HomeMy WebLinkAboutADP 2018-03-21 agenda.pdf1. CALL TO ORDER
City of Maple Ridge
ADVISORY DESIGN PANEL
AGENDA
Wednesday, March 21, 2018, 4:00 pm
Blaney Room, Maple Ridge City Hall
2. APPROVAL OF THE AGENDA
3. ADOPTION OF MINUTES-February 21, 2018
4. PROJECTS
4.1. Development Permit No:
Applicant:
Project Architect:
Project Landscape Architect:
Proposal:
Location:
File manager:
2016-320-DP
David Lee, Prism Construction
John E Kristainson
Jonathan Losee
Mini-Warehouse
11307 Maple Crescent
Wendy Cooper
5. NEW & UNFINISHED BUSINESS
5.1.. Review of ADP submission package
6. CORRESPONDENCE
7. QUESTION PERIOD
8 . ADJOURNMENT
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4:15 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,
February 21, 2018 at 4:13 pm.
PANEL MEMBERS PRESENT
Craig Mitchell, Chair
Shida Neshat-Behzadi
Stephen Heller
PANEL MEMBERS ABSENT
Shan Tennyson, Vice Chair
Steven Bartok
STAFF MEMBERS PRESENT
Adrian Kopystynski
Amanda Allen
1. CALL TO ORDER
Architect
Architect
Landscape Architect
Landscape Architect
Architect
Staff Liaison
Committee Clerk
2. APPROVAL OF THE AGENDA
R/2018-008
It was moved and seconded
That the agenda for the February 21, 2018 Advisory Design Panel meeting be approved as
circulated.
CARRIED
3. ADOPTION OF MINUTES
R/2018-009
It was moved and seconded
That the minutes of the Maple Ridge Advisory Design Panel meeting dated January 17, 2018
be adopted as circulated.
CARRIED
-3.
Advisory Design Panel Agenda
February 21, 2018
Page 3 of 4
3. Consider the addition of red and yellow colours to enhance continuity between the
buildings on sites A and B;
4. Consider increasing the solid elements on the North fagades of Buildings 1, 2 and 3 on
Site B to improve the balance between the solid and void elements;
5. Consider adding elements that will animate the main entrance of each residential
building;
6. Provide more detailed information for Buildings 1 and 2 on site A concerning recycling
and garbage and how the building is serviced;
7. Include a freestanding sign for banquet hall and/or retail spaces that incorporates an
architectural element from the building design;
8. Coordinate the yellow cladding on Building 2 to match the treatment of the red cladding
of Building 1 on Site A.
4.2 2017-377-DP
Applicant:
Project Architect:
Project Landscape Architect:
Proposal:
Location:
File manager:
Geoff Lawlor Architects
Geoff Lawlor
Jenny Liu, JHL Design
11 unit townhouse development
23415 Cross Road
Chee Chan
CARRIED
The Staff Liaison provided an overview of the proposed project. The project team made a
presentation of the project plans. There was discussion on some of the units lending
themselves to be designed as adaptive units on the first level.
R/2018-011
It was moved and seconded
That the following concerns regarding File No. 2017-377-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. Provide additional grading information and landscape layering in the highlighted
locations identified in the attached Appendix A inserted as details in the landscaping
package;
2. Wherever possible include details for landscape materials in the landscape package, ie:
site furnishing, fences, hardscape;
3. Ensure details for landscape elements are referenced and included within the landscape
drawings;
4. Specify height and proposed material of all retaining walls.
Architectural Comments:
1. Consider changing the slope of the front entrance roof to slope away from the building;
2. Consider changing the antique light fixture at the front entrance to match the other
modern light fixtures;
3. Consider deleting vinyl cladding from the project;
4. Consider introducing the morning sun (using high windows and skylights) with natural
ventilation wherever possible into the units.
CARRIED
APPENDIX A
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TO:
FILE NO:
SUBJECT:
PURPOSE:
City of Maple Ridge
Advisory Design Panel
2016-320-DP
11307 Maple Crescent
MEETING DATE: March 26, 2018
An Advisory Design Panel (the "ADP") re-submission has been received for the above cited
application and property to permit the construction of a mini-warehouse with 6398.3 square metres
of gross floor area over 3 floors.
This site is split zoned M-3 (Business Park Zone) and C-3 (Town Centre Commercial). The
development permit application made to the City is subject to Section 8.13 Hammond Development
Permit.
A previous submission was made before the ADP meeting held on February 23, 2017. The ADP
requested that changes be considered by the applicant which were undertaking by the applicant and
accepted by the ADP members. The applicant has amended the application and reduced the land
under application from two parcels to one being 11307 Maple Crescent which does not require a
rezoning. The design of the building and site has changed from the original submission.
) BACKGROUND:
Applicant:
Legal Desc·ription:
OCP:
Existing:
Zoning:
Existing:
Surrounding Uses:
North:
South:
East:
West:
Use:
Zone:
Designation
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Use:
Zone:
Designation:
Prism Construction LTD., David Lee
Lot 1, District Lot 279 and 279 Group 1 Plan NWP60497
Infill General Employment
M-3 (Business Park), C-3 (Town Centre Commercial)
Single Family Residential
RS-1 (One Family Urban Residential)
Single-Family and Compact Residential
Vacant
C-3 (Town Centre Commercial)
Infill General Employment
Single Family Residential
RS-1 (One Family Urban Residential)
Single Family and Compact Residential
Railway Tracks, Vacant, Single Family Residential
RS-1 (One Family Urban Residential)
RS-1 (One Family Urban Residential)
Infill General Employment
Page 1 of 4
4.1
, ..
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
DEVELOPMENT PERMIT AREA:
Outdoor Storage and Tow Yard
Mini-Warehouse
0.481 ha
Maple Crescent
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 8.13 Hammond Development
~m~ •
Key Guidelines:
The following is a brief description and assessment of the proposal's compliance with the applicable
Key Development Permit Guidelines:
1. Street and Block Pattern
• maintain the grid pattern with street facing ground oriented multi-family housing;
• provide mid-block pedestrian connections through blocks to minimize the length/size of the
block.
Not Applicable.
2. Typical Lot Size and Layout
• provide a variation in land use, and residential density, there enhancing the area's vibrancy
with more people and activity in the Precinct .
Multi-stoi·age facility will provide a valuable amenity for the immediate and extended
residential neigbourhoods.
3. Greenspaces and Landscaping
• provide high quality and climate change resilient landscaping,
• where possible, maintain existing mature trees,
• preserve the central park area and make direct pedestrian connections to it.
Existing street tree to be retained. Direct pedestrian connection has been provided to this
site. Significant building setbacks allow a high quality landscape plan to be implemented.
4. Housing and Heritage Features
• Where heritage character homes have been identifies, preserve the building, or with new
development minic or draw from the design aspects to reflect in new development.
Not Applicable.
Page 2 of 4
_)
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.
PLANNING COMMENTS:
1. Proposal:
The proposed mini-wa rehouse is a 3 storey building orientated towards Maple Crescent. The
proposed gross floor area of the three floors is:
• Main Floor 1856.00 m2
• Second Floor 2323.40 m2
• Third Floor 2218.90 m2
2. Context:
The subject property is located in the Upper Hammond neighbourhood. This is an area in transition.
There is a mixture of housing styles and types that form the neighbourhood. The neighbourhood is
represented by a selection of small early 1900's homes reflect the historic character of the
Commuinity. The subject property is located at the end of the historic commercial area. The CP rail
line runs through the community.
3. OCP and Zoning Compliance:
The subject site is designated Infill General Employment. The proposal complies with the
designation.
The subject site· is split zoned M-3 (Business Park) and C-3 (Town Centre Commercial) and
Development Data Sheet (Appendix D) analyses the compliance of the project with the applicable
zone regulations.
4. Parking and bicycle storage:
The required ·parking .for the proposed use is analyzed in the Developm ent Data Sheet (Appendix D)
The required parking for the proposed use is analyzed in the Development Data Sheet (A[[endix D).
The applicant has proposed surface parking and parking located within the mini-warehouse.
5. Environmental. Sustainability & Stormwater Management:
The applicant has submitted a three tier storm water management plan. The Landscape Architect
has taken this into consideration with respect to the landscape plan.
6. Issues requiring comments from AD P:
The Hammond Area Plan requires integration of new buildings into the existing character of the
commu nity. The issues that are being asked of the ADP are the following:
• The design has incorporated a train station theme, are their elements of the design
that could also support this theme.
• Are there elements of the Development Permit Guidelines presented by the Architect
be improved to better reflect the Hammond Neighbourhood.
Page3 of 4
7. Garbage/Recycling:
The garbage and recycling containers will be located within the proposed building.
CONCLUSION:
The proposed mini-warehouse will be a prominent building in the community of Upper Hammond.
The Architect has increased the landscaping and changed the design of the building to incorporate
the history train travel of the Upper Hammond neighbourhood. The building will serve as a buffer
between the train track and the residential uses to the north east.
The Planning Department requests that the Advisory Design Panel provide comments on the
development proposal.
