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HomeMy WebLinkAboutADP 2019-01-16 agenda.pdfCity of Maple Ridge ADVISORY DESIGN PANEL AGENDA January 16, 2019, 4:00 pm Blaney Room, Maple Ridge City Hall 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA 3. ADOPTION OF MINUTES– November 21, 2018 4. NEW & UNFINISHED BUSINESS 4.1. Introduction to the Maple Ridge Advisory Design Panel 4.2. 2019 Chair and Vice Chair Elections 4.3. Requirements for Landscape Buffers / Designations for Greenbelts  For members to collect and share information in advance of the next meeting. 5. PROJECTS 5.1. Development Permit No: 2017-035-DP 4:30 PM Applicant: Kevin Bennett Project Architect: Larry Podhora Project Landscape Architect: Shan Tennyson Proposal: 5 storey, 64 unit, RM-2 rental apartment building Location: 11775 and 11781 Burnett Street File Manager: Chee Chan 5.2. Development Permit No: 2017-489-DP 5:30 PM Applicant: Wayne Venables, Krahn Engineering Project Architect: Larry Podhora Project Landscape Architect: Shan Tennyson Proposal: 5 storey, 54 unit RM-2 apartment building Location: 11903 and 11917 Burnett Street File Manager: Chee Chan 5.3. Development Permit No: 2017-573-DP 6:45 PM Applicant: Sunnyville Project 223rd Ltd. Project Architect: Inspired Architecture Project Landscape Architect: PMG Landscape Architects Ltd. Proposal: RM-2 low rise apartment Location: 11575 and 11587 223 Street and 22300 River Road File Manager: Adam Rieu 6. CORRESPONDENCE 7. QUESTION PERIOD 8. ADJOURNMENT QUESTION PERIOD Question Period provides the public with the opportunity to ask questions or make comments on subjects that are of concern to them. Each person will be given 2 minutes to speak. Up to ten minutes in total is allotted for Question Period. 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, November 21, 2018 at 4:08 pm. PANEL MEMBERS PRESENT Craig Mitchell, Chair Architect Shan Tennyson, Vice Chair Landscape Architect Shida Neshat-Behzadi Architect Stephen Heller Landscape Architect ABSENT Steven Bartok Architect STAFF MEMBERS PRESENT Adrian Kopystynski Staff Liaison, Planner Amanda Allen Committee Clerk Note: The Chair was not in attendance at the start of the meeting. Shan Tennyson chaired the meeting as Acting Chair. 1. CALL TO ORDER 2. APPROVAL OF THE AGENDA R/2018-036 It was moved and seconded That the agenda for the November 21, 2018 Advisory Design Panel meeting be approved as circulated. CARRIED 3. ADOPTION OF MINUTES R/2018-037 It was moved and seconded That the minutes of the Maple Ridge Advisory Design Panel meeting dated July 18, 2018 be adopted. CARRIED Advisory Design Panel Agenda November 21, 2018 Page 2 of 4 4. NEW AND UNFINISHED BUSINESS 4.1 2019 Meeting Schedule There was a review of the 2019 Advisory Design Panel Meeting schedule. R/2018-038 It was moved and seconded That the 2019 Advisory Design Panel meeting schedule attached to the November 21, 2018 Advisory Design Panel agenda be adopted. CARRIED Note: Craig Mitchell arrived at 4:13 pm and assumed the Chair. 5. PROJECTS 5.1 Development Permit No: 2017-117-RZ Applicant: Sarah Atkinson Project Architect: Douglas Johnson Project Landscape Architect: Clark Kavolinas Proposal: 46 unit, 3 storey RM-1 Townhouse Complex Location: 11831, 11839 and 11865 232 Street File Manager: Chee Chan The Staff liaison provided an overview of the townhouse development, noting the Panel’s earlier preliminary review. The project team gave a presentation of the project plans. There was a discussion of the landscape buffer and access to units along site periphery with entrances facing adjacent lands and the impacts of such a design on privacy both onsite and adjacent sites. The Panel would like to include further discussion to be brought back at a future meeting about landscape buffer specifications and coordination between adjacent sites where periphery access to units is being designed. R/2018-039 It was moved and seconded That File No. 2017-117-RZ be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Difficult to interpret planting symbols on the plan– adjust scale or line weights or otherwise make clearer; 2. Consider providing more private enclosed backyard on the West property line; 3. Provide a planting strip between the yard fence and peripheral walkway of the West facing units; 4. Provide a recess in the fence line at the private yard gate locations to reduce pedestrian conflicts; 5. Provide a tree in a raised planter at children’s amenity space; 6. Consider providing a shade structure at children’s playground; 7. Provide suitable edge conditions between the play tiles and sod with a detail shown on the plan; 8. Provide trellis to demarcate entrance gate for amenity space; Advisory Design Panel Agenda November 21, 2018 Page 3 of 4 9. Provide wayfinding at pedestrian path entrances and additional signage to direct visitors to front door of all units, and peripheral ones in particular, from the visitor parking areas and the internal road system; 10. Address the difficult wayfinding conditions that will face visitors and pedestrians by ensuring a well-coordinated wayfinding signage system with lighting, landscaping and surfacing; 11. Pedestrian path between building 2 and 3 to be coordinated, continued and extended to sidewalk along 232 Street; 12. Provide sidewalk connections from hammer heads to perimeter path on the North side of the project; 13. Provide a continuous surface treatment or accent different than asphalt road surfacing to direct pedestrians safely through the site; 14. Ensure type and location of trees along neighbouring property lines align with glazing to provide additional privacy; 15. Provide for recycling and garbage at mailbox kiosk and amenity spaces; 16. Resolve the conflict for the mailbox kiosk shown on the site plan and the landscape plan; 17. Provide main entrance feature or identifier; 18. Reflect details as required of storm water management elements within landscape plans. Architectural Comments: 1. Provide front door appeal to the sides facing north and south along the perimeter walkway. CARRIED 5.2 Development Permit No: 2017-572-DP Applicant: Trisha Firth, Atterra Development Group Ltd Project Architect: Brian Shigetomi Project Landscape Architect: Rebecca Krebs, PMG Landscape Architect Proposal: 57 unit Apartment – 5 Storey with FSR of 1.43 Location: 11701 - 11739 Fraser Street File Manager: Wendy Cooper The Staff liaison provided an overview of the low rise apartment project and referred to a previous submission of a separate phase. The project team gave a presentation of the project applications and plans. R/2018-040 It was moved and seconded That the following concerns for File No. 2017-572-DP be addressed and digital versions of revised drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information: Landscape Comments: 1. Utilize courtyard to create a central plaza and gathering node that incorporates public art and seating into that space; 2. Provide a paver material change to highlight public entrances to both buildings; 3. Add a screen or landscape buffer beside the North-West corner unit of Phase 2; Advisory Design Panel Agenda November 21, 2018 Page 4 of 4 4. Consider adding program elements, such as benches and lighting, to the South-West exit walkway to reduce safety concerns. Maintain sightlines from perimeter units; 5. Provide hardscape legend and details for landscape elements with the submission; 6. Reflect details as required of storm water management elements within landscape plans; 7. Provide irrigation plan for all softscaping; 8. Add trellis or similar shelter over BBQ area in the rooftop amenity space; 9. Confirm space requirements for talk tube installation on roof; 10. Add garbage and recycling receptacles and hose bib to rooftop amenity space; 11. Provide wall texturing and other landscape treatment to buffer wall from the view of the neighbours to the South; 12. Provide lighting on rooftop amenity space; 13. Consider adding gas fireplaces to rooftop amenity space; Architectural Comments: 1. Enlarge entrance lobby and enhance the entrance experience; 2. Differentiate between the entrance and the rest of the lobby with a similar canopy treatment as Phase 1; 3. Provide project identification and address location at entrance; 4. Evaluate window height and bedroom placement beside North walkway. CARRIED 6. CORRESPONDENCE - Nil 7. QUESTION PERIOD - Nil 8. ADJOURNMENT – 6:26 pm. C. Mitchell, Chair /aa I . ·...__/ I ~■ maple ridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-035-DP 11775 and 11781 and Burnett Street MEETING DATE: January 16, 2019 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties 11775 and 11781 Burnett Street (the development site) to permit the construction of a five storey rental apartment building with 64 units and 4,658 m2 (50,138 sf) of gross floor area. The rezoning application being processed in conjunction with this proposal was given first reading by Council on May 23, 2017. The properties are designated Low-Rise Apartment under the Town Centre Area of the Official Community Plan (OCP), and no OCP amendment is required to support this application. This development site is subject to being re-zoned to RM-2 (Medium Density Apartment Residential) to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit for the Downtown East Precinct. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Krahn Engineering Ltd., Kevin Bennett Lot A and Lot B, Section 17, Township 12, New Westminster District Plan 22876 Low-Rise Apartment No change RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) Seniors' Apartments CD-5-00 (Senior Apartments) Low-Rise Apartment Vacant RS-1 (One Family Urban Residential) Low-Rise Apartment Single Family Houses RS-1 (One Family Urban Residential) Urban Residential Restaurants and services CS-1 (Service Commercial) Town Centre Commercial Page 1 of 5 5.1 Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: DEVELOPMENT PERMIT AREA: Vacant Rental Apartments 2,618 m2 (0.65 acres), both lots combined Burnett 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 8.11 Town Centre Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: • Provide a gateway to the Town Centre. The proposed development integrates quality materials, architectural quality and a building that encourages use of exterior spaces by residents. • Create a pedestrian-oriented, mixed-use commercial area. This stretch of Burnett Street is not designated for commercial use. Notwithstanding this, the proposed development provides a continuous, quality pedestrian environment along its frontage along Burnett Street through a widened and expanded right-of-way (i.e. road dedication), street trees and a sidewalk. However, the building's underground garage protrudes above grade, rising as high as 2 m above an existing pedestrian walkway at the northwest corner of the development. This presents some concerns regarding impacts on the pedestrian walkway. The applicant has proposed landscaping, outdoor lighting, and some texture in the concrete face of the parking garage to soften this edge (see Landscaping Plan L6 of Appendix F). • Enhance the quality, character and vibrancy of the Town Centre. According to the applicant, the exterior public space design promotes pedestrian interaction and use of the outdoor amenity spaces by residents and visitors. The neutral colour palette was selected to provide consistent style and is not trend related. Finally, the integration of the building design and public space through sidewalks and lots of windows promotes an attractive street presence. • Capitalize on important views. The building's five storey height and rectangular form will block some views of existing developments to the north and south. However, this circumstance is a result of the east-west orientation of the lot. However, the applicant has sited the building as far to the north on the site as possible to capture pocket views of the mountains for its future residents. The building is also set back adequately from Burnett Street to maintain view corridors north and south from the sidewalk. • Provide public outdoor space. The only outdoor space expected and provided by this development is the sidewalk along the Burnett Street frontage. This is considered appropriate as this development is proposed along a residential J street. For building residents and visitors, a perimeter walkway lined with benches and planter bands surrounds the proposed building. A large amenity space is located to the south side of the proposed Page 2 of 5 building, encom passing grass, concrete pavers, trellises, tables, chairs and decorative and screening landscaping. Another large outdoor foyer area with benches and bicycle racks is provided for residents and visitors along the Burnett Street frontage. Outdoor spaces are accessible and can accommodate a range of outdoor activities for residents and visitors. • Provide climate appropriate landscaping and_green features. According to the applicant, the trees on the site were selected to reduce solar gain by providing shade. The landscaping is designed to promote the distinction of public and private use areas. • Maintain street interconnectivity. The proposed development maintains sidewalk access along its eastern and northern frontages. 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 F to this memo. PLANNING COMMENTS: 1. Proposal: The development proposal is for a five (5) storey, 64 rental unit apartment building (41 one-bedroom and 23 two-bedroom un its) with approximately 4,658 m2 (50,138 sf) of gross floor area. Three of the units will be reserved as affordable housing units, while seven (7) units will be bu ilt to the accessibility requirements for persons with disabilities, as set out in the BC Building Code, including section 3.8 of Division B of the Building Access Handbook 2014 (I.e . adaptable units). The affordable and adaptable units are all located on the ground floor of the building. The building also includes a common amenity room next to the lobby, approximately 32 m2 (353 sf) in size. The applicant has articulated the building faces and employed a combination of hardie panel, metal flashings, stone veneer and glass balcony rail ings to create visual interest. The white to gray colour scheme is intended to be neutral and muted to facilitate neighbourhood integration. The applicant has proposed trees, shrubs and bushes in planter beds around the development to screen the ground floor of the development from adjoining properties, as well as to soften its edges. A combination of hard and soft landscape features, such as concrete pavers, benches, tables, chairs, and trellises, create attractive semi-public spaces for residents and visitors around the development. The building's underground parking garage is accessed from the southeast corner of the development site. It protrudes significantly above grade as the site slopes gently downward from east to west. The projection of the underground structure is most pronounced on the western side of the development site, rising as high as 2 m above the existing grade. The applicant has softened the edge of the protruding structure by stepping the underground garage structure walls and providing landscaping (see Landscape Plan L5 of Appendix F). There is a pedestrian walkway (3.0 m wide statutory right of way on the adjacent property 11797 Burnett Street) between the development and the property to the north. It wil l eventually provide a mid- block pedestrian and cycling connection between Burnett Street and the commercial services on 228 Street to the west once the property to the west develops. The applicant has attempted to mitigate the impact of the protruding underground garage structure on the pedestrian walkway by proposing Page 3 of 5 landscaping, pedestrian lighting and concrete textures (see Landscaping Plan L6 of Appendix F). Members of ADP may wish to address further methods to lessen the impact of, and enhance proposed mitigations for, the protruding underground garage along this entire northern edge. 2. Context: The subject properties, located at 11781 and 11775 Burnett Street, are two adjacent, rectangular shaped lots. The western side of Burnett Street is located within the Town Centre Area Plan, and already has a number of two to four storey multi-family apartment buildings, and one seniors' apartment complex to the north. The lots to the south are currently vacant, but the land use designation would permit a similar, low-rise apartment building. More importantly, the proposed development faces one and two storey single family houses on the east side of Burnett Street, which lie just outside of the Town Centre Area. While the proposed development is supported by the OCP's Town Centre Area Plan policies, the low-rise multi-family residential buildings on the west side of Burnett Street stand in contrast to the single family housing across the street. Four restaurants (A&W, Chinese, Japanese, and Pizza) are located on the service commercial lot to the west of the development site. 3. OCP and Zoning Compliance: The development site is designated Low Rise Apartment within the OCP's Town Centre Area plan. The proposal complies with this designation. The development site is being rezoned to RM-2 (Medium Density Apartment Residential) and Development Data Sheet (Appendix E) analyses the compliance of the project with the applicable zone regulations. The proposal has a density (Floor Space Ratio) of 1.63, which is under the maximum density of 1.8 allowed in the zone. The following variances will be requested: • Increased building height of 16 m and five storeys, where 15 m and 4 storeys are allowed under the RM-2 zone; • Reduced setbacks for the walls of the northeast stairwell exiting the underground parking garage of 0.68 m (north) and 0.47 m (front), where 0.89 mis required from the interior side property line, and 1.75 mis required from the front property line. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E) One underground parking garage provides 7 4 car parking spaces, seven of which are intended for visitors and one of which is for disabled parking. The 7 4 parking spaces meet the reduced parking space requirements of Town Centre Area's Central Business District, as set out in the City's Off-Street Parking and Loading Bylaw 4350-1990. 16 long term bicycle parking spaces are provided in a room in the underground garage, while at least 20 short term bicycle parking spaces are provided on racks located at the front of the building. This conforms with the bicycle parking requirements for all properties within the Town Centre Area. Page 4 of 5 _j 5. Environmental. Sustainability & Stormwater Management: There are no significant environmental features on the generally flat development site. The applicant proposes to meet the City's 3-tier stormwater management requirements for the site through the use of topsoil in the planter beds and grass above the parking garage. Excess flows are captured in an underground detention system and discharged at a controlled rate into the City's stormwater system. Over thirty trees are proposed around the site to provide shading, screening and visual interest. The applicant is proposing several EV charging stations in the underground garage, although the final number has yet to be determined. 6. Issues requiring comments from ADP: • Review and consider further enhancements to the northern edge of the development site bordering the public sidewalk to further mitigate the effect of the protruding underground parking garage; • Consider enhancements to the fagade of the building to enhance visual interest from Burnett Street, with particular attention to the first two floors on the southeast corner of the building; • Evaluate whether a walking connection between the amenity room and outdoor amenity space at the southeast corner of the building is feasible and desirable; • This building will be the highest building along this stretch of Burnett Street when constructed. It also faces single-family dwellings on the east side of the street. Any suggestions regarding fagade treatments to mask the visual effect of the height would be welcome. 7. Garbage/Recycling: A garbage and recycling room is provided at the southwest corner of the underground parking garage. 8. Works along abutting roads: The front street to this development site, Burnett Street, must be upgraded to the City's collector road standard. This will include approximately 3.0 m of road dedication, road widening, curb, gutter, sidewalk, street lighting and street trees. Storm, sanitary and sewer connections underground, as well as underground hydro and telecommunications wiring must also be provided. CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Any comments regarding enhancing the interface of the proposed development with the northern walkway, Burnett Street, and existing single family housing across the street, as outlined above, would be welcome. -. The following appendices are attached hereto: Appendix A Subject map Appendix B Explanatory letter from Architect Appendix C ADP Submission Form Appendix D ADP Applicant Checklist Appendix E Development Data Sheet Appendix F DP Area Guidelines Checklist Appendix G Architectural and Landscaping Plans Page 5 of 5 ~~-·~ .. • ~: :r Legend 11775/11781 Burnett St ---Stream PLANNING DEPARTMENT I N ---Indefinite Creek -River ~••·· mapleridge.ca Scale: 1: 1,500 Major Rivers & Lakes 2017-035-RZ DATE: Feb 14, 2017 BY:JV _) 160347-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 Krahn Engineering Ltd./ Kevin Bennett 2017-035-RZ File number Address of site 11775 & 11781 Burnett Street Current Zone RS-1 Proposed Zone _R_M_-_2 ___ _ Seeking to appear before the ADP on this date January 18 2019 Architect Information: Submission will be presented to ADP by: Architect Larry Podhora ----------------- Landscape Architect Shan Tennyson ---------------- 0th er Professional (State Name & Role) Stuart McGregor P. Eng ---C, \VI L. 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 contalninR 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 larry podhora / architecture inc City of Maple Ridge 11995 Haney Place Maple Ridge BC V2X 6A9 Attention: Chee Chan Re: 11785 and 11781 Burnett St Maple Ridge I ADP application 160347-A December 14 2018 RECEIVED DEC 1 8 2018 MAPLI! RIDGE l1LANNING DEPARTMENT The subject project is a 64 unit apartment complex. It consists of rental units with adaptable, age friendly and low income apartments. There is underground parking with 73 stalls along with an amenity area. The project meets all the OCP guidelines with supported variance for maximum height. 1. Please refer to the project data and siting information 2. Please refer to landscape architect's summary on the LA site plan The project design rationale consists of an integrated resolution to the character, massing, landscape and environmental parameters of the site and the purpose of the development. The five story building is designed in such a way as to break down the scale of the form by establishing a strongly defined 'base' and a modulated, variegated roof line. The materials assist in breaking down the scale of the project further by panelization, detail modulation, massing variation (balcony recesses and projecting roofs and canopies). Warm tone materials such as wood grain longboard and warm charcoal panels are deployed to make the building more approachable. The definition of the primary elements on the site plan is established by a strong interconnection between the architectural and landscape forms. The edges of the underground parkade projecting into the landscape is stepped and further eroded in detailing to provide a 'soft' edge especially to the pedestrian circulation areas. The entrance legibility is ensured from Burnett Street by a two story portal and a defined landscape and pedestrian connection to the street and sidewalk. The access to the underground parkade is buffered from the pedestrian circulation with landscaping, planting and wall screening. The design team has complied with planning comments resulting from our DP application mainly relating to erosion of hard edges of the building and enhancing the modulation of the massing. 1952 brackman way, north saanich, b.c., v9I 0c2 larry podhora / architecture inc The design team has complied with all applicable guidelines and bylaws affecting appropriate design for buildings of this type and the specific neighborhood at the site. The civil engineering and landscape architecture design deploy a 3 -Tier storm water management system with maximizing the permeable ground area, providing overflow detention tank, and retaining surge water on site for managed dispersal. There is no requirement or guideline for public art inclusion on this project, however there are amenity areas provided in the landscape that allow the public and residents to remain in an enhanced outdoor area and circulate around the building through well landscaped zones. Seating is provided along the route and at the amenity nodes. These are identified on the design submission on architectural as well as landscape site plans. The project is designed to minimize irrigation, solar heat absorption, and nighttime up- illumination. Many of the specified materials are locally sourced. There is an intention to construct the low carbon embodied wood frame building through effective site containment and material management including recycling. We trust this information is useful in your review and deliberation on the merits of this project design. We are available to provide additional commentary and information as required. Yours truly, Larry Podhora, Architect AIBC, MRAIC Principal LP/cb 1952 brackman way, north saanich, b.c., v9I Oc2 __ ) l~i■t■ ADP Submission Checklist mapleridge.ca Application No. 2P I 1= -0 -~._)-e 't 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 Mana er or the Planning Liaison to the ADP. (e ADP Submission: Project Landscape Architect's Certification: ~~ Dec142018 Dec 14 2018 Signature ., a \ Date Signature Date Print name Larry Podhora Print name Shan Tennyson Submission Materials A. ADP Submission Form (Submitted and signed by Architect) B. Covering Letter including explanations about: l . Project description/analysis (Detailed information Required) 2. Architectural and Landscaping Design rationale (Detailed Information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance b. DP Guideline Compliance c. Stormwater management strategy with emphasis on Tier A f-----~quirements inte @ted into landscaping plans d. Public Art/ menlties, etc\ e. Sustainability practices -EV °""-'-~ f. Other ________________ _ C. Site and Neighbourhood Context 1. Context Review-Context Plan with existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other major features within the site, on the abutting properties, the public realm and along the road allowances/ lanes. 2. Photographs of site and surrounding sites. D. Development Permit Area Checklist (Note: The Architect is responsible to describe how the project complies with each guidelines, or If not applicable, a description of why not applicable. Please use fillable forms on line.) Required □ dlf0 Provided City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s)}: / 1. Site Plan and layout c.n:: B 2. Site sections ~ [1- 3. Streetscape elevation r1f¥-G , 4. Streetscape elevations with landscaping and boulevard trees ~t g superimposed / 5. Shadow analysis r ,iac,, 8 6. Lighting analysis (on building and on site) r~ 13' 7. Floor Plans for all levels, including underground and rooftops c Oj Gt 8. Waste collection /recycling (inside of buildings) ctt B 9. Storage, including bicycle storage (inside and outside) c~ ~ 10. Building elevation (all sides) r « CE( -~- 11. Signage (attached to building and free standing) c.rrfC B 12. Colours and materials (7~ G)'/ 13. Material board Cl1l:, 13 14. Building sections t [Et [3' / 15. 3D renderings of site, building(s) and associated landscaping Ga: [3 F. Landsca~ing Plans: . 1. Landscaping plan and layout with specifications and planting cf3C Gr/ details 2. Storm water managem~nt works focused on Tier A dijlv B / requirements Integrated into landsca ping plan with details 3. Landscaping details, including public art, signage, lighting, play C,~C and other amenity areas, fences, retaining wal ls, 4. Waste collection /Recycling (exterior areas/structure~) □ □ 5. Details for pedestrian amenity and furniture features provided f"SC, ul, 6. Details for hard surfacing areas / patterns I~~ S' 7. Tree retention and management plan □-□ --. 8. Site sections fo1:Jpt gniding, drainagi;;: landsgpjog,.letaining 6 ~G ~d 'relationship to ;djacent grad~/. City r~ds) lanes / -rJa El / 9. Pedestrian, bicycle, equestrian path interconnections G. Green BuildingLSustainability initiatives (:~ ~ H. Engineering-related Information: 1. Site grading plans □ □ I. Other □ □ .□ □ □ □ Rev. March 2018 _) 160347-A I~--DEVELOPMENTDATASHEET mapleridge.ca Existing /Proposed Zone RS-1 / RM-2 Date Prepared December 14 2018 Required Development Data Minimum Required or Proposed (Complies or Maximum Allowed state variance needed) LOT AREA* (in square metres) Gross Total 2 1~'8 ~M.. Less Road Widening/ Truncations 1'2.5 t,Q, H , Less Park Net Total 2.,~"{?, -£,Q,1--(, LOT COVERAGE (in % of net lot area) Total Site Coverage '3, '/. SETBACKS (in metres) Front • 0"\?f'" 1.SH 1-b'71-1\ Rear -~1"· 1-51"'1 "1. "SSH Side #1 @);,E, or W) 1 .5t1 1.l:JJH Side #2 (l'lS..E, or W) ,_c:; '-"· II. 2.5"' Side #3 (N, S, E or W) ' . SETBAGKS -Underground Structures (In metres) Front E~ a.41 Rear ~T o.',f> Side #1 (f:AS,E, or W) 0 -~7 Side #2 (N::'SJE, or W) 0 .t;(o Side #3 (N, S, E or W) BUILDING HEIGHT (in metres/storeys) Principal l?M, Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bedroom 41 Two Bedroom 2~ Three Bedroom+ Total "1"\"' r GROSS FLOOR AREA (in square metres) ~ Residential 4,h50 Retail Commercial Office Commercial Other Commercial (Type ) Institutional Industrial TOTAL GROSS FLOOR AREA 41 G,fifj • If the development site consists of more than one lot, lot d1mens1ons pertain to the entire site. Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) # of units/ha (net) Gross Floor Area 4~,;f!>. ~H. Floor Space Ratio (net) l.f!>. 1.1 I 4 0'51 ~-'-'· AMENITY SPACE (area in square metres) Common Activity Area Useable Open Space 4-<t~ .f, ~ \-\• '5QS 5~. M . PARKING (number of spaces) Residential and Multi-Residential Uses Multi-Residential Town Centre (Bach Units) Multi-Residential Town Centre (1 Bdr Units) 41 4 1 Multi-Residential Town Centre (Added Bdr) /'2 s.~) z(I). Commercial Uses - Educational & Assembly Uses Institutional Use Industrial Use Business Park Uses Comprehensive Other Number of spaces for visitors , I 6.l) TOTAL NUMBER OF PARKING SPACES 7'> 74- Number of total for disabled I Number of total (and %) small cars I % Number of total (and %) tandem spaces I % TOTAL OFF STREET LOADING SPACE(S) ~/A· BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 1 G} I 2..o Long Term Bicycle Parking l~ ~ OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site o Tree Survey/Assessment Provided Watercourse/Steep Slopes ,-lo Covenants, Stat ROW Easements I hereby certify that all the above information is true and co rrec omissions are the sole responsibility of the undersigned and Environmental Services Department. Prepared by: Larry Podhora Print Name I acknowledge that any error or rna......avel ment and NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. ) Town Centre Development Permit Arca Guidelines Downto\\111 East Precinct Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the following fonn 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 pennlts In the Town Centre and are to be completed by the architect of record for the project. The project will be reviewed tor 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 Obiectives 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 pedei;trian 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. 8. Building Fa~ades, Materials and Colour • To ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fa~de 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 rnore 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 Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No Not Aoolicable .I.\,~ ·11111 In . , .. !~1~, Oft ,~oHU Ill iflC l:J :.JfU ~~~ •-~ ,._ :;'I ,c!'; .. ::Jt:i.: :· .:;;"" ~-fl-• ., • ff _"J..fS. ~ , .. ~;''• A.I Buildine: Mass and Form Al.I Maintain the mass and scale of buildings TCCMU MFR I" Al.2 Enhance the block with corner commercial buildings TCCMU □ I/ Al.3 Accent corner buildings TCC MU MFR " Al.4 Use pedestrian-scale design elements TCCMU I/ Al.5 Feature oedestrian amenities TCC MU MFR lvl/ Al.6 Desil?.n large buildings into smaller modules TCCMUMFR Iv □ Al.7 Accommodate street-fronting units TCCMUMFR l\/1/ Al.9 Ensure anoropriate roof oitch TCCMU MFR Vi/ Al.IQ Use design elements to reduce roof mass and scale TCC MU MFR II/ A.2 Building Heights I A2.I Varv building heie:hts TCCMU MFR , ✓I A2.2 Maintain alignment of architectural features TCC MU MFR .,,,, □ A2.3 Integrate taller buildings TCC MU MFR Q , □ □ A2.4 Step back taller buildings TCCMU MFR ... I / A2.5 Match building heights at the end of blocks TCCMU MFR " .. V A2.6 Manage phased development TCCMU MFR ' I A2.7 Protect views TCC MU MFR " A.3 Buildin,r Setbacks I A3.1 Place buildings to reinforce sidewalk activity TCCMU MFR 'I/ A3.2 Situate building entrances for visibility TCCMU MFR I\I A3.3 Provide adequate throughways and lighting TCC MU MFR I \I A3.4 Provide clear sight lines from building foyers and lobbies to allow ~ □ □ visual surveillance TCCMUMFR A3.5 Separate residential entrances from commercial entrances MU I □ A3.6 Respect existing buildings TCC MU MFR Iv'/ □ □ A3.7 Distin1?.uish entrances with arrival areas and courtvards TCCMU MFR IV , I A3.8 Locate ramps and entrances in areas that are highly visible TCCMUMFR 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. &.-i t u)1 !Jl::i 1--\A~ P..eel.)-v,1eo lb I ~LI'\ ~ CN Ru-4-P,iohH L1....e. -Si'wl-b ~e~iru AtJ -$PAGES (t,7.o..,,.M') ~il-6' E:;)('l'c--i2.\ D\~ ~F HelbH'i" ~/'I'S ~et:N K.efi M-'i' TO ~t.0(,-J ~ riPilt ti..lDL ~u:::.,..J itJw::. Mei2€ Q.9J,1N 1D 1\1~ Cb/le \,\.A11l..E MAli-Jl"Y-\l;-.,b \-tebiMr n..;-t;.74 c:naJS. Maple Ridge Town Centre 2 Development Permit Area Guidelines Checklist Town Centre Development Permit Arca Guidelines Checklist Meet Guidelines: Yes No .'J:k.· Imm, ,u;"11ia1TU1 :l'iRlll'lmn1;nn<-«mTII~',:-1!¥~.llic..~~,:.~.:'.i'i.;~f;;:,r:-1!l:'•; ,{, -~:,•,'·"; ·,..:{'{; :-;:-1h'-" •"'r. • 8.1 Buildine Fatade Bl.I Address both sides of the block with comer commercial buildings rec MU v 81.2 Orient main entrances to face the sidewalk TCC MU MFR Iv' 81.3 Locate windows, doors, and entry features at the street level TCC MU MFR IV~ D 81.4 Use a mix of common facade patterns and elements TCCMU MFR I\/ J 81.5 Reflect original facades and building scale TCC MU MFR "1, Bl.6 Respect orie.inal architectural elements TCCMUMFR .. II 81.7 Respect old and new design TCC MU MFR ,; I 81.8 Maintain the horizontal rhythm of the street wall TCC MU MFR I B1.9 Provide a visual division between the street level and upper floors TCC MU MFR IY 81.10 Include continuous canopies, awnings or overhangs TCC MU Bl.II Ensure aoorooriate placement and materials for awnine.s or canooies TCC MU / B1.13 Use windows to provide 'eyes on the street' TCC MU MFR I/ B1.14 Enhance the oublic realm TCC MU MFR iV B1.15 Ensure signage reflects buildin_g scale, character, and materials TCCMU D B.3 Building Materials / 83.1 Enhance the oublic realm with hi_gh Qualitv materials and detailinl'.!. TCC MU MFR V □ 83.2 Use materials consistently TCCMU MFR 'V , 83.3 A void the use of inaoorooriate materials TCC MU MFR IV / B3.6 Use a mix of quality materials TCC MU MFR V 8.4 Building Colours / 84.l Select aooropriate colours TCC MU MFR v / □ 84.2 Highlight architectural details, awnings, and entrances TCC MU MFR . ; D 84.3 Ensure a cohesive, consistent colour palette TCC MU MFR • 8.5 Screening and Storaee BS.I Locate and enclose trash, composting, and recycling to keep ra; D out of site of general oublic TCC MU MFR B5.2 Screen mechanical eQuioment TCC MU MFR ,, / 85.3 Avoid conflict with neiehbouring properties TCC MU MFR . / 85.4 Locate building ventilation systems to minimize noise and exhaust TCC MU MFR "' Not Aoolicable :',~~;t-,Jl □ □ □ □ Explain how the objectives for Building Fai,ades, 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. C)l,(IL.,i)I~ ~ 1~>'C::i,-), t...lA'7EflUh.b -t-Cc(..o..ii2.. Aile fho-.1, Q&O ~~ ft-C..Dl-16'~\J'c:: Oe5/(:;;0. 