation systems to minimize noise and exhaust TCCMU MFR l"l □ Explain how the objectives for Building Fa9ades, Materials and Colour are met. If you have selected "no'' or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. ) Maple Ridge Town Cemre 3 Develop11,ent Permit Area Guidelines Checklist m ~ 1a 11 •:.a-tu.a.,,• e C.1 Public Outdoor Space and Hardscapes C 1.1 Provide oublic outdoor"space rec MU MFR IVf I I □ Cl.2 Ensure public outdoor space is highly visible rec MU MFR 1-"I I I I I Cl.3 Provide counections between buildings, sidewalks, and outdoor Er □ □ ooen spaces rec Ml/ MFR Cl.4 Ensure universal access for all oublic spaces TCC Ml/MFR .,, I I I I CJ.6 Provide hardscape ekments to enhance the street cnvironmcut TGC MU MFR ,.,v □ I I Cl.7 Desieu hardscaoe elements as parl of the bujlding rec Ml/ MFH V I I □ Cl.8 fotegrate pedestrian amenities with walls and/or landscaped areas TCG MU MFR "' □ □ Cl.9 Provide public art TCC MU MFR g, □ I I CJ.10 Ensure new elements complement existing TCC MU MFR v'°" I I I I Cl.12 Provide smooth routes rec MU MFR ,v □ □ Cl.13 Ensure barrier-free access TCC MU MFR ..., I I I I C.2 Park.ine:: and Parkin!! Lots C2.l .Provide required parkine underground, where feasible rec MU MFR Iv I I □ C2.2 Screen large smface oarkinJ?. lots while mainl'aining surveillance TCC MUMl'R ..., I I I I C2.J Maximize pedestrian safety withiu parking lots 1·ccMU MfR .., □ □ C2.4 Provide visible siima2e TGC MU MFR 9" I I □ C2.5 Consider developing underground parking _garn_ges TCC MU MFR Gr I I □ C2.7 Locate oarking lot euui:oment awav from the oublic street TCC MU MFR 1"'1 □ I I C.3 Lane.s. Service and Loadinl! Areas C3.l Use lanes for service. oa.rkin2 access and loading TGC MU WfR [0' □ □ C3.2 Utilize lanes as secon<larv vehicular i1nd oedcshian throughwavs rec MU Ml'R I"' □ □ C3.3 Sh·eoglhen visual access of the lane rec MU MFR Iv I I I I C3.5 Consider lanes as a colllmunity amenity TCC MU MFR .,,_ □ □ C3.7 Locate loading and service areas awav from the street front TCC MU MFR .,, I I I I C3.8 Separate loading from oarki.ug and pedestrian paths TCC MU MFR ., □ □ C3.9 Screen loading areas -rec MU ,, □ I I C.4 Street Trees and Landscape C4.2 Use the right species TCC MU W!FR '1' □ I I C4.8 Mainlai11 shrhL lines TCCMU Mm 1..-r I I I I Explain how the objectives for Building Site Considerations are rnei. lfyou have selected '·no" or "not applicable", explain why the guideline docs not apply to your project or why it cannot be met. ) ,Waple Ridge Town Centre 4 De1,elop1nent Permit Area Guidelines Checklist .J • I KEY GUIDELINE CONCEPTS 1. Promote the Civic Core as the "heart" of the Town Centre a. Does proposed development reflect the quality a11d character of the existing Civic buildings. such as the municipal haU and The ACT, and will the design enhance the vibrant pedestrian realm crealed by Memorial Peace Park an<j)he surrounding public spaces? • Consistent: Yes~ No D N/A D Explain: Y't'lA\N fLP0fZ. GOMME:-IZUAl-W~\...\., t N r\/\N c..e; PEDe~/t(2-lAN 12e.A\....M . b. Are tbe building materials of a sustainable quality and the colours harmoniol1s within tl1e development and with existing quality buil,9-ings? • Consistent: Yes (g" No 0 2. Create a pedestrian~oriented, boutique-style shopping district c. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk ar~ ;s active public spaces? Taller buildings should be stepped back. podium style. • Consistent: Yes [U" No D Explain: (.:o\JE:~eD AIZGAl>E PlZo\flD'c:D AT :JTfZEU · 3. Reference traditiona1 architectural styles d. Does proposed develo~nt reference Maple Ridge's more traditional architectural styles? • Coos-istent: Yes l\6' No 0 Explain: e. Is proposed developrocl).t consistent with the existing newer buildings in terms of setbacks, .form, mass, and hcigbt'? _/ • Consistent: Yes ~ o 0 Explain: S\N\\\.,,}.\~ l O E 'A \S"1 lN&;, BUl Lt> IN 0S • 4. Capitalize on important views Doe proposed develo~~ capitalize on mountain and/or river views? • Consistent: Yes V 1 o D Not Appl icable D Explain: g. Have the important vi~v>f c,xisting buildings been considered in relation to the proposed development? • Cot1sistent: Yes }:d"" No D ot Applicable 0 Explain: Maple Ridge Town Ce11tre DP Part I: Key G11ideline Concepts/or the Civic Core Preci11ct 5 ) • ;·,•, r •.,· • • ,:, ,. ,1:• .,-.-("~'I.': • i •• •.1,'.~-~{"(~•.J.:>-.... 1.1.:•~•~:~i~:.:':<•\:i°.'•~..:;,·\,'::r:•tt:;:-",1<~•:·;•,,•-.-;;•:-,-•.:t•.-:~; , -Town C:entre Q,eyel9f)ment fe.i•~~t_~t ~:~ui~~~~l,l~t":.~_-:,.f '·>:,·'; ;:-:,:y , , , , , •, • , S • ., , • , •I-. • , , • -'> ~.• I , • , { , • • l ,~ • ~ • ••f • •. 1• I : . . . -:Civic Coi·e.'Precinct .Key. ·Guidelines·•:,-:·.-r·:;::: _:·,. • .-: :· .. .-·. ·:.:·_:,< . . . ,. • ., . , • ': ~ .·• • _. : ~-~ _, _ -_. 1,' ~. _ ·: • .. ~":·}11~~~-:·d~-:·1'~•.ii.~: i-f:_·.:~,t;,/f~·:·~ ':~ :·: _:_~-~ -: .-:: _!•:\~t~-'-~~ 5. Enhance existing cultural activities and public open space h. Are proposed publ ic spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, aad_0.9·ease safety? • Consistent: Yes ~ No D Not Applicable 0 6. Provide climate appropriate landscaping and green features i. Are landscape elements designed to enrich the pedestrian environment, moderate the intema l building climate, manage stor:mwatel' on site, and reference the architecuu·al quality of the building(s)? • Consistent: Yes ~ No D 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and use of the lane as a service street and secondary vehicular and pedestrian througbway? • Consistent: Yes (07 No O Not Applicable D Explain: LANDSGAt'E. DE..S\~t-J WC.OUZ.AbE,:'5 l N -n-\E. lANe . k. ls required parking prov~ed underground? • Consistent: Yes 0 o 0 Explain: Maple Ridge Town Ce11tre DP Pan J': Key Gllideline Concepts for the Civic Core Precinct 6 ) , • '': • ', • • : •. • •., ' , -.. • , , 1 '• ,' •••: •• •• J •1 ~ .. I:,,,'. , , J -'4 ., • , •.-,.,:• Town .Cenfre :Dcve!qpment .Permit.,:A~~~·~.:Gl,iidelines '. ·_,-! : •. ·: ·, .• ( : • · ._, •.. Grce.ii"B~tldino Teci1hiq·uef >\/-:'.\)t':.:'.·\·:·· .:·.-·-: : :,,_.: -: . .-·· '. --·~·-·,_ ' --~' .: -_,._ -_; :~: -: .:···. ~·-: .. ·. < ... ~: .. ,·.';:i,\~?<J\'~;.'./;tt~\\/ · • .. {.· :_:\ :?'· A. Building Setbacks, Form, Mass, and Height AJ.8 Al.11 Design flexible groun~fl_90runit spaces in commercial and mixed-use buildings. • Consistent: Yes [0' i' o D Explain: Accommodate roof g~is, trellises, and green features. • Consistent: Yes~ No D Explain: tf1~}lS\\{c A2.8 Site buildings to capitalize on daylight and solar opportunities. • Consistem: Yes~ No D Ex.plain: A2.9 Protect solar access fO~l)PUllding buildings and minimize wind tunnel effects. • Consistent: Yes ~ o D Explain: B. Building Fa~11des, Materials, and Colour B1.12 Use exterior slmdiug ~•ij;es to block summer sun. • Consiste11t: Yes 1.1.d'" No D Explain: LA~e;E O\Je(Zr\Ai-J bS B2.1 Design outdoor lighting to minimize light pollution. • Consistent: Yes Q/ No D B2.2 B3.4 BJ.5 Encourage energy efficien_!)ighting. • Consistent: Yes [g"" No D Explain: Select environn1entallr.E~onsible building materials. • Consistent: Yes cr No 0 Explain: Minimize the use ofm1~u_§?ini1ble building materials. • Consistent: Yes Er 1-o D Explain: lv.faple Ridge Town Centre Green Building Desig11 Guidelines 7 ) ' •, I , ',•.-.:,t • ~ :. • , • •, • • , 1 • •~••.-•, ',-.;.,,.•, ,• :,::: <•\1 ,;"•!: .-•::, I •• ~-• • ( : ·,Town Centre Devel~p_me1.1t':Per~~t'A.~:e:a;:G,µf~~IJ~~s ;:: · ··, .: .• :.: . :::0• .-·· ,' , • ' . Green Buildino, Techiiiqt:iel .,._::_ • ;;;:r,<1• :i' • , ,. °:·'. :· .' ·' • '.· : " ,' ,·,.: ,; .. • _:.': ·"·~--.-;•.' .:_, '~.--. .-._,,.,.;':/.:.-.'. -.,i-:~':-:/~:-~~:;-'.:c.~J,_-,,_ -~-,-_:·~--\. B3.7 Consider life-cycle c~ • Consistent: Yes ~ No D Explain: C, Building Site Considerations Cl.5 Locate outdoor plaza~o_;apture the sun. • Consi ·tent: Yes [kl" No 0 Cl .11 Use materials that are functional, durable and include recycled or salvaged content. • Consistent: Yes Q/' i. o D Cl.l4 C2.6 C2.8 C2.9 C2.10 Explain: Encourage use of infi~jon techniques. • Consistent: Ye M' No D Locate adequate prio~arking in vi sible areas convenient to entrances. • Consistent: Yes M No D Explain: Use pe1rueable paven~n_yind infiltration devices on appropriate sites. • Consistent Yes [!d' No D Explain: Provide shade trees a~~ndscaping. • Consistent: Yes M No D Explain: Provide secure and sl~d bicycle storage facilities for short-term uses. • Consistent: Yes ~ : o D C2. l 1 Provide long-tenn bicycle parking. • Consistent: Yes 0" No D Maple Ridge To11111 Centre Green Building Design Guidelines 8 C2.12 C3.4 C3.6 Provide end-of-uip ~ies. • Consistent: Yes IQJ No D Explain: Minimize impervious _E3Ying of the lane. • Consistent: Yes~ No D Explain: Respect existing gra~-/ • Consistent: Yes M' No D Explain: C4. 1 Plant street trees. • Consistent: Yes ~ No D C4.3 C4.4 C4.5 Explain: Minimize use ofhigb _!!Jyintenance plants. • Consistent: Yes,ILI No D Explain: Maximize the use of ~~e and climate appropriate species. • Consistent: Yes &,6' No D Explain: Consider the incJus1.·o~ycommunity gardens. • Consistent: Yes [l.l No D Explain: Lov~'f ,AJZ-D Is DIG. s \ {::;.~ E. D ':JV\'\~ LL PLANT l Nb bf'--\ f\S Pr MO(ZE., AG-nve I ND\ \J lC,U AL. OC ~5. C4.6 Design and place lan~~e ro facilitate year round modera~ion of the internal building climate. • Consistent: Yes 11.d" No D Explain: C4.7 Minimize_ crosi_on pot~ti~ • Cons1 tenc. Yes O"" 1 o D Explain: Maple Ridge Tow11 Centre 9 Gree11 Building Desig11 Guidelines ) C4.9 C4.I0 C4.ll C4.12 C4.13 C4.J4 Provide adequate lan~~e maintenance. • Coru;istent: Yes M" No D Explain: Cons'ider incorporating l~scape plantings for green features. • Consistent: Yes 5d"' No D Explain: Incorporate low impa_:: sj9rmwater foatures. • Consistent: Yes LY' No D Explain: Considor rainwater co_!!esJ,lon for re-use. • Consistent: Yes 10" No D Explain: fOND 11-!D INCLUDED \1'-l C..ou~"t'tA'iZ-P. Use natural plantings ~1<l,.green space to support habitat. • Consistent: Yes0' No D Explain: Retain existing mat:ur~-~~s. • Consistent: Yes 0 No D Maple Ridge Town Centre Green Building Design Guidelines j 1<~--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 gu idelines 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. 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. -The building steps down towards the street: -6 storey building with 5 storey expression -1 storey commercial base. -Same as above. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be clustered and given architectural -Open space is provided in courtyard separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes -Pedestrian entries front streets attained through landscaping, -Walking path provided along north property line to architectural details, appropriate lighting courtyard and by directing parking underground -All parking is underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. ' '••~:\~ .\.. •}' ~ •, • • I :'.", , .. _ ·V~ • , ' ', ~fct@~lii,,es··s.7.1:A , • D~~ri~e ii_owffiej ,f aposed, .clesigrCcoii(p,U~~fwitlf'e'aeb"otth'e .1, .. ..... ~ BuOc!,il g be~i,g"n/Massing and Siting listed gu1delines, qr d~sc'ri~e; wtiy a iuia~lini 1/~~-t to~:J11~d. with or why it is inapplicable. 1. Design and siting of buildings should take advantage of natural features or views -Many units look onto landscaped courtyard. and should enhance privacy and livability. 