Prepared by:
The following appendices are attached hereto:
Appendix A Subject map
7 sets submitted by the Architect:
Appendix B Explanatory letter from Architect (and Landscape Architect if applicable)
Appendix C ADP Submission Form
Appendix C ADP Applicant Checkiist (signed by Architect)
Appendix D Development Data Sheet (signed by Architect)
Appendix E DP Area Guidelines Checklist
Appendix F • Architectura!:and Landscaping Plans
Page 4 of4
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Scale: 1 :2,500
Legend
Stream
Indefinite Creek
-River
Major Rivers & Lakes
11307 Maple Crescent
PLANNING DEPARTMENT
--A IIMI
mapleridge.ca
2016-320-DP
DATE: Feb 26, 2018 BY: JV
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PLANNING DEPARTMENT
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mapleridge.ca
2016-320-DP
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DATE: Feb 26, 2018 BY:JV
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City of l)l!aplE! ~idge
ii99:s Haney Place
Maple Ridge~ B.C, V2X 6A9
ATTENTiON: Wendy Coop-er, MCIP. RPP. --Senior Plann1ng Tei::linltl<m
bear Ms; Cooper:
APPENDIX B
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c:t~ ~E!$lcin ·cirour:a
AR~HJTE~TlJRE & f-NGINEf-RING
Fep{uary 22, ·201s
RE: MayfairSelf Stotage Facility -U307 Maple crescent,·Maple Ridge,BC
2016-320~DP ---
o~.i~inally reviewed by the Advisory Design Panel on February 15; 2017;thi~_persorial storage facility ·project·met
with public resistance at 3rd Rea'dirig on September i~~ 2017 and consequently _redirected back through the
Development Permltapplicatiori process. ·, --
In consLlltatid'n with Ci~y -staff, 'it was 'decided.to revive the pr~?)t?at. W1thopt·sei:?kirig zori;ng variances or rez:onirig;
to this end, the buitding now occupies onlyjJ:ie M3 pqttion of the site and does not reiv on the cj3;;fon-ed property
tci lire NE or the splrt~zoned ca portion of the p·to~erty to the SW. •
.As .C3 zonjn~ WHI ifot,alloW _a parking 'facility, all veh_icle parking has been containi~ within the M3 pqrtfon of the
site. • -
A siogl~ v~hici,e access ,pg int _has ~een di~at~d by <;:ity En~in,!:!erfng and ha_~ beeri locl'!ted ~p ,P.~9d.u_c~ ~ -cehtra)
arriva l ,area which assists· with the interf.!al:or_ganization of the stot.lge fi!cllity and J!ncourag~s:a·,graqation of
imaging <!long the street fa~ade. •
To this-e'na, resiqential,, modern and historical ardiitectural ref~r¢nces along wit h significant horizontal and
5/er~t~l .art.ic:~l~l!p.n have ~een utilized to produce a ~ujlding personality intended to be compatible with the
~djac;ent neiglibwhoods.
!"l!~t~rical ,H_ar.n!Jlond f-rea ~eference~ will .be strengthened by virtue of two significant locations oh the IY!aple
Crescent fa~a·de·dedicated to murals evokirig,the rich history of the area; the local community wlll be encouraged r··, ....... .. .. • . . . , ---
to proyiM inP.!,!t it1to the C(?.nfent cjfthis 'public-art'.
Thi?,_ bLJildiog will provide th~ residential a·rea with a significant acoustic buffer to the adjacent railway.
CIARAN J. DEERY, P, ENGi:.P.
SUITE 10)-'925 WESTS™ AVENUE, VANCOUVER, B.C. V5?-1E4
Suite 102
1661 West 2nd Avenue
Vancouver BC
V6J 1H3
t 604.669.1003
f 604.669.0402
jon@jonathanlosee.com
Jonathan Losee Ltd.
January 31, 2018
Mr. John Kristinason
CTA Design Group
101 -925 W 8th Avenue
Vancouver, B.C.
V5Z 1E4
LANDSCAPE ARCHITECTURE
Re: Mayfair Self Storage 11307 Maple Crescent, Maple Ridge, B.C.
Proposal for Landscape Architectural Fees and Services
www.jonathanlosee.com Dear Mr. Kristianson,
On Jan 25, we supplied you with our current landscape plans for submission to the Municipality.
We have modified our drawings to respond to the redesign of the project architecture. The
following revisions were made:
1. The building moved east of the West property line enough that we are able to install a
continuous evergreen hedge planting using Excelsior red cedar that will be sheared to
create a uniform and level clipped hedge. The planting strip will be irrigated to insure
tree survival.
2. The south side of the building now has an exterior parking lot. We have installed shade
trees and layered planting to screen the parking from the road, and to provide a planting
on both sides of the security fencing.
3. The building entry and building fayade now has two large graphic murals bracketing the
entry, and we have adjusted our tall trees and tall conifer plantings away from the entry
to frame the new features. We have retained the colonnade of Armstrong Red maple
trees along the north side of the site and the street trees on the City boulevard are still
retained; (note that these boulevard trees are smaller growing species as there are
overhead wires}. The lower planting at the entry driveway contains layers of flowering
perennials, broadleaf evergreen shrubs and small flowering trees that will not block the
view of the murals, yet wlll provide visual interest at the entry to the site.
4. As the building massing and form now has a more residential character at the northwest
side facing the residential neighbourhood, we have adjusted our planting to create more
of a residential feel, with massed flowering plant material, a grouping of flowering small
trees and a cluster of columnar trees near the Lorne Ave. fayade to add to the attractive
landscape buffer. As the single lot has been lost to the project along Lorne Ave, we
were not able to install the big oak trees at that part of the site, but we still have retained
the existing conifer at the street corner and have retained the tree buffer planting
however a different species is being used more appropriate to the narrow site.
Sincerely,
Jonathan Losee Ltd.
Jonathan Losee BCSLA
APPENDIXC
i ~l•i■
mapleridge.ca
Advisory Design Panel Submission Request Form
The City of Maple Ridge Advisory Design Panel (ADP) meets monthly. Refer to the attached
schedules for submission deadline dates and for the minimum submission requirements. Before
making your submission, contact your File Manager to establish what constitutes a complete
ADP submission package for your project. Forward your complete submission package for the
ADP through your File Manager well in advance of the deadline date.
Application Information:
Name of Applicant David Lee -Prism Construction Limited
File number
Address of site
2016-320-DP
11307 Maple Crescent
Current Zone M3 Proposed Zone _M_3 ____ _
Seeking to appear before the ADP on this date Mar. 21,2018
Architect Information:
Submission will be presented to ADP by:
Architect John E Kristianson Architect AIBC ~
Landscape Architect Jonathan Losee BCSLA
Other Professional {State Name & Role) -----------------
Note.: The Architects are required to prepare plans and to attend a·nd to present all
developments to the ADP that are in the Major Occupancy categories cited in the Table below
taken from AIBC Bulletin 31 Buildings Requiring the Services of an Architect. For the entire
bulletin, click here.
Major Occupancy Types of Building or Parts of Building requiring the
per the current Use services of an architect under section 60 of the Architects
building codes Act.
Group A (Part 3) Public Assembly -any one-storey building with an unsupported span
exceeding 9 m or gross area exceeding 275 m2;
-any building of more than one storey with gross area
exceeding 235 m2; and
-all schools, any size
Group B (Part 3) Hospital, Sanatorium, or -any building (excluding veterinary hospital) with a
Home for the capacity exceeding 12 beds
Aged -any building with gross area exceeding 470 m2
Institutional
Group C Residential Hotel or similar occupancy -any building containing 5 or more dwelling units
-any building containing 11 or more guest rooms
Group D & E Commercial -any building with gross area exceeding 470 m2
Group F (Fl: Part 3) Industrial -any building with gross area exceeding 470 m2
)
CITY OF MAPLE RIDGE
ADVISORY DESIGN PANEL
2018 APPLICANT SCHEDULE
Meeting Date Applicant
Deadline
January 17, 2018 December 18, 2018
February 21, 2018 January 29, 2018
March 21, 2018 February 26, 2018
April 18, 2018 March 26, 2018
May 16, 2018 April 23, 2018
June 20, 2018 May 28, 2018
July 18, 2018 June 25, 2018
NO AUGUST MEETING
September 19, 2018 August 27, 2018
October 17, 2018 September 24, 2018
November 21, 2018 October 29, 2018
NO DECEMBER MEETING
l ~ld■ ADP Submission Checklist
mapleridge.ca
Application No. ______________ File Manager ____________ _
This checklist is being provided to you by your File Manager, to assist in preparing the materials for
submission to the Advisory Design Panel. Please refer to the ADP Submission Form and the ADP
Reauirements Brochure for submission requirements in terms of explanatory letters, plans, supporting
information and specification~iz and numbers of copies to be submitted. Address your questions
to the File Manager or th~ ning l .' ison to the ADP.
Project Architect Certi&atiOJ. -v Prepared by: ~ /OH'N £. ~~+f_AN~ !:Tr• ,, 1 ?DV3 L ; -,. l ~
/ \ef '-.../ p. Date nnt name
/
Submission Requir("e_? I -
l.ssion Materials
Required
Sub1 (File Manager to Provided
lndlca,te if.required) /
A. ADP Submission Form (Submitted and signed by Architect) □ 12(
B. Covering Letter including explanations about: ' •.
1. Project description/analysis (Detailed information Required} □, 0
2. Design rationale (Detailed information Required) □ lZf
3. Statement in brief about the foliowing:
a. DP Key Concepts Compliance □· ~
b. DP Guideline Compliance Cl
c. 3-tier storrnwater management strategy □ la'
Public Art/ Amenities, etc. .□· : r ~ d.
: □ ', · .. □ e. Sustainability practices ..
f. Other □ □ ,
C. Site and Neighbourhood Context . . ..
1. Context Plan -Existing/proposed bu ildings and trees, ..
vegetation, roads, existing/ proposed grading, and other □ 121' major features within the site, on the abutting properties and
along the road allowances/ lanes. ~
2. Photographs of site and surroundings. 0 ·er .
D. DeveloQment Permit Area Checklist
(Note: The Architect is responsible to describe how the project □ □ complies with each guidelines, or if not applicable, a description of
why not applicable. Please use fillable forms on line.}
City of Maple Ridge ADP Submission Checklist (Page 2)
E. Archite ctura l Plans (Site and Building(sl):
1. Site Plan and layout □ la
2. Site sections □ ia
' 0 0 3. Streetscape elevation
4. Streetscape elevations with landscaping and boulevard trees [j □ superimposed
5. Shadow analysis □ ' □
6. Lighting analysis (on building and on site) □·, □
7. Floor Plans for all levels, including underground and roof tops Cl ~ .
8. Waste collection /recycling (inside of buildings) □ la
9. Storage, including bicycle storage (inside and outside) .□ !!I
10. Building elevation (all sides) □ la
11. Signage (attached to building and free standing) □ 13"
12. Colours and materials □ 12(
13. Material board □ '. 0
14. Building sections □ 0
15. 3D renderings of the site and/or building(s) with associated ·□ ~ landscaping '