1)-i(to Ub ~ WA/2.t-l ~'21H 10--E' c;11.A-Ys fu1.. i0. t--1~ Ae°~S'lc.. 1)1.~r,y U")e er fi6Z£ LS/IEr,1, po,-..g_, ~I 011\.b\ AN() 't>lt:> tve . Maple Ridge Town Centre 3 Development Permit Area Guidelines Checklist Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No Not Aoolicable l~t& ....... 1.t:ooru1Jli'J.'J..:u flHUIJll.."'111 • i , .. ;,,..,_:·,;,;·. ' •• ·~· 'J. _i•.:C_.:Ji::• ;"t ~:.'.'.(, '.f'.~·~;'.};;i;:.;:;:;;-::-~•;, "." ,: ~••.,~: '2.,::~·-tt~ii:~ .;- C.l Public Outdoor Space and Hardscaoes I Cl.I Provide public outdoor space TCCMU MFR 1./1, I Cl.2 Ensure oublic outdoor space is hi2hlv visible TCC MU MFR !✓I I Cl.3 Provide connections between buildings, sidewalks, and outdoor (3 □ □ open spaces TCCMU MFR / Cl.4 Ensure universal access for all public spaces TCC MU MFR ,I If I Cl.6 Provide hardscape elements to enhance the street environment TCC MU MFR I .I □ Cl.7 Design hardscape elements as part of the building TCCMU MFR Iv Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas TCC MU MFR '" , Cl.9 Provide public art TCCMUMFR "' Cl.IO Ensure new elements complement existing TCC MU MFR " / Cl.12 Provide smooth routes TCCMU MFR " / 0 Cl.13 Ensure barrier-free access TCC MU MFR C.2 Parkine: and Parking Lots C2.I Provide required parking underground, where feasible TCCMU MFR Iv C2.2 Screen larae surface parking lots while maintaining surveillance TCCMUMFR v □ C2.3 Maximiz.e pedestrian safety within parking lots TCC MU MFR ',I □ C2.4 Provide visible signage TCCMU MFR , i/ C2.5 Consider develooin.e. under.e.round parking aarages TCC MU MFR Iv' / □ C2.7 Locate parking lot equipment away from the public street TCCMU MFR " □ □ C.3 Lanes, Service and Loadine: Areas I C3.l Use lanes for service, parking access and loading TCC MU MFR □ V CJ.2 Utilize lanes as secondarv vehicular and pedestrian throughways TCCMU MFR ~ C3.3 Strengthen visual access of the lane TCCMU MFR " , C3.5 Consider lanes as a community amenity TCCMUMFR . , C3.7 Locate loading and service areas away from the street front TCCMU MFR ~ , C3.8 Separate loading from parking and pedestrian paths TCCMUMFR D .., / C3.9 Screen loadinl?. areas TCCMU " C.4 Street Trees and Landscape / C4.2 Use the right soecies TCC MU MFR (_,.,f / C4.8 Maintain si~ht lines TCC MU MFR □ l,f 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. , 51\1.D!Jb PIAPJt.,t~· ouroco~ ~Prc..el':,, !l1 ~k.ALl(s, (7,Wo',, 11,.;iU..UOlt-.k. u.~ Cr .M2eo1Zh• ~75 -1eA-Tui2& wAU.-s - p ,4{2.ll I "-b I? /tu.. l-0<-A-ieO IN LA r--!082. 6/1-0 U ~ "TD Pi2ov<O€ Bl~ Heil£ ~ub.., c., --.5()e,FtlCt '5flPrc:e-· ?!TE D'C:E? r-lD1 Pfl.c:Nlfle oWuri.;vr.ri-N +o 1. pl,( bL-1 <:... f'ti2;r. . Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist J Town Centre Development Permit Arca Guidelines Downtown East Precinct Key Guidelines KEY GUIDELINE CONCEPTS ]. Provide a gateway to the Town Centre a. Does proposed developmJlflt maintain architectural quality and character of associated new development? • Consistent: Yes B No O N/ A 0 Explain: f/rLcieheO <aJ.e..ot'ti~ fu.oP~ &..uAl..tl'-( l-<A1e2..IAU . AflJ:.>'t~ ($u...4Au,Y {d,JO A QL,(ll..-01r-.bi 11-tAr ~tJrU¼,....'=4', (.uP.t..,c..,.. ~ ()~· 2. Create a pedestrian-oriented, boutique-style shopping district b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewalk ar~s active public spaces? Taller buildings should be stepped back podium style. • Consistent: Yes 0 No 0 Explain: "z]ilZ-0~ lece?f£..I ~ lot-JNE<...OCN ALOi-JC:i ~'4E:ie" l\l f2.oLl.6!1 1N1 ~ A-,--,') e><fA1--J-:,r..(2" fe.:Et,j1l.({T,.) MLIL lM4'-(S. 3. Enhance the quality, character and vibrancy of the Town Centre C. Does proposed develo~nt promote the quality, character, and vibrancy of the urban environment? • Consistent: Yes ~ No D n fl,. () , \ n/l.C:t--l.O ~ (7aJc ~~A,) Explain: ~102-yt,tit;u C.... ::,rnl.t a~lt:r-J \-'I lt-hi:i.~n.o,0, + t:vlt}OC\'2.-~, c.. (,.(.??"'· d. Are colours consistent ay(I materials of sustainable quality? • Consistent: Yes 0 No D Explain: ~G(EO l..OLCU.2..~ 6 i-e,rm~ ()A L.l..e3lE' Tb fC1.o\J10e (D-)<;.17~ "'3T"I LE A,Y) Neff m&O ll.a.fl .. reO • e. Does the proposed building (or buildings) present an attractive appearance to the street and maintain a cohesive building styl:'7/ • Consistent: Yes ~ No D Explain: tt--l'lmtLA-Tto,..::> c..1? O(.A•L-Qit--b ~t;,N f+r->IJ ~tuc... -£;fl~~ ~ &11J-ev1,<.4ul-"> ;-~ ex w-iN?cw'7 <112.o~ie ~ ~ft...Tl'-'E: oin.e3- ril€~- 4. Capitalize on important views f. Does proposed new dev_c,Jopment capitalize on mountain and/or river views? • Consistent: Yes fl! No D Not Applicable D Explain: L.CCA 1':=0 OU, i..o , "-.b ,'IT, ~R lJOR..Th o,..J '51 ~ 1t:> "f1Z.J-.( A t-...0 MFl'><'t Vl1"2.E c.,ft();ul<.,\1--Q Pcx.x.~ ,J(~ Qr H.out--m'l1t-l-S • g. Have the important views of existing buildings been c~dered in relation to the proposed development? • Consistent: Yes O No O Not Applicable~ Explain: lfve.> ')8?.~ s, nr:: , ,, :S,...t:. l.E' -"?JllU:M CO \Ar,( c:3,2.C..t.l'lt. • iJt:> Jl:tH,s;iz."-J -6 1 De lC,, QL(e,L-tc . .: ~~~ 61(.1€'~L(., ~L-l'il-1~ t<,. ~7u11..&' ~ u L n -FA-1--1, l., '{ 02-'-'a.o v~e-.:r, Maple Ridge Town Centre DP Part I: Key Guideline Concepts/or the Downtown East Precinct 5 ) Town Centre Development Permit Arca Guidelines Downtown East Precinct Key Guidelines 5. Provide public outdoor space h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increa~fety? • Consistent: Yes~ No D /1 _ ,_ II\ , " :<; ).._,_ v ..I (::j/l-A'f>~ ~ 0z.o 'r10 "Je \JA-!Uw~ Explain: Vf\'1\~, 't>10t:: vv..,........., , ~•e1'1, f,.c.;n" ,-n e, Fh....L. ~ ~~ f,.)u... "'-~'~LE""' 6. Provide climate appropriate landscaping and green features i. Are landscape elements designed to enrich the pedestrian environment, moderate the internal building climate, manage stormw~er on site, and reference the architectural quality of the building(s)? • Consistent: Yes~ No D . "" __ ...,._ ~/ ~ m ~CE ~12.. t;i4,~ 2''-l P/'lo.1.10,1-.lb 5~ Exp I am: I ~ ,.,,._, '--'......., ffl.,e,O?h D51..I ei~ ro ~.f-¼~ !flDl-{o"JS" D~nNC..-no~ ~ Outx.,.11..., ~ V11.tl./ A re U"-.e ~~ • 7. Maintain street interconnectivity j. Does proposed development maintain street interconnectivity and the use of the lane as a service street and secondary vehicular and pedestrian throughway? _./ • Consistent: Yes O No D Not Applicable tJ Explain: µo U'tt-6" A~- k. Is required parking pr~ded underground? • Consistent: Yes ~ No D Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown East Precinct 6 ) Town Centre Development Permit Arca Guidelines Green Building Techniques A. Building Setbacks, Form, Mass, and Height Al.8 Design flexible ground-floor unit ~aces in commercial and mixed-use buildings. • Consistent: Yes D No E'.'.) Explain: µo COMKal.Ll-A-1.... -""./)p,c.e, • A 1.11 Accommodate roof gardens, trellises, and green features. • Consistent: Yes D No E:f • A2.8 A2.9 Explain: Ro(. ; i,:; Site buildings to capit~ on daylight and solar opportunities. • Consistent: Yes ~ No D Explain: Wn-Dt Nb t;,1 "Ta:> A--5 ~~62.v-1 fl-':, Sc:::~ CJl -t> lk.Lol-J • Protect solar access to sl)h'ounding buildings and minimize wind tunnel effects. • Consistent: Yes [!l No D Explain: 0ft(e,.)T'l1HEO P.xttL.011,A,, "TD H1t-J1M1'2& llvl.PAc...r o-J ~l ~ ~fZ..Qn LA.i--v.} I ~"o. , Au 6'N, 1---b Tb 1l-<e NOQ.J\.{ ~ 9ut.u l.--sdA CE· B. Building Fa~ades, Materials, and Colour B 1.12 B2.1 B2.2 B3.4 B3.5 Use exterior shading d~vjees to block summer sun. • Consistent: Yes ~ No D Explain: ~ALWI-Jl~ ~ TO l7f2o\Jt1?~ "6HMJc, ~r,el) 1"Zc:::,c:;F-~6 'ftjZ.. UfA:Sz_ ~ (,,{ IVl fl:>· Design outdoor lighti~t_s) minimize light pollution. • Consistent: Yes bd' No D Explain: Ol.(t'OOOlt U~T1)J6 ~it--0 Tt:> i':,c' Oow~ U'=,J-fT1~. Encourage energy eff~nt lighting. • Consistent: Yes 0 No D Select environmentall0sponsible building materials. • Consistent: Yes M No 0 Explain: ~f"2L.,1.Jb Loe.At-MA rei1..tfh./2. Minimize the use ofuns/stainable building materials. • Consistent: Yes~ No 0 Explain: IJOf ~c...17~ ~ eiofl<...-IM.fl)qc:0 N.Dr~fllh. Maple Ridge Town Centre Green Building Design Guidelines 7 ) B3.7 Town Centre Development Permit Arca Guidelines Green Building Techniques Consider life-cycle CO!!,/ • Consistent: Yes ~ No D C. Building Site Considerations Cl.5 Cl.I I Locate outdoor plazas t/capture the sun. • Consistent: Yes ~ No 0 Explain : ~n1coE-PLA'Z.A L-OU\Tb---0 ON 1\v:? -601.,(i){. Use materials that are ft}rictional, durable and include recycled or salvaged content. • Consistent: Yes~ No D Explain: ~c...ll.es6 ~o ~ 1 ~,f,\3M".IL,k.!, °R::,1"1.. Ol,LILAl?t..S' ~· C 1.14 Encourage use of infiltration techniques. • Consistent: Yes O No~ C2.6 C2.8 C2.9 C2.I0 C2.11 Explain: -&11'€' l--l"r':> fuu_ 0AR.Y-A0E At-:lO i):il-.)11 ~._ir ~~ ~l<A-6e-- Locate adequate priority/parking in visible areas convenient to entrances. • Consistent: Yes ~ No 0 Explain: '-' I ?I TD'Z.. A~ A CLE'"~l ~t= (JAl2Kl l'ki Loe.A~ O111.6<'..f\.,"( ~ LA !Jl?cl'26i!l.CM WO 1:;N 1\'-l'Wl.E • Use permeable pavement and i~tion devices on appropriate sites. • Consistent: Yes D No ~ Provide shade trees andfendscaping. • Consistent: Yes S No 0 Provlde secure and sh~ed bicycle storage facilities for short-term uses. • Consistent: Yes CT No 0 Provide long-term bicycJi parking. • Consistent: Yes [3' No D ~ \L ... A <..hi)~ ,I}.,._ :::: U:::(.A ~ '..,:i 1},\E u, .. .\',\3t l.'-PuU l\)P Explain: L.....,.,,:;:,. T\"3'l_.-, v, v,<A10..., ~~- Maple Ridge Town Centre Green Building Design Guidelines 8 ) C2.12 Town Centre Development Permit Arca Guidelines Green Building Techniques Provide end-of-trip faciv{ies. • Consistent: Yes @ No D C3.4 Minimize impervious paving of the lane. • Consistent: Yes O No fia Explain: \Jo Ul"-6"· C3.6 Respect existing gradesj • Consistent: Yes ~ No 0 C4. I Plant street trees. C4.3 C4.4 C4.5 C4.6 C4.7 • Consistent: Yes O No~ Explain: ~ ~/2.Dni.e Oc:;,;a.., NbT"' HA"1i?; ti,\1.e:,T met3 · Min imize use ofhigh_!!}aintenance plants. • Consistent: Yes ~ No D Explain: "St::7.£C-l=-O LOI,-) MA 1 ~AN(6 t..DLA..-~ G7:, • Maximize the use ofnatjNe and climate appropriate species. • Consistent: Yes B No D Explain: LOCAL-~~LJE?.,. Consider the inclusion ~ community gardens. • Consistent: Yes B No D Explain: ~10q1.e? eu_, tJD1 ~1&,e-fu1.. 11-h'S 0wrl..(),lt]. Design and place landsJpe to facilitate year round moderation of the internal building climate. • Consistent: Yes~ • No D Minimize erosion potenjal. • Consistent: Yes@ No D Maple Ridge Town Centre Green Building Design Guidelines 9 C4.9 C4.I0 C4.l l C4.12 C4.13 Town Centre Development Permit Arca Guidelines Green Building Techniques Provide adequate lan~pe maintenance. • Consistent: Yes ~ No D Consider incorporating jtmdscape plantings for green features. • Consistent: Yes~ No D Incorporate low impact po rm water features. • Consistent: Yes 5Zl No D Consider rainwater coll/ction for re-use. • Consistent: Yes 0 No D Use natural plantings al\,<I' green space lo support habitat. • Consistent: Yes B No D Explain: Lc,c/.)1.-'-.)Pr"l\'1E ~6Ue=, ?ELE"C-leO 1b "f.iU("Vo 12.:f" l.CU\<-1-lf'""i\ '-' e HP,-e,rfAT· C4.14 Retain existing mature trees. • Consistent: Yes D No ~ Maple Ridge Town Centre Green Building Design Guidelines 10 ,I Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members FOR ADVISORY DESIGN PANEL MEMBERS Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Permit Guidelines. See U1e guidelines in Section 8.11 of the Official Community Plan for the full list and description of development permit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive building expression and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form~jl-SS, and height. • Consistent: Yes W No D Ex plain: &A,1..011 .. 1(:,. I'=> 'S1,e::> 1D ~oMoie ~~~1A,.l e-l6 Abel--'11?-l fk.o~ e"l~~ A,-JO ....ioi2.1)-(e2,N ~~~"2::T'-( LI"-€":,. b. Help define the street an9' sidewalk areas as active public spaces. • Consistent: Yes~ No D Explain: \..A,'U:,e Va?.:slRIAN Ac..,-nve--~<.E lr-J~b,l'2/:}'iW w\T\.t n-te-PIAfl>l.\l s,oe\.J?)LI( c. Provide a consistent and complementary scale of building form in accordance with the Development Permit Area Guidelin~ • Consistent: Yes l.'::'.1 No D Explain: 'ou11 .. O11Jq '::,(.,A\.G" \-J IT\-{ ~tA1Lu\lJ::, MP1-S~1iJb. PJNO 131'-T"l<-U.1...A~ ~~ ~•He-Jr"":> e>t~K. IJC>rJ,.-l LA il<:.E" h/f.1-LL<:, 1t,l'\b 51'-<Al...1..81. CoM/1u1-413"'-)~'i ~110- B. Building Fa~ades, Materials and Colour d. Ensure additions, renovations and/or new infill projects in the Town Centre have a coherent architectural design concept where windows, doors, siding material and other fai;:ade elements create a pleasing composition compatib!Jwith surrounding buildings, commercial and neighbourhood character. • Consistent: Yes ~ No D Explain: i,t,11L.011-Jb ~A½•~~ Htio 1)-1,~Ubl-l '1i2.11Lul.,Al)OIJ C..12~1'=~ -FACAl\s 8-eM&--F-> Au..Oi--.>11.1"4 :q;,R VG".:Slb~ {iqcQ.,\.o.Jrt\£b • IJ1N')W':>1 ~"2."·", fl?.At--1\?,. e. Enhance the architectural and massing concept of a building as well as the quality, character and vibrancy of the urban environment of the Town Centre through the use of harmonious, quality materials and colours. _/ • Consistent: Yes bl] No D Maple Ridge Town Centre DP Part II: Section Objectives Checklist I ) Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial an~ixed-use buildings maintain an attractive appearance to the street. • Consistent: Yes 0 No D Explain: ---nitis11 •;;,Tt:>Mc,,~ HA'S Bit::-& loLl'lieO 11.J ~Oc 11-{i= lANlJB2.6l2a.,u-.)O ~f}fZ."<Me· C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. _/ • Consistent: Yes ~ No D Explain: 'vL,€\l1'-{ or reo-c~llu ~...) AG11--ie-5PflC..c~ {-}i2.0Ur--lO &:ll'\fl€ .5i~ Pi2ot-t6t' ~ATu!Uk_ ~12-\J6lu.fltJLE ALDl-b win, 6,\LCJ-ANO tic:o2 u,.::il~. h. Provide street trees and landscape elements that reinforce the 'urban' character and vibrancy of the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate this important commercial and higher density residential area with the character and quality of the surrounding residential neighbourhoo9. • Consistent: Yes [9' No D Explain: fu1.,1.-E'A~TI:52-~ ":>ITE ~~ 6.t lH12.cU6.M .5cl,E\.JAU(S1 Ai2.2Q'2-~ • ~ LAl--lO?UlfoJbi (.,Q,aq-TE' Ft ~ l_t\A-/'2-AUt>L -n...~- i. Ensure parking lots are designed to be accessible, but do not intrude upon the surrounding residential area, nor the urban, pedestr~-oriented quality of the Town Centre. • Consistent: Yes bl] No D j. Ensure service loading:tn mechanical equipment are designed to protect the surrounding businesses and residential areas from u 1ghtly, noisy, and noxious environments. • Consistent: Yes No D Explain: Lo:...A ~---0 Ur-JY,182.bl'l.a..,(1-4'?• k. Ensure outdoor spaces consider appropriate orientation for solar access and human comfort, in accordance with the Development Pefmit Guidelines. • Consistent: Yes~ o D FURTI-IER COMMENTS: Maple Ridge Town Centre 2 DP Part II: Section Objectives Checklist ) f I j 1775 + 11781 BURNETT STREET MAPLE RIDGE ADVISORY DESIGN PANEL REVIEW EOMONTON OFFICE 1~;;, ,o, II y,;r-,,rah.'ll\1,u!; l=t;:,,,,:,:H•.::J : ... r5,1 :·.,·~ T )~0 ','.;_:; ::,.JC( 'ii.NI '<;►1:,•11, ,::,1.1 RECEIVED DEC 1 8 2018 MAPLl!.RIDQE PLANNING DEPARTMENT --······•'''' ' .......... . l f •••••• /.f COL\) , ••• • .... ,,,, ...... --,,•',,.. Dec 14 2018 larry podhoralarchitecture inc lo/',:. Q:f:,('11,\/ >i '.V/•1 t-i•.'-l~l•l: ,~,-, ,:.11 '11: 1;: O-.;.;· F?.OJECT tlAME 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT AOORi:55 11775 + 11781 Burnett Street, Maple Ridge, BC OP.A1/,/IHGT,Tlf COVER SCI\LE DRAWM CHi:CKEO FP.OJECTNO AO.O THC ORAW1r·tG IS PRCF'EF.TY OF KP.AHN GROUP Qi COJ\IPAf·llES ,~MO tHOULD NOT BE COPIED OR iJl3TRIBUTED WllHOUT FF!IOR \/1/RITTC:M CON3Et·H CONSULTANT TEAM ARCHITECT OF RECORD STRUCTURAL LARRY PODHORA ARCHITECT 1952 BRACKMAN WAY SAAN ICH B C VBL 0C2 CONTACT: LARRY PODHORA BUILDING DESIGN KRAHN ENGINEERING LTD 400 -34077 GLADYS AVENUE ABBOTSFORD BC V2S 2E8 P 604 853 8831 CONTACT: MARK BRONSEMA MECHANICAL KD MECHANICAL CONSULTANTS LTD 400 -34077 GLADYS AVENUE ABBOTSFORD BC V2S 2E8 P 604 853 8831 CONTACT: CHAD NIWRANSKI LANDSCAPE KO PLANNING+ DESIGN 400 -34077 GLADYS AVENUE ABBOTSFORD BC V2S 2EB P 604 853 8831 CONTACT: SHAN TENNYSON SHEET LIST ARCHITECTURAL A00 COVER AO 1 PROJECT INFORMATION A02 PERSPECTIVES AO 3 SHADOW STUDY KRAHN ENGINEERING LTD 40D -34077 GLADYS AVENUE ABBOTSFORD B C V2S 2E8 P 604 294,6662 CONTACT: PETER KIDDIE CIVIL KM CIVIL CONSULTANTS LTD 400 -34077 GLADYS AVENUE ABBOTSFORD B C V2S 2E8 P 604 853 8831 CONTACT: STUART MCGREGOR ELECTRICAL KD ELECTRICAL CONSULTANTS LTD 400 -34077 GLADYS AVENUE ABBOTSFORD BC V2S 2EB P 604 853 8831 CONTACT: JOSH TEDFORD A2 0 UNDERGROUD PARKADE PLAN A21 SITE PLAN A2 2 SITE SECTIONS A2 3 SITE SECTIOMS A2 4 SITE SECTIONS A2 5 SITE SECTIONS A3 1 MAIN FLOOR PLAN A3 2 SECOND FLOOR PLAN A3 3 THIRD FLOOR PLAN A34 FOURTH FLOOR PLAN A3 5 FIFTH FLOOR PLAN A36 TOTAL ARE CALCULATIONS A41 ELEVATIONS A42 ELEVATIONS PROPERTY INFORMATION CIVIC ADDRESS: LEGAL ADDRESS: SITE AREA ZONING: 11775 + 11781 BURNETT STREET, MAPLE RIDGE, BC LOT B, SECTION 17, TOWNSHIP 12, NWD PLAN NWP22876 LOT A, BLOCK 2, SECTION 17, TOWNSHIP 12. NWD PLAN ~IWP22876 2,618 sq m [PRE-DEDICATION] 2,493 sq m [POST-DEDICATION] CURRENT· PROPOSED: RS-1 + CS-1 RM-2 MEDIUM DENSITY APARTMENT ZONING REVIEW [ BASED ON RM-2] DENSITY: SETBACKS: BUILDING HEIGHT: OPEN SPACE: AMENITY AREA: AMENITY AREA COMMON AREA UNIT AREA MAXIMUM ALLOWABLE FSR OF 1 8 EXCEPT AREAS NOTED IN 604 5 A-F 7 Sm FROM ALL PROPERTY LINES PROPOSED NORTH 7 66m EAST 7 65m SOUTH 1125m WEST: 7 55m NOT TO EXCEED 15 Om OR 4 STORIES PROPOSED: 16 Om 20% OF THE LOT TO BE PROVIDED AS USEABLE OPEN SPACE (2,493 sq. m x 0 20 = 498 6 SQ. m. REQUIRED) PROPOSED: 508 sq. m. AS NOTED AND CALCULATED ON LANDSCAPE DWGS 1 0 sq m PER UNIT, MAY BE USED AS PART OF THE OPEN SPACE REQUIRED: 64 sq m PROPOSED: 32 8 sq m INDOOR 59.5 sg.m OUTDOOR 92 3 sq m TOTAL FSRAREA AREA SOFT AREA SOtA 352 96 SF 32 79 mi 6,121.23 SF 43,67071 SF 50,144 89SF 56B.68 m' 4,05714 m~ 4,65861 m• ~m.,~ti OFFSTREET PARKING REVIEW [ BASED ON SECTION 10.1 OF BYLAW 4350-1990*] PARKING DESIGN REQUIREMENTS: ST AN DAR D ST.ALL: 2 Sm WIDE x 5 Sm LONG SMALL CAR STALL: DRIVE AISLE: 2 4m WIDE x 4 9m LONG (MAX 10 %) 7 3m 7 Om WHERE CONCELLED PARKING CALCULATION BASIS: BACHELOR SUITE: 1 BEDROOM UNIT: EACH ADDITIONAL BEDROOM: VISITOR PARKING PARKING CALCULATIONS: BEDROOM UNIT: EACH ADDITIONAL BEDROOM: VISITOR PARKING: TOTAL STALLS REQUIRED: TOTAL STALLS PROVIDED: OFFSTREET BICYCLE REVIEW: LONG TERM STORAGE: SHORT TERM STORAGE: LONG TERM REQUIRED: SHORT TERM REQUIRED: 0 9 STALLS PER U~IIT 1 0 STALLS PER UNIT 0 1 STALLS PER UNIT 0.10 STALLS PER UNIT WHERE ONSTREET AVAILABLE 0.20 STALLS PER UNIT WHERE NO ONSTREET AVAILABLE 41 X 1 23 X 1 1 64 X Q 10 =41 STALLS = 25 3 STALLS = 6 4 STALLS =73(727] = 74 STALLS 1 SPACE PER 4 UNITS 1 Bin LENGTH x 0 6m WIDE WITH 1 2m AISLE 6 SPACES PER 20 UNITS = 16 SPACES ( 064/4) = 16 SPACES PROVIDED = 19 2 (64/20 X 6) = 20 SPACES PROVIDED STREET SCAPE VIEW ALONG BRUNETT STREET EDMOtlTON OFFICE ll!."J 1~11· _Ir. '"F.r<,•1H.'.A' : ••,•;•,•.·· •. )~,:• ;, i : .. •~ •. ·, ,:,\'. ~;:: 1;; ,7,;,1.1 VANCOUVER OFFICE 1:r. .-~=~ ,.r;1u, ..•. ,,.,., .. < :•J•;;.:1 "'· -~•.:c~, I ~,·, )",,\ ~Sc'.l ,. •:r,,1 :-:,~ ,,,,~:-·.v ......... <,<f•I ; .:.,•,: /.,,•····••". "••·••,,. } ,,.,, ............... ~•···~·~ Dec 14 2018 larry podhoral architecture inc F'F.O.IECT NAME 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT ADORE$,.; 11775 + 11781 Burnett Street, Maple Ridge, BC DP.A•,\'IMGTITLE PROJECT INFORMATION CHECKtD Chocl'N PROJECT NO A0.1 THI$ ORI\WIMG 15 PRCPEP.T)' OF KF!AHfl GROUP rJF cm.\PAt-llES AND .SHOULr) MO r BE i";C?IED OP. 01:amlBLITED WI n1ou: Pi'!IOFt WF!ITTi:I~ COtlSEi·lT ABBOTSFORD OFFICe l ~~..--·~: ~~·i I • f~:J~ ·~~\JI\~:-:... ... :.:~ ,t'~;, ,:: ', VANCOUVER OFFICE ,.r. .'··, ... ~: .. .'<·.:.t;:.:".'_· :.,_. ••. ,,(;,~. -~~··••'··'·•t '• i ) '•·,,,.,,~.col.,,.,_. •• ,, Dec 14 2018 Jarry podhoralarchitecture inc ' ·-··- FP.OJECTr•JAr,1E 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT ,t.DDRE~S 11775 + 11781 Burnett Street, Maple Ridge, BC DP.AWIIIGTITIE PERSPECTIVES SCALE ~ I A.r-. ?P.O~Ecr NO ORfl.1llJlrlG f•JO A0.2 TH(~ DRAWll<G IS f"'r\CPEP.TI OF KP.AHN GROIJ;, OF r::ot,IPAr<IES ,;r10 EHOULD r-1orBE COPIED OR Ol3TRIE!UTED Win IOUL PRIOR 11'/RITTi:r·l COM3Ern ~~~rnh~ ABBOTSFORD OFFICE \ I :-~ --~=-·,·_; 1·_-;; ---~·:_ )-. _ .... ----~:_,·✓.c, ·.; ... , -:-•• -,_ w ~· @ 2 ' i~.' ,~--~ VANCOUVER OFFICE ,_ w w ll'. ,_ w ll'. ,_ ll'. ,_ I ,-.. w w er: ,_ l'f ">"0.('I· .. !·••;-, ,,._.\".J'.''.'."l ,· ... ;:,··-·. 1 -r~ ,'•.\~~n r .~ .. : ,:-; ~•;~~ • .• _. .. _,..,:1'-1• 1.:.( •,1 ! ~ : ;:l SCALE: 1 : 500 "' ::::, <IL- -r SCALE: 1 : 500 "' ,_ ,_ w z ll'. ::::, ID-- Q ;; ~ l!' 1a ;:l -_\~:-11 3 MARCH21 stAT11am SCALE: 1 : 500 "' ,_ ,-.. w z ll'. ::::, C(l__ I ' ,, C ;; ~ ;:l SCALE: 1 : 500 "' .... .... w :z ll'. ::, 'll-- \ I'~ r. --• -~~-:-1 I 2 ~~~ 2 i .__,-.___.. .___.. 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I => = t"--~,--,~.=r=:!.~~-==--=--...1 ::, : l"\--.....,.,--,,,..-.J=:=...,rr:.!i;i=!,-,--.rr--...J => :/; /..4-Y ff:-1 ; m L ~,-.l'!bl"""-"""~,___ m ~ -'---~ ~1.111!1$0....,...,;;;;.i ql -~ l.:!I.:=::::;_,._ ID --~~=::....;;.::==:;:;:::::=-_.!:,-----lllUJI._....:, •~,.: '"f,.;_"• ..... :f.-~V•.• -L ·••·,,,.~ COL~·••••••· :!!__:~1C(am I 15 JUNE21stA~" I 1,!_ JUNE21s!AT 2,~- scALE: 1 : 500 SCALE: 1 : 500 SCALE: 1 : 500 SCALE: 1 : 500 Dec 14 2018 larry podhoralarchitecture inc "1'-'·'',\-:·," ~ ' I . i J F?.OJECHIAME \ i/ ·--l .. ~~11;1111ii.ii -i~:-~;~~:1~.=~=i;\\~~~~~ \ ~ ~~.:r:~:_~~~ ~~~:~. ~:~i:~i~~~~e:C \ ~ ,~ .~ ~ \ \ _ ~[ • ~ Iii~ \ _ ~ \ 11~~ • -ra• PaOJSCTADDRESo I I r t--->-I I t---I ~ f 11775+ 11781 Burnett Street, Maple \ . en en ~ en \ ~-'I • Ridge, BC I I l . ,-.. ,-.. I ,-.. I 1 1 I i { ~ i ~ f ,~,. --,n -II ~ ;~;~~w STUDY = ~:::::o:::u~~~:::::~=~!;'"1::~~~=-=~.,;;.;::,,h ::::, = ~=:::i:::::;:i;:::§§!::::;;;::::;,f?=;J;:-:f'"'li{ii~-/...;;.;.;::.:,. ::, " ~=:::::.:::i=:§§!::::;;:::;¥~:T.?'11,•~-'il-f-fit-;;i...,;_-i-, ~ I = ~ \ 1 I ;:l ID. -;:l ·,:; • .• -,._, . ID ;:l ~ -.--✓ (Jl _ I ;n ·,':: .. ;_:__-~-_____.) ~ ~ ~~ri'jii;;;?itf;;1!!_---:(f;=-;:iii;:t:;af.,.:;='---1-J-: . . lw " ·: -~'") -==--1-1-~~ u 11 ... ~"M,_'?~''°"J.~~-,S"' .,...._~:=:_~~,..: SCALI! 'It,_., ~ --I 7 OF..4.v'//l 9 JUNE 21st AT • 10 11 ---------· 12 JUNE 21st AT m :::Mo "°'"' SCALE: 1 : 500 SCALE: 1 : 500 SCALE: 1 : 500 SCALE: 1 : 500 OM•,\Jl!JG I-JO A0.3 -lH:~ ORA';'~JJ·lG IS PRCPEF.TY OJ-' KF.Atlrl GAOUP f.)F ,;o:-J?,'t,IES ,\1,0 !;P.QULD nor nc COP EO OR [ll:31Rl8UTED w1n1cur PP.IOR 1/!F'ITTi:t·l COt!:';!'MT CONTEXT PLAN VIEW LOOKING NORTH ON BURNETT STREET IN FRONT OF PROPERTY @ PROJECT NORTH SITE IS LOCATED DIRECTLY BEHIND THIS COMMERCIAL DEVELOPMENT COMMERCIAL SITE WEST OF PROPERTY CURRENT TWO PARCELS, 11775 + 11761 BURNETT STREET STREET VIEW OF PROPERTIES VIEW LOOKING SOUTH ON BURNETT STREET IN FRONT OF PROPERTY IQ. t11-rtD Cf:;•~~! 1:;;;;U!:.S Al-lD REVISICt/5 SEAL __ .,.--·····••"" ...... , .. ,,. f ,,,, CQL\l ,.,• ~.,,,k,tot,,,,,n••••',> Oa 1,12018 larry podhoraJarchitecture inc i!"F.OJi:GTl·JAMC 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT .;□CJRESS 11775 + 11781 Burnett Street, Maple Ridge, BC fJP.AWINC.!TITLE CONTEXT PLAN SCilLL': c;p_4WII CHF.CKt::O c~ FP.OJC:CT NO Q,,• A0.4 'H--!I!:: OP.AWl~iG 15 F>RCPERTY Of KP..t,HN C.ROIJP QF ccr,IPMJIES M,D Sl~OULD NC;'i" BE COPIED a?. OIST~.leuTEO WIIHOUT PP.IOP, WP.In r.r-1 CO!JSEJ-IT ~ PROPERTTLINE ~1 586 fr, ---' · · · -· --· I -. ~ --: ---I~ ,- 1 ~ 474 I ELECTRIC VEHlCLE ' : : ' .• J.. 1 I CHARGING STATiON I I I MECHANICAL I EXIT' I -I I ELECTRICAL ii: :====:!J D O n D D 36. 1 53. 1--------~ I ~ I 35. ,., ------------------------------------------( -----------1 I ____________________________ 7.5tnSETBACI(_ E _______ _ I 54. -<. £, ~------,-. ,_, ,_ _______ _ I : I I I I I r T +· 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 _____________ , CJ I ' I I I ' I ' I I I wl z l :::i1 51 -<I e: el "ll ~I I 25. : I I -I I I 74, ' D D D ~ .. I I 0 D I .l ______ 7.lmScTilAO<UXE ___________________________________ -------- t ,,2soo,, ', VISITOR D I D D 'I D Ii I! □ VISITOR VISITOR 1, 62. □ ' I I ' :~ 15 :ffi '"' 'Ji :r,.• 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 ' "' ! Q :, "' ; 0 > " "' ~ := Q " --------------------------,------- 1 I ---------------------------~----------------------~ VISITOR VISITOR VISITOR ; VISITOR D i DETENTION TANK SEE CIVIL DRAWINGS -" ------------.!------,---------------1---i -----I ---• I I-- I . 1 I ~~-----. 2~; ----------------__ •• -------------•-~----------• ___ ·,~---·-----------------r ----~ r,,. I PROPERTY UNE ~ fg I J PROJECT NORTH VA!JCOUVi::P. OFFICE ::1(, 1::11 t{'J!"JTENA\ ST \i'-.N~Ouvt:r-: ~c V5K-:'V:-: P ECi1Z9-lr:-<:6:? F 60<!2\i.;€665 w,1.wl:ra:m~m ",860TSFO,;:ooFFIC!: ~00 . :l-<IJ77 GLq:'Vs A'JE, .<oeeoTSFOf;.0 6•: V2S 2i::5 P 60~ $53 083i F 1504 !950 1!:50 VNN, IH3~,n o-:,m 201812.11 h;sundfcJ'Adl'IIJOIYPanli 201810.19 li:wndfnl"MYl~Panlll OATF (y/mfll) DESCRIPTION· ISSUES&RCVISlmlS: .,..--•· .. ~;,c·o~\)~ -Dec 14 2018 larry podhora / architect 195; BAAO<.tl.AN WAY, NU~TI-1 SAAWCH SC val OC:! F 776 2SS0746 PROJECT NAME Burnett Street Residential 11775 + 11781 Burnell Street Maple Ridge, BC O~",WINGT!TLE Underground Par1<ade Plan ~~J.!.E AS NOTED DP..A'NtJ MB A2.0 i ~.-. ... lald:11:.C>ti I ~fQt'Cl~-- 1 2.512 . ~~ ~ n ~ ~ 1700 cast in place concrata wall J l I I private patio I• I . r~~~ ~Of ~ 000 ..'~apt~lcfO.IJJil pnvalepalio ~Cl Clbl'I.« bid. WO lilndsctPt~-.s&t,dau.la PROPOSED BUILDING main.slabel '1740geo./10,000nom ------- private patio ,:;av.aiop.1'60 I! Jl __ J --...J.---7 I I; h privale palio ------------- i 1· f --] """"·""" 7,6m6ET'DAQI: LIN~ ------- privalepalio I priva!e--palio 11 l. ll I I I !1 ~~ 1~ ~ !!" ~i ~ . 7652 I I;/ I;. ,a; " It 1: 'I: 'I: l ffi lffi I Ii la. IE 1----~-:-d".::"m 1 ucootcast caU-:o~ I ----+--'I. ----f 1'111------------,==========➔----1~-, underground parti:ade Qnlrani:eramp slopodowo 12% I I I I I I I I I I I I I I c=I VI placo eoncrels wallr:Jwguardrail 0 0 R : 7,6m -CKL.iNE .SrTEOP"El:AftEACI\LCUl.AfK>N: '-----------~,-grta::=:°'"° 20"-"ftEOUtREDOF--'2Jl93.~m.OR4'i18.6~1m -- ~ ------------------------------------------~ ~ Jn place concrete wall cJw guardrail ~ ~sq m P1«'.>PO$EOOR20.3 -au'in ~COOO'Oto..._-. fo,...S~ti.dt,p 1 : Site Plan: 1:100 ~ PROJECT NORTH 2018.1211 n ,1..11).,t ls.sued rDrAdviso,yP■ool , ..... ~····•"" ....... . i~ ' •·, .......... o .. ,, •...••• Dec 14 201B lany podhora / architect l!'.'~~•:o;.:1,:1,,!\.;~·.,,, r,0--1,~: .. _.!.!~l-d ··~; ':'> c,C~ ;., :·, C .~fi:J G~-:,;; Brunett Street Residential 11775 + 11781 Burnett Street Maple Ridge, BC Site Plan , .... A2.1 w I I I I I I I [ l z ~ ~ I i w 5 i I I I I I w z 'f -+ - _ _j --1-__ j__ l --' L ~ --·-· ------------------------1 ______ ?:;. ---------------·--------------•-·· f --------------·· I I I I I ~ I I I I I R'll'I lkl,Qr Nb 59.40 fl/llO.l 22,DOO nom , ___ r-----------~----------- i I I I I I I I I ----· I 1 I I I ------------------Fclut:ft..lOotWOMAOOtQ.119,000ncm I I ' I ' 0 0 ' ' I I 0 0 I 0 g I I I I "' -·--· ---------~-----_____ nwdtqa~:t>Sl40000,t1d~~ ,.;"i,.:..;. 8 I I l I I g I I I I I ✓.~. v~'I> I I I I I ~~~ ~(j-~ ----~----------__ Saco'ilf--~60-~~NIL ~9~rf:,~ I I ' I I {'-4~•-:tf..r ,··1r<. I I I I I ' ft'r.i r~ f I I I I I 26&, 1815 11-~1 r Jae;'· .•!~.~"'!!>.!!!'!.~•-~~l !r~ --i--11 ---11· "';.i=-~--1~1Dct--'-~7A~~COOran. i I l I ,47.25,~ -~-..,~,..., I I l I ...... ,-.~F !_j --t5,1t-GEO -~~fiooirlJ I I ' -~ . . ·-t-i--1 I I I I ~ ., .. o.\l~•-"•·~-.. ..,._ ~--·--..-'-. --• -, ... ------------l -· -" ------"'19•~M.l1ll,t•"""- .......... ~--..t.~j,' I I I I I .il.•l: QtQ.-~-t.~ ------.... ------·--,-----·-·---·,----· --~ ----·---· ---·-----·----·------ ~o1Cffll~Pf1111'Mt'f -l I I I I 1: Site Section A-A: 1:100 r:. t.Gor.itl:l51l.40QtO.l22,000 nom. 11========::j:::::===========::t:::::==========!===========t==========::::t:===========II---·-·-·--------• ---·-------Fourth noor N/;l~p. / 19,000 ncm 11======+============+=============:::J:==========+=============1==============1r----Second "oor slab S0.40 geo. / 13,000_l'lom. 47,40-GEO.-Malnlloorslab_ ---;!. E[ ' I ,j I , , __ , !r ::::::~-~-"',._",.__~_--.-___ .Jl :·:~;:~;.-,;-;-=;,.l--:·-jj~~..._:_,.,_J_ ;~"'-~-=":_;:_==-=-;.;_;_:..;~~-.~:.~::..:-_:..:..:.~-=,;;-~===-=-:·:-!'-=-~--~-~--: __ :::_~-~-:._~_::_:-::".:~--~r~-=-=-~_:_:_:_:::= __ ::~~~~~==.--r:::_:==::::~_:_::_:_:====t.:~:===::=_~~:~::~~:::_:===::=_~:_:__:_:_~_:_:_~:=-~~=-·=-= ::::::_---=---==:::~_-_~-_--- AdJtc8nt WHltlr1y property 2: Site Section B·B: 1:100 20161211 201810,19 lsooodfDrA11vtsoryPan11 ~ .... ,. • ... } i ~ CO!..\) ./ ....... ,,. __ , Dec 14 2018 larry podhora / architect 1!!5'~ :!~'./CIC I,\;~,,,.~\ CJC9i f, ::''.,.!\NIGH SC v~. r.c~ ? 77'(1 ~;.,:; r.~-:-., Brunett Street Residential 11775 + 11781 Burnett Street Maple Ridge, BC Sita Sections AS NOTED "" A2.2 -~<A:.<11<0 ·-""'"'-""-- .Q.~.,.c.~-l'-~- I ------------+-----------i-------------~----------i-----·---·--t -------~ 1 I I I I I I I I I I I ---·-----·-------·-+----·----·-----------------+--------·-----·-------·----- 1 I I I I l I I I ·-------------t--·-------1--------------~-------·-I -----------1-----------1---------------- I I I I ' I I I I I -------·-------~ -----.. ----------------.-----------, ---------------------~-- ! I I I I I I I ----+----------!----·----··----r-----·--·-----1--------·------1------·-----1-·----·---------------·--·----- , I I I 1750 ~S',>I I l I I Flflh~Wb.S. _ 000.,n..oognom _ -·-· _ _ _ Second floor srab so •. geo..J upac :;:on, MBinnocrslab47..49110ltQJ)Ql)1111111 3: Site Section C-C: 1:10D 2018.12.11 ls.suod fotAdviwryPanel 2D1B.101i lssultdl0rAdY110ry~,I 5f:/•l /_, .. ,···· ... ~"•••~ . .,.,,, ...... ~••'""''' Dec142018 larry podhora / architect 1~5'.! G?}.Cl<M,VJ nA\' /JO~l i sr ... o,MiCli l1G V!IL OC? ? 7?0::!(i!;il12·lS Brunett Street Residential 11775+ 11781 Burnett Street Maple Ridge, BC Site Sections 3r.:J.1 ;a: AS NOTED ... 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P flllt 5:"l::l Foil~ I r r,0,1 eso 15~0 rr,w, ~ra,111 :;om i01s1211 l11SUed forAdYlsoryPiln!II 2011110.19 ~-UM;ayP,.._ -,,,, ~ ''•·•., ...... , ............ .,~· Dec 14 2018 larry podhora / architect 1!!52 l3R/,Cl'.::,11,-~ v.i,i\ IJD~l !1 S/';.-',~IICH !lC Vi!~ nc:z P l?0?.!J'.;G?.,16 Brunett Street Residential 11775+ 11781 Burnett Street Maple Ridge, BC Site Sections sr...:t!". "" 16034T A2.4 \ I I I I I !-·-----·----------~-----·------------~ I I I I ◄-------~-~--- I !!!I "' ----------·-+----·----11 --I ---------• "I 1 I ___ &,_ ..... •Z2.000- ➔-----------~------1-----------------------·-----·-- I ! ! I 1 I I I I ·----------~-----------1------·-------·---·------1----·----·-------1 --·-----, FourthlklorelbM.•o;aa 119,000ll(lm. ' I I I I I ---•t--------·------·-----------·-·-t----------Th.rdlloorslabSJ.400-0-I l~"-11" I I I I I I I !----·------·-------------+---·--------! __ :latlloor .. &O.A0~_/13,000,cm. I I .J3 I I I I l _. I 0- 5 : Site Section f-F: 1:100 VMKZJuv::•~ OPl'ICl¼ 210 • 1:;11 KG0TEN11.Y 5-:-VN·ICOUIJ£R 13,:; 1/ciK I f:J P COO-: 21)'1601)~ F 60-! :?.SJ.: GlifJ~; W,'r.'I k.81,,i ~:::•,·, A~6(11'$FO~~lf}ff:C;a .1~0-<WIJ'.,'7 Gl,,m;, ,\1/f.\ ?,B:'lOISr-o,'{o ~c ,,,,s '!:''3 p f,L1.: i'!!'i'.l e.~:l I .. FiO<l i>';O !;i<lO .~·.-.-.~ ~r311n ~O•n .. 7011,12.U 2018,10.1!1 llolifa:fllll'N~P~ l!LSU■d!otAd~ryPanel /.~ . ..-•••~"' .. ,, , •1,, ..... ,.,, ... .., ... ,;•' Dec 14 2018 larry podhora / architect Brunett Street Residential 11775 + 11781 Burnett Street Maple Ridge, BC Site Sections A2.5 ,•--••-•-••-••-••-••-••-U -••-••-•• ----------------------·---··:, • !I 1 I II u I I ; J; 1 .. ! r I - I I --I I I . I I I -I I I 11 rl ' ! 1,I ~ - --'-'r L ' ' I ~ -, it 11 _ ., I I ,.__ . - 1t I f ' I ~ 1 N 4---~ e.e.oROOM - = WIC: n.,r= ENSUITE BEDROOM LIVING KITCHEN n KITCHEN UNIT 101 966 47 sq ~ te9Bm2) DINING BEDROOM BEDAOO!.t lMNG ;?J ~Jt~~l1 (GO◄ml) n.;= ENSUITE O!NltlG X!TCHEN FLEX FLEX I ENSUITE II I~ ~ ""' ,.;c R '== ;il = BEDROO,. BEDROOM I LIVING ~ UNIT110 64847sq ft (60 2m1) I DINING KITCHEN KITCHEN DINING UNIT 102 649 3 sq ft (603m1) LIVING ILi.:_ L. LANDSCAPING, REFER TO LANDSCAPE DWGS BEDROOM = == WIC w.c n,_r n.r ENSUITE ENSUITE FLEX FLEX ~ l~I 1 I . ! PR.IIVA E Pf'TTO ,;, l1V!NG lMN<l UNIT 109 I UNIT108 i-C.5471q tUl,•U'kt-11 tG0..2m:') (GO,ZM') O!N {G Olt-ffflG IOTQHEN KrTCHE!I CORfOOOR u 71 IQTC>IEN KITCHEN DINRfG ENSUITE ENSU\TE DINING UNIT 103 UL ~ UNIT 104 ........ 649 3 sq rt (&0_3ml) (60Jm1) IMC WIC LMOO ij = !cc= =si LIVING BECRCIOM BEDROOM '\J e,._... 1_ L BEDROOM ~ == WIG ~ ENSUITE FLEX KITCHEN DINING UNIT 105 60575~ ft (56Jm!) LIVING ILJ-I t-~ f'lWAT PAill> iiR!VA1' .PATIO I -- ~ ,_ ~ ; -.. ~ .... i i -t-• I -i---. -+-.. -/ I BEDROOM == ~ WIC iru= ;~ Fl.EX - lJY1NG UNIT 107 64.-47 Ml l_ (041m') CINIHG l<ITCHEN LIVING DINING UNIT 106 741,07:sq rt (68Bm~) KITCHEN n WICC(l BEDROOM = WIG ENSUITE BEDROOM I / I . u J i . I I -1 '1 J . ·, -- -t .I G ,~ / u .. -~ ! j t7 'i} ..... • ""-I -[ X I, .... , .. , _-I ?I t --1---------LANDSCAPING, REFER _,_, -.... ! TO LANDSCAPE DWGS LJ~ ,~,ell ,---l \._ W"P~t:~~1 1:~ ~.: I 1,/ ",, L---~ ~= =· 1~-• I ~ j -' -... IJ------f-----------CAST IN PLACE r,=:!!===;;.!.!:===::..!:==t==;i ,__ --!.,u~ '~ _ CONCRETE FEATURE _..i: ~ SIGNAGE WALL er ~~~µ D . -, J --+ . , . V.,C LOBBY ~ '== = AMENITY ROOM / 9..EDROOl.4 ... LANDSCAPING, REFER TO f -PARKADE ENTRANCE f -~ I .;_ I ' I L l I L i= ~ r r . ~-5n)-sE=TM-C-~-Ul-lE _____ LAN_O_Sc_AP_E_D_W_G_S ____ .:_• _________________ 07'~A..',. ~ ,---~t:•~~~===::;::::::amn-,"Er::::~-:::~::.,,..:;::,-::: __ ~_:::7,l'v_--:_ :l_-----il ----------- L N . I _r I __ .IWIKACE. --,r,. ==:=i=-1 ::::::::::::::: -t-+=·1 =--=·=•-t=~=~=-=~====i=i=I =!-='=+=1::::::::::::::1=r=~ =t == tr=;=½-==-===/==!::::::::::::::·,=====· ===1 ·~'-=n==:i=-=======,i- 1 • t.AHQSCAPIH'G. REFER l1l •• LA.-~DSCAPE D'IIG& - l:f~T 1 A1!._, ·r ': ~-----'~ ___ = ___ = ___ = ___ = __ = ___ = ___ =_=_= ___ = ___ = ___ = __ ~ ___ = ___ = ___ =_= __ = __ = __ =::::::::':l_, ________ J MAIN FLOOR SCALE:1: 96 ~ PROJECT NORTH LEGEND: □ ACCESSIBLE UNITS □ LOW INCOME UNITS □ .. ~i•-~: • J .., ~,;Jo, ... u:, :,.U~"·Jti ;;::-~re-1 ,,, ........... ,.,,,, ,,, ,,, .. ,..... ,,. ,, / •,,,,, It COLI.I~ ,,.•' ,,,,,,.,, ... ,,u•••'t»- Dec 14 2018 larry podhorajarchitecture inc 11775 + 11781 Burnett Street, Maple Ridge, BC 11775 + 11781 Burnett Street, Maple Ridge, BC MAIN FLOOR PLAN A3.1 .. , 7.02& . , ... I.G4S a.ecs Balcony Balcony """°"' Ba!COl'IY BEDROOM L/ BEDROOM LJ \J BEDROOM. BEDROOM L/ LIVING LIVING LIVING LIVING = i!I :!l e: =;!l = = = ~ v.,c UNIT 213 UNIT 212 UNIT2·I1 IMC IMC UNIT 210 73614sq ft. IMC 6-47,512 sq ~ 646.60sq ft 64660sq It e 7.f (6B4m2) (602m2) (601 m2) (60.1 m'l DINING 7F '-J rv= ENSUlTE ENSUITE DINING DINING ENSUITE ENSUITE DINING -KITCHEN n BEDROOM f\~W/C FLEX KITCHEN KITCHEN FLEX FLEX KITCHEN r nf\n nrln nf\n m m c_ CORRIDOR ~ w,c?J \J -~ LJ --FLEX FLEX KITCHEN KITCHEN LAUNDRY u KITCHEN DINING DINING ENSUITE ENSUITE ENSUITE UNIT 201 J'b UNIT 202 UNIT 203 JL WL 96394sq fl I\:: 64742sq ft 6018 sq ft. {896m2) (601 m2) (56m2) .. 0 u IMC WIC IMC DINING IMC UVJNG ~ n = LIVING UVING ;il 1l: = = ;i) = 11 BE;OROOM BEDROOM BEDROOM f"\ 11 BEDROOM BEDROOM B1\cgny Balcony I Balcony I ..... Balcony \J BEDROOM LIVING = UNIT 209 64660sq ft WIC (601 m2) [\_J DINING ENSUITE KITCHEN FLEX nfln u u KITCHEN KITCHEN DINING DINING UNIT 204 UNIT 205 601.8sq.ft. 59840sq.fl (56m2) (556m2) LIVING LIVING f"\ 11 I Balcony I Balcony I 0.<>15 '·°"' Balcony B.:C.cny BEDROOM L/ \J BEDROOM LIVING LMNG ,!I ~ == = UNIT 208 UNIT207 IMC IMC 64660sq ~ 73S64sq ft (601 m2) (6B3m2) "-I 7.F DINING ENSUITE ENSUITE DINING KITCHEN -~ FLEX KITCHEN w,c; (1 BEDROOM nf\n 7 D ~ l}~w,c .,_ ~ ' / X / ' I/ ' ENSUITE KITCHEN VL DINING IMC UNIT206 824 3 sq ft === = (766m2) BEDROOM IWIG I ENSUITE ~ IMC ( L.J n BEDROOM SECOND FLOOR SCALE:1: 96 @ PROJECT NORTH ................ •i, .,# / .. -.,,, If c·o1-\)"' ,.•· .,,,,,,,,,,,, .. ,1t•'''~~ Dec 14 2018 tarry podhoralarchitecture inc FF.OJE.CT r-J(,ME 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT 4.0CJRi::;i, 11775 + 11781 Burnett Street, Maple Ridge, BC DF.A'Nll·IC TITLE SECOND FLOOR PLAN SC,\l.l! CHECl<.l!D ChH"• "' .. A3.2 THI!:', QP,l\,1i\lltJG IS ~RCPEP.Tt OF l(F.!•HM GRCIJ? OF r,m,1p;..I•JIE'3 ANC'!:.HOULD rIor Br: COPIED O?. QISTRiElUTl::DWITHOUi P?.IC:R 1/1!:=!ITT~i-l cm-i:;em '·""" l.050 6.045 ..... i,--n n Balcony Balcony 81kony 811k:ony 13EOAOOIA u GEDROOM u \J OEDROCM 8£01<00M u LIVING LIVING LIVING LIVING ,= ~ ~ ;!l ~ = :== ~ a WC UNIT 313 \'/IC UNIT 312 UNIT311 WIC WIC UNIT 310 ~ 736.1-4 s,q n 64792sq, ft 6-4660sq ft 6-4660sq ft r,_;= (68,4ml) (602ml) (601 m2) (601 m2) DINING nF rs n.r ENSUITE ENSUITE DINING DINING ENSUITE ENSUITE DINING ~ KITCHEN n BEDROOM [\~W/C. FLEX KITCHEN KITCHEN FLEX FLEX KITCHEN .I nf\n nrln nf\n 5 C. CORRllOil . .