2. Residential buildings should front or appear to front onto public roads -1.5 storey stone entry provides attractive street through the use of appropriate frontage treatment of exteriors, through direct pedestrian access to individual units from the public street/sidewalk, or through the provision of pedestrian walkways linked to the street. Street frontages should be emphasized by incorporating differentiated front, side and rear 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 -The building fronts both main streets 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 -The building steps down towards existing lowe~ . . lower density or single detached density homes, and other nearby buildings are s1m1lar in residential dwellings should: height. . a) be consistent in form and massing with -The style of the design and colour of the materials the surrounding area; reflects the existing residential neighbourhood. b) be sited adjacent to major streets to provide a transition to lower density uses; .,. c) concentrate density to the centre of the development or towards a non- residential boundary and locate lower density components adjacent to lower density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residentia I uses . 5. Larger buildings, roof forms and building -Articulation is used to break up massing. frontages should include design -Flat roof identifies with other phases. elements and features to: a) provide variation in the facades to help reduce the visual length of individual buildings; b) have the appearance of a series of 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 -Combination of vertical and brick siding fits with the use design themes, architectural surrounding neighbourhood. features and elements of the surrounding neighbourhood by incorporating common elements such as form, scale, massing and proportion into the design as a means to reinforce neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the desi gn of hard and soft landscaping. 7. The exposed undersides of balconies and -Wood soffit at entry roof is visible from street. porches that are visible from a street or public walkway should be covered with exterior finishes to provide a finished appearance to public view. 8. Developments are encouraged to use -Landscaped courtyard is designed to retain rainwater. the Leadership in Energy and Environmental Design (LEEDS) standards 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 -A variety of unit types is provided. encouraged to provide visual interest and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. ) 4 Guidelines 8.7.1 A {Continued) 10. Garage doors should not face public -All parking is below grade, including the garage streets. Where front facing garage doors entrance. 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 fac;: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 -The parkade roof is landscaped for common outdoor where possible, to provide shared or space. private outdoor space for residents and -A rooftop amenity is landscaped for private outdoor to provide attractive views for residents space. and passersby. ) 5 ) . - Guidelines 8.7.1',B Vehide: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 d~sign ~omplle·s with e.acli· of the listed guidelines, ot describes why a guideline is not complied with or why it is inapplicable. , -All parking is located below grade and servicing is either below grade or screened. No parking is visible from the surface. 3. Developments with large parking areas n/a 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 sites should be considered where access for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. n/a 6 ) Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities with convenient, safe, identifiable and universally accessible access routes to bu ilding entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. -Accessible stalls are located adjacent to the elevator. -Glazed walls provide views through elevator lobby. -No hiding spaces 7. To increase safety, consider usainngd _ CCTV to be provided in parkade. electronic security devices monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. -No surface parking provided. 9. Road grades, streets, lanes, and E • t· •t · I t· I I I the -xis 1ng s1 e 1s re a 1ve y eve . driveways should conform to existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 7 -" -G_ufcJ'eJin,~S 8 _7 ;1 e I· L~nd$.capipg ancl ©pen 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) crea te 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 landscaping 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. Descri6~ '1b~ ~~e.pr,oposed-desi~·n .compli~~ With.~ci~~Tq_tthe "lis'tec! guidelines, or describes wtiy a guideline)s rid(co.~plied with er why itJ~. ina1wlicable. f • -Proposed planting frames the building entrance. -Trees provide privacy and shade. -Landscaped courtyard provides buffer. -Existing trees to be removed and replacement trees provided. 3. Street trees will be a required -Street trees will be provided. 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. 8 ) Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be cons idered in the design of landscaped areas and in t he 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. -Shade trees provided on southern exposure. -All units have direct daylight access. -Landscaped courtyard is designed to retain water. 5. Maintain continuous landscaping along -Full frontage to be landscaped. abutting streets and minimize the number of interruptions such as driveways and parking entrances . Continue the sidewalk pavement across driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high visibility. Provide landscaping and consider incorporating features such as flag poles, banners, visua l art, ornamental trees, fountains, architectural elements, and landscape structures. 7. Any portion of a building site left vacant for future development should be 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 be ing developed. -Brick corner feature at road intersection provided. n/a 9 I Guidelines 8.7.1 C {Continued) 8. Identify, preserve and in corporate _ Trees inside building footprint are removed . stands of mature trees into the ove ra ll site landscaping design. Retain un ique tree species, significant vegetation, natural landscape features and nesting areas on a site wherever poss ible. 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 an d provided to the District as part of the development application proce_ss. 9. Existing vegetation should be enhanced with new planting wherever constru ction activity has destroyed vegetation. Replanting with indigenous or native sp ecies is encouraged. 10. Consider incorporating rain gardens and vegetated swales into parking lot landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape screen should ensure that: 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 na tural abso rption of ra inwater on a site. -Native species to be replanted. -No surface parking. -Screening between units provides privacy but maintains views. -Extensive landscaped courtyard provided as part of the master plan . 10 ) G'utdelines·S.7,.1 0 ' ~ ~niver~a11~/ A~~~i ;iflle. 0esign "· -ca,; • .1..,;, -..... 1. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visually impa ired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Describe how the proposed design complies with each of the listed guidelines, or describes why a guid~lfne is nat complied with or. wi;ly it is inappJicable. -Principal entrance is accessible. 2. Building entries should be: a} clearly addressed with large numbers -Entrance is highly visible, level with the street, and visible from the street; protected from weather. b} directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.Sm x 1.Sm (4 .9 ft. x 4.9 ft.) both inside and outside of doorways; and d} provided with weather protection, exterior lighting, and power-assisted door openers. 2 • _ @uiclglines_ ip .i E . ~efuse1 R."ei¼_ding ari'"d Servi'ce-Areas ... -1:J -" - 1. Integrate vents, mechanical rooms I 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 mechanical units and satellite dishes etc. should take into account views of the roof from adjacent buildings. ·oescrib~ how the proposeci de'sjgn camplies 'with each .of t·he· listed guideli'nes, or de~crlbes ~hy a guiclellne'is n6t::~oniplied with or .why it is inapplicable. -All mechanical equipment is located inside the building or not visible. -Mechanical equipment is not highly visible. 11 3. Garbage containers and recycling bins must be : a} easily accessible; b) appropriately sized for the building 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. -Large garbage and recycling areas provided in underground parking and within the building at surface level. 4. Service areas should be internalized _ Service spaces are substantially located underground. 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 veh icles. s. Enclose or screen all exterior mechanical _ Screening to be provided. 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 _ Vents to be provided in landscaped areas. 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 _ Building is designed to exceed minimum BCBC constructed maximize sound acoustical req uirements. attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 12 ) Guidelin·es· 8.7.1 F -, ~~gn~ge an~ ~igh'ting 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. . or erm an ong 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 ~ow the ptop'bsed·desfgn compli.es·with each of the listed guidelines, or describes why a guideline is 11ot c·omplied .. with or why it,is inappJicabl-e. -~ -All signage will conform to the bylaw. -Appropriate signage will be attached to the building. Lighting to be provided along pedestrian paths. No uplighting will be located on the exterior of the building. -Short term bicycle parking will be located near building entries. -Long term bicycle parking will be located below grade. 13 Project Information To be completed by the Architect on record for this project: File Number ________ _ Dateprepared: OE.C l5 2_0\1 Architect \11t5 f~\ES:e,N Print Name Signature 14 _) M2 LANDSCAPE ARCHITECTURE IAHOSCAPf ARCHlff[lUOf T H E FA L C O N V I L LA G E T OW N C E N T RE Vision and design rationale To provide a downtown public realm that includes multiple opportunities reflecting the many interests and activities of the area's residents and business people. G U I D I N G D E S I G N P R I N C I P L E S: • Sustainability: To employ best management practices ensuring the ongoing health and wellbeing of the village and its occupants: • Public art and Diversity of Use: Public spaces that are functional and useable 12 months of the year and to ensure the needs and requirements of the community are creatively developed. • Accessibility: Incorporate universal accessibility design into the overall master plan allowing for barrier free access. • Connectivity: by car. Ensure safe links within the village area by all means of transport: by foot, by bike, and • Community: Ensure the public spaces engage the community and also contribute the health, interaction and wellbeing of the community 1. Sustainability: Storm water management plays a key role in the sustainability component of this project. Two 30'x30 storm water receptacles centred in the plaza, captures the hardscape and roof top water during the winter months. These storm water receptacles are at grade of the lawn, and are meant to be beautiful center pieces, with submersible lighting, like pools of light in the winter. In the summer, because they will be dry, they function as gathering places, for several public opportunities. Artist and craft people can have weekend displays; neighbouring children can stage art exhibits and puppet shows, dog lovers can stage dog shows, community evening movies, and events of all kinds reflecting the diverse cultural heritage of the area. Storm water receptacles, at grade with the lawn M2 LANDSCAPE ARCHITECTURE Im IANOSl:A1!ARCHlfl[lllR' 30'x30 storm water receptacles centred in the plaza ) j M2 LANDSCAPE ARCHITECTURE ll!DSCIPf IRCIIIHtlllOf Additionally, sustainability is being developed by reducing the amount of hardscape and concrete walls around the site. By incorporating large and very wide "mounded" planting strips, we create the opportunity to plant large trees and drought tolerant shrubs on slab without the use of concrete walls. These planting strips become the central framework connecting the tree lined interior pathways. 