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HomeMy WebLinkAboutADP 2018-11-21 agenda.pdf1. CALL TO ORDER City of Maple Ridge ADVISORY DESIGN PANEL AGENDA November 21, 2018, 4:00 pm Blaney Room, Maple Ridge City Hall 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES-July 18, 2018 4. NEW & UNFINISHED BUSINESS 4.1. 2019 Meeting Schedule 5. PROJECTS 5.1. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 5.2. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 6. CORRESPONDENCE 7. QUESTION PERIOD 8. ADJOURNMENT /aa 2017-117-RZ Sarah Atkinson Douglas Johnson C. Kavolinas 46 unit, 3 storey RM-1 Townhouse Complex 11831, 11839 and 11865 232 Street Chee Chan 2017-572-DP Trisha Firth, Atterra Development Group Ltd Brian Shigetomi PMG Landscape Architect 57 unit Apartment -5 Storey with FSR of 1.43 11701-11739 Fraser Street Wendy Cooper QUESTION PERIOD 4:15 PM 5:15 PM 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. City of Maple Ridge ADVISORY DESIGN PANEL The Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the Blaney Room at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on Wednesday, July 18, 2018 at 4:03 pm. PANEL MEMBERS PRESENT Craig Mitchell, Chair Shida Neshat-Behzadi Stephen Heller Steven Bartok ABSENT Shan Tennyson, Vice Chair STAFF MEMBERS PRESENT Adrian Kopystynski Amanda Allen 1. CALL TO ORDER Architect Architect Landscape Architect Architect Landscape Architect Staff Liaison, Acting Manager of Development and Environmental Services Committee Clerk Note: The Chair advised that Shan Tennyson was unable to join the meeting. Ms. Tennyson provided comments for each application that the Chair will read into the record. 2. APPROVAL OF THE AGENDA R/2018-030 It was moved and seconded That the agenda for the July 18, 2018 Advisory Design Panel meeting be approved as circulated. CARRIED 3. ADOPTION OF MINUTES R/2018-031 It was moved and seconded That the minutes of the Maple Ridge Advisory Design Panel meeting dated June 20, 2018 be adopted. CARRIED 3. Advisory Design Panel Agenda July 18, 2018 Page 2 of 6 4. PROJECTS 4.1 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2O17-O61-DP Iredale Architecture Peter Hildebrand, Iredale Architecture Jennifer Stamp a) 7 phase comprehensive mixed use conceptual plan b) mixed use commercial/multi family development 22255 Dewdney Trunk Road Adrian Kopystynski The Staff liaison provided an overview of the comprehensive development proposal and explained staff is seeking comments on the proposed Supplementary Design Guidelines to guide this project over the next decade. The project team made a presentation of the 7 Phase conceptual plan. The Advisory Design Panel complemented the project and supported the overall concept. It was recommended that the Supplementary Design Guidelines for the full 7 Phase development be circulated to ADP by staff for comment prior to being finalized. The Staff liaison provided an overview of the first Phase being a mixed use commercial and multi family development. The project team gave a presentation of the project plans for Phase 1. R/2018-032 It was moved and seconded That File No. 2017-061-DP be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Increase the width of the exit path into the elevator core on the North side of the South building to add prominence to the pedestrian entrance; 2. Add a curb on the outside edges of the street facing patios to delineate the edges and avoid tripping or falling from patio; 3. Consider extending the accessible path to some of the interior residences facing the Ground Oriented Apartments shared amenity, and provide a consistent surface at the entrance to the shared amenity; 4. Consider adding a shelter over the outdoor kitchen areas; 5. Provide adequate waste receptacles in the amenity spaces and along the promenade; 6. If possible, combine the two exit pathways flanking the parkade entrance to allow for additional planting buffer between the patio units on the South of the North building and the ramp; clarify where the vines grow for the trellis; 7. Consider adding gas heaters or fire pits to the Level 2 garden in the South building; 8. Consider adding a more direct pedestrian connection between North building and the South amenity areas; 9. Add benches along the promenade and at the amenity area; 10. Provide amenity spaces for older children/teens/tweens; 11. Show the required planting depth for the trees over the parkade roof; 12. Irrigation of landscape areas to be included in the project; 13. Ensure landscape lighting follows CPTED principles; 14. Consider informal seating, amphitheater style, nearby the amenity space; Advisory Design Panel Agenda July 18, 2018 Page 3 of 6 4.2 15. Add a Gateway feature on the South-West corner of the site at the intersection of Plaza Street and Dewdney Trunk Road; 16. Confirm areas where slab is dropped to provide soil volume for trees over the slab; 17. Evaluate the durability of landscape treatment between Dewdney Trunk Road and the commercial units; Architectural Comments: 1. Apply playful architectural language of shifting planes to unify the buildings and create a continuity throughout; apply the design concepts of the Northern building and the Ground Oriented Apartments to the South buildings; 2. Consider using the elevators to create a chimney effect; 3. Review the structural layout of the Level 5, three bedroom unit in the South building to confirm if an interior wall can be deleted; 4. Re-evaluate the elevations of the Ground Oriented Apartments that face the green spine; 5. Re-evaluate the wayfinding of the main entrance of the South building; 6. Consider adding a continuous canopy along the commercial units fronting Dewdney Trunk Road; 7. Re-evaluate the East elevation of the North building; 8. Provide information for treatment of commercial signage; 9. Locations of pedestrian circulation crosswalks to be confirmed with the Engineering Department. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2017-461-RZ Wayne Bissky, Bissky Architecture Wayne Bissky Paul Whitehead, Greenway Landscape Architecture Two low rise medium density apartment buildings 11641 227 Street Wendy Cooper CARRIED The Staff liaison provided an overview of the two low rise apartment project. The project team gave a presentation of the project applications, context and plans. Staff clarified that BC Building Code section 3.8.5 Adaptable Dwelling Units and not SAFERhome Standards apply to the adaptive units proposed in the project. It was recommended that a Public Art component be incorporate into the proposal, borrowing the historical relationship of the community to the Fraser River as a potential theme. R/2O18-O33 It was moved and seconded That File No. 2O17-461-RZ be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Add tree plantings near the walkway on the West side and more benches to the South end; Advisory Design Panel Agenda July 18, 2018 Page 4 of 6 4.3 2. Consider enhancing the vehicle emergency access with movable features to supplement the amenity space; 3. Enhance the surface treatment to define the pedestrian connection between building entrances and the amenity space; 4. Incorporate public art into the site; 5. If possible, add foundation planting at site along 227 Street; 6. Provide site sections with landscape detail to demonstrate treatment between buildings and property lines and rain gardens; 7. Widen the path or reduce the number of risers to eliminate the pinch point at the South stairway onto the perimeter path; 8. Consider adding amphitheater seating to site; 9. Add waste receptacles at the outdoor benches; 10. Consider lighting along the meandering path. Architectural Comments: 1. Re-evaluate and apply rationalization of material placement on facades; 2. Re-evaluate the architectural expression of the entry through colour or massing; 3. Relocate the elevators to be more central in building 2; 4. Provide articulation of material transitions; 5. Rationalize the details of the other elevations to the blank wall to the North elevation of building 2. Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2018-201-DP Trisha Firth Brian Shigetomi Rebecca Colter Krebs, PMG Landscape Architects Ltd. CARRIED To build a five storey multi-family building with 2 levels of underground parking 11718 224 Street Wendy Cooper The Staff liaison provided an overview of the project. The project team gave a presentation of the project applications and plans. R/2018-034 It was moved and seconded That the following concerns regarding File No. 2018-201-DP be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. Landscape Comments: 1. Add more trees on the North side of the building and balance the tree spacing on the North end; align trees similar to other planting area on site; 2. Add lighting and wayfinding to the North East exit from the parkade; 3. Provide a program that will activate the amenity spaces transparent to the front yard along 224 Street. Advisory Design Panel Agenda July 18, 2018 Page 5 of 6 Architectural Comments: 1. Provide three dimensional renderings 2. Consider following the property line for the South faQade to provide opportunities to add Eastern side windows in the living rooms; 3. Public Art to be provided in a manner that will serve both Phase 1 and 2 with details provided to the Advisory Design Panel as part of the Phase 2 Development Permit submission; 4. Provide matching through wall flashing to adjacent material colour; 5. Reduce the depth of the East suite balconies to enhance access to natural light; 6. Create a more identifiable front entry; 7. R~valuate the location of the sliding patio doors in Unit 501; 8. Provide canopy over parkade man-doors; 9. Describe anticipated amenities that will be provided in Phase 2, such as child play areas; 10. R~valuate the climb-ability of patio railings with respect to safety; 11. Re-evaluate the materials and colours on the South West corner. CARRIED Note: Stephen Heller excused himself from discussion of Item 4.4 at 7:39 pm as he is employed at van der Zalm and Associates, and did not return to the meeting. 4.4 Development Permit No: Applicant: Project Architect: Project Landscape Architect: Proposal: Location: File Manager: 2017-390-DP Conconst Management Inc Carl Humphrey, Wensley Architecture Ltd. David Jerke, van der Zalm and Associates 32 unit townhouse development 23084 and 23100 Lougheed Hwy Adrian Kopystynski The Staff liaison provided an overview of the project and site characteristics. The project team gave a presentation of the project plans. R/2018-035 It was moved and seconded That the following concerns regarding File No. 2017-390-DP be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information. Landscape Comments: 1. Consider adding more trees North of the community garden along the path; 2. Consider adding more buffering with plants from the community garden to the adjacent residence on the West side; 3. Consider making the central circle garden in the community garden a space for gardening complete with a seating wall; 4. Consider changing the shape of the circular paving in the central community garden adjacent to the fence so as to meet the fence more squarely. Also consider including a trellis to support vertical plant growth; 5. Provide detail for garden shed; 6. Coordinate the planting along the Western portion of the site with the native species required within the environmental area; Advisory Design Panel Agenda July 18, 2018 Page 6 of 6 7. Provide an entrance feature at the main driveway; 8. Reflect City of Maple Ridge requirements on the site and landscaping plans for the turn restricted driveway entrance; 9. Provide pedestrian connectivity from the public sidewalk to the gathering area; 10. Provide waste and recycling receptacle in the gathering area; 11. Consider extending or reshaping the crossing area of special paving so it covers the desire line from the mailboxes to the other end of the path on the East side of the building to improve safety. Also review the desire line from the community garden into the development where the path ends at the main driveway entrance; 12. Redefine the special paving to be spaced and used to slow down vehicular traffic entering the development; consider radial landscape geometry that is currently in place. Architectural Comments: 1. Consider softening end units through articulation and materials and/or the addition of windows, particularly in units visible from Lougheed Hwy; 2. Re-evaluate locations of glazing on end units the near roof peak; 3. Coordinate material transitions on facades; 4. Provide three dimensional renderings. CARRIED 5. NEW AND UNFINISHED BUSINESS Staff advised on the status of the Developer Public Art Policy to be considered by Council and future staff follow-up on Advisory Design Panel input concerning the guidelines for infill triplex, four-plex and courtyard infill projects. 6. CORRESPONDENCE -Nil 7. QUESTION PERIOD-Nil 8. ADJOURNMENT -8:49 pm. C. Mitchell, Chair /aa January 16, 2019 February 20, 2019 March 20, 2019 April 17, 2019 May 15, 2019 June 19, 2019 July 17, 2019 September 18, 2019 October 16, 2019 November 20, 2019 CITY OF MAPLE RIDGE ADVISORY DESIGN PANEL 2019 Meeting Schedule * No meetings in August or December 4.1 I~ • mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-117-DP 11831, 11839, 11865 232 Street MEETING DATE: November 21, 2018 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties to permit the construction of a three storey townhouse complex with 46 units and 6,244 m2 (67,209 sf) of net floor area. The proposed complex, comprised of 12 separate buildings, will replace the existing single family houses on the development site. The three subject properties are being re-zoned to RM-1 (Townhouse Residential District). The rezoning application being processed in conjunction with this proposal was given first reading by Council on September 19, 2017. No OCP redesignation is required to support this proposal. The development permit application made to the City is subject to Section 8.7 Multi-Family Development Permit. A preliminary submission was made before the ADP meeting held on June 20, 2018 to solicit preliminary comments on the design. ADP's comments, which are appended to this report (see Appendix B), were passed onto the applicant to consider and reflect in their formal ADP submission. The current submission is the formal submission by the applicant for consideration by ADP. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: Use: Zone: Designation: Use: Zone: Designation: Planvan Development Consultants Lot 1, Except South 83 Feet, Section 17, Township 12, NWP12599 Lot 1, South 83 Feet, Section 17, Township 12, NWP12599 Lot 35, Section 17, Township 12, NWP24972 Urban Residential No change RS-1 (One Family Urban Residential) RM-1 (Townhouse Residential) Residential RS-1 (One Family Urban Residential) Urban Residential Residential RS-1b (One Family Urban Medium Density Residential) Urban Residential Page 1 of 5 5.1 East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: DEVELOPMENT PERMIT AREA: Residential RS-1 and RM-1 (Townhouse Residential District) Urban Residential Residential RS-1 Urban Residential Single family dwelling Townhouses 1.075 ha (2.66 acres) Driveway onto 232 Street Urban Standard The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.7 Multi-Family Development Permit. Key Guidelines: The following lists the Key Development Permit Guidelines for the Multi-Family Development Permit Area, as well as the applicant's description of how this project complies: • New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. Roof form, massing and material reflect those found in the neighbourhood and include gable roofs, horizontal siding and wall shingle accents. • 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. The scale of buildings proposed is in keeping with neighbourhood, townhouses and single family homes. • Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. Townhouses are clustered. Outdoor amenity area is centrally located. Perimeter pedestrian link connects site and internal pedestrian connections provide linkage and foster community. • 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. Pedestrian links are lit with pathway lights. Landscape frames the walkways and low level fencing identify private yards. 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 G to this report. Page 2 of 5 PLANNING COMMENTS: 1. Proposal: The proposed development is a 46 unit, three storey, three bedroom, market rate townhouse units arranged in 12 separate buildings. The project has a net floor area of approximately 6,244 m2 (67, 209 ft2) and floor space ratio (FSR) of approximately 0.6. Each unit has a two car garage with no tandem stalls or parking aprons. Ten visitor parking spaces, two of which are for disabled individuals, are located around the development site. The total number of parking spaces, 102, is in conformance with the requirements of the City's Off-street Parking and Loading Bylaw No. 4350-1990. Each unit has a usable open space in the form of a front yard approximately 45 m2 in size, delineated by a short fence. The site also has two common outdoor amenity areas on the north and south side of the central cluster of townhouses. The front door of each unit is accessed from a perimeter or internal pathways. Units facing 232 Street have pathways coming from the public sidewalk. Units in the middle rows can be accessed by foot from a central, north-south pathway. Units on the far west are accessed from a perimeter pathway that lead to front doors facing west, or the backyards of houses on Stephens Street. A back door into to each townhouse unit's garage is also provided from the internal vehicular roadways. The development site's internal roadways are dominated by each townhouse unit's double wide garage door. A short driveway apron less than a car in length is provided in front of each garage. The applicant was asked to soften interface of each unit's back side with the internal roadway, and has provided a small landscaping strip between each unit to this end. 2. Context: The three subject properties together make up a square site approximately 1.075 ha (2.66 acres) in size (see Appendix A). The site is located within the urban area boundary just east of the town centre. The three subject properties are flat, and are currently surrounded by single family dwellings to the north (RS-1 zoning), south (RS-1b zoning) and west (RS-1 zoning). There are older two storey townhouses as well as single family dwellings to the east across 232 Street. The City has received multiple inquiries for another townhouse development to the north, but no application has been received. In terms of an emerging neighbourhood context, it is possible that townhouses to the north of the development site may be proposed in the near term, but single family dwellings will likely remain to the south and west. 3. OCP and Zoning Compliance: The subject site is designated Urban Residential. The proposal complies with this designation. The subject properties are zoned RS-1 (One Family Urban Residential) and Development Data Sheet (Appendix F) analyses the compliance of the project with the applicable zone regulations. The zone's allowable density (Floor Space Ratio) is 0.6. The proposal has a density of 0.6, which was achieved partially by sinking the bonus room of each townhouse unit by 30 cm below the average finished grade of the lot to obtain the Zoning Bylaw's exclusion of habitable basement area from the density calculation. The following variances will be required: • Front yard (west) setback of 6.38 m, where 7.5 mis required; Page 3 of 5 • Interior side yard setback of 4.57 m (north), and 4.53 m (south), where 6.0 m is required. The intent of the 6.0 side yard setback is for enhance privacy of neighbours. • An electrical cabinet on the south side of Building 4 is located 2.56 m from the south property line, where 4.5 m is required. 4. Parking and bicycle storage: Each unit has a side-by-side two car garage with no tandem stalls. Ten visitor parking spaces, two of which are for disabled individuals, are located around the development site. The total number of parking spaces provided by this application, 102, is in conformance with the requirements of the City's Off-street Parking and Loading Bylaw No. 4350-1990, and no variances are required on this matter. While there are no short or long term bicycle parking requirements for this development, the applicant provides long term bicycle parking in each garage, and eight short term bicycle parking spaces next to the southern common amenity space on the south side of the central cluster of townhouses. 5. Environmental. Sustainability & Stormwater Management: There are no significant environmental features on the generally flat development site. The landscaping plans do not reflect the City's 3-tier storm water management requirements. Final landscaping plans will need to meet the City's 3-tier stormwater management and runoff requirements in order to be accepted by Council when issuing the project's development permit. 6. Issues requiring comments from ADP: A. A preliminary submission of this application was made before the ADP meeting held on June 20, 2018 to solicit early comments on the design at that time. ADP 's comments to the applicant can be found in Appendix B. Note that since the previous submission, the requirement for a short cul-de-sac at the northeast corner of the property has been removed by the City's Engineering Department. Therefore, the cul-de-sac has been replaced by a direct access driveway to 232 Street in the middle of the development site. B. Members of Advisory Design Panel are also asked to provide feedback and suggestions as to how privacy of existing properties to the north, south and west (single family residential dwellings), along the perimeter of this development, can be enhanced, especially given that the applicant is requesting variances to reduce setbacks on the north and south sides of the townhouse complex. 7. Garbage/Recycling: It is anticipated that garbage and recycling receptacles will be stored in the garage of each unit. 8. Works along abutting roads: The fronting street to this development site, 232 Street, must be upgraded to the City's arterial road standard. This will include 3.0 m of road dedication, road widening, curb, gutter, sidewalk, boulevard grading and planting, street tree planting and ornamental street lighting. Storm, sanitary and sewer connections underground must also be provided. This application will be exempt from having to bury existing overhead wires along 232 Street, but will be required to provide hydro, telecommunications, and city communications services underground. Page 4 of 5 CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. The following appendices are attached hereto: Appendix A Subject map Appendix B Preliminary Comments on design provided by ADP, June 20, 2018 Appendix C Explanatory letter from Architect Appendix D ADP Submission Form Appendix E ADP Applicant Checklist Appendix F Development Data Sheet Appendix G DP Area Guidelines Checklist Appendix H Architectural and Landscaping Plans Page 5 of 5 r-,----7p:m:!l!:I=::::r7-i=-=-=..I1.==.:::r=--_J-TT--rf-1=-i 1-=..-=.t..1-=._--11-T-----c==I===i,1---;i:: /=::::;;;:::rlliiF,' ~ / ~ ~= ~ ~1960 I ~!!~ 1-------------_;---1~19=63=-'J I 11797 11793 11787 11783 11777 11757 N Scale: 1 :2,500 11957 ~ U950 11961 119/ ~ 1----1~19~4=g-< 11951 11945 11944 11953 11943 11939 SLAGER AVE_ ------_,~ -~- 11929 11911 119H 11903 11903 11910 11885 11895 ~1892 11950 11902 11892 I 11923 11909 11ooa 1100<> 11948 11936 11918 11908 11888 ,~_ f----,1=18=61,-I !j/ 118 '/0 ( ~1~18~8~6 _________ ~ ~ I I f-11_882 __ --11 ... ------- 1 - 18 - 75 ... ) SUBJECT PROPERTIES 1--118-57-1 I 11885 11875 11866 11885 !ii' "' ~1860 z UJ 11835 ! ! 