F. Landscaping Plans: .
1. landscaping plan and layout with specifications and planting □ 0 details .,.,
2. landscaping details, including locations for public art, signage, 0 □ lighting, play and other amenity areas
3. Waste collection /Recycling (exterior areas/structures) □ □
4. Details for pedestrian and amenity features being provided □ ' l!J . •. q 0' 5. Details for hard surfacing areas/ patterns
'
6. Tree retention and manag~ment plan □ ~
7. Site sections to show lot grading, drainage, landscaping and h □ .. er relationship to adjacent grades/ City boulevards/ lanes
8. Preliminary storm water management plan (Note: This plan o· ' a must have been accepted by the Environmental Planner)
□ .. l2f 9. Pedestrian, bicycle, equestrian path interconnections
G. Green BuildingLSustainabilit!{ initiatives □·· □
H. Other
□ □
□ □
Rev. October 14, 2015
APPENDIX D
1 ~1111■
-• mapleridge.ca
DEVELOPMENT DATA SHEET
Existing /Proposed Zone M3 Business Park Date Prepared January 31, 201s
Required Development Data Minimum Required or
Maximum Allowed
Proposed (Complies or
state variance needed)
LOT AREA* (in square metres)
Gross Total 4,104.8
Less Road/ Truncations Dedicated 160.8
Less Park/ Open Space Dedicated NIA
Net Total 3,944.0
LOT COVERAGE (in % of net lot area)
Buildings & Structures 60%
Paved & Hard Surfaced Areas 5%
Landscaping 35%
Total Site Coverage 100%
SETBACKS ( in metres)
Front (Ditton Rd.) 6.0 6.0
Rear (11295 Maple Gres.) 6.0 6.0
Side #1 {N(S)E, or W) (Tracks) 1.5 1.5
Side #2 @S,E, or W) (Maple Gres.) -. 4.5 4.5
Side #3 (N, S, E or W)
BUILDING HEIGHT (in metres/storeys)
Principal 15.0 13.9
Accessory I
NUMBER OF RESIDENTIAL UNITS
Bachelor
One Bedroom
Two Bedroom 106 sq.m. (caretaker suite)
Three Bedroom +
Total 106 sq.m.
GROSS FLOOR AREA (in square metres)
Residential 106
Retail Commercial
Office Commercial
Other Commercial (Type Self Storage ) 6,292.3
Institutional
Industrial
TOTAL GROSS FLOOR AREA 6,398.3
* If the development site consists of more than one lot, lot dimensions pertain to the entire srte.
Required Development Data Minimum Required or I
Maximum Allowed
Proposed (Complies or
variance needed?)
DENSITY
# of units/ha (gross) NIA
# of un its/ha {net) NIA
Gross Floor Area 6,398.3 sq.m.
Floor Space Ratio (net) 1.60
AMENITY SPACE (area in square metres)
Common Activity Area I NIA
Useable Open Space NIA
PARKING (number of spaces)
Residential and Multi-Residential Uses
Multi-Residential Town Centre (Bach Units)
Multi-Residential Town Centre (1 Bdr Units)
Multi-Residential Town Centre (Added Bdr)
Commercial Uses 12 12
Educational & Assembly Uses
Institutional Use
Industrial Use
Business Park Uses
Comprehensive
Total Number of Parking Spaces for Uses 12 12
Number of parking spaces for disabled 1 1
Number of spaces for visitors
TOTAL NUMBER OF PARKING SPACES 12 12 -Number and percentage small cars
Number and percentage tandem spaces
TOTAL OFF STREET LOADING SPACE($) 1 2
BICYCLE PARKING (r:iumber of spaces)
Short Term Bicycle Parking 3
Long Term Bicycle Parking 0
OTHER -state YES or NO for each. If YES describe on separate sheet.
Heritage Site !No I Tree Survey/ Assessment Provided !No
Watercourse/Steep Slopes I No I Covenants, Stat ROW & Easements !No
I hereby certify that all the above information is true and car __ wledge that any error or
omissions are the sole responsibility of the undersigne~ ~ ~ ot the Deve opment and
Environmental Services Department. ..-,
P db John E. Kristianson, ArchitectAIBC, AAA repare y: ____________ _
Print Name
NOTE: To be prepared by an Architect for ADP Submission or by an ow er .
Application.
)
Proposed New Facility for Mayfair Self Storage
11307 Maple Crescent, Maple Ridge, BC
Feb19.2018
DEVELOPMENT DATA SUMMARY SHEET
Legal Description: Lot 1 DL Lots 278 & 279 G1 NWD PL60497
Zoning: Based on M3 (Business Park Zone) limited to three storeys
Principal Use: Personal Storage Facility
Lot area: Approximately 3944SM
Split-zoned lot area: Approximately 712.6SM
Building Area: Main Floor 1856.0SM
Second Floor 2323.4SM
Third Floor 2218.9SM
Gross Floor Area 6398.3SM
Site Coverage : Approximately 59%
Siting: Front Yard Setback (Ditton Rd) 6.0M
Rear Yard Setback (11295 Maple Crescent) 6.0M
Interior Side Yard Setback (South P/L) 1.5M
Exterior Side Ya:·d (Maple Crescent) 4.5M
Building Height: 12.8M Parapet; 13.9M Cornice Appurtenance
Landscape Screen: Maple Crescent 5.0M
Parking :
Loading:
11295 Maple Crescent 6.0M
Ditton Road 3.0M
South P/L 1.5M
One stall per 557SM= 12 Required; 12 Provided
Fully-Glazed Entrance to Loading Elevator Lobby
I
APPENDIX E
:~lilt!.■
maple ridge.ca
Hammond Development Permit Area Guidelines Checklist
Pursuant with Section 8.13 of the Official Community Plan, developments located within the
Hammond Area Plan Development Permit Area will be assessed against guidelines established
by Council and summarised below.
This checklist is to be prepared by the professional of record for the project to demonstrate the
proposed design was developed in accordance with the guidelines. Please assess and describe
the compliance 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 Guidelines, clearly describe how
the proposal 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 Application submissions to the City.
PART 1 KEY CONCEPT AREAS: Identify the applicable Precinct and provide a description about
how this proposal and the design comply with the corresponding Key Concepts:
Precinct 1: North Hammond Key Concepts Describe how this proposal and the desigh complies
1. Street and Block Pattern
• increase residential density with a housing style
complimentary to existing; and
• increase pedestrian connectivity of the
neighbourhood by connecting to local
destinations and public sidewalks.
2. Typical Lot Size and Layout
• maintain the current lot pattern and coverage,
look and feel with larger duplex, triplex homes
and four-plexes (on corner lots). Use similar
massing to other homes in the area, mimicking
the same block pattern;
• increase ground-oriented and street fronting
townhomes; and
• Siting to take best advantage of sunlight and/or
shading in order to plan for future use of solar
technology.
1
Precinct 1: North Hammond Key Concepts Describe how this proposal and the design complies (Con't)
3. Greenspace and Landscaping
• increase the number of trees planted on lots
and within new development; and,
• ensure high quality & climate change resilient
landscaping and common greenspace areas.
4. Housing & Heritage Features
• enhance the neighbourhood look and feel with
front fac;:ade orientation of new development
facing towards the street and parking and
driveways that are incorporated in a subtle
manner;
• enhance the character and identity of the area
with architectural details, themes and materials
that speak to Hammond's history and area
and/or increase the social and community feel
of the neighbourhood. This may include:
0 the use of wood, horizontal wood siding,
wood shingles;
0 entrances with porches that overlook the
street; and,
0 symmetrical front elevation and second ..
storey with articulated units.
Precinct 2: Upi,e-r Hammond Key Concepts Describe how t~.is proposal and the d£:sign complies
1. Street and Block Pattern
• maintain the tight grid network anc;i walkable
nature of precinct
• where larger parcels exist new development
should strive to incorporate internal walkways .
and visual corridors t hough the development.
2. Typical Lot Size and Layout
• maintain a sense of scale with development and
ensure the massing and scale are broken up to
appear consistent with the scale and character
of the area.
2
Precinct 2: Upper Hammond Key Concepts Describe how this proposal and the design complies . (Con't)
3. Greenspace and Landscaping
• maintain a high quality and climate change
resilient landscape;
• where possible, maintain existing mature trees
and shrubs on the lot.
4. Housing and Heritage Features
The following key features are the hallmarks of the
heritage style within the Hammond
neighbourhood:
• use of wood (for example: wood shingles,
horizontal wood siding);
• central front entrance;
• full open front veranda;
• tapered columns;
• shed dormers;
• double hung windows and multi-pane windows,
and;
• symmetrical front elevation and second storey .
Precinct 3: Lower Hammond Key Cohcepts Describe how this proposal and the design complies I
1. Street arid Block Pattern
• maintain the grid pattern with street facing N/A
ground-oriented multi-family housing;
• provide mid-block pedestrian connections
through blocks to minimize the length/size of
the block.
2. Typical Lot Size and Layout
• provide a variation in land use, and residential Multi-storage facility will provide a valuable amenity
density, there enhancing the area's vibrancy for the immediate and extended residential
with more people and activity in the Precinct. neighborhoods
3. Greenspace and Landscaping
• provide high quality and climate change Existing street tree to be retained. Direct pedestrian
resilient landscaping, connection has been provided to this site. Significant
• where possible, maintain existing mature trees, building setbacks allow a high quality landscape plan
• preserve the central park area and make direct to be implemented.
pedestrian connections to it.
3
Precinct 3: Lower Hammond Key Concepts Describe how this proposal and the design complies (Con't)
4. Housing and Heritage Features
• Where heritage character homes have been NIA
identified, preserve the building, or with new
development mimic or draw from the design
aspects to reflect in new development.
Precinct 4: Maple Meadows Business Park
Key Concepts Describe how this proposal and the design complies
1. Street and Block Pattern
• New development in this area should seek to Pedestrian connection to the site has been provided.
provide safe pedestrian connections where City crosswalks are in place.
opportunities exist.
.
2. Greenspace and Landscaping
• The intent of new development is to ensure a High quality landscaping providing visual,
high quality and climate change resilient environmental and decorative features has been
landscaping (including tree lined paths or provided.
sidewalks, landscaped rest areas, adequate
lighting, visually pleasing shrubs and
groundcover), along pedestrian and bicycling
connections through this area.
• Provide well maintained planted vegetated
buffers that include trees, shrubs and
groundcover plants between non-compatible
uses.
• Incorporate public art or decorative, or
colourful materials and signage through the I
area that enhances wayfinding and is pedestrian
friendly.