2. Public art and Diversity of Use Flanking both sides of the public sitting area, incorporated into the landscape will be the public art component. Two metal sculpture trees, embrace the sitting bistro area, standing 12'-15 high, painted white and lit up at night time. Four sculptures in total, two for each of the sitting bistro areas. 3. Accessibility: Universal accessibility design is incorporated throughout the entire site. Multiple pathways with multiple directions; accessible and graded to meet best design practices for all components of maneuverability and accessibility by all 3.(B) Connectivity: Each path will also incorporate way finding symbols and "cues" identifying interior pathways as well cross site pathways so everybody has safe access to all areas on and off the site. 4. Communitv: Our design approach has been to develop a public realm that includes multiple opportunities reflecting the many interests and activities of the area's residents and business people. Embracing multiple community interests, we hope to develop realms suitable for large public gatherings and family activities as well as for reading a book or sipping a cup of tea. We also hope to fully include the many aspects of sustainable living by embracing public art and sustainable storm water practices. Sustainable design practices become the cornerstone to this design, without which we wouldn't have large reflection ponds or expansive tree lined pathways. J Site Context -Phase 3 -11865 227th Street, Brickwater Village, Maple Ridge View of 22633 Selkirk Ave. (facing North) Adjacent to Signature building 11862 226th St. (on West) Currently being rezoned, fourth reading View of 11893 22th Street (facing west) on 22th Brickwater Village -Phase 1, under construction View of 22633 (facing North) from Selkirk Ave. Between 226th & 227th Street. Currently being rezoned, fourth reading View of 11893 22th Street (facing southwest) Brickwater Village -Phase 1, under construction **Subject Property 11865 22ih Street Facing north from Selkirk Avenue Adjacent Property -22638 119th Avenue (facing South) Currently being rezoned, fourth reading **Subject Property 11865 227th Street Facing west on 227th Street Adjacent property -22638 119th Avenue (facing south) Adjacent to Falcon Centre at 11882 226th Street Currently being rezoned, fourth reading BRICKWATER VILLAGE -PHASE 3 '2e ISSUED FOR ADP 2c ISSUED FOR OEVELOPM!NT PERMIT le ISSUED FOR CLIENT REVIEW ... DEC 14 2017 SEP'~15 2017 JUN" 2017 - CONSULTANT: "THIS DRAWING IS THE PROPERTY OF POINTS WtsT ~,-.'tQM4YHOT8£ wt:0.,01Jft1JC:j.l'U),0A~~~ Y/AY\'fflCIIU'TexfflBSWJVT'Tlr,l"{fV,tUION =111= points west ARCHITECTURE 203 -2190 W. Railway St I PHONE: 604-864-8555 Abbotsford, a.c. FAX: 604-864-8:505 V2S 2E2 E: pwa@polnlsweslen::h.com PROJECT: BRICKWATER VILLAGE, BLDG C 48 UNITS 11B93 -227U'I SlREET, MAPLE RlCGE DATE: APRIL 2016 SCALE: 1 /4' "" 1 ·-0· OR.AWN: WF TF DRAWING TITLE: COVERSHEET JOB NO: SHEET NO: 1608 DPO.Oc GENERAL NOTES I. TH.ts. 8Ul1.Dl.'l!kl HA$ ~N CIESIGNEO ACCOAOJNG TO THE BRITISH COLUMBIA BUILDING CODE 2012 EDITION 2. AU. WORKMMISHlP ANO MAiERiA!.S ARE TO MEE;T OR EXCEao THE REOVIAEMENTS Ol'"T>E e.c. BUI.O~ cooe. "°' I ED11'10N. THE e,c..PUJMe■<G cooe. 1llE ELECIBICALOOOE, 1'E CANAP~SGOva!NMEHT S$'EtllflC/<Tp,Sl!OARD. 1HE" CANAOw: ST AND AA OS ASSOCliRiTllN ANO THE en.-.WS.Of TH5 CIJYOfMAPl,,f BIOGE. 3. THE CON~OR SHAU. VISfT THE' 8011-0ING S17E ANO ,.\AXE HIMSELF THOADUGHL Y FAM UAR WITH EXISTING COMlIT:oNSAfFECTING THE WORK. THI, OONmi\CTOR SHAJ.L.CHEC!< ANO >Ell"" />LI. D,.\t!NSIONS. LEVELS. LINES. OAAOES. i,'-0 l<OTES Pf!JOR TO COIISTfll/CTION ANO AEPOR1" AMY eAAOR OR O"iOS$10NTO'IHE AACHIT&T SEFOflE MOCEE011,'G WlfHWOR!<-FAIUIOG10 GI\IESUCI< NOTICET><E OOlflR=ORSHAl,1. 8£ f!ELO RESP0"8JBLE FOA TI-iE RESU.T OF 1'NYEAllORS»J0,QROM,SSONS MIO THECOST IY' AECTIFVflO SAME. 5, TH-5.GENERAI.COtfT~CTOR SHAU.<X>OFIOl..'fA.TE,CHECIKANO VEFUF'Y ALL CONSIJI.TANT'S DRAW'./GS, (S'TRUCTURAL, _,.,_ flJ;CTRICAL. SITE SS~ICES ETCJ FOR OHY OISCRErmou. ANO REPORT $,\ME TO THE N!CHITcCT e-cFOAE l'ROCEECING WJTH WORK THE CONTRACTOR SH.\U MAKE All. NECE.$.SAAY PS'AMIT APPLJCATONS AND ARRANGE FOft ~S?E<tfbNS ANO NECESSA.RV HOOIC•U~AS REQUIRED. 7, lAAGER.SC.t,.LE OR/,\WI.~ TAKE ~CEDENCE OVER $MAU.ER SCALE DRAWINGS, COUTRACTOI> SHAU. NOT SCALE OAAWINGS FOR DIMEl{Sl().SS. B-BUILDING AND PARKING IS TO BE PRECISELY LOCATED ON SITE BY B,C. LAND SURVEYORS. 9, PRC'YISIONS F0A THE PtiVSICALLY HANOICAPPED TO BE PROVIDED IN ACCORDANCE W(TH SECTPN l.l OF 1HE 8.C. BUI.DINO CODE 2012 EDITION 10. SUBMIT 3 COPIESOF' St-a OOAWltfflS TO TH£ ARQilTEC:T ANO CONSUL.1-Uff FOR REVIEW. SllO? DA.AW_,()$ SHAU INCi.UDE {Bllf ARE NOT LIMITED TO)• 1. STOAEFAONTSAl<!l WIK!lOWS 2. TRu= BEMtS. COLlJIANS & COIIIIECTIONS ETC. l OOORS N<O HN!OWAA'E THIS Rl:VlEW PERTiUIS TO GeUERi\L PESK3N ONLY AND DOcS IN NO WAY EU.,l""TE THE COPrlTRACTOR'S ~ESPONSfaurY IN C.-E"Cl<JNG THE.s.E ORA,WINGS AND ENSUR1NG ALL CONSTRUCTION P'IOC£E!ISACCOIIDIHG TO THE OAAWINGS 11. THE GENERAL CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR THE WORK OF HIS SUBTAADES 12. PROVIS!mS FOR BUILDING SECURITY TO BE Pf\O'IIOEI) IN ACOOAOANCE WfTHS\JBSSCTION 3.3.4.9,.0fiHcB.0. BUILDING COOS. 20,2 ECrTION. 13. THE CONlRA.CTOR SHAU.S1.0PE Fl»IS'H GAAOE. PATIO SLABS ANO CONCRETE WALi<SAWAYFROM8UILCW.:G ,; IN. f/,4"/ 1•,~, ORAS TOElEVA1lONSS:TON SITE Pl.NI -'NO C:tvl. EJcGfl\'EE:FfS SfTE P'lJ(N fOR SITE ~e. 14. INSTM.LA SEC\JRlrrCAf.!EAA AT THE~ ENTRY DOORS AND A VIDEO MONITOR IN THE lOOBY AT A 1.0CATION AS PEA OW1'1ffi"S ,,EOUIREMENTS. 15. AU. GU,\Rl)S, GUAAOAAIJIIOs·a HAHOAAlS sl<Au.l;Ol,1PLYWITH O.C. 9UllOO>G OOOE i!llll ~i~..S~s'.l~"o',sc~J;-~~a,=~~~~~ ENG!NEER. SCfffit)UlES 81. 82. & ell TO BE PROVl!lE!l FOR THE CfIYOf W,P\E R,pGE. pROW>E S0U0 IIACK"'3 AS ~EOUIR,D FORAU. HANCRMANO GUAAO!Wl.CONNECT!Ol'S. 16, All GLASS DOORS SHALL COMPLY WITH BC. BUILDING CODE 2012 ARTICLE 3.3 MS. 17 18. 20. 21. 22. 23. FIR=-STOPP""3 AM>SMOltESMlS ASAEOUi;<EO SHALL BE INSTAUED N!OUNO N.L 1-!ECIW<CAL, PLUMj!OIO. & ElEi:TAICAl. Sffi\1CE "-OTliER PENETAATIONS THROUGH ~~!~~'Ws~~w:t':i~ ~~EJ.°o~~~.,~~~o Sl<IU.£0 TRADE'S EXl'allENCED IN FIRE-!ITOPPINtl A ~OKE SSl\l.&Al'l'l.lCf,TQ.~ AU.Ff\ESTOFPll/0 stW.LCOM?LYVIITH ~4..St15--M STAN0fJID$. FIRES'ToP DETAIi.-$ a OOCUMENTA1ION SHAU. BE SU&li!ITTEO TO TH~ AAo-ltTECT & ™E QffVQF" MAPL fi RIM.S- ALL MECHANICAL PENETRATIONS OF THE SUSPEND5.D Sf.A& ( PARMC'E, SERVICE ROOMS, LOBBIES, STAtAWEU..S ETC ) MUST BE PAOTECTE:O BY ANA?PAOVSO 'FTRAT£0..4SSEMkV" AS PEA B.C.B.C. 2012 REQUIREMENTS, FLAME SPREMJ RAT11G5 4 SMOl<COEVElOPMENTCLASSIFICATIONS SHALL COMPLY WITH 8.C. BUu.DING cooe 2012:/I.ATClES3.1.12. & ,3,1,ll. TrE E>ITIRE'BUIU>ING ~ 101lE SP<!O<ktEREO. TliE.CONTRAC'fOA SH1,U. SOB)MT TO Tl-£==-=~.SPfllNKlE'R CAAW"'®, Sf:AlED av" PROFESS~l E'NG!f,lf;ER ~S:r~~-;=:F~~g-~~~ ~~~a~~~ THECITVQF MAP\,: B!QGE N"FPA 1'1 AJU'1CLlt~13, I ili.1.ISl AlS0 ~ AOHERED tO. ALL FINGER JOCNTED WOCX:, S'TVOS IN All FIRE SEPARATIONS MUST HAVE A 'HRA' (HEAT RESISTANT ADHESIVE) STAMP ON TM!:: INOIVIDlW. STUOS. TliE ARCHITECT ANO H1$Af'POINTED R5MESENTATI\OESHAl,I.HAVE ACCESS10 ~.~~'=,cif~=:::~~~2:~~~g~G CODE PAll)R TO CX)VERll'IO Tl£ \IIOIIK ATTHE l'OU.OVWO STAGES: ~~~=F~~~~~Jg__~~~i~~~CORDANCE WITH THE crrvpF't.1AaE FIIQO,: BASIC F IELD REVIEWS ,. 2. 3. 4. 5. 6. 7. •. 9. AT DAMPROOFING OF U/G PARKING GARAGE WALLS & SLAB ON GRADE. AT COMPLETION OF ROUGH FRAMING (BEFORE GYPSUM BOARD INSTAL.1.ATION) AT COMPLETION OF ROOFING MEMBRANE AND ROOF FLASHINGS (OVER THE U,G PARKING GARAGE.) AT COMPLETION OF THE ASPHALT SHINGLED ROOF FIRESTOPPlNG 1:B.!Q£! TO INSULATION AT COMPLETION OF llfE 1,~T~t.lAT-r».I ~THE BUILDING PAPER AND THE START OF THE APPLICATION OF THE EXTERIOR N0t4.C0,..81JSTABU: ClAOOING. AT COMPLETION OF THE NON•COMBUSTABLE WALL CLADDING AND ALL OTHER FLASHINGS AT COMPLETION OF THE INSULATION AND VAPOUR BARRIER AT COMPLETION OF THE GVPStlM BOARD APPllCIJ~ 0NCL\Jl>1NG FIRE SEPERATIONS, PARTY WAU..S, CORRIDOR l'IAUS. FIil£ STOPS IN THE ATTIC SPACE. O\JCTS ETC.) 10, AT COMPLETION OF THE PROJECT. PROJECT DATA SITE INFORMATION FOR BUILDING C PROPOSED ZONE ca LOT AREA --2,064.4 SOM (0.51 AC) LESSAOAO OED.:: 176.7 SOM (0.04AC) NET• 1,887.7 SOM (0.47 AC) PROPOSED LOT NET .., 1,280.3 SOM • 68% COVERAGE SETBACKS SEE ZONING RECONCILIATION BELOW UNITS 48 SUITES DENSITY GROSS-. 94.1 LIPA NET= 1021 UPA RESIDENTIAL GROSS"' 2,13 F.A.R. NET = 2.33 COMMERCIAL GROSS= 049 F.A.R. NET • 054 AMENITY AREA (NO REQUIREMENT) REQUIRED AMENfTYAREA INDOOR=-1053SOM PROPOSED OUTDOOR • 79.4 SOM PARKADEC REFER TO PAAKADE PLANS FOR CALCULATIONS ZONING RECONCILIATION FOR BUILDING C, ZONE C-3 REQUIREMENT 1) PRINCIPAL USE 2) ACCESSORY USE 3)LOT AREA 4) LOT DIMENSIONS 5) LOT COVERAGE 6) BUILDING HEIGHT 7) BUILDING SIZE UNIT AREA B)SITING PERMITTED (VARIOUS) (VARIOUS) NOT LESS THAN 186 SM NOT LESS THAN 6 M WIDE & 27 M DEEP MAX 100% FOR BUILDINGS NO RESTRICTION t.OBASEFN!PUJS . 0.3FOII CONCEAl.EO PAAl<IN<l PLUS 1.0FOR STORE'YS AOO'lc2~40 2.3TOTALF.u:! 4.0MATREAA Pl 1.5 U AT FRONT PL A.80VE 2ND 8T08EY 7,5MAT f!EAA PL AIIOVE2NOSTOREY -!,5 MAT 5eE Pt.AOO\IE SilO STOREY BUILDING C INFORMATION LEGEND 8lOG. HT: 60'-11" (11!1.51m) TO MAIN PARAPeT Ii.IC. HANOICAPPED PARKING STALL UNIT SUMMARY SIC· SMAU. CAR PARKING STALL UNfTTYPE BEDROOMS 1Jlli{$PJ NO.Ofllam"S su.suPPLYAIR A 947 EX. EXHAUST AIR B 1.◄71 C 1,328 TOA· TOP OF ASPHALT D 1.1D2 ~ ~ TOC • TOP OF FINISHED CONCRETE G.2 1280 TOG· TOP OF GRADE Ht 1.261 ~ 1:!1 TOS. TOP OF SUSPENDED SLAB -fj 1a:ia TOW· TOP OF WAU. TOTAL 47.-416 .. (4,405SM) COMMERCIAL SUMMARY COMMERCIAL AREA ARU.'{51) HO~Of UNflll CAU NORTH ,.., lllD CAU SOUTrl ""' TBO TOTAi.. 10,925 TBD (1015SM) FLOOR AREA BLDQ. INSULATED TOTA&. LEVEL DECKS(SF) AREA.(SF) AREA(SF) 1ST 0 12,649 12,849 2ND 3,D98 13,641 16,739 3AO '·'°' 13.641 15.261 4TH 1,209 13,641 15,261 5TH 1,209 13,641 15261 6TH B55 , .. , 2.476 OTALAREA , .... n .... 76,614 i>O'SMI (6.At1~l (7,118S&.I) PROVIDED FREE-HOLD _.\PAA'Tll..ENT PEA C-3 e~w VARIOUS Sc,t\llCE~AI.JRESTAIJAAHTS (TBD) PER C•3 BYLAW NIA 2064 4 SM GROSS AREA/1887 7 NET AREA ~.7 M AND 54.8 M 68% (NO RESTRICTION) 4405· SM I 1887.7 SM .. 2 33 RESIDENTIAL FAA "6171 SM IN SULA TED • 1766 SM COMMON AREAS "' 4405 SM DWELLING OM 1 1 M ABOVE 2ND STOREY 0 M ABOVE 2NO STOREY OM AT WEST ANO 2.0 M AT EAST PL ABOVE 3RD STOREY AO-AREA DANN TBC ·TOBE CONFIRMED SAW· SERVICE RIGHT OF WAY UNO· UNLESS NOTED OTHERWISE NOTE: SETBACKS ARE MEASURED FROM NEW Pl'S AFTER ROAD DEDICATIONS AND LOT CONSOLIDATION APPLIED, ALSO REFER TO SITE PLAN, 9) OTHER REGULATIONS (VARIOUS) CONSULTANTS ARCHITECT: CIVIL ENGINEER: LANDSCAPE ARCHITECT: POINTS WEST AP.Cf«TECnntE 203· 2190 W. RA.l.W,.'t STREET ABBOTSFORD BC V2S 2E2 PH. 604-664-8555 APLIN MARTIN CONSULTANTS LTD. 505 • 1755 WEST BROADWAY VANCOUVER BC V6J -4S5 PH 604-224•6827 M2 LANDSCAPE ARCHITECTURE 220 • 26 l0n1',IE MEWS NEW WESTMINSTER BC V3M 3l7 PH 504-553.0044 GEOTECHNICAL ENGINEER: GEOPACIFIC CONSULTANTS LTD. 1 ng WEST 75TH AVENUE VANCOUVER BC V6P 6P2 PH. 604-439-0922 CONFORMS TO ALL REGULATIONS DRAWING INDEX -BLDG. C SHEET DRAWING TITLE A6.1 DETAILS A6.2 DETAILS A6.3 DETAILS AB.1 CONSTRUCTION TYPE SCHEDULE AB.2 CONSTRUCTION TYPE SCHEDULE AB.3 CONSTRUCTION TYPE SCHEDULE AB.4 DOOR & WINDOW SCHEDULES DP0.0c COVER SHEET DP1 .De GENERAL NOTES & DRAWING INDEX DP1 .2 SITE PLAN DP1 .3c !UNDERGROUND PARKING C -LEVEL P1 DP1 .4c UNDERGROUND PARKING C • LEVEL P2 DP2.1 c FIRST FLOOR PLAN DP2.2c SECOND FLOOR PLAN DP2.3c THIRD FLOOR PLAN DP2.4c FOURTH FLOOR PLAN DP2.5c FIFTH FLOOR PLAN DP2.6c SIXTH FLOOR PLAN DP3.1c ELEVATIONS DP3.2c ELEVATIONS DP3.3c BUILDING SECTIONS DP5.4c SHADOW ANALYSIS 3c ISSUED FOR AOP DEC 1-4 -:OOl'f 2c ISSUEDfOROEVELOPf\.