Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
ADP 2018-06-20 agenda.pdf
1. CALL TO ORDER City of Maple Ridge ADVISORY DESIGN PANEL AGENDA June 20, 4:00 pm Blaney Room, Maple Ridge City Hall 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES-May 16, 2018 4. PROJECTS 4.1. 4.2. 4.3. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: Development Permit No: Applicant: Project Designer: Proposal: Location: File Manager: Application Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2013-087-DP Bernard A.J. Mottet, Mottet Architect Inc. Bernard A.J. Mottet, Mottet Architect Inc. Mary Chan Yip, PMG Landscape Architects 19 Townhouse units 23500 and 23550 Larch Avenue Adrian Kopystynski 2017-221-DP Grace Yu Grace Yu Triplex under draft RT-2 bylaw 22032 119 Avenue Chee Chan 2017-455-DP Graham Farstad Lance Barnett Patricia Campbell 15 Townhouse units 10309 240 Street Wendy Cooper 4:15 PM 5:00 PM 5:45 PM 5. PRELIMINARY PROJECT REVIEW Note: The Architect and Landscaping Architect are not present for Preliminary Reviews. 5.1. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2O17-117-RZ, DP Sarah Atkinson Doug Johnson C. Kavolinas 45 unit 3 storey RM-1 townhouses on 3 consolidated lots 11831, 11839, 11865 232 Street Chee Chan 6. NEW & UNFINISHED BUSINESS 6.1. Developer Public Art Brochure -Review 7. CORRESPONDENCE 8. QUESTION PERIOD 9. ADJOURNMENT QUESTION PERIOD Question Period provides the public with the opportunity to ask questions or make comments on subjects that are of concern to them. Each person will be given 2 minutes to speak. Up to ten minutes in total is allotted for Question Period. /aa City of Maple Ridge ADVISORY DESIGN PANEL The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the Blaney at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on Wednesday, May 16, 2018 at 4:04 pm. PANEL MEMBERS PRESENT Craig Mitchell, Chair Shan Tennyson, Vice Chair Shida Neshat-Behzadi Stephen Heller Steven Bartok STAFF MEMBERS PRESENT Adrian Kopystynski Amanda Allen 1. CALL TO ORDER Architect Landscape Architect Architect Landscape Architect Architect Staff Liaison, Acting Manager of Development and Environmental Services Committee Clerk 2. APPROVAL OF THE AGENDA R/2018-018 It was moved and seconded That the agenda for the May 16, 2018 Advisory Design Panel meeting be approved as circulated. CARRIED 3. ADOPTION OF MINUTES R/2018-019 It was moved and seconded That the minutes of the Maple Ridge Advisory Design Panel meeting dated April 18, 2018 be adopted as circulated. CARRIED 3. Advisory Design Panel Agenda May 16, 2018 Page 2 of 6 Note: Shan Tennyson joined the meeting at 4:05 pm 4. NEW AND UNFINISHED BUSINESS 4.1 Architects Act and Projects Prepared by Designers Memo dated May 16, 2018 from the ADP Staff Liaison providing clarity on projects prepared and presented by Designers. 5. PROJECTS 5.1 2017-031-DP Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File manager: Kevin Urbas Kevin Urbas, Above Grade Consulting Meredith Mitchell, M2 Landscape Architecture Courtyard Housing (RT-2) 4 units 21333 River Road Adam Rieu The Staff liaison provided an overview of the proposed courtyard development project. The project team made a presentation of the project plans. Discussion was held on the placement of the buildings and the use of pavers supporting the creation of a pedestrian friendly courtyard environment and discussed additional supportive measures. R/2018-020 It was moved and seconded That File No. 2017-031-DP be supported as presented and the applicant proceed to Council for approval. Landscape Comments: 1. Consider changing the unit pavers to another level play surface at the Basketball hoop courtyard and relocate the catch basin; 2. Consider utilizing private courtyard for Units 4 and 2 as amenity space; 3. North perimeter of property consider adding slats to open chain link fence; add taller plant material and vines in front of the chain link fence; 4. Reduce the variety of paving treatments used in central driveway area to two types; 5. Expand and continue the decorative treatment through the central driveway area; 6. Consider using a fence that would bring unity/link to property; Architectural Comments: 1. Use the front yard elevations palette on the remainder of the elevations; 2. ADP has consistently requested that vinyl materials not be applied; 3. To integrate a lighting plan both on buildings and in landscaping; 4. Establish uniform datum heights for fenestration; 5. Indicate location of Fire Department directional signage. CARRIED Advisory Design Panel Agenda May 16, 2018 Page 3 of 6 5.2 Development Permit No: Applicant: Project Designer: Project Landscape Architect: Proposal: Location: File Manager: 2015-373-RZ Don Schmidt Kevin Urbas, Above Grade Consulting PMG Landscape Architects 16 Townhouses (RM-1) 23616 132 Avenue Adrian Kopystynski The Staff liaison provided an overview of the proposed 16 townhouse project and reviewed the variances requested with the development. The project team made a presentation of the project plans. R/2018-021 It was moved and seconded That File No. 2015-373-RZ be supported as presented and the applicant proceed to Council for approval. Landscape Comments: 1. Utilize different surfacing material for the parking spaces in front of Unit 5; 2. Consider additional CPTED measures given the reduced visibility into the Amenity space; 3. Consider accommodating terraced seating in the amenity space, preferably combined with the ramp; 4. Move the planting strip to the East side of the ramp adjacent to Unit 6. 5. Consider different style or material type of picket fence to reflect the modern style of the building. Architectural Comments: 1. Consider increasing the width of bathroom windows; 2. Consideration for Hardie reveals with window frames; 3. Consider framing transitions at material changes to articulate the massing; 4. Provide details for mailbox kiosk; 5. Provide building,, landscape, and amenity lighting plans; 6. Confirm with the Fire Department that emergency vehicles can turnaround requirements are satisfied; 7. Indicate location of Fire Department directional signage. CARRIED Advisory Design Panel Agenda May 16, 2018 Page 4 of 6 5.3 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2016-176-DP Jim Isherwood, Brookside Properties Atelier Pacific Architecture Inc. David Jerke, Van Der Zalm & Associates 16 Townhouses (RM-1) 23711132 Avenue Adam Rieu Note: Stephen Heller excused himself from discussion of Item 5.3 at 6:01pm as he is employed at Van Der Zalm and Associates. The staff liaison provided an overview of the proposed townhouse development, the parking requirements and variances requested. The project team made a presentation of the project plans. R/2018-022 It was moved and seconded That File No. 2016-176-DP application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Make a connection from the proposed south pathway to the central drive aisle; 2. Provide building, landscape and amenity lighting plans; Architectural Comments: 1. Introduce alternative colour palettes and contrast for the buildings; 2. Consider adding accent colours or features to enliven the facades; 3. Consider the addition of master bedroom patios; 4. ADP has consistently requested that vinyl materials not be applied; 5. Architecturally improve the end elevations of the buildings. CARRIED Note: Stephen Heller returned to the meeting at 6:40pm Advisory Design Panel Agenda May 16, 2018 Page 5 of 6 5.4 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2014-069-RZ Pivotal Development Consultants, Wayne Jackson Geoff Lawlor JHL Design Group Rezone from RS-1 and Conservation into CS-1 and Conservation 20894 Lougheed Hwy Therese Melser The staff liaison provided an overview of the proposed commercial project. The project team made a presentation of the project plans. R/2018-023 It was moved and seconded That the following concerns regarding File No. 2014-069-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 review and further evaluation. Landscape Comments: 1. Respecting trees and landscaping: a. Incorporate the tree management requirements from an updated arborist report to include all trees on site ie: trees contained in Environmental area not shown on current landscape plan; b. Add tree protection fencing to the drawings and notes for monitoring during construction; c. Incorporate permanent landscaping on rooftop deck for screening; d. Confirm that landscape at South perimeter is meeting screening and buffer requirements of the Zoning bylaw (General Requirements) between residential and commercial zones. e. Add coniferous trees to improve screening in South landscape buffer. 2. Respecting the pedestrian environment and safety: a. Add benches, trash receptacles and other site furnishing to enhance the commercial space. b. Clarify locations of guard rails at retaining walls; c. Provide a pedestrian connection from Lougheed Hwy to the building 3. Respecting landscaping plan details: a. On landscape drawing provide details for reference such as for site furnishings, paving, fencing, walls, guard rails, railings, etc. b. Include sections for critical landscape areas such as retained trees and areas near accessible space that have change in grade 4. Confirm if the existing grade is being maintained around the existing significant tree, follow the recommendations of the arborist; Architectural Comments: 1. Respecting form and character: a. Improve architectural character to the building; b. Consider using alternate materials and an alternate colour palette; c. Consider adding contrasting colours to the facades to break the mass; d. Add articulation to the facades facing the street; = Advisory Design Panel Agenda May 16, 2018 Page 6 of 6 e. De-emphasize the horizontal nature of the building by adding more vertical elements; f. Consider increasing fenestration to allow more light completed with sun shade on the southern and western facades; 2. Respecting the residential element: a. Improve the delineation between entrances for commercial and residential uses. b. Provide wayfinding signage to the residence and commercial unit 5; c. Distinguish character of entrance for residential entry such as a recess; 3. Respecting roof or roof top matters: a. Delete mansard roof and match residential roof to commercial roof; b. Rooftop units must be screened or demonstrate that they are not visible from the other side of Lougheed Hwy; c. If rooftop units are visible from Lougheed Highway, provide suitable rooftop screening; d. Confirm locations of rooftop units for commercial units 4 and 5; 4. Respecting the site and site plan: a. Add pylon signage at Lougheed frontage coordinated with the building architecture; b. Match garbage kiosk with architecture of project; c. Provide landscape lighting and building lighting layout; d. Verify parking calculations for the range of anticipated uses, such as restaurants and offices; e. Identify the required loading space and demonstrate how loading vehicle can manoeuver on the site and have adequate clearance (respect to tree canopy); 5. Other items: a. Demonstrate that the project conforms with CPTED principles; b. Consider taking advantage of the North view for the residential unit. CARRIED Stephen Bartok and Craig Mitchell -OPPOSED 6. CORRESPONDENCE -Nil 7. QUESTION PERIOD-Nil 8. ADJOURNMENT -8:05 pm. C. Mitchell, Chair /aa I~ I maple ridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2013-087-RZ 23500 and 23550 LARCH AVE MEETING DATE: June 20, 2018 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties to permit the construction of 19 townhouses. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on April 8, 2014 and is being advanced to ADP after challenges respecting servicing and site grading have been satisfied. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Bernard A.J. Mottet Lot: 4, Section: 28, Township: 12, Plan: NWP24142 and Lot: 38, Section: 28, Township: 12, Plan: NWP40978 Neighbourhood Park, Conservation, Med/High Density Residential Med/High Density Residential, Conservation, Neighbourhood Park RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) RM-1 (Townhouse Resiqential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use:• Zone: Designation: Single Family Residential, Vacant RS-3 (One Family Rural Residential) Medium/High Density Residential Single Family Residential RS-2 (One Family Suburban Residential) Medium/High Density Residential, Conservation Single Family Residential RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) Medium/High Density Residential Single Family Residential RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) Conservation, ~eighbourhood Park Page 1 of4 4.1 Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Servicing: DEVELOPMENT PERMIT AREA: Form and Character Guidelines: Single Family Residential Multi-Family Residential, Neighbourhood Park 1.17 ha (2.9 acres) Larch Avenue 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 Area. Key Guidelines: The following are the Key Development Permit Guidelines that apply to the project and are described in the Design Guidelines Checklist submitted by the project Architect: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 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. Design Guidelines: The Design Guidelines Checklist prepared by the project Architect and attached to this submission has a full explanation of how the project complies with the Design Guidelines of Section 8.7 Multi- Family Development Permit Area. Wildfire Protection Guidelines: A separate development permit applic_ation has been made to the City for this property under OCP Section 8.12 Wildfire Development Permit Guidelines. These Guidelines are intended for the protection of life and property in designated areas that could be at risk of wildfire and where this risk, in some cases, may be reasonably abated through implementation of appropriate precautionary measures respecting building materials, landscaping, etc. The final architectural and landscaping plan for this project will be coordinated with the wildfire protection requirements recommended by the consultant retained for this purpose. Page 2 of4 PLANNING COMMENTS: 1. Proposal: This is a proposal for a 19 3-bedroom unit townhouse development on a slopping site. Twelve (12) units have double car garage parking and seven (7) units have a single ca r garage in tandem with a second unenclosed parking space behind it. There are 5 visitor parking spaces provided. A covered mail kiosk and an identification sign at the entrance to the site will incorporate common architectural elements in their design. 2. Context: Th is site presents some slope challenges, which have been reviewed and resolved in discussions with staff over the last year. This included a series of stepped retaining walls, site grading and building designed to have walk out basements on the rear elevations and second level entrances and garages on the front elevations. 3. 0CP and Zoning Compliance: The subject site is designated Neighbourhood Park, Conservation and Med/High Density Residential. After ground trothing, the boundary between the Med/High Density Residential and Neighbourhood Park designations are being adjusted and the rezoning aligns with the modified designation boundaries. The Development Data Sheet (Appendix F) analyses the compliance of the project with the proposed RM-1 zone regulations. The proposal has a density (Floor Space Ratio) of 0.52 which complies with the maximum density of 0.60. The following variances will be required: • A front setback reduction from 7.5 m to 4.2 m is required for unit 1 and 11; • A rear setback reduction from 7.5 to 3.0 m for Unit 10 and 4.5 for unit 19; and • Portions of the retaining walls will require relaxation of the maximum height. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 5. Environmental. Sustainability & Stormwater Management: With respect to the coordination of the landscaping plan and the Stormwater Management Strategy, source control strategies consist of installing a bio filtration swale and vegetated swale, absorbent landscaping, pervious pavers, and landscaped retaining walls. The final landscaping plan for this project will need to more clearly reflect this strategy. 6. Issues requiring comments from ADP: Staff is seeking the usual comments respecting compliance of this project to the form and character and landscaping guidelines of the 0CP f9r this townhouse proposal. 7. Garbage/Recycling: Refuse and recycling containers will be stored in the individual units .. 8. Works along abutting roads: Include new curb, gutter, sidewalk, new sanitary sewer, water and storm sewer connections; street lighting; street trees on all frontages; wiring for utility services to be under-ground. Page 3 of4 = 9. Off Site Upgrades. Util ities and Services: A rezoning servicing agreement associated with the parent rezoning application will specify all upgrading requirements to be provided by the applicant. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Adrian Kopys{yn§k~~CIP, RPP,MCAHP Planner / The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect (and Landscape Architect if applicable) Appendix C ADP Submission Form Appendix D Development Data Sheet (signed by Architect) Appendi x E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Page 4 of4 ( MAPLE RIDGE 11 r I, 'L r I.. .-~--~ maplerldge.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 Bernard A.J. Mottet 2013-087-RZ File number Address of site Current Zone 23500 -23550 Larch Avenue _RS_~_2_RS_-3 __ Proposed Zone RM-1 ~ X Seeking to appear before the ADP on this date June 20, 2018 Architect Information: Submission wlll be presented to ADP by: Architect Bernard A.J. Mottet, Mottet Architect Inc. Landscape Architect Mary Chan Yip, PMG Landscaping Other Professional (State Name & Role) Melissa Fahey, DNA+ Assodates. Civil Enginer Note.; The Architects are requirE?d 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, dick here. MajQr Occup,mcy Types of Building or Pans of Buildlng requiring lhe per the current Use strvices o1 an architect under section 60 of the Arthitects buildine codes Act. Group A (Part 31 Public Assembly -any one•storey buildinr with an unsupPQrtecl span exceeding 9 m or gross area exceeding 27S m:; -any building of more than one storey with gross area e)(ce-edin15 235 mi; and -all schools, ainy size Group B (Part 3) Hospital, Sana.torium, or -any building {exduding veterinary hospital) with a Home for the capacity exceeding 12 beds Aged -any building \Vith gross area exceeding 470 m= Institutional Group C Re~idential Hotel or similar occupancy -any bullding containing 5 or more dwelling unit~ -anv building containing l1 or more guest rooms Group O & E Commercial -anv bultding with gross arH exceeding 470 m~ Group f (fl: Part 3} Industrial -~ny building with gross arec, exceeding 470 m2 ( I I I I I~ I I I i CllY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2018 APPLICANT SCHEDULE Meeting Date Applicant Deadline January 171 2018 December18,2018 February 21, 2018 January 29, 2018 March 21, 2018 February 26, 2018 April 18, 2018 March 26, 2018 May 16, 2018 April 23, 2018 '---.. Ji;ne 20, 2018 1 I 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 - i ( Mottet Architect Inc. 79 West 20th Avenue, Vancouver, British Columbia, V5Y 2C2 Members of the Advisory Design Panel City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Member, Re: Townhouse Development at 23500/23550 Larch Avenue 2013-087 -RZ tel: 604-876-8701 May 28, 2018 The owners of the two properties realized that part of it shows "Park" use on the Official Community Plan. Through a long process with Planning and Parks Departments, a balance was arrived at between Park/Conservation and Townhouse Development use. By developing this site, Maple Ridge will get a neighbourhood park. The site with the relatively steep grades necessitates a welcome break of the long rows of units. The two rows are also broken into 4 blocks of buildings. The townhomes proposed for this site provide very private back yards. As an exciting relieve from the single residences recently established in the area, this project uses colour and style to set it apart, to provide lots of windows to get light into the townhomes, considering the many trees in the area and the many new ones proposed. The townhomes are family orientated with all units having three bedrooms with two and a half bathrooms. The concept is wide open for the main living area, which includes Living, Dining and Kitchen. The units feature front and back balconies, all with easy access to a private, fenced in back yard. The units will be well insulated both thermally and acoustically. All materials are in accordance with the Wild Fire Prevention Act. That includes no trees against the building, metal roof, soffits, siding and trims of Cementous material, metal and glass railings. The only exception is the heavy timber feature at the rear fa9ade. In order to diminish the visual impact of the large area of the garage door, windows in the door will help to give it a more "residential" feeling. The entrance mottetarchitects@shaw.ca r ADP Members, City of Maple Ridge May 28, 2018 Page2 area is emphasized with a two-storey glass area, to take the attention away from the garage door and focus on the entrance. A colour/sample board will be submitted shortly before the ADP meeting, as agreed with the file manager. As the proposed management of the development will be strata, geothermal or solar energy have been considered as not suitable for the management of the system and its "fair" distribution and use. It causes problems and disagreements amongst owners. Heat and power will be by electricity, a renewable source, which is easy and specific for each unit according to the individual use. Being next to a proposed park, the owners decided to pay towards the park instead of providing a "park/play" area. This development has an open area between buildings and at the very bottom of the site for small gatherings and some play. The development has a comprehensive storm/rainwater system planned, which the civil engineer will outline at the presentation. The outline is attached. Yours truly, Mottet Architect Inc. per: Bernard A.J. Mottet, MA1sc MRA1c 1003 Maple Ridge/ Design Panel ADP/ADP/Covering Letter.docx Mottet Architect Inc., 79 West 20th Avenue, Vancouver, B.C. V5Y 2C2 tel: 604-876-8701 ~ MAPLE RIDGE 3rH,•.h C~lt. -nbt.l DEVELOPMENT DATA SHEET maple ridge.ca Existing /Proposed Zone prop RM-1 Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total Less Road Widening/ Truncations Less Park Net Total LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front 7.50 m Rear 7.50m Side #1 (N,S,E, or W) 3.00m Side #2 (N,S,E, or W) Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 11 m Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom + Total GROSS FLOOR AREA (in square metres) Residential Retail Commercial Office Commercial other Commercial {Type ) Institutional Industrial TOTAL GROSS FLOOR AREA • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Date Prepared May 2s, 201s Proposed (Complies or state variance needed) 11,745 m2 4,331 m2 7,414 m2 18.63% 13.37 m 9.37 m N 4.21 m E 9.38 m S 3.00 m n/a 10.53 m 19 19 4,144 m2 4,144 m2 r ( Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 25 # of units/ha (net) 25 Gross Floor Area 4,144 m2 Floor Space Ratio (net) 0.6 0.52 AMENITY SPACE (area in square metres) Common Activity Area 95 m2 571 m2 Useable Open Space 855 m2 4,173 m2 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} 19 19 Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors 5 + 19 TOTAL NUMBER OF PARKING SPACES 43 Number of total for disabled 19 on driveways Number of total (and%} small cars 0 10 % 0 Number of total ( and %) tandem spaces 7 10 % 7 TOTAL OFF STREET LOADING SPACE(S) 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking on unit property Long Term Bicycle Parking on unit property OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site No Tree Survey/Assessment Provided t'fes Watercourse/Steep Slopes !Yes Covenants, Stat ROW & Easements !No I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and n e Developm Environmental Services Department. Prepared by: Bernard Mottet X Print Name NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1. 2. ' I ~ Mt.PU-CIHJGf: <• • • L ' mapleridge.ca Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi•famify developments wIII 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 K~ Guideline ConceptS and with the Form and Charaeter Guldellnes. 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 compfi,es With each of the Hsted guidelines, or describes why a guldeline rs 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 Col1a!!pts Descrlbe how this proje:ct and the design tompHes New development into established areas The new development features many trees on its perimeter, should respect private spaces, and shielding the neighbours. At the West side there will be the incorporate local neighbourhood new park on the presently heavily treed piece of land. elements in building form, height, The massing is basic three storey with rather expressive architectural features and massing. facade-features, breaking up the otherwise long row of buildings. The difficult slopes of the property dictates the rows. which follows the contours. Two coloured siding, coloured metal roof and natural stone pitasters give the complex an Interesting variety of visual impressions. Transitional development should be used This is an all low density, low rise development with lots to bridge areas of low and high densities, of building steps to break up 1he building mass. Each un.it through means such as stepped building has a very private backyard. Al the front is the street with heights, or low rise ground oriented a row of trees on both sides of the road. housing located to the periphery of a higher density developments. 2013-087-RZ 1 Larch Avenue Townhouses • November 10 .. 2017 ( Kf!y Guideline Concepts (Continued) 3. Large scale developments should be This is srnatf scale. clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be For the pedestrians there is a sidewalk on the internal roadway, encouraged with attracttve streetscapes as well as a small gathering area between buildings. A set of attained through landscaping, steps lead to a larger gathering/playing area. as well as to the architectural details, appropriate lighting neighbourlng parks. The internal road has street lights, the and by directing parking underground set of steps has wall llghts to avoid dark places on 1he where possible or away from publlc \llew devetopment. The townhouses have their own garages. Where through screened parking structures or there is only a sll"lgle garage, the outside parking area is surface parking located to the rear of the screened with landscaping. property. Guii:f.ellnes 8.7,1 A De$Cribe how the proposed design complies with ear;h of the Buildlng Design, Massing and Siting listed pldelines, or describes why a guldellne rs not complied with or why It ls fnapptlcable. 1. Design and .siting of buildings should take Because of the many trees fn the area, the views are limited advantage of natural features or views to trees near and far. The development follows the contours ( and shoutd enhance privacy and and the property slopes towards the future park next door. nvability. 2. Residential buildings should front or All unlts face the internal access road. The driveways serve appear to front onto public roads also as pedestrfan access. It will be not asphalt, not concrete, through the use of appropriate but concrete pavers. This wlll give the feeling of scale and treatment of exteriors, through direct detail, like a private pathway. pedestrian access to individual units from Comer units do not face a major street, or an intersection. the public street/sidewatk, or through the provision of pedestrian walkways The side elevations facing the main road are covered in lush linked to the street. Street frontages landscaping, mostly trees, in character with the area. should be emphasized by incorporating differentiated front, side and rear orienter;t facades, with a minim1,1m two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end waH or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At sisnificant intersections, the definition of comers should be reinforced by buildings that front on both streets and incorporate corner cuts. 2013-O87-RZ 2 Larch Avenue Townhouses -November 10, 2017 Guidelines 8.7.l A (Continued) 3. Hfgher density dwellin~ should be sited Thfs is a low density development, adjacent to major streets in order to minimize access problems and to provide a transition to lower density uses. 4. Multi-family developments adjacent to There Is an otd single family dwelling unit to the South of thrs lower density or single detached development. However ii is old and totally invisible due to a residentlal dwellings should: good stand of mature trees. To the East is a proposed a) be consistent in form and massing with multi-unit development and the West a large treed ar~a, which the surrounding area; will be deslgnated as Park and Conservation Area. b) be sited adjacent to major streets to provide a transition to lower density uses; c} concentrate density to the centre of the development or towards a non- re.sidential boundary and locate lower density components adjilcent to lower density residential uses; d) create a transition in building mass and fonn towards the setbacks of the adjacent neighbourhood; e} minimize access conflicts; f) be desisned to maidmize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building There is considerable stepping within the building mass, thus frontages should include design reducing the visual length of each of the fo.ur buildings. The elements and features to: individual units have a variety of elevation elements to glve a) provide variation In the facades to help it identity. reduce the visual length of individual buildings; b) have the appearance of a series of smaller buildings, or as Identifiable parts of a lafBer concept; and c) incorporate components that expre.ss strong unit identity and incorporate direct access to grade for ground-floor units. 2D13-087-RZ 3 larch Avenue T oi.vnhouses -November 1 o. 201 7 r Guidelines 8.?.1 A (Continued} 6. New multi-family developments should a} A great deal of articufation is proposed. at the front by use design themes, architectural means of emphazis of the entrances, the vertiaf element features and elements of the separating people entrance from garage, balcony over surrounding neighbourhood by !he garage and roof shapes to reflect on lhe vertial Incorporating common elements such as elements. The back side has natural stone pilasters to form, scale, massing and proportion into support the balcony and enhance it at that point. the design as a means to reinforce neighbourhood stability, Examples b) The garage doors have glazing incorporated to help giving include: it a residential feel and bring a bit of scale to the large door, a) the articulation of facades, using where c) Where we have a single garage, the additional parking appropriate, elements such as porches, chimneys, projections, rece5ses, and space In front will be screened by shrubbery. The driveway wlH be in concrege pavers, allowing for colour and contrast balconies; to the ashpalt road. b) the placement, size, shape and number of doors and windows; d) The roof is metal and has a s1rong colour. It is interrupted c) the location and visual appearance of by gable ends on front and back. Each unit Is stepped up garages and/or parking facllities; or down from the neighbouring unit. d) the selection of appropriate and compatible roof forms; and e) Both soft and hard landscaping are placed in such a way e) the design of hard and soft landscaping. as to enhance lhe building, the yard and the approach. 7. The exposed undersides of balconies and All soffits, including roof overhangs and balconies, are made porches that are visible from a street or of Hardie boards, a non-combustible material, which also ( public: walkway should be covered with protects lhe members of the building wood frame. tt also exterior finishes to provide a finished provides the finished look for both the residence and the appearance to public view. public. 8. Developments are encouraged to use All the driveways as well as guest parking are finished in the Leadershlp in Energy and impervious surfaces (concrete pavers). The development Environmental Design (LEEDS} standards utmzes the three Uers of storm water management in the in the design of buildings. Techniques design for volume by providing a detention vault of 100 year such as rain gardens, 1JeBetated sw.ales, storm event, reduced peak flow rates to 100 year pre-develop· separation of impervious surfaces .. ment conditions by providing a flow control manhole with a installing below surface infiltration beds maximum release rate and a detention vault to detain flows, and tree box fitters, and redirecting and water quality by providing bioswales and an oil water from drain pipes into vegetated interceptor manhole. areas are encouraged. 9. Variation In i·ndividual unit designs is The varfation of individual un1ts is mostly done by different encouraged to provide visual in-terest feature windows at the front. where it is visible by the publfc. and avoid significant repetition either The other variation comes from tour different unit types. wlthln a row of townhouses, or between adjacent rows of units. 2013-087-RZ 4 larch Avenue Townhouses -November 10. 2017 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public a) Great emphasis has been pul on the entrance of each streets. Where front facing garage doors unit by creating a vertical shape and adding lots of glass are unavoidable, the impact of garage doors on the public realm should be b) The garage doors are sligntly set back, tucked under a mitigated by: balcony. a) designing residential units with enough width to include attractive entrances c} Tall glazing for the entrances will htghlight the people and windows between garages; access, playing down the vehicular access. b) recessing garage doors behind the main d) The garage doors of adjacent units are next to each other, building fa~de; c) keeplng a sufficient width in residential thus giving more prominance. to the entrances. unlts to allow the creation of attractive e) TM stahway with landings look over the interior road, entrances and fenestration between garages. g) The Individual walkways leading to each unit have been d} grouping garage doors in pairs between eliminated to enlarge the green area. The driveways are adjacent units to allow building finished In concrete pavers, providing a pedestrian feel entrances and facades more prominence for the approach. on the street; e) providing interior spaces that overlook h) The garage doors have glazing along the top folding the street; panel to turn the door into a more pedestrian look. f) separating and orient.lng unit entrances I) The driveways are generally curved ... ,1rh landscaping to the street; g} providing lndividual pedestrian along its side to shield lt,e views of the garage trom the walkways linked to the street; interior street as much as possible. 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 ls encouraged n/a where posslbte, to provide shared or private outdoor space for residents and to provide attractive views fo.r residents and passersby. 201 3-087-RZ 5 Larch Avenue Townhouses -November 10, 2017 Guldellnes S.7.1 B Vehicle Access, Parking and Cfradation 1. Parking and seivicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access. should be from streets via narrow driveways to minimize the Impact on streets-cape appearance and dlsruptfon to pedestrian movement. 2. Parking structures should be adequately screened and architecturally compatible with the rest of the building. Large surface parking areas should be divided into smaller sections to avoid a monotonous appearance whh landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance their visual appearance. 3. Devefopments with large parking areas should provlde a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, .ind sidewalks of adjoining streets. Feature.s such as special landscaping with trees and benches, overhead weather protection and distinct paving should be lncorporated 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 shouad 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. 2013-087-RZ Describe how the proposed design cornplres with each of the listed guidelines. or describes why a guideline rs not complied with or why it is Inapplicable. There are no lanes in this project. Access is from the front via the private (interior) road. It is minimal in width with lots of trees along both sides. Parking for the residence is on their driveways and in their private garages. Guest parking is provided in small groups to minimize the appearance. The only parking provided is for guests. The stalls are 1n small groups to avord large quantities of parking. n/a nta 6 Larcl1 Avenue Townl1ouses -November 10. 2017 r Guidelines 8.7.1 B (Continued) 5. Locate paridng spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention thr,ough Environmental Design (CPTED) princlpl-es should be Incorporated into the design of all parklng facilfties with convenient, safe, 1dentlflable and universally accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. 7. To increase safety, consider using electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parkfng 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. 9, Road grades, streets, lanes, and drlvewavs should conform to the ex1stlng grades as closely as possible to ensure minimal dlsruption 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. 201 3-087-RZ Parking for people with disabilities will be on the private driveways, which is closest to lhe unit they are visiting and provides level access to the fronl door. n/a n/a The asphalt surface is broken at the entrance with the introduction of coloured concrete pavers. Parking areas and driveways are also in concrete pavers. The grade of the centre (interior) road. the only access to the untts. follows as close as possible to the natural grade. 7 Larch Avenue Townhouses -November 10. 2017 Guldelines 8.7.1 C landscaping and Open Space 1. landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street fmage; e} provide suitable buffering between public road and privacy areas; f} soften the transrtion 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 buHdings, 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 llrnited to, the following lnformatioo: a) the location of mature and existing trees to be retained or removed, b} the locat1on 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 landscaplng to define site boundaries, to enhance public space, and to permit light penetration in winter. 2013-087-RZ Describe how the proposed desi,gn complies with each of the Usted gutdellnes, or describes why a gufde11ne ls not compiled wldt or why It is lnapplFcable. a) The units are facing an internal road so there are no pedestrian corridors. b) Rear yard spaces are delineated with a 6' high partition fence immediately adjacent to the patio at the home. Beyond the patio, the fence is reduced down to a 42'' high wood rall fence with a tow retaining wall to define each home owner's yard. Due to the grading, the yards step from home to home. c) Screening between outdoor spaces have been provided by the 6' high partition screen at the patio and the combination of retaining and low fence between yards. d) Street edge have been defined with canopy trees and a layering of shrub material offering seasonal colour and texture. e) Buffering between public road and private areas ~ private yards are set back more than 4 m from the property line. Buffering within this setback is generated by planting or trees and shrubs and a grade trans ition. h) Bu ffer between residential on non-residential land use - The east, south and west if buffered from all neighbours with the combination of grade transition and planting of trees and shrubs. Landscape plans include new landscaping. Due to the nature of the grading required on this site, no Uees are being retained. 74 new trees are being proposed consisting or a mixture or evergreen and deciduous varieties. Grading information have been coordinated with the Civil site grading. Inner row of street trees back of sidewalk is being provided as per this development. Outer row wl1ich will tie in wilh the larch Avenue Streetscape will be a part of the off-site design. 8 Larch Avenue Townhouses -November 10, 2017 I Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished thr.ough: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downs-pouts 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. Prov,fde landscaping and consider Incorporating features such as flag poles, banners, vtsval 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 O\lerall site. The mlnlmum ground surface treatment should be lawn. Where possible, the naturclll state should be retained for those portions of a property not being developed. 