11838 ' 11823 ; 1824 I 11819 I •1s18 11811 1810 11803 11804 118AVE_ Legend ---Ditch Centreline 1'785 1177/S 11765 11755 11745 11737 11729 !i5 11782 ID ~ 11772 11782 11752 11738 11730 I 11865 11839 11831 11851 1IB41 11870 11837 11825 11834 I 'r------,-----------,1----~• I 11822 I I I 11812118 •1-~ I I ! [,,,,. I 11156 I 11819 11605 I 1111 I,~ 11839/11865/11831 232 St PLANNING DEPARTMENT ~l■lr■ mapleridge.ca ~ 11838 ~ moo- FILE: 2017-117-DP DATE: Mar 30, 2017 BY:LM Appendix B The following comments were provided in regards to Preliminary Project Review of File No. 2017-117-RZ/DP at the June 20, 2018 meeting of the Advisory Design Panel. The site plan which was considered by ADP on June 20, 2018 is also attached. • redesign based on residential, community and pedestrian elements in accordance with OCP Form and Character Guidelines; • the form and character suggest the density of the project is not resident friendly; • the project is massed in a fashion that does not make it residential, public, or pedestrian friendly; • reduce the density and the number of townhouses on the site; • current design of development is not designed to be pedestrian friendly along internal driveways. The garages are too dominant; introduce pedestrian entrances to the units from the internal driveways. • provide context information; • an overall landscape plan should be provided that includes context to the adjacent properties/area; • Insufficient area is set aside to meet and coordinate Tier A SMP with site landscaping; • plans should show compatibility with future developments; • perimeter access to the units presents CPTED concerns, negatively impacts and is insensitive with the adjacent land uses; • different pavement treatments between the buildings and road ; pedestrian crossings delineated between the vertical walkways of the buildings and to the amenity area; • outdoor 'amenity' areas feel like left over space -program them differently ie: BBQ area, play space, more design thought is required; • development would benefit from a community building or public garden space; • design for aging in place; • enrich the palette and articulation. Page 1 of 1 -<::=] -======:1 -l-4~""=---++---1' C\ITOOOR ANENITT I LOT IIB65 I I 1-w ill I)"_ 1-<J) -u s:: N (i) N COPYRIGHT RESERYED rHISP\.All!VlDDE!ICNME,A/10/JAll 'P.MESRBWHTHEEXClUSIVEPROFCitN Of OOUClAS R. JCWtSOtl AAO!IJECT A'() lUIY NOT BE llStD QR ll6'RODOCW '"1THOl1Tl'rRITTEH~ENT. 'ffi!ITTDl Ol.~ENSIOtlSSl'filHA\IEPP.ECEOENC( OVER SC\LEO Ol!~ENSIONS. COtflRI.CTCRS SHAU.VERffY.\'lOBERESPONSIEIEFOR ,l,LLDIMENSlOOSAADCOIIDll\ONSONTHE JOB »ID TlilS 0m:t9WJ. 8£ '"fORM[D Of Nrt ~ffiNS fnOM TllE O!IIIENSl(lrtSNIDCOtlHT\ONSSIIDJl!I.Off THEO~'fHIIC. O\'ftlER z z <( g _J ~ Q_ t:i w □ I- lc -~ Cl) DOUGLASR. JOHNSON ARCHITECT LTD. f374-901 WEST 3RD.St. HORTH VANCOUVER, BC V7P JP9 PH. (l;O,l)9H-ll!I FAX, (6G<)Sill-0217• drjorch@show.co SOU:: PROJECT NO: 110· .. ,•.o· ""'' 27 APR 2016 """ om: PR, LN R('(IS!OIIS:/\ -~ DP-2.11 1 ~1111■ ADP Submission Checklist maple ridge.ca Appltcation No. Ml 1" ., ft ·1 ~ ie.-=o ( 1>f File Manager Chee! C,fr an This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Certification of Complete ADP Submission: Architect's Certification: Project Landscape Architect's Certification: Signature Date Signature Date Print name Print name 1,. Requit~d Submission Materials (FIie Managerto· Provided ' lndJ.i:aie'lf!'.i!'qulredl.\\ A ADP Submission Form (Submitted and signed by Architect) ~ □ . B. C9vering Letter including explanations about; ,,. 1. Project description/analysis (Detailed information Required) Ct«, □ 2. Architectural and Landsci3ping Design rationale ~-:t;. D .. (Detailed information Required) ' -_-- 3. Statement in brief about the following: a. OP Key Concepts Compliance ·:CJa:_,. □ .... t:l ·me ' -□ b. DP Guideline Compliance . Stormwater management strategy with emphasis on Tier A •' ' -, C. )t!~-□ requirem~nts integrated into landscaping plans . . I " d. Public Art/ Amenities, etc. -~t □ sustainability practices r.JtC:· ,1, □ . e. I f. Other , fil !I· • □ Site and Ne.ighbourhood Context '"• . ; C. <Wfl?!!t:•,}f,.,' . 1. Context Review -Context Plan with existing/proposed :l'("ij,:'' ',,'j, 1, buildings and trees, vegetation, roads, existing/ proposed [i;: ~ -~ grading,_ and other major features within th_e site,,on the fi• □ abutting properties, the public realm and along the road I, · ...... ,•• ''!: •. . allowances/ lanes. ' 2. Photographs of site and surrounding sites. .rJ4JG· □ ;· '. - D. DeveloQment Permit Area Checklist "- (Note: The Architect is responsible to d.escribe how the project complies with .~. ~l D each guidelines, or if not applicable, a descrip\io•n of why not applicable. Please 't' ... use fillable forms an line.) -:. .• ' .. . ' ,; City of Maple Rldge ADP Submission Checkllst (Page 2) E. Architectural Plans {Site and Building{s}l: 1. Site Plan arid layout ,-CJ31C □ 2, Site sections emf □ "" .~-.~ □ 3. Streetscape elevation 4. Streetscape elevations with landscaping and boulevard trees ~ □ superimposed 5. Shadow analysis at--□ 6. Lighting analysis (on building and on site) ,Q,¥i ~.• □ 7. Floor Plans for all levels, including underground and roof tops uc ~-□ 8. Waste collection /recycling (inside of buildings) lo ~ □ 9. Storage, including bicycle storage (inside and outside) cl ~ fJ □ 10. Building elevation (all sides) ~-□ 11. Signage (c;1ttached to building c1nd free standing) r·~. □ 12. Colours c1nd materials . ~ □ -□• D 13. Material board 14. Building sections -ciW-□ 15. 30 renderings of site, building(s) and associated landscaping -·r ~ D -h F. LandscaQlng Plans: ,·. 1. Landscaping plan and layout with speeifications and plantlng ·cR,· ;,Ii □ details ' , 2. Storm water management works focused on Tier A ~ □ requirements lntegr?ted into landscaping plan with details 3. Landscaping details, including public art, signage, llghting, play .~ ~-□ and other amenity areas, fences, retaining walls, < 4. Waste collection /Recycling (exterior areas/structures) ·wa·c r. D 5. Details for pedestrian amenity and furniture features provided ci9C .. □ 6. Deta11s for hard surfacing areas/ patterns ctt--.·, .. □ 7. Tree retention ano management plan . ~ ' D 8. Site sections for lot grading, drainage, landscaping, retaining , ~ □ : walls and relationship to adjacent grades/ City roads/ lanes ' ,,, •- ~~~e ', □ 9. Pedestrian, bicycle, equestrian path interconnections G. Green Building[Sustainabilit~ initiatives ~ D H. Engfneering-related Information: 1. Site grading.plans O' 0 - Other Ct _ ~-., D I. I [J~ . □ • , □ ''/,!l ,, □ : 'LI 1 Rev. March 2018 ,~-DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RM-1 Date Prepared 2s-09.201a Required Development Data Minimum Required or Maximum Allowed LOT AREM (in square metres) .. Gross Total Less Road Widening / Truncations Less Park Net Total L.OT COVERAGE (In % of net lot area) ' ~ Total Site Coverage $ETBA€KS (in met res) ., .. Front 232nd STREET (EAST) 7.5 Rear WEST PROPERTY LINE (WEST) 7.5 Side#l (N,S,E, orW) (NORTH) 4.5 Side #2 (N,S,E, or W) (SOUTH) 7.5 Side #3 (N, S, E or W) - ., " ..,. ' SE'Tl;JA~KS·-Undergrou.nd Str.uctures (in ITJetr:es) -.r.:, . -- Front Rear Side #1 (N,S,E, or W) Side #2 (N,S,E, or W) Side #3 (N, S, E or W) ·- Bl!,IILOING HElGHT (in metres/sJoreys) Principal 11 Accessory 4.5 '" NUMBER;OF RE~IDENTiAL UNITS Bachelor One Bedroom Two Bedroom Three Bedroom+ Total ,,. - GR0SS J;LOOR,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 d1mens1ons pertain to the entire site. Proposed (Complies or state variance needed) 10756 316 10439 50% 6.38 9.07 4.57 4.53 N/A N/A N/A N/A N/A 11 /3 N/A N/A N/A N/A 46 46 6244 N/A N/A N/A N/A N/A 6244 Required Development Data ..... DENSITY ., . ,._;,:'- # of units/ha (gross) # of units/ha (net) Gross Floor Area Floor Space Ratio (net) .. AMENITY SPACEJarea·in square metres) Common Activity Area SS Q. M PER UNIT Use able Open Space 4 5 SQ. M PER UNIT ' • ~ARKIN(; (tlurilb~r of spa~es) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) Multi-Residential Town Centre (Added Bdr) Commercial Uses Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors TOTAL NUMBER OF PARKING SPACES Number of total for disabled Number of total (and%) small cars Number of total (and%) tandem spaces TOTAL OFF STREET LOADING SPACE(S) . ' y''\ ..:-e.-~ I ' : BJ~CLE PARKING·:(numbe.r qf spaces) . Short Term Bicycle Parking Long Term Bicycle Parking Minimum Required or Maximum Allowed ' .. -· .60 .60 --· ~ 230 2070 .. . . -~:~-~ 2X46 0.2X46 I % I % ... X ._-I ( :. ~ .:1 : .. - 8 46 Proposed (Complies or variance needed?) 41/17 43/18 .58 .60 92 N/A NIA N/A N/A N/A N/A N/A N/A N/A N/A 10 102 N/A N/A NIA N/A 8 46 ··' .. ,. .' .. ._. ..., 1, I • ...-:7 ,ff~ .: OTHEF(-state, YES 'or NO for each. lf YES cjescribe on separate ·sheet.. "If~: Heritage Site NO Tree Survey/Assessment Provided Watercourse/Steep Slopes NO Covenants, Stat ROW & Easements I hereby certify that all the above information is true and correct. I ackno ledge that any error or omissions are the sole responsibility of the undersigned and not the Devel pment and Environmental Services Department. I ) / Prepared by: y'.-.yt, ~A:? ..Joi,6J~,j 4. . Print Name bove) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. 1~--mapleridge.ca Multi-Family Development Permit Area Guidelines Checklist Pursuant with Section 8.7 of the Official Community Plan, multi-family developments will be assessed against the form and character 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. " ~'.1:1'. _Kev,&uideline.-Concepts 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. • , :·, ·oe.~cri~~-how,this pr.oject-and t·he·d.¢~Jgn C(?mP.li~;j;/J,l . ._ .. , ... •. ;;• '' ·.-,;)';;. :- Roof form, massing and material reflect those found in t he neighbourhood and include gable roofs, horizontal siding and wall shingle accents 2. Transitional development should be used The scale of buildings proposed is in keeping with neighbourhood, to bridge areas of low and high densities, townhouses and single family homes. through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be 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 • \ .. '. ~µ~@ng Des{gri, 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 . Townhouses are clustered. Outdoor amenity area is centrally located. Perimeter pedestrian link connects site and internal pedestrian connections provide linkage and foster community. Pedestrian links are lit with pathway li ghts. Landscaping frames the walkways and low level fencing identify private yards. Describe how the prop_osed c;f es!gn co_~plies··~!th:'.~~~~ l~~~r listed guidelines, ·or describes•wny_,a gufdeline)s _not·,f. g~~ll~~f ;f with -or wl:tv itii~ inapplicat;,_ti ;· .; :_ . • --:. •~5-,:_i, ;-Ro All units have a public face with a connection to pathway or street. Every unit has defined private yard and privacy fence is provided on north, west and south property lines. All units face 232 with direct connections to public sidewalk. Perimeter and internal units face to pedestrian walkway. Low level fences identify the private yards. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited Project is adjacent to 232 st. 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 lower density or single detached residential dwellings should: a. Project is consistent to form and massing of a) be consistent in form and massing with adjacent townhouses and single family the surrounding area; b) be sited adjacent to major streets to homes. provide a transition to lower density b. Project is adjacent to 232 st. uses; C. NA c) concentrate density to the centre of the d. Building mass is similar to adjacent sites. development or towards a non-e. Single access serving just this project is residential boundary and locate lower provided to 232 density components adjacent to lower f. 6ft privacy fence provided on north, west density residential uses; and south perimeters. Window on the sides d) create a transition in building mass and form towards the setbacks of the of units along south property line have sills at adjacent neighbourhood; 6 ft to minimize sight lines to adjacent e) minimize access conflicts; properties. Increased setback is provided on f) be designed to maximize privacy and west property line. 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 buildings are designed as a series of individual units. Changes in design frontages should include design elements, materials and color create variations that are randomly applied elements and features to: to cluster design. All units have porch element to create an individual a) provide variation in the facades to help identity to each unit and to provide direct access to pedestrian connections. 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 use design themes, architectural a. All units have porch elements, balconies, features and elements of the projections and recesses . surrounding neighbourhood by b. Window and door element placement in incorporating common elements such as keeping with neighbourhood form, scale, massing and proportion into the design as a means to reinforce neighbourhood stability. Examples C. Each unit has attached double garage. The include: garages are located off landscaped drive a) the articulation of facades, using where aisles and separate from main entrances. appropriate, elements such as porches, d. Roof forms reflect simple forms of chimneys, projections, recesses, and neighbourhood 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 All porches and balconies have finished soffits. porches that are visible from a street or public walkway should be covered with exterior finishes to provide a finished appearance to public view. -8. Developments are encouraged to use the Leadership in Energy and Environmental Design (LEEDS) standards The project is proposed to be completed in the design of buildings. Techniques under Built Green programme. This is a such as rain gardens, vegetated swales, monitored green building initiative covering separation of impervious surfaces, everything from building practices, building installing below surface infiltration beds envelope, energy efficient components and and tree box filters, and redirecting water from drain pipes into vegetated owner training. areas are encouraged. 9. Variation in individual unit designs is See item 5 above encouraged to provide visual interest and avoid significant repetition either within a row of townhouses, or between adjacent rows of units. 4 Guidelines 8.7.1 A (Continued) 10. Garage doors should not face public -· streets. Where front facing garage doors are unavoidable, the impact of garage No garages face public streets. The garages doors on the public realm should be mitigated by: are separate from main entrances. The a) designing residential units with enough overhead doors incorporate glass panels. width to include attractive entrances Landscaping islands are incorporated into the and windows between garages; garage aprons. 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 Not applicable on this project. where possible, to provide shared or private outdoor space for residents and to provide attractive views for residents and passersby. s , Guidelines,8.7.t B Vetlkle Access, Parking and Circulation ~ Describe haw the Rroposed design complies with each of the listed guidelines, or-describes why a guideline i~ not co'mplie~ with or why it is inapplicable. 1. Parking and servicing should be located Not applicable 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 Not applicable 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 No large parking areas on this project. 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 Not applicable on this site 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. 6 Guidelines 8.7.1 B (Continued) 5. Locate parking spaces allocated for HC stalls -2 provided are centrally located people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through The townhouses all have double garages attached directly to the unit. 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. 7. To increase safety, consider using No parking structures in this project electronic security devices and monitoring systems as a supplement to natural surveillance opportunities in parking structures and parking areas. 8. The amount of asphalt surfaces in parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. Specialty paving is provided from edge of drive aisle to garage entry on all units. 9. Road grades, streets, lanes, and Site is relatively flat and grades are close to existing. driveways should conform to the existing grades as closely as possible to ensure minimal disruption of slopes and vegetation. On steep terrain, roads should be aligned, wherever possible, to run parallel rather than counter to, natural contours and existing grades. 7 Guidelines 8.7.1 C Landscaping and Open Space 1. land5caping 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 spates; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; • i) reinforce design continuity with neighbouring properties, the scale and massing of buildings, and the streetscape by providing consistency in street trees, plant materials, and other landscaping elements. 2. Landscape drawings for development applications should include, but are not limited to, the following information: a) the location of mature and existing trees to be retained or removed, b} the location of all protective tree fencing; c) a grading plan or cross section indicating finished grade; and d) a drainage plan for the site. 3. Street trees will be a required component of all development, Incorporate deciduous tree species into streetfront landscaping to define site boundaries, to enhance public space, and to permit light penetration in winter. Describe how the proposed design complies with each of tbe listed guidelines, or describes why-a guidelihe ls not complied with or why it is inapplicable. • fe.<A.e~f(i a~ eo<<i tA ors £l·"'c.1. per so(\~ I pi\"~tc yo.10-s.pa.ce.. ho.lit. btu, dtlif\;,rt~4 O.W'\'-cle.fi'"ctA bi landsc~'t'lj a"tl I o'>I \.e,~e.\ fe.nee.r 'r\ovJUif\J o.ec,diov ~ +f'teS G\Yl<.l lovJ \e-Je.} ftnli~ prOJiOe S'.e.{)t.<C~11UV\ ~~ prNat<.. aric.l pi..fbh'c. &of\/'t\1n"i, as we\\ ~.t Gt rn'ct. stf~t.+ -pr~!~ f\Ce, s,Mpll. ancA cl-t.an 3r~ i,-<d fw'°'+ '/ af"tJ s oda -to (). saf-t and n i a I y \ ~ sa.ptJ i n+trface.. • No ~i~-Hf\j 1rets ~re. +o ~ re.-tt\in.etA St<ut -trees w;,, be. p<o.1,dd onct ~"' O✓Ua l I u'1i\ Kt~ plan h" ~ ~ CO~plt--teo\ •• 8 I, 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 through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; cl 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. 5. Maintain continuous landscaping along abutting streets and minimize the number of Interruptions such as driveways and parking entrances. Continue the sidewa!k pavement across driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high visibility. Provide landscaping and consider incorporating features such as flag poles, banners, visual art, ornamental trees, fountains, architectural elements, and landscape structures. 7. Any portion of a building site left vacant for future development should be landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural sti3te should be retained for those portions of a property not being developed. • L.anclsca~ plant ~ lec-+i Cv1 wt' 11 . prOJide. ~ Wt.st Coo.t+ +htrv)e.. wH11 lcii of ~,e:o.r rO\ANl Cdou r ci..J ~ppe~I. • Oncl. es~ bh'shetl 1 --rH.. p la~ <;e \lc1t.~ wl\ \ £u<vlve... r.1ce.Jy wn'\'1 Modca:tf e., M~ 1 nte(lo.t)Ge. !. Co.((?_ . Low fef\~S) f lov..eAni ,f-v.t~ a~ 'o~wwA htJ~,(\~ h~ve_ ~ 1r£«?Yc.rt.e~ ·1rJu ~ o\e(,5v. C\ ){)'\~ t11>uttl f\j ~41RL~ • 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 nesHng 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 applicatfon 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 incorpor.;1tlng rain gardens and vegetated swales into parking lot landsca ping 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 (ots; 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. Conev-e--+e po.VU!. V¼v~ be.et'l , i\Corport<-t-ecJ i n+o a-11 dfivi wa1 S w~i11 .-the-.si~e 10 Guictelines'S.7.1 o· Uni, ersally Accessiple Design 1. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. Describe how the propqsed design complies with eacf1·of the listed guidelines, or describes-why a.guideline is no~ compl_ied with Qr why, it. is inapplicable. ·~ Pedestrian pathways with minimal grades are 5 ft. wide. 2. Building entries should be: All the buildings are comprised of individual townhouses. 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. Gui~elines 8.7.01 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 oH he listed guidelines, or describes Why a gui~eline i,s not' co"'plled with o.r ~hy; it.is i~appiJta.ble. ,, Not applicable Not applicable 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. Garbage containers and recycling are individual to each unit and located in the garages. 4. Service areas should be internalized Not applicable 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 Not applicable 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 Not applicable 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 Buildings will be constructed to meet the sound attenuation requirements of constructed maximize sound the BCBC attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 12 Guidelin~s 8.7.1 F 'Slgnage 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 s.:7.1 G Bfoyde Rarking and.Storage Describe how the proposed design complies witti each of the listed guidelines, or describes why a guideline is not compli~d with or why it is iriapplicable. , "'· Acknowledged. Entry sign/site address detailed on drawings. Pedestrian pathways are illuminated by Led pathway lights (bollard design) Pathway lights spread light downward from 22 inch height. Desc;ribe l'i'ow the proposed de~ign coml)lies, with eactt of th~ listed guidelin~s, or d~scribes .why.a guideline is not complied with or whv it is in~pplical>le;· ... 1. Short term and long term bicycle parking Short term bike rack provided in central location. All garages will facilities should be considered for all accommodate bike racks. 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. 13 Project Information To be completed by the Architect on record for this project: FileNumber2Q17-117-RZ Oct/24/18 Date prepared: _______ _ D.Johnson Architect JJougtas JohMJ011 Print Name Signature 14 llllllSI. JOINSIN IRCIITECT l Tl. #314-901 W.3r'Sl Nortll Vancouver BC VJP3P9 Ph.(604) 998-3381 Fax. (604)998-2211 Oct 29, 2018 Chee Chan -Planner City of Maple Ridge 11995 Haney Place Maple Ridge, BC Canada V2X 6A9 Re. 2017-117-RZ 11839-232 St Maple Ridge ADP November 2018. The project is a 46 unit RM-1 townhouse proposal on a 1.04 Ha ( 2.57 acre) site composed of 11831,11839 & 11865 -232 st. The site is across from the Alouette townhouse project and shares a property line with single family houses to the south and west. Another townhouse project is slated for the sites immediately north. The units are all three bedroom units of approximately 1650 to 1950 s.f. all with double garages. A single access point to 232 st. is provided approximately mid site. Along 232 the units face the street and have direct connection to the city sidewalk. A 5 ft. wide pedestrian sidewalk runs along the perimeter property lines. Along the west property line the units face to the pedestrian walkway and the unit entries are located on this fa9ade. Internally a 5 ft. pedestrian sidewalk runs north south through the middle of the site connecting to the perimeter pathway. The units face onto this connection. The perimeter pathway can also be connected at the end of the drive aisles and between buildings 10/11 and 11/12. Privacy issues with neighbouring properties are minimized with a 6 ft. fence on the north west and south facades. Additionally the setback on the west property line has been increased to over 9M. Window openings on the sides of the south property line units have been placed above eye levels so they allow light but limit sight lines. The main outdoor amenity area is concentrated centrally on the site. The space has been programmed by the landscape architect. Additionally there is another outdoor amenity area centrally located near unit 16. Ten visitor parking stalls are provided including two handicap stalls. The buildings are a three storey massing with simple gable and shed roofs reflecting the dominant style of the neighbourhood. Identifiable individual units make up the buildings. Differences in accent roofs, windows, porch elements, materials and colors bring variety to the buildings. The element collections and colors are randomly used in the building so that they are all unique but with a unifying commonality. Proposed materials include: Cementious board wall shingles, horizontal and vertical siding. Detailing includes: brick porch elements, metal window boxes, Hardi Panel accents and aluminum picket guards/railings. The garage facades on the internal laneways present overhead doors incorporating a row of glazing. Secondary entrance by way of man doors are also incorporated into every unit. The aprons leading to the garages are finished in specialy pavers and landscape islands are also incorporated. Setback variances are proposed for the north, east and south property lines. North and south approximately 4.5M is proposed and 6M is proposed along the east. The zoning requirement is 7.5M. All other requirements of the RM-1 zone is met with the design. The project is proposed to be registered in the Built Green program. Built Green is a monitored green buiding point program that covers everything from building practices, construction techniques, products, materials, energy consumption and owner education. The target is to achieve a Built Green Silver designation at a minimum. l~W 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: .z.o,,,... n1-~ Name of Applicant File number Address of site Current Zone u.cs 3,-~,.t---s-r. us51-i,z ~ us,,;--~.,,..