£NT SEP.lli:017 PERMrT 1(: ISSUEOFORCUENTAE\/IEW JUll.s~n No. Description Date REVISIONS: ~ OAMl,"IHO $1'M! PftOPf«FY O,:-.PQN13 \"4ST~.A...:>JIAV'tJOTBe USE0. OUPUCAffD. Of\ R!PFi00IJOa> .. Nrt \'/AV WfJHOUT !>J"flc.SS \',INTTEN i:'1£Ei!&$$f"ON CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STREET, MAPL.E RIOGE I DATE: J APRIL 2016 I SCALE: I 114· -,·-o· DRAWN: I WF TF DRAWING TITLE: GENERAL NOTES & DRAWING INDEX JOB NO: SHEET NO: 1608 DP1 .Oc I I NOTES 1. THIS SITE PLAN IS TO BE READ IN CONJUNCTION Wmi CJVJL & LANDSCAPE PLANS 2.ALL TOP OFWAU. AND Fr-llSHED CONCRETE GRADES ARE TO BE CONFIRMED ON SITE 3~~PERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED. ~.METRIC GRADE ELEVATIONS ARE ACTUAL& GEOOET!C. S..VM4ROOFIGE ,OO,WM;£\.iVAT1Dtlloll$1'13E:ca.-FIRM:!iDWrlHCMI.D WltiOSftl:DITOf;;l.l!AVA'OOI',, LEGEND HIC . HANDICAPPED PARKING STALL SIC• SMALL CAR PARKING STALL SU• SUPPLY AIR EX· EXHAUST AIR TOA• TOP OF ASPHALT TOC. TOP OF FINISHED CONCRETE TOG • TOP OF GRADE TOS • TOP OF SUSPENDED SLAB TOW• TOP OFWAU. AD-AREA DRAIN TBC ·TOBE CONFIRMED SAW• SERVICE RIGHT OF WAY UNO· UNLESS NOTED OTHERWISE ~ w w a: ~ (f) I ~ <O C\J C\J EXISTING 4 STOREY MIXED- USE BUILDING EXISTING 4 STOREY MIXED- USE BUILDING EXISTING SURFACE PARKING I ""'r'AU. 2ffl? ~COMIDOAMIO'/E. CRU 119TH AVENUE CANOPY ABOVE (TYP.) ,.___, I ,_; I 1 '----' ~--- CRU, PARKING LANE , --:-CRU. PARKING COURTYARD (SEE LANDSCAPE) CRU. PARKl<G EAST ,_ ___ 1 _ WEST -----1 --, ------______________ 7!1URCD,;2. ' -11 BUILDINGD -PHASE 4 I I VJ.BC:WEC'f't'!J ,--i_-,__ r--;n_ __ • -,1 CRU I I I • ....,...,. r--=<i • I ~-JYIDYALL A80Vf!. riFftwAU. L-J------------------1 I r AESIQEUTVil~WAU.~cn,tJ I ~ r--- -J~~-------~ SELKIRK AVENUE DOIT1AUXTEJWII ,'80\"£.('YP~ --r --75eiF®vsM1or~E2i°iDTrofib- l I I BUILDING A PHASE 1 ,..J l ,.J ,-----, i ' MSOtHTW. IX .. WAU..<8CW6 eRU. -· ·•~~c..-:.=-c = = ~ --- .,,... tC)::J RESIO l LOOBY I ~~· £Ml.wt ,-AU. I CRIJ. BUILDING C I 8 <UOm PHASE 3 I i I I I --,------;3·1,lilo'!i:IEl\wxAilove"'°STlii,,T I • ....,.,, .... 8b ISSUED FOA COOAOtNATION ,011 ISSUED FOR CONSll"IUCTION 2c ISSUED FOR DEVELOPMENT PERMrr 1c: ISSUEDFORCUENTAE½EW 911 REISSUED FOR BP 5d REISSUED FOA ADP l!lb REISSUED FDA ADP 4d REISSUED FOR NJP Sb REISSUED FOR ADP 68 ISSUED FOR 8Ull.DING PEAMrT 7a REISSUED FOR DEVELOPMENT PERMrT 3d ISSUED FOR ADP -tb ISSUED FOR ADP 1!111 ISSUED FOR COOROiNATION Sa REISSUED FOR DEVELOPN'.ENT PEAMrT 2d ISSUED FOR DEVELOPMENT PEAMrT 3b ISSUED FOR DEVELOPMENT PERMlT 1d ISSUEOFOACUENTAEVIEW 2b ISSUED FOR CLIENT RE\IIE'N o\11 ISSUED FOA COORDINATION 1b ISSUED FOR CLIENT AEVIE'N 3B ISSLED FOR COOAOINAl'\ON Ho, Deserlpllon REVISIONS: SEP, 1~ 20\T .uH,a1.011 AN2:01? MAR, 10-:o\1 MAA.\0'?017 MAA 2~1'1 MAA,3 :11n: FEB B 1D1l J.l,N.20'101'1 ~20-:0,'f .JNl.l:'),:)017 J~.,~~· OEC,,0.'2Qt0 DEC, 19, 2011 DEC HI, :0 0 DEC 16, ':'010. DEC 10,,010- NOV. !1,,:0')0. NOV.:z:2,:0tO NOV,3. :011 °"'' ffllSOf\A.WINGlS'T1tEPPlOF'f11"1'V0f!;POfN'T3 Vt'&T ~ NIIOMA.V NOTBII!! US(O, CIUPLJCAT!O,.OA~DINm"i, W4VY.1mOUT !!XPR£$$Vo'ftl'T1'£N PfW.U!;S,0,,, CONSULTANT: PROJECT: BRICKWATER VILLAGE 11893 -227th STREET, MAPLE RIDGE DATE: APRIL 2016 SCALE: As Indicated OOAWN: WF TF HB AG AF DRAWING TITLE: SITE PLAN JOB NO: 1509 1604 1608 1609 SHEET NO: DP1.2 .. ti 2r,0' ELEC, (GAU.) / I ~ ~ > ~ ~ ~ m ,I > 179'·2" .... ., TOPAAKADEO VISITOR PARKING AREA METAL SECURITY GATE .._..m ~ g ..... " ~ m > -42"HIGH ~ z • ~ if llJ ~ ~ ~ § ~ ~ ,,; > 29 ,·---------·------------·-·-·--·~----·L--------·-------------------------·---·---------------------·-·-·-·-·-·---~---·-·---~]' !1 i i !1 I ! I· • ! ,. 1! ! RESIDENT PARKING AREA s% ,.,.., • ·I I ! (SECURED) I ~ !j I I I· • I ,! I -I I I· , •I I 1, i TOPAAKAOEA ! i I j i ! i 1L -·-------•-·---•---·-·---·-'><---t P8 --® PAnKADE A EXIT STAIR J 1i i lj j ;, i ! ! i i -·;-_ ·-·-·--· !i i !i i ,, i I. ·, I '· 7 . i ·I I t .,.... ~ ...... ~ • ...... I ' .,.,._... l()CJ(£RO(M'.) ..-.r I i , ! I ! ! i .. Ii -I ~~----------+------------;i+---+---------------+---'"'"''-·-=-:r'---------+----------------------~------------1' @® ~ • ® @ ~ ·@-·---·· PARKADE -LEVEL P1 1/8" = 1 '-0" ...------------------------------------, PARKADE C -OVERALL PARKING SUMMARY AUTOMOBILE 18E~IUNtlS••••• IP~'IPGSTMJ.$ 2~t.lllfS•P0• 11 •QOlll0,lJ• Olfl'AflK.ll«JSf'tU,S 3ea:ieoc>MUMTS-t11r1),ch:i1:J,1)• aPAAIClf'CSTt\lJ.S rtES,.V)SflC)BP~•-MUNlfS•0.1 • <IIPAJll<INO-$TAUS ~~~:,015SM/IOII• rt:=[)£u_MJ.S J.l TO'r.-l.nEStOa.rtW. P.AfllMOSfAU.S RE.(JJIAED I TOTAI.COA!Cntllll. MIIKJJOSl...USREQQIREO t TCTM.~I..OAONGS'TM.l l\[aJIJlED BICYCLE AUm0ffSTAI.LS•<ll-41i◄ -11 I.QNO•fERM.5'tAU.S RtlS.VISl?"OilSTMJ.S•tUf:,0)'110 • t3~MEAUS-T"'-LS CAI.LSTAWSYH.LS1 10,0Slil/'7YI• 1 L0t0-llRM.STA.U$ CAU.vtszT011$fAUS•(1mcl/150Qt•6• ◄iHORT•TElWtlAUS 2a TOT.AL R£90EN~ llC'l'0..E S'fAU.8 R&l.llAED 5 lOJM.~ftCYCLE.SfM.LStlE(UAEO STORAGE 39 TOTAL RESIDENT STORAGE LOCKERS PROVIDED "tlPYP!P PA'ffl!IR AIJrOMOBILE $3 R£.S-'OEUT ,N!Ktl08lM.1..513;S'ON' l'"'I • :OCH P21 I A.£$...\ISTOI\STM.LStlaf,-l •OONP2J ~=t=-~:tl,~~1 CIFlBIDEPlfa.t01'0fCYCl..£Sl'AU5'3Ct~Pt-+50NP2) OO"fUTALRESUJITW.,.AIIIQHOSTAti..seA0\11DED ITOTAL~fCAl P~S1M.£$~HOVIDEO 1 'lOTi'il,.C()l.l~ACIAL Wi'IDtN;Jl'FM.Lf'ACPllDED BICYCLE tt LONG-TERM AESID'ENTIAL BIKE STAllS PROVIDED W STORAGE ROOM 00~ • 13 SHOAT·TERM RESIDENTIAL BIKE STAU.S PROVIDED AT GRADE (SEE "'"""" ... 1 CAU. \.ONG-TERM RESIDENTIAL Blf<E ST AUS PFIO\IIDED IN STORAGE AOOMO"N P1 4 CA'J. SHORT-TERM RESIDENTIAL BIKE STALLS PROVIDED ATGAADE (SEE LANDSCAPE) 2C TD1,... MS,ID1iJ,lf\At NICESl'JUSPAO\IIDEO STOTM,CC-,C.!EIICIAL~lAUSPACMOEO P1 LEVEL INFORMATION PAAl(IHG$T~ PFIOVIQl.Oi ~ ON 11-115 LEVEL • S'rNmAAO-STAf..l 0ailEHSQrlS 18'-0" X 8'-3. (S 5m x 2 Sm) S.lliU,l C&Rflt2 o,,a ntl$Lf_VQ. • SJAlL DltiEt{SIONS lf'-O-Xt'-0-(4.9m x 2.4m} MIN. •STloU.STO!E"ClEAJl,YlAIIEI.EO·SMALLCAfr. Vl!ilfOR STAltSi IOHiltS.LEYll. •$T"AU.~1a--c:rJC•-:r~•-"2.W •lf'CSTAU..ltll.~"'~1t-t·x1•-o-0e~t.l- .. ~SlAUS roae ~., tJ.SlllO "'\ICSfTOA o,.a. v- wc RUIODff 5'T~ I OH THIS LEVa. • tl'C STMJ. Mll,1, OMEHSk)HS tr.o" X 1.l',G'" CS.Im x 3.7m) .. ~&fAl.lSfflfiEa.£tJI.VU,D8."EO "PA~NGONLY wmcw1TH AK ACCESSlll.e J:1"£1Wfr BICYCL.E STALLS: 12 ON 11·1\S LEVEL -BJl:\lg.E, STORAGE~ 13 • HOR120fTAL POSITIONtlG: 6'·0" x z--o· x 6'·3" H • VERTICAL POSITIONING: NIA STORAGE LOCKERS: 27 LOCKERS ON Tl-llS LEVEL • ALL LOCKERS TO HAVE AN on-I LIGHT GARBAGE ROOM: RESIDENTIAL: 26S SO. FT. • WASTE REMOVAL TO BE PROVIDED BYA PRIVATE CONTRACTOR LEGEND $IC. SMAU. CAA PARKING STALL WC· HANDICAPPED PARKING STAU. Vts • VISITOR PARKING STALL SU. SUPPLY AIR ElC • EXHAUST AIR CB· CATCH BASIN TOC • TOP OF FINISHED CONCRETE NOTES 1.IMPEAIAL R.OOR GRACE ELEVATIONS ARE ASSUMED 2. METRIC GRADE ELEVATIONS ARE ACTUAL ANO GEODETIC 30 MAIN FLOOR GEOOET~ GRADE ELEVATIONS MUST BE CONFLRMEO WITH CIVIL DRAWINGS PRIOR TO EXCAVATION P1 ISSUED FOR AOP DEC 1<11 :017 2e ISSUEDFORDEVELOPMENT SEP.,s»i'f PERMIT 1c ISSUEDFORCUENTAEVIEW »'I :t~n Ho. Dt;scrlptlon 0.. REVISIONS: CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 119g3 -227th STREET, MAPLE RIDGE DATE: APRIL 2015 SCALE: As Indicated DRAWN: WF TF DRAWING TITLE: UNDERGROUND PARKING C -LEVEL P1 JOB NO: SHEET NO: 1608 DP1 .3c r I i ! i PARKADE -LEVEL P2 1/8" = 1 '-0" ~ ~ ~ m.,,,. ~ e f'-----!--------",..'---•-=-r ________ --;,'-------'V"-'·"''-------;,,------------.,.~•r ... ___________ -Jl _______ ,r_-~r------,:t ··L-~!..!!.-· TOPAAKAOEO I -l ·-·-·-T DEM T tAl 0£.1,1 I L ~··O' ' ® I i I n n 11 RESIDENT PARKING AREA (SECURED) •• 30 l~•Ur ® It I\ VOID SPACE BELOW AAt.f> .. I IL 37 ! .. TO PARl<AOE A --- x.11 ... 1 ':- I i: ! i 57 I, ~ --------------------·-·--·-·-------·----------------------------------·-------+- ·--·-·--·----------------- PARKADE C • OVERALL PARKING SUMMARY MOUIRED "''i'Hl'® AUTOMOBILE s;J 1'0lAl ~ fAIIUNG 5Tolil.i5-A(QJIAED ITO'l'Al~P~StAlLSAfQUREO 1 tOYM.~t,OAOt,OST.-.U..AE~EO BICYCLE RESf[l[KT$1Al.l8•&.4t•• 1tl.OIMJ.'T'(.fMB'ti\U.S RE$.VIS1100STA!.L.S~(4CIIO)II .. 1:)SJIOf\1,f8'1,1a,TA1.LS CN.1,STIJ'J.STAU.8• 1o:IOSMl7tl0• 1 l,OtGTEJIMl$To\l.1.S cnu.v~STAI.Ls•l1Cl50/1:.:,Q}tl5• -4 OIO(l'f.1'ERMSTAU.8 2C.101AL Rf.11,UJStfflAL..IIG'YCU: STAU.$ DEOOlm".O 5TOlM.-COt,ll,,l£.ACW.~STAU.SAEOU!fU:0 STORAGE 39 TOTAL RESIDENT STORAGE LOCKERS PROVIDED !"80'1\01!0 !"'!9!9 AUTOMOBILE BICYCLE 11 l.QNG•TERM RESlOENTIAL Bl<E STALl..S PROVIDED IN STORAGE ROOM ... ,, t)tlH()fff-TERM RESIDENTIAL BIKE STALLS PROVIDED AT GRADE (SEE -· 1 c.At.i. l.0h'G, TERM RESIDENTIAL BIKE STAU.S PROVIDED IN STORAGE ROOM ON Pl 4 CRU SHOAT-TERM RES1DENTIALBIKESTAU.S PROVIDED AT GRADE {SEE LANDSCAPE) 24 TOTAL RESIDENTIAL BIKE STALLS PROVIDED 5 TOTAL COMMERCIAL BIKE STAU.S PROVIDED P2 LEVEL INFORMATION PAffiUMO: STAU.'1 P9'0V~20 ON THISL.£1,'E.. · st ANIA RD Sl~ OllAEfiSIONS 18'•0")(1'-3" (5.Sm x 2.5m) S'-Al.LCARS:.OQIITMSLEVEL STAU.o:aEHS(le-.43 15·.o-X8'-0-(4.9m x 2Am) MIN • STALi.s TOBE-Q,,EARL V LABELED "SMALL CAR". VPOA STAU,,:;Q OU Jlii$LIML :~~:t:~~1':-ffr.:~,3-"'Q •YIS.STAUBYOBEQ..E.AR.'rLAaa..ED "VS~CM.Y K'Ctltsa>ff.ST.IU.5.~0Hl'M::51.FJa •M.CSlAU.""14. DMOCSOIS ll'..VX tl'-VIUm x:t.?m) -HiCSJAUSlOIEQ.EAILYlMB.l:D •JWOUNGONLY WITH WITH AN ACCESSIBLE PERMIT" ll,CVCLE STALLS: 0 ON THIS LEVEl ·BICY'O.£S101UtGE~N/A • HOf\llONTAL ~QIP,O: 6'·0-x 2'-0" x 6'-3" H -VERllCAl. POSITIONING: NIA STORAGE LOCKERS: 11 LOCKERS ON THIS LEVEL • AU LOCKERS TO HA.VE ANO.ti LIGHT GARBAGE ROOM: NIA LEGEND SIC -SMAU. CAR PARKING STAU.. we. HANDICAPPED PARKING STALL VIS -VISITOR PARKING STAU SU· SUPPLY AIR EX• EXHAUST AIR CB·CATCHBASIN TOC-TOP OF FINISHED CONCRETE -~ --@ -@ .• tJ NOTES 1.IMPERIAL A..OOR GRADE ELEVATIONS ARE ASSUMED 2 METRIC GRADE ELEVATIONS ARE ACTUAL AND GEODETIC. l.MAIN FLOOR GEODETIC GRADE ELEVATIONS M'JST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR 10 EXCAVATION P1 3c ISSUEDFORACP DEC 16l'Ot'J 2c ISSUED FOR DEVEJ..OPMENT SEP , D, 20n· PERMIT 1c ISSUED FOR CUENTRE\/1EW JUN ~1:101'1 No, DescrlpUon Datt, REVISIONS: na aiu-wm,s TIE ~o,PQNff. WEST ..w.:»mCIUfE, .-.,,ro fAAV ,.:rros UU0.01,lfUC"'TtQ.WI ~ INN,('( WA'YwmtOUTlJCPf\ESS WfV'l'T't; PEtWtSSlOH CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS i l B93 -227th STREET, MAPLE RIDGE DATE: APRIL 201e SCALE: As Indicated DRAWN: WF TF DRAWING TITLE: UNDERGROUND PARKING C -LEVEL P2 JOB NO: SHEET NO: 1608 DP1.4c w :) z w ~ :::s:'. a: :::s:'. ...J w (j) 0- ~ t 36'•0Jf.!' 36'-01/Z- 1 ST FLOOR PLAN 1/8" = 1 '-0" ~ l.!ir•IIR" l 1 227TH STREET 1%T-C" <if> I I I I @ r0 ·-© w z <! ...J 3e ISSUED FOR ADP DC;C, 14 7Cl1l 2c: ISSUEOFOAOEVELOf'f'.£Nl' stP.15-:0\l PERp,.,.yf 10 ISSUEC FOR CLJENTREVIEW .nJN-28 ~,, No Descrlpllon Dmi REVISIONS: Tla,QM.\VINC,llnill'ftOF(lllYO#PCiND: li,\"!5T~,N.l0t.\A.VNCT~ Utl,£0, OU~UCltillD,01\ IIIEPAOOIJCiC 1H ANY ~A.YwmfOJJ~ \'-'ffnENPfN.Wt10fJ CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STREET, MAPLE AIOOE DATE: APRIL 20115 SCALE: 1 /8" = 1 '-0" DRAWN: WF TF DRAWING TITLE: FIRST FLOOR PLAN JOB NO: SHEET NO: 1608 DP2.1c 0- HS b Ii I I I i ~ l 1 I I --i--t- ,.. ... l ..... 1 ll_il _, 172'•6" tt·-ur 1,. 1 -··-··-·-·J.-._--··-·· UNIT G2 TTo u!i I I I !! ----··-· ·-··---·-·-··-7-·--·-·· i ·---i+-· ! 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I l.._.-4_ .. _ .. _________________________ I ____ _II ... _____ J ___ ·-·---·-··---··-• ·-··--------·-··--·-----'---·-·--·-·-··-·-l-.. -.--.. --.-··---··-·-i-.--.----··--·-....l-._-·__µ. _______ _ :i:r-cr j .-.rr j 26'·91/Z" 1 u,ur 24•.ur 2i1· .. 1v f 22',111r T •S\2' 21 2ND FLOOR PLAN 1/8" = 1 '-0" 3c ISSVSO FOR AOP tXC. 1-al :017 2c ISSUEDFOROEVELOPMENT ttl".151'.Cltl PERMIT 1c ISSUEDFOACUENTAEV'oEW JUN ?9,011 No, Description De~ REVISIONS: CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STREET, MAPLE AIDGE DATE: APRIL 2016 SCALE: 1 /8" -1 '-0" DRAWN: WF TF DRAWING TITLE: SECOND FLOOR PLAN JOB NO: SHEET NO: 1608 P2.2c ®- NS I UNITA : I I ', ?