2013-087-RZ In order to be sustainable. the plant selection consists primarily of native or native adaptive species with low water demands, yet provide habitat for biros and pollinators. Trees have been sited to generate protected microclimates. These trees will provide solaf shade in the summer and allow light and heat in the cooler late autumn, winter months. All homes have a significant amount of outdoor landscape areas to address storm water and allow for storm water recharge. The street frontage or this development offers a continuous landscaped edge wlth only one driveway crossing. Not applicable as we are not on a street comer. Entire site is being developed. There is no leftover portion of the site which is left vacant and not landscaped. 9 larch Avenue Townhouses -Movember 10 , 2017 Guidelines 8.7.1 C (Continued) 8. tdent-ify, preserve and incorporate stands of mature trees into the overalJ site landscaping design. Retain unique tree species, significant vegetation, natural landscape features and nesting areas on a site wherever possible. To attain this objectlve, 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 act.Mty has destroyed vegetation. Replanting with Indigenous or native species is encouraged. 10. Con.sider incorporating rain gardens and vegetated swales into parking lot landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The heieht and location of a landscape screen should ensure that a) privacy to adjacent properties ls adequately protected; b) driving site fines are maintained from iildjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Ma~mlze the amount of landscaped areas and minimize the amount of Impervious paved surfaces to increase the natural absorption of rainwater on a site. 2013·087,RZ nla n/a No parking lot on thrs devetopment n/a All driveways are proposed to be done in concrete pavers, which provide support for the car but also allow water to penetrate through, The service road uses concrete blocks, which allow grass to grow In the openings. It allows total absorption of rainwater into !he subsurface. 10 Larch Avenue Townhouses -November 10, 2017 Guldelines8.7.1 D Universally Access1ble Design 1. AU non-vehkular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visualfy impaired. Curb-cuts and curb Jet-downs should be provided in appropriate locatkms to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 2. Building entries shoufd be: a) clearly addressed with large numbers visible from the street; b) direct~ accessed from the street without stairs; c) provided with level areas measuring a mlnlmum of 1.5m x 1.5m (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. GuldeUnes 8.7.1 E Refuse, Recydlng and Service Areas 1. Integrate vents, mechanical rooms, mechanical equipment, and elevator penthouses Into the roof des!gn or screen w!th materials and finishes compatible with the overall architectural de.sign. 2. The desi&n of a roof, placement of mechanical units and satellite dishes, etc. should take into account views of the rooffrom adjacent buildings. 2013-087-RZ Describe how the praposed design complie.s wlth each of the listed guidelines, or describes why a auldellne is not complied with or why it rs Inapplicable. Non-vehicular routes are really only sidewalks and driveways, and they are fully accessible. On the interior roadway there is roll curbs throughout the development. Driveways lead directly to 1he front entrance. Parking for people with disabHityes is on each driveway for visitors as well as residents. Due to the steep slopes there is a set of steps in a walk leadlng to the neighbouring park. Persons in wheelchairs will take Larch Avenue sidewalk to reach the park. a) Each unit displays large numbers (see rendered elevations) b) They are directly accessible rrom the street level. c) Each entrance has a minimum of 1.5 m x 1.5 m flat area both inside and outside the front door. d) There ls weather protection. This being indtvrdual units, no power assisted door openers wnr be installed for this project. Individuals can add this to their unit. Desc:rfbe how the proposed design complies with each of the llsted ,uidellnes, or describes why a 1urdeHne is not comp41ed with or why it is Inapplicable. Thete ls no mechanical equipment on the roof. Each unit has its own equipmen1 in the basement. No roof top mechanical equipment. 11 Lare!, Avenue Townhouses -Novernbl:lr 10, 2017 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately slzed for the building occupants; c) contained within roofed/walled endosures; d) Incorporated Into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized 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 mechanicaf 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 minimiie noise and exhaust pedestrian areas, residential units, and outdoor !>paces and k>cate less sensitive land uses closer to sources of noise. 7. Buildings should be designed and constructed maximize sound attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 2013-087-RZ Each unit wm have fts own garbage and recycling containers. and will be responsible for keeping them inside and away from animals, The only service area as such are the mat! boxes_ They are located near the entrance under a roof matching the roof of the development. and illuminated by photo cell controlled lights- There is no exterior mechanical equipment. There is no buifding ventilation system, The common wall between units wiU meet or exceed the building code standards by providing a double wall. The two units exposed to Larch Avenue have no windows facing the street, thus reducing the noise transmission. 12 Larch Avenue Townhouses -November 10. 2017 Guidellnes 8.7.1 F Slgnage and Ughting 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 premdent. 2. Signage design, materials and message should be Integrated and complement the scale and architectural detail of the building. 3. Pedestrtan le11el Hghting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Llghting should be designed so as to have no dlre(:t source of light visible from the public right-of-way or adjacent residential land. care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guklellnes 8.7.1 G Bkycle Parking and Storage 1. Short term and long term bJcyde parking facilities should be constdered 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 blcycle :storage areas provided as part of a parking structure should be located close to elevators and access points. 2013-087-RZ Describe how the proposed deslgn compiles with each of the listed guidelines, or describes why a auldeUne rs not compiled with or why it Is lnappJIQble. There are only two types of signs in this development: Development sign containing the name and the street address right next to the entrance. The architectural drawing A-1 O shows the detail. The sign is illuminated and the design matches the development. House numbers are the only other sign. The entrance sign with the name of the development and the address on Larch Avenue has cultured stone pillars on both sides, holding ii up and giving it a frame. The stone pillars are common to each unit in the form of balcony support There are lights along the sidewalk and along the walkways. as shown on the archilectural drawing A-10. The sidewalks a.re the prime beneficiary of the light. The size of the light fixture Is accordingly small in keeping with the scale of the development. The street llght fixture throws an indirect light downward. There is no direct light source to cause a nuisance to the residents, the drivers or neighbours. De.scribe how the proposed design complies with each of the llsted guidellnes, or describes wh.y a guideline ls not comp1fed with or why it Is lnappllcable. Each unit wHI be responsible for a place for its bicycle and that of their visitors. It is tt1e safest place, like inside the garage, rather than outside at a common place. 13 larch Avenue Townhouses• November W. 2017 ( Project Information To be completed by the Ar-c:hitect on record for this project: File Number .2013 • 087 -AZ Pate prJtpared: November 10. 2017 Architect Bernard A.J. Mottet MAtBC MRA~1cL -l.<!....l,,.L.l...L~~~::::......- Print Name ( 20T3·087-R2 14 Larch Avenue Townhouses -November ta, 2017 r Mottet Architect Inc. 79 West 20th Avenue, Vancouver, British Columbia, V5Y 2C2 Members of the Advisory Design Panel City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Member, Re: Townhouse Development at 23500/23550 Larch Avenue 2013-087-RZ -Supporting Material tel: 604-876-8701 May 28, 2018 Due to the bulk of material, the following information is included in the digital version of the submission only: -Wild Fire Risk Assessment -Environmental Assessment -Geotechnical Report -Tree Evaluation Report Yours truly, Mottet Architect Inc. per: Bernard A.J. Mottet, 1V1A1sc MRA1c 1003 Maple Ridge/ Design Panel ADP/ADP/Supporting Materials.docx mottetarchitects@shaw.ca -A ( ~-project managers planners architects engineers David Naime + Associates Ltd. Suite 250 171 W Esplanade North Vancouver British Columbia Canada V7M 3J9 T 604 984 3503 F 604 984 0627 Memorandum To City of Maple Ridge Date May 22, 2018 Attn Adrian Kopystynski, MR Planner Project no 5589 Project 23550 Larch Avenue, Maple Ridge From Melissa Fahey, MBA, P.Eng., P.E. Total pages 2 Copy to RE: Stormwater/Rainwater Management Strategy -ADP This memo addresses the onsite stormwater management strategy along with the rationale of how each of the three Tiers (A, B, and C) have been achieved. BACKGROUND The existing site consists of a bungalow style house with a driveway access off of Larch Avenue and a catchment area of 0. 78 hectares. The site topography consists of a moderate grade sloping southwesterly at 18.3%. The proposed development consists of nineteen 3-storey townhouses with garages and grades not more than 10%. There are tiered landscape retaining walls planned for the east side of the project site. The stormwater management strategy onsite consists of capturing the rainfall at the source and also providing infiltration strategies to reduce the runoff leaving the site. The source control strategies consist of installing a biofiltration swale and vegetated s-wale, absorbent landscaping, pervious pavers, and landscaped retaining walls. For the paved surfaces, water is directed to catchbasins where it is discharged to an interconnected network of pipes and manholes, then to an oil-water separator before a detention facility where the stormwater outflow is controlled by a flow control manhole set to the predeveloped conditions flow rate. The stormwater management strategy addresses all three Tiers: A, B, and C. Each Tier refers to some variable of MAR which translates to Mean Annual Rainfall. The MAR refers to the 2 year 24 hour storm event which for this site is 3.06mm/hr multiplied by 24hr, that equates to a rainfall depth of 73mm over a 24 hour period. DNA p212 TIERA (50% of MAR) -for small rainfall events which comprise approximately 90% of the annual rainfall. We have reduced runoff for Tier A by capturing the runoff from the rcofs and directing it into biofiltration swales with rock reservoirs allowing the runoff to infiltrate. There are also pervious pavers proposed for visitor parking pathways, and patios to further control the stormwater at the source. There is absorbent landscaping proposed to reduce the runoff from the landscaped areas along with tiered landscape retaining walls. The service road proposed at the west side of the lot shall be a precast concrete permeable grass paving system which uses concrete paving for load capacity and structural needs but also allows for grass to grow between them. An added strategy for stormwater source control is provided by the proposed vegetated swale at the west side of the lot. An oil-water separator is included in the design for the runoff associated with vehicle operations and automotive exhausts. It will remove coarse sediment, floatables, oil, grease, and heavy metals. TIER B & C Tier B (50% of MAR to 100% of MAR) is for the larger rainfall events up to and including MAR. Tier C (greater than MAR) is for extreme rainfall events larger than Tier B. We are conservative in our stormwater management strategy for this site by providing a detention facility for the 100 year 24 hour storm event to be detained to its predeveloped flow rate. The piping has been designed to convey the 100 year 24 hour storm event from the catchbasins to the detention facility. CONCLUSION We recognize the importance of a sound onsite stormwater management strategy for this site and therefore have addressed all 3 Tiers in our design as mentioned previously with the focus on Tier A for stormwater source control. Sincerely, David Nairne + Associates Ltd. #/kM Melissa Fahey, MBA, P.Eng., P.E. Senior Project Engineer \ __ / Mottet Architect Inc. 79 West 20th Avenue, Vancouver, British Columbia, V5Y 2C2 Membres of the Advisory Design Panel City of Maple Ridge 11995 Haney Place Maple Ridge , BC V2X 6A9 Dear Member, tel: 604-876-8701 May 30, 2018 Re: Townhouse Development at 23500/23550 Larch Avenue 2013-087-RZ -Impact of Wild Fire Risk Assessment When Maple Ridge introduced the Wild Fire Prevention act, this project was in the approval stage. The following measures have been taken: Building Materials: All building materials were assessed and changed to non- combustible materials, in particular the roof and all siding, trims and soffits. The balcony railings were changed to metal and glass. Landscaping: Following the Wild Fire Risk Assessment report done for this project, trees were moved away from the building. In particular one tree had to eliminated from the landscape plan. Strata documents will have to include the following: 1. 1 Roof cleaning from leaves and needles must be done on a twice yearly interval, 2. 2 there is no bark mulch to be used on the ground and , 3. 3 All coniferous trees must be pruned regularly so as to keep it clear of touching the building or overhanging the roofs. Yours truly, Mottet Architect Inc. per: Bernard A.J. Mottet, MA1Bc MRA1c 1003 Maple Ridge/ Design Panel ADP/Wild Fire.docx mottetarchitects@shaw.ca Mottet Architect Inc. 79 West 20th Avenue, Vancouver, British Columbia, V5Y 2C2 Members of the Advisory Design Panel City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Member, tel: 604-876-8701 May 30, 2018 Re: Townhouse Development at 23500/23550 Larch Avenue 2013-087-RZ -Site and Context of Surroundings The subject site is located in Silver Valley, a growing residential area, located on the bottom slopes of the Coast Mountains. It is or was a heavily wooded area. The present site consists of two residential lots, each with a building and accessory buildings on it, as well as lots of trees. Larch Avenue has recently been open up to allow for traffic to go through. mottetarchitects@shaw.ca ADP Members, City of Maple Ridge -May 30, 2018 Page2 In the immediate neighbourhood going clockwise around the subject site we find the following: North: One older single family home surrounded by a wooded area. Next to it (north east) there is a new subdivision with some of the single family homes being built. East: We had inquiries from the developer looking at the property as a residential subdivision. The status of this development is unknown. It is slated for redevelopment into residential use. South: A number of older single family homes are located in the wooded area facing 132 Avenue. At the Development Information Meeting their concern was the surface water, as they are below the subject site. They were giving the facts about the planned storm water system and they seemed satisfied. West: This part of the subject site will become a park and conservation area, allowing many of the existing trees to remain . West of the proposed park is an older single family residence with some open space in this wooded area. North of this site (northwest of subject property) is a new and fully built single family development off 235 Street. All in all it is a new and deVE~loping area north of Larch Avenue and now with this proposal and the neighbouring development, it reaches half a block south of Larch. Yours truly, Mottet Architect Inc. per: Bernard A.J. Mottet, MAIBC MRAlc 1003 Maple Ridge/ Design Panel ADP/ADP/Site.clocx Mottet Architect Inc., 79 West 20"' Avenue, Vancouver, 8. C. V5Y 2C2 tel: 604-876-8701 Suite C100 -4185 Still Creek Drive Burnaby, British Columbia, VSC 6G9 p: 604 294-0011 ; f: 604 294-0022 October 20, 2017 Mottet Architect Inc. 79 west 20th Ave. Vancouver, B.C. V5Y2C2 mottetarchitects@shaw.ca Attention: Bernard Mottet Re: Larch Ave., Maple Ridge The following is our landscape response to the Development Permit Guidelines. 8.7.1 C LANDSCAPING WITHIN AND OUTSIDE THE DEVELOPMENT: Pedestrian Corridors -site plan has units facing an internal road so there are no pedestrian corridors. Private and Semi private space delineation -Rear yard spaces are delineated with a 6' high partition fence immediately adjacent to the patio at the home. Beyond the patio, the fence is reduced down to a 42" high wood rail fence with a low retaining wall to define each home owner's yard. Due to the grading, the yards step from home to home. Screening between outdoor spaces have been provided by the 6' high partition screen at the patio and the combination of retaining and low fence between yards. Street edge have been defined with canopy trees and a layering of shrub material offering seasonal colour and texture. Buffering between public road and private areas -private yards are set back more than 4m from the property line. Buffering within the this setback is generated by plantings of trees and shrubs and a grade transition. Buffer between residential and non-residential land use -The east, south and west is buffered from all neighbours with the combination of grade transition and plantings of trees and shrubs. LANDSCAPE PLANS Landscape plans include new landscaping. Due to the nature of the grading required on this site, no trees are being retained. 74 new trees are being proposed consisting of a mixture of evergreen and deciduous varieties. Page 1 www.pmglandscape.com l Grading information have been coordinated with the Civil site grading. STREET TREES Inner row of street trees back of sidewalk is being provided as per this development. Outer row which will tie in with the Larch Ave Streetscape will be a part of the off-site design. ENERGY EFFICIENCY AND CONSERVATION In order to be sustainable, the plant selection consists primarily of native or native adaptive species with low water demands, yet provide habitat for birds and pollinators. Trees have been sited to generate protected microclimates. These trees will provide solar shade in the summer and allow light and heat in the cooler late autumn, winter months. All homes have a significant amount of outdoor landscape areas to address storm water and allow for storm water recharge. CONTINUOUS STREET LANDSCAPING The street frontage of this development offers a continuous landscaped edge with only one driveway crossing. Item 6 is not applicable as we are not on a street corner. Entire site is being developed. There is no leftover portion of the site which is left vacant and not landscaped. Yours truly, Mary Chan Yip PMG Landscape Architects www.pmglandscape.com Page2 a:, ..... 0 C\l 00 C\I >-<( ~ 0 ~ G w t- I 0 er: <( ,_} 2013-087-RZ Rezoning and Development Permit Application 23500 and 23550 larch Avenue Properties rezoned to Park and Conservation Area and Part of 23550 larch to Townhouse Development, RM-1, 19 three bedroom Units \, __ .,,,.. ---- LARCH AVENUE 49.566 Park and Conservation Area co D ;;:; g :;: a: ,._: st © co ,._: LI co ., ~ <n \ - 49.567 Park Dedication: 4,331.020 m2 (1.07 acres) Subdivision Plan SCAie: 1 : 250 '• \umrrnrr I I I \ \ \ I I \ 84.851 onvewaY Driveway 84.828 Land: 7,414.100 m2 (1.83 acres) - Content of this revised rezoning and development permit application Architectural Mo/181 Archilecl lrrc Aa Rendered Elevations AO Coloured Sile Plan and Surround A 1 Subdivision Plan and Content (this sheet) A2 Site Plan and Stalistics A3 Sections of Sile A4 Elevations of Site AS Elevations of Site A6 Unfl 1, Plans, Sections, Elevations A7 Unit 3, Plans, Sections, Elevations AB Unit 11, Plans, Sections, Elevations A9 Unil 12.,. Plans. Sections, EJo.vn.lions A10 Mail Shelter, S~o Sign, S1'8-0llighls & Miscellaneous A 11 Parklllg; Siu, Pbn wilh higl\lighlcd par1<ing stalls Landscaping PMG Landscaµe Arcliitec1s Lid Le Coloured Landscape Plan L 1 Landscape Plan L2 Landscape Shrub Plan L3 Sile Grading Plan Civil Engineering D!!vld Na1rne+Associates Lid C2 Storm Water Managemenl Control Plan Legal Description C)eyglopmenl Area: Lot 38, Plan 1110978~ Greater Vancouver Regional Dislricl, Muntcipo.ll1y of Maple Ridge Park and Conservation Area: Lot 4, Plan 24142 ond par, of Lot 38. Plan 40978, both lie within the Greau,, Vt\ncouver Regional Dislricl, Municipality of Maple Ridge Revisions !,\ /.'a• ',6 ,\t.ld U-Ll, aai1:s! uni! lc,cchr.n.~ 20 !,!'Jj : 0 Cc:,c:ril i:p:!ill<.:~ 13 Jc,n 16 Subrnit :c M~olc: R,-Jqi! 8 .'.!C'/ ;; ChC!'!(:iC rcloir.ir.q w:ill~ af'/J l:1~ :~::<:\,:,,-or ;1..,;t~ ~(j '•J~ 18 !l.!!,:..i~t :;1d~1ci~ ,:,: •r.r.d .\!ar:c\ .\rchited lr:c n 'lie~: 2C1~ r.vc:11,;<.:~ V/.:-:cou·,c:r, a.-. VS'f 2Cl 61;•1-B.'6 1:l'/(1! n\io:" O'Ult!.«~l:hor.:.; R,10""9 <pplloollon t12(0)il ~=lOJ®1 =lR1l Larch Avenue Townhouses 2~-2~ w~ >,c..-~. v+ Jf>]t, at' '" tt;-..r r.o ~.,. •'«t...,,1 t'«f., S1,1, 1r,2:o. ;ea \'f!:!! ~ ~'~ ·~i•, at ~.:. I~ Information, Contents and Subdivision Plan _) LARCH AVENUE i ·-----·-·-·-·-----·-·-·--·-·----·-·-·---·--·--i I ! I i I i i i i i ,) I i i i Statistics Overall Area 23500 and 23550 Larch Avenue 11.745 12 100,00% Park and Conservation 4,331 20 36.88% Oevelopmenl Area 7,413.92 6312%, Development Land Site Area 7,413 92 100,00% Building Footprint 1,381 24 18.63% Area of Building (see below) 4,144.54 55.90% Private Road and Sidewalks 770 63 1 □~39% Driveways and Visilor's Parking 1,088.47 14_68% Service Road 256.45 3,46% Landscaped Atea 3,917 13 52.83%, Building Area lor lhe purpose ol FSA calculalion: Area of garages are excluded Uni/ l.eve/2 t.,wa/S Tola/ 58.!lJ 89.99 186.12 Unit Type I 2 56.33 69.99 186 12 Uni/ Type 1 59.55 94.63 200_95 Uni/ Type3 4 59.55 94.63 200,95 Uni/ Type3 5 59.55 94,63 200 95 Uni/ Type 3 5955 94.63 200.95 Unit Type3 7 58.33 89.99 186.12 Unit Type 1 58.33 89,99 186.12 Unit Type 1 58,33 89,99 186 12 Unit Type 1 10 58,33 89.99 18612 Uni/ Type 1 11 84,29 86.97 229.06 Unit Type 11 12 94.77 92.64 249,37 Uni/ Type 12 13 94,77 92 64 249,37 Uni/ Type 12 14 94 77 92.64 249,37 Unit Type 12 15 61.96 94,77 92.64 249.37 Uni/ Type 12 16 61.96 94.77 9264 249,37 Unit Type 12 17 61.96 94.77 92.64 249 37 Unit Type 12 18 61.96 94.77 92.64 249 37 Uni/ Type 12 19 61,!Nl 94.77 92.64 249.37 Uni/ Type 12 Total d,144,54 m2 C=:)11p1onnlfotasscme,i1n,~1,.s-q~ Revisions ,g;_ ~- 1 .. \/e•H ,! /0 i~ay 113 .l l lJJun l'l I 1 12 Mn; 17 \ .'.!:: ·~~ i8 --~ /,ri;1.o!H uuil 'ocu\1cns !-6 :mt! il =:i !.!.: rll•Y/Cf c!o;c,, :,J :oo,J ,',tljt.cl lr:J)Oi,: I,; c;;_.·1:1r;;11in9:;. Jed ~:.::lioo QJ:;:g \'.'c;;f D'OP hF: Sub-i,t I~ Mo~I!: R·U~c Ctiorgt' relai~ 11g .~a:is lldjusl s;::J,i~1l!I~. :,r: : . .'.!'Ci, A,•e,;U(: 20 10 I I I 1 I I I I I It I I Scole 1 : 200 when printed on Al si;:e Sile Coverage FSA JO m I I I q 1 l'aVcrs oad -- QIOS~ "'"'' ... .,.,, ! ·.!-=~-~,r----------~---·----·-~~r---·-~·-·--- j f I 11 , l -0 ~ ., % -:g 0 0-(_ \ 0 a I Hil □ □ 0 I l§I I ',, ~}.oltct l\'chitc:;. <11, , 79 \'rc~t 20l11 A,tcrru~. ·/cr.c~•u:r, 3 C V5f 2C2 fi[d-371'.> E70! '1IJIU.(lctt.:~l(I .. C,: Raorii"'I Appilco\fon ~(0)1] ~=(O)ffilo' =lPd~ Lorch Avenue Townhouses ~JSC-Q-2J55J i..~0:" '"Cnve'. Uc-pll Rid9t>, 8 C .:,, 'I.Bi< f'io !08 *"'Ii_•,::; ~~ ~JolO 1G'20. 7-39 \'ic'".it "'1.-.Jt1• St<«:', ;.'ON""'1C• Ell!. '/GC 11-!2 Statistics and Site Plan I i Section 1-1 ,o--..L._--------i,;~;---------------------------i c~~~ •10 .r .... r.ooa ,,, <11--_j'--------t-=-=------------------------------------_J! ,_ ~ Section 2-2 Sccle ' : 2U-0 (prk1ted on A: silt") Section 3-3 Sc.ole 1 2CD (print.!rl en A 1 ·~) Revisions ~ ' 1.a ~ ·(j 20 May o :.3Jun 16 ,1 12 i.\aJ'} M[u:;l mil locolions: 1-E crd 11 to 1J: rr:rncr ::lnscr lo roo~ G-:ncrai Lpdrilc:; Sunrr,i; to !~o~le RiiJgr. C11ongc f<cloining Wells !,'.,;\tel A~chi\::cl inc., 79 Wr.:.i 20:h f-m~nu!!, '/onc~uvcr, 9.C. VSY 2C2 6:J~ 0/6-iHOl "laifl.l~l'\•.t.c.Jr..t;:,h:.it, c., R<lOM"'!J 'J)pr,co1.in ~(0)7] J=@f831 =Wtl~ Lorch Avenue Townhouses 2J500-2~:i5G WC."1 k.~. IJ.0,111 '-'lc!'e,,t, 8-( !Cl' i<BX ';.. let \\'t1h:.•~ l,.tll 1,u."I(' :~0. 7a9 West i!-ctidc• itl«I. 'mnnu-l")f Di.: \,,~ i uf Sections 1 to 4 Cross Sections ~ 1~ [}□le: February 10, 2016 :f@i~ I s,A3-ri D= hy:~M } S~•(t-f r;r 13 I 1-··-··-·--·-·--·-···-·-·-• -·--. Elevation A-A l,' '7 u ... ,. g Scale l : 200 (prir.!e:! O!' ,\1 si•J) JS-------L....--------------t-----------------'---.......J'---'---=----------.L..----,1-------------''----------....L----> una a __ ... ~-•-• --· ---~-·--· • --·-·---·· ,~-===---=--------------------------------------------------------;,.---------------+---'° 55 _..,__ ________________________________________________________________ _._ ______________ -1. __ ,, Elevation C-C Elevation 8-B u ... : 18 11. \!or l ,\dd 0 -G !ldjus! 1,,-.;1 l:Jt'l!i .... --.,; .tV 1,.oy 16, Ger.em! :,;."1:)o\c~ IJ J,.n 0 ~~IJm,I le \!op/[ /~,tl~c-n 1)oy 1• (!'or.n,:, r~:c:::j:1!? 11,oil:; Ur.il 19 S:o') i 200 (pr1n\ed or, A' size) HJ---------------...J.------------------------------------------------------------------'·!0 U iC 19 Un~ 18 Elevation D-D ,,o~-----------------------------------------------------------------L------------------L-----t.O IJc:t,Jl A!t'.lu[e,.l 1~,c 7) W~•.>t 10tt ,',wuut•, •:c1,:nvv~r 3 C V.SY 2C? (.'~V.-876-BiGI Rezoning Appli;0U0t1 ~(0)4] ~=(0)$1 =lR1£'. Larch Avenue Townhouses ;.;~t:o-;:,.)5:iC I ·;r-lo Avon1if', Uc:r,le nitl)e. 0 C Ii,: Kf!K 11.u 109 1/eril,J•~s Llcl , Sui!,: !OW 711':l ;~~.cl Pl:ndei '.-i·~~l, '/~n~~uvr:r P.C' VGC ;H/. Longitudinal Site Sections Elevations ,,_., I : 200 ~• rebnia 10, 2016 [o,,o,'(.;I r1 .mb~ r ~~~ i'\IJf~r • P.~'.;~ 1J @(O)J A4 J -~ e,.,~ BAJM S:Mct 4 o' 1l I 24 m F,.; a, - P~tl-11l"'1 t'i (l,a;:;,rn I ~........_ ""' Elevation E -E ~ ~ 'r;,11W, on ,\i w.r.ol i i ! ?roperli' LinC' R~loinir.g Weit ,:)'-------------------------------------------------------------------~- --lielcinir:g 1'.'ol! Elevation F-F J5'--------------------------------------------------------------------'3' Revisions~~=----~~~·: .... =:~=---- ' 11'1 Uor 16 ~d 0-il, :Jd!ust ,mil (ICtJliorii. 2 70 f,\c,y 16 Add sr,o:lio"' nl "'t:sl prr;r, li:1'= -~ !3 Jur 16 Su:imil lo Moplc: Rir.ge :I 12 IJay 17 Ch1Jriqe •,;loi:,;ng ·,vo:'s I Mol\el ,Vthicecl nc., 79 Wc5! 20th f,verllJr?, 1/cr:c.~u~!!r O.C. \/SY 2C2 f:::0,1-876-8701 Rtzoo;ng Appl">cot;,,,, ~(0)1J ~=(O)cffiu .,,~I Lorch Avenue Townhouses 2.35G0-2JS50 !.OfCh ,!l.1,enu(!. ~ ~,a~ UC ;-,r Km< No 108 Venhm:s ti! :....,.t-.: 10,0. /1!9 Wal f>1111der Stred •~'"1;'>"'1"' !:JC V6C '•12 North and South Elevations S.c!<: I : 200 11>1<1 rebn,o 10. 2016 ~r(OJN~•~ 'is r~" Drown cy: BAJM S.~rr 5 or U / ~ Third f1Q..QI _Flan_ I Seco d Floo Plan l r ■ ■ ,I oo r__l?la11. L ~1_ JI ) I Living/Dining 7G7, 5-14 jd46 ni2 If JI 1 1 Jr-1 I I I Bedr1 m 2 -'~•J.66 I) n,2 7 I ; I I Ii I I I I f i: (Q) i l I I : I ! i Moster Bedroom I 01 ~ •\ 23 JO .}3 m2 \ \ -_J 8 ;7.3 L r I' I Breakfast 265:,.4621 1~ 6:J m:2 . _, □ Kitchen l 39 ~ t..58 1553 rr-2 Entry Single Geroge J.91;,Ml l'.U):ei] Dressing Room 0 0 oS .-,U I Ill r I I~ J l I 1 _I -+ ◄ Living/Dining Bedroom 3 I I Moster Bedroom Cross Section Floor Areos _ J lr.::JO!;ed i-.re.i. 39 99 'Tl2 I 2 [r.;:bsfO Arci: l:J999 m2 b cludir:o Goroge 56.JJ m:2 \ l:.ncill::i.:!1{/lrco 75.59 m2 ~;>% __ J780 mZ I ~~ I I I ; /~ ~ " --/// I',~~ 1-----'I ~ --I _ I D -- . ' ~ ,~ c-j--! '"". ---'---·· -i 1--~,( <'• _.,,. ! >\, In ~ 1 ~1· I~ '", -, l ;~ fl ~ _-_D[ ( -:,.· . { '{, , ., ·:·{ ,-~ = tJ ..... ,I' 1(. l-._, -0 ,f , __ .":.. If'<' 6 .------1\; -;:;;;---,_ 'f JD ,~: -11 l-= -T =-~ I•.~" ::-iJ I --I' l-., ---=--J ~ 1,:>,, i~ l -/ ,=__ -:J,t. r:= --, Kitchen n Dressi?g Room Garage Laundry/Furnace The following units ore Unit 1 type: Unit 1 Unit 2 Unit 7 Unit 8 Unit 9 Unit 10 Floor Plans, Section, Elevations Unit 1 ~1.50 ~Febfua 10,2016 ~·(O) (m J is· r~" ~: BNM ~6 of 13 I j / Yi; ., Second g ~ --- CJII IJ □ I . I_ J~_ / _,:;1 /....~; ,- , Living/Dining 7961.571! ■ ! ./ ,' 71 ~ • A580m2 I / Floor Ill , ■ •-- r-ULl:RL ETI_._ 1 I r~~ir Bedroom 3 J.1• • u, II•~"" -, [ -c7 Master Bedroom 5 OS ~ 4 25 J•t25 m2 I ' ' 11 JG! o, 10 88~ 0-, I a! 1111 Kitchen/Breakfast 6.00 1. 4.~5 2700rn?. ~□ I / \ \ I '·. Dressing Room l 1A·ot 7 A~.:t°"I)' Entry/ L_ Laundry /Furnace .,, \ l I -.I i(l97 ◄ j 0 l 0 0 (') : :----------_. _______ , ... L.:.~--.l __ _j: Grnu.nd __ Floor Ploo •c ~ _! I ~ j I - Floor Areas S [nc:r.5.ed Arce 9.:.63 m2 '-Em:h;:,~d Arce IO I 64 m2 hclur!ir,g Caroge 59 55 m2 I ~n::lo$~<J Alea 9.i 55 m2 SU?. ·\G Tl m2 Living/Dining Bedroom 3 1 Moster Bedroom Dressing Room Kitchen Garage Laundry/Furnace The following units ore Unit 3 type: Unit 3 Unit 4 Unit 5 Unit 6 Floor Plans, Section, Elevations Unit 3 s~clC!: 1 ; 50 .,.ct!!: Februo 10. 2016 :r®"cm'~ I ~I1· ~i Y BAJ).l Sncl!\ 7 13 r ,--,,---- Third Floor I ! __ , Second Floor ► .I _Ground_ Floor -t?.U1 a 0 0 1 -, Dressing Room LIi-d,y ,,,,.1 ------------• -••a-•••••m- ., Skyiglll r-----1 I Kitchen/Breakfast 4.133) 4,59 2352 rr.2 0 Single Garage 39ii t G09 29-19 m2 \ 1-a .... ....,....,.,_ •• _ff. _/ Entry Cl \ : • : • i j ' : """""' I\ i i . ! ~ ,'.':I.ct \: ! I I : I n I I Moster Bedroom 707 • 4 29 piu~ 37 fi3 m7 I b fl _J l I I =.J Living/Dining 1fl46~\t u i □ l 1 I J □J Jl_l 'i l: I:'• Q' t 'I ' ' I I ! ! Bedroom 3 \!E 1. J.O~ '1 ,i "'' ; Bed' oom 2 J.2 X J.65 ·1 .O◄ m2 -1 ~ _/ ""''"" 7 J T ) / -- . ...,,,. 111d 836 ,,. (0 l'iindow .. ·-----------j•ii-------------~ ■ ■ J I f rant . ElevQtion_ Yl:'.ll!~J.O;l\.!-:icin9 pri-10C!1«0 Master Suite Kitchen/Breakfast • Single Garage Cros.s_ Sec_ti_QO. II Rear Elevation :::cs.l [:lc•;at:nn, lccin:j ll,:;ck ynr<l Master Bedroom Living/Dining Bedroom 3 The following units are Unit 11 type: Unit 11 L Floor Areas ~cd lveo BF, ii7 M2 2 Er.t:losed Arco 8"29 .~7 i [,1dG5Cd k ea 86 g9 ~1 Ei.:cluding Garage 57.B0 .~2 Revisions ~~,:-~' L~n 1 1.: Mar 1€ And 0-D, oc!jusl u~il /or.olions i 20 tfa:, 16 AcG :;er.tir,:-ct w~sl prop :tnlJ J I J Ju11 !~ S·.1b1r.·1 lo l)u;:;!~ lfoJc;e 4 20 .Y.ar 17 Reise bee~ y0rd one· ;ioor • »• T ~· -·~, "'" 1,,•~a. ...-CN-!c<1 Inc, :J .::C,1l l'Q!I .&.env•. ~--o.; ,. e! I,; VSY JC1 ~O'-!!iD-810! f"l:::t't~:. ... w-:.t,h1t•(.-, Ru""""IApplkolioo tl;(D)"G ~colO)®'P co[Ptl~ Lorch Avenue Townhouses 2J~-1J$~0 ~'CifC'I 1\-otf':.,(, "~• ~. :".~ IC<' .. 9ri. -.~ lrJ! 'n;n.:..,11e; LI~ ~tll IOZC. ') lle,:t f1'°-c:&r i,tt,u(. '}:ttOIJ'>"t'I &: '.U: IH2 Floor Plans, Section, Elevations Unit 11 x""-1 ; so .. ;;, Fel>'w 10. 2-016 ),4~f \c,IC!D.l!I Sheet Nurnbcr R,:i;ision "G (Q)(Q)~ AS _l lS) C1c~~Shecl 6 of 13 ---- 17(-j Ill Bedroom 2 I 1 •. . 1~!"'1'; t=-LJ 1--1 Mosler Bedroom ~ ,: 19 IC !d5 ;,:7 24 l':">2 (_) fldl,,~, • I I I I I : I I I I Ii I I I I I I I '"' Dressing ) oil! '\ or ~ ~ -Third Floor -----1;::9]'1---------- I --II Main FloQ Kitchen/Breakfost 5.6G ~ <\.GO 26.0•I m2 Double Goroge I / I l I j I I _I 7 J Living/Dining 7,91 t 5 74 .;""'"- I l l J ID n :I r---1 Furnoce/ Laundry 552~310 \798 nn2 j Bedroom 3 f I ---=::-i o I 0 ,j -, J " .. \'.'ell ■ g ~ Bedroom 2 ~ 0 Kitchen/Breokfast • Double Garage ,_ Cros s Sect'o ■ Front _.Elevation wesi -~ICvoFcn, loci-iq ;r .,, ,.., Master Bedroom :, -: Living /, Dining Bedroom 3 The following units are Unit 12 type: Unit 12 Unit 16 Unit 13 Unit 17 Unit 14 Unit 18 Unit 15 Unit 19 Floor Areas I J i-,;r.c:lo~cd l\rec 92 64 ~ 2 (nclosccl Arec gj 1 m2 i £11cl:iscd Arce iQl 73 m2 !~G~rcgc61\Hi m2 t 14 !.!nr •6 f t,dd 0-0, od;u~I ,mil h>cot•?ns l 20 ~~y 1'8 Add s1,dicri ~t ...,c~t pr,p hnc ~ 13 Jun II; Submil lo ~M1p_l.-R,dg~ c 20 Fe;> •a Adiusl !)cc·,y ;,r,t;e, s•ies. Ruoor.ui Appl~ot;oo ~(O)i :3)=(0)faia7 =~~ Larch Avenue Townhouses 2::!!iOCl-2.!550 Lu:ch t..ven1.:c. \loplc iji(lg~, 13 C 7it Yi~~~ ;:i;~d~roil;:;i_u~~:ncl~~;:,/:ig: V~~20iH2 Floor Plans, Section, Elevations Unit 12 Street Lights W~.ere shown nn fJmw;ng 1'1'.i. Philips Lumec LED Street Light 1-------7•!>1----- 1-----1.677-----t Front View (East Elevation) Rear View (West Elevation) Mail Box Shelter ~-'.?5(:winleo1 o'l /,!:;.izP.) ---Cro,s s1cdr1g 'liilh 2t6 !:ue:su,e !•':'~l':ti lurt'i;C'i en :.,,;;ctr,•J(scre=•1 For Mail Shelter and two fixtures for walkway between Units 6 and Uint 7 Walls higher than 1.2 m: concrete Walls lower than 1.2 m: Re-inforced concrete block Wall LI• hts c.. ....... , ,/"'.:atO H 1---------2 160 --------i, //_,,,,--- ,-~ ,.,,-./ Cross Section ;- Side View (North Elevation) !.!~tel r1J0! to :Mch roo! ,;,t ::1:,·el.;!pm':::-,1, l>nlh n cr;iour 1nnler:[)1 cn-:i :,!,,pt: Posts .Jre C.::f Cl!dcr Canr.rele µr.d Side View (South Elevation) View looking down Service Road Surface ;.')lftt~ 1-------1 731-----t Site Entrance Sig.o_ Scee I : 25 {printed on A1 ti!' ---~olrd ·.,n~:! fro'TIC J~5 ,:ir~~nd :;icy1 tao'd ~·•lh !i;ihl:;in t(,p hc;r t)Q$CflfJCCp Cvi!,,red s:oM r.olumn5 some fi:z-:: in p:ar. (square) .:ino tinbh o:, lhc r,uldioi~ Revisions ~ ~.J,c-_e~ q \lor tC. Add D -li, ::!liusl ,mil loa:li:ins 20 .~!oy G G!:::i2,al updcile~ 13 ,lun \6 3,ilimil t~, Mnpk l'liig:i 12 ~oy '7 A<jj j,1[r.wr,ol;on !.b\\c\ .-'rr.i:,lecl Inc .. I!; ',','est 2Clh ~VCrlll(', vc~.coc1"1c1, !3.C. Vt>) zr;2 604 8/6 t.JOI "'C(:C:i,e,i.•,:~Vlc.._,:~ Ruonin.g ~icoUon ~(0)-U ~=(0)$31 =~I Larch Avenue Townhouses 2JS0,:i-1J!~:J \urril 1\ven.1i: Mo,::i: P.icyi:, i3 C lor r\::IK rt<> ~ \'e--i1Jc::f Ud, Su Ii: l021J i!l9 '.Y~\ ~~ S11,u,t, 'Jurl!t11J1ff" ~ V6C 1H2 Site Sign, Street Lights and Mail Shelter Smit>: 1: ~ t!:a.-F1bt1J 10, 2016 i ®"ij:~ 1 ~ 11ri Ut!J1111 or-Blsr.11,rl Shett 10 e1 13 _) i I I i ·l j I j i' I i I j i I i i j ! I i i I i ·j I i j 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 i i I :· i i i I i I i LARCH AVENUE Widening Lorch Avenue ·---·-•-··-•--'-•--· ---·-·-· • ' __ ,_ ___ ----------~ . --·-[· ~----..--_ -_ -----1*-, ,,.;,,, .• .¾.-·-·-·-·--·~-~t---> ,, 0 I Parking Statistics Residents Parking: 2 per unit Inside Building: Outside Building, screened: Visitior's Parking: -------- 31 7 5 - Total Parking Stalls provided: 43 Revisions rn 'fie~ Descriolion 1 1-l Mor :6 Adjust unit locclions: 1-6 ond Cl lo 13: mover i:::lcser lo rood I 20 Moy lG Mjusl layout lo civil drcwir.gs, odci secl;on o!ong Wtst prop line I J Jun 15 Subm:t to Mc pie R;dge 12 Mo~ 17 Chongri retaining wc!is 20 Feb 16 Adjust sidewol~ M Loren Avenue 10 io ) I I I + I It' t I l t l.l.!I 1l ... 0 ----..! • .-1,-·-·-·-·-·-·--·-·-·-·1·--·--·-·--· ~ ~ t l I -~ i Ell ll~*> Jal I 6'i\ 'r ,~ ~ .... :, "' -)ii((' (9 ,, D 9 . j V7 ) 0 ; i f, I I~ !, 0 ~ ;;; If -:i rJ 7 ; ., .. J Mdlet Archiled l:x . 7:i West 20li": Avenue, Vancouver. BC '15Y 7..,"' 60~ -6/6-B701 ~•.,1~A111tlu.ze:i~.« Rezoning Applcotton ~(OJtl l=@i85u' =rffil Larch Avenue Townhouses ,J5:xt ?J.!eo Lor:t' '->,r.ue, ~ rtie:s;.,._ !:L';. 1(.1 "'"" l.'-,at 'ftr,1 ,<es I •d~ '5..« tO."'n 7M '#<ii ~:c: ~r~ \'onC;..\,aU l3t 'J&t ll Layout and designation Parking 5"'"' I ; 200 •·"' Fcbnio 10. 2016 ) co ,- 0 N co N >-<( 2 () ~ t5 w I- I () a: <( 1-w ~ 0 2 0 z (.'.) a: 0 Facades • sin colour Elevation View d materials: showing propose Roof: metal Siding: cementious board -1-g· glass Balcony raI in . pillars Cultivated stone • 1· ber roof supports solid im 2013-087-RZ & 23550 Larch Avenue 23500 proposed h use Deveo 19 Town o I Pment and Park C<•1""11Ho, Aa 2:S J..10;y20l8 PLA T SCHEDULE TREES PMG PROJECT NUMBER: 16-020 -QTY DOTA.tftCAl. HA.ME COMMOHHAK€ .-u.HTm SW! I REM,JUC:S I 5 ACER GINNALA 'FLAME' FLAME AMUR MAPLE 2.SM HT: 1 8M STD; LOW STO SHRUB 7 ACER PALMATUM 'BLOODGOOD' ReD.JM'i\HCSS MIIPt..E 2 SM HT; B&B; UPRIGHT FORM 10 CHAMAECYPARIS N PENOULA NOOTKA CYPRESS 2 SM HT; B&B 10 CORNUS eooIe·s 'WHITE WONDER' EDDIES WHITE WONDER DOGWOOD SCM CAL: STD FORM; B&B 13 CORNUS KOUSA KOUSA DOGWOOD 2M HT; BUSH FORM; B&B 12 MAGNOLIA KOBUS KOBUS MAGNOl.lA 8CM CAL: 2M STD; B!B . ' PICEA OMORIKA 'BRUNS' BRUNS SERBIAN SPRUCE 2 SM HT; B&B 9 ZELKOVA SERRATA 'GREEN VASE' GREEN VASE ZELKOVA 5CM CAL; 1 5M STD: 811,B H()TES: • Pt.ANT Sll:ES iN TttTS UST NIE. SP£ClflE.D ACCOftDiHG TO'THE! c,.t.NAD1AN L.A.tlOSCAPE STANOARO.. L,\TEST EOCTtON COHTI\IM:A-SUE.$ SPECIFIED J,,,SPSIOI\ASTM'CWWS,. 90THP't.."HTstZEl-f{OCot,TNr-.-atsez£A~Ell-Et.Utat.lUMACCePrA6LESfZES, "REf'£A.TO~ICAnoNS~OEF~O COHTAf.flffl MeAS\JRU\cNTSN,IOO'QfER PlAHT Wi-~ R!OiJIRf:~ • SEAR.CHNIO flEV)EW: M.'ll(iPLAUf MATERW.AVAti.Mlt.Ef OA OPTK»:AL flEVIEW ev ~OSCAP'E ARCHl'TECT Al SOOACE Of :SUPP\. V. ARE,t, OF ScARc:H TO INQ.UDe LO"h"EFI MAWLN:0 AHO F~ V>.t,LEY, • $UElSfTTUflOnS, OBTAIHWRfllEH APPROVAi. FRO.i THE LAHOSCAPE ~ECT PR'IOR 10 MNGNG Nif S\J8STJTUTIONS. TO T>iE 6PEC!f1EJ).MA TE.kw,.~ .sJJQSfTTVTlOttS \~LL BE Rf.lEClED, ALLOW A Mil MUM OF AVE ~VS F'fUOA TO OEUYER.'f FOR R£0V£ST TOS\J!.!iflTUfE. SUBSTl1VTIOttS ARE $U8JEOT fO ~\.AmlS.CIIPE sl'.v-'0.AAO. D~JjmONOfCONOlnONScp AVfJU.B!Ll'TY~1<l..l-LN-OSCAPEl.'IA'T(;f11AJ..AJl0 woru(MA:-4Sttt1' MU$TMEET Ott EXCEED ~OW' W~E STAJ4°""'0"S ulltESTEDl1JO:L,AU.Pl,AffT W.TemAL Mi.JST 8E PROVtDm FRQMCEffflfll:'0 lll5£ASE FREE HURSER'I ~O CAP SLOPED TO DRAIN\ : .__r:~- WOOOPLANKS ! ,.,-""'METAL I J // HIOGES ,J =-1~c--=-----'-------==-----c--Tifvn I i1--~=:+-,~-------~i /~~ -~/I I LATCH 14 -2"x6" PAINTED I . •.$"GAi' T'fl'. i ! / 7/.. I 41-2,HRAME i I ' I !';;GLE BRACE -_J . --. - -. j I // __ 1 I +-r1 i i1------~1 i ----- 35"GAPJ ' I H-+------1,\AXiMUMl'-o-=~----+-H l I ' i ALL LUMBER TO BE CEDAR NO. 2 OR BETTER POST IN 2 CU FOOT CONC FOOTING MIN 24 DEPTH (TYP) ALL HARDWARE MUST BE GALVANIZED OR ACO APPROVED. APPLY 2 COATS OF STAIN TO MATCH BUILDING TRIM @ 42" HT. RAIL FENCE L1 ,,,..,-c- ;-- , .... _LJ J 3"GAP !!QI!a 1 ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTS TREATED WITH PRESERVITIVE 1 ... NAILER BOTH SIDES ll,_ BOARD 1xtl BOARD W!JW OVE'fU,PBEiWEEN AL TERNAT1NG BOAROS 1>16 NAILER 80TH$1D'£S 2. ALL OTHER MEMBERS TO BE CEDAR #2 (CONSTRUCTION) GRADE MINIMUM 3 Al.L HARDWARE HOT OIPPED GALVANIZED 4-APPL V 2 COATS EXTERIOR STNN TO MANUFACl.\lR~ SPECIFICATION, FINISH SELECTION AS APPRO\IEO BY PROJECT AACIITECT 5 All FENCES TO BE LEVEL. CHANGES IHMAOti TO BE IN 12"-18" STEPS (MAX). GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO EIE 3-6". (9 ~::!' HEIGHT SOLID WOOD FENCE I I i li I . FE-02A ----- -~· .... sc:~~~ =f----li:--~--+~~...Jl- 42~1I :_f----s--ll---+!'-=~~ <IST, ARAGE S'TREET T~Ee-5, REFER TO OFFSITE PLANS 4 10 LARCH-AVENUf.--_____ ______ CONCRETE PAVERS TO DEFINE ENTRANCE PROJEC't SIGN ------------- 24" SQUARE +.-c--'=.;,L--.....Llfo>!al!I--CONC-. PAVERS 14 Pit.EA OMORIKA 'BRUNS' IPHT PERIMETER WOOD FENCE 16020-6 ZIP ()Copyrighl..-. Thbdr-■')<ldcolgn slho l)f~)' of PMG Llllld/J,GQpe A!chi'loeli ttnCI n,1y J'KJ1 .be rctPfocfuceo o, utt:d ro, olnlr profqcb: wiU1W'I 1hflir permission- SEAL: RE CEIVED MAY 3 1 2018 MAPLE RIDGE PLANNING DEPARTMENT s llMA'i'Jl AOPSU~MISSION . 18JAN.0',1 Mr.lUM'•A.VJNCl"l(Oi..v.f~11 00 ' 17MAYOII NEWSffEP1.AN ' 11APR25 NEWSIT(PlAN MM ' l6MAY.l0 NEW SITE PLAN 00 NO. DATE REVISION DESCRIPTION OR CLIENT: PROJECT: TOWNHOUSE DEVELOPMENT 23500-23550 LARCH AVENUE MAPLE RIDGE, BC APPLICATION l\lo, 2013-087-RZ DRAWING TITLE: LANDSCAPE PLAN DATE: 16.MAY.18 SCALE: 1:200 DRAWN: DO DESIGN; DO CHK'O; MCV PMG PROJECT NUMBER: DRAWING NUMBER: Ll OF3 16-020 PLANT SCHEDULE SHRUBS PMG PROJECT NUMBER: 16-020 ~!Y DlY BOfAHICAL NA.ME COMMOHHAME PLAHTl:O SIZE I AEJ&AA.KS -~ ,,. AZALEA JAPONICA 'PURPLE SPLENDOUR' AZALEA; RED.VIOLET #2 POT; 25CM • m BUXUS MICRDPHYLLA WINTER GEM' LITTLE-LEAF BOX #3 POT; 40CM ~ 61 CORNUS SERICEA REDTWIG DOGWOOD #2 POT; SDCM " FOTHERGILLA GARDENII DWARF FOTHERGILLA #3 POT; 50CM s HYDRANGEA SERRATA 'BLUEBIRD' MOUNTAIN HYDRANGEA; LACECAP BLUE #3POT:40CM w 269 MAHONIA AQUIFOUUM OREGON GRAPE #2 POT:40CM -83 ROSA MEIOILANO WHITE' MEIDJLAND ROSE; WHITE #2 POT: 40CM ... ROSA x 'MORDEN SUNRISE' MORDEN SUNRISE ROSE #2 POT;40CM 22 SKIMMIA JAPONICA (10% MALE) JAP.ya:SE $l<,IM,W" #2 POT: 30CM • 36 SPIRAEA X BUMAL□A 'GOLDFLAME' GOL□FlAME SPIREA #2 POT;40CM 71 SVMPHORICARPOS MOLUS CREEPING SNOWBERRY #2 POT; 30CM 161 VIBURNUM EDULE HIGRSUSH CAANB:ERRY 1'2POT; SOCM OJ S5 j ,. CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' FEATHER REED GRASS #1 POT 111 CAREXDEI~ OENSESEDOE #1 POT .. HAl<ONecH_l:OA MACRA 'AUREOLA' GOLD VAAt!GATED JAPANESE FOREST GRASS #1 POT :r, JUff'CUS Jt.fF'LEXUS BLUE-GREEN RUSH #1 POT ... PE,Kf~ ALOPECUROIDES 'BURGUNDY BUNNY' BURGUNDY BUNNY FOUNTAIN GRASS #1 POT •II PENNISETUM ALOPECUROIOES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POT 117 SESLERIA AUTUMNAUS Alm.JMN MOOR GRASS #1 POT N!Ml GJ 90 ECHINACEA PURPUREA PURPLE CONEFLOWER 15CM POT 103 RUOBECKIA FULGIDA VAR SULLIVANTll 'GOLDSTURM;:UOBECKIA; YELLOW 15CM POT .. SEOUMAlBUM VAR MJCRANTHUM .CORAL CARPET' CORAL CARPET STONECROP 9CM POT ~ SBS GAUL THE RIA SHALLON SALAL #1 POT: 20CM 116 LONICERA PILEATA PRIVET HONEYSUCKLE #1 POT: 25CM 51 POl YSllCHUM ,..,,Nm.l!A WESTERN SWORD FERN #1 POT; 25CM :1~~~~!:~™~ t!?s~::~~ ~~~~~~.~~~t=':A::~r::=~iu::-F~lES~:~~IEO COsTA!NEAMEASIJREl;l!ffTSANOOlHERJ'\NITMA.f'ERW.AE~MEHfS., •-s'!A.RCHANDAEWW-.MAKEPI.AN'TMATe~iALAVAIVJ!t.,EFOA~AI.. REVJEW8'1l.AHDSCAPEAAQtfTECTATSOIJRCeOf.SU:PPt.Y~ AA£,\~5EAACH101NC:Lu0ELOWER1\AINLAHt>NIDFRASERVAlLEY, •$lJBSTTMION5, oar~ Wf\lTTE .. APPROVM. f'~OM THE ~ARCMTECT PIUOR 10 MAKSNQ J.,NY Sll85TIM10t'S TO THE SP:ECIFIE.01Mff~L.UHAPPROY£0 SUOSTITt.m01'S \W,L BE AEJE.C"Jl!O.. AU.OW A .P.t!NiWAt Of FIVE DAY'S PRlOft 10 OE\IVERY FoR.RECVESTTO SUSSTITUTE. SIJBSl'm.mOKS AAf SUSJECT TO CA..