4
PART 2 GUIDELINES: Identify the applicable Precinct and provide a description about how this
proposal and the design comply with the corresponding Guidelines:
Describe haw the propos_a I complies with each of the
1.0 General Guidelines listed guidelines, or describes why a guideline i-~ no~
complied with or why it is inappljcable
1.1 Energy Efficiency and Water Conservation Building orientation has been dictated by 1.1.1 Where the street grid allows, orient buildings
towards the south, with the long axis running the property configuration and orientation.
east-west. A southern building orientation is
ideally achieved on south-facing lots with Site access has been dictated by Municipal
minimal obstructions that can block solar requirement for a single crossing.
access (sun/shade analysis can identify the
impact of obstructions). Although not a residential facility, this 1.1.2 Locate larger windows on the south-facing building is sensitive to residential and facade whenever possible for maximum winter
solar gain and natural light. Limit the size of historic design cues along with a high
windows on the north facade to limit heat loss. quality landscape design and efficient
With this, provide deciduous trees in front of stormwater management system.
south facing windows or shades on south
facing windows to provide summer shade.
1.1.3 Use deciduous trees on the southern and
western-facing side of a building to maximize
the warming effect of solar radiation in winter
months and the cooling effect of shade in
summer months.
1.1.4 Where needed, use window overhangs and/or
fixed operable shading devices to control solar
gain.
1.1.5 Where compatible with existing development
within each precinct, chQose roof shape and
orientation to maximize passive solar gain and
opportunities for solar energy collection.
1.1.6 Vary height, rooflines and massing to reduce
shade on neighbouring buildings and optimize
sun exposure for heat gain and daylight.
1.1.7 Allow for collection of water from roof
downspouts and/or direct drainage to planted
areas or into rain barrels for irrigating non-
edible plants and landscaping, per best
management practices for stormwater
management.
5
'
2.0 Mµlti-Family Residential (Low and Medium Describe how the proposal complies with each of the
Density) listed guidelines, o_r describes why a guideline is no.t
complied with or why it is inapplicable
2.1 Siting This development is primarily oriented 2.1.2 All new development should be oriented
toward the street. toward Maple Crescent with similar imaging
2.1.3 Buildings on corner sites should be treated as if facing each of the two flanking streets.
they have two main fa~ades.
2.1.4 Where possible, new development should be Building and landscaping setbacks are in
sensitive to existing building setbacks, and compliance with the Zoning Bylaw.
comply with the siting restrictions of the
Zoning Bylaw. Access to parking is provided within the 2.1.5 Rear yard setbacks may vary from the
established pattern, in accordance with development property.
existing development regulations, to
accommodate development on irregularly
shaped lots.
2.1.6 New development shall provide access to
parking that maintains the established pattern
of lot access w ithin the existing block (see
section 1.3 parking and access for additional
guidelines).
2.2 Massing Although not a residential building, care 2.2.2 New development should mimic existing
development and atf~mpt to match the has been taken to respect and interpret
established massir,g and pattern of the existing both the adjacent residential and historic
streetscape within each precinct. characters of the neighborhood.
2.2.3 New development with large buildir.gs or
groups pf units should be articulated to break .Articulation, massing, building height,
up the size and massing of the development. fenestration, exterior finishes and 2.2.4 Height and roofline of new development or landscaping have been developed with the renovated buildings should be consistent in
slope and style with the typical pattern intent to provide exterior visual interest
established within the precinct. Heights must while housing an effective and efficient
also comply with the Zoning Bylaw. personal storage facility business.
2.2.5 Apartment buildings over 2 storeys should
articulate or step back upper storeys of
buildings (the third storey and above) to
reduce the scale and massing of the building.
2.2.6 New development should provide a tran sition
in scale to adjacent land uses with a different
land use designation. This can be achieved
through:
• Building design and articulation of building
features;
• Setback or buffer to adjacent development,
and;
• a combination of the above with
landscaping and trees.
6
2.0 Multi-Family Residential (Low and Medium Densify) Describe how the proposal complies with ~ach of the
(Con't) listed guidelines, or describes why a g~i_deline is no!
complied with or why it is inapplical;ile
2.3 Parking and Access Parking has been provided in conformance 2.3.2 Rear lane access is preferred, where feasible.
2.3.3 Where front access and garages are required, with the parking bylaw and is located
one or more of the following strategies should adjacent to main facade of the building well
be applied: within, and screened by, landscape
• Smaller shared parking areas or driveways setbacks and vine covered lattice.
to the side or rear of the units or building;
• Where a front loaded unit is necessary, the Exterior bicycle racks have been located garage should be set back from the primary adjacent to the building's primary entrance. entrance;
• Ensure other building elements (such as .
porches, trellises, landscaping, etc.) act as
key focus points to the street face, or;
• Locate the garage partially below grade
(except in floodplain area);
• Use of garage doors with larger windows or
other decorative elements.
• Use shared parking driveways to reduce the
number of crossings at the sidewalk.
2.3.4 A covered and secure area for bike lock up and
storage should be provided and located with
easy and direct access to bike routes, trails
and/or public right of ways.
2.3.5 Where possible, pedestrian and cycling
connections should be improved or created
with new development, linking into the local
and broader community. '
2.3.6 The creation of new laneways should be '
considered, where appropriate and feasible
with new development and used as secondary
vehicular and pedestrian access.
7
2.0 Multi-Family Residential (Low and Medium Density} Describe how the proposal complies with each of the . • listed guidelines; or describes why a guideline is riot (Con't) complied with or why it is inapplicable
2.4 Landscaping and Private Outdoor Spaces A high quality landscape plan has been 2.4.2 Retain existing greenspace, natural assets and
landscaping typical to the ·precinct. Where developed which both enhances the the
possible, maintain and incorporate into the site architecture and screens service and
plan, significant tree stands or single mature parking spaces.
trees already existing on a building site, in
accordance with the Tree Protection and Pedestrian access has been provided to Management Bylaw. the site directly from the fronting municipal 2.4.3 Use a vegetation buffer to conceal from view
all utility areas, parking areas, and along sidewalk.
pedestrian walkways to provide screening,
while maintaining visibility for security
purposes.
2.4.4 Incorporate landscaping within driveways or
parking areas, such as planters, trees,
landscape strips, or permeable paving.
2.4.5 All new multi-family development should
create private and semi-privat~ common green
space and social areas, for example, a
courtyard, covered seating areas, children's
play space, common garden plots, and small
private yard spaces.
2.4.6 New development shall incorporate pedestrian
pathways within the development that directly
link to key destinations, such as parking areas,
public rights-of-ways, nearby transit stops or
amenity destinations.
2.5 Architectural Patterns and Materials Historical and residential references have 2.5.2 Maintain the.established use of materials
where significant heritage value of the precinct been integrated into this project in both
is recognize<;! and has been identified. New form and materials.
development should include more than one of
the following:
• use of horizontal wood siding;
• use of wood shingles;
• an open front, and central veranda;
• use of straight or tapered columns;
• shed dormers; and,
• use of multi-paned windows .
2.5.3 A symmetrical front elevation for new
development is encouraged.
2.5.4 The total area of windows/doors (including
front porches) should be similar to the area of
wall surface.
8
-.
2.0 Multi-Family Residential (Low and Medium Density)
(Con.'t)
2.6
2.6.2
2.6.3
Utilities, recycling and garbage
Screen all external services (meters,
connections), storage, loading and utility areas
with landscaping or decorative fencing.
Provide for recycling, green waste and garbage
bin storage to be enclosed in a building or
shelter, with a design that borrows from the
architectural vocabulary of the main building
on the site.
Shelter rooftop utilities and infrastructure from view.
Hammond Viilage Comme~ciai
3.1 Siting
3.1.1 The front face of the buildings should abut
sidewalk and property line.
3.1.2 Where buildings must be set back from the
front of the property line:
• Use landscaping to create small outdoor
public spaces, such as "pocket parks" and
courtyards;
• Where possible, provide outdoor patio
space in relation to the building use;
• At a minimum, incorporate decorative
planters, benches and trees.
3.2 Massing
3.2.1 Incorporate large areas of glazing (windows) to
create visual interest and enable views into
and out of the businesses. A minimum 75%
glazing on the ground floor is desired.
3.2.2 Maintain smaller commercial retail units at
ground level, not bigger than 300m2 (3,000
sq.ft.).
3.2.3 Incorporate frequent entrances along the
street. Where appropriate, recess entryways to
provide weather protection and further
identify the entrance.
3.2.4 Incorporate functional weather protection,
awning, canopies and overhangs into facades
with no front setback t hat correspond to t he
placement of doors and windows.
3.2.5 Articulate the design of buildings to accentuate
building edges, corners and entryways.
9
Describe how the proposal complies with each of the
listed guidelines, or describes why a gui~eUne is not
complied with or why it is inappltcable
Secure waste containment and recycling
are located within the building.
Desc·ribe how the prqposal complies witti ead1 (?fthe
ll~ted guidelines, or ~es_cribes why a guidelin_e i~ (!<?,t
complied with or why·it is Inapplicable·.
3.0 Hammond Village Commercial Describe how .the proposal complies with each of the
' (Con't) • listed guidelines, or describes why a gul!ie11ne is n.ot
complied with or why it is inapplicable
3.3 Parking and Access
3.3.1 Locate parking at the rear or side of buildings.
3.3.2 Where parking to the side Is necessary, provide
a landscape edge to define the street edge and
pedestrian realm. Incorporate seating, and
architectural materials and form to reflect the
building vernacular.
3.3.3 Where possible, include a dedicated parking
space to car share vehicles and an electric
vehicle charging station.
3.3.4 Provide covered, secure bike lock-up areas
near main entrances.
3.3.5 Provide direct accessible pedestrian sidewalks
from parking areas to entrances and from
entrances to public streets and sidewalks.
3.4 Landscaping & Public Realm Amenity
3.4.1 Use a vegetation buffer to conceal from view
all utility areas, parking areas, and along
pedestrian walkways to provide screening,
while maintaining visibility for security
purposes.
3.4.2 lm:orporate landscaping within driveways or
parking areas, use planters at entrances, trees,
la~dscape strips, or permeable paving to
incorporate additional greenspace.
3.4.3 Where parking is visible from a fronting or
flanking street it should be screened with
trees, plants or decorative fencing.
3.4.4 Where possible, incorporate and integrate
public art within plaza areas, courtyards,
infrastructure, sidewalks, etc.
3.4.5 Incorporate public amenities with new
development, for example, seating/resting
areas, landscape strips, planters and paving
patterns.
.