___ >-----w,c C \JU u \J L/ ~ -:=:: i;;:= FLEX REX t<ITCHEJI IUtCHEH LAUNDRY u KITCHEN DIN.ING ClHIUO A ENSUITE ENSUITE UNIT 301 UNIT 302 UNIT303 JL JL 96394 sq It ~ &e7~•1•ci ~ 0018.tq j"\ (896m2) JOO lm-) !5"m~ " ;:: !" WIC \"VIC WIC DINING \".'IC LIVING ~ ~ = ;ii lMNG t/111"'3 Ii: = = :il 11 BEDROOM BEDROOM BEDROOM I"'\ 11 OEOIU)O.~ BEDROOM Balcony Blk.any Balcony -LI LI LI LI i f ..... ..... n n Balcony Balcony \J BEDROOM 9E'Oi?00M u LIVING LIVING a; = = ~ UNIT 309 w,c WC UNIT 308 6-46.SOsq ft 5,4ssosq n (601 mi) (601 m2) I\J ru= DINING ENSUITE ENSUITE DINING KITCHEN FLEX FLEX KITCHEN nrln nf\n u u \._ j\~LE';? >(ITCHEN KITCHEN X / \. / ' OltllNG DINING ENSUITE KITCHEN UNIT30<1 UNIT 305 JL $)1 llll.ll ft 598.t!Osq ft !'8,n~ (556ml) DINING IMC UNIT 306 82-4 3sq ft ~'== == (766m2) L/lllllll LIVING v,. I"'\ 11 BEDROOM ~ WK; Balcony Balcony '._J I 7,020 Balcony \J LIVING UNIT 307 735 s.t1 sq n (683m2) DINING KITCHEN n w,c;/ ~W/C ENSUITE ~ !Me ? 8":0ROOIA ~ = IMC ~ ENSUITE 7 BEDROOM ~ n BECROOM Balcony THIRD FLOOR SCALE: 1 : 100 I I I w n ~ BB PROJECT NORTH A8SOTSFORD OFFICE •,W•i!,<',', .;,,t;{:,, .. •t.<,•~:--f,S. ,-·~ .• ~ c V,'::;;.~;·- T ~\l:. ~~ ~~·,; ; .;J; V ., :: ,.: ,•.,•. '.', ~ ·,~1 :.; • :•.; E□1.1omoN OFFICE 1;::;. •~ 11 • .,.-. ;:':Cr<,,,.:,~ . .,:; er: :: ,r •. :.,, r~~ 1•. ~ • .:;.1 , ;, ; : ~, f •:1 :;•,'.' '('li.•I'; , : ; :.' /_.,.-··••" ' ···••,,,, . . ! •,, >, cot.\l ••• •~., .. , ................ ~·· Dec 14 2018 larry podhoral architecture inc FP.OJEr,Tr-JAMF. 11775 + 11781 Burnett Street, Maple Ridge, BC F!lOJf.C T .;ooRt:35 11775 + 11781 Burnett Street, Maple Ridge, BC DRA.WuiGTITLE THIRD FLOOR PLAN CHF.CkED PR.OJECTr·1:J ,.,., A3.3 T~I!; DP..I\WltlG rs PRCPEF.Ti OF KP.AHi/GROUP {.IF r.m.~P,lr-JIES ;,r;o!;HOUI D l·JOr SE COPIED GR 01:;TRISUTEDV>il r~10Ui PP.IOI{ •NRlnEll COMSEi·IT u .'268 7JJIJ6 6.05& u,s 6.-.S Ba!atiny Bal:;cny Balcony Balcony eeoRoo,., LJ LIVING ~ UNIT 413 WtC UNIT 412 UNIT411 IMC WI.C UNIT410 73614 sq ft 64792sq ft 64660sq ft ..._IO<q,~ (664m2) (602m2) (601 ml) teoim:1 DINING ENSUITE DINING DINING OINING FLEX KITCHEN KITCHEN FLEX Fl.EX lfflCl-iEH COflRIOO.Ft FLEX l'JTCtiEN KITCHEN lDTCHEN OltllHG DINING UNIT.\01 UNIT402 UNIT 403 1163.9'1,qll CM7<42.M:I fl. 6018sqft l'Um'I (ijQ,ltn=> (56 m2) ~ DtllNG IJ\IIJ<G LIVING &E"CROOM Balcony Balcony Bak:ony } aa.s 6.-1145 Bak:silny Balcony UNIT 409 -UNIT408 64660sq ft '41;10~ fl. (601 m2) ilO l'lW) DINING o.i1>1c KITCHEN FLEX FLEX '"'LE// KITCHEN l<JTCl<Etl X / \. ,, DINING Oltll~G UNIT 404 UNIT 405 KITCHEN 6018!iq ft -5914014 ft. (56ml) C5S.8m!J WIC DINING UNIT 406 B243sq tt. (766ml) LIVING 1NC:: BMCony '·""' a._1c;;ny LIVING UNIT407 7J5 64 sq, ft (683m2) DINING W>C BEDROOM Balcony FOURTH FLOOR SCALE: 1: 100 ~ PROJECT NORTH Eot,,ONTON OFFICE ia;.t,:.:;. ,i:,11 • .1,a~:•~r~ • . .-r,,~.u:: ,~:·•., •:,;•::. :.=, ;~, , •. ' ' ·~ .•.:• .::;.? '.'/., :.--:,::,•~; ~:.1.1 ...... , ..... ,\··· 'ft,,,,, /' ' "'••,-t,,,,,.,, .... , ............. . Dec 14 2018 larry podhoralarchitecture inc F?.OJECTr•JAi11iC 11775 + 11781 Burnett Street, Maple Ridge, BC r-RoJF.cr ADORES~ 11775 + 11781 Burnett Street, Maple Ridge, BC DF.A'1\'l1-JGTITLE FOURTH FLOOR PLAN SCALE ,,,, CHECKED Ch,:,ck,:,r ?P.OJECC NO ,,,.;J.I. A3.4 lHIZ OR~.•1\'ING IS S-?.CPERTY OF' KP..AHr-J GRCIJP OF r.m.,Pi\[·<IES At1D .SHOUU) rlO r f.E COP I EC OR DISTRIElUTED \JlilT.◄OUT PF.IOR '.'!P.I nD·l COrlSENT .. .,.. 1.000 6.056 tO<S 8.0<5 B•lc:ony B•~'1Y Balcony Ba~y 8EDRODM-LJ LIVING ~ UNIT 513 \\IC UNIT 512 UNIT 511 .... c .... c UNIT 510 7361-4 sq ft 6Ai'.92t,q 646i50tiq,.ll 6'6!1011.Qrt (684 m2) (OO"::m:) (SO 1 m~ 1001.,:1 DINING ENSUITE OINl."16 OINING ENSUITE ENSUITE OINlNG Fl.EX Kff~ifJI KITCH.EH FlEX fl()( KtfCHEII ~ C.OA:AIOOR FLEX l(JTCHE:N KITCHEN IAIJtlORY KITCHEN t>IHtUG. DINING ENSUITE UNIT 501 UNIT 602 UNIT 503 96394sq ft M?-12tq ~ 601 Bsq ft (89Sm1) (60.1~, (56m2J .. ;:; 0 WIC DINING LIVING BEDROOM Balcony Balcony Balcony .I ..... ,.ou Balcony Btlcony UNIT SOS 'MC .... c UNIT SOS G46i6015q fl &46.6014 h. 1&11.n"=) (IS0,1 ml) 01NJJ,G ENSUITE ENSUITE l(ITCHEI> flEX fl£)( KITCHEN iUTCHOl DINING OJl'~NG UNIT 504 UNIT505 601 Bsq ft 5il40aq. ft. (56m2) f555m!) IG UNITSOo 92-43t,q rt (71.l"m!1 HG Balcony 7.0,0 Balcony LIVING UNIT 507 73564 sq ft (683m2) DINING ENSUITE BEDROOM Balcony FIFTH PLAN SCALE:1 : 96 @ PROJECT NORTH .~Ai~ 12 I~ ND ~T!: . .''(-ll.0 ___ ,,,••··· .............. ,.,,,,,,,,, ! : ,,,,,,, COL\},,.,,,•' .,,.,.,..,,,,,,.,,i Oec 14 2018 \ larry podhoralarchitecture inc FROJ!:CT MAME 11775 + 11781 Burnett Street, Maple Ridge, BC PR:OJF.Cr 4,00RE::i;'; 11775 + 11781 Burnett Street, Maple Ridge, BC DP./1.1.\IIMGTITLE FIFTH FLOOR PLAN SCALE CHF.CKW FRO.JECTil'::l ORi,WltlG NO A3.5 Tf-!I!: DRAWING JS i:,;;:cPEP.TY OF KP.AHN GR:OUF' OF 1';01,1PNJIES AND t.HCULD NO r GE COPIED OP. 01::nR1euTED WITHOUT PP.IUR 1,11/l'!ITTF.r-l C:ot!3EC<T MAIN FLOOR AREA SCALE:1: 150 THIRD FLOOR AREA SCALE:1: 150 5 Fl FTH FLOOR AR EA SCALE:1: 150 AMENITY AREA COMMON AREA UNIT AREA SECOND FLOOR AREA SCALE:1: 150 FOURTH FLOOR AREA SCALE:1: 150 FSR AREA AREA SOFT AREA SQM 35296SF 3279 m~ 6,121 23 Sf 56a 68m' 43,67071 SF 4,05714 m' 50,144 89SF 4,65861 m• AREAS □.AM:;:Nq-¥ AREA □ COMMON AREA □UNITAREA UJt.10:1icn:~ ,, ,. V'At.tcu'IE~ or, ,CE II ni=~ ~•• :' I ........ ~''''' •• ,,.,t,, ~ .... ~ f '•,,,. CQLV .. ••• .. ,, ................ ... Dec 14 2018 larry podhoralarchitecture inc 11775 + 11781 Burnett Street, Maple Ridge, BC 11775 + 11781 Burnett Street. Maple Ridge, BC D?.A•NINOIITLE TOTAL AREA CALCULATIONS A3.6 11-!;:; e,:,r~,l•/\111 iG :;; ~;;:r;P~?.TV (:,' KP.,;;;rJ (,f(CI;;, CJ!' r:c:1.,p;,r•IIES :,rJD£rt,:)LJU) r-10rG":: ::CPl!:OOR L)ISTRif?l;TICJ) Wlle!OUi pr-:10;,, '··'!r.!1 rn:;J C,:JtJ31;r 1i i • ) t l ~ ; i • .- '? WOOOTRELLIS HARDIE LAP SIDING - COBBLE·&10NE ----- 6" HARDIE LAP SIDING -COBBLE STONE----- HARDIE PANEL -ARTIC WHITE --,1-+---V,~l)OWS & DOORS: EXTRUDED PVC -ALL WEATHER, DOUBLE LOWE GLAZING OR EQUAL -BLACK SOUTH ELEVATION SCALE:1 : 96 -lf-------WINDOWS & DOORS: EXTRUDED PVC -ALL WEATHER, DOUBLE LOWE GLAZING OR EQUAL -BLACK 2 NORTH ELEVATION SCALE:1 : 96 ABBOTSFORD OFFICE n: :it~~'. :'D;, t~}f~; Ii''.a '. •::.~i: ~f:', EDl,lOrHON OFFICE i',;J • 1(111' _::-. ::•.;r~ .\•.tc~._;; ;:;·•.• r~.' I'. ;. -'":,: :: .::•~? ·::.-1::•;.:1:.•.·i•·-•., Dec 14 201B larry podhoralarchitecture inc Pf.OJE.CTf·JAl.'.:C 11775 + 11781 Burnett Street, Maple Ridge, BC PROJECT t.DDRE~ii 11775 + 11781 Burnett Street, Maple Ridge, BC DRA•,\ilN(;TITLE ELEVATIONS SC,\LE. I ~G CHECKED C'Jl,t<-,f- PP.OJECTNO OR,WJrr·!G I.JO A4.1 n-m'.i DRAWING 15 r,ROPEf.TY OF K?.AHt·J GRQIJI? [JF <::Or.1PAl~l~S ArJO £HOU LO MD r B!: GOPIEO OR Ol:ilRIE!UTED WITHOUi PRIOR NRITTEi-.1 cor-i~Er-n 42" HIGH GLASS ANO ALU~JNUM GUARD RAIL-Bl.ACK------------ STONE VENEER -CUL TUR ED STONE "SOUTHERN LE□GESTONE" -GRAY· DRY STACK CE U.iS STONE VENEER -CUL TU RED STONE .. SOUTHERN LEDGESTONE" -GRAY-ORY STACK 6" HARDIE LAP SIDING - COBBLE STONE---- 6" HARDIE LAP SIDING. COBBLE STONE---- -11+-----!+----Y,~NDOYVS & DOORS: EXTRUDED PVC -ALL WEATHER, DOUBLE LOWE GLAZING OR EQUAL -BLACK HARDIE PANEL • ARTIC WHITE EAST ELEVATION SCALE:1: 96 c.,_-1------'J'NlOCWS & DOORS: EXTRUDED PVC -All WEATHER DOUBLE LOWE GLAi.lNG OR EQUAL -BLACK --■~---1-2'"HIGH GLASS ANO ALUMINUM GUARD RAIL-BLACK WEST ELEVATION SCALE:1: 96 •~OO~OFJtCS l ""•~ ·•t ~r.;0•10,,a •·q, •·;· . ,-1.~. ·: 1'7 :i,.ra 1:-.: ~-' .><' ,.;...,.. ·.o ti.,itir..l'Li_ Dt:t;i;...-r,oi 1:;s<JES,\!Ju-?.E•1:s1':i!S ... /_,.,,,.,... . .. ,,.,., :' ••.... COL\) ,/ 11••11,1,,,.,,,,, •• ,-» Dec 14 2018 ) larry podhoralarchitecture inc 11775 + 11781 Burnett Street, Maple Ridge, BC 11775+ 11781 Burnett Street, Maple Ridge, BC DP.A',\'11•:G 11 rt E ELEVATIONS CHC.CKIW ,::hocl:,,r FROl.:CT i·:O 1.;03~,- A4.2 J NEW PROPERTY LINE CLEAR GRAVEL FOR SWALE, 0.3m WIDTH REFER TO CIVIL ENG. DWG.S METAL GUARD RAIL MOUNTED ON WALL TYP. REFER TO DB/L3. CONCRETE WALL, TYP, REFER TO ARCHITECTURAL DWGS FOR DETAILS VERTICAL CONCRETE REVEALS, REFER TO D6/L4, LIGHT BOLLARD, REFER TO D'.)/L4 -----PRIVATE PATIO, TYP. ~---HYDRAPRESSED SLABS. TYP. REFER TO D4/L3 CONCRETE UNIT PAVERS, REFER TO D3/L3 CLEAR GRAVEL FOR SWALE, 0.3m WIDTH REFER TO CIVIL ENG. DWG.S CLEAR GRAVEL FOR SWALE, 0.3m WIDTH REFER TO CIVIL ENG. DWG.S CONCRETE PLANTER WALL, TYP. REFER TO D7/L3 EXISTING SIDEWALK RIVER ROCK DRIP STRIP 0.3mw. REFER TO D6/L3 SECTION 2/L5 METAL PICKET FENCE AND GATE 1.8m ht. INSTALLED BETWEEN PERGOLA POSTS REFER TO D5/L3 SHADE PERGOLA OYER PATH REFER TO D1/L3. 1.7m L X 1.9m W BIKE RACK, REFER TO D3/L4. SPACE FOR 11 BIKES. PLANTERS COMPLETE )-1---H-+--+-----s EXISTING PROPERTY LINE -- II 1-1--1'----IIT'!i...-l-NEW PROPERTY LINE ~ KP..f~nning LEGEND D ........... D UNITPAVER$ D HYORAPRESSEO Sl..AB PAVERS • TABLE ANO CHAIRS METAL PICKET FENCE -v,/'v-METAL GUARO RAIL -BENCH EXISTING TREE TO BE REMOVED PlANTER WITH SEASONAL DISPLAYS, TYP. REFER TO D4/L4 -~-f-i-----~~~P.fii~lfi,1';j,4 =+.J.L~-,lj.+J+-.....:'.'!-+...!!!!~---..J PROPOSED BUILDING SETBACK LINE TYP. STEPPING STONES BIKE RACK, REFER TO D3/L4. SPACE FOR 11 BIKES. TABLE AND CHAIRS. ONE CHAIR REMOVED FOR ACCESSIBLE ACCESS. REFER TO D2/L4 ◄ ------RIVER ROCK DRIP STRIP 3m w. REFER TO D6/L3 -----CONCRETE PLANTER WALL, TYP. SHADE PERGOLA, REFER TO D1/L3. 8.2m L X 3.2m W SECTION 4/L5 OPEN SPACE: REFER TO D7/L3 DECORATIVE WOOD SCREEN 4,6m w. x 2.4m hl AFFIXED TO WALL REFER TO D2/l3. METAL GUARD RAIL MOUNTED ON WALL TYP. REFER TO D8/L3. I I I I -------------~ 3 WISTERIA VINE ONE AT EACH POST METAL PICKET FENCE AND GATE 1.8m hi. INSTALLED BETWEEN WALLS WITH FENCE POSTS IN GROUND AT WALL EDGES REFER TO D5/L3 20% OF THE LOT TO BE PROVIDED AS USEABLE OPEN SPACE ( 2,493 SQ. M. X 0.20 = 498.6 SQ. M, REQUIRED) PATIO, SIDEWALK AND GRASS AREAS PROVIDED = 508 SQ, M. OR 20.3% ' I y -i-... - 27JUl11 ISSUED FOR ADP t 1110118 ISSUED FOR OP 20/09.'16 ISSUED FOR OP W11nl ~~or ,11,1101'17 ~D,CftPI" ~1 Wi1JiiDR)«R£\ICW B.C.S.L.A. #565 RECEIVED DEC 1 8 2018 MAPL~ RIDGE PLANNING DEPARTMENT 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST. MAPLE RIDGE, B.C. LANDSCAPE PLAN 1:100 JT ST 1903-47 L1 l I I PLANT LIST COMMON NAME sae SPACING CONDITION ,....,. BloodQoodJ-,>anosoM~ 6arnl uperplan WB 000 ., Cotonenl&rd1mmllri'Cor1IB■1tUty' Conll BHuty ColOMUl■r '°"""' 01o_c. """ Ca,plnusbelulu1"frwisFont.alne' Fr■n1 Fonlalne Hornbeam ""'"' 11perpl11t1 WB <:XX) 58 Euon~1rortuna-1'S1rcc,,~1a· Satco•le Euonymus 50CIT'lhl 1mOC "'lPol Fi,gu1 1ylv~Uu' OIIW)'ck Purplo' Dawyck Purplo Baech ,~"' npgrplM WB. CXX) 58 .Jtnpol\JshOflzontoHI1.Jmoglow' llmoglo'l'l'Junlper -"' 1m0.C. 1:12Pol ) 0 11 Magnoll11gr11nd1nor■'TIKfdyS.111' 0--10 Plnu1.comblo'NgonqulnPillor' <!XlX[X!) "" Lonlc-eft1rr.ida'LOfflOflBfl3uty' Lemon&.Jul)'~f Honty,,ud,lo Toddy S.nr Evergmen MitgnoUa 200emhl lllpMplan B.&B. CXX) PnlTIUS l,wrourasus 'Ono l1,1yken' Dllr,Luy\lenL.11unil i\Jgol'lquw'IPillarS'MnSl<>ne 200anhl HjWrpUII B,&B """ 020 79 Rhodlldondron'Ramapo' R-po Rhodod!N'ldron "'"""' 06mOC 1'2Pal Mcrnhl 1 OmOC. l:llPol 40(mhl 0.7m0.C. #2Pol ~ ., llQfNd,,e~ Det'IHYew 60omht 10moc '"'" 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 ___________________ j f'EADOMlS. GROUND COVERS. AND GRASSES ,\:,\:,\: 80 C1laml"n:1111lsbrllmytritha Aull,WIF......,~~ CXXX) " E"~1.~k.oo,~ Dowdlt~~~ ...._ ... "°""""'M 0000 121 Ge1anlum x Rov11V1e Ro11nn1 Cranes.bill Geranium ♦♦♦♦ 5S ~\-.ew..o..p• lillleWinecup()ayl,ly 0000 3l Pillflt-.ca,...,_..,.. Chlna1111 V,rgWlia Ctffl)O'r ccco " PeMIJtlum elopeCUrolde, \jl\Je Bunn~• ~~::unn~ Owmf FDW!laln CCCI:; " Polyllichumrnunllum WnficmSl;,,,(wG1ffl'I 0000 Wl"l1,ri111.lnim1I,. ..,. __ 09m0,C, """ 06m0,C. ""' o.6mOC, 1111 Pot 06mOC "Pol 06m0.C. #2POI 06mOC. #I Pol 06mOC .,,. es~ph1n 112Pot -+- @◄Kr.!h~ ~KP.,P~nning LEGEND D TURF GRASS l'=E] UNITPAVERS D HYDRAPRESSEO SLAB PAVERS • TAEILEANOCH.AIRS METAL PICKET FENCE ---'VVv-METAL GUARD RAIL -BENCH EXISTING TREE TO BE REMOVED □ PLANTER 27/11/111 ISSUED FOR ADP 11110118 rf.l$UEOfO"DP ,_,. ISSUEO FOR DP 22111/17 tawtOk:IRDP •.11wi1 IS$IJ!"O,O'I.DII 26/09117 &SSOl!DfOfl.~ B.C.S.L.A. #565 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST. MAPLE RIDGE, B.C. PLANTING PLAN '"°' JT .. ... ,., L2 ) REBAR RAILS. -- POWOl'RCOAT£0 CHARCOAi. GREY 200mm X 200mm -- TIMBER RAIL, l!jl Ill r I I VARIES REFER TO PLAN II I i, I II I I Ii I I I 200mm X 200nvn TIMBER POST 200mm X 200mm TIMBER BEAM l:. I I,, 1111 II' I I , J II I IRRIGATION NOTES: 1. IRRIGATION TO ee PROVIDED FOR All 'SOFT LANDSCAPE AREAS' SHOWN ON Tl-IE DRAWING, USING A HIGH EFFICIENCY IRRIGATION SYSTE"4 2. IRRIGATEDAREAST06E INSTAlLEDASA~ -DlfVU(iATJOH $VSTEM FOA THE STUB OUTS PROVIOED. PROVIDE SUBMITTALS Of DESIGN TO CDNkA.TNll ,.T l.£ABr OHEMlXPRIOR TO INSTALLATION AND AS-BUILT DRAWING WITHIN ONE MONTH Of SUBSTANTIAL PERFORMANCE_ 3 Tl-iE IRRIGATION SVSTEM DESIGN ANO INSTALLATION SHALL BE IN ACCORDANCE WITH THE IRRIGATION INDUSTRY OF BC STANDARDS AHO GUIDELINES, 4 ALL IRRIGATION VAL\le BOXES TO ee EQUIPPED WITH QUICK COUPLERS !i.u&.EPOP.uP~ERtlu.DS. 6 00 NOT SPRAY WATER ONTO TREE. TRUNKS REFER TO 01 nus SHEET REGARDING NOiES FOR FASTENERS AND WOOD ANISH ~BUILDIN<lTYf' •M FLAT BLACK METAL BRACKET. SEE NOTES. r .//;- 2x8(50l200mm)WOODSLAT, TYP, r 1.69m 8 WOOD AND METAL SHADE PERGOLAITREWS METAL POST SADDLE. TO BE SET INTO CONCRETE FOOTING. SADDLE TO BE POWOERCOATED BLACK. CONCRElE FOOTING TO BE FLUSH WlTH GRADE AND TIED INTO PARKADE SLAB, UMf.PA)'ffle19flCAT101(S PATTERN; SOUARECUT1 5'x1.5' COLOUR: CHARCOAL MANUFACl\JRER: ABBOTSFORD CONCRETE CONTACT: WWWPAVINGSTONES,COM VOIOFORM BY OTHERS, IF NEEOED, ------------------+-MEMBRANE, WATERPROOANG AND INSULATION BY OTHERS ------------------=:r--~~~~~~~~RAL @ UNIT PAVERS ON PEDESTAL AND SLAB N.T.S. NOTE: 1. ALL WOOD TO BE WESTERN RED CEDAR. 2. ALL BRACKETS AND FASTENERS TO BE HOT DIPPED GALVANIZED AND TO BE PAINTED BLACK, 3. ALL TIMBER TO BE TREATED AS PER DIRECTION OF ARCHITECT. WITH PAINT OR STAIN. - ·- 2:Ji:4 (50x100rmi) WOOO SLAT, TYP, 50mmGAP BETWEEN SlA'TS, TYP, ,.,_ J c~ .. , -- - 4. ALL DIMENSIONS ARE IN MILLIMETERS UNLESS OlliERWISE NOTED. SOFT CONVERSIONS FROM THE NOMINAL SIZE OF THE MEMBERS HAS BEEN USED, f . .. ..., - D4 - """ -·,, .. • J ,. ~- -~~ ~-., -·,---,- N.T,B.. 8 DECORATIVE WOOD SCREEN ~O&!,B~~ MANUFACTURER: ABBOTSFORD CONCRETE CONTACT: WWW PAVINGSTONES COM VOIDFORM BY Oll-iERS, IF NEEDED ------------------+-MEMBRANE.WATERPROOFING ANO INSULATION BY OTHERS -----------------==r-~~~~UC~R.AJ... HYDRAPRESSED CONCRETE SLABS ON PEDESTALS AND SLAB N.T.S. . -. , . ,,. ·---~ - ~-""-' -w ~ t w 200R200mm) OOOPOST N.T.S. SOOOINGNOTES: t..$00!1)EQMu..1iASSHOW,,,0H"ll'C&~f'\NCARl!T00EaftlW:JEOCAHAOAH0.1 CULTIVATEOTURFSOD.WlTH t TAOHORlJtOu:li ROOTSY$ttl,A,, ffllOtN-D HtAW~C()Nf;'OfWINQ '1'0A(Ollln£MENTS OF THE CANN:JIAN t,,AtcOSC.t,PE ST~DARD, AND OT-THE FOl.l.<M'JHQ MIXOIIJ.PPAO.'ED COUit&.: 40% BlEND OF (3) \JAAtETIES OF KENTUCKY BLUEGRASS 40% CREEPING RED FESCUE 20% PERENNIALRYEGRASS use LATEST APPROVED CULTIVARS Of GRASS IN PROVINCE AREAS TO BESOOOED SHAU. HAVE A MINIMUM 150MM TOPSOIL BASE 2.LOOSENSOl.SURfACEPRJORTOSOOOtNG. EllMINATEBUMPSANDHOLLOWS RDU.LIGHnYWHEREVERTOP50ILIS EXCESSNELYL00se 3 PRlOR TO SODDING, OBTAIN APPRO\IAl THAT FINISHED GRADE AND DEPTH OF TOPSOIL ARE SATISFACTORY. ,c OELMR $00TOsrTiW'1l ... 24 HOURS OF BEING UFTEDANOLAYWJTKHJI~ OF BEING LIFTED. DURING ORY WtZATHEI\PAOT'!CISOOFRCMORYING,MIDWATERSOOASN[Cf.~TO~ffSVTTAlrTYMIDPREVENTTHE LOSS OF SOil iN tw.lOUNG. ORY SOD Will. BE REJECTED. $ lA'f~auflJNG GROWING~ JJ,.'tSOOIH Roift..P!RJl"EMOICULAR TO SLOPE, AND Wl'TliJOINTa SfACGE.Af:D IUTT~SCLOSELYWTTHCUT~OAtEAw«;GAPSBETWEENSECTIONS. CUTOUilAJl:f.G\A.lollOft Tl-llN SECTIONS WITH SHARP IMPLEMENTS 6. WATER SOD IMMEDIATELY AllVl4'\YINGl008l""" MOcSrufiE PENfTAA'TJOHNlffl>TOP 150MM OF TOPSOIL MAINTAIN SODOEDAREAS NtCM!ITART OF IHS1'A4.L.A'TM)r,I UKT1l FINAL.ACCEJl'TAHCS... PlANTING NOTES 1. Pt.ANTS SHAU. BE INSTAU.ED AS DIRECTED BY TlfE DRAWING. NOTES AHO DeTAl.S 2 Pt.ANT MATERIAL SUBSTITUTIONS WlU NOT BE ACCEPTED WlTifOUT PRIOR WRITTEN APPROVAL 3 AU Pl.ANT MATERIAL SHALL 8E Tl-lOROUGHLY WATERED ANO SOAKED AT THE TIME OF PLANTING 4 TREE PROTECTION: PER TIE MUNICIPAL DETAIL IF REQUIRED. S. All LANDSCAPE MATERIAL ts TO COMPI..V WITH Tl-IE CANADIAN LANDSCAPE STANOAAD. 6. SOIL ANALYSIS FOR PROPOSED GROWING MEDIUMS IS TO BE PAO\IIDED TO LANDSCAPE ARCHITECT PRIOR TO INSTALLATION 7. Pl.A!(f1&4ltftW,SIPB:!FDf'OA nc:$-MGJRT M.1.~0RM T'Oll-lEC-'HIIOIAHI.AADSCAPE STNICWtD»c) a.uftCF'~~JllH)N«)FOR~VAlt!ElVAICOCOtOnodM.IHDICAlEDOfflHEfllANTUST~ONTHlS ~'!W'G,.NNPVr,N!'DIVLAYIHC,-OOAGAOW'T"tWKB.INNRVOA~WU.~lfltEJ(CffQ,NltP\..Af(l'nv.rts Rl!JECJeOWU.IE:AtMOY!t>fMOM'ttES,t1;NfOMPlACEDWITI1AP\.NffC,ACCB'TA&lt.EOUM.lrtA.TN0AOQf1'10HAL. COSTTOTl-lEOWNER, a, REMOVE DEAO OROAMA.GEO ISR,N,;Ct1ES..~~,1GSHAU..8E P£R10RUEDINACC~WfTH CT~ HORTICUl. lURAL PRACOCES AHD IHTEANA.notu,&. SOCIETY ARBO.RtlTQ (I.SA) SPECIJlC"TIOHS WITH ~TE TIMING FOR EACH SPECIES 9 ~AON!~ WNINJ«TR)A'ne PlNff lrMlVll.AL TttfJ CQHTRACTOR SHAll.8!: RUPOtiSlel.tf°'-ALL ..WHTffiNIC:ER£QwEU!D'1'0KaPTHEF\NIJIINAt1fAI.THTCQtC)(hQHOC,Jfatfo:lHEWAltAN«YPCRIOOU""'5 On-cERWtie"AGRE£0c8liOM,AND~OR.~t;HTOflP\AHT""'TERW.I nilrlT NQ;O£,,OOA INPOOA C0fGTlOM DUR1«:lH£W~flEA:)00AnHEco,.,T"RACTQffSOWH£1Q'EJr,1$£.Mloltlf.e,,w«::&.lf«;LUOESIMJf1SN0f"uutlEOTO: 91,~~d~e,.,_p,a,,a..,_.....s.WM6o'edMW-.~WM$1'~~MdN-..:anly pdld...,..,.._,,,.t,,....,,. ..... -..,._c,1~~.,,.,_o-,iiCIJ~tw~.;---t,a.10...,,~ ~1Nlmul1"11!11f.oi\. .... ~&,y11!tltr.J.Tllec»woleh--.lhJ,l~~---IOtlifCar#XIPrict• ~-10hltl!iM~..,., .. ~ li.~ed~~olillllkft g3, Waedremovaf g,40i&eaSecontrol GeNERAl. NOTES 1. EXAMINE SITE AND CONFIRM EXISTING SITE CONDITIONS BEFORE BIDDING 2. CONFIRM AlL MEASUREMENTS ON SITE. DO NOT SCALE DRAWINGS~ J CONFIRM EXJSTING A/40 PROPOSED GRADES PRIOR TO BEGlNNING CONSTRUCTION WORKS 4 CONFIRM MUNICIPAL.~ FOR BUII.DfNG PERMITS, SEt1',AO(S. IUl.OING cooe WORKS, AND OTHER BY-U.W REQUIREMENTS, 08:fAilH RfOUIAEOPERMrTS PRIOR TO BEGINN'PKI COfG!RuemON WORKS. S OBTAIN l.JTUJTY MID SERVICES LOCATES PRIOR TO BEGINNING CONSTRUCTION WORKS 8 PtlO'l'ECT FAOM DAMAGE AU lJOSTING S1'RliCT1.IIIEs, TREES. SOA:F'ACH. 5ITT;. tUR1CStt.lNC$. UN~ SER\1CD NfDOltEREXl$TIHGCl&llNUTHAT £mcn"8WJtON$.lt£.AREPAA.T0,TI-f6Sff'EACCEUORAA35AO,MCEJff ro '1'MESITL ~RtPNRMOMAKEG000~FOR Nff~Tl4AT ISc,,,usE08Y t~CONTIW:fM:SWOR,t' AT THE CONTRACTOR'S OWN EXPENSE. 7. UPil.HISOJ)ifRWl3E' SPf;(:&Rt-0,.COHTRAc:rCIR $tlAU ~EAU.WORK$ AAOJ.IAT~~S FOR A PERIOD OF NOT Le$-S THANOttEii1)'tEAA.cc»fTRAC1~~tN$PCC'I ntE-~0HARECUI.ARBAS!$AAD REPLACE WAlSbAi..s n"'-f ~.«POOltCONDfTl0HWllHIN MOYtlld 0,:: ~!Cfl()H 0111 ff0t1RCATIC)H. B llf(COfl'JIW:TORU4AU.."'-'MTMftttl!:SJTElHGOOOWON<DIG ORDERW,fHAQ.fAHNID~~!. ~n,£1'(:RiOOOFv.oAAS.PEOUl'f'SAH.PUOUCNll)AOAl>MU4,MET08e$MPT"Tll•11rEHOOfEACHD,t.V ~l<WrFft(l!Cfi'.DEMSS.~QU..q,.st5TOll;~QrF5fTfATL.£0,M.AMOAJIPROIIEOI.OCA1lDH!S. f f POSTsn>a<G202hn~~•~:;•oceNIBf I ..... c P-C -~~~ i 21r2.·l NOIEPMEosun ~------SOOrrvnHEIGHTX200mmWIDTHCIP 73318" rr== CENTER ON 2"POSTS 71318" _,,.,..,.,a,.,rz-oc1 I - •ALL GUARDRAIL MATERIALS ANO FASTENERS TO ee POWDER COATED DARK GREV 3~ CLEARBETWEENPICKETS "- .:PUNCHEDAAU J fOR PlCK£T 1!<5El<Tl()N e METAL PICKET FENCE PYRAMIO POST CAP "All FENCING MATERIALS ANO FASTENERS TO BE POWDER COATED DARI< GREV. CONCRETE Pl.ANTER WALL BUILDING FACE ~---1--75nvn0T0100rrvn0ROUND WASHED RIVER ROCK. MIN DEPTH 1501m\. MEMBRANE. WATERPROOFING ANO INSULATION BY OTliERS REFER TO ARCHITECTURAL --CONCRETE BUILDING SlAB SEE _________ __, ARCHITECT\IRALMIDSTRUCTURAL NOTI::S; 1. FttVER ROCK SHAll BE FREE FROM CRACKS AND F~S ANO SHAL.l BE FREE FROM SAND, CLAV AND OTHER DELETERIOUS MA.TERIAL 2, RIVER ROCKSHAll BE Pl.ACED SUCH THAT AN OVERALL LEVEL APPEARANCE IS ACHIEVED WITHOUT VOIDS 3 RIVER ROCK TO BE LIGHTLY COMPACTED. PLANTING BED 100MM 0 PERFORATED PVC ORAJNTILE CM FK.TER SOCK, CONNECT TO WEEPHOI.E PVC PIPE.. 500nwn HEIGHT X 200mm WIDTH CI P CONCRETc PLANTER wm WEEPHOLE. EVERY 3M O C CONNECT TO DRAINTILE W1TH 50MM DIA P\JC PIPE D WATERPROOFING ANO MEMSAANE BY OTHERS REFER 'TO ARCHITECTURAL N.T.s, e DRIP STRIP N.T,S. 8 CONCRETE INTERNAL PLANTING WALL N.T.S. ... e GUARDRAIL r•t"OWo!!CJ._j ...--_o,r -SIDCWAU. . r N.T,S. 27/11/HI ISSUED FOR ADP 11110118 ISSUED FOR DP ,.,..,,. rSaUIDtCROfl 21111/1' --"' ,.,,..,, ISSOO>FOl<OP _,, 1$$uto~~w 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST, MAPLE RIDGE, B.C. DETAILS AND NOTES ASNOm> JT ST 1&0347 L3 ,------------400 SERIES MLB400-W MAllAA\S; ~•~--•.,,._...,."!l-.... N"il_t!-t_~.,.....-.... _. ... A.11!!"1!1_...,.....,..........,.!111,CQnn,.,PW"11'£. n,.,.llolitl.,~W-~••Kl4""1111a,.i.,,....,1a<1•r:ff.'tl<:Jt>dll>t;a,o,....,.,,d,.~hpon111r•,...,.,......._ INSTAlJAflON: lt,,l,,:,Trl,Pldr:...1 ... 1<".t<-11oi.,!O~'l•rr~..,NthJuo>i!<!f-Yl.,_,1oi,,,.. TOSl'f.C'lf'r: ~ "°""""'""'""" Ol'TIO/fS: r;.,,n,,.,ll_Oo,~ COLOUR: SILVER eMAGLIN .... _, __ ~--------, ....... , .......... , ......................... _ _,,_ .. _ _ ..,. _______ .. __ 8 BENCH LIGHT BOLLARD TO BE: TECHNILUM 'SHIRAZ NANO (BORNE)' FINISH: MATTE BLACK HEIGHT: 2' 7 a•· 3' 11 ¾" OR APPROVED EQUAL e LIGHT BOLLARD ELEVATION VIEW DiMEHSIOH5 ~ 11s·1n1""1 ~ ~!!rnri::i' ""°""'· •~~l""ill-U&l N,T.S. N.T.S. 3m [ REFER TO LANDSCAPE PLAN ANO ELE\IAllON FOR PL.ANT TREATMENT Al.ONG WN.J. @ CONCRETE WALL REVEAL ~----------400 SERIES MLPT400-S-W ,.,,..._ A.1~-_j ... -Kltd<ool~f.<-nr.<MIOll"I r~,11..,.~.,_..,prt,,-.:1t<adot-~r411ono.11-li,,,lo<ft_,1ru.,,"'-N<!"""hPf'!Olmtrl>t,1""" lt.STM!AIION: Tho11tie~cltl,...,n:le>rf'"1tmbl<d0<~- TOSP[OFV, .i~•,H~l<IOO-►W -~--0,10... WhNkl>Oir~1,CWDI ...__ ... tlftn!lu' DIMENSIONS: ,_...._.,._H.'."('U- ToOl<W""" I.Ul"ll.'.I.-! =~:;~~11&/ COLOUR: SILVER ~MAGLIN _ .. ____ >_.., ___ , __ ~_ .. ____ _ -----... ,.. .. _..._., __ e CLUSTER SEATING ,-------SINGLE STRAIGHT LEAOER REOUIREO. 00 NOT cur / PRUNE ANY DAMAGED OR OEAD BRANCH.ES. ✓ DO NOT REMOVE LEADERS 2. 50 mm RO UNO PRESSURE TREATED STAKES SET 1/ERTICAU. Y & FIRMLY INTO UNOISTURBEO SUSSOIL N,T.S. ALIGN STAKES PARAU.B.. WITH ADJACENT SIDEWALKS & PAVEMENT EDGES & wrrn PREVAILING WINOS IN OPEN SPACES. 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ETC 75-100 mm HIGH TEMPORARY WATER RING I SOIL BASIN AROUND SHRUB 75 nwn OEPTli OF BARK MULCH ===~-TAPERATTOPOFROOTBAl.1.ATBASEOFSHRUB PREP AA ED PLANTING MEDIUM· FIRMLY PACKED, SCARIFY SIDES OF Pl.ANTING HOLE 100mm COMPACTED SOIL MOUND 50/SO MIX SUPPLIED MEDIUM & EXISTING SOil. MEMBRANE, WATERPROOFING ANO INSULATION BY OTHERS CONCRETE-M.OIHG.StAft 50 ~a,TEGT\dtAI..N.o ltTRUc;TUflAI... SHRUB AND PERENNIAL -ON SLAB NTS ~KP.1f~nning 27/111111 ISSUEOFORAOP I U10,II ISSUEO FOR DP 2Ci09/'18 ISSUEOFORDP Dlltnl IS.SUEOrOAOIII' ~l0'17 IIUUEDr,CA.DP llf,IO'rl7 1SIUl;DF0RR&~~ 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST, MAPLE RIDGE, B.C. DETAILS ASNOlEO JT ST 100l47 L4 ) --...... ,----,.....__ ,,, ::.~DEP'ntOFPlAHTIHGMATEAIAl.fOR!IHRUU:,,o,-.,, MINIMVMDEl'nlOFP\.ANTl~MATEAIAI.FORTREES 1"' 0 SECTION1 . -·."'.1-~ I ,. ·~-:-. : ., .. •, ~ .. ·-·-·-·+·-·-·-·-~!'=~=G!"..!!!.!!' l~911D-:KCfl: ,UIJIIOCNIII.~ f(llllll"~t\(VAllll!INl, '"~ ol-t-lialllt l~C,,,&lf\ ·- 1:50 ------. -.-----:-.---·-.. -----... -- SLOPED LANDSCAPE BED. SlOPE VARIES, REFER TO C,VIL GRADING PLAN FOR FINAL ELEVATIONS STEEPEST SLOPE 25%, AT SOl!TH ~UTC0PJtE1lOf.~ ' ~•-•~•cMAJNP~KADE_SLAB • -1 0 SECTION2 ~: II. •-• I . • .. /.·~· •· • _. :-,..,• .l ... ... .. .... UNIT PAVER PATHWAY °" PEDe.SJA'-S..IU1£A T0021U NOTE: PROPOSED BUl.DING PLANTING BED RIVER ROCK DRIP STRIP MINIMUM DEPTH OF Pt.ANTING MATERIAL FOR SHRUBS: OASmm MINIMUM DEPTH OF PLANTING MATERIAi. FOR TREES: 1m . . .. ' . -....... ~--·-·-·----- ' !!_4~-~-,:~F~~S!:Afl ____ c~t.lH E -----•-----5 44 40. GEO.• MAIN PARKADE SlA8 4l,1S-GEO,-PARKA0ESLAB LOWPOINT ADJACENT WESTERLY PROPERTY 0 SECT10N3 Sl0PED~EIIEDSLOPI!. VNUE!ll,REFERIOCW-.CAM>INC PlNfFOAF9<Ui&.tlEVATIONS 0 SECTION4 I I t--·-·- 1.5m PROPOSED 8Ull.OING PLANTING BED RIVER ROCK DRIP STRIP ~~T~:UM DEPTl-t OF Pt.ANTING MATERJ.Al FOR SHRUBS: 0 45mm MINIMU"4 DEFTH OF Pl.ANTING MATERIAL FOR TREES: 1m 1:50 27111/111 ~OfORMIP uuon• ISSUED FOR DP ,.,.,,,. ISSUED FOR OP "'"'"' ISSUED FOR DP 18110,'17 ISSUED FOR DP _,, eStJE090R~ 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST. MAPLE RIDGE, B.C. SECTIONS AS NOTED JT ST lto,l'I LS E It) 0 Purple Beech Tree Average level of soil against wall to maintain 3:1 slope is 0.65 to 0.7m f Evergreen Magnolia Western Sword Fem Limeglow Juniper Bloodgood Japanese Maple Lighting Bollard spaced every 1 Om refer to D5/L5 WALL/ LANDSCAPE VIEW ALONG NORTHERN PUBLIC SIDEWALK (LOOKING SOUTH) Swiss Slone Pine Concrete Wall PIP 21/11116 ltlSUtOFClll'-ADP 11/10/16 IS,SO[Q,oR0P J0.101111 ISSUED FOR OP Zlll•VV' t55UEOFORflP 11\111:lf:IJ' ~F-OftCJIII Mal'f1 ISsutDFOR:REYlll,W 65 UNIT RESIDENTIAL BUILDING 11775-11781 BURNETT ST- MAPLE RIDGE, B.C. ELEVATION 1:100 JT ST 1603.117 L6 l~I I mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-489-DP 11903 and 11917 Burnett Street MEETING DATE: January 16, 2019 An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties 11903 and 11917 Burnett Street (the development site) to permit the construction of a five storey condominium apartment building with 54 units and 4,200 m2 (45,203 sf) of gross floor area. The rezoning application being processed in conjunction with this proposal was given first reading by Council on January 16, 2018. The properties are designated Low-Rise Apartment under the Town Centre Area of the Official Community Plan (OCP), and no OCP amendment is required to support this application. This development site is subject to being re-zoned to RM-2 (Medium Density Apartment Residential) to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit for the Downtown East Precinct. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed : Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Krahn Engineering Ltd., Wayne Venables Lot 6 and 7, Section 17, Township 12, New Westminster District Plan 22046 APTL (Low-Rise Apartment) No change RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) Apartments RM-2 (Medium Density Apartment Residential) Low-Rise Apartment Apartments RM-2 Low-Rise Apartment Single-family residential RS-1 (One Family Urban Residential) Urban Residential Apartments and vacant RM-2 and RM-6 (Regional Town Centre High Density Apartment Residential) Low-Rise Apartment, and Medium and High-Rise Apartment Page 1 of 6 5.2 Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: DEVELOPMENT PERMIT AREA: Single-family residential Apartments 0.267 ha (0.661 acres) Burnett 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 8.11 Town Centre Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: • Provide a gateway to the Town Centre. The project's contemporary design, prominent rectangular vertical and horizontal elements and relief, and dark coloured hardie board and stone veneer, altogether create a character building on the neighbourhood block. According to the applicant, the proposed development's design is consistent with the character of the street and adjacent multi-family buildings. However, this is more applicable when compared to the adjacent multi-family buildings rather than the lower single family and multi-family buildings along the rest of the block. • Create a pedestrian-oriented, mixed-use commercial area. This stretch of Burnett Street is not designated for commercial use. Notwithstanding this, the proposed development provides a continuous, quality pedestrian environment along its frontage along Burnett Street through a widened and expanded right-of-way (i.e. road dedication), street trees and a sidewalk. The public and private areas on the site are clearly defined, and gates are located on private areas on top of the landscaped areas above the underground garage. • Enhance the quality, character and vibrancy of the Town Centre. According to the applicant, the development makes use of similar materials to adjacent properties to allow it blend harmoniously with them. The building maintains a cohesive pattern of shapes and reliefs, while providing areas of massing variety that add to its character and visual interest. • Capitalize on important views. The building's five storey height and rectangular form will block some views of existing developments to the north and south. However, this circumstance is a result of the east-west orientation of the lot. The building's height, the highest on the block once completed, will afford residents on the top floors of the north side with views of the mountains. A roof top common amenity area will also allow all residents views of the mountains and surrounding area. The building is also set back adequately from Burnett Street to maintain view corridors north and south from the sidewalk. • Provide public outdoor space. The only outdoor space expected and provided by this development is the sidewalk along the Burnett Street frontage. This is considered appropriate as this development is proposed along a residential Page 2 of 6 street. For building residents and visitors, a perimeter walkway lined with benches and planter bands surrounds the proposed building. A large amenity space is located to the southwest side of the proposed building, and an attractive roof-top 434 m2 (4,671 sf) amenity space encompassing a grassy area, chairs, tables and decorative landscaping is also provided. • Provide climate appropriate landscaping and green features. According to the applicant, the trees on the site will provide shading during the summer months, provide some visual screening and add visual interest. • Maintain street interconnectivity. The proposed development maintains sidewalk access along its eastern frontage. All resident parking is provided underground while visitor parking is provided at grade next to the building's front entrance. Design Guidelines: The Design Guidelines and a full explanation of how the project complies with them or the reasons why they are not applicable are attached in Appendix F to this memo. PLANNING COMMENTS: 1. Proposal: The development proposal is for a five (5) storey, 54 market condo unit building (10 one-bedroom, 26 one-bedroom and den, and 18 two-bedroom units) with approximately 4,200 m2 (45,203 sf) of gross floor area. Three (3) units will be built to the accessibility requirements for persons with disabilities, as set out in the BC Building Code, including section 3.8 of Division B of the Building Access Handbook 2014 (i.e. adaptable units). Five (5) units are also being offered under lease-to-own arrangements. The adaptable units are all located on the ground floor of the building. The building also includes a common amenity room next to the lobby, approximately 186 m2 (2,000 sf) in size. The applicant has articulated the building faces and employed a combination of hardie panel, stone veneer and aluminum/glass balcony railings to create visual interest. The building's facade employs rectangular beams and columns to frame and accentuate building faces, balconies and parapets. When constructed, the building will be the tallest building on the block, and together with the generally darker colour scheme, will likely stand out prominently within the existing neighbourhood. A perimeter walkway has been integrated around the north and west (rear) sides of the building. One outdoor amenity space is located at the southwest corner of the development site. The applicant has proposed trees, shrubs and bushes in planter beds along the perimeter walkway and in the southwest amenity space to screen the ground floor from adjoining properties, as well as to soften its edges. A combination of hard and soft landscape features, such as unit pavers and benches, create attractive semi-public spaces for residents and visitors around the development. Ground floor units on the north and west side of the development have direct access to the perimeter walkway from their balconies. This permits direct entry and can encourage the use of the walkway and outdoor amenity areas. Furthermore, the applicant has provided an attractive roof-top 434 m2 (4,671 sf) amenity space for residents and visitors, furnished with planter boxes, tables, chairs, and benches, which will have mostly unobstructed views of the local mountains and surroundings. The building's underground parking garage is accessed from the sout heast corner of the development site. It protrudes above grade as the site slopes gently downward from east to west. The applicant has Page 3 of 6 ) softened the edge of the protruding structure by sloping the roof of the underground garage structure towards the property's edges, and provided landscaping (see Architectural Plans A1.3 to A1.5, and Landscape Plan L4 of Appendix G). 2. Context: The subject properties, located at 11903 and 11917 Burnett Street, together make up a rectangular development site approximately 2,676 m2 (0.661 acres) in size (see Appendix A). The development is generally flat and vegetated with grass, bushes and several large trees. The western side of Burnett Street is located within the Town Centre Area Plan. The proposed development is surrounded by four storey apartment buildings to its north, west and south. A 13 storey, 92 unit townhouse and apartment building is also being proposed on the lot to the west, 11920 228 Street. This 13 storey building proposal only requires a development permit, as the lot is already zoned RM-6 (Regional Town Centre High Density Apartment Residential). The development site faces one and two storey single family houses on the east side of Burnett Street, which lie just outside of the Town Centre Area. While the proposed development is supported by the OCP's Town Centre Area Plan policies, these low-rise multi-family residential buildings on the west side of Burnett stand in contrast to the single family housing across the street. 3. OCP and Zoning Compliance: The development site is designated Low Rise Apartment within the OCP's Town Centre Area plan. The proposal complies with this designation. The development site is being rezoned to RM-2 (Medium Density Apartment Residential) and Development Data Sheet (Appendix E) analyses the compliance of the project with the applicable zoning regulations. The proposal has a density (Floor Space Ratio) of 1.61, which is under the maximum density of 1.8 allowed in the zone. The following variances will be requested: • Increased building height of 22.3 m and five storeys, where 15 m and 4 storeys are allowed under the RM-2 zone. Note that the 22.3 m height is to accommodate the roof of an elevator shaft that provides access to the roof top deck, while the top of the roof parapet of the fifth floor of the building, which is visible from the street, is 18.34 m high; • Reduced setbacks of 6.0 m for the balconies on the front, and 5.3 m for balconies on the rear of the building, where a 6.25 m setback is required; • Reduced interior side yard setback of 5.8 m for the balconies on the north side of the building, where a 6.89 m setback is required; • Reduced setback of 6.68 m for the rear face of the building, where a 7.5 m setback is required; • Reduction of 1 fewer visitor parking spaces to 5 spaces, where 6 spaces are required; • Reduced setback of 0.52 m for the south side of the underground garage, where 1.5 m is required, in order to accommodate a 7.0 m wide downramp. 4. Parking and bicycle storage: The required parking for the proposed use is analyzed in the Development Data Sheet (Appendix E) One underground parking garage provides 57 car parking spaces, one of which is a larger accessible space. Five visitor parking spaces, one of which is a larger accessible space, are located next to the front entrance of the building at grade. The 57 parking spaces meet the reduced parking space Page 4 of 6 requirements of Town Centre Area's Central Business District, as set out in the City's Off-Street Parking and Loading Bylaw 4350-1990. A variance of one visitor parking space is being requested by the applicant. 22 long term bicycle parking spaces are provided in a room in the underground garage, while at least 17 short term bicycle parking spaces are provided on racks located at the front entrance of the building. This conforms with the bicycle parking requirements for all properties within the Town Centre Area. 5. Environmental. Sustainability & Stormwater Management: There are no significant environmental features on the generally flat development site. There are several very large, coniferous and deciduous trees on the lot, but these trees will require removal to accommodate the proposed development. Approximately 19 trees are proposed around the site to provide shading, screening and visual interest. The applicant proposes to meet the City's 3-tier stormwater management requirements for the site through the use of topsoil in the planter beds and grass above the parking garage. Excess flows are captured in an underground detention system and discharged at a controlled rate into the City's stormwater system. The applicant is proposing level 2 EV charging stations in the underground garage, although the final number has yet to be determined. Dual flushing toilets to save water, energy efficient appliances, and LED lighting both inside and outside the building are also proposed. 6. Issues requiring comments from ADP: • While there are no particular issues Planning Staff wish to see addressed at this stage, ADP may wish to comment on the overall design of the building and its facade with respect to integration with the surrounding neighbourhood. 7. Garbage/Recycling: A garbage and recycling room is provided at the southwest corner of the underground parking garage. 8. Works along abutting roads: The front street to this development site, Burnett Street, must be upgraded to the City's collector road standard. This will include approximately 3.0 m of road dedication, road widening, curb, gutter, sidewalk, street lighting and street trees. Storm, sanitary and sewer connections underground, as well as underground hydro and telecommunications wiring must also be provided. Page 5 of 6 CONCLUSION: The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. &Z~A/ ( _ -::Z...i. /,-I LjL . I Prepared ·by: t~ee Chan / -- I The following appendices are attached hereto: Appendix A Subject map Appendix B ADP Submission Form Appendix C Explanatory letter from Architect Appendi x D ADP Applicant Checklist Appendix E Development Data Sheet Appendi x F DP Area Guidelines Checklist Appendix G Architectural and Landscaping Plans Page 6 of 6 N Scale: 1 :2,000 Legend Stream Indefinite Creek -River -Major Rivers & Lakes 11903 & 11917 Burnett St PLANNING DEPARTMENT 2017-489-RZ DATE: Oct 26, 2017 BY: JV [~ MAPLE RIDGE ------- Br1lnih Co umb1a 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 Krahn Engineering Ltd./Wayne Venables RECEIVED DE'.C 2 1 7.018 2017-489-RZ File number Address of site 11903 & 11917 Burnett Street MAPU! AIDGE PLANNING DEPARTMENT Current Zone RS-1 Proposed Zone _R_M_-2 ___ _ Seeking to appear before the ADP on this date January 16 2019 Architect Information: Submission will be presented to ADP by: Architect Larry Podhora ----------------- Landscape Architect _S_h_a_n_•_. -_T_e_n_n_y_s_o_n ________ _ Other Professional (State Name & Role) Stuart McGregor P.Eng -Civil 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 _) larry podhora / architecture inc City of Maple Ridge 11995 Haney Place Maple Ridge BC V2X 6A9 Attn: Chee Chan December 19 2018 170464-A Re: 11903 + 11917 Burnett St I ADP application I 2017-489-RZ/DP This subject is a 54 unit apartment complex. It consists of market units with 3 adaptable and 5 lease to own units. There is underground parking with 57 stalls. The amenity area offers a wide variety of leisure opportunities for the building residents. The indoor amenity area is separated into two floor levels to allow multiple activities to take place at the same time. The outdoor amenity area is with an on grade area at the Southwest corner of the building and an expansive roof top area that includes both covered and open air spaces with a variety of seating arrangements. The roof top amenity area also includes fourteen (14) garden boxes and two barrels for rain water collection. There is also a games area on the roof deck level. The project meets all the OCP guidelines with supported variances for maximum height. 1 . Please refer to the project data and siting information 2. Please refer to the landscape architect's summary on the LA site plan The project design rationale consists of integrated resolution to the character, massing, landscape and environmental parameters of the site and the purpose of development. The five story building is designed in such a way as to break down the scale of the form by establishing a strongly defined 'base' and a modulated, variegated roof line. The materials assist in breaking down the scale of the project further by panelization, detail modulation, massing variation (balcony recesses and projecting roofs and canopies). The stone material anchors the building to the ground and adds riches to the building form . Warm tone materials such as smooth autumn tan and charcoal panels are deployed to make the building more approachable . The definition of the primary elements on the site plan is established by a strong interconnection between the architectural and landscape forms. The edges of the underground parkade projecting into the landscape is stepped and further eroded in detailing to provide a 'soft' edge especially to the pedestrian circulation areas. 1952 brackman way, north saanich, b.c., v91 0c2 __ ) 1 I larry podhora / architecture inc The entrance legibility is ensured from Burnett Street by a two story portal and a defined landscape and pedestrian circulation areas. Visitor and bike parking is immediately adjacent to the main building entrance and a textured walking surface separates it from the underground parkade access ramp. The design team has compiled with all applicable guidelines and bylaws affecting appropriate design for buildings of this type and the specific neighborhood at the site. The civil and landscape architecture design deploy a 3 -Tier storm water management system with maximizing the permeable ground area, providing overflow detention tank, and retaining surge water on site for managed dispersal. There is no requirement or guideline for public art inclusion on this project, however there are amenity areas provided in the landscape that allow residents to remain in an enhanced outdoor area and circulate around the building through well landscaped zones. Seating is provided along the route and at the amenity nodes. These are identified on the design submission on architectural as we as landscape site plans. The project designed to minimize irrigation, solar heat absorption, and nighttime up-illumination. Many of the specified materials are locally sourced . There is an intention to construct the low carbon embodied wood frame building through effective site containment and material management including recycling. We trust this information is useful in your review and deliberation on the merits of this project design. We are available to provide additional commentary and information as required. Larry Podhora, Architect AIBC, MRAIC Principal LP/cb 1952 brackman way, north saanich, b.c., v91 0c2 ,~ ADP Submission Checklist mapleridge.ca r) ·_I ...... 1 --\-1 ' -::,) Application No. _-_-_c_;_1_-_1 ___________ File Manager --'-1 _·;___c_,'--1• ·_<._:.r _____ _ 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 . Date Project Landscape Architect's Certification: ~w~ fte<xo /lY Signature ~ Date Print name -AC.\2-cj OD\-IG£-A • Print nameSHPiN \12 ~N JS, \ Required Submission Materials (File Manager to Provided indicate if required) A. ADP Submission Form (Submitted and signed by Architect) d{J·C, [9" B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) C ~· G" 2. Architectural and Landscaping Design rationale c~ Q/ (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance LJt;IC ~ b. DP Guideline Compliance .~[a r , l I, C Q/ C. Stormwater management strategy with emphasis on Tier A cmc 0 requirements integrated into landscaping plans d. Public Art/ Amenities, etc. □ □ e. Sustainability practices ,j1fC Gd" f. Other □ □ C. Site and Neighbourhood Context 1. Context Review -Context Plan with existing/proposed buildings and trees, vegetation, roads, existing/ proposed ctiC ~ grading, and other major fea tures within the site, on the abutting properties, the public realm and along the road allowances/ lanes. 2. Photographs of site and surrounding sites. cwu rm --- D. DeveloQment Permit Area Checklist @ (Note: The Architect is responsible to describe how the project complies with (JBC each guideli nes, 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 CJ~L ~ 2. Site sections ( !µr· [lf 3, Streetscape elevation . ' I 'I 'bltJ~,.[t [If 4. Streetscape elevations with landscaping and.boulevard tre'es .J □ □ superimposed 5. Shadow analysis /•e7· L· ~ Gr 6. Lighting analysis (on building and on site) ca/ ~ 7. Floor Plans for all levels, including underground and rooftops (\~C ~ 8. Waste collection /recycling (inside of buildings) r[.ijC 0 9. Storage, including bicycle storage (inside and outside) ( -~'-[!'.I 10. Building elevation (all sides) cLOC. [?j 11. Signage (attached to building and free standing) c~L _s ___ 12. Colours and materials (\~~ (£1 -- 13. Material board (-CJC /, □ ' 14. Building sections c~C ~ 15. 30 renderings of site, building(s) and associated landscaping □ t1 F. Landsca~ing Plans : / -1. Landscaping plan and layout with specifications and planting details cJ9l ~ I--- 2. Storm water management works focused on Tier A □ D requirements integrated into landscaping plan with details 3. Landscaping details, including public art, signage, lighting, play C-,~ ~ and other amenity areas, fences, retaining walls, -..J 4. Waste collection /Recycling (exterior areas/structures) ., (-,~a GY s. Details for pedestrian amenity and furniture features provided dJJ·1" L, O}- 6. Details for hard surfacing areas / patterns /1 ~ (D...- 7. Tree retention and management plan I~~-I]}/' '--' 8, Site sections for lot grading, drainage, landscaping, retaining cfalG lY-" walls and relationship to adjacent grades/ City roads/ lanes . 9. Pedestrian, bicycle, equestrian path interconnections □ □ G. Green BuildinglSustainabillt'l initiatives c,/Gl~-Er' H. Engineering-related Information: 1. Site grading plans □ □ I. Other □ □ □ □ □ □ ) Rev. March 2018 I~ MAPLE RIDGE -. ----------~ 8ril1!.h Columbia mapleridge.ca DEVELOPMENT DATA SHEET Existing /Proposed Zone Rs-11 RM-2 RECEIVEt DEC 2 1 20 MAPLE RIDGE PLANNING DEPARTM1;..; · Date Prepared Dec. 21. 201s Required Development Data Minimum Required or I Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 2,676.5 Less Road Widening/ Truncations 62.61 Less Park - Net Total 1,300 2,614 LOT COVERAGE (in% of net lot area) Total Site Coverage 48 SETBACKS (in metres) Front 7.5 7.5 bldg/ 6.0 deck wall (variance) Rear 7.5 6.68 bldg (variance)/ 5.3 deck wall (variance) Side #1 (N,S,E, or W) 7.5 (North) 7.5 bldg/ 5.8 deck wall (variance) (North) Side #2 (N,S,E, or W) 7.5 (South) 8.8 bldg / 8.8 deck wall (South) Side #3 (N, S, E or W) -- SETBACKS -Underground Structures (iri metres) Front 3.0 3.0 Rear 1.5 1.5 Side #1 (N,S,E, or W) 1.5 (North) 1.5 (North) Side #2 (N,S,E, or W) 1.5 (South) 1.5 (South) Side #3 (N, S, E or W) -- BUILDING HEIGHT (in metres/storeys) Principal 15 / 4 18.34 / 5 + 22 3m elevator roof parapet (variance) Accessory - NUMBER OF RESIDENTIAL UNITS Bachelor - One Bedroom 10 (1 bed) / 26 (1 bed + den) Two Bedroom 18 Three Bedroom+ Total 54 GROSS FLOOR AREA (in square metres) Residential 5,864 Retail Commercial - Office Commercial - Other Commercial (Type ) - Institutional - Industrial - TOTAL GROSS FLOOR AREA 5,864 • If the development site consists of more than one lot, lot dimensions pertain to the entire site. , Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) 202 # of units/ha (net) 207 Gross Floor Area 5,864 Floor Space Ratio (net) 1.80 1.61 AMENITY SPACE (area in square metres) Common Activity Area 54 186 Useable Open Space 523 523 PARKING (number of spaces) Residential and Multi-Residential Uses - Multi-Residential Town Centre (Bach Units) - Multi-Residential Town Centre (1 Bdr Units) 36 1 Odu(1 bed) x1 + 26du(1 bed + den) x1 Multi-Residential Town Centre (Added Bdr) 20 18 du(2 bed) x1 .1 Commercial Uses - Educational & Assembly Uses - Institutional Use - Industrial Use - Business Park Uses - Comprehensive - Other + 1 h/c space in u/g Number of spaces for visitors 6 5 (variance) TOTAL NUMBER OF PARKING SPACES 62 62 (variance for visitor) Number of total for disabled 2 (1 u/g + 1 surface) Number of total (and%) small cars I % 1 (1 .6%) Number of total (and%) tandem spaces I % - TOTAL OFF STREET LOADING SPACE(S) - BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 17 17 Long Term Bicycle Parking 14 22 (17 u/g bike room+ 5 on u/g wall) OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site I NO I Tree Survey/Assessment Provided I YES Watercourse/Steep Slopes I NO I Covenants, Stat ROW & Easements I hereby certify that all the above information is true and correct. omissions are the sole responsibility of the undersigned and , tt<e Environmental Services Department Larry Podhora, Architect AIBC, MRAIC Prepared by: ____________ _ Print Name I NO that any error or d NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. ) □ N:ffl@N&M-MM Town Centre Development Permit Area Guidelines Checklist Meet Guidelines: Yes No Not A. t Buildin2 Mass and Form A 1.1 Maintain the mass and scale of buildings rec MU MFR A 1.2 Enhance the block with corner commercial buildings rec MU A 1.3 Accent corner buildings rec Mu MFR A 1.4 Use pedestrian-scale design elements rec Mu A 1.5 Feature pedestrian amenities rec MU MFR A 1.6 Design large buildings into smaller modules rec MU MFR A I. 7 Accommodate street-frontin_g units rec MU MFR A I. 9 Ensure appropriate roof pitch rec MU MFR A 1.10 Use design elements to reduce roof mass and scale A.2 Buildine: Heie:hts A2.1 Vary building hei ghts A2.2 Maintain alignment of architectural features A2.3 Integrate taller buildings A2.4 Step back taller buildings A2.5 Match building heights at the end of blocks A2.6 Mana!!.e phased development A2.7 Protect views A.3 Buildine: Setbacks A3.1 Place buildings to reinforce sidewalk activity A3 .2 Situate building entrances for visibility A3.3 Provide adequate throughways and li ghting A3.4 Provide clear sight lines from building foyers and lobbies to allow visual surveillance A3 .5 Separate residential entrances from commercial entrances A3 .6 Respect existing buildings rec MU MFR TCC MU MFR rec MU MFR TCC MU MFR TCC MU MFR rec MU MFR TCC MU MFR TCC MU MFR TCC MU MFR TCC MU MFR rec MU MFR TCC MU MFR MU TCC MU MFR □ [2J' / 'I . , □ □ □ □ □ B □ V V ✓ V ./ El □ □ □ □ □ □ Aoolicable □ □ □ □ □ □ □ □ □ □ □ IZI A3 .7 Distingu ish entrances with arrival areas and courtyards rec Mu MFR tVL D A3 .8 Locate ramps and entrances in areas that are highly visible rec Mu MFR 1"' D Explain how the objectives for Building Setbacks, Form, Mass and Height are met. Jfyou 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 Meet Guidelines: Yes No Not Aoolicable l~B ...:.;,,., C11nn fnNIIP.Ti.lTif,:I"1llll\~ ima]B11 cUlT1T,n •~1 I IU .... ''7.,.';,_ It K:, "·""' -!~•':'!i";..:Zrt•~~r~~.::1:i;Mii/ -::~= ' _.,.---~ .... ~~'iii. ''f'.'.2-I B.1 Buildin2 Fa~ade B 1.1 Address both sides of the block with corner commercial buildings B 1.2 Orient main entrances to face the sidewalk B1.3 Locate windows, doors, and entry features at the street level B1.4 Use a mix of common facade patterns and elements B1.5 Reflect orie;inal facades and building scale B1.6 Respect orii:dnal architectural elements B1.7 Respect old and new design B 1.8 Maintain the horizontal rhvthm of the street wall B1.9 Provide a visual division between the street level and upper floors B1.10 Include continuous canopies, awnings or overhangs B 1.11 Ensure aooropriate placement and materials for awnings or canopies B 1.13 Use windows to provide 'eves on the street' B l.14 Enhance the public realm B 1.15 Ensure sianage reflects building scale, character, and materials 8.3 Building Materials B3.1 Enhance the public realm with high quality materials and detailing B3.2 Use materials consistentlv B3 .3 Avoid the use of inaPoropria1e materials B3.6 Use a mix ofauality materials B.4 Buildin2 Colours B4.1 Select appropriate colours 84.2 Hiehlight architectural details, awnings, and entrances B4.3 Ensure a cohesive, consistent colour palette 8.5 Screening and Storage 85.1 Locate and enclose trash, composting, and recycling to keep out of site of general oublic 85.2 Screen mechanical eauioment 85.3 Avoid conflict with neighbouring properties 85.4 Locate building ventilation svstems to minimize noise and exhaust Maple Ridge Town Centre Development Permit Area Guidelines Checklist TCC MU , I lt,,-1' TCC MU MFR [ii □ TCC MU MFR B □ TCC MU MFR ✓,-□ □ TCC MU MFR 13 □ □ TCC MU MFR 13 □ □ TCC MU MFR V □ □ TCC MU MFR [~L □ □ TCC MU MFR V □ TCC MU □ □ y TCC MU □ IV TCC MU MFR ':1, □ rec MU MFR G rec MU □ ✓ rec MU MFR ~. □ □ rec MU MFR V rec MU MFR ~/ □ rec MU MFR ~ □ , rec MU MFR V □ TCC MU MFR I/ □ rec MU MFR ~ rec MU MFR ~ □ □ rec MU MFR ll □ □ TCC MU MFR IV I □ rec MU MFR \ □ 3 Town Centre Development Permit Area Guidelines Checklist Not Aoolicab!e ~~~ ,.,i.~"7::';; :.:f,:,;i.1 --~I~, , .. '~$"}:\ifrJil.,.: ~,.;;-~~5"."7 • ~"'" ·•-" -~~; ~ -,.~":P.; Meet Guidelines: Yes No C.1 Public Outdoor Space and Hardscaoes C 1.1 Provide oublic outdoor soace C 1.2 Ensure oublic outdoor soace is highly visible C 1.3 Provide connections between buildings, sidewalks, and outdoor ooen soaces Cl.4 Ensure universal access for all public spaces Cl.6 Provide hardscape elements to enhance the street environment Cl.7 Design hardscaoe elements as part of the building Cl.8 Integrate pedestrian amenities with walls and/or landscaped areas C 1.9 Provide public art C 1.10 Ensure new elements complement existing C 1.12 Provide smooth routes C 1.13 Ensure barrier-free access C.2 Parkin!! and Parking Lots C2. l Provide reouired park ing underground, where feasible C2.2 Screen large surface parking lots while maintaining surveillance C2.3 Maximize pedestrian safetv within parking lots C2.4 Provide visible signage C2.5 Consider developing undere.round parkin g garages C2.7 Locate parking lot equipment away from the public street C.3 Lanes, Service and Loading Areas TCC MU MFR ~ TCC MU MFR ~ TCC MU MFR G' TCC MU MFR 0 TCC MU MFR 0 TCC MU MFR ~ TCC MU MFR l ✓I TCC MU MFR I I TCC MU MFR [Z] TCC MU MFR [~It TCC MU MFR m TCC MU MFR □ TCC MU MFR □ TCC MU MFR □ TCC MU MFR □ TCC MU MFR □ TCC MU MFR □ C3.1 Use lanes for service, parking access and loading rec Mu MFR I I C3 .2 Utilize lanes as secondary vehicular and pedestrian through ways rec MU MFR 0 C3 .3 Strengthen visual access of the lane rec Mu MFR 0 C3.5 Consider lanes as a community amenity rec Mu MFR 0 C3.7 Locate loading and service areas away from the street front rec Mu MFR D C3.8 Separate loading from parkin_!! and pedestrian paths rcc MU MFR I I C3 .9 Screen loading areas rcc Mu I I C.4 Street Trees and Landscape , □ □ □ □ □ □ □. Ii/I □ I I I I □ I I □ □ □ □ □ □ □ □ D I I □ □ □ □ D □ □ □ □ □ □ Q (21 I -,---;;I aa.v If---, □ l ✓I □ Iv! C4.2 Use the right species rcc Mu MFR I v1 / D I I C4.8 Maintain sight lines rec Mu MFR I VJ O 0 Expla in how the objectives for Building Site Considerations are met. If you have selected "no" or "not applicable" explain why the guideline does not aooly to your proj ect or why it cannot be met. yb\i' tn~xtia1 \li tfu _ ..it,e bulldu • ;, 'i' 7 } i·.'.y' \ j n r I rt 7ld {Zil't ~05 , ~' f ;i"I) I ftR (,~~, l kl f11,;1,1rie 'tt i* l I r-(:j;, ~ re1~ C\eJrl iJ l;_· fr / dit~* t-hrn c-M-n>I- • r7[d\[1; ~ { Id[ char Wr,-~d~ b; f ~ -trcs1f1 C. t blti : iirp t i t~ F-(' 1dY6 • ff , i~ \ .. I ,l1c ·,pVc , . t , d.,sj,1 1:, , 1,.~ ( -~ ~. ,io/11) f i 1d , 'W rii Ant' l1SJt J17{~ ~1( l d l'f( 't } ~.1 :11~ 111:vtr'ti(t pr ,~Ct t ~. h +or 1r'.e -re~/[d • ~i I I l ·, j ';-l _ -\t,e1e, n~ i''. • l .1.~ • rhr if ·iV it~t · 9tre, Maple Ridge Town Centre 4 Development Permit Area Guidelines Checklist ) CJ ~ ' 1 N 10litiNi-\Mdi·iW Town Centre Development Permit Area Guidelines Downtown East Precinct Key Guidelines KEY GUIDELINE CONCEPTS 1. Provide a gateway to the Town Centre a. Does proposed develo~ent maintain architectural quality and character of associated new development? • Consistent: Yes l:{J No D N/A D ~ . Expl,;n ~. (/'Q &r i, "W 1 • l \{iH 1 • L 1-tbt rJo,' f't -a :e 9°ij1Z;_, r ')id 1ufl(){1/- t,, j 'f. I L: Ld ,1.' '7 2. Create a pedestrian-riented, boutique-style shopping district b. Does the building's form and mass support a strong pedestrian-oriented urban realm and help define the street and sidewa lk area,s as active public spaces? Taller buildings should be stepped back podium style. • Co nsistent: Yes 0 o D 'n • 1 Y •• ! r · ,.. • • f i · ,' ! )" / , Explain: t: itlC iih:[ 'n ',ii ~ :i'ft19' ·n . ,~? /", 'f; f!B '-' I n ,11:; ·/1 I f' J '7 1. Cl ,, Jer. J\ '. ~ \ ~-t u (L-. _, , r fyJ ., • ~ f: Lj)\:t~,rrt J ( 0· 1)_. 3. Enlbnce e quatity, characte and vibrancy of the If own Centre 1 • ,-_1 ~ '?tf(!j t~ _) c. Does proposed develop~'enl promote the quality, character, and vibrancy of the urban environment? • Consistent Yes 0 No D ~ ,· r 1·· 111 11 1·;: ,, , l-01 11i I r",. Explain: i e l'/"',,t·;, yt111~ 11) 11,.1 frr 'J ~~~ 1./ ;;ll ~7 l~ l ·1 h ~~ 1.£ 1 \I' 1 ·~.,;r. 1 (.1,~{1, \ 1:'l I ~ 1t1 \~ d. Are colours co11sistent aj,cl'"materials of sust,ainable quality? • Consistent: Yes [rJ No D , ~, ,lhlf '.· I • l1~l~ .;(' " ,,,, t ,. \I 9-t,.-t:i l'' l ,',i lO ,,•1 {~/i Expla~n: (:••• ~,,1,1 (,~ l f/i,~\ / • 'II / \ '1/1 I i/),·' j/1:, , • , 1?, : 1, ~. ~H I : ' . ; .~ ' ~ , ,. j \ ( Y1/1tL, [ ii: ttr6 r ··;e +,"i tt;heS ?rt; qu, \ ,I/\·('' l.1'>1 ,/"\1,1 r 0·1 t ;! e. Does the proposed building (or bui dings) present an attractive appearance to the street and maintain a cohesive building style? 1 . • Consistent: Yes [0 No D Explain:.-1,1..:, ~i,1t• i: /;1 ·1~,.1 a 1?1(1 •' / ,; 1/}o -' !•1 ' I:' .lht•,, ........ 1' Ibo ~. , ' ~"\; t _: 1 , h;/ , 'I . 11\/1-v , I , 1 /,'/1~1 1 1 {,I •.,'f \..-:. ,'lt,,{, 111i.( _ -~cef(.ttlCi \rJ; . , ·,:1-,~:1 •r.t,~t •1 1,~~25f-)d ;~ \ t; . c· ~' , "r-· ~ , I // _;.,-,I. ,\,. 4. Capitalize on important vie~s / f. Does proposed new dev,e lopment capitalize on mountain.and/or river views? • Consistent: Yes 0 No D Not Applicable rJ - . 'I \f J(' '. I 1. i, f-{r l-.J1A'.-" r 1 1/L '· 'r/ -11lj Expla111: l,].,l\' ,. .1 ,\Ail GJ ~ 1J 1,l~ -Im-·t,~ L 1 ~ . "'n g. Have the important vie'efs of existing buildings been considered in relation to the proposed development? • Consistent: Yes[] No D Not Applicable D Expl,;n ihe '.' ~ .'.)C~ ot l 1f e hU le! t' '1, ~/}>J)r • ; Ke (;;;+,,~. fe4 Ut ~tl'lC411 C .. -A f 1--r/ I , r, v L#t,, i ,~, r, 1 ·e~ b c, '1 -1~ "J:i \i-err" JA11!ac W:: • Zr .,w~ It; tY,-,nJ f fi & Ci , Maple Ridge Town Centre 5 J DP Part/: Key Guideline Concepts for the Downtown East Precinct □ M =ciitbi@@MM Town Centre Development Permit Area Guidelines Downtown East Precinct Key Guidelines 5. Provide public outdoor space h. Are public spaces designed to accommodate a range of activities, incorporate universal access, reduce vandalism, and increase1safety? • Consistent : Yes {2] No D Explai n ~i ~e. ~~JCES • ~. oro~tdeJ _&¼1t ·:evr~fflc.t' ~ .'The i1tli11ru1 - fO'l tt''f -~1 'eti\t ) ·1i.~e5 r> t ;,;:r eJ ~) f)ff:1:~1k 7 ·rire,tf-: arr rhm{~ ·-hY 6, P,ov;d, cHm '" ,pp,op,latd n "'" p;ng , nd gmn '"'" "' ' [ 'l ' • ) d~}~n f , df i/fi e ~ i. Are landscape elements designed to enrich the pedestrian envi ronment, moderate the in ternal bui lding climate, manage storm"'f"<lter on site, and reference the architectural quality of the building(s)? • Consistent: Yes III No D E:pl•l: 1.t t~ '1i~ 'j ;7 ,· · . rt 5.I ) 1G"' p, ,1,c 7. Main in st eet idterco nnecti ity _) j . k. Is require~ parking pr~tled underground? • Consistent: Yes l{J No D Maple Ridge Town Centre DP Part I: Key Guideline Concepts for the Downtown East Precinct 6 □ Town Centre Development Permit Area Guidelines Green Building Techniques w ,nonNiiMW A. Building Setbacks, Form, Mass, and Height A 1.8 Design flexible ground-floor unit 9paces in commercial and mixed-use buildings. • Consistent: Yes O No [0 B1.12 B2.1 8 2.2 Use exterior shading dey ces to bl ock summer sun. • Consistent: Yes ~ No D ExpJ,;n folcJnie; tM;4e vr~r'hifi;hi:c; Wr Design outdoor lig hting,to min im ize light po llution. • Consistent: Yes 1£] o D j . . < -11 -• • . 1, \/ •I.\ 11 ,, Explain: 'I; ~-) d~1U \,l h. I ,\t:e , ; Encourage energy effi0nt lighting. • Consistent: Yes I:'.'.::.] No O + p Jh _ ExpJ,;, f ne .. 'r!'~ l c/ ;,,, \ f ii 91 iii '6' miff ·1 ([Cl pf t'5 Wt ll k ~ )9( \' I f 0~311 B3.4 83.S Select environme talluesponsible building mater.ia s. , • Consistent: Yes~ o O __ ,, ~ ~ .. t t .. Et:;n ~tJ( 911f ~ 110'> 1~ti 1 tr u0 \1111011 ~c;~ tbk ~ t:W'. :m )?€ • fv! s~rro ~ J,1 {\:.rn ... ;' , / , Minimize the use of uns}lstainable bu ilding materials. • Consistent: Yes ~ No 0 Explain: l i;cy }i~~f)u l}L • •' lD[1 ~ Pi;,t~ C1 ~ -1 i{l½td ), \ Maple Ridge Town Ce11tre 7 Green Building Design Guidelines ) ~ --Town Centre Development Permit Area Guidelines Green Building Techniques M@O§ii§@MM 83.7 I I \ C. Building Site Considerations I C 1.5 Locate outdoor plazas ~b capture the sun. • Consistent: Yes 0 No D Ex\~~in : o· ~1tt · ( 'lr/)\~dft~ > t i[t r 'l&~\~ . l : e't( ... 'i 1t tt. D L v7 _,, I l! ,, .. ,. ,,, '1/'l o l I/' . ·1, ,n , fXIJI:~ ~11 .I. () 1.,,. 1. C 1.11 Use materials that are fynctional, dur l:tle ancl include recycl d 9 salvaged content. / • Consistent: Yes Ir:] No D / ' . [l '... • • i I • / ~ ·{ I /,[I Cl.14 C2.6 C2.8 C2.9 C2.J0 C2.JJ . U"1/1/ I . h i\ ID·L • "'%'\I? f \ .• "''' .>i ·'} 'l lr' Exp lam: 1; !;~;! t (rnt-t ' -4y (} I I(.. ~!i ll ' tJ \ \i' I 11 Encourage use of infiltration techji'ques. • Consistent: Yes D No El Maple Ridge Town Centre Green Building Design Guidelines J 8 , ) Town Centre Development Permit Area Guidelines Green Building Techniques C2. I 2 Provide end-of-trip facilities . C3.4 C3.6 C4.I C4.3 C4.4 C4.5 C4.6 C4.7 • Consistent: Yes@] No D Exp],;, f Ike ~-c,:, \ rA lt;; V. : -vl'J hi! [ t~ ( I [ 1ite-; ~ne,;1(b 1 ~ . Minimize impervious paving oftlJ.e lane. • Consistent: Yes O No [0 f ·;1 Explain: nu l:a"rt Ylt·ir'ijt ·;t? >lte 1r I#, 7 J J -'et • lu: 0!_,, ·'rt? YClj[i(.tr \ry;J' l·l·f-'r .:.__ \.;.;1,,. -.,..., {;I,< //' v,,_ .11l.__l 1J t/ I . Maximize the use of na,v1ve and climate appropriate species. • Consistent: Yes 0 o D ·1.11 • I r ;(el -\)' --1(,,_ l ✓1, I !' Explain: ,111.t.L r ~LO't {; I, { )~· i, ~, / u,1 • •ir ~ en t,'1 jj \, / . -/)7 I ( I il'"11r ~ I u. } l~ V )tl..:., ~J 11~~ ,-r¥ Consi er the.-inclusio~f communit? gardens'. • Consistent: Yes ~ No D , Exp],;, woF d '\'.--rprrh~ 71?2 111u/1~ ' 'J'; ~t of '111t de0~t1 ' Design and place lan~{pe to facilitate year round moderation of the internal building climate. • Consistent: Yes l.l,lJ No D , . , , t I I ~ I • l -• ~--✓·•~i'l' .,., ·" r-- Explain: ~et5 11 l\ 11 ,,lv \. '7'1 0 I .7 )lit, 1t ,el_ I 1~/,'"/~ t J ,/ l J' J. r ,l l -/ _,) Minimize erosion pot~fal. • Consistent: Yes [lZI No D I i-, V -~ tet • -! CtVl/ • ;;_r Maple Ridge Town Centre 9 Green Building Design Guidelines ' l I~ ~ Town Centre Development Permit Area Guidelines Green Building Techniques . N :@§ij@@&ifA C4.9 Provide adequate lands/ape maintenance. • Consistent: Yes IQ'.! No D C4.10 Explaio i\,is ~1!i[I , ~~ vi ff:,: r1u1rtnit11b '117 -flt btlMlt D' l 1111 : t /1 • ' 1,b(t:!"'7 ,__,/ ConJScier i, do ·b h~I n 'scap plantl;;gs.1fo r green features. • Consistent: Y, s illJ No CJ Expl,io ~1dsar is [tidwkd i ,~bi f ¼e § i k C4.ll C4.12 C4.13 C4.14 Maple Ridge Town Centre Green Building Design Guidelines 10 ~ --N :ffiiiiiMM·,fM Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members FOR ADVISORY DESIGN PANEL MEMBERS 170464-A Pursuant with Section 8.11 of the Official Community Plan, development in the Town Centre will be assessed against the Maple Ridge Town Centre Area Development Permit Guidelines. See the guidelines in Section 8.11 of the Official Community Plan for the full list and description of development permit guidelines. This checklist is intended to aid in the Advisory Design panel in the review of Town Centre development applications (either in collective discussion during monthly meetings or individually). PART II: SECTION OBJECTIVES A. Building Setbacks, Form, Mass, and Height a. Promote a cohesive bujlding expression and strong pedestrian oriented urban realm in Maple Ridge Town Centre by ensuring new buildings, renovations and/or additions have consistent architectural and urban design setbacks, form,, Cl)lfss, and height. • Consistent: Yes~ No O . E<plaio, ·ti1e b 11 IJ1t1 i/,4~ ;hll ru/,)~ Wfmi / 47/&i(r:; ~~ i 1'/1!§/1 ~ +t f-,.,. ~ C(l~\e'?Jl~'t'.J dwe.~I J~· J1&/tt~eJl-vle4tr-f~ ~1( i~~J 1r-e,/ ?fe t"ff; r/u~dttrh:·hi b. Help define the street a sidewalk are{s';~ active public spaces. ) • Consistent: Yes No 0 Explai~:-~lt ! _~v~( L ~' ~ -flJt{~:l ;~~-~ jl -~~ r, dettn-el ~t~li'" ~{~- an~loit\J1 LSt1trp.rr~M 1 ~ port!~ -4~d1·~ • 5Mtt1 ~tfr1ll -e· lvbt· , c. Provide a'c6nsistenl and co mpl9mentary stale of o ilding form in accorctihce with the Develop . ent Permit Area Guidelin~ ' .; • Consistent: Yes lr.] o D ..... Exp!ain:])t ~ t~ill~J ;bf(e ~,. ;1~ 'Dff ) if~ )1r .'\of~ c4 t li)f\?e -fi~TT41 '':··VJ ✓:TueD~~'ei~ .. lr~tMi~ijftttr\~1T'dkijt,~fl)t11) ~ B. Bmldtng Fn~ade , Mater-aals and Colour L .. , 'A /'VJ~~ • _J\~ ,,/,,.~ ~ l./;'}nf i; \fl \ M/1! ~. 1 ~j '~2 t' vv.~~l \l ~1 1~., ~ ;\J I lull ·f 11\ JldJ.W _, • d. Ensure additions, renovations and/or new in fill projects in the Town Centre h.., e a coherent architectural I 'P\ ( t". design concept where windows, doors, siding material and other fa1,ade elements create a pleasing composition compatib~ith surrounding buildings commercia l and neighbourhood character. • Consistent: Yes l.M o O _ . l L I ,A Exp!ain:i ht uidd. d ~{drytil tlf; .t ~ r 1.J7 p~,f l',1 ,tit efer., l''C •~~P:lJtll?·I t. ~fCFh lJ it :~yr -it:Y {it\' ft\1 if .ll~ ~it~1 ~rt 1:ld1:Gef'}r -~ut!~~/~{-·-~;\t l1~1i {Jt~ e. Enhari!e the archi teptura! and massing concept of a bui1J[ ng as well as t ,e quality, charactgJ' and vibrancy f~ . .U~et ))t;) of the urban environment of the Town Cenrre through the use of harmonio us, quality materials and rn J1d1;, \{, 1 colours. "l C • Consistent: Yes 0 No O ., ' - ,, l L .. , ' ' . ~ l', J l' Explain: • -~ ·v!1-ic.i!O/ 11J· 1(.u 7, / ~)f ~f\ ,I O'i l ''VI \ 'i • ;,;/(,,.7{:J :e '.ct· (1J~\ w;;i';d-1 '·\%fre V M;J ,1,:.'er,~ ff f \~itfl ~t -~:ti '~~ • -fw, ' 9t{l.~f A Wtl0~~ un~t, Maple Ridge Town Centre I DP Part II: Section Objectives Checklist - c=:J N:fflfflNiM·i!M Town Centre Development Permit Area Guidelines Guide for Advisory Design Panel Members f. Screen rooftop and ground mounted mechanical equipment and trash storage from public view and thereby ensure commercial an~~xed-use buildings maintain an attractive appearance to the street. • Consistent: Yes M No D Expl,;n "~ ~· tietf ~~) i~ k;,kJ U ·W1e utitle~ ~ r, '{r~ • C. Building Site Considerations g. Ensure public outdoor spaces are designed so that they improve use and activities, incorporate universal access, reduce vandalism, increase safety and provide more attractive, functional outdoor spaces in the Town Centre. ...L • Consistent: Yes tJ No 0 Expl,;n Ouk!:"~~ ~~ { l'ajl\~1 r~tcle _{i,u~j~~ I~ 1\ult1 '> ~7f r1rtv%S v, ii ~CtfvltreS l fW;@, 3Cl\~f 'I u ' ".;;~ • h. Provide street trees and landscape elemenrs that reinforce the urb;~~1aracte1and vibra yo the Town Centre, enrich the pedestrian friendly character of the streets in the district, and integrate th~s important commercial and higher density residential area with the character and quality of the surrounding residential neighbourho9-6, • Consistent: Yes~ o D 1 ~ i,1, JL Expl,;n. i;\reeHree,, :; ., q fl1 i· la (' f\'t'. 1n ~I~. 1Vtiv_i 11'fe , { .i~l T hJ ti ·J t! -me5 ~ ti P~"\ ' 15,, tlir t ~Ji{tfi:, joiJ11! ·Wie b~u1jw;~ tl ~, {0~' ('I!~! i. Ensure parkSng lots are designed to be accessible, yut do not intrude upon the sur~d~~ding r/sidential area1.___.} 111e, Pl("J::f.d nor the urban pedestrian-oriented quality of the Town Centre. ._,. l~1L '-t' ,1\~ Uj • Consistent: Yes (EJ O □ • , i domt .. Explain,)t i ~~( 2 fl v% v;e e e<1dttt ,r ~;,{e O d(t)li:) cttt(l;,tll ~J)t( t~>JW1f ·-¼ l\ltt~\v l ·~·1,~~~r hmt 1~(] '?i'efi, /5ftc;<; j. Ensure service loading anh mecharical equipment are designed to protect the surrounding businesses and residential areas from ~ightly, noisy, and noxious environments. • Consistent: Yes [.\:'.'.'.I No 0 E,p'.•in Iv \),ll ,: :d\~i'(Po·e1:t ~v'tU ~ ~Ptfv~ ;X~:ttl ~ti . ~ J.~I) -w ~t11 1 r 11~ tk u~ roc t v'll 1d, ., tt ft l~i~~ tt1~ trco-r1 , k. Ensure outdoor spaces consider appropriate' orientation for solar access and human comfort, in accordance with the Development IJ:rmit Guidelines. • Consistent: Yes[] No 0 Expla_i,n: ·,:t #tt-kto« 9 -re.re 1{-~·~ h lvc'kJ q,~ 'fur ~oit#te5f tb() et ~ i '<'. 1l1 ~t\~ 7 /1\ '. II r~1~t fr.?i 1 \1)'i'ct(S -hjf\'G { 1~irr fu,~!+ t\iE' d ' FURTHER COMMENTS ~ f';&+u1-01,1\i;wr £pf,,e-, ~) p((\'1/),,),0pen c/b« 1·[et.:r ~ ,d ire\\ t1 1dot~ 1'U ~.~Rt i mv,tf otr ·ffl lfj- Maple Ridge Town Centre 2 DP Part II: Section Objectives Checklist PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC SHEET LIST ARCHITECTURAL A0.1 COVER PAGE A1,1 SITE PLAN A 1, 1 a CONTEXT PLAN A1,2 UNIT AREA PLANS A1.3 SITE SECTIONS A1.4 SITE SECTIONS A1.5 SITE SECTIONS A1,6 SHADOW STUDY A1.7 SHADOW STUDY A1.B SIDEYARD WALKWAY SECTIONS A3.1 UNDERGROUND PARKING PLAN A3.2 MAIN FLOOR PLAN A3,3 2nd FLOOR PLAN A3.4 3rd-5Ih FLOOR PLAN A3,5 ROOF PLAN A4.1 ELEVATIONS A4.2 ELEVATIONS A4,3 PERSPECTIVES A4.4 EAST ELEVATION STREET SCAPE A10.1 UNIT PLANS PROJECT TEAM ARCHITECT OF RECORD LARRY PODHORA ARCHITECT 1952 BRACKMAN WAY SAANICH B c. V8L OC2 CONTACT: LARRY PODHORA BUILDING DESIGN KRAHN ENGINEERING LTD. 400 -34077 GLADYS AVENUE ABBOTSFORD B,C, V2S 2E8 P. 604.853 8831 F. 604 853.1580 CONTACT: WAYNE VENABLES CIVIL KM CIVIL CONSULATANTS LTD. 400 • 34077 GLADYS AVENUE ABBOTSFORD BC. V2S 2E8 P 604.853.8831 F 604 853 1580 CONTACT: STUART McGREGOR GEOTECHNICAL BRAUN GEOTECHNICAL 106A·9785 192nd STEET SURREY BC V4N 4C7 P. 604.513.4190 F 604 513.4195 CONTACT: HARMAN DHILLON LANDSCAPE KD PLANNING CONSULTANTS LTD 400 -34077 GLADYS AVENUE ABBOTSFORD B.C V2S 2E8 P. 604.853,8831 F. 604 853 1580 CONTACT: SHAN THIESSEN SURVEYOR ARBORIST DIAMOND HEAD CONSULTING LTD, 3551 COMMERCIAL STREET VANCOUVER V5N 4E8 P. 604.733.4886 F. 604.733.4879 CONTACT: TREVOR COX SOUTH FRASER LAND SURVEYING LTD 212-12992 76TH AVE SURREY B,C. V3W 2V6 P 604 599, 1886 CONTACT: . ... • . . , AUBOTSFORDOFFICE :~.J1077GI.AD'IS;.vrnuE ASSOTStOROBC v2s2:a I ,a~ ~SJ a!31 F ,o.i UJ 15?0 WIWI KRl'll1n CC/,1 Recs,veo DEC 2 1 2018 larry podhora I architecture inc 1~S2ERACXMAU WA I r~;;THS..UWCH 6 C \/fl OCJ PROJECTNA\i!E PROPOSED 5 STOREY CONDO PROJECTAOD,SESS 11903 & 11917 BURNETT STREET, MAPLE RIDGE. BC COVER PAGE CHECKED PROJECT NO A0.1 TJ•IIS DRAWING IS POOPERTY OF KRAHN GrlOUP OF COMPANIES AND SHOULD NOT SE COPli::0 OR DISTRIBUTE□ WITHOUT PRIOR WFHTTEN CONSENT DEC 2 O 2018 FENCE AND GATE (SEE LANDSCAPE DRAWINGS) I I I I I I I APPROXIMATE LOCATION OF EXISTING CONDO L--------------------------- OLJTDOQl;I .Aftq1~1TY"AA 957c ~.I. (88:%s,m.] r I I I (SEE LANDSCAPE OVI -------- I __ J ,--------- 1 I I RAMP DOWN 135¾ CnNCftEtEP,AY~ fJ'Yl'J f'S:e~ LM'OSCA11E DAAWNG$~ AMENITY \_ U/0 RAMP EXPANDED TO 7 Orn ----, I -- I . _______ J APPROXIMATE LOCATION OF EXISTING CONDO APPROXIMATE LOCATION OF DRIVEWAY V., \11 VS ---------------------------- ! E ~~CT~l~~;~~~SE~EA ;~ 7 I L _ _, r.i SITE PLAN SCALE: 1·: 10'-0" I . APPR(i)XIMATE LOCATION OF_/" E)IISTING FIRE HYDRANT - I I I I I I F£ffCE:Af.1JGATE{U:£ ~ DRAWING51 I I I I I 'I I 11UW tilM>l>REU S,0,IAQC jlot;lt.ttOIHOBE ~IATEO WI l.ANPS!:APE OWGS TO ENSURE VISIBILITY FROM BURNETT STREETI 'I BUILDING HlJGHT.: PROJECT NORTH RS·l RM-2 (t 1903 BURNETT ST) & RM-2 (11917 BURNETT ST) RM 2 REAR(WEST) SIDE (NORTH) SIDE (SOUTH) 7 Sm BlOG WALL FACE 6 Om DECK WALL [VARIAt>K;E REQ OJ 6 OM COVERED PARKING lQ.-PARKADE 6 6Bm SLOG WALL FACE jVAAIANCE REO D] S 3m DECK WALL [VARIANCE AEO'DI 1 SM PARKAOE 7 Sm BLDG WALL FACE 5 Bm DECK WALL [VARIANCE REO'OJ 1 SM PARKADE 111118l00WN.LFACE UMD'EDC'WM.L •~PA.~DE MAXIIW UC.GHT PERMITTED: 48JC!f\E'(SOR1~ . PAO-,.osEO IIEIGHT: 5 LOT COVERAGE: U10REYStoPCJH,tMIAOOFP~I. • I••~ ~ :•f nev SWR1orOfAOOf;PAA.\)et t-4 in,,,,iw,11....,.nEQUll(O . PROPOSED LOT COVERAGE: (13500sJ f 28139s I I~ 100" 48¼ 6.PARKING: RESIDENT REQUIRED: PROVIDED: VISITOR REQUIRED: PROVIDED: BICYCLE PARKING: LONGTERM "'SSPACES (~CLUOES I HIC SPACE) [VARIANCE AEQ D] REQUIRED : 1 FOR EVERY 4 UNITS :c13 5 PROPOSED: (17 IN UG BIKE ROOM & SON UG WALL RACKS) :c22 TOTAL " eoetnHLEY!!!S M'T --•~BRa JD,) a nee -nu:0 1ru & ,~ tOtM. ll.ffTS' Ut-'ItAAtJ, 1..Q..9~L(!illlMtHJ ==:~~::;J 45,192sqft l4198Ssqml Jarry podhora ~ architecture inc ,c,~2 ei;~Cf , .. ~ti l'l~Y r:~;n;, S~Mi,:~ e C ~SL 0.:1 PPC'JECTNAIAE PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET. MAPLE RIDGE. BC SITE PLAN ..c==•~--:-~--~----~ C-.Co..ttl A1 .1 CONTEXT PLAN ~ PROJECT NORTH P,SOJECTNAl.ti: PROPOSE CONDO D 5 STOREY PROJECT ADDRESS 11903 & 11917 B MAPLE RIDGE, BUtNETT STREET, CONTEXT PLAN A1 .1a 2 0 2018 ) . . . .. . . .. • I -'• • • . . . ~ ... . . . . . .. -....... . . . . . . . ' .... . . . . . . . . . .. . . . . . . - (o □~ rn r.