~N WIOSCJ.PE. Sf~O, OeFU.a"nOU0P.Cc»ID!1lONS041AVAtt,ABl.lTV,AU I.Al'inSCAPE ~~Al N'O ~ MUSn.~EETORO:Cl!ED ~ W.-OSCAPE STNffiAAO"S u\lESr' EOITIOH. AU Pl/,Hl 1,fATERtA'-J41J$f 8! PftOVIOBJ fROMaR11f1ED OISV,S-E f~-HURS.ERY ) ------------ ;;((\:~ •-~-~~:.I J: • • •. I ,,.,,,._ -~·. ,.; .. '-·. -~ • ·,·:· •. : -~~ , /.· ---LARCH AVENUE 2 12 3 13 10 16020-6ZtP C~""'""'"'· TIIIS<lr'™"ll•ndde~~lh< propttlyol PMG L..-,ds.c:.,peA.tchlt6as Dfld m,ynol be fDPfod'UODd ar-UMd roroll'lfM p(o)oCUI W'lthoul thN permlss«>n. ~ Suite C100 -4185 Still Creek Drive Burnaby, British Co1umblll. VSC 6G9 p: 604 294-0011 ; I. 6(),1294-0022 SEAL: ' lBMAY,lt N>PSUBMISSION . 18.JAH.,09 AOIUST PAVING PU COMMOllS l 17MAY,08 NEWSmflAN ' l7APll2S N[WSl1E PlAN ' 1G.MAY30 NEWSOEPlAN NO. DATE REVISION DESCRIPTION CLIENT: PROJECT: 00 MM DR, TOWNHOUSE DEVELOPMENT 23500-23550 LARCH AVENUE MAPLE RIDGE, BC APPLICATION No, 2013·087•RZ ORAWING TITLE: LANDSCAPE SHRUB PLAN DATE: 16,MA.V,1B SCALE: l:200 DRAWN: DO DESIGN: 00 CHK'D: MCV PMG PROJECT NUMBER: DRAWING NUMBER L2 OF3 16-020 UNIT 12 PATIO UNIT 14 PATIO ) WATER CONTROL BIOSWALE -SEE CIVIL N.A.H SECTION A-A MINIM GROWING ME WATER CO BIOSWAlE -SEE Cl SECTION B-B --LARCl::LAVENUE----------------- ~ -------------- 16020-6.ZIP LANDSCAPE ARCHITECTS Suite c100 -4185 Still Creek Drive Burnaby British Col1,1mbia, VSC 6G9 p: 604 294-0011 ; I; 60-l 294-0022 SEAL: s 1RMAY31 ADPSUBMlliJON ' 1BJAN09 ADJLISTPAYINGPERCOMMENTS ' l7MAY.08 NEWSIUPI.AN ' l7AF1125 NEWSITfPL.AN 1 16MAY30 NEWSITEPLAN NO. DATE REVISION DESCRIPTION CLIENT: PROJECT: 00 00 MM DR TOWNHOUSE DEVELOPMENT 23500-23550 LARCH AVENUE MAPLE RIDGE, BC APPLICATION No. 2013-0B7-RZ DRAWING TITLE: SITE GRADING PLAN DATE: 16MAY.18 DRAWING NUMBER: SCALE: 1:200 L3 ~VIN. DO OEStGN: 00 CHK'D: MCY OF3 PMG PROJECT NUMBER: 16-020 UNIT 14 PATIO MINIMUM 450MM DEPTH GROWING MEDIUM FOR STORM WATER CONTROL . 8M HIGH SOLID WOOD FENCE RRACED RETAINING LL -SEE CIVIL PLAN BIOSWALE -SEE CIVIL PLAN SECTION 8-8 J BW 39.00 ~-( TW 40.20 ("·'t 4:1 ~ .~ - BW 37.80 , •• TW 39.00 BW 37.85 TW 39.05 BW 36.10 TW 37.30 BW 35.50 TW 36.35 BW 36.70 TW 37.55 ~ > ~ 4: 1 - 3: 1 - < ~ -< 3: 1 - I r l ii •.'• ,: • • ••• I . . . . -. • W -;40.48 •, • . W 41.50 ,• • •• . . . . Ir < _) <IST. ARAGE LANDSCAPE PLAN D 9 1Q .LARCl::f AVENUE-_ 7 ;,;-rr ' ....... ......,--,-, CONCRETE PAVERS fOOC!P ~ EHT~ ----------·· BOTAHICAL NAME ACER GINNALA FLAME' ACER PAUM TUM 13LOODCOOD' CHAMAECVPARIS N PENDULA CORNUS EDDIE'S 'WHITE WONDER' CORNUS KOUSA MAGNOLIA KOBUS PICEAOMORlKA 'BRUNS' 2ELKOVA SERRATA 'GREEN VASE' AZALEA JAPONICI\ 'PURPLE SPLENDOUR aux.us MICROPHYLLA WINTER GEM' CORNUS SERICEA FOTHERGII LA GAKOENII HYDRANGEA SERRATA BLUEBIRD MA.HONIAAOUIFOLIUM ROSA "1EIDILANO 'WHITE COMMON'NA.ME FLAME AMUR MAPLE R!!D JAPANESE MAPLE NOOTKA CYPRESS EDDIES WHITE WONDER DOGWOOD KOUSA DOGWOOD KOBUS MAGNOLIA BRUNS SERBIAN SPRUCE GREEN VASE ZElKOVA AZALEA RED-VIOLET LITTLE-LEAF BOX REOWJIG DOGWOOD DWARF FOTHERGILLA MOUNTAIN HYDRANGEA, LACECAP BLUE OREGON GRAPE MElOJlANO ROSE; WHITE ROSA x MORDEN SUNRISE' MORDEN SUNRISE ROSE SKIMMIAJAPONICA (10% MALE) JAPANESE SKIMMIA i'l'IJPJ~ t.Q,Li!I CREEPING SNOWBERRY VIBURNUM EOULE I IIG(1[Jt,:St1 CffNi9ERRY CALAMAGROSTIS ACUTIFLOAA KARL FOERSTER FEATHER REED GRASS HAKONECHLOA MACRA 'AUREOLA' GOLD VARIEGATED JAPANESE FOREST CRASS PENNISETUM ALOPECUROIOES 'BURGUNDY BUNNY' BURGUNDY BUNNY FOUNTAIN GRASS Pl:NNISETUM ALOPECUROIDES HAAIELltf OWARF FOUNTAIN GRASS SESLERIA AUTUMNALIS AUTUMN MOOR GRASS ECHINACEA PUA.PUREA PURPLE CONEFLOWER RUOBECKIA FULGIDA VAR SULUVANTll 'GOLDSTURM RUOBECKIA: YELLOW SEOUM ALBUM VAR. MICRANTHUM ·coRAL CARPEr CORAL CARPET STONECROP GAUL THE RIA SHALLON SA LAL LONICERA l"ILEJ\TA PRIVET HONEYSUCKLE POLYSTICHUM t.tUNITUM WESTERN SWORD FERN TOWNHOUSE DEVELOPMENT -LARCH AVENUE -MAPLE RIDGE 8 -a "" ~ .... .,., "' PROP STM, M H. D1 RIM = 40,2:t W,INV =3575 E, INV. -35.B0 S. INV.= 35,81 u.... I-(/) STORMWATER DETENTION DESIGN: OESIGN C~TERI.A -REOUCE 10 YEAR POST DEVELOPMENT FLOW TO 2 Y£AA PRE OE\'£1.0PMENT FLOW REDUCE 100 \'EAR POST OEVELOPMENI FLOW lO 100 YEAR PRE OE\'ll.OPIIENT FLOW • CAlCH!,\(NT AREA • 0,78110 2 'YEAR AA£ OEVElOPMENT PE"1< RUNOtF -O.012.m'/• 10 YEAR POST DEVELOPMENT PEAK RUNOFF • 0,132~'" !00 YEAR PRE OEV!:LOPIAENT PEAK RUNOf'F • 0.032.m '/s 100 Y(AR POST OEVEI.Ol'MENT POST RUNOFf • 0.2JOm'/• DETENTION STORAGE & fLOW CONTROL OUTLET DESIGN: REOUIREO 100 YEAR POST-0E\'ll.OPIIENI PEAK RUNOFF = 0.032m'/• PROPOSED RELEASE RATI: = 0,032m '/s <II 1 06m OF HEAD DETENTION STQRACE REOU•REO = 121 m' VAULT STORAC£ = 108m' BIOSWALE RES£RVOIR VQDS STORAGE = 54x0.4 = 21,6m' DETENTION STORAGE PROVlDED = 130m' 200mm IJ(P tOHCRtTC BAND 100mm lHIC'IC CRVSHt0 GRAVEL (Ihm U1~US) 200mm THICK PITRUN GRAVEL SU98AS£ (75mm MINUS) BJOFJLJBAJKlN SWALE DETAIL N,T,S. SEALED PRECASTCONCRETE UNDERGROUND DETENTION FACILITY OF EQUIVALENT SEALED SYSlcM PER DETAIL THIS SliEET ~VAIJI.TTOP ELEV, = 39,82 S. INV.• S?,16 1800mm STANDARD UANHQ.E: SECTION A-A 1800@-CONTROL MH D3 l.S. RELE>,SE ltA 2 VEAR STORM • tJ.Ol./1 0 0 86m HEAO 100~ 2#-fl SJCIRW • ll,Cl./t O 1,06m HEAD C.AHIU'<tO CALVANIZED STEPS AT MANTANENCE ACCESS LOCATIONS PR(t,\ST CONCRETE CUL'NIT UNTS (WA TERP ROOF st.-uo JOINTS OR APPROVED EQUIVALENT SEALED SYSW) DETENTION FACILITY DETAIL N,T,S, WICAL $WAL£ N.T.S STORM WATER CONTROL LEGEND CATCHMENT BOUNDARY LINE ..... , ..•••• ■ ■•••••• EXISTING STORM SEWER................ ... ~ PROPOSED STORM SEWER .......... ,...... • • ., EXISTING CONTOURS .......................... -----~5--..-/ BIOFILTRATION SWALE....................... --- SODDED DRAINAGE SWALE................ -.. __ ~::~i;~i_ ~~:~;.~--~~.................. (~ (pj (l) CATCHMENT AREA-,.,.,_, .... ,., .. _ ....... CATCHMENT I~ AREA(ha.)~ PROPOSED DRAINAGE ROUTING ........ DN A p,u.ectma11aiJI!<'> p!anncm: engineer'> :;irCNl!)C"S DnWNalme+~UII S1.111c250 171 Weil E~lanaoe Nonh V.lfY.;ouver BC CANADA V7M 3J9 T 604984 :'.lSOJ F 5C4 964 0627 E dr.arada...tOO.almeccm "' ....... MF l]RJ,WNGO,.TE 2017-MAR-15 ..... 1!2IO MAPLE RIDGE TOWNHOUSE COMPLEX KBK No.108 VENTURES 23500 & 23550 LARCH AVENUE MAPLE RIDGE, B.C. • ON-SITE STORMWATER MANAGMENT PLAN .......... 1 5589 C2 [~-= maple ridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-221-DP 22032 119 Avenue MEETING DATE: June 20, 2018 An Advisory Design Panel submission has been received for the subject property located at 22032 119 Avenue to permit the construction of a triplex with 702 m2 (7,556 sf) of gro_ss floor area. The ·proposed building will replace an existing single-family dwelling on the site. This subject property is under application for rezoning from RS-1 (One Family Urban Residential) to a new draft zone, RT-2 (Ground-Oriented Residentic1I Infill) to support the triplex. The rezoning application was given first reading by Council on July 11, 2017. No change to the Official Community Plan (OCP) designation of Urban Residential is required to support the current application. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing·Use of Property: Proposed Use of Property: Site Area: Access: Servicing: 1119300 BC LTD., Grace Yu Lot 56, District Lot 397, Group 1, New Westminster District Plan 14049 Urban Residential No change RS-1 (One Family Urban Residential) RT-2 (Ground-Oriented Residential Infill) Single-Family Residential RS-1 (One Family Urban Residential) Urban Residential Single-Family Residential RS-1 Urban Residential Single-Family Residential RS-1 Urban Residential Single-Family Residential RS-1 Urban Residential Single Family Residential Ground-Oriented Residential Infill -Triplex 899 m2 ha (0.22 acres) 119 Avenue and lane behind property Urban Standard Page 1 of 4 4.2 DEVELOPMENT PERMIT AREA: The development permit application prompting this submission to the ADP is subject to multi-family development permit area guidelines. However, the OCP's current Section 8.7 Multi-Family Development Permit Guidelines are not tailored to the proposed RT-2 triplex, fourplex and courtyard housing zone. The proposed RT-2 zone provides for the infill of ground-oriented residential buildings within established residential neighbourhoods in a form that will be incremental and sensitive to the existing and emerging context. This new zone allows for dwelling units to be in one building with shared party walls to create triplexes or fourplexes. Dwelling units may also be arranged individually or attached and clustered around a shared open space, in a courtyard residential housing form. Proposed characteristics for triplex, fourplex and courtyard housjng, include: • Importance of respecting the neighbourhood context, in terms of size, scale and massing; • Appear as a 'single family' house in terms of residential character; • Encouraging building articulation to create a comf?rtable scale and interesting streetscape; • Providi_ijg useable private outdoor space for each unit; • Encouraging sustainable and permeable landscaping on site; and • Provide shared site accesses to limit impacts of parking on the development. It was intended that these newly created in-fill housing forms would not have their own set of guidelines in the first year of implementation. Therefore, in addition to the characteristics listed above, applications for triplex, fourplex and courtyard would apply Section 8.7 Multi-Family Development Permit Guidelines where applicable. 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 o~ 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. The proposed triplex is designed to appear single-family in character to promote integration with the surrounding neighbourhood. Furthermore, the building's architectural features, fagade articulation, roof lines, and landscaping take cues from adjacent houses along the street. The height and massing of the proposed triplex is slightly bulkier than the existing, predominantly single storey houses with basements around the subject property. However, it should also be recognized that the neighbourhood's existing buildings are currently underbuilt compared to what would be allowed by / the ·city's Zoning Bylaw for new single-family homes. Page 2 of4 The development has a generous open front yard space to allow a visual connection with the street and promote the impression of a single-family dwelling. On the other hand, low fencing and privacy trellises in the backyard provide individual units with semi-private outdoor spaces. Landscaping, decorative lighting, and footpaths around t~e proposed triplex building provide for visual interest, some privacy screening and pedestrian circulation around the property. The applicant's response to the applicable, detailed Design Guidelines for the Section 8.7 Multi- Family Development Permit Guidelines are attached in Appendix E of this report. PLANNING COMMENTS: 1. Proposal: The current application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill), a newly created zone, to permit the development of a triplex. 2. Context: The subject property is a rectangular shaped !ot that is 899 m2 (0.22 acres) in size. It is located in the general urban area just to the west of the town centre. The s_ubject property and surrounding lots are characterized by low (i.e. single storey and basement) single family dwellings. There is a lane behind (south) of the subject property. The subject property is relatively flat with a few trees along its edges and in the back yard. 3. Official Community Plan Compliance: The subject site is designated Urban Residential, and the OCP's neighbourhood residential infill policies apply to the current application. Under these infill policies, unit types such as duplexes and triplexes are allowed, with an emphasis on street oriented buildings (Policy 3-19, b). These policies also require proposed developments to respect and _reinforce the physical patterns and characteristics of established neighbourhoods, with particular attention paid to site design, setbacks, and lot configuration of the existing pattern of development, as well as compatibility between building massing and the types of dwelling units (Policy 3-21). The proposed triplex aligns with the intent of these OCP and neighbourhood residential infill policies. 4. Zoning: The proposed RT-2 (Ground-Oriented Residential Infill) zone permits a slightly higher density (0.75 FSR) than the single family residential zones, but is otherwise generally reflective of the RS-1 (One Family Urban Residential) zone. This is consistent with the intent of this new zone to allow sensitive infill of additional dwelling units in existing single family neighbourhoods. The density (floor space ratio) of the proposed triplex is 0.62, including a 150 m2 exemption (50 m2 per unit) for the basement, a provision which is currently allowed in the proposed RT-2 zone. A Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable regulations of the proposed zone. • At this time, no variances are being requested from the requirements of the proposed RT-2 zone. 5. Parking and bicycle storage: Amendments to the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 are proposed as part of the creation of the RT-2 zone. These amendments will require triplexes, fourplexes and courtyard · residential developments to provide two off-street parking spaces per dwelling unit. The proposed triplex meets these requir_ements by providing a total of six parking spaces, one concealed and one parking pad, for each unit. There are no visitor parking spaces requirea for the proposed RT-2 zone, so the applicant is not providing any. The applicant proposes Page 3 of 4 to include wiring for one Level 2 electric vehicle charging station in each unit's garage. Bicycle parking can be accommodated in the accessory detached garage for each unit. 6. Environmental. Sustainabilitv & Stormwater Management: This project's site proposal conforms with the City's three tier stormwater management requirements, and generally comprises a combination of on-site stormwater infiltration and detention systems. Stormwater infiltration is also promoted across the site through the use of gravel parking pads and minimal use of hard landscaped surfaces. The applicant proposes to include a conduit between the roof and furnace of the building to support future roof top solar panel installation, and the use of hardie board instead of vinyl siding on the facades of the building and accessory garages. 7. Garbage/Recycling: . Garbage and recycling may be stored in the garage of each unit; however, the collection location will have to be determined with the individual waste hauler. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal, specifically with respect to the suitability and design of fagade materials, building articulation, and landscaping of this development, and integration with the surrounding single- family neighbourhood. Prepared by: Che/ Chan, rylCIP, R-PP, BSc Planner / The following appendices are attached hereto: Appendix A Appendix B Appendix C Appendix C Appendix D Appendix E Appendix F Subject map Explanatory letter from Applicant ADP Submission Form ADP Applicant Checklist Development Data Sheet DP Area Guidelines Checklist Architectural and Landscaping Plans Page 4 of 4 Scale: 1 :2,000 C 0 ·;;; 22032 119 AVENUE (/) ~'------------------; PLANNING DEPARTMENT ~~~E ~±tr~n---1r:tt-;r::~r;vrri" -..A: i.l!"Ai FILE: 2017-221-RZ DATE: May 31, 2017 mapleridge.ca BY: PC ~ MAPLE RIDGE ------- British Ca.umbia maple ridge.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 Grace Yu 2017-221-RZ 22032 119 Avenue File number Address of site Current Zone RS-1 ------Proposed Zone RT-2 TRIPLEX Seeking to appear before the ADP on this date JUNE 20, 2018 Architect Information: Submission will be presented to ADP by: Architect Landscape Architect Other Professional (State Name & Role) Grace Yu, Interior Designer 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 2017-221-RZ ADP COVERING LETTER MAYlS,2018 1 1 1 9300 BC LTD proposes to demolish the existing single family dwelling on 22032 1 19 A venue to build a new triplex near the downtown core of Maple Ridge. The intention of this project is to work alongside city planners to rezone and develop this piece of property for infill and increased densification. Over the course of the past several months, through numerous iterations with the planning department, we have come up with a design that we believe fits well into the existing neighbourhood. The neighbourhood has a suburban feel. Most hovses a re one-storey or one-storey with basement. Most of the houses have roof li nes which slope toward the street. This same roof line has been incorporated into the new triplex. In order to let the triplex appear to be a single-family home to blend in with other homes on the street, various design features have been utilized. Listed below are a few: • Unit 1 has been given a prominent entry which is at ground level. If appears to be the single main entrance of the home. • Units 2 and 3 have entrances on the balcony. The two doors mimic double patio doors onto a deck. The same house design is seen on 22068 119 Avenue just a few doors to the east. • Beca use of the front balcony design feature, Unit 3 has a large front balcony. In order to foster impartiality between units, Unit 1 has an upper floor balcony from the master bedroom and Unit 2 has a large balcony at the back of the house. • The roof of the house has been intentionally dropped low to cover the upper floor to visually reduce massing. Dormers have been incorporated to add natural light to the bedroom. • An aesthetic chimney has been added to further reinforce the image of a single detached home. For this property, there will be a 3-Tier Approach to Stormwater Management. In summary, Tier A (small rainfall events) will be handled by absorption into the processed topsoil on the landscaped areas of the site. Tier B (larger rainfall that are greater than half the size of the mean annual rainfall) will be handled by detention tanks or chambers which have small orifices to control the flow at which water will flow off the property. The controlled flow will ensure no erosion or damage down stream. Tier C (rare extreme rainfall events) will be handled by high rate flow pipes causing no damage or erosion down stream. An oil interceptor will also be incorporated for water quality treatment in case of oil contamination. Green Building Techniques incorporated include: • 240V wiring for electric car charge station in garage • A conduit from roof to furnace will be installed for future use of solar panels • Hardie Board siding contribute to LEED New construction points for recycled materials ) I~ 11■9'·it ADP Submission Checklist mapleridge.~a Application No. ·;2.t)l 1 -2.21 -,,D D File Manager C~lf, (~f WlY) 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). PIE:ase refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements i.n 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: ..,<=:;:;i~"'v,-=-~1w,,-..~t~Klt0. Grace Yu _,,moH(UO. Prepared by: _:,,........::.---:::a=--.;:::::.,=·•::.:::~::.::uc:::\'1:1:::.::-'u,-=!r'::.:..'_ .... __ _ Sign Print name Submission Requirements: Submission Materials 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. QP 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. 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.) 15/05/18 Date Require~ Provided (FIie Manager to -Indicate lf required) I f~ [El - ~· lfil ~ lfil ( W'C !Kl ccrc !Kl ~ lfil □ □ □ □ 0 . □ ' . ~l IBl ~ ~ ~ [) . City of Maple Ridge ADP Submission Checklist (Page 2) , E. Architectural Plans (Site and Building{s}l: . ,· 1. Site Plan and layout -cure ' [El 2. Site sections . ctfe. IBl 3. Streetscape elevation ~ ' . .. [I L 4. Streetscape elevations with landscaping and boulevard trees □< .· □ superimposed ... . 5. Shadow analysis ·,.: □ □ ,. ' □, .□ 6. Lighting analysis (on building and on site) .. Floor Plans for all levels, including underground and roof tops ewe ~~ . ~ 7. 8. Waste collection /recycling (inside of buildings) .. □ □ ·~ : 9. Storage, including bicycle storage (inside and outside) . . ,, 0 , □ 10. Building elevation (all sides) :(P(G lfil ~ 11. Signage (attached to building and free standing) .. -~ [I 12. Colours and materials • ~k.(C, [I 13. Material board {Orv ··. [) 14. Building sections . cOJc,. ' [El 15. 3D renderings of the site and/or building(s) with associated .~ [I landscaping ._ . ., :... F. Landscaping Plans: ,_ / •. : .. 1. Landscaping plan and layout with specifications and planting details ~c: IBI 2. Landscaping details, including locations for 13ublie art;..signage, , -6J'C, [I lighting, play and other amenity areas .- 3. Waste collection /Recycling (exterior areas/structures) ,=--, n,01 ~. □ ..• .. ~;.i .. -' "' 4. Details for pedestrian and amenity features being provided '·(JiG,· .. •·. [fil .. 5. Details for hard surfacing areas/ patterns ' .·' (.c;{0 •. ~i I ' • I, • •' j [ii 6. Tree retention and management plan r~\ii>u.J ~ r, \l}J d af p\c\r \ cJae [I 7. Site sections to show lot grading, drainage, landscaping and '6'1~ [) relationship to adjacent grades/ City boulevards/ lanes 8. Preliminary storm water management plan with emphasis on ·-·®.···:,. ~ ~ Tier A requirements integrated into landscaping plans .. 9. Pedestrian, bicycle, equestrian path interconnections C -□ □ G. Green BuildingLSustainabilit)l initiatives \eue.l '2 8/ H vJ ~lAI.\ •. ,. -~--[fil H. Other \.I'\ ~o.,ra~ u ., -. V 1 □··. □ ·. ' □ D Rev. December 2017 __) I~ • DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RS-1 /RT-2 Date Prepared 15/05/18 TRIPLEX Required Development Data Minimum Required or Maximum Allowed Proposed {Complies or state variance needed) LOT AREA* (in square metres) Gross Total 800 900 Less Road Widening/ Truncations 15.3 Less Park Net Total 884.7 LOT COVERAGE (in % of net lot area) Total Site Coverage 45% 34.25% SETBACKS (in metres} Front 5.5 7.41 Rear 7.5 18.62 Side #1 (N,S,E, or W} 1.5 (2 sides 2.22 Side #2 (N,S,E, or W) 1.5 total 3.5 2.22 Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front N/A N/A Rear N/A N/A Side #1 (N,S,E, or W) N/A N/A Side #2 (N,S,E, or W) N/A N/A Side #3 (N, S, E or W) N/A N/A BUILDING HEIGHT (in metres/storeys} Principal 11 I 9.44 Accessory 4.5 I 4.05 NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom + 3 Total 3 3 GROSS FLOOR AREA (in square metres) Residential 663.53 552.53 Retail Commercial N/A Office Commercial N/A Other Commercial (Type l N/A Institutional N/A Industrial N/A TOTAL GROSS FLOOR AREA 663.53 552.53 * If the development site consists of more than one lot, lot dimensions pertain to the entire site. ) J Required Development Data Minimum Required or Maximum Allowed Proposed {Complies or variance needed?) DENSITY # of un its/ha {gross) 3 3 # of units/ha (n et) Gross Floor Area 663.53 552.53 Floor Space Ratio {net) .75 .62 AMENITY SPACE (area in square metres) Common Activity Area I 196.52 Useable Open Spa ce I 245.33 PARKING {number of spaces) Residential and Multi-Residential Uses 6 6 Multi-Residential Town Centre (Bach Units) NIA NIA Multi-Residential Town Centre (1 Bdr Units) NIA NIA Multi-Residential Town Centre (Added Bdr} NIA NIA Commercial Uses NIA NIA Educational & Assemb ly Uses NIA NIA Institutional Use NIA NIA Industrial Use NIA NIA Business Park Uses NIA NIA Comprehensive NIA NIA other NIA NIA Number of spaces for visitors NIA NIA TOTAL NUMBER OF PARKING SPACES 6 6 Number of total for disabled 0 0 Number of total (and %) small cars 0 I 0 % 0 Number of total (and%) tandem spaces 0 I 0 % 0 TOTAL OFF STREET LOADING SPACE{S) BICYCLE PARKING (number of spaces) Short Term Bicycle Parking I IN GARAGE Long Term Bicycle Parking IN GARAGE OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site I NO I Tree Survey/ Assessment Provided I YES Watercourse/Steep Slopes 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. c!!:t:Yg~i:~~i!;:~:,~;',','.~~.c llD.ou-.1119300 BC LTD, G y 11N..,1119300bdtd@gmailcom Prepared by: race u i,~~a, •. a,.,,02,ss,o,-a,·oo· 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. ,~,- mapleridge.ca Multi-Family Development Permit Area Guidelines Checklist Purs uant with Section 8.7 of the Official Community Plan, multi-family developments will be assessed against the form and chara cter guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies New development into established areas The new triplex will respect private areas, namely the should respect private spaces, and incorporate local neighbourhood neighbouring homes. It will stay well within the building elements in building form, height, height restrictions in order to not look massive architectural features and massing. compared to existing homes. It will honour existing architectural features in the area such as how the roof is oriented to follow most of existing homes and use elements which exist in homes on the block. As well, every effort has been made to make the triplex look like a single family home. Transitional development should be used While the new triplex is a 2 storey building, the roof line to bridge areas of low and high densities, has been extended at the front to conceal the upper through means such as stepped building heights, or low rise ground oriented floor, enabling the new building to fit better into this housing located to the periphery of a street which is largely one-storey buildings. The original higher density developments. building on this site was one-storey as well with half its basement above grade. Dormers have been used on this extended roof to add natural light for the inside space but also some architectural interest. 1 ) __) Key Guideline Concepts (Continued) 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. Guidelines 8.7.1 A Building Design, Massing and Siting 1. Design and siting of buildings should take advantage of natural features or views and should enhance privacy and livability. 2. Residential buildings should front or appear to front onto public roads through the use of appropriate treatment of exteriors, through direct pedestrian access to individual units from the public street/sidewalk, or through the provision of pedestrian walkways linked to the street. Street frontages should be emphasized by incorporating differentiated front, side and rear oriented facades, with a minimum two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. N/A For the front of the building, there is a shared common walkway to the units with landscaping. Each unit will be appropriately lit at the front with task lighting but also accent lighting for visual interest. From the back lane each unit will be equipped with motion sensitive lighti~g for cars entering into the garage, as well as for the walk way between the detached garages and the back entrances of the homes. 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 new triplex is oriented like the rest of the homes in the neighborhood. Its roof line matches the houses on the block. This residential triplex has its front onto 119 Avenue with appropriate treatment of exteriors and with direct pedestrian access to the individual units from 119 ~venue. Street frontages have been emphasized by incorporating differentiated front oriented facades. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited adjacent to major streets in order to As per city requirements, this triplex has a back lane to minimize access problems and to provide minimize access problems. a transition to lower density uses. 4. Multi-family developments adjacent to lower density or single detached E~ery attempt has been made to design this multi-family residential dwellings should: (triplex) development to be as consistent as possible in a) be consistent in form and massing with form and massing with the surrounding area. On plan the surrounding area; view, it will be similar to the size of the property at the b) be sited adjacent to major streets to corner of 220 and 119 Avenue. The roof lines have provide a transition to lower density been used to help minimize the appearance of the uses; height of this two-storey building. The gross floor area c) concentrate density to the centre of the has a!so not been maximized in order to help with the development or towards a non-massing. residential boundary and locate lower density components adjacent to lower density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building frontages should include design Variations in the facades have been used to reduce the elements and features to: visual length and height of the building. Although this a) provide variation in the facades to help triplex contains three residential units, the building reduce the visual length of individual appears to be a single family home. Direct access to buildings; grade have been given to every unit. 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 use design themes, architectural The new development uses design themes, features and elements of the architectural features and elements of the surrounding surrounding neighbourhood by neig hbourhood. The roof has been sloped down toward incorporating common elements such as the street like most houses on the block. The use of form, scale, massing and proportion into front balcony with steps is much like one or two houses the design as a means to reinforce on the street. Garages have been located at the back neighbourhood stability. Examples la~e ~ith lawn and landscaping between the principal include: burldrng and accessory buildings as well as around the a) the articulation of facades, using where open parking spaces. An aesthetic chimney has been appropriate, elements such as porches, used as well to further simulate the look of a single chimneys, projections, recesses, and family home. balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and porches that are visible from a street or Cedar lattices are used on undersides of balconies and public walkway should be covered with porches to provide a finished appearance. exterior finishes to provide a finished appearance to public view. 8. Developments are encouraged to use the Leadership in Energy and A conduit to the furnaces from the roof is part of the Environmental Design (LEEDS) standards design for future use of solar panels. Use of windows in the design of buildings. Techniques on north and south sides of the building encourage such as rain gardens, vegetated swales, natural light flowing into the units and where possible, separation of impervious surfaces, east or west windows have been incorporated. Unit 2 installing below surface infiltration beds has a skylight installed for natural light on the top floor. and tree box filters, and redirecting A 240V charger is provided in each of the garages to water from drain pipes into vegetated encourage use of electric cars. areas are encouraged. 9. Variation in individual unit designs is encouraged to provide visual interest Each of the units are quite different in appearance both and avoid significant repetition either inside and out. Repetition was avoided to prevent a row within a row of townhouses, or between house appearance of these units. As such, each unit adjacent rows of units. has been given different balconies, for instance, while fairness between units was attempted as much as possible. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public Garages do not face the public street but are in the streets. Where front facing garage doors lane. Each unit is given one enclosed garage and one are unavoidable, the impact of garage doors on the public realm should be open parking space with surrounding landscaping. mitigated by: a) designing residential units with enough width to include attractive entrances and windows between garages; b) recessing garage doors behind the main building fac;:ade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged NIA where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 5 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 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. Parking has been located at the rear lane. 2. Parking structures should be adequately screened and architecturally compatible The garages are architecturally compatible with the with the rest of the building. Large principal building. For each unit, an open parking space surface parking areas should be divided has been provided with enough room for a car. All into smaller sections to avoid a other surrounding spaces have been landscaped with monotonous appearance with lawn and shrubs for increased visual appeal. 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 From the garage or parking space, each unit has its pathway system through the parking own entry into the back lawn equipped with motion area to facilitate convenient and safe sensitive lighting which brings occupant from the garage pedestrian access between building to the rear entrance of the unit. 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 While two of the units share one building for their for parking at the rear of the property is garages, each side is equipped with separate garage limited. Joint or shared access should doors and exit doors and a wall separates the units from also be considered between adjoining within. developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 6 ) Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as The parking spaces in the garage can be used by those possible to the main entrance to a with disabilities. building. 6. Crime Prevention through Environmental Design {CPTED) principles The garages have been equipped on the north and should be incorporated into the design south sides with motion sensitive lighting for safety of all parking facilities with convenient reasons. As well, landscaping on the sides of the safe, identifiable and universal!; parking spaces have been carefully chosen to be lower accessible access routes to building shrubs which will not impede visibility. entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. 7. To increase safety, consider using electronic security devices and Electric security devices and monitoring systems can be monitoring systems as a supplement to added by future occupants. natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by Different hard surfaces such as concrete, decorative integrating a variety of paving materials pavers and permeable crushed rock will be used in the such as concrete, decorative pavers, etc. parking area and throughout the property. or by using alternate surface treatments. 9. Road grades, streets, lanes, and driveways should conform to the Roa~ g_rades, streets, lanes and driveways will conform existing grades as closely as possible to to existing grades with minimal disruption of slopes and ensure minimal disruption of slopes and vegetaion. vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 7 ~) 1. a) b) c) d) e) f) g) h) i) Guidelines 8.7.1 C Landscaping and Open Space Landscaping both within and outside the development should: provide definition for pedestrian corridors; delineate private and semi private space from public space; provide adequate screening between private outdoor spaces; present a pleasing street image; provide suitable buffering between public road and privacy areas; soften the transition between adjacent land uses; provide a buffer between residential and non-residential land uses; create interesting views and focal points into and out of the site; reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other landsca ping elements. 2. Landscape drawings for development applications should include, but are not limited to, the following information: a) the location of mature and existing trees to be retained or removed, b) the location of all protective tree fencing; c) a grading plan or cross section indicating finished grade; and d) a drainage plan for the site. 3. Street trees will be a required component of all development. Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. Landscaping both within and outside the development does provide definition for pedestrian corridors. 6 foot cedar fences delineate the triplex from adjacent neighbours whereas 42" high cedar fences separate the units from each other within the development. Immediately behind the house, an additional 48" high lattice will be installed for the first 8 feet of the 42" high fence to increase screening for privacy between units along the balcony. The 42" high fence will hopefully promote some neighbourly collaboration. At the front yard, a single walk way reinforces design continuity with the neighbouring properties. This walkway leads the eye to Unit 1 which would appear to be the main entrance of the new development. A perpendicular walkway screened by a row of boxwoods leads pedestrians to Units 2 and 3 which appear as double doors on a balcony. Landscape drawings have included the location of a tree on the adjacent property (east neighbour) that needs to be protected. All trees on the property will need to be removed for this development. Drainage plan for the site will be provided by David Laird of Aplin and Martin. Street trees will be required. As well, the landscape plan includes the use of two ornamental trees on the front yard: (1) Cornus Eddie White Wonder (dogwood) and (2) Prunus xYedoensis Akebono Cherry. 8 ) Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. Energy efficiency and conservation have been considered in the design of the landscaped areas and in the selection of plant material. Native species have been utilized. Trees will in time provide some shade in the summer and if kept to the right size, will also allow for daylight to enter buildings. 5. Maintain continuous landscaping along abutting streets and minimize the A continuous lawn with shrubs of different textures will number of interruptions such as be used in the front yard . Driveways and parking driveways and parking entrances. entrances from the front have been eliminated to Continue the sidewalk pavement across encourage parking through the rear lane. driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high A pedestal will be used to provide a place for address visibility. Provide landscaping and placement for this development. 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. 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. 11. The height and location of a landscape screen should ensure that: a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. Unfortunately, as ascertained by the arborist, the mature trees on this lot were not able to be preserved for this development. New trees to be planted will provide beautiful colours and textures through the seasons. New planting of indigenous or native species will be used. N/A 6 ft tall cedar fences will provide privacy to adjacent properties. 42" high fences with 48" lattice will be used between units immediately behind the house to provide some privacy between the three units for the first 8 ft behind the house. The 42" high fences between units will allow for some interaction between neighbours but also some visibility of the parking area which may aid in crime prevention . The amount of landscaped areas have been maximized and impermeable surfaces have been min im ized for this development. For detailed breakdown of these spaces please see Site Plan (4 of 15). ' 10 _) Guidelines 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. 2. Building entries should be: a} clearly addressed with large numbers visible from the street; b} directly accessed from the street without stairs; c} provided with level areas measuring a minimum of 1.Sm x 1.Sm (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d} provided with weather protection, exterior lighting, and power-assisted door openers. Guidelines 8.7.1 E Refuse, Recycling and Service 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 ' 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. All non-vehicular routs are fully accessible and wide enough for wheelchair or scooters. The exposed aggregate concrete walkway should also provide a tactile strip for visually impaired. The triplex unit entries will be clearly addressed with numbers or letters visible from the street. They will also be lit with exterior recessed lighting, wall sconces. Accent lighting will be used above the stone of Unit 2 bay window for visual effect. Describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. N/A N/A 11 ) 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately sized for the building occupants; c) contained within roofed/walled enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. Space for garbage containers and recycling bins have been incorporated into the enclosed garages for each unit. This will allow them to be screened from public view and weather proof and animal-resistant. 4. Service areas should be internalized N/A within the development. For developments with multiple buildings, common refuse, recycling arid 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 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. N/A N/A 7. Buildings should be designed and constructed maximize sound The triplex will be designed and constructed with maximized sound attenuation between units and attenuation: a) between units; between public roads and units. b) between public roads and units; and c) between adjacent land uses and units. 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. 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. Address signs will conform to the Maple Ridge Sign Bylaw. Address signage design will be integrated and complement the scale and architectural detail of the building. Exterior lighting around the triplex have been selected to provide sufficient lighting for pedestrians. In addition to all lighting mentioned previous for front and back of the buildings, the sides of the building will also have motion sensitive lighting. 4. Lighting should be designed so as to have no direct source of light visible Care has been given to selecting lighting that can be from the public right-of-way or adjacent controlled for triplex use and not affect adjacent residential land. Care should be taken to neighbours. 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. Bicycle parking may be in the garage or inside the house. On the landscape plan, a wall-mounted bicycle has been drawn in above the trash and recycling bin to show where a bike could possibly be stored. A wall-mounted rack for multiple bicycles may also be used. 13 Project Information To be completed by the Architect on record for this project: 2017-221-RZ File Number ---------- May 15, 2018 Date prepared: ________ _ Grace Yu Architect Print Name 14 Signature ~""-byG,acoV, Oti:_u,,,(;t,c4-Y11.D•IIIHOOICL~ evalllfJOOICLtD. ft!Nl.o.11 l~N:A. o.ae!'20lUU11J:10.:U,470(1 I I I 9300 B.C. L.T. D. PROPOSED TRIPLEX FILE #20 I 7-22 1-RZ 22032 I I 9 AVENUE MAPLE RIDGE FRONT PERSPECTIVE FROM I I 9 AVENUE LIST OF DRAWINGS: I . SITE/ NEIGHBOURHOOD CONTEXT PLAN 2. STREETSCAPE --PLAN $ PERSPECTIVE 3. STREETS CAPE --PERSPECTIVES 4. SITE PLAN 5. MAIN FLOOR PLAN G. UPPER FLOOR PLAN 7. BASEMENT FLOOR PLAN 8. BUILDING SECTIONS 9 . EXTERIOR ELEVATIONS I 0. GARAGE PLAN AND ELEVATIONS I I . PERSPECTIVES I 2 . LANDSCAPE PLAN 13. LANDSCAPE SECTION DRAWINGS I 14. LANDSCAPE SECTION DRAWINGS 2 I 5 . LANDSCAPE LIGHTING PLAN$ DETAILS LO <( LU U) > U LO ~ ('() 0 D>LO <( • 0 zl..'! I -[O c() D c() <( "U) z21 0 <( c() I'--i= I'-- I'--::) I'-- (\j 0 0 u 0) Q. --, ci l.'.l □ __J u 3 (/) z 8 (/) w "" >-~ l.'.l / (/) z l.'.l V) w <=l >-~ l.'.l / Q. 0 +' .::t. \Jl OJ "" / ,,; ~ THE DRAWINGS COMf'LY TO THE 20 I 2 BCBC INCLUDING DEC. 2014 REV1510N5 NO, REVISION / ISSUE DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-I I 9 A VE, MAPLE RIDGE PROPOSED TRIPLEX COVER PAGE LOT 56 PLAN NWP 14049 ~ G.Y ~ = MAY30,2018 0 OF 15 illfil ASNOTED l THE LOT COVERAGE OF THE HOUSE ON I I 9 I 0 220th STREET 15 FAIRLY MASSIVE RELATIVE TO THE OTHER HOUSES ON THE BLOCK. ITS LOT COVERAGE 15 FAIRLY SIMILAR TO THAT OF THE PROPOSED TRIPLEX. SEE P.2 FOR STREET PLAN VIEW WITH TRIPLEX RENDERED IN. MOST HOUSES ON THE STREET HAVE ROOF LINES THAT SLOPE TOWARD THE STREET, THIS CHARACTERISTIC HAS BEEN USED IN THE DESIGN OF THE NEW TRIPLEX. SITE/ NEIGHBOURHOOD CONTEXT AS WITH 220G8, THE USE DOUBLE DOORS WALKING OUT ONTO A PATIO HAS BEEN IMPLEMENTED IN THE TRIPLEX DESIGN. WHILE MOST HOUSES HAVE FRONT SETBACKS FARTHER THAN THE REQUIRED 7 .Sm, 22077 221 st AVENUE. HAS A SETBACK ON I 19th AVENUE SIGNIFICANTLY LESS THAN 7.5m. THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC, 2014 REVISIONS NO RfVl5lON / ISSUE DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RlDGE ~ CONTEXT PLAN LOT 56 PLAN NWP 14049 ( ~ G.Y. ~ I .Qill MAY25,201S 2 OF 15 I l= ASNOTED TRIPLEX IN CONTEXT OF NEIGHBOURHOOD PLAN VIEW --- TRIPLEX IN CONTEXT NW PERSPECTIVE THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC 20 I 4 REVISIONS NO, REVISION/ ISSUf DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RIDGE ~ SITE CONTEXT PLAN & PERSPECTIVE LOT 56 PLAN NWP 14049 G.Y. ~ MAY 15,2018 2 OF 15 1-,-c.-,,-A~s-i.;=o=TE~D-1 ) TRIPLEX IN CONTEXT NE PERSPECTIVE TRIPLEX IN CONTEXT BACK LANE PERSPECTIVE THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC. 20 I 4 REVISIONS NO RfVl5ION / IS51.Jf DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-1 I 9 A VE, MAPLE RIDGE CONTEXT PLAN PERSPECTIVES LOT 56 PLAN NWP 14049 ~ G.Y, llifil_ Qill MAY15,2018 3 OF 15 ~ ASNOTED LOT 55 'e LOT 5G I•► ~ Q ... ;:. N v ..., "' "' ,6 I I I 9300 BC LTD := ·' " LEGAL DESCRIPTION LOT 5G, PIAN NWP 14049 v "' "' CIVIC ADDRESS 0 :::: 22032 -I 19 AVENUE, MAPLE RIDGE ~ LOT AREA ACTUAL: 900.0 sq. m. LESS LANE DEDICATION: I 5.3 sq.m. NET TOTAL: 884.7 sq.m. LOT COVERAGE HOUSE: 239.2 I sq.m. DETACHED GARAGES -G3.89 sq.m TOTAL BUILDINGS: 303. IO (34.25%) :!: BUILDING HEIGHT: t, "' PRJNCIFAL: 8 .84 m (W/ CHIMNEY: 9.44 m) GARAGE: 4.00 m e GROSS FLOOR AREA: (SQ. M) "' ::: FLOOR UNIT 2 UNIT 3 TOTAL :,; UNIT I ... MAIN 80.G4 8G.58 71.99 239.21 UPPER 71.00 80.91 82.58 234.49 BASEMENT 70.0G 8G.78 71.99 228.83 TOTAL 702.53 LESS BASEMENT ALLOWANCE 150.0 GROSS FLOOR ARE~ 552.53 e DENSITY: ~ FLOOR SPACE RATIO: '? 552.53 / 884.90 = G2.44% " 'e .... -.; c,: ~ SITE PLAN 4'-7' e•.o· I I .J9ffl) f2 44ml .. 11' 0'lli!Gr.tl 1 7 10-11' (3.3.~ 4'-11" -... 6'G'2©nl 10-11'1'1...'l.~c,J e'O'l2~4J [151ml 5 89° I G' 15'E 20.42m G7 .O' ] ~//////~//////////#/2.75.; LANEOEOICATION//////1/'#///////#///, 7'-4 1/2' (2.22ml ~,~ 5,t -o -9 $~ ~~ - GARAGe TOTN..: 688 ,s,r 163 SSMJ OFEN SINGLE SINGLE OFEN SINGLE OFEN FARKING GARAGE GARAGE FARKING GARAGE FARKING SFACE I 1'-0"x2l'•O" 11'-0' x 21'-0' SFACE 11'-0":,r 21'-0" SFACE 52'-3'(!5.1'2,;,i IT-~• {5.33ml ,r:r rs.%ffll 17',2' £5.231111 I==! . rs· f2,26m)r I! E3 tci 129.%5F b~ BAI.CONY ! l --;--~ 12.07~.m r1')~ f'R.OP05ED Rl:ZONI NG FROM RS-I TO R.T-2 (TRIPLEX) r FROPO5ED I RESIDENCE IPROPO5ED2 RESIDENCE PROPOSED? I RESIDENCE_ lx1 I'S< = = a l'WfSTAL WI STR.E!:T AODR!~S (Sf~OITAJl!>ON P.ISJ t 5~o,J L 539• IG' l5'E • 9'-10'(3.QO,IIJ 20.42m G7.0' =P= ,1'-----,1' 5'-0' (1.52ml I I 9th AVENUE -- """' ". -s ~ ::::. -~ I :r ~ 7'-4 1/2' 12.22ml 11 I';-di "'~ LOT 57 AMENITY SPACE (USEABLE OPEN SPACE): BACKYARD (SQ. M) SPACE UNIT I UNIT 2 UNIT 3 TOTAL LAWN$ 88.% 22.05 87.42 198.43 LANDSCAPE PATIO 2.G4 11 .89 2 .G4 17.1 7 PAVERS 10.41 8,91 10.41 29.73 TOTAL 102.01 42.85 100.47 245,33 FRONT YARD (SQ. M) SPACE UNIT I UNIT 2 UNIT 3 TOTAL LAWN$ SHARED SPACE 152.04 LANDSCAPE NE PATIO -3.95 IG.37 20.32 "'"' ,.:q CONCRETE SHARED SPACE 24.IG ...... -...-TOTAL I9G.52 ~,: bo O') PERMEABLE if: IMPERMEABLE SURFACES: (SQ. MJ ~ SPACE PERMEABLE IMPERMEABLE FRONT YARD 152.04 24. IG BACK YARD 198.43 29.73 PARKING AREA 80.38 22.92 TOTAL 430.85 7G.81 CRUSHED ROCK t LANDSCAFED AREAS IMPERMEABLE SURFACES: 15.13% PERMEABLE SURFACES: 84.87% ZONING RS-I TO BE REZONED TO RT-2 (TRIPLEX) THE DRAWINGS COMFLY TO THE 20 I 2 ElCBC INCLUDING DEC. 2014 REVISIONS NO RfVISION / ISSUJ: DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 AVE, MAPLE RIDGE ~ PROPOSED TRIPLEX SITE PLAN LOT 56 PLANNWP 14049 G.Y. MAY25,20!8 4 OF 15 t--eesc,"'LE,--A'"'S:-cN-ccOc=TE""D::--1 ) 7'-3 I /211 0 I ui 811 (0.20m oE t'-- 17'-G" (5.33m) T-5" (2.2Gm) l ~ 1 DINING RM 13'-J" x I l'-0" 3.99m x 3.35m PROPOSED RESIDENCE LIVING RM I G'-5' x I 2'-3" 5.00m x 3. 73m UNIT I ENTRANCE 9'-I CY' x 7'-3' 521-311 ( 15.92m) 17'-7" (5.3Gm) 129.9G SF BALCONY 12.07 sq.m. KITCHEN 13•.j• X 17'•2• 3.9!1m • 5.23m PROPOSED 2 RESIDENCE DINING ROOM 13'-l"x I 1'-6" 3.99m x 3.SGm LIVING ROOM I 2'-4' x I 6'-G" 3.7Gm x 5.G4m ----------, ""'Ol'"""°'"'OOI< 'I "'""°"w""-I t I I , , , , I I :1 I L 0.91m x 2.G7m 17'-2" (5.23m) o I r;w DINING ROOM I 2'-9' x I 2'-6' 3.89m x 3.8Gm LIVING ROOM 12'-t• x I 3'-2" 3.G8m x 4.0 I m I r----------..l I I I ! : UNIT 3 1 I f'ATIO I I 17'-2' x I 0'-G" I: 5.23mx3 20m ,, 1-1J G'-0'211 3'-8½ 7'-2½" ( I .98 m) 91-I ou (3.00m) I.14m (2. I8m) 5'-2u -i<,....;~-...!..-,1?-------'-----'-1-..,/&.2_,2"--'-" -'-'--'""-"'---'------'-------J<'---~~=. , .58m) I 12'-8 I /2" (3.8Gm) I I I I (0.3Gm) AIN FLOOR PLAN I O'-On (3.05m) l I o·-o· (3.osm) l Ji )J CALe, J/4' -1 •.o· 7'-3~ E I.[) r-- C'<) E '-I'"' (\J r---n. ~ ' 0 L1) I "Sj- ui I 0 MAIN FLOOR AREA: UNIT I: 8G7.95 SF (80.G4 sq.m) UNIT 2: 931.73 SF (8G.58 sq.m.) 42.88 SF BALCONY 3.98 sq.m. UNIT 3: 774.92 SF (7 I .99 sq.m.) I 8 I SF BALCONY ( I G.82 sq.m.) TOTAL MAIN: 2574.8 SF (239.21 sq.m.) CEILING HEIGHT: 9'-0" (2.74m) THE DRAWINGS COMFLY TO THE 20 I 2 BCBC INCLUDING DEC. 20 14 REVISIONS NO RfVISION / ISSUE DATl: 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 AVE, MAPLE RlDGE ~ PROPOSED TRIPLEX MAIN FLOOR PLAN LOT 56 PLAN NWP 14049 ~ G.Y. ~ Qill MAY 15,2018 5 OF 15 Jl£ill. ASNOTED E (\J lf") ) llJ c\J z -:::i I'--~ I llJ ch Q_ "1""" ~ Q_ 52'-311 ( I5.92m) ,r I91-G" (5.94 m) 17'-711 (5.35 m) 19'-2" (5.84m) 7'-~11 ;I'--9'-0" * 9'-0" --,,et" 8'-9' (2 .G7m) ,~~~:f~.22m)1 8'-1 I" (2.72m) 8'-9" (2.G7 ) 7'-4 112,, (2.27m) (2.75m) (2.75m) r----------~~:::;1 ____ 1 (2.22m) 5'-G" 2-01 ~====~ ' ~ : ~====~ 5'-4" f------1 : (5 I f-----1 ( I .G5rn) (0. I rn) r:-::.-!r---->:!:=::i , ('() 1 -!r ~ (0 ( I r3m) ,F-'---'-,1'--'-_,,. ,r 11 I · I ;r-=----=71 '=-'C:.:.fo<-.'-------.1::>-...!....1< E Ul cD £'.?_ c() I c\J -------il--------..lt-----9 --------------------1 -------~---------1t-----7 11 11 I _ I 11 l1 I I 11 IC) I 11 11 I r;::=:::JE===3C::::::::;-;::::=::JE===3i==~i: 1i~=::::IE::::::a~IC=:;-;:::=:~::::::a3J:=:=:7 ~--'l....-'~I -"BED'RODM T----1?WROQM 2 9'-Q" X 9'-2" _,,,. ,r '91-Q". I_;;~ .._ ............. 2.74m x 4,34m ......_ ......_ ---------........ , MASTER',,, BEDROOM ---_...11.c,4'.x_l.8''.d'..., __ - BEDROOM I BEDROOM 2 8'-10', 14'-J,'/T •, 7-4", I G'-1' 2.~9;_;A."29m I ~~~4.90m • ......_ / I ' / y I y I I I I I I I 1 I G'-G'' BEDROG,~,--,_g-.Q' , '·.o-............. .,,,.,,2.7'1mx416m ' 1 I UIT 10R 51.j>LAR. I MASTER BEDROOM 10'-9", 15'-ll' G'-G" -DEDROotvrT ll'-9", IG'-0" 2.G7m x 4.88m I I I I I I --l1s E tt ctJ -i--- ~ fk I II . 0~ : ('() -, I I I I I I I I I I I I I I I PPER FLOOR PLAN 8'-7" (2.G I rn) ( I.98m) 4'-G" I.37m) ( I .98rn) 81-71 (2.Glm) UPPER FLOOR AREA: UNIT I : 7G4.20 SF (7 I .00 sq.ml BALCONY: I I .08 sq.m. UNIT 2: 870.87 SF (80.9 I sq.ml UNIT 3: 888.8G SF (82.58 sq.ml TOTAL UPPER: 2523.93 SF (234.49 sq.m.J CEILING HEIGHT: 8'-0" (2.44ml THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC. 20 I 4 REVISIONS NO Rf\llSION / IS5l!f DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 AVE, MAPLE RIDGE PROPOSED TRIPLEX UPPER FLOOR PLAN ,.,,OT 56 PLANNWP 14049 ~ G.Y. = MAYl5,2018 6 OF 15 IDfil AS NOTED ) E C"") LO c\.i -r--I Cl, "Si"' l1J z :J ~ l1J (L ~ (L 7'-4-z" (2.22.m) E C"") N ~ 9 f-..-N I 7'-711 (5.33ml UNFINISHED BASEMENT I G'-5" • 39'-4" 5.00m x I r .99m CRAWL SPACE 10',0' X /.l'•I" 3.05m • ~.57m I I'-I I /2" (3.39m) BASEMENT FLOOR PLAN 5C/U • I/ 4" • l'-0" 521-3 11 (15.92ml 17'-f/ (5 .3Gm) r----7 1------, 1------l 1,-----------~----~----~ 11 11 1, ,, Ir Ii IJ fl 11 ,, ,, ,, ,, 11 1, 11 UNFINISHED BASEMENT IG'-5" x 44•.1· 5.00m x I 3 44m UNFINISHED BASEMENT I 2'-4~ x I 0'-6• 3,78m x 3,20m I 7'-211 (5. 23ml UNFINISHED BASEMENT 16'-l•x 44'-2" 4~90m x I 3A4m II II 7'-4-zA (2.22m) 21-G" l1J z :J ~ IU (L ~ D.. 0.7Gm) -t E <O-I r--LO ~ --'k E cc r-- r<) N - I LO -st' WINDOW WELL DETAILS PH OTO OF WINDOW WELL WINDOW WELL TO BE MADE OF 4'X6" FRESSURE TREATED WOOD WHICH COMFLIES WITH BCBC SENTENCE 9.3,2.9.(5). WOOD TO BE TREATED IN ACCORDANCE CAN/CSA080. I, "SFECIFICATION OF TREATED WOOD" USE CATEGORY 4.2 (UC4.2) :-:,-:• ... •-· -~t;:.f~:... t.r' i• ~~y;_ •-· ~ PHOTO OF SAMPLE WfNDOW WELL GRATE I··:;-·:·::J ·.t:: ~ •: ',,._1_.·:,.:._ . .:r, ~--::. .. : ,;1: I•~. ~ ',·' ,;·'.f:.-'.'·'.'.:'>.ll,:,,.J·, ,:_:·.,. ILLUSTRATION OF WINDOW WELL GRATE BASEMENT FLOOR AREA: UNIT I: 754.1 G s.f. (70.0G sq.m) UNIT 2: 934.0G s.f. (8G.78 sq.m) UNIT 3: 774.85 5.f. (7 I .99 sq.m) TOTAL BASEMENT: 24G3.07 SF (228.83 sq.m.) CEILING HEIGHT: 8'-0" (2.44ml THE DRAWINGS COMFLY TO THE 20 I 2 BCBC INCLUDING DEC. 2014 REVISIONS NO Rl:Vl510N / ISSUE OATC 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RlDGE PROPOSED TRIPLEX BASEMENT FLOOR PLAN LOT 56 PLANNWP 14049 ~ G,Y. ~ = MAYlS,2018 7 OF 15 lli.!£ ASNOTED ) LANDSCAPE SECTION 3 LANDSCAPE SECTION 2 BUILDING SECTION 2 LANDSCAPE SECTION 1 BUILDING SECTION 1 SECTION REFERENCE REFERE]~CE SCl'l~ • I/ 16" • 1'·0" LANDSCAPE SECTION 4 MA5TER BEDROOM OFEN TO LIVING ,"Tl'l.--1"'10M CL BUILDING SECTION SC/U, 5/16" • 1'·0" KITCHEN DD DD □ UNIT I UNFINISHED BASEMENT 17-G" (5.33ml CL. BUILDING SECTION 2 SC1U, :,/ 16" • 1'·0" BEDROOM 2 ROOM D DD UNFINl5HED BA5EMENT 45'-1½" (13.75ml El ~ BEDROOM BEDROOM 2 I POW-■ DD KITCHEN DER 00 KITCHEN DD UNIT 2 UNIT 3 UNFINISHED UNFINISHED BASEMENT BASEMENT 17'-7' (5.3bm) 17'-2 (5.23ml" 52'-3' ( I 5.92ml CL. □ -~ ~-. E ~i 5) !9. <O!~ r II THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC, 20 I 4 REVISIONS NO REVISION / l55Uf DATf 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RlDGE PROPOSED TRIPLEX BUILDING SECTIONS J..,OT 56 PLAN NWP 14049 ~ G.Y . .Q,ill MAYlS,2018 8 OF 15 = ASNOTED NORTH ELEVATION !OU. ¾'' • I' -0'' SOUTH ELEVATION WOOD TRIM IN BM OC-1 50 BRILLIANT WHITE t---,,-:H::=:---i1/>,1Wle BOARD FTD 1i- DULUX OLD MONTERE' 30YY 33/047 IH----wHlf? ALUMINUM RAILING INfRl:T BLUFFSTONE (MANUFACTURED ESTOH~ =rl\SClA BOARD FAINTED IN DULUX ZEFFELIN OIION 5eN5111Vf ROle OOAAD no IN DULUX OLD MONTEREY 30YY 33/047 /Tf AWMINUM RAILING (SEE F. I 5 FOR DETAILS) SURf-TRr/>.TfO FINE DECKING W/ LATTICE BELOW W\VW, SEE F 7 FOR DETAILS EAST ELEVATION WEST ELEVATION ,tDOW WELL SEE F.7 FOR DETAILS :ON-ruNCTIONING CHIMNEY WOOD TRIM FAINTED IN BM OC-150 BRILLIANT WHITE i:;::=l!:'.:---,~~f BOARD FTD IN DULUX OLD -1'\JIICTIONING CHIMNEY OD TRIM FAINTED IN -I 50 BRILLIANT WHITE BOARD FTD IN OLD MONTEREY 3.1047 1',1.1.SCONCE SEEF.15 SHAKE IN DULUX IN 4G/03G GLASS GLE BRIDGE OOD ALUMINUM RAILING FOR DETAILS -1REATED KINGW/ ELOW (SEE LATTICE THE DRAWINGS COMF'LY TO THE 20 I 2 BCBC INCLUDING DEC. 20 I 4 REVISIONS NO RfV1510N / 155Uf DAT!: C,WJfCI~r,'i.tJl,A•mAtJllltl.1 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RJDGE ~ PROPOSED TRIPLEX EXTERIOR ELEVA TIO NS LOT 56 PLANNWP 14049 G.Y. r.ilill Mli MAY25,2018 9 OF 15 1-,c-,-"--A-S_N_O_TED=--< r -- ' I I l I I I I I I l I I I I I I I I I I I I I I I I --T --------7 : I I I UNIT 3 GA~GE j 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 I I I I I I I I I I I I I I I UNIT 2 GARAGE UNIT I GARAGE L_ ------~------_J L _______________ -------------- ] l '-0" (3.35m) 8'-T' (2.G2m) I 0'-I I" (3.33m) I 0'-1 I 11 (3.33m) 21 '-I O (8.94m) GARAGE FLOOR PLANS GARAGE SOUTH ELEVATION W/ LANDSCAPE 5CIH • 1/16" • l'-O" 2' WOOD FASCIA BOARD PTD IN BM OC-I50 BRILLIANT WHITE ' __.,AVIOTION SENSITIVE V WALL SCONCE (SEE E============~==~=============3 P.15 FOR DETAILS) L 2 1 '-0" (G .40m) L n ~ GARAGE EAST ELEVATION 50'1-f • I/ 4" • 1'-0" L 21 '-0" (G.40m) )I GARAGE WEST ELEVATION '.:GIH • I/ 4" • 1'·0" AR.DIE BOARD PTD IN DULUX OLD MONTEREY 30YY 33/047 E ID E 0 ::!. U) ~ ~ ~ I ~ r<) I I I 1-0" (3.35m) (2.55m) GARAGE SOUTH ELEVATION '.:G1U • 1/4" • l'-O" E ID 0 ::!. L )I 00. ~ □-::;:=:::==============::: 21 '-IO" (8.94m) GARAGE NORTH ELEVATION 50!-f • I/ 4" • 1'-0" 8'-4 1/2" (2.55m) 21 '-IO" (8.94m) L I l -1011 (3.35m) ,I L ,I t 2' WOOD FASCIA BOARD PTD N BM OC-I50 BRILLIANT WHITE OTION SENSITIVE WALL SCONCE (SEE P. I 5 FOR DETAILS) AR.AGE DOOR PTD IN BM OC-I50 ARDIE BOARD PTD IN DULUX OLD MONTEREY 30YY 33/047 2' WOOD FASCIA BOARD PTD IN BM OC-150 BRILLIANT WHITE • WOOD TRIM PTD IN BM OC-I50 AROIE BOARD PTD IN DULUX OLD MONTEREY 30YY 33/047 OTION SENSITIVE WALL SCONCE TYP (SEE P. I 5) THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC. 2014 REVISIONS NO RfVl510N I 15SUf DATE 1119300 B.C. LTD. FILE # 2017-221-RZ 22032-1 I 9 A VE, MAPLE RIDGE PROPOSED TRIPLEX LANDSCAPE SECTIONS 1 LOT 56 PLAN NWP 14049 ~ G.Y. -"ill MAY 25, 2018 li£lli. ASNOTED NW PERSPECTIVE SE PERSPECTIVE NE PERSPECTIVE SW PERSPECTIVE THE DRAWINGS COMPLY TO THE 2012 BCBC INCLUDING DEC. 20 I 4 REVISIONS 110. REVISION/ ISSUE DAT~ norr.q&,\1r;11.w6n1H.r~ 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 A VE, MAPLE RIDGE ~ PROPOSED TRIPLEX EXTERIOR PERSPECTNES LOT 56 PLAN NWP 14049 -G.Y. = = MAY25,2018 11 OF 15 !£Al! ASNOTED I I Cl1fAAYJl:11{ ·-rP.OPERIY Rf:OUIRING \ -,, P~nCTIOO '-CU!ljNG ....__ DEVflOPMENT (lOCATIOtl APi'RO)( J : ,i,.-v~1 .•. "l"'l'f· ~~: ...... -~~ •.•.•. t7 LANE SINGLE SINGLE GARAGE GARAG I l'-0' x 21'-0" j 1'-0"lt 2 1•, GARAGE TOTAL, GBB.65 ~ ·.·.·.·.·.·.·-l'-='.,...,....,.,,~...J..-..:.....:...:..a.:..: o ··r:,.;..· .. ·.·. •.••• •• ~ ::~i'.: -:~:-; :::::::::: ::::: !:::-:-:-:-•· ,111111 -·I (:_: ~~~~ =~ < ! .. :5 t!i ~------"' F'ROPOSED I RESIDENCE PROF'OSED2 RESIDENCE F'ROPO5ED -7-, RESIDENCE _./ :! .... lb',7•(5.05,n) L 5'-0' l 25'-G-17:7;~ •••••• ; •••• ;;;,~O?;), •••• "11.s2m1' "' -s 1,9• 1 6' , s·c 20.4 2m 67 .(1 I I 9th AVENUE LANDSCAPE PLAN SCIU • 1/8" • 1'·0" e "' c:. TREES $ SHRUBS WOOD, RED WESTERN CEDAR THICKNESS, I /2" GRID OPENING, I ¾" CEDAR LATTICE DETAILS MATERIALS LEGEND D . OPEN PARKING SPACE: >8" PIT RUN TOPPED WITH ¾"-CRUSHED ROCK CONCRETE EXPOSED AGGREGATE CONCRETE DRIVEWAYS t WALKWAYS INSTANT LAWN SUPREME BLUEGRASS SOD BLEND (UN-NITTED) ON I 2" PROCESSED TOP SOIL DECKING PRESSURE TREATED WOOD DECKING (UNIFORM HIGH QUALITY LODGEPOLE PINE) PAVERS EXPOSED AGGREGATE CONCRETE 24" X 24" SQUARE PAVERS MULCH CEDAR BARK CHIPS AROUND TREES AND SHRUBS THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC. 20 I 4 REVISIONS NO Rf\/lSION I ISSUE DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-1 I 9 A VE, MAPLE RIDGE ~ PROPOSED TRIPLEX LANDSCAPE PLAN ,!,OT 56 PLAN NWP 1404~ ~ G.Y. lliill MAY 25, 2018 = AS-NOTED LANDSCAPE SECTION 3 LANDSCAPE SECTION 2 BUILDING SECTION 2 LANDSCAPE SECTION :C1U, I/ 4" • l'-0" LANDSCAPE SECTION 1 SECTION REFERENCE LANDSCAPE SECTION 2 :C/U , 1/ 4" • l'·0" l[) ~ lL1 U) > u l[) C1::'.'. ('() 0 o>m ~ ·o Z~' -[O cD D cD ~ n U) z2, 0 ~ cD ['.. r= ['--. ['.. :::) ['--. C\J 0 0 u a, 0. . ...., d l.'.l D _J u ~ "" z l.'.l vi w "' >-::£ l.'.l / "" z l.'.l vi w "' >-::£ l.'.l / 0. 0 +' ~ lll (lJ "' ,., ~ ...-; THE DRAWINGS COMFLY TO THE 20 I 2 BCBC INCLUDING DEC. 20 I 4 REVISIONS NO. REVISION I ISSUE DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-1 I 9 A VE, MAPLE RJDGE DRAWINQTITLE , PROPOSED TRIPLEX LANDSCAPE SECTIONS 1 LOT56 PLANNWP 14049 ~ G.Y, l2ill MAY 30, 2018 filli AS NOTED LANDSCAPE SECTION 3 LANDSCAPE SECTION 2 BUILDING SECTION 2 LANDSCAPE SECTION 1 BUILDING SECTION 1 SECTION REFERENCE oc::cc:::r,.-.,.,...- :<'.1'1-e • I/ 16" • l"•O' LANDSCAPE SECTION 4 :<'.,'l,f , ~/ 16" • l'-O" LANDSCAPE SECTION4 LANDSCAPE SECTION 3 :<'.,'1,f, 1/4" • l'-O" r NO LO <t: lLl Ul >uLO DL'. ('() 0 D > LO <t: -0 zu , -(D c() D cO <t: n Ul z 2 , 0 <t: c() ['-..~['-.. ['-.. ::) ['-.. (\J 0 0 u (J) 0. --, d L'.l D _J u iS (/) z 8 (/) w A >-"" L'.l / (/) z L'.l c:;; w A >-"" L'.l / 0. 0 -P _y Ill Cl/ A ~ ,-: ,,;: THE DRAWINGS COMPLY TO THE 2012 BCBC INCLUDING DEC. 20 I 4 REV1510N5 . REVISION / ISSlJE OAT~ 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-119 AVE, MAPLE RIDGE PROPOSED TRIPLEX LANDSCAPE SECTIONS 2 LOT 56 PLAN NWP 14049 ~ G.Y. ~ ll:I!!: MAY30,2018 !!a\!! ASNOTED ' ) I I I I I I wl NTEI'~~ f10t 4 oo_, . Af l ffi OD ~ PROPOSED I RESIDENCE LANE . 75m LANE DEDICATION PROFOSED2 RESIDENCE EB (J[J 68 : WI 1 ICfNT 1.fD ION \FASCI 1ooAR . ,-12' 1Aff I I l I I I I ________ _J I I 9th AVENUE EXTERIOR LIGHTING PLAN 5CA!.t • 1/ B" • 1'·0" LIGHTING LEGEND SYMBOL IMAGE -~ I -, w, ...... . w2 ...... -- I W3 ----t I RI + ---. R2 • td FIXTURE HEATH 2 LIGHT HALOGEN WEATHERPROOF LAMP. GREY. ECO-RESPONSIBLE I 50 DEG. MOTION DETECTION UP TO 70 FT. DAYLIGHT DETECTION . SELECTABLE MOTION TIMER. MOTION SECURITY LIGHT--BRONZE MODEL #HZ-SG I 0-BZ. MOTION DETECTION UP TO 30 FT I IO DEG. SELECTABLE MOTION TIMER. DAYLIGHT DETECTION. GOW. BAZZ OUTDOOR LED WALL FIXTURE BLACK, DIMMABLE, RUST-PROOF 2 X GU IO LED BULBS RECESSED LIGHTING--HALO BLACK STEP BAFFLE WITH SATIN WHITE TRIM RING (5" APERTURE) GLOBE ELECTRIC MODEL 90G70 4" OUTDOOR RUST POOF RECESSED LIGHTING KIT IN WHITE E = LO NO Q. I '-G~(0.4~m) r 7 ~ 2• NUMBERS/2 ON METAL PLATE ON FRONT OF COLUMN ONLY CEDAR FENCE DETAIL (TOP VIEW) k k I '-4"(0.41 m) 5CA!.t , 1/2" • 1'·0' E 0 cO 0 I ui ' ~ ;:: !, !, , , 5" (0.13m) TYP - E -s;t- 0 Q. ~ l 4" (0.1 Om) jJ G FT CEDAR FENCE SIDE VIEW SCA!., I/ 2" • 1'·0" 3'-G" CEDAR FENCE SIMILAR Ii 71 PEDESTAL DETAIL 5CA!.E, 1/ 2" • l'-0" ¾" (0.01 Gm) -.Jr 2" (0.05m) E -s;t- 0 ? ~ Jk 3¾" BETWEEN PICKETS TYP ALUMINUM RAILING 5CIH • 1/2" • 1'-0" LO <( LU U) > um Ol'. ('() 0 o>m <( • 0 Z <-: I -[O cO 0 cO <( n U) z~, 0 <( cO ['--. ~ ['--. ['--. :::i ['--. C\J 0 0 u 0) 0. --, ci l'.:) D _J u ~ (/) z 8 (/) w "' >-,, l'.:) / (/) z 8 (/) w "' >-,, l'.:) / 0. 0 +' .Y "' a, "' ,-; ,-; ,-; THE DRAWINGS COMPLY TO THE 20 I 2 BCBC INCLUDING DEC, 20 14 REVISIONS NO Rf\/l51ON / ISSUE DATE 1119300 B.C. LTD. FILE# 2017-221-RZ 22032-1 19 A VE, MAPLE RIDGE l!!OM!!!l.l!lll ..., PROPOSED TRIPLEX EXT. LIGHTING PLAN LOT 56 PLAN NWP 14049 ~ G.Y. ~ = MAY30,2018 15 OF 15 = ASNOTED ) City of Maple Ridge TO: FILE NO: Advisory Design Panel 2017-455-DP MEETING DATE: June 20, 2018 SUBJECT: 10309 240 ST PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited application and property to permit the construction of a multi-family townhouse development with 15 units. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on November 14, 2017. This site is subject to being re-zoned to RM-1 (Townhouse Residential). The 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: Suburban Residential) East: West: Suburban Residential) Graham Farstad · Lot 1 District Lot 405 Group 1 New Westminister District Plan 60014 RES (Urban Residential) Low Density Multi-Family RS-2 (One Family Suburban Residential) RM-1 (Townhouse Residential) Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Urban Residential Use: Fallow Agricultural Land Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Designation: Agricultural Use: Single Family Residential Zone: RS-2 {One Family Suburban Residential) Designation: Medium Density Residential) and Conservation Use: Single Family Residential (Applications 2016-053-RZ) Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Townhouses Page 1 of 4 4.3 ,,. Site Area: Access: Servicing requirement: 0.405 HA.(1.00 acre) Temporary 240th Street Urban Standard DEVELOPMENT PERMIT AREA: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.7 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. "Recent developments and current development applications in the area reflect a shift towards multi-family units and townhouses, that similarly provide some orientation to the street and are sited with consideration to natural features. 11 2. Transitional development should be used to bridge areas of low and high densiti.es, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of higher density developments. "The existing site features provide natural barriers to density, concentrating the development towards the center of the site and creating sufficient privacy barriers to adjacent sites. The relatively low density of 37 units per hectare for townhouses recognize the topographic and riparian features which are given precedence. 11 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. "The topographic limitations of the site, and relationship with adjacent properties, support a site plan of three /ow-rise ground-oriented buildings each comprised of five townhouses (a total of 15, 3- bedroom townhouses). Useable open space is provided tor each townhouse with a minimum of 27 square metres to over 61 square metres. Two additional common open space areas are also provided totaling over 153 square metres." 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. ''The proposed development incorporated the principles of C1ime Prevention through Environmental Design (CPTED) by; fencing side and rear yards along property lines providing visual surveillance from the residential units into amenity areas and the internal street; and minimizing visually obstructing plant material between the public street realm and the buildings. " 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 F to th is memo. PLANNING COMMENTS: 1. Proposal: The applicant has applied to rezone the subject property from RS-2 (One Family Suburban Residential) to RM-1 (Townhouse Residential) to facilitate a 15 unit townhouse development. These 15 units are proposed to be broken into 3 structures consisting of 5 units each. The site slopes to the south with two areas that are plateaued and orientated east and west. These slopes must be taken into consideration with the site design. Part of the site design will be incorporating the future road connection from Slatford Place to 240th Street that is part of Rezoning Application 2016-053-RZ. Until the property to the west is developed providing the access to Slatford Place, a temporary access will be provided from 240th Street with restricted movements from the subject property. 2. Context: The subject property is located within a neigbourhood that is a mixture of newer single family homes and townhouse developments. To the south of the subject property is agricultural land, as well as, a water course. The subject property includes slopes that are subject to a Natural Features development Permit. 3. OCP and Zoning Compliance: The Conservation designation of the subject site is being adjusted to reflect ground-truthing. The subject site is being re-zoned to RM-1. (Townhouse Residential) and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The following variances will be required: • Height of the Townhouses from 11m to 12.12 m; • Front Yard setback from 7.5m to 4.57m; and • Rear Yard setback from 7.5m to 3.05 m. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix F) 5. Environmental. Sustainability & Stormwater Management: The subject property is subject to a Natural Features Development Permit due to the slopes, as well as the water course to the south. The stormwater management will incorporate the following elements: Page 3of4 • Permeable pavers; • Two storage tanks; • Stormceptor; • Sediment/oil interceptor; and • Increased soil 6. Issues requiring comments from ADP: The proposed development will be a transition from agricultural land to the south to the residential neighbourhood to the north. Please provide comments on the proposed building locations in relationship to sunlight and shadowing and is there ways that the design can mitigate the affects of shadowing. Is the landscaping proposed sufficient to decrease the noise that will be generated from 240th Street. Comments on best practices with respect to the incorporation of stormwater management into the site design would be beneficial. 7. Garbage/Recycl ing: The garbage and recycling will be in the form of totters. CONCLUSION: The proposed townhouse development is in general compliance with the Multi-Family development permit guidelines. The proposal has tried to protect and work with the existing slopes on the subject property. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Senior Planning Technician The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Planner Appendix C ADP Submission Form Appendix D ADP Applicant Checklist {signed by Architect) Appendix E Development Data Sheet {signed by Archrtect) Appendix F DP Area Guidelines Checklist Appendix G Architectural and Landscaping Plans Page 4 of 4 en 0 Ill ro _. N c.n 0 0 ~ '-< I I --, ;::o <' (D ul Qo r Q) A° (D C/) ;::o <' (D --, :::, Q. (D ::::t1 :::, ;::;: (D 0 ro (D A° (J) ..... ro Q) 3 r-(D (Q CD ::::s C. ....lo. 0 w 0 co N ~ 0 (/) ..... ..., CD CD ..... ' I/ 2.1020 ·- 2'0311142 24070 21084 .. • l"'T 2392i 23S/l7 WYNNYKWAY 28930 :j 23942 23944 23948 "-\ 23952 C --...·-----~--=-=--.r---'--------/ SLATFORD Pl. --~ -------- Cl) C ~-------~ ~ ~ I ' I 23986 ------;::o ----- 24011 24017 5 Ill ... 24()23 I 2403024021 i,,-,-,,,..,24031,----; t 1, 2403B U039 • ' UOH 24046 s 24055 24054 :,. """~ 2'002 ::': '-----------" 24070 !'1 24()73 24075 24083 24091 ,.,____, 24070 24066 ~ 241 ST. ,,----, .,,---.. 24101 24100 24103 24102 24101 ~ r-----, 24103 24102 ..... 24105 \ 240AST. ' \ 0 ""O m ;::o ~ ------.... 0 ~ 24022 24028 24060 • I }--i 1-------=-~Li.:!::!!!,. ...... ____ , 24086 I I ; I ~ 23933 '23939 23943 ~ 23951 '---- r ~ ' \ ' \ '--- - 24027 - 24061 - 24105 24104 ~,106 1,,,01 \ 7 ' I 1~ I lwm ,- . ' Legend 10309 240 Street ---Stream PLANNING DEPARTMENT ---Indefinite Creek -River ~IIJ ■ mapleridge.ca Scale: 1 :2,500 Major Rivers & Lakes 2017-474-DP DATE: Oct 19, 2017 BY: JV the Arlington Group planning+ architecture inc. l 030 -470 granville street vancouver be canadal v6c l vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl in g ton group.ca Athel .. t /-\r 1ng on Group APPENDIX B Re. Rezoning and Development Permit Application for 10309 240th Street, Maple Ridge This cover letter details our proposal to rezone the the property at 10309 240th Street, Maple Ridge, from RS-2 (One- Family Suburban Residential) to RM-1 (Townhouse Residential). The purpose of the application is to allow the construction of 15 family oriented townhouses. The site is located in three Development Permit areas concerning multi-family development, watercourse protection and steep slopes (natural features). Included_ in the application is a request for setback variances for the front, rear and south side yards. This statement outlines the intent of the proposal and includes an assessment of proposals compliance with the Maple Ridge Official Community Plan (OCP) policies and the Multi-Family Residential, Watercourse Protection, and Natural Features Development Permit area requirements. Project Description The subject property is located at 10309 240 Street and is within an area designated for Urban Residential development. The OCP designation accommodates the proposed townhouse development and no change in the OCP is required. The Multi- Family Development Permit Area Guidelines apply to this proposed development. The property is within the boundary of the Albion Flats study area. A current area plann ing process is underway to determine land uses within the Albion Flats Area Plan. Various future land use options are being explored for the Albion Flats study area, including priority land uses of employment, agricultural and recreation. In draft concepts of the Albion Flats study area, continuing residential use has been indicated for the subject property. The property is currently zoned RS-2. With an area of 4051 m2, the property remains one of the largest in the neighbourhood. It is currently bounded by land in the ALR to the south, which is also under examination as part of the Albion Flats study area. To the east, on the east side of 240 Street, the property faces potential medium density residential (OCP designation). Current rezoning applications indicate that the residential properties on abutting lots to the west and north-west are maintaining residential uses but transitioning from suburban residential, to Page 11 the Arlington Group planning+ architecture inc. l 030 -470 granville street vancouver be canadal v6c l vs t. (604) 683-1903 f. (604) 683-7494 in fo@arl in g tong ro up. ca Athel .. t J-\r 1ng on Group· low/medium density urban residential, as designated as the generalised future land use under Schedule B of the OCP . There is an existing single-family dwelling on the property that will be demolished prior to the construction of new townhouses. Non-developable steep slope areas within the site, as determined by the Site Grading by CitiWest, have determined the configuration of the proposed development. The proposed development maintains a low site coverage that seeks to take advantage of the site's natural features and minimise site disturbance. These steep slope areas would remain vegetated, providing both environmental and aesthetic benefits to the site. Additionally, the Watercourse Protection Development Permit Area and Natural Features Development Permit Area also apply to the site -due to proposed development activity within SO metres of the top-of-bank of a watercourse shown in Schedule C and average natural slope of greater than 15 percent respectively. In addressing these requirements, the site plan requires a Development Variance Permit (DVP) for the front, rear and southern setbacks. The proposal is to rezone the subject property from RS-2 to RM-1 (Townhouse Residential), allowing for the introduction of low- medium density housing options, reflective of the Urban Residential future land use designation. The site area of 4,051 m2 far exceeds the minimum lot area of 557 m2 permitted in this zone. The topographic lim itations of the site, and relationship with adjacent properties, support a site plan of three buildings each comprised of five townho uses {a total of 15, 3-bedroom townh ouses). The relatively low density of 37 units per hectare for townhouses recognizes the topographic and riparian features which are given precedence. The site plan complies with the RM-1 zone provisions concerning number of storeys, floor space ratio, useable open space, common activity area, and parking spaces and unenclosed off- street parking lot coverage. The FSR will be a maximum of 0.60. The lot coverage of 29% for buildings and structures allows for the amenity space requirement to be exceeded, despite the topog raphic limitations of the site. The proposed useable open space of 679.33 square metres exceeds the required 675 square metres. Useable open space is provided for each townhouse with a minimum of over 27 square metres to over 61 square metres. Two additional common open space areas are also provided totalling over 153 square metres. One is located adjacent to the common activity area, allowing this amenity to be more than Page I 2 the Arlington Group p lanning + architecture inc. l 030 -470 granville street v ancouver be canadal v6c l vS t. (604) 683-1903 f. (604) 683-7494 in fo@arl i ngto n group.ca Athel.t J-\r 1ng on Group twice that required by the Zoning Bylaw. The Landscape Plan, provided by PMG Landscape Architects, shows the common activity area provides for a central feature with children's play equipment, screened by a hedge and street trees. The Arborist report, also provided by PMG Landscape Architects, proposes that 4 tree s be retained . Alf are in go od health and are located on steeply sloped areas o r within the rip arian setback area. A large red cedar is located at the edge of the Watercourse DPA while smaller Norway Spruce, Blue Spruce and English Oaks are located within the Natural Features DPA. Design Rationale The generalised future land use p lan i n Sched ule B of the Maple Ridge OCP allocates an Urban Resi dential designat ion t o t he subject pro perty, ''which permits a range of housing types within the Urba n Area Bounda ry. Infill and densificat ion may be possible based on compatibility and locational criteria on properties which can be fully serviced to municipal standards." The objective of all residential land use designations is to: • To manage residential growth through infill and intensification in a manner that respects neighbourhoods and the existing physical character of the surrounding areas. • To direct urban growth within the Urban Area Boundary. The subject property sits within an Urban Area Boundary, and is classed as Major Corridor Residential due to its frontage on 204 Street, an existing Major Road Corridor as identified on Figure 4 Proposed Maj or Corridor Network Plan. Under OCP Policy 3-20 Major Corr idor Residential Infill developments must be designed to be comp atible with the surrounding neigh bourhood and evaluated against the following criteria: a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small Jot intensive residential developments subject to Policy 3-21 b) a maximum height of two and one-half storeys with an emphasis on ground oriented units for all developments except for apartments; OCP Policy 3 -21 states that all Neighbourhood and Major Corridor Residential infill developments w i ll respect and Page I 3 the Arlington Group planning + architecture inc. l 030 -470 granville street vancouver be canadal v6c lvS t. (604) 683-1903 f. (604) 683-7494 i nfo@arl i ngto n group.ca Athel~t Mr 1ng on Group reinforce the physical patterns and characteristics of established neighbourhoods, with attention to: a) the ability of the existing infrastructure to support the new development; b) the compatibility of the site design, setbacks, and Jot configuration with the existing pattern of development in the area; c) the compatibility between building massing and the type of dwelling units in the proposed development and the surrounding residential properties; d) the location, orientation, and visual impact of vehicle access/egress in relation to: i. adjacent developments ii. the street iii. the pedestrian environment e) minimizing adverse parking and traffic impacts on the existing neighbourhood; f) a gradual transition of scale and density through the design of building mass and form, such as: i. reduction in building heights at the edges of a development; ii. location of lower density components towards the perimeters of a site; and iii. concentration of density to the centre of a development or towards a non-residential boundary; g) retention and preservation of significant trees, other natural vegetation, and environmental features; h) maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent neighbourhoods; i) conservation of special landscapes such as gardens, or built-form features, including heritage buildings, that contribute to the unique character of a neighbourhood. The proposal meets the objectives of OCP Policy 3-20 and 3-21 by offering higher-density housing within the Urban Growth Page 14 the Arlington Group planning + architecture inc. l 030 -4 70 granville street vancouver be canadal v6c l vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl in gto n group. ca AthelA t Mr 1ng on Group Boundary, through ground-oriented housing that responds to the existing form and character of the neighbourhood. Recent developments and current development applications in the area reflect a shift towards multi-family units and townhouses, that similarly provide some orientation to the street and are sited with consideration to natural features. The density of the proposed development is distributed across the site in response to the steep slope and vegetated areas of the property. The existing site features provide natural barriers to density, concentrating the development towards the centre of the site and creating sufficient privacy barriers to adjacent sites (3-21 f). Significant trees (4 in total) will be preserved and other natural vegetation in the environmental setback will be preserved (3-21 g, h). Additional landscaping and the inclusion of boulevard trees along the front of the property will contribute to the usability and privacy of the development. The site design of this proposal has also been informed by the layout and orientation of the neighbouring site to the north-west (current rezoning application 2016-053-RZ), particularly in consideration with the internal road network connection (3-21 a- d). This road connection will provide an alternative access point, limiting the disruption to traffic along 240 Street (3-21 e). Each of the 15 proposed units have a double-wide garage and 4 visitor spaces are also included in the site plan. Multi-Family Development Permit Area Compliance The guidelines of the Multi-Family Development Permit Area are met through compliance with the key guidelines concepts in 8.7.1 and detailed guidelines in 8.7.2. In highlighting these guidelines, it is noted that the proposed development: • takes advantage of the natural features and enhances privacy and liveability • is designed to present a strong frontage along a public road • is sited along a major street • provides a variation in facades to add variety to the development • provides for three rows of five townhouses, all of which vary in design • with 10 design variations, the 3-bedroom townhouses vary in area from 130.8 m2 to 170.2 m2 on three levels • all townhouses contain decks and many also contain patios • each townhouse includes a double wide garage (there are no tandem garages) Page I 5 the Arlington Group planning + architecture inc. l 030 -470 granville str eet vancouver be canadal v6c l vs t. (604) 683-1 903 f. (604) 683-7494 i nfo@arl in g tong rou p.ca Athel~t J-\r 1ng on Group • no garage doors face public streets • all parking is enclosed except for visitor spaces • the pitched roofs provide significant variety to the project • the landscape plan provides a play area for children in a prominent location yet screened from internal vehicular traffic • each townhouse has its own private open space • overall open space and recreation areas exceed the bylaw requirements • the proposed development incorporates the principles of Crime Prevention through Environmental Design (CPTED) by; fencing side and rear yards along property lines; providing visual surveillance from the residential units into the amenity areas and the internal street; and minimising visually obstructing plant material between the public street realm and the buildings • garbage and recycling will be provided within the garages of each units and will only be visible when put out on collection days Development Variance Permit The topographic limitations and prioritization of natural features has directed the layout of the site, resulting in the need for a Development Variance Permit for the front, rear and southern setbacks. The grading of the site and the pitched roof {determined appropriate in character) also means that the height of some of the units may not comply. The front setback requirement is 7.Sm and a setback of 4.57m proposed. This front setback affects five townhouses in Building 2 facing 240th Street. The impact of this reduced setback is mitigated through an attractive landscaping and fencing proposed by PMG Landscape Architects. The landscaping features within the proposed 4.57 m setback area make this semi-private space both inviting and usable. In addition, the streetscape provides for landscaping and a sidewalk along 240th Street. The rear setback applies to only two townhouses, at the western ends of Buildings 1 and 3. A rear setback of 3.05 metres is proposed compared to the 7.Sm specified in the RM-1 zone. The southern setback effects one townhouse at the southern end of Building 2. The rationale for these setback variances is the priority given to working with the existing terrain constraints and minimizing the site disturbance to the natural features with slopes of 15% or more. In addition, these setback variances will affect only 3 of 15 townhouses. The rear setbacks affect 29% of Page I 6 the Arlington Group planning + architecture inc. l 030 -4 70 granville street vancouver be canada[ v6c l vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl in gto n group.ca Athel .. t J-\r 1ng on Group the west frontage (18.74 of 63.67 m). It is noted that Building 3 has 5 units with access along the south. These units have a minimum setback of 12.99 m from the southern property line. In addition, the adjacent property to the south is a large site in the ALR. The building height also requires a development variance permit with a maximum building height of 12.16 metres compared to the 11.0 metres permitted. This variance applies to Building 2 along the 240th Street side, w_hich is required to be higher to conform to the interior road grading. This variance does not apply to all buildings and the increased height will not effect adjacent properties. Watercourse Development Permit Area+ Natural Features Development Permit Area Compliance The City of Maple Ridge OCP identifies development and subdivision activities that require a development permit as including any clearing, building, or development related activity where properties are: • within 50 metres of a watercourse or wetland area; • on slopes greater than 15%. The Property occurs within 50 metres of a watercourse and encompasses slopes greater than 15%. The Environmental Assessment (EA) by Envirowest, as included in application, details the extent of these sloped areas and the riparian vegetation and wildlife associated with the nearby Spencer Creek. The proposed development closely conforms to OCP principles 23 and 35 as noted below: Principle 23 The community values the protection of environmentally sensitive areas including, water (for its intrinsic value, habitat and aquifer recharge), areas of natural beauty, forests, etc. Principle 35 Respect for the landscapes of Maple Ridge should shape community design, contributing to sense of place and better fit with landforms. Protection of natural features associated with development of the property wi II be focused upon conservation of Spencer Creek, the associated riparian corridor, areas with steep slopes, and mature trees. The EA further details the impact mitigation Page I 7 I the Arlington Group planning+ architecture inc. 1 030 -470 granville street vancouver be can ad al v6c 1 vs t. (604) 683 -1903 f. (604) 683-7494 i nfo@arl Ing tong ro up .ca Athel£.t J-\r 1ng on Group strategies that will be upheld, including a permanent 30 metre setback to Spencer Creek, a stormwater management plan that will reduce impacts to the hydrological regime of Spencer Creek and very limited encroachment of development activities onto steep slopes. Enhancement and restoration works associated with the proposed development also include invasive plant removal and the restoration of native plant species. I will be pleased to provide any additional information you may require. Sincerely, Graham Farstad MCIP, RPP October 3, 2017 Page I 8 APPENDIX C [~ MAPLE RIDGE 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 Bearing Pointe Development Ltd. 2018 -455 -RZ File number Address of site Current Zone 10309 240 Street, Maple Ridge _R_S_-_2 ___ Proposed Zone_R_M_1 ___ _ Seeking to appear before the ADP on this date 20 June, 2018 Architect Information: Submission will be presented to ADP by: Architect Lance Barnett ----------------- Landscape Architect _P_a_t_ri_c_ia_C_a_m_p_b_e_l_l _______ _ 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 APPENDIX D l~-ADP Submission Checklist map1e,idge.ca Application No. -~k""':. '"""0_1=2?~--4..._,;=13=---Q_-z._ ____ File Manager w (?,t:,.)1)'[ COD ?i£:!2-:- 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 Requiremen ts 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 AD _···. =+.-L.A.i.:..acNd=.= ......... ~~QJ.er;:~=-4-t--~~ . Print name Date Submission Requirements: Submission Materials Required (File Manager to Provided indicate if required) A. ADP Submission Form (Submitted and signed by Architect) □ ~ 8. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ B 2. Design rationale (Detailed information Required) □ ~ ~ 3. Statement in brief about the following: a. DP Key Concepts Compliance □ ~ b. DP Guideline Compliance □ 13' C. 3-tier stormwater management strategy 0 (if d. Public Art/ Amenities, etc. □ □ -- e. Sustainability practices □ □ - f. Other □ □ C. Site and Neighbou"rhood 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. DeveloQment Permit Area Checklist (Note: The Architect is responsible to describe how the project □ d 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. Architectural Plans (Site and Building{s}l: 1. Site Plan and layout □ ~ 2. Site sections □ e 3. Streetscape elevation □ 0 4. Streetscape elevations with landscaping and boulevard trees □ I]( superimpose d 5. Shadow analysis □ □ 6. Lighting analysis (on building and on site) 0 □ 7. Floor Plans for all levels, including underground and roof tops □ ~ ' □ ~ 8. Waste collection /recycling (inside of buildings) 9. Storage, including bicycle storage (inside and outside) □ □ 10. Building elevation (all sides) q ra 11. Signage (attached to building and free standing) ·o □ 12. Colours and materials □ ~ 13. Material board □ la' 14. Building sections □ Ii¥" 15. 30 renderings ofthe site and/or building(s) with associated □ C:I landscaping F. landscaQing Plans: 1. Landscaping plan and layout with specifications and planting □ G;t· details 2. Landscaping details, including locations for public art, signage, □ lif lighting, play and other amenity areas 3. Waste collection /Recycling (exterior areas/structures) □ □ 4. Details for pedestrian and amenity features being provided 0 Ga □ ' 121· 5. Details for hard surfacing areas/ patterns 6. Tree retention and management plan □ 1:3 7. Site sections to show lot grading, drainage, landscaping and □ tir relationship to adjacent gra des/ Cit y boulevards/ lanes 8. Preliminary storm water management plan (Note: This plan □ G:r;, must have been accepted by the Environmental Planner) 9. Pedestrian, bicycle, equestrian path interconnections □ 13.,,. G. Green Buildi~g[Sustainabilitv initiatives □ □ H. Other □ □ □ □ Rev. October 14, 2015 APPENDIX E I~ 1-tAPLE RIDGE a , •.:. ~ c ~ .. -r: i::1: DEVELOPMENT DATA SHEET ---mapleridge.ca Existing /Proposed Zone RS-2/RM1 Date Prepared May7201s Required Development Data Minimum Required or Maximum Allowed LOT AREA* (in square metres) Gross Total 4051 Less Road Widening/ Truncations Less Park Net Total 4051 LOT COVERAGE (in % of net lot area) Total Site Coverage SETBACKS (in metres) Front 7.5 Rear 7.5 Side #1 (N,S,E, or W) 6.0 Side #2 (N,S,E, or W} 6.0 Side #3 (N, S, E or W} SETBACKS -Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in m~tr~s/storeys) Principal 11.0 Accessory 4.5 NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom+ Total GROSS FLOOR AREA (in square metres) Residential 2436 Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA • lfthe development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or state variance needed) 4051 NA NA 4051 29 4.57 (E) 3.05(W) 10.77(N) 12.99 (S) 12.16 +- NA 0 0 0 15 15 2432 2432 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of un its/ha (gross) 37 # of units/ha (net) 37 Gross Floor Area 2436 2432 Floor Space Ratio (net) 0.60 0.60 AMENITY SPACE (area in square metres) Common Activity Area 75 174.15 Useable Open Space 675 679.33 PARKING (number of spaces) Residential and Multi-Residential Uses 30 30 Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre {1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors 3 4 TOTAL NUMBER OF PARKING SPACES 33 34 Number of total for disabled 0 Number of total (and%) small cars I % 1 space -2.9% Number of total (and%) tandem spaces I % 0 TOTAL OFF STREET LOADING SPACE(S} 0 0 BICYCLE PARKING (number of sp~ces) Short Term Bicycle Parking NA Long Term Bicycle Parking NA OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site !NO I Tree Survey/ Assessment Provided !YES Watercourse/Steep Slopes I YES I Covenants, Stat ROW & Easements I I hereby certify that all the above information is true and correct. I acknowledge that any error omissions are the sole responsibility of the undersigned and n it th<C-'-,C-V,C:lopment and Environmental Services Department. 1/ Prepared by: Lance Barnett Print Name NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1. 2. APPENrnx F ~ ---mapleridge.ca MAPLE RIDGE -+ -·--------- B.-111~)-: Coliunb.:: Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8. 7 of the Official Community Plan, multi-family developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies New development into established areas Recent developments and current development applications in the should respect private spaces, and area reflect a shift towards multi-family units and townhouses, that incorporate local neighbourhood similarly provide some orientation to the street and are sited with elements in building form, height, consideration to natural features. architectural features and massing. Transitional development should be used The existing site features provide natural barriers to density, to bridge areas of low and high densities, concentrating the development towards the centre of the site through means such as stepped building and creating sufficient privacy barriers to adjacent sites. The heights, or low rise ground oriented relatively low density of 37 units per hectare for townhouses housing located to the periphery of a recognizes the topographic and riparian features which are given higher density developments. precedence. 1 Key Guideline Concepts {Continued} 3. Large scale developments should be The topographic limitations of the site, and relationship with clustered and given architectural adjacent properties, support a site plan of three low-rise, separation to foster a sense of ground-oriented buildings each comprised of five townhouses (a community, and improve visual total of 15, 3°bedroom townhouses). Useable open space is attractiveness. provided for each townhouse with a minimum of over 27 square metres to over 61 square metres. Two additional common open space areas are also provided totalling over 153 square metres. 4. Pedestrian circulation should be The proposed development incorporates the principles of Crime encouraged with attractive streetscapes Prevention through Environmental Design (CPTED) by; fencing attained through landscaping, side and rear yards along property lines; providing visual architectural details, appropriate lighting surveillance from the residential units into the amenity areas and and by directing parking underground the internal street; and minimising visually obstructing plant where possible or away from public view material between the public street realm and the buildings. through screened parking structures or surface parking located to the rear of the property, 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 c>r why it is inapplicable. 1. Design and siting of buildings should take The density of the proposed development is distributed across the advantage of natural features or views site in response to the steep slope and vegetated areas of the . and should enhance privacy and property. The lot coverage of 29% for buildings and structures livability. allows for the amenity space requirement to be exceeded, despite the topographic limitations of the site. 2. Residential buildings should front or The proposed development is sited along a major street, with one appear to front onto public roads building of five townhouses fronting the street. The front setback through the use of appropriate requirement is 7.5m and a setback of 4.57m proposed. This front treatment of exteriors, through direct setback affects five'townhouses In Bu{lding -2 facing 24oth Street. pedestrian access to individual units from The impact of this reduced s~tt:,ack is rn_itigated through an attractive the public street/sidewalk, or through laridscaping. and fencing proposed by PMG Lanpscape Archilei;;ts. The landscaping foaltires within the proposed 4.57 m setback area the provision of pedestrian walkways make lhis sen,i-priilate SRace both inviting and usable. In addition, linked to the street. Street frontages the streelscape provid~s for landscaping and a sidewalk along should be emphasized by incorporating 240th Street. The landscaping plan provides for 8 'Rciywood' street differentiated front, side and rear trees as shown below as well as a sod lawn and low hedge around oriented facades, with a minimum two the outdoor amenity area. storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited The site design of this proposal has also been informed by the adjacent to major streets in order to layout and orientation of the neighbouring site to the north-west minimize access problems and to provide (current rezoning application 2016-053-RZ), particularly in a transition to lower density uses. consideration with the internal road network connection. This road connection will provide an alternative access point, limiting the disruption to traffic along 240 Street. 4. Multi-family developments adjacent to Recent developments and current development applications in the lower density or single detached area reflect a shift towards multi-family units and townhouses, that residential dwellings should: similarly provide some orientation to the street and are sited with a) be consistent in form and massing with consideration to natural features. The density of the proposed the surrounding area; development is distributed across the site in response to the steep b) be sited adjacent to major streets to slope and vegetated areas of the property. The existing site features provide natural barriers to density, concentrating the development provide a transition to lower density towards the centre of the site and creating sufficient privacy barriers uses; to adjacent sites (3-21 f). Significant trees (4 in total) will be c) concentrate density to the centre of the preserved and other natural vegetation in the environmental setback development or towards a non-will be preserved (3-21 g, h). Additional landscaping and the residential boundary and locate lower inclusion of boulevard trees along the front of the property will density components adjacent to lower contribute to the usability and privacy of the development. density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building The proposed development is designed to present a strong frontage along a frontages should include design public road. The pitched roofs and variation in facades provide significant elements and features to: variety to the project. a) provide variation in the facades to help reduce the visual length of individual buildings; b) have the appearance of a series of smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. ) 3 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should The elevations of the proposed townhouse project use use design themes, architectural gable roof forms and projecting bay windows that relate features and elements of the surrounding neighbourhood by to the single family residential buildings within the incorporating common elements such as existing neighbourhood. The garage entries are all form, scale, massing and proportion into located within the site and are not visible from the the design as a means to reinforce street. neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and The balconies are located within the site and will be porches that are visible from a street or finished with a perforated soffit material to ensure public walkway should be covered with exterior finishes to provide a finished airflow. appearance to public view. 8. Developments are encouraged to use The impervious surfaces are separated by landscape beds the Leadership in Energy and and lawn areas which will encourage stormwater infiltration. Environmental Design (LEEDS) standards Permeable pavers have also been proposed for the visitor in the design of buildings. Techniques stalls. such as rain gardens, vegetated swales, separation of impervious surfaces, The development shall comply with the Maple Ridge Design installing below surface infiltration beds Criteria which is to capture the Mean Annual Rainfall which is and tree box filters, and redirecting the 2 year, 24 hour rainfall event for Tier A and Tier 8 of the water from drain pipes into vegetated criteria. Onsite stormwater detention tanks are proposed. areas are encouraged. 9. Variation in individual unit designs is The three rows of townhouses all vary in design, with 10 unit design encouraged to provide visual interest variations across the project. and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public Each townhouse includes a double wide garage (there are no tandem I streets. Where front facing garage doors garages) and no garage doors face public streets. are unavoidable, the impact of garage doors on the public realm should be All unit entrances are separated to allow for a distinct entrance to each individual unit. mitigated by: a} designing residential units with enough Living area has been provided at grade in all units fronting 240th Street. width to include attractive entrances This will provide for a stronger community interface. and windows between garages; b} recessing garage doors behind the main building fa~ade; c} keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d} grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e} providing interior spaces that overlook the street; f} separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h} including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Lan dscaping of rooftops is encouraged N/A where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. 5 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 2. Parking structures should be adequately screened and architecturally compatible with the rest of the building. Large surface parking areas should be divided into smaller sections to avoid a monotonous appearance with landscaping strips, trees, building edges, pedestrian pathways, and pavement treatment to enhance their visual appearance. 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. 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. All parking is enclosed except for visitor spaces. All residential parking to be provided within the garage of each unit. Visitor parking has been separated into two areas and includes planting strips. N/A Access to future residential development to be provided at the south/west corner. 6 Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Environmental Design (CPTED} principles should be incorporated into the design of all parking facilities with convenient, safe, identifiable and universally accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. The proposed development Incorporates the principles of Crime Prevention through Environmental Design (CPTED) by; fencing side and rear yards along property lines; providing visual surveillance from the residential units into the amenity areas and the internal street; and minimising visually obstructing plant material between the public street realm and the buildings. 7. To increase safety, consider using Windows from the units provide for community electronic security devices and surveillance to all areas within the project. monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in Permeable pavers have been provided for all visitor parking areas should be minimized by parking areas. integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and The site slopes from north to south. Proposed grades driveways should conform to the generally conform to existing grades where possible. existing grades as closely as possible to Retaining walls are proposed to maintain slopes. The ensure minimal disruption of sropes and east-west drive aisles generally follow the natural contours vegetation. On steep terrain, roads and are at a maximum 5% slope. should be aligned, wherever possible, to run parallel rather than counter to, The north-south drive aisle is at a maximum of 12% slope. natural contours and existing grades. 7 Guidelines 8.7.1 C Landscaping and Open Space 1. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other 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. 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 landscape design for this development provides all of the listed guidelines to the left. We have indicated defini~ion for the public versus private realm, provided a pleasing street image, provided transitions between land uses and reinforced the design continuity of the recently developed neighbouring properties. The landscape drawings indicate the protection and removal of the existing trees based on the arborist report and site plan provided. The tree protection fencing is included as well. The civil engineer is providing the drainage plan for the site and the civil/architectural consultants are providing the required cross sections. 3. Street trees will be a required component of all development. Street trees have been indicated along 240th Street as Incorporate deciduous tree species into required. streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. 8 Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. All micro-climate and energy efficiency guidelines listed have been considered during the design of the landscape. s. Maintain continuous landscaping along Done. 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 This site does not have significant street corners, street corners and at locations of high although landscape elements will be used to frame the visibility. Provide landscaping and driveway entrance and decorate the street frontage. 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 Landscape is provided wherever paving or buildings are for future development should be not indicated on the site plan. landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 9 ' ' '\ Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate 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. 11. The height and location of a landscape screen should ensure that: a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced . 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. Four existing trees have been proposed as retained on the site as recommended by the arborist. The trees are shown on the plan as indicated by the survey. New planting will include native and adaptable species suitable to the site. Landscape will be utilized to retain stormwater wherever possible. Rain gardens and vegetated swales are not an appropriate treatment for this site. Privacy has been achieved for the res~d~nts _thr~ugh fencing and planting, while keeping driving site lines open. As indicated by the civil engineer, the paving in the parking stalls will be permeable pavers which will increase the site's permeability. 10 l Guidelines 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. 2. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.Sm x 1.Sm (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. Guidelines 8.7.1 E Refuse, Recycling and Service 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, 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. 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. NIA N/A 11 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately sized for the building occupants; c) contained within roofed/wa I led enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized 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 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. 7. Buildings should constructed attenuation: a) between units; be designed and maximize sound b) between public roads and units; and c) between adjacent land uses and units. Garbage and recycling will be provided within the garages of each units and will only be visible when put out on collection days. N/A N/A 12 Guidelines 8.7.1 F Signage and Lighting 1. All signage must conform to the Maple Ridge Sign Bylaw. In the event of a conflict between the Maple Ridge Sign Bylaw and these guidelines, the latter shall take precedent. 2. Signage design, materials and message should be integrated and complement the scale and architectural detail of the building. 3. Pedestrian level lighting is encouraged along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the public right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle 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. Building mounted light fixtures to be provided. Exterior light fixtures to be "down directed" to minimize glare and "light spillage" to adjacent properties. 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. Residential bike storage will occur within the garages of each unit. 13 Project Information To be completed by the Architect on record for this project: File Number 2.0le,-45S--'R;Z. Date prepared: Wti 2-s/t~ Architect h'sN,ce.~ • ~.,.·· .... ~ p • .., • ... • .., •. ~-···-- Print Name ---------1 14 ~ MAPLE RIDGE Or1t1•~h Cot1.1mb1J ADP Submission Checklist mapleridge.ca Application No. _ __.2.-=· "--0_\;.i.,2,...,_-_4_._S=-5-=----Q_'-____ File Manager W ~~DY COO ?~\2- This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel. Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the AD Prepared ____,LJ-i~w;:£~~~~~+----M1t1~ Print name Date Submission Requirements: Required Submission Materials (FIie Manager to Provided indicate If required) A. ADP Submission Form (Submitted and signed by Architect) □ la B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ 13 2. Design rationale (Detailed information Required) □ u3' 3. Statement in brief about the following: a. DP Key Concepts Compliance □ Ga b. DP Guideline Compliance □ B C. 3-tier stormwater management strategy □ ~ d. Public Art/ Amenities, etc. □ □ - e. Sustainability practices □ □ f. Other □ □ C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other □ ~ major features within the site, on the abutting properties and along the road allowances/ lanes. 2. Photographs of site and surroundings. □ ~ D. DeveloQment Permit Area Checklist (Note: The Architect is responsible to describe how the project □ d' complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) r----._ ) City of Maple Ridge ADP Submission Checklist E. Architectural Plans {Site and Building(s)l: 1. Site Plan and layout 2. Site sections 3. Streetscape elevation 4. Streetscape elevations with landscaping and boulevard trees superimposed 5. Shadow analysis 6. Lighting analysis (on building and on site) 7. Floor Plans for all levels, including underground and roof tops 8. Waste collection /recycling (inside of buildings) 9. Storage, including bicycle storage (inside and outside) 10. Building elevation (all sides) 11. Signage (attached to building and free standing) 12. Colours and materials 13. Material board 14. Building sections 15. 30 renderings of the site and/or building(s) with associated landscaping F. Landscal!ing Plans: 1. Landscaping plan and layout with specifications and planting details 2. Landscaping details, including locations for public art, signage, lighting, play and other amen ity areas 3. Waste collection /Recycling (exterior areas/structures) 4. Details for pedestrian and amenity features being provided 5. Details for hard surfacing areas/ patterns 6. Tree retention and management plan 7. Site sections to show lot grading, drainage, landscaping and relationship to adjacent grades/ City boulevards/ lanes 8. Preliminary storm water management plan (Note: This plan must have been accepted by the Environmental Planner) 9. Pedestrian, bicycle, equestrian path interconnections G. Green Building[Sustainabilit)l initiatives H. Other Rev. October 14, 2015 (Page 2) □ ~ □ lit' □ 0 □ ~ □ □ □ □ □ ~ □ Ii( □ □ □ li:J □ □ □ ~ □ ~ □ GT □ 13 □ Gt □ (ii" □ □ □ Ga □ 121 □ B □ Iii' □ ~ □ Ga/ □ □ □ □ □ □ I~ MAPLE RIDGE --~ -- British Co umb1.J -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 Bearing Pointe Development Ltd. 2018 -455 -RZ File number Address of site 10309 240 Street, Maple Ridge Current Zone RS-2 Proposed Zone _R_M_1 ___ _ Seeking to appear before the ADP on this date 20 June, 2018 Architect Information: Submission will be presented to ADP by: ) Architect _L_a_n_c_e_B_a_r_n_e_tt _________ _ Landscape Architect Patricia Campbell ----------------- 0th er 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 _) 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 ) the Arlington Group planning + architecture inc. 1030 -470 granville street vancouver be canadal v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl i ngto ng rou p. ca _) Athel.t 1-\r 1ng on Group Re. Rezoning and Development Permit Application for 10309 240th Street, Maple Ridge This cover letter details our proposal to rezone the the property at 10309 240th Street, Maple Ridge, from RS-2 (One- Family Suburban Residential) to RM-1 (Townhouse Residential). The purpose of the application is to allow the construction of 15 family oriented townhouses. The site is located in three Development Permit areas concerning multi-family development, watercourse protection and steep slopes (natural features). Included in the application is a request for setback variances for the front, rear and south side yards . This statement outlines the intent of the proposal and includes an assessment of proposals compliance with the Maple Ridge Official Community Plan (OCP) policies and the Multi-Family Residential, Watercourse Protection, and Natural Features Development Permit area requirements. Project Description The subject property is located at 10309 240 Street and is within an area designated for Urban Residential development. The OCP designation accommodates the proposed townhouse development and no change in the OCP is required. The Multi- Family Development Permit Area Guidelines apply to this proposed development. The property is within the boundary of the Albion Flats study area. A current area planning process is underway to determine land uses within the Albion Flats Area Plan. Various future land use options are being explored for the Albion Flats study area, including priority land uses of employment, agricultural and recreation. In draft concepts of the Albion Flats study area, continuing residential use has been indicated for the subject property. The property is currently zoned RS-2. With an area of 4051 m 2, the property remains one of the largest in the neighbourhood. It is currently bounded by land in the ALR to the south, which is also under examination as part of the Albion Flats study area. To the east, on the east side of 240 Street, the property faces potential medium density residential (OCP designation). Current rezoning applications indicate that the residential properties on abutting lots to the west and north-west are maintaining residential uses but transitioning from suburban residential, to Page 11 ) the Arlington Group planning + architecture inc. 1 030 -4 70 granville street vancouver be can ad al v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl in gto n group. ca Athel.f J-\r 1ng on Group low/medium density urban residential, as designated as the generalised future land use under Schedule B of the OCP. There is an existing single-family dwelling on the property that will be demolished prior to the construction of new townhouses. Non-developable steep slope areas within the site, as determined by the Site Grading by CitiWest, have determined the configuration of the proposed development. The proposed development maintains a low site coverage that seeks to take advantage of the site's natural features and minimise site disturbance. These steep slope areas would remain vegetated, providing both environmental and aesthetic benefits to the site. Additionally, the Watercourse Protection Development Permit Area and Natural Features Development Permit Area also apply to the site -due to proposed development activity within 50 metres of the top-of-bank of a watercourse shown in Schedule C and average natural slope of greater than 15 percent respectively. In addressing these requirements, the site plan requires a Development Variance Permit (DVP) for the front, rear and southern setbacks. The proposal is to rezone the subject property from RS-2 to RM-1 (Townhouse Residential), allowing for the introduction of low- medium density housing options, reflective of the Urban Residential future land use designation. The site area of 4,051 m2 far exceeds the minimum lot area of 557 m2 permitted in this zone. The topographic limitations of the site, and relationship with adjacent properties, support a site plan of three buildings each comprised of five townhouses (a total of 15, 3-bedroom townhouses). The relatively low density of 37 units per hectare for townhouses recognizes the topographic and riparian features which are given precedence. The site plan complies with the RM-1 zone provisions concerning number of storeys, floor space ratio, useable open space, common activity area, and parking spaces and unenclosed off- street parking lot coverage. The FSR will be a maximum of 0 .60 . The lot coverage of 29% for buildings and structures allows for the amenity space requirement to be exceeded, despite the topographic limitations of the site. The proposed useable open space of 679 .33 square metres exceeds the required 675 square metres. Useable open space is provided for each townhouse with a minimum of over 27 square metres to over 61 square metres. Two additional common open space areas are also provided totalling over 153 square metres. One is located adjacent to the common activity area, allowing this amenity to be more than Page 12 _j the Arlington Group planning + architecture inc. 1030 -470 granville street vancouver be canadal v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arl in gto n group. ca Athel.t J-\r 1ng on Group twice that required by the Zoning Bylaw. The Landscape Plan, provided by PMG Landscape Architects, shows the common activity area provides for a central feature with children's play equipment, screened by a hedge and street trees. The Arborist report, also provided by PMG Landscape Architects, proposes that 4 trees be retained. All are in good health and are located on steeply sloped areas or within the riparian setback area. A large red cedar is located at the edge of the Watercourse DPA while smaller Norway Spruce, Blue Spruce and English Oaks are located within the Natural Features DPA. Design Rationale The generalised future land use plan in Schedule B of the Maple Ridge OCP allocates an Urban Residential designation to the subject property, "which permits a range of housing types within the Urban Area Bound~ry. Infill and densification may be possible based on compatibility and locational criteria on properties which can be fully serviced to municipal standards." The objective of all residential land use designations is to: • To manage residential growth through infill and intensification in a manner that respects neighbourhoods and the existing physical character of the surrounding areas. • To direct urban growth within the Urban Area Boundary. The subject property sits within an Urban Area Boundary, and is classed as Major Corridor Residential due to its frontage on 204 Street, an existing Major Road Corridor as identified on Figure 4 Proposed Major Corridor Network Plan. Under OCP Policy 3-20 Major Corridor Residential Infill developments must be designed to be compatible with the surrounding neighbourhood and evaluated against the following criteria: a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments subject to Policy 3-21 b) a maximum height of two and one-half storeys with an emphasis on ground oriented units for all developments except for apartments; OCP Policy 3 -21 states that all Neighbourhood and Major Corridor Residential infill developments will respect and Page I 3 the Arlington Group planning + architecture inc. 1 030 -470 granville street vancouver be can ad al v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arli n gto ng ro up. ca Athel.t 1-\r 1ng on Group reinforce the physical patterns and characteristics of established neighbourhoods, with attention to: a) the ability of the existing infrastructure to support the new development; b) the compatibility of the site design, setbacks, and lot configuration with the existing pattern of development in the area; c) the compatibility between building massing and the type of dwelling units in the proposed development and the surrounding residential properties; d) the location, orientation, and visual impact of vehicle access/egress in relation to: i. adjacent developments ii. the street iii. the pedestrian environment e) minimizing adverse parking and traffic impacts on the existing neighbourhood; f) a gradual transition of scale and density through the design of building mass and form, such as: i. reduction in building heights at the edges of a development; ii. location of lower density components towards the perimeters of a site; and iii. concentration of density to the centre of a development or towards a non-residential boundary; g) retention and preservation of significant trees, other natural vegetation, and environmental features; h) maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent neighbourhoods; i) conservation of special landscapes such as gardens, or built-form features, including heritage buildings, that contribute to the unique character of a neighbourhood. The proposal meets the objectives of OCP Policy 3-20 and 3-21 by offering higher-density housing _within the Urban Growth Page 14 the Arlington Group planning + architecture inc. 1030 -4 70 granville street vancouver be can ad al v6c l vs t. (604) 683-1903 f. (604) 683 -7494 i nfo@arli ngtong ro up.ca Athel.t Mr 1ng on Group Boundary, through ground-oriented housing that responds to the existing form and character of the neighbourhood. Recent developments and current development applications in the area reflect a shift towards multi-family units and townhouses, that similarly provide some orientation to the street and are sited with consideration to natural features. The density of the proposed development is distributed across the site in response to the steep slope and vegetated areas of the property. The existing site features provide natural barriers to density, concentrating the development towards the centre of the site and creating sufficient privacy barriers to adjacent sites (3-21 f). Significant trees (4 in total) will be preserved and other natural vegetation in the environmental setback will be preserved (3-21 g, h). Additional landscaping and the inclusion of boulevard trees along the front of the property will contribute to the usability and privacy of the development. The site design of this proposal has also been informed by the layout and orientation of the neighbouring site to the north-west (current rezoning application 2016-053-RZ), particularly in consideration with the internal road network connection (3-21 a- d). This road connection will provide an alternative access point, limiting the disruption to traffic along 240 Street (3-21 e). Each of the 15 proposed units have a double-wide garage and 4 visitor spaces are also included in the site plan. Multi-Family Development Permit Area Compliance The guidelines of the Multi-Family Development Permit Area are met through compliance with the key guidelines concepts in 8.7.1 and detailed guidelines in 8.7.2. In highlighting these guidelines, it is noted that the proposed development: • takes advantage of the natural features and enhances privacy and liveability • is designed to present a strong frontage along a public road • is sited along a major street • provides a variation in facades to add variety to the development • provides for three rows of five townhouses, all of which vary in design • • • with 10 design variations, the 3-bedroom townhouses vary in area from 130.8 m2 to 170.2 m2 on three levels all townhouses contain decks and many also contain patios each townhouse includes a double wide garage (there are no tandem garages) Page I 5 the Arlington Group planning + architecture inc. 10 30 -4 70 granville street vancouver be can ad al v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arli ngto ng roup. ca Athel.t 1-\r 1ng on Group • no garage doors face public streets • all parking is enclosed except for visitor spaces • the pitched roofs provide significant variety to the project • the landscape plan provides a play area for children in a prominent location yet screened from internal vehicular traffic • each townhouse has its own private open space • overall open space and recreation areas exceed the bylaw requirements • the proposed development incorporates the principles of Crime Prevention through Environmental Design (CPTED) by; fencing side and rear yards along property lines; providing visual surveillance from the residential units into the amenity areas and the internal street; and minimising visually obstructing plant material between the public street realm and the buildings • garbage and recycling will be provided within the garages of each units and will only be visible when put out on collection days Development Variance Permit The topographic limitations and prioritization of natural features has directed the layout of the site, resulting in the need for a Development Variance Permit for the front, rear and southern setbacks. The grading of the site and the pitched roof (determined appropriate in character) also means that the height of some of the units may not comply. The front setback requirement is 7.Sm and a setback of 4.57m proposed. This front setback affects five townhouses in Building 2 facing 240th Street. The impact of this reduced setback is mitigated through an attractive landscaping and fencing proposed by PMG Landscape Architects. The landscaping features within the proposed 4.57 m setback area make this semi-private space both inviting and usable. In addition, the streetscape provides for landscaping and a sidewalk along 240th Street. The rear setback applies to only two townhouses, at the western ends of Buildings 1 and 3. A rear setback of 3.05 metres is proposed compared to the 7.Sm specified in the RM-1 zone. The southern setback effects one townhouse at the southern end of Building 2. The rationale for these setback variances is the priority given to working with the existing terrain constraints and minimizing the site disturbance to the natural features with slopes of 15% or more . In addition, these setback variances will affect only 3 of 15 townhouses. The rear setbacks affect 29% of Page I 6 the Arlington Group planning + architecture inc. 1030 -470 granville street vancouver be canadal v6c 1 vs t. (604) 683-1903 f. (604) 683-7494 i nfo@arlingtongroup .ca Athel.t Mr 1ng on Group the west frontage (18.74 of 63.67 m). It is noted that Building 3 has 5 units with access along the south. These units have a minimum setback of 12.99 m from the southern property line . In addition, the adjacent property to the south is a large site in the ALR. The building height also requires a development variance permit with a maximum building height of 12.16 metres compared to the 11.0 metres permitted. This variance applies to Building 2 along the 240th Street side, which is required to be higher to conform to the interior road grading. This variance does not apply to all buildings and the increased height will not effect adjacent properties. Watercourse Development Permit Area + Natural Features Development Permit Area Compliance The City of Maple Ridge OCP identifies development and subdivision activities that require a development permit as including any clearing, building, or development related activity where properties a re: • within 50 metres of a watercourse or wetland area; • on slopes greater than 15%. The Property occurs within 50 metres of a watercourse and encompasses slopes greater than 15%. The Environmental Assessment (EA) by Envirowest, as included in application, details the extent of these sloped areas and the riparian vegetation and wildlife associated with the nearby Spencer Creek. The proposed development closely conforms to OCP principles 23 and 35 as noted below : Principle 23 The community values the protection of environmentally sensitive areas including, water (for its intrinsic value, habitat and aquifer recharge), areas of natural beauty, forests, etc. Principle 35 Respect for the landscapes of Maple Ridge should shape community design, contributing to sense of place and better fit with landforms. Protection of natural features associated with development of the property will be focus ed upon conservation of Spencer Creek, t he as sociated r ipa rian corridor, areas with steep slopes, and mature t rees. The EA further details the impact mitigation Page 17 ) the Arlington Group planning + architecture inc. 1030 -470 granville street vancouver be canadal v6c 1 vs t . (604) 683-1903 f. (604) 683-7494 i nfo@arl i ngtongrou p .ca Athel .. t J-\r 1ng on Group strategies that will be upheld, including a permanent 30 metre setback to Spencer Creek, a stormwater management plan that will reduce impacts to the hydrological regime of Spencer Creek and very limited encroachment of development activities onto steep slopes. Enhancement and restoration works associated with the proposed development also include invasive plant removal and the restoration of native plant species. I will be pleased to provide any additional information you may require. Sincerely, Graham Farstad MCIP, RPP October 3, 2017 Page j 8 ~ MAPLE RIDGE ------- Brit1:.h Columb1J. DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone Rs-21 RM1 Date Prepared May 7 201s Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 4051 4051 Less Road Widening / Truncations NA Less Park NA Net Total 4051 4051 LOT COVERAGE (i n% of net lot area) Total Site Coverage 29 SETBACKS (in metres) Front 7.5 4.57 (E) Rear 7.5 3.05 (W) Side #1 (N,S,E, or W) 6.0 10.77(N) Side #2 (N ,S,E, or W) 6.0 12.99 (S) Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 11.0 I 12.16 +- Accessory 4.5 I NA NUMBER OF RESIDENTIAL UNITS Bachelor 0 One Bedroom 0 Two Bedroom 0 Three Bedroom + 15 Total 15 GROSS FLOOR AREA (in square metres) Residential 2436 2432 Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA 2432 • If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Required or Proposed (Complies or Maximum Allowed variance needed?} DENSITY # of units/ha (gross) 37 # of units/ha (net) 37 Gross Floor Area 2436 2432 Floor Space Ratio (net) 0.60 0.60 AMENITY SPACE (area in square metres) Common Activity Area 75 174.15 Useable Open Space 675 679.33 PARKING (number of spaces) Residential and Multi-Residential Uses 30 30 Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors 3 4 TOTAL NUMBER OF PARKING SPACES 33 34 Number of total for disabled 0 Number of total (a nd%) small cars I % 1 space -2.9% Number of total (and%) tandem spaces I % 0 TOTAL OFF STREET LOADING SPACE(S) 0 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking NA Long Term Bicycle Parking NA OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site !No I Tree Survey/Assessment Provided JYES Watercourse/Steep Slo pes I YES I Covenants, Stat ROW & Easements I NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1. 2. ) ~ MAPLE RIDGE ----- Bnli-:.h Columbl.:, mapleridge.ca Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8. 7 of the Official Community Plan, multi-family developments will be assessed against the form and character guidelines established by Council and summarised below. This checklist is to be prepared by the architect of record for the project to demonstrate the proposed design was developed in accordance with the form and character guidelines. Please assess and describe the compliance of the proposed design of the project with respect to the Key Guideline Concepts and with the Form and Character Guidelines. Description of the Key Guideline Concepts should be suitable for File Managers to quote in Development Permit Application Reports to Council. For the Form and Character Guidelines, clearly describe how the proposed design complies with each of the listed guidelines, or describes why a guideline is not complied with or why it is inapplicable. This checklist is to accompany Development Permit Applications and submissions to the ADP. 8.7.1 Key Guideline Concepts Describe how this project and the design complies New development into established areas Recent developments and current development applications in the should respect private spaces, and area reflect a shift towards multi-family units and townhouses, that incorporate local neighbourhood similarly provide some orientation to the street and are sited with elements in building form, height, consideration to natural features. architectural features and massing. Transitional development should be used The existing site features provide natural barriers to density, to bridge areas of low and high densities, concentrating the development towards the centre of the site through means such as stepped building and creating sufficient privacy barriers to adjacent sites. The heights, or low rise ground oriented relatively low density of 37 units per hectare for townhouses housing located to the periphery of a recognizes the topographic and riparian features which are given higher density developments. precedence. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be The topographic limitations of the site, and relationship with clustered and given architectural adjacent properties, support a site plan of three low-rise, separation to foster a sense of ground-oriented buildings each comprised of five townhouses (a community, and improve visual total of 15, 3-bedroom townhouses). Useable open space is attractiveness. provided for each townhouse with a minimum of over 27 square metres to over 61 square metres. Two additional common open space areas are also provided totalling over 153 square metres. 4. Pedestrian circulation should be The proposed development incorporates the principles of Crime encouraged with attractive streetscapes Prevention through Environmental Design (CPTED) by; fencing attained through landscaping, side and rear yards along property lines; providing visual architectural details, appropriate lighting surveillance from the residential units into the amenity areas and and by directing parking underground the internal street; and minimising visually obstructing plant where possible or away from public view material between the public street realm and the buildings. through screened parking structures or surface parking located to the rear of the property. 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 The density of the proposed development is distributed across the advantage of natural features or views site in response to the steep slope and vegetated areas of the and should enhance privacy and property. The lot coverage of 29% for buildings and structures livability. allows for the amenity space requirement to be exceeded, despite the topographic limitations of the site. 2. Residential buildings should front or The proposed development is sited along a major street, with one appear to front onto public roads building of five townhouses fronting the street. The front setback through the use of appropriate requirement is 7.5m and a setback of 4.57m proposed. This front treatment of exteriors, through direct setback affects five townhouses in Building 2 facing 240th Street. pedestrian access to individual units from The impact of this reduced setback is mitigated through an attractive the public street/sidewalk, or through landscaping and fencing proposed by PMG Landscape Architects. The landscaping features within the proposed 4.57 m setback area the provision of pedestrian walkways make this semi-private space both inviting and usable. In addition, linked to the street. Street frontages the streetscape provides for landscaping and a sidewalk along should be emphasized by incorporating 240th Street. The landscaping plan provides for 8 'Raywood' street differentiated front, side and rear trees as shown below as well as a sod lawn and low hedge around oriented facades, with a minimum two the outdoor amenity area. storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited The site design of this proposal has also been informed by the adjacent to major streets in order to layout and orientation of the neighbouring site to the north-west minimize access problems and to provide ( current rezoning application 2016-053-RZ), particularly in a transition to lower density uses. consideration with the internal road network connection. This road connection will provide an alternative access point, limiting the disruption to traffic along 240 Street. 4. Multi-family developments adjacent to Recent developments and current development applications in the lower density or single detached area reflect a shift towards multi-family units and townhouses, that residential dwellings should: similarly provide some orientation to the street and are sited with a) be consistent in form and massing with consideration to natural features. The density of the proposed the surrounding area; development is distributed across the site in response to the steep b) be sited adjacent to major streets to slope and vegetated areas of the property. The existing site features provide natural barriers to density, concentrating the development provide a transition to lower density towards the centre of the site and creating sufficient privacy barriers uses; to adjacent sites (3-21 f). Significant trees (4 in total) will be c) concentrate density to the centre of the preserved and other natural vegetation in the environmental setback development or towards a non-will be preserved (3-21 g, h). Additional landscaping and the residential boundary and locate lower inclusion of boulevard trees along the front of the property will density components adjacent to lower contribute to the usability and privacy of the development. density residential uses; d) create a transition in building mass and form towards the setbacks of the adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building The proposed development is designed to present a strong frontage along a frontages should include design public road. The pitched roofs and variation in facades provide significant elements and features to: variety to the project. a) provide variation in the facades to help reduce the visual length of individual buildings; b) have the appearance of a series of smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. J 3 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should The elevations of the proposed townhouse project use use design themes, architectural gable roof forms and projecting bay windows that relate features and elements of the surrounding neighbourhood by to the single family residential buildings within the incorporating common elements such as existing neighbourhood. The garage entries are all form, scale, massing and proportion into located within the site and are not visible from the the design as a means to reinforce street. neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. 7. The exposed undersides of balconies and The balconies are located within the site and will be porches that are visible from a street or finished with a perforated soffit material to ensure public walkway should be covered with exterior finishes to provide a finished airflow. appearance to public view. 8. Developments are encouraged to use The impervious surfaces are separated by landscape beds the Leadership in Energy and and lawn areas which will encourage storrnwater infiltration. Environmental Design (LEEDS) standards Permeable pavers have also been proposed for the visitor in the design of buildings. Techniques stalls. such as rain gardens, vegetated swales, separation of impervious surfaces, The development shall comply with the Maple Ridge Design installing below surface infiltration beds Criteria which is to capture the Mean Annual Rainfall which is and tree box filters, and redirecting the 2 year, 24 hour rainfall event for Tier A and Tier B of the water from drain pipes into vegetated criteria. Onsite stormwater detention tanks are proposed. areas are encouraged. 9. Variation in individual unit designs is The three rows of townhouses all vary in design, with 10 unit design encouraged to provide visual interest variations across the project. and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public Each townhouse includes a double wide garage (there are no tandem streets. Where front facing garage doors garages) and no garage doors face public streets. are unavoidable, the impact of garage All unit entrances are separated to allow for a distinct entrance to each doors on the public realm should be individual unit. mitigated by: a) designing residential units with enough Living area has been provided at grade in all units fronting 240th Street. width to include attractive entrances This will provide for a stronger co mmunity interface. and windows between garages; b) recessing garage doors behind the main building fai;ade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; ) g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged N/A 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 enclosed except for visitor spaces. underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. 2. Parking structures should be adequately All residential parking to be provided within the garage screened and architecturally compatible of each unit. Visitor parking has been separated into with the rest of the building. Large two areas and includes planting strips. 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 N/A should provide a direct pedestrian pathway system through the parking area to facilitate convenient and safe pedestrian access between building entrances, parked cars, and sidewalks of adjoining streets. Features such as special landscaping with trees and benches, overhead weather protection and distinct paving should be incorporated where appropriate. Pedestrian movement should be designed to avoid any obstruction by parked vehicles. 4. Shared vehicle access between adjoining Access to future residential development to be provided sites should be considered where access at the south/west corner. for parking at the rear of the property is limited. Joint or shared access should also be considered between adjoining developments to minimize disruption of pedestrian sidewalks and to maximize landscaping and permeable surfaces. Integration of driving aisles and pedestrian walkways between adjacent sites is also strongly encouraged. 6 ) Guidelines 8.7.1 B (Continued) s. Locate parking spaces allocated for people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through Environmental Design (CPTED) principles should be incorporated into the design of all parking facilities with convenient, safe, identifiable and universally accessible access routes to building entrances, lobbies or other principal areas of buildings, and to grade level from any underground or above ground parking structures. The proposed development incorporates the principles of Crime Pfevention through Environmental Design (CPTED) by; fencing side and rear yards along property lines; providing visual surveillance from the residential units into the amenity areas and the internal street; and minimising visually obstructing plant material between the public street realm and the buildings. 7. To increase safety, consider using Windows from the units provide for community electronic security devices and surveillance to all areas within the project. monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in Permeable pavers have been provided for all visitor parking areas should be minimized by parking areas. integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and The site slopes from north to south. Proposed grades driveways should conform to the generally conform to existing grades where possible. existing grades as closely as possible to Retaining walls are proposed to maintain slopes. The ensure minimal disruption of slopes and east-west drive aisles generally follow the natural contours vegetation. On steep terrain, roads and are at a maximum 5% slope. should be aligned, wherever possible, to run parallel rather than counter to, The north-south drive aisle is at a maximum of 12% slope. natural contours and existing grades. 7 ) Guidelines 8.7.1 C Landscaping and Open Space 1. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out ofthe 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. 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 landscape design for this development provides all of the listed guidelines to the left. We have indicated definition for the public versus private realm, provided a pleasing street image, provided transitions between land uses and reinforced the design continuity of the recently developed neighbouring properties. The landscape drawings indicate the protection and removal of the existing trees based on the arborist report and site plan provided. The tree protection fencing is included as well. The civil engineer is providing the drainage plan for the site and the civil/architectural consultants are providing the required cross sections. 3. Street trees will be a required component of all development. Street trees have been indicated along 240th Street as Incorporate deciduous tree species into required. streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. 8 ) Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c} providing shade in summer; d} allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f} redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. All micro-climate and energy efficiency guidelines listed have been considered during the design of the landscape. s. Maintain continuous landscaping along Done. 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 This site does not have significant street corners, street corners and at locations of high although landscape elements will be used to frame the visibility. Provide landscaping and driveway entrance and decorate the street frontage. 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 Landscape is provided wherever paving or buildings are for future development should be not indicated on the site plan. landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 9 ) Guidelines 8.7.1 C (Continued) 8. Identify, preserve and incorporate Four existing trees have been proposed as retained on stands of mature trees into the overall the site as recommended by the arborist. The trees are site landscaping design. Retain unique shown on the plan as indicated by the survey. 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 New planting will include native and adaptable species with new planting wherever suitable to the site. construction activity has destroyed vegetation. Replanting with indigenous or native species is encouraged. 10. Consider incorporating rain gardens and Landscape will be utilized to retain stormwater wherever vegetated swales into parking lot possible. Rain gardens and vegetated swales are not landscaping to increase the natural an appropriate treatment for this site. absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape screen should ensure that: a) privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c) the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. Privacy has been achieved for the res~d~nts _thr~ugh fencing and planting, while keeping dnvmg site Imes open. As indicated by the civil engineer, the paving in the parking stalls will be permeable pavers which will increase the site's permeability. Guidelines 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. 2. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.Sm x 1.Sm (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. Guidelines 8. 7 .1 E Refuse, Recycling and Service 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, 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. 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. NIA NIA 11 _) 3. Garbage containers and recycling bins must be: a) easily accessible; b) appropriately sized for the building occupants; c) contained within roofed/wa I led enclosures; d) incorporated into the overall design of the development; or e) screened from public view and weatherproof and animal-resistant within the boundaries of each site. 4. Service areas should be internalized 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 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. 7. Buildings should be designed and constructed maximize sound attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. Garbage and recycling will be provided within the garages of each units and will only be visible when put out on collection days. NIA NIA 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. 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. 3. Pedestrian level lighting is encouraged Building mounted light fixtures to be provided. along all pedestrian routes and pedestrian plazas. The lighting should be pedestrian focused. 4. Lighting should be designed so as to have no direct source of light visible from the public right-of-way or adjacent residential land. Care should be taken to ensure that lighting glare does not pose a nuisance to adjacent residences, pedestrians, or motorists. Guidelines 8.7.1 G Bicycle 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. Exterior light fixtures to be "down directed" to minimize glare and "light spillage" to adjacent properties. 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. Residential bike storage will occur within the garages of each unit. 13 Project Information To be completed by the Architect on record for this project: File Number 20\e-45S--'R. 7- Date prepared: Wt] 2,,3.1/[ ~ - Architect ~~~ Print Name Signature.-----1 ) 14 / B I C, ~ I\ I \ L...l A A C.ONC.EP11JAL SITE PLAN sc.M.E,t,2iCIOrn DEVELOPMENT DATA 43&03sl.•• 1001 Ac: 0405 Hai 4,051rn• 050 FAR 15 LIPA 370 UPH Pa~ln11 Required space. I uml 30 spates 0:1,o,i,Qt,.. J\.!IKn ••~• n,PIICft fl•n>.t1Prnwmli G,11ge:i; 30 5p11Ct,s ig~-~'--------~•;-::_~'l- .,_., ""'" t\0$tle.!1hing} 15 33 I 1077m Stlllh ,. __ 42e2n 12i9m ... -10001 JOSm .... ··-15001l .C57m ,._ •• ,. ... '° ,, 1.§1.1-1608m1 l989'llo 1vr1ac.a1 UNIT BREAKDOWN ffi' Units &eluding ""' Unit Al 3Bedroorns "" 5797 '"' 31157 1◄1100 I 1,4.&00m• UnilA2 ,..,= "" "" 0007 3957 13574 I 1l57◄ m1 UtlllAJ ,...,-ltl.flil '"" "" 3925 128.U I 1284'm• Unite 38edrooms '"' 6866 7033 Jn2 ""' • 5009-lm• UnitB1 ,..,= 21114 "" 7135 3903 16908 I 1!1ll08m• !JnitB:t ,...,-28:;3 6912 7079 J753 , .... I 1&a4'm1 llnlt Bl ,-~ '"' .... 7079 "n 167"4 ) 502l3 m• Unite lDl!'droorns 51155 8169 '166 13081 1308\ml UnitC1 lBNlrooms 5955 6169 "" 121132 I 12932m• Total " V0086m> r 4>""""'l "'-°"""' !,,, O<£ IICOl'it0~5'Mll(<l"""-ll(SQ.E~t;I'~ toB0C .tlD4ltCl$ itiC. ~ II.Al' !CU 111.WO.c'a.LY Cf! fl P;ra1 lllllCUT UCl,NCC .!EtiO. NIOl.\SED, ~lllfli:MCDDf ~ «AS ~ IN) CO(~SC,., lom"WIONlt IM.iJI".-,:, f<'N CANADA CCl'mCHT ACT RS.C. 1970. I:! I In ~ a ; ' ! i .. .. !!! a ~ i§ IQ ! ...... ;'.'.J 1s ~i g i~ I i! ;i ~ ~ I!! 0~ ill ~ ~~ ~$ ~< h I i I~ .. I .. i ! UNIT135, ~ 75J6 130 SlREET, SURREY, ac. VJW IHB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: maDClbdarldtox.com QJINT NO. 9l!ET NO. AC,-1.01 POO.ECT'"1 !EV. NO. rrooe ) USEASLE OPEN SPACE SG.AJ.£,l,200tl Cl I I i -- 75oom• 007 s r. • 30% 174 15 m> 1,875 sf. 67500m' 7266 sf. Prcr.ided : Al Unil Yards 15 37% 622 49 m• s 100 s r. AOObCnl Usoab:e Ooitft ·-S!IMm• !512 ... , ~ Useable Open Space PltMded: 16 77% 679 33 m• 7 312 s r. Tot.II Cammon Activity Area & U-,.bl• Opan Space: 21.07% 853.48 m• 9,187 s.f. UNIT NO UNIT lYPE USEABLE OPEN USEABLE OPEN SPACE SPACE PER 81 5640 83 5002 83 52 76 83 48 75 C1 22-61 230 S4 6 A1 38_23 A 2787 A 27 87 A3 27 B7 10 A1 28.15 14999 11 82 53 61 12 8 61 62 13 8 51.75 14 34_34 1S C1 4064 241.96 TOTAL USEABLE OPEN SPACE. 622.49 ©Cll''IRIGH J.U. OCS'l>iS N«> TH( IICOJlEOl..l<EXESS(S Tll[fl[OF ARC THESOlE ~ERrYCJ'BARHETT OEll96<AROIT£CTSl~ANDWAY NOT ~ usro 'M!OU.'r OR 1H PART •lHOOT UCDICt BE!HC PUROl-'D. CCf''l'RIGfl INFRIHIDCNT INO..l..iES IOEAS CAINEO AHO CON~~OH lHEff[(J" INTO ANY IU.lER!Al faN c»IADACCflYRIQITACTR.S.C.1910. ~ I ,. ! i g ' I i .. .. !l .. 9 iS. I •• "' i ~ ;~ < ~l i!i g u I ~ I!! i u iii w l ~ ~ ~~ ~~ ~< h I I ;~ " .. I ... i ~ =-~-J UNIT 135. 7536 130 SlREET, SURREY, e.c. VJW 1H8 PHONE: (604). 597-7100 F"AX: (604) 597-2099 EMAIL: mallCl,dartdtox.ccm ClDTN0. HE'IIOI. AG-l.02 PftO,£f NQ, -· NQ, nooa CONTEXT SITE PLAN ~ TO IJIVHH6 ,',C,-l,04 FOR S~B'i B..ev'ATk'.JHS 5GALE , 1,400 ©ccP'l'RIOfl AU. 0£SlCJ6 AND 1W£ YOOffDUl(Ol[SS(Slll[A[OtAII( JtfE SOLE PFNJ>(RlY CF BAANm DEll!EK~TECTSlHC.N«>t.tAY NOl BE USED 'MiClL.Y OR N PART 'M"lliMUCEHCEBEtlGPUROiAml 1:tP'rlU1-tTINFR:N!BIENT INO..l.OES IOCAS CA1HEO AND CON..OSJON 11£R[(F INTO JJ.Y WA1£11W.. FORU CANA04 CCf>'1111CHT ACT R S.C 1970 ~ I lo ~ a ; i ~ i ~-5tr'H~<NJ .. .. '!! ~ ~ 1§. ! ..... ;~ j!! N ~f l!i [,!.: g 1~ I ;! i ;i ~ ~ 0~ \!! ill ~~ ~~ ~< h ~ I I~ I § I i t=,er-.J UNIT 135, 7536 1 JO SlREET, SURREY, B.C. VJW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: maNllbdarldtex.com <1DTNO. HET NO. AC,-103 PRO.ET'"'-...,_ NO. 11008 ♦A STREEVIEV'! ELEVATION -ADJACENT PROPERTY TO SOUTH ♦c STREEVIEV'! ELEVATION -ADJACENT PROPERTY TO NORTH ♦B STREEVIEV'! ELEVATION -SUBJECT PROPERTY ♦D STREEVIEV'! ELEVATION -PROPERTY ACROSS STREET -NORTH @CO"'rRIQ,IJ.AllOESllil/SAND JH( MOOf\EDUl<BfESSES Tl!EREOfNlE THESOI.EPAOPERTYCfBAANffi DEUBEK,+.RO,IITEClSINC ANO WAY HOT BE ustD 'MiOClY Cl1 IN ?ART 'MTI-UlJT uctNCE IOI!; PI..IROVd:D, C(J"TRGIT IHfRJilD'ENT 1NO.UOCS tDEAS CAINED AND CONVERSON THERECJ" INTO ANY MATERIAL FORM CANAOACOPYl!IGHTACTR.S.C.1970. g 1------------------------1 ♦E STREEVIEV'! ELEVATION -PROPERTY DIRECTLY ACROSS 240th STREET ♦F STREEVIEV'! ELEVATION -PROPERTY ACROSS 240th STREET -SOUTH REFER TO DRAV'!IN6 AC-1.03 FOR IMAGE LOCATIONS ~ ~~ ~< i~ .. i UNIT1l5, ~ 7536 130 S'IREET, SURREY, B.C. V3W 1HB PHONE: (604) 597-7100 F'AX: {604) 597-2099 EMAIL: maRClldartdtex.com amn'NO. MnNO. AC,-J,04 l'IIOBTNO. .... NO. 11008 _) I NORTH I' PROPERTY LINE ;__L _J i I ROAD 1t----------AMEN/n' AREA ----------~-o.&---ll~* ~ ~ -IE---~---IUNIT A2------'l'V--UNIT /0 -------:iW-- 11'-----UNIT B2>--------41-l,Nl-10 7f' l,NIT~ 7'f" LNT . STREETSCAPE EAST ELEVATION (240th STREET) SGAI....E, I, IOOrn UNIT A ---;WM---UNIT A ---*----UNIT Al --~ l>IIT "& ~ ~IT rJ ~ I.NIT~ ------,, I SOUTH •,• PROPERTY LINE LJ I i ©COP'ffllCifff. ML CB.'CNS AHO me UOOIFIED UKEN~SZS ll-£REOf ARC TttESCl.f~RlYOfBARNETT DEMBEKARCHIT!CTSINC.ANDWAY NOTBEUSEDWr!OU.Y CRIN PART WllHOOT UCfNCE B□HG PIJRCHAS(O COP'IRKiHT INFRIHWitENTfiC..UO(S IDEAS GAINED ANO CCltVERSIOH ll!ERtCF INTI) Nf1 WATERIA!.. FORW C>JfMIA COPYFIIGH ACT ltS.C. 1i70, ~ I Ii; l ; ~ Si I i .. .. ., . . i!i. i .. ... a ~ j!!N §~ i af g n I ~ u ! ~ ~, ~~ ti h ··Ii ;~ ~lflN .. ~ .. I I i UNIT 135, ~ 7536 130 SlREET, SURREY, B.C. VJW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: maAGbdcn/tex.com .....,. N0. SIUl'NO. AC,-1.0S -NO. ,..,_ N0. 11008 SITE SECTION A-A 5GALE , I , 2DQn SITE SECTION e-e SCM..E ,l,200n _) ©COP'rRIC!H. AU. ~G4S AA'O K UOOIF\ED UKEHESSt:S THEREOf ARC IB[sa.£PRCPERTYOFBARHETT DEMBEKARCHIT!ClSl~AN0 MAY N0TBEUSED~0LLY OOINPA.IIT 'llllHOOT LICENCE BElNG PUROiA&D COP'l1!1CIHINl'RINCUIENT INCl.OOES IDEAS CA'NED AHO COHVE:RSIOtl Tl!EllEOF [NTO A."IY IU.TERIAL FORW CJJ4NJACoPYR!Q-fTACTR.S.C.1970, ~ I !; ~ m ; Ii ~ i GOO-l!l KILd,i,;I .. .. !l i ~ i'la; ! .... j!!" 1~ !!i i!i f g ,~ I i! u ~ l ~~ ~~ j::: i< h --~ I~ 1~ .. .. I I i i=:=,m.J UNIT 135, ~ 7536 1 JO STREET, SURREY. e.c. VJW 1HB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAi.: malObdarkltox.com ...,.,. NO. HETNO. AC-106 """'8:TNO. .... NO. 11008 j 0 I\ j OOu E f,ARA6E I I ~··'lt,a~•t • 1 ~ .-,.10111 I I L --------J 6A5EMENT FLOOR PLAN SGAJ.E , 1,100, BA5EH:tlT AREA 22.otim2(238 SF) 6ARA6E AREA 3<1Zffl2(422 SFJ MAIN FLOOR PLAN SG,,",LE I I I IOOm 51.51 m'(61'l SF) [6JQn.] UPPER FLOOR PLAN SGM.E 1l1100m 65.31 1112(106 SF) UNIT TYPE 'A' TOTAL R..OOR AREA 144.66 m'0,560 SFJ (6ARA6E NOT IHCI..UDED) /I . ·001¥ E <?ABKzE ' ' ~•l(r.()'J 5.o,e,,,t. •• }Oi, r-------·---; ' L_ -------J I 6A5EMENT FLOOR PLAN sc"1.E 1 , '°"" BA5EH:tlT AREA 22.26 m'(:23<1 SF J 6ARA6E AREA 3<151 m2/42l> SF J MAIN FLOOR PLAN SCALE I I I IOOm 51.'t1 m'(624 SF J ,.,._,. UPPER FLOOR PLAN 5GALE,l,10Qn 65.16 m>(1oe SF J UNIT TYPE 'Al I TOTAL FLOOR AREA 146.00 m'0,511 SFJ (6ARA6E NOT IHClUDED) ------------------+------------------ ,v.-,._, .,._,._ Q'v!!t.Sl'~ /.)'-6' ~ ll":-0" ~tha.lt""".1!11-I ffl i>! i -!::!!! I= -' ! II II u I\ ' H oaAlLI: (;iARA6E ' . I -· ' t ....-~.»~ J I ~c6JQll1 I ~! I , ' I I ' I 1 I L ---.1 11.----.I ----------l ,.,-.,-A 1"1""1 6A5EMENT FLOOR PLAN MAIN FLOOR PLAN SCALE, 1, '""" BA5EHEKT AREA l6.b4 m701'l 5FJ SC.ALE ' I I IOOm 56.44 m'(62'l SF J 6AAN:/E. AREA 3<1.51 m'\'426 5FJ ,., ... ""'°"l UPPER FLOOR PLAN 60h1 ni'(653 SF J UNIT TYPE 'A2' TOTAL FLOOR~ 135.14 m'(l,461 SF J (6ARA6E NOT INGI.UDB:)) ~r I I I -· 1-~1a,lt,6 ' II u ' II II I ~6~ ' I r •~-:°"-O"l I ' I I I I I J 1 I I I I L--.J ____ .J r -------- BASEMENT FLOOR PLAN scALE. , • '""" eASEt-EHT AREA 16.4<l m2016 SF J 6AAN:/E. AREA 3<1.25 ni'(422 SFJ 1IHF [6..IOml ><T-c' ~, MAIN FLOOR PLAN SCALE , I , IOOm 5230 m'/563 SF) ~ [61Ctn.f UPPER FLOOR PLAN $G.Al.E , I , IOOm 5<l.b4 "1'(642 SF) UNIT TYPE 'AS' TOTAL FLOOR AAEA 126.44 m'(l,363 SFJ (6ARA6E. NOT IHCLLOED) ©COP'IRiQIT. Alt IJ:SICHS Alt) lH[ WOIJIFlEOUKENESSES ll-lEREOFARE rutsa.EPRCff:RlYfYBAllNErT D£MBEKAIICHITECTSINC.ANDWAY NOr BE usro YIHOU.Y ~ IN PART 'MTHOOT ua:NCE amK: ~o. OO''ffllGHTIPffRINGEt.tENT INCLOOES IDEAS GAINED AND CONVERSION TiiERE<J' INTO /IJI.Y WAT'El!lAL FORM ~JJJA ~l'RIGH ACT R.S.C. 1970, ~ I Ii ~ s g g ~ i .. .. !l . . h i .. I!. i ! .. ~f ! g ,~ I if i ;i ~ C)~ ~m ~~ J ~< ~N I~ ~~ Ii I I i UNIT 135, ~ 7536 !JO STREET, SURREY. 8.C. VJW IH8 PHONE: (604) 597-7100 fAX: (604) 597-2099 EMAIL: maffClbdar1dtex.com e&aNTNQ. !HIEfNQ. AC,-2.01 l'ftGB:TNQ. ... NO. 11006 I J !------.~~ -----1 ! I ___.,. I =.sr,;" I I i:===~~-H I i I • I I l ,, ' ogEl,E 6AAAlsi: ~-''•»'-0" ;,o«acO.'Os I I 1 ' 1 l ' L ______ ..J I \ I BASEMENT FLOOR PLAN SG1<.E, 1,"""" BASB-£KT AREA 2f>IX) m'(:30I 5.FJ 6AAA6E AREA 30.,2 m2(◄1"T 5.F J (1.32rnJ MAIN FLOOR PLAN UPPER FLOOR PLAN 5C,Al..E1l,IOOln 6e>.b6 m'fl3'1 S.F) 5GJr.l.E,l,IOOffl "T0.33m2(151 5.F J UNIT TYPE 1B 1 TOTAL FLOOR AREA I66.<lllm2(1,1<tT 5,FJ !MIT TrPE 131' SIMILAR (6ARA6E NOT IHWJDEDJ (t:,1,-..J ,'\ 9 I :,; pgfi,E(?AAA6E • toil",,&' ■20'-0I' • ,~-·)C)II ----_J BASEMENT FLOOR PLAN SCALf , I , "'°" 6,o',5&EHT AREA 2t>J◄m'(303 5.F J 6AAA6E AREA 34,00irr(420 5.F J MAIN FLOOR PLAN 5GJJ..E , I I IOQn 6<l.5err,2(14<l 5.F J UPPER FLOOR PLAN ~11,lt'.Xlln 1I..35rrr(16e 5.FJ UNIT TYPE 1Bl 1 TOTAL FLOOR AREA l6<l.Dllm2(1,e,20 5.FJ (6AR>-6E NOT IHCUJDEDJ ------------------+------------------ ------□------ . II II I\ ~-~~ f I ,b't!.o:-6JOlll I I I I 1 I 1 I ~ I I I 1 I I I \ • ' I '----.1 BASEMENT FLOOR PLAN ~ 5G.AU!, 1,"""" BA5EttilT AREA 2t>.5ooi'(301 5.F J 6ARA6E AREA :J7.51lm2(◄04 5.F J • □ ! I 0 I. i I . I : ! ___ 8f1'!t r-1 MAIN FLOOR PLAN SGM.E,l,IOOrn 6<lJ21112(1◄◄ 5.F J UPPER FLOOR PLAN 5GAI.E, I I IOOrn 10.1W(162 5.F J UNIT TYPE 1B21 TOTAL R.OOR AREA I6e.4◄m2/l,e,t:3 5.F J (6ARA6E NOT INC,UJDEDJ ------®------ .P.t.lli2 . II ;1 I I\ paft.EGARA6E ;J;;f':cf'~ I I ' • ! L------~ BASEMENT FLOOR PLAN =, •, '"""' BAS&err AREA 2e.0Qn2(30I 5.F J 6AR>-6E AREA 3e,12m2(◄11 5,FJ ll.32m.) [1.37mJ mo i □1 I O , I I I I I ' -~-· MAIN FLOOR PLAN UPPER FLOOR PLAN SC1'1...E, I, IOOrn 6e.b6rri'fl3'1 s.FJ 5GALE,1,IOO!n 10.1'lrrr'(162 5.F J ·UNIT TYPE 1B31 TOTAL R.OOR AREA lb1.◄◄m2/l,e,D2 5.FJ (6ARA6E NOT IHGL.IJDEDJ (i)<XPTlllQIT. AU. IESCNS ANO '!HE t.lOOfED UKEHESSES lt£RfOF' ARE: THf SQE PROPERTY Of BAAHETT DEMBEXARCHITECTSINC.ANOWA'r' NOTIEUS£0'tlt\OU.Y ~ IH PART 'MltlDJT UCINC£ !!EIHG ~'SfO C(J>'l'ROIT1Ni'R1~£HT~S IDEAS G-'JNED AHO CONVERSION TMEREOF INTO AN'!' W,+.TERIAJ.. FORW CANADA COP'l"RIGH ACT R.S.C. 1970, ~ I ~ ~ m ~ ; ~ i .. .. !! .. i§. ! ~ ~ s ~ ~~ I!! ~f e If ...I I ;i ~ 0~ ~~ ~~ J ~< ~N i~ ~~ ii .. I 9 i =-=j UNIT IJ5, ~ 7536 130 STREET, SURREY. B.C. V3W 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: mqRGbdartdtex.com <UNTNO. !ilt!EI' NO, AC-2J:J2 PW<l,£TNO, Ari.NO, 11ooe, ·-· r, ~i "~ ffi ·-, I "" •2>o• "" ' ' ' II H g ,, r, 'l ' '\ pg,Q.EGARA6E I -c,t,r ... ··!11.,-'<6~ I H 1 5~~-, ... ~ l • ' I I ' ____ .. '---- I -----} ,. . ..,. fU,-.J BASEMENT FLOOR PLAN MAIN FLOOR PLAN UPPER FLOOR PLAN SG"'-E, I , loem BA5&BIT AREA 'l.S"lm'Oo3 SF J sc.ALE 1l 1too'li 5'l.5'5m'(641 SF J 5e,t,LE,l1l00!n 61~(664 SFJ 6AAJ>6E AREA ◄1.6Eini'~3 S:FJ UNIT TYPE 'G' TOTAL FLOOR AAfA 130.am'0,-40& SF) (6AA>6E HOT INCUJDEDJ me· r,.,:,.J ' II II II /\ H I l I I r l QQ.lll,EGARA6E l~ .... •v2S'..Q12f1.j•~ /5·l"ffi\S·""""x1b~.53rfl \ I I I I I ' I I I I i _, ------ BASEMENT FLOOR PLAN !'<:.'U,l,tcX>, BASEt-eff>llEA &.Oeffi'(&1SFJ 6AAA6E AREA ◄5.3~(◄&& SF J ,_ u;.J ~~ ~I MAIN FLOOR PLAN 5G,tJJ:,l,IOGl!n 5'155m'(6'41 5F J =~· ... I'• ><"4' ,, UPPER FLOOR PLAN 5G.AU:1l,toon 61.b'h"(664 SF J UNIT TYPE 'GI' TOTAL R..OOR AREA 12'l.32m2(1,3'12 SF J (6AR>6E HOT INa.lJDEDJ ------------------+------------------ (i)COP'IRIQIT, All IESICHS AHO THE t.lODIFlEtlUXENESSc:S THEREOF ARE IBESOll'Rtffll:T'l'OfBARNETT DllllEX AROllTEClS I~ AHO IIA'f HOT Bf usro 'IIHOU.Y Cl{ IN PART 'IIITHOJTI.KDCE BEING PURCHASED COP\1!IC!ITINFRlNQllENT INCUJDES IDEAS CA!t£0 ANO CONVERSION TI!EAEOFIHTOIM'i WATERIAl.FQllM CANADA CCFYRIGH ACT RSC. 1970. ~ I ; ~ ; Ii g ~ i .. .. c!! iii ai i .. .. a~ R~ .. ~f ! g Ii I ;i ~ C) iR ~i ~~ J i< h !~ ii I I i =-=,J UNIT 135, ~ 7536 130 STREET, SURREY, e.c. Y3W 1H8 PHONE: {604) 597-7100 FAX: (604) 597-2099 EMAL: malcaid<rlltu.com CIDTNCl HETNCl f>Cr2.{)3 -..,, ICY. IOl. nooe, ) ~~ ~ .. .I ' I !I II I I I \ I I I \ I I I I I I I I \ I I I I I • 1 !_ __ ---..! ' I I I I n.,, I ;, I I I 11 ' ' I I i I I I I !.....~----_J ---tt----- I ' II II I\ I n I II I 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 L ___ J I I I J. ___ 1 ------.., ,._k--lMlT c;1 ---.... *-----<lkllT 63---)VE----~IT 63 ---;"'---~IT 63-------i._--lNT Bl----✓ f' LNIT"'5 ~ I.KT_.. I" ~,r,, 71" L/HIT"2 ~T 71 BASEMENT FLOOR PLAN SG,lll.E,I,~ ,,u.7 tJo-.i :.-,1--0• .,., . ..,,. ~~-L1.32m "" tu,,., ,--------, r--------, mo r ---------, □ rn g □ o~~ □ □ □ ~ □ 0 ~ 0 I ~ 0 0 ,._k--UNIT c;1 ----*-----Ltl1T63---)K---~IT B3 ---*------~IT 63---*---INT Bl----:J I" I.Nrr"" 7T' LH'f'M; I" CHr., 7f\ UHIT-2 ~ ~l' 71 MAIN FLOOR PLAN t ;i BUILDING #11 ©CCP'l'RiCHI. All 1ES1GHS AND Tl-!£ IIOOIFl:DUIC£NESSES THEREOF ARE lliE sa.I PROPERTY ~ Bf.RHETT DEII.BEKAROIITtCTSINC.AND .. AV NOTBEUSE0¥1HOU.Y al IN PART 'MlHClJT UIJ:NCE 8EJNG Pl.lRO-iASEO COl'lft!Qir llflllNCOIEHT IICU.US IDEAS CA!NfD M'O COH\'ERSIOM Tt£REOFINTOANY WATERIALFORl,i CANADACCf'r'RiQ-HACTR.S.C.1970 ~ I Iii ~ a ~ fl ~ i Gt'IO-t 1<.tl.6og .. .. ,!! .. Ii. ! .... S! R~ I!! "' i!i ~, g i~ I ii i ;i ~ Q;l! !. ~~ ~~ i < h ii I~ ··99 ;~mi I I i UNIT135, ~ 7536 T 30 SlREET, SIIRREY, B.C. V3W IH8 PHONE: (604) 597-7100 F'-X: (604) 597-2099 EM"1.: mo1Clbda1dtex. com aDT NO. HEr NO. AC,-3.01 P!l<l.CrNO. ...,_ NO. 11ooe " ~ ~ ILk---LtUT GI --✓~('------11.t(JT 63 ---*------1.t11T 63 ----*------11.t11r oo----'*.,.____--lHT e1--___,,✓ f' lMIT.., 71 LHJ'W ~ l.t41T'! ~ 1-,..,-, ~ Utill'"I 7l UPPER FL.OOR PL.AN 5C.ALE1 I I IOOn ._,. nw r-· r· ! 1 I ! ILk--UNIT GI ----*.w------1.tftT 63---*----l.tllT 6:3 --->k--,F----l.tllT 00---*----lHT Bl---...,.✓ ~ 1.NIT"5 ~ V!llf t.1 ~ UNIT~ UHIT":2 ~ \Kif 71 ROOF PL.AN ~ , I , IOOn ~~ BUILDING #11 ~COl'lb)jil ~ NII> lt4;: ..r.onrD~MJEDr-M sa.ti'IOOtr" « ~"Cn otl«< NIO!m:tU MC,, NlO fU.¥ I\GTIE.Wll'ilGl.' ~ ~ ,1':t 11JMQ,1,UCiJl:t"l!ONC'~ CCP11t04r~f~ \0£.ASQJ.,CAJ'0~ =:=t,='= !.'! ; lo ~ ;i ; ' ~ i .. .. " .. h ! .... a~ I!!" 5 i!j f g ,~ I i! ;i ~ O iR t. :1 ~~ h ii I~ ··§§ Im~ 9 I I ==-J UNIT 135, ~ 75:ill 130 S'IREET, SUMEY. B.C. • V3W IH8 PHONE: {604) 597-7100 FAX: (604) 597-2099 EMAi.: malClbdriltex.com CU!<TNO. HETNO. AC,-3.02 PRO.ETNO. ICY. NO. 11008 ) . /\ I\ II ti I I I I I \ I \ I I / I I \ f \ I I / I I I I \ i I / I I I I I I / \ r---J ___ L---7 L_ --------J I I II I I I I I I ' ' ' I II BASEMENT FLOOR PLAN SG.Arl.l;. I, tOOm .r . II II 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 \ L_ --------J ....... II /I I I I L_ --------J ,, I I i...__ --------...J IL.______l.tllT Al ---*----lHT A---..::iW~--IJNIT A---*-----l.tllT A3 ---VIIC(---l.tllT A2~--V-J1 ~ UNIT "'lfi 71"' LtllT-, ~ l.ffl"Ot) ~ IHT-i 71 "'1•-0 71 MAIN FLOOR PLAN 5GALE , I , IOOm 6UILDING #2 @C(J''l1liCHr. All IESICiflS AHO 1WE lolOORDLIMENESSES Tl-UIEOf ARE nEsa.£PRCPEA1YC'FBAAHETT DElilBEXAAOIITECTSfNC. 00 l,lo\Y NOT ££ llSro 'MiOU.Y GI !N PART 'MlHWT UCDCE BDNC PURCHA!D> CCP'ffilCHTINFRINCOl!)(T IMCl.lJDES IDEAS G.A'NED AND CONVERSlOH TiiEREOf 1~10 N4Y MA~Al FORM CANAD.\ CQ>'®GU ..a R.5..C. 1970. I:! I r. ; a ~ ii ; i .. .. !I .. 5' i§. I . ... ~ ~ ;; j!! N ~f g ,~ I ;! ;t ~ 0~ !~ ~I ~~ ®N ii i~ ~~ ··§§ ;ma ft I i =,rt.J UNIT 135, 7536 130 SlREET, SURREY. B.C. V3W 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAi.: malObdcrlltu.com .....,. ... !MEfNC> AC,-3.o'3 .......,. ... RIV. NC> 11ooe ... UPPER FLOOR PLAN 5GALE ' '1 IOOn ,,,,.,. [bl5mJ blOrnJ ,. [., ~1.t11T Al --*----IMIT A---*--UNIT A-· _ __..*.__-1.tllT A3 ----~--!MIT A2~---"" ~ I.NT Ji, !MIT 'Ff I.NT ~ !MIT ~ l.tllT IIQ 7\ ROOF PLAN SCM.E ,l,JCXlni SUILDING #2 f)~l AU..O:SOCSJ>O IC" \,D(F)l[S'Slf H11[1;J' Alt( ();[ SD.£ f'GO!OIIY« e.wor COl:IX ~rtcn: IJC. NCI ~¥' "°'"'""" y CII: 1H 1.-,ir 1fllltQJJ uaMC[81!J.o ~ (9111!..Qff~AID'I ~S IC(AS ~ AADCiltNl::RSIClf nu.wi: ltna >.xr IWtlkM. f'.~ ~ ~I At.l U.C. W1'0. C! I lo ; a g i ; i .. .. '!l i'i . i . .... ~ ~ §~ "' I!!" :!I ~, IA .:. g Ii I Ii ~ 0~ !~ ~, ~~ h ii I~ ··§§ imi mi I I g tm::,=.J UNIT13S, ~ 7536 130 STREET, SURREY, B.C. . VlW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAi.: maKClbdcrtltex.com am<TNO. SHIETNO. AC-3.o4 PRO.E:fNO. RIV. NO. 11001:l I;,~ H -------□------ ---------------1 ' ,\ " 11 ' II II I\ I IF===~l-'-'-11cBII I I l I ' I I J \ ,_ ___ , I I I I I /\ II \ \ I I I I I I ' ' L ___ _i I I I I J I " \ II /I I I I\ I I \ I ' I I I -------a------- /\ I\ I I I ' I I I l II I I I I r I I I I I ' I L---.J ____ J ------□------ I I I I I I\ I I I \ \ I I \ ' , .... ,._1,, ___ I.NIT C ---*----~T B-----,SM(---I.NIT B-------:1)•k---LNIT B---*-----IMIT B2---'KE--8.EG-'"1~~ "" UIIIT•l5 "T" U,,,,'(~ 7J I.NIT~ ~ '1n~ ~ f 'I 7T" 71 BASEMENT FLOOR PLAN SCALE I I I fOQn l-"16.b~ .. ...,. 2;f"-O" "'"" ;.r.r o'<,' 11.32ml 11.3:m,.,J ,,.,, (1.3.1mJ 5°~J .,, ..., r-------., rn □ □ ! □ 0 I 0 i 0 ! ------ ----- k l.t«TC * lMIT B * I.NIT B * LNITB * t.tllTB2 *'''r...•~ UIIIT•l5 u,n ' l.t-!IT•l:1 I.NIT •12 "" MAIN FLOOR PLAN SGKE,l,rGIGnl ~ -~ t " BUILDIN6 #9 ©COP'l'RK;IIT. AU. IBIGHS ANO M MOOlflED U~EHESSES lH(REQF ARE THEsa..EPR(l>E:RlYOFBAANETT DEMBEXARCHITECTSIHC. A.NO l,l,l1Y N0Tll:US(OlltlOU.Y OR IN PMT 'MlHOOJ U!INCE 88HC ~sm. COPYRIOlr1Nr'1!1NGOIENT IHOJJDES IDEAS GAINEO AND CONVERSION TI,EREOF INTO ,\,HY MATERIAL FQRl,I ~NJACCPYRIGHACTR.S.C.1970 I:! I la ! a i; i ! i coe--et.ll';"tWhg .. .. !!I .. ~ . ! j } a ~ g l!i e Ii ..I I u ~ !~ :~ ~~ h ~~ !~ .. 99 1~~ .. .. I 9 i =-=,J UHIT1J5, [1 7536 130 S'IREET, SIJRREY, 8.C. VJW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAll: maQClbdar1dtex.com aaNTNO. HETNO. N:,-3.0S _,. NO. """· NO. 11008 • I ,, ... ~V---IMIT G---~W~---UMT B----WllE-----UNIT B---)-llkE-----1.t!lT B---~*~---IMIT B2---" I" I.NIT '15 7r' I.HJl 4 7r' I.NIT •13 ~ utT 11D 7T' ""f ~ 71 UPPER FLOOR PLAN I ,.. f(---IMIT G---*:w-----~T B---~*----UNIT B---W-w----!MIT B---~*~---UNIT B2---" LN.IT•l5 ~ r •l4 ~ LNITWl3 ~ lNJT ■l2 71" ~IT•II 71 ROOF PLAN ~ I I I IOGm I SUILDING #91 ©C<P'l'RiQIT. All OES'(;NS NIJ P-1£ WOOffO Ul([tfEs:sES mEREOF ARE TIESClf PACPERlYOfBARNEH DEMBEKARCHIT[C~INC.ANOt.tAY Nor 1£ USEll 'M-iOLLY OR IN PA.RT 'tl!THOOT u~cr BOIG PURC-IASJ:D. ca>l1UGHrlNFRlNCEMDIT lHO..l.lOES IDEAS GA1NE0 AHO COH11ERSIOH TI!EffEOf" INTO ANY WAITRIAL FORM CAN~A COP'l'RIGH ACT R.S.C. 1970. ~ I I;; ; a ~ ' ; i ~•<•L.4"19 .. .. ., i§t<i j C ~ 'J ~ . ... )!I N ~f ~ ~ e ,~ ..J I it ;i g oill !w ~i ~~ ii h i~ ··§9 Im Bi .. .. I .. i 9 UNIT 135, ~ 75J6 130 SlREET, SURREY. e.c. V3W 1H8 PHONE: (6~) 597-7100 FAX: (6~) 597-2099 EMAL: malllbdcnltex.com am<TNO. SltEET NO. AG-306 -.u:rNO. ,..,_ NO. 11008 ) 4 2 I 5 13 1 II 3· 6 t!) " --__ tWC.5'.D6.tE16HrUE,..TFRafT ,. --- ~ I 7 ~ • ]~~1 I ! "-_.,.. __ RPCF~ ...,,.,._ --------------~0E(lff\DCR~5T5 ~Of-1'\.00R.JOISlS H •" tt'POfl~~ ~~--- -~ 111 1 ITT l ~11nu iii'?TT I "" "', ITT >->-n tt .~ "' ' I -IWl,11ll ~I '" .. " n.1TTT".. ""' "' -~ :: 1111 f 1111 • 11 H-= -- - H-mo~ 1-C---i□~□ Hi □~□ 1-~-~ ·r 11 I--=SI I-~ r g I I D ~ ~ D D ,.._ (4lltlial -;: .• -------------,---~.---~----~----., . wck----LNIT e,1 ~----*----I.NIT w .:.·---✓~(---I.NIT w ':e.,• .-. ---'*~---I.NIT 53~----"*----1.nr e11----✓ I" ~"5 -.-~ -.& ,:,.,. 71 I/HIT-, ~ 1/NITWJ ~ r 7l NORTH ELEVATION SGAI....E , I • IOO'n SCHEDULE OF FINISHES ASPHALT SHN&l.E5 AU.t1I1t.t1 ~ ON 2xl0 tiOOD FASc.lA lx4 HOOD TRJM ON 2xl0 1l'IOOD FASc.lA FIBER c.EI-E{T -PLAN< LAP SIDING C./H 3 1/2° CORIER TRIM FIBER c.eerr-PAte. SIDING FIBER c.eetr -SHINGLE SIDING C./H 3 1/2' CORIER TRJM VIN'l'l. i"IINDOHS C.M tiOOD TRJM A5 5HOHI 2xlOtiOODTRJM 42 1/8° Hl6H POH:1ER C.OATcO AU.t1I1t.t1 RAILING C.M ~ 6I.A55 PAle.5 BUILT W GOL.l,tfl CM FIBER G&£lfT PNl:l. SIDING t BRIGK BASE AT l.OGATION5 A5 5HOHI Kl£E BRAGE 6'-0" Hl6H PRIYAc.l' 5GREEH BRIGKVSEER v-EST ELEVATION SGAL...E I I, IC::,O,, ~ -----·---~Oll'-.:,0,,~ f !:J. TOP Of' ~ ~~ ---- ~ -,,...__....,. i " ""'""--"""""""----- ~ ---------~Of'-f\DOA; .&:)ffl I ~ -'JlPO,.~ 5UO ~~-·---- " 10 iEk----LNIT e1,----*-----1M1r 63----'----*:w----1.t11r B3 -""---'*we...---LNIT ea-~-----"*---Ltllr GI -----'!II r" !MIT 7J"'" l.NT-2 7i" ~IT"! "I' LNIT"4 ~ 1..N!T-5 SOUTH ELEVATION 5CALE • I I IOOm l -. ..... K ___ LNIT C.1-----" r \ffr~ 71 EAST ELEVATION SCALE, I, k:IOTI BUILDING #I I (i)ClP'rRiCHT, AlL 1ESOtS »II JH( MOORD UMEHES,'Sfi THEREOF AA£ TI£ sa.I PRCf'tRTY a'" BARNETT DEMBEK AROllrtCTS l~C. ANO MAY NOT~ USED 'flHOU.Y Cf! lH PAAT ~THCllT ua:NCE EIElNG Pm0-1,\stD, C:a''IRIQH NRl~MENT Nl.UOCS IDEAS CAINCD JtJ«J COHt,,[RSOH THEREOF" INTO Nfr IIATERIAL FORM OJIMJACfl''t'RIQ·HACTR,S.C.1970 ~ I !; ~ ; ; g ; i ~lo(lu:l,,,g .. .. ,!! i§IQ ! . ... a~ f!! N ;~ i!i ~, g 1~ I i! ! I! ~ ~ ~ !. ~~ ~~ h ii ~~ --99 ;ami .. I 5 I tr-:::1tm,J UN.JT135. ~ 7536 130 S"TREET, SURREY. e.c. 1/JW 1H8 PHONE: (60-4) 597-7100 FAX: (604) 597-2099 EMAi.: malabdcstdtex. com aaNTNO. HEr NO. AG-4.01 PIOOETNO. ,..,_..,_ 11008 6 ~Cll"~~ TOPOI'"""-""" -~~---- IKlERSIDE Of' Fl.DOR .l:JISTS ~OFfl.LXR.l'tSTS ~OI'~ !iL.H5 -~-·--- ......... IL________IMIT Al ----""----UNIT A -•-·., __ W---IMIT A '»_ •• ,, __ _, __ !MIT AB ..;,-,'----4,Jll'(---IIIIT A2 ~.-·-.. w=-~ 4~= I'-UHIT"6 ~( lJ'llTrJ ~ UHIT"l:I >k i,.1r-.:i; 71 "'"".;o ~ ~ YEST ELEVATION 5G1'1..E , I , IOOm SCHEDULE OF FINISHES ASf'HAl T 5HIHE,l.E5 AI.Ltfli'U-1 61/TlER ON 2xl0 HOOD FASCIA lx4 HOOD lRIM ON 2xl0 HOOD FASCIA FIBER CB-'ENT' -f'l,Atl:: LAP SIDIN6 C.M 3 1/2' WRtl:R lRJM FIBER c.a-ENT-PAIEL SIDIN6 FIBER c.&ENT' -SHINiSLE SIDIN6 C.M 3 1/2" WRtl:R lRJM V1NYL HIHDOl'6 C.M HOOD lRIM A5 SHOHI 2xl0 HOOD lRJM 42 1/8" HIGH ~ WA TcD AI.Ltfltu-1 RAILIN6 C.M ~ l5lA55 PAIELS aJILT W C,OlJ,Mf C.M FIBER C,El-£KT PAIEL SIDIN6 4 ~K BASE AT LOC,ATIOIE, A5 SHOHI IQEE BRAGE 6'-0" Hl6H PRIVAc.Y ~ ElRlc.K\laeR w::K----"-'--lA'IIT A2 --'---41✓ ~ IHTll:> 71 SOUTH ELEVATION 5GALE: , I , IOOn i--------~"MOl:lf&~ 1 ~=--- ~5'Bfl<>OR ~----- ! --------!Kll:RSIOEOl'f\..Oat.171515 . r::~ !LJB --... .... k.....-.._ ... ,J,._,,._ __ IMIT A2 )k !MIT AB w !MIT A --~*--!MIT A--*----IMIT Al --~ ~ ~ -• ~ -~ ~ -~ ~ -n ~ -~~ EAST ELEVATION (240th STREET) ~. I, IOOm t _ .. __ N tt::'fl'" ~ ~~~ ==--= u«:il!RSl!:e:OI' fUXIR ~~ . ~~--- i --------~0,ru,oil.12&"15 J : 'IP"tlf~ ~ l.08.l'LOClllt ---- ___ .Wi.1(.~1.Jte,Jr,TREAA_ "'-'X.aD6."561-n'l,til!ATIIIIOtff lNT Al ------~,J UHIT"6 71 NORTH ELEVATION """"-" ,I, IOGlo I SUILDING #21 (i)COP'IR!GHT.AU.[BICHSAll>tli( IIOOIFlEO UKEtf;~S THEREOF ARE rnEsa.EPROPERTYOFBARNf.:rT DEMBEKARQlll[CTSINCAHDMAY HOT BE USE!) WnOU.Y CR IN PART l'lllHCllT UCENC( BEING PURCHAS!D-ctf''IRIQH INfRNCO,ENT INO.l.OES 10£AS CAINEO ANO COHVERSIOH THEREOF IHTOANY WATIJ!IAL.Falll CAHAOACOP'r1110HACTRS.C.1970. C! ; Ii; ~ ; ~ ' ~ i " " '!l 1!i. I ..... I ~ ;~ I!! N ~f g 1~ ! i! i If ~ ~ <~;:: ~i ~~ ~ i< h ii I~ "99 1~~ § I i UNIT 1J5, ~ 7536 130 S'IREET, SVRllEY, S.C. VJW 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: malGbdcnll••·•om CUNT NO. HEl'NO. Ac-4.02 -NO. lllV, NO. 11008 SCALE , I • oom j """"511>EOI'"""",.....,. i 1! tu"ot-~ l.ff'Bl.~-------------~O,l'I.DQlll:.J:JJ51'5 TOP Of'-9.&R.oaR -~~---- la" OF GOMGFIEE 5lAB lD'ERRDCIR ---- D ~ lMITG * IHT 115 SOUTH ELEVATION -··-·-· _ .. ---··-· ,, !MIT 6-~,_ •• ---')~kc_ __ """" I" !MIT El ---➔*----LNJr •isi 71" SCHEDULE OF FINISHES A5FHAl T 5HIH51..E5 AU.ttllt.t1 6IJTlER ON 2xl0 HOOD FASCIA lx4 l'IOOD lRIM ON 2xl0 l'IOOD FASCIA FIBER @ell -Pt..Nk LAP SIDIN& C.IH 3 1/2" ~ TRIM FIBER c.e-ENT ·PAlfi. 51DIN& FIBER CEtfilT • 5HIN6LE SIDIN& C.IH 3 1/2' ~ TRIM VIN'fl HINDOHS C.IH l'IOOD "TRIM AS 5HOttl 2xl0 l'IOOD TRIM 42 1/8" Hl5H ~ C.OAreD Al.Lt111t.t1 RAIUN& C.IH 1&FERED 6I..A55 PAIELS aJILT UP COUffl C.IH Fl8ER C&£KT PAtB. SIDIH6 4 SRIGK 6A5E AT LOC.ATIOHS AS 5HOttl l<IEE EIRAC,E !o'-O' HIC:>H PRIVAc.Y 5c.REBI EIRIGK veEER -··-------- ------~---LfEAT~_ L ____ _ .. --.. .. ~1"-----IMITC. ____ ',!.,.<;.: ----..,..., ~ l.f,ijfli5 71 ~ST ELEVATION .-,_ -----... -·------·-------5C,,4J...E,1 ,IOOTI ·------------ --------------.... _ ~"-""-""'* * 1"-----'-~---IMIT 627------:IIE----t.taT El INT•II l.NIT -12 --->k---lHT El ~ 1.NTIB ----4)f(--Lt11T El 1.t11r •14 -----'✓-.(---1.tllT C.----)1'>1 7J 1M!T•1s 7J NORTH ELEVATION 5GALc r I I IOC>rn ~ ---------u,c::eea:,em~~ i " ~ TOPOF~ ·1 -"""'"""" ---- Ti~~'$-,;.;;;,;,.-;;-;;;;-_;,.,--;_ ... ~!! TOPt;Jf,~ tWIIJI\.GIQit. ---- ! ---------~ot~..&?151!1 . . lDPOl'~SLfta -~~--- BUILDING #9 ©CO''IRICHT. AlLDESrQrSAA'O lHE WOOIFEOUMEI-IESSES ll-£Rf0f ARE ntEsa..rPROPERlYOFBAANETT DEllBEKARCHITECTSINC.i\ND WAY HOTIIEUSEDYltlOU.Y OIi IN PART '11\lHOOl um.er BEING PUAOlASrn. OFTIIDtl !Nill NGEW£MT tfCWO(S IDEAS GAINED AND CON'ltRSION ntEREOf INTO ANY WA'TER,AL FOIIW CANADA COP'l'RIGH ACTR.S.C. 1970. ~ I Ii ; m i; i ; i cco..e •~•Ld,,og .. .. ., .. i§. j .... s ~ ~; < I!! N 2s ;!! f g u I I! ~ ~ J ~ ~~ ~~ ~ii i< h ii ;~ --99 im~ .. ~ .. I I g mf,We,J UNIT 135, ~ 7536 130 STREET, SURREY, 8.C. V3W 1H8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: maQGbdartdtex.com CUNT NO. SHm'NO. Ac.-403 Pfto.11:TNO. ,..,_ NO. 11008 _i iii ~Gf-Rocll"1R!if£5 TOPOF9.B-f'l.OOR IA'fRFUIOR ---- ~O,~.Dt5lS TOP'Olf'!i.8-f\.OOR ..... """" -------- TGPOF~ s.Mt l.GtaR.LXJR ---- j -""""""-- f !i ,wa....,.,_ ~~-----------·-·-~,,.,u:,c.cr.~ TGPOl'-51&-1"\.00R. ~!"I..OOR _____ _ ~O{ffll..OQil..kllSl'5 NORTH ELEVATION SCALE I ' • tOOn ~;,%§&iil~Iiif l.~0(;;6:sv:?1f 1111.1 .. , ... ,· ,., .••::·· ....... · .. ,I ■■■ I ?··.·', , ",,,-"".:' ::. ... ·.",·,·:''-"I ■ :. "'"c.c"'. .... '"_'." ' 1111.■I ill; I ----·-■ ,.,. ~,-■ ,~--. : ~~~ ~~I I -------------------·-· -- ~ST ELEVATION 5G/ll.E,l,IOOTI TCP Cf' S&&R.OOR ~~~-·-- ~I r ;; ~C1FP"\.OOR.J01515 TOP OF ~ 51.>e ---- OF RONJ IT B3 w !HT B3 ----')k1111 '--------IMIT 61---->1 -~ ~ -~ ~-~ SCHEDULE OF FINISHES A5f'HAL T 5HH51.E5 IW -GAt-Bt106E CU41. 6REY AL1,t11!0'1 GUTTER ON 2xl0 HOOD FASGIA ee,u,t.MtN ~ -2112--40 STONE lx4 l'IOOD TRIM ON 2xl0 l'IOOD FASGIA ~IN~ -2112--40 STOWE FIBER c&e{T -Pt.AN:: LAP SIDIN6 GM 3 1/2" CORIER TRIM ~M MOORE -1-t:,-tJO 6'.fBaR EEl6E FIBER c&e{T-f'Alfi. SIDING !ElJ,,l,.MiN t'OC1RE -oc.-z;GLaO CO'VER FIBER at-err -5HIN6U: SIDIN5 G/t'l 3 1/2' WRIER TRIH ~ ~ -21Zna 6RAY' ~ YlH'l'l HNooHS GM ~ TRIM AS 5HOHf Him! 2xl0 l'IOOD TRIM EEIJ,,l,.MIN!"'OQRE-2112""'40STD!ie 42 ve• HIGH PCll'VER WATB:> AL1,t11!0'1 RAILING G/l'f~6LJISSPAIEL5 = i~l~1~.l.~~~51DIN5 KN:EBAAGE SIKKB6 STA!H-NATUl.,\L ONC. 6'--0' Hl6H PRIYAGl' 5GRB:H ~IN t-100RE • 2112-40 STot!E 6RJQ:: YElfi:R l'IITH t,• l'IOOD GH' MJT1/AI. HA.TIRIN.S -EBGM' a eet.W1N MOOl<f -2112~ STc,t,,,£ 6AAA6EDOOR flEl'UH11N ~ -2/12~ ~ 6P.AY DOORS 51~1:EHS STAIN-NATUU,l. ON:. -~~----:::.....:i::=====i:p:::::i=:i:=::::i============ SOUTH ELEVATION TGPO,-~ SLJre U>al'\DC>I ------- 11------IM!T Gl----->1 JNte 71 EAST ELEVATION Sc::.irl..E,l,IOOm ~(}/f~.1:)1515 TOP Of' !l&<IDOR TCJPC1FCOMGREre 51.JrB L.OtERA.DOR --·- BUILDING #11 ©CXPYROH. AU. ~ »IJ lHE: IIOOffDLU<ENESSE5 THEREOFAIIE TI£ SQE PROPERTY CF 8AAHETT DEMBEKAROJIT'ECTSINC.ANOt.tAY HOTBc:USEtl'llt10U.Y ~ IN PA.RT ¥1\THOOi UC!NC! BEltiG PlJROiASEO. W''l'RIGHTINFR!Hta!EHT IHCUJC(S IDEAS GAiHED AHO COHYERSIOH IBEREOI' INTO NIY WAT£RIAL FORM CANADA COP'l'RUiH ACT R.S.C, 1970 ~ I Ii ; m g ; ; i .. .. !!l iS. ! j} a~ g l!s g ii I Ii ~ ~ ~ ~~ ~~ ~-i< h ii ;~ "99 I iii a3 .. .. I ft i tm:,,=.J UNrT1J5. ~ 7536 130 SlREET, SURREY, B.C. VJW IH8 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: malGbdarklteK.com am<TNO. HE!' NO. AC,-4.0IG Pft0£TNO. ... NO. 11008 }.._.,."""""'- ! TOPCI'-.... """""~ ·--- ! -------~atJPUDt-015 % . ~~---- ! --------~Dlf"f\DQll~ 1 'fCP'(A'~s:.Jre lCll'llltn.DOR ---- SOUTH ELEVATION 5GALf: I I 'IOCl'n IL.________IMIT Al ------,W11t----UNIT A---*-----IJIIT A ~-~ ~ -~ ~ --* -->~l<---~TA2---~-----JI ... ,.., ¥£ST ELEVATION fKllBl:5iitlll!«f\.C:Qlill!-~ SCHEDULE OF FINISHES ASPHALT SIIN61.E5 ll(J) -GAf-eRID6E c:u,t,l.. ~ AW-11tu-1 5llT1ER ON 2xl0 HOOD FASGIA ee,u,,l,,HIH MOORE • 2112-40 STOHf: lx4 HOOD TRIM ON 2xl0 HOOD FASGIA f5LJN-IIN MOClFlf -2112-40 5TON.e FIBER GEH:N'I" -f'I.J\M::. LAP SIDIN6 C./W 3 V2' GORIER TRIM feUN'ilN ~ -H:'.,-,!IO Bl..mc:eR eE;&E FIBER c&e!T-f'Alti. 51DIN6 eeNJAHIN YCOR! -OC.-:J5 GL.1'.ND GOVER FIBER c&err -5HIN61.E 51DIN6 C.IW 3 1/2' GORIER TRIM EENJ,l,MIM~-21:.5-306/iU.'I'~ VfHn Hllt,oH!; C.M HOOD TRIM AS 5HOHI HfTE 2xl0 HOOD TRIM 68UN-11H ~ -2112-40 STOiie 42 1/6' HltSH POl'IJfR C.OATID AUJ-lltu-1 RAILING C.M nM'B<ID c5I..A55 PAlti.5 BL>GK allLT Lf' COl.lHi C.IW FIBER G&EfT P>H:l 51DIH6 tm~,~~l..ocATIOHS AS 5HOHI l:JEESRAGE Sl!(lt';EHS STAA-1-NAT\RM. Ol<J(.. 6'-0' Hl6H FRIVAc.Y sc.REEH ee,u.l,M'IN 1'1CORE -2112-40 ST~ eRICK VBEER HITH 6' HOOD C.Af' t1/TV1'1... HATERJN..S -EBONT' I BellW1!N MOOR!: -.2112-40 STQP,,!! 6ARA6EDOOR ~J..-.-•1:N MOORE -2112-t,Q GEi-ENT 6RA"f lHT A ----;W11t---IJIIT A ---*----IMIT Al ~ 1/HITlltJ 7'f'\ IJHIT"1 7f'" IMT .. --71 EAST ELEVATION (240th STREET) scAJ.J:, 1, loom ~ ,._,,,,..,,,.. ..... .,, !i i't:IP"OI-~ !Utt ~"'°"'----- ~O,,~J)tSJ!t Ta:> OF~ ""'"""" --------- ~a-~!il...AB ~f"I.DOR ---- I< !AilT Al -----"~ ~IT~ 71 NOR.TH ELEVATION SG1'l.E,l11G1Cffl I 6UILDIN6 12 j ©COP'IRIGHT. AU. DESICNS AHO 1Ht MODIFlED Ll<EHESSES THEREOF AR£ TI,E:50..fPAOPERTYOFBARNETT DEMBEl(AROIITECTSINC.ANDMAY N0TIEUSEtl'IIIHOLLY ~ IN PART lfl!lHtuTUCEHC(BfJNCPURO-IAS(O, ta>m!CHT INil!l~T IHlUX:S IDEAS GAINED MO COHV£RSION nl[RE(f" INTO ANY WATERIAL F0RY CANM!ACOP'IW!GHTACTRS.C.1970 &! I = ! I i; ' ! i GOIH.-iard,<g .. .. !!! ll. ! .. ... a~ ~; i!i ~f g i~ I i! If ~ ~ ~ :~ ~~ ~~ h ii I~ "99 h~ .. ~ .. I .. w ~ ==·J UNIT 135, ~ 7536 130 S1llEET, • SURREY, B.C. V3W 1H8 PHONE: (604) 597-7100 F"X: (604) 597-2099 EM"1.: molllbdartcltex.com CUNT NO. HETNO. Ac.-4.02~ PIIQ£T NO. ... NO. 11ooe ) 1Kl!R51ClEOFl"'I..Dl::::.l.»15T5 T()Pot·~ ...!t'!~------ ~i :; ~tl-PI.O:llll-0&15 TOP OF ~ !l>6 ~~-------- tHlERil'tlE OF RIO(;lt== 1Rl56l5 'i ia I.N:l!RSIDEC,-l"lOOR..DISTS TOPOf'stB-R..CIOR H1'JHR.tXlll ____ -- k IE'----UNIT c-----'w ___ _ I" IMIT•IS 7r'° SOUTH ELEVATION 5CALE, 1.100m k 11'-----l..tllT 82>-----'1~ ~ (k,(IT•)I 71 EAST ELEVATION 5G>U: I I I Joom I l..tllT 8---~'----l..tllT B ----'IIW---- IJilT•l3 7r'" * *"""~~ UNIT B ___ __, ____ INT 82.,_ ________ _ 1Mir•1• I.NIT •12 ~IT SCHEDULE OF FINISHES ASPHALT 5HIH6LE5 IKO -GA!1!JRID6f ru,t,J. 6Rf'f AU.t-111U1 6UTTER OH 2xl0 HOOD FASGIA BBUAH'.N 1-'00RE -2112-40 5-TOIE lx4 HOOD lRJM OH 2xlO HOOD FASGIA t,fl,I.JAHIH M:::lClRE -2112~ STONE FIBER c;&ENT -Pl.Alt( LAP 51DIN6 GM 3 1/2' ~ lRJM ~IN.~ -~ 8lEfKER. 8E\6e: FIBER c;e.err..pNE.. 51DIH5 BEN..IAHIN~•OC.,--»~'-'M?R FIBER c-&ENT -5HIN61.E 51DIN6 GM 3 1/2' ~ lRJM ee,u,lrrMllol J,,'QClRE -2160--40 RDAS-TEP S5AME SEE) VIH'T'L l"IINDOHS GM HOOD TRIM AS ~ ,.,,,. 2xl0 H:XlD TRIM BENJ,,r•u~ t-'OORE -2112-40 STON.E 42 1/8' Hl6H POl'VER WATED AU.t-111U1 RAILIN6 GM~ 5LA5S PAIE..5 "-'GK ElJILT l.f' COUHI GM FleeR e,e,EHT PAIE. 51DIN6 !m/frf~~.J.LOGATIOHS AS 5't:>t-tl KNEE llRAC.E 51Ki::EN5STAIH-AAn.RAI.OAI::: 6°-0' Hl6H PRIVAGY 5GREEN ~"iiH t-10Cl'RE -2112-to 5Tot.f BRIGK VEIEER HlH 6' HOOD GAP MJT1JAL HA.Tt:Rl-'l..5 -EBONY' a ~MIN t-'OORE -2112--40 5TOM: 6ARA6EDOOR eENJAMIH 1-'0QRE -211.2~ GEl"ENT 6QAY ~ SIKKBIS STAIN -NATl.RAl. OM L ____ _ IE-k----UNIT C, ---~'1 ~ lMT-15 71 VEST ELEVATION SG>J.£1 1,loom L -L ------L---~~ ----'*~---l.t41T B 7f'" I.NIT•l-4 --~*---l.t-OTC,--->I 7J"" t!HIT'I' NORTH ELEVATION 5GALE 1l ,IOOrn r ~-;;-,.;.,,.,,.;.;; ,. Tc,ot'-~ 1 ---.. =::""'"' ..... ,. i " mPCIF~ HAIi R.DCR ---- ~ -------~ a, P\JXR JOISTS I ~~SL-a- 1 BUILDING #91 ©CCP'l'R!CHT. All !B11'.11'S AHO Tl-£ MOOrF\EDUK[~S!:lS JJ-£REOF ARE TiiEso...EPROPERTl'(}"BAIINETT DEMBEK ARCHITECTS INC. A.NO MflY HOTcf:US(O'l'IHOU.Y IJl:IHPART 'IIITHOOT Uctl'OCi 8E1NC ~. COP'rR!QH llffRINCDENT IHCUJOES IDEAS GAINEO ANO CONVERSION TliEREOf' INTO AAY IUffERIM. FORM CAA,t,OA COPYRIQflACTA,S.C.197D ~ I lo ~ I ; ' ~ I I ... Ii !!l .. ..... a ~ I!!"' ~ i .!ii f g ,~ I ~! If ~ ~ ~ ~i ~~ ~w i< h ii I~ --§§ 11818 i I i =--=·J UNIT 135, ~ 7536 130 STREET, SURREY, e.c. V3W 1HB PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL: maQClbdarldtex.com QBlfNO. HET NO. AG-4.0X ....a.ECTNO. iav. N0. 11008 I TREE TO RETAIN WITH TREE PROTECTION:_u__-lif@o--- FENCING, TYP. RETAINING WALLS, 1.2M HEIGHT MAX, TO BE DESIGNED BY GEOTECH TREE SCHEDULE I: . ' ' " ' ~ER~?U• ~gl,~'11111~ ~•~W"if,-!l!:ESSD-• ~~'Hll= ~Cl-~ OR11,119IJIIS:"lOC-,....."""'"a~1'\nlOCO' UOl/lClAAIIIA.IIS'l)°FIACflU,\'Q.!),'l)EJl~ETTI:' P1:EAo,,olllAA1l.qu11s- __, _-.,;;,;ac....,.U! ~~~ IIEDfO .. Ml:illAA CHINElili~gUS,,ooc;woclt) st.B.'1>'1t51L>l0LIETTE&Vta-Jg\j/,I a-sso-sm~ nn 2 Kl.1C'll.:1.1 .. snl;IIU Ulo\lff:B~;UPIU~FOU\ W:l,\C>.!,,:l,ll .. STD;III-I 5el.lCAI...UMHT;IIU 25>11ff;IIIJ>ifORl.l:B.f.B RETAIN EXISTING VEGETATION ~ WHERE POSSIBLE IN SLOPED HATCHED AREA; REMOVE INVASIVE SPECIES, POCKET PLANT WITH NATIVE SHRUB SPECIES 4 nn 3 nn 0 RETAIN EXISTING VEGETATION WHERE POSSIBLE IN SLOPED HATCHED AREA; REMOVE INVASIVE SPECIES, POCKET PLANT WITH NATIVE SHRUB SPECIES TIERA STORMWATER STORAGE, SF RIMA PERMEABLE PAYERS IN PARKING LS. TYP. :::::>- AIA :::::>- A A :::::>- A3A3 I- w w O!'. I- <,f) .s::. C) "'<t" N ACER PLATANOIDES 'CRIMSON KING' AND 'PRINCETON GOLD' STREET TREES, TO BE CONFIRMED BY MAPLE RIDGE MAPLE RIDGE'S STORMWATER RETENTION REQUIREMENTS ARE MET BY THE CIVIL ENGINEER'S DESIGN FOR THE TIER A ELEMENTS LAID OUT ON THE LANDSCAPE DESIGN, INCLUDING: -PERMEABLE PAVERS IN PARKING STALLS -TWO STORAGE TANKS, ONE IN THE AMENITY AREA, ONE IN THE DRIVE AISLE -STORMCEPTDR UPSTREAM OF DETENTION IN DRIVE AISLE -SEDIMENT/OIL INTERCEPTOR IN DRIVE AISLE -SOIL DEPTHS ARE AS FOLLOWS: 150mm (6') FDR LAWN AREAS, 360mm (15') FOR SHRUB AREAS, AND 915mm (38j FOR TREES -IF PERMITTED BY GEOTECHNICAL ENGINEER, A RAIN GARDEN MAY BE PROVIDED. THE RAIN GAIRDEN IS NOT REQUIRED BASED ON THE MAPLE RIDGE STORMWATER RETENTION REQUIREMENTS • SEE CITIWEST CIVIL ENGINEER'S PLAN FDR DETAILS REGARDING STDRMWATER RETENTION CALCULATIONS AND STRUCTURE DETAILS 17171-3.ZIP ©CClPlifs>~ ,ntrvtd. 1lld eta~ •r.d Otsip;-1 t, UW propecty al PMG l1tnd~S!l!!lu-chled1 ~ m11t rtt>I l:lte reproduc:td'1C"U1ullo•C:Ulelpc~.,.,,,~\h1:':t permiS$IOO Su!le C100 -4185 Still Creek Drive Burnaby, British Columbia, V5C 6G9 p: 604 2~:>4-0011 ; f. 604 294-0022 SEAL: l U,N'IBI IMUiPUJll't'll'NQ,Ulil ND. DATE REVISION DESCRIPTION CLIENT: PROJECT: 15-UNIT TOWNHOMES 10309 240TH STREET MAPLE RIDGE DRAWING TITLE: LANDSCAPE PLAN DR, DATE: 17.AUG.09 DRAWING NUMBER: SCALE: 3/32N=l'-O" Ll DRAWN: RK DESIGN: RK CHK'O: PC OF3 PMG PROJECT NUMBER: 17-171 3 nn 2 V Bl V V B3 V 4 V B3 V V B3 V CD 0 000 -REE TO RETAIN TREE PROTECTION FENCING, TYP. ::::::=,- AIA ::::::=,- ::::::=,- AA ::::::=,- ::::::=,- AA ::::::=,- f-- w w [i f-- \f) .s::. _.., @Coptngti IKttVed. 1'hit Of&"VAnQ and~ U.. property Cl PMO landx:aprt Al<h~ 2"6 rnDy ~ tie rep,:oweedot t..'U'dforO'.hal p,r~Yttlr.clll.thall pcrm1ssTon. rrn,- •i~~~it,{6 Suile C10D -4185 SliU Creek Drive Burnaby, Brilish Columbia, VSC 6G9 p: 604 294-0011 ; t 604 29~022 SEAL: ND. DATE REVISION DESCRIPTION CLIENT: PROJECT: 15-UNIT TOWN HOMES 10309 240TH STREET MAPLE RIDGE DRAWING TITLE: DR. TREE MANAGEMENT PLAN DATE: 17.AUG.D9 DRA\l\llNG NUMBER: SCALE: 3/32"=1·-o• L2 DRAVVN: RK DESIGN: RK CHK'D: PC OF3 17171-3.zJP PMG PROJECT NUMBER: 17-171 3'-6" r 9• -----3'-6"---- 6 X 6 P.T. HEM/FIR POST (GATE OWN) 2 X 4 CEDAR BOTTOM RAIL -11--1---2 X 4 GATE FRAME 2 X 4 CEDAR TOP RAIL 4 X 4 P.T. HEM/FIR POST 2 X 2 CEDAR VERTICAL ---H--+---2 X 4 BRACE 2 X 2 CEDAR VERTICAL -H--'-t+-~-tt---1.. @ !~~~ET FRONTAGE FENCE ~1/3 POT HEIGHT IN ~ COHCf'tETE FOOTING NOTES: 1 ALL POSTS ANO BARGES PRESSURE TREATED TO CSA STANDARD ANO END CUTS TREATED WITH PRESERVITIVE 2. All OTHER MEMBERS TO BE CEDAR #2 (CONSTRUCTION) GRADE MINIMUM 3, ALL HARDWARE HOT DIPPED GALVANIZED 4 APPLY 2 COAt'S EXTERJC)R ST~ TO MANUFACTI.IRl;A.S SP£CIFICATION FINISH SELEcn;)HASI.PmOYEO RV PROJECT AA:citTECt.; 2 X 4 CEDAR BOTTOM RAIL CONCRETE FOOTING_·---++=-+-+,._ 2X WIDTH OF POST Xi HT. OF POST COMPACTEDSUBGRADE-~~.!ii'iri~W GRAVEL UNDER FOOTIN WIRE TO BE \NOVEN THROUG FENC'4G MATERIAL ALL WEATliER SIGN SNOW FENCE TO BE DUPONT L-70 OR APPROVED EQUIVALENT. ◄" 0tA CEDAR POST 6'-0"-6'..S"HT. 1------4•-0·----- GALVANIZED FENCE STAPLES STAPLEs~oc uDCJODDD {!]□□□□□□□□ OTIIJ□□□□□□□□ OIITJ□□□□□□□□ OIITJ□□□□□□□□ Ol!D□□□□□□□□ □□□□□□□~□□□□□□□DOI □□□□□□□OIU□□□□□□□□ □□□□□□□□ITJ□□□□□□□□ ~~~~bu~~--~~==:::;;=======~i:========:::==~=~ Al~~ ~:~::io~~ -~:=t,U-1 STAPLES EXISTING SUBGRAOE --+-,f,- NOTES: 1, TREE RETENTION FENCES TO BE IN PlACE PRJOR TO AtiY 'NORK ON SITE. 2 LANDSCAPE ARCHITECT TO VERIFY PLACEMENT. 3 FENCE TO ENCLOSE AU. TREE RETENTION ZONES @ TREE PROTECTION FENCING KOMPAN ROBINIA PARKOUR 4·.o· 17171-3ZIP (eCopy,l!lf,1,..-. Thls or.,wlog•nodes~n 111l,o proper!y Cl PMG wnd5Clpt Atttjtocb: Ind m•J not be-reprodw.«t or UHdfor othef projecb:withotll melr permission. Suite C100 -4185 Still Creek Drive Burnaby, British Columbia, VSC 6G9 p: 604 294-0011 ; t 604 294-0022 l' 1.tWl',:• llYISOIJCl,laftAN.(tl'r'~ ~ 1 ll»'I.» awl."J!,NtWYtlPUllf 1111( NO, DATE REVISION DESCRIPTION DR CLIENT: PROJECT: 15-UNIT TOWNHOMES 10309 240TH STREET MAPLE RIDGE DRAIA'ING TITLE: LANDSCAPE DETAILS DATE: 17.AUG-09 SCALE: MNOTED DRAWN: RK DESIGN: RK CHK'D: PC PMG PROJECT NUMBER: DRAVVING NUMBER: L3 OF3 17-171 1 ) g Arboricultural Review Report Date of Report: August 21, 2017 Project File No.: 17-171 Date of Review: August 16, 2017 Project Name: 15 Unit Townhouse Development 10309 240th Street City of Maple Ridge Weather: Clear and warm For The Arlington Group Arborist: Michael Mills 1.0 Introduction: We were requested to review and comment on the existing trees associated with the proposed 15 Unit Townhouse development proposed for the above noted address in Maple Ridge. Site plan information was provided to us from Barnett Dembek Architects that indicates 15 townhouse units in three building blocks has been proposed. Tree survey information was provided by Citi West Consulting. Refer to the PMG Tree Management Plan (L-2) for a modified version of the survey plan that identifies the location of all trees referenced in this report. 2.0 Observations: The site is located on the west side of 240th Street at the intersection with 103rd Avenue. Large lot single family properties are located to the immediate north and west of the site. A small stream is located along the south edge. New single family residential development is located across 240th Street to the east. Aerial View of the subject site. Arboricultural Review Report 10309 240th Street, Maple Ridge. The property currently contain one single family house that is located towards the north west corner of the lot. There are no water courses within the development area, but a small unnamed tributary of Kanaka Creek borders the south edge of the site. No obvious wildlife values appear to be directly associated with this site. There are no formal street trees located along this section of 240th Street. The site slopes from north to south towards the creek with steep sections occurring along the north edge and through the central portion of the property and a narrow strip along the south edge. The tree survey has identified the location of 17 trees. Of the 17 surveyed trees, 3 were observed to be dead or removed from the site leaving a total of 14 trees within the property lines. There are also a number of trees located on the adjoining property to the north and south close to the property lines. The trees were not tagged in the field. Reference numbers used in this report begin at the north east corner and move across the site generally toward the south west corner. Tree Information Table: Tag# Species Size Comment 1 Cedar 40cm Small multi stem specimen located beside the existing driveway above a low retaining wall. Pruned for driveway clearance. Poor form and structure. 2 Norway Spruce 30cm One of two Spruce growing together along the north property line on a side slope. Topped in the past but with a recovered main leader. Crowded form due to tree #3. Good health. 3 Blue Spruce 34cm One of two Spruce growing together along the north property line on a side slope. Blue tinged cultivar. Crowded form due to tree #2. Good health. 4 Norway Spruce 30cm Located within the driveway and surrounded by gravel. Topped at a low height. Poor health and form. 5 Dead tree Survey indicates that the tree in this location was an oak. Al that remains is a tall stump. 6 Cedrus deodara 30 & 60cm Co dominate main stems from the ground. Good health and form. 7 Douglas Fir 40cm Good health, poor form due to past topping. 8 Douglas Fir 40cm Good health, poor form due to past topping. 9 Mountain Ash multi 3 x multiple stems from the ground. Poor health and form. 10 No tree Low stump remaining. 11 English Oak 45cm Good open grown tree located at the top of the slope. Somewhat crowded by tree 12 but overall a good specimen. 12 Norway Spruce 25cm Small tree growing out from under the larger Oak #11. Good health. Crowded form. 13 Mountain Ash multi Small multiple stem tree, poor health and form . 14 Mountain Ash multi Small multiple stem tree, poor health and form. 15 \r'Yeeping Willow 90cm Large old tree with co dominate main stem form. Past topping with multiple shoots off old pruning cuts. Good health. 16 Cedar 80cm Located along the south edge on a side slope. Good open grown form. Good health. 17 No tree No trees or stumps located in this area of the site. Page 2: Arboricultural Review Report 10309 240th Street, Maple Ridge. Photos: Photo #1: Overview of the site looking west from 2401h Street. Photo #2: View of the Willow tree #15 and the dead tree #5 in the foreground. Photo #3: View of the existing house. Tree #4 shown in the foreground. Page 3: ) Arboricultural Review Report 10309 240th Street, Maple Ridge. Photo #4: View of the two Spruce located in the north west corner, trees #2 & 3. Photo #5: View of the row of trees along the top central ridge. Trees #6 -14. Photo #5: View of the trees located off site along the south property line. Page 4: Arboricultural Review Report 10309 240th Street, Maple Ridge. Photo #7 : View of the Oak tree #11 Additional photos of the site trees were recorded and will remain on file if required. Page 5: ) _) Arboricultural Review Report 10309 240th Street, Maple Ridge. 3.0 Summary Comments: Due to the existing grades, the townhouses need to be designed to step down across the site. The density and the grading will limit tree preservation opportunity to a few select located. • Along the north edge, it should be feasible to retain trees #2 & 3, the two spruce trees in the north west corner. The retention of these trees will also help serve to protect the trees on the neighbouring property to the north. • Tree #11 is a quality Oak tree located at the top of the slope in the centre of the site. Some retaining on the downhill side may be required to maintain the existing grades surrounding this tree. • Along the south edge, tree #16, a large Cedar is recommended to be retained to protect the adjacent watercourse and the trees located immediately to the south of the property line. The retention of the four trees and the proposed new tree planting will easily exceed the minimum tree replacement criteria of the Maple Ridge tree bylaw. Tree protection fencing that meets the Bylaw requirements must be installed around all of the trees proposed to be retained prior to any site work, inclusive of building demolition. Refer to the landscape plans for the proposed tree replacement information. Page 6: Arboricultural Review Report 10309 240th Street, Maple Ridge. 4.0 Limitations We attach the following clauses to this document to ensure you are fully aware of what is technically and professionally realistic in the assessment and preservation of trees. This Arboricultural field review report is based only on site observations on the date noted. Effort has been made to ensure that the opinions expressed are a reasonable and accurate representation of the condition of all trees reviewed, however, conditions influencing the opinion and recommendation as provided in this report can change quickly and without warning. Any trees retained should be reviewed on a regular basis to ensure reasonable safety and to minimize the associated risk. The tree preservation recommendations in this report are considered preliminary and subject to change when site plan, grading and servicing information is available. The assessment was completed based on visual review only. None of the trees were dissected, cored, probed or climbed . All trees or groups of trees have the potential to fail. No guarantees are offered or implied by PMG Landscape Architects or their employees that the trees are safe given all conditions. Trees can be managed, but they cannot be controlled. To live work or play near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. The information provided in this report is for the exclusive use of our client and may not be reproduced or distributed without permission of PMG Landscape Architects. Please contact the undersigned if you have any questions or concerns regarding this matter. Yours truly, Michael J Mills ISA Certified Arborist PN 0392 For PMG Landscape Architects Page 7: \ ) 777 ~iti\iitft October 5, 2017 Citiwest File: 17-3429 Townhouse Development 10309 -240 Street, Maple Ridge PRELIMINARY ANALYSIS OF SITE DRAINAGE AND DETENTION Site Description ~411te ,e,n The total site area is 0.405Ha. The present land use is RS-2 (One Family Suburban Residential) and this property is to be rezoned to RM-1 (Townhouse Residential) as part of this development. Upstream and downstream catchment areas are shown on the Storm Water Management Plan and the size of the study area is 2.9 hectares. A Geotechnical Report 17-0766 dated February 15, 2017 was prepared by Braun Geotechnical Consultants ltd. for this site. As per the Geotechnical Report, it is expected that groundwater seepage is to be encountered within natural and fill soils overlying the relatively impervious very stiff soils. Recommendations for site preparation and drainage, temporary and permanent slopes are provided in the report. Detention Analysis Parameters Tier A As per the City of Maple Ridge Design Criteria the requirement is to capture 50% of the Mean Annual Rainfall {MAR) which is the 2 year, 24 hour rainfall event. Based on preliminary calculations, using the total site area of 0.405 Ha and the 5 year runoff coefficient of 0.4 (Medium Density Residential), with a release rate of 50% of the peak flow rate for the 2 year, 24 hour rainfall event, the storage volume required is 16.6m3 and the calculated release rate is 0.00174m3/s {1.741/s). To meet the above storage requirements, we have considered the following: • Permeable pavers -storage volume = 8m3 • Brentwood storm tanks within the landscape area south of play area - . storage volume = 45m3 • Rain garden -tiered wall center of the site -subject to Geotech approval ~ The total storage volume provided is 53m3. ■ill ..J.i.:)l;'/gjrcts~4.2.9\Docs\1I1P05 Pr_eli[niflary .Q.rs,1ifl.Fj,g~& Detention Report.doc OQM I Ori:,"aniz,,ti nal Quiijity ;: \,;ltlVVeSt (.;OnSUltlng Lta. • \,;IVII t:.ngmeers :VI, n,,gem~nt Program #101 -9030 King George Blvd., Surrey, B.C. V3V 7Y3 • Tel: 604-591-2213 Fax: 604-591-5518 e-mail: office@citiwest.com www.citiwest.com Tier B As per the City of Maple Ridge Design Criteria the requirement is to capture the remaining 50% of the Mean Annual Rainfall (MAR) which is the 2 year, 24 hour period and release at a controlled rate at the 1 :2 year forested flow. Based on preliminary calculations, using the total site area of 0.405 Ha and the 5 year runoff coefficient of 0.4 (Medium Density Residential), with a pre-development release rate (forested runoff coefficient = 0.1) the storage volume required is 48.4m3 and the calculated release rate is 0.000868 m3/s (0.87 1/s). The storage volume required for Tier A and Tier B less the storage volume provided in Tier A is equal to 12m3. To meet the above storage requirements, we have considered the following: • Brentwood storm tanks or equivalent -storage volume = 16m3 Tier C See the enclosed Storm Water Management Plan for details of the catchment area boundaries. The Rational Method was used to calculate the pipe capacities. Section D -Drainage, IDF Curves were used to determine the rainfall intensities for the 10 year & 100 year events. It was found that all of the existing storm pipes have capacity for the 10 year & 100 year rainfall event. Onsite detention has been provided as per Tier A & B to control the flows from the site to the pre-development condition and is not factored in the calculatior;s for Tier C. Conservation of Setbacks for Adjacent Watercourses An Environmental Assessment Report dated September 29, 2017 was prepared by Envirowest Consultants Inc. for this site. Protection of natural features for this development is focused on the conservation of Spencer Creek, south of the site. A Streamside Protection Area (SPEA) will be established by Envirowest and storm water management shall be incorporated at detailed design based on the recommendations of Envirowest. Direct discharge into Spencer Creek is not proposed. Storm water will be directed to the storm sewers on 240 Street. H 1Pro1ects\3429\Docsl171005 Preliminary Drainage & Detention Report.doc 2 Conservation of Steep Slopes and Tree Preservation An arborist report dated August 21, 2017 was prepared by PMG Landscape Architects. Tree preservation has been provided where feasible. Steep slopes greater than 15%, exist along the north, center and south portions of the site. These areas will be retained in their natural state as much as possible and the townhomes will be sited to generally avoid these slopes. Existing vegetation is to remain on the slope along the north portion of the site including two existing trees. The dense thicket of invasive Himalayan blackberry will be removed and replaced with native vegetation as recommended in the environmental assessment by Envirowest Consultants Inc. Planting and retaining walls are proposed for the slope in the center portion of the site. A retaining wall is required along the south portion of the site for road construction. Retaining wall design and landscaping will be coordinated at detailed design stage. I trust this is the information you require. Yours truJy...,..,. Citi --<~ ~ng Ltd . \ ~L ~ _) • L-.+......---=-_;.• " ~ 1 ~' ? ~ ~- Donni ~P JJtf co, P.Eng. H:\Projects\34291Docs\17100f> Preliminary Drainage & Detention Report.doc 3 Project No. 17-3429 2 Year 24 Hour , 73.5mm ) Client Bearing Pointe Development area Date 10/412017 Description Tier A Ca\culaoon Max Release Rate allowed = 503/o of peak flow Site area to detain (0.405 Ha) Minimum detention Volume required = 16.6m3 Total Rainfall Volume m3 Tim• Intensity Area Runolf Coeff Qin Oout Odel min mm/hr Ha R m3/sec m3/sec m3 0.405 0.4 Total Volume 20 1.43 0.405 0.4 0.000642 0.00174 Detainedm3 40 1.47 Q.405 0.4 0.000662 0.00174 I 16.582 I 60 1.47 0.405 0.4 0.000662 0.00174 80 1.84 Q.405 0.4 0.00083 0.00174 100 1.84 0.405 0.4 0.00083 0.00174 120 1.84 0.405 0.4 0.00083 0.00174 Q ,a-\Ut~e.. 140 2.21 0.405 0.4 0.000993 0.00174 soi' .. o+ 160 2.21 0.405 0.4 0.000993 0.00174 C p~~ .()fow 180 2.21 0.405 0.4 0.000993 0.00174 200 2.57 0.405 0.4 0.001156 0.00174 220 2.57 0.405 0.4 0.001156 0.00174 240 2.57 0.405 0.4 0.001156 0.00174 260 3.29 0.405 0.4 0.001482 0.00174 280 3.29 0.405 0.4 0.001482 0.00174 300 3.29 0.405 0.4 0.001482 0.00174 320 4.41 0.405 0.4 0.001986. 0.00174 0.294 340 4.41 0.405 0.4 0.001986 0.00174 0.29 360 4.41 0.405 0.4 0.001986 0.00174 0.29 380 6.25 0.405 0.4 0.002811 0.00174 1.2847 400 6.25 0.405 0.4 0.002811 0.00174 1.2847 420 6.25 0.405 0.4 0.002811 0.00174 1.2847 440 7.72 0.405 0.4 0.003473 0.00174 2.07S 460 7.72 0.405 0.4 0.003473 0.00174 2.0780 480 7.72 0.405 0.4 0.003473 0.00174 2.07 500 5.87 0.405 0.4 0.002643 0.00174 1.0832 520 5.87 0.405 0.4 0.002643 0,00174 1.0832 540 5.87 0.405 0.4 0.002643 0.00174 1.0832 560 4.77 0.405 0.4 0.002149 0.00174 0.49()4 580 4.77 0.405 0.4 0.002149 0.00174 0.4904 600 4.77 0.405 0.4 0.002149 0.00174 0.4904 620 4.41 0.405 0.4 0.001986 0.00174 0.294 640 4.41 Q.405 0.4 0.001986 0.00174 0.2948 660 4.41 0.405 0.4 0.001986 0,00174 0.2948 ) 680 3.68 0.405 0.4 0.001655 0.00174 700 3.68 0.405 0.4 0.001655 0.00174 720 3.68 0.405 0.4 0.001655 0.00174 740 2.94 0.405 0.4 0.001324 0.00174 760 2.94 0.405 0.4 0.001324· 0,00174 780 2.94 0.405 0.4 0.001324 0,00i74 800 3.29 0.405 0.4 0.001482 0.00174 820 3.29 0.405 0.4 0.001482 0.00174 840 3.29 Q.405 0.4 0.001482 0.00174 860 2.21 0.405 0.4 0.000993 0.00174 880 2.21 0.405 0.4 0.000993 0,00174 900 2.21 0.405 0.4 0.000993 0.00174 920 2.94 0.405 0.4 0.001324 0.00174 940 2.94 0.405 0.4 0.001324 0.00174 960 2.94 0.405 0.4 0.001324' 0.00174 980 2.21 0.405 0.4 0.000993 0.00174 1000 2.21 0.405 0.4 0.000993 0.00174 1020 2.21 0.405 0.4 0.000993 0.00174 1040 1.84 0.405 0.4 0.00083 0.00174 1060 1.84 0.405 0.4 0.00083 0.00174 1080 1.84 Q.405 0.4 0.00083 0.00174 1100 1.47 0.405 0.4 0.000662 0.00174 1120 1.47 0.405 0.4 0.000662 0,00174 1140 1.47 0.405 0.4 0.000662 0.00174 1160 1.84 0.405 0.4 0.00083 0.00174 1180 1.84 Q.405 0.4 0,00083 0.00174 1200 1.84 0.405 0.4 0.00083 0.00174 1220 1.47 0.405 0.4 0.000662 0.00174 1240 1.47 0.405 0.4 0.000662 0.00174 1260 1.47 0.405 0.4 0.000662 0,00174 1280 1.47 Q.405 0.4 0.000662 0.00174 1300 1.47 0.405 0.4 0.000663 0.00174 1320 1.47 0.405 0.4 0.000662 0.00174 1340 1.84 0.405 0.4 0.00083 0.00174 1360 1.84 0.405 0.4 0.00083 0.00174 1380 1.84 0.405 0.4 0.00083 0,00174 1400 1.47 0.405 0.4 0.000662 0.00174 1420 1.47 0.405 0.4 0.000662 0.00174 1440 1.47 0.405 0.4 0.000662 0:00174 73.5 Project No. 17-3429 2 Year 24 Hour , 73.5mm ~ Client Bearing Pointe Development area Date 10/4/2017 Description Tler B Calculation Max Release Rate allowed = Forested peak flow, R=0.1 Sile area to detain (0.405 Ha) Minimum detention Volume required ::: 48.4m3 Tola\ Rainfall Volume m3 Time Intensity Area RunoffCoeff Oln Runoff Coe Ooul Odet min mm/hr Ha R 5 ear m3/se.c R m3/sec m3 0,405 0.4 0.1 0 Total Volume 20 1.43 0.405 0.4 0.000642 0.1 0.000868 0 Detained m3 40 1.47 0.405 0.4 0.000662 0.1 0.000868 0 I 48.337 I 60 1.47 0.405 0.4 0.000662 0,1 0.000868 80 1.84 0.405 0.4 0.00083 0.1 0.000868 100 1.84 0.405 0.4 0.00083 0.1 0.000868 120 1.84 0.405 0.4 0.00083 0.1 0.000868 140 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 Q .-fe. 'l!AS ~ fef€S-k.J ~t..flo"'-' 160 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 ::, 180 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 200 2.57 0.405 0.4 0,001156 0.1 0.000868 0.345464 220 2.57 0.405 0.4 0.001156 0.1 0.000868 0.345454 240 2.57 0.405 0.4 0,001156 0.1 0.000868 0.345454 260 3.29 0.405 0.4 0.001482 0.1 0.000868 0. T.36674 280 3.29 0.405 0.4 0.001482 0.1 0.000868 0.736674 300 3.29 0.405 0.4 0.001482 • 0.1 0.000868 0.736674 320 4.41 0.405 0.4 0.001986 0.1 0.000868 1.34128 340 4.41 0.405 0.4 0.001986 0.1 0.000868 1.34128 360 4.41 0,405 0.4 0.001986 0.1 0 000868 1.34128 380 6.25 0.405 0.4 0.002811 0.1 0.000868 2.33119 400 6.25 0405 0.4 0.002811 0.1 0.000868 2.3311 420 6.25 0.405 0.4 0.002811 0.1 0.000868 2.3311 440 7.72 0.405 0.4 0.003473 0.1 0.000868 3.12548 peak flow 460 7.72 0.405 0.4 0.003473 0.1 0.000868 3.125489 480 7.72 0.405 0.4 0.003473 0.1 O.OOOB68 3.1254 500 5.87 0.405 0.4 0.002643 0.1 0.000868 2.12965 520 5.87 0.405 0.4 0.002643 0.1 0.000868 2.12985 540 5.87 0.405 0.4 0.002643 0.1 0.000868 2.12965 560 4.77 0.405 0.4 0.002149 0.1 0.000868 1.53689 580 4.77 0.405 0.4 0.002149 0.1 0.000868 1.53689 600 4.77 0.405 0.4 0.002149 0.1 0.000868 1.636897 620 4.41 0.405 0.4 0.001986 0,1 0.000868 1.34128 640 4.41 0.405 0.4 0.001986 0.1 0.000868 1.34128 860 4.41 0.405 0.4 0.001986 0.1 0.000868 1.34128 680 3.68 0.405 0.4 0.001655 0.1 0.000868 0.9441 700 3.68 0.405 0.4 0.001655 0.1 0.000868 0.94413 720 3.68 0.405 0.4 0.001655 0.1 0.000868 0.94413 740 2.94 0.405 0.4 0.001324 0.1 0.000868 0,546991 760 2.94 0.405 0.4 0.001324 0.1 0.000868 0.546991 780 2.94 0.405 0.4 0.001324 0.1 0.000868 0.546991 800 3.29 0.405 0.4 0.001482 0.1 0.000868 0.736674 820 3.29 0.405 0.4 0.001482 0.1 0.000868 0.736674 840 3.29 0.405 0.4 0.001482 0.1 0.000868 0.736674 860 2.21 0.405 0.4 0.000993 0.1 O.OOOB68 0.149844 880 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 900 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 920 2.94 0.405 0.4 0.001324 0.1 0.000868 0.546991 940 2.94 0.405 0.4 0.001324 0.1 0.000866 0.546991 960 2.94 0.405 0.4 0.001324 0.1 0.000868 0.546991 980 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149844 1000 2.21 0.405 0.4 0.000993 0.1 0.000868 0.149 1020 2.21 0,405 0.4 0.000993 0.1 0.000868 0.149844 1040 1.84 0.405 0.4 0.00083 0.1 O.OOOB68 1060 1.84 0.405 0.4 0.00083 0.1 0.000868 1080 1.84 0.405 0.4 0.00083 0.1 0.000868 1100 1.47 0.405 0.4 0.000662 0.1 0.000868 1120 1.47 0.405 0.4 0.000662 0.1 0.000866 1140 1.47 0.405 0.4 0.000662 0.1 0.000868 1160 1.84 0.405 0.4 0.00083 0.1 0.000868 1180 1.84 0.405 0.4 0.00083 0.1 0.000868 1200 1.84 0.405 0.4 0.00083 0.1 0.000868 1220 1.47 0.405 0.4 0.000662 0.1 0.000868 1240 1.47 0.405 0.4 0.000662 0.1 0.000868 1260 1.47 0.405 0.4 0.000662 0.1 0.000868 1280 1.47 0.405 0.4 0.000662 0.1 0.000868 1300 1.47 0.405 0.4 0.000663 0.1 0.000868 1320 1.47 0.405 0.4 0.000662 0.1 0.000868 1340 1.84 0.405 0.4 0.00083 0.1 0.000868 1360 1.84 0.405 0.4 0.00083 0.1 0.000868 1380 1.84 0.405 0.4 0.00083 0.1 0.000868 1400 1.47 0.405 0.4 0.000662 0.1 0.000868 1420 1.47 0.405 0.4 0.000662 0.1 0.000868 1440 1.47 0.406 0.4 0.000652 0.1 0.000868 48.337 73.5 e envirowest consultants inc. Suite 101 -1515 Broadway Street Port Coquitlam, British Columbia Canada V3C 6M2 604-944-0502 April30,2018 Mr. Graham Farstad, MCIP Arlington Group Planning + Architecture Inc. #1030-470 Granville Street, Vancouver, BC V6C IVS Dear Sir, RE: 10309 -240 STREET, MAPLE RIDGE, BC Habitat Balance Summary Development of the properties identified by civic address 10309 -240 Street, Maple Ridge (Property) is proposed. The Property is further identified by the legal description LTl; DL 405; NWD; PL NWP60014. The Property is also identified by PID 002-340-631. This report summarizes the anticipated environmental impacts associated with the proposed development as well as proposed activities to prelude, mitigate and compensate for these impacts. Environmental Setting A more detailed description of the environmental setting was included within the Environmental Assessment (dated October 5, 2017) prepared by Envirowest Consultants Inc. (Envirowest) and previously submitted to the City of Maple Ridge. The south tributary of Spencer Creek (identified on Ridge View 2.0 as Spencer Creek) occurs south of the Property. Flows within the creek are directed northwest then north to its confluence with the mainstem of Spencer Creek and ultimately discharge to Kanaka Creek. The riparian vegetation associated with the tributary is comprised of an assemblage of red alder (A/nus rubra), black cottonwood (Populus trichocarpa), ash (Fraxinus sp.), western redcedar (Thuja plicata), Himalayan blackberry (Rubus armeniacus), salmonberry (Rubus spectabilis), reed canarygrass (Phalaris arundinacea), Indian plum (Oemleria cerasiformis), and red elderberry (Sambucus racemosa). An area of steep slope occurs within the center of the Property. The steep slope area is characterized by an extremely dense thicket of Himalayan blackberry. The top of the slope is characterized by Himalayan cedar (cedrus deodara), Douglas fir (Pseudotsuga menziesii), mountain ash (Sorbus sp.), English oak (Quercus robur), and Norway spruce (Picea abies). Significant natural features (e.g. trees greater than seventy centimetres in diameter, natural rocky outcroppings, unique vegetative assemblages, etc.) were not observed within the steep slope area. Representative photographs of the steep slope area are included in Attachment A. A small area of steep slope also occurs along the south portion of the Property. The steep slope area is characterized by common grasses. The steep slope is depicted by Envirowest Drawing No 880-09-01, "Slope Analysis" (Attachment B). www.envirawest.ca Mr. Graham Farstad, Arlington Group Planning+ Architecture Inc. 10309 -240 Street, Maple Ridge, BC Habitat Balance Summary April 30, 2018 Environmental Impacts Page 2 of3 The City of Maple Ridge has classified the south tributary of Spencer Creek as receiving a Streamside Protection and Enhancement Area (SPEA) of30 metres measured from the surveyed top of bank. Proposed development activities, including the proposed retaining walls, as depicted by PMG Landscape Architects. No Ll "Landscape Drawing" (Attachment C), do not directly engage the SPEA associated with Spencer Creek. Impacts to the SPEA of the tributary are not anticipated. To accommodate areas of steep slope that occur on the Property the proposed encroachment is extremely limited. The addition of three retaining walls are required to create a stable slope for the proposed development. Barnett Dembek Architects Inc. Drawing Sheet No. AC-5.01 "Site Sections" (Attachment D) depicts the placement of the retaining walls. A "Preliminary Geotechnical Assessment and Report" dated February 15, 2017 by Braun Geotechnical LTD. was submitted to the City of Maple Ridge separately and states the land may be used safely for the use intended. Invasive non-native vegetation, specifically Himalayan blackberry, dominates the steep slope located in the middle of the property. Two retaining walls will be constructed to reinforce the slope. A small number of trees within the steep slope area will have to be removed due to the proposed regrading. Existing trees will be retained where possible and the area replanted with trees and shrubs by PMG Landscape Architects (PMG). To accommodate the proposed road, a retaining wall is required for the area of steep slope occurring on the south portion of the property. Vegetation located on the slope is limited to grasses; habitat impacts associated with the retaining wall are considered insignificant. The slope and the retaining wall are outside of the SPEA. Mitigation and Compensation Activities Enhancement and restoration works associated with the proposed development will primarily engage the central steep slope area which is currently characterized by an extremely dense thicket of invasive Himalayan blackberry. The invasive blackberry will be removed and the slope planted according to the landscape plan designed by PMG. There is no encroachment into the SPEA of the tributary to Spencer Creek within the Property. Where the SPEA occurs on the Property, the existing vegetation is generally limited to grasses with minor encroachment of Himalayan blackberry. The installation of native plant species within this area is proposed. Envirowest Drawing No. 880-09-02 "Landscape Plan" (Attachment E) depicts the planting plan for the SPEA area as it occurs on the Property. The landscaping prescription for this area would seek to restore a natural riparian assemblage of native plant species that would be capable of excluding the blackberry. The SPEA within the Property will be dedicated as park to the City of Maple Ridge. Typically, a streamside fence (or equivalent) is required along the setback line. However, there is no development proposed south of the southern retaining wall, as such the retaining will provide the required protection from encroachment. Mr. Graham Farstad, Arlington Group Planning+ Architecture Inc. 10309 -240 Street, Maple Ridge, BC Habitat Balance Summary April 30, 2018 Summary Page 3 of3 The proposed development scenario for the Property incorporates a 30 m setback from the top of bank from the tributary to Spencer Creek; there is no encroachment proposed. The conservation area is depicted by Envirowest Drawing No. 880-09-03 "Conservation Plan" and is included as Attachment F. A combination of measures is proposed to mitigate impacts associated with the proposed development and to compensate for what impacts cannot be mitigated. Proposed measures include: removal of invasive plants throughout the steep slopes, and planting of native trees and shrubs within the SPEA where it occurs on the Property. Please do not hesitate to contact me at hopton@envirowest.ca or 77-870-1032 should you have any questions regarding this report. Sincerely, ENVIROWEST CONSULTANTS INC. Written by, Reviewed by, ~~~~~ Savannah Hopton, C.E.T. Dipl. Environmental Technician Lisa Blanchard, B.I.T., A.Sc.T Biologist Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: Attachment F: Site Photographs Envirowest Drawing No. 880-09-01 "Slope Analysis" PMG Drawing No. L1 "Landscape Plan" Barnett Dembek Architects Inc. Drawing Sheet No. AC-5.01 "Site Sections" Envirowest Drawing No. 880-09-02 "Landscape Plan" Envirowest Drawing No. 880-09-03 "Conservation Plan" _) ATTACHMENT A Site Photographs Photograph Al. Northwest view of steep slope located in the middle of the property (March 26, 2018). Photograph A2. East view of slope located on the south side of the property (March 26, 2018). Attachment A: Site Photographs Graham Farstad, Arlington Group PJanning + Architecture Inc. 10309 -240 Street, Maple Ridge, BC Habitat Balance Summary April 26, 2018 Photograph A3. West view of south property boundary (March 26, 2018). Photograph A4. West view of riparian enhancement area (March 26, 2018). Attachment A: Site Photographs Graham Farstad, Arlington Group Planning + Architecture Inc. 10309 -240 Street, Maple Ridge, BC Habitat Balance Summary April 26, 2018 ATTACHMENT B Envirowest Drawing No. 880-09-01 "Slope Analysis" ) _J ATTACHMENT C PMG Drawing No. Lt "Landscape Plan" ATTACHMENT D Barnett Dembek Architects Inc. Drawing Sheet No. AC-5.01 "Site Sections" ATTACHMENT E Envirowest Drawing No. 880-09-02 "Landscape Plan" ATTACHMENT F Envirowest Drawing No. 880-09-03 "Conservation Plan" \ '-__) j i D Natural Slope 15% -25% -Natural Slope > 25% ! REFERENCE DRAWINGS i 1. Drawing No. A. 'Preliminary Grading Plan Townhouses at 10309 240 Street, Maple Ridge, BC". § March 2017. Citiwest Consulting Ltd. PLAN SCALE 1:200 0 !!! -=~-=_;10 I " \ \ \ \ I I I I I I \ ___ _L •• 6 ,. BEARING POINTE DEVELOPMENTS LTD. i 3. 2016 Ortho Photograph From City of Maple Ridge Website (http://gis.mapleridge.ca/ridgeview). 10309 -240 STREET J q, J, e I" \ I \ \ \ envirowest consultants inc. Suite 101 -1515 Broadway street Port Coquttlam, Blffish Columbia Canada V3C 6M2 office: 604-944-0502 facsimile: 604-944-0507 I • I' • I I I I tu I w l!c-u, I ;! I I I I I I _I I I I i I I I I I I . I l I J , I __ _j7 SLOPE ANALYSIS DESIGN· DRAWN: SDJ CHEO<E0: JN REVISKlN: OO REVISION DATE: SCALE: As Shown DAAW,HGIIVMOO<: I -2. 1995 Legal Base From City of Maple Ridge. a jj Iii Maple Ridge, BC ~.~• ._ _____________________________ ,__ _____________________ ..l... _____ w_1_WJ_.e_n_vi_ro_w_es_t._ca ____________ 1o_ATE:_·-==.:::.=~---_j ____ a_ao_._0_9_•0_1 ___ _j 1 October 04, 2017 nn ~ l }. V Bl V ,~; i~\'IIH -------' •:\~ TREE TO RETAIN _ _fi.:_~}----]j\ WITH TREE PROTECTION ~i_;~;.:.,.,;_,.:,,_,..,_,tH=-..._ FENCING, TYP. RETAINING WALLS. 1.2M HEIGHT MAX, TO BE DESIGNED BY GEOTECH c.. 2 RETAIN EXISTING VEGETATION WHERE POSSIBLE IN SLOPED HATCHED AREA; REMOVE INVASIVE SPECIES, POCKET PLANT WITH NATIVE SHRUB SPECIES nn n n 0 A B 4 RETAIN EXISTING VEGETATION WHERE POSSIBLE IN SLOPED HATCHED AREA; REMOVE INVASIVE SPECIES, POCKET PLANT WITH NATIVE SHRUB SPECIES C HYDRO KIOSK LANDSCAPE STRUCTURES GLOBAL MOTION SPINNER SET IN RUBBERIZED PLAY TILES, PLAYFALL, TYP. ::::=- Al ::::=- ::::::==,- A ::::=- ::::=- CRUSHED GRAVEL PATHWAY A ::::=- ::::=- A3 ::::=- ::::=- A2 ::::=- STREET FRONTAGE FENCE, SEE DETAIL FRAXINUS OXYCARPA 'RAYWOOD' STREET TREE, TO BE APPROVED BY MAPLE RIDGE -'Cll'IGltl!ll\.lol l-aiRPAL .... T\Al"Bl.000GOOD' MCWOHER•GAAHOIFLOAA'PRIHCE$51MNA' CCACIDIPlf'l"U.LN.11.POIICI.M"REDFOill' ~ ... l((IIIA~~ u.ll'M,lllll.l.lOlliltNIO ,............,CM.'<M'-~ ~•~~UCDlll,,U,CU(ffl """(M,WM.•IIIM 1-- w w Ci f- \l) ..c ................ Rl!D~AJ.11.S!!YAPLE Pf\lNC:ESSDlol.HASERV>Cl::BERRY Rl!DFOXl<ATSIJM,A. CHHESE l<tlU9" DC>GV.o0D SI.ENIJSI l!UiOUEITE SWEETOl,.l,I III.UNSSER!ll"-NSPR1JCE ,_,_,.C'tlUIIIIGll:fUn ~CUCAl.:UMSll>,1148 25IIKT;MB lf>fl:IGHTFOl!M ICNCAL:15M$1'D BU eCMCAL\IIIIHf;B&B 2"" KT. BtJSH ~ORM 111B t0t~,.,.ro..,. 6QICAl:2MSTtt,ll&e 17171-2.ZIP (a)CG9v,',;hl ,....-,. TNa d111,.trig and dnlgo iJ ... prope,'!)i of PMO Lind cape Atc:hltocts and may DOI bO re~odueeOor Ullcd fot Offilfp~wllnOut (ht~ permission. Suite C100 • 4185 Still Creek Drive Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; t 604 294-0022 SEAL: I 1IAPR20 lll~JU,'11\W"fl~ NO. DATE REVISION DESCRIPTION CLIENT: PROJECT: 15-UNIT TOWN HOMES 10309 240TH STREET MAPLE RIDGE DRAINING TITLE: LANDSCAPE PLAN DR DATE: 17.AUG.09 DRAWING NUMBER: SCALE: 3/32"=1'~" Ll DRAWN: RK DESIGN: ., CHK'O: PC OF3 PMG PROJECT NUMBER: 17-171 """'" Ii'. 50UT\ilf. SITE SECTION A-A SC."'1..E' I, 20Cm ) SITE SECTION 6-6 SC,,AJ..E I I 120Cffl "'5Tlf. EAST Ii'. ~ SITE SECTION C-C SCALE , I , 20Qn ©COP'rRIGIT. ALI. DESIC'XS NI> 11£ WOOIFlED Ul<[NESSES THEREOI' AR[ THEsa.[PRCffRlYDrBAANETT 00,SEK AROIIT'EC'IS INC. AND Mo\Y HOT eE IJSCD .WY OR IN PART WITHOOT !JaHCC BEING PIJRCHA5[0 COP'!'RICHTINFRIHGEMElff INCUJOCS IDEAS GAINED AND CONVERSION TIIEREO.INTOANY WAT!RIALFORlil CNWM CCPlRIQH ACT R.S.C 1970 ~ I ii ~ s fj ' ~ i c;o&-flKI~ .. .. !!l ~ ~ i!. i ~ ~ R; C l!i 21 f g ,~ i ;! u !M ~ ~I ~~ Ii t5 ..tH I~ 1~ .. .. I .. i 5 UNIT 135,, ~ 7536 130 S"IREET, SURREY. B.C. V3W 1H8 PHONE: (604) 597-7100 FAX: {604) 597-2099 EMAIL: maKGbdarldtex.corn am<TNO. !>&fNO. AC,-5.01 f'!IO.ICTN0. RIV . ..,_ nooe, \ r ! •· I j t it f ii LOCATION PLANT SPECIES LIST AND SPECIFICATIONS SYMBOL COMMON NAME LATIN NAME NUMBER COMMENTS 0 western redcedar Thuja plioata 1.5m container grown (min, no, 5 pot); densely branched; well established 0 red elderberry Sambucus racemosa 16 no, 2 po( densely branched; ""II established @ salmoooerry Rubus speclabi/is 26 no. 2 pot; multi-steamed; densely branched: wen established 0 bracken fern Ptaridium aqullinum 48 no. 1 po( ""'II established GENERAL LANDSCAPE SPECIFICATIONS 1. Plant material and the planting of such ma:erlal are to be in~ v,ith the Brilish Col<Jmbia Landscape Slandan! (seventh ed~on) joinHy published by the British Columbia Soclelf ol Landscape Arthiteds and the British Columbia Landscape Nursery Asoociat!oo. 2. All works are to be condoeled In accordance with the sediment oontrol pro'lisions of the 'Slandalds and Best PracUces for \[ls!leam Works' (Mnlotry ol l'lalar, lm & Alt l'n>lection, 20041, 3. Al plant maliT\111< lo bo In~ and appmed I>)' En~r-t plier lo in!.lellatJan. 4. G<T1M119medilni>10befroeol111ysubsolls,IOO!s.noxiout!JOSS,,...ds,lo10C~,.5IOMo..,,:rommCZ1111e:er,foreign olijeCI.,. and possess an aojdltyrarige.(pH)ol5.5 lo 7.6. Gr<PMIIII medun lslobelnopoclocl l>)'Envl(o-,le,t pmr to~nt 5. AD lud<berry(Rulr11S"""'3r ond R. lodnfolLIS) to bo cleared arid giubbed from projoclsile. 6. AB debris an:i'or.,..,.. ma!erial frm, land>!;ape oporations ant lo be ""1oeled ond c!i,i,csed offsile in ac,;o,dJwe wilh ill ~to<Yraqul<emenls. 7. Al-redooda-(Tht/fopli:a!a) mu51 beol nali\-e sk>cl<; mywllm, lldi• T, ,-;ata vw. oxa,J.,,, ,,. notlolH!ptallt.<I. 8. Turd.-.-.loperlslOplO'lideVl""'(3)ie,Bolplimlmarunance. Planlm~lsloiododowarortng.~prunWond ~ of bi3ckborTy. Spoc;esSlrr'Alvr,lwp Is 1o equal on,--hund<ed(100) pen:on1 tine (31 Y"fl fzorn plan~, Repaoem,ntal dead~IOCI< rnarbti roqulied to lJIIII this ,peclc.!i!on. fb)pla<:llfflenl alodtls also S!Jbjeclto or.o-lioodroo (IOO)l'l""'"I survi10"1\ip lhrae (3) years from planting. LANDSCAPE PLAN SCALE 1 :250 b 5 10 15 ___, " • ---------·- \ '« ~ r <;<'i<-,:,.__~ --------• '." ~ ---- ----I' - . t .. ~-- t ··' I I I i I I .j I I l I I 1 I ~ I ~ i ~ I ! I I I .l I I I -~-.J I I I l. .. ....1: .. --;:, _________ .. -·!~:_;/ :,;. ;;; ..,.__.::;:-~--=--e:=-~~;f-;i--i;::;..,.~ _ __,-f.'.) - ,, REFERENCE DRAWINGS 1. Email: ACAD-3429Base-Model.dwg. Received March 23, 2018; Ciliwest Consulting Ltd. 2. 1995 Legal Base from District of Maple Ridge. NORAN WEST DEVELOPMENTS 10309 -240 STREET Maple Ridge, BC '~ e \ envirowest consultants inc. Suite 101 -1515 Broadway Street Port Coquitlam, British Columbia Canada V3C 6M2 office: 604-944--0502 facsimile: 604-944-0507 www.envirowest.ca TYPICAL CONTAINER (No. 5 POT) TREE PLANTING DETAIL 200mm to Base of Tree Pit 300mm Mnimum N.T.S . TYPICAL CONTAINER SHRUB AND No. 1 AND 2 POT TREE PLANTING DETAIL N.T.S. 400mm Minimum Top of Root Ball Level with Finish Grade SUbsoil LANDSCAPE PLAN LANDSCAPE DETAILS AND SPECIFICATIONS OESIGN: DRAWN: OfECKE0: Rf\llSION: REVISION DATE: LB/SH CEV RWS 00 SCALE: As Shown CR/,\'$1Gl,l/l,13ER; DATE: 880-09-02 .a s~,..._ ________________________________ ......11.... ________________________ ...L _________________________ J_ __ ..:::_:~:..::.:..:.:.. ______ L ___________ _J April 18, 2018 0 - .... Q. ~~9 REFERENCE DRAWINGS 30m ---SPEA Setback r-------i Conservation L___J Area (67m2) 5 10 15 20 NORAN WEST DEVELOPMENTS 1. Email: ACAD-3429Base-Model.dwg. Received March 23, 2018 i ~ ~ 10309 -240 STREET e LLLLC LLLU • :LLLLLLL U . : --.L LLLLU ) I '_j I I I I t, envirowest consultants inc. Suite 101 -1515 Broadway Street Port Coquitfam, British Columbia Canada V3C 6M2 DESIGN: DRAWN: office: 604-944-0502 SH CEV 1-w w 0::: I-C/) 0 -s:t' N 0 0 ! 0-8 CONSERVATION PLAN CHECKED: LB REVISION: REV~ION DATE: 00 Citiwest Consulting Ltd. 2. 1995 Legal Base from District of Maple Ridge. a:,~~ 5 ~ ~ Maple Ridge, BC ____ _, www.envirowest.ca DATE: 880-09-03 ~~~._ __________________________ _. _______________________ _,_ _______________________ .,__ __ Ap_ri_11_s_,2_01_s _______ ~------------' facsimile: 604-944-0507 "'sCALE=-,-1-:3_0_0 _______ ----1,,,,,DAAWll""'""G:-,'MJ""M"'BER""°:-----------1 ) MAPLE RIDGE Brlti5h Columbia Memorandum TO: MEMBERS OF ADVISORY DESIGN PANEL FROM: CHEE CHAN FILE NO: 2017-117-DP/RZ LOCATION: 11831, 11839, 11865 232 STREET DATE: JUNE 20, 2018 The Planning Department has received an application for the development of 45, three storey townhouse units at the above cited addresses. This is a preliminary submission, and the architectural and landscaping plan samples attached here are not yet coordinated. A full submission, accompanied with an applicant presentation, will be made at a later date. We have some concerns regarding the proposed design, and are making this early referral to ADP to receive preliminary design comments to share with the applicant. The attached orthophoto shows that the development site is bordered by single-family dwellings to the south, west and north, and multi-family dwellings to the east. We have received inquiries to develop townhouses on the properties to the north. The development site is approximately 1.04 ha (2.57 acres) in size and is largely flat. It fronts on 232 Street, an arterial road. No direct driveway access is allowed on arterial roads, so a new street is being proposed at the northeast corner of development site. Please find attached a site plan, elevations, perspectives, some floor plans, and a landscape plan. The following have been raised by staff: • The pedestrian environment and circulation, especially the prominence of the garages and no residential doors to the internal lanes; • The pedestrian environment with respect to internal sidewalks along the periphery of the project, front entrances of units along the western edge of the site against the backyards of single family properties; • Relationship to the City street; • Wayfinding on-site; • The spaced out nature of the amenity spaces; • Form and character, including distinguishing buildings and units in some fashion; • Other preliminary advise for staff to convey to the applicant. Preliminary design comments and suggestions from ADP members to staff would be greatly appreciated. Thank you. Chee Chan _} Planner 1 5.1 Scale: 1 :2,500 FRASER R. 11839/11865/11831 232 ST PLANNING DEPARTMENT ~ill■ FILE: 2017-117-DP DATE: Mar 30, 201 7 mapleridge.ca BY:LM ft. 3201-0 112'' 1(97,54 MJl 100.56 /4.-fT ------------S~E!JW.~ ------~ -------------SIDEWALK -- W I G".32.:;; I • "" r:: c--. '<I" () c£, :::, "" r:: <fl U) -.si g: I 41 I ~i ~ -<:::J -<::] I I I I ~ I [>· r--L_>· [_~~ 7 ~ I I I I -1 --------- OUTDOOR AMENITY LOT 11805 \ \ \ \ \ \ r I ', ', ' COPfRIGHT R(SERVED rn5 Pl.A?l,\/ID~AAE,,',NOMAI.L Tlt.lES REi\Atl TI< EXCI..USIVE PROPERTY OFCOUCll.AS R JOIINSONARCHlfECTI.ND V.,l,YNOTBEUSEDORllEPROOVCED ',11THDUT l'l~ITIEN CONSENT. WillTTEN OlllD/SKJNS S1-'AU. t'J.VE PRECECEHCE 0Vut SC\l.!D D11Etl$KINS C0N'IPACT0KS SHAU.VERliYA!l08tP.CSP-OHil:lifOR All Ol)l[ltS.'MSA.'lOco;ICff,DllS ~ 111£ JOBANDTHISOmCEsw.t.LliE aFORLIED o; AAY 'IA.'itl.T!i:IIS fi!OI\ nrr Dl\lE/l~0:i5 AND C0l,'0ITIO:IS SH0Y/U 0)1 TllEDRA'lilf!C OWNER z z <( ,g __J I!; n. ~w tc C ~ Cl) DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3R0.St. NORTH VANCOUVER, BC V7P 3P9 PH. (604)998-3381 FAX. (604)998-0217 drjorch@show.co SCALE: 1ta·=1·-0· CATE: 27 APR 2016 PR,LN PROJECT NO; 5IHi: DP-2.11 DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.St. NO~TH VMlr:G!..!\1Ell, BC V7P .WS FH, \W4)99G-33a1 f.i>;<. (f,(1:l;~::!S-02:7 drjorch@:,ha·H.ca C.•.1E: 1.7 APR J.i;;5 PR. LN :,HEEf: DP-2.14 "- J l } . l ~ t) J a. _ < CP m -I E Al -n m Al !! l o :: ! ru M ,. . . , , , ,,. .. :: i : , , H ~- :~ ~ ~ ~~ !;= : t ~ V •j ' q \ g ''"" (" ' J O 0 ~- r . : _ :, <, ~ ., . . ,. . . . . J1 l ; : : ' : ~c : : ~ 2'- - ' ? '"'i Q I- : ! (" \ r. b ~ ~: E t' r j !- f J - i: , : ~ ~i; . - n en t" 1 &> ' · ' 0 7J I _.. _. . I\ ) 29 -01 - 2 0 1 8 1 9 : 2 8 : 0 1 ] ~1 • ., , - ~ 0 > ~I n, _ '" " ' (: / ) : ~~ ~ 'Z ,,, ,~ ! : ! : t: , ~ ;g - • ~I'' 11 8 3 9 - T O W N H O U S E S 11 8 3 9 , 11 8 6 5 , 11 .88 1 - 2 . 1 2 S T R E E I ' ,M A 'P l . E " R I D GE , BR I T I S H COL UM0 l A ~~-r· •t : .• •1J•1 1 ; 1 1 3D VI E W FR O M 23 2 n d ST R E E T t· ... . . =, ~-- ff :: t .P l l ' ! E i l k,, JA N . 10 1 1 ~s u i o - l'O R l" ' I U L I N I N , A q " f 0~ ~ ~U e D f ' C R ~ :> 1 J,4 J4 N . . :,Q f i l ! , IS S U E D FO R DP RE V I S I O N tl i ' . : i ; ~ ~ ' . ! ~ ~ i i ! ·"· - : , ~c r: - ; ' . i : , : ~ -r, \ , . . - . _,. , •,:J 1i! i i l ~ l i . j l ~ ; ~ ~ /; \ ( :! : 1 N J ~L / "' 0 < ~-N e) fl . .: . ~ I ,, 0 7J I ... . . - CJ l 0 20 . 0 3 - 2 0 1 8 1 9 : 4 6 : 5 7 "' " " ~- :.: : r "C za , , > U ~: : : c o ~ ~' - - - ( Q r>;= - ; · ~ ~ n 0 c• ~ I >T S ,.. . . - < C• ,;; _ < >-' - < r," S y 7: · u ; 5: ~ )- - 1 1- - 1 - ( ~1f§ - t d z (J ~ ~~ i ; ~; ; n Cf J ;- ; , , < : > ; i- - , : 0 C/J n, ~ z ?O t:: : , . ~ I~ - - "' 0 :_ , 11 ~:J J I :: I : "' 1 11 8 3 9 - T O W N H O U S E S 11 8 3 9 , 11 8 6 5 , tl 8 3 J -2 3 2 ST R E E T ,M A P L U II I O G E , BR I T I S H CO L UM B I A ':: . H : . : . I J:. : i C f - 1 11 l ,:_ i ;, ~ :s 2 CL U S T E R - 5 (U N I T A) - 3D VI E W w, 1 , , )/ , I f 8: S ( : l < F • J \ IO JA . ' l , . 2C l 1 1& 9 4 $ D PO f i t PR J ! U f - : ~ Y P£ 5 K , N 01 & MA R . 20 1 1 l& S U E O FO R DP 3 I OS FE B , 20 1 & IS S U E D FO R DP RE Y l & I O N ~s ~ ~ ~ '.: j , ·.. . . : . ; : : : : : : : : : ~: i ; : ~ ~ ~i i i ! i ! I ! i CD COLOURED NORTH ELEVATION @ COLOURED SOUTH ELE\/ATION @ COLOURED EAST ElEVATlON 0) COLOURED WEST ELEVATION MATERIAL LEGEND, HATERIAL COLOR @ l.EOGESTONE DARK GREY ® FLA51-llNG DARK GRET' @ GUARD/RAILING Wl-llTE ~ TRIM / FASCIA SW 101':!i ® 6• 1./ARDI SIDING SWl015 @ 6• VERTICAL 1-lARDI BM 2090-IO SIDING (@ HARDI PANEL SW 6244 @ I-IAfWJ PANEL BH20e.D-IO WINDOWS 4 DOOR5 SLACK'-SILVER @:· RO!.l.-UP DOOR SW70to @ 6" 1-lARDI SIDING SW 6.156 {~ I&" 1./ARDI SIDING 5W 624-4 @ HARDI PANS.. Stll lOIS NOTE , COLOLIR5 FR.OH 51-lERWIN WIU.IAHS UNLESS NOTED ~ c:::::::J ~ [TI!] DO] -CJ i=I E=l DDD ,:,QPI • wr rc;:ru:i, 11,: 1 ~r·c--<;u .. ~·.n,~1 m ·,r~ -:n·,rt -. • ·r • t.11 O,Q;: 'Ul\ '-'I ,;,;,.1..-; < ti-~.4 .V'!-1 ~•-.a. I•" >.I a l;,.t,1; .: .. l""f,r:A"r-!!1 i t,:n·1 :~~rb~~~~·J:~ &';1l.,_ __ , I e:".'U,'. ::ll 1:...-:l~ :-:ti ,t:s:o ,, :• ;; :~:)L: ;.r ;:9 '"'-· ') t!.~.tli.J K CC-C'"'); :it ·t,~ .LJ :J . 11~ ';.:.1.to U. I :-,,: rr r.: I I • : -\~IC r-:,::JJ -O,.t • 1:-r-r: ., •JI' r "I "<i:";-: Y«,11 111 Ii; ,f!!f';IJ DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.St. NORTH VANCOUVER, BC V7P 3P9 ~H.'.ot."1}9S'i-,'.'.c I rAt.:~4;~~ (•2·- cr i: c•~:;t :111 {;, As indicated r>."f s· sc= L.Jl ➔ 1-c,,-.,,.,..,.,.. :..' --;D P-1 . 51 ~ ,,,.--.... / 1 FIRST FLOOR PLAN loP-3.5\ 1/8" ~ 1'·0" SECOND FLOOR PLAN 11s·-1·-0- N @ ®--- N @ 0 I eALCONT ch 19'-7" (6.0 mJ SIDE WALK 19'-7" (6.0 .,; 19'•9•(6.0rn) -. ~· r'· ·\' ./'·· ~ o;') •• I • " ! BALCONY 6ALCON'r *®®® I I ~ Jl @] !,.11,('ING j ; .... ) } r.v L ----® o· =l';:;::ii5c=Si::::!J -~ I I ~ tuf'\0 ~IIT fCS:R•:r• n;: 1.r r--;.:u-.i".~t.-1 :..1u ""\Pl ;n Ill "1 • .. ( .. , ~1 ~ lJI\ u -~-C .... c .+ r-;,tl it.◄\.• . .J. J.· M ::.l~t.• rr;,r <r> ·n , 1 , :rn :~r!:r ,;.n;:1 t .J[ !•:~; ;...., __ -1-:-t =-n: t:,f" .:.t '.I\~, ;: .. ..it, > I !:' '"11/. ::.::U I,!( 'J.I.' ~~ .:.11 it~lf• ii,:•:! :;s:.~~:_r r;-f' ·l. ) 1; I: :n:-A IC lt c • 71 i /I ;.; J.JZI-. l :l ~.).i •. U. ,=-,.: n r:-: t, ,:,._yr: r:i,1 1,:. 1=-r-a:. := :11· t·,-1...-: ~ ,,... •• \U I+. ·""'VI; :z: I i I ,. tH ,::, l,_ H~ "' ;;:: IU '-' ~ ~ ti~ -0,~ ~ ~ :-=-: SI 88 ::i, -~ .. :a a: 0 J:f 0 en c, _J µ::l~ LL p !:l ~ 0 ~ I- ~§ z ::> !;;:!i -LO 0 ::ii I ~ s~ .. a: :W I ~0 ,' I-Cf) O'\ &"u t'") :>:::i: ~~~ 00 ... "' ...-4 -~ ~ ~ ~ 7,_J _J ... <I:\ #.on.. :·,.v If• DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RO.St. NORTH VANCOUVER, BC V7P 3P9 PH 'r;p.1)uc.()-, ,s.1 r~<::·so-i•:'i,::. ··c:£•.., c;r 'c:·c·@:;t :111 r;'1 1/8"= 1'·0" ~.-~,-~-~DP-3.51 & ) r l!li'-1" (&.O I\J @-- 17\ y -1-------------, 7 I ~ I I I I I I I I I I I ©----~--® I p,...1. •. ; I I I I f \. I j:lil, f x c~~ I ,-.,,,' ~-: 0---,-i;, =~=··,.,"e:::···~,r~~I .:-<_1.=:,"""'"""-;.~t;==!:!!!!!!!s:::'l-l~-·,... 1-------0 ---r ----7-______ r----:oo";-----, -----~-----+J THIRD FLOOR PLAN 118'• 1'.()" ,, Ii ,1 • Ii ~ "' ®-4 I ii! N TOP OF ROOF 118" -1·.o-@ I I • I ~ ~ ~ ~ ~ ~ WW 19'-7" (r&.O rn) I 0 19°-911 (6.0 mJ --® :. OP) • WT r c; '.fl •:o ll \: I , 1· r:;--=""J1 ,;:-, II l •'f -'JI -•r,; ~rr,11 ,--,· 1 ~.,. '9. U I\ l.1 ,.;,t_:.,..; < .+ 1!.~i ~.,-fl t•. ~. I=" l',I :! L.U: ;. rv-,r; irn "t!1 , t , -n-, :<~;1· ..:.n:1tl(S'\•))4 .. -4.•{ :sa::!.Jf: .:t ~::;, ;..:.;\,.;o t I Ii '"ti.. :.:..ll l~l '"'it' :J -JI ,t:r• ,J} :-:: :.rs-:')IH.! r.-F ·!. :i ,::-r: :rn.,. IC c.t C"'') 1 ~ r-~ ,u --.1 . I _ \ ... .J ~ .. u_ 1:,: n t= 11 .--:.tY c: ;:,, r1-.: • 1:-r,e.'.l;;iJ1" , ..... "C-t "l--l'oi ',lll-:1::..i";.f:'IIJ a: 0 ~ 0 ff) __J ~ 8 LL (Fl 0: D ~ ~ jo ~ I- ~ z :::, !;l s ----l.D 0 iji I a: r< i;J ~ w I ~0 f-C/) 0\ .,;u ('(') ;~ Cl)z 00 ... "' :::, <( ..--4 -~ ~ ~~ -;; _J __J '"'"' #.O o.. ::•J'I~ -t DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.SI. NORTH VANCOUVER, BC V7P 3P9 PH<ot""t)_~GJ\-.~-~!': I rn·<.::1o.i:?Kt c•z·· c:1 c·c•Ei'l;;t:w f:1 11s·~1•.o· u-;,:.,\,: 1--r-,.,-,.-..,-___,DP-3.52 ffi tlC: :JS :, ,·~ 1;, 111:1i;@ .:>.:1n --~•J ~l.:~to~>,':'J l ;ii';'-S'l6(~·{l:~:-Hrl 6df dLA J8 'H3AnOJNVA Hl80N 'IS'@£ lS3M l06-vl£# 'G.L1 D'.iUIH:HIV NOSNHOf ·11 SVT9DOQ c 111:(; :Ufd" ~I lJ\ --~~ :.~._J ,il•;,.~;J .:-fl re:..: ::.i -'~'1: • , , :t.i JJ :c:, ~n -; r --~ , : 1 • f!' rY :'.'4.,. Ii: !l(.) )) 'JI t ~11: il~I 1! ·,, 6:J =-;;,c:.~: !~ -:1· .s:Jf If":' 1; .-:,· 1·nc: ·:ll:;.J I j in·1.1--< 1,::1/: l'"' ),"':'"""':!( )/+ -11"1 ~ ~:-""i 'Ji 1. I :it :•• •·_j rn .,: 1....u1.• J l.1J, d ~>.J....!. •• ,ir,,-:; Pl ,-:I 'r.' ·•l•:'i\' ,·~ +· > ~--~.,·r-· (."\ \l◄t ~""• u,., .. L" li,u,. 1~ 11 I. fw' i.:•• 11(:::.J .1 • I ? ~ U a:,,r.EJJ .lll'l . ldO'i eaaa5!~@'.~ ---~!;:"'""'· • ~-=,;:. CO·N0l103S & ~ e ,.L -,"""'1'WJ i!. -~-u_ ~efiil' -i---------------. ~ &ij~~9:::t 0 i--------1--------'j,.;-....a.!-~ .... , >,"O-i ' ' ---------- (9 3a1s IO·NOU.03S 0<-'.1-NO M~9~ ______ --f--_.ZJIY-<3Gi{G !fO"J. (v • " (• '.!I ! '-~~~;~~~-~-~-i-~~iiilii~~ii~~ili~liiiiillll~~ii~iilll~~=-- NORTH ELEVATION 1/8" = 1'-0" EAST ELEVATION 1/8" = 1'-0" " SECOND ~OOR-UN fr (52.3J 111' -,- SOUTH ELEVATION 1/ll"•l'·O" 6" XE,• COLUMN ~IR£ FLOOR UN_ n~ (5S.3S) le-I' -7" i ; 9 ;;; ~;~N~f~·__!!N 11-20 ,,..._ FIR6T A,OQfHIN 11-20 'l7"?4'3.ti1..r:-,r --- MATERIAL LEGEND , MATERIAL COLOR @ LEDGE STONE DAA.K GREY' ~ FLASHING DARI<. GREY @ GU.ARD/RAILING W"ITE @<§) TRIM / FASCIA SW 1019 @ 6" MARDI SIDING 6W10'5 @ &• VERTICAL I-IARDI BM2090-IO &IOlNG @ I-IARDI PANEL SW 6244 §· 1-lARDI PANEL BH 2090-10 WINDOWS 4 DOORS BLACK~ SILVER @> ROLL-UP DOOR ew 1019 @ &M I-IARDI SIDING SW 6256 @ ,;• HAF<DI SIDING 6W 6244 ,§ I-IARDI PANEL 6W 1015 NOTE , COLOURS FROM SHERWIN WILLIAMS UNLESS NOTED ,2:J WEST ELEVATION P-5.51 1/8" = 1 '-0" '-,_/ c::::J ~ [DJ DDil -ITII [DJ 6"X6" COLUMN ,:01>1· ~1rr rcs:nr:~ it ' ! I • I~ t~'-::41 •• ~·. IJ , "'' lfl ~\t~ ~(1·-~11 ·1 • ·c• l i;t!'I" '" lll\ Cl ,.;Jl,; ~ .. + l'l..1 ~~-.!IL• ...... /;' t:.I :: l-:.l.C ,;. rY"lf't::r--,n, r ,-:rr1 -:c ~;.-:1.ntl O.L ~~') '\,U,_ +.1 =-E:-r.-,£ .:£ :)!l ;,.; W ) I r:1:IE :)I 1;;r, -it:',;: :JI ~;r;. :~.:; ~i :~:f14\f ;:+ ..:r .u ;.r. r ; l' :. ~.: .. u_ t ~ fr t; f I • : >iY r:. ;:~,1 ,~. ,~r:1:-~ ~,· ,. .. Ye :: ~-,.ur-t:..~MIJ DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.St. NORTH VANCOUVER, BC Y7P 3P9 ~~<~~~:~1J;J~·iI-1~ er c•c P.;-;t :n1 ,1:'.1 !i~/. - As indicated 11-., ·g 5[' DI.\ u-:.:.,i\: 1-------!D P-5 .51 ''""~ KEY ~ © ® @ 0 a 0 © @) ® (£) ,:ii 0 ® (!j) --·-··-··-··-··--ft. --------··-··----··----··-··----··-··-··-------··-··-··-··-··-··-··----··-··-'t··----··-··-··-··-~~ BOTANICAL NAME PRUNUS YEDOENS\S 'AKEBONO' MAGNOLIA BUTTERFLY MAGNOLIA GALAXY ACER RUBRUM 'OCTOBER GLORY' CHAMEACYPARIS NOOTKATENSIS PENDULA AZALEA JAPONICA (VARIOUS) AZALEA NORTHERN LIGHTS 'MANDARIN LIGHTS' AZALEA NORTHERN LIGHTS 'ORCHID LIGHTS' ABELIA 'EDWARD GOWCHER' BUXUS MACROPHYLLA 'WINTER GEM' HYDRANGEA MACROPHYLLA 'NIKKO BLUE' SPIRAEA NIPPONICA SNOWMOUND MEDIUM RHODODENDRON (VARIOUS) POL YSTICHUM MUNITUM SYRINGA VULGARIS 'MICHEL BUCHNER' PRUNUS LAUROCERASUS 'OTTO LUYKEN" THUJA OCCIDENTALIS 'SMARAGD' RUDBECKIA TRILOBA HEMEROCALLIS RAJAH DOUBLE GARAGE CLUSTER-06 UNIT-Al ~ UNIT-A DOUBLE GARAGE CLUSTER-OS PLANT LIST COMMON NAME DAYBREAK CHERRY .. , YELLOW FLOWERING MAGNOLIA GALAXY MAGNOLIA OCTOBER GLORY MAPLE WEEPING NOOTKA CYPRESS AZALEA NORTHERN LIGHTS Al.ALEA NORTHERN LIGHTS AZAf.EA EDWARD GOUCHER ABELIA ASIAN BOXWOOD HYDRANGEA SNOWMOUND SPIRAEA RHODODENDRON SWORD FERN LILAC OTTO LUYKEN LAUREL EMERALD ARBORVITAE BLACK-EYED SUSAN DAY LILY QTY. 12 6 123 34 18 48 110 35 23 107 39 27 192 0 40 38 SIZE S CM. CAL S CM. CAL S CM. CAL. 5 CM. CAL. 3.00 METERS #2 POT #3 POT #3 POT #3 POT #3 POT #3 POT #2 POT #3 POT #3 POT Q3 POT #3 POT r ..... , p ' p UNIT-A IE] DOUBLE GARAGE CLUSTER-07 UNIT-A1 @:] DOUBLE GARAGE CLUSTER-OB UNIT-A SPACING AS SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHOWN 85 CM. O.C. 90 CM. O.C. 90 CM. O.C. 90 CM. 0.C. 45 CM. 0.C. 90 CM. 0.C. 9D CM. 0.C. 90 CM. O.C. 90 CM. O.C. 90 CM. 0.C. 90 CM. O.C. 1.40 METERS 65 CM. 0 C. #3 POT 65 CM. O.C. #3 POT 45 CM. O.C. 20' OR 6.10M. WIDE ROAD VP REMARKS B. & 8. B. & 8. B. & 8. 8. & B. 8. & 8. ··.-. , p p p UNIT-A ~ DOUBLE GARAGE CLUSTER-09 UNIT-A1 VP 10 VP -·□·· .:-:· 1 •• , ,. .. UNIT-A1 ill] DOUBLE GARAGE CLUSTER-10 UNIT-A ----- :;;io S' <( ·o <D IY IYw Do 0~ N GRASS ·-.. ........ UNIT-A ~ UNIT-A CLUSTER-11 DOUBLE GARAGE UNIT-A UNIT-A UNIT-A1 @I ,:.:·:;~--'f.· ~- [ill UNIT-A DOUBLE GARAGE UNIT-A ~ •t PlA~TSZESNlfSUST.W:9«:f'D~lOk~r...,,."lAmr ~~o::~:i~~~~~~:!,-~S><AU.KSCAl<CI IILOlll.,lGA.Gtn.-U'Jallt.fll001f~M01,;tt'U5Dm.lT~l. .. Ill ff~rol MICD<lt.to..T NlfA rT~Jt1'il,llt,(IMIW,1,SWO~'O f¥!a'WU.~'IW #lOIP\.NIWC. ::.,l!Cltil~~.:..~~~,:r~mow Aid',,UIIICfftil:1Qt;dr:.Oll'iffllltlOUlJO:ftrlllnU!l>DST.Y2. UWJJW .II( Jalif D'U.~ ~ AU. PLANT WAID'W. MUST B[ PROl',Ofll FRCll CEl'JFal "Ill~ FREE' NIJR"SDIY. ,l!l PlA~T MA1EJIIAl.. l!IJ5T COHror!W TO 1l!E i.,.,m [DITK)ll OF lliE "BC IA~DSC.\P~ m1m,.110·. PR0\10E --cr!!rn:Allfll Ul'Cfl REOOEST. ALL lAM!~HG ,I.HD l}J(DSCA!'E Ll,l,ffilll.l.S lO MMl.170 f-w w fr:: f- (/) -0 C N n N TI£\ATE5TEIITialDF1HEBCL'IA/'lll3AVIIDSOO'ESIIV-DARDS" PLANTING DETAIL -SHRUBS & GRD. COVER PLANTS ,, v.x. Km IO.""\I.WJ5CIIQ f'iQAD ~ ~---; -..... IA~A!lf.\S ,.._ CRLU'1)CottRA.'1£JS ,..,_ --~50~ TR!E"1S ::.00 M AAOO.'CI ROOT 8N.L -.C-TUl<l:Ot -~IQTTDIIIC~ >) CIIOQl:-::a.llSIIAU.HA',{fWlx.tlJSJOOtA-PRCffRIB~DCD.&DIHn£ ~l':tl.flll.200U.(\J~o:&17TFORAl!tASO\UIS'tl!IICnM:SJll,(RE lHEMEDl/llgJ,IJ.l_COHfORllll'Jli£R£QIMDIENISFCRLml.1,I.PPU('J,Jl(),5.f'ROCUSl~CNfD ~ (J" IJl!JIIV,'G IIEOOIM 0'.ll,li"Qj!NIS SH...U. BE DalE ITT-SITE U::.>m A 11raw~zm somlll!G PROCISS. P!IOPO!El a!O'lliHC IID:MI 9ilU BE l£5IU) BT A li(coc:lll[I) l,ll!ll!Allln.Y. THECOOliAeTMSIWJ.OJAIIJNTEElH,O.TlHESCJI.SlJBIIITIEDfCIITES1llCISA ~TAJi'Es,,,WPLETAXEllfilOIJTl!ESCl. ll!ATlf\.l.BEUSEDAT11£SlL !JI-SITE CR IV'Ollm> ~"""-l,U::71 fC:IC~11 ~ IC !it/,1(1.I.RDS fM t:l!Or.i/lGOIIW..DS91.1:Lllt"r.QICl.fnll'fll:N~t:.lt,.,o»,ia_l'JIJC(lyfVHT rMJS. tll:I ~ ~3 fS" ,mQ, 1\1111 PATt!OCDIC MCA/tSll.$, ll'JJ:lC .. w.DU.~cm.»1r.1 1i10FOIDIC&ffll .. •I Ml PL\/iT~ E'S 9WJ. iECEl'I'!: \l'l 50 lllil 9,1,/lX IM.Ol -•I 11Al'r51'r.GA-0 VAAETES 114Y IIJT SE 91ilSTlTUTID '!riJIWT TliE ~mrtN. fY M: \NIUR(.-:.GlT. ~~-KOOOO:::.Mla,l'#U ~ll;f.UM,lJ.l.:J ~~rc.Att,Ollr:;fo,<. 5r~•" 300,.,.,~ll)F'SQl,./,/!lll/N~ =lWIJlQIN:N.rt'JIPL.e.xl1(""4.Ullm.Oto ,u,n..N.LPlNIT R00Te,.IJ,,;tl<l'=TD= mJ~Qlltlf(OlctJO.o!M-.ai!t~KD2-.L& ...U.ll'll'C~:!WJ.l.ll'IYl:-.C. ST'-'<l)llll)P-OCTDlll:IE1GTT • IO'U,!t:l H HCllf9.i:Xit.U.0:W.QIW'llflt~ ~'?oUllN~ftO,lO',UI ~~:-~.....,,-:i .. n£~1MSH.IJ.J. a.ill.AIATFROW X-!tIM..-:>t~•C-v.M'ICI. /JIO TREE PLANTING DETAIL ~ATM 0),f{£Tl0,IIJ"TI£QK.UA:1:Ktoi'.XR0 1!£S'lt~"ACWJl ,...,, Pl'fS£MTlft.E caallW. ooraow ,u C8Sll!l!CTIM st'""" ... , ... .i<AVOLINAS & ASSOCIATES INC BCSLA CSlA 2462 JONQUIL COURT ABBOTSFORD, 8 C. V3G 3E8 PHONE (604) 857-2376 UNIVERSAL HOMES MANJIT LrT c/o DOUG JOHNSON ARCHITECT #374 -SIOl WEST 3rd STREET NDRTI-i VANCDI.NER, B,C. V7P 3P9 604- PLAN Vlf'li LANDSCAPE PLAN PROPOSED TOWNHOUSE DEVELOPMEN1 .,.,..., 11831 11839 11865 -232 STREET MAPLE RIDGE, 8,C, 1:200 CHK'C M,Bi..T L-1 of 4 BOTANICAL NAME PRUNUS YEDOENSIS 'AKEBOND' MAGNOLIA BUffiRFL Y MAGNOLIA GAI.N.Y ACER RUBRUM 'OCTOBER GLORY' CHN~EACYPARIS N001KATENSIS PENDULA © AZNI.A JAPOIIICA (VARIOUS) @ AZALEA MORl}tERN LIGHTS 'MANDARIN LIGHTS' @ AZALEA NORTHERN LIGHTS 'ORCHID LIGHTS' 0 ABELJA 'EDWARD GDIVCHER' o BUXUS MACROPHYLLA 'WINTER GEM' 0 HYDRANGEA MACROPHYLLA 'NIKKO BLUE' @ SPIRAEA NIPPONICA SNOWMOUND @) MEDIUM RHODODENDRON (VARIOUS) ® POLYSTICHUM MUNITUM (lJ SYRINGA VULGARIS 'MICHEL BUCHNER' al PRUNUS LAUROC£RASUS 'OTTO LUYKEN' 0 THUJA OCCIDENTALIS 'SMARAGD' ® RUDBECKIA TRILOBA @ HEMEROCALLIS RAJAH PLANT LIST COMMON NAME QTY. DAYBREAK CHERRY 6 YELLOW FLOWERING MAGNOLIA 6 GALAXY MAGNOLIA 6 OCTOBER GLORY MAPLE 0 WEEPING NOOTKA CYPRESS 7 AZALEA NORTHERN LIGHTS AZALEA NORTHERN LIGHTS AZALEA EDWARD GOUCHER ABELIA ASIAN BOXWOOD HYDRANGEA SNOWMOUND SPIRAEA RHODODENDRON SWORD FERN LILAC OTTO LUYKEN LAUREL EMERALD ARBORVITAE BLACK-EYED SUSAN DAY LILY UNIT-Al [ill UNIT-A DOUBLE GARAGE CLUSTER-04 UNIT-A lliJ 112 29 20 31 135 33 18 97 28 26 171 0 26 51 SIZE 5 CM. CAL. 5 CM. CAL 5 CM. CAL. 5 CM. CAL. 3.00 METERS #2 POT #3 POT #3 POT #3 POT #3 POT #3 POT #2 POT #3 POT #3 POT #3 POT #3 POT 1.40 METERS #3 POT #3 POT SPACING AS SHOWN AS SHOWN AS SHOWN AS SHOWN AS SHO\\N 85 CM. O.C. 90 CM. 0.C. 90 CM. 0.C. 90 CM. 0.C. 45 CM. 0.C. 90 CM. O.C. 90 CM. 0.C. 90 CM. 0.C. 90 CM. O.C. 90 CM. 0.C. 90 CM. O.C. 65 CM. 0.C. 65 CM. 0.C. 45 CM. 0.C. REMARKS 8. & 8. 8, & 8. 8. & 8. 8. & 8. 8. & 8. ""'-'-"""' ..; PLANT SIZLS 1H TIIIS usr AA£ ~Cl'ED AIXOROOC 11) BC IJJIDSW'E SJ,',HOAAD 'U.1EST IDnctt. taflAMll mB AAESPECHD AS PO! "OITASl'AHD.I.R:DS".BOlH 1'1.Ah'TSIZ[ NQ CC!WHJt SZE 11/£. llf: Wl)!W ~ Jzrs, !£A.ROI JH!J IIO'Of. IW'f l'VJIT MA'IEBALAVN.NU.fOR<l'ntlrlRO'l£llltf"l.AA!l5WEN!Ol1CCT'ATStUll:trsSl.ffl.l. AAfA Of SURO! Tll INQ,lJC( LOM!i V.AJ!l.AHO ,'JIO FRASER ¥Ati£l', ~nJ.JmNS" 111,15T .O:JtQl•ntr"""'1t.lDK'\»a,w,t~rwa.to """ ~'IDll'IOO_,,v,a.~~SUll n-..r;tn.NJ.O~ &~ rT ta,;ir;;,,x: IIJS l'lilt 10-.etl.mtlal.J[Q.UI rD~ Sl.6ST.IUOO!iSAAf:18-£Cl'TO'llC.lNOStlKSJNllAA:l" olU.fUIITIIATERl1LMIJSTl:(PR0111lmfltOMC[RTHI111SEASl;fll{E"~. "1.1.PlHIT tAl)'JlllPJSTCORiilWlat<u.lS.tfflUIICfK'IC.~~•.,a::im CIIIU,llla! UM~4~~D~"'-U:,lltll>UIIU,II » 1HEU.Ul~Cfn£SCW./BCS}l'IM5tN'ESTNllAADS" 2) II.ff ~ll~IIDEJ'MOIUfR!lPAA!Il~91/JJ.Ef.:: l) ~O.X5HA11.t!.l.\ff'l!TSlX#DCIOrll..,.,,Uct::.t TKE: ~f"Cllitrm2m!llrnl.l «Jil..lQ7t,C.IJIAS~ffim: M ll[DIIJII ~"11. coorO™ 1t1 THE R.EOOLRO!OflS FDR Lrnl. I APPlJC.\TIOl,'S. PR(X6SHC ~m ltXIMG Cf Q!QWIC IIEDIU~ COllroefTS !,IAL1,. Bl: DCf!E 00"-SIIE U!V«: A IIEOIA.'~tD S01a>,,i:;~,mcomn:.ou,a,a.11:~n..,aom12ID t>Bllillat'K~IWJ.QlU.WUJlllJ~USJIKml~TESJD;;IS,\ lfP~SIW.(WXIIWOIXD.al&U.l(a..U111.H.. IX-,tat lill':ilD ~,ic&, SIIUI N.Jr.a.UtlDBU W-SWl:HVS FOR GJICP,e--RJW,IJ..ffl:Atl1nttf'JCIIMD..,::xtKI..ICDYPl»!T PAA1'5. MID Cft i!EJ'R'ltlllC'TM: PAATS Cf 'ftlllS. PUJIT PAl!IO[tN~ ~S. 10.tJC li!.\IDlAU,m:tlt:50ml:JOl(WNCJft(,l!JCJ;C8.[CTS. SJ NJ.PIJ.Hlll!G9EDS!WUil!aM:IOt.5011MBAAXw.oL &) l'\AlfT SJtOES ,',ND YAACT(S MAl lriM -~ llkWf 11.ll'IDN. Cf IC l»IDSCAPEAAOJ.JECT. 7) K~JlllL~IlMl>IIHAIO~faf•l'!:alOK ~=='~=~c::'-a1:.~~~~:-IO\.d.JIIIICCOO,l..1:ll,l.ll00JU.(',nl'IOIIIGQ;[t. li[~':Mll.QLMUIY"lTOIIKff,C.-.-Ro\Slf1Cm;U.111.AA1J ML.'1r.«. ~{fN~IOOlKrM,_KG';'Hll;/llfACIDJj ~PIDJJT-~,mr,oi,}t.l~ ~-&(~ ........ 'IDl~n:I."! ""'~· ~---. ~~-~~.,.. ...... -·· ~~-~:~~~rs..·:.:·:.:.·· .,_,_.,...,..a.:.:,:.., PLANTING DETAIL -SHRUBS & CRD. COVER PLANTS H,l,S.. ,__., .. ~~~:~ IJ.4-,0IICl~!i>IAU.H.0.\'l:TIII[ ~"?u~""r-[IIQIQ'@ TREE PLANTING DETAIL SECnoN --i=_=.=--=-=--=--=-= .. ~+-. ..;;;;-;-;:.;.--;-;l-. ==~-=~~-;;-_ ---;JJ----r-f, UNIT-Al ~ UNIT-Al @I OUTDOOR AMENITY PMT 20' OR 6.10M. ·-··-··-··-··-··-··-··-··-··-·· WIDE ROAD ··-··-··-··-··-··-··-··4 · ••• UNIT-A UNIT-A ~o @] §) ::;;co S: <( S<r: ·o DOUBLE DOUBLE ·o '° O'.'. GARAGE GARAGE c.o O'.'. O'.'. LL.J CLUSTER-OJ CLUSTER-02 n::w Oo Oo 0~ 0 s= N N UNIT-A UNIT-A @I CLUSTER-12 UNIT-A UNIT-A UmT-Al UNIT-A §] DOUBLE GARAGE CLUSTER-01 UNIT-A f-w w 0:::: f-C/) -0 C N n N N.TS, :.KAVOUNAS & ASSOCIATES INC [lCSLA CSLA 2-462 JONQUIL COURT ABBOTSFORO, 8.C, VJG 3E8 PHONE (604) 657-2376 UNIVERSAL HOM[S MANJrr UT c/o DOUG JOHNSON ARCHITECT IJ74 -901 VIEST Jrd STREET NORTH V/IHCOUVER, B,C. V7P 3P9 604- PLAN VIEW LANDSCAPE PLAN PROPOSED TOWNHOUSE DEVELOPMEN APPR'D 11831 11839 11865 -232 STREET MAPLE RIDGE. 8 C. 1'200 ~T[ APR/17 CHK'D CITY OF MAPLE RIDGE Spring 2018 DEVELOPER PUBLIC ART PROGRAM Artworks for Development Public Art Program Purpose: The Developer Public Art Program's purpose is to encourage livability and quality of life by enhancing public spaces in Maple Ridge through private sector development. This voluntary program encourages and gives developers choices for the integrati_on of p~rmanent public artwork in the community as part of the development review process, including, but not limited to the rezoning of land and issuance of development permits in collaboration with artists, design professionals and the community. What is Public Art and Public Space? Public art is defined as original, site specific artwork in public and/or private spaces/places that is selected through a process. It is accessib_le physically or visually to the public and can be stand-alone or integrated into the overall design. Public artwork is usually located in highly visible public pedestrian and/or vehicular locations and is to be durable and not prone to vandalism. Public spaces/places may include building fae9des, gates, walls, sidewalks and boulevards along streets or in streetmedians, roundabouts and parks. How Does Public Art Benefit Developers? • Enhances private developments • Increases marketability and visibility • Demonstrates 9ommunity leadership • Promotes business and s~rvices to customers How Does Public Art 8§,nefit the Community? Here are some of the benefits of Public Art incorporated into development projects: • Gives unique identity-to projects • P..dds to the cultural la_ndscape of the community • Acts as an in~tant placemaker, encouraging community connections and attractive pedestrian-friendly environments; • Provides environmental and economic benefits and celebrates our community's heritage; • Create,s greater respect for the community's natural and cultural resources. The Guidelines: The Developer Puplig Art Program provides guidelines to developers, artists and other consultants in planning to incorporate public art as part of the approval of private developments. It is"available to any developer pursuing a development application recognizing that there may be opportunities to incorporate placemaking elements that build uniquecommunity character (through creative landscaping, beautification of gateways and signage as well as creative urban design interventions). We would work out the timing and payment relative to the development approval process. 6.1 Additional Information: (BACK) It is recommended that developers consider a public art contribution rate of a minimum value up to 1% of the estimated total project construction cost. The contribution amount is based on construction costs only and excludes soft costs. The contribution amount supports the planning, design, fabrication and installation of public art. For public art project contributions: • < $40,000 and less, a cash contribution is recommended towards the City's Public Art Reserve. • >$40,000 and greater, the developer is encouraged to choose from 1 of 3 options: 1) Commission a built public artwork of a value equal to the public art contribution rate of 1% of hard construction costs; or 2) Make a monetary contribution of an equal value to the Public Art Reserve; or 3) The developer may negotiate a combination of built.art and.an art contribution acceptable to the City. Process for Public Art Projects Step 1: Public Art Plan For applicable site(s) under development, the developer prepares a Public Art Plan (the City is here to help!). The Public Art Plan should include: 1) A funding contribution to the Cit,('s public art reserve; or 2) Funds for a public artwork to be integrated into the development site pro-forma; or 3) A combination of 1 and 2 to be negotiated. For option 2 & 3, the developer will retai n the services of a professional public art consultant or equivilent who can assist the developer and/or City with the public art plan and process. Step 2: Public Art Plan Submitted and Reviewed by City staff and Advisory Design Panel and Public Art Steering Committee. Step 3: Appro,val Process 1) Artist_ sele_ction process initiated. 2) R~commended artist of art project concept presented to Developer, Staff and Public Art Steering Committee for approv~l. Step 4: Project Commissioned and Completed Developer recognized for t heir voluntary participation in contributing to the community by a plaque and/or other mean~.