10
3.0 Hammond Village Commercial
Desqibe how the proposal cpmplies with each of the
listed guidelines, or describes why a guideJlne is not
(Con't) complied with or why it is inapplicable
3.5 Architectural Patterns and Materials
3.5.1 Incorporate architectural materials and
features that reflect the Hammond area or add
to the historic qualities an d character of the
area. This may include:
• Incorporating a front parapet;
• Use of wood siding ;
• Use of masonry (paving, stones, brick
patterns, etc.);
• Vertical and/or tapered columns;
• Ornamental or integrated artwork;
• Integrated architectural lighting; and,
• Trim details and moldings
• Multi-paned windows
3.5.2 Incorporate colour and decorative details
within building design.
.
.
11
3.0 Hammond Village Commercial Describe how the proposal complies with each of the
(Can't) listed guidelines, or describes why a guideline is not
complied with or why it is inapplicable
3.6 Transition of Use and Vacant Lot Improvement
3.6.1 Keep vacant lots clean, clear and grassed in
accordance with the Regulation of Untidy and
Unsightly Premises Bylaw. Temporary or seasonal
uses are strongly encouraged (e.g. outdoor patio,
market, pop up store, sitting area, garden spaces,
etc.) with appropriate permJts.
3.6.2 Where fencing is required on a vacant lot, use
transparent and decorative fences that maintain
sight lines between the sidewalk and entrances
to adjacent buildings. Steel, aluminum, wood or
vinyl are acceptable materials. Chain link fencing
is strongly discouraged except at the rear lot line
or to separate the lot from industrial uses.
Subject to the Zoning Bylaw regulations.
3.7.1 Provide signage that is complimentary to building
architecture and materials and that clearly
identifies uses and shops.
3.7.2 Signage shall be directed at pedestrians.
3.7.3 Provide visible signage identifying the building
address at all entrances.
3.7.4 Limit the total number of signs to a maximum of
three (for example, entrance sign, awning sign
and sandwich board) to reduce visual clutter and
make individual signs easier to read.
3.7.5 Representational and iconic signage (for example,
signs that reference Hammond's History) are
encouraged to supplement conventional text-
based signs. This will help establish the special
character of Hammond's small commercial core.
3.7.6 A single external sign band may be applied to
each fac;:ade at the first storey, and should not
exceed 1.0m in height along any length.
3.7.7 A minimum clearance of 2.3m should be
maintained for signs projecting over the sidewalk
or other public space.
3.7.8 The following are preferred and acceptable types
of signage in the Hammond Village commercial
designation (see image examples on the
following page):
• Projecting two dimensional or blade signs
suspended from canopies and awning (fitting
within a 92cmx153cm (36"x60") horizontal
rectangle);
• Externally lit signs;
• Small vertical banners and signs; and
• Temporary sandwich board signs located on
the sidewalk, and out of the direct flow of
pedestrian traffic.
3.7.9 Any free standing signs should incorporate
architectural features and materials used by the
main building on the site.
12
3.0 Hammond Village Commercial Describe how the proposal complies with each of the
(Con't) listed guidelines, or describes why a guideline is not
complied with or why it is iilapplkable
3.8 Lighting
3.8.1 Illuminate building facades and features by
providing architectural lighting on the face of
buildings.
3.8.2 Provide pedestrian scaled lighting with high
quality design above sidewalks for night time
visibility.
3.8.3 Illuminate paths and entry areas sufficiently to
ensure pedestrian comfort and safety.
3.8.4 Soft white LED lighting is preferred in public
areas.
3.8.5 Minimize light pollution and ensure lighting is
sensitive to nearby residential uses. Avoid
visible, glaring light sources by using down
lights or up lights with cut-off shields.
3.8.6 Gooseneck lights and sconces applied to fascia
underneath weather protection elements are
the preferred types of storefront lighting.
3.8.7 Incorporate valence lighting into canopies and
up-lighting to illuminate pathways.
3.8.8 Use of LED lighting for storefronts and seasonal
lighting on street trees is encouraged.
3.8.9 Avoid the use of exterior fluorescent light
sources.
3.8.10 Incorporate architectural glare free lighting
into the canopy soffit that has either a low-
level light source or one not directly visible to
pedestrians.
3.9 Utilities, Recycling and Garbage
3.9.1 Screen all storage, loading and utility areas or
incorporate landscaping or decorative fencing.
3.9.2 Provide areas for recycling collection,
composting and waste disposal that are
appropriately sized, screened from view using
an enclosure that reflects the materials and
architecture of the main building on site, are
easily accessible and have capacity for future
expansion.
3.9.3 Shelter rooftop utilities and infrastructure from
view.
13
Describe how the proposal c:mmplies with each of the
4.0 Infill General Employment listed guidelines, or describes why a guideline is n(?t
complied with or why it is inapplicable.
4.1 Signage
4.1.2 Provide signage that is complimentary to
building architecture and materials and that
clearly identifies uses and shops.
4.1.3 Signage shall be directed at pedestrians.
4.1.4 Provide visible signage identifying the building
address at all entrances.
4.1.5 Limit the total number of signs to a maximum
of three (for example, entrance sign, awning
sign and sandwich board) to reduce visual
clutter and make individual signs easier to
read.
4.1.6 Representational and iconic signage (for
example, signs that reference Hammond's
History) are encouraged to supplement
conventional text-based signs. This will help
establish the special character of Hammond's
small commercial core.
4.1.7 A single external sign band may be applied to
each fai;ade at the _first storey, an d should not
exceed 1.0m in height along any length.
4.1.8 A minimum clearance of 2.3m should be
maintained for signs projecting over the
sidewalk or other public space.
4.1.9 The following are preferred and acceptable
types of signage in the Hammond Village
commerci3I designation (see image examples
on the following page):
• Projecting two dimensional or blade signs
suspended from canopies and awning
(fitting within a 92cmx153cm (36"x60")
horizontal rectangle);
• Externally lit signs;
• Small vertical banners and signs; and
• Temporary sandwich board signs located on
the sidewalk, and out of the direct flow of
pedestrian traffic.
4.1.10 Any free standing signs should incorporate
architectural features and materials used by
the main building on the site.
14
4.0 Infill General Employment Describe how the proposal complies with each of the
(Can't) listed guidelines, or describes why a guideline is not
complied with or why it is inapplicable.
4.2 Lighting
4.2.2 Illuminate building facades and features by
providing architectural lighting on the face of
buildings.
4.2.3 Provide pedestrian scaled lighting with high
quality design above sidewalks for night time
visibility.
4.2.4 Illuminate paths and entry areas sufficiently to
ensure pedestrian comfort and safety.
4.2.5 Soft white LED lighting is preferred in public
areas.
4.2.6 Minimize light pollution and ensure lighting is
sensitive to nearby residential uses. Avoid
visible, glaring light sources by using down
lights or up lights with cut-off shields.
4.2.7 Gooseneck lights and sconces applied to fascia
underneath weather protection elements are
the preferred types of storefront lighting.
4.2.8 Incorporate valence lighting into canopies and
up-lighting to illuminate pathways.
4.2.9 Use of LED lighting for storefronts and seasonal ,,
lighting on street trees is encouraged.
4.2.10 Avoid the use of exterior fluorescent light
sources.
4.2.11 Incorporate architectural glare free lighting
into the canopy soffit that has either a low-
level light source or one not. directly visible to
pedestrians.
4.3 Utilities, Recycling and Garbage
4.3.2 Screen all storage, loading and utility areas or
incorporate landscaping or decorative fencing.
4.3.3 Provide areas for recycling collection,
composting and waste disposal that are
appropriately sized, screened from view using
an enclosure that reflects the materials and
architecture of the main building on site, are
easily accessible and have capacity for future
expansion.
4.3.4 Shelter rooftop utilities and infrastructure from
view.
15
4.0 Infill General Employment Describe how the proposal complies with each of the
listed guidelines, or describes why a guideline is not (Con't) complied with or why it is inapplicable.
4.4 Siting
4.4.2 All new development should address the street
with a clear and visible entrance.
4.4.3 Where possible, new development should
have a reduced or zero front yard set-back.
4.4.4 Ensure direct pedestrian connections to the
nearest public right of way and to adjacent
lots.
4.4.5 Pedestrian access to the site should be well
marked and accessible. Connect front doors
and public streets with paved sidewalks.
4.5 Massing
4.5.2 Avoid blank walls. Where walls without
windows are necessary, decorative
architectural details and materials, landscape
screening, or artwork is encouraged.
4.5.3 Large developments should be articulated,
include varying height and rooflines or use
decorative materials to break up the mass and
scale of the building.
4.5.4 Incorporate outdoor patios, plazas or amenity
areas with comfortable seating and gathering
areas.
4.6 Parking, Access, Loading and Utility Areas
4.6.2 Locate parking areas at the side and rear of
buildings.
4.6.3 Where parking is visible from a fronting or
flanking street, the layout should be enhanced
with trees, plants and/or decorative fencing.
4.6.4 Screen all storage, loading and utility areas or
incorporate landscaping or decorative fencing.
4.6.5 Provide areas for recycling collection,
composting and waste disposal that are
appropriately sized, screened from view using
an enclosure that reflects the materials and
architecture of the main building on site, are
easily accessible and have capacity for future
expansion.
4.6.6 Where possible, include a dedicated parking
space to car share vehicles and an electric
vehicle charging station.
4.6.7 Provide pedestrian amenities and bicycle
parking on site in a convenient and covered
location.
16
4.0 Infill General Employment Describe how the proposal compl_ies with each of the
(Can't) listed guidelines, or describes why a guideline is not
complied with or why it is inapplica~le.
4.7 Landscaping
4.7.2 Maintain mature tree stands and vegetation on
site and replace trees that were removed
during site development with trees suited to
the climate and soil conditions (Maple Ridge
Tree Protection and Management Bylaw).
4.7.3 New development shall ensure direct and
accessible pedestrian connections to public
rights-of-way and/or local trail networks and
cycling pathways within new or existing green
corrid_ors to encourage alternative modes of
transportation.
4.7.4 All new development should include high
quality landscaping at entrances, along
pedestrian pathways.
4.7.5 Apply climate change resilient, 'xeriscape' or
low water use landscaping techniques to
minimize and/or eventually eliminate the need
for irrigation.
4.7.6 Plant shade trees and vegetation in paved
open spaces, in particular to break up larger
parking areas, line internal roads, sidewalks
and driveway access.