=======~==r:!===~====....___,=;;:::a=' == D ...... ........... I•• • • • rn ~□ II g 7 □ I MAIN FLOOR AND SECOND FLOOR UNIT AREAS SCALE: 1/8' • 1' O' 7507 sq.II. PER FLOOR 15014 sq.II /1395 s..m I MAIN AND 2ND FLOOR 314& sq.U COMMON SPACE PER FLOOR 6292 sq.II MAIN ANO 2ND FLOOR TOTAL FLOOR AREA [15014+6292;21306sqll] 3RD -5TH FLOOR PLAN SCALE: 11a·" 1'·0· 10063sqll. PER FLOOR 30169 sq II. [2605 s.m.] 3RD.STH FLOORS 1416 sq fl COMMON SPACE PEA F"LOOR 4246 sq II 3RD STH FLOORS TOTAL FLOOR AREA 130169+4248z34437sqll] 45203 sq II [4200 s. m I TOTAL UNIT AREA [15014+30\89) ADDOTSFOROOFFICE •&)·J>Q;";G:.;.!.'\~;.VEl:lt~ ;.e£;)T!'.C1:,l[J Et VZ$Ut T ;;;, s:;n:n , o, f~? •~ro 1•1w1·1 r.r.Mmtc•.1 PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC UNIT AREA PLANS """'=---_;_:_:..;..a. __ _ ~ ~:.-n A1.2 THI$ Or:.Al'IINS JS ?P.OPERn' OF KP..IINN Gl'ICUF' G~ COMPAN;ESAN) SHOULD r,..c:JT 6E GOF'l';iJ OP. OISlRIBUTED\'/ITHC:JT;lP,10?.WP.ITTENCCr>:SENT L-..1 J I 1 I 1 n ' I - '· I -· 9 ' ·-· - - 161A2 49.20M 1,---- WASTE AND IMO PARKING RECYCLING ).C" ••• OUN1 - -. ~ I~ UNIT I I UNIT ![ UNIT 1' UNIT ,fl I I UNIT > ... HO-Jara I I docz 2 I I "' ' I - ::: t- - '-~ cp "' ,3 tt•fl' ••--i ' UNI I I UNIT I U/G PARKING .,, ... ''""'' 15042 4565M .,---- cp I JNI ...... 07,lalftl •is~ >2 •• """'I cp ... , .. .. .,. UNIT FITNESS AMENITY tt-0' IG.hf I I 3 ~ -"' , ... DR tt .,. J.t"-~-- 11'»"'1 --· - -- I I UNIT UNIT '1 u ll , UNIT UUNIT u STAIR 1 -.r- LOBBY . 16142 4920M -------, ~ 111 n I ~ cp ,r.f, ,,., .. "'"'' , ...... I I-@ U/G PAAKU~G -- - I h LJ -· ' cp I --~-----------~----' ---~-----------------· ' -•-r-•----------------, ! ---!------------------! I ---~---------------' j ---~------------------ 1 ' I ---~----~--~~---------- j ?: : ~. ~s1 I ---~ ; BURNETTST I ii ___ IQ~,~~ T ---..-x..ou,· __ U_.S '-oi.a• • ....fFJtlr..,._,or ~---1:!~.l!ffl. ,, .. .-;----'tiZ>ff ---,-+-----------"9.tt\'1'....,,. 1 • s:rrs'EcTION SCALE:110"• l',O' P11 ,. Q 11'•0" IAJ"'I EDMONTON OFFICE ,wo-10117.J~~~EAA~EfNC EO~ONTOH ~e T5J 1we T ;u;502c~, 1'11'11'/~R~HIICOI~ VANCotl'JEROHICE IIU•2920Vlnll,l.tlWAY YJ.t.cDU"IEF.ec •J~llOC., f ,o:. <~ ',O~i ~ {,).: n,~~~~ \'/\'/\" Kll~HN COIi MECH, ROOM : : ~V.l: ---·-t ·,-------------..llll'-•~~ PROPOSED 5 STOREY SrTESECTIO:-L CONDO SCALE: 11s·-1·.o· 11903 & 11917 BURNETT STREET. MAPLE RIDGE, BC SITE SECTIONS ~~ ~ _..a.;. _____ _ ~- A1.3 DEC 2 0 ZD18 cp fP'•O' NORTH WEST PARKADE EXIT SCALE: 1/8' • r,o· ... ,,. I I I I -----------------I I ---------------1-- I I -I l i I t,V,IIT CORIO. UNIT I I _J _____________ j __ i I I _I UNlT I COIUO. UNIT n I I ' 7 ~ _L ___________ j __ I I I J UNIT I n I I CORID. UNIT I I I I ....l. I I -----------1-- -•---•-•--FIFT~ .... ----------~ ... __________ THRI=----$ ! J UNIT I ll ! I CORID. ' Ll'JIJ I l .. ______________ J __ I i 7 IJMTI n f I 16283 t 162.42 1th qi CORID uNfr 161.42 r◄963M :1592! 1• 49,SDM ~ 49.20M it,.,.:,. r-_-..,... 41!S5M n ------,_ .f---,. . . ---I +---------~~~ II 111"'1 "''"" ____ ...!,\~lffiQ< . ,l;r. ;::=--· 4920m -- ·~•? lj()PAAKJNG RAMP ...... r--- ,.. ... 11~~ ..... I ------------f-----11=~~-r--~---n ---------·r·---- ------------,----- ' I ' -----------~----·-il==i=l!:====!:~:=:l!l--i ' I -----------------·i!==!=!l====::=:=:=:::t1r I I ---------·r·---- ~ I I : . . . . . I --·e 1 t UIGPA~~~~ SITE SECTION. 0 SCALE: 111!"= 1'-0" , I I , I'---.--+--+' ----------!------LI!.~~ ... -fff""==r'--'-'-.1....-+---'r---it=±:=:d _____ --_ _t ______ :~IJ> I ..,. .. ,,. ' I •-•-•-•-•j -Flr:T~ ! ,~:::::it==::;:===:.':=i::=::::=:::tF=i:==lj·------·-·r-·-----1""' ,...,, .. 4920m 3 , SITE. SECTION. SCALE: r = 10'·0' .... =! { .. ...... ___ _._....,_,.,.. __ ,.,~ ~ ~ '"".,..,. .r ~ "~" .. ,. ' .,,. '!. ' ·I\. -:. .;. •. '.) : : -I .. larry podhora I architecture inc Ii!? BRACf.~Wl WAY NCFlTH !;,\~Ill:~ BC V8l C.C~ PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC SITE SECTIONS A1 .4 THIS IJP..-,WN3 IS PRC?ERTY Qt KP.AHNGF!C'JP OfC()l.9NfES M'<il SHOULO N:>T ltCCI" OP. 0.-l"'Ju'!J:1 \'/ITHOUT PRIOFi WF!I lllS,C.:: ENT • . • DEC 2 0 2018 0 I ,r.v ,.,.,, I i i ' I! I ~ ~ ~ ~ j][~: cp ,,,_., l10S.Jl!J : PAAKADE RAMP SECTION SCALE:1/8": 1•-0• -@ I SITE. SECTION SCALE: 1•: 10•.o· A&l>01S#Gll'Wt0fn::E ~,.r,r,,t:u "iP. ~:i~u,Esete~ov~f~~f~~~oNsm IOPClffOlllorna ... ~~s~!lt~!8\:?Hr,:m ~ll 1~11·ir IIAHCCUVEAOFRCE ;1i~2~:'.m'-':L~n • .vrm~r-f\ey:R~~~Mr PROPOSED 5 STOREY CONDO SITE SECTIONS A1.5 DEC 2 0 2018 MAR 20 • 8AM : MAR 20 -12pm : SCALE: r ,., 60'-0" SCAlE: 1·" 60'·0' f _-.:-·-·-~· ·-. .If~ ,11._J • --~(~ .,a ,....,a .. 1- :r-, ~-C......-l .. _l ,, L : JUN21 ·8AM ; JUN 21 • 12pm ' SCALE: 1•:: 60',o· • SCALE:l"a:60'-0" 3 MAR 20 • 4pm SCALE: l'::6U-O" 6 • JUN21 ·(pm SCALE:1"::60' O" AB■~O.,ICE ~°ll-.f.,~fi~~•mJ~~B~It~:r~<l~ic1~a2a +~~Q~~Yd~~s1~Evi~i-t!1Je8t\ONICN AS T!-J I\VB larry podhora I architecture inc tS'.i~l'AAC~t.1•Nl'IAVUOAt115.IAUIW AC vaLOC:2 PROPOSED 5 STOREY CONDO H,Q..t"C"f~ 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC SHADOW STUDY A1.6 DEC 2 D 2018 1 I SEP22-BAM , SEP 22 • 12PM SEP 22 • 4PM SCALE: 1· =60'·0" : SCALE; 1•: 60'-0" SCALE: 1": 60'-0" I 4 I DEC 21 -BAM : DEC 21 • 12PM 6 DEC 21 -4PM SCALE: ,· .. so-o· : SCALE:1',,60'-0" SCALE:1":60'•0- VANCOUVER CFRCE 110•2n(IVflTl,W.WA't VMlCOUVfll ec vs~10-,:., I tO<~~l ~ ((>,12!MlU~ l'IWl"lk'l!lllt;tOJ.1 . ' . ~ ' \:"'l, ,. . . :;.,.; •-~~_], \. .. . : -'.., . :.-. .. ..,, ,I ··-~,. , .. , ... 11;... ,,. larry podhora I architecture inc \9~:Sll~CKUANWAV !.'C~TIH~A!:.CH BC Vlil~2 PROPOSED 5 STOREY CONDO PROJECTAODP.ESS 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC SHADOW STUDY A1.7 Tl-!IS OF!/IWING IS ?RO~Ef'!TV OF KP.AHN GF'!OUP OF C:CMPANIES ANO S1-!0USO ~'OT SE CO~IEO OF! DIST?.IBUTED WIT'1CUT ?P.IOR WF!ITTEN CONSENT ., .. .. ~-.. DEC 2 0 2018 , ... .., CONG. PAVERS ON PEDESTALS-<.,_-~ 42· HT GUARDRAIL --~ 49.4 m --; FINISHED -7 DRAIN ALLAN BLOCK W/CONC.CAP ("TYP.) ;; U/G PARKING IIJ.Mt CONG. PAVERS ON PEDESTALS 42" HT. GUARDRAIL 494m FINISHED '"'"'7 f1,,.-J CLOSEST WALKWAY (SECTION B-B) 2¾SLOPE cp 2% SLOPE COLUMN IN DISTANCE {111MI DRAIN 1 ; LONGEST DISTANCE· SECTION A·A '" SCALE: 1/T = 1'-0" ALLAN BLOCK W/CONC.CAP (TYP) 2% SLOPE RIVER ROCK film;. filJ!li MAIN FLOOR .s9,.2ffl MAIN FLOOR 49.2 m ~ !!! w > a' 0 u. 0 • • . • . • . . ~ ~" 4, .. ... ,... ,,,,..,,, .. larry podhora [ architecture inc 1>s>6'UCKl.!ANW/l,.VH:;;\l>IS~.\.ll>:H BG V!L0.::2 PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET. MAPLE RIDGE, BC SIDEYARD WALKWAY SECTIONS ~,~•--___;'";:.;" =-=:=... " ~-PP.OJECTN:l A1.8 .. .. GI : .. .. l .: DEC 2 D 2018 ) ) I""'! , ...... r 10",tOUr , .... --r-----r ·----· --------··------------.,..-. --------~-- & -~l -· -+ ·-t 0 ;:::;:::;:::::;::::;:::;;:::;:::;:::::;::::;:::;;:::;-;====;;::::::::,;::::=:::;;:====..====;;;===:::;:::===;;;===:::;;:===:::;:::==::::;===:::;:::===;;;===::::;;:===:;;:::===;;=i?F;==;;===::::::;~======::::::;t 0 r 1 1 ·-· -- • I I I I I I I I I I J J ·1 =lJ_ULUJ_LL : : • -1 7 BIKES ~ ' I l f; J J 22 23 24 25 ELEC ROOM 19'·4" X 23'-5" -~rrrnr!i /"I 1D II 12 13 r-1~-___ '::, _____ ''.'._1 17 : 18 II ~---~----~\ __ j. I ! I / I : : I I □ : S1AJRHill.,.,~ l ~ -~----1--T-.::-:..:-.::-______ j ---------l---------d----L_T ____ -----, ·-~ -~ ===u_ '· I I TRAVELOISTANCE= 102'·6" TRAVELD!STA~.CE= 119'•r 7LUNEOFBUILDINGAOOV I __ n 7'"-'"" j -f 10--,(1" -·r-J MAX= 147' 7 5/8" [45m] u SPACl::5@1..... MAX= 147 7 5/8 [45m] I L _ --;.;-~= h ~~ ~.o:,. .... .,.,,.. f--- C > ~a ~i ... ,; ,: ,, NOTE: ALL UNDERGROUND RESIDENTIAL PARKING SPACES TO BE EQUIPPED WITH LEVEL 2 ELECTRIC VEHICLE CHARGING EQUIPMENT (SEE CITY OF MAPLE RIDGE BYLAWS) U/G PARKING PLAN : SCALE: 118"" r-cr AREA: 22,807 sJ, (2, 118,84 s m I PROJECT NORTH -+·---- 1 I I • I ,. t·: ' I : • larry podhora I architecture inc 19~2~11,11,C~l.!,lr-lW;.~ 11".l~lliS>M/f:ll ec Vcl ~2 PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET MAPLE RIDGE, BC UNDERGROUND PARKING PLAN • t , ... ft' ~~j ___ .. _ A3.1 THISOF.AWINGISPf'!OP!:F.TYOFKP.AHNGRCU? OF COMPAN1:s AND SI-ICU LO N:JT BE COPIED Ol'l DISTRIBUTE□ WITHCUT ~PIO?. l'/RITTENCCNSENT DEC 2 0 2018 ©- 0-- Ml ----------------··-----~· z _____ _..~,.___. ________________ _ (IO~mJ 1· .... •.•.•.•.•.•.• .. . ! ~::; ~; ! : ! '.! '.: i: j: ~: ! : ~: ~::: cp AMENITY ROOM 1000sf (93s mj . ·. · ... ·._;· ... ·.·.·.·.·_·_. ·.-·. · .. ··. -mm ~.-.·.·.•.•..!•.·.· •• ·.·~-. ... fl-"-----=i .l!=====i====='· • -: : . : :1. : : : .-: . I I • • • • • • 1.•_• • • • I I I I ' ! I I I 0 cb cb 0 2 M6000 FRONT LOAD M~XES (RIOPEL MODEL 6000-AB0) SCALE: 112• .. 1'0" I ' 0 cp ' I ' I ' I ' ' ------------b-------------------h-----y: I u ~ • --------·-·--!·-----------------~ --- ! ! I cl) I ' 0 1 MAIN FLOOR PLAN SCALE: 11a· • 1' o· 11,970sqh 1,11205-qm PROJECT NORTH ABBOTSFOAO OFFICE ~OO·J•a710LAOYSAVEJIUE AeeoTSF"ORO ilC l/2$2Eil 1<;3-:J~UJI FUU~5J15W 'IIWWr.RAttrlCOM VANCOUVER OFFICE 110·~20V:1nuAlY/AV VArlCOUVEis BC v,1.1cc~ T E.Q~ 29• 6i;S2 F ~l!l 2:::l 00>05 WI'/\'/ KRAH'.I COi.i larry podhora l architecture inc ,~o<SRAC~'.'Atl Y/AY l:ORTHSAArllCH BC nl GC2 PROPOSED 5 STOREY CONDO PROJECTAOORESS 11903 & 11917 BURNETT STREET, MAPLE RIDGE. BC ORAVIINGTITLE MAIN FLOOR PLAN ~ wv ____ _ PNOJECTNO A3.2 nus DRAWING IS Pi':OPERTY OF l(AAHN GROUP OF COMPANIES ,l,ND SHOULD NOT BE COPIED CR DISHll3UTED WITHOUT PRIOR WFHTTEN CONSENi ? I ! I 0-----·-·t ·---------· ' 0-. --·l!::=::;:,==b-- □ ~ rn cp 0 I ,,., .. i \,INIIII ___ J ___ 2 ., ... .,....,..,,., ., .. .., I I ' ! ...... ...... AMENITY ROOM 1000s/ /!lJsml cp . 0 I ,, ... ' ..... I I ' SECOND FLOOR PLAN SCALE: 118"=1'-0" 11,498:s.qn 1068sqm -··-0 ·--® ·-© --0 PROJECT NORTH AUSOTSFOROOFFICE •OO·J.IOi,GlAOVS.lvrnuE ~EeOJSC'Oll[I l!r. vi~zo T ~• ~3 ~Sll F io-, !~3 1\E~ WI'/\'/ KRAHU CCIJ :~~t~~vD1~~;~\~Jv~~~li ~g;~OrHGII A~ T!J •l'IO r;:;;r~!u1~~;;~,vt~(l\~11~ ~eA~H~~i~• j , . :·\ •. ·, ·~ ... ru.=-. ... ,.1.•w1o, -.::•••l,U.!....--.,c .,.et PROPOSED 5 STOREY CONDO '""'"' 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC 2nd FLOOR PLAN • ' ~--"'----- A3.3 THIS llP.IIWl"'G IS PP.GPEP.TV OF KPAHN C;F,CUP OF CO~IPANIES /\r>(D SHOULD NOT BE CC?IEQ OP. DISTRIBUTEOWITHCUTPRIORl'IPITTENCO:,,JSENT ' I 0 I i ! ..... flttlffll ..... , . ..... 0----~---------·-.1r· _, -~~:;I.: ~=;,::;;;/It;::;=~~ fEEj) ~ D § g ©----1'--==~ ©-- II D t rn , L □ ·-5# UNIT B U ,------•,•Jlll"l'-~Q4/404 '---1,1<111;4--'/ 4 DECK -· 0--..l......---+-------.!---d!------,l!===.;:z:==='-'- l __ __j_ _____ i I i ' I I i i c6 I © ' • cb I 0 2 FIFTH FLOOR STAIR 2 SCALE: l'16"" 1'-0" ...... D£C>< 0 I cp ..... D"CK ' I I ' I I I i I 0 I 0 PROJECT NORTH cp 110.i.3'"'1 I I ----------~-----·-0 7 ; I, i ~;i -!5~--+----·-© ;401 0 • n 1 lB ll (ill) I 3RD • 5TH FLOOR PLAN SGALE:1/a",, r-o· 13,219sqM 1,2281sqm I i I 0 --© --0 AUCilU~Of:f-.CE f~.;:r.,fif'7' ··1~~u;~;~~R-}m::rHri~m.~:sm ¼~roofirVd1~~f if V~[~\U~EII rn;:i:iNlOli ~~ TSJ IW! VAHCotJVEROFFICE' 110-l~l'OV-.:ITU~L\'/~Y vAt;;:;OIIIIE~ e .. vn:o.:..i l ;o,, i,-; $&0~ ~ i,, U: 6M~ \'I\'/\"/ -~~HU U'.\I larry podhOJa I archlleclure inc ,..,f'tl>11...,, .... (-=-t:· ... t-li"•:•r ..-.i PROPOSED 5 STOREY CONDO fl.t;Dlf:.~ao:.-<-• 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC 3rd-5th FLOOR PLAN ~~­~ CHE<;:KEO t,'Y PP.OJECT N:l P1tU A3.4 TH"tGf.U'Hli:ilS-~!YOFKF-AHNGF.:UP Of e:<~~4 ES AN --~N:)T 6E CO?ll:O OP. OISTF.16VTED \'JITHCUT PPIO?. WF.IITEN CCNSENl DEC 2 0 2018 2, 0 I ~, .. ,r,r , .. .. .... 119} ....... .... ... 110R,-i ' I I I . i i i ..---------J-----------J1-1--LINEOF RAISED ROOF--1>----,I ! I T I I f ·--·-· -----~=~-----}--·-·-t=~~:===J--: ~==t--· ------·-·-----·-·-·t i ! I ! ! 0--------- ! , I I ! : I I ! CHESSBOARDAREA -~ -=-PLANTER ··,· • _ ...... , I I I BENCHESC/W • -~-:,,-i:1-tl~ ... i:-+:i:-1:i:-1l=ttl • • I • -•l>WALl I ! INTEGAATEDGAME-t-----J _ ...................... [ ~~w1m ' • v--CJ,ESS'SfOI\AOE P,EGE STORAGE , -,.... s£Aft'H!AAU!AEE:1/• i [i:::;=:;::::=f.==========V . ' ·,~-:.,,,.~· . ! I i i I u ;., . . . i' ~1-+1::::.,. -+:::~,..~::~+!::t_,_ -i::. r. ~ ' ,_ • 7 ' ' I I 1 -~AA>l8AMElJSlT'IP SEE I LJ I__J ... • • • !--~-=~~=· I . l • ~ t ,,.....,,,...,..,.""'"" 0---·-·-·-...:._-~'=;:;;;:;:;:;::;::;::;~....JL...:'.'LAN::'.'..:'.r:7'....l.j,..:...ll □ _Ql __ g_L_Lrni__t;~, D<1 :-· ~!1~,. ©-----------;-t~::;i'z. .:rri ·-1-□□-□----□□--Lr-~~-g--5!j~I-f ~ ;1, ;-; . """ .......,_ 111111 ~.tr 111111 ' I I ··--I I 7 .-, lu..==!J......1=='..!.-.1!::::=!--'I ~1fnl f777 ! fnl I ! r7 (' r"--aENCH 1 , I__J , 0 illJ ~ Ji , ® 1 , , TABLE __ . / !k-""·"" 1-F 1"1-r ,_J ll::::::::!:=:::::.!J ee-,,a.i --'[~ 11111 _J . --- - i I I ,._~II=?-...:......;..'.......,..._· -----h• l ~t ___ J. ____ I ___ J. ____ ,_ij ' I '...., 0<1AAER ' / to.• lffir1 \i"lii ffil I'''... Ir 0----------f------------~----·:~:,:::.::: ~-Q-1=ll-:-11-rn ... n.1;l~1!.j\ . .n.-[) ;.._ -------~·-----r --I ' ! ! l ou!~o':r l OARDE~,0:~~_J OUTD09R AMENITY AREA I I ! I I ! 46711s.t. [434 s.m.] I j I I I I I ©---------·-r-·-·-·-·-·-·-·-·-•--/::;;=~---·-+-·-·-·..f;;;:;;:=~!==;;;;!----·-7-·--·J;;;:;:;=;.:;:;j..---------·-•-·-·-r 0--------....__--;-I ----------1-----~---;--'1 --~----· !--·-·-,_ ___ .,_1: --~----•-+,--------........_! __._ I I l I ! ! 6 0 0 0 I ! 0 ' I ' cb ROOF DECK I SCALE:118',, 1'-0" I i 0 ROOF DECK: 4671 sq.ti. (434 sq.m.) OECKVESTl8ULE:440sq.ll. (41sqm) NCLUONG STAIRS -0 -© -© ·-© PROJECT NORTH .... I . . . 0 : . EDMOKTONOFFICE 1000.10117JASP~RAVENUE EDMQNTO~ AB T~ 1\'IB T ;~o 7~S ~002 l'IWl'I ~1Vi11i1 COM PROPOSED 5 STOREY CONDO "~1.talt'itt 11903 & 11917 BURNETT STREET. MAPLE RIDGE, BC ROOF PLAN ~ ,.-.,c- ~ ~-- A3.5 DEC 2 0 2018 ) , ' B t Cl CANADIAN STONE LEDGESTONE STEALING C2 HARDIE PANEL SMOOTH IRON GRAY -C3 HARDIE PANEL SMOOTH AUTUMN TAN c=:=] c, HARDIE PANEL SMOOTH COBBLE STONE ~ PROJECT COLOURS SCALE: 11s·.1·-o· ELEVATION FINISH LEGEND [A] STONE VENEER, LEDGESTONE STERLING· Cl [§] ~6Nu°a~fEo~ ~~~~~=~": WA~1~~EATHER, I]) HARDIE PANEL SMOOTH, IRON GRAY COLOUR-C2 (ill SPANDREl PANEL [g] HARDIE PANEL, SMOOTH, AUTUMN TAN COLOUR-C3 IQ] HARDIE PANEL SMOOTH, COBBLE STONE COLOUR -C4 (ID ~5[~~~~6~G PAINTEDTOMATCHWALL Q] STEEL MAN DOOR-PAINTED 'IRON GRAY COLOUR QJ NOT USED IB) NOT USED [I] ;t:o.~~H ALUMINUM/GLASS RAILING PAINTED NORTH ELEVA TIO, SCALE: 118"=1'-0" © ..... 11.WfflJ ! ! Ci ,,oo ! I 2 EAST ELEVATION SCAI.E:118"= 1'-0- _l!ifllP x,,4 ,a· • ..Me.!tl~~f-4 4920m PROPOSED 5 STOREY CONDO PP.OJECTAQO>lESS 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC ELEVATIONS THIS OP.AWlN:J. IS PPO?El'ITY Ct KP AHN GP.:::UP OF COM?ANIES ANJ SHCULO N~T BE COPIEO OR DISTRl6UTE01'/liHCUTPPIOP.\VRITTENCO~SENT DEC 2 D W18 Cl CANADIAN STONE LEDGESTONE STERLING C2 HARDIE PANEL SMOOTI-IIRONGAAY c, HARDIE PANEL SMOOTH AUTUMN TAN c, HARDIE PANEL SMOOTH COBBLE STONE PROJECT COLOURS SCALE: 118·" 1'-D' ELEVATION FINISH LEGEND [AJ STONE VENEER LEDGESTONE STEALING-Cl [ID HARDIE PANEL SMOOTH IRON GRAY COLOUR -C2 (£1 HARDIE PANEL, SMOOT!-1, AUTUMN TAN COLOUR -C3 [ID HARDIE PANEL, SMOOTH, C088LE STONE COLO\JR • C4 [§] METAL FLASHING PAINTED TO MATCH WALL COLOUR BELOW [IJ :rA~~H ALUMf\lUM/GLASS RAILING PAINTED -c::::::::J C=:J [ID ~/~iIT'~tw0r::~1i:g=::r:w~1~fEATHER. [BJ SPANDREL PANEL QJ STEEL MAN DOOR PAINTED •~ON GRAY COLOUR QJ NOTUSED [RJ NOT USED SOUTH ELEVATION SCALE: ve· a. 1· O" ., .. SCALE: 11s·.1·-o· 4920m EOMONTONOFFICE IND 1011-;-J~S~Ef'IAVi'liUE £0!,IOliTOIJ ,,E T!,J I\'/£ T 1'!!07IS2~l 1'11'11'/ t,.~~HIICC'.I VANC:OUIIEROHICE 1,o.2n.ivin1v•Ll'U,'1 v.1,11:oL•YEli BC v~r.10:.: 1 Oli,o 2::4 ,:;;~? ~ '" 2?• t,(~ \'/I'll'/ ~~~'ltl ~~!.' PPCJECTPMY.f PROPOSED 5 STOREY CONDO 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC ELEVATIONS __ ., __ --=-=---- CHECl<ED A4.2 NORTHEAST PERSPECTIVE MAIN ENTRANCE PERSPECTIVE ... " , . ABBOTSFORD OFFICE -<00-:ijO:-:'Gur,YSAVElll/E ~06,)l~Oill.> BC ~~S2c9 T ~)l 6IJ 1!31 f ~o-, I~~ •~t~ WI'/\'/ ~R~flll ~NI EDMONTON OFFICE l<;lD• 1a11T J~S?ERAV~IIUE EOI/J~lGN AB l!,J 11'/S T TS~ TS?2CO? l'IV/1'1 I.RAMIi C~I.I ..1,,, • ,:, ~ .,,, .. '~•a * . Ith~• :,•• lar,y podhora I architecture inc 1$~H~ACtilJ~l/\'/AV 1/0RIM SA~llf;ll BC VIL OC:2 PROPOSED 5 STOREY CONDO P?:lJECTAODRESS 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC PERSPECTIVES CHECKED A4.3 TI-IISOFilll'IINGISPRO?ERTYOFKP.IIHNGPCUP OF COMPANIES A~D SHCUSO N:JT BE CO?IED OR OISTRIBUTEDl'IITHCUl PRIOPVIP.ITTENCONSENT DEC 2 0 2D18 ) EXISTING ENTERANCE DRIVEWAY 11885 BURNETTE STREET PROPOSED ENTERANCE DRIVEWAY EAST ELEVATION 11903 BURNETTE STREET SCAPE CONTEXT EXISTING ENTERANCE DRIVEWAY 11935 BURNETTE STREET Y·7' fL,! 1ff, _?~! ~~] SIDE VIEW BUILDING ADDRESS SIGN SCALE:3116": 1•-0· ABBOTSFORD OFFICE •t,O·J.lO;-;WOYS~VCIIUE AeBoTSFORO BC vis~EB t t(i•C5JE!l• F ¼<HJ 1,CO l'l'.'/\'/!(IUHUGC',! EOMOHTOH OFFICE T'1~~mv~sr.fv~;~~8t:011,cu ~~ 15..i 11•1, J;~J~~~~1u1~&:'btJi~01~~-l1~ !11iHr~~Mi' tarry • ,loc,turo Inc ,-,.1:~o<A\I • ~n-Lt.M.I"..-IC 'l'l=I.~ PROPOSED 5 STOREY CONDO ,,._;-,,.;~~Ell 11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC EAST ELEVATION STREET SCAPE ...... ,. .. ~ ?P.OJECTN:;l A4.4 e S .. .. DEC 2 0 2018 \ ,1 ........ 4 .......... . ' ...... . .QE!S_ 10'•1" X 15'-6" q HIGH GUAROAAL ON GUAAOWALL ......... . . . . .Q'IGIOUARCAA\. OHOlJAl.ClWAU. .QfQ.!$_ 9'-0" X 7'-0" UNITA&A1 SCALE: 1/4"=c1'-0' 1,026 sq 11 DECK 10'-7"x 7'-11" illX..BQQM 10' .. -~7'-Z- UNIT B ICM.~ 1·•·• 1·v 764 sqJt. t! " KITCHEN 11'·4" X 8'-8" 0 0 O 0 STORAGE 8'-2" X 5'-10" ...... , DECK 11'·2" X 9'-5" 3 i UNIT C SCALE:1/4"=:1'-0" 687 sq.ft. .. ,, 1/ANCOUVEROFFICc 111,.2noW1TW.l\'/,).Y VAHGGUV!all i!C V5M~• ; EG<2').IC~-i2 ~ t0•2~•G"'I~ \'/1'11·;,m.umc~•.1 .. .... .... ............. ~•• DEC 2 0 2018 larry podhora I architecture inc 1,;<,28'..ICK!,!Al~'IIA'(l;Ollll-lSAAUl:Hecvel0.:2 PROPOSED 5 STOREY CONDO --11903 & 11917 BURNETT STREET, MAPLE RIDGE, BC UNIT PLANS ..-.:.£1 ..... A10.1 THISOP.AIVIN:,ISPPOPE?.TVOFKP,AejNGP.OUP OF CO.V.PA/\'IES AND SHOULD NJT BE CC?IEO OP. DISTP.IBUTEO WITHCUT P?.IOP. WP.ITTEN CCNSENT E)USTINO c:ONCRETE WM.L -'ND BL,1,C:K~ET~P!CKETFfNCEOO AOJAC:ENTPftOi'£RTY o,r;._v,•u•~tllll.'fut•o etlNLM>l.iCCll4'\4:1t.wlrto ·•-CA1'f ,OIMIIX•~---10 O,ttJOtr,~1-0N:1 flMUIIIIDUO•U---""l"t,-IIO'(lflOOM.l GAI.YAlVMFENc:EREFERJO : I PROPOSED CONDOMINIUM BUILDING ASf'tlALT PAVlflG \ \L-UICOf'IIOOl'O,.CII ~ ._I-'\ -\, LEGEND CJ D !Bffl D ---0---• -•- TURF GRASS CONCRETE SIDEWALK PAVING STAMPED CONCRETE PAVING GAL\rAUJM~ FEN~ CLUSTER SEATING BOLl.ARD EXISTING TREE TO REMAIN TREE PAOTECTION FENCING ~~~$1!.r:;o~~~~:r~l!TD EIClfNDTOADJAC:ENTBUPI.DING .. -.. .. .. .. ---~ □□D1iITI-□uuuuo □□DL .Ui.JULJ □LILJUH9-IJ--' <-r~ y i.,t . ...:•_;i· r=""'"i!.'l 'll:_:.t t:::::r•e-0-10 l 1; ><\__ .,... ..... ....._ , H~--JJX 191CR:11101Xu.t.AU ,;~,ro• -~ CONCRETESTEPPlffGSIONUn'P PLANTING NOTES ~::i:tt~~DS~~ SVOAll:SPAVIHC C:01.0URTOBEONYJI. SETINTO,..ULC:HSURFAC:ETREATMENJOV!':R1~ru1C:Ol,1P.OCTEO LIMESTONESCREENING'iTO!Nl%SPO C:ONTRACJOIITOPROVrDE S"'-'PLE MULCll8ETWEEN8TEPPINGSTONES TYP. 1, PLANTS SHALL BE INSTALLED AS DIRECTED BY THE DRAWING. NOTES AND DETAILS. 2 PLANT MA7ERIAL SUBSTITUTIONS Wlll NOT BE ACCEPTED WITHOUT PRIOR WRITTEN APPROVAL, ~. ALL PLANT MATERIAL SHALL BE 7HOROUGHL Y WATERED ANO SOAKED AT THE TIME OF PLANTING 4. TREEPRQJsCTION: PER THE IJ.UNICIPAL DETAl. IF REQUIRED S, All LANDSCAPE MATERIAL IS TO COMPLY Wm-I THE CANADIAN LANDSCAPE STANDARD 6 SOIL ANALYSIS FOR PROPOSED GROWH>IG MEDIUMS IS TO BE PROVIOED TO LANO SCAPE ARCHITECT PRIOR TO INSTALLATION 7, PLNffM#iJ~i,1,1.1$11'i:C9"l!O ,on"TI,11 ~ctW\l,c;or,uiQfU,4 fCI tl~¢,,,HAQIAH~'l1NIDMO/il'UI i,ut,11QP"1t,~11~~&llf..VAA.IE'l'YMD00tDITl0ftl~IHOICAlff>Oll nl!;ri.AHT ~-, :iHO'"m1eH1tn CIAAWW0.NttfllAHTDt!IIIILA'¥1HOP'QOR~fl~I.SNJU~OA~WU.B!~'T£0,AHTPLANT1J'IIITIS Jtl::.JJ!CftDWll.llteRfillilOVEO rM)ll r'jl1;51T!:H4QREfU,08)¥ll"ltf!A PO.In O,I\CCUTML60UMJTVAT P10 ..«ll1JOKM.. COST TO THE OWNER1 & REMOVE OEAO OR DA~AGEDldf.'Hr.:tlf.•.ALl PRUNING SHALL BE PERFORMEO IN AC(~ WITH STANDARD HORllCULTURAL PRACTICES N,O MliRNATIONAL SOCIETY ARBORISTS (I.S.A.) SPECl~'nQfU WtTl-1 APPROPRIATE mlltlOl~U.O+~ g PROVIDE A ONE YEAR WARRAN7Y FOR THE PLANT MATERIAL THE CONTRACTOR SHALL BE RESPONSIBLE FOR All =~:!:~~~~~~~;~~=:~=~~==' D\,mMo 1MEY1/llfflNITYP!RJOD lit THi; CO,lfRAl:tOA':l;OWN EXPf:Hl@, f,WHJltWQ IHCl~BUf II ,_,1' l~ED TO: 91 fllr?;W~a!~li&oofttie~l~•,~......,.-,;~t-,•Wt~MMIQlt'INidftc:cnsM_,.Allli--nly ==~r:i!!:.:~:-~:!8d=:~~c!~:!!'::'!;'~X.:?.::eai:~::::::~: h0Tdbedlandolherwiserec0veredframlheC0nlrc1cl0r, U , M~J!,lc,~..,_ ..... ~_,.~""'1-ll!Uldl, 1.1.w ... ""'.M 9A,Oisea11e1;.:mhcl \ GENERAL NOTES '--EXISJIJIGAOWOf'OfFSITEIREET08£ PAOUCJCOAS P~ Ml!~!ST REPOAT 1. EXAMINE SITE ANO CONFN=IM EXIST I NO SITE CONDmONs BEFORE BIOOING 2. CONFIRM All MEASUREMENTS ON SI7E 00 NOT SCALE DRAWINGS. 3 CONFIRM E)USTING AND PROPOSED GRADES PRIOR TO BEGINNING CONSTRUCTION WORKS 4 CONFIRM MUNICIPAL REQUIREMENTS FOR BUILDING PERMITS, SETBACKS, BUILDING CODE WORKS, AND OTHER BY-LAW REQUIREMENTS. 08TAJN REOU/REO PERMITS PRIOR TO BEGINNING CONSTRUCTION 'MORKS 5 OBlAIN UTILITY AND SERVICES LOCATES PRIOR TO BEGINNING CONSTRUCTION WORKS. 6. PROTECT FROM DAMAGE All EXISTING STRUCTURES. TREES, SURFACES, SITE FURNISHINGS, UNDERGROUNO SERVICES AND OTHER EXISTING ELEMENTS THA7 EI7HER REMAIN ON SITE, AAE PART OF THE SITE ACCESS OR ARE AOJACENT TO THE SITE. PERFORM REPAIR AND MAKE GOOD WORKS FOR ANY DAMAGE THAT IS CAUSED BY THE CONTRACTOR'S WORK AT THE CON7AACTOR'S OWN EXPENSE 7. UNLESS OTHERWISE SPECIFIED, CQ.'117RACTOR SHALL GUARAN7EE ALL WORKS ANO MATERIALS FOR A PERIOD OF NOT LESS THAN ONE (1) YEAR.CONTRACTOR SHALL INSPECT THE LANDSCAPE ON A REGULAR BASIS ANO REPLACE MATERIALS THAT ARE IN POOR CONOITION WITHIN TWO WEEl<S Of INSPECTION OR NOTIFICATION 8 THE CONTRACTOR SHALL MAINTAIN THE SITE IN GOOD WORKING OflDER WtTH A CLEAN AND ORDERED APf'EAAANCE DURING THE PERIOD OF WORKS, PEOESTRIAN, PUBLIC AND ROAD AREAS ARE lO BE SWEPT AT THE END OF EACH DAY AND KEPT FREE OF DEBRIS LANDSCAPE DEBRIS IS TO BE DISPOSED OFF SITE AT LEGAL ANO APPROVEO LOCATIONS IRRIGATION NOTES: 1, IRRIGATION 70 BE PROVIDED FOR ALL 'SOFT LANDSCAPE AREAS' SHOWN ON THE OOAWH>IG, USING A HIGH EFFICIENCY IRRIGATION SYSTEM, 2 IRRIGATED AREAS TO BE INSTALLED AS A OESIGN BUILD IRRIGATION SYSTEM FOR THE STUB OUTS PROVIDED PROVIDE SUBMITTALS OF DESIGN TO CONSULTANT AT LEAST ONE WEEK PRIOR TO INSTALLATION AND AS-BUILT DRAWING WITHIN ONE MONTH OF SUBSTANTIAL PERFORMANCE 3. THE IRRIGATIO.'-, S'l'STEM OtSIGNANO INSTAUATKlN SHALL BE IN ACCORDANCE WITH 7HE IRRIGATION INOUSTRV OF BC STANDAADS AND GUID€UNES, 4,All IRRIGATION VALVE BOXES TO Be EQUIPPED WtTH QUICK COUPLERS 5 USE POP-UP SPRINKLER HEADS, 6. 00 NOT SPRAY WATER ONTO TREE 7RUNKS .J ! C-l-<J-1-'-1--"":'-I. !---la:..rn,011a':ro1Sf"II lfll.CU. Lx-x-x-x-x -.ll REFER TO CIVIL ENGINEERING DRAWINGS FOR MORE INFORMATION ON THE STRUCTURAL RETAINING WALLS 1,SOOOED AREAS AS SHOWN ON TH.E PL.ANTING Pl.AN ARE TO BE CERTIFIED CANADA NO, 1 CULTIVATED TURF SOD, WITH STRONG FIBROUS ROOT SYSTEM, THICK AND HEAVY GROWTH CONFORMING TO REQUIREMENTS OF THE CANADIAN LANDSCAPE STANDARD, AND OF THE FOLLOWING MIX OR APPROVED EQUAL: 40% BLEND OF (:I) VAAIETJES OF KEN7UCKY BLUEGRASS 40% CREEPING RED FESCUE 0 20% PERENNIAL RYEGRASS use LATEST APPROVED cu. TlVARS OF GRASS IN PROVINCE AREAS TO 9E SOOOEO SHALL HAVE A MINIMUM tSOMM TOPSOIL BASE. 2, LOOSEN SOl. SURFACE PRIOR TO SODDING ELIM.INATE BUMPS AND HOLLOWS ROLL LIGHTLY WHEREVER TOPSOIL IS E.XCESSIVEL Y LOOSE. ~. PRIOR TO SODDING.OBTAIN APPROVAL THA7 FINISHED GRACE AND DEPTH OF TOPSOIL ARE SATISFACTORY. 4 DELIVER SOD TO SITE WllHTN 24 HOURS OF BEING LIFTED ANO LAY WITHIN :l6 HOURS OF BEING LIFTED CURING DRY WEATHER PROTECT SOD FROM DRYING.ANO WATER SOD AS NECESSARY TO ENSURE ITS VITALITY AND PREVENT THE LOSS OF SOIL IN HANDLING ORV SOO ',\till a& REJECTED. S LAY .SOD DURING GROWING SEASON LAY SOD IN ROWS, PEAPENO/CULAR TO SLOPE, ANO WITH JO!NTS STAGGERED BUTT SECTIONS CLOSELY WITHOUT OVERLAPPING OR LEAVING GAPS BETWEEN SECTIONS CUT OUT IRREGULAR OR fta,j sEC:fflUSWl1'11 !WIMP ~4, 6 WATER SOD IMMEDIATELY AFTER LAYING 70 OBTAIN MOISTURE PENETRATION INTO lOP 1SOMM OF TOPSOIL MAINTAIN SODDED AREAS FROM START OF INSTALLATION UNTIL FINAL ACCEPTANCE. PLANT LIST l<EY I OTY I OECIDUOUS TREES "" .. CONIFEROUS TREES SHRUBS BOTANICAL NAME Siewinl~ Picu omorik.i ~~'1..,., Piceil COMMON NAME JapaneseSlewarlia ..._....,. ~,,._,..., 144 lhi, •• -c..-\"ct.r 0-,.~~ 23 lfJi(.u~"~W1/l,fff,lf ~WllllrffSil,,,u 1 CC!kul~'Ropltivd~ Rirrtil~-~hlli 64 TflA& ..... ~ &O RhOOC!dendron'Hino-crimMin' 47 Sarcococcarusli!olic:a 45 Thujclacddenlali.i;'Srnaragd' e Vobumumdavidii ~ GROUND COVERS, ANO GRASSES □:~ ~"1~ UO Pennlsetumalopecuraid('J.'Mcudry' tft»Clinrx:11Atilu ~'--"'O,au fl\r)IIIJ,lofCO.W .... Dilll~~lbll6 ~Cc:ilrl:.'•AIIOD«Ut Blacl:FounlainGrui; Makiooi'sHDIJyFetn I SaE 6cmcal ....... 2Smhl 6'hl ....... ........ .. _ .. ,,a. ... 4,0,mU 1iotlft""' ....... SPACING ..... ..... ,.,,,_,,... ,., .. .... .... oo .. ,.._ I COHDffiON W,L WJ< W.11. w.a. we we . .... ., .. """' ., .. ., . ... ... ., ... ..... ··-.,,.. ..... ..... ..... ~KP. .. f~ning RECEIVED DEC 2 1 2018 MAPLE RIDGE PLANNING DEPARTMENT 13-12-18 ISSUED FOR ADP ISSUED FOR Re;.cp iS&ul!o.aoA.RE\I.~ 1$$UEbR:IA d'Tlltt:-FTTIU!ll:l ~OP.M..Sl£CP •slEOKIARE\ltEW _...,..,. REISSUED FOR OP l'lSUiOFOR'Df" ~DFOQ:Ae.\!l!W #2017-489-RZ B.C.S.L.A. #565 5 STOREY CONDO DEVELOPMENT 11903, & 11917 BURNETT ST, MAPLE RIDGE, B.C. LANDSCAPE PLAN ,.,,. ., ., . ..... L1 ) / ... ~ . rnn7ni 1111 .,,. /, / 1117i l ill // ---1:a-. = = l.titv "'j"' o~</• ~ • )> ~ ?< ~ ()<c,'1• ~ ,lf/,y ,~\'ti,~ "'I"' Q5-%" • )> ~ ?< 0 0 I 66 REFER TO CIVIL ENGINEERING DRAWINGS FOR MORE INFORMATION ON THE STRUCTURAL RETAINING WALLS ~Kltf~nning ~--·· 07-06--18 25-0M8 0J-02•18 2~1~11 ra.~u '""1D,~~ ~D'FOMiRS--oP ~UFO'lAf;VEW l"Ul!:Of~amf£Tmfa ISS-UEOftiR~e,op ~01011n~,e.w REISSUED FOR OP REISSUED FOR OP ISSUED FOR OP #2017-489-RZ __ ·~ . .::-•••.• ,:_.· •.. --.;:__:cl!"~ ... ,, ___ ... ~J;._. __ _ ·:1 B.C.S.L.A. #565 5 STOREY CONDO DEVELOPMENT 11903, & 11917 BURNETT ST. MAPLE RIDGE, B.C. GRADING PLAN ST ST 170464 L 1.1 ' _) L 1...r-EXIT ~ 23 PERSONS ~~.1 1-1 -'1 ,- -[=i / I I ® ROOFTOP ENLARGEMENT AREA CHESS BOARD AREA - BENCHES CM/ INTEGRATED GAME -PIECE STORAGE r-- -□:oo · LINE OF ROOF OVER - UNIT PAVING, REFER TO D2Jl.3 _,.,... ~--------------------.-1 -ll>EOFRAJSEDROOF -----~I / STEPPING STONES TYP, r 8.!rCQl.fY,._AUEft100f.U >- / 42 ,.0fllv GUARDRAIL COMPACTED GAAVEL TYP OUTDOOR AMENITY AREA 4671 s.f. [434 s.m.] OR APPROVED EQUAL SHOP ORA\MNG TO BE PROVIDED PRIOR TO CONSTRUCTION FOR LA APPROVAL ® RAIN BARREL N.T.$ ® COMMUNITY GARDE~ BOX N.T.S, e CUSTOM WOOD BENCHES N.T.S. t,--CUSTOM WOOD BENCHES REFER TO D3/1..3 ®BENCH r- ,- 1:1t10 ROOF TOP PLANT LIST KEY QTY I I COMMON NAME [ SIZE I SPACING r CONOJT/ON SHRUBS lfD-$@ ' 20 :F£Nqe~lamulfelaft •UmbrdaBamboo 1.2mhL 1'2PIII r #1 pol U!DIHCHQTD. 1oAREAS DESIGNATED FOR SEED WILL FOLLOW THESE GUIDELINES 2 REMOVE ALL DEBRIS INCLUDING BUT NOT LIMITED TO ALL GRANULAR STONE, CONCRETE, WOOD AND METAL SCARIFY All DISTURBED AREAS TO ELIMINATE COMPACTION OF TOPSOIL 3 TO f'REPAAE AAEAS FOR SEEOL"IG. SPREAO, LOOSEN ANO ANE GRADE TOPSOJL.GRAOE FOR POSITIVE DRAINAGE. DEPTH OF TOPSOIL TO BE MIN 150.\1M 4 TO ENSURE ACCEPTANCE OF THE COUPLETEO WORK, THE CONTRACTOR SHALL NOT COMMENCE SEEDING UNTn. THE PROJECT MANAGER HAS APPROVED FINE GRAOES, S SEEDING OPERATIONS SHALL BE COMPLcTED BETWEEN SPRING THAW AND JUNE 15TH FOR SPRING WORK, OR BETWEEN AUGUST 15TH AND OCTOBER 15TH FOR FALL WORK 6 SEED APPt.JCATION METHOO: HYDROSEEOING BY APf'ROVED CONTRA.CTOA 7 CONTRACTOR TO ENSURE AOEOUATE SEED MIX CATCH SEEDED AREAS WILL BE ACCEPTED PROVIDED THAT A SUFFICIENT AMOUNT OF THE SEED HAS GcRMINATED ANO BECOME ESTABLISHED IN THE OPINION OF THE PROJECT MANAGER 8 MAINTENANCE FOR SEEDED AREAS SHALL BEGIN IMMEDIATELY AFTER INSTALLATION AND SHALL CONTINUE UNTIL ACCEPTANCE BY THE PROJECT MANAGER Sl"U)MOC TON Al RJU.Dl,',,'1: PREMIER PACIFIC SEEDS COASTAL REVEGETATION Ml.I( AT SEEOJNG RATE OF 100 KGJHECTARE OR APPROVED EQUAL AT SEEDING RATE OF 100KGIHECTARE. OR APPROVED EQUAL SHOP DRAW NG TO BE PROVIDED PRIOR TO CONSTRUCTION FOR LA APPROVAL ti.TS. OR APPROVED EQUAL SHOP DRAWNG TO BE PROVIDED PRIOR TO CONSTRUCTION FOR LA APPROVAL e WOOD PLANTER ,us_ ~KP..f~nning 13-12-18 ISSUED FOR AOP ~1141 ~'OllnE,Dft Mot&-11 1:1-tltEO.RJAR!\lll;W 1S-10-18 ISSUED FOR STREET TREES ,,.,.. .. ....,..,..,._ Gt.C0.1t 1$3,~R:hM,\ler ........ ~D~Dli" 03-,02·18 REISSUED FOR OP ,O.U'l•U e~oR>n~ 1B•1M7 ISSUED FOR REVIEW 112017-489-RZ B.C.S.L.A. #565 ~ 5 STOREY CONDO DEVELOPMENT 11903, & 11917 BURNETT ST MAPLE RIDGE, B.C. ROOF DECK LANDSCAPE PLAN AND DETAILS ASHOJJO .. IJT ,,.. .. L2 I j 1' .. ~ l'°"""'C"OINW:iltDID._,,,11. ~ CJWMNl·,,:wc~ I --~-==---~lrrOTHERS .------+--:.,~~n,:=:;11 ---CONCAETEBUILDINGSLAB SEE ARCHltECltJRALAND smuc:TVAAL. EXPANSION JOINT DETAIL SECTION CONTROL JOINT DETAIL SECTION NOTES: 1. CONCRETE TO BE J2MPa. ctASS C-2 AT 26 DAYS WITH S-8% A!R ENTRAINED 2. CONCRETE TO HAVE BROOM FINISH PERPENDICULAR TO THE LENGTH OF THE SIOEWALIC 3, EXPANSION JOINTS TO BE LOCATED AT EVERY 6 Orn AND WHERE CONCRETE PAVING ABUTS OTHER STRUCTURES OR BUILDINGS, <I CONTROL JOINTS TO BE LOCATED AT INTERVALS OF 2.0m ANO AT CENTRELINE OF 'I Dm W!OTH WALKWAY 5 CONCRETE TO ee SPRAYED WITH WHITE PIGMENT CURING COMPOUND 6,All DIMENSIONS ARE IN MILLIMETRES. 0 STAMPED CONCRETE --l2!!i1:... i~.tuiol~fCICI 7~ "''., l l 1• l --=~ Hi ·---·- N,T.S. J [ 11n..(tJJ/!') =~ = lE~~-ID( 7&rw,,,l~(l',l')o...,,(l/41 l'l'RMI0,8',11,.5PIUl.~l(OJIM ;i:w,,,,,Z!l,n(l•,1').ltc;,,i.Q: l-o I-ftil'n ytl, Ito.cl' @ GUARD RAIL FENCE .:cg>~9t&I: DAAK GREY"' ca.tUtS: SWCWIICWU!Slilfi.lUIX.-.r;J!!IJI a(T(~cr:=;:.:.i;-~IIID1ST ....... ,-p_nrt ~1WO----~IOl.9'ioXJI (-<OOI' JIIIRrlDI ....al !NIM IUll:SI' f'Yf;,OA,t,1.lAWNN8lCl'tO TOR~llf.lf'OA:.~ 1,W,c\,l'J.CNfU:AIDIJIECl~li~J:Jf ltHY~~l ~DIUIJ:ACf. UNIT PA\IER SPECIFICATIONS PATTERN: SQUARE CUT 2',:2' COlOUR: CHARCOAL MANUFACTURER: ABBOTSFORD CONCRETE CONTACT: WW-M PAVlNGSTONES COM VOIOFORM BY OTHERS, IF NEEDEO 1-'"------------------1--MEMBRANE, WATERPROOFING AND INSULATION BY OTHERS 1------------------==r-==~~~ NOTES: ~------'°°-11El011l'St'lJT,Ja.AlUH BLOCK RETAINING WALL COLOUR TO BE NEUTRAL GREY -BUILDING FACE MEMBRANE, WATERPROOFING AND INSUlA TION BY OTHERS, ltfl.:!J'lOAAOIIT'8ll!JilM.. COtClll!EllillUIDWCSLM,llE ARCHITECTURAL ANO STRUCTURAL 1 RIVER ROCK SHALL BE FR.EE FROM CRACKS ANO FISSURES ANO SHALL BE FREE FROM SAND, ClAY ANO OTHER DELETERIOUS MATERIAL, 2.RIVER ROCK SHALL BE Pl.ACED SUCH THAT AN OVERALL LEVEL APPEARANCE IS ACHIEVED WITHOUT VOIDS. J.RIVER ROCK TO BE llGHTlYCOMPACTEO. PLANTING 8€0 DRAIN ROCK 100MM 0 PERFORATED PVC ORAINTILE crw FILTER SOCK, CONNECT TO WEEP HOLE P\IC PJPE CAPSTONE SPLIT FACE ALLAN BLOCK UNITS COLOUR TO■!kf!UtRM..CRiY WEEPHOLE, EVERY JM O.C. CONNECT TO ORAl1'4TILE WITH SOMM DIA PVC PIPE WATERPROOFING ANO MEMBRANE BY OTHERS REFER TO ARCHITEClURAL @ UNIT PAVERS ON PEDESTAL AND SLAB N.TS. 8 RIVER ROCK DRIP STRIP 11.T.S. 8 ALLAN BLOCK RETAINING WALL N.T.S. ~------~cu,a !IOI.WYO ENGINEERING CJFViWINGS FOR CURB DETAIL AHOSf'ECIFICATIONS ~----n..ffJtl"""'1C TOJl~l'fffaM ~----•.•DIIIOO~Jl:DPVC ~--~~'M'lt4,L'ta!Cl0fll 1'0:Qf'~~~~D ACJtla'rl'rllClllOOI.IOE.!~1'1, trf'Olt<J'D ~WAl~NIO~tOlil'fOI..U CClOlll,11l~kAI.III ARCl..iTECnJRAlANDSTRUCTl.JRAL MMi) ..... ,llr,;t,o~14SOmm ® PLAYGROUND SURFACING ,_ _____ SINGLE STRAIGHT LEADER REQUIRED• 00 NOT CUT ./ PRUNE ANY DAMAGED OR DEAD BRANCHES / 00 NOT REMOVE LEADERS 2. SO,.... ROUNO PRESSURE TREATED STAKES SET VERTICALLY & FIRI.ALY INTO UNDISTURBED SU8S0il. ALIGN STAAES PARALLEL WITHAOJACENT SIDEWALKS & PAVEMENT EDGES & WtTH PREVAILING WINDS IN OPEN SPACES STAKES NOT TO DAMAGE OR PENETRATE ROOTBALL 50 mm WIOE WOVEN NYLON BANDING IN FIGURE 8 PATTERN ATTACHED TO WOOD STAKES W/ SHINGLE NAil OR HEAVY DUTY STAPLE OR APPROVED ECUAl TREE GUARD. TO BE AD.11.JSTEO AS NECESSARY 75 mm 0€PTH Of BAAK MULCH TAPER AT TOPOFROOTBALL SOTRiE BASE aPOScD. 100 mm HIGH TEMPORARY WATER RING/ SOIL BASIN AROUND TREE PtT. CUT OFF & REMOVE ALL STRAPS, TWINE, WIRE l!ASKETS, ETC LOOSEN & FOLD BACK BURLAP TO BOTTOM OF PLANTING HOLE SCl,plJII\' saE'9(1f1Pl.l,/ffll,IOltQLI PREPARED PLANTING MEDIUM• FIRMLY PACKED 100 mm COMPACTED SOil MOUND 50,'SO MIX SUPPLIED MEDIUM & EXISTING SOIL. MEMBRANE WATERPROOFING ANO INSULATION BY OTHERS DECIDUOUS TREE-ON SLAB NTS N,T..S.- BIKE RACK TO BE: CORA W7510, FITS 8-10 FINISH: POWDER COAT COLOUR TO BE DETERMINED 0 BIKE RACK rt.T.S. LIGHT BOLLARD TO BE: TECHNILUM 'SHIRAZ NANO (BORNE)' FINISH: SLATE GREY TO MATCH BUILDING HEIGHT: 2' 7 ½" -3' 11 ¾" OR APPROVED EQUAL 8 LIGHT BOLLARD N..T,S. ----SINGLESTRAIGHTlEADERREOUIRfO-OONOTCUT CUT OFF & REMOVE All STRAPS, W.1NE, WIRES, CONTAINERS, ETC. 'fi-tOO"'•HQ!ft_~VWATCfl~I~ .....,._,,.,,....., 75 mm DEPTH OF BARK MULCH TAPER AT TOP OF ROOTBALL AT BASE OF SHRUB, PREPARED PL.ANTING MEDIUM• FIRMLY PACKED SCARIFY SIDES OF PLANTING HOLE 100 mm COMPACTED SOIL MOUND 50150 MIX SUPPLIED MEDIUM & EXISTING SOL MEMBRANE, WATERPROOfL"-GAHO INSUI.ATION BY OTHERS SHRUB AND PERENNIAL -ON SLAB NTS PRUNS: MY DAMAGED OR DEAD BRANCliES 00 NOT REMOVE LEADERS l • .:.0-AOUNOPRESSURE TREATED STAAES SET W:RnCH,.l.'r &fRIL'I' 1ffTO(r..lOIJ'1UR8B)~ 11UC11,INCH~WITHAOJACENTSIOEWAI.KS& PAVEMENT EDGES & WITH PREVAILING WINOS IN OPEN SPACES STAKES NOTTO DAMAGE OR PENETRATE ROOTBALL, 50 mm WIDE WOVEN NYLON BANDING IN FIGURE & PATTERN ATTACHED TO WOOD STAKES WI SHINGLE NAJL OR HEAVY DUTY STAPlE OVT'f STAPLE OR APPROVED ECUAl PREPARED PL.ANTING MEDIUM. FIRML V PACKED, SCARIFY SIDES OF PLANTING HOLE 100 nvn COMPACTED SOil MOUND SOJSO MIX SUPPllE.D MEDIUM & EXISTING SOl,. MEMBAANE, WATERPROOANGANO INSIA.ATION BV OTHERS CONIFEROUS TREE -ON SLAB NTS ~KP. .. f~nning 1:i-12-18 ISSUED FOR ADP 0!1-11-18 ~OF"QP:JQ!..cf'I -.10-,1 ISSUED FOR REVIEW U..16-tl ISSUED FOR STREET TREES "*'• ISSUED FOR RE-OP MOJ.11. ISSU!:OFOR REVIEW 25-04-18 REISSUED FOR OP 03-02-18 REISSUED FOR OP 2~10-17 ISSUED FOR DP 18-10-17 mujDf"gll,lf,'o'IEW #2017-489-RZ 5 STOREY CONDO DEVELOPMENT 11903, & 11917 BURNETT ST. MAPLE RIDGE, B.C. DETAILS AS NOTED ., ST ,,.. .. L3 BUILDING ----- ............. SPLIT FACE ALLAN BLOCK RETAINING WALL SECTION A BUILDJN'G ----- ..,.,.,......, 5'1,ITJ;/ICi.Atl.AA BLOCK RETAINING WALL, COlOUR TO BE NEUTRAL GREV SECTION B UNff PAVfR PATMWAY ON PEOEST AlS, REFER T002A..3 UNIT PAVER PATHWAY ON PEDESTALS, REFER TDD2J1.3 f '~l 49.40 _)•..-------1---+--GUARDRAIL \ t---PROPERTY LINE ~ ~~------L-~-,;..;__. --~i;:;;L...._--...___._~t...1l~-Jv1~,/•:'__· L--.-J • .. BUFFER PL.ANTING NTS. j 1 __ PROPERTY LINE GROUNDCOVER PLANTING STEPPING STONE N,T...S.. 1~12-18 ISSUED FDR ADP Qt.ti.Ill IIQUEOPC.flN:'P 2~10·18 ISSUED FOR REVIEW 1~10.18 ISSUED FOR STREET TREES 22•18 ISSUED FOR RE•Df> 0, ..... ~ORIA-A'-iV;f:W 25-04•18 REISSUED FOR DP 03-02•18 REJSSUED FOR OP 2M0-17 ......., ..... 18-10-17 --~~ #2017-489-RZ 5 STOREY CONDO DEVELOPMENT 11903 & 11917 BURNETT ST. MAPLE RIDGE, B.C. SECTION ~ n ,,.., .. L4 ,I . I ,~ I mapleridge.ca TO: FILE NO: SUBJECT: PURPOSE: City of Maple Ridge Advisory Design Panel 2017-573-DP MEETING DATE: January 16, 2019 11575 and 11587 223 Street and 22300 River Road An Advisory Design Panel (the "ADP") submission has been received for the above cited application and properties to permit the construction of a 5 storey apartment building with 36 units. The rezoning application being processed in conjunction with this proposal was given first reading by Council on March 13, 2018. This site is currently zoned RS-1 (One Family Urban Residential) and is subject to being rezoned to RM-2 (Medium Density Apartment Residential). The subject property is currently designated Low-Rise Apartment within the Town Centre Area Plan of the Official Community Plan. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit. BACKGROUND: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: Sunnyville Project 223rd Ltd. Lot 7 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Lot 14 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Lot 15 Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Low-Rise Apartment Low-Rise Apartment RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) Use: Duplex and St. Andrew's Heritage Church Zone: RT-1 (Two Family Urban Residential) and H-1 (Heritage Commercial) Designation: Port Haney Heritage Adaptive Use Use: Railway and Port Haney West Coast Express Station Zone: RS-3 (One Family Rural Residential), RS-1 (One Family Urban Residential) and M-2 (General Industrial) Designation: Park Page 1 of 4 5.3 East: Use: Apartment Zone: CRM (Commercial/Residential) Designation: Port Haney Multi-Family, Commercial & Mixed-Use West: Use: Multi-Family (Townhouse) Zone: RM-1 (Townhouse Residential) Designation: Low-Rise Apartment Existing Use of Property: Single-Family Residential Multi-Family Residential 2,262 m2 (0.56 acres) 223 Street Proposed Use of Property: Site Area: Access: 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. The Port Haney and Waterfront Precinct guidelines are listed below: • Promote Port Haney and the Waterfront as an important heritage, tourism-oriented area; • Provide a pedestrian-oriented, mixed-use commercial and residential environment; • Enhance the heritage quality, character and vibrancy of Port Haney and the Waterfront; • Capitalize on important views; • Provide outdoor space; • Provide climate appropriate landscaping and green features; and • Maintain street interconnectivity. PLANNING COMMENTS: 1. Proposal: The form of the proposed development is the result of the shape of the property, with a natural slope from north to south, allowing for substantial views of the river for south-facing residents. Access to the development site will be located along 223 Street, which is the eastern property boundary. Indoor residential amenities are located at ground level and connect visually with the glazing to the entrance lobby. High-quality materials, windows and doors, with a combination of brick cladding and architectural finish concrete are to be used on the base of the building. High-density fiber cement panels, wood cladding and aluminum window frames and balcony railings will be used on the upper levels. The size of the underground parking extends past the footprint of the building, further creating a private outdoor patio space above that underground parking structure. This above mentioned patio area then allows for direct access to grade for ground-floor units. The ground-floor is designed to extend the public space at grade to help create a vibrant and pedestrian-friendly streetscape. The proposed massing allows for articulated but continuous street fagade on River Road with a robust base supporting a modern stepped building element, while still incorporating components of the area's design guidelines. Underground parking access along 223 Street will have comprehensive landscaping to reduce Page 2 of 4 ) the visual impact of garage doors, while the proposed loading area along 223 Street is located close to the underground garbage and recycling area for ease of access. Extensive landscaping has been proposed on the southern portions of the development along the tiered sections of the retaining walls. 2. Context: The subject properties, located at 11575 and 11587 223 Street and 22300 River Road, are located south of 116 Avenue, west of 223 Street and north of River Road. The property at 22300 River Road is currently owned by the City of Maple Ridge; however, the applicant will be purchasing this property from the City as part of this application. Consolidation of the subject properties will be a condition of final reading and combined the three lots have a total area of 2,262 m2 (0.56 acres). The three subject properties are currently vacant. The development site's elevation descends from north to south towards the Fraser River; however, most of the transition occurs on slopes on the northern and southern sections of the site. The central section of the development site is relatively flat. There are trees located around the perimeter of all three properties, as well as lawn and shrubs located throughout the remainder of the development site. There are a row of three heritage houses adjacent to the subject property on the north side of 116 Avenue and the Port Haney West Coast Express Station is located across the street on the south side of River Road. 3. 0CP and Zoning Compliance: The development site is located within the Port Haney and Waterfront Precinct of the Town Centre Area Plan. This precinct is an important transportation link between the Central Business District, the Fraser River Waterfront, the West Coast Express Station and east Maple Ridge via the Haney Bypass. Port Haney's historic roots, heritage character, waterfront access, green space, and river and mountain views are a treasured part of the precinct that should be enhanced through any new development. The subject property is designated as Low-Rise Apartment, and stated in Policy 3-22 of the 0CP: "is intended for developmet in a three (3) to five (5) storey apartment form where units are accessed from an internal corrideor and residential parking is provided underground." An 0CP amendment is not required to support the proposed project. The proposed zoning for the subject site is RM-2. The 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 1.8 which complies with the maximum density of 1.8 FSR. 4. Parking: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that the RM- 2 zone provide 1.5 off-street parking spaces per dwelling unit, plus 0.2 spaces per dwelling unit designated for visitors. There are 36 dwelling units proposed, therefore, 54 resident parking spaces and visitor 8 visitor parking spaces are required, for a total of 62 spaces. The applicant has provided 51 parking stalls total, and will therefore require a variance to reduce the required amount of stalls. 5. Garbage/Recycling: Garbage and recycling will be located within the underground parking structure, adjacent to the entrance/ exit. 6. Offsite Upgrades Concrete curb, gutter and sidewalk required along 223 Street, 116 Avenue and River Road. Frontage upgrades to collector standard required along 223 Street and River Road. Existing roadside ditch along River Road is to be eliminated and replaced with a storm sewer. Street Page 3 of 4 trees and street lighting are required across property frontages. Watermain replacement is required across both River Road and 223 Street frontages. 7. Proposed Variances: The applicant will be seeking variances for the front, rear, and side yard setbacks. Variances for building height, parking and lot coverage are also requested, as summarized on the Project Data Sheet in the attached plans (see Appendix D). The Planning Department requests that the Advisory Design Panel provide comments on the development proposal. Prepared by: Adam Rieu The following appendices are attached hereto: Appendix A Subject map Appendix B Submission Form Appendix C Design Rationale Appendix D Development Data Sheet Appendix E DP Area Guidelines Checklist Appendix F Stormwater Management Rationale Appendix G Architectural and Landscaping Plans Appendix H Preliminary Servicing Plan (including Stormwater Management Plan) Page 4 of 4 I N Scale: 1 :2,000 \: ' ' \>] \, \ 0, ~ ~ CALLAGHAN AVE. li".i R:: ~ f.'j "' "' 116 AVE. Legend -stream ---Ditch Centreline -Edge of River --Indefinite Creek .. River -Major Rivers & Lakes l2 "' gJ 11587 ST. ANNE AVE. ~ ~ f?i ~ ~ ~ "' (") "' "' 11664 gJ ~ ~ gJ 11654 ~,i,. ~J.-i~rn o>,1;o ~ ~ ,- ~~ "' ~~ -1.si<S' gJ "'~ CALLAGHAN AVE. 11580 P.I.D. 011-537-141 ' 11575/87 223 STREET PLANNING DEPARTMENT ~ 11'11■ mapleridge.ca FILE: 2017-573-RZ DATE: Feb 19, 2018 BY:PC 11 116 116 ~ ~--~---ADP Submission Checklist -mapleridge.ca Application No. ______________ File Manager ____________ _ This checklist is being provided to you by your File Manager, to assist in preparing the materials for submission to the Advisory Design Panel (ADP). Please refer to the ADP Submission Form and the ADP Requirements Brochure for submission requirements in terms of explanatory letters, plans, supporting information and specifications on size and numbers of copies to be submitted. Address your questions to the File M~~"ger1 <Dr i~, Planning Liaison to the ADP. ,,, ,.a ED Lin 1I~ Arcnitet.t'f Certific tiorf:"l \ -~ ~ Project Landscape Architect's Certification: :: • f. • ., 11' ~ ... = 2018/12127 Sigriatur~Jl; =r-I. ~ : :: Date ~ . {' . ~ .,,,,-. . ..... Print AJH'A~----~~ir Farbe_tii••• t.,.. ..... ~ "11 Vr-fCOV-' \,, I I I I I I I I \ 'submission Materials Signature Print name A. ADP Submission Form (Submitted and signed by Architect) B. Covering Letter including explanations about: 1. Project description/analysis (Detailed information Required) 2. Architectural and Landscaping Design rationale (Detailed information Required) 3. Statement in brief about the following: a. DP Key Concepts Compliance b. DP Guideline Compliance c. Stormwater management strategy with emphasis on Tier A req uirements integrated into landscaping plans d. Public Art/ Amenities, etc. e. Sustainability practices f. Other _________________ _ C. Site and Neighbourhood Context 1. Context Review -Context Plan with existing/proposed buildings and trees, vegetation, roads, existing/ proposed grading, and other major features within the site, on the abutting properties, the public realm and along the road allowances/ lanes. 2. Photographs of site and surrounding sites. D. Development Permit Area Checklist (Note: The Architect Is responsible to describe how the project complies with each guidelines, or if not applicable, a description of why not applicable. Please use fillable forms on line.) Required (File Manager to indicate if required) □ □ □ □ □ □ □ □ □ □ □ □ Date Provided □ □ City of Maple Ridge ADP Submission Checklist (Page 2) E. Architectural Plans (Site and Building(s)l: 1. Site Plan and layout □ ~ 2. Site sections □ ~ 3. Streetscape elevation □ ~ 4. Streetscape elevations with landscaping and boulevard trees □ 8 superimposed 5. Shadow analysis □ [5:1 6. Lighting analysis (on building and on site) □ □ 7. Floor Plans for all levels, including underground and roof tops □ ~ 8. Waste collection /recycling (inside of buildings) □ [5:1 9. Storage, including bicycle storage (inside and outside) □ ~ ' □ ~ 10. Building elevation (all sides) ' 11. Signage (attached to building and free standing) □ □ 12. Colours and materials □ ~ .\ 13. Material board 11 □ ~ 14. Building sections I □ [5:1 15. 3D renderings of site, building(s) and associated landscaping □ ~ F. Landsca~ing Plans: 1. Landscaping plan and layout with specifications and planting details □ [5:1 2. Storm water management works focused on Tier A requirements integrated into landscaping plan with details □ □ 3. Landscaping details, including public art, signage, lighting, play □ □ and other amenity areas, fences, retaining walls, 4. Waste collection /Recycling (exterior areas/structures) □ □ 5. Details for pedestrian amenity and furniture features provided □ □ 6. Details for hard surfacing areas/ patterns □ ~ 7. Tree retention and management plan □ □ 8. Site sections for lot grading, drainage, landscaping, retaining □ □ walls and relationship to adjacent grades/ City roads/ lanes 9. Pedestrian, bicycle, equestrian path interconnections □ ($:1 G. Green Building[Sustainabilit~ initiatives □ □ H. Engineering-related Information: 1. Site grading plans □ □ I. Other □ □ □ □ □ □ Rev. March 2018 Rezoning application for 11575 & 11587 -223 St. & 22300 River road, Maple Ridge, BC. Context plan: The subject lots are currently occupied by old vacant residential buildings . Despite the steep slope along 223 Street, the project sites are fairly flat. However, the finish grade levels are approximately 3.5 meters below the 116 Avenue level along north property line. Two back to back driveway connects the project sites to 223 Street. The immediate southern lot at corner of the 223 street and River Road is an undeveloped City property with 30% slope toward the River road drive. So, the proposed development is based on the combined lot area of 4,064.24m2. The proposed development is replacing two single-story structure, and the form of the development is consistent with the new additions to the Port Haney material and character neighbourhood and overall vision for the area. J _ Context plan INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1V7 22300 RIVER ROAD, THE CITY PROPERTY C 604.-773•1015 T 604-770-2088 www.lnspiredarchitecture.ca X:\17180 223 Stree•Maple Ridge\Oocuments\05 Design\5-1 SD\17180 ADP-Design rational Final docx Page 1 of B _,__, Development Summary _) Legal Description: LOTS 14,15 AND 7, BLOCK 1 DL395 G.1 NWD PLAN 155 Civic Address: 11575 & 11587 223rd St, & 22300 RIVER ROAD, MAPLE RIDGE BUILDING ANALYSIS CIVIC ADDRESS: 11575 & 11587 223rd St, & 22300 RIVER ROAD, MAPLE RIDGE LEGAL DESCRIPTION· LOTS 1415 AND 7 BLOCK 1 DL395 G 1 NWD PLAN 155 ZONE: RM2 MAPLE RIDGE ----- LOT AREA: 806.88+808.26+642.77(City Lot)= 2,257.91 sm/ 24,303.92 sf ---- ------ ALLOWED PROPOSED COMMENTS -----FLOOR SPACE RATIO 2,257.91X1 .8=4,064.24 sm 4,037.64 sm /43,461 sf RESIDENTIAL COMMON AREA EXCLUDED 2,375.88 sm / 25,574 sf TOTAL ABOVE GRADE GROSS FLOOR ... ·-4,702.23 sm / 50,624 sf UNDERGROUND PARKING AREA EXCLUDED 1,711.29 sm / 18,420 sf TOTAL BUILDING GROSS FLOOR AREA I -61.413.52 sm / 69,035 sf . ... ----- NUMBER OF FLOORS I 4 5 ----ONE BEDROOM SUITES -4 TWO BEDROOMS SUITES & DEN I -20 _j__ -----THREE BEDROOMS SUITES TOTAL SUITES NUMBER OF PARKING STALLS NUMBER OF LONG TERM BIKE STALLS --- NUMBER OF TEMPORARY BIKE STALLS FRONT YARD SIDE YARD-EAST SIDE YARD-WEST REAR YARD ----~----BUILDING HEIGHT AVERAGE REAR DATUM AVERAGE FRONT DATUM AVERAGE FINISH GRADE INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1V7 I - I - - 62 9 11 7.5m 7.5m 7.5m 7.5m --15m -- - C 604-nJ-1015 T 604-770-2088 - www.inspiredarchitecture.ca X:117180 223 Stree-Maple Ridge\Documents\05 Design\5-1 SD\17180 ADP-Design rational Final,docx 12 INCLUDES 4 UNITS WITH DEN 36 51 20 -c--11 7.69 m 1.75 m 7.69m 11.42 m ---18.20 m 13.65 m 16.70 m 16.70 m Page 2 of B l _Proposed Development from South East comer 22300 River Drive, The City Property The 22300 River drive is a smaller property with an area of ±643 m2. The developer has an active purchase agreement with City of Maple Ridge, subject to review and approval of the project by the City council. . However, only 1/3 of the north portion of the property will be used for the building footprint development. The middle section and south part of the property will be used for landscaping and road widen ing. The landscape strip sidewalk will create strong access to the west coast express train station across the rlver road, and create landmarks and visu al interests along street fronts . , _22300 River drive Lot from the south INSPIRED ARCHITECTURE 2030 Marlne Drive, Suite 310 North Vancouver, British Columbia, V7P 1 V7 C 604•773-1015 T 604-770-2088 www.inspiredarchitecture.ca X:\17180 223 Stree-Maple Ridge\Documents\05 Design\5-1 S0\17180 ADP-Design rational Final,docx Page 3 of8 -~1 The project _) This project is a rezoning from RS-1 residential Zone to RM-2 low rise apartment development. The proposed structure is to make a concrete construction up to the first-floor slab; and five stories of wood frame construction above. The Ground floor comprises of residential units & lobby, which main residential entrance is on the east of 223 Street, indoor residential amenity spaces, services, bicycle storage , and a covered visitor parking access from 223 Street. The residential units will be composed of 36 units ranging from one bedroom to spacious three bedrooms. Large open patios will be provided for a number of first and fifth-floor units. The top floor is partially set back on the front, rear and side elevations to provide relief in the massing, eliminate excessive height shadow and to offer an additional roof deck in front of the top units, The residential parking is located in the underground and will be accessed from the 223 Street through a ramp. The building design and contextual relationship within the neighbourhood have been based on the 2014 City of Maple Ridge Official Community Plan (OCP), the key Port Haney material and character concepts. _Existing multifamily buildings across 223 Street INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 Nor1h Vancouver, British Columbia, V7P 1V7 C 604-773-1015 T 604-770-2088 www.inspiredarchitecture.ca X:117180 223 Slree-Maple Ridge\Documents\05 Design\5-1 SD\17180 ADP-Design rational Final.docx Page4 of8 116AVE. 1f-J ss,o 0 30.760 ~o : 0 }PAA?••iirt•A~,B--""!" .... ~.-~---•--s_-~89"~◄r~~~:•·-e_-__ -+-~-➔-l~,---"'!!!!!..,,.---•/•7-~,_.,.~,1 !I I ® 11 ., • 1,695 i BLDGS9 PATIO 1&.&<l ~PEMK>IJSEROOFa•JZ298 FlrntFlOORB.•2!IOOO msTR.OOREl.• 1F«:o P.wc,,GEl.=13395 w i'J 1G I PEDESTRIAN EHTRV E N ON.STREET PARXJHG D', .o ~ '" _Site plan INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1V7 C 604-773-1015 T 604-770-2088 www.inspiredarchitecture.ca X:117180 223 Stree-Maple Ridge\Documents\05 Design\5-1 SD\17180 ADP-Design rational Final docx %. f,i.RPJli,'G ~1 ~1-OOirf ~: B 0G PROPERTY UNE LOADING AREA w w a: ti; "' N N Page 5 ofB Design Rationale The proposed development will implement the land use policies , principles, and initia tives of the Multi-family Development Guidelines and the OCP . The use, massing and architectural vocabulary adhere to the vision for the area. The site use falls in the Low-Rise apartment within the town center Area of the 2014 official community plan (OCP). The proposed building is located between the 116 Avenue and a heritage site to the north , and River road and existing west coast express train station to the south . It engages the River road and west coast express train station by providing a pedestrian access. However, a buffer landscape between residential and non-residential land uses creates interesting views and focal points into and out of the site. The form for the proposed development is the result of the shape of the property, the natural slope of the 223 Street, and the treatment of the River road streetscape. The building frontage is determined by a 1.75 m setback from the east property line along 223 Street, 7.69 m setback from north property line along 116 Ave . and 11.42 m setback from the south along River road , respecting the west neighbour privacy and the 7.69 m setback from the existing multi-family development. This configuration delivers both a cohesive front and substantial setbacks and views corridors for the south units. An indoor residential amenities are located on the ground level and are vi sually to the entrance lobby on the interior side for easy access and surveying. High-quality materials , windows, and doors with a combin ation of brick cladding and architectural finish concrete will be used on the base of the building . Exterior high-density fibre cement panels c/w aluminum revels wood cladding and architectural finish concrete copings and aluminum window frames and glass, and aluminum frame balcony railings will be used on the upper levels . INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1 V7 C 604-773-1015 T 604-770-2088 www.inspiredarchitecture.ca X:\17180 223 $tree-Maple Ridge\Oocuments\05 Design\5-1 S0\17180 ADP-Design rational Final docx Page 6 of 6 ' I The underground parking creates a private exterior patio, expresses strong unit identity and incorporates direct access to grade for ground-floor units. The second and fifth-floor setbacks create a transition in building mass and form towards the setbacks of the adjacent major streets to provide a transition to lower density uses and allows landscaping of roof decks were possible. The massing strategy is to have an articulated but continuous street facade on River road with a robust brick base supporting a modern stepped building element that acts as a distinct volumetric component on the visual termination for the building. The parking structure along River road is also 8.25 m setback and hidden behind the stepped planers to extend the public space at grade and help create a vibrant and pedestrian-friendly street. To improve the pedestrian streetscape experience, a variety of materials and articulated coloured glass will be used on the east and south elevations. The garage access door from 223 Street will be installed at the end of the driveway ramp to reduce the visual impact of garage doors from the street. Proposed loading zone along 223 Street is close to the underground garbage and recycling room and will have a multi-function use for building occupants. The River road widening , landscape buffer and setback reinforce the definition of the corner at a significant intersection such as 233 Street and River road. -_Landscape buffer along River road INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1V7 C 604-773-1015 T 604-770-2088 www.inspiredarchitecture.ca X:117180 223 Stree-Maple Ridge\Documents\05 Design\5-1 SD\17180 ADP-Design rational Final,docx Page 7 of a Public Benefits The following benefits will be enjoyed by the commun ity through rezoning the property and replacing an old one-storey building with a new mixed-use development that will implement quality urban design principles and construction methods, which will help revitalize the site and street (A) The project contributes to the OCP objectives of creating a compact and complete urban community. (8) The addition of 36 units will provide a wide range of new market residential housing which may include adaptable units for people with disabilities. (C) The extended public space at grade alonii River ro ad will create a lively urban environment and opportunities for landscaping and use of public space. (D) The project will provide a secure, fully accessible underground parking for residents. (E) High-quality streetscape view and pedestrian access to west coast express train station. (F) This medium density development will bring considerable social, public and economic benefits to the commu nity. INSPIRED ARCHITECTURE 2030 Marine Drive, Suite 310 North Vancouver, British Columbia, V7P 1 V7 C 604-77l-1015 T 604-770-2088 www.inspiredarchitecture.ca X:117180 223 Stree-Maple Ridge\Documents\05 Design\5-1 SD\17160 ADP-Design rational Final docx Page B of8 1-G& MAPLE RIDGE Br1ll!.h Colurnb1.l DEVELOPMENT DATA SHEET mapleridge.ca Existing /Proposed Zone RM2 Date Prepared 2018112127 Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or state variance needed) LOT AREA* (in square metres) Gross Total 2067.1 sm Less Road Widening/ Truncations NIA Less Park NIA Net Total 2067.1 sm LOT COVERAGE (in % of net lot area) Total Site Coverage 40% 49% Variance needed SETBACKS (in metres) Front 7.5m 7.69 Rear 7.5m 11.42 Side #1 (N,S,E, or W) 7.5m 7.69 Side #2 (N,S,E, or W) 7.5m 1.75 Variance needed Side #3 (N, S, E or W) NIA SETBACKS -Underground Structures (in metres) Front 0 0.09m Rear 0 8.255m Side #1 (N,S,E, or W) 0 2.040m Side #2 (N,S,E, or W) 0 1.240m Side #3 (N, S, E or W) NIA BUILDING HEIGHT (in metres/storeys) Principal 15m I 4 storeys 18.2 m 15 Storys, Variance needed Accessory NIA I NUMBER OF RESIDENTIAL UNITS Bachelor NIA One Bedroom NIA 1 Two Bedroom NIA 20 Three Bedroom+ NIA 12 Total NIA 36 GROSS FLOOR AREA (in square metres) Residential 6,413.52 sm 4,702.23 sm+1,711.29 sm Parking Retail Commercial 0 Office Commercial 0 Other Commercial (Type ) 0 Institutional 0 Industrial 0 TOTAL GROSS FLOOR AREA 6,413.52 sm * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Required Development Data Minimum Required or Maximum Allowed Proposed (Complies or variance needed?) DENSITY # of units/ha (gross) --60.50 # of units/ha (net) -98.03 Gross Floor Area 4,064.24 sm 4,037.64 sm Floor Space Ratio (net) 1.8 1.79 AMENITY SPACE (area in square metres) Common Activity Area NIA 45.75 sm Useable Open Space 413.4 sm, 20% 730 sm, 35.3% PARKING (number of spaces) Residential and Multi-Residential Uses 54 45 Variance needed Multi-Residential Town Centre (Bach Units) NIA Multi-Residential Town Centre (1 Bdr Units) NIA Multi-Residential Town Centre (Added Bdr) NIA Commercial Uses NIA Educational & Assembly Uses NIA Institutional Use NIA Industrial Use NIA Business Park Uses NIA Comprehensive NIA Other NIA Number of spaces for visitors 8 6 Variance needed TOTAL NUMBER OF PARKING SPACES 62 51 stalls, Variance needed Number of total for disabled 1 2 Number of total (and %) small cars 6 I 10 % 7 stalls , 13. 7% Variance needed Number of total (and %) tandem spaces 0 lo % TOTAL OFF STREET LOADING SPACE(S) 0 BICYCLE PARKING (number of spaces) Short Term Bicycle Parking 11 11 Long Term Bicycle Parking 9 20 OTHER -state YES or NO for each. If YES describe on separate sheet. Heritage Site jNtA I Tree Survey/ Assessment Provided !YES Watercourse/Steep Slopes I NIA I Covenants, Stat ROW & Easements IN/A 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 t~7 c:evelopment and Environmental Services Department. ~ .-----._ kt '~ ·~ P db Amir Farbehi, Architect AIBC -.----I;· repare y: _____________ ,,· -,:- Print Name (~~e prinf form and sign above) NOTE: To be prepared by an Architect for ADP Submission or by an owner/agent (applicant) for Development Application. I ,, 1. 2. ) ,~,- 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 . ~ 'i 8.7.1 If Key Guld~lin~•Co;~cepts oe-scrJbe tiow this project and tf:ie design complies · ~:..:,l 'ii. ·I . -€,. ---c _ --t~' l" .'b ~1• 1_ , = New development into established areas The proposed architecture uses the Port Haney and should respect private spaces, and neighborhood character, form, material and complies incorporate local neighbourhood each one of the with a modern design approach in the elements in building form, height, proposed development. architectural features and massing. Transitional development should be used The stepped planters along the River road and to bridge areas of low and high densities, recessed of the first story from the parking mass as well through means such as stepped building as recessed of the fifth floor proveds a proper transition heights, or low rise ground oriented along River road. housing located to the periphery of a higher density developments. 1 Key Guideline Concepts (Continued) 3. Large scale developments should be The proposed architectural style is to protect and clustered and given architectural enhance the Town's natural form, visual character and separation to foster a sense of charm by insuring that structures, materials and other community, and improve visual improvements are properly related to their sites; and to attractiveness. surrounding buidings. 4. Pedestrian circulation should be Trees and landscaping is designed in harmony with encouraged with attractive streetscapes street lighting and sidewalk amenities and the. building attained through landscaping, context. Trees and plants vary in their aesthetic architectural details, appropriate lighting appearance due to variations in form, texture, folia_r and by directing parking underground density/visual permeability. Aesthetic appearan~e 1s where possible or away from public view taken into account to provide warm and welcoming look through screened parking structures or to the building and parking entrance. surface parking located to the rear of the property. Describe how the-proposed design complies with each of t_he ' . ~..] 11 Guidelines 8.7.1 A ' listed guidelines, or describes why a guidelin~ is not complied Building Design, Ma~sing and Siting \i\ilth or why it is fnapplicable. - 1. Design and siting of buildings should take The proposed building is designed to provide_ natu~al advantage of natural features or views light flow as well as taking advantage of the river view and should enhance privacy and and its surroundings using roof decks and large livability. balconies. 2. Residential buildings should front or The proposed building provides direct pedestrian appear to front onto public roads access from the 223 street/sidewalk. The proposed through the use of appropriate wood and glass canopy above main entry and wood treatment of exteriors, through direct trellis above the parking ramp use the Port Haney style pedestrian access to individual units from to provides a modern emphases on the entry. the public street/sidewalk, or through A robust brick base supporting a modern stepped the provision of pedestrian walkways building element that acts as a distinct volumet_ri~ linked to the street. Street frontages component on the visual termination for the building. should be emphasized by incorporating differentiated front, side and rear oriented facades, with a minimum two storey facade on the fronting street to foster a human scale. Buildings that are designed with an end wall or unit adjacent to a public street should design the end unit with the pedestrian entry facing the street. At significant intersections, the definition of corners should be reinforced by buildings that front on both streets and incorporate corner cuts. 2 Guidelines 8.7.1 A (Continued) 3. Higher density dwellings should be sited The proposed site is located on a major street and adjacent to major streets in order to close to the Haney bypass. minimize access problems and to provide a transition to lower density uses. 4. Multi-family developments adjacent to The proposed building zone is within (RM-2 Low-Rise lower density or single detached Apartment) the adjacent properties across the 223 residential dwellings should: street are multi-family buildings and following the a) be consistent in form and massing with applicable guidelines/ bylaws. the surrounding area; b) be sited adjacent to major streets to provide a transition to lower density uses; c) concentrate density to the centre of the development or towards a non- residential boundary and locate lower density components adjacent to lower density residential uses; d) create a transition in building mass and form towards the setbacks ofthe adjacent neighbourhood; e) minimize access conflicts; f) be designed to maximize privacy and minimize views onto adjoining sites, particularly for portions of the development abutting the side yards of adjacent single detached residential uses. 5. Larger buildings, roof forms and building The articulation in the main building facade in frontages should include design combination with the podium style/town homes along elements and features to: the south facade in combination with the recessed a) provide variation in the facades to help butterfly roof style provides variation to enhance the reduce the visual length of individual visual impact on the building. buildings; b) have the appearance of a series of smaller buildings, or as identifiable parts of a larger concept; and c) incorporate components that express strong unit identity and incorporate direct access to grade for ground-floor units. 3 Guidelines 8.7.1 A (Continued) 6. New multi-family developments should The articulation in the main building facade in use design themes, architectural combination with the podium style/town homes along features and elements of the the south facade in combination with the recessed surrounding neighbourhood by butterfly roof style provides variation to enhance the incorporating common elements such as visual impact on the building. form, scale, massing and proportion into the design as a means to reinforce neighbourhood stability. Examples include: a) the articulation of facades, using where appropriate, elements such as porches, t chimneys, projections, recesses, and balconies; b) the placement, size, shape and number of doors and windows; c) the location and visual appearance of garages and/or parking facilities; d) the selection of appropriate and compatible roof forms; and e) the design of hard and soft landscaping. • 7. The exposed undersides of balconies and The exposed underside of all balconies will be covered porches that are visible from a street or with stained wood soffit to provide a warmer colour public walkway should be covered with scheme suit to neighborhood. exterior finishes to provide a finished l· - appearance to public view. 8. Developments are encouraged to use A high ·performance exterior wall c/w continues exterior the Leadership in Energy and insulation will be provided. Other standard will be taken Environmental Design {LEEDS) standards into consideration. " in the design of buildings. Techniques such as rain gardens, vegetated swales, separation of impervious surfaces, installing below surface infiltration beds and tree box filters, and redirecting water from drain pipes into vegetated areas are encouraged. 9. Variation in individual unit designs is Inapplicable-The proposed building is a 5 storey multi encouraged to provide visual interest family residential. 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 The garage door is located at the end of the access streets. Where front facing garage doors ramp and the provided recessed and articulation and are unavoidable, the impact of garage wood canopy and trellis at the main building emphasize doors on the public realm should be the building and garage entries. mitigated by: a) designing residential units with enough width to include attractive entrances and windows between garages; b) recessing garage doors behind the main building fac;:ade; c) keeping a sufficient width in residential units to allow the creation of attractive entrances and fenestration between garages. d) grouping garage doors in pairs between adjacent units to allow building entrances and facades more prominence on the street; e) providing interior spaces that overlook the street; f) separating and orienting unit entrances to the street; g) providing individual pedestrian walkways linked to the street; h) including design details such as transom windows or glazing in garage doors; i) a comprehensive landscape plan that identifies how the visual impact of garage doors from the street will be mitigated. 11. Landscaping of rooftops is encouraged The proposed. roof is flat and will be tiled and drained to where possible, to provide shared or accommodate rooftop decks, providing additional private outdoor space for residents and private outdoor space featuring beautiful views of the to provide attractive views for residents City. We planing to use big portable planers on the roof and passersby. deck. ) 5 Guidelines 8.7.1 B Vehicle Access, Parking and Circulation • u 1. Parking and servicing should be located underground or to the rear of buildings, with access from lanes wherever possible. Where lane access is not possible, access should be from streets via narrow driveways to minimize the impact on streetscape appearance and disruption to pedestrian movement. Describe how the pr:op9sed design compties with each oft~~~ listed guidelines, or aescribes why~ guideline is not complied ' i with ·or why it is inapplicable. ' The parking and servicing is located underground . 2. Parking structures should be adequately The parking structure screened using stepped planters screened and architecturally compatible to improve the visual appearance. 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 Inapplicable _ No above ground parking structure 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 shou Id be designed to avoid any obstruction by parked vehicles. 4. Shared vehicle access between adjoining Inapplicable _ No above ground parking structure 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 I • C ) Guidelines 8.7.1 B (Continued) s. Locate parking spaces allocated for Provided people with disabilities as close as possible to the main entrance to a building. 6. Crime Prevention through A barrier free access to building level and and parking Environmental Design (CPTED) principles area provided. 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 Will be provided 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 Inapplicable _ No above ground parking structure parking areas should be minimized by integrating a variety of paving materials such as concrete, decorative pavers, etc. or by using alternate surface treatments. 9. Road grades, streets, lanes, and The driveway slope is carefully designed to conform to driveways should conform to the the excising grades and avoid steep slopes. 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.\ C Landscaping and Op_en Space 1. Landscaping both within and outside the development should: a) provide definition for pedestrian corridors; b) delineate private and semi private space from public space; c) provide adequate screening between private outdoor spaces; d) present a pleasing street image; e) provide suitable buffering between public road and privacy areas; f) soften the transition between adjacent land uses; g) provide a buffer between residential and non-residential land uses; h) create interesting views and focal points into and out of the site; Describ~ how the propos~d design complies with each of tfie listed gui9e!ines, 6r describes why a guideline is not complied • 'with' or' why if is inapplicable. There is a clear pedestrian corridor reaching to all public exits. The front main building entry is clearly demarcated with a generous arbour feature flanked by ornamental trees and shrubs, along with the project address signage location. Special paving is suggested for the main entry area. On either side of the building a broom finish concrete path is provided to access the side units, the fire exit stairs, and the amenity spaces. Along the rear property line the path becomes more personal and less formal, with concrete pavers set in gravel, to allow for access to those unit patios but at a less public level. Semi-private outdoor spaces are separated from general public spaces with the use of either a concrete free standing wall or a planter, with generous hedge and ornamental plantings in front. Also, a small tree is located in front of i) each patio, to provide some privacy (and shade) from overhead views. A small vine covered arbour, gate and inset reinforce design continuity with pavers are suggested at each patio entry to further identify neighbouring properties, the scale and the semi-private space as separate from the public garden massing of buildings, and the areas. streetscape by providing consistency in street trees, plant materials, and other Focal points are created through the use of stepped planters landscaping elements. along River drive. 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. The location of the existing trees shown on site plan, however the existing trees has to be removed and replaced as per direction of the project Arborist. 3. Street trees will be a required Street tree locations are noted on the landscape component of all development. drawing, with the understanding the City will approve Incorporate deciduous tree species into the species/variety selection. Existing overhead hydro streetfront landscaping to define site lines are noted. boundaries, to enhance public space, and to permit light penetration in winter. 8 : Guidelines 8.7.1 C (Continued) 4. Energy efficiency and conservation should be considered in the design of landscaped areas and in the selection of plant material. This can be accomplished through: a) using native and/or drought-resistant species; b) designing the landscaping to moderate the effect of wind; c) providing shade in summer; d) allowing natural drainage to occur throughout the site; e) allowing daylight into buildings; and f) redirecting water from rooftop runoff and downspouts into vegetated areas or rain barrels for later irrigation use. 5. Maintain continuous landscaping along abutting streets and minimize the number of interruptions such as driveways and parking entrances. Continue the sidewalk pavement across driveways and parking entrances. 6. Create visual landmarks on significant street corners and at locations of high visibility. Provide landscaping and consider incorporating features such as flag poles, banners, visual art, ornamental trees, fountains, architectural elements, and landscape structures. Plants suggested are low to medium care, in terms of water and nutritional needs. This landscape is located on a podium, so care was taken to choose plants with a lot of natural resilience, in addition to being of aesthetic and environmental value. Deciduous trees will provide shade, while evergreen hedging will provide year round wind protection and visual interest. There is continuous landscaping shown across the street frontage, with only one driveway proposed and walkways to entries or to the side yard areas. Stepped landscape structure provided at the lot corner. 7. Any portion of a building site left vacant for future development should be Not applicable. landscaped consistent with the landscape plan for the overall site. The minimum ground surface treatment should be lawn. Where possible, the natural state should be retained for those portions of a property not being developed. 9 Guidelines 8.7.1 C {Continued) 8. Identify, preserve and incorporate Not applicable on site, as noted above. stands of mature trees into the overall site landscaping design. Retain unique tree species, significant vegetation, natural landscape features and nesting areas on a site wherever possible. To attain this objective, prior to the design of a project, a detailed survey prepared by a qualified professional indicating the location and condition of existing trees and vegetation on a site should be conducted and provided to the District as part of the development application process. 9. Existing vegetation should be enhanced Not applicable. with new planting wherever construction activity has destroyed vegetation. Replanting with indigenous or native species is encouraged. 10. Consider incorporating rain gardens and As this project is on a podium, this is not applicable . vegetated swales into parking lot landscaping to increase the natural absorption of rainwater runoff from paved areas into the ground. 11. The height and location of a landscape screen should ensure that: a} privacy to adjacent properties is adequately protected; b) driving site lines are maintained from adjacent roads, manoeuvring aisles, parking lots; and c} the quality of the streetscape and outdoor living spaces is enhanced. 12. Maximize the amount of landscaped areas and minimize the amount of impervious paved surfaces to increase the natural absorption of rainwater on a site. A 1.8m/6'-0" perimeter fence is propose to the front setback on three sides, with prior approval of the neighbouring land owners. Within t~e front setback area the border fence at the side property lines is 3'-0". A majority of the podium level plane is in soft landscape. 10 I :: ,. ~ •. ,· ' ... Guidelines 8.-1-.1·0 • • • Universally Acc~~sible Dest~ 1 r •: ';!' . I,[.. I; 1. All non-vehicular routes should be fully accessible. Sidewalks and pathways should be wide enough for wheelchair/scooters and should include a tactile strip for the visually impaired. Curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, convenient, and direct access from parking spaces to buildings for people with disabilities. 2. Building entries should be: a) clearly addressed with large numbers visible from the street; b) directly accessed from the street without stairs; c) provided with level areas measuring a minimum of 1.Sm x 1.Sm (4.9 ft. x 4.9 ft.) both inside and outside of doorways; and d) provided with weather protection, exterior lighting, and power-assisted door openers. C l Guidelines 8.7:1 E ,Refuse, Recyclilig'and Service Areas 1, ., .r . j 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. l>escrlbe.how tfle pt'opo~e'd c!esig!" complie_s with1'each ofthe listed guidelines, :or d~scrJbes ..yhy a gutdeline j~ not complied. •• -,, ·-, ~ ... with or why it is inappHcable. All the proposed the non-vehicular routs are accessible. The proposed building ; a) will be clearly addressed b) has a direct access from the street c) has a leveled area d) is designed to have weather protection and exterior lighting as well as power operator. door openers. Describe how. tne ptoposed design complies with each of the listed guidelines, or.describes wh,-J'a_guideline js n~t comJ:>lied I. ~-, 1,with ,or why it is 'i'napplicable. ~ The proposed design provides an integration o: all_ th~ roof top mechanical rooms/ equipments to ma1nta1n its style and visual . The proposed de~ign provides an integration o: all_ th~ roof top mechanical rooms I equipments to ma1nta1n its style and visual . 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. The garbage container and recycling bind are located in the underground parking adjacE3nt to the ramp for a_ better and easier access as well as a better screening from public view. 4. Service areas should be internalized Due to limited parking area, the existing street curb within the development. For along 223 street will be modified to allow a on street developments with multiple buildings, loading zone for the proposed development. 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. s. Enclose or screen all exterior mechanical The proposed design provides an integration o~ all_ th~ units or equipment, including roof top roof top mechanical rooms/ equipments to maintain its units, equipment, and satellite dishes style and visual . within upper floors or structures that from part of the overall design of a development. 6. Locate building ventilation systems to minimize noise and exhaust pedestrian areas, residential units, and outdoor spaces and locate less sensitive land uses closer to sources of noise. The mechanical system will be designed and located in an area to minimize the noise for all the public and private spaces. 7. Buildings should be designed and The design follows its applicable bylaws and codes to constructed maximize sou nd make sure it maximizes the sound attenuation. attenuation: a) between units; b) between public roads and units; and c) between adjacent land uses and units. 12 : ) '\ ;'i'. ~ • 1 Guidelines 8.7.1 F Slgnage and Lighting :; i r t 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. 1n Guid~lines 8.7.1 G f !c -~. • _!, t Bicycle Parking and Storage 1. 'f ! J ;-.I 1. Short term and long term bicycle parking facilities should be considered for all developments. Short term bicycle parking should be in well-lit locations and clearly visible from a main building entrance and/or public roads with bicycle racks made of sturdy, theft- resistant material that is securely anchored to the floor or ground. Longer term bicycle storage areas provided as part of a parking structure should be located close to elevators and access points. Describe how the proposed design complies with .~ach of the 'listed guidelines, or d~scribes why a guideline is not complied • ~ lwith or why it is inapplicable. Noted. Address signage will be visible from the street, at the main entry. Light bollards are located around the exteri~r w~lkw~ys, to provide ground level illumination. Other lighting will be from the building. Inapplicable-The proposed building is a 5 storey multi family residential. Describe how the proposed !iesign, complies with ea~~ of th_e, llsted guidelin·es~ or desc~ibe·s why a guidelin~ is not complied 1 ,.. with or why it is i_napplicable~ • _ The proposed development will provide 20 long term bicycle parkings in the building. Eleven short term visitor bike racks are suggested for the main entry area. 13 Project Information To be completed by the Architect on record for this project: File Number ________ _ Jan. 02 2019 Date prepared: ' Architect Amir Farbehi Print Name Signature 14 CREUS Engineering Ltd 610-EAST TOWER, 221 ESPLANADE WEST, N, VANCOUVER, BC V7M 3J3 P: 604-987-9070 F: 604-987-9071 www.a-eus,ca January 2nd, 2019 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X6A9 Civil Engineers & Project Managers File No. 18166 Re: 11575 & 11587 -223ro Street -Stormwater Management Strategy The first objective of stormwater management is to detain and infiltrate runoff up to the 50% mean annual rainfall storm event. The second objective is to detain the 2-year post- development storm event up to the 2-year pre-development forested release rate. To satisfy these objectives, CREUS Engineering has calculated the required storage volume and release rate using the Modified Rational Method, given local IDF curve data and pre- development site conditions. Runoff from the building area will be directed to a modular infiltration tank facility that has been sized accordingly. The release rate from the tank to existing storm infrastructure will be controlled by an orifice. Runoff from hardscaped areas will be directed to the infiltration tank where possible, and otherwise directed to catch basins and away from private property. Runoff from landscaped areas will be captured at the source for natural infiltration. The areas will be graded so that any excess runoff will be directed away from the building. For further detail on stormwater management strategy and the required calculations, please see CREUS drawing SMP. If you have any questions or require any further information, please do not hesitate to contact us. CREU S Engineering Ltd. Ross Hamilton, E. I. T. -' ltt.iti-et/J 11Arch1tecture CREUS ieei-11,iMili PROJECT OWNER SUNNYVILLE 223 Ltd. Owner Representative: Angle Construction, Mohammad Charkhchi. 5-650 Clyde Ave, West Vancouver BC V7T 1 E2 Phone: 0 604-912-0117 C 604-417 -6061 Email:charkhchi_m@yahoo.com ARCHITECTURAL Inspired Architecture #310 2030 Marine Drive North Vancouver BC, V?P 1V7 Amir Farbehi Project Architect, CRP Phone: O 604-770-2088 C 604-773-1015 Email:Amir@inspiredarchitecture.ca LANDSCAPE PMG Landscape Architects Ltd. Suite C100-4185 Still Creek Drive, Burnaby, British Colombia, V5C 6G9. Patricia Campbell, Landscape Architect. Phone: 604-294-0011 Email:Pat@pmglandscape.com CIVIL CREUS Engineering Ltd. 610-EASTTOWER, 221 ESPLANADE WEST, N. VANCOUVER, BC V?M 3J3. Rob Loe. Civil Engineer. Phone: O 604-987-9070 Email:rloe@creus.ca ftfil9 CONSULTING .... ~ a l!NGINEERING 5DLUTION5 Enerphoton Cft(il'l(i;l(INU CO-Cll'QttAlffllt ~n . VALLEY GEOTECHNICAL f~S.""'C..,UCI STRUCTURAL HXG Consulting Engineering Inc. 726 Vinedale Rd, North Vancouver, BC, V?K 1A2 Houman Ghalibafian, Ph.D.,P.Eng. Phone: C 778-997-7543 0 604-770-2144 Email:ghalibafian@hgx.ca MECHANICAL Enerphoton Engineering. 101-5410 Balsam St. Vancouver, BC, V6M 4B4. Nima Atabaki Lead Mechanical Designer. Phone: O 604-827-4065 C 604-562-4630 Email:natabaki@enerphoton.com ELECTRICAL AES Engineering Ltd. 1330 Granville Street Vancouver, BC Canada V6Z 1M7. Amir Tavakoli. Lead Electrical Engineer. Phone: D 403-910-4663 C 403-975-7176 Email:Amir.Tavakoli@aesengr.com GEOTECHNICAL Valley Geotechnical Engineering Services Ltd. 15-20279 97th Avenue Langley, BC V1M 4B9 Raul Valverde, Design Engineer. Phone: 0 604-882-8475 (210) Email:r.valverde@valleygeo.ca ~ JENSEN HUGHES m ■ MORRISON HERSH~IELD CITY OF MAPLE RIDGE 223rd STREET ISSUED FOR ADP REVIEW DEC. 21, 2018 BUILDING CODE Jensen Hughes. 1195 W Broadway, Vancouver, BC V6H 3X5. Jack Hui Lead Design Engineer. Phone: D 604-415-4775 Email:jhui@jensenhughes.com BUILDING ENVELOPE Morrison Hershfield. # 310, 4321 Still Creek Dr, Burnaby, BC V5C 6S7 Jonathan Heidt. Lead Design Engineer. Phone: D 604-454-0402 C 604-928 2284 Email:JHeidt@morrisonhershfield.com ARBORICUL TURE SERVICES Defined TreeScapes # 1-2230 West 3rd Avenue, Vancouver BC. V6K 1 L4 Sean Kitchen Arborist Rep. Phone: D 604-230-9591 Email:info@definedtreescapes.ca /mire/ vArch1tecture PROJfCl tX> 17180 REV DATE 2018-12-21 OOAWING NO REVIS c»J A-0001 1 h~lf✓--Architecture 310-2030 MARltJE DRIVE l!ORTHVANCOUVEA BRITISH CLO UM BIA V7P 1V7 CANADA A1 ACC ACCESSIBLE G9 GWB GYPSUM WALL BOARD R2 RIA RETURN AIR DRAWING LIST EMAIL INFO@ltlS?IREDARCHlTECTURE CA TEL60-l•770-W88 A2 ACFL ACCESS FLOOR G10 GWG GEORGIAN WIRE GLASS R3 RB RUBBER BASE Sheet Current Current Revision A3 ACT ACOUSTICAL CEILING TJLE G11 GYP GYPSUM R< RCP REFLECTED CEILING BASE Number Sheet Name Current Revision Description Revision Date A4 AD AREA DRAIN HO R5 RD ROOF DRAIN A5 ADJ ADJACENT H1 HB HOSE 818 R6 RE REVOLVING DOOR lf;ICop-/f1ghl ll\~edArch(edl!1e Alt:gt,ISfl'W"'"' A6 AFF ABOVE FINISHED FLOOR H2 HC HOLLOW CORE R7 REINF REINFORCED A-0001 COVER PAGE ISSUED FOR ADP REVIEW 1 2018-12-21 A7 ALUM ALUMINUM H3 H/C HANDICAP R8 REF REFERENCE 2018-12-21 THIS ~WING IS THE PROFEiUY OF it-lSPIREOARCtlTECTIJRE THE A-0002 DRAWING LIST -ABRIVIATIONS ISSUED FOR ADP REVIEW 1 COPYRIGHT ltl THE SAME BElt>IG ~SERVED TO TI-IEM tJO REPROOIXTION IS A8 ANNP ANNUNCIATOR PANEL H< HCW HOLLOW CORE WOOD R9 REFR REFRIGERATOR BUILDING ANALYSIS & AREA SCHEDULES ISSUED FOR ADP REVIEW 1 2018-12-21 .:.LLOWEO WITl-0\JT THE F'ERMISS\Otl OF INSF'IREDARCHITECTl.i!E At.OWHEtl A9 ANOD ANODIZED HS HD HANGAR DOOR R10 REQ'D REQUIRED A-0003 MADE MIJST SEAR ITS NAME THlS ~AWING IS NOT TO BE SCALED. THE CONTRACiOR IS TO VERIFY A10 APPROX APPROXIMATE H6 HOR HEADER R11 RES RESILIENT FLOORING A-0004 CONTEXT PLAN & STREETSCAPE VIEW ISSUED FOR ADP REVIEW 1 2018-12-21 DIMENSIONS AND DATA OOTED HEREIN PLANS ELEVATIONS SECTIONS .Af<O A11 ARCH ARCHITECTURAL H7 HDWD HARDWOOD R12 REV REVISION A-0005 3D RENDERINGS ISSUED FOR ADP REVIEW 1 2018-12-21 SHEDULES WITH THE CONDITIONS OtJ SITE AND IS RESPOflSIBLE FOR REPORTING AN'r' DISCRS:PANC'r' TO INSPIREO ARCHTECTlJRE FOR A12 AUTO AUTOMATIC H8 HDWR HARDWARE R13 RM ROOM A-0006 3D RENDERINGS ISSUED FOR ADP REVIEW 1 2018-12-21 ADJUSTMENT A13 AVB AIR VAPOUR BARRIER H9 HM HOLLOW MET AL R1' RO ROLLING DOOR 2018-12-21 A14 AVM AIR VAPOUR MOISTURE BARRIER H10 HO HONEY-COMB R15 RR RAPID ROLL DOOR A-0007 SHADOW STUDY ISSUED FOR ADP REVIEW 1 BO H11 HOR HORIZONTAL R16 RSF RESILIENT SHEET FLOORING A-0008 SHADOW STUDY ISSUED FOR ADP REVIEW 1 2018-12-21 81 B BASE H12 HR HOUR R17 RUB RUBBER A-0101 SITE PLAN ISSUED FOR ADP REVIEW 5 2018-12-21 82 BF BIFOLD DOOR H13 HSKG HOUSEKEEPING R18 RWL RAINWATER LEADER A-0102 ENLARGED SITE PLAN ISSUED FOR ADP REVIEW 3 2018-12-21 83 BLDG BUILDING H1' HSS HOLLOW STEEL SECTION so B4 BM BEAM H1S HT HEIGHT S1 SIA SUPPLY AIR A-0200 PARKING FLOOR PLAN ISSUED FOR ADP REVIEW f> 2018-12-21 B5 BIO BOTTOM OF H16 HVAC HEATING I VENTING I AIR CONDITIONING S2 SAM SELF-ADHERED MEMBRANE A-0201 LEVEL 1 FLOOR PLAN ISSUED FOR ADP REVIEW 5 2018-12-21 B6 BOL BOLLARD H17 HVY HEAVY S3 SC SOLID CORE A-0202 LEVEL 2 FLOOR PLAN ISSUED FOR ADP REVIEW 5 2018-12-21 87 BUR BUILT UP ROOFING H18 HW HOT WATER s, sew SOLID CORE WOOD A-0203 LEVEL 3 FLOOR PLANS ISSUED FOR ADP REVIEW 5 2018-12-21 co 10 S5 SD SINGLE SWING DOOR C1 CAB CABINET 11 ID INSIDE DIAMETER S6 SF SQUARE FEET A-0204 LEVEL 4 FLOOR PLAN ISSUED FOR ADP REVIEW 5 2018-12-21 C2 CB CATCH BASIN 12 INFO INFORMATION S7 SFL SAFETY FLOOR A-0205 LEVEL 5 FLOOR PLAN ISSUED FOR ADP REVIEW 5 2018-12-21 C3 CD COILING DOOR 13 INSUL INSULATION S8 SG STRUCTURAL GLAZING A-0210 PARKING AREA PLAN ISSUED FOR ADP REVIEW 1 2018-12-21 C4 CG CORNER GUARD " INT INTERIOR S9 SHT SHEET LEVEL 1 AREA PLAN ISSUED FOR ADP REVIEW 2018-12-21 C5 CIP CAST IN PLACE 15 IMP INSULATED METAL PANEL S10 SIA SIAMESE CONNECTION A-0211 1 C6 CJ CONTROL JOINT 16 ISO POLYISOCYANURATE S11 SIM SIMILAR A-0212 LEVEL 2 AREA PLAN ISSUED FOR ADP REVIEW 1 2018-12-21 C7 CIL CENTRE LINE JO S12 SL S1.IDING DOOR A-0213 LEVEL 3 AREA PLAN ISSUED FOR ADP REVIEW 1 2018-12-21 C8 CLG CEILING J1 JAN JANITOR CLOSET S13 SMC STEEL METAL CARRIER A-0214 LEVEL 4 AREA PLAN ISSUED FOR ADP REVIEW , 2018-12-21 C9 CLR CLEARANCE KO S1' SOG SLAB ON GRADE C10 CMP COMPOSITE METAL PANEL Kl KIT KITCHEN S15 SP STANDPIPE A-0215 LEVEL 5 AREA PLAN ISSUED FOR ADP REVIEW , 2018-12-21 C11 CMU CONCRETE MASONRY UNIT LO S16 SPEC SPECIFICATION A-0401 NORTH & SOUTH ELEVATIONS ISSUED FOR ADP REVIEW 5 2018-12-21 C12 COL COLUMN L1 L LENGTH S17 so SQUARE A-0402 WEST & EAST ELEVATIONS ISSUED FOR ADP REVIEW 5 2018-12-21 C13 COM CUSTOMERS OWN MATERIAL L2 uw LAVATORY S18 ss STAINLESS STEEL A-0501 BUILDING SECTION ISSUED FOR ADP REVIEW 5 2018-12-21 C14 CONG CONCRETE L3 UNO LINOLEUM S19 SSM SOLID SURFACING MATERIAL C15 CONST CONSTRUCTION L4 LL LIVE LOAD S20 ST STONE A-0502 BUILDING SECTION ISSUED FOR ADP REVIEW 5 2018-12-21 C16 CONT CONTINUOUS LS LVR LOUVER S21 STC SOUND TRANSMISSION CLASS Grand total: 26 C17 CORR CORRIDOR MO S22 STD STANDARD C18 CPT CARPET M1 m METER S23 STL STEEL C19 CPT-T CARPETTJLE M2 MATL MATERIAL S2' STOR STORAGE C20 cs COUNTER SHUTTER M3 MAX MAXIMUM S25 STRUCT STRUCTURAL C21 CT CERAMIC TILE M• MECH MECHANICAL S26 SUSP SUSPENDED C22 cw CURTAIN WALL M5 MED MEDIUM TO C23 CM/ COMPLETE WITH M6 MEL MELAMINE T1 TBD TO BE DETERMINED DO M7 MEP MECHANICAL, ELECTRICAL AND PLUMBING T2 TD TRENCH DRAIN D1 OCRON DURACRON M8 MEZZ MEZZANINE T3 TEL TELEPHONE D2 DD DOUBLE SWING DOOR M9 MF MINERAL FIBRE T4 TEMP TEMPORARY D3 DEG DEGREES M10 MFR MANUFACTURER T5 TERR TERRAZZO D< DEMO DEMOLITION M11 MH MANHOLE T6 TIO TOP OF D5 DF DRINKING FOUNTAIN M12 MIN MINIMUM T7 roe TOP OF CURB D6 DIA DIAMETER M13 MISC MISCELLANEOUS T8 TOF TOP OF FLOOR D7 DIM DIMENSION M14 MLDG MOULDING T9 TOS TOP OF STEEL D8 DL DEAD LOAD M15 MLWK MILLWORK T10 TPO THERMOPLASTIC POL YOLEFIN D9 DN DOWN M16 ITYTI MILLIMETER T11 TS TRANSITION STRIP D10 DNAR DURANAR M17 MP METAL PANEL T12 TSG TEMPERED SAFETY GLASS D11 DP DEPTH M18 MTD MOUNTED T13 TYP TYPICAL D12 DR DOOR M19 MTL METAL uo D13 DW DISHWASHER NO U1 UIG UNDER GROUND D1' DWG DRAWING N1 NIA NOT APPLICABLE U2 UNO UNLESS NOTED OTHERWISE EO N2 NF NO FRAME (FRAMELESS) U3 UIS UNDERSIDE E1 EA EACH N3 NIC NOT IN CONTRACT VO E2 EJ EXPANSION JOINT N< No. NUMBER V1 V VENEER E3 EL ELEVATION NS NTS NOT TO SCALE V2 VB VAPOUR BARRIER E4 ELEC ELECTRICAL 00 V3 VCT VINYL COMPOSITE TILE E5 ELEV ELEVATOR 01 DIC ON CENTRE V4 VERT VERTICAL E6 EP ELECTRICAL PANEL 02 OD OUTSIDE DIAMETER vs VEST VESTIBULE E7 EPDM ETHYLENE PROPYLENEDIENE M-CLASS (ROOFING) 03 OH OVERHEAD DOOR V6 VIF VERIFY IN FIELD ' ~1a,.Q,:, l.sstEDFCRMPMMl!N " '""' Tff't.\W,(j,C fr.&"llliCJNIOf'j.W~KiilSM ltt"'IIIPN E8 EPX EPOXY 04 OIH OVERHEAD WO CO'.sl£T,_.ff E9 EQ EQUAL 05 OPNG OPENING W1 w WIDTH E10 ES EMERGENCY SHOWER 06 OPP OPPOSITE W2 we WALL COVERING E11 EXIST EXISTING 07 OS OWNER SUPPLIED W3 WIC WATER CLOSET E12 EXP EXPOSED 08 OWSJ OPEN wee STEEL JOIST W4 WO WOOD E13 EXP-S EXPOSED STRUCTURE PO W5 WH WATER HEATER E14 EXT EXTERIOR P1 p PAINT (colour) W6 WP WATERPROOF E15 EWS EYE WASH STATION P2 PC POWDER COAT W7 WPR WALL PROTECTION FO P3 P.CONC POLISHED CONCRETE W8 WRM WASHROOM F1 F FRAME P< PD PLANTER DRAIN W9 WV WOOD VENEER F2 FAAP FIRE ALARM ANNUNCIATOR PANEL P5 PERP PERPENDICULAR XO PROJECT F3 FAB FABRIC P6 PH PHASE X1 X-HVY EXTRA HEAVY F< FC FLASH COVE ?7 PL PROPERTY LINE F5 FD FLOOR DRAIN P8 PLAM PLASTIC LAMINATE F6 FON FOUNDATION pg PLYWD PLYWOOD 223rd STREET F7 FE FIRE EXTINGUISHER P10 PO POLYSTYRENE FB FFE FINISH FLOOR ELEVATION P11 POLY POLYETHYLENE F9 FF&E FURNITURE FIXTURES & EQUIPMENT P12 POLY-U POLYURETHANE F10 FHC FIRE HOSE CABINET P13 PREFAB PREFABRICATED 11575 & 11587 223rd SI, MAPLE RIDGE, BC F11 FLR FLOOR P1' PREFIN PREFINISHED F12 FIO FACE OF P1S PS-HC PARKING STALL-HANOI CAP ORAWINGTIT1-E F13 FOG FACE OF CONCRETE P18 PS-SC PARKING STALL-SMALL CAR F1' FOG FACE OF GLAZING P17 PS-SCL PARKING STALL-SMALL CAR LONG F15 FOS FACE OF STUD P18 PS-SCW PARKING STALL-SMALL CAR WlDE DRAWING LIST-ABRIVIATIONS F16 FP FRAME PROTECTION P19 PS-SCWL PARKING STALL-SMALL CAR WIDE LONG F17 FRR FIRE RESISTANCE RATING P20 PS-STD PARKING STALL-STANDARD F1B FT FOOT/FEET P21 PS-STOL PARKING STALL· STANDARD LONG GO P22 PS-STOW PARKING STALL-STANDARD WIDE DRAWi~ ISSUE G1 G() GLASS (type) P23 PS PRESSED STEEL G2 GA GAUGE P2' PSFR PRESSED STEEL FRAME G3 GALV GALVANIZED P2S PT PRESSURE TREATED GO GB GRAB BAR P26 PTO PAINTED ISSUED FOR ADP REVIEW G5 GBN GARBAGE BIN ao G6 GC GENERAL CONTRACTOR Q1 QT QUARRY TILE G7 GL GLASS I GLAZING RO G8 GRD GROUND R1 R RADIUS !'f10JECT J«l IIF'LOTO,\TE llr:RAWN DEC 21, 2018 MGH 171B0 ISCALE IREVIB\IED Af ORA'MNGOO 1·~r A-0002 h~ife/ IA_PARKING SCHEDULE STALL Parking Parking Parking IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) BUILDING ANAL YSJS LEVEL TYPE Widlh Length COUNT Use Level I Area Cateqorv Area Area Sq It CIVIC ADDRESS: -Archrtecture 11575 & 11587 223rd St, &22300 RIVER ROAD, MAPLE RIDGE PARKING LEVEL PS-HC 2 PRINCIPAL PARKING LEVEL Parking 1,46119 m' 15,728 06 ft' LEGAL DESCRIPTION: LOTS 14, 15AND 7, BLOCK 1 DL395 G.1 NWD PLAN 155 JuJ .. J>3:JMARltJECRIVc IIQRTHVA!JCOWER PARKING LEVEL PS-SC 3 PRINCIPAL PARKING LEVEL Service Room 96 94 m' 1,043 49 ft' ZONE.: RM2 MAPLE RIDGE 6RITISHCLOW6tA\/1PMCAt"1iDA EMAIL lflFO@lflSPIREDARCHITECTURE Do TEL60-l-770-2oa6 PARKING LEVEL PS-SCW 2 PRINCIPAL PARKING LEVEL Storage 116.15m' 1,2501911' LOT AREA: 806.88+808 26+642.77(Cily Lot)= 2,257 91 sm/ 24,303.92 sf PARKING LEVEL PS-STD 33 PRINCIPAL PARKING LEVEL Vertical Circulation 37.02 m' 398.47 fl' PARKING LEVEL PS-STDW 5 PRINCIPAL PARKING LEVEL 1.711.29 m• 18.420.22 fl' l)Ccp1r1gh\1n5pred Arcn~i:clure 45 LEVEL 1 Common Area 174.51 m' 1,878.44 fl' All(qJs~~td PARKING LEVEL PS-SCW I 2 VISITOR LEVEL 1 Service Room 37.90 m' 407.9111• ALLOWED PROPOSED COMMENTS THl~'(N,GiS<l't:~CFC~~ ~ COPYR~rnrt¼P,'.1§: ia~vmmr,e,:JOF1~1is PARKING LEVEL PS-STD I 4 IVISITOR I LEVEL 1 Suite 769.53 m' 8,283_16ft' FLOOR SPACE RA TIO 2,257.91X1 8=4,064.24 sm 4,037.64 sm /43,461 sf AlLCWEDWJncu" f>,!"~lj,SS'Qif~lf~.t.lD{1E:Mf ~il)~NN LEVEL 1 Vertical Circulation 28 49 m' MADE MUST BEAR ITSNA/Ac 6 306.64ft' Tr<!tft>.\'N4tlrOT t.O~sc:.&IB f\CaY'ffi?;cfOl'IS~\'EP:FW" Grand total 51 LEVEL 1 1,010,43 m' 10,876.15 fl' RESIDENTIAL COMMON AREA Dut!:h!l0nSM(IG,ll41,Clfl)PifilE!.UFVr.l-n.P.'.U)Clt:$ ETIQ'd'I-ID EXCLUDED 2,375 88 sm / 25,574 sf SIECll.D~•.~nt M-COt.aTCr.10'1 Vol! .a.tnksiEs;c:a:..e q:Jlf 11~no.-:2t ~ :rotl&".MD ~1;$1! ,o:;t LEVEL 2 Common Area 52,32 m' 56312 fl' TOTAL ABOVE GRADE GROSS FLOOR. .. -4,702.23 sm / 50,624 sf A.OJUSTIJEI-JT LEVEL2 Service Room 351 m'I 37_8411' UNDERGROUND PARKING AREA IA_SUITE SUMMARY EXCLUDED 1,711.29 sm / 18,420 sf I LEVEL2 Slorage 3283 m' 35340ft' SUITE TYPE NO. OF BEDROOM Den I COUNT IA_BIKE SCHEDULE LEVEL2 Suite 898 29 m' 9,669 10 fl' OTAL BUILDING GROSS FLOOR AREA -61413 52 sm /69,035 sf LEVEL STALL TYPE I COUNT I Parking Use I LEVEL 2 Vertical Circulation 28 50 m' 306 78 ft' Suite 1 1 LEVEL2 1,015.45m' 10,930.2311' NUMBER OF FLOORS 4 5 Suite 2 1 20 PARKING B I 20 ILONG-TERM I LEVEL 3 Common Area 52.32 m• 56312ft' ONE BEDROOM SUITES -4 Suile 3 5 LEVEL LEVEL 3 !Service Room 3.51 m' 37.84ft' TWO BEDROOMS SUITES & DEN -20 Suite 3 6 LEVEL 1 B I 11 !SHORT-TERM I LEVEL3 Storage 32.83 m' 353-40 fl' THREE BEDROOMS SUITES ·-12 INCLUDES 4 UNITS WITH DEN Suite Grand total 31 LEVEL 3 JSuite 3 1 4 898.34 m' 9.669.6411' Grand IOlal 36 LEVEL3 !Vertical Circulation 28,50 m' 306.78ft' TOTAL SUITES -36 LEVEL 3 1,015.SOm' 10.930.TT ft' NUMBER OF PARKING STALLS 62 51 IA_ PARKING AREA SCHEDULE (GROSS) LEVEL4 Common Area 52.32 m' 56312ft' NUMBER OF LONG TERM BIKE STALLS 9 20 level Name I Area I Alea Sq ft I Area Category LEVEL4 Service Room 351 m' 37 84 fl' LEVEL4 Storage 32 83 m' 353 40 fl' NUMBER OF TEMPORARY BIKE STALLS 11 11 PARKING LEVEL BIKE ROOM 72.14 m' 776.53 ft' Storaqe LEVEL4 Suite 898 34 m• 9,66964 fl' FRONT YARD 7 5m 769m PARKING LEVEL COMMON AREA 44 00 m' 473.66ft' Storage LEVEL4 Vertical Circulation 28,50 m' 306.78 fl' SIDE YARD-EAST 75m 1 75 m PARKING LEVEL ELEVATOR 6.84 m2 73.60ft' Vertical Circulation LEVEL 4 1,015.SOm' 10.930. 77 ft' SIDE YARD-WEST 7_5m 7.69 m PARKING LEVEL GARBAGE ROOM 45 02 m' 484,55 fl' Service Room LEVELS Common Area 39.09 m' 420 75 fl' PARKING LEVEL MECHANICAL 41.09m' 442.24ft' Service Room LEVEL 5 Storage 3,76m' 40.43 ft' REAR YARD 7 5 m 1142m PARKING LEVEL PARKING 1.461.19 m' 15, 728,06 fl• Parking LEVELS Suite 573.14 m' 6,169.23 ft' BUILDING HEIGHT 15m 1820 m PARKING LEVEL STAIRS 1666 m' 179 31 fl' Vertical Circulation LEVELS Vertical Circulation 29.36 m' 315.98ft' AVE.RAGE REAR DATUM --1365 m PARKING LEVEL LEVELS STAIRS 1352m' 145 56 ff' Vertical Circulation 645.34 m' 6,946.39ft' AVERAGE.FRONT DATUM -16 ?Om PARKING LEVEL VESTIBULE Grand total: 77 6,413.52 m' 10.84 m' 116.70ft' Service Room 69,034.53 fl' AVERAGE. FINISH GRADE -16-70m Grand Iola!: 9 1.71129m' 18.420.22 fl' IA_ COMMON AREA SCHEDULE (GROSS BUILDING) I Level I Name I Area I Area Sqfl I Area Calego,y IA_DECK & BALCONIES (GROSS) IA_ FSR AREA SCHEDULE (GROSS BUILDING) PARKING LEVEL BIKE ROOM 72.14m' 776 53ft' Storage Level Number Name Area Area Sq.fl Area Category Bedroo PARKING LEVEL COMMON AREA 44.00 m' 473.66 ft' Storaqe 5142 Number Name Area Area Sq.fl m Den Area Category PARKING LEVEL ELEVATOR 6.84m' 73.60ft' Vertical Circulation !Not Placed 1206 !BALCONY INotPlacea r !BaJccny t PARKING LEVEL GARBAGE ROOM 45.02 m' 484_55 ft' Service Room Not Placed 000 m2 0.00IP LEVEL 1 101 SUITE 101 9510m' 1.023.61 fl' 2 1 Suile PARKING LEVEL MECHANICAL 41.09m' 442.24ft' Service Room LEVEL 1 102 SUITE 102 99.63 m• 1,072.44 fl' 2 1 Suite PARKING LEVEL PARKING 1,461.19 rri' 15,728.06 ft' Parkino LEVEL2 201 BALCONY 10.30 m' 11086ft' Balcony LEVEL 1 103 SUITE 103 112-71 m' 1,213 24ft' 3 Suite PARKING LEVEL STAIRS 16.66 m' 179.31 fl' LEVEL2 202 BALCONY 13.55m' 145,81 fl' Balconv LEVEL 1 104 SUITE 104 99.62 m• 1,072 28 fl' 2 1 Suite Vertical Circulation PARKING LEVEL STAIRS 1352 m' 14556ft' Vertical Circulation LEVEL2 203 BALCONY 1604 m' 172.64ft' Balcony LEVEL 1 105 SUITE 105 52 62 m' 566 44ft' 1 Suite PARKING LEVEL VESTIBULE 10,84 m' 116-70ft' Service Room LEVEL2 204 BALCONY 9.92m' 106.79ft' Balcony LEVEL 1 106 SUITE 106 101.81 m' 1,095.87 fl' 2 1 Suite 1,711.29 rri' 18.420.22 fl' LEVEL2 205 BALCONY 8 70 m' 93,69ft' Balcony LEVEL1 107 SUITE 107 109 96 m' 1,183 65ft' 3 Suite LEVEL 1 AMENITY 45 75 m' 492.41 fl' Common Area LEVEL2 207 BALCONY 8.48m' 9129ft' Balconv LEVEL1 108 SUITE 108 98 07 m' 1,055.63 ft' 2 1 Suite LEVEL 1 CORRIDOR 18,97 m' 204.24ft' Common Area LEVEL 2 208 BALCONY 8.67m' 93 33 fl' Balcony LEVEL 1 769,53 m' 8,28316 IP LEVEL 1 CORRIDOR 26 28 m' 282 92 fl' Common Area LEVEL2 519 Balcony 22.11 m' 238 04 fl' Balcony LEVEL 1 CORRIDOR 1648 m' 177 40ft' Common Area LEVEL2 97.78m' 1,052.4511' LEVEL2 201 SUITE 201 103,90 m' 1,118.39 fl' 2 1 Suite LEVEL 1 ELECTRICAL 18.30 m' 196.99 ft' Service Room LEVEL 2 202 SUITE 202 113.87 m' 1.225 67 ft' 2 1 Suite :C-15-1::i.."1 ~Q,,QFt_~~ OF LEVEL 1 ELEVATOR 10.44 m' 112_3711' Vertical Circulation LEVEL3 301 BALCONY 10_30m' 11086ft' Balcony LEVEL 2 203 SUITE 203 107 40 m' 1,156 07ft' 3 Suite ""' ................ itiEVl!1iQll~..AW,:,'Q~ -LEVEL 1 LOBBY 67.03 m' 721,47ft' Common Area LEVEL3 302 BALCONY 13 55 m' 145_81 ft' Balcony LEVEL2 204 SUITE 204 109.29 m' 1,176.4211' 2 1 Suite COOSU.TANT LEVEL 1 MAIL ROOM 14_88m' 160.16ft' Service Room LEVEL 3 303 BALCONY 7.86 m2 84.64ft' Balconv LEVEL2 205 SUITE 205 127.66 m' 1,374.17 fl' 3 Suite LEVEL 1 SERVICE SHAFT 4.72 m' 50 76 ft' Service Room LEVEL3 304 BALCONY 9.92m' 106 7911' Balcony LEVEL 2 206 SUITE 206 11269 m' 1.212.97ft' 2 1 Suite LEVEL 1 STAIRS 18 05 m' 194-2711' Vertical Circulation LEVEL3 305 BALCONY 8,70m' 93,69 fl' Balcony LEVEL2 207 SUITE 207 110 79 m' 1,192.5511' 3 Suite 240.90m' 2,592.99 fl' LEVEL 3 306 BALCONY 22.06 m' 237 50ft' Balcony LEVEL 2 208 SUITE 208 11268 m' 1,212.8611' 2 1 Suite LEVEL 2 CORRIDOR 52 32 m' 563.12 fl' Common Area LEVEL 3 307 SALCONY 8.48m' 91,2911' Balcony LEVEL 2 898 29 m' 9,669 10ft' LEVEL2 ELEVATOR 6.68m' 71 88 fl' Vertical Circulation LEVEL3 308 BALCONY 8,67m' 93.33 ft' Balcony LEVEL2 SERVICE SHAFT 3.51 m' 37_8411' Service Room LEVEL 3 89.55m' 96391 fl' LEVEL 3 301 SUITE 301 103 90 m' 1,1183911" 2 1 Suite LEVEL 2 STAIRS 21,82 m' 234.9011' Vertical Cirwiatlon LEVEL 3 302 SUITE'302 113 87m' 1,225 67 ft' 2 1 Suile PROJECT LEVEL 2 STORAGE 684 m' 73.64 tt'l Storage LEVEL4 401 BALCONY 1030 m' 110 86 fl' Balcony LEVEL 3 303 SUITE 303 107 40 m' 1.15607ft" 3 Suite LEVEL 2 STORAGE 25.99 m' 279.75 ft'i Storage LEVEL4 402 BALCONY 13.55m' 145.81 ft' Balcony LEVEL 3 304 SUITE 304 109.29 m' 1,176 42 fl' 2 1 Suite 117,16m' 1,261 13 fl' LEVEL4 403 BALCONY 7.86 m' 84.64 ft' Balcony LEVEL 3 305 SUITE 305 127 66 m' 1,374.1711' 3 Suile 223rd STREET LEVEL 3 CORRIDOR 52_32 m' 56312 fl' Common Area LEVEL4 404 BALCONY 9.92m' 106.79 ft' Balcony LEVEL 3 306 SUITE 306 112.69 m' 1,212.97ft' 2 1 Suite LEVEL 3 ELEVATOR 6.68 m' 71 88 ft' Vertical Circulation LEVEL4 405 BALCONY 8.70 m' 93.69ft' Balcony LEVEL 3 307 SUITE 307 11084m' 1,193,08ft' 3 Suite LEVEL 3 SERVICE SHAFT 351 m' 37.84ft' Service Room LEVEL4 406 BALCONY 22.06 m' 237.50ft' Balcony LEVEL 3 308 SUITE 308 112_68 m' 1,212.86ft' 2 1 Suite 11575 & 11587 223rd St, MAPLE RIDGE, BC LEVEL 3 STAIRS 21.82 m' 234,90 ft' Vertical Circulation LEVEL4 407 BALCONY 8.48m' 91.29ft' Balcony LEVEL3 898.34 m' 9.669.64 ft' ~AWlNGTITLE LEVEL 3 STORAGE 6.84 m' 73_54 fl' Storage LEVEL4 408 BALCONY 8.67m' 93.33 fl' Balcony LEVEL 3 STORAGE 25_99 m' 279.75 ft' Storage LEVEL4 89,55 m' 963 91 ft' LEVEL 4 401 SUITE 401 103.90 m' 1,11B.3911' 2 1 Suite BUILDING ANALYSIS & AREA 11716 m' 1.261.1311' LEVEL4 402 SUITE 402 113.87m' 1,225.67ft' 2 1 Suite LEVEL 4 CORRIDOR 52.32 m' 563.12ft' Common Area LEVELS 501 ROOF DECK 106.78 m' 1,149.33 fl' Roof Deck LEVEL 4 403 SUITE 403 107.40 m' 1,156 07 fl' 3 Suite SCHEDULES LEVEL4 ELEVATOR 6.68 m' 71.88 ft' Vertical Circulation LEVEL 5 502 JROOFDECK 141 ,30m' 1.520 98 fl' Roof Deck LEVEL 4 404 SUITE 404 109.29 m' 1,176.42 ft' 2 1 Suite LEVEL 4 SERVICE SHAFT 3.51 m' 37,84ft' Service Room LEVEL 5 503 JROOF DECK 92.04 m' 990 67 fl' Roof Deck LEVEL4 405 SUITE 405 12766 m' 1,37417 ft' 3 Suite ORAW/fJ31SSl/E LEVEL 4 STAIRS 21 82 m' 234.90 fl' Vertical Circulation LEVELS 504 ROOF DECK 112,30m' 1,208 81 fl' Roof Deck LEVEL 4 406 SUITE 406 112 69 m' 1,212.97ft' 2 1 Suite LEVEL 4 STORAGE 6 84 m' 7364ft' Storage LEVELS 452.42 m' 4,869.7811' LEVEL 4 407 SUITE 407 11084m' 1,19308ft' 3 Suite LEVEL 4 STORAGE 25 99 m' 279 75ft' Storage Grand total: 29 729.29 m' 7,850.04 fl' LEVEL4 408 SUITE 408 112,68 m' 1,212 86 fl' 2 1 Suite ISSUED FOR ADP REVIEW 11716 m' 1,261.13 11' LEVEL4 898.34 m' 9,669.6411' LEVEL 5 CORRIDOR 39_09 m• 420,75 fl' Common Area LEVEL 5 ELEVATOR 6.67 m' 71,77ft' Vertical Circulation LEVEL 5 501 SUITE 501 138.97 m• 1,495.89 fl' 3 1 Suite P'!OJ((""t.Q IPLOTOATE l"''WN LEVEL 5 STAIRS 22,69 m' 244.21 ft' Vertical Circulation LEVEL 5 502 SUITE 502 138.95 m' 1.495.63 fl' 3 1 Suite DEC. 21, 2018 MGH LEVEL 5 STORAGE 3.76m' 40.43 fl' Storage LEVEL 5 503 SUITE 503 147.61 m' 1.588 86 ft' 3 1 Suite 17180 f SCALE IR:IJIEWEO /of 72.20 m' 777.161L' LEVEL 5 504 SUITE 504 14761 m' 1,588.86 fl" 3 1 Suite ~AWltlGt.10 I ~;ooj Grand total: 41 2,375.88 m' 25,573.77 ft' LEVE.LS 57314 m' 6,169,23 ft' A-0003 Grand total: 36 4,037 64 m' 43,460.77 fl' 4 STORY RESIDENTIAL BUILDING 7 2 Streetsca e View 1-200 SCAL 1:200 L 22300 RIVER ROAD, THE CITY PROPERTY ----223 STREET j 4 STORY RESIDENTIAL BUILDING L-----RIVER ROAD lmirett! tArch1tecture 110-:mo tAARlfJE uRl\lc rlORTH V;JJCOUVfR 6RITISHCLOUM6ll\V7'rl IV?CAflADA EMAIL ltli'"O@lflSPIREDARCt-llTECTURECA TEL60..l•770-:oaa <9Cc.1l'1nghtmspredAr~Mec\urc AUn1-I\S~Sffltd _f'!!Y Tfl"f .. 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'l,'lt!GI~ CONSU..TAIIT PROJECT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC CRA'M/IG TITlE CONTEXT PLAN & STREETSCAPE VIEW ISSUED FOR ADP REVIEW PROJECTtlO PLOT DATE DFIA,Wfl DEC 21, 2018 MGH 17180 SCALE '''"''IED 1: 200 AF DRAWING t.C REVIS OIi A-0004 1 /&ire/. bArch1tecture 3\0-:oJOPAARtrsEORIVE NORTHV/lllCOWER BRITISH CLO UM BIA ViP 1'17 CANADA EMAIL INFO@INSPIREDARCHITECTIJRE CA TEL60~-no.:ou <;lCcpt11ght111spredArtlliet'!Jle Al nQhls1eserved TH1S CAAWlt-X; IS THE PROPERTY Of ltlSPIRED ARO-JTECTURE THE COF'YRIGHT IN THE ~BDRESERVE)TO'D-l)I,! f,IO Re:PROGOCTIDN IS ~LOWED WITHOUT ~OUOFltl~~ITECTIJRE ANDWI-Etl MADE.MUST BE.AR ITS NllME THlS ORAWltlG 15 t-ciT TO BE SCALED THE COtlTRACTOR IS TO VERIFY OMENSIONS AND CATA NOTED Hi:REltl Pl.ANS ELEVATlmlS SECTIONS AND SHE DU.ES WITH THE CONDITIONS 011 SITE At ID IS RESPONSIBLE FOR REPORTING ;,.u, CXSCREPAtlCY TO INSPIRED ARO,ITECT\JRE FOR .lDJUSTIJENT MY, Wn...i,w,,CO l';'J1$0lllti!l'W.'ltlC,t5SU'II CONSL.UANT PROJECT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC ORAi\llNGTlTLE 3D RENDERINGS DRAWING ISSUE ISSUED FOR ADP REVIEW PROJECT NO PLOTOATE CAAWN DEC. 21,2018 MGH 17180 SCALE REVIEWED AF CRAWI/IGt..0 REVl5'0'1 A-0005 1 -.~;~·- ' . ;Y /mire/ t Arch,tecture 310-:030 MARltCCAIVE t/ORTH VA.i'COWER BRIT!SHQ.OUM61A \/1P 11/7CAtlAQA. EMAIL lflFO@lltSPiRID\RCHITECTURE CA TEl60J•TTO.W58 (1Cc:rt11;ht111~e<1Altt.«ec11n Alltt~l,reseNed THIS DRA'NIIK; IS THE PROPERTY OF ltlSPIREO ARCHTECTUAE THE COPYRIGHT lfJ THE SIIIAE BEltlG RESERVcO TO THEM 1/0 RE?ROOUCTION IS ALO'NEO WITHOUT T'rtE FERMISSlON Of IUSPIREO AROtTECTURE AtOWHEN MAC€ MUST SEAR ITSt"f.lE tl-1$CRl;i\'t4'.S~~!eX&Wl Tiil:CC,rrR,l,ClQl!tS~'i[lii!!rt WNGICMI ,l,{jQi)l,f~{OTmJ-91':EflFt.,lflS 8.EVJ.~!$ stcnCl.:f,lt,ID 8-EU.F.B :,t'rt4" Ma:t.OI\Cl'd. 1:mnt.lfC 1$ !Wfal!m.HGII 1$1CltTIC¥r;J.ll'1~rC,TOl~E0~(gNI£ ~ AOJUSTMEIIT I :0\8ol!-?1 ~ .lq~.£W' JIS'W' l"N'l'•ll.U-liD 1!:2\-.sol!O!WlvnGISWII C0/4SU.TANT PROJECT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC CRAWIMGTITLE 30 RENDERINGS DRAWltx; ISSUE ISSUED FOR ADP REVIEW PROJECTl.0 PLOTQ-1.TE Di<AWM MGH DEC.21. 2018 17180 SCALE REVIEWED AF DRAWUIGNO REVtSOII A-0006 1 A-June. 21-9 am A-June. 21-12 pm ) A-MarJ Sep. 22-9 am A-Mar J Sep. 22-12 pm w w 0:: t-en .., N N 116AVE. A-June. 21-15 pm A-Mar./ Sep. 22-15 pm ,~ lmv-d bArch1tecture 310..:030 MARltE allVE. f/ORTH vm:a.NER 5RlflSH CLOIJM6lA V7P 1V7 C,\J.LA,OI\ EMAIL INFO@INSPIREOARCHTECTURE CA TEL604-7i0,2088 @Ccpynghl111sp11ed.4sthtecture Allrighls1eser'1'ed THS OOAV'Jll.lG IS THE PROPERTY OF ltlSPlREOAROtTECTWE TI-E CO?YRIGffi"ltln£iAMEB8tlGRESERVEOTOTHEM IC~OOIS AU OW ED WITHOUT THE 11ERMISSIOt10FltlSPlflEDARCii~ All>V,'HB1 MADE MUST BEAR ITS f~ME THSrRAW/tlG 15001 TOi=E~O. THECONTRACTOF! IS TO VERIFY OMEIISIONS A/-JD DATA icrm~~tl ?!..ANS, ELEVATIO~. SECTIONS ANO SHEDULESWITHTI-ECOl'OTIONSOtlSITEAIOISRESPOIISIBLE FOR REPORTI!'l, MN [)SCREPAICYTO l/1SFIREOARCHTECME FOR AOJUSll,IEf/T ;:;r, T,YT....mal Rf\l!SiOlllQlil".,Wll!«i~ CONSIJ..TANT PROJECT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC a.AW'ltlGTITLf SHADOW STUDY DRAWtNGISSUE ISSUED FOR ADP REVIEW PROJECT ID Pl.OTOA.TE CRAWtJ MGH DEC 21, 2018 17180 SC~E REVlEWEO AF a.AWltlGt.Q REVISION A-0007 1 A-Dec. 21-9 am A-Dec. 21-12 pm A-Dec. 21-15 pm I 310-::cl30MAR1tECRIVE rlORTHVAJICOWER SRlTISttClOOMelA V1P 1V7 CAHAOA EMi\Jl !tlFO@ltlSFIREIWiCtlTECTURE CA TEL60J-770•2088 1~CGp/right11sp.redArch(ecture Allnlj,ht>re.eNed TttSCRAWIIXi IS iHEFROPERTYOflllSPIREOARCHITECru-E THE COPlRIGHTltliHESAMf!Sl'O~VEDTOTHEM UOREPR001.JCT!Otl1S i\llOWED'NITHOUTTHE-Pb-.,0$0'10Flf1Sf'IREDAACtfll EC'TU(E ~DWI-Ell M.A.~~STEEARITStlAME TH.S DRAWltJG IS t() QIE 9:ALED. THECc,mr.ACIO?ISTOVERIFY ~MEtlSIONS AND DATA ')O'TfDtSl9N PL.ANS. El2/Alei5. 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BC CflA'MtlGTITLE LEVEL 4 FLOOR PLAN ORAWli,,'.3lSSUE ISSUED FOR ADP REVIEW PROJECT NO PLOTO/.TE DRA~',1l DEC 21, 2018 MGH 17180 SC\I.E REVlSIIED 1: 100 ~ CflAWlNGt.K:l REV50N A-0204 5 I I ,@,;.,_ .... ~ © 0 0 I I I I J 0 0 0 I I ROOFOEC I I ----------- ---------- 0 ----- 0 PROPERTY LINE:~ l -7 I I _ _J~~_c, --t---7 -I J __J I I ~ I I ~--_ - lmiruf bArch1tecture PROJECT 223rd STREET LE RIDGE, BC 11575 & 11587 223rd St, MAP ORA'MNGTlll.E LEVEL 5 FLOOR PLAN DRAWIJ.G ISSUE ISSUED FOR ADP REVIEW h~:,i,j""l f-;;l"Olc;;,, o:;_ TE~.::. ;_:~__!~~~~f""REl:A,W;tl .. ,, ~_M__!GH PROJECTNO PlOTOATE DEC.21.2018 17180 SCACE 1: 100 REWEl',,0 AF ORAIMNGNO ;:~ A-0205 5 0 0 0 0 0 0 0 PARKING LEVEL A,,O,iO! SCALE. I tm 0 0 0 0 0 0 0 CID )' 2,165 .} ____ _I_ ____ _J_ ___ ! l=====C:;J--------E;:l======r:;:l=======l:::;::J---------E-l=======;,I W)lgj& ,ltiU.nt l======E=i-----• ·D=====b=====b ---------Q======;,J I I -----,--- 1 I I I ____ , I I • , I --+-i i ' . I I j I , ~ JIJ!1ot GAltBWROOM - IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Building Area Legend □Parking O service Room □Storage Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL LEVEL t LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL2 LEVEL2 LEVEL 2 LEVEL2 LEVEL2 LEVEL2 LEVEL3 LEVEL 3 LEVEL3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL4 LEVEL4 LEVEL4 LEVEL 4 LEVEL4 LEVEL4 LEVELS LEVEL 5 LEVELS LEVELS LEVELS Grand total: 77 D Vef1ical Circulation AreaCate ry Parking Service Room Storage Vertical Circulation Common Area Service Room Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation I Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Storage Suite Vertical Circulation Area 1,461 .19m' 96.94 m• 116.15m' 37.02 m' 1.71129m' 17451 m' 37.90 m' 769.53 m' 28.49 m' 101043m' 52.32 m'I 351 m'l 32.83 m'I 898-29111'1 2e 50 m'I 101545m' 52,32 m' 3.51 m' 32 83 m' 898.34 m' 28 50 m' 1.015 50 m' 52.32 m'I 3.51 m'I 32.83 m'\ 898 34 m'l 28.50 m'I 101550m' 39 09 m' 3.76 m' 57314 m' 29.36 m' 645 34 m' 6,413.52 m' Area Sq.It 15.728 06 ft' 1,043.49 fl' 1.25019ft' 39a47tt' I 8.420.22 n• 1,878.44ft' 407.91 fl' 8,283.16 ft' 306,64fl' 10876.15ft' 563.12fl' 37.84 fl' 353.40 ft' 9,669, 10 fl' 306,78 fl' 10930.23ft' 563.12ft' 37.84fl' 353.40ft' 9.669.64 ft' 30678ft' 10930.77 IP 563.12ft' 37.B4n• 353.40 fl' 9,669.64ft' 306 78 ft' 10 930 77 fi' 420.75 ft' 40.43 ft' 6,169 23ft' 315.98ft' 6,946.39 ff' 69.034 53ft' lmu-✓ t-Arch1tecture 310-:mo MAfllNE DRIVE fJORTHVArlCOVVEfl BRITISHClOUMBIAV7P1V7CANA.OA EMAIL HIFO@\USPIREOARCHTECTURE CA TEL60-l·7;0-7066 ,!)COl:r(ll!lhl cnsprtd ~~n,ectuie All r1~hls reserved ":JdOU\\UG.clTh!.FPQl!!.ffTC#t~MI01:lrcru:!f ~ ~t1Msa.t.l(!elG,~,mrone11,0~1is AUD,'i!l?'t'.n't-QIJ Tlii:,;-&..ws:s:c;1Cl'1!~.IPOIE'l1,~ s.t~\'41',EJJ MAC€ MUSTBEARITStL,l,ME r...S~,W:6'.!Stlll 0~ Th!!:CC,ra!,-C:1Qlt15,TI)\~ DIE&:rdll,IO!lUiHCT!DrG!JIA,;,::,I B.:,'"\<ilfcrd 1tGTICMS.lllD ~\.\\lrlTI-ECIJtOTI01::S011!ffe.:.tOli~:mt!Evl P~l).Ulf~lJ.C'iTO~&.J..'l!Ct!l~f-fDlt .10.llJSTMEtff 1 "II-NI IISS.'S)FQU,t»".lm'.ev REV Tffr""""°° ~tlOltWmG~ CONSIA.TAJ-IT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC DRAWINGTJTLE PARKING AREA PLAN DRAWltlGISSI.£ ISSUED FOR ADP REVIEW PROJECTl\'O PLOT DATE DEC 21, 2018 DRAWi/ MGH 17180 SCALe REVJE\NEO 1 • 100 AF DRAWING IJO REVSmt A-0210 1 0 0 0 0 CID © I Alllllll_ ~ 0 I !;]) 1 I 0 11 IJlllllX I I ~ I I I © , 1 ~ -------!-' 0 0 0 j LEVEL 1 A-0401 SCALE: 1 100 IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL2 LEVEL2 LEVEL 2 LEVEL 2 LEVEl 2 LEVEL 2 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL 4 LEVEL 4 LEVEL4 LEVEL4 LEVEL 4 LEVEL 4 LEVEL 5 LEVEL 5 LEVEL 5 LEVEL 5 LEVELS Grand total: 77 Area Category JParking jService Room !Storage !Vertical Circulation Common Area Service Room Suite Vertical Circulauon Common Area I Service Room I Storage I Suite I Vertical Circulation I Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suile Vertical Circulation I Common Area !Storage !Suite I Vertical Circulation Area 1.46119 m'I 96.94 m'I 116.15 m'I 37 02 m'I 1.711.29 m' 174.51 m' 37 90m' 769.53 m' 28 49 m' 1 01043m' 52.32 m' 351 m' 32 83 m' 896 29 m' 28.50 m' 101545m' 52_32 m'I 3.51 m' 32,83 m' 898,34 m' 28,50 m' 1,015.50 m' 52 32 m' 3 51 m' 32 83 m' 898,34 m' 28,50 m' 1.015,50 m• 39.09 m'I 3.76m'I 573.14 m'I 29.36 m'I 645.34 m' 6,413 52 m' Area Sq.ft 15,728 06 ft' 1,043 49 ft' 1,250.19 ft' 398.47 ft' 18420 22ft' 1,878 44 ft' 407.91 ft' 8,263,16 ft' 306.64 ft' 1oa7515 n• 56312 ft' 3784ft' 353.40 ft' 9,669 10 ft' 306.78ft' 1093023 fl' 563.12 ft' 37.84ft' 353.40 ft' 9,669.64 ft' 306.78 ft' 10 930.77ft' 563.12 ft' 37_84 ft' 353.40ft' 9,669.64ft' 306.78 ft' 10.930 77 fl' 420.75ft' 40.43 ft' 6,169.23 ft' 315,98 ft' 6,946.39ft' 69,034.53 ft' /w ire/ t Arch1tecture ll0-:-o30MARl!EORIVE ll~THVAf.COWEfl BRITISHC:L0~1BtA1fiP1V1c;tlA.OA EM.~IL lrJFO@lt,ISPIREDARCHTECTURE C;.. T£l60-l•770-:038 >;JCaP'1n;til1ns,wed;.,rcMec(ure ~lngll'.srrsetVed THS DnAWllG IS THE PROPERTY OFIIISFIREDARCHTECTL'ilE TH';: COPYRIGHT lrl THE SAME BEIIIG RESERVED TO THE~I tlO REPRODUCTION IS ALLOWED 'MTHOUT THc PERMISSION OF lflSPIRED ARCl-tTECTL'RE Ml[) W~Etl MAf.EMUSTllfARITSl~l.tE THS Cf<AWIIIGIS/IOTTO SE SCALED THECOMTRACTORISTO'/EFIIFY DME11SIOIIS ,\JCIOATAIIOTEOti:REI/JPLAtlS, ELE'IATIOIIS SECTIOMS ANO SJ,EDU.ES WITH Tl-'.E cmonor-15 011 SITE AflD IS RESPOt!SIBLE FOR REPORmx:; At IV CISCREPA/C'f TO IIISPIREO ARCHlTECTIJnE FOR AOJUSTt.lEtlT COtlSUl.TANf PROJECT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC CRA'M/JGTITLE LEVEL 1 AREA PLAN DRAWltlG ISSUE ISSUED FOR ADP REVIEW PROJCCTtlO PlOTDATE ORAWtl DEC 21 , 2018 MGH 17180 SCALi: REVIEWED 1: 100 AF DRAWl/lG/!O RE'IISOtJ A-0211 1 0 0 0 0 0 0 0 0 0 0 L_ --,,--_L ., 0 CID Building Area Legend □Balcony O commonArea D Service Room Storage O su1te D Vertical Circulation IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PAR~ING LEVEL LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 2 LEVEL2 LEVEL2 LEVEL 2 LEVEL 2 LEVEL2 LEVEL3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL 4 LEVEL 4 LEVEL4 LEVEL 4 LEVEL 4 LEVEL 4 LEVEL 5 LEVEL 5 LEVEL 5 LEVELS LEVELS Grand total: 77 I Area Category I Parking I Service Room !Storage I Vertical Circulauon Common Area Service Room Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation JCommon Area I Service Room JStorage JSuite I Vertical Circulation Common Area Service Room Storage Suite Vertical Circulalion Common Area Storage Suite Vertical Circulation Area 1.461.19 m' 96 94 m• 11615 m' 37.02 m' 1.711 29 m' 174_51 m' 37_90 m' 769.53 m' 28.49 m' 101043m' 52.32 m'l 3,51 m'I 32.83 m'I 898.29 m'I 20 50 m'I 1 01545m' 52 32 m' 3.51 m' 32.83 m' 898.34 m' 28_50 m' -1,01~.SOm' 52.32 m'I 3,51 m'I 32.83 m'I 898.34 m'I 28 so m'I 101550m' 39,09 m• 3,76 m• 573.14 m' 29.36 m' 645.34 m' 6,413.52 m' Area SqJt 15,728.06 fl' 1,043.49 fl' 1,250 19 fl' 398 47 fl' 18,420 22 ft' 1,878 44 fl' 407.91 ft' 8,283.16 fl' 306-64 fl' 108761511· 563,12 fl' 37 84 rt• 353.40 ft' 9,66910 tt• 306 78 ft' 10 93023!1' 56312 fl' 37 84 fl' 353 40 ft' 9,66964 ft' 306.78 fl' 10,9"..0 77 fl' 563_12ft' 37,84 rt• 353.40 fl' 9,669 64 ft• 306.78 ft' 10930 77 fl' 420.75 fl' 40.43ft' 6,169.23 fl' 315,98fl' 6,946,39 ft' 69,034.53 ft' /m ire/ bArch,tecture ll0-:030 II.ARit£ ORM: fJORTH •Jt.JICOLNER BRITISH CLOUMBIA ViP 11/7 CAfl.,l,OA EMAIL INFO@lrlSPIREDARCt-llTECTLIRE CA TEL604-770,:oaa •i)C()ll'ft1;hlms~rcdArthleclure AJl{9\lsre~d I :Oie-c..:1 IWJ;O~~P-YJEW IPE'1 'N'JY,.w;w.,CQ 1!1;'($0!j1~>.Y/Uilrs$\li: PROA:CT 223rd STREET 11575 & 11587 223rd St, MAPLE RIDGE, BC ORAWltlGTITlE LEVEL 2 AREA PLAN QAJ.WctiGe.ll ISSUED FOR ADP REVIEW PROJECTt,O PLOT DATE DRAWN MGH DEC_ 21 , 2018 17180 SCALE RE\IIEWCD 1: 100 AF ORAWl!lt:;t-'O RE'ISOrl A-0212 1 0 © 0 0 0 0 0 LEVEL 3 A-0401 SCALE: 1 100 0 Jw lfl.at_ ll6l.2lHl'. = 0 0 0 © ----- Do ll6l.2lHl'. 2l.lliJif ~ ~ J~~ -□ l:d ' -~ mot IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 2 LEVEL2 LEVEL2 LEVEL2 LEVEL 2 LEVEL2 LEVEL3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL 4 LEVEL4 LEVEL4 LEVEL4 LEVEL4 LEVELS LEVEL 5 LEVEL 5 LEVEL 5 LEVEL 5 Grand total: 77 Area Category Parking Service Room Storage Vertical Circulation Common Area Service Room Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation I Common Area IStoraae !Suite !Vertical Circulation Area 1,46119m' 9694 m' 116.15 m' 37 02 m' 1711.29 m' 17451 m' 37.90 m' 769.53 m' 28.49 m' 1,010.43m· 52 32 m' 351 m' 32 83 m' 898 29 m' 28.50m' 101545m' 52.32 m' 3.51 m' 32.83 m' 898.34 m' 28.50 m' 1 01550m' 52_32 m'I 3_51 m'I 32.83m'I 898.34 m'I 28.50 m'J 1.015.50m' 39.09 m' 3 76 m' 573.14 m' 29.36 m' 645.34 m' 6,413 52 m' Area SgJt 15,728 06 ft' 1,043 49 ft' 1,250.19ft> 398 47 ft'· 18 420.22 ft' 1,878 44ft' 407.91 ft' 8.283_16 ft' 306 64 fl' 10,876.15 ft' 563.12 ft' 37 84ft' 353.40 ft' 9,66910ft' 306.78 fl' 1093023ft' 56312 ft' 37.84 ft> 353.40 fF 9,669.64 ft' 306_78 ft' 10 930 TT II' 563_12 ft' 37.84 ft' 35340 ft' 9,669_64 ft' 306.78 ft' 10,930,77 ft' 420.75ft' 40.43 ft• 6,169.23 ft' 31598ft' 6,946.39!!' 69,034.53 ft' l mife/ I-Arch1tecture )10-:0lOMARltE DRIVE NORTHVAt/COI.NER BRITISHClOUMBIA ViP 1\17 CAt!AOA EMAIL ltlFO@lrlSPIREDARCHITECTURE CA TELSO-l-7/0-:0M ©Clljl/J•gM ins~ri'd ,l,rcMccture Allng!l!sreseMd TH1S DRAWltK. IS TH:: Pl=lO?CRTV OF lt!SPIREDARCHITECTllRE ii-IE COPYRIGHT l[J THE SAME BElfJG RESERVED TO THEM 110 REPRODUCTICtl IS .-\LLOWEDWlTHOUT THE PERMISSION OF ltlSPIRED ARCH!TECTURE ANOWJ-t:/ J MAC€: MUST BEAR ITS/l.\/,1E THIS ~AWll~G rs IJO';° n);~E,J-1.ED THE CotfJRAClOR IS TO'JERIFY CIMEIISIONS At()CATAfOTED~JPLiltlS, ELEVATIONS SECTIO~IS;..flD SHEDU._ESWITH TH!: C0r()ITIOtlS Qr/ SITE AflD IS FiESPOri£1BLC l="OR REPORTING A/ff CISCRfPANCY TO INSPIRED.-\RCHITECiURE FOR .-\DJUSTt,1HIT I :nta.r.-:1 Ri"I' 'ffl'Y,~ CotlSULTANT PROJECT .., 223rd STREET 11575 & 115B7 223rd St, MAPLE RIDGE, BC CAA~\1NG TITLE LEVEL 3 AREA PLAN !lRAV.1NG/SSUE ISSUED FOR ADP REVIEW PROJECT NO PLOT DATE °"AWN DEC. 21, 201 B MGH 17180 SCALE REVIEWED 1 tDD AF CRAWING/0 REVISlotl A-0213 1 0 0 0 0 0 0 0 0 ) LEVEL4 4-CMOI SCALE. I 10) 0 0 L D □ ......h===:!H----~ :_~ --IT I 6d I --- I --..... -- i -~ 0 0 I- Building Area legend □Balcony D Common Area D Service Room O storage O su1le D Vertical Circulation IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL2 LEVEL 2 LEVEL 2 LEVEL2 LEVEL 2 LEVEL 2 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL 4 LEVEL4 LEVEL 4 LEVEL 4 LEVEL 4 LEVEL4 LEVELS LEVEL 5 LEVEL 5 LEVEL 5 LEVELS Grand total: 77 Area Cate ory Par1<ing Service Room Storage Vertical Circulation Common Area Service Room Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Service Room Storage Suite Vertical Circulation Common Area Storage Suite Vertical Circulation Area 1,461.19 m2 9694ffi2 116,15m' 37.02 m' 1711 29 m' 174,51 m' 37 90 m' 769 53 m' 28.49 m' , 01043 m' 52 32 m• 3.51 m' 32 83 m' 898 29 m• 28.50 m' 1 01645 m' 52.32 m' 3 51 m' 32.83 m' 898 34 m' 28 50 m' 1 015 Som' 52.32 m' 3.51 m• 32,83 m' 898,34 m' 28.50m' 101550m' .. 39,09 m• 3 76 m' 57314 m' 29.36 m' 645,34 m' 6,413.52 m' Area Sq.It 15,728_06 ft' 1.043.49 ft' 1,250 19 fl' 398.47 ft' 1842022ft' 1.878 44 ft' 407.91 ft' 8,283 16 ft' 306 64 ft' 10 87615ft' 563.12 IP 37.84ft' 353 40 ft' 9,669.10 ft' 306.78 ft' 10 93023ft' 563.12 ft' 37.84ft' 353.40 ft' 9.669.64 ft' 306.78 ft' 10930 77 ft' 56312ft' 37 84 ft' 353 40ft' 9,669.64 ft' 306.78 ft' 1093077(1' 420.75 !I' 40.43 ft' 6,169.23117 315.98 fl' 6,94639 ft' 69.034,53 ft' lmlf✓ b'Arch1tecture )ll}.:030 MARIi£ DRIVE tlORTH 'JNJCOU'JER B~TISH ClOUMB!A ViP l'/T CJoJtADI\ EMAIL ltlFO@ltlSPIFlED~RCHITECTURE CA TEL t-0~-770 ,:oaa <c:lCOVill;hl1nsp.rci!Artnte,;ture AJlogh!sre!ielVed 1 :D1H:-.."i ~fOA'J,Oll'~llliW .REY TI"t'l',tw.C!C' Rii\'l~UUC$wttGISSIM CONSl.l.TANT PROJECT 223rd STREET 11575 & 11587 223rd SI, MAPLE RIDGE. BC CnAWlt:GTlilE LEVEL 4 AREA PLAN DiUWIIJGISEUE ISSUED FOR ADP REVIEW ?i<OJECTIJO PLOTD~TE CRAWtJ DEC 21 , 2018 MGH 17180 SCA!.f REVIEWED 1: 100 ~ CRA'Mt!GtlO f;'.E\J.SO:I A-0214 1 © 0 0 © 0 0 0 LEVEL 5 ~1 SCM£.., 11)) 0 ~ ~ ~ llllul.m! 0 0 ~ Ou~ I c::;;;;J 0 1 I ~ 0 f!!l5lfll£2I il.R!Jlt ·----- B!lllf.JGI .lill1.llt CID Bullding Area Legend D Common Area O RoorDeck Q storage O suite D Vertical Circulation IA_BUILDING AREA SCHEDULE-SUMMARY (GROSS) Level PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL PARKING LEVEL LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL 1 LEVEL2 LEVEL2 LEVEL2 LEVEL2 LE\/EL2 LEVEL2 LEVEL 3 LEVEL3 LEVEL 3 LEVEL 3 LEVEL 3 LEVEL3 LEVEL4 LEVEL4 LEVEL4 LEVEL4 LEVEL 4 LEVEL4 LEVELS LEVELS LEVEL 5 LEVELS LEVEL 5 Grand total: 77 Area Cate o Parking Service Room Storage Vertical Circulation Common Area Service Room Suite Vertical Circulation Common Area Service Room Sloraae Suite Vertical Circulation Common Area Service Room Stora~e Suite Vertical Circulation Common Area Service Room Storage Suite Ve<!lcal Circulation ConvnonArea Storage Suite Vertical Circulation Area 1.461.19m' 96,94 m• 116.15m' 37,02m' 171129m' 174.51 m'I 37.90 m'I 769.53 m'I 20.49 m'I 1 01043 m' 52.32 m' 3,51 m' 32.83 m• 898.29 m' 28.50m' 1 01545m' 52.32111' 3,51 m' 32 83 m' 898 34 m' 28.50 m' 101550m' 52 32m' 351 m' 32.83 m' 898,34 m' 28.SO m' 101s.so m• 39,09m' 3 76m' 57314 m• 29 36 m' 645.34 m' 6,413 52 m' Area Sq.ft 15,728.06 ft• 1,043 49 ft' 1.250.19fl' 398.47ft' 18 42022ft' 1,878.44 ft' 40791 ft' 8,283.16ft' 306.64 fl' 1087615ft' 563.12 ft' 37.84 flS 353 40 ft' 9,669_10 ft' 306.78ft' 109302311' 563.12 n• 37,84ft' 353.40 ft' 9,669.6411' 306.78ft' ,09307711' 56312ft' 37,84ft' 353-4011' 9,66964 ft" 306.78 fl' 1093077 n• 420.75 ft' 40.43fl' 6,169.2311' 315.98ft' 6,946.3911' 69,034.53 ft' l,t.iu-✓ t Arch1tecture 310.2030 MARINE DRIVE NORTI-1 VANCOUVER BRITISHCLOUMS\AVTP IV7CANAO.t. E.\IAIL l,>roaltLSPIRID\RC!-ITECMIE CA TEL&i:M-n0-2tlo8 OCoP'Jrighli'l1predAldii!!tU1e ADnghlsre5el\'td T}f;$~\..-i.OI.S*~CH4At£0.\PO-t~ ft£ (:0111:Uil'ITltil't-:$lll£~;G.Pa:Gt,!OTO~ t()~liS -lil~',"S)'hlfnCUfTlEi'&.v.:$$1:1 (&~ll?fL9'~ IIQ~-.,.Sl MACEWSTBEARITSIVJ.I!; - THSW.·..-.v.ii:tt,;arro-SC&t.lD rr£-C01U,Xil'Oil151D',f OIMENS04/.IIJQ.Lt.-1.0Tgt09ltP,.J,J,:S eicJ.-.TICr~ SECTICrlS".Ji!ID SHECIU.!S'MTiiM'WOTO!SC'l!id!!NOrf~"O'l!l!lEFO:it REPORTlt."G AIN DSCREPAtCYTO INSPIREOAACI-ITECTURE FOR ADJUSTMB-lT I ~iN!I ISSlEl"tl!~P.&'..DiV F!"£VYnT.au.,..Q) l!'ft:SIOtl ~'N.IJOis.s:.J!: CONSU.TANT PRO.€CT 223rd STREET 11575 &.11587 223«! St, MAPLE RIDGE, 8C DRAIMNG TITl.E LEVEL 5 AREA PLAN DRAWING ISSUE ISSUED FOR ADP REVIEW Pfi0Jl;C1'10 ?lOfOATE DEC.21, 2018 CfP}.:.\TI MGH 17180 SCALE REVIEWED 1 : 100 AF DRAWING NO REVS;GN A-0215 1 ) I PROPERTY LINE ---;;.-, I [1052_TJ 32c_29sJ 8oof I [1952_4'] 29!'□□] LEVl;_L 5 [1852D'] 26_ 000] LEVEL 4 [l55I.7'] 1 '..._ DO0]_LEVEL 1 [154.79'] 11DooJ FRONT DDP I ! I I [l44cI_8'] 1~650] R_EAR DQP .... I [143:SS'J 1:l:395] PAR'klNGLE'VEL . I [141.98'] 1279s:) TOP'clF .. FOUNOl,llON SV NORTH A.0<01 SCAl.£: 1 ; 100 [1DSE'J 3~98] R()()F [165~2'] 2~DOO]_jgyEL 2 [ISScI_7'] 1~00] ,.eYE, 1 [l5479'[ 1IDDOJ FRONT OOP [l«cI_B'l 13_550] ll£AR OOP [143:SS'J 1flil5J f"AA~ING LE [141:Ss·J 12795] TOP dF FOO SV SOUTH 0 l-.e--l'Rtffl!IY""" 06 07 0 ~ 03 0 0 0 0 PROPERTY LINE -----;>-I ITEM 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 07 05 0 0 © -I I 08 02 01 06 02 J MATERIAL LEGEND MATERIAL FINISH I COLOUR CAST-IN-PLACE CONCRETE ARCHITECTURAL FINISH GRAY 3 518 X14 518 BRICK STACK HARDI PLANK PANEL crw REVEAL SMOOTH COBBLE STONE 3-PIECE 1X8 FACIA CHARCOAL CEDAR WOOD SIDING STAINED ALUMINIUM WINDOW MULLION ANODIZED CHARCOAL DOUBLE GLAZE GLASS PI\Na CLEAR ALUMINIUM GUARD FRAME CHARCOAL GUARD GLASS PANELL TEMPERED CLEAR HEAVY TIMBER WOOO CANOPY STAINED SLOPE GLAZING CLEAR HEAVY TIMBER WOOD TRELLIS STAINED STONE VENEER CUL TU RED STONE SCULPTED ASHLAR SPANDREL GRAY PRECAST CONCRETE LINTEL ARCHITECTURAL FINISH GRAY PRECAST CONCRETE COPING ARCHITECTURAL FINISH GRAY ltt.ilfe/ b'Arch1tecture 310-1030 MARlrlE DRIVE NORTHVAtlCOUVER aRITISHCLOUMBIAVIP IV70J'IAO,l., EUA1l ltlFQ,!INSPlf;EOAftCHTECTURE CA TEL60UiO-:Oo8 <\ICop-Jl'lg~IIIISpuedArcM«IU!t A11ngtll$rttffled niSrPJ.'/','C'OIS.fli:£~~:to,-ii~~ 1),E COPVRIGr"flU~$&!,,";c!~:::S'i1Si'i~TOll-eJ H0R~~D::tt!l AJ..L0WE0~Ti-QITM~~\t3$01~!1~~~;:DY,'I-QJ M.ACE: MUST eEAR ITSNAf.1E T~ CR,l,~\W:G:ll(rt • H.$C..Ll!D ;Hf.CQn.;:c;ol STO'ffi!FY DMEr1sO!Ut.OOA~JIQ't[n1-0!,t1~ill: U1.A.ncr4 secr,c.:1p1D SHEOl.1!$•:,,r~o:1-:'.0;:tC:tll:Cfl!tif!:&:()IS!.;Z!OlS1Rfnill! 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I J MATERIAL LEGEND MATERIAL CAST-IN-PLAC.E CONCRETE 3 5/8 X14 5/8 BRICK HARDI PLANK PANEL C/W REVEAL 3-PIECE 1X8 FACIA CEDAR WOOD SIDING ALUMINIUM WINDOW MULLION DOUBLE GLAZE GLASS PANEL ALUMINIUM GUARD FRAME GUARD Gt.ASS PANELL HEAVY TIMBER WOOD CANOPY SLOPE GLAZING HEAVY TIMBER WOOD TRELLIS STONE VENEER SPANDREL PRECAST CONCRETE LINTEL PRECAST CO • CRETE COPING 0 PROPERTYUtE _____,►.! I I I I I I I I _I_ I I I l I I ! I FINISH/ COLOUR ARCHITECTURAL FINISH GRAY STACK SMOOTH COBBLE STONE CHARCOAL STAINED ANOOIZEO CHARCOAL CLEAR CHARCOAL TEMPERED CLEAR STAINED CLEAR STAINED CUL TU RED STONE SCULPTED ASHLAR GRAY ARCHITECTURAL FINISH GRAY ARCHITECTURAL FINISH GRAY /m ire/ i Arch1tecture 31~:oJOMARINECRI\IE tlQRTHVAIK:Ot.NER BRITISHct.OUMB!A 1/TP IV7 0-t-lAOA EMAIL ltlFO@lt/SPIREDARCHTECTUREO,. TEL604-770-20a& ~Ccpinghtlllspm!d.Altl\1i:cture Al!n!tls1e1erved TlilS(!rJ,.,•.trQtS.~Jf.flrtelSrliRISS)~(IUI! :h!.. A~~;~:1i:=~~~=~~~~N MACE MUST BEAR1TSIL-\ME rtul'JilJ.'M:G:SrCTlO!f.SDte, l'N!Cl:l~IS rO•ieuf r.,IJV~)J;t)Qt.T.i.U~)iEU~-!S1'11L,,l,r"1; s.B·a.lJC;tS !!CJIC1"5;.,10 .9£tAts'MTttfio!:CQf:C!fl0:.J0:4UC!UD~~SIQ~JGI ~CJ.lH-O~J.JJ:1 IOlr.!$PIED~?iCi"..R! ~ "0JUSTMEJlT PRO.ECT 223rd STREET 11575 & 11587 223rd SI, MAPLE RIDGE, BC tp.l.,,TIGTit\.! WEST & EAST ELEVATIONS DIMWlt.GISSUE ISSUED FOR ADP REVIEW PROJECTflO PlOTOATE OOAWN DEC. 21, 201 B MGH 17180 SCA\.E ""'1€\"" 1: 100 AF DRA'MNGNO REVIS ON A-0402 5 J - [175~6'] 2~000J..\gy_a_L 3 __ ~~ [l55I_7'J 1"-000] s.EVE.L 1 [15479'] 11Doo:JFRONT OOP [l44I_8'] 1~50J..Es11Jl DQP [l43E5'] 1J:395TF'ARKINGL -EVEC- - - [l41E8'] 12795] top·oF FOUNDATION -------- 0 [l -- 0 l]13E'l 3'!c.738J.Jl.OQf A CCESS __ ---·· --·-- l]0SE'l 3~98J..B.0Qf --- [105.J.4'1 ~ood],MVl;l. 5 ! I -·. --1· -.. I ~ PROPERTY LINE [175~6'1 2~00] !,_EVl;_L 3 [l55I_7'] 1~00J. !,EVl;J 1 [15479'] 11D00TFRONT DDP _Q..E _ Gl.£\/EC I I I ! 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NORTH VAfCOWER BR(TISHCl0UMalAl/7P IV7CANAOA EWIL INFO@lt-tSFIREOA.RO-BTECMlE CA Tfl:6()4.7]0-:088 {i)CC?'Jl9'l~Arcllttcit.tt A!l11Gtilsreserved THIS DRAWII\G IS THE PROPERTY OF INSPIRED ARCHITECTURE THE COP'fRIGHT m THe 5.l1!ERi'X) RESERVEQ m lri!Y NO REPROOU:TION IS ,\lLOVl'EO~~THOVT M ~IOtlOFIN$?'C!ED~TECM E ANOWHEtl MAil; MUST BEAR ITS tt.\JAE THSDRAWINGISt10ITG'i2~0 THECOmtl>C~lSTOVERIF'f DIMENSIONS ANO DATA f.¢lfO~~J PLANS . .il..[-,,1,;-Q.;,1_ SECTIONS AtlO SHEDVLES WITH THE CONDITIONS ON SI TEANO IS RESPOtlSIBLE FOR REPORTlt,X; AN'f l)SCREPAl,ICY TO INSPIRED ARO-tTECT~E FOR AOJUSW.ENT S ~1a.1:,.:::1 ~-u ' 3111.~:.<4 R:Y TITf,IIJil,CQ CONSU.TANT PROJECT 223rd STREET 11575 & 115B7 223rd St, MAPLE RIDGE, BC Ci<AWltlGTITl.f BUILDING SECTION ORA.'MflGISSVE ISSUED FOR ADP REVIEW PROJECT NO PLOT DATE DEC 21,201B ~AWN MGH 171B0 SCALE RE\S.,,.o 1: 100 AF ORAWINGtO REVISION A-0501 5 ) [105"'-7') 3'.!c29e].JIQ9F _ [(85~0') 2'!,900] 1.o.~EL, 4 [(44!.8') 1~50J....ll...,;R.QDP__ . . _ [143~5') 1:Ll9S.Ti>ARKlfiGUVEl - [141~8') 12.795] TOP OF' •OONOATI Section C A,0102 SCl\lE: I 100 0 0 119 BEDROOM 173.Jm= i====:i ·-li3Jm= BEDROOM 1733m' ~ BEDROOM 17.33m' E3 I 0 0 0 I I I I ,--_ ~-' lMNG 2i,,.;.. .. ,_ f~~-,u,r Jl ~osm= sn., -I-~-I'. 1-=.. / El<I ,·~ -.. lMIIOIIOOlf-r-rll-=-~BE1"1'9'11 ~µ .. _ ~ llHIHGROOM : l ;i,io i: ---IJJJ"f:# I _...::;___µ '-mr' -. l llol' 405m' PARKING AREA 144479m' ,n.,r. 4nl~ ' ~-.. r I ,, :r BATllROOM l!lll 5nm= 1275m' l DININGROOM 6-,..L~ I\,. ?r I-''" ,,,._ tl'la' 7 q e5 i□1 IUTMII ,suet ~ - Ir~ I ~O r~ . 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Rtv~R Ro-4D RETAINED EXISTING TREES SUBJECT TO REVIEW BY ARBORIST (TYP) ACER PALMATUM 'SHIN OESHOJO' ~IS!JO,'.J • I . 1 : • ~ ON STREET / PARKING I • 11• -J<"ll---t'::::f---nt+tr ---_,~~ \ LEVEL 5 OUTLINE ...-----,--BENCH A, AT ENTRY: MAGllN MI.Jl970.M MATTE BRONZE FIN!Sf◄ ---._ ~•""° I _ -------rnASH RE~t~fMil.{.(X2); MAGLIN MLWR4Q0-25-f'(I-L2, !---,--,..,,-----------MATTE BRONZE INISH DECORATIVE PAVJNG AT ENTRV PORCELAIN PAVERS • TO MATCJ LOBBY ,.., BICYCLE RACK {Xl): MAGUN BIKE RACK ~=f--t---i-1--'-"-:::....:......,.,-----SCBR 1600 MATTE BRONZE FIN1$H -, ~:l<l"'-~e---------ALUMINUM PLA , TERS!- ll-',-i,-.. ,-:1""-"1""5';,-;1.faa~~ BRONZE MATTE liJNISH 900mm CUBE, PLAJIITEO WITH ANNUALS, BY O..YNER. N.I.C. --,-;----,-_ -.----B,F. CONCRETE SIQEWAU< • -~ ~ LOADINGAPI!J:. 8.f. CONCRETE APRON GE/RECYCLE ACCESS PARKING OUTLINE / -- 7'----... 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"WMOtMOIW.VN:lo&,l,,ICf.P'I.JtNf'tMll~W.A~CflOltT!OfiW.,SV..rYflT ~(Cft,"TIO.#IQ;CPKPPLY.N/f/tAQll~Ol'fCI.UO&LOWIUC~N<OFRASER'JALl.£Y"~flEN(~ ~N..nlDMTW~~P'RICllll:TO"""°"°NttliUll,nnfflONS ,On,ED'Ul!'m:)-'6.\1VIW-,~~mvnoHSWU.N REJECTED, Ml.O#.t,t,Qllllit,UIO,ffl.'IICM.ftPRIORTODELIVERYFORMQUtsno1UIS1TT\ITli S~ONSAR£a....a"TOl0Urill0$CNC: P°""°""'° • CIUNJDi(FCDM:ml)l4C9' A"IA:UMJtf. 1B049-3.ZIP C)~,.--Th1'dl"""19 ono d.,_\,n ii 1ho -o/PMG Undscopo Ardll-lod moy not b& roptcduc■d,. ,_,o,...., p,oje<I> -◄lhoul.,... pennission Suite C100 -4185 Slill Creek Drive Burnaby, British Columbia, V5C 6G9 p: 604 29W011 ; f: 604 294--0022 SEAL: l l&HO'VJ, 1 1soa.u NO DATE CLIENT: PROJECT: AROICOMMENTS NEWAACH PLAN REVISION DESCRIPTION WATER'S EDGE 1575 & 11587 223RD STREET MAPLE RIDGE, BC DRAWING TITLE: LANDSCAPE PLAN DR, DATE: lBJUN.20 DRAWING NUMBER: SCALE: 1:150 Ll DRAWN: BJ DESIGN: CHK'D: PCM OF3 PMG PROJECT NUMBER: 18--049 . "' en H1 a a 0: l:i ! 0 N ... f?-z t;:; ..J v!I ~ l!f' IB~ w n a: i{ji[ "'9 i< t;; f;l1il u I ~ "' ~< >N w w Q z V tj ]ig 0 a: i'i ~ z C, "'u ~ § 0 !!L ~...: ~ . ~ C ~ m ... 0 ti~.2. 8 ·-w ... w D. :'! " i~] 0: 001!1 ~-VI inc ~ c:c e~ ~ i~ a: .., _ 1-~r ~ ~ w w ... a: t-::::, >.N H \c t3 !i o!I ~ " Cl: Jil !~ ,:: z w ~ z ~ "~ 0 z w "' ... I :::c ~ " e ~ a 3 ... < 5 ~ Ri ~ .. " -0 0: :!l :!: V) li Ola. z 0.. 0 0 "' 0 C ----- l , • 00011 _ ...___ \ •':• --- !1 I 1WLZ'Sl ASB01 (J£ 0 D ' r\ ., ~ I • ------- BENCH A (ENTRY): WASTE RECEPTACLE: MAGLIN MLB 870-M MAGLIN MLWR-400-M BENCH B: INTERIOR SEATING AREA MAGLIN MLB 1400-M ~ CHAISE SEATING: MAGLIN MCL 720-W METAL: BRONZE MATTE FINETEX FINISH METAL: BRONZE MATTE FINETEX FINISH METAL: BRONZE MATTE FINETEX FINISH METAL: BRONZE MATTE FINETEX FINISH ALL FURNISHINGS TO BE SURFACE MOUNTED TO CONCRETE HOUSEKEEPING PAO, LOCATIONS AND SIZE TO BE COORDINATED WITH ARCHITECT, STRUCTURAL ENGINEER. PROPOSED TREES AMELANCHIER PICEA GLAUCA 'PENOULA' QUERCUS ROBUR 'F/lSTIGIATA' CHAMAECYPARIS NOOTK. 'VAN DEN AKKER' ACER PALMATUM 'BLOODGOOD' ACER PALMATUM 'SEIRYU' STYRAXJAPONICUS ROSEA PINUS DENSIFORMIS 'UMBRACULIFERA' RHUS TYPHINA 'TIGER EYES' ACER PALMATUM 'SHIN DESHOJO' BIKE RACK: MAGLIN SCBR-1600 METAL: BRONZE MATTE FINETEX FINISH ALUMINUM PLANTERS PLANTERS PERFECT (OR SIMILAR) METAL: BRONZE MATTE FINISH PAVING KEY DECORATIVE PAVING LEVEL ONE: HYDRAPRESSED CONCRETE SLAB PAVERS, EG. ABBOTSFORD NEW YORK SERIES FULL AND HALF SIZES DECORATIVE PAVING AT ENTRY: PORCELAIN SLAB PAVERS TO MATCH LOBBY (SIZE, PATTERN, COLOUR TBD). MORTARED IN PLACE DECORATIVE PAVING PARKING: STANDARD PAVERS 80mm TH. HERRINGBONE PATTERN NATURAL CONCRETE COLOUR DECORATIVE PAVING LEVEL ONE: HYDRAPRESSED CONCRETE SLAB PAVERS, EG. ABBOTSFORD NEW YORK SERIES FULL AND HALF SIZES COMPOSITE DECKING: TREX 'ENHANCE' COLOURTBD NOTE: INSTALL PER MANUFACTURER'S SPECIFICATIONS AND ALIGNED AS SHOWN. 18049-3,ZIP CICopyngJ,.t,aaMd.lbl1dn'Wl'lnQanoC1~11111t ~ol PMG Lind!AJ)O~oeb and ,nay nottle ~o orutld for olhorp~• 'Mtt.M their pennission. Suite C100 -4185 SLill Creek Drive Burnaby, Brilish Columbia, VSC 6G9 p: 604 294-0011 ; [: 604 294--0022 SEAL: , l.lJilDV.I AACH COMMEN'Tl l 1.11.0CT.22 NEWAACH Pl.AH NO. DATE REVISION DESCRIPTION CLIENT: PROJECT: WATER'S EDGE 1575 & 11587 223RD STREET MAPLE RIDGE, BC DRAWING TITl.E: LANDSCAPE DETAILS DR DATE: 18.10.22 DRAWING NUMBER: SCAl.E: VARIES L3 DRAWN: DESIGN: CHK'D: OF3 PMG PROJECT NUMBER: 18-049 CREUS Engineering Civil Engineers & Project Managers #610 EAST TOWER -221 ESPLANADE WEST, NORTH VANCOUVER BC, V7M3J3 PH: 604-987-9070 WEBSITE: www.creus.ca PROJECT: 11575 & 11587 -223RD STREET MAPLE RIDGE, BC CLIENT: DWGNO. DRAWING LIST SUNNYVILLE 223 LTD. SMP I STORMWATER MANAGEMENT l PRELIMINARY ·1,....,_i:f I ,/J/ ~ :·:,,,1.. :~ 11575 223 Slr<>el ....... .,..,. 0~1D, i:lt>a-:11 -• Rcwona Par• l_;:.J • \. ~- 2018-12-17 ISSUED FOR APPROVAL SERV I SERVICING I PRELIMINARY ) PWIIINC R00I' STlllJC!UIIE lYPICAL LANDSCAPING lYPICAL PRGl'OSEl)STVSVMIX COHNU:TlOI'-l0CAIIOI< ""' I/MRI TO Bt COO-lU> 'M'Di WECKAHICol4. COkSULTN-lf 116TH AVENUE f'IIOP()SmllUWl<O L£\1l. 1 FLOOR -17 Om L£'1i 1 PAAK~ • 13.4m COUMDtCIAL AtC£SS • I.Gm BUILDJNG/ROOF Nf!A• 101lm1 -cormi:ilHt·•··· RUHOff" 'T0 BE' CIA(CT[I) YO ANH WA.ttR ~ sYS1'D,I I ~ .:J ~ /:ii I 1-. ·- i! ~I ~I I j ~ 1-UJ UJ C!'. t; 0 C!'. <') N N PWmNG TYPICAL ROAD (WA NQT mucm tH GNN:lJDNIIO TYPICAL ROOF ~ □ LANOSC<PE (PERMEABLE) □ RO'° / HAROSCAP£ (IMPERMEAELE) □ BUl~NGS (IMPERMEABLE) E)CISTING El..EVATION +c:§0 PROPOSED Elf.VATION CONTRACTOR TO VERIFY & LOCATE EXISTING MAINS & SERVICE CONNECTIONS & NOTIFY THE ENGINEER OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION NOTES: 1 SITE GRADES SHOWN f'OR REFERENCE ONLY. DETAIL.ED SffE GRADING BY OTI-IERS 2. SITE DRAINAGE SH0'Wtf fln.AllS TO STORMWATER MMIAGEMENT ONLY. COMTRACTOR TO ENSURE ADEQUATE OfWt',l,G.£ PRCMDED. 3, .AU. WORKS TO CONFORM TO CURRENT MUNICIPAL AHO BC BUILDCNG &: PLUMBING CODE REQUIREMENTS. 4, INALlRATION lRENCH LOCATIONS AND EXTENr5 TO BE COORDINATED IN F1ElD WITH EN<.NEER, 5. MUNICIPAL SERVICE CONNECTION IS TO BE INSTALLED &: VERIFIED PRIOR TO THE JHSTMJ..ATION OF ntE STORMWAnR MANAGEMENT SYSTEM. SMP Calculations ...... -.. ·.t••t-o--""" 1;'r-i....~(ocwt"5 ~ rl~r.,., :rd 1nh1Tr.ilr., n 10 lh~ ~ 1.\'o~ ~,~rrn F·,,.nt ~,o 1 ..,_ T·11•~ lcil l~pc Ha·.onnr.•~Clnr ....... l,.L:r::••f"'l"tl"flef(1 """"'""' hv::\mp,:Am,, 1,r~cn Mnol .:ir~~ Uf\::!C"te.CIAIU Tol.lllClkhm•nlAreai _..,_.,.______..,., ...... --,, MARlnlr,n.sity )j'fJ"llt P.tilillo,,JM,rU.l1:1~!1 L1.t.Jll';ilnblln-.,:,r1"'-r.. ~tl'At.R~lolall Kallnt.lilll.ru ttUfl'l•rhUVoliurf111>P.,,lnfll1r.w~c ueJ~~n :a11 ::!~e.nunv :J..r("y.>,ril, 01;,1 Sl••tl~ Sil\g:I~ ~~m,lv Lor <:11'rt 10 lUllm' &&lrn1 Orr.' "5m' """' 10limm/hr J.Cl:iir.m/hr '1mm l7n:m ns&'lm' --;:;-m' i 'm'n::-:ktro--4'r!trn!+::::t ~l;~:::n ~ :: ~: ~: i Cv~~nM!l1'\IA,~~ Om' C-0.!iO 5 \~r,~•<~pe~ /111'~ 605 m' C n.~ I ---~ ~011 Ad111~1mr.l\t ~."Cler {!.A•) 1.0 RUl'IO!ICotl1Ident D.711 ..,.._ ... , ·-~~ Ta1alAnlll 22S9m' "• 0.10 ! i SC1lf\d;~1m1nt=xtcr(St1•1 1.0 Z g 1---""-M_/_/<_M_lfi_d•_"' __________ ·"-----+-1! lt:!:"::e,,,,-..,r "-· ,..,......,....l'P•m-,...., ~~M~lcc"'•~ 0.10 ,~.,J~ torr.in UN' -,njjt,(i!TUl'I 1'1 mr-/hr """''""'•Al•1V~ lli91n• ~t.:t-10 ~l't---~tc.~ U l/1 ~--n--.,mcm ..... n• ... ro lf"ol'°OMfllo!NIICl"""'"~~ D78 n..,d0..0:'1'1*6:,,i lOmin >v..---"(#lftll .Wrr.r/hr .,,,~...,,,,. n:,,;m• d.-.in01r...... : oo ........... .s..-~fCJ.o) 1'6lf, Cn..!i~.~•1~ No:1-11,,:: P,1iu11mum1teleuot~te 0i1nteOl-ltl N""'1..__-.WlhY Tr(hl Tl[r1ln, ~-l'flw•·o/MJ Q,(1113) 0.7 G.11.U,I 1D ~· lJ2~ 21!.D onm JD 14.l ?O 20.0 0.75 ~5 l&.~ r,o ,u :20 10.2 ''° .. l?O r..3 :HO l.l flEQUlfW)nOAAGEVOLUME 09'. '" 2:.1 111 'lmm Q,,..!IM u.,,Uhl v.,1 1•·•'1 Ull 21' ii.lll '.l..!t'l J.1-t. a.bl :u~ !.1! 1:.:;g 9./:, !.lo< Jl/o< ~00 2.lr. JS.'Jl ].lo< 17.oln :u.r. 20S'J 1Ubi> 1'..'U !.ot 2.!•~ •1.71 :,tg l.1l -'..5.11! 21-lm' l; -I 1i i ; 1 1i i li i H ! I CREUS Civil Engineers & Project Managers llfllDE.uTTOWEA,221 ESl'\A.'IADEWEST, NOl{n;VN#COWERIIC. ~ ;,.,~,h•;' ............... , ~ DRAWING LEGEND EXJSTING PROP. LJS""'-lJNE EASEMENT WAraw.u< SANITAAY STOOM HYDRO TEL ~ETUGHT EXISTING PRO,. FIREHYDRAHT 12 ~ GATE VAL.VE AIR VALVE 0 . REDUCeR ffif'£CT10H CHAMBER <SJjs r!'lljr::,. ~BA5N{STDISIJ MANfiOL.E 4-~ -t-eowER""-.E ,0- STRErnJGHT = ,,,,..,.. .. """ SUNNYVILLE 223 LTD. TOBE ""'°""' TOO< REMOVED . I 11575 & 11587 -223RD STREET MAPLE RIDGE, BC .,, STORMWATER MANAGEMENT PRELIMINARY REVISE> PER AACHITECTVRAL - ISSUED FOR APPROVAL ~~~~=°"~ ~ ~~~~~°' 2 ~ .... ac.i.. FMC hor:1:200 wrt: _., ..... DJC 18166 ~----'R""CH-'-1 -No NOT FOR CONSTRUCTION ... 2018-07·23 SMP __ l _______ ~·-·-·---·-·-·--·--·-·-J__} ~j~D 150 WM -·-·7 I ,,,,,,,.... ------------- ! (' ~ ~f L·------·-·-----t-~ ------------------------------ -----------.............. .......... .......__ .......... .......__ ---------- --------- ~ 'STll MAil( IEXID'ilSIOtf ' -~"""' I I --·----·--·--·--·-----=, ~ ... .......oc O°"~(cno,~ U)CAljOI{, Sitt. "'° aMRT TO BE COORDINAJtll WT1II 11(<:!II.NIC/,l OCHSWNII I r .. !! I -'r 71 I J 1 ., I • I L . ......._ ___ --- ........... ......._ ·--------- LEGAL DESCRIPTION LOTS 7, 14, AND 15, BK.I 0L.J95 G.1 NWD PL.AN 155 BENCHMARK INfORMATION ELEVATIONS ARE METRIC, GEOOrnc OATIJM, ANO OERrvED FROM COITTROL MONUMENT 8SH0740 El.EV: 12,462m WATERWORKS NOTES 1, VALVES ANO HYDRANTS Of OCISTING SYSro.l TO NOT BE OPERATED Wl'Tt-lOUT DiE PERlrMSSION OF TI-IE ENGINEER ANO WAl'ER llTIUTY. 2. AU.. WATERMAlN PIPING TO BE DUCTILE IRON TO AWWA C151, CEMENT MORTAR UNED TO AWWA C104-, PRESSURE CLASS 350 J. moN JOINTS TO AWWA C111 AND ASTM D.31J 9 &: GASKET TO ASTM F4n 4-. TESTING OF lHE WATmt.UJN TO BE COMPUTED BY THE CO~CTOR A.S NOTED IN 'THE CONSTRUCTION SPECIFlCATIONS ENGINEER & REGULATORY' AUTHORITY MUST BE NOTIFTED 48 HOURS IN ADVANCE OF NfY ~G. 5. ALL WORKS TO BE PER DISTRICT OF MAPLE RIDGE (D,M.R~) REQUIREMENTS, CONTRACT OOCUMENTS AND ALSO THE BCBC 'NITHlN PROPERJY LIMITS. 6. HYDRANTS TO BE TERMINAL CITY C71 P OR CNWM, VALVE ANO INSTAU.fD AS PER O.N.Ft STD DWG S0-WS. VALVE TO BE MMCD STD. & l..EADS TO BE DUCTILE IRON. CO~ lO PROVIDE AU MATERIALS & FITTlNGS INCLUDING VALVES FOR WORKS PROVIDED BY THEJR CREWS 7, SERVICE CONNECTIONS TO BE TYPE K ANNEAUD COPPER TO A.STM 888M UP TO 38mmt AND SIZED AS SPECIFIED. WATER SERVICE CONNECTION TO MMCD STD. DRAWING W2B 8. AU.. RTTINGS TO BE DUCTILE IRON TO AW'NA C110 OR C153, CEMENT MORTAR LINED TO AW'NA C104. MON JOINTS TO AW'NA Cl 11. WITH CLOSED WGS. 9 SERVICE CONNECTIONS TO BE MARKED WllH A 40mm ll 90mm POST PAINTED BLUE AT TERMINATION, SERVICES lO BE l'ERMINATED Im BEYOND THE PROPERTY LINE. UNLESS 011-IERWISE NOTED. 10. DURING CONSTRUCTION AHO AT NN TIME PRtOR TO ACCEYT#ICE ANO PRESSURJZJNG OF MAJNS, lliE CONTRACTOR SHAU. Pt.ACE A O.Jm SQUARE 20mm SHEET OF PLYWOOD OVER lHE PUMPER NOZZL£ OF THE HYDRANT TO INDICATE THE HYDRANT IS NOT IN USE IJ. w.mJD,Wfl TO SE co,~ A~ OF' O,:,m A80v'E STORM' Oft SN«f"'RY SE"dR5 ANO~ .l.CJm HOA!?OHTM.. ct.FNU,.'«:£. IN Mr.AS ~ USS "TKNi 0..5m VCffflCl,,L Oft l..0m HORllOH'T"-ctu,w,(C£. CAl4 NOT et wMNTNNW. ALL ~ to 9£ H£Af $HRINk \$lff'£D °" T"f( 'WFW>PB> AS PfR ~ C!f: -~ ~ /lHSVAYMA Cl.14 (rAcToR.'r APPUtD), ~5'./AWWA C2ot (FUD ~) NfSJ./J,JffWA C-2.17--90 (P£m01.ATUM TAPE) >LL. W .WH$1lr't' CE" titAl...'Di STA..~D,lrRD$.. 'W~ CSOSSIHCS OF SfOl'M ~ SA."'IITAA1 SEWtil. TO BE w.Df 4T WIDPOM" OF PIP£. 1-4-. WHERE SEWER MAIN CROSSES WAlERMAJN ANO CLEARANCE 1S LESS THAN O.Sm, THE UPPER PIPE St-W.l. BE CONCRffi ENCASED PER MMCD STD DWG GS IS, WHERE WATERMAJN PIPE GRADE EXC££DS U PtPE TO BE ANCHORED AS PER D.M.R. SlD DWG SD-CJ. JOINT RESTRAIITTS TO MMCD SPECIFICATION SECTION 02666 TO BE t,(STAL1JD WHERE GRADE EXCEEDS 20:C.. 16 .• PIPE BEDDING TO CONFORM WllH 0.M,R STANOAROS. SE£ 0 M,R. STD. DWG SO-CS ANO BE COMPACTED TO 95::C MODIFIED PROCTOR PRIOR TO BACKFlWNG TRENCH. 17. EXCAVATION AHO PAVEMENT RESTORATION TI) 8£ COMPLETED 8't' COHJRACT0ft PER REGUt.ATORY AUTHORITY REQUIREMENTS, MMCD STANDARDS ANO CONTRACT OOCUMEKTS. ~ TO Gr..-E. ffOl1C£ PRIOR n, COMPLETING WORKS. 18 TIE-IN(S) TO EXISTING WAiERMAIN(S) lO BE DONE BY DISTRICT OF MAPLE RIDGE CREWS 19-INSTAllATION. TESTING AND CHLORINATING TO BE PERFORMED IN ACCORDANCE WITH MMCD CONSTRUCTION SPECIFICATIONS ANO AWWA CISOO AND CtiS 1. 20. MAXIMUM COVER ON WATIRM.AJN -1 4m 21. THRUST BLOCKS AS PER D M.R STtl SD-W2. 22, SER\1CE CONNECTIONS AS PER D,M,R, STD OWG SO-W7. 2J. BLOW OfF AND AIR VALVES AS PER D.N.R. STD DWGS SD-Wti AND S0-W8. 24. PIPE BEDDING TO CONFORM WITH D.M R STANDARDS. SEE D M.R, STD. DWG SO--C5 AND BE COMPACTED TO 95::C MODIFIED PROCTOR PRIOR TO EIACKFlWNG ~ENCH 25. COVERS FOR INSPECTION CHAMBERS, VAi.VE RISERS .AND METER CHAMBERS LOCATED WITHIN DRIVEWAYS SHAU. BE surrABLE FOR TRAVEllEO LOADING. 26. LOCATION OF SERVICE CONNECTIONS TO BE CONFIRMED fJ'( ENGtNEER ONCE ROUGH GRAtltNG C0MPt..EJE. DRAINAGE NOTES 1. BURICD STQfU,C CAAVfl"r-SEM;RS TO El£ ~ NC ~ Mm ~ C-78 CLASS Ill OR IF CNOtCJ.TED ON DRAWINGS SOR 35 FOR t.W1t UH~ \¥MEN fESTm 1H ~ 'fflH ASTW OXtM 6: CSA 81U.1, PfPE STIFFNESS (fl,) SMAl...1. GE JH-lPo AT t.S:t OEJU'CTIOff WH£K TtSm> »l ~ Wf1>4 "5T'M 02412 UNLESS HOTEi) G™ERWlSE.. 2, CATCH 8'SIN CONNECTIONS (LEADS) TO BE MINIMUM 200 DW4El!R Pie OR,S_ J, TESTING OF SE"NERS TO BE PERFORMED IN THE PRESENCE OF ENGINEER INSPEClt)RS, -48 HOURS PRIOR NOTICE REQUIRED, 4. ALL SEWERS TO BE T.V. CAMERA INSPECTED. T.V CAMERA IHSPEcnot( TO BE ARRANGED AND PAID FOR BY THE CONTRACTOR- S All. SEWER SER./ICE C~ EHTUIING MANHOLES TO I-Lt.VE INVERT El.EVATION AT CROWN El.EVATION OF DOWNSTREAM SEWER Oun.IT EXCEPT 'M-IERE NC7Tll) ~ Ei, WH~E STORM PIPE GRADE EXCEfilS 15,:,;, PIPE TO BE ANCHORED AS PER D.M,R. STD, DWG SD-CJ, 7. MINIMUM GRADE ON SERVICE CONNECTIONS TO BE 2:lr, UNl.ESS NOTED cm-tERWISE. SERVICE CONNECTIONS AS PER OJ.tJt SlD_ DWG sD-c+ a, PIPE BEDDING TO CONFORM WITH O.M,R. STANDARDS. SEE D M,R, STD, DWG SD-CS ANO BE COMPACITD TO 95:i: MODIFlED PROCTOR PRIOR TO BACKAWNG TRENCH, 9. All MANHOLES TO BE MINIMUM 1050 UNLESS OTHERWISE NOTID. 10. SERI/ICE CONNECTIONS TO BE MARKED 'MTH A 40mm ,i 90mm POST PAINTID RED FOR SAN1lARY ANO GREEN FOR STORM AT l'ERMINATION. SERVICES TO BE TERMINATED 1m BEYOND lHE PROPERTY LINE, UNLESS OTI-iERWISE NOTED. STORM AND SANITARY SEWER NOTES 1. GRA\ITIY SEWERS TO BE P.V.C. S.D.R. 28 FOR SEJMCE CON~ A.-.0 S.O.R. 35 FOR MAIN LINES WHEN TESTm IN ACCORDANCE WfTH ASTM D3034. PIPE STIFFNESS (f/y) SHAll. BE J14kpA f.T ~ C01£(:T)l)H WHEN TESTED IN ACCOR0.aNCE 'l'w1T1-i ASTM 02-4-12. 2 GRAVITY SEWER SERVICE CONNECTIONS TO BE CONNECITD TO Tl-IE MAIN WITH MANUFACTURED WYE OR TO lHE MANHOLE. J. SEJMCES TO HAVE INSPECTlON CHAMBERS TO MMCD SPECIFICATIONS INSTAU.ED AT PROPERTY LINE. 4. MINIMUM GRADE ON STORM SERVICE CONNECTIONS N-10 CATCH BASIN LEADS TO BE 2'JI:, UNLESS NOTED OTiiERWISE. MINIMUM GRADE ON SAN SERVICE CONNECTIONS TO BE 2X, UNLESS NOTED OTI--IERWISE. 5 PIPE BEDDING TO CONFORM Wffii MMCD STANDARDS. 6 CATCH BA.SW L.£ADS TO BE P V.C. S.D R, 35. 7, CATCH BASIN RIMS TO BE SET 25mm BEl..OW GUTTER LINE El...E.VATION. a, COHTRACTOR TO ARRANGE SEWER PERMIT FROM COV PRIOR TO COMMENCMENT OF WORKS. CONTRACTOR TO PROVIDE COV SEWER DESIGN DEPARTMENT WJTH 2 COPIES OF SERVICING DRAWINGS. 9 CONTRACTOR TO ARRANGE INSPECTION OF IPfS1).l.1,,A."n'JN PRIOR TO BACKFlU.. WITH. COV PWMBING INSPECTOR AND IF REOUIRE'D SEWER DEPARTMENT. CONTRACTOR TO PROVIDE CRBIS ~ING Wini -48HRS NOTICE OF Nff INSPECTION 10. CONTRACTOR TO PRO\IIDE AS BUILT INFORMATION OF STORM ANO ~rTAR'f AT PL AS PER Cr:N REQUIREMENTS_ FAILURE TO 00 SO MAY DELAY TIE IN Of SERI/ICES BY COV CREWS. CONTRACTOR TO VERIFY & LOCATE EXISTING MAINS & SERVICE CONNECTIONS & NOTIFY THE ENGINEER OF ANY DISCREPANCIES PRIOR TO BEGINNING CONSTRUCTION C REU S Engineering Civil Engineers & Projecl Managers •11~f"Oll!ffl-~•~WU1".N1C,,..o,w~""-«.V1MJJ3 ,... ..... , ... ,. 'lttal'!IC ...,.., ... .,..._. ~ DRAWING LEGEND LEGtJ...UNE EASEMEHT WATEAMAIN SANITARY STORM HYORO m SlREETllGHT GAS FlREHYORANT GATE VALVE AR VALVE REDUCER INSPECTION CHAMBER CATCHBASIN (STtllSI) ""' MA."<IHOI.£ POWER POLE STREETUGHf appmvlld e,osTING SUNNYVILLE 223 LTD. project TOae R<M<MO TOBE REMOVEO 11575 & 11587 • 223RD STREET MAPLE RIDGE, BC ,.,. SERVICING PRELIMINARY REVISED PER ARCHITECTURAL ISSUED FOR APPROVAL ~ol',-cm,'11 ~ FMC hor.1:200 ~tit _,,, ..... OJC 18166 RCH NOT FOR CONSTRUCTION -2018-07-23 SERV