- g;-s-\ Proposed Zone ,=.M-\ Seeking to appear before the ADP on this date Architect Information: Submission will be presented to ADP by: Architect Landscape Architect -G>e»'F £ 1 $ ~ L8 Nov z...1 Zoie 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 Bulldlng 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 m1; 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 m1 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 m1 Group F (Fl: Part 3) Industrial -anv buildin1t with gross area exceedlnll 470 m2 r ., ·'"' s; tj ' -~ t ~ 11 8 3 9 - T O W N H O U S E S I \0 JA N . 2 0 l l IS . S U E D FO R PR E L I M I N A R Y OE S I G - N 8> : t n 0 0 ' C6 H.: . A ,:O r lb~ E : > F O R Q.p - :- ; ~ 2: i ~ c : 11 8 39 , 11 8 65 , 11 8 3 1 - 2 3 2 ST R E E T ,l ' . ! A P L E RI D G E , , 05 FE e . 20 18 IS . S U E D FO R DP RE VIS IO N ,. BR I T I S H CO L U M B I A .i 01 . . I . U 6 . : 0 1 & 15 ! , 1 . J a > PO R Ci" Ra " v t ! - ! O R .. - ~ () ~. ~ i: T j Zr ' 0 :: ':' : Q (/ ) > ST R E E T SI D E 30 - V I E W -u ' .. . t- ' 0 (/ ) 0 -. ~ ~ z~ 0 ~~ t: : : , . 0 .~ ~. . -- -- -- -- 26 - 1 0 - 2 0 1 8 1 2 : 0 1 :01 ) -( 0 ,, .., . ~ t: 1 ··: t ._ 11 8 3 9 - T O W N H O U S E S I IO JA N , 2 0 l 7 IS S U E D FO R PR E L I M I N A R Y DE S I G N ~ ,f @ oo ' Clt l " V - R . : a t IS 5 L I E D FOR OP 11 8 3 9 , 11 8 6 5 , 1 1 8 3 1 - 2 3 2 ST R E E T ,M A P L E RI D G E , ) O! t f ' E B .zo . ' - ! I IS S U E D FO R DP RE V I S I O N " •· !; ~ - :J : : C BR I T I S H CO L U M B I A • 01 AU G , 20 1 8 IS S U E D FOR DP RE VISIO N • ,- >- ¾ C' l ' " '" ' tI : l z ' ., ,, 0 ·. 1 ~ ('." " ' . ) (J J t: " " " IN S I D E 30 - V I E W ' 7J : .. . >-¾ 0 > I . ~ r< U) 0 -i ~ ~ z ~ . 0 ~~ :- ~ • _. 26 - 10 2 0 1 8 1 2 :0 1:5 8 11839 TOWN HOUSES 11839,11865,11831 232 STREET, MAPLE RIDGE, BRITISH COLUMBIA -· .........,.. ~~ _,,11,1.,_n,. ~ .. :-.....-~-...,'""', .,_~.M117Jiil.4-=~~ I ,. ••"'" .;if ~-~"'""~ DATA SHEET !!!I...~ .. D ,II,. ~ .... f" ~ ~6;,i'i!---i'\ :--;--~:.~• ----:t= VICINITY MAP VICINlrr MAP ~ PROJECT STTE~ SHEET INDEX SHEET NO. CF·A-0 SERIES DP-A-2 SERIES DP-A-3 SERIES ARCHITECJURAL 3D \I\.EWS I DATA SHEET SITE PLANS CLUS TER5 FLOOR PLANS DP-A-4 SERIES CLU5 TER SECTIONS DP-A-S SERIES CLUSTER ELEVATIONS I COLORED ELEVATIONS ABBREVIATION ALUM, ALUMINIUM Ell DRY STACK MINI BASALT RETAINING WALL 815 BUILT-IN SEATING CB CATCH BASIN CD COMPUTER DESK CE CEILING DOOR CP 2'-0'Xl'-0" CONCRETE PAYING STONE DW DISH WASHER F FRIDGE FD FLOOR DRAIN FP FIRE PLACE GWE3 GYPSUM BOARD HR HAND RAIL ~ HAND WASH P.T. PRESSURE TREATED PLYWD. PLYWOOD SU SHELVING UNIT y VENT we WATER CURTAIN W/D WASHER/DRYER ws WINDOW SEAT GRAPHIC SYMBOLS BUILDING SECTION ~ ,of---SECT!ON IDENTIFlCATlON ~ <E--LOCATED ON SI-IEET ... I ...I WALL SECTION ~-E---SECTION IDENTIFICATION ~ ~LOCATED ON 51-iEEL I ...I GRID MARKERS @-E--LETTERS IN ONE DIRECTION DOOR SYMBOL Du] -E---~ 1',\.IH6E'R IT] ,E---~ ITFE WALL SYMBOL @)-= ~ WALL !DENTIFICATION WINDOW SYMBOL ~~ <f--C'ltGOfU:::ENTIFICATiOt,1 aetATION SYMBOL fl:::~:·~-------DETAIL IDENTIFICATION ~ <E---SJ.lEET !DEM'TIF!CATION FLOOR 5 YMBOL @-E---FLOOR TYFES NORTl-1 ARROJI $-~ El.EVAllON MARKER. FINISM GRADE ELEVATION -----CENTER LINE ----PROPERTY LINE ~---l OETAl. BOX I I \ ___ / (+100.00! FINISI-IED aEvATION CONSULTANTS ARCHITECT, DOUGLAS R. JOHNSON ARCHITECT LTD. '314-901 WEST 3RD. AYE . NORTH VANCOUVER, BC Y1P 3P9 PH. (604f.l98-338I FAX. (604~0ll1 EMAIL, drJ•ch-.c• COPYRIGHT RESERVED THIS PL.6.N AND DESIGN ARE, AND AT ALL TIMES REMAIN THE tXCWSIVE PROPERTY Of DOUGlAS R JOHNSON ARCHITECT AND MAY NOT BE USED OR REPRODUCED WITHOIJT WRITTEN CONSENT WRITTEN DIMENSIONS SHAU HAVE PRECEDENCE OVER SO.LED DIMENSIONS CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS ANO CONDITTONS ON THE JOB ANO THIS OrFICE SHALL BE INFORMED Of ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHO'-NN ON THE DRAWING 1+1+1 I II r:J'J ;el ~ :e :l r:J'J 8 ~ :c 0 I ::c "' "' Q ~ "' t:l I-~ w :>;_ 0 t;; w "' z ::c ~ !;; 0 "' Cf) Pl a. I '.;: o" °' u <( ~ V, >" ~ w I-u es 0 w 00 ~ 8 <( cl .-I ; er .-I :c 0 a. V, OWNER DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.St. NORTH VANCOUVER, BC V7P 3P9 PH (604)998-3381 FAX (604)998-0217 drjarch@shaw co SCALE, NTS PROJECT NO: DATE: 27 APR 2016 DRAWN': SHEET: PD REVISION~ DP-0.02 "I in r<l £'.! 11) ,n ;:,,, "" r 0 r<l 11) N ;:,,, "" r 0, ,n ~ N ;:,,, ".' 1-cO 320'-o l/211 [(91.54 MJl r--~--------------+---------------------------.lt T7 ' ~--: i i·~ :I I I I I I I l I I 1: I :I ~ JI I "" :r -I iR I ;:,,, IN fl --- 1 () I~ ' l~~ II I in II ·~ II IN ;:,,, "' II 1:::::, II ,_ ~l il II I I II I L ----------ft ----------330'-o" r<100,se, MJl -----------i. ----------J ~-1 i .3,011 ROAD DEDICATION t--ill ill oc t-- "" ill r -u 01 C ~ ("I ('() 0 ("I ;;;; a, ' ·o ,n r<l I 111111 II'' :OPYRIGHT RESERI/ED [HIS PL.All MIO OESICII ~!C:E, AIID :.1 ,\LL n!,IES REU.\111 THE E,:CLUSIVC: ViiOF[HI l.:;F DOUGLAS R JC1•11m1 .\RCHITECf .IJJD lt;.f ~JOT 6[ U:EO OR REfP.l,VUCEO ,mHour Wj?jTT(tl ,cN~[IIT. \'l?,TTElJ t)IMi!l~IOll'i:iH:J.L !'.il\'[f'REillD:f! <::Vffi'irt.tE001UE115l0:15 CQmR:.Ciu?.S :f'.All'/El<lrr;./IO iit. RE3Pmt51::t.:: ra;i :1L rJl'.l[r1:1ur1s .:.:io COIIOITIC/13 m1 rttE JOB ;JI□ THIS OF'r~i: SH..\LL i!E IIFOiiMED Of" ,:.II( 'IAAIAIIO)IS f"RC'~ TH~ l~~-t~~i!,,WitlD r.OllL11TIOl15 'iHOWII C·)I I I I I 11 i OWMER z ::5 0. w en <( O'.l I l DOUGLAS R.1 JOHNSON ARCHITECT LTD. #374-901 WEST 3R0.SI. NORTH VANCOUV[R, BC V7P 3P9 PH (604)998-3381 FAX (604)998-0,17 drjorch@show.ca no\iE· 27 APR 2016 PR, LN RE'/1510.lS:,, • - DP-2.101 in c<"\ r :... It-______________ ~20 '-o 112'1 [(~7,54 HJ] /,'cl . '·-_______________ li'c:. ~ < :1· SIDEWALK lt:i \ SIDEWALK SIDEWALK -'1 M.:Ji.J I I : ~==~~~~•-:::';.:• •::::.._-:-__ ...1.~.Jl~,~~l'""•i~'f•~,•~~~~~'j::jf..L---~~;7'.~~~~LET-aN~:. A •• L:,.1:;;:;j:_,.::;;::;:_:;-:-;;-;;:O::,_::_i__@)_01 __ _j_...!. ~' : I I 1tl"! ;;. I 5S I I ' . BUILD I i!~l~~, ' -UNIT- ,-. . •• I"---< @J I • •• . 6ii.,')i -, -~~, ~ ...• I .-. ' El.EC,Cl.05.- = • .!~~ •• ,r : • B • ·: f ' 1'"""1-,--~~~-I ,£..-;r-, '~•. 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JOHNSON1 ~~~:~~R~;,D., NOR~H VA.i'ICOUV(R, BC V7P 3P9 PH ('";lf!-t,l:l9,3-33dl .~:..z (Go.!-)9CJ8-0~17 drjarch@shaw.ca ~:.11.,•, PR, LN I I r 0 VIEW LOOKING TOWARDS NORH4 232 f's\ VIEW LOOKING WEST TOWARD& v PROPERTY FROM 232 ~ VIEW LOOKING NORTH ON V STEPHENS TOWARDS SLAGER . ~VIEW LOOKING CORNER 118 AVE 4 "v232 (DvlEW LOOKING EAST ACROSS 232 (0v1EW FROM 232 TO SITE ~ VIEW LOOKING NORTH EAST FROM V STEPHENS STA 118 AVE @ vlEW LOOKING WEST ON 118 AVE ~ VIEW LOOKING SOUTH ON v 232 STREET N VIEW LOOKING FROM 232 WEST V TOWARDS SITE ~EAST ALONG 118 AVE TOWARDS '-..V 232 0 VIEW LOOKING SOUTH ON 232 r";;\ VIEW LOOKING FROM 232 NORTH V WEST TOWARDS SITE key plan SCALE: N.T.S COPYRIGHT RESERVED nus PLAN AND OESICN AR[. ANO AT All TIMES REMAIN THE EXCLUSIVE PROPERN OF DOUGLAS R. JOHNSON ARCHITECT AND MAY NOT BE USED OR REPRODUCED wmrou, WRIITTN CONSENT WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR All DIMENSIONS AND CONDITIONS ON THE JOB AND THIS OFFICE SHALL BE INFORMED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONOJTIONS SHOWN ON THE DRAWING OWNER DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.51. NORTH VANCOUVER, BC V7P 3P9 PH (604)998-3381 FAX (604)998-0217 drjarch@shaw ca SCALE: PROJECT NO: NTS DATE: 27 APR 2016 Ur-<AWN": SHEET: RS REVl~Otl~ DP-2.12 SW 1015 (REPOSE GRAY) ~/ µARDI SIDING SW 1019 TRIM / FASCIA AND ROLL-UP DOOR BM 2090-10 (GRAND CANYON RED) SW 6258 (TRICORN BLACK) 6 11 µARDI SIDING AND µARDI PANEL 6 11 µARDI SIDING wµ1rE WINDOWS/DOORS GUARD/RAILING DARK GRAY FLASµING SW 6244 (NAVAL) 611 µARDI SIDING AND µARDI PANEL BRICK (DARK GREY) I I OWNER I I DOUGLASR. JOHNSON ARCHITECT LTD. 1374-901 WEST 3RD.SI. NORTll VANCOUVER, BC VIP 3P9 PH. {604}998-3381 FAX. 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Q I S:: I ~i ., t I -Ill ~• il ! ~i 1o t ,-. ~.;.._ ~11~J ~II I I I I : •11 l eoN.Je, RM L"YEL "'-, ., 4 NORTH ELEVATION 'DP-5.11 1/8"= 1'-0" 23'-2" CT.I rnJ 11'-e• (S.4 rnJ • Q E :i 6 A / / I -~·~1.' C2 !'~ ·.i ~ .__ a i ·:--~-., ... : i MATERIAL LEGEND , MATERIAL COLOR ~½-FLA6+-IING CARK GREY ~~; GUARD/RAILING Wl-llTE ALUMINUM 4~ PICKETS iA: FA TRIM / FASCIA .OARKGREY c, 6w I-IA~I SIDING SW 1015 Ci •• I-IARDI &IDING IOLUE ·CJ 6,"111,dJ.i.&flNGU!.6 !OED .c4· o• WALL $41NGrLE6 BUJE :c5 &• WALL 6MINGLE5 ew 101s VB: V~ICAL e,ATTEN& !OED BR. BRICK DARK GREY HPi MARDI PANEL ew 101s ~2 MARDI PANEL WJE HP3 I-IARDI PANEL !OED UJ\i-a:::>oW& • DOORS U><ITE OH: OYER I-IE.AD DOOR DARK GREY ~~ AePI-IAL T &I-IINGlE& DARK GREY .-MR· METAL ROOF DARK GREY NOTE: COLOUR& FROM ~N W!WAH6 UNLEf,6 NOTED :c ' I MAX. elJIL.DINu I-IT. crm -§ ---lfB [] ~ L J LJ ~ . D ~ X w DOUGLASR. JOHNSON ARCHITECT LTD. N.l /4-YUl Wl~I .ll<U.~1- IMIIH Y.\IICOIWi?., SC v P 3P9 As indicaled DP-5.1 1 -~ .__ ________________________________________________________________________________________________ .....J it :·. 6a:,.(l.-.D FLOOR-UN 0&-0& •• ~ ti5il-&4J 110' -1· ..,•XE,"'- COUJMN , , WEST ELEVATION '·DP-5.21 ; 118" = 1 '-0' .. VB "' n I :fci g-1 _,, "if ,.., ''r-A"-,· ,,. .. 1 • , . T • I ~-' 0 'il 0 ct ~ • 0 ct YB ! ~j I ~1tl l -0/- ======;:;;,~~-!:-=--=-=~"'=7=·:....;-l:[!:1-;_, ,:'Li:!="==·=-~·=-=~:::':=~=;::::=-....!::.l::=:==~===-==-:_..L.:.;;::::::::::::===:'.-=~::·::""""':S,.t ~ ~_._,_ u.a~,--•A,,O·~~ 1.o"".i· -\ --- I ;_ ~-~i 232NOSTREET EAS_i::§LEVA,!!CJl'J DP-5.21 1/8" a 1'•0" -~ ,'\-- ? I :::::, ~~- ., 0: .~ I Q i i - ~i ~I il l .J' ;I I C: ...i--- !1~.J l' ~ICJ ;~ "" ~---- .,, ,VS ,. .ta.~ "1 f.ce-__.i&-~ ~_e,.i II ~·.r .~+5 '.,,_ri_.C'!:-'°-.. ~" .. .,. .. ,.., I ----~ ·-. p~ l· ii t ,- 1-, " _¥;, . .,. i,£ !M I p~· ! -i~ i I ~· -D v,-~~ -., I , u~ oft~~~,~-~ i i ' T~•~ ~~ ~7"fst!':i -. i i &~C<?_ND J:L9.Q~--~N ~ ._ ! 110' -1"'51 ... ,. ;_. ~ - ~T llt....~a:t-U Op0B =='---"C----'---""'---"'--==---------'1 ,&r. r -r4i:f5 .. ~~z:__d ..arr:7 -~5 l&0·-3-;;- ~i,5 m 3 SOUTH ELEVATION OP-5.21 118" = 1'-0' \ 161'-I" -·BOt,V& RH --eoNL.16 RM LEVEL 4 •DP-5,21 ! t N~ -,-· _i ! i ! ! i i 'f NORTH ELEVATION 11a'.1·-o· e / MATERIAL LEGEND , MATERIAL. COL.OR :··FL FLA61-11Nc:ii OARK GREY :GR GUA~/RAILIN6 WJ-IITE AWMINl.N 4• PICKET ·'.~ .FA TRIM I FA&etA OAR!< GREY ,_c1. &" MARDI &JDING 5W 1015, :.~i'-11p" MARDI e,\olNG BUJE .--a "" WAL..L. e..-llNG-1..ES !OED 'ci:: &"WAU.~ BLUE :-cs: &" WAL..L. !!HINGLE& ew 101,. .VB VERTICAL. BATTEN& !OED ---~-~: SRICK DARK GREY .HP, MARDI PANEL SW 1015> ,HP2 MARDI PANEL. BUJE HP3 I-IAROI PANEL. !OED WINDOW& 4 DOOR.e WHITE OH OYER I-IE.AO DOOR DARK GREY AS A&Pl-lALT e..-llNGL.E5 DARK GREY :MR MIITAL. IQOOF DA~K~ NOTE I COL.OUR.5 ~OH e+-IERWIN WIL.l.lAH5 UNL.E&5 NOTED c' HA:X. SUIL.DlNJ MEIGl4T I .I ~-~-.. -~.~-·--! . __ .,.,j:'1· Tit' 0 BCNIJ6.flM AVG. GRADE OATUM FOINT Cl ci a ~-3 ..; ~i 111 ":=,-.iet'' 1lil1i ~) !aQ".~ .. !4-B.ie>M ? g _ THIRD F~at ~~,(~~~~ -~ t 'il !~'-3·~: 4a_e4 "' AVG. GRADE DATUM POINT -IITifl -~ ---fEml [ill ES:21 I _-=_ .I CJ e:::rJ c:::::J i-: X w I I DOUGLASR. JOHNSON ARCHITECT LTD. #.!/4-YUI Wl~I .lt/lJ.~1. ll~RlH VlllCUHY£R. SC V7P ;pg A$1ndlca!ed DP-5.21 I WEST ELEVATION DP-5.31 118' ~ r-0• AVG. GRADE - .. 2 . EAST ELEVATION 232ND STREET SIDE 'DP-5.31 ' 1/B" = 1'-0" 3 SOUTH ELEVATION -------DP•S.31 1/B" = 1'-0" • Q g ~ 12' 1'•7' 0 ' ' C: <i ~I •',; • 0 ~~ -~ --~·:=::r-.. ~ AS l'i :9 ' Q ' • q e • :9 q Q C " ~ • ' •• 11Jih " " ~ ~--' -~tr ~ t,•,c t,." COUJMN ii,C. ~ • I MA:X. etJILDlNG I-IT. AVG. GAADE DATUM POINT NOTE, I-IARDI P WITI-I AAIBED PA~ OF 3.5-w MARC TRIM <PAINTEDJ- 601'-&J6 ~ ... ,.~-- -..:-s.:i·m_j / • ~d-_ .. , r a rr•I I --~~ 1 -~·~~ i -i~~ ~ . ~ 19E.!_ '!] AVG. Gi~ 1 ' q " '" ~fA ,_ ... ~ ½ ,..,_ ' ' ~ ·"' " :~ ·7 -7 9 1 • " g • • ~ ~ ~ ,o/.>'.,r -eol'-W&RM .qli,~e LEVEL 4 . NORTH ELEVATION ,-DP:5.31 ' 1/B" = 1'-0" A D '-1" n.o mJ n'-7" (5.4 mJ / ·' 0 L-,:j ~ ~, ' 1~.'i ~ -.1 ~ ..:i e. C, ' • ,i ll d -:, ~ ·"· ~~•-·· M·- ' ·;,. .. • ~'"fyl I :; ~ pet.1 ,Itf• -9 - Cl , < r BONJ&RH MATl:RIAL LEGEND , MA~AL COLOR '.Fl· FLASJ.jlNG DARK GREY _'GR• GUARD/RAILING Wi-llTE AWMlt-lJM 4" PICKET6 ,Tfl :FA TRIM I FA6clA DARl".GRE'T° :ct 6" MARDI &!DING OW1015 C2 i&" I-IAROI &IDING BUJE ·,C, 611 WAU. &H1NGL.E6 RED C4 011 WAll. &+-1\NGLEe BUJE :cs I&" WAU. $,IINGL.Ee. SW 1015' vs: VERTICAL BA TTEN6 RED BR BfclCK DARK GREY HPI I-IARDI PANEL OW 101!> HP2 MARCI PANEL euE HP3 I-IARDI PANEL RED WtNOOW&•DOOfQ8 ""'"" °" OVER HEAD DOOR DARK GRE'f ,As AaPl-lALT &MlNGLE& DARK GR£'( MR METAL F<OOF DARK GREY NOTE , COLOURE, f'R:OM 6~1N Wlll.lAM6 UNLESS. NOTEO ·~---- C, l --. I I ' I I ' 160----=-i• ~a-:135 r,; ---am OJD D D =i lIED LJ DOUGLASR. JOHNSON ARCHITECT LTD. #.l/4-'Jtll Wl:,I .ll<l/.:,J. IM!rn V~IICIJUV(R. BC ¥7P SP9 As lndlcaled DP-5.31 4 " DP-5.41 2 'DP-5.41 ! t ~-:tzriJ1;1' -j T12'' -I f- l .--;~g;~,.. I ,/' ,w'-.!t;;g".\!<" -' EAST ELEVATION 1/8" = 1'-0" 15'-0" (4.6 m) l:3'-0" (4,o 1!1i> ~:I ~. t",'-, ? ~ ~-: ·, 1" l '-~ ""' ·-: 2 JL -----""'<--""'<--..... -'---==:::...==-__; __ ,_ • ~ WEST ELEVATION ,,a;. ,·.o· • 0 cl =c~ "Q ' • cl j Q .,_ ;I ,VB VB 1~-·-~ 11!"!~-o· '4~i "' L VO ii ~ .I .,,. •• .~~;v._ r·j, I i 1=·~~~ . ...,,, . f • ~~~ . F-IR;: '11· '!'7 F'Si'=ar;----JFA MA><. SUtlDING I-IEIGI-IT / ,.,,._.,. 4i:'-="' .IW·~,,· "@:€" 12· 7 ~ __ ..1,_,,f~-4·-=-+<£··[~-:::=~·-=i:!::1-:-=-=-~;;,,;:~~~=-•=~==.,__---'r--__,,-.,., ______ fiJU': 'l~~~J~e~}i .., 11....,.·"b• 11,,_t.,-• iil'::>l'-5"·; OP-5.41 , NORTH ELEVATION 1/8" = 1'-0" ;~~.00 ~ BOM.J& RM al\.:O II 1~:,20 ~ AVG, GfcADE DAnJM POINT AVG. GRADE DATUM POINT Pi!U1 F;~~-'~ ... I BONUS RM LEVE!. 4 OP-5.4 1 SOUTH ELEVATION 1/6" • 1'-0" [, L 1 ! MATERIAL LEGEND , MATEFllAL COLOIO FL Fl...A&l-llNG DARK GREY :GA, GUARO/AAILING WJ-IITE ALUMIM.IM 4" PICKET& :TR· . FA: TRIM / FA6CIA DA~ GREY C1 "'M I-IAROI e1D1NG &W 1015 ,c:r 1,• J.IAIQDI &IDING BLUE c, &" WALL &I-IINGLE6 IOED C4:-ID" WALL ~INGil.E& BLUE cs·. &" WALL 6H1NGL.E6 6W 1015 VB Y~T!CAL BATI"EN6 IOED BR. BIOICK DARK GREY HP1 I-IARDI PANEL 6W 1015 HP2 I-IAFIDI PANEL BLUE HP3 MARDI PAMEL IOED WINDOLIJ6 4 DOOf,i!:6 U><ITE :oH, ova.: I-IEAO DOOR DARK~ AS:-ASPI-IAL T c»-llNGL.ES DARK~ MR METAL ROOF DARK GREY NOTE: COLOUR& FROM 6141:FlWIN WIU..lAM& UNJ..Ees NOTED iii c:: Cl Q CJ eoNIJ& ION mm -~ ---tiEll I] ~ =:J =:J 2] =:I i....: X w DOUGLASR. JOHNSON ARCHITECT LTD . #.'.>/4-Y01 WlSI .'.>IW.SI MORTH VAIICOUVER, BC V7P 3P9 l, As indicated DP-5.41 to• X io" COWMN ·-4-' -., :1 iC:: ; ·1 ~ l I I ,r I .} ·')< a !: '", • 0 ci 0 ci .,,, . I"' 11 -1_--=11 __,1 I\;= -Ji ~ _.,; I·_.,;; c,a· ~ .,. ~":?~•;:·-=-'""-'" __ ....:.::_ _ _;_~=•r:.1G$=,=ci;:...__..,1;.sL.....=-l:.r __ ...::,e::...;=....:=----:;_-----':...'·--"'-,::J:,,'!=Ji.-==----===I, __ =c.;i;::::•"7::,.r~-:.·;::~:::.... __ ,i,__.:'-._ ____________ _ ~~~rl ~ I 1 EAST ELEVATION •OP-5.51 1/8" = 1"-0" 1 '-' ,r ··':" -·-=--~.- _;._ PA . .-,. -tlt•!ti'~;~ ' t 6, -· ~) ~ .~F~~!. ' ~ I . Jt11 a 1.· _c, I ,:Si 1 li';i 11 / Q -I l l [Q . J )l' " J . c,. l l .... I "' - - cl ~, • ~ .,, l 2 '-g • I, ~ j i ,-• ,:; -------->.----'=-===-::,• ::,-,-c:__• ~~--.·ccL=,;..:..:~=e<,":..:;:;==-'·-'»='-.:_';.._I -CF-,--.-.-• ~ lla--'.l.;;_ __ ,.,.__~.....,;:""'~r ~.~-'\, 2 WEST ELEVATION DP•S.51 11s·~ N r DP-5.51 , NORTH ELEVATION 1/8" = 1'-0" C .. ~!I-· 48,90 AVG. GRADE: OAT\JM POINT -,_ MAX. BUlLOING 1-!EIGl-ff AVG. GRADE OAlUM POINT '60·•· \ ~~~' :~~ ~~~-~~ li&0'-11" 4'!:~"l SONU6 RM LEVEL 4 DP-5.51 SOUTH ELEVATION 1/8" = 1'-0" A a Cl s "' MATERIAL LEGEND , MAlERIAL COl.OR FL. FlA""I""' OAFiK GREY' .'GR, GUARD/RAILING WMITE AUJMIMJM 4• PICKETe TR. FA,' TRIM / FA6GIA DARK G~EY Ct o• MARDI &ICING 6W 1015 -~ 6° i-lA~l EilDING ewe C3 •• IIIJAL.L 6i-llf'>t11..£6 IOED :C4 6" WAU. 61-1\~LE& BWE cs; 6" WALL 6l-llNGL..E6 ew 101s VB VERTICAL a.A TT'EN6 ""° BA e,-i:1cK DARK GREY HPI I-IARDI PANEL e,w 1015' HP2 I-IARDI PANEL BWE HP3 1-!ARDI PANEL RED WINDOW&•DOOfie W>ll:E OH: OVErl MEAD DOOR DARK GREY' AS A6PI-IAL T e+l1NGL..E6 DARK GREY MR METAL ROOF DARKGREY NOTE 1 COL0JR6 ~OM l:n-l~WIN WILLIAMS UN.LE&& NOTED C Cl .lc>O'-~" :~-~~ IIIIJ -El ---~ [IlJ ~ LJ D w - I I ~ X w DOUGLASR. JOHNSON ARCHITECT LTD. P.t/'1--!!UI wt:,1 .ll(l1.:,r, lluP.iH Y~IIC(I\JVER. BC Y7P ;p A$1ni;lk:atod DP-5.51 ~,.,. ,._ II. "· [4 6- !,Di. .!=._r <F> • '~T "" m\1 ? • --~ = --~ ! _c, ~r "".;.; -f. If', I ~ . 'cu-Jl -~1i1,~ I -~;;1,Ji ~~ r 1 ',.;"::.. __ • -'3.:= ____ .,_~~------✓---1'-0'->· ------' ---. ~fJa:JGRADE-tU),? _,.~•-1~_-, -:~ , ·, EAST ELEVATION DP-5.61 ' 1/8" = 1"-0"' ' ., ~ !I' .. , ,l Q C l l • " g l i,, ~ ~ 9 ll • ti 9 -~ ,. ~·-tr- -ci.'..11 2 WEST ELEVATION ---~-------DP·5•61 1/8"' = 1'-0"' a NOTE: 1-lARDI PA),,EL WITl-l RAl&EI> PATTERN OF 3,5" 1-fARO llillM <PAINTED) -- T ... 0,'10 111 --!!---~ ~, ~-.MR - ,_. "" I I --1 Ll'-.,.._ 1!§ 1)1 -"'I j -~ ~ ~ 'Pl' :J ~ I •Fi JI fR , .. r-·-. ~ : --.,Jc, --,I ------~ '.!__. =•,L. =----t'r.l. B BONIJ& RM l.EYEL-- MAX. SUILOIP'>t:ii MT. - C ~ , w1NOoW aox -- Wt-1\TE AUJMINIUM TYP. r -., -------~,_.-------\.___--·-- ~ ~ -:i., • 0 Ii 'l ll ' • I -~··, -I ~ -' .i 1 4f ~~~='=':,;,,t)I i 'L -fM.6t~---·•~ • -~~ --~rr.~- .---::· ---tC"; i=: .. C C .,1t, .[ ! AVG, GRADE _, ,,. 2 ~ , .. ~ TR j --, .. 1&!3'-it ~ ~ I_ ·i , .. 1 .: , ,•~-/ j4~.14~ _________ .,,,,~_,,.., ___ _,,~,--.:.• -J-i:•;:"'":::· ;;;;;;;:;:;;;;;:;;.;:;;:; ' . ' ~. ;, ~.,"'"==="'="'=~ .. :~ ~ ~';~ -_I Cl .... _ ~----- 3 , SOUTH ELEVATION DP-5.61 • -ffB" = 1~:o" --- AYG. GRADE DATIJM MNT _,_,. atU,11 : / AYG. GFl.ADE / ~--,:_ eo~ IQ.M DATIJM POINT --4 .~ r., NORTH ELEVATION 1DP-"s:s,·--1,a~ ~ 1·-0· ---~~~ft " _ _j -1 pf l·g C: lei· r' § 11 I 11'el! -c: r·•1•r~ ~;( .. Ii·½'· Cl '· -l·;-9r r, • B01'1J6 RM MATERIAL LEGEND 1 MATERIAL COLOR FL\ FLA&+-IING DARK GREY' GR· GUARD~ILING WI-UTE AL.UHINUN ~" PICKETe. { TA:,: FA, TRIM I FASCIA DARK GREY c, &" 1-lA~ &IDING 6W 101!1 ·c2: 6" ...iAROI &ICING 6UJE ·"" &" WAU.. SHJNCi~ REP C4:, &" WAU.. 61-llNOLE& 6LlJE cs &" WALL 6HINGLE6 e.w 1015 'VB VEFll1CAL BA TTEN6 RED ·.BR SRICK DARK GREY HP1 1-lARDI PANEL e,w101s HP2 1-lARCI PANEL 6UJE HP3 1-!ARCI PANEL REP WINDOW6 4 DOOFi!B Wl<ITE o'Ql-l OYER I-IEAO OOOR OARK GREY '.AS A&~T~ DARK GREY MR METAL IQOOF DARK GREY NOTE, COLOUR& Ffi!OM 6HERWIN UAU..IAHf, UNL.E&6 NOTED -. " 'l i C i 5' -D\.;. -.i q ' C b l Q 1 "' . : q ' C si 1 Q ~ •i 0-:, C ~ ., --El ---~ Ill :__J =i n ~ n i-..: X w DOUGLASR. JOHNSON ARCHITECT LTD . f.)14-!101 \'ll:.t l~O.:.I IIURIH V~IICOUVER. ec V7P ;pg As lndicaled 'DP-5.61 [ .. ___1___ -~§S! E_l,EVATION DP-5.71 • 1/8• ~ 1•-0· -=--f 2 , EAST ELEVATION 'DP-5,71 . 1/ff• = 1'-o•• ••• - 3 SOUTH ELEVATION •DP-5.71 1 /ff'= 1'-o•• ·1 1s,'-o" (4.6 ,n) •· I .. Q ~ ·""";;..,...,...:._c;c:.,;. ~ ~ I . ~I) . ~--- "-. --,;• . I f • • ·~I 1]J:-~ 1·12[ ~c,,,-~ =F: I 11 lft,IOTE : WINDOW BOX- I Wl-llTE ALUMlNlUM rep. .. MAX. BUILDING MT. ~---.L....-----------=;~:::-.-~-----;-----., I . ---· .. 0 d ~ '"" • ~ :9 !l • 0 <'.! ~ . <c ~ ' l . "": •r d I .• ,i, : ri . ,. ,.: "-r 2 ,. c:,• ~ { ~ _," -) ... --eoNU6 RM LEVEL J " • .. :! " ,· li . ~-(.~;-~ •• I I -1-~----~ ....... ~ • -.:-r: .. --i:-::.:;:p:b .~--h.-:--:....::;-=·==;_;::c.::.'_ ....... __ .....,-_,, .. ,_FlRSTF!:-.~~~~~tcf:~ > ' AVG.GRADE DATUM POINT \ AVG. GRADE DATUM POINT 1 ., ~ q " ~ ,., 'ii Q e 9 II ? ' ~ ? q ~ C! ~ 1 1 ~ ~ 4 NORTH ELEVATION •□P-5 •. 71 ' 1/S•• = 1•-0•• •t 0 I --· ?i ~ I -~, .. q e b \l i Q ! ~· .;1 _,_ w.; ·I q I <'.!· ,o. ~! ~..,,:'j • \ ·i1 _, R. • .. Cl • I •:1 1 ~ ;]_l ; " -"e·1 ~ (:1 ~1 r,, S01'LI& RM MATERIAL LEGEND , NATERlAL COLOR :FL FLA&WINGr DARK GREY' GR GUARO/Fi!AILlNG WI-IITE ALUMINUM 4" PICKET& 'TR ,·.FA TF!IM / FASCIA DARK GREY c, 6" MARDI SIDING &UJ 1015- .-'C2: '=>" HARDI SIDING SLUE ,:C3 6" WALL &MINGLE6 RED C4 6" WALL &WINGL...E6 6LUE :cs· 6" WALL &HINGL.E6 ew 101s, VB VERTICAL BATTENS RED :BR BF,?ICK DARK GREY HP1 HARDI PANEL SW,OIS, HP2 +-IARDI PANEL BLUE HP3 l--lAROI PANEL RED WINDOW& f DOOR& WHITE OH OVER HEAD DOOR DAF-1:K GRE"'f ·As:· A6Pl--lALT 6+-IINGL.E& DARK GREY MR METAL ROOF DA~ GREY NOTE, COLOUR& FROM &HERUlN WIU.1AM6 UNI..ES& NOTED e -~J ..., -~ ... ' -r~ [. T~ ·O ~··~ I I • • c ;I ~-·-i1 TT 1k J,q. ;J~ 160'-1 ; ~-~~i llffll -~ ---~ DII i C r ~ C ~ X w DOUGLA R. JOHNSON ARCHITE CT LTD. M.!>1•-\/UI w~:,I -SMU.:it • IIVRIH l'~IICOll~EP., BC VIP ;pg "L~ As indicated DP-5.71 WEST ELEVATION DP-5,81 1/8": 1"-0" 2 EAST ELEVATION DP-5.31 1/8" = 1'-0" SOUTH ELEVATION '.: --' q " lo I '"" • q ~ • ~ ~ ' il ~ 3 ~ 'll ' il l ~ ~ ' ~-- •·-.c •• COLUMN AVG.GAADE ---NOTE: l-1AFi!DI PANEL Wl'TJ,I RAl6ED PATTERN OF 3.5" I-IAJQD ~IN (PA\NTEDJ C " I ·NOTE, WiMDO:V BOX Wl-llTE ALUMINUM TYF. MAX. 6UILDING I-IT. ,-----L----~-;-=~,l:-..,.--=-.... -'-----_-=--:;-----.- 1 .• ,, • . -_; I'' .;..,..I! il ·~-i.-t ... = ' -AVG, GRADE DAl'UM POINT \ AVG. GRADE t)An..1 POINT •"' ' <!! c,, -.JA - --BOMJSRM LEVEL ~--,--UISCFC~n.>O ._ ,., I\, ---I!<)'. r-~'(i,,,., ':J • ;i"< ~I :i, •'),. • ~ ·9 Q " • ., 0 L c !, l •' ~ ~ fi ;.ii J i~ I !l p ). il q C ~ 2 I ~--'· ' It'· • fu:iJn~i ~ ~ ""· I~ '! .!.. > ' 4 NORTH ELEVATION MATERIAL LEGEND , MATEFi!IAL COLOR Fi. ,LA_ DARK GREY GR Ci'~ WI-HTE ALUHl1'1J1'1 4• PIGKET6 TR. FA 1'1,!N / 1¼6C!A OAFiK GiiEY c, •• 1-t,ARC,f ~ ew10e; ~ e· AA~i a;oo.iO BLUE :CJ; o• WALL &M:NGLE& RED :ci\ ,e,," WAU. ~INGL.ES BUE -~> ••W.ALL.W~ 6W1015 VB': VERTICAL BA TTEN5 RED :sR. BRIC,C:: DARK GREY HP1 1-lARDI PA1'1EL ew 1015 .HP2 1-lAROl PANEL BL.LE HP3 1-lARDI PANEL RED WlN.00.ll& 4 000~ ""''lE :oH OYER 1-JEAD DOOR DAFi!K GREY :~: AePI-IAL T &MINGLE6 DARK GREY MR METAL ROOF OARK GRE'Y NOTE, COLOU!Qe, FROM &!-!ERWIN Wlll.lAM& UNI...Ee& NOTe;:o " c; --= -----~ ,.. :r ·~ 4"• ·a ,, Cl• Tl!, ., r Cl I SOM.I& RM- {!jffl -El ---[BB lT] D ! I [_J fo:d D -- i--: X w DOUGL R. JOHNSON ARCHITECT LTD. 1.514-~U I WlSI .5t<U.St. UORTH V~IICO\WCR. 9C VlP .lPi As indicated DP-5.81 4 WEST ELEVATION '0P·5.9I 1/8" = 1'·0" 2 EAST ELEVATION OP•S.SI 1/8" = 1'·0" " I ,l r; li! i ' •' ~ ,_ -.. , • Q ci j ll ' • 0 ri j Q -'\-·' d ~ . -. I ·; r4 ~;.1 'il ' {, 0 r"' ';j !ii. I ,Q 11 I _Hl, .t-A..=,;,-1:"+,Cl ~~"~ 3 , SOUTH ELEVATION DP·S.91 118" -1·-0· i.o,' .. T -~ /l!ii'-,· ~, A 12· l--Y4" . --. l i:.- ;.-:-. ., itl -~ ·-=1 "' .,,. • 0 ri ' '.9 Q ,l ' r; • l! q ~ <'.! i ' • d ~ ;-i--'--.,,..__,.,,-..,._---'-F~r ~~,r~-4_, i "'°'·T \ i"~~ P.lo!!.'•$· ·:...o.,.. -eoNU6 RM LE.VE!. 4 , •• TMIF<D ~OOR UN 31-33 •-; (!14.9':IJleo' -s" NORTH ELEVATION •DP-5.91 1/8" = 1 '-0" MAX. eu1lNG J-IEIG~ r Cl _ " Cl AVG. GRADE DAl\JM POINT MATERIAL LEGEND , MA'T'ERIAL COi.OR ,:FL FLA61-llNG DARK GREY ~ GUAFW/RAILJNG Wl4\TE ALUMIMJM 4" F"ICl<ET6 TR: FA· TRIM / F.46CIA DARK GREY Cl &" MARDI SIDING SW 70l5 c 2 &" MARDI S-IDING EILIE ·c3_, 6" WALL SMJNGLE6 = •,c4 &" WAU. &HJNGLE& eUE cs·: &" WALL &MINGLE& ew101s ::vB, YEFi!TICAL 6A li'ENS = BR BRICK DARK GREY HP1 l-4ARDI PA/'E... SW 7015 HP2 MARDI PAl'S. eLUE HP3 MARDI PANEL RED WINOOW6 4 DOOfiB WHITE OH: OYER MEAD COOR DARK GREY ·.AS AePMAL T &J-IINGL.EB DARK GREY ~~) METAL ROOF DARK GREY NOTE , COJ._OIJf.!5 R-!OM &MERWIN Will.JAM& UNJ..ESS NOTI:D El ? ' ' ;.. ~ -,.. "4' • l~ ~ " l • lr ' g • 0 ... ri i ci '9 ·g -' • ~ " " (! j ~ ' ' ~~ .. .. ~J'I AVG. GRADE DATUM POINT --El ---!rm lil ~ LJ u !@El :J -- r-= X LU DOUGLASR JOHNSON ARCHITECT LTD. f S/d-9U I IYl:,t .)l(U.SI. IIO~TH VJ IICOUVE~. BC v P ll' As h,cllcared DP-5.91 4 ,<:, i I< ~ ~ -~ = (""_.--~·1r:... ·•· --...J;.--:=1~-:,.1!-.:_ ~L-- ~-1, 1tbw T -\.. I .c,:•: , ... ~,1 lf t . ;,r~ --4 L-~ _I;__ ~---i--,..,. ... -------,------~-- ... ~.n ;t ~ 1~ I ri&a·-e" : AVG. GRADE--I .n ~:l·~ l .. " ~ ~ - . . EAST ELEVATION DP-5.101; 1/B" = 1·-0· . . g . ._ SECOND FL00/0· UN ·-~ l r. <s1.'34J nc5' -~-- ~ FIRST _FLOO~~N .33-300 .. ' (49.2) IIOI' • 5" '-~-2 --" WEST ELEVATION DP-5.101' 1/8" = 1'·0" .,. ;/-/ ~ " •• , ' ~ I j ~ ! ! • ~ i g / I ~ ~ .. NoTE, I-IARDI PANEL UKTI-I RAl&ED , PATTERN OF 3.5" I-IARD TRIM t'PAlNTEDJ --' BON!JS RM LEVEL MAX. el.JILDINC:r I-IT~ r (2 NOTE , WINDOW BOX WHITE ALUMINIUM ITY"PICAU l ~' ~-c.=c=:-::=:----c,.=-==,;-'.!':==-~ I T l I i .. ,, i ii rit ---.1-1------'>>,,--->>,,.,--->.,·,,....-~-1-f"·,-·-'·~-""•~;;;;~;;...;.;.~-;:::::::,:.:.: ;:;-~-•• ~ .... -=-,b~k =~====:.:•·,..='.:."-"".:;::r~:;~ .. t ~~~MG~~ -r AVG. GRADE / li6,j•:;.;-I eoNUe. RM DATUM POINT 3 SOUTH ELEVATION 4s.:o-.l DP-5.101' 1/8" = 1'·0" & .. NORTH ELEVATION DP-5.101 1/8" = 1'-0" i i ·'l.. I ~, • Q 0 MA'TERIAL LEGEND , MAlERIAL COLOSI FL FL.A&l-llNG DARK GREY GR· GUARD/RAILING Wl41TE ALUMINUM 4" PICKET'S ::TR_ )'=A: TRIM / FA&CIA DARK GREY :E_! 6" I-IARDI SIDING ew 101~ C2 "M MARDI BIDING BUJE c:,· ·/C ~~!.S& """ ·C4 .. io" WALJ.. ~INGL.E5 BUlE :cs· '-" WAU. e.l-llNGLE5 e,w 1015 ·VB· Y~TICAL. BATTEN6 """ ··BA;-BRICK DA~GREY ~~ I-IARDI PANEi.. e,w101s ~ I-IARDI PANEL SLUE HP3 MARDI PANEL /OED WINDOW6 4 DOOR& WI-IITE 'OH: OYER MEAD COOR DARK.~ :AS·: A6PJ-/ALT e+-IINGLE& DARK GREY :MA METAL FWOF DARK GREY NOTE: GGILoUFiB ~M ~N WILLIAM& UNL..E6S NOTED B -IIIl1I -§ ---ffilil5ll [Ilj D D C fil?J .. C: - .',I f---'. >< w DOUGL-\. R. JOHNSON ARCIIlTECT LTD. #..)14-YU I Vlt~I .ll-lU.~1- llORTll V~IICOUV(P., SC V P 3P9 ,,,t:: As indicated DP-5.101 6 , .. ,,. .-,. . • a- ,, T I T ,._. ---;;.,. ------~ , 1 EAST ELEVATION bP-s.,,,:1 1te"=1·-o·-~- • 6ECO~D FLOOR-~N 30-42 .----. (Sl.~J 170'-!>" ). ·" ~ ~, ' cl 12' •. f:i I ! I ~- I -·~A ' ..,. ! -'!- __ ____,J.,.. --'---------<-'--'"cc'-L BOMJ6 RM L.EYEL 2 , WEST ELEVATION DP-5,111 1/8" = 1 '-0" r SOUTH ELEVATION OP-5,111 , 1/B" = 1·-0· !M'•rt" 7:ii:ua ~-/~~:) BONU& RM ~·•11"1 '4:u • • NOTE , "'""'°" eox ~~• Wl•IITE ALUHINI\JM 46,.9;'! (TTPICAU e ,,. ... iii I. "'! ,;,. I ....., -r-"~~ -,-.1 I - ''"'·II" .,,,,.. 15t1•.ft· ~,a'i111 ,u ' I I fi. ii, . f.:.. ·- . - "' -~. I NOTE, I-IARDl PANEL Win-I RAl&ED PATTERN OF 3.~" HAfiO TRIM (F'AINTED) ... , .. ..,._ __ -~ .. 4·1l,-~ -::.F_.;,.....::..ve ~, ,'ii I Ii lM.'---.... .,.,.," ,.,"';;..y <ill™f!I " 1 ca, fPt: f .M"..ft__. .as,:~_n 9 •,6· ~~ "il ,, g ~ ·-· ~ .,,, j _.,. _,.;_ I , " "il'- i ., -~, "il 0 d i) 2 ' • 0 e i) 2 'il 'l- I ~ i) ... 4 NORTH ELEVATION DP-5.111 1/8" = 1 '-0" C B 12" .. .,, ..: ~ a r~ "' ,,. li I _- •'--, L ........... .;:,,.. -,..~--ie--. :--:.,·~--,..·~ ---- :60"·~ .• •"-'»~ AVl'j:GRACE ,,_."NM..,.,, A / I • ll Cl Cl Cl' BONU& RM MATERIAL LEGEND , MA'TEQIAL COLOR Fl FLA&I-IING DARK GREY G1' GUARD/RAILING WJ.llTE AUJMINUM 4" P!CKET .!._~ -~ TRIM I FASCIA DA!-!:K GREY .. Ci &" 1-lA~ SIDING 6W 101~ "C2 "" I-IARDI SIDING BLUE ,CJ· "" WALL 6HIMGLE6 RED ·C4· &" WALL &-IIN::il.E& SLUE :'Ci· •• WAU. ~IN6LE6 &W7015 VB VERTICAL BA TTENe RED !.~: SRJCK DAFi!K GREY' -HP, 1-lARDI PANEL e,w 101~ ,Hfl2 I-IARDI PANEL BLUE HP3 I-IARDI PANEL RED WINDOW6 ◄ DOOR6 WHITE :OH: OY~ 1-EAD COOR DARK GREY' -:AS J.IIPl-&AL'l ~NOl.!!5i DARK GREY -~~ METAL Fi!OOF DAFlKGRET' NOTE I COLOU~& FRON 61-i~WIN WIU..IAMe UNLE&& NOTED NAX. BUILDING MEIGMT !hl'-5" ~20_'.'.] AYG. GRADE DATUM POlNT / I ~ i [Il] -t-=/ ---~ (TI] ~ I I l_J ED L-1 - 0 ~ OJ <i I-(f) zz 20 T""" I- T""" <( '> <9w z _J 0W _J • -1-:::, X ,: OJ w DOUGLASR. JOHNSON ARCHITECT LTD. fl'.)/t.-'$U I \Vl~I .)HU.:il. rroP.TH V,:JICOUY[P., BC y;p SP~ As indicated DP-5.111 ! t t -~ I I I I : I ! ! I 1 EAST ELEVATION DP-5.121 . 1/8"= 1'-0" • ~ ~,J::;':~~N 4>-A~ g 1_ 2_ , . ."."!_E~T ELEVATION bP-5.121-' 1/8" • 1•-0· ' --. I o t! :. ... , • 0 ,:i / -> AVG. GRAOE DATUM POINT . ~ ' SOUTH ELEVATION DP-5.121 1/8" = 1 '-0" ' 0 d " ~-, 'il q (! ~ ' .. ' e BOMJ& RM LEYEl. - AYU. GP'cACE I DA 'NM F'Oll'{T-- 'AS . L WINDOW BOX WI-IITE ALUM\NlUM -1 · -~!_~-J ~ - ~ -J- , I.J I :i • .. 12' 4· . -~, ::. ... .!i.:, ,_-~::. • "..•":1(.1 4 NORTH ELEVATION DP-s.121' • ,1a"'°~ 1·-0" '!,. n ' :. .• • • q ll 'l il • -"'i i •• ~ ~ ~I ., !l r; " "")II •• COLUMN AVG, GRADE " B AS ··t .. ,_ .. o \- A / / I j I , {J.' .,§1 § ~t I~ ''h'',, '·-:1'·'-"E ,, ,;.. ~ . ~ . BOf'IJ&RH MATERIAL LEGEND , NA~IAL COLOR 'FL FLA&l<IN<> DARK GREY GR GUARD/RAILINI::. Wl-llT'E <AUJMINIUH 4" PICKETJ IB\'FA TR M / FA6CIA DARIC:: GFt.EY _.Cl D" HARDI 6IDINr:ai 6W 1015 c2· &" MARDI &!DING BLUE c, 6" WALL &l-llNGLE6 RED :c4 6" WAL.L &HINGLE& BLUE cs·: c,• WALL &MINGLE& 5W 1015 VB: ~TICAL 19ATlcN5 RED BA., BRICK DARK GREY HP1 1-!AROI PANa. 6W 101S HP2 HARDI PANB. BLUE HP3 1-lARDI PANS.. RED WINOOWe 4 DOOR6 Wl<ITE :01-1 OVEJQ. MEAO DOOR DARK GREY ,A~.1 A&PMAL T 61-ilNGLE& OAAK GRE"'T' ·.MR METAL ROOF DAAKG~ NOTE , COLOUR6 ~OM 6J-/E:RWtN IULLIAM& UNLE55 NOTED ~•~'f'll.lft.1 t 24'-3" (1.4 ri) -,r ., ' : 1%'-=-io" I(~~~ g ! ~ ! ~$~~~ .. ~':,. - .:1 q ! e! ~ i • ' ~ i ~ ~ i:,;:.::, .,, 0 .. ;;; :,v 0 I e :ll :9 i Q jf,,Eeot,0 ~OOR> uw: ~'l,-,&6 .. .. i .,,,, . , ..... .,,., ti ~ ~ I > < , < ! P'fRbT F!:_%.f.~~~ j!t; ., i 11!!!!!11 IIT:] -CJ ~ -111111 Im,ll OOil CJ c::::::J c::::::J 1.·.:•,:,:1 CJ i--: X w DOUGLASR. JOHNSON ARCHITECT LTD. #.)/4-:101 Wt'.>! .\~U.'.>t, llvRll! VMICOOVER. ec V7P ll'9 ,~: r As indicated DP-5.121 , 1 COl.91,!Ag0 WEST ELEVATION COLOURED EAST ELEVATION 232ND 2 STREE_T SIDE _ 3 ., .Q_Q_LQ!,l_RED §QUTH EL!c._V_~tlQN 4 _QOLQURE(l N_QRTHg.EV~TION MATERIAi. LEGEND , MATElilAL COLOR ~~-: FLA&I-IING DARK GREY GR GIJARDn;iAlLING Wl-llTE ALUMINUM 4" PICKET6 'TR FA TlQIM / FA6C1A DARK GREY' P~, 6" MARDI SIDING ew 1015 ,c2 &" 14ARCI SIDING BUJE :ca': 6" WAU.. &MINGLES ><ED ·C4 lb" WAU.. 6!-IINGiLE6 BUJE cs: 6" WALL 6MINGL.E5 ew 1015 , VB VERTICAL .eA TIEN& ><ED ·eR: BRICK DARKGREY ~1 MARDI PANEL .., 10& HP2 1-lAIQDI PANEL BLUE :HP3 1-lARDI PANEL ><ED WINDOWS ~ DOORS Wl-llTc OH OYER 14EAD DOOR DARKGREY AS· A&PM,.ll.T l'ii-,t»i:5!..EI DARKGRE'I'" MR METAL ROOF DARK GRE'T' NOTE, COLOUR& FRON &l-l~IN WIU..IAMe UNJ.E~ NOTED nm -EJ ---~ rnn H!a I I LJ [TI -D 'i ~ ~'I· I Ii\ ·' ~!f II ',& ~l!i ~;n /f U.i! /fi;~ ~ f lttH 113-6 5 -,,.. "' .. 0 w 0: :) g 0 u Cl) T-z 'o (9_ Zl--c:i:: o> :::!w :) _j OJW DO()GLA R. JOHNSON ARCIIlTECT LTD. /1..)/1.-90 I WL'!>I .)KU.'!)1. lluP.fH V~IIC\)!IVEft. BC V P ~P9 As indicated DP-5.12 4 , 1 ,_Q_OLOURED WEST ELEVATION COLOURED 232ND STF!EET EAST , 2; §LEV_A_l}QN _ MATERIAL LEGEND , MATERIAL COLOR 'FL Fl.A8!<lNG DARK~ ."GR' GUARO/Fi!AILING-Wl41TE AUJNINUM 4" PICKET TR FA TRIM / FAsctA DA~~ ~✓ h ~ I-IARDI 6JDING ew ,ois 'C2 o" 1-lARDI 6ID!NG BLUE -c3· &" WALL 6+-IINGL.E:& RED ·c, o• WALL &4-llNCiLE6 BLLE ·:Cs:-6" WALL 6+-IINGL.E& 6W 10IS ·VB VERTICAL BATTEN& RED :BR: 13RICK DARKG~ HP1 I-IARDI PANEL 6W 7015 -~2 MAFIDI PANEL BLUE ·HP3 1-lARDJ PANEL RED WINDOWe 4 DOORS Wf<ITE OH OYER MEAD DOOR DARK GREY AS A6Pl-lAL T ~INCil.E6 DARK GR.ET' MR METAL F!:OOF DARK GREY" NOTE I COu:;,IJ'R6 moM &l-la,&JIN WtLL!AM6 UNL.EaS NOTI:D 4 CQLOURED NQR_TH Elg_VATl9!:J ifflTI -E=I ---li!Sl5lSll ODD ~ L._. CJ ~ CJ 0 w a:: :::, g 0 u (f) C\J z 'o (.'.)_ ZI--<( o> =::! w :::, _j COW DOUGL R. JOHNSON ARCHITECT LTD. #.H~-!101 Wl l>I ,ll(U,l,I. IIORIH V~IICWV£R. 8C ViP 5P ~ Indicated DP-5.22 4 ,,.,..- . 1 , COLOURED WEST ELEVATION _ COLOURED EAST ELEVATION 232ND 2 .?!.f1_E'ET_S_(DE 3 COLOURED SOUTH ELEVATION 4. CQLOURE,:D NORTf:l_ELEV'ATIO_N MATERIAL l..EC:.END , MATEF<:lAL COLOR FL FLAl?MING DARl<GREY GA GUARDl~ILING WI-IITE AL.UMlt-LIM 4" PlCl<ETS TA·, FA, ~IM / FA6CIA DA~K GREY C1 t:,• 1-lA~I elDING 6W 1015 C2 6" MARDI 61DiNG BUJE ;CJ h u WA.Li. 64-llNGL.E& RED C4: 6" WAL.l.. 5MIN61..E5 BLUE cs· 6" WAL!. ~INGLE5 6W 10IS VB Ye;iTlCAL BATTENS RED BA BRICK DARK, GREY HP1 MARDI PANEL &W 101~ HP2 1-lARDI PANEL BLUE HP3 I-IA~! PANEL RED WINDOJ.I& 4 DOORS U><ITE OH OYER I-IEAD DOOR DAfcK GREY :AS AsP!-IAL T &..ilNGLES DAW::, GREY :MR METAL ROOF DARK GREY NOTE: COLOUIQ.B FROM 61-l~N WILl..lAM& UNLE6e NOTED o:rm -Q ---~ 1 l 111 D D D l'T:] _ .... [_J z I ~ ill Q • §li .,tJ1~· ,11(~ "I" i . :n uu 1 'jj > ~,t.u r u ,!I ti~.5 I I 0 w a: => 0 ....J 0 0 Cf) ,MZ 1~60 ' z f- 1 o <C ._J> ,-w I -=:) ....J CDW DOUGLA R JOHNSON ARCffi'TECT LTD. Ul•-~OI \Yt:>1 Sf<U.~•. llul!'TM V>IICOIJVEP.. IIC V7P SP<l As lnc10a1ed DP-5.32 ~ ~-----------------------------------------------=~=========:..J:e MATERIAL LEGEND, MATERIAL COLOR FL FLA&+-IING DARK GREY GR GUARD/RAILING WI-IITE ALUMll'IJM 4" PICKET6 f'A:, FA,' ~IH / FA6C1A DARK6REY c, o• I-IARDI 61D!NG 5W 101!5, c, lo" I-IARDI SIDING BLUE c, D" WALL &l-4JNGLE& RED C<i &" WALL &l-llNGL.E6 BLLE cs D" W.4.LL &MINGL.E!t 6W 1015 VB VERTICAL BATTEN& RED BR BRICK DARK GREY •HP1 I-IAROI PANEL S.W 1015 l 1 : COLOURED EAST ELEVATION HP2 MARDI PANEL BLUE ·HP3 I-IAROI PANEL RED WINOOW5 f COORS WHITE :OH OVER I-IEAD DOOR DARK GREY AS A&Pf.lALT &MINGLE& OAFZI< GREY MR METAL IQOOF DARIC GREY NOTE, COLOURS FROM &I-IERWIN WIUJAH6 UNLE6& NOTED , 2 .' COI.OUflED WEST ELEVATION_ 4 COLOl,JBED SOl,ITH EL_§Vf\!ION ITTTI1 -~ ---~ I] ~ D □ tr] ' =:] ,, I·~· 1.;_;I lu1· '.:O Ii: u {· ~I~ h&'l's. ~!~H ' 1111! I iil ~l i1i f1f1 9 t S6 -i:-1 :..=.•1 -h flt. .. DOUGLASR. JOHNSON ARCHITECT LTD. #j/4-~Ul Wl:,I j~LJ.,t. lluRTH 'IAMCl)UVEP., BC V7P 3P9 As indicated DP-5.42 ii' \'l MATERIAL LEGEND, MATERIAL COLOR FL FLA61-11~ DARKGREY .GA. GUARO/RAILING WHITE ALUMIM.JM 4 • FICKET6 TI:r~ FA: TRIM / FA8GIA DARK GREY c1 : 6" I-IAR.DI SIDING SW 1015 :_C2 6" HAfi!OI SIDING BLlE ::cs: 6" WALL s+IINGL.ES = :_C4 i&" WALL &H\NGLE6 ecus :·cs· i&" WALL &J-HNGL.E& 6W 101~ .. vs· YE!QTICAL e.ATTEN& = ,-BA BRICK DARK GIQ.EY ( 1 , CQLQ\_)~_EAST E!e§Y/\T.19.!'! __ _ HP1 MARDI PANEL ew 1015 ~2 MARDI FANEL BLUE ,HPs MARDI PANEL RED WINDOW& • DOOR& IIMITE .'OH OYEFi 1-!EAD DOOR DARK~ AS A&PMAU &MINGLE& DARK GREY MFi METAL ROOF DARK~ NOTE , COl.OUFi!6 FRON &MERWIN WILLIAMS UNLE&6 NOTED 1 2 COLOURED WEST ELEVATION ___ _ COLOURED NORTH ELEVATION : 4, COLOURED SOUTH ELEVATION [ill] -a ---ltW [[JI] 1:8 LJ D m D I l I & i ~' i -1 I ~-~u l~n ~ ~n i !: ie ~ ~ 't: 5/5 i'~- (' ~I~ Jl g ~10 -(',,..., .. DOUGLASR. JOHNSON ARCHITECT LTD. N..1/4-~01 Wl:,1 J~ll-!>. /1,JiTH VMJCOUV[?._ BC V P 3P9 As indicated DP-5.52 MATERIAi. LEGEND , MA~AL COLOR , Fl FLA6HING DARK GREY" GR, GUA~/RAIUNG WHITE AUJMIMJM 4• PICKET& m-. FA TRIM , FA6CIA DARK GREY' :c, 6" MARDI 61DING &w"'IOI!> ·c2 6" MARDI. 6JDlNG BUJE ca 6" WALL 6MINGLE& RED •.C{ 6" WAU... 61-!INGLE& BIJJE :Cs 6" WALL e+-111'k::IL.E& &w7015- VB V~TICAL eA TTEN6 RED BR· BRICK DAF<K~ HP1 MARCI PANEL 6W 1015 •HP2 MARCI PANEL BIJJE HP3 MARCI PANEL RED WINDOWS 4 DOOR6 welTE °"' OVERJ.IEADDOOR OARKGF!EY (i , COLOURED EASTElEVATION __ As;: A&PUALT &MINGLE& DARK GREY' :'MR' METAL P.:OOF DARK GREY" NOTE: COL.OUR6 AQ:OM &I-IEfiUJIN WIUJAM6 UN.LE&& NOTED , 2 :,_COLOURED WEST _ELEVATl()_N_ , 4, COLOURED NORTH ELEVATION . [[CTI -§ ---~ DfJ[] D LJ LJ m D DOUGLASR. JOHNSON ARCHITECT LTD. /1$14-~U I Wl~I jl<0.~1. ttORTH V~IICUIN[?., BC Y:-? 3FS As Indicated DP-5.62 4 3 COLOURED SOUTH ELEVATION ~ '-----------------------------==================================================~~ MATERIAL LEGEND , MAlERlAL COLOR FL FLA6MING .OARK GREY GA GUARD/RAIL1NG WMITE AUJMl"8.JM 4" F'ICKET6 TA, FA TRIM / FA6C\A DARK G~ :c, e" MARO! SIDING &W101!- .'C2 •• HARDI SIDING BLUE • .-~~-'-" WAU.. ~ING-LE& RED :c4:· ••w.AUW~ BLUE ·C~S, 6" WAU.. 61-1\NGL..ES ew 101s :VB VERT1CAL6ATTEN6 RED ~-BRICK DA~G~ HP, 1-lA~ PANEL &W 101~ .HP2 1-lA~I PANEL BLUE -H'p3 l-lARDI PANEL RED WINDOWS 4 DOORS "-"ITE OH ove.: MEAD DOOR DA~GREY r 1 <;.Qt,,OJ,1_13§0 WEST ELEVATION AS A6PI-IAL T 6'-lJNGL..E& DARK.Ci~ MA METAL ROOF DARK GREY' NOTE, COLOUR& FROM 5t-lE'RWJN WlL.LlAM6 UNLE&e, NOTED , i : COLOURED E.AST ELEVATION . 3 fOLQl,JR!cp S_OUTf:1.EL~VATION 4 CO~OUFlEDj'JORI_H Eo~£VAI ION nm -Q ---@lffl Ill Ill D D LJ ~ . D 0 w a: :::> 0 ...J 0 Oen r--z 'o .. CJ_ Zl-j; 0 <( I ...J > -w -=> ...J j'a::l w DOUGLASR. JOHNSON ARCHITECT LTD. ff,S/0-\llll Wt ~I ~t<V.~1 lluR H Y IICUVV[F., ec V7P 3Pi As indicated DP-5.72 '--------------------------------------------==-==----===================.J~ MAlERIAL LEGEND , MAlERIAL COLOR : FL FLASHING DARK GREY :.GA GUAFID/RAILING WI-IITE ALUMlt-UM 4" ~CKET6 ·. TA\'FA., 'T'RIM / FASCIA DARK GREY 'Ci &• MARDI 6JDJNG 6W 101S c, &" 1-lARDI &ID1NG BLUE c,' •·IUAU-6MI.~ RED C4· &" WAU. SMJNGL.So BL.LE cs &" WAU. &I-IINGL.E& 6W 1015' ',VB VE!QTICAL BA TreN6 RED :BA; !SRICK DARK.GREY HP1 14ARDt PANEL &W 101s ( 1· l,.QL.QYR_gQ Y_!EST E.!,§YATION HP2 I-IARDI PANEL BLI.E HP3 1-lARDI PA?-EL RED WINDOW& f DOOR& Wl<ITE OH OVER. I-IEAD DOOR DARKG~ AS AePl-lAL T 61-!INC:rl..E& DARic; GREY :MA METAL ROOF DARKG~ NOTE , COLO-ffi& FRON SI-IERWIN WIU.!AH6 UNLE&e NOTED , 2, COLOURED EAST ELEVAT19_1!_ : 3 , COLOURED SOUTH ELEVATIQ!'J 4, COLOURED NORTH ELEVATION_ lmI1 -I§ ---~ ODO ~ =i D E:B D " I. I j' i1~ n f.H '& 1;:;;1 §11t.,1!t i ::i 1!; f i1 ~ t ~ 6 I _, .. "' .. 0 w a: :::) g 0 0 (/) co z 'o (')_ Z l--c::i:: o > :::! w :::) _J a:i w DOUGLASR. JOHNSON ARCHITECT LTD. #.l/4-~U1 Wlcil .lHL!.cit. MORTH VAMCOUI/ER, BC l/7P 3P9 tti',,•: As indicated DP-5.82 ~ ; ., ~ L-----------------------------------------=---=--==-====================:.J~ MATERIAL l...EC.END , MATERIAL COLOR FL FLA6HING CARK GREY ·.GA GUARD/RAILING WMITE AUJMIN!JM 4M PICKETS 'TA: )=A: TJillM / FASCIA DARK GREY c, &" I-IARDI 6\DING 5W 10IS C2,. lo" I-IAfiU)l &ID\NG BUIE CJ &• WALL 6MINGLE6 RED . C4 · &" WALL !!+-l!NGLE6 BUIE :cs b" WALL ~INGLE& SU.I 10\S VB V~TICAi.. BATTEN& RED ·.BR BRICK DARK GREY 1 1-,_ COLOURED WEST ELEVATION HP1 I-IARDI PANEL &W 1015 HP2 1-1,AROI PANEL BLUE HPJ I-IARDI PANEL = WINDOti.16 -DOOR!, '""'"' ·OH OYER~DDOOR DARIC:. GR=Y' :AS: A6PI-IALT &.-ltNGLE6 DARK GREY :MR· METAL ROOF DARK GREY NOTE: COLOUR& FROM 6HERW!N llAWAM& UNLE6& NOTED 4 .COLQUR~ NQFffH ~l,._EV,A:IJON ilml -D ---1m mn ~ I LJ " 3l D ,. ll !l 11 H: I .. ._,~ n1ol , ~~UI ll!U ~ ~j~ ~· '<ti '. l ~·U llUa -N rtl "Ii I I 0 w a: ::> 0 ....J 0 0(/) 0-, z cl;o z f--<( o> ....Jw ::> ....J OJW DOUGLASR. JOHNSON ARCHITECT LTD. #.5 /4-YUl Wl '.i l j ~IJ.'.it. IIORTH VAHCOUVER. BC V7P 3P9 As indicated DP-5.92 ~ ~ ~ m .___--------------------------------------------------------=--==-===================:JI MATERIAL LEGEND , MATERIAL COLOR FL; FLA&+-IING DARK GREY' GR: GUARD/RAILING-Wl-llTE ALUMIMJH 4" PICK5T6 :_!!!:-:~: 'TRIH / FA&ClA DARK GREY •c1: &" I-IARDI 6IDING ew 101s. c2: E>" I-IARDI 61D1NG 6UJE ,CJ Eo• WAU. &I-IINGLE6 RED C4: b" WAll. &+-IINGLE6 eUJE cs &" WAU.. &+-ll1'l:::rL.Ee 6W 1015 ',VB VERTICAL BATTEN6 RED BR BRICK OARK GREY HP1 MARDI PANEL ew 101s HP2 14.A~I PANEL BUJE HP3 I-IARDI PANEL RED WINDOW& ~ DOOR& Wl-llTE :oH OYER I-IEAD DOOR DARKGRE'T' :As A6F'MALT &I-IIMCil.E& DARICGREY :~_R METAL ROOF DARK GREY NOTE, COL~& FROM &M~N WILI..JAHIS UN.I..Ee.5 NOTE> 2 COLOURED WEST ELEVATION , 4, COLOURED NORTH ELEVATION fflfl -D ---~ OIJD C i D [IT , D 0 w a:. :::> 0 ....J 0 0 o(f) '";'"Z c,0 ZI--<t: o> ::::!w :::> ....J COW DOUGLASR. JOHNSON ARCHITECT LTD. l/j/4-~(ll Yll~l jl<U,~1. ll~RTH ,~HCOIJVU!, BC V7P SP'l ,:,.( As indicated DP-5.102 4 I J: COLOURl;:D EAST ELEVATION_ 2 COLOUREDWEST ELEVATION , 3, COLQURE_D SOUTH ELEV!',:!JON , ,j , COLOURED NQRTH _!c:h§Yf.TION MATERIAL LEGEND, MATERJA!. COLOR ; FL· FLA&MJNG DARK GREY :·.~, GUARO~ILING Wl-llTE ALUMINUM 4" PICKET ·.TA:;/FA TFi!lH / FASCIA DAFi!KGRE"r :c1: "" MAJ.01 61DING 6W 1015 ·.C2: •• 1-lAROI &IDING 6lJJE ,:ca,. D" WALL &I-IINGLEe RED ·.:~: &" WAU. BMINGLE& eUJe : cs:, D" WALL &I-IINGL.Ee. ew101s <Vff· VERTICAL BATTENS RED .;BR·, eRJCK DAFi!K GREY ~1 I-IARDI PANEL 5W 70\S HP2 I-IARDJ PANEL eLIJE HP3 MARDI PANEL RED WINDOW& 4 DOOR& WI-IITE ,:OH CIYER MEAD DOOFi! DARK GREY :AS, ASPMALT 6HINGLE5 DARK GREY 1:MR METAL ROOF DARK GREY NOTE , COLOURS AQ.OM SI-IERWIN UJIU.IAH6 UNLE&6 NOTED Im -~ ---~ (DJ ~ L...J L...J CJ L...J 0 LI.I a: ::> 0 _j 0 (.) T""" (/) -r;-z ~~2 ~-<( ~,o> , _ _j LI.I :a :) _j ·: o::J LI.I DOUGLASR. JOHNSON ARCHITECT LTD. #j/4-YUl WlSI jr(U,::;t. IIORTH VAHCOUVER. BC l/7P 3P9 As indicated DP-5.112 4 1 COLOURED EAST ELEVATION_ 2 , C_QLOL/_R_§_D ','IE§T ;h_~VATIQN COLOUflED SQ_L/TH E:Ll~VATION 4 _ COLOURED NORTH ELEVATION MATERIAL LEGEND , MAT'EfilAL COI..OR fl. FLAS ... ING DARK GFlff GR GUARD/RAIL.ING WI-IITE (ALUMINIUM 4" PICKETJ TA FA: TRIM / FA&dA DARK GREY c, 6" 1-lA~I 61CING e,w 1015 C2 i." HARDI 6JDING BUJ• C3_ 6" WALL &HINGLE6 Rao C4 "" WALL ~INGL.E5 BUJ• 'Cs 6" WALL 61-41NGLES. e,w 101S VB VERTICAL eATTEN& Rao BA· BRICK DARK GREY ,HP1 I-IARDI PANEL e,w 101!!, ~~2 HARDI PANEL BUJe HP3 I-IARDI PANEL Rao WINDOW& , DOORS WHITE OH OYER 1-lEAD DOOR DARK GREY ·AS A&pMAL T SMINGLES DARK CifiE'Y" MA METAL ROOF DAJc.K GREY NOTE : COLOIJR! ~OM ~IN WIU..IAM6 UNJ..E66 NOTED ICDI -c::::::J ~ 11111 ma !,lli/-1!,!f OIJIJ c::J [=::J c::::::J c:J c::::::J ~ rJ) ..r 0 <.!) w ~ A j;l a: rJ) p ~ ::> >-< 0 0 0.. =c : _J 0 ~ ~~ 0 C\J CF) T""" z 0 ij~ ,60 ~ ~~ .. z f-I :::o °" .,,u o<C r<") "' ~ :i: ,_J > 00 -<Jl -w ~ ~E ::> _J ~ ~~ cow -"' DOUGLASR. JOHNSON ARCHITECT LTD. #j/4-~UI Wl,1 j~U.,t, ttORTH VAi ICOUV[R BC V7P 3P9 As indicated DP-5.122 i&'-o" r ----------[I.B_3_M_l ----------/ ~-r::.--.-. --.----:--;-. ---.-------:---.---.---_:I -~ ~ t ..J .i • f .... ..,.. 1.() -() I: I a'i -"' Q ~ "' rr====-='="=a =r"=•=•====;=='=====:,:=• =••=='=~••=~• ==J ---\~ I l 4" INDIVIDUAL MET AL LETTERS f .. . . . .. -. . ~ I 611 I 7fo.1sMf I I 11 8 J 9-T OWN H' OU SE ~v---BRUSHED ALUMINUM 11839 -232 STREET ' I ' I ! ~AAPLE RIDGE I" " I ! \I \___ FLAMED GRANITE ~ 311 INDIVIDUAL METAL LETTERS BRUSHED ALUMINUM @ SIGN DETAIL 1.1 SCALE= 3/4" = 1'-0" COPYRIGHT RESERVED THIS PlAN »40 OESICH ARE, AND AT All TIMES REMAN Tl-IE EXCLUSIVE PROPERTY Of OOUGLAS R JOHNSON ARCHITECT ANO MAY OOT BE USED OR REPRODUCED lfflttOVT IIRffll'N CONSENT. WRITT£N DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY ANO BE RESPONSIBLE FOR All DIMENSIONS AIIO CONOITIONS ON THE JOB AND THIS OFFICE SHALL BE INFOR'-!EO OF ANY VARIATIONS FROM THE OIYENSIONS ANO CONmKlNS SHOWN ON THE ORAV.NG. OWNER DOUGLASR. JOHNSON ARCHITECT LTD. #374-901 WEST 3RD.St. NORTH VANCOUVER, BC V7P 3P9 PH. (604)998-3381 FAX. (604)998-0217 drjorch@show.co SCALE, 1132"=1'-o" DATE, 27 APR 2016 DRAWN: PR, LN REVISIONS~ PRMCT NO, $HEIT DF-A-1.11 TYP. PLANT LIST K[Y BOTANICAL NAME COMMON NAME QTY. ; ACER GRISEUM PAPERBARK MAPLE 13 MAGNOLIA BUTTERFLY YELLOW FLOWERING MAGNOLIA 7 MAGNOLIA GALAXY GALAXY MAGNOLIA 9 ACER RUBRUM 'OCTOBER GLORY' OCTOBER GLORY MAPLE 2 CHAMEACYPARIS NOOTKATENSIS PENDULA WEEPING NOOTKA CYPRESS 7 PARROTIA PERSICA PERSIAN IRONWOOD 28 @ AZALEA JAPONICA (VARIOUS) AZALEA 160 ® AZALEA NORlHERN UGHIS 'MANDARIN LIGHTS' NORTHERN LIGHTS AZALEA 22 ® AZALEA NORlHERN LIGHTS 'ORCHID LIGHTS' NORTHERN LIGHTS AZALEA 53 0 ABELIA ·rnwARO GOWCHOl' EDWARD GOUCHER ABELIA 46 0 BUXUS L!ACROPH'II.I.A '\\lNlER GEM' ASIAN BOXWOOD 192 0 HYDRANGEA MACROPll'II.LA 'NIKKO BLUE' HYDRANGEA 71 ® SPIRAEA NIPPONICA SNOWMOUND SNOWMOUND SPIRAEA 6 ® MEDIUM RHODODENDRON (VARIOUS) RHODODENDRON 136 ® POL YSTICHUM MUNITUM SWORD FERN 49 (lJ SYRINGA VULGARIS 'MICHEL BUCHNER' LILAC 8 +, PRUNUS LAUROCERASUS 'OTTO LUYKEN' OTTO LUYKEN LAUREL 217 0 THUJA OCCIDENTALIS 'SMARAGD' EMERALD ARBORVITAE 10 @ HEMEROCALLIS RAJAH DAY LILY 52 ,. '.:;Li-\GER /-\VE VP VP @ VP VP SIZE SPACING 5 CM. CAL, AS SHOWN 5 CM. CAL. AS SHOWN 5 CM. CAL AS SHOWN 5 CM. CAL, AS SHOWN 3.00 METERS AS SHOWN 5 CM. CAL, AS SHOWN #2 POT 85 CM. O.C. #3 POT 90 CM. O.C. R3 POT 90 CM. o.c. ff3 POT 90 CM. 0.C. #3 POT 45 CM. O.C. R3 POT 90 CM. o.c. #2 POT 90 CM. O.C. #3 POT 90 CM. O.C. Q3 POT 90 CM. O.C, ff3 POT 90 CM. O.C, #3 POT 90 CM. 0.C, 1.40 METERS 65 CM. O.C. #3 POT 45 CM. O.C. \AIL BOX REMARKS B. & B. B. & B. 8. & 8. B. & B. B. & B. 8 & 8, 2748,0 SOFT (255.0 SOM) OUTDOOR AMENITY UNIT-C UILDING-5 I _..J BOLLARD LIGHT 3 Om ROAD DWCATIOl·I .KAVOLINAS & ASSOCIATES INC 8CSlA CSlA 2462 JONQUIL COURT A980TSfORD, a_c_ VJG 3E8 PHONE {604) B57-2J76 UNIVERSAL HOl.4ES MANJIT LIT c/o DOUG JOHNSON ARCHITECT #JH -901 WEST Jrd STREET NORTH VANCOlNER, B,C, V7P 3P9 604- PLAN VIEW LANDSCAPE PLAN PROPOSED OWNHOUSE DEVELOPMEN .,. ... 11831 11839 11865 -232 STREET MAPLE RIDGE, B.C. 1,200 ""' Af'R/17 Ctl<'D ,.,;euiLT _,.. L-1 of 5 PLANT LIST KEY BOTANICAL NAME COMMON NAME QTY. SIZE SPACING ~ ACER GRISEUM PAPERBARK MAPLE 9 5 CM CAL. MAGNOLIA BUTTERFLY YELLOW FLOWERING MAGNOLIA 7 5 CM CAL MAGNOLIA GALAXY GALAXY MAGNOLIA 5 5 CM. CAL ACER RUBRUM 'OCTOBER GLORY' OCTOBER GLORY MAPLE 2 5 CM, CAL. CHAMEACYPARIS NOOTKATENSIS PENDULA WEEPING NOOTKA CYPRESS 10 3.00 METERS PARROTIA PERSICA PERSIAN IRONWOOD 24 5 CM. CAL @ AZALEA JAPONICA (VARIOUS) AZALEA 192 #2 POT @ AZALEA NORTHERN LIGHTS 'MANDARIN LIGHTS' NORTHERN LIGHTS AZAL'tA 20 #3 POT @ AZALEA NORlliERN LIGHTS 'ORCHID LIGHTS' NORTHERN LIGHTS AZAL'tA 31 #3 POT AS SHOW AS SHOW AS SHOW AS SHOW AS SHOW AS SHOW 85 CM. O.C. 90 CM. O.C. 90 CM. O.C. 0 ABELIA 'EDWARD GOWCHER' EDWARD GOUCHER ABELIA 37 f3 POT 0 BUXUS MACROPHYLLA '~NIER GEM' ASIAN BOXWOOD 106 #3 POT 90 CM. o.c. 45 CM. o.c. 0 HYDRANGEA MACROPHYLLA 'NIKKO BLUE' HYDRANGEA 44 #3 POT ® SPIRA'tA NIPPONICA SNOWMOUND SNOWMOUND SPIRA'tA 17 #2 PDT 90 CM. O.C. 90 CM. o.c. I@ MEDIUM RHODODENDRON (VARIOUS) RHODODENORON 91 #J POT 90 CM. o.c. ® POL YSTICHUM MUNITUM SWORD FERN 38 #3 POT 90 CM. O.C. (l) SYRINGA VULGARIS 'MICHEL BUCHNER' LILAC 9 #J POT 90 CM. O.C. sf PRUNUS LAUROCERASUS ·ono LUYKEN' OTTO LUYKEN LAUREL 199 #J POT 90 CM. O.C. 0 THUJA OCCIDENTALIS 'SMARAGD' EMERALD ARBORVITAE 8 1.40 METERS 65 CM. 0.C. @ HEMEROCALLIS RAJAH DAY LILY 36 #3 POT 45 CM. 0.C. BOLLARD LIGHT REMARKS B. & B. 8. & 8. B. & B B, & 8. B. & B. B. & 8. 11,3 ~,VE """-.LWWI, PIJ.NTSl2ESIHlllSUST~!ff01ll)AtlXWll»IG1ll8;W()SCAF{STAlflNm'\ATEST DKlit'~('QlltN011:mi ,I(~ Glt'II "OITA STAHOAADS"IDl!i IUHr SIZE NCJ ~'llS'lrlf:K~Jita)IM,£,:S!iEAIIOINIJRf',O,~PI.AHT ll,\ID!W. AYAUS.!RI CPID(ll.~'IJ l»llSCNt IIIOmcr ATsa.R!I'6~Y. N1IJ, (J' VJ!Ol ltltia.10:111111 ~ .4.'l)fR.1$1 VJrUIY. 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V7P 3P9 604- PLAN VIEW AMENITY AREA PLAN PROPOSED OWNI-IOUSE DEVELOPMEN 11831 118.l9 11865 -2J2 STREET MAPLE RIDGE, B C. uoo °"'1t APR/17 l!ll,utM:,¥a ffi L-4 of 5 GATE AND FENCE ELEVATION BACK OF GATE NOTE: 1) ALL LUMBER PRESSURE TREATED TO CSA STANDARD AND ENO CUTS TREATED WITH PRESERVATIVES. 2) ALL HARDWARE HOT DIPPED GALVANIZED 3) APPLY 2 COATES EXTERIOR STAIN TO MANUFACTURERS SPECIFlCATION FlNISM SELECTION AS APPROVED BY PROJECT ARCHITECT. 4) All FENCES ro BE LM:L CHANGES TO GRADE TO BE IN 12· -18" STEPS (MAX) GAPS TO GRADE TO FOLLOW flNISH GRAOE. GAP TO BE 3"-6". FENCE DETAIL (DIMENSIONS IN mm) N.T.S. 1 150x150 POST ___ ... ~ 50x100 S SIDE SUPPORT ~-1-◄11--->.nD5Et~~IL ~ SECTION 2~•J00 F'E~Ct: BOAR 2s,2s BATTONS 50x100 BOTTOM ELEVATION EXTRUDED CONCRETE CURBING ~ - - SHEU'-\ - 0 N.T.S. . . . . . . J . MAIL KIOSK ROLL-OVER CONCRETE CURBING GEMSTONE 100mm 'BROADWAY' INTERLOCKING UNIT PAVERS 50mm BEDDING SAND COMPACTED TO 95% MPD SUBGRADE COMPACTED TO 95% MPD 150mm LAYER 3/ 4" MINUS ROAD CRUSH COMPACTED TO 95% MPD INTERLOCKING PAVER DETAIL TYPICAL - - - l --- lo ;!, --d FIN ISH GRADE eel 18 aua 18 mGy/16 feb 18 revised site plan new sile plan new sile plan re.vised sile pion - .KAVOUNAS & ASSOCIATES INC BCSlA CSL.A 2462 JONQUIL COURT ABBOTSFORD. B.C, VJG J£8 PHONE (604) B57-2J76 UNIVERSAL HOMES MANJIT LIT c/o OOUG JOHNSON MCHITECT fJ74 -901 WEST 3rd SJRffT NORTH VANCOUVER, 0.C. V7P JP9 604- PLAN VIEW LANDSCAPE DETAILS PROPOSED OWNHOUSE DEVELOPMEN 11B31 11BJ9 11865 -232 STREET MAPL£ RIDGE. 8.C. SCALI: N,T.S. C!I.TE APR/17 '"" J08No, --11 L-5 of 5 4 .,. ORIVEWAY ... "" t1«1.»1 "" WALK +•9.00M (140.n') TYPICAL SECTION ACROSS THE SITE TYPICAL SECTION LARGE AMENITY AREA 0'JTDOOR AMENITY TYPICAL SECTION SMALL AMENITY AREA Oi'IIYE'NAY +41!1.!ISt.l (lfG:N) - .l<AVOUNAS & ASSOCIATES INC "'"" SCSI.A CSlA 2462 JONQUIL COURT A800TSFORD, e.c. V3G 3E8 PHONE {604) 857-2376 UNIVERSAL HOMES MANJIT UT c/o D0U'J Jtl(.!fSOr,I .vlCHITECT IJ1• -901 'f't5T J,d STREET NOR1>t IWICOUYR 8.C. V7P 3P9 604- SECTION VIEWS LANDSCAPE PLAN PROPOSED OWNHOUSE DEVELOPMEN 11831 11839 1186S -232 STREET MAPLE RIOCE, B.C. NT.S. O-lE APR/17 4 Bll1LT CS-1 l~Mli mapleridge.ca City of Maple Ridge TO: FILE NO: Advisory Design Panel 2017-572-DP MEETING DATE: November 21, 2018 SUBJECT: 11701-11739 Fraser Street PURPOSE: An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties to permit the construction of a residential apartment building with 57 units. The rezoning application being processed in conjunction with this proposal was given First Reading by Council on January 30, 2018. This rezoning application is accompanied by an Official Community Plan (OCP) amendment to change the designation from Ground-Oriented Multi-Family to Low-Rise Apartment. This site is subject to a re-zoning to RM-2 (Medium Density Apartment Residential) in conjunction with a OCP amendment to redesignated the subject property from Ground-Oriented Multi-Family to Low-Rise Apartment to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit (South View Precinct) guidelines. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: ATTERRA DEVELOPMENT GROUP LTD. -TRISHA FIRTH Strata Lots 1-20 District Lot 398 Group 1 New Westminister District Strata Plan New Westeminster 8 and Common Property of Strata Plan NWS 8. Ground-Oriented Multi-Family Low-Rise Apartmetn RM-1 (Townhouse Residential) RM-2 (Medium Desnity Apartment Residential) Apartments RM-2 (Medium Density Apartment Residential) C-3 (Town Centre Commercial) Low-Rise Apartment and Town Centre Commercial Residential (these lands are subject to a Land Use Inquiry application of Apartment development) RM-1 (Townhouse Residential) RS-1 (One Family Urban Residential) Ground-Oriented Multi-Family Street Townhouse and Residential RM-2 (Medium Density Apartment Residential) RS-1 (One Family Urban Residential) Page 1 of7 5.2 Designation: West: Use: Zone: Designation: Ground-Oriented Multi-Family Apartment and vacant lot (to be consolidated with subject site) RM-2 (Medium Density Apartment Residential) Low-Rise Apartment Existing Use of Property: Vacant Proposed Use of Property: Apartment Site Area: 0.354 HA. Access: Fraser Street Servicing requirement: 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 8.11 Town Centre Development Permit (South View Precinct). Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? • Consistent: Yes Explain: "The development is proposing a mix of 1,2 and 3 bedroom units." 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk areas as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes Explain: "To enhance the urban realm and pedestrian oriented streetscape, the following is incorporated: o The entrances are visually prominent from Fraser Street; o The building entry is framed by a projecting entry statement with a large overhang supported by heavy timber post and expansive glass; and o The parkade entry is framed by wood trellis with heavy timber posts. The courtyard entry is a/so visible from Fraser Street." 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: No Page 2 of 7 Explain: "To the project north is an older low rise apartment. To the project south is a single family house and to the project east is a townhouse development." 4. Capitalize on Important Views d. Does proposed new development capitalize on mountain and/or river views? • Consistent: Yes Explain: "Extensive glazing and balconies are provided in each unit to take advantage of natural light and views." e. Have the important views of existing buildings been considered in relation to the proposed development? • Consistent: Yes No Not Applicable Explain: "Building is setback from the property line with extensive landscaping around the building." 5. Provide Private and Semi-Private Green Space f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes Explain: "All units have access to private balconies or patio. A common outdoor amenity space is a/so proposed at the roof deck." 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderat e the internal building climate, manage stormwater on site, and reference the architectural quality of the building(s)? • Consistent: Yes Explain : "Extensive landscaping are proposed around the building to complement the overall design. Co ntinuous trees along the north, east and south side will provide shading. All platings are native adaptive, drought -tolerant and pollinator, 50% of st6orm ru noff wif/ be captured and infiltrated into the natives soils." 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the u1se of the lane as a service street and secondary vehicular and pedestrian throughway? • Consistent: Applicable Explain: "There is no lane on the proposed site. The site is an infill site. The Vehicular access is from Fraser Street servicing both the phase 1 and phase 2 development." Page 3 of7 i. Is required parking provided underground? • Consistent: Yes Explain: "All parking is provided underground." Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix E to this memo. PLANNING COMMENTS: 1. Pro0osal: This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser Street. The resid ential main entry is at Fraser Street. Existing topography is respected; the development follows the l!nes of the land. Design and siting of bu ildings prospects access to natural features and views, enhancing privacy and livability. Natural landscaping and species are proposed. The application is base on the RM-2 zone consisting of 57 residential units within a 5 storey residential apartment building. The proposal consists of a mixture of 1,2 and 3 bedroom units. The proposed site is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: -To the north, by a low-rise apartment, -To the east by Fraser Street and a multi-family townhouse, -To the west by 224th Street and the vacant Phase-1 site, -To the south, by a single family house. This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser street. The residential main entry is at Fraser Street. Existing topography is respected; the development follows the lines of the land. Design and siting of buildings prospects access to natural features and views, enhancing privacy and livability. Natural landscaping and species are proposed. The proposed project will be rezoned from RM-1 to RM-2 zoning and wo uld contain 57 residential units. The buildings will share an internal cul-de sac with the PHASE-1 bu ilding. It will be surrounded by landscaping and outdoor amenity space. The building will have underground parking with access from Fraser Street. The 'L' shaped building stretches in an east; west direction and north/ south direction with front entry facing Fraser Street. The indoor amenity is faci ng the cul-de-sac on the main floor. The outdoor amenity is located on the roof deck. The building consists of 1, 2 and 3 bedrooms, with all units having access to private balconies. A portion of the units are designed to adaptive housing standards. Page 4 of 7 Form of development proposes a 5 storey residential apartment with a building entry with direct access to grade. The building is designed to front onto a public road through direct pedestrian access to the outside and through appropriate t reatment of exteriors which are further elaborated in the Architectural Aesthetics. A large outdoor amenity area will be provided on the roof deck with seating and play area surrounded by landscaping planters. Roof can opies with wood posts are proposed at stairs and elevator entry to provide weather protection. The landscaping treatment around the building will be used to break the building's verticality. Underground parking access will be from the Fraser Street. Phase 1 and 2 buildings are located around a courtyard/cul-de-sac to provide visual interest and a separation between the two buildings as well as access to Phase 1 parking and residents drop off. A secondary pedestrian entry with security fob is also provided f rom the cul-de-sac. The 5 storey building utilizes the following architectural massing strategies: 1. Setback the upper storey to reduce the overall mass/ height facing Fraser Street and along the north side facing the adjacent residential development. 2. Building facade is stepped to create articulation and interest. 3. The stepped facade is clad in three different coloured exterior wall panels/ sidings to create hierarchy. a) Horizontal siding in wood tone and grained for the main space. b) White panel to help separate and provide contrast to the horizontal siding. c) Grey panels for the recessed balconies. 4. Glass Guardrail with horizontal wood slats to help reduce the verticality of the building and add another detail to the design palette. 5. Large roof eyebrow at the top floor to provide shading and warmth. The architectural aesthetics of the proposed project takes its cues from the architectural style / language of West Coast contemporary. It uses a simple, yet elegant 5-story building form. The top floor massing is set back from the main building fa Qade along Fraser Street and project access road . This creates a visual reduction in massing while providing articulation and hierarc hy of building elements. Although contemporary elements are part of the inspiration, the proposed architectural language uses a combination of tactil e, warm elements in materials such as cultured stone, wood tone cement board, and perimeter landscaping to provide warmth and west coast flavour to the design. There is an extensive use of glazing around the building where to take maximum advantage of natural light as well as views. The building entrance is clearly marked with storefront glazing and a large overhang supported by wood post. 2. Context: The proposed site is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: o To the north, by a low-rise apartment; o To the east by Fraser Street and a multi-family townhouse; o To the west by 224th Street and the vacant Phase-1 site; and o To the south, by a single family house. Page 5 of 7 3. OCP and Zoning Compliance: The subject site is designated Ground-Oriented Multi-Family by the Town Centre Area Plan. The subject site is being redesignated to Low Rise Apartment to accommodate the proposed land use. The subject site is being rezoned to RM-2 (Medium Density Apartment Residential) and Development Data Sheet (Appendix D) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 1.43 which complies with the maximum density of 1.80. The following variances will be required: Setbacks Minimum Reguired or Maximum Allows Proposed Front (Fraser Street) 7.5m 6.0m Rear (West Side) 7.5m 6.0m @ Residential and 1.6m @Parkade. Interior Side (North) 7.5m 10.7m Interior Side (South) 7.5m 6.0m Building Height 4 Storeys -15m 5 Storeys, 20.2m FSR 1.8 FSR 1.43 FSR 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix D) Parking Reguired Proposed Residential Spaces 85.5 Stalls 91 Stalls Visitors Spaces 11.4 Stalls 11 Stalls Disabled Spaces 2 Stalls 2 Stalls Short Term Bicycle 17.1 18 Long Term Bicycle 14.25 18 5. Environmental, Sustainability & Stormwater Management: The site wi ll be developed to manage storm water run-off by utilizing active rainwater collection and storm water catchment techniques. Run off will captured and infiltrated, evapotranspired. Permeable pavers are proposed at driveways, cul-de-sac and surface visitor parking stalls to slow storm water and allow more infiltration to occur. Noh-permeable areas will be minimized and new planting and ground cover will be provided. Where permeable surfaces are not possible, paved areas will be sloped towards landscape areas to allow run off to filter through the soil instead of being drained through catch basins. The landscape design uses native, adaptive, drought-tolerant and pollinator plants that require minimum irrigation after establishment. Witl1ih the building, low f low f ixtures will be specified. Page 6 of 7 i 6. Issues requiring comments from ADP: The proposed development will form part of the development to the west, which ADP has previously commented on; therefore ADP comments with respect to consistency of design and integration of the proposed building is requested. Garbage/Recycling: The garbage and recycling is located on Parking level One. CONCLUSION: The proposal is generally in keeping with the Town Centre Development Permit Guidelines. In addition, the proposed project conforms to the development and design principles of specificity, place-making, community building and a denser, urban environment. The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Wendy Cooper, MCI ,RPP Senior Planning Technician The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect Appendix C ADP Submission Form Appendix C ADP Applicant Checklist (signed by Architect) Appendix D Development Data Sheet (signed by Architect) Appendix E DP Area Guidelines Checklist Appendix F Architectural and Landscaping Plans Page 7 of 7 AVE. LLAGHAN AVE. N Scale: 1 :2,000 11811 11777 11765 ;:. Credit Union ~ 11774178 11686 APPENDIX "A" LOUGHEED HIGHWAY ~ c:, ~ ~ 0) ..,. ~~ N N 11770 11760 11771 62/64/66 I-' \ 11767 /69 " 11763 ~ /65 Cl) " "' 22503 N 1l) N 05/07/09 .~ N 11767 N " \11759/61 N N NORTH AVENUE 11735 11742 11701-39 11715 11724 11711 11698 11692 11695 11682 11686 11697 11685 11688 11683 11680 I-' Cl) 11674 11681 c:: w 11668 Cl) 11675 < c:: 11662 u. 11671 11667 I-' Cl) 11656 11649 lO N N 11650 11644 ~'b § .,_<o gJ ~ ~ ~ ~ (\j 11731 FRASER STREET FILE: 2017-572-DP DATE: Sep 25 , 2018 PLANNING DEPARTMENT ~--mapleridge.ca BY:PC ROY ~ ~ Scale: 1 :2,000 C 0 'in (/) 11731 FRASER STREET ~I-----------'"""."'."~~~-------, PLANNING DEPARTMENT ~liltll■ FILE: 2017-572-DP DATE: Sep 25, 2018 mapleridge.ca BY:PC -atelier pacific architecture inc. Aug 24, 2018 City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC, V2X 6A9 Attn: Wendy Cooper Re: 11731 Fraser Street, Maple Ridge, B.C. DESIGN RATIONALE APPENDIX "B" The proposed project conforms to the development and design principles of specificity, place-making, community building and a denser, urban environment as outlined in the Maple Ridge Official Community Plan, the North and South View Development Permit Area Guidelines for residential buildings as well as Town Centre Development Permit. CONTEXT The proposed site is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: To the north, by a low-rise apartment, To the east by Fraser Street and a multi-family townhouse, To the west by 224th Street and the vacant Phase-1 site, To the south, by a single family house. This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser street. The residential main entry is at Fraser Street. Existing topography is respected; the development follows the lines of the land. Design and siting of buildings prospects access to natural features and views, enhancing privacy and livability. Natural landscaping and species are proposed. BUILDING SITE CONSIDERATIONS #lll -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com brian shigetomi I architect aibc aaa saa oaa raic A atelier pacific architecture inc. • The proposed project will be rezoned from RM-1 to RM-2 zoning and would contain 57 residential units. The buildings will share an internal cul-de sac with the PHASE-1 building. It will be surrounded by landscaping and outdoor amenity space. The building will have underground parking with access from Fraser Street. The 'L' shaped building stretches in an east/ west direction and north/ south direction with front entry facing Fraser Street. The indoor amenity is facing the cul-de-sac on the main floor. The outdoor amenity is located on the roof deck. The building consists of 1, 2 and 3 bedrooms, with all units having access to private balconies. A portion of the units are designed to adaptive housing standards. BUILDING SETBACKS, FORM, MASS AND HEIGHT Form of development proposes a 5 storey residential apartment with a building entry with direct access to grade. The building is designed to front onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors which are further elaborated in the Architectural Aesthetics. A large outdoor amenity area will be provided on the roof deck with seating and play area surrounded by landscaping planters. Roof canopies with wood posts are proposed at stairs and elevator entry to provide weather protection. The landscaping treatment around the building will be used to break the building's verticality. Underground parking access will be from the Fraser Street. Phase 1 and 2 buildings are located around a courtyard/cul-de-sac to provide visual interest and a separation between the two buildings as well as access to Phase 1 parking and residents drop off. A secondary pedestrian entry with security fob is also provided from the cul-de-sac. The 5 storey building utilizes the following architectural massing strategies: 1. Setback the upper storey to reduce the overall mass/ height facing Fraser Street and along the north side facing the adjacent residential development. 2. Building facade is stepped to create articulation and interest 3. The stepped facade is clad in three different coloured exterior wall panels/ sidings to create hierarchy a. Horizontal siding in wood tone and grained for the main space b. White panel to help separate and provide contrast to the horizontal siding. c. Grey panels for the recessed balconies #111 -3823 henning drive burnaby, be canada vSc 6p3 t 604.662.8689 I t 604.662.8655 info@atelierpacific.com I www.atelierpacific.com brian shigetomi I architect aibc aaa saa oaa raic r A atelier pacific architecture inc. V 4. Glass Guardrail with horizontal wood slats to help reduce the verticality of the building and add another detail to the design palette. 5. Large roof eyebrow at the top floor to provide shading and warmth. BUILDING FACADE, MATERIALS AND COLOUR The architectural aesthetics of the proposed project takes its cues from the architectural style/ language of West Coast contemporary. It uses a simple, yet elegant 5-story building form. The top floor massing is set back from the main building fac;:ade along Fraser Street and project access road. This creates a visual reduction in massing while providing articulation and hierarchy of building elements. Although contemporary elements are part of the inspiration, the proposed architectural language uses a combination of tactile, warm elements in materials such as cultured stone, wood tone cement board, and perimeter landscaping to provide warmth and west coast flavour to the design. There is an extensive use of glazing around the building where to take maximum advantage of natural light as well as views. The building entrance is clearly marked with storefront glazing and a large overhang supported by wood post. ADAPTABILITY -INCREMENTAL GROWTH AND CHANGING MARKET TRENDS Form of development proposes a 5 storey apartment building consisting of 1, 2 and 3 bedroom units (approximately 600sf-1,480sf) with 2 levels underground parking to accommodate a varied demographic, including seniors and young families. WATER EFFICIENCY The site will be developed to manage storm water run-off by utilizing active rainwater collection and storm water catchment techniques. Run off will captured and infiltrated, evapotranspired. Permeable pavers are proposed at driveways, cul-de-sac and surface visitor parking stalls to slow storm water and allow more infiltration to occure. Non-permeable areas will be minimized and new planting and ground cover will be provided. Where permeable surfaces are not possible, paved areas will be sloped towards landscape areas to allow run off to filter through the soil instead of being drained through catch basins. The landscape design uses native, adaptive, drought- tolerant and pollinator plants that require minimum irrigation after establishment. Within the building, low flow fixtures will be specified. #111 -3823 henning drive burnaby. be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com brian shigetomi I architect aibc aaa saa oaa raic APPENDIX "CC" r,a- 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 Atterra Development Inc. File number Address of site Current Zone 11731 Fraser Street, Maple Ridge, BC _R_M_-_2 ___ Proposed Zone _R_M_-_2 ___ _ Seeking to appear before the ADP on this date Nov. 21, 2018 Architect Information: Submission will be presented to ADP by: Architect Brian Shigetomi Architect AIBC Landscape Architect Mary Chan Yip , Landscape Architect Other Professional (State Name & Role) Jon Bridle P. Eng. Civil Engineer 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 [~-ADP Submission Checklist mapleridge.ca Application No. ______________ File Manager Wendy Cooper (senior planning technician) This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Project Architect Certification: Prepared by: ---~,;s;-=---~--~--_ -_--. ____ Brian I. Shigetomi, Architect, AIBC 2018/10/29 Sign Print name Date Submission Requirements: Submission Materials Required Provided (File Manager to Indicate If required} A. ADP Submission Form (Submitted and signed by Architect) □ \ZI B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ g 2. Architectural and Landscaping Design rationale □ '0 (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance □ ~ b. DP Guideline Compliance □ \21 c. Stormwater management strategy with emphasis on Tier A □ 'wt requirements integrated into landscaping plans d. Public Art/ Amenities, etc. □ \21 e. Sustainability practices □ g f. Other □ □ C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other □ g major features within the site, on the abutting properties and along the road allowances/ lanes. 2. Photographs of site and surroundings. □ '0 D. Develo~ment Permit Area Checklist (Note: The Architect is responsible to describe how the project complies □ 5l 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 □ g 2. Site sections □ □ 3. Streetscape elevation □ g 4. Streetscape elevations with landscaping and boulevard trees superimposed □ \d' 5. Shadow analysis □ □ 6. Lighting analysis (on building and on site) □ □ 7. Floor Plans for all levels, including underground and rooftops □ g 8. Waste collection /recycling (inside of buildings) □ □ 9. Storage, including bicycle storage (inside and outside) □ &d' 10. Building elevation (all sides) □ g 11. Signage (attached to building and free standing) □ □ 12. Colours and materials □ g 13. Material board □ g 14. Building sections □ g 15. 3D renderings of the site and/or building(s) with associated □ □ landscaping F. LandscaQing Plans: 1. Landscaping plan and layout with specifications and planting □ g details 2. Landscaping details, including locations for public art, signage, □ g lighting, play and other amenity areas 3. Waste collection /Recycling (exterior areas/structures) □ □ 4. Details for pedestrian and amenity features being provided □ g 5. Details for hard surfacing areas/ patterns □ &J 6. Tree retention and management plan □ g 7. Site sections to show lot grading, drainage, landscaping and □ □ 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 □ g G. Green BuildingLSustainability initiat ives □ □ H. Other □ □ □ □ Rev. December 2017 APPENDIX "D" ,~ ' DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RM-2 Date Prepared 2°18108123 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 n/a SETBACKS {in metres) Front 7.5m Rear 7.5m Side #1 (N,S,E, or W) 7.5m (north) Side #2 (N,S,E, or W) 7.5m (south) Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front 3.0m Rear 1.5m Side #1 (N,S,E, or W) 1.5m Side #2 (N,S,E, or W) 1,5m Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 15m, 4 storey 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 l Institutional Industrial TOTAL GROSS FLOOR AREA • If the development srte consists of more than one lot, lot dimensions pertain to the entire site. I Proposed (Complies or state variance needed) 3,542 sm (38,128 sf) n/a n/a 3,542 sm (38,128 sf) 54% 6.0m 6.0m 10.7m 6.0m 6.0m 1.6m 10.?m 6.0m 20.2m, 5 storey n/a 12 35 10 57 5999 sq. m 5999 sq. m Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 162.8 unit/ ha # of units/ha (net) 162.8 unit/ ha Gross Floor Area 5999 sq. m Floor Space Ratio (net) 1.8 1.46 (5,165 sq. m) AMENITY SPACE (area in square metres) Common Activity Area 25 sm I 294 sq. m Useable Open Space 220.7 sm (2375.6 sf) 900 sq. m PARKING (number of spaces) Residential and Multi-Residential Uses 85.5 90 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 11.4 12 stalls TOTAL NUMBER OF PARKING SPACES 96.9 102 stalls Number of total for disabled 2 2 Number of total (and %) small cars 10 I 10 % 0 Number of total (and %) tandem spaces I rn % TOTAL OFF STREET LOADING SPACE(S) n/a n/a BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 14 18 Long Term Bicycle Parking 17 18 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site Ina I Tree Survey/Assessment Provided I yes Watercourse/Steep Slopes I no I Covenants, Stat ROW & Easements I yes I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: Brian Shigetomi Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. Town Centre Development Permit Area Guidelines North and South View Precincts APPENDIX "E" Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidelines apply to Ground- Oriented Multi Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Facades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fa9ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian throughway in the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Development Permit Area Guidelines 1 ~ M@MNi¥ii'M Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: ~es No Not A licable 1w~'iili:u'1,1lfi11••~, I :1 1nP.1G..-~u lrfb...:-,~ .. .. ·=·· ~ -A.1 Building Mass and Form Al.I Maintain the mass and scale ofbujldin.e:s TCC MU MFR Iv I I Al.2 Enhance the block with corner commercial buildings TCC MU □ ✓ Al.3 Accent comer buj(d·ings TCC MU MFR □ V Al.4 Use pedestrian-scale desi.gn elements TCC MU " □ □ Al.5 Feature pedestrian amenities TCC MU MFR " □ Al.6 Desi1m large buildings into smaller modules TCC MU MFR □ I✓ Al.7 Accommodate street-fronting units TCC MU MFR Iv □ Al.9 Ensure aonropriate roof pitch TCC MUMFR □ v Al.IO Use design elements to reduce roof mass and scale TCC MUMFR I✓ □ □ A.2 Building Heights A2.l Varv building heights TCC MUMFR 1./1 □ □ A2.2 Maintain alignment of architectural features TCC MU MFR v1 □ □ A2.3 Integrate taller buildings TCC MUMFR □ □ v1 A2.4 Step back taller buiJdine:s TCC MU MFR 1-.1 □ □ A2.5 Match building l1eights at the end of blocks TCC MUMFR □ v1 A2.6 Manage phased development TCC MU MFR Iv □ □ A2.7 Protect views TCC MUMFR Iv □ □ A.3 Building Setbacks A3.l Place buildin_gs to reinforce sidewalk activity TCC MU MFR V □ □ A3.2 Situate building entrances for visibility TCC MU MFR " I I □ A3.3 Provide adequate th.roughways and lighting TCC MU MFR " □ A3.4 Provide clear sight lines from building foyers and lobbies to allow ~ □ □ visual surveillance TCC MUMFR A3.5 Separate residential entrances from commercial entrances MU □ lvl A3.6 F..espect existing buildings TCC MUMFR IV □ □ A3.7 Distinguish entrances with arrival areas and courtyards TCC MUMFR 'v □ □ A3.8 Locate ramps and entrances in areas that are highly visible TCC MUMFR v □ □ Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. Maple Ridge Town Centre 2 Development Permit Area Guidelines Checklist ~ Town Centre Development Permit Area Guidelines Checklist .-.... .:. ... _,_,,. ~ ,. .. ,.ml II e B.1 Buildine: Fac;ade Bl.I Address both sides of the block with comer commercial buiJclings TCC MU 1-1 Bl.2 Orient main entrances to face the sidewalk TCC MUMFR fl' □ Bl.3 Locate windows, doors and entry features at the street level TCC MU MFR fl' Bl.4 Use a mix of common facade patterns and elements TCC MUMFR iv' □ Bl.5 Reflect original facades and building scale TCC MUMFR □ □ 1,/ Bl.6 Respect original architectural elements TCC MU MFR □ Bl.7 Respect old and new design TCC MU MFR □ I.I Bl.8 Maintain the horizontal rhvthm of the street wall TCC MU MFR v □ □ Bl.9 Provide a visual division between the street level and upper floors TCC MUMFR Iv □ Bl.IO Include continuous canopies, awnings or overhangs TCC MU □ □ I/ Bl.II Ensure aooropriate placement and materials for awnings or canopies TCC MU □ II/ Bl.13 Use windows to provide 'eves on the street' TCC MUMFR V □ □ Bl.14 Enhance the public realm TCCMUMFR v' □ Bl.15 Ensure sifmage reflects buildin,g scale, character, and materials TCC MU □ □ Iv' B.3 Buildine: Materials B3.l Enhance the public realm with h.i.Q:b QLtal.itv materials and detailing TCC MU MFR Iv □ □ B3 .2 Use materials consistently TCC MU MFR Iv' □ B3.3 Avoid the use of inappropriate materials TCC MUMFR Iv' □ □ B3.6 Use a mix of quality materials TCC MU MFR Iv □ □ B.4 Buildine: Colours B4.l Select aooropriate colours TCC MU MFR '" □ □ B4.2 Highlight architectural details, awnings, and entrances TCC MUMFR " □ □ B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR v □ □ B.5 Screenine: and Storae:e BS.I Locate and enclose trash, composting, and recycling to keep ~ □ □ out of site of general public TCC MUMFR B5.2 Screen mechanical equipment TCC MU MFR Iv □ □ B5.3 Avoid conflict with neill':hbouring properties TCC MU MFR I✓ □ □ B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR ',,/ □ □ Explain how the objectives for Building Fa9ades, Materials and Colour are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. The project is proposing new residential development (not existing building). There are also no new conopies, awnings, signage (other than main project signage). There is no commercial component. Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist ~ Town Centre Development Permit Area Guidelines Checklist M@MNfiM::SFM Meet Guidelines: Yes ~lffTlf'ilTil:: I • ID:IC■lt C.1 Public Outdoor Space and Hal"dscapes Cl.I Provide public outdoor space TCCMUMFR 1./1 Cl.2 Ensure public outdoor space is highly visible TCC MU MFR 1./1 Cl.3 Provide connections between buildings, sidewalks, and outdoor ~ open spaces TCC MUMFR Cl.4 Ensure universal access for all public spaces TCC MU MFR Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR V Cl.7 Design hardscape elements as part of the building TCC MU MFR I.J Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR IJ Cl.9 Provide public art TCC MU MFR v Cl.10 Ensure new elements complement existing TCC MU MFR " Cl.12 Provide smooth routes TCC MU MFR Cl.13 Ensure barrier-free access TCC MU MFR 1'1 C.2 Parking and Parking Lots C2.1 Provide required parking underground, where feasible TCC MU MFR I✓ C2.2 Screen large surface parking lots while maintaining surveillance TCC MUMFR I.J C2.3 Maximize pedestrian safety within parking lots TCC MU MFR Iv C2.4 Provide visible signage TCC MU MFR IV C2.5 Consider developing underground parking garages TCC MU MFR " C2.7 Locate parking lot equipment away from the public street TCC MUMFR j C.3 Lanes, Service and Loadin!!: Areas C3.l Use lanes for service, parking access and loading TCC MUMFR □ C3.2 Utilize Janes as secondary vehicular and pedestrian throughwavs TCC MU MFR □ C3.3 Strengthen visual access of the lane TCC MUMFR C3.5 Consider lanes as a community amenity TCC MU MFR C3.7 Locate loading and service areas away from the street front TCC MUMFR .., C3.8 Separate loading fr.om parking and pedestrian paths TCC MU MFR \) C3.9 Screen loading areas TCC MU □ C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR IJI C4.8 Maintain sight lines TCC MU MFR .JI No Not A licable I I □ □ □ □ □ □ □ □ D □ □ □ □ □ □ □ □ □ □ □ I I I I □ □ □ □ □ □ □ □ I\J □ I'- □ IV □ 1\/ □ □ □ □ V □ □ □ □ Explain how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. Underground parking/service access will be from Fraser Street. A courtyard/ cul-de-sac in between Phase 1 and 2 to create visual interest and a separation between the two buildings as well as to provide access to Phase 1 parkade. There is no lane on the project. Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines KEY GUIDELJNE CONCEPTS 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? ,d, • Consistent: Yes ~ No D Explain: The development is proposing a mixed of 1,2 and 3 bedroom units. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk ar~ as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes [YJ No D To enhance the urban realm and pedestrian oriented streetscape, we have incorporated the following: Explain: The entrances are visually prominent from the Fraser Street. The building entry is framed by a projecting entry statement with a large overhang supported by heavy timber post and expansive glass. The parkade entry is framed by wood trellis with heavy timber posts. The courtyard entry is also visible from Fraser Street. 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes D No 0 NIA D Explain: To the project north is an older low rise apartment. To the project south is a single family house and to the project east is a townhouse development. 4. Capitalize on Important Views d. Does proposed new d~elopment capitalize on mountain and/or river views? • Consistent: Yes t'.'J No D Not Applicable D e. Explain: Extensive glazing and balconies are provide in each unit to take advantage of natural light and views. Have the important vi~ of existing buildings been considered in relation to the proposed development? • Consistent: Yes b1 No D Not Applicable 0 Explain: Building is setback from the property line with extensive landscaping around the building. 5. Provide Private and Semi-Private Green Space f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes~ No D Explain: All units have access to private balconies or patio. A common outdoor amenity space is also proposed at the roof deck. Maple Ridge Town Centre 5 DP Part I: Key Guideline Concepts for the North & South View Precincts Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage storm_311-ter on site, and reference the architectural quality of the building(s)? • Consistent: Yes~ No D Explain: Extensive landscaping are proposed around the building to complement the overall design. Continuous trees along the north, east and south side will provide shading. All planlings are native adaptive, drought-tolerant and polllnator. 50% of storm runoff will be captured and infiltrated into the native soils. 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? ,...J • Consistent: Yes D No D Not Applicable C'.] Explain: There is no lane on the proposed site. The site is an infill site. The Vehicular access Is from Fraser Street servicing both the phase 1 and the phase 2 developments. Is required parking pr~ded underground? • Consistent: Yes[:{] No D Explain: All parking is provided underground. Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the North & South View Precincts 6 -\ ~ Town Centre Development Permit Area Guidelines Green Building Techniques M@i4iilffiuH'N A. Building Setbacks, Form, Mass, and Height Al.8 Al.11 A2.8 A2.9 Design flexible ground-floor un~paces in commercial and mixed-use buildings. • Consistent: Yes D No t:".J Explain: Not Applicable. The project is multi-family residential. Accommodate roof gar9ens, trellises, and green features. • Consistent: Yes ~ No D Explain: Planter boxes are proposed for the roof deck. Roof overhang with wood posts are provided at stairs and elevator for weather shelter on the roof deck. The building is surrounded by at-grade level landscaping, as well as stepped planters. Site bui'Jdings to capit~e on daylight and solar opportunities. • Consistent: Yes l.::'.".] No D Explain: The building is oriented along east-west and north-south with large windows for natural light exposure. Extensive glazing is proposed around the building to take advantage of the daylight access. Protect solar access to~rrounding buildings and minimize wind tunnel effects. • Consistent: Yes t:_j No D Explain: Extensive landscaping and tress are proposed along the property lines to reduce the wind tunnel effect. The upper floor of the proposed building is setback to reduce possible shadowing of the neighbour's buildings. B. Building Fa~ades, Materials, and Colour Bl.12 B2.l B2.2 B3.4 B3.5 Use exterior shading <!21ices to block summer sun. • Consistent: Yes t'.'.:...l No D Explain: All balconies are covered. Large roof eyebrow at the top of the building is proposed to provide shading. Design outdoor lightingJo minimize light pollution. • Consistent: Yes El No D Explain: Soffit lighting will be provided on the entry roof overhang, patio and balconies. Wall mount downlights will be proposed at vehicular driveway and outdoor walkways. All lights will conform to the City of Maple Ridge dark skies policy. Encourage energy effi_gfnt lighting. • Consistent: Yes t:".J No D Explain: Low energy consumption light fixtures (LED) will be used throughout the project interior and exterior. Select environmentallllesponsible building materials. • Consistent: Yes t:".J No D Explain: Recycled content products will be used where possible. Minimize the use ofu~stainable building materials. • Consistent: Yes t:_j No D Explain: V\lhere possible, locally produced materials and certified wood construction products are used to minimize unsustainable bullding materials. Maple Ridge Town Centre 7 Green Building Design Guidelines . Town Centre Development Permit Area Guidelines Green Building Techniques M@ffiiW.PM B3.7 Consider life-cycle co~ • Consistent: Yes~ No D Explain: More durable building products will be used to improve overall maintenance/ replacement timelines and reduce life cycle costs. C. Building Site Considerations Cl.5 Locate outdoor plaza~ capture the sun. • Consistent: Yes[{] No D Explain: An outdoor amenity space is proposed at roof deck to maximize sun exposure as long as possible during the day. Cl.11 Cl.14 C2.6 C2.8 C2.9 C2.10 C2.ll Use materials that are__pnctional, durable and include recycled or salvaged content. • Consistent: Yes t:J No D Explain: Recycled content products will be used where possible. Encourage use of infi_!!ption techniques. • Consistent: Yes[{] No D Explain: Three tier water management is proposed. 50% of runoff is to be captured and infiltrated, evapotranspired. Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes E:] No D Explain: Accessible parking stalls are located near the elevator lobby at each parkade level. Use permeable pave~t and infiltration devices on appropriate sites. • Consistent: Yes t{J No D Explain: Extensive landscaping and open joint paver is proposed around the building. Provide shade trees ang,landscaping. • Consistent: Yes~ No D Explain: Extensive shaded trees/ landscaping are provided around the building. Provide secure and sheltered bi~cle storage facilities for short-term uses. • Consistent: Yes D No ~ Explain: Short term bicycle racks are proposed by the building entry for visibility and security. Provide long-term bi~le parking. • Consistent: Yes t{J No D Explain: Long-term bicycle storage is proposed in a secured room within the secured parkade. Maple Ridge Town Centre Green Building Design Guidelines 8 Town Centre Development Permit Area Guidelines Green Building Techniques C2.12 Provide end-of-trip facilities. • Consistent: Yes D No G2f C3.4 Explain: Not applicable. Minimize impervious~ving of the lane. • Consistent: Yes b'] No D Explain: Permeable pavers are proposed at drivway, cul-de-sac and surface visitor parking stalls. C3.6 Respect existing grades. • Consistent: Yes G1 No D Explain: All existing grades are respected and maintained. C4.l Plant street trees. • Consistent: Yes G1 No D Explain: Street trees are proposed. Secondary line of trees are also proposed along the front of property line. C4.3 Minimize use of high maintenance plants. • Consistent: Yes G1 No D Explain: Native adaptive, drought-tolerant and pollinator plantings are proposed. C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes blJ' No D C4.5 C4.6 Explain: As above, native adaptive, drought-tolerant and pollinator plantings are proposed. Consider the inclusion of com~ity gardens. • Consistent: Yes D No l:{j Explain: No community garden is proposed in this phase. Design and place landscape to facilitate year round moderation of the internal building climate. • Consistent: Yes 0 No D Explain: Deciduous trees are provided on the south side to provide shade in summer and allow sunlight through in winter. C4.7 Minimize erosion potential. • Consistent: Yes 5Zf No D Explain: Extensive use of landscaping and retaining walls will control surface water runoff and minimize erosion. Maple Ridge Town Centre Green Building Design Guidelines JI 9 C4.9 C4.10 C4.ll Town Centre Development Permit Area Guidelines Green Building Techniques Provide adequate landscape maintenance. • Consistent: Yes {L] No D Explain: Irrigation will be provided. All landscaping area will be easily accessible for maintenance. Consider incorporatin_.&_landscape plantings for green features. • Consistent: Yes 'k'.'.:...1 No D Explain: Large landscaping area of drought resistant, native species are utilized to minimize irrigation requirements and allow for a larger permeable footprint. Incorporate low impact stonnwater features. • Consistent: Yes 0 No D Explain: 50% of storm runoff is to be captured and infiltrated into the native soils. C4.12 Consider rainwater collection for re-use. C4.13 C4.14 • Consistent: Yes D No.[] Explain: No rainwater is collect for re-use in this project. Use natural plantings ~d green space to support habitat. • Consistent: Yes !{J No D Explain: Native adaptive, drought-tolerant and pollinator plantings are proposed. Retain existing mature !rees. • Consistent: Yes 0 No D Explain: The building footprint require all existing trees to be removed. Replacement tress conforming to City of Maple Ridge requirement will be provided. Maple Ridge Town Centre ~ 10 Green Building Design Guidelines JJ MAPLE RIDGE ~ Bnllsh Columbia ADP Submission Checklist mapleridge.ca Application No. ______________ File Manager Wendy Cooper (senior planning technician) This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure fo~ submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File Manager or the Planning Liaison to the ADP. Project Architect c3_"_: ___ _ Prepared by:~ ---.. Sign Brian I. Shigetomi, Architect, AIBC 2018/10/29 Print name Date Submission Requirements: Submission Materials Required Provided (File Manager to Indicate If required) A. ADP Submission Form (Submitted and signed by Architect) □ '21 B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) □ g 2. Architectural and Landscaping Design rationale □ g (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance □ g b. DP Guideline Compliance □ \21 c. Stormwater management strategy with emphasis on Tier A □ ~ requirements integrated into landscaping plans d. Public Art/ Amenities, etc. □ \21 e. Sustainability practices □ 0 f. Other □ □ C. Site and Neighbourhood Context 1. Context Plan -Existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other □ g major features within the site, on the abutting properties and along the road allowances/ lanes. 2. Photographs of site and surroundings. □ \21 D. Develo~ment Permit Area Checklist (Note: The Architect is responsible to describe how the project complies □ 9 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{sl): 1. Site Plan and layout □ g 2. Site sections □ □ 3. Streetscape elevation □ g 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 □ &I 8. Waste collection /recycling (inside of buildings) □ □ 9. Storage, including bicycle storage (inside and outside) □ &I 10. Building elevation (all sides) □ g 11. Signage (attached to building and free standing) □ □ 12. Colours and materials □ &f 13. Material board □ g 14. Building sections □ g 15. 3D renderings of the site and/or building(s) with associated landscaping □ □ F. landsca~ing Plans: 1. Landscaping plan and layout with specifications and planting □ g details 2. Landscaping details, including locations for public art, signage, □ g lighting, play and other amenity areas 3. Waste collection /Recycling (exterior areas/structures) □ □ 4. Details for pedestrian and amenity features being provided □ g 5. Details for hard surfacing areas/ patterns □ &I 6. Tree retention and management plan □ &I 7. Site sections to show lot grading, drainage, landscaping and □ □ 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 □ &f G. Green BuildinglSustainabilitv initiatives □ □ H. Other □ □ □ □ Rev. December 2017 MAPLE RIDGE I~ i'®i§Hlh... DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RM-2 Date Prepared 2018108123 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 n/a SETBACKS (in metres) Front 7.5m Rear 7.5m Side #1 (N ,S,E, or W) 7.5m (north) Side #2 (N,S,E, or W) 7.5m (south) Side #3 (N, S, E or W) SETBACKS -Underground Structures (in metres) Front 3.0m Rear 1.5m Side #1 (N,S,E, or W) 1.5m Side #2 (N,S,E, or W) 1.5m Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal 15m, 4 storey 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 ) I nstitutiona I Industrial TOT AL GROSS FLOOR AREA * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Proposed (Complies or state variance needed) 3,542 sm (38,128 sf) n/a n/a 3,542 sm (38,128 sf) 54% 6.0m 6.0m 10,7m 6.0m 6.0m 1.6m 10.7m 6.0m 20.2m, 5 storey n/a 12 35 10 57 5999 sq. m 5999 sq. m ....... ( Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 162,8 unit/ ha # of units/ha (net) 162.6 unit/ ha Gross Floor Area 5999 sq. m Floor Space Ratio (net) 1.8 1.46 (5,165 sq. m) AMENITY SPACE (area in square metres) Common Activity Area 25 sm I 294 sq. m Useable Open Space 220.7 sm (2375.6 sf) 900 sq. m PARKING (number of sp·aces) Residential and Multi-Residential Uses 85.5 90 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 11.4 12 stalls TOTAL NUMBER OF PARKING SPACES 96.9 102 stalls Number of total for disabled 2 2 Number of total (and %) small cars 10 I 10 % 0 Number of total (and%) tandem spaces I 10 % TOTAL OFF STREET LOADING SPACE(S) n/a n/a BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 14 18 Long Term Bicycle Parking 17 18 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site l no I Tree Survey/ Assessment Provided I yes Watercourse/Steep Slopes I no I Covenants, Stat ROW & Easements I yes I hereby certify that all the above information is true and correct. I acknowledge that any error or omissions are the sole responsibility of the undersigned and not the Development and Environmental Services Department. Prepared by: Brian Shigetomi Print Name (Please print form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. Town Centre Development Permit Area Guidelines North and South View Precincts Pursuant with Section 8.11 of the Official Community Plan , development in the Town Centre will be assessed against the following form and character and green building design guidelines. The guidellnes apply to Ground- Oriented Mufti Family; Low-Rise Apartment; Medium & High-Rise Apartment; Flexible Mixed-Use; Town Centre Commercial; Port Haney Multi-Family, Commercial & Waterfront; and Port Haney Heritage Adaptive Use. See the guidelines in Section 8.11 of the Official Community Plan for a detailed list and descriptions of development permit area guidelines. These guidelines are intended to aid in the review of development permits in the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed for consistency with the guidelines by the Planning Department and the Advisory Design Panel. In the checklist, you are only required to address the guidelines with the icon that relates to your project: TCC = Town Centre Commercial (commercial developments only) MU = Mixed-Use (ground-oriented developments, with commercial on the ground level and either offices or residential above) MFR = Multi-Family Residential (ground-oriented developments and low-rise, medium-rise, and high-rise apartments) Precinct Key Guidelines and Green Building Design Guidelines must also be completed for projects within the Town Centre. Development and Design Objectives The following summarizes the development and design objectives for each section on the following checklist. A. Building Setbacks, Form, Mass and Height • To promote a cohesive building style and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form, mass, and height. • To help define the street and sidewalk areas as active public spaces. B. Building Fa9ades, Materials and Colour • To ensure additions, renovations and/or new Infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fa9ade elements create a pleasing composition compatible with surrounding buildings, commercial and neighbourhood character. • To enhance the architectural and massing concepts of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. • To screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial and mixed-used buildings maintain an attractive appearance to the street. C. Building Site Considerations • To ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. • To provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of streets In the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhood. • To ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestrian-oriented quality of the Town Centre. • To facilitate off-street parking and car storage at the rear of commercial and mixed-use buildings to maintain street inter-connectivity, traditional use of the lane as a service street, and to provide a secondary vehicular and pedestrian lhroughway In the Town Centre. • To ensure service loading and mechanical equipment is designed to protect the surrounding businesses and residential areas from unsightly, noisy and noxious environments. Maple Ridge Town Centre Development Permit Area Guidelines 1 Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes '~--.. 1:1111frtliU ..... "T:i ift:l'w!--~.&.!II fl..lliif"H:•·,: ..... , .:,,. ·, .. ''" ~-T' ~-~ ~~" ~ --" ·-· A.1 B11ildin2 Mass and Form Al.I Maintain the mass and scale of buildings TCC MU MFR Iv' Al.2 Enhance the block with comer commercial buildings TCC MU Al.3 Accent comer buildings TCC MU MFR Al.4 Use pedestrian-scale desi!ffi elements TCC MU v' Al.5 Feature pedestrian amenities TCC MU MFR ,✓ Al.6 Design large buildings into smaller modules TCC MU MFR Al.7 Accommodate street-fronting units TCC MU MFR " Al.9 Ensure annrooriate roof pitch TCC MU MFR Al.IO Use design elements to reduce roof mass and scale TCC MU MFR .J A.2 Buildin2 Hei2hts A2.l Varv building heights TCC MU MFR ✓ A2.2 Maintain aliiwmeot of architectural features TCC MU MFR \J A2.3 Integrate taller buildin_gs TCC MU MFR A2.4 Step back taller buildings TCC MU MFR I\/ A2.5 Match building beiehts at the end of blocks TCC MU MFR A2.6 Manage phased development TCC MU MFR ✓ A2.7 Protect views TCC MU MFR IV A.3 Bui1din2 Setbacks A3.l Place buildings to reinforce sidewalk activity TCC MU MFR I✓ A3.2 Situate bujlding entrances for visibility TCC MU MFR Iv A3.3 Provide adequate throughways and Lighting TCC MU MFR I'-' A3.4 Provide clear sight lines from building foyers and lobbies to allow 0' visual surveillance TCC MU MFR A3.5 Separate residential entrances from commercial entrances MU A3.6 Respect existing buildings TCC MU MFR IV A3.7 Distin.ITTlish entrances with arrival areas and courtyards TCC MU MFR I.J A3.8 Locate ramps and entrances in areas that are l1ighly visible TCC MU MFR hi No Not Appl_icable -· , ... □ □ " □ ✓ □ □ □ □ I.J □ □ Iv' □ □ □ I I □ I I \J □ I I ,v □ □ □ □ □ □ □ □ I l □ □ □ Iv □ □ □ □ □ Explain how the objectives for Building Setbacks, Form, Mass and Height are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. Maple Ridge Town Centre 2 .Development Permit Area Guidelines Checklist ~ M 1MM3iiMtU+M Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No Not Applicable '.A~::J":-(TTI['irITf!ll ~H~: I •1~"111.'J~: 'IU"4f,:fi.~ , 11KnfJit1II~'..•,•·~ ~-£:.--~t~~''l;?'~·,.7,:::.: .. -.,,.. 5::;~•-~~ -.. , -~ 1'•--~ B.1 Building Fa~adc Bl.I Address both sides of the block with corner commercial buildings TCC MU □ 1£ Bl.2 Orient main entrances to face the sidewalk TCC MU MFR 1,/ □ Bl.3 Locate windows, doors, and entrv features at the street level TCC MU MFR 1,/ □ □ Bl.4 Use a mix of common facade oatterns and elements TCC MU MFR V □ Bl.5 Reflect original facades and building scale TCC MU MFR □ □ IV Bl.6 Respect original architectural elements TCC MU MFR □ □ ~ Bl.7 Respect old and new design TCC MU MFR □ ~ Bl.8 Maintain the horizontal rhvthm of the street wall TCC MU MFR " □ □ Bl.9 Provide a visual division between the street level and upper floors TCC MU MFR " □ Bl.IO Include continuous canopies awnint?S or overhangs TCC MU □ I I v Bl.II Ensure annrooriate placement and materials for awnings or canopies TCC MU I I v Bl.13 Use windows to provide 'eves on the street' TCC MU MFR ✓ □ Bl.14 Enhance the public realm TCC MU MFR ✓ I I Bl.15 Ensure simtage reflects building scale, character, and materials TCC MU I I V B.3 BuiJdinl?" Materials B3.l Enhance the oublic realm with high quality materials and detailing TCC MU MFR v I I □ B3.2 Use materials consistently TCC MU MFR ~ I I □ B3.3 A void the use of inappropriate materials TCC MU MFR ~ □ B3.6 Use a mix of quality materials TCC MU MFR I" □ □ B.4 Builctin2 Colours B4.l Select aooropriate colours TCC MU MFR Iv' □ B4.2 Highlight architectural details, awnings, and entrances TCC MU MFR 1'-' I I B4.3 Ensure a cohesive, consistent colour palette TCC MU MFR Iv I I B.5 Screcninl? and Storage BS.I Locate and enclose trash, composting, and recycling to keep ~ □ □ out of site of general public TCC MU MFR B5.2 Screen mechanical equipment TCC MU MFR IV □ □ B5.3 Avoid conflict with neighbouring properties TCC MU MFR IV □ B5.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR 1-./ □ □ Explain how the objectives for Building Fayades, Materials and Colour are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. The project is proposing new residential development (not existing building). There are also no new canopies, awnings, signage (other than main project signage). There is no commercial component. Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No Not Aoolicable .;.ril(;:·:J:min .. , '~~---"' 11'•---111 1::.111t:ilil!IL -~ ,...,,:•i:~~-1-;--t .;J!'·, :i"',3;;;;;:~2~ )~1 f:cJ::3~:\J~~_:-:l:;'::" C.1-Public Outdoor Space and Hardscaoes Cl.I Provide public outdoor space TCC MU MFR IJI □ Cl.2 Ensure public outdoor space is highly visible TCC MU MFR IJI □ Cl.3 Provide connections between buildings, sidewalks, and outdoor ~ □ □ open spaces TCC MU MFR Cl.4 Ensure universal access for all public spaces TCC MU MFR v □ Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR V □ □ Cl.7 Design hardscape elements as part of the building TCC MU MFR " □ Cl.8 integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR ../ □ □ Cl.9 Provide public art TCC MU MFR v □ □ Cl.IO Ensure new elements complement existing TCC MU MFR " □ Cl.12 Provide smooth routes TCC MU MFR Iv □ Cl.13 Ensure barrier-free access TCC MU MFR 1,..1 □ C.2 Parking and Parking Lots C2.l Provide required parking underground, where feasible TCC MU MFR I✓ □ C2.2 Screen large surface parking lots while maintaining surveillance TCC MU MFR .,j C2.3 Maximize pedestrian safety within oarlcine; lots TCC MU MFR 1-.1 □ C2.4 Provide visible sitmae;e TCC MU MFR 'v □ C2.5 Consider developing underground parking garages TCC MU MFR IV □ □ C2.7 Locate parking lot equipment away from the public street TCC MU MFR I □ □ C.3 Lanes, Service and Loading: Areas C3.l Use lanes for service, parking access and loadio_g TCC MU MFR " C3.2 Utilize lanes as secondary vehicular and pedestrian throughways TCCMU MFR □ v C3.3 Strengthen visual access of the lane TCCMU MFR □ □ .,j C3.5 Consider lanes as a community amenity TCC MU MFR □ □ " C3.7 Locate loading and service areas away from the street front TCC MU MFR " □ C3.8 Separate loading from parking and pedestrian paths TCC MU MFR " C3.9 Screen loading areas TCC MU V C.4 Street Trees and Landscape C4.2 Use the right species TCC MU MFR IJI □ □ C4.8 Maintain sight lines TCC MU MFR v1 Explain how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable", explain why the guideline does not apply to your project or why it cannot be met. Underground parking/service access will be from Fraser Street. A courtyard/ cul-de-sac in between Phase 1 and 2 to create visual interest and a separation between the two buildings as well as to provide access to Phase 1 parkade. There is no lane on the project. Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist I Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines KEY GUIDELINE CONCEPTS 1. Promote North and South View as Distinctive, Highly Liveable Multi-Family Neighbourhoods a. Does proposed development help to establish the precinct as a residential area with a mix of housing types at varying densities? .d, • Consistent: Yes~ No D Explain: The development is proposing a mixed of 1,2 and 3 bedroom units. 2. Create Pedestrian-Friendly, Ground-Oriented, Multi-Family Community b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk ar~ as active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes ~ No D To enhance the urban realm and pedestrian oriented streetscape, we have incorporated !he following: Explain: The entrances are visually prominent from the Fraser Street. The building entry Is framed by a projecting entry statement with a large overhang supported by heavy limbe r post and expansive glass. The parkade entry is framed by wood trellis with heavy Umber posts. The courtyard entry is also visible from Fraser Street. 3. Maintain Cohesive Building Styles c. Is there consistency with other new buildings in the precinct in terms of architecture, building setbacks, form, mass, and height? • Consistent: Yes D No 0 NIA D Explain: To lhe project north is an older low rise apartment. To the project south is a single family house and to the project east is a townhouse development. 4. Capitalize on Important Views d. e. Does proposed new d::7!lopment capitalize on mountain and/or river views? • Consistent: Yes I{.] No D Not Applicable D Explain: Extensive glazing and balconies are provide in each unit to take advantage of natural light and views. Have the important vi~ of existing buildings been considered in relation to the proposed development? • Consistent: Yes G1 No D Not Applicable D Explain: Building is setback from the property line with extensive landscaping around the building. 5. Provide Private and Semi-Private Green Space f. Does proposed development include front and back courtyards (in multi-family developments) and incorporate universal access, reduce vandalism, and increase safety in the design? • Consistent: Yes b'.'.'.f o D Explain: All units have access to private balconies or patio. A common outdoor amenity space is also proposed at the roof deck. Maple Ridge To11111 Cemre 5 DP Part/: Key G11ideli11e Concepts for the North & South View Precincts f Town Centre Development Permit Area Guidelines North and South View Precinct Key Guidelines 6. Provide Climate Appropriate Landscaping and Green Features g. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage storm~ter on site, and reference the architectural quality of the building(s)? • Consistent: Yes l::'.'.] No D Explatn: Extensive landscaping are proposed around the building to complement the overall design. Continuous trees along the north, east and south side will provide shading. All plantings are native adaptive, drought-tolerant and pollinator. 50% of storm runoff will be captured and infiltrated into the native soils. 7. Maintain Street Interconnectivity h. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? ...,../ • Consistent: Yes D No D ot Applicable~ Explain: There is no lane on the proposed site. The site is an infill site. The Vehicular access is from Fraser Street servicing both the phase 1 and the phase 2 developments. i. Is required parking pr~ded underground? • Consistent: Yes b'.] No D Explain: All parking is provided underground. Maple Ridge Town Centre DP Part 1: Key Guideline Concepts for the North & South View Precincts 6 Town Centre Development Permit Area Guidelines Green Building Techniques A. Building Setbacks, Form, Mass, and Height Al.8 Al.11 A2.8 A2.9 Design flexible ground-floor un~paces in commercial and mixed-use buildings. • Consi tent: Yes O No r:J Explain: Not Applicable. The project is multi-family residential. Accommodate roof gan}ens, trellises, and green features. • Consi tent Yes~ No 0 Explain: Planter boxes are proposed for the roof deck. Roof overhang with wood posts are provided at slairs and elevator for weather shelter on the roof deck. The building is surrounded by at-grade level landscaping, as well as slepped planters. Site buildings to capit~e on daylight and solar opportunities. • Consistent: Yes~ No D Explain: The building is oriented along east-west and north-south with large windows for natural light exposure. Extensive glazing Is proposed around the bllllding to take advantage of the daylight access. Protect solar access to!_PITounding buildings and minimize wind tunnel effects. • Consistent: Yes~ No D Explain: Extensive landscaping and tress are proposed along the property lines lo reduce the wind tunnel effect. The upper floor of the proposed building is setback to reduce possible shadowing of the neighbour's buildings. B. Building Fa1yades, Materials, and Colour Bl.12 B2.1 B2.2 B3.4 B3.5 Use exterior shading ~ices to block summer sun. • Consistent: Yes t:J No D Explain: All balconies are covered. Large roof eyebrow at the top of the building is proposed to provide shading. Design outdoor lighti~o minimize light pollution. • Consistent: Yest'.] No 0 Explai n: Soffil lighting will be provided on the entry roof overhang, pallo and balconies. Wall mount downlights will be proposed at vehicular driveway and outdoor walkways. All lights will conform to lhe City of Maple Ridge dark skies policy. Encourage energy effi~nt lighting. • Consistent: Yes r:J No 0 Explain: Low energy consumption light fixtures (LED) will be used throughout the project interior and exterior. Select environmentallr.zesponsible building materials. • Consistent: Yes r:J No 0 Explain: Recycled content products will be used where possible. Minimize the use ofu~stainable building materials. • Consistent: Yes t:] No 0 Explain: Where possible, locally produced materials and certified wood construction products are used to minimize unsustainable building materials. Maple Ridge Town Centre 7 Green Building Design Guidelines B3.7 Town Centre Development Permit Area Guidelines Green Building Techniques Consider life-cycle co~ • Consistent: Yes~ No 0 Explain: More durable building products will be used to improve overall maintenance/ replacement timelines and reduce life cycle costs. C. Building Site Considerations Cl.5 Locate outdoor plaza~ capture the sun. • Consistent: Yes ~ No 0 Explain: An outdoor amenity space is proposed at roof deck to maximize sun exposure as long as possible during the day. Cl.11 Cl.14 Use materials that are fjmctional, durable and include recycled or salvaged content. • Consistent: Yes E'.J No D Explain: Recycled content products will be used where possible. Encourage use ofinfi~tion techniques. • Consistent: Yes t{J No 0 Explain: Three tier water management is proposed. 50% of runoff is to be captured and infiltrated, evapotranspired. C2.6 C2.8 C2.9 C2.10 C2.11 Locate adequate priority parking in visible areas convenient to entrances. • Consistent: Yes~ No 0 Explain: Accessible parking stalls are located near the elevator lobby at each parkade level. Use penneable pavem_!Pt and infiltration devices on appropriate sites. • Consistent: Yes l{J No D Explain: Extensive landscaping and open joint paver is proposed around the building. Provide shade trees anc}landscaping. • Consistent: Yes El No D Explain: Extensive shaded trees/ landscaping are provided around the building. Provide secure and sheltered bi_2cle storage facilities for short-term uses. • Consistent: Yes O No l{J Explain: Short term bicycle racks are proposed by the building entry for visibility and security. Provide long-term bi~le parking. • Consistent: Yes E'.'.'...1 No D Explain: Long-term bicycle storage is proposed in a secured room within the secured parkade. Maple Ridge Town Centre Green Building Design Guidelines JI 8 Town Centre Development Permit Area Guidelines Green Building Techniques C2.12 Provide end-of-trip facilities. • Consistent: Yes D No G'.f' C3.4 Explain: Not applicable. Minimize impervious~ving of the lane. • Consistent: Yes [ii No D Explain: Permeable pavers are proposed at drivway, cul-de-sac and surface visitor parking stalls. C3.6 Respect existing grades. • Consistent: Yes G'.f' No D Explain: All existing grades are respected and maintained. C4. l Plant street trees. • Consistent: Yes G1 No D Explain: Street trees are proposed. Secondary line of trees are also proposed along the front of property line. C4.3 Minimize use of high maintenance plants. • Consistent: Yes G1 No D Explain: Native adaptive, drought-tolerant and pollinator plantings are proposed. C4.4 Maximize the use of native and climate appropriate species. • Consistent: Yes [J' No D C4.5 C4.6 Explain: As above, native adaptive, drought-tolerant and pollinator plantings are proposed. Consider the inclusion of comm~ity gardens. • Consistent: Yes D No I:{] Explain: No community garden is proposed in this phase. Design and place lan~ape to facilitate year round moderation of the internal building climate. • Consistent: Yes bll No D Explain: Deciduous trees are provided on the south side to provide shade in summer and allow sunlight through in winter. C4.7 Minimize erosion potential. • Consistent: Yes 5ZJ' No D Explain: Extensive use of landscaping and retaining walls will control surface water runoff and minimize erosion. Maple Ridge Town Centre 9 Green Building Design Guidelines • C4.9 C4.10 C4.ll C4.12 C4.13 C4.14 Town Centre Development Permit Area Guidelines Green Building Techniques Provide adequate landscape maintenance. • Consistent Yes {L] No D Explain: Irrigation will be provided . All landscaping area will be easily accessible for maintenance. Consider incorporati1:&_landscape plantings for green features. • Consistent: YesfJ No 0 Explain: Large landscaping area of drought resistant, native species are utilized to minimize irrigation requirements and allow for a larger permeable footprint. Incorporate low impa;:;t,stormwater features. • Consistent: Yes~ No 0 Explain: 50% of storm runoff is to be captured and infiltrated into the native soils. Consider rainwater collection for re-use. • Consistent: Yes D No{ZJ Explain: No rainwater is collect for re-use in this project. Use natural plantings !J:d green space to support habitat. • Consistent: Yes ~ No D Explain: Native adaptive, drought-tolerant and pollinator plantings are proposed. Retain existing matur~rees. • Consistent: Yes 0 No D Explain: The building footprint require all existing trees to be removed. Replacement tress conforming to City of Maple Ridge requirement will be provided. Maple Ridge Town Centre Green Building Design Guidelines r -atelier pacific architecture inc. Aug 24, 2018 City of Maple Ridge Planning Department 11995 Haney Place Maple Ridge, BC, V2X 6A9 Attn: Wendy Cooper Re: 11731 Fraser Street, Maple Ridge, B.C. DESIGN RATIONALE The proposed project conforms to the development and design principles of specificity, place-making, community building and a denser, urban environment as outlined in the Maple Ridge Official Community Plan, the North and South View Development Permit Area Guidelines for residential buildings as well as Town Centre Development Permit. CONTEXT The proposed site is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: To the north, by a low-rise apartment, To the east by Fraser Street and a multi-family townhouse, To the west by 224th Street and the vacant Phase-1 site, To the south, by a single family house. This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser street. The residential main entry is at Fraser Street. Existing topography is respected; the development follows the lines of the land. Design and siting of buildings prospects access to natural features and views, enhancing privacy and livability. Natural landscaping and species are proposed. BUILDING SITE CONSIDERATIONS #111 -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com brian sh igetomi I architect aibc aaa saa oaa raic A atelier pacific architecture inc. -The proposed project will be rezoned from RM-1 to RM-2 zoning and would contain 57 residential units. The buildings will share an internal cul-de sac with the PHASE-1 building. It will be surrounded by landscaping and outdoor amenity space. The building will have underground parking with access from Fraser Street. The 'L' shaped building stretches in an east/ west direction and north/ south direction with front entry facing Fraser Street. The indoor amenity is facing the cul-de-sac on the main floor. The outdoor amenity is located on the roof deck. The building consists of 1, 2 and 3 bedrooms, with all units having access to private balconies. A portion of the units are designed to adaptive housing standards. BUILDING SETBACKS. FORM. MASS AND HEIGHT Form of development proposes a 5 storey residential apartment with a building entry with direct access to grade. The building is designed to front onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors which are further elaborated in the Architectural Aesthetics. A large outdoor amenity area will be provided on the roof deck with seating and play area surrounded by landscaping planters. Roof canopies with wood posts are proposed at stairs and elevator entry to provide weather protection. The landscaping treatment around the building will be used to break the building's verticality. Underground parking access will be from the Fraser Street. Phase 1 and 2 buildings are located around a courtyard/cul-de-sac to provide visual interest and a separation between the two buildings as well as access to Phase 1 parking and residents drop off. A secondary pedestrian entry with security fob is also provided from the cul-de-sac. The 5 storey building utilizes the following architectural massing strategies: 1. Setback the upper storey to reduce the overall mass/ height facing Fraser Street and along the north side facing the adjacent residential development. 2. Building facade is stepped to create articulation and interest 3. The stepped facade is clad in three different coloured exterior wall panels/ sidings to create hierarchy a. Horizontal siding in wood tone and grained for the main space b. White panel to help separate and provide contrast to the horizontal siding. c. Grey panels for the recessed balconies #111 -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpacific.com tman shigetorni I architect aibc aaa saa oaa raic A atelier pacific architecture inc . • 4. Glass Guardrail with horizontal wood slats to help reduce the verticality of the building and add another detail to the design palette. 5. Large roof eyebrow at the top floor to provide shading and warmth. BUILDING FACADE, MATERIALS AND COLOUR The architectural aesthetics of the proposed project takes its cues from the architectural style/ language of West Coast contemporary. It uses a simple, yet elegant 5-story building form. The top floor massing is set back from the main building fa~ade along Fraser Street and project access road. This creates a visual reduction in massing while providing articulation and hierarchy of building elements. Although contemporary elements are part of the inspiration, the proposed architectural language uses a combination of tactile, warm elements in materials such as cultured stone, wood tone cement board, and perimeter landscaping to provide warmth and west coast flavour to the design. There is an extensive use of glazing around the building where to take maximum advantage of natural light as well as views. The building entrance is clearly marked with storefront glazing and a large overhang supported by wood post. ADAPTABILITY-INCREMENTAL GROWTH AND CHANGING MARKET TRENDS Form of development proposes a 5 storey apartment building consisting of 1, 2 and 3 bedroom units (approximately 600sf-1,480sf) with 2 levels underground parking to accommodate a varied demographic, including seniors and young families. WATER EFFICIENCY The site will be developed to manage storm water run-off by utilizing active rainwater collection and storm water catchment techniques. Run off will captured and infiltrated, evapotranspired. Permeable pavers are proposed at driveways, cul-de-sac and surface visitor parking stalls to slow storm water and allow more infiltration to occure. Non-permeable areas will be minimized and new planting and ground cover will be provided. Where permeable surfaces are not possible, paved areas will be sloped towards landscape areas to allow run off to filter through the soil instead of being drained through catch basins. The landscape design uses native, adaptive, drought- tolerant and pollinator plants that require minimum irrigation after establishment. Within the building, low flow fixtures will be specified. #711 -3823 henning drive burnaby, be canada v5c 6p3 t 604.662.8689 I f 604.662.8655 infa@atelierpacific.com I www.atelierpacific.com brian sll1getom1 I architect aibc aaa saa oaa raic .-: PfiOJECJ TEAM PIRECJPBY OWNER: ATTERRA DEVELOPMENT INC. ARCHITECT: ATELIER PACIFIC ARCHITECTURE INC. LANDSCAPE CONSULTANT: PMG LANDSCAPE ARCHITECTS. CIVIL CONSULTANT: R.F. BINNIE & ASSOCIATES LTD. GEOTECHNICAL CONSULTANT: GEOPACIFIC CONSULTANTS SURVEYOR: TERRA PACIFIC LAND SURVEYING LTD. ARBORIST: GIVE AND TAKE TREE SERVICE ARCHCIECJVRAL PBAWJNG UST; DP0.1 DP 0.2a DP0.2b DP 0.2c DP0.3 DPD.4 DP 1.1 DP2.1 DP2.2 DP2.3 DP2.4 DP2.5 DP2.6 DP2.7 DP3.1 DP3.2 DP4.1 DP4.2 DPS.1 DPS.2 DPS.3 DPS.4 DPS.5 CONTEXT/AERIAL SITE PLAN DESIGN RATIONALE, CONTEXT/SITE PHOTOGRAPHS DESIGN RATIONALE, CONTEXT/SITE PHOTOGRAPHS ARCHITECTURAL AESTHETICS SHADOW ANALYSIS PROJECT DATA SITE PLAN SHOWING PHASE-1 &2 FLOOR PLAN -PARKING LEVEL P2 FLOOR PLAN -PARKING LEVEL P1 FLOOR PLAN -LEVEL 1 FLOOR PLAN -LEVEL 2-4 FLOOR PLAN -LEVEL 5 ROOF PLAN FLOOR PLAN -ADAPTABLE UNIT ELEVATION -EAST & NORTH ELEVATION -WEST & SOUTH SECTIONS SECTIONS STREETSCAPE COLORED ELEVATIONS, COLOR/MATERIAL LEGEND COLORED ELEVATIONS, COLOR/MATERIAL LEGEND PERSPECTIVE RENDERING PERSPECTIVE RENDERING -- DEVELOPMENT PERMIT SUBMISSION Date: AUGUST 29, 2018 .Proposed Res id~ ntial Develo p ment (Ph~se-2) 11 731 FR ASER STREET, MAP.LE RIDGE, B.C. ATTEARA DEV.ELOPM ENT INC_ ATELl~R PACIFIC •AR.CHITE,9-TUR.E INC. . u C: a, '-:::::, .,J u a, .,J .s:::. u '-It) . \ .. .,., CJ '-a, -a, .,J It) >- en 0 w er: Q_ w er: Q_ DP 0 .0 COVER PAGE -.;; .. ,t .. - A a r ; -. Proposed _Residential Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. Al 11'".!I IQT 'JO .,Oi A NORTH DP 0.1 CONTEXT/AERIAL SITE PLAN .. DESIGN RATIONALE The proposed project conforms to the development and design principles of specificity, place- maki_ng, commu~ity building and a denser, urban environment as outlined in the Maple Ridge Official Community Plan, the North and South View Development Permit Area Guidelines for residential buildings as well as Town Centre Development Permit. CONTEXT The proposed site is located on Fraser Street, south of North Avenue. The land parcel is within the Town Centre Area and currently vacant. The properties are bordered by: To the north, by a low-rise apartment, To the east by Fraser Street and a multi-family townhouse, To the west by 224th Street and the vacant Phase-1 site, To the south, by a single family house. This Development Permit will propose the second phase of the overall project which is a 5 storey apartment building with 2 storey underground parking, which connects to the parkade of Phase I. The project is an infill site. Access will be from Fraser street. The residential main entry is at Fraser Street. Existing topography is respected; the development follows the lines of the land. Design and siting of buildings prospects access to natural features and views, enhancing privacy and livability. Natural landscaping and species are proposed. BUILDING SITE CONS!PERATIONS The proposed project will be rezoned from RM-1 to RM-2 zoning and would contain 57 residential units. The buildings will share an internal cul-de sac with the PHASE-1 building. It will be surrounded by landscaping and outdoor amenity space. The building will have underground parking with access from Fraser Street. The 'L' shaped building stretches in an east/ west direction and north/ south direction with front entry facing Fraser Street. The indoor amenity is facing the cul-de-sac on the main floor. The outdoor amenity is located on the roof deck. The building consists of 1, 2 and 3 bedrooms, with all units having access to private balconies. A portion of the units are designed to adaptive housing standards. BUILDING SETBACKS, FORM, MASS AND HEIGHT F~rm of development proposes a 5 storey residential apartment with a building entry with direct access to grade. The building is designed to front onto a public road through direct pedestrian access to the outside and through appropriate treatment of exteriors which are further elaborated in the Architectural Aesthetics. A large outdoor amenity area will be provided on the roof deck with seating and play area surrounded by landscaping planters. Roof canopies with wood posts are proposed at stairs and elevator entry to provide weather protection. The landscaping treatment around the building will be used to break the building's verticality. Underground parking access will be from the Fraser Street. Phase 1 and 2 buildings are located around a courtyard/cul-de-sac to provide visual interest and a separation between the two buildings as well as access to Phase 1 parking and residents drop off. A secondary pedestrian entry with security fob is also provided from the cul-de-sac. The 5 storey building utilizes the following architectural massing strategies: 1. Setback the upper storey to reduce the overall mass/ height facing Fraser Street and along the north side facing the adjacent residential development. 2. Building facade is stepped to create articulation and interest 3. The stepped facade is clad in three different coloured exterior wall panels/ sidings to create hierarchy a. Horizontal siding in wood tone and grained for the main space b. White panel to he Ip separate and provide contrast to the horizontal siding. c. Grey panels for the recessed balconies 4. Glass Guardrail with horizontal wood slats to help reduce the verticality of the building and add another detail to the design palette. 5. Large roof eyebrow at the top floor to provide shading and warmth. BUILDING FACADE, MATERIALS AND COLOUR The architectural aesthetics of the proposed project takes its cues from the architectural style / language of West Coast contemporary. It uses a simple, yet elegant 5-story building form. The top floor massing is set back from the main building fac;ade along Fraser Street and project access road. This creates a visual reduction in massing while providing articulation and hierarchy of building elements. Although contemporary elements are part of the Proposed Residential Oeve.lopment (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B;C. ATTERRA D.EVE.LOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. Al l~l l~T IJQ 1Jn1 A DP 0.2a DESIGN RATIONALE/ CONTEXT PHOTO inspiration, the proposed architectural language uses a combination of tactile, warm elements in materials such as cultured stone, wood tone cement board, and perimeter landscaping to provide warmth and west coast flavour to the design. There is an extensive use of glazing around the building where to take maximum advantage of natural light as well as views. The building entrance is clearly marked with storefront glazing and a large overhang supported by wood post. ADAPTABIUlY -INCREMENTAL GROWTH AND CHANGING MARKET TRENDS Form of development proposes a 5 storey apartment building consisting of 1, 2 and 3 bedroom units (approximately 600sf -1 ,480sf) with 2 levels underground parking to accommodate a varied demographic, including seniors and young families. WATER EFFICIENCY The site will be developed to manage storm water run-off by utiliz.ing active rainwater collection and storm water catchmenttechniques. Run off will captured and infiltrated, evapotranspired. Permeable pavers are proposed at driveways, cul-de-sac and surface visitor parking stalls to slow storm water and allow more infiltration to occure. Non-permeable areas will be minimized and new planting and ground cover will be provided. Where permeable surfaces are not possible, paved areas will be sloped towards landscape areas to allow run off to filter through the soil instead of being drained through catch basins. The landscape design uses native, adaptive, drought-tolerant and pollinator plants that require minimum irrigation after establishment. Within the building, low flow fixtures will be specified. Proposed Residential Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC, ATELIER PACIFiC ARCHITECTURE INC. DP 0.2b DESIGN RATIONALE/ CONTEXT PHOTO MARCH 21 ST (1 0:00AM) .... i MARCH 21 ST (2:00PM) MARCH 21 ST (4:00PM) tl;; JUNE 21ST (10:00AM) DEC 21ST (10:00AM) if, JUNE 21ST (2:00PM) DEC 21 ST (2:00PM) JUNE 21ST (4:00PM) DEC 21 ST (4:00PM) Proposed Residential Development (Phase-2) 11731 FRASE,R STREET,. MAP'LE RIDGE, ·e.C: ATTERR/1, DEVELOPMENT INC, ATELIER PACIFIC ARCHITECTUR-E IN.C f DP 0.3 SHADOW ANALYSIS PROJECT DATA: CIVIC ADDRESS: EXISTING ZONING: PROPOSED ZONING: PROPOSED LAND USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESIDENTIAL AREA GROSS: RESIDENTIAL AREA NET {FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): OUTDOOR AMENITY AREA: (1.0 sm/unit required) INDOOR COMMON AREA: USABLE OPEN SPACE: UNIT DISTRIBUTION: UNIT DISTRIBUTION: 1 BED/ 1 BED & DEN LEVEL 1 2 LEVEL 2 3 LEVEL 3 3 LEVEL 4 3 LEVEL 5 1 12 11731 FRASER STREET, MAPLE RIDGE RM-1 RM-2 MULTIPLE -UNIT RESIDENTIAL 38,128 sf (3,542 sm or 0.35 HA or 0.87 AC) 57 RESIDENTIAL UNITS 65.5 Units/ AC or 162.8 Units/HA 54% 64,568 sf (5,999 sm) 55,600 sf (5,165 sm, 1.46 FSR); 1.8 ALLOWED 3,168 sf (294 sm) 890 sf (82.7 sm) BALCONIES & ROOF DECKS -6,523 sf (606 sm) OUTDOOR AMENITY AREA -3,168 sf (294 sm) TOTAL -9,691 sf (900 sm) 1 BED/ 1 Bed & Den -12 2 BED/ 2 Bed & Den -35 3 BED -10 Total -57 2 BED/ 3 BED/ 2 BED & DEN 3 BED & DEN 7 2 7 2 7 2 7 2 7 2 35 10 57 SETBACK: FRONT (FRASER STREET): REAR (WEST SIDE): INTERIOR SIDE (NORTH): INTERIOR SIDE {SOUTH): HEIGHT: FSR: USABLE OPEN SPACE: PARKING: RESIDENTIAL (1.5 SPACE/UNIT ) VISITOR (0.2 PER UNIT) TOTAL: DISABLED PARKING STALL : BICYCLE PARKING LONG TERM (1 per 4 unit): SHORT TERM (6 per 20 units): REQUIRED VARIANCES: SETBACK: EAST SETBACK : 6.0m WEST SETBACK: 6.0m @ RESIDENTIAL SOUTH SETBACK: 6.0m REQUIRED/ ALLOWED : 7.5m 7.5m 7.5m 7.5m 4 STOREY, 15m 1.8 (21380.4 sf = 1986.30 sm) 20% (3,542 sm x 20%=708 sm) 57 units x 1.5 = 85.5 57 units x 0.2 = 11.4 96.9 2 57 units /4 = 14.25 57 units/ 20 x 6 = 17.1 FRONT ENTRY ROOF PROJECT: 2.lm INTO 6.0m SETBACK BUILDING HEIGHT: PROPOSED BUILDING HEIGHT IS 5 STOREY AT 20.2m; 5.2m ABOVE 15.0m MAX. HEIGHT. (EXCLUDING ELEVATOR PENTHOUSE) PROPOSED: 6.0m 6.0m@ RESIDENTIAL; 1.6m @ PARKADE 10.7m 6.0m 5 STOREY, 20.2m 1.43 FSR (54,867 sf ) 25% (9,691 sf or 900 sm) 102 2 18 18 Proposed Residential Development (Phase-2.) 11731 FRASER STREE't, MAPLE RiDGE, ~.C. ATTERR.~ QE.VE!-OPMEN1: l~C. ATELIER PACIFIC AR~HITECTURE INC. PROJECT DATA (CONSOLIDATE): CIVIC ADDRESS: PROPOSED ZONING: PROPOSED LAND USES: GROSS SITE AREA: UNIT YIELD TOTAL: UNIT DENSITY: LOT COVERAGE: RESIDENTIAL AREA GROSS: RESIDENTIAL AREA NET (FSR) (EXCLUDING COMMON AREA & CIRCULATIONS): UNIT DISTRIBUTION: 11718 224TH Street+ 11731 Fraser Street RM-2 MULTIPLE -UNIT RESIDENTIAL 50,006 sf (4,646 sm or 0.46 HA or 1.15 AC) 82 RESIDENTIAL UNITS 71.3 Units/ AC 82.7% 93,072 sf (8,647 sm) 78,314 sf (7,276 sm, 1.57 FSR); 1.8 ALLOWED 1 BED/ 1 Bed & Den -16 2 BED/ 2 Bed & Den -56 3 BED -10 Total -82 DP 0.4 PROJECT DATA I I 9 PHASE 1 BUILDING BLOCK 1 I I 'l , ·-·-. ·------- ,,, I ,,,.,,,.. ' ',,. '.8 a~--~~-•-- >, , .: ! I ' I _ _ _ •% SLe!'E lJP ' I \ )'\ I I ' SillEWALK i I . ! \ •. l . ·-· ·----------l-----·-· \ . . ' \ I \ I i PHASE 2 I BUILDING BLOCKi2 Level 1 = 34.01 m Parking 1 = 30.66 m Parking 2 = 27.23 m I ! I i i j i i Proposed ResJdenual Development (Ph.ase-2.) 11731 FRASER STREET, MAPLE RIDGE, EI.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. 41 l~lll':T ?0 ?01 A ◄ ITE ENTRY ':l' -~~ ~ ::t:,.. V) ~ V) 't'•,:,1 :tj ~ --, CK 2 RESIDENTIAL BBY@30.66m RKADE ENTRY 3~Jim r SSIBLE ROAD DEDICATION PROJECT NORTH SITE PLAN - I" FLOOR PLAN -PARKING LEVEL 2 ,-------------------------------------7-7 I I I I ~ ~ , , ' MI vi I I I I -0 ---------------7 I I ,L I i I I \ \ I I I I ----·-·1-·-r---, I I I I I I I I ----------------I I i ~? ~-I , j I i z~ 11; I /\ I I I \ I I ~ I I I i i I I \ I \ i ,-i I I I ~ I I I I I I i ,-I I I I --.. I \ I ,-~ I I i I \ I I I I I I I I ,-C =E-I I \ i ~ i \ I I I ,-I I i l-1:IIJ i I I I I I I ,-~ I I I I ~-I i i I ' ,_ I --'l"' ;~ l-1 ~~OAA~ i I I I I I I I ,;:. ;. -.:. I I I I I I _j ELECTRICAL ! I I ROOM ,~ocKER(t7l 6-I i I I I I I ·-t·----I ---,-- I ·-·------ i I I -+----1~----: ! . V l._t __________ ~ ~----------. ---f---~;.:..... / l I I Pl'•.1 • f, I /~~ i/fl • ~<>·.fl' 1 I I I I I I I I I I I I I I I I I I I I L / t! -I-ti _ _J \ \ L , , ----------------------------------------________ l_J ! I ,,....,,...,.,., ,v' ' ELEV 'V I ' I / I " ! LOBBY / l \ \ I,-, I • ! ! l[)..(]11~~ I I I I I I . 'if" I i --~ I I I \ \ i \i I I I ~~ I I I I I es,. i I I \ \ I ~ I ,- I ~ l I I I • .;.if' )%if i ~'IY.9 i I I .... 53 PARKING STALLS I I I i I I I I ~7 !'-or· ,._,~-i I I ·e:, (0: J (o:f mJ !:!."? l .. ~ \.. ft I I ..J ,!~ I 1 3' ' 6" I! '3• • I I I SPRINKLER [ ]§ :i I • 1 BOILER fcffi§ ROOM I I ROOM I I I i I I Proposed Resi~entjal Developme.nt (Phase-2) ._,...~!!!..!.... 1113·1 FRI\SER STREET, MAPLE RID.GE, B.C. ATTERR~ DEVELOP'!'ENT INC. ATELIER PACIFIC ARCHITECTURE INC. PROJECT NORTH DP 2.1 FLOOR PLAN ~~ __ ... _____ __ --------- ' I ~----; I I --------------. ;;~~~°:';;;~; 1 -'------------~---7 / i 1 I ----Ji===i,___ ! ... ~ ! ... ! -------I I I I ---- ! ~~ , .... c;,1r,i,---~-.. -------~ i l~--<=11 j FLOOR PLAN -PARKING LEVEL 1 Proposed Reside _ntial Development (Phase-2) 11731 FRA"SER STREET, .MAPL_E RID~E,. B.C. ~TTER~'A DEYELOP~ENT IN(?. ' ATELIER PACIFIC ARCHI.TE"CTURE t'NC. 41 ,n, 1<:T ?o ?n.fA I I I I I I I I I I I \ I I I I I \ I I ,.,o PROJECT NORTH DP 2.2 FLOOR PLAN I I I I I I I I I I I I _ _,_ I I I FLOOR PLAN -LEVEL 1 Proposed Reside.ntial Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. I I I V I I I I l~ 2 I . 'OP<,1 I I - PROJECT NORTH DP 2.3 FLOOR PLAN =-- FLOOR PLAN -LEVEL 2 -4 Proposed Residential Development (Pha&e-2) ~~ • 11731 F,RASER STR,EET, MA_PLE RIDGE, B.C . ATTERRA DEVELOPMl;NT IN(?. ATELIER PACIFIC ARCHITECTURE INC. PROJECT NORTH DP 2.4 __ -=-~ FLOOR PLAN Proposed Residential Development (Phase-2) ...__ .11'731 FRASE~ STREE:J', MAP.LE RIDGE, e.c. ATTERRA DEVELOPMENT INC. ~TELIER P,ACIFIC ARC.HITECTURE INC. PROJECT NORTH DP 2.5 ==1 FLOOR PLAN ,-----------------------------------T -7 I $~ ~ \ \ I ,--2; ------------~---7 I \ I I . I I I ; ! ! 1 I I I I I I l I I i i I I I i / : • ,--;· l l \ i L-------------f------, -----------t-----------I --e + • • d \-----i -+-----4 I I i 1k 1:l:\t-::=i.--'1:l-+-+::+1--:tt:1;::::.-i' ·-~ I \ I , ; I . '"' 1 1 ~ "1 , , / / i I '\~ ti\_, ~- 1 . : \ \ I I i L ~-\o-.) I \ \ I I I ttt::=::::::1:::=ttt::":=t--ni:::t::1: 0 I I I I I i = e-00x 1 -~ I \ \ I I j 9 :t::::=::-_::=;--_;::-!sP.A~~~~tt: i --2 I I • ! .It•~ --¥1-I ~ --1---;,-----,-------------= -, _ I :i-~f cr-·rr ---~ I f ] II ! 111 ] II , , I ~ I I \I / • llllllllllflllllll l llll 1111 '-1 1 I / I Ill II II i Q I I I I -~ ~""-:.-J . \ l i / ~~ -[ ~n i I . : \ 1 I I 111 ,. •--KAE--i I I I I I = l iM.;: i • I \ i I I n II 1 ~ , 11 n m ~ I -I i \ I L Ls=_J II Q __j I I I I i I \ / I I I I • i i I I L . . ' I __________________ I -! __J _J ROOF PLAN j -J - Proposed H~sioenJial Development (Pha_se-2) ~-!..!._. 11731' FRASER STREET,·MAPLE RIDGE, B.C. ATTl!RR~ DEVEI.OP.M,ENT l~C. ATELIER PACIFfC ARCHITl;CTIJRE INC_ PROJECT NORTH DP 2.6 ROOF PLAN D BALCONY BALCONY (860 s.f.) ADAPTABLE UNIT FLOOR PLAN TYPICAL ADAPT ABLE UN IT ST AN DAROS 1. EXTERIOR THRESHOLDS: ALL EXTERIOR THRESHOLDS ARE FLUSH . 2. INTERIOR THRESHOLDS: ALL INTERIOR THRESHOLDS MEET MINIMAL CODE CONSTRAINTS (EG. SHOWER ENTRANCE). 3. DOORS (PINCH POINTS): ALL DOORS AND PINCH POINTS ARE A MINIMUM OF 34" BUT IDEALLY 36" WIDE. 4. HALLWAYS: ALL HALLWAYS ARE A MINIMUM OF 42" WIDE. 5. WASHROOM WALL REINFORCEMENTS: REINFORCED WITH 2"X12" SOLID LUMBER IN ALL WASHROOM TUB, SHOWER, AND TOILET LOCATIONS. 6. SINK CABINETS: CABINETS UNDERNEATH EACH SINK ARE EASILY REMOVED. Proposed Residential DeveloJ?ment (Phase-2) 117j1' FRASER.STREET, MAPLE. RIDGE, B.C. ATTERR·~ oEvELOPM.ENT •~c. ATELIER PA~IFIC ARCHITECTURE INC. PROJECT NORTH DP 2.7 TYPICAL ADAPTABLE UNIT P.L. J"'"""'F"""'f""91'-t----".....,...,,--,=9r--r--,-~-,_"TF!=nl-l9=-¥-r--r-...,.---i-TF""'""F""'"l'"""""-t'-r-r-~, :11~F~~;;~·~=c--·-·--~----- L-. •----<=-~(NTPANU _____ ..,_[_. __ _,. illilil;i;~~~;~~:r---;~=.::::·-----~------ -li=E==¼--t---:'°"'".... I -f--+--1,•--CEMENTS101NG _______ _J _____ _ ~---nuUtaM01·t,.M1.l. I <WHITE) I ::.':~. -·-·1 -·-------l=at-1-,--1-1==1 ::: --·--+·---·-· ---w,,i""'°""' I ~~~~"';;;tf-=-~-+-----=~I;"~~EL _____ J _____ _ ----:~::~~i.t~~G I -"M~OIM)JACallf~ I r.vtfLCQ.0Utr.l"r1"~ I -1--+--l·•-----------------t------ 1 ---------~ _____ (~o,,~-- 1 ~ I ----------------------------------·----------1------ 1 ----ELEVATOR SHAFT l l I I • ·=:r =:==:. --- ~-+-·+ii!~""'-I -l I r +-~itiiF.==-·--+------· - -=:=:=:=:=:+:=:=:=:== --------I ·-·------- .+--4--1-._+---'rlllllt CEMENTPANEL I -1---1---1--(CRAYJ ______ --I------------ L ...... o0_ -~~-I I ..ll~~fllll ... --•r --•---• ,.,._ I ♦ &: ---}--------iiH--t--t--+-++-➔~~ I • •~~.,.... .l .---------'nH-F~-+-+-t--~~ UUtC•.rl"l'.l..c. I NORTH ELEVATION Proposed Residential Develogment (Phase-2) 11731 FRASER STREET, MAPLE RIDGE., B.C. ATTERR)l DEVELOPM_ENT-INC_. ~TELIER PACIFIC ARCHITECTURE INC. 4llr.ll!O:T ?<I ?MA DP 3.1 ELEVATIONS l I ---==--:=:=:=:+:=:=:=:=:=:=:=:-- ------· I----------·-- ' '"'"''™'"'r --,....~--------i------------ 1 -·-·-•1--·----~· THROUGH. WALL r,,Ml & l'ANEL IOINT COLOU I WITC~~/C~o~~~ i--+.iim=-'-------+---------[!ll!J4=;.::, I 1 (G --,?d>c--· -~---~;;; tt ·~ I ~ ---------·-r.J· -------- • ~~i' ·i ·---·-----------------------·-· ELEVATOR $HAFT ------i l I ~~~~===~=:~:= al---•-·-·-· I •- I -+--+-+------·-·+-·- I I ---------r-- , --+--+-+--------+--- ' -+---1---+-------L-~,.,l· I <>" I ,..:.<t· , ... ,. .:, "il ~----·-------------------------------------~~ d''. I ~-" _,, __ J _______________________________________________________________________________________________ l_ __ WEST ELEVATION ELEVATION P.L. I I ~.;e,:H~~~=:=:~~~~=--_,,._,=~~ I F/\SOA~D I FIBER crMENTIIAN(i,---f--1---f-t--t-- (GRAY} ~~l:P.--~----·i-·---------- 1 P.L. _____ J_ __ ~----=t--i== ---t--lL-- ~-_:-=--1,_ -, i ·-· I ---,------ 1 I I I navcC{M(Nfto\NfL----,t-,1--+-t--~ ~10Nf;~--!h l==F=t---C1Mt'4T iWiNG ·-r·-·r·--- ~ -I ti ------. ---t--· --- ,._9~~ I ~~-Q •;=.~---,---_f'\, ... ,~ -~~--,--- ~-I ( f~J-- =t<XX I I I _______ L ___________ l __ --------- SOUTH ELEVATION ELEVATION Proposed Residentiql Development (Ph.ase-2) 11731 FRA$_ER STRE_ET, MAPLE RIDGE" B'.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC,AR:CHITECTURE IN~. DP 3.2 ELEVATIONS RESIDENTIAL LEVEL 1 ±-~t."\t:4. ♦ ·O,s, A>,i, "'"" -----------------·-------------· ---------------------·----·-·-----·-·---·------·-------·-----·---·-·-·-----·----.-:;;tt==d,b=======P=A=R=K=IN=G=L=E=VE=L=2======H ------+-~:, LJNDrncR ·--------·---"'-·-·-- I SECTION 1 STAIR CORE BEHIND RESIDENTIAL LEVEL 1 PARKING LEVEL 1 • ·-·---·----------------~=====================================--i...i- PARKING LEVEL 2 PARKING LEVEL 2 SECTION 2 Proposed Residential Development (Phase-2) DP 4.1 11131 FR"SER STREET, MAPLE RIDGE, B.C. SECTIONS ATTEARA DEVELOPMENT INC. ATELIER PAC iFIC ARCHITE(?TURE INC. ~r..61 C:-• r P.L. 1oR---e===;:::===::f1=::;;:;:i I '- P.L, I . ------r-----+---1r -----------·-"""T--r---------------------------1----------- 1,-I '-•,. ----~---•-•---• ~ k1C~•--•-t -•---•-•-• .,...., ~-,---;-l--...._-¥1_ ~ ---=:=\=:====:= ------------------·----·-·-·---·------------ I r~~·-______ l ________ _ RESIDENTIAL LEVEL 5 I --=--=---: ---·-'-·---·-----,... I all I I RESIDENTIAL LEVEL 4 I ~0n,.,.,...'·"='... --·---&----------·~·-I RESIDENTIAL LEVEL 3 --------------------~=1<-:j:::tt~~~~U-i~t-:j_-"" ·1 l I ----·-r-----------~~=l'l==!==i!:======::!==!:J·------------------Q==cl=~:-==l=--=1=-,1• ----~,I ----1 i;==~~ RESIDENT! IN.M'n~ •l -• •-•-•---• ------------·-a.•IMJI~ 111_...0Ul'I ... ~• ......... P.L, I I RESIDENTIAL LEVEL 1 PARKING LEVEL 1 PARKING LEVEL 2 ~ STAJR CORE BEHIND --• m~ Ii -# :...~·:__ ---C :~~--------- ;,-.; .. ~ (os !t--·-·------·-·---·-·-·-·-------·----,, ----·---,{,~o I "'.,,<" ---·--------~---·-----------------------[ __________ _ SECTION 3 P.L. I I ,~m.lrr-------~----------, --===f :===== -·-·-- I -----------------,----:==:=:=:=:=:=:=:~:== I RESIDENTIAL LEVEL 5 I ------l------·-r.-=====:t======:!===1!=====:!!!======:r·--·-----------L---, I .. ,,,. .,.... I RESIDENTIAL LEVEL 4 I :. .. :.:..,,.,.. I RESIDENTIALLEVEL3 ----------------,--·- :::.:: -·-·-t ·-·---·-RESIDENTIALLEVEL2 ·--·----------r·--- ::::,: ------t ---------i::::==========~¢::::=========:::l:==l:==========::t::::============:r-----·--·-·-·-·~- 1--,'~.,---i!o.:lcrilt:;:::::::::::::::::::::::::::::::~:::::::::::::::::::::::::::::::::::~~:::::~~::::_R-_E-_S-1:;:D:E_N-T::I_A-_L-_-LE:;:V:E::L::1:::::~~:::;::;::;:::::::::::::::::::::;::;::;::::::::::::::::::jf--r·--·--·-_t_ __ - fft ~-• ----PARKING LEVEL 1 PARKING LEVEL 2 ~~"' ~-~;;;;;;;;,;;-;;;;;;·,;;;;-;;;;·-;;;;;;--;;;;;·;;;;;;,;;-;;;;;;-~-;;,;-=·=--~"""""""="'==="""""'========--=~====tr·-·---·--------L --.- Proposed Residential Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC., ATELIER PACIF/C ~R-CHITECTURE INC. Al lr-1 lf:!T ')Q ?t\i A SECTION 4 DP 4.2 SECTIONS r STREETSCAPE -FRASER STREET Proposed Residential Development (Phase-2) DP 5.1 11731 FRASER STREET, MAPLE RIDGE, B.C. STREETSCAPE ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. --J FRASER STREET {EAST) COLOUR ELEVATION ..,.IN(; 11("4 C.(M(Nl' l'IINEL ,c;o,.V1 Proposed Residentiijl Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTEAAA DEVELOPf"1ENT-IN,C. ATELIER PACIFIC ARCHITECTURE INC. FASCIA BOARD METAL RAILING (CHARCOAL/ BLOCK) FIBER CEMENT PANEL (WHITE) FIBER CEMENT SIDING (WOODTONE) ALLEN BLOCK (GREY) -....... --.-- :--_ --• ·, .. : -• ~ ~-1.: \.1111 ; ..;..;;;;;,;,,J ~--_, --. .. . . --- CULTURED STONE BITTERROOT MOUNTAIN LEDGE FIBER CEMENT PANEL (GRAY) WOODTONE ALUMINUM RAILING WITH TEMPERED GLASS PANEL MANUFACTURED THIN STONE VENEER (PEARL WHITE) DP 5.2 COLOUR ELEVATIONS & MATERIALS NORTH ELEVATION \' -~--El.EVATOR SHAFT 1------+--ll,it(.'IUCH-WAl..\fl.AStllNG .,.PNG.1.taN'raxOUI.TO ,,\ll,,TQi"'11AC!HT ~ PANll COi.OUA;T'fP', ..-+-1--t-if--•Ull~Jt~r,.'TPANEl • ""'"' +l--l--i-1f--W00010••tr-ClM(HI- Proposed Residential Development (Pha.se-2) ,1 p31 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT ,Ne. A,:ELIER PACIFic ARCHITECTURE INC. 411(.;J IAT ?Q 'll\111 FASCIA BOARD METAL RAILING (CHARCOAL/ BLOCK) FIBER CEMENT PANEL (WHITE) FIBER CEMENT SIDING (WOODTONE) ALLEN BLOCK (GREY) ' -----. --. . --' ~ -~--· --~"' ; ~~ ~..:, ' _, _.... ~- MANUFACTURED THIN STONE VENEER (BITTERROOT MOUNTAIN LEDGE FIBER CEMENT PANEL (GRAY) WOODTONE ALUMINUM RAILING WITH TEMPERED GLASS PANEL DP5.3 COLOUR ELEVATIONS & MATERIALS f- ( VIEW FROM FRASER STREET SOUTH EAST Proposed Residential Development (Phase-2) 11731 FRASER STREET, MAPLE RIDGE, B.C. ATTERRA DEVELOPMENT INC. ATELIER PACIFIC ARCHITECTURE INC. DP 5.4 PERSPECTIVE RENDERING ( VIEW FROM FRASER STREET NORTH EAST 1iJ Proposed Resi_qential Deve.lopment (Phase-2) 11731 f.RASER STREET, MAPLE RIDGE,1B;C. ATTERRA DEVELOPMENT INC. ATELIER. PACJF)C ARCHITECTURE INC. DP5.5 PERSPECTIVE RENDERING PHASE 1 © PHASE 2 10 20 : : "T1 ~ m ~ en -I ::a m ~ ~ :,0 : 18056-6.ZIP C)Copyriotlt rueNtd. Th.ls dlawlng and design bl The prcperty of PMG Land,cop• Archl!mJ and mer not ~e reproducod ot O.d for arMr ptojtelt ~hout thOlr perm1ss1on, Suite C100 -4185 Still Creek Drive Burnaby, British Columbia, VSC 6G9 p: 604 294-0011 ; f: 604 294-0022 SEAL: J, ~ JllV,~•11-P•U'.W·Jf'fEMII" tUJL.11 "1Wlm1UJ1/~um NO. DATE REVISION DESCRIPTION CLIENT: PROJECT: RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE KEY PLAN .. 00 MCY OR DATE: 18.MAR,20 DRAWING NUMBER: $CALE: l/16 .. 1'-0'"' LO DRAWN: MM DESIGN: MM CHK'D: MCY OFS PMG PROJECT NUMBER: 18-056 -e a ~ i " .,, ~ CA m ::;a CA -I ::;a m m -I 10 20 50 ~ 18056-6,ZIP C)Cop~~ ft'Slil'Wd. "Thn-dltM,flg Ind ct:Hlgn l:11M propl'IT)I of PMG Llnd,ctpo Alchru.-c.ts and may f!OI De rep,rodUce:d or used rot 0th.er'~ wlhou-'t ll'lth permission. Suite C100 -4185 Still Creek Drive Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 SEAL: I ,......,. fi(IWtffal'lllWIITll'\Nf I u.&JUI PJl'WllftlUJI/COt,ll,it..1o..s ' ,..,,..,, ............ NO. DATE REVISION DESCRIPTION CLIENT: PROJECT· RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE PLAN "' 00 -OR PH. 2 -GROUND FLOOR DATE: 18 MAR 20 DRAWING NUMBER: SCALE 1·=101-0" Ll DRAWN: MM DESIGN: MM CHK'O: MCY OFS PMG PROJECT NUMBER: 18-056 r I " " "' "" '167 " 00 ..... '© 124 ® n _N .. 0 130 Cl< 0 ~ C:HMIAECYPAAISNOOTK,l,TENSIS PENO\Jt.A PICl'AOMORJKA BRUNS "'"""""" EUONYMUS ,\J.Jl,TA 'COMPACTUS HYDRANGEAMACROP!-1YLLA PIA' NANOIN ... OOMESTK:A'MOONBAV' SA~ JIJ"()tl\CA UTTtE PRINCESS TAXUSXMEOIAHICl(Sr VACCINIUMOVATUM'TI-UNDEFla.FiO' _..._ CNlEX'ICEDANCE" IIJP£RATAC'l'UNORICA•RED BARON VINEIMPLE P.-..,eRBARKMAPLE K,l,TSURATREE YEEPINGN00TKACYPl'IES5 BRUNSSER!IIANSPRUCE COMPACT WNCEO BUA NI NG 8USI-I ~i'Q.U,,t~l'l.ltt iCAW.N.1.....-.:io unLEPRINCESSSPIRAEA;PINK EVERGREENt,U';KLEllERR1' .,. __ FROSfEDSEOGE BLOOD GRASS RuDSEo<IA FULGUM VAA suwv..vm1 GOLDSTUAflf'IUOBECIUA, VG.LOW lCMHT;&B 3SJEMC.Ut.'P CIIU4.,IMiSIOMII IICMCAL16M5f0,S&B 2!iMHT8A8 tSMHTEllB r'3l'OT 50CM 113POT,40CM Jl3POT,50CM 12',1848 Jl3POT;60CM r'2F'OT 30CM TO COMPLY 'MTH THE 3 TIER STORM WATER MANAGEMENT. ALL LA~Allf,LJ MUST HAVE A MINIMUM OF 300MM OF ABSORBENT SOIL FOR THIS DEVELOPMENT AS ALL THE LANDSCAPE BEDS 'MU HAVE A MINIMUM OF 600 • 900MijQF-~jr SOil TO CAPTURE RAINFALL PLANT SCHEDULE ..... ,UPPER FLOOR GR.SS ACERGRlsaJM CERCISCANACIENSIS'FORESf PNfSY STYRAXOBA$Sli\ CORNUSS.WGUINEA MIO'MNlERFIRE' RHOCXJOENORONELIZABETH' V(ICQIICUl(f>'~a,~ HEl.lCTOTRICI-IOl'l seMF'ERVIRENS MISCANTHUSSINENSIS'ADAGIO ® 16 MISCANTHUS SINENSIS'ADAGIO ~fWIII FOREST PANSY RED9UD FRAGRM"TSt«l'MJEl.L MIDWINTER ~IRE DOG\l\000 RHODOOEN[)HCN RED "- SLUE OAT CRASS ~~O(ll~AD ,~ ... ~C(NIIIIIICf.-w:ut;;a.1-C PMO ~IIIM'IOl:1.._ li'U.lfJCilllalJIDIAkll& 6CMCo\l.1BMST0.8&0 sa.lCAL.B&EI '"'"" I I I I I I I I I I I I ROCF /..L-=== L ROOF CEl!CISCNW>E"51S 'fOR~t PANSY" ACERGRIS£_U Tt-OLE HVORAPRESSEO CONCRETE SLAB PAVERS ROCF STYR/J,;X OBMSIA 'FRAGRANT SNOWBELL" 7 BOULDERS, LOGS AND TREE STUMP STEPPERS ------->,;s SCULPTURAL PLAY \ \ ELEMENTS IN FIBAR R£SIUENf $URFAClt."a GAME TIME TALKING TUBE -----+----I--SEATIUGAA.5A BASALT COLUMN ~,:!T~:::"'--+!i;;;.;iifl.1---+-.-----~~--+-oG~~~-GRAVEL ROOF lJ 10 AS FOCAL POINT FOR SEATING AREA \ I 18056-6Z1P o copyrighl r,ne1Vt1d. TI! clrawln,gi IIMI ci,~n Is trie- i,rop1utr or PMG LOndsnpc Atmli\ota and' moy .not be rtpn,d~ D( ubd fot other' projCK:11. w..thout lhelr permission Suile C100 -4185 Slill Creek Drive Burnaby, British Cofumbia, VSC 6G9 p: 604 294-0011 ; f: 604 294-0022 SEAL: 2 iBAIUl NEWSITEPtAN/COMMENT:5 ADP5UBMISS\ON NO DATE REVISION DESCRIPTION CLIENT· PROJECT: RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE PLAN PH 2-ROOF DR. DATE: 18,MAR.20 DRAWING NUMBER: SCALE: 1~10·-0· L2 DRAWN: MM DESIGN: MM CHK'D: MCY OFS PMG PROJECT NUMBER: 18-056 I ,_ LU LU ~ C/J iE ~ PHASE 1 PHASE 2 "Tl ~ m ::0 en -4 ::0 m ~ 50 ~ ob ~1~.oiiiiiiiiiii.!8~~~~=::c..... .. l1W56-6ZJP • •nd do,lgn I, .... ~lre,ervc,J. Thls~OCIJ ~maynQtbo © Of PMG ~KOpo ,ojocbw!l! ... lhoo ~:~ Df\lscd la, OlhaJ fl permission an,- ·~~~~i~{E, A srn Creek Onve Suite C100 .-. 41~~lu~bia, V5C 6GS Burnaby, Bnt1sh . f· 604 294-0022 p: 604 294-0011 , · SEAL: CLIENT: PROJECT:" RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE KEY PLAN DATE: 18 MAR20 DRAWING NUMDEft LO 1/16"=1'-D" SCALE: MM DRAWN: DESIGN: MM CHK'D: MCV OFS PMG PROJECT NUMBER: 18-056 I A(:t;RGRISEUM -e d ] ~ "' 10 "T1 ~ CJ) m :-a CJ) -I :-a m m -I SC ~ lB05~6ZJP cc..,,..,...,,...,.o,1. rn..dm~•IJddo•ltlht _.., ol PMG undsc,po--Ind.,..~ 001 ho -o,u>odl0tolh0<~wiihou!- permiSSt0n- Suite C100 • 4185 Still Creek Drive Burnaby, Brilish Columbia, VSC 6G9 p: 604 294.0011 ; r: 604 294-0022 SEAL: l ,,_,, lt\llUttlJ«W1JTCltiNI .. ' lSJUl.31 NEW SITE FL.AN/COMMENTS ___ oc_ ' l8JUN2l ltt.,t~JIQf,I NO. OAlE REVISION DESCRIPTION CLIENT: PROJECT: RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE PLAN "" OR, PH. 2 -GROUND FLOOR DATE: 18 MAR.20 DRAWING NUMBER: SCALE: r e10·-o• Ll DRAWN: MM DESIGN: MM CHK'D: MCV OFS PMG PROJECT NUMBER: 18-056 I PLANTSCHEDULE '"'""'-"ooo PAPEll8ARKMo\Pl.E CERCDPtm.WUJN'Otf!CUM ,Y,.llill'Vtnitl. CHMU\ECYPAAIS NOOTKATENSIS 'f'ENOUIA' WEEPING NOOTKA CYPRess PICE1,0'-'0RIKA'BAIINS BRUNSSERBIAASPRUCE EUDNVMUSIJ.ATA COMP,.CTUS' H.l'OfW',IG!A W.CROPttYLJ..A 'P'II\' NN'IOJO,OOMESTtCA MOON~Y SPIRAEA.JAPONICA. UTTLEPAINCESS' CNIEX ICE OAHCE' IMPER,_T.,CYllNDAICA'RE08AROfl" OCIIIJ'Cl~ei.,\.-r.,,GflNI 0/1.'I.NIIQLN',MIUHHAI~ >llA\'OiLT~ Ull~~flt,(A.•,,l<M. EVERGIIEEHHUCf(LE.IIEAA'f ~"'°·~ n11Ck'T-l:D~ --- ...C.JIJIOIKl •• .. 11•tt~ ,w._ l'U.'l'JIONIIIIMlll.-;Q 2tlMHT:ND:JSTEMD_I/MP 6CM CN.: 1 ~M STO: 111.B k'l¥.OIIL,l-llQ. .. 1,WOCJJtH ,w-, ... fJPOT;60CM llPOT:◄OCM oJPOT:MICM 12MEl&B OPOT:6(:(;.1.1 lltPOT:lOCM ot~I •IPOI TOCOMPLYWITHTHEJTIUtOll!ltUW,.'1110,Wiol«ll,ll(M'.Ati,V,~AIUJAtw.QTHAVEl+Ufll-NU!"QF300MMOFABSORBENTSOIL ~n•m ~N't At.ALL rne LANDSCAPE B(Ol'villl.Ltt,t,W,}l.~0,--~0I' AUOlll'Dt-<ff.lCJM. TOCAftNIIII.IUl,'liFALL. PLANT SCHEDULE ....._..,.,..,,_ A,CERGRISEUM CERCISCANADENSISFORESTP.o.NSV' CORNUS$,t,NCiUINE,0,'l,IIOWINTERFIRE AliOOOOENORON"EUZA!IEllf VACClt/lUI.IOVAUf0Lk.lM1tl.VECIIOP' •C1,1C,JO~,r....._1r1, MISCANTINSSNENSIS'A!MGIC PAPERS#\AKMAPI..E ttl'tUJ ..... l'illfOIVIII FRAGAANTSNO'M!El..l. MIDWINTER FIRE DOGWOOD AHODOOENDRON:RED lllUfeERRY BLUE OAT GRASS COMPACf hWOEf" GRASS nl.Cl"IIOl'N1'-ltlll:.,...,,. 1'\Ji,11'11.0l.latK•...: lblt&uusroMa k&IUC.,... 25M;ll&9 ••fOI I I I I I I I I I I /.J..'"= I I ROOF ROCF ACERCt:USEUtJ. TABLE f<VDAAAAt:.8.SED COtlCR:£'1'5 SL.AB PAVERS ROCF STYRAXOOA$Sl,t, 'FRAGRANT SNOW8ELL" ROOF 7 BOULDERS. LOGS AND lREE STUMP STEPPERS: -------45 SCULPTURAL PLAY \ I ELEMENTS IN FIBAR RESILIENT SURFACING E! TIU.£ TALKING TUBE -----1----1-SEAllrcGAA.EA IO BASALT COLUMN GURGLER IN .i\11-1--h-----_J~--+-oecoAATl\l~GAl,VEC AS FOCAL POINT FOR SEATING AREA \ I JJ 18056-6ZIP C~dght ,,ese,vod. Thie. drawinSt ;rd do-cign is ihl:! P4'~1 or PMG l•nd~ Arr.hilodt. and ma~ not be r~atU11~fOJ01Wpn;,;.cts""-ilhotitltwit permisslon ~ Suile C100 -4185 Slill Creek Drive Burnaby, Brilish Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 SEAL: I ~ IIM.lltt;Rttt\ilf:lillflU,H ....,, lliltWarfl~/CQIAMi,Nll 1 l8JUN2l ADP SUBMISSION NO DATE REVISION DESCRIPTION CLIENT: PROJECT: RESIDENTIAL DEV. 11718 224TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE PLAN PH 2-ROOF .. 00 .... DR. DATE: 1BMAR20 DRAWING NUMBER: SCALE: 1•=10•-o· L2 DRAWN: MM DESIGN: MM CHK'D: MCY OFS PMG PROJECT NUMBER: 18-056