4.7.7 Fencing of the lot perimeter is not permitted
except where safety or storage of materia1s are
of concern. In this case, landscape screening
with fencing and only in this designated area
within the lot is encouraged to provide a more I
attractive visual appearance.
4.8 Architectural Patterns and Materials
4.8.2 New development should incorporate
architectural materials and features that
reflect Hammond's history and/or where a
more contemporary style is desired, add to the
unique character of the area and exhibit a
design response to the location and context.
Some examples of contextual components to
draw on include:
• the railway;
• the Fraser River; or
• the cedar mill/forest industry .
4.8.3 In order to blend into the adjacent residential
area, new development shall minimize the
number of entrances. A common entrance
should be used where there are multiple units
in one building. Entrances shall be clearly
marked and addressed.
17
4.0 Infill General Employment Describe how the proposal complies with e.a~h of the
li.sted guidelines, or describes why a guideline iSnot (Con't) • • complied with or why it is in~pplicable. ••
4.9 Signage
4.9.2 All freestanding signs should be located in a
landscaped area and/or incorporated in the
design of the building. They should be no •,
higher than the first storey of the primary
building on the site they identify. A
freestanding sign should incorporate
architectural features and materials used by
the main building on the site.
4.9.3 All other signage providing directional
information or identifying the purpose of
buildings should be no more than 1 m (3 ft.)
wide near or over doors and windows intended
for public access.
4.10 Lighting
4.10.2 All walkways, driveways, entrances and
pedestrian pathways should be adequately lit
with energy efficient lighting.
4.10.3 Minimize light pollution and ensure lighting is
sensitive to nearby residential uses. Avoid
visible, glaring light sources by using down
lights or up lights with cut-off shields.
4.11 Transition of Use and Vacant Lot
Improvement
4.11.1 Keep vacant lots clean, clear and grassed.
Where fencing is required on a vacant lot, use
transparent and decorative fences that
maintain sight lines between the sidewalk and
main building entrance. Steel, aluminum, wood
or vinyl ~re acceptable materials. Chain link
fencing is strongly discouraged except at the
rear lot line or to separate.
Project Information
To be completed by the professional on record for this project:
File Number __________ _
r: 1 .. ·,1 ? 1 ,.,n1n Date prepared: ___ '_·_··-_·_· _._L_.-_, __ _
John E, Kristianson, Architect AIBC, AAA
Consultant
Print Name
18
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Proposed New Facility for Mayfair SeH Storage
11307 Maple Crescent, Maple Ridge, BC
January -2018
DEVELOPMENT DATA SUMMARY SHEET
Legal Description: Lot 1 DL Lots 278 & 279 G1 NWD PL60497
Zoning: Based on M3 (Business Park Zone) limited lo three storeys
Principal Use: Personal Storage Facilily
Lot area: Approximately 3944SM
Split-zoned lot area: Approximately 712.6SM
Building Area:
Site Coverage:
Siting:
Main Floor
Second Floor
Third Floor
Gross Floor Area
Approximately 59%
1856.0SM
2323.4SM
2218,9SM
6398.JSM
Front Yard Setback (Ditton Rd) 6 OM
Rear Yard Setback (1 1295 Maple Crescent) 6.0M
Interior Side Yard Setback (South Pill 1 SM
Exterior Side Yard (Maple Crescent) 4 SM
Building Height: 12.8M Parapet; 13.9M Cornice Appurtenance
Landscape Screen: Maple Crescent 5.0M
Parking:
Loading:
11295 Maple Crescent 6.0M
Oilton Road 3.0M
South P/l 1 SM
One stall per 557SM= 12 Required; 12 Provided
Fully-Glazed Entrance to Loading Elevator Lobby
Mayfair
SELF -STORAGE
NEW FACILITY~
MAYFAIR SELF STORAGE
11307 MAPLE CRESCENT, MAPLE RIDGE, BC
DP RESUBMISSION FEB19.2018
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-SECTIONS ...... D ~* o5f3=~-n_.,,, s.;9Y2"'.: .if'Nli':!I Cl'iUfllt t'.O,l,IJ'l-"'ff 0 1!~1~.:[J 11307 MAPLE CRESCENT JK I..,'°""' ...... ,...,
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-Existing tree to be retained. Add tree protection as Sodded lawn on 300 deep top soil mixture in all Sodded lawn on 300 deep top soil mixture in all
shown and retain protection in place until lawn rlli'as site. ,e:~ed lawn with 300 deep soil lawn areas on site. Seeded lawn with 300 deep soil I , I construction comp! r mix ff 1~u't9-11.4glnewng..dr.lwlngs ! l I I I mix ar •ito. rl•r Jo Clv.llfnglo.e<>ting..drJ>wlng,;.:.::_ _____________________ _
3000 ! 3000 7500
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2.sm o.c (mu: J,Om) (e"e"J Plaslicsnowlence firmly atllxed to wood lance
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50mm (2") z 100mm (4") (min) wood pos1.
50mm (2~) x 100mm (4") wood top and bottom rails.
50mm (2") x 100mm (4~) crossralls.
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NOTES: 1 Mln conlalnor size ll>nd root spread 10 BCSLA/BCNTA landscape
:stand.ardsforNursoryStocll.•curr•nlodttion,
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B1ofillral10n Swale to accept storm
water runnoff from soulhern roof top -
directed lhru gravel filled swale planted
with sedgos and grasses. See secl1on~
posts at 3M
Materials
Abbotsford Concrete 18"x1B" Texada pavers In Desert Sand sat on
bed of clear crush gravel.
New Coner•!• Sldewalk as needed to meot City or Maple Ridge otl•site requirements
ckets at 100 D
HHl
~•d uwn--on•tlte lawn to be non-,,.-nitd,, sand based and drought-tolerant
Olt-,iit4t la!M'I !O Cily of Maple Ridge SpM:if'li:atlons.
Staff\~ Concrete Sldewalk and crosslng5 using coloured concrete
cotNr tao
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STORMWATER MANAGEMENT INITIATIVES -LANDSCAPING
srp drawings
~
1. Top soil depths for lawn areas have been lncrGnsed from 150 mm deep to 300 deep
to provide for more absorbant soils, thus reducing first flush accumulation.
I
I l ,,
2. Shrub bed soils are a minimum of 450 deep to provide more absorbant soils. I.
3. A bio-tiltration swale will receive stormwater from the rooftop of the building and will
flow thru an infiltration swale eventually overflowing to a CB -hard pipe to storage detention
tanks, ~
4. Exterior exiting pathways are paved Wilh concrote slabs set on a clear crush draih rock
to reduce hard surface and allow for stormwatsr lnnltratlon.
S110Civilforcll>tchbasin Typiea.lhonimd" slopoofsw.,lolobo2o/a,
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Secl_ion Thru Bio Filtration $_wale
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Comment.
0ei:. 1, 2016 Rit•luue for DP•
AC!Otd ~Cll!J lU!b
Nov. ~-"· ,~115-fl;e-lHUO IM DP
Aug JO, 2016 Issue tor OP -/on.i than l osee ltd.
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Proje<:1:
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Self Storage Project
I 1307 Maple Crescent
Maple Ridge, 8.C.
Sheet TIiie:
Landscape Plan
Scale: 1 :200
Date:August2016
Project No 2016-27
L-1
r Existing tree to be retained. Add tree protection as
shown and retain protection in place until
I ronstruclfon completion.
~I-
:::::~J,r. . ... ...
~
-~ho ....
Sodded lawn area -non-netted turf on min 300 mm
to :soll ml:l.ture. Tvolc.at all lrrinu.ted lawn areas.
-4-Fr.mz OflUIII\H411,...,~
6-Tall Orogon Gr.ipo
1tlST7fllrfOI
ID Latin Name
TREES
Ara Acer mhn•m 'Armstrono'
CbFF -.,....,,in.us '"'""'111::1~ 'Fr::iri~ Fontaine'
FaL ra:idnus nennsvlvanir.::i 'Lenrechaun'
Mas Maanolia slellata
Nv• Nvssa svlv_,,;,...,
Pin, Parro.lia rn=m:;ica 'Inna's Rubv Vase'
Po Picea omorika
Qc Quer '\JS coc,..; ...... ..,,
T,~1 Thuia ,.,,;,...,,,.,,
SHRUBS
l~amo Ca1""""""nrnstis ;,c acutinnra 'Overdam' cm Clmn-atis Montana rukbra
Cs-H Cornus .sericea 'Hednerow Gold'
Hm-E Hvdrannea macrontwUa 'Endless Summer'
Ln onicera nilida 'Red Tins'
IMsi Mannnlia sieboldll
Ma u .... honia an11ifnl1um
Mm ~,,"'h"'ni:::i media 'Ch,uitv'
IMn Mahonia nervosa
Pach Pachvsandra terminalis
Pho Photinia x fraseri
Pm Pollliltrir,-,um muniwm
RhT RhndnrlPndr.on 'Je::rn M:::irie de Mon la'"'',,..,
R-U I-Jhnr1r.r1ondrnn 'Uniniu::1:'
Rn Rosa nutkana
RI lo,,.-4b ....... 1.-ra fulaida 'Gnlrlslurm'
ISh Sarccc:occa hnnkerana
Siar Skimmia iaoonica subso. reevesiana
ISG I ~lraAa ·nr..1~mouod'
ISvhR Soi="'"' )( vanhoult""i 'RPn j_c:;c::;i.nce'
810-'=•LE PLANTING
Scir Scirni re:. lacustris
·r-.,,sl ·.,,,~,,,v .c:.Ur.hFmsi.c:.
Is ltissirun~
Juef Junr.11c:. effusus
IRtj~n 10• ,hus. snect;::ibilis
4-Charlty~ """
Common Name
Amlslrono i-<,:>n Manie
Franz Fnntain Hornbeam
LenrP.r.h.::iun Green Ash
Star Mannn1ja
Tuneln
Unrinht Persian Ironwood
Serbian Scruce
~""·let Oak
Western r"'"""or1ar
Varienaled R""ed Grass
Sarine nr. Clemalis -Red
Red-Twin Oaawood
Endless Summer Hvdrannea
~.:.,.. TIO Honevsuri..1<>
Dvama Magnolia
all Or,.,,,,...n Gran!"'!
haritv Mahania
Dull oren,v,, ara.oe
Jananese snurae
Fraser Photinia
Sword Fern
o ...... ~ ... denrlron 'Tau rue:.'
Unioue Rhododendron
INnntka rose
lnnJrlc:.turm Black EvPrl c-""an
Sweet Box
Reevesiana Sw-immi:::a
Gnlttrl"ln11r,tt Soirna
"'".,.,,...,issan~n Snirea
H•n<-st•mmod bulrush
Sitka c,onne
Siberian Iris l!lnft Rush
S8lmonhmrv
IOuantitv
11s
6
19
7 ,
6
9
2
IA6
13
10
14
52
176
4
6
4
77
205
6
185
A
10
oa
119
68
37
29
10
53
53
26
79
53
S-Leprec:h.:iunGroenA11h
40.Japanosospurge•
Scheduled Size
6cmcal
ficm cal
6cm cal
#20 =• 1. '"-hi 1~m ~,mer ct:i:inrtard
6 cm cal.
3MhL
6cm cal
2.SM Ht.
,n.,,,1
#1 DOI
#2 not
#5""1 #3001
, .. ht fuU
#1 not
#5 □al
#1 oat
#1 nol
#2 oat
#1 col
#~=I
~5a<>I
~2 □al
#2=1
#3.nol
#3 ool
00 net
~21><>1
it1 nnt
10r.mnnt
#1 ool
#1 nnt
#2.not
"'""'""' • 1
3S•Rad Tip HoneYf;ucktc / f
Notes
B&B
8&R
B&R
=I.
m :, ·"'
m :, "'
8&8 s11ee1 Tree Sne'"'--
B & B 2 M clear standard
B&B
8 & 8 2 M doar swndard
IB& B
"'=•
Cont,
Conl,
ConL
IConL
ant.
ConL
Cont.
ConL
ConL
C<>nl.
IConl.
CnnL
·Mt Whlte 4tt tall •-les
Cont.
l""'.rinl.
Cool
Cont
r.nnt.
f',.._ni..
r-~1
"~L
Cont.
Conl.
"•-L
I ~-
""-I•·..... _,,,,,,,,,,.-• • • \ ~--"~-:_,,,,---~-;-·-
sodded
lawn
\_ Co,a Racks e J bike rack in :~;eries
LANDSCAPE NOTES
1. Sizes on the plan1in9 plan shall be considered minimum sizes.
2. Al kV\d.$apoOOMruc:tlon 10 mefl11h0 attront ~ ot lhe B61hh Columbia Landscape Standards as a minimal
~~ci~::.=~'\..~":~~~C:r.t~r:' ~~~-LanctJ.c:;npe Standards for nursery stock. Extend search
3 Aool balls 1o be lree or pernicious weeds
4.~~l~i=e~~~:.::t:=-~~h~~d~OA'lldo!f:~ :;&:~~ir:~rt1:,.~~~~=-'-'l, r,r,:;;-or11.111 plM!Jn;, 041sbb.mln.&Gildep1h11 .i, 12" IOf lo ero;J.S. fB"IOf ,hlu'b~s tl.Ddorounel cover ~ntm~ ~12~t,olc::c~lodorgantefflilk:honal rubbo(:la JtM~andrake.smooct'i,
s. P1o»do DO#Mlo gra.d"ett away rrom !Jul"kWIOS a JJ n dr:tinJ and calch basins. Slope away lrom building tlo minlmu·m or~ Tha p,c~Od 1Ub-g111dc: M11lbc-aPl)rO\IIXI~ Uw;ii Consultant prior to application of top soil ,rbJu:r<tJ and lina5h gradino. S'oPo IO\\·anh L!Jw,1 bo1'1nt 01 min. 4,.._
tv!trc~~:f :l~ =:.:i=~:.aJ~~:;~orPf~~~~=inr::jr6~~r10
plllr,I mototl.,1. Pt1n1.~ n111ll;!d prlOI IO .h#'Jo (8ol'Neen Jan 1 I ncl Junot) lhal 00 Ul'Klor ox?ondctd warro1my until the JUl'IQIOlll\ok:ilbwlflO~Br
~:.~=.~!~~~\u~::ro~~~~~~l:~=~:::~:rir.o~~:!l~l:~alerials
Of ftq~ont. or My ~f DC'livitics ,11aa!Owtd'Mdlin Iba pro\~ ~ono Outl(IQ_consl,uclion un1if ffnal landscape wo,k ~ O<l.ll"IQ' done WI rio Jdnil:.,. R('r,)1)¥(1 pro.1oc-d .. '■'i:t Janc:lng nnd 1,1.ndJ(:;'lp,cl .a dlr.~lipd_
8. Planling malerial on City Boulevard lo have !he approval of 1he Parks Dept. prior to inslallalion. Size, species and location require approval al !he lime of installation.
9. All landscaping lo have high elleclency irrigation system 10 IIABC standards
F)
-.,..,,·
Fe~ 1\. 201t. =~m:I ~!ai."tte:~~~mw•I«
: in('qaMtcl 'oP aoU dcip.ttu.
Jlll'I 25, 2018 A•411W. tor OP
Ajttll 2l.lf)11 lu.uJ Utt BP
Feb, 2B 2017 Re•li:1tH1 for DP/ADP ec1mmonlt
Jan 13, 2017 Re-Issue Response to City
Comments
Oee. I, 2(n6 Rct•l:nuo for OP• Added SIIHt lroe,;
Nov. U, 2016-Bc~saue To:r DP
Aug 30, 2016 Issue tor OP --Jon a th a n L o s e e L t d.
,., ..... ,
L,111 d<r,1p1• ,\rcliir,•r-rurl'
#/Dl II.ii,/ I\/ .?m/,h•1•
\l.innl//oN /JC \If,/ 1111
l'/J;(,U./·UU!J•I/Jf/1 1-'•m,ul: infr1•,o,ji111,1I/1,1n/m,•,• cum
Self Storage Project
11307 Maple Crescent
Maple Ridge, B.C.
S11ee!Tifle
Planting Plan West
Sula..t:HiO
D;'a!O:Ailpl,st:lQl(i
Project No 2016-27
L-2
__ )
19-Dullorogongrape
4-StarMaianolia
27.Goldsturm Sh1r.k Eyed Sus,m
-JQDO
f.U,,igMP-t!-.LM1,ln:i-ocf
10-Sptlng1Jr.Clcm•tls-Red
"~~~~~~
PLANT UST -for full oroiect
ID Latin Name r.omman Name QuantJtv
TREES
Aia AI:er rubrum 'Armslronn' Armslrona l>orl Maole 15
CbFF ~ ... miou~ b.el· ....... 'Fr::1ns Fnotaine' F,.,,,., ... Fn1Jtain HornhPam 6
Fnl Frall:'inus nenns\llvanica 'Leorechaun' Le□rechaun Green Ash 9
Mas 11.n,,,nnolia stellata Siar Maanolia 7
Nvs Nvssa svlvatica TuneJo 2
?Irv Pa,,..""•1"' n°=i a 'Iona's R1lhv Vase' Undnht Persian Ironwood 6
Po Picea omorika Serbian Snruce 9
De "1IIPrcus coccinea ~,.. ..... IPtOak ?
Tn-1 Thu;a nU=ta Western redcedar 66
SHRUBS
Camo Caia.mancostis x acutlnora 'Overdam· Varienate<I Reed Grass 13 --·""'mati'.51 Mcn1.--na .... "-a Serina fLr Clematis -Red 1n
Cs-H Cornus sericea 'l-lerfoerow Gold' Red-Twin ilnnwoarl 14
Hm-E Hvdrannea "'"'M"'""hvlla 'Endlec::c:: Summer' --. ... .-1Iec::c:: _q1 mmer Hvdrannea 5?
n loniceca niti.rl~ 'Red Tine::' Red Tin Honevsuckle 76
t.lsl Maaoolia sio:>nn1dii Ovama r.11::innnlla 4
Ma MEihonia aouifoli.um 'Tall Orenon Graoe 6
Mm Mahon.ia media 'Charilv' Charitv Mahonia 4
Mn Ma=f•n•~• Dull oreaon araoe 77
Pach Pi:achvsandra termin::ilic: J .. ..,,.,.,,,,_,,, 5nIIrno:> '05
Pho Phnlini::i Y.fr<>Mri Fras""r P.hotini::i s
Pm Palvstichum munllum Swo,d Fem 185
RhT Rhndodendrcn 'Jean M::irie de Monfanr r,:,,' Rh ... r1 .... nendrnn 'Taurus' A
R-U Rhododenrlron 'Uninue' Uninue Rhododendron 10
Rn Rosa nul.kana Noolka rose 29
Rf RudhPrkia fuloida 'Gota.i .. ,m' Gnlrh:.turm Alack Eved Susan 119
Stt Sare,,,._ ... ,,..,.,.. h_"'".,. .... na SweelBax 68 ,,. r Sklmm.ia i;:morJica .,, ,Mn reevesiana ...,""""vesiana Skimmia 37
SG Snir::ie.a 'Goldmound' '""'dtnn1 nt1 ~nlroa "' Svh R Snir:1ea x-vanh"1•11 .... • 'Renalssanre' Reri~ic::sance Snirea in
8I0-SWAt E PLANTING
Sclr Scirous lacustris Hard-stommed bulrush 53
Casi Care.x stt ... honsis Sitka sedne S3
I• lris sibirica !Siberian Iris 26
Juef Juncus effusus. c-~ """" 79
Rusn Rubus s ... ,.,,. • .,,niLii=: Salmonberrv ss
A I ,,., I
,f-lg Dogwood
1-&;arla\Oak
H,Go,1...,.1.md Splr•1
ll.Wn11r11,1dc,,d.,-~-,_...
Sc:hj1:dulod Siz.e Nn1e.s
6cmcal BR.R
•~,... ...... cal IRR. B
6cm cal B&B
#20 col 1.25m hi Genl.
6cm calin,::r,r standard B&B S1rco.l Tree s~nien
6cm r.::il. B & B? M dear ~t;;inrl::irrl
3M ht. B&B
Rrmri:al B & B 2 M ......... rsla.-"""•d
2.5MHI B&A
#2not Con!.
#1 ool Cont
#2 col Gnni
#Fi nol nnnt
#3oot Cont
2Mhl lull Gnni
#1 nol Cont.
115 nnl ,~,.
1#1 col ,.,.ont.
#1 nnt Cont.
#? not """'
#1 cot .,..ont
ILr. nnl Cont.
#5 not Cont. While 4fllall snecies
#2 ool Cont
1#2 nnl nm.
#3nnl Cont.
#3cot "=',
I~? nnl -nnL
#? nnt Cnnt
#1 col eoot.
10 cm not Cont.
#1 ool Cont.
IOI nnl Cool.
#? not c-•
4-ArmstrongRcdMapkt ~
LANDSCAPE NOTES
1 Sizes on lhe planting plan shall be considered minimum siZes.
2., JJ1 tandscape con;1n.,ctlon 10 mcel lhO C\JUOl'\I odlllon Of lhe Qrttli,.1-1 Columbia Landscape Slandards as a minimal iecoptr,bkl ■lanchmt, Pl&nl rn.,;terial IO 1ho udlflelion or the Landlleilpi) Slandards for nursery stock. Extend search
tor P'l,ln1 material IO W~. Otegon,,~omla, and 9 C
3 Root balls lo be 1ree or pernicious weeds
~~d~==.:~~t,uin· :t;~~:1:,n:,f~~":1<S!~~:~t.
ln!cr;. ot 1&,rf pla;r'lllog. 011 s!.lb, f'M, 15dl wnJltOH, 18~ kw shnJb111
~ Ind !)(Olrd ""'°1 pton1lngs. lniUo,:112 ~~ OI cornp~cd organ la ml.Sith s :.her plal'IM9 ~nd rake smooth.
5. Prt,11ck, positive gt0de1,-p.wa.y !lorn bl.llldrngs ~ EOW.atd wn dr.11ln11 and catch basins Slope away lrom building
~"::i~~~;e:,i,ocd ~rai:,0 basins 01 ml~:,• trlO Consultant prior lo applica1ion ot top soil
6. J....andKoDpo C'onrr.aclOJ 1, 1Q provkfa 55 ~5QI IJWlllan.1rlO!t .net Tho d~o of Sub)tarill!ll Comp':O~-Main lain 10 9owM 2 ~Groomed' as per Bfi".dh ~Jffibta IJl!ldNpo Stnndil.rdL Co(ilrQC!Of to ~rOYldo a cne> >'(Rt guilf~nte:e for all
p1antmat,:u9o,I. P1i:,n11 ffltal!cid p,lot i:oJURG (Borwcet1 J1111\ I and.JIJMl) lh11llb4:I Ui'Kktr oxtoridt:-dw.man;yunlil the J1Joa101oho1o11awtngyoa,,
7, F>tot~cUan QI oxi,~ ltcos4hr~ ao rorrt•ltr. IN!id ~r~-aty Hoc rtnllt'dlon lrsr,clng at drip fine or existing hedl.)8.'S, 11001, li'lnd ~huJtt bodri; wt,kh a,o 10 um-.oin. MainQ:l'it'\ thll t_cobf"'1 di.Ii~ OOf1$1rUC.lion. No stonr.ge ol materials ~~ :,:ii C::=rltios~::':~r:~=l~=nd~~~~c~~c1ion oolllWI landscape
8, Planting material on Ci\y Boulevard lo have the approval ol lhe Parks Dept. prior to inslallalfon. Size, species and
location require approval al the lime ol inslallaUon.
9. All landscaping to have high erreciency irrigation system to IIABC standards,
.-
([)
f:111b.. 21~ 21111!1 :~:~..,.m~ ':ii.~~o~:m;wattr
~•110dlop.11)j,t<1111p11'11..
J■n ts. 1018 Rt!-4Hloll fot OP
.a.p,lll_1.l017 tu_ue to, OP
F"•.tL.;13,0U' Rc-4111kl•f~D~(ACIPt.O!"J1fflf'rtU.
J.tn 13. 2:017 R111-tnue At!:!lpGAH 10 Chy
Cofnm•tUS
Dec, 1, 2016 fta-lMuci lorDP • A(CfCd Str~I lftH
Nov. 14, 2.0f6 Rc.fuue lor OP
Au~ 30, 2016 lssuc lcr DP
At.,utsi:11'10.
Jonathan Losee Ltd.
Projecl:
I. ,1 II r/ -~ c ,l p {• ,\ r C /ii/ l' r" / II r I'
'11/0:! 11.,b/W l m/,ln•
V,1nC{)l/\(1r,/J(·. \l(,//1/1
1'/i:b0.J-1.,(,!),/001
,-trwJ-,,1•jil.w\.11fuitll .... ,•,(ffl
Self Storage Project
I 1307 Maple Crescent
Maple Ridge, B.C .
..,.,.,TIIO<
Planting Plan East
Sca!e; 1~150
Oate:Augusl2016
Project No 2016-27
L-2a
\ l
, __ )
TYPE AA
DUSK TO DAWN WALL PACK
MOUNTED 9FT AFF
! L
I
d
01.~UIIS1~pa..~U.'ftl!"I
i
--1. ._, . ' --·--
----... --------
~ ... ,_..... ~"" ..
-~ -••-■• .... ••~A ••----••
----' ' -----
1-
i l __ !
f l
II __,,
•1 I
E ;~ -,.,:-
---------7
... ' .... _,_,: -·-··'-:·· . ··-··-~•->-• ~ --: t_.•~j~
,.
·--. ----
":' . .,.. lilEMAilllqi
A ~ANl1.18 DP RESUBMISSION $U/WI.VIIU'OR!0,11CINCOUII.TUV TAII.Grl'UHDSUll.~EYIHG FltE1,t11&.TOl'O TEl:II04a:l-4\11
I
• IM•II~ i'L~Jl;fil
i'', _________________________ ,
-t
I
I
I -·-; -------------I
·-, ,
TYPE CC
DUSK TO crnsE ENTRY WALL PACK
_J/i/~QUNT-A+ 1gg
2ND FLOOR PLAN (:i~
:':6•~ _,,_ -, ,. ....
--,
::::,::=~~ [ II1~!~.:[J .,=~:c ""'-'-c' r.:.' 2.)-._,~~m • .-1 ~ ~_.
~~,P~~°ll£l.-oc
·=.==-~ .. i::==.-..::...;::'or--=:-..::!:::: .. l•\~!~~o~I I
~.a;...-:::::;::=.::r.~,::::.'":i=ro.•a;;f~::-c... ....... !=1=:.:=-.:':L~--::=:...~r.:..~.~
TITLE;
PROPOSED -SITE/ FLOOR PLANS
DEVELOPMENT
CRAWN.l I CHECKED: 11307 MAPLE CRESCENT JK JK
SCALE: IFILE: -1:250
DRAWING NlR/IBER IA. MAPLE RIDGE BC ---A1
1~1•r•1 ADP Submission Checklist
mapleridge.ca
Application No. ______________ File Manager ____________ _
This checklist is being provided to you by your File Manager, to assist in preparing the materials for
submission to the Advisory Design Panel {ADP). Please refer to the ADP Submission Form and the ADP
Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting
information and specifications on size and numbers of copies to be submitted. Address your questions
to the File Manager or the Planning Liaison to the ADP.
Project Architect Certification:
Prepared by: ___________ _
Sign Print name Date
Submission Requirements:
Submission Materials
Required
(File Manager to Provided
indicate.rt required)
A. ADP Submission Form (Submitted and signed by Architect) □ □
B. Covering Letter including explanations about:
1. Project description/analysis (Detailed information Required) □ □
2. Architectural and Landscaping Design rationale □ □ (Detailed information Required)
3. Statement in brief about the following:
a. DP Key Concepts Compliance □ □
b. DP Guideline Compliance □ □
c. Stormwater management strategy with emphasis on Tier A □ □ requirements integrated into landscaping plans
d. Public Art/ Amenities, etc. □ □
e. Sustainability practices □ □
f. Other □ □
C. Site and Neighbourhood Context
1. Context Plan -Existing/proposed buildings and trees,
vegetation, roads, existing/ proposed grading, and other □ □ major features within the site, on the abutting properties and
along the road allowances/ lanes.
2. Photographs of site and surroundings. □ □
D. Develo12ment Permit Area Checklist
(Note: The Architect is responsible to describe how the project complies □ □ with each guidelines, or if not applicable, a description of why not
applicable. Please use fillable forms on line.)
5 .1
lci_lMtH.RI
mapleridge.ca
Advisory Design Panel
Minimum Submission Requirements
Projects Subject to Review:
Submissions required to be submitted to the Advisory Design Panel (the ADP) for review are multi-
residential, commercial and industrial projects subject to obtaining a development permit. A
Development Permit Application initiates the ADP review process. Projects that do not require a
Development Permit, such as Institutional and heritage conservation proposals, may also be brought
before the ADP for comment.
Submission Preparation:
Prior to accepting a submission to the ADP, the Planning Department and other internal departments
will review and comment on the Development Permit application, and the File Manager may require
revised plans and additional information to be submitted. Your ADP submission is to address any
comments or concerns from your File Manager about your Development Permit application, including
those from other Departments such as Building, Engineering and Fire.
It is recommended that applicants consult with the File Manager to determine the necessary materials
for submission and review by the ADP. There is certain basic information required for each project, with
supplemental plans and information depending on the nature and complexity of a project.
When preparing submissions, the Maple Ridge Advisory Design Panel By-law No. 6326 -2005 states that
the ADP shall consider the issues set out in the Design Criteria prepared by the Architectural Institute of
British Columbia (AIBC) dated March 2001. These have been updated by AIBC and the current version
from the AIBC's Bulletin 65 Advisory Design Panels -Standards for Procedures and Conduct applies. For
the entire bulletin, click here.
The Design Criteria are examples of what would reasonably be considered for review by the applicant
and members of the ADP. In the description provided by AIBC, the scope and nature of the criteria used
may vary with the size or special circumstances of a project.
Submission Timing:
Printed and electronic (or digital) submission packages to the ADP, as described below, are to be
provided to the File Manager no later than the deadline stated in the meeting schedule. The Architect
making the submission must insure it is a complete submission and includes all information and plans
necessary for the ADP to consider the design proposal. The Planning ADP Staff Liaison will not forward
incomplete submission packages from File Managers or the ADP may return incomplete submission
packages and require a full resubmission to another meeting.
Printed Submission Package:
A complete submission package is to include seven (7) collated sets of printed documentation and plans.
These sets are to be delivered to the File Manager no later than the deadline stated in the meeting
schedule. The submission is forwarded to 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.
• 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: