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ADP 2018-02-21 agenda.pdf
/aa 1. CALL TO ORDER 2. AGENDA APPROVAL City of Maple Ridge ADVISORY DESIGN PANEL AGENDA Wednesday, February 21, 2018, 4:00 pm Blaney Room, Maple Ridge City Hall 3. MINUTE ADOPTION -January 17, 2018 4. PROJECTS 4.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 4.2 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 5. NEW & UNFINISHED BUSINESS 6. CORRESPONDENCE 7. ADJOURNMENT 4:15 PM 2016-202-DP Wayne Bissky Wayne Steven Bissky Architecture and Urban Design Inc. Greenway Landscape Architecture OCP and Rezoning to facilitate a mixed use residential approximately 148 units and commercial development including a banquet facility. 20542 and 20556 Dewdney Trunk Road Wendy Cooper 2017-377-DP Geoff Lawlor Architects Geoff Lawlor Jenny Liu, JHL Design 11 unit townhouse development 23415 Cross Road Chee Chan 5:30 PM 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, January 17, 2018 at 4:00 pm. PANEL MEMBERS PRESENT Steven Bartok Stephen Heller Craig Mitchell Shida Neshat-Behzadi Shan Tennyson STAFF MEMBERS PRESENT Adrian Kopystynski Amanda Allen Architect Landscape Architect Architect Architect Landscape Architect Staff Liaison Committee Clerk 1. CALL TO ORDER & INTRODUCTION The Staff Liaison called the meeting to order at 4:07 pm. Round table introduction of Panel members and City staff. Note: Shan Tennyson joined the meeting at 4:12 pm 2. ORIENTATION The Staff Liaison provided members with an Orientation Manual and gave a brief orientation of the Advisory Design Panel Bylaw, the mandate of Panel, the conduct and procedures of meetings, and reviewed the Advisory Design Panel submission forms completed by applicants. 3. 2018 CHAIR AND VICE-CHAIR ELECTIONS The Staff Liaison opened the floor to nominations for a Chair; R/2018-01 It was moved and seconded That Craig Mitchell be elected Chair of the Advisory Design Panel for 2018 The Staff Liaison opened the floor to nominations for a Vice Chair. R/2018-02 It was moved and seconded That Shan Tennyson be elected Vice Chair of the Advisory Design Panel for 2018 CARRIED CARRIED 3. Advisory Design Panel Agenda January 17, 2018 Page 2 of 4 4. AGENDA APPROVAL R/2018-03 It was moved and seconded That the agenda for the January 17, 2018 Advisory Design Panel be approved. CARRIED 5. MINUTE ADOPTION R/2018-04 It was moved and seconded That the minutes of the Advisory Design Panel meeting dated November 15, 2017 be adopted as circulated. CARRIED 6. PROJECTS R/2018-05 6.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 2015-318-DP Wayne Stephen Bissky Architecture Wayne Bissky Paul Whitehead 150 unit apartment building 11650 & 11656 224 Street Diana Hall The Staff Liaison provided an overview of the proposed project. The project team made a presentation of the project plans. The proposal includes five townhouses, 77 one bedroom units and 48 two bedroom units. The project team outlined the two parking levels, the firebreaks, the rooftop amenities on the apartment building, and the landscape opportunities on the site. It was moved and seconded That File No. 2015-318-DP be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Consider adding a trellis feature at the entrances to public pathway; 2. Consider adding bench at north west and south west corner of 2m path; 3. Continue the paving material of the 2m pathway eastward through to the public sidewalks on Fraser Street at both the North and South sides; 4. Consider replacing the concrete with unit pavers in the perimeter walkway if acceptable by the Fire Department; 5. Consider a decorative paving treatment at the lower and upper parking accesses. Architectural Comments: 1. Extend and distinguish the public sidewalk through the driveway to municipal sidewalk on Fraser Street; 2. Review the requirements for guardrails on the retaining walls and add as required; _J Advisory Design Panel Agenda January 17, 2018 Page 3 of 4 R/2018-06 3. Emphasize the main entrance to the building with both hard and soft landscaping materials -Consider enhancing the stairway entrance as a secondary entrance; provide wayfinding to direct pedestrians to building entrance from top of stairs; 4. Follow the municipal guidelines for the recycling component of the building and consider expanding the component and locate on both P1 & P2; 5. Add windows to bedrooms (Corner units) on 6th floor; 6. Emphasize the continuity of the red colour accent throughout the courtyard's guardrail having some form of architectural, landscape or decorative elements; 7. Provide lighting along perimeter path (either as bollards or on the building) to improve visibility and improve CPTED concerns; 8. Integrate storm water management into the landscaping plans as appropriate; 9. Consider possibility of registering a public easement between 224th to Fraser Street for continuous public walkway along the south side of this and the future project to the West. 6.2 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: 2017-385-DP Wayne Stephen Bissky Architecture Wayne Bissky Paul Whitehead Mixed use affordable rental housing and office space 11907 228 Street Diana Hall CARRIED The Staff Liaison provided an overview of the proposed project. The project team made a presentation of the project plans. MRPM Community Services is a non-profit organization operating in the community for many years and are developing the property to build a permanent structure to suit their needs. MRPM Community Services plan to occupy first floor and part of second floor with BC Housing/social housing to use remaining space. 94 residential units in a six storey wood frame building. It was moved and seconded The following concerns regarding File No. 2017-385-DP 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. Consider making planter boxes with seating edges on second floor balconies; 2. Consider combining outdoor space for clubhouse amenity space with the outdoor play area and adding more planting, possibly remove some parking spaces to accommodate this; 3. Consider adding upper level community garden boxes and seating; 4. Provide bollards or raised planting to separate the main parking area off 119 Avenue from the parking stalls off the lane to reduce potential conflicts with vehicles and pedestrians; Architectural Comments: 1. Given the location of the building at a prominent intersection, and the importance of the facility in the community, the facility needs to present an improved architectural expression; Advisory Design Panel Agenda January 17, 2018 Page 4 of 4 R/2018-07 2. Re-evaluate the materials and building composition, including the hierarchy of materials, reduce the amount of materials, articulation and transition of different materials, demarcate the different entrances to the programs/uses, etc; 3. In conjunction with #2, achieve a more balanced colour palate; 4. Integrate storm water management into the landscaping plans as appropriate. 6.3 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File m~rnager: CARRIED 2O17-5OO-DP Falcon Village Joint Venture Wes Friesen M2 Landscape Architecture 48 residential units and 1,015m2 of commercial space 11865 227 Street Wendy Cooper 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 That File No. 2017-500-DP be supported as presented and the applicant proceed to Council for approval. Note: Shan Tennyson left the meeting at 7:58pm 7. NEW & UNFINISHED BUSINESS -Nil 8. CORRESPONDENCE -Nil 9. ADJOURNMENT -7:59 pm. C. Mitchell, Chair /aa CARRIED City of Maple Ridge TO: Advisory Design Panel MEETING DATE: February 21, 2018 FILE NO: 2016-202-DP SUBJECT: 20556 and 20542 Dewdeny Trunk Road PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties to permit the construction of two commercial buildings including a banquet hall along Dewdney Trunk Road, plus a mixed use development south of 119th Avenue which will include four buildings with commercial space on the main floor and 294 residential units above. Of these 294 residential units 146 units will be for sale and 148 units will be purpose built rental units. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on February 28, 2017. This rezoning application is accompanied by an Official Community Plan (OCP) amendment to change the designation on portions of the subject properties from Institutional to Commercial. This site is zoned RS-1 (One Family ·ur_ban Residential and P-4a (Place of Worship Institutional and Educational) is subject to being re-zoned to C-2 (Community Commercial) zoning with a site specific text amendment that the second stor~y can be greater than 50% in area of the first storey and that. buiding heights or strucutures shall not exceed 22m for that portion of Lot 1 District Lot ·222 Group NWD Plan SCP 1643 (20556 Dewdney Trunk Road) that is located south of 119th Avenue. In order to facilitate the proposed rezoning the site is being redesignated from Institutional to Commercial to accommodate the proposal. The development permit application made to the City is subject to Section 8.5 Commercial Development Permit. BACKGROUND: Applicant: Legal Description: OCP: Zoning: Existing: . Proposed: Existing: Proposed: Bissky Architecture and Urban Design lnc.;Wayne Bissky Lot 1, D.L. 222, Plan BCP1643 and Lot 1, D.L. 222, Plan BCP17822 Commercial, Institutional Commercial RS-1 (One Family Urban Residential), P-4a (Place of Worship Institutional and Educational) C-2 (Community Commercial) with a site specific text amendment that the second storey can be greater than 50% in area of the first storey and that buiding heights or strucutures shall not exceed 22m for that portion of Lot 1 District Lot 222 Group NWD Plan BCP 1643 (20556 Dewdn ey Trunk Road) that is located south of 119th Avenue. Page 1of 5 4.1 Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone; Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Properties: Proposed Use of Property: Site Area: Access: Servicing: DEVELOPMENT PERMIT AREA: Vacant Vacant land RS-1 (One Family Residential) Urban Residential Nursery CS-1 (Service Commercial) Commercial Single Family Home RS-1 (One Family.Urban Residential) Commercial • Maple Ridge Community Church P-4a (Place of Worship and Educational District) and CS-1 Service Commercial) Institutional 20545 Dewdney Trunk Road (Commercial Building with a Banquet Hall and mixed use office/retail buildings); 20556 Dewdney Trunk Road (mixed use commercial/retail). 1.45 Ha (3.59 acres) o'ewdney Trunk Road and 119th Avenue Urban 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 8.5 Commercial Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. The project will harmonize with the adjacent neighbours and is deigned to be neighbourly. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. All parking is underground or in . central courtyards. Streetscapes at grade along public streets are animated with entries and commercial uses. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. The site provides excellent transportation circulation. Page 2 of 5 . ' 4. Respect the need for private areas in mixed use development and adjacent residential areas. Planting provided around the perimeter to buffer and compliment adjacent neighbours and uses. 5. The form and treatment of new building should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. This is a new urban developm~nt is designed to fit in with the commercial intensive context and reflect the liveliness and density projected in our OCP. 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. Pu\NNING COMMENTS: 1. Proposal: The proposed development is situated south of Dewdney Trunk Road and north of the existing Triple Tree Nurseryland. The development site is made up of two lots, one of the lots is divided by 119th Avenue. The layout of the proposed development consists of two development sites. Site A, is located between Dewdney Trunk Road and 118th Avenue with two proposed buildings. One building being a 3,069.9 , m2 (33,044 ft2) banquet hall with commercial on the ground floor. The second building being 2,903.6 m2 (31,254 ft2) of commercial space. The access for Site A is proposed off of Dewdney Trunk Road, this access to date has not been accepted by the City. The second access is prop·osed off of 119 Avenue. Between the two buildings will be a parking area and an entrance area into the banquet hall. The building materials will be a mixture of Brick and HardiePanel Smooth; Exposed Concrete; and use of Metal for windows and railing. The proposal includes a prefinished Green Wall screen and Public Art which is in the form of a painted mural on the south side of the Banquet Hall. The colours will include beige; white; brown; red; yellow and grey. On the north side of the banquet hall extensive use of glazing has been incorporated. The perimeter of site will include trees and shrubs. There is no landscaping proposed along the frontage of the Banquet Hall adjacent to Dewdney Trunk Road. Site B will consist of 4 multi-family residential buildings. The ground floor of the buildings will be commercial and the remainder 5 storeys will be multi-family residential. The exterior of the buildings will be a mixture of materials including Brick and HardiePanel Smooth; Exposed Concrete; and use of Metal for windows and railing. The colours will include beige; white; brown; red; yellow and grey. The perimeter of the site will be landscaped with planter boxes and a mixture of trees. The interior of the site will include a plaza and a preschool play structure. Page3 of 5 2. Context: The proposed development is located at the west end of Dewdney Trunk Road adjacent to a well-established commercial node. Across Dewdney Trunk Road from the site are single family residential homes as well as, Fairview Elementary School and Maple Ridge Christian School. The site is well serviced by BC Transit. 3. OCP and Zoning Complia nce: The subject site is being redesignated to Commercial to accommodate the proposed land use. The subject site is proposed to be zoned C-2 with site specific text amendments for height; setbacks and lot geometry. The Development Data Sheet (Appendix F) analysis the compliance of the project wi~h. the applicable zone regulations. 4. Parl<i ng and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) Site A Parking Stall Required Parking Stalls Provided 251 242 Handicapped 8 8 Va riance 9 Stalls .. Site B Parking Stalls Required Parking Stalls Provided Commercial 71 • 70 Visitor 59 59 Residents 294 297 . Handicapped 8 8 There is a bicycle storage proposed within the underground parking for the residential buildings on Site 8. 5. Environmental. Sustainability & Stormwater Management: The proposed development will consist of several buildings with underground parking that take up most of the property, increasing the percentage of impervious area within the lot. An onsite storm water management plan will need to be implemented for the control of all rainfall events in consideration of the entire watershed and the three tiered principles. For small rainfall events that are less than half of the Mean Annual Rainfall (Tier A) roof leaders will collect runoff from rooftops and direct the flow to the nearest rain garden feature and the roof deck is to be graded to the on grade or raised planting beds with 450mm topsoil depth. The rain gardens will infiltrate as much as possible and the planting beds will allow for bio- retention and bio-filtration. As a preliminary exercise for Tier B we suggest collecting all flow and directing it through an underground detention system, detaining 50% of the mean annual rainfall and discharging to the 2 year forested flow rate (the calculation sheet below shows a preliminary requiretf detention volume of 136m3 for 20556 Dewdney Trunk Road and 83m3for 20542 119 Avenue), and finally through an oil grit separator for water quality. Page 4 of 5 For extreme storm events (Tier C) the site will be graded in such a way that the 1:100 year flow route is directed away from the building and towards the existing 100 year flow route along Lougheed Highway and Dewdney Trunk Road, and to its final outlet "McKenney Creek". 6. Issues requiring comments f rom ADP: Site A proposed Public Art is in the form of a painted mural on the south side of the banquet hall. The entrance to the Banquet Hall is located on a high visibility area of the City. How can additional Public Art be incorporated to enhance the highly visible area. Site B has a central courtyard that could facilitate a Public Art feature. What type and location of Public Art could be incorporate to enhance the overall experience in this area. The banquet hall fronts onto Dewdney Trunk Road and creates a long corridor with no relief for the pedestrian having to walk between Dewdney Trunk Road and the banquet hall. 7. Garbage/Recycling: The garage bins are proposed within the underground parking and identified as service. 8. Works along abutting roads: At this juncture of the review of the development the works and services have not been confirmed. CONCLUSION: The· project is in general compliance with the Development Permit guidelines. The intergradation of Public Art into Site B perhaps in the Plaza could be comments on. Site A banquet hall is adjacent to the sidewalk adjacent to Dewdney Trunk Road, comments on how to create a buffer space for the pedestrians that use the sidewalk and the traffic along Dewdney Trunk Road. The Planning Department r.equests that the Advisory Design Panel provide comments on the development proposal. The following appendices are attached hereto: Ap pendix A Su bject map 7 sets submitted by the Architect: Appendix B Explanatory letter from Architect (and Lan dscape 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 Quldelines Checklist Appendix F Arch itectural and Landscaping Plans Page 5 of 5 ) Scale: 1 :2,500 C 0 'ijj Cf) 20542/56 DEWDNEY TRUNK ROAD ~1--------~~~~~------, .,__ PLANNING DEPARTMENT j 1/~- FILE: 2016-202-VP DATE: Jan 12, 2018 mapleridge.ca BY:PC NELLAVE. I'))> I 12080 12087 12113 12110 12083 12079 120BAVE. 1 12091 1 12070 12045 1 12074 12D35 12073 1 12038 12065 12025 12020 1Z026 ,............, 12068 12015 12010 12031 12012 1 ~ 0, 12058 DEWDNEYTRUNK ROAD <o SUBJECT PROPERTIES I 1 ~ ,-, 12040 ~-------------.J,.....--------------- 119AVE. r---__ ~ I ----------.L~.:.__ --- N Scale: 1 :2,500 12019 ~ .---1 f-' (j) CD ~ ., Ill 12013 ~~ <o ill 0 "' 1 12030 12010 :;i 0 "' DEWDNEYTRUNK ROAD 119AVE,~ r--- ~ <o ~ ---~ 20542/56 DEWDNEY TRUNK ROAD PLANNING DEPARTMENT 1 -~1.1ra1■ FILE: 2016-202-VP DATE: Jan 12, 2018 mapleridge.ca BY: PC 3!SS/V ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. 2 Q 4 • 1 .! 3 1 0 !. C U r~ H E E O H I G H WA Y M A I' l E R I O G E B C \/ -' .'( 2 T-!-P f-1 6 0 ~ --I 6 7 -8 ] 0 0 ;= A X ,; G -1 • -1 6 ; -P, .1 O 5 Chuck Goddard City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Friday, January 26, 2018 Covering letter for Advisory Design Panel Application for: Project No.: City Ref No.: Civic: Legal: 1612 2016-202-RZ 20556 and 20542 DEWDNEYTRUNI< RD Lot 1, D.L. 222, Plan BCP1 643 and Lot 1, D. L. 222, Plan BCPL7 A22 Dear Wendy & Chuck; APPENDIX B We are requesting city council to rezone these properties from RS-1 & P-4a & to C2 Community Commercial and ''either a modified C-2 zone or possibly a new CD zone may apply" to permit two commercial buildings including a banquet hall along DTR, plus a mixed use development south of 119th to include four buildings with commercial space on the main floor and 294 residential units above. Of this amount 146 ·units are for sale while 148 units will be for rent. Multiple housing in this location makes sense for many reasons. They include: 1 The location is in the exact centre of an already well-established commercial node stretching from 203rd to 207th. There are also many services and amenities across Lougheed which future residents will enjoy. Its centred well between Dewdney and Lougheed Highway and buffered with commer- cial. So often when we propose multi-family, especially with an associated OCP Amendment, there are adjacent single family neighbours that are upset for various reasons. We will have none of that here. • 2 It's close to transit on both of these roads. 3 Its on the highly desirable west side of town, cutting commuter time by 15 or more minutes one way as compared to someone living in the Albion area. (source: Google maps) 4 Google maps also tells me that children living in these apartments would have a mere 6 minute walk to Fairview Elementary School whose current enrolment is at 65% utilization, with a very small increase projected to 2023 (http://facilitiesreview.sd42.ca/fairview-elementary.0. Fairview school can handle !Lltaggering 1.51 more students before it reaches 100% capacity. Older kids could attend Westview Secondary which is a 15 minute walk and has a 63% utilization. It can handle an additional 492 students . Yet they are projecting a drop in enrolment over the next decade. (http://faciljtiesreview.sd42.ca/westview-secondary/l Since our OCP was adopted and modified, the u'nforeseen squeeze on family housing costs has pushed many out of.townhouse ownershin, while single family homes for them might as well be located on Mars. So, some larger, family type l' it-would make very good sense here. But we need significant numbers in order for it to be viable. Sincerely yours, Wayne Bissky, BA, C.E , Ou1 P11.1if:'ct I h Covenng Letlt>r 1ADP Applir.1tion1 I ul l !~ MAPLE RIDGE mapleridge.ca Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 1 of 1 APPEND!XC Advisory Design Panel Subm ission Request Form The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for submission deadline da~es 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 Wayne Bissky, Architect AIBC File number Address of site 2016-202-RZ 20556 & 20542 DEWDNEYTRUNK RD Current Zone RS-1 Proposed Zone C-2 (Community Commercial) Seeking to appear before the ADP on this date February 21, 2018 Architect Information: Submissio~ will be presented to ADP by: Architect Wayne Bissky, Architect AIBC Landscape Architect Paul Whitehead BCSLA Other Professional (State Name & Role) None ----------------- 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 -al/ schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceed ing 470 m2 1612 Re: 20542 & 20556 Dewdney Trunk Road r--- 1 ~ 1-~ ----.. ma pleridge.ca DEVELOPMENT DATA SHEET 2016-202-RZ APPENDIX D Thursday, January 25, Existing /Proposed-zone _R_S_-_1 _/_C_-2 _____ Date Prepared ______ 2018 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in sq uare metres) Gross Total 186 m2 5535.5 & 9026.1 m2 (complies) Less Road/ Truncations Dedicated 0 Om2 Less Park/ Open Space Dedicated 0 0 m2 Net Total 186 m2 0535.5 & 9026.1 m2 (complies) LOT COVERAGE (in % of net lot area) Buildings & Structures 70% 68% (complies) Paved & Hard Surfaced Areas NIA N/A Landscaping N/A N/A Total Site Coverage 70% 68% (complies) SETBACKS ( in metres) Front 3.0m O m both sites (variance requeste d) Rear 6.0m 1.5m & O m (variance reauested Side #1 (N,S,E, or W) Om 0 m (complies) Side #2 (N,S,E, or W) Om 0 m (complies) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal /7.Sm 13.5m & 22m (variance requested Accessory . 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 SITEA= o m2 23,241.5 m2 (complies Retail Commercial NA SI T EA= 5,973.5 SITE B = 278.9 n 2 Office Commercial NA SITE A= 5,973.5 in Total Other Commercial (Ty pe ) NA o m2 Institutional NA 0 m2 Industrial NA 0 m2 TOTAL GROSS FLOOR AREA NA 29,493.9 m2 * If the development site consists of more than one lot, lot dimensions pertain to the entire site. 1612 Re: 20542 & 20556 Dewdney Trunk Road 201 6-202-RZ Required Development Data M inimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) NA 327 upa # of units/ha (net} NA 327 upa Gross Floor Area NA Site B = 23,241 .5m2 Floor Space Ratio (net) 2.3 FSR 2.228 FSR (compl ies) AMENITY SPACE (area in square met res) Common Activity Area 1 m2 / Unit 0 m2 (Used in open space) Useable Operi Space 20% of lot 20% of lot (compliant) PARKING (number of spaces) Residential and Multi-Residential Uses Site A= 251 Site B= 424 -Site A =242 /varianr.e rea'd Multi-Residential Town Centre (Bach Units) stalls (See plans) Site B = 4~6 stalls (complies) Multi-Residential Town Centre (1 Bdr Units) see plans 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 5 5 (compliant) Number of spaces for visitors (See plans) 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($) 2 2 BICYCLE PARKING (number of spaces) Short Term Bi cycle Parking 0 (outside Town Centre) see plans Long Term Bicycle Parking ~ (outside Town Centre) I see plans OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site jNo I Tree Survey/Assessment Provided I No Watercourse/Steep Slo pes I No I Covena nts, 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 v&~ 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 Developm ent Appl ication. 1. 2. 3. 4. 5. MAPLE RIDGE Brillsh Columbia mapleridge.ca Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 1 of 12 Friday, January 26, 2018 APPENDIX E Co mmercial Development Permit Area Guidelines Cheddist Pursuant with Section 8.5 of the-Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.5.1 Key Guideline Concepts Describe how this project and the design complies . Avoid conflicts with adjacent uses The project will harmonize with the adjacent neighbours and is through sound attenuation, appropriate designed to be neighbourly. lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Encourage a pedestrian scale through All parking is underground or in central courtyards . Streetscapes providing outdoor amenities, minimizing at grade along public streets are animated with entries na d the visual impact of parking areas, commercial uses. creating landmarks and visual interest along street fronts. Promote sustainable development with The site provides excellent transportation circulation. multimodal transportation circulation, and low impact building design. Respect the need for private areas in Planting provided around the perimeter to buffer and compliment mixed use development and adjacent adjacent neighbours and uses. residential areas. The form and treatment of new buildings This is a new urban development is designed to fit in with the should reflect the desired character and commercial intensive context and reflect the liveliness and density pattern of development in the area by projected in our OCP. incorporating appropriate architectural styles, features, materials, proportions and building articulation. 1 Re: 1612 201 6-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 2 of 12 Friday, January 26, 2018 Guideline 8.5.2 A Building Design, Massing and Siting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. The form and treatment of new Contemporary and varied architectural expression is being buildings should reflect the desired proposed although simple and clean, reinforcing the urban edge character and pattern of development in and not drawing specific attention to an individual building but the area by incorporating appropriate contributing to the streetscape and urban space created but the architectural styles, roof forms, facade building placement and context. modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. 2. Exterior finishes should be wood, brick, Materials proposed are hardi-board , masonry, metal and glazing natural stone or other materials of warm for a contemporary commercial expression. appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small The buildings are central to the sites and respect the context while scale buildings such as houses should be introducing much need multi-family homes in an area where they • designed to provide visual interest whilst are much needed will function well. protecting the privacy and livability of both properties. 4. Significant corners should be givEn Not applicable to this site as the building fronts no corners. added emphasis with vertical architectural features and roofscape features. At intersections, the definition of corners should be reinforced by buildings that front on both streets. 5. Development should be sited to have This buildings front the main public streets, encouraging the building frontage on the main street pedestrian activity and clear vehicular access points. alignment. 6. Projects located on slopes should be Not applicable to this site. developed in a manner which creates a step in perceived height, bulk and scale between developments. 7. Design and construction of buildings Acknowledged. should account for maximum sound attenuation between commercial and adjacent residential uses. To ensure that noise generated on the site is addressed in the most appropriate manner, Council may request that a noise attenuation study be prepared. 2 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space. 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 3 of 12 Friday, January 26, 2018 Overhangs on the walkways on the southern site provide protection form the elements and create a human scale. Along the main streets a glass and steel canopy provides the same along 119th and DTR. Not applicable to this site. 10. Developments are encouraged to Acknowledged redirect water from rooftop. runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 11. Buildings should be designed and located Acknowledged on a site to: a) preserve and incorporate natural features or views; b) ensure proper orientation and relationship to adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d) accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not.complied with or why it is inapplicable. 1. The design of a roof, placement of The mechanical units will be screened on the rooftop away from mechanical units and satellite dishes, view. etc. should take into account views of the roof from adjacent buildings. 3 Guideline 8.5.2 B (Continued) Re:1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 4 of 12 Friday, January 26, 2018 2. Service areas should have differentiated Service areas are located away from pedestrians. access to minimize visual impact as well as conflicts with pedestrians. 3. Refuse receptacles must be located Refuse is located in the underground parking and outside away indoors or within service areas out of from the main focal points of the buildings. view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and anima I-resistant. 4. Mechanical equipment, drive-thro~&h Not Applicable. uses, service or car wash bays, restrooms, vending machines, unenclosed storage, and public telephones should be oriented on the site to face away from adjacent residential developm~nt. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Street Front Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Particular attention should be made to The front facade is clean articulated and professional looking with the image presented to the streetfront. pedestrian walkways well defined and welcoming. 2. New development should emphasize the A well balanced and proportioned facades have been designed. street frontages by incorporating differentiated front, side and rear oriented facades. Facades should incorporate vertical and horizontal relief in a well-proportioned rhythm appropriate to the intended scale of development. 3. Buildings with over 15 metres of street A good combination of both vertical and horizontal elements are frontage should break the horizontal proposed. mass of the building with vertical elements in a rhythmic pattern. 4. Streetfront landscaping will incorporate Street trees are provided. street trees for definition of site boundaries and enhancement of public space. 4 Guideline 8.5.2 C (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 5 of 12 Friday, January 26, 2018 5. Vehicle access on a street frontage Vehicle access provided from the front street. should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. Guideline 8.5.2 D Signage and Lighting 1. Signage should be integrated with the design of a building, preferably at ground level only, and its size and design should complement the scale and architectural detail of the building. 2_ High intensity illumination directed at adjoining properties should be avo_id_ed. Commercial signage and high intensity illumination adjacent to residential uses should be minimized in order to prptect residential amenity. 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. Clean, clear signage is shown on the main level of all commercial exposures to the public realm. No high intensity illumination is provided. Soffit lighting and downward lighting is proposed throughout. 3. Lighting and signage should be designed No direct source of light visible from the public areas. so as to have no direct source of light visible from the public right-of-way. 4. All signage must conform to the Maple Confirmed. Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter should take precedent 5_ In multiple-tenant commercial or mixed-Confirmed_ use buildings, signs should be designed to present a unified appeara_nce. Signage space should be provided for upper storey tenancies. 5 Guideline 8.5.2 E Vehicle Access, Parking, and Circulation 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. 2. Parking and storage areas should be appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing should be located underground or to the rear of buildings to minimize the impact on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 4. Existing lanes should be used for vehicle access, loading and servicing. Upgrading of lanes in terms of attractive treatment and screening of parking access and loading and service areas is encouraged. Re:1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 6 of 12 Friday, January 26, 2018 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 project complies. Parking and storage are screened Underground parking is proposed for the majority of the parking with some surface parking in the interior courtyards is also provided. No lanes exist in this proposal. 5. Vehicle access should be located to the Vehicle access surround the buildings and are clearly articulated. side of the building away from the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 6. Lanes, and driveways should conform to Confirmed. the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 6 Guideline 8.5.2 E (Continued} .. Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 7. Shared vehicle access between adjoining Not applicable. 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. 7 of 12 Friday, January 26, 2018 8. Minimize the amount of asphalt surfaces Parking surface is entirely of pavers and interior to both sites. in parking areas by integrating a variety of paving materials such as concrete, decorative pavers or by using alternate surface treatments. 9. Above ground parking structures should Confirmed This proposal complies. not front public streets at grade. Non- parking uses or special fa<;ade treatments must be provided .;ilong street frontages to enhance the building's appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the fa<;ad e. 10. Parking control equipment, such as This proposal complies. ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gate and the street edge to accommodate cars waiting to merge into traffic. 11. Rooftop parking structures should This proposal complies. include design elements, including landscaping, to reduce the visual impact from the street and surrounding uses. 7 Guideline 8.5.2 F Pedestrian and !Bicycle Access 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted glazing, concentration -of signage at ground level, attractive landscaping and well defined pedestrian crossings for driveways and road ways. 2. A well defined pedestrian access to the commercial use will be provided from the public sidewalk. Design will ensure that pedestrian use is given precedence over vehicular use. Where possible, at least one pedestrian connection should be provided through the main block of buildings. Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 8 of 12 Friday, January 26, 2018 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. Done. The pedestrian experience along both 11 9th and DTR will be greatly enhanced. I walk this area fairly consistently now and am aware of the rather bleak experience. Done. See plans and concept perspectives demonstrating the compliance. 3. Facilities for cyclists should considered for all developments. be Done. This is provided throughout the site and inside the parking areas. Guideline 8.5.2 G Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1-Landscaping should be supplemented to This project complies. See plans. identify and define public space, to present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be Not applicable. adequately protected by significant landscaping or the provision of screening or both. 3. Street trees will be a required Street trees are provided. • component of all new development for definition of site boundaries and enhancement of public space. Simplicity in landscaping materials is desirable and should be encouraged for screening purposes. Deciduous tree species should be considered in landscape plantings to permit light penetration in winter. Mature vegetation should be retained where possible. 8 Guideline 8.5.2 G (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 9 of 12 Friday, January 26, 2018 4. Aesthetic values along frontages and on-Done Generous landscape buffering around the development is site ought to be enhanced by significant provided. landscaping on all property lines and around buildings. Street trees should be used to provide the landscaping variety that would soften the character and scale of the area. 5. Landscape planting and screening should Done The vignettes and movies submitted demonstrate this well. be used to create interesting views and focal points into and out of the site for pedestrians, passing drivers and building tenants on the site or adjacent to it. 6. Open space should be usable, attractive Not applicable There are many and generous public spaces an~ well-integrated with the desig11 of provided throughout the plans. the building. Open space, in many cases, will be achieved · with cou"t;tyards; , recessed balconies, terraced balconies, roof top gardens, and atria. 7. Landscaping should reinforce design Our proposed landscaping is much more extensive than on continuity with neighbouring properties existing developments. and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 8. Landscaping should define the purpose Done. and emphasize the desired character and function of public and private space. All private and semi-private open space should be clearly defined as such and should be controllable by those meant to benefit and be responsible for it, thus encouraging use, pride and safety. 9. Distinguish public and semi-p_ublic Done. spaces from private spaces. Design symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. 9 I Guideline 8.5.2 H Crime Prevention through Environmental Design (CPTED) 1. Developments should be designed to max1m1ze opportunities for natural surveillance allowing people to easily view what is happening around them during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities. "3. Design the interior spaces and exits from any underground and above ground parking structures for maximum visibility within the parking area. Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking structures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design 1. All non-vehicular routes be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/ scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 10 of 12 Friday, January 26, 2018 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. Done Done Done Done 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. Done 10 Guideline 8.5.2 I (Continued) Re: i612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEYTRUNK RD 2. locate parking spaces allocated for Done see main floor parking plans. people with disabilities as close as possible to the main entrance to a building. 3. Building entries should be: Done a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; and . -. c) provided with weather protection, exterior lighting, and power-assisted door openers. 11 of 12 Friday, January 26, 2018 Guideline 8.5.2 J Bicycle Storage and Parking Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Provide short term bicycle parking Done see plans facilities, such as bicycle racks, at grade close to building entrances. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft- resistant material, securely anchored to the floor or grounds. 2. Provide long term bicycle parking Not applicable. facilities in secure storage areas within buildings. Bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. In mixed-use buildings, bicycle storage facilities for residents are t o be separate from those for the comm~rcial uses. 3. Large-scale developments are Not applicable. encouraged to provide end-of-trip facilities, such as showers and lockers, within the development for the convenience of employees. 11 Re: 1612 2016-202-RZ 20556 DEWDNEYTRUNK RD and 20542 DEWDNEY TRUNK RD Project Information To be completed by the Architect on record for this project: File Number 2016-202-RZ Date prepared: Thursday, January 25, 2018 Architect Wayne Bissky, MAIBC Print Name 12 12 of 12 Friday, January 26, 2018 [~Ill■ mapleridgeaca Advisory Design Panel Re: 1612 2016-202-RZ 20542 & 20556 Dewdney Trunk Road M inimum 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 infor~ation 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 Pane l 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 t he deadline stated in the me eting schedule. The Architect making the submission must insure it is a complete submission and includes all informat ion 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 res ubm ission to another meeting. Printed Submission Package: A complete submission package is to include sever:i (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 t ogether, and 3-hole punched. Documents, checklists, etc. are to be 8 ½" by 11" format and arch itectural plans, landscaping plans, re ndering and other graphic information is to be in ·colour and in 11" by 17" format. You r submission package is to include the followihg materials: Included e ADP Form: An ADP Submission Form is to be co mpleted and signed by the Arch itect. 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 and tree retention are to be described for every project, and any other applicable matters su ch as Green Building Techn iques, public art and principles of sustainability ihcorporated into t he 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, lndustria°/, etc.) or by commu nity 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 t he note "Refer to plans" is preferred by the ADP. Included • Supporting M aterials: 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 t o 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 • Ston:nwater / Rainwater Management Strategy: A brief description and rationale of how each of the 3 tiers associated with on-site stormwater management requirements will be achieved. This must be accompanied by SMP and landscaping plans that have been coordinated between the Landscape Architect, Environmental Professionals, the Arborist, and the Civil Engineer of record. Emphasis for ADP purposes should be placed on Tier A requi rements and how the proponents intend to achieve pre-deve,lopment runoff rates and water quality requirements through on site bio- engineering and landscape designs. This must include consideration for oil/water separators, as well as infiltration, bio-filtration, and exfiltration treatments on site. Sta ndard Tier A solutions include consideration for topsoil amendments, bio-swales & raingardens, use of street tree bio-filtration units, t ree retention or rep.lacement schemes, and/or other types of landscape treatments. Topsoil am endments and bio-flltration methods are permitted in the Escarpment Area, provided runoff from t he sit e is ultimately captured and deposited into storm sewers. Drainage patterns, and landscape/planting design details should be included on the plans where possible. Detailed Tier NIA: No trees calculations are not necessary. on site • Tree Retention anci Replacement Strategy: Provide a brief description and plan of which permit sized trees or significant sized trees are being retained on site and/or where replacement trees are being proposed on site where tree canopy cover targets have not been achieved. Ensure adequate space is provided on sites to protect critica l root zones for trees on neighboring properties and for proposed permit/significant trees being retained. Integration of this information with stormwater management plans and landscape plans is required. 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. 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 0 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. Their combined 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: The combined presentation by the Architect, Landscaping Architect and other professionals of record is limited to 10 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. An email with the recommendations will be mailed shortly after the meeting by your File Manager. • • 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. ADP motions are summarised in staff reports when Development Permits are considered for issuance by Council. Your File Manager will require you to submit an explanation of how the recommendations of the ADP were satisfied in the final plans, to be included in the report to Council for issuance of the development permit for the project. Follow-up after ADP Meetings In cases where comments and suggestions are to be incorporated into design proposals, the ADP may choose: I • 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. 2017/12/20) MapleRldge\Pianning\01 Administration\0540 Council -Committees\01 General\ADP\General\Minimum Submission Requirements ~ MAPLE RIDGE British Co.umblil mapleridge.ca Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEYTRUNK RD 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 2016-202-RZ Name of Applicant File number Address of site 20556 & 205f2 DEWDNEY TRUNK RD Current Zone RS-1 Proposed Zone C-2 (Community Commercial) Seeking to appear before the ADP ~n this date February 21 , 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_on_e ______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 .,. ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. 2 0 4 -~ 2 J 2 0 !. 0 U C H E E O H I G H \111 A 'f fv~ A P L F. i~ f D C !: B C V ~ >( 2 T 4 ,-) H 6 l) .:+ --i G 7 -8 j O O F A X 6 O ~ • -~ 6 7 -1:1 : O l Chuck Goddard City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Friday, January 26, 2018 Covering Letter for Advisory Design Panel Application for: Project No.: 1612 2016-202-RZ City Ref No.: Civic: 20556 and 20542 DEWDNEY TRUNK RD . Legal: Lot 1, D.L. 222, Plan BCP1643 and Lot 1, D.L. 222, Plan BCPL7 A22 Dear Wendy & Chuck; We are requesting city council to rezone these properties from RS-1 & P-4a & to C2 Community Commercial and "either a modified C-2 zone or possibly a new CD zone may apply" to permit two commercial buildings including a banquet hall along DTR, plus a mixed use development south of 119th to include four buildings with commercial space on the main floor and 294 residential units above. Of this amount 146 ·units are for sale while 148 units will be for rent. Multiple housing in this location makes sense for many reasons. They include: The location is in the exact centre of an already well-established commercial node stretching from 203rd to 207th. There are also many services and amenities across Lougheed which future residents will enjoy. Its centred well between Dewdney and Lougheed Highway and buffered with commer- cial. So often when we propose multi-family, especially with an associated OCP Amendment, there are adjacent single family neighbours that are upset for various reasons. We will have none of that here. 2 It's close to transit on both of these roads. 3 Its on the highly desirable west side of town, cutting commuter time by 15 or more minutes one way as compared to someone living in the Albion area. (source: Google maps) 4 Google maps also tells me that children living in these apartments would have a mere 6 minute walk to Fairview Elementary School whose current enrolment is at 65% utilization , with a very small increase projected to 2023 (http://facilitiesreview.sd42.ca/fairview-elementary/l . Fairview school can handle a staggering 151 mor.e students before it reaches 100% capacity. Older kids could attend Westview Secondary which is a 15 minute walk and has a 63% utilization . It can handle an additional 492 students. Yet they are projecting a drop in enrolment over the next decade. (http://facjlitiesreview.sd42.ca/westview~secondary/l Since our OCP was adopted and modified, the unforeseen squeeze on family housing costs has pushed many out of townhouse ownershio, while single family homes for them might as well be located on Mars. So, some larger, family type 1• it-would make very good sense here. But we need significant numbers in order for it to be viable. Sincerely yours, Wayne Bissky, BA, C.E , Our Project I h C1)\'P.1 ing Lellr.>-1 1/\DP 1\pplic ,1tion1 I ol l j .. ~ MAPLE RIDGE Bnhsh Co.umb,a mapleridge.ca Re : 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 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 File number Address of site Wayne Bissky, Architect AIBC 2016-202-RZ 20556 & 20542 DEWDNEYTRUNK RD Current Zone RS-1 Proposed Zone C-2 (Community Commercial) Seeking to appear before the ADP on this date February 21 , 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 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2 P PPUCATJON COVERING LETTER ARCHITECTURE URBAN DESIGN PLANNING INTERIOR DESIGN INC. Chuck Goddard City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC V2X 6A9 Friday, January 26, 2018 Covering Letter for Advisory Design Panel Application for: Project No.: 1612 2016-202-RZ City Ref No.: Civic: 20556 and 20542 DEWDNEYTRUNK RD Legal: Lot 1, D.L. 222, Plan BC Pl 643 and Lot 1, D.L. 222, Plan BCPL7 A22 Dear Wendy & Chuck; We are requesting city council to rezone these properties from RS-1 & P-4a & to C2 Community Commercial and "either a modified C-2 zone or possibly a new CD zone may apply" to permit two commercial buildings including a banquet hall along DTR, plus a mixed use development south of 119th to include four buildings with commercial space on the main floor and 294 residential units above. Of this amount 146 units are for sale while 148 units will be for rent. Multiple housing in this location makes sense for many reasons . They include: The location is in the exact centre of an already well-established commercial node stretching from 203rd to 207th. There are also many services and amenities across Lougheed which future residents will enjoy. Its centred well between Dewdney and Lougheed Highway and buffered with commer- cial. So often when we propose multi-family, especially with an associated OCP Amendment, there are adjacent single family neighbours that are upset for various reasons. We will have none of that here. 2 It's close to transit on both of these roads . 3 Its on the highly desirable west side of town, cutting commuter time by 15 or more minutes one way as compared to someone living in the Albion area. (source: Google maps) 4 Google maps also tells me that children living in these apartments would have a mere 6 minute walk to Fairview Elementary School whose current enrolment is at 65% utilization , with a very small increase projected to 2023 (b.ttp://facilitiesreview.sd42.ca/fairview-e lementaryD. Fairview school can handle a staggering 151 more students before it reaches 100% capacity. Older kids could attend Westview Secondary which is a 15 minute walk and has a 63% utilization. It can handle an additional 492 students. Yet they are projecting a drop in enrolment over the next decade. (http://faci Ii tiesrevi ew.sd42 .ca/westvi ew-secondary/l Since our OCP was adopted and modified, the unforeseen squeeze on family housing costs has pushed many out of townhouse ownershio, while single family homes for them might as well be located on Mars. So, some larger, family type 1· 1t-would make very good sense here. But we need significant numbers in order for it to be viable. Sincerely yours, Wayne Bissky, BA, C.E , (;w Projc.,-( t I h I l!I i l<X--maple,idge.ca Advisory Design Panel Re: 1612 2016-202-RZ 20542 & 20556 Dewdney Trunk Road 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 Pa nel 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: Included • Included • Included • Included • Included • Included • N/A: No trees on site • ADP Form: An ADP Submission Form is to be completed and signed by the Architect. 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 and tree retention are 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. 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. 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. 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. Stormwater / Rainwater Management Strategy: A brief description and rationale of how each of the 3 tiers associated with on-site stormwater management requirements will be achieved. This must be accompanied by SMP and landscaping plans that have been coordinated between the Landscape Architect, Environmental Professionals, the Arborist, and the Civil Engineer of record. Emphasis for ADP purposes should be placed on Tier A requirements and how the proponents intend to achieve pre-development runoff rates and water quality requirements through on site bio- engineering and landscape designs. This must include consideration for oil/water separators, as well as infiltration, bio-filtration, and exfiltration treatments on site. Standard Tier A solutions include consideration for topsoil amendments, bio-swales & raingardens, use of street tree bio-filtration units, tree retention or replacement schemes, and/or other types of landscape treatments. Topsoil amendments and bio-filtration methods are permitted in the Escarpment Area, provided runoff from the site is ultimately captured and deposited into storm sewers. Drainage patterns, and landscape/planting design details should be included on the plans where possible. Detailed Tier calculations are not necessary. Tree Retention and Replacement Strategy: Provide a brief description and plan of which permit sized trees or significant sized trees are being retained on site and/or where replacement trees are being proposed on site where tree canopy cover targets have not been achieved. Ensure adequate space is provided on sites to protect critical root zones for trees on neighboring properties and for proposed permit/significant trees being retained. Integration of this information with stormwater management plans and landscape plans is required. 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. 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. Their combined 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: The combined presentation by the Architect, Landscaping Architect and other professionals of record is limited to 10 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. An email with the recommendations will be mailed shortly after the meeting by your File Manager. 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. ADP motions are summarised in staff reports when Development Permits are considered for issuance by Council. Your File Manager will require you to submit an explanation of how the recommendations of the ADP were satisfied in the final plans, to be included in the report to Council for issuance of the development permit for the project. 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. 2017/12/20) MapleRidge\Planning\01 Administration\0540 Council -Committees\01 General\ADP\General\Minimum Submission Requirements 1 612 Re: 20542 & 20556 Dewdney Trunk Road 201 6-202-RZ ~ MAPLE RIDGE British Columbia mapleridge.ca DEVELOPMENT DATA SHEET Thursday, January 25, Existing /Proposed Zone _R_S_-_1 _I _C_-2 _____ Date Prepared _______ 2018 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 186 m2 5535.5 & 9026.1 m2 (complies) less Road/ Truncations Dedicated 0 0m2 less Park/ Open Space Dedicated 0 0 m2 Net Total 186 m2 $535.5 & 9026.1 m2 (complies) LOT COVERAGE (in % of net lot area) Buildings & Structures 70% 68% (complies) Paved & Hard Surfaced Areas NIA NIA landscaping NIA NIA Total Site Coverage 70% 68% (complies) SETBACKS { in metres) Front 3.0m O m both sites (variance request ~ d) Rear 6.0m 1.5m & 0 m (variance requested Side #1 {N,S,E, or W) Om 0 m (complies) Side #2 {N,S,E, or W) Om 0 m (complies) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 7.5m 13.5m & 22m (variance requeste d) Accessory 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 squa re metres) Residential NA SITEA Om2 23,241 .5 m2 (complies Retail Commercial NA SI T EA= 5,973.5 SITE B = 278.9 n 2 Office Commercial NA SITE A= 5,973.5 in Total Other Commercial (Type ) NA 0 m2 Institutional NA 0 m2 Industrial NA Om2 TOTAL GROSS FLOOR AREA NA 29,493.9 m2 * If the development site consists of more than one lot, lot dimensions pertain to the entire site. 1612 Re: 20542 & 20556 Dewdney Trunk Road 201 6-202-RZ Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) NA 327 upa # of units/ha (net) NA 327 upa Gross Floor Area NA Site B = 23 ,241 .5m2 Floor Space Ratio (net) 2.3 FSR 2.228 FSR (complies) 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 Site A= 251 Site B= 424 Site A --c?4? /variance rea'd -Multi-Residential Town Centre (Bach Units) stalls (See plans) Site B = 426 stalls (complies) Multi-Residential Town Centre (1 Bdr Units) see plans 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 5 5 (compliant) Number of spaces for visitors (See plans) 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) 2 2 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 0 (outside Town Centre) see plans Long Term Bicycle Parking q) (outside Town Centre) see plans 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 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. 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. 1. 2. 3. 4. 5. ) ~ MAPLE RIDGE Br1tlsh Columbii'l mapleridge.ca Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 1 of 12 Friday, January 26, 2018 Commercial Development Permit Area Guidelines Checklist Pursuant with Section 8.5 of the Official Community Plan, commercial developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.5.1 Key Guideline Concepts Describe how this project and the design complies Avoid conflicts with adjacent uses The project will harmonize with the adjacent neighbours and is through sound attenuation, appropriate designed to be neighbourly. lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Encourage a pedestrian scale through All parking is underground or in central courtyards . Streetscapes providing outdoor amenities, minimizing at grade along public streets are animated with entries na d the visual impact of parking areas, commercial uses. creating landmarks and visual interest along street fronts. Promote sustainable development with The site provides excellent transportation circulation. multimodal transportation circulation, and low impact building design. Respect the need for private areas in Planting provided around the perimeter to buffer and compliment mixed use development and adjacent adjacent neighbours and uses. residential areas. The form and treatment of new buildings This is a new urban development is designed to fit in with the should reflect the desired character and commercial intensive context and reflect the liveliness and density pattern of development in the area by projected in our OCP. incorporating appropriate architectural styles, features, materials, proportions and building articulation. 1 Guideline 8.5.2 A Building Design, Massing and Siting 1. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, roof forms, facade modulation, architectural features, fenestration patterns, building elements and proportions and building articulation. Re: 1612 2016·202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 2 of 12 Friday, January 26, 2018 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. Contemporary and varied architectural expression is being proposed although simple and clean , reinforcing the urban edge and not drawing specific attention to an individual building but contributing to the streetscape and urban space created but the building placement and context. 2. Exterior finishes should be wood, brick, Materials proposed are hardi-board , masonry, metal and glazing natural stone or other materials of warm for a contemporary commercial expression. appearance. Substantial areas of concrete should be avoided. Expanses of solid wall or glass are unacceptable. 3. New buildings adjacent to existing small The buildings are central to the sites and respect the context while scale buildings such as houses should be introducing much need multi-family homes in an area where they designed to provide visual interest whilst are much needed will function well. protecting the privacy and livability of both properties. 4. Significant corners should be given Not applicable to this site as the building fronts no corners. added emphasis with vertical architectural features and roofscape features. At intersections, the definition of corners should be reinforced by buildings that front on both streets. 5. Development should be sited to have This buildings front the main public streets, encouraging the building frontage on the ma in street pedestrian activity and clear vehicular access points. alignment. 6. Projects located on slopes should be Not applicable to this site. developed in a manner which creates a step in perceived height, bulk and scale between developments. 7. Design and construction of buildings Acknowledged. should account for maximum sound attenuation between commercial and adjacent residential uses. To ensure that noise generated on the site is addressed in the most appropriate manner, Council may request that a noise attenuation study be prepared. 2 Guideline 8.5.2 A (Continued) 8. Continuous weather protection, such as canopies, structural awnings, or building overhangs, is strongly promoted where at-grade retail uses are included in a development and over common entries to commercial and/or mixed-use developments that front a public sidewalk or open space . 9. Developments adjacent to treed slopes, ravines and watercourses must respect natural vegetation, use natural landscaping to retain soils on the site and may require additional setbacks as established by agencies having jurisdiction. Creeks and ravines are encouraged to be retained in their natural state. Re:1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 3 of 12 Friday, January 26, 2018 Overhangs on the walkways on the southern site provide protection form the elements and create a human scale. Along the main streets a glass and steel canopy provides the same along 119th and DTR. Not applicable to this site. 10. Developments are encouraged to Acknowledged redirect water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 11. Buildings should be designed and located Acknowledged on a site to: a) preserve and incorporate natural features or views; b) ensure proper orientation and relationship to adjoining residential uses; c) minimize impacts on natural features and agricultural lands; d) accommodate natural grades to ensure minimal grading is required. Guideline 8.5.2 B Refuse, Recycling and Servicing Areas 1. The design of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the roof from adjacent buildings. 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. The mechanical units will be screened on the rooftop away from view. 3 / Guideline 8.5.2 B (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 4 of 12 Friday, January 26, 2018 2. Service areas should have differentiated Service areas are located away from pedestrians. access to minimize visual impact as well as conflicts with pedestrians. 3. Refuse receptacles must be located Refuse is located in the underground parking and outside away indoors or within service areas out of from the main focal points of the buildings. view from pedestrian access. Garbage and waste material should be stored in containers that are weatherproof and an ima 1-resista nt. 4. Mechanical equipment, drive-through Not Applicable. uses, service or car wash bays, restrooms, vending machines, unenclosed storage, and public telephones should be oriented on the site to face away from adjacent residential development. Whenever possible, these uses should not be visible from an adjacent residential property. Guideline 8.5.2 C Street Front Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Particular attention should be made to The front facade is clean articulated and professional looking with the image presented to the streetfront. pedestrian walkways well defined and welcoming. 2. New development should emphasize the A well balanced and proportioned facades have been designed. street frontages by incorporating differentiated front, side and • rear oriented facades. Facades should incorporate vertical and horizontal relief in a well-proportioned rhythm appropriate to the intended scale of development. 3. Buildings with over 15 metres of street A good combination of both vertical and horizontal elements are frontage should break the horizontal proposed. mass of the building with vertical elements in a rhythmic pattern. 4. Streetfront landscaping will incorporate Street trees are provided. street trees for definition of site boundaries and enhancement of public space. 4 j Guideline 8.5.2 C (Continued) Re: 1612 2016·202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 5 of 12 Friday, January 26, 2018 5. Vehicle access on a street frontage Vehicle access provided from the front street. should be located to the side of the building away form the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. Guideline 8.5.2 D Signage and Lighting Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Signage should be integrated with the Clean, clear signage is shown on the main level of all commercial design of a building, preferably at exposures to the public realm. ground level only, and its size and design should complement the scale and architectural detail of the building. 2. High intensity illumination directed at No high intensity illumination is provided. Soffit lighting and adjoining properties should be avoided. downward lighting is proposed throughout. Commercial signage and high intensity illumination adjacent to residential uses should be minimized in order to protect residential amenity. 3. Lighting and signage should be designed No direct source of light visible from the public areas. so as to have no direct source of light visible from the public right-of-way. 4. All signage must conform to the Maple Confirmed. Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter should take precedent. 5. In multiple-tenant commercial or mixed-Confirmed . use buildings, signs should be designed to present a unified appearance. Signage space should be provided for upper storey tenancies. 5 Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 6 of 12 Friday, January 26, 2018 Guideline 8.5.2 E Vehicle Access, Parking, and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Buildings and structures should be located to ensure safe traffic circulation and access and adequate on-site parking. Parking should be encouraged in smaller units to avoid a monotonous appearance. This project complies. 2. Parking and storage areas should be Parking and storage are screened appropriately screened. Low level landscape screening should be provided to parking areas adjacent to public streets. 3. Where possible, parking and servicing Underground parking is proposed for the majority of the parking should be located underground or to the with some surface parking in the interior courtyards is also rear of buildings to minimize the impact provided. on streetscape appearance and pedestrian amenity. In all new buildings the portion of the structure used for parking and servicing should be adequately screened and should be architecturally compatible with the rest of the building. 4. Existing lanes should be used for vehicle No lanes exist in this proposal. access, loading and servicing. Upgrading of lanes in terms of attractive treatment and screening of parking access and loading and service areas is encouraged. 5. Vehicle access should be located to the Vehicle access surround the buildings and are clearly articulated. side of the building away from the pedestrian entrance and should be designed to minimize the impact on streetscape appearance and disruption to pedestrian movement. 6. Lanes, and driveways should conform to Confirmed. the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, access should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 6 Guideline 8.5.2 E (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWONEY TRUNK RO 7. Shared vehicle access between adjoining Not applicable. 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. 7 of 12 Friday, January 26, 2018 8. Minimize the amount of asphalt surfaces Parking surface is entirely of pavers and interior to both sites. in parking areas by integrating a variety of paving materials such as concrete, decorative pavers or by using alternate surface treatments. 9. Above ground parking structures should Confirmed This proposal complies. not front public streets at grade. Non- parking uses or special fac;:ade treatments must be provided along street frontages to enhance the building's appearance to the public realm. On non-street fronting facades, parking structures should be treated to avoid long blank walls at grade, such as massed landscape treatments or attention to design detailing on the fac;:ade. 10. Parking control equipment, such as This proposal complies. ticket dispensers and card readers, should be located at a sufficient distance from a public street to prevent parking queues extending onto the street. Similarly, a minimum distance of one car length, and preferably two car lengths, should be provided between an exit gate and the street edge to accommodate cars waiting to merge into traffic. 11. Rooftop parking structures should This proposal complies. include design elements, including landscaping, to reduce the visual impact from the street and surrounding uses. 7 Guideline 8.5.2 F Pedestrian and Bicycle Access 1. Development should improve pedestrian amenity through interesting design detail at ground level, easily identifiable entrances, shop fronts with clear untinted glazing, concentration of signage at ground level, attractive landscaping and well defined pedestrian crossings for driveways and roadways. 2. A well defined pedestrian access to the commercial use will be provided from the public sidewalk. Design will ensure that pedestrian use is given precedence over vehicular use. Where possible, at least one pedestrian connection should be provided through the main block of buildings. Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 8 of 12 Friday, January 26, 2018 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. Done. The pedestrian experience along both 119th and DTR will be greatly enhanced. I walk this area fairly consistently now and am aware of the rather bleak experience. Done. See plans and concept perspectives demonstrating the compliance. 3. Facilities for cyclists should considered for all developments. be Done. This is provided throughout the site and inside the parking areas. Guideline 8.5.2 G Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Landscaping should be supplemented to This project complies. See plans. identify and define public space, to present a pleasing image and to soften the transition from adjacent land uses to the commercial development. 2. Adjacent residential uses should be Not applicable. adequately protected by significant landscaping or the provision of screening or both. 3. Street trees will be a required Street trees are provided. component of all new development for definition of site boundaries and enhancement of public space. Simplicity in landscaping materials is desirable and should be encouraged for screening purposes. Deciduous tree species should be considered in landscape plantings to permit light penetration in winter. Mature vegetation should be retained where poss ible. 8 ,I Guideline 8.5.2 G (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 9 of 12 Friday, January 26, 2018 4. Aesthetic values along frontages and on-Done Generous landscape buffering around the development is site ought to be enhanced by significant provided. landscaping on all property lines and around buildings. Street trees should be used to provide the landscaping variety that would soften the character and scale of the area . S. Landscape planting and screening should Done The vignettes and movies submitted demonstrate this well. be used to create interesting views and focal points into and out of the site for pedestrians, passing drivers and building tenants on the site or adjacent to it. 6. Open space should be usable, attractive Not applicable There are many and generous public spaces and well-integrated with the design of provided throughout the plans. the building. Open space, in many cases, will be achieved with courtyards, recessed balconies, terraced balconies, rooftop gardens, and atria. 7. Landscaping should reinforce design Our proposed landscaping is much more extensive than on continuity with neighbouring properties existing developments. and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 8. Landscaping should define the purpose Done. and emphasize the desired character and function of public and private space. All private and semi-private open space should be clearly defined as such and should be controllable by those meant to benefit and be responsible for it, thus encouraging use, pride and safety. 9. Distinguish public and semi-public Done. spaces from private spaces. Design symbolic barriers through: a) building and site design; b) changes in paving, vegetation, or grading; or c) architectural features, such as low walls, bollards or raised planters. 9 Guideline 8.5.2 H Crime Prevention through Environmental Design (CPTED) 1. Developments should be designed to maximize opportunities for natural surveillance allowing people to easily view what is happening around them during the course of everyday activities. Crime Prevention through Environmental Design principles and techniques are encouraged. 2. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities. 3. Design the interior spaces and exits from any underground and above ground parking structures for maximum visibility within the parking area . Entries should be highly visible, well lit and spaced at convenient intervals Hidden spaces, obscured alcoves and blind corners should be avoided in the design and layout of the parking facilities. 4. Walls and ceilings of parking structures, particularly underground structures, should be painted white to enhance or reflect light. Guideline 8.5.2 I Universally Accessible Design Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 10 of 12 Friday, January 26, 2018 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. Done Done Done Done Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. All non-vehicular routes be fully Done accessible. Sidewalks and pathways should be wide enough for wheelchair/ scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 10 Guideline 8.5.2 I (Continued) Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD 2. Locate parking spaces allocated for Done see main floor parking plans. people with disabilities as close as possible to the main entrance to a building. 3. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; and c) provided with weather protection, exterior lighting, and power-assisted door openers. Done 11 of 12 Friday, January 26, 2018 Guideline 8.5.2 J Bicycle Storage and Parking Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Provide short term bicycle parking facilities, such as bicycle racks, at grade close to building entrances. Bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads. Bicycle racks should be made of sturdy, theft- resistant material, securely anchored to the floor or grounds. Done see plans 2. Provide long term bicycle parking Not applicable. facilities in secure storage areas within buildings. Bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. In mixed-use buildings, bicycle storage facilities for residents are to be separate from those for the commercial uses. 3. Large-scale developments are Not applicable. encouraged to provide end-of-trip facilities, such as showers and lockers, within the development for the convenience of employees. 11 Re: 1612 2016-202-RZ 20556 DEWDNEY TRUNK RD and 20542 DEWDNEY TRUNK RD Project Information To be completed by the Architect on record for this project: File Number 2016-202-RZ Date prepared: Thursday, January 25, 2018 Architect Wayne Bissky, MAIBC Print Name Signature 12 12 of 12 Friday, January 26, 2018 1?.1 Ave. El )ewdney Trunk Rd N 8, 121 $AVE '£! 0 N 0 w '£! Wicklund A·,e Dewdney Trunk Rei 0 McOooold·s ~ Weslgale 'f! Shopping Centre C:I 'fl to C1mad11 Trust s l !9/we l.!I Slarhucks geVolkswagen FtJitviewPark ~ Maple Ridge ~ Christian School l20bAve Dewdney l runk Rd 'eo Save-On-foods 0 II A&W M11p1e Ridge Molorsporls £!I 1 iSiwc 1 :s Ave Feirview Elemtntary "!I: • lriple Tr«: Nurseryl11nd l18Av@.' MarV.looe!.HOndll 8 foilgheeiiJiW9 l lBA,,(' ,c C g, <1 Dewc.lne}' Trunk Re! Dewdney Trunk F Westridge Cl!!'nlle ~ SushiUmibe Tl • 19 /we '" 0 __, '£! "' 0 __, m 119 AVE l l 8 .l.ve 0 Carnwood Ave Site Location Map ~ Scale: 1:2500 ~ ~ PRELIMINARY ONL y NO I t-UK \.,UN::. I "U\., I IVl'i ,_ 1"'-"!«fto,,.o SITEA· _.,_ h. ..... I 1'· 1!; "' I r Existing OCP Map Scale: 1:2000 -I-"''" i i Existing Zoning Map Scale, 1 :2000 List of Drawings !sheet Phase Tille Scale A1.0 Sile Conlexl NTS M .1 Existing Survey 1:350 A12 Proposed Sudivision Plan 1:350 A2.0 Comprehensive Sile Plan 1:350 A2.la Solar Analysis 9AM 1:50□ A2..1b Solar Analysis Noon 1:500 Kl..1c Solar Analysls 3PM 1:500 A22 Fire Fighting Pre-Incident Plan 1:350 IA9.o Site A Sile Plan 1:200 ,a, Sile A Sile Sections 1:200 "32 Sile A U/GP-2 1:200 A3.l Site A U/G P-1 1:200 "3.-1 Site A Floor 1 1:200 "" SileA Roof Plan 1:200 M.O Sile A • Bldg 1 Floor1 3132·=1·-0· ... , SiteA-Bldg 1 Floor 2 3J32"=1'·0" M 2 Site A· Bldg 1 Elevations :H32"=1'·0• M.3 Site A• Bldg 1 ElevaUons 3J32"=1'-0" A!>.O Site A· Bldg 2 Floor Plans 1/8"=1'0" .... , Sile A -Bldg 2 ElevaUons 1/8"=1'0" Afi/J Sile B Sile Plan 1:200 Afi.l SileB Site Seclions 1:200 Afi.2 Site B U/G P-2 1:200 All.3 SiieB U/G P-1 1:200 IA' .. Site B Floor 1 1:200 A8.5 SileB Floor2 1:200 A7.0 Sile B • Bldg 1 Floor Plans 3132"=1'-0" A.7.1 SiteB• Bldg 1 ElevaUons 3132·=1·-<r A.7.2 Sile B -Bldg 1 Elevations 3/32"=1'-0" All.0 Site B • Bldg 2 Floor Plans 3/32"=1'-0" "8.1 Sile 8 -Bldg 2 Elevalions 3/32"=1'-0" A9.0 Site 8-Bld93 Floor Plans 3/32'"=1'-0" A9.1 Slte B • Bldg 3 Elevations 3/32"=1'-0" A10.0 Sile B • Bldg4 Floor Plans 3/3?=1'-0" A10 1 Site B • Bldg 4 Elevations J/32"=1 '-0" As1 o Sile B Unit Plans 1w=1·-o· A111 Sile B UnilPlans 114•=1·-o· ~112 Sile B Uni\ Plans 1W=1•--0• A11.3 SileB UnilPJans 114"=1'-0" A12,0 Exterior Material Board As Noted M3,0 Perspectives Vlgne\les NTS A.13,1 Perspectives Vignettes NTS "13.Z Perspeci.ivos Vignettes NTS Al3.3 Perspeciives Vignettes NTS 44 Sheets in Set Mixed Use Development Development Permit Drawings 2016-1-8 Issued for DP 2018-1-25 Issued for ADP f'ff'Hfi' l-" .Pt u• • 1~• • JlH1!11,1 1j1jlti~ji i • 1 1~11 t1· hlf•ti&.01 I" 11•fj•U ~ ! ·1llt 1 ... i ~ : 1·~, 11 II. hi!dlihl i ~ -C: Q) E a. 0 <ii > Q) 0 Q) Cl) :::::, "C Q) X ~ -X Q) -C: 0 0 Q) -u5 a .., " CD ~~ i ~~ --a.a, ~ "" .,., ~ §g '&. a.a: ~o ] ~i f a.i ! ll e "'"' :::J1:1 "' I ~N $ Og .., ~~ "' ] '.!!~ i i oo :§:S :J: ~ j I " i 1 0 0: A1.0 I Ttl , IC ,•"-,., ~ .,. '"4> , •. 75 REM 1 Siem, MH Rim [J,.,,14,52 SE fnv=12.95 (JOO, Ccnc) W fnv=/2.96 (450, Can<) .. ~ /f Concut1: 22.97 o,11 ,'>· ,.,11i i ,~· ,1,'>1, .,1, ,o· REM 24 f!t 11'> ,'>· 1,'1, ,o· .,11 ,o· o,11 ,o· i:> ,.,~ .. u ~ " f ~~$' ~ \ "' {>-q. i' Asphalt 9' Driveway '\el) , ... ~'f.,_,11 "''\, ~· Concrete Pad ,.,'l ,.,'?'\, 11'> ,.,. o,'l, ,.,. "' ,.,. ,11 ,o· "' {,· .,1, 1 ,.,. ..,., ,~· l' ii ,'>· 1,'1, ,o· ,.,<J> PCL ONE ,11 ,.,. .,11 ,.,. 1 ~I) ,., . Fence PRELIMINARY ONLY NOT FOR CONS I KUC l lUN REM OF REFERENCE PLAN 8184 Storm MH Rim Elev.=16.41 NW lnv=14.T1 (J/](/0 Ccnc} E lnv=14.04 {JOOI c«tc) REM 41 " II'\, ~· REM ~';&;",-"1,ondro,1 .,.~ ,.,1 ~ ~ vi 'P .;, ~ '-0 I ,I;'. l>°' 1 --------'Exc.c_is_t __ in_g,~ Date Note 201 B-1-B Issued for DP 2016-1-2S Issued for ADP -f'Hff!!f~I .l:f11.t•J 1· .. --.tJl"!t ti 'l -11.1 i•il3z~ ii !itj·~ .. !g' li ·1 i~-11 ill' 1.11H •_; fdtfHl1,J ll~" ••f·U 1 e j'!if. H !~,1~if!f IJ f I l-t!f ~ ttlJ i -~ i .. m ~ .. "'~ j ~i o' "-o. 0 Uo ..... 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G < ' l •ll l ' l s a ' d · ~ ~ ~ ~. . . Ol ~ ~ :: 4 t! ° ! =l~G 0 4 ◄6? · 8 J O S =~=- ' ~ . : . , ~ ~ ! : " . : ' J : ! ' : ' : ' : : "' ~ ~ PIO # : 02 6 - 2 9 4 . . . S B S & 02 5 - 5 7 7 - 8 8 3 ~a 1 ~ 011 1M .t1.. . . . , . _ \) ;:o m C $ z ~ ;; o -< 0 z r -< z ~ "T l 0 ;; o () 0 z (/ ) ;d C () :: : ! 0 z ... Building 3 Rental Site A 5,535 m2 C-2 Community Commercial Building 1 Banquet Hall ....... ~-... Building f Sale OIM PRELIMINARY ONLY NOT FOR CONSTRUCTION Building 2 ' ' ' .c -co 0 N ,------ i i i ! I i i i i i i I I I I i I j I I i I I I i i i I i i ............... Site A -Zone C-2 Reconciliation <:onwnunity Commercial Existing / Required Proposed I Provided lot Area: 2,500 m2 26,910 sq ft 5,535 5 m2 59,584 sq fl Loi: Width: 30m Loi Depth: 70m Loi Coverage: 70% 68% 8uild'lfl9 Height • of residenlial units: com~ Area Other. Convnorcial Area Banquet: s.-. Front Setback: Rear Setback: Exterior Side Yard Setback: Interior Side Yard Setback: 7 Sm & Second floor 50% or Main noor = 3 0 m =6.0m = 3 .. 0 m =O.Om Variance Requested O Units 2.903 6 m2 31,254 sq JI 3,069 9 m2 33,044 sq fl Variance Requested Variance Requesled ~ Requirements Commercial Other: , I 30 m2 96 8 stalls 97 slalls Commercial Banquet: 1 /20m2 153,Sstalls 145s1alls Variance Total Parking Stalls: 251 stalls 242 stalls Handicap Accessible Parking: 1/50 Stalls S slalls S stalls Small Par1<ing SlaUs Allowed: 0, 1 / Unil 25 slalls Bcyde Requiremenls Residential Long Term: NIA Short Term: NIA Bc;df Requirements Commercial Long Tenn: N/A Short Term: NIA Site A -List of Requested Variances Type Required Requested Fronl Yard Setback 3,0m 0.0m Rear Yard Setback 6.0m 1.Sm Socond Floor Area of Main Floor 50% 100% Bulld"mg Height 7,5m 13,Sm Parking Stalls 251 242 Site 8 -Zone C-3 Reconciliation iowm Centre Commercial Existing / Required Proposed I Provided LolArea: 1B6m2 6m 2,002sqfl 9.026.1 m2 97,156sqft LOIWiot~ lbl Depth: Lot Co.,.erage: 8&.lildv,gHeight I of residential unils: 27m 90% No Heigh! Rcstriclion 48% 6 Storeys 294 Units 2,120.2 m2 22,822 sq ft CO't'lrnen:IAIMI, Resldenllal FSR: 20.760 O m2 223,459 sq ft 20,738.0 m2 223,221 sq fl Ratio: Difference: $e!Nth Front Setback: Rear Setback: EXlerior Side Yard Setback: lnh?rior Side Yard Setback: 2300 22,0m2 So:bxks Above Floor 2 Apartment Front & Rear Setback: sou,a,i:n Above Floor 3 fnlerior Side Yard Selback: Par""'GRequiremenls Residential: Residential Visitor. Commercial: Total Parking Stalls: 1 O!Unil 02/ Unil 1 /30m2 Handicap Accessible Par1<1ng: 1/50 Stalls Small Parking Stalls Allowed: 0, 1 I Unit 8,.leyae: Requiremenls Residential Long Term: N!A Short Tenn: N/A U.C)'C,. Requirements Commercial long Term: NIA Srlor1Tetm: NIA 237 SQ ft =60m = 6 0 m = 0.0 m = 0.0 m = 7 5 m =4.5m 294..0slalls 58.Bstalls 707 stalls 424 stalls a stalls 42stalls 2 298 Variance Requesled Rear6elbekcanben,duc;e0\oOm wllhcovuetlp3rk,ng.ind lllntlscapetirooldeO.over Variance Requested 294 stalls 59 stalls 73stalls 426 stalls Bstalls Site 8 -List of Requested Variances Type Front Yard Selback Exlerior Side Yard Setback Required 7.5m 6.0m Requested 7.2m 0.0m Dale Nole 2018·1-B Issued ror DP 2018-1-25 Issued for ADP _, C Cl) E 2 Cl. r 0 • Q) I > Cl) 0 C co 0.. Cl) _, u5 Cl) > ·u; C Cl) ..c Cl) ,_ Cl. E 0 (.) Date: Scale Drawn Projecl# Sheel 1:350 WB/JM/GV 1612 A2.0 fl ~ .. : (/J 0 f; f ' 11 -[· ._ ~ )> § ~ · ~ ... . > . OJ r \! ., ~ 11. ~ ~? ' [i j ~ ~1) :~ ! ~ ~~ - - = ' O:~ q l "' o . , . ~ ~( / ~ c~ ~ ! J~ ~ I~ OJ !: . a: 3· cc N OJ !: . a: 3· ca N ~ 1 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 5 UR B A N DE S I G N IN C . 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Vl) ( . 2T ' 4 ph . 6 0 4 - 4 6 7 - 8 3 0 0 fm t 6 0 4 - - 1 6 7 - 8 3 0 5 em e ~ :b l & s k y @ l e l u s . n e l NI < 0 OJ C a. 5· (0 '.i , . OJ s. a. 5· (0 1.i , . i i i ~,. ~ i §; So l a r An a l y s i s 3P M I I ,. / ,. I / / ;· / i. . _ , __ _ . Mi x e d Us e De v e l o p m e n t Civ ic Ad d r e s s : 25 0 4 2 an d 20 5 5 6 0e w d n e y Tru n k Rd , Ma p l e Rid g e , BC # leg a l Ad d res s : Lo t 1 Dis l r i c t lo t 2 2 2 Grou p 1 NW D Pla n BC P 17 8 2 2 , & Lo t 1 Dis t r i c t Lo l 2 2 2 Gro u p 1 NW □ Pla n BCP 16 4 3 # PI O# : 02 6 - 2 9 4 - 8 8 5 & 02 5 - 5 7 7 - 8 8 3 ,I ii ·1 I i i i i I i i I I I i 7 /1 ✓-✓ I ,/ / / / // ' r ✓- ;· 20 6 t h St r e e t C0 p y r i g h 1 R a s e r v e d ,✓/ / F~ io M! ! t f ; f,' ; I I W 28 (3 ) ... 11 1 , r n ■'.1 : 1 : t c h n . II ' ~ , ~l l l l l ' f 1 . ' t ' M ~ ~,1 1 1 d s~ t l" ' " ~ b y .. 11,C f f i N C l l ~ - , - 4 e 1 1 1 i mes., _ . 1 M , ~ ~ d w., . . , . ~ tli n ~ y ~w : : 1 , 1 . _ , . , Uo 1 m 0.1 1 9 " , ~ -" ~ 0. . , . 9 1 M14 ~ h \9 1 1 e d t i l f lW " t Ol t w O ' ~ o r ~ Clf O I I M d b UI I tO t M N- 1 -d II QI! (l( ~ ~ ) l p f - , O O f V « l s « N l i ! I W 5 ' . 8 ~ 1 f M r l l l l o W f t ~o l ' W 3 t 1 1 .\" I M , i , e 1 ~ , ·-- ~ ~ ... . . . Jl' l ! C f ' ( I I I N : 9 ov e rs c ~ l lld dime n s i on s nnd co n dili o n~ on Ih a jo b Th i s or f i c o sh a l l b a into r m O O o f a n y v a r i 1 1 U O t 1 J f r o m lh e d i m e n i i ! O t \ S l l n < 1 W< l d o l i O t \ l sti o w n on lh e dra w . - i g \ . I __ , . , 0 • "' IO t ~ ~ "" C l ;o m r ~ z )> ;o -< 0 z r -< z 0 -- i 'T l 0 ;o 0 0 z (/ ) -I ;o C C) :j 0 z r-· I I I I I I I I I I I I I I I I I Building 3 Rental Site A 5,535 m2 C-2 Community Commercial Building 1 Banquet Hall Building 2 Sale PRELIMINARY ONLY NU I t-UK I.JUJ'I.::, 1 r<.uv 1 ,v,. Building 2 l I ~---~ /! I ~= ==Il I '--------------------------------------------------------------------' _,.,, Final site plan and floor plans showing locaOons of fire related infrastructure which Is oulllned below such as location of fire department connection, fin1 hydrant, fire alarm panel, sprinkler room, standpipe connections to be denoted aJ building permit stage, in cojuction with fire department approval. ~E TT CHI\NGE. l Notes EJ_ Access lo UG Parking @J Mdtus VltibiliLy @) @J G) 0 0 (9 6.tw.,,e 800i'Hs is visible from the streel and visible day or nighl A.potlmonl '-"Is should start with the number 101 al the left side of lhe main lobby and continue numbering clockwise_ Cur,W SU'UdlnH -0,Qt mci cwrOl'.II houRS ,,. v;,ca,,L tnor aro 10 bo maWll!.fJilned ntuttl ll9H1$l UNiUlt,c,f'ltft en,ty 111111 limes, as wen as during the demolition phase unlil .uch timo ■J &My are lOtafly4cmotahld. Reid, so Mapf.o A;doe 81'iW 6958-2012 -EMure • dOtnOlllion ptrmi\ ls ob~ -Remind"' I.hilt d •t.bM&oa. Ind oUior hNma1 as:.eumant ti IO bo co,npwJ!d ,u pan Ol lho do:tnolit;on process -Ir all\ UnthK'QfgjJfd Ol i.r'lk t$, Ot\ Iha propo,1y'. 8 pttmut from the fit6 doplldnt~ ~ roquittid 1of rffl'!O't',il, Eloctrical Room localed in UG Parking flt•Cle-aotA«-eu All flfo dapcl,tmlnl ~ routumust be dot:Jgntd ..:I 11ted lcw U)O folDww'lg specifications • MlnfflUrn Of3$.000K9'~h • ~ k>tte oC 70 P,$..1 • T't.ning ~ of vt~ .. ltmdo radius R • 35' 6" • OuiSldo radltn R ~ SJ• ""°" IQ the O\llldino ftom ffllJlloll Muy poiir\1s. Al <W't'moad ~ lhoutd be relocated underground. This provides aCGOss lo the balconies by use of fire department ladders Fite Department Connection 1n1lalecf in a localion accessible to Fire Departrnonl vohicles as approved by lhe Fire Chief. ThlS localion lo be at lhe property line by lhe main enlrance lo the bulcS.1ngon11Jll\Ave.. NC)l toboaSi.DffleHCOfflWM:tlon .c• S!QQ '®f'lg dwap~. C. IONivua chM orairtt1,tl.ca.bloa~-.ched so t,wgp CDnllOl k loll Ang..,downllaJS.d-"')Ol<IOlm_U.,_o!oe!m. Ntalffalahetgtt4.0l1,000mm(391nc:hff)ol.>0YulhtJVeotot9fovndil-tel: Locattd remolcly him IM building f..u and ..-.y tmm •iw ~ ond &I least 1.!IOO rrm (60 lncbt•) wa,i lforn any ornamental llgtil 1\:Mdi:w-d. ul y pok, Clk!dricat~~ororivcrwoy. Md ThO fir• d.~tmnenl ccnntd10n w,11 also be rtQu#'lld lo hav• rrl-9~H in place lo ftftl~ ffget;ation ~ping doe!I not interfere ~ I\J use OI' ~tillltt, PloaH o~o landscape atchh.U is awat• of locltlon of fico desJ,dmcnl location. PaM o~ hn bem one ol • maintenance $Lio 1" Ofder to en1uro a«,qu•Ut aCICte:U ancl "'SWIJ 10 sne fire ~mcm c:onnKdan. Fire.H)'dnll'ltl -PT1:1&ortt0~ offh"701'1t1U-lsal m:alncinv&nce and main lnlersOGbOl'r&1nU,ellilv•~mmiL -Pr(v~Jel'lydt:v\tlare IO~pa"teel ytlow(Colow YourWondTSLOPl.f/9413)..Hole caps a,idaop to bl ~o in colour -,.1e.a11.1rn 1re 10 be in ot,lce 10 tnM.11• Wil\d~ or wintc,1 ~ather eoftOllcn& do not IIMl.1 ~ and vili,ltily. FlroS-'otyPlan tnbma~ in th■ R"e $.■faty Ptan must bo A4rlat'llto Iha bulki,v. Rtfenmccs 10 all llcrmt not ~f"ef\l to VW. buildlr!v mv,I bo r,~. Filo u~1y p&o.n \0 bo jl,ltw.n!Md 10 Maolo. Ridl)a Fh Oec,artl'IWl'II wt ~ JoNncM $or r•vue mid a~ prlcw IO~ Of building. Copy of fH a11rm •nd ~ system vtfll'c.,tian repon,wifl t,e recauhd to'-aent., M~ Rktgct Aro ()epatVnont. l'h6 Fire s.as.c, Plan 10 fflNI Ule: reql.Wtmtnts of ll'le Btilllh Coiumblll Building Code 2008, Oivision 8.~ 811 o1""toU\Q Br,'tiSIICounbia Fl'eCooe (BCFC). Oivmion 8. Se.ctioo 5,SlhiJapplHIObUildings. p;2ll110f ~ Md assodatod ateat ~ ~ Hydro KK>Sk MoJn En\,._ lnlo """""9 FD lodtboll • Fire CS.p-,an,nen( todc: t,ox lO bo Cutb mQunlOd ln w I lifl ~ pnnlmty ro llw f•• abrm par,of YI tn1 fflMI lobOy. Flta departmaf\l lod. box IO be ~ta;ed befo(o o()'WG .. tnttaO.d. ConnaCIOr to coordd'late tho iml~ ot 1110 IO(;k. box. . Lock bo)( lot Mapto ~go 121 on'ly ovaibblo f,om ~ So-aJricr fnc. 111ll0. 195 Went 2nd. AY9f!UO'. V.w:o.,vor. BC V6Y 181 rolophone: {6GC) 708-9994 Fa • (60')817,HG7 K-,. f«lho FD ~MO 10 bo p,vvideO to.U c.ornman OteU Dndls to lndu64f •~door lornole and o1n ciadronlc >i•t (llftslalled). i:;,. A11lfm poncit er nnunclalo, IO be' kaaatbd 1n &he man cnnnc• IO,bby. Mechanical & Sprinkler Room located In UG Parking Stair Well Labelling Stairwells are to be labelled Stair 1, slair 2 etc and slart al lhe left side of the lobby in a dock.wise fashion SLandpipe Connection To be localed on lnlermediale landings starting on Lhe second noor angled downwards at 45degrees from horiz:onlal posilion 2018-1-6 Issued for OP 2018-1-25 Issued for ADP .,•-.--~mlt' • Ji ._u;; 21· ~ nh:-1l~:5uiij. 11·. 11 1! tu'Jld!f1 ! 1~mo illlf¾iit,£ i !f!iti~j!f I !.;1l•~~j! j l•iilf lif1f .... 1.1n " .. M ~~ ~ ~~ o' O.a. . '-'<.> -C. "'"' C ::1 §/ij Q) .; o.o: er. ~o E l ~~ a. ag-~ 0 ~ Q) ~ l5a ~~ "' > ~ Q) ~ :§3 .. 0 ~ ]:g ~ Q) C a~ ~ en i :::::> :§5 ~ -0 ] j Q) >< :I. .. ~ -~ .. ~ 0 i3 0: ..... C Q) -0 ·u C I Q) ..... a.. C cu o,-cO.. :p .c 0) ii: Q) ..... ii: r..i >-:;,: ~ z (/) \2 z (/) (I) ('J -w-a:l Cl ffi zzo LU « ir I g/Q ,: ij 0.. :, ffi LU"'>--l~~ t-:;e: ;~h (/)~ :, . ~i LU 0 <'l go~ z wz .s"!I . >-t::z ~,~-~ ,-1, <( i's~ i!Sj s: o:'.-' .. 0. 'It~-& .. o:i1e; 2016-01-25 -. 1:350 Drown WB/JMIGV Proi-tlet.■' 1612 •• A2.2 ) PRELIMINARY ONLY NOT FOK CUNt; I KUL, 11u1\I r=::::::::;;:::===:J:----------------7r------:--------------,;::=-----------------============================--=========------==----===========-=========== U,Dta NUIU .----------------------------,~-----------------------, ,-------------------------,>-----~----1 \ \ Site A 5,535 m2 I I I I C-2 Community Commercial I I Dashed line of U/G parking Building 1 Banquet Hall ' ' , Service A~ea j '··-. ----------------. -~~------ -----~Mot,J_gale , &_IOQlrilylonco - 119thAve Site A -Parking Matrix Required Reqm'l 2,903.6 m2 30,0 m2 3,069,9 m2 20 o m2 96-8 1535 Totnl 250.3 stalls 1q Parkirig Floor1 61 Provided UG P-1 UG P-2 79 102 I I To1al 242 Site A -Gross Floor Area (GFA) Summary Sito Area:: 5,535.0 m2 Building 1 Building 2 Parking Commercial Banque! Commercial To:al UGP-2 38,259 SF UGP-1 30,785 SF 967 SF 17,234 SF 6,817 SF 4,056 SF B,146SF 28,021 SF 8,146 SF 8,146 SF Site A -List of Requested Variances Type Required Requested Front Yard Setback 3.0m a.om Reai' Yard Setback 6.0m 1.5m Second Floor Area of Main Floor 50% 100°/o Bulldlf\11 Height 7.5m 13.5m 251 242 ................ ·-........ , ' ' . . ' Building 2 ' ' . ' ' . \ . ' Site A -Zone C-2 Reconciliation Cotnmunay Commercial Existing / Required Proposed/ Provided Lot Area: 2,500 m2 26.910 sq ft 5,535 5 m2 59,584 sq ft LOI Width: 1.otDeplh: lol Coverage: 30m 70m 70% 68% 1Jimt __ _ Variance Requested OUnils of Main lloor I or residential uni\s: ConwntttNI Area Olher: 2,903 6 m2 31,254 sq rt --Cocnnw!rdat fue• Banquel: 3,069 9 m2 33,044 sq rt -Front Setback: = 3 ,0 m Variance Requested Rear Setback: = 6.0 m Variance Requesled Exlerior Side Yard Selback: = 3,0 m Interior Side Yard Setback: =0,0 m Pa~ Requirements Commercial Other: 1 / 30 m2 968sIalls 97 slalls Commercial Banque\: 1 / 20 m2 153 5 stalls 145 stalls Variance Total Pari(.ing Slalls: 251 stalls 242 stalls Handicap Accessible Parking: 1/50 Slalls 5 stalls 5 stalls Small Parking Stalls Allowed: 0.1 I Unil 25 stalls 8,cycio Requirements Residential Long Term: NIA Short Term: NfA 8.cydt Requiremenls Commercial Long Term: NIA Short Term: NI.A 2018-1-8 Issued for OP 2018--1-25 Issued for ADP f'i-ft!lf~l •i c!l;I if tH1!!hh 1.i1 1jld1f!i ~l i~tj h ltf-ti-U 1H l''".!•tft'"· 1iiJi!i ·1 V • • 1i11i~J~ •f•ti· hf " '"" ·11 .r~ <?• .. .:1,, IH +-' C (I) E 0. 0 (I) > (I) 0 (I) en => -0 (I) X ~ C ro 0. (I) +-' u5 1l ., oi l 1 ,; 0: ] f l I l g :q c3 >-~ ::,c z C/) S2 z ~ f:l\2 CO D fil zzo w;l;O'. IO'.g o_ ::,ffi w"">-1--w~ C/) 0: ::, UJ t; c., zw~ >-t:z •di~ s: O'. ..J <( a. Oate: Scale rawn rojecl# Sheet .. ~~ ;~ "-a. "" .,., j~ a.a: □o "" Zz --~~ -e "" :::l!:j NN S.3 :gu ~~ Di5 §_§ ~ ~ 'i .. ~ :ll ~ .;, ~ .. ~ '/J, ~ ~ ;; □ a: <! (I) +-' u5 ~ f t; ji,. r N!i :~~, i~B Hn ~~,! 2018-01-25 1:200 WB/JMIGV 16i2 't' A3.0 ) 119thAve I I I I E15A0m"\I I I I I E 1501m:'-I l I I PL ------- Kitchen Banquel Hall Loading Recieving • ~~" :========~~==:::::::~7 ~~~~~~~~-----.--- ~ II Line of existing grade Site Section 1 -•= Site Section 2 fill 1:200 -.TOS .:0,ll'E (17.67ml .....•.. -.... :.,..;;.ros.-::-.. :"",.., __ ,.. __ !r•1, -rosll ◄O'•v PRELIMINARY ONLY NOT FOR CONc I 1-<UG I IVN 0trM3ne~ Trunk Road II II r TOC>IANG£ TO SCAL WHENP I -Roof Too .-TOS •t< I Site Section A Sall!:.1:200 E :ll "' -I I ! Pathway (,rE 15.55m I I I PL Dale Note 2018-1-8 Issued for DP 2018-1-25 Issued for ADP J°!U!HfU I f'Z fl j fi,!!Ih 1f ij'Ifi!is ~ I J.t_Jllt;. ftJflil l ! !1 1 •fJ.iU l iJl!r f' ~ I • tl!flU ~ ! ;ft Ii Ij r ! ih~H .. nn .... C: Q) E C. 0 a5 > Q) 0 Q) rn =, t, Q) >< ~ rn C 0 :g Q) Cf) Q) .... u5 .... , ~ .. "'~ g; ~~ i2 "-o. . Ou 'E. .,., i .ffi; il! 0.5: Oo 2 S:,: ;:z t--§-i g ee I "" C l:I ~ ~ ~N ~ .5~ :g£ ~ §~ . Oi5 ~ ~~ ~ ;,; j "' ! .., i .. ~ 11, i .. g 0. <C Q) .... u5 WB/JMIGV 1612 A3.1 i 1 M ~ ' ' ' \ \ \ \ ' ' \ ' ' ' I ' I I I \ \ \ \ \ \ \ \ \ \ \ \ I \ \ I \ \ \ I \ \ \ I \ \ \ I ' \ I \ ~ \ \ -~ ' .,,, , , , , . , . .,. .,, , , . , , , . . --- - - t · \ \ \ \ \ \ I I \ \ I I_ \ _) M. , - . I . _ __ . • .. - / .,, , , . , . . . , , . . . , , , , - I I -- - - -- - - : I -- - - - - - - - : I -- -- - ' , __ . - - - - - - ~--- · · • :' I -- - • •• • • · • • • ' I _/ / .. •· · · · · " : I __ _ _ -- . .. . ·· · · · • : ' _ _- ... ·· · , I -- - - - ... ·· · · · · · • • • •• ! 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PL A N N I N G IN T E R I O R DE S I G N I Fl o o r 1 (' ) ~ q~ ~O . i ; - " #2 0 4 22 3 2 0 L o u 9 h t e d H igh w.:i y , <t - - ❖,> - ~ M:1 p1 c ttd g l t .s .c. V1 X ~r , l? i , s: ph . GIM -.t eT.f . , 0 0 lt : t GO - l _ . 67 • 8 3 0 5 I m ci ~ em •~ • ~ 111 . : \ . ""1 Si t e A ~ < ' \ I Mi x e d Us e De v e l o p m e n t Civ i c Ad d r e s s : 25 0 4 2 an d 20 5 5 6 De w d n e y Tr u n k Rd , Ma p l e Rid g e , BC # Le g a l Ad d r e s s : Lo l 1 □isl r i e l lo l 22 2 Gro u p 1 NW O Pla n 8C P 17 8 2 2 , & Lo t 1 Dis t r i c t Lo t 22 2 Gr o u p 1 NW O Pla n BCP 16 4 3 # PIO # : 02 6 -2 94 - 8 8 5 & 02 5 - 5 7 7 -88 3 Co p y r i g ht Res e rv e d rt d l O f t , , A J I C ~ : t i l ! l - a l n , I J . ~ 1 . . . l r .. . . . . . ~ n, p , e ~ -... . \W O l < & l ! r > t . r"' O # W f l 4 . , . .. . •d 1 1 K 1 w e , .- i . a l . flt! tr. w , '" ' l ' M h .. t.k i t M f ! C l t l l l f / d w.. , , , . . . ~l l l ' I IM , . U f ~" " • IJ! t > , n Di r ~ "" " " " " .,. . ill l M O r 0.I M P " 111 1 d ~l i t vH C I bi - , oa . « 1 1 1 " - i j C ' d , ,o, 1$ J • • ~ Mt ui' " e -lo r a J I I M l o t ; a i ._ , . , . -'1 • ~ I W l l l ' l f Pi1 1 1 1 .. , l 1 Y t " W S 8 V l i f t c - . l 1 h ~ ~o l W'$ 8 .~~ U t ' l t s ? ) l l ' t ~ - - I I N t t " 9 ~~ ~ • l l n d c o , O " " " O f ' I I I M I I I I O 'T 1 1 1 a . . r r . c . "'" " ! N i ~o 4 . , , , - ~ l t C l f f l l l l t i t f f l M i l M l llt- d ta t C 6 o f f l . l M w f l M h d i l l " " ' } I I ' I I I I I .) ' I I "tl ;;o m r ~ z ► ::0 -< C z r -< 2 C -"T C ::: t (' C :;; CJ -J C ( -~ ., PRELIMINARY ONLY NOT FOR CONSTRUCTION -- ----------- I I ) Dale Nole 2018-1-8 Issued ror DP f,1irnq~ Ei'._&~-:lt.Y! ~ •1·1•J-Z ~I "f' ! I! t I i~u J.~ 11· if"f-!'11P j~ tit ~h a~ ~ , 1· ! 'I i 'I. §~-" fI!t.f!i ~ !! ] 11~1119, ··i-•~ • I . j. , • •sit~~ it ~ R,-1Hf·IH H .. 8 ~.t! l,.i m ..... C a.> E 0. 0 a.> > a.> Cl a.> (/) => 'O a.> >< ~ C co 0... -0 0 0::: ale: Scale Drawn heel II "' ~ ii: . 0. :1 'C 0: ~ f ] 0 ~ al ~ . ~ i(l ., gf~ ~~ 0.c,. Ou ma, .ffi :i o.o: Oo s:;:: Zz ii e e "" i:i,:: NN :§j Ii Di:5 3:§ -I " 'iii ! m ~ :;l :c: ., ~ ;i; i ii 0 0: <( a.> -en 2018-01-25 1:200 WBfJM/GV 1612 A3.5 PRELIMINARY ONLY NOT FOR CONSTRUCTION ;··~~~-~-~~~~=:·-················•-······························ ·••·····················•··••····•·· .... ······· ................................................................................... i ------------;7 --------'---------------------------------~--- ----- Building 1 Program Name Floor 1 1.1 Foyer 1 2 Recaplion 13 FWC 1,-4 MWC 1.5 Office 1,6 Commerclal 1-7 Loading 1.8 Receiving Floor 2 2.1 Corridor 2.2 Galleria 2.3 Hall 2.4 Office 25 Slaff 2 6 Server 27 FWC 28 MWC 2.9 Mgr 2,10 Book 2,11 Office 2.12 Meeting 213 Storage 2 14 Banquel Halls 2, 16 Kitchen & Se,vice 10, tOINUWIKIU'lli 2011,lMffll>t,lrt Use __ ... -- X X X X Total: X X X X X X X X X X X X X Total: 2,000 SF 250SF SS0SF 550 SF OSF 7,770 SF 1,600 SF 0 SF ----- Actual Area 1,7'5SF l3SSF 399 256$ 177S 7,485S 1,399 SF 541 SF 12,720 SF 12,337 SF 0 SF OSF 0 SF OSF 300 SF 100SF 450 SF 450 SF 120 SF 120SF 300SF 200SF SOD SF 1,421 SF 3,661-SF 465$F 154SF" 304 SF 92 SF 711 SI! 476 SF 16BSF 136,SF 207SF 31ll?SP 148Sf 12,000 SF 11,993-SF 7. 770 SF 5,927 22,310 SF 26,1fi5 SF --------- 6 5 4 ---------------------------------------------------------------------------------------- 3 2 0 -st a, (') a, (') ES ARE NOT INAI. SUBJECT RAMP DN 0 O'l N (') "' O'l -st O'l "' O'l TOS 53'-0" 7m a, N a, N t--N co N "' N ------•• -------------• ------,' ,,,, , -----~-----------.. --------------------- TOS (9 58'..()" ----./ Dale Nole 2018-1-8 Issued ror DP 201&-1-25 Issued for ADP fltftUijl u J ■J ! j·11· j Iii' •tl ~ 5JI !i -u· ,1;,t!i t l 1:tfi-itJjft! iif 1l it:11n•1{1 i ~ ! I~ ~t lt /;_ . -•, 'n1 l:, 1:1¥311• I -!f ! ..... C Q) E 0. 0 Q) > Q) 0 Q) en :::) -0 Q) X ~ ..-._ 0 0 LL Date: cale Projecl# Sheel h l-.ii! ~ ~ :a 0: C. '" i 2 t-f l ~ ~ ~ . ~ gJ .,, ~~ ~~ "-a. ~~ .§ i a.;: ~~ Zz --~i <.'l(.') ~!:! ~:g ~~ Ci:5 :§:§ ~ ~ ] :;; ,;, 8 .,, ! ~ 8 ;; □ ;: Cl -0 in <( Q) :t: Cl) 2018-01-25 WB/JMfGV 1612 A4.0 ) Building 1 Program Name Floor 1 11 Foyer 1,2 Reception 1,3 FWC ,., MWC 1,5 Office 1,6 Commercial 1.7 loading 1.B Receiving Floor 2 2.1 Corridor 2 2 Galleria 2,3 Hau 2.4 Office 25 Slaff 2 6 Server 2,7 FWC 2,8 MWC 2.9 Mgr 210 Book 2.11 Office 2 12 Meeting 2,13 Slorage 2,14 Banquet Halls 2, 16 Kilchen & Service "" Publlc: Privet, Pto:::_ed Actual Area X X X X X X Total: X X X X X X X X X X X X X X Total: 2,000 SF 250SF 550SF 550SF DSF 7,770 SF 1,600 SF OSF 1,745S J.J5SF 399· 256S 177SF 7,4B5SF 1,399 SF 541 SF 12,720 SF 12,337-SF OSF 0 SF 0 SF OSF 300SF 100 SF 450SF 450 SF 120 SF 120 SF 3DO SF 200SF 5DO SF 1,421 SF 3,661 SF 465Sf 154 SF 304 SF 92SF= 711 SF .C7SS 168 Sf 136S 207 SF 302 SF 148Sf 12,000 SF 11,993 SF "- 7,770 SF 5,927 SF 22,310 SF 26,165 SF PRELIMINARY ONLY NOT FOR CONSTRUCTION 11 11 •·•••••• .. •••••••••••••••••••••••··•·•••••• .. ~••••••·•···••••••1l ............................................... , •••••••••••••••••..• JL .••••.•••••. ,., 1 ... 11 II " " " " " ,, " " " " " " " " :I " " " " " " " " ,, " " " " " " " , 2 Banquet Hall lM.ENSIONS N.0 SPA, " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " 3 ----------------------·---·--,,, .... w Oashud line __J of roof over ! ' ' 4-----------------------------------------· Dale Nole 2016-1-B Issued ror OP 2018-1-25 Issued for ADP f'-l>li~lHli? .r-.h;~ tj 1UH!;1t i~1·fhP·1'1 ~ J ?l.j 1 • hfttH 1.i t•f:8 •IJll~ ~ j. •·1ti~ •·H .... 1 i,,~11 • ~ I' ,0 1.~~ t t 1• ,;If Hl1J ~ ,.l,, 1-.fifh ~ "' ~~ ~ 1:;i; " --0: .... ~ "" -"'"' C l j~ Q) 'Ii 11.a: Oo E 3:;,: ~ ::z a. §'i ~ 0 f e e ~ Q) "'"' l:jl:j "' > NN ~ Q) ~ 53 "' 0 ~ .'g~ ~ i §~ Q) Oi5 ;i; en ; ,,, => ii C 0 ~ JJ "O ~ Q) ~ >< ~ 1 ii D a: ...- Ol N "O .... in 0 0 <( LL Q) -u5 () >-;;!; ::.:: z Cl) S2 z Cl) en(!) -UJ-CD Offl zzo UJ ;ii"' I"'Q ~ ij a..::::, ffi UJ "" .... 1;,; I-UJ ;;!; ,e"~- Cl) "' 1:hi ::, UJ t;<!J t:11 zw;;!; il~s >-!::z <( 6~ i J§j s: "'-' < Q. .. ~-&. .. ale: 2010-01.25 cale 3fJ.T•V-O'" Orawn WB/JM/GV ProJecl# 1612 heel A4.1 ) Exterior Materials Building Exposure and Spatial Separation (3.2.3.1.D) Mark Description 1 Allan Block Retaining Walls 2 Brick Cladding-a·x1s· Beige CMU 3 Brick Cladding -IXL Homestead 289 4 Cladding HardiePanel Smooth -A Cladding HardlcPanel Smooth -B Cladding HardiePanel Smoolh -C 7 Cladding HardloPanel Smoo\h -D Cladding HardiePanel Smoolh -E Concrete Painted Column 10 Concrete Sleps 11 Duriod Roof Shingles 12 Exposed Concrete 13 Exterior light Fixtures 14 Extrudued Ary/le Singage (Future) 15 Prefinished Alumnium Railings 16 Prefinished Alumnium Soffit 17 Prelinished Meta\ & Glass Canopy 18 Prefinished Metal Exlerior Door 19 Pr~nad Mtlllll' Fla-'hln,g 20 Prefinished Metal Green Wall Screen 21 Prcfinishod Motel Gutlcr 22 Prelinished Metal Mesh Opening 23 Prelinished Melal Overhead Door 24 Prefinished Melal Screening 25 Prefinished Metal Sliding gate & Fence 26 Public Art 27 Slained Glass Windows 28 TPO White Roor 29 Window&. M&III FrAme Stottftont. 30 Wiipdow1 R111~al Vinyl' Fb,t\g<t • Atl Nl..atcr1M as no led or aoofOll'Od e-qLIII! PL I ..... ) ....... __ _ I I Finish A B C D E G BuildinQ Sprinklered to NFPA13 NC= Noncombustible Conslruclio C = Combus1ible Conslructior Comp.ar1ment Area or limiting Distance Facade N'oflh 792 4 m2 14.23 m lo C/L DTR NoMWesl 148,1 m2 1~40m toPJL Horth Entry 163 a m2 7,29 m lo Bldg E111t 81.Sm2 5,67m lo Bldg 2 Wost 563 4 m2 1.00 m lo P/L South West 526.1 m2 6.95m to C/L 119Lh "' Equvalancy Required or Revision to Openings Exterior Finishes # Colour A Beige B While C Brown D Red E Yellow F Grey G Cambridge IKO While Shingles ·····1··-·-----·--·-+--·-·-·---··--·· -·---·•---•----- i ■-••• I Unprotected Conslruclion or Cladding Openings Building Face -/ldU .. 1000 % 59.3% 314hr, C C 140% 18,7% .. 1hr, C NC 719% 401 % 3/4hr,C C 47.4 % 102 % J/4hr.C NC 0.0% 14,2%'" 1hr, NC NC 63.1 % 18.7% 314hr, C C PRELIMINARY ONLY NOT FOR CONSTRUCTION 1 •---•---•---•---•---------------__ • ___ ~ll'Sol~ ·--···---·--···· 1B . ··--······ ··-······-....... . o··· ··---····--··· -·-····· ········ .................. --·············. < ••----u._..~ ·-:: r,1 unr I -,j .:, .. --· l --.. ----.. ---· -. -.. -. --.. -.. -.... -... -. -.. --. --==~ .. --. -.... ---....... --· ..... -........ 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West Elevation Sailr.3132"• 1•-0--2 Dale Nole 2018-1-6 Issued for DP 201 B-1-25 Issued for ADP -nu::1111 i(jlli1•tj e ~uJI} ii.'11·ni,1is Jz ,J ti! h idtJld1u HS"'i•t)fU I sj'f ir .. , " t~ 1;~tiJ! l-:a1f·1r1iJ1 i .... 1 .. n Ii .. ., "'~ l ~~ .... { "" -.,., C ,l j~ (l) i o.;;: Do E ~ i:;: :oz Q. f ~;;_ 0 , , i ea (l) "" > 0 !11!11 I ~N (l) .35 .. 0 ~~ ~ (l) ] .!!1 ~ ;i; N Oi5 en ~ ~L§ :J: :::::, i,j -0 " ,: (l) ~ >< ii ~ 1 0 ;;: .... en Cl C -0 0 co :;:; rn > <( (l) [iJ Q) -u5 ,..., WBIJMJGV Prd,•c:I ,t 1612 A4.2 Exterior Materials Mark Description 1 Allan Block Retaining Walls 2 Brick Cladding· 8"x16" Beige CMU 3 Brici< Cladding • IXL Homeslead 289 Cladding Hardie Panel Smooth· A Cladding HardiePanel Smoolh • 8 6 Cladding HardiePanel Smooth• C 7 Cladding HardiePanel Smooth· D Cladding HardiePanel Smooth • E Concrete Painled Column 1 D Concrete Steps 11 Duriod Roof Shingles 12 Exposed Concrete 13 Exterior lighl Fixtures 14 Eit:lrudued Arylic Singage {Fulure) 15 Prefinished Alumnium Railings 16 Prefinished Alumnium Soffil 17 Prefinished Melat & Glass Canopy 18 Prefinished Metal Exterior Door 19 Prefinished Metal Flashing 20 Prefinished Metal Green Wall Screen 21 Prcfinishcd Metal Gutter 22 Prefinished Mela\ Mesh Opening 23 Prefinished Metal Overhead Door 24 Prefinished Metal Screening 25 Prelinished Metal Sliding gale & Fence 26 PublicAr1 27 Stained Glass Windows 28 TPO While Roof 29 w ,n ~ MfriM F"r::uM: ~l 30 Windows Residential Vinyl Flange • All ~taiterl~e. as noted or .etli)l'CWH oqv::al Finish A B C D E G PRELIMINARY ONLY NOT FOR CONSTRUCTION Building Exposure and Spatial Separation (3.2.3.1.D) Buildil"IO Sprinklered lo NFPA13 NC = Noncombustible Conslruclio C = Combustible Conslruc~or Compartment Area of Limiting Dislance Unprotected Construction of Cladding Openings • ---,.._. ______ -------------------------•--· .......... ------•-----•-• ••• -----·---------•--•• -------··-----•·-------------·-· ----•---. --· ·----""---u -·--~u:;~, Facade Building Face Allowed Aetuaf Norl.h 7924 m2 14 23m lo CIL DTR 100.0% 593% 3/4hr,C North West 140,1 m2 1.40m to P/L 14.0% 18.7 %0" 1hr.c North Entry 163 O m2 7,29m lo Bldg 719% 401 % 314hr, C Easl 81.5 m2 5 67 m lo Bldg 2 47.4% 10_2% 3!4hr.C West 563 4 m2 1,0Dm lo P/L 00% 14.2 %"" 1hr, NC SDUlhWesl 5261 m2 6.95 m to C/L 119lh 63.1 % 187% 314hr, C •· Equvalancy Required or Revision to Openings Exterior Finishes fl Colour A Beige B While C Brown D Red E Yellow F Grey G Cambridge IKO While Shingles -- """"' • --------·-··--·------· ---••• -Aea,u..--·--- C . ~I I NC • • •• ·;-'-·•-----____ u½,.~ C NC NC ti 0 ·-•--·-----·--·l--·-··-------- C I ~ ···-···--·····-···········-·-······· t -11 Ill Ill _ 1 ~,.1 •• ··--····-··-·---. -·· ··-•• ··---·······--········ ---·-1---➔· ;;'.~~~' I a _, -■ 0 Und<:!r'Qround l ,.__ ---•••••-........... •-••-•••••-••••• •• _ 0A~ot~~ • _ ........... --••••· ••• ·••t•---••---. cmeo-,,.,.,,,_,~~':;.S 1' ---·-----~-·)·-------------------· ---------. -----------' . ' . ,. • __ • • • •• ••-•• • ••• •• -•,. • • • • ••• ,._ .. -•• ••• __ • •• • •• • .. • •-• • • •• ••• •• • • ... ,. • •-•• _ • • • • • • • •• • •• •• • --••• ••• •--• • ••••• •• • • • .. • 0 -• • ••• ___ • •• •• • •• •• •• •••-:--____ ... _ P•,',""JV:~ . , ·-··-······•·--------.---_-_--_-.----·-·---.--.-.-.-.--.-----.-_-_-_-_-.. -.-.-.-_-._-_-.---.--------_-_-_-_-.---.-_-_-_-_-.. -.-.---.-----.-_-_-_-_ ... -.-----.-.. -.-.-.-_--_-.-_-_-.. -.---.-.-.-.. -.---.---.. -_-_-_-_-_--~ East Elevation Stai«z31JT•l'.V 4 I -Ill 0 ---__ Ill -•• • •••---• •-•••-• ••••••• • •••-• -• • • •• ••••• • ••••-•• ••• • •• ••••••-• _ Au,u,• •-•-·••• ••-• ••-•• •• ••••••• •••-••• •• • •• •••••••• ~• .. ••• OT~Cmimrrco~~~S ~ ••••• •-• • ••••••---•• • ••••••••.,.-• ••• •••••••• •••••••••-• ••• ••• •--•-••• •• •• •••• ••• -• •• • •-•••-•-• ••• •-••••• ••••••••••••• •-P•"-~~•;;~ North Elevati<;11;~~%¥ 0 ··········l--···-···-·@-•--·-•--------------•-1--•--·•---·•~---•--------•-----·---·--+•----·-----+----·----------··--•----+-----------+-----------------·--------·--· ------·--·-·· ---.,~ l-="""~.......,l=l""'"--"I ___ B ___ 29 I Ill Ill lBI 1111111;;• 111 lffl I• ---lK-fN -GlfNIG---·-·······-----···~--···-·----•·-·· ·--·-···-·--····-· -f-t-9-L:J • -·····-····--c····"'·· • ···-··-· • -·----····-·····-····· ----- 1 I I I • I I I ····•---'~! ~ t • -• -·• • • •-• • •• • •• • • • --•• •• ••• • •• • ••• ·-• • •• • •• ••• • •• -• •-· ••• • • • •• -•• • • ••· • ·• • •••• ••-'" • ••• • • • •• ••••• • •-• • ••• .. ~--••• -• •. -• -________ • __ • ___ •• _ ••• ComltlQr.inl ___________ • ___ •• ____ • ___ • _ ~-~55 ---.. -------------------·-------------------·--------------------· ------------------------------------------------·--------------------------· ------------------------------------------·-----------------------------------------------------·----------·-..... ----~"1'..ll:.~ ' JMcNSK)NS Date Nole 2018·1-8 Issued for DP 2016-1-25 Issued for ADP !!fftSUi! •. ~--•lp jlH!i1\,i ~-.,, s :t!.I" • ji 'JAJI sf {•rJ i •1· '41 1--11 i f ~1Uif! 1H ll•·h~JH :.: .1J·it3'f 50; • 1• 1· l . --af· l~ .. 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I : bissk y @ l e l u • Ml 1! ~ Fl o o r Pl a n s Si t e A - Bl d g 2 ~ ,§ , i f , ; ! ~~ Mi x e d Us e De v e l o p m e n t f Civ i c Ad d r e s s : 25 0 < ! 2 an d 20 5 5 6 Oe w d n e y Tru n k Rd , Ma p l e Rid g e, BC# Le g al Ad d r e s s : lol 1 Oislr i cl lo t 22 2 Gr o u p 1 NW D P!a n BC P 17 8 2 2 . & Loi 1 Dis\t lct Lol 22 2 Gr o u p 1 NW D Pla n BCP 16 4 3# PIO#: 02 6 - 2 9 - 4 . a B S & 025 -5 77 - 6 B 3 Co p yrt g ' 1 1R es e r v td F"l # N f ' {I J N I I C 8 ) ' V o " - , 1 , -. - - n ,~ cw ~ ~ ,. _ ~ , __ , 'lf l t l l C , t ' Q W r t , "' ~ . , . 'lh t ~l l l f t .• Mf 1 1 1 ~ 1 1 W m t , " N • ~ f " w a , t f -' W . , , . . ~ 6 . W ) ~ f l ' . \ , l , t l a n , 0 . ' 9 ' \ .._ . . . . , .. . W. . ° " 9 1 # 1 1 1 C . l n ! I O l l l • m i r 0 b ~ -. ~ C l l ' l d d 0 t ~ f o , ~ o i w ld• U - . = •Yt ' 4 o ~ = - w t ~ , : = : ~~ ~ - - ~ ' l C I I I - N l o b . . T h t l .. ., . _ _ , . M l . , , . . _ e l f l l f ! l ~ h r : n N O - .. . . . W Ol » O l . - t " - f J l ' I N .. 111 ... . . , , ' / , , ; / ' /' /' ~ ~ 10 ~ !!!. ! ~ /,, ii' " 1J :: 0 m r ~ z ► ;: o -< 0 z r -< z 0 -I "T l 0 ;: o () C z er . ;c C C c 2 ) Exterior Materials Mark O~scriplion 1 Man BIOdc Aemining Walt, 2 Brick Cladding-s·x16~ Beige CMU Brick Cladding -IXL Homeslead 289 Cladding HardiePane! Smoolh -A Cladding HardiePanel Smoolh -B Cladding HardiePanel Smoolh -C 7 Cladding HardlePanel Smoolh -D Cladding HardiePanel Smooth -E Concrete Painted Column 10 Concrete Sleps 11 Duriod Roof Shingles 12 Exposed Concrete 13 E)(lcrior Light Fixlures 14 Exlrudued Aryllc Singage (Future) 15 Prefinished Alumnium Railings 16 Prefinished Alumnium Soffit 17 Prefinished Metal & Glass Canopy 1B Prefinished Metal Exterior Door 19 Prefinished Metal Flashing 20 Prefinished Melal Green Wall Screen 21 Profinished Metal Gutter 22 Prefinished Metal Mesh Opening 23 Prefinished Metal Overhead Door 24 Profinished Metal Screening 25 Prefinished Mela! Sliding gale & Fence 26 PublicArt 27 Stained Glass Windows 28 TPO While Roof 29 ~ Mit1IaI Framo stou1!n;iol 30 Windows Residential Vinyl Flange Finish A B C D E G Building Exposure and Spatial Separation (3.2.3.1.D) BuildinQ Sprinklered lo NFPA13 NC= Noncombustible Conslrucllo C = Combustible Consltuclior Compartment Area or Limiting Oislance Facade North 145.3 m2 13_06m lo C/L DTR North Wast 283 O m2 7 97 m LoC/L East 314 9 m2 567 m lo GIL Pathway :SoutbWasl 293"8 m2 8_34m lo CJL 119Ih Soulh East 226 7 m2 10.88m Service Area •4 EQl.rylllNltY Required or Revision to Openings Exterior Finishes # Colour A Beige B While C Brown D Red E Yellow F Grey G Cambridge IKO White Shingles Unprolecled Construction or Cladding Opemngs Building Face Allowed Actual 1000% 61,1 % 314hr. C C 78 6 % 53,4 % 3/4hr,C C 474% 54 5 %"' 3/4hr,C NC 89,3 % 52,7% 3/4hr,C C 1000 % 51,9% 314hr, C C '--'·AD;•::::-=· 1'.:..:•:::.;•n=ol;;::ed-"'°'.::,'P:<::'":::.OYOd=oqu==•:....I __ __,,-L __________ J----, -I --o-·--·---- 1 ................... ~'···•·-···--•·-•-~·•LL •• ~~ •• -•••• f ■--■ ■-■ ■-■ I I I 1•1 1•1 1•1 I 11 Commercial Access North Elevation 02 $Qf&t ,m~ ... 1·q PRELIMINARY ONLY NOT FOR CONSTRUCTION ·--···--····-··--········1·········-r·-·······-----·-··• .. -:re-1&~--i(---·····--·········l ----............. _~----·-···-···-~!;~:, I i I I 111•1 ■~■ ■-■ ■-■ ■-■ ■-■ l■I I I l■I 1•1 1•1 1•1 1•1 1•1 -3 . -·····-·····---·····-· .. • ·-· . . 1 e,·.o-~ 0 0 ----• I I I I I •1 ■-■ ■IJ!!ll!II!!■ ■-■ ■-■ ■ ■ ! ~ l 1■1 1 1■1 1 1■1 1•113 1•1111 1•1I1•111 1•1 1 I ~: I Floor2 •---•···-·--•r-.--·-----· •-· -----· .... -----• ---------··-.... • -----------··------------•-------·-.... •----------· ----•------·· .. ···---•·--.............. •------------r·------·--------67'-0"-.s ~ ® j 17 6 '!!. 'l!!!!!!!I ·•-MFE 51'-0"-s '\. -···········-··· -~~'!!!11~9::!)°$ ........... -----· ··---·-----------------•--··pc··-........ -------------.... -. ---.. -.... ----·----------·--•------. I I ■-I I I 1■1 1 1■1 1 1 I I • -~ •'11•1·. -~IIIIJlllll ~.:~ ~ ~~ . ~ . ~-~ Commercial ~--5,63m Access .____, __ __, 5,54m --=-. 7'.... -------· ---·--·---··--·-----l..---.... ··---·-----·······-. -------·----. --------·-------··--·-------------·-·-·••-;;;:;;!:t::!~=~·. ---~£.~2.1..'.::9'-s ' _ ...... _______ ••. _ ..••.• __ ••• _ ....... ___ ...... _. __ ··-· ... __ . _. __ .... _________ ...... _ ....... ____ .•... _ ..•... ____ ... -~--..-... -_ .. _ ........................ __ ••. ______ •.• _ ...... ··-·· __ ....... U/G Parking 49•.o~.S --'----~~-----· 4211£( __ ~-=-· ·······--.................. . -·--· -~ .... ---..... ···-····· ~ ......... -··· ....... -·~ ...................... -~ ................ -... --· . ■-■■ ■l■I■■ ■-■■ ■-■■ l■I' I I l■I I-I I-I 1-1°1-1 1111111 •···-~-;;-·····•------•••~~~;~1-----•··-----•--~;m~r::,····-•·••••····•~~?.,:i:~----···• Access Access Access Access -········-··-·········-······-·-·--·---... --·· ---. ---............. ····---· ......... ·----·--. ··-·· ·----............ ·············-·· .. ····-·----······ ·----...... ·-··· ---~;s 0 0 \l■l.11■1.ll I ll■I ■ ■ ■-■ ■ ■ 1•1 1•1 1•1 I I I I 1lllt1lll1illlt !III l-1®11111111 1 1-1 I 1 1 1■1 1 1 1 11■1 1 1■ "!" ,., •• -· ••••••••• __ --•••••••• ·-•• _ ---•••••• --·-·· .• -·-·· •••••.. -· .•••••••..........•••••........••• _ ..•.......••..••••. ··-·-·--· ••••.. _ ·-_ •••••••••••••••••• ---···· •••••• _ ---f .... 26) ~ r ----~~ _ Gankns DilC'1l...\,,lJ., ... ....... J'. -----~ 7f II -29 ~ 1 MFE s1•.o· ;;;_ _ __,.,..._,,__=::.=-=-'-=c....%>='-1'------=~:;;;.,,--...,-----=..c::::'--_.._.._._a..;;;~=.,---...,_=="'-.....,,"""'-=-=---"'-'==---=-==..:.....===~--·· --·-·-•--6) ' Commercial Access Commercial Access Commercial Access ............. U/G Parking 49·.o•-s Dale Nole 2018-1-8 Issued for DP 201Pr1·25 Issued for ADP -C a.> E 0. 0 a.> > a.> 0 a.> en :::, '"O a.> >< ~ en C 0 :.:; ctl > a.> w u >-:;; :.::: z en(!) en iii -w Ill □ zz w~ J:O: a.::, w"" I-w Cl) "' ::, W0<!l zw~ >-t::z <( 5~ > o:-' > ..,a. ate: cale Orawn Pro;ect/1 heel .. ~~ ~~ .... "" .,., j~ "-ii: ~D ~~ ai M -e "' "" s: ~~ "' g .S:§ .. j:g ~ ,\::I.iii ;i; co "i 3S ~ ~ ~ ~ .. ;; ~ □ ii: N Cl) '"O co <C a.> -u5 2018-01-25 WBIJMIGV 1612 A5.1 ) Building 4 Rental J AtU Commotdal Mailboxes Site B -Parking Matrix Required Reqm't Coffim@fd.tl 2.120,2 m2 30.0 m2 Aos'd90IWII Visilor 294 units 0,20 Studio 34 unils 1.00 1 Bedrm 104 units 1.00 135units 1 00 21 units Provided Tolal Floor 1 UGP-1 UG P-2 Total 70.7 40 30 70 35280 141 156 297 58.80 42 17 59 34.0D 104 00 13500 . ·~-, .. _ .. """ :·-. ·-....... . _ -....... Dastwl!dlineof --------j"Ul,',.P'"'"'II ----.. ____ .. -..... _ Site B -Area Summary UGP-2 llGP-1 ,,_, ,,_. "-3 .,_, Parking 67,507 SF 64,371 SP 0SF 131,878$ 12,251.9 m Bldg 1 3,977 SF 6.982 SF 10,959 SF 1,018.2 m2 Site Area: Sile Area: ll 32 11 JO :n >8 27 ,,Parcel 81 •· ,~ .. Pa{ce1B2------~j-------7 9,033 m.2 10 Building 3 Rental _J "6,1 fl i'C-3 Town G~ntre Commercial 17 16 ,a 11 22 21 ~ a · .l6 Commercial Area Bldg 2 Bldg 3 Bldg 4 5,179 SF 3,681 SF 5,179 SF 3,681 SF 4811m2 3419m2 4,870 1 m2 4,156.0 m2 473 SF 2,529 SF 3,002 SF 2789 m2 Total 4,450 SF 18,371 SF 22,822 SF 2,120,2 m2 Building 2 Sale N.ARCH 0(36"~ 2,7 Residential GFA Bldg 1 Bldg 2 Bldg 3 Bldg 4 Tolal 559 SF 6,031 SF 14,285 SF 12,004 SF 14,285 SF 12,004 SF 14,285 SF 12,004 SF 14,285 SF 12,004 SF 14,285 SF 12,004 SF 71,983 SF 66,049 SF 6,687.5 m2 6, 136_2 m2 6,835 SF 11,562 SF 11,562 SF 11,562 SF 11,562 SF 11,562 SF 64,644 SF 6,005 6 m2 4A09 SF 17,834 SF 8,617 SF 46,467 SF 8.617 SF 46.467 SF 8,617 SF 46,467 SF 8,617 SF 46,467 SF 8,617 SF 46.467 SF 47.493SF 250,169SP 4,412.2 m2 23,241 5 m2 ' ' ' ' ' -' , '{l:~, ,, --,, ,, '' a;,i'•,:-, ------ Residential FSR Bldg 1 Bldg 2 Bldg 3 Bldg 4 Total 0 SF 4,506 SF 5,102 SF 3,252 SF 12,859 SF 12,906 SF 10,907 SF 10,497 SF 7,763 SF 42,072SF 12,906 SF 10,907 SF 10,497 SF 7,763 SF 42,072 SF 12,906 SF 10,907 SF 10,497 SF 7,763 SF 42,072 SF 12.906SF 10,907 SF 10.497 SF 7,763 SF 42,072 SFI 12,906 SF 10.907 SF 10,497 SF 7,763 SF 42,072 SP 64,528 SF 59,041 SF 57,587 SF 42,065 SF 223,221 SF 5,994 9 m2 5,485 O m2 5.350,0 m2 3,908.0 m2 20,738 0 m 1.231 112:6 0.664 0.608 1 287 0.593 0 94 0.433 2.357 2.228 2.298 Site B -List of Requested Variances GFA/FSR Ratio 721% 90,5% 90.5% 905% 90.5% 90.5% 89,2% Type Required Requested Front Yard Selback 7.5m 7.2m Exterior Side Yard Setback 6.0m O.Om Site B -Zone C-3 Reconciliation 1·119m Centre Commerclal Existing / Required Proposed / Provided Lor Area: 1B6m2 2,002 sq ft 9,026,1 m2 97.156sqft Lot Width: 6m ', lol Depth: 27m Loi Coverage: 81JddinoHelghl: Exterior Side Yard Setback: onl & Rear Selback: Abcrff Floor 3 o,lo,Sld,,VIIRIS.U>ac>; Requirements sidenlla1: sidenlial Vlsilor: mmercial: tal Parking Stalls: ndicap Accossible Parking: all Parking Stalls Allowed: 90% 48% No Hoighl Rcstriclion 6 Storeys 294 Unils 2,120 2 m2 22.B22 sq ft 20,760,Dm2 223,459 sq ft 20,738,0 m2 223,221 sq ft 2 300 22,0 m2 1 0 I Unit 02/Unit 1 /30 m2 1/SOSLalls 0.1 /Unil 237 sq ft =6.0m = 6 Om = DOm = 0.0 m = 7 5 m =4.Sm 294,0stalls 58.6 stalls 70.7 stalls 424 stalls Sslalls 42 stalls -Cl) .c -co 0 N '20.132m' 2,298 Variance Requesled A:..MDd.Ol!lbll~loOrn .,.,.Cl)n,adl!,IIQflOald' ~,cd!W:GQ. ... Variance Requested 294 stalls 59stalls 73 $lalls 426 stalls Bs\alls Date Nole 2018-1-8 Issued for DP 2016-1-25 Issued for ADP l:l "' "' ~~ oi ~ ~~ 0: "-o. -1l. "" ...., "'"' C ~ j ~ Q) jji O.c[ Oo E 2 l:;: ::z a. >-~ g-0 f ~ • e Q) "" > 0 i:li:i ~ ~ NN ~ Q) 3:§ " 0 a: 11 ~ i Q) N 05 '3, en ~ 33 i ::) -0 • Q) el X ~ ~ E ii D a: C cu co 0.. Q) Q) ..... ...., u5 u5 WB/JM/GV 1612 A6.0 ) PRELIMINARY ONLY NOT FOR CONSTRUCTION I I I I PL I I E1801m~ I ' I ' I PL E 157,!m I I I I .-. UIS TM•----- ...,,, 119'-4 314~ -Floor$ BLDG3 §_ ......_fk)o(3 i:;;;.;!;==================-=~=:li:;;;:-; .. ,=====:! \.. Lineof~dllinggrada- 56'-5 3J4• [17,21mJ1=;;.:r-==============~ Site Section 1 5':ale.1:200 E-.. "". ~.t .. 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"".= .. =.=-.. -.. -.-__ . ~ E 15.45m ~ ~ ~ or •:dt"n; o,ada 30'-~ 118'" I ~ •.... . ,l==========::!)i:-!;;~~s;;;;:,,,;::::====================================:!M,···· 12am Site Section 2 t 1:20 I 'Jt--,:;:=:;:::::::::;:====~L::::.S.;!:===!~Mir.FE;::(::::17::.61:::,m,;::J=============;;:.==:::~ □ i E 15,02m ~ . ;9' _ ~ .• ,. ~ ....... !:""'\.~•QM~4.@)~d□!,:•:::··:::·:lj· 11=~::E::E:::15:44::::::::m=:::::!---f:-E-1_52_9_m __ ,,_••-•A_v_;e. ___ _ ~ II~ •UiSflll\~1¥) Lltleololm"9U~ ~c-,··· 12.3m ; l<,94rn ' PL Site Section 3 Scale: 1:200 MFE(1l.67m) v E •~ .. _, ~~.~~~1~•-···• .• ......... • TOS·• ·•· I ~ ,go I 1r E1496m " 119lhAve_ I I I I PL !r E 15 06m 119\hAve Raft Foundation Membrane '¥.~~s~1-~. Client: 1071444 BC Ltd i.-11-mm ·-~IC,.VLM◄B? '-:fj)q.,_.,.,. fw.11()1},c.&l"Jt E 15.46m I r'i lOS JL ......... ,1==========::::)t;•;;;o·~-,,=======================================================================::!I Site Section A Sca&e: 1 :200 ""' Typical Cul off Wall Details I I I Not lo scale - Lr E ,s,S4m1191hAve. I I Ji. Typical Cul Off Wall Details Drawn: J8 .,.,. Ched .. : PC 2 -NTS Dale Note 2018-1-8 Issued for DP 2016-1-25 Issued for ADP !l ., ., "'~ • ~~ i .... t "o ...... .,., C :,! ~~ Q) ,; a.;;: a: !i E ] 0. ! ~-;;. M 0 ,, e e ~ Q) 1 "" ~!:/ "' > C NN ~ Q) I 53 .. 0 ~:g "' Q) i .!!2iii ; Dj5 en ; 5:§ i ::> 1,l "O bi Q) i >< ll ;; ~ 1 C 1[ en C 0 +:; £D (.) Q) Q) en - Q) u5 -u5 (.) >-~ :.:'.z Cl) £1 z ~ [B £1 CC D ffl zz □ UJ<a: I~Q ,_ ! 0.. :, a'. UJ ... ~ ~~:;§ I-w~ i;.~ Cl) a'. i ij_;i :, w t;<.9 &~! zw~ J ,; ·,c >-t: z ilj'~ .. <t:M ~~i -s: r,: .J !hl < a. °'11~ 2018-01-25 ..... t:200 o,..., WB/JMJGV ,OptC;'.I• 1612 ..... 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' : . : ! , ~ ~ ~ ~ t ! t r c ~ el Vt ~ :f _ _ . lb t A y J, l ( h : ~ . l.l ' b l n o. . , _ ~ ~: : C, ~' : . , ~ = = : : = O f - : Mf =~ ' : , r ~ ~== - ~ i : : " = Oi! f , W , l l l l l d l l t ~ M d « I M M , 1 l M I M .. ~O l ( " q ~- ~ t , l . , . , . ~ f n , H 1fl l 11 C l " ' l ~ t f ' d ~I M , l , r l , c , , , l l t l • .. . . . . :a ' .. z la 1J :: 0 m C s: z )> :: 0 -< 0 z r -< z 0 --1 "T l 0 :: 0 0 0 z (/ ) --1 :: 0 C 0 --1 6 z I I I I I I I I I I I i I ! I I I I I I I I I I «L! ,: ................ J ······~ ........ : _J A6.1 PRELIMINARY ONLY NOT FOR CONSTRUCTION ---------.... ___ ................. ... -- __J A61 _J A6.1 ',, Unit Matrix Residential Sales .--- -, Building 1 ' ', Typo Bedrooms , ,, Unil SB 1 Bedrm ',,, __ ',,._-_',, §g 111 ', , 'unls SK 38edrm ',,,,, Building 2 Unit S1 3 Bedrm Unit SA u,,;,sc Und SD OMS! UNISJ u,,IISL UnkSM 1 Bedrm 1 Bedrm 1 Bed+ Oen 1 Bedrm 3 Bednn 2 Bedrm 1 Bed+ Den Unit Mix Bedrooms 1 Bed+ Den 1 Bedrm 2 Bedrm 3 8edrm UnilArea #of units 60 7 m2 653 SF B3.1 m2 895 SF 40 860m2 926SF 63 5 m2 684 SF 84 Bm2 913SF 120 6 m2 1,296 SF 10 Tolal: 70 111.0m2 1,195SF 60 9 m2 656 SF 34 59.4 m2 639SF 63.S m2 6B5 SF 11 671 m2 722SF 5 115,5 m2 1,243 SF 10 835m2 699 SF n .am2 837 SF Total: 76 Sf".e% Sales% #of units 54% 11.0% 16 184% 370% 54 187% 377% 55 71% 144% 21 49.7% 100.0% 146 Unit Matrix Residential Rentals Building 3 un• UnilR1 UnitR2 UMRB Unit RA UniilRB UIWIRC \lnllRD Unl\RE Bed......,. 1 Bed+ Oen 1 Bedrm 2 Bedrm s- Bedrooms 1 Bed+Oen 1 Bed+ Den 1 Bed+ Den 2 Bednn 2 Bedrm 1 Bednn Studio t Bed+ Oen 2 Bedrm 2 Bedrm 1 Bedrm total: UnilArea liofunils 64,9 m2 61,6m2 60.7 m2 71.9m2 757m2 56.2 m2 41,8m2 607m2 71 9 m2 757 m2 56.2 m2 Sile% 82% 34% 27.2% 116% 50.J¾ 699 SF 663SF 653 SF 11 774 SF 49 615SF 10 605 SF Total: 77 450 SF 34 653SF 11 774 SF 10 815SF 11 605 SF 5 Tolal: 71 Rental% # or unils 162% 24 230% 100.0"'- 10 80 34 148 Total Nel Area 303 3 m2 3,265 SF 3325 9 m2 35,BOO SI 430 1 rn2 4,630SF 317 7 m2 3.420 SF 4241 m2 4,565 Sf 1205.9 m2 12,980 Sf 6,007.1 m2 64,660 SF 111 o m2 1,195 Sf' 2,072.1 rn2 22,304 SF 2968 m2 3,195 SF 700 O m2 7,535 SI 335.4 m2 3,610 SF 1,1548m2 12.430 Sf 417.6 m2 4,495Sf 3888 m2 4,185Sf 5.476.5 m2 58,949 S"F 11,<IU.?m2 123,609 Sf Tola! Net Area 64,9 m2 699 SF 61,6 m2 663 SF 667,3 m2 7,183 SF 3,523A m2 37.926 Sf 757,2 m2 8,150$1' 2a1.o m2 a.025Sf 5,355,5 m2 57.64GSf 1.4214 m2 15,300 5' 667 3 m2 7,183SF 7191 m2 7,740 SF 83Z9m2 8,965 SF 281.0 m2 3,025 SF 3,921 7 m2 42,213 SF 9.,277.2ml H,l59Sf Dale Nole 2018-1-8 Issued for DP 201 S-1-25 Issued for ADP UtH!flfJ1 'lfili{gJ. j,. -';I j,; 'f" i1-r-i,1i' i ' ~1 ! !11 '1~!-lftr ilJif l.1 1fiitfm 11!ir~~tn i1111·1t1"UI . t~ i~ n ..... C Q) E 0. 0 Q) > Q) 0 Q) Cf) ::, "O Q) >< ~ ~ .... 0 0 u:: 1l .. en "'~ l ~~ .... -1t "" .... i ~~ ~ 0.1[ Do ! l:;: ::z f g-i e e I "" l:j!11 I ~N .53 ~:g ~ • . !!21" ca g i(l 33 ~ • ~ E A6.4 M ~ ~ ~ .. ~ ;i; :l: i,j ;; 0 a: Cl) Q) ..... u5 PRELIMINARY ONLY NOT FOR CONSTRUCTION ,----' ' -,, ..---' ' ' ,,, ' ' -, ' ' ------- ........... _ ---..... -- I I I i I I I I • I I I I I I I i I I I .. L ! I I I I I I I I I I I i I • 1.---:...--... ~: ............ . _J A6.1 _J A61 ', -, Unit Matrix Residential Sales Building 1 Bedrooms Unit Area # of units Unit SB IJ"°'SE Uno SF INSG Ul'llllSH UnitSK 1 Bedrm 2 Bedrm 2 Bedrm 1 Bedm, 2 Bedrm 3 Bedrm 607 m2 831 m2 86 D m2 635m2 84Bm2 120 6 m2 653 SF 895 SF 40 926 SF 5 684 SF 5 913 SF 5 1,298 SF 10 Tola]: 70 ',,,_ Building 2 'UnltS1 llnioSA UnlSC UtlilSD Unit SI UnilSJ Unit SL Unit SM 3 Bedrm 1 Bedrm 1 Bedrm 1 Bed+ Den 1 Bedrm 3 Bedrm 2 Bedrm 1 Bed+Oen Unit Mix 1 Bed+ Den 1 Bedrm 2Bedrm 3 8edrm T ' 111.0m2 609 m2 59.4 m2 636 m2 67.1 m2 115 5 m2 83..5 m2 77.Bm2 Sile% 5.4% 18A% 18,7% 7,1% 49.7% 1,195SF 656 SF 34 639 SF 5 685 SF 11 722SF 5 1,243 SF 10 899 SF 5 837 SF Total: 76 Sales% #of units 11,0% 16 37..0% 54 37.7% 55 14.4% 21 100.0% 146 Unit Matrix Residential Rentals Building 3 Unll UnilRI v ... 112 Unii!RB V,,,,RC ~kRD lJnltRE Bedrooms 1 Bed+ Den 1 Bed+ Oen 1 Bed+ Den 2 Badnn 2 Bedrm 1 Bedrm Building 4 U"'RA l.lni'iRB UnllRC Unit RD Unit RE Sludio 1 Bed+ Den 2 Bednn 2 Badnn 1 Bednn Unit Mix I Bed+ Den Unit Area #ofunlls 64 9m2 699SF 1 61Ji m2 663SF 1 60.7 m2 653 SF 11 719m2 774 SF 49 75 7 m2 815 SF 10 562 m2 605 SF Tolal: 77 41 Bm2 450 SF 34 607m2 653SF 11 71.9m2 774 SF 10 7SJ m2 815 SF 11 562m2 605 SF 5 Total: 71 Site % Rental % # or units B2% 162% 24 34% 6.8% 1D 272% 11,6% 50.3% 541% 23.0% 100,0% ' ' BO 34 ... i ',,j I I I Total Net Area 303 3 m2 3325 9 m2 430 1 m2 317.7 m2 424 1 m2 1205 9 m2 6,007:1 m2 111.0m2 2,0721 m2 296 8 m2 700 o m2 3354 m2 1,154 8 m2 417.6 m2 38B.B m2 5.476.5 m2 11,483.7 m2 3,265 35,800 •. 6306!' 3.4~SF 4,565 SF 12,980 Sf 64,660 SF 1,195 SF - 22,304 3,195 SF 7,535 Sf 3,610 SF 12,430 4,495 SP 4.)85 58,949 t2UO,S Total Net Area 64 9m2 699 61.6 m2 663 667 3 m2 7,183 3,523.4 m2 37,926 S 757 2 m2 8,150 SE 281,0 m2 3,025 SF 5,355 5 m2 57,646 SF 1.42t.4 m2 15,300 SF 667.3m2 7,183.Sf 7191 m2 TJ◄O lif 832 9m2 8.8S59F 281 O m2 3,025 SF 3,921 7 m2 42,213 Sf S.277.2.mZ n,11s1Sf! Dale Nole 2018-1-8 Issued ror DP 201&-1-25 Issued for ADP ..... C Q) E a. 0 Q) > Q) 0 Q) en :J -0 Q) >< ~ N ,.._ 0 0 LL ,. shot, ~ ~ " "' 0. ,. ~ l f ] CJ :,: ~ ~ . ~ ~ CD Q) ..... u5 1:200 WB/JMIGV 1612 A6.5 i 51 OJ !: . a: 5· .. . &' -n ~o ~Q " N ~ a, -t )> ... . . , 0 I I: I I I ~- - l2 ' - 0 " - - - ~- - l2 ' - 0 " - ~ ~, - - - - - - - -+ - - I +li· : · ·~:·· · · · · · · · · · · · · :·· · · · · · · · · · · · .·.:·: : ~1-r - ( - " ) : •. - .- I I - , r .. . . . . . . . . . . . . . ·••~·· :· ~- ~ -~-- ... . jli l l i l l . . . . . . ; : i I : I ... 1 ... . . . . . . . . . . . . . . . . .. 1 :· • . •.. I 1 •. 11 , 1 1 1 1 1 • I : •• A. _. . . , __ _ ,~, I I I I ' lt I I / ~/ • I I I CJ ) 5. 0: 5· &' ... . . !i "T l ~- .. a I I I I I i~ I I I I I I I I I I I I :~ - 1~ / -- : : : _J ~ ', -- -- - - - - - ~ \ .. _± : __ __ I 0 ~ ' l! •O' _ _ _ -¾ - 0 ~F _ - ~ 3 =~ ~ ~ -: : _ 1 +1 i--\ ---- - - r l - ·v- - - : - .. - - : ~- ~ , I ~ -- - -- · •• 1·· · · _1 _ _ ·· 1 \,_ _ ■ I fl -- - - - , ,. • I I '" I : ii I ; -$ . ~ l : 1•1 I • 1 I I •• , l II I ·· · · · · · ··· · • · · I L ~~ I ; ·i ,.. . .. . .. . . , , ' 1· ! _ ~~ i ll . . l ~~ ~~· -, ; !; ,j I : I I I ; !, , • I I 1 ·· · : 11 I ' ' ,, I : I , I I n , : '1~ I • " , " ' r • I I : ·· ·· 1 ,, i • , , ! " ·' ·: I ' • I I i l! ·' i I ! , j i ! it I !' I , , , : .. . . ,I , • i I I .. ' •, , i'1 I ~ ii I I g ~ · I :, ' 8! • I ::: :'. : : , I -, 0 I g: ~ : ' ·1··· H ! I ' 3 i ,l,•, 1 11 , I I i ! ! ' V , , , di 1 1 1 1 -- - J~ I • +- ~ -- - .. . ,."ii -- - - + - I ~ 0- + - -- - I I i, . 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B.C V2 X 2T4 ph . 6 0 4 - 4 6 7 - 83 00 1 A lt 60 4 - 4 67• 8 3 0 5 ema i l:b i ss k y@ le l us n e l Fl o o r Pl a n s Si t e B - Bl d g 1 I I -- - - - -- / - - - - - I f, \J , I • 0Q / - -- - - ~~ , I • I , I ' 1 Mi x e d Us e De v e l o p m e n t Civ i c Ad d r e ss: 250 4 2 an d 20 556 De w d n ey Tr u n k Rd, Ma p l e Rid g e, BC # le g al Ad d r es s: Loi 1 Oislri cl Lo i 222 Group 1 NW D Pla n BCP 17 8 22. & lo l 1 Oislr i c t le i 22 2 Gro u p 1 NW D Pla n BCP 16 4 3 # PIO # ; 02 6 - 294 - 8 8 5 & 02 5 - 577 -8 8 3 I I Co p y r i g h 1 Re 5G f v e d rld l C t• NG C : '1 ~ '2 f Q ) . ~l - - - 61. -, . . ' - or ~ ~ < np , Q . 1 1 ~. . , ~ Pft':1 111 111'11 bf' b ~a i L M l l f .t ,. rf! N . ! ~ m. ~ ,Mtn t , p e T t f cl w,,, , , . :lj ) f d ! M ll! l i l ' . M )' ~ ~ °" " " •~a n d ~ O.s.f O ' l l M O Q l l ll d b • tlN t l bi _,, , M1 " ' ... . , . a . . « i . o l d t l ! ' ~ cd br , . f o a • • a o n e 1 • . - . = !r% rv : = = . v : : . ~ , = "" ' r U : i l l l t O ~ . . . . i ~ tw 1 W1 1 t j ( l u . . n i i a ~ ll c , , t , l l i i , ~ l l f a e ; ~ I I 0 ' ! 1~~ 19'W f ~ -u.., , _ .o , . , . i » o . M , - ~ I" 0 • E ro "if • "O :: 0 m r ~ z )> :: 0 -< 0 z r -< z 0 -l 71 0 :; o (; C z er . :: t C (: C 2 ) Exterior Materials Mark Description AlanBlotitrtatocningYMs Brick Cladding-8"x16" Beige CMLI 3 Brick Cladding • IXL Homeslead 299 4 Cladding HardioPanel Smooth • A 5 Cladding HardiePanel Smooth • B Finish Exterior Finishes # Colour A Beige 8 White C Brown D Red E Yellow F Grey 6 Cladding HardioPane\ Smooth• C Cladding HardiePanal Smooth • D Cladding HardiePanel Smooth· E A B C D E G Cambridge IKO While Shingles 9 Concrete Painted Column 10 Concrete Sleps 11 Duriod Roof Shingles G 12 Exposed Concrele 13 Exleriorlighl Fixtures 14 Extrudued Arylic Singage (Future) 15 Prerinished A1umnium Railings 16 Prefinished Alumnium Soffil 17 Prefinished Met.:il & Glass Canopy 18 Prefinished Metal Exterior Door 19 Prefinished Metal Flashing 20 Prtrll'lb.hed Mtillll Gtt:!U'-" wan Setocn 21 Prcfinishcd Molal Gutter 22 Prefinished Metal Mesh Opening 23 Prelinished Mela\ Overhead Door 24 Prefinished Melal Screening 25 Prefinished Me\al Sliding gale & Fence 26 Public Art 27 Stained Glass Windows 28 TPO While Roar 29 Windows Metal Frame Storefronl 30 Windows Residential Vinyl Flange B • AU M11ooais as noted or 11pprOVCN3 .._ .... , ·9 ----~ I■ • ·-•· --- mil 1 1■ -■ ■■-• ----· I■ -· ■-@· ■ 0 -. -· . ------.... - Access Access Building Exposure and Spatial Separation (3.2.3.1.D.) BuildlnQ Sprinklered to NFPA 13 NC = Noncombustible Consln.Jclio C = Combustible Construcllon Compartmenl Area of limiting Dislance Unprc\ected Consln.Jction or Cladding Facade Openings Building Face Allowed "''""' N~r1h • Floor 1 424 9 m2 BA5m 90,5% 55,1 % 314hr, C C to C/L i19th Nottn • Floor 2-6 7.82 m 77.2% 42.8% 3/◄hr,C C EHi •flloor1 73.0 m2 9.55 m 100 0 % 27,5 % 314hr, C C lo Bldg 2 Eul • Floot 2-6 314.6 m2 955m 100.0 % 23,8 % 314hr, C C S0taltl • Floor 1 235,4 m2 7.57 m 74.7% 3B,5% 314hr, C C South. Floor 2-6 • lo Bldg 2 519m 43,4 % 42.4% 314hr. C NC WHI • Floor 1 76 4 m2 B 63 m 92.4 % 24., % 3/4hr.C C to Bldg 4 West• Floor 2-6 314 3 m2 695m 63.1 % 27 1 % 3f4hr,C C ■I -·· --- ■I -·· --· ■I --~ Access PRELIMINARY ONLY NOT FOR CONSTRUCTION BCBC Building Grade NE 15,39 m 'MY 14 94m SE 1767m ~ 17.67m A.v~ Grade: 16.42 m 1st Slcrey Elevation: 17.67 m OilftmM\CIL 1 25 m 2 Om above Grade 6th $Lorey Elevation: 33.63 m MaK Floer level: 34,42 m 18m above Grade Din«:tni:.: •0,79 m ~ ~- I 11.llll. I ■ --~-•-. ·---·- l 'Ul ■ I ■ ■ •I -·--•-· ■ I■ ■ -- •~iF;;.;..--,..._-(21):--~T"'-~-j.... ................. -.......... ---,~~~-"".'.'.'~'#---HHUH ~,:..:~~0 11 ~ J:,oot level 34 .42m 9 ---------------~ l .......... Fkl<w-~,~~" ' ~ Fi0ot5TOC ,oa~ :.-l.; ..... . FIOaf"C TOC 90'-r E I iii ~ t ~ liJil. Ftoo,3TOC :'f 00--1• I ~ ~ I 'II 111<:l I I I I DIITTTr "-!TOC '8"-0' ..... i .. .i..... . . . . . . . . . . . . . . . . . . . . ... i Dashed.l,ne ~ A,.erage Fmished G,ade :~6=\ ◄~} I I I 1iur.r 12 ® 2 -■ I■ -· East Elevation Salo!3132'"• 1'-tr' P-2 ~ ., Dale Nole 2018·1·8 Issued for DP 2016-1·25 Issued for ADP fzr1·ui§_n S-lt ~-1 1,. .. ,·~ -a, r~ t!HHiJ!l ~fi'UhH :dt1~11~h ~•• ill• §_., iHf 1-! 1•~ u:11;1,!Hi ~H ~. "IP ! ''i?tt~i· ~! ,.,Jsf -1,.i] J!i'3 i.: ti§ -C al E 0. 0 al > al 0 al (/) :::J -0 al X ~ Cl) C 0 ~ ~ ii: 0. ,. i ] ~ ] C w 0 N ~ 0 g ~ "" ~~ ~~ "-a. a;~ .§ i a.;;: ~~ ;:z ~g e e "" §~ ~~ ]i 015 3] ;; I ::;, ] m m :,: "" ~ " i " □ ii: ...... Ol "Cl ·-■-·--· -------· -~ ---bt Aoor6TOC' ----n0"-1a0 ' ~ cu in I■ I■ I■ El ·-·-·--· ------· I■ I■ I■ -· ,•-·-·--· l •• •-- ■ - § ---~ -:~~0 ~ •••••• Floot~~0E . ;;; ~ ~ ~ Floar2t'OC 70--0" P-2 North Elevation Scale: 3132•·= 11-0• > al w Date: Scale Projecl # Sheet co al -u5 2018-01-25 WB/JMIGV 1612 A?.1 Exterior Materials Marie Description Allan Block Relaining Walls Brick Cladding -a~x16~ Beige CMU 3 Brick Cladding • IXL Homestead 289 4 Cladding HardiePanel Smooth· A 5 Cladding HardicPanel Smoolh -B 6 Cladding HardiePanel Smooth • C 7 Cladding HardioPanel Smooth -D B Cladding HardiePanel Smooth -E 9 Concrete Painted Column 10 Concrete Steps 11 Duriod Roof Shingles 12 Exposed Concrele 13 Exterior Lighl Fixlures 14 Exlrudued Arylic Singage (Future) 15 Prefinished Alumnium Railings 16 Prelinished Atumnium Soffit 17 Prelinished Metal & Glass Canopy 18 Prefinished Metal Exterior Door 19 P,Qll,wthl< M IOI Fla-t,ing 20 Prennished Metal Green Wall Screen 21 ~cdt..1.QiatGut.lm 22 Prefinished Metal Mesh Opening 23 Prelinished Metal Overhead Door 24 Pl'tf-,lltw:cl J.tet.al Scteenlng 25 Prelinished Mela! Sliding gale & Fence 26 Public Ar1 27 Stained Glass Windows 26 TPO While Roor 29 Windows Metal Frame Slorerronl 30 Windows Residential Vinyl Flange • All f~ciriOIII as no'~ Of a..-..t OQ\1111 •• •••• 0 Finish A B C 0 E G Exterior Finishes # Colour A Beige B While C Brown 0 Red E Yellow F Grey G Cambridge IKO While Shingles Building Exposure and Spatial Separation (3.2.3.1.D.) Building Sprinklered lo NFPA13 NC= Noncombustible Construc!lo C = Combustible Construction Compartment Area of limiting Distance Unprotected Construction or Cladding Facade Openings Building Face Allowed Actual North • Floor 1 424 9 m2 645m 90-5% 55.1 % Jf4hr, C C lo C/L 119th North -Floor 2-6 • 7.82 m 77,2% 42 8 % 314hr. C C EAII • Floor 1 7J,Om2 9.55 m 100.0% 27 5 % 314hr. C C to Bldg 2 E•II • Floor 2-6 314 6 m2 9,55 m 100.0% 23.8 % 3/4hr,C C SOPlh r Floor 1 2354 m2 7,57 m 74 7 % 38.5% 314hr, C C South -Floor 2-6 • 5.19 m lo Bldg 2 434 % 42.4 % 314hr, C NC Wo&t -Floor 1 76.4 m2 8,63 m 92A % 24.1 % 314hr, C C lo Bldg 4 Wesl • Floor 2-6 314 3 m2 6.95 m 631 % 271 % 3/4hr,C C PRELIMINARY ONLY NOT FOR CONSTRUCTION 9 ~ flaot l TOC ' ,s·.q- b " P-'f11" p., 49'-0- :. .. P·2 <0'·6" West Elevation SQJq;!tl2"•\·.(I· • • ' '" I I • • . . I I § • • Floot4TOC 90'-2" f § ~ Floor3TOCl1l 'f &Q'-1 ~ ' .. ..... , o\ P• p., 49'-0- lo .. ... N ,Hr.tr South Elevation sdr.J/3¥• 1·..a· Dale Nole 2018-1-8 Issued for DP 2018-1-25 Issued for ADP -C Cl) E a. 0 Cl) > Cl) 0 Cl) en :J "O Cl) X ~ ...... en Ol C "O 0 in :;:; co > co Cl) w Q) -U) Scale WB/JM/GV 1612 A7.2 u·t :o,,~. I I ti i I I 8fl PRELIMINARY ONLY NOT FOR CONSTRUCT/ON Tolal Commercial Area: 5,179 SF ' Building 2 Floor 1 Sc::Jll!!::lll2'"•1·-0" ' ' ' ' ' ' ~~-~~~~~~~~~~~~~~~~~~~--4 8r ~ :J.~.=.~·=·'"·····-:·~··:·.=························ •••••••••••••••••••• .,__.....~···········--··············· •• ······························•····················:: . ···"·~ -7--0 i i :" . • < A-----; ,-----, /// • : i ti i ~~='==,=-,::~.3Z:r:--::~~ rc::L..I .____, ......--------. ..--------,,...■ ••• I i i 1 ~ ~-_.. J,,,,,1,,1,,,~,, ~~ ~~ ~~......!II""---'~-; i ~<~ --lfukoll!~,...··;,;,.,,... ----~~~-~r"'!'!l-19'1""'1"1"'"1.--~!i'l'i!"!II"~~ --·-------------... ·--·~·=,·~·~ ~~ ~---1~~~~~~2~~~=r=~~~s~~~~~~~~ ~-~~ • i ! I ·• •••••• ~hr'-.---r' ti I ,: ~-·····-···································•················································.........,·:::.~···"==· .. _.,..-.-,, .................. ;:::············-·············································· -···················•···•··············· ·::.f-0 Building 2 Floor 2-6 .sa1Q;31'3l"-.1~-e- Date Nole 2018-1-8 Issued for DP 2011>-1-25 Issued ror ADP fitfmf41 ~ ~H f1 ~lj!aj .,ti i 5 u tz· "1· ~1•.r!,• 5, i • 1 ~-1 ,Ji 1.1.!f!it itljfli 11 lf.. •UrH e !Jl1r l "i ,-.~ 1·~, .. 11 : •1 ·tr11· ,UJ1.lnt ~ "" i ~ ii: Q. ..... 0. ~ C :ll C Q) ii 0: 0 E l ~ 0. ~ 0 . e m Q) ] '-' ~ N > 0 N .;, Q) ~ :§ :,: "" 0 0 ~ " N ~ ~ Q) . 5 ;i; Cl) N i 11 ::::J ~ :§ -0 ;; Q) 1 X ~ ~ 1 ;; 0 0: N Cl) Cl C 1:J ro CL (D .... 0 (D 0 Q) LL ..... U) c5 >-~ :,,:: z (/) C) (/)ii, -UJ CO 0 zz w:li ~ ' I:°' a.::, w"' i~i f-w (/) 0:: i~i ::, w t;CJ j;;~ z UJ~ ~,; >-t:: z <e i'i~ ~!§ s: 0::-' ~i~ ,o:O. Oat.e: 2018-01-25 ..... 3132·=1·-0· rnwn WB/JM/GV F'rojocl # 1612 AB.O ) -·--··· --. ·-· ·-·-·····--~ -I . - 6 ·----~-• Exterior Materials Mark Description 1 Allan Block Relaining Walls Brick Cladding -8"x16" Beige CMU Brick Cladding -IXL Homestead 269 Cladding HardiePanel Smooth -A Cladding HardiePanel Smooth -8 6 Cladding HardiePanel Smooth -C Cladding HardicPane1 Smooth -0 Cladding HardiePanel Smooth -E 9 Concrete Painted Column 10 Conc,ele Steps 11 Duriod Roof Shingles 12 Exposed Concrete 13 Exlerior Light Fixlures 14 Exlrudued Arylic Singagc (Future) 15 Prelinished Alumnium Railings 16 Prefinished Alumnium Soffil 17 Prelinished Mela\ & Gla.ss Canopy 1B Prelinished Metal Exterior Door 19 Prefinished Me\al Flashing 20 Prelinished Metal Green Wall Screen 21 Prclinishcd Mela\ Gullcr 22 Prefinished Metal Mesh Opening 23 Prefinished Metal Overhead Door 24 Prefinished Metal Screening 25 Prelinished Melal Sliding gale & Fence 26 Public Art 27 s,.,1o,.c.-w.- 26 TPO While Roof 29 Windows Metal Frame Storefront 30 Windows Residential Vinyl Flange • All Malerials as no1ed oraDQIO\'ed OQl.!JI Finish A B C 0 E G --0 East Elevation scai1:313r • .. •'-"""'-----· I■ ■- EBF Compartment A I EBF Compartment B --l---1--.. ,. West Elevation Scale: 3132" -1·-o· Building Exposure and Spatial Separation (3.2.3.1.D.) Compartment Area of Limiting Distance Facade Bullding Sprinklernd lo NFPA13 NC = Noncombustible Construction C = Combustible Conslruclion Enl •Floor1 67.6m2 Unprolccled 17.32 m lo CIL 206th Sl Compartmenl Area of Limiling Distance Openings Conslrucllcn of Cladding EHt-Flcor2-6 298_5 m2 Facade Building Face Allowed Actual $outh -Floor 1 2191 m2 6.68m toP/l North • Floor 1 270 9 m2 643 m toCIL 58,3 % 38.5 % 314hr, C C SolJth -Floor 2-6 897 2 m2 North -Floor 2-6 A 401 Om2 5.71 m 478% 40.0% 314hr, C NC West-Floor 1 A 29.3 m2 4 9B m North -Floor 2-6 B (Unit SI) 26,4 m2 4,89m 96.6% 73,8% 314hr, C C West -Floor 1 B 383 m2 316m North -Floor 2-6 C (Unit SA) 20,6 m2 4.92m 973 % S7,2 % 314hr, C C West -Floor 2-6 A 156 6 m2 4 98m lo Bldg 3 North -Floor 2-6 D 2658 m2 6.74 m 612% 36.9% 314hr, C C West -Floor 2-6 B (Each Unit) 32.2 m2 316m l,(J1•1 wa 0 Exit Unp(otecled Openings Allowed Actual 1000% 380 % 1000 % 436 % 60.6% 41.3% 606% 456 % 88_5 % 30.5% 47,0% 44.1 % 38.7% 33.0 % 47~0 % 464% ,r,a; PRELIMINARY ONLY NOT FOR CONSTRUCTION 0 underground Parking Access ·-■- 2663m EBF Compartment A ---·· ·-■-~--·-■- Construclion of Cladding Building Face 314ht,C C Exterior Finishes 3/4hr.c C # Colour 314hr. C C A Beige 314hr, C C B White 314hr, C C C Brown 0 Red 314hr, C NC E Yellow 314hr, C NC F Grey, G Cambridge IKO White Shingles 314hr. C NC (36° (.241 Access 8.6"' EBF Compartment B I■ ■- ■ - 12 ·--... I;!. y Access 6,71m 17,6Sm EBF Compartment C EBF Compartmenl D North Elevation Seitie-"3.'3r --1·..g- rTT l{m [I]-1rm Ill LLl ! ■-······-· -1UJ .W) U-a! ■----·- South Elevation Scale: 3132" -1·-0· ... ~,~~0 ' ~, :~~~':0 _, 0 Ftoo,210C 7rf.(T ~ io Pa, p..2 ~ Dale Nole 2018-1-8 Issued for DP 2016-1-25 Issued for ADP ~ i ii' . ..... C. C: ll (1) ..; " E a. ,= 0 f (1) I > m (1) ! 0 ~ (1) . N en 15 :::, i(l "O (1) >< ~ N en Ol C: "O 0 in :;:; co > en (1) LU (1) ..... u5 2018-01-25 WB/JM/GV 1612 Sheet A8.1 ' I I I I I I I I I I I I i I I I I I I I I I I I I i I I ' I I I PRELIMINARY ONLY NOT FOR CONSTRUCTION i I I I I i ~ -------------------------:;;:;---------------------------~ 8rt-H ---~ ......................... ~ ~.:· Y ........... r -.-·£ ............ : --. -· :.. ............ · ·--.-"·············: --. -: ............. : ---J f-0 I I I I l I I I I I I I I -u=.~ ....... ----------------~--~'-0 1 -0 i I I I I I I I I I i --f Bt I cb ! I 6 I I Building 3 Floor 1 ! I -~--I L _________________________________________________________________________________________ _ ~--------------. -........... -. :~;;···· -·········· . -······ ........ -·•··· .. 1:f 8r ~-_,_,.--_ _______,.~,~,.,._...... .,.._..._:::-~_:::---._____:-~---........ ·~ -0 / 'I I I ~! Lllllllll='-t-;;;;-,-~-...-1---L '.J_-r.2-,~~J.IP!~~t ,,---.,.,-.,-f".~ ""Ii---..... ---.---'It .,._~=:~.~.~= ~.---•11 .,.~~;,': .. ':" .. -:'. ~-.---•11 .,.:~.I.Wl!:W."""-!,;i.l· .~-.--,--'II .,.-="'--" ! ': ·:~ . B : I ; 1/,'HENP Buildin 3 Floor 2-6 Sciir.3GT•1"'.fr Date Nole 2018-1-8 Issued lor DP 2018-1-25 Issued for ADP flf:fn!jll E,._,U Al 1 . -o11r11iz~2 {ij~uJJf i~·i,1;nf~j't ' 1•!1 tt hlJJH~i a 11 !f~J'iMIIi J f ? E• "'l~! i•·"lt!i,f,.J ~ •• , ·ir1,1 J Ukf:Jn ~ .. ~~ 11 ~~ " 0: "-a. ~ "" -"'"' C ,; j~ Q) ~ a.a: ~" E 2 ::! a. >-~ g-0 f m • e ~ Q) "" ~~ "' > " ~ Q) ~ 5:§ .. 0 ~ :g~ ~ Q) ~ ]j~ ~ N Oi:3 en ~ :§:§ i ::, "O ;; ~ Q) ~ X ;; ~ ! " a: C") en Ol C "O C'O a::i 0.. .... 0 a::i 0 Q) LL -U) P'ro)ocl I 1612 A9.0 ? 32•-0· I EBF Compartmen\ A --1---- -. I --1 I ---~ I I ■ ----1----1•--------· ~- I -I 1-------1- East Elevation se.,ao:W-1·:0· 32',0' Exterior Materials Mark Description 1 Allan Block Retaining Wa!ls Brick Cladding -8"x16" Beige CMU Brick Cladding -IXL Homestead 289 Cladding HardiePanel Smoolh -A Cladding HardiePanel Smooth -B 6 Cladding HardiePanel Smoolh -C Cladding HardiePanel Smooth -D Cladding HardiePanel Smoolh -E 9 Concrele Painted Column 10 Concrele Steps 11 Duriod Roof Shingles 12 Exposed Concrete 13 Exterior Ligh1 Fixtures 14 Extrudued Arylic Singage (Fulure) 15 Prefinished Alumnium Raftings 16 Prellnished Alumnium Soffil 17 Prefinished Metal & Glass Canopy 1B Prefinished Melal Exterior Door 19 Prefinished Metal Flashing 20 Prefinished Melal Green Wall Screen 21 Prefinished Metal Gutter 22 PrefiniShed Mela! Mesli Opening 23 Prefinished Metal Overhead Door 24 PrefiniShed Metal Screening 25 Prefinislied Melal Sliding gate & Fence 26 Public Art 27 Slained Glass Windows 28 TPO While Roof 29 Windows Metal Frame Slorefronl 30 Windows Residential Vinyl Flange Exterior Finishes # Colour A Beige 8 While C Brown D Red E YeUow F Grey G Cambridge IKO White Shingles PL I I -~--a--~------·-·---·I·· I I --·--·---···----·I·. I I I -----·-·-·------1--1 I I . --·------· --. -· --i- i I I --·•· I ' I I I Building Exposure and Spatial Separation (3.2.3.1.D.) 8,ulldir,g Sprinklered to NFPA 13 NC= Noncombustible Construction C = Combuslible Construction Compartment Area or Limiting Distance Unprolecled Construction or Omdi·no Facade Openings Building Face West Elevation Allowed _., i93.5 m2 6,50 m 59,0 % 43,1 % 314hr, C C Scale: 3132'" = 1•-0• North -Floor 1 loBldg4 North -Floor 2-6 638.6 m2 5,63 m 471 % 36.4 "/4 314hr,C NC Ea•t•Floor 1 A 40.7m2 3,16m 41.6% 32.0% 3141ir, C NC Ent • Floor 1 B 26 9 m2 4,9B m 62,5 % 33.2 % 3/4hr,C C lo Bldg 2 Eatl. Floor 2-6 A (Each Unll) 34.2 m2 3,16 m 47.0% 394"/4 3/4hr,C NC IE"atl -Floor 2-6 B 1468m2 4,9B m 24.6% 17_7 % 1hr, C NC South -Floor 1 203,7 m2 7,16 m 70,6 % 25.B % 314hr, C C toC/L South -Floor 2-6 836.6 m2 7.16 m 706% 377% 3/4hr,C C Wo1U • Floor 1 69.0m2 100.0% 34_5 % 314hr, C C 7 43 m toP/l 'Nitti· Floor 2-6 314 3 m2 733% 297% 314hr, C C Finish A B C D G PRELIMINARY ONLY NOT FOR CONSTRUCTION IMENS ~ I .. ! North Elevation Seal~ W° ~ 1•.()• South Elevation Scale: 3132· = 1·-0· \JISOflMS 119'""' 31,1• ~ 9 F10c:K&To£ 110"~· s F-5TOC ,oa.;r s Floor• TOC 90'·2" ~ F')o«3TOC 80'·1" 0 "-2TOC 1a,v 9 \:, Fi0or1TOC $8'-0' ~ P.1 •11-cr ~ p., P-2 •o·-&- U/SofTr1,.1u 1ur~3U: ;!i 0 PI00t8rot 110'"·•· _, 0 ,_STOC 100'·!J· !e FioOC'4'TOC SIO'·:t" _, 0 ,-31oc 90"-I" e .-2roe 70--0- ~ Floor 1 TOC SB"-0' b .. par!, P-1 <9'-0- lo .. P•tk P.2 ◄o--6" Dale Nole 2018-1-B Issued for DP 2016-1-25 Issued ror ADP ,o----------< ftft·ru111 :t~ ;u.~1 J·.lt. j•l,~:S, .•• II Jz ;I-,,·rra !z I . .&, .• J •. J 1i,1t1t Ul;tt}-.Z.1 i l·• •~1r• I aj--,JJJ -.. j f l 1'-11i JJ I • t, ·t('I • ! Ul!It~Mt Ii .. ., ~~ oi ~ :e;i 0: ;;:;;:: I "" ..... "'"' C ,. §ia Cl) £ o.,s: Cc E ! l:;:: Zz 0. ii M 0 i 'I' Cl) "" ~ > C ~~ I NN g Cl) :§5 .. 0 ~:g ~ Cl) l .!!!iii :i; Di5 en ~ :§:§ :l: ::> i!l g "O a ,: Cl) ~ X ii ~ ! □ 0: M en 0) C "O 0 ai +J Ctl > Ill Cl) w Q) :t:::: Cl) ]" ~ ;, tl ' Scale Orawn WB/JMIGV frojocl# 1612 Sheel A9.1 PRELIMINARY ONLY NOT FOR CONSTRUCTION ) II • ;1-0 ················ .... ::.~i 0 Building 4 Floor 2-6 SC:llt:ai)%"':1'-0- Dale Nole 201B-1-B Issued for DP 2018-1-25 Issued for ADP f.,iffi!I'' tt ••• ~ 0$ 1?z f, iii! Ii. , ... ~H lJ! I! • tisl.,16= • !~ E ! thiii-U& i:i,!1-t-11!1.J if• i!~h 1rljH u f ., • ·i ~ • I -tJ .. s • ·t 11-.-1:a. Hl•f J•il .a .. l,,t,& u .. ~ ~~ ~ ~~ a' .... a. "" -"" C al j ffi a.> Ii o.;;: ~" E ~ ~~ 0. a§-~ 0 f -e = a.> ] "" :;; > " ~~ ,;, w NN g a.> 33 .. 0 el ~.g ij u a.> . i5 ~ ~ en 11 .S.3 :::::, :G "O ~ (l) i X ii ~ 1 " j ii: ,;:t en 0) C "C ro in a.. ,._ 0 m 0 a.> LL ..... u5 r.5 >-~ ~ z Cl)" z Cl) inc, -w-CO O f3 zzo LU < a: :r:li!Q J . ! 0.. ::lffi LU ..... I-;;,; ~ii Cl) ~ ::, l~;! LU t;c, zw~ ~hi >-!::z <( 13~ m,¾·· S a:..J !~11 <"- o.,t.e: 201B-01-25 s-3!32"=1'-0" Dni.·M"I WB/JM/GV pc~· 1612 6hul A10.0 ) Exterior Materials Mark Description 1 Allan Block Retaining Walls Brick Cladding· B"x16" Beige CMU Brick Cladding • IXL Homestead 269 4 Cladding HardloPanel Smoalh • A 5 Cladding HardiePanel Smooth • 8 6 Cladding HardiePanel Smooth· C 7 Cladding HardiePanel Smooth. D Cladding HardiePanel Smooth· E Concrete Painled Column 10 Concrete Steps 11 Duriod Roar Shingles 12 Exposed Concrete 13 Exterior Lighl Fiii:lures 14 Extrudued Arylic Singage {Future) 15 Prefinished Alumnium Railings 16 Prelinished Alumniurn Soffil 17 Prelinished Metal & Glass Canopy 18 Prelinished Metal Exterior Door 19 ?refinished Metal Flashing 20 r,e&,l•had M!:-UII Gr~n VIiii Sc.le-en 21 P,clinished Molal Gutlc:-r 22 ?refinished Metal Mesh Opening 23 Prefinished Metal Overhead Door 24 Prefinished Metal Screening 25 Prelinished Metal Sliding gale & Fence 26 PublicAr1 27 Stained Glass Windows 28 TPO While Roof 29 Windows Metal Frame Storefront 30 Windows Residential Vinyl Flange Exterior Finishes # Colour A Beii::ie B While C Brown 0 Red E Yellow F Grey G Cambridge IKO White Shingles Finish A 8 C 0 G a Building Exposure and Spatial Separation (3.2.3.1.D.) Buildinfl Sprinklered lo NFPA 13 NC= Noncombuslible Conslruclio C = Combustible Conslruclion Compartment Area of limiling Distance Unprotected Construction of Cloddi,,g Facade Openings Building Face ..w ..... Actual North -Floor 1 117 O m2 8.96 m 95,9% 52.0% 314hr, C C loCIL 119th North -Floor 2-6 314.3 m2 7.45m 73,5 % 29 8 % 314hr. C C E11tl • Floor 1 154.7m2 8.63 m 92.4% 316 % 314hr, C C loC/L East -Floor 2-(i 628,9 m2 695m 63.1 % 38.8% 3/4hr.C C South• Floor 1 67 2 m2 6 5a m 90 0 % 23,7 % 3f4hr, C C loC/L South • Floor 2-6 314.3 m2 5.63m 47.1 % 29,0% 314hr,C NC Wnl•Floor1 148 7 m2 61,3% 30.6 % 314hr, C C 675m lo P/L Wffl • Fh1ot 2-ci 628,9 m2 61,3% 42.8% 314hr, C C ,,n tot~• ··-l!lilrfOl.~,a PRELIMINARY ONLY NOT FOR CONSTRUCTION -1---....----(iii)-~-~---···· ··········-· ·■ 11 ■ ■' -1 ··■ I , ■ ... -~1 -----. @ ..... I • . •l---. -----------,, South Elevation SQ!e':3132'""•1'.0- I I 1 ... 11 " " " Access East Elevation Scale: 3f3T' = r·-o· 12 =2 ••• •••••••••• ! •• 1!0. 9 .a Ill ___ !_! 1• 0 ■1 -· ···~:.;;;;~;;.::. li~~;;;;;;=i -------•---- I■ ■- ·---- " ~ ......... Floof~1~~ ' 0 -~--F!Oot;o!,~0 ~ Fk)ofC TOC •••••• IIIT4"r.l) l ~ t ·---· _Fbtw3:r~~ ~ a, ~ F;oot2'1'"0C U) •·· 111'./T .r::: m ... b ~ Acot\TOC 58'.Q" ~ p P.1 .. 9'-0" <O '" ... P,2 •o--. ~ ~ ---· fk!O,~,~~·~ ; ....... ~STOCr.l) 1()0" ... 3'" • b l?t,-f------,;,· P-1 ·-----------------------------------·---------·----------------------- North Elevation West Elevation Scale: 3132" = 1'·0" Suloi:-ll'Jl' .. ,,..o. 01M Dale Nole 2018-1-B Issued ror OP 2018-1-25 Issued for ADP f'ftruf«1 .:. ~;~ t-i 1tUH•J*! ~UH1iiUr 1m Utfi~1,a . -~ ·l! rt~ ! •d1 · -.. i i,!!jl~~lJ·J ~ • r • f"I • •~ ~fj.h -, i I Hi-.:,, m ~ "' ~;!!; ~ ~~ ii: a.a. 0. "" ..... '"m C :1 _§ i Q.) "& a.o: Do E ! s:;:: ;:z 0. g-% ~ 0 . e e ::: Q.) l "'"' §~ .,, > <O ~ Q.) H "' 0 0 ~ ~ i Q.) . o o (/) N i :::) ~ §:§ "O ;; Q.) 1 X ::i ~ 1 ;; 0 ii: ~ (/) Ol C "O 0 ii:.i :;:; ctl > a::i Q.) w Q.) ..... u5 1612 ., A10.1 14'-1"" e- 11'-61/4~ ..,,_2'-631◄", 1 Bedroom Unit RA -450 SF Sella: 1/4" -1'-0" ) 16'-0" e-- T-7 318" 2 Bedroom 11·-o· -e -___Qeck --- 29'-9" e-- 1 Bedroom + Den 9"-9' -----------b e " Bedroom t' ■ L Unit RD -815 SF Scale: 114" -1·-0· l,, ,:_ ---e PRELIMINARY ONLY NOT FOR CONSTRUCTION 10-3" ---e Master I Bedroom 1 DOfl --e Unit RB -653 SF Scale: 114 ... = 1"-0- ~--:±:~ - ~ == Master Bedroom e------- io·-o· 1 Bedroom 24'-0" 11·-10· -__[)e,:i<___ --- Living Room' ---,, Master Bedroom --_-;::;::-::-;~~-~ Entry 2 Bedroom __ _ Deck ___ _ 14'--0" e b ;; e ow DJ Kitchen Bedroom 9'-21/4· 9'-91/8" Unit RC -774 SF Scale: 1/4" = 1'-0- --e ----e Unit Matrix Residential Rentals Building 3 Uroil Bedrooms Uni\Area #ofunils U,,,,R1 1 Bed• Den 64.9 m2 699SF UnlilR2 1 Bed+ Den 61,6 m2 663SF \Jc'litRB 1 Bed+ Den 60.7 m2 653 SF 11 Un.l RC 2 Bednn 71.9 m2 774 SF 49 Uo,IRD 2 Bedrm 75,7 m2 B15SF 10 UnkRE 1 Bedrm 56.2 m2 605 SF Total: 77 Building 4 UNIRA Studio 41 8 m2 450 SF 34 UnilRB 1 Bed+ Oen 607 m2 653 SF 11 Uni!RC 2 Bedrm 71.9 m2 774 SF 10 I/NI RD 2 Bedrm 75,7 m2 815SF 11 UnltRE 1 Bednn 562m2 605SF 5 Total: 71 Unit Mix ~OCXJJI-Sile% Rental% #or units 1 Bed+ Den 8.2% 16.2% 24 1 Bednn 34% 6,8% 10 ,sedrm 27,2% 54,1% BO s ..... 11.6% 23,0% 34 Total• 50.3% 100.0% , .. Total Net Area 64.9m2 699 SF 61.6 m2 663 SF 667 3 m2 7,183 Sf 3,523 4 m2 37,926 Sf 757.2 m2 e,1so SF 281 o m2 3,025 SF 5,355.5 m2 57,646 SF 1.421A m2 15..JCOSf 667.3 m2 7,183 SF 7191 m2 7,740 Sf 832.9 m2 8,965 SF 281 o m2 3,025SF 3,921 7 m2 42,213 SF 1.2n.2m2 IU5'SF Dale Nole 2018-1-8 Issued for OP 201~1-25 Issued for ADP fl(ftHfl! .~1 't•i H B 1~51-tit.d .. z.; .,25-e 11,·ifll .. ,i~ ! fl!'ll-s .UH1m:,. ,iirtHHh 1•1 •it ·~· l ... i.M'i I~; , !~,~1;fs1H i • f• tf-fhnj Hi • 1iJ--0 ~ z.,..,. , !H ~ .. ~~ 1 ;~ a: O.a_ .,, Uu ...... ii" "'"' C: " jffi Q,) i a.;;: □o E 2 "" ;z a. I-a.;;_ 0 f e e ~ Q,) l "" ~~ "' > 12 ~N g Q,) .33 .. 0 al Ii ~ ~ Q,) . □o ;i; CJ) ~ 33 i ::::> gJ "O :i Q,) ~ X .. ;,; ~ .. -5 □ a: CJ) C: co al 0.. Q,) ...... :'.: U) C: ::::> D.IJitO 2018-01-25 WB/JM/GV 1612 A11.0 lo ,:, lo ~ 11·-o· :Living Roam Kitcheri ~J -e--- lo ,:, e---- 9'-23/8" 1 Bedroom 12'·0" Deck 1Living ·Room l ,-- 10'-23(8" 1 Bedroom + Den 22'-0" 23'-0" 11·-o· Masler Bedroom S'-4112" ' Unit SA -656 SF Sc.air. tW• 1'4" 11'-0" Master ! Bedroom 1 5'-4112" 3'-51/8" Unit SD -685 SF e e lo ,:, 11'-0" ------j I Dining ' _l_ '-' .....__,.,-.. 1 Bedroom e--- 11'-0" -T Master ~. Bedroom ~ \' laedroom ' 22'-0" PRELIMINARY ONLY NOT FOR CONSTRUCTION 11'-0" Master Bed,oom Unit SB -653 SF Sc:D:e: 1/4" == 1·-0· Deck l ..., ~-,--- 11'-0" 11'-0" Deck [ -,._...._.._l=-,1 __ • Masler " Bedroom _,-,..______r-.----. -e 9'-2 3/8" ---------e 6'-11314'" 1 Bedroom Unit SC -639 SF 10'-2" e-i-------------------- 9'-5 118" 3"-71/8" .,2'4314~~ 4'-7112" 8"-111/2" 9'-511B" 2 Bedroom Unit SE -895 SF 2 Bedroom Unit Matrix Residential Sales Building 1 Tr,,e Bedrooms Unit Area # of units UnltSB 1 Bedrm 607 m2 653 SF Uni:SE 2 Bednn 831 m2 895 SF 40 UnllSF 2 Bedrm 86.0 m2 926 SF 5 UnflSG 1 Bedrm 63.S m2 684 SF 5 IJMSH 2 Bedrm 84.Bm2 913SF 5 Unit SK 3 Bedrm 120 6 m2 1,298 SF 10 Total: 70 Building 2 UlldS1 3 Bedrm 111.0m2 1,195SF 1 UnlSA 1 Badrm 60 9 m2 656SF 34 Ul'lltSC 1 Bedrm 594 m2 639 SF s UoilSD 1 Bed+Oen 63.6 m2 685 SF 11 \Jr\lSI 1 Bedrm 671 m2 722SF s Utv1SJ 3 Bedm, 115.5 m2 1,243 SF 10 Unit SL 2 Bednn 835m2 899SF UniLSM 1 Bed+ Den 77 8 m2 837 SF T~al: 76 Unit Mix -Sile% Sales% #ofunMs 1 Bed+ Den 54% 11.0% 16 1Bedrm 18.4% 37.0% 54 2 Bedrm 187% 37 7% 55 3Bedrrn 7.1% 14.4% 21 Tal•lt 49.7¾ 100.0% 146 28'-3" 11'-0" Deck I!.-- 3'-7 1(8" .,2'-5 314",, B'-111(2" Total Net Area 303 3 m2 3,265 SF 3325.9 m2 35,800 SF 430 1 m2 4,630 S'F 317-7 m2 3.420 SP 424 1 m2 4,505,Sf 1205 9 m2 12.080 SF 6,007 1 m2 64,660 Sf 111.0 m2 1,195 Sf 2.0721 m2 22,304 SF 296.8 m2 3,195 S,: 700 0 m2 7,535 SF 3354 m2 3.610Sf 1,1548m2 12.00SI' 417.6 rn2 4.495 SF 388 B m2 4,185 Sf 5,476.5 m2 58,949 SF 1t,.e13,Jm2 12:,.,,f;i0.9SF e e Unit SF -926 SF Dale Nole 201B-1-B Issued for OP 2016--1-25 Issued for ADP tif.fftHj1 s-.&~•lif1 liHH1\ii1 ~-·,i.! z .12 ufl! g !Uh 1'1li·1·1 tc11-i 19~ ·s. Jl,t,,·r-1 ~ lj•1J1·,. iE ~ U 1 ll Cl ~ ~ n:1~f? H f iit!Jahhl t Ii .. a, gj~ • f ;~ <La, .,, "" -I "'"' C j~ Q) 1i a.;;: E 2 u 0. >---~ ~ ig 0 '\' Q) J "0 ::: > ~!:j i I NN Q) 3§ .. 0 b ]:g * Q) C .!!!iii .i N Ci:5 en ~ :§3 !): => el "O ~ Q) j >< ;; ~ j 0 ii: en C co C'O Cl. Q) --·2: ci5 => Dr•wn WB/JM/GV 1612 s..,,, A11 .1 ) e-- e-- 11'-0" Master \/Bedroom \., 1 Bedroom 7'-4112" Ensuite 3 Bedroom 30·-2 s,a- 11._0. 8'-2 SIB" ------------. e e----- 11'-10 112" Uving Room Balcony Unit SG -708 SF Sclk."1/4"-1'-0" 8'-6112" 2 Bedroom Bedroom 2 12'-1" Living Room_ Deck Unit SJ -1243 SF Scale: 1W = 1'-0" 3·.o· e- e 3'-0" PRELIMINARY ONLY NOT FOR CONSTRUCTION -➔ I---, Bedrm 2 11·-0· Deck u:, Uvmg Room e, 11'-0" Master Bedroom Unit SH -913 SF OMARCHD(J6."'JC ,c~ 15'-3" -e 1 Bedroom 28'-3" -e -e Unit SI -722 SF Unit Matrix Residential Sales Building 1 Typo Bedrooms UnilArea #orunils Uni! SB 1 8ednn 60,7 m2 653 SF Unit SE 28edmi 83.1 m2 895 SF ,o Unit SF 2 Bedrm 86 0 m2 926 SF 5 UnllSG 1 Bedrm 63.S m2 684 SF 5 UnlSH 2 Bcdrm 84.8m2 913 SF Uni SK 3 Bedrm 120,6 m2 1,298SF 10 Total: 70 Building 2 UMS1 3 Bedrm 111.0 m2 1,195SF 1 UnltSA 1 Bedrm 60.9m2 656 SF 34 UnllSC 1 Bodrm 59.4 m2 639SF 5 UniSD 1 Bed+ Den 63.6 m2 685SF 11 UnllSI 1 Bednn 67_1 m2 722 SF Untl:SJ 3 Bednn 115Sm2 1.243 SF 10 1.rn!SL 2 Bednn 83,S m2 899 SF 5 l/MSM 1 Bed+ Den T7~m2 837 SF 5 Tolal: 76 Unit Mix -Site% Sales% #ofunils 1 Bed+ Den 5.4% 11,0% 16 1Bedrm 18,4% 37.0% 5' 2 Bedrm 18.7% 37,7% 55 38edrm 7.1% 14A% 21 49.7•/a 100.0% 146 Total Nel Area 303,3 m2 3.2!SSF 3325,9 m2 35,800 430,1 m2 317 7 m2 4241 m2 1205 9 m2 6,0071 m2 111.0 m2 1,195 2,072.1 m2 22,304 296.6 m2 3,195$ 700.0 m2 7,535SF 335 4 m2 3,.610SF 1.154,Bm2 ,2.00 417.6 m2 4,495 SF 388 B m2 4,185Sf 5,4765 m2 5B,949 SF 11.,n.1 m2 12:1.IOJ"Sf Date Note 2018-1-B Issued ror DP 2016-1-25 Issued for ADP fifftUf-4! ~.ai:-! if. otH:ht '"1,111~~5• I · i~ -1! .u 1~1j1tt ~dftil-f,i !f1 !•r1-~~ i s·•·j O& < u 1d.t.li1 • "' "I ·i,~~P ~ I ; '1 ••f-.pi Uii•f1 .. fl1l · 8 .. Ii, 'I 'S .. s 1l ., ., gf~ " -Ir ~;i; ;;; --a.a. . '-'u ..... C. .,., C :1 .§/ii Q) .,; a.,: 0: "" E 1 3:;: :,z a. f a.a. 0 e e ~ Q) l '-"c., ~~ :;; > .;, ~ "'"' l,/ Q) :§:§ ., 0 .,l ]1! ~ ~ ]~ Q) N 05 3, C/l ~ :§:§ :2: :::> t(l ~ "O ~ Q) ~ X ~ J " Cl 0: C/l C en Ctl a.. Q) -..... ·c u5 :::> 0D-1C, 2018-01-25 WB/JMfGV 1612 A11.2 e- t 13'-1" Living Boom 10'-0" Deck Dining ---i,.•r • ~l _l ;- ·:-,..~-t----_-t+--_j-!----L~-~='-'-6 ~ ___ K_i!c'1_ err : a----'==::w I -:r-····t ... +-·:·T·-----) Balh ~ e-~---------4--------------i-,,--,r 6'-9 7/8" s·-r 3 Bedroom Master Bedroom _J~l--:- ~-! -_ 15'-10" 16'-0" Bedroom 3 Bedroom 2 ,_ )t Unit SK -1298 SF W.1W•\" b ,.; --e b ~ DIM NSJ PRELIMINARY ONLY NOT FOR CONSTRUCTION 29--0" 12'-0" ---- : Living i Roa~ \__,....__/ 2 Bedroom Deck Bath 17'-0" ----e Master Bedroom Unit SL -899 SF Scaf«:UA"• 1'• 1 Bedroom + Den Balh Master Bedroom ~I Unit SM -837 SF Scale: 114• -1'-0" lo ,.; Deck Unit Matrix Residential Sales Building 1 Tlf>O Bedrooms Unil Area #ofunils Tolal Net Acea UnltSB 1 Bednn 60,7 m2 653 SF 303.3 m2 3.265SF UnilSE 2 Bednn 83.1 m2 895 SF 40 3325.9 m2 35,8006" l,qtSF 2 Bednn 86.0 m2 926SF 5 430.1 m2 4.630 6F UoltSG 1 Bednn 63,5 m2 684 SF 5 317.7 m2 3.420 SF Unit SH 2 Bedrm B4.B m2 913 SF 424 1 m2 4.565 SF UnilSK 3 Bednn 1206 m2 1,29B SF 10 12059m2 12,9B0 SF To1a1: 70 6,007.1 m2 64,660 Sf Building 2 UnitS1 3 Bednn 111.0m2 1,195SF 1 111.0m2 1,195 Sf Unit SA 1 Bednn 60.9 m2 656SF 34 2,0721 m2 22,304 SF UnkSC 1 Bednn 59.4 m2 639 SF 5 296 8 m2 a,19s si:: u,.,so 1 Bed+ Den 63.6 m2 685SF 11 700 0 m2 7,535 SF UrOISI 1 Bednn 67.1 m2 722SF 5 335 4 m2 3,&10 st= Uni1$J 3 Bodnn 115.5 m2 1,243 SF 10 1,154 B m2 12.430 SF Unll:SL 2 Bednn B3 5 m2 899 SF 417.6 m2 "',.49.SSF UnilSM 1 Bed+Den TT.6m2 837 SF 388 8 m2 4.185 SF Total: 76 5.476.5 m2 58,949 SF Unit Mix Bodfooms Sile¾ Sales% #ofunlls 1 Bed+ Den 54% 11.0% 16 1 Bedrm 16-4% 37.0% 54 2 Bednn 18.7% 37.7% 55 38odnn 7.1% 144% 21 Total: 49.7% 100.0•,<, 146 1lAl3.7m2 12':3,eotSF I Date Nole 2018-1-8 Issued for DP 2016-1-25 Issued for ADP fr11·ru 1~n l"g .o;i ~8 UHh't:i t!1~11Jii~ ~4;1·1s:1-_r~ 11 h.d •l. titijH· i:HUH f,I 1_11·: tJifiiH o l.1: e -ri i : ,~11!t•&t t111r· ·fi1U! ~ -. I,, a. e ~ .. oi ~~ ~ ~~ a: "-a. . <>o _. a. "" C :!! .§ffi Q) ~ O.i[ Oo E ] !~ 0. ~g. :;i 0 ! -e i Q) 1 "" > l:il:I ~ NN Q) 3§ .. 0 ~ Ii ill ~ Q) . i en li; ::, l'-l :§.3 "O I Q) X .. ~ 1 ~ en C co co a.. Q) _. ::: u5 C ::, d >-,!, :S:::z (/) <!) z ~ fii £? a:J Of3 zzo UJ ;l;a:: I"'Q fJ a_ ::>ffi UJ .. ,_ I-,!, :f~~~ (/)~ ::, ~>~~ UJ ti<!) ~uoci ~1~! zwil: >-!::z !ti! •di~ s: a::_, .. [l_ :;::~ li.i °"'"-2018-01-25 S.Olo 1/4"=1'-0" ,,, .. WB/JM/GV Prolad# 1612 ,i,.__,&- $,,~~_§, ~-!;<!-~6- s,,,., A11.3 PRELIMINARY ONLY NOT FOR CONSTRUCTION -------···------·------------·---"1111 ■ 11 ■■ ■■■ ···~··· ■■■ ■■ ■■ ••••• ■■--■■■ ---------------:Ji ·---······· !!■■ •• •••••.••• ~. ·····-■ -■ ·····--·-····-····-·-··-·· •!~~, -···-· · ··-·· ··-····· ··--··· -··· ....... ··-·· .. · .. ·····~--· ····•·• · ·····1h ········ ... · · · · ......... · · · · ..... ~ ········· ..... ·+-····-·· · ....... ··-········· -d-• ..... ·········•Jr··• .............. ·-········ ----d J ............... · t········-···· -.. · ............... · .. ·········· ..... -..,.. .. ~ 1 11 1111111;;1111111111111111111111111111;;1111 ~1 ···-···-···-········· © ·•··•·••·········--WALK·11\l·C~N1C-············---·-····· .::.·· _ · • ·····--··············· ... ·········-····f?'v?LO (S ·•·················-••········ ---· .:..··---:: _ ········-····································-·····---ir.~-s . -----':.;s ~ Olfl:Oln-arf05 ------~-----------·-·. -----------... --------------·--... --------------------------. --------... ---------·----------------------------------· -----------------.... ----------------------·---------·--------·-----------------.. ------------.. ---------------------------------...... ---~.!_~~1s Commercial Enlry ~I ~, Floor 5 TOC 100•.3• ~I I ... , I Floor 4 TOC • • 90'-2", El ;:;; b,..· ~ ~ Floor 3 TOC 8D'·1· Floor 2 roe 70'-0" 6 _,_....;;;; __ CTi • Pari<lng P·l I -a.=.=--""'-""-_;..;;;,;;::.;4..,_9.:..,_..;0•"'1';--PL- U/G Parking Access Site B Building 4 North Elevation Scaia-.= ,,a ... ,•.o= '.'i' "' Parl<.lng p.2 40'-6" Exterior Materials WM~ Ono t.o, AlanlllOClc R0"'""'9W ... Brick Cladding-B"x16" Beige CMU 3 Brick Cladding· IXL Homestead 289 Cladding HardiePanel Smooth -A Cladding HardiePanel Smooth· B Cladding HardiePanel Smooth • C Cladding HardiePanel Smoolh. 0 8 Cladding HardiePanel Smooth -E 9 Concrete Painted Column 10 Concrete S1eps 11 Duriod Roor Shingles 12 Exposed Concrete 13 Exterior light Fixtures 14 Exlrudued Arylic Singage (Fulure) 15 Prelinished Alumnium Railings 16 p,.tnJhOd.AA,f'M!umSo"4 17 Prerinished Melal & Glass Canopy 18 Prefinishad Metal Exterior Door 19 .,..._.IOl>lfln""" 20 Ptornihtd "'1!tttt Grao-n w,1U Saoon 21 Pf■fmhocl M1talG.Jfler 22 Prefinlshed Metal Mesh Opening 23 Prefinished Metal Overhead Door 24 Prefinished Melal Screening 25 Pre finished Metal Sliding gale & Fence 26 Public Art 27 Stained Glass Windows 28 TPOWhite Roof 29 Windows Melal Frame Slorefront 30 Windows Residential Vinyl Flange Exterior Finishes # Colour A Beige B White C Brown D Red E Yellow F Grey G Cambridge IKO While Shingles Site A Building 1 North Elevation Sc:aie~ 118" • ,-.. er © ,.,_ A ® B C D E G 8 Dale Nole 2018-1-8 Issued ror DP 2018-1-25 Issued tor AOP ~ ~ ;;; . -C. C :l1 (1) .,; "' E a. ,= M 0 f .,, Cl) ] ~ > 0 ~ Cl) w ~ "" 0 ~ ~ :li Cl) ~ a; en 15 :;: :::> ill :'l "O Cl) X ii ~ 0 a: "O '-co 0 co co ·;::: Cl) -co ~ ._ 0 ·;::: 2 X w c.i >-~ ~z (/) (9 (f)w -w Cil 0 zz w;;i ~ Io: a.=> I~~ UJ od f-w :i~i1 (/) 0: l!~~, => UJ ti (9 1~.a zw~ >-t:: z 2~~1' <( IZ ~~~~ S ~s Ha <( a. O.,,to: 2018-01-25 As Noted WB/JMIGV Pio/1,cl • 1612 .... A12.0 __ ) f I ., ~ ~ ~, ~ ~ • !1 ~ ■■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ I. . / .. . . . . . ,_ . __ t- Jr 11 li ' ' I 1,: ~ ~. •· . EC · · : . } , -~ . ;u ¥0 1 1 1- H I C-~ • • ~- ,., ._ . ~; , ,, - _ _.. : . ~ , . , I I -u :: a m !: : s: : z )> :: a -< 0 z ~ ... ., a ·· .. t~ - ~ . ·- \-- ~, _ ·- .~ . ;,- ; ~ -~ 11 ., ; , • ~l\ l ~ 1 - -~ _;'JJ " ' ' 1. I z - I !" 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Ma p l e Rid g e , BC V2 X 2T 4 'b , _ , ph 60 4 - 4 6 7 - 8 3 0 0 tu 60 4 -4 6 7 - 6 3 0 5 .,.. ~ ~ em a il : bis s k y @ t o l u s ne t Mi x e d Us e De v e l o p m e n t Civ i c Ad d r e s s: 25 04 2 an d 205 5 6 De w d n e y Tr u n k Rd, Ma p l e Rid g e , BC # Leg a l Ad d r e s s : Lo i 1 Di s t r i c t Lo t 22 2 Grou p 1 NW D Pla n BC P 17 B 2 2 , & Lol 1 Dis t r i c l Lo t 22 2 . Gro u p 1 NW D Pla n BC P 16 4 3 # PIO # : 02 6 - 2 9 4 - 6 B 5 & 02 5 - 57 7 -6 B 3 Co p r , i g h l R e 5 e 1 v N 1 Fto l l f l l ) , •A e C t~ 28 (3 ) , •p l J l n ~ ~ • ... , , . , , . Ail ' l fll ' f i e R:$ f t i . . , _ . t , : , , \ 1 and sPl( l l ' c l lt.o n t su ~ J l l t trf l t f l l l aJtM M : j _. _ -a 111 Ill hll l l l S ~ II• Pa i ~ ~ OI W w r r , , ~ b \ y N ~ ~0 , 1 9 ' , ~ .iln d , n t . . . , o . . t , o n _ , . P " w , o t l l ' t v w d l W W e(I L ' f f p t q , t ! 1 1 t . ' M \ f d o r o a t f l l d b ' U f { l f , C , p.v j,u ,- .. . =~ ~ = ~ ~~ ! : 4 ! ! . : . i : : O'f l l t .. . . ~M S ~ 4 " l b l ~ ll l , t ~ sh a l l b ein f o , m e d o f 3 r i y v a n a l i o r o s l l ' o m l h e dim en 51 o n s l l n d eo n a l i c n 5 s h o w n o n l h e c t r a w : 0 , p , ~1 .. ~ ;- a, z i :: a 0 0 z en -l :: a C 0 -l 0 z ii ~I !1 ti ~ X 'll .., ~ .. • ~ 1 · , tu": , ·1 • • ' ,. ·.• ·; . \: I ' ' 1 1- 0 , , . : , \ ~ )> "'c i p ... . > . "< , ; : ,. w "- 9 4 ' t , . ... . > . ~, j , I ~ z Li l/ ~1 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 SIG N #2 0 4 22 3 2 0 Lo u g h e e d Hig h w ay Ma p l e Rid g e , 8 C V2 X 2T - ' f r,l ' l ,6D 4 - 4 6 7 - 8 JO O f ax 6 0 4 - < l 6 7 ,llJ O S om e ~ :b i s s k y@ lolus nf! I .. _ _ , , .\ t ; ·,i i ~ \ ~'\ · ./ .; Pe r s p e c t i v e s Vi g n e t t e s ~~ -- ~ -~- ~ ~ ~ ; ; ; - : ~ " : : i- i ' ! I ; ~ _l-~ " " ■ - ~- - -0 ~~ - i' .. ~ ~: , " . ; ~ ~~ ~ .... ,, ... ~- ~, -- ~ ~ ~· -T • ~ - •~• . ;,.,, i ; , - ,~ _;} _;.. _ ; ; . - ~/ / Mi x e d Us e De v e l o p m e n t Civ i c Ad d r e ss : 25 0 4 2 an d 20 5 5 6 De w d n e y Tr u n k Rd , Ma p l e Rid g e , BC # Leg a l Ad dr e s s : lot 1 Dis l r i c l Loi 22 2 Gr o u p 1 NWD Pla n BC P 178 2 2 . & Loi 1 Dis 1 r i c l Lot 22 2 Gr o u p 1 NW D Pla n BC P 16 4 3 # PIO # : 02 6 - 2 94 - 8 8 5 & 02 5 - 5 7 7 - 8 B 3 r - ~ # '= " LJ ■ 1(; I Cci p yri g h l Res e r ~ ed Fu r t h er jl) NO C D1 l a w 28 ( 3 ) .. . P" . - n VA l i t f t l L O' ~ g,a p : - . o e : •dl" " " " " l i o n s and ,jN G k . . , . C'l f S l l l ' l ! ' I I l!y N ~rc h l l ec t .. _ ao d :t,I JII lim e s , _ _ . hi ■td ; ; I M I ~ ol w., . ~ ~~ 1 ~' « l Ut1 1 a n Oa l 9 ' t . ~. . - ~ D l ~ l l l ! I O ~ ~ • I I M ' l f N f - , MW tv " ~ . •ld t t Y t i a i ! l d . k f w: i t p ~ - l l l ■ .. , i . . .. . . ., , M . , , . , . O D ' 1 + ' ~ 1 1 \ a 1 1 . ' I B 8 ~ ... "'l - - ~o l , . . , . , O .li ' t w . n . ~ 1 ! - l t l l , i l k b ■~ 0ve rs c . i letl t l i m en s i o ns . : m d ,;o n d i t1 o n s o n\he 1 o b TI1 i sarn c e sha ll be in f o r m ed af an y ~a n ~ l • o n s fro m lh e (llm e 115 i o n ~ en < l co n d 1 Ho n s s l 1 0 w n o n t h e d r a w t1 9 s 7J ;u m C $ z )> ;u -< 0 z r -< z 0 -i ""T l 0 ;u (' ) 0 z (/ ) -i ;u C 0 I~ ~ ii f ,_ _ . , , _) 1!11 ; ; ; ; ~ -: : : : : = ~- - - - - - = =- -- - - - - ~ = - - - - - , -" l: ~ "' ts " "' ?: C ~ m "' 'I .s ,. . , ; 'I . ~' ,, - . ... . . "•~ , -- - ~ ' , .. ~ ,. '~ ' • '~ -·, \ • £1 , - .. .. . . . --- - . . . : ; . J ~ !!· ~- ! . - ~, ' ·..: • • ,,, ,. )> ... . > . <, . ) N 1-o , _ J , ? ~ '¥ ~ , . ~~ r , . "t> - i , i· . ff l ~ ' lW I I I I · ·-• \ • ' - fi ,; , 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 IO R DE S I G N #2 0 4 22 3 2 0L o u g h ee d Hig h w a y . Mi! p ! a Rid g e , B.C V2 X 2T 4 ph 6 C M - 4 6 7 - 8 3 0 0 1 8 K 6 0 4 - 4 6 7 - 8 3 0 5 em a il : bis s k y @ l e l u s n o l Pe r s p e c t i v e s Vi g n e t t e s , '· . y ~ -: '· / ; ,: I •r I .-,., , ,' , , ~ ' ' I· ~~ .. ,,,"l i ' m l r 4 \ . " 1 . ' i l - K a ~ ... , :~ . ,, ,• , • . i •• Mi x e d Us e De v e l o p m e n t Civ i c Ad d r e s s : 25 0 4 2 an d 20 5 5 6 Oew d n e y Tru n k Rd , Ma p l e Rid g e , BC # Le g a l Ad d r es s : Lo i 1 Dis t r i c t Lo t 22 2 Gr o u p 1 NW D Pla n SC P 17 8 2 2 , & Lo i 1 Dis t r i c t lo t 22 2 Gr o u p 1 NW D Pla n BCP 16 4 3 # PIO #: 02 6 - 2 9 4 - 8 8 5 & 02 5 - 5 7 7 - 8 8 3 Co p y r i g h l R es erv e d Fu r t h o r lo AIB C By l a w 28 ( 3 ) , :il l plo r i s sk e l e h l : s , dra w i n g s, gr aph i c : r e p r e s e n t a t i o n s i 1 n d 5 , p G Q f i c a l i o n s p re,p ■1t d b y l h i J arc : h i t a c t 8'9 . an d at all lim&S rem a in 1h1 1 ax c h a i va pro p e r t v GI W J r , f t e ~ ~ f ~ . U . . ~ ~- ~ ~ - U f f l d ~ t n e d . \ w l ! I W lll t l l t ~ l ' \ f C l ,•M t d c w . _ , W ~ f l : = , , , l d . 1 1 , " 9 !. " ' : r l ~ : ' : : .. 1i a 1 ' : : ' ~ ove r s c n l e d d i m e m i o n s a n d C O l ' l d i l i o n s O f l 1 h e J I X I Th l s o l f i c e sh o l l b 1 1 into r m i , d o l any v l l r i a \io n sfr o m lh a d i m e r . , I Ol'l sa n d eo n c i l i 0 1 ' 1 s sho ~ 0 1 1 1 h e d raw " r l 95 7J ;o m C :s : : : z )> ;o -< 0 z r -< z 0 -- i "T l 0 ;o (' ) 0 z (/ ) -- i ;o ,c (' ) ~I" ~ a ! Q) I,, I -- i 6 ,z 51 1 I i 1 "I " 3, )> ... . > . (, J (. , J '1 1 6 .. -J f ! :, . A ' ~ • o~ ~ , . ~~ 1 , . 1,\ ¾, '" ~ - G) N < .: • 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 e e d Hig h w . : i y . Ma p l e Rid ge , BC V2 X 2T 4 ph 6 0 4 - 4 6 7 • 8 J 0 0 I I I K 6 0 d • 4 6 7 - l l J O S z om a ~ : b i s s l r . y @ lc l u s n e l ~ Pe r s p e c t i v e s Vi g n e t t e s Mi x e d Us e De v e l o p m e n t Co p y n g t l ! R e 5 e t v e d I F11f 1 1 1 1 ! t ID ... 0 e~ w 2B ( 3 ) . ~ Clk l ~ Oa i i : t - 1 1 , ~ . ii ~ ~~ ~ I~ l~ 1 1 ~ ~ s 5~~ ~ ! : : , , g d p t ~ : Civ i c Ad d r e s s : 25 0 4 2 an d 20 5 5 6 De w d n e y Tr u n k Rd , Ma p l e Rid g e , BC # 6' WJ > J , _ ~" lld . 5 . \ y N~ l.l ! t l n °" ¥ ' , ll' \ w r m O , am ln l M I O I Oe l , f f ' l a'l d c - . - - t b l l ~b "" I ~t l f ¥ ' C l , c t l d i t 0 f ~ W ~ t 1 1 1 e , 1 1 1 ! 1 1 l l l l .. Le g a l Ad d r e s s : Lo i 1 Dis t r i c t Lo l 22 2 Gr o u p 1 NW D Pla n BC P 17 8 2 2 , & Lo i 1 Dis l r i c l Lo l 22 2 Gr o u p 1 NW □ Pla n BC P 16 4 3 # :: : ' ! ~ ~ ~ ~ ... . . . ~; . : . : ow i r s e a / 9 d d • m e n ! . O O ( l 5 n n d Q ) t l d i l 1oo s o n l h e j O b Thi! l olr . ce PI O # : 02 6 - 2 9 4 - B B S & 02 5 - 5 7 7 - 8 8 3 ~ II ho 1nro m > e d ol 31'1 y va r i a t o o n s fr o m lh e dtm , m ! . i o n s tin i : I wn dil i o n s ~ ho w r 1 o n lh ed raw i n g 5 _) ~ NI O 0 " ~ iii f " lz • 0 ~ iii ""' O :: 0 m C s: z )> :: 0 -< 0 z r -< z 0 -I "T l 0 :: 0 (" ) 0 z (/ ) -I :: 0 C (" ) -I 0 z Rain Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. Planter boxes with evergreen shrubs Separall! pedestrians and vehicle parlmg Rutherford Planter 3' • 6' • 26" tall by WiShbone Industries Aluminum frame with synthetic lumber sides. Landscape on Roofdeck Plnnter walls to support 450 to 750 depth growing medium. Trees. shrubs and perennials for seasonal h'l1erest and scroening. Roler to typlcal details• she<!t L4.0 Terraced Retaining Walls Segmental block with cap Transition to neighbouring property Refer to architectural drawings Bicycle Parking at Main Entries Bike Rack: Cora 'Expo' black, 4 and 8 bike capacity Access walkway 1.5m wide concrete paving Emergency, maintenance, and resident use Social and play amenity area Play structure for pre-school ages on rubber play surface. Trellis features with climbing vines Benches and cafe tables with chairs Planters with columnar trees, ornamental shrubs, and perennials Rain Garden Ta receive rain water from Building 3 roof. Pebble lined depression to collect and store water with overflow to storm system. Metal screen on parkade wall Open mesh with flowering vines Rain Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. Building 3 Rental Provides interim holding and additional delayed discharge to storm system. Vehicle and pedestrian paving Unrt paving, continuous on roofdeck Social seating area Building 1 Sale Resident Patios Patio paving -hydrnpr'esoed slab on pea gravel, sand colour Planter walls -segmental block to support soil on roof deck Refer to typical ootalls -sheet L4.0 Bicycle Parking Area Bike Rack: Cora 'Expo' black, 8 per rack x 2 = 16 bike capacity Terraced Retaining Walls Segmental block with cap Transition to neighbouring property Refer to architectural drawings D D D D -n Service Area Materials Legend -__ ..,,. ___ olond> ML.8870,W &'long by Moglln S .. F1Mnl5hlnOS l!qdo Rade palnled m61al, < blkO Clpaoily W•SO< 'Expo' lllad< by Cola an., RAcls Blcyc1" Rad<: palnt.o m•'"l 4 bllto Clp.lClty W1510 'Exl>o'blo<l<byColol!lb- Patao Pa1,1us: hydri1pc'CU41d stab 12"' :t I Z-nAWtal t.Ob.ll Amenity patio: hydrapressed slab 24" x 24" natural colour Pedestri1,n wa~y: standard paver running bond pattem, 1t!dlbfadt colour blend Vehicle area paving: slandard paver running bond pattern. desert sand colour Play A,u:~ruiien!Nbbefs\llt1ac:it.. Planter Box: awminlJm lr,tm0 w-d JYl11Mbe tlmbct &lats Rulliedor4mo1Ai3'x5'•26"ialby- Refuse enclosure and service parking Landscape buffer planting to public pathway Rain Garden To receivarain water ff'O\'TI permeable paving and parking area. Pebble llned depresslol"I to collect and store water with overflow to storm system. Provides Interim holding and addrtional delayed discharge to storm system. 119th Avenue Streetscape Deciduous trees with grass boulevard Resident Amenity Patio 1 B-01-29 Design Panel 1 B-1-29 Design Panel n :; l C, ~ i-i il ltn ,,; i1·:i ' -i V ~ g iH' I! -.:cg I· ~ fi 11 .. i t~• 1i: !-p;J~ 8 ~~gsi al .. "'~ ~ ~; if .... . "" -~ "'"' C "' ~~ Q) it "-0: "o E ~ 3:;: ~ ;z a. ~ g,§-0 I •• Q) "'" No, > " ~~ Q) :!l ~~ 0 !il Q) ~ ~~ Cl) ~ §S ::, l(l "O : :i Q) ! e X :g ~ < ;,; ~ ~ 1 Q " .. C ro a.. Q) en a. ro "O (.) C Cl) ro "O C <C ro Q) ....J -cti u5 .... Q) > 0 2017-12-07 1 :350 o,.,.,, .... ., L1.0 PACW 1726 Bicycle Parking Area Bike Rack: Cora 'Expo' black, 8 per rack x 2 = 16 bike capacity Metal screen on parkade wall Open mesh with flowering vines ~ Raln Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. 119th Avenue Streetscape Deciduous trees with grass boulevard Site A 5,535 m2 Rain Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. C-2 Community Commercial !20' Building 1 119t.h Ave Main entry arrivals area Seating with planter boxes Separate ped8$lrians and vehicle parking Rutherford Planter 3' x 6' x 26• tall by Wishbone lndU!tries Aluminum frame wilh synthetic lumber sides. Vehicle and pedestrian paving Unit paving, continuous on roofdeek p·~ j I 80' ._I _______ _,I •om P~rking CJ D D D -n Materials Legend Bench: wooden slals with black melal ends MLB870-W 6' long by Maglin Site Furnishings Bicycle Rack:· painted metal, 4 bike capacity W4504 'Expo' black by Cora Bike Racks Bicycle Rack: painled metal, 8 bike capacity W7510 'Expo' black by Cora Bike Racks Palio Pavers: hydrapressed slab 12" x 12" nalural colour Amenity patio: hydrapressed slab 24• x 24~ nalural colou, Pedestrian Wil way: slandard paver running bond pattern, cedJblack colour blend Vehicle area paving: standard paver running bond pattern, desert sand colour Play Area: blue/black resilient rubber surface Planler Box: aluminum frame and synlheUc timber slats Rutherford metal 3' x S' x 26" tall by Wishbone Building 2 Service Area Refuse enclosure and service parking Landscape buffer planting to public pathway Rain Garden To receive rain water from permeable paving and parking area. Pebble lined depression to collect and store water with overllow to storm system. Provides interim holding and additional delayed discharge to stom, system. PLANT LIST • Sile A uPdaledJanuarv29 2018 SYMBOL OTY. IIOTANCAL NAME Tflft:S Ac4.'fl),IIINlllffl~ I Clwpn.,sbelu'us;_,t,glala __ .., SVW80L CJJ'f~ IIOTANCAl NAME SMRUIIS C 59 Auilea,JaponicaHinoCnm""' I 8 BUO\IS&eq>GM<t-ns 6 E"'°")'Tl"'JS.!llft!a'CompAclll'I' 0 " " 0 120 ,, E•UcmoooSprir,gwoodWhila !:ric.axDW'fll'!'SGHu<~ &uxS-'ilrishumDn Gl'JltrMlnashalloo ~r,ge,,ma<>Oph)'lln.FP Ki!mit1L.1:,ioka.M,nuc1 MahcJoNaqulok,m P~apMol...sD,abalo Pie,ujo.ponCaai~ Plllyillltlumm......wm l'oleillbliuillaJuRIKIAi:11 Pnn..slZabo!Wlil Rho<iJdund"OO'~' 21 RhododentlmnVuUn 10 Rubu15Qedabik 70 $a.hPu,pu111,1Na,,1 Sara>alCCIIH Humohs Slummiaj rnaCl"OPhyllaM•F T~w:Me<ia,Bro,rri" S-..0-U•....._.Gliil(~ ·-w.•alloridaMW Gf!OUHO COVERS AHO VINES 0Aii Araustapny,o5uvui~VJ ti Cc1Dr>1111.1lerdamm,,n f).., M~ne1W$.1 Ect,INIOl!a pwp,,IM'Mac,ws Htmtm;1c:al•s·H"W)'Rl!IUrns ·--~._...~ -- Vmo Maple 2.0m 11111 muli,s~m Sca/1e1Scnlll~RedMaple 11cmca1we 2.0mSld P1~0ianaSeMci,b,my 20m\all rnult,sl&rn EIIIIIC)Nn Coun11111 Hornbeam 6cm Clll WB """'" """'"""'°' -·-1-lill!!CnmsonkAWI '°"""""'---DMl,16urnngButh WhllaSprir,g~alhe, PrnlCSp,-r,gHMU. v...,_s,,,,..._Hoa..,_, ..,. FonrvorP,n•Hydr&ngu U..U.lhbJn!ninUurct "'-°'-0.abol()Nwll!Oalii Dw~•f P,er;. Wi,si.mSwordF,m RfdAl:ASl-n,bbrCr,q""loil Zabit!Chffly1..61.-~ R!ldV11\gnRhcdocltmu>n ,._.., ...... ,,... Hi""'lll'r'lnSWl!Ellloa si,..,,rr,a(maleandl!J<TWII] GddFl.l.mcSpiM., e~''ll'"" Hl.o;klobto1'V Mod11;h!W'°"Wnlgt(,a VIra:11.r,e,Jlldal<inrlilnd: ..... .., 51.JcnnS\00!1 ~UIM,,t,on,a Ja.,-,.,SplJIVe Cn10r,<ngThyrnc 20mtall,cool •2pol 900oc t2po1 40Doc llpol 4S0o.c """' flpol ◄SOoc flpol 4S0oc ,ipo1 ,soo.c llpc,I SOOoc '2PDI SOOoc 12pol 750oc 12:pot 750oc 12po1 eoooc r1po1 800oc llpo! B00oc 11po1 &SOoe ltpot 6$00.c 121101 7S0gc •~pot SOOoc t2po! 900oc llpol 6S0oc l!pc,1 ◄SOo.c '3pot 900oc I.M 0.,.. -lit!OIU ,Zpot ,oi)o.c. 120,.1 Mac 12,po! ~Ill: flpot SOO,r.c tDonpel 50DU llpo 300-.e '1pol ;;s(l•c kl<>npol t,oo.e IDonpol ~11,C ChoneJltAnibr! •lpol Mag,11.ae:PU,pklCllnUc,Wllt Hpo HafflyRe1umsD")'llfy •1po1 EJe;an,Pr;inlullil)o fl pol Slad<E1'8<15uw.~ •1po, (:9 33 Pem1selumalopeturoklesllnmeln' HamelnFounlalnGru.s •IPDI Hpol ..... ,.,., @l 16 S~1u11.nssma MeKIClnFoatlvlrGlids -~ n fncuegldrscrep,,r,,:;ybflrweenptMlrKH!'0915~lfl,s'41ftfidOl'l<hepllln lheOIMSMl'preval/ 71 .,,_.,'80o1 ... ~ .... ICILMIClnAL--....l,l,Mn!tl.,....ow. lf .v,.,...._ ~-n.a-~~Nl!!I& ... Permeable Paving For part<lng / loading stalls Subsurface drainage to rain garden Dale 18-01-29 18-1-29 ~ ~ ~ ii' . -]- C: " Q) i E i c.. f!c 0 C Cl) 1 > □ Q) :g 0 ~ ~ Q) N en ;; :::> gJ "'O ;,; Q) ~ :g X < ~ " ~ C: co 0... Q) c.. co (.) en "'O C co .J o.,., Salb Ot•wn ,ojl<II Nole Design Panel Design Panel <( Q) .... u5 2017-12-07 , :200 PACW 1726 L2.0 p•o-! ----'Is., 119th Avenue Streetscape Materials Legend PLANT LIST -Site B i.odaladJW,1J41V2920I!1 Deciduous trees with grass boulevard ~ Bench: wooden slats with black metal ends Ml8870-W 6' long by Maglin Sile Furnishings Bicycle Rack: painted melal, 4 bike capacity S'l'Mllot. OTY. BOTANICAL NA.NE TAEES V■:,eMtpit' B ~•palm111lfflOsaluu.Wu Gr-,Japanes11Mapk, 17Smlall.rTVJIU$lem Terraced planting beds beside entry ramp I.Jlnc:lscapo on Roofdeck W4504 'Expo' black by Cora Bike Racks Bicycle Rack: pffled mi,larl, 6 bdtD capacity W7510 '&po'~byCotaBike Racks 111 Ac'1rwnlfflSc&llctS-ltlel ~15"',CJnolRO<SMICllc 6cmCal W3 20mSkl 7 I I TOS Building 4 Rental • 11:s1m 1 ·-, Social and play amenity area Building 3 Rental I I I I I I I I I I Par,c,eJ1B1 Play structure for pre-school ages on rubber play surface. Trellis features with climbing vines Benches and cafe tables with chairs Planters with columnar trees, ornamental shrubs, and perennials Rain Garden l'c reeelvo rain water frtim Boildin!) 3 roof. Pebble lined depression to eoilact and store water with overflow to storm system, PtOVides Interim holding and addfflonal delayed discharge to storm system. 120' I _______ ~I •am 13 14 lS ,. ,, Planterwa.1Is to support 450 to 750 depth growing medium. Trees, shrubs and perennials for seasonal interest and screening, Refer to typical details -sheet L4.0 179th A ,,ve Building 1 Sale ~~a ~ TO 9,0;33 m2 17:67m -~ Town Centre Gomrpercial 1~ • '. ->2 'zi L i I_) • ;-°··. -~~-·. ------. : D D D D -- Patio Pavers: hvdtap,cssod sW:i 12'" x 12" natural colour Amenity palio: hydrapressed slab 24" x 2-4" natural colour Pedestrian walkway: standard paver running bond pattern, red/black colour blend Vehicle area paving: standard paver running bond pattern, desen sand colour Play Area: blue/black resilient rubber surface. Planter Box: aluminum frame and synthetic urnbor slats Rutherford metal 3' x 5' x 26" tall by W'Mbono Bicycle Parking at Main Entries Bike Rack: Cora 'Expo' black, 4 and 8 bike capacity Building 2 Sale Retail/ commercial unit entries Planting beds between walkways Bicycle racks Social seating area Access walkway 1.5m wide concrete paving Emergency, maintenance, and resident use Vehicle and pedestrian paving Unit paving, continuous on roofdeck ,, ........ lar,cti,e,.i,Mrlllcr~P~ PIV"Cllu 0wi.rS.r..cubllfTY 1-""-llrl_, 7 O~=palL.1Sln1Pnn91~n 8ull>Sstmp,.'M Jlefl~ CaJUl\llvul{!Alis U Ell(l"l)'ffl.JS;Jlat;, 'ComQ,l~U~ Enucwnw Sp,npoodWhilo Eril:.l110arlfl)'llll1,ISF11r.-e.,. o.c..-... ... ~ Hy1.;1rl\l'Clarmc:rophyllaFP Kalmoa laldOQ M.-1 I.Ll/loruaqia/(llo,m Ph~opu•lol,usDl3bOlo P,e,l13j&por>ic4CGmJ'"'da ~ffllnlU/11 ,.,_....__""''° l'nwls I Zabll~ena 191~'1'111mapo ., 21 Rubusspe,ct,,bit,, 26 S&k,Pu,pt,,o.~Nana G') 4-15 Sa,cix:oc,:.a H Hi.lmi!rS lj' ~22 =~.e~:;,..._"•' 39 Spm1ea~Burn&l<i.JGclldFlamc 63 Vai=nlllfflOY•Lurn <'9• 2~ Weio;,i•alor-dlMW ~CO"fltSAN:JWll:I AtdO!l1ap,)'1oslNlll/siVJ Col:wrasletrlammlin Hyp(U~tfflCBlycnu.m MIIIIO,unarvo"" P.a~alen'rl,nak Th~prsaco~ ---Lonlarmmll'"'t&r"1 - EulO(ICl8nCoiu'nna1Hclmt>um 6c:mC&lWi> 20mSld ~ Redt:va 1 ... 1. ,._.._ Sert>,anSpruce Dwlll18umr,g8'uh ~IMSp,ngHIWlw< Pin~SC,,,ngHo.1.one, Ye"""'Sunmert!U lher FDlt'Wr Ponk ~• M01llt!IMoonlainU1urol Ooi,onG<aoe DwiirlPiG115 W~rnS"""11Fem R«IIG!Sh!ubllyc.,q,.,eloil ZKbe.lCr-..JT}'l.JHJflll O..•olRedRhodo SalmON)erty Pu,pleW.Aow Hwn.lla~ans-,&c,;, S.,mrn,a (m.r.l~ •ndl~male) Brown'$Yf'!¥. Golr!Flamt'Spru Eve,gfffl'IHud.lol)ffly Mld'V"IWneW1'9"ka -,2pcI .,,.. """ '2pcl .,,.. """ ,lllpOI .,,.. 4S0oc "'" ~SOoc 4S0oc 12pol 500oc f2p01 750oc r.!prll 7S0o.c '2pol &OOoc l1pOI 111>01 ,lllprit 650oc llpo\ 6!10oc '2pol 7SOoc ,,,., 12p01 900oc llpol 6!■:loc ,ipo1 -tSOoc IJpol 900oc U!fl•IQ,IO>u: f?'poJ tlilQAL a?pot IOCl•L "l!po 7S0oc Van::tHNerJadeKJ/'lrhk.l,ld ,11101 .. ......, Longle1IMahonia J~Spu~ CrMpol\gThyme E-i11-,C1vma'4 MandaritlHonftySuct.ro tom.pol 500flt: ripe! 300•,c •lpol 4!,0..._ 10cmpo! &SOM ~1101 :lo:t k """ ..... A$!~boelllnen'l<S Chinne.-...o'bl upol IISO•.c ll' Edunaolspurµ,reaMagnus Mag,,u,,;P,ipoCor,ull<Jwer flpcl ~•1: Home~ Haw,,Ro:<,rns' H.,ppyl'iol■lrn,;0.)",'Y •11101 @ee Hosla~nil Elegal"6' ElogansPLMlnTI\.ly .II poi WltM Rodbud..inlulglda'Goklsn,rn• BLnd<E)'OdSusan .11po1 l!!(la.1: ~ 211 Pono,1,11tum•~'twneln Hamolt\Founta~Gm!.S ttpol .,CO•( @) 1J Sl,c1t1IM1J1s.sima Me1m~nFealh!lrGrass llpo1 >:oH HOTE!i: 1) ln<:a~Cldiscepan,;y-"anln~•-IIIIIW""l'lll,_"'-,.;MlahilllpreVM 21 Allpliu,w,gwll~in-wrlh~~~-.......i--edobon 3) ~lpl.o~beds, mulc:tr"'i'.117SIMl<lld«anpos,odhan.'f>lball( Terraced Retaining Walls Segmental block with cap Transition ta neighbouring property Refer to architectural drawings -Cl) .c -(0 0 C\I Resident Amenity Patio Planter boxes with evergreen shrubs Separate pedestrians and vehicle parking Rutherford Planter 3' x 6' )( 26-+ tall by Wishbone Industries Aluminum frame wrth synthetic lumber sides. Resident Patios Patio paving -hydrapressed Slab on pea gravel, sand colour Planter walls -segmentaf block io support soil on roordf!'C.k Acre, tc typlaal detaRs -sheet l4.0 Metal railing Refer to typical detail -sheet l4.0 Gates as required for maintenance access. ua1e Not~ 18-01-29 Design Panel 18-1-29 Design Panel -C Q) E Cl. 0 Q) > Q) 0 Q) (/) => "O Q) >< ~ C ctl a.. Q) Cl. ctl (.) (/) "O C ctl .....J ate; Sca\o Clf4olWn Pro,eet, cl m ~ ii: . C. ~ .; a: ;= ~ 1 C ~ ~ ~ N ~ ;,; 0 a: Cl) Q) -u5 2017•12--07 l :200 PACW 1726 L2.0 _) Bcam-2· xs· 1.5" notch at cross brace B'-0' End View Slat -15" x15" b <D 9'-0" spacing J Beam -2· xe·) rest at cross brace L-cross brace -double -2· x 8" or2" x 10" Bolt to posts, recessed ,-..-...-Post B" xB" bench Front View Plan View - 11 CD Courtyard Trellis 1 l--------''----- 1cm = 30cm ® Rooftop Planter Box 3 ~_,___ __ _ not to scale Bench with wooden slats and black metal ends. MLB870-W as manufactured by Maglin Site Furniture. ©Bench Notto scale Living Screen as manufactured by The Western Group. Wall mounted to concrete parkade structure. Refer 10 arcnttectural elevatlons ror layout on wall. Vines (twining) to be planted al ground level planting bed, and trained to grow on to metal screen. 0 Green Wall screen 1cm =10cm Planter ---- Growing medium 450 lo 750 deep 75mm organic mulch on fillerfabric on drainage layer on protection board on waterproored roordeck •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. Anchor Bolts: Stainless steel &nch 01 Bike Rack'\ SpecllEstlon per drawings Install per furnilure Manufacturer's recommeradatlons Concrete pad (lWO BO Ox 300 x 100 deplh -size per pave rs 35Mpa Concrete light broom finish Unit Standard or slab with open on torpedo gravel beddi on dra on protection on waterproof me on planter structural roofdeck Structural rooldeck ----J Refer to architectural drawings. Bi-Level Planter Drain ---~/ Drain water from planting areas and slructural roofdeck. Waterproofing and protection board by architect Deck to be sloped to drains. Refer to mechanical drawings for drain information. Refer to archileclural and mechanical drawings. Gravel strip 300 wide between planters and building Pea gravel ® TYPICAL LANDSCAPE MATERIALS 2 f-------1cm =10cm ' ~ b .;. -"' .;; , ~•tal plei<l!t security lence ir--posts: 50mm box section wjth welded cap top mid and bottom rail: 38mm box scclion tail: 25 tall x 3ll wide box section ots: 13mnrbox section, 100 o.c.. pick na "9e plate with anchor screw anachment to footin! welded construction, atumlr1um. All bla ck pow<lercoat finish Gal os 10 be 1000 wide with two hinges, closing with lockable latch self Concrete footing "' 200 0i 600 deep with 50 above grade on 100 depth compacted gravel chamfered edge -[il --r--- t--- ~ ----® Perimeter Fence 6 1------- 1cm =10cm 7 Preschool Play Structure not to scale building wall 16-01-29 Design Panel 18-1-29 Design Panel ~Ci a l I ! h .. ~i5~6 f:it'=-:, • § h~i -d i,¥-fi· ~ ti§ i ;~Jii:;; II: i fH ~ ;;: i!~;f-c 8 ~-3 fi ~:5 cl .. a, ci,_ ,; ~! .go a' "-o. . "u -C. ala, C :1 j~ Q) -ri "-0: II: Cle, E "' "" :,z ~ 0.. §-i il 0 ~ ~'3 Q) > Q) 0 Q) Cl) :J -0 Q) -~ ~ Cl) "cti -Q) 0 Q) 0.. co 0 Cl) -0 C co .....I -· 1 ~ 0 ~~ i :!i ~§ .. al ~~ i ~ .!!'tii I I Oi5 .§:§ ;,; ~ ~ -1: ~ ::: " ~ J 0 a: co -0 C co <t: Q) -u5 Asnoled L4.0 PACW 1726 _) Planting beds On grade and raised planting beds on roofdeck 450mm deplh grow[ng med.lum, minimum Rain Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. Rain Garden To receive rain water from Building 1 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system, Detention Tank refer to civil drawings Planting beds On grade and raised planting beds on roofdeck 450mm depth growing medium, minimum I I I Building 4 Rental . .. . . .. ~ ..... . I ~ ·-·• .~ Rain Garden To receive rain water from Building 3 roof. Pebble lined depression to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. I I i I I I I I Building 3 Rental Building 1 Sale Planting beds On grade and raised planting beds on roofdeck 450mm depth growing medium, minimum .c (0 ~ CJ Planting beds SWM Materials Legend Planting Bed Oo grade and on "'°'deck 450mm depth r,rowing medium, minimum AbSO,plive soilf ~e water retenlion and delayed discharge Or, grada and raised planting beds on roof deck 450mm depth growing medium, minimum ..... ----------- Detention Tank refer to civil drawings Permeable Paving For parking/ loading stalls Subsurface drainage to rain garden Rain Garden To receive rain water from permeable paving and parking area. Pebble lined depress Jon to collect and store water with overflow to storm system. Provides interim holding and additional delayed discharge to storm system. □ale Note 18-01-29 Design Panel ~. g ii j ~a "'~ ~~cj •.E"l g-m"E ":,. "C i~~~ ~ -1.::tH . ~ a: in :::i E & t -Jr[~.-i <U ~QC f! 8 :]iii al .. i ~~ -~ a: .... . Uc, -C. "'m C ,! ££ (1) i Oo E 3:3: c.. ;= :z ~ o.;;_ :! 0 1 g~ (1) "'"' i > 0 ~~ (1) :g ~ ~s .. 0 ~ ~:g I (1) g -~iii N 05 (/) 0 ~:§ ~ :::> N "'C ~ ~ (1) e :g :g -~ o,; o,; " ~ ·~ 1 0 (j ;;: -C (1) E (1) C C) Ctl co Ctl Cl. C "C Ctl (1) C ~ c.. Ctl .... Ctl <( (1) u -(/) (1) Ctl "'C -3: C en Ctl E ...J .... 0 -U) DMtt~ 2017-12-07 S.:.1o 1 :350 Ora,m PA(NI rot-cl• 1726 L5.0 [~ -maple ridge.ca City of Maple Ridge TO: FILE NO: Advisory Design Panel 2017-377-DP MEETING DATE: February 21, 2018 SUBJECT: 23415 Cross Road PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property to permit the construction of a townhouse development with 11 units and 2,461 square metres (26,490 sf) of floor area. This site was zoned as a comprehensive development zone, CD-1-99 (Apartment, Group Housing, Residential and Park), in early 2000, which largely conform to the requirements of the RM-1 (Townhouse Residential) zone. No change to the OCP designations of the property are sought as part of the current development permit application. This development permit application made to the City is subject to Section 8.7 Multi-Family 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: Geoff Lawlor Architecture Inc. Lot 32, Section 28, Township 12, NWDP BCP44420 Open Space (59%), Medium/High Density Residential (21%), Medium Density Residential (19%) No change CD-1-99 (Apartment, Group Housing, Residential and Park) No change Vacant Single-Family Residential CD-1-99 Open Space Single-Family Residential CD-1-99 Medium Density Residential and Open Space Park CD-1-99 Conservation and Open Space Single-Family Residential CD-1-99 Medium Density Residential Townhouse Residential 4,349 m2 (46,812 sf) Page 1 of 5 4.2 Access: Servicing: DEVELOPMENT PERMIT AREA: Cross Road 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 8.7 Multi-Family Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 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 higher density developments. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. This small 11 unit townhouse development is slightly more dense than the surrounding single-family dwellings in the neighbourhood. However, the site slopes upward from the street and, together with onsite landscaping, will largely conceal most of the development from the street. The buildings' 3 storey height and separation into smaller-blocks of units do not seem out of scale with the surrounding neighbourhood. The applicant also proposes to use wood and earth tones, natural stone and glass for the building facades, as well as extensive landscaping, in an attempt to blend the development softly into the existing neighbourhood and against the eastern forest edge. The street frontage along Cross Road is minimal. The applicant has articulated the building faces and sidewalls that would be directly visible from the street, and included landscaping and a decorative fencing to enhance the project's frontage. In general, the proposed development does not raise any significant concerns regarding compliance with the Key Development Permit Guidelines, nor integration with the existing neighbourhood. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. PLANNING COMMENTS: 1. Proposal: The applicant proposes to build 11 townhouse units arranged in three separate blocks on a triangular shaped site. Townhouse units range from 207 -281 m2 in size (2,228 to 3,025 sf), and provide 3+ bedrooms over three floors. The site is currently vacant, and generally slopes downward from northeast to southwest. Page 2 of 5 The eastern edge of the site abuts the City's parkland and is subject to a wildfire interface. The applicant has also applied for a Wildfire Development Permit, which requires building materials, treatments and landscaping to be designed to reduce wildfire risk. The site provides two common gathering spaces, one at the centre of the site where the mailboxes are located, and another at the north end of the site where a bench and landscaped garden provides space for quiet contemplation. The site's usable open space requirement is met through a back yard for each townhouse unit. Two grassy spaces to the southeast and southwest of the site, while open, are not designed as part of the usable open space requirement due to the one storey drop in grade across these portions of the site. Finally, there is a 3.0 m wide right of way on the southeast portion of the site for a water main. At the City's request, the applicant has agreed to build a gravel trail in the right of way to provide access to the parkland to the east, and eventually a trail connecting to the neighbourhood along 235 Street. 2. Context: The site is located in the Silver Valley Area Plan, which identifies four community nodes known as villages and hamlets offering community and commercial service~. This development is located just 400 m to the north of the largely underdeveloped River Village. The site is surrounded by a relatively new single-family residential subdivision to its north, west, and east. It also abuts greenbelt strip of city parkland to its east. The proposed development, three storey height, massing, fac;ade materials and landscaping do not seem out of character with the surrounding neighbourhood. 3. 0CP and Zoning Compliance: The subject site is designated Open Space (59%), Medium/High Density Residential (21%), Medium Density Residential (19%). The proposed development does not comply with these intended designations or designation boundaries. However, as the site is already zoned CD-1-99 (Apartment, Group Housing, Residential and Park), no redesignation is required to support the development. The 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 0.56 which complies with the zone's maximum density of 0.6. The following variances will be required: • A reduction of the side yard setback from 6.0 m to 5.5 m along the property's eastern edge. • An increase in height from 11.0 m to 11.35 m for a small roof segment of one townhouse block. 4. Parking and bicycle storage: The proposed development meets the City's parking requirements, as set out in the City's Off- Street Parking and Loading Bylaw 4350-1990. Each townhouse unit has two parking spaces in a double-wide garage, providing a total of 22 parking spaces. Five visitor parking spaces are provided across the site. The required and proposed parking arrangements for the proposed development, is presented in the Development Data Sheet (Appendix F) Page 3 of 5 The City does not require bicycle parking to be provided on site. However, the applicant has suggested that long term bicycle parking is provided within each unit, while a rack for short term bicycle parking is provided in the common area at the centre of the development where the mailboxes are located. 5. Environmental. Sustainability & St ormwater Management: The site complies with the City's 3-tier stormwater management requirements through the use of infiltration and underground stormwater detention tanks. In addition , a vegetated bioswale along the western edge of the site provides bio-filtration and infiltration. The bioswale borders a row of single-family dwellings to the west. Each unit is provided with an electric vehicle charger. However, beyond this, the developer does not propose any other environmental or energy efficient measures that are out of the ordinary. Measures included are LED lighting throughout the development, 2 stage variable speed gas furnaces with central air conditioning, tankless hot water systems, energy star windows and doors, green flooring products, low flow fixtures, gas fireplaces with thermostat controls, and energy star appliances. 6. Issues requiring comments from ADP: The Advisory Design Panel is asked to comment on: • Suitability and design of fac;ade materials, building articulation, and landscaping of this development and integration with the surrounding single-family neighbourhood. 7. Garbage/Recycling: It is intended that garbage and recycling receptacles will be kept within each unit's garage, and brought out for curbside pickup on designated days. 8. Works along abutting roads: Required infrastructure services, including water, stormwater, sewer, curb, gutter, and sidewalk are already provided along the site's street frontage. The applicant will have to evaluate the capacity and conditions of existing piped services, and provide street trees along the frontage. Otherwise, there is nothing unusual regarding the servicing of the subject property. Page 4 of 5 = CONCLUSION: This 11 unit townhouse development generally complies with the applicable development permit guidelines for multi-family developments. The townhouse units are arranged in a manner that makes the best use of the irregular triangular-shaped site. The applicant has also included fa9ade articulation, materials and significant landscaping to create visual interest that does not seem to be out of character with the surrounding single-family dwellings. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal, and particularly about how proposed fa9ades and landscaping can be further enhanced to promote neighbourhood integration. The following appendices are attached hereto: Appendix A Subject map Appendix B ADP Submission Form Appendix C Explanatory letter from 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 Scale: 1 :2,500 23415 CROSS ROAD FILE: 2017-377-DP DATE: Aug 28, 2017 PLANNING DEPARTMENT BY:PC ) [~ MAPLE RIDGE ------ British Co umbia mapleridge.ca Advisory Design Panel Submission Request Form The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached schedules for submission deadline dates and for the minimum submission requirements. Before making your submission, contact your File Manager to establish what constitutes a complete ADP submission package for your project. Forward your complete submission package for the ADP through your File Manager well in advance of the deadline date. Application Information: Name of Applicant Geoff Lawlor Architecture Inc. 2017-377-DP File number Address of site 23415 Cross Road, Maple Ridge, B.C. Current Zone CD-1-99 Proposed Zone CD-1-99 Seeking to appear before the ADP on this date February 21, 2018 Architect Information: Submission will be presented to ADP by: Architect Geoff Lawlor Architect AIBC Landscape Architect Jenny Liu, MCSLA, MBCSLA Other Professional (State Name & Role) _______________ _ Note.: The Architects are required to prepare plans and to attend and to present all developments to the ADP that are in the Major Occupancy categories cited in the Table below taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire bulletin, click here. Major Occupancy Types of Building or Parts of Building requiring the per the current Use services of an architect under section 60 of the Architects building codes Act. Group A (Part 3) Public Assembly -any one-storey building with an unsupported span exceeding 9 m or gross area exceeding 275 m2; -any building of more than one storey with gross area exceeding 235 m2; and -all schools, any size Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building with gross area exceeding 470 m2 Institutional Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units -any building containing 11 or more guest rooms Group D & E Commercial -any building with gross area exceeding 470 m2 Group F (Fl: Part 3) industrial -any building with gross area exceeding 470 m2 ,., ' ' . February-5-18 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X6A9 Attn. Chee Chan, Planning Dept. GcotTl.awlor Architcclurc foe. unit 16-4751 Shell Road tel: 604-447-4308 cell: 778-998-6968 Richmond. B.C. V6X 3H4 email: gcnfl@lu11·lornrchitcc1urc.com web site: www.gcolllmvlmarchilccnnl!.ca Development description of the townhouse project at 23415 Cross Road. Maple Ridge. BC This townhouse site has been purchased by West Coast Dream Homes for the purpose of constructing eleven townhomes. The site is located discretely in an area of single family houses, accessed from the end of a dead-end street and surrounded on three sides by houses and on the fourth by a park. The site has a significant change in elevation from the south west up to the park on the north east property line. The development comprises a group of three blocks, one of three units and two of four. Intensive shrub planting and several trees provide a hig_hly textured approach to the site which enters into the visual centre of the development. From this location, the buildings fan out in three directions. The uphill nature of the approach and this planting prevents the entire development from being seen in its entirety and helps establish the quality upscale feeling that is targeted by the design. Large floor areas combined with expensive exterior finishes add to the desired quality. Two car garages are provided to all units with visitor parking in excess of the required minimum. A central amenity space has been provided in which the mail boxes have been located. With seating and a bicycle stand provided here, it is hoped that it will provide a space for interaction between the residents. A smaller intimate community space is provided at the north end of the site. The developer has agreed to provide a space for a trail in the south east corner of the site. This trail will provide access to the adjacent park for the single family homes to the south. This site was prepared by subdivision for townhouses in the recent past. During this process significant regrading took place and any trees that might have existed were removed. The only vegetation that exists has grown since that time and is limited to scrub trees and grasses. There are no trees of any significance currently present on the site and tree retention is not possible. A vegetated bio-swale has been provided along the western boundary with soil depth increased to permit absorption. Planting adjacent to the park is restricted by wildfire considerations to species less likely to burn. Green initiatives that are proposed include: electric car charging in each unit, LED lighting throughout, 2 stage variable speed efficient gas furnace with central air conditioning and programmable thermostat together with heated tile floors, tankless hot water systems, controlled lighting system using photo cell technology, energy star windows and doors, green flooring products, cement board siding, cultured stone facade, interior gas fireplace with thermostatic temperature control, low flow plumbing fixtures, and all Energy Star Appliances. No public art has been provided for this project. The site will remain in private hands when complete and access by the public will be limited to recognized visitors. This location seems to be inappropriate for public art. The stormwater management strategy has been prepared by Aplin & Martin and is provided as part of this submission. Geoff Lawlor Architect AIBC Principal, Geoff Lawlor Architecture Inc. RECEIVED FEB O 6 ?O\S A.PLE niOGE PLANN\NG DEPARTMENT 1~-mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone CD-1-99 Date Prepared Jan 27, 201a --------- Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 557 sq m min. 4349 sq m Less Road / Truncations Dedicated zero zero Less Park/ Open Space Dedicated zero zero Net Total 557 sq m 4349 sq m LOT COVERAGE (in % of net lot area) Buildings & Structures 45% max. 25.29% Paved & Hard Surfaced Areas n/a 25.39% Landscaping n/a 49.32% Total Site Coverage 100% SETBACKS ( in metres) Front 7.5 m 7.47 m Rear 7.5 m 18.3 m Side #1 (~Iii 1\'11 W) 6.0m 6.55m Side #2 (~E, _..) 6.0 m 5.67 m ·-... , -, --- BUILDING HEIGHT (in metres/storeys) Principal 11 m max 11.35 m (variance required) Accessory 4.5 m max n/a NUMBER OF RESIDENTIAL UNITS Bachelor nla zero One Bedroom n/a zero Two Bedroom n/a zero Three Bedroom + 25 max 11 Total 25 max. 11 GROSS FLOOR AREA (in square metres) Residential 2609 sq m max. 2461 sq m Retail Commercial n/a zero Office Commercial n/a zero Other Commercial (Type n/a ) n/a zero Institutional n/a zero Industrial n/a zero TOTAL GROSS FLOOR AREA 2609 sq m, max. 2461 sq m * If the development site consists of more than one lot, lot dimensions pertain to the entire site. ) Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) n/a # of units/ha (net) n/a Gross Floor Area 2609 sq m 2461 sq m Floor Space Ratio (net) 0.6 x site area max 0.56 x site area AMENITY SPACE {area in square metres) Common Activity Area 5 sq m x # of units (55 sq m) 74.85 sq m Useable Open Space 45 sq m x # of units (495 sq m) 692 sq m PARKING (number of spaces) Residential and Multi-Residential Uses 2 x # of units (22 stalls) 22 Multi-Residential Town Centre (Bach Units) n/a Multi-Residential Town Centre (1 Bdr Units) n/a Multi-Residential Town Centre (Added Bdr) n/a Commercial Uses n/a Educational & Assembly Uses n/a Institutional Use n/a Industrial Use n/a Business Park Uses n/a Comprehensive n/a Total Number of Parking Spaces for Uses 27 Number of parking spaces for disabled n/a 0 Number of spaces for visitors 3 5 TOTAL NUMBER OF PARKING SPACES 27 Number and percentage small cars 10% (2) permitted 2 (7.4%) Number and percentage tandem spaces 0 (0%) TOTAL OFF STREET LOADING SPACE{S) n/a 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking not defined 6 Long Term Bicycle Parking not defined 11 (in garages) OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site lno I Tree Survey/Assessment Provided l no Watercourse/Steep Slopes I no I Covenants, Stat ROW & Easements l yes 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: Geoff Lawlor 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. 1. 2. l<X MAPLE RIDGE British Columbia mapleridge.ca RECEIVED FEB O 6 2018 MAPLERll:>GE ?I.ANNING DEPARTMENT Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi-family developments, will be assessed against the form and character guidelines established by Council and summarised below. Th~s checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies New development into established areas Similar heights are maintained, similar materials used should respect private spaces, and with building forms of the same residential character incorporate local neighbourhood elements in building form, height, architectural features and massing. Transitional development should be used This townhouse development is denser than to bridge areas of low and high densities, surrounding housing but is largely hidden from view by through means such as stepped building heights, or low rise ground oriented changes in grade and site contours. The overall impact housing located to the periphery of a is only marginally different to existing housing in the higher density developments. immediate area. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be clustered and given architectural this is a small scale development with an internal focus separation to foster a sense of for a sense of community community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes On-site pedestrian circulation is private. Parking is attained through landscaping, concealed except for visitor parking. Central mail architec~ural deta_ils, appropriate lighting delivery is proposed to encourage resident interaction. and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the p-roperty. Guidelines 8. 7 .1 A Describe how the proposed design complies with each of the Building Design, Massing and Siting listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Design and siting of buildings should take advantage of natural features or views 8 of the 11 units face the adjacent park and the bank and should enhance privacy and that separates the two. The remaining 3 have back livability. yards facing adjacent existing back yards and are screened by proposed trees. 2. Residential buildings should front or appear to front onto public roads The _configuration of the site prevents units facing the through the use of appropriate public street. All access to the units is from the internal treatment of exteriors, through direct street. The side of only one unit faces the public street pedestrian access to individual units from and use of this elevation for unit access would contort the public street/sidewalk, or through the plan. Treatment of the end elevation has been • the provision of pedestrian walkways enhanced. 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 J corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited The entire development is of uniform density with a adjacent to major streets in order to minimize access problems and to provide single access to the public street. a transition to lower density uses. 4. Multi-family developments adjacent to a) this is achieved by providing units of similar massing lower density or single detached residential dwellings should: and form a) be consistent in form and massing with b) n/a the surrounding area; b) be sited adjacent to major streets to c) development is too small to vary density provide a transition to lower density uses; c) concentrate density to the centre of the d) massing and setbacks are similar to adjacent development or towards a non-housing residential boundary and locate lower density components adjacent to lower e) there are no access conflicts density residential uses; d) create a transition in building mass and f) The units in the SE corner of the site are designed form towards the setbacks of the with the side yards facing adjacent side yards. There adjacent neighbourhood; are no overlooking windows. e) minimize access conflicts; The units on the west side of the site have rear yards f) be designed to maximize privacy and facing adjacent existing rear yards. Trees are proposed minimize views onto adjoining sites, between these units and the existing buildings. The particularly for portions of the proposed townhouses have living areas on the 2 lower development abutting the side yards of levels with only one bedroom window at the third floor. adjacent single detached residential uses. 5. Larger buildings, roof forms and building a) units have been stepped vertically and horizontally frontages should include design elements and features to: b) this has been achieved a) provide variation in the facades to help reduce the visual length of individual c) each unit has a clearly identifiable entry 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 a) all of these elements have been incorporated use design themes, architectural features and elements of the b) these elements reflect the residential nature of the surrounding neighbourhood by incorporating common elements such as units and of the surrounding housing form, scale, massing and proportion into c) individual garages have been provided with surface the design as a means to reinforce neighbourhood stability. Examples parking for visitors include: a) the articulation of facades, using where d) roof are of a typical residential nature and similar to appropriate, elements such as porches, the surrounding area chimneys, projections, recesses, and balconies; e) proposed landscaping is of a higher standard than b) the placement, size, shape and number the immediate residential area and incorporates many of doors and windows; trees and shrubs. c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and High quality 'designer' series vinyl soffits are used porches that are visible from a street or public walkway should be covered with throughout except for exterior finishes to provide a finished a) all entry porches have a stained wood board finish appearance to public view. b) units 4 -11, on the side facing the park, have vented aluminum soffits as required for wildfire hazard reduction 8. Developments are encouraged to use Green initiatives that are being undertaken include: electric car the Leadership in Energy and charging in each unit, LED lighting throughout, 2 stage variable speed Environmental Design (LEEDS) standards efficient gas furnace with central air conditioning and programmable in the design of buildings. Techniques thermostat together with heated tile floors, tankless hot water such as rain gardens, vegetated swales, systems, controlled lighting system using photo cell technology, energy star windows and doors, green flooring products, cement separation of impervious surfaces, board siding, cultured stone facade, interior gas fireplace with installing below surface infiltration beds thermostatic temperature control, low flow plumbing fixtures, and all and tree box filters, and redirecting Energy Star Appliances. A vegetated swale has been provided along water from drain pipes into vegetated the w~stern boundary with soil depth increased to permit absorption areas are encouraged. (ref. stormwater management plan) 9. Variation in individual unit designs is In our opinion, townhouse developments smaller in scale, such as encouraged to provide visual interest this, differentiation in units creates visual clutter. The blocks are a and avoid significant repetition either max. of 4 units long and are heavily articulated to create interest. within a row of townhouses, or between Further differentiation with additional finishes and colours would adjacent rows of units. create a feeling of busyness and agitation. This design works with the environment, blending with the landscape and its neighbors. The use of wood and earth tones, natural stone, and glass, together with an extensive landscape plan wi ll encourage continuity with the environment and create a feeling of calm. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public All garages face the private road streets. Where front facing garage doors are unavoidable, the impact of garage a) the unit widths permit a front facing entry in addition doors on the public realm should be mitigated by: to the garage doors a) designing r~sidential units with enough b) site restrictions prevent this in any major way width to include attractive entrances and windows between garages; c) see a) b) recessing garage doors behind the main building fa<;ade; c) keeping a sufficient width in residential d) done in block A only. Other units were arranged to units to allow the creation of attractive have entries facing the approach entrances and fenestration between garages. e) blocks B & C overlook the private road d) grouping garage doors in pairs between adjacent units to allow building f) this has been done in all cases entrances and facades more prominence on the street; g) all units have separate pedestrian access to the e) providing interior spaces that overlook private road the street; f) separating and orienting unit entrances h) glazing in garage doors has been incorporated to the street; g) providing individual pedestrian i) landscape plans attached -for safety reasons the walkways linked to the street; vehicle driver needs clear vision of the approach 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 no landscaped roofs are incorporated where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 5 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Parking and servicing should be located All parking is accessed from the private road with underground or to the rear of buildings, with access from lanes wherever municipal standard clearances 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 pedestri\Hl 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. 3. Developments with large parking areas 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. there are no separate parking structures There are no large parking areas. The 2 visitor parking areas have landscape screens and are located off the access roads.· · 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. n/a 6. Crime Prevention through . . . . E . t 1 0 . (CPTED) . . 1 8 of the 11 units have hvmg areas overlooking the nv,ronmen a es1gn pnnc,p es • t d • •t k' d th · · 3 ·t h Id b . t d . t th d . _,,.priva e roa , vIsI or par mg an e remaining urns s ou e mc~rpora e in o e es,gn • of all parking facilities with convenient, safe, identifiable and universally accessible access routes to building entrances, lobl;>ies or other principal areas of buildings, and to .. grade level from any underground or above ground parking structures. 7. To increase safHy, consider using n/a electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. driveways and visitor parking is paved with a mix of concrete and grasscrete and the the civil drawings demonstrate that this has been done 9. Road grades, streets, lanes, 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 Guidelines 8.7.1 C Landscaping and Open Space Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. 1. Landscaping both within and outside the development should: a)-private road used for internal pedestrian circulation, a) provide definition for pedestrian emphasized with landscaping corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other 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. 3. Street trees will be a· required component of all development. Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. b) done c) done d)done e) private areas are located behind the units f) done g) n/a h) open space accentuation provided i) building design is compatible with adjacent housing and the landscaping is generally of a higher quality a) there are no mature trees b) n/a c) incorporated in drawing package d) refer to the stormwater management proposal ref landscape drawings -trees located inside of property lines as space between sidewalk and PL is very limited. 8 Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of a) done landscaped areas and in the selection of plant material. This can be accomplished through: b) significant funneling of wind not expected but units and landscaping provide shelter regardless a) using native -and/or drought-resistant species; c) mature trees will provide this b) designing the landscaping to moderate the effect of wind; d) done -ref civil drawings c) providing shade in summer; d) allowing natural drainage to occur e) daylight is not restricted 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. 5. Maintain continuous landscaping along abutting streets and minimize the number of interruptions such as driveways and parking entrances. Continue the sidewalk pavement across driveways and parking entrances. 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, visual 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 being developed. f) detention of rainwater is planned within stormwater management proposal. Rain barrels are proposed because they would be too numerous and are unsightly. Strata management companies also advise that insurance is harder to obtain because of the potential for damage through spills. n/a !nternal st~eet intersection has community social area incorporating mailboxes, seating and bike rack . n/a 9 Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate stands of mature trees into the overall site landscaping design. Retain unique tree species, significant vegetation, natural landscape features and nesting areas on a site, wherever possible. To attain this objective, prior to the design of a project, a detailed survey prepared by a qualified professional indicating the location and condition of existing trees and vegetation on a site should be conducted and provided to the District as part of the development application process. 9. Existing vegetation should be enhanced with new planting wherever construction activity has destroyed vegetation: Replanting with indigenous or native species 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. n/a n/a ref civil drawings for rainwater control 11. The height and location of a landscape a) screen planting provided to west side screen should ensure that: a) privacy to adjacent properties is adequately protected; b) sight lines are not obstructed b) driving site lines are maintained from adjacent roads, manoeuvring aisles, c) done 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 All surfaces not required to be paved are landscaped. Some grasscrete has been incorporated into the design. impervious paved surfaces to increase the natural absorption of rainwater on a site. 10 Guiclelines 8.7.1 D Universally Accessible Design 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 impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Accessible access to most units is not practical 2. Building entries should be: a) clearly addressed with large visible from the street; numbers a) street address provided at the site entry. Units will be clearly identified b) directly accessed from the without stairs; street b) not possible for 8 of the 11 units c) compliance is largely achieved 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) weather protection provided but power assisted d) provided with weather protection, doors not appropriate exterior lighting, and power-assisted door openers. Guidelines 8. 7 .1 E Refuse, Recycling and S.er,vice Areas 1. Integrate vents, mechanical rooms , 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 I etc. should take into account views of the roof from adjacent buildings. 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 inapplic~ble. wall and soffit vents will be colour matched to background no mech. units on roofs 11 3. Garbage containers and recycling bins must be: a) garbage collection in garages for curb-side collection a) easily accessible; b) appropriately sized for the building b) to be determined by resident occupants; c) contained within roofed/walled c) yes, inside garages enclosures; d) incorporated into the overall design of d) yes the development; or e) screened from public view and e) yes weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized electrical closet incorporated in to building design within the development. For developments with multiple buildings, common refuse, recycling and service areas are to be provided. Storage areas should be located to be convenient and readily accessible from most buildings or units on the site. Avoid direct exposure from public streets and allow for adequate manoeuvring space for removal vehicles. 5. Enclose or screen all exterior mechanical n/a units or equipment, including roof top units, equipment, and satellite dishes within upper floors or structures that from part of the overall design of a development. 6. Locate building ventilation systems to minimize noise and exhaust pedestrian areas, residential units, and outdoor spaces and locate less sensitive land uses closer to sources of noise. done 7. Buildings should be designed and constructed maximize sound a) required by building code attenuation: b) public road is remote a) between units; b) between public roads and units; and c) between adjacent land uses and units. c) done 12 Guidelines 8.7.1 F Signage and Lighting 1. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message should be integrated and complement the scale and architectural detail of the building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the pub.lie right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle Parking and Storage 1. Short term and long term bicycle parking facilities should be considered for all developments. Short term bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads with bicycle racks made of sturdy, theft- resistant material that is securely anchored to the floor or ground. Longer term bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. site sign included in drawing poackage done site lighting proposal attached done Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. bicycle storage will take place inside the garages. A bike rack is located adjacent to the central mail boxes 13 Project Information To be completed by the Architect on record for this proiect: File Number 2017-377-DP Date prepared: _F_e_b_. _3_,_2_0_1 _a_ Architect Geoff Lawlor Print Name Signature j 14 @ --Te_rra_P_ac_ific_ S_ R 'E· FL.';1-. OF LOT 32 11mO Reo ! Es tc te 23Li 15 hfople I' . , L:..1.:D..i;_ 4 0 = 0 ---0- "" 0 D Cross Rood Ridge, BC :s .; ' t 11 :l •; I .. .. ., '1' survey drawing ~ 1: 500 J:· steel support frame • painted black 2 x 6 vertical cedar boards 0 elev of mail box trellis \:::.,) 1:50 C rnss Rood Li '4' mail box trellis section ~ 1: 50 Pork 31 Architectural Drawings Sheet Number Sheet Name A-1 A,2 A,3 A◄ .... s Ml A,7 A-8 A,0 MO A•t1 c;alllN'ahcfttlr)d a- ,;,,, .... s1lelll'4\lom S41tt~ ·---A°"'"'&_,. blOCkAelewlionl .and oea:~ l>IOd<B-&Md""' OIOCl<Belo,,_•nd- l>iod<C plan> & --• _,.c.-,-an<1_...., .. TYPICAL FENCE 0 lop rail aligned r p&litL'f ti., ~ lo PROJECT SIGN with reveal :c~l!d 1 2 m from 1'-7" sq cone pilaster/ cone wan Tx r Jr ;,i; 5"' _ --aluminum lube _ -- _ -railings powder -r. coaled black 0 entry sign & fence \V 1: 50 RECEIVED FEB O 6 ?018 C.,...IIW-tiw,,.,.. .. ~,..i,"-r~•ttW. ----~~~-~~~ tC~ .. """'_.., ... ~.~ "TheGentra!Calra:lcri.Mlchaa.lnd-fyaildo'rlens<>'I! .-$~---an~•.:tiSI0\1111.rdliflCI Thcs<hMfYil !e-::.~-IOt ecmln.c\Ol'1 l.rllel• s'l,l)ed lrld ioraled by f'W~ .. ~-1'.#tt,,.,,._.,_ flio'lf_..,._.CWIIL"""""..,.._.,,"""11 Nit..-..,i ""•MIIJCE-1,o~,1...,..,...-....10 a,ya.hrp;ny revA,Jan25l18 siIeviewupdaled.delailedelemen1sadded revB,Feb2/16 gravellra~widene<l,perimele•l~Nreduc:ed_ SEpafllingaodaccessroada,Ju~ ISSUED FOR 'FORM & CHARACTER' DP ANO ZONING VARIANCES AUG 25117 00 NOT COPrwrrnOUTn.E f.ll'RESS WRITTEN FERMISSIOH OF THE ARCHITECT NOTT06EUSEDFORCONSTRUCTIONUNLE$SSTAMPED 1SSUEDFORCOHSTRUCTION' AND COUJ(fERS!GtlED 8V TllEAACHmcr clienl West Coast Dream Hornes Ltd 102-20220 1138 Ave Maple Ridge, BC, V2XOY9 architect Arcl/lJ!fl!P!J)nc. 1i<.ntn .. ,.1.i,1u<~•1«1111rlt.. 1cl:(J".u1-1.ru 111\11 I(,. !151Slo:IIK,uJ ,ell rn, • .,.,i~-NK..-C Rithn•ooJ. IL C <1n.,1I """"II" l•"~~~r~hu,-chlle Nnl \"6~.'11~ 11oh>1i< '"'"'F°''IIL,,11),,~dwle>IUl<s• projecl City of Maple Ridge Cross Road Townhouses drawing Lille cover sheet and survey seal project# 17-105 scale as shown drawn by GDL checked by drawing# A-1 ') /1 / I ') I I,) lll\/(1' \ !ri•,1: ,1 ,,H1li pon« PV(:.J 1, l•f•1f,· rft;-_•,111, 4 m wide bio-swale .'• V l(i()/, 1:,-i:irl liw,:i:r C11rh I I q NORTH ~ PROJECT DATA 11u1>!lrtt!M1ml a.,Hcl~lo,11,qltl ,n;i~pcrmiTI.r:daronnooraru• mnlolCOW.11&tpermlttr<!; lol.cow-r•1tpnMillod• -'••-···· .... ""' ~-111,itrJ !60940 scm JII077.Utcfl 2461 i.qm 'J43U!oofpermiUNI ~ciui...tuubltop1n1,p1n; •4S"lms.Mol,~uniu u .. bleDfWntpatepnMdtd 69286 .,yard n,ot, ... unitl -~ ,.,..,,..,d .....,, ..... ,llffl .. 00 .. +eufrl -"'"''lord .,._, .., .. , ..... vnr\B balcor,y n,1ryud un,t9 ... _ ,,..,y~rd ur>itlO -reM,... unlrU M ~ .. k"Y~•d l'r.)(l.Pr'a, (,_.,~...., --- ......... IUlll•U.IIO I 'I ) ~OYDle B•••BC>lall~ \OJi'!DfniJll,(m~d,rd) llitlt0<~hl"•11IU 100S1,1:m 56651cm Sll10m 39591cm SJJ 1~m 49701cm SH1cm 397011:m Ulw• ~,os Mlm ISl&M• SSOO,c;m 22.00 "' TypfA aiu,-...., 1..,,,, ~----baumtt11 "'""~floor Typ•E ·---- -- .... IC':11 '""' Ml16 loqm 111A11, 11• "' .. J4U1; , .... .... a.,, lll.17 ,.,. ba!.ffllllll 7!J60 .. ,. lol'UCNtoHtt 2ndllocr m1111f1'10!" bl1tm,ri1 ,.,_ ~nlloor b.11ellll!nl blcotkC 2nd floor m11n0gor bao~mn.: ........ minu~ Ml:il~b\:." b~ICITK'fll ~llnw•ll(l' (SOl;m•l o/t:MI) Ulll'llyf>(' i Sl0.92 ... 3616 "" "" 3&Sl ]7(7 '"' 377& ..... •S,M A9316 26170 1689] 18119 33501 35703 ]5107 l46Ul1qm l~Rl7S.&A1qh '1' site plan -main floor \.:...) :200 ,,,., •~•perlloor i.econdlloor ----,ff .. -·---= lff'••e.r"'~ .. ., .... ~ft ,,,., 1,u~rll0<1r -"llo~r ,n..,,1100, _.,., , ... • .. -:Z::: ~ .. HI~ Ol"""t-Mtn ,.,., I •u ooJttoMe.,. ...... ...,,.,..w.i~""'1& .,. !H.22 Ml ..... 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(-"91A .. .._, .. ~l-11' n.C-•Q,w~,.._ ____ ,,..,_.,_.. -fWlll'l-.... ~--~Dot• ..... :.flllll+t-:-1.....-~..,..._.4.-,,..:in...u,, lN~----•,,._..~,...~--,..._.. ~c.,,t ...... ~~----.... ~ ... ,.,,.,..._.,,..~ .. ~-.. -- rev A, Dec13/17 11rass.cretesurf;,c;esadded ,ev8.Jan25118 lraIla(kled, projeetda\a up-dated vanoussiteplanup-dales revC, Feb3/1S lrallwideoed,adJacentpaOOngalle1ed ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG 25117 00 NOT COPY WrrHOIJT THE EXPRESS WRITTEN PERMISSIONCFTHEARCitrrECT NOT TO BE USEC FOR CONSTIUJCTICN UNLESS STAMPED '1SSUEOFORCONSTA.UCTION' ANOCOI.Jl,lrtf'ISIGNED IIVTME ARCHITECT client West Coast Dream Homes Lid 102-20220 113B Ave Maple Ridge, BC, V'2XOY9 architect Arc!fiJff h!J'IJ,J 11 c. fi,~,i,'bu~>r \1,h,1,.:1wo Inc 10\ !~l-l-J~;-1.,.i:; llOII. 16 ~7SI s~ ... n k,..,J «U ;Tl(.'f/~.(.W~ }l,.~o,,..,JI\C-.,n.,,I F''"ll01!•"h11d1• .. •111••,,,m \(,X .111~ ,..➔,.,10 '"'"'P•~•!ll.rnh11:uch11,-.:1ur,c, project City of Maple Ridge Cross Road Townhouses drawing title site plan seal projecl # 17_105 drawing# scate as shown drawnby GDL A-2 checked by 0 north elevation of site \.!..) 1 :200 0 south elevation of site 1: 200 0 east elvation of site \:::,.) 1 :200 '4' west elevation of site ~ 1 :200 t.w,,v,,......,.. ....,,,.,,....~ .. ..i.••._ , __ ""---~-._....,~~ -~ ......... ~ .. •INlcf•""""'41.,. TheG.,,.,.alC<n/-llla'lcl-.:l<MdYf!ffyaldomlllNO"l5 ~'!-::~~,:;~~~=~~-=~=-: ,,__~ . ., .... ~-... -, -,,--o..:lfu-aii,~•k--.,..,~-Ml•Jl"'l"l~ll .... lna"-10 .,,_,.,, revA,Jan25118 ,w,c.a 1-w l tllli!dll!O ~ rev8,Feb3f18 lra~widened &P!rimelerrencvlowered ISSUED FOR 'FORM & CHARACTER' DP ANO ZONING VARIANCES AUG 25117 CONOTCOPYWITHOUTnlf EXPRESS WRITTEN PERMISSIONOFTI.EARCHfTECT NOT TO BE USED FOR CONSTIIUCTION UNLESS STAMPED 'ISSUED FOR CONSTfflJCTION' Nm COUNTERSIGNEO 8'1'TllE AACHITiCl Clienl West Coast Dream Homes Ltd 102.202201138 Ave Maple Ridge, BC, V2X0Y9 architect Arcl/h!fll/,f!J,Jnc. <"..:11n·1.,,,.1o,,,\,~hl1<1.lllttl<1< 1cl;fOl-·O•-I\OO. U111lLC.·U5l~IIK, .. J c~ll 77),'l'U-"91'.S Ri,h111<•~Ll n C o,1u1I !!<nil'.~ b"~'(:l.t~hil..-.;iurc r<>n1 vc,x nl~ 11,:h ,11, .......... ~c,,m~111~rwchKWUTC ·~ prOJeCt City of Maple Ridge Cross Road Townhouses drawingt1lle site elevations seal project# 17_105 drawing# scale as shown drawn by GDL A-3 checked by -- 0 site section A \_.'..} 1: 200 ,--property line 0 site section D 4 ~-----1 : 200 7:-:: ts' site section E \.:::.,) 1 : 200 I'~-~-=-. I j= ;-- -I ->----1- ®._s_it_e_s_e_c_t_io_n_H_ 1 : 200 property Ille --1 '--property line I 1.- property line --l 0\ site section B '\.::_,} 1: 200 @ site section F 1 : 200 property llae ---t property line --, _I _ property line I 0 site section C 1: 200 t-j\ site section G \!_) 1 :200 ® site section I 1: 200 property ( line 7 ~.:=.!~-:=~-.:= ___ ...... ~......,.. ...... - Thl~IIConlr&:IOf1hlllclleCl<!nCIYPtlildn,ri,crcs .,.'"'OOfl_r.don,lti.iorlslolhelfCM°"'Tllsdr....-.,g :.,-a:::,--loraltlll/vl:11<:r!IJN•Ht,;nedr.d&H.ibr ..,......,.--.n.,--,,,-.. .. -..-.... ~ ..... -~\-~----... n;,1--...-,,...,__Cll.ll!lf-•-10 ..,,,cthet~y revA,Jaii25116 various 11le & bu~d,ng up-dales ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG 25117 DONOTCO?YWITWOUTTliEEXPHESSWRITll:N PEffMISSIO.~QFTHEt,RCHITECT NOTTO ee USED FOR CONSTRUCTION UNLESS STM~PED lSSUEO~OflCONSTRUCTION" N'l0C()l}NThqSIGNED8YTHEAIICHJTECT client West Coast Dream Hornes Ltd 102·202201130 Ave Maple Ridge, BC. V2XOY9 Art:l/il!f t//r!IJ,l11c. rirnll"b"·~,,,\1ch,jtt1orr lwc 11.◄ (..a-41~---~ ..,.;, lf,.47~1Shctllh~I Ml 1711."'1~.f,W.S ll1<h"""'41 II L' ,u-..11 F<•~l'a 1.,,.1,,.,.tdn..:1,~o,,,., V(,X 31!.I 11eh .,1~ "~"' ~,:.,1111'.1~,r;11ch1i.:,:1.,,.o <> pro;ec1 City of Maple Ridge Cross Road Townhouses d<a\wv""' site sections seal proJec!# 17-105 scale as shown drawn by GOL checi<ed by drawing# A-4 ) site plan -second floor ~~.------- site plan -basement level ~~G~ks...----- building hts relative to ~~ir:ement of 11 m site plan -main floor site plan -usable open (D-wj,.-11-.<f69-------- Th• <'D<>C,. ... ..-,~1 I" ~MIUI~< 01-.l rq:"1>1c rllc dc•<iOjlll)CII\ ofq lllllluro .,frc,;ldal .. l 11w:,n110m1<1,,otcJ..,11bol(tlv,1aa11,.,.clic,1>1\cpb•lll«>•(-11~101hc-UJC•nd..,..,_11\· ,med III O,c-OffiuolC'ouwnwtilyrw aud cl,c11f..,.., ,n '"" blba Subjo<I I<' all p,O\,.,"'" or lkl> CD·l·'J') 1CoUIJll'C'hct1"''< ~~op1rr1K! 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"1"n••""NlrJ .. c1i:.,oai,l••N<l'1kkr,((i1°"1•ll-~,,z ..... ~llb.Jl\hk,nl\"i""<lll<T>I> •l ~IKo,~M•rrlic- ,\ ~"'"l'f<h<•"'' r-bo ,,r <Ol',L,..,,,,., ,n 11,,: ,.,..,oh.....,......,~,..,.,,"-· ,qi,.ncJ a! tJi.: L,od l"klllli,:c IJfJ,_Uc,:I l'•r~HI~ 'P"''" •h•II L-., 1""'1J.."II •n~>ui.,n,c «nh ,\111~< kiJ~< Off,11,..,, l'.>1l10~ ~11,LI <"<ILn!ll}bw:-" i\511 J'l')(/~,,n.,nJN ,\~-.u11 .. ~••l}1f~, •• ,11.,,_ ..... ,,"...i, .. ,~,,.,,,..b,J,c1...,1,n J.hpk ............. ,-••""lY1 ........ li,m·1<io1t:ll}b"'"~IUIII-IW1",,,mrnJ<J &>2 RM-1 TOWNHOUSE RESIDENTIAL DISTRICT Thi, :one proVldll'S !or low den1itytown11ou11es and t,r,,·o f■mlly re,lden~al buil~n«~ 1 PRINCIPAL USES SubjeC'I Lo lhe regulations o;vnl.llned elnYrhere In~, B)'ta\\', lhe lollowini u~s and no Olhers shall be permlnotdlntheRM•lzone, GJ~ •I Townhcuseuu ~59'l fll Twofaml1Rt1IC!en\lltl c) On1FarnllyRe-lelenli:lltsonl)'permltted1nthtlollowin&locatlons· 1. !'UM•llt'""'I# 2.. u,,tr-=-~ 23838-120Al..ane 11442-Ber.Street 12169-22:BSl~I 12123-222Slreet 21868Lo1111tee-OHiChw1;· 12191·228Stree(· .-.CCESSOR\'USES C) Acc~&Ol')'hcmeoccu?,atiQnUSe 4 LOTFJIMENSIONS "'-'J Nop1uiion1h1llcrealealotwhlchisle$$\hanlBmlnwldlh 1o111.w.J I. DENSITY l03i2013 ■1 .Allbu1ldln.,:s■ndarructuresshillnotnceed1noorspace,atlooros11mesthent1.lot ■wa. 11,:a,u,_.,,.r,o,....tt~-flPl'I...,., bl ~~ll"'NO'M...tllbul ■,'1'.w.Gw'll"l--1,'\Nf,Mli-xceedalloor,pacer11tio dO,&,&lo!NlU'leM"'~·'""~'l'lt,._~w ctMbiLablltbuementaru. 10, lhe parcel 01 tranoi Un~ o.ucnbed n :.3260 236"' SIie.i (Lot :!1 SeruGn 2B Towm;hlp 1.2 Nn;Wewnln5ter Olltnet Pl;ir 47603) Allbuiklln.1and1V'~alM._Ulf1101.ltt1~ a) 7.Smt"JttlfMlla,...,_n,,,.,.,.,,.,,..a,a.(ne:and bl ,tSmtuesm•BltMt..,~ ,..,.. .!thnowlndOW11toah1bit.abre room or60 m1trl!11'¢r I wal with a i,.~nyora ...,lnelowlc a hablUlbl1 room t ~Q .....,._'«AN.O!UNl.ctU.~ It /JI l>u>ld,u~ondSIIUCILO~IO, 1~1~11MltK'SO<IL'flbaol ouJ l""""'°""'US<.:sllOl r>Ot ('O«ed.il,c,(htOlllOm,:ue -Al( tlLOldonf;,, uvd lot l,CCK,,,01)' lll'Hltnl-,I Ust: and/o, ■c-~ OIi ~,n.,cl p.11kl"f',U'i<l "'1nllnoleoto!f'd,1!imcl1e,;.norone~l0<ey1nhe11'.hl Ill lv1A<U:M01ydl••m,f!lp.Jtl>J11t:•-.. tie,.N>tconw..i.d ~~l>OunlklllJfn lnn<iscllpt,t.erffTllllno\~tl\.,oni,mcU,i'"""'r,hl " ....... ~tf!l,W"-1.fl(J'~--~_,,. ... ...,.,._t,.t!"' __ _ e,,i,-,w1~--·---------.... ... ... -c.,-....... ~ __.... __ ~..._,,.tE ...... .......... ~ ... -~.-.......--~.,,.---'f.:Jl•l>M~ dW•-1ltl ...... t---..iilo<11~-_...,..,U...,...III ol11rJd~n111ic,-,,,1h11r1 I•) 1!1n1cuc,;l1orn•~..,nl1colall1rq"'reClw11lOOw<,1nHl1111n~,oon> (U\ 10mClrtshornlhect'll11Cofrnlo\ht1JtQ\J1~W1ndOW!'O\h(,rlh~n11IN"'(',IOOl11 11•1 3 ~JI:> 1,om II"' ~IC OI oll ou,~, .....,_ _..,.. __ .... fll«-."tlt+_..,.._.,_-"-' __ .. ~--- IL'q<lllcd • Us.ablcopensi,.x,,sh~Nbcp,O.,dl)'l.llorCXllun,\M1tlM.'d~ .... e1oim1<mlb.J:.c,Jonl1,c, rooo,,mcra~o l•l -15ml' /o, c.lCh J be<ttoon, ... ~ I••• 30ml 10,.,nth:n~.,"°"''"'• ft "-~-•-1Ao111R"~_.. ... w1 ......... ,-:,--,.,,,;,., .. .,., ..... ._ ___ .,..., ................. UM( .. ........... ~u lj ,\,..,,,:;h,111M:peunolh.dL11,l;llllo:M1e1s~-lloll,.,s.ldl-.lJIIIM:!ou\1nMior,ii,n,11Jl': S.,~11if'KIOt<,c~s,.,,_.n2~uwNo,11100-l\193 DE'NSllY80NUS~F.NITYCON11llBUTIOHS u,,,,..11• llofu,s -"n•Mr Com11Ulll>Offi> ~,., pc,n,11l'd"" p,o~,1....,.,.,.,._..i RM•l 011C1 loc.i\"1J "'""" u .... lfouncl.-,csOlll1<·Albool•An:'J11'l.:mt_.$el1<Wi.,.11 /Jlw:n,tyluuds1...a.wNwo~"""U""'ICID01,yOI ll~fOIICJW1ncclrf.J..lf!~lfl<lr'l(oe.lohcloe-\1N1wrlhmlreA1Door>ArcnPlnnboUf>d.we. • P:orkConslru(t,c,11 .,..,., __ •U....t-lo,t~ • MA~I .... ~ • c...:,rao•rvteomm ... ~vc.a111cnnel'lll~Co<..uuc:10, • e,..,;r.,ct1ily/Coln'nun(1·G.nll>e1,ntP1.1CCM.;>111c"1lrKC I l.lc:op!c Scd-Im~ -o.,,...iy-IIW IIOOO -.0 AM,o m~)' ~ 11,c:1,:-1 ID <>C>I n,o,c 1h.1n 0.7!"> umc-,, lhe r"' ,n~ """ct,y nor11,ne o r,cm.,1, Do!,,N,, ,r..., Amc,"ry Coi11nl>ut1onp,:<uonP!>pt""11kd Vl'l1e1cU,.,,csullrnt,~coeN.1lyc,.,:ccd:,<1lloot~pocc ,ouo nl O Ci. DII Arn~n•l~ co,m,bl.lhon ol $3,100 pe1 Unll Will be •~'lU•cd nn~ Ix-l)/l)'IIIIIC u~rn""5U111,CllO!lt1Cll111.i.or.P,;,m,1 ) U us1nc11 Dtms!lyBon!.1!, nsde,.:,,bed m 6029lll:ibo\'e<1nddusp,lCSecltoru;602 l 602 3, 602 C,, .!.MCI 002 7 ilnd G02 a lhl' lollel'fllllg rcgula1,ons shtdl be .!.l)plll'd 1'11(Cil.l 1 Gj)ilr\mcn'IICSldCnt Ui""iE-i!!~=±;.~1s~· loteoverag<, Un<: OlhcrWOgiJIIIOons . ' ..-,;,aa11.,,_e,v,,aa,.._k~IMtl (A)l1omaho11tlolhne 75mt1L1es (b) lromsJl'lll'loL hnc 7 5mt.•Lror; {c) l1om on mlc11or !Jdc le:\ lmc 7 5 mcl1<Z {el) r,om en Clleno, si.le lot tmc 7 5 me\1"5 :.i M,mmum ~tb"O.S for aQ'.:<=SSOry ol1 stn,el parkmc locllh:CI w1Lh1n 11 SINC\UIC, (IS dcsc,,t,oo 111 llcm 1 "Olhcr Rce,uiouons" bdow 1!.h.111 be ....,.,.aile,.f.1)1 ... (.l)lioo•al,ontlo(lmc 3mi:t11S (b)homarewlolhnc ]5mtlfl'S (CJ rrom cm mt<111or side IOL hne 1 !i me lie!> 121W-SJQI I pll!QIMJ otl!t11l'im. ,,_ .t,Hun,.... 1 ~ tp......,,,~pt1orm•1pm,,edas -.i0r pot~~klfcacd ashuct111cal\,-tt.Gllwh1Cha1c06 melt.,• ..,,,.,800tt"1he 1Mr.ece 1111.she<J &rlldl"otrfillsTlo and whrch 11rclilndscapcdand1n\cgra\cd1obccoml'auw.J.blcpilrtolll"oeymd 1111111 2 A1i:r11dc-l.Ofpmk111e,a1c:JSsNlllbcbo•mdodb)'o1antlsrapt>scrccn f)!notb-.lhllno•.,.nietu~on11e1,111 3 Useable ope,, :i,p11cc shaU bC prowidt'd 0<1 me lol ro, eteh um\ conl.:11ned ,n an apartm,;,n\ anll townhoUfiC build11',f, bilsed on Ilic lolloW1r>gra110 (a) A.5 o m2 ro, tac:h 3 or mort:' bedroom u111t 11n.e1 tb)300m2 /01 eKt, un~ wllt'IIOS$ Lh.111 J bedrOOIT1$ '•~~""'(111•-,,_.•~on•••cn,, ™Iii$ or 5 Om2 ro, l'i!Ch un,1 TI,is o,co rn.:fy lem, p;irt ol lite tr5'!!1111c .,.~~ :J ~~i..-~r.■Cl llff,ff-~Uit:llha11bc tittffllUlnl.-,'IU. .... Wf"IIIOHlto~~IIII OU\Nl Mllple 11.1,,-hllo,,o~-~~'fl~ Ht> ,tS00-1993. 11:S - Cq,JriQhlrOMJ'tl!II lhispl!naleldHign11,. .... "1i■IIYI ,......,,, ...... ,-.~<1Geol"l'L-~ me ln(ICA'lfl<llbe __ ._..::tw1echpe,1:U1.on TMG-i;Ccrtr!0:10'11\.-Lchfd:,nlvfdrM<imlll"O'" -.1--11_..R_Mlll'CICI-.~ lbs<lr..,,..-,g ~~~IMlll'll_,__u-........,lr'ld~~by ~ ...... ..__ .. _ ... ...., .... ,,,.._ .. ~-""'"0-..l-~t'llle~ -·ClrMA3'-tln-~•lollJVllllll-1<' 1ny0.hftpa1y rev A Jan25118 various site & building up dates. usable open ............. ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG25117 DO NOT COP\' WmlOIJT THE E.)(PRESS WRITTEN PERMISSION OF THE ARCHITECT NOTTO !IE USED FOR CQN$TII.\JCTION UNLESS ST.AMPEO ,!iSUEOFORCONSTRUCTION' ,¥10 COUtfTER5tGNEO R\' THE ARCHITECT client West Coast Dream Homes Ltd 102·202201138Ave Maple Ridge, BC, V2XOY9 Arclf iJff [lfJ'IJ,J11c. G1....,n'1.;il\l<>rMd1111.'<llllthl<· 1<1 (,r).1..Ul-.01]1; u.-1,,-~:s1s-.;1111,~ t-il Til'-'»!Ui?(o)( lh<~b'fl.l.lll' cm11lr-,,1f•.,1.t .. lun1<lula:11■.-.a,w, V~X)fll ,.H>.,,c ,rnwrcoRl.i"'k>oardN1<c11ttu project City of Maple Ridge Cross Road Townhouses drawing title zoning notes seal project# 17-105 seare as shown drawnby GDL checked by drawmgn A-5 ts\ Section 2 \V 1: 100 ~~ 'C:: ITT r= -i--I ·--- ---' R ~ - / --->--~ >--- ' '· ~ Section 1 '\::.J 1: 100 ~ ~ -. a,: -- f ~ ..,.. . ,.1 ..... ' -- / ------ 4269 - G ~ ~ ~-- l If lfr.==i'F -• It ._ e-- - ;~:;:;;~ff 0 basement \.V 1: 100 • ,·: /: . struch.ral fill lou/s garage 2nd lloor ~ 11' -o· main floor ~ o· basement ------------~ .... f---- EJ] -- . - I I I L~· Ill >IIH I . fl_-- '277 257!o I I I □ ,q ~□ b - CD h structural fill to u/s garage -9'-0" ~ LU :--r - - slructuralfrfl lo u/s garage I -maln~ ~ S216 Leval 7 1T-4 5/8'" CD main floor 1 : 100 "'"' ~ ~ living "'' dining ~" .... '"' ... deck '"''" -,.., master bedroom master bedroom "" "" dining deck .. .,, ~ ~ _,_ ......... -..1:f .. ~U-~ N:-.cft!iitk_....,,_~1..,._..,,. bol~C..:.,..-(N."-...i.,...rA-...,~-....,.,.._• .... -n.1t1....., :a~-:::-'_.__...,_ ..... ~t, =:=--==~~:::::. ---·-·~·~~oi•a. .... .. -.... rev A. Jan 25/18 end unit plan adjustmenls ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG 25/17 00 NOT COl>V WITHOUTT1"E EXPRESS WRlnEN PER~ISs.lONOFTHEARCHITECT NOTTO •YV»-rOJt~~~n.-MFED 'Q~ltlfll~ .a,a~pM_....-C,tfftCI client West Coast Dream Homes Ltd 102-20220 113B Ave Maple Ridge. BC, V2X0Y9 architect Ar<:f/i!fftl!J!J,J 11c. :;;:;~,'.:;;J~-~~~=tl"' <~: ~-.'..~:.:'~: w .... ,...i.111 ,...,,, ~ .. ,~·~1i-~,,..~,,.-.,.,,.,,,., \/,X ,'Ill ,..,-t, "" ""'~'1'"'11\,.,,~.,,,~-«l.z< <> project City of Maple Ridge Cross Road Townhouses drawing lIUe block A plans & sections seal project# 17-105 scale as shown drawn by GDL checked by drawing# A-6 ) r,;--.., S elevation of block A 01 :100 '4' N elevation of block A \.:) 1:100 Exterior Finishes ~ black asphalt shingles 0 aluminum gutter -painted to match Gentex Storm 0 fascia -painted to match Gentex Storm G 5" exposure cement fibre lap siding -painted Aged Pewter, Select Cedarmill 0 5" exposure vinyl lap siding -Gentex Storm 0 4" exposure cement fibre lap siding -rusticseries woodtone -Summer Wheat 0 smooth cement fibre panels with battens -painted Light Mist 0 band board -painted to match Aged Pewter 0 vinyl framed window -black G guardrail -black aluminum & clear glass El cultured stone veneer -Dutch Quality Stone. weathertedge -sienna 8 fir -custom stained E] prefinished metal flashing B plain concrete G garage door -flat panel -painted to match Light Mist G entry door -stained fir 0 4" exposure cement fibre lap siding -painted to match Light Mist-select cedarmill G hollow metal doors -painted to match Aged Pewter -select cedarmill Ci) road elevation of block A 1: 100 0 W elevation of block A \V : 100 C~r,gt,1/fl<Nfld 1h$;,lanr.ddMigtlllo.N• .. "'="°' •-... •""""-~alG.<t!L ... ~ IIIC ltld_De.,.alWI\IICUIM-~penm1,m TneG-;i&CO<l!ladOfirill!cl>ed<a><IW<dylll"'1n111'1$0\I -~---~\.O".l'IClhl=od TlJJd""""ll :=~·~-•~r.dWlifdb\' t,.,...,. __ .....,,.i..., ... ..,._,_.,. ...... -i;..-.-....... ~"""~,...., -•~-l'll,~illl ... ._r. ... L0 ..,,.,,,,~ revA,J,11125118 vancuse:ictenorl1rnhup dales ISSUED FOR 'FORM & CHARACTER' OP AND ZONING VARIANCES AUG 25/17 OONOTCOPl'Wl'TWOUTlliEEX"f!ESSWRIITtN PERMISSIOtlOFTHEARCNITECT NOTT08EUSEDFORC0NSTRUCTI0NUNLESSSTAMPEO 'ISSUED FOR CONSTRUCTION' AN0COUNTERSIGNED9VTHEAACHITECT client Wesl Coasl Dream Homes Ltd 102-20220 1139 Ave Maple Ridge, BC, V2XOY9 architect Arcl/iJ!f l!!rJ'IJ,f nc. IC>JUIJ.1<ko1,\fdloM:l111<hi•, 1<1 t,i.i.,1,1;..j_:1~ u nlf,.~:~l~kllM,.,~ u-11 rn~ k,;:~n"""" II c cin>~ ~,~,rr., 1,,.1<,r:,,chu,.:, .... ...,. \(,X311~ ,...i,.,1, 1w,wpe,,11J,,.l,.uardmc,1 .. ec, project City of Maple Ridge Cross Road Townhouses drawing title block A elevations and perspective seal project# 17-105 ----_,,.., GOL cheeked by drawing# A-7 • unit B ... ~ Section 1 ~ 1:100 2nd floor 8'-0314' main floor -2'-111/4" b&semeot tevnl ·12'•11114" 0 Section 2 \.:::._/ 1 : 1 0 0 unit A unit A ~r ~ A ~ unit C ~ ~ ~- ! basefnent levef -12' -111/4" - .... ,- 'To ... I, ,,, 1 '1' main floor \V : 100 "' ... tfT l# ,n ,. :w ..,., i dtMQ n ~I+ 11111 I J ~ -,, f wv,g =~ '(J'\: L ... \J --down 11 '"';"' 11~ .. ";:: ~ I ·" ., ! .. · ~-: _';.:. f1· E'j--lf.ltj,oo,,;;, ' r:., ,., , .. ..;f--------1--------------------------·-·-·-------------------------------J<- ~ 0 basement 1: 100 ... - nn 1. -:n u, Lo :n Ui& , .,, ... ,,., ,. 1 1 " ,, ., 1ii .... ~~-:·~ :-··:r;l.·.~·-: :;·.::-.:: •·.· .·•· -~ w,-iW -' . ., ~ .. c.p,illl_.,. tl'W(lllllo'l,W_.., ........ _ _._...__,....,.,...,.Cfllll~-..---~~~-~_....~ TN~~....-...... -~ °'~ _.._,._,,_r.-o,,~MoBll-.,-1'111~ :.-::.:. ..... -~ .............. -... IN ....... ~.,.,...~----IIIN ~ ~Giioll~~--..... -·~-""--'..,,.., ....... --~-- rev A. Jan 25118 unit B plan adjuslmenl ISSUED FOR °FORM & CHARACTER' OP AND ZONING VARIANCES AUG 25117 D0 NOT COJ>V WITHOUTTI-IE EXPRESS WRIT'TEN PEAMISSIOHOFtHEAACl-tTEC.T NOT 10 BE USED FOR CONSTRUCTION UNLESS Sf AMPED 1SSIJEDFORCONSTRUCTION" /J'!OCOUH~EODVTHEMCHfTECT client Wesl Coast Dream Homes Lid 102-20220 1138 Ave Maple Ridge, BC, V2X0Y9 architect Arcf/ilfflMJIJ,Jnc. ~•;.·•11,~~;~j~1!~':.:•·I.. ,~: '.,";!~;:,;; ~Kl1••...J 1,1 ..,.,,1 ~<••11·,,1,~~•r,o,~1L,,cu,,.,,., \f,\; \II• ,.d,wl< ,.,. .. ~<"l!\., .. ~,.,,h•"'"'" ,, project City of Maple Ridge Cross Road Townhouses drawing Lille block B plans & sections seal projecl# 17_105 drawing# scale asshown drawn by GDL checked by A-8 3 '1' road elevation of 'v :100 '3' NE elevation of block B \:!..J :100 Exterior Finishes [2J black asphalt shingles 0 aluminum gutter -painted to match Gentex Storm 0 fascia -painted to match Gentex Storm 0 5" exposure cement fibre lap siding -painted Aged Pewter, Select Cedarmill 0 5" exposure vinyl lap siding -Gentex Storm .0 4" exposure cement fibre lap siding -rusticseries woodtone -Summer Wheat 0 smooth cement fibre panels with battens -painted Light Mist 0 band board -painted to match Aged Pewter 0 vinyl framed window -black EJ guardrail -black aluminum & clear glass EJ cultured stone veneer -Dutch Quality Stone, weather:ledge -sienna B fir -custom stained G prefinished metal flashing B plain concrete B garage door -flat panel -painted to match Light Mist B entry door -stained fir G 4" exposure cement fibre lap siding -painted to match Light Misl -select cedarmiU EJ hollow metal doors -painted to match Aged Pewter -select cedarmill '2' SE elevation of block B '\:_,) 1: 100 Q NW elevation of block B \.::!,) 1 :100 C,....•--f'l,,\,-N:M9'!111..j,1,U1Mlr.lJ1. .-. .... --....~-... ~_,...,.__. .. ~,_._ n.i;.-.c-...-.~--,,1~ ..,.l'l'CQ"._.,.., ___ ~"""~ .... ~-""~~--..-~ --,_...,._.P-"'U...-,......_.,..., ...... -0-. ........ ~-..-_,. _.._.. --~-..... ...-. ---revA.Oei:20117 ei,;teiiorvmyl s1dtr1gi:hariged loHardIeBoard rev B~Jan25/t8 va11ouse1;tenorlinishup-dales ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG 25/17 00 NOT COPY WIT!iOUT THE EXP~ESS WRmEN PERMISSIOflOFTHEARCIHTECT clienl West Coast Dream Homes Lid 102-20220 1138 Ave Maple Ridge, BC, V2XOY9 architect Arcl/bff!Mi1J,.l11c. •-tr•~.~-.----1,d .. .un.,1iti ~TI~ 11,.~151 Sh,i)ll, .. ,J cdl n~-¥fll,II lto.:hn,,,nJll.{" .... ~ f«1i¥,,~ .. 1o,.,.c;1,,,.,..__ \t,X311~ -.. ... ,~,· -..-.. .. ~.-.>Hb.,1/>11,1d•lm1>'>:u project City of Maple Ridge Cross Road Town houses drawing l1tle block B elevations and perspective seal pro)ecl1'-17_105 o""rawlng• o:ole ........ d,..,.t,y GDI. A-9 checi<'ed by ~flo~ -0.90 Q _Section 1 ~ :100 unit C ts' section 2 \:!.J 1:100 unit A 277 unit A unit B tn -~ ·-· -·-·~·. "' '" , .. .,, ·"'.:: ~-~--: ;•.-... -5 .. ,•.\~ :.--~ •• 4-tl\:::::::i:::t::=:1~?(\?~t.:;.;.!~~i: dinng kitchen living deck up 0 main floor \.._'_,} 1: 100 "' dtlng lv,ng deck 296 '" .. 2526 "' 281 "' dlnng living den deck deck ,.,. u, ,.. 570 226 081!1 219 Cop,....,,~T-..~"'~" -••~ ,.,,, ............. ,......,,.0-.,_.~ rrc.,,._w,,..-....-...:n,-.,..s..,. ThtG«ltrtilCOIVld«,M'IC'lec:k..-.d>e<!!y.idlmensoOl\1 -fl';W1-lai<IO'l'lo,sa1,lolhe ... ""'1«1 To><li'""""II ~•:::::~rorains1ruc11a1unl•.S"9nedr<lsaakld ti'/ rev A, Jan 25/18 Lllil B plan adjuslmenl ISSUED FOR 'FORM &. CHARACTER' DP ANO ZONING VARIANCES AUG 25/17 0ONOTCOPYWIT110UTnJEEXPRlo.SSWFIITTEN PERMISSIONCFTI-lEARCH!TECT NOTTO9EUSEOFORCONSlRUCTIONUN\.ESSSTAMPEO ISSUED FOR CONSTRUCTION' AHOC01.JNTER$1GNEO 9YntE AflCHrrECT clienl West Coast Dream Homes lld 102-20220 1138 Ave Maple Ridge, BC, V2XOY9 A rc!fillf !J.&J'IJ,J11c. :::.~~:. .. :1~~1'~~;:·~,:~·-1"' •. :\: ~~;!:~: M,<M,,.,J Ill .,...,1 ;,.,11·~1,.._l.,,>1.-i•,"<l•«•'ffl \~)(.'1111 .. , .... 1, ........ c,,,Ul.,····· .,,,...,.,c, projecl City of Maple Ridge Cross Road Townhouses drawing title block C plans & sections seal project# 17-105 staIe as shown A-10 drawn by GOL checked by 0 !oad elevation of block C \_V 1: 100 '2' E elevation of block C \::J 1: 100 Exterior Finishes EJ black asphalt shingles 0 aluminum gutter-painted to malch Gentex Storm 0 fascia -painted to match Gentex Storm 0 5" exposure cement fibre lap siding -painted Aged Pewter, Select Cedarmill 0 5" exposure vinyl lap siding -Gentex Stam, 0 4" exposure cement fibre lap siding -rusticseries woodtone -Summer Wheat 12) smoolh cement fibre panels with battens -painted Light Mist 0 band board -painted to match Aged Pewter 0 vinyl framed window -black B guardrail -black aluminum & clear glass G cultured stone veneer-Dutch Quality Stone, weather1edge -sienna B fir -custom stained EJ prefrnished metal flashing G plain concrete G garage door -flat panel -painted to match Light Mist B entry door -stained fir 0 4'1 exposure cement fibre lap siding -painted to match Light Mist -select cedarmm G hollow metal doors -painted to match Aged Pewter -select cedarmill 0 S elevation of block C \:::_,} : 100 ~ N elevation of block C \J 1 : 100 =-.::...~-::n~::= ~ ... ~ .. ...,~ .. -,,_.-- Thl~l11Conln,a01$/'lallci>oc.<r;lvr,;tyall<l<mft110'!1 .,.,,_,t!Wl,..-idt'nll,s,m5lcl~WCNoc:I.Tusdr.....,,,, :O":~\/Mlfk>'C011$11\!C.loQ:'IUnles$$,g~a-.d._.1'Nlb1 1>u..-.i_....,!ll~llllf"'l'W_,._,...._ :;,A~~L=:-.:-.-:10 _,_..,,. rev A Oec20!17 exteriorvmylsKMgchall!iledloHardieBoard revB J&n25/18 variousexle11orlirohup-dales ISSUED FOR 'FORM & CHARACTER' DP AND ZONING VARIANCES AUG25/17 DONOTCO?YWrTHOIJTTHEEXPAESSW..ITTEN PERMISSIONOFTIIEAACHITECT NOT TO se USED FOR CONsmUCTION UNLESS STAMPED 'ISSUEOFORCONSTRUCTlON" AN0COUNTER5.IGNEOBYTJ,jEA.RCHITECT client West Coast Dream Homes Lid 102.20220 1136 Ave Maple Ridge, BC. V2XOY9 architect Arcf/b!f tMFIJl nc. (ic,,ffl~llh1f,\ld,M~lt>.' I.I (J\i.J.li--1.~ 111,-11,.~:s1S..-IIM,~ cdl 7J~'H~~ R,cb~••>J.llC' ..,,..,1 ~"'n1in.k>Dl,M.:c\\llC<Ml \(,X :ill~ \l<h\llc '"'"'~n,11J,,,.~,,.a.rd,11«1urc.:o project City of Maple Ridge Cross Road Townhouses drawing title block C elevations and perspective seal prcJect"# 17•105 ~ .. ,_,, ., .. nk>, G01.. checked by araw1ngfl A-11 Black exterior wall light at front porch 36" tall LED Bollard tulYr:1l lnir. -"l.'i-.~~~; (J(Klt t'¼'.) 4 m wide bio-swale f..J,t lh:itl m.li lh-:iri .) ' ) l\ood I NORTH ~ 11· ._) Two 5" LED Pot Lights at garage 96" tall Pedestrian LED Bollard A!CEIVED ~-f B O ti ?018 MAPLE RIOOE PLANNING DEPARTMENT NOTES: PLANT LIST Quantity Symbols Botanical Name Common Name Size Spacing 1. Maintain m in. 2% slope away from building Trees 9 A Acer circinatum 'Pacific Fire' Pacific Fire Vine Maple 5cm cal B&B as shown 2 All plants and landscaep installtion to conform to BCSLA 3 B Acer palma\um Japanese Maple 6cm cal B&B as shown Landscape Standards Latest Edition. 1 C Betula jacquemontii Whitebarl<ed Himalayan Birch 6cm cal B&B as shown 2 D Robinia pseudoacacia 'Frisia' Golden Leaf Black Locust 7cm cal B&B as shown 3. All growing medium to be tested by PSAI (604-273-8226) and 3 E Cornus mas Cornelian Cherry Doewood 5cm cal B&B as shown amended accordingly if neces.sory, and to be tested again at 6 F Paulownia tomentosa Empress Tree 7cm cal B&B as shown Substantial Completion. 3 G Prunus 'Yedoensis Akebono' Akebono Flowering Cher,y 5cm cal B&B as shown 4. Minimum planting medium depths: Shrubs & Others lown-6"/15Omm, g" Oil slob 78 a Azalea japonica 'Diamant Lachs' Azalea # 2 pot as shown groundcover & 41 b Erica x darleyensis 'Mediterranean Pink' Mediterranean Pink Heather #2 pot as shown shrubs-18" /45Omm, min 18" slob on 28 C Hemerocallis 'Black-eved Stella' Daylily #2 pot as shown 17 d Euonymus japonica 'Silver Queen' Silver Queen Euonymus #2 pot as shown trees-12" /3OOmm, rootboll, 24" 36 Rose meidiland 'Carefree Delight' Meipotal Rose #2 pot as shown all around the small trees on slob, e 3 f Cortaderia selloana 'Pumila' Dwarf Pampas Grass # 3 pot as shown 30" medium sized trees on slob 20 g Helictotrichon semperurens Blue Oat Grass #2pot as shown For detailed info see specifications 69 h Carex morrowii 1Aureovarieeata1 Varie,~ated Sed2e # 1 pot es shown ;296 I Carex glauca Blue Sedge # 1 pot as shown 5 All plant material shall meet minimum size requirements OS 84 I Calamagrostis x acutiflora 'Karl Foerster Foerster Reed Grass #3 pot as shown indicated in plant list. 63 k Iris sibirica 'Fieht of Butterflies' Siberian Iris # 1 pot as shown 134 I Mahonia aquifolium 'Compact' Dwarf Oregon Grape # 2 pot as shown 6 Trees planted in lawn areas to hove 1 m dio_ mulched r ing. 231 m llex x meserveae'Blue Boy' Blue Boy Holly #3 pot as shown 0 n Carex obnupta Sloueh SedRe Ill pot as shown 7. Make sure twine around rootballs to be cut and removed to 0 o Juncus ensifolius Da2eer-leaf Rush I/loot as shown prevent gridling. 72 p Buxus microphylla 'Winter Germ' Asian Boxwood #2 pot as shown 40 q Lavandula angustifolia Enelish Lavender # 1 pot as shown 8. All propsoed trees should be pion ed min 3m oway from 48 r Miscanthus Gracillimus Maiden Grass # 3 pot as shown building foundallon or face of bulldin9s or retaining walls. 85 s Polvstichum munitum Western Sword Fern # 1 pot as shown 30 t Prunus lusitanica Portu2al Laurel #2 pot as shown 9. Install min. 2" of composted bark mulch on all shrub beds ofter 524 u Gaultheria shallon Salal # 1 pot 24" o.c. planting and rake smooth. Mulch to be "9.Smm 155 V Vaccinium ovatum Everereen Huckleberry # 2 pot as shown screened composted bark mulch", 44 w Cornus sericea 1Kelsev' Kelsey Dwarf Doewood #2 pot as shown 10. Contractor to ensure all plant material delivered to site is from nurseries certified to be free from the Phytophthora rnmor·um virus (Sudden Oak Death). ~-11. Contractor to report any discrepancies in plant numbers ~ immediately to Landscape Architect. \I I ~ PIL I I ! -I 1 ' 1£) I - ' I Jl ~ ·•oi _,,,,, I RECEIVED I I u~,-' I I I ! ___..---: I] ' I I l FEB 06 1018 -IHW' 1111., '----~. _I i.--_,_~ (' ~ MAPLE RIDGE -· ' .... SECTION A-A PLANNING DEPARTMENT ---~ ~ 1: 50 ---- IOATt REVISIONS JHL Design Group Inc. SCALE PROL~ mir Proposed 1:50 Townhouse Development N ~ Copyright reserved This drawing and design is and Nov.,17 DP Revision Submission rt\ Landscape Architecture + Urban Design DATE 23415 Cross Road at all times remains the exclusive property of JHL Feb ,18 Maple Ridge, BC L-1 Design Group Inc.and cannot be used without the Jan.,18 DP Revision Submission ~ 4.370, Mople Street. Voncouver, BC DRAWN P!<-'""'~ llllE landsape architect's written consent. Tel: 604-263-6613 JL NOTES, PLANT LIST Fox: 1-866-277-9554 JOB NO CORSS SECTION Feb ,18 DP Revision Submission Emoil: Jildesign@show.co NOTE VARIETY OF HARDY LOW MAINTENANCE PLANTS WERE PROPOSED, MANY OF THEM ARE DROUGHT TOLERANT AND SOME OF THEM ARE NATIVE PLANTS. TOGETHER THEY WILL CREATE A CONTEMPORARY LANDSCAPE OUTDOOR ENVIRONMENT WHICH PROVIDE YEAR ROUND VISUAL INTEREST. WHITEBARKED ,HIMALAYAN BIRCH GOLDEN LEAF BLACK LOCUST AKEBONO FLOWERING CHERRY AZALEA BLUE OAT GRASS BLUE SEDGE Copyright reserved. This drawing and design is and a all times remains the exclusive property of JHL Design Group In c.and cannot be used without the londsape architect's writ ten consent. Nov .. 17 Jan.,18 Feb.,18 REVISIONS N DP Revision Submission DP Revision Submission DP Revision Submission CORNELIAN CHERRY DOGWOOD JAPANESE MAPLE FOERSTER REED GRASS MAIDEN GRASS JHL Design Group Inc. SCALE 1: 150 Landscape Architecture + Urban Design C'iAtr Feb .. 18 4370, Mople Street, Vancouver, BC Tel: 604-263-8613 CIAAl',)I JL Fo,c 1-865-277-9554 JOB NO Email: jlldesign@show~co PACIFIC FIRE VINE MAPLE MEIPOTAL ROSE SIBERIAN IRIS PRO.Ul mu: A'MHC 1HtE Proposed Town house Development 23415 Cross Raad Maple Ridge, BC IMAGES OF PROPOSED PLANTS WESTERN SWORD FERN L-2 \ __) OVERALL REFERENCE PLAN Copyright reserved. This drawing and design is and at all times remains the exclusive property of JHL Design Group Inc.and cannot be used without the londsape architect's written consent. DATE REVISIONS Nov.,17 DP Revision Submission Jon.,18 OP Revision Submission Feb .. 18 DP Revision Submission SMALL RIVER ROCK ---~~ AT THE BOTTOM OF THE BIO-SWALE SEE CIVIL ENG'S DWGS FOR DETAILED INFO N JHL Design Group Inc. Landscape Architecture+ Urban Design 4370, Mople Street. Vancouver, BC Tel: 604-263-8613 Fcx: 1-866-277-9554 Email: J,ldesign@show-cc SCALE 1:150 DATE Feb .. 18 DRAWN JL JOB NO COLORED CONC. PAVING 2X2 SCORE LINES TYP , ATE SEE ARCHITECT'S DWGS FOR DETAILED INFO '----1.2 M HI GH FENCE SEE ARCHITECT'S DWGS FOR DETAILED INFO PAOJ!Cl Til\..E Proposed Townhouse Development 23415 Cross Road Maple Ridge, BC OVERALL REFERENCE PLAN LANDSCAPE PLAN/ PLANTING DESIGN GRAVEL SURFACE TRAI L LOG RAIL FENCE SEE CIVIL ENG.'S DWG FOR DETAILED INFO L-3 / DRIVEWAY '-:, ·SECTION FILTER CLOTH SURROUND 015 DIA. PINE RAIL c-c f ,_ II' I la~ GRAVEL SURFACE TRAIL 75¢ MINUS RIVER ROCI( SECTION 8-8 (810SWALE) Copyright reserved. This drawing ond design is and at all times remains the exclusive property of JHL Design Group Inc.and cannot be used without the landsope architect's written consent. ATE Nov .. 17 Jon-,18 Feb.,18 REVISIONS DP Revision Submission DP Revision Submission DP Revision Submission ...... 1:30 N ~ SIDE VIEW OF LOG RAIL FENCE AI\JD PLANTII\IG '-1 Iii JHL Design Group Inc. sc,,lC 1:150 Landscape Architecture + Urban Design OA'n: Feb_,1B -4J7Q, Maple Street, Vancouver. BC Teh 604-263-El6JJ ORI>"" JL f<u,: t-866-2TI-9SS◄ ."8 NO. Emal: J,ldeslgnO!.how.co PROJECT TillE A~1tT1,E. 1:20 _j SECTION A-A ' j Proposed Townhouse Development 23415 Cross Road Maple Ridge, BC SECTIONS RECEIVE FEB -9 2018 ~APLE R!OOE ,>LANtlJNG OEPAATM WT 1:50 OVERALL REFERENCE PLAN Copyright reserved This drowing ond design Is end at oil limes remains the exclusive property o( JHL Design Group Inc.and cannot be used without the londsape architect's written consent. Nov.,17 Jon .. 18 Feb ,18 REVISIONS DP Revision Submission DP Revision Submission DP Revision Submission ALE WGS 0 N COLORED CONG. PAVING 2X2 SCORE LINES TYP. GATE SEE ARCHITECT'S DWGS FOR DETAILED INFO '----1.2 M HIGH FENCE SEE ARCHITECT'S DWGS FOR DETAILED INFO JHL Design Group Inc. landscape Architecture + Urban Design 4370, Maple Street, Vancouver, BC Tel: 604-26.3-8613 Fo~: 1-866-277-9554 Email: j11design@shaw co SC•l.E 1: 150 O•ll' Feb.,18 Dll4\'lll JL JOB NO. GRA VEL SURFACE TRAIL LOG RAIL FENCE SEE CI VIL ENG.'S DWGS FOR DETAILED INFO PRO.CCT mu: A.W:Nv 1i11.e Proposed Townhouse Development 23415 Cross Road Maple Ridge, BC OVERALL REFERENCE PLAN LANDSCAPE PLAN/ PLANTING DESIGN RAIL FENCE SEE CIVIL ENG .'S DWGS TAI D INFO L-4 OVERALL REFERENCE PLAN _) Copyright reserved. This drawing and design is and at all times remains the exclusive property of JHL Design Group Inc.and cannot be used without the landsape architect's written consent Alt REVISIONS Nov. 17 DP Revision Submission Jan.,18 DP Revision Submission Feb ,18 DP Revision Submission BIO-SWALE SEE CIVIL ENG'S DWGS FOR DETAILED INFO N JHL Design Group Inc. Landscape Architecture+ Urban Design 4370, Maple Street, Vancouver, BC Tel: 604-263-861 :S Fax: 1-866-277-9554 Em oil: jhldesign@show,co s,;,u 1: 750 O~'IE Feb.,18 DRAWN JL JOB NO~ GRASS SWALE PROJtCT TilU: Jri,'MNG lTTl! Proposed Townhouse Development 23415 Cross Road Maple Ridge, BC OVERALL REFERENCE PLAN LANDSCAPE PLAN/ PLANTING DESIGN L-5 ~ Protect tree f ron do ... oge d'-"rlng tronspo,.t a tlon ol"ld plontlng Locate ond flog oil burled utl\ltles In tree plontlnQ sites prlo,. t o dlgg\ng, For tr-ee stokes, use 501"11'1 wide Fobrlc belt attached to trel!' stokes with single nolls, do not dol'loge roo-t boll TREE PLANTING DETAIL S:et root boll to SOMe gr-ode o.s nurs;ery, wote,. oncl fertilizer ot 1.IMe cF planting 50nM depth deCOMpOsed bork r,ulch within tree well Verify percoloilon of exlsilng soil of Sen hour or greater Plontlng l'ledlun plocecl In tree pit In MOX, 3001'11'1 lifts COr'lpocted to 85% opci Root Boll-cut and fold bock t ies when plontlng !'lecilun Is ot 2/3 height of root boll Pr-ovlde positive sur-foce clr-olnage Min. 2% slope --c•ts'lk'IO s;ubgr-ode , J:N"ub to sone grade os nur-sery, T(I" ,ontf fertilizer ot tlMe of p,1.o_01ttroQ 1.fl 50r'1M deep "oucer-/ so._,.. decol'lposed bo.rk ~('h ()',IS,, Q!'O~ -~~~~11~!{!:", :~0s~:lry SHRUB PLANTING DETAIL ATC REVISIONS Copyright reserved. This drawing and design ls and Nov .. 17 OP Revision Submission at all times remains the exclusive property of JHL Design Group Inc and cannot be used without the Jan,,18 OP Revision Submission landsape architect's written consent Feb ., 18 DP Revision Submission N JHL Design Group Inc. SCN.C Landscape Architecture + Urban Design 4370, Maple Slreel, Vancouver, BC Of!Al'•ll Te~ 604-263-8613 Fox· 1-866-277-9554 J08 NO Emel:: j'lldesign@show co Pl<OJl!C7 TiltE Feb.,18 4'MHC n1U JL Proposed Townhouse Development 23415 Cross Road Maple Ridge. BC DETAILS L-6