~ UNITB~ 1 I 3RD FLOOR PLAN 1/8" = 1 '-0" a: 0 0 ii: a: 8 V ~-. I ·w I CJ I <C a: 10 I ~ UNIT J2 UNIT H2 @) I 2l'-10- """' ~ UNITD 21 a -r --8··- DECK DECK UNITG2 [] ' . UNIT E3 c-@ )C ;&:IUlOrOBJ.Y 2c; ISSUED FOR DEVELOPMENT" PERMIT 1c: ISSUEO FOR CUENTReJIEW No• Oeserlpllon REVISIONS: .i-09 O!'UiW...-0 tt"'l'H!' PflOfEJffVOF POINTS \UEST~AMOMAVNOTU UStQ,DUl'I.ICA!EO. Oft REJW)OUCIDM Nff WAYWllHOUT~P 1/ffll'TTl!N~ CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STAEET, MAPLE RIDGE DATE: APRIL 2016 SCALE: 118· c 1 '-0" DRAWN: WF TF DRAWING TITLE: THIRD FLOOR PLAN JOB NO: SHEET NO: 1608 DP2.3c @) I 0- ti .. Ii -© .. Ii 21 4TH FLOOR PLAN 1/8" = 1 '-0" 3c ISSUEOFOA/JCJf' DEC 14 ~1J 2c: ISSUEO fOA DEVEI..OPMEJ\fr SEP, 15 l'011 PEAMri 1c: ISSUEOFORCUENTAE\IIEW JUN,28,0n ttJ Duc:rlpdon Oat& REVISIONS: l'HIS DRAWING 1S "THE PAOPfRTY OF POINlS WEST AACHITECTUAE, AND MAY NOT BE ~S::\\~~:s~~~= CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS i1893 -227th Sn=IEET, MAPLE RIDGE DATE: APRIL 2016 SCALE: t/f;S' • 1'-0" DRAWN: WF TF DRAWING TITLE: FOURTH FLOOR PLAN JOB NO: SHEET NO: 1608 DP2.4c 0- ®- Gp ll 33'-0" J ~ UNITS: • •• I I 1 5TH FLOOR PLAN 1/8" = 1 '-0" I ILJLJI II I ' -lJl\l IT JZ---- UNITC I _., 2.J•-10- ~ I I II ----------~--------l----+J-'i I. ii ii •I i I Ii 0 - I I I I ' 45MREO'DSilWO(ABOVE3A~V ___________ -__ -----I -----• ---------;---Tl I ~I • ; DECK UNITG2 ~ 00 . - UNITD j ~, q t 11 DE0C '11 .j t, l l gl ' I l ~I I I i ~I -·--·-·-j ____ J_j -. fH' 1-·->· ~ ! -, I UNITU b ~ ~ . , '=~~=:::iic:':':=":'=~-- ---+-- 1 DECK l '· --:._j -- -· -·+-· b i I i l,!=:::;===;=::!:!.!:;;o;;;;o ;=_,1 l u..,;_,L-J----1-lli!:!!l---l( j ! ,--,,-;,,,,,...---,,.i I j ~---,:,, UNIT p4 ----t--- 1 I I @ i .. ~ -© 3c ISSUED FOR ADP «0. 1-" :01'7 2c lSSUEOFOADEVELCPMENT IS',U,7017 PERMrr 1c ISSUEOFORCLJENTREVlEW Nf'.:;:t~OIT No DescrlpHon Date REVISIONS: "THIS CRAWING IS "THE PROPERTY OF POINTS WEIT AA!>tfT'!:C'T\Jf'f. li/',IO W.'f NOT Ell URO.CUPIJC\ffO,.O"~l•NfY '\'VII.Y\vm-tOU'T~Y~NPERMIN fOff CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STREET, MAPLE: RIDGE DATE: APRIL 2016 SCALE: 1 /8. • 1 '-0" DRAWN: WF TF DRAWING TITLE: FIFTH FLOOR PLAN JOB NO: SHEET NO: 1608 DP2.5c @ I 30'-3112'" 93'-2112" 0 0-· 7"-31/2" ,,,_ _________________________________ ,_n_-r ______________________________ __,_ __ i @~ @@ 6TH FLOOR PLAN 1/8" = 1 '-0" 3c ISSUED FOA ADP OEC. \4 ~f1 .!o:: ISSUED FOR DEVEl..OPP.-ENf SEP, 1a:,on PERMIT i,;; ISSUEOFORCUENTAEVlEW JUN • .,.•fol? No. Dt;scrlpllon Dale REVISIONS: THIS DRAWING JS TI-IE PAOPERlY Of POINn> WEST AAa-tlTECTUAE, AND MAY NOT BE Usa). DUP\.0'1£0, OR R£ff'OOUCED IN AN:)' WA.'fwmfDUTEXPflESS~lllPEA~ CONSULTANT: PROJECT: BRICKWATER . VILLAGE, BLDG C, 48 UNITS 11 B93 -227th STREET, MAPLE RIDGE DATE: APRIL 2016 SCALE: 1 ~ = 1 '-0' OBAWN: WF TF DRAWING TITLE: SIXTH FLOOR PLAN JOB NO: SHEET NO: 1608 P2.6c = EAST ELEVATION 1/8" = 1 '-0" BUILDING FINISHES -BUILDING C C -F;\SCIA-PAINTED SVILT,UP FASCtA.ebAAO COLOUR TO MATCH BENJAMIN MC)Ofl£·2i24-10WROUGHT IRON E1 -WALL-PAINTED CEJI.EWITKJUS ~ ANO B./ITTEN SIDING COlOlJR TO MATCH JAMeS HARDE COBBLE STONE L • WAU. • CAST CONCRETE STONE AMiSCRAFT RENAISSANCE SANDBLASTED WHEAT M -WALL -BRICK VENEER MUTUAL MATERIALS CLASSIC USED N • TAI\I • P.-..,rED 2'12 l,lll!lANO & l'l.ASHJIG (TYPIC.\I.) COLOIJFI AT '4111 FLOOrl ANO ,i l" AU. D-E'Of( EDGE$ TO a.eATCH BENJAMIN MOORE 2124-1 O WROUGHT IRON coLO(JR AT 5TH FLOOR TO MATCH JAMES tWlC1E OOSBLE STONE P1 • TRIM -PNHT£D2dCOANE.RlRlf.t, COLOUR TO MATCl-4 JN,.lf;SHAROif COBBLE STONE 0 • TACM • P4\l'IIED :2x!I WJMOOW TRIM COLOUR 10 MATCH BCNJAMIN MOORE 2124-10 WROUGHT IRON A • GLAZING • VINYL FRAME WINDOW UNIT FRAME COLOUR TO BE FACTORY BLACK U • GLAZING -PREFA8RIOATEO STOREFRONT FRAME COLOUFI 10 BE FACTc,.:rv BLACK V • MISC -METAL GUARD COLOUR TO BE FACTORY BLACK NOTES 1 IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED 2. METRIC GRADE ELEVATION~ ARE ACTUAL AND GEODETIC 3. MAIN FLOOR GEODETIC GRADE ELEVATIONS MUST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR TO EXCAVATION ,I ELEVATOR PARAPET ELEVATION TO BE DETERMNEO PENDING ELEVATOR DESIGN II 0 ., .. SOUTH ELEVATION 1/8" ~ 1 '-0" u ~ y • ~ I I _I __ _ __ _j __ _ I " I &I IE1 ~~1;1 .1----_£-TT(ISS~~A lNISOffOOfffllfiSES 6227m 1 I I I I ~ ~ i; -~nrmA TOf'Ofco«:ff;TETOl'PIHG 59.00 m -~fl.01)\~ TOPOFCCHCRETETOl'f'IHG 56.24 m -~F\C(Aa TOl'Of~TOPPIHG 5318 m _____£:_1R¥sew«lA l.WSOFROOFTI'IUSS'ES 6227m _c~A TOPOFCONCRETETOPP/NG 59.00m -~ROCQA TOPOFCOOCAETETOPPING 56 24 m c.--•ntFU:CAQ ---~]--;;;;°'~"""' 53.18m I !!' I -----e-:R>IUIMQ !1 ··-··· _: ____ c~ofl()OOM TOPOFCOOCAETETOl'PING 47.06m b f ___ c:~isTfUXIRA TOPOFSUSPEl'OEDSLAB 42 00 m 3c: ISSUED FOR ADP CEC.1<110-17 ISSI.JEDFOAOEVELOPMENT SEP tlS'201T FEAIINT 10 ISSUED FOR CU ENT REVIEW .IJN.. U 1-0!l tti, ~salptlt>fl l:Mb! REVISIONS: TH$ C)AA.WNQI~ 'llJ! ~Ofll PCXl'fT'I. W'DT AACHITtOTUAl!.AN0tM.'iN0TDB U'SIO,DUflll.ic::,:rm.OfllR9AOOUCEOIN~IY 'WAVWlll10UTDJl!'RS!l.S,~NPV\.~ CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th smEET, MAPLE RIDGE DATE: APRIL 2016 SCALE: As Indicated DRAWN: WF TF DRAWING TITLE: ELEVATIONS JOB NO: SHEET NO: 1608 DP3.1c WEST ELEVATION 1 /8" = 1 '-0" BUILDING FINISHES· BUILDING C C-FASCIA· PAINTED BUILT-UP FASCIA BOARD COLOUR TO MATCH BENJAMIN MOORE 2124-10 WROUGHT IRON E1 ·WALL· PAINTED CEMENTrTIOUS BOARD AND BATTEN SIDING COLOUR TO MATCH JAMES HARDIE COBBLE STONE l -WALL· CAST CONCRETE STONE ARRISCAAFT RENAISSANCE SANDBLASTED WHEAT M-WALL • BRICK VENEER MUTUAL MATERIALS CLASSIC USED N. TAIM•PAlll1'ED2x12 MIO!lAliO 6 fl.AS>1W6(TYPIC-'L) co~ AT .CTH FLOOR ANO AT ALL DEci<EDGESTO t.1ATCK BENJAMIN MOORE 212~10 WROUGHT IRON COLOUR AT 5TH FLO Oil TO MATCH JAMES HAAOIE COBBLE ST.ONE P1 • TRIM • PAINTED 2x6 CORNEA TAJM COLOUR TO MATCH JAMES HARDIE COBBLE STONE C ·TRIM · PAINTED 2x6 WINDOW TRIM COLOUR TO MATCH BENJAMIN MOORE 2124·10 WROUGHT IRON A· GLAZING· VINYL FRAME WINDOW UNIT FRAME COLOUR TO BE FACTORY BLACK U ·GLAZING· PREFABRICATED STOREFRONT FRAME COLOUR TO BE FACTORY BLACK V-MISC· METAL GUARD COLOUR TO BE FACTORY BLACK NOTES i , IMPERIAL FLOOR GRADE ELEVATIONS ARE ASSUMED 2. METRIC GRADE ELEVATK>NSAAE ACTUAL AND GEODETIC 3 MAIN FLOOR GEODETIC GRADE ELEVATIONS MUST BE CONFIRMED WITH CIVIL DRAWINGS PRIOR TO EXCAVATION @ ., 0 I I (p(s) C L I~ I • I I I . • I I . I I NORTH ELEVATION 1/8" = 1 '-0" ee , I I I ~ .. --_E·SIHFLOOAA T0P0FCOtlCR:TET0PPING 56.24 m __ .£-~A TOPOFCOOCAETETOPPING 53,18 rn ~-~A TOPOfCOOCP.ETETOPPING 50,12m --C.:,_2NOl\tl)lA ,otfY.~ 47.06 m __ c..:_1srFLCXlflA rgt(I lmFD«GSUI 42 80 m _____£:,,,_-m~ssleAAtsGA Ul+SOFAOOfTRUSSES 62 27 m --~5rnFLOOAA TOPOFCON:RETET0??ING 59.00m --~srKFUX)RA TOP0Fcoo:A:lElOPPJNG 5624 m --~~™Fl(X)RA TCPCFCON:fETETOl'PING 5318 m __ C~'lfOR.OORQ TCPCFCC>!QflETOPPING 5012m --C.:,2NDFLOOR A TCPOFCOl(;RETET0PPING 47.06m --~~ROCRA TOPOFSUSPEt«DSI.AB 4280m ::le ISSUEOFOAAOP OEC,14:61' 2c ISSUEO FOR OEVEI..OPMENT SEP. 15 Xlt1 PERMrr 1c ISSUED FOR CLIENT AEVlEW JUN, 28 )0)'1 tt:, °"scrJptlon Dale REVISIONS: lHIS DRAWING JS lHE PROPERTY OF POINTS \'n!n AA~ N-.DMA.YNOT!if USE01euflUCATED.OftflEPA00UC£0NAJft' WJ,.YWITHOUn!~.& WIVfTEHPE~ CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS i 1 B93 -227th STREET, MAPLE R!DGE DATE: APRIL 20, 6 SCALE: As Indicated DRAWN: WF TF DRAWING TITLE: ELEVATIONS JOB NO: SHEET NO: 1608 DP3.2c SELKIRK AVENUE i @ I I ! I I EXTERIOR EGRESS WA~KWAY I J ,..,m I NORTH-SOUTH SECTION 3/32" = 1 '-0" ii Ji Ii ii Ii Ii ii 1) - ~~ I . ® I • I I . i ~· ;:::==~=::::::=!=~===!::====\;1 227TH STREET 11, l~OVERED Wlv.J(WAV ~Ji_ LOBBY PARKAOEC LEVEL Pl ----,---------------1 - EAST-WEST SECTION 3/32" = 1 '-0" e ~ LOBBY I , . I I • ----1 I INDOOR AMl=NITY PARKADE C LEVEL Pl PARKAOE C LEVELP2 __ c.:2srRDCRM TOf'OF SUSi'ElllEDSlA& 42 80 m -----=i-~~~!; TOPOFC~TOl'""IG 59,00 m .. -__ C,1™FLOOAA TOPOFCOtCRfTETOl'PIMG 56 24 m ! ~ ~ -__ c~~/llt::»r\ TOPOfCOtOl-~lETOl'Pm 5012m ! ~ ~ .; ___ c~0flOOfl/1:5"-T\ TOPOFC0tCRElH0PPING 47 06 m -~~A TOPOFSW'ElfJE0SI.AS 4280m !~Vl~Q TOPOfSUSPEN>EDSlASOOl 3927m -----~-_!_~•L'4P2A r.=======:::::!1!:::===========i TOP0FSLAB0NG~0E 36,12m 3c ISSUED FOA AOP DEC 11 201 2c: 1$SUED FOR DEVELOPMENT SEP_ 1~ l01'1 P<RMIT 1c: ISSUEDFORCUENTFIEVIEW .JUN 712017 ft:) DescrlpUan Dnl REVISIONS: i'HIIS~'/1\'0lSlH!~OftPil»tl'O wur ~~~w.vootae, USSO, DUPUOAU.0., 0A f\EPfllOOIJeEO IN ANY WAVWfJHOUT!XP'RE"&S IM'IITTEN~ CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11893 -227th STREET, MAPLE AIOOE DATE: APRIL 2016 SCALE: 3132: -1'-0" DRAWN: WF TF DRAWING TITLE: BUILDING SECTIONS JOB NO: 1608 SHEET NO: OP3.3c I= -~-7 ~-~ /o LIi I ' J--. ~ ' ) - cc= - - = -----,_ -I I --,,._/ 1-I k ~ □ J >---~ I I BUILDING D I I -rr L..-L t.:: --tl·-·-t···+ ··tt--··--ii ·t--·t----t-·lt::=.i ..... ~ 9 AM MARCH 21 1 /16" = 1 '-0" 111 Bl .. LO NGA I DJ ...... . ··-·· .. -IF---------11 _Oil -,!J -----= = BUILD NGC I I ~ ' □ I I l!Ft~' ~ ~ ··-··-· I l ! i i i i i ___ _j cc= -- LIi ' □ .. ·-.I- ) - I== === --r-t-__,, I "/ ---□ J j I - i I BU iLoiN D -11 -. ··t--1·· 't=" ... ~ 3 PM MARCH 21 1 /16" = 1 '-0" J LO NG A DJ ·· .. ·· -----·n=== -i _DJ -==-- -= BUILD NGC - □ -L I 111 .., . ..... I= II I I i ! i i i i ! ! i i .. ---1 I I ! ! ! j i ! ! i I i i i i i i 1 i i i I ! i ! l ! ! i l~t~ i i i ' I l ! ! ! ___ _j ~ -·-··-·· 3c ISSUED FOR ADP DEC 14 :tOll 2e ISSUED FOR DEVELOPMENT SEP i5 ;t,Of?' PERMrT 1CI ~~Q..EN'TMonNt .&JU.'Jd2:017 M:), ~pfo.. Dllll! REVISIONS: Tl-HS DRAWNG rs 1l-lE PAOPERTY OF POl"'1S WEST AACHITEcnJAE, AND MAY NOT BE lA!!D. ~T!O. OFI AEPAOOUCED It' AN'¥° W~Y\"lllHO\ITECPRESS WRITTl:N PEA!.Uot()H: CONSULTANT: PROJECT: BRICKWATER VILLAGE, BLDG C, 48 UNITS 11 B93 -227th STAEET, MAPLE RIDQE DATE: APRIL 2016 SCALE: 1/16' s 1'--0" DRAWN: WF TF DRAWING TITLE: SHADOW ANALYSIS JOB NO: SHEET NO: 1608 DP3.4c ) SHEET LIST LI PHASE LINES L2 SITE PLAN L3 TREE PLAN L 4 SHRUB PLAN L5 HARDSCAPE PLAN L6 ON SITE FURNITURE PLAN Ll OFF-SITE PHASE 3 L8 ROOFTOP PHASE 3 LCf DETAILS LIO SPECIFICATION PHASE 3 LANDSCAPE PLANS E \" I L L A G E y I L L A G E ()Copyrightreserved Thisdrawinganddesignisthe property or Ml lal)diupe Architects and may not be reproduced or\lWCl lOt other projects without their permission LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com a :Uil(::lnr ~,()fl a !.l!"azm .,....,""'-~ • "'non ~-... n?>.GNIL ~tt:Rl!P ., ,.,..,, __ .,, • -•xtf __ _,, ~ ... ,.., BP!i- ' .,,.,~ ~ ,,., ~ P'..AAS (CF) • ., ..... a,,~ , v-l-'01.~CZHOl'S . .,~ m;i,-mrf¥a!tfT~,U , 'N"""' ll!flltl!ll5oll"l':"ft..NI ~ >'Ilk» P!P..r-iR!ITN»~ ,.,.,,.,. ~~5111?f'Uilil'M'i~ NO. DAlE Re\llSION D!SCRIPTION SEAL\ PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: SHEET LIST DATE: FEB 5TH 2016 DRAWING NUMBER: SCALE: 1132"=1'-0" ORAWN:17( LO DESIGN:71( "' ... a. "' n,:a "' ... "' Cl! "" .,, "' "' DR. CHK'D: HM OFIO ,._ __________________________________________________________________________________________________________________ _:t60rH::::::.:::::::":?:l'J M2LAPROJECTNUMBER: JOB NO 16017 ) 0 N 00000 15 A 22625 22621 1 2 22631 22632 2 11637-45 2 22641 20 22649 00000 21 I 6 11937 Rem 2 I I 11931 ) Rem 1 _____ _/ 22661 A 11920, E ~h! 11':Sn'4CJ.1Nl1lf~MMStko:i.'c11is1he pioptityof MlUll'ldu:IIICAICJ!httu Ndm"lynot be ,,pc01JO<edOfl,lllf'Of01othlrp,,ojt•Uiw1:IIJluctheirpermission LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com N s tG-,o-~-'DP a #~11171 me>,c,t~::, • llll]OiJ l!A'MonaD~~Jlt:R!!fl" ., ..., . .., ~-15Sl."D~BP • '""""' P!RJl]pc.o,,H3'ir, 6 u:n .,,,,,_.,,._, ' """" ~:,t,t.w>':,IFfCfJA..A.~frA') • ,.,.,.,,. ,,,.,.,._ , -=--,.,,.,,_.t<M&IS ◄ ""~ ltJi! :-\?'.ST~ AAOt FLe , -n~ IGflOffl~,...M ~ -~ ,ts:,. RR5T ~ ~ bn"""' ~~S'[?'~~.Ali!Olf "' Ill GI. "' o:a ,. IX! "' "" "" 11H "' "' ,~o. OATE ~EIJ1SION DBCAJPTION DR. SEAL: PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: PHASE LINES DATE: FEB 5TH 2016 DRAWING NUMBER: SCALE: 1132"=1'-0" DRAWN:TK L1 OESIGN:TK l60N-45.zlp -M-2LA-.-.o-,-,cr-N-UM-.,-• .J, '----JOB--N0--16017-~ L _________________________________________________________________________________________________________________________________ .!!:,:::~J CHK'D, HH OF/0 ) - = - :I ILLLLJI ;1 7 - ,1·~-~ jl AT ,ii 4 .. J ;/ :q --'n LLJ ' , C~\"'.!,_"Wl,Y ~ " ~;--"'T ~" I !!al, .. ; ~-' ", "' I-V-10 ~ ;l F .a I <J :.a ~ '- -----• ~--1 .. 1, I I I 1 ' -1\ ~-,, • ioimru ~ ' I ~\ ILLLlll -I!; """', -. _ J_ \.Q_ll[ / '<i', \ \--20.6 M RADIUS C.. --g, C.. -.,,.,B, ,,. rr ~ ------.... r-Ft -'------.. ~ \ \ =>-1 1 1 1 \ \ 1-w w a:: w ~ I 0: I ·/ I? N ! 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(-g CONCRETE; ="""" J''~.;/ SPECIFICATION: ~-ESTATE STONE ::>I,,.,,.,.. .,_,/()tT':JC:I Q • I ' .~ ~1 • ,v I I I I " ~. j,, □ □ RUNNER BOND, '"" _ RED-BLACK COLOUR, :: =~ " CONCRETE SET: ~--n I ..._ ,/;. • I ~ D - --; I /1, "' h 00 • • -~Lil·,J;l;C",.=t--lrtf--!li-=M--t~Hrt!=fi~= ~~~....t:,~=¥-~1-.Mll-~,~~-,,..._Jlfti " I DECORATIVE PAVING IN RHYTHM OF PILLARS; SUPPLIER: ABBOTSFORD CONCRETE; MA TERI AL SPECIFICATION: ESTATE STONE, STANDARD OFFSET RUNNER BOND, RED-BLACK COLOUR, CONCRETE SET: SAH CUT DECORATIVE LINES FOLLOH PILLAR LINES ONTO CONCRETE SIDEHALK. 2'X21 CONCRETE PAYERS: ABBOTSFORD CONCRETE HYDRO PRESSED SLABS, NATURAL COLOUR "TEXADA SERIES II UNSEALED • UNDER CONCOURSE AREA BROOM FINISHED CONCRETE HITH EXPANSION JOINTS CUT IN RHYTHM HITH PILLARS -,) \_ ,) '-,}' \_ ,j ~-=-;=-::9''---~~-=--=~---¾s::~=~--~-=-==::;frz._ __ -t-----------+----DEWRATIYE PAYIN6 ➔ E-SUPPLIER: ABBOTSFORD CONCRETE MATERIAL SPECIFICATION: ESTATE STONE, STANDARD OFFSET RUNNER BOND, RED-BLACK COLOUR, CONCRETE SET ~t,~,th:,o,,-,Jr,eMd~islhe ,w~af Ml UiF»"-'"'~.Om,ynot Ile ~ed or-1HO.d.b~pt~tliwllhnii1Ltheirpermission LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com N .. ~-_,., .... 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Cl'. t) D D Cl PHASE 3 D D D >-Ill Ill 0 _J \ \ \ \ \ \ \ u u SINGLE POLE LIGHT SUPPLIER: LUMGA CONCEPT LED MODEL: GPLED-O4 (BENCHES FRANCIS ANDREH CARRIAGE LANE 1131 PONDER GOAT BLACK) BIKE RACK, HISHBONE CLASSIC: MODEL # GBR-44AP POHDER COATED BLACK TRASH REC.EPT AGLES, FRANGIS ANDREH CARRIAGE LANE 31 POHDER GOAT BLACK 0:op'frilt,I rl'i.crq,0, l1'1111df.!Wif1C :md dt1itw'lis the p10;9llft"l'OfWI.Ml'l"°J)4'ArchiUKU:tndffQl'{notbe ~edorl,ll.f!lbcibtrpr~(1lwil/\otlltheirpermissicn LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email : office@m2la.com N 0 ~02:11 ....,...,.,. a. ~J&~ J56iC1 !'QR..,.~, • JXl"3f> ~1'8'Gl\"-~F;;R.tJ!t IO HIY0%1'1 RE-155'.ED FOR BP • =•= --WHM9 " .... ,.., .,,........,... -, ~:OD ittA!L:14F!IXJPTCPP.A~l!JPJ 6 .,.tfl:.15-"'i ""-5 ¥-"'2~ -we,t~ .. ~T.21.20/6 FER ~T RECEHT ARCH. FILE 3 ·•~=-PER I-EH 5/TE PLAN , ""'""' PER FIRST ADP C,Ot+filT'5 ' rHN'RJ6 PER 16-1 Sl1E Pl.AH FROM ARCHIT NO. DATE Jl,EVISION DESCRIPTION SEAL: PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: SITE FURNITURE DATE: FEB 5ffl 20/6 DRAWING NUMBER: SCALE: 3/3:l'=l'-O" ORAWN:JX L6 DESIGN:TK "' ,,. Cl. "' DC<L "' "" Tit "" "" ~ "' ,r DR CHK'D: MM OF10 '------------------------------------------------------------------------------------------------------------",..!>_. M2LAPROJECTNUMBER: JOB NO 16017 _) PLANT SCHEDULE M2 JOB NUMBER: 16017 KEY QTY BOTANICAL NAME COMMON NAME PLANTED SIZE I REMARKS w· 1 AGER RIJBRIJM 'OCTOBER GLORY' OGTOBER GLORY MAPLE 6CM CAL; 2M STD; BIB ~ e, RHODODENDRON 'BOH BELLS' RHODODENDRON; PINK #2 POT;20CM @ IOI PENNISET1"1 ALOPEGIJROID!'S 'HAMELIN' DHARF FOUNTAIN GRA55 •1 POT PE NNIAL 0 121 NEPET A X VERANICA t>ROFMORE' CATMINT ISCM POT NOTES, • PLANT SIZES IN THIS LIST ARE SPECIFIED AC:,C:,ORDING TO THE BG LANDSGAPE STANDARD, LATEST EDITION CONTAINER SIZES SPECIFIED AS PER CNTA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIHJM AC:,C:,EPTABLE SIZES. ' REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REGIUIREMENTS. • SEARCH AND REVIEH, MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEH BY LANDSCAPE ARCHITEGT AT SOURCE OF SL!'PLY. AREA OF SEARGH TO INCLUDE LOHER MAINLAND AND FRASER VALLEY.• SL6STITUTIONS, OBTAIN HRITTEN !J'l'IWVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS HILL BE REJEC.TED. ALLOH A MINIHJM OF FIVE DAYS PRIOR TO DELIVERY FOR REGIUEST TO SUBSTITUTE SUBSTITUTIONS ARE SL6JECT TO BG LANDSGAPE STANDARD • DEFINITION OF C.ONDITIONS OF AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. CJ D PHASE 3 D D J: f-::, D 0 • ~ D (J) ! ::i er: (.) D \ \ \ \ I 'J \ \ \ I I I \ I I I I I I I CCof't1'itJt1HOl'\ltd..n,kdr~•nddb.jfl,isthe pu19111,ofMJi,ioid~Aa'1'!,11oc:b~l'!'l..,.notbe-fl"Cll'~d a, in.aG fqr Othll'l'JIO]C<U witlO:ll lheir permission. LANDSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com N ., ""-.....,.$ ... Q ,...,,.. 155iPl't:fl~2 n JJillaJ if'tli',IEP CML RE·/551.ED FOR. f!P l(> /i\tA,a::J1 RE-155t£D FOR BP • ... }(}f1 --~ 6 .... ..., ,....- 7 \!l>.02TI l'Wl!E,,. ROOR.c:PP'...N60"J b r7...2t)II, OP ;t,EM/55lON • =J<ll ,v,a.e,r~ . ~w-.ffRfi<15!1l!t'i2ir'f.N11:J(/IU • ·•~=• FfR ~ SITE PLAN , .. ~.,,. Em Fl/GT ADP GOrff;JITS I 5""""16 PER /EH SITE PJ..l,,N FROM ARcttfT NO. DATE rEVISION DESCRIPTION SEAL: PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: "' .,, Gl "' ~,, TIC "" "' "" 11!1 "" "' "' DR OFF-SITE SHRUB PLAN PHASE 3 DATE: A:B 5TH 2016 DRAWING NUMBER: SCALE: //f}'c/'-0' DRAWN:71( Ll CHK'D: HM OFJO ._ _________________________________________________________________________________________________________________________________ -.. __ S-l!>__. M2LAPROJECTNUMBER: JOB NO 16Cl7 ) PLAN LOCATION I ~ITV I PLANT SCHEDULE M2 JOB NUMBER, 16017 KEY QTY BOTANICAL NAME COMMON NAME n, •~en. ~ • ..__ ~ ft-• ,&n...-.-.. u b WR/VS KOUSA 'CHINENSIS' CHINESc D06HOOD 25M HT; STD FORM; BIB ~NI: CALAMA6ROSTIS ACUTIFLORA KARL FOERSTER' FOERSTER REED GRASS #2 POT ® 24 Rl/DBECKIA RILGIDA VAR 9UIVANTII '60LDSTIJRH'WDBECKIA #I POT NOTES, ' PLANT SIZES IN THIS LIST ARE SPECIFIED AGCORDIN6 TO THE BG LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNTA STANDARDS BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMJM AGCEPTABLE SIZES. ' REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEA5UREI-ENT5 AND OTHER PLANT MATERIAL REQ\JIREMENTS. • SEARCH AND REVIEH, HAKE PLANT HATERIAL AVAILABLE FOR OPTIONAL REVI~ BY LANDSGAPE ARCHITECT AT SOIJF<CE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOHER MAINLAND AND FRASER VALL.Pr'.• 5UB5Tll\JTION5, OBTAIN HRlmN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO HAKIN6 ANY Sl/B5Tll\JT1ONS TO THE SPEGIFIED HATERIAL. l,NAPFROVED 5UBST11\JTION5 HILL BE REJECTED. ALLOH A MINlt1""1 OF FIVE DAYS PRIOR TO DELIVERY FOR REQ\JEST TO SUBSTITUTE. 5UBSTl1\JTION5 ARE SUBJECT TO BG LAN!JSGAPE STANDARD -DEFINITION OF CONDITIONS OF AVAILABILITY ALL PLANT MATERIAL MUST BE PROVIOEO FROM CERTIFIED DISEASE FREE NURSERY, PROVIDE CERTIFICATION UPON REQUEST. I I I I I I I 3' -1.: I PREFABRICATED BARKMAN CUBE PLANTERS, ~i -24' X 24" X 24# MODEL II 105364 =il ",#\; I LIMESTONE C.OLctlR (HIN/HJH I METER OFFSET ~ " ~ u -~ -3'1• I FROM PARAPET HAU AND ei.JARD RAIL, TYPICAL FOR ALL PLANTER AND FUR.NIWRE) If l 71 I ~ '-' -"l:==1 I -I L _________ EXTERIOR WALL BELOW ______ _ ; \ PREFABR/C,A TED BARKMAN CUBE PLANTT:RS, 24' X 24" X 24' MODEL ii 105364 I < llfg :::,a( --TOLEDO FINISH /)<IN/,,.,,., I METER OFFSET FRoM 1-t--"-...,.----< __ ....,_~ ( Ri. ,.., .----PARAPET HALL AND 61.JARD RAIL) \ \, J ~ g ➔■-1-i!l----•'XTGONCRETE PAVER, HYDRO GOMPRE55ED 5l.AB5, j;Pj!!!!!!""',j,1..-+--+-.:'.f.di=J:=~,::_---1_-ji---~~il.::::l--+---lf ABBOTSFORD CONCRETE NATIIRAL GOL~R ON PEDESTALS 1'"'1 ....... J /""- 11-1--+---+--+-F--+--~,5:;-:; -~ -F ' t<-XK: PREFABRICATED BARKMAN ( MINlt/4/M I METER li--l--+--+---Ul--lt--1f-+-H+---1U--1~~~~~!!:::jj:=rff----OFFSET FROM PARAPET WALL AND GUARD RAIL) 11 I ';, t< I I R I CL6E PLANTfRS, .,,....-:;-11_,,._ = ;........ '=:: \ ~ u;_; -( -'lb" HIGH X 45" X45" 11 1 ri . Lh '1 rr ==ii ,../ MODEL • ,os,-,8, '/ I', ~ fi ~I 7'11, ~ "1:J-l"\.-{j TOLEDO FINISH ) µ)+{F ,,. ; ,.<;; rt C, M RI ( r Le L_J ALL PI..ANTERS TO BE AUTOMA TJC.ALL Y /RR/GA TED (DRIP /RR/GA TION) WNNEC.TEO TO JRRIGATION SYSTEM AND BLO~ OUT !N FALL PREFABRICATED BARKMAN ( MINIHJM I METER OFFSET FROM PARAPET WALL AND 6/JARD RAIL) CUBE PLANTERS, 36" HIGH X 45" X45" MODEL It l05:f18, TOLEDO FINISH ROOFTOP LAYOUT PHASE 3 SC.ALE, 1/4'=1'-0' (l(-OPf",thtf~~CMIIWtnJ•rl(llN'J'V!ISthe JHo,ii"1' of Ml lJll(l~J)IAtt"'1tcU •11:i m1wnot be 1.,_l'COUUdcnndJIX.GU'ief o,-m'lltll'IIMlltheirpermi~~ion lAN □SCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com N a ~U,2',ff ~:,w 12'~16)101 ~FC,IH~; • -"''""' ~f!OGMl~Fa:rl!I-., ,..,..,, RE-ISS(B} FOR BP • ""1:icn PfRNJPCOI-MHTS 0 "'820fl 6P !tEJH/55/0N 7 .. ,,.,.,, ~'2t4Rr..<,fi'&PP..Ntii/t!PJ • "'-"" DP-, •=-PSI"-""'~ • ~--~H::»T~N:al./tU • UU1N6 F-R.>Df~AM 7 ,,.20I. PER FIRST ADP cot+ft,/15 l=Mt!» ~IOHilfEPJ,N~~T NO DATE EVISION DESCRIPTION SEAL: PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: ROOFTOP LAYOUT PHASE 3 DATE: FEB 5TH 2016 DRAWING NUMBER: SCALE: A5~ ORAWN:n::-L 8 DESIGN:n,::;: "' "" " ,. """' m U) m ,,. "" ,., ,. "' DR CHK'D: HM OFIO '----------------------------------------------------------------------------------------------------------------------------------''°-"-➔_S_.z~j,..J M2LAPROJECTNUMBER: JOBN0160fl ) + LAR6ER PLANTER BARKMAN PRODUCT NUMBER 105318 TOLEDO FINISH, 45 X 45 X 36 IN co □ SMALLER PLANTER BARKMAN PRODUCT NUMBER 105364 TOLEDO FINISH, 24 X 24 X24 DECK FURNITURE BY YDHOMAN.COM MOVABLE CHAIRS AND BENCHES. TREE 6RATE ST-48 BY DOBNEY FOUNDRY; MA6LIN SITE FURNITURE MLHR 200-20 TRASH CONTAINER I L5 SILVA CELL LAYOUT C, Q D C, I I I PHASE 3 I '3 I I -------ti - 0 D 0 □ D CJ.,Rfl ANO STREET PER ~.ECT SPECIFIC.A TIONS SCREH CELL DECKS TD FRAMES AFTER SNAPPING IN PLACE (TYP J ----eEDeRID 'J' 6"(/5DMM) MINIM/M BELOH 8ACKFILL AT 8ASE, DVERLAP 12"/ilDDMM) MINIMUM AT TDP DF CELLS ,-.----~116' X/4"/5MM X 35DMM) ZIP TIES, ATTACHINe ffDGRID TD SILVA CELLS AT EACH LEVEL ANO AT CELL DECK >(FILI.. INSTALLED IN l}"/2DDMM! LIFTS, HITHIN 4"-6"(/DD-15DMM! FRDM TDP DF DECKS, COMPACTED TD q5,1; INS SOIL PER SILVA CELL SPECIFICATIDNS, INSTALLED IN 8"/2DDMM/ LIFTS /2 LIFTS PER CELL) SUB6RADE BELOH ,SEDTExrlLE AND AOORE,SA TE BASE CDURSE, COMPACTED TD q5,1; SILVA GELL TREE PIT DETAIL SGALE, 112"=1'-0' ID): :, 1t :, 11 :, ~ 2 L5 4'(/00I-~ A56RE6ATE flASE CCU<SE PAV/N6 SASE~ PER FRO..ECT ~C./FIC.AT/ONS ~(:lil DfQ:.S TO FRAf£5 AFreR SNAPPIN6 INPLAGE (r(P) ~. ~0~ M/N/1'1./H BELOH flA(;KfJI..L AT fJA5E. OVERLAP ~ l'lm'U'f Af fGlP OF CELLS W' )(14-"/!IH'f X S5oHM) ZJP TIES, ATTACH!N6 6E06R!O TO SILVA CfilS AT EAc.N 1£VEL ANO ATCfll OfGK BACKFILL, lNSTALJ.BJ IN a•(2(X:)I+() LIFTS, H/THJN 4•-c•(/OO-/SOMH} FROM TOP OF Of'CK5, COHPAGTED TO "5% ANCHOR EAGH SILVA CELL TO 6Ra..W WITH (4) 10" (2SOMH) SP/KE,(/OHH DIA, SEE CEU. BASE FOR SPIKE HCIL.E S!L VA CB.1.. BASE 5tOf'E TO MAX. .5$ 6EOTcXTiLE ON cot-PACTED 5t.66RAOE SLEEV/NS FOR IRR'6ATk/N ANO ELECTRICAL LINES PLANT/Ne 50/L PER SILVA CELL SFR,IF!CATIONS, /NSTAJ.1.ED IN 3"(200MH) LIFTS (2 LIFTS PER CELI.) 4"(/00MM) A66RE6ATE 5(.8 BASE, C.01-PACTED TO q5_$ SILVA GELL SIDEHALK DETAIL 1/::2'=1'-0" LANOSCAPE ARCHITECTURE #220 -26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com e ,,,..,.,.., ....,.,,.,,,, r:, iff'll-:117. 1:$:ED'FOR~, • JJIIXXI ~TH>DYl.~f"<JRFJf' lO ,.,.,,, -•==tlP • =•m P!!R NJP~ ~ "'6""' ... ~ ' WJQZX: ~ ;,◄ ~ FtA'6/lJPJ • """'"' ""-, =~ PB<GLJ<IIT~ • >:;Ul<>V Pt.R•~TR£al,n'~,r.E • OOfl-P!;R 161 !a/1E Ft.Ni , "'"'" P.:R.RR.Sr~c.c::v+&'1$ -~ ..... ~H!H-"1!,RJiHl'R2f'~ NO. o•n: IUiV151011 DESCR!PTIOI< SEAL: PROJECT: BRICKWATER VILLAGE MAPLE RIDGE, BC PHASE 3 DRAWING TITLE: DETAILS DATE: FEB 5TH 20/6 DRAWING NUMBER: SCALE: A$5HC:»'H DRAWN:TK L9 DESIGN:TK "' .,, <L "' n:a. ,... "" "' cu "" "' "' )): 01. 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U WARRANTIES .I Gulr111ltt11!•1lttlllsilld"orb.,Jh\pfo,1n1t..a~ofootfUlynrlf'Olll!ltdaltofCffllllt~eof{oripldion 2 lltltttoitlifi1ick11lmlionsforspecilic1111"r1nliu PART 1WO SCOPE OF WORK Z.IS(Gl'EOfWOl!K .I Dir.Ir candilions of (on tr.ct ,uy iipply ContD St-.,c ar Wor• at lilllt ol lei,dfr .2 Wort.lnclud111upp\yollllrtlittdlltms1ndptrforniig;illll!'mliorisnmnill'1to,oopl1l1tht11,;,,rklimord1nct11llhlhtit1wllgs1ndsptdllc~tlons1ndgtrniri\y consiWsollhtlol\011ingc -1.S ilth tl~lrttt.t,lt-'ioH •~toftp l.2 ~""Hllf•UIN'•et.....,. .23SiiNIJW,C..,-ial~....,_, :~ ~~=.=:=:,"::'~~~1olscilttil111dT1bltOnt .2.6 Prt,>t.,.llf(mil;iit'h.~rt/ .. f'l,l11lll;fW:IM~l'llS 1.1 Prq,ll'a!adnY9.1t1.W'ut.~;d■J•1P:..il_,.~ ~ =z!:':C'=,~~.J:••r.lbw~~ .W Mia! .ttl,~h1W\tfttitt«!du.-m .. at1jll'tdtt""""""· 1.11 urwnFta.hhlil.a, .. ,., ~Stct.-m .2.\2 IIHl•-' Wnti~.n llu""'--•~W•1~A~11. 12 HAT[RW.S I WOWlg~(onfcnlo&lln:hnptSt1ilCbrdlor(dlnl1101Uofiapo,ltclN1111-sllel011scil l!dfflol~D.1thfl)lf ~•l.,._ ltwTnl.!iir:ktfi ,i;_tifrilrk t,,,.u,u-Dflb L•4MUi ~Kt4isaTJPtS 2l l lll TtttlN' , ... U11trlt•t.os.,w s.,.,erttulllilnlli ~, •nserthlllocn .. 1111Rtrlh1"0.051:111 .. , S1114:ll'IMO.HZnn 1-lX 0-5" SO-BOX 0-2SX U-70 '" C-ISX ,_.,. 6.0-10 10-M O-Z5X 111uial11r135X Ptm\;i\ionsh11\b1J.Uehth1ln0$tlllif119111ltris1isiblt601111\Ultsll1ndlllht14-■1'.t1rlMllll'lltlt ... ,,,111111t"Jr,;.,_ Z Ftrllir~ Ail org1rik 1ndl11t l'Wlflll'K u.p:iuld conlllirin9Klr098 IH). PhoJpltlt !li). n! Ptlnll Jwh.'llt ZI In pr,l!Wliilr.1 r~td by soil tut. 3 u.t, C'rO<m f9'1ru.lrill lt■utcru. Nett recp.rl'111«1li ol lht B t liind1c• St1n,brcl .~ O!~ Addilin1f-et"cial tonpo~t~t lo th1 rc~ftll:lls ol Hit B.t Landi.;ip1 Shmd1rd,U.tOl fOtC. ac,·1-1ppra1td by lh1 L~ndmpt Archilrcl Rrc~d suppl.,~T1rd11or~s. Th1A,twt (j1rd,n~fnnrlliclmondSoi\s t.Fibrt, Str1•Clfri(1~ 5 ~ (l1a,, 111lhld pur,p und lt J1Ht rti;\nt;e,il, or lhl 8( Lllld~ljlt St.,,Jill'\1 .6 C..1ltd61rkHlllclJ 1, ... 131r,Msflr/Htil!QO~kdllps.l'ldli,u,lrulfd'M11'J»dsliru,lilrkbrovntncolCU"andfrHd~l111i,slorw:1,rools(ll'ot/ltr tdl~lllllltr. fm~or;ingtio,1-.,l1rkwllbert)"I~. .1 Hll'ticidr1.l"IIIIP~l. lt11UC,,MIUllll.,..,h-ill-,J1.~...ihnt.-dlltl.Applleri11uslholdcurrtnllictnmln0tdbrlhe1?P'"l'rhtt.-.tlhorilitsirl lbe..,, 8 Rltr F~: Anootloclq1nbl, t,lrid or cllltrfilltrh91tml.-i:1t l~.111111111:v lhtpHHgtOllfllff!llrl IIOf r1:tsel~tirles.1Swiuts.lfl 141"-,(lOl.0.~HU DRAl10C04S45,;,,rillttrn.ilt91'0N<tprMpp-0ttdbtthtlar.<h<aptAr1~,lKtt ,9 Drlin1gePilfflgifrtquirtd:Schtdult40PVCnoniin\sJm ,10 Dr1i,lloc',,: Clt111,round,ftrl,ilurlblt,.1ndhlot1111Cwril-ize1119rlmiltldtootlinirl!lno.attmlSJ111lltrth1n 101111. .11 Pl.i1Kda11'~ Tolh11eqtk-l$ollht8C.hnch(aptSIW1rct rld«-lo)9.f'lllllsilldPl»n'\9 Mlpll,-1laal.-ut,-,WDtpro¥i~dlnaactttifltddisem~ nur.stry.l'midtprooltl<ierlitiiltiln ,12 Sod: Rtftrtolndivldu1lsKtl11nsilttissptdlic1tlln JS !litpplltr¥ldtnstillltn.U.1t11'4block•llll5IOprOl'kl1~ ...... sror;i!lw;illE:sJglltd .. ulMCl',..,....roritlwllls,lndirlduill1.llnm}tf\1.11,or ~lictn,;crv1t\~tdh.:ti-1'y9t1ms1ru .. kl1.llll1tio1u .. ,:111ir11:.t.wdllfldll')'lldctrb)'C«-lilw,"tdn.._Ugilttr;illltud,mtDl•~w,imJI Ttrd«-F"[t. ,14 Hiscthn.oiE: An7 1llltr 11Jt1riill ntusnry lo c~tt, lhl projtct u Ytllwrc 111 thl ilr111fl!ls Mid ~wibtd ti.rB'I. PARTTHREE SOFT LANDSCAPE DEVELOPMENT 3tll(TEMTIOHDFEXISTIHGTll[fS .I hW I•-. 11(11'~ an 1-itt-~•t1ct iidi1iduat lrtn 11r plillltgrOllpllgi illOult. nrtl1iltdo-ri lilndmpepl;ans n""Jl!lffi<irirdtnli,n .. uJ, .ti lii"""•l-ulhthllds-cillff Arditrcl 11JI l19lreu 11r mutorr,:,lil. ll'w.tu lrttrtltnlim uu 1111twt~J1Hli,gwilh lt.LilldKi,pe Anhlltcl ; A ~lly1kll b;irritr nll$t bt tnilillltd lo dl'll'lute cltrilg bol.ffliriu l!dl!I' lo pb}s/c1\ hM'rlu dtl1il rr dtl~l not prni.itll c,aplr .. n tr.,c,i: 1;11,1riitipll r,~mut, 3 No m1dint lri~tl lhr01.19h or 11ilhin 119tl1llon rtttnlian ill'tU or undtr aowns or lrtti lo bt rtliintd ii 1ll0111d ~ Oo110!sloc~piltsoil,r0t1strvction•.tW •t1u.1t~ad~..l..tlio!1'1'1!f.0.,,1'J-•t11. 5 DolPlpll'L futlor1tt·riu1"1iclullilhin,tgtillionrtlHlic~irtH 1 No t1<111tion1, (hin or Hr,icr lrtnchts nor 1n1 cthtr lisr~liM shall bt ptrlllilttd llilh111tgthtion rtl1nlion 1rus 11ilhool ~ rui111 ol lht proposed l!o'lffCl(hntnt by HltLll'ld1c1peArdlil"I, a O.II0!1ul1trll!Chuo,ri:,ctsolnllintdtrrullilOOllllh,ppl'Ofillollllt~mp,Artt.ltd ,9 Anr d1n1gr la uisliig 1f9dilion i'llencltd for prestr,.illilli'I llill be sltlje(t to tnlu1IIOII ~y an LS .l. Ctrtilitd Arl:iartsl Wfl!l lbf:-Ciuidt for P1111I A??"iriul", LATEST EOITl<fl. .9.\ lltpl~ffflflll pl1nling er tquinl!!il nlU! lo lht disturb1nct wi.\ llt rrquir1d lht cos I of lht 1nlu;ilion and of lht replmmtnt pl1nllng will b1 the responr.ibillly of the GtnttaltDntmhr111dortlltprrscnls)rnponsibltl,;i,rlhedisturbllltt .If hllllri:iplfiliu llith'ftf(,fit Im rtltnliltllrtf1111ffltn! htlws tnMKt,..plilnctlobylws ,I\ In 1-ilu1tians 11htrt rt1111ir1d <o-nstruction m1y di,l1d t,i51'ng 1tgtl1ll1111 hlmcltd for prnerotion con I Kl LMiik<apt Archiltct tor mi(11 prior lo co111111ncfl\1 conslrudion 32GRAOES I Eimrt SUl!;rdt isptepwtc! lo cor.fllrll lo d19lh1 i.pt{llitc! i, Slltf•U.5-w,,;l!g Htd"oi• Sq)p1, bdcv. Wb1tt plinli119 i~ indiultilbu lo ttisling lttn.. l"t!Jlltc 11il*rpl~li,gpo1hl~f•1Nltrillirf"ultdllfllhtpl.ilW19pl». a.,.....-1ct1il.illltlrttsl~111ltr-,unl-lcnn.llt9'..srig_c..,.9IM. .1 0n 1l1pesin t1c111of 3:.1 trtnCh sutl!lr1dt1-CtOU slopt lo IS01111(6•l ririoill1111t 1~(S fllinl1n11! i,lnil!'ltJ11. .3 St .. ily tilt tnlirt s•.41tv,..,.111mt1hltlyprfor loplilUlg growinl~ Rt-cu 1l,.,.rtt1thiw\1r tr1Uic ruLllt1tnco~p1tlionduring lht constmlion pro<t~m Enur, 1h11 ill\pl111ting11ul1tn:.11eolhl1c01tDUrtdiiflerlightc~to rll'li•v•u. .l ~ltd•d"agvdfftrGII_. llff'T~(ks. Pmidt~s-&111 limlf!d«uw-f.ctind,or:lomlo9"1du$11iom1111lhtl.idsciptlln•"9' lknolt«ttd n~lf4.;.;.ltl'l'lgrldit'1h1Hfr..c-,1h1U.lat1~1fN'Stmlrd. 6 S\openol lot1tnd lht ro11011i,g11111iai1>s:Rw~erus3 ll111n ~,1,l1Nmpepl1nli1,g,1,1 .J lm:.t,~~&ll,lltir,la1h1•r•O~-'f~.L I liilor• L111dmpt .lrchi!td of complelion ot lirish !,J'ide prior lo ~11011111 of sttd, sod, plll\ts or rN(~ 3JLANOS(APE00AtlA(l .I lltliiltd Work: Gro11il,il 11ediva Ind FllliU'I C,,!Mg lirus lrtiJ, TrtU Strubs ind GtcoJrldcntt,, P'lmlm, Crib WIIIJ 1 WM. lnddd: Silt Clkh.,,.~li'lg it'ld 511rl11t•~1t lnsbll1li~of llrf dr1nl!jt SJsl•i ctt~1ri Ill 1nm1tpl..s.Ho!t:bldl~1iu i.'townoo lad1tl,'ttpl-.S: lor coor6,-..,l'elll9'r;~.rw~sf;-"l..,,..ttH. .2.1 (--.irrlie&Mew.a,rc,...,.'-'"Jftrnldlll•f'.-vr.l'l1trb_,;-:., ... ,.~,aoo~'tniinllr,~11116cttttrdriill;ig,~ .1.2 Iii..,,.. md wit~i.tf ,lfn'IU."1tli8.l1'\nllWIWr1.IM'Nlr9'QlflllM.oJl'Wl1~...,_~ ~111:t .. loc1t,don dr111.t,fttVconducl work sou!J:ll'<iadki~.,W• 11Att(h._., .,,.IU,~i:s"MN'o ... -tll111ritnll!ltMn~l1¥ffa'IDIUS,fCIUUd. .2J ftftl••-•'ll•lder.~..,..lrJtiitUllltcu•tJ;-wun. J htwlion J.1 Oetr11Khi'lglndht~fill'19tnmordinctvl1htfllf'""'11lttlilslndspt(if(1tlo!n.. .U l1ydr.:'lsonprtpNedbtd.trutlolintlnd,.d1,..Hl,-.,.ertss1100th1ridlrn1fngs11rhigll?Qinls Ensinb~rreloltKhpipt.isilcoiitutwithbtdlhrougbouthill ltnglll. 33 c.-...1~: .. p;c.illtKriatr-.r11-,1.111is~t-. j; ~.:,~~'r-=:.r.:~r.~':: J.6 p. .. t ••1'111tU·i.~~!""Mlf1ttit~N.tMt•ct1ln.,..tbJ~. .ll ittkl;:.if,:rtltJ~ktMJ}lt•--~w~Rll'lhllo11ro:!iihmi~1irQultdor1sdi'tcltdhylnK,tpt.h(t¥ll(I j:: ;::t~"',:;=.."''?.:..i~rw:::~1, JU lo ~ar-tc'aph,.rs1~wn ~ ddlils Jirilui 11l0mn J.10 l:IP11&-1~rockwlllllllf-WJ•111llh,1S1.1 ..... d;ttltNmmt..._..f>:m. J.11 Arnnposilivtdrain~t J.ti 81Clilil\re■lindtr0tlrt1Khnir.:fcili,d .313 ProtKI MM-1m lr001 lt011ilioll c!-•-il ill1h'.lilion l ~NtDDfJ[IlllC J ~Flj\llt.Y!Ol!f"IO,~·lil.,.fwllll ... ,,....,.,w .. n.,,.1Nj,nliiimi~tdhciw,h1,-Pmidtltstrts,jtstoL1nd1ciptArchil1dpricirlt ;~ lnln..U,IU(bk ,tf ~fW!lprQfllrlin,lCUfl'l'-'4-t4'1>t\l ...... l,lllfllii.,...1. U loU1PM_,..wt1,.t• fl1'1f»iPt¥dlttrt!f~Nftll_.,..,. .l) !.:1-11,tttdJnldilltllM!W"Kttk-,ltud~!Qnt,,,..:,rri-■1: ...... 1.. .U~ma:•lt'4.. .ll~t(Ol;ltlQf\l'A.~l'Uo(DOR .I Supply ;ii\ growirlQ atdiJ~ reqlrirtd for tht ptrfomm1 of lht Contrul Do 1ct loiOJ, lr1nsporl or sprud !r■11ing 11diur1 "htn It is so 11tl 1h11 Its strll(lurt !s li\tlr to bt d1roigtd l So.tffl\y~tvl>IM9N-id-11hnsnr~dby l~t sol/HI .l"'"1dtdi,nving---■ust nttl lhespetili<1H1111 f11rgn•ing■t&.n udlrffll• Tllilt Ont ror lhl ,1riNSil'NS J.1 ~,i:.r"'1d.-nitntnlsiill1brhldtpthoflhtf'rJns~~ .2.1 $mlillftJ:n,■~"-rtquirtdflW'11riousti1W,lins. Rdrrto•,-',noltsforl'lstrll(lions 3 Pl;ite the 1mtndtd s,011i,g 111~rum in 1U grns ind pl1nting 1rt11 Spru,d 11rc11ing ra.tdiu11 irl lriror11 l1y!l's not ucteling 6-1150,rwn), 01tr unfrozen subgr1dt free or stlndi,911;ittr. ~ ~clt~lhsolgrowli~plattdMllccci"(ltdleUXc ,U a.., .. ! .U1 Sne'tf•dscddtdl1• "(ISOmal .U2 :IU1tlitUH\tM1i,....,. •1011111,) .4.13 Cr""'1l«fffl-,.t'1n,ll•1mtt•.J(-'"lm,,d . 4.U T,n.i 1-'ll~•,t'-----<,Pllltfit1nlor•lodeplhofroolb1ll•wid!hshlllbtlllmt IIIKtlhe11jdlhoflhtmtb1U"ilhswtHSh1jitd Ul!u 4.201-SIR .Ut trrigildt. 12,,_I .tu GrollldJRl!!"11'n~----..JTOO..., ~ 2J L,11n 11ithoijt iulo11~lk b'rig1tion.----1r l3CO!llnl .tu Shrub&gr.Pltt\ilofr.,, 15-"I.,,... .US Tmsmd ~ s\nai,~ __ .....;.-nt:-Jo11r totu11n1nd/(ll'tdgtol sl~!1trif1 colu11nloc,1ionion-sllt tor lrtt loc1lionsJ .U.6 llq,tt,1Pltodtw:ludtsrlcZ-12S-51-t~O'let'lilterl•it .UJ Ku;..ie•ttFlllg,Oftl9~nnt 1'htrt~l11tlrttS-td:anpoinl!: 5 H111111IIJ 1prtl11 gr~11ing 11~Mll/p\1nling soil NO~ uis!in,g lreu, d1i.tb1 ind obslxln 6 In peMd1r ntdtd gr1u 1rns, lulhtr growing rn1di11111 oul lo nolhlng ~I edges and bltnd Wllo uisli'ig gridts. UE);GlGR.lSSARE.l-SEEOIIIG I 6en1r1I Rough irlss irtu lrt noted on 1~1 dr1wi11gs iS 11ough c.ru,· Tml ill ams d•fintd 1s rough !,J'HS bel11,tn 111 ~Ofllrty lino ct IIH! projlCt ~\1Jnf19 aR bou\u.,dslotdg1olr0.1d,1ndl11111 .2 P1tffllil■ .. Wfx,s, ToBt.~,,,,,,,_,,,,nu,)'A.-.x~cugh!,J'l5')Stcliolil\l.3 .Z.l U.•ult.1a,llib1-.Niul .. -■"!lel ..... tf~ -,diMll~"I. .1.l ..... ,,. .... ,xulolllp,ftt•IOlll!,~1~.-JW,Olilitt.~!'QSt. J T~eol Sudng,Setd fr001 urlr S?fi-19 (~r~\lr April.1st) tol1l1 filllSrpltmbtr 151111 of mhytil!'. FIJ'lhtr ultnslons1111y btobtlintd ont~urrtn<1 ot tNLll'ldsupe Arct¥1td, ~ Sttc!~7&TtslWl1j: AUsttd1111stbt~Mtdrron1re<ogrittds.ttdsippliPrllklshilllbtH0 lsrmr,i•liwedtllvtrrdi'l<anl1inmbt1riigthtlol.lo~~lllltrn1lion: ~ I 4HlyW~ol lhtutd■i,liwt U Ptrctnl~tdtathwitdlJ~ 5 s,t11 Hi•li,rr.All Vl1'ittiu J.hlll bt r~td H Jlt011Qperlor111trsln tht PacilicNorlbtsl iOd 1rt1ubjtct It 1\itnt fllfl"Oill 10XCrttpilgRcdftst11t ZOXAnnualRyt 5X Salum Pmrniill Rye SXKtr1l~d.JBillf9"IU f,;,,r\lild/f~w«-A11u IJst 1111,li:rt of WildllOlll!l's vilhH..dftJ.(!JfS lhrnlq (011bl Wctllewinllfilt! Hwd ftst11e•1■«·approvN! 1lltrul~ 6 ftrti.iur. Htch111iol 1N,mg, Apply ii c011)1tt1 ,,nthelitslw-rtluse ltrl~itl!l''l<i!h 111uirw.iai35X 111ttr JO!ubltnitr1191nnl I lonlllldionrltio ot \8-1'-11-SOX sliphw um cultd, 112 ~g/hi!100lbs/1tr1I uting a 1111chri:II sprcaclu. l Snk,g, .lpplysttc!1! ir.ltcf 1t2Jt/HI\COlbs/1crrlllith1.ec•i111kllsirnder n!Grl)onltsudi-ltotlltlopl/4.(fonn)olscil 1ndllglllym1pKt .8 .lccqrln:t:Pra,i6!:X~ltp!'olrtlionollhtlttdtd1rm111llcon61io•sd1«tpl-th11f)ten•I {~r\'illlSttlUl)Jlfr1'tostt6119 31 HYDAOSHDING J Hiybtused1sln1lltr~ilttlD111tchWll1ttdinglnrough9r1nill'UI 2 H17nolbtusedin1undl-.1111,.,~.,,.-,t11.,.ti!oi:~l."IHll1Jnl'l1~ J Prfllll'1lionn Grr..,.,..._, 3.1 1'11r1uor~r,,1111(~y11ilhSrctian3.6ROiJ!i~C'r111. J.1 Wfltrt appl■nlll htw i!I ll'm ol l1wn, c~7 llilb Ste lion 3 8 L111n Arm, Soddiog ' ,,_11\1~ ~11Ylt1:li.ittrinsolullondorsnolt-111Clf.tHt .... L."w~dintf'" shrubs,1Wliitbltrumptiblevtgttlll11t1. Oono1JPl'i1YSRIW'akhlll'l -i.th■-,nf'M!~1tp.,..,.m, Protect tddi)g sllt~.n,t•IJ\,.IMIRC.,.. rtl"'"4,ci11s, ■--.i1,111r~tr, me! YnJCtur,5 fron d111;igt. lit,cN ~-...,._..,~W~liurrylonlislacliatt&11'1111.,_as~Pd:~1Nlnh<ift.lrtli1Kt ,5 HiJ.chWllccmlstofvtljlll 11ood lil'torr«r<lld PIIF«" fibrtd'1qltd l11rhfc'~stftilg n!dydler t~ol rioril,;,,riogw"i<1lian tf<Mlg rtcydri~P"I' JMttrilll for1100dfitnsul!slituteuul35X(byweigl!llConf11r11toB.C.LnlscapeSllnd•rdlorlNJlihr1q.Jt'mtnls ' Wit tr, Shill be lru al any lftillJrilit, th1t 1111hn111r1 l1jllrious dlttl on tht ~!Kceu of sN,ing Ill' 1111 bt h1n11lul I• H,e tn~irorn111t PART THREE SOFT LANDSCAPE OEVElOPMENT • CONT 8 Appli<1llonll11,, e, SetdNo1l11rt: 1%t,glhll1251bs/i1Utl .lZ Ftrlliur: IIHglhii Umbsllu'1 .'3 (onhl\f..tdtltwfftil: 'lt!wrt~ilitd_.1;,rly811bs/~rtllll'lt~l1ti cl'Tm«MI .U Hotrs .a., 1 At Jilt lilltofTtndtr prov~1<,mplelt charl ol iril coefH)Otnls ar IM■i1proposrdlndudilgJl\llth, l~Llfitr, v1ttr dt Slop1d si.'n ri~t l~ldller, 8~ 2 Ferl~izu, .D.U\ Roug-Gmt.: II i soil 1n1l11i5 ii mililM.N■ply 11ilh ruYlts. .1.U.2 Li11n:Whtrthydroswlin9isJpprQ1td """111Whsoil1r11lysi1m11111&1nd11/Qll$ 9 -...wa.1rtr■c.uo,ni.r,r.,-w,ff•lt:IC.ll .. tttNil'Nbltk~--,11c,ffl.,tt"ty•n,ttlfl.--ltfll'llllt.tftfll,-!,::,ss-cllitr1IN!•ol•t ~t. lheutnl11~1llbelddtdh._,l .. ,..,11ll'"tf .... ,.ft;•lf•.latte~~.-t:&.hrUt.ttt t--,...M•-ih0Mgtc1011sdlf1 MtnOJ'lllll.eoi•VMc•~Mnil lll'l(■lltwt Oii•t1mwrt'1il'.1k1 ... ,., ... , .. ,_ti,;......, 10 llislribult 1\urry urifonnly owtr tht surf~ct or lht 1rt1 to bt ~,dros~d~ Blwnd 1ppli<;iliOI i,lo pnviou1 ipplk1lions ind 11i1ting grus 1r1n to fat11 l.flirorr;. surl1r11. U Clun141: lltabv111laileria\1nl1lllrrdtbri1reS11tirl;lr011mdr.,1aptrilioru.lro■thjobsllt .12 H11111~.-~~Q-■,.,J~Jilfl•v:dllfN~U# .. ,,_,,11u~11t"~!•1nclin•w1.,ttdbJbl~ .:t~1tit,,ec11ffll illtr11l,lnll'1s,.,riUhf'\li•Hlli .. l'rat,llVdrl'ltTI\"'-•.... l"'fl>'ltpirtW~fattie#ljNt111Hh,..1.t1l~gfflli1'Jlhhl•..,,~tl~.1 (l\jntr.Ydnll. .. litid:t !i:Mh11,muifriJ1D1IOtitll..,."'-"'..,..,1:,10....r•..-ro•hlll'll~,.tt1illi~tn11••t"T-~ 'fil1t10w111r5 rtl!)Ontibijlllyto1upply11;iltritnoulriccsttolheConlmt .It '4.tui!,cullfk.,...C.,1uAttk Pr'flll'~II ~p·ni~■-•w-"-bilil7dllirl~C.,ll1"!.Tht91"mU'lallbtrm11nably ..... nliMn1-. ai~..,._•._.'--il'-lfUllktt,uc.iWf&.t.C-ttftblt.llt'IN1ptSl..:,,t.'-fd•U~-,Lntl4(0ptnsp«d.Snlr llfl.it..--l.....,tdCfttw\artft1Mt!.,..~, .. , .. "',.ilet .. ., .. ,c~t.mr "'-mu-tWloftl ""'•t-,td~Spri,gorw:r,a~lh1flerst1rtcl ~•~Jtatitd__,_,._,('flft-,l•&r.-,,,.._.a,,r-Jfld. 38 LAWNAREAS-SOOOI~ 1 Gt!:1!1'114: lrnl ill fttiS dtlintd U b,m Ir Hi on /ht l11'1CK19tpl1n bll11ttn l'I p-optrlJ lnlS of lht projtcl indodinq Ill ~i:IUlnKds lo tdgt ol ro~~ Ind li,r.u .2 Gro11ingHtd":rr (lnfl(y 'lilhSt!:tian 21.l CirollingHl®'II Prior lo icdc!in9,tfQllut ill'linsptcli-.of tht (riwdgrldt, ilMl ""'I~ «dcorMitPl'lof1J011"9■"'1~by lht LindmptArcbilect J Tiileol Soddtl'lg: Soll frc,m April 1d toOctobtr 1st FvrlNr ultnsions 1111ybt obtiJl,dontonc!ll'rtnte af lhtl1ndmp, Archiltct ~ Sod Sc:.:,ply: c-.r-io 11110/ldilions of eJ: llndl<l?f Slil'ldWd,Stdion8,8.C Stilldlrd 1(11' Turfgrm Sccl 5 S;ttt~1'dl~rfgr1n b11rt~ Rtltr t~ Talllt 2 ttf,v TABlE2Sf'ECIFIEOMFGRASSBYAIIEA MIi Oncr-1• UASS 1 L1wn. Ill nn noltl 0t1 Cl'illltl9l IS ,;r.n II Lrlln dtwtl;,prNnlslts<lClllC"'9bcult>"1r•vu1 (USS 2 C'rH1 -pi,,!ttic pirk,, i'i<N,triil -,~b1l~,;li,inu i.itu CLASS3 ll~hGrm SPECIAL lk.1S11!11!1rd suhydrasetdillg i U!tt: 1htlilfot5h,;ibl;is~eliritdinSf!:li1111U3.~)trii\1. AJ,p.y;ilr~!esrtc-lN!Nlillrtcp.ll'tdsoillul lldulo§f(lion3~t11rr,tthod 7 .ftrliim: Rdtr lo 5'(tion2.l2 H1lttiills Applf ~ilir<l ftrlihtr ;it rain H>Dlln in lflt rtqi.irtd icil tut. Ap;tlJ vii. 1 -h*ill 1~t1Wf (ullinltJllo ,.l)lfirlg 11td1111141 hows !l'icr lo soddin!l Appl11191r1tt11 fro. lirnt !,1~~!nfJ~,• ~::'t; !!;"~';:,~;:i;~:;r~~l:.:'::~!14~~ ~t::~'.'t~h11:i~~r:~~ ~~1td6( 11~~~:;:'~t::~:~!i~ s~~:~1:~~;itj;~~:~g ,~ t Fl.t~r. •--• ..........,_t'Jin.---,-,..,._.w..,,,,...,_ldd-i.f-.,uJ•a""""~"))'~Oo:Hr.Jll'tll"t,...t111th1 llW•i,ploith! .... lrJWf .. ,._ffft.ttuao'dt ... ,. •• ,,.,,,.,... .... ~,1M~Vbt,..., _ __,~, .... .,,.h\-n.1tt11n ithnJ1 Nldnf) t1 Mlrtilll tilkall P,-1\ lnfJl'IUfli •t lw,.,., &ttilfwt t,lirk(ai RIii r6c,! ttt,dq ~' .,.,Hl•fl 1.&"t,t rot tj,Nl\1 t!M;ige _.lrllf'lhs Mttllli••~:yo,.-,.., h,t,lir llfJ~rf•tn,n-rflll n""1Ul'J, ••U. a,lil'r!Cl#t4iJ-!t111.S-.. ,-dlru1\.-,.--. l~rouijbtllt111db11t111t6Moi5inplirtd IC ~111ttofhwn4n 111tlltht1Utcrt-.-ar .... nlil:WittllittW.lf;1nr.tlloC.-satblrc5P11bn!wllbemMIMit,trttol"'ldlf\tBL Lllld~irWNd.Srcl•IJl(Ml'll'!M'Ul.otllU,na1t«tltwMrtiir:Ko'ts•-,1r7fo•--t,WIOl1!i.rimdlltr<atd]ior!loruitt11.1for~~, Alltrlhl l1vn""kdat1t1mtt • .,.,,..,..,...,,_,.,,...._...,._,lbtt1~tn-llitlHO...-, 39 f>L~MTS AND PLANTING I Cc.:lcra:lo,trllillgt11eutuW•aonll:ldso,eA-. .2 Ollliln ll)prcw1! ol L111dmpt .lrctli\td !or liTOII ilnd 91'~lrill~ ol pl11lln! ~rior lo C1JT111tr1Ct11tnl ol planlinq opmtlorn. l ~~Jit ...... -..fl~dU1'1Ctf.r.~ 4 T""otPill!I~ .4.1 PIMllrtn.Wlbsn!sr,,llndi.r.tnoiilrd.riigptriodsl••'•'....alllll'WCh"OfllUdtltfW!tdbJl1Kil•nlher{orldilianiv!ltftsen~~Cltdlio.u1rtliliel1to msti'e lUf<tSSl•11:U}l1ti11nd pllllh lo thrir 11t11 loulit.1 5Sl~ .S.I fi.Mta4tl'IUJ~m(-l,tu,. .... h"ft.,lt,le:lil•S,~ IESlRnll:J\tir.1:,mud1dbydr1•0'lgPl1ntSchtdult1irthi,s91dliollon .5.t1 Plf.trltt!C.1.a'CMIP'U.~,-\~1ad ......... ai11~U.KU1&1,l,,...,bt(.,iiintrW011nP11ntslor11irifflOJll\st1nd1rd1, .U? ~lfltfl\N$0ffllli!1•~Jlm .. r-...,t!iu ... 1"'1Fl~litfllt....,1, .i2 P\l,lf■..Jt114'1ii-lr•.,u11 W'.IJ.lffltl' ,..... ... k~II 1UfN\llt11i■1lt. 6.1 Rt~it11 it th1 SOl/rct of suppl1 and/or colltclion poinl dot$ 1Qt ?l'e1tnl subst~nt rtjedion of lnY or 1ft plinlinQ ,tock 11 IN silt .l ~y1il1bWy: JI Artl of stlfth inc!IM!ts lhe Ltlltr ~lill!d Ind Fus.er Vlllt1 lltttr lo 1'1101 Sch,d,je 1111' illy ttttm,ion of lrU .1 l Slfflr f!'OCI 1/ lh mili!Wi!t o/ lht iplUl/tdplllll ■1ltrill wit'-1 ~OdljS D/ lh tvlrdol lti. {or!lr~I .a Substi.'utiona .8 I Dille! 11ritlen IPfl'OUI of lht L1n4~1pe Afdliltd prior to lllt~i'llj 1n1 111bstil•liou lo tl'lt sptcifitd ■lltriill ~-;iwrovtd .\~b1lilutims 11~1 bt rtjtcted .8.1 Al10111IIIJ'li11u111cr5d1ysprilW'todelritr}'l•1~stlos..ti1lilul1 . .8.3 Substiluliori,1rtsubj1cttoBCL1ndmpeUi■lt.arc-dtli'lilionot(ondili111scfAnli?tilit7. .9 f'lutSj!Kir:slloul'iclla .91 l'lr.ls5'111klrvtlo.-n!clthe~.ul',4ttl'lflllsheolroolblllusliM<"onlritllr.1h<ipt/'11tpli111pl10lstht&Jlt (ll!ftrollrtulslokJ~6-J&•I lboitgralft- .9.1 P1111t 1\1 sp,icit~ spec its ii lht lctatkin u show~ on IH lm:li.;1pt dn11irlgs NollfJ L1ndmpt Ar<hilKt II c11nnktl'lg rock« undtr!,J'oi.nd/omhud imkts ;ire tflOlllttrtd , 3 D"i1lion ol giun pl1nlioQ l~1lion 11~1 onlr bt ;ill011td 1lttr rni111 of lhe propoud dt1i1lion by lht L1ndmpt Archilrct .11 [mnlian .Kl TrttSlndl1r,t~s:£1nriiltt,M1rs/wptdlrttpillolh~t•dthtt11olblll.dl01lloslhriuthlllidlhall!ltrcdUt Assurelhiillmiltd9'1dtisil lh,originilgt'~ttl\tltHlll5!,J'Cll•lt .I\ D-iut,tofl'Ul!i!-tHolts: .111 ""-'<,dr .. llpl111ti'lgpils11htrtrtquirtd.le.an~td'Uons,bre1koul ... 1~eofthtpl1nliigpltto1llo11dr1irl~tdc11nilape;lnd'n!11ltomlilions,nound lcrhr tNrool~ .. e~1iousl1y,r, HotifJ thelilMl1.t,stltt.lrcl llhtrt lhl dr-.or pl1nlJl~!ioluislniltd. .ll Pl~l"!IPlfltrdinritMHlifts: .llt Plartl1fllr"'t31\mllll.thlroolsf\1ctdinthlirnu,r«p1vingposition. llwi.,IIC!,loo1111u~thtopot Ulllldcutwa,orlallllldf!'. lknolp.111 btrh? trcn Ulllit Jlt: uma, rllllOVt conlil'ltrs 11Hlioul lti,q lht roolbllls. All~ W.lltd 'n plm, cul Illini!. For vnWtl,. clip~ rtmo .. lop thrtt rlllS or •'rt . . tlZ F~llhe,._.,..'""""1"9lltl..,_,,,.tk~--""""'t""•mttt.Yl••r&a11~1t1.Wltllts '4•w,:fl', M1!1Mlur~uiredlo11tdlinish gr,de. Ltm•N'.,.. ZJ1di't.llllUll!Ua.,,,ttt,c,.,r,, ttf~ro,~1~1oato~tt-tp01;,,c,11,1. .123 "lhtuil.nl"'5.l,;IQflf'tlJl'llflt olfQ11,iru""°'tfil11•-SW .. u."r lllhtalJJlld1Vlf'l..nll,.,.,~trtti. .IH Whtrtlnn-,\lt-a:rn.~••rl.d'IM~,U-llrUcatt.--,tu,w•,. .. ltttrtt. .1J Shkiogo!Trtt~ ,131 UR 1110 2-11"15' shl,t1,uoltss5upm1d1d bynw.iol4'1lrf>11uim11nts Stt sl1~unlmnlJ1112 It inul. Oonotdriwt st~t l~01.1gh roolb1ll .1l2 ltmlll-WrtunMrnf'M'- .1l3 Ttellil•,r••wc....i,~tcrt ..,..,,~--""'1...,..Wt. •_ .-J_.,,BIIIIIDH1. ~lf~,.NWl•-J•.t4t ll'IIIION,bot. .IH Corir,,... r,..,.uvcn.~ r..,'lilll1titnJ-WWl..,.nhtp,pi fhi1ntulllk1~....,..ft#1m ,....,ltJkltr,,f'* .D.5 Trees&tt,. •~ll'Cw,tl11f\W~•..,hll(f.tttn•t.nl;'l'--t.T"i...-.1111ir...._.pK.-.-,.;.h1,•·~•Itin. 136 H1rkall.i,.11wh,11ilhrlsliltf119'1'19aalffi.l .1~,..... .1~.1 U■,t,,-.ning lo lhl.__ r1tmmy tor111101t dtidot'ilcj1ndbnrn:hn. ~ lh1nJluriri chmcl,,-ol thtpl;inU ... ~f rul lh1 lndtr. Un ontyt1,1T1.sl11rp lool\ ~llltutscle,n 1,./;m 11 lhebr~h rollir ln1i,gno slubs. s.1!1p1llfN1'4.,11s so nnol to rtllitiv1t1r. Rt1u•1~~ 111ttri1l .15 IWl'""' .151 ...,_41 plan I-ii ll'IIS ,,.;th Ill htn llJtr of ,U1h to 2-1/2. :r (65-15-1 oe,tn c .. r ... pl1t:to1tnl of llulch in lrHS llbtltd ·Growd(o;tr ArH-on ltl\/Jllg'S t\r!dl I 311 (900m11]1i11111l•tirclt~rooodtrenlnl111nill'HJ,lt11e1clt1ntd9t, .16 Ac[ept1nct. ,\61 1H utibl1$1vn.nl ol all plant •1ttriJI j~ Ille ruponmlity cf thl Ln!Kipt (onlr1thr .IJ "-IQlfl'W1'lffllfUII .TJ.I 1111t1•llft..t-4!Whr~Uf'i,lt..,.~~'"NC.,..,l(eU'Uc.CC.l.,_ .n.2 Vif11PJ(W'lf•lt!.C.~Sbttr(.lml■I-OD•V1t.M .. .ipw"r"I , .11.2.I lhfd••·fflllmi.,,_," .. rwldlllllW .. 'Mrl~Ui!t ... h"'lli•V.Xl11C)Xtfriliu..,,Wtrl•t'itM-,thallh1r ....... H[htmll 111eo~•~h~•~•••M•""'h1JcCMirtn ~.-tf.lM'm'ill'Wl•~vnr. .IU ilw~'•fl'•f'MmhUIIM>tth•t1btl\tl~;-a.i:!otW.C.,,.tr1•--~d1Mft■"~J1rchellkillllllinl. .11J l'bilf•llwt.&~fJlf,11._...,~htcbcHl■INerd~,,,f\la••J.-.r.dlfh,~~ld.. .ns Rf11Wltt1,-f\.dlli.n,.,,M.,,...~NU1olll'J. .11.6 MiiinlN11tt11nl'.,1li,t1111tte1frn.~tKCin~2.8.C.llncli.;aptSlilldlrd,ChiiplerDI .11.7 H;iinl1in■uldltosptcifitddtplh1 .'I IIIW ~1'1'.i,t1 :==~~~::=""tw7rt==t~=:-:i::!~::~-=~~='=!~::--, .,,. ... , .. lftClwf..._li--,_,tlN~t1Dot\.nc'PI-CAnldll.1.S.Or,11:KC;tldt~blli)lttl1ftl l .... NIJllffillCn ~t.rlk...,r..--..~.--,UIMlhllf'f'\..lfll•t•(-1111.. _.J l!-Mltw,'-Wl,,t.£,ef.11lrl:,..__Hl!llttll!t(..,C.,,7 .. 9'~rla,,IIIM11t110c't~.~...._.,1 ~Nflltt0,,cWt11tttr n■:l~l...,«t•~111,Ul!t41k-,..tc1N..w•t-,.,w"tttnl,-lu•"•"U.u!i1•---1~n~r~lllk«u ttte1NCt,•lhtll~,Otf,,l\.•lJMl1tt'f4Qt~,ntllNf(,tt-.1_..,ilirfN .... #l A'1•,t'IIUJlllf.,.l'llfwiil(l!wbltfltf"'"'"-...,..,,,,,........,o_,.~&l!tl!W~ .... ~.,..~ltll.tlltph•w1--., 1•111btlll,rnuer. PART THREE SOFT lAJlOSCA.PE DEVELOPMENT· CONT •• .L htal-1"11Ul lil!t..t1t·~&t0i::nlrt11M"II ""'l•11ltut ,c.,.,i,111tiA1...,.ullfli!'~grow 1,flDlll,•hls~t,,rdt, ... ,iat koCpl••tttwtlo!uk•~tiltrt\ ',iJw,v~ 1ll rl'tO,-,iu n1•11lltht,._ ,w,c,_ut_,......,.,..., .... .,u.,,.,.p,n1,~~--tml•.tt»ffl#TaclNfkOOlt .. ...C TtttllllWwpt nJ Ill~ 11.-il~"""anutMtdltt..,,i.tltl..,.MilWtiadillll,~IUltlUlht-~t-rl ~.,~i,.,-.-lMbtflt• lttttJ1~.lll~"-tM"tl. 186 U1l1nohcll)tCor.tmtorisru~rl1ibletortplu11nrpl1nt•1ltriillorr~1tt~*~J•Hilc..lrlltlhl c-ipif"•~lolnwtlb■ft1&YUtl lht(1rtllot,,tccwnpl1lim ,\8,l D~lro11 the spedli<1IIM~m1y rtqlirttdtnsionol lht W1rr1nlyPttiodn dettrm'i'ltdby lh1L1ndm~Archiltd, l\lllNSTAlU!tlilAIIJS(APfONSTRIJCTUfU I Vtrilr thn drlin;igtaOOpnlKtic~ ~ltrilt is cca,:,ldtlJfflldtd Ind ~c~I~ hlon l~ll'fl9"°"" Cd.cl lllMfscll)t Archittd fo, lnslru,:lions If nd inpl.c1 .2 (oor6iul, 11or~ with tll'lslradlon ol phnlm incl pl,nltr dr;rin19t. 21 Vtrifylhatpl1n!trdriirl11,.i,pl1t11ndposiliv1dnin1gtloroofdrllnsl,prtstntpriorlop\1cinganydrlinrockorsoil 3 Pmid, tlun Ollt 11 Ill lN'~•lllli drHI loutlons, U1e 3Um■ ■i'i dil PVC P4"' !~ltd llllb dr1in rrd unltn !ptcilir: dra.iiig 61:IH shown. 4 hsl~I driinroc~ uffllr ,~ l srn.n ~th •• (· IKlall)w llltrnalt s.'lttl <hinil lpttifitlf h!taU i'lttl c,mu llff lllt'I.Jfl'tl•tr's ncor.i&ltll,S,lions .5 Com driiil roc~ lor 1lternJle 5hffl driii if specilitd on dr•wing ddlilsl wilh l~ttr h~ l1pt>ing 6" llSOmlll 11 ii\ tdgn Obt1in rpprml ol dr1il1se 5J5lt111 prior to pl:icing s,ov"9 medi~111 .l Plmg,Olli,,jflltOOlllu~llls~i'i§f(lionlS!b.ntlor•lrioo/1wrl.ctlrnl■ff,ls. ll1l«-loOn•ingdd1Jslorl#rf'91111tif,hlfilltrrite:.oirltdto~ltr9'J:it UstSl7rolo•blocL onr drili~rocl ,....,.lo?1"01idt51100lhsudiKe tr